Early Green: First in the Nation (circa 1979) Passive Solar Double Envelope Multifamily Development

A townhouse unit is now available for sale in Miles Gardens, a 6 unit condominium project that utilizes a unique “double” or “thermal” envelope type of construction. This is where an “envelope” of air circulates between an inner and outer wall, distributing warm or cool air, depending on the season, throughout the building. The drivers of this air circulation are the natural forces of solar energy, gravity, convection, equilibrium, heat radiation and transfer. No fans or other mechanical means are necessary to drive the system.

For more detailed and technical explanation of the “thermal envelope” concept, visit 5321 Miles Avenue website.

On the outside, the stucco-surfaced building looks fairly ordinary, except for the curious triangular outline. But step inside the front door (salvaged from a 1910 Craftsman style home) and you’ll find your self in a tropical jungle paradise.

Several species of fern, ficus and palm stretch as high as 20-30′ to bathe in the light from the southwest facing truss-supported skylights.

A brick path leads to the 6 individual 2-story condo unit, each with a patio open to the atrium. A gurgling fountain complements the other-worldly peacefulness of the setting.

From the brick path, up a few redwood stairs to the patio, Unit Y has oak parquet floors that cover the main level’s kitchen, living and dining rooms. The kitchen was recently remodeled and features honed granite countertops (from a quarry in Virginia), Jenn-Air range and dishwasher, and an Amana refrigerator, all in stainless steel. The stove backsplash is made from recycled glass.

There are ceiling-hung see-through cabinets open to both the kitchen and dining area. The open floor plan allows all the spaces to flow to each other, and the living room also has sliding doors to the rear exterior steps and bbq area.

A half bath is conveniently located on this level, as well as a laundry and storage room. Up a carpeted flight of stairs are two bedrooms, both of which face the atrium. There is one medium size bedroom, and a larger “master” bedroom which includes a “plus” area that was originally an open balcony and now provides extra living space.

Both bedrooms have a walk-in closet. A remotely controlled “dimmable” skylight allows for adjusting the amount of light into the room. The full bathroom is segregated so that two people can be in at the same time without interfering with each other. It features elegant tile floors, counters and walls, with double sinks and a roomy glass-enclosed shower stall.

There are solar collectors on the roof that preheat water before distribution to each unit’s electric water heater, located in the  crawlspace. Unit Y also features a top-of-the-line, super-efficient and quiet heat pump, which provides back-up heating and cooling to the unit. Even though all the appliances are electric, the Unit’s average electric bill over the last year has been under $63.

If being around all this lush greenery makes you want to get your  hands into some dirt yourself, no problem: there is a common-area vegetable and flower garden behind the building.

The building has a garage providing one parking space and additional storage area for each unit. Extensive structural renovations were done 1998-2000 which included installation of steel beams around the garages and full plywood sheathing behind the stucco for seismic security. Other upgrades included new dual-pane windows for all the units, new garage doors, new rear decks. In 2008, the exterior was painted with elastomeric paint, and in 2007, a new roof, skylights, gutters and downspouts were installed.

Scheduled for October 2008: replacement and refurbishment of all the atrium planter boxes. A special assessment was levied to pay for this work and the current owner of Unit Y will cover this expense in full for the new buyer. Currently, the HOA dues are $300/mo and cover insurance, water, landscape maintenance, garbage, and reserves.

What’s left to talk about? Oh, yes: location, location, location! The property is located in the heart of Rockridge. Easy walk-to amenities include Frog Park, the weekend Farmer’s Market, and all the great shopping and eats on College Avenue. Commuting can’t get any “greener” that this: either walk to BART or pick up casual carpoolers lined up right before the nearby freeway access.

For more information visit http://www.realtyadvocates.com/5321.html