http://www.nxtbook.com/nxtbooks/bnp/wcarch0109/
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Pentwater House featured in Magazine
Another magazine is featuring a home built by Hybrid Homes and Image Design: Walls and Ceiling Architect. This is not the Onekama house that has got attention before, but one in Pentwater MI. It uses SIPs (structured, insulated panels) like we will have, and there are some great photos of construction in progress.
http://www.nxtbook.com/nxtbooks/bnp/wcarch0109/
http://www.nxtbook.com/nxtbooks/bnp/wcarch0109/
Tax Credit for Tankless Water Heaters
Have you been thinking about getting a tankless water heater? We just received a memo from one of our suppliers that you can get a $300 tax credit on all tankless water heaters with an energy factor over .80. This tax credit is a direct incentive from the government to purchase and use more energy efficient products. So, if you've been thinking about getting one, now is a good time to do so!
Green moving
Video on NYTimes clickhere. Using plastic boxes and biodiesel. Reduces packaging waste.
Kitchen plans
Here's what I wanted for the kitchen, that I couldn't do with Ikea Kitchen planner:
This is a view from the dining room towards the kitchen, roughly from the same spot as the 3D image in the earlier post. Standing at the sink, you should be able to see through the sliding doors out to the lake.
This is a view from the dining room towards the kitchen, roughly from the same spot as the 3D image in the earlier post. Standing at the sink, you should be able to see through the sliding doors out to the lake.
Hybrid Homes on the news
A brief news video about a home built by Hybrid Homes:
http://www.9and10news.com/category/story/?id=147867.
http://www.9and10news.com/category/story/?id=147867.
Vintage 1920's Cottage Bungalow Apartment
Not too long ago, we restored this 1920's era Colonial Revival bungalow duplex. It is a small apartment at 550 sq. ft. (extremely small for Orange County standards) and the layout is a bit difficult to fit all the big furniture and TVs for today's living style.
However, the cool thing about this apartment was all the built-ins were still intact. It had a built-in bookcase, desk, and buffet. We refinished the original hardwood floors, freshened up the built-ins, renovated the bathroom, and even put in an adorable apartment-sized O'Keefe & Merritt vintage stove.
And the best part is there is a tenant living there now who has done a fabulous job in putting her own vintage twist to it, including dressing up the little side patio next to the apartment. See photos below.
AFTER Pictures with Decor
To see more interior work we've done, click HERE to see Interior work under the Project Photos section.
However, the cool thing about this apartment was all the built-ins were still intact. It had a built-in bookcase, desk, and buffet. We refinished the original hardwood floors, freshened up the built-ins, renovated the bathroom, and even put in an adorable apartment-sized O'Keefe & Merritt vintage stove.
And the best part is there is a tenant living there now who has done a fabulous job in putting her own vintage twist to it, including dressing up the little side patio next to the apartment. See photos below.
Pictures of Living Room Right After Restoration
AFTER Pictures with Decor
To see more interior work we've done, click HERE to see Interior work under the Project Photos section.
The DEQ permit application is in the mail
This is the first step in getting the permits for construction.
"The MDEQ/USACE "Joint Permit Application" (JPA) package covers permit requirements pursuant to state and federal rules and regulations for construction activities where the land meets the water and including wetlands, often referred to as the land/water interface. It is intended to prevent duplication of state and federal regulations. The application covers activities on or for:
-- Wetlands
-- Inland Lakes and Streams
-- Floodplains
-- Great Lakes Bottom Lands
-- Marinas
-- Critical Dunes
-- Dams
-- High Risk Erosion Areas "
They have a little flowchart to show you whether you need to get this permit or not.
"The MDEQ/USACE "Joint Permit Application" (JPA) package covers permit requirements pursuant to state and federal rules and regulations for construction activities where the land meets the water and including wetlands, often referred to as the land/water interface. It is intended to prevent duplication of state and federal regulations. The application covers activities on or for:
-- Wetlands
-- Inland Lakes and Streams
-- Floodplains
-- Great Lakes Bottom Lands
-- Marinas
-- Critical Dunes
-- Dams
-- High Risk Erosion Areas "
They have a little flowchart to show you whether you need to get this permit or not.
Finalizing plans
Have been back and forth with Eric (over the weekend!) about various external details, like where to put the steps, should the door bottoms be flush with the porch / deck or a few inches above. There are lots of decisions, and if that's not to your taste, then getting your own house built is not for you.
Anyway, with the pilings underneath and all, the deck will be above the 18 inch limit that requires railings (building code: under 18 inches above grade, no railings; above that, railings required). I wonder if we can use the recycled plastic type (Evolve or something like it). The nearby Kellogg Biological station (MSU)) replaced their wood railings with plastics on the houses they own. Presumably that is partly because of the low maintenance. There are several types of recycled plastic lumber that differ radically in their content -- the web link lists them and describes their advantages and disadvantages. For recycled HDPE lumber like Evolve, the main one seems to be that they are less stiff than wood. Others contain wood and may be almost as subject to rot as wood is. Check carefully before you buy so you know what you are getting.
We'll probably post new elevations with the deck railings in the next few days ... they look really spiffy!
Anyway, with the pilings underneath and all, the deck will be above the 18 inch limit that requires railings (building code: under 18 inches above grade, no railings; above that, railings required). I wonder if we can use the recycled plastic type (Evolve or something like it). The nearby Kellogg Biological station (MSU)) replaced their wood railings with plastics on the houses they own. Presumably that is partly because of the low maintenance. There are several types of recycled plastic lumber that differ radically in their content -- the web link lists them and describes their advantages and disadvantages. For recycled HDPE lumber like Evolve, the main one seems to be that they are less stiff than wood. Others contain wood and may be almost as subject to rot as wood is. Check carefully before you buy so you know what you are getting.
We'll probably post new elevations with the deck railings in the next few days ... they look really spiffy!
Kitchens & 3-D tools
Sent some kitchen ideas to the designer so we could get more bids on cabinets. There are a couple of fun tools for doing 3-D drawings of these.
Google Sketchup (free download at http://sketchup.google.com/) allows you to build just about anything in 3D. It takes a little learning to get the hang of but you are only limited by imagination and talent.
Ikea's kitchen planner is easier to use, but has some limitations -- there are some things you can't do. You can pick the finishes of the cabinets, yellow countertops, whatever, and it will show cabinet interiors if you want. Then you can view it from different angles. It compiles a price list too. You can save a copy on the web and go over it with one of their kitchen consultants in the store.
This is a mockup of the kitchen using the Ikea kitchen planner. One thing I can't do is put in open shelves above the sink, or the post to the left of the sink ... it's hard to add bits of wall in the middle of the room, and their open shelves are not long enough.
Google Sketchup (free download at http://sketchup.google.com/) allows you to build just about anything in 3D. It takes a little learning to get the hang of but you are only limited by imagination and talent.
Ikea's kitchen planner is easier to use, but has some limitations -- there are some things you can't do. You can pick the finishes of the cabinets, yellow countertops, whatever, and it will show cabinet interiors if you want. Then you can view it from different angles. It compiles a price list too. You can save a copy on the web and go over it with one of their kitchen consultants in the store.
This is a mockup of the kitchen using the Ikea kitchen planner. One thing I can't do is put in open shelves above the sink, or the post to the left of the sink ... it's hard to add bits of wall in the middle of the room, and their open shelves are not long enough.
Building Section showing Passive Solar Design
Here is a building section through Turtle's Hope's showing how Passive Solar Design works. You can see a enlarged drawing by double clicking on the drawing above. Per the drawing you can see the sun's angles during June 21st are shaded by the 2'-6" overhangs on the house and on December 21st the sun's angles are not blocked by the overhangs. How does this help you might wonder! During the summer by shading the the hot summers sun it actually help cool the home by keeping the sun from entering through the windows. During the winter it has the opposite effect the sun is now let in to the home which is then store during the day through Thermal Masses such as the tile floor with Gyp-Crete underneath in the Sun Room. The Dinning Room also has windows going out to the Sun Room this will also act as a way to let more heat into the center of the home during the day. In the evening as the sun goes down the the thermal mass releases back the warm that it stored during the day. We add Hunter Douglas Duette Honeycomb blinds to all windows to insulate the windows from heat loss. Meaning the blinds keep the heat inside the home by insulating the window so the heat is not lost out them at night time. Energy Star Ceiling fan are also used to help cool the home during the summer and to help circulate the heat during the winter. For more information on Passive Solar Design read The Solar House by Daniel D. Chiras.
Propane
Called the propane company to change our account from "keep full" to "will call" for refill. We had about half a tank at the beginning of the month. We might not need propane in the new place, so I didn't want them to fill it. If we don't need propane any more, they will come and take the tank away.
Art Glass Candle Sleeves
We recently came across a company that crafts handmade art glass candle sleeves. These artistic candle sleeves can be used for chandeliers or other light fixtures, creating a unique "drip effect" light for your old home.
For more information 0n purchasing these candle sleeves, go to Anne Thull Fine Art Designs.
For more information 0n purchasing these candle sleeves, go to Anne Thull Fine Art Designs.
Photo Credit: Anne Thull Fine Art Designs
Pasadena Heritage Presents 2009 Spring Home Tour
Get ready for an upcoming spring home tour in Southern California, showcasing homes reflecting "The California Style" by premier architects Johnson, Kaufmann and Coate .
For more info, go to http://www.pasadenaheritage.org.
Date: Sunday, March 29, 2009
Time: 9:00 AM - 4:00 PM
It's not the same
Just back from cross-country skiing in Chicago. From the smell of fried food wafting through the air, to the sirens and the slush, it's just not the same as Michigan!
We were able to walk to the park, but still, not so nice.
We were able to walk to the park, but still, not so nice.
Carpet recycling
We should rip out the carpet and get it recycled.
http://www.carpetrecovery.org/ There are a couple of sites in the Midwest, including 2 in Chicago.
http://www.carpetrecovery.org/ There are a couple of sites in the Midwest, including 2 in Chicago.
Loans in a time of tight credit
One thing I started to worry about in the fall was getting a loan.
I tried Citibank first. They are "not doing construction loans right now," but were willing to talk about an equity loan from our condo. Hmmph.
I went back to Harris Bank, who gave us two previous mortgages. One thing I liked about them was they service their own loans. Also, there is no penalty for paying down faster. Yes, they are doing construction loans, and once I got hold of someone (which took a few calls) they have been quite responsive. I only had to nudge once or twice to remind them to send me forms (which is maybe understandable over the holiday breaks). They even contacted me a couple of times. So far so good.
The good thing about this climate is that interest rates are very low. We may not be able to lock in the interest rate until construction is completed, however. By then there's a fairly good chance rates will be higher. At the moment, I'll be happy to get a loan at all, though. There are plenty of people suffering badly from the tightening of credit.
I tried Citibank first. They are "not doing construction loans right now," but were willing to talk about an equity loan from our condo. Hmmph.
I went back to Harris Bank, who gave us two previous mortgages. One thing I liked about them was they service their own loans. Also, there is no penalty for paying down faster. Yes, they are doing construction loans, and once I got hold of someone (which took a few calls) they have been quite responsive. I only had to nudge once or twice to remind them to send me forms (which is maybe understandable over the holiday breaks). They even contacted me a couple of times. So far so good.
The good thing about this climate is that interest rates are very low. We may not be able to lock in the interest rate until construction is completed, however. By then there's a fairly good chance rates will be higher. At the moment, I'll be happy to get a loan at all, though. There are plenty of people suffering badly from the tightening of credit.
Adding Ambience to a Living Room in a Historic Home
To give our client that ambience she was looking for, we added 4 recessed lights on a dimmer switch in the ceiling. It is a modern touch, but what an impact such a small change can make to this lovely historic home with an expansive living room!
To see more interior work we've done, click HERE to see Interior work under the Project Photos section.
The Hobbit House and Curved Windows
Yesterday, we received this month’s issue of Cottages and Bungalows and were delighted to see a story on the Hobbit House, a modern-day cottage in Pennsylvania
Photo credit: David Thorngate, on Fine Homebuilding
Photo credit: David Thorngate, on Fine Homebuilding
Although not to the same level of grandeur as the Hobbit window, it does remind us of a large curved window we custom-built for a local historic home a couple of years ago, with that similar curvy-rounded shape. See after picture below:
Thank goodness for magazines that showcase spectacular architecture and craftsmanship (in such a quaint little cottage!) – It gives us readers and trades people alike the inspiration to create and build something out of the ordinary.
To see more windows we've done, click HERE to see the Carpentry and Millwork section under the Project Photos section.
Convergence
I was searching for cartoons about icefish, the topic of next Monday's lectures, when I came across this site http://www.radiantcompany.com/system/overview.shtml . It's about radiant floor heating systems, something we are considering for the house. And it has an Antarctic (penguin) icefishing.
(BTW, the icefish are really interesting because they have lost hemoglobin, something most vertebrates can't live without. The cold oxygen-saturated water in Antarctica allows them to survive without it).
(BTW, the icefish are really interesting because they have lost hemoglobin, something most vertebrates can't live without. The cold oxygen-saturated water in Antarctica allows them to survive without it).
Layouts - Not So Big
The house will not be large, just 1,300 square feet. So the length is 30 feet, and the width (ignoring the LR) is 22 ft.
The sunroom will have skylights for more solar gain.
The MBR has a window seat between two closets -- something that a lot of the "Not So Big" Houses have and that I liked a lot.
The sunroom will have skylights for more solar gain.
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The MBR has a window seat between two closets -- something that a lot of the "Not So Big" Houses have and that I liked a lot.
Entering Your Renovation Projects in Upcoming Contests
Did you just have a renovation project completed in your home? If so, there are a couple of upcoming contests for homeowners to enter their projects in and have a chance to win prize money. Plus, it's a chance for you to showcase your house and win some extra money while you're at it for future projects you may have in mind!
Here's one through Better Homes and Gardens - with a chance to win up to $40,000.00! Go to their site to see the official rules and to download an entry form.
Here's another one through This Old House - with a chance to win up to $5,000.00! Go to their site to enter online.
Have fun and enjoy the thrill of competition!
*By the way, if we worked on your renovation, please don't forget to mention our name. Thank you!
Here's one through Better Homes and Gardens - with a chance to win up to $40,000.00! Go to their site to see the official rules and to download an entry form.
Here's another one through This Old House - with a chance to win up to $5,000.00! Go to their site to enter online.
Have fun and enjoy the thrill of competition!
*By the way, if we worked on your renovation, please don't forget to mention our name. Thank you!
Aligning ducks
Today I worked on the DEQ permit and sent emails regarding the loan.
The Department of Environmental Quality permit is required because we are close to the water. I think its great that they protect the water and wetlands. Since we are building on an existing site, and do not plan to disrupt the lakeside vegetation, I don't expect there will be a problem. Several of the other places on the lake cut the grass right down to the water's edge, but we have a buffer of cattails, pickerel weed, joe-pye weed, and sedges. The only gap is for a narrow dock and canoe launch. I like how the cattails change over the seasons, and we get muskrats and red-winged blackbirds and dragonflies hanging out in them. We often see birds, especially chickadees, picking at the heads for food and nesting material. It also harbours some dodder, a cool parasitic plant with no leaves, just a stem that twines around the cattails and uses their photosynthates.
Cattails
Dodder
A Blue Dasher perched on a cattail.
The Department of Environmental Quality permit is required because we are close to the water. I think its great that they protect the water and wetlands. Since we are building on an existing site, and do not plan to disrupt the lakeside vegetation, I don't expect there will be a problem. Several of the other places on the lake cut the grass right down to the water's edge, but we have a buffer of cattails, pickerel weed, joe-pye weed, and sedges. The only gap is for a narrow dock and canoe launch. I like how the cattails change over the seasons, and we get muskrats and red-winged blackbirds and dragonflies hanging out in them. We often see birds, especially chickadees, picking at the heads for food and nesting material. It also harbours some dodder, a cool parasitic plant with no leaves, just a stem that twines around the cattails and uses their photosynthates.
Cattails
Dodder
A Blue Dasher perched on a cattail.
Sales at Van Dykes and Vintage Tub and Bath
We just received a couple of notices for new year sales on great vintage-styled reproduction stuff for the home.
Here are a few of our favorites from Van Dykes Restorers:
Art Deco Glass Shade, was $59.99 now $39.99. What a great deal!
Single Push Button Switch, now $34.99.
Sink Faucet with Porcelain Detailing, was $209.99 now $179.99.
From Vintage Tub and Bath, you can save 10% on Whitehaus Sink Sets.
Here are a few of our favorites from Van Dykes Restorers:
Art Deco Glass Shade, was $59.99 now $39.99. What a great deal!
Single Push Button Switch, now $34.99.
Sink Faucet with Porcelain Detailing, was $209.99 now $179.99.
From Vintage Tub and Bath, you can save 10% on Whitehaus Sink Sets.
3D Perspective of Turtle's Hope
Here is a early (Lakeside) perspective of a 3d SketchUp model of Turtle's Hope it was used as a design tool to show Alison and Greg how all four elevations from below can come together to create their vision of a home. If you look hard enough you'll see that the elevations below are more up to date than the 3d model. Once the construction drawings are completed we will be revising the 3d model to reflect the change made to the plans since the first 3d model was created. We'll be posting the updated 3d model for all of you to see in the next few week. I would like to thank Alison and Greg for hosting this blog and sharing their journy through the design & construction process of a projected LEED for Homes "Platinum" project with you all.
Thank You and Happy New Year!
Last week, we received this thank you note from one of our clients. We wanted to share this note on this blog because it was such an unexpected note of gratitude, something that continues to reinforce why we got into this business in the first place: the clients and the satisfaction on their faces and hearts when we complete a renovation project for them! It is because of you that we keep going, and we want to thank you so much for allowing us the opportunity to make those dreams come true for you in spite of the economic crunch we’ve been facing.
Dear Chuck,
We are so grateful for our new beautiful kitchen. We can now cook without the burden of a frightening kitchen looking over us. You've really helped us to have a better quality of life. Sounds dramatic, I know, but it's true.
You've been professional, efficient and tolerant. I truly hope we can get enough money together to have you direct our other remodeling hopes.
- J. and Family
To see more of more of our previous and current projects, click HERE.
Dear Chuck,
We are so grateful for our new beautiful kitchen. We can now cook without the burden of a frightening kitchen looking over us. You've really helped us to have a better quality of life. Sounds dramatic, I know, but it's true.
You've been professional, efficient and tolerant. I truly hope we can get enough money together to have you direct our other remodeling hopes.
- J. and Family
To see more of more of our previous and current projects, click HERE.
Alison and I are now back in Chicago, and the academic quarter started today, 5 January 2008. That means anxiety and exhaustion all around, but we are happy to have finished moving out of the cottage. The actual moving process was kind of wacky for me, as my main task was to help move the big items, like furniture and the canoe. The main mover of big items was our neighbor, who has a pickup truck and is a great handyman, and so we hired him to help. His truck, though, has defrost problems, which he solves by putting lit candles on the floor of the cab. Usually, we would blow these candles out when we were in it, but the build-up of wax in the cab is rather impressive. Schlepping the furniture, though, was more fun than doing the organizing, which was one of Alison's tasks.
For me, the best part of the move is that finally I can see what Alison has been planning for the last year. It's not clear to me why doing the moving cleared things up, but somehow it did. Maybe it's that, without the furniture, I could see that our cottage is not really adequate. For example, there was a big blob of mold on one of the walls in the living room, which had been hidden by the couch. And without the curtains, it is easier to feel the wind whipping through the cracks next to the windows. Now I can finally see that replacing the whole cottage is a great idea, especially given the lovely plan that Alison and Eric have come up with. I'm psyched!
For me, the best part of the move is that finally I can see what Alison has been planning for the last year. It's not clear to me why doing the moving cleared things up, but somehow it did. Maybe it's that, without the furniture, I could see that our cottage is not really adequate. For example, there was a big blob of mold on one of the walls in the living room, which had been hidden by the couch. And without the curtains, it is easier to feel the wind whipping through the cracks next to the windows. Now I can finally see that replacing the whole cottage is a great idea, especially given the lovely plan that Alison and Eric have come up with. I'm psyched!
The problems with the old house
The old house was renovated and added to in 1999, just before we bought it. Although they did an okay job, there were some inherent problems that a simple reno could not fix. The original, 1960's 20 x 30 ranch was on a concrete slab. The land slopes towards the house and the water table is extremely high. When it rained hard we would often get water seeping in. In the reno they had put some drainage on the south and west sides, but it was not very effective (even after I cleaned out the plants that grew into it), and there was no protection on the lake side and north side.
This photo shows a result: on the north side, next to the door and a downspout that sometimes leaked, the door frame is rotted and mold is creeping up the wall. I tried caulking outside, but it only slowed it down a bit.
The concrete slab is cold all year. This is merely unpleasant in winter, but in summer when the humidity is high it caused condensation problems in the kitchen with its tile floors. Running a fan at floor level helped but needed a lot of attention (repositioning frequently).
The house was also poorly insulated, particularly the new addition, which got very hot in summer (big east windows) and cold in winter.
The layout was not great either: the entrance was awkwardly positioned, and the space was not efficiently used.
This photo shows a result: on the north side, next to the door and a downspout that sometimes leaked, the door frame is rotted and mold is creeping up the wall. I tried caulking outside, but it only slowed it down a bit.
The concrete slab is cold all year. This is merely unpleasant in winter, but in summer when the humidity is high it caused condensation problems in the kitchen with its tile floors. Running a fan at floor level helped but needed a lot of attention (repositioning frequently).
The house was also poorly insulated, particularly the new addition, which got very hot in summer (big east windows) and cold in winter.
The layout was not great either: the entrance was awkwardly positioned, and the space was not efficiently used.
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