May 2007 News and Tips

The Remodel Guidance "Construction Chronicles" is a bi-monthy newsletter which features and celebrates successful projects, gives tips to navigating the construction process, and keeps readers updated on the latest news and events. Rest assured that your email address will not be sold or traded, nor used for spam purposes. If you wish to discontinue receipt of this newsletter, simply send an email to unsubscribe@remodelguidance.com. If you did not receive this email correctly, or would like to see past issues, simply follow this link.

Contents

  1. Project Report: Wine Country Wraparound - A Sonoma Home Transformed
  2. Tips: Relax, Breathe, and Enjoy the Ride!!!
  3. Green Building: "Why Waste Wood and Energy?", "Another Inconvenient Truth", "A Breath of Fresh Air", "New Urbanism and Infill"
  4. About Remodel Guidance
  5. Meet the Designer
  6. News & Upcoming Events: Marin's "Green Team" Offered its First Workshop, Remodel Guidance in the News, Upcoming Classes in Marin, San Francisco and Sonoma Counties
  7. In the Works: Projects appearing in future issues
  8. Contact Us

1. Project Report: Wine Country Wraparound - A Sonoma Home Transformed

On the rare, but pleasant, occasions when we found ourselves in Sonoma, we made a habit of checking on the progress of a long-running project. Last time, low and behold, it was complete and for sale! -ed.

Potter Residence, Boyes Hot Springs, CA: Two Story "Wraparound" Addition (566 SQ FT Ground Floor Remodel, 676 SQ FT Ground Floor Addition, 802 SQ FT Upper Addition)
Contractor: Reg Potter, Owner/Builder

Developer Reg Potter purchased a diminutive 566 SQ FT house in Boyes Hot Springs with a view to remodeling, expanding and flipping it. He is environmentally conscious and wanted to retain as much of the existing structure as possible, while creating at least a 3BR/2BA home with garage. Because of lot size restrictions, we had to devise a way to add a two story addition on two sides of the existing building. To reuse the existing foundation, we had to avoid adding a story above what as there.

In the end, we came up with a "wraparound" design, where the kitchen, half bath, guest room and garage surround the original house on the ground floor, with three bedrooms and two full baths above. The original house had all its interior walls and two exterior walls removed and its roof redesigned to become the Great Room:

Before

...and After

A Peek in the Great Room

...and a Kitchen Closeup

A Photo of the Finished Product

To call this project a "dramatic transformation" may be an understatement, but we're certainly pleased with the design, and with the skill with which Reg and his crew executed it. We hope that it is soon in the hands of a lucky family and that Reg is on to another green restoration project. Here's the listing, in case anyone's interested...

Another environmentally friendly aspect of this project is that the walls of the addition were constructed using Structural Insulated Panels ("SIPs"). See "Why Waste Wood and Energy?" in the Green Building section below for more information on this promising framing alternative.

2. Tips: Relax, Breathe, and Enjoy the Ride!!!

While anyone who's been through it can attest to the challenges of construction, we think it's important that you enjoy the process too. For some of us, it's a once-in-a-lifetime experience, for others (who shall remain unnamed - ed.) it's a lifelong habit, a career, and/or an artistic outlet. Whether you're in the former or the latter category, remodeling and/or building a home is a big task financially, physically and psychically. The significance of this undertaking carries with it stress and strain. It's natural and understandable to be concerned and/or worried until the happy ending is reached, particularly when unexpected obstacles and challenges arise.

Nonetheless, you are a key part of your project, regardless of your "hands-on" involvement, and your judgment and decision-making is crucial. While your intuition can been a helpful and crucial ally, too much anxiety will cloud your judgment and interfere with making decisions in your best interest. Likewise, a rushed approach is rarely best. (As the old saying goes, "There's always time to do something correctly the SECOND time.") "All this is well and good," you might rightly say, "but how can one remain calm, cool and collected when things go wrong, costs go up and the inevitable complications of human interaction impede on the path to satisfaction?"

You can't entirely, but you can go into the project feeling good about your plans and good about the people you're working with. The right contractor(s) and tradespeople will make you feel comfortable that they're up to the task, care what you think, take pride in their work, will try to anticipate and avoid problems when they can, and will be earnest, fair and honest when they cannot. The right designer or architect will make you feel you've been listened too, considered, well-advised and inspired, that your project matters to them, and that they'll be there to see your project through to completion - as a trusted ally during design, permitting, and bidding, and once the sawdust starts flying.

Toward that end, we at Remodel Guidance view each project as a relationship, an adventure and an artistic opportunity, as well as a business arrangement. We want our clients to feel happy they've chosen us before, during and after the construction process. While we love the design work we do, we also pride ourselves on offering the best advice we can, even if it doesn't lead to immediate additional work. If you think we might be able to help you navigate your next project, or offer advice on one you're currently involved in, please feel free to contact us at 415-258-4501 or email info@remodelguidance.com.

3. Green Building

In this section, we provide tips on Resource Conservation, Energy Efficiency and Indoor Air Quality (IAQ), as well as Liveable Community ideas, when relevant. (See "Green Building: An Introduction" in RGCC January 2007 for an orientation.)

  1. Resource Conservation: Why Waste Wood and Energy?

    As we've mentioned previously, a huge amount of waste is generated with conventional construction techniques, the bulk of it wood, to the tune of nearly 13 tons for one 2000 SQ FT house. That's just what's discarded - conventional framing techniques use on the order of 20% more wood than is required structurally. Ironically, this excess framing also produces a less energy efficient building than one built more efficiently and cheaply, the "waste that keeps on wasting," so to speak. What to do? Here are some alternatives:

    1. "Alternative" Building Techniques

      This category involves the use of indigenous and readily available materials, such as straw, clay, earth, scrap wood and even old tires! While these techniques have solid merit and strong adherents, they tend to be highly labor-intensive and, therefore, not commercially viable. As the saying goes, they're best suited for two groups: "the idle rich" and "the idle poor." Alternative building techniques are generally better suited to the owner-builder with a lot of time and energy than to someone who will hire the labor.

    2. Optimum Value Engineered ("OVE") Framing

      OVE framing is a series of techniques which reduce the use of lumber in framing by eliminating redundant framing members through careful design and construction. While this requires learning new techniques for some builders, and engineering and/or persuasion of some building officials (though most of OVE is already allowed by the Building Code), OVE can significantly reduce material and labor costs, save trees, reduce waste and provide more space for insulation in exterior walls. The added bonus is that everywhere a framing member is replaced, the wall is made more energy efficient, as wood is a rather poor insulator. In fact, home performace testing with a infrared camera can "see" the framing members in exterior walls by illuminating the heat lost or gained through them.

    3. Engineered Lumber

      Though employed and suggested in OVE practice, engineered lumber can be, and is, used in conventional framing too. Choosing site or factory assembled headers (preferably insulated) over solid-sawn lumber can save old growth trees, which are typically the only trees large enough to provide thick "4x" lumber. Additionally, finger-joined studs can be purchased, which are assembled from wood scraps and otherwise unusable pieces. Engineered joists and beams are made from webs of OSB ("Oriented Strand Board) which is comprised of wood chips and glue, or other glued-up wood fragments - these generally offer superior performance and consistency to solid sawn lumber, while allowing old growth trees to stay in the forests.

    4. FSC Lumber

      Forest Stewardship Council ("FSC") certified lumber is lumber that has been independently verified as having come from a sustainably harvested forest. In addition to protecting the local environment and waterways and providing shelter to wildlife, FSC forests are harvested on a longer life cycle than typical clearcut trees. Apparently, the extra lifespan of FSC trees is the point at which the trees' carbon dioxide uptake passes the break even point, so choosing FSC helps reduce global warming too. Another analogy is that FSC certification for lumber is similar to the "organic" label on vegetables and fruit.

    5. Prefab Framing

      Prefab Framing is a process whereby the walls and roof of a building are preassembled (following either production or custom designs) as individual components in a factory. The advantages to this are economies of scale in terms of materials use (extra lumber is used on the next job rather than discarded), controlled climatic conditions and industrialized assembly. Once the components are assembled, they are shipped to the job site for assembly on the foundation. On site framing work is vastly reduced with this approach.

    6. Structural Insulated Panels

      Structural Insulated Panels ("SIPs") are a type of prefab framing. Instead of standard "stick" framing, SIPs are comprised of two layers of sheet material (typically Oriented Strand Board, similar to plywood) which sandwich a layer of foam insulation. SIP suppliers usually offer a service in which they cut the SIPs to size and cut window and door openings. Assembly of these panels is very fast on site and minimizes the use of framing lumber and the accompanying thermal bridging, producing a very well-insulated, airtight building. There is even a SIPs manufacturer (Agriboard Industries) who uses compressed straw in place of foam insulation, which is a greener approach - almost a modular "straw-bale" system!

  2. Energy Efficiency: Another Inconvenient Truth

    While many people are familiar with Al Gore's film "An Inconvenient Truth," there's another "inconvenient truth" that people seem less aware of: fossil fuels are "awesome!"

    By "awesome," we mean that they contain a huge amount of energy and this, probably more than any deliberate attempts by suppliers to encourage their use, explains their extensive use in our society and throughout the world. Being aware of the energy these fuels contain, and what is required to supplant them will hopefully help encourage the most effective alternative energy source to date - conservation.

    1. Start with your utility bills

      Your electric bill will show your electrical energy use in kilowatt-hours (kWh). If you have natural gas, you will see your consumption metered in "Therms." Many utilities now offer online access to historic usage as well, so you can fairly easily analyze your usage month-by-month and year-by-year. Aside from the dollar costs, what do these numbers mean?

    2. Gauge your usage

      Starting with natural gas, a "therm" is non-threatening shorthand for 100,000 British Thermal Units ("BTUs"). A BTU is defined as the amount of energy required to raise one pound of water one degree Fahrenheit "°F". Water weighs about 8.33 pounds/gallon, so boiling a gallon of water from the cold tap (~50° F) takes about 1349 BTUs. A gallon is equal to 16 cups, so you can make a cup of tea or coffee with about 84 BTUs.

      Other BTU equivalents:

      • One US gallon of gasoline contains about 114,000 BTUs.
      • Dense hardwood firewood contains 21 to 25 million BTUs per cord.
      • A solar water collector produces about 1000 BTUs per square foot per day, or about 32,000 BTUs per day for a typical 4'x8' collector, so it takes about three 4'x8' solar collectors to produce one therm per day.
      • One kilowatt-hour of electricity is equivalent to 3413 BTUs.

      Turning to electricity, a kilowatt-hour equals 3413 BTUs, as we just mentioned. Unfortunately, if it is delivered to your home via the grid, there's an average 80% energy loss in the generation and transmission of power, so one kilowatt-hour (kWh) of electricity represents about 17,000 BTUs of natural gas, which is the major fuel source of electrical generation in California.

      Other kWh equivalents:

      • A typical alkaline 'D' Cell battery has a capacity of 12,000 mAh @ 1.5 volts, or 0.018 kWh, so a kWh equals about 56 'D' Cells.
      • A typical car battery has a capacity of 100 Ah @ 12 volts, or 1.2 kWh, so it takes about one car battery to store one kWh.
      • A typical "150 Watt" Solar Panel (about 5'x3') produces about 1 kWh per day.
      • One US gallon of gasoline equals about 33 kWh.

      So

      Natural Gas: 1 Therm = 100,000 BTUs = ~1 gallon of gasoline = 74 gallons of boiling water = 1186 cups of tea = the daily output of three 4'x8' solar water collectors = 29 kWh of electricity.

      Electricity: 1 kWh = 56 'D' Cells = the daily output of one 5'x3' solar panel = 0.03 Therms = 0.17 Therms of gas used by the utility to generate and transmit the electricity.

    3. "Design" a system to supply your energy needs (divide your monthly usage by 30 to get a daily average)
      • Number of 4'x8' solar water panels to supplant your natural gas use = gas use (therms) per day x 3
      • Cords of hardwood firewood to equal your gas use = natural gas use (therms) per day x 0.004*
      • Number of 150 Watt solar electric panels to supplant your natural gas use = gas use (therms) per day x 29
      • Therms of gas consumed by the power utility to supply your electricity = electrical use (kWh) per day x 0.17
      • Number of 150 Watt solar electric panels to supply your electricity = electrical use (kWh) per day x 1
      • Number of car batteries to store your electricity = electrical use (kWh) per day x 1
      • Number of 'D' Cells to supply your electricity = electrical use (kWh) per day x 56
      • Number of 150 Watt solar electric panels to replace your gasoline usage = gasoline usage (gallons) per day x 33
      • Number of car batteries to store/replace your gasoline usage = gasoline usage (gallons) per day x 33

      *Using wood for fuel can cause air pollution problems beyond CO2 emissions.

    4. Evaluate

      Unless you are extremely energy frugal, you are likely to find that your fossil fuel use is hard to supplant, both at home and on the road. Looking deeper, you will find what experts know - that the most productive approach to reducing fossil fuel consumption is to decrease energy demand. Fortunately (but sadly) most of us waste so much energy that big savings can be realized without much change in lifestyle. Stay tuned for suggestions and tips in upcoming issues of the "Construction Chronicles."

  3. Indoor Air Quality: A Breath of Fresh Air

    While the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) recognizes the importance of fresh air exchange for health in buildings, and publishes standards for various types of commercial buildings, airplanes, etc., there have been little to no requirements for residential buildings until quite recently. ASHRAE's first residential standard is fairly new. There is correspondingly little requirement for residential ventilation in building codes, though Washington State has some requirements.

    Standards and enforcement aside, there are serious health risks in homes with inadequate ventilation. These health risks arise not only from combustion appliances and the off-gassing of largely unregulated building and furniture products (see RGCC March 2007), but from the residents themselves. There's no way around it, we need fresh air to be healthy. Some people look at this problem and become wistful for old, leaky houses, but the "fresh" air supplied by cracks and leaks is random (varies with the wind), largely uncontrolled and of questionable quality - where is this air REALLY coming from? The fact of the matter is that controlled ventilation is key, for health and energy efficiency. Tight houses are never too tight, they are sometimes under-ventilated.

    What does one do? The first step is to have a home performance test to evaluate the air leakage of your home and identify its sources. Once the random leakage is controlled, an suitable air exchange system can be designed and implemented. We'll look at some options in future issues.

  4. Liveable Communities: New Urbanism and Infill

    Despite increasing awareness of the problems of the loss of wilderness and farmlands to development, this type of construction (destruction?) has continued at a brisk pace. According to the USDA Forest Service, across the US, more than 34 million acres of open space were lost to development between 1982 and 2001, about 6,000 acres per day, or 4 acres a minute. Of this loss, over 10 million acres were in forestland. Between 2002 and 2004, an average of 26 acres of farmland in California were lost per day, setting a new record of over 18,800 acres.

    If that isn't bad news enough, the resulting sprawl development isn't even healthy for its inhabitants, prompting USA Today to state that "People living in sprawling American neighborhoods walk less, weigh more and are more likely to be hit by a car if they do venture out on foot or bicycle." Numerous studies have shown that car dependent, suburban development isn't good for the planet or the people who live there.

    What to do? A planning philosophy called New Urbanism suggests a move away from 1950s style suburbs to a pre-war village lifestyle, with recreation, shopping and schools within walking distance and/or accessible by public transportation. What can be done on an individual level? Aside from supporting this type of planning through political action, you can increase infill and improve the use of existing developed land with a sensible addition and/or remodel that increases the utility and longevity of your home. You could also consider a second unit, as discussed in RGCC March 2007.

    We have a good deal of experience with designing smart remodels, universal access for aging in place, and second units. If you think we could be of assistance, please feel free to contact us at 415-258-4501 or email info@remodelguidance.com.

We are sorry if we appear the bearer of bad news, but we want to be "the bearer of important news." The good news is that many of these problems have accessible, affordable and pleasant solutions. Please stay tuned...

4. About Remodel Guidance

Remodel Guidance is a residential design and consulting firm based in Marin County, California. We specialize in "Remodeling and Construction Strategy" - helping clients develop the most attractive, cost-effective, efficient and healthiest projects possible. We're restoration and rehabilitation enthusiasts with expertise in modernizing older homes while preserving and enhancing their character. We are dedicated environmentalists - experienced with, trained in, and committed to Green Building practices and design. Our services run the gamut from project consulting and permit expediting to complete plan packages and construction supervision.

5. Meet the Designer

Graham Irwin has been working in the construction industry as a carpenter, general contractor and building designer since 1991. He relocated to the Bay area in 2001 and has built a successful design and consulting practice while restoring his own home, a 1922 California Bungalow. Dedicated to making the construction process accessible to the public, Graham teaches popular Community Extension classes on building permits, remodeling, construction and green building. He is an NCBDC Certified Professional Building Designer, a Professional Member of the American Institute of Building Design® and a licensed general contractor. A committed environmentalist, Graham is a member of Architects, Designers and Planners for Social Responsibility, The US Green Building Council and Build It Green, and is a Certified Green Building Professional.

6. News & Upcoming Events

Marin's "Green Team" Offered its First Workshop

Remodel Guidance, in partnership with Renu and Bernie and Chris Stephan of Vision Real Estate, have begun offering a series of workshops at Renu's offices in San Anselmo. The first workshop, entitled "Putting the Green Pieces Together" took place on Wednesday, May 16 from 7-9 PM and was lively, informative and enthusiastically attended. Keep an eye out for future offerings from this group.

Remodel Guidance in the News

Graham Irwin from Remodel Guidance was interviewed for the article "So you want to be your own contractor" which appeared in the San Francisco Chronicle on Saturday, May 26. While some of his comments might be taken as discouraging: "If you're not interested in the process, if you don't want to learn more about construction than you thought you'd ever want to know, then don't do it," we prefer to look at them as realistic. While most of our projects are built by contractors, we have a number of clients who chose to act as their own general contractors and we have provided assistance and advice along the way. Does this sound like something you'd be interested in, despite our warnings? Contact us, we'd love to discuss it with you!

Upcoming Classes

In addition to private consulting, we offer public workshops. Here are the most immediate; stay tuned for additional offerings throughout the Bay Area and beyond.
  • Venue: City College of San Francisco Continuing Education, San Francisco

    Introduction to Green Building
    Learn about one of the most exciting and rapidly growing fields in construction today. This class discusses the theory, methods, materials and construction techiques of environmentally aware remodeling and construction. The instructor is a professional designer, general contractor and Certified Green Building Professional.
    Time and Date: Wednesday, July 11, 6:30-9:30 PM
    Place: Fort Mason, Bldg B, Room 203
    Fee: $55, $45 (If registered ONE WEEK before the class begins) Time and Date: Wednesday, November 7, 6:30-9:30 PM Place: Marina Middle School, Room TBA, 3500 Fillmore St @ Chestnut, San Francisco Fee: $60

    Navigating the Remodeling Maze
    Learn the ropes of obtaining building permits before you complete your plans. This thorough exploration of the permit process and Q&A session will help you avoid unnecessary red tape and expenses by designing your project around established requirements. Whether you are contemplating a remodeling project, in the middle of one, or thinking of buying a fixer-upper, this class will save you money, time and heartache.
    Time and Date: Wednesday, September 12, 6:30-9:30 PM
    Place: Marina Middle School, Room TBA, 3500 Fillmore St @ Chestnut, San Francisco
    Fee: $60

    Period Perfect Remodeling
    Whether you're a restoration fanatic or interested in a few period architecture touches and whether you're restoring, remodeling, expanding or building new, if you love vintage architecture this class is for you. Learn how to preserve, enhance and/or restore the historical integrity of your home while addressing modern building requirements, conveniences and technology. Learn how to get an authentic look with new materials and how to find and use architectural salvage for a great look, huge savings, and the ultimate in green building. You'll learn plenty of tips, techniques, sources, tricks of the trade and do's and don'ts from a professional designer and contractor. Every house has a soul. Whether yours is fairly original or it's had a "checkered past," this class will help you get it back in touch with its roots.
    Time and Date: Wednesday, October 10, 6:30-9:30 PM
    Place: Marina Middle School, Room TBA, 3500 Fillmore St @ Chestnut, San Francisco
    Fee: $60

    Registration

    1. Online: click here
    2. Mail this form, fax it to 415-561-1849, or deliver it to:
      Fort Mason Art Campus
      Laguna & Marina Blvd - Bldg B
      San Francisco, CA 94123
      Phone: 415-561-1860
      Fax: 415-561-1849

    For futher information, contact The City College of San Francisco Continuing Education Program at 415 561-1860 or visit their website.

  • Venue: Tamalpais Union HSD Adult & Community Education, San Anselmo

    Navigating the Remodeling Maze
    Learn the ropes of obtaining building permits before you complete your plans. This thorough exploration of the permit process and Q&A session will help you avoid unnecessary red tape and expenses by designing your project around established requirements. Whether you are contemplating a remodeling project, in the middle of one, or thinking of buying a fixer-upper, this class will save you money, time and heartache.
    Time and Date: Tuesday, July 10, 6-9 PM
    Place: Drake High School, 1327 Sir Francis Drake Blvd., San Anselmo
    Fee: $35

    Introduction to Green Building
    Learn about one of the most exciting and rapidly growing fields in construction today. This class discusses the theory, methods, materials and construction techiques of environmentally aware remodeling and construction. The instructor is a professional designer, general contractor and Certified Green Building Professional.
    Time and Date: Tuesday, July 17, 6-9 PM
    Place: Drake High School, 1327 Sir Francis Drake Blvd., San Anselmo
    Fee: $35

    Registration

    1. Online: click the title(s) of the course(s) you are interested in above.
    2. Telephone: Contact the Tamalpais Union High School District's Adult and Community Education Program at 415-945-3730 between 8 AM and noon, Monday through Thursday.
    3. Email: comed-mail@tamdistrict.org
    4. Fax: Fax a registration form to 415-945-3767.
    5. Mail: Mail a registration form to P.O. Box 605, Larkspur, CA 94977.
    6. In person registrations are accepted at 375 Doherty Drive, Larkspur, 8 AM to noon, Monday through Friday.
    7. Walk-in registrations are also accepted at the start of the class.

    For futher information, contact The City College of San Francisco Continuing Education Program at 415 561-1860 or visit their website.

  • Venue: Santa Rosa Jr. College Community Education, Santa Rosa

    Adding A Second Unit
    Whether you own a house and wish to add a second unit, want to buy a house and add a unit or have a second unit you'd like to legalize, there have been big changes in state and local law that make it much easier to obtain the necessary permits. This three-hour workshop will guide you through the requirements of your community and answer questions specific to your project.
    Time and Date: Thursday, July 19, 6-9 PM
    Place: 1597 Emeritus Hall, Santa Rosa Campus
    Fee: $49.00 (includes $5.00 of materials)

    Retro Remodeling
    Whether you're restoring, remodeling, expanding or building new, if you love vintage architecture this class is for you. Learn how to get an authentic look with new materials and how to find and use architectural salvage for a great look, huge savings, and the ultimate in Green Building. You'll learn plenty of tips, techniques, sources, tricks of the trade and dos and don'ts from a professional designer and contractor.
    Time and Date: Thursday, July 26, 6-9 PM
    Place: 1597 Emeritus Hall, Santa Rosa Campus
    Fee: $49.00 (includes $5.00 of materials)

    Registration

    1. Online: click the title(s) of the course(s) you are interested in above.
    2. Telephone: Call 707-527-4824, 24 hours a day, 7 days a week. Please have your Visa or MasterCard (no American Express or Discover) in hand and your completed registration form ready. (The system is voice-activated.)
    3. Mail: Mail a completed registration form or photocopy with a check (made payable to SRJC) or your Visa/MasterCard number, to Community Education Registration, 1501 Mendocino Avenue, Santa Rosa, CA 95401.
    4. Fax: Fax a completed registration form with Visa/MasterCard information to 707-527-4870.
    5. In Person: Register at the Community Education office, 1990 Armory Drive, corner of Armory Drive and Elliott Avenue, Santa Rosa campus, during business hours. Easy parking!

    For futher information, you may contact the Santa Rosa Jr. College Community Education Department at 707-527-4371 or 707-527-4372, Monday through Friday, 8:00 AM - 5:00 PM or visit their website.

7. In the Works Keep an eye out in upcoming issues for a 1930s Fairfax Cottage kitchen and bath restored to period style and a Fairfax 2nd unit designed and constructed to match the existing 1920s principal residence, plus two San Anselmo second unit designs, including one "granny unit/in-law" for an actual "granny" and "in-law!" 8. Contact Us For general questions or to learn more about our services, please feel free to contact us:
Telephone: 415-258-4501
Email: info@remodelguidance.com
Web: www.remodelguidance.com  

 

 

Remodel Guidance: Residential Design | Plans & Permits | Green Building | Period Architecture

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