After the excitement of digging the hole, pouring concrete, laying block, and then framing up the addition, progress is not as dramatic now.
Got the windows set, exterior trim and siding installed. That made the exterior look nearly complete. The custom shutters have come from Vixen Hill. They are rabetted and have a simulated operator rod so that they will look like the existing operable louver shutters even though these have fixed louvers. They have copper cap flashings which will make them last longer by keeping water out of the top of them.
And we just removed the gravel construction access road put in to access the site. My guys did a great job digging down to the geo-textile fabric on which the gravel was laid. They installed more fabric in the swale that runs along the side of the house. This and seed and straw should control erosion of the bare earth until we can landscape in the spring. I hope our pines, magnolias, and big oaks appreciate the efforts we went thru to be gentle on their toes.
But most of the last month has been spent roughing in plumbing, HVAC, and electrical.
The plumbing is for the two bathrooms, laundry room and 2 hose bibbs. I had the hose bibbs piped to a central location in the basement to make them easy to shut off and drain down in the winter.
The HVAC work involved not only ductwork to the new rooms, but also re-routing ductwork to some existing rooms to create headroom in the new basment, and finally, it involves total replace ment of two furnaces and condensing units.
We've been running the two story old part of the house with two heat pump systems and a steam boiler and radiators when it gets really cold. As much as I love radiant heat, we couldn't see investing in radiator covers to make them more attractive, and the steam heat was very uneven. So we removed both the radiators and the boiler. I will miss waking up in the middle of a cold winter night and hearing the creaking of the pipes as the steam makes its way through the system.
We are installing two Lennox high efficiency gas fired variable speed furnaces with two-stage high efficiency condensing units. Heating efficiency is rated at 94% and the AC side has a SEER of 16. The variable speed furnaces will provide better comfort, delivering only as much air as is required for comfort. And with the capability for delivering low volumes of air, it should be great for dehumidifying the basement. Both of these systems are installed with three zones. This will improve comfort summer afternoons by allowing those rooms on the west side of the house to have AC on, without freezing out occupants of our north and east facing rooms. These features will also reduce energy use by allowing us to condition to comfort only the parts of the house we are using at the time.
These systems represent a huge investment. It's taken nearly 4 weeks to run the rigid ductwork, seal it with mastic, insulate it, and now to install the central equipment. I like rigid ductwork; it's stood the test of time, and is more rugged than flex. We will preform a duct-blaster test at the end of the project to test the tightness of the systems.
I'll be very interested in seeing what our utility bills run. I expect them to be no more than they were even though we've added over 1500SF. I hope less. The Icynene insulation we are getting ready to spray will make a big difference, too. It will actually increase the payback period of the HVAC system investment by reducing the load. But I just couldn't see doing a project of this size and quality with increasing efficiencies. The heat pumps also never really produced "heat". Placing your hand in front of the supply grilles never really produced the sensation of warming in the winter due to the low delivered air temperature and the sensation of the air flow.
Finally, the electricians have been running "miles" of wires. I drew and re-drew the electrical and lighting plans until I had the lighting, switching, and convenience receptacles and equipment all located. Rooms look best with multiple levels of light. And I light to light "things" - art, bookshelves, mantles, etc. So major rooms will have general lighting, accent lighting, and task lighting (for reading generally). I still like the Ariadni style dimmer and we will use plenty of them. Outdoor lighting, too, both for security and for the arbor we are adding to the patio.
Finally there is all of the low voltage wiring to be done. It used to be a doorbell, security wiring, phone and cable TV. But now it's also re-route the CAT5 computer network cables, re-locate the wireless router (we use both), relocate our CD changer and amp and re-run speaker cables, add speakers to the new rooms and outdoors. Lastly, I am trying surround sound. Not over-the-top systems, but we will have 6-speaker systems for the TV's in both the family room and in the exercise room in the basement. I need all the help I can get when I climb onto my rowing machine. And the daily market close on TV, an engrossing movie, or Pete Townsend and his mates pounding out "Magic Bus" will all accompany my perspiration. I'm working with my electrician and Crutchfield on the design and installation of the systems. I've been very pleased with the way it's gone.
We've got our plumbing and HVAC rough-in inspections. We should get electrical early next week. Then we'll get our pre-insulation framing inspection and then blow in $10,000 of Icynene. Then we can have our Earth Craft inspection and begin sheetrock and plaster.
Wednesday, January 14, 2009
Tuesday, December 2, 2008
EarthCraft Renovation
The EarthCraft Homes program was developed by the Home Builders of Atlanta and Southface to assist residential builders in constructing energy efficient houses and improving the Atlanta enviromnment.
Cruickshank Remodeling has seen limited demand for green building practices locally. In September my Remodelers Advantage peer review group toured the Neil Kelly company, arguably the greenest residential builder in the greenest city in the US. I was profoundly influenced by their commitment, progress and practices. Prior to going to Portland, I'd joined the EarthCraft program and after returning, I was inspired. I decided to make my project our pilot.
In addition to specific building materials and techniques, the Program encompasses construction practices. On the project we have a recycling container for construction crew bottles and cans. We utilized stump grindings from a removed tree, on-site for mulch. We've gone to extremes to control site erosion and top protect storm sewer catch basins from it. We've limited the construction impact area and used gravel over geotextile cloth to protect adjacent trees.
During demolition, we salvaged framing lumber, the bricks from the chimney, foundation vents, and heart pine flooring, all for re-use.
The floor system framing members are all engineered lumber; a more efficient use of our timber resources than traditional dimensional lumber. All scrap framing material is being consolidated into one area to promote using even small cut-offs for blocking and nailers.
Much of the program's focus is on sealing the building envelope, thermal insulation, and moisture control. Techniques we are employing include caulking all exterior wall plates to the subfloor, using housewrap with all seams taped, icynene spray foam insulation, 2-stud corners, and an insulated crawlspace. Moisture control has been addressed with a foundation drainage matt, termite shields, door sill pans, and proper window and door flashings.
All fireplaces have their own outside air sources to improve efficiency.
And of course, building equipment efficiencies are a big focus. We will replace two existing heat pump systems with high efficiency, variable speed furnaces with super high efficiency, two-speed condensing units. We plan on peforming both blower door and duct blaster tests on the house.
Finally, we will insulate the underside of the roof deck in the attic (rather than the attic floor) so as to keep the attic HVAC equipment inside of a conditioned space, thereby improving efficiency. This technique is a radical departure from building tradition but is the current school of thought.
These are only some of the many approaches we are employing on the project. What I've come to appreciate is that these standards are not so much the result of a momentary peripheral approach to residential construction. Rather, they are good building practices designed to improve the longevity of a home, minimize resources used, and lower continuing operating costs; all good things.
Cruickshank Remodeling has seen limited demand for green building practices locally. In September my Remodelers Advantage peer review group toured the Neil Kelly company, arguably the greenest residential builder in the greenest city in the US. I was profoundly influenced by their commitment, progress and practices. Prior to going to Portland, I'd joined the EarthCraft program and after returning, I was inspired. I decided to make my project our pilot.
In addition to specific building materials and techniques, the Program encompasses construction practices. On the project we have a recycling container for construction crew bottles and cans. We utilized stump grindings from a removed tree, on-site for mulch. We've gone to extremes to control site erosion and top protect storm sewer catch basins from it. We've limited the construction impact area and used gravel over geotextile cloth to protect adjacent trees.
During demolition, we salvaged framing lumber, the bricks from the chimney, foundation vents, and heart pine flooring, all for re-use.
The floor system framing members are all engineered lumber; a more efficient use of our timber resources than traditional dimensional lumber. All scrap framing material is being consolidated into one area to promote using even small cut-offs for blocking and nailers.
Much of the program's focus is on sealing the building envelope, thermal insulation, and moisture control. Techniques we are employing include caulking all exterior wall plates to the subfloor, using housewrap with all seams taped, icynene spray foam insulation, 2-stud corners, and an insulated crawlspace. Moisture control has been addressed with a foundation drainage matt, termite shields, door sill pans, and proper window and door flashings.
All fireplaces have their own outside air sources to improve efficiency.
And of course, building equipment efficiencies are a big focus. We will replace two existing heat pump systems with high efficiency, variable speed furnaces with super high efficiency, two-speed condensing units. We plan on peforming both blower door and duct blaster tests on the house.
Finally, we will insulate the underside of the roof deck in the attic (rather than the attic floor) so as to keep the attic HVAC equipment inside of a conditioned space, thereby improving efficiency. This technique is a radical departure from building tradition but is the current school of thought.
These are only some of the many approaches we are employing on the project. What I've come to appreciate is that these standards are not so much the result of a momentary peripheral approach to residential construction. Rather, they are good building practices designed to improve the longevity of a home, minimize resources used, and lower continuing operating costs; all good things.
Monday, December 1, 2008
The Basement
With the fireplace and chimney foundation in, we poured the basement floor.
Wow!! What a space!
While not envisioned as a finished space in the intial concepts for the project, I immediately identified a location for a new (larger) wine cellar, for an exercise room, and for a generous storage closet for christmas decorations/fishing and canoe gear/ etc.
Framing-in these basement rooms has been my weekend project.
Wow!! What a space!
While not envisioned as a finished space in the intial concepts for the project, I immediately identified a location for a new (larger) wine cellar, for an exercise room, and for a generous storage closet for christmas decorations/fishing and canoe gear/ etc.
Framing-in these basement rooms has been my weekend project.
The Masons and Fireplaces
The project is designed to have back-to-back wood burning fireplaces in the living room and family room, and to have a gas log fireplace above in the master bedroom.
I never considered pre-fabs; but considered Isokerns. But with the offset of the fireboxes (first floor to second floor), I decided that traditional masonry construction would allow us to align the flues where they needed to go best. I want a fireplace I can throw a log into, and not worry about cracking a refractory ceramic panel.
All three fireboxes are designed with outside air provided. The wood burning fireplaces have log lighters and ash dumps. The upstairs fireplace has outside air and a gas connection for a log set.
I never considered pre-fabs; but considered Isokerns. But with the offset of the fireboxes (first floor to second floor), I decided that traditional masonry construction would allow us to align the flues where they needed to go best. I want a fireplace I can throw a log into, and not worry about cracking a refractory ceramic panel.
All three fireboxes are designed with outside air provided. The wood burning fireplaces have log lighters and ash dumps. The upstairs fireplace has outside air and a gas connection for a log set.
Building the Addition!
Lumber!!! yeah!!!
For a month my Wife has been saying that we're building a "subtraction"!
With the foundation in, the framing began.
For a month my Wife has been saying that we're building a "subtraction"!
With the foundation in, the framing began.
Shoring and Stepped Footings and Foundation
As we dug deeper, we needed to figure out how to temporarily support the house. We had some steel beams that had been used to stiffen the living room floor system.
First we bolted a long LVL beam to the side of the house at the second floor level. The end wall of the house had been broken by the chimney. This beam tied the house together, as well as gave us something sound to shore up. The beam was sized such that it could be cut in two and re-used in the floor framing of the addition.
Next, we picked the two points we wanted to shore up, and Craig dug two holes as deep as the excavator would reach. James mixed up many bags of concrete in the wheel barrow and dumped them into the bottoms of the holes for temporary footings. Once the concrete had set up, Bill spiked together some 2x10's salvaged from the living room floor system and set them on one footing and shimmed it tight to the beam bolted to the house.
On the other footing, we set a 6x6 timber on top of which we placed one of the salvaged steel beams. It bridged to undisturbed soil behind the house. Approximately mid span of it, we placed a jack post which ran from the beam up to a 2x10 we'd bolted to the second floor level across the back of the house.
Now all we had to do was dig to our footings which were calculated to be below our basement slab level.
First we bolted a long LVL beam to the side of the house at the second floor level. The end wall of the house had been broken by the chimney. This beam tied the house together, as well as gave us something sound to shore up. The beam was sized such that it could be cut in two and re-used in the floor framing of the addition.
Next, we picked the two points we wanted to shore up, and Craig dug two holes as deep as the excavator would reach. James mixed up many bags of concrete in the wheel barrow and dumped them into the bottoms of the holes for temporary footings. Once the concrete had set up, Bill spiked together some 2x10's salvaged from the living room floor system and set them on one footing and shimmed it tight to the beam bolted to the house.
On the other footing, we set a 6x6 timber on top of which we placed one of the salvaged steel beams. It bridged to undisturbed soil behind the house. Approximately mid span of it, we placed a jack post which ran from the beam up to a 2x10 we'd bolted to the second floor level across the back of the house.
Now all we had to do was dig to our footings which were calculated to be below our basement slab level.
Demo and Digging
The master bedroom was gutted to the framing. We saved the old windows and doors.
The living room flooring was removed, and 2 walls of plaster were removed.
The brick chimney was removed, brick by brick. The bricks were stacked for re-use.
Craig ran the excavator, and Bill loaded the soil to be removed, into a roll-off container. digging was slow going, and we didn't have time or room to use tandem dump trucks to haul off the soil.
The living room flooring was removed, and 2 walls of plaster were removed.
The brick chimney was removed, brick by brick. The bricks were stacked for re-use.
Craig ran the excavator, and Bill loaded the soil to be removed, into a roll-off container. digging was slow going, and we didn't have time or room to use tandem dump trucks to haul off the soil.
Trees and Protection
September 2008
A large pine tree needed to be removed due to its proximity to the addition. A City of Atlanta permit was obtained to cut it down.
Orange tree barrier, and #57 stone on top of landscape fabric were installed in front to protect the remaining tree's roots from construction damage.
In back, more orange fencing allow us to turn out the dog, without her escaping thru the addition.
A large pine tree needed to be removed due to its proximity to the addition. A City of Atlanta permit was obtained to cut it down.
Orange tree barrier, and #57 stone on top of landscape fabric were installed in front to protect the remaining tree's roots from construction damage.
In back, more orange fencing allow us to turn out the dog, without her escaping thru the addition.
Getting Started
August 2008
Our house lacked a large family room. We spend all our time in a small seating grouping at the end of the breakfast room. Our house also lacked an appropriate master bathroom and closets.
Since the house sits on one and a half original lots, the obvious place for an addition was to the side of the living room. The master bedroom and bathroom stack immediately above it.
So the concept is, a first floor family room which will connect to the central hall of the house via an open gallery along the back of the living room. The gallery will be designed such that it does not compromise the integrity of the living room and you can walk to the family room without going thru the living room.
A new master bedroom will stack above the family room. It will have a small porch overlooking the back yard.
The former master bedroom will be turned into his and hers baths and a laundry room.
In addition, since I love basements, I wanted some decent basement space. Houses are easier to work on if they have basements and I knew we could use the space. So I decided to put a basement under the addition.
I was never happy with the bounce in the living room floor. The original joists suffered termite damage. And although the termites are long gone, and the joists were sistered with new lumber, the floor just didn't feel sound to me. So we took this opportunity to tear out the living room floor and replace the floor structure and flooring. In doing so, we gained access tot he crawlspace under the living room in order to dig it out and expand the basement.
Due to adjacent footings of a garden retaining wall and the existing house, we adopted a stepped footing and foundation wall design.
The task at hand, was "how to hold up the house, while we dug a basement under it?".
Our house lacked a large family room. We spend all our time in a small seating grouping at the end of the breakfast room. Our house also lacked an appropriate master bathroom and closets.
Since the house sits on one and a half original lots, the obvious place for an addition was to the side of the living room. The master bedroom and bathroom stack immediately above it.
So the concept is, a first floor family room which will connect to the central hall of the house via an open gallery along the back of the living room. The gallery will be designed such that it does not compromise the integrity of the living room and you can walk to the family room without going thru the living room.
A new master bedroom will stack above the family room. It will have a small porch overlooking the back yard.
The former master bedroom will be turned into his and hers baths and a laundry room.
In addition, since I love basements, I wanted some decent basement space. Houses are easier to work on if they have basements and I knew we could use the space. So I decided to put a basement under the addition.
I was never happy with the bounce in the living room floor. The original joists suffered termite damage. And although the termites are long gone, and the joists were sistered with new lumber, the floor just didn't feel sound to me. So we took this opportunity to tear out the living room floor and replace the floor structure and flooring. In doing so, we gained access tot he crawlspace under the living room in order to dig it out and expand the basement.
Due to adjacent footings of a garden retaining wall and the existing house, we adopted a stepped footing and foundation wall design.
The task at hand, was "how to hold up the house, while we dug a basement under it?".
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