Final Grading in Old Folsom

Hello and welcome back to Local Fruit in Folsom, Ca. The past few weeks construction really seemed to slow down as the work in progress was interior, detailed and time consuming. The finish trim took a full two weeks to complete and was followed by a week of interior painting and prep. This blog is about grading, water permeable surfaces and the beginning of landscaping for our new home in Old Folsom.

Graded future patio and sloped side yard

Two exciting milestones occurred last Monday: final grading and the delivery of the solar panels. Quality final grading is critical to all construction projects to ensure water drainage is adequate, but even more so when dealing with a narrow and sloped lot. Our lot drops 10 ½ feet from the southeast corner to the northwest corner, which may not seem like much except the lot is only 50 feet wide so the slope is significant across a short distance. Returning the slope to the original grade is important to prevent water damage and to protect the heritage oak trees. A sloped lot also means that we should plan for the water that will come from neighbors uphill…at least we know the area well and understand where water runs in the rainy season.

The grader was a real master, a man named Martine with incredible skill. He brought equipment including a tractor that was about 25 years old and wonderfully patched up. The seat was 100% covered with red tape and there was a rag used to plug a hole in the sidewall of one the tires. To me, Martine had an uncanny resemblance to a Mexican version of Dustin Hoffman, especially when he was concentrating on the job at hand. We walked the lot to review our design-not an engineering plan but the simple design drawing from my PC home design software-a print out which is not technical enough for a grader. Martine then walked the lot with his hands out, mentally calculating and “feeling the flow” of the lot. Several hours later, I went home to pick up a few cold beers and returned to find the laser shooting the back yard. Martine said he was 1 ½” off in one corner which is amazing because we did not provide any before of after measurements. Think about it… a true master who read the slope, returned the soil perfectly to original grade (which he had never seen) and did it all using old school gear with no measurements. I think this was a challenge for Martine and he seemed to enjoy the challenge. I was honored to meet him and to watch him work; I can recommend his work without hesitation to anyone need a good grader. It is so inspiring to watch a master tradesman in action, especially a magician like Martine!

Landscape design - patio, trees, trellis, grapes (makes sense?)

It is satisfying to start laying out the landscaping, at least enough for the landscapers to bid on the project. We are hands-on owners, especially with the landscaping and landscape design. A dear friend used the term “No dry cows” which means don’t plant anything that is not productive. We hope to grow plants & trees that are edible, or at least have other household value. There will even be four raised beds so we can plant a spring/summer and a fall/winter garden. The City provided compost bin has been in use for several months, and we are beginning to haul potted plants from our little rental yard. We must be careful, or the deer will get to our plants before we can install fencing. Between the birds, dear and occasional worker, the figs have been well eaten this summer!

We originally planned to have water permeable surfaces for our hardscape, which means pavers or hard surfaces that do not create runoff. Rainwater should filter through the patio or sidewalk to the soil and become groundwater, verses draining off on the surface to the storm sewer and away from the soil. Worse yet, uncontrolled runoff causes erosion and damage to the municipal storm sewer system.

Unfortunately, our project has cost over runs in other areas, and permeable surfaces are no longer an option. The most attractive hard surface is stone, which is now out of the budget. Stamped and stained concrete may be what we end up with.  concrete provides more color and texture options and should be very attractive. The current design has a much reduced the patio area to create more planting areas for small fruit trees and ground cover. This will give us the best of both: more beds and greenery and a smaller more intimate patio for the outdoor dining area.

With a little creativity, a slope is a landscaping asset! Even a narrow lot looks better with grape vines, yes? If we put grapes on the fence, perhaps the deer will nibble on grapes and quince, and leave the roses alone.


Solar Panels on the west side of the roof

The solar panels were installed today, but are not yet hooked up. I will blog about the PV system in a week or so.

Drywall, stairs and figs



Installing sheetrock over foam insulation

Hello and welcome to Local Fruit in Folsom, Ca. This is a quick blog entry to show construction progress for this week. After insulation was installed last week, and inspected, the drywall was installed this week. The next step is to tape and texture the walls. The texture will take a few days to install because is it done by hand, and should take a few days to dry.  Thankfully the weather conditions are ideal for texturing and drying.

The construction schedule is really picking up pace and things will come together quickly now.

• 

  Apartment kitchen

  This week Walls, stairs to garage
• Next week tape, top, texture the walls
• 2 weeks out install trim
• 3 weeks out paint 
• 4 weeks out install cabinets

   
Wow. Now that the walls are built the rooms have taken on a completely different look and feel than when the walls were just studs. There are still many decisions to make in a very short period of time, including colors. Choosing colors has always been a challenge for me and may cause more than a little stress. there are sample colors on the exterior but narrowing down the options from the top three to the perfect color can take a long time in our house.


Looking down at the fig tree and across to the sunny front yard

We walked to the house tonight. It was a pleasant summer evening and as we neared the house we noticed that the stair stringers had finally been installed to allow the sheetrock workers to access the apartment. This picture shows the fig tree and main house from the landing. Someday soon we will be able to pick figs from the landing!



Investing in Insulation

Hello and welcome to Local Fruit Folsom. This week’s blog is about insulation and the building envelope. Throughout our new construction home project the focus has been energy efficiency. We chose to invest in building a quality envelope around our living area because our goal is to minimize our utility bills and try to get to a net $0 in annual utility bills.

 

Soy-based closed cell spray foam in exterior walls



After using advanced framing to maximize the energy efficiency from a structural and framing basis, we selected highly efficient windows and turned our focus on the insulation of the building envelope. The objective is to build a very efficient home and use a solar PV system to minimize the actual purchase of utility power. When focusing on energy efficiency, the absolute most important element in the design of the home is the insulation.

 

Open cell foam under the roof deck



We attended Greenbuild in 2009 in Phoenix and saw a demo of a hybrid system at the CertainTeed exhibit. Seeing an actual demo structure allowed us to better understand what we were asking of our builder in 2010, and of our insulation subcontractor in 2011. Learning about the envelope and advanced framing also helped us to choose a quality builder who had experience with green building techniques.



Our house is constructed using four different types of insulation:



• Roof deck - 8” of open cell spray foam to achieve R30



• Exterior walls - both closed cell soy-based foam and blown cellulose to achieve R27



• Floor – Fiberglass batts



The house was framed using 24” x 6” on center advanced framing. This means that the framing is 24” apart and the exterior walls are 6” deep to allow for very thorough access during the insulation phase. There is not an exterior surface that is not extremely well insulated. In the walls, we decided to go with a hybrid system that includes 2” of closed cell foam and 4” of blown cellulose. Closed cell foam has many advantages but is extremely expensive compared to open cell foam or cellulose. By using only 2” of the closed cell foam we gain the benefits of a tight seal, added structural rigidity and improved wind resistance for the home. Closed cell foam is made from soy beans and does not allow water or air to pass and it is mold and pest proof. However, when reviewing costs it became evident that 6” of foam does not deliver as much R-Value per dollar as a combination of insulation methods.

 

Quite a few of the contractors wanted to be involved in a green project, but lacked actual experience. We chose Gai Kirkegaard to build our home because he had already built a LEED Platinum home in our town: he talked the talk and walked the walk. He even drives one of the most efficient cars available-proof that he lives efficiently. When talking about the envelope or advanced framing, Gai and his team truly understand the intricacies of green building.

This week was exciting as both the roof and insulation were installed. The insulation installers make a terrible mess, but as soon as they clean up we can schedule the insulation inspection. After that drywall starts and we can start counting down the weeks until we get to move in. Whoo-hoo!





Lumber Mold

House with siding and shingles

Hello and welcome to Local Fruit. It has been a few weeks since I last posted an update on the construction of our home. Although framing and trim have taken longer than we expected, the project is moving along quickly now!

The siding shingles and trim are almost completed, as are rough plumbing and rough electrical. This week’s short blog is about an incredible process to protect and preserve the wooden members of a construction project using a corn product that also cleans the wood beautifully.

 

Mold stain on framing



Lumber Yard Molds



When framing in the winter, like we did, lumber comes to the job site from the lumber yard in a variety of conditions ranging from damp to slightly discolored (lumber yard mold). Depending on how much exposure the wood has had to rain and the sugar content of the wood, the lumber yard mold may range in color from green/blue to grey to black. In our case, the house and apartment were framed during a very long rainy season. Here is a photo of the lumber yard mold in the apartment structure. After questioning the builder about the growth in the wood, we decided to get an independent test of the wood just in case there were spores that were dangerous. After all, only a tape test analyzed by a qualified (certified) mold specialist can determine what species are present and make recommendations as to the removal of the growth.

 

Corn cleaning product


The tape test confirmed the presence of lumber yard mold in the apartment and in several areas in the main house. After speaking with our builder, we decided to remediate the condition using a company that follows a two-step process to treat all exposed wood: remove the growths using high pressure blast of corn fractions (like corn meal) and then apply a weak borate solution. Both steps are completely natural and chemical free, contain zero VOC’s and improve air quality after use. But this is why we chose to proceed: the end product is a clean structure at a reasonable cost.



Corn fractions after cleaning



  

Corn fractions up close

 



Borate Solution - 100% natural



After power blasting the wood, the team used air pressure to blow out all dust and debris from the house. Then they applied the borate solution which is claimed to prevent mold, mildew, moss, fungi, termites, etc. The remediation company, MoldGaurd USA, Inc. backs up their marketing claims with a guarantee against future growth.

The very green process is used in commercial multi-family construction projects to reduce both cleaning costs and liability of future mold growth. The before and after photos on their web site are very convincing and in our case the house was spotless when the team left. Unfortunately the electrician and HVAC guys came in the next day and made fresh sawdust… more for us to sweep each day.

 

Our builder, Gai Kirkegaard Construction, is calling for the framing inspection this week, and insulation installation next week. The heart of this house is the envelope, with efficient windows, clean walls and great insulation. The next posting should be about out insulation and our application to the California Advanced Homes Partnership for energy incentives.

The New White House in Old Town

White House

 Hello and welcome to Local Fruit. The entry this week is just for fun!  The house is taking shape and is wrapped in white moisture barriers – Tyvek on the exterior walls and a roofing under layer on the roof surfaces.  It is all white right now, and very visible from across the river.

View from the parking garage toward Sutter St.

This photo shows site work at the old rail yard which is being redeveloped in Historic Folsom.  Combined with the City of Folsom’s renovations on Sutter Street and the facades being rebuilt, the old merchant district is beginning to sparkle again.  The City is celebrating with a grand party on May 7^th, 2011.  For news, go to http://www.folsom.ca.us/depts/redevelopment_and_housing/redevelopment/sutter_street_revitalization_2010/default.asp .

View of Lake Natoma

Negro Bar at Lake Natoma (Folsom Lake State Park)

Rainbow Bridge & the old truss bridge (American River)

These photos were taken from across the American River and provide a glimpse of why we enjoy Old Folsom so much.  The area has character: history, wildlife, and plenty to see and do. Within the Historic District are charming neighborhoods, a state recreation area with river access and bike paths, restaurants and funky retail shops.  There is plenty to see and do, with street festivals and events throughout the year.

Skin on the house

Hello and welcome back to Local Fruit!



Wrapping the moisture membrane



The house project has really picked up pace the past week now that the sun has come out. Framing in the winter means weather delays but our builder’s guys worked through most of the weather. Once the felt was on the roof the guys worked rain or shine.

This short update is mainly to show the skin – outer areas – of the building being applied and installed. The term “water-tight” means that the roof materials are installed to a point of protecting the interior area from rain, the building is wrapped and the windows are installed.

 

Roofing underlayer



The felt product on the roof is pretty cool. It is attached with staples and plastic discs to make a secure water-tight connection. The material is textured and not slick even when wet so it is not slippery to walk on. The roof was covered for a few days, then the vent holes were cut in… in time for the rains of March!



The wrapping of the exterior is standard procedure to create a moisture barrier before the siding is applied. The siding is on site and will take about two weeks to apply.

 

Men installing windows



Windows were delivered yesterday. They are Milgard Tuscany windows, very efficient. Being in the Historic District, we needed to use single hung windows. However, several windows in single hung style do not meet the code requirements for egress. Our window man recommended casement windows that look like single hung- a great idea when trying to meet the conflicting requirements of the City Building Department and the City Historic Commission.

 

Door jams were ordered and temporary doors will be installed to make the house secure. Of course we will need to leave windows open to continue drying the lumber that was exposed to rain for weeks.

 

So now that the building’s skin is being installed, we are taking measures to allow air circulation and increased ventilation so that everything is dry enough in a few weeks to install the spray foam insulation. Even lumber that feels dry to the touch - including some types of lumber yard materials - can actually have a moisture content of up to 16% in California.

 

Now that the rainy season is about over, we are excited that the project is moving forward again. It is fun to drop by the lot and visit the contractors and to watch the neighbors pointing at the house as they walk past. This week windows and gutters were installed. Next week the siding starts to go up.

We are eager to have construction finished and to be able to move in. Even Zoe the dog is happy to go hang out at the house and be stimulated by all the sites, sounds and smells of the project. 

Front of the house



 



 



Advanced Framing in Folsom

Hello and welcome to Local Fruit. The entry this week explains why we chose to invest in the envelope of our home, and specifically highlight the advanced framing techniques that are at the heart of our green construction.

When we started planning for our future home, we spoke with several contractors, architects and designers who all were very competent and professional. However, the top priority on the house is energy efficiency and we wanted to build a home that was designed to minimize electricity and gas usage, and thus cost less to operate in the years ahead. Two phrases were used commonly by the builders with green building experience: “invest in the envelope” and “advanced framing”. The logic is sound – design a solid and well insulated envelope around the living areas; the cost to heat and cool the occupied spaces will be greatly reduced, resulting in a lighter impact on the environment.

The envelope consists of the exterior walls, windows, under the first floor and the attic, in short the entire area that separates inside conditioned air from outside air. Most buildings have leaks caused by spaces that were too small to insulate when built, like electrical outlets and wall corners. By using advanced framing techniques the objective is to allow each and every inch of the envelope to be designed to minimize energy waste. Even the windows were chosen to be as efficient as the budget would allow.

 

Advanced Framing Walls and Floor



 Advanced framing is very cool to watch. The joists and trusses are ordered to the specs of the home and are delivered on site. The lumber is built to the specs of the actual framing requirements per the structural engineer, so very little waste is created at the job site. The floor joists pictured here and wall framing are 2x6 installed 24” on center to both maximize strength and allow for insulation. That means the walls are 6” deep and the studs are 24” apart to maximize capacity for insulation. The location and size of windows is factored into the overall rating for the envelope as well. The result is an integrated system with a higher R-value for walls and attic, which help to significantly lower future utility expenses. Simply using advanced framing techniques can result in a 5% reduction in heating/cooling costs, lower materials costs and a labor savings of 3-5%.



So far, our home is still in the framing stage and the walls are being built at this time. Our builder, Gai Kirkegaard, and Anthony Juarez-Lessing's framing team are doing a great job. They are wonderful guys and we enjoy watching them work. The roof trusses were delivered last week and should be put up this coming week.    

 

Wall and Window Framing



Two of the next tasks are all about energy: insulation and rebates, both are at the heart of the project and are worthy of future blog posts. After all, this is a cool project in a cool area, but our focus is energy and expense reduction. It is exciting to see the house come together!

Roof Truss Delivery