For Larry M.

Our friend Larry M. has asked me several times to post an image with the floor plan/layout to this blog. He has seen the drawings on paper and asked why they're not posted to this blog. Well, here they are. The first image shows the main level/first floor. That includes two bedrooms located on opposite ends of the house. The master bedroom is on the East side (the right side of the image) and the guest room/office is on the West side (obviously on the left side of the image). The heart of the house contains the kitchen, dining and living rooms all open in one big great room (okay, not so big, but it will feel much more open than if we walled off each room). The entrance to the house will be on the North side (at the top of the picture) just across from the stairs into the basement. In the spirit of Frank Lloyd Wright's designs, when one walks in, the ceiling will be lower and as one turns to the great room, with the roof slanting/rising up, the eyes will be drawn to the expanse of windows on the Southern side.

The lower level (aka the basement) will have a third bedroom and rough-in plumbing for a third bathroom. The washer/dryer will go into the basement as well. Eventually we will divide the basement a bit more to add a media room with my wine collection, and there will be a workshop (future airplane building area).

Solar, Solar Everywhere

Yes, I know it's been a long time since we posted anything. The state of the financial markets left us scrambling to find financing after the lender the mortgage broker found for us decided they were no longer going to do construction loans. So we had to start over with finding a bank. More on that later.

Solar, Solar Everywhere - in Bavaria that is. Andreas and I just returned from a Christmas trip to Germany to spend the holidays with his family. One of the things that struck us on this trip was how much solar energy is being captured in Germany. Old barns, old farm houses, new houses, and commercial buildings of all sizes had solar PV panels capturing energy and/or solar water heaters. It was amazing and refreshing. Hopefully that's something we'll see in our country in the not too distant future. Hopefully Obama's commitment to green collar jobs and potential tax incentives for renewable energy options will lead to more affordable solar power in the U.S. Cost certainly is an issue for us, which is why our house will be solar ready instead of solar powered.

It's Easy Being Green

We've posted earlier blogs about the EarthCraft Virginia certification program. On Tuesday, we met with Chris Conway, our EarthCraft technical advisor; John Spears, our architect; and Aaron Holmes, our construction manager, to review the EarthCraft certification standard and to determine if we met the requirements and could achieve enough points for the house to be EarthCraft certified.

EarthCraft has three levels of certification: regular EarthCraft House, Tier 2 (known as EarthCraft Select), and Tier 3 (known as EarthCraft Premium). As you might guess, the required standards are even more stringent for tiers 2 and 3 and more points are required for each higher tier. (150 for regular, 200 for tier 2, and 230 for tier 3)

It took over three hours to review the certification technical standards worksheet line-by-line and compare that with our house plans. Since we set out for this to be a green house, we expected to easily achieve the regular EarthCraft House certification. After the careful review, it became clear that we had met all of the requirements for EarthCraft Premium certification AND we earned 462 total points as we calculated them. The certification restricts the total number of points that can be earned for certain categories (e.g., Durability, Energy Efficiency) and when we capped our points for these categories, we were still left with 331 points. Since Tiers 2 and 3 are new categories as of April this year and, to the best of our knowledge, no one else has built an EarthCraft Premium certified house, we have a chance at being the first EarthCraft Premium House in Virginia. That would be wonderfully amazing if we can make it a reality.

Kermit the Frog says it's not easy being green. I beg to differ. It is easy - you just need the right architect!

GreenFest

GreenFest is starting in DC and it ends on Sunday. I'll arrive home from California on Sunday morning and plan to go on Sunday to sit in some educational sessions and walk the exhibit floor. Check out their site: http://www.greenfestivals.org/.

Certifiably Crazy

While some people think we're certifiably crazy for embarking on this project (instead of just buying an existing house), we think it would be crazy to buy a traditional (energy inefficient) house in the DC area that we don't really like and then have to put a lot more money into updates and upgrades. This way, we get what we want in terms of style of house, sustainability in construction and living, etc.

Speaking of certifying, we attended a green building class in Roanoke this past week for the EarthCraft Virginia certification program. This training was geared for construction companies, architects, etc., but they allowed us to attend as owner-builders. The EarthCraft certification is like LEED for homes, but it's a much less expensive certification process. The program started in the Atlanta area and, to date, more than 4,500 homes have been certified by EarthCraft. The program expanded into Virginia just a few years ago and they are hoping to certify several hundred homes annually in the Commonwealth.

The seminar focused on how the certification program works. There are minimum requirements that must be met in order to receive EarthCraft certification, then there are other points a builder has to earn in addition to the minumum requirements. Many of these requirements are tied to energy efficiency. For some homebuilders, this will take some significant change to their construction practices in order to achieve certification. For us, since we have intended the house to be environmentally-friendly from the start, this is a validation to ensure we are actually building green.

We've been assigned an EarthCraft technical advisor who will oversee our construction and conduct some on-site inspections to ensure we meet the required standards. We're very hopeful that we'll achieve this certification.

What a Surprise!

I opened my email to grab and then post the scanned image of the building permit, and received a delightful surprise. Our house designer, John Spears with Sustainable Design Group, emailed me some artistic renderings of the house. Computer imaging is truly amazing. I hope you enjoy seeing these as much as I did.

Building Permit

Three Steps Forward....

So many things came together this week and we're very thankful for that. First, as Andreas posted, the CBIRT meeting went well on Wednesday. Second, on Wednesday evening, we received the completed appraisal, and the value of our project was better than we had hoped for, which should allow us to obtain the financing we want. Third, on Friday morning, the City issued the building permit to us.

The 30 day appeal process (whereby City residents can appeal the issuance of the building permit) is counting down - it ends on November 16th. We scheduled closing for the land for November 17th (tentative date which will be changed only if there's a valid appeal of the building permit, which we don't expect since we didn't ask for any variances and everything is in line with the city code).

We're now working on the co-ownership agreement with our lawyers, developing the detailed project plan, and awaiting the final confirmation on the financing (the loan underwriter will be going through the appraisal with a fine-tooth comb in the next few days). Also, I'm working on a public relations/marketing plan for this project to give visibility to environmentally friendly design and construction principles, and to recognize our partners who are collaborating with us on this project.

Sea Birds

The City of Falls Church has a public review process for the approval of grading plans - the Chesapeake Bay Interdisciplinary Review Team (CBIRT). Each grading plan gets discussed at the CBIRT meeting; neighbors within 150 feet of the property are invited, and a public notice appears in the Falls Church News-Press.
Today was our turn.
Normally, people show up to complain about one aspect or another of the proposed construction (even though, strictly speaking, the meeting is only about grading, zoning, and tree preservation compliance). I had a bet with the City's Zoning Administrator that someone would turn up to complain that the house was too small.
Well, nobody showed up to complain - and within a half hour the meeting was over. Our grading plan now has a big "APPROVED" stamp on it; and with the grading plan approved, we can now go and collect the remaining signatures on our building permit. The hope is that within the next day or two, we'll have our building permit issued as well.
And then, we waits.
Our contract for the land is structured so that we close 30 days (to allow for appeals) after issuance of the building permit - we wanted to avoid owning an unbuildable lot. So our next challenge is to find financing. As Mike wrote in an earlier post, Debbie Perper is working hard for us on that aspect. Tentatively, we've scheduled closing for the middle of November, more than a year since we first started this process.
I should say that everyone at the City has been wonderful, especially in working around the fact that we don't technically own the lot yet - all plan and permit approvals are typically issued to the property owner, and only after tree protection and sediment control has been put in place. But with a few quickly drawn-up letters of agreement (we agree to put tree preservation and sediment control measures in place within 7 days after closing on the lot) we were able to work around this. I'm sure not every municipality is this helpful.
It feels like we're on the home stretch.
At least until we start with the building portion!

Appraisal Coming Soon

One aspect of obtaining a construction loan is getting an appraisal for the project (land value + building value). Given the volatility of the financial markets this past week, we were understandably a bit concerned about how the appraiser would view our project. Tonight we received an email from our mortgage broker stating the following:

Just an FYI that the appraiser loves the plans. Here is some of what he has told me:

We are working on Falls Church property. It is an inspiration what they are doing.

The subject property is extremely close to West Falls Church Metro, where there is to be a large new town to be built this Spring.

They are so smart and got a great price on the lot too. Brilliant! Appraised value will indicate an entrepreneurial profit after all costs (acquisition & construction). $X-$X at the end of the day.

Again it is such a blessing/inspiration to be a part of this process. I repeatedly communicate to people of how great open floor plans/contemporary architecture is. My favorite modern edifices are Dulles Airport, the East Gallery and Falling Water.”

We should see a report early next week I hope.

The appraisal is the key ingredient for our financing. Without financing, there's no Falls Church Erdhaus. Needless to say, this email made our day. Sorry for X-ing out the numbers in the quote above, but you understand.

Canadian Center for Architecture

I'm in Montreal, Canada for work this week for meetings at the International Civil Aviation Organization (ICAO). The U.S. Delegation met for dinner this evening and since we all share an interest in architecture, visited the Canadian Center for Architecture. The CCA had an exhibit called, "Some Ideas on Living in London and Tokyo by Stephen Taylor and Ryue Nishizawa". It was quite an enjoyable exhibit; the contemporary design of the Tokyo architecture was quite appealing to me and both architects were effective in their use of very small lots. Here's how the CCA describes this exhibit:

"The exhibition marks the first North American presentation of residential projects by Taylor and Nishizawa and reveals their ideas addressing the challenges of building homes in existing city environments. Due to their scale, extensive built environment, and existing efforts to grow the city from within, London and Tokyo face similar urban development issues but occupy cultural contexts in which themes of proximity, privacy, community, and public space take on different meanings and require distinct solutions."

Financing in Today's Market

In an earlier post, I discussed the house design and noted we were planning 2 bedrooms and 2 bathrooms. That's in-line with the concepts put forth by Sarah Susanka and other followers of the "Not So Big House" philosophy. However, the banks probably don't subscribe to that philosophy and we've been advised by our mortgage broker to finish the 3rd bedroom on the lower level so the house will be a 3 bedroom/2 bath house. That's a little extra money and more work for us up front, but should help significantly in the valuation of the house so we can get the necessary bank financing to make this project a reality!

Are We There Yet?

Whenever folks ask when we'll be in the new house, my standard response is, "hopefully this time next year." I've been saying that for about 6 months now. This process reminds me of the many family vacations where I sat in the back of the car asking, "are we there yet?" for hundreds of miles, driving my parents crazy. The patience that was required on my part was always worth the reward of the vacation destination. I'm sure the same will be true of the house construction project. (Of course another benefit of the house project, unlike the vacation, is there's no tortuous drive home - once the house is built, we'll already be home!)

And there are signs we might be getting closer to the construction phase. The fine folks in the City of Falls Church had some questions about the tree preservation plan and the grading plan. The companies that developed those plans finished their work in response to the City's questions/concerns at the end of last week, so the revised plans can be submitted to the City at the start of this week. Hopefully our vendors did their work properly and the City will soon issue the building permit. Once we have that, we'll schedule the closing for the land and line up the tree removal company, excavator, and concrete company for the footers and foundation prep. Hopefully, we'll be able to break ground by early November before it gets too cold and the ground freezes!

Amicus Green Building

After I published the last blog, I thought of something else I wanted to mention - that is a store in Kensington, MD that specializes in environmentally-friendly products. The store is called Amicus Green Building supply. We got a quote for our kitchen cabinets from them and we're planning to buy our soy-based stain for the concrete floor there. We're also intrigued with a product called American Earth Clay plaster. I received an email from Amicus promoting a seminar on applying this plaster yourself and called within two days of getting the email. But by the time I called the class was filled. So I'm now on their waiting list.

Check out American Clay at http://www.americanclay.com/ and Amicus at http://www.amicusgreen.com/.

Bad Blogger

I was reminded yesterday and today that I haven't been a good blogger. Unfortunately, not a lot has been going on with the house. The City of Falls Church had some comments on the building permit application, so the architect turned his changes around rapidly. It has taken longer than I expected for The Care of Trees to finish the tree preservation plan changes and for Huntley Nyce & Associates to finish the grading plan changes. But we hope that those changes will be complete soon and the City can then finish its review of the building permit. If no more changes are required, we could have a permit soon. Or not.

Once we have the permit, we will schedule the closing on the land (we haven't purchased the land yet, but will do so approximately one month after we get the building permit).

We've been working with the mortgage broker on the financing package details (we'll now finish the third bedroom on the lower level to have a 3BR/2BA house -- with rough-in plumbing for a third bath -- which will help increase the appraisal for the loan). The quotes for some of the work came in higher than we were originally led to believe they would by our construction manager, Chad, with UBuildIt, but we've been working to get those bids down to much more reasonable quotes for today's (slow) construction market. We want the subcontractors to make enough of a profit that they can afford to eat, but we don't want to pay them so much money that we won't be able to afford to eat once we're in the house!

I've traded messages with my insurance agent about the necessary coverages for a construction project, since we'll be the general contractors, and I hope we'll be able to talk in real time soon.

Let me know if you have any questions....post a comment and tell me what you're thinking.

A Bit About Our House Design

Another of the good things about our future neighborhood in Falls Church is that there's no one prevailing architectural style. Glancing up and down the street, one sees old farm houses, craftsman style homes, colonials, cape cods, ranches, and even some contemporaries. So our little house will fit right in -- it's yet another style (green modern, in the absence of another name to describe the architectural genre of our house) to compliment the diversity of the neighborhood.

Our house is one level plus a full basement. 2 bedrooms with 2 bathrooms. Each bedroom suite is positioned on an end of the house, with the master suite at the back of the house (eastern exposure, quietest part of the lot). In the center of the house is an open floor plan great room, with kitchen, dining, and living rooms. There are five sliding glass doors on the south side and three on the north side, with a deck surrounding the house to allow for an indoor-outdoor flow during parties, etc.

As you see from the sketch, there's a "shed roof" rising towards the southern sun, bringing the ceiling from about 9 feet to about 15 feet. This helps prevent the small house from feeling too small while allowing more winter sun to warm the house.

We are going for a modern look, without the coldness that some modern homes project. Our friends and family are welcome in our home and we look forward to (some day) opening our doors to you.

Not Much Action

Not much new to report. We're still shopping and pulling together the list of fixtures, etc. for the detailed budget. We had a conference call on Friday with Chad Hackmann from UBuildIt to touch base on the bids he has been receiving for the hard core house structure(framing, foundation, etc.).

While on the Eastern Shore for my cousin's wedding, we reviewed the list of licensed tree companies in the City of Falls Church and paid Dan (my sister's fiancee) $20 to call all of them for their email addresses and fax numbers. We sent the tree preservation plan to several of the companies and we're awaiting bids on pricing to cut down the trees that need to be removed. We've also asked them to suggest a sawyer or mill that could cut then kiln dry some of the trees to our specs so that we can re-use the wood in the house.

While we've been staying on top of these details, there's no major progress to report.

Shopping Mania, Learning from Those Who Go Before Us

While the application for building permit is under review by the City, we are now searching for everything that will go in the house, from bathroom tiles, to toilets and wash basins, to cabinets, to windows and doors. There's so much to consider, we've developed a 33 page Word file to capture ideas of what we like, including descriptions, photos, and (importantly) prices. There's so much that we like that's simply out of our price range. For example, we really love Paperstone countertops as an option. They're environmentally-friendly, using up to 100% of post-consumer waste paper. Paperstone is made from cellulose fiber (paper) and a non-petroleum phenolic resin derived in part from a natural phenolic oil in the shells of cashews. I love cashews! But at $3,000, one wonders if the less environmentally-friendly formic option might make more sense given our budget constraints.

Yesterday, during our shopping excursion, we visited Amicus Green Building Center (http://www.amicusgreen.com) in Kensington, MD. I've wanted to go there for a year or so, but now had a real reason to visit their showroom. It was smaller than I expected, but they had a good variety of products suitable for our green home. The sales guy we talked with (Trevor) seemed excited when we told him our architect was John Spears with the Sustainable Design Group. Trevor showed us some kitchen cabinet options, called "EcoFriendly" (http://www.executivekitchens.com), soy based concrete stain for the floors, the Paperstone referenced above, and American Clay plaster, which we're considering for the walls.

After spending a couple of hours at Amicus, I drove Andreas to see the Hartnett House (see the link to the right for Mr. Hartnett's blog), which is under construction in Montgomery County, not too far from the Amicus store in Kensington. Andreas was impressed with the Compressed Earth Bricks (CEBs). But we both were concerned about the forms that were installed to hold the concrete as it's poured to form the vertical pillars, locking in the CEBs. In a few areas, the forms were not strong enough to hold the weight of the concrete. As a result, the plywood appeared to bow, pulling the nails out of the CEBs, creating a "potbelly" appearance in those the columns, and in some cases, shifting the CEBs, so there were gaps between the bricks.

We're counting our blessings having someone go through this process with the same team right before we do. All of these challenges seem manageable, especially if we know about them beforehand and can take appropriate precautions, since we're able to learn from the mistakes of the pioneers.

Please Disturb Responsibly

Just a small side note on our building permit application. The State of Virginia requires listing a "Responsible Land Disturber (RLD)" on the building permit application. The RLD is the person responsible for ensuring erosion and sediment control during the construction process. Well, since we don't have a general contractor (who would usually be the RLD), we have to do this ourselves.
The Virginia Department of Conservation and Recreation certifies you online (http://www.dcr.virginia.gov/soil_&_water/es_rld.shtml); you pay $90 and then take an open-book test. I am proud to say I got 100% correct and am now a Responsible Land Disturber. But that also means that I now have to be out on the lot all the time to check on mud fences, and all the other good stuff we'll have to put up to make sure our neighbors' gardens don't get flooded with our dirt.
As long as I get to wear my hard hat!

So You Wanna Build a House?

I'm not sure what led us to the point of wanting to build a house. I've always loved houses in general: architecture, design, and construction. When I was a kid, I used to bike through the city I grew up in to look at the different styles of houses. I've kept my eye on the real estate market, wandered through open houses on occasion, and drew house plans and elevations for houses I thought would be cool to live in.

As the DC real estate market started to cool off, it seemed to me that it might be a good time to look at what options might be available. We casually looked at several homes, all of which had a list of problems that would require extensive renovations. At the price point for these homes, renovating wouldn't be in the budget for years to come. Many of these houses were extremely energy inefficient. Others were simply out-dated with 1980's kitchen cabinets and linoleum flooring. None of them were modern design. And the vast majority of them were huge, with bedroom after bedroom that would go unused.

Several years ago, Mom and Bill had bought me a subscription to Dwell Magazine, which contained many homes that were really cool looking, and which seriously introduced me to the concept of a "green" house as a viable option. They keep renewing the subscription and I read each issue religiously, learning with each turn of the page. Then a lightbulb went off in my head (or maybe Andreas said it often enough that I finally heard it). Why not build what we want rather than move into someone else's house and modify that to meet our needs?

And that's the start of the journey. In future posts, I'll write some more about the path we went down, considering pre-fab (of different shapes and sizes) and detail some stumbles we had along the way. Many people have helped us significantly with our learning process, and we've put together a good team that have counseled us through the planning and implementation phases. I'll introduce you to some of those folks too. More to come...