March 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: Ready for Spring - A Glorious San Rafael Addition Clears Design Review!
2. Tips: Add a Second Unit
3. Green Building: "Wasted Trees", "It's in the Ducts", "Care About Your Health? Move to China!!!???", "Add a Second Unit!"
4. About Remodel Guidance
5. Meet the Designer
6. News & Upcoming Events: San Rafael Second Unit Workshops Continue, Upcoming Classes in Marin County, San Francisco and Sonoma County
7. In the Works: Projects appearing in future issues
8. Contact Us

Radachy Residence, San Rafael, CA: Two Story Addition, Kitchen Remodel (616 SQ FT Basement Addition, 601 SQ FT Main Floor Addition, 150 SQ FT Kitchen Remodel)
Contractor: TBD, Owner/Builder

Bridget and Drew Radachy have a vintage 1940s home in San Rafael, a young son, and a new baby daughter. They loved the period details of their house, and were content with the three bedrooms and two baths they had, but were finding their common areas cramped and the kitchen isolated. They contacted Remodel Guidance with the idea of expanding the back of their house by opening the kitchen to a new family room and adding a playroom below, but were uncertain about how to approach it, especially given the existing roofline and a majestic redwood tree close to the house:

Existing Home

They felt that simply "filling in" the back of the house would not provide enough space, and were understandably attached to the redwood tree. Their backyard is sloped and was hard to access and utilize. The existing split-level deck, added well after the house was built, was inconvenient, "unsympathetic" to the architecture of the home, and afforded little privacy from the uphill neighbor. We set to work on a design that might meet their needs. A flash of inspiration (and a lot of hard work - ed.) yielded the design below:

Proposed Design

We borrowed the new roofline from Craftsman home tradition; it conveniently wraps around the redwood. In keeping with the vintage theme we proposed a covered porch, which also offers privacy screening from the neighbor above. We emailed the design idea to the clients and waited anxiously...

Drew responded that Bridget had one thing to say: "Loooove it!" She later explained that they had considered this to be their starter home, but after seeing the design have decided to stay put until they "trade it all in for a sailboat." On that note we continued, adding a deck and stairs to provide access to the backyard from the porch and the uphill side of the house. The curve in the deck surrounds a waterfall that feeds a wading pool for the kids. The next challenge was the redwood tree.

After consultation with an arborist, we learned that we could build near the tree, but had to avoid excavation near it, and support the adjacent wall on a pier and grade beam foundation. On that wall in the basement, we designed a desk and daybed over the portion of the foundation that can't be excavated to floor depth.

Lastly, there were permitting issues. Design Review seemed unavoidable, so we decided to "shoot for the moon" with the size and scope of the remodel and compromise from there if necessary. It took several revisions and additions to the application, but the design passed without changes. Once the structural drawings are completed, it's on to the Building Permit and construction! We'll be checking in with the Radachy's in a later edition.

2. Tips: Add a Second Unit

In 2003, the State Assembly of California passed Assembly Bill 1866 which mandated that local governments provide a procedure for approving second units for single family homes which involves no public hearing(s) or discretion (a "ministerial" path to approval in the official lingo.) This was intended to encourage second unit development by removing a major obstacle in the approval process, namely public opinion and objection. While local governments are permitted to establish guidelines for ministerial approval, most California Planning Departments now have a "Second Unit Ordinance," which will tell you what's required to qualify. The difficulty varies widely by locality and property characteristics, and it's by no means a breeze to secure approval, but it's a ray of hope in a formerly often hopeless situation. Furthermore, many localities have recognized the value of residential second units to the diversity and affordability of their communities and as a way to meet mandated housing goals. Some have established second unit "Amnesty" programs, whereby owners of illegally constructed second units can receive retroactive approval.

In our (somewhat) humble opinion, we consider the second unit an idea whose time has come. With increasing housing costs and roadway congestion, and a growing trend toward senior citizens and college seniors alike seeking housing with their families, it's a beneficial move for all involved - a move towards the "New Urbanism" model of a return to village life. All that theory and rhetoric aside, we've got three underway right now, and you'll see details in upcoming editions of "The Remodel Guidance Construction Chronicles." If you are interested in exploring this idea and would like our insight and/or advice, please feel free to contact us at 415-258-4501 or email info@remodelguidance.com.

3. Green Building

1. Resource Conservation: Wasted Trees

   While there's good deal of glamor and excitement attached to "Green Building" in the public imagination these days, the easiest and most important approach isn't grabbing the attention: REDUCING WASTE!!!

   A study by the Alameda County Waste Management Authority in 1999 of a production home builder revealed that the construction of a single 2000 SF home produced 12.9 tons of waste, more than half of it wood. In California, construction and demoltion waste accounts for 12-25% of the entire waste stream to the tune of 4.3 million tons per year, 1.8 million tons of it lumber. And that's just the "waste" that's discarded - in most buildings, there's a good deal more wood installed than is required or ideal. Have we gotten your attention?!!! We'll talk more later, but for now know that there are a number of easier, cheaper, more energy efficient approaches to building that can be done TODAY which make a substantial dent in the use of wood for buildings.

2. Energy Efficiency: It's in the Ducts

   Yep, we're going to talk about reducing waste here too. Before you worry about solar panels, insulate and fix the leaks in your house: around windows and doors, and in your furnace ducts. It is estimated that duct leakage in U.S. homes causes a average loss of 30% of heating and air conditioning, to the tune of five billion dollars per year in lost energy. Are you part of the group "donating" heat or cooling to the outdoors and/or your attic? Inspect your ducts for leaks, kinks and disconnections. Avoid "duct tape" (which fails) in favor of UL rated foil tape and duct mastic. Better yet, contact a "Home Performance" testing contractor and have them evaluate your home as a climate-control system. The money you save will definitely be your own!

3. Indoor Air Quality: Care About Your Health? Move to China!!!???

   Formaldehyde is a chemical contained in many construction products (MDF, particle board, OSB, glue, carpet, insulation, etc.) and is classified as a Volatile Organic Compound (VOC), meaning it evaporates into the air at room temperature. It is also a known carcinogen. Recognizing the importance of reducing their citizens' exposure to this risk, the European Union and Japan have passed strict limits on the allowable levels of Formaldehyde in construction products. Indeed, so has China. In fact, China exports goods for sale and manufacturing in the U.S. which cannot be legally sold there, as the article "Chemical-laden goods outlawed in Europe and Japan are permitted in the American market" in the Sunday, October 8, 2006 edition of The Los Angeles Times attests! So, if the government won't protect you from this hazard, what can you do?

   • Look for products that are "low-formaldehyde" or "formaldehyde free," such as kitchen cabinets from Silver Walker Studios in Richmond, Alter Eco in Sausalito or the "Naturals" collection from Neil Kelly Cabinets in Portland, OR.

   • Use "low-formaldehyde" sheet goods such as Medite II® or Medex® by Sierra Pine or Purebond® by Columbia Forest Products.

   • Use conventional exterior grade plywood for interior applications (it contains phenol formaldehyde as opposed to the more volatile urea formaldehyde found in interior products.)

   • If you do use conventional sheet goods or have products containing them in your house, seal all exposed edges with primer and paint.

   • Ensure that your home has adequate air exchange - we'll talk more about this in an upcoming issue.

4. Liveable Communities: Add a Second Unit!

   Promote income and age diversity in your community and encourage the use of mass transit by building a second unit. See Tips above.

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.

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 and construction. 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.

San Rafael Second Unit Workshops Continue

The workshop is free and will cover topics such as: design and permit requirements for a second unit, permit and construction cost estimates, financing options, property tax changes, and landlord/tenant responsibilities. While the planning information discussion is restricted to City of San Rafael requirements, much of it, and the other items covered, are applicable elsewhere. For further information, contact Linda Jackson, San Rafael Community Development Department, (415) 485-3067. ("This is an excellent workshop for anyone considering adding a Second Unit, regardless of location." - ed.)

This workshop will be offered again in the Summer and Fall, with times and dates TBA.

Upcoming Classes

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

  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, April 3, 6-9 PM
  Place: Drake High School, 1327 Sir Francis Drake Blvd., San Anselmo
  Fee: $35

  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, April 17, 6-9 PM
  Place: Drake High School, 1327 Sir Francis Drake Blvd., San Anselmo
  Fee: $35

  Pulling a Permit in Marin County *** NEW CLASS ***
  Get real help and support for your project! This three session workshop puts the information from Navigating the Remodeling Maze to use on an actual project - yours. With direction and guidance from the instructor, participants will create preliminary drawings for their project and examine the planning and building issues involved. Some knowledge of CAD or drawing software or basic hand drawing skills are required, as well as the ability to make field measurements. The class "Navigating the Remodeling Maze" is a prerequisite to this workshop. If you have taken "Navigating," please contact the instructor at least a week in advance of this course at: graham@remodelguidance.com.
  Time and Date: 3 sessions: Tuesday, April 24, May 1, and May 8, 6-9 PM
  Place: Drake High School, 1327 Sir Francis Drake Blvd., San Anselmo
  Fee: $95

  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.

• Venue: City College of San Francisco Continuing Education, San Francisco

  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 do's and don'ts from a professional designer and contractor.
  Time and Date: Thursday, April 12, 6:30-9:30 PM
  Place: Marina Middle School Room 137, 3500 Fillmore St @ Chestnut, San Francisco
  Fee: $45

  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: Thursday, April 26, 6:30-9:30 PM
  Place: Marina Middle School Room 222, 3500 Fillmore St @ Chestnut, San Francisco
  Fee: $45

  Time and Date: Wednesday, July 11, 6:30-9:30 PM
  Place: Fort Mason Campus (room TBD), San Francisco
  Fee: $45

  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: 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: TBD
  Place: TBD
  Fee: TBD

  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: TBD
  Place: TBD
  Fee: TDB

  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: TBD
  Place: TBD
  Fee: TBD

  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.