tag:blogger.com,1999:blog-40438760804216094382024-03-13T05:32:21.720-07:00David Elfring ArchitectDavid Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.comBlogger15125tag:blogger.com,1999:blog-4043876080421609438.post-70786058422200208222017-02-03T06:28:00.002-08:002017-02-03T06:28:28.530-08:00<span style="font-family: "trebuchet ms" , sans-serif; font-size: x-large;"><b>NEW CONSTRUCTION</b></span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This design was originally built in 1996. It was an "off the grid" home with a photo voltaic system, passive solar gain, heavy insulation and several wood burning systems. In 2012, an out of control "controlled burn", called the North Fork Fire burnt the home to the ground.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">The fire was so hot it split granite boulders and melted cars down to their steel frames. It was so hot not even the foundation was reusable. </span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">The new owner chose to rebuild. The original design was followed, adding stone veneer to exterior walls and meeting current codes. A new foundation was required. Photo voltaic panels and a battery system were again installed.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This home truly rose from the ashes like a Phoenix.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This home is located near Conifer, Colorado.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif; font-size: large;"><b>BANTA RESIDENCE</b></span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">Although a large house was requested, this project had a very small and tight budget. The design was kept as simple as possible with many decisions based on cost. During the pricing and construction the contractor found yet more ways to reduce costs.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">The design called for a large, boxy, simple design. Some south facing windows were made larger to receive winter sun, but the expansive glazed areas and thermal mass typical of a passive solar design were avoided to keep the budget low. The house is well insulated, but not expensively so. All this resulted in a high quality, architect designed home at a reasonable cost.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This home is located near Elizabeth, Colorado.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif; font-size: large;"><b>NEWTON RESIDENCE</b></span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">I was asked to design a house on a site with incredible views and intense sun, but at a high altitude (9800 feet). The area is very, very cold and the budget was tight. (I was once in nearby Leadville, Colorado in January. People I met kept claiming it was a heat wave, while it was 7 degrees above zero. I was told that at that time of year, it was usually 7 degrees below zero.)</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">The result was a house using "direct gain" passive solar heating. There are many south facing windows, but no thermal mass. South facing windows allow the low, southern winter sun to enter and warm the house, while the vertical glass and overhangs keep out the high summer sun. On sunny winter days the house is warmed whether occupied or not, reducing the need for heat even if the owners are away. During construction, the owners expressed concern over all the south facing glass, but were reassured by the contractor who was familiar with the local climate.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">The design called for a rusted metal roof, rustic wood siding and metal accent panels. The metal roof also helps shed snow. The interior has a contemporary look.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This home is located near Leadville, Colorado.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif; font-size: large;"><b>FITCHPATRICK RESIDENCE</b></span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This design takes advantage of incredible western views of the Sangro De Cristo mountain range. The home was designed to accommodate empty nesters and their in-laws and has an elevator between floors. The house is built on a 35 acre site. It is softly contemporary in style and is low maintenance.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif;">This home is located near Canon City, Colorado.</span><br />
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<span style="font-family: "trebuchet ms" , sans-serif; font-size: large;"><br /></span>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-75781228446286817682015-07-02T06:53:00.000-07:002015-07-02T06:53:47.526-07:00HEATING <br />
<a href="http://4.bp.blogspot.com/-MnvOKFfKUxI/VZVBS65JeHI/AAAAAAAAAMg/emO2Tq7HYLE/s1600/026_26.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="320" src="http://4.bp.blogspot.com/-MnvOKFfKUxI/VZVBS65JeHI/AAAAAAAAAMg/emO2Tq7HYLE/s320/026_26.JPG" width="213" /></a>A custom home may depend on solar, geothermal or wood stoves for its heat, but the building code, loans and future resale values require that the house be equipped with an adequate conventional heating system. There are many deciding factors in what type of system to chose. The type of heating system chosen is determined by the budget, personal preference, location and resources available.<br />
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The required energy may be supplied by natural gas, propane or electricity. All types of systems actually require some low level of electricity to power fans, pumps and controls. The actual utility chosen to heat the home may be determined by location. All sites should have electricity, but whether your site has natural gas or must be supplied with propane should be determined.<br />
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These days, electricity is seldom the first choice. Electric heat usually results in a higher utility bill. Electric heat can result in a lower upfront or capital cost, Electric heat can be the least expensive way to install heat in a home, but seldom will be the least expensive to operate. Note that an electric outlet cannot be placed above an electric baseboard heater. Electric heat might still be chosen if most required heat is to be supplied by wood or solar.<br />
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<a href="http://3.bp.blogspot.com/-keAakf_dOzs/VZVBYDvsa4I/AAAAAAAAAMo/WL4KiYtKkqU/s1600/030_30.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="320" src="http://3.bp.blogspot.com/-keAakf_dOzs/VZVBYDvsa4I/AAAAAAAAAMo/WL4KiYtKkqU/s320/030_30.JPG" width="320" /></a>Propane is often chosen on rural sites. It is a gas when it enters the home. It is delivered by truck to a tank near the home. The tank can be leased or purchased. The tank can be buried (this requires the tank be purchased) or placed on grade and even hidden with landscaping. The energy delivered by propane is slightly less than the energy delivered by natural gas. A professional may need to adjust the orifice sizes on old appliances. Propane does allow for gas cook tops, clothes dryers and fireplaces. Propane cannot be used in a basement mechanical room without complicated detectors. A propane fueled mechanical room must be in a true walkout or upper floor. It cannot be in a basement or even a garden level. Propane is heavier than air. It settles and pools if there is a leak. Leaking propane would be vented by opening doors.<br />
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Natural gas is usually chosen if it is available. If a site is supplied with natural gas or it's nearby, gas will be run into the house. Natural gas will result in a lower utility bill than propane, with electricity being higher still. Natural gas and electricity will result in monthly bills. Propane is billed upon delivery, resulting in irregular and large bills. Natural gas is lighter than air. Leaking natural gas could be vented through open doors and windows. Again, natural gas allows for gas cook tops, clothes dryers and fireplaces.<br />
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<a href="http://2.bp.blogspot.com/-LPuUUSWoV7c/VZVBcn_VqdI/AAAAAAAAAMw/yUtWn4N7dx0/s1600/01030008.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="320" src="http://2.bp.blogspot.com/-LPuUUSWoV7c/VZVBcn_VqdI/AAAAAAAAAMw/yUtWn4N7dx0/s320/01030008.JPG" width="320" /></a>Another decision to be made is whether to heat with hot water or forced air. Both choices have advantages and disadvantages, and both can be run off natural gas, propane or electricity. Budget, personal preferences and practical considerations affect the choice. This should be discussed with the architect.<br />
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A hot water heating system can be "In Floor Radiant Heat", "Underfloor Radiant Heat" or baseboard hot water heat. Hot water heat comes off a boiler. Any type of hot water heat usually costs more than forced air. Any type of hot water heat can be broken into multiple zones, each zone with its own thermostat. Adding air conditioning is awkward as there is no duct system.<br />
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"In Floor Radiant Heat" runs heating tubes through a 1 1/2" thick, light weight concrete floor. This adds weight to the structure, but is easily dealt with. The cost of concrete and supporting it can make this the most expensive commonly used heating system in residential projects. The height added by the concrete must be considered in the framing. Wood flooring requires 2x4 furring. "In Floor Radiant Heat" gives a warm floor, no moving air and spaces clear of heating registers or baseboards.<br />
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"Underfloor Radiant Heat" tubes are stapled under the sub-floor with insulation below that. It eliminates the concrete floor. Construction details must be considered. The nails from installing a wood floor will pierce the sub-floor, but cannot pierce the heating tubes. The final results are very similar to those in a home using "In Floor Radiant Heat".<br />
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Hot water baseboard heat is an older, less expensive way to heat with water. There can still be multiple heating zones. Baseboards run along outside walls and anywhere heat is needed. Nowadays, the baseboard radiator sits where the base trim would be. A typical baseboard radiator is about 2" deep and 8" high.<br />
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All hot water heating systems result in a quiet home with no moving air. However, any kind of hot water heat means that air conditioning must be a separate system with its own ducts and delivery system. Adding air conditioning to a house using hot water heat again increases the budget.<br />
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<a href="http://2.bp.blogspot.com/-wasUQv-CiHA/VZVBigkYA2I/AAAAAAAAAM4/zhyWyZonTdg/s1600/1045699832.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="320" src="http://2.bp.blogspot.com/-wasUQv-CiHA/VZVBigkYA2I/AAAAAAAAAM4/zhyWyZonTdg/s320/1045699832.jpg" width="320" /></a>A forced air heating system requires a furnace, supply ducts and a return air system. A forced air heating system is more difficult to break into zones. It does easily lend itself to adding air conditioning. A humidifier can also be easily added. Forced air heat will usually be less expensive than hot water heat. It has a quicker response time making it a better choice in vacation and second homes. If you arrive at a vacation home late in the day, the house will be cool from having a lower thermostat setting while the house was unoccupied. Forced air heat will respond more quickly than hot water heat.<br />
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Choosing which method for heating a home is a major choice. It can affect the structure of the home and its basic layout. Running ducts from a mechanical room requires some planning. Hot water heating tubes can usually be run anywhere. Propane can affect the basic layout of the house. A tight budget, being a vacation home or the desire for air conditioning can make a forced air heating system an appropriate choice. A home with a quiet heating system, no registers and a warm floor attracts many home owners. Discuss these options with your architect and consider all possibilities. David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-78516880990309597852015-06-17T06:45:00.000-07:002015-06-17T06:45:48.393-07:00CONTRACTORS, BIDS, CONTRACTS<a href="http://4.bp.blogspot.com/-JNrgl7xrIZg/VYF4bik7KpI/AAAAAAAAAL4/IDp5vcQ8kb4/s1600/021_21.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="213" src="http://4.bp.blogspot.com/-JNrgl7xrIZg/VYF4bik7KpI/AAAAAAAAAL4/IDp5vcQ8kb4/s320/021_21.JPG" width="320" /></a>The decision of who will build a house is an important one. Price, references and compatibility all need to be considered. When embarking on one of the most expensive purchases of your life, often taking nearly a year to complete, working with a contractor you like, can deal with easily and trust is a major aspect of deciding who you will choose. A contractor may be preselected, chosen by bidding or negotiated. In residential work, most, but not all contractors are men.<br />
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In some cases, a contractor is preselected. A contractor may have been chosen even before a design is begun. He may have been known prior to the project or worked with the client before. He may come so highly recommended that no one else is even considered for the job. Sometimes, a contractor is involved even before an architect is selected or a design begun.<br />
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A contractor can be selected through a competitive bidding process. Contractors are invited to bid (usually 3, less and no one knows who is correct when a difference arises, more and it seems just like price shopping. Good builders may simply drop out. There is a lot of gossip amongst sub's and suppliers.) Those chosen to bid have already been reviewed to some degree, but clients still check references and visit each contractor's earlier projects. A face to face meeting is important to determine if the contractor and client are compatible. The client decides on some combination of price, references and compatibility. The job is not always awarded based just on price. A client may be willing to spend more on one contractor based on previous history and experience. Each bidder is given multiple sets of plans, a CD of the drawings and about 1 month to bid.<br />
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<a href="http://4.bp.blogspot.com/-t_sLsk2eJJw/VYF4krBunDI/AAAAAAAAAMI/uv0H_D52VQk/s1600/015_15.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="320" src="http://4.bp.blogspot.com/-t_sLsk2eJJw/VYF4krBunDI/AAAAAAAAAMI/uv0H_D52VQk/s320/015_15.JPG" width="213" /></a>In a negotiated bid, a contractor (or several) price the house and negotiate with the client on the terms. Fees, scheduling, methods and any other factor may be up for negotiation. Negotiation may be combined with the other methods of selecting a contractor.<br />
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One area that needs to be considered, is under what terms the home will be built. Some form of contract will be agreed upon. A contract may or may not be reviewed by a lawyer. If there is to be a construction loan, the lender has some say in how the contract is written and in who builds the house. It is common to build homes using cost plus, fixed fee and combinations of these types of contracts. Many clients ask that specific sub-contractors or suppliers be used, inserting them into the contract.<br />
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Allowances may be used in a contract. The architect may set allowances. No one knows exactly what carpet or tile or light fixture will be chosen, so a price is inserted into the contract as an allowance, knowing it is likely to change. This allowance should be reasonable and realistic. The contractor will base some of his fee on the allowances. If an allowance is too low, the contractor is not fairly rewarded. If too high, the client is overcharged.<br />
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<a href="http://4.bp.blogspot.com/-YU1NeZpLHqs/VYF4pFnJn7I/AAAAAAAAAMQ/4fVjSVeSNbg/s1600/027_27.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="213" src="http://4.bp.blogspot.com/-YU1NeZpLHqs/VYF4pFnJn7I/AAAAAAAAAMQ/4fVjSVeSNbg/s320/027_27.JPG" width="320" /></a>In any type of contract, there will be many smaller bids on labor and materials making up the larger, overall bid. Some comparisons should be made between bids or other similar custom homes as a way to find errors and discrepancies. It is best to spell out how a home will be built, but without attempting to account for every nail. When a home is built to the satisfaction of both the contractor and the client, everyone will be happy.<br />
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<br />David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-85579184163128805282015-06-11T08:16:00.000-07:002015-06-11T08:18:11.439-07:00PROGRAMING<div class="separator" style="clear: both; text-align: center;">
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<span id="goog_605740704"></span><span id="goog_605740705"></span><span id="goog_828547313"></span><span id="goog_828547314"></span><span id="goog_127876393"></span><span id="goog_127876394"></span>The first step in the design of a custom home is the writing of a program. An architectural program is a written description of the proposed house. In residential construction, general concepts, the look and style of the house, the views desired, the materials wanted; all go into the program. A list of spaces with their requirements is made. Sizes and square footage are estimated and a rough cost estimate is made using a current dollars per square foot cost figure.<br />
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A general description of the proposed house might include comments on the site. How many acres is the property? Are there views? Are there rocks, trees and shrubs? How is access gained? Utilities and services should be considered. What is the look or style desired? What materials are favored? Is the house to be energy conserving or solar?<br />
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<a href="http://3.bp.blogspot.com/-mxa5rZWCmIo/VXmkAvuJq5I/AAAAAAAAALo/iWSesiDhgXs/s1600/019_19.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="213" src="http://3.bp.blogspot.com/-mxa5rZWCmIo/VXmkAvuJq5I/AAAAAAAAALo/iWSesiDhgXs/s320/019_19.JPG" width="320" /></a><a href="http://3.bp.blogspot.com/-GDYFQnsFaCQ/VXmj7c5BD_I/AAAAAAAAALg/uPsudumE8oQ/s1600/014_14.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="320" src="http://3.bp.blogspot.com/-GDYFQnsFaCQ/VXmj7c5BD_I/AAAAAAAAALg/uPsudumE8oQ/s320/014_14.JPG" width="213" /></a>When describing a space, all details are included. In a kitchen, all the appliances that are wanted are listed, the general look, the lighting, cabinet types, what kind of counter tops are desired, an island versus a peninsula and the kitchen's relationship to other spaces are all noted. In a great room, is there to be a fireplace? A TV? What kind of furniture? If a fireplace is desired, where is the house located? Some locations require a gas fireplace instead of wood (to reduce pollution). What does the client want? Are there enough trees on the property to provide a wood source?<br />
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Next, the architect notes all spaces with their rough sizes and square footages. Sizes are estimated off what is desired, what is required, the budget, comments from the clients and the architect's experience. Listing a bedroom as 8'x6', just to make the total square footage and final budget look good is very poor planning and programming.<br />
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Now the square footage of all proposed spaces is added up. I factor in a % for circulation and wall thickness (20% to 25% typically). A total of the proposed finished square footage is arrived at. From here, what's done next varies amongst practitioners. Basically, the finished square footage is multiplied times a dollar per square foot cost estimate. But, walkout space costs less than main floor or upper floor space and simple plans cost less than complex ones.<span id="goog_1598032491"></span><span id="goog_1598032492"></span><br />
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<a href="http://4.bp.blogspot.com/-sw4RQm6V530/VXmjtHFDYmI/AAAAAAAAALQ/YBWk6Za977w/s1600/010.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="240" src="http://4.bp.blogspot.com/-sw4RQm6V530/VXmjtHFDYmI/AAAAAAAAALQ/YBWk6Za977w/s320/010.JPG" width="320" /></a>My method assumes a garage in proportion to the size of the house. A small house is assumed to have a 2 car garage and no square footage is added to reflect this garage. If a small house client desires a 3 car garage, the dollars per square feet must be higher or some sum of money must be added to cover the cost of the larger garage. Walkout space (basements), costs less, so I use a lower dollars per square foot cost (often 50% of the main floor cost). Then the main floor and upper floor area is multiplied times the full dollar per square foot cost. Finally, all these costs, plus the costs of any special, extra features (an elevator is a good example) are added, giving a rough estimate of the expected construction cost.<br />
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A good program then goes through a series of revisions. If the proposed budget is too high, the overall size is reduced or some spaces eliminated or rearranged. If something needs to be added, it is (a wet bar or a 1/2 bath is typical). These revisions are continued until a final program is agreed upon. This written program is then used as the basis for designing the home.David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-30003015233412896232012-03-21T12:46:00.000-07:002012-03-21T12:46:23.611-07:00ICF CONSTRUCTION<div style="text-align: justify;">ICF stands for "insulated concrete forms". These are forms made of Styrofoam blocks, held apart by plastic strips. The interior core is filled with concrete, around steel reinforcing, resulting in a wall that is both strong and very well insulated. There are many brands of ICF blocks and most can be viewed on the Internet.</div><div style="text-align: justify;"><br />
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</div><div style="text-align: justify;">Blocks are 12" or 16" tall, from 13" to 17" wide and come in 48" lenghts. Corners, angles and other special shapes are available. The blocks are laid up like giant Lego's, with steel reinforcing, both vertical and horizontal, placed in the core as specified by the engineer. The core or center void is then filled with concrete. The plastic strips cast in place in the Styrofoam keep the outer forms in place and act as anchors for the exterior stucco and interior drywall. </div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">ICF walls can be used for both the foundation and above grade walls. ICF walls can be combined with wood framed floors and roofs or the system can be integrated with concrete floors. In addition to stucco, brick, stone and various sidings can be used as an exterior finish.</div><div style="text-align: justify;"><a href="http://3.bp.blogspot.com/-g8w7Asu1EJ8/T2otmGsQJiI/AAAAAAAAAH4/vmuDHwcG_Lc/s1600/13550018.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="212" src="http://3.bp.blogspot.com/-g8w7Asu1EJ8/T2otmGsQJiI/AAAAAAAAAH4/vmuDHwcG_Lc/s320/13550018.JPG" width="320" /></a></div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;"></div><div style="text-align: justify;">Because of an ICF walls high insulating value, about an R 22, this system lends itself to energy conserving designs. High quality windows and a well insulated roof should still be used, but an ICF wall will be low in both heat loss and air infiltration. Any type of heating system can be used, forced air, hot water heat, in floor radiant heat, even geo-thermal heat. Again, because of an ICF's high R value, it is a good choice for a passive solar home. ICF walls also have a low sound transmission.</div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">Details on an ICF home will vary from a traditional wood framed house. The thickness and bearing characteristics of an ICF wall go well on a spread footing, but would be awkward on a piered foundation. Windows and doors require 2x bucks to frame the openings and all wood in contact with concrete must be treated. Thick walls require extra work and attention to jambs and sills. ICF walls leave you with a Styrofoam exterior, waiting for a weather proof finish. Stucco is a common choice with the wire mesh used in stucco easily attached to the plastic strips inside an ICF wall.</div><div style="text-align: justify;"></div><div style="text-align: justify;"><a href="http://3.bp.blogspot.com/-eSMRp3ibEyo/T2ot9oeLC3I/AAAAAAAAAIA/fLZ1q72JL18/s1600/01030016.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="208" src="http://3.bp.blogspot.com/-eSMRp3ibEyo/T2ot9oeLC3I/AAAAAAAAAIA/fLZ1q72JL18/s320/01030016.JPG" width="320" /></a> </div><div style="text-align: justify;">A pressure treated plate is bolted to the top of an ICF wall. From there, joists for a flat roof or trusses for a pitched roof can be attached. Any type of roof can be installed, but an ICF wall is particularly suited to a flat roofed, thick walled, southwestern style home. Hip roofs go well on an ICF house, bit gable roofs result in a triangle of wall at all gable ends. These spaces are awkward to fill with ICF and typically require infill wood framing.</div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">Interior partitions are usually framed to allow for electrical and plumbing. Outside walls of ICF require special electrical work. Care must be taken that all ICF walls are true, flush and plumb, ready for drywall. An out of true ICF wall would require extensive shimming for drywall, adding dramatically to costs. All Styrofoam must be covered by drywall as fire protection.</div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;"><a href="http://1.bp.blogspot.com/-MlR3KhMBeSY/T2ouATC2wrI/AAAAAAAAAII/yl5qgWU0ACE/s1600/01030017.JPG" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="208" src="http://1.bp.blogspot.com/-MlR3KhMBeSY/T2ouATC2wrI/AAAAAAAAAII/yl5qgWU0ACE/s320/01030017.JPG" width="320" /></a> ICF construction results in a strong, well insulated home. ICF construction tends to be slower than wood framed construction and can be labor intensive. It is well suited to owner built homes with two people stacking blocks and extra laborers being used during pours. If an ICF project is bid out to contractors, expect a higher cost per square foot than for an equivalent wood framed house.</div><div style="text-align: justify;"><br />
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</div>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com1tag:blogger.com,1999:blog-4043876080421609438.post-44418913247356598392011-10-25T13:18:00.000-07:002015-06-09T06:12:47.938-07:00TWIN LAKES HOME<div style="text-align: justify;">
These photos show a small home under construction and completed in Twin Lakes, Colorado. Intended as a second or vacation home, the site offers spectacular views of snow capped mountains, forests, aspen groves and the twin lakes. The village of Twin Lakes lies at the base of Independence Pass. It is one of the most beautiful areas in Colorado.</div>
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The house is small, less than 1600 square feet in size. It is heavily insulated, has a wood stove and a fireplace, and was designed as a passive solar home. The site is at an elevation of over 9200 feet. The area is very cold. Locals told us a January temperature of 7 degrees was due to a rare heat wave. This home is a variation on a direct gain passive solar design. There are large windows facing south, both to capture the view and to warm the home, but no Trombe walls or thermal mass to store heat. Thermal mass was eliminated due to budget and space requirements.</div>
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Some older lots in Twin Lakes were plotted many years ago. New zoning setbacks and a shifting highway resulted in public hearings and variances. Over six months were spent obtaining permission to build.</div>
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The home is sided in recycled wood with a rusted steel roof. After aging a few years and establishing some basic landscaping, the home is beginning to blend into its mountain setting.</div>
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David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-57502076240097766362011-09-21T09:02:00.000-07:002011-09-21T09:02:17.954-07:00VIEWS<div align="justify"><br />
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</div>Custom home sites are often chosen because of their views. Some sites in Colorado have such spectacular views that the property is worthy of being a state park. Snow capped mountains, city lights, aspen groves, grassy meadows, rock formations and distant vistas can all be found as views from a custom home site.</div><div align="justify"><br />
</div><div style="text-align: justify;"><a href="http://3.bp.blogspot.com/-oeviW9FI0ns/TnoGelQLowI/AAAAAAAAAHY/32Xr851tu-4/s1600/IMG018.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" hca="true" height="135px" src="http://3.bp.blogspot.com/-oeviW9FI0ns/TnoGelQLowI/AAAAAAAAAHY/32Xr851tu-4/s200/IMG018.JPG" width="200px" /></a>One of an architect's tasks when designing a new home is to capture the good views and hide the bad. A well designed home takes advantage of the views offered. Clients may ask that certain views be seen from certain rooms. West facing windows may show dramatic mountains, but allow severe overheating from the setting sun. Smog and haze typically hide views seen when looking through a city. Sunset and weather conditions can often result in spectacular views. </div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">Southern views are good because large expanses of glass facing south bring in winter solar gain, heating the home. Northern views require windows that are a constant source of heat loss, but can not be missed. You need to remember that a dramatic view of nature, mountains and most scenery, will just be dark and unseen at night. Views that are now of a natural scene may be marred by future construction.</div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">Sometimes the architect is asked to design around poor views. Clients may not want to see neighbors' homes and buildings, or power lines or roads. The careful design of the house can minimize poor views. The garage and storage areas are often used to screen unwanted sights and landscaping is sometimes used. </div><div style="text-align: justify;"><br />
</div><div style="text-align: justify;">Remember that views as seen from the ground may not be the same as those from the finished house. Floor levels are often higher than natural grade, allowing some views to be seen over trees and neighbors. One trick is to take a ladder to the site, climbing to the approximate height of a floor to see the real view. Some home designs go so far as to include a tower to take advantage of these views.</div><div style="text-align: justify;"><a href="http://3.bp.blogspot.com/-fnIwrwLQka0/TnoGtdLSFGI/AAAAAAAAAHc/C3CMwW9bvWE/s1600/008_8_0001.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" hca="true" height="213px" src="http://3.bp.blogspot.com/-fnIwrwLQka0/TnoGtdLSFGI/AAAAAAAAAHc/C3CMwW9bvWE/s320/008_8_0001.JPG" width="320px" /></a></div><div style="text-align: justify;"><br />
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</div><div style="text-align: justify;"><span style="font-size: x-small;">Photos in order shown.</span></div><div style="text-align: justify;"><span style="font-size: x-small;">Lehr residence, Castle Rock, Colorado</span></div><div style="text-align: justify;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: x-small;">Haverkate residence, Larkspur, Colorado</span></div></div></div><div style="text-align: justify;"><span style="font-size: x-small;">Carpenter residence, Tabernash, Colorado</span></div><div class="separator" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none; clear: both; text-align: center;"></div><div class="separator" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none; clear: both; text-align: center;"></div><div class="separator" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none; clear: both; text-align: center;"></div>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-57933328274710960372011-09-14T09:02:00.000-07:002011-09-14T09:02:17.233-07:00SANTA FE STYLE IN COLORADO, part 2<div class="separator" style="clear: both; text-align: center;">
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These Santa Fe styled homes near Castle Rock, Colorado are now complete and have aged a few years. Age allows landscaping to take root, furniture to settle into its final spot and for the house to visibly mellow.<br />
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These homes are mostly wood framed, one exception is a home which used an ICF product for its walls, another uses SIP panels. Most roofs are visually flat, but slope slightly. They are tapered to drain to downspouts and finished with a rubber roof membrane. A glued down product is now less expensive than a ballasted roof, and colors such as tan are available. One home shows a metal roof, designed to resemble houses in the New Mexican mountains which have tin roofs to shed snow.<br />
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Southwest style homes are more expensive to build than conventional homes. Courtyards, portals, thick walls and outdoor spaces add to the cost. A flat roof is more costly than a pitched roof. Santa Fe style homes also require more maintenance than most other style homes. These designs resulted in comfortable, character filled and energy efficient homes. All designs met the 2006 IRC and other local codes.</div>
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<span class="Apple-style-span" style="font-size: xx-small;">Photos in order shown.</span></div>
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<span style="font-size: xx-small;">Cooley residence, Castle Rock, Colorado.</span></div>
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<span style="font-size: xx-small;">Cooley residence, Castle Rock, Colorado.</span></div>
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<span style="font-size: xx-small;">Cooley residence, Castle Rock, Colorado.</span></div>
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<span style="font-size: xx-small;">Goodrich residence, Franktown, Colorado, ICF</span></div>
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<span style="font-size: xx-small;">Suko residence, Franktown, Colorado.</span></div>
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<span style="font-size: xx-small;">Cutler residence, Castle Rock, Colorado. SIP</span><br />
<span style="font-size: xx-small;">McLane residence, Niwot, Colorado</span></div>
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David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-20491636479436931832011-06-16T10:25:00.000-07:002011-06-16T10:25:37.019-07:00STONE<div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none; text-align: justify;"><a href="http://2.bp.blogspot.com/-El37H_HO_rY/Tfo5Xl2E60I/AAAAAAAAAFw/a1ei-VKyU0Y/s1600/008_8_0001.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="133px" src="http://2.bp.blogspot.com/-El37H_HO_rY/Tfo5Xl2E60I/AAAAAAAAAFw/a1ei-VKyU0Y/s200/008_8_0001.JPG" t8="true" width="200px" /></a>100 years ago, a stone building would have had solid masonry walls. Today, this is seldom if ever done. Due to its high costs in both labor and materials, and to the increased demand for energy conservation, stone is laid as a veneer over a well insulated wood framed wall. Even used as a veneer, stone is a fireproof and low maintenance exterior material. Used inside on fireplaces and as an accent material, stone adds warmth and character. Different types of stone, many different colors and shapes, different patterns of laying the stone and different methods of finishing the mortar joints allow for an endless variety of looks.</div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
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</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://3.bp.blogspot.com/-hLjaNrTbf8M/Tfo5fTzIl-I/AAAAAAAAAF0/9Metm2QcoT0/s1600/01030022.JPG" imageanchor="1" style="clear: left; cssfloat: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="130px" src="http://3.bp.blogspot.com/-hLjaNrTbf8M/Tfo5fTzIl-I/AAAAAAAAAF0/9Metm2QcoT0/s200/01030022.JPG" t8="true" width="200px" /></a>With "true" stone, masons place individual rocks or stones, set in mortar, against a framed wall. The stone starts on a "brick ledge" formed in the foundation. The wall is sheathed with plywood or O.S.B. board covered in building paper or Tyvek to keep moisture away from the wood. As the stone rises, galvanized steel anchors are attached to the framed wall and extend into the mortar joints to keep the stone veneer attached to the framed wall. Using "true" or full sized stone as a veneer is a costly way to have a stone exterior on your home. The "brick ledge" requires a thicker and more costly foundation. The materials are expensive. The labor, utilizing skilled masons, adds to the costs. "True" stone is often used as a finish material on fireplaces.</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
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</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://4.bp.blogspot.com/-0OAg3EYe-pI/Tfo5llFg3wI/AAAAAAAAAF4/AGEP1aN1r8o/s1600/01030002.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="130px" src="http://4.bp.blogspot.com/-0OAg3EYe-pI/Tfo5llFg3wI/AAAAAAAAAF4/AGEP1aN1r8o/s200/01030002.JPG" t8="true" width="200px" /></a>Thin stone veneer is sold by some brick and stone yards. It is real stone, cut thin to about 1 1/2" thick. Flat and corner pieces are available. This material, which is real stone, is mortared onto what is similar to a stucco base. There is no "brick ledge". The lower weight than a "true" stone wall means there is seldom an engineering problem and a conventional foundation is used. This thin stone veneer is still laid by masons, but goes up faster than "true" stone, saving labor costs. Individual pieces can be chipped to fit, a broken edge shows only the stone selected. Corner pieces make columns and arches easy. Thin stone veneer adds a moderate cost to obtaining a stone exterior on your home.</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
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</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;">Concrete stone, also known as synthetic stone, is cast from concrete with colors added. Different molds give a variety of shapes. Using shape, patterns and color, many types of stone construction can be replicated. Concrete stone is laid up similar to thin stone veneer, with no "brick ledge". Both material costs and labor are lower, making concrete stone veneer the lowest cost way to have a stone exterior on your home. Corner pieces are available. Concrete stone can not be chipped or broken without showing the uncolored concrete interior.</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
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</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://4.bp.blogspot.com/-gNzV-6jY4RU/Tfo6A3S4IlI/AAAAAAAAAF8/ZekxSPlLwzw/s1600/13550011.JPG" imageanchor="1" style="clear: left; cssfloat: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="132px" src="http://4.bp.blogspot.com/-gNzV-6jY4RU/Tfo6A3S4IlI/AAAAAAAAAF8/ZekxSPlLwzw/s200/13550011.JPG" t8="true" width="200px" /></a>Basically, all stone veneers are laid like giant jigsaw puzzles. How good the stone looks, how much it resembles real, old fashioned masonry, depends on the skill of the masons. Even with the lower costs of stone veneers, tight budgets usually mean restricting the amount of stone veneer used. Since stucco and other sidings are less expensive, stone veneer is often used as an accent. Stone veneer, with its higher costs, is placed at entries and approaches, then not used at on the rear and unseen portions of the home. Trim, headers, door and window outlines can be done in any style. Rustic, traditional or contemporary designs can be built with stone veneer. All stone veneers help to seal the house against air infiltration making the home more energy conserving. </div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
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</div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Photos, in the order shown.</span></div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Carpenter residence, Tabernash, Colorado. "True" stone veneer.</span> </div><div align="justify" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Schurr residence, Fraser, Colorado. "true" stone fireplace.</span></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Wilson residence, Littleton, Colorado. Thin stone veneer.</span></div><div align="justify"><span style="font-size: xx-small;">Christensen residence, Larkspur, Colorado. Concrete stone veneer.</span></div><div class="separator" style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none; clear: both; text-align: center;"></div>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-8245407013393855452011-06-06T10:33:00.000-07:002011-06-06T10:33:53.312-07:00PURCHASING LAND<div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://3.bp.blogspot.com/-mnEVZX9IZxU/Tef-CzcCGpI/AAAAAAAAAFg/xLpwwsnHNo0/s1600/72530012.JPG" imageanchor="1" style="clear: left; cssfloat: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="132px" src="http://3.bp.blogspot.com/-mnEVZX9IZxU/Tef-CzcCGpI/AAAAAAAAAFg/xLpwwsnHNo0/s200/72530012.JPG" t8="true" width="200px" /></a>Buying a piece of land for a custom home is one of the largest purchases you will ever make. With such a large investment, it's best that you research the project and consider all the variables and your goals. Land may be sold as a large acreage in a rural area or as a small lot in a sub-division. There are many aspects to consider and we will discuss some of them here.<br />
</div></div></div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div></div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://3.bp.blogspot.com/-PN_Xp94ZJZ4/Tef-J7JhIPI/AAAAAAAAAFk/M8m1SZUNS6s/s1600/32730004.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="132px" src="http://3.bp.blogspot.com/-PN_Xp94ZJZ4/Tef-J7JhIPI/AAAAAAAAAFk/M8m1SZUNS6s/s200/32730004.JPG" t8="true" width="200px" /></a></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;">Generally, land in a sub-division, near a city, near a ski area, in a prime vacation area or with dramatic views will command a higher price. Land in remote areas, with poor access or with a north facing building site will sell for a lower price. Construction costs when you do build will be highest in ski areas and places with large numbers of vacation and second homes. Costs to build in semi-rural areas, on the edges of cities and in places where suburban builders work will be more reasonable. Surprisingly, construction costs in the remote and rural areas will not be much different. </div></div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;">Buying land adjacent to open space or government land has the advantages of feeling larger, being more privaye, but may cost more.<br />
</div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;">Some of the aspects to consider about land before you purchase depend on your planned use. Will the site be a future vacation home or a full time home? Will there be children? Are they school age and will they ride a bus to a local school? Is there convenient access to the things you like and need? Ski areas, restaurants, shops and airports?<br />
</div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://1.bp.blogspot.com/-UtJItZxdR44/Tef-QgYkAcI/AAAAAAAAAFo/tfGEXeFXqf4/s1600/30130021.JPG" imageanchor="1" style="clear: left; cssfloat: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" height="131px" src="http://1.bp.blogspot.com/-UtJItZxdR44/Tef-QgYkAcI/AAAAAAAAAFo/tfGEXeFXqf4/s200/30130021.JPG" t8="true" width="200px" /></a>Most rural or large acreage sites will use a well and septic system. Most sub-divisions will have sewer and water. There may be design covenants and a design review process. Are there restrictions on size, style and placement? Taxes need to be considered. On large acreage, an agricultural tax status may be obtained to lower property tax. On a 35 acre lot that may mean raising your own cattle. On very large acreage that often means letting a local rancher lease the grazing rights. A conservation easement could be considered. Heavily treed parcels may not stay heavily treed. In addition to some trees cut for construction, one site lost many of its trees to pine beetles.</div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
</div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><a href="http://2.bp.blogspot.com/-9p5kGUR_VA0/Tef-b4J3vII/AAAAAAAAAFs/3bobEXoMnGE/s1600/01030021.JPG" imageanchor="1" style="clear: right; cssfloat: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="130px" id=":current_picnik_image" src="http://2.bp.blogspot.com/-9p5kGUR_VA0/Tef-b4J3vII/AAAAAAAAAFs/3bobEXoMnGE/s200/01030021.JPG" t8="true" width="200px" /></a>Climate should be considered. What spots on the property recieve full sunlight? Good winter sun on the garage apron and driveway help clear snow. Are there trees to slow the wind? A well built house makes little noise in a strong wind, but what about being outside? What is the local zoning? Is a guest house desired? Is it allowed? Are there good views? One trick is to bring a step ladder to a site and check what the views will be from the main floor. They are often better than from the ground. Is there privacy from neighbors, existing and future. </div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
</div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;">David Elfring Architect will make a site visit to your property, newly bought or still being considered. He will visit a site in most parts of Colorado within about a four hour drive from Castle Rock, Colorado. He will discuss with you; potential house sites, access, utilities, budgets and your requirements. Stakes will be placed to allow for future soil tests and a contour survey. The Architect has made these consulting visits near Walsenburg, Canon City, Fairplay, Salida and other spots in Colorado. Consulting fees begin at $500.</div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><br />
</div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Photos, in the order shown; </span></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Lyon cabin, Fox Adres Country Club, Red Feather Lakes, Colorado, before & after </span></div></div></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"></div><div style="border-bottom: medium none; border-left: medium none; border-right: medium none; border-top: medium none;"><span style="font-size: xx-small;">Schurr residence, Fraser, Colorado, before & after.</span></div>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-46292986801062670682009-09-07T08:47:00.000-07:002009-09-20T11:52:33.186-07:00REMODELING AND ADDITIONS:<span style="font-weight: bold;"><span style="font-weight: bold;"><span style="font-weight: bold;"></span></span></span>Architects are sometimes called on to remodel all or part of an existing house, to design an addition to an existing house or to do a combination of the two. Designing a whole house remodeling project is similar to designing a new home. The Architect must consider the Owner's goals, desires and budgets. The design must also incorporate the existing house's structure, style and site.<br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SrZr6FkonNI/AAAAAAAAADc/Q2aKTDEft1g/s1600-h/39510008.JPG"><img style="margin: 0pt 0pt 10px 10px; float: right; cursor: pointer; width: 320px; height: 212px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SrZr6FkonNI/AAAAAAAAADc/Q2aKTDEft1g/s320/39510008.JPG" alt="" id="BLOGGER_PHOTO_ID_5383609050240425170" border="0" /></a><br />When adding onto or remodeling an existing house, the Owners may require a larger home. They may have lived in the house for many years or they may have just bought the property and seek to update the existing building to meet their needs. They may want an upgrade on crucial spaces such as the kitchen or baths. The Owners may want the additions and remodeling work to blend seamlessly in with the existing house, creating a home where the addition seems like it was always there. Or, they may want to give the finished project an entirely new look.<br /><br />The photos show an addition and remodel to an adobe ranch house over 100 years old, near Kit Carson, Colorado. Each generation, the family working the ranch moves into the ranch house. Each generation, there has been some remodeling done and additions added.<br /><br />In the past, the home had a shallow pitched metal roof added. Ceilings were lowered from 10 feet to 8 feet in height. Many rooms had dated wood paneling. Addition on addition, built over the years, had resulted in an awkward and unusable floor plan, unsuited for a modern family.<br /><br />The Owner's goals included adding a new garage and a second story family room and office. All the childrens' bedrooms and baths were remodeled. A master suite was created in a way that granted privacy and improved circulation through the house. Ceilings were restored to the original 10 foot height. All this, plus a general, overall remodel, was to be done in a way that added a southwest character to the home.<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SrZ1EskSSBI/AAAAAAAAADk/hCUCL3EWvXc/s1600-h/IMG016.JPG"><img style="margin: 0pt 0pt 10px 10px; float: right; cursor: pointer; width: 320px; height: 214px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SrZ1EskSSBI/AAAAAAAAADk/hCUCL3EWvXc/s320/IMG016.JPG" alt="" id="BLOGGER_PHOTO_ID_5383619128111286290" border="0" /></a><br /><br />The southwestern character was gained through the use of tile and wood floors, kiva fireplaces, viga and latilla ceilings and dramatic arches cut through thick adobe walls. The addition blends with the existing house using stucco walls to match the old adobe in texture and color and continuing the metal roof, which is shaped to resemble a barrel vault tile roof.<br /><br />An important aspect of the entire project was the budget. All projects have a budget that must be met. Careful planning, limiting the remodel work and eliminating extravagant items kept the costs under control.<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://3.bp.blogspot.com/_NYWVKl7YqrU/SrZ1FA7iRkI/AAAAAAAAADs/04LqvNLnc7U/s1600-h/IMG026.JPG"><img style="margin: 0pt 0pt 10px 10px; float: right; cursor: pointer; width: 320px; height: 214px;" src="http://3.bp.blogspot.com/_NYWVKl7YqrU/SrZ1FA7iRkI/AAAAAAAAADs/04LqvNLnc7U/s320/IMG026.JPG" alt="" id="BLOGGER_PHOTO_ID_5383619133577512514" border="0" /></a><br /><br />Small touches and thoughtful details by the Contractor and Owners during construction added to the drama. In a few spots, the original adobe blocks were allowed to show through the final plaster. The ranch brand was burned into wood trim as a decorative element giving the new work a tie to the past.<span style="font-weight: bold;"><span style="font-weight: bold;"></span><br /></span>David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-63129889164106806702009-03-09T15:49:00.000-07:002009-03-09T19:51:29.823-07:00ARCHITECT DESIGNED CUSTOM HOMES: MATERIAL CHOICESA wide variety of materials are available for use in the construction of an architect designed custom home. Many factors influence the choices; costs, budget, maintenance, the site, the style of home and the Owner's preferences. Those materials used in a custom home should be decided prior to design. The materials chosen will have an impact on the design of the custom home. An earlier blog discusses roofs. This blog will discuss wall materials, doors and windows. The choice of materials used in custom homes is wide and materials may be combined.<br /><br /><span style="font-weight: bold;">Wood Siding:</span> Man<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://4.bp.blogspot.com/_NYWVKl7YqrU/SbXTwEtYo-I/AAAAAAAAAC8/szxAA3p6Ivs/s1600-h/01030021.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 209px;" src="http://4.bp.blogspot.com/_NYWVKl7YqrU/SbXTwEtYo-I/AAAAAAAAAC8/szxAA3p6Ivs/s320/01030021.JPG" alt="" id="BLOGGER_PHOTO_ID_5311384158404649954" border="0" /></a>y types of wood siding are on the market, both new materials and old or recycled wood. All wood siding should be placed over an anti-infiltration barrier. Vertical wood siding, used in dramatic contemporary designs and the "mine shaft" look, requires horizontal nailing framing at 24" o.c. Wood siding can be stained or painted. Wood weathers badly in Colorado's high altitude and extreme climate. It requires frequent maintenance and refinishing.<br /><br /><span style="font-weight: bold;">Stucco: </span>Stucco is a very commonly used siding material, both for its look and its lower maintenance requirements. With stucco, the color is in the final coat, so no painting is required. Trim and special shapes can be built right into the stucco. Some small cracking is expected and tolerated. Synthetic stucco over glued down insulation board was popular a few years back. This product had some problems, and code and insurance issues pushed the industry back to old fashioned "hard coa<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SbXTwkmbb0I/AAAAAAAAADE/_fidV7hnwU0/s1600-h/01030005.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 209px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SbXTwkmbb0I/AAAAAAAAADE/_fidV7hnwU0/s320/01030005.JPG" alt="" id="BLOGGER_PHOTO_ID_5311384166965407554" border="0" /></a>t stucco" using Portland cement. This material resists birds and has a more solid feel to it.<br /><br /><span style="font-weight: bold;">Brick: </span>Brick is an attractive and long lasting exterior material. It seldom requires any maintenance. There are endless choices of different bricks available. Brick seems best to fit in suburban and urban sites design wise, and it does not seem as acceptable in rural locations.<br /><br /><span style="font-weight: bold;">Stone: </span>Stone is again available in an endless variety of choices. Today, it is most commonly applied as a veneer. The stone is laid against a wood framed wall covered in a waterproof material. This allows for the benefit of a well insulated wood frame wall while reducing the amount of stone and the labor to lay it. This true stone, even laid as a veneer, is expensive. Material and labor costs are high. To give the look of stone at a lower cost, synthetic stone can be used. Synthetic or cast stone is<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://4.bp.blogspot.com/_NYWVKl7YqrU/SbXTw9W57yI/AAAAAAAAADM/LQthnHAikxA/s1600-h/01030001.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 209px;" src="http://4.bp.blogspot.com/_NYWVKl7YqrU/SbXTw9W57yI/AAAAAAAAADM/LQthnHAikxA/s320/01030001.JPG" alt="" id="BLOGGER_PHOTO_ID_5311384173611183906" border="0" /></a> colored concrete, formed in molds that give it the appearance of stone. It is laid as a veneer against what is basically a stucco base coat. At a higher cost, though still lower than full stone veneer, is a thin stone veneer. It is available from Telluride Stone and Robinson Brick. Thin stone veneer is made from real stone, cut to about 1" thick. Corner pieces are also supplied. It is also laid up on a stucco base coat. Because this material is real stone, it can be chipped and shaped and has a truer stone appearance than concrete stone.<br /><br /><span style="font-weight: bold;">Other Materials: </span>Other material choices for custom homes exist. Various metal sidings are available. Corrugated steel is currently popular. Hardboard siding gives the look of painted wood at a lower cost and with less maintenance. Any material can be used, but some thought must be given to the materials lifespan, its maintenance and its weathering.<br /><br /><span style="font-weight: bold;">Doors: </span>Doors, and in particular, entry doors, come in thousands of styles and finishes. Owner's will often pick their favorite out of a catalogue available from the manufacturer or on the Internet. Doors are often chosen as an allowance item. They are usually wood, but can be insulated steel.<br /><br /><span style="font-weight: bold;">Garage Doors: </span>Garage doors are also available in a multitude of style and finishes, but can also be easily custom made. For a one of a kind custom garage door that fits perfectly into your custom home design, wood siding and trim can be applied to a Masonite door. This door will require heavy duty tracks and hardware. If windows are desired in the garage door, or budget dictates, a manufactured door can be bought. Again, there are catalogs available and Internet sites to view products. These doors can be steel, insulated steel or wood. Steel doors are painted and require less maintenance than wood doors. There are even steel doors coated with a wood like product that accepts stain.<br /><br /><span style="font-weight: bold;">Windows: </span>All custom homes should use a good, high quality window. Best are aluminum clad wood windows. The exterior is colored aluminum, available in almost any color and very low in maintenance. Inside is stained or painted wood. All windows should be insulated glass and have a low e coating for energy conservation. Windows can make up 20% of the heat loss of a house. A good window reduces energy consumption and resists air infiltration.David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-66197301808144793852009-01-18T11:58:00.000-08:002009-01-18T17:11:33.657-08:00ARCHITECT DESIGNED CUSTOM HOMES: ROOF CHOICESMost architect designed custom homes use some variation of a flat roof, a metal roof, a tile roof or a fiberglass asphalt shingle. The choice depends on the style and concept of the house, the climate of the site and the budget.<br /><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SXOaaBlf3oI/AAAAAAAAACM/JPKsQs56BZY/s1600-h/93400008.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 314px; height: 208px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SXOaaBlf3oI/AAAAAAAAACM/JPKsQs56BZY/s320/93400008.JPG" alt="" id="BLOGGER_PHOTO_ID_5292743758983454338" border="0" /></a><br /><br /><br /><br /><span style="font-weight: bold;">FLAT ROOFS: </span>This is probably the most expensive roof system. A flat roof is not actually flat, it slopes slightly to drain, about 1/4" per foot. The slope is created by roof trusses or tapered roof insulation boards. The roof drains through scuppers and downspouts. Most flat roofs today use some version of an EPDM rubber roof membrane. This membrane can be glued down or have a round river rock ballast. Along with a high initial expense, flat roofs are more prone to problems and maintenance than other types of roof. Flat roofs are often seen in southwestern and contemporary designs.<br /><br /><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://3.bp.blogspot.com/_NYWVKl7YqrU/SXPKTXSo3tI/AAAAAAAAACk/QjRo44-YU6E/s1600-h/01030010.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 209px;" src="http://3.bp.blogspot.com/_NYWVKl7YqrU/SXPKTXSo3tI/AAAAAAAAACk/QjRo44-YU6E/s320/01030010.JPG" alt="" id="BLOGGER_PHOTO_ID_5292796421108981458" border="0" /></a><br /><br /><br /><span style="font-weight: bold;">METAL ROOFS:</span> Metal roofs are the second most expensive roofs. They are usually steel, but come in a variety of types; corrugated, standing seam and panels, and also in a variety of colors as well as unfinished rusting steel roofs. A metal roof can be used on very low pitched roofs. They are often used in heavy snow areas because snow tends to slide off. They are fireproof. They can drain though gutters and downspouts.<br /><br /><br /><span style="font-weight: bold;">TILE ROOFS: </span>Most tile roofs use a concrete tile, better able to withstand freezing than the old clay tiles. They come in a variety of shapes and styles; barrel vault, shake, bar, and slate. Each profile comes in a variety of colors and a roof can be made of a blend of colors for a true custom look. Tile roofs are less expensive than metal, they are fireproof, and considered a lifetime roof. Any style of home can find a tile roof to compliment the design. They drain through gutters and downspouts.<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://2.bp.blogspot.com/_NYWVKl7YqrU/SXPKTO-8gDI/AAAAAAAAACc/EDdZfs2kCf0/s1600-h/01030003.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 209px;" src="http://2.bp.blogspot.com/_NYWVKl7YqrU/SXPKTO-8gDI/AAAAAAAAACc/EDdZfs2kCf0/s320/01030003.JPG" alt="" id="BLOGGER_PHOTO_ID_5292796418878898226" border="0" /></a><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br />]<br /><span style="font-weight: bold;"><br /></span><br /><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SXObqnfJcJI/AAAAAAAAACU/Fwd-aRRZAZ0/s1600-h/93400012.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 212px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SXObqnfJcJI/AAAAAAAAACU/Fwd-aRRZAZ0/s320/93400012.JPG" alt="" id="BLOGGER_PHOTO_ID_5292745143546900626" border="0" /></a><br /><span style="font-weight: bold;">FIBERGLASS ASPHALT SHINGLES:</span> Fiberglass asphalt shingles can be a Class A roof, fire resistant. They are far less expensive than any of the previous roof choices. Fiberglass asphalt shingles come in a wide variety of styles, shapes, profiles and colors. Drainage is through gutters and downspouts. This is the most widely used roofing material on custom homes.<br /><br /><br /><br /><br /><span style="font-weight: bold;">ROOFING PAPER: </span>All sloped roof materials go over some form of roofing paper. It can be nailed down or self-adhesive. It protects the wood roof deck from moisture.<br /><br /><span style="font-weight: bold;">ICE SHIELD: </span>In cold climates. Ice Shield, a bituminous, water proof, self-sealing membrane is places at all eaves, valleys and trouble spots. It helps prevent ice dams and other snow and ice related problems. In heavy snow areas and at high elevations, the entire roof may be covered in Ice Shield.<br /><br /><span style="font-weight: bold;">COLD ROOFS: </span>In very high elevations and heavy snow areas, a cold roof is often used to avoid problems due to cold and snow. The roof is framed with a roof structure and sheathing, then an air gap is framed, often flat 2x4's and a second layer of roof decking. This gap is vented. The final roof material goes over this double roof. This double, cold roof prevents snow and ice build up. New methods of spray on foam insulation against the underside of the roof can eliminate the need for a cold roof.<br /><br /><span style="font-weight: bold;">OTHER ROOFING MATERIALS: </span>There are other roofing materials available to choose from. Wood shakes, slate and synthetic roofing materials are sometimes used. Wood shakes are seldom used anymore because of fire danger and their weakness in hail. Slate is very expensive. New, synthetic materials are an unknown when considering how long they will last.David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com1tag:blogger.com,1999:blog-4043876080421609438.post-78876236490910083982008-10-27T14:33:00.000-07:002008-10-27T14:47:47.492-07:00SANTA FE STYLE IN COLORADO<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://3.bp.blogspot.com/_NYWVKl7YqrU/SQY2qU29gBI/AAAAAAAAACE/waIb6ESVQLQ/s1600-h/DSCN3874.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 240px;" src="http://3.bp.blogspot.com/_NYWVKl7YqrU/SQY2qU29gBI/AAAAAAAAACE/waIb6ESVQLQ/s320/DSCN3874.JPG" alt="" id="BLOGGER_PHOTO_ID_5261953315410640914" border="0" /></a><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://2.bp.blogspot.com/_NYWVKl7YqrU/SQY2pbvcMlI/AAAAAAAAAB8/MkTwMK_bv6I/s1600-h/DSCN3869.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 240px;" src="http://2.bp.blogspot.com/_NYWVKl7YqrU/SQY2pbvcMlI/AAAAAAAAAB8/MkTwMK_bv6I/s320/DSCN3869.JPG" alt="" id="BLOGGER_PHOTO_ID_5261953300078277202" border="0" /></a><br /><a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://1.bp.blogspot.com/_NYWVKl7YqrU/SQY2pLUgiGI/AAAAAAAAAB0/luLEnl92i0g/s1600-h/DSCN3870.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer; width: 320px; height: 240px;" src="http://1.bp.blogspot.com/_NYWVKl7YqrU/SQY2pLUgiGI/AAAAAAAAAB0/luLEnl92i0g/s320/DSCN3870.JPG" alt="" id="BLOGGER_PHOTO_ID_5261953295670347874" border="0" /></a><br />Santa Fe style homes are sometimes built in Colorado, They just are built slightly different than a home in New Mexico. Actually, few homes even in Santa Fe are built of adobe. Most houses are of light wood frame construction with a stucco exterior.<br /><br />In Colorado, walls are built using 2x6 framing. Some special walls are double framed to create the look of a thick, adobe wall. Windows are ordered with a 2x4 jamb, allowing the drywall to curve into the window. Door jambs and wall corners are also edged with a radius curve. The final texture or wall finish is as handcrafted as budget allows, the more hand crafted the look, the higher the cost.<br /><br />Roofs are "flat" only in the interior framing. The surface of the roof slopes slightly to drain toward the scuppers and downspouts. "<span class="blsp-spelling-error" id="SPELLING_ERROR_0">Cannales</span>" traditional in Santa Fe are avoided because of problems in the Colorado climate. Some form of a rubber roof membrane is used as the waterproofing. The drainage slope can be done with tapered roof insulation or by using sloped trusses.<br /><br />Timbers, logs and corbels help give the Santa Fe look. Corbels and matching timbers are often ordered from Santa Fe lumber yards. <span class="blsp-spelling-error" id="SPELLING_ERROR_1">Latillas</span>, usually branches in New Mexico, are sometimes made of cedar fence splits, cheaper, easier to install and less <span class="blsp-spelling-corrected" id="SPELLING_ERROR_2">likely</span> to house spiders. Mexican tile and gas burning kiva fireplaces are available anywhere.David Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com0tag:blogger.com,1999:blog-4043876080421609438.post-18573371267013490882008-09-14T11:02:00.000-07:002008-09-14T15:57:33.708-07:00RECYCLED WOOD<a onblur="try {parent.deselectBloggerImageGracefully();} catch(e) {}" href="http://4.bp.blogspot.com/_NYWVKl7YqrU/SM1X3TgjcKI/AAAAAAAAAA4/OdTKLfTfdDY/s1600-h/DSCN3850.JPG"><img style="margin: 0pt 10px 10px 0pt; float: left; cursor: pointer;" src="http://4.bp.blogspot.com/_NYWVKl7YqrU/SM1X3TgjcKI/AAAAAAAAAA4/OdTKLfTfdDY/s320/DSCN3850.JPG" alt="" id="BLOGGER_PHOTO_ID_5245945748597731490" border="0" /></a><br />Recycled, aged or used wood is used primarily for siding, timbers and flooring in custom homes. Recycled wood is obtained from companies that salvage and disassemble old barns and structures. www.trestlewood.com Occasionally, a client finds and dismantles an old barn themselves.<br /><br />Siding can be recycled wood milled into a ship lap or other profile, or it can be simple planks. Either way, the siding should be placed over an anti-infiltration barrier. If simple planks are used, there will be gaps between the boards. Any form of old wood may also have open knot holes. So that the white of the anti-infiltration barrier does not show through, black construction paper is placed just below the wood. Used wood as siding can be run vertically or horizontally, vertical wood siding requires horizontal nailers in the framing.<br /><br />Timbers of aged wood are chosen for their look and character. Old wood timbers usually will not shrink, twist or crack as much as a new, wet wood timber.<br /><br />Recycled wood for flooring can be obtained from specialty suppliers, ready for installation. It can also be found on old buildings and milled for floor use. Again, it is chosen for look and character. Again, its age and stability help it resist shrinkage.<br /><br />This home in Winter Park, Colorado was designed by David Elfring Architect and built by Terra-Firma Custom Homes. wwwterrafirmacustomhomes.comDavid Elfring Architecthttp://www.blogger.com/profile/06540602869607452247noreply@blogger.com1