Filed under: Air Quality, Building knowledge, Hot Topic | Tags: construction, construction smell, Miami, odor, Sebastian Eilert, Sebastian Eilert Architecture, smell
Construction sites are not the most pleasant places for both the workers and those around them. They create lots of noise [machinery], smells [ah, roof tar!] and debris [smoke, ash, fumes, etc.]. But fear not. There are many ways for a construction site to be managed that can decrease all of these effects on the surrounding area and its inhabitants and diminish the pollution created by the building process.
- Is there a chalky smell in your home or apartment after construction is finished? This is caused by dust buildup. This isn’t your average dust. It’s not dead skin or hair (eww!) but is rather , material shavings from materials like Sheetrock or ceramic tile. When ceramic tile is being cut for a bathroom, for example, the dust gets trapped in the ventilation. Or how about when you go through the final sanding process after mudding your drywall. First, trying to cover your furntiture, beds, countertops (anything you come into contat with on a daily basis) with a nice layer of Visqueen (that heavy duty plastic meant to keep your stuff safe. I also recommend buying a canister vacuum to get the dust out or suck it all in but then be sure to empty the canister in an outdoor area (not in the same place you just cleaned up).. Sometimes, you just have to let the vacuum remain in one place for 30 seconds in order to attract all the dust.
- How do you handle noise pollution? Just because workers are up bright and shiny at 7 am doesn’t mean that the neighbors are ready to face the day. Loud equipment, delivery trucks and the ever-dreaded jackhammer create a most undesirable symphony that is simply diffiult to avoid. But, there are ways to alleviate the problem. Creating a construction plan that allows for the loudest of jobs to be executed during the middle to the end of the day helps for sure and reminding staff that everyone does not appreciate the latest in salsa or R&B.
- The garbage accumulated on a construction site is made up of food, bottles, construction debris, and general packaging. Creating a recycling program helps to separate this debris. Garbage pickup on a site can be expensive, so by setting up a recycling program you don’t incur the costs of added containers and you help alleviate those back-to-back days of paella delivery. Some cities even pay you for your recycled bottles. Another way to alleviate the amount of garbage is to provide your workers with metal bottles, such as a Sigg (mysigg.com). These bottles are reusable, can be dropped from high heights without being damaged and save the environment.
- Some common construction smells also include gasses and fumes. These come from paints, treated woods, some metals, old toilets, and even the construction equipment. The machines used on a construction site tend to run on gas which releases black clouds of smoke into the air. Many cities and states have made the use of machines that create these gas clouds illegal, so it is good practice to look into the more efficient and friendly alternatives. The fumes can also come from paints. High-VOC (volatile organic compound) paints tend to release noxious odors that damage brain cells and release harmful gasses into the environment. Low-VOC paint is the same price as the high-VOC paint, lasts just as long, and is just as durable, so why not make the switch?
- Another odor causing element of a construction site is standing water. Puddles and small pools can form during the excavation process (which releases unpleasant smells into the air ras well) and these pools, when left sitting for too long, begin to smell sulfurous. This is especially true is places like Miami which is situated right on top of its water table. These puddles should be drained from time to time in order to avoid them becoming either a stink pool or a breeding ground for insects such as mosquitoes.
http://www.rez.org/2012/01/the-smell-of-a-construction-site/ http://www.cambridge.gov.uk/ccm/navigation/environment-and-recycling/pollution-noise-and-nuisance/ http://www.querrey.com/assets/attachments/15.pdf http://www.adbio.com/catalogs/BioWorld-Odor-Control-Catalog.pdf http://www.lhsfna.org/files/bpguide.pdf http://cfpub.epa.gov/npdes/stormwater/swppp.cfm
Filed under: Building knowledge, Hot Topic | Tags: German, Germany, Green Building Incentive, Miami, Sebastian Eilert, Sebastian Eilert Architecture, south florida
Over the past 40 years, Germany has maintained a leading position in environmental incentives and benefit programs. The incentives have ranged from PV systems (photo-voltaic), to insulation and windows. What have they done? Is there anything the United States environmental policy makers could learn from Germany’s forward thinking?
The policies encompass many different categories, but the three main areas are energy, urban infrastructure, and transportation. The country’s policymakers started out small, thinking of little changes that could be made to spur forward action. About a year ago, president Obama stated that he wished for eighty percent of electricity to come from clean sources. This goal, of course, was not reached. Germany knew that setting a goal and failing would deter people from believing in the system. Llittle steps can keep the public interested.
The green plan adopted in 2010 is the Energy Concept. This states that primary energy consumption will fall by 20% by 2020 and 50% by 2050. With the help of nuclear power and the spike in gas prices (over $7US/Gallon), energy consumption and greenhouse gas pollution has decreased significantly in Germany. The incentive with the gas, however, is more or less a little push to get people to use bicycles, public transportation, or carpool. All of these alternatives are valid in the United States as well; however, we do not see spiking gas prices as good for the environment, but instead, bad for the economy.
“Not living at the expense of people in other regions of the earth or at the expense of future generations living here and today.” Germany defined sustainability in a way to look not at the individual, but at the future and the surroundings. The changes made today will not directly affect the people who make them, but instead, their children, and their grandchildren. Forward thinking is another concept Germany has followed. The incentives for sustainable design and renewable energy originally focused only on solar power. PV panels to generate energy has been viewed as a tax deduction in Germany for many years. With this known, it is not surprising that Germany made up 50% of the solar power worldwide market, with larger countries such as the US and China falling short. Germany has become a powerhouse for energy efficiency.
These incentives, however, have seen many cutbacks in the past 3 years, while the United States has seen large increases. These cuts in subsidies are due in part to the soaring number of purchases, yet even as the cuts increase, so do the number of solar panels. But Germany is still viewed as a green leader. So what does this say about the incentives and their effectiveness? Germany witnessed years of decreased emissions and energy use, giving other countries the push needed to follow step. Since then , the US government has begun offering tax credits to homeowners and business owners for solar panel additions, as well as paying for those consumers who give back to the grid (producing more energy than they consume).
http://www.climateactionprogramme.org/news/germany_to_cut_solar_power_incentives/
http://www.energybulletin.net/stories/2011-10-10/how-germany-became-europe%E2%80%99s-green-leader-look-four-decades-sustainable-policymaki http://www.traveldailynews.com/pages/show_page/43246-Germany-leads-the-way-in-sustainability-and-green-meetings
http://www.chinadaily.com.cn/cndy/2012-02/02/content_14521630.htm http://www.spiegel.de/international/germany/0,1518,811530,00.html
(SE, EB, edited JLD)
Filed under: Building knowledge, Hot Topic, Materials, Sustainable Living | Tags: Countertops, Kitchen, Miami, Sebastian Eilert, Sebastian Eilert Architecture, Sebastian Eilert Architecture Miami Green, Sebastian Eilert Architecture Miami Green Sustainable Building
No kitchen is complete without the proper countertop. From the recent increase of kitchen renovations in my practice, I like to share some of my favorite counter tops and also shed some light on the most commonly used materials and their properties.
A few years ago I came across this neat breakdown of the most typical materials:
It is looking at items such as heat retention, damage to surface and stain damage. The reviews are in line with my own observations, so I have to agree with the provided breakdown. Indeed Soapstone, crowned the winner by the author of the comparison, is also my favorite. It is a soft stone, very easy to maintain and quite durable. It also is not prone to chipping and does not retain heat, which makes it great for a kitchen with active children. The downside of Soapstone? The cost and the color. The stone comes in dark shades, black to green. The cost is also about $45-$75, which makes it at par or even more costly than the all popular Granite. The upside, there is US Soapstone available out of Vermont…
I have used the stone as a contrast to white cabinets and colorful backsplashes very successfully.
A material absent from the list are some of the newer composite materials that frequently contain recycled content and thus make them a great option for projects seeking LEED or other green building certification. I have been partial to a product called CesarStone and have used it, which contains 30% recycled content or more, in a number of projects. The clients have been satisfied across the board. One of the benefits of these man-made materials is that they tend to have a excellent color spectrum and particle options (how large and what kind of chips you can see).
So what material should you choose for your kitchen renovation? My recommendation is to make a list of the most important features and then consider the color and feel of the kitchen as a whole… it will rule out some of the options. The final decision will probably also consider cost.
Ready to get started on your kitchen upgrade? Call SEA today…
Filed under: Building knowledge, Hot Topic, Resources, Uncategorized | Tags: building knowledge, florida building, hot topic, permitting
Check out the recording called “2010 Building Code Questions and Answer Webinar held March 13, 2012 at:
http://www.floridabuilding.org/cm/cm_hottopics.aspx
Slide the audio progress bar over to minute 33:47 to hear the answer on the retrofit provision that affects windows. Ann Stanton, the energy technical adviser at the Florida Building Commission, explains the 30% rule. She said “energy code is not applicable” unless there is a major renovation that exceeds 30% of the assessed value of the structure.
Another question on the same topic came up at 42:15 in the call.
Important Information on the New Florida Building Codes
The new FBC energy codes go into March 15, 2012 for permits pulled on March 15 or after. Although the energy codes continue to get stronger, they are not as bad as some would want you to believe. Aluminum impact windows and doors meet the energy code and in most retrofit situations are not even subject to the new energy code.
New construction is a different matter.
The code has two formal paths for compliance, the Prescriptive path and the Performance path.
- Prescriptive Path- Section 402.1 – is the “EZ 1040” way of complying. This path requires a .30 SHGC and a .75 U Factor (for impact products). However, given a renovation carve out in the Florida Statutes (see below) we believe the Prescriptive Path won’t be used frequently. If used it will be mostly used for retrofit and required insulated glass with high performance Lo E coatings.
- Performance Path - Section 405 “the 1040 Long Form” way of complying. Today represents +/- 95% of new energy permits and is not expected to change. This is used mostly for new construction and requires the engineer to use Energy Gauge Software to calculate glass values, AC ratings, and other thermal properties of building materials. New provision in the code – SHGC coefficient now a maximum of 0.50 (gray monolithic glass in most applications will meet this, depending on trade-offs in the software).
Important footnote for window replacements on existing structures: Table 101.4.1 footnote “d” says that if the cost of renovations to an existing building is less than 30% of the assessed value of the structure, it is not subject to the code. So, for example if you are retrofitting a home that is worth $300,000, as long as the renovations do not exceed $90,000, the renovations are not subject to the FBC energy code. We have confirmed this with the staff of the Florida Building Commission, and it also came up in the FBC Webinar that was held yesterday. If you want to confirm any of this information, feel free to contact the staff at the Florida Building Commission at 850-488-0964.
Some Manufacturers are Trying to Mislead Building Departments and Customers Regarding the Renovation Provisions of the New FBC Energy Codes.
One Major Florida Manufacturer Dealer Letter Says This (highlights added):
“There also exists a Florida Statute that defines a renovation as construction that exceeds 30% of the assessed value of the property, meaning projects with a scope of work less than this value may not need to comply with the code. (This may seem like a loop hole to some, but try to convince the local building department that you do not have to follow code on a window replacement and see where that gets you). We offer a wide range of products that meet the requirements in table 402.1.1, however, before you order, we strongly recommend that you talk with your local building official about his/her plans for enforcement of this code.”
Fact: Renovations for most trades including window and doors that do not exceed 30% of the assessed value of the structure are not subject to the energy codes. This is Florida law and the Florida Building Code (Energy Code included) does not supersede Florida law. The 553.906 Florida Statute provisions (where this 30% provision is located) were passed in 1979 by the Florida Legislature and are clear on this point. The only way to amend this is to go back to the Florida Legislature.
(text by Laura Hernandez of The Companies of R&S)
Filed under: Building knowledge, Landscaping, Sustainable Living | Tags: brick pavers, coat of paint, construction debris, how to install a paver patio, paint job, precious space
Want to improve the curb appeal of your home without splurging on a new paint job or a remodel? Here are five easy ways to spruce up your home, without breaking the bank!
1. Paint your mailbox, or simply get a new one! The mailbox, in suburbia at least, is the first thing people see when they go by your house. A metal one that looks like teenagers tried to destroy it in a drive-by baseball bat adventure doesn’t help your curb appeal. So spruce it up! Add a coat of paint, put stickers on it with your street number, and if you’re feeling creative and kitschy, add some seashells from the seashore.
2. Lay out some pavers. One way to avoid going to that Orange Box Retailer for them is to find a home in your area that is set for demolition. My mom went and asked the builder if she could take the pavers. They said yes! Construction debris is what they would have become and filled even more precious space in our landfills, but instead, they now make a beautiful path from the sidewalk to the front of the house. Keep in mind though that not all builders are this nice! Laying pavers might seem difficult, but there are many tutorials out there for the beginner.
http://www.groundtradesxchange.com/pavers/brick-pavers.htm : This link shows how to install a paver patio, but a simply path works the same way.
3. Landscaping. It IS easy to be green. Planting colorful flowers or leafy bushes in your yard (in a tamed manner that is) makes your home look well-manicured and taken care of. Planting along the driveway, along the sidewalk, and along the house give more life to your property. Plant pricing typically begins at $5 for a flowering plant that will cover around 1 square foot of space and then the prices go up from there. If you feel inclined, buying a small tree (investing around $20) will turn into a beautiful source of shade and privacy. Another planting tip is to add window boxes. These handy inexpensive planters add color to the façade of your home without the responsibility of maintaining a massive garden. (It also hides an exterior that might need a little bit of paint.)
4. Replace hardware. Getting new doorknobs, door knockers, house numbers, and more all make your home look fresh and well-kept. A rusty doorknob just looks sloppy and it makes people want to wash their hands right after touching it!
5. Outdoor Lighting. Lighting your front path or your front porch makes the house feeling more welcoming, and now you can even buy solar powered lamps that simply stab into the grass, soak up the sun and provide a little bit of outdoor lighting for a very reasonable price. This type of lighting is low maintenance and it is possible to find these types of lights home improvement stores for roughly $4.00/each. Nicer ones tend to start around $10.00/each.
Stephen Bender, an architect and professor of architecture at the University of Florida recently built a house made of shipping containers in the Porters neighborhood of Gainesville for a man named Tom Fox. This sustainable, green house, which is powered by a solar array isn’t very popular in the Porters neighborhood, which is full of run-of-the-mill, one-story homes. In fact, several Porters neighborhood residents have publicly spoken out about the house to the media. They believe it calls too much attention to itself and is an unattractive addition to the neighborhood.
Despite public criticism, Tom Fox, has been proudly living in his sustainable house for the last three months. The house is made of 100% recycled shipping containers, which means no trees were harmed to aid in its construction. Additionally, the 5000 square foot house boasts three bedrooms, two bathrooms, and a rooftop deck lined with solar panels to provide electricity to the house. Fox’s house is a Leadership in Energy and Environmental Design (LEED) recognized house for its sustainable construction, energy efficiency, and reliance on alternative, eco-friendly sources of power.
Although making a house out of shipping containers may seem strange in an older, traditional neighborhood in Gainesville, it isn’t so unusual in other parts of the U.S. Buildings and homes made out of sturdy, steel recycled shipping containers are gradually popping up in places like New York City. And buildings made out of shipping containers have existed in London for a while. In fact, Fox was inspired to build his own home out of shipping containers after he saw how architects were using the containers in London.
Author’s Bio: Ryan is a guest post writer on the topics of green buildings, real estate, and interior design. Right now, she is primarily focused on Austin real estate listings, Austin homes for sale, and Marvin window prices.
Filed under: Building knowledge, Hot Topic, Sustainable Living | Tags: economical construction, frank gehry, licensed architects, system coordination
…so why hire an architect? What do they do anyway? I often get the comments that …”I can’t afford an architect. They are for people that have real money to spend…”
In fact the opposite is generally applicable. True, there are the great public architects that charge a hefty fee and create amazingly spectacular architecture, such as Frank Gehry or Zaha Hadid. Most licensed architects however, are here to provide something very different: Value!
Previously I wrote about the necessity to create plans for permitting purposes. Architecture goes beyond just complying with applicable building code. Legislature has changed the landscape of architecture, engineering and construction to weigh more heavily in favor of contractors. Lobbying power certainly contributed to it, but so did public demand for economical construction. The Architect and Engineering team has thus been moved to a check and balance position to make sure that code is complied with and that there is some sort of design intent. The latter however, is an important point to consider when thinking about value. The cheapest way to built, while complying with applicable codes, is seldom the most value…for the owner/client. This is where architects make the difference.
In recent conversation, architects were referred to as modern day cartoonists, who simply create beautiful images that inspire. These images are somewhat removed from what can and actually is constructed. While it is true that as a profession we use images to convey the design intend, there is a lot more to it, than simply creating beautiful pictures. The images and renderings are based on experience, knowledge and a deep understand of construction techniques, sizing, system coordination (such as lighting, HAVC, etc.), and finally color, finishes and a sense of place. No quality builder will take a simple image to attempt to create a building; and no architect will stop at a simple rendering to describe the project for construction.
So what then is the purpose of the architect? For me, that answer is simple. We provide value. We make sure that you have the best possible design, and get the most out of your budget. Good contractors understand the need for quality design and will send you to …
By listening the client and noting the specific needs as well as available funds, the best possible design can follow and save in construction by reducing guess work, errors and omissions and simply providing a detailed roadmap for the builder.
We have been trained to think in three dimensions and create amazing spaces that will best work for the applicable client. Part of the education is also supervised experience, which contributes to a solid understanding of local and regional construction practices and pricing. Combined with technology, such as Revit and other BIM modeling software, we have all the tools to deliver the ultimate service for any client: Value.
Consider the savings and the benefit in quality design, next time you are starting a project. The contractor/builder will be an important part of the project, but should never be the starting point…
“Evolve your Home” is the slogan for the new concept that
opened its store/showroom location in Coral Gables. Proprietors Christopher Block
and Buck Reilly have combined their experience in home energy auditing and
passion for good design and quality materials that have one common denominator:
they will make your home better in some way. That may include saving energy, reducing
your carbon footprint, saving water or improving your air quality.
The concept merges professional consulting on sustainable issues
with the ability to actually touch, sample and order some of the systems and materials
discussed. The benefit to the homeowner is that a pre-selection, or quality
control has already been applied to the materials exhibit in the showroom.
The benefit of actually experiencing the materials, rather
than looking at them in an online catalog, is one very valuable feature not just
to the homeowner looking to be more “green”, but also to professionals like
myself. I can now happily guide current and future clients to Habify to view a
lot of the materials I have been using for years.
The opening was attended by many in the green building industry
as well by selected Coral Gables officials to welcome the new business to Coral
Gables. A stylish event, I am sure it is indicative of the quality work Habify
brings to the area.
Learn more at: http://www.habify.com/
How do you get a permit in Miami? You don’t!
All kidding aside, the permitting process is an important and often misunderstood part of the construction process. Commercial and public projects are usually well familiar with the process, time and cost; but most home and small business owners are not.
Allow me to shed some light on the process here in the South of Florida. Florida has one of the most stringent building codes (Florida Building Code, revised every 3 years) in the country, and we have an enormous amount of permit categories (New Construction, Renovations, Doors and Windows, Exterior Painting, etc…). To make things worse, Miami-Dade County has what is called the “Miami-Dade Product Approval Process”, which tests all exterior components to withstand impact of 146 mph winds and will issue a NOA (Notice of Acceptance) for the products that we can use in this area. Doors, windows, skylights, roof tiles… all need one…
Partial Miami Dade Notice of Acceptance
Although the code legally allows each homeowner to get their own permit and built their own house, this is not recommended (if you are reading this, that generally indicates that you do not have enough knowledge to built your own project and deal with all the liabilities that come with it; especially in South Florida.
The process should start with an Architect, not a contractor. Your Architect will assist to create the appropriate program for your project and together with the applicable engineers, create a set of Construction Documents and calculations. (On a side note: this set will best reflect what you will need for your project as well as serve as the guideline for the contractor to do so in the most appropriate manner. The value of an Architect will be discussed elsewhere).
At this time the plans may be submitted by a Contractor (or an Owner-Builder, as noted above; not a good idea) to the building department. Most cities have their own building department, so submittal must be made within the city where the project is located. If the project is located in Miami Dade County, it will be submitted to the Miami Dade Building Department.
Along with the plans and calculations, a permit application must be submitted. This document generally must be signed and notarized by the owner and the Contractor. Some departments now require digital submittals as well.
Once the plans are submitted, they will be reviewed by the applicable disciplines for code compliance. These include but are not limited to: Zoning, Public Works, Planning, Building, Structural, Mechanical, Plumbing, Electrical, Fire and DERM. Upon submitting the project for permit, the necessary disciplines will be selected by the city.
If any reviewer has a question or comment about what was submitted on the plans, the Architect and engineers can either meet the reviewer (generally if they disagree with the comment) or supply the requested information and resubmit the plans.
After all disciplines in the building department have reviewed and are satisfied with the plans, a final fee must be paid and the permit is issued.
At this time construction may begin (legally).
During construction, the city will send a number of inspectors (selected similarly as the disciplines that reviewed the plans), to ensure that what was permitted on the plans is indeed built in the field.
Once construction is complete and all final inspections have been accepted, the permit will be closed out with the department, by the Contractor… and you have legally completed your project.
A note of caution: looking at the above outline may shock any owner wanting to do a project on their home/small business or even built a new home. Anyone who chooses not to do the above and receives a violation (there are people that ensure “code compliance” driving around every day) will have to go through the process anyway, correct anything that does not comply with code (thus was not approved in the plan review portion) AND must pay a fine.
The above process is a general outline and may vary depending on your particular project and the municipality that your project is located in. It is strongly advised to consult and select a licensed Architect and Contractor to make the process as smooth as possible.
VALUE is getting the most for your money of what you actually want! NOT getting the most stuff at the cheapest price.
As the first Florida franchise to join Transforming Architecture I have been presented with many questions about the need for transformation and the impact to my clients.
Why do we need to change the role of the architect? To answer this question, we first need to look at the typical view of the architect and the reality that the profession is facing.
Outside of a few star architects the profession of architecture is not a money maker and indeed quite challenging. In fact, after 5+ years of schooling, 3+ years of IDP training and over 48 hours of testing for the license, architecture is the third to last paid profession in the relation from education to income. So why do we do it? because most of believe in making a difference and creating beautiful spaces and places.
There are a few of us that have made it to stardom through ingenuity, exceptional design and sometimes just luck: the right commission at the right time. Great architecture required a number of components: A client, funding, a site and a simple idea; for the latter, we come into place. A combination of all these factors creates amazing structure.
But what about the day to day architecture? Design, quality design is not a privilege to the wealthy but rather a necessity for all of us. After all, a well designed home provides the shelter that we need; a quality office space makes clients feel welcome and becomes a representation of the business it houses; a guest room and service area either make us feel welcome or uneasy. Design makes the difference.
Building codes and an overly cost driven clientele frequently dictate the project design and the contractor, rather than the architect is consulted and hired first. Ah yes, the permit! Too often architects are reduced to provide the bare minimum required for the builder to obtain their building permit and start to deliver the cheapest possible option at the maximum profit. The design input is guided by cost, rather than benefit and the role of the architect becomes a sideline to the construction process.
In reality a good architect can help in proper programming, coordinate design features to best match the client needs and budget and will likely help to eliminate many potential problems during construction. In this manner, the project will be the best possible option and fit for the most value; good design included.
Everyone deserved an architect! Indeed we do. Talk to people who have done projects through the builder as well as with an architect. The majority of feedback will be positive towards the latter (there are bad professionals in every profession, but as a whole, our rigorous training creates very competent individuals…). Your trusted Architect can also help with selecting and directing the builder, to create even more value for your project and bottom line.
Thinking about your next project? Start with interviewing both builders and architects and consider the true value of what you are getting.
The above are my personal views and some of my colleagues may not agree with me. I am always interested in dialogue. Please do not hesitate to contact me. Sebastian@SebastianEilert.com 786.556.3118
