Mr. and Mrs. Santos Master Suite and kitchen upgrade is located on The Venetian Islands in Miami Beach, Florida. The original house was built in the 1950’s and the integration of the new design into the existing style was a key factor for this project.
Santos Kitchen
The project started with the existing kitchen area which included the kitchen, laundry cabinet and breakfast area. The spaces were segmented and hindering each other in the desired use. By opening up the space and reconfiguring the center island leading to a focal dining area the flow was increased along with storage, lighting and usability. A double stacked oven was installed in the corner to provide easy access and allow for additional storage in the center island. The powder room received a full face list and now serves as cabana bath as well.
The Laundry closet received its own room upstairs in proximity to the collection area and the master suite expanded with a walk through closet leading into the renovated and upgraded bathroom. The later focused on clean lines, functionality and natural light.
Santos Master Closet and Entry to Master Bathroom
Filed under: Air Quality, Building knowledge, Construction and Permits, Energy Efficiency, Materials
Doors and windows do more than just bring natural light into our homes. They offer a wonderful opportunity to clean out the inside air and enjoy the lovely weather, especially in times like these, when the South Florida winter actually allows for us to do so.
Often I hear in conversation when the temperatures drop that friends run home and open the windows to get a fresh breeze and escape the air conditioned air for a few days or weeks.
Door and windows indeed serve many purposes. There is the connection to the outside as noted with air and light, they provide security to keep unwanted intruders and critters out of the home and they do significantly affect the energy consumption of your space.
A good roof with ample insulation and other external finishes do come first, but the next line of defense are the doors and windows. These are typically the areas where we can control the amount of air moving between the inside and the outside. During hot summer month heat easily leaks through the crevasses and raises the overall amount of inside air to be cooled. Proper installation or weatherization is key to ensure that these much appreciated openings do not contribute to your energy bill. If you have new doors and windows installed, ensure that they are properly caulked and that there are not wholes on the edges. If the windows and doors are exiting go through the frames and caulk them where you have holes or consider weather-strips for the joints. These are very inexpensive fixes that will make a difference. Do not think so? Consider this: if you only have a few air leaks along the frame one could argue that is it minimal and more air goes out of the house just be opening the front door to exit the house. In itself this is a correct thought, HOWEVER. Consider the number of small openings that you have all around the house. Now take them all and merge them into one single opening. This whole will likely be 1 to 3 square feet. Would you like to leave a permanent 12” x 12” whole in your house? That is in essence what improper installation and weatherization does. So before the temperatures rise again, take a moment to check your doors and windows and seal them or get professional help, if preferred.
If thinking about replacing your old leaky windows and doors, this is a great move to help with your energy savings. Consider the basic option for windows (same applies for doors):
A Standard window will be well constructed and reduce significantly the amount of leakage over older ones. To comply with building code hurricane requirements, a standard window does require the installation of shutters.
An impact window is more expensive than a standard window but will eliminate the need for shutters, as it complies with the building code. Impact (high velocity impact) windows also have the added benefit of security as a simple brick or other tool will not break the glass to allow access into the house. Furthermore, impact windows do allow to maintain visual connection during the event of a hurricane.
An energy star window, typically a Low E gas filled window, focuses on reduced heat transmission. Energy star windows are also more expensive than standard windows but will significantly contribute to your energy savings. Consider energy windows especially if your glazing area faces south, southwest or west.
As an alternative to energy star windows tints may be installed over standard windows. I generally do not recommend tints as they are not part of the manufacturers assembly and therefore tend to peal and crack over time. Tints also have some aesthetic drawbacks as well as cleaning challenges. They are a great option for economical quick fixes.
Impact Energy Star windows are the most expensive option but do give you a great deal of benefits; from security to energy savings. They are always my recommended option, if the budget allows for it.
Finally, let’s look at the different styles of windows. Most windows are either wood, alumni or vinyl. There are also combinations of wood with metal cladding and other constellations. Wood windows are without a doubt the most appealing and impressive option, but do require some ongoing maintenance, especially in the South Florida climate. Most economical windows in this part of the country are aluminum windows with manufacturers like PGT (used in the Chamber South project) and CGI (local manufacturer) providing a good value. Aluminum windows easily comply with anchoring requirements are also very easy to install.
PGT Impact Window at Chamber South
Besides the material, there are a few options to consider for style. The two main options are:
Single hung windows are a basic slider, mostly up and down. About 40% of the window actually opens and about 80% has glazing. They are the most economical option and are operated completely manually by simply sliding half of the panel. Connections on single hung windows do tend to wear out and weatherization is important to maintain.
Casement windows are constructed by having the full glass area in a frame that sits in another frame which is attached to the building. The inner frame is hinged on one side and thus fully operational. Casement windows provide about 80% glazing and 85% opening. The weak point for these windows are the hinges to operate the inner frame. They provide an even better weather seal than single hung windows and are easily maintained.
Casement and fixed combination window
Other forms of windows are fixed, awning (these are multiple glazing frames that are operated on a hinge and open forward and out, very typical in older Florida homes) and bay windows (typically a combination of fixed and casement).
Ready to tackle your window upgrade? Miami Dade County does require a permit for window and door replacement. SEA is ready to help with your project. www.SebastianEilert.com
Filed under: Building knowledge, Construction and Permits, Energy Efficiency, Sustainable Living
With Hurricane season in full swing and a wet shower passing through with “Nicole”, we are reminded of just how important a good roof is in South Florida. Besides a good seal and protection for your property the roof does a lot more than to top of your shelter.
Ensuring that the roof is installed correctly and will protect form wind and rain remains the first priority. This is regulated by both the Florida Building Code and the Miami Dade Product Approval process and any state licensed contractor in combination with a proper building permit will comply.
There is more to the roof than just protection. In South Florida the roof is responsible for almost 80% of the heat that is introduced into the building on a typical residential and low rise commercial structure. This means that conditioned space must address this heat load. Sure, natural shading will help to reduce the heat gain impact but is not always feasible to be installed in an ideal location. Please see some of the landscaping posts for additional information.
To reduce the heat gain through the roof, there are numerous options available. The first layer of defense is the roof finish. Options for the roof finish that are available under building code and product approval generally include asphalt shingle, barrel tile, concrete shingle, flat roof membrane and metal. Some cities, such as Coral Gables, further restrict these options to maintain a design intend and general appearance for the city. When applying for a permit, the available options will be outlined.
a green roof
Within the noted finishes my clear favorite is metal. Considerations of flying tiles (frequently occurring with barrel and concrete tile roofs), dark colors that will attract a lot of heat (generally asphalt shingles) or flat roof design limitations (how many homes have flat roofs…) make metal roofs the winner. It provides a safe installation that will best resist any hurricane strength winds, provides a light color that not just reduces heat gain but also reflects, and finally also provides the best surface for water collection (a nice bonus).
It is not the least expensive option, but has one of the longest life spans, making the overall investment well worth it.
Design consideration must always be taken into account, but the metal roof has a long history in South Florida and the Florida Keys.
The next barrier is insulation. Often this can be found dropped on the ceiling, which is the wrong location for roof insulation. The building code again provides for minimum levels to ensure a degree of energy efficiency, but simple changes can substantially improve the efficiency of insulation.
To start, it should be installed on the underside of the roof, ensuring that the attic cavity becomes part of the conditioned space. What good is insulation on the ceiling, when water and HVAC systems generally run through this area? Why run them through a sauna like heated space, easily reaching 140+ degrees, when this space can be conditioned, and can be under 100 degrees. Energy is saved by not cooling the wasted 2-4 degrees in the duct and the water pipes.
As there are no HVAC outlets in the attic, it is still a good idea to provide insulation on top of the ceiling, again a small cost of initial installation with a quick payback.
Runs of water and HVAC ducts should be taken into account to further optimize energy savings.
With the above tactics, the roof will be a sustainable shield that will help your home to be more green and keep you some green in your wallet, too. When repairing or replacing your roof, think about this opportunity!
Filed under: Building knowledge, Construction and Permits, Sustainable Living
To start we evaluated the layout and enclosed the former front entrance. The old side entrance, primarily used to enter the home, was enlarged with a new foyer and entry focal feature. A free standing entry wall now invites into the home and sets the tone for a clean and light experience.
On the inside the kitchen was removed entirely and replaced with a light and open alternative complete with Center Island. The open layout now invites and connects the dining room area and the breakfast feature that is integrated into the island. Appliances were selected to fit the need of the owner and reduce operating cost.
Next, the HVAC system was upgraded as well to further optimize energy use for the project. The entire ceiling was insulated with spray insulation ensuring a very tight seal and practically eliminate leakage; a great weatherization package.
The study, located slightly off to the side received a change in opening increasing the usable wall surface while illuminating the area naturally. We were also able to provide air conditioning to this Florida room, not previously serviced by AC.
- kitchen center island with breakfast area
With the renovation already under construction, it was decided to upgrade the roof to a metal roof option, yet another feature to help cool the house by design. Large existing trees remained on the site and new native and Xeriscaping landscaping was added by the owner. Water reduction is not just limited to the irrigation system and plant selection but also carried to the inside with dual flush toilets and low flow faucets.
Some of the original terrazzo flooring was salved and a new hard surface flooring was added. This easy to clean option is also a perfect choice for South Florida as it retains the cool air longer than most other flooring options.
Another highli
ght feature of the house is a 12’ sliding pocket door by PGT that brings the outside in. Aligned with an operable picture window combination to catch the natural breeze as it approaches the house, cross ventilation works perfectly in this project.
To start on your own sustainable renovation in contact Sebastian Eilert Architecture.
786.556.3118
Filed under: Building knowledge, Construction and Permits, Sustainable Living, Waste | Tags: Kitchen, Sebastian Eilert Architecture, south florida, sustainable kitchen
The kitchen is in many cases the main space of the house and there is great opportunity to create a true masterpiece. The kitchen offers a number of sustainable opportunities, probably more than any other room in the house.
To start lets separate outdoor and indoor kitchens. This post will focus more on indoor kitchens. Part II, will be posted at a later date.
Since energy use is one of the quickest ways to make decisions about starting a project and generally have the fastest payback and the most incentives, let’s start with this topic. There are of course the appliances used in the kitchen. Look for Energy Star appliances to start. If you want to go more high-end, carefully investigate that energy uses and benefits of your selected equipment. The choices are plenty.
New Open Kitchen
Stove: efficient cook tops are available but to really go green, go with gas. Many say that it not just saves energy but also cooks better. It certainly cooks faster in many instances. Consider a combination steam oven for your baking needs. These machines are a bit more versed and also use less energy than conventional ovens.
When using your oven, forfeit the pre heat time and also turn the oven off a few minutes before your dish is done. The heat will not escape at a noticeable rate until you open the door, saving you energy before and after…
Dishwasher: if you have a large household, the water savings justify using this neat machine rather than hand wash. The magic number is 3 or more people living in your household. There are many great models that will not just save you energy, but also save you water. My favorite brand is Miele.
Fixtures: get the low flow fixture for your kitchen that has a moveable multifunction head rather than 2 separate units for fixed and flexible use. Again, I recommend to look for the German manufacturers. There are many stunning designs that have a flow rate of 1.8 gallons or less. You can also save energy by not running your hot water to the kitchen, depending on the layout of the house. If it is a long run, consider just adding a small on demand unit to the kitchen sink.
Lighting: If you can’t stand the heat… exactly. Lighting can contribute substantially to the heat load in the kitchen. Here more than in any other room in the house, use cool lighting. The CCT – Correlated Color Temperature level indicated the “blue” appearance of LED lights. Typical car lights are about 4000. You may want to go with a 3500 in the kitchen; still bright but a bit warmer. 3000 is generally recommended for living and bedrooms, you can use the brighter light in the kitchen. LED lights are the preferred choice for me. More on LED lights here.
Hollywood Condo kitchen
Layout: remodeling your kitchen is a great way to improve some of the natural features your space has to offer as well as improve on the flow and use for this space. There is the general consideration of the “kitchen triangle”; the use of stove, sink and refrigerator. If you have space, I recommend the integration of a center island. This is where your designer really makes a difference, so call me to set up an appointment to upgrade YOUR kitchen.
Materials: a kitchen must be warm and user-friendly as well as easy to clean. Countertops, cabinetry and flooring are the main players for the kitchen. There a number of recycled content counters available, so leave the granite top behind; try some recycled glass, reclaimed wood or pressed recycled paper…
For the floor, choose large component tiles (24 x 24 or larger to minimize grout lines) or solid surfaces like polished concrete. Wood replacements are generally not recommended for the kitchen, as this is the space that is likely cleaned most frequent.
For the cabinets, go with FSC wood, or ensure that a composite board is Urea Formaldehyde free! Your carpenter can and should verify this information!
And finally to the best of South Florida: year round vegetation! This means that you can grow your on herbs and even some veggies year round, and it also means that composting is an easy must…
…more to come in future posts; including the South Florida Outdoor kitchen.
If you like to get started on your own kitchen renovation, contact Sebastian Eilert Architecture today:
786.556.3118 Sebastian@SebastianEilert.com
Filed under: Building knowledge, Construction and Permits, Energy Efficiency, Landscaping, Sustainable Living, Water Efficiency
Final post about tips to improve your home and make it a more green building; for your health, for your wallet and for your overall well being…
Part I will focus on small to no budget items (please see previous post)
Part II will look at medium expenses or items to look at if they break and need (NEED!) replacement
Part III will look at the big changes that will have a lasting impact on your life 9from a green building perspective, but who knows, maybe more…)
Part III. What really works:
Lighting. After changing the light bulbs and also some of the fixtures and installing dimmers, the next big step is to consider a building automation system. This low voltage system can connect all your lighting, temperature control, audio and video systems, including alarms and smart appliances. You can than control these devices much more precise and even get remote access (smart phones already gear up for these features). BY monitoring the output of the building automation system you can optimize power uses and fine tune any waste generated by lights left on or appliances not needed. These systems generally also have a vacation setting, enabling a quick way to trim all the power use you do not need on a daily basis when not in your home. Great feature but a bit expensive. These systems start around $5000 for a small home with limited low voltage tie ins.
Air Conditioning. The general rule is to look at a unit when it is 10 years or older. Typically systems have advanced in efficiency and the payback to upgrade can be realized in 4-6 years. Look for the SEER value. This is the indicator of how efficient the unit is. Current code required a 13 SEER unit; a 16 or 17 SEER unit is considered high efficiency and 18+ SEER is very high efficiency. The later are a choice investment and should be evaluated for Life Cycle Cost and Return of Investment. (THIS OPTION WILL REQUIRE A PERMIT)
Remember to upkeep the correct filters and also clean the ducts, if you do not replace them.
Super Therm
Roof / Shell: you already looked at your windows and doors and have sealed all leakage. The next step is to invest in the buildings shell. The big collector in South Florida is the roof. Over 80% of heat gain to the house will come from above with our year round sunshine. Do not just consider Hurricane issue but go beyond and think about the energy savings from this large surface. All roofs in Miami Dade County are required to withstand Hurricane strength winds, by code, so any roof will comply with this general concern. Move away from the low budget option of asphalt tile and a great value are metal roofs. These reflect well and are sturdy. This will overall be my recommendation for it is safe and efficient. (THIS OPTION WILL REQUIRE A PERMIT)
You can also consider sealing the existing or new roof with a high SRI (Solar Reflectance Index) coating, such as SuperTherm. I had applied this system over my existing asphalt shingle roof and lowered my attic temperate from over 140 degrees to about 85 during last summer. Great savings translating to your energy bill. A product like Super Therm runs about $2.60 per square foot installed.
If you like to kick it up one more notch, consider adding photovoltaic panels to your roof. A 5kW system will cost about $50,000 initially, but there are rebates and tax credits available lowering the out of pocket cost to potentially less than $15,000; not a bad number, especially when you considering adding this system instead of a generator (and you are sure not to run out gas, should the need arise). The installation of such a system will also require connection to your electrical system and requires assistance of professional services. (THIS OPTION WILL REQUIRE A PERMIT)
In regard to landscaping and water savings, the big ticket item is a cistern. After installing gutters and properly channeling your rain water run off, collecting hits precious water as well some of the waste water already generated to reduce the amount of potable (drinkable) water used ion your home is the final frontier. These tanks are similar to septic tanks in size and can be installed above or below ground.
Currently you can use this water for irrigation, in the future, legislation will adapt to also use reclaimed and collected water for toilet flushing.
For specific help, contact Sebastian Eilert to get a custom plan to green your home.
Sebastian@SebastianEilert.com 786.556.3118
www.SebastianEilert.com
Filed under: Air Quality, Building knowledge, Construction and Permits, Energy Efficiency, Hot Topic, Resources, Sustainable Living
Here is the next installment in the “quick and dirty” rundown of simple quick tips to improve your home and make it a more green building; for your health, for your wallet and for your overall well being…
Part I will focus on small to no budget items (please see previous post of Part I)
Part II will look at medium expenses or items to look at if they break and need (NEED!) replacement
Part III will look at the big changes that will have a lasting impact on your life 9from a green building perspective, but who knows, maybe more…)
Part II. What really works:
Lighting. If you started with the light bulbs but want to do more or have limited opportunity for changing light bulbs, evaluate your entire lighting system. Install dimmers, replace old fixtures, preferable with LED’s. This is particularly effective for recessed lighting fixtures (such as the ones replaced in the Alcaraz-Arango kitchen). A pleasant side effect is that the heat effect from the lights will also be reduced, thus reducing the need to cool down the house/space i.e., use less Air Conditioning.
Air Conditioning. The general rule is to look at a unit when it is 10 years or older. Typically systems have advanced in efficiency and the payback to upgrade can be realized in 4-6 years. Look for the SEER value. This is the indicator of how efficient the unit is. Current code required a 13 SEER unit; a 16 or 17 SEER unit is considered high efficiency and 18+ SEER is very high efficiency. The later are a choice investment and should be evaluated for Life Cycle Cost and Return of Investment. (THIS OPTION WILL REQUIRE A PERMIT)
Remember to upkeep the correct filters and also clean the ducts, if you do not replace them.
Windows and Doors. After you have gone through your home and weatherized (sealed) the doors and windows they might still be too old and too leaky to properly seal the house. At this time consider upgrading your windows. Start with the single awning type glass windows and old school sliding doors. Also consider upgrading to impact glass and earn a possible deductible on your insurance policy. To go for top shelf, include low-E glazing and make your windows energy start type. The consumer label will lead you to the most energy efficient windows and doors and will maximize your bottom line savings.
Make sure you work with the right professionals and get quality installation to ensure excellent weatherization on your brand new items. (THIS OPTION WILL REQUIRE A PERMIT)
Landscaping and Irrigation. Look for some of the other posts for this topic. Under the mid level renovation, consider spending some money on a rain water collection system: Gutters and rain barrels. This will also help with erosion control around the edge of your roof line.
For specific help, contact Sebastian Eilert to get a custom plan to green your home.
Sebastian@SebastianEilert.com 786.556.3118
With the last touches to the Alcaraz-Arango kitchen complete, the new kitchen is in full use. The glass surface breakfast counter provides the finishing touch for this green kitchen renovation. Installed at a lower elevation for use as seating, the clever layout by kitchen designer Christina Raidt of Akzent Kuechen (www.Akzent-Miami.com) makes optimal use of the former breakfast space and still keeps in line with the sleek kitchen cabinets. Sebastian Eilert of Sebastian Eilert Architect (www.SebastianEilert.com) selected the glass finish rather than the recycled glass tile installed on the main counter.
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- Glass breakfast table to connect to the pool beyond
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- Alcaraz-Arango kitchen breakfast area
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- breakfast table and support leg
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- approach to breakfast area
The metal edge to secure the glass and ¾ inch glass ensures that safety concerns for paying children and potential breaking glass were addressed. The glass now features the single support leg and increases the feel of open space on this side of the space.
With the kitchen cooking, the owner can now move to other parts of the house to continue with their greening of this great project.
Look for more sustainable updates right here and contact Sebastian Eilert @ 786.556.3118 or Sebastian@SebastianEilert.com to start your own green renovation…
Filed under: Building knowledge, Construction and Permits, Sustainable Living
Filed under: Air Quality, Construction and Permits, Materials, Sustainable Living | Tags: Florida Room, Kitchen, Sebastian Eilert Architecture
Pending but a few details, this project is complete and in working order… working well indeed. The project is a green renovation of the existing kitchen, breakfast area and family room into a contemporary masterpiece with a strong focus on sustainable features.
The project started off with German kitchen cabinets from Akzent-Miami, www.Akzent-Miami.com, lead by Christina Raidt. These cabinets are formaldehyde free MDF, glass and Melamin. A perfect non toxic base in a very stylish design. The layout took out the original very small, dark and enclosed kitchen to remove all walls and connect the three spaces into one large open space with the kitchens master, owner Eva Alcaraz-Arango, at its heart.
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- New OPen Kitchen
The stove was placed in the very center and provides the focus of the kitchen. Keeping in line with the correct kitchen use triangle, refrigerator, sink and stove are arranged in a function focused constellation. The new cabinets provide plenty of storage from both sides on the lower counter side and full height on the back wall. Here we also find durable high end appliances and a smart integration of small appliances into the design: a central storage unit with a overhead door to quickly hide the little gadgets when company is present. The low counter, containing recycled glass from Trend USA, www.TrendGroup-USA.com, held in white is easy to clean and provides a sleek foundation that ties the areas together. The low water use, energy efficient dish washer is tucked under the counter and blends in well. Over to the side is an even lover glass top that serves as the new breakfast area. More storage, in the form of a floating cabinet provides the focal point for this side of the space. A few accent lights from Artemide, www.artemide.us, give a hint of color and pick up the subtle tones from the cabinet glass. These lights illuminate the breakfast table and also provide accents along the wall and corridor that is connecting the east and west side. The remaining lights are LED recess for energy efficiency. All lights are installed on dimmers for lighting level control.
The Florida room features a custom build cabinet to house all toys, appliances, books and the bar. The design was inspired by the floor plan of the kitchen, to unconsciously connect the entrie space. Windward Associates , www.WindwardAssociates.net, provided the work. Another notable feature is the reclaimed wood floor that was salvaged from the original layout and installed along the corridor. The new slate floor is a worm, soft stone that in its dark color roots the project into place.
Final touches were provided with Sherwin Williams Harmony paint to ensure another non toxic component of this project. Overall the strong focus on usability, functionality and sustainability were all achieved in this wonderful new kitchen. Presto!
Design. Consult. Educate.
Sebastian Eilert Architecture, www.SebastianEilert.com
