Buddy "guards" the framing lumber

May 7 was a most amazing day!  The framing crew, led by Jammie Metcalf and including Bryan Noel, Matt Sugg, Sydney Crawford, Randy Redrick and Blake Barker, arrived at the job site along with some sunshine! Lots of framing lumber, roof trusses, and ZIP system wall and roof sheathing had already been delivered and were in strategically placed piles.  (It’s rather like the tooth fairy came overnight when I saw all the materials. And who and when did someone calculate all this stuff and plan its delivery?  No easy task!)  I was eager to see how they would turn those piles into my home!

Constructing a wall before raising it in place

They wasted no time marking the layout of the walls on the floor, cutting and labeling 2×6′s for their exact location, and then raising some walls.  Using 2×6′s instead of the traditional 2×4′s makes more room for insulation, making the house more comfortable and less expensive to heat and cool.  It’s amazing how quickly guys who are pros at what they do can make something happen!  My first walk down the driveway after day one of framing was a very happy moment!

The south wall is the first to go up

Two things happen rather simultaneously.  The ZIP system sheathing is attached and the roof trusses are installed.  (I’ll go into more detail about the ZIP system in a bit.)  Here’s a quote that sums up setting the roof trusses.  Seth Godin, best selling author and blogger, writes about the post-industrial revolution, the way ideas spread, quitting, leadership, and most of all, changing everything.  He said, “Just about every choice you make with your project or career doesn’t last forever…So go ahead and act as if your decisions are temporary.  Because they are.  Be bold, make mistakes, learn a lesson and fix what doesn’t work.”  Well, Blue Ridge Energy Systems is the best at fixing what doesn’t work, and that was evident as they began setting the trusses.  The house design is rather complicated in this master bedroom section because part of the trusses rest on a load bearing wall and part rest on a beam that is not in the same plane as the wall.  With a sloping roof line and staggered support, the trusses had to be uniquely designed and engineered.  Well, the crew found a problem, which I don’t begin to totally understand, but their choices were to have the trusses remade because they weren’t exactly to specifications or figure out a way to make them work.  Of course they figured out a solution after a few hours of figuring and planning.  So, let’s set trusses!

Setting trusses with a crane and a guide rope

The ZIP system sheathing is a part of the total energy package and materials choices that make a BRES house so efficient.  Most builders that use ZIP will put 1/2″ on the walls and 5/8″ on the roof but BRES takes it even one step further by using only 5/8″ zip for extra rigidity and sturdiness.  There are three reaons to use ZIP.  The first is moisture resistance.  Traditional construction methods use OSB (oriented strand board)  and housewrap for moisture management.  How many times have you driven by a house under construction and seen the Tyvek flapping in the breeze?  Do you wonder if the builder actually sees that the housewrap is securely fastened or rips repaired before the siding goes on?  OSB will simply disintegrate if prolonged moisture gets to it and every gap in that Tyvek is an invitation for rain to seep in.  Well, with the ZIP system you have no worries.  The OSB wall and roof sheathing is a structural panel and protective barrier  that offers the strength of OSB with built in moisture protection.  It is a water-resistive barrier that blocks the entry of water into the wall and roof systems. These panels protect against moisture intrusion while also allowing the walls to breathe and dry out.

ZIP roof and wall sheathing for optimum energy efficiency

The second reason to use ZIP is its energy efficiency.  Air leakage into and out of a home is a leading cause of poor energy efficiency because it disrupts the existing air temperature, which is conditioned by expensive heating and cooling systems.  The US Department of Energy reports that 30 to 40 percent of the cost of heating and cooling a home is lost to this uncontrolled air leakage.  The proper air sealing that you get with the ZIP panels and tape helps reduce uncomfortable temperature fluctuations and allows for the installation of smaller, more efficient HVAC equipment.  That’s a big cost savings when you purchase the HVAC equipment and then lower utility bills during the entire life of its operation.  Another benefit of reducing air leakage is reducing the risk of water vapor moving into the wall system.  Wherever air moves, water vapor can follow.  Proper air sealing reduces the risk of water vapor moving into the wall system where prolonged exposure can result in moisture issues such as wood rot and mold, which can cause expensive structural or health issues.  Improved indoor air quality is another benefit of the ZIP system.  This air barrier keeps out pollutants such as suspended particulates, dust, insects, odors, and more. There is no such thing as a house being too tight.  The motto when you use a ZIP system is “Build tight, ventilate right.” I will discuss ventilation (HRV, heat recovery ventilator) in a later blog post.

Randy Redrick tapes the ZIP

The third reason to use ZIP is easy installation, which means lower construction costs.  There are two easy steps:  fasten the panels and tape the seams.  Texture to the panels provides added grip for handling and the tape is applied with an easy to use tape gun or roller.  No worry about installing on a windy day or having to return to repair rips or tears.  Any time you reduce labor, you reduce the cost of construction!

Rubber membrane for water protection on the concrete patio

Another reason I appreciate Blue Ridge Energy Systems is that they are always thinking ahead. Here’s an example:  I have concrete floors inside the house and on the patio and covered porches.  They are concerned that when I pressure wash the patio/porches water might seep into the house.  Well, they fixed that by installing a rubber membrane under the 2×6′s and sealing it under the ZIP. No risk of water leakage at my house!!

Guest bedrooms and office under way after only one week of framing

The sawtooth roof line is coming to life

My dream home takes shape

So, there you have it.  Blue Ridge Energy Systems has provided the optimum in energy performance from the ground up:  thermal bridging eliminated in the concrete pour and air leakage eliminated with the ZIP wall and roof sheathing.  It makes me smile to think that I am the beneficiary of their 30 years of knowledge and experience in home building, ensuring that I will have “a naturally better home.”

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

How do you spell relief?!   Really, we’ve had continuous cold and rain despite the calendar telling me it’s May!  On May 4th I actually had to wear three layers of clothing, including fleece, and my ski hat to stay warm enough while on the job site!!  Maybe it’s all about what you put out to the universe because over the last week we’ve been thinking about and talking about rain and its potentially negative impact on a home and the environment.  What we have been focused on is stormwater management.  I think the quote that suits this best is from Frank Lloyd Wright: “You have to go wholeheartedly into anything in order to achieve anything worth having.”

Snow Creek Landscaping removes a difficult tree

The first issue we needed to resolve was shedding rainwater off the driveway and channeling it away from the house.  The obvious realization to us all was that we had one GIANT poplar that needed to go because it was cramping the driveway and not allowing adequate room to shed the water off the driveway before it got to the house in the first place.  Well, the dilemma was that in taking down the tree we’d likely destroy the rhododendron thicket around the tree or we’d have to drop it on the concrete pad.  The sheer force of impact could potentially damage the concrete.  Neither choice I could accept.  So Michael Davie, Natural Resource Manager with Snow Creek Landscaping, was my go-to guy!  His excellent team climbed up that 100 foot poplar with unimaginable skill and dropped the tree in multiple sections, with no harm to my beloved rhodos!  Just as their website says, “their knowledge, creativity, and passion are all clearly evident. You will find that our work always lives up to the highest standards of quality.”  Whenever you need arborist help, don’t hesitate to call Snow Creek Landscaping!

The removal of the tree allowed regrading of the driveway so the slope is away from the house and water will shed into the rhododendron thicket beside the house.  Not only did we improve drainage, I now have a much better guest parking area.  (It makes me happy to check things off my list of concerns so easily!!)

Now comes the major lesson of the day:  what is stormwater and why is it of such concern?  Stormwater originates during precipitation events, and that which does not soak into the ground becomes surface runoff. Runoff will flow directly into surface waterways or is channeled into storm sewers , which eventually discharges to surface waters.  On my site we have no sewers but I do have Robinson Creek to protect.  There are two reasons for concern:  one related to the volume and timing of runoff water and the other related to the potential contaminants the water is carrying.    My standing seam roof will not generate any contaminants so that is not the concern.  The volume of water certainly is!

My roof area is approximately 4000 square feet and is obviously an impervious surface which will shed water at a much greater volume than a similar area in an undeveloped condition.  This additional runoff could erode the creek as well as cause flooding if the stormwater management plan does not account for this increased volume of water.

Here’s our solution:
We will install six 3″ ProFlo roof drains to take all the water from the roof directly to a stormwater retention pond via underground piping.

ProFlo roof drain

This retention pond is an artificial “lake” with vegetation around the perimeter and includes a permanent level of water in its design.   The sizing of the pond is designed to handle one inch of rain from the roof and will discharge the water through a 3 inch drain only in a very large storm event.  The retention pond has been sited in a woodland area where the discharge at a much slower rate will seep into the ground before it ever reaches Robinson Creek.

The retention pond construction necessitated creativity because I have said for months, “I just don’t want a big old mud hole in my back yard!”  Well, Robin brought his track hoe, his carefully calculated measurements and great design ideas as we began creating the retention pond.  We had harvested LOTS of rocks and boulders from the property so using them for aesthetic and structural elements became the plan.   The pipe from the roof drains is significantly uphill from the retention pond, so we created a waterfall with large boulders and an EPDM rubber lining.  The water will then cascade into the 15′ x 20′ retention pond.  Can’t you just hear the waterfall now?

Boulder waterfall into retention pond

We installed the overflow pipe 20 inches below the top of the dam, a berm of soil  lined with EPDM rubber for stabilization and held in place with rocks and boulders from the property.  This 20 inches of depth provides the necessary area for the collection of rain from a one inch storm.  Thank goodness Robin knows how to calculate this kind of stuff!

Setting the overflow pipe in the dam

After one afternoon of Randy Redrick’s HARD work, Robin’s highly skilled use of his track hoe and his knowledge of retention pond construction, it’s almost completed!  And guess what?  The rain begins AGAIN!!

Retention pond at the end of day one

The last task became my responsibility and it involved completely covering the EPDM liner with rocks which would be gathered by hand.  The plan was to use a John Deer gator, an all terrain utility vehicle, to move the gathered rocks close to the pond for setting by hand.  However the rain created such muddy conditions that it was impossible for the gator to get traction and for most of the day I toted the rocks in a bucket and rolled the boulders one by one closer to the pond.  Then I manually set them in place.  I definitely tackled my task “wholeheartedly,” as Mr. Wright advised!  After about 4 hours of really hard work, the project was done!  I am simply thrilled, but does anyone have a LARGE bottle of Ibuprofen they want to send my way?  Actually, I’m headed for a bubble bath and then wine and pizza with friends.  Those little things in life are all so much better after a hard day’s work!!

The completed retention pond and waterfall

Achieving low impact development with a stormwater management plan is a critical component of green building. Integrated water management brings together elements of drainage science, ecology and a realization that traditional drainage solutions simply transfer problems further downstream to the detriment of our environment and precious water resources.  With Blue Ridge Energy Systems, we have created functional art at its best and they have more than lived up to their motto “Naturally Better Homes.”

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

The good news is that I have about two weeks before the framing crew begins.  So, we are taking care of minor details on my site:  putting in the well pump, stuccoing the foundation to conceal the foam insulation, grading around the house site and spreading wood chips to make a dry and safe work area for the crew.

House site in the landscape

Although the work has briefly stopped, I haven’t stopped reflecting on what it means to be “green.”  April 22, 2013 was the 43rd anniversary of Earth Day. The words from their website echo in my ears:

“For many, climate change can often seem remote and hazy – a vague and complex problem far off in the distance that our grandchildren may have to solve. But that’s only because they’re still fortunate enough to be insulated from its mounting consequences. Climate change has very real effects on people, animals, and the ecosystems and natural resources on which we all depend. Left unchecked, they’ll spread like wildfire.

Luckily, other faces of climate change are also multiplying every day.

Every person who does his or her part to fix the problem is also a Face of Climate Change: the entrepreneurs who see opportunity in creating the new green economy, the activists who organize community action and awareness campaigns, the engineers who design the clean technology of the future, the public servants who fight for climate change laws and for mitigation efforts, the ordinary people who commit to living sustainably…”

Campbell-Wolf Urban Cottage

I am so thankful for everyone who does whatever they can to slow climate change and its negative impacts on the planet.  My activity to celebrate Earth Day actually happened on April 21.  Homeowners Doug Campbell and Bernie Wolf opened their delightful LEED platinum certified urban cottage to the public for education and awareness on behalf of their builder JAG Green Builders and the Western NC Green Building Council (WNCGBC).  I am always excited to see technology and finish details come together so seamlessly in such a warm and inviting way.

At the end of the day, I opened a bottle of Cline Zinfandel to celebrate a most amazing week of progress on my house.  The unexpected label on the bottle added to my celebration:

“As a business, our land is our greatest asset.  As citizens, it’s a vital responsiblity.  And we do everything we can to nurture and protect it.  Since 2000, Cline Cellars has farmed the Green String way, naturally and sustainably.  Cover crops, compost teas, crushed volancic rock, oyster shell and naturally-mined sulfur are all used to keep the vineyards healthy and the harvests chemical free.  Sheep are natural weed removers who simultaneously fertilize the soil.  Two thousand high capacity solar panels power the winery enabling us to be energy-independent, self-reliant, and increasing our financial independence.”  How could you not enjoy this bottle of wine on the eve of Earth Day?!

Moving day into 800 perfect square feet

Since 1998, North Carolina architect and resident Sarah Susanka, author of “The Not So Big House,”  has been an avid proponent of downsizing the American home.  The dialogue has shifted from quantity to quality, making design choices reflect what really makes us feel at home.  Blue Ridge Energy Systems has just completed this 800 square foot home and it lives like a jewel box!  Everything has been designed for maximum efficiency and minimal maintenance, with fabulous handcrafted cabinets and stairs.  Sustainability is all about building what you need, and not a square inch more.

While this other BRES home is in its infancy, the design sends my heart soaring!  The angle of the front porch post will really stand out once the house is stuccoed and finished.  Its view of Mt. Pisgah is simply the icing on the cake!  More photos will come as the project continues, so “like” Blue Ridge Energy Systems on Facebook for more updates.

Another BRES design under construction

I’ll end this short post by simply asking you, “what can you do today to combat global warming?”  It doesn’t have to be on the scale of building a new home, but reducing your water usage, programming your thermostat, making one trip to town instead of two…all of these actions speak volumes about your respect for this one planet we all share.  This anonymous quote sums it up for me:

Success isn’t just about what you accomplish in your life.  It’s about what you inspire others to do.

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

Weather, weather, and more bad weather!  That translates to delays, delays, and more delays.  However, that doesn’t mean progress is altogether stymied!!  There is plenty to do between bouts of wet weather.

My foggy morning hike on the new trail at Greenwood

The amenities at Greenwood are important to me, so I decided to “adopt” two neighborhood projects.  Hiking trails have been a promised part of the community but until now no work has been done.  Guess what Robin, Randy and I did one weekend?  We cleared the old logging road to the top of the mountain behind Greenwood! Let me tell you about hard work!!  And let me tell you about poison ivy!  We have more work to do to complete a full loop, but oh my, the views of the mountains at the top are spectacular!  We removed prickly multiflora roses, which were originally introduced as an ornamental for erosion control and to serve as a living fence, but which have become an invasive species.  We also pulled out LOTS of Asiatic bittersweet, a vine that uses trees and shrubs as scaffolding to help it grow upward into sunny exposures.  The noxious vine was introduced in western North Carolina by Frederick Law Olmstead, the landscape designer at the Biltmore Estate. (His use of multiflora roses and bittersweet perhaps his only mistake?!)  The bittersweet constricts the host plant’s vascular system, cutting off the flow of nutrients and water to the host.  Ultimately the host weakens and dies.  Every tug on the bittersweet gave me great satisfaction knowing that I was joining with hundreds of other volunteers who have labored along the Blue Ridge Parkway and elsewhere to eliminate these exotic invasives!

Hydrangeas, roses, butterfly bush and muhly grass blooms this summer!

The entrance to Greenwood is also important to me.  It had been minimally planted in 2008 when Greenwood began, but benign neglect had left it looking unkempt. Fortunately I love to garden and was given permission to hire Trademark Homescapes to help me redesign the garden area.  While I love color and texture in the garden, I also wanted to be sure we had a low maintenance area.  With William Deaver’s help, to the existing rhododendrons, hemlock, riverbirch, and butterfly bush, we added an oak tree, limelight hydrangeas, knock-out roses, red twig dogwoods, muhly grass and love grass, lavender, and nandinas…and of course, fresh mulch and stone boulders artfully placed were the finishing touches.  My neighbor, Beth Eckstein, who lives closest to the new garden has a 5,000 gallon cistern which we will use as the water source should the summer prove to be hot and dry.  I ran 400 feet of hose from her house to the garden.  Now we may even add some perennials like daisies, black eyed susans and crocosmia this summer!  Please stop by to see the garden as it begins to fill out and bloom…take a hike on our trail…come see my house come to life!

In addition to trails and gardens, pouring the concrete slab is the highest priority!  The work focused around these basic steps:

1) Install the pipes and conduits which will be in the ground below the concrete slab.  The conduits are used for running electrical wiring and PEX supply plumbing.  The pipes have multiple purposes- plumbing and heat pump drains, radon mitigation and roof drains since I will not have any gutters on the house.

Pipes and conduits under the slab

2) Dig the footings.  Now this is where the green construction really begins with BRES.  Footings are what hold up the load bearing walls.  These footings need to go below the frost line to prevent heaving and cracking of the concrete, and therefore are below the insulated floors.  (Ordinary concrete is a great conductor of heat/cold.) The walls then built upon the footings penetrate that insulated floor area and allow thermal bridging,or the transference of the cold from the ground outside the home to the interior, or conditioned space.  The BRES solution is two inch foam insulation installed on the outside and inside of the footing.  This thermal break in the footers will prevent reduced surface temperatures of the floors in winter, eliminating thermal stratification and therefore make the home feel more comfortable!  Preventing that energy loss is a significant factor in reducing energy costs.  Secondly, the thermal break will also eliminate conditions for mold which occurs where  warm, moist air inside the building envelope comes in contact with cool surfaces like concrete cooled by the ground.  So, two layers of foam in the footings mean reduced energy costs, greater comfort in the home, and better air quality.

Two layers of foam insulation in the footers eliminate thermal bridging

3) Add a layer of pea gravel for proper moisture control, easy leveling, and radon ventilation, one inch foam to insulate the floors, and sheets of polyethylene plastic to create a moisture barrier, all overlayed with rebar to prevent cracking of the concrete and/or structural failure.  Now 3600 square feet is looking huge to me!

GreenGuard insulation, EnergyStar approved

Pea gravel, foam, poly and rebar

4) Concrete pumper sets up for 94 yards of concrete.

Dave Poore sets up the concrete pump truck

5) Danny Huey’s crew uses a screed to level the concrete.

The crew uses a screed to level the concrete

Using a powered screed to level the concrete

6) Use a bull float to level the concrete to even more precision.

We're getting there!

7) Trowel the concrete.

Danny Huey trowels the concrete for a polished finish

And finally Cut control joints to prevent cracking as the concrete continues to cure.

Danny Huey cuts control joints in the concrete

Note:  The concrete will be washed and sealed after about 48 hours of curing to allow the moisture to evaporate.  This sealing protects the concrete floors during the construction process.

What I didn’t tell you up front is that we had a major downpour at 7:30 in the morning.  All bets were off as to whether the pour would happen at all.  Jamie Shelton used a leaf blower and Andy Presley vacuumed water off the poly once the shower stopped.  Now we’re 90 minutes behind schedule.  The pour continued, only to have another shower about 2:30, just before the last four yards of concrete were poured.  That extra moisture added another 90 minutes or so to the day.  When I left at 6:30, Danny Huey’s crew were still troweling and cutting control joints.  What an extraordinary effort these guys and Southern Concrete Materials put out today on my behalf!!

Tools of the trade: how to apply wire ties

Building this house has given me new skill sets, one of which is learning how to use a wire tie tool.  Looks simple enough:  twist the wire around the intersecting rebar, insert the metal end into the two loops, exert pressure by pulling up, and twist one, two, three times.  Well, I admit it took this college graduate at least 30 minutes to get the hang of it!!  I am constantly reminded how much a homeowner takes for granted in the necessary knowledge of construction tools, techniques, and philosophies!!

Reaching this goal means that I owe Blue Ridge Energy Systems one quarter of the total house payment.  I smile with satisfaction and pride as I write that check!!

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.Content goes here

The weather has definitely not been our friend!  Blue Ridge Energy Systems pushed on, however and the site is cleared.  Jamie Shelton used a solar dome tool to help select the trees to be removed.  The dome allows the standing trees to create a shadow on a screen.  The built in table displays the calendar  and number of hours during which solar energy can be generated.  We took down trees to maximize energy creation from the photovoltaic panels that will be installed on the garage roof.  The good news is that some of the hickory, maple, and poplar will be sawed into boards and dried for use in my house and others that BRES builds.  The rest of the trees will be cut into firewood to heat many homes belonging to clients of Blue Ridge Energy Systems.  Imagine that:  a builder who supplies clients, neighbors and employees with firewood for heating!!  We also used a chipper on the limbs and “trash” wood to create mounds of mulch.  This has been used on the site to prevent any stormwater/erosion activity and will cover the bare ground around the house as soon as the concrete pad is poured.  Another BRES environmental consideration!

Justice Well Drilling

Drilling a well is a nerve wracking time due to so many uncertainties.  Using the best well driller is important and Gary Justice is the region’s best.  They brought in the most amazing equipment and found 30 gallons per minute at the 300 foot level.  That’s very good news since the geothermal heat pump will use the well water.  The principle of geothermal heating/cooling is simple:  the well water remains at a constant 55 degrees year round.  Using that energy the heat pump starts from a warmer temperature in the winter and a cooler temperature in the summer.  That’s the efficiency created with geothermal heat pumps.

Getting the gravel driveway properly installed has been another major focus.  A good gravel roadway has three layers.  The first one is the subgrade and consists of the native material found along the roadway.  The topsoil is removed along with tree roots and stumps that would decompose and slowly destabilize the road in the future.  The aggregate base is placed on top of the subgrade and this consists of free draining and compacted aggregate material, like crushed stone.  We got really lucky and received discarded asphalt FOR FREE to use as the aggregate base.  ”Recycle, Reuse” put into action and nothing goes to the landfill!  The third layer is the surface layer which consists of a roadbond material that includes gravel with fine particles that fill the voids in the coarser materials and acts as a binder to hold the aggregate in a tight, dense layer.  The fines form a hard crust that allows for the efficient shedding of water from the surface and allows the roadway to bear the traffic load.  And cement trucks weigh a lot!!  The traveled area of the road is crowned, or slightly elevated in the middle, to permit shedding of the water without washing away the surface layer.

Using recycled asphalt for the driveway

 

The nature of gravel roads means that you can never completely prevent the erosion of materials, but good design and installation minimizes this.  Generally the worst erosion occurs on steep grades, and Blue Ridge Energy Systems devotes great attention to detail to minimize the slope of the driveway.

The final stage of site preparation includes grading the site for the house seat.  My house footprint is large (4,000 square feet) since it is all on one level.  That means a great deal of moving dirt around to get the area leveled, but we neither removed soil nor had to bring any to the site.  Very green!  The process of leveling the house seat creates a cut that will be along the driveway and the front of the house.  At the top of the bank are native rhododendrons that we have been so careful to protect.  The design idea is to create a retaining wall placing LARGE boulders from Hipps Stone against the cut to stabilize the bank and create a most beautiful entrance for me!  I chose Doggett Mountain stone, which comes from nearby Madison County, because of its beautiful grey color.  The photograph just doesn’t show the scale of those boulders but they are over 6 feet tall and weigh over one ton each!   Also use your imagination and see creeping phlox and sedum sprouting around those boulders next year this time (and the roots sticking out will have been removed)!!  Without the track hoe, building that retaining wall would have taken weeks and weeks of manual labor!!  I encourage you to work with Mark Juso (at the Fletcher location of Hipps Stone) and Wayne Rice for any of your rock needs.  I am also grateful that after months of planning and lots of hard work in clearing the site, we have finally ADDED something of beauty to the site.  We are no longer deconstructing, but constructing something so sustainable and beautiful!

Boulder wall mimics the sawtooth roofline

The last activity of the week was to meet with William Deaver, owner of Trademark Homescapes, who is my landscape designer.  We have covered the banks with wood chips and stone to prevent any soil erosion, but with spring in the air I couldn’t help but plan and dream of the gardens that will come this fall!  Low maintenance, drought tolerant plantings will guide our decision making.  No turf to mow and only plantings enhanced by Mother Nature’s bounty.  We will add hemlocks and holly to protect the stand of rhododendrons that have now been exposed.  I am thankful to have a flat south facing garden area for perennials, shrubs and trees that will be outside my bedroom and bath.  I already envision the redbud, dogwood, white fringe tree, and serviceberry in bloom next spring.

Keep your fingers crossed that spring weather is finally here and soon we will be pouring the concrete pad!

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

Today’s story will not involve a science lesson, but rather one of the heart.  This quote by Rumi has been a guiding principal throughout my life and one I profoundly trust:  Let yourself be silently drawn by the strange pull of what you really love.  It will not lead you astray.

Surrounding myself with beauty has always been a passion of mine.  Whether it is accomplished through gardening, art collecting, or simply setting a dinner table, I’ve always cherished beauty.  And color is a primary influence on the choices I make.  Needless to say, this house must have color.

So, Robin and I began creating the story board of exterior finishes and colors.  I’ve tested many paint samples in north light, south light, bright sun, and cloudy skies.  Even the name of the color can influence my decision.  How can you not try a color called “Evening Hush?!”  This process, however, made me realize the stucco color couldn’t be Evening Hush.  It was simply too dark.

Robin makes an exterior finish story board

We mix stuccos and get several more paint samples.  Two colors I am sure of are the red soffits (Behr “Indiscreet”) and trim (Behr  “Black Suede”).   The stucco color will be a custom mix based on the stained concrete we’ll be using for the flooring (Rheocolor “Pebble Shore”).  The roof will be standing seam metal of galvalume and we’ll use the Kolbe Ultra Series triple-paned windows in extruded aluminum of “Coal Black.”  Kolbe products are tested for air and water infiltration, as well as structural and impact performance.  The glass contains 25-30% pre-consumer recycled content and the extruded aluminum consists of 50-75% recycled material.  Triple pane glass provides you with a greater energy performing window that keeps indoor air warm and comfortable, prevents heat loss and lowers your heating bills. It is constructed with three panes of glass, argon gas, and Thermo-Edge spacer bars.  The best window on the market, according to Blue Ridge Energy Systems, and believe me, they have tested and tried them all!

I am definitely being pulled by what I love.  And then the best surprise of all happens.  Robin constructs a plywood scale model of my house!!  It’s simply amazing to see the flat drawings come to life in three dimensions!  And in 3-D we recognize some changes need to be made to improve the design.  Robin didn’t mean for the model to go to such detail, but it makes a big difference!

Have you ever purchased property in a planned development community?  Well, there are pages after pages of legal documents, most of which are written in the mode of “Thou shalt not…”  Well, welcome to Greenwood where simplicity rules.  You’ve got to feel good about a mere two page Design Guideline document.  Here are the guidelines at Greenwood:

East elevation

The intent of these Standards, and the intent of Greenwood as a planned community, is to encourage life to blend in with the landscape. The goals are energy efficiency, sustainability, durability, and a natural atmosphere. 

A. Outdoor Lighting

Outdoor lighting is to be used sparingly to reduce light pollution.  Exposed bulbs under twenty watts may be used for landscape lighting along paths and driveways, etc. Bulbs over 20 watts (or 20 watt equivalent in the case of fluorescent bulbs) must be totally shrouded so as to only point downward and not cast a glare out on surrounding areas.

B. Fencing

Chain link fencing is not permitted within thirty feet of a lot line or right of way, and may not enclose more than 200 square feet.  Fencing is allowed along property line only with consent of both parties.

C. Size limitations

The maximum residence size in Greenwood is 4,500 square feet of finished space.  As listed in the Restrictions, the maximum allowed amount of disturbed area for each lot is 1.00 acres, unless less is specified on the plat.  The maximum allowed amount of impervious surfaces for each lot is listed on the plat as well, but must not exceed .5 acres.

D. Landscaping

Landscaping shall be largely native plants, using no aggressively invasive plantings. The intent is to incorporate the existing natural landscape, eventually blending areas damaged during construction back into the surroundings, the result requiring little maintenance and little irrigation. More than .1 acres of lawn is not permitted without express permission of the Association.  A list of invasive species published by the North Carolina Native Plant Society can be found at: http://www.ncwildflower.org/invasives/list.htm

The species listed in the severe threat and significant threat categories shall not be used in landscaping.

E. Paint color

Paint colors must be approved by the Developer. In the case of secondary structures, paint colors do not need to be approved provided they match those of the primary residence.

F. Finishes

It is the intent of the Developer that all structures be of high quality and high durability. To this end no vinyl siding is permitted. The Developer will evaluate all finish materials based on these considerations.

West elevation

G. Energy considerations

In addition to the basic BRES energy package, other energy saving measures are encouraged. Any alternative energy sources are allowed. All appliances must be Energy Star approved. Woodstoves are encouraged as an alternative heat source, and are accepted as the only source of heat in a residence. Emergency generators are permitted.

These design guidelines are straightforward and express a philosophy of respect for one’s neighbors and the environment.  That’s refreshing!

To build with Blue Ridge Energy Systems you simply follow the pull of what you love.  That indeed will not lead you astray!

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

I love quotes, and a dear friend of mine, Cheryl Craigie, has published a book on Kindle titled “Instant Inspiration:  Quotes on Writing and the Writing Life.”   I encourage you to download the book because the quotes apply to much more than writing.  For this chapter of My Journey Home, an Oliver Wendell Holmes quote from her book explains what an encounter with Blue Ridge Energy Systems is all about:  “A mind stretched by a new experience can never go back to its old dimensions.”

This is particularly true when it comes to the seemingly simple decision to have the exterior finish be stucco on my house.  Robin sent me to B & L Distributing  to get a sample of the stucco color that I wanted to have.  We are going to make a color board of exterior finishes and colors before we go any further.

I want a very saturated color.  I often choose colors simply because of the name of the color.  In this case, how could you refuse a color called “Evening Hush?”  It’s a very saturated gray.   The sales person took one look at my color and had a bucket of Dryvit mixed.  She simply stated that this is the best way to attain that color.

Well, there’s stucco and then there’s EIFS and the two are VERY different and have VERY different applications.    EIFS, an Exterior Insulation and Finishing System (EIFS), is a type of exterior wall cladding system that provides an insulated finished surface and waterproofing in an integrated composite material system.  Although often called “synthetic stucco”, EIFS is not stucco. Traditional stucco is a centuries-old non-insulating material which consists of aggregate, a binder, and water, and is a hard, dense, thick, non-insulating material. EIFS is a lightweight synthetic wall cladding that includes foam plastic insulation and thin synthetic coatings.

When I gave Robin the bucket of Dryvit, an EIFS product, he said “Oh, no.  We apply only cementitious stucco.”  What is cementitious, I asked?  What difference does it make, I asked?  After hours of research I learned that in the late 1980s problems started developing due to water leakage in EIFS-clad homes. This created a national controversy and numerous lawsuits. Critics argue that, while not inherently more prone to water penetration than other exterior finishes, EIFS systems do not allow water that may penetrate the building envelope to escape.  That creates mold, mildew and rot.  Definitely not an outcome BRES can accept!

But I groaned:  “That’s the color I NEED to have the house I WANT!”  Robin sent me off researching the internet for technical specifications on the Dryvit system and installation.  Need I remind you that I am not a physics major like Robin, so all I could offer was to send my research to Robin via email for his review.

To function properly, EIFS needs to be architecturally designed and installed as a system.

EIFS before 2000 was a barrier system, meaning the EIFS system itself was the weather barrier. After 2000 the EIFS industry introduced the air/moisture barrier that resides behind the foam. In a study done by the Department of Energy’s Office of Science – Oak Ridge National Laboratory it was found that the best air/moisture barrier was a fluid barrier. The Oak Ridge National Laboratory research in October, 2006 found that EIFS “outperformed all other walls in terms of moisture while maintaining superior thermal performance.” The National Institute of Standards and Technology (NIST) have evaluated the 5 life cycle stages of the environmental impact of EIFS. The test compares EIFS, brick, aluminum, stucco, vinyl, and cedar. Conclusion, EIFS saves money in construction costs, is greener and has energy efficient operation, and is the most environmentally responsible material tested. EIFS is the superior cladding in all phases of building construction. The Next Generation of EIFS has overcome problems of the past through extensive testing.

The remaining step was to talk with Eli Ochoa, stucco expert and owner of Accurate Masonry and Concrete Company.  We wanted his vast experience with all stucco applications to guide our decisions.  His first important bit of advice was for me to get my insurance agent on board with the EIFS system.  Some insurance companies are still wary about this product and for good reason:  if it’s not installed properly, you have one major disaster waiting to happen!

Zip siding and roofing system (Google images)

I called my agent to explain our plan of action.  First there will be the zip siding system.  Zip is a one-of-a-kind structural roof and wall system with a built-in energy efficient barrier that keeps moisture out and reduces air leakage.  Plus it goes up in just two easy steps:  1. Install the panels.  2. Tape the seams.  Fewer steps result in 40% faster installation when compared to traditional house wrap and felt.  We save BRES time, I save money!  Next a 1/4″ foam membrane/drain plane by Greenguard  will be installed to create an air passage between the interior vapor barrier and the final acrylic stucco coating so that no moisture can be trapped.  According to their website, “the DC14 Drainage Mat is a practical, economical method to handle water that penetrates exterior cladding. With drainage channels on both sides, it permits easy drainage for water and allows air movement between the siding and sheathing to help keep the wall dry. Because DC14 is made of extruded polystyrene (XPS), it does not absorb moisture and is not a food source for mold. The board is effective with fiber cement, wood, and foam-backed vinyl. It is ideal for drainage and drying behind stucco and stone veneers.”  Two layers of cementitious stucco will then be applied.  The final layer is the acrylic stucco so that the modern, crisp, saturated color can be achieved.

So, a hybrid stucco solution it is after a few weeks of research and testing.  This photo shows the green DC14 drain mat.  We will have the zip system beneath it (replacing the OSB and foam) and the layers of stucco will be on top (replacing the stone in this photo).  So, my mind is forever stretched.  Thanks Oliver Wendell Holmes!

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

While we have had a generally mild winter here in Asheville this year, we’ve gotten all of our winter temperatures, rain and snow since February. Although I closed on Lot 4 on Valentine’s Day (a fitting way to celebrate the heart, don’t you think?!), we’ve been delayed in clearing the lot.  I felt the need to mark my land acquisition in some way, so I made a house number sign for my driveway and ceremoniously planted a folk art flower to celebrate!

I confess I am not a patient person and this waiting has felt heavy to me.  But my head has told me that I have used this inactive time well to review, re-think, and continue gathering ideas.  It has been a godsend, really.  It also gave me the opportunity to see the film “Chasing Ice.”  According to the film synopsis, “Chasing Ice is the story of one man’s mission to change the tide of history by gathering undeniable evidence of our changing planet. Within months of that first trip to Iceland, the photographer conceived the boldest expedition of his life: The Extreme Ice Survey. With a band of young adventurers in tow, Balog began deploying revolutionary time-lapse cameras across the brutal Arctic to capture a multi-year record of the world’s changing glaciers.”   This film is so beautiful and yet so disturbing, and when Balog is asked why he took such risks to do this film he said, “When my daughters ask me in twenty years what I did to stop global warming, I can say I did what I knew how to do:  Make this film.”  That sums up in a most elegant way why I am building this net zero house:  I’m simply doing what I know how to do.

In this inactive outdoor time, Jamie Shelton, Andy Presley, Robin Woodward and I sat down together to review where my house would fit if we in fact wanted to secure LEED certification. Jamie had already talked with Matthew Vande at Vandemusser Design.  He will be our third-party Green Rater and consultant as we follow the LEED checklist.

LEED for Homes is a voluntary rating system which adds about an additional $2000 to the cost of building a home.  The benefits, I believe, justify that cost.  A LEED certification means:

 

Categories that must be addressed to qualify a home for LEED certification include:
Innovative Design & Process – at least 450 sq feet of south-facing roof for solar application, 90% of south facing windows are shaded in the summer and unshaded in winter, windows on north and south walls are 50% greater than east/west walls

Sustainable site – erosion control, minimum site disturbance, a landscape plan than includes drought tolerant plants, minimal turf and plantings to provide shade for 50% of the hardscape

Water efficiency – rainwater harvesting, 45% reduction in irrigation demands, high or very high efficiency faucets & toilets

Photovoltaics to generate electricity

Energy and Atmosphere – enhanced insulation, minimal envelope leakage (air changes per hour, or ACH), high performing windows, minimal distribution loss from HVAC, programmable thermostats, efficient hot water heating, Energy Star rated lights and use of CFL’s, Energy Star appliances and fans in living room and all bedrooms, renewable energy system (photovoltaics to generate electricity)

Materials and Resources – framing efficiencies, environmentally preferred products (produced locally and no exotic woods), construction waste management procedures

Indoor Environmental Quality-  no unvented combustion appliances, carbon monoxide detectors on each floor, outdoor air ventilation (Heat Recovery Ventilator), kitchen and bathroom ventilation to the outside, air filters, radon mitigation, garage pollutant protection

Energy Efficient Heat Recovery Ventilator

Awareness and Education – operations and training manual for the homeowner, four weekends of open house for public education, website and newspaper article about the project

Did I understand all the implications of this checklist?  No, but it did lead to great discussions and a couple of design/finish changes.   For one, we need to add shading for the master bath and bedroom windows which are south facing.   Also the guidelines are very specific about maximum gallons per minute for faucets, showers and toilets and I decided to switch from dual flush toilets to 1 gallon per minute flush toilets to get an extra point.  I also reconfirmed that all my lighting choices would be fluorescent, LED and Energy Star selections.

Without any difficulty, the Blue Ridge Energy System designed home could qualify for LEED Gold certification!  I had hoped that we would at a minimum qualify, but to strive for gold:  that is so very exciting for us all.  Keep in mind that BRES built the EcoDorm at Warren Wilson College.  According to AASHE (The Association for the Advancement of Sustainability in Higher Education) this is the ONLY LEED EB-platinum certified dormitory in the nation!  So, LEED quality is nothing new for BRES!

EcoDorm at Warren Wilson College (photo courtesy Samsel Architects)

The requirements to fulfill the Energy and Atmosphere and the Indoor Environmental Quality categories are the very essence of a BRES home.  My niece and her husband own Gill Designs and Construction in Nashville, TN.  They have modeled their business principles based on Blue Ridge Energy System philosophies and outcomes for thirty years.  Her website explains insulation and infiltration so well that I’ll simply ask you to click here to read their February 22, 2013 blog post.  These best practices I believe are the most important of all to reach LEED certification.

So, I guess I feel like an Olympic athlete in training.  We’ve set the goal, now we have a few months of “training” to reach that Gold!  This LEED experience brought to mind another quote, this one from Mark Twain:

“Twenty years from now you will be more disappointed by the things that you didn’t do than by the ones you did do.  So throw off the bowlines.  Sail away from the safe harbor.  Catch the trade winds in your sails.  Explore.  Dream.  Discover.”

With Blue Ridge Energy Systems as my guide, I do indeed explore, dream and discover.

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

Realizing that Lot 2 at Greenwood was not going to work for my needs, we began looking at Lot 4.  What a sweet lot with rhododendrons and hardwoods and the music of Robinson Creek echoing through the property.
We began walking the property to lay out the one-story house and garage on the site.  Building a one story home requires a large, level area.  It began to get too close to Robinson Creek for my comfort and we were losing the level building site due to the length of my house plans.

Yep, frustration and a biting tone came into my voice.  What can we do?  Robin casually tossed out an idea.  “Consider a south-facing sawtooth roofline and run the length of the house on the north-south axis.”   Well, I grew up in Winston-Salem where an iconic gathering spot is the Sawtooth School for Visual Art.  The building started as a textile mill. The “teeth” hold 6 foot tall windows that provided light to the workers when the mill opened in 1911–before electric lights were widely available. The mill was built for Shamrock Hosiery Co. and was started by John Wesley Hanes.

Photo courtesy of Sawtooth School for Visual Art

The mill faced the windows to the north.  North light, commonly known as reflected light or indirect light, produces cool and controlled value shifts.

With a north light window one does not have the effects of sun moving through the room at different angles during the day.  However, that is directly opposed to the concepts of passive solar heating and lighting.  The Impressionists used direct sunlight in their plein air paintings.  And southern lighting is the goal in reducing energy costs with a BRES house.

"My" Robinson Creek, Lot 4 Greenwood

I am beginning to smile and believe that we may be on to something.  Back to the drawing table and we put concepts on paper.  There will be four sawtooth units: one for the garage; one for the living, dining & kitchen area; one for guest rooms, office and mechanical; and one for the master bedroom suite.  The sawtooth windows will bring south light into all the rooms in the house!  We can easily make the sawtooth area for the living, kitchen, & dining wider than the others creating an offset area for a covered patio facing “my” sweet Robinson Creek.  (It’s trouble when you start calling things mine before you have asked the price!!)

Then comes the engineering questions to which I try to supply answers and lots of flexibility.  There needs to be a load bearing wall or beam under each low point of the sawtooth system.  OK, we can design around that.  How are we going to handle drainage off the roof, and more seriously, a foot or two of snow that collects in the low points of the sawtooth system?  Do you need heated coils to melt the snow?  Do you have leaf-filled gutters with a great deal of maintenance headaches?

Robin is seriously smart.  Did I tell you he was a physics major?  He immediately began researching materials and concepts for installing what is really a huge gutter that tucks up under the roofing material on the sloping sawtooth, covers the valley between, and then extends two feet up the vertical side of the next sawtooth under more flashing.  Now, what material do you use?  How durable is it?  In how many years will you need to replace that material?  How can you make the maintenance most trouble free?  Please keep reading for your daily science lesson!

The most common thermoplastic roof membranes are PVC and TPO.

Polyvinyl Chloride (PVC) contains plasticizers and stabilizers, as well as other additives to impart flexibility and achieve other desired physical properties.

• Sheet widths range from 6 feet to 12 feet wide.
• Sheets are typically 45 mils to 90 mils thick.
• PVC membranes are produced in numerous colors, though gray and white are the most common.

Thermoplastic Olefin (TPO)

TPO sheets are a blend of polypropylene and ethylene propylene polymers and usually are reinforced with polyester. TPO sheets contain colorant, flame retardants, UV absorbers and other proprietary substances to achieve desired physical properties.

• Sheet widths range from 6 feet to 12 feet wide
• Sheets are typically 40 mils to 100 mils thick
• TPO membranes commonly are white

PVC and TPO roof membranes can be installed fully adhered, mechanically attached or ballasted.   The National Roofing Contractors Association (NRCA) does not make any recommendations about which product or manufacturer to use.  However you can bet Robin and Andy Presley thoroughly debated the choices based on durability and serviceability.

Then in the March, 2013 issue of Fine Homebuilding   they noticed an ad from Conservation Technology for a Liquid Rubber Roof System.  According to their website  the acrylic roof system is designed to permanently waterproof most new or existing roofs with positive drainage, including roofs with low slopes and complicated flashings. The system consists of two principal components: a premium elastomeric liquid acrylic coating and a polyester reinforcing fabric. The fabric is embedded between multiple layers of the coating to create a seamless, reinforced flexible membrane that can last indefinitely with minimal maintenance. Flashings are simply painted in place and become an integral part of the membrane.

FEATURES:

• suitable for any climate – remains flexible in arctic cold; will not crack or dry out in desert heat; unaffected by ultraviolet radiation resulting from long-term sun exposure; resistant to ozone, acid rain, and most other air pollution

• environmentally friendly – water-base coatings contain no toxic dispersants or tints; ideal for roofs used for rainwater collection; safety precautions for applicators are same as for water-base house paints

• bonds to almost anything – suitable substrates include asphalt, wood, metal, concrete, and rigid foam insulation boards

• durable in colors – architectural colors such as reds, greens, and grays match traditional metal roofs; white keeps buildings significantly cooler in the summer, saves energy, and minimizes urban heat-island effect

• affordable – cost for materials is less than $2.00 per square foot delivered; any contractor or homeowner can obtain excellent results without prior experience; repair patches are just painted on

A sample order of the liquid rubber roof system is on its way and a small roof sample will be made and duly tested!

The next roof issue is how to move the water off the roof.  For my house Robin has chosen a commercial roof drain installed in a sump, or depression of two to three inches between two trusses.  This depression will increase the pressure on the water, thereby creating a higher rate of flow to move the water off more quickly.  The drain will then convey the rainwater down PVC pipes which will be inside the interior wall cavities.  Those pipes will be directed out under the concrete slab and away from the house.

To minimize any negative environmental impact on “my” Robinson Creek from stormwater runoff, these drain pipes will be directed into a man-made “pond” that will also create a beautiful, natural environment and become the focus of my outdoor landscaping and the source for irrigation.  That means LEED points!

OK, so you now understand why Blue Ridge Energy Systems is appropriately titled.  It reminds me of the old song “the ankle bone is connected to the shin bone, is connected to the knee bone, is connected to the….”  Every decision from the roof design, to the selection of standing seam metal roofing, to the selection of material for the roof “gutters”, has led to a landscape decision!  Houses are indeed very complex systems, and I’m grateful that BRES is on my team!

Robin Woodward at the drafting table

Conversations were now being shared with all the BRES crew and Jamie Shelton threw out a simple idea: Change the sawtooth roof on the last section, that is the section over the garage and the north most wing of the house, to a butterfly roof.  That will create the opportunity for a south-facing roof where photovoltaic panels could be installed.  PV systems use solar panels to convert sunlight into electricity.  All electricity generated will be supplied to the electric grid, so I won’t actually use the electricity I generate.  I’ll simply offset my Progress Energy bill by the amount that I generate. Beside the Federal and State tax credits, Progress provides a financial incentive as well with their SunSense Solar PV Program.   I have an available roof area for 10kW and will not exceed that usage any month so I can indeed make my house net zero!  Robin sat down at his drafting table and drew the elevation with three sawtooth roof sections and one butterfly roof section.  My heart soared:  it was even more magical in its appearance and it provided function beyond form!

Once Robin felt comfortable with the roofing design, he gave me the go-ahead to flesh out the floorplan.  I knew my minimum room size requirements and we cut out pieces of paper to scale that would represent my furniture.  Since I’ve been collecting handmade furniture and art for years, room sizes and wall space weren’t negotiable.  We began drafting to scale on paper, and after the third version of the house plans, I was told to have ARC Document Solutions make multiple copies for Jamie Metcalf (framing guru) and Andy Presley (plumbing genius).  So now I am confident that they will figure out all the technical details and I’m happily off to work with Jamie Rice and Christie Butts at Ferguson Bath, Kitchen and Lighting Gallery,  Amanda Meranto at Crossville Tile,  and Diane at Fairview Door Sales to begin selecting the fun stuff!  These three women are real professionals who know their products!  Now it’s all about the finishes for me (or so I think.  Chapter Four is another science lesson, my friends!)

I like quotes, and this one by Aristotle explains what I know about Blue Ridge Energy Systems:

“We are what we repeatedly do. Excellence, then, is not an act, but a habit.”

The hallmark of excellence is indeed their habit and they have a portfolio to prove it.

 

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.

I’m always one to tell the punch line of a joke before I’ve properly told the joke, thereby diminishing its humor.  So, I’ll do the same with this blog by quoting Robert Von Oech: “Remember the two benefits of failure.  First, if you do fail, you learn what doesn’t work; and second, the failure gives you the opportunity to try a new approach. ”

Entrance to Greenwood

Well that should give you a pretty good idea about my first effort to select a lot at Greenwood.  You’d think selecting a lot out of 38 acres of gorgeous rhododendron thickets and hardwoods in south Asheville would be easy.  It’s not!!  Or I should say my demands for what the lot had to provide made it very challenging.  But for those of you who don’t know me, I don’t give up easily.  In the end, it wasn’t failure, just the opportunity to try a new approach!

First, I had to decide what the story of this home would be.  I wanted Blue Ridge Energy Systems to build something they hadn’t done before.  In other words, I was willing to be a guinea pig but with a crew I totally trust.  So, not much at stake, so far.

I chose Lot 2.  Of course it’s south facing.   You simply can’t have a BRES house without the light and heating efficiencies of the sun.  There was a generally level area outside the home site that could afford me some easy gardening.  (I’m used to gardening at Southcliff where my legs have gotten very strong for balancing long periods of time on VERY steep slopes!)  The lot was flat, or as flat as they come in these North Carolina mountains.

The compelling aspect of the property is that there is a natural berm of earth on the north side, so I began to envision a house built into the earth to provide even more energy efficiencies.  I knew I was building a one-story house (remember I’m 60, and a broken hip and other infirmities are likely to greet me sooner rather than later!).  And I wanted a living roof.  The idea of driving up to the house and not really seeing it until you came around to the front because of the green roof tucked into the landscape had me VERY excited.

Photo courtesy of Google images

I began investigating living roofs.  I found Living Roofs, Inc., an Asheville firm whose web site “had me at hello.”  See if you don’t agree with me when you read what they say on their home page:

Marketing experts are adamant that a company’s name should reflect its purpose and function. We think our firm’s name is perfect, because we are totally committed to a single thing: the creation of living roofs.

For us, it’s not simply a career choice, but a passion deeply rooted in our belief that we all must seek new ways and honor proven ones to protect our natural resources, and ensure a viable future for our children. This is the path we’ve chosen in order to have a meaningful impact on the daily lives of individuals who live, work and play in our communities. We’re proven professionals, but our efforts also are personal.

Living Roofs, Inc. is the first company in North Carolina specializing in professional green roof services. Living Roofs Inc. teams with landscape architects, architects, artists, and structural engineers to provide high quality green roof systems for commercial, residential, and institutional structures including new construction, retrofits, and ongoing maintenance services.

We are committed to the development of green roof technologies and expanding upon the social, economic, and environmental benefits of green roofs. We are proud to be performing research to further develop green roof systems and their contributions to the environment and society.

Here’s an explanation of a living roof from the experts.

A living roof, also known as a green roof, is a very simple and accurate description of what basically is a vegetated covering for a roof, with growing medium and plants taking the place of metal, gravel ballast, asphalt, shingles or tiles.  Many people are surprised to learn this is not a new technology fostered by the growing demand for environmentally sound, sustainable solutions.

Today, attention is being directed toward utilizing solutions that deliver positive environmental impact. Much more than simply an aesthetic element, a living roof offers a broad range of advantages for commercial, institutional and residential applications, including:

• Reductions in energy costs, particularly by lessening thermal loading during warm months

• Stormwater management by reducing impermeable surface area and retaining 65-100% of rainwater

• Increased longevity of roof membranes by blocking UV rays and preventing extreme surface temperature fluctuations

• Improved air quality since living roofs gather and absorb pollutants

• Reductions in urban heat island effects by cooling roof surfaces

• Contributing to biodiversity by providing wildlife habitat for insects and birds

• Adding aesthetic quality and increased quality of life since living roofs have positive impact on people living and working around them

• Increase green space in urban environments

Still good, so far.  In addition, projects pursuing LEED certification can gain numerous credits through utilization of green roof solutions.  So then my goal in building this home was to pursue getting LEED certification.  What that really means is doing a lot of documentation, at quite a bit of extra expense, to certify that BRES is doing what they already do!  BRES houses perform much above current building code and have been for almost thirty years.  But, like I said, I wanted the BRES crew to have a new experience in building this home.

Next I began talking with Jamie Shelton, a BRES owner and friend, about installing 5 to 10 kilowatts of photovoltaic panels on the roof to create a “net zero” home.  According to Wikipedia:

“A net zero building is one with zero net energy consumption and zero carbon emissions.  Traditional buildings consume 40% of the total fossil fuel energy in the US and European Union and are significant contributors of greenhouse gases.  The zero net energy consumption principle is viewed as a means to reduce carbon emissions and reduce dependence on fossil fuels and although zero energy buildings remain uncommon even in developed countries, they are gaining importance and popularity.

Most zero energy buildings use the electrical grid for energy storage but some are independent of the grid. Energy is usually harvested on-site through a combination of energy producing technologies like solar and wind, while reducing the overall use of energy with highly efficient HVAC and lighting technologies. The zero-energy goal is becoming more practical as the costs of alternative energy technologies decrease and the costs of traditional fossil fuels increase.”

In my mind, with no north facing exposure, super insulation, passive solar, and photovoltaic I would hit a home run on the LEED scale!

Still ok so far.  Then I began to discuss my needs for outdoor space.  I wanted a roof over at least part of a deck or patio.  The roof is vital to keeping the furniture clean and the rain and snow off.  I wanted a two car garage that had direct access to the house.  I hate to beat the drum again, but did I tell you I’m 60?  While I lived at Penland without a garage at all, I know that at this stage of life having a garage separate from the house is not a wise idea.  (You know we get snow in these here parts!!  A slip and fall is not on my agenda!)

So, now things got tough.  The north side is taken with the earth berm.  The west side is the garage entrance.  The south side must be open for passive solar benefits.  And the east side was not where my living space was going to be but rather the master bedroom suite.  So now we have a major problem!  No place to create a covered, outdoor living space.  That’s a deal breaker for me.

I confess I pouted, I probably shouted.  Robin Woodward was patient and long suffering.  I kept saying, “…but what if we….” to no avail.  Lot 2 just wasn’t going to work for what I needed.  And I really hated that we had actually gone to the drawing table to put my ideas on paper.  Wasting Robin’s time is not something one does casually!!

I confess I took a week or two off from the idea of building and started looking at houses already built and on the market.  It took seeing only one house to return my commitment to Greenwood and Blue Ridge Energy Systems!

Next week, more about lot selection and house design.  And in case you’re wondering, it’s not as easy as it should be…but I’ll give you the spoiler.  With Blue Ridge Energy Systems, there’s always a solution!

Mignon Durham is a retired computer consultant, avid art and craft collector, founder of Toe River Project Access, and founder of Toe River Valley Watch. She has always been fascinated with what makes a place feel like home, and she hopes this blog will enlighten your own personal journey home.