Home 2.0 Blog Archive

Saturday, January 31, 2015

BIGGER WINDOWS

Enlarged Operable Windows

The 6' x 6' double hung windows throughout the Starter Home 2.0 project are significantly larger than what is typically installed in new homes, allowing for increased daylight, ventilation and views to the outdoors. In addition, the double hung assemblies are low-cost, easy to clean, and give the home a consistent look with respect to neighboring houses on the street.

Friday, January 30, 2015

THE NIEHOFF STUDIO

UC Community Design Center


In my 6 years as a student at the University of Cincinnati's Architecture Program, my most memorable experiences are from my Co-ops and working with the school's Niehoff Urban Studio and the Community Design Center as a student and graduate assistance. Below is a description of the studio and design center and link to the website, which is a great database for information useful to architects, planners, developers and the general public. 

The [University of Cincinnati] Community Design Center organizes collaborative interdisciplinary community/university partnerships for the research and design of physical improvements which serve the University’s urban area. The Community Design Center is a part of the College of Design, Architecture, Art, and Planning (DAAP) at the University of Cincinnati. The Center provides assistance to community groups, non-profit organizations, and City departments that are representing under-served areas and underfunded projects within the area.

The Community Design Center is administered by a registered Architect with assistance from co-op students and graduate assistants from the disciplines of Architecture, Planning, Graphic Design, and Industrial Design. Faculty from these schools are involved as advisors and designers on individual projects.

The Niehoff Urban Studio is a unique interdisciplinary academic initiative undertaken to address urban issues that challenge the quality of life in Cincinnati. The studio endeavors to engage the community in an urban problem solving effort. The studio is located on Short Vine in Corryville and includes classroom, meeting, and exhibit areas. Since its inception in 2002 more than 800 students in urban planning, engineering,  architecture, design, anthropology, business, nursing, political science, urban geography and others have participated and partnered with more than 100 community based organizations on projects intended to make Cincinnati more sustainable. The Niehoff Studio is administered by the Community Design Center.



Thursday, January 29, 2015

SH2.0 LOGOS

Starter Home 2.0 Branding

In addition to designing buildings, I've always enjoyed designing logos, graphics, and apparel, so I figured why not experiment mess with some branding for the Starter Home 2.0 project? Below are some different graphics I generated in Adobe Illustrator for the project.






Wednesday, January 28, 2015

SIXTY99 DEVELOPMENT

Formerly blighted corner is harbinger of Pleasant Ridge redevelopment

I mentioned the new Brewery coming to Pleasant Ridge in a previous blog post, but another article recently posted on Soapbox Cincinnati goes a little more in-depth on the other tenant spaces in the Sixty99 development and what the Pleasant Ridge Development Corporation is looking for when it comes to who will occupy those storefronts. Food and beverage establishments sound like the businesses of choice for the Community Entertainment District, so it will be interesting to see who moves in and how the surrounding neighborhoods support them.


Tuesday, January 27, 2015

$700,000 MISTAKE

The $700,000+ mistake nearly 6 in 10 millennials may make

Marketwatch.com recently published an interesting article regarding the millennial generation's preference for renting vs buying a home and outlined the financial consequences of this decision, noting that “In most markets it is still cheaper to buy than to rent [each month]” — even when you factor in the insurance and property tax payments, in addition to the mortgage payments. To put things in perspective, the article makes the following point:

Considering that the median home in America costs $190,000 and historic annual home price appreciation is around 3%, according to data from RealtyTrac, a millennial who bought an average home today (and put $19,000 — that’s 10% — down) with a 30-year fixed rate mortgage at 4% would outright own a home worth $426,000 in 2045, and pay a total of roughly $373,000 for it (mortgage, taxes and insurance included) — a difference of $52,000. Plus, after 30 years, the person could live rent-free — a compelling prospect for retirement.

If that same millennial rented — let’s assume he pays $1,312 a month in rent this year (which is the average fair market rent for a three-bedroom nationwide, according to RealtyTrac) — and his rent appreciates at a rate of 2.7% a year (the average increase over the past decade, RealtyTrac says), he’ll end up shelling out nearly $717,000 in rent over that 30-year period — all without an asset to show for it in the end.

This article really hit home for me as it relates to the Starter Home 2.0 project, which is located within 5 minutes of several 1-bedroom apartment buildings renting for nearly 50% more per month than what the mortgage payment will be on the Starter Home 2.0 house.


Monday, January 26, 2015

PERMIT DRAWINGS

Permit Drawing Submission

With the construction contract signed and drawings complete, Mike Brown Construction LLC (the builder for the Starter Home 2.0 project) will be submitting the permit documents to the City of Cincinnati building department for approval this week. The permit documents include the stamped survey plan, the stamped construction drawings, and the building permit application forms required by the city. With a 2-3 week review period, the hope is to have a permit in hand by the end of February so construction can start at the beginning of March, if not sooner.

Sunday, January 25, 2015

ANDERSON SITE VISIT

New Home Construction Walk-through

One of the things I enjoy most as an architect is visiting construction sites, regardless of whether they are my own projects or not. Earlier today I had a chance to walk-through my former neighbor's home that is under construction in Anderson and took a few pictures. The home is much bigger than the Starter Home 2.0 project, and on a much larger piece of property, but was still fun to check out.




Saturday, January 24, 2015

BIM MEP

Revit Mechanical, Electrical, and Plumbing Model

As previously mentioned in my 'Intro to BIM' blog post, one of the advantages of using Building Information Modeling (BIM) for the production of construction documents is that it allows for superior coordination of architecture, structure and MEP (mechanical, electrical, and plumbing) systems. While I am not a mechanical or plumbing engineer, I was able to develop a schematic 3D model of the the mechanical and plumbing systems in Revit to coordinate their locations with walls and floor structure to ensure their would not be any conflicts when built in the field. Below is an isometric view of the HVAC supply (blue), return (pink) and exhaust (green).

Friday, January 23, 2015

MY INSPIRATION

AIA Cincinnati VISION Prompt #1

What do you consider your greatest inspiration regarding your architectural practice?

Before I ever took my first studio at DAAP, before I ever moved into the dorms on the campus of the University of Cincinnati, I spent the week before classes started my freshman year volunteering with Habitat for Humanity on a UC sponsored 'Blitz Build.' Having never done anything like that before, one of the things that stood out to me was how Habitat required the homeowners, as a down payment on their home, to accrue 500 hours of sweat equity working on the construction of their house. This meant as a volunteer, I had the chance to work side by side with the homeowner, her family and friends, and see first hand how the project was going to benefit them and really improve their lives and outlook on the future, which was really cool to experience. It was also interesting for me to see how the surrounding neighborhood rallied around the project and the excitement it generated in the community. I didn't know it at the time, but that experience working on my first Habitat for Humanity project really framed the way I viewed my architectural practice moving forward. Inspiring me to ask the question, 'How can architecture benefit those that typically don't benefit from architecture, but have a lot to gain from it?'

I like to think the Starter Home 2.0 project is part of that solution.


Thursday, January 22, 2015

THE BUILDER

Mike Brown Construction LLC

Yesterday I signed off on a Construction Contract with Mike Brown Construction LLC for the 3142 Parkview house, officially bringing Mike Brown and Richard Brown on board as the builder for the first Starter Home 2.0 project. I first met with Mike Brown Construction in October and one of the things that stood out to me was that rather than just bidding the drawings that I gave them like other builders did, they questioned different aspects of the design and offered up suggestions to reduce unnecessary costs and provide a superior end product to what was originally shown. There were some recommendations that I decided against, but many of them have since been incorporated into my drawings, like revising the HVAC ductwork and exterior wall framing in a way that allows me to switch from open web floor joists to 2 x 12 floor joists. The company also has a great reputation in the community that dates over 30+ years. Everyone from the lenders I talked, to other builders, to past clients, have had nothing but good things to say about Mike Brown Construction LLC and I look forward to working with them over the next several months on this project.

(Above) Not the Starter Home 2.0


Wednesday, January 21, 2015

RENTERS TO BUYERS


Millennials Sidelined in More Expensive Housing Markets

Zillow Real Estate Research recently published a study that surveyed Millennial renters across the country asking them about their intentions to buy a home within the next year and within the next 5-years as well as the price range they were looking to buy in. The main takeaways were the following:

  • In markets where home values are relatively low, greater shares of young adult renters say they plan to buy a home in the next year.
  • In markets with higher home values, greater shares of young adult renters say they plan to wait at least five years until buying a home.
Cincinnati definitely qualifies as a market where home values are relatively low, which suggests the demand for the Starter Home 2.0 project will continue to grow in the next few years. Below is a chart summarizing the findings.

Tuesday, January 20, 2015

AIA VISION

VISION: Architect's Leadership Program

A few months ago, I was selected to be a participant in Season 5 of AIA Cincinnati's VISION program, whose purpose is to support emerging architects in Cincinnati with programming that addresses professional advancement, firm development, and community outreach. Throughout the program, participants are asked to consider the challenges Cincinnati’s architects face in terms of legacy, design, project delivery, politics, management practices, community, education, and economics.

The 10 month program includes keynote lectures, seminars, workshops, professional networking opportunities, exposure to local and national leaders and issues, panel discussions moderated by local AIA Fellows and firm leadership, monthly presentation and discussion forums, and a mechanism to provide continuous feedback to participating architects and firms. 

I'm very excited to be involved with VISION and look forward to seeing how it helps me take the Starter Home 2.0 Project to the next level once the Pleasant Ridge build is complete. Here is a link to the VISION website where you can learn more about the program and participants.


Monday, January 19, 2015

MASTER SUITE

BED, BATH AND CLOSETS

The concept of a master suite is something that did not exist during the time when the majority of homes were being built in Cincinnati's most established neighborhoods, even for larger homes in the wealthier parts of town. This is where the Starter Home 2.0 project helps satisfy a major demand for the millennial home buyer, especially ones expecting to start a family. The Starter Home 2.0 master suite includes a bedroom, bathroom with double vanities and enlarged shower, a linen closet, and a large walk-in closet. Over-sized windows flood the room with daylight and the 9'-0" ceilings make the space seem larger than what the square footage suggests.




Sunday, January 18, 2015

LEED FOR HOMES

To LEED or Not to LEED?

One of the decisions I had to make recently on the Starter Home 2.0 project was whether or not I wanted to pursue LEED for Homes Certification. I'm a strong proponent of sustainable design and the City of Cincinnati offers an extended tax abatement for LEED homes on top what is already in place for new home construction, so it was definitely something I was interested in. The home is designed to incorporate green design features such as 6" walls for increased insulation, large operable windows for daylighting and natural ventilation, and is located on an infill lot in a walkable neighborhood, qualifying it for enough LEED points to achieve LEED Silver without any design changes. The problem is that the administrative costs of involving the mandatory services of a LEED for Homes Green Rater, commissioning, and documentation adds real costs to the project, (which I have had quoted at around $5,000). This cost is somewhat fixed regardless of house size, meaning as the project increases in size and property taxes, it makes more and more sense to seek LEED. However, with the Starter Home 2.0 project being such a small project on a tight budget with  a lower property tax base, it was determined that money could be put to better use elsewhere on finish upgrades, appliances, etc. that provide a more tangible benefit to the Millennial Homebuyer. 




Saturday, January 17, 2015

NINE GIANT BREWERY

New Tenant for Pleasant Ridge CED

Big news for the Pleasant Ridge Community Entertainment District with the announcement of Nine Giant Brewing company taking over a portion the most high profile commercial space in the neighborhood at the intersection of Ridge and Montgomery Road. Part of the Sixty99 redevelopment effort, you can read more about the project on Urban Cincy's website here

This is great news for the Starter Home 2.0 project as well with it being less than a 5-minute walk away from the brewery. In addition, the Urban Cincy article suggests additional tenants for the redevelopment might be soon to follow, so it will be interesting to so what the future holds for this property and others in the area. 

Friday, January 16, 2015

SURVEY SAYS

Plot Plan

One of the requirements to obtain a building permit in the City of Cincinnati and many other jurisdictions for new home construction is a survey of the property stamped by a registered surveyor. The document the surveyor provides is called a plot plan and it indicates the extents of the property lines, existing and proposed elevations for the structures on site, the locations of new walks and driveways, sewer line inverts, and and setback requirements. Below is a screenshot of the plot plan for the Starter Home 2.0 project and a photo showing an 'x' spray painted over a piece of rebar marking where the existing corner of the property is located.

(above) plot plan for property

(above) x marking a corner of the property



Thursday, January 15, 2015

FINANCING

Construction Loan Process

Over the past week I have been exchanging emails and meeting with a couple different lenders about financing the construction of the Starter Home 2.0 project. While I had previous experience with designing and building new homes, financing has been more of a learning exercise. Here is a breakdown of the steps involved in the loan process from an owner's perspective.
  1. Identify local banks willing and able to provide new home construction loans. My experience is that the big national banks either are not interested, or have much higher rates and fees than local banks.
  2. Submit personal financial information to the banks with recent W-2's, pay stubs, bank statements, etc. to determine how much home you can afford and at what rates based on your credit history.
  3. Submit information about the proposed building project, including plans, specifications, a signed contract with the builder of the house (if that exists), and information regarding the land the project will be built on.
  4. Identify the basic terms of the loan with regards to construction and permanent financing, whether it is a 30-year or 15-year mortgage, an adjustable or fixed rate, and timing of potential conversions from one type of loan to another.
  5. Complete the forms necessary for the bank to start putting together the loan package, which will include a pre-appraisal of the plans and specs to determine what the home will be worth once the project is complete, which will affect the amount the bank is willing to lend.
  6. Finalize the terms of the loan with regards to closing costs, escrow, taxes and insurance, and execute the agreements.
Up to this point I have only completed steps 1-5 in the loan process, so I'm sure I will need to clarify step 6 and maybe add a few more steps as things move along. Stay tuned for more blog posts on the subject.

Wednesday, January 14, 2015

DESIGN LAB

Dwelling

One of the local volunteer programs I enjoy being involved with is Design LAB (Learn and Build), formally known as Architecture By Children. Design LAB is an in-classroom design education program tailored to broaden and deepen student awareness, appreciation, and active participation in our built environment.  Local professionals team with educators to guide students through a real-world, themed design problem, emphasizing the development of: research and observation, critical-thinking, problem solving, verbal and visual communication, creative expression and presentation skills. Of course in cases like mine where I am teaching a classroom full of First Graders, the curriculum is a little bit simpler.

Each year, there is a new theme for the project and this year's theme is Dwelling. A very appropriate topic for me since I am going to be building my own dwelling in a couple months right down the street from the school I am volunteering at, which is Nativity Catholic School in Pleasant Ridge. Yesterday was my first day volunteering with the First Graders and I took the opportunity to share a little bit about the Stater Home 2.0 project and ask them about some of the dwellings that they live in and would like to build for their project, which is designing a dwelling for a client on a rural site in Kentucky. The kids were a lot of fun to work with, so I am looking forward to coming back in a couple weeks and seeing the ideas they come up with.


Tuesday, January 13, 2015

GEOTECH

Subsurface Investigation

Anyone looking to purchase land with the intent to build on it should first confirm the site is suitable for construction. That means ensuring the soils beneath the surface are capable of supporting a structure and free of hazardous materials. In most infill applications like the Starter Home 2.0 site that are surrounded by existing structures, it is usually safe to assume the natural soil composition of the area is suitable for building, and it is the presence of old basements, construction debris, and contaminated soils on site that is the primary concern. This is one of the first things I investigated during the inspection period once I the property was under contract. The following paragraphs describe the steps I took to determine the site was suitable for the Starter Home 2.0 project.

Step 1: Search for records of old structures on site
The first step of my site investigation process was looking through old aerial photographs of the site, searching past property records, and talking to neighbors to determine that there were never any structures built on the lot I was looking to purchase. While the discovery of an old house on the lot would not have necessarily been a deal breaker, it was good know the presence of old foundations, pipes, and construction debris was unlikely.
Step 2: Conduct a subsurface investigation of the site
The second step of my site investigation process was hiring a local geotechnical engineering firm to dig test pits around the site, observe the soil composition, and complete a written report recommending a foundation system best suited for the site. The conclusion based on the test pits was that the lot was clear of debris and bad soils, and was suitable for a standard basement with spread footings, which was more good news and ultimately helped lead to me closing on the property.


Monday, January 12, 2015

BLOG WATCH

Blogs Worth Following

The web is full of blogs related to residential architecture, urban design, and sustainability. Here are some of my favorite blogs relating to the Starter Home 2.0 project.

Postgreen Homes Blog
Postgreen Homes is a Philadelphia based home builder specializing in urban infill housing projects. Postgreen Homes motto is modern, green, affordable housing and their blog tracking the the design and construction of their 100K House project was one of the reasons I wanted to create the Starter Home 2.0 blog.
Build Blog
Build LLC is a Seattle based design-build firm and their blog does a great job of giving a behind the scenes look into the design, development, and construction industry. There is something for everyone, whether it is architecture theory, waterproofing details or project cost breakdowns.
Houzz
Houzz is more of a database than a blog, but with thousands of reference projects and a network of professionals and homeowners offering advice and sharing stories about their home building experiences, it is a great source of information.


Sunday, January 11, 2015

EXTERIOR SPACES

Porch and Patio

Porches and patios can be a great extensions of a home's living spaces, especially when they are well designed and interior square footage is at a premium like it is with the Starter Home 2.0 project. This article on Houzz describes some of the design characteristics of successful porch design for homes of various shapes and sizes. 

Front Porch
With an elevated site and elevated porch, the Starter Home 2.0 front porch provides a nice perch above the street with a feeling of privacy, yet connection to the neighborhood at the same time. A 6' deep and 16' wide plan, allows for a flexible furniture arrangement that can accommodate groups of various sizes, and porch lighting encourages use of the space throughout the day and night.
Rear Patio
With a more secluded setting and flat site to work with, the rear patio is a simple poured concrete slab intended to be used as outdoor dining with space for a grill, table and chairs.


Saturday, January 10, 2015

LIVING & DINING

Openness and Flexibility


While open floor plans are a 'must have' for any new home, it is even more important for houses dealing with a compact building footprint like the Starter Home 2.0 project. By combining the living room, dining room, kitchen, and stairs into one large volume, the Starter Home 2.0 has the spaciousness of a much larger home, which provides opportunities for entertaining and flexible furniture arrangements that most homes of similar sizes cannot accommodate. Below are some renderings of the home's living and dining areas.


Friday, January 9, 2015

CLADDING

HardiePlank Fiber Cement Lap Siding

The Starter Home 2.0 will be utilizing Fiber Cement siding as its cladding of choice. More specifically, the James Hardie HardiePlank fiber cement lap siding product, which is the most popular brand of siding in America. With its sleek and strong aesthetics, superior durability, and integral color options available that eliminate the need for repainting, it is a clear choice for Starter Home 2.0 project, which will be using Monterey Taupe as the field color and Arctic White for the trim. 



Thursday, January 8, 2015

INTRO TO BIM

Building Information Modeling (B.I.M.)

In contemporary commercial construction, buildings designs are no longer produced with a series of lines being drawn to represent walls, windows, roofs, etc. Instead they are constructed virtually using Building Information Modeling (BIM) software such as Autodesk Revit, which goes above and beyond traditional 3D modeling programs by building in smart information that recognizes walls, windows, and a roofs each have different characteristics in terms of material composition, structural function, aesthetics and cost. The advantage of using Revit and other BIM programs for building design is that it allows for single-source production of construction drawings, renderings, walk-throughs, cost estimates, energy models, etc., and single source coordination for the architectural, plumbing, electrical, mechanical and various other trades involved in a construction project. While BIM is now commonplace in commercial building design and construction, I have found very few residential builders and architects who have the knowledge and experience required to use and take full advantage of what the software has to offer. That said, the Starter Home 2.0 to capitalize on the many benefits of BIM, which will be shared in greater detail in upcoming blog posts.

(Above) Section perspective showing architectural, mechanical and structural components


Wednesday, January 7, 2015

MILLENNIAL HOME BUYERS

Millennial Home Buyer: Fact vs Fiction

I recently came across a Builder Magazine/Online study addressing '7 Potentially Deadly Myths About Gen Y (Millennials) and Housing' and found a couple of the findings especially intriguing with regards to the Starter Home 2.0 project. Below are some quotes from that article and some takeaways.

Millennials Don’t Want to Own a Home: FALSE

Mollie Carmichael, a principal at John Burns Real Estate Consulting, says the way millennials were raised is playing into their delayed decision-making. “This is a group that doesn’t have as many rules as their parents,” she says. “To get married by the time they’re 24 isn’t their goal. To have two to three children isn’t the plan, to get married first and then have children—not necessarily their rules.”

And when comparing millennials to their parents (who often are baby boomers), the interest in homeownership has been delayed, but it’s still there.

Carmichael predicts 2019 will be when the majority of the millennial generation will become most interested in buying homes.

“I’m seeing that buyer settle down at age 30 to 31 versus their parents at 24 to 26,” she explains. “As I start to look at consumer insights, I look at interest and when they want to buy. With Gen Y, that’s at 30 and older.”

The desire to own a home is completely different from having the ability to actually buy one. About 62 percent of renters from the ages of 25 to 34 indicated they will continue to live in rental housing for the next three years because they cannot afford a down payment for a mortgage, according to a recent Freddie Mac survey.

Those in the millennial generation eventually will go through the same life stages as previous generations, but it just may take them a little longer.

“It is the American dream to own a home,” Carmichael says. “People associate success with owning a home, and millennials are no different. If I’m not getting married or having children, then there is no urgency to buy a home. And until I do, the urgency isn’t there.”

Starter Home 2.0 Takeaway: With student debts, a weak job market, and less pressure to get married and have kids as early in life as their parents and grandparents, Millennials are still very much interested in owning that first starter home, but that initial purchase is happening around ages 30-31 instead of 24-26. That means starter homes are often being purchased at the time when second homes were being purchased in the previous generation, so the Millennial starter home will need to have that extra bedroom and extra bathroom needed to accommodate a growing family like the Starter Home 2.0.

Millennials Form Households In Different Ways From Past Generations: FALSE

According to the Demand Institute’s “Millennials and Their Homes” report, 34 percent of those currently unmarried plan to marry in the next five years, and 19 percent of those without children today plan to have children in the next five years. By 2018, there should be 8.3 million new households formed, a 38.4 percent increase since 2013.

The ball is already rolling in that direction. The number of millennials living with their parents peaked at 36.2 percent in 2012, according to Trulia, and has been declining slightly over the past two years. Since household formation levels are still stagnating, many millennials are possibly now in the transition period of gaining independence from their parents, but still saving money by living with other adults.

“All the adults who are living with other adults for affordability reasons will start looking to become their own household,” Olsen says.

Starter Home 2.0 Takeaway: The amount of millennials entering the home buyer market is going to increase dramatically over the next five years, which puts the Starter Home 2.0 project in a great position to satisfy a real need.

Tuesday, January 6, 2015

CONTEXT MATTERS


Connecting With Actual Humans

A few weeks ago I came across a great opinion piece in the New York Times by a New Orleans based architect titled, 'How to Rebuild Architecture' which laments the current state of the architectural profession and its inability relate to the general public. The article asks some poignant questions of architects like, "At what point does architecture's potential to improve human life become lost because of its inability to connect with actual humans?" This immediately brought to mind some architect designed infill houses, which I believe to be the biggest repeat offenders and something that the Starter Home 2.0 project makes a point to avoid, recognizing context matters and that homes should enhance the architectural cadence of the neighborhoods and communities in which they are located, not destroy them.

(Above) Starter Home 2.0 in its context



Playing Well With Others

Unfortunately, too many 'modern' homes turn their back on that logic and while they may be celebrated within 'design communities' they can often ruin real ones. Below are some 'modern' homes with links to their Google maps / street view location, which give a much better idea of a home's context than any images you will find posted in magazines or on a firm's website.

(Above) Architect designed in-fill house in Oakley/Cincinnati, OH


(Above) Architect designed in-fill house in New Orleans, LA

(Above) Architect designed in-fill house in Kansas City, KS