beausoleil

Architectural Magic II

   

 

The video that was attached to Beausoleil Architects latest blog, titled Architectural Magic, recently received the attention of over two and a half million viewers on YouTube. The ‘inside’ story can be seen in their new video, Architectural Magic II, which shows the garage doors from the inside.

Working off of the concept design from Robert Boles of Beausoleil, Rick Dentoni, of Automatic Gate Installations designed and fabricated the steel structural space frame which supports the original wood framed bay window facade and allows it to operate as a door.  He also designed and installed the control and safety systems that operate the door safely.  Rick’s controls coordinate the timing of the two sides of the door, which have to operate in succession in order to clear each other.

Since the door’s completion earlier this year, the owner, Corey McMills of McMills Construction reports a number of curious and, in some cases angry, passersby.  A few people have been upset about not being able to park in front of what looks like a bay window, and ask why there is a curb cut and a no parking sign. Quite a few slack jawed individuals have been noticed as the facade opens up and cars exit onto the road. Since the video went viral, there have even been a few tourists who stop on busy Oak Street to take their own photos in front of the famous façade!

Thank you for all the attention and great feedback! We hope it leads leads to more opportunities for creative architectural solutions that maintain the historical fabric and resources, while allowing buildings to be modernized to the needs of the present.

Demolition - the sad alternative to deconstruction

In stark contrast to the house deconstruction photos and blog posted earlier this month, this photo shows two nearby homes being demolished. 

Granted the materials will need to be recycled per the laws of the local municipality, but it seems so sad to see all that wonderful framing lumber shredded, when it could have been reused by artisans creating handmade furniture or people building new homes for the needy.  Was the price difference really analyzed, or was this route chosen just because it is the "normal" and expedient way to take down a house?  We don't know, but we encourage you to take the extra step to give John Morrow of the ReUse People a call to see if you too can't actually save money as well as reduce energy consumption through reuse by selecting deconstruction instead of demolition.

Rags to Riches

This is hopefully the first installment of a rags to riches story: how discarded water from your laundry (that’s the rags part) can turn into edible riches.

The San Francisco Public Utilities Commission is launching a new Laundry to Landscape pilot program, the object of which is to install greywater systems that utilize laundry wastewater for irrigating landscaping, thus reducing water and sewer use. The program is aimed at single and duplex home owners, and includes a short training class and subsidised sale of the necessary piping equipment.

For those not familiar with Greywater systems, they involve the use of wastewater from bathroom sinks, showers, bathtubs and laundries to irrigate landscaping (and in some cases for toilet flushing).  Wastewater from toilets, utility sinks and kitchen sinks are not included, as they contain much more bacterial and chemical components and need more sophisticated treatment.  Bathroom sinks, laundries, showers and tubs, given the use of appropriate cleansers, are considered safe for use in landscaping, as long as some basic precautions are taken with how the water is distributed.  The state has even legalized ‘simple’ systems, involving water from a laundry, without needing a permit. More complex systems are also possible, however.  Check out the Greywater Alliance or Greywater Action for general information.

The program is being run by the Urban Farmer Store of San Francisco, and they are looking for 150 volunteers for the pilot.  The benefits include a $95.00 subsidy on parts and training by experts. This will cover most of the costs for many people.

We intend to irrigate edible plants -- a small fruit orchard and blueberry bushes – with our system. It may take a few years for things to mature (growing edible plants in San Francisco’s climate is always a challenge!) but we have hopes for a cornucopia. 

A new code for the new decade - the California Residential Code (CRC)

As if we didn’t have enough code books taking up valuable space on our bookshelves, the powers that be have adopted a new residential building code for California, to take effect on January 1, 2011.  I just went to an all day class on this new code, the California Residential Code, 2010 edition (henceforth known as the CRC), and thought I would share some of the information while my head is still spinning. The revisions to current standards promise to be variously useful and annoying. Along with the new 'CalGreen' code, also to take effect in January, we are in for a bit of a learning curve (more about CalGreen in the next blog).  

The new CRC does not supercede the current California Building Code (2007 edition), but rather supplements it, sandwiching a new Part 2.5 into the existing structure of the CBC.  The CRC will govern most residential construction, including single and duplex residential structures, live work units (when built as houses), semi-attached townhouses, and certain kinds of group care facilities.  It does not cover other residential projects such as apartments, condos, hotels, and so forth, which will still be covered by the larger CBC. Incidentally, the CRC is based on the International Residential Code (as the CBC is now based on the International Building Code). Most of the U.S. is using some version of these codes now, so we are gradually creeping towards a national standard. San Francisco, wouldn’t you know, seems to be the one locality that has not adopted the new CRC, so none of these changes are pertinent here.

The new CRC is a sort of one-stop-shop, containing most of the pertinent code information for the most typical kinds of residential construction – up to two story wood frame structures, plus basements and habitable attics, on concrete foundations. In general, if there are conflicts between the overall code and the new CRC provisions, the more detailed CRC rules apply.  On the other hand, the CRC only covers very basic, standard kinds of structural designs, so one can defer back to the CBC for more more specific structural engineering problems.

Some of the more significant changes are as follows:

- Accessory structures up to 120 square feet are exempt from needing a permit (though they are expected to meet code requirements) and don’t need to meet fire separations for windows to property lines and other buildings.

- Requirements for fire resistance of walls and size of windows based on separation from property lines have been somewhat relaxed. Likewise, requirements for fire resistance inside structures and from garages to houses have been reduced.

- Requirements for fire blocking – construction elements that stop the spread of fire within structures – have generally been made stronger.

- Habitable attics are no longer considered a ‘story’ for code purposes. Converting an attic to habitable space does not therefore constitute adding a floor to a building – so one doesn’t necessarily need to upgrade the seismic strength of the entire building.  This will make it easier to build, and retrofit, attics as useable spaces.

- Minimum ceiling height for habitable rooms has been reduced to 7’-0”. This is quite important for those who have existing basements and attics with low head clearance.  Suddenly, thousands of dollars in structural remodeling may not be necessary to get that rec room or home gym that you wanted.

- Fire sprinklers are now required on all new residential projects; remodels and additions may need sprinklers depending on local ordinances.  This is a huge change, very controversial apparently because of its cost. On the other hand, most municipalities in the Bay Area already require this, so possibly not a big deal locally.

- Carbon monoxide alarms will be required in most dwellings, and the rules for smoke detectors are more stringent. Systems in new construction need to be interconnected, powered by building electricity (with battery back-up).

- Handrails on stairs may have the traditional wider shape, not just the cylindrical type required by the CBC.

- Guardrails are required not just when the adjacent ground surface directly below an edge is more than 30” lower, but if the ground surface within 3 feet of the edge horizontally is more than 30” lower. 

- Un-vented roofs and (minimally) un-vented crawlspaces are allowed if certain measures are taken regarding vapor transmission.

There are literally hundreds of very detailed changes, so contractors and design professionals will need to carefully review the pertinent sections of the new code.  So call us up! (or take a class). The particular class I took was taught by the incredibly knowledgeable Douglas Hanson, who is responsible for the “Code Check” series of books which makes all this information easily accessible. Copies of the new codes are available locally from the sponsor of the class, the wonderful Builder’s Booksource in Berkeley .  A visit there is more than likely to fill up any spare bookshelf space with even more interesting tomes.

Check the California Building Standards Commission website for other information. 

New French chateau in the Bay Area? Oui, s.v.p.!

Here is our newest custom home going in for permit review tomorrow! The developer loves French Chateaus (he used to own one) and wanted to bring that feel to the Bay Area.  A true estate size project, this house has six bedrooms, a study, six and one half baths, home theater, exercise room, game room, and formal and family living spaces.  Ooh la la!

 

1040 Hermosa Way, Menlo Park

Check out the recenty completed home we designed for Quinta Properties, now on sale in Menlo Park.  The inspiration for the design was the classical, and classy, homes in St. Francis Wood in San Francisco.  The home features both formal living spaces and a modern open kitchen and family room. The site is within walking distance of downtown Menlo Park and close to Stanford.

Open house this Sunday November 14 from 1:30 - 4pm.

 

See the Real Estate Listing for more images and detailed information.