tag:blogger.com,1999:blog-76520831951360900372024-02-19T18:16:22.794-08:00details of homeKaren DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comBlogger151125tag:blogger.com,1999:blog-7652083195136090037.post-91750090203738111492017-12-05T21:05:00.000-08:002017-12-07T16:48:34.958-08:00karen delucas architectureI am excited to announce that I have started my own architectural firm. Come on over here:<br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-27701150784730945942017-12-03T16:08:00.000-08:002017-12-07T16:08:46.792-08:00brixton builders new website<a href="https://www.brixtonbuilders.com/" target="_blank">Brixton Builders has a new website. Click the image and head on over...</a><br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-56852399111691437922017-03-26T18:16:00.000-07:002017-12-07T16:13:06.030-08:00brixton builders backyard cottage<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTt-Nx51D-GB3NeOJ3aR_cHT-AezYnEsvFjYD1RuD8fdRMB8hhNDWi9V3hHp4jUKdrhBzWussnIwschLIE5uBUBhi9DFifFxs2Fd-6ZuLCfZVGxlEQ6F2SdqbcGrAz7OTMXddW4vw4Yj0/s1600/BellevueCottage16%25270903-01.jpg" imageanchor="1" style="clear: left; display: inline !important; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="425" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTt-Nx51D-GB3NeOJ3aR_cHT-AezYnEsvFjYD1RuD8fdRMB8hhNDWi9V3hHp4jUKdrhBzWussnIwschLIE5uBUBhi9DFifFxs2Fd-6ZuLCfZVGxlEQ6F2SdqbcGrAz7OTMXddW4vw4Yj0/s640/BellevueCottage16%25270903-01.jpg" width="640" /></a><br />
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Last summer, Neil finished building a backyard cottage in Bellevue that I had designed for a client of ours at Ross Chapin Architects. One of the owners of the existing house wanted a cottage for her mother. We ended up doing a major modification of one of our GoodFit plans, the Betty Cottage. For more photos check out the <a href="https://www.brixtonbuilders.com/" target="_blank">Brixton Builders website.</a><br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-34123656325648374682017-02-24T12:40:00.004-08:002017-02-24T12:40:39.112-08:00instagramSince moving in, I have not been posting here as much as I would like to. I'm planning to share more of what we have learned from the house as we live in it and monitor our energy use...but in the meantime, for more up to date photos, check out<span style="color: blue;"> <a href="https://www.instagram.com/karendelucas/" target="_blank"><span style="color: blue;">my instagram</span></a> </span>feed and specifically the hashtag <a href="https://www.instagram.com/explore/tags/chapucas/" target="_blank"><span style="color: blue;">#Chapucas</span></a>.<br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-72367011785567600372017-02-10T23:09:00.002-08:002017-02-10T23:11:25.660-08:00chapucas in the snow<div class="separator" style="clear: both; text-align: center;">
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We woke up this week to a few inches of snow....a rarity in Seattle. It was so pretty and the streets quiet as most of the city if not shutdown, at least had a few hour delayed start.<br />
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I was surprised to see these tracks through the yard. Wasn't sure at first, but did the closeup made me think of a raccoon and sure enough, later that day Neil encountered him again making the shortcut. I realized later that we are the only house on the block that does not have a fence in the front or rear yard so, I guess it makes for an easy cut through. <br />
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In the lower left picture it was interesting to notice how his front paw and back paw line up when he walks...that's what threw me off at first, the tracks look more like he's hopping.<br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-72529669299385806852016-05-09T11:57:00.000-07:002016-07-08T12:00:35.504-07:00spring 2016<div class="separator" style="clear: both; text-align: center;">
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-34098434063959010962015-06-29T22:58:00.001-07:002015-06-29T22:58:51.139-07:00Chapucas exterior and rain garden<div class="separator" style="clear: both; text-align: center;">
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Took a couple pictures this weekend and then went back to this photo & rendering I had done before the construction. Glad we went with the black trim. The model and all the drawings were done in Archicad.<br />
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The rain garden has sure taken off. I've had to do a lot more watering than usual due to our dry weather. Each weekend I do a little more planting. It's been hard to just stick with a few types of plants...I'm more of a color and texture experimenter when it comes to choosing landscaping. And it's looking a bit chaotic, but I'm having fun. The Ben Moore gray siding is a nice backdrop for the different grasses and plantings.<br />
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Our solar panels are installed and just waiting on final equipment from Seattle City Light. Here are 6 with another 10 on the upper roof.<br />
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We have been quite comfortable living in the 530 sqft apartment. Neil is working on the bookcases upstairs now and once they are done and painted we will be able to move up to the main part.<br />
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If you look closely you can see the cats lounging on the walkway. Being strictly indoor cats, they have been loving exploring the garden and just being outside. Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-5121098663063259012015-03-18T22:18:00.001-07:002015-03-18T22:18:14.596-07:00settling in<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjcYtiNatIhpEtomADkbOSnTR1I9EFQRhbBgUv7GltLw-Naak-53r4Z3ikZ3MNzyuLSYMn8tjauPUO7YeEaQXJRtqhr1cFzhu_iSEJc9HAAi3zsRsQNme3e9IEEEibKnPj6jvazd4HC8ns/s1600/Chapucas+15'0316+-+08.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjcYtiNatIhpEtomADkbOSnTR1I9EFQRhbBgUv7GltLw-Naak-53r4Z3ikZ3MNzyuLSYMn8tjauPUO7YeEaQXJRtqhr1cFzhu_iSEJc9HAAi3zsRsQNme3e9IEEEibKnPj6jvazd4HC8ns/s1600/Chapucas+15'0316%2B-%2B08.jpg" height="426" width="640" /></a></div>
<span style="color: #444444;">We have been living in the apartment portion of the house for about a month now and it's hard to put into words how it feels. All the decisions and details have come together and the apartment lives very comfortably. The diagonal views out the windows look out to our garden as well as the neighboring garden. The light is Vita Lighting Cuna Pendant Light. </span><span style="color: black;"><span style="color: #444444;"> After a couple intense days of adjustment, Chessie finally settled in and found her go to spot...of course in the sun.</span></span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEikme5GVQTP5Rx_cDhbt1j_ZxUcvXD-Yda3LjGtTOvaHkcbBicsYtHHpG75AW2LquCsJKAlfCdsYGRYqP6Z63KZtEijE3LYj08Ku-lT8iaHUNIm1hSYoZJFeuBCYlAA6NBrZyyQsznZYWI/s1600/Chapucas+15'0316+-+10.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEikme5GVQTP5Rx_cDhbt1j_ZxUcvXD-Yda3LjGtTOvaHkcbBicsYtHHpG75AW2LquCsJKAlfCdsYGRYqP6Z63KZtEijE3LYj08Ku-lT8iaHUNIm1hSYoZJFeuBCYlAA6NBrZyyQsznZYWI/s1600/Chapucas+15'0316%2B-%2B10.jpg" height="426" width="640" /></a></div>
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Eventually, we will have a way of covering the TV whether it's a blind or a pair of doors. </div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5L6PgdylK0hhE1rWfWOn4zHBwXFUnvW0d03V1HRx1p604Km3j2c_JyihjQp1J5p7-WZJP42A_ysJ6nQyMJziy8nLFn54_RzsMGFbOKq2I8tY6GShAwOlj7lhdRjz2c11rRuhjZK-CsZs/s1600/Chapucas+15'0316%2B-%2B43%2B-%2BVersion%2B2.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi5L6PgdylK0hhE1rWfWOn4zHBwXFUnvW0d03V1HRx1p604Km3j2c_JyihjQp1J5p7-WZJP42A_ysJ6nQyMJziy8nLFn54_RzsMGFbOKq2I8tY6GShAwOlj7lhdRjz2c11rRuhjZK-CsZs/s1600/Chapucas+15'0316%2B-%2B43%2B-%2BVersion%2B2.jpg" height="425" width="640" /></a>We were a little short on our layout for the backsplash, so we added glass tiles between the 4x12 white tiles. I am really happy with how it turned out. A simple way to dress up $2 / SF tile. The countertops are Wilsonart laminate over Apple Ply. Custom maple cabinets with a light white tint added to the finish. Stove is Blomberg and the fridge is LG, both 24" wide and deep. </div>
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The lights are <a href="http://www.rejuvenation.com/catalog/products/astron/configurations/all-white-enamel" target="_blank">Astron from Rejuvenation.</a><br />
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The apartment is 530 SF with one bedroom. The extra deep drawers below take advantage of the space under the stairs leading up to the rest of the house. The sliding door hardware came from Home Depot.<br />
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Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-65727790682422128552015-01-05T09:11:00.001-08:002015-01-05T09:47:46.073-08:00apartment bathroom tile<div class="" style="clear: both; text-align: center;">
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhAmgzkXzTXqwm6wjzb2uvgHKZ8nVGMCdghhNAl-cdhfN-mXINV5oJK_o9I-Sq7tIEDhOqmXSiddRiE51nPZWNLcjhm_7OWcmatpmH8cwMZ_slQ9z5kerGYVDT-vLQKJwbVTLDx_iGhWxE/s1600/Chapucas+15'0105.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhAmgzkXzTXqwm6wjzb2uvgHKZ8nVGMCdghhNAl-cdhfN-mXINV5oJK_o9I-Sq7tIEDhOqmXSiddRiE51nPZWNLcjhm_7OWcmatpmH8cwMZ_slQ9z5kerGYVDT-vLQKJwbVTLDx_iGhWxE/s1600/Chapucas+15'0105.jpg" height="480" width="640" /></a></div>
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Just waiting on grout! Thinking of white epoxy grout on the white tiles and switching to a gray grout to blend more with the glass tile. We used a 4x12 white tile and 2x12 glass tile. The glass tile was slightly smaller than the 4x12 so we brick set versus stack set like the white. For the window liner, ledges, curb, and bench seat, we used a white quartz to reduce grout lines.<br />
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The red is the waterproofing. Below we were evaluating how much overhang for the seat. Decided on a flush condition...so no overhang. The bench base is angled slightly back.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhIQSFEu_mmTPJeeQEG8Jtctt58VnV0drhoDnpvK0GDctpfgoomid8C1R9otBQYzyqpttTY9beT9s2B2p4mQYDcDyNwwX1HOPQqRZVNLPAl-InfqxAFhwOev_-L3JGVehHodDkIeKDjV2M/s1600/Chapucas+14'1219+-+16+copy.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhIQSFEu_mmTPJeeQEG8Jtctt58VnV0drhoDnpvK0GDctpfgoomid8C1R9otBQYzyqpttTY9beT9s2B2p4mQYDcDyNwwX1HOPQqRZVNLPAl-InfqxAFhwOev_-L3JGVehHodDkIeKDjV2M/s1600/Chapucas+14'1219%2B-%2B16%2Bcopy.jpg" height="264" width="640" /></a>On the floor we are installing gray pebbles. We both have put them in clients' homes for years and I've always wanted them. We will also install them in our main upstairs bathroom shower.</div>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-59454844272025638742015-01-05T08:09:00.000-08:002015-01-05T18:18:47.857-08:00water heat and floor heat<div class="separator" style="clear: both; text-align: center;">
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiMlWKJvswuLoiDpF_jVoFzI2_DvQuZc9bypJVuxxyqQOFURRdH-xJYbr-4pEqal83ssmLoyMJ5gmwLbbTiRVYuDHABGRlWjWcRSYGltLVcFLOr0RP9y_5PmOfH9o2Kpr8lC0ESqRKBd-A/s1600/Chapucas+14'1231+-+15.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiMlWKJvswuLoiDpF_jVoFzI2_DvQuZc9bypJVuxxyqQOFURRdH-xJYbr-4pEqal83ssmLoyMJ5gmwLbbTiRVYuDHABGRlWjWcRSYGltLVcFLOr0RP9y_5PmOfH9o2Kpr8lC0ESqRKBd-A/s1600/Chapucas+14'1231%2B-%2B15.jpg" height="860" width="640" /> </a>This is our very fancy, highly efficient, heat pump water heater. We are an all electric house and this <a href="http://www.airgenerate.com/index-2.html" target="_blank">Airgenerate Airtap Hybrid</a> meets the strict energy requirements required by the organization that will be monitoring our house. It captures heat from the air to heat the water inside with a backup heating element for high use times.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi3syEs8Inz9ByzOYcWAlHhcHlRQzn61IowKhaNisBsFNtt_01blrkklH181iMvb9KpKTABbcEtYCYrQXsT781tQgtq7xnja_BB6PStZ1jyCFss2jk5rWnDFXB3iRbwvsULt6ii4yu4EyE/s1600/Chapucas+14'1206+-+11.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi3syEs8Inz9ByzOYcWAlHhcHlRQzn61IowKhaNisBsFNtt_01blrkklH181iMvb9KpKTABbcEtYCYrQXsT781tQgtq7xnja_BB6PStZ1jyCFss2jk5rWnDFXB3iRbwvsULt6ii4yu4EyE/s1600/Chapucas+14'1206%2B-%2B11.jpg" height="860" width="640" /> </a>Neil actually installed our boiler for the radiant floors. The main heat in the accessory dwelling unit (ADU aka apartment) is from the in-slab radiant heat. </div>
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The manifold for the ADU is in the closet. You can see the tubes sticking up in the above photo. Actually if you look closely at the above photo you can see the in and the out tube going to the ADU manifold. We have 2 zones for the lower level of the house. The ADU and our main entry, office areas, and laundry.</div>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-36672112373088164932015-01-04T23:12:00.000-08:002015-01-05T18:18:25.626-08:00apartment kitchen - almost done!<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxN-E-7Lztx6KEij6UJK8cUnxjViURMlhwbjWz8mPQrh_NDNl-h4rm_TCvzZMlJCOxlmC_uYVrMvzzfBIhDu7ub7VXyERu6ZXuzQIaiApskkYvbJFFBsHsEIH6KuReDK_zuJNKoSrIy7Q/s1600/IMG_3302+copy.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxN-E-7Lztx6KEij6UJK8cUnxjViURMlhwbjWz8mPQrh_NDNl-h4rm_TCvzZMlJCOxlmC_uYVrMvzzfBIhDu7ub7VXyERu6ZXuzQIaiApskkYvbJFFBsHsEIH6KuReDK_zuJNKoSrIy7Q/s1600/IMG_3302+copy.jpg" height="332" width="640" /></a></div>
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Even though it may not look like it in this photo, we are getting close to having the accessory dwelling unit (ADU aka apartment) part of the house done! It's very exciting. We have been making a flurry of final material decisions and the above photo (and photoshop) was used to help choose the pendant light fixtures we just ordered.<br />
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The custom maple cabinets have been installed and after getting a quote for about $3000 for quartz countertops, we decided to go with what is in our current home...laminate over apple ply. It's worked well for us, looks fresh and is pretty durable and cost about $500.<br />
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We like seeing the built-up layers of the plywood.<br />
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Next up was to choose cabinet pulls. Here again we decided to keep it simple and go with bar pulls on all the drawers and doors. <br />
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For the backsplash we are using the same 4x12 white tile we are installing in the bathroom. The layout was a couple inches short so we added the thin glass tile pieces between. These glass tiles were left over from another job.<br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-88030693850083980682014-12-22T08:18:00.001-08:002014-12-22T08:18:25.177-08:00low winter sun<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiZ83nuHfS0u-PH866ui6DbkbSvkXu1ZiC9rVPUHKObQM0ZQ5nC5ejh8CpQcLiIt08bcEA92IHQu2rCYBrXXgV46kHtiHAIhDnmG9R2MxomVtYSmNTtrSaaOsV39lszRaH5kgAkbra5PFw/s1600/Chapucas+14'1213+-+08.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiZ83nuHfS0u-PH866ui6DbkbSvkXu1ZiC9rVPUHKObQM0ZQ5nC5ejh8CpQcLiIt08bcEA92IHQu2rCYBrXXgV46kHtiHAIhDnmG9R2MxomVtYSmNTtrSaaOsV39lszRaH5kgAkbra5PFw/s1600/Chapucas+14'1213%2B-%2B08.jpg" height="480" width="640" /></a>We have had a few sunny days this December and it's been exciting to see the play of light coming in. The overhangs were designed to block the high summer sun while allowing the low winter sun to come right in and allow for some passive solar gain.<br />
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The Ram Board was installed to protect our finished hardwood floors during the rest of construction. <br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-17743656307891264122014-11-26T22:08:00.000-08:002014-11-27T17:00:13.682-08:00main kitchen pendants<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxpCfhz8lcxDJo4I1uwgYrSVxt5ininpq40ndsJwYQrUAnUgdvTDHnMR3JdEtKBApNuZnhNSZxyzEut1LbkDnJ6ylNjMVQg_2qVme4m81AKJWg27nU7q7hRROHGMgQDfummadgn1QbpFQ/s1600/Kitchen+pendants+3.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxpCfhz8lcxDJo4I1uwgYrSVxt5ininpq40ndsJwYQrUAnUgdvTDHnMR3JdEtKBApNuZnhNSZxyzEut1LbkDnJ6ylNjMVQg_2qVme4m81AKJWg27nU7q7hRROHGMgQDfummadgn1QbpFQ/s1600/Kitchen+pendants+3.jpg" height="394" width="640" /></a><br />
I am slowly going mad trying to find the right lighting for the house. I think I've easily browsed 5,000 lights...probably more. I have also gone to lighting stores to see options. Out of all the finishes and design decisions, this is probably the one I like the least. I have, though, enjoyed using Pinterest to keep track of possibilities. Gathering the top picks in one location that also keeps track of the webpage I found them on is really invaluable. Another tool is Photoshop. I needed a break from selecting the apartment fixtures, so I looked at our top 3 fixtures for our pendant lights in our main kitchen. I used a screen grab of the model as the base, but one could also use a photo of the actual space. Then I just added images of the different lights that I had grabbed from the internet. The first image is top contender right now. <br />
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<tr><td class="tr-caption" style="text-align: center;"><span style="color: red;"><span style="font-size: small;"><a href="http://www.pinterest.com/kdelucas/light-fixtures/" target="_blank">Click here to go directly to my Pinterest light fixture board.</a></span></span></td></tr>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-43975056900545283472014-11-21T07:30:00.001-08:002014-11-21T07:41:42.762-08:00finished hardwood floors<div class="separator" style="clear: both; text-align: center;">
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Our floors are finished! We looked at going even darker, but this is a little darker than we have in our <a href="http://detailsofhome.blogspot.com/2009/12/our-current-home-inside.html" target="_blank">current home</a> which we have really liked. It grounds the room. It will be a nice base for the cabinets, bookcases and eventually furniture. Interestingly this picture above shows how the primer on the walls is picking up a slight pink tone...not as much in the next photo. This is coming into play when we are choosing paint color....that's a future post.<br />
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The floors are 5" white oak rift and quarter sawn character grade. This above photo shows the life of the wood. The sealer after the stain was Bona DTS and the finish top coat was <a href="http://www.bona.com/en-US/United-States1/BonaSystem/Coatings/Finishes/BonaTraffic/" target="_blank">Bona Traffic</a>. While the stain was solvent based, Duraseal quick coat, the sealer and finish coat were both low VOC with the Greenguard seal of approval for indoor air quality.<br />
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Choosing the right color and darkness was a process. We worked with Andy Mills of Genesee Woodworking on the Karina house and after he installed and sanded the floors we started to look at the stain. First they applied a black tint to the floor which is the middle lightest color below. This evened out some of the contrasting tones of the boards. The color to the right of that is another layer of tint...but we stuck with just one. Then he applied 3 different stains. We liked the one all the way to the left called coffee.<br />
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Next he tinted a larger board and applied the stain we liked and then we took it up to see it in the space. I thought it was just a tad too dark and we were loosing some of the grain character. So he made up another board and we went with that.<br />
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-12973845024182414832014-10-26T06:50:00.000-07:002014-11-21T07:38:29.652-08:00door hanging and trimout<div class="separator" style="clear: both; text-align: center;">
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Here Neil is installing the doors - shimming and leveling the jambs. This is the door between our house and the apartment. It is a fire rated, outside door. Notice the threshold at the bottom and the 2 bored holes for a deadbolt as well as other lockset.<br />
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We have gone with a picture frame detail for our windows and door trim. The corners were mitered, reinforced with biscuits, then held in place while the glue dried.</div>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-91430679539411591862014-10-20T22:44:00.000-07:002014-10-20T22:44:05.225-07:00interior trim begins<div class="separator" style="clear: both; text-align: center;">
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Last week Neil and Mitch started on the interior trim of the apartment. While we are doing some more modern detailing, we both still prefer windows to have trim instead of just drywall corners.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjivVflx638AbBYP9U-pd1_rUvPX8E-dmj6USsT9G367EIcGd_0rUw8KgxXdE9ELsN8FZ6c3LFz-yIL8Pz_2ic9r18gV96fg1LG3Cc8IpB4FYkZGLEWLknQSjScVb-xqcKI6Wg_RPs6ttk/s1600/Chapucas+14'1019+-+2.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjivVflx638AbBYP9U-pd1_rUvPX8E-dmj6USsT9G367EIcGd_0rUw8KgxXdE9ELsN8FZ6c3LFz-yIL8Pz_2ic9r18gV96fg1LG3Cc8IpB4FYkZGLEWLknQSjScVb-xqcKI6Wg_RPs6ttk/s1600/Chapucas+14'1019%2B-%2B2.jpg" height="480" width="640" /></a> And yes....the windows are in much need of washing.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgVQSdBflYc078Rbk9scqs_fyRv8REe9Ch_OMyShThCZbT_-O1gS1KqgYvjOtJ6g3lYARq_xekMjvdYVAAdPqiqIPeX3hRea5HF44FUTZWNZE6Ewd7wKmbMeF2lcN3H762GWia9AqJlsyg/s1600/Chapucas+14'1019+-+4.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgVQSdBflYc078Rbk9scqs_fyRv8REe9Ch_OMyShThCZbT_-O1gS1KqgYvjOtJ6g3lYARq_xekMjvdYVAAdPqiqIPeX3hRea5HF44FUTZWNZE6Ewd7wKmbMeF2lcN3H762GWia9AqJlsyg/s1600/Chapucas+14'1019%2B-%2B4.jpg" height="480" width="640" /></a>Upstairs our hardwood floor is acclimating ready to be installed this week. <br />
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Can't wait to see it installed! It's 5" character grade rift & quarter sawn white oak. Basically that means it has some life and imperfections to it. We plan to stain it a dark brown/black.Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-71864847478172313742014-10-08T19:30:00.000-07:002014-10-08T19:33:14.605-07:00concrete floors<div class="separator" style="clear: both; text-align: center;">
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Drywall is completed, so we were able to bring in the concrete finisher. He first cleaned the floors and then sprayed a bit darker grey stain on them. Then they put down 2 coats of sealer and a final coat of wax. The pictures don't really do it justice. We are quite happy with the way they turned out.<br />
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Below is our main entry and home offices.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg3fcdgV34eH9Nx2Fj-MKmyk1_JL0gRq8DIjXCFVXQqn9oFS85QpCcWVI5EbLc4Eesrl67y2ND-JOhgpUb-hyqkhQdyVfCPlIQJIJCYbTRTFW-o0oDCUpOZj-SlK8ih8LUjDZEMPUva7dE/s1600/Chapucas+14'1004+-+08.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgP06p7USkn2sk2W7Ka6TPlwowlREBeYQHkP9ItnWyyrnUwK1WDVuVeF1CMLzPjZMBF3vd4-6C2ag4q7ykxAZrnauNLCt0gN9MSpjgb4WdmHBQi0xN_KLz6kqQDBTJgCuMolWb2SVL7T5g/s1600/Chapucas+14'1004%2B-%2B07.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgP06p7USkn2sk2W7Ka6TPlwowlREBeYQHkP9ItnWyyrnUwK1WDVuVeF1CMLzPjZMBF3vd4-6C2ag4q7ykxAZrnauNLCt0gN9MSpjgb4WdmHBQi0xN_KLz6kqQDBTJgCuMolWb2SVL7T5g/s1600/Chapucas+14'1004%2B-%2B07.jpg" height="480" width="640" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg3fcdgV34eH9Nx2Fj-MKmyk1_JL0gRq8DIjXCFVXQqn9oFS85QpCcWVI5EbLc4Eesrl67y2ND-JOhgpUb-hyqkhQdyVfCPlIQJIJCYbTRTFW-o0oDCUpOZj-SlK8ih8LUjDZEMPUva7dE/s1600/Chapucas+14'1004%2B-%2B08.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg3fcdgV34eH9Nx2Fj-MKmyk1_JL0gRq8DIjXCFVXQqn9oFS85QpCcWVI5EbLc4Eesrl67y2ND-JOhgpUb-hyqkhQdyVfCPlIQJIJCYbTRTFW-o0oDCUpOZj-SlK8ih8LUjDZEMPUva7dE/s1600/Chapucas+14'1004%2B-%2B08.jpg" height="480" width="640" /></a> <br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEioXnl3rKCHQ-vz2QHKdcntTCnWXtXo5UnKhyejA-5u7qqzsa5uFRUE2TJisc0L79rRkHxu5c0GMNckZZK0er-vRw0tz9lTcQ3GMb7S_45QLVFm3Rlsk7nHPXtHK6SUZX4ru0XjC1zKFFM/s1600/Chapucas+14'1004+-+06.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEioXnl3rKCHQ-vz2QHKdcntTCnWXtXo5UnKhyejA-5u7qqzsa5uFRUE2TJisc0L79rRkHxu5c0GMNckZZK0er-vRw0tz9lTcQ3GMb7S_45QLVFm3Rlsk7nHPXtHK6SUZX4ru0XjC1zKFFM/s1600/Chapucas+14'1004%2B-%2B06.jpg" height="480" width="640" /></a>We did run tubing in the concrete so that we can have radiant heated floors. There are 2 separate systems. One for the apartment and one for our entry, home offices and laundry. I think the cats are going to love it.<br />
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Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-81960875984593224552014-09-07T10:49:00.000-07:002014-09-07T10:49:08.344-07:00drywall<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjODZQhPpS52cO4MFB7fN8iofA0PO0Xeklv2r9KlNoL_Hi1IHjl74Sepbsr1g_EQKqeOez2BhcZPSWVV5tfBDqlCwL0EiIgzXgo7ZMcx8vQuW-tI7s4pOMGspTGCwPA8BNgvHQPYLO_SVo/s1600/Chapucas+14'0906+-+01.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjODZQhPpS52cO4MFB7fN8iofA0PO0Xeklv2r9KlNoL_Hi1IHjl74Sepbsr1g_EQKqeOez2BhcZPSWVV5tfBDqlCwL0EiIgzXgo7ZMcx8vQuW-tI7s4pOMGspTGCwPA8BNgvHQPYLO_SVo/s1600/Chapucas+14'0906%2B-%2B01.jpg" height="288" width="640" /></a></div>
Here's a panoramic of the main room in the apartment. Drywall is getting further along. We are doing the highest level 5 finish in all the spaces, but the garage. Basically that means a thin coat of drywall mud is applied over the entire surface. If you want to learn more about the different levels check them out the <a href="http://nationalgypsum.com/resources/tech-talk-revisiting.htm" target="_blank">National Gypsum Company's website.</a><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjAUItdYuaXluzRwqzRTh1xf8p4st9QCw71SeI1xfYvv0RjM-lzbaC7ayD4EzVnLwJ7uTtFP7sFB1p4RkYq-ZhpL-m-KS6xIKPQXLYGcvXlUnZkxtnp8db58HjVyXHM_UHh6aHGCpp7fyE/s1600/Chapucas+14'0906+-+10.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjAUItdYuaXluzRwqzRTh1xf8p4st9QCw71SeI1xfYvv0RjM-lzbaC7ayD4EzVnLwJ7uTtFP7sFB1p4RkYq-ZhpL-m-KS6xIKPQXLYGcvXlUnZkxtnp8db58HjVyXHM_UHh6aHGCpp7fyE/s1600/Chapucas+14'0906%2B-%2B10.jpg" height="324" width="640" /></a></div>
Panoramics are a bit wonky, but wanted to show the entire upstairs space.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEirhhMiHS8u2iHishwqku5bEh6JhE21JRRAGwL63LFMmJ2o2ECXpzHxYTk0VAAsIYV1sL8ZTrwdZ-iAa5bB_VgvfoKhS7gcuY_Jpk4jF66N_sHFWMIrQJF8X6V_ND-R8xzTBI_2Bg6N2vM/s1600/Chapucas+14'0906+-+12.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEirhhMiHS8u2iHishwqku5bEh6JhE21JRRAGwL63LFMmJ2o2ECXpzHxYTk0VAAsIYV1sL8ZTrwdZ-iAa5bB_VgvfoKhS7gcuY_Jpk4jF66N_sHFWMIrQJF8X6V_ND-R8xzTBI_2Bg6N2vM/s1600/Chapucas+14'0906%2B-%2B12.jpg" height="480" width="640" /></a></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVMM3XuEGu5Fe7mMvj1c48sXziq27fzndQaov4xM3T0inKAROkLxGn2AKKoOSyplZ6ATPa2MgA2asfywcp5kK9Fu-3-vHqADJldCFgO6BGpyEwR5MQITMwTmPHD2Dxx3VuFuto-CoZTzg/s1600/Chapucas+14'0906+-+06.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVMM3XuEGu5Fe7mMvj1c48sXziq27fzndQaov4xM3T0inKAROkLxGn2AKKoOSyplZ6ATPa2MgA2asfywcp5kK9Fu-3-vHqADJldCFgO6BGpyEwR5MQITMwTmPHD2Dxx3VuFuto-CoZTzg/s1600/Chapucas+14'0906%2B-%2B06.jpg" height="480" width="640" /></a></div>
The garage will only have a level 4 finish, which means it will not have a final coat of mud over all of it.Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-25045173273422288592014-08-27T15:00:00.000-07:002014-09-07T15:01:40.678-07:00drywall delivery<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEisQc83-i9dlk_iWO-gmqAU7_IOAhiD9ZtBfpq_C-puoAKb3cQLtYNwIty_K6WkU4eQN1t3jN9UNzFn11i27xjn_ol4oWwFBgYPkzLagnAb1n4jW7ONefNxc2Y-TFltbZdfYUN-Az151gw/s1600/Chapucas+14'0827.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEisQc83-i9dlk_iWO-gmqAU7_IOAhiD9ZtBfpq_C-puoAKb3cQLtYNwIty_K6WkU4eQN1t3jN9UNzFn11i27xjn_ol4oWwFBgYPkzLagnAb1n4jW7ONefNxc2Y-TFltbZdfYUN-Az151gw/s1600/Chapucas+14'0827.jpg" height="480" width="640" /></a></div>
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Quantities. It takes lots of materials to build a house. On this day 18,800 pounds of gypsum wallboard (aka drywall, GWB) was delivered and placed throughout the house. Some of it boomed through our second floor deck doors.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh98Q-Fx1L2CIvliISnLFp3k2e-iqYca5T9XDwCLRvdfIq2iGslYeg6YEM-RFY1LauHhXYx5yWn7DRuTM-9ra7Ur-im7wGjXQ2mvGKhRBELN3vaLlmjv1HWZWcZ3EnUEHGfSWBiAV20PeU/s1600/Chapucas+14'0827+drywall.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh98Q-Fx1L2CIvliISnLFp3k2e-iqYca5T9XDwCLRvdfIq2iGslYeg6YEM-RFY1LauHhXYx5yWn7DRuTM-9ra7Ur-im7wGjXQ2mvGKhRBELN3vaLlmjv1HWZWcZ3EnUEHGfSWBiAV20PeU/s1600/Chapucas+14'0827%2Bdrywall.jpg" height="853" width="640" /></a></div>
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Neil went with 5/8" throughout the house instead of the typical 1/2". This adds a little more sound insulation. That along with our blown-in insulation and triple pane windows should make the house pretty darn quiet. Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-90582713064399552952014-08-24T14:46:00.000-07:002014-09-07T14:48:03.597-07:00insulation<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiw3YQ-hoOtHnElxGrcLljjRnrY12sh0qgQ6VL2i_cCzTSPHFHjFG88Q15ksfhX6HTmJ3imY-JM5OZZg5OtcbNsc3PeSzvlA-wekfmMd5TX_WnPuP6vcrRmPGBDbrFd4pkUEvZ0cQ9hONc/s1600/Chapucas+14'0822+-+01.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiw3YQ-hoOtHnElxGrcLljjRnrY12sh0qgQ6VL2i_cCzTSPHFHjFG88Q15ksfhX6HTmJ3imY-JM5OZZg5OtcbNsc3PeSzvlA-wekfmMd5TX_WnPuP6vcrRmPGBDbrFd4pkUEvZ0cQ9hONc/s1600/Chapucas+14'0822%2B-%2B01.jpg" height="480" width="640" /></a><br />
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One of the biggest steps we are taking to be more energy efficient in the future, is to add more insulation in the home now. The Washington State Energy code is one of the most strict in the country, but we took it to the next level. </div>
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In our 2x6 walls, we used <span data-ft="{"tn":"K"}" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body"><span class="UFICommentBody" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0"><span data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0.$end:0:$0:0">Blown-In-Blanket-Insulation (BIBS)
- basically dense packed fiberglass. Specifically JM Climate Pro, which gets
us R-23 in 2x6 walls. This fills in behind all the electrical and plumbing. You just can't get as good of a value with regular batts. It is a better sound insulation, too. This coupled with our 1-1/2" rigid on the
exterior gives us R-30.5 on our walls. In comparison, 2x4 walls with batt insulation only achieves at best R-15. </span></span></span><br />
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<span data-ft="{"tn":"K"}" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body"><span class="UFICommentBody" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0"><span data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0.$end:0:$0:0">In our ceilings we have R-60 or better. Neil used 1.5" of unfaced rigid insulation as a baffle to create the 2" air channel above the insulation in our vented roof. Then BIBS in the ceiling. In the vaulted spaces we have R-62.4. </span></span></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEik1UQNwPSBI9JHZoCHZLFcTnvxTrArX4hbX4kZoh1YuQGhAdWXZKy-x6iW_R1-cw2y1AHQEeSIjsglSlZhpCFq_h0AWEofXw4T0QtwXApr3nMogi5nvobLAcQk2KLlHr4HUnkNr4wFkcs/s1600/Chapucas+14'0822+-+02.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEik1UQNwPSBI9JHZoCHZLFcTnvxTrArX4hbX4kZoh1YuQGhAdWXZKy-x6iW_R1-cw2y1AHQEeSIjsglSlZhpCFq_h0AWEofXw4T0QtwXApr3nMogi5nvobLAcQk2KLlHr4HUnkNr4wFkcs/s1600/Chapucas+14'0822%2B-%2B02.jpg" height="480" width="640" /></a><span data-ft="{"tn":"K"}" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body"><span class="UFICommentBody" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0"><span data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0.$end:0:$0:0">The pink stuff at the top plate to ceiling intersection is sill sealer...typically used to air seal and separate the bottom mudsill to the concrete stemwall. We are using it here to create another level of airsealing at this intersection.</span></span></span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiWdOvI3SG6p_n-fSqnciBS2JJuBG7v1__WXndUPT2CrKX3_OouTj4dUNZng9b7QsMViSNTtRXRdohwGa1zBzo5GdAmKrVJ8z0VgHyAr96Z93A7IkRw84xMHTHYz5m7wyzPNDRCxOfhS9k/s1600/Chapucas+14'0822+-+08.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiWdOvI3SG6p_n-fSqnciBS2JJuBG7v1__WXndUPT2CrKX3_OouTj4dUNZng9b7QsMViSNTtRXRdohwGa1zBzo5GdAmKrVJ8z0VgHyAr96Z93A7IkRw84xMHTHYz5m7wyzPNDRCxOfhS9k/s1600/Chapucas+14'0822%2B-%2B08.jpg" height="480" width="640" /></a></div>
<span data-ft="{"tn":"K"}" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body"><span class="UFICommentBody" data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0"><span data-reactid=".68.1:3:1:$comment10152436368474667_10152437055659667:0.0.$right.0.$left.0.0.1:$comment-body.0.$end:0:$0:0">Below is our downstairs entry looking towards the stairwell. To the left you can see a muddy greenish insulation which is rockwool. This is the wall that separates the apartment from the main house and it needed a certain sound rating as well as 1 hour fire rated construction. </span></span></span></div>
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We also used the rockwool in bathroom walls for added sound insulation as seen in the wall separating the upstairs guest bathroom from the hallway below.</div>
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We had a couple of tricky locations to air seal. Two roof to wall locations that we ended up spraying 3" of closed cell foam before blowing in the BIBS. The spray foam is about R-7 per inch. In these roofs we do not have venting. </div>
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The installers also sprayed 1" closed cell foam at the rim joists.</div>
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Next up...drywall!</div>
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Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-37456595201913045602014-08-18T18:03:00.000-07:002014-08-30T18:07:12.704-07:00air sealing and documenting<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjvFEVU08s47x7fCHy2YHr8radEeqoPP6KkJU6mdZyQlWpKBPW4xxue4lSYvMVW21tb5yIibaEtJZASLeFgl6YhI36pLGoJej7xcaJ4XgvNQTIurbERg8MUeLtsD3CNhyphenhyphenmp7PlmdWP-TA0/s1600/Chapucas+14'0817+-+004.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjvFEVU08s47x7fCHy2YHr8radEeqoPP6KkJU6mdZyQlWpKBPW4xxue4lSYvMVW21tb5yIibaEtJZASLeFgl6YhI36pLGoJej7xcaJ4XgvNQTIurbERg8MUeLtsD3CNhyphenhyphenmp7PlmdWP-TA0/s1600/Chapucas+14'0817%2B-%2B004.jpg" height="426" width="640" /></a>Before insulating, we went around and documented all the wall framing. Neil held a tape and I photographed. This way we have a record of exactly where all the plumbing, electrical wires and studs are. Most of our air sealing had also been done prior to this, so that can be seen in the photos. Things like the white caulk line at the base of the wall, the orange expanding foam at penetrations, as well as some trickier air sealing conditions like between our vented attic and living room high wall. This was dealt with a layer of rigid foam sealed in place. <br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjej_XAXDMmepjOPm00sMQHXrjM0L9U1QkoulqOomVfh1pmIE9hR2s_ilBQe5f92mRM8D4Z6V4xGf3SG1vsE8eHACWGwzryU2sNnEnnRje85Lt0_WJ2FeXdrcC3RfOQlWWYRh0igu-nre0/s1600/Chapucas+14'0817+-+142.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjej_XAXDMmepjOPm00sMQHXrjM0L9U1QkoulqOomVfh1pmIE9hR2s_ilBQe5f92mRM8D4Z6V4xGf3SG1vsE8eHACWGwzryU2sNnEnnRje85Lt0_WJ2FeXdrcC3RfOQlWWYRh0igu-nre0/s1600/Chapucas+14'0817%2B-%2B142.jpg" height="426" width="640" /></a></div>
Another item to note, Neil made his own baffles to create a 2" air space above our insulation and below our roof sheathing for our vented roof. That is the white sheets you see below. It's actually 2" of non-faced rigid insulation. Below that will be BIBS (Blown-in-Blanket-System) a dense packed fiberglass insulation for a total of R-62 in our roof. Code is only R-49.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEieoANtjAJGVGZLZWsdmTc81Jn3mAv1vmok6j-i1N1HtjkAS37HGs9MfiFyWOKqVN07AzpdGR3FSWivg66uHlGgKOS-oyWTCyUAiunZEzJDdk-EuALOFL8LJcj07lIcR-zAflze_gkJASg/s1600/Chapucas+14'0817+-+018.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEieoANtjAJGVGZLZWsdmTc81Jn3mAv1vmok6j-i1N1HtjkAS37HGs9MfiFyWOKqVN07AzpdGR3FSWivg66uHlGgKOS-oyWTCyUAiunZEzJDdk-EuALOFL8LJcj07lIcR-zAflze_gkJASg/s1600/Chapucas+14'0817%2B-%2B018.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEieoANtjAJGVGZLZWsdmTc81Jn3mAv1vmok6j-i1N1HtjkAS37HGs9MfiFyWOKqVN07AzpdGR3FSWivg66uHlGgKOS-oyWTCyUAiunZEzJDdk-EuALOFL8LJcj07lIcR-zAflze_gkJASg/s1600/Chapucas+14'0817%2B-%2B018.jpg" height="426" width="640" /></a></div>
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As much as I am looking forward to insulating and drywall, I do love it at this stage. It's so cool to see all the framing...the bones and then all the wires (nerves) of the house. <br />
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Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-14290737354090599672014-06-29T10:35:00.000-07:002014-08-30T10:44:39.367-07:00lighting<br />
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One of the design challenges of a house, is creating an electrical
layout. Some things are obvious, like outlets for appliances and
general outlets throughout. Switch locations also are typically easy.
You place them in locations that you enter a room. One of the things
that is not so obvious is how best to light the space. I designed all
the spaces to maximize natural daylight
and while there are places for special pendant lights, I wanted most of
the lighting to not be so obvious.<br />
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Design Criteria<br />
1. The majority of fixtures to utilize LED bulbs if not specifically LED fixtures.<br />
2.
Minimize cans. We are paying extra special attention to our air
sealing. After doing extensive research online, we decided to forgo the
use of cans in our ceilings where there is also insulation. This means most of our upstairs.<br />
3.
Low cost. It is very very easy to spend lots of money on electrical
fixtures. Not so easy to find aesthetically pleasing inexpensive
fixtures. I will do more posts on this later.<br />
4. Providing enough
light, but not over doing it. In our current home, which is very
similar space to our new main room space, we over did the lighting.
There are 4 cans in the kitchen we never use and a track light at the
ceiling we never use and 2 cans over our sofa, that Neil dislikes when I
use to read...so I now have a reading lamp.<br />
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Even after creating this lighting plan, it is important to do multiple walk throughs with the electrical contractor. We made a few changes to lamp locations after seeing either conflicting framing or just rethinking what we want while in the space. Ideally all the fixtures are chosen ahead of time so they can be placed in right spot, but the reality is, I know generally what the fixtures will be (sconce, pendant, light strip, track) just haven't selected and bought them yet.Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-90481740803325656712014-06-28T10:35:00.000-07:002014-06-28T10:35:48.444-07:00electrical install<div class="separator" style="clear: both; text-align: center;">
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The electrician has started. Above is the view in the living room of the apartment looking towards the front door and kitchen. A protective board now covers the concrete floor.<br />
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The renderings are very basic...we have not chosen cabinet material or colors yet nor light fixtures, but I wanted to show a bit of the process. It is extremely helpful to have the 3D model to continuously go back to.<br />
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The apartment will have it's own subpanel which is located in it's laundry room. Ours is also located in our laundry room below.<br />
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I love Neil's cardboard lists that are tacked up in different rooms. Here they list what wires have been run and below is a to do list. <br />
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The picture below shows our bedroom to the right and the enclosed space
to the left is our bathroom with the conditioned attic above. One of
our challenges is that I did not want actual walls between the living
room and bedroom/ closet area. These will be walls of bookcases, which
makes installing electrical outlets and switches more difficult. The
outlets will eventually be in the bookcases and we are doing remote
control switches for the living room. <br />
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Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-51645760127272618292014-06-26T12:00:00.000-07:002014-06-29T09:02:46.963-07:00exterior window trim<br />
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While the subcontractors are inside, Neil has moved to the outside. He will be adding 1-1/2" of rigid insulation on the exterior of the building...over top of our weather barrier which covers our 1/2" plywood sheathing. Once the insulation is applied, he will then install 3/4" plywood battens vertically, aligned with the studs in the wall. This will create a drainage plane behind the siding. We are using 2 different types of siding. 1x6 cedar beveled siding that we are having pre-stained black and 8" exposure James hardi lap siding which will be painted an undecided grey.<br />
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Because we are adding more thickness to the wall, we had to rethink our exterior trim. Originally we were wanting a 3-1/2" wide trim that would be picture framed around the window, but after mocking it, we came to re-evaluate this due to the multiple 12 steps to building it out versus 5 for the 2x on end. 12 x 34 window groupings equal a painfully slow process. So we decided we liked the more streamlined look.<br />
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You can see all the extra blocking needed in this side shot.<br />
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We also briefly looked at adding a stepped trim piece around the frame, but decided against it's fussiness.<br />
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We have tried to minimize the fan vent locations and while we do not have individual exhaust fans for our main part of the house, we still have them for the apartment portion. For every hole coming through from the inside to the outside, Neil has boxed it out and flashed it like below. All of the vents, hosebibs and exterior electrical outlets receive this treatment.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTIJv5iHt3YL9BZ1FXIatl1bR4MD7CRtZiXMIvrxAlUcbMTaAmVzFbdQ_sXHrfgij1V6M20JLv0ddh7CbemSc5c773BdwMGig_dy6TcLhc7tnFVkeoG6m1DZBHOCWhdV6nTYqUB2Ao-dU/s1600/Chapucas+14%25270626+-+12.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTIJv5iHt3YL9BZ1FXIatl1bR4MD7CRtZiXMIvrxAlUcbMTaAmVzFbdQ_sXHrfgij1V6M20JLv0ddh7CbemSc5c773BdwMGig_dy6TcLhc7tnFVkeoG6m1DZBHOCWhdV6nTYqUB2Ao-dU/s1600/Chapucas+14%25270626+-+12.jpg" height="480" width="640" /></a></div>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.comtag:blogger.com,1999:blog-7652083195136090037.post-48390033254822450072014-06-25T07:16:00.000-07:002014-06-29T08:51:29.904-07:00the rain garden<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjR9BFcDyDg4_8hxDmTuW9PTpWn6da8qpYSUYLI9f_xeLFZwpwf543xfJ_KcdduINgMStzBDr3FISzbHZkgD6fXWw3wQXVhxN0-c-ro3JdzyzY3mm4eDQZX9NOCYLjDqQkzdCAlnR3JE4k/s1600/Chapucas+14%270626+-+26.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjR9BFcDyDg4_8hxDmTuW9PTpWn6da8qpYSUYLI9f_xeLFZwpwf543xfJ_KcdduINgMStzBDr3FISzbHZkgD6fXWw3wQXVhxN0-c-ro3JdzyzY3mm4eDQZX9NOCYLjDqQkzdCAlnR3JE4k/s1600/Chapucas+14'0626+-+26.jpg" height="480" width="640" /></a>First section in the yard was our rain garden. One of our city requirements was to collect a portion of our impervious surface rain runoff in one of a couple ways. We choose to create a rain garden in our front yard. The first step was to dig down about 18" to the native clay soil. </div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEimd3hqE0hF6zvop8Z_A-tlx9_xcp6iwUbTxybwgML149AExaD9T-Insfy54Z_LKTtNVQFs3lO9Cs2P5Uu6AVMdM1HcXlz7iRsapCQ-PuZ90k2k1M1BsBBBp15RSkjC6X14zuyrmhbL0fA/s1600/Chapucas+rain+garden+14%25270212.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEimd3hqE0hF6zvop8Z_A-tlx9_xcp6iwUbTxybwgML149AExaD9T-Insfy54Z_LKTtNVQFs3lO9Cs2P5Uu6AVMdM1HcXlz7iRsapCQ-PuZ90k2k1M1BsBBBp15RSkjC6X14zuyrmhbL0fA/s1600/Chapucas+rain+garden+14%25270212.jpg" height="480" width="640" /></a></div>
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Then we brought in 10 yards of special bio-retention soil to fill the hole. I took a few days off of work to be able to focus on these next steps.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVHAZ8qILyaf9feaAcW9-QEcgaJvUtlHY8RfyCvkXf1V6QqmnklqR8_4bqzpYJe4jyWSXmY3PFl6TW30wyV_tp9DWbS0KNAI8Q7prSt2CNMLIFbQk-BydS42OMSd2eBY4O8z5LSbu7NVc/s1600/Chapucas+rain+garden+14%25270521.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVHAZ8qILyaf9feaAcW9-QEcgaJvUtlHY8RfyCvkXf1V6QqmnklqR8_4bqzpYJe4jyWSXmY3PFl6TW30wyV_tp9DWbS0KNAI8Q7prSt2CNMLIFbQk-BydS42OMSd2eBY4O8z5LSbu7NVc/s1600/Chapucas+rain+garden+14%25270521.jpg" height="480" width="640" /></a></div>
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After moving the rocks into place, we spread a layer of mulch down. It will take a few years for the plants to fill in. Meanwhile, I wanted to cut down on weeds. The idea was to put down the mulch first, then just move it aside when I go to plant.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiYpcZZ4ifaOiBhn0bj21LI0UluFTFkZOOFs156xwgJoohkZCuQJ4XxsllQVfM1PkvmwDADLtfsybER74WATKzPITmKHUtLRnKruRNG3CG811UhfDG1G7emUhYkMALVm6krArDlPMApEiI/s1600/Chapucas+rain+garden+14%25270522.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiYpcZZ4ifaOiBhn0bj21LI0UluFTFkZOOFs156xwgJoohkZCuQJ4XxsllQVfM1PkvmwDADLtfsybER74WATKzPITmKHUtLRnKruRNG3CG811UhfDG1G7emUhYkMALVm6krArDlPMApEiI/s1600/Chapucas+rain+garden+14%25270522.jpg" height="480" width="640" /></a></div>
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Next up the river rock. I wanted to create the look of a stream bed.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOPFmE7eAxll-qXgEwzSsddLtGo3oG5iHD6rPp4cR9DDl9Inrwj9JiW7DPPgszYKsXMws4I8gkqU5wi-TyKfnSHXHcADvdVQJInHRNM_ToBqhAVHJdEjCT1sHREuoeQQroNO5XRCTmu5k/s1600/Chapucas+rain+garden+14%25270522-2.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOPFmE7eAxll-qXgEwzSsddLtGo3oG5iHD6rPp4cR9DDl9Inrwj9JiW7DPPgszYKsXMws4I8gkqU5wi-TyKfnSHXHcADvdVQJInHRNM_ToBqhAVHJdEjCT1sHREuoeQQroNO5XRCTmu5k/s1600/Chapucas+rain+garden+14%25270522-2.jpg" height="480" width="640" /></a></div>
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The roof water enters at the top of these photos and is absorbed into
the soil. It's designed to have 2-4" of standing water and in the event
of a major storm. If the water rises higher, then it will drain into the white pipe
at the bottom of the picture which then drains into the street...which
then drains into the city storm water.</div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiV8JFhYFtNppNJMYuX8Jr9Y8b5F59tm0sZ9cZAaQASAu2_eKw6KEV6s2rK4ovTfK8pQdvMiOiO1hTZYU_dNivxxTigzL6VmdMFw81IIeb-8F39QEiPjhAQp2kOCFyespPUMKLNfeEDw84/s1600/Chapucas+rain+garden+14%25270524.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiV8JFhYFtNppNJMYuX8Jr9Y8b5F59tm0sZ9cZAaQASAu2_eKw6KEV6s2rK4ovTfK8pQdvMiOiO1hTZYU_dNivxxTigzL6VmdMFw81IIeb-8F39QEiPjhAQp2kOCFyespPUMKLNfeEDw84/s1600/Chapucas+rain+garden+14%25270524.jpg" height="480" width="640" /></a></div>
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Always love a garden after a good soak. The plants I ended up selecting for this first round are: </div>
<ul>
<li>acorus gramineus variegatus ogon (golden sweet flag)</li>
<li>carex 'frosted curls'</li>
<li>carex buchahanii </li>
<li>carex glauca (blue sedge) </li>
<li>miscanthus sinensis 'dixieland' </li>
<li>miscanthus sinensis 'purpurascens' (flame grass)</li>
<li>juncus effusus</li>
</ul>
I also put some lavender in and sedums up in the dryer part. After getting this in, I have stopped planting now till the fall. We are about to go into our driest months and while I don't mind watering some, I also don't want to lose any plants. <br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgMJjW8qsNuZtItY42BSqHORp27bOL0EVHG7Ndbopo8tIkvvHnVt0Akl2H2OOM8KAmU-2qRkNCDpw41LE7PhTY2Ryb9WiNjM9c0eA-istmIaH5ienm864Mm4C6R2gRSo98wtylsHuSfI_s/s1600/Chapucas+14%25270602+-+7.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgMJjW8qsNuZtItY42BSqHORp27bOL0EVHG7Ndbopo8tIkvvHnVt0Akl2H2OOM8KAmU-2qRkNCDpw41LE7PhTY2Ryb9WiNjM9c0eA-istmIaH5ienm864Mm4C6R2gRSo98wtylsHuSfI_s/s1600/Chapucas+14%25270602+-+7.jpg" height="480" width="640" /></a></div>
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The below diagram is from the City of Seattle's drainage requirement that you can download <a href="http://www.seattle.gov/dpd/static/get_file/drainage%20standard%20control%20plan%20-%20small%20projects_dpdd017403_latestreleased.pdf" target="_blank">here. </a></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgYOEBtwCBbp4LPDmusimo8OxLEfVRMiloRDU-OLPzMVYiVXKhN_CnK_Frh_BvJ9_bth_qkpzFWRk-NCEsiQXTQO8fkaRPwyEy3b1KFKjrxjfPhr-QjJbW6DCDIs7pGY_Jv6-eLwe8eJH0/s1600/Bioretention+cell.png" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgYOEBtwCBbp4LPDmusimo8OxLEfVRMiloRDU-OLPzMVYiVXKhN_CnK_Frh_BvJ9_bth_qkpzFWRk-NCEsiQXTQO8fkaRPwyEy3b1KFKjrxjfPhr-QjJbW6DCDIs7pGY_Jv6-eLwe8eJH0/s1600/Bioretention+cell.png" height="522" width="640" /></a></div>
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My main resource for creating this was the <a href="http://raingarden.wsu.edu/" target="_blank">Rain Garden Handbook for Western Washingon</a> that can be downloaded by clicking on the image below. </div>
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<a href="https://fortress.wa.gov/ecy/publications/publications/1310027.pdf" target="_blank"><img alt="https://fortress.wa.gov/ecy/publications/publications/1310027.pdf" border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjHCd6OBqJZ7P4kE3IBDFnlGCHCPCgqljhqDUxxgSJWQZyAzcwvY7ZIACPa6LcYhlpZo-cV-cNO2b__2kA_UQ20lPjjGHiehMAA4HGxWU-sd42ACmPsqZ4zYOlHDGZtWCvCFx5QyFpt7fY/s1600/Rain+Garden+Handbook.png" height="393" width="640" /></a></div>
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<br />Karen DeLucashttp://www.blogger.com/profile/08609310185672440269noreply@blogger.com