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Utilizing Web Sources for Planning Your Home Design

5/26/2016

Rich Badders, Operations Manager, Shorelines Design Group

If you are thinking of building or remodeling, great inspiration awaits on the web in the form of information on floorplans, elevations, styles, décor and even libraries of construction drawings of homes already built. You can use online plan sources for ideas and inspiration, but beware of the pitfalls.

Builders can often buy a set of plans online, including complete construction drawings and CAD files. This has great potential for a significant savings over having new design and new construction drawings done - as much as 25% to 50%. But without consulting a designer or architect first, you might find that your construction drawings are lacking modern construction techniques and code requirements, and may not reflect typical Florida construction techniques. All parties must keep in mind that building near the Florida coastline means meeting codes and standards for coastal flood zones and a 150 mph wind zone. These plans are not always the “turn-key” solution hoped for, requiring heavy modifications to be used. This can waste the expected savings and might mean the plans must be scrapped.

On the positive side, using online sources to view ideas are a great way to familiarize oneself with different floorplans, inspiring creative discussion with your designer or architect. Floorplans can be purchased as a design set at a reasonable price.

We know our square footage from these plans and can talk about a one story or two story home. We can reposition windows and exterior fenestrations and change them to the look you want without affecting the functionality of a chosen floorplan. You or the designer might say “Oh, we can open the great room to the kitchen”, and those kinds of possibilities can be visualized before we have committed to construction drawings. It’s important to have something in mind when you go to the table. Design can be a tedious process and people gain far more from the process if they have a strong idea of what they want.

A great tool to start a process of education and inspiration is Houzz (www.houzz.com). Houzz can help you find online sites for purchases of things like floorplans, furnishings, art and more. Put together your ideas into your “idea book” on the Houzz site with all of your collected pictures organized into kitchen, outdoor living, great room, bedroom etc. Your idea book can be forwarded when the design process kicks off. This fun activity can be a key to success whenever you decide it’s time to build.

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Designing and Building for Ground Level in a Flood Zone

5/26/2016

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Rod Collman, SDG Architecture

On this coastal project, building according to code required an elevated building. This necessitated stairs, ramps and possibly an elevator, all of which were not desired by the business clientele or corporate headquarters. Easy, ground level access was an absolute necessity. If you absolutely must build your finished floor elevation below the Federal Emergency Flood Management Agency’s published map elevation, there are two major problems to solve for an extreme water rise.

Hydrostatic pressure beneath the building could bend a normal floor slab or even lift the building from the ground.
Flood waters might rise over the floor level flooding the building – we used 5 feet above grade (the floor) as our flood level (13 feet above mean sea level).

How do we solve these problems? We use simple buoyancy principles, meaning we must keep the building from floating away in a flood condition of water levels of 13 feet. We know that as a concrete mat gets deeper the hydrostatic uplift pressure at the bottom of the mat increases. However, so does the mat weight. So, it becomes a balancing act.

But we can’t forget our second challenge – the 5 feet of flood water above the floor level. We designed the building to be literally flood proof! Special doors, windows and walls will hold out the high water and keep the building interior and its contents dry.

Photos by Jeremy Kurella

To learn how much concrete ballast it takes to hold down a single story 3,000 square foot building read more:

First, we use a hydrostatic uplift equation to determine the elevation of the point where the two forces would balance. In our case it is located 3’-9” below the finished floor. Therefore, the concrete mat thickness is 3’ 9” (remember that the top of the mat is the unfinished floor). Working in our favor on this site was a need to over-excavate the foundation due to poor soils. The soils test report told us that we had to dig 6 feet of the existing soils and replace and compact before our new foundation could be completed. The hole was already there!

Water is 62 lbs. per cubic foot, and 8.75 comes from 5 feet of water above the floor plus 3.75 feet of mat thickness.

62 lbs. per cubic foot x 8.75 feet of water depth = 542 lbs. per square foot.
The weight of our mat is 544 lbs. per square foot, offsetting the force of hydrostatic pressure

Forms for the deep concrete mat

The weight of the roof and walls are extra, adding to the resistance of the building to lifting. Additionally, the importance of having the mass of the mat offset the uplift, rather than including additional structure in the resistant weight, is that a lesser mat would be subjected to an unbalanced uplift force which, with the distance between walls, could cause a large bending moment. This would require a significant increase in steel reinforcement costing more than the concrete of our design.

While due diligence is paramount in selecting the right place for your new building, in our case the owner had no choice because the tenant was moving out of an outdated building on the same property and did not want to change locations. The site conditions will always dictate your building design - and the resulting challenges to your architect.

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Remodel and Addition vs. New Construction Great Idea with Potential Pitfalls

5/12/2016

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Gary Badders, Shorelines Design Group

In my previous post, I talked about the people and reasons driving remodeling of and additions to existing homes. The right older home on the right property can be an excellent candidate for a remodel, bringing the home to a modern state of energy efficiency, increased height and space, and accessibility; while serving the needs of families at different stages of life and enhancing resale value. Remodeling a sound home can be the best course and should be a lot of fun.

However, there can be significant challenges to the remodel envisioned by an owner or potential owner. I will come out and evaluate your property as a courtesy, to see if it is a viable candidate for a remodel. Here are a few negatives that can come up:

Low pitched or flat roof
Conventionally framed roof (roof joists rest on interior walls preventing removal of walls (generally pre-1970)
Living level too close to grade (potential drainage issues)
Poor placement on the lot (restrictive for any additional structure)
Protected trees (on property or neighbor’s property (every municipality has its own ordinances)
Flood Zone (the biggest item, bringing financial limitations and insurability issues)

Dated Kitchen before Remodel

Kitchen after Remodel

Being on or near the water probably means living in a flood zone and a wind velocity zone. Grade level is critical. Investment in the home’s remodel cannot exceed 50% of the home’s value. Additionally, homeowners should confer with an insurance professional before undertaking a project in a high risk zone to avoid big surprises with short or long term insurance issues.

Master Bath before Remodel

Master Bath after Remodel

A variety of factors can make or break your dream remodel. Every property and every municipality presents unique challenges, and while there are many excellent reasons to remodel an existing home, you need a team of professionals to guide you in your planning. I have been doing this for forty years, bringing together my residential design experience, your municipality, insurance professionals, and your builder before the project begins. We want to make sure you have made the right decision going in so that it will be a fun project and a pleasant process.

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Rod Collman/SDG Architecture and Dunedin Fine Art Center Reach a Major Milestone

5/4/2016

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Rod Collman of SDG Architecture, Dunedin, announces an important milestone in the history of the Dunedin Fine Art Center in Dunedin, FL., (DFAC). The completion of DFAC’s Master Plan provides new studios, and meeting and gallery spaces for the ever-growing visual arts programs presented by the Center. Collman’s career in architecture spans the entire history of DFAC and every phase of its growth and success over the years. This final phase of the Master Plan is called Creative Visions 2014. It completes the second story of the west end of the building in a facility now grown to 44,000 square feet.

“The second floor on the west end of the DFAC facilities is over the new administration area and features several, dedicated studios complete with equipment components and custom ventilation,” said Collman.

According to Collman, the new jewelry studio includes ½ inch sports flooring to cut the noise of hammering that takes place in working metals. The use of acetylene torches required an air balance system with an exhaust hood and fresh air intake.

DFAC north entrance and west building complex.

Printmaking lab getting new equipment. Photo by Holly Bird.

North light filtering down from the second floor.

Next door is a printmaking facility complete with a new press, work tables, drying racks, wash-up area, tank, rosin box and more. A custom water system will collect copper from the water used in the various print processes.

A fiber studio includes a washer and dryer, work tables and other specialized equipment for working with dyes, textiles, papers and other media. This room also has an air balance system to control airborne fibers.

A multi-purpose studio / meeting space can provide flexible spaces. The second floor also includes small gallery spaces and a casual lounge area at the elevator. North light is utilized and filters down to the first floor at an open balcony area. But Collman says one large space has been set aside for something new.

“The scope of the program at DFAC expanded more than anticipated,” said Collman, “necessitating a larger space for a future project. Utilizing advice from a nationally recognized chef, a culinary studio is laid out to include multiple workspaces for food prep to offer “hands on” experiences taught by experts from the industry.”

“The Art Center has grown from the grass roots and continues to do so today. I started working for Fasnacht and Schultz as a draftsman in 1968. We started designing the first building for DFAC in 1969. There have been five expansions since then and I have been proud to be at the heart of every one of them, this time with SDG Architecture. In 1991, with then Executive Director Nancy McIntyre, Richard and Susan Gehring and others, we developed the Master Plan for the five acres allotted to DFAC by the City of Dunedin. That is when we had the vision for the two-story building and set up the grid leading to the 2016 expansion completion. That’s pretty significant long term visioning on the part of some very dedicated people."

Led by DFAC Executive Director GeorgeAnn Bissett and the Board of Directors, Creative Visions 2014 was a $5 million-plus fundraising project. $1.3 million completed the construction of the second story. Next came the framing out of the walls and rooms, building an elevator and finishing and equipping twelve purpose-built art studios. The State of Florida gave $1 million in a phased grant and the City of Dunedin gave $500,000. The remaining $3.7 million came from private donations. DFAC has grown to 44,000 square feet today.

J. Kokolakis Contracting, Inc. of Tarpon Springs, Florida, was the contractor for the project.

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Remodel and Addition vs. New Construction - Who is a Candidate?

5/2/2016

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Gary Badders, Shorelines Design Group

Shorelines Design Group serves a variety of people who are looking for the next step in their home needs and want a house built for them. According to Gary Badders, President of Shorelines Design Group, Dunedin, FL, many builders prefer to tear down and build new homes for a lot of good reasons. But often enough, people don’t want to spend $400,000 on a new house. There are compelling reasons for remodeling an existing home, a process that can be a cost effective, practical and fun experience. Candidates for remodeling that Badders has run across in his career in residential design include the following:

1. Buyers of Another Home with the Expressed Purpose of Remodeling
“Often middle aged with kids in high school, these people want a little more freedom in a home that will suit their family at this busy time in life,” says Badders. “Seven out of ten times, these people are looking for a house to remodel on the water. Due to the many restrictions for remodeling or building in a flood zone in Florida, they should carefully research the property they wish to purchase. They should look to me to help them through this process.”

Before Remodel

2. Empty Nesters
“They are active, but acknowledge that they are slowing down. These people want to get a jump start on getting their existing home ready for the needs of the next twenty years. At this time in life, they have the funds to update and it is good to think about increased accessibility in doorways, bathrooms, and access to the garage from the house. They might be thinking about adding a secondary master bedroom for an in-law or caregiver suite.”

After Remodel

3. Young, Growing Families
“They need more space and updating of their home and the want to keep their school district, friends and their commute. This is a good time to turn to an interior designer who can work with them on spacial relationships to maximize what they have in order to meet their needs and wants,” says Badders. “These people are elated when they find out they can have what they envision in the same house or an existing house. They are thrilled that they can save money and get so much more height and volume. They can take a good house and update its energy efficiency through new air conditioning systems, tankless gas, icynene spray insulation and impact windows. All great for living and for resale.”

However, Badders cautions that designing and building in a coastal zone presents a very rigid and technical ride to understand the requirements set forth by local municipalities.

“Your success includes my relationships with those municipalities. Shorelines Design Group is all about structure in coastal areas and they know our quality and concern for safety. I will talk more about the key challenges in the decision to remodel in my next post.”

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Authors

Gary Badders of Shorelines Design Group and architect Rod Collman created SDG Architecture in 2014, combining the two companies and their many decades of successful Residential and Commercial Architecture and Design experience.

Rod Collman of SDG Architecture has provided award winning commercial design and architecture for the last 50 years. Gary Badders of Shorelines Design Group has provided custom residential home design services for the past 30 years. Now working together in their Dunedin, Florida office with a staff of ten, they offer a full range of professional services and can provide the excellence in design and quality services you demand.

​Utilizing Web Sources for Planning Your Home Design

Designing and Building for Ground Level in a Flood Zone

Remodel and Addition vs. New Construction Great Idea with Potential Pitfalls

Rod Collman/SDG Architecture and Dunedin Fine Art Center Reach a Major Milestone

Remodel and Addition vs. New Construction - Who is a Candidate?

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Utilizing Web Sources for Planning Your Home Design