Monday, November 11, 2024

Project 2025

Here's the overall plan for remodeling the Trees House. We'll do the ADU in 2025 as Phase One, then do the main house, Phase Two, in 2026.

Not shown: Doors/windows on Workshop west wall

As seen returning from a walk

Front yard TBD, but the breezeway will be a fenced yard

The new workshop. Roll-up door hardware (and door) not shown.

ADU living area. Existing west-facing window. Under-counter refrigerator.

ADU entry and bedroom beyond.

ADU entry. Grade will change to more gradual ramp.

ADU overview

New 8' high view door for ADU

The Mudroom. Any resemblance to backstage at Westworld is entirely intentional.


Sunday, November 10, 2024

Workshop addition meets Seattle SDCI

Update 18 Nov 2024: Left a voicemail for Faye Emmanuel. Found an online form for requests (response within 2 days, they say). The form takes attachments, so I need to prepare a basic drawing (like the one below).

Maybe the new ADU design is not legal.

Here's the problem: Tip 220, updated August 9, 2024. I touched on this in Code Analysis 18 months ago.

The problem in an NR1 zone is 23.44.016 Parking and garages: F.1.a "no portion of a garage...[attached or detached]...may be closer to the street lot line than 80% of the...non-garage." So, if the main house is 29.1' from the property line, then the garage has to be 29.1' feet back as well. With that language, 1 foot closer to the street is not allowed. Put another way, the existing house at 29.1 effectively resets the front setback from 20' to 29.1'.

A garage is not required and only 1 spot is needed. There's no problem parking in a yard, just not the front yard.

As I noted last year: "F.3.c says "The Director may waive or modify the standards of this section based on..." One point is "Configuration of proposed or existing structures on the lot"; and another is "Location of exceptional trees as defined in 25.11.020." Another reason for exception is design features of modulation, screening, and landscaping."

We would request parking on the driveway in the front yard. We're not constructing a garage, but the workshop requires a roll-up door.

  • The new workshop would align with the garage on the property to the west, which is non-conforming with F.1.a.
  • Front setbacks on the street vary from 76' on the house to the east (801), 29.1' on the existing house (817), 20' on the house to the west (823). Both neighbors are non-conforming with F.1.a.
  • We want to build the workshop on the north side to avoid building in the backyard, which is adjacent to Carkeek Park and is designated ECA.
  • The new workshop preserves two exceptional trees as defined in 25.11.020.

The existing 1947 house is 68' wide on a 90' frontage; 48' living area the new workshop is 20' wide. 

We need a drawing like this to persuade the Director:


Here's the neighbor to the west:


For questions about Director's Rules, we're supposed to call Faye Emmanuel (206) 684-0114.


Friday, November 8, 2024

Game Plan

  1. Get rid of stuff: Music equipment, old files, "Museum of Alastair" stuff.
  2. Finalize layout: Kitchen, ADU, BA1, BA2.
  3. Phase I: ADU - create drawings, talk to contractors
  4. Phase II: Main house: Kitchen, BA1, BA2
  5. Phase III: Exterior (so that it doesn't get trampled during construction)
Maybe do basement door sooner (but Phase II might trample it, so maybe not?) My chimney guy might be up for the concrete work at the basement stairs. Maybe we hold off on the Bilco door and just use plywood/tarp for now.

As for "finalize layout"--there is no 100% solution; everything is a compromise. Everything.


Thursday, November 7, 2024

Baseline prices

I want to leave a note about prices two days after the election.

Regular gas is $4.29/gal. Many stations are charging $4.39. 

A dozen eggs at QFC is $3.69--likely cheaper at places like Grocery Outlet. Organic eggs are $5.49/doz.

A basic loaf of Franz white bread is $4.29 at QFC. That's also the price of a half gallon of whole or 2% milk.

The Dow Jones Industrial Average Index closed at 43,729 on November 7. S&P 500 was 5,973.10.

Suggested retail price on a RAV4 Hybrid XSE is $37,385.

Let's see if things change.

Sunday, November 3, 2024

Ambient Lighting Everywhere

The color consultant talked about brightening up the house with white paint, and she made a casual comment--white on the ceiling, near-white on the walls, throw in a few wafer lights--you won't recognize the place it'll be so bright. (Paraphrasing.)

There is a reason every house has these wafer lights--they are awesome! Low energy, easy installation, easy to ignore. You put in more than you need and put them on a dimmer. 

I installed twelve 4" Parmida wafer lights in the Workshop in 2019.

The only challenge is getting power to one of them. In BR1 and BR2, we have a switched outlet, so we tap into that. In the Dining Room and Hall, I don't know if I want them on the same switch as the existing overheads, so maybe a new switch. The problem in the Living Room is that the switched outlet and the porch light are jammed into the same 1-gang box. To install a full-size dimmer like I have in BA1, I need more wall. But these are all surmountable.
Less than 24 fixtures ($150 or so), plus an electrician

I'm thinking that if I buy the fixtures and cut the holes, I can get an electrician to give them power. All I need is Romex sticking out of each hole--I can hook up the lights the way I did in the workshop. There are 5 sets on this plan, 5 switches to deal with. Maybe a man-day? Fingers-crossed $1500?

The dimmer switches (like BA1) are Lutron Maestro. They are $32 each at Home Depot--that's more than the wafer lights. But a $300 lights and switches, $1500 labor budget for all that light seems like a good deal.

  • Living Room: Switch by front door. (8) 6" wafers = 8,000 lumens, 96W. Color-change for mood. Circuit #3.
  • Dining Room: Switch by front door, not by kitchen? (4) 4" wafers = 2,800 lumens, 36W. Color-change for mood. Circuit #3. Living and Dining add 132W to the circuit.
  • Hall: Switch by the laundry (TBD). Maybe skip the dimmer? (3) 6" wafers = 3,000 lumens, 36W. Not color-change. Circuit #15.
  • BR1: Switch by the door. (4) 6" wafers = 4,000 lumens, 48W. Color-change for mood. Circuit #24.
  • BR2: Switch by the door. (4) 6" wafers = 4,000 lumens, 48W. Not color-change. Circuit #24. BR1 + BR2 add 96W to the circuit.

Background

Lighting designers talk about ambient, task, and decorative lighting. Decorative can be anything and task is for sinks and kitchen counters. Let's discuss ambient lighting, now that I own a light measuring device.

Units: Bulbs and LEDs emit lumens (or candelas). My light meter, on the other hand, measures how much light hits a point in space. It displays lux (or foot-candles). The light produced by a 1 candela source on a single square foot poster board held one foot away from the candela is 1 foot-candle. 1 lumen hits a square meter held one meter away for 1 lux.

We seem to want 9 or ten foot-candles 3' off the ground to feel that a room is adequately lit. (This is based on my measurement, not confirmed yet.)

Range of foot-candles: 

BR1 7-8 Fc over the bed, 10-11 at the desk (near the lamp).

BA1 11-15 Fc thanks to 3 LED downlights. At max brightness, 20-23 Fc.

Hall 8-9, depending on how far from the clg light.

Kitchen 20-22, up to 26 directly under a downlight.

Living 6-9, depending on how close we are to a floor lamp. 10.6 near the lamp in the dining room.

Watts to Lumens, from [Lumens and FootCandles MEP Academy] (Candela assumes an apex angle of 56 degrees):

IncandescentLumensCandela
40 Watts450 Lumens612 Candela
60 Watts800 Lumens1088 Candela
75 Watts1,000 Lumens1360 Candela
100 Watts1,600 Lumens2176 Candela


This diagram illustrates that distance from the bulb matters. An 800 lumen bulb is about equal to a 60W incandescent bulb. FC = Lumens / (distance in feet squared). The Illuminating Engineering Society recommends 100 FC for classroom or gymnasium, 50 FC for offices, 10 FC for hallways.

4" Parmida wafer lights (like I put in the Workshop) are 700 lumens, dimmable, with a 120-degree beam angle. A 12-pack is $70.

6" Parmida wafer lights are 1000 lumens, dimmable, with a 120-degree beam angle. A 12-pack is $60.

Tuesday, October 29, 2024

Closets

I find the little closet in BR1 unusable (except for a lot of winter coats). Everything I put on the shelf in there is covered with dust. I like the idea of replacing the door with a swing-out bookcase. It's not a good closet, but at least it would be a conversation starter at an open house.


Whoever built the crummy trim in BR3 put the pole in this closet.

The pole hangs like the garage door track

Yup--the pole rests on a hinge.

I have 3 cedar-lined closets (2 in BR1, 1 in BR2). I would like nothing more than to paint the cedar bright white. However, sanding the cedar restores its aroma, which is what repels moths and other bugs. Cedar is a selling point and might be protecting my clothes, so I think I have to sand it.

The main BR1 closet may change its geometry depending on the BA1 remodel, but here's the as-built:

My person at the far right: Why the long face?

Most photos of "reach-in" closet organizers show the doors removed and the closet about as wide as the door opening. I wondered what to do with the extra 20" at the left in my closet, but I think the answer is: hang long stuff sideways on a 2' long pole, then install 9-12" shelf units on the back wall, to allow 12-15" of access to the hanging long stuff (e.g., pants or bathrobes). The shelf units can be shoes, or drawers or whatever. The rest of the closet is poles parallel to the back wall.



Wednesday, October 23, 2024

Luke Paints and Puts on a New Roof

Update: 11/1/2024. Mystery solved. They went with a deep blue, maybe as dark as an Indigo Batik, or perhaps Denim, Distance, Inky Blue, or Smoky Blue--I considered all of these. 


Just so I have a record, my neighbor Luke at 11803 8th Ave hired Hate to Paint to paint his house now that the interior remodeling (by Magazine Quality Kitchens) is done. I'm curious what color he'll go with. I saw Mona last week, but they got as far as primer before they apparently stopped while Luke replaced his metal shingle roof with Certainteed Landmark shingles.


The roofer did the tear off, underlayment and shingles in 3 days. The gutters, by Brothers Gutters, apparently damaged the metal shingles and Luke has been trying to reach an accommodation with them for months. So the gutters stayed; the metal shingles did not. I don't think I would have gone with black--I mean, I did, but I get no sun. I also would not have allowed all those penetrations on the front side of the house. It's hard to say, but I don't think he's got a ridge vent. On the plus side, his roofers were fast and that's a hefty valley flashing (like mine). 

I wonder what color paint he'll go with? Since he copied my roof, it would be funny if he went with light green over darker green and painted his bricks Peppercorn. He could do worse.

22 Feb 2022 photo for reference


Steps Project

I want to remodel the whole front yard. New hardscape, and so on. But at the moment, my path from the driveway to the house is only barely w...