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architecture 4 us

architecture 4 us


Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design

Posted: 29 Jun 2012 07:16 AM PDT

This is Arlington Passivhaus, a sustainable architecture design of a house based on the Passivhaus standard, which was the first built passivhaus in Arlington, designed by Zavos Architecture + Design. Besides some sustainable features, this house is also completed by green roof.

Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 1 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design

The sustainable building design was focused on airtightness and energy efficiency. Some materials, such as Neopor EPS SIPs, Intus triple-pane windows, are used to provide good insulation and good energy efficiency. It is supported by the using of an energy recovery ventilator, a heat-pump water heater, mini-split HVAC system, LED and CFL lighting to provide  the energy conservation. Solar panels are ready to be installed at the roof, and EV are available in the garage.

The green roofing feature may provide additional insulation for the sustainable green building. Green building materials and finishes are used, such as low- and zero-VOC paints and adhesives, bamboo floors, and no-added formaldehyde cabinets, etc, to provide healthy environment.

Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 6 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design

The landscaping of this green building construction was designed by Scott Brinitzer Design Associates . A smart storm water management technique were provided, where excess storm water will be guided through various parts of the yard and allows the soil to soak up storm water along the way.

Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 1 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 2 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 3 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 4 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 5 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 6 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 7 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design 8 150x150 Sustainable Design of Arlington Passivhaus by Zavos Architecture + Design

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Irvine Housing Blog

Irvine Housing Blog

Link to Irvine Housing Blog

Open House Review: 8 Brena

Posted: 28 Jun 2012 05:00 AM PDT

It is rare to come across a six bedroom home under $1,000,000, but I found one today at 8 Brena.  While the house originally had four bedrooms and a bonus room, the bonus was converted into two additional bedrooms.  Having been in the original floor plan numerous times, I was excited to see how this one was changed.

The basics:

Asking Price: $949,900
Bedrooms: 6
Bathrooms: 4
Square Footage: 2,955
Lot Size: 5,000
$/Sq Ft: $321
Property Type: Single Family Home
Year Built: 1978
Community: Northwood, Woodside

HOA dues are $97 per month and there are no Mello Roos.

Upon entering, the living room is to the right and the dining room to the left.  Both are pretty standard for a late 70’s home.  They are nice rooms, but don’t really have anything remarkable about them.  The kitchen is through the dining room and has been nicely remodeled.  There are granite countertops, stainless steel appliances, updated cabinets and a newer tile floor.  While the kitchen doesn’t have a built-in island, the current owners have a free standing butcher block in the center of the kitchen to provide extra counter and storage space.  It makes a nice addition.  The kitchen also has a breakfast nook surrounded by windows that look out to the backyard.

The yard is fully hardscaped, but is a good size and has a gate out to the greenbelt.  The home is located just steps from the bridge that connects to the Hicks Canyon trail.

Also downstairs is a pretty family room with hardwood floors.  A bar area was converted to an office space, which is much more functional and modern.  Beyond the family room is a downstairs bedroom.  This one is on the smaller side and rather dark, as it only has one small window facing the house next door.  The closet doors have been removed and replaced with large, dark, heavy curtains.  There is a full bath across from the room, but it hasn’t been updated.

Upstairs there are five rooms.  One room currently doesn’t have a closet or doors to the hallway (curtains separate the room from the hall), but it could easily be converted back to a standard bedroom.  While there used to be a full bathroom off the hallway, it has been converted so it’s now inside one of the bedrooms.  While it’s nice to have another en suite bathroom, I like to have at least one bathroom accessible from the hallway.  Again, this bathroom has not been updated.  The room it’s attached to is good size with a ceiling fan and mirrored closet.

As I mentioned earlier, the bonus room was converted into two additional bedrooms with a Jack and Jill bathroom.  Both bedrooms are a good size, with mirrored closets, high ceilings, and a lofted storage space.  The connecting bathroom has two separate pedestal sinks and, while it’s newer than the other bathrooms in the house, it still seems old and in need of updating.

The last room upstairs is the master bedroom.  It has a fireplace and a gorgeous view of the greenbelt and Hicks Canyon trail.  It has two large mirrored closets, two sinks, and a separate tub and shower.  The bathroom has not been remodeled.

The carpets upstairs had many visible stains and dark spots, with the exception of the master bedroom, where the carpet was newer.   That, along with the older bathrooms, gives the house a bit of a tired feel.  While the kitchen and family room are both nicely redone, the other rooms don’t match up.  However, though it could be nicer, it certainly can be lived in and a family could move in today without making any of the changes. 

I don’t think it’s as nice inside as the other two homes of the same model that have recently sold (23 Alegria for $850,000 last month and 31 Abeto for $912,000 in early 2011).  The asking price of $949,900 is too high.  This home does have one more bathroom than the others, and two additional bedrooms instead of a bonus room, but it needs more work than the others, which both had fully remodeled bathrooms and newer floors and carpet throughout.  Overall, it’s a great floor plan and would be a wonderful home for a large family, but the price needs to come down so the extra money can be put into new carpet and remodeling all four bathrooms.  I’m very curious to see what this one sells for as compared to the other two.

Discuss below or on Talk Irvine.


Irvine Housing Blog

Irvine Housing Blog

Link to Irvine Housing Blog

IRWD Water Rate Will Increase in July - Why?

Posted: 27 Jun 2012 05:00 AM PDT

“Over the past five years, imported water costs have increased approximately 65%.”—Orange County 2011 Community Indicators Report (http://www.ocsd.org/vgnfiles/ocgov/Community%20Investment/Docs/OCWIB/Calendar_Documents/2011CommunityIndicatorsB.pdf)

 “Water is heavy (62.4 pounds per cubic foot) and tends to resist moving uphill. It takes a lot of energy to move water, but also to treat it, and then treat it again after we use it.”—19 Percent: The Great Water-Power Wake-Up Call,” KQED (http://blogs.kqed.org/climatewatch/2012/06/10/19-percent-californias-great-water-power-wake-up-call/)

“We’re also developing alternate waste supply strategies to further reduce the need for costly imported water.”—Beth Beeman, IRWD Director of Public Affairs

 

Starting July 1, rates for customers of the Irvine Ranch Water District (IRWD) will increase by .02cents per one hundred cubic feet of water. In addition, the service charge will increase by 55 cents. You might think that this is due to the recent snow pack level which was only 40% of normal. However, reports are stating that this year’s water supply is adequate since last year’s snow pack was well above normal.

So, if water supply is adequate, why are the water rates increasing? Approximately, two-thirds of the IRWD water is from local sources such as ground water wells, reservoirs, and recycled runoff. However, the other third is imported water that IRWD purchases from the Municipal Water District of Orange County (MWDOC). MWDOC purchases this water from Metropolitan Water District of Southern Californian (MWD). The infrastructure cost associated with this imported water is the primary reason given for the need to increase IRWD water bills.

MWD gets it water from the Colorado River or the State Water Project. The Colorado River aqueduct, which is needed to transport the Colorado River water to southern California, was built in 1939, and the State Water Project system, which transports water from the northern California delta and the Sierra snowmelt by means of the California aqueduct, is out of date. Both these systems are in need of infrastructure updating. For example, the bay delta system, which is just a portion of the State Water Project system, is anticipated to need an estimated $27.8 billion in retrofits.

In addition, IRWD is responsible for maintaining 1,500 miles of pipelines, 53 reservoirs, and two wastewater treatment plants. Over 40% of MWD facilities are over 60 years old and need repair or replacement. For example, Yorba Linda’s Diemer water treatment plant, built in 1963, and La Verne’s Weymouth treatment plant, completed in 1940, are scheduled for $143 million in retrofits in the next two years.

IRWD was criticized by a recent grand jury for holding too much money in reserves ($225 million). However, Beth Beeman, IRWD director of public affairs, said, “These are not reserves.” Beeman also said, “That money is designated for infrastructure maintenance and improvements that will be needed in the future. It’s like putting money away for your kid’s college. It’s there when you need it.”

Sources:

“Water rate hikes could be worst,” Tina Richards, Foothills Sentry (http://www.foothillssentry.com/)

Irvine Ranch Water District (IRWD) (http://www.irwd.com/)

Metropolitan Water District of Southern California (http://www.mwdh2o.com/mwdh2o/pages/yourwater/plants/weymouth01.html)

The Metropolitan Water District of Southern California, Robert B. Diemer Water Treatment Plant Update (http://www.mwdh2o.com/mwdh2o/pages/news/at_a_glance/New_DiemerFS.pdf)


Open House Review: 243 Terra Cotta

Posted: 26 Jun 2012 05:00 AM PDT

Condo Contrasts on Quail Hill     243 Terra Cotta, $769,000

As I exited the San Diego Freeway and made my way up Quail Hill my first impression was how remarkable the contrasts are in this community.  Moving off the packed lanes of the San Diego Freeway,   I drove past rolling open fields, and then approached  the door of a sleek condominium at the end of a quiet cul de sac.

For some this could be the best of several worlds.  Quail Hill offers access to 600 acres of permanent open space with first rate hiking trails,  the convenience and ease of upscale condos or homes, and quick freeway access to work, entertainment and other nature and art communities like Laguna Canyon.

Quail Hill has over 1,650 homes and condos in a secluded community with pools, shopping, outdoor fireplaces, tennis courts, playgrounds and Irvine’s quality schools.  At the foot of Quail Hill, the 2.8-acre Quail Hill Trailhead connects to southern Irvine’s extensive trail network.  Located at the end of Sand Canyon Road it marks the beginning of the Quail Hill Loop Trail, an easy two-mile natural surface trail open to the public from dawn to dusk.   Check the Irvine Natural Landmarks  website  for more nature trail information.

Inside 243 Terra Cotta I found  all the flair and function of a well planned condo. This detached and dramatic condo is a nice contrast to its rustic surroundings.  As you enter, to the left there is a small but impressive formal dining room.  To the right the living room is contained but quite dramatic.  The high ceilings, designer draperies and rich colors all work well with plantation shutters, ceramic tile, wood and carpet floor areas. The multiple window and balcony views are beautifully treated with faux draperies.

 

Over $86K in custom upgrades by the previous owner have resulted in a sparkling gourmet kitchen with granite counters,  island,  and walk-in pantry, plus a remodeled master and guest baths with dual granite vanities and stone sinks.     

Moving down the main hall. which really serves as the spine of the house, the  kitchen is on the left  with a small family room on the right.  Upstairs the master bedroom and bath echo the downstairs theme with designer draperies and rich colors.  There are three bedrooms and two baths with a loft, optional for a fourth bedroom, and laundry room upstairs.

Private outside space is snug, but the closeness to the rolling fields beyond is a particular delight on the patio at the end entrance.  One has the feeling some morning as you sit there and sip your coffee  you might look up to find a jackrabbit watching your every move.  Just a few feet from the patio, the open grillwork fence frames the green fields. The front patio is equally inviting, small but comfortable, nice for relaxing, great for summer suppers, or late night astronomy sessions.

There is a double garage with an epoxy floor, and 2 more parking spaces are available.

Specifics  for this 2 Level Modern Condo:

Beds: 3
Baths: 2.5
Sq.Ft: 2,100
$/Sq.Ft: $366
Common Walls Detached/No Common Walls
Cooling: Central A/C
Wood Fire Place/Gas
Garage Spaces Total 2, 2 parking spaces
Heating Type: Forced Air
Association Pool
Roofing: Spanish Clay Tile
HOA Dues: $220
Mello Roos Tax: Yes

Considerations and Comparisons:  The floor plan is efficient and functional, but for some the space may feel a bit confined. Outdoor private space is limited, but nicely balanced with the closeness of the open rolling fields and the quiet end position in the cul de sac.  On June 4 the price was reduced $5,900. In 2008 the property sold for $843.000.   Nearby properties for sale: 127 Tall Oak condo is listed at $669,000 with 3 bedrooms and 2.25 baths,  91 Canopy is listed at $749,000  with 3 bedrooms and 2.5 baths.  

Who will be the next occupant?  A small family who likes to hike and explore nature and values quality schools  could be happy  here.   A professional couple or an individual who spends weekends outdoors and wants quick access to work, entertainment, and dining spots will find this condo very workable.    Another couple or family who  works or spends time in Laguna Canyon and other coastal spots might be comfortable here. 

Discuss below or on Talk Irvine.


architecture 4 us

architecture 4 us


Green Architecture of Casa Solare by Studio Albori

Posted: 26 Jun 2012 08:17 AM PDT

Casa Solare was designed by Studio Albori, located 5,700 ft above sea level in the Italian Alps, in the village of Vens in the Val D'Aosta region. This sustainable architecture building is designed to gain maximum solar energy to provide for the entire house.

Green Architecture of Casa Solare 1 Green Architecture of Casa Solare by Studio Albori

This three story sustainable green building was built by utilizing locally sourced timber.The exterior has been left to be unfinished to provide raw, natural feeling, and creating a good mixing to the surroundings. Passive solar design is applied to provide maximum solar gain and control the temperature of the house. There are overhangs that will provide protection when the sun light is to harsh, while driving the sun light to provide heat on winter. The control of the temperature is done by the phase change panels which act as heat absorber on daylight time, and release the heat at night.

Green Architecture of Casa Solare 5 Green Architecture of Casa Solare by Studio Albori

Solar energy is also utilized for the sustainable energy by the solar photovoltaic panels installed on the roof top. For cooking, there is a wood burning stove. South facade has a lot of windows to maximize the natural daylighting.

With its simple and natural design this sustainable design will not only provide high sustainability, but also provide a good mixture to the natural and beautiful environment surrounded.

Green Architecture of Casa Solare 1 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 2 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 3 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 4 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 5 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 6 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 7 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 8 150x150 Green Architecture of Casa Solare by Studio Albori Green Architecture of Casa Solare 9 150x150 Green Architecture of Casa Solare by Studio Albori

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