Project Description

When evaluating an existing residential structure, it is important to know the eventual use or the goal of the owner or potential owner if it is being targeted for resale.  Clearly a dwelling whose goal is use as a rental unit would be treated differently than a resale for homeownership.  In the rental dwelling, one might choose to use heavy gauge vinyl flooring and area rugs which can be easily replaced, rather than carpet which would have to be constantly cleaned and replaced every five to seven years, due to wear, staining, and damage.  The grade of kitchen cabinet, countertops and appliances would be geared toward future use, as would the lighting and plumbing fixtures, amenities, etc.  Room sizes, floor plan and construction materials in an existing dwelling often strongly influence the scale and scope of the physical work.

Making decisions about the extent of work usually requires an analysis of the both the systems (electrical, plumbing, heating and air conditioning) and the structure, from the foundation to the roof.  An experienced remodeler/renovator can often bring a 'street smart' sense to the project, one developed out of many years of experience involving countless different types of structures built over a long period of changing construction styles involving many various materials.  

A good case in point are the 80+/- year old. twin attached dwellings located at 216-218 Chestnut St. in Mt. Holly.  These two units were acquired by The Affordable Homes Group's Transitional Housing Services to be upgraded for use in its supportive housing program.  When the clean-out, selective demolition and evaluation of the deteriorated units began, it was clear that certain upgrades were needed: improved electrical systems, including hard-wired and interconnected smoke/fire alarms, were installed from the basement to the third floor; leaded paint on wood sash windows was removed and replaced with energy efficient, maintenance-free vinyl units.

Of real concern was the functionally obsolete bathrooms and kitchens located in the rear of the first floor on each side of the twin building.  Poor roof maintenance over the years of vacancy resulted in severe water penetration, resulting in serious wood rot and mold.  While working to clean out the dwellings, two of our workers caught an environmentally-triggered pneumonia from the spores in the house.

It was quickly determined that the whole rear single story portion of the houses had to be removed.  When evaluating the foundation around the back of the building, it was found that these rear footings were deteriorated and completely inadequate.  The whole structure would need to be rebuilt from the footings up.

This gave us the opportunity to redesign the dwelling and utilize a state-of-the-art building system that is highly energy efficient.  In consultation with the architect, Ron Franke, AIA of Medford, it was concluded that we would be well advised to go up two stories, putting a fourth bedroom and full bath on the second floor with a larger kitchen and half bath on the first floor, making the house much more livable by post-WWII standards.   (See our plans for the project here.)

The system we will be using was developed by TechBuilt Systems in Cleveland.  It incorporates a steel tube framing system with a solid foam core creating a building panel with an energy rating of R-39 in the walls (6" thick) and R-50 (9" thick.) in the roof.  Since the system is designed to be a structural panel, the building from the foundation up will use the same panel design and components.  The foundation will be an all-weather wood-sided panel resting on a concrete footing 36" below grade, with two levels of exterior wall panels supporting steel joists, developed by Dietrich, up to the roof, which will be a sloping cathedral ceiling on the second floor due to the fact that the panel system will need no ceiling or roof joists.

It is the goal of The Affordable Homes Group to be on the cutting edge of both technology and design in its quest to provide energy efficient, environmentally responsible "green" housing which utilizes as much material and advanced system designs as possible.  We are also committed to developing housing that supports neighborhood revitalization and builds strong communities, while providing housing for a wide variety of people in a multi-cultural, multi-racial, and economically diverse society.  We believe that what we do and how we do it give testimony to our belief that housing must be built for people and not just for profit.  We believe that good houses make for stronger communities, and that reflects on our understanding of the dynamics of a society which can promote justice and equity with equal opportunity for all.

If you are interested in our approach to housing through this innovative technology and are able to visit Mt. Holly, please give us a call.  We welcome the opportunity to show you our site and share more about our process and vision.  We expect this to be the first of many other cutting-edge projects in the next few years.

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