LFC Deconstruction Efforts Featured in Houston Chronicle

Photo by Chris Curry

STORY: Brick by brick, shingle by shingle: Recycling an entire house - and saving money by Lisa Gray, Houston Chronicle Arts Columnist

PHOTO ALBUM LINK: Banks House Deconstruction

Up Next: Deconstructing Banks

Graphic in-kind from PH Design

This is not a renovation project, the useful life of this house is gone. The property is located in the heart of Houston's Museum District and close to all that inner loopers hold dear; like great restaurants, shopping, entertainment and cultural destinations.

existing house

A sustainable house will be built on this site.

First step to new house: Deconstruction

We are not throwing this house away, we are reusing and recycling it. After discovering the Houston Reuse Warehouse, we were excited to learn more about this newly launched program from Green Houston - Mayor's Office of Environmental Planning. The Reuse Warehouse takes donated construction materials and in turn donates them to non-profit organizations, like Living Paradigm, at no charge.

It's important to note that building construction waste is the largest landfill contributor.

About 90-95% of the building material from this structure will be diverted from our landfills. We will earn LEED points, make tax-deductible donations, provide jobs and save trees.

Donating to the Reuse Warehouse is a partial solution for the Banks house. Our work gets more complicated and dangerous as we consider dismantling the structure. At this stage, we will work with Habitat For Humanity Northwest Harris County, who offers total deconstruction services. This group is fully insured and their fee is added to the tax-deductible benefit of deconstruction.

At this time; in the fourth largest city in America, we are extremely limited in locating demolition companies that offer total deconstruction services, making this task a bit challenging. To that end, we've begun by breaking the house apart slowly and finding our own resources while taking responsibility for getting these materials where they need to go. Habitat for Humanity Northwest Harris County has become our shining light as they are able to take our project to the next level. For the non-salvageable materials, we have a recycling plan of action.

Banks Deconstruction Plan:

Reuse Warehouse: doors / frames, hardware, wood trim, wood flooring, plumbing fixtures, cabinetry, medicine cabinet, light fixtures, ceiling fans, blinds, shelving, shutters, HVAC vents, thermostat, smoke detectors, wood siding, gutters / downspouts, windows and brick
Habitat For Humanity Northwest Harris County: electrical boxes, switches, wire, wood wall and roof framing, tongue and groove wood roof decking
Houston Habitat Restore: appliances, air conditioning equipment, water heater
Century Asphalt Materials: roof shingles to be recycled for new paving ***used asphalt shingles considered "clean" with nails (okay) and no wood or flashing are accepted for free
Lone Star Disposal: gypsum board, concrete foundation / paving, metal flashing to be sorted and recycled (materials not listed, like insulation, will be disposed) ***It only costs $35 above the regular price of a dumpster rental to process and recycle waste versus traditional landfilling

How is this donation translated into a taxable deduction?

Winston McKenzie of McKenzie Appraisal Service is the person for this task. The appraiser should be on board at the beginning in order to photograph and document the building intact. He gives a rough estimate of material resale value at the initial site meeting and then creates a turn key certified appraisal that exceeds IRS standards. When the house is dismantled it becomes personal property. A detailed listing of values are placed on architectural elements and cost of materials; down to the last switch plate cover.

How long does it take to deconstruct a house like this versus a typical demolition?

Unbuilding and traditional demolition require the same amount of time and money to pull permits, disconnect the sewer, water, remove gas and electrical meters, etc. Deconstruction labor accounts for the additional time or expense of this process and on a positive note, provides jobs. Once the preparation work is complete, a demolition for a simple house would take less than one week with salvage; considering demolition companies reserve the right to make additional profit by reselling brick or wood floors, for example. If for-profit total deconstruction services were offered in Houston with the charitable tax benefit granted to the homeowner, there is no reason that this sustainable process should take more than a few weeks. The added time is modest, yet yields tremendous value to the homeowner, community and environment.

Below are a few photos of the deconstruction work we've begun and have already diverted over 7 tons of building materials from the landfill.

oak floor removed
wood stacked
wood windows
cedar shingle siding
metal fence parts
antique brick

our second delivery to the Reuse Warehouse

Links to companies in other cities that offer deconstruction services:

Portland, Oregon
Seattle, Washington
Fairfax, Virginia
Cleveland, Ohio
Minneapolis, Minnesota
Boulder, Colorado

Want to read more?

Articles & resources on deconstruction:

Seattle Business Journal
Deconstruction Institute
A Guide to Deconstruction
Institute for Local Self-Reliance

I am telling my design and construction colleagues about the benefits of deconstruction and hope this becomes a common practice, not an oddity in Houston, Texas.

Spread the word with me.

Karen

On a personal note...

I dedicated three years of my life as founding president of the non-profit preservation group Houston Mod, creating programs like "Mod of the Month" to save homes on a scale I felt was feasible. It worked. The group was founded to create awareness and in the same way and scale we need to educate others about deconstruction when the battle of preservation is lost.

Each time I drive by a building fenced and prepped for the wrecking ball (aka Komatsu), I sing the song, "Another one bites the dust, another one bites the dust, hey, hey"

I distinctly remember the personal pain I felt as I rushed to my grandmother's house to remove the glass door knobs when it was fenced; slated for demolition to be replaced by a McMansion.

What could possibly make me, along with my fellow preservationists feel better when we lose buildings we care about?
Total deconstruction, the reincarnation of buildings.

16 Ways We Made Our Cabin Green (in addition to the color)

Along the way of making "The Hive" we decided to direct our renovation with a sustainable spirit, just as the REGREEN Guidelines were released.

Here are 16 strategies we used to make a better building:


1. Recycled glass paving, The FilterPave™ pavement - offers environmental benefits such as reducing stormwater runoff, uses high percentage of recycled materials and contributes to USGBC LEED Green Building Credits in the categories of Reduced Site Disturbance, Stormwater Quality and Quantity Control, Reduced Heat Island Effect and Recycled Material Content


2. Cool Color roof shingles manufactured by Elk Prestique - uses highly reflective granules that bounce back the sun's rays and more effectively release absorbed heat. They are rated by the Cool Roof Rating Council (CRRC) and meet initial ENERGYSTAR® performance levels.


3. Massaranduba hard wood siding and decking - resistant to insect attack and decay. It is one of the densest woods on the planet, is very durable and long lasting. Wood is also biodegradable and of the all the different types of building materials, wood is the easiest to recycle.


4. Texas limestone from site – we recycled existing stone to make retaining walls and patios. About 80% of the stone used in the renovation was already on site.


5. Icynene insulation - delivers high-performance solutions for efficient building envelopes, thermal comfort and a healthy living environment – all of which are integral components of green building and design.


6. Aluminum windows - with insulated, low-e glass and operable units that allow for passive cooling.


7. Aluminum gutters and rain chains - 100% recyclable, material is long lasting and does not require maintenance.


8. Energy efficient mechanical system with 14.00 Seer heat pump and unit relocated to a basement that is a naturally cooled space year round, allowing the unit to work easier.


9. Quartz counters by Cesarstone - are non-toxic, totally inert via a singular and controlled manufacturing process, non-porous to prevent surface mold and microbes and is low maintenance to decrease detergent usage.


10. Cork flooring by Gerbert Limited - natural, renewable product. Cork flooring is stylish, resilient, and is easy to clean and maintain. Cork Flooring Performance Attributes, anti-static, shock absorbent , scuff resistant, slip resistant, renewable resource and sound absorbent.


11. Carpet tile by InterfaceFLOR - Green Label Plus Certified.


12. Window shades by The Shade Store - eco-friendly material that is PVC-free, lead-free, and 100% recyclable. It has the same openness as a 5% solar material - blocking 95% of UV rays. This material is ideal for conserving energy, harnessing natural light, and maintaining interior comfort levels. GreenGuard Certified.


13. Native landscaping – we selected plant material that requires little water and is naturally suited for the area.


14. Solar powered landscape light fixtures.


15. Support local artists.


16. We recycled the house, keeping the bones with rehabilitation and preventing additional land disturbance. It's modern preservation.

- Click for more information on the REGREEN Guidelines, a residential remodeling program created by ASID and USGBC.

- Click for the U.S. Green Building Council's Green Home Guide.

Making "The Hive" - An Architect's Story of Renovation on Lake Travis

Click to enlarge photos

The Cabin on Lake Travis is complete. It was January 2008, driving past an abandonded looking property I knew, when Andy could not stop my enthusiasm as we noticed a for sale sign in front of this 1963 retro modern beauty in the rough. I convinced him this place would be a savings investment we would be able to enjoy. I told him, "You can't have a dinner party or watch the sunset in your 401k". We love this lake side town and have been going to his family’s cabin, just down the way, over twenty years.

Original family cabin

I assured him the only improvements would be paint and carpet; how great would it be to have our own little cabin? We've always taken friends up to the lake for boat rides, hikes in the hills and gourmet dinners with great wine and there's never been enough room at the original one bedroom, one bath cabin. Each group curiously asks, “Who will sleep on the futon, who gets the air mattress, who stays in the hot loft and what lucky person gets the coveted bedroom with a door”?

This new cabin, in our terms, is a luxurious 1300 square feet with three bedrooms and two bathrooms; perfect for our needs. We call this house “The Hive” and have a motto in our guest book that reads, “The hive that stays together, works together, plays together. Be a part of our hive. Welcome.”

After completing plans, I began contracting the renovation efforts in March 2008 with much discovery; site attributes on the good end, major termite damage on the bad. The biggest piece of the renovation puzzle came from our good friend who knows structure. We needed bigger roof beams. The original, main structure of the house was undersized and failing. The termites made the situation worse.

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I like to call this the “point of opportunity”, while Andy might say this was our “point of no return”. Replacing all the beams allowed me to strip down and express the structure to its basic form, removing all attic space and open previously hidden volumes of the house. Additionally, I was able to extend the roof plane to provide more shade and cover to the west-facing sunset lake view. Originally, there were three solid beams in the main living room, but in other areas, box beams were used. These were made up of two, 2 x 12 pieces of lumber wrapped in 1x material to make it look like a beam, and quite rotten from poor detailing at the exterior conditions.



The day the beams were installed was pretty exciting. The house rocked and swayed like nothing I’ve ever seen or felt before on a construction site. It took the entire team of framers to lift the nine new beams and hoist them into place. The longest, at 32 feet in length, is now fully expressed from the inside to the outside of the house.





There were many hurdles to complete the project such as, building in a new city and finding good trade contacts as well as working and living away from home. The house was renovated to maximize its underlying potential that never transpired in the first place. I took clues from the original design intent to elevate it while keeping true to the period and implemented several sustainable strategies. We finished the project just in time to celebrate with 4th of July fireworks over the new deck; which was wonderful to enjoy with friends after many months of hard work.

Entry Before

Entry on the 4th of July

Fireworks

The Cabin on Lake Travis was resurrected to make a place for our friends and family to gather and enjoy sunsets over the lake. There have already been anniversary, birthday and holiday celebrations in the new cabin and we look forward to many more to come.

Sunset view from deck

Additional Photos, click to enlarge:



















Last, but not least, we installed four bright yellow playground swings at the outermost edge of the steel deck addition. As you fly out over the hill sloping down below it's like thrill ride; a little scary!



Photography by Hester + Hardaway

RDA Charrette 2009: Team 9

Galveston’s Future at the Seawall



From The Rice Design Alliance:

"HOUSTON—More than 70 people turned out for an intense, one day challenge to design a resident and tourist event space for one of Galveston Island’s busiest stretches of Seawall Boulevard. Rice Design Alliance (RDA) Partners sponsored the challenge or “charrette” to focus architects, designers, and interested community members on Galveston’s need to unite the disparate elements of history and tourism that give the island locale its distinct character.

Participants were organized into 18 teams, comprised mostly of Houston-area architects. The specific challenge was to “Think Big” and design a master plan for the vacant stretch of land between 21st and 22nd streets along Seawall Boulevard, just west of the historic Hotel Galvez. The master plan was to include a 5,000 square foot outdoor event area.

Another aspect of the design challenge was to “Build Small” within the masterplanned area and design an eco-friendly 2,000 square foot event facility with a budget of $8,000."

Our team: Amanda Hayes Valentine, Chris Promecene, Melanie Promecene, and myself.

"Entries from all teams were on display at the Galveston Art Walk on Saturday, August 22 at the former Big Dog Sportswear space on The Strand (2326 Strand). The George and Cynthia Mitchell Family graciously donated the space for the exhibition."

HGTV Feature Today at 12:30 p.m. Central Time

Comparing $400,000 Homes Across the Country

"Six houses in the $400,000 price range are compared across the country. In Chicago, newlyweds left their native India for a high-rise view of Lake Michigan, while a Baton Rouge couple didn't let neighborhood tradition stop them from designing a stunning contemporary home. In Houston, a recent architecture graduate flexes her design muscles on her own modern home, and three more $400,000 homes are found in in Kansas City, Madison and Portland.", courtesy Home and Garden Television.

The Cabin on Lake Travis "Goes Green"

NEWS & VIDEO LINK: Local company constructing the all-recycled driveway

SOURCE: CBS 42 Austin, Texas - keyetv.com by Chief Meteorologist Susan Vessell