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Housing InterpreteR CURRENT TRENDS IN REAL ESTATE AND THE RICHMOND REGION A PUBLICATION OF THE RICHMOND ASSOCIATION OF REALTORS®
OCTOBER 2016
Historic Ginter Park Property ‘Pineapple Acre’ Featured as Richmond Symphony Orchestra League’s 2016 Designer House
IN THIS ISSUE: • RSOL DESIGNER HOUSE OFFERS OPPORTUNITY TO SHOP, DINE, AND TOUR DESIGNER SHOWCASE • RICHMOND’S ‘PULSE’ BUS RAPID TRANSIT CONSTRUCTION MOVES FORWARD • • ENERGY EFFICIENT RETROFITS: LESSONS LEARNED AND BEST PRACTICES
WeAreTheR.com
The Richmond Symphony Orchestra League Presents its 2016 Designer House, “Pineapple Acre”
by Kate Landis, Marketing and Public Relations Manager, Richmond Association of REALTORS® and Central Virginia Regional MLS
E
very other year, the Richmond Symphony Orchestra League selects a home to serve as an event venue and showcase for the work of regional interior and landscape designers. Proceeds from the ticket sales are used to support the Richmond Symphony. Several criteria are used during the process of selecting a home, where local designers and landscapers will compete for the honor of transforming a room or area of their selection within the home or grounds. The RSOL looks at attributes like square footage, restoration potential, and accessibility to ample parking for guests. This year, the RSOL has selected ‘Pineapple Acre,’ a classic Georgian revival home built in 1929 in Richmond’s Ginter Park neighborhood, as the project home and venue for the event. The historic home, designed by architect Courtenay Somerville Welton, sits on just over an acre of land with mature trees and shrubbery, as well as a covered terrace, a swimming pool, a fountain, and walking paths. The dwelling, currently owned by Dr. Archer and Viola Baskerville, was scouted while on the market after the 30-year resident couple recently downsized. They named the house ‘Pineapple Acre’ as a testament to the property’s hospitality— it has hosted many social gatherings over the years. It features five bedrooms, three-and-a-half baths, and three floors.
A RSOL committee selects designers for individual areas of the property, based on specs they submit well in advance of the project. This year, the RSOL has selected the following designers: Angela Elliott, Angela Elliot Interiors (foyer) Moyanne Harding, Interiors by Moyanne, Inc. (living room) Kevin Malone, Patti Ryan and Lucy Leake, Williams & Sherril (dining room) Richard Hendrick, Custom Kitchens (kitchen) Sara Hillery, Sara Hillery Interior Design (kitchen) Kenneth Byrd, Kenneth Byrd Design (library) Merry Powell, Merry Powell Interiors (half bath) Ginger Levit, atelier (second floor landing) Melissa Mathe and Alicia Conrad, Melissa Mathe Interior Design (second floor master bedroom and bathroom)
Steven O’York, Closets of Virginia (second floor master closet and bedroom 2 closet) Michael Maszaros, Cabin Creek Interiors (bedroom 2 with Jack and Jill bath) Melissa Molitor, MMM Designs-Interiors (bedroom 3 and assist with Jack and Jill bath) Jonathan Williams, Summer Classics and Jonathan Andrew Interiors (bedroom 4) William T. Chambers, U-Fab (third floor master bedroom/playroom/den)
Stephanie Theofanos, Modern Traditions Interior Design (third floor master bath) Georgia Kukoski, Closet Factory (third floor dressing room) Jessica Claudio, Summer Classics (pool deck and gazebo stand) Christie Fargis, Christie Fargis Landscape Designs (garden containers) Mariya Boykova and Fiona Jensen, LaDiff (fountain and porch areas) Chuck Bateman, Chuck Bateman Design (landscape back right corner)
INARAY outdoor lighting (front and back yard lighting)
The event runs through October 10th and includes special events, a café catered by Terrance West, and a boutique, in addition to daily home tours. Special events on the property include seminars, demonstrations, performances, and ‘Thirsty Thursdays,’ featuring a Virginia winery or brewery along with light fare and live music. Tours of the home are held Monday through Friday, 10a.m. to 3p.m., Saturday, 10a.m. to 5p.m., and Sunday, 1p.m. to 5p.m. at 3223 Hawthorne Ave. The café is open Monday through Friday, 11:30a.m. to 2:30p.m., Saturday, 11:30a.m. to 3:30p.m. and Sunday, 1p.m. to 3:30p.m. Tickets are available at the door and online at rsol.org for $25 per person or $20 per person (for groups of 10 or more, in one transaction). ■
GRTC’s Developing Bus Rapid Transit System Expected to Boost Local Property Values by Kate Landis, Marketing and Public Relations Manager, Richmond Association of REALTORS® and Central Virginia Regional MLS
Rapid Transit This February, Richmond city council voted to move forward with the development of GRTC’s $49 million Bus (BRT) system, a partnership between the United States Department of Transportation, Department of Rail and Public Transportation, and the Virginia Department of Transportation. The new system has been named the GRTC “Pulse,” and the initial route will run along Broad St., from Rocketts Landing to the Willow Lawn area. “The station locations along the route were selected based on what are called ‘activity centers’—both current and expected,” explains Carrie Rose Pace, Director of Communications and Pulse Information Officer for the Greater Richmond Transit Company (GRTC). A specific example she cites as an ‘activity center’ station is the Pulse station that will be built at Clevelend Street, which will serve both the museum district, north of Broad Street and Scott’s Addition, south of Broad. “When that location was selected, that was based on insight provided to the planning team for the BRT project from the planning team at the City, advising that Scott’s Addition was on the verge of significant revitalization. Once the Pulse station is there, we’ll be able to provide fast, frequent, and reliable access to that activity center,” Pace said. The route segment on the Pulse map in purple is mixed flow, with vehicles generally operating in curbside lanes. The yellow route segment indicates dedicated, 24-hour transit-only lanes in the middle of the road. Two lanes and five stations will be in the middle of Broad Street, with pedestrian crossings.
The initial route of the Pulse (image courtesy of GRTC)
The median placement from the museum district to the arts district will allow for curbside parking along this route segment. The route segment outlined in green will have 24-hour transit-only curbside lanes. Pace notes the safety advantages of having the dedicated lanes, which allow for left turns and pedestrian refuge. There will be brief transition zones, where traffic will exit the middle lanes into the curbside lanes. The results of an economic analysis study conducted by GRTC indicated that the Pulse could reasonably increase local commercial property values by $375 million $1.2 billion, office values $312 million - $1.0 billion, and residential property values by $349 million - $1.2 billion (See Table 5 from the report, below).
These impacts represent a 7.7 to 8.4 percent increase in property values over a 20year period. Additionally, the higher property values would conservatively contribute to an average annual tax revenue return of $4. 3 million, according to the report. Another anticipated benefit of the project is increased opportunities for mixed-use, transit-oriented development. “There is still a decent amount of zoning that could be updated, if approved, to allow for full advantage of what’s coming with The Pulse, Pace said. It is projected that the line travel time will run 29 to 31 minutes—a reduction of approximately 33 percent. The current local fare of $1.50 will remain the same. The service frequency will be every 10 minutes during peak hours and every 15 minutes during off-peak hours. Construction on the Pulse infrastructure is slated to commence this fall. GRTC estimates that the major construction for the project will be completed in the fall of 2017. The public is invited to attend GRTC’s quarterly BRT public information meetings for updates on the current status of the project. The next meeting will be held at the Richmond Public Library Main Branch 12pm-1pm and 6pm-7pm on Tuesday, October 25. ■
A rendering of the Staples Mill station (image courtesy of GRTC)
ENERGY EFFICIENT RETROFITS:
LESSONS LEARNED AND BEST PRACTICES Submitted by Viridiant (formerly known as EarthCraft Virginia)
Iresource n the U.S., buildings account for 41% of the energy we consume. Renovating an existing building is the most efficient form of construction and replacing aging mechanical equipment and appliances with newer,
more efficient equipment can help save energy, water, and money; but there are challenges associated with changing the way an existing home operates. In this article, Viridiant discusses strategies and systems that take the ‘what if’ out of renovation and provide helpful insights and appropriate first steps in any energy retrofit. The first step toward improving a home’s energy performance is addressing occupant behavior. Homeowner education, in conjunction with a home energy assessment, can help ensure any measures taken to improve the operation of the home are as effective as possible.
energy efficient retrofits: lessons learned and best practices homeowner habits Energy efficiency and conservation begins with how we live in our homes. Day-to-day resident operation can have a significant impact on both comfort and utility expenses. There are many habits that can be adjusted, often slightly, which can lead to significant savings in energy and dollars spent. •
Adjust refrigerator settings to 40° and water heater settings no higher than 120°
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Change your HVAC filters regularly (frequency varies, typically every 60 days)
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Use a programmable thermostat: 68° in the winter, 78° in the summer
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Change to efficient lighting and unplug your electronics when not in use
basic energy retrofits In all homes, there are items that can be easily and affordably upgraded. These items are typically referred to as the ‘low hanging fruit.’ Attics, crawlspaces and basements are typically accessible and often contain mechanical equipment. Air sealing in these spaces tends to dramatically reduce the overall envelope leakage in the home. Other considerations include lighting upgrades and low-flow water fixtures. •
Air seal duct connections, plumbing penetrations, and electrical outlets
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Insulate hot water pipes and install a hot water heater blanket
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Install an attic access cover and chimney balloons
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Replace incandescent light bulbs with LEDs or compact florescent light bulbs (CFLs)
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Install sink aerators, efficient showerheads, and low-flow faucets
deep energy retrofits Deep energy retrofits, retrofits that achieve approximately 50% reduction in energy usage, are more intrusive than the low hanging fruit options, but these improvements can be performed with minimal demolition to the existing structures. Existing wall systems can be addressed from the interior and/or exterior. Renewables can also be added to off set energy use. Renewable energy systems are more effective if the basic energy retrofit items have already been addressed. For instance, if the air sealing, insulation, lighting, and operation of the home have been addressed, reduced energy usage allows for installation of a smaller solar array to off set energy needs. •
Insulate attic kneewalls
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Bring HVAC equipment into conditioned space
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Insulate, pressurize, and condition your crawlspace/basement
https://www.iea.org/publications/freepublications/publication/NAM_Building_Stock.pdf
The second step toward a more efficient home is a detailed evaluation of the existing conditions. A home energy inspection begins with a visual evaluation of the exterior of the home, focusing on site drainage: the effectiveness of the existing grade, waterproofing, and ability of the home to shed water away from the building assembly. Blocked gutters and downspouts, inadequate site grade, and poor site drainage can have significant adverse consequences on durability and indoor air quality. Drainage issues can even preclude some measures, such as enclosing crawlspaces, from being taken to improve the overall operation of the home. Once moisture and drainage have been addressed, steps can be taken to improve the operation of the building components and systems. The ceiling or roof, walls, and floors of the home make up the building envelope. Typically, the building envelope includes: Air barriers: • Exterior sheet material in newer housing, such as Oriented Strand Board (OSB) or asphalt impregnated sheathing, slat 1”x6” sheathing or similar in older homes • Drywall or plaster on the interior Weather resistant barriers: • House wrap in modern housing, tar paper in many older homes Thermal barriers: • Fiberglass, mineral wool (e.g. Rockwool), or cellulose insulation • Structural elements, such as wood or steel In many existing buildings, one or more of these components may be missing if materials and processes were unavailable or damaged. HVAC systems, or other mechanical components, may have been added to the home or replaced during previous renovations. Many of these issues can be identified through a visual inspection, but further analysis is often necessary through thermal imaging and diagnostic testing. Thermal imaging, using an infrared camera, can help energy professionals detect thermal issues without intrusive demolition. Additionally, performing diagnostic testing, such as duct and envelope leakage tests or pressure and flow testing, identifies baseline conditions of a home, thereby providing a yardstick against which future improvements can be measured. This helps both the homeowner and contractor understand a home’s normal operating condition and make educated retrofit decisions. After energy improvement opportunities have been selected and completed, diagnostic testing should be performed again to gauge the efficacy of the measures taken. Once the home has been thoroughly evaluated, the combination of selected energy improvement opportunities will be determined based on homeowner goals, budget, and contractor input. These improvements will make up the retrofit work scope. Air infiltration occurs as outdoor air enters the home, often moving through crawlspaces, garages, and attics—which are typically nasty places. Having regular air exchange with such places can have negative impacts on indoor air quality and occupant health. Air leakage accounts for 25-40 percent of the energy used to heat and cool homes in the U.S.2 Sealing air leakages reduces the load on the mechanical equipment, which can help cut energy use, reduce utility bills, extend the lifespan of the equipment, and improve resident comfort. There are several ways to increase the tightness of the envelope in a home. Because stack effect, warm, buoyant air’s inclination to rise up through the building, is constantly working on all buildings, it is often beneficial to start with the ceiling plane. The ceiling plane frequently separates unconditioned 2
https://www.energystar.gov/ia/home_improvement/home_sealing/AirSealingFS_2005.pdf
Insulating the roofline (as in the photo to the right, netted cellulose) brings mechanical equipment inside conditioned space.
attic from interior space, and is typically riddled with penetrations for lighting, exhaust, and ductwork. Electrical and plumbing penetrations through the top plates of interior partition walls and the top plates themselves should all be sealed to ensure air from the conditioned environment is not escaping into the attic. Identifying and sealing as many air leakage pathways as as possible makes added insulation more effective.
When mechanical equipment is located outside of the thermal envelope, the equipment must work to overcome ambient conditions, which could lead to a shorter equipment lifespan, higher energy bills, and indoor air quality issues. The same principal applies to mechanical equipment located in unconditioned basements and vented crawlspaces. Average duct systems in the U.S. leak close to 20 percent of the air they are supposed to be delivering to the space.3 Any steps that can be taken to bring these systems inside the thermal envelope and reduce duct leakage can help improve comfort and curb energy costs. Crawspace before (photo on the left) and crawlspace after (photo on the right), with vapor barrier installed and foundation walls insulated.
Home foundations can be a concrete slab, crawlspace, basement, or some combination. When both a crawlspace and basement exist, it is important to identify the thermal envelope boundaries before moving forward. Most commonly, insulation is installed between the floor and foundation, or along the ceiling of the crawlspace/basement. If not prone to flooding or extreme moisture, enclosing the crawlspace can mitigate moisture, enhance the home’s durability, and increase resident comfort. A vapor barrier, such as a 6 Mil Polyethylene (Poly) on the floor, sealed to the walls and piers of the crawlspace with all seams sealed with tape or mastic, helps ensure that moisture from the ground does not enter the space. In addition to the insulation and vapor barrier, some pressurization applied to the crawlspace drives out pollutants. This can be done with mechanical equipment, if it exists in the crawlspace, or using a low wattage in-line, continuously running fan. The U.S. Department of Energy, in conjunction with the National Renewable Energy Laboratory, provides helpful guidance in regard to the amount of pressurization needed in the crawlspace, based on square footage and volume, as well as helpful architectural details.4 When pursuing air sealing in a building, there are certain health and safety precautions that must be taken into account. Atmospherically vented HVAC and water heating equipment can be prone to back-drafting, depending on the pressures working on the home. When the envelope is significantly sealed, large exhaust fans, such as range hoods, will have a greater effect on home pressurization. It is important that a qualified professional perform combustion appliance zone (CAZ) testing when these appliances exist and the building’s operation is being altered. When certain tightness levels are achieved, mechanical ventilation may need to be added to the scope as well. There are viable ways to address the thermal performance of the exterior wall assemblies. Shy of removing drywall or exterior sheathing to insulate exterior walls, a process commonly referred to as ‘drill and fill’ can be done, from either the interior or the exterior of the building. The contractor will use a hole-saw to access the uninsulated or poorly insulated wall cavity, and strategically remove small pieces of either drywall or exterior siding/sheathing. They will then fill the cavity as uniformly as possible with an insulation product such as cellulose, blown fiberglass, and foam. It is advisable to use a product that allows some drying potential, but also cuts down on air flow. Large savings can be realized when pursuing this application. Finally, the addition of renewable energy sources, such as wind, geothermal and solar can be added to offset a home’s energy use. The price of solar has decreased significantly in recent years, and the added benefit of a 30% Federal Tax Credit can help make the addition of solar more economical. By incorporating the strategies discussed previously in this document, the home’s overall energy usage can be reduced, allowing renewables to have a greater impact. For more information on Viridiant and the EarthCraft family of programs, green appraisals and their application on high performance housing, or Realtor® training opportunities, contact us at admin@viridiant.org. * The information provided by Viridiant in this bulletin is for educational purposes only. All retrofit work should be performed by a licensed professional. ■ 3 4
https://www.energystar.gov/index.cfm?c=home_improvement.hm_improvement_ducts http://www.nrel.gov/docs/fy13osti/54859.pdf