West Wing (Bedrooms, bathrooms, upstairs offices)

Advanced Framing (Optimum Value Engineered):

· 2x6, 24 in. o.c. spacing, aligned stack framing

· 3-stud corners and t-joints that allow insulation

- drywall clips instead of extra wood

· Energy-efficient (R-19 without rigid foam, fewer gaps)

· Strong, with less lumber

· borate pressure treated 2x6 southern pine – local resource, termite resistant

· similar in cost to conventional framing, yet outperforms

- fewer pieces, less labor

- easier hurricane connections (studs, joists, rafters align)

· LSL band joists between levels – strong, straight, borate treated

Interior framing materials:

· Finger-joint 2x4’s southern pine for interior partitions

- Straight, no rejects, so less waste

- Efficient use of local wood resource

· Trimmable open web floor trusses with finger joints

- Allows jobsite adjustment

- Long spans

- Openings for wiring, ducts, etc.

 · Engineered stair risers

- stronger, premarked, requires less skill and time

- uses 2x6 stringer, instead of 2x12

Sheathings

· Grid marked, foil faced OSB roof decking

- Radiant barrier keeps vented attic cooler

· Front: Borate treated plywood

- termite resistant with standard nails

· Back: Copper treated OSB (need corrosion resistant fasteners)

- Highly resistant to termites, mold, moisture, decay

· Side (MBa): Copper treated, foil faced OSB, seams taped

- Vapor barrier, radiant barrier, drainage plane all in one

- Vapor barrier best practice with brick veneer to resist heat driven moisture into wall

Weather Barriers

· Front: 2 layers behind 3-coat stucco for drainage plane

- crinkled housewrap creates drainage gaps

- building paper layer bonds to stucco (vapor retarder)

- stucco provides air barrier, not moisture barrier

· Back: housewrap and rain screen behind siding

- vapor retarder (perm 6) housewrap

- seams taped, top and bottom sealed (air barrier)

- mesh wrap maintains drainage gap behind siding

- water managed pre-formed corner trim for siding

· Window flashings – to drain leaks to outside

- Flexible, formable adhesive sill flashing membrane

- fast, easy installation; durable adhesive

- seamless sill corner protection

- Flashing tapes – sequence, corner patches important

Foundations, 3 ways to elevate:

· Each are 3 ft. above base flood elevation (BFE) for lowest flood insurance premiums & cushion of safety

· Front – Slab cap on compacted fill inside stemwall

- rebar reinforced concrete block (CMU) stemwalls on poured concrete footings

- Resists pressure of floodwater

- No crawl space, yet low impact on floodplain

- Most expensive option

- Durable plastic sheeting moisture barrier under slab + waterproofing between CMU & slab – stops wicking

- Low water-cement ratio (<.47), wet curing blanket – for higher strength & reduced curl

- recycled fly ash, slag, cement mix – adds strength

· MBa – wood subfloor on stemwall foundation (crawl space)

- CMU stem walls with flood vents (within 1 ft. of grade) to prevent damage from floodwater pressure

· flood activated vents exhibited – louvered & insulated

- Crawlspace ground higher than surrounding grade

- Spray foam insulation (air barrier) + plastic ground cover

· 2 types – open & closed cell being moisture monitored (research)

· MBR – wood subfloor on piers and beams (open)

- lowest cost option

- spray foam perimeter rim (air seal) + foil faced rigid foam board insulation encasing joists, taped seams

· Steel mesh termite barrier blocks hidden pathways

- pipe collars, tops of piers and stemwalls

Energy saving features of west wing:

Passive solar (sun control)

· Radiant barrier roof decking (2nd story), cool color metal roof

· Foil faced sheathing behind west brick veneer (radiant barrier)

· Little west glass, Bahamas shutters

· Energy Star Low-e windows, doors (SHGC < 0.4)

Tight construction

· exterior air barriers (stucco, taped sheathing, sealed wrap)

· foam sealed penetrations

· thin sheathing behind tubs, sealed to drywall

· Airtight Drywall Approach in MBR (sealed drywall)

· airtight attic access stair

Continuous insulation

· R-19 spray cellulose in 2x6 walls

· R-38 blown fiberglass over ceiling, with vent baffles

Efficient HVAC system

· SEER 16, dual fuel air source heat pump

- 90% AFUE gas back up heat (good for north La.)

· Fresh air duct & smart flow controller for good IAQ

· Ducts in conditioned space

- dropped ceiling below sealed insulated ceiling,

- between floors through open web joists

· Air transfer grilles with light, sound baffles prevent pressure imbalances – protects air quality, saves energy, comfort

Efficient lighting & appliances

· High color fluorescent fixtures

Fortified features (to resist 130 mph wind & flood damage):

· 15/32 in. structural wall sheathing for shear (racking) resistance

- all exterior walls + load bearing interior walls that are subject to wind forces

- placed to span, thus tie 1st to 2nd level

- blocking added to provide framing at all edges

- 10d nails spaced 6 in. along long edges, double row along short edges, 12 in. across field of each panel

· Hurricane connectors tie roof to foundation:

- 5/8 in. anchor bolts with 3 in. washers, 16 in. spacing, tie sole plate to slab

- corner hold-downs resist sliding, tilting forces

- Hurricane straps tie wood subfloors to piers, stemwall

- Stud to plate connectors tie walls to foundation

- Straps connect 2nd story to 1st story, studs to top plates

- u-shaped rafter straps to top plates reinforce notched rafters, roof overhang from high uplift forces

- porch columns strapped to piers and roof beam

· 19/32 in. OSB roof decking

- Ring shank nails (8d), spaced 6 in.

· Peel and stick membrane roof underlayment

- High performance tested – for adhesive tile installation

- Primer applied to decking for optimal adhesion

· 6:12 moderate slope hip roof – more wind resistant

· wind borne debris protection:

- impact rated windows, door (MBR)

- impact rated shutters – varied types

Safe Room MBR closet:

· Moderate level (not FEMA standard), low cost storm shelter

- Separate safe room ceiling

- 2 layers ¾ in. plywood sheathing

- Hurricane connectors – slab to studs to ceiling joists

- Hidden impact-resistant pocket door (+ cosmetic door) and swing impact door to water heater closet

MBR Deck

· Copper azole treated for outdoor exposure (framing, rails)

· Non-metallic pressured treated decking – eco-friendly

· Deck protector tape protects hardware from corrosion

Roofs

· Concrete tile (2nd story) installed with foam adhesive, large patty under each tile for high wind resistance

- Roll ridge vent system with water barrier

- More impact resistant, lower cost than clay

- Long lasting roof

· Standing seam metal roofing (MBR and MBa)

- Long lasting, recycled content

- Cool color pigment, solar reflective

- No exposed fasteners, less leak prone