Charette #2 in the Books

As we progressed through the autumn months of 2007, I was expecting to be well into the physical construction of the home by mid year 2008. It is now October 2008, and last week we finished up our second charette meeting with the project team as we continue to define the inner workings in the residential ranch property build. The focus of this meeting not only dissected the individual characteristics of the home itself, but took a more indepth look at the property as a whole (master plan) and how all working parts of the property must come into one if we are too move forward successfully.



The day started at 9:30am, as 16+ members of the project team carpooled up to the home site to visit the property first hand to better envision the master plan and how it would all tie into one another. More specifically, we walked the foot print of the home, which was staked out by Don Briggs, Jim Albrecht, and myself the previous week. We entered through the front door, sat in the great room, washed dishes in the sink, and stared out the master bedroom window, all as a means to get a clearer picture for the home as it fit into the surrounding landscape and what views we could hope to capture when living day to day. Next we discussed the master plan, and how we wished to lay the infrastructure for the eventual construction / implementation of a shop, farming section, ponds, guest house, independent power center, children's play area, buried fire supression tanks, orchard, irrigation and potable water needs, etc. It is with this information coupled with the visual introduction to the property for many that lead to a most productive afternoon meeting within the conference room as we digested the master plan, made some decisions, and established a working schedule for moving the project along.


The afternoon culminated in working together to post a workable timeline (schedule) for how we can proceed through the Design Development stage. This encompassed an aggressive plan to get all working members of the project team to come forth with various aspects of the design plan. Master plan sign-off, Energy / Solar Load analysis, lighting review, mechanical / electrical review, civil development, architectural development, LEED review, and onward to Design Development sing-off.

Prior to all the various disciplines within the Project Team moving forth with these tasks, we have opted to have a sit down with Don Briggs and Jack (consultant) to better identify the projected costs of the existing design. This will help us better confirm that the existing design / cost is inline with our budgetary ideas and thereby not waste members' time / effort / fee's should our initial review of the design warrant changes based on cost estimations. We are reviewing each room to identify finishing ideas. Coupled with the existing envelop characteristics, we are hopeful that next week Jack can move forward with obtaining detailed projected build-out estimates for the home. This will allow us to put to rest any further uncertainty as to the bottom line for overall build-out, and as a result enable us to approve the schedule for moving through the Design Development stage... one more step towards construction documents and physical build-out starting in 2009.

Stay tuned for more as it unfolds.

Tim

A Summer Worth of Progress

Has it really been over two months since I last submitted an entry? Beyond individual vacations by the Project Team, a terrific Independence Day celebration, and life unfolding as usual, we really have accomplished a lot in the past two months. We have done further studies on the homesite, started to collect budgetary construction costs for the proposed building envelop, interviewed a number of professional construction firms, and continued our own independent education into operating systems and products we wish to incorporate into our future build.

In May, an extensive topographic survey was produced by the civil group of Morrison-Maierle. This survey will aid in designing our master plan and the infrastructure to support it. This master plan will include the main home, guest home, shop, orchards, ponds and solar array field. The master plan will be a major topic of discussion during our next charette. Lee Tavenner, of Solar Plexus, performed a solar path analysis in order to evaluate the sites solar exposure throughout the year.

June was spent working alongside the folks of Strata out of Missoula, MT (http://www.stratageotech.com/). Strata provides professional environmental, geotechnical, construction inspection, and construction material testing services for industrial, transportation, commercial, public works, and residential clients throughout the northwest. As we continued to work with MM engineering, it was our goal to have Strata inform us as to the geologic makeup of the homesite, the earth & rock we would encounter upon excavating, and more importantly how we could start to plan for excavating / foundation efforts as well as identifying structural engineering design requirments to insure the stability of our home well into the next century. Among various tasks, several holes were dug by a hired backhoe operator in aiding to identify the fractured bedrock, decomposed granite, and other rock make-up of the substructure below. Samples were identified to define the physical and engineering properties of the site. Through the comprehensive field work, Strata was able to evaluate and make recommendations concerning site prep & earthwork, excavation characteristics, site surface drainage, estimated foundation settlement, structural fill requirements, and other pertinent operations. With securing their services, we now have the information necessary to better prepare / design the infrastructure of the future build.

In early August, I attended a geothermal workshop in Oklahoma (http://www.igshpa.okstate.edu/). We don’t want to rule out our options but at this time we are considering a closed loop geothermal system, for climate control, powered electrically through grid-tied design with solar PVs supplementation. We are in the process of monitoring the wind velocity throughout the year to determine if wind generated electricity is an option in order to supplement the solar. Morrison–Maierle’s mechanical group has developed an energy model based on the preliminary design. This model is providing quantitative data illustrating the efficiency of the building envelope and the performance of various mechanical equipment options. We will be able to compare alternative construction assemblies with respect to energy efficiency, costs and sustainability.

We have made some head way concerning the Request for Qualifications (RFQ). Among the candidates, some have specific experience and qualifications that we’re looking for. With our design team in place we’ve decided that the traditional design- bid-build model is not the best approach for this project. We have contracted with a project management consultant to provide construction management services. They will provide cost analysis and critical path scheduling. We plan to contract with a number of the G.C. candidates to provide portions of the work and sub-contract other areas of the work through the design team.

On August 18th we held a small meeting to evaluate the information provided by the energy model. We still have a lot of decisions to make and we will discuss these during the upcoming charette. By that time we plan to have more information available to present to the team with the intent to make some concrete decisions and move forward with the design. It is our plan to work out the details and engineering this fall and winter with the expectation of a spring ground breaking.

I promise not to delay in further developments, as the projects is now really heating up with new developments sure to unfold at regular intervals.

All the best,

Tim

RFQ Update

The past month has seen Sarah and I, working with Don Briggs, reviewing the various Request for Qualification submittals supplied by a number of highly regarded General Contractor / Construction Management firms. With careful scrutiny we were able to pick a small number of firms that seemed to fit our mold, and we moved them into a class of their own... known as the 'short list'. In the past few weeks, we have gone about scheduling follow-up interviews with each firm to discuss their submittal, touch on the nuances of the project, see what strengths they bring to the overall Project Team, and see if their personality can meld with the others that already make up our project team. The interviews have been a wonderful learning tool, and we thank each individual firm for taking the time to submit their RFQ response. We have interviewed individual GC's to full blown GC/CM firms; some with vast luxury residential experience to those just exuding desire and passion for a job well done. Those that we felt we required more information from, have been contacted to submit follow-up answers. This is so we leave no stone unturned and feel confident in the decision in hiring a GC/CM for the job to lead this project. Basis current travel commitments, and wanting to wrap this up in a timely manner so as to not drag our feet, we are hopeful to have a decision on awarding the GC/CM position by end June. It is my desire to post the selected GC/CM's submittal on our site at such a time, and invite you to visit his/her website for a closer look into their particular construction outfit.

Until then, keep your comments coming and if in the B'root stay out of the rain / snow!

All the best,

Tim

Getting Insight into the Site

Over the past week we have seen an increase in activity on the project site. Lee, from SolarPlexus, toured the proposed Renewable Energy Site to gain better understnading of existing orientation for maximum solar gain as well as potential wind generation. Concerning the latter, Lee has selected a location as a testing ground to mount a barometer to research average wind speed over a certain time allotment. In doing so, we can better determine the feasability of investing in wind energy as a sourse of our overall renewable energy package.

Morrison Maierle had their surveying division in and around the homesite to shoot various lines for a comprehensive property survey to map all facets of the existing terrain (ie. contours, well & electrical locations, as well as roads and the suspected renewable energy power site). Upon receipt of the survey, it is the idea to work off of the information to create a Master Plan for the present and future development of the property. beyond just house... we must look at potential desires such as shop, garden & orchard, pond, guest house, etc. When these will be constructed on the property is hard to say, but it makes perfect sense to identify these possibilities now, so that infrastructure can be laid down once, with little reason for disruption and rework in the future.

Most recently, we hired the services of Strata (http://www.stratageotech.com/) as a means to offer a geotechnical engineering evaluation of the homesites characteristics. This includes a comprehensive exploration and evaluation of subsurface conditions at the homesite, and to develop geotechnical engineering opinions and recommendations to assist project planning, design, and construction. Starta is set to commence testing on the 21st, so I hope to have photos and a recap of initial findings.

Finally, we recently met our deadline for the initial round of RFQ submittals (5/19). We are presently reviewing the seven candidates with purpose to create a 'short list' of three or four for follow-up interviews, as we move closer to selecting a Construction Manager / General Contractor. We are hopeful that such a key component will be in place by mid June, when our second round of project team meetings are tentatively scheduled.

Thanks to all those that voted in the recent poll on the most important aspect to a sustainable / green build. Energy Efficiency won hands-down with 78% of the vote. Not suprising with crude trading at over $120 a barrell. This is why I am personally a huge believer in putting time, effort, and upfront cost into a sound building envelop, there by increasing indoor comfort and reducing monthly utility bills for the life of the structure. Just wait until crude is trading at over $200 a barrell, you will be glad you did the same!

Wishing you all the best,

Tim

Charrette Meeting #1, In The Books

Just yesterday, we took the project to the next level. From what was just an idea... an idea which has been worked and reworked in our minds for almost an decade... and then put into Program form via our architects request, we have now put the project into full swing. With schematic design in hand, and a commitment to sustainable design concepts via the LEED for Home rating system, we entered an eight hour day working alongside some of the most educated people in their respective fields. Architecture, engineering (structural, mechanical, electrical, civil), renewable energies, designers / CAD, energy efficiency, construction, green consultanting, etc., were represented and look to for comment. 15 people along with Sarah and I, shared ideas for the home, concepts for operation, and synergies, trade-offs, and exploration for how this present form design will methodically morph into a living, breathing, smart home. Thanks to Jackie, detailed minutes of the meeting were collected which will be posted next week. In the meantime, please take note of the agenda we followed for Day 1.

Southwell Residential Project
Design Charette
April 30, 2008
Conference Room ~ ‘EXIT’ Realty

AGENDA
9:00 a.m.

Welcome Don Briggs, Architect
Introductions of owners – Tim and Sarah Southwell
Review of agenda protocol


9:10 a.m.

Self Introductions All Participants
Each team member will introduce themselvesand briefly describe their discipline,
the services they provide andwhat they bring to this project


9:40 a.m.

Project Goals and Objectives Tim and Sarah Southwell, Owners
An overview of: the LEED process;
the LEED for Homes Rating System;
the integration of the LEED process and rating system
with the owners’ desires for their “dream home”

A Review of: The "Innovation & Design Process" (ID) and the Home Size Adjustment issue

10:00 a.m.

Design Overview Don Briggs, Tim Southwell
The Site : A review of the site characteristics
The Building: A review of the characteristics and conceptual
design of the house Briefly address "Sustainable Sites" (SS) category
Feedback, Question and Answer Session

10:30 a.m.

Break

10:45 a.m.

Energy and Environmental Design- HVAC Selected Participants
Kristen Shewfelt, Russ Hellem, Brian Solan, Lee Tavenner
Explore: a) An initial goal of reduced fossil fuel dependency leading to ultimate fossil fuel independence;
b) Alternatives and methods necessary to create
an energy efficient home;
c) Utilization of passive orientation strategies;
d) Active power generation alternatives;
e) Water stewardship practices with minimal impact on the site
and the environment

Review LEED categories:
"Water Efficiency" (WE);
"Energy & Atmosphere" (EA )and"Indoor Environmental Quality" (EQ)

12:00 p.m.

Lunch Break

1:00 p.m.

Building Envelope and Construction Selected Participants
Jim Albrecht, Rick Shaw, Dick Morgenstern, Eldon Patterson, Russ Hellem, Brian Solan

Exploration of alternatives in: Construction methods, systems and materials for foundation, floors, walls, windows, doors and roofs.

Each alternative, for the envelope of the building and its’ interior, should be considered with respect to: Local supplies, R-values, air tightness, environmental impact, toxicity (low VOC), maintenance, and sustainability
LEED categories, Materials & Resources (MR), and the implementation of the administrative functions from all the other categories will be reviewed.

2:30 p.m.

Break

2:45 p.m.

Design Integration ~ ‘Pulling It All Together’ All Participants

Discussion on how to integrate the various systems into the conceptual design; what areas need to be studied further, what design elements can remain, what needto go, etc. This is the time for the team to identify what areas needmore research and assign tasks to the specific team members.

5:00p.m.

Summary and Conclusion Don Briggs

Stay tuned, as in the coming week we will post minutes of the meeting, detail immediate research assignments for Project Team members, and get you out to the site for first hand accounts of all activities pertaining to our Dream Home project.

Happy Thoughts,

Tim

Choosing the Right Contractor

So you want to build your Dream Home. You and your spouse have talked about this home for years, and the time is finally right to move forward on this most exciting project. The home will have everything you've ever dreamed of, it is located on that picture perfect property, it will incorporate the many aspects of energy & water efficiency, as well as sustainable / green implementations throughout. You have gone as far as to register the project under the USGBC's LEED for Home rating system to insure your project incoporates all that you inspire it to have, as well as have the assistance of Architect, LEED Provider, and Green Rater at your disposal, but who is going to build it? Who, in this new Green Building industry has the capacity / knowledge to put the time, quality, and dedication forward to insure the home you move into on day 1 is indeed your Dream Home... and not Tom Hanks' money pit?

Before you run down the street to talk to your best friend's contractor buddy, we would suggest a more professional track. We all have friends of friends who know someone in the construction industry, or we all have heard this and that about 'Such & Such Construction', but how do you decide between fact and fiction and select a contractor worthy of your dream? Playing no favorites, and insuring all contracting firms have a realistic shot at bidding for your project, we would recommend you put forth an RFQ.

With the assistance of Briggs Architecture & Design, we sat down with Don and created a 'Request for Qualification' that was sent out to a list of eleven potential General Contractor / Construction Manager candidates. Through a series of project specific questions, it is our desire to review first hand how these candidates would handle our individual Dream Home build. Upon receipt of the RFQ packets from the candidates, we will sit down with Don and formulate a point system that ranks what questions we feel tip the scales one way or another for that individual candidate, and ultimately propels them to the 'Short List' for follow-up interviews.

The RFQ letter went out to our list of potential candidates on the 24th, and for your review, we have an example of the letter as follows...

April 23, 2008

Mr. John Smith
Smith Construction
Anytown, USA 12345

Re: Request for Qualification
Southwell Residential Project
Ravalli County, Darby, MT

Dear John,

Your firm is invited to submit a Qualification Statement in response to this Request for Qualifications (RFQ) for Construction Manager and/or General Contracting Services. The Qualification Statement is due May 19th at 5pm MST, we require two (2) copies of your Qualification Statement and two copies of the notary page delivered to our office, Briggs Architecture & Design. A partial set of preliminary drawings are attached for your review.

Project Introduction

Statement of Work:
The Project is a residential build of approximately 12,000 square feet focusing on the highest level of energy efficiency while incorporating a gamut of Green / Sustainable Building practices. The home will include various facets such as gourmet kitchen, main gathering room, library, separate master suite, additional five dedicated bedrooms, exercise room, theatre room, wine cellar, third floor observation room, and large accommodating mechanical rooms. The structure itself is being research for insulated concrete forms (basement), Cultured Log System (main body), and structural insulated panels (roof). The Project will be moving forward under the auspice of the USGBC’s LEED for Home Rating System with full anticipation to earn high ranks towards eventual certification.

Owner’s Representative (Qualification Statement sent to this address):
Briggs Architecture & Design
Attn: Don Briggs
120 S. 5th Street
Suite 101
Hamilton, MT 59840
Ph. 406-375-1111
don@briggsarch.com

Location:
Project is located in Darby, MT in the southern part of Ravalli County. At the intersection of Bunkhouse Road & Highway 93, head due west two miles to end of the road.

Contract Method:
To be discussed and determined at a later date.

Schedule:

Activity - Date
Issue RFQ - April 23,2008
Commence Charette / Design Meeting - April 30, 2008
Qualification Statement Due - May 19, 2008
Announce G.C. Short List - May 26, 2008
Follow-up Interview with Short List - May 27- June 5, 2008
Announce Selected G.C. - June 11, 2008
Start Construction - Fall 2008
Complete Construction - Fall 2010

Qualification Statement Format
Tab your Qualification Statement as outlined below:

1. General Information: At a minimum include the following:
(All requested information applies to the last 5 years).

Legal name, physical mailing address, and other contact information
· Describe your business organization (Corporation, sole-proprietorship, partnership, etc.);
How long has this firm been in business, and list all the names of owners, partners, officers,
etc.
· Identify who will lead the project (hold the prime contract with the Owner).
· Include a description of the firm’s services (identify in-house/self performed capabilities).
· Provide the average number of employees including office and field.
· Outline the average volume (separate the major categories into residential and
commercial) including any volume of work outside Ravalli County, Montana.
· Identify any close sub-contractor relationships that you have worked with on an ongoing
basis, outlining their discipline / trade.

2. Similar Experience: Describe a minimum of three (3) similar projects completed within the last 5 years. Include current names and contact information for the Owner per project. Identify square footage, original estimated amount, final contract amount and reasons for any differences. Also include the original scheduled start and finish date and the actual start and finish date. Describe reasons for any differences.

3. Project Team: Provide a general construction / construction management organizational chart, inclusive of GC/CM, foremen’s, laborers, subs, etc. Identify the GC, Superintendent and / or CM and what that person’s involvement is during construction (As a minimum include resumes of these key personnel).

4). Team Experience: Please identify if you or your firm have worked with design professionals in previous projects (ie. architects, engineers, consultants, etc.). Provide names and contact information for any design professionals you have worked with in the previous five years.

5. Experience in Ravalli County: Describe your experience working in Ravalli County.

6. Approach to MEP: Describe your approach to Mechanical, Electrical, Plumbing procurement. Do you use Subcontractors for MEP or are you accustomed to working under independent MEP consultants in using their designs for bidding purposes?

7. Unique Qualifications: Provide detailed information regarding services as well as your approach to construction and management that differentiate you from your competition. Identify your firm’s individual strengths and possible short falls for executing a project of this scope, while also touching on your approach to cost estimating and project scheduling.

8. Bonding/Insurance Coverage: Provide a letter from your bonding company stating your ability to provide a 100% performance and 100% payment bond if required. Also include a sample insurance certificate stating available insurance coverage with the name and contact information of your insurance broker.

9. Claim / Suits: In the past 5 years, have you, your organization, or any individual from your organization been involved as either a plaintiff or defendant in any judgments, claims, arbitration proceedings, or suits pending or outstanding, involving construction contracts, or the work performed? If the answer is ‘yes’ to all or part of the above questions please describe.

10. References: Provide three trade references, your bank reference and their contact information.

We look forward to your participation in the Southwell Residential Project and thank you in advance for the time and effort spent preparing your response. Please contact me directly with any questions, clarifications, or concerns at (406)375-1111.

Respectfully,


Upon receipt of the RFQ on the 19th of May, we will formulate a Short List and secure follow-up interviews of each. In the meantime, we start our Charrette Meeting #1 on April 30th, which will break the ice on this project. In the coming week, I will post meeting agenda, Charrette meeting recap, and projected LEED H rating.

Until then, wishing you all an Abundant Tomorrow!

Tim

Please Meet Ghost Fighters

GHOST FIGHTERS, INC

“HOME TECHNOLOGY SOLUTIONS”

3972 Highway 93N
Stevensville, MT 59870
406-777-5559- office phone
406-777-5550- office fax
406-239-8648- Rick’s cell
rick@ghostfighters.com
www.ghostfighters.com

Ghost Fighters, Inc. was established 32 years ago in 1976. We are a home technology solutions business that first offered a service to improve terrestrial television reception in Western Montana, by eliminating snowy and ghosty pictures thru proper positioning and signal amplification. In 1982, we designed and developed a C-Band satellite dish that we offered world wide. This “dish” was unique in that it could be built from locally available materials and do- it- yourselfers could purchase plans or kits. Our “dish design” was published in the August, 1983 publication of Mechanix Illustrated along with our “Consumer Guide to Satellite TV”. Our P-611 satellite dish was the entire cover of the magazine, and it was there largest selling issue of all time.
By 1990, home electronics were on the rise and we began offering satellite TV as well as audio and video throughout the house. We progressed in our product lines and abilities and began including home automation and control by the late 90s. Ghost Fighters was the first Crestron (home automation) and Lutron (lighting control) dealer in Montana (1998), and made the cover of CE Pro for the Craig Barrett Project at Triple Creek Ranch. We not only control audio and video, but also lighting, automated shades, motorized skylights, HVAC, security systems, cameras, sprinkler systems, etc. The essence of our work is to make the client’s interface with there home’s operating systems simple and reliable. Properly designed and installed control systems also help reduce energy consumption. Our staff has over 50 years combined experience in system integration.

The Ghost Fighters team members are:
Pam Brigham- Office Manager
Brian Brigham- Senior Technician & Project Manager
Matt Knutson- Programmer & Installer
Rick Trauth- Design, Sales, and Management