1

PS96: Small Additions, Big Changes

Why can’t we make architecture in dense semi-urban neighborhoods less expensive for the 99%? This thesis tests the proposition that free-standing prefabricated flexible multi-purpose space assembled like a piece of furniture that comes in a package with all its parts, and an easy to follow set of assembly instructions can be built for a fraction of the cost and time of conventional one room wood frame additions in side or backyards. Specifically targeted to DIY homeowners in semi-urban areas who have outgrown their current home but wish to stay within their neighborhood with traditional small lots or cannot afford to move or remodel because these options require huge time and monetary commitments. The PS96 is uncompromisingly utilitarian and deceptively simple. This new product belies its intention to revolutionize the semi-urban sub-urban fabric that will with its introduction become denser without a need for changing zoning regulations and or the appearance of the neighborhoods. The PS96 will be sold in big box stores such as Walmart and Home Depot and is expected to become the Ford Model T of housing additions.

2

There is a lot to consider when remodeling a home. It is expensive and time consuming. The chart below shows the average home remodeling project costs in the San Francisco Bay Area for 2014. A traditional remodel is disruptive, stressful, and can take a months or sometimes years depending on the complexity.

COST PER S.F. FAMILY ROOM ADDITION: $107,964 / 400 SF =

Source: http://www.remodeling.hw.net/cost-vs-value/2014/pacific/san-francisco-ca/

$270

3

The homeowner usually begins with an idea for the remodel. Then they need to hire either a designer, architect, or contractor to make the drawings and plans. Once the plans are completed, they will need to be submitted to the city for building permits. The planning stage can take months. Permits can take additional weeks or months. The homeowner has to pay a design professional to make changes if necessary and then resubmit the drawings. Once the drawings are approved the homeowner has to find and hire a contractor to do the work. The actual construction time is difficult to estimate. The contractor may not have enough man power or has overbooked work that can lead to extended construction time.

Owner

Architect

PS96 allows the owner to have full control from start to finish.

4’

Why the PS96? With the PS96, the homeowner can bypass all of these time consuming steps. Conceptually the PS96 is 96 square feet that is formed by three sheets of 4’ x 8’ sheets of plywood lying edge to edge. PS stands for Programmable Space.

Contractor

8’

4’ 4’

12 x 8 = 96

Once the homeowner decides that a PS96 is right for their needs they can go online and order a kit. The kit comes with all the parts and is delivered to the house. Similar a Sears Catalog House all the parts are pre-cut. The homeowner does not need to measure and cut which requires construction knowledge and is time consuming. There is no planning because all the work has been done. The homeowner only needs to decide where on his property to assemble it. No permit

Sears Catalog House Ad. Source:http://www.searsarchives.com/homes/ images/1908-1914/1912_0191.jpg

4

is required. There are no special tools required. The homeowner should have most of the tools which include a hammer, drill, level, small ladder, and caulking gun. A framing square is required and can be purchased at the local hardware store or online. The kit includes instructions that are easy to read. One does not need to know how to read traditional construction documents because the assembly instructions are a series of step by step graphics similar to those for furniture.

Tools Needed for Assembly of the PS96

PS96 Instructions

1

2

3

5

3

5

4

6

7

6

7

8

9

10

7

10 10

12

12

11 11

13

13

8

14

16

16

15

15

17

17

9

18

18

10

Existing Neighborhood

Neighborhood with PS96 Additions

Increasing Density without Zoning Changes The power of the PS96 is its ability to increase density legally in neighborhoods without zoning changes. The PS96 is similar to an accessory

11

dwelling unit or ADU. An ADU is often a smaller self-contained living unit on a lot of a single family home. This is usually defined as having a bathroom, kitchen and separate entry. Zoning code in most jurisdictions require permits if a bathroom or kitchen is installed in an accessory unit or that the square footage is greater than 120. The PS96 does not require a permit in most jurisdictions because it is under 120 square feet and does not include a bathroom or kitchen.

ZORAH ST.

The PS96 is a free standing prefabricated addition that is code compliant without the need for permits. It can be sited on a lot with a 3 to 5 ft. setback to the property line. On smaller lots, there may be special exceptions that allow the PS96 to be sited within the setback. The homeowner will

Special Setback Exceptions for Garages and Accessory Buildings: §17.108.130(K) Accessory buildings (garages, carports, sheds, workshops, etc.) are permitted anywhere in the side and rear setback areas, subject to the following requirements: -

The entire building must be located within 35 ft. of the rear property line. Max. wall height is 9 ft. max roof height (sloped roofs only, max 8:12 slope) is 12 ft. The building does not contain any residential living quarters. The maximum coverage for the rear setback area is 50%. A 5 ft. rear setback is required if your lot is a corner lot, and your rear property line abuts the side of your rear neighbors lot. §17.110.040(C)

Setbacks for Smaller Lots Table 17.15.04 RD Zone, 17.17.04 RM Zone, and 17.19.03 RU-1 to RU-3 Zones Regulation

Lot Size < 4,000 sf or < 40 ft wide

< 3,000 sf or < 35 ft wide

Additional Regulations

Minimum Setbacks Minimum interior side Minimum street side Rear

BROOKLYN AVE 4 ft 4 ft 15 ft

3 ft 3 ft 15 ft

1, 2 1 1

1. See Section 17.108.130 for allowed projections into setbacks 2. RU-3 has a standard 0 ft interior side setback in the general regulations and this applies to smaller lots as well

Code Requirements for Accessory Units in Oakland, CA

12

need to consult their local building code to ensure it is legally sited. Infill development has several benefits to society and individuals. They are a good way to add additional flexible space for a home office, guest room, or reprogrammed as the need of the homeowner changes.  This flexibility is imperative for how we live today.

Possible Programs for the PS96

Home Office

Guestroom

13

Yoga Space

Music Room

Laundry Room

Reading Room

14

Children’s Playroom

Artist Studio

Photo Studio

Man Cave

15

One of the consequences of the 2008 financial crisis is that more adult children are returning home because they cannot afford to live on their own. This has been termed as the boomerang generation. According to surveys approximately 85% of new college graduates move back home while 13% of adults between the ages of 18-29 are returning home after attempting to live on their own.1 1 “Adult Children Living At Home? 5 Ways To Create A Less Stressful Existence With Your Boomerang Kids,” Huffington Post, February 28, 2013, http://www.huffingtonpost. com/2013/02/28/adult-children-living-at-home-stress-tips_n_2733779.html.

85%

13%

of new college grads move back home

of adult children ages 18-29 returning home after attempting to live on their own

Sour ce: http://www.huffingtonpost.com/2013/02/28/adult-children-living-at-home-stress-tips_n_2733779.html

16

The structure of the American family is changing. Multi-generational living is on the upswing due to the economic hardship stemming from the Great Recession. Many families are living together to reduce economic burden but they also benefit socially. Grandparents can help watch young children. Adult children can integrate their aging parents back into the family environment instead of discarding them to expensive assisted living homes for which they may not be able to afford. If an on-site caretaker is required, it would possible for them to stay in the PS96. Caretakers can have privacy and be available at the same time. They can also be a part of the family they are helping.

The PS96 can be programmed to serve a missing function of the house. For example, it can be used as a home office. More and more Americans are working from home. “By one estimate, telecommuting has risen 79 percent between 2005 and 2012 and now makes up 2.6 percent of the American work force, or 3.2 million workers, according to statistics from the American Community Survey.” 2 It can be utilized for professional practices such as therapy because it is detached from the main house. The physical separation provides and privacy for both the homeowner and the clients.

The separation allows the homeowner to break from the house while remaining at home. The psychological break is important to keep family life from work life separate if one chooses to work from home. Ideally the PS96 is connected to the main house by a deck. The connection makes it part of the house but yet detached from it. Without the connection of the deck, the PS96 is just a space in the yard without context. This can cause it to be used less and be treated like a shed and not a part of the overall house.

2 Alina Tugend, “It’s Unclearly Defined, but Telecommuting Is Fast on the Rise,” The New York Times, March 7, 2014, http://www.nytimes.com/2014/03/08/your-money/when-workingin-your-pajamas-is-more-productive.html.

17

Economic Point of View The PS96 can pay for itself and generate income. Let’s assume that the PS96 costs $7,500. Most average American families would be able to save up. According to a recent survey by the Census Bureau, the average savings for a family is $3,800.3 With the drop in home value it is much harder to get equity for a large loan for a traditional remodel. The ability to DIY finance the PS96 enables the homeowner to bypass a lending institution. This saves money and time for the homeowner. 3 “American Family Financial Statistics | Statistic Brain,” http://www.statisticbrain.com/ american-family-financial-statistics/.

Family Savings Account Balance

$3,800

Household Debt

$117,951

Family Home Value

$160,000

Owed on Home Mortgage

$95,000

Household Annual Income

$43,000

Credit Card Debt

$2,200

Source: Federal Reserve, US Census Bureau, Internal Revenue Service, Dec. 26, 2013

18

There are two ways to pay for the PS96 once it is assembled. It can be rented at market rate. A single room in Oakland or Berkeley, for example, can fetch $600 – 1,200 per month. If it is rented for $750 per month, the PS96 would pay for itself in 10 months. The homeowner can use it as a short term rental using Airbnb. It can pay for itself in 90 days assuming a daily rate of $85 per day which the average rate for Oakland, CA. After this period, the owner can choose to stop renting it out. However, if he continues, the PS96 can begin to generate income or offset the mortgage of the main house. It increases usable space and adds value to the existing property. It is a win-win scenario.

Craigslist.org ads showing current rental rates for single room in Oakland, CA

19

Airbnb ads for room rentals in Oakland, CA

The PS96 can help to diversify the neighborhood. The current market rate for rentals in cities in the San Francisco bay area are prohibitive expensive for most of the population. Currently 1 bedroom apartment listings from craigslist.org averages $1,000 per month around Lake Merritt in Oakland. The PS96 can be rented out for $600 per month. This would enable students, young professionals, and seniors to live in the neighborhood that they would normally can not afford. This diversification can change the character of the neighborhood and create economic change. For example, if young people move into a neighborhood it can create new businesses such as cafes, bike shops, and restaurants that can cater to their needs.

20

ADUs cost about a third as much as a comparable unit in a multi-family buildings. Depending on the size, complexity, and whether it is a stand alone unit, an ADU it can cost up to $400,000 plus permit, utility, and architectural fee. 4 The PS96 costs only a fraction of that and there are no additional fees after you pay for the kit. 4

“ADU FAQ,” http://santacruzgreenbuilders.com/ADU_FAQ.html.

The cost to build an ADU varies widely. A garage conversion can be relatively cheap, while a custom, stand alone, ADU is more expensive. Here is a breakdown of some basic costs. City, utility and architectural fees: $6,000-8,000 for Planning & Building Dept. fees $5,000-7,000 for water, sewer and fire sprinkler connection $1,000-3,000 for PG&E hookup and panel upgrade $3,000-30,000 for plans

$15-48K (If the pre-approved city plans are used, they will just need minor revisions and a site plan. If you want custom plans, they could be very expensive depending on the architect.) Building Costs:

$30-100K

$100-400K

Garage Conversions

Stand Alone Units

Source: http://santacruzgreenbuilders.com/ADU_FAQ.html

21

Product Differentiation What sets the PS96 apart? While there are similar products on the market they are expensive. Most kits of similar size start at $10,000. This base price skyrockets as the consumer add options such as better finishes. The PS96 comes standard with premium finishes such as cedar slat siding and Milgard doors and windows. The price is $7,500 with everything included. The Basic Studio starts at $9,900 & Includes: • Stone and Skid Foundation • 2x4 Construction on 16’’ centers • 2x6 Roof Rafters w/ 7/16’’ OSB Roof Decking (16 ft. wide models get 2x8 rafters) • R-19 Roof Insulation • 2x6 Floor System with plywood decking • 8’’ Hardie Lap Siding (painted color of choice) • 36’’ Steel Door w full lite glass

• Steel Transom Window Frame w Single Pane Glass • 8’’ Galvalume Flashing • R-Panel Metal Roof • Skirting (up to 2‘) • Pine T&G Ceiling Cover w/ Clear Coat • 3’ Wide Stairs to Door (Stained) • Installation (only within 60 miles of Austin or Waco, TX) • For jobs requiring municiple permits, other charges may apply

BASIC STUDIO STARTS AT $9,900 Existing products that start at around $10,000 and up.

8’ X 12’ SHED STARTS AT $9,560

22

8’ X 12’ SHED STARTS AT $9,116

117 SF STARTS AT $30,000

Existing products that start at around $10,000 and up.

The PS96 pays homage to the Sears Catalog House. 5 The need for affordable housing is more relevant than ever. Like the Sear houses, the PS96 kit has all the pieces needed for assembly. Every piece of lumber is pre-cut to save time on site and reduce complexity for assembly. Measuring and cutting on site increases time and therefore labor cost. 5

“What Is a Sears Modern Home?,” http://www.searsarchives.com/homes/index.htm.

23

No heavy machinery needed

The PS96 is lightweight. This means there’s no need for heavy machinery for assembly. This eliminates the cost of renting a crane or similar equipment. It is targeted for homeowners in small, semi-urban lots where having heavy equipment would not be viable. All the pieces are of standard lumber size and nothing weights more than 80 lbs. With the help of a few friends and common tools, the PS96 can be assembled in about a 5 days. This is much faster than a traditional remodel which can take months. 6 The PS96 is a piece of furniture. Traditional construction documents are difficult to read and understand. The PS96 has assembly instructions that are easy to follow. They show all the steps pictorially like a set of furniture assembly instructions.

Assemble like furniture

Readily Available Materials

The PS96 uses standard dimensional lumber. This means that when a piece breaks, the owner can go to his local hardware store and purchase the replacement. Standard dimensional lumber is widely available and is inexpensive. For example, a 2 x 4 x 8 Douglas fir stud is approximately $3 at the Home Depot. 7 6 “How Long Will Your Home Be Under Construction?,” HomeAdvisor, http://www.homeadvisor.com /article.show. How-Long-Will-Your-Home-Be-Under-Construction.14794. html. 7 “2x4 at The Home Depot,” http://www.homedepot. com/b/2x4/N-5yc1vZ1z0ywxv.

24

Proven Construction Method

No Special Tools Required

No Permit Required, Legal

The wood framing techniques are proven and efficient. Labor accounts for a large part of on- site construction costs. Since the PS96 is already pre-cut at the factory, this reduces prep time and complexity. Labor cost for the PS96 is zero because the homeowner would not need to hire a builder. He and a few friends can assemble it using common tools. Again the PS96 is legal in most jurisdictions as long as it is assembled and sited within the setback of the property line. There are other construction methods and materials but they are expensive and unproven. One of them is SIPs which stands for structurally insulated panels. There are benefits and disadvantages. The main benefit is that it creates a very tight building envelope and faster build time. As mentioned above, the components of the PS96 are pre-cut so there is no need to spend time measuring and cutting on site. The PS96 is fully insulated. Each piece of insulation is pre-cut. It is a matter of inserting the insulation once the framing is complete. Rigid insulation goes into the floor and roof and has a R-23 value. Environmentally friendly denim insulation with a R-13 value fills the walls.

25

ROOF

Duro-Last PVC Membrane Gutter & Downspout Flashing

SIDING

(5) T1-11 Cedar Siding Corner Trim

400 200 20

170 1,000 40

INTERIOR PLYWOOD

(3) 4 x 8 x 1/2 Birch (9) 4 x 8 x 1/4 Birch (3) 4 x 8 x 1/2 Birch

213 180 213

RAINSCREEN SYSTEM

(30) Battens (10) Vent Strips UV Stable Moisture Barrier

INSULATION

Roof - R-23 Rigid Walls - R-13 Denim Floor - R-23 Rigid

60 40 100

174 139 174

FASTENERS

Screws & Nails

220

WALL SHEATHING

(10) 4 x 8 x 1/2 Plywood Polycarbonate Panel

ROOF FRAMING

(3) 4 x 8 x 3/4 (2) 2 x 6 x 12 (10) 2 x 6 x 8 (2) 2 x 4 x 8 (1) 2 x 4 x 12 (4) L50 Brackets (8) 2 x 4 Joist Hangers (8) 2 X 6 Joist Hangers

DOOR & WINDOW

Milgard Sliding Door Milgard Awning Window Door & Window Flashing Flashing around Perimeter

186 80

74 14 43 6 5 4 5 6

740 260 133 67

SUBFLOOR 15# Bldg Paper (3) 4 x 8 x 3/4 T&G (4) Construction Adhesive

FLOOR FRAMING

(2) 4 x 6 x 12 PT (2) 4 x 6 x 8 PT (16) 2 X 6 Joist Hangers (4) L50 Brackets (8) 2 x 6 x 8 PT (18) Insulation Battens (1) Metal Mesh

18 74 10

66 44 11 4 60 54 67

FOUNDATION

(8) Pre-cast Concrete Piers 56

________________________________

MATERIAL COST LABOR COST EQUIPMENT RENTAL PERMIT FEES

PS96 Costs

$5,430 0 0 0

26

PS96 Parts

27

MILGARD DOOR & WINDO

28

MILGARD DOOR & WINDOW

29

30

31

32

SIPs are expensive. For this PS96 prototype, SIPs would have cost approximately twice as much as traditional stick framing. SIPs can be very heavy and difficult to handle if the components are too big. On a small lot, large components are hard to store and move without heavy machinery. What are other building techniques? Large scale 3D printing is generating a lot of interest and investment over the last few years. However, cost is a huge obstacle. The availability of large format printing machines is also an issue. There are very few and they are highly specialize and expensive. The Canal House is an example of a real world test of this new technology. “Each SIPS FRAMING COSTS 2X MORE

33

L-shaped wall chunk takes the Kamermaker a week to print, slowly building up layer upon layer to shape corner and wall pieces. Massively heavy and durable, one piece can weigh around 400 pounds. The pieces, which are mostly hollow, will be filled in with insulation foam to create a solid mass that can keep temperatures comfortable inside the home once pieced together.” 8 What if bricks were 3D printed? What would that cost? ABS is a common plastic used today for 3D printing. “The amount of ABS plastic required to create one brick (262 cubic centimeters) would cost about $12 per brick (MakerBot sells 1kg of ABS for $48 and each brick weighs 262g). By comparison, Home Depot sells standard red clay bricks at 30 cents a pop.” 9 Right now 3D printing would require huge capital investment, expertise in 3D software and printing, and heavy machinery to construct any type of structure. It will take years before it is accessible for the masses in terms of costs and availability. The PS96 can be built today with existing technology. 8 “DUS Architects’ 3D Printed Canal House ‘Breaks Ground’ in Amsterdam DUS 3d Print Canal House - Gallery Page 2 – Inhabitat - Sustainable Design Innovation, Eco Architecture, Green Building,” http://inhabitat.com/dus-architects3d-prints-canal-house-prototypes-in-amsterdam/dus-3dprint-canalhouse3/. 9 “Build Your Home with a 3D Printer,” http://www. movoto.com/blog/novelty-real-estate/3d-print-your-house/.

3D PRINT COSTS 8X MORE

34

ROOF

Duro-Last PVC Membrane Gutter & Downspout Flashing

SIDING

(5) T1-11 Cedar Siding Corner Trim

400 200 20

170 1,000 40

INTERIOR PLYWOOD

(3) 4 x 8 x 1/2 Birch (9) 4 x 8 x 1/4 Birch (3) 4 x 8 x 1/2 Birch

213 180 213

RAINSCREEN SYSTEM

(30) Battens (10) Vent Strips UV Stable Moisture Barrier

INSULATION

Roof - R-23 Rigid Walls - R-13 Denim Floor - R-23 Rigid

60 40 100

174 139 174

FASTENERS

Screws & Nails

220

WALL SHEATHING

(10) 4 x 8 x 1/2 Plywood Polycarbonate Panel

ROOF FRAMING

(3) 4 x 8 x 3/4 (2) 2 x 6 x 12 (10) 2 x 6 x 8 (2) 2 x 4 x 8 (1) 2 x 4 x 12 (4) L50 Brackets (8) 2 x 4 Joist Hangers (8) 2 X 6 Joist Hangers

DOOR & WINDOW

Milgard Sliding Door Milgard Awning Window Door & Window Flashing Flashing around Perimeter

186 80

74 14 43 6 5 4 5 6

740 260 133 67

SUBFLOOR 15# Bldg Paper (3) 4 x 8 x 3/4 T&G (4) Construction Adhesive

FLOOR FRAMING

(2) 4 x 6 x 12 PT (2) 4 x 6 x 8 PT (16) 2 X 6 Joist Hangers (4) L50 Brackets (8) 2 x 6 x 8 PT (18) Insulation Battens (1) Metal Mesh

18 74 10

66 44 11 4 60 54 67

FOUNDATION

(8) Pre-cast Concrete Piers 56

________________________________

MATERIAL COST

$5,430

The PS96 require only a few common tools to assemble. Most DIYer will have a hammer, level, drill, caulking gun and ladder. Other tools such as a framing square can be easily purchased online or at the local hardware store. Since these are common tools, they will not be as expensive as specialized tools. These tools require low skill to use and the learning curve is not quite as steep. With the PS96 all the steps are illustrated so anyone can follow the assembly instructions if they have assembled a piece of furniture.

Prefab buildings end up costing the same or sometimes more BREAK DOWN OF MATERIAL COSTS FOR PS96 than on-site buildings because they usually don’t account for land, foundation, labor, and MEP costs. The price the buyer pays is only for the building. The PS96 does not have these costs. The homeowner assembles it in the lot he owns. The foundation are pre-cast concrete piers that are included in the kit. There is no need for digging or pouring large amounts of concrete which takes time, labor, expertise, and money. LABOR COST EQUIPMENT RENTAL PERMIT FEES

0 0 0

35

Labor is free in that the homeowner and a few friends can assemble it without hiring a contractor. There is no plumbing. The electrical outlets are pre-wired and can be connected to the existing electrical panel by the homeowner or by an apprentice electrician.

REFLECTED CEILING PLAN KEY DUPLEX OUTLET RECESSED CAN LIGHT SINGLE POLE SWITCH DIM

SINGLE POLE SWITCH w/ DIMMER EXTERIOR LIGHT FIXTURE

DIM DIM

INTERIOR ELEVATIONS

EXTERIOR ELEVATIONS

SECURITY CAMERA

EXTERIOR OUTLET

PS96 ELECTRICAL PLAN

SECURITY CAMERA

36

In summary the PS96 offer the following benefits. It is more affordable than a traditional remodel. Its components are lightweight requiring no heavy machinery for assembly. It is less wasteful by using pre-cut materials. It is less disruptive than traditional remodel without demolition of the existing home. The PS96 is assembled using existing proven wood framing techniques that require lower skill. The easy to follow instructions do not require any construction knowledge or ability to read traditional construction documents. It can be realized in less time than a traditional remodel. All these attributes result in a cost effective way to provide architecture to the 99% in semi-urban neighborhoods. To test the proposition that the PS96 can be built at a fraction of the cost and time of a traditional one room addition, a full scale prototype is being designed and built in my backyard in Oakland, CA. The cost of the materials total $5,430 which is approximately 45% less than similar sized products on the market today.

37

Bibliography “2x4 at The Home Depot.” http://www.homedepot.com/b/2x4/N-5yc1vZ1z0ywxv. “3-D Printing ‘Ink’ Is Way Too Expensive - Feb. 20, 2014.” http://money.cnn.com/2014/02/20/ technology/innovation/3d-printer-filament/. “ADU FAQ.” http://santacruzgreenbuilders.com/ADU_FAQ.html. “Adult Children Living At Home? 5 Ways To Create A Less Stressful Existence With Your Boomerang Kids.” Huffington Post, February 28, 2013. http://www.huffingtonpost.com/2013/02/28/adultchildren-living-at-home-stress-tips_n_2733779.html. Allen, Edward. Fundamentals of Building Construction: Materials and Methods. Sixth edition. Hoboken, NJ: John Wiley & Sons, Inc, 2014. “American Family Financial Statistics | Statistic Brain.” http://www.statisticbrain.com/americanfamily-financial-statistics/. “Build Your Home with a 3D Printer.” http://www.movoto.com/blog/novelty-real-estate/3d-print-yourhouse/. “Codes, Maps and Documents ~ City of Oakland, California.” http://www2.oaklandnet.com/ Government/o/PBN/OurOrganization/PlanningZoning/s/codes/index.htm. Contemporary Prefab Houses. Cologne ; London ; New York: daab, 2007. “Cost vs. Value 2014 | San Francisco, CA.” Remodeling. http://www.remodeling.hw.net/cost-vsvalue/2014/pacific/san-francisco-ca/. “DUS Architects’ 3D Printed Canal House ‘Breaks Ground’ in Amsterdam DUS 3d Print Canal House - Gallery Page 2 – Inhabitat - Sustainable Design Innovation, Eco Architecture, Green Building.” http://inhabitat.com/dus-architects-3d-prints-canal-house-prototypes-in-amsterdam/dus-3d-printcanalhouse3/. Field-Lewis, Jane. My Cool Shed: An Inspirational Guide to Stylish Hideaways and Workspaces. London: Pavilion, 2012. “Get Rental Income from Your Home | Bankrate.com.” http://www.bankrate.com/finance/retirement/ get-income-from-accessory-dwelling-units.aspx. Gleason, Chris. The Versatile Shed: How to Build, Renovate and Customizeyour Bonus Space. First edition. Cincinnati, Ohio: Betterway Home, 2012. “Home Construction - Project Length, Time Estimates, & Tips.” zotero://attachment/10/. “Interactive Planning and Zoning Map.” http://mapgis.oaklandnet.com/planmap/index.aspx. Kaufmann, Michelle. Prefab Green. 1st ed. Layton, UT: Gibbs Smith, 2009.

38

“Multigenerational Households on the Upswing - NYTimes.com.” http://www.nytimes. com/2013/12/15/realestate/multigenerational-households-on-the-upswing.html?_r=0. “NAHB: New Construction Cost Breakdown.” http://www.nahb.org/generic. aspx?genericContentID=169974. Panero, Julius. Human Dimension & Interior Space: A Source Book of Design Reference Standards. New York: Whitney Library of Design, 1979. Quale, John D. Sustainable, Affordable, Prefab: The ecoMOD Project. Charlottesville: University of Virginia Press, 2012. Rowan, Gerald. Compact Cabins: Simple Living in 1,000 Square Feet or Less. North Adams, MA: Storey Pub, 2009. Serrats, Marta, ed. 150 Best Eco House Ideas. New York: Collins Design, 2010. “SIPs Construction Details | SIPA - Structual Insulated Panel Association.” http://www.sips.org/ technical-information/sips-construction-details. Smith, Ryan E. Prefab Architecture: A Guide to Modular Design and Construction. Hoboken, N.J: John Wiley & Sons, 2010. “Structural Insulated Panel Detail Drawings | Premier Building Systems.” http://www.premiersips. com/product-resources/details/. “Structural Insulated Panels | RAYCORE DO IT YOURSELF FRIENDLY SIPs.” http://www.raycore.com/ diy.php. Tanney, Joseph, and Resolution: 4 Architecture (Firm). Modern Modular: The Prefab Houses of Resolution: 4 Architecture. First edition. New York, New York: Princeton Architectural Press, 2014. Tugend, Alina. “It’s Unclearly Defined, but Telecommuting Is Fast on the Rise.” The New York Times, March 7, 2014. http://www.nytimes.com/2014/03/08/your-money/when-working-in-your-pajamasis-more-productive.html. “Typical House Additions.” Home Guides | SF Gate. http://homeguides.sfgate.com/typical-houseadditions-8627.html. “What Is a Sears Modern Home?” http://www.searsarchives.com/homes/index.htm. “Why 3D Printing Is Overhyped (I Should Know, I Do It For a Living).” http://gizmodo.com/why-3dprinting-is-overhyped-i-should-know-i-do-it-fo-508176750.

39

The following research and investigations represented through conceptual and informational drawings led to the development of the PS96.

CONCEPTUAL INSPIRATION: SEARS CATALOG HOUSE, PRE-FAB, WIKI-HOUSE, RURAL STUDIO 20K HOUSE

40

Precedent Case Study: Sears Catalog Home 370 designs Ann Arbor, MI

Des Plaines Downers Grove Aurora Elgin, IL Janesville, WI

>100,000 units sold between 1908 - 1940

Arlington, VA Carlinville, IL Cincinnati, OH

Loan defaults of $11 m ($118 m in 2013) during the Great Depression ended home kit sales

Annual Median Income Car Price

Kit Home Unit Cost

Houston, TX

1908

2013

$200 - 400 ($21,500 in 2013)

$52,100

Ford Model T, $850 ($21,500 in 2013)

Ford Focus $16,000

$650 - 2,500 ($17,000 - 66,000 in 2013)

LV $6,900 - 46,950

TREND

Delivery Method 25 tons of material 30,000 parts

+

Installation pre-cut lumber saves up to 40% in construction cost carved staircase nails

asphalt roofing

Technology / Innovation

drywall

standard dimensioned lumber

steel post & beam structure

electricity

balloon framing central heating

indoor plumbing

glulam timber

OSB

?

+

41

Housing Production Statistics Prefabricated housing can be categorized into modular, mobile (HUD code), production builder, and panelized.

● 63% of all new housing built by builder / dealer ● 56% panelized ● 33% production is onsite building ● 7% modular ● 4% HUD code mobile Highway and Rail Network

Mobile Home 80 companies operating 250 factories Similar to modular but generally lighter construction and with metal chassis as part of the floor system In 2008, 82,000 units were sold Modular 225 modular home manufacturers Made in boxlike sections, multisection units, and stack-on units Up to 95% complete when they leave factory Sold directly or through local builders or builder / dealers, in 2008, 127,000 units were sold Production Builders Produce single family homes and low rise multifamilies More than 95% of the 7,000 large production builders use prefabricated roof trusses Use of prefab floor trusses and wall panels are growing due to site labor and construction loan costs Sell directly to buyers In 2008, 622,000 units were sold Panelized Largest and most diverse of the U.S. housing arena Includes log home kits, mass merchandiser chains, local lumber yards, home centers, producers of alternative systems such as light gauge steel, SIPs, ICF Sell through builders and builder / dealers In 2008, 3,500 panelizers sold over a 1,000,000 units Component Manufacturers Operate facilities and make components mostly for production builders 96% make roof trusses 90% make floor trusses 60% make wall panels 6% machine and prehung doors In 2009, there were 2,100 component manufacturers

Special Unit Manufacturers Produce commercial structures of all types 170 companies that build 777 structures per year Sell direct or through dealers, leasing units Output is built to commercial building code and includes classrooms, offices, banks, hospitals construction offices, equipment shelters, restaurants, kiosks, jails, airport terminals, strip shopping centers Fast growing industry In 2007, produced 382,000 units Source: Prefab Architecture, A Guide to Modular Design and Construction, Ryan E. Smith

42

Basic Demographics

Total U.S. Population Urban Rural

1900 76,000,000

1950 150,000,000

2000 270,000,000

40 Percentage Number 30,200,000

64 96,500,000

76 222,400,000

60 Percentage Number 46,900,000

Average Height

Men Women

Family Size Life Expectancy Median Income, Unadjusted, Dollars Median Income, Adjusted to 2012 Dollars General Housing Characteristics

New Home Price, Unadjusted, Dollars Home Price, Adjusted to 2012 Dollars Type of Purchase Ownership Rate, Percentage Total Housing Units Number of Annual Housing Starts Single Family Unit, Percentage of Housing Starts Average Size (starts only), Square Feet Stories, Percentage

1 1.5 or 2 2 or more

Bedrooms, Percentage

Less than 2 2 3 4 or more

Garage, 2 car, Percentage Bathrooms Basic New Housing Construction Statistics, Late 1900s, Percentage

Species of Lumber

76.7

490 13,309

3,319 31,230

45,000 59,253

2.59

---

11,000

200,000

---

103,504

263,346

cash

FHA mortgage, 4.25% (few options)

8% (many options available)

46

55

67

16,000,000

43,000,000

107,000,000

189,000

1,950,000

1,540,000

65

85

80

2,000

86

48 49

100

100

14

66 33

---

---

65

0 or 1

1.5 or less (96%)

2.5 (53%)

7 63 30

Gable Hip Other

63 36 1

8' 9' 10'

54 29 8

2x4 @ 16 o.c. 2x4 @ 24 o.c. 2x6 @ 16 o.c. 2x6 @ 24 o.c.

73 5 17 3

Patio Doors Exterior Doors Windows Fireplaces

1.2 2.3 14.5 1.2

Lumber Wood Trusses Wood I-Joists

62 9 28

2x8 2x10 2x12

8 70 21

Plywood OSB Board

37 30 6

Basement Crawlspace Slab

34 11 54

Plywood OSB Foam Panels Other

11.2 44.2 24 20.6

Age of Home (Percentage of Housing Stock) 76 years or older 56 to 75 years 25 to 55 years 0 to 24 years

9 11 35 45

Wall Sheathing

Region (Percentage of Housing Stock)

Northeast Midwest South West

City Spring, TX North Port, FL Missouri City, TX Cedar Rapids, IA Bellevue, NE Rochester, MN Warner Robins, GA Enid, OK Casas Adobes, AZ Sioux Falls, SD St. Charles, MO Idaho Falls, ID Bossier City, LA Tallahassee, FL Murfreesboro, TN Conway, AR Rock Hill, SC Jonesboro, AR Fargo, ND Dale City, VA Iowa City, IA Rio Rancho, NM Johnson City, TN Raleigh, NC Bismarck, ND

Median home sale price, 2011 $98,214 $86,000 $145,690 $113,000 $124,000 $136,500 $115,000 $92,950 $135,000 $129,950 $144,000 $118,176 $127,000 $122,400 $139,267 $139,000 $119,000 $125,000 $150,000 $200,000 $168,750 $165,128 $126,800 $174,000 $164,400

From the September 2012 issue Source: Onboard Informatics, actual sales collected from county and municipal assessors' offices. Only includes sales within city boundaries. Only cities where there were more than 100 home sales in 2011, and that were experiencing job and population growth, were considered. No more than 2 places within a state, and no more than 1 place within a county could qualify.

Here are cities from the Best Places database with some of the highest median family incomes. Rank 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

City Bethesda, MD Greenwich, CT Palo Alto, CA Newport Beach, CA Lower Merion, PA Ashburn, VA Newton, MA Hoboken, NJ Brookline, MA Fairfield, CT Arlington, VA Ellicott City, MD Johns Creek, GA Naperville, IL North Hempstead, NY The Woodlands, TX Wayne, NJ Carmel, IN Flower Mound, TX Clarkstown, NY West Bloomfield, MI Highlands Ranch, CO Catalina Foothills, AZ Eden Prairie, MN Sandy Springs, GA

Median family income, 2011 $184,606 $167,502 $163,661 $156,928 $153,309 $146,093 $145,639 $140,780 $139,756 $136,808 $132,580 $132,197 $128,552 $123,511 $122,280 $122,091 $120,909 $120,714 $119,251 $118,887 $118,429 $117,523 $116,997 $116,085 $113,929

From the September 2012 issue Source: Census data, Onboard Informatics projection/aggregation. Only two places per state could qualify.

11 10 9 8 7 6 5 4 3 2 1

One or more fireplaces Eat in Kitchen Home less than 5 yrs old Stainless Steel Appliances Kitchen Island Ensuite master bath Hardwood floors Granite countertops Walk-in closet in master bedroom New Kitchen appliances Central air conditioning

19 24 37 20

Percentage of buyers willing to pay more 40 40 40 41 48 49 54 55 60 69 69

Source: http://www.usatoday.com/story/money/personalfinance/2013/04/28/24-7-home-features/2106203/ 4/28/2013

What Women Want in a Home 11 10 9 8 7 6 5 4 3 2 1

Big closets Jetted bathtub Location Security Great place for socializing Dedicated laundry room Low maintenance Separate master-bath shower and tub 2 car garage A great kitchen A smart layout

http://realestate.msn.com/11-things-women-want-in-a-home

http://money.cnn.com/magazines/moneymag/best-places/2012/top25s/housing/

54 34

6 29 65

Foundation Type

Rank 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25

Buyers Willing to Pay Extra to Have

Top-Earning Towns

Residents who buy real estate in these cities from the Best Places database see their incomes go the furthest.

12

4:12 or less 5:12 to 6:12 7:12 or greater

Floor Sheathing

Geographic Distribution by Region (1995)

68.2

Rafters I-Joists Wood Truss

Size of Floor Lumber

Age Distribution of Existing U.S. Single Family Homes (1995)

70 64.5

3.38

39 23 37

Ceiling Height

Floor Framing

69.8 64.2

4.6 47.8

27.6 71

Roof Shape

Wall Openings (Number of)

66.9 ---

Plywood OSB

Roof Framing

Wall Framing

24 59,100,000

Southern Yellow Pine Douglass Fir Others

Roof Sheathing

Roof Pitch

36 54,800,000

Affordable Homes

“Typical” Single Family Unit

THE TYPICAL HOUSE: HOW IT IS CONSTRUCTED, SIZE, COST & WHAT HOMEOWNERS VALUE

Amount willing to pay extra 1,400 1,770 5,020 1,850 1,370 2,030 2,080 1,620 1,350 1,840 2,520

43

HIGH

EXISTING

Investment in MONEY

Costs of Traditional Remodel / Addition $80 -130 per SF Architect fees, 5-15% of construction cost Contractor, labor costs Clean up, removal of material Permit fees

Investment in TIME

PRODUCTS ON MARKET

Construction Time Can take months to design, construct, and finance

k5 The K5 by kitHAUS. 100 square feet of space. All the style you expect from kitHAUS in our smallest size kitHAUS k5

A site-built kit that consists of a bolt-together aluminum structural framing system with SIPs (structural insulated panels) for floors, walls and ceiling

Length

10'-0"

Width

10'-0"

Height

9'-10"

Ceiling Height

7'-11"

Permits

Permit exempt in most locations

Insulation

Floor, walls and roof are SIPs which are full insulated. All glass is dual glazed with a low•E coating for better thermal performance

Foundation

Does not require a foundation in most applications

Assembly

Our professional installation team can assemble your kitHAUS in a matter of days. Inquire for pricing

Electrical

Comes with wall-mounted electrical outlet and data port as well as a switched center ceiling outlet and exterior fixture

Interior

Finished Ipe wood plank floor. Natural maple plywood and walls. Leave natural or paint ready

Exterior Finish

Horizontal Ipe wood siding on front and sides, aluminum slatwall on back wall for storage and corrugated galvalume roof

Price

$25,000

Accessories

Canopy

$1,533

Deck + Step

$4,545

$20,985

Louver Doors $2,442

LOW

Investment in MONEY

Specialization Requires heavy machinery, work force, expertise

$9,116

k itHAUS

.com

COMPLEXITY of Realization

$16,945

$13,133

PROPOSED

QTY 2 2 Varies

ITEM 2x4x2 7/16 x 4 x 2 OSB Nails

WEIGHT (lbs) 5.5 20 Varies 20.5

COST 1.35 4.90 1.00 7.25

QTY 2 2 Varies

ITEM 2x4x4 7/16 x 4 x 4 OSB Nails

WEIGHT (lbs) 11 40 Varies 51

COST 2.70 9.80 2.00 14.50

QTY 2 2 Varies

ITEM 2x4x6 7/16 x 4 x 6 OSB Nails

WEIGHT (lbs) 16.5 60 Varies 76.5

COST 4.05 14.70 3.00 21.75

QTY 2 2 Varies

ITEM 2x4x8 7/16 x 4 x 8 OSB Nails

WEIGHT (lbs) 22 80 Varies 102

COST 5.40 19.60 4.00 29.00

Lower Cost Target price less than $10,000

Investment in TIME

Shorter Construction Time Can be assembled in days

COMPLEXITY of realization

DIY Low skill, lightweight and requires less people needed to assemble

COST BENEFIT ANALYSIS OF PS96

44

Assembly Study 01

Assembly Study 02

Assembly Study 03

Assembly Study 04

1:2 ratio

CONCEPTUAL DIAGRAMS

45

The following are some design and construction drawings which describes the PS96 and its evolution.

PROPOSED SITE

SECTION 01 (EXISTING)

BROOKLYN AVE

SCALE: 1/16” = 1’ - 0”

+130’

MONTCLAIR AVE

PROPOSED SITE SECTION 02 (EXISTING)

ZORAH ST

SCALE: 1/16” = 1’ - 0”

01 114

112

110

108

106

02

02

102

ZORAH ST

MONTCLAIR AVE

104

100 98

96 94

92

90

88 86

84 82 80 78 76

BROOKLYN AVE

74

D LV

KB

01

SITE SECTION & VICINITY PLAN

R PA

SCALE: 1/16” = 1’ - 0”

46

ROOF PLAN (EXISTING) NTS

PROPOSED AREA

KITCHEN

UP

PLAYROOM

BEDROOM LIVING

BEDROOM

UP

DINING

STUDY BATHROOM

ENTRY PORCH

MAIN FLOOR PLAN (EXISTING) NTS

UP

GARAGE

BASEMENT FLOOR PLAN (EXISTING) NTS

47

DN

DN

DN

PROPOSED SITE PLAN

PROPOSED SITE

48

DESIGN & STUDIES / ITERATIONS

VERSION 1

49

VERSION 1 EXPLODED AXON

50

PANEL / FRAME ASSEMBLY

WALL ASSEMBLY, TYP. 4 x 8 - 1/2” plywood 2 x 4 @ 16” o.c. 4 x 8 - 1/2” plywood, trimmed

Plywood Thickness and Weights: Sanded 1/4 3/8

FRAME 4x8 2x8 4X4 4X8

FLOOR ASSEMBLY, TYP. 4 x 8 - 3/4” plywood 2 x 8 @ 12” o.c. Concrete pier

PRELIMINARY ASSEMBLY & MATERIAL STUDY

Nominal Thickness 1/2 5/8 3/4

1-1/8

Actual Thickness 15/32 19/32 23/32

1-1/8

1/4

11/32

22.0

Approximate weight per 4x8 sheet 28.5 40.6 48 60.8

84.5

51

52

Location 01

VERSION 1 SITING ANALYSIS

Location 02

Location 03

53

ASSEMBLY IN SITE CONTEXT

(E) FENCE

(E) FENCE (E) RETAINING WALL

(E) RETAINING WALL

INTERIOR EXISTING HOUSE

54

144x

48x

VERSION 1 ASSEMBLY INSTRUCTIONS, SIPS WAS CONSIDERED DUE TO EASE OF ASSEMBLY

6 inch

960x

4 inch

16 d

X 8d

POPUP

96x

55

1

2

3/8"-1/2" PREMIER MASTIC TYPICAL EACH SIDE AND TOP

PREMIER WALL PANEL

8d NAILS @ 6" O.C. OR EQUIVA V LENT EACH SIDE. VA U.N.O.

STA T NDARD TA ELECTRICAL CHASE (STA T NDARD HEIGHTS TA ARE 16" AND 45" FROM BOTTOM OF PANEL)

HELPFUL HINT: SLIGHTLY CHAMFER TOP OF 2x OR WOOD MEMBER

PANEL TO PLA LAT LA ATE CONNECTION

3

4

48x

56

PREMIER SCREWS @ 24" O.C. T PICAL U.N.O. TY

8d NAILS @ 6" O.C. OR EQUIVALENT EACH SIDE. U.N.O.

CONTINUOUS PREMIER MASTIC T PICAL EACH SIDE TY

CONTINUOUS PREMIER MASTIC TYPICAL EACH SIDE

(3) 16d NAILS INTO VERTICAL PLA LAT LA ATE

STANDARD ELECTRICAL CHASE TOP PLA LAT LA ATE

GYPSUM WALL BOARD PER CODE REQUIREMENTS PRE-DRILL TOP AND BOTTOM PLA PLAT ATES FOR ELECTRICAL CHASES PRIOR R TO INSTALLING WALLS

WALL PANEL CORNER CONNECTION INSTALL HORIZONTA T L 2x TA FIRST

PREMIER MASTIC TYPICAL EACH SIDE AND TOP.

8d NAILS @ 6" O.C. OR EQUIV. EACH SIDE. U.N.O.

FIELD INSTAL T L TAL PANEL TOP AND BOTTOM 2x IN PANEL.

8d NAILS @ 6" O.C. OR EQUIV. EACH SIDE. U.N.O.

PREMIER WALL PANEL

5

INSTALL VERT R ICAL RT 2x SECOND

T PICAL OPENING FRA TY R MING RA

fold

8

7

fold

fold

fold

57

6

58

9

11

10

59

VERSION 2

60

VERSION 3: RECESSED DOORS, POPOUT WINDOW SHADE, NO ROOF OVERHANG

61

OPEN

FOLD

CLOSED

ALIGN SIDING & DECKING

OPEN

FOLD

1 X 4 TO MATCH SIDING & DECK 2 X 4 WITH NOTCH FOR LEG PIN CONNECTION SECURE TO DECK WITH PIN

1 X 4 TO MATCH SIDING & DECK 2 X 4 WITH NOTCH FOR LEG PIN CONNECTION SECURE TO DECK WITH PIN

VERSION 4 SHOWS A SECURITY SCREEN THAT UNFOLDS TO FORM A CANOPY

CLOSED

WITHOUT SCREEN ALIGN SIDING & DECKING OVERHANG BENCH

WITHOUT SCREEN OVERHANG BENCH

62

A

- the wall needs to be 4’ high max - 6” thick

B

- the wall needs to be 1’ - 6” high max - 6” thick

C

- the wall needs to be 1’ high max - pressure treated wood

SITE PREPARATION FOR FINAL DESIGN: EXISTING RETAINING WALL THAT WAS REPLACED

63

SITE SECTIONS

64

NEW PT RETAINING WALL

2x4 DECK SURFACE 2x4 BEAM 2x4 LEDGER, DECK WILL BE SUPPORTED w/ 4x4 POSTS J BOLT OR SIMILAR USED TO ATTACH LEDGER FOR DECK

SECTION A-A thru RETAINING WALL, DECK, SHED SITING STUDY

65

SCALE: 1/2” = 1’ - 0”

SCALE: 1/2” = 1’ - 0”

SECTION IN CONTEXT

66

SCALE: 1/2” = 1’ - 0”

EXISTING CONCRETE STEP AT BACK DOOR

SECTION & DETAIL: CONNECTION OF HOUSE, DECK & PS96

67

SCALE: 1/2” = 1’ - 0”

SCALE: 1 1/2” = 1’ - 0”

DECK CONNECTION DETAIL

68

PROPORTION STUDY OF FINISHED CEILING HEIGHT

69

PROPORTION STUDY IN CONTEXT

70

FLOOR RAMING STUDIES

71

FRAMING STUDIES

72

DOOR & WINDOW STUDIES

73

AWNING (CRANK) BLACK ALUMINUM FOR BOTH DOORS & WINDOWS

DOOR & WINDOW STUDIES

74

CEDAR SIDING OVER RAINSCREEN

T1-11 SIDING OVER RAINSCREEN GUTTER & DOWNSPOUT

T1-11 SIDING OVER RAINSCREEN

CEDAR SIDING OVER RAINSCREEN CEDAR SIDING OVER POLYCARBONATE WINDOW

FINAL DESIGN ELEVATIONS & SECTIONS

B-B

75

DETAIL 2 DETAIL 2

SECTION B - B SCALE: 1/2” = 1’ - 0”

”

DETAIL 1 DETAIL 1

SECTION A - A

SECTION A - A SCALE: 1/2” = 1’ - 0”

SCALE: 1/2” = 1’ - 0”

FINAL SECTIONS IN CONTEXT

76

DETAIL 4 SCALE: 6" = 1' - 0"

CONSTRUCTION DETAILS

77

DETAIL 8 SCALE: 6" = 1' - 0"

DETAIL 3 SCALE: 6" = 1' - 0"

78

DETAIL 6 SCALE: 6" = 1' - 0"

DETAIL 5 SCALE: 6" = 1' - 0"

79

50 MIL SNAP-ON DURO-LAST VINYL ROOF MEMBRANE CANT FLASHING OVER MOISTURE BARRIER REVEALSHIELD MOISTURE BARRIER 3/4" PLYWOOD FLASHING OVER MOISTURE BARRIER 1/2" VINYL BATTEN L VENT STRIP OVER BATTEN 1 X 3 CEDAR SIDING 1/2" PLYWOOD SHEATHING

3

4"

3 1/2" RIGID INSULATION

2X6 2X4

1/4" BIRCH PLY. R-13 DENIM INSULATION

8'

2X4

1/2" BIRCH PLY.

1/2" BIRCH PLY. 15# KRAFT PAPER 3/4" SUBFLOOR 2X4

REVEALSHIELD OVER FLASHING FLASHING

4X6

L VENT STRIP

3

4"

3 1/2" RIGID INSULATION

DETAIL 1 SCALE: 6" = 1' - 0"

80

50 MIL SNAP-ON DUROLAST VINYL ROOF MEMBRANE

MIN. 0.25 / 12 SLOPE

CONTINUOUS BEAD CAULK STRAP STRIP MASTIC FLASHING OVER MOISTURE BARRIER REVEALSHIELD MOISTURE BARRIER 1" AIRSPACE L VENT STRIP OVER BATTEN

41 4"

2X4 6"

1/2" BATTEN 1/2" T1-11 EX STYLE GUTTER, SIZE 4 & DOWNSPOUT

1/4" BIRCH PLY.

1/2" CDX PLYWOOD

2X4 1"

1/2" BIRCH PLY.

4"

2X4

1/2" BIRCH 3/4" SUBFLOOR

REVEALSHIELD MOISTURE BARRIER OVER FLASHING

2X4

SHEET METAL 4X6

2 X 2 BATTEN FLASHING L VENT STRIP

1

2"

RIGID INSULATION

DETAIL 2 SCALE: 6" = 1' - 0"

81

POSSIBLE PROGRAM USES

82

CONSTRUCTION PHOTOS

83

84