Following up on our previous entry on corner connections which dealt mainly with exterior corners, we can look at intersections between interior and exterior walls, often referred to as T-Walls. These connections create some of the same issues. There is a need for support at the corner structurally and as a connection point for interior finish material. Traditional framing accomplishes this using two additional studs in the cross wall to provide nailing corners for interior finishes. (Figure 1) When the cross wall is an exterior wall, the same issues of maximizing insulation in the exterior wall applies. The additional studs can create an insulation void as well as unnecessary use of additional wood studs.
In a room with drywall finishes, one of the most economical and efficient methods of solving these issues is to install drywall continuously on the cross wall prior to installing the T-Wall studs. (Figure 2) This can be accomplished before the cross wall is built or the connecting stud can be left out or loose until after the drywall on the cross wall is installed. This is a technique that is often used in steel stud framing.
When it is not practical to install the cross wall drywall first, blocking can be used to provide finish support at corners. When the T-Wall is 2 x 4 construction, a 2 x 6 installed within the cross wall can accomplish this. (Figure 3) As this is only there to create a nailing strip, scrap salvaged from roof sheathing, floor decking or other areas can be substituted for the 2 x 6. Also, since the 2 x 6 is not there as structural support, it does not have to be continuous as long as it provides nailing points at least every 24″ o/c.
Further efficiency can be achieved using scrap lumber, 2 x 4 cutoffs, scrap roof and floor sheathing, etc. to create a ladder effect to provide nailing points. (Figure 4) Drywall clips are also a solution, as previously discussed.
These things require planning, but are easily accomplished.
Easterday Construction Co., Inc. will be making every effort to use these more efficient corners for T-Walls on projects as we go forward. Preferably the bypass method, but using salvaged lumber when this isn’t possible. This is Green that saves Green!
Summary
There are several ways we can improve the efficiences in the framing of outside corners. A California Corner is one designation for a wood framing pattern that rotates one of the three studs in exterior corners. On exterior walls this allows insulation to proceed all the way to the corner rather than creating an insulation void.
Tuesday was Crane Day in Monterey. We shut down the 6000 block of Main Street for a few hours in the morning as we lifted the roof panels into place for the First National Bank of Monterey(FNBM) Annex project.
The panels are 2′ wide by 40′ +/- in length making them somewhat unwieldy to handle, but minimizing the number of splices required. Fewer splices will mean less maintenance over the life of the roof.
The crane was set up in front of the bank and we closed the street for several hundred feet in both directions. Forklifts were used to maneuver the panels around to where the crane could pick them up. The lengths made the use of a spreader bar and tag lines necessary. We reviewed safety issues with our crew and our Safety Officer, Will Pearson, went down to make sure things were done correctly. We took extra effort to contact all the affected businesses so they were aware of the situation. The Town of Monterey took advantage of the situation and cleaned the street while we had it shut down. It ended up only taking about three hours in the morning so we were done and the streets were open before the noon “rush hour”. It was St. Patrick’s Day after all!
We are installing an BMC MR-24 Roof on this building. FNBM already has this roof on the last addition and has appreciated its weathertightness and low maintenance. The conditions we have on this building allow us to install the panels with limited splices and only two roof penetrations. This should be an exceptionally tight roof as well.
MR-24 qualifies as an economical and environmentally sound solution due to the use of recyclable material and its design allowing minimal heat transfer. We installed two layers of insulation for a total rating of R-38 in the roof.
We are also installing MR-24 over an existing area of flat roof on the existing bank building. this should solve some leak problems they have experienced as well as providing some additional insulation. The MR-24 has a somewhat reflective finish which will help reduce heat gain in the summer.
Update 4-2-09: Jeff Kenney at the Culver Citizen picked up this post and reprinted it. Hey, we’re almost famous!
Pocket Towns (copyrighted) are a concept I ran across in an article in the January 2009 issue of Professional Builder Magazine. (Read Article Here.) They are high density housing on smaller lots (less than 3000 sf). The homes are pushed to the front and have as little as 5′ side setbacks. Living space varies from 950 sf to 2400 sf with a mix of one and two story homes. Read more about them on BSB’s website here.
Becky and I were in Tampa a couple of weeks ago. Becky had a conference and I tagged along. I didn’t see the new pocket town neighborhood discussed in the article, but I saw some of the old Tampa neighborhoods that it was modeled after. Somewhat narrow brick streets with granite curbs.
(I’m still trying to figure out how granite curbs were affordable in central Florida at the turn of the century when there wouldn’t be a quarry within hundreds, if not a thousand miles.) At the end of the block was a library and a service station. Across that intersection were small shops and a neighborhood grocery store.
These homes were built on an alley system with no garages or off street parking on the front. Parking was allowed on one or both sides of the street, but the streets were pretty narrow when there were cars parked on both sides. Having an alley also allows for utilities to be moved to the back side of the property. Optimally they would all be buried, but that is usually cost prohibitive and rarely seen in older neighborhoods. Some of the homes had parking in the rear or even a garage accessed from the alley.
Part of the Green initiative is a move towards smaller homes and more efficient use of the landscape. The USGBC gives points toward LEED certification for efficient use of land. Notice the return of the front porch which I discussed here previously.
The streets themselves were interesting too. In our area, the recommended construction for brick streets have the streets crowned towards a concrete curb and gutter. This allows storm water to run on the concrete gutter in lieu of across the brick where the brick surface would be eroded and the sand between the brick would be washed away. Florida is so flat and sandy that very little of the water runs off anyway, so the gutter line isn’t as important. The brick streets act as a solid driving surface yet a somewhat pervious surface to absorb storm runoff.