Tag:Multi-family
Sand Hill Farm Drone Pictures
Aerial from Southwest
Les McFarland, Bourbon Town Council President, did us a solid Sunday, July 15th, and used his drone to take these (and a bunch of others) aerial pictures of Sand Hill Farm Apartments under construction. These are being used in the IHCDA application for the second phase – The Paddocks at Sand Hill Farm. This will be additional entry level housing. The application is supported by Culver’s Stellar Designation. It goes in July 30th and we’ll find out if we were successful in November.
Aerial from the Northwest
This is the kind of collaboration and connections that have been achieved due to Marshall County Economic Development Corp.’s (MCEDC) County Development for the Future meetings that brought Marshall County and all of our community leaders together to meet and discuss common goals. I would not have known Les to ask for his help without this connection. Les may or may not have helped Culver in the past before we met and shared our common goals. Now we’re embarking on Marshall County Crossroads – an effort to duplicate Culver’s Stellar success under the new Regional Stellar program. We should have an advantage as we have been collaborating between our communities for over five years.
Thanks Les! Your help is sincerely appreciated.
Simple Sound Proofing
I’ve been remiss on posting tips lately. There has been a lot going on! With the construction underway on the Sand Hill Farm apartments, I thought I would share a few simple sound proofing solutions we are using on this project. Most of these are green solutions as well as sound proofing.
2′ Stud Spacing:
First, we have used 2′ spacing on studs wherever possible. On the green side, every stud removed from the project is a savings of cost and and material. Literally hundreds of studs were removed from the project through this reduction of studs as well as doing things like using California Corners. Sound travels more easily through hard surfaces. By eliminating the number of studs we’ve eliminated the sound transfer points. On the exterior, this has the other benefit of allowing more insulation. Just as the studs transfer sound, they are more efficient at transferring heat. Every stud removed is one less heat transfer point as well. That stud space is filled with insulation. We are using 2×6 exterior wall framing which allows for additional insulation.
On the inside, it is more directly sound transfer. We have continued to use 2′ centers wherever possible. This helps sound transfer throughout the building.
Staggered Stud Walls
In the walls between the units we are not only using 2′ centers, but we are using a staggered stud wall. This is done by using 2×6 top and bottom plate and then staggering the studs from one side to the other every 12″. In the picture to the left, you can see the green (treated) 2×6 base plate and the staggered 2×4 studs attached to it. This effectively give you 2′ centers on each side and reduces the direct connection for sound transfer to the top and bottom plates. We will then weave sound batt insulation between the studs for additional sound deadening. There are a few exceptions where a 2×6 column is required, but in the majority of these adjoining unit walls, the staggered stud configuration is continuous.
Open Web Floor Trusses
The floor trusses between the first and second floor are open web trusses. Using open web trusses reduce those hard service transfer points that you would have with standard dimension lumber or even with I-joist. The other advantage to the trusses is we can increase the spacing from the standard 16″ spacing used for solid wood to 19.2″ on centers. Sound batt insulation will be placed between the trusses to further reduce sound transfer.
Sound Channels
Before the drywall is installed on the ceilings, we are installing sound dampening channels. These are Z shaped channels that run perpendicular to the floor trusses. The changes the hard surface connection to just the 3-4 square inches at each channel to truss connection. The Z shape of the channel allows some minimal flex which again will absorb some sound.
5/8″ Drywall Walls
Normal residential construction would have 1/2″ drywall on the walls and 5/8″ drywall on the ceilings. We are using 5/8″ drywall throughout. The additional mass will not only provide a more durable surface when spanning the 2′ stud spacing, but it will also help reduce sound transfer.
Sound dampening Underlayment
All of the floors on the second floor will be laminate. This was chosen after talking to several realtors. The number of people having allergy issues has increased and this has increased the popularity of hardwoods and laminate floors. Hardwood floors tend to transfer sound though. Laminates reduce that. We have chosen a laminate plank flooring that will simulate a hardwood look, but absorb more sound. In addition to this, using this material allows us to put down a sound dampening underlayment beneath the laminate planks adding one more layer of sound protection. This system has the added benefit of being nearly impermeable to water.
Sand Hill Farm in the News
Article from the March 30, 2018 Culver Citizen
We made the paper this week with our Sand Hill Farm Apartment’s project appearing in the Culver Citizen. Beth Pare and her son came out in the rain for a walk-thru this past Tuesday. Despite the rain there was still a lot of activity at the site. Drywall was being delivered as we spoke.
There’s not much doubt that the follow-thru on our Stellar 2016 application pledge of completing workforce housing helped us secure Stellar Community designation in 2017. Preliminary site work had already begun when the Stellar Site Visit occurred. Our successful Stellar designation makes this phase I of workforce housing. Our application for IHCDA funding goes in this July. We will be starting with a market study shortly and will plan for that construction in 2019.
Progress has been good this week. All but four windows are in place. Those four have been left out on the second floor until the rest of the drywall is delivered. The drywall will be place on the second floor through those openings using a boom truck. The majority of the exterior doors have been installed. The shingles are on. The interior winding stairs to the second floor bedrooms have been installed. And progress continues on Plumbing and Electrical rough-in.
Last week we had meetings with Elkay to discuss the cabinetry that they are providing. They made an additional change to include Elkay sinks in each unit. Thank you Elkay!
Sand Hill Farm Apartments Update
Second Floor Exterior Walls going up at the southeast corner of the building
A lot has happened in the last week on the Sand Hill Farm Apartment project. The first floor walls of the apartments have been placed, the second floor deck is nearly complete and they have started the installation of second floor walls. It’s great to see some blue skies today. That will make a big difference in moving things forward.
With all the wet conditions in Marshall County, we’re glad we chose the site we did. “Sand Hill” is not just a catchy moniker, it’s descriptive for the site. Part of the hill was sacrificed for backfill and it’s provided a base that has drained well in this wet period. That’s not to say our hearts don’t go out to those hurt by Mother Nature this past week. We hope everyone remains safe and the appropriate steps can be taken to prevent the stormwater events of the past week from being repeated.
Sand Hill Farm 3D
The First 3 wall panels installed February 16, 2018
As we all know, this winter has been challenging to say the least. Four 50+ degree swings so far this year. Despite that we’ve muddled along and made some progress at the Sand Hill Farm site. Most of the work has been underground, but as of last Friday, wall panels have begun to stand up on the building pad. We;re now in 3D! The erection crew worked over the weekend and about half the first floor is framed. At this rate they will make quick work of things and we’ll be weathered in before we know it.
In the picture you can see that the first three panels at the Southwest corner are in place. The panels are 2×6 framing with OSB exterior sheathing. The 2×6 framing allows for additional insulation. The 2×6 studs are on 24″ centers to reduce the areas of heat transfer for energy efficiency. California Corners (Green That Saves Green 101) were used to increase insulation as well. The window and door openings are pre-framed, so once the panels are up and the house wrap is installed, the fenestrations (our big word of the day) will be filled quickly too.
Fire Hydrant at the Southwest corner of the Building
Note the fire hydrant in the lower right of the picture. The main water lines are in place as well. We have a fire hydrant waiting on the Town to bring water to it. My understanding is that the street and utilities project should go out for bid within 2 weeks with bids due in around 6 weeks. We’ll be needing that soon! They’ve promised installation by the 1st of June.
The building will be sprinkled, so we already have the riser in place in the maintenance room for fire protection. Rough-in for that will begin once framing is complete so we can get things placed prior to drywall installation.
It’s great to see things coming together after some of the earlier struggles.
