Tiny Houses

11 December 2014

3_promotional_pencils_(ubt)

You might think that construction costs are all that we have to worry about. Not true. There are many and varied expenses that make up the cost of a development project, whether tiny or not.  We’ll have to consider this entire checklist:

•   The cost of the land;
•   A survey;
•   The Minim plans;
•   Architect fees to help with zoning code compliance, permitting and contract administration;
•   Site engineering;
•   Permitting fees;
•   Legal fees to purchase the land and sell the house;
•   Title, recording fees and transfer taxes;
•   Holding costs including property taxes, water, sewer and interest on a construction loan;
•   Insurance;
•   Earthwork;
•   Concrete foundations;
•   Utility hookup fees;
•   A crushed gravel, paver or concrete driveway and a curb cut to the street;
•   The house;
•   Appliances, including stove, refrigerator, dishwasher and washer/drier;
•   The deck and stairs; and
•   Landscaping, including the removal of a very large tree at the corner of the site.

We’ll have to consider all of these before we set a sales price. Affordable is the goal.  I’m going to sharpen my pencil now.

8 December 2014

Creeping

I’ve been silent I know. The timeline for the tiny house is far from tiny. Progress is creeping along.

About six weeks ago our construction drawings were completed. This set of drawings includes everything either a contractor or manufacturer needs to know in order to price the site work and the house itself and consists of:

•   a site plan;
•   a foundation plan and foundation details;
•   the house plan with attached deck;
•   a reflected ceiling plan, primarily showing lighting;
•   a roof plan;
•   four elevation drawings;
•   four internal sections;
•   detailed wall sections;
•   bathroom elevations, showing the location of shower, toilet, sink , mirrors, etc;
•   a finish schedule;
•   a barn door detail (for the bathroom door); and
•   a bed and floor detail.

Since the house is small, we decided to pick very good finishes, including beautiful tiles for the bathroom, lots of built-ins for storage, a gorgeous appliance package, high-quality windows,  great light fixtures, a lovely wooden floor and even a bed. We’d like the house to be a perfect gem and wanted to see what we could afford. We sent the drawings to a manufacturer to price the house itself and also to a local contractor to price the foundation and site work. Alas, both were much too expensive. Rather than value engineer (reduce the quality of fixtures and  finishes), we decided to send the drawings out again, this time for a bid from a group of smaller contractors, all who would build the house from ground up. Keep in mind that each contractor must get prices for not only the materials they will have to purchase, but also sub-contractors they will employ (such as electricians and plumbers), so it takes time to put a bid together.

And so we wait again.

13 October 2014

Shane & I - Wall 1 As an art director in the film industry, my job takes me from city to city. It’s been hard in the last few years to feel like I really belong anywhere. I walked away from my belongings and apartment in Los Angeles in late 2011, and since then had only been back for three to four weeks at a time before leaving again. Lots of life-altering events occurred in the fall of 2013 and at the beginning of 2014, I again found myself on the road in New Orleans for another movie. At this point, I had just decided I was over leases, rent, and not living in a space I was paying for so I put all of my stuff into a storage unit. I bought an SUV and stuffed into it only what I needed – clothes, some electronics, work gear, a few cooking supplies, and my wiener dog.

This life on the road taught me how to live small and I honestly forgot about that couch from Ikea I enjoyed changing the color of every few years or that useless shelf I bought to fill an empty corner of my LA living room. Still confused about where to go next in life and not sure where I wanted to end up, I came across an article a friend posted about a young couple who built a tiny home on wheels and went off the grid, free from a mortgage/rent. As someone who has quite the hefty student loan to pay back and probably would never be able to afford a house in LA until he was 45 anyhow… I quickly became obsessed and read everything I could get my hands on from e-books, to blogs, to store purchased items. I originally thought I’d buy a piece of land and build a little 500 sq ft home, though, after visiting a friend in Jackson, MS one weekend, I stepped inside one of his friends tiny homes on wheels that was only 14’ long and was hooked. I remembered spending time with my dad while he was working away in NC living in an RV and those tree houses my brothers and I spent a lot of time in as a kid… there was something special about those small little places… something I felt the near thirty year old in me needed.

image[5]

My line of work has been one that luckily allows me to be around design daily. I can draft and draw myself, so the design phase took off quickly. My father was a builder / wood worker and had my brothers and I doing projects very frequently growing up – so I thought with a little refreshing, it would all come back. With each step of the way, the initial plans, the model, the render, etc – it all came in handy; preplanning was key. My show in NOLA was ending and I had just been hired on a show back here in Pittsburgh, so I decided to order a 20’ tiny home trailer and just go for it – building it in my late father’s garage. It seemed like the perfect place – he has every tool known to man, it’s a good scale, and it has allowed me to be spend weekends with my family and get closer with my middle brother. I decided to hire a moving company to bring all of my stuff back from LA and when it arrived, I invited my 19 year old cousin over whom had just bought a house and had nothing… I gave him 80% of what I owned – It felt liberating.

The build began in early August 2014 and will continue throughout the spring of 2015. I’ve decided that I need to take this adventure on my own with the occasional help of my brother or a friend. I remember having ambitions as a teenager that someday I wanted to build my own home and now I’m doing that. I will surely hire a hand or two for the over-my-head electric and plumbing work, but for the skills that are just a You-Tube link or a book read away… I’ll make my own attempt to keep it all relative.

You can keep track of Shawn’s adventure on his own journal.

27 August 2014

1280px-Lotyšské_etnografické_muzeum_v_přírodě_(91)

What’s it going to take to ground Minim?  Typically a structural engineer would design the size of footings, and test borings would be drilled to ensure that the footings are on solid ground. But because Minim is so small, and doesn’t weigh very much, we are going to take a simpler approach. We’ll assume a 2000 lb bearing capacity (which is very low), and set the house on poured spread footings that are three feet wide and one foot deep. Chad will draw a foundation plan and check it quickly with a structural engineer. Once the contractor has started digging, if we find unexpected conditions on site,  we can always pour a little more concrete.  We think this will prove to be more cost effective.  Test borings could cost around $1000.  Better to save that money for extra concrete if should we need it!

25 August 2014

Now that we have our survey, we’re going to finalize adjustments to the floor plan. The original Minim is twenty-two and a half feet long by eleven feet wide. We’re going to stretch ours a little bit (to maximize the space we have on our site) to a HUMONGOUS twenty-eight foot long by twelve feet wide.  Our total square footage will be 336 square feet versus the 247.5  square feet of the original.

You might remember that we chose Scheme A -1 for our site plan.  Here it is again …

Scheme-A-11-1024x661

And here is the original Minim plan.

Minim Floor Plan

We’re going to be making some changes to the original plan for a number of reasons.  First, the increased size and the orientation of the house on the site will require some changes. And second, we heard some requests at our brainstorming sessions which we are going to heed. Changes will include:

•  a deck
•  french doors leading out onto the deck
•  a window on the office platform, facing the street
•  a pantry next to the kitchen, for added storage
•  a washer/dryer
•  a full range instead of a recreational vehicle model
•  a separate shower in the bathroom
•  a through the wall mini-split heating and cooling system

13 August 2014

e-code

223 N.Atlantic Avenue is located in an R1-D-H zoning district, which stands for Single Unit Detached Residential High Density District, meaning that single family detached houses are permitted in this district. Each house must meet the following site development standards:

1) The minimum front setback must 15′, but the code also permits a contextual setback to match the neighboring houses, which are 0′ on N. Atlantic Avenue. (You are probably wondering what a “contextual” setback is.  Section 925.06 B of the code addresses Contextual Front Setbacks. In a nutshell, the front setback is permitted to fall anywhere between the zoning code requirement of 15′ and the front setback on an adjacent lot, which is 0′ in this instance);
2) The minimum rear setback must be 15′;
3) The minimum side setback is 5′, but a contextual setback is allowed since the house next door has a 3′ setback as well;
4) The maximum height of a house must be 40′ and no more than three stories;
5) One off-street parking spot must be provided; and
6) One street tree must be planted for every 30 lineal foot of frontage. Since our  frontage is less than 30′ and we have to fit a curb cut into that frontage as well, we are probably going to argue for no tree.

Once all these setbacks are applied, we have just enough space left over to build Minim!

Perhaps the most frequently asked question about building a tiny house in Pittsburgh is, can it have wheels? Section 906.02 of the Pittsburgh Zoning Code treats any structure built on a chassis which is transportable as a mobile home and mobile homes are not permitted in residential districts in the City of Pittsburgh.

So all you wanna-be tiny house dwellers, you will have to ground your tiny house in Pittsburgh.

11 August 2014

B-17800

This is what our survey looks like. It’s pretty much what we expected. We’ll use this to make sure we build Minim in exactly the right location within the boundaries of our lot.  It shows us the exact location of the neighboring house. It also provides us with accurate topography along with locations for water and sewer, gas and electric hookups. The gas and water valves are at either corner of the lot and the closest utility pole is right across the street.

8 August 2014

 

BYard Cem

In a tiny sliver of a neighborhood in northeast Washington, D.C., on a tiny sliver of a wedge-shaped lot, sit four tiny houses. Before this sounds anymore like a Modest Mouse song, we’ll explain. Officially, this is “Lot 21” in the neighborhood of Stronghold, but to most people it’s better known as the site of Boneyard Studios. If you’ve been following our Tiny House Journal, you know that we’ve mentioned Boneyard at least half a dozen times. After all, it’s home to the original Minim, the tiny house model we’re building right here in the Pittsburgh neighborhood of Garfield. Minim’s designer (along with the folks at Foundry Architects) and owner, Brian Levy, lives on the lot with a few other tiny house compadres: Jay Austin, whose house is called Matchbox, and Lee Pera, the owner of what is known simply as the Pera House. Another woman, Elaine, visits D.C. often, but doesn’t live in her tiny house full-time.

D.C. zoning code requires residential units on alley lots be at least 30 feet wide, thus the houses are officially zoned as travel trailers. The D.C. real estate market is pretty pricey; demand is high and housing stock low. The lot, which sits across from a cemetery, was purchased for $31,000 and Levy, Pera and Austin were able to build their homes for approximately the same amount of money as it would cost for a downpayment for a small one or two bedroom house in the nation’s capital. Like so many other tiny housers, Levy, Pera and Austin thought where they lived mattered more than how big of a space they could own.

BYard Grouping

 

The houses borrowed ideas from marine design, where certain pieces, say, a table, serve varying roles as a desk, coffee table, island, dining table, etc. Also incorporated into each house are features, sometimes through necessity, that are environmentally friendly and off-the-grid: rain catchments, solar power, induction stoves, and ceramic water filtration. While any tiny house enthusiast worth her salt knows that Boneyard is the East Coast mecca for micro-homes, the four houses have drawn the attention of a wider audience, including the Washington Post and Dwell, among other publications. Boneyard offers monthly showcases, simply RSVP. If you can’t make it down to Washington, Boneyard’s website is chalk full of great photos, stories from the owners, FAQs and a blog. Definitely worth checking out. In the meantime, here’s a 10-minute tour of Jay Austin’s place, Matchbox. We dare you to not be inspired.

6 August 2014

Corner

A site plan on paper is good, but getting a feel for the location of our tiny house on the actual site is even better. So, one lovely, sunny morning, we trundled over to 223 N. Atlantic Avenue, site plan, measuring tape, stakes and string in hand. First we measured the width and length of the site and found it’s corners. And then, as accurately as possible (but with a fair amount of guesswork) we staked the four corners of our tiny house.

thehouse

And finally, we tried to estimate the height of our tiny house, to understand its relationship to its neighbor and to the street.

height

In a few short hours we discovered some important things.

1.  Minim is taller than we thought it would be. The site slopes up from south to north, so at the southern end, Minim’s floor could be between one and two feet above ground.

2.  The large tree at the back of the site is not ours, although its heavy branches hang over it. We are going to have to set some money aside to prune it.

3.  We need to think long and hard about how Minim meets the sidewalk. Minim’s facade is bare and uninviting. How can we give it some sexy “street appeal”?

4.  We hate the idea of giving up the side yard for a parking pad, but off-street parking is required in the City of Pittsburgh, and we are committed to following the zoning code.  We’re going to explore alternative parking surfaces that will make that pad usable as green, outdoor space since we are sure that not all tiny house owners own cars.

5.  223 N. Atlantic Avenue is a lovely place to be on a sunny, summer day.

 

4 August 2014

Scheme-A-11-1024x661

Chad reviewed Pittsburgh’s Zoning Code and presented us with seven different siting options for Minim. Some of them slid the house to the south end of the site, closer to our neighbor’s house, leaving the northern edge of the site more open. Some of them slid the house to the north of the site, closer to the vacant parcel next door. Some of them widened the house so that it spanned the entire site. And some of them added a stoop, or a porch, shifting the house further to the back of the site.

We made our final site plan selection with the following criteria in mind.

1)  We want to maximize the open-ness of the site to the north;

2)  We want to avoid filing for a zoning variance, so that this process is easy to understand for anyone who wants to do it themselves; and

3)  We want to leave a space for a garden at the rear of the site.

With this criteria in mind we’ve selected Scheme A – 1.  Our tiny house is finally taking shape!