Replies

1. 
   spinnm | May 03, 2004 11:02pm | #1

   First time I've heard modest and SF put together in the same sentence.  I'm in Abq, but can't help you out.  SF code is different from ours because of the altitude.  Not familar with it.  Is Eldorado in the city limits?  It's way out there.  You might be dealing with county or just state codes.

   Nothing special about a stick house with an almost flat roof.  Most people don't use structural vigas anymore.  Just for decoration about 4'oc.  Then decking, trusses, insulation, more decking, roofing.  If you want them to be structural, the places that sell the rough sawn have span tables and will sell you what you need. You still have to build a double roof for the insulation.  They frown upon dirt these days:o)  Just make sure that you pitch the roof way over code.  Ponding water is death to a flat roof.  Assume SF is higher than ours because of snow load.  Try to keep the rooms with vigas 16' or less.....or design a x beam that will support them.  As the rooms get bigger, the wood has to get bigger.....because of scale....and sagging.  Vigas over 18' get real pricey! 

   Be careful of light.  Vigas and decking really suck the light out.  Another look is round vigas with barrel plaster in between.  That lightens it up.

   Parapet wall is not structural either.  People cover it with thermoply, celotex, whatever.  Ususally build a frame of 2x6s with a railing.  To get the pueblo look, you want to radius them....don't want a bunch of 90 degree angles.

   You want overscale, deep porches.  Porch weather some portion of the day almost year round.

   Have you thought about Rastra? (IMHO the coolest ICF out there).  Factory in Abq, not much different from frame in cost, get you that soft adobe look.  I can hook you up with the primo guy in NM.  Will do as much or as little as you want.....from just doing the foundation and erecting the walls all the way up to finish.  Good guy, honest, blah blah.  But, he won't build frame.

   Then you'll want Gallapoli & Sons to do your RIH.  They go to SF.  They're the best.  That's all they do.  They work so efficiently that their prices are quite low.

   My, my I do go on.

   ShelleyinNM

1. 
   LoydDobbler | May 04, 2004 02:03am | #2

   The construction is really nothing special. I would go with 2x6 walls on 24" centers. Normally 1/2 OSB on the outside and sheet rock on the inside. Parapets are built on top of the roof decking. Vigas are pretty standard in that area, and can be structural or not, depending on what you are doing. I don't know their footing depth, but it's probably 24" or 36" deep. My sister in law lives in Eldorado, but she's not much help for building. I don't know if you've priced many things here or not, but it's not a cheap area to build in. I know a few builders, as I'm sure the other poster does as well. If you want I can email you a few phone numbers for people.

   Jim

   email to [email protected]

1. 
   mkhansen | May 04, 2004 05:53pm | #4

   Jim,

   I'd be grateful for any names and numbers.  I'm well aware of the crazy costs in Santa Fe.  Been agonizing over it for months.  Could build a luxurious house for $150-175 sq. ft. in New Hampshire, and probably in ABQ as well.  I'm now hoping that the cost restrictions will lead me to some great ideas I wouldn't have been forced to come up with otherwise!  (looking for a silver lining...)

   As I learn more about how the roofs/parapets etc., go together I'm beginning to undertand why so many Santa Fe style house facades look like faces with enormous foreheads -- it sounds like much of the roof height is actually above the ceiling level.

   Anyway, thanks for the names.  I'm eager to select a builder so we can move forward.

2. 
   mkhansen | May 04, 2004 05:44pm | #3

   Darn, I was hoping you were in Santa Fe.  Thanks for the information, though.  All of it helpful.  Eldorado is not in the city, but is in SF county.  I've been doing a lot of research over the past six months and I think I have a handle on the code restrictions, the elements of the style and the demands of the climate.  But it's hard to design well without knowing exactly how the building will be built.

   One of my biggest problems is the very strict height restriction in this little subdivision - 16ft. from grade.  Our site is the lowest one around and has no long-range views (which is one reason why we could afford it) so I'm hoping to put a small lookout tower/roof deck area over part of it (inspired by another pueblo-style house in the SF area).  Sounds like those double roofs take up a lot of vertical space, though.  I assume the standard roof insulation is fiberglass batt?  Maybe we could use rigid insulation under just the tower area...

   Also, it seems a shame not to have the beams be structural.  I mean, I'd be aware of it every moment.  Are the fake beams a matter of cost?  Since you have to build a double roof anyway?  (I'd read about the 16' limit, and have kept the spans short.)

   Rastra -- yes, I WISH.  It was my first thought when I learned we were moving out there, but everyone I've talked to has discouraged me, on the basis of cost.  (We're trying to keep things in the $150-175 sq. ft. range, for roughly 2000 sf. + garage & portals.  Peanuts for Santa Fe.)  Please let me know the name and number of the Rastra guy you know in SF -- I'd be interested in talking to him.  Of course, Rastra would mean redesigning around the unit sizes and limitations of that construction system.  But the thick walls and the breathing wall system (I have indoor allergies) would be well worth it!

   And thankyou for the radiant heat recommendation.  That's just the sort of thing I need -- names.  Please let me know if you think of anything or anyone else....

   Thanks!

1. 
   spinnm | May 04, 2004 06:54pm | #5

   $175 for just the house?  Holy Moly!  You'd think that getting people up from Abq would not be cost effective, but I'm changing my mind.  Subs aren't as full of themselves down here. $175-$200 sf here gets you a McMansion in the most exclusive area in town.  Expensive lot included.

   Call Mark Perry.  New Traditions Builders.  505-296-3648.  Tell him Shelley sent you.  At one time he was the NM distributor for Rastra.  Since they moved the factory here, don't know what the set up is.  But, he's been doing only Rastra for about 7-8 years.  Most contractors sub out the foundation & walls to him.  Or, he'll GC it for you.  Works all over the state.  Maybe the high prices you got were to discourage you.  People want to work with materials that make them comfortable.  He'll be able to give you tips about design.  They're 10' long and depths of 15" or 30".  You want to avoid waste.  He can make slots to set the beams to avoid building a pony wall.

   No reason why you can't make the beams structural.   You'll wind up with something like 6x10s 30"oc.  That's the traditional look.  I haven't done a flat roof in a long time.  Maybe sprayed urethane?  Think Mark told me that he's been using combo of FG and using sprayed to fill in the cracks and create pitch.  Only reason they've become decorative is cost.  Have Adobe Building Supply (Terry Taggert) do a take-off for you.

   Since it sounds like you're going to have temporary living quarters somewhere anyway why don't you just build your own adobe?  Materials are cheap.  It's the labor that costs.  Even that's not a problem if you get a mixer and hire your own guys.  SouthWest Solar Adobe School is near Belen.  They have 2-3 day clinics.  It's pretty low tech.

   ShelleyinNM