|Affleck House Assessment
Courtesy of SmithGroup
Work Phase Task Leaders
What Donors Receive
Windows and Glass Doors
Masonry wall, Exterior Stair
Masonry Brick Tuck Pointing
The house is heated using a boiler and under floor heating system. The system is in working condition and no further work is planned at this time.
The challenge presented is cooling. The house was originally designed to utilize natural convective air conditioning by using the small creek that flowed beneath the house as a source for cool air to be drawn into the house. The stream was feed by an artesian well on the property which is now sealed. Large spans of windows also allowed for cool air to move through the house in the evening but become a source of heat gain in the hot summer days. A heavy tree canopy probably helped to limit solar heat gain when the house was originally built. However over time, trees have been removed and the house can become extremely humid during peak summer. This condition is not good long term for the structure, nor the ability to occupy the home.
The preferred method to addressing cooling would be a sustainable approach utilizing a geothermal system requiring approx. 2 wells at the west end of the site. This system would be sized to provide supplemental back up heating in the winter months.
Distribution of air within the house will be accommodated by running high velocity ductwork within existing lighting coves to service living room, kitchen and foyer. The upper bedroom wing presents a slightly more challenging solution to conceal ductwork within built-in bookcases and /or a small chase inside existing closets. The main line can run under house, to the bedroom wing, coring up thru 1st floor with care not to damage existing under floor heating system.
As a temporary measure, a traditional approach to supplying cooling to the home could incl. residential on grade AC units, possibly located behind driveway retaining wall. This approach would also utilize a high velocity distribution system similar to that described above.
The basement mechanical room can accommodate additional equipment currently containing 2 small boilers. Natural gas exists at structure.
• Partial or all labor and materials to install 2 geothermal wells on property
• Partial or all labor and materials to design and install high velocity duct work distribution system in the house
• Programmable thermostats
• Partial or all labor and Material to install residential on grade AC unit(s)
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The custom wood windows which serve as a primary architectural design feature for the house are in relatively good condition. Hardware is in working order. However, all the glass is single pane clear glass which is not energy efficient. In order to utilize the house for it’s intended purpose and to accommodate the need for air conditioning, the single pane glazing in the units needs to be replaced with a laminated insulated glass unit (IGU). The existing wood frames appear to be able to accept a glass unit ¼” to ¾” thick without changing the appearance of the frames.
• Part of all labor and material to remove and install new laminated insulated glass units in existing window frames
• Part or all labor and material to remove and install new laminated insulated glass units in existing glass doors
• See Roof work phase for information on skylight replacement
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The electrical service and wiring are original and need to be replaced. The challenge is the routing of the new wiring. The existing interior walls have no hollow cavity. Lighting fixtures have a combination of incandescent and fluorescent bulbs. Decorative wood work to conceal recesses where fixtures exist, partially conceal the bulb.
• Partial or all labor and materials to rewire house or part of house including outlet devices. Kitchen is a priority.
• Partial or all labor and materials to upgrade house service panel and breakers
• High efficiency LED fixtures to replace fluorescent fixtures
• Exterior electrical power for pumps to feed stream and fountain
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Originally the driveway to the Affleck house was a permeable material, probably gravel. Overtime the driveway was paved with asphalt and a concrete apron was installed in front of the house. The paving has created drainage flow toward the house. While 2 drains were also installed to collect and redirect the running surface water, over time the foundation for this pavement eroded causing the pavement to crack and heave. Thus the water was inadvertently redirected to the exterior stair. This water flow has undermined the backfill for the retaining wall and caused the stair to settle. While no foundation damage has been done, the side wall and stair have considerable displacement and are vulnerable to failure. The wall and stair need to be disassembled, re-anchored and re-bricked.
• Partial or all labor and material to remove side wall masonry, re-anchor, and re-brick
• Partial or all labor and material to remove and replace concrete exterior stair
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Over the years attempts to maintain the exterior of the home resulted in inappropriate tuck pointing in many areas. Tuck pointing is the procedure used to remove and replace the mortar between masonry brick units. The home has two original mortar specifications. Red mortar was used at head joints, which are the flush joints, and conventional grey mortar issued for the bed joints which are raked joints. Masonry comprises approx. 50% of the exterior material used on the home. Failed mortar joints and improperly performed tuck pointing repairs need to be corrected to ensure weather tight integrity of the structure.
• Partial or all labor and material to clean and tuck point original exterior walls of the structure.
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Interior brick surfaces are in good condition but exhibit efflorescence stains in certain areas of the house. In addition the fireplace wall is coated with soot.
• Partial or all labor and material to clean interior brick and chimney
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To prevent future damage, the broken concrete pads need to be removed and replaced. Cracked and heaving asphalt paving needs to be removed and replaced with a permeable system that accepts surface water into the ground. Systems being considered range from crushed limestone to permeable paving or plantable paving.
Partial or all labor and materials to:
• Remove concrete pads and asphalt driveway
• Install new red concrete pads with brick edging to match existing concrete pads under existing overhang in front of house
• Install new permeable or plantable driveway system at front of house from street to house overhang
• Install new permeable or plantable additional parking area along back side of property, including necessary grading
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The property has both a large natural area that includes a retention pond for the neighborhood and a more formally manicured area closer to the house. The existing landscaping includes many species however, the site is overgrown. Through years of storms and aging, numerous felled trees litter the natural area of the site. When the artesan well was filled, the natural stream stopped and the retention pond has gone stale. The home is at the entry to the subdivision and is central to the main circular street that services the residents of the sub division.
• Labor and materials to clear and chip fallen logs and trees. Reuse shredded wood for existing beds and/or walk path in the natural area.
• Labor and materials to weed planting beds in lawn area of property
• Labor and materials to install new plantings in lawn area of property
- 5 upright arborvitaes to create screen behind neighborhood mailbox area
- 3 blue spruce pines to create a visual grouping at corner of property
- 5 purple rhododendrons for planting area at house entry
- 3 burning bush shrubs for planting at front of house
- 1 flowering pear tree as focal point from terrace
- Other plantings as desired, we will find a place for them
• Labor and material to install pump system to restore creek along back of house using retention pond or well.
• Labor and material to install fountain spray in retention pond to keep water from becoming stagnant.
• Labor and material to install rock landscape to recondition natural creek path in back of yard.
• Labor and material to install irrigation system in lawn area of property
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The current roof is a single ply rubber membrane roof. The roof flashing has been repaired in the past but not properly performing. The existing copper flashing has shifted and is subject to water infiltration. Sealant joints are in various stages of failure which can also result in water infiltration and energy loss. The roof has a series of maintenance issues that if repaired could prolong the life of the roof for about 5 years. Ultimately the entire roof will need to be replaced in approximately 2020.
The skylight system is original and has some leakage. They are not energy efficient and need immediate replacement with commercial grade units with laminated glass and a high performance coating similar to Viracon 1-2M with an argon gas fill.
Roof drain pipes along the overhang, are discretely aligned with below grade pipes that capture the roof water and direct the water away from the foundation; some of these pipes have been plugged. In the case of the driveway approach, the roof drains empty directly onto the concrete pads that add to surface drainage eroding the soil below the pads and along the stairwell walls. These roof drains will drop water onto permeable paving surface in the future.
The Affleck House committee would be interested in a sustainable roof system such as a green roof. There is space that could allow for trays.
• Labor and Material for a complete roof membrane system replacement including insulation
• Labor and Materials to install a green roof system
• Labor and Materials for flashing replacement including copings and masonry transitions.
• Labor and Material to repair failing sealant
• Labor and Materials to replace skylights including flashing and sealant
• Chimney cap
• Artistic rain chains to hang from existing roof drains to grade
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The house is intended to be used for small group tours, meetings, events and to host visiting professors. The structure as been deemed historical however for purposed of accommodating catered events, the kitchen requires updating. The original dense high performance plywood cabinets still exist, the red linoleum counter was replaced years ago with Formica. The appliances range in age approximately 15 years. There is limited counter space for catering and the addition of a dishwasher has defeated the original layout.
The new design would accommodate swing space for catered events as well as function as a residential kitchen for visiting guests. Since there is no plan for year round residence, a compact efficient layout will prove the most beneficial.
Swing space for catered events will be accommodated with the fabrication of a wood screen in Wright style, designed and fabricated by students. Exterior staging area will be created with the use of removable exterior grade side tent panels along the existing roof overhang outside the kitchen.
• 1 oven
• 1 microwave and warming drawer combination
• 2 - 4 burner cook top
• Wall vent
• Large single stainless steel single sink
• Goose neck faucet
• Approx. 10 lf of base cabinetry and 20 lf of wall cabinetry
• Counter tops
• Wood to fabricate approx. 4- 3 ft x 6ft screen panels
• Heavy gauge exterior vinyl tent side panels
• See electrical section for requests for service and wiring upgrades
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Insert description of work phase and work completed to date, work remaining and requests for donations.
• 2 Silk Trees 6’ in height
• 6 teak dining room chairs with square back design to reflect the Wright style
• Partial or all labor and material to re-upholster living room cushions. Original material was light beige corduroy.
X number seat cushions size __ x__
X number back cushions size __ x __
- 2 table lamps
- 2 floor lamps
- 1 desk lamp
• 6- 60” x 30” folding tables
• 30 folding chairs
• White table linens for 6- 60” x 30” tables
• Bedding and Bath accessories- Donated
• Serving platters
• Serving utensils
• Square Plate place settings for 30- white
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