Build & Bloom

Spring 2016

Build &Bloom Home and Garden Guide

LOCAL BUILDER, DEEP ROOTS p.8 Modern meets Texas style

p.32 Plan your personal pool retreat.

Less is more with this tiny house. p.12 A publication of

Standard Fredericksburg Radio Post

2

Spring 2016

Article Index Builder Chris Kaiser ...................... 8 Living small in a tiny house ...... 12 City building permits .................. 14 Watering schedules .................... 15 Tree trimming ............................. 16 Native plants ............................... 18 Hill Country homes................ 20-21 Recycling ..................................... 24

Spring is in the air and the blooming wildflowers are turning the countryside into a colorful oasis. Bluebonnets can be found all over the state. — StandardRadio Post/ Scott Allen

Green homes .............................. 26 Flying insects .............................. 28 Container gardens ...................... 30 Swimming pools ........................ 32 Plumbing ..................................... 35 DIY Chalk Paint ........................... 36 Home trends ............................... 39

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Spring 2016

Capturing Texas in our architecture, landscapes

I

Spring 2016

t’s easy to see why the Texas Hill Country is attractive as a destination for retirees or anyone who wants their own little slice of heaven.

The unique topography, diverse flora and fauna and agreeable weather make this an attractive place to live.

Fortunately, local architects and builders specialize in that “Texas style” that fits in perfectly with the environment. And the talent level of local builders is on par with any metro area. Many local builders are routinely recognized for their work with state and national awards. In fact, it was difficult to narrow down a builder to feature with so many good ones from which to choose. This edition, though, we chose Chris Kaiser, a fourth-generation tradesman who has added some stunning builds and renovations around Fredericksburg in recent years.

These days, so much goes into the thoughts about homes beyond its design and construction. Landscaping, tree selection, pool options, color palette and other additions all require thought and professional skills. (My wife and I thought we could paint our kitchen cabinets in our first

Build &Bloom Home and Garden Guide

LOCAL BUILDER, DEEP ROOTS p.8 Modern meets Texas style

p.32 Plan your personal pool retreat.

Less is more with this tiny house. p.12 A publication of

Standard Fredericksburg Radio Post

home, and we ended up with a room that looked like the gory final scene in the movie “Carrie.”) A pro’s touch could have done wonders and saved us a lot of grief.

Also in this edition, we receive advice from the Native Plant Society of Texas, which highlights the best plants for our area.

For green options, which a lot of people are considering, we solicited the advice of this area’s top green builder and have a list of the options that make homes energy efficient.

Todd Eidson, even though he is a “green builder,” still stresses the homeowner’s comfort and desires first.

In this issue, we also talk trends, such as what’s hot with home design styles and the tiny house movement, which seems to either fascinate or repel people who hear about them. (Yet for our housingchallenged area, it would be a popular option for our workforce.)

And for DIY’ers, we’ve got articles on the trendy chalk paint, container gardening and more. Enjoy this edition and then dream about your own place.

Ken Esten Cooke, publisher

About the cover: Local pro photographer Steve Rawls captured the work of our feature builder, Chris Kaiser. His work accompanies the article on this talented local builder. Rawls also has shot photos around the globe for National Geographic, The New York Times, ESPN Magazine and many more. See more of Steve’s work at https://steverawlsblog. wordpress.com/

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Spring 2016

INS &

Fourth-generation builder Chris Kaiser talks about expectations, realities of the local market and more

By Sandra Lane To Build or Not to Build?

For those wanting to build a new home or remodel an older one, where do they begin?

Fredericksburg builder Chris Kaiser says the first thing to do is to get a notebook and start writing down the features and amenities desired in a home.

“Some things to think about might be what type of floors or floor covering is wanted as well as kitchen and bathroom countertops,” he said. “Is the client interested in green building? Perhaps cooking is a hobby for someone in the family, so a gourmet kitchen might be wanted.”

There may have to be some tradeoffs, he said, so it helps to rate the desirability of each feature.

Cost — how much to spend?

In addition to listing desired features in a new home, prospective homeowners must also determine how much they want to pay for their dream home.

“Don’t be afraid to tell your builder what your budget limits are,” Kaiser said. “Sometimes prospective clients don’t want to tell me their budget. Time can be wasted if a customer brings a list of wishes to me, and then they discover that the cost is out of their range. Clients have to decide what they can dispense with if the cost is prohibitive,” he said.

Choosing a builder Kaiser suggests interviewing several builders before deciding on

which builder to choose. “I think a wise thing to do when building a home, due to the change in the industry, is to interview builders,” he said. “Start with referrals and interview them to find one that you feel you can trust. Then negotiate a home with that builder.”

He also suggests asking a builder for references and doing an interview. “Find the builder you have rapport with and go with the one you trust,” he said. ‘That’s all I have to go on when I choose an accountant or an attorney.”

Things to avoid In the past few years, Kaiser said he has observed some new trends in the way people look for a builder. “I think because of the Internet and the Home & Garden channel, people have gone away from using a professional design,” he said. “That has not done my industry a lot of good because some of the television programs make things look so easy, and people who walk in my door have unreasonable expectations.”

He said that what he is also experiencing is that a lot of customers may clip a house plan out of a magazine and take to builders, hoping to get competitive bids. “This is like going to four doctors and choosing the one who tells you that you’re healthy,” he said. “That’s a good way for the government to buy a battleship or for the Texas Department of Transportation to build a bridge, but it’s not a good way to build a custom home in this market,” he said. “There are a lot of variables in building a home, and a cheaper price may not offer the same quality of materials and features that a higher price might provide.”

Going smaller “It’s the bells and whistles that drive the costs of a new home up as

9

Spring 2016

OUTS of home building much as anything else,” Kaiser said. “People see things on the Internet that they want, but their wishes may be larger than their budget.”

Despite the cost of building a new home, Kaiser said that the quality offered by his firm in building stays the same whether they are building a large home or a smaller one. “We’re not an inexpensive contractor, but the choices made in a home determine the cost,” Kaiser said. “Most of the time, a big house is not just more house, it contains more expensive things such as sub-zero refrigerators. Less expensive items can be chosen that will work just as well.”

Why homes cost more here People may come from San Antonio or a Dallas suburb and be ap-

palled at not only the land prices in Fredericksburg, but also the building prices. “Since we are not a population center, and we’re at least an hour or two away from one, there is a housing shortage here,” Kaiser said. “In addition, there is just no work force here, either. Supply and demand is incremental. It costs more to build a home here than in San Antonio or other cities due to the cost of labor.”

INS & OUTS ▶10

10

Spring 2016

INS & OUTS: Kaiser said he has to pay $18 or $19 an hour to the people who con struct houses here. “The same type of workmen in San Antonio will get $12 or $13 an hour, and tradesmen are getting fewer and fewer,� he said. “A lot of the former building trades workers are going into other areas of the industry. During the gas drilling boom, many workers went to work on a drilling rig or drove a truck for the gas or oil company because wages were so high.� He said that now as gas drilling subsides a bit, many people are trying to bring the building trades back.

Remodel or build new?

With all the historic homes in Fredericksburg, many people want to buy one and remodel it. Although Kaiser’s company has done some outstanding work on remodeling projects in the city, he offers a caveat to those considering such a project. “Just be aware that it is more expensive to fix something than it is to replace it,� he said. “The age of a home determines how difficult and how expensive it will be to bring it up to code and remodel it to meet a client’s expectations.�

In a home built in the 1980s, the electrical writing would be up to code, Kaiser said. “However, the electrical wiring in a 1960s home would have to be replaced,� he said. “This would involve tearing out sheet rock and then replacing and painting it, which would be expensive.�

In comparison, he said that if a home requires repairs that are light and cosmetic, the cost would be a lot less.

The thing to keep in mind, he said, is that everything that would be

Cont. from 11

done in a new home with the exception of the shell, must be done in remodeling older and historic homes. The benefits and the costs must be objectively considered.

FOURTHGENERATION HOME BUILDER Chris Kaiser is a fourth-generation builder located in Fredericksburg. His great-grandfather, grandfather and father were all home builders in this area.

Chris restored his ďŹ rst home on weekends during his college years.

He returned to Fredericksburg after college to work with his father and reďŹ ne his expertise in the roles of project management, bidding and estimating, and meeting with customers, architects, engineers and subcontractors.

He also developed his skill in drafting and design.

He founded Chris Kaiser Builder, Inc. after an amicable departure from his father’s ďŹ rm in 2008.

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Spring 2016

‘My house...is a very, very, very small house’ Fredericksburg teacher makes most out of 525 square feet, prefers ‘less is more’ home

By Richard Zowie

Whenever Julia Dickens gives a tour of the home she’s renting, it doesn’t take long.

Walking through the front door, there’s the living room, dining room and kitchen. On the left is a loft that can be used for sleeping or storing.

“I’d like to experiment and see if I can put an Ikea mattress up there and sleep up there over the summer and see how that feels,” she said.

Through the left door is the bedroom. At the back is the bathroom, where the ceiling is so short that Dickens, 5’4”, can reach up and touch it.

All in 525 square feet.

Some may consider that cramped, but Dickens considers it what she’s looking for in a house.

“I moved in right after college graduation,” said Dickens, who rents from Ann Shafer. “It’s a fluke how I got it. It all fell together perfectly. I knew this is where I needed to be.”

Dickens’ abode is a wood-frame, built in the 1940s and originally designed as a “Sunday house.”

“People would come into town from the country on Saturday nights to stay in a Sunday house and take a bath,” Shafer said. “Then, they’d go to church on Sunday.”

Dickens said casual observers will initially think the house looks nice and comfortable.

“But as you go in further you see it is pretty tiny,” she said.

But that’s how she likes it.

“It’s less, you don’t have to take care of it as much,” said Dickens, who teaches at Fredericksburg Middle School. “It’s very easy to clean up. If I really wanted to spend time cleaning up this house and scrubbing everything down, it might take me a half day.”

Dickens recalled growing up in a smaller house. Her family, in the smaller quarters, would bond more.

While some may see spacious accommodations as their dream home, Dickens feels the “less is more” approach fits her lifestyle and goals better.

“The more things you have, the more responsibility you have to take on,” she said. “The less you have, the less you have to deal with and take care of. It’s more affordable. My dream isn’t to have a huge house. My dream is to travel and do other things. I’d rather invest my money in that than have a big house I have to keep up with.”

Dickens said her electric bills are also smaller. She has one air conditioning and heating unit in her living room.

Depending on the season, her bedroom and bathroom are slightly different temperatures as they’re further away from

Standing 5’4”, Julia Dickens can easily reach the bathroom ceiling of her small house. Originally, it was built as a Sunday house. — Standard-Radio Post/Richard Zowie

13

Spring 2016 the unit.

Her house is big enough to have seven or eight people there for a small party.

Any more than that and her option is to probably go outside.

Despite the size, Dickens doesn’t feel claustrophobic. “For me, it’s a good size,� she said. “The biggest thing is making sure you have a lot of places where you can organize stuff. You have to be really organized, otherwise everything can be sprawled everywhere.� “It’s kind of like living on a boat,� Shafer said. “There’s a place for everything.�

Dickens goes through her possessions yearly and clears out what she doesn’t need anymore.

For those interested in getting a tiny house, Dickens recommends attending workshops or watching videos to see how it can be done affordably and how to be organized.

Julia Dickens rents a house that’s so small, it â€œďŹ tsâ€? into her hand. The local teacher prefers living in a small house because the extra money allows her to travel and do other things she wants. — Standard-Radio Post/Richard Zowie

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Spring 2016

Looking to build?

Ready to do some home renovation this spring? Local residents should be sure to check whether or not a building permit from the City of Fredericksburg is necessary before starting their project.

I want to … … add on to my house.

- Permit is needed. Cost is $0.15 per square foot. … build a fence.

- Permit is needed. Cost is $5 for entire fence. … replace shingles on my roof.

- If the home is in the Historic District, a Certificate of Appropriateness is needed. Cost is $10-$50. … paint my fence/house a new color/the same color.

- If the home is in the Historic District, a Certificate of Appropriateness is needed. Cost is $10-$50. … build a deck/patio in my backyard/front yard.

- Permit is needed. Cost is $25 minimum or $0.15 per square foot. … build a gazebo in my backyard.

- Permit is needed. Cost is $25 minimum or $0.07 per square foot. … install a sprinkler system/drip irrigation in my yard.

- Permit is needed. Cost is $30. … remodel the interior of my house.

- Permit is needed only if interior walls are moved. Fee is based

on the cost of construction with a $25 minimum and $5 for each additional $1,000 of work. … install new landscaping.

- No permit is needed. … seal my driveway.

- No permit is needed. … have a garage sale to get rid of unused items.

- No permit is needed, but the only sign advertising the sale must be placed in your yard. … plant a garden.

- No permit is needed.

For those wanting to build outside city limits, the rules are a bit more lax. Gillespie County Judge Mark Stroeher said building permits in Gillespie County aren’t required, but there are certain situations that might require a little work.

“They need to check with Dwayn Boos in the county’s Floodplain and Sanitation Department to see if their property lies in the floodplain,” Stroeher said.

Additionally, depending on the type of soil, a certain type of septic system might be required.

“We also tell them to check with the Hill Country Underground Water Conservation District concerning the placement of any water well on their property,” Stroeher said.

Detailed information on individual permits can be found online at www.fbgtx.org or from city staff at 997-7521.

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Spring 2016

Watering schedules for 2016 Water is a key component in all aspects of life and Gillespie County has gone through some droughts during the past few decades, but recent aquafer levels have shown significant recovery.

Clinton Bailey, director of public works and utilities for the City of Fredericksburg, said water levels in the wells have been going down since 2005, but the past few years have been a different story. “The aquafers recovered, but over the last couple of years we’ve seen a positive recovery,�

Bailey said. “The levels were a little ahead this year than last year, and so on.�

Additionally, the city has done a leak detection program over the past few years. “Our leak detection program has saved enough water to support 600 people moving to Fredericksburg,� Bailey said. “That, with conservation, has resulted in water usage the lowest it’s been in the last five years.�

Restrictions Currently, the city is in Stage 3 water restrictions. Under the restrictions, all outdoor irrigation may occur between the hours of 5 a.m. and 9 a.m. and again from 7 p.m. to 11 p.m. on

designated days.

Watering of plants with a bucket or other hand-held container, hand-held hose, or drip irrigation shall be permitted through Stage 4 of watering restrictions without limitation as to the day of the week; however, it can only be done during the hours of 5 a.m. to 9 a.m. and again from 7 p.m. to 11 p.m.

Regulations The day of the week restrictions do not apply to the irrigation of commercial plant nurseries; however, these establishments shall curtail all nonessential water use.

The watering of the ground around foundations to prevent foundation cracking is permitted only during times designated for outdoor irrigation, except when watering to protect foundations is accomplished by a drip irrigation system or a hand-held hose. A drip irrigation system or hand-held hose may be used to water the ground around foundations to prevent foundation cracking at any time.

City staff encourages residents and commercial businesses to familiarize themselves with the requirements of the ordinance, which is available for review online at www.fbgtx.org.

Water restrictions are currently in Stage 3 which limits watering between 5 a.m. to 9 a.m. and 7 p.m. to 11 p.m. The watering day depends on the ending number of a resident’s address. — ďŹ le photo

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W

hen to trim a tree depends largely on why a person is trimming in the first place.

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This results in a vigorous burst of new growth in spring, according to the National Arbor Day Foundation. It is best to wait until the coldest part of the winter has passed.

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Spring 2016 The National Arbor Day Foundation and Henke offer homeowners these tips when trimming trees: TOOLS — Hand-held loppers, hedge trimmers and pull saws and tree service professionals “A good pair of hand-held loppers and hedge trimmers are good for shrubs and that nature,” Henke said. “Hand-held pull saws are very effective tools. You can reach up 10 to 15 feet and cut a reasonable size limb.”

If a ladder is needed to reach the limbs, Henke recommends calling in a professional. “I can’t tell you how many terrible horror stories we’ve heard that have started with the word ladder,” he said. “If your feet have to get off the face of this earth, it’d be wise to call a professional.”

CUT — “If you’re going to make a cut on a limb, try to make it back at a branch union but not so deep into the union that you compromise the other limb that it’s coming off of,” he said. “Cutting just outside the branch collar will help the tree seal quicker.”

WOUNDS — “When you make a wound on a tree, the tree seals itself off,” Henke said. “Unlike us, it doesn’t heal. The tree compartmentalizes and seals off that limb. You’ve heard the quote ‘You’re dead to me’? The tree does that to these limbs.”

SPRAY — Rubberized undercoat or paint. “Once you make a cut, the goal is to dry the wound out really quick,” Henke said. “Our rule of thumb is to spray anything greater than six inches.”

Live oaks should be covered immediately because the sap they weep atracts the beetle that spreads the oak wilt fungus.

HAZARD — Remove limbs that are hazardous.“We measure hazard by the target that is underneath it,” Henke said. “In town, we look at what the hazard potential is or what targets are present.”Trimming out dead wood during the spring, summer or fall will allow a person to “see the contrast of a healthy live limb as opposed to a dead limb.”

ANCHOR TREES — When planting a tree on a property, Henke recommends a person consider the size of the tree at maturity, the life span, the height, the width, color, limb structure and the soil structure. He recommends the trees below to those planting in the Texas Hill Country.

Mexican White Oak (Monterrey Oak) Size: Medium; Leaf Type: Deciduous, Semi Evergreen Growth rate: Rapid; Water needs: Moderate; Features: Foliage year round, quick leaf change around March Chinkapin Oak Size: Large; Leaf Type: Deciduous Growth rate: Rapid; Water needs: Moderate; Features: Some fall color (yellow/orange) Burr Oak Size: Large; Leaf Type: Deciduous; Growth rate: Moderate; Water needs: Moderate Montezuma Cypress Size: Large; Leaf Type: Semi evergreen Growth rate: Rapid; Water needs: Moderate; Features: Holds foliage year round in San Antonio, maroon foliage when changing Cedar Elm Size: Large;Leaf Type: Deciduous Growth rate: Moderate; Water needs: Moderate; Features: Tough tree, reliable fall color Shumard Oak Quercus shumardii Size: Large; Leaf Type: Deciduous Growth rate: Rapid; Water needs: Moderate; Features: Stunning fall color

18

Spring 2016

Go native:

Hill Country offers great variety of flora

P

lants native to our region are a treasure, coming in all sizes, shapes, colors and bloom times.

They thrive in our demanding climate and soil conditions, use less water and generally require less maintenance than non-natives. Wildlife prefer them for food and cover.

Landscaping with native plants adds that Hill Country sense of place that we all enjoy.

Try some of the plants shown here, or contact the Fredericksburg Chapter of the Native Plant Society of Texas for more information.

Possumhaw Holly Ilex decidua Possumhaws are a delight in winter, when the leaves fall off to showcase brilliant red, yellow or orange fruit ranging along the branches. Only female plants will produce fruit — the more sun the thicker the display.

Many species of birds and wildlife love the fruit, but don’t eat them yourself — they are poisonous. They can be left alone or pruned into small, open-branched trees which work well as specimens or in a mix of evergreen and deciduous plants.

Mexican Buckeye Ungnadia speciosa A fast growing shrub or small multi-trunk tree, Mexican buckeye provides year-round interest as an accent or understory plant.

Showy pink flowers arrive early in spring, followed by shiny green leaves and ending with interesting three-part seed pods hanging from the branches in winter.

Give it well-drained soil, some sun, and leave it alone after it is established. It is drought, heat and cold tolerant.

Turk’s Cap Malvaviscus arboreus var. drummondii Turk’s Cap is a deciduous, perennial shrub with many stems reaching a height of two to four feet. Red blooms delight people, hummingbirds and butterflies from late spring until frost; red fruits ripen in fall and feed a variety of birds.

It prefers some shade and moist, well-drained soil but is moderately drought-tolerant once established.

This is great as an understory plant, or to provide drama against a wall or fence.

Evergreen Sumac Rhus virens This evergreen shrub serves many purposes in the landscape, needing only sun, welldrained soil and minimal water to thrive.

The leaves are reddish in the spring, green in summer, and reddish purple in fall. White flowers and red berries develop in late summer and attract birds, bees and butterflies.

Growing to seven to ten feet wide and tall, it is wonderful as a specimen plant, in a screen or among background plantings.

GO NATIVE ▶22

19

Spring 2016

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Spring 2016

Hill Country living An open concept floor plan is featured in this home built

by Hominick Custom Builders. The home was among those featured on the 2015 Hill Country Parade Home Tour. — Photo

by Reflections Photography

A modern Hill Country home by Sierra Homes was designed to enjoy the outdoors yearround with this enclosed porch, fireplace and views.

— Photo by Laura Rice

21

Spring 2016

The owners of this home built by Daniel Jenschke Builders, Inc. wanted an island large enough so that family and friends could gather in the kitchen. — Photo by Reflections Photography

A perfect place to watch the sunrises and sunsets from the porch is a unique feature of this home built by Curtis Staudt Construction. — Photo courtesy Curtis Staudt Construction

David Dyal of Distinctive Homes says that this great room is one of his favorites that is part of a home that he designed and built. — Photo courtesy Distinctive Homes

22

Spring 2016

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Damianita Chrysactinia mexicana This low-growing, evergreen, perennial shrub is covered in yellow blooms from April through September — all it needs is full sun and almost any well-drained soil.

It smells good, needs very little water, tolerates drought and cold very well, and is highly deerresistant.

Damianita makes a colorful border, foreground plant or ground cover and deserves much wider use in our landscapes.

Blackfoot Daisy Melampodium leucanthum This is another low-mounding, evergreen perennial that no one should be without.

It is covered in white blooms with yellow centers from spring well into fall. The seeds are a food source for many species of birds, the nectar attracts bees and butterflies, and deer don’t bother it.

Plant this in full sun in welldrained limestone soil and it will make a beautiful complement to almost anything colorful nearby.

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Gulf Muhly Muhlenbergia capillaris This native perennial bunch grass grows well in full sun or partial shade, preferring moist, welldrained sites but tolerating seasonal droughts well.

It shows off from October into winter, with feathery pink blooms on long stalks which stand out beautifully when backlit or highlighted by the sun.

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Spring 2016

Reduce. Reuse. Recycle.

In 2015, the City of Fredericksburg and private recyclers collected more than 930 tons of materials for recycling.

That keeps the staff at the city’s recycling center busy and it keeps that much material out of the city landfill.

Yet, the opportunity to do more exists. The city operates this service at a deficit, but it is something that local citizens want to have. And the savings in landfill space also accounts for a financial savings, estimated at more than $35,000 annually. Both city and county residents are welcomed to drop off their recycling materials at the center, yet, costs are only incurred by city residents.

And even though everyone’s read or heard “Reduce. Reuse. Recycle” a million times, locals are still getting into the habit when it comes to recycling. To improve our efforts, we might look to Germany, for which we owe much of our culture and tradition.

Germany incinerates 20 percent of its garbage, composts 18 percent and recycles 62 percent. Each German city came up with its own way of curbside recycling, although most methods ended up very similar.

But, expanding local recycling efforts would require a substantial investment. In truth, most small towns do little to any recycling, due to the smaller economy size required with the operation.

Still, residents are encouraged to continue using the center. More recycling means less land that has to be used for the landfill. And for an area that prides itself on Hill Country beauty, the need for less landfill space is a prize in itself.

Recycling by material Corrugated cardboard 39% Steel Used newsprint 25% Mixed paper Magazines 10% Aluminum Office waste 4% Plastic, mixed Plastic, baled 1% Hard-back books

6% 7% 1% 6% 1%

The Fredericksburg Recycling Center, located at 302 East Ufer Street, accepts multiple forms of material to be recycled. The center is open from 7:30 a.m. to 5:30 p.m., Monday through Wednesday and Fridays; 8 a.m. to noon on Saturdays, and closed on Thursdays and Sundays. — Standard-Radio Post file photo

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Spring 2016

Top green

BUILDING FEATURES Todd Eidson is president of Sierra Homes in Fredericksburg, the area’s premiere green home building firm.

Eidson listed these top features that boost energy efficiency the most when making homebuilding choices.

Windows — Roughly 40 percent of the heating and cooling load depends on the correct selection of windows.

The consumer wants a shady, well-insulated, low energy cost home, yet wants a wall of glass for views. Not very easy.

Site Selection and Orientation — Without the right orientation to sun and shade, other energy efficiency considerations are simply more challenging.

“This one really sets the standard,” he said. “However, over half of our clients bring us draft plans on pre-purchased lots, so there’s not a lot of wiggle room.”

Ventilation (not heating and cooling) — Balancing healthy indoor air quality against the outside environment is extremely difficult.

Humid air from showers and laundry must be evacuated, while fresh air from the outside is introduced almost simultaneously.

Cooking residue (heat, steam, carbon particulates) also has to be withdrawn, but there is potential for negative pressurization because of the tight air sealing and insulation.

27

Spring 2016 Moisture Management – This includes: Envelope leaks (roof, walls, windows, doors) Vapor diffusion (solar drive after a rain event) Construction mitigation (over 850 gallons of water is present in building materials during the first three months of typical 2000-square-foot home construction), and Plumbing intelligence (no leaks — 80 percent of all construction litigation stems from plumbing failures with high efficiency hot water heating — units, supply lines, fixtures).

Insulation and Air Sealing — Short of orientation, this is the most important, as the rest are dependent upon how well the envelope maintains temperature, which is a derivative of air movement.

With the correct amount of the proper insulation in the right places, air can be controlled better.

“But it’s chicken-and-egg,” he said. “Our typical wall assembly is made up of 10-12 individual layers.”

Other big considerations where energy consumption is concerned include LED lighting, changes with the new energy code, and Home Energy Rating System (HERS) scores.

“As you can see, green building is a holistic, interconnected process. We like to stress ‘process over products,’” Eidson said.

“Our mantra is: comfortable, healthy, durable,

HVAC (heating and cooling, not ventilation) — Smart mechanical systems have to be utilized that not only draw less energy consumption, but also help ventilate and maintain temperature swings within two degrees. They also need to assist in humidity control.

Units don’t need to over-compensate for the anomaly days of 100-degree temperature days.

sustainable, then energy-efficient.”

Eidson said his company also prides itself on proper waste management, recycling and not over-engineering or over-buying to reduce consumption.

“We believe if you’re building to an outdated code to meet the minimum standards, then you’re really not building a ‘new’ home,” he said.

Top in his field

Todd Eidson, the president of Sierra Homes in Fredericksburg, recently earned the Master Certified Green Professional (Master CGP) educational designation from the National Association of Home Builders.

Currently, Eidson is one of only 22 Master CGPs in Texas and is the only one in the Hill Country.

To be eligible for the designation, Master CGPs must have at least five years’ green building experience and must have built and certified at least three projects in a three-year period that are recognized by a local, state or national green residential program.

In addition, potential designees must successfully complete seven days of training on green building and business management as well as advanced courses that focus on green building science and project management.

28

Spring 2016

Bugged out:

Identify the enemy ďŹ rst line of defense

June marks the start of summer and for many Hill Country residents, that means increased time entertaining outdoors.

While preparing for guests, hosts should also be ready for unexpected ones â&#x20AC;&#x201D; insects.

Wasps and mosquitos are the number one enemy in Fred-

ericksburg and Steve Evans, president of Hill Country Pest Control, says spring is the best time to treat homes for these unwelcomed guests.

Before treating a yard, itâ&#x20AC;&#x2122;s a good idea to become familiar with the enemy.

Mosquito

Mud Dauber/Black Wasp

Facts: Are small, midge-like flies that feed on the blood of vertebrates, including mammals, birds, reptiles and amphibians. They transmit harmful infections from host to host.

Lifecycle: Two weeks to two months.

The female mosquito lays eggs on the surface of water. Larvae hatch and live in the water. Within one to two weeks, the larvae pupate. Adults emerge in a few days.

Habitat: Adult females lay eggs in stagnant water â&#x20AC;&#x201D;lakes, puddles, marshes and salt water marshes.

Facts: Non-aggressive, solitary.

Lifecycle: One year. Insect dies off or hibernates over the winter. They hunt spiders in the spring, catches them, paralyses them and takes them back into the nest where she lays an egg on them.

Habitats: Cylindrical cells in the shape of a panflute or organ pipe can be seen on flat or vertical surfaces like sides of buildings, overhangs and eaves.

Yellowjacket Facts: Aggressive and social.

Lifecycle: One year. Insect dies off during the fall, including the queen. Another queen is born in the nest.

Habitats: Papier-mâchÊ-type combs can be seen in warm areas like attics, high ceiling barns and eaves of houses.

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Spring 2016 Paper wasp Facts: Aggressive and social.

Lifecycle: One year. Insect dies off during the fall, including the queen. Another queen is born in the nest.

Habitats: Papier-mâché-type combs can be seen in warm areas like attics, high ceiling barns, eaves of houses.

Once a person has identified the type of pest buzzing around the yard, the next step is ridding the area of the insect. Evans recommends insecticide for controlling both wasps and mosquitos.

In the Hill Country, Evans treats homes with pyrethrins, a natural product that comes from chrysanthemum and it is biodegradable.

“It’s a product that kills through the nervous system. It goes through their system and poisons them,” he said.

Treating for flying insects Pre-treat — by using foam or wire to block holes into attics and eaves and keep stagnant water away from the house.

Power spray — which is applied to the ground, trees, shurbs and grass. It lasts one month.

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Container gardens take Shallow layers of soil atop a limestone, granite or caliche base make the Hill Country the perfect fit for container or raised bed gardening. â&#x20AC;&#x153;Out here, where we live (off of Old Mason Road), we have a lot of decent dirt but itâ&#x20AC;&#x2122;s only so many inches deep. We have so much rock that I canâ&#x20AC;&#x2122;t dig holes anywhere,â&#x20AC;? said John Keller Person, owner of Pedernales Landscape and Design. â&#x20AC;&#x153;We have great dirt but itâ&#x20AC;&#x2122;s a bit of tease.â&#x20AC;?

This is why Person does container gardening at home and recommends raised bed gardening to his clients. â&#x20AC;&#x153;Container gardens can be built out of anything that can hold water,â&#x20AC;? he said. â&#x20AC;&#x153;Everyone has different preferences. Someone could like an old bath tub and others could like red cedar boxes.â&#x20AC;?

Person has built red cedar boxes and used black rubber containers borrowed from a boat.

Red cedar makes an eye-catching container. John Person made these beds for his mother. â&#x20AC;&#x201D; Submitted photo

Cindy Anderson grows spinach in Kerrville out of containers (recycled pots) because her yard in Kerrville is steep and sloping and doesnâ&#x20AC;&#x2122;t hold water. â&#x20AC;&#x201D; Submitted photo

â&#x20AC;&#x153;A great thing about container gardening is that you can put two or three containers on your front porch,â&#x20AC;? he said. â&#x20AC;&#x153;You donâ&#x20AC;&#x2122;t have to build a big garden.â&#x20AC;?

He said a person can spend anywhere from $2,000 to $3,000 on a raised bed garden or they donâ&#x20AC;&#x2122;t have to spend a cent. â&#x20AC;&#x153;You can get by without spending much,â&#x20AC;? he said. â&#x20AC;&#x153;Iâ&#x20AC;&#x2122;ve seen people

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31

Spring 2016

many shapes and sizes Person likes the flexibility/ease/comfort grow potatoes inside of 18-wheeler tires and container gardening offers people. it doesn’t look bad at all.”

“I put together an elevated container Cindy Anderson, a master gardener out of bed for my dad who had a really bad moKerrville, grows vegetables out of Smart Pots. torcycle wreck,” he said.

“I’m growing my tomatoes in black felt He made the bed the height of a kitchen fabric bags. They’re called Smart Pots,” she island for his father, who has back probsaid. “They look like reusable kitchen grocery lems. bags.”

“Now, all he has to do is walk up and pick She also grows potatoes in the Smart Pots. at it,” he said.

“When I go to harvest the crop. I lay a tarp Anderson leveled and built the base of on the ground and dump the entire contents Smart Pots make container gardening easy her containers so they would sit upright of the bag,” she said. “I dig through and get and accessible. — Submitted photo and put in a drip irrigation system. (See the potatoes.” photo.)

Her container gardening came about out of Her container starter kit consisted of necessity. the large rectangular produce bins from HEB. Since then, she has “I’m on a steep sloping yard,” she said. “The rain water removes soil moved on to large tree container pots. and I have rabbit and bug problems — pill bugs, snails and cut worms.”

“They’re the right size and depth,” she said.

She said gardening in her front yard is out of the question because As a retiree in Kerrville, Anderson took courses to become a master the deer will eat anything she plants. gardener.

There are advantages to container gardening.

“That doesn’t mean I’m an expert by any means,” she said. “I still “Squatting is harder to do as you get older. I don’t have to get on my knees,” she said. “My containers are knee high and I just have to bend have a ton of failures. In fact, that’s how you become a better gardener is by killing a bunch of things.” over.”

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32

Spring 2016

Planning your personal pool retreat

H2O Designs owner Jodee Kowert said a well-built, maintained pool can last up to 60 years. — Standard-Radio Post photo

Building a pool is a major investment and requires some careful planning.

If properly designed and constructed with some of the newer technologies, it can be a place of fun and relaxation for the family.

It can also enhance the appearance and value of a home.

“A pool can remain in good operating condition for 50 to 60 years,” said Jodee Kowert, owner of H2o Designs in Fredericksburg.

“Longevity of a pool depends on how it is plumbed and how it is built,” he said. “In addition, the finishes we put on each pool are designed to last for a long time.”

New technologies, such as variable speed pumps, also help to ensure a long and trouble-free life for a pool. “With proper maintenance, a pool can provide fun and recreation for two or three generations,” he said.

The soil and the terrain of the Hill Country sometimes present a challenge to building a pool in certain locations. Although Kowert has faced some topographic challenges, none are unsolvable.

“Some people have questioned the feasibility of building a pool in the rocky terrain found in the Hill Country or on a sloping lot,” he said. “However, it’s no problem. We may have to do some excava-

tion, but there is always something that can be done.”

Construction Before beginning construction on a pool, Kowert stresses that there needs to be a lot of thought and planning. To assist clients in choosing what pool best fits their requirements and budget, he has some sophisticated 3D software that can create virtual pools as well as the surroundings, including sidewalks, patios and other features.

The virtual plan will also show the present home in the background.

Many of the pools built in the Hill Country feature borders, retaining walls, and sidewalks made of rock in addition to having a landscape with native plants. There might also be a waterfall. This produces a peaceful feeling akin to stumbling onto a natural oasis in the countryside.

Other designs are more contemporary and are designed for sports such as volleyball, water aerobics and children’s recreation.

There are various reasons for building a pool, according to Kowert, a second-generation pool builder.

“Many people want a freeform pool for its aesthetic effects. It’s a peaceful retreat where people can sit down, relax for a while, cool off and take a leisurely swim,” Kowert said. “Then, there are other

33

Spring 2016 types of pool designs for people many people pay cash for interested in sports.” them. Still others arrange for TOP 3 Kowert is presently designing an equity loan on their home The secrets to having a pool with a long life are to (1) Have a rectangular-shaped pool where to finance the building of a good filtration, (2) Have a maintenance-friendly filter, and (3) the owners will play volleyball. new pool.

Use chemicals efficiently.

“This pool will be five feet deep in the middle where the net is New technologies located,” he said, “and about five and one-half feet deep at each New technologies available today will add to the pool’s longevity end.” as well as result in cost savings related to maintenance of the pool.

Still others may want to construct a pool that is long and narrow A popular item is the cartridge filter, made of fabric, which only in which to swim laps. There are many requirements that determine has to be cleaned once every six months. Kowert says this filter, if the design and size of a new pool. cleaned property, will last for several years.

Concerning the use of water for pools, Kowert said he wants to Amenities clear up some misconceptions. “More water is consumed by yard Another part of the planning is to decide which amenities and maintenance than is used in a pool,” he said. “One thing many peofeatures are desired. Kowert said there are many new features availple do not know is that the water in a pool should never be drained. able to pool owners today.

It is simply cleaned by the use of filters and purified by the use of One of those is a “ledge lounge,” an area built up above the water chemicals.” level of the pool that has water running over the floor of the ledge.

Another new technology that provides a great cost saving is a In the center, two curved lounges are positioned where people variable speed pump. “This pump runs at a lower rpm and only uses can stretch out and relax. one-eighth of the electricity used by pools equipped with an older This gives a peaceful feeling of being near the water, but not actutype of pump,” Kowert said. ally in it.

Another popular feature is a spa at the side of the pool. Firebowls Maintenance placed near the pool are also becoming a popular feature as well as Kowert’s firm also provides pool service and maintenance. opulent outdoor kitchens adjoining the pool.

“There are only a limited number of pool builders and service companies who will come to Fredericksburg because it is a small Cost community,” he said. “We are one of the few companies available Building a pool and the amenities that accompany it are a major to provide this service in this area. Our primary purpose is to serve investment for most people. Kowert estimates that the pools he our customers because having maintenance is a necessity.” builds range in cost from $50,000 to $150,000, yet he says that Jodee Kowert may be reached at H2o Designs, 830-990-4162.

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Hill Country’s hard water problem unit, because they are built better The most common plumbing Water softener benefits and last longer. problem in the Hill Country is According to Culligan Water Cons Softer, fluffier laundry.

“We can work on them if somehard water. ditioning of Fredericksburg, was Easier dish washing and thing goes wrong on them,” he Damon Lewis, owner of Holhousehold cleaning. ter softeners save home owners money and much more: s Spot-free glassware. said. “If you go to a big box store loway Plumbing, said the most s Reduction of scale build up and by a Whirlpool, it is their common calls he receives from s Cleaner sinks, bathtubs, fixin pipes and water heaters. property and we can’t work on customers are lime scale build up tures and tile with much less s Less soap, shampoo, and them.” and clogged pipes. detergent use. scrubbing. s Cleaner, brighter laundry. s Water heating bills reduced The second most common prob“One of the things that causes a s Softer, smoother skin. by up to 29 percent. lem is stoppages. lot of damage for your fixtures is s Shinier hair.

“Put only toilet paper into toiour hard water,” he said. “It builds lets,” Lewis said. “There are baby wipes and wipes that say they are up scale inside pipes.”

The City of Fredericksburg uses groundwater as its water source, flushable, but I don’t recommend it because they don’t disintegrate like toilet paper does. If you have any kind of issue in a drain system, wipes which has a high pH. Paul Tybor, manager of the Hill Country Underwater Conservation are more likely to cause stoppage.”

A lot of older homes have clay piping that fails and oftentimes roots District said the water is non-corrosive, “instead of corroding, it deget into a line, he said. posits.”

“Old cast iron pipes start to rust and blister and rust out, so you have Those deposits build up on fixtures and inside piping.

“The hard water causes electric tank water heaters to fail premature- friction built up that stops the flow,” he said.

Lewis recommends homebuyers call a plumber to inspect plumbing ly,” Lewis said. “Tankless water heaters are more common in the area before purchasing a home. but the water will ruin them pretty quickly.”

“We can run a camera through the main sewer,” he said.

New tankless systems should last 10-12 years and parts on the heatAlthough the cost is between $200-$300 for a plumbing inspection, er should last five to seven, he said. The hard water cuts that life in half.

“I recommend some type of water treatment,” Lewis said. “A water having to replace the yard line is upwards of $3,000-$5,000.

“The home warranty only covers what’s inside the foundation of the softener is typical. The water softener removes calcium.”

He said homeowners are better off going with a professional type of home,” he said. “The outside sewer and water lines are not covered.”

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Spring 2016 Do-it-yourselfer Cindy Kunz took this dresser she purchased at a local thrift store and refinished it using Annie Sloan Chalk Paint. Kunz said that she likes the “unique” paint because it is easy to use and doesn’t require a lot of prep time. Her current project is to redo all of her bedroom furniture.

— Submitted photo

Do-it-yourself with Chalk Paint A new favorite among “do-it-yourselfers” is Annie Sloan Chalk Paint.

No, it’s not the type of finish found on a chalkboard but rather a unique type of paint that adheres to just about any type of surface without all the prep work.

“Chalk Paint is unique because you don’t have to first prime or sand,” said do-it-yourselfer Cindy Kunz. “And, it adheres to everything, including plastic, wood, metal, glass and even shoes.”

Yes, shoes.

Kunz said she bought a pair of canvas shoes and didn’t like the color, so she painted them with Chalk Paint and “they look great.”

So far, Kunz has used chalk paint to refinish a coffee table, dresser, sofa table, dog house and more.

She has also used the paint on glass bottles, and said that it also works on cabinets.

The possibilities are endless, she said.

“I don’t know why it works so well,” she said, “but it does.”

The Chalk Paint comes in a variety of colors. It is non-toxic and waterbased.

Kunz said that while Chalk Paint costs more than traditional paint, individuals can actually save money since they don’t have to buy sand paper, primer, stripping products, etc.

She said that there are also different techniques to achieve different looks using the Annie Sloan wax products.

Clear wax protects the paint while a dark wax gives pieces an aged look.

Kunz said that Chalk Paint “is really cool stuff and it’s addicting to use.”

Her current project is to redo all of her bedroom furniture with Chalk Paint.

“It’s simple,” she said. “You can’t mess up. It makes anybody think they can paint.”

Cindy Kunz used Chalk Paint to change the color of this pair of canvas shoes. Since the paint adheres to just about any surface, she painted this old bottle for a unique new look.

— Submitted photos

A “before” photo of the dresser Cindy Kunz refurbished with Chalk Paint.

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What’s next for home designs

By Richard Zowie As time goes by, so do trends. Bell-bottom pants, wide neckties, along with colors yellow, orange and brown were popular in the 1970s. In the 1980s, people preferred acid- or stone-washed jeans and parachute pants, thinner neckties and colors ranging from neon to pastel.

The same is true for homes. As people buy homes or look at their current home and consider remodeling options, one of the biggest concerns is having a look that’s up to date.

How trends get set Perhaps not surprising in this day of Internet and cell phones, Buffy Frantzen said social media largely contributes to trends — what they are, when they start and how long they last.

“Sites like www.houzz.com and Pinterest offer a plethora of ideas, designs, color palettes, etc.,” said Frantzen, designer and commercial project specialist with The Inside Story.

Dorothy Hominick, co-owner and office manager for Hominick Custom Builders, said home designs, like clothing designs, tend to first start in Europe.

“We still have our regional areas which continue to drive those market trends as seen in Santa Fe and states bordering Mexico,” she said.

“We in the building business are greatly influenced or restricted by (however you want to view it) what manufacturers are producing.”

Hominick pointed out examples: tile, light fixtures, carpet, draperies, home decor and wood floor manufacturers. Each year, new lines and products come out and others are discontinued.

Television shows like “HGTV” and “Fixer Upper” also educate and influence home buyers on the latest trends.

Bathrooms When it comes to bathrooms, Frantzen sees popular trends as brushed or satin nickel fixtures, wallpaper for powder rooms, and tile installed floor-to-ceiling for a feature wall behind the sink.

Hominick said her homebuyers like walk-in showers, but without glass doors (which creates less maintenance).

“Many are opting out of a master tub,” she said. “‘Jack and Jill’ lavatories for the second bath are making a comeback.”

Kitchens Frantzen said there are more backsplashes that continue up to the ceiling above the cabinets, along with light-bright shades of white, solid surface countertops (quartz and granite), brushed or satin nickel hardware.

“Home buyers seem to like the open floor plan with kitchen, dining room and living room all together,” Hominick said. “Islands are popular with one level bar seating.”

Bedrooms In the bedroom, Frantzen sees neutral paints with pops of color in the bedding, pillows and area rugs.

“Most people still want a soft, plush carpet in the bedrooms,” she said.

Hominick said split bedroom configuration is popular with the master suite on one side of the living area and the extra bedrooms on the other side.

What’s the new black?

As each new fashion season approaches, many will wonder, what

Featuring various shades of white, for this John and Susie Hever house, the contractor was Chris Kaiser Builder. and Jennifer Eggleston of Cottage Industry was the designer.

The Inside Story provided Benjamin Moore paint and tile materials. — Submitted photo/Chris Kaiser Builder, Inc. color is the new “black?”

Frantzen sees multiple shades of white in the same room, along with an unusual color.

“Greige colors (a blend between beige and gray) are also popular,” she said.

Hominick sees color pallets going more toward taupe and gray and away from gold tones. Turquoise, soft blue-grays and spa green are popular accent colors.

“Black and white combinations are still trending in the contemporary and modern realm,” she said. “In our area, the Hill Country look is still going strong, incorporating native rock and board and batten siding.”

Being green As the move continues for homes to become more environmentally friendly, save energy and reduce carbon footprints, Frantzen said there are a multitude of options.

“Most manufacturers have created products that are ‘green’ in an attempt to gain the customer’s business,” she said. “There is definitely a market for such materials.”

Hominick described building science as taking center stage in the realm of construction.

“Energy efficiency, as well as the efficiency in the building process, is driven by a builder’s personal beliefs and ever strict energy codes put in place,” she said. “To many customers, a green product’s return on investment is the main consideration in implementing or not. A return of four percent looks a lot more attractive than a savings account these days.”

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