Have you ever seen condensation on your windows in the summer time? I’ve recently noticed that the windows on the south side of our house have developed condensation on them, early in the morning. Since we made such a large investment in windows, and in particular low-E, triple pane glass, I was concerned that there was something drastically wrong. I know that interior condensation occurs in the winter time and usually is a sign that the cold air is making it’s way into your home, through your windows. When the cold air meets with the warm interior air it results in a condensation on the interior surface of the glass. Besides being a sign of poorly performing windows this condensation can also result in rot and mold issue inside your home. However, the condensation that I’m seeing on my windows is happening on the exterior not the interior, so it got me to wondering why?

After a few web searches, I came across a series of similar explanations to my window condensation issue. The explanation I found to be most clearly stated, was on the website of RLC Engineering, LLC. from Craig DeWitt, PhD, PE, who writes:

“…condensation occurs when a surface falls below the dew point temperature of the air. The outside glass in an energy efficient window will be closer to the outside temperature, and the inside glass will be closer to the inside temperature. The glass in an inefficient window will be more heavily influenced by both inside and outside temperatures. A Low-E coating (that reduces radiant heat transfer) will tend to warm the inside surface in the winter, and the outside surface in summer sunshine. A Low-E coating will also lower the outside surface temperature at night in the summer. Therefore, a low-E coating will reduce the potential for winter condensation, while creating more potential for summer condensation situations (especially if the inside thermostat is set near or below the outside dew point temperature.)”

Based on the information stated above, I’m sure that the condensation issue in our house is a combination of our highly efficient, low-E coated windows in conjunction with the fact that our house envelope is incredibly energy efficient maintaining a more consistent temperature, therefore magnifying the difference between the changes in inside air and outside air temperature. Although the issue was mildly concerning when I first notice it, I guess that it’s a reassuring sign that my windows are doing their job, and apparently doing it quite well.

You can see the slightly frosted appearance of our widows, as condensation has gathered on the outside of the glass.

In this shot, you can actually see some of the dew running down the face of the window exterior. The condensation usually disappears shortly after the sun rises and the exterior temperature begins to rise.

In recent years, fans of modern home design have been looking for ways to get the style and character often associated with an architecturally designed modern home, which can run in upwards of $400 per sq ft. on a more value engineered budget. The result has been an ever growing trend of modern modular pre-fabricated homes, designed by architectural firms.

One of the pioneers of modern modular Pre-fab housing has been Twin Cities based FlatPak. Founded by Charlie Lazor (one of the founders of Blu Dot furniture) who named the company after the term used to describe knock down self-assembled furniture, that can be shipped flat in a box. However, the The Flat pack system is really an intricate and customizable system using a standard modular 8ft wide wall system, which can be clad in variety of materials from wood, to metal to glass panels. The standardized wall system allows home owners to leverage the economies of scale (about 20-30% less expensive than a traditional architect designed home), while the interchangeable nature of the materials, exterior panels, offers them the freedom to create a uniquely styled home, often times only seen in custom designed homes.

Recognized as one of the pioneers of Modern Modular housing, FlatPak homes have received recognition from the design community in the form of magazine, TV and extensive blog coverage. However, this July a FlatPak demo house reached one of its highest honors to date, as a featured longterm installation at the Minneapolis Walker Art Center’s Sculpture Garden. The 576 sq. ft. structure had been used as a display in several other design demo applications over the past few years, but in those cases it was displayed inside, so the structure received some slight modifications (including a real roof) to make it water tight and weather ready, for its latest appearance at the Walker. The FlatPak in the garden is the first long term architectural design installation since the Walker featured the Idea House II in the summer of 1947 as an exhibition of modern living. This time the structure will be used to house works of art, host information for visitors, along with a variety of activities and special events throughout the year.

But the installation of this project at the Walker, is not an end state for FlatPak. With a list of growing projects around the country and potential interest on a global scale, don’t be surprised if you see one of these wonderful, modern, modular homes in a neighborhood near you some day.

This corner shot shows the variety of substrates that can be applied to the FlatPak exterior to give it a unique look.

The FlatPak house sits in the Walker Art Center’s sculpture Garden and will be used as a visitor center of sorts.

Even the interior of the FlatPak house features a nice mixture and variety of wall panels, from composite wood, to frosted glass, giving the interior a warm, yet modern feel.

The ChairChair, a Blu Dot classic adorns the interior space.

Rendering of the latest FlatPak project, being built in Golden Valley Minnesota.

It’s that time of year again, when thousands of people from all over, flock to St. Paul to the Minnesota State Fair. Somehow over the past several years between the funnel cakes, concerts, rides and events 350,000 people have taken the time to tour the Eco Experience in the Progress Center Building, making it the single largest event of its kind in the country. The Eco Experience is a collection of resources, experts and exhibitors showcasing a variety of cutting edge green technologies surrounding it’s key attraction the Eco House. The Eco House itself is a collection of green technology alternatives as they may appear in a real world application.

This year I had the honor of receiving a tour of the Eco Experience’s featured Eco House, just days before it’s opening to the public. The 2008 Eco House was designed by Minnesota based Architectural firm Sala Architects and is based on a 2000 sq. ft. modern style home, that SALA designed for a client who became more interested in green building during last years Eco Experience.

The Eco House (at roughly 980 sq ft) is a little more like a cross section or sampling of a home, then it is a complete home, but none the less extraordinary. Constructed in just three weeks, by Showcase Renovations Inc. and Panel Works Plus, the Eco house is designed to give visitors to the Eco Experience examples real life applications of ways that green building can be implemented in both new construction, renovation or remodeling. This years building features structurally Insulated Panels (SIPs) to make up it’s core structure. It’s exterior is a combination of green friendly material including cementboard siding, Richlite, and glass. The structure is designed to be passive solar with the majority of it’s triple paned Marvin Windows facing the southern exposure. As well as active solar, through the use of solar thermal hot water heating, solar photovoltaic, and solar hot air systems provided by Twin Cities based Powerfully Green. Even the landscaping is designed to showcase green construction at its best. A permeable paver patio system, along with front steps made of Vast recycled rubber paver blocks, a rainwater capture system, rain gardens and a green planted roof. The interior, not to be outdone, includes Richlite, linoleum and Vetrazzo (crubside recycled glass) countertops, reconstituted veneer cabinets, bamboo and linoleum flooring and recycled glass tiles, all provide by Natural Built Home of the Twin Cities.

Although the home is filled with a collection of green friendly products, my tour guide for the day, Architect Marc Sloot (of Sala Architects), pointed out that green goes beyond substrates and surface materials, and directly to design itself. From site placement to key features, like a high usable ratio of square footage to wall and roof surface area, contributing to better energy efficiency. Additionally, Sloot observed that although any home style can utilize green building techniques, modern design often lends itself to the use of simple, readily available materials, resulting in reduced material use and waste. Sloot also noted that by making sure that the home is not only functional but beautiful, you will most likely better meet the needs of the home owners and give the home a longer lifecycle — definitely green.

So my big question of the day, and one I’m sure several readers are asking —so how is a temporary home green? Well even that question was something the people at the Eco Experience were ready for. Sala Architects paid careful attention to make sure that all the windows used in the Eco House could be re-purposed in the original projects layout. As well, all the SIPs panels, flooring, cabinets, lights and just about everything else outside of sheetrock and some cut pieces of flooring will be accounted for at the completion of the project. But maybe more importantly, the impact that this short lived project and it’s materials may have on the way people look at building in the future, makes it all a little more green.

A rendering of the Eco House at the Minnesota State Fair, Eco Experience.

The Exterior of the home on Minnehaha Creek that served as inspiration for this years Eco House.

The Exterior of this Years Eco House at the Minnesota State Fair Eco Experience features a modern design and green materials.

Triple paned Marvin windows and metal awnings help to harness and shiled the sun for a passive solar effect.

This Solar hot air panel is one of several active solar devices this years home will feature.

The kitchen will feature high efficiency appliances along with alternative cabinet materials such as reconstituted veneers, linoleum countertops and recycled glass tiles.

The fireplace was wrapped in thin steel sheeting (an inherently recycled material)
to give it a really cool visual effect.

When the project is completed on Wednesday and ready for fairgoers this wall section will be filled with a variety of green friendly alternative insulation —here you can see one example, denim insulation.

The table as we saw it the day of the Eastvold furniture show.

The table with the final finish on it, and in our dining room, here you can see the one single leg on the south end of the table.

The south end of the table features one leg located at the center while this angle shows the north end of the table with two “L” shaped legs, each formed out of one one long Douglas Fir Timber.

A few weeks back I wrote about, and then attended a furniture show by our cabinet makers Eastvold Custom. The work at the show was stunning. An incredible collection of mostly modern, incredibly crafted furniture pieces, on display as art. In the mix of items was a dining table, that almost appeared to be the perfect match for our breakfast bar. The 8 ft long , 32″ wide, reclaimed Douglas Fir, timber table was an eye catcher to say the least. Not only was the wood stunning but it featured a wonderfully unique design —3 interchanging L shaped forms, that created the legs and top of the table. The wood was highly refined but had yet to see any final protective finish coating. Stacy and I asked about the table and were told that it was sold to a woman in NYC.

I had taken a few shots of various pieces of furniture during the show that I shared with a couple of my co-workers, so I had referenced back to the table several times over the next few days to admire it. About a week after the Show I got a call from Matt Eastvold, telling me that they had just a few remaining pieces from their show/sale, and among these piece was the table. Apparently, the cost of moving a very large table across the country, and into a NYC apartment was significantly more expensive than the original purchaser had imagined, and had decided to pass on it. This meant that it was back on the table, to be purchased. Having expressed some interest in it the day of the show we were the first to be made aware of it. After taking a couple of measurements of our dining room space, to ensure that the table would fit (both physically and visually), we decided to purchase it. I called Matt the next day and we made arrangements to have it finished to match our breakfast bar and delivered in 3 weeks.

On Friday the table arrived, in 3 large sections and was set in place in our dining room. Both Ben (from Eastvold) and Stacy had the same reaction upon seeing it go into the space “it looks like it was made for the space”, when I saw it, I had to agree. I contacted Matt Friday evening and asked him to dig up the information for me on the origin of the wood. I love know where the wood came from (maybe an old school or an aircraft hanger) and then trying to find old photos and information about the building online — I guess that makes me a bit of a history nerd, but a history nerd with a really cool table.

In my previous posts I noted that Dustin Halverson was our Landscape Architect. This was incorrect. Although Halverson holds a degree in Landscape Architecture from the University of Wisconsin —Madison, he is not a licensed Landscape Architect, and therefore I should have referred to him as a Landscape Designer. In order to gain license in the State of Minnesota, one would have to work under a licensed landscape architect for a period of time and then take the LARE (landscape architecture registration exam). This was pointed out to me by a Licensed Landscape Architect form the State of Minnesota (there are only 390) and confirmed by Dustin.
NOTE: A Landscape Architecture License is not required for residential design, build, Landscape work and therefore not widely held for professionals in those positions. However, the title is exclusively reserved for those who hold a licensed title with the state and have a specified license number.

Our Plants arrive.

The Swedish Columnar Aspen goes into place at the corner of the house. The tree will eventually fill out to about 8 ft in diameter.

The front rain gardens get their first row of native plants—Little Bluestem. Down the middle a tall white spikey native called Culver’s Root will sit. Both of these plant do well with lots of water which is perfect for the rain gardens.

Both natives and non-natives fill the bed off the side of the patio. The non-native in the center area is a grass called Karl Foerster Feather Reed Grass and is common in organic designs. It’s perfect for us because it’s height (3′ to 5′ at full growth) and feathery texture softens the visual lines of the concrete pillar. The plant on the outside is a native called Blazing Star.

Our landscape plan has had almost as much thought put into it as our entire house. Although the initial conceptual design played out rather quickly, the fine details of which plants we would select has been a rather drawn out one.

Our landscape Designer (Dustin Halverson) had planned for a tree to be placed close to the front windows of the house on the southwest corner. Although the tree was designed to provide some shade to the larger windows on this side of our house, its main purpose from a design perspective was to provide a sense of scale. For this reason, we opted for a Swedish Columnar Aspen. Its tall column like shape, gives the complementary height we need to tie the landscaping and the house together, without impeding on the actual structure itself. After mulling over a half dozen tree options this would prove to be one one of our easier design decisions.

There is so much to take in when selecting plants for your landscaping, grasses vs. flowers, native vs. cultivars/non-natives, size and shape, bloom time, soil type, and even color all come into play. Adding to the mix, we have committed to making our landscape be a functional piece of our homes “green friendly” design, and have received a grant from the Ramsey Washington Metro Watershed District to do so. This means, that native plants will need to be a large portion of our plantings in order to meet our obligation with the RWMWD.

Stacy and I both wanted plants that would work well with the lines of our house by having some similar sense of control and geometry. At the same time we knew (and Dustin reinforced the fact) that we would need to utilize these plantings to soften some of the lines and allow us to merge our home in with the surround landscape. For this reason, we have picked a mixture of natives, cultivars/non-natives. In some cases we have segregated the natives to specific areas like the rain gardens. While in other cases we’ve mixed the two, for either a sense of texture or or to create some variation in height or color.

After some negotiation we had settled on an initial planting plan, but the day before the plants were to arrive we started second guessing some of our choices. We both were hoping to have some nice bright oranges or reds out front but for the most part these are cultivars and we wanted to keep the rain gardens filled with natives. Our second choice in this case was some geometric looking bulb like plants called Allium (members of the onion family) but the ones we had seen and liked (in white) proved to be a cultivars as well. Although we had found a great resource for selecting native plants (bluethumb.org) having not seen many of the plants in person we were still feeling a bit uneasy. We decided to make a trip out to the Watershed district building, to look at their collection of plants, and see first hand what they might look like. This proved to be a huge help. Our contact at the watershed (Julie) proved to be incredibly helpful, not only showing us the plants we were interested in, but showing us many of them in various stages of growth. We also discovered several new plants like Culvers Root which we decided to integrate into our design. Ultimately, our trip to the watershed building validated many of the plant selections that Dustin had suggested, but also proved to be invaluable in helping us find some new options. We were also able to see how our rather small plants will blossom and grow into more substantial and prominent elements of our design over time, and see how the various combinations of plants will work together. I’d highly recommend you make a field trip of like this of your own if you’re going to make a substantial investments in your landscaping.