CPR did a great little spotlight on KP!
CPR did a great little spotlight on KP!
The low slope roofs of Krisana Park are fairly expensive compared to conventional asphalt shingle roofs. The good news is that membranes have improved a lot over the last couple of decades. When installed properly, both EPDM and TPO can last a very long time. They are flexible and don’t crack or become brittle as the crazy strong sun here in CO tries to break everything down. Also, they can handle expansion and contraction as they heat up and cool down each day, are buffeted by winds, or hammered by hail.
The additional challenges, as others have noted, is that there is nothing under the old insulation, so a lot of old debris will inevitably fall into your home once it is stripped off. As an architect, what I notice is that the nice existing thin fascia (2x6 or 2x8 redwood roof edge) won’t hold all the insulation that is now required by code (sometimes only enforced for new construction). So beware that you might end up with a much thicker looking new roof on your house!
If you go with more expensive high density insulation (poly-iso or polyurethane), you can get somewhat close to the old overall thickness, but it will still grow in depth by an inch or so.
For a good 60mil heavy duty membrane, new higher quality insulation (EPS is not good – it can absorb water), a walk board for protecting the insulation, new roof edges/fascia, gutters and downspouts, etc., you are definitely going to be over 20k.
Roofworx did a great job with a white TPO for our house. A white roof will last a little longer and provide some energy savings if you use air conditioning, however as we are heating more than cooling here in Denver throughout a typical year the savings won’t be that substantial.
What have your experiences been? Many of the roofs are still using the older materials of Bitumen and Built-up techniques. How have these help up if you have replaced one recently?
By ELANA ASHANTI JEFFERSON Republished from the Denver Post. Original article here: http://www.denverpost.com/2010/08/20/my-house-cool-is-all-about-the-details/
You might expect Peter Blank, a modern-style devotee, to live in stark minimalism.
But instead, Blank, co-founder of the real estate company Mile Hi Modern, has a house that’s a study in smart space, distinctive finishes, organic materials and understated elegance.
This Realtor’s roughly 1,500- square-foot, 1954 California contemporary also mirrors the mind-set of a growing number of homebuyers. It follows that he worked in marketing and interior design before going into real estate.
Blame it on “Mad Men,” a consumer public reared on a steady childhood diet of ’50s reruns, the “green revolution,” or simple nostalgia for a bygone era. But mod is hot and getting hotter, as Blank will attest.
Consider that Target now sells plywood stacking chairs a la the designs made famous by Charles and Ray Eames; Urban Outfitters’ furniture is characterized by skinny hairpin legs; and The Home Depot stocks bold, graphic-print wallpaper.
“Modern is what people want right now,” says Blank, who is responsible in part for raising the profile of the Denver area’s midcentury-modern housing stock — and the regional architects and artisans who subscribe to that aesthetic. Along with business partner Craig Mayer, Blank launched his real estate company at a time when everyday folks and not just niche collectors were beginning to look for “Back to the Future” style.
The Mile Hi Modern brand is now part of the larger Kentwood City Properties.
“Gone are the days of seven bedrooms plus a family room and a full dining room,” says Blank. He grew up in São Paolo and credits that city’s forward- thinking architecture with shaping his own taste. “People want open floor plans now, and it doesn’t matter what the (house) style is.”
Blank bought his house three years ago after a client strong- armed him into selling her the last house he lived in.
The landscape around the home reflects his love of Palm Springs modernism, in which midcentury architects such as John Lautner and Albert Frey used floor-to-ceiling glass, exotic wood finishes and low, linear building styles to create residences that fit right into their desert setting.
Blank believes that indoor- outdoor look is as much at home in Colorado as in California.
“Maybe it was timing,” he says, “but what I find interesting are the couples who lived in Cherry Hills or Hilltop and had these big houses. All of a sudden they want to downsize. Not only do they want to downsize, they want to have something unique and cool.”
Cool happens here with the help of custom finishes, from aluminum gates that look like stacked bubbles to dimensional wood paneling.
“Wood is one material that I think really strengthens the house,” says Blank. “But I gravitate toward stone and rock and all the natural organic elements.”
Light pours into Blank’s house via expansive windows that look out on to three sides of the property.
“I wanted to see the street,” Blank says of all that glass facing the Krisana Park neighborhood he’s grown to adore. “The neighbors are awesome — lots of artists, architects and fun sorts. (It’s) a really cool place to call home.”
Architect Brian Ojala of the Entasis Group frequently collaborates with Blank, including on an Evergreen residence that in 2009 was named the Custom Home of the Year by the Home Builders Association of Metro Denver.
“His vision is incredible,” the architect says of Blank. “He always creates stories with each property. . . . He’s just so passionate and visionary.”
Ojala appreciates the open spaces and abundant light at Blank’s house. “It’s not compartmentalized, and that works,” he says.
Martin Shea installed Blank’s extensive wood paneling and his low-set kitchen cabinets. The longtime Denver carpenter says he appreciates the Realtor’s creativity.
“Peter just brings his whole soul to a project,” Shea says. “He does stuff that other people totally miss because they don’t realize which details are important.”
Republished from Apartment Therapy web site here:
Name: Jonathan and Jessica Galbreath
Location: Krisana Park, Denver, Colorado
Size: 1,700 square feet
Years lived in: 2 years; Own
When Jonathan and Jessica decided to purchase a home, they had a good idea of what they wanted; "We searched for an Eichler-style home for the floor to ceiling courtyard windows and roofline clerestory windows." Their realtor took them to Krisana Park in Denver, and they fell in love with the 1955 3-D Contemporary they now call home.
Jonathan is an Art Director, musician and "so-called photographer" (so-called? He's legit, check out his amazing work) as well as an avid cyclist with a 20 mile per day commute to work. He built his 1982 Bianchi Nuovo Racing bike and Litespeed Obed Xtracycle, and happily shares space with them inside the home. Jessica is a director for a Physical Therapist Assistant Program, as well as a handbag designer and one of the sweetest, happiest people I've ever met.
Travel is the true inspiration for the design of their home, "We like to purchase for our home on our travels. What we bring back reminds us of freedom and an admired bohemian lifestyle. It's important that our "modern" pieces look used, and are used — we'd much rather have a 50 year old lounge chair that looks 50 years old."
The Eichler-esque home has had a few tweaks and nudges over the years, including a 70's carport conversion (now the theater) and more recently, window replacements. All the windows were custom, and there were sometimes lapses in installation, which allowed in a few feathery visitors… Jessica & Jonathan have paid a hilarious homage to these "visitors" by placing fake birds throughout the house, creating an interactive "Where's Waldo" bird game. (How many can you spot in the tour?)
With the main renovations completed, the duo are adding the finishing touches, which include restoring the Eichler siding, Xeriscaping the front yard, hanging their massive collection of artwork, and finishing the nursery for the littlest Galbreath, expected to debut in November!
Apartment Therapy Survey:
Our Style: We've never really labeled it. We just use what we like. Period or genre don't really matter. If we were to put a name on it, it'd be 'Ethno-Modernola' (Ethnic/Modern/Granola). We love the outdoors and strive to take the inside out and bring the outside in.
Jonathan: Japan — The use of raw materials in the simplest of ways. Design with purpose and use. Inside out. Outside in.
Jessica: Guatemala and Vietnam — Handcrafted fabrics and textile trade. Earth-dyed fabrics.
Favorite Element: Windows, windows, windows — we searched for an Eichler-style home for the floor to ceiling courtyard windows and roofline clerestory windows. We love how the bones of the house are exposed and pass though the walls.
Biggest Challenge: OCD. Attention to the smallest details. Family and friends may never notice, but we know they can feel it.
What Friends Say: "I never would have put those two things together, but I love it."
Biggest Embarrassment: The janky-craftsman style fence that will probably fall down tomorrow.
Proudest DIY: Building the oak barn-beam benches.
Biggest Indulgence: We wanted to be able to cook together in front of the fireplace while watching it snow. Interior kitchen wall and cabinets go bye-bye. We removed nearly all of the overhead cabinets in the kitchen and extended the countertop line around the adjacent wall with built in shelving below to compensate for lost space. The large island became a place for guests to be involved in cooking with us.
Best Advice: Building: The right tools can save days/weeks.
Design: If you like it, it will fit.
Dream Sources: Flea markets, anywhere in the world.
Resources of Note:
PAINT & COLORS
Thanks, Jonathan & Jessica!
(Images: Ashley Poskin )
Take a bunch of photos and if possible talk to some of the owners about what the challenges and costs were in building each type of fence.
Get before and after shots from neighbors to show how much a home has been improved.