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2008-03-27T12:34:00.000-07:00

From Out-Building to Chicken Coop

2008-03-13T07:29:00.000-07:00

In the back of our property there was an old out-building that was probably used long ago as a garage or storage shed. We were going to demolish the building and recycle the wood, but Tom Titcomb, on of our builders, had a better idea. He wanted to use it at his farm for a new chicken coop. We said, Go for it Tom! So he dismantled the building board by board, carried it to his farm, and reconstructed it. It is now the home for some very happy chickens!

The chicken coop, in its new location!

A Close Call with the Design and Preservation Committee

2008-03-11T10:20:00.000-07:00

The City of Greenville established the Design and Preservation Commission (DPC) to review and approve construction and renovation in the Pettigru Historic District. Our office is located in the Pettigru Historic District and thus our renovation project is subject to the DPC's jurisdiction.
Although the DPC has been in operation for over nine years, our project would be its first opportunity to consider the use of green features in a historic disctrict. To help the DPC prepare for our proposal, our architect, Scott Johnston, briefed the Commission in late September 2007 on an initiative by the United States Green Building Council (USGBC) and the National Trust for Historic Preservation to establish specific guidelines on the issues. Here is the link to some of the information he provided from the Greening of Historic Properties National Summit: White Paper.

Our proposal was heard by the DPC on October 4, 2007. Despite Scott's excellent briefing the month before, we knew it would not be easy. Upstate Forever Executive Director Brad Wyche gave the Commisison an overview of the nature and purpose of the project, and Scott followed with a summary of the specifics. As we anticipated, the DPC's concerns were the solar panels on the roof and the removal of the chimenys (to provide more sunlight for the panels). Several of the Commisisoners had serious concerns about the impact of this work on the historic character of the house and the precedent that approving the work could set for future projects. Other Commissioners were enthusiastic about the project. The debate lasted for more than half an hour, and finally a vote was taken.

It could not have been closer: 5 in favor, 4 opposed. So we have approval to proceed! When the project is completed, we hope those four Commissioners who voted no will come see for themselves how well green features fit within a historic district.

Bad Stuff in the Building

2008-03-11T10:19:00.000-07:00

Our Office was originally constructed as a residence in 1913. At that time and until the late 1970s, the common practice in the building industry was to use products and materials that contained asbestos. The substance was widely used because of its exceptional fire retardant qualities, but there was little understanding of its potential causing serious harm to human health and the environment.

As these risks became better known and as lawsuits erupted around the country, stringent controls on the use of asbestos in new products and materials were eventually adopted.
But how do you handle asbestos in buildings and products that were made decades ago and are still in use, like our office building?

Regulatory programs have been established to address this challenge. We are, of course, complying with all of these regulations in our project. First, we ran tests to determine the extent and amount of asbestos in, on and under the building. Not surprisingly, these tests revealed that the insulation in the basements and the plaster in the interior walls contained asbestos.

The regulations establish a hard and fast rule. If the product contains 1 percent or more of asbestos, an extensive set of requirements applies. Basically, the building must be sealed off, and only a licensed asbestos contractor is allowed to go inside and remove the materials. The contractor’s employees must wear special clothing and use respiratory equipment. If the product contains less than 1 percent of asbestos, these regulations do not apply.

The tests at our building came back at 2 percent. Our contractor advised us to test the materials again, using a more precise method. The result: 1.2 percent.Because the results exceeded 1 percent, even though by only two-tenths of one percent, we had no choice but to follow each and every one of the abatement regulations. According to our contractor, the additional cost of such compliance was a whopping $34,000! Ouch!

Upstate Forever Executive Director Brad Wyche was recently describing this ordeal to one of our members, a local developer. The developer, who supported our Capital Campaign, was sorry to hear about our difficulties but also took some pleasure in the fact that we had experienced first hand the fiscal impacts of regulation. “Now you feel our pain,” he told Brad, with a big smile.

The Green Team

2008-03-11T10:16:00.001-07:00

We have assembled an outstanding team of experienced professionals to work on the project.

Johnston Design Group- architect
Southerland Construction Inc. - builder
Simms Group - mechanical, electrical, plumbing
Fuller Engineering - structural
Earth Design, Inc. - landscaping
Earth Artist Studios
Glenco Insulation - insulation provider and installer
Sunstore Solar - solar panel provider and installer
Sterling Video - video and dosumentation
KLG Jones, LLC - building commissioning

To Those Who Made it Possible-Thank You!

2008-03-11T10:12:00.000-07:00

As a nonprofit organization, Upstate Forever depends on charitable contributions to do its work. We knew we could not possibly pull off a project of this magnitude without a lot of support.

In the fall of 2005, we launched our first ever Capital Campaign with two basic goals: (1) to acquire and renovate our office and (2) to stregnthen and expand our Land Trust Program.

The campaign was a great success as we met and surpassed our goals. Over 170 people and organizations contributed and are recognized in our last newsletter, The Upstate Advocate.

We want to give special recognition to the Jolly Foundation and the Hollingsworth Foundation, two local foundations which made substantial gifts specifically for the renovation project. This project would not be happening without you-Thank you!

It All Started with Upstate House

2008-03-11T10:01:00.000-07:00

In 2005, Upstate Forever launched an exciting project with the Homebuilders Association of Greenville and Southface Energy Institute to build the first EarthCraft home in South Carolina, called "Upstate House." EarthCraft is an exciting and successful program developed by Southface Energy and the Greater Atlanta Home Builders Association that provides specific and measureable standards for environmentally friendly and energy efficient single-family residences. For more information, visit http:/www.earthcrafthouse.com.

Upstate Forever's former Board chairman, Carlton Owen, had the idea: Upstate Forever and the HBA of Greenville would build the house, seeking donated and discounted materials and services, and upon completion, Carlton would pay full fair market value for the house and become its owner and full-time occupant. So, we would not only build a great project but also have the opportunity to raise additional funds.

Upstate House has been a great success! Completed in spring of 2006 and located only three blocks from Upstate Forever's office, it has inspired the construction of many EarthCraft homes in the Upstate. In fact, two local companies are now building exclusively EarthCraft homes. Upstate house is open for scheduled tours by builders, developers, architects, contractors, and interested citizens. Hundreds of people in the Upstate have already seen it.

The overriding goal of our Green Renovation project is to accomplish for renovation what Upstate House has acheived for new construction work. On the same street, we will have great models for the two basic types of construction work.

Introduction to the Project

2007-11-01T07:27:00.000-07:00

The Green Renovation Project is an initiative by Upstate Forever, to restore and remodel its main office in Greenville, South Carolina in a way that conserves energy and reduces environmental impacts. Our goal is for the project to be a model for other renovation activities in the Upstate and elsewhere.

This blog follows the progress of the entire project--from conception to completion. We will not only discuss the major elements of the work, such as the roof, windows, insulation, flooring, HVAC, solar, lighting, landscaping, etc., but also give you “a seat at the table” as we describe many of the challenges faced, decisions made, lessons learned, and successes celebrated.

We hope this blog will serve as a practical “how-to” guide for any type of renovation project, whether residential, commercial or industrial. Enjoy!

Facts About the Property

• Located at 507 Pettigru Street in the Pettigru Historic District in Greenville, South Carolina
• Originally constructed ca. 1915 as a single-family residence
• Building has been vacant for over 20 years and has deteriorated badly
• Building size: 4100 square feet
• Lot size: 8400 square feet
• Faces a two-lane public street