Selah Design Services

I Can Do That!

2011-12-07T11:16:00.000-08:00

Have you ever walked into a store, looked at a catalog, or seen something online and said, “I could make that!”?

Yeah, me too.

So often, I really want t0, and have every intention to, but reality sets in and the cool thing “I just know I could make” never gets made.

Well, here is something so simple and smart, aside from the hassle of driving over to your local salvage store, or having a few of these puppies on hand, it’s practically a no-brainer DIY project and something the most novice DIYer could get a handle on.

Here’s what you’ll need:

1-3 (or as many as you want) vintage or antique door knobs
screws to fasten the knobbies to the wall or surface you're mounting them
screwdriver or drill
optional: paint and brush

Here’s what you do:

If you’d like a more "modern" look, paint each door knob the same color (or complementary tint) as your walls. It’s best to complete two coats for full coverage. Allow to dry. NOW, you don't have to paint them at all if you want a more classic-contemporary look...but, really what turn of the century home (the 19th into 20th century that is) had doorknobs mounted to the wall for hanging things....
You can secure the knobs with a touch of glue from behind so the don't wobble (like all of my door knobs do)
Find the screw or mounting holes on the top and bottom of each door knob plate.
Screw to wall either vertically or horizontally.
Hang your stuff....

Will My Renovations Pay Off?

2011-08-01T08:08:00.000-07:00

I am going to go against every marketing strategy in the book now. What I am about to tell you could ruin every potential home renovation contract I may ever get involved in.

What you don't know about home renovations: Most of them don't pay off.

That's right. According to Remodeling Magazine's 2010 annual cost/value survey, only replacing a garage door can be counted on to boost home value enough to recoup 100% of your costs. Obviously, the value of a renovation doesn't depend on your home resale price alone. This is why deciding if you're going to do a renovation project more complicated than just crunching numbers.

If the purchaser walks into a home and says, 'Wow, look at this kitchen, it's great,' and if that home sells quicker, the seller still gets value from the renovation, whether or not they get the return on investment. A home might sell quicker, or the buyer might be so excited about a particular feature that they ignore other issues, like water damage or other necessary maintenance in other parts of the home.

If you are trying to decide whether to take on a home renovation, here are five simple tips to remember that might help make your decision a little easier:

1. Think about what you, as the current homeowner, want from your home.

As a homeowner, you can find a lot of value with renovations or upgrades before they even put the home on the market. If you have a dated kitchen or an appliance that doesn't work, you can invest money now to glean some enjoyment as well as make the home more appealing when you sell it.

Some simple ideas for your home is to upgrade or replace baseboards, window trim, or floors. You can also upgraded the cabinet hardware in the kitchen and bath. For a little more expense, install new fixtures in your bathroom, or new lighting fixtures. Dated ceiling & wall lights can be a deterrent when a potential buyer walks into the home, the light coming from older fixtures isn't as brilliant and it is often a strange yellow glow - making everything in the room look....well....yellow.

2. Consider maintenance costs separately from renovations.

If a roof needs to be fixed, that must be looked at that as routine maintenance rather than a renovation. That means it might just help the home sell for its existing market value, as opposed to adding extra value. Similarly, if parts of the home are in disrepair and in need of maintenance, sellers can subtract the cost of those upgrades from what they consider the home to be worth.

3. Don't forget about cheaper upgrades, like landscaping and staging.

Realtors don't slip apple pies into the oven before an open house just in case they get hungry you know. Inviting smells, sights, and sounds are believed to put buyers in a home-purchasing mood. So, do what you can to make your home look AND smell inviting when potential buyers are going to be walking through. (I don't need to go into great detail about that do I?)

When looking at homes, many people form an opinion from the sidewalk. If potential buyers see weeds, broken sidewalks, and unkempt shrubbery, then they might not even want to go inside. But if they see a well-cared-for exterior, they might get excited about the property before they even see the kitchen or master bedroom.

This is why renovations that affect your "curb appeal" (see BHG's 20 ways to add curb appeal or watch HGTV's Curb Appeal for some ideas) can go the farthest. According to Remodeling Magazine, replacing a home's siding can recoup up to 80 percent of its costs, on average, and window replacements replace just over 70 percent of costs. Both of those types of renovations are mostly visible from the road and leave a lasting initial impact. While the average kitchen remodel recouped only 60% of its cost, with an average cost of around $113,000. Similarly, master suite additions, bathroom renovations, and deck additions also recouped less than 60%.

4. Cleaning up can help as much as building bigger closets.

Buyers like to see clear spaces without a lot of clutter. When selling and staging your home, can I suggest getting rid of clothes and other items you are no longer using to make your homes seem bigger, without doing a single dollar's worth of renovating. This also helps when you are ready to move. If your things are already packed and in storage - then you only need to pack those things that you are currently using in your home.

5. Think like a buyer.

When you walk into your home, think as if you were the buyer.

What are the things you notice when you are walking up to the home? You should focus on the kitchen, appliances, and curb appeal. Today's buyers are particularly interested in common spaces for the family to gather, such as outdoor living area and family rooms, as well as open-floor plan kitchens. That way, parents who are preparing meals can keep an eye on their children as they play or do homework. Buyers seem to care less about formal spaces today, which means a formal dining room could offer more value as a study or playroom.

In conclusion:

I have been involved with a number of home renovation projects. Some are intended for the current homeowner, while others have renovated with the resale in mind. We need to remember that home renovations aren't just about the numbers and making the sale. But if we follow a few basic guidelines we can help homeowners decide how to get the best value for your dollar.

Woah to Renovating Woes

2011-05-10T17:17:00.000-07:00

So you've decided to embark on a renovation. Congratulations! But like anything else in life that is a benefit, you may have to endure a bit of hassle before you can realize the benefit. During the process of remodeling, dealing with inconveniences is one thing but having your house ripped apart needn't involve outright suffering.

The key to avoiding unnecessary suffering is really two fold.
First, understand and manage your expectations. Then make preparations to help you through the rough patches.

Lately, I have been dealing with kitchen and basement renovations more than any other type of remodel. Living through a kitchen renovation is probably the most common experience of home-owner renovations that most people have. We recently renovated our own kitchen, and while our renovation process was an extra-ordinary one, it still had its moments of discontent and inconveniences. I cannot promise that it will be an easy process, but as with anything else in life, your memory of the inconvenience will never be as bad as the actual experience. Remember that and take comfort in it. This is by no means an exhaustive list, it is however, a few things I've learned over the years.

Talk to your contractor before any work starts.
Ask for a realistic time frame of how long you can expect to be without the full use of your home. If it's a kitchen renovation, prepare yourself to be functioning kitchen-free for at least four weeks (often times more). Don't get too attached to that number though. Psych yourself up for a longer period of time and you'll get a happy surprise at the end rather than the opposite.

Ask your contractor to help.
Sometimes, you homeowners find they are able to set up a temporary kitchen somewhere else in the house. I have seen some where a simple under-counter fridge, and a microwave or toaster oven can save a lot of heartache, especially for those light breakfasts or lunches. Often times, a 220 line can be set up in a garage so that you can move your range out of the kitchen and into the garage to use temporarily (as well as the fridge). Ask your contractor too if its feasible to set up a temporary sink out there too (I mean, why not?). All you need are water supply lines, a waste line, some saw horses, a sheet of plywood and your old sink and faucet which are headed to the landfill anyway. Making yourself a temporary in the garage can be a life saver.

If setting up a range and a sink in the garage won't work, move the functions of a kitchen into the laundry room or a bathroom. A coffee maker, a microwave oven can be set up nearly any place in the home. Just try to plan anything else you need to help you create some semblance of normalcy. If you can establish a routine and try to continue to live as you normally would, you'll be ahead of the game.

Don't minimize the amount of time you'll be camping in your own home. A couple of weeks doesn't sound like a lot, but in practice it's a long time. What you're about to live through will be lousy, BUT IT'S TEMPORARY.

Realize, your house will be a mess for a while.
You are going to have to accept and live with it. Seal off the area that's under construction to try to minimize the dust drift into the rest of the house. You can minimize it, but you cannot eliminate it. Declare your bedroom as a safe room. Keep your bedroom exactly the way it was before the renovation started, unless of course your bedroom is a cluttered pile to begin with - then do whatever you need to do to un-clutter it and make it as restful as possible during this time. Don't pile stuff you've moved from around the house into your bedroom. Keep it so that when you close the bedroom door, everything will seem normal.

If you have sensitive electronics and valuable, fragile possessions; store them before work starts.

Your regular routines will be disrupted.
Leave extra time and understanding to cope with the changes. Everyone in your household will be affected so be gentle with your family and ask them to be gentle with each other. You may not realize now how much a routine affects people, but once that routine is mixed up you start to notice. Try to keep the routine as much as possible.

Don't spend too much time looking over the work in progress.
Set up regular meetings with your contractor and get a guided tour of the work in progress. Ask as many questions as you can think of, but remember that things look a lot worse before they can look better.

When it's all over, hire a service to come in clean.
Your contractor's crew will clean up after themselves, but they won't scrub. Hire someone to come in and do the scrubbing.

Again,this is not an exhaustive list but it's a good start. Positive experiences start inside and work their way outward. Try it!

Adapted from Paul Anater at Kitchen and Residential Design Blog.

See It Before You Build It.

2011-04-13T07:33:00.000-07:00

It is not often that I get to see my design projects when they come to completion. So, it is nice when I get progress pictures sent from the homeowners.

I just received some pictures emailed to me of a house that I worked on sometime throughout 2010.

This house is being built in Wilmington, North Carolina.

They broke ground sometime over the Winter months.

Below are three images.

The foundation under the main house (taken in January 2011).

This is my conceptual computer generated rendering from June 2010.

This is a photo of the front of the house as it is now - from about the same angle as my rendering.

There are more trees in the photo than my rendering, and the bay behind the house isn't as much of an open water-way as I have in the rendering - but the house looks nice. :)

Over all, the process of design can be lengthy. But, if you are able to work out your design "kinks" and issues before the first nail is hammered, before the first block is laid, before the first hole is dug...even before your building permit, you will save yourself time, money, and problems later. Certainly, changes can happen along the way - there are always unexpected things to come up - but the overall process of design will return the favor "in the field".

And, it is always exciting to see the project unfold in reality.

Kitchen Remodel

2010-11-13T18:12:00.000-08:00

I am working with a client on a kitchen remodeling project in Virginia. The deign phase is moving along quite quickly.

The following are some images created to show the client what we are proposing for their new design.

The existing "fridge wall":

The proposed new "fridge wall"
Proposed: 2 utility cabinets, and (2) 30" built-in refrigerators.

The existing pantry wall and butler's pantry (opening into the dining room), with existing wine-refrigerators to the left.

The new area - proposed relocating the Butler's Pantry and installing a new walk-in wine cooler.

A rendering showing a close-up cut-away view of the proposed wine-cooler.

Demolition to start soon!

3D Modeling and Rendering

2010-10-18T10:28:00.000-07:00

At Selah Design Services, I offer my clients the unique experience of seeing their design project long before construction begins in full color and detail by using the latest 3D modeling software.

The following slide show is a collection of design project 3D computer generated renderings produced for clients.

With the ability to create these images you and I are able to work out finer details in your project from the basic elements of color and materials to structural issues that may or may not be evident in a 2 dimensional plan view.

I use some of the most current, up to date 3~D building design software. With the combination of drafting, rendering , and pdf generating software, you are able to see your entire house, addition, or office in a virtual 3D model.

The time-saving possibilities of 3D modeling and design greatly reduces on-site adjustments and last minute changes to your plan. We can virtually switch materials and change colors with the click of a button. You don't have to wonder anymore what your house might look like.

You will have a clear vision before you even get your building permit.

3-D modeling give us the ability us to catch potential design flaws on paper before the blueprint reaches the final stage of design. Which saves a lot of time in the field once construction has begun. No tearing apart walls or moving doors or windows after they're framed and installed.

For more information about this feature, please read Why Should I Use Selah Design Services

New Home Design

2010-10-05T17:22:00.000-07:00

I've been working with a client over the last few months, designing their new home here in Central PA.

This is a computer generated rendering of their home design.

It's close enough to home that I might be able to get pictures in progress.

I'm looking forward to seeing this one when it's done. I don't often get to see my designs after they are built....

Maybe they'll let me stop in sometime. :)

What is all that Green Stuff?

2010-10-01T10:25:00.000-07:00

Green homes are designed to minimize environmental impact and maximize resource efficiency. The design, construction, and operation of a home in today's market must focus on energy, water, and resource efficiency while taking into consideration the indoor environmental quality and overall impact on the environment.

Below you will find links and definitions for common green building terms.

Green Building Organizations:

LEED (Leadership in Energy and Environmental Design): National rating system developed by the USGBC (United States Green Building Council) for recognizing highly efficient and sustainable structures. LEED is a voluntary program that has different levels of qualifications and is based on a point system. www.usgbc.org

NAHB National Green Building Program: Green Building programs from the National Association of Home Builders. NAHB also offers a Certified Green Professional (CGP), a designation designed to teach building industry professionals strategies for incorporating green building principles into homes, including an understanding that demonstrates enhanced environmental impact and increased performance and health benefits. www.nahbgreen.org

Energy Star: Environmental Protection Agency and Department of Energy’s program to help consumers identify energy-efficient products. Energy Star is a badge attributed to products that have water and energy efficient features. www.energystar.gov

Energy & Environmental Building Alliance (EEBA): Provides education and resources to transform the residential design, development, construction and remodeling industries to profitably deliver energy efficient and environmentally responsible buildings and communities. www.eeba.org

California Green Building Initiative: California is a progressive state with its energy efficiency, conservation, sustainability, green building and green purchasing practices. In addition California’s Title 23 specifies a number or energy saving requirements for building. The "Green Building Initiative," calls for state buildings to be 20 percent more energy efficient by 2015 and encourages the private sector to do the same. www.green.ca.gov

Green Terminology:

Energy Efficiency: The Dept. of Energy offers many resources and programs to assist in the area of Energy Efficiency & Renewable Energy: www.energysavers.gov

Heat Loss: Heat Loss calculations are typically required for new construction. The Dept. of Energy has a program to assist called Rescheck. I use this tool, to quickly capture and record a home's energy load and compliance.

Solar Gain: Increase in temperature contributed to a space by the sun’s rays.

Low-E (Low-Emissive): Coating applied to glass that allows light through but reflects heat, helping control seasonal interior temperature fluctuations due to solar loss and gain.

Glazing: Light transferring portion of a window or door. It is important to consider the thermal and light filtering properties of glazing for energy efficiency and protection of interior.

U-Factor: The rate of heat loss is indicated in terms of the U-factor (U-value) of a window assembly. The insulating value is indicated by the R-value which is the inverse of the U-value. The lower the U-value, the greater a window’s resistance to heat flow and the better its insulating value. Often times you need a minimum U-Factor for tax and energy credits.

R-Value: Measurement of the thermal resistance of a material, frequently referenced as a measurement for insulation. An example of higher R-Values for residential building might be: R-50 ceilings; R-21 walls; R-30 floors. See Recommended Levels of Insulation to determine what is most cost-effective for your home.

CFL (Compact Fluorescent Lamp): CFLs use 75% less electricity than incandescent bulbs but also contain a small amount of mercury and should be recycled. In most cases, these lights cannot be placed on a dimmer – so be aware for those applications.

LED (Light-Emitting Diode): LEDs are also known as solid state lighting. LEDs use much less electricity than both incandescent and compact florescent lights are clearly an emerging trend. Learn more about LED lighting at: lightingfacts.com

Building Materials & Techniques: There is currently a wide range of building materials and techniques available to support green building. As new technologies emerge, expect to see more options becoming available.

Advanced Framing Techniques: a framing technique intended to reduce the quantity of framing materials required while at the same time increasing the insulation cavity areas and limiting thermal bridging. Learn more at the US Dept. of Energy.

ICF (Insulated Concrete Form): Stackable, permanent concrete forms that have insulation on the outer and inner sides. Concrete is pumped into the cavity to create walls that have higher insulation values than standard pour concrete walls.

SIP (Structural Insulated Panel): Considered both a composite and modular system, SIPs are prefabricated systems used primarily for walls and roofs. SIPs employ composite materials, reduce waste through modular construction methods, achieve high insulation values, and may be used instead of many conventional building methods.

Modular Building: Technique that uses standardized components as a building practice. Modularization can occur as pre-constructed components, or as pre-defined rules for construction, such as spacing. This technique is a good method for reducing waste and making the building process more efficient, saving time and money.

Local/Regional Materials: Products harvested and produced within a specific distance from the building site, typically 500 miles. Using local materials is an important green building practice because is supports the community economy and reduces transportation related impacts on the environment.

Certified Lumber: Describes lumber that has been sustainably harvested by the Forest Stewardship Council.

Engineered Lumber/Wood: Composite wood products that include materials which would otherwise have been considered waste, including smaller trees. Encourages more sustainable forestry practices and protects Old Growth forests. Some engineered products are also designed to be stronger than standard lumber of equivalent size.

Composite & Recycled Materials: Composite materials have the advantage of being able to leverage reclaimed or recycled products that are not able to function structurally in their current state. Examples of composites include Recycled Glass Surfaces and OSB sheathing.

Passive Design: Considering the thermal processes of convection, conduction, absorption, and radiation in a design to maintain comfort levels and reduce or eliminate the need for mechanical systems for these purposes.

Passive Heating: Channeling the heat of the sun into natural thermal processes like radiation, conduction, and convection to heat a structure instead of relying on a mechanical heating system.

Passive Cooling: A design where ventilation and the retention of cool air are optimized instead of relying on a mechanical cooling system.

Passive Ventilation: Using the convective nature of warm air and the ability to control windows and vents as the environment changes to control air floor in a structure.

Porous Paving: Hard surfaces that allow rainwater to infiltrate its surface and to reduce runoff, erosion and contamination of surface water.

Rainwater Harvest: Systems implemented which capture and collect rainwater (from roof drainage for example) for use on-site. Some systems filter and purify the water, while others provide a means to distribute it, as in irrigation.

Xeriscaping: Landscaping technique which employs native and drought-tolerant plants in order to reduce water needs and help preserve native species.

Renewable Energy: Energy sources that are naturally replenished, examples are Solar, Wind, and Geothermal. In some cases, energy self-reliance that avoids all reliance on public utilities is referred to as "Off-the-Grid". Several tax credits are available.

Geothermal Heat Pump: Uses the constant temperature of the Earth’s interior to efficiently control the heating and cooling of a structure.

Heat Recovery System: Mechanical system used to reclaim and recycle wasted heat from other sources in order to reduce the need for the primary energy source.

Daylighting: Design practice that uses sunlight to reduce or removed the need for electric lighting. Elements to consider include orientation and placement of windows, light shafts/tubes, skylights, clerestory windows, reflective surfaces, and interior passage of light between rooms.

Carbon Footprint / Neutral: Measured in units of Carbon Dioxide (CO2), a measurement of impact on the environment. Carbon Neutral is emitting no carbon dioxide into the atmosphere, or alternately adopting practices that absorb or offset the carbon dioxide that is produced. Planting trees is one way to help offset your carbon footprint.

Construction Waste Management: Adoption of strategies to control and reduce the amount of waste generated at a job site. Techniques include reusing and recycling, as well as careful planning to reduce excessive waste.

Maintenance: Green products and structures feature low- or no-maintenance materials and designs that reduce the resources required for their continued use. Ease of maintenance also reduces the likelihood that replacement will be needed.

Sick Building Syndrome: Ill-health or discomfort caused by a structure’s design and/or the materials used to construct it. Factors contributing to SBS may include inadequate ventilation and chemical contaminants.

VOC (Volatile Organic Compound): Carbon compounds that vaporize at room temperature, and often contribute to poor air quality in a space. Off-Gassing is the release of volatile, toxic chemicals by products after installation. Off-gassing can be reduced by selecting no- or low-VOC products, avoiding problematic chemicals (such as formaldehyde), and controlling indoor temperature and moisture. Choosing pre-finished materials also helps to prevent the exposure of off-gassing to the design.

Source:

What Does Green Really Mean? (Fine Homebuilding Magazine)

Re-Considering Your Bathroom

2010-08-13T07:54:00.001-07:00

There's a reason Europeans call them water closets. From our toilets to our tubs, roughly 60 percent of a home's water consumption takes place in the bathroom, according to the California Urban Water Conservation Council.

Any renovations or improvements you make in your bathroom should be done with an eye on the water consumption, especially in older homes. Past manipulations to your existing fixtures may be luring you into a false sense of security about how much water you're actually using.

How Many Times Do You Flush?
The toilet, hands (and seats) down, is your home's largest water user, guzzling roughly 27% of your household supply every year. At that rate, make sure the 1.6-gallon-per-flush (gpf) model you're sitting on really only uses 1.6 gallons each time you flush, it might be using more. A recent study revealed that some 1.6-gpf toilets actually used 1.98 gpf on average, often times due to double flushing caused by poor performance or to malfunctioning parts.

If you've purchased a home with a pre-installed 1.6-gpf model, there's no way of knowing whether the previous owner made any such inefficient modifications. As the parts wear out (they generally last around five years) be sure to ask the hardware store specifically for 1.6-gpf replacements. Some analysts suggest that it's really best to get a low-flow toilet.

Bathroom renovators on a budget will be happy to know that a fair number of water sensable toilets, fall in the low-to-middle price range. Also, keep in mind that some water-strapped municipalities will provide rebates for water-efficient appliances, dropping that price even lower.

Don't Forget to Wash Behind Your Wallet.
While your privy uses the most water in the W.C., showers are predominantly filled with opportunities for waste, thanks to easy manipulation of low-flow showerheads and the rise in popularity of multi-head shower systems, some of which spew an astonishing 80 gallons per minute.

To the ruin of water conservationists everywhere, these systems are legal. Even though the federal standard requires shower-heads to pump out no more than 2.5 gpm, a simple and very large loophole in the legislation lets these heads through. The legislation only applies to single-head units, these multi-head systems can utilize a dozen or more. And, what used to be exclusive of really high-end homes is now becoming more commonplace. I guess people just like to be really wet.

Many showerheads achieve their 2.5-gpm rate with small water-restrictor discs. Often times, a homeowner will get annoyed with these and remove them, resulting in a flow of nearly 5 gpm. Some manufacturers that sell these showerheads go so far as to describe in the product brochure how to remove it.

To check your head, you can measure its water consumption in a few ways. One way is to pour 2.5 gallons into a bucket and mark the water level. Then, take a stopwatch and fill the bucket for a minute in your shower. If your showerhead sprays more than 2.5 gpm, I would suggest getting a new one. Most good ones cost less than $75. It will save you money.

Lastly, if major purchases are in your budget, consider a tankless, on-demand water heater. Households waste 6.35 gallons of water per day waiting for it to heat up; 3.48 gallons of that is for showers alone. Tankless systems heat water when you need it right at the point of usage (at the faucet) cutting wait times down to only about 30 seconds.

Drip Drip Drip....
Last but not least, your bathroom sink faucet, also now subject to government standards, must use 2.2 gpm or less. Taps aren't prone to modifications of the bad sort, but you can increase their efficiency with a 1.5-gpm aerator, available at any local hardware store.

Keeping it Real-ly Green

If you're saving and conserving water in your bathroom, and are still on the looking for other ways to be friendly. Here are seven green items no bathroom should be without.

1. Recycled, processed-chlorine-free toilet paper and tissues.
Look for

2. PVC-free shower curtain. Your cheapest alternative to conventional PVC curtains are polyethylene vinyl acetate (PEVA) liners, as durable as PVC without the hormone-disrupting, asthma-inducing phthalates. Or you can splurge on the eco gold standard, hemp, which also resists mildew.

Ikea has a cheap Näckten PEVA shower curtain for $1.99
Vita Futura PEVA curtains in various styles sizes, patterns, and colors
Or, go all the way with a hemp shower curtain for $83.50

3. Low-Flow showerhead.
If the Delta H2OKinetics 1.6-gpm showerhead is out of your price range, you can still get a remarkably affordable, ultra-efficient 1.75-gpm model, such as the Niagara Chrome Earth massage showerhea d for $19.95.

4. Petrochemical-free personal care products. Read ingredients lists diligently and watch out for the chemicals listed in The Dirty Dozen Chemicals in Cosmetics.

5. Organic cotton bath linens. These can be pricey, but you can build your collection slowly.

Fortunately, national retailers like West Elm have some for $6-$19
Pottery Barn has their line ranging from $8-$26
Bed, Bath & Beyond are selling them in brick-and-mortar stores for $7.99-$14.99 so there's no need to pay for shipping.

6. CFL vanity bulbs.
Repeated on-and-off use of CFL bulbs and the humidity of bathrooms will reduce their lifespans by a few months, but switching to CFLs still cuts energy use considerably.

7. Green Cleaners.
If you don't want to make your own cleaners using baking soda (a non-abrasive scouring powder), vinegar (a natural disinfectant) and tea tree oil (an effective mildew killer), choose least-toxic alternatives.

So, the next time you step into your bathroom...consider reconsidering what you have and what you use. You might just be surprised and what you can save.

Don't Run Off With It

2010-06-14T08:30:00.000-07:00

Controlling Storm Water Runoff

Storm water runoff is precipitation that does not soak into the ground where it falls.This is one of the greatest threats to water quality in much of the industrialized world. When water runs off yards, streets, and parking lots into storm sewers or directly into waterways, it carries with it sediments that clog streams and reduce oxygen in the water, as well as chemicals that poison aquatic ecosystems and can render water supplies undrinkable. Runoff also contributes to flooding and, because it doesn't recharge groundwater supplies, it exacerbates water shortages in many areas.

As more and more people move to cities and towns, the storm water runoff problem worsens, because the flattened, impervious surfaces (paved areas) and lack of natural vegetation in these environments prevent precipitation from soaking into the ground. While runoff is a problem of immense scale, there are plenty of simple steps you can take to reduce storm water runoff on your own property.

Following are some tips to reduce run-off.

Minimize impervious surfaces on your property. In nature, most precipitation soaks into the ground where it falls. Plants absorb much of this through their roots, and some makes its way down to the water table, being purified as it gradually percolates through the soil. The "built environment," however, is characterized by impervious surfaces (surfaces that don't absorb water), so that a large portion of rainfall or snow melt becomes storm water runoff. Reducing the amount of impervious surface on your property therefore reduces the amount of runoff.

Line impervious surfaces with gravel trenches. Figure out where water runs off your driveway or patio, and then dig a small trench along the edge. Fill it with gravel to slow the runoff and allow the water to seep into the soil.

Use the water that drains off your roof. A 1,000 square foot roof can produce more than 600 gallons of runoff for every 1" of rain that falls on it. If your downspouts are connected directly to a storm drain, disconnecting them is the single most important step you can take to reduce runoff. Instead of allowing water to go directly into the sewer or to run into the street, direct your downspouts toward a vegetated area, such as your garden or lawn. Use extensions to ensure the water comes out at least 5 feet away from your foundation. Alternatively, install rain barrels or cisterns to collect the water so you can reduce the risk of soggy yards or basement flooding and save some rain for a sunny day. If you don't have any way to make good use of the stored water, consider Dutch drains, gravel-filled barrels with holes at the bottom which slow the flow of water to allow the ground to absorb it all.

Replace lawn areas with native plants. Lawns aren't particularly effective at absorbing and retaining water, especially during heavy rains. This is a problem not only because more natural precipitation runs off them, but also because they require a lot of irrigation, which in turn creates even more runoff. Native plants, such as shrubs and wildflowers, tend to develop more extensive root systems that take in and hold water much better than lawns. As an added bonus, they require less maintenance than a lawn does. If you do decide to keep your lawn, though, water it efficiently to conserve water and reduce runoff.

Add organic matter to your soil. Adding compost or mulch to your soil can make your plants happier, but it can also reduce runoff. Spread a 2-4" layer of organic material once a year.

Don't leave soil exposed. Depending on your slope and soil type, bare soil can be nearly as impervious as concrete. If you can't or don't wish to plant vegetation on an exposed patch of soil, cover it with mulch, wood chips, or gravel. This is especially important for newly landscaped yards that don't yet have established vegetation.

Plant trees and preserve existing ones. Trees' immense root systems effectively absorb water over a large area. In addition, the canopy of a tree slows the fall of rainwater so that the ground is capable of absorbing larger amounts than it otherwise would be. Plant native trees or trees which take in a lot of water and are well adapted to your environment, and take care of your existing trees. For new home constructions, leave trees in place if possible.

Don't create runoff when washing your car. Bring your car to a car wash (preferably one that recycles its water), or wash your car on your lawn. You can also wash a car without water, if you prefer.

Create a rain garden. A rain garden is a garden, planted in a slight depression in the ground, that collects water and allows it to gradually permeate into the soil. Rain gardens come in many sizes and are typically planted at the base of a slope or even at the outlet to a downspout--anywhere where water naturally flows or can be directed. Water-loving plants and a base of permeable soil enhanced with fertile loam and a topcoat of mulch allow the rain garden to quickly absorb even large amounts of water, usually in just a few hours. (more here on Rain Gardens)

Reduce the slope of your yard. If your yard has a severe slope, the soil will have a hard time absorbing even moderate rains. Consider excavating to lessen make steep slopes more gradual. In order to prevent basement flooding and foundation damage, make sure there is an adequate slope away from the house for at least 10-15 feet.

Install berms and vegetated swales. A berm is a slightly raised area, while a swale is ditch with a mild slope. Berms can be used to slow runoff on steep slopes, and swales planted with grass or other plants can direct water to a rain garden. Swales can also direct water toward a storm drain or street: since they significantly reduce the amount of runoff, very little water that enters a vegetated swale will actually make it to the street or drain.

TIPS:

If you're building a new home, it's possible to plan your house and landscape to completely eliminate your storm water runoff. In addition to the environmental benefits, lower water bills, and the reduced risk of basement flooding, you may also qualify for tax rebates or other financial incentives. Ask your local water conservation or environmental quality agency for more information.
Many jurisdictions offer financial incentives or free tools, such as rain barrels and downspout extensions, to homeowners who wish to reduce their runoff.
Many roof gutter systems are too small to adequately handle heavy rains. Consider retrofitting your home with oversize gutters.
Need to replace your roof soon? Consider installing a green roof, a roof with plantings atop it. These reduce runoff and can lower your heating and cooling bills.

WARNINGS:

Most of the steps above require little to no modification to your property, but when excavating or installing rain gardens, berms, or swales, it's important to consider factors such as proximity to your home's foundation and your soil's infiltration rate. For example, if a swale or rain garden is installed in soil with a very low infiltration rate, you could end up with a semipermanent pond of stagnant water.
While local regulations often favor or require steps to reduce stormwater runoff, they may also restrict the use of certain tools, such as cisterns, or require permits for certain types of landscape modifications. Information about possible permits regarding wetland impacts can be found at your local US Army Corps of Engineers website. Be sure to check regulations before you being work in a wetland area. It is best to check with your local USACE even if you do not believe wetlands to be on your property

Cabana, Pool, and Hardscaping

2010-06-02T12:39:00.000-07:00

I am working on another outdoor living design proposal for a client's home in Waterford, Virginia.

We are adding a cabana, hardscaping, pool, spa, & a G-Force pool-slide.

A side view of the pool yard and cabana. Notice the Jumping Jet Fountains along the side of the pool coping.

A rear view of the pool yard and cabana.

Another perspective.

The pool slide.
The spa and raised spa deck with a Cascading Waterfall

A close-up view of the cabana. Included in this cabana are a grill, sink, refrigerator, lots of counter space, open fireplace, & firewood storage. There is a tounge and groove bead-board ceiling and blue-flag stone floor.

WHAT IS A BUILDING DESIGNER?

2010-05-04T08:37:00.000-07:00

I have been referred to as many things over the years: an Architect, a draftsman, an engineer, the draw-er, to name a few. While I am some of those in part, I must clarify upfront with any client that I am not an Architect. Although I do offer practical design consultation, there is a lot more that an Architect will offer to their client that I do not and some times can not offer to mine. What I am is a Building Designer. So, what does that mean?

WHAT IS A BUILDING DESIGNER?
A Building Designer is first a professional familiar with all aspects of the building trade. Secondly, a Building Designer is one whose plans and designs represent the particular needs, tastes and budget of the client.

The work of a Building Designer varies and may consist of residential (both single and multi-unit) and commercial projects as permitted by the architectural statutes of each state. Here in Pennsylvania, I am fully and legally permitted to design residential projects on any scale however, the state regulations on commercial projects limit me to small office and retail spaces. While I have worked on a number of projects, including churches, medical facilities and other larger assignments, an Architect must be involved in the process to assure the designs meet the strict accessibility and emergency codes that would apply.

A Building Designer's approach to a design problem focuses on practical, functional and economical solutions that will best meet the client's needs, while translating these factors into a concept that is both aesthetic and functional.

A Building Designer offers a complete array of professional services. The Building Designer's primary task is to furnish preliminary and detailed designs for the proposed structure, ranging from the initial concept to complete working drawings and specifications that will comply with all applicable building codes and regulations.

At Selah Design Services, my hope and goal is to listen, hear, and respond to my client's needs and desires in their design project. Whether that project is a new home, a basement remodel, or a dog house, my goal is to create a design project that will reflect and respond to the client's needs.

WHY HIRE A PROFESSIONAL BUILDING DESIGNER
Building and designing a new home, addition, or remodeling often times brings on a great financial and emotional burden to a family. Often times, the most some people will face in a lifetime. Few families foresee how complex the process can be until they find themselves in over their head in a muddle of restrictive building codes, zoning ordinances, design options and choices. Yet, many states don’t have licensing requirements for residential building designers. If a new home, addition, or remodel is in your future, a specialist in residential design is your best choice to walk with you through the design/building process.

Selah Design Services will provide you with the direction, design ideas, and sound advice for meeting your needs and achieving your goals while meeting nationwide design standards and requirements for the building design profession and construction trades.

SDS is striving to rise to the challenge of the future by researching and studying about new and improved building materials, practices, and technologies that will impact how we live.

Please read Why Should I Use Selah Design Services? to answer some questions you may have about the uniqueness of what I can offer.

Please, see what others have said about their experiences with SDS here.

Take the time to consider your needs on your next building project. Whether it is a new home, an addition, a shed, or interior remodeling, I can offer complete services that will save you time, headaches, errors, and in the short & long run...save you money.

I look forward to working with you on your next project!

(From: The American Institute of Building Design)

Kitchen Design

2010-03-02T06:23:00.000-08:00

I am working on a new kitchen layout for a client in Virginia.

Below are some computer generated images of the new design.

The design process to this point is as follows:

I gather data and measurements of the existing kitchen, cabinets, openings, and adjoining rooms; along with photos in order to generate a plan of the existing conditions.

Then, we determine a rough idea of the new space.

Then, we propose some design ideas for the new layout and function.

These images show the client what their new kitchen will look like before we order the first cabinet. Before we begin to remove the existing.

Cabana & Pool Area Design

2009-12-03T10:52:00.006-08:00

I am working on a design proposal for a client's home in Virginia. The only change to the house we are making is replacing a window in the lower level with a 6' french patio door.

Our new proposal includes the addition of a cabana, patio, pool, and landscaping.

This is the existing house, viewing from the rear right.

Notice the leaf that happened to fall just as I snapped this picture...I have impeccable timing.

The proposed patio area includes a 20' x 40' pool, two radial seating areas and a retaining wall.

The pool house includes a serving bar, storage room, and a bathroom.

This computer generated image shows the design proposal as a similar view from the same side as the original photo.

This computer generated image shows the design proposal as though you came down the steps from the deck, or just came from inside the house through the new french doors.

Entry and Landscaping Design

2009-10-02T14:09:00.001-07:00

I am currently working with a client on the redesign of an entry way, including removal of the existing porch and installing a new walkway from the driveway to the front door.

We are also renovating some interior spaces including the kitchen. I hope to share some of those designs with you later.

Here is the existing entry and walk.

Below is a design proposal showing the new walk from the driveway to the front porch. These are computer generated renderings from a 3D model I have created.

We are adding a circular walk with flagstone capping. An 18" seat wall along the South East side of the walk. We will also be installing a new front door with lots of glass to let more natural light into the foyer area.

I will share more as I am able.

Custom Home Design

2009-08-19T17:11:00.000-07:00

This post shows another custom home design project.

This particular home is now built in the Baltimore area.

Here is the design model.

3D computer generated rendering viewing the rear of the house, showing the pool and patio area.

This is the actual house (finished months after design) viewing from roughly the same perspective.

It seems, the homeowners did some other landscaping, and selected some more patio furniture. But, overall - this turned out really quite well.

The front elevation

Interior - the "Family Room"

Custom Deck Design Project

2009-07-02T10:01:00.000-07:00

Here is a recent deck project. It's a simple deck.

The client had many ideas, including a covered screen porch, but decided to go with the simple deck.

This image shows the back of the house, before the deck. They had some of the grading cleared away already.

Once I have the dimensions of the existing property and all their ideas of what they would like to do, I go back to "the drawing board" and come up with some ideas.

Here are a few proposed design ideas:

One idea - they wanted an open deck with a bench seat.

They also thought they might like to have a roof over their new deck.

And, of course, a screened in deck.

After much consideration, the client decided to do a simple open air deck with a basic railing.
These computer renderings show how the deck could look once it is completed.

This is the finished deck as it is now.

This is one of the many ways using 3-D modeling and rendering can help in design. I can show you what your project could look like when it is finished.

This is a simple deck, but the clients are quite happy with the design and they knew what they were getting before anyone even started digging.

Why Should I Use Selah Design Services?

2009-06-04T19:27:00.000-07:00

Below are some samples of exterior renderings I have done for some custom residential projects.

A custom home built in Allentown, PA

A custom home built near Baltimore, MD

An outdoor living area designed for a client in VA.

Why do we use 3D Modeling?

With a 3D model we can:

Show a client or lender a finished product view of the project before ground has even been broken!
Images can be used to email clients, used for websites, or printed off for fact sheets.
No special programs, hardware or downloads are needed to view images sent to you in a .JPEG format.
view in a client-viewer may be downloaded from the web to view your project model in 3D from your own computer.
Renderings can be made in any size - from a single room to a muti-unit developmet up to 30 floors.
Show clients or buyers different materials or upgrades in an architecturally correct model of their project.
Renderings can be used in almost any medium at any time, all models are saved for future use and client shares the rights to the images.

Using the latest technology in 3-D computerized drawings, I am able to help you design a home, addition, or office space that meets and often exceeds your expectations. Through the 3D capabilities of the 3D modeling, we are able to "see" the finished project before it's even started.

I use some of the most current, up to date 3~D building design software. With the combination of drafting, rendering , and pdf generating software, you are able to see your entire house, addition, or office in a virtual 3D model. This model includes your floor materials, paints, cabinets, fixtures, and even furniture & accessories. If you are designing your dream home, or need design ideas for renovating your existing home, I can do it all.

This time-saving possibilities of 3D modeling and design greatly reduces the need to compare paint swatches, color samples, shutter rings, and all that. Rather, we can virtually switch materials and change colors with the click of a button. You don't have to wonder anymore what your house could look like from a 2-D elevation and floor plan. You will have a very clear vision before you even get your building permit.

3-D modeling also give us the uncanny ability us to catch potential design flaws on paper before the blueprint reaches the final building stage. Which saves a lot of time in the field once construction has begun. No tearing apart walls or moving doors or windows after they're framed and installed.

If you are a builder/contractor or a homeowner in need of professionally designed and articulated blueprints, I can help you. If you want that extra boost to realize your design, I think I can provide what you are looking for!

To learn more about what we can offer, check out our services.

Read, WHAT IS A BUILDING DESIGNER?

Construction Documents vs. Design Documents

2009-06-04T18:43:00.000-07:00

Design Documents:
A Design Document helps to show, in concept, what your design project can look like when it is finished.
Design Documents include:

Floor Plans
Full color interior views.
Landscaped exterior views.

Design Documents DO NOT include

Applicable information for building permits or construction
Mechanical schematic plans and or placement
Structural analysis and details

Design Documents are not buildable plans.

Construction Documents:
Complete Construction Documents include all the required documents for permit review and construction.
Construction Documents include:

Site Plan
Building Floor Plans
Building Elevations
Foundation Plan
Building Sections and Details
Structural Analysis
Required Mechanical Schematic Concepts (as per state code)

Additional information may be required to complete the project.

Screen Porch Addition.

2009-04-10T21:36:00.000-07:00

I am currently working on the design and construction drawings (working drawings) of a screen porch addition for a client's project in Haymarket, VA.

I created the virtual model of the porch for a conceptual design presentation.

I processed renderings for the current design proposal. I thought they turned out really nice - so I just wanted to share.

(click on the images to view in full screen)

Existing house - View from the rear left.

Design Proposal - View from the rear left.
Rendering generated from my computer model.

-------------

Existing house - View from the rear right.

Design Proposal - View from the rear right.
Rendering generated from my computer model.

What do you think? I hope to have pictures of the finished project soon.

Country Style Home Plan Design

2009-01-02T11:44:00.000-08:00

This country style 2 story home features over 3400 square feet of finished interior living space. Within this space we feature a large kitchen with lots of counter space, breakfast nook, formal dining room with a coffered ceiling, a 2 story great room, 5 bedrooms*, 3 1/2 baths, large utility area, and a large side entry 2 car garage.

(click on the images to view in full screen)

First Floor - 2,549 Square Feet of finished living space

Second Floor - 930 Square Feet of finished living space

*First floor option available for 4 bedrooms and a study.

Custom Detached Garage and Shop Design

2008-12-12T06:18:00.000-08:00

The following is a garage project addition I was contracted to work on in the fall of 2008.

The design/build went as follows:

I meet with the client (in this case, over the phone and via email with photos), and we discuss their vision for what they would like to accomplish in the new garage.
Based on their ideas, I derive an estimate for the design project. This includes conceptual designs and detailed construction documents for permits and for the contractors to build the project.
Once we agree on design concept, I create the construction documents.
Once construction documents are ready, the client submits for their permit, finds their contractor, and work begins.

My Design Proposal:
After some time and discussion in design, a concept has been agreed upon.
The cars are my added extra - no charge to the client.
This is a rendering that I presented to the client to show what their garage could look like. (click on the images to view in full screen)

The finished project:
Note the similarities from my proposal to the final project.

Interior Design Projects

2008-12-05T08:43:00.001-08:00

Following is a selection of interior living space renderings.
These are all interior remodeling projects that I have worked on.

A custom basement bar. Note the Chicago Bar Rail.

A Family Room & Rec Area.
An open floor plan with ceiling treatments to define the spaces.

A view of the same family room from the other side.

A Game Room.
Wainscot, coffer ceilings, and crown molding define this space.
(Note the floor tile change into the family room)

A fully furnished Basement Family Room.

Another fully furnished Basement Family Room. Note the use of ceiling treatments and columns to hide the structural steel.

Living Large: New Home Plan Design

2008-12-05T08:41:00.001-08:00

Here is a new house design I just worked on.

This house is 3856 square feet of living space. Included in that space are 4 bedrooms (or one guest suite), 3 1/2 baths, a study, formal dining room, living room, family room, kitchen with butlers & walk in pantries and a breakfast area, 2 fireplaces, a large covered lanai, and lots of storage space.

The Floor plan. (click on the thumbnail to view a larger image).

Exterior View.

View in the dining room. Notice the ceiling treatments.

View from the breakfast area into the kitchen and family room.

This plan of course would be fully customizable.

Commercial - Interior Spaces

2008-12-05T08:39:00.000-08:00

The following post is a sampling of renderings for interior commercial and office spaces that I have worked on.

Break room at AES Logistics Offices, Beaver Falls, PA

Locker room at AES Logistics Warehouse, Beaver Falls, PA

Storefront proposal forGravity M.B.A
Exeter, PA

Health Specialties Clinic within Queen's Natural Market
Lebanon, PA

Narthex view of Church of Christian Compassion
Philadelphia, PA

Same view - high quality rendering
Narthex view of Church of Christian Compassion
Philadelphia, PA

Sanctuary view of Church of Christian Compassion
Philadelphia, PA

CONTACT

2008-12-05T08:01:00.000-08:00

Get in touch today!

I look forward to hearing from you.

Call my home office at 717-277-7244 so we can make an appointment to meet.

Office hours by appointment only.

Send a Message!
We welcome your questions and appreciate your comments.
Feel free to e-mail any time.

selahdesignservice@verizon.net

You may send all plans for design estimates or work, correspondence, and payments to the address below:

Selah Design Services
307 Cumberland Street
Lebanon, PA 17042

I look forward to working with you.

What Ohers are Saying About Selah Design Services

2008-12-05T07:58:00.000-08:00

Chris' expertise proved very helpful in our first time experience of designing and building a house. He took our ideas and made them even better. We were able to get our plans approved in a timely manner for a township that has meticulous requirements. Thanks for helping make a dream become reality!
-The Mosemann Family

"Chris,
Thank you so much for taking time out of your Holiday to finish this for me! I so much appreciate all your wonderful work.
Thank You, Thank You, Thank You
I cannot say it enough"
- Bonnie; Marshall, VA

"Chris,
It is a pleasure working with you. I appreciate your ability to work with my clients with the same manners and ethics that I would . I also like the fact that you have worked hands on in the field and can adjust a drawing knowing that it's easy to put on paper what is more challenging to actually building . Your creative ideas also help with a client that isn't sure what they are looking for."
-Wessner Contracting

"Chris,
Thank you for all your great ideas and help designing our new home. Your plans were detailed and well laid out. You took the time to listen to our ideas and in the end produced a design that really worked for our family. Our sub-contractors found them very intuitive and extremely helpful through certain phases of the build. We built our home as designed in the plan set and we couldn’t be happier!
Thank you, The Tavanis"

"I have been using Chris Fenstermaker of Selah Design Services for about a year.
Chris is professional, courteous,prompt, and technically up to speed. Since I've been using Chris, applying for a permit is faster ,easier and more professional looking. My customers appreciate the detail and views he is able to produce. This is a great selling tool. I can highly recommend his service without hesitation."
- Jake Ensminger: Ensminger Builder, Inc.

"Working with Selah Design Service has been a pleasure. Their knowledge and expertise helped me to efficiently deliver plans and renderings for my recent residential projects. I plan to engage them to assist me with future projects as well."
Michael P Dolce AIA Architect.

Find out why you should hire Selah Design Services for your next design project.

Clients

2008-12-05T07:52:00.000-08:00

Professional Clients:
I take pride in my work and in my clients. Selah Design Services works with some of the finest designers, builders, architects, and remodelers in the area. Visit our clients sites and see the quality work they offer. I am proud to be a part of such high level of service.

Terrascape Design Build Company, Inc.
Fairfax, VA
Ensminger Builder, Inc.
Hershey, PA
Our House Design & Installation
Southbury, CT
Eli Yoder Construction
Newmanstown, PA
GP Harris Construction, Inc
Jonestown, PA
Michael P Dolce, AIA
Forest Hill, MD
Keith Homes
Washington, PA
TC Studios
Landisville, PA
Georgia Design Center
Cordele, GA
Wessner Contracting.
Womelsdorf, PA
Vision Design Build, Inc.
Warrenton, VA
Innovative Restorations & Property Management
Camp Hill, PA
ARCHITECTON design
Charlotte, NC
International Custom Homes, Inc.
Allentown, PA
Excel Homes, Inc.
Camp Hill, PA
Keller Construction, Inc.
Wernersville, PA

Private Clients:
We honor our clients and their dreams. Selah Design Services also partners with the private sector to help homeowners and private businesses develop, design, and execute their own design-build projects. These clients have utilized Selah Design Services to produce both excellent design projects, and complete their own builds.

Blayer - Kitchen Remodel
Steelton, PA
Zinn - Basement Remodel
Hershey, PA
Feed My Sheep Ministries
Halifax, PA
M. Mosemann Residence
Mechanicsburg, PA
R. Cundiff - Garage Addition
Natick, MA
J. Wallis Residence
Wilmington, NC
Queens Natural Market - Store Renovations
Lebanon, PA
M. Vovakes - Bath Renovations
Camp Hill, PA
M. Tavani - New Home Design
Bethel, PA
J. Barr - Farmhouse Addition & Renovations
Lebanon, PA
B. Geiges - Auto Garage
Bensalem, PA
J. McDougal Home Addition
Gulfport, MS
Daesha Youth Center
Tucson, AZ
Gravity M.B.A.
Exeter, PA
J. Spencer New Home Design
Bethel, PA
M. Gassert Deck Addition
Myerstown, PA
R Fenstermaker Estate
Hellertown, PA

Professional Partners:
Selah Design Services partners with some of the finest designers, architects, and related service providers.
Visit these partnering sites and see the quality work they offer. I am proud to be a part of such high level of service.

Schillaci Architects, Ltd.
Ephrata, PA
828 Real-Estate
Lebanon, PA
Clinton Robertson, PE, LEED AP
Charlotte, NC
Tri-Valley Contractors, Inc
Lebanon, PA
Betsy Interiors
Hummelstown, PA
Habitat For Humanity
Cincinnati Ohio & Lebanon County Chapters

How To Get Started on your Design

2008-12-05T07:43:00.000-08:00

Getting started is quite simple. If you have come here, you more than likely already have an idea of what you would like to accomplish. Our first thing we need to determine is if you want to proceed with complete Construction Documents, or if you are in need of Design Documents, or both. See the documents page for the differences between Construction Documents and Design Documents.

Once you have determined which set we need, the design process begins.

Full Construction Document sets and Design Document sets are estimated on a per
project basis. The estimate is based on square footage of the necessary areas within the project.
Estimates are free and can often be provided over the phone in a few minutes.
Miscellaneous hourly rates are $35
For more detailed pricing and rates, please see my custom rates page (coming soon)

For a free design worksheet please email:

selahdesignservice@verizon.net

Or Direct contact:

Selah Design Services
307 Cumberland Street
Lebanon, PA 17042
717-277-7244

There are essentially two phases in the design process:

The Preliminary Design Process: (Creating Design Documents):

Design of the Floor plans
Preliminary 3-D Rendering

We will work through a preliminary design of your floor plan ideas and needs. From this design we will develop an exterior model, showing some materials, roofs, and exterior conditions. Once we have a design that is approved by both the designers and the client, the final layout process begins. Design Documents are not buildable plans.

The Final Layout Process: (Creating Construction Documents):

All Floor Plans (after revisions)
Exterior Elevations
Interior Elevations
Foundation Plan
Site Plan
Sections and Details
Structural Analysis
Required Mechanical Schematic Plans (MEP)
Window & Door Schedules
PDF Booklet of Prints

Engineering Services
Fees for engineering vary based on the project. Engineering will be needed for some projects and townships for code compliance. Engineering can be provided through Selah Design Services or the client may choose to have the final print sent to the engineer of their choice.

About Selah Design Services

2008-12-05T07:41:00.001-08:00

Selah Design Services is a sole-proprietorship owned and operated by Chris Fenstermaker from his home office in Lebanon, PA. Chris has been a user of the "Chief Architect" design software package since 1997, and has experience in many aspects of construction, ranging from framing to drywall, from painting to plumbing & electrical work. Chris also has training in construction management, planning, design, and the grueling estimating of materials and costs.

Selah Design Services comes from over 10 years of experience in construction document preparation, and design planning, along with real life hands on application experience in many forms of construction. With these learned qualities Chris brings to the table a well developed design sense, construction know-how, and professionalism.

This experience allows for a conceptual model created in the virtual world to be conveyed onto paper accurately so that its entire construction can take place fluidly and completely.

Chris lives with his beautiful wife, 4 sons, and 1 daughter in their home in Lebanon, PA. The Fenstermaker family are involved in Christ Community Church.

I take pride in my work.

I honor the clients I serve.

Selah ( Hebrew: סלה) meaning ‘pause & reflection’, within the context of a prayer or psalms, is similar in purpose to Amen in that it stresses the importance of the preceding passage. In this way, Selah is to imply that one should pause and reflect on what has been said.

Learn more about the Fenstermaker Family.

Our Services

2008-12-05T07:38:00.000-08:00

Services Include:

Residential & Commercial Design
Structural & Design Consultation
Construction Plans
Conceptual Design Plans
Exterior and Interior Computer Renderings
Material List Calculations
And so much more...

All plans are designed to comply with IRC codes for a quick, no hassle approval process. We recommend all plans be reviewed by a professional engineer and can have our engineer review and approve any plan.

From small changes to full plan development, I provide a full range of services. I will work with you first to determine the best course of action and then complete the project based on your approval.

From contemporary to the time-honored styles, we'll create outstanding design for building, remodeling, and decorating.

Located in Central Pennsylvania, I am able to work directly with many local builders, designers, and private clients as well as offer the same quality services to contractors, builders, and homeowners all across the country.

See How To Get Started on your Design to learn about the Selah Design process.

Custom Kitchen and Bath Designs

2008-11-19T06:27:00.000-08:00

Following are four kitchen and bath design projects

A custom vanity for a master suite bathroom.

Bath vanity.

Kitchen remodel project.

Powder Room remodel project

Model Home Plan Design

2008-11-01T06:17:00.000-07:00

Here are front renderings for two ranch houses I recently designed.

The first is a small 3 bedroom 2 1/2 bath house.

The second is a large 4 bedroom 3 bath 3000+ sq.ft. ranch home.

Custom Deck Design - Outdoor Living

2008-10-17T07:42:00.001-07:00

The following is a deck addition I was contracted to design.

The design/build process is as follows:

I meet with the client and we discuss their vision for what they would like to accomplish in the new outdoor living areas.
Based on their ideas, I derive an estimate for the design project. This includes conceptual designs and detailed construction documents for permits and for the contractors to build the project.
Once we agree on design concept, I create the construction documents.
Once construction documents are ready, the client submits for their permit, finds their contractor, and work begins.

The existing house and deck:

My Design Proposal: I create a virtual model of the house and the new outdoor living area and present a "photo" rendering to the client as well as 2D plans.

The finished project:

Outdoor Grilling Center Designs

2008-10-15T06:33:00.001-07:00

I have designed a few outdoor grilling centers for clients.

Below I have selected some rendered views of my design models.

And, one more.

Computer Generated Video From a 3D Model

2008-10-14T13:28:00.001-07:00

The following is a video that was created from a Chief Architect model. I made the model entirely in Chief V10. The individual that made the video took my model into X1 and exported the model as a 3dS file into Artlantis.

I think this all turned out quite nice.

I however, do not do videos myself. I am able to do low quality videos using Chief Architect X1 but don't do them very often.

Church of Christian Compassion; Philadelphia, PA

Commercial Design Projects

2008-09-29T08:44:00.000-07:00

Below are a few commercial projects I have worked on.

Feed My Sheep Ministries, Halifax PA
to begin construction in 2010

Church of Christian Compassion; Philadelphia, PA

DAESHA Youth Center; Tucson, AZ

Small mercantile mall; near Philadelphia, PA

Custom Deck Designs and Additions

2008-09-29T08:31:00.001-07:00

Following are some deck projects, and some additions.

Deck addition in Virginia

Sunroom addition in Harrisburg, PA

Garage proposal