Fredericksburg, TX is known for (among other things) the charm, character and history of it's architecture. The Historic District is repleat with examples of the pioneer stone, farmhouse and cottage designs that have had properties in "the district" so in demand historically.
As the demographics of our community have evolved and the cost of everything has steadily risen, buyers in Fredericksburg are increasingly seeking out district locations (convenience) but also an efficiency of lifestyle not generally associated with the existing design/construction/remodeling of the past.
If you are among those seeking "location", "green living" and a "lock and leave" lifestyle you know all too well that this type of product does not exist in our fair community. Lots are difficult (if not impossible) to come by and if you can by chance find one, they are terribly expensive.
THE SOLUTION? 
Rubicon Real Estate Services is embarking on a venture to design and construct two "eco-friendly, efficient, well-located, lock-n-leave" homes within the Historic District of Fredericksburg TX.
We have secured a lot at 203 N. Bowie (1/2 blk. north of the corner of W. Austin and N. Bowie) and are in the process of splitting this lot into two 50' x 100' parcels (as allowed under the current R-2 zoning). The narrow western exposure of the lots allows for the ideal orientation of the homes to minimize summer heat gain and maximize passive solar heating for the colder months.
We have engaged Andy Bray of
Mustard Design with the challenge of delivering an eco-friendly, sustainable and efficient design that fills a void int he current marketplace. While the renderings on this page are preliminary, they reflect our direction and intent to a "T". Note that final design is subject to change. For information on site plans, floorplans and additional renderings,
click here.
Much of the thinking behind this concept has been inspired by Andy's experience in larger markets where "the eco-thing" is nearly an industry standard and by paying close attention to the vast amounts of "eco-building" advice that now permeates the building/design sciences.
To date, our preliminary plans envisions two homes (one on each 50' x 100' lot). Each home will feature 2 bedrooms, 2 baths and a comfortable study. The remainder of the square footage (living, dining, kitchen) will be featured in an "open concept" with high ceilings, walls of shelving/storage and ample windows to maximize daylighting.
Home 1 will contain approximately 1,750 s.f and Home 2 will contain approximately 1,880 s.f. (s.f. is subject to change). We hope to be able to offer each home for sale for an approximate price of $225-$235 per square foot.
Rather than re-invent the wheel, we've turned to our neighbor to the east, Austin, TX, to gather inspiration from their nationally recognized "Green Building Program". Among the many resources available is the following checklist. How our proposed designs match the checklist will be noted in red below:
This “Green Home Checklist” will help you make a more informed choice about an existing home. Review your final choices (since there's always room for improvement) or a home you are interested in with this checklist in hand.
The Right Site
A site with smart landscaping is important to help make your home comfortable, affordable and attractive.
• Water-efficient Bermuda or buffalo grass is planted in sunny areas. The entire site of each home will encorporate "xeriscape" plantings and design.
• Plants, shrubs and trees that grow successfully in Central Texas are chosen. Use the City of Austin Preferred Plant List as a guideline. The Native Plant Search is another great tool. We will use native plants and grass that are both drought and deer resistant.
• Gutters and downspouts direct water away from house.Check
• An irrigation system conserves water by using devices such as manual flow-control valves, a rain shut-off, and a timer with multiple start times. Xeriscaping greatly reduces the need for typical irrigation systems but it is likely that select areas will be provided with "drip irrigation".
The Right Design
Comfort and economy are possible when a house is designed for its site and climate.
Minimal Solar Heat Gain:
• Longest walls face north and south. Check
• Most windows face north and south. Check
• Most windows are shaded on the outside by overhangs, covered porches, awnings, trees, trellises, or pergolas. Overhangs will be a minimum of 24" and west-facing windows will have solar screening and awnings.
• Garage and least-used rooms are positioned on west side as buffers from the west sun. For further efficiency, carports are provided.
Maximum Ventilation:
• Most windows are operable and positioned for cross breezes. Check
• Most rooms have windows on two walls. Check
• High, centrally-located, operable windows enable hot air to move up and vent to the outside. Check
The Right Exterior
Cool Shell and Attic:
• Light colored paint, siding, and roofing are used. Check
• A continuous vent strip runs underneath the roof overhang to let air into the attic. No atttic in current design eliminates enormous inefficiencies.
• Roof ridge has a continuous strip of venting or several passive vents close to the ridge. No attic to collect heat or to vent.
• Attic insulation does not block air flow path between roof overhang vents and ridge vents. No attic to vent.
• Attic has a radiant barrier below the roof decking or between the rafters (looks like aluminum foil). Radiant barrier is especially effective when ductwork is in the attic.Roofing material and insulation will provide up to R-30 and the vents will be located in conditioned space.
Minimum Maintenance:
• Exterior wall material is low maintenance (brick, stone, stucco, cement board). Native stone, stucco and/or sustainably sourced hardwoods will be used.
• Roof has forty-year life (metal or tile). Standing-seam galvalume roofing.
• Decks are made of materials that have at least a 10-year life (not solid wood). Sustainably harvested Ipe is planned.
Maximum Insulation:
• Insulation is at least 10 inches deep and evenly distributed. (Attic insulation if far more important in the Central Texas climate than wall insulation.) Insultaion planned will provide up to R-30 valules.
• Wall insulation is a type that fills every nook and cranny, such as wet-blown cellulose. insulation planned is Isonene (or similar) wet-blown cellulose.
Optimal Windows:
• Unshaded windows have solar screens or low-e glass (except on the north side). Check
• No skylights except solar tubes. (Solar tubes are okay.) Check (no solar tubes)
• Window frames are wood, vinyl or fiberglass. Window type is yet-to-be-determined but will be wood (or wood clad), low maintenance, low-e.
The Right Interior
Using the right materials can improve indoor air qu
ality and increase comfort. Choosing energy efficient appliances will save you money.
Healthy Materials:
• Flooring is mostly hard surface, such as concrete, tile or wood. Majority of floors will be sustainable Bamboo.
• Other flooring materials are natural wool, jute, sea grass, cork or true linoleum. Flooring in bedrooms will be cork or seagrass.
• No vinyl wallpaper is used in the home. Check
• Bath has exhaust fan vented to outside. Check. In addition, each bath will have a humidistat to efficiently control moisture build-up.
• Cook top has exhaust fan vented to outside. Check. Appliances will be gas-fired.
• Laundry/utility room has exhaust fan vented to outside. Check
Efficient Appliances and Lights:
• Water heating has a 10-year warranty. Check. We plan on using an "instant hot water" system.
• An Energy Guide Label that indicates the appliance is in the top 25% of the efficiency scale. Check
• Exterior lights have light and motion detectors to conserve energy. Check
Efficient Heating and Cooling
• Effective Cooling Equipment. Minimum of 14 SEER is planned.
• Ceiling fans in all major rooms. Check
• Home has a whole-house fan to exhaust heat. Not indicated by efficient design.
• Home has a programmable thermostat. Check
• Home has an A/C with a cooling efficiency is 13.0 SEER or higher.
• Cooling system is "the right size" for the house. As a rule, if there are fewer than 600 sq. ft. of living space per ton of cooling, the unit is too big or the house is not designed for this climate. Ask a trained technician about a Manual J analysis, based on actual design and specifications. For our climate, oversized equipment does not run long enough to operate efficiently or dehumidify enough comfort. Efficient design, insulation, venting, etc. may allow for 1 ton per 500 s.f. (or less).
Well-sealed Ducts:
• Ducts have been pressure-tested for leaks by a qualified technician. Remember, most houses lose about 25% of conditioned air due to leaky ducts. Leaks cause air quality and safety problems, too. As most ducts will be located inside of conditioned space (exposed), leaks are easier to detect and address.
• With AC running, no cold air drafts at the duct joints and other connections.
Air Filters:
• The filter is accessible and easy to change. Check
• The system has a 6" wide filter cabinet with pleated-media or electronic filter (not electrostatic). Efficient system will have pre-packaged three-filter system to improve indoor air quality.
The Right Economy
• Using local businesses and products keeps the local economy healthy, while reducing the affects of transportation on Fredericksburg's air quality. We will retain a local contractor and use as many local subs are is possible.
• Limestone, and granite are used. Exterior will contain native limestone and stucco and decomposed granite will be extensively used in landscaping/drives.
• Services of local artists and artisans are used for items such as cabinetry, wall murals, and decorative metal work. Millwork will be locally-sourced.
The Right Lifestyle
• The right location of your home improves your quality of life. Close-in, historic district location.
• The home is conveniently located for activities such as work, school, entertainment, recreation, and public transportation.
• Traffic allows safe walking and biking. Check
• The home has a front porch big enough to use. Front porches minimized due to western exposure but landscaping and decking planned will encourage outdoor activities.
