Armstrong House Project

What is this project and how does it further the Land Conservancy's purpose?

The overarching mission of the Pound Ridge Land Conservancy is to preserve open land in its natural state here in town.

The Armstrong House is aligned with and promotes this mission by providing a residence to a professionally trained land steward with the aim of bringing expert land stewardship practices to the PRLC preserves and other protected open space in Pound Ridge. These stewardship capabilities will supplement the volunteer efforts currently existing in the organization. A land steward could put in place programs such as deer/woodland health inventorying programs, an invasive plant management program, work with high school students on a variety of ecological and environmental science projects for community service credit, and of course, will help maintain our walking trails.

In addition to providing housing for the organization's land steward, the Armstrong house is to be an educational, private facility prototyping a 'green' living lifestyle to promote the recognition that land preservation, natural resources protection and habitat conservation are possible through a combination of outright land protection and lifestyle choices. The off-the-grid residence will demonstrate that a smaller ecological footprint is possible without having to 'give-up' the benefits of modern 21stcentury living. Research into programming options and funding sources are underway. Private family foundations, New York State Conservation Partnership Program and the Preservation League of New York State and the National Historic Trust have expressed interest in supporting this endeavor.

Lastly, it is the mission of the Armstrong House to demonstrate how an existing, historic structure can be preserved while introducing a successful program of alternative technologies to 'power' an off-the-grid residence. Preserving the 'historic viewshed' of the property and structure, while not increasing the human footprint impacts, can be vital to protecting the integrity of the surrounding open space.

Hundreds of hours of volunteer time have supplemented our small construction crew and sub-contractors who have deeply discounted their rates and materials to make this project a reality. High school students from both John Jay and Fox Lane High Schools have earned many hours of community service working at the job site and AP Environmental Classes from both schools have been conducting research into alternative energy systems and other projects that will benefit this 'green' community resource, including gray water recycling, biogas generation and use, and wind and solar power.

photo by Elyse Arnow

2008

September, October & Beginning of November

The solar electric pv system is up and running, serving the house’s temporary electric needs during construction. In addition, the roof mounted solar hot water system has been installed and is ready to go when the interior plumbing is completed. (Our main wood-burning stove has been keeping us warm on nippy days.)

The garage is in the process of being outfitted to serve as a mechanical equipment room for the hot water and solar electric system as well as a proposed rain-water harvesting tank which will supply water to the washing machine and toilets.

A contractor has been selected to install a 8.5 KW Kohler propane-fired generator which will be used to charge the battery system when the solar panels can not meet the electric demand of the house. We estimate the generator will run between one and two hours per day based on careful electric load management.

Rough electric has been completed to the stage which will enable us to install the bio-based spray-foam insulation in the exterior walls, ceilings and crawl-space. The insulation is made from domestically grown soy beans and will be installed by a Danbury-based contractor in November.

The old plumbing waste lines in the crawl space have been demolished and replaced in order to allow the insulation to be installed.

The kitchen window has been relocated in accordance with a new kitchen design. This required substantial structural reframing on one exterior wall. We removed one interior closet to accommodate the better placement of a refrigerator. The proposed high-efficiency appliances include a chest-style freezer, a refrigerator and a clothes dryer all fueled by propane gas to keep the electric loads to a minimum and to reduce the need to run the electric generator. It is our hope that we can convert the propane appliances and electric generator in the future to bio-gas. The biogas will be produced by a proposed on-site bio-gas digester which will generate methane through the anaerobic digestion of locally collected manure and kitchen waste.

Over the past several months, we’ve attempted to locate sources of forest stewardship council certified lumber for structural exterior sheathing and for interior flooring. It has been a difficult task. If all goes well, it is hoped that the exterior sheathing will be FSC certified lumber.

Window re-glazing continues with the first floor windows almost complete. Where needed, restoration glass has been installed.

Other small but necessary tasks have been completed including a storage area for split wood for the wood burning stoves, and site clean-up and sorting of recyclable metal, cardboard and plastics and glass—all of which has been taken to the town’s recycling center.

Solar Array
photo by Robert Goodman

July/Aug

These were busy months for the volunteers and construction crew at the project site. With the warm and often dry weather we were able to prepare the southern-facing cliff site for our solar panel installation. This included approved and engineered plans for a steel frame mounted on concrete piers. Drilling into bedrock as well as digging was required to accurately place and pour the concrete footings. Large steel plates and frames were installed on the footings just in time for the solar panel delivery and installation at the end of August. In addition, a trench was dug and wiring in conduit run from the cliff to the house. A contract was also signed with the same supplier for a solar hot water system which is to be roof mounted and installed in early fall. The 1 KW solar electric panels are currently charging the battery system.
Structural framing was completed and preparations made for rough wiring the house. Wiring of the second floor was completed in July and August saw the downstairs substantially completed. The kitchen design and layout was agreed upon and research begun into energy-saving fixtures and appliances.
A contract was negotiated for insulating the structure with a combination of both closed and open cell spray foam, which is a bio-based material made from domestically-grown, soy.
Reglazing of windows continues as well as scraping and priming in preparation for final paint.
The trail-head composting toilet has been completed with re-used framing lumber, roofing, siding, a small rear window and a front door replete with a moon cutout.

Photo Gallery 8-31-2008

May/June

Our June 8th community open house was a success with over 60 folks in attendance. Several high school students from both Fox Lane and John Jay's AP Environmental classes presented their research on several research topics integral to the Armstrong House 'green' projects including bio-gas opportunities, gray-water recycling, invasives management and best trail maintenance practices, and, harnessing the wind at the site through several proposed devices. House tours and construction updates were given to many who attended.
Interior and exterior framing throughout the house to stabilize the structure has been substantially completed. This has involved the reinforcement of the house’s walls, floor and roof.
Our trail-head outhouse framing is complete and siding is nearly completed with a door installed replete with moon window. Roofing will be done and a small window installed in the upcoming weeks.
The well as been located and tested and has been determined to be functional at least for the time being.
Our solar contract has been negotiated and signed for both the solar electrical array and domestic solar hot water panels which are to be mounted on the house roof. Installation of both solar systems are projected to occur beginning the end of July. Design plans have been drawn for the electric solar panel mounting system by our project engineer, Marchetti Engineering, with volunteer construction to be commenced over the next several weeks and into July.
Our insulation contract has been nearly finalized and includes installation of a combination of closed and open cell bio-based, non-toxic insulation. Spray foam will insulate the house and create a well-insulated structure in full compliance with energy codes. As soon as the house in insulated- we plan to begin installing the exterior siding early fall.
The back-up propane-fired heating system design is nearly completed with our HVAC contractor.
Pound Ridge’s own master electrician, Charlie George, supported by a team of volunteers has completed wiring for the smoke and fire alarm systems and has nearly completed the rough wiring for the upstairs. Downstairs rough wiring is anticipated to be completed over the next several weeks.
Scraping, sanding, priming as well as the re-glazing of downstairs windows continue.

Next on the agenda and into the fall is to get on board with a plumbing contractor to complete installation of any needed rough plumbing.

Photo Gallery 6-30-2008

March/April

Structural stabilization of flooring and floor joists complete.
Second floor stabilizing framing underway with front second floor ceiling joists supported and refitted. Front scaffolding will be moved to rear of the house to continue structural re-framing of the second floor
Interior demolition of majority of fixtures and old electrical wiring completed including removal of boiler and all steel duct-work throughout the structure and garage
Meetings with project electrician, Pound Ridge's own Charlie George and identified solar and mechanical contractors underway to confirm project's energy systems and installation.
Research continues to confirm use of 'green' cell foam insulation both for vapor barrier and exterior walls and ceiling. Alternatives identified.
Framing of trail-head composting toilet continues with roof ready for underlayment prior to shingling. Front door constructed off-site replete with half moon window.
Majority of re-claimed lumber has been de-nailed and prepared for use.
Continued project clean-up including winter leaf and fallen tree removal.

Also- volunteer hours through the end of March top a total of 375 since the end of August, 2007. Each Saturday, a team of between 6-16 volunteers including high school students and community residents, both PRLC board and off-board volunteers, combine their efforts to move the project along under the faithful direction and input of our general contractor Ian Ashby and his crew from South Salem. Contractors, material suppliers and professional experts continue to jump on board the project to lend a hand.

Photo Gallery 3-31-08

January/February

At the beginning of the year, volunteer hours, including both high school students seeking community service credits and community residents, top 200 hours.
Scaffolding built to address 2nd floor structural repairs. First floor foundation and structural stabilization continues….
Side walls and roof construction of composting toilet continues....
Wood burning stove assembled and stove piping purchased and installed to provide temporary heat for indoor winter construction.