Construction & Systems

Construction - Casa Vista is of wood frame construction with stucco exterior. The pre-existing structure utilized 1 X 6 studs on 24 inch centers (per code). The north addition is constructed of 1 X 6 studs on 16 inch centers (overbuilt).

The lower level subfloor is a monolithic concrete slab. The upper level floor structure is 1-1/4 inch particle board subfloor supported by 12 inch I-joists. The roof structure is 24 inch deep wood box trusses. The roofing is white urethane foam construction. Additional 2 inch cellulose fiber insulation is located under the roofing material on the raised portion covering the living room.

Exterior walls are insulated with R-19 fiberglass bats. Roof and between level insulation is R-30 fiberglass bats.

The foundation of the pre-existing structure is a reinforced cinder-block stem wall on a concrete footer 36 inches below grade (current code only requires 30 inches below grade). The north addition uses an engineered foundation consisting of reinforced concrete grade-beams on helical piers (overbuilt).

The north and south front retaining walls (original to existing structure) are of reinforced cinder block. The rear retaining wall is an engineered structure using the Versa-Lok system.

The safety fence along the top of the rear retaining wall is constructed of 4 X 4 redwood posts set in concrete on 4 foot centers with 4 X 4 redwood top and bottom rails. The fence privacy panels are 1/4 inch OSB set into dados in the posts and rails. The fence was intentionally constructed and finished to weather to a "desert patina" appearance.

The rear plaza is covered with 2 inch minus native river rock to a minimum depth of 4 inches. Surface drains (under the gravel) are located every 20 feet (aproximately) along the width of the rear plaza. Two additional drains are located parallel to the south section of the rear retaining wall. In addition surface drains are provided in the area paved for off-street parking.

The entry portico roof discharges runoff to a French drain which is located underneath the sidewalk planting strip in the front yard. The north addition roof drains to an outlet which provides irrigation to landscaping at the base of the north return of the rear retaining wall.

Electrical Systems - All utilities in the neighborhood are located underground. A city electrical utility high-voltage stepdown transformer is dedicated solely to Casa Vista. 400 ampere electrical service is provided for the property at the main switch panel (adjacent to the off-street parking area). 250 ampere service is provided to the residential structure feeding one primary distribution panel and four secondary distribution panels. 150 ampere electrical service is reserved for the possible addition of a studio workshop to be located on the south side of the high-bay garage.

Extensive exterior and interior lighting utilizes quartz-halogen, fluorescent and LED lamps.

Extensive use of Smart Home lighting controls, which employ the standard X-10 protocol, allow for convenience and flexibility in adjusting the lighting in the residence. For example various lighting scenes may be created and recalled at a button push (either wall mounted controller or hand-held radio-frequency remote control unit). In addition, lighting at a remove, e.g. exterior lighting, from occupants may be controlled from multiple locations throughout the residence. The existing lighting controls may be upgraded to newer technology (e.g., Insteon) by simple replacement (no structural modifications required).

The home server computer (included) is connected to an interface to the power wiring for control and monitoring of all lighting. Additional capabilities, e.g. light and motion sensors or security cameras, may be added to this system should it be desired. Active Home Pro software is installed on the server to allow setup and control of all connected modules. Remote control and monitoring of home automation and security via the internet may be implemented using the AHP software.

220 VAC outlets are provided in the upper level utility closet, kitchen (convection oven/microwave), galley/laundry (range and dryer), garage, high-bay garage (for compressors, tools, etc.) and lower rear loggia (hot tub or cooking appliances). Dual 50A - 220VAC outlets in the high-bay garage allow installation of high capacity hybrid or electric vehicle charging stations.

Signal Systems - CATV system (Xfinity) connections (75 ohm co-ax) are provided throughout Casa Vista for every location for which one could conceivably want to locate a TV. Cable broadband Internet service is installed.

Up to four line phone wiring to RJ-11 jacks is provided widely throughout Casa Vista. The landline provider is CenturyLink. DSL broadband service is not available at this location.

Triple 75 ohm co-ax wiring is provided to all four media centers (living room, master suite sitting room, family/media room and guest den) from roof mounted junction boxes to allow for satellite television services. Currently a DirecTV server is located in the home theater AV cabinet with one client located in the lower level den AV center. Two additional clients may be installed in the living room and master suite AV center for an additional monthly charge of $6.50 each. 

Satellite broadband send/receive connections are provided to the location of the home network server (administrative office).

An RJ-45 (Ethernet) jack in the location of the home network server connects to a rooftop junction box to allow for the installation of locally available commercial Wi-Fi internet connection services.

An RJ-11 (with four wires) jack terminates in the same rooftop junction box as the Ethernet port for connection of a weather station with rooftop sensors.

There are 13 Ethernet home network ports throughout Casa Vista which connect to a 16 port network switch attached to the server.

The home network server computer with 500 Gb network attached storage (hard drive) device is included.

Mechanical Systems - Casa Vista is supplied with potable water from the city utility. A water-softener (new in 2017) treats all water supplied to interior kitchens and baths. Irrigation system and exterior faucets are supplied with water directly from the utility, i.e. not passing through the water softener.

Casa Vista is connected to the city sanitary sewer system.

A recent model 75 gallon gas-fired water heater has sufficient capacity for simultaneous multiple hot water uses.

The main heating/air conditioning system in Casa Vista consists of two roof mounted Lennox commercial grade package units which supply gas-fired convection heating and electric refrigerative air conditioning. A three-ton package unit services the entry hall, living room, administrative office, dining room and kitchen. A five-ton unit with two-zones services the master suite, powder room and student/office suite (zone 1) and all lower level living areas (zone 2). Both units are equiped with an automatically controlled humidifier. Thermostats for all three zones are programmable for time, temperature and humidity. Filters are located in the supply air flow from the package units as well as in the air returns for both units. Both package units have been equiped with adjustable fresh-air intakes.

A gas-fired boiler supplies a three-zone in-floor radiant heating system which served the pre-existing structure. This system was left in-place and functional but is not normally in use. It serves as backup in the (unlikely) event there should be a problem with the main heating system and is capable of preventing excessively low temperatures throughout the structure should it be required. The radiant system does not extend to the north addition (student bedroom/bath and north end of the master bedroom) or to the galley/laundry, family/media room and game room or guest bedroom).

Landscaping irrigation system valves (four zones) are connected to a programmable controller located in the workshop. The distribution lines have been abandoned as pop-up sprinkler irrigation is ineffective in covering the mature zeric vegetation, which do not require supplemental watering except in times of extreme drought.

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