How to Use a Word Picture for Planning A Home for Retirement

By: George Wallace

Many retirees find themselves moving to a new location. Many of these become involved in building themselves a new home in the new location. This can be both an exciting and an excruciating time.

It is exciting because for many people this is their first adventure into creating a home for themselves. It can also be excruciating because building a home is always a long term project with many thousands of decisions that have to be made, usually yesterday.

There are however methods of reducing the pain. One of those is both simple and complex at the same time, especially for non-writers. The simple description is the use of words, written language, to describe in as detailed a fashion as possible exactly what it is that you want in a new home. Almost everyone starts with the general. That is OK for a start. Soon you must move to the specific, the very specific. You are giving the architect his instructions.

This where the simple becomes complex. The architect needs specifics. He needs measurements. There is a terrific difference between a room ten feet square and a room ten feet wide.

My wife and I are now engaged in such a project, again. We did this once before thirty years ago. We made our share of mistakes then, and we will probably make an entirely different set this time. What we are doing is trying to write, examine, think, and discuss a multitude of items over and over again, attempting to reduce errors to a minimum.

We are now on our third written version, and are again at the examination level. The document is seven pages long, single spaced. We have only made an estimation of individual room sizes, but we are narrowing the house down to a manageable size. We plan and hope to end up with a home something very close to two thousand square feet in area.

We believe we have selected our first choice of building construction: a steel-reinforced, thin-shell, masonry dome, insulated and protected from all weathers. After that basic decision, we are concentrating on the life style we wish to follow in our new home.

This requires careful thinking about your activities during a “normal” day and week, whatever that is, as well as special events. Obviously, at this point, I cannot share with you a final completed word picture. It isn’t done yet. What I have are approximations and a reasonably good start in the process. As the task is refined, I’ll share that with you as Part Two.

Below is Part One: You are welcome to it.

Version 3 11.25.06

Word Picture: Dome Home Planning - 50 ft. diameter, 1964 sq. ft.

We want a large great room, or living (open to the dome), dining (open to the dome), and kitchen open to the combined space. We want to use this space for family get-togethers and entertainment purposes. The goal is for this open-to-the-dome space to be about 50% of the total available floor space.

We want the great room-kitchen to be the center of our home, with a dining place- table and chairs nearby. Anyone, everyone working in the kitchen should be able to see all parts of the great space, and be a part of a conversation, or party. This could be either a formal dining area, or a bar/stools, or a kitchen table arrangement. The kitchen needs a pantry space nearby for food storage and general household supplies of appx. 40 sq ft., or more, of total shelf space.

We want several special spaces in our next home:

(A) A foyer for the front (formal) (visitor) entry (open to the dome) foyer that contains a chair or short bench, a table for flowers, a decorative wall mirror, and an umbrella stand.

(B) A separate space just off the foyer which could be a place where various visitors could wait and/or be entertained in slightly more private conversations comfortably, or which could be used by the various family members for quiet reading, or meditation (open to the dome). This waiting-sitting room will contain an small armoire to hold visitor’s coats and hats.

( C ) A den/office combination/computer-printer room. (open to the dome).

Note: The only TV will be placed either in the sitting room, or more likely, the den/office.

(D) A laundry room near the bedrooms, with outside (rear) exit.

(E) A general purpose full bathroom for family and guests.

(F) A master bathroom with spa, jet tub; adult sized commode-toilet/hand rails; walk-in/roll-in shower/hand rails; modest walk-in closet (for storage of linens, towels, and limited hanging/folded clothing), and twin lavatory sinks. By preference we plan to use armoires in spaces designated as bedrooms as more adaptable for décor and furniture arrangement purposes. They are moveable (on wheels !)/ with better doors and drawers! As clothing storage devices they are superior to regularly constructed closets and dressers. Closets are commonly used to take advantage of odd shapes and nooks and crannies, but then must be expanded to be really useful. Been there, done that. Closets are also just too expensive to be constructed as part of a home. Plus, they are hard to move around, except with a wrecking bar.

(G) A large master bedroom, but not too large, with room for a grouping of a couple of comfortable chairs off to the side for a quiet discussion area, preferably near a window.

(H) two modest sized multi-purpose rooms, each capable of comfortably holding at least a Murphy double bed and an armoire. By preference we plan to use armoires in spaces designated as the master bedroom, and emergency bedrooms. As bedrooms, these are however primarily only occasional sleeping spaces, which means that in theory most of the time the occupant’s eyes will be closed and not be able to see the clutter of normal use. Actually, we will use these rooms for as (1) fitness/exercise room and (2) a crafts/sewing room.

( I ) If the curvature of the dome permits, we want to be able to use at least part of the loft areas above the kitchen, multi-purpose rooms and baths/laundry for storage, or possibly hobby use. This last is questionable due to our problems negotiating ladders and stairs.

I a. It is our current understanding that this may be made more likely and/or turn the loft into a more useable space by means of adding a stem wall to the design of the airform. We want to investigate this. If the size is sufficient, we will need to investigate an elevator or access. I have no way to compute required stem wall height addition. Access could be by way of a fold down stair, a permanent stairway in the hall, waiting room/parlor, or den/office. My wife does not like spiral staircases.

I b. Should these alternatives prove too expensive for us to handle, we need an adaptable plan.

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Draft of e-mail to be sent to contractor:

My wife and I have owned four homes during our marriage of 40 years. Our third home we designed for ourselves and the family we expected to raise there, and had it built. We lived in it for 25 years. It survived the raising of three active children. We extensively remodeled that home once, contracting the work ourselves.

Here in Hawaii, our fourth home has undergone three major re-modeling projects. All three projects were self-contracted.

My point is that we have had some experiences in designing, building, and remodeling. Our primary interests are now only in achieving an affordable home that works for us and the design phase, we agree is all important, also believing that our ages ( 66 & 65 ) generally precludes a lot of personal involvement in the physical work. It may be that it will be necessary for us to assume some of the contracting duties in the finishing phases.

We have conducted extensive searches for land and homes in the general Flagstaff, Arizona area by use of the internet, at this point.

Until we arrive there in person, we can rely on our daughters who already live in that community to do some local legwork for us.

In general, our plans are to complete the apple polishing and curb appeal presentation appearance items to our current home by January 30 of 2007. Our hope is that this will reasonably match with the arrival of the usual flocks of snowbirds escaping the mainland’s winter weather. Our hope is that this will more easily enable a sale at what we think is a reasonable price for our current home.

Be that as it may, our plan is to travel to the Flagstaff area in the Spring 2007, to be able to actually see and walk on possible building sites for what we hope will be a new Monolithic Dome home.

We plan to rent at first while looking first for a buildable property. Or, at already constructed homes, if we must.

We have been extensively studying the contents of various dome builders’ web sites and especially your extensive web site for some time. I am very aware that there are no certainties when building a home, and still feel that some reasonable estimates ought to be possible within a limited range.

I know that we need to know the local approximate costs of permits, approved plans, rebar and delivered redi-mix concrete, and installation of plumbing and electrical conduit under the slab. We need to know the sizes and costs of windows and doors, electrical conduit systems, hot water radiant piping & fittings, pump, distributor, and water heater.

We know that decisions have to be made about a myriad of items, especially in terms of finishing the interior. That, at this time is of limited and secondary importance.

Totally finished costs, turn-key costs, will most likely be somewhere in the range of any other home that is currently available on the market- - - $90 - to $100/sq ft - to anything you have deep pockets for. Hopefully somewhat less, but in the same range. We expect that. What we want is a better home, as we define it (working for us and not against us), for our last years and decades. One that is closer to our grandchildren, and one that is more efficient for us, and energy efficient, as well. If we have to “camp-out” for a bit in the final stages; well, we are experienced campers.

What we need at this time is some kind of rounded off, “ball park” figure, probably to be determined by what you call a “feasibility study,” with stages: i.e., (#1) slab poured, dome up, painted inside and out, windows and doors in, and the floor reasonably cleaned, or at least swept out.

I am going to assume that you are competent at scheduling your work team’s arrivals and departures for each stage of the work.

What I know is that a couple of people who know what to do, are skilled at doing it, and who have a good work ethic can accomplish more in the same time than a dozen ignorant, unskilled, and unmotivated hires.

I am going to assume that at certain times specialty equipment must be brought to the building site by you, or rented locally (gas powered concrete finishers come to mind, and extra local laborers must be brought onto the site for big concrete pours and possibly rebar attachment.

Question: at one place on your website, it says that if the floor-slab is ready, and the airform is on site, that it can take from two to four weeks to get the dome up. That is a huge variation of time required, at the labor rates you quote.

I find that a bit vague. Does “up” mean just the airform inflated, or up and walk away with a brand new, sparkling, but empty and echoing, steel-reinforced shotcrete shell completed?

I’m sure there are delay factors I don’t understand despite all my reading on your website, but that seems excessive. I am sure that there are days when work is delayed while waiting for the concrete to cure to a certain hardness before continuing the spraying of the material. One of your points about airform dome construction is the ability to work inside out of the weather. That should speed up completion time considerably.

However, with your experience and expertise, and trained skilled crewmen (and possibly women), knowledge of materials suppliers and your relationships with them, down time should be relatively minimal.

I note that you also have an extensive set of dome plans, and a plans’ service, manufacture the air forms, have the dome specific specialized equipment (and presumably trucks to move it around), and access to materials. You state that you are ready to put your people to work for us. That sounds very good.

Your site gives me a way to guess-estimate the cost of one of your air forms. But no idea of estimating its weight for determining freight costs. Seams (double the material) and glue have to add to the weight? Wrapped? How? Crated? Freight costs and insurance are all over the map. Every service provider is different. If your crew comes to install it, shouldn’t they bring it with them, and also bring the required materials to install it on the slab? Yes, I know---“feasibility study”.

Your site gives me daily and hourly labor costs, but no clear way to estimate the total days or hours needed. Yes, I know---“feasibility study”.

I also know what a general contractor’s bid for the construction of a standard home looks like, and just how detailed it has to be to satisfy lender’s committees. Right down to an estimate of hours of work needed to complete phases of the work, and attached sub-contractor’s written bids. Been there, done that.

This Stage #1 figure above is particularly important to us, as this tells us what accommodations we would have to make, what preliminary financial arrangements would have to be made, that would allow us to go ahead and have this much work done {brand new, enclosed with windows and doors, sparkling, but empty and echoing, steel-reinforced shotcrete shell }, and then go on to the next decision level - - - Phase or Stage (#2) rough out interior walls, wiring, plumbing, drywall and mud, paint and trim, cabinetry, flooring treatments and final finishing - - - with, or with-out, waiting for the sale of our home here in Hawaii.

Some of these things, I’d expect a construction manager to handle and seek best pricing through personal knowledge, or professional contacts. Questions: How is this different from a general contractor ? No license?

I also know that a lot of this work can be done by phone, and on the internet. I don’t plan to become a professional dome builder, nor do I plan to come to take one of your classes, as subbing as a general contractor, and running a construction crew again is not my idea of a favorite activity.

We were pleased to note that there are many dome structures and homes in Arizona.

We believe that we want to be able to use your construction management services, and think that your arguments for the advantages of using that service have some merit. Especially if this actually makes the whole project more affordable.

We have worked collaboratively with a general contractor before and know when to stay out of the way, and how to be available for consultation. We have a lively interest in observing the construction, but plan to stay the heck out of the way of the work’s progress. A gray 50 ft. slab of concrete is not what I call exciting. Been there, done that. Inflating the airform will be new and exciting. Watching the progression to a completed shell will be exciting. The rest is old hat.

We have extensively studied floor plans from many dome builders, and especially your web site plans. For the moment at least, the well discussed ( some heated exchanges ! ) compromises that we have reached at this point in time, centers our attention on your site’s photos and floor plans for the Callisto dome with a 50 ft diameter and 1964 sq ft. of single level floor space built by XXXX XXXXX. Most of our heated discussions have been on the variations for this size dome.

One of the things we learned when we downsized from our former rural suburban estate mainland home and moved to Hawaii, is that we went too far down in size. That was an over-reaction to too many years of rattling around in 3,000 sq. ft. and mowing two acres of lawn too many times. This much smaller Hawaiian home, while it is easy to keep neat and clean, also did not easily accommodate the life style that we wanted to live. We needed more space. Thus, three different re-models here in nine years.

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Word Picture continued:

We also know that certain ideas and items in the Callisto plan need to be adjusted to our peculiar requirements, needs, and “wild ass idiot personal” desires. The last time we went through this process we did not have enough heated discussions!

1. The isolation wall of the foyer should be of limited height, connecting to the ceiling at the end by means of a post to the ceiling, and should extend two or three feet farther into the room, or possibly by use of a flexing soji screen. That is still a point of discussion.

2. There should be only one wide door from the foyer into the waiting-sitting room and it should open into that space. This could be a wide pocket door, or possibly a pair of pocket doors.

3. Kitchen range should be electrically fan vented to the outside.

4. The waiting-sitting room should be open to the dome with only 8 ft visual privacy walls.

4 a. The opening of the kitchen to the great room should span the space from the far hallway wall near the front entry to the refrigerator hiding wall

5. The walls and flat ceilings of the den, kitchen, multi-purpose rooms, bathrooms, and laundry will be insulated for minimal sound transmittal of machinery, entertainment devices, appliances, and equipment noises, and snoring noses to the rest of the home.

5a. Bathrooms and laundry should have high speed, high capacity, Tim Allen comedy style “stand your hair up”, electrically operated, fan vents to forcibly and rapidly vent excess moisture from these areas. We’ve struggled with excess water vapor in these areas before and do not wish to repeat the experience.

6. By preference windows and doors will not be in indents, but installed in extensions made/built into/onto the airform and shell for that purpose.

7. Heating shall be by solar gain through thermal efficient double -pane windows, in insulated frames, and by slab installed radiant hot water heating. Back-up heating will be by means of small electrical heaters, and/or possibly by a vented propane heater, artificial log gas fireplace, or kitchen stove. After that, we will drink hot beverages, wear hats and gloves, and more layers of clothes like the rest of the world.

8. Cooling will be by means of windows operable for collection of breezes, electrically powered fan vents, numerous ceiling fans, and thermal flywheel mass cycling. I estimate internal thermal mass of the finished structure at 140 tons. Provision should be made in the electrical and plumbing systems planning for the addition of a small air conditioning system should circumstances demand its later installation.

8a. If small window/wall AC units are a better choice, provisions for installation openings shall be made in the plans. My daughters tell me AC is not needed in Flagstaff, even in their modular/manufactured home.

9. Whenever possible, utilization of pocket doors is preferred. They save floor space and are safer for everyone. Note: use a slightly wider style pocket door with easy to grasp and pull open loop barn-door style handles. Note: We are planning for what we are --senior citizens-- we must plan for arthritis, and walkers, and wheelchairs and that means uninterrupted floors and wide hallways and doors that accommodate them easily.

9 a. Door knobs will not be KNOBS, but levers. Old folks can’t twist very well, but can push or pull down on a lever.

10. Carpets will be limited to colorful area rugs for decorative and comfort purposes. Floors will be either smooth polished concrete, or stamped pattern concrete, or Perma-crete, and sealed for easy cleaning. My wife does not particularly care for ceramic tile. Seamless floor material is still a possibility in kitchen, laundry and bathrooms.

11. Question: Is the “L”-shaped series of squares behind the kitchen in the hallway on the Callisto plan cabinetry? Shelves? Pantry? General storage? How enclosed?

12. Exterior doors should be heavy, durable, metal clad, insulated, weather stripped with metal frames protected from rust, but tied to the shell.

13. The dome divider wall should have a series of individually switched by small groups of track mount lights to highlight the dome, walls, paintings, and especially tapestries (Marilyn’s quilts). These quilts will be her creation, will serve as items of décor, and will be used to control sound reflection in the dome. We’ve noted that pulley arrangements used to suspend bicycles in garages would likely work perfectly here to easily attach and lift the quilts into position. We’re too old to be climbing ladders. It will be bad enough getting light bulbs replaced.

14. Indirect lighting could also be installed atop the privacy walls in the foyer area, and around the sitting room.

15. There will be double pocket doors for an extra large archway between the den and sitting room, allowing this combined space to be used form smaller, mid-sized gatherings.

16. Kitchen lighting is a major “thing” for my wife. Personally, I could cook at midnight with a single candle for lighting, but - - - She wants heavy duty spots over the sink/bar area, individually switched. She wants an extra large, long bright lighting fixture(s) over the kitchen walkway. She wants bright lights under the kitchen cabinets/over the working counter space. She wants a bright light over the cooking surfaces. The very thought gives me a headache.

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(c) Copyright 2006: George Wallace recently published a book on religion which lashes out at nearly all of the comfortable ideas about God, the trappings of organized religion, and the priesthood. His pithy comments and suggestions for a return to a God-centered personal religion will interest everyone. This article may be freely reprinted so long as all copyright attributions, and the full content of this resource box are included. www.OhGodIsThatYou.com

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