Sewer Complete

Work on the new sewer line completed today and the backyard looks less like a WWI western front trench works. Mike says next Monday he expects Tony ("the best [tree remover] there is") will be here to pull the three stumps. What happens after that, we are not sure.

Bob (landscaping) is has set up a meeting for next Thursday to go over the landscaping plan with us. He said he is still working on the water feature, but will send us drawings as soon as he has them ready.

We received today one proposal for a stained glass window above the south door from Art Glass Unlimited. We just visited them yesterday.

A relatively simple design which mirrors the inside of the existing stained glass window in our stairwell.

We also received from Tyler (architect) the details of the window which we have forwarded on to the other glass shop (Preston Art Glass). They responded that they should a couple of designs to share with us next week.

T and I discussed the location of the solar panel inverters today. We sent a note to Betsy and Drew (solar) proposing, as our first choice, to locate the inverters in the garage roof trusses. Our second choice would be in the basement of the main house between the existing breaker box and the exterior access door. Have not heard back yet from them.

For Want of a Glass Roof

The hot tub area will be covered by a conservatory-type glass roof. This roof is being engineered and fabricated off-site and will be delivered and erected by our local crafts. Last week I sent out an email to all the companies from which we had received quotes for the glass roof, informing them that we had selected the company with whom we were going to work and thanking the others for their participation. Since then, we have received (not unexpectedly) requests for the factors what went into our decision. The following is the email I have sent to those requesting that feedback. As detailed in the note, this was not an easy decision for us since we know very little about these structures. Therefore, this note was not just for the unsuccessful bidders to learn from, but also to remind us how and why we made the selection we did make.

Here are the elevations from the construction drawings of the successful bidder.

Dear Sirs,

I appreciate your interest [in our decision process] and it gives me an opportunity to reflect on what has, thus far, been one of the toughest decisions we have had to make in our project (and admittedly still makes me nervous). The decision was especially tough since we received so many viable proposals. While you probably don't really want this much information, While you don't really want this much information, I am going to document the thought processes that we went through, more for posterity than just for your benefit.

We approached seven companies regarding our project. One of these companies quickly declared "no interest", and they received our sincere thanks for promptly letting us know and not wasting our time or theirs. Another company repeatedly declared interest but never submitted a proposal, thus delaying the whole process. I think if I had not closed the bidding, we would still be waiting for their proposal. This company, while they have an appealing web site, will not be considered for our next project (and there is another one coming). The five other companies, "L", "R", "T", "G" and "S" all offered timely proposals and were responsive to our followup questions. While it made the comparison of proposals more complicated, we were happy and impressed that we had so many.

We evaluated the five proposals, taking into account all the subtle, and not so subtle, variations. This evaluation began with the thoroughness of the proposal itself. At one extreme, we had the proposal from "T" that was very voluminous, showing specifications, typical construction details, options to consider, photos, references, inclusions, exclusions, terms and conditions. It was confusing and far too much information for an initial proposal. On the other extreme was the "L" proposal, which contained not much more than a price. There was not enough information in the "L" proposal to even formulate an initial impression. While this did not eliminate either "T" or "L" from consideration, it was not helpful to their cause.

We had originally specified an all-aluminum construction as our preference. "L" and "R", both stated that they did not have an all-aluminum option. We therefore expanded our request to include a wood option from those who had previously offered all-aluminum. This lengthened the evaluation process a bit, but allowed us to make more of an apple-to-apple comparison.

There was a wide variation regarding the issue of installation. All of the companies proposed delivery of a "knocked down" product, leaving the assembly, glazing and final installation to be accomplished on-site. A couple of proposals, "L" and "S", did not offer any installation option other than that performed or arranged for by the customer, while both promised phone consultation, if needed. The "L" web site left us with the impression that their products are essentially kits and, considered by some to be, DIY projects. On the other extreme, the "R" proposal, stated that the warranty would be voided if installation was done by anyone other than their company craftsmen, under company supervision. "T" offered full installation using company employees, or, if we wanted to use our own local crafts, they would consent to just provide on-site supervision. "G" offered full installation using their employees, but, they also said that "most skilled contractors...can handle the installation with a lick of common sense and no fear of glass". They also offered to provide consultation support via phone, if we opted to use our own crafts.

Cost was, of course, a major consideration. Initially, company "S" was, by far, the lowest cost. They offered an all-aluminum design, as we originally requested. When we asked for a wood option, the "S" proposal essentially matched the price quoted by "L". Compared to "L" and "S", the "G" company proposal was about 50% higher, the "T" company proposal was about 100% higher and the "R" proposal was roughly 250% higher. The "R" company proposal (wood only and company installed) was well beyond our budget. While they offered a beautiful product, "R" was the first proposal to be permanently set aside. As we learned more via interactions with the companies and reviews with our architect and construction manager, the low prices from both "L" and "S" raised some doubts. Our architect also identified some particulars in the construction details, provided by "S", that caused some concern.

Other factors that we took into consideration included estimated delivery times, location, materials, warranty, perceived followup support and the interpersonal chemistry we developed through our interactions with the company, both in one-on-one communications and with their web site.

The competition ultimately boiled down to "G" versus "T". Both offered either wood or aluminum, but we found it impressive that "G" showed the initiative to make a suggestion that they could offer a combination of aluminum and wood. This would capture the look of wood but do so at a lower cost. We also found it interesting that "G" was the only company to request the actual CAD drawings (not just the PDF excerpts I sent out with the RFQ) of the building on which the roof would be installed. They also found the "right" amount of persistence in their followup (without becoming an annoyance) and showed the kind of enthusiasm that led us to finally award them the job.

Our final decision was to go with the "G" all-aluminum product, to be assembled and installed by our local crafts.

Flushed

The new sewer line has been connected to the main, inspected  by the City and now we can flush again. The work is not complete yet, but a corner has been turned. The gutter downspout laterals, which had previously tied into the sewer line, still need to be connected to the new sewer line. However, those laterals that will run underneath the new foundations must first be replaced with new plastic pipe. That work will begin, and should finish tomorrow. We are still not clear whether or not the one downspout, that did not previously tie into the sewer, also needs to be connected. If so, that will be another major job. I am not going to ask about it. With the sewer back in service, we should be able to resume, and hopefully complete, our half-bath remodeling work tomorrow as well.

T and I were out running errands most of the afternoon. When we got home, I asked the workers if they had found anything interesting. Apparently they found what they believed was an old privy out near the alley. They described it to be roughly eight feet deep with brick walls. They said that, contrary to their experience at other sites in the Soulard area, they found only one bottle within the privy. They said they would have expected to find hundreds. I asked for the bottle they did find, but they could not find it. T is thinking that perhaps it may have actually been an old cistern and not a privy. Another explanation is that, at some point in its long history, it had been cleaned out. Perhaps when the previous garage was built. Anyway, we have not yet discovered a treasure trove of archaeological debris. While we are not yet finished with all the excavations, none of the remaining digging will be nearly as deep as that associated with the sewer line work.

During our errands today, we visited another stained glass shop, the Art Glass Unlimited in the Central West End. They too are going to put together a proposal for us to consider.

I need to remember to lure T down to the basement to discuss the placement of the solar panel inverters.

City Permit (No Refunds)

Mike stopped by yesterday evening to post the construction permit from the City.

You've got 160 days to finish it, Mike!

Give Me A Trench

I did not finish the half-bath this morning. We got up too late to shut off and drain the system before the plumbers arrived to start the sewer line replacement.

The outside plumbers arrived this morning bright and early. They went after the sewer line replacement with a vengeance, despite the smell.

While the backyard work was going on, T and I went out for breakfast (Billie's) and then dropped by the stained glass shop we had use before (Preston Art Glass). We talked with Dale Preston. We showed him the architectural drawings of the planned window, above the south sunroom door, and the pictures of the stained glass windows we already had in the house. He seemed excited about designing and fabricating something for us. He said the cost of a leaded window might be near $125/sqft for a design similar to the simple design of our 2nd floor closet window and $200/sqft for the more complex design similar to our staircase window design. He asked if we could get the architect to provide us with dimensions of the window since it was not well specified in the drawings. I subsequently sent Tyler (architect) a note asking for information. Dale said they could provide the stained glass, but someone else would need to mount it in a frame for installation. Our thought was that, if this was an appealing approach, we would approach the Marvin dealer about mounting the glass in their frame. We intend to visit the other two glass companies in the area.

When we arrived home, the plumbing guys were still working. By the time they quit, around 3pm, they had replaced about one-half of the line.

Mike had told us that they would hook up a temporary line to allow us to flush overnight, but apparently, that was a hope, not a promise. We have no sewer connection this evening. Thankfully, our neighbors, Jeanie and Fred, asked us over for the evening, and "as needed" throughout the night. We have been blessed in having them as neighbors.

Mike and Nate also staked and marked the outline of the garage and sunroom. The proximity of the northwest corner of the garage to the west fence (five feet) seems, while expected, very close to the west property fence.

The other main event today was the noon meeting of Rob (electrical), Bob (landscaping), Betsy and Drew (solar), along with Mike and myself. It appears everyone came out of the meeting satisfied regarding the electrical infrastructure and where the underground cabling will be routed. T and I need to consider, and feed back to Betsy/Drew, where we want the inverters for the solar panels to be installed, either in the basement or in the garage. We had a great conversation with Betsy, gave her a check for the down payment and talked about the path forward. Bottom line was that the solar panels will be ordered when we see completion of the garage on the horizon. If availability means we have to wait awhile, that's OK, the sun will shine for the foreseeable future.

We ordered pizza to be delivered for dinner.

Flexibility is Really Nice!

In the "bad old days", when I was working for a paycheck and expected to deliver results "on time and under budget", missing a schedule was synonymous with losing money. My boss hated that!!! What a pleasure it is that our current project is indeed flexible.

Mike stopped by today to check to see if he needed to pump out the backyard after the torrential rain we experienced last night (he didn't need to) and to tell me that Tony ("the best [tree remover] there is") will not be out to pull the three maple stumps tomorrow. Instead, Vern (outside plumbing) will be here, instead of Thursday, to start the installation of the new sewer line. When Tony will be out to pull the stumps, we don't know. We are still on-schedule to have our meeting tomorrow at noon to discuss the electrical infrastructure issues. I got a note from Bob (landscaping) yesterday saying he will be here as well. Despite my hints, no one has volunteered to cater the meeting.

We did not get out today to visit any of the stained glass shops in town. We instead worked on the half-bath and, if not for my cordless drill running out of battery, we might have finished the job. We still might if I have the stamina to go after it after dinner. Considering I have already had two glasses of wine, my bet is that I will finish it tomorrow morning. Cheers!

Quiet, Quiet

A very quiet extended weekend and the weather wasn't bad either. T got all the wallpaper hung on the half-bath (looks great) and now we just need to install the wainscoting and then re-install the plumbing and electrical fixtures. Maybe we can finish it up tomorrow.

We did not do much treasure hunting in the newly revealed backyard. Instead, I dug up some more day-lilies (we have some real beauties), the horseradish and some iris rhizomes. Theses all would be history in the coming days if we don't salvage them now. The day-lilies and horseradish were potted while I collected about 60 iris rhizomes and strung them out on the backyard foundation to dry.

We'll cure the iris and store them for planting later. This is my first attempt with iris. I have been keeping the azaleas and the Rose of Sharon thoroughly moist and they look pretty good. In fact, the Rose of Sharon, from a blossom standpoint, looks better than usual. It may be due to getting more sun light than usual. It was on the north side of the old garage. Don't know if or where any of our legacy foliage may figure into our new landscape plans, but we've got them if we need them. Hopefully, we will find a new home for them. We are anxiously awaiting the next draft of the landscaping plan from Bob (landscaper).

From the project side, we got an email from Betsy (solar) on Sunday with the final solar system proposal and the purchase agreement. She said that she and the solar project manager (Drew) are planning to be at our house around noon on Wednesday to meet with Mike, Rob (electrical) and us. I shot an email to Bob (landscaper) to ensure he is aware of the time and place of the meeting in case he wants to attend and advise us on where the underground cables can be routed without interfering with his landscaping plans. We are also still planning to see Tony ("the best [tree puller] there is") pull the three maple stumps on Wednesday. That may be a real show! Hopefully, not a tragic comedy!!!

We are still expecting nothing to be going on tomorrow (Tuesday) in the back yard, so T and I are thinking we might visit a some shops here in the City to discuss our options for a window to be installed above the south entry door of the sunroom. The design originally called for a arch-shaped plain insulated glass window in this position,

This would compliment the arches on the front of the house, as shown here,

The embossed panel above the third floor windows has a trefoil in it...why???, we don't have an explanation, except "why not?..we do live in the City of the confluence of two rivers".

One option, probably the most cost effective, would be to put a similarly embossed solid panel over the south entry door on the sunroom. Other options, more expensive, would be to go with the originally conceived plain glass insulated window or a more interesting type of window. We are considering a stained glass option. We have several leaded stained glass windows in the house. One is visible on the small window on the second floor on the front of the house (shown above). This small window is actually in a closet. It has the simple fleur-de-lis design shown below. You may notice a crack in this window. The window was actually broken and missing a section when we first moved in. We removed it and took it to a stained glass restoration place here in town. They did a really nice job.

A more elaborate design is on the window on the east side of the house in our main staircase,

There are at least three shops in the City that specialize in stained glass restoration and fabrication. We have already used one, but we may visit all three tomorrow and talk with them.