Completion date


Private owner, owner-occupied single-family detached home. Three permanent occupants. Two home offices; home occupied 24/7, with the exception of infrequent family vacations. Frequent visitors, including a part-time contract worker.


Renovation of various parts/aspects of existing ~1,400 sf home plus 2005 addition of ~200 sf.

Type of Construction New - still under construction
Bedrooms 3
Bathrooms 2.5
Stories 2
Conditioned Floor Area 1,600 sq ft
Unconditioned Floor Area 400 sq ft

Location and Climate Details

115 Angelita Avenue
Pacifica, CA 94044
United States
Location Type Suburaban
Climate Region Zone 3
Köppen Climate Type Csb
Lat. / Long. POINT (-122.476548 37.613796)
Solar Insolation 7 kWh/m2/day
Annual CDD and Base Temp 125 | 65 deg F
Annual HDD and Base Temp 2941 | 65 deg F


Site conditions:
previously developed land, preexisting structure(s)
Site description:

Hillside site on uphill side of street; west-facing. High corner @ NE, low corner @ SW, steep in those two corners, terraced throughout.

Materials and Design Strategy


o Roofing: steel in sloped areas, highly durable five-ply built-up roofing under living roof in flat area
o Interior wall finishes: low-VOC paints and earth plasters
o Decking: FSC-certified, highly durable tropical Machiche
o Windows: energy-efficient, durable, steel-clad wood

Special architectural measures:

In order to get heating system into conditioned enclosure, replaced old forced-air furnace with hydronic system including high-efficiency Munchkin boiler that provides both space heating and DHW. Radiant floor downstairs, Runtal wall radiators upstairs. Replaced single-paned aluminum windows in downstairs with wood double-paned, clad windows. Insulated downstairs walls with rigid polyiso in the framing cavities; recently (spring 2015) insulated the downstairs attic with loose-fill R-40 Havelock Wool. Put vapor barrier in crawl space.