FRAME DESIGN:
Your timber frame needs to be designed with post locations, support beams and roofing members. This layout will dictate sizing and joinery requirements. Once a frame has been configured for a floor plan we can provide more accurate cost estimates.
We recommend developing the frame with the floor plan simultaneously, whether we work with your designer or you come to us for preliminary design.
DETAILING:
TC has a small library of typical timber frame and timber frame related details. Once we are under contract, we provide typical details for the project. As the design of the frame and the layout take shape TC will generate job specific details to be incorporated into the architectural and structural plans.
ENGINEERING:
TC can provide “frame only” engineering, or we can engineer the entire project including the foundation. For projects more than 50 miles from Santa Rosa it is best to utilize a local engineer for the majority of the work and have TC provide frame only calculations. For projects that require small amounts of timber framing it is also typical for TC to provide frame only engineering.
TIMBER JOINERY FABRICATION:
Once shop drawings, frame design and architectural development is complete, TC will fabricate all timber to specification. We employ both handcrafted traditional techniques and modern (computer numerical control) CNC machines to fabricate our frames.
FRAME RAISING:
Most frames will be pre assembled, textured and oiled prior to delivery to your site. We will then send a crew out and arrange for the proper cranes and equipment to assemble and raise your frame.
TIMBER TRUSSES:
We also provide truss and bridge work. These types of projects often ship pre-assembled or delivered to the site with assembly instructions. Please see ‘trusses’ for more detailed information.
ENCLOSURE SYSTEMS:
Being a custom “design- build” company we do not have a ‘package’ or set ‘system’ for enclosing our frames. Rather we review each project and apply the best solutions for the application. We do employ (SIP’s) Structural Insulated Panels, however not all projects can optimized with this great product. Often we will incorporate SIP’s on the roof with a wall system of standard 2x framing wrapped with a blanket of 1” (XPS) extruded polystyrene foam. This has the benefit of conventional framing with the added benefit of the complete thermal envelop that SIP’s offer.
Your timber frame needs to be designed with post locations, support beams and roofing members. This layout will dictate sizing and joinery requirements. Once a frame has been configured for a floor plan we can provide more accurate cost estimates.
We recommend developing the frame with the floor plan simultaneously, whether we work with your designer or you come to us for preliminary design.
DETAILING:
TC has a small library of typical timber frame and timber frame related details. Once we are under contract, we provide typical details for the project. As the design of the frame and the layout take shape TC will generate job specific details to be incorporated into the architectural and structural plans.
ENGINEERING:
TC can provide “frame only” engineering, or we can engineer the entire project including the foundation. For projects more than 50 miles from Santa Rosa it is best to utilize a local engineer for the majority of the work and have TC provide frame only calculations. For projects that require small amounts of timber framing it is also typical for TC to provide frame only engineering.
TIMBER JOINERY FABRICATION:
Once shop drawings, frame design and architectural development is complete, TC will fabricate all timber to specification. We employ both handcrafted traditional techniques and modern (computer numerical control) CNC machines to fabricate our frames.
FRAME RAISING:
Most frames will be pre assembled, textured and oiled prior to delivery to your site. We will then send a crew out and arrange for the proper cranes and equipment to assemble and raise your frame.
TIMBER TRUSSES:
We also provide truss and bridge work. These types of projects often ship pre-assembled or delivered to the site with assembly instructions. Please see ‘trusses’ for more detailed information.
ENCLOSURE SYSTEMS:
Being a custom “design- build” company we do not have a ‘package’ or set ‘system’ for enclosing our frames. Rather we review each project and apply the best solutions for the application. We do employ (SIP’s) Structural Insulated Panels, however not all projects can optimized with this great product. Often we will incorporate SIP’s on the roof with a wall system of standard 2x framing wrapped with a blanket of 1” (XPS) extruded polystyrene foam. This has the benefit of conventional framing with the added benefit of the complete thermal envelop that SIP’s offer.
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PRELIMINARY DESIGN:
Preliminary design has two main functions in the design process. One is an early checkpoint for estimating and costs, the second is a feasibility study that relates to zoning, codes and ordinances.
Requirements of a preliminary design set vary depending on the project. Some homeowners associations have strict CC&Rs and require a considerable amount of detail in a preliminary set. Some counties and cities also require a preliminary review prior to submittal for permits. The time required to prepare preliminary design is also be affected by the amount time you wish to devote to design details.
The TC Preliminary design agreement is based on an hourly design fee with an anticipated total hours cap. Each project has its own set of criteria, some require more time, others less. If we reach this cap and work remains to be done, I notify you and ask for additional hours prior to proceeding. Billing is done once a month from the 25th to the 25th. Payment is due upon invoice.
CONSTRUCTION DOCUMENTAION (CD):
TC has a small library of typical timber frame and timber frame related details. Once we are under contract, we provide typical details for the project. As the design of the frame and the layout take shape TC will generate job specific details to be incorporated into the architectural and structural plans.
When you are satisfied that your preliminary design is within your budget, we begin a new design phase. This is the Construction Documentation (CD) phase; here a more detailed set of drawings is prepared, incorporating systems such as plumbing, electrical, mechanical, and structural. The CD’s will include building sections, engineering, construction details and timber frame drawings. Once this set of drawings is complete you are ready for permits and bidding by contractors.
The costs of Construction Documentation can very depending on the complexity of the project, and the requirements of building officials. Typically CD’s cost run between 6 or 8 percent of total construction costs. CD’s are billed on an hourly basis, invoiced once a month. If you wish to have oversight and input on design throughout the construction phase, expect to pay 9 to 12 percent of total construction costs.
TC will coordinate the engineering of your plans and provide a set of drawings stamped by a licensed California Engineer. Engineering is billed at an hourly rate and we will give you an estimated cost based on the preliminary set of drawings prior to beginning CD’s. This cost typically runs between 3 and 6 percent of construction costs.
Preliminary design has two main functions in the design process. One is an early checkpoint for estimating and costs, the second is a feasibility study that relates to zoning, codes and ordinances.
Requirements of a preliminary design set vary depending on the project. Some homeowners associations have strict CC&Rs and require a considerable amount of detail in a preliminary set. Some counties and cities also require a preliminary review prior to submittal for permits. The time required to prepare preliminary design is also be affected by the amount time you wish to devote to design details.
The TC Preliminary design agreement is based on an hourly design fee with an anticipated total hours cap. Each project has its own set of criteria, some require more time, others less. If we reach this cap and work remains to be done, I notify you and ask for additional hours prior to proceeding. Billing is done once a month from the 25th to the 25th. Payment is due upon invoice.
CONSTRUCTION DOCUMENTAION (CD):
TC has a small library of typical timber frame and timber frame related details. Once we are under contract, we provide typical details for the project. As the design of the frame and the layout take shape TC will generate job specific details to be incorporated into the architectural and structural plans.
When you are satisfied that your preliminary design is within your budget, we begin a new design phase. This is the Construction Documentation (CD) phase; here a more detailed set of drawings is prepared, incorporating systems such as plumbing, electrical, mechanical, and structural. The CD’s will include building sections, engineering, construction details and timber frame drawings. Once this set of drawings is complete you are ready for permits and bidding by contractors.
The costs of Construction Documentation can very depending on the complexity of the project, and the requirements of building officials. Typically CD’s cost run between 6 or 8 percent of total construction costs. CD’s are billed on an hourly basis, invoiced once a month. If you wish to have oversight and input on design throughout the construction phase, expect to pay 9 to 12 percent of total construction costs.
TC will coordinate the engineering of your plans and provide a set of drawings stamped by a licensed California Engineer. Engineering is billed at an hourly rate and we will give you an estimated cost based on the preliminary set of drawings prior to beginning CD’s. This cost typically runs between 3 and 6 percent of construction costs.
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Upon completion of the design process and the
issuance of permits the project enters the contractual phase of organizing the subcontractors that will be responsible for doing the building. Some homeowners will choose to serve as owner/builder, others will locate a general contractor to manage the project and coordinate the subcontract work.THE TIMBER FRAME:
The following is a list of a typical scope of work provided by Timber Creations:
- Shop drawings and Joinery details.
- Timber and labor for joinery, surface finishes and pre-assembly.
- Transportation, raising and installation of the frame.
- Ceiling sheathing (1x8 knotty pine is typical).
- Stress Skin Panel detailing and installation if needed.
- Continued technical assistance through project completion.
THE GENERAL CONTRACTOR:
Usually, through the services of a general contractor, the owner will arrange to have the foundation and floor deck installed prior to our timber frame crew arriving on site for installation. After raising of the frame and installation of the ceiling and roof panels, the general contractor may begin conventional framing of the interior walls and other non-timber framed portions of the home. The General is also responsible for all other trades needed to complete the job, from roofers, plumbers, electricians, cabinets, floor finishers, etc.
TYPICAL PROCESS AND PROCEDURES:
- Foundations - Any type of foundation that is used for conventional framing can be used for timber framing. We attach the frame to the foundation in two ways. Exterior post will have foundation straps coming up through the floor framing and attaching to the backside of the exterior post. Interior posts will sometimes be designed to penetrate the floor framing and have standard "hold downs" or HD's installed below the deck. On slab foundations we have used knife plates to conceal the steel within the post.
- Timber Frame - We enjoy building the entire home as a timber frame. However, budget issues often dictate that we design our homes so that the timber frame becomes the central hall, or focal point of the home and the remainder of the house is built with conventional framing. This type of design is referred to as a hybrid.
- Ceilings - Most homeowners prefer the look of wood ceilings of knotty pine or spruce. Yet, gypsum wallboard can offer a variety of alternatives, which can be textured, painted or wall papered.
- Exterior Walls - Regardless of the wall system that is chosen during the design process, the timber frame is set within the exterior walls (The walls are built independent of the timber frame, on the exterior). This is essentially a curtain wall set up rather than an in-fill system of building. Recently we have been building more of our exterior walls with conventional framing rather than Structural Insulated panels (SIP’s). This allows the “contractor” to do this work; it is familiar for the sub-trades and puts engineers and building officials at ease. We still believe in the superiority of SIPs as an enclosure system. However, we like to weigh each project and make the best decisions for each site and customer.
- Exterior finishes - Unlimited. Whether we design for SIP walls or conventional framing, the timber frame remains protected on the inside of the walls. This provides a blank slate to work with on the exterior. All options are available for siding, from stucco to wood siding.
- Roof construction - Once the frame is up, we fasten the ceiling material over the frame then install a vapor barrier. On top of that we either build up a roof cavity for insulation or install SIPs. SIPs make an excellent choice here because of the solid layer of uninterrupted
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Timber Creations is a company based on custom design; hence, we do not have kits, packages, or typical designs. Each project is designed with the owners personal needs blended with the site conditions.
TWO POSSIBLE APPROACHES:
1. PRELIMINARY DESIGN: If you are just beginning the process and you need a better idea of costs, we offer preliminary design service. For an hourly rate, plus travel expenses, we will generate preliminary design documents based on your criteria. After a site visit, TC will develop your drawings through a short series of consultations and revisions. The end product will be a valuable set of preliminary drawings, which you can present to builders for cost estimates and to building and zoning officials for review.
2. CONSULTATION: If you are already working with an ARCHITECT or DESIGNER, Timber Creations provides frame design and development, on an hourly basis. We have developed a “Designers Guide” to help professionals who have not worked with timber frames before. Ideally, you involve us early, introduce us to your architect, and then s/he consults with us throughout the design process to achieve an exceptional home design which fits realistically within your budget.
KEY CONCEPTS:
EARLY CONTACT: Whether or not you are already working with an architect, it is important to get involved with Timber Creations early in the design stage. Because timber framing is not your run-of-the-mill framing technique, it is not always directly compatible with conventional plumbing, electrical, insulation, and trim carpentry practices. If we are involved early in the design phase of a project, we can assist with details and problem solving that will save significant time and money throughout construction.
STYLES AND DESIGN PROGRAM: At Timber Creations, we strive to realize architectural visions while respecting cost restraints. We coordinate with architects and owners to achieve the timber aesthetics appropriate to the styles they envision. We also work with the architects and builders on construction details, leveraging our experience with timber building systems to implement cost-effective construction solutions.
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1. WE OFFER MORE THAN PRODUCT; WE OFFER SERVICE: Through the design, fabrication and installation process we provide support and service that keeps the interests of the entire project in mind. We view the final product as a whole system and attempt to keep the frame integration seamless by working and thinking about all components. The result of our service is a high quality custom home, efficiently constructed.
2. OUR PROFITS ARE BASED ON QUALITY WORK: During design and fabrication we do our best to anticipate issues that will make the job more cost effective in the end. "The devil is in the details" and we prefer to deal with details in advance rather than glossing over them. By externalizing costs that can be added to the cost of construction after signed contracts, the building trades often rely on change orders to make up for low competitive bids. This practice is in violation of our mission statement.
3. DURING FABRICATION WE TAKE EXTRA STEPS TO INSURE A VERY HIGH QUALITY PRODUCT:
This extra effort is apparent whether we are hand cutting a frame by taking the tool to the timber, or utilizing a CNC machine and taking timber to the tool, we choose the best timber, techniques, and finishes at every step. It is understood that a handmade product can vary in quality, however the same skill and due diligence is required with CNC work and the quality spectrum is just as wide spread as handcrafted. From the specifications of timber used to the finishing and oiling of the timber we make sure each process insures a beautiful, quality, long lasting frame.
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TC offers traditional heavy timber mortise and tenon trusses. These trusses can be used for both new construction and re-models. They can also be used on conventionally framed stud-walls or on a timber framed structure. Our stock trusses can be ordered in any span up to 28’ and come in 3 configurations: Scissor, Standard King post and King Post with Struts. For more elaborate configurations, embellishments, additional roof members, or longer spans TC offers our custom truss design and building services.
STOCK TRUSSES:
SPAN AND SPACING: Trusses can be ordered to span up to 28’. Spacing trusses for conventional framing should be limited to 4’ on center; exceeding this spacing may require engineering in the wall framing and foundation to provide for point loads.
ROOF BUILD UP: With the structural truss members exposed, your builder will have to frame over the trusses for insulation and utilities. This roof buildup can be done with Structural Insulated Panels supplied by TC, or built with conventional methods by your general contractor. A typical roof assembly consists of: your TC Trusses, tongue-and-grove ceiling decking, insulation panels, plywood, and finally the roofing material.
MATERIALS AND FINISH: Stock trusses are built with #1, Free of Heart Center (FOHC), appearance grade, Douglas Fir timber. Trusses up to 18’ are typically designed with 6x8 timbers, and trusses over 18’ are typically designed with 6x10 timbers. We sand all exposed surfaces with 150g random orbital sander, then apply one coat of natural Watco oil.
DELIVERY: For most jobs TC delivers trusses to the job site pre-assembled, and ready for your General Contractor to install. TC can also provide installation upon request.
CUSTOM TRUSSES:
STYLES: TC provides an almost unlimited vocabulary in truss style and configuration. We will incorporate steel plates hidden inside the timber if needed, although we design with traditional mortise and tenon joinery whenever possible. We will make an exception on some decorative metal. But TC does not build with face plates.
SPAN AND SPACING: Custom timber trusses can be designed for spans exceeding 48’ and TC provides engineering based on your design criteria. With Custom trusses TC can also incorporate intermediate members such as Ridge beams, Purlins, Common rafters, and compound roofs members such as Hip and Valley rafters.
MATERIALS AND FINISH: TC offers a variety of timber options for custom trusses: Western Red Cedar, Redwood, Reclaimed Douglas fir, and Dead-standing Larch are just a few. The beam sizing is typically dictated by engineering, however we often oversize our timbers for aesthetic purposes. With Custom trusses you also have a choices of finishes. TC offers textured timber such as hand hewn and re-sawn. You can also specify a mix of Watco oils to match a particular shade. Please note; TC is not a professional finisher, we apply only one coat of oil in our shop, for truly fine finishes we will ship your timbers to a professional finisher prior to delivery to the site.
EMBELLISHMENTS: TC can detail the ends of beams with custom carvings. We can also do custom profiles, draw knife edging and lambs tongues.
DELIVERY: For most Custom truss projects, TC organizes and handles the installation. Your trusses may or may not ship pre-assembled depending on site conditions and truss size.
GETTING STARTED:
To get a price quote on our “STOCK” trusses, simply fill out our "TRUSS QUOTE".
To have TC design a custom truss roof system for you, fill out the "TRUSS QUOTE" or the "PROJECT EVALUATION". We will then get back to you with an estimate of design time and costs.
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