119 Porter Ave – Sold

This 5 BR, 3.5 BA house in the intimate Oaklawn neighborhood has a large mudroom next to the entry, with one bedroom on the first floor with its own full bathroom with walk-in shower (great home office or guest area). Tiled master shower with bench, laundry upstairs, and ample closets. Screened in porch, energy efficient, modern detailing. Another special Latitude 38 spot!

Quick drive to Fry’s Spring Beach Club, Wegmans grocery and Alamo Drafthouse Cinema at 5th Street Station, I-64, UVA and Downtown Charlottesville. And a Route 4 bus stop at the end of the block.

Energy Efficiency

Electric Vehicle Ready – 50 amp circuit to front driveway outlet
Solar Photovoltaic Ready – conduit from panel to crawl, exterior and attic. Quote available from Sigora Solar to include in mortgage.
Energy Star certified (planned)
City of Charlottesville Energy Efficient Buildings one- year 50% property tax abatement (planned)
Projected annual utility costs for a family of 6 (assumption with 5 bedrooms): $1,131 (gas and electric)
Projected HERS Index: 46 (or 54% more efficient than a typical new home built 5 years ago. 43 HERS if Energy Star laundry appliances installed.
Projected final blower door test: 1.3 ACH50, one whole house air change/hour at a pressure of 50 pascals
Projected annual energy use: 9,100kWh and 17 MCF
Windows: Pella 350 Series triple pane with Advanced Low-E Insulating Glass with Argon, vinyl white interior and bronze exterior
Exterior Doors:
- Front: Pella smooth grain fiberglass
- Sliders: Pella 350 Series with screens
Framing: 2×6
Air Sealing/Insulation:
- Wet blown cellulose in wall cavities (R19) and loose blown in ceiling (R60)
- ZIP System exterior sheathing and tape
- SIGA Rissan 60 tape on interior penetrations and all 2nd floor ceiling OSB joints
Conditioned Crawl Space:
- 6” Gravel
- 2” R5 Cellofoam Polyshield EPS rigid foam
- 10mm reinforced poly
- 4.5′ high

Indoor Air Quality

EPA Indoor airPLUS TBD
Fresh Air: Renewaire EV90 Energy Recovery Ventilator
Interior Paint: Sherwin Williams Harmony no-VOC Harmony FL EXTRA Custom OC-17 White Dove (Benjamin Moore match) flat for walls and semi-gloss for trim
Hardwood Floor Finish: Bona Mega semi-gloss Greenguard certified
Kitchen Cabinets: KCMA Environmental Stewardship Program certified
Bathroom Cabinets: KCMA Environmental Stewardship Program certified if possible TBD
Other Composite Wood:
- OSB: Weyerhaeuser Hardwood Edge NGBS Green Certified
- TJI: Weyerhaeuser TJI Joist NGBS Green Certified, no urea formaldehyde resins
- Hardwood Plywood: None
- Particle Board/MDF Products: None
Radon Mitigation: None
Carpet and Carpet Adhesives: None
Adhesives and Sealants:
- LOCTITE® PL® 400 VOC Compliant SUBFLOOR & DECK ADHESIVE
- Liquid Nails Subfloor and Deck Construction Adhesive low VOC
- Rust-Oleum Ultimate Poly Semi-Gloss Water-Based Polyurethane
- Drywall Adhesive TBD
- Caulk TBD
- Counter Adhesive: Regent Stone Products Alkemi Polyesters
- Counter Sealer: Regent Stone Products Silicone Impregnator

Exterior

Exterior Siding: James Hardie planks and panels
Exterior siding on bump out: 1×6 cedar boards with 3/4” pressure treated furring strips with Sherwin Williams Woodscapes stain SW3512 Cider Mill
Exterior Paint: Sherwin Williams Duration SW7017 Dorian Gray
Soffit: 1×6 cedar boards with 3/4” pressure treated furring strips with Sherwin Williams Woodscapes stain SW3512 Cider Mill
Window trim: 1×2 MiraTEC
Exterior Door Paint: Sherwin Williams color TBD
Exterior Door Hardware: Kwikset San Clemente single cylinder handleset with SmartKey in Iron Black
Driveway: Poured concrete with off street parking for two cars
Roof: Union Corregating galvalume metal standing seam roof with 30# felt
Front walkway: Poured concrete
Rear Screened Porch: Poured concrete
Shed: 8×16 with electricity
Mailbox: Neighborhood cluster box
House Numbers: DWR Neutra House Numbers in Aluminum

Exterior Lighting

Front Porch Light: Modern Forms WS-W1414 Ledge 1 Light LED ADA Compliant Outdoor Wall Sconce – 5 Inches Wide Color/Finish: Black
Rear Porch Lights: Modern Forms WS-W1408 Ledge 1 Light LED ADA Compliant
Rear Porch Fan: Simple 3 Blade 52″ Simple Indoor / Outdoor Ceiling Fan – Remote and Blades Included Manufacturer: MinkaAire Finish/Color: Oil Rubbed Bronze
Flood Lighting:

Interior

Interior Trim:

Room Height: 9’ on 1^st and 2^nd floors, except hallways
Wood Floor Downstairs: white oak
Wood Floor Upstairs: white oak
Trim: CMPC Selex Trimboard 2” window and door, 4” baseboard square sticking. FSC and Rainforest Alliance Certified or minimal trim TBD
Wall Finish: Drywall with ash accent walls
Doors: Solid core flat panel painted semi-gloss white
Door Hardware:
- Hager Hinges – oil rubbed bronze
- Kwikset Milan lever style handles Iron Black
Stairs: Red oak box stairs from Better Living Millworks
Railing: Oak with black brackets

Kitchen Finishes

Counters: White Carrera Marble 2cm
Backsplash: TBD
Cabinets: Mid Continent Rohe door painted maple in Portobello
Cabinet hardware: IKEA Borghamn
Sink: Kohler K-5871-5UA3 Riverby 33″ Single Basin Under-Mount Enameled Cast-Iron Kitchen Sink and Includes Accessories
Faucet: Kohler K-596 Simplice Pullout Spray High Arch Gooseneck Kitchen Faucet with DockNetik, ProMotion, and MasterClean Technologies Finish: Matte Black
Lighting: Over and under cabinet LED strip with diffuser

Bathroom Finishes

Bathroom Tile: Florim USA Urban Landscapes in Brighton
Master Vanity: Mid-Continent
Vanity Hardware: Martin 3″ Center Finger Pull by Sumner Street Home Hardware Finish: Satin Brass
Master Shower Door: Frameless custom glass with Ladder handle, square Geneva clips matte black handle and hinges
Shower Faucet Hardware: Jason Wu for Brizo 85521-BL Matte Black Euro Hand Shower package with slide bar
Master mirror: Solid plate large format or similar
Guest tub/shower: same as master
Guest/Half/Office Bathroom Vanity: IKEA
Medicine Cabinets: IKEA
Bathroom Faucets: Delta Trinsic
Toilets: American Standard Cadet 3 Flowise Elongated Concealed Trapway 1.28 gpf
Bath Hardware: Gatco Latitude 2 Series matte black

Interior Lighting:

5” Recessed cans throughout kitchen and dining area
Wall Sconces Bedrooms: Kovacs P470-061725″ Height ADA Compliant in Bronze
Dining Room Pendant: West Elm Open Weave Pendant, White, Large
Island Pendants: West Elm Sculptural Glass Globe Pendant, Medium Globe, Milk Shade in Bronze
Bathroom Lighting: West Elm Staggered Glass Sconce, Antique Brass/Milk; Sculptural Glass Globe Flushmount, Small Globe, Milk Shade, Bronze Canopy; Y4449 – George Kovacs Gold 12 1/2″ High Wall Sconce
Closets (hidden uplighting): Fluorescent Strip Light

Appliances / Equipment

Appliances

- Refrigerator: KitchenAid KRFC300ESS 20 cu. ft. 36-Inch Width Counter-Depth French Door Refrigerator with Interior Dispense
- Range: KitchenAid KSDB900E Dual Fuel Convection Slide-In with Baking Drawer Color/Finish: Stainless Steel
- Hood: Miseno MH70130AS Finish: Stainless Steel
- Microwave: None. Outlet in pantry.
- Dishwasher: KitchenAid KDFE104DSS Stainless Steel 24 Inch Wide Energy Star Rated Dishwasher with ProWash
- Garbage Disposal: InSinkErator COMPACT Evolution 3/4 HP Continuous Garbage Disposal with Soundseal Technology
- Washer/Dryer: hookups
- OPTIONAL UPGRADE:
  - LaundryPedestals: Whirlpool XHPW155D 27 Inch Wide Laundry Pedestal Finish/Color: White

Equipment

Hot Water Heater: Navien NPE-240A Natural Gas tankless. Energy Star certified.

Heat/AC 1^st Floor: Ductless Fujitsu Halcyon Outdoor Unit AOU9RLS3 and Indoor Unit ASU9RLS3
Heat/AC 2^nd Floor: Ducted Fujitsu Halcyon Outdoor Unit AOU9RLFC and Indoor Unit ARU9RLF HFI Cold 9,000BTU/Hot 12,000BTU Mini Split Concealed Slim Duct Heat Pump 21.5 SEER / 12.2 HSPF

Fresh Air: RenewAire EV90 Energy Recovery Ventilation
Smoke/Carbon Monoxide Detectors: Kidde Firex smoke detectors (Kidde i4618) go in bedrooms, and Kidde Combination Smoke/Carbon Monoxide detectors (KID2100 6377-N) go in hallways and common areas.
Cable/Internet: Comcast, Ting (not in neighborhood yet) and Century Link phone wired from outside to Living Room entertainment center, ground floor office, master bedroom
Ethernet Connections: Living room
Surround Sound Systems: None installed