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	<title>. . . . . pat answers . . . . .</title>
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	<link>http://firststreetbuilders.wordpress.com</link>
	<description>an atlanta home builder&#039;s ideas about the business and the planet</description>
	<lastBuildDate>Wed, 09 Nov 2011 04:56:34 +0000</lastBuildDate>
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		<title>. . . . . pat answers . . . . .</title>
		<link>http://firststreetbuilders.wordpress.com</link>
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	<atom:link rel="search" type="application/opensearchdescription+xml" href="http://firststreetbuilders.wordpress.com/osd.xml" title=". . . . . pat answers . . . . ." />
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		<item>
		<title>I L-O-V-E this house!</title>
		<link>http://firststreetbuilders.wordpress.com/2011/03/13/i-l-o-v-e-this-house/</link>
		<comments>http://firststreetbuilders.wordpress.com/2011/03/13/i-l-o-v-e-this-house/#comments</comments>
		<pubDate>Sun, 13 Mar 2011 21:12:10 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[House Design]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=241</guid>
		<description><![CDATA[I love this house and think I&#8217;ve finally found a place to put it. The house is modest size but plenty big enough for most people.  It oozes character due to the great details.  It has the flexibility to be a master up or down, an office, or guest suite.  Formal dining room.  Cozy kitchen. [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=241&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
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		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>

		<media:content url="http://img2.houseplans.com/plans/re/444-26re-2206.jpg" medium="image" />
	</item>
		<item>
		<title>Can it be?</title>
		<link>http://firststreetbuilders.wordpress.com/2011/03/01/can-it-be/</link>
		<comments>http://firststreetbuilders.wordpress.com/2011/03/01/can-it-be/#comments</comments>
		<pubDate>Tue, 01 Mar 2011 19:42:39 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[The State of the Real Estate]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/2011/03/01/can-it-be/</guid>
		<description><![CDATA[There&#8217;s a whiff of optimism in the air concerning the home building industry. Can it possibly be? First, the Oracle of Omaha, aka Warren Buffet, says, “A housing recovery will probably begin within a year or so. In any event, it is certain to occur at some point. […] These businesses entered the recession strong [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=231&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
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		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>
	</item>
		<item>
		<title>Foreclosures.  Ummmm.  Yummy!  Or maybe not.</title>
		<link>http://firststreetbuilders.wordpress.com/2009/12/05/foreclosures-ummmm-yummy-or-maybe-not/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/12/05/foreclosures-ummmm-yummy-or-maybe-not/#comments</comments>
		<pubDate>Sat, 05 Dec 2009 15:18:45 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[Uncategorized]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=206</guid>
		<description><![CDATA[Here&#8217;s a link to a New York Times article on foreclosures that paints a pretty realistic picture about buying a foreclosed property by the uninitiated or faint-of-heart.  It can make sense for some people, but certainly not everyone, and probably not most people.  It&#8217;s hard work, both before and after the purchase, and certainly no [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=206&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
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		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>

		<media:content url="http://www.usproperties.com.au/images/forclosure-1.jpg" medium="image" />
	</item>
		<item>
		<title>Retaining? wall.</title>
		<link>http://firststreetbuilders.wordpress.com/2009/10/02/retaining-wall/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/10/02/retaining-wall/#comments</comments>
		<pubDate>Fri, 02 Oct 2009 20:02:27 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[Foolishness]]></category>
		<category><![CDATA[What were they thinking?]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=193</guid>
		<description><![CDATA[Today&#8217;s question is:  How do I build a retaining wall? Pat&#8217;s answer is, not like this! At least, I wouldn&#8217;t build a wall like this.  When I first saw it from a distance, I thought it was built of large timbers.  Then as I got closer, I thought it was large timbers reinforced with this [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=193&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
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		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/10/img_0912.jpg" medium="image">
			<media:title type="html">IMG_0912</media:title>
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		<item>
		<title>What were they thinking??!?!!</title>
		<link>http://firststreetbuilders.wordpress.com/2009/09/29/what-were-they-thinking/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/09/29/what-were-they-thinking/#comments</comments>
		<pubDate>Tue, 29 Sep 2009 16:53:27 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[Foolishness]]></category>
		<category><![CDATA[What were they thinking?]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=177</guid>
		<description><![CDATA[why spend millions and millions and millions of dollars and then build a mud fence at the front door?<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=177&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
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		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/09/img_0908.jpg?w=1024" medium="image">
			<media:title type="html">IMG_0908</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/09/img_0910.jpg?w=1024" medium="image">
			<media:title type="html">IMG_0910</media:title>
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	</item>
		<item>
		<title>Watch out for that steamroller!</title>
		<link>http://firststreetbuilders.wordpress.com/2009/07/21/watch-out-for-that-steamroller/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/07/21/watch-out-for-that-steamroller/#comments</comments>
		<pubDate>Tue, 21 Jul 2009 19:01:37 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[Green Building]]></category>
		<category><![CDATA[House Design]]></category>
		<category><![CDATA[Design]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=168</guid>
		<description><![CDATA[See http://bit.ly/nMcM7 about GE's new launch of Net Zero Energy Home.<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=168&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
		<wfw:commentRss>http://firststreetbuilders.wordpress.com/2009/07/21/watch-out-for-that-steamroller/feed/</wfw:commentRss>
		<slash:comments>0</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>
	</item>
		<item>
		<title>New House&#8230;&#8230;&#8230;</title>
		<link>http://firststreetbuilders.wordpress.com/2009/05/24/new-house/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/05/24/new-house/#comments</comments>
		<pubDate>Sun, 24 May 2009 19:55:07 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[House Design]]></category>
		<category><![CDATA[Design]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=145</guid>
		<description><![CDATA[I have spent a LOT of time over the last month or so trying to decide what plan I should build on the one remaining lot I have in Lynwood Park.  However, unlike the "old days" when we were building houses on spec and we made all the decisions as to floor plan, features, appliances, bathroom fixtures, carpet, hardwood stains, tile selections, paint colors, etc. etc., nothing is going to get started by me or anyone else unless it it pre-sold.  So maybe all my anguishing over which plan is the absolutely perfect house for the lot, the market, and the neighborhood is moot, since the buyer we need in order to get started might have some different ideas about what's perfect.  Anyway, here's what's at the top of my list right now.  Any thoughts you might have will be much appreciated.<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=145&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
		<wfw:commentRss>http://firststreetbuilders.wordpress.com/2009/05/24/new-house/feed/</wfw:commentRss>
		<slash:comments>10</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/05/culbertson-photo.jpg" medium="image">
			<media:title type="html">Culbertson-photo</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/05/culb-1st-fl.jpg?w=266" medium="image">
			<media:title type="html">Culb 1st fl</media:title>
		</media:content>

		<media:content url="http://firststreetbuilders.files.wordpress.com/2009/05/culb-2nd-fl3.gif?w=266" medium="image">
			<media:title type="html">culb 2nd fl</media:title>
		</media:content>
	</item>
		<item>
		<title>What will you be doing 41 years from now?</title>
		<link>http://firststreetbuilders.wordpress.com/2009/05/18/what-will-you-be-doing-41-years-from-now/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/05/18/what-will-you-be-doing-41-years-from-now/#comments</comments>
		<pubDate>Mon, 18 May 2009 20:21:16 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[The State of the Real Estate]]></category>
		<category><![CDATA[ARC]]></category>
		<category><![CDATA[Cities]]></category>
		<category><![CDATA[Future]]></category>
		<category><![CDATA[ULI]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=105</guid>
		<description><![CDATA[Per the ARC website &#8220;The Atlanta Regional Commission (ARC) has launched an ambitious initiative, called &#8220;Fifty Forward: Metro Atlanta Futures Forum,&#8221; to explore possible future scenarios for metro Atlanta and forge an action plan to ensure future livability, prosperity and sustainability. Fifty Forward is a two-year visioning initiative based on open-house style forums centered around [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=105&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
		<wfw:commentRss>http://firststreetbuilders.wordpress.com/2009/05/18/what-will-you-be-doing-41-years-from-now/feed/</wfw:commentRss>
		<slash:comments>2</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
		</media:content>
	</item>
		<item>
		<title>Water, water, everywhere  &#8212;-  you know the rest.</title>
		<link>http://firststreetbuilders.wordpress.com/2009/05/17/water-water-everywhere-you-know-the-rest/</link>
		<comments>http://firststreetbuilders.wordpress.com/2009/05/17/water-water-everywhere-you-know-the-rest/#comments</comments>
		<pubDate>Sun, 17 May 2009 18:22:46 +0000</pubDate>
		<dc:creator>firststreetbuilders</dc:creator>
				<category><![CDATA[Water]]></category>

		<guid isPermaLink="false">http://firststreetbuilders.wordpress.com/?p=92</guid>
		<description><![CDATA[If you live anywhere around Atlanta, you might have noticed that it&#8217;s been raining a lot more than it has for the last three or four years.  Officially, the drought is over.  Lake Lanier (Atlanta&#8217;s primary water source) is now less than six feet below &#8220;full&#8221;.  Six feet below full may not sound so great, [...]<img alt="" border="0" src="http://stats.wordpress.com/b.gif?host=firststreetbuilders.wordpress.com&amp;blog=6171358&amp;post=92&amp;subd=firststreetbuilders&amp;ref=&amp;feed=1" width="1" height="1" />]]></description>
		<wfw:commentRss>http://firststreetbuilders.wordpress.com/2009/05/17/water-water-everywhere-you-know-the-rest/feed/</wfw:commentRss>
		<slash:comments>2</slash:comments>
	
		<media:content url="" medium="image">
			<media:title type="html">Pat</media:title>
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