THE NEW SECOND FLOOR




new second floor addition with roof dormers - view from backyard

Framing work is nearly complete on the new second floor / bedroom level.  We designed the new second floor with a high roof angle (14/12 slope) to create a large volume and enough height in the new space.  Due to zoning regulations, the exterior walls were required to be set in from the property line.  We constructed two roof dormer sections to create enough headroom and also to break up the large expanse of roof.  The west dormer will incorporate the new master bathroom and another bedroom and the east dormer will have the master bedroom, walk-in closet and a hallway bathroom.  The master bedroom is located in the south half of the new floor and will get a huge amount of sunlight from the double high windows.  The existing one-story rear addition will be re-built to become a mudroom and breakfast area.  The shingle roof will be be installed on Friday.  Windows are ready for pick-up and will be put in next week -- this will create a weather tight enclosure.

east elevation with new roof dormer (master bedroom and walk-in closet)




interior of new second floor - cathedral ceiling in master bedroom

 

The interior walls and structural framing is nearly complete on the first floor.  The open floor plan is very long with considerable width due to the west side cantilever section. The kitchen will be located on the southeast corner of the house (formerly the dining room) and will have multiple windows, a peninsula counter section, open wall shelving and access to the breakfast room.  For the kitchen cabinets, we again used Smart Cabinetry, an Amish line out of Indiana. Bathroom and Kitchen plumbing fixtures were purchased at Studio 41 -- a great local resource for fixtures and cabinets.  Kitchen and laundry room appliances will be bought by the end of the Black Friday weekend.



interior framing of new kitchen space

new 2 car garage

The vinyl siding, shingle roof and overhead door have been installed on the new two-car garage.  This will be a useful storage area and staging space during the construction phase. A stone paver walkway from the garage to the location of the new deck has been installed. The wood privacy fence is stained.  The outside work is done for now. 


 

stone paver pathway from garage to future deck

Plumbing, electrical and mechanical rough piping will be completed in the next few weeks. The city inspections will be scheduled and then the drywall will be hung, taped and primed for paint.  I'll be working on finalizing the floor and wall finishes -- tile, colors, countertops, bath accessories, etc. -- this is what I refer to as the "fun stuff". 




 ENJOY YOUR HOLIDAY WEEKEND ! 

FRAMING PROGRESS, NEW FENCING, AND A NEW 2 CAR GARAGE....

Framing continues on the first floor with the l.v.l (laminated veneer lumber) beams being installed in the center of the house and along the west-side cantilever.   These beams allow for support of the new second floor with minimum interior walls and columns.  They help to create an open plan with long clear spans which seems to be what everyone wants today.  The existing roof tear-off is complete and the new second floor framing will start next week.

open floor plan -- living room, dining room and family room.. new 2nd floor will be added

A new 6' high, wood privacy fence has been built to enclose the rear yard and also extends north to the front sidewalk.  Wood 6x6 posts with pressure-treated fence panels inset between posts create a slightly different, custom looking fence.  The vertical posts are stained with a dark brown and the fence panels with have a putty gray color for a visual contrast. 

rear yard with new wood privacy fence



exterior of new fence from driveway looking north

For the front, we built our signature 2x2 cedar fence at 42" high to extend along the north sidewalk and enclose the front yard.  A swing gate will be added at the sidewalk leading to the new house entry.  This low fence provides a more open feeling while still providing some privacy and containment of the pets.  




front 2x2 cedar fence



corner of low fence

A new, frame 2 car garage has been built at the rear of the property with a side-driveway to Laramie Avenue.  We added a few windows on the north side facing the house and rear yard.  I think this new garage will be a great selling feature for all potential buyers. 



new concrete slab for garage



new frame 2 car garage

 

A new stone paver pathway will lead from the garage to the rear wood deck. The second floor framing should be completed by the end of next week. We will get the plumber and hvac contractor in soon to do their rough piping work.  Hopefully the cold weather will hold off for another few weeks so we can get the project fully enclosed and weather-tight.

 

 

This renovation project is moving along quite well and I believe we will meet our early 2014 completion date. 

 

 

5201 W. BELL PLAINE - STARTUP

5201 W. BELLE PLAINE

5201 belle plaine front elevation

Our next renovation project is now underway.  Located in a great residential section of Portage Park just a few blocks west of the recent Cullom project  The single family home is a one story, stucco clad bungalow built in 1912.  We are giving it a facelift and complete renovation for it's 101 year anniversary. 


demolition -- piles of insulation, lath, plaster, etc.

The first floor has been completely gutted down to the wood studs.  Most of the interior walls will be removed to create an open floor plan with multiple living areas and the required services spaces.   A completely new second floor addition will transform the current building into a 2800 square foot, two story residence with 4 bedrooms and 3 bathrooms.  The first floor will be about 1,450 square feet and will include a front sunroom, living room, dining room,  home office / bedroom, bathroom, kitchen, family room, breakfast room and mud room.  An interior stair leading to the new second floor will be located at the front entry.  Three bedrooms, two bathrooms, laundry room and a furnace room will complete the second floor.  Two new roof dormers located on the east and west sides will help to create the required volumes for the bedrooms and bathrooms. 



front elevation without overgrown bushes and trees

By just removing the dying trees and the overgrown bushes,  one elderly neighbor has already commented on how much better the house looks.  The gas company has installed new gas lines and has fortunately re-sodded the parkway.  In order to avoid the upcoming winter weather,  I have done some landscaping on the front and back of the house.  



rear yard landscaping - juniper, wintercreeper, porcupine grass, boxwoods, silver maple and cistena plum bush.
 

 

front yard landscaping - rhododendron,boxwoods, hostas, winercreeper and long needle pine

The basement foundation walls were cleaned and sealed and the interior wall framing is being assembled. The lower level will have another family room, bonus room and large utility room with storage and a rear exit to the outside. 

basement wall framing

The existing garage and slab have been removed.  Next week a new concrete slab will be poured in preparation for the new two car garage.  Wall framing will continue in the basement and first floor.  The roof tear-off and second floor will start by the end of the month.


We will have the house renovation complete by early 2014.  Check back for progress and updates.  Please inform any friends or associates who might be interested in a modern, open plan renovated home in Portage Park.