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.