Before	After





Additional Images

Project Description

Our client, a single mother, had lived in the home for the past ten years with her young children. Since she was a full time business professional, her work dictated that she add separate living quarters for a full time nanny. The existing pool, side and rear setbacks limited the options of expanding the building footprint.

The house was originally built in 1932 and was rich in traditional, historic architectural features of the period. Our client wanted to maintain the look and feel of that architecture in whatever design solution was provided.

Enter the Design Team: The most practical place for the additional living space was to build above the existing garage. Logistical challenges involved the structural integrity of the garage, the utilities supplying the garage and the existing surrounding hardscape and landscape details.

During design meetings with the owner, we identified the following items and modifications they were interested in incorporating into the new scope of work for the project:

Project Objectives:

Maintain the architecture of the new space consistent with the existing house.
Construct a flex space above the garage that would accommodate the immediate family needs and provide for separate rental income down the road.
Allow for easy access from the yard, while providing for separate alley access down the road.
Maximize window openings to bring in natural sunlight.
Provide for clear visibility from the main house and pool deck area.
Vault the ceiling in the addition to maximize ceiling height.
Allow for quick hot water to the new fixtures.
Establish clean lines and utilize consistent materials throughout the construction.
Introduce Green technology systems to improve building health and reduce environmental impact.
Keep form and function simple, but unique and elegant.

Project Challenges:

Building setbacks on front, side and rear of existing house.
Construction around extensive old growth landscaping as well as adjacent swimming pool.
Foundation of existing garage was non existent. New bearing points had to be established to handle the second level loads.
The existing water heater was located across the yard, resulting in many minutes of wait for hot water.
The existing water supply lines to the bathroom were 1/2” . New fixture requirements require re-piping of 3/4” copper pipe for adequate water supply.
Missing structural siding on the existing garage. (Cedar siding acted as sheathing, water plane and finished cladding.)

Project Solutions:

Remove the existing roof system of the garage and design a floor system with multiple point loads avoiding the need for a continuous footer system.
Design the space so that the bathroom and kitchen are on the alley side, providing for a clear view of the house from the main living area.
To protect the old growth existing landscaping, we carefully scheduled lumber drops and material drops, occasionally utilizing a crane service.
Install a tankless gas water heater above the ceiling to provide quick, energy efficient hot water for the fixtures.
Trench new water supply and gas supply lines from the house, across the yard and into the rear of the garage.
Plywood sheathing was installed on the inside walls of the garage to provide for lateral structural support of the building, allowing the original cedar siding to remain on the lower part of the garage.
Green Technology solutions are provided in the descriptions under the pictures throughout the portfolio.
With a compressed construction cycle, “Critical Path Scheduling” was necessary to align and coordinate all trades on the project.
The newly constructed project contains metal roof, a quaint covered front porch with decorative railing that brings the serene feel of the Keys to St Petersburg.

Project Summary: One of the primary objectives of the design was to create a structure that was comfortable, easy to access and kept consistent with the architecture of the main house. A desire for simplicity with function was emphasized.

We have pictorially represented this project with “before” photos adjacent to all of the “remodeled” photos on all of the major views of this spectacular building transformation. Enjoy!