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Project Description
Our client had lived in the home for many years. Their foyer, kitchen, dining and family room areas were completely inefficient for the large family gatherings that were frequently held. Poor storage, outdated amenities and meandering traffic flow made the kitchen area an ongoing frustration. In addition, although spacious, their growing family required an upgrade to the sleeping arrangements.
Our client had visions of a Mediterranean oasis with large rooms, open spaces and fluid transition from space to space. They needed an additional bedroom for their newborn son that would provide for a central play area co-joining the three bedrooms. In addition, the kitchen area would become the heartbeat of the family activity.
Enter the Design Team: The site was deep and provided for additional space in the front yard. The existing front entry resembled a jungle and hid the house from view. Curb appeal was limited to the 100 year old mossy oaks that graced the front lawn.
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; Client Requests:
- Create one large and open space for cooking, dining, relaxing and entertaining.
- Add another bedroom and convert center space as play area for all three children.
- Improve traffic flow to congested and inefficient laundry room off kitchen.
- Improve layout, water view, open space and lighting of the kitchen.
- Expanded kitchen with plenty of storage space, organized work zones and high efficiency appliances.
- Establish a comfortable flow from space to space, room to room.
- Reuse front entry doors and do not disturb the 100 year old mossy oak trees in the front yard.
- Prevent the long wait time in the bath and shower for hot water to reach the fixtures.
- Introduce clean lines and utilize unique materials throughout the construction.
- Keep form and function simple, but unique and elegant.
Project Challenges; Structural Issues:
- The mossy oak trees have low lying branches and a very delicate root system. They were adjacent to the proposed work site.
- The main support beam of the rear roof system was supported by a concrete column that blocked views and inhibited the open plan that was desired. The block column needed to be removed.
- Structural wall removal and truss vaulting in kitchen area to allow for the open floor plan.
- The existing vault of the kitchen was improperly supported, causing significant sagging of the roof system.
- Re-create the plaster cove around the perimeter of the old dining room.
- 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.
- Our clients needed to stay in the house during the construction as long as possible, due to the expectant new mommy, anticipating the new baby arrival. They would leave only during certain phases of the construction.
- The project needed to be completed in less than six months, before the birth of their baby. Typical project of this nature takes ten to twelve months to complete.
Project Solutions:
- We vaulted the main kitchen area by structurally supporting the top chord of the trusses, then removed the bottom chord, adding ceiling height to the space.
- The kitchen concrete tie beam supported by the masonry column was reinforced with two steel flitch plates bolted together, forming a “concrete beam sandwich”.
- To protect the existing landscaping and 100 year old mossy oak trees, 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.
- With a compressed construction cycle, and limited site access, “Critical Path Scheduling” was necessary to align and coordinate all trades on the project.
- Green Technology solutions are provided in the descriptions under the pictures throughout the portfolio.
Functional & Aesthetic Enhancements:
- Wall separating old entry foyer and kitchen area opened up to provide fluid traffic pattern.
- Enlarged kitchen plan with vaulted ceiling, removed center beam and state of the art amenities.
- Large kitchen island providing for substantially improved work space as well as seating area.
- The island results in a tighter work triangle with key appliances within a step of one another.
- Uninterrupted runs of granite countertop drastically improving efficiency in the kitchen.
- Children bedroom “suite” that adjoins the sleeping areas with a common playroom.
- Removal of front “jungle” to establish the exquisite Mediterranean front elevation.
- Close off laundry door from the entry rotunda and provide for more fluid traffic flow off the main hall.
- Addition of a second two car garage for additional storage, that also balances the front elevation.
Innovative Use of Materials; Unique Material Selections:
- PVC material was utilized for the curved facia of the rounded window bay of the boys addition.
- Structural steel flitch plates were utilized to support the 18’ span of concrete tie beam.
- Existing top chord of truss was sandwiched with 2x12 syp, allowing lower chords to be removed.
- Up lighting above crown moulding in entry foyer and dining room.
Green Technology:
- New 19 SEER HVAC equipment.
- Energy Star kitchen and laundry room appliances.
- Lighting control using more natural light from increased glass areas.
- High efficiency light fixtures.
- Added fiberglass insulation for increased heating and cooling control.
- Large quantity of materials were selected from local supplier reducing transportation impact.
- Recirculating piping system for potable water minimizing time for hot water demand.
- Low VOC paint was utilized throughout house.
Project Summary:
One of the primary objectives of the design was to create a comfortable, spacious flow from room to room, focusing on the clients desire to create a central culinary space for cooking, dining and entertaining. A desire for elegance with function was emphasized.
Our design solution represents the entire house remodel with added living space.
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!
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