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Project Description
Our client had lived in the 1930’s bungalow home for many years. They needed a separate retreat to escape from the chaos of day to day life, as well as additional space for their growing children. They loved the neighborhood and moving was not an option.
Our client had visions of a private suite that overlooked the rear pool area that also provided a quiet retreat to relax and reenergize after a long day.
Enter the Design Team: The building setbacks were very tight to the structure, limiting any work outside the existing building footprint. The house was outdated and very little was changed since the original construction in late 1930’s.
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:
- Maintain existing architecture of home, while maintaining continuity of the house with the added space.
- Increase the new square footage from 1600 sqft to 2100 sqft under roof.
- Create an incredible master bedroom suite and exquisite bathroom.
- Vaulted ceilings in new master suite and existing covered porch.
- Establish a dominant entry portico off side street access where none existed.
- Convert two separate garage door opennnings into one large two vehicle overhead door.
- Utilize materials and finishes similar to existing house.
- 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:
- Construction around existing rear pool.
- Relocation of air handler system for main house located in garage roof system.
- Aged galvanized piping required extensive re-piping to accommodate 2nd level fixture location.
- 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.
- Building setbacks on front, side and rear of existing house.
- Utilizing existing garage walls, incorporating point loads for new structure.
- Minimize the “out of house” time for clients by completing the project in less than five months. Typical project of this nature takes six to seven months to complete.
Project Solutions:
- Due to setback issues, a level above the garage was the only location for new space.
- Vaulted ceilings were designed into the new roof trusses.
- New porch roof system and roof “eyebrow” brought continuity from new to old.
- To protect the existing landscaping and rear pool areas, we carefully scheduled lumber drops and material drops, occasionally utilizing a crane service.
- Cantilever new floor system over rear garage wall for added space and improved aesthetic detail.
- With a compressed construction cycle, “Critical Path Scheduling” was necessary to align and coordinate all trades on the project.
- Green Technology solutions are provided in the descriptions throughout the portfolio.
Functional & Aesthetic Enhancements:
- Location of new stairwell off kitchen area for ease of access and minimizing loss of floor space.
- Vaulted ceiling built into roof trusses for master suite and new “Bahama room”.
- New side entry portico tied in roof lines, complimenting the building architecture.
- Eyebrow roofline added above overhead garage door to balance elevation and provide roofline continuity.
- Balcony added to second level, providing form, function and detail to the elevation.
- Cantilever floor system to add additional square footage.
- Raised base cabinetry at vanity area allowing down lighting, as well as convenience for tall clients.
Innovative Use of Materials; Unique Material Selections:
- Mirrored pocket closet door provides convenience, function and limits floor space usage.
- River rock floor tile and listello utilized in the master shower.
- Window, door and base trim custom milled to match existing 1930’s original trim of house.
- Trellis and corbel system added to elevation to breakup flat facade and add unique architectural element.
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, intimate master retreat without compromising the setbacks of the property. A desire for simplicity 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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