Before	After




Additional Images

Project Description

NARI FLORIDA WEST COAST REMODELING AWARDS
Judges Choice Award, Best of the Best
1st Place ~ Entire House ~ $250K to $500K

Our client was interested in waterfront property, on a secluded street, with great water views. They purchased a nice pie shaped lot that extended out into the waterway beyond adjacent properties. The site was perfect, but the house was a small 1750 sq ft ground level structure with limited water views. The interiors were outdated and unchanged since the original construction in 1957. The rooms were very small and there was no flow to the floorplan.

Project Objectives:

Bring the new living square footage to 4,500 square feet.
Convert the simple style of house to emulate a traditional Key West architecture, that looks like it was built years ago.
Provide multiple water views from each room in the house.
Maximize outdoor living with a combination of covered and open balconies with private access.
Comfortable flow from space to space, room to room.
Maintain as best as possible the original footprint of the house.
Provide for plenty of storage space on the lower levels.

Project Challenges:

FEMA 50% regulation on living space below the flood plane.
Fire code regulations require installation of expensive sprinkler system between garage level and first floor wood structure living. (Very unattractive and a budget killer.)
Construction around extensive old growth landscaping.
Building setbacks on front, side and rear of existing house.
Complete the entire construction process in less than seven months. Typical project of this nature takes twelve months to complete.

Project Solutions:

FEMA restriction for living space on the ground floor, combined with limited building setbacks, dictated we build up.
To bypass the fire code, we elected to build a pre -cast floor slab separating the garage level from the first floor living space.
To protect the old growth existing landscaping, we carefully scheduled lumber drops and material drops, occasionally utilizing a crane service.
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, clapboard siding and private balconies to bring the serene feel of the Keys to St Petersburg.

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 area for cooking, dining and entertaining that was separate from the main family room. A desire for simplicity with function was emphasized.

Our design solution, as illustrated in the following pages, represents the entire house remodel with added living space. For clarity, we have provided a BEFORE Floor Plan and REMODELED Floor Plan detailing the construction work performed on the existing structure. The Before Plan shows all of the demolished walls, represented by bold lines. Shaded areas indicate new living space while cross hatched areas indicate outdoor living spaces.

Our pictorial representation of this project begins with the morning sunlight shining on front and rear elevations and concludes with a breathtaking view of the water. Enjoy!