Construction continued despite the wet weather this Spring (but, we need the rain!). The second floor of the house took shape quickly, with the new rooms sitting over the expanded first floor. A couple shots of the on-site studs. On the left is the view when you walk in the front door, looking up to an overlook balcony, and the kitchen will sit below. The right photo is the master bathroom with an angled wall that follows the property line. 2 views at the front of the house a few weeks apart. New french doors and sidelights were installed in the new master bedroom. The view from the bedroom doors is pretty sweet, down through the bay to the city. The vaulted ceilings of the house have spray-foam insulation, letting us avoid a tricky venting requirement at the eaves and ridges for the long roof runs. A view across the rear part of the house past the stairs to the new family room with multi-slide doors. Here’s a view of NormaJean the volvo looking up at the two projects we’ve done, side-by-side. Two photos taken at the rear yard several weeks apart. The shingles are being installed and they really make the house look finished. Tina’s crew at Builder Girl is doing a really great job.The large steel window at the staircase is from Torrance. The steel window will be a dramatic statement at the staircase, seen from everywhere on the lower floor and yard, and from the bedroom hallway above. The master bathroom, in two directions. The shower with its round window facing the street – the bottom half obscured for privacy of course. The other end of the room has a skylight above to bring light down along the wall, to the spot where the bath tub will be. Really exciting to see finishes coming along! Kress Jack is working alongside us on the finishes, and it seems like the finish line is in sight – though distant still. Stay tuned for more!
Tag Archives: bedroom addition
Yeah, it’s been a while since I posted on progress! I’ve been running from project to project and have a million photos to upload and share… always be sure to check out the Instagram page for more current blips on construction site day-to-day stuff…but be warned the account is peppered with other random, ‘colorful’, not work-related photography. I’ll leave it at that.
Here we are back at the Pacific Heights House, Part Deux. As of today tile has begun install. Since May the crew has motored through the last bit of framing, through rough plumbing and electric, gyp board and radiant heat install.
Above are two photos of the front room of the house. We’re adding new shear / plywood to the perimeter walls because of the heavy addition above. In 2009 we didn’t get into these walls much, hence the old plaster & lathe came out and it’s ready for ply now. We’ll match the ‘cove’ ceiling when the wall is replaced.
Walking through, the open walls are a jumble of new plumbing and wiring. Locating switches, outlets, faucet heights, etc. and slight revisions and decisions while we have the chance. It all has to happen before the walls are enclosed with sheetrock.
Insulation is installed. Sheetrock delivered and ready for install.
Above, the crew mocked up what the slope of the shower might be if we rise the core-required full 2″ from the low point of the infinity drain. It seemed a bit steep to stand on sideways so we came up with the idea of dropping the infinity drain downward 1″ so the shower only has to slope 1″ down..
Radiant heating “Quik Trak” is being installed next, throughout the new floor level. A less costly alternative to Warmboards and others. In the old project we had to install the tubes from below because we did not want to reduce the ceiling height.
A corner of the room with the pre-routed grid of the Quik Trak in place. Below, I had a little assistant on the site one day and asked her to take notes during my ‘meeting’, hence the pad & pencil. I could have gotten a better photo! She enjoyed touring the construction site with Uncle Tom and then was down the stairs and ready to go home…but I can’t quit at 2pm!
Stay tuned, more to come! (I will try more frequently!!)
Once the 2×4 flimsy roof was ripped off, the new roof was framed back up pretty quickly. The top floor will have new rooms so we needed to take advantage of dormer space, and as much height as possible. The view above is looking toward the street.
On the right is a close-up of the layers of shingles, starting with the original cedar shakes from late 1800s and a series of asphalt shingles right on top. Note there is no waterproofing in the old roofing system! On the left is an old coffee coffee can that was found during demolition.
Here is a view looking toward the back of the house; the roof is a tricky series of angles and shapes. At the very back is the square ‘box’ addition from sometime in the ’80s or ’90s.
A view from the inside of the new bedroom at the former attic level. It’s a double-ridge dormer. The neighbor’s house is just outside – tight urban living! From the street you barely notice the dormers. There’s my Volvo out front 🙂 The same view a few weeks later after the plywood sheathing has been installed on walls and roof. Another few weeks and the windows are installed – this is the corner facing the street and Twin Peaks beyond, so we thought it important to have a window along the slope where the dormer meets the roof. Uncommon, but I was able to dig some examples up online. The ‘great room’ will occupy the area at the back of the house on the middle level. There I am crouched on the old attic 2×4 framing, which we repurposed as a bridge walkway to connect the areas of the new top floor. The photo below was taken sometime between the two photos above, once the attic floor was taken out but before the bridge steel was installed. I am SO excited to have this steel exposed in the house; it will be a nice mix of Victorian and modern together, and tell a story of the old framing that was reused to build it. A view below the bridge toward the rear wall. A sketch when we were figuring out how the bridge would meet the floor on each side, which were at different heights! Above is a detail of the existing lincrusta wall covering featuring birds (Swallows?) original to the house. Most of it was removed but will be replaced. Next to that is the rectangle of a closed window found behind the refrigerator. Much of the work at the upper two levels happened while the new concrete footing was being poured around the perimeter of the house at the ground level. Groundwater was discovered during excavation which set the progress at the ground floor back a few weeks.
More to come!