Tag Archives: master suite remodel

bay view house

front facadeIs it too late to say happy new year? I say no since this is my first 2016 post. This is a cute 1940s house set on a cul-de-sac, 2 bedroom / 2 bath. Not nearly enough room for a family of now 4 who entertain and occasionally work from home. The program is to add a second floor and push the house out in the rear yard to get more space on the first floor. New total will be 4 bed, 4 bath. view of san franciscoOne really cool thing about its location on a south-facing hill is a surprisingly direct view back to the city across the bay. old stuccoOtherwise it is standard suburban rancho from another era…ready for an update!exposed beamsAt some point the living room was expanded and the ceiling was vaulted with exposed beams – a really nice look that we’re maintaining and improving upon in the new design. kitchen skylightThe kitchen is workable, but feels a little cramped.  A low-ceiling breakfast nook is hidden away in the distance.

In the early stages we studied the possible massing for the top floor addition. 21 BAYVIEW TERR_Front1_14-0401We initially settled on the gable roof with an overhang at the front. BUT: heed my advice, and get a professional lot survey! It was discovered that the house sat within the front yard setback so we had to redesign and push the second floor back. 21 BAYVIEW TERR 2015 balconySilver lining is that they will have a walk-out balcony at the front (the windows have become doors now..) and a circular window to the side gains a city view as well. storypolesStorypoles were installed to demonstrate the extent of the new addition. construction demoDemo happens quickly… The back wall of the house was removed to accommodate the expansion. It almost looks like a stage / bandshell. garden excavationThe rear deck was removed to make way for the addition and pushing the land back a little for a new deck. All this while preserving the persimmon tree in the upper left of the photo!stud framingHere is a photo after concrete and during initial framing from last Fall. The ground floor is mostly framed, and the second floor is just starting. Steel beams are seen on the left, awaiting install, and a narrow Simpson Strong Wall on the left of the house. We’re already far ahead of this phase – stay tuned for more!

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lightwell house master suite

 

basement bathroomThis massive concrete retaining wall has held up a hillside since who knows when. When the house was built in 1955 they used this as a foundation, and at 14′ high created a lofty first floor/basement. Remarkably dry. It continues through this lot and apparently all the way through the city block – 228′ long! We used this unfinished area to locate a new master bedroom and bathroom:floor planThe new ceiling will slope from the bathroom at 9′ up to 12′ at new doors in the side wall, facing a narrow yard. angled ceilingThat’s the low point above, bedroom framing..and the high end.  That’s James of JP Builders – great guy to work with! door jambThis area will be the new sliding doors to the yard.  sketchup modelA rendering in Sketchup showing the concrete wall along 2 sides, and the new rooms. The closet was located partially below the massive terrazzo stairs, and we left the brick supports exposed. walk-in closetBelow is a photo of the back corner of the bathroom. The concrete wall was lined in cement board and will be clad in stone tile. I may have opted to leave the concrete exposed but the owner indicated that it was slightly crumbly and might not be as hardy when exposed to bath and shower water daily…transom windowsSince the back corner is hugged by the giant concrete wall it had no windows, so we put glass around the wall to the bedroom to borrow light from the new doors.  bathroom windowFrom the bath tub you’ll be able to see the stone wall continue through to the master bedroom.bed wallHere’s the wall where the bed will go, with the bathroom beyond. The two posts? One was existing / structural, the other hides plumbing. fleetwood doorsThe 11′ high 3-panel sliders are from Fleetwood.  The adjacent building is only 12′ away, so luckily we created a soffit for shades : )side yardOut through the sliders will be a low deck and some landscaping. This is looking up toward the in the slot yard street.  Just found out that any changes we want to make to the street front of the building will require a historic study….reminder: this was built in 1955…does that say ‘historic’ to you? Welcome to San Francisco! Not that we’re planning anything major – I love the mid-century lines, but it’s looking tired.  facadeStay tuned!

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built-in cabinetry

[Photos taken from toddler eye-level.]  Among other finishes, the custom cabinets were installed in the master suite remodel this week – now it really starts to take shape!  These are vertical grain douglas fir cabinets by Perfect Fit Cabinet Shop in Redwood City.   They’re a shop with really great guys who do all custom work – no website yet.   I love the clean look of cabinetry before the handles/pulls are installed…I better choose wisely so it doesn’t look too busy!  Countertop being installed next week. The shower tile was installed – a mix selected by the owners and I from Heath Ceramics.  I think it almost has a camouflage color scheme, with blue thrown in!  Glass enclosure to be installed soon…  The floor tile is ‘bateig blue‘ limestone, from Ceramic Tile Design.  Weird shadows going on here…A simple built-in desk at the top of the stairs, between the bedroom and bathroom. The bedroom built-ins have flip-down storage spaces at the top so the remotes (clickers) will work with the dvd, cable etc from across the room.  Bamboo flooring being installed tomorrow!

 

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master suite chopped

The rear wall has been totally removed in this photo….and the view appears (hello, neighbor).  The new steel finned ridge beam is in place. 

Another view out toward the recently removed rear wall.  Here’s a look along the existing windowless dormer.  Remind me again why you’d add a dormer with no windows?  The new framing here is the 3′ additional area we extended it to the rear.  This view is taken from the outer corner of the flat roof, which I’m glad is there so we can photograph from it!  This top floor level isn’t visible from anywhere else except neighboring roofs.  Below, a heap of scrap from this wall having been removed.  The wall had 3 layers of siding on it, down to the original redwood which was painted a nice green. Seen below is a view of the area of roof that was removed, and one of the windows has been cut out of the plywood.  This area will make a nice little roof deck to take in the view.  It’s like cutting into a cake!

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80s party ends

Although the 1980s have had a rebirth in music and fashion for a few years now, we’re not seeing it back in design.  So the hot tub time machine was ripped out, and now the top floor is down to the studs.   It’s great to be able to actually walk up to this window and look out now. Some wackadoo framing is seen here at a low eave under the dormer: the short verticals under each rafter aren’t nailed into anything!  The space was originally an attic, so that the roof was framed in 2×4 at 32″ o.c.  Looks like someone eavesdropped a soda bottle in there…The image to the right shows a jumble of framing that prevents us from inserting a pocket for the closet door seen there.  We’re happy going with a bi-fold door to avoid a lot of re-roofing outside.  Stairs and the off-center skylight on the left.   We’ll smooth out those textured walls in the bedroom when it’s painted.  Below, a ready-made waterproof niche for the lower bathroom shower from Innovis.

Approaching the zipped-off lower bathroom from the kitchen.

The truck that takes it away – more to come . .

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sweet master suite

This whirlpool tub was probably sexy in the early 1980s when it was put in!  I can see the candles burning, some music playing…Alas, the new owners have grown tired of its angled charm, and want better use of the square footage.  This project is to reconfigure a top floor gabled master suite in a 1907 San Francisco house.

The bathroom is a series of steps, resulting in a cramped shower!  Who doesn’t love the backstage makeup lighting?  There is a dormer that runs along one side of the house – with no windows – that we’re extending to the back wall (see below), and adding windows to.

It was smart to get the extra headroom in this small top floor space by adding the dormer.  I enjoy a dark sleeping space but a windowless bedroom is  gloomy and doesn’t conform to code (light, ventilation, egress…)

Those little black lights continue into the bedroom.  We’ll be adding windows to the tv wall, and all new finishes / built-ins.

Once the angled-tub is gone we’ll remove part of the wall to capture more of this southwest view over the rolling hills.

Then there’s the ‘burnt-toast bathroom‘ on the lower floor that we’ll be updating, taking out those big square tiles that look like a breakfast mishap.  Part of that is to relocate the door so you’re not looking directly from the kitchen to the – oh, hello – toilet! 

More to come with this ….

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