Tag Archives: pacific heights remodel

pacific heights part deux update

remodel

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. stair framing

Above is a view up the new stair to the new top floor. Two more views below. new staircase

We’re talking to metal fabricators for a new railing to continue up. We may maintain the existing style or depart from it…victorian remodel victorian mantel

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. rough plumbing

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

Insulation is installed. Sheetrock delivered and ready for install.

infinity drain

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..sheetrock

Just like that, the sheetrock is up! Windows have arrived are being installed right now as well. We’re using Sierra Pacific to match the windows we used on the floor below in 2009. level 5 smooth

Level 5 smooth….. and a note I made about a thermostat location. toilet room

Above, we’re taping out to see if the swinging door will hit the front edge of the toilet. It looks like it will clear! One person at a time 🙂 radiant heating

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. quik trak

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! assistant

Stay tuned, more to come! (I will try more frequently!!)

2 Comments

Filed under Pacific Heights House

pacific heights part deux

birds eye view

It’s always a treat to return to a house and start the second phase of a project you designed a master plan for. In this case I worked on an interior to-the-studs remodel of this house back in 2009 – see it here in our portfolio and here on the blog as it was ripped apart. This was a fun collaboration with Ian Stallings Design. Above you see an aerial view of the house as it was recently, with a low pitched roof and attic above the main living space. I was thrilled when the new owners contacted me and expressed that they now want to add the top floor.proposed rendering

We worked off the old plans and made some modifications for the new owners. See renderings of the proposed top floor addition – an elegant, flat roof structure with 2 bedrooms, 2 bathrooms, office space and large outdoor decks that will tie right in with the existing house. The front deck is largest since here in SF you’re encouraged to set back top additions so they’re not competing with the original facade… like it or not!  Below is a view of the rear of the house, with the new intimate master bedroom deck overlooking the existing courtyard space below.

rendering

roof removal

We’re working with Cook Construction for this project – a team we’re very happy with. The demolition of the old roof, its 5 layers of asphalt shingles plus original wood shingles, went pretty swiftly. Above, looking toward the front of the house, below, the rear. old attic

redwood framing

A view from within the front part of the attic looking back – you can see all the recessed lighting, wiring, and ducting from the 2009 project.

top floor addition

Just a short time later, the new floor level was framed in. pacific heights

At the very front of the house, you see the old boards of the cornice / parapet. The views open up in this direction.

framing

Above left – the opening for the new staircase. On the right, the only part of the new roof that is sloped is over the master closet, a result of negotiating with neighbors who were concerned by potential impacts to light. They’ve since moved away. front facade

A little over a week later, the top floor has been mostly framed and plywood is up. This is the front wall. master bedroom

Above is the wall of doors and windows from the master bedroom. new view

Lastly, the beautiful view from the office / hallway area, between two adjacent buildings to the hills beyond. Stay tuned – this one’s moving fast!

1 Comment

Filed under Pacific Heights House

pac heights winding down

It’s down to the last touches on this project; the owner has actually moved in among the dust of the punch-list tasks.  These books were saved from the house before the project – and add a musty sense of history to the place!  I think they look great in the painted shelves.  The ‘library-style’ lights above each shelving bay will cast light on the books and other items.

These adjustable lights are hardwired, mounted at the top of the built-ins.  This is part of the Dining Rm that will also be used as a home office / library.  The view from the entry hall seen below (photo is slightly blurry; this project hasn’t been professionally photographed yet – this is still my point+shoot)…. I like this light fixture – I’ll find out where the owner got it.

The kitchen / great room seen below has french doors opening to the rear patio, with a continuous slate floor from American Slate.   (among other punch-list details, the threshold here will be modified to better ‘disappear’).  The simple, geometric stainless steel hood is by Viking.

Below is a sketch of an alternating tread stair I designed to access a raised sleeping loft in the guest area of this house.  These types of stairs take up half the length of a typical stair and are good for space constraints, as we have here.   This hasn’t been completed yet, or photographed – more to come!

Leave a comment

Filed under Pacific Heights House, Uncategorized

..pac heights progress..

Things are buzzing along, the crew is staying dry inside while the rain continues.  I did a drive-by today to take some photos and see the tile on the wall…wow.  This glass tile is in the master bathroom – ‘Repose‘ by Waterworks…no grout yet.

The main hallway: We’re using the original picture rail as a guide for establishing the tall door heights. (8′-4″).  Other doors – closets and bathrooms, will be shorter.  The bay window below – not a great place for a fireplace!  -but a good nook for a construction catch-all.  I don’t think the shutters will last the remodel, but there is something interesting about this scene.

A tv niche over the fireplace (the two have become rivals for our attention).  The cove around the fireplace is being patched. 

The slate tile floor is laid but not grouted – it gives the room a sense of geometry.  At right, the stubs for the kitchen island.

Leave a comment

Filed under Pacific Heights House

starting the finishes…

It’s something (scary?) to see the drawings jump off the paper and into real life: the entry stair gets the gridded walls we laid out.
The rooms are coming together and some early finishes are being installed, like tile and stone.

Chicken wire!  And pavers from American Slate.  (there’s radiant heat below, so it won’t freeze the feet..)

Bathroom floor marble tile (upper) and glass wall tile (lower).

Below: when the old brick fireplace was removed we found that the it used to vent directly into the attic: there is NO existing chimney!  The new gas fireplace will go in the same location-with a chimney.  At right, a new 8′-4″ door opening looking out to one of the original doors being reused.

Leave a comment

Filed under Pacific Heights House