Tag Archives: sierra pacific

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!!)

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Pac Heights insulated

We’ve got the rough plumbing, electrical in place (mostly!) and insulation has been stuffed in.  The owner chose to have all walls -including interior- to be fully insulated for sound absorption.   We’re using EcoBatt throughout, a formaldehyde/petroleum-free product that contains post-consumer recycled glass.   The holes are for blown-in insulation in the [very few] exterior walls that were not opened to the studs.  This bay is at the front that isn’t changing much.  At the rear of the house family room / kitchen we’ve opened up the walls with windows and doors coming from Sierra Pacific:

The lattice at the rear garden isn’t intended to survive this remodel…..The symmetrical windows will be above the kitchen counters with the range and hood in between.  These two windows are from Loewen.  The sink will be on the island across from them.   This window below has a spectacular view –

Actually this is just an old closet soon to be laundry room. . so no worries about the brick wall view!   Exterior below – siding removed at rear; side alley with new foundation / broken sidewalk out toward the street. 

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