Is 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. One really cool thing about its location on a south-facing hill is a surprisingly direct view back to the city across the bay. Otherwise it is standard suburban rancho from another era…ready for an update!At 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. The 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. We 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. Silver 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. Storypoles were installed to demonstrate the extent of the new addition. Demo happens quickly… The back wall of the house was removed to accommodate the expansion. It almost looks like a stage / bandshell. The 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!Here 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!