Remodel, Post #2

     This is an update of the project previously posted under, "Back to Work", and fills in some context and background for the job.

     First the existing house: this is a fairly common style single-story ranch house, built in the mid sixties. The elevations and plan of the existing house are shown below.

The client has asked to enlarge the first floor bedrooms at the front of the house, add a playroom or den, and create a second-floor master suite. The extent of the additions are visible on the site plan below:

The colored sketch of the front elevation, below, is further developed, and reflects refinements to the floor plans since the first elevation sketch, shown in the last post.
     The first elevation sketch felt a little too Arts-and-Crafts in style; the clients have asked for something with a modern tropical style: open roof framing, metal roof, wood windows, clapboards, etc.:

Front Elevation (thanks to Steve Royse for doing the rendering).

     This is just the preliminary design; final floor plans and progress pictures will follow, as the job progresses.

Recent Acquisitions

"Dairy", Robert Glisson

 

     I bought this from the artist at the Syracuse Arts and Crafts Festival, while I was on vacation in August.

Stoveless

A stove-sized hole. We will now begin the 5-week no-stove diet.

     There is a hole in the kitchen where the stove used to be. Our trusty 1954 O'Keefe & Merritt has stood in the space pictured above and performed steadfast service for at least 56 years. It had a few worn spots and loose hinges, but everything functioned until the capillary tube for the oven thermostat failed, due to metal fatigue. Since this left the oven with only one speed, being "furnace", we decided it was time to do some long-delayed restoration work.

     O'Keefe & Merritt had a factory in Los Angeles, and these old stoves are very common in this area.  These things are very solidly built, and can survive indefinitely. There are quite a few companies which specialize in repairing, refinishing and reselling them, and it is possible to buy one of these in nearly-new condition. They are also popular props for the film industry, and pop up frequently in commercials and TV shows.

This is the "before" picture

     This is what it looked like last week: There are four gas burners, separate oven and broiler, and a griddle in the center of the top. The upper shelf folds down to cover the entire cooktop, but that never really happens, as we need the shelf space, and there always seems to be a pot or pan in use on one of the burners.

     Other than light wear, scratching and spots of corrosion on the chrome, it is very good shape. We will have them do a thorough dis-assembly and cleaning, re-porcelain the burners, re-chrome the stove-top, and fix the thermostat, oven hinge springs and timer. Hopefully, replacing the insulation around the oven will also help improve the somewhat erratic and inaccurate oven temperatures that we have always had to work around.

Rustic stand-by power is available in the back yard.

     So, for the next few weeks, we will be preparing only what can be eaten raw, or cooked with a microwave oven, an electric tea kettle, our grill, or toaster (a 1958 Sunbeam T-20, but that's another story).

They don't make 'em like they used to: my toaster is older than me.

We may receive progress pix from the restorers, and I will post those as well as "after" photos as things progress.

Back to work

Elevation sketches for a renovation/addition to a house in Newport Beach: 

Front Elevation

Left Side Elevation

The Program on this project is to add a second-floor bedroom suite to an existing single-story house. Living rooms and seecondary bedrooms on the first floor will also be enlarged.

I will post more as this job progresses.

House on the Coast, Post#8

(A continuing series of construction progress photos)

Stucco Time.
At this point, the house has been wrapped with building paper and lath, and the appplication of stucco has begun. The finished pre-cast moldings are first anchored in place, and the grey scratch coat of plaster is trowelled on. The finish stucco color will be applied later.

Front elevation with precast and stucco scratch coat.
Tile is loaded on the roof

Front driveway court

Front driveway court from right side.
The driveway leads down the right side into the basement garage.

Rear elevation. The landscape work to the right is a large pool
(more about that later)

The precast moorish arches are a design motif which appears inside as well as outside. The arches are surrounded by panels with abstract floral designs.

precast arches and balcony at front elevation.

Close-up of precast entry portico.

Detail of precast moorish arch and decorative panel.

This is part of the colonnade visible during framing in previous post, #7.
The steel posts will be covered with precast columns.

Variation on a theme: the loggia outside the library is composed by
alternating sizes of arches.

The interior is progressing also, and is now starting to show elements of the final design:

Coffered arched ceiling in the master bedroom.

The theme of the moorish arched is continued
on the interior.

Coffered ceiling in living room.

View of rear yard from second floor balcony; the pool is taking shape,
and the view is already wonderful.

House on the Coast, Post #7

(A continuing series of construction progress photos)

 I have been remiss in updating for quite a while, so I will try make up a lot of ground quickly.

These pictures show the completion of rough framing:

Font Elevation: Now it is possible to see the massing and roof lines.

Front elevation from the right corner.

Arches that will be a major design feature are boxed from plywood, and will
be clad in precast concrete moldings later.

House on the Coast, Post #6

(A continuing series of construction progress photos)

There has been a bit of a lull over Thanksgiving, but the first floor is finished. The second floor has been sheathed, and the framers are laying out the second floor walls in the photos below.