After looking at the upstairs remodel we move to the stairway. A couple of primary issues with the existing stairs are as follows:

• Tread depth and riser height are outdated.
• Headroom barely at code level (6’-8”).
• The landing is located next to an existing bathroom door.
• Overall dark and cramped feeling.

Usually in a remodel, modifying an existing stair can be met with challenges. The new design might have a different slope than the existing ceiling leading to the headroom not meeting the building code. A remodel that excludes the existing stairs will not require it to meet the current building code. Any stair that is modified will be required to meet the current building code.

Another issue that can arise if the tread depths are increased is the overall length of the stair might not fit the existing stairway space. Also, modifying the upper floor landing can result in running into existing pipes or ducts.

On this project, the existing upper floor landing is maintained. For the stair layout, an intermediate landing is added so that the stairway turns and meets the remodeled circulation space on the lower floor.

Going from the landing to the lower level, this section shows how a potential issue with headroom is addressed with a creative structural solution. At this point, it’s still preliminary, but the main point is that working with structural engineers in the past, it’s good to show your design intent when getting the discussion going.

The upper floor addition impacts the existing roof substantially, so a change to the roof over the stairs makes sense and is used to increase headroom. In the section view, the shed dormer helps explain the increased headroom, also showing an upper window added to provide more daylight into the stairway.

The second section view reveals more details of the stairway. Opening up the wall before the intermediate landing allows more of a connection (and daylight).

Details reference historic Federal and Colonial designs in the new stair railing, balusters & newell posts. Stair brackets reflect exterior existing details on the house. The wall also now incorporates slide-out storage.

This helps turn the previous stairway into a design element, making it a visible focus point from the new entry on the lower level remodel.

The schematic design concept for this project starts from the top down. Because the goal of an addition is not to clash with the existing house, the roof is often a controlling factor. The massing study’s form was based on the existing roof slope and ridge height.

SCHEMATIC UPPER-LEVEL FLOOR PLAN

The floor plan shows the new vanity with sink, shower, toilet room, and master closet. This works for meeting project goals for the master bedroom. This partial floor plan only tells part of the story. To truly understand the design concept a section view is equally useful. 

SCHEMATIC UPPER-LEVEL SECTION AT VANITY

The existing roof framing uses a short plate height for the roof rafters. This means the existing upper-floor rooms all have sloping ceilings on walls that support the sloping roof. The addition has similar sloping walls. The addition uses this to its advantage with the lower-height walls used for the vanity mirror and back wall of the closet.

The vanity mirror has a top height of around 6′-0″, which is still at an acceptable height. The closet allows the lower-height wall to be used for a dresser or a sitting bench for dressing.

SCHEMATIC UPPER-LEVEL SECTION AT SHOWER

The shower wall expands further out than the vanity wall, and this is accomplished using a dormer to provide a more generous ceiling height and an upper window for daylight and privacy. A built-in cabinet adjacent to the shower also provides storage space for bathing accessories and shelves below for towels.

Next up:

FARMHOUSE REDUX – STAIR REMODEL

After looking at the upstairs remodel we move to the stairway. A couple of primary issues with the existing stairs are as follows: Usually in a remodel, modifying an existing stair can be met with challenges. The new design might have a different slope than the existing ceiling leading to the headroom not meeting the building code. A remodel that excludes the existing stairs will not require it to meet the current building code. Any stair that is modified will be required to meet the current building code. Another issue that can arise if the tread depths are increased is Read More …

It’s common in older homes to have only one bathroom for any family which is not ideal. A solution to that problem can sometimes be addressed by adding a small powder room into a creative location. On this project, the aging house has found itself having multiple issues besides the single bathroom. For the remodel goals, here’s the general breakdown:

• The primary entrance to the house is not the formal entrance, which creates some confusion with guests.
• The kitchen serves triple duty as the entry point, dining space, and functional kitchen.
• The outdated kitchen lacks needed outlets, dated lighting, and proper hood ventilation. 
• Laundry room is cramped and lacks a utility sink.
• Stairway is constrictive with an awkward landing outside the bathroom door. Opening the door impacts the circulation path.
• Master bedroom closet is small with a very short access door.
• Need for utility room with space for extra fridge and freezer. 
• Heating is not adequate in the upstairs bedrooms except the master bedroom.
• Overall lighting is dated.

Goals of the remodel / addition were as follows:

• Don’t overwhelm the existing street side portion of the existing house with an addition.
• Improve overall circulation paths
• Have the concept address most or all of the current issues.
• Preliminary program budget goals of approximately 750 square feet for the addition + additional remodel areas.

CONCEPT

The concept proposes additions on both the first and second floors.

This concept starts with the second-floor addition (around 200 square feet) from the existing master bedroom. A new master bath and closet are added here. First off, with the addition cutting into the existing roof the goal is to match the existing ridge height and roof slope. On the existing house the challenge is that the spring line for the roof framing is around 6′-0″. If the addition uses a typical plate height of 8′-0″, it means that the addition will have to be narrower to have matching ridge heights. What this also means with a 6′-0″ plate height is that the ceiling is low on the walls that have the sloping roof and therefore aspects of the addition put in those locations have to reflect that. In the massing study, there is an additional portion on the side that is needed to accommodate a shower with adequate headroom (in this massing concept it is more bulky than a later refined dormer). Also, because this goes over the existing kitchen ceiling it will require new floor framing and structural support. The existing stair is reworked to update to a modern tread depth and a new landing is moved away from the existing bathroom door.

On the first floor, the addition (around 600 square feet) provides for a new kitchen and dining nook. A new entry provides a better dropoff point with a new coat closet, shoe bench, and adjacent powder room. The pantry is moved and the laundry room is reworked in its existing location. The overall circulation path is greatly improved and further other existing doors and openings would be addressed.

CONCEPT W/ ADDITIONAL BASEMENT

A potential option for additional square footage with the addition of a basement.

This version of the concept addresses the concern of an aging foundation and the possible benefit of replacing it while incorporating additional square footage. There is an extra cost in construction for a complete foundation replacement rather than underpinning existing points in the foundation or new sections where new structural loads are created. With most additions there is a factor of uncertainty in the existing construction that has to be verified and sometimes aspects of that can’t be discovered until work is underway.

Side note, this is a reason why the Construction Administration fee is addressed on an hourly basis.

With the basement option discussion opened up, it allows the possibility of having bidding alternates in the future design documents and also can be used to create rough preliminary budget numbers to work with early on.

Next up:

FARMHOUSE REDUX – UPPER FLOOR SCHEMATIC DESIGN

The schematic design concept for this project starts from the top down. Because the goal of an addition is not to clash with the existing house, the roof is often a controlling factor. The massing study’s form was based on the existing roof slope and ridge height. SCHEMATIC UPPER-LEVEL FLOOR PLAN The floor plan shows the new vanity with sink, shower, toilet room, and master closet. This works for meeting project goals for the master bedroom. This partial floor plan only tells part of the story. To truly understand the design concept a section view is equally useful.  SCHEMATIC UPPER-LEVEL Read More …

Welcome to Farmhouse Redux, a remodel addition project in Clatsop County.

Addition / Remodel projects can provide additional challenges and constraints. In this series, we’ll dive into all aspects of what these types of projects can expect with the known and the unforeseen.

This introduction will outline the typical steps of the preliminary design stage. The summary will show what to expect as the series moves forward.

BIG PICTURE AKA THE PARTI

With additions, integrating into the existing design is usually expected. The addition doesn’t want to stick out or dominate over the existing (unless it’s a complete gutting or tear-down). Overall massing/roofs need to blend and not appear to be an afterthought. These factors can often limit the amount of square footage being added. Keep in mind with the sketch above that on this preliminary site plan, only the plan aspect is shown. One of the biggest challenges on this project was integrating into the existing roof for continuity while adding much-needed space.

THE SITE CONSTRAINTS AND OPPORTUNITIES

In addition to the existing building providing constraints or limitations, the site also contributes. Property lines set the stage for any site. From there, setbacks and easements provide base restrictions. Zoning and other ordinances further limit front-yard, back-yard, and side-yard setbacks and height limitations. Even further, how does the design affect the existing structural design of the original house? Where a new foundation is built, it’s easy to plan for structural loads, but with existing foundations, new loads often will require additional structure to support them.

ADDITIONAL SITE FACTORS TO CONSIDER

In addition to the previously mentioned site limitations, opportunities also exist. Is there potential for south-facing solar gain? Is there additional privacy that needs to be maintained or increased? Is the potential to create outdoor spaces possible around the addition? Some of these items will be known before the preliminary design, while some might not reveal themselves until after.

PROGRAMMING AND THE BUDGET

After the site is analyzed, the next step involves the exploration of general massing and how it relates to the program. While programming does drive the design, the previously mentioned site and existing building constraints always have to be kept in mind. At this point, it is also a key time to confirm that the budget aligns with the program. With that said, the preliminary design focuses more on the project’s overall scope, rather than the specific layout of all the rooms and the placement of doors and windows. The budget will focus on SQ FT numbers, which will be factored in, with both aspects of the project keeping each other in line.

LOOKING FORWARD AND NEXT STEPS

These steps will put this project towards the end of the preliminary stage. This is where the design will be finalized and start to move into Design Development. For now, this summary should be enough to get this series started. Welcome to this project and we hope you find it useful series.

Next up:

FARMHOUSE REDUX PROGRAM & MASSING SCHEMATICS

It’s common in older homes to have only one bathroom for any family which is not ideal. A solution to that problem can sometimes be addressed by adding a small powder room into a creative location. On this project, the aging house has found itself having multiple issues besides the single bathroom. For the remodel goals, here’s the general breakdown: Goals of the remodel / addition were as follows: CONCEPT The concept proposes additions on both the first and second floors. This concept starts with the second-floor addition (around 200 square feet) from the existing master bedroom. A new master Read More …