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Marber Remodel

This project involves removing a patio room from a house and adding a newer version with a 2nd story addition above it.  The room above serves as a bedroom and bath.  Also, this project involves removing an attached sun room on a detached garage and replacing it with a covered patio including an outdoor cooking station.  The front porch (left) needed to be rebuilt for appearance and function.  Not a simple project:  many engineering connectors, large beams, complicated design in concept but not well documented on how to carry it out.  This was going to take in-progress decisions at each turn to pull this off. 

The challenges with this project started off with inaccurate drawings and engineering, followed by layers of concrete over years of additions to the house.  Also, outdated wiring exists used for a lighting system that used remote switches to energize power to the lights with wires the size used for doorbells.  A bathroom remodel used sub standard drain practices and has to be re-worked to pass current codes.  A rather large palm tree left roots spreading out over a 10 ft diameter in the areas we were to build, and had to be removed beforehand.  For GCC, this is just business as usual.  We come across issues like this all the time.

 

Patio room removed.  View of 2nd layer of concrete in pile with one more to go.  

 

Sun room removed that was attached to the garage. Foreground implements of demolition.  Not seen is the Bobcat front end loader that uses these attachments.  Concrete slab and dirt not removed yet.

Lots of concrete for such a small space.  About 17 cu yds.  The dumpster and dump truck were full.  

Not very large roots but a network spreading out 10' - needed to be excised.

I was skeptical at first, but he broke up all the concrete in the dumpster to a level the company could find acceptable.  Must weigh tons.  It bulged in the middle.

 Due to seismic requirements, we have to underpin the current foundation an extra 2 ft.  The 2 channels viewed include some of it.  The next step is to remove the dirt under the footings about another 6 in. in and make the forms for adding more concrete.

Forms placed.

Poured concrete,  floor framed, start wall framing.

 

Image of 2nd story

 

Air register noted in foil covered duct work (August 25,2014).  Added roof framing to drain water away from side of addition, not originally planned.  Turns out a few more meetings to document changes to the design were need with the engineer and one with the architect, just to keep it going.  Our design suggestions to remedy problems were accepted throughout the process.

Backyard tore up to grade for the patio room slab.  Note windows are in, chase is done for the rough cover of the HVAC duct.  One load of dirt removed so far, probably two to go.  Then grade the lot.

View of utility room and under stairway computer area.  Inside rough stairway shows the steps going over the cantilevered portion of the addition.  Pocket door on the right foreground (door not in yet). 

2nd floor bedroom area: dropped ceiling area at back wall (soffit) is used to hide duct work access into the attic, and add lighting to the wall. Note foil on roof sheeting - used now to reflect heat back to the sky vs. allowed into the attic.  Really works well.

Lath installed, trim painted.

Insulation installed.  More will be added to interior walls once drywall is placed on one side.

View looking at entry to second floor bedroom.  Closet on right.

Added area popping through the roof of the 1st story.  Note diversion of water around the space with crickets and shed roof to existing roof.   Black chase is for the duct to heat and cool the space.
9/11/14

Stucco 1st coat completed.

Final pictures below:

 

Back yard view

 

Cook station View

 

Front Entry

 

Outdoor Room

 

View from back door:  note heaters in ceiling and 'big ass fan' - TV is covered up.  Speakers in the corners.  Cook station components: Storage, drawers, refrigerator, oven, rotisserie b-b-q, cook top stove, smoker/ceramic 'egg' b-b-q.  

 

View at dusk - new chimney stone work, entry way, lighting, brickwork, re-painted throughout, new stucco throughout.

Completed end of Nov. 2014.