Tired Foursquare to Craftsman Gem

Our clients sought to create a home suited to the needs of their active family and also one conducive to entertaining clients and friends.  They purchased a home built circa 1918 in a well-established neighborhood.  The all brick, two story home was in disrepair and overgrown with vegetation. The structure was sagging, walls and floors were splitting, and it had not been updated since the 1950’s.  It was time for the home to begin a second life.

Having a respect for historical structures and a vision for what this home could be, our clients engaged our firm and our residential designer to make their vision a reality.  The clients’ vision and requirements were quite extensive.   The condition of the house, the scope of work and the integration of the addition and third floor made this renovation more complex and extensive than building a new home.

From our clients’ vision to reality, we were delighted to exceed their expectations. They have been enjoying the comforts of their newly renovated home, sharing it with family, friends and clients.

Project Scope:

• Remove an existing 2 car garage and 2 rear porches that were falling in

• Add a 3 car garage on the opposite side of the home and relocate driveway

• Add a two story addition with:

  • full basement

  • family room and kitchen with grand island that live as one room

  • family foyer to accommodate access to the garage

  • second floor owners’ suite

• Renovate remaining 1st floor to include dining room, office, billiards room and laundry

• Reconfigure entire 2nd floor including all bedrooms and bathrooms

• Add a 3rd floor suite

• Add a front porch

• Remodel the entire exterior

Challenges and Solutions:

• Winter Build:

  • gutted the entire structure and removed roof

  • hung tarps to protect against rain, sleet, and snow

  • utilized space heaters to prevent foundation freeze

• Utility and Drainage Tile Issues (city maps did not date back that far):

  • relocated gas lines due to insufficient 12” depth

  • moved and buried electric lines to accommodate new garage location

  • relocated sewage pipes and old farm field drainage tiles

• Presence of Lead and Asbestos

  • performed lead safety and asbestos removal

• Inadequate Framing

  • shored, added and raised beams to level sagging floors

  • replaced previously attempted repairs

• Zoning Restrictions on 3rd Floor Space Limited Allowable Height

  • reinforced the structure to add a 3rd floor suite

  • removed existing hip roof, fabricated a gable roof to gain space and to accommodate 3rd floor stairs

• Matching Original Brick Masonry

  • extended chimney height to accommodate 3rd floor and new gable walls

  • custom matched new brick to address porosity, texture and mortar

• Exterior Masonry Bearing Walls

  • furred interior terracotta side of masonry bearing walls to plumb the walls

  • channeled terracotta to accommodate new steel columns

  • orelocated window and door openings

• 5 foot Boulder Discovered under the Basement Floor

  • jackhammered top of boulder to get pier footing in place for the steel column and beams

  • core drilled rock, inserted rebar and tied footer to the boulder

• New Basement Floor Lower than Existing Basement Stone Foundation

  • kept original stone foundation without footing intact through careful excavation and engineering

  • toothed new foundation walls to existing stone foundation

  • installed interior perimeter drains and sump pumps

  • re-tuck pointed and waterproofed the stone

Innovations:

• Walls and Ceilings in Basements

  • installed FSK shield paper for fire separation on ceilings

  • painted exposed walls and ceilings for industrial look

• 3 Car Garag

  • installed indoor hockey rink with 4’ tall plywood around perimeter for durability

  • saw-kerfed radius corners to deflect hockey pucks

• Fireplace Surround

  • installed fabricated 12”x12” sheets of polished pebbled stone, then removed stones and strategically hand placed them to eliminate spacing between sheets

• Family Foyer

  • installed commercial drinking fountain for children

• 3rd Floor Suite

  • custom built bed/reading nook with ladder over the stairs

• Child’s Bedroom

  • site-built “all in one” loft, desk and dresser to address limited space

Architectural Elements:

• Standing seam metal roof

• Eyebrow window for 3rd floor suite

• Arched porch ceiling to match profile of existing front door entry

• Custom arched oak front door to fit existing opening

• 5’x12’ grand kitchen island

• Honed granite countertops and fireplace hearths

• 48” glass refrigerator and dual dishwashers

• Wall mounted pot filler

• Glass tile backsplashes at the drybar and in the bathrooms

• Textured grasscloth wall coverings

• Coffered ceilings in new family room and kitchen

• Family foyer with custom lockers and drinking fountain

• Paneled wainscoting in the billiards room and office

• Custom built office desk

• Site-built “all in one” loft, desk and dresser in child’s room

• Exposed brick and stone in basement

Dave Osmond Builders |   Office: 614.431.6400   |   Fax: 614.431.6412   |   info@daveosmondbuilders.com