Residential, Addition Project Total Cost: $175,000
Category $100,000 to $250,000

An 1850’s one room school house, converted into a residence in the 1940’s was our starting point. The homeowners who bought this waterfront property 20 years ago are getting older and wish to live here as long as they possibly can. The configuration of the 1200 square foot house with two small bedrooms and one bath at the top of a steep flight of stairs (the first floor ceilings are 10’ tall) was not working for them as they got older.

They came to us with a wish list:

• Design and build an addition which would fit in the footprint of an existing garage and lean-to structure built in the 1940’s so as not to disturb any existing trees.
• Make it fit seamlessly with the original 1850’s building.
• Provide a first floor master suite, first floor laundry, and a second floor office space accessible from one of the upstairs bedrooms.
• Capture views of the woods, ravines, and water wherever possible. Make it accessible so that we can stay here for another twenty years.
• Use low maintenance, but beautiful exterior finishes

Currently in their mid sixties, our clients are not suffering any disabilities, but wanted to plan for that possibility. Accessibility was important to them for current needs, like avoiding trips up and down the stairs, but they did not want the addition to look like a hospital suite. Instead, we incorporated the structure necessary for accessibility with the thought that things could be easily converted in the future as their mobility decreases.

The addition (at left) has the same dimensions as the original structure adding an additional 1200 square feet of new space, but sits perpendicular to it. As part of this project, we replaced the door surround with PVC trim material to reduce maintenance.

Before- The garage and lean-to behind it were removed

After- Design Elements such as window size and configuration and materials from the 1800’s school house were incorporated into the addition to make it feel as if it had always been there. Siding and trim are vinyl for reduced maintenance.

Before- The lean-to structure to the right which housed the utilities was removed, but the floor slab and utilities were retained so that the homeowners would have power, water, and heat during the project.

After- The new back entrance includes a deck. The driveway was relocated to the back of the house where there is less grade change to the entry door. A wheelchair ramp could easily be added in the future if required.

Before- The side of the house facing the ravine had no windows

After- These stairs provide a private entrance to the lower level apartment/ guest suite. Windows on the first floor look out onto the ravine.

The furnace and water heater were kept in place under this tent until the new floor deck was installed. Four foot wide sections of poured concrete wall are visible on the right side of the picture. These sectioned pours were required for structural stability against the existing rubble stone crawl space foundation of the old schoolhouse.

This photo illustrates the junction of foundations from three time periods. The rubble stone foundation from the 1800’s, the block foundation shoring it up from the 1940’s (at the bottom of the photo) and the poured wall (to the right) as part of this addition.

After - From Existing

After - From Dining Room

For accessibility, the doorway from the existing house into the addition was made as wide as the existing brick opening would allow and hard flooring was used throughout the first floor. It was also important to maintain a smooth transition from the old part of the house into the new.

Before-Old stairs accessed through dining room door which led down to the old garage and utility room.

After- Since storage space is at a premium, a storage wall was designed into the bathroom/ closet area for storage of linens, toiletries, and clothing.

After- First Floor Bath. The homeowner had not had a bathtub for twenty years and she REALLY wanted one, so we incorporated
a tub with a ravine view.

New ‘curbless’ shower for future wheelchair access. The framing plan for the entire structure was designed around making this possible. Blocking was installed in the shower walls for future installation of grab bars. Flooring is travertine. Chandelier was an anniversary present from the homeowner to his wife 30 years ago.

After- Although pedestal sinks are not wheel chair accessible, the owner requested them. But they can easily be switched out with a wall hung lavatory in the future. There was no bathroom on the first floor before this addition.

In Progress- This photo illustrates how the floor framing accommodates the curbless shower (at left shown by the arrow) Also visible are the water heater and furnace which remained in place during the project. To the far right is the door into the dining room of the existing home.

This space, designed as the master bedroom, will serve as a family room until the homeowners no longer want to use the upstairs bedrooms. Large, low windows (right side) allow views to the ravine. Flooring is #2 character grade white oak finished in place.

Incorporating natural light and views of the wooded lot were important to the homeowners. The room was designed to feel spacious, yet cozy. The 2×6 walls were insulated with dense pack cellulose insulation and air sealed to keep the space comfortable in all seasons. We used energy trusses for the cathedral ceiling so that we could insulate them to R38.

French doors from the master bedroom lead to the patio where the homeowners sit to enjoy views of the water. Physical and visual connections to the outdoors are important to the homeowners.

Simulated Divided Lite Windows the same size and configuration as those in the old schoolhouse are placed to capture views of the water. Molding profiles throughout the addition were milled to match those in the old part of the home.

After- First Floor Laundry/ mudroom A pocket door can close off this space from the rest of the house. Storage cabinets and counter space were also incorporated here.

Before- Basement Laundry

Lower Level- In Progress

As part of keeping the home comfortable and keeping future energy costs low, we used best practice air sealing and insulating techniques. This included 2” of rigid insulation under the floor slab as well as 2” on the walls. We added another R13 to the basement walls with batt insulation in the stud bays. Due to the hydrology of the site, multiple methods of waterproofing were employed to keep the lower level dry. A belt and suspenders approach.

Lower Level- After

Plumbing has been roughed in at the wall to the right for a future kitchenette.
The lower level was designed as an efficiency apartment for rental income, a place for members of the extended family to stay, or in case the homeowners need live-in assistance in the future. It also includes a private entrance from the outside.

The lower level also contains a full bath with more built-in storage. Windows in the lower level are low to the ground providing a unique perspective of the wooded lot.

We designed the lower level to NOT feel like a basement.

In Progress- 2nd Floor Office. Room trusses were used to form the upstairs office space

After- Finished office space.

In Progress- View from the office toward the existing bedroom.

The lawn area to the left side of the photo was the former driveway. We installed a new paver path leading to the new guest parking area and regraded and landscaped the front of the house to remove all traces of the old driveway. This provides a seamless natural view to the water.

Proper siting of the temporary toilet is sometimes the key to a smooth project!!