The square footage is reminiscent of our first apartment. We just have more stuff. The Fridge and stove will come down stairs so we will have all the comforts.
Sunday, September 14, 2008
Basement Dwellers
With the upstairs in shambles, our living arrangements have definately changed. We have moved the Kitchen and Dining Room to the Basement. I am glad that we did re-finish this when we did last summer
The square footage is reminiscent of our first apartment. We just have more stuff. The Fridge and stove will come down stairs so we will have all the comforts.
The square footage is reminiscent of our first apartment. We just have more stuff. The Fridge and stove will come down stairs so we will have all the comforts.
Demolition
Let the games begin. Regardless of the Concrete issues, the rest of the interior work can be started. As the major demolition is occuring in the Kitchen area this needs to be gutted. The Beeline crew were here this past week and our kitchen is 50% demolished. The rest of the kitchen will be taken out this coming week and the interior structure can be started.
Our Fridge is currently sitting in the Dining Room. The patio doors that were in the Dining Room have been removed and a window installed instead.
The Dining Room and Kitchen have been opened up and it has made a huge difference. If we weren't having the full addition, just by opening up these two rooms would have made a welcomed difference.
This is all that is left of the kitchen. By Monday this should be gone!
Our Fridge is currently sitting in the Dining Room. The patio doors that were in the Dining Room have been removed and a window installed instead.
The Dining Room and Kitchen have been opened up and it has made a huge difference. If we weren't having the full addition, just by opening up these two rooms would have made a welcomed difference.
This is all that is left of the kitchen. By Monday this should be gone!Permit Clause
Due to the Zoning Variance with the City of Winnipeg, our Permit has the following small print.
"This permit shall lapse if the Permittee does not substantially commence the construction permitted inthis permit within 180 days of the date of this permit."
Translation - unless I want to forefit $1000 and go through the whole permit process again, I can't put this off until Spring. The definition of 'substantially commence' can be debated but we want to move this forward.
"This permit shall lapse if the Permittee does not substantially commence the construction permitted inthis permit within 180 days of the date of this permit."
Translation - unless I want to forefit $1000 and go through the whole permit process again, I can't put this off until Spring. The definition of 'substantially commence' can be debated but we want to move this forward.
Concrete Search
As fate would have it, the same day that I came to the conclusion that we needed a new Concrete Sub Trade a neighbor came over for a visit. Don has been working up North off and on all summer so I really haven't seen much of him. I was filling him in as to what the delays and issues we were having when he mentioned he might know someone. He would make some phone calls. True to his word, at 4:00 the next afternoon he called with the number of someone that had an opening. It turns out with all of the rain, this other job couldn't be started yet because the concrete trucks needed to drive out on a field and the weight would cause the trucks to sink. I dropped of yet another drawing set and hoped for the best. This Concrete Sub Trade called me back that night and should be able to do the work. I have a meeting this afternoon at 2:00 to review the project with him so... cross your fingers.
Demolition
In anticipation of having the Foundation poured by the end of August, there was a lot of work that needed to get done. The Garage / Carport needed to be demolished and while we were at it the existing exterior finishes were removed.
Construction
Due to the delays with the City, our window of opportunity closed. John Weibe of Beeline Enterprises (General Contractor), had originally been ready to start the project at the end of May. Due to the delays he had to take other jobs and was busy. With the delay, a Concrete Subtrade wasn't scheduled so everyone that we spoke to indicated that October would be the earliest they could even look at it. As the Foundation is the basis of which the entire structure rests it wasn't as if we could work around this.
Between John and I we worked the phones and emails contacting everyone we knew. Through friends of friends I sent out drawing set after drawing set to try and get someone to price the job. I eventually made contact with someone who appeared to have some time by the end of August and more importantly came through someone that I have done work with in the past so there was some level of confidence on my part - or so I thought. A deposit cheque was written to guarantee the start date.
Concrete work is one of those jobs where everything is weather dependant. One day of heavy rain can delay a job for up to 3 days as we wait for the ground to dry somewhat. Three days of heavy rain and it adds a week + to the equation. August in Winnipeg this year feels like it has been the wettest month ever.
With the rain, the end of August concrete start date came and went. I wasn't too concerened as I did expect this. That being said I phoned the Concrete Contractor to confirm what his schedule was like and to see when he might be available to start. I left message after message - no response. At this point I started to worry. I tried calling him from home, from the office, from my cell phone - nothing. Beginning to think the worst, figured I would try calling him using one of my Designers cell phones. He answered on the second ring. If this wasn't a huge warning bell I don't know what is. He seemed surprised, more like whoops I shouldn't have answered this call.
I didn't say what I was thinking. I still wanted a foundation poured before Fall and I didn't have many options as I had stopped looking for a Concrete sub trade in July. If they were busy then... good luck finding anyone now. I was nice, he assured me he would get get me the information that I had requested the next day. I knew that wouldn't be the case but I had to play along. The next day came and went and there was nothing and there was still no response. Now I couldn't even get ahold of him. I had lost confidence and did not want him anywhere near the house. The great concrete search was going to have to start afresh.
Between John and I we worked the phones and emails contacting everyone we knew. Through friends of friends I sent out drawing set after drawing set to try and get someone to price the job. I eventually made contact with someone who appeared to have some time by the end of August and more importantly came through someone that I have done work with in the past so there was some level of confidence on my part - or so I thought. A deposit cheque was written to guarantee the start date.
Concrete work is one of those jobs where everything is weather dependant. One day of heavy rain can delay a job for up to 3 days as we wait for the ground to dry somewhat. Three days of heavy rain and it adds a week + to the equation. August in Winnipeg this year feels like it has been the wettest month ever.
With the rain, the end of August concrete start date came and went. I wasn't too concerened as I did expect this. That being said I phoned the Concrete Contractor to confirm what his schedule was like and to see when he might be available to start. I left message after message - no response. At this point I started to worry. I tried calling him from home, from the office, from my cell phone - nothing. Beginning to think the worst, figured I would try calling him using one of my Designers cell phones. He answered on the second ring. If this wasn't a huge warning bell I don't know what is. He seemed surprised, more like whoops I shouldn't have answered this call.
I didn't say what I was thinking. I still wanted a foundation poured before Fall and I didn't have many options as I had stopped looking for a Concrete sub trade in July. If they were busy then... good luck finding anyone now. I was nice, he assured me he would get get me the information that I had requested the next day. I knew that wouldn't be the case but I had to play along. The next day came and went and there was nothing and there was still no response. Now I couldn't even get ahold of him. I had lost confidence and did not want him anywhere near the house. The great concrete search was going to have to start afresh.
City of Winnipeg Planning and Permits Department
I should know better. When dealing with the wheels of bureaucracy - take the time lines that they give you and double if not triple it.
In 1955 the City requirements were either looser or none existent. I don't know what the wording was then but the house had side yards (the part of the yard that is from your exterior wall of the house to the property line) of 4'-0" to the North, 3'-9" to the South and 22'-6" to the City yard in the front.
The addition was designed to be built in the exact same locations of the existing Garage / Carport and we weren't even affecting the North yard. During the design process I brought a set of the drawings to my neighbor to the South in case they had any objections - of which there were none.
Current City Bylaws require 4'-0" Side Yards and 25'-0" Front Yards. Since we did not comply with this they required us to apply for a Zoning Variance. What this basically means is that a nice yellow poster goes out in your front yard with information of what you are planning and enables the community an opportunity to review and possibly appeal the plans.
Our Permit application was registered with the City on May 28, 2008. At that time I was told that the application typically takes 4 - 6 weeks. With the Zoning Variance I knew we would be at least at the maximum. After 3 weeks I had emailed my contact wondering where things were at. I was told that the Plan Examiner was still reviewing things. At 4 weeks and still nothing I called again and was told that it was in someone else's hands. When I was transferred to him he indicated that yes he had the drawings but they were at the bottom of his pile. When he saw the application date he realized that they should have been at the top and out already. He promised that when "he got back from vacation" (the long weekend) he would review them. It turns out he was leaving for vacation in 5 MINUTES!!
True to his word the City called the following week (week 5) and let me know that the variance signs were ready for posting. The signs had to be posted for two weeks and then at that time if there were no issues the permit would be issued. If there was an issue, the matter would be turned over to the Community Zoning Board for a review. They meet on the 15th of every month. This was on July 3rd. The next meeting was July 15, but due to the summer the next meeting after that was September 15th. Our Variance Posters were to be posted from July 3 to July 17, 2008 so any issues and we were bumped until Fall.
On July 17th our posters came down and thankfully there were no response from the Community.
In 1955 the City requirements were either looser or none existent. I don't know what the wording was then but the house had side yards (the part of the yard that is from your exterior wall of the house to the property line) of 4'-0" to the North, 3'-9" to the South and 22'-6" to the City yard in the front.
The addition was designed to be built in the exact same locations of the existing Garage / Carport and we weren't even affecting the North yard. During the design process I brought a set of the drawings to my neighbor to the South in case they had any objections - of which there were none.
Current City Bylaws require 4'-0" Side Yards and 25'-0" Front Yards. Since we did not comply with this they required us to apply for a Zoning Variance. What this basically means is that a nice yellow poster goes out in your front yard with information of what you are planning and enables the community an opportunity to review and possibly appeal the plans.
Our Permit application was registered with the City on May 28, 2008. At that time I was told that the application typically takes 4 - 6 weeks. With the Zoning Variance I knew we would be at least at the maximum. After 3 weeks I had emailed my contact wondering where things were at. I was told that the Plan Examiner was still reviewing things. At 4 weeks and still nothing I called again and was told that it was in someone else's hands. When I was transferred to him he indicated that yes he had the drawings but they were at the bottom of his pile. When he saw the application date he realized that they should have been at the top and out already. He promised that when "he got back from vacation" (the long weekend) he would review them. It turns out he was leaving for vacation in 5 MINUTES!!
True to his word the City called the following week (week 5) and let me know that the variance signs were ready for posting. The signs had to be posted for two weeks and then at that time if there were no issues the permit would be issued. If there was an issue, the matter would be turned over to the Community Zoning Board for a review. They meet on the 15th of every month. This was on July 3rd. The next meeting was July 15, but due to the summer the next meeting after that was September 15th. Our Variance Posters were to be posted from July 3 to July 17, 2008 so any issues and we were bumped until Fall.
On July 17th our posters came down and thankfully there were no response from the Community.
Working Drawings
Once we were satisfied with the Conceptual and Design drawings, the next step was to convert these drawings into working drawings for the City and Contractors. I always forget about how much detail is needed and the time alloted to do these.
Though the scale is somewhat small, hopefully it is identifiable enough. The drawing above is of the existing house and the extent of the demolition that is required.
This drawing shows just what we are doing, Basement and Main Level.
This is the new Second Level where the kids rooms will be. We have added a third Guest Bedroom with access to the roof top patio but I foresee this being a home gym instead. No worries for any out of town guets, we are adding close to 900sq ft overall so there should be room somewhere!!
Finally the final Exterior Elevations. This shows all four sides of the house and the impact that this will have.
Though the scale is somewhat small, hopefully it is identifiable enough. The drawing above is of the existing house and the extent of the demolition that is required.
This drawing shows just what we are doing, Basement and Main Level.
This is the new Second Level where the kids rooms will be. We have added a third Guest Bedroom with access to the roof top patio but I foresee this being a home gym instead. No worries for any out of town guets, we are adding close to 900sq ft overall so there should be room somewhere!!
Finally the final Exterior Elevations. This shows all four sides of the house and the impact that this will have.Exterior Elevations - Materials Selection
Once the flor plan was nailed down, the exterior elevatiuons somewhat planned out I sat with my Structural Enegineer (Kyle Blaquiere). We reviewed the plans to date, he added his input and we had some fun sketching the elevations and refining them further. The flat roof, while workable, has been changed and the architectural lines of the building have been refined.
Instead of the traditional "stucco box" addition, we wanted to have some fun and play with materials. Red siding, corrugated metal, cedar style shakes, brick - all of the building materials come together.
I'm not sure why but I have had a barn house design in my head since university. In this case that facade of the garage worked well.
The back of the house continues the selection of the materials. The building mass is quite large and we didn't want to just have a solid plane sitting there. The kids bedroom look off into the back yard and Sarah's juts out 5'-0" from the rest of the building.
Instead of the traditional "stucco box" addition, we wanted to have some fun and play with materials. Red siding, corrugated metal, cedar style shakes, brick - all of the building materials come together.
I'm not sure why but I have had a barn house design in my head since university. In this case that facade of the garage worked well.
The back of the house continues the selection of the materials. The building mass is quite large and we didn't want to just have a solid plane sitting there. The kids bedroom look off into the back yard and Sarah's juts out 5'-0" from the rest of the building.
Design Development
Having somewhat completed the interior layouts, the trick now is see what the true impact the building will have to the yard and the neighborhood. Using images of the existing house and a roll of trace paper a quick perspective of the new addition quickly shows what the house could look like.
The front elevation came together. This certainly isn't the 1955 bungalow that we started with but that is part of the design equation. There definately won't be another house like this!!!
The front elevation came together. This certainly isn't the 1955 bungalow that we started with but that is part of the design equation. There definately won't be another house like this!!!
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