i see stars...

although stars equate to structural issues, i do like the look of them (please ignore that each of them are pointing different ways; in the end, they will conform).  they make a house look 'not so perfect' which is what i appreciate.    

i am loving the black windows! once the brick & marble is power washed...they will be striking...like a 'mini-me' brownstone.  the windows are to be the design focal point of 412, inside & out.  they cost a pretty penny but everything else will be simple to bring out their beauty.

p.s. construction permit was approved!... without having to meet with the neighborhood.  i pleaded my case with the zoning reviewer (basically, that i wasn't increasing 412's print; just constructing it safer and that the zoning map had the additional space not on my deed as mine).  i still have the real estate lawyer on retainer to correct the mistake.

going forward, 412 riverside will be more exciting with before & after photos!  please keep checking in.

permit nightmares to rear wall redesign...

i wasn't going to post until 412 had a permit (the construction one) but i think we should have it by next week (hopefully, i'm not jinxing it).  412 plans were submitted the week before labor day to amend the current permit because of having to rebuild the rear addition.  l&i sent it to zoning because of the demolition & of course, it was the friday before the labor day holiday.  zoning has 5 days to review and on the 5th day, which was really 2 weeks later, they requested site plans along with the deed which we submitted last friday.  so now we wait again & hopefully, not 5 days!

in the meantime, wallpaper scraping (still not finished) and redesigns of the rear wall have been happening.  originally, a small balcony was going to extend off of the 2nd rear bedroom.  however, due to value engineering of the budget (over budget of course!), the balcony has been nixed.  it's not necessary anymore since there is a roof deck right above.  also, my brother had brand new windows that i can use...the dilemma was how many 412 can handle.

mike palmer drew up the options below:

the favorite is #3 & of course, it is the one that can't be done due to space?  something like that.  so it looks #1 or #2 is the new 412 rear....maybe with some woolly pockets?

frustrating hiatus...

it's been almost 15 days since i posted.  the main reason is because 412 has been at a stand still & it has been frustrating.  it isn't anyone's fault; it takes time to coordinate contractors, get bids, permits, etc., and since 412 is basically a gut rehab, there is much to do. 

on the positive side, we have a basic permit (roof, facade, etc.) but we need a structural permit, which we knew from the beginning.  the entire back of the house has to be removed & rebuilt including installing concrete footings since the current kitchen was sitting on a pile of bricks.  

hopefully, we will have the amended permit by next week and things will begin to fly.  

oh, and another positive side to the delay is that we get to keep redesigning...412 will have a roof deck!

1, 2, 3...

all floor plans proposed...next up...permits.

to be or not to be...

a load bearing wall.

not much has happened at 412.  trying to figure things out, such as, if the above chimney wall between the dining room & kitchen is load bearing to finalize design.  this wall affects the layout of the kitchen determining if the kitchen will have an open layout with the dining room (first choice) or not and how to redesign these scary basement stairs... 

so these back stairs can go away to add more room to the kitchen & the 2nd floor back bedroom.

this week, the electrical, & hopefully plumbing & hvac contractors will be submitting estimates.  their input is needed prior to demo so we don't demo more than needed.

break...

needed one to get re-energized.  in the last week since i closed on 412, i met with joe palmer, contractor, and we walked through each room making decisions, such as, demo walls, move the door to the opposite side, expose roof ceiling, etc., etc., etc.  

we did decide that the first thing that needs to be done is demo so we know what we are dealing with which will lead the design process.  oh, and i get to be in charge of removing the wallpaper in the living room...so excited!  

in the meantime, since the exterior, most likely,will  follow after the demo or simultaneously, i had to decide on kitchen windows.

i really want this:



but I think i have to settle for one of these:

doodling with the designer...

tonight was the night to explore the possibilities of 412.  michael palmer, designer from my previous firm SAL, previously took measurements of 412 and put them into cad/revit (i have no clue).  he printed the drawings and we brainstormed.  he sketched as we kept the ideas flowing.  

we:   moved the bathroom to the 2nd fl. rear bedroom; added a bathroom to the 3rd floor guest bedroom, skylights in the stairway and the 2nd floor bedroom/office to bring in light...i love natural light!; moved the door in the kitchen to make room for cabinetry (as big as this house is, the kitchen is small but i'm not a cook so it doesn't bother me); added a powder room on the 1st floor (for reds, my dad). 

palmer (mike, that is) really wants to demolish the back stair (oh yes, there is a servant stair that i have yet to post pictures).  and that middle bedroom that you need to walk through...i used to have one in the 1st house i rented with dave haas & it was his bedroom.  dave, any suggestions?

now, i hope that all of these changes are feasible and within budget.

3rd floor

2nd floor

1st floor

inspiration glimpse...

because the 203k process is boring, here is a glimpse of inspiration pics for 412...

bathroom

rear facade

kitchen

concrete floors