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.

shot down...

it turns out the entirety of my yard is NOT included on my deed...yes, NOT included.  not just a small portion, but about 28".  it was discovered by the architect when creating the site plans for zoning.  however, we never thought it would affect the construction permit approval. we thought wrong.  because zoning thinks my yard is smaller, according to the deed, they denied the permit for the kitchen extending 8" too far and the open space ratio does not conform to zoning guidelines.

a real estate lawyer has been retained and an appeal has been filed. it's a race who will get me my permit first.  the real estate lawyer believes there is no doubt that the 'missing' parcel is mine since the City map has it as mine... it is just the long process of including it on my deed which can take months & money.

as for the appeal, i am scheduled on the calendar to present to the fna on dec. 3rd & then I will need to present to the fishtown community on jan.14th.  hopefully, i made a lot of friends in fishtown.  

on the positive side (because you can't let the negativity pull you down), the front windows are in, the master & 3rd fl bedroom have been framed, & the bathroom & dining room brick walls have been exposed!  some progress.

3rd floor bathroom

master bath exposed brick

black window

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?

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: