History: The original home, like others, was constructed as a camp in the 1930’s and “finished” in 1940 by the Fogarty family. At some time, a lakeside porch extending 8.5 feet towards the lake and spanning the back of this 25’ X 25’ cottage, accommodated a full bath. This 1.5 story cape did not have dormers and the center chimney caused the front door to be off centered. The front room with the only preserved hardwood floor, now called the “music room,” was the living room. The new dining room was a smaller master bedroom, reduced by 2 closets and the chimney. The original dining area was combined with the kitchen that consisted of only a few built in cabinets. There were 2 small bedrooms on the second floor, accessed by a steep, narrow stairway from where the front entry closet is now. At the top of the stairs a spindle railing allowed the room to feel larger but the front and back, not having dormers, was closed with access doors, to 5 foot storage areas, reducing the entire upstairs, 10 feet by the full home width. Access to the second room was through the first. The shallow basement had stairs under stairs with several hand poured concrete floors, a wood stove and eventually an oil furnace.
The condition of this home, before new construction, was very good and very bad, making the decision to remove or rebuild, very difficult. Preserving this original area home was important to the community and long extended family and friends but would cost near $30,000 more than disposing and starting from scratch. Even during construction, up to a few month and a lot of expense, destroying the building was a strong consideration. The home apparently had replacement windows, new roof, siding and a new heating system installed for the purpose of selling. All the work turned out to be a waste of funds. The sellers could not recoup any of it because it cost more to remove all the improvements which made selling the property even harder.
•The first electric circuit panel was replaced, as was everything except the frame and boards, but left in the original location to serve the original area and some of the new. •A sub panel is fed off of that panel to the new utility room which conveniently feeds most of the new structure. •There are over 200 electric boxes, exceeding standards, strategically positioned to eliminate any confusion between switches and lights. For example: oThe lower level exterior lights are on 3-way switches. The south side light is controlled by switched at that entrance door and the atrium under it. The west side light is switched between the 2 west side atriums. oThere are no more than 2 switches at any one location. Step up from the mud room to a mudroom switch and living room switch. Step up to the kitchen to a kitchen light or turn one step to a dining light. oVarious counter switches in the vicinity of those particular lights. All no confusion simplicity where typical construction would gang switches together to save time and money, further exampled by oThe top of the stairs there is one switch for the stairs, one step to the right is one switch for the kids play area or one step to the left there is one switch for the area accessing both bedrooms.
Plumbing, well and septic:
None of the original plumbing was able to be preserved.
•Although the drywell (septic) was in flawless condition, it was found too close to the new foundation and not to code. A new 3 bedroom septic system was then designed and installed. •Septic pipe from is 4” through the foundation in the original foundation, under the half bath toilet, serves all of the original home and another through the utility room, serving the entire new section. o¾ hot water tubing is delivered from the utility room to the kitchen, dish washer and half bath and a separate 3/8 line serves the upstairs bath. Vs ½”, the 3/8 will deliver hot water in about half the time. oThe kitchen sink has a separate electrical circuit in case a small water heater is installed for instant hot water to the kitchen. oThe master bath tub has ½” feeds to both hot and cold and to each of the valves. There is an anti-siphon air gap, a ½” drop into larger pipe, from both valves and then both into a 1.5” to fill the tub twice as fast..0 •The +/- 185 foot drilled well provides some of the best water around. Deep water wells rarely permit filter free quality but this does! When we prepared for concrete, we flooded the footing areas to water level and best compact the ground. We discovered by using a lot of water that the well delivered more than enough for residential use but not mass irrigation. If any substantial use causes a volume issue, simply add larger tank(s) for reserve but never mess with a good water quality well! People pay substantial funds to get only close to this! The well is located 3 feet and center off the south wall, in the driveway. The drilled well is about 4 feet into a tiled well. I extended the well with a 6” Fernco fitting and PVC pipe and added a modern pitless adapter. Although the pump was recently new, we pulled it for inspection to assure there would not be any issues, making this entire home, truly better than new! oThe well is now covered by a commercial manhole assembly, just under the stone. If this driveway was paved, cement block spacers would be inserted to raise the manhole cover to the surface of the pavement.
Perimeter drainage interior drain/vent and gutters:
•A heavy mil rubber membrane, cut to 5 foot widths, are swaled into ground gutters, filled with stone to catch all surface water that runs off the roofs to about 4 feet from the entire full foundation(s). Water is not permitted to come near the foundation, caught and directed to the low outfalls. •Roof gutters are avoided but creatively added to 3 locations to avoid splashing that the atrium doors notoriously can’t prevent. Water is removed from the deck to a north side area, off the concrete patio. The south side patio gutter was painfully routed through the wall, into the upper bath room, down to the pantry, across the ceiling and down through the wall adjacent to the pantry cabinets (a clean out can be seen in the base cabinet), then through the floor joists under the cabinets and finally dumping into the membrane lines drainage system next to the side, main entrance. From there, all south side drainage goes into the retaining wall drains that are in well drained soils so never ends up at the outfall, located next to the culvert at the south west corner pin. The last gutter above the main entrance falls onto the porch roof shedding to the same drainage outfall, eliminating any down spouts. •A perforated drainage pipe was installed diagonally from the south east corner of the original foundation to the north wall of the new foundation. Although not for drainage, this pipe serves to relocate the well lines to the utility room and double as a vent if radon was ever detected. All basement floors have clean 3/4“ stone bedding.
Beginning in the foundation probably saved this original building. We removed all the concrete floors, heating, chimney and even near 2 feet of dirt, below the bottom of the foundation walls. These walls were found to be better than new modern walls. Had we demolished the building, we would have preserved this foundation. Fortunately, the material under the foundation is extremely well drained, tight sandy gravel. Taking the grade low enough to add clean stone drainage and reasonable head room, required concrete to be poured against the walls to support the gravel that we exposed. The sagging floors were corrected by first supporting the main beam with the 2 steel columns, sistering (attaching) 2x8s to the existing 2x6s and then reducing the spans by constructing bearing walls around the perimeter that have layers of laminate on the back, low to pour concrete against and high to head off the perimeter, aligning all the joists into a perfect level. Against the concrete is rubber membrane to be unconditionally sure there would never be any dampness. A special foil faced wrap adding insulation, also added microwave reflection which we applied to the entire exterior of the home, making it 100% horizontally, barred from microwave transference, except for the glass. The original back yard grade was actually at the top of the new floor in the original foundation. The steps were poured to lower the back yard, using the good material to extend the level yard and allowing the modern ceiling heights in all of the new construction.
Working within allowed setbacks was a challenge that demanded so much effort that caused the continuously evolving changes and perfection of not only the floor plans but the elevation profiles. An example is the original main entrance was 8 steps to the porch. By contouring the new foundation perimeter, we could change the elevation of the top at any turn. Combining various elevations and several different floor joist heights, some custom cut, the main entrance has only one step in, one step to the living area and one step to the kitchen-dining. Under the main bearing wall is a very thick concrete “beam” poured with the floor, hence causing insignificant and expected shrinkage cracks on both sides of that so-called beam, in the floor.
Main floor joists:
To get the best usable space and free spans, the main partition wall in the new basement is the bearing wall for not only the upper level exterior north wall but the 2x12 joists that run north to south. The utility room partition is the bearing wall that carries the 2x12 joists that run east to west. In order to use the utility room as a heating plenum, the ceiling is open and joists reduced to accommodate air flow to the 2 large walk out rooms and create a free radiant heat under the entire 22 x 22 master suite. In doing so, this enhances the hot air tub by reducing the temperature “rise,” using preheated air from this utility room, substantially reducing the energy to operate the tub (more under HVAC). The use of large joists and strategic location eliminates all utility chase ways. The most complex joist design was the combination at the head of the basement stairs to blend the old and new first floor ceilings and the upper level floors, all at once. Seemingly not so complicated but took over 2 weeks of trial and error to perfect. There were many alternatives that were less than perfect.
Please use this check list carefully
Serving as the mud room and pantry,
1.Shoes off at the door is made convenient by creating a bench and shoe area. 2.The refrigerator and freezer is stocked before going further 3.Dry goods are stored and pass through lends to distributing goods to the kitchen 4.Look under the lower left cabinet for a PVC clean out, serving one roof gutter drain through the home! 5.Feel the soft cabinet draws and doors dampeners. Close but don’t push! This takes time to get use to – a feature provided only with high-line cabinets. 6.Adhered commercial vinyl tile floor finish 7.One heating & cooling ceiling vent conditions the air that enters this door to Main Living room: 1.Hardwood floor stops after the traffic zone to the kitchen. 2.Wall entertainment prepared 3.Two HVAC ceiling ducts 4.Granite tile at the atrium to prevent condensation or rain from contacting the carpet Stairs up: 1.Notice all stairs, even to the unfinished walk out lower level, Custom handrails Oak risers and sides Oak perimeter molding Kids play-living room: 1.Great rooms are currently popular but not frequently used or used comfortably. By adding a separate living room for the upper 2 bedrooms, we doubled the diversity of the entire home use. Additionally, the upper level can be closed off when the kids are away without having a ridiculous empty space. The advantages extend beyond the obvious 2.Wired for entertainment 3.1 HVAC ceiling vent 4.Above the stairs is a main cold air return Common area under main scuttle: 1.Turn on the LED tray lighting. 2.On the ceiling there is a light switch and a dpdt (double pole double throw) switch. With the switch ON, the attic light is on and the other switch is ready to electrically open the hinged scuttle to access attic storage and the HVAC (heat and central air conditioning, mechanical room) 3.Note that hard wood is applied wherever there is high traffic. North and south bedrooms: 1.Mirror image so the kids can argue over a different size. 2.Walk around closets allow ventilation and shared natural window light 3.Light switch turns on the closet light that also has an optional pull chain and the bottom of outlet behind the bed. 4.Wall mounted Entertainment prepared with RG6 and power 5.The chase way in the north closet has 2 14” ducts (see HVAC) 6.The chase way in the south room delivers HVAC to the mudroom. 7.Dormers were added with shelve area in order to create the best symmetry to the front of the home. This unique feature offers many options to the bedroom and simply “really cool!” 8.Both bedrooms have a free radiant heat simulation (see HVAC) and 9.Wired for individual thermostat and electric heat. See the wall plate and half plate on the east wall (near the dormer and on the wood baseboard). The idea is having closed off rooms that can be controlled separately or considering the possibility of electricity being priced lower than propane (it is currently cheaper than oil). Kids Bathroom: 1.The medicine cabinet was a fortunate find from a show room. Open to see and feel this near $1000 protruded aluminum, powder coated triple mirrored cabinet is the best quality to be barely found. 2.All toilets have the 1 and 2 volume flush and bidet to reduce or eliminate paper into the septic system. American society is far behind the rest of advanced populated world except for very rich homes. This “uncomfortable subject” soon becomes interesting common mention and the habit creates an interesting need. 3.Bath tile has countless designs for the young imagination to sit and dwell with. 4.Always notice the oak trim and water sealed union at the tub to floor. 5.This finish floor is commercial grade laminated vinyl tile. 6.Note the drain next to the cabinet. Use your imagination to finish/cover it. Look out the window to see how the roof gutter drains into the home and guess why. Down and right into the master Suite: 1.First step in, to the left is the first “officette.” Most people now or will get up to do something on the internet, in the middle of the night. No door but with privacy and tile for your coffee cup. There are several electrical circuits and communication wire made available. 2.1 HVAC vent and a slide by window (vertical lines) that blend perfectly with all the west side atriums, similar to the kid’s living room. 3.Next to the left is the Kitchenette, powered with several 15 and 20 amp circuits for refrigerator, microwave, coffee pot, toaster and more! Entertainment center, wired with CAT5 and 2 RG6 to the attic and CATV. •Notice the blanks on the left of the TV space above and below the counter, a chase way for optics or anything new, never outdated! 4.The high grade carpet accommodates any size bed but a king size leaves 2 feet of carpet and 2 feet of oak on all sides. Oak against the walls eliminates furniture tipping from carpet tack strips Standard width carpet means this carpet can be changed seasonally. A new idea!? Granite at the atrium to prevent condensation or rain from contacting the oak Master suite continued 1.As you enter the double sink vanity area, switch on the scuttle light. 2.Eyeball light over vanity center 3.The “absolute black” granite on the floor is blended with the galaxy granite, imported from India, with gold flakes, to make the patterns on the walls. 4.Area to the left of the vanity, in the master closet, is sized to easily accommodate a makeup extension from the vanity. While in the closet, Notice an outlet on the northerly corner in the ceiling. This is tied to the master bedroom light so rope lighting can be added throughout the entire master suite or part of. Master Bath: 1.Hot air tub is ½ below floor. The wall control panel works the air and tub LED lights. Notice there is no spout to fill the tub or hit your head on. Also, Notice there are 2 separate shower/tub control valves with toggles and 2 shower heads. •Reach over and turn both of these controls on. The rain head has water activate LED lights that change color with the temperature. •Both valves are from separate hot and cold feeds so one will not take pressure from the other. Also, •See the 1.5” custom port in the tub that not only fills the tub by but because there are 2 valve assemblies, the tub fills twice as fast because the gravity ports are combined! 2.The light in the bathroom ceiling also connects to an attic outlet so creative rope (tray) lighting can be added to or substitute the ceiling light for ambiance. Please note (by the way) that the kid’s bedroom closet lights serve this same feature! Down stairs to the walk out (basement) level: 1.The shelf to the right can be continued for canned goods (a traditional location) The ceiling has a vent which is a modified exhaust fan to push heat down, controlled by the wall thermostat, draws hot air from the plenum utility room (see HVAC). Both large rooms have this feature but the blades are high torque, loud and can be changed with low profile to make quiet. This area is unfinished, left for the owner to do anything he likes but prepared for an in-law-apartment. The entrance door has an entry closet 2.To the north into the utility room, The heater has a built in thermal coupler that does not require electricity so this home will remain heated in the worst conditions as long as there is propane in the 500 gallon underground tank. Above the door is a cooling line-thermostat which intercepts the front 2 room’s heating thermostats. The purpose is to allow the fans to operate ONLY if this room is warm enough, hence it is the “heat plenum”. The floor joists are strategically sealed where heat is drawn to the rooms independently. Notice the partially insulated ceiling. Because the master suite has oak flooring that extends partially to the bath, there can’t be heat extreme under that or it will curl. Only the immediate area is subject to damaging heat. This room created free radiant heat through the entire master suite, making warm granite carpet and wood floors. The washer dryer area is prepared for electric or propane dryer. There are several circuits/outlets for expansion such as demand propane water heater, filet, etc. No regret provisions! Go out to the concrete patio, 1.Notice the retaining walls on both side of the home. 2.Notice the electric and water on all 4 sides of the entire home as well as upper deck 3.Notice the gutter system 4.Notice the deck beam extensions for hanging plants\ 5.Imagine a membrane attached to about 4 feet of the underside of the deck to shed rain away from the atrium doors. 6.Imagine a set of stairs coming to the patio from both the south and north retaining wall levels and a Quonset garage on the north side of the home - tax free! Theater:
Because we had all this new construction in the original basement, it was super insulated, and finished into a theater. The new heat and AC can be easily extended to this room, if ever desired (see HVAC). The $10,000 Atlantic Technologies speaker system is wired for any entertainment center. Above the front center is area that will accept some of the largest flat screen TVs or projection. The 2 columns can be wrapped in rope for a nice finish and not obstructing seats that would best be fitted with 2 wedge end (in-between) tables. Line of sight is unobstructed from left, right and center. We might even draw visual lines on the floor to demonstrate what is quite unimaginable! This room only needs a personal choice of carpet, baseboard and drapes to make it perfectly sound and comfort right! There are 2 blue work boxes to access all the speaker wire and being directly under the breaker panel, additional circuits can be quickly added for the “meanest sound system” with absolutely no restrictions!
1. Back upstairs and out to the lakeside deck: 1.When out on the deck, beneath the water and electric outlet, notice the seams of the decking. Strategically designed so a symmetric selection of decking can be removed and replaced with layered wire mesh and cosmetic stone such as marble. 2.Notice how the 4x4 deck wings are suspended by the custom welded steel decorative supports. 3.Notice how the roof lines and gutter sheds water. Dining room: 1.Observe the cold air return in the floor and HVAC vent in the ceiling 2.Pass through counters between the pantry dining room and kitchen marry all aspects of food management and service. The pantry should be set up for beverage service for small or large diners. Kitchen: 1.So far, voted the best of this home and best kitchen design. The three points, refrigerator to stove to sink are the closest to zero steps and still having counters between! Beginning with, 2.Commercial refrigerator. This has many names such as “low boy” and “salad unit” but it is simply the most convenient refrigerator to enable creating a 2 hour dinner in ½ hour. This had to be modified to fit this residential application. The internal fans are changed (like mentioned with the basement ceiling fans) and the top was super insulated. Unlike residential refrigerators, everything that can go bad is very inexpensive and easy to do. The refrigerator body will never fail being all stainless steel, inside and out. 3.Turn on the ceiling light to see the florescent light over the refrigerator, but that’s not all. Turn on the light next to the sink and then the other counter lights to see there are more lights over the refrigerator trays and finally, the switch over the service counter to the dining room. 4.Remember how smooth the drawers and doors are? Open all the cabinets to find the special applications. A 2 barrel trash recycle cabinet; A multi utensil drawer and all the large base cabinets have rolling drawers inside. 5.Now stand at the 2 oven stove, press the front bottom of the microwave to see the high 400 CFM exhaust hood. This uses a 6” dampened vent through the siding. 6.Now find the vertical drawer to the left of the microwave. We custom built this in place to add shelves for cooking spices or utensils. 7.The sink does not have a separate drain base but one that is pressed from the same one piece material. Try the drain. Smalls things do add up! 8.We are building 5 section sliding glass sides for the range to best direct the exhaust. 9.To the right of the refrigerator is a large cabinet for seasonal pots like for the clam bake. The cabinet over the pass through counter has power and CAT5 for a phone system to wirelessly distribute through the home. Under this cabinet, you will mount a touch screen smart TV for on line recipes and amusement, music, etc. Half Bath: Notice the ceiling HVAC vent Front entry closet: Notice the HVAC vent, floor vent and how the window lights up the entrance, closet and kitchen. Music room: Notice the ceiling and floor vents 1.This is the only original floor that we were able to preserve and refinish. The front door was not centered so I cut the floor to marry the old with new. This music room is also wired for wall television. Front porch: This winter, with all the ice backups and this home not being insulated, had minimal build up over this porch roof, the most vulnerable area. Because the top of this roof is close to the soffit, I am compelled to mention to keep an eye on preventing snow from blocking the vent because there is limited roof ventilation between the dormers.
Other Construction features:
•Hand rails are custom designed, one of a kind, from red oak boards and dowels. I found this necessary to fit the old and new where basic rails were too simple and the alternative simply did not lend itself to a traditional look. This new contour is surly far better than any rail design available “off the shelf.” •Stair risers and sides, made from red oak and capped with red oak was labor intense but a reasonable alternative to full carpet and board sides, now effectively making the stairs comfortably wider without taking space. Almost everything in this entire home had to be unique to my satisfaction. •Lighted scuttles combine code light requirements and attic access. The LED lights last longest and uses the least energy. I designed this to be easily replaceable but they are rated for 20 years of high use. The master suit scuttle is on rollers. Push up and to the side. The upper level is on an electric dpdt switched motor to electrically open and close on its triple seals. There is no scuttle with a better seal or insulation factor! •Granite and marble tile has no grout. Using silicone to water seal the counters and floors is a very long, hard process. The home owner will find missed smudges to rub off, for some time. This unique application leaves no place for mold and mildew or cracked joints and easily replaceable. Shine and seal using stainless steel cleaner (spray), rub evenly with a paper towel before leaving home for a day or so, then use window cleaner to clear the surface for a crystal shine! •Reduced doors and combined natural light and air flow by designing the master suit closet, bath and officette as well as the front door entry closet and bed room closets without doors. Air flow eliminates musty smells and windows shine in all areas, unobstructed for many benefits. The convenience factor must be experienced! •Unfinished areas in the lower level are simple to finish but left unfinished for property tax purposes. Use your imagination, when you are ready and keep in mind that this could make into (and set up for) a perfect in-law apartment. •Snowbird ready: This home is designed so the power can be completely shut off for the winter, protected by the 2 vent free, electric free, highest efficiency propane heaters, strategically located to protect every inch of this home. The entire structure was heating for construction during the entire 2014-2015 winter with only one of these heaters, even before the home was insulated! If they smoke or the smell does not clear up, the elements can be changed for very little cost. Construction dust can cause an unbalanced mix that can cause an odor and these were well used and blown out many times during construction. They seem to be clearing up. •Steel beams are used in 3 areas. The header above the steps into the theater; from that header to the corner of the new walls where the mud room and living room floor joists transition (the step down into the mud room is constructed around a 10” I beam; center of the old roof ridge to support what once had a small dip, now stronger than modern construction. •CAT5 and Cable or satellite ready: There are wires from potential entertainment locations to the attic and from the attic to the outside for cable tv connection or roof mounted satellite dish without running any offensive exposed wires. DO NOT ALLOW anyone to run wires as this home is PRE-WIRED! The master suite entertainment area has a chase way for any new type wires that might be designed to connect a sound bar to a huge flat screen. Like the entire home, this will not be outdated. oThere are CAT5 wires to the master suite office and kitchen cabinet for wireless telephone or anything! oRG6 coaxial is fed to the master suite, all bedrooms, music room, kid’s play-living room, and main living room. There is access to any of the theater walls as it is entirely envelope constructed. oA satellite dish can be mounted through the roof using a roof boot then secured to the rafters inside. Bolts through the shingles is not necessary! •Steel diagonal banding (straps) were applied in the old home to straighten and assure the tightest security. Spray foam was selected for its strength, making this far stronger than any typical new construction. •Innovative headers were designed and installed on the upper floor, above the area from the music room to the entry area; in the 2 upper bedroom closet walls over the kitchen and dining rooms. These preserve streamline head room and flush ceilings by using custom steel “U-bands” to grab the floor joists from above. •Suspended deck wings: The north and south ends of the deck are suspended by the 2 steel welded decorations. Extending down the corner posts and into a special quad-ply wall plating system, fastened with lags and stainless steel bolts, permits the perfect free span patio below. •220v in the driveway: An underground rated 12/3 wire was installed through the well tile so there can be 110 or 220 extended outside. There is currently one leg (110 v) connected and the other leg is labeled in the breaker box if desired. •Wood trim: oKnotty pine board window trim has been custom selected and cut to marry the traditional with the modern home two-in-one design. oClear pine doors, baseboard and half bath custom vanity oRed oak cabinets and molding