BEFORE AND AFTER IN MAR VISTA

VENICE BUNGALO REDUX

MANY YEARS HAVE PASSED AND THE BUNGALOW NEVER  CAUGHT UP WITH THE TIMES.

A NEW FAMILY HAS DECIDED TO TAKE ROOT IN A NEIGHBORHOOD OF VENICE, CA. AN ALTERATION AND ADDITION TO A HOME DESIGNED FOR THE LIFESTYLE ACCORD WITH THE TIMES AND IDIOSYNCRASY OF THIS YOUNG COUPLE. THE EXISTING STRUCTURE HAS BEEN RE-ADAPTED:NUMEROUS SMALL ROOMS HAVE BEEN OMITTED AND OPTED FOR ONE LARGE  SPACE INSTEAD. IN THE REMODELED SPACE, THE FAMILY WILL LIVE/ WORK IN A BROAD AND VAULTED ROOM WHICH HOLDS THE KITCHEN AND LIVING/ WORKING SPACES.  A PRAGMATIC 2 STORY ADDITION PROVIDES A HOME FOR A GROWING FAMILY: 3 BEDROOMS, 2.5 BATHROOMS, FAMILY ROOM, AND PROVIDES REQUIRED COVERED PARKING FOR ONE VEHICLE.

2004-2005 Interior alterations and exterior additions on a 1927 Venice bungalow. A deck as a destination accompanied by fireplace became as a place of congregation. Al fresco casual meals and ocuppy the back yard as a stance to indoor outdoor living was imperative. An outdoor kitchen, Living/ Dining, and Indoor Kitchen; rear yard faces west and receives sunlight all afternoon. The kitchen is central here in this home. The bathroom is a collection of exquisite materials along with propositions on how to experience daily bathing rituals; soaking tub and steam bath.

Kitchens and Bathrooms in Interior Design Magazine
http://www.interiordesign.net/article/544231-Good_Neighbors.php?intref=sr

Here public areas on the First Floor.

It has been a year since we completed the project. It is the most incredible feeling to go through the whole process; from conception, through design, construction and completion of project. Wow, it is only one year later and I finally can stand back and have a very strong feeling of accomplishment. Thank you Mimi, Felix, and Naomi for all your support.

Not quite. The backyard needs To be cleared and landscaped he sump pumps will go in this week also electrical inspection, plumbing, and HVAC. all interior wood floors will be finished with no VOC natural vegetable oils and aromatic hardening oils..

Finito?!

Hardwood Floorsd are in place. Sanding will continue for 3 more days, Finish is following behind with a Hard Wax Installation of the Built in place cabinetry (FSC_ Certified 93 %) is 70 % completed and being finished with a combination of Flax Seed and Tung Oil.

Hardwood Floor Arrived. It has been acclimating inside the house for 72 Hrs. Hardwood Floor moisture content is at 5%~7%. Radiant Floor has been on at a constant 70Degrees F. for the last 5 weeks. Relative Humidity is at comfort range fluctuating between 50%+ ~ 60%. Interior Stair treads are being oiled and the Exterior Stair treads are being cut to size. Installation of all cabinetry continues tomorrow. Floors will be installed starting Monday.

T Minus 10,9,8... Our deadline is getting closer and closer. Cabinetry (All FSC Certified Plywood 90+%) is Being Installed, Flooring is on hold MALDITA SEA! ( FSC Certified Cumaru T&G), Doors are all being Hung and Lighting is being finalized.

Siding is 70% complete. Second floor exterior balcony walls still need rainscreen also rest of garage exterior.

Standing Seam Metal Cladding is 100% complete.

Siding is 55% complete.

Concrete Tile Floor is 100% complete. Second floor engineered hardwood floor ( FSC Certified) is arriving at the end of this week. Installation will be over a .25" thick layer of cork. Adhesion will be Zero(0)-VOC & Zero-Solvent adhesive.

We continue installing the rainscreen as exterior wall system and began work installing the standing seam cladding (Ultra-cool metal coating technology SR 28.90, E .84, SRI 28) along the south and west face of the second floor exterior planters.

A second coat of water based penetrating sealer will be applied to the concrete tiles before the sanded grout is in place and later followed by a carnauba wax finish.

Custom GFRC Concrete Tiles are now being installed over the Scluter-DITRA uncoupling Layer, waterproofing mambrane, and vapor management layer that accomodates moisture from beneath the covering. Production by a Local (within 500 miles) manufacturer who uses recycled water and recycled aggregate in all precast concrete products. tiles have been pre-sealed before installation with water based penetrating sealer. The sacrificial layer will be a natural carnauba wax water based emulsion.

Rainscreen Siding (FSC-Certified Muiracatiara) begins to be installed throughout the house; areas where the Exterior Slabs will be (Entry and rear patio) will be completed first.

All Vertical Battens have been screwed onto the exterior Sheathing @ 2'-0" O.C. with 316 Type Stainless Steel Screws on Battens @ 8"O.C.. Also, the Vent/Barrier strips have been attached to tops and bottoms of Battens to drain moisture; promote convective airflow without intrusion from insects/pests behind siding and in between battens.

Screen/ Vent @ Window Sill/ Jamb Condition

Concrete Floor Tile Uncoupling membrane over radiant and structural floor system.

We finished exterior waterproofing the Garage & Accessory Living Quarters and passed inspection. Now we will install all the vertical battens on exterior walls as in the main house.

Concrete Tile Floors are next; Schlutter DITRA underlayment system will be installed over Warmboard Subfloor ASAP it is an uncoupling layer to avoid cracks on the concrete tile.

Completed Plumbing, Electrical, Mechanical, Insulation, and Drywall in both the Garage and Accessory Living Quarters above; with equal rigor, manner and specifications of the Main Structure.

Ceilings and interior of closets and pantry have been primed with SAFECOAT Primercoat for new wallboard low VOC and Painted (2 Coats) SAFECOAT Flat Paint Zero VOC. Bathroom Tiles have been grouted and Hydronic Radiant System is complete and Pressure Test inspection is coming this Monday 03/08/10.

We have begun installing the Cumaru Battens (FSC Certified) - with 2 1/2" Type 316 Stainless Steel Screws @ 8" O.C. which will recieve the Exterior Muiracatiara Siding Boards (FSC Certified).

It has been days since I have been able to upload and update this Blog. We have completed: All insulation (exterior wall + floors (soy based spray foam) + interior walls (natural cotton fiber insulation), All drywall (Type-X + Water resistant Type-X), Enargy Star Rated Duro-Last Single ply membrane roofing system (white-Cool Zone/ reflectivity of 87.5%, Total emittance of 95%, SRI is 108), All exterior waterproofing (On exterior walls -2 layers of Vapro-Shiled - Wall Shield), Dex-o-Tex Weatherwear Waterproofing system on both exterior decks applied. Also, Interior Steel Stringers for stairs are in place.

Currently we are in the process of installing radiant heating PEX - Aluminum - PEX tubing, and bathroom tile installation is in the process.

INSULATION COMPLETE. DRYWALL BEGINS 12/28/09.