Main floor plan. The yellow areas are the enlargements to the existing house. The basements gets the same enlargements. Red dashed is demolition.

The existing house, prior to any work.

Because of all the complicated roof shapes, I built a study model for everyone's review.

The entryway. The roof is sloped this way, in part to protect a view for the house across the street.

View of the SW corner of the house. This area with all the glass is the main Kitchen/Dining/Living open plan area.

Color front elevation of the new work for the HOA review.

Color study for Western view elevation.

South facing elevation. All of the letters in circles, and numbers next to them are documented survey points for the Strings and Poles work.

As part of the HOA review, we are required to install "strings and poles" to represent the shapes of the major shapes of the house.

Fast forward many months, and the HOA has approved the project, and the building permit has been secured. Demolition has begun.

The last of the main floor about to come down. If you need to use the bathroom, you can't shut the door. LOL

View of the main floor with major demo comlete.

View from the street. Ready for a lumber drop for the framers!

Form work is set for a big concrete pour.

This formed wall is the demarcation from the garage to the house.

Another back side addition.

The section cut of the extension of the concrete footing. Yellow is the existing footing, blue is the new footing.

New floors framed in, top floor walls going up.

From the street, trusses have been delivered. The roof is about 50% trusses, 50% hand built stick framing.

Some of the exposed glu-lams being test fit.

Trusses ready to roll and set in place.

Some of the custom fabricated steel brackets for attaching glu-lams.

Roof framing coming along, one section at a time.

These rafters will cover a BBQ area over a yet to be built portion of the new deck.

View from the backyard. Big roof cantilever on the left will get trimmed back to about the first rafter.

View of the entryway taking shape.

At the Living Room, looking to the dining and kitchen areas.

View from the entry looking at the living (left) and dining (right). You can start to see the amount of glazing we'll have.

Roof is mostly framed, plywood on, ready for roofing material

Entry starting to take shape.

On the west side, the big glu-lam beam is hoisted up into place. Then we'll cut and place the custom diagonal columns.

View of that beam from the back yard.

Then the Living back towards the main entryway. A very open-concept plan, thanks to our steel beam.

Windows and doors are going in.

Then standing back at the entry looking at the TV area.

Inside viewing from the Kitchen to the Dining Room.

At the deck, a waterproof membrane is going down. An elevated paver system will go down over the membrane.

Up on the deck, doors and transom windows to the dining/kitchen area inside.

Exterior siding starting to go up

Covered entry to the house.

Painting has started. Viewing the entryway from the Living Room.

There is a lot of prep work to the subfloor before the flooring goes down.

Tile guys have 6 bathrooms to do.

The wine cellar starting to take shape. Cork wall coverings.

Outside, a 2-sided fireplace is going in. One side, under the deck. The other side, open air.

On the west side, the landscape crew are setting keystone blocks and starting to set final grades.

Stair landing installed.

Steel stair stringers ready set in place. Then the floating wood treads will be installed. Stringers fabricated locally.

Kids bathrooms almost done with tile work.

Shower waiting for the glass enclosure.

Pavers being installed. The substrate is waterproof and sloped to the left edge to drain rain water.

Porcelain pavers to be installed on the deck.

The finish pavers will be level, using these adjustable pedestals to support the pavers and level them off.

You can see the threads of the pedestal. Adjustable height.

Fast forward and the bulk of the uncut pavers are in. The work slows down as they work the edges.

Inside, the steel beam is getting prepped for finishing.

Outside, siding materials continue to go on.

Landscapers are setting up some planting beds in the front yard.

Stairs from the yard up to the deck going in.

View from the street. Lots of landscaping and paving work happening.

On either side of a boardwalk are forms for a pair of reflecting water pools. Exterior paint should happen soon.

Waiting for concrete for the water fountains.

Concrete has arrived!

Pouring some of the concrete steps. Driveway, beyond, will be next.

Entryway coming together. Can't quite get all the flying glulams in this shot. A special chandelier is on order.

Kitchen starting to come together. Temporary stove to pass inspections.

Stairs and guardrails almost done.

From the kitchen looking over to the dining area. Steel beam upper left for reference.

Wine rack going in.

The bigger wine vault in the basement.

Stairs at the basement.

Outside, the painters are getting busy.

Standing at the covered entry. Water features flanking the walkway are closer to getting water.

View from the back yard. Still to get paint.

Entryway Finished.

Detail of beams and posts.

Entryway fountains up and running.

The Great Room area full of sunlight.

Entryway with the chandalier.

Once the blue tarp came off, the roof and roof structure were in such poor condition they would need to be rebuilt.

Most of the interior walls were all messed up, and portions of the house had settled. More demolition.

There had been a couple of "additions" to the original fishing cabin. More demolition.

There wasn't a legitimate foundation, so a new concrete foundation and pony walls were installed.

It turned out the only thing worth saving was the brick fireplace.

A new floor is set.

The structure starts to go up. We'll create a sleeping loft, you can see the dark wood beams for the loft.

With the ridge beam in place, the rafters go in.

The rebuilt bungalow taking shape.

View from the main living area with a new high vault.

Fascia boards go on.

Shingle go on to make the inside water tight.

Decorative 4x8 rafters are set in place.

On of the back bedrooms. The windows are from a salvage shop.

Water view. These windows were saved from the old house.

The fireplace gets refaced with rock to match stuff out near the water.

Note the hexagonal window up high.

The hexagonal window also from a salvage shop.

Doors also from a salvage shop.

Shingle siding underway.

Fireplace and chimney fully covered.

Walls insulated.

Exterior finishing comig along. Waiting for stairs to door.

Flooring now going in.

Finished with salvaged light fixtures.

The new bungalow in context.

Steps go in.

I started driving my street car 1980 BMW 320i in the mid 80's at the local track. Then moved up to road racing a BMW around 1997.

At Turn 3b at Pacific Raceways in Kent.

Out of Turn 8 at Pacific Raceways. From about 2007.

Navigating Turn 5b at Pacific Raceways.

On the back straight at Pacific Raceways.

The PRO3 group is now 20 years old. We had a record 50 PRO3 cars out for a race and grabbed this group photo. I'm in the front row.

Our PRO3 group publish and distribute a 12 month wall calendar each year. I'm sharing June with Danielle Hovington in the 91.

Hanging out in the pits.

A shot from 1999 in Portland when I was doing my Novice training. PRO3 had not been formed yet.

The car gets run hard, and requires extra maintenance between races.

Outside of racing I like to get the car to community events. Here at the Exotics @ Redmond Town Center - German Car Day

Made up magnets and stickers for the kids to have. Turns out adults like them too.

Here being displayed with some other PRO3 cars at the E30 Picnic in Spanaway.

On the lawn at a BMW Car Show in Renton.

Had the car at an Oktoberfest in Puyallup.

At the car shows I invite little kids to sit in the drivers seat. Then their parents can take their picture. Lots of fun.

Another BMW Club car show event.

My record at a car show was getting 80 kids in the driver seat for pictures.

Another year at the E30 Picnic. The largest gathering of BMW E30s in the world.

Homeowner opted to live in the basement during construction, so the work area was tented.

Tenting in place

Removing the existing roof.

Due to the brick on the outside of the existing walls, the interior sides will receive plywood to help with lateral strength.

Work on the new second floor begins.

About 60% of the existing house gets a new second floor.

A new framed floor will be built over the existing ceiling joists, to preserve the ceiling below.

New deck over the garden shed being built.

The new plywood going in to help with lateral strength.

Front of house view of new work.

The brick chimney will be extended up eventually.

New work viewed from the back yard view side.

The basement received a lot of seismic upgrades.

Old hallway will serve as the new stairway to the second floor.

New work about ready for siding.

Trim work going on. Note the extended chimney.

Chimney extension. Over time will patina to blend with the existing brick work.

The original roof did not allow for brick over the windows. So brick was added.

View of the area before brick added.

New Master Bedroom almost done.

New deck off the second floor office.

New work is horizontal siding waiting for paint.

Original house, before work of adding the new second floor.

Back of the house, before work started.

Floor plan for the second floor addition.

We had the original blue prints for the 1941 house. Great drafting techniques from an earlier era..

Second floor viewed from the west. Note chimney extension.

Second Floor Addition complete

Section cut.

Prior to start of construction.

Seismic retrofit in basement.

HDU8 installed.

Removal of garage roof, a new floor will go over this area.

Working on the plumbing and ductwork from the top side.

Selective demolition, before new floor framing.

Framing the second floor addition.

View of framing from the south side.

View from new Master Bedroom

Southern side of new second floor addition.

Master Bath waiting for fixtures and glass.

New deck.

New cabana addition to an existing house.

Existing house before work starts.

Major framing starts.

The "box" is a fireplace which will also serve as lateral support.

Most of the rough framing is complete.

Stone work starts.

The gas fireplace will be a central feature.

Fireplace getting it's stone work.

An outdoor kitchen was built into this corner of the cabana.

Homeowner is a glass artist and made a custom concrete hearth with colorful decorative glass features.

View from North

View from the South

Columns support deck and roof.

Kitchen on the main level.

Master Bathroom

House mostly framed.

Setting the diagonal columns which will support a deck off the Master Bedroom and the roof.

Formwork pulled, ready for framing!

Formwork for concrete in place, house is set back into the hillside.

Color and material study for the front elevation.

Existing house before work starts.

Demolition starts.

These two room on the main level will be saved. Well at least the 2x4 studs.

Location of a concrete saw cut for a future stairwell.

New foundations in, framing has started.

New footings being introduced in the basement.

Front of house taking shape.

Lots of diagonal bracing as the roof rafters go on.

Standing up on the new top level.

Looking from the kitchen to the front entry doors. Stairs will be on the left side wall.

Most of the rough framing is done.

View from the street.

Back side of the house. A new deck replaces an old worn out deck.

Siding materials start to go on.

3/4 view from the East.

Sheetrock on. View from the Kitchen area.

View of the entry from the upper landing.

Siding work on the street facade continues.

Stair handrails and other finish items being accomplished inside the main Great Room area.

The stair to the new upper level. Cool nooks being built under the stairs.

At the top of the stair landing. Light and airy.

From the upper landing back to the kitchen below.

Finished rebuilt house.

Section cut showing the vertical heights of the various spaces. Blue is existing, black is new.

Retired couple built their dream Craftsman to host their grandkids often.

We kept the plan to a strict 2,000 SF. A DADU nearby will have a 2 car garage. Note the angle to the Nook upper left.

Front of Craftsman house.

Rear side which views the pasture field.

Basement created.

Rather than a regular crawl space, they decided to go a bit deeper and create a habitable basement for the grandkids to have sleepovers in.

Main house well into framing. Foundation for DADU in the foreground.

Creating the window wells for basement windows.

Receiving the roof, then more interior work can start.

Covered porch on back side taking shape.

Covered porch at entry taking shape.

The Craftsman gingerbread going on.

Craftsman getting its colors and coming to life.

The eating nook where grandkids will dine in the future.

DADU over the detached garage.

This fireplace is a focal point for them.

They chose blown in wall insulation.

The southern facing eating nook taking shape.

Completed garage. Toasty and warm inside.

New garage addition mostly completed.

Rebar set for future concrete. There is a tall back wall to the new garage.

Perimeter foundation set. Gravel in place, locations shown for interior concrete pads.

Horizontal rebar grid set for concrete floor.

Concrete slab pour.

Wall framing starts.

Second floor loft being built.

Roof framing at loft area.

Setting up the lower work area.

High ceiling for future car lift. Loft on the left.

Loft above with work and fabrication area below.

Area receiving sheetrock.

Car lift going in.

Repairing the existing deck in the back yard.

Green are new beams to support the roof framing after interior walls area removed.

Main area of work, showing the new beams in green.

Demolition starts in the Living Room.

View from the Living Room to the Dining Room and Kitchen way beyond. This will all get opened up.

Over the years you can see how much work went on during previous remodels and additions.

Another old brick fireplace bites the dust.

Old roof framing now supported by just a couple of 2x4s!

Roof framing now removed. The new roof will be 12" higher.

New roof framing has started.

Living room with higher framed ceiling.

Kitchen area being rebuilt.

Framing between the new work and the garage in the background.

Beam work coming along viewing from the Kitchen over to the Living Room.

Common condition of beams hanging from other beams in this project.

Outdoor cabana roof on.

Stuffing a little nicer covered entry between the existing structures.

Finish work starting in the Living Room

Finish work in the Living Room.

Cabinets going in the Kitchen, the Living Room beyond.

Cabinet work in this wet bar area coming along.

Finished addition

Most of the work was able to progress without much disruption to the homeowners

We looked at pitching the roof as A or B. We chose B to allow for sloping ceilings in the rooms.

Excavation starts.

Formwork for the foundation being set.

Setting steel rebar for the footings.

Concrete walls are set. Prepping for the concrete floor.

Framing can start now. 2x12 rafters.

Big overhang of the roof on this end. Can set the BBQ grill under it.

Anchor bolts galore on this project.

Roofers getting started.

Siding going on.

Mostly finished.

New patio off one of the bedrooms.

Bedroom with vaulted ceiling.

Front of house.

Final design opted for a 10:12 roof pitch and a country farmhouse look.

Early massing study with low 2:12 roof pitch.

Back yard view.

Finished stairway.

Main kitchen. Homeowner's aesthetic was white.

Finished covered cabana.

Getting into finish materials.

Siding going on.

Rear covered cabana

House mostly framed.

Main stairway taking shape.

View from the driveway

Foundation in, ready for floor framing.

Great Room just about finished.

Before work starts. This wall is one of a few that will come out to open up the area.

Before work starts.... this area gets blown up too!

Demo has started. Old kitchen gone.

These bearing walls of exposed studs will get glu-lams over them. Then removed.

Glu-lam beams going in. Old walls gone.

View from the old Living Room all the way to the back of the house.

Ceiling joists get hung to the sides of the new glu lam beam.

In the area where we are creating a new Master Bedroom/Bath suite. 2 glu lams needed here.

View of the outside of the house before work. Owners decided the Great Room needs more ceiling volume.

To get more interior volume we decide to remove the roof and ceiling and bring in new scissor trusses to have an interior vault.

Boom, goodbye old roof.

These old roof pieces need to be removed carefully due to electrical and other utilities strung in the attic.

The original roof was low slope as shown. At some point when they reroofed they built a second roof over the first to get more slope. Crazy.

Close up of the original roof and the second old roof. Void in between.

Parts of the old roof carefully cut out little by little.

Some of the old rafters I take home for firewood.

Trusses arrived and placed.

View of the new scissor trusses from the inside.

Protective roof membrane on, waiting for final comp roofing.

Great Room now with a vaulted ceiling. We are introducing new skylights too.

Looking from the kitchen area up to the entry (in black)

Going from a single entry door to a pair of doors.

Skylights bring in a lot of light.

New entry doors are in.

Master bath finished.

Outside we added a little covered roof at the entry.

Covered entry adds some character to the front. Full house was repainted.

Floor plan for cabana.

Area before work starts.

Framing and beam work starts.

Framing continues, roof on.

To stiffen the columns we bolted them to the concrete wall that the new stairs are built against.

Can lights in.

Electric heaters installed.

Old kitchen is in the middle of the DEMO walls, kitchen will move to the top. Walls on three sides will come out, and need to be replaced by glu-lam beams.

Old Kitchen prior to demo.

Same shot, demo has started. This wall will come out. The big challenge is rerouting all of the plumbing and heating pipes and ducts. Note the HUGE triple glu-lam in the ceiling, from a prior major re

This side wall in the old kitchen will be removed too...

Demo has started, not as many service lines to deal with in this wall.

In the old kitchen, late decision to also remove the wall/beam on the right. Complicates the new beam layouts. And look at the long wall again, with all of the services in it. All of that has to find

Old Living Room, will be the new main kitchen area. Huge 2-story masonry fireplace will be demo'd out.

Demo has started. Note the newer looking framing in the ceiling, a prior remodel added a new bonus room over this former single story area. More complications!

Looking back from new kitchen location, that whole sea of 2x4 studs will be coming out . Good times.

Fireplace demo starts.

It's a big 2-story chimney to be removed.

Fast forward and the masonry is taken out. Then, the exterior needs to be repaired with new siding and other trim bits so it looks like a chimney was never there. The trades that do this restoration w

Inside the new beams are going in. Here we had to fab up a custom bracket to hold a triple glu-lam that was bolted together. There is no off the shelf Simpson bracket for this application.

Viewed from the other side. Part of the challenge with these new beams are the plumbing that needs to be rerouted too. Remember there is a whole second floor above.

Big bracket in place, all the temp walls and posts are out. View towards the kitchen. The old fireplace area is framed in.

Down in this lower area you can see another new beam going in, to take out a portion of a bearing wall.

This is a beefy bracket, but it is an off the shelf Simpson bracket. So less costly vs. a custom bracket..

New windows for the kitchen. The sill is higher to account for the new lower cabs that will go in.

View towards the future kitchen.

Sheetrockers rockin' the sheetrock.

From the lower living room. Now with a better view toward the main area.

Over in the garage, the GC is building all of the cabinets on site. His guys are able to build the cabs at a lower cost versus cabinet shops.

There are new cabinet boxes everywhere being prepped to load into the house. It's going to be about the biggest set of cabinets in one of my projects.

There's lots of other work going on around the house that is not part of the building permit work. Here the existing stairs are getting refinished and new handrail bits.

Cabinets are starting to load in. View from the new kitchen across the three old rooms, now one long room.

View of the kitchen.

Appliances!

From the steps looking at the center island across to the kitchen, far wall.

Center island (old kitchen location)

Those steps from the past view.

Decided to keep this fireplace and redo it.

Cabinets in, down to finishing details. Remember how many walls were removed to open this up.

Standing at the kitchen looking back across the open space. There are new glu-lam beams galore up in the ceiling to support the second floor above, and end up with a flush ceiling.

Remember there was a big masonry fireplace that was demo'd where the range is now.

This fireplace was saved, and updated. There was an interior designer on this project who picked all the finish features.

Finished House.

Early artist rendition for the house.

Main level. Note the double curved stair. A centerpiece to the design.

Foundation in place. At 6,000 SF, everything on this house is big.

Pier pads galore.

Framing starts for the main level.

Off site, the curving stairs are being fabricated.

The roof trusses are being set.

Note the special tails for the roof overhang.

House is now dry for interior work to start.

Stone veneer is on site, ready to place.

Stone veneer now on the house.

Inside the double curved stair is in place, and getting finished.

The stair guy said this was one of the most complicated floating stairs he had worked on.

Outside, the back side of the house receives finishes.

Kitchen cabinets going in. Owner has chosen a traditional look.

Landscaping starts to go in.

Back side patio. A swimming pool will eventually go in too.

House just about finished.

The rest of these images are from the MLS listing with furniture staging.

Double curved stairs.

Fully under construction.

Existing house prior to work.

The Gambrel truss allows a room inside the middle of the truss.

Wood blocks for the house lift.

Hydraulics starting the lift.

Incremental lifting of the house, one block level at a time.

Final height of the lift.

Existing roof is off, a couple of rooms are being saved, so tarping the house.

New pony walls to support the existing structure. New foundation for a portion of the addition.

Tarp on and done for the day.

The Gambrel trusses are set in place.

View of some of the seismic retrofit work in the pony walls.

New covered entry stoop.

Covered deck off the kitchen.

Master Bedroom inside the Gambrel truss.

Siding going on.

Homeowners wanted a farmhouse look, which the Gambel truss made easy.

Entry stoop taking shape.

Stairs to new second floor going in. Handrails next. Southern windows will flood the area with light.

Redesigned and enlarged first floor.

New second floor inside the Gambrel truss.

Trees removed, excavation for the front addition started.

We’ll be removing all of these walls and fireplace to create the Great Room plan.

Front Addition framed.

Back bedroom addition framing up.

New additions will be vaulted ceilings with a ridge beam.

Where the old brick fireplace was.

Rear addition coming along. Left side pop out was a previous addition to the house.

Removing some of the old roof framing in preparation for a big glu lam.

Big glu-lam set in place, lots of the roof sets and hangs from this beam. This allows the prior interior bearing walls to be removed.

Owner opted for a standing seam metal roof.

Master Bedroom taking shape as electric rough in happens.

Starting to lay up the metal roofing on the front of the house.

Metal roof on, siding started.

Doing trim work on the back.

Looking towards the kitchen area. You can see the big glu-lam spanning this wide space.

Outside work coming along.

Electrical and plumbing rough in continues in the Great Room.

Beams hanging from beams to open this area up. View from the kitchen area.

Master bedroom getting sheet rock.

Finish work starts in the Great Room.

Setting tile in one of the new bathrooms.

View of the future kitchen area.

Flooring supply has arrived.

Kitchen cabinets going in.

Finished 3 Season Cabana

Back of house before start of work.

Concrete foundation is in and floor framing has started.

The crawl space will be deep enough for storage.

Floor in, ready for walls.

Roof framing mostly complete.

We had the roofs have different pitches both to avoid windows on the house, and to allow more light in.

Ceiling finish coming along.

Finish work on the outside coming along.

The cabana looks over a golf fairway.

Finished cabana.

Screen are in place partly to protect from errant golf balls.

Finished interior.

Finished interior.

Finished Addition of ADU over new Garage.

Original garage had been converted to a Living Room. Here there is enough grade change to allow the second floor ADU to walk right onto the upper lawn area.

Excavation starts.

We'll also add a proper covered entry roof to mark the entry to the existing house.

Large footings required for the eventual TALL retaining walls.

Where the new addition meets the existing house.

Concrete footings in place. Now setting the rebar in the retaining walls.

Tall walls here!

Walls getting ready for concrete.

Walls poured, concrete columns will support future point loads.

The red is a liquid applied water proofing.

Loads of lumber starts to arrive.

Framing for the second floor ADU.

The lower addition is an office.

Second floor ready for roof trusses to arrive.

Roof trusses and membrane installed.

Upper ADU can walk out onto upper grade.

New covered entry taking shape.

Finished project.

ADU entrance with it's own wrap around porch.

Lower addition for home office.

Finished conversion to an open Great Room

Before work started. All of these interior walls will be removed and supported with a series of beams..

Demolition has started. HVAC people will reroute vertical metal ductwork that was in a wall.

Beams hang from each other to open up the area.

View from the kitchen area to the front of the house. The two columns are strategically placed to land in the future kitchen island.

More beam gymnastics. A big load at D.

Outside, the old deck has been removed, new larger deck under construction. Nano wall just in view up there.

A rather large glu lam beam was installed for the wide Nano door opening.

Existing floor joists are hung from the new glu lam beam.

Kitchen cabinets starting to go in.

Better view of the openings we are creating, kitchen now can be seen.

Siding repair at the Nano wall.

Cabinets going in.

Old stair railing to be redone.

Prepping for new stair railing.

New stair railing installed.

Kitchen area mostly completed.

Final touches to the kitchen.

Deck is built, waiting to repaint the house.

Finished covered deck with big beam cantilever.

Blue are the new addition heated areas.

Back of house with old covered deck at the right.

Old deck and roof gone, excavating for foundations.

Foundations in!

Concrete pads in the near ground are for deck posts.

All these foundations seem to be getting anchor bolts at 24" OC, used to be 48".

All rear walls removed and floor framed in on the new areas. Owners have decided mid-project they want to also bump out the Master Bedroom which is the room closest to us in this picture.

Problem with bumping out the Master Bedroom 4 feet is we are maxed out on our allowable lot coverage with the approved addition. So we're figuring out how to get this extra space approved mid project.

New addition, you can see the anchor bolts now hooked up to the sill plate. TJI floor joists are running side to side (rather than front to back) so we only bear on new foundation.

With the ceiling removed, always interesting to see how houses were framed in the 50's. Really minimal amount of framing to get the job done. This will all come out when the new roof rafters are ready

Existing floor system is T&G car decking over floor beams. The T&G spans about 4 feet between beams. Now with things really exposed, we can see the floor has been sagging. So as we open up these rooms

The framed wall along the left is a new temporary support for the existing roof. The exterior wall has been removed. The area in red will be a bump out of the Master Bedroom that the owners have just

Red line notes were the original exterior bearing wall was. The bump out mid picture to the right is for the kitchen/dining. Sun Room in the distance.

New posts for the future Sun Room.

Eventually there will be a new covered deck in front of the Sun Room, with a seamless extension of the sun room roof over the deck.

Little by little they are taking the existing house apart, as they do the work. Yes, the family has moved out of the house.

Eventually all of these rafters to the ridge will be removed. New rafters will span from the ridge out to the new exterior wall. And, the ceiling will be vaulted.

Blue is existing, red dashed is stuff coming out, and black is the new wall and roof slope.

The cantilever beams were to have columns at the ends to support them. But to add the 4' bump to the bedroom mid project, we had to re-engineer the beams to be cantilever beams. This way without the p

Fast forward a few weeks. There will eventually be some decorative elbow braces to help support the cantilever.

Early view from the other side.

And a couple of weeks later.

With big skylights eventually.

Special brackets to support the beams.

Meanwhile out front, we are adding an alcove entry and covered entry stoop. That framing has not started yet. First, pour the concrete.

Little mini concrete truck that mixes the batch right at the site. Great for if you need just a oouple of yards.

On these mid project bump outs, we doing a concrete slab floor, rather than building a crawl space (crawl space peeks out on the right.

Concrete poured, filling the floor with rigid insulation to meet the energy code.

These floor cavities will get fully filled. A little time consuming to trim all of the rigid foam panels. Once filled fully, the plywood subfloor will go down.

Outside, the 4-foot bump out of the corner bedroom posed problems for how to structure the roof, when the end of the roof has a hip, rather than a gable.

We've decided to go hipster modern and build a mono plane roof over this area, it can't be seen from the street. Top beam going in here.

Fast forward to see the basic shape.

And sided. The vault adds some nice volume to the bedroom and bathroom.

Hardwood flooring going in.

And a couple weeks later, mostly in...

View of the kitchen area with the 4-foot bump out now, and a vaulted ceiling, new skylights will add lots of extra light.

Kitchen cabinets are being built on site.

Kitchen mostly done. Punch list on the refer. As seems to be the case on these major remodels, the homeowners start moving back in when the project is about 98% done.

Outside the new little entry takes shape.

And mostly finished with a nice red door.

Old front of the house, before work started.

Plan showing extent of new work.

Two prior additions will be removed prior to the new work.

Demolition and excavation starts. The deep pit to the right is where the new stairs will go down to the basement.

Digging the pit for the new stair access to basement.

Placing rebar for the concrete retaining wall needed for the basement stairs.

No truck access to the rear so the concrete will be bucket brigaded to the back.

Moving the concrete 5 gallons at a time.

Concrete placed.

More demolition and site work.

New floor going in.

Most of the work can go on while the homeowners live in the main house.

New additions taking shape. Mono roof will take solar panels.

That stairwell down to the basement.

Stair from the basement end.

The new dining room and exterior deck will have a great view of the back yard garden.

Project near completion, solar panels going on.

Addition mostly finished. Some interior finish work to do.

New stairs on the left. Lighted closets are were the old unsafe stairs were.

Blue highlights the major beams going in to allow load bearing walls to be removed.

Work was complicated by a prior 10' addition off the back of the house. Made roof support a bit more complicated.

These walls, and others, will all come out to create the Great Room.

Demolition starts.

Kitchen demo'd the change in direction of the subfloor shows the 10' prior addition.

Temporary bearing wall in place so the new beams can be set in the ceiling to support the roof. Then the rest of the old bearing walls can be removed.

Location of the old brick fireplace.

At the bedroom addition, excavation begins.

Hand placing the cement into the formwork.

New beams starting to go in. See left of image.

New glu-lam in place with existing ceiling joists hung from it.

Up close of the existing ceiling joists hanging from the new glu lam beam. Beam also support the roof rafters.

One new big beam hanging from the main glu-lam.

The slab is poured and curing for the bedroom addition.

Poured to be level with the existing floor beyond.

Bedroom addition far along now.

Fast forward and kitchen cabinets going in. Dust is from the new hardwoods.

Nice pantry at the corner of the kitchen.

The focal point is this 3 sided fireplace.

Standing at the entryway, kitchen beyond. Totally open now.

Doing some test colors for the hardwood staining.

Move in time for the homeowners.

Front of House, Completed. Style matched existing.

Front of House, During Construction

Front of House, Before Construction

Finished large dormer addition.

Blue is the enlargement area from the old dormer to a larger dormer.

Back of house before work starts.

Original stairs to be replaced.

This area with the tight pie shape is really unsafe. New toddlers are in the house.

Old bath at dormer to be enlarged and remodeled.

View of some of the original bones. 2x4 roof rafters.

Demolition work starts and stairs meeting code are built.

Bathroom area of new dormer getting framed.

New window added and furring out walls to get a thick layer of batt insulation.

Collar ties and a beam up there to support the new dormer.

More framing, and furring out the 2x4 rafters to take more insulation.

The new stair had to snake between the existing kitchen and first floor bathroom which had fixtures in the walls that couldn't move.

Rebuilt stairs from above.

New dormer taking shape on the outside.

New stairs are done.

Top of stairs leading to the refurbished second floor rooms.

On the first floor a few interior walls were removed to open up the main areas to flow nicely. New stairs upper right.

The new bathroom on the second floor.

Section cut. Careful measurements of the new stairs to confirm head height clearances, etc.

Finished project.

Green is the existing footprint. Additions in three directions.

Original house, prior to work.

Formwork for foundations are set for the pour.

New perimeter walls go up.

Crane used to set large roof trusses in place.

More roof trusses ready to roll up into place.

Glu-lam beams for outdoor covered are set in place.

Roof trusses placed. Ready for plywood.

Roofing on, siding being installed.

Main Great Room area taking shape.

Time for paint.

Kitchen cabinets going in.

Outdoor cabana getting lights and heaters installed.

Demolition completed.

This era of house had horizontal skip sheathing with a diagonal board for extra bracing.

Great Room ceiling will get a vault using these scissor trusses.

Each scissor truss is walked into the Great Room.

One by one the scissor trusses are set, and the old roof framing cut out incrementally.

Eventually all of the scissor trusses are placed, and the old ceiling framing is removed.

Because of the lack of depth at the end of the scissor truss, spray foam insulation is used.

Then when there is enough thickness, we revert to more traditional batt insulation.

New hardwood is blended into the existing hardwood areas.

More work on the floors blending new with original.

After refinishing the hardwoods, the new blends perfectly with the existing flooring.

Some exterior siding was replaced.

Finished, and with the solar panels on in the distance.

New Shop addition almost finished.

Blue is the 720 SF existing shop. Addition added 1,550 SF.

Existing shop before work started.

Foundation in place.

New foundation in place.

Location of one of the garage doors.

A smaller workshop area off the larger garage space.

Main structure getting trusses and fascia boards.

Lots of temporary bracing until framing is completed.

All of the garage door openings required extra seismic steel bits.

Old red shop is behind smaller addition on the left.

Plywood on the trusses roof, ready for a roof.

Old shop walls removed to get more solid 2x6 framed new walls.

Getting close to removing the X-bracing.

Siding and trim going on. Electrical work inside.

New addition in relation to the old shop on the right.

New framed walls, plywood and windows in the old shop.

Interiors getting sheetrock and paint. Ready for a car lift.

New Rambler nearing completion.

Music room behind the garage will help isolate noise. Owner is a member of a Pink Floyd tribute band. Looking forward to visiting and listening to rehearsals.

Who doesn't like to watch concrete being poured. If it wasn't rainy and cold I could watch this for hours. Ha Ha. Here one guy controls the nozzle, the Coug with the trowel is finishing.

Big boom to move the concrete. It took 4 loads just for the footings. They will let it set up for a week while they build the stem wall forms, then run a second pour for the stem walls. Then wood fram

After forms are pulled, framing can start.

TJIs ready to set out. Engineered wood products are smart products. Better use of wood, more stable with very little shrinkage.

These will get turned up vertical in a little bit, then plywood sub-floor laid down.

Here the TJI floor joists will be hung from these metal hangers. This way they will have a flush floor between the garage and house.

Floors in, now the walls go up.

Concrete pad is for the garage, pad to the right is for the music room.

Being framed on the ground, this is the North side tall wall yet to be lifted into place. It will lead to the covered deck.

Entryway being framed.

No interior walls... yet.

They print the drawings half sized which can be easier to handle in the field. However the type is half the size. I've been increasing the size of my fonts due to how often drawings are printed at "ha

Being a rambler means extra roof area, and extra trusses over a convenional 2-story house. There's another load of trusses that will come on a second truck. I've designed bigger houses, but not with a

Truss packages being lifted to the right areas.

Turning right and looking through the future kitchen. Guys are laying up scissor trusses over the Master Bedroom. Scissor trusses have a sloped bottom chord.

More scissor trusses in the rehearsal room behind the garage.

Outdoor covered cabana will also be sloped rafters eventually.

Lots of Simpson bits in these modern houses.

Truss drawing is very accurate.

Very cool "Attic" truss over the garage. Truss designer is able to "carve out" the middle portion of the webing to form an open area for storage. This an open area about 8-feet wide and 5-feet tall at

Big beefy joint at the lower corner of the Attic truss. 2x4 bottom cord and the truss changes to 2x8 bottom cord at the "Attic" area span.

View of the covered cabana from outside.

Siding and roofing on.

Rear cabana filling out nicely.

Front Entry taking shape.

Main Living Room with future fireplace on the left.

Looking through the great room to the kitchen area.

Grader taking a break. They've been laying the fill down in 6" lifts then compacting.

Outdoor attached cabana getting lights installed.

Some finish materials starting to go in, this is at the main entry.

Great room taking shape. The trim around the windows took a guy a couple of days to cut and place.

Landscaping starting to go in.

Kitchen being built.

Finished Great Room

Framed and ready for windows.

Demolition Complete, ready to be rebuilt in to Sunroom.

Large beams to help open up interior spaces.

Area of demolition

2-Story Area

View to new 2-Story area

Front of House, Completed

Front of House, Completed

Front of House, Before Work

Start of Construction

Progress Photo

Progress Photo

Front of House, Completed

New Entryway

Second floor addition over existing garage finished.

To make this work, the exterior walls of the new addition needed to align with the garage walls below. Special consideration was given to gravity loads to we did not overload the existing concrete foo

Original garage before work starts.

Workers pulling the first concrete roof tiles.

Roof tiles are off, now pulling the plywood.

Back side during demo.

Roof rafters are 95% gone! Eventually some of the second floor heated areas will see demo and renovation, but they won't bust into those areas for a bit.

Lumber package delivered. Framers can start framing.

We are using Microllam LVL (Laminated Veneer Lumber) to reinforce existing glu-lam beams to make the combined beam stronger, so the beams can support the new second floor loads.

We sandwich the existing glu-lam beam (noted in Blue) with two LVL beams (noted in red). The two LVLs and the Ex Beam are through bolted together so they act as a single beam. Then, the new floor jois

Another view of the sandwich beam.

Framers hanging the new second floor joists in the final garage bay. Plywood flooring already installed in the far two garage bays.

This is the area where the garage meets the main house at a 45 degree angle. So special cuts all through here. The sandwiched LVL beam in the upper right.

View from the back, so far. Once the new structure begins to be framed, there will be some more demo up on the right at the second floor.

More lumber has been dropped, new second floor framing has started.

They are still doing some demo around the blue tarp as they blend the existing framing to the new framing.

The new roof structure is a hybrid of pre-engineered roof trusses and more tedious stick framing. As much as we could we used trusses to control the gravity loads down to the existing foundation. Then

Here you can see a ridge beam up. Then they will frame off that to fill in over the transition portion.

Using some scissor trusses to provide a bit of a vault in this area.

There's a big girder truss here that will also serve as an attic truss to put a new HVAC unit.

These framers are really good.

A well used tool for roof framing.

Exterior siding being hung and roofing underlayment is in place.

And at the rear.

Part of the Master Bedroom, with the vaulted ceiling via use of scissor trusses.

Rough-in for a pair of sinks in the Master Bath.

Ductwork going in for heating. Note the scissor trusses to create a vaulted ceiling.

And fast forward a bit after the sheet rock is installed. Easy vaulted ceiling.

Master bath will get a heated floor.

Down in the garage, the existing panels between the garage doors are getting new metal seismic bits installed to help the building in an earthquake.

Finished addition!

Below, ready for boats. Above, ready for tenants.

Exterior elevation, pretty plain jane. Yes, the deck is cantilevered.

First floor, 30' wide, 40' deep.

Apartment above, a residence is required by code.

The few walls on the first floor have to be stout. As there is very little wall at the garage face, special concrete panels are built for lateral seismic strength.

After all of the flood analysis, it was determined that the 4-foot tall concrete wall along the sides and back was not required. So regular wood framing from the floor on up.

Roof trusses being set, you can see these are "scissor trusses" with a slope in the bottom chord. To the left you can see the deck which will cantilever with no posts below.

Trusses are set in place

Testing the cantilevered deck with a dead load of plywood. No deflection.

Standing at the kitchen, view to the inlet.

Lots of progress up North at our Garage for Boats. Siding going on, one side at a time.

Lots of steps in this stair run.

Inside the main room is taking shape. Entry door in the middle of the picture, a little half wall being built.

This hallway opening leads to the bedrooms. You can see where the ceiling vault ends at the hallway. The hallway ceiling is 8-feet, so we got around 36" of vaulting at the peak.

Front of House, Nearing Completion

Rear of House, Nearing Completion

Progress Photos, chronologically...

Radiant Floor Heat Throughout House

Rear Patio, Completed

Rear of House, Before

2 Story Addition, Final

Before Addition

Two Bay Garage Addition

Existing Garage before Addition

Progress Photo

Progress Photo

Progress Photo

Fire Pit at Patio

Heat Cooking Area

Two-Way Fireplace

Media Room

Addition over Garage

New Office addition of the Bonus room.

Before

Completed Addition

Before Construction

Side View of Completed Construction

Side View Before Construction

New Master Bath as part of a comprehensive renovation of this 70's era house.

Exterior shot of house, to put the period in context.

Existing circular stairs. Peeled round column is only to support the inside edge of the stringers. Everything will go except that peeled column, they want to keep it. This made laying out a new safe s

Existing circular stair, saying "please try to walk down me without falling, I dare you".

Fast forward past securing the building permits from City of Bellevue. Winder stairs are out, new stairs going in.

Between you and me, we'll see if that peeled column does stick around as the project moves along. It is not holding anything up anymore. But the owners like it, so it stays.

View of the gutted small bath, which will turn into the new expanded Master Bath. Shot taken from the soaking tub platform, all of that plumbing and venting is existing from the old bathroom. Most of

View of the soaking tub platform. A window is being framed in to the left over the platform. Green wall beyond will be part of the Master Bedroom. This whole area was 2 smaller bedrooms and a shared b

At the other end of the house, an coat closet is being converted to a Powder Bath. This was actually an addition to the house. So if you looked at that insulation and thought the JM graphics looked so

Builder was really happy using LVL members for the stringers in the stairs (rather than 2x12 sawn lumber). More dimensionally stable and straight which should lead to less squeaks in the stairs.

Work is progressing. Big platform for a big soaking tub, new window opening framed in on the left.

Adding 2 new skylights in the Master Bath to match the existing one at the far end.

New opening framed in for an additional window in the Master Bedroom.

New half bath with pocket door at the other end of the hous. We suspected this area was an earlier addition. The insulation gave it away. It is newer than insulation found in other areas of the house.

Below the Master Bath work in a play room in the basement. Sometimes you have to tear into adjacent rooms to get work done. Adds a little cost to repair the sheetrock and refinish the room.

The owners were in town and wanted to enlarge the shower, so that's what we did.

All of the orange on the horizontal surfaces is the substrate for the electric radiant heating. Even on the bench in the shower. Very nice.

And on the surface of the soaking tub. The tile guys say this is the most electric radiant they have ever put in a bathroom.

On the outside, new siding where windows were installed.

3 skylights now where there used to be 1 now that the master bathroom is where it is.

The grey lines are the heating coils for the electric radiant heat.

In the shower, this is the bench. When on, this system has about a 1300 watt draw. That's like a microwave running or a hair dryer on high.

In the little toilet stall. Tile guy says this is the largest tile radiant heat installation he's ever done. I don't doubt it. Seemingly the only surfaces in the bath left to heat might be the ceiling

It warms my heart to see the trades actually look at the installation manual! (inside joke with my Architect friends).

Starting to patch up the basement areas. This was all torn up to run plumbing in the Master Bath above.

Same deal here, all this is to service a new powder bath upstairs.

New straight run stairs. The homeowners are covering up a lot of rustic wood in this house. But, they are going to great lengths to leave this round peeled log in place. It was holding the treads of t

Master Bath, getting closer to dropping the tub in.

All those orange radiant heated surfaces are now covered.

So the owners are in town and going to stay in the house for a week to test it out. Soaking tub is in with all the heated tile.

Master bedroom with new window. Favorite color of the owners is blue.

There was an interior designer picking finishes on this job.

Fun tile work.

This is one of those high tech toilets. It has a motion sensor that when you get near it, the lid automatically opens. Scared me the first time I got close.

New stair configuration finished. Original log pole has been preserved.

Some rustic stone veneer at the lower level fireplace.

Except for the exposed log pole, most of the existing wood has been covered. Beams, etc.

This was the basement room torn up pretty good for all the plumbing work above. Now put back together.

New powder room. Faucet come out of the glass. Very clever by the interior designer. I've learned that we may be doing more work on the house!