Georgetown, DC - Residential Addition

Brief Explanation of the Scope of Work

This client had five major needs for construction to address. They wanted: 1) a new, modern kitchen with an eat in breakfast nook / media room, 2) a new outdoor entertainment space easily accessible from the kitchen, 3) a larger master bedroom, 4) more storage room for large items like bicycles and garden tools and 5) address the basement water seepage problem.

Unusual Constraints/Challenges and Creative Solutions

These client needs were satisfied by constructing a three-story addition to the back with a multi-level entertainment space, accessible from the kitchen and the garden levels.

The new full height basement allowed for large item storage, a new mechanical room, and an additional means of egress from the lower level. The kitchen level was constructed with a cantilever over the cellar entrance areaway, which allowed full cellar access yet visually concealed the lower level areaway from the entertainment terrace... To see more of the kitchen are, please click on see more of this project button at the end of this page.

The functionality of the house was improved by increasing the number of entrances from two to four, and the larger kitchen with breakfast area increased functionality of that part of the house. The expanded bedroom doubled in size and added a sitting room and another use for this second floor room.

The multi-tiered Flagstone and brick terrace, built as part of the addition, adds a beauty and a formal setting for outdoor gatherings that was previously missing. The adjacent kitchen takes advantage of a new wall of windows that brings the landscaped terrace into the new indoors.

One obstacle to overcome on this project was the fact that the rear addition faces south and the design included a fair amount of fine millwork and trim detail. There was a concern that the sun would, in time, warp and damage the trim as well as the wood panels below the windows. The solution was to change the typical MDO board to a solid, 3/4" thick, vinyl material. This material is more stable and weather resistant and the vinyl surface allows for a very smooth finish not easily achieved with other exterior veneer material. Additionally the amount of sun from the entire south facing glass, the kitchen windows and the door are equipped with internal mini blinds and internal shades.
As with many Georgetown townhouses water seepage into the basement, damaging finished walls and flooring was a problem to be dealt with.

The obstacle was compounded by the fact that the house trap exited the building too high for a gravity fed drainage system. The solution was to excavate the full depth of the house foundation (including the footings); then parging the walls with cement, apply and waterproofing membrane, and install a perforated pipe French drain system. This fed to a new sump pump located in the new basement mechanical room. The addition of a battery back unit insures the uninterrupted operation during heavy storm power outages, when water problems are at their worst.

Overall project scheduling was also a logistical challenge as we had to weather several snow storms, hurricane Isabel and more rainy days than anyone cares to remember. The tight Georgetown location also complicated access, especially with the perimeter waterproofing excavation blocking the narrow walkway with seven foot high piles of dirt.


Designed by Jerald L. Clark, AIA

Overall Results

A complete success!