Single Work

Observatory Circle, DC – Third Floor Addition

Description

Multi Award Winner

This was our third renovation for these owners in this house. We bumped up the third story of their Dutch Colonial to add two bedrooms, a playroom and a bathroom. A wrap around front porch was added at the front, a side porch with mud room was added off the pantry and the back of the house was extended to add a large eat-in kitchen with a wet bar.

NARI CotY 2006 “Grand” Award Winner: “Entire House $500K to $1Mil”
NARI CotY 2006 “Grand” Award Winner: “Innovative Technology”
Chrysalis Awards 2006: “Best Whole House Remodel”
Qualified Remodeler’s 2006 Master Design Award: “Bronze Winner “Whole House Over $500K”
Professional Remodeler’s 2006 Best of the Best Awards:  “Silver Winner “Whole House Over $500K”

wh06 elevation front 2 1 683x1024 - Observatory Circle, DC – Third Floor Addition

Brief Explanation of the Project

This was our third renovation for these owners in this house. We bumped up the third story of their Dutch Colonial to add two bedrooms, a playroom and a bathroom. A wrap around front porch was added at the front, a side porch with mud room was added off the pantry and the back of the house was extended to add a large eat-in kitchen with a wet bar. We demoed an old powder room and moved it approximately 10’ forward. We also rebuilt two sets of stairs in front of the house, added front and side walks and built a patio at the rear, all with flagstone. The total project cost approximately $675,000.

wh06 elevation front before 300x225 - Observatory Circle, DC – Third Floor Addition

Before – Front Elevation

wh06 elevation front 1 300x200 - Observatory Circle, DC – Third Floor Addition

After – Front Elevation

 

wh06 elevation rear before 300x225 - Observatory Circle, DC – Third Floor Addition

Before – Rear Elevation

wh06 elevation rear 1 300x200 - Observatory Circle, DC – Third Floor Addition

After – Rear Elevation

 

Unusual Constraints/Challenges & Creative Solutions

First Floor

  •  In order to create the large eat-in kitchen at the rear of the house, the engineer required a huge flitch beam to be installed across the middle of it to support the existing master bath and sitting room.
  •  The installation of a hydronic heating system on its own zone keeps the kitchen area warm and saves energy, but was very challenging to install.
  •  An existing side porch with a concrete slab and stone foundation was carefully augmented with a new wood front porch to create a finished L-shaped porch. Careful attention was taken to match the stone and the trim details.
wh06 front porch 1024x683 - Observatory Circle, DC – Third Floor Addition

Front Porch

This was our first client that wanted a substantial amount of custom wood countertops in the kitchen. They selected walnut and we learned a lot about the pros and cons of wood counters versus stone, solid surface and stainless steel.

wh06 kitchen before 1 225x300 - Observatory Circle, DC – Third Floor Addition

Before – Kitchen

wh06 kitchen before 2 225x300 - Observatory Circle, DC – Third Floor Addition

Before – Kitchen

 

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After – Kitchen

Third Floor

  •  There was much more engineering required to complete this job than we anticipated. In order to support the new floor we had to add two 4” steel columns down to the first floor foundation to support a large new header on the east side of the house.
  •  In order to dry-in this third floor pop up as quickly as possible (to protect the finished floors below) we had to have all our ducks in a row. We accomplished this by designed and had fabricated off site all structural beams, floor trusses and structural wall panels. This saved us at least one or two weeks during which a bad storm could have compromised the house.
  •  To expedite access to the new third floor and to limit wear and tear on the existing home, we built a temporary staircase from the back yard to the third floor.
  •  We had to remove the existing third floor AC system, reinstall it in the new attic crawl space and add a new heat pump zone to condition the new third floor
wh06 bedroom 2 300x200 - Observatory Circle, DC – Third Floor Addition

New Attic Bedrooms

wh06 bedroom 1 300x200 - Observatory Circle, DC – Third Floor Addition

New Attic Bedrooms

 

Technology

The homeowners’ goal was to add two bedrooms and a bathroom for their growing family. The existing layout of their home dictated that the only solution was a third floor pop-up. To minimize risk and improve the energy efficiency of this new third floor, we decided to use structural insulated panels and other prefabricated structural members to allow us to complete the tear off and close-in of this new space in less than two weeks! The final construction cost (including a wrap around front porch, a patio, and a kitchen extension in the back) was $675,000.

There were several challenges to overcome on this project. Due to design challenges and permit delays we had to tear off the roof in late winter.

The walls were constructed of Structural Insulated Panels (SIPS). SIPS added insulation value (R-19) compared with traditional 2×4 walls (R-13) and also added structural integrity. They allowed for prefabrication of the four dormers. Most importantly, the SIPs reduced site time and helped limit the home’s exposure to the winter elements. Higher material costs were offset by lower labor costs.

We completed the project in our budgeted 6-month time frame and our best compliment came from a neighbor who said that the new third floor looks like it was part of the original home. The new third floor is not only incredibly well built, but adds substantially to the insulation value of the entire house. It’s acts like a wool cap. The savings in energy usage over the long term, compared to stick framing, will be substantial for the homeowner.

wh06 attic before 300x200 - Observatory Circle, DC – Third Floor Addition

Before – Attic

wh06 attic 300x200 - Observatory Circle, DC – Third Floor Addition

After – Attic

Overall Results

The renovated house has excellent spaces for all seasons and occasions for this growing family: a welcoming eat-in kitchen to gather and to entertain, two new bedrooms, a bathroom and a playroom for the kids, a neighborly front porch and a durable rear patio. The homeowners are very happy with all the new well engineered, designed and built parts of their home.

wh06 kitchen 2 300x200 - Observatory Circle, DC – Third Floor Additionwh06 kitchen 1 300x200 - Observatory Circle, DC – Third Floor Addition

wh06 wet bar 683x1024 - Observatory Circle, DC – Third Floor Addition

Summary
Created by

Landis

Skills

Additions

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