Phase 1a – exterior work to satisfy NoV, & whatever else makes sense at this phase
- New 75' shotcrete
retaining wall on west-facing side. Will the city require a temp fence for the drop-off? If not, I don't need one.
- excavate rubble & serpentine for a legal height basement, accounting for moving utilities (gas, water, electric) as needed.
- New concrete foundation, using cribbing to support house
- All dry rotted beams replaced
- Remove the sloped concrete wall out front for access to work from house's interior. Assuming the city will require fencing for the drop-off from the sidewalk, I'm searching for simple wrought iron fencing in the style of the house's original contstruction period (late 1800s). If I can't find the right type, cheap temp basic fencing OK for now.
- Outdoor alleyway/fire escape on east side of house. This should use space from the lower unit, not upper - concrete removal from front is fine, using a temporary walkway to upper unit front door.
- Locking wrought iron gate at alley doorway. I am searching for a style similar to the fence - simple but historic-looking. I'm visiting Building REsources regularly.
- Level interior floor of lower unit; install polished concrete floor with radiant heat
Phase 1b – exterior work to make the house more useful, efficient, and pretty
- Raise house ~3’ overall.
- Use that new space as needed to (1) allow for fewer or no steps to lower unit entrance, (2) raise upper unit bedroom ceilings to become legal space (3) raise lower unit ceiling (and create room for soundproofing), (4) ensure new bsmt level height is to code
- New 3rd unit underneath deck (non-structural parts of formerly existing room have already been removed by us for safety; I have many pix of former room)
- consider usage of new space in lower unit's north side, where exvacated. Future larger bath; separate rooms for toilet/sink, and shower.
- Replace main deck - build atop new room underneath so no tall support beams needed
- New deck off top level bedroom/home office on the south side (rear) of house
- awkward corner in the upper unit's SW bedroom - pop out or cave in to become door to deck
- metal spiral stairs down to main deck, and from main deck down to patio. I like Jefferson Mack's work a lot (see 2nd, 3rd, and 4th to last pix under "Stairways and Railings"); doubt I can afford it though.
- Cheap sliding windows - replace.
- Replace exterior siding. I like 10" horizontal cedar shiplap siding
- Restore original windows - possible?
- Rear (south) part of house to be all or mostly steel framed windows walls - an industrial look. Something like this
- Larger doors (steel framed glass - french, accordion, garage, whatever) off the current laundry room/bathroom at back of house leading to main deck
- Replace roof - standing-seam metal panel (I like this look). Regarding insulation, Reflectix insulation was recommended to me for insulating the roof.
- Include natural ventilation – soffit air intake and roof ridge vent.
- Gutter replacement – reroute drainage away from house (a channel to the backyard garden would be GREAT); connect gutter between our house and 2115/2117 22nd St condo bldg (owners are OK with this)
- Replace existing skylight with a ventilated model like this
- Soundproofing between units
Phase 1c – finishing touches (I will probably do these things myself eventually)
- Trash bin storage - build a wooden bin from leftover cedar siding or deck material.
- Front yard landscaping TBD
- Ventilation: kitchen and bath vent fans (will do once rooms are relocated)
- I have some true size old lumber in attic bedroom closet; please re-use whatever is possible; I will keep and use the rest for other projects.
- Style of all street-facing wrought iron should be working class house circa 1880 - I am still searching Building REsources, etc.
- Keep kitchen stove and fridge.
- Keep bathroom sink, toilet, tub for now - future use and placement TBD.
- Kitchen sink, counters, cabinets - up for grabs if anyone can use them; else I will take to Building REsources.
- keep ALL older windows (if not rotted)