Lately, the boys and this detail of the house keep me up a night: This not-so-clear pic shows how the garage is built into the bathroom. Yikes. This technique from 1951 has got to go! No amount of flashing and henry’s will keep water out from this detail.
Flashback — inside the bathroom:
Outside:
Inside the garage:
So, the official dream addition of 32nd isn’t happenin’. cash + a little thing called ‘prescriptive’ easement zaps our ability to create a 2-story structure. I’ll look up next time we buy a place to see that power line that services our neighbor… doh.
Here’s what we want to do:
1. Demo the existing garage – Rebuild the garage on the property line (code allows for an accessory structure, along as it’s 6′ from the house). We’ll redo the stucco and all that jazz, even add a few windows in the back bedroom for better ventilation + light.
2. Extend the footprint of the house – Bump out the kitchen / dining / entry. Building a single-story structure keeps the dream alive.
Here’s the new plan, minus the landscaping. I tried to maintain the same aspect ratio for the windows and sliders (based on existing house).
Operable windows + 14′ slider for added ventilation in the kitchen / dining area. Garage doors on both sides of the structure for flexibility… Cars, stuff, studio, ping-pong table, etc.
We’re trying to engineer the addition in such a way where it feels as if it’s floating. Also, I think we’ll use zinc cladding and black anodized sheet metal to ensure that it reads as a separate structure from the stucco cube. Tyler’s post was good timing.
From the alley. Still need to sort thru the gate / fence detail.
