Knowing the Process

When working with a Historical Review Board such as we have in Tampa, it's very important to know the process well if you hope to gain approval for your project.

The process begins with a "Due Diligence" investigation to obtain such information as; does the structures meet current setback rules, if there are protected trees on the property, etc. In our pursuit of approval, we also begin with a face-to-face meeting with the Architectural Review Commission to explain what the client's hopes are for the property, and get the input of the Commission on these proposals. This can be an early form of intervention if there is any aspect of the project that the ARC won't support.

Then design work begins. At this point, it involves meetings with the client to ascertain their expectations, and translating them to a design.

Once the floor plans are approved by the client, then the exterior elevations are next. For ARC (and aesthetic) consideration, careful attention is paid to duplicate appropriate materials and finishes--however, the ARC will regard the new plans to look for a perceived delineation between the original structure and the addition.

In the case of this project, a secondary structure (garage and studio) were also up for approval.

Because appropriate measures were taken on the front end of the project to meet all necessary guidelines, this project sailed through for complete approval. In fact, in this case the ARC was very excited to see that a home in a historic neighborhood that had been considered for complete demolition would now be rehabilitated, and brought back to be a beautiful and vital part of the neighborhood!

Scrubbed Clean, Ready for Makeup!

We're about to add the final elements of "Phase I" of the back yard project we've been watching. The porch and pergola are in, and the slab has been poured for the pavilion-which will be Phase II of the project.

In preparation for the pavers and plant materials, the irrigation system first had to be addressed. Because of the relatively small, multiple plant areas, the entire system will be drip-irrigation, which will keep spray off of the walkways, pavilion floor, and porch steps.

The entire area is cleaned and graded now, and the area for the pavers is mapped out. In grading the soil, we want to be sure that once the plants and mulch are in, everything is still below the level of the pavers and driveway, to be sure that mulch isn't constantly creeping into areas it shouldn't be.

By this time next week, we should be looking at a semi-finished project. I, for one, can't wait to see it!

Steady Progress

Back to our big renovation project. Great progress is being made, and the small details are being ironed out with the contracting team, the designer and the homeowner. Communication is always key in a project like this, and never more so than at this stage.

The front porch is really taking shape! The pergola-covered open area will make a much more inviting entrance to the beautiful home. The hefty upper beams used for the pergola are an appropriate weight and scale to go with the structure of the home, and the bead board ceiling in the covered portion of the porch is a wonderfully traditional treatment.



The stucco men have done a great job in renovated exterior areas of matching the heavy finish of the rest of the house.

LOTS of new duct work for the HVAC system. And the majority of the plumbing and electrical is tucked inside the walls.

It won't be long before we start to see drywall go up, and that's always a great leap-ahead day! The contractor is smiling at this job...gotta be a good sign!

Cocktails on the Porch

Well, it's almost ready. A couple of details yet to clean up, but it looks and functions like a porch now!

There is so much to like about this project. A favorite detail is the curved steps between the stuccoed welcome-walls, and the way the pergola members overhead mirror the curve.

The choice for lighting is under consideration.

I like the form of this fixture, and the way the long narrow lines of it complement the long columns of the pergola

Once the stucco completely dries, the welcome walls and piers will be painted to match the deck skirting. Then it's time for the pavers and landscaping. Hey, make mine a gin and tonic....extra limes please!

Framed

As more framing goes into our major renovation we've been viewing in recent posts, the old design elements start to disappear, and the future shape takes on a little more form.

As you move through the newly framed rooms, you can imagine how the renovated spaces will flow once the sheetrock is on the walls. The rooms will be returned to more of a bungalow proportion and human scale.

To most homeowners, this stage can be a very tedious part of the process.

Real progress is being made, but much of it is "hidden", such as wiring in the walls and plumbing under the floors. But patience, patience! Good things come to those who wait, and I promise this is going to be good.

We Live In A Material World

Vinyl...plastic... These words may still carry a stigma when used in a construction context. But like it or not, their presence is expanding, and in my opinion for good reasons.

As mentioned in previous postings, some of the materials used on one of our recent projects are vinyl products from Certain Teed. Due to the fact that this homeowner works for the company, it was obviously good PR to use their products! But he was also very interested in using them for longevity and environmental reasons. Let's take a look.

The vinyl decking is textured and colored to resemble wood grain, and actually looks even better in person! It is installed using a "tongue and groove" method using clips that are attached to the floor joists, then the pieces actually snap onto the clips, leaving no exposed nails or screws to pop up as the porch weathers.

The fencing has enough detailing--including the lattice sections and trim--to make it a very attractive alternative to traditional wood fencing. And again, the sections all snap together into clips that come with the fence sections, so there is very little hardware or need for tools.

In addition to having recycled content and being fully recyclable, these materials never require painting, which also adds to their green impact.

There was a time when houses were built from mud and sticks. In the evolution of building methods and materials, perhaps this is the step where the 4-legged creatures started to walk upright!

Sweet Smell of Success

We're getting close to completion of Phase I of this garden design project. The finishing touches on this back porch and pergola are being done even as I write this!

The overhead wood portions have all been installed, and painted on ALL surfaces (even unexposed areas) in order to at least slow down decomposition related to the elements. Code does not require a railing for this porch since it's only 24" above ground level, but we like to add a low railing to help "ground" the porch, and add a more finished look.

Electrical wire has been run, and boxes installed into 6 of the columns for sconce lighting.

After priming all natural wood elements, 2-3 coats of finish paint are applied. You can't be too careful on exterior wood!


As is often the case, when a construction crew is on-sight and doing work nearby, this was the perfect opportunity to replace a rotting door frame, and re-hang the French doors. You can't have bad looking doors out to a beautiful new porch!

Once all the woodwork is done, the concrete steps and welcome-walls will be poured in preparation for the pavers that will lead to the patio area. Can't wait to share the finished photos with you.

Happy New Year!