“Major Home Addition”
(Note: Pictures Separated into “Four Season Sunroom”, “Custom Basement”,
and “Master Sitting Room”, and further discussed in their particular sections of the Galleria)
Many factors contribute to wanting or needing a Home Addition. Whether your family needs more space, a better functioning layout, or you simply want to re-connect to the great outdoors. This Major Addition and Renovation Project started out by wanting to utilize a deck space at the back of the house more often, one that was hardly enjoyed because of our ever changing Vancouver Weather Systems and Pattens, and yes the “Rain”. A Four Season Addition with an area that could be occupied in any weather condition throughout the year, enjoying the massive yard once more and it’s lovely distant tree-lined views, that this prestigious Government Road property had to offer, initially became the sole purpose and consideration of a major project of this size.
Based on the homes original Building plans, new plans were drawn up by i3c Solutions and then passed onto the engineering firm for any structural requirements needed by both the construction company and for the City’s Building and Permit Department. Wanting as little impact to the existing home and family, plans were drawn up with this in mind. Achieving this by keeping most window and door exits the same.
Since the home was build on a slopping plot of land, when designing the addition we used this to our advantage. An original idea with a simple one level floor plan now became an extensive multi-level Home Addition. Not only extending the Kitchen’s Breakfast Nook area, but the Master Bedroom as well as the Basement below.
In consideration of the yards layout, positioning a deck towards one dedicated area of the lot not only made for amazing south-east views, it allowed for better use of the existing patio furniture. That before was disjointed by random arrangements throughout the yard. A better layout more evident during the first summer event, in which guests were able to convene together or mingle without the past separation.
Still allowing for separate areas; a Chat Set (with a love-seat and two chairs), an Outdoor Bar set, a Daybed, a Gas Fire-pit Table set, a Pub set, a reclining Chaise lounger, two (oversized) reclining chairs and table set, two relaxing chairs with foot stools, a screened Cabana containing two large Chaise lounge Beds, and a BBQ Grilling and Prep Station that a “Master Griller” could appreciate. When designing the deck, space planning was a priority especially with all the patio furniture to consider. Multi levels with minimal stairs, made for successful arrangements.
The unused deck would be turned into a covered Four Season Sunroom equipped with a seventeen foot folding Eclipse Door System and recessed Phantom Screen System, with the sole purpose of re-connecting once again to the outdoors. Having two rear French Door entrances, one leading into the sunroom and then to the outdoors by either the Eclipse System or a sliding patio door. When open expand the site lines from the front foyer into the yard. The other set of French Doors opening off the Family Room would now lead out to a wrap around deck. Connecting everything together and creating further flow throughout the outdoor and living spaces.
Extending a Master Bedroom by removing an unused balcony and designing a Master Sitting Area, that would look and feel like a luxury hotel retreat. Designing part of this Master Addition into a custom closet celebrity worthy, this Master Bedroom now boasts two separate closets a “His” and “Hers”, her guilty justification for the project by its increase to the future re-sell value.
Further design plans of extending out below a deck that was once just a sloping yard, excavating under and connecting into the basement’s concrete foundation wall, made room for a Wine Cellar and Tasting Room, only now finally able to come to fruition. Included in this basement extension was the perfect spot to relocate a Home Gym and Fitness area that was once in a unsightly spot.
As you can see from the pictures, this was a Major Home Addition project, tying into the existing home by utilizing the same exits allowed for as little impact on the family considering the scope of this project. Designing plans from the start, always focusing on having/making a better functioning home and keeping views and site lines always in mind. Complying with City Building Codes, site coverage and GFA allowances, i3c Solutions is vigilant when factoring in all of these considerations in the beginning of the design process, and is pro-active when sometimes variances need to be overcome along the way.
In this project an existing concrete retaining wall was discovered during the excavation process not to be full height, and therefore couldn’t be used as one of the foundation walls unless a costly underpinning was undergone. Working with the contractor, trades and inspectors to find solutions while still meeting city requirements, maintaining a tight schedule, and keeping within the projects overall design is something i3c is familiar with. As in this case when re-drawing and submitting the revised plans for a three foot difference could have easily affected many other things, we managed to keep the doorway exits (and minimal impact to the family) still somewhat the same. Adding a water proof membrane to a portion of the deck allowed us to keep within the allowable site coverage and GFA allowances. About the only thing i3c can’t control is the weather, often still managing to find “some kind of solution” when it’s needed.
On this project i3c Solutions acted as The General Contractor, managing most of the trades as well as the overall project details. Being able to have a huge part in all aspects of a project is something that contributes to the overall success of project, especially one of this scale. Understanding people don’t always have the time to micro manage all the daily details, putting the trust in i3c Solutions to mange instead of themselves, ultimately relieves homeowners.
An Addition which was also designed to give more interest to the back of the house as the front of the house had. Details in the door and window trim, as well as the extra detail in doors and windows themselves, a roof line which even from Google Earth gave the house more distinction. Surrounding the addition, i3c Solutions re-designed the deck and even re-configured the landscaping that was affected during the excavation. Designing and installing a low-voltage lighting plan which not only aided in highlighting the new areas but added extra security after dark. Taking care of all aspects of a project is what i3c Solution accomplishes regardless of the scale of the project. A Major Home Addition that increased the re-sell value of this home and put this Government Road property into a class of its own.
