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Day 82 – slab happy

Last evening was our scheduled meeting with Laurel and Angelito, our designer and builder from Novell Design Build.  As I walked up the alley to the house, I couldn’t see much in the way of progress.

But my eyes deceived me!  For lo and behold, when I got nearer it was plain that the slab had been poured!

20130726.1Garage(All images click to embiggen)

Check out that solid concrete floor!  It really looked great, and not just in the garage.

Looking south through the bathroom toward the lane:

20130726.2Bathroom

See that little window?  It’s actually going to be replaced.  Last weekend I was passing by (as I do!) and saw the hoses had been placed all over the floor.  I didn’t want to step on the styrofoam they were sitting on, so I looked through the bathroom window to see.  And then I thought “Hey, I shouldn’t be able to do this!  I don’t want my bathroom window to be clear (especially at eye height)!”  So I pointed it out to Laurel, and sure enough, an error had been made and the window will be fitted with obscure glass. **whew** You can see the roughed in drainage for the shower on the left, the toilet in the centre, and the sink on the right.

If you look north, to where the closet and the bedroom will be:

20130726.6BedroomHosesyou can see where the hoses are all connected and will be accessible through the back of the bedroom closet (which is actually outside the bedroom). Over to the left is the under-stair storage:

20130726.7Storagethe original header has been removed, so we will have access though a panel that will be much higher.  Angelito and his crew will make sure it’s as invisible as possible, with a touch latch so no hardware — it will look just like another part of the wall.  You will also note:  stairs!  The bottom two still have to be fixed so that we can install drawers in them for our shoes, but it makes going up and down so easy.

20130726.3StairupNote on the left-hand wall, there’s a smallish square window at the bottom of the stairs and a large rectangular window at the top.  Between them rising up the stairs, there will be built-in bookshelves, in increasing size, so you will see small window, medium bookshelf, larger bookshelf, large window.  This place is so well designed!

Up those stairs and around the corner look into the corner where the sitting area will be:

20130726.8Door

See that big, beautiful door?  It will go into this corner:

20130726.9DoorwayWe talked about a bunch of other things, too.  Like the bedroom closet.  It was designed so we can insert a 200cm wide closet system into it.  But then I thought about putting in a regular closet, except it would be up to the ceiling.  Angelito pointed out that the framing to support the doors we would want to put in would take up valuable closet space, and we kicked around some other ideas, but in the end we decided to go with the original plan.  That’s what is so great about talking with the designer and builder right there.  We can make so many decisions on the spot.

We also talked about putting shelving in, custom shelves versus out of the box; the drainage installed on the roof and the deck; the kitchen cabinets; the next steps.  For the builders it will be sheathing and waterproofing, installing all the exterior doors and sealing off the house, getting inspections and putting on the torchon membrane in preparation for the living roof.

For us it will be getting in touch with their technology expert about the security, the vacuum system and the entertainment. Plus shopping for an arrangement in the sitting room that can give us maximum seating in a space 80 inches by 50 inches.

This morning I hopped up to the big house to babysit my grand-daughter.  We had a great time, she made me “breakfast” with her play kitchen which was heavy on the plastic ice-cream cones and light on nutrition, and I thought “I can hardly wait until we are neighbours!”

Heat

I went to a session at Bikram’s Yoga on Saturday morning with my daughter.  She, an old hand, had told me how much she enjoyed hot yoga, so I thought I would try it out.

The jury is still out for me on the experience.  The studio was lovely and the teacher very helpful; I enjoyed it, but I did have to push myself to finish each posture (and failed!) so we’ll see how I feel in a day or so ( stiff and sore is acceptable, excruciating pain is not).  I was a bright pink lady at the end, schvitzing like I never had before and SO ready for that nice cool shower.

The yoga studio is hot.  Not just warm, but hot.  I lay down on my mat to begin, knowing that heat rises, so I should be comfortable at the lowest point in the room.  But alas, the floor was the source of the heat!  It felt warm to the touch.

And by that circuitous route, I bring us to the point of this post — radiant floor heat.

We will have it in the laneway house — and it’s being installed right now.

The tankless water heater will be pumping warm water through red pipes embedded in the concrete floor to heat the lower floor.  Naturally, the pipes come first, laying on the styrofoam insulation:

20130720.1

Even in the garage (to the far right).

20130720.3

Even under the stairs, where the storage space will be.

20130720.2

Each room will be programmable.  Very comfy.  We will keep our bedroom cool at night, the bathroom toasty.

20130720.4Upstairs, the heat from downtstairs will rise to warm it, but there will also be a baseboard grill at the floor level of the kitchen peninsula.

Day 73

It hardly seems possible that we have been at this for nearly 10 weeks — that’s one third the entire build schedule!

We dashed up last evening to get a good look at the developments.  DD says that there have been several people onsite — one apparently taking measurements for our kitchen cabinets.

Here we can see the pitched roofs over the stair landing and our bedroom.  I hope that means falling asleep to the sound of rain on our rolled steel roof!

20130716.1

Downstairs you can see that styrofoam has been laid on the floor, in preparation for the slab being poured in the next two weeks.

20130716.2

We love dropping by to see what progress is made on the house.  Next big step will be windows and doors installed so they can lock up the project and put in those expensive copper pipes and wires.

Shaping up!

We had our semi-weekly meeting with Laurel and Angelito yesterday to check out the developments in our laneway home.

We actually went inside to check it out, and we were just thrilled at every step. I actually squealed with delight.

While we didn’t see huge changes from before I went out of town, the differences were significant.  The outside wall of the gabled western side is framed

20130711.4

 

That shows the perimeters of the complete house.  You can see that the top of the laneway doesn’t block a lot of the view from the main house’s deck, being about the same height as the house across the lane. We do block the view of their garage across the lane, and the Grizzlies backboard attached thereto.

20130711.5

You can see how the house will be massed with the gable on the west, and the flat roof beyond.  That top level will be the deck, the kitchen and the sitting area.

20130711.6

There are so many design details you don’t notice in the building when you are looking at the plans.  Like when you step in the front door on the lane you will see right through the huge window of the back door on the yard — and right up to the kitchen door of the main house.

When we looked at the top floor from the outside, the room seemed very small.  But when we actually stepped into the space we could see how the windows and the open plan seemed spacious and airy.

20130711.2

 

That doorway in the back behind me will be part of the wall between the stove and the fridge, with just a small window.  Right now it’s open to let people access the top floor since the stairs won’t be in place until the slab is poured.

It’s so hard for me to imagine in 3D.  I could see the plans, I could mark out the size of the rooms on my floors — but until you stand in the space you really can’t get the full concept of the home.

We are even more excited to see what will come.

After our tour of the laneway we ducked into the main house to see the developments of the basement suite.  It all looks very nice, but I was blown away by the quality of the tile installation in the bathroom.  It’s just a simple brick design of subway tiles, to be grouted with dark grout.  The tiles wrap around the tub and onto the adjoining wall.  Each tile along the ceiling had to be individually fitted to the imperfections of a decades-old house, and yet it looks fantastic!  I’m toying with the idea of wrapping the tile along the wall with the window, the toilet, and the sink.  I think it would look very nice.  But it’s something I have to think about.

Our depths have been plumbed

I’m up in beautiful Nelson, BC, for family business, so progress on the laneway is going on without me.

Gratuitous Nelson beauty shot here:

NelsonBefore I left town DH and I went with our designer, Laurel, for a visit with Ardele at Splashes to choose our plumbing choices for the laneway home.  We have a pretty good idea what we wanted, but Laurel and Ardele were able to help us choose the models that will grace our bathroom and kitchen.

Laurel and Angelito explained to us that the installations go into the laneway home in decreasing size of installation.  First the sewer connections and drain pipes, about 5 cm or 2 inches to 10 cm or 4 inches.  Then the water supply, about 5 cm to 10 cm.  Then when the framing is done, the plumber will put in the connections for our shower, bathroon and kitchen sink, dishwasher, etc.  so even though the fixtures won’t be installed until much later, we have to choose the fixtures now so the proper connections are put in the right places.

For instance, in addition to our lovely big square rain shower head in the shower, we also want a smaller hand-held shower to be able to quickly rinse off.  If we left that decision to the end of the build, it would mean either ripping out drywall to install, or giving up that idea altogether.  We also HAVE TO HAVE a double sink in the kitchen, even though space is tight.  That’s another decision that has to be made at this stage.

We’re keeping a square, clean look for the bath, sleek chrome fixtures and a skirted toilet.  The kitchen fixtures are also very simple, with a stainless steel finish.

20130704Here’s a shot of the framing continuing.  It was taken last Thursday, just one day after the previous shots. You can really see the shape of the building.  That’s the laneway door to the left, the bathroom window has not been cut out yet, and the garage is to the right.

When I get back to town later this week I will be rushing over to see what progress has been made.  Stay tuned for further developments!

 

 

We’ve been framed!

I swung by the project tonight after work to see if there had been any development — and Boy Howdy!  There was development.

This is the start of the framing earlier today:

20130703.1And later, you can see the walls definitely taking shape:

20130703.2You can see where the windows will go on the main floor, where the doors will be.  I actually walked around inside.

Yes, it’s very, very small.  But we will have everything we need.  I can hardly wait to see the top floor go on.

DD noticed something today that isn’t obvious, even with the new addition to the forms.  The lines of the main house and deck are reflected in the laneway house.  The side of the deck matches the central wall of the laneway, other lines seem extensions of the larger house.

We are going to be extraordinarily proud of this house.

What’s the skinny?

The small house movement is creating solutions to one problem of large cities — odd, skinny lots, sometimes between two existing buildings.

skinny homesThis article from Dwell features five such buildings, from all around the world.  Check it out, with the built-ins and niches that make skinny houses feel more like homes.

 

Day 29

We have just started week 4 of the build, and we met with Laurel and Angelito, our designer and builder yesterday to talk about the new developments.

First of all:
Week4.1Ta dah!  We have foundation walls.  It’s kind of interesting how the forms were built — first of all they put up the outside of the forms on top of the footings, with horizontal pins running through them.

Day23Then the inside walls were attached with wedges attached to the pins.  Then the concrete was poured — in the rain.

ConcretePourThen the forms were removed and we have foundation walls!

ConcretePour2

Ang showed us the features: — those vertical white pipes are set into the foundation for drainage of the flat roof.  They will divert the rainwater from the living roof down into the separate rainwater drainage system the city has running in conjunction with the sewage system.

There’s a connection already in place for the electrical power for the main house and the laneway. Right now the power is connected to the main house by a  big cable running diagonally across the yard.  We really don’t notice it — it’s necessary and ubiquitous.  But the new power connection will be directly to the laneway house, then down under it and underground to the main house.  That big cable will be gone.

Those square holes in the foundation are for plumbing connections.

Next the foundation will be sprayed with tar and will have dimpled membrane attached for waterproofing.

Ang expects to start framing soon.  They will be following a TJI layout from the engineers.  TJI is a type of joist — very strong.

Needless to say we are pretty chuffed about the way the build is going.  Nice and smooth, with no ugly surprises.  Let’s keep our fingers crossed about that!

 

 

 

 

 

 

Another view of the laneway situation from way down south — five reasons to embrace laneways

James Bacon of Bacon’s Rebellion has also written a blog post on the Wall Street Journal story — and he sums up the laneway situation quite eloquently.

Be sure to read the whole story, but briefly, his points are:

First, while accessory units may increase the population density of a neighborhood by today’s standards, they reverse a decades-long trend of de-densification….increasing numbers of accessory units allow urban neighborhoods to return to population densities for which they were originally designed. Why would cities support regulations to halt a healthy evolution?

Second, allowing homeowners to convert idle space (in the case of basement and garage apartments) or add new space (in the case of laneway houses) creates a revenue stream from the property.

Third, accessory units provide an alternative to institutionalizing the elderly in extended living facilities and nursing homes.

Fourth, there is a question of property rights. Conservatives believe in an expanded definition of property rights

Fifth, accessory units are fiscally efficient. They embed new housing in an existing urban fabric of streets, sidewalks, water, sewer and utilities.

I’m pretty sure James and I would not see eye to eye on many political issues, but on the concept of densification in our cities and laneway homes we have found common ground.

From the Wall Street Journal – laneway homes as urban development trend

The Wall Street Journal has been paying attention to the small home trend.  And, clever capitalists as they are, they have put the article behind a paywall.  Scamps.
Video interview with article author, Conor Dougherty.

But writer Conor Dougherty seems to be quite impressed with our laneway homes.

Ajay Kumar built a $300,000, Moroccan-themed cottage that sits in his backyard and will soon be occupied by his parents.

Mr. Kumar’s “laneway house” is part of a broader plan that encourages Vancouver homeowners to add rental units in their basements, attics and backyards. The hope is to reduce sky-high housing costs and increase population density throughout the city—including the single-family-home neighborhoods like Mr. Kumar’s that surround the city’s towering downtown.

…….

During the past two decades, Vancouver’s main approach to add housing has been to go up, constructing scores of downtown condo towers. Recently the city has started rezoning arterial streets to allow more compact row houses.

The city took a step toward increasing density in single-family neighborhoods in the 1980s, when it first allowed basement suites. Since 2009, it has reduced the amount of time it takes to get a permit for basement apartments and permitted laneway homes like Mr. Kumar’s throughout the city.

The article also acknowledges that not everyone is crazy about the idea.

A dozen blocks away, Ronald Hatch also lives next to a laneway home, and he hates it. Mr. Hatch, 73, a retired literature professor, says the two-story home shades his backyard, reducing his raspberry crop.

I can see his point.  I know I would hate it if I had someone build a home that overlooked a formerly open back yard.  But you don’t have to build a laneway to get that effect.  Who has not seen huge, behemoth homes taking up more space vertically and horizontally in these older neighbourhoods?  The zoning is in place.

Getting more people into the city can be done in a number of ways.  You can build more smaller homes or fewer large ones, or some kind of combination of the two.

I’m prejudiced of course, but I prefer the charm of the laneway homes to the giant houses that can take over a neighbourhood.

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