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57 Military Rd. Renovations

Beautiful new windows are being installed.  They were all neatly stacked, in order and with lots of wrapping to protect the frames which were painted black on both the outside & inside face!   

Beautiful new windows are being installed.  They were all neatly stacked, in order and with lots of wrapping to protect the frames which were painted black on both the outside & inside face!   

SO...when the paint first started to go on......I absolutely hated it!!  Happens all the time to me!  I warmed up to it in a few days.  It really helped that everyone who saw it loved it! Thank-you for the encouraging words.

SO...when the paint first started to go on......I absolutely hated it!!  Happens all the time to me!  I warmed up to it in a few days.  It really helped that everyone who saw it loved it! Thank-you for the encouraging words.

The back yard work begins...which obviously could only get better and not worse.  Lots of arranging and re-arranging sticks on labour day weekend to create something completely different!  This was really a blank canvas!

The back yard work begins...which obviously could only get better and not worse.  Lots of arranging and re-arranging sticks on labour day weekend to create something completely different!  This was really a blank canvas!

Leading up to Halloween the City was re-doing the sidewalk out front.  It was sloping into the buildings which was creating quite a mess in the basement when it rained!  Luckily it was all put back together in time for the little & big goblins!

Leading up to Halloween the City was re-doing the sidewalk out front.  It was sloping into the buildings which was creating quite a mess in the basement when it rained!  Luckily it was all put back together in time for the little & big goblins!

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13 Hawthorn Place Renovation

Literally, really taking shape:  Siding almost complete, trims in progress and walls prepped for stonework.  Clients selected a stunning 8' tall door & sidelites for their entry.  All the delicate colour changes from siding to trim to window frames are really coming together to create a truly elegant addition to the streetscape!

The covered patio really creates a much more friendly and human scaled space for outdoor entertaining. 

The covered patio really creates a much more friendly and human scaled space for outdoor entertaining. 

A new roof over the side door will offer great protection.  Looking forward to seeing the supports!

A new roof over the side door will offer great protection.  Looking forward to seeing the supports!

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57 Military Rd. Renovation

The tenants are moving out.  

Very nice features in the second floor apartment.  Hardwood floors throughout though not original to the house.  The windows are all large and the light in here is quite beautiful.  I would have done anything for an apartment like this when I was  student!!

Very nice features in the second floor apartment.  Hardwood floors throughout though not original to the house.  The windows are all large and the light in here is quite beautiful.  I would have done anything for an apartment like this when I was  student!!

Now that is really nice light, streaming in front to back!!  Such an improvement!

Now that is really nice light, streaming in front to back!!  Such an improvement!

The kitchen cabinets removed...to make way for what?  That will be decided later.  The house is becoming like a blank canvas.....where to put the next stroke...brilliant or not!

The kitchen cabinets removed...to make way for what?  That will be decided later.  The house is becoming like a blank canvas.....where to put the next stroke...brilliant or not!

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13 Hawthorn Place Renovation

The Renovation has begun!

All the old windows & siding are gone.  A new roof over the front door makes the entry more welcoming.  A small roof detail over the garage door is installed and takes attention away from the big blank space.  New windows are installed, lovely sable colour frames.

All the old windows & siding are gone.  A new roof over the front door makes the entry more welcoming.  A small roof detail over the garage door is installed and takes attention away from the big blank space.  New windows are installed, lovely sable colour frames.

Patio getting re-built with a roof over

Patio getting re-built with a roof over

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Placentia West Heritage Committee Museum & Cafe

The very old house that was moved from another community and contains all the museum artifacts, in particular many old hand hooked rugs. No heat or light in this house.

The very old house that was moved from another community and contains all the museum artifacts, in particular many old hand hooked rugs. No heat or light in this house.

A much newer exisiting building...someone's cabin relocated, which houses "The Tea Rose".  Fabulous traditional recipes, especially my favorite, partridge berry pie! The project was to give The Tea Rose a facelift and add a new building to the site to house a gift shop, performance, working & display space.  This new building was to share an entry with The Tea Rose.

A much newer exisiting building...someone's cabin relocated, which houses "The Tea Rose".  Fabulous traditional recipes, especially my favorite, partridge berry pie!

The project was to give The Tea Rose a facelift and add a new building to the site to house a gift shop, performance, working & display space.  This new building was to share an entry with The Tea Rose.

The existing Tea Rose in yellow and the new addition in red.  Such striking colours selected by the Client!

The existing Tea Rose in yellow and the new addition in red.  Such striking colours selected by the Client!

The addition complete with a "linney" for the washrooms!  The old house, moved once again to make way for the addition.

The addition complete with a "linney" for the washrooms!  The old house, moved once again to make way for the addition.

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13 Hawthorn Place Renovation

One of the last houses on the street to be renovated.  

Some "before" photos to get us started.

Certainly plenty of good features to work with even if the general appearance is a bit tired looking.  The house is well proportioned, most of the window sizes are good, nicely situated at the top of the cul-de-sac...  

Certainly plenty of good features to work with even if the general appearance is a bit tired looking.  The house is well proportioned, most of the window sizes are good, nicely situated at the top of the cul-de-sac...

 

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Some of the items to be addressed were:  New exterior cladding, windows, doors & roofing.  Make a more welcoming entry by re-designing the access to and roof over the front door.  Create a new exterior design for the cladding and a new colour scheme.  Deal with the tall blank space over the garage door.  

Some of the items to be addressed were:  New exterior cladding, windows, doors & roofing.  Make a more welcoming entry by re-designing the access to and roof over the front door.  Create a new exterior design for the cladding and a new colour scheme.  Deal with the tall blank space over the garage door.

 

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57 Military Rd.  Construction news continues after a loooong break!

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57 Military Rd. Construction news continues after a loooong break!

The reno is complete now so this blog will fill you in on what has happened since over a year ago.  No excuses for not posting, just busy with my clients.

A pleasant surprise, one of few, to see the exterior walls insulated.  It just needed some touching up where small pieces had been fitted into the non-standard framing spaces.

A pleasant surprise, one of few, to see the exterior walls insulated.  It just needed some touching up where small pieces had been fitted into the non-standard framing spaces.

When into an old house project, This one is over 125 years old, it's inevitable that when you touch one thing it will have a ripple...or earthquake, effect on something else.  This day it was an earthquake...the plaster kept falling!  Nothing a bit of gypsum board, plaster, paint & money can't fix.

When into an old house project, This one is over 125 years old, it's inevitable that when you touch one thing it will have a ripple...or earthquake, effect on something else.  This day it was an earthquake...the plaster kept falling!  Nothing a bit of gypsum board, plaster, paint & money can't fix.

It was quite amazing to see that wall studs with the bottom 12' rotted away were able to support a 2-storey bay window overhead!  So not completely trusting the dangling studs bearing capacity, it was decided to replace all this framing, excavate the ground away from the wood framed portion of the wall and enhance the drainage away from the house with a thick bed of clean crushed rock.  It's interesting to note that when we are swooned by all the pretty renovation pictures in various types of media, what a wave of excitement one can experience from a few new 2"x6"'s!!!!    

It was quite amazing to see that wall studs with the bottom 12' rotted away were able to support a 2-storey bay window overhead!  So not completely trusting the dangling studs bearing capacity, it was decided to replace all this framing, excavate the ground away from the wood framed portion of the wall and enhance the drainage away from the house with a thick bed of clean crushed rock.  It's interesting to note that when we are swooned by all the pretty renovation pictures in various types of media, what a wave of excitement one can experience from a few new 2"x6"'s!!!!  

 

Newly supported bay window from the outside.

Newly supported bay window from the outside.

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57 Military Rd. Inching along....

Always assessing the existing conditions:  

Quite lovely plaster mouldings.  Definitely worth saving.

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  The pocket doors and trims are also quite beautiful.

 

The pocket doors and trims are also quite beautiful.

  ....and this newel post is really quite stunning!!!! Even if it is a bit shaky and needs a bit of securing. It will certainly outshine the remainder if the stair, which is really quite pedestrian.

 

....and this newel post is really quite stunning!!!! Even if it is a bit shaky and needs a bit of securing. It will certainly outshine the remainder if the stair, which is really quite pedestrian.

  The undulating portions of the plaster walls were removed before they fell to the floor!  A mass of plaster was was apparently hanging from the air.  I can only imagine what the next big wind storm or heavy construction in the street might bring. It would definitely never have survived an earthquake tremor!

 

The undulating portions of the plaster walls were removed before they fell to the floor!  A mass of plaster was was apparently hanging from the air.  I can only imagine what the next big wind storm or heavy construction in the street might bring. It would definitely never have survived an earthquake tremor!

  Nice to see some framing & insulation.  It will never be a super efficient house but it will aspire to being one!

 

Nice to see some framing & insulation.  It will never be a super efficient house but it will aspire to being one!

  ....and some gypsum board on the columns & beams in the basement!

 

....and some gypsum board on the columns & beams in the basement!

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