Here’s a project that is currently under construction. The contractor is in good shape to have the house buttoned up before winter where he can shift his focus onto the interior work.
There was an original house in this location which was torn down to make room for this new house. Normally a house cannot be built this close to the water, but since there was an existing structure we were able to take advantage of allowable expansion and construct on existing footprint. The initial hope was to save some of the existing foundation but we found that it was in such poor shape that it needed to be removed. The bad news is the owners didn’t save any money but the good news is that they have an all new foundation with modern water-proofing.
We moved the house away from the ocean an additional 4′ because the corner of it was so close to the embankment. Near the center of the photo you can just pick out the railing to steps that go down to the water.
View from back up at driveway. Foundation wall is in. We used a drainboard screen against the foundation as there is a significant slope down to the house where a lot of groundwater may travel and we want to make sure it is wicked away, out and around the house. The majority of the basement consists of finished spaces so we want it dry. As the owner says “arid.”
To the far left are the french doors from the basement space. The stairs to the water are just cut off from the photo to the far left. To the far right is a screened-in porch. If you scroll back up to my rendering you will see that there is a deck off the screened-in porch. To the left of the screened-in porch is the dining room with french doors out onto the deck. Notice the shed dormer, it’s located right above the kitchen.
Here’s a sketch of the kitchen showing those same dormer windows and flanking pair of casement windows.
In this photo, you can see a portion of the garage foundation. The owners will be able to park in the garage at the higher driveway elevation, go down a set of stairs in the garage and out a side door where they can walk across to a side door at the house (to right of screened-in porch) directly into the mudroom.
Here’s a photo of a typical daylight condition where the foundation wall extends up above the slab. The concrete wall needs to be covered in rigid insulation (silver foil faced in this case) then stud work applied over it. So there will be a deep shelf below these windows because of this detail. Typically, I try to avoid any foundation stem-wall from extending above the floor elevation because it just “smacks” basement space. But for this room, the grade on the exterior rises fast and I needed to step the foundation with it. If you look out the window you can see a boulder which is part of the retaining wall that “steps” the grade up.
The door in the photo below is the one mentioned above that leads directly into the mudroom.
View from driveway approach.
The garage for this project is located on a hill so there is going to be finished space under the garage. The best way to detail this is to install steel beams and/or open web bar joists with a metal pan deck above. A slab is then poured on the metal pan creating a watertight surface. This is a great detail and prevents any leaks from snowmelt or oil from migrating through the floor. The only problem is that the metal pan and steel will sweat profusely in the summer so it needs to be covered with closed cell spray insulation.