Under construction

Author: Travis Kinney

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.

 

 

 

perspective

 

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.

img_9714

This is the view looking back while standing on those steps. Formwork is in for foundation footing.
img_9715

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.”

img_9866

 

img_9635

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.

img_0026

Here’s a sketch of the kitchen showing those same dormer windows and flanking pair of casement windows.

kitchen

 

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.

img_0025

 

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.

 

img_0193

 

 

img_0194

The door in the photo below is the one mentioned above that leads directly into the mudroom.

img_0196

View from driveway approach.

img_0023

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.

img_0195

 

The cutout in the metal deck pan to right is the stair opening. As described above, the owners can drive into the garage, walk down the stairs and out a daylight door and over to the house. img_0192

 

elevation-1

 

elevation-2

 

Biddeford Pool

Author: Travis Kinney

Here’s a project that I’ll be wrapping up soon and sending out for pricing.

 

ocean-perspective ocean-elevation lbo garage-elevation
elevation1 downhill-elevation detail-key back-of-house

Greek revival house

Author: Travis Kinney

Following are photos of a small greek revival house that I designed and recently had photographed.

This house has one of my favorite plan layouts. The owners haven’t put in any landscape plants yet because they have their hands full rating three little kids!

 

 

rendering

 

ext_full

 

twineve_kinney_kcp-1-of-1

 

 

Here’s a couple study sketches of the front elevation.

front-elevation scheme-e-elevation-yellow

elevation

 

int_mud

 

int_kitchstove

 

int_kitchpantry

 

int_kitchisle

 

int_kitchfridge

 

int_kitcheatin2

 

int_kitchdog

 

int_diningtv

 

int_dining

 

greekrevival

 

garage_porch

 

ext_porch

 

ext_offporch

Renovation above a garage

Author: Travis Kinney

 

Here’s another renovation project for a room over a 2-car garage. The room was previously used as a play space for the kids but since they are in high school and soon to be heading off to college the space is being renovated into some more useful. The idea is to create a home office/ computer area for the family and also new millwork with a fireplace and maybe some exercise equipment. This is a space that is now going to be geared toward the adults.

plan

 

family-room

Master bathroom renovation

Author: Travis Kinney

Here’s a renovation project for a master bathroom. I renovated the kid’s bathrooms and now their bathrooms are nicer than their parents. The gable dormer (the one with the triangular shaped roof) is existing. The shed dormer to the right doesn’t exist. I drew the dormer in Photoshop to show the client what it would look like. The gable dormer is in one of the master closets and the new, proposed shed dormer, will be in the renovated bathroom giving the additional square footage that is desperately needed.

 

dormer

 

This is section sketch through the proposed bathroom looking out those new shed dormer windows.

The cabinet work below the windows are knee-wall stage cabinet. There is not a counter above them.

bathroom-2

 

Here’s a section looking at the side of the tub and to the far right you can see the shed dormer window in section. The sloped dashed lines indicate the existing roof rafters beyond. To the right of the walk-in shower is a tall linen cabinet.

bathroom-1

This section was an older scheme where I was looking at placing the shower where the shed dormer is, but we abandoned that idea.

bath-section

 

This is what the plan looked like if the shower were placed where the dormer is. It’s a nice layout with flanking his-and-her vanities.

 

bath-plan

Marketing

Author: Travis Kinney

On occasion I am hired by a realtor to help present ideas for how a property can be improved. A lot of buyers are not creative thinkers and when they look at a property they can’t always envision the possibilities that it presents them. Over the years I have been hired to sketch my thoughts for improving a property and the realtor will use my conceptual drawings in their marketing material.

 

Here’s a photo of a dated house on the coast of Maine on an amazing piece of property. There’s nothing wrong with the house and it’s in great shape, it’s just dated, nondescript and boring. Well, those are not great attributes when trying to sell a stunning piece of coastline. Buyers need to “see” the potential.

 

 

dated house

dated house

 

 

I was hired to draw an aerial perspective sketch showing the site features, which include a couple private beaches and deep water dock. I also sketched the house a bit differently with possible additions that could be added.

Aerial rendering

Aerial rendering

After having visited the site and reviewing a survey of the property and drew this sketch of what the house could look like. I would love to see a large kitchen addition built that extends the house toward the water and has more windows and french doors to outdoor spaces. I would also like to see the skylights removed and dormers installed in the upstairs bedrooms.

House addition

House addition

 

house-rendering