INTERIOR TRIM PACKAGE & WALL TREATMENTS

Installation of the interior trim package and wall treatments has begun! I love this part of a project because the character of the "home" starts to come alive as the various pieces are installed. Window & door casing, baseboard, frieze board, crown molding, and wall treatments (utilizing T&G bead board) come together to create the character of the interior spaces.

The T&G bead board is applied at specified locations throughout the residence to achieve the following...
- Establish a consistent character throughout the residence.
- Emphasize focal points in select interior spaces.
- Provide wainscot treatment at the stair well.
- Assist in differentiating niches, alcoves, and other elements.

I included additional trim pieces to create a more formal expression (taenia with frieze above & architrave below), for use in select locations. The Living & Dining space includes these pieces, to provide a more fitting backdrop to the Fireplace mantle/surround I designed.

Notes For Each Of The Attached Photographs, In Order...
:: The stair going up to the 2nd Floor, from the 1st Floor Vestibule.
:: Looking towards the 1st Floor Vestibule (with French doors). You can see the stair leading down to the Ground Floor Entry, as well as the underside of the stair leading up to the 2nd Floor, which has been trimmed and treated with the T&G bead board.
:: Standing in the Kitchen area and looking towards the wall on the Dining side of the Dining & Living space. The additional trim pieces are visible on box-beam, above, and the walls in the Dining area. The T&G bead board treatment above the partially built Fireplace mantle/surround is visible as well.
:: Here's a closer view of the Dining area Fireplace wall.
:: This photo shows the "typical" trim pieces used at doors and cased openings throughout the house, as well as the application of the T&G bead board for wainscot, and it's application as a full height wall treatment in select locations.
:: The photo's a bit dark but, it shows the application of T&G bead board in the vestibule outside the entry door to the Master Suite... there's a built-in bench with hinged seat for storage of shoes, etc. Above the bench seat, shelving will also be installed.
:: Here's a photo showing the an alcove in the Guest Suite, which has a built-in desk installed (site built). Above the desk, a window with all the "typical" trim pieces is visible.
** Note: The Kitchen and the cabinetry in the Living area alcove has been built off-site by a manufacturer, per my construction documents, and will be installed in the near future. Site built cabinets are provided otherwise, including: Laundry Room, two computer desks, wet bar, and misc. closet cabinetry & shelving. **
:: Last interior photo for now... showing the door design for all interior doors, as well as the casing that is nicely joined between the closet doors and the opened pocket door.

A Few "Bonus" Photos Of The Exterior, In Order...
:: View of the Rear Facade... the exterior paint scheme has started to go up. It's a neutral color scheme: shades/tints of gray with the trim punched out in a creamy white and the Ground Floor vertical bay in-fill painted a contrasting charcoal.
:: A photo of the left-rear corner of the residence, which includes the outdoor shower enclosure.
:: Here's a closer view of the outdoor shower enclosure.

As always, I welcome all comments or questions and will do my best to reply in a timely fashion.

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I have some very exciting news to share...

I'm very proud to announce I am one of eighteen Architects & Designers comprising the newest members of the New Urban Guild! The Guild represents some of the most talented professionals practicing traditional architecture today... it's a great honor to be included!

Also, big congrats to the other new members! I have enjoyed getting to know a number of you via the TradArch listserv and other forums, and hope to get a chance to work with each of you sometime in the future.

Thank you to Steve Mouzon, Nathan Norris, and the rest of the Guild... for taking the time to review my portfolio of work and the various additional materials submitted for consideration during candidacy.

Here's a link to the announcement on the New Urban Guild's website:
http://www.newurbanguild.com/NUG/Home.html

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Several months ago I completed the final set of construction documents for a custom residence I designed. Since then, I've had fairly regular communications with the client... with the hope that the additional information, clarification, and recommendations I provide help mitigate the absence of my Construction Review services. For all custom residential projects, I do my best to stress the importance of the Construction Review services I offer to clients. It is the critical third stage, after the completion of Conceptual Design and Construction Documentation.

Over the past few days, the client has sent me a series of photos taken during the course of the build so far. Receiving and reviewing these photos is exciting, and I'm pleased to be sharing a number of these as part of this blog post... my first for this particular project.

While I have noted a discrepancy (currently under review with the client), overall, I'm pleased with what I see in the photos. The project Builder is doing great work... construction appears to be completed with skill and care. And, most importantly, the client appears to be happy as well.

__________________________________________________________________________

The following are notes per the attached photos, in order:
- A view of the Rear Facade, which fronts a lagoon, wetlands, and a golf course beyond.
- A view of the Rear Facade while standing on the golf course.
- A view of the Front Facade in earlier stage of construction.
- A view of the Front Facade with the Lightwell framed up.
- Front Facade with the windows installed... and framing at the Ground Floor "Base Zone" (within the BFE) is well under way, including the small screened "window" visible at left of center next to the ladder.
- This is a great photo, because the "corbels" at the main eave are visible.
- And lastly, a photo of the Front Entry's custom milled and glazed entry doors.

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As always, comments and questions are welcome... thanks!

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Here's a selection of photos taken from the 2 visits noted above...

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(Please Note: Column caps on Ground Floor concrete pilings are under revision.)

4 Photos of the Streetfront Facade...

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One of my Spec Housing Concepts, entitled "Proposed Housing for Coastal Flood Zones", is being modeled by Scott Residential Design... and they've recently posted progress images on Flickr for review. 

My Spec Housing Concepts are inspired by the rebuilding efforts in NOLA and along the Mississippi Gulf coast, post-Katrina... as well as the post-Ike recovery occurring along the Texas Gulf coast, including Galveston Island, where most of my project work is focused. 

Comments, questions, etc. are welcome, as always.

 

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I've posted conceptual designs and photos of built work at random on Twitter, Facebook, etc., over the past year or so but, have not placed any of these items on my Posterous blog.
Since this blog acts as a venue for presenting my work, I've collected some of these items and have posted them below... additional items to be posted in the future.

1. Front Facade Design for a new Residence on waterfront property. (added to Post 12.22.10)
2. 3 Front Facade Designs for a Single Base Plan, per Plan & Porch Options
3. Front Facade Design for a Golf Course Residence
4. Photo of the Marino Residence, located in a Texas Gulf Coast TND
5. Streetfront & Waterfront Facade Designs for a Residence fronting the Galveston Island Ship Channel
6. Photo of the 'Corner Lot House', located in a Texas Gulf Coast TND
7. 3 Construction Photos of the Williams Residence, located in a Texas Gulf Coast TND
8. Front Facade Design for a Bayfront Residence
9. Photo of a Dune Walk-over Obelisk, located in a Texas Gulf Coast TND

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Well... it's been a month since I last posted progress photos of this house. And, in that time, much of the prep work for the corner detailing at the stuccoed base zone (Ground Floor, below BFE) has been complete. HardiePlank siding has been installed on the exterior of the upper floors, and installation of HardieTrim has started. A portion of the HardieTrim installation still remains, as does all additional Azek exterior trim. I was very excited to see installation of the Galvalume 5V Crimp metal roof had started.
Side note: For this region of the country, I always default to spec'ing Galvalume 5V Crimp for roofing... it's the best "standard" choice when considering all factors: aesthetics, performance, ease of installation, and price... relative to standing seam and most other roofing materials (asphalt shingles not included since I try to avoid their use whenever possible).

I did notice discrepancies between some of the details drawn on my set of documents and the building. However, it's important to note that the set of drawings I prepared for this project was very minimal. This stemmed from a predetermined date to break ground which permitted a very limited period of time for me to complete the set. That said, the Builder has been great about making adjustments when feasible... and, in turn, it's been necessary to accept certain unalterable discrepancies along the way. By the way, if I was to note the price/sqft of this home, I think it might shock those of you who know how expensive building in a Flood Zone, to such a high BFE, can be.

One last note...
The siding for this project includes James Hardie ColorPlus® Technology, their multi-coat pre-painted HardiePlank siding product.
- Per the James Hardie website :: http://bit.ly/dhWXZ1 :: "... finishes are warranted for 15 years... it's the ultimate complement to the ultimate siding".

Please feel free to comment and/or ask questions about anything you see in the photos. As always, I'll do my best to reply in a thorough and timely fashion.

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It's been several weeks since I posted an update on the New Beachfront Residence under construction on the Texas Gulf coast. The Builder, Engineer and I had to meet a couple of weeks back to review some concerns regarding alignments.

What type of alignments, you ask? (... or don't...)  In this instance, we needed to adjust the Porch beams to ensure alignment with the shaft of the posts below... at each Porch zone. The building's coastal location means such adjusments are not as simple a task as for buildings located in-land. Due to the windstorm requirements (and for this house, IBHS Fortified certification), even a quarter inch adjustment requires careful consideration in order to avoid degradation of structural strength. After meeting with the Engineer, we were able to resolve concerns and construction is once again back on schedule.

At this time, we now have the exterior sheathing up on the walls and roof... so, the massing of the house is coming evermore into view. Also, the Marvin Ultimate Clad series windows and doors have been installed, which is great to see. The Client and I spec'd the cladding with the intent to create contrast with the exterior trim, while avoiding a dark color. In addition, this more neutral color will allow for a nice range of color schemes over the years.

- For additional info on Marvin Windows & Doors, click on the followng link: http://www.marvin.com

- If you're in the Houston area and interested in reviewing Marvin product, I recommend contacting:

BMC Select
Marvin Windows & Doors
Rep: Bryan Schafer
C: 281-6570-5056
F: 1-866-551-1032
Bryan.Schafer@BMCSelect.com

Since the photos are all exterior shots, I'm foregoing Notes in this post. However, feel free to make comments or ask questions about what you see in the photos... I'll do my best to answer in a thorough and timely fashion.

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Late last week I attended a walk-through of the residence with the project builder, HomeLife Builders, to review some minor framing items... ceilings, beam/column alignments, adding the horizontal cornice framing to the Front Facade's dormer, etc. I took a few photographs while on site as well, which I've posted here.

Just a few notes to accommodate the photos...
- The sun was glaring... I happened to be on site during the time of day when the angle of the sun is about perfect for sabotaging my attempts at snapping decent photos.
- The 1st photo is of the Front Facade. The dormer I noted above is visible at top.
- The 2nd photo is a view towards the front/left corner of the house.
- The 3rd photo is a view towards the left/rear corner of the house.
- The 4th photo is towards the opposite corner at the rear of the house.
- Here's a close-up of the Front Facade's gable.
- The 6th photo is a view through the Kitchen and Dining to the Front Porch, while standing in the Living Room.
- The 7th photo is a view taken the opposite way, while standing in the Dining Room, looking through the Kitchen to the set of 4 windows in the Living Room.
- The last photo is a straight-on view of the Front Facade. (Sorry about the glare.)

The project is moving forward very comfortably... no construction problems or issues with scheduling. Just another excellent project working with HomeLife Builders.

As always, please feel free to comment, ask questions, etc.

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So, here are a few notes on the photos included in this post (nothing too in depth this time around since the photos largely speak for themselves)...

- Close up of the Streetfront Facade, left side. You'll notice there is a new residence under construction next to us. I believe it is a house designed by Steve Mouzon... but, I have not yet confirmed this.
- The second photo is taken from the right side of the house and looking down the street... with houses designed by Eric Brown, Eric Moser, Michael Imber, and Steve Mouzon.
*** Be sure to check my Blog Roll & Recommended Websites for web links to their companies and work. ***
- The next four photos are of the exterior taken while standing in different locations at the Beachfront side of the house.
- The seventh photo is a view towards the fireplace wall in the Living Area, and the eight photo is a view towards the media center alcove at the opposite side of the space.
- The ninth photo is a view from the Kitchen looking through the three sets of Living Area French Doors to the First Floor Rear Porch and Gulf coast beyond. (Sorry about it being so dark... I had a hard time managing the strong glare contrasted by darkness while taking photos.)
- Here's a photo of the Streetfront Facade taken from a distance.
- The eleventh photo takes us back to a shot of the Beachfront Facade, from the left rear corner of the house... I like this photo because you can see the 2' inset of the rear massing from the primary side-gabled massing, as well as the chimney.
- In the twelfth and thirteenth photos, our "neighbors"... the first house shown is designed by Eric Brown, followed by a large residence designed by Michael Imber.

As always, I welcome any and all comments, questions, etc.

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UPDATE: 08-31-10

I just finished the drawings for the Coastal Cottage Bayfront Facade, and have posted it here for review.  I received feedback on my previous facade drawing from Gary Justiss - http://www.garyjustiss.com/ - regarding the treatment at the Tower-like massing's First Floor (above Ground Floor/Garage level).  Gary is a former Town Architect and is one of the original members of the New Urban Guild... he's someone I have requested feedback from on a number of occassions in the past.  Bottom line... the guy is seriously knowledgeable and talented.  So, the drawings for the Bayfront Facade, now posted, shows this area of the design differently than in the previous drawing.  While what I'm showing differs from what Gary suggested, the intent to resolve concerns has led me to make the revisions included in the new post... which include:

- Adding back in the 2 center posts

- Utilizing a faux picket solid rail at both sides of the center portion of rail, which includes the "X" with hardware mesh (to keep the rail very open, and meet code requirements)

- I'm now showiing this space screened in.  It's often desirable to have a portion of a house's Porch space screened in, to provide outdoor space during certain times of the year when bugs may be a nuisance.  Screening in a space also creates a more private feel, without sacrificing views.  For this house, the First Floor porch space at the Tower-like massing presents an ideal location for screening... just the right size, in a simple configuration, and easy to install.  Remember, there's also a BayFront Porch spanning the width of the home, which completely unscreened.

I just wanted to touch upon this part of the drawing, because it varies from the previous drawing, and is something I had received critique on and needed to address.

Another item to point out is the change in the type of dormer drawn in the previous facade to what's now drawn.  If you look at the left side of the newly posted facade, you'll see the dormer is a shed type.  In the previous facade drawing, at the right side, this same dormer had been drawn with a hip roof.  I needed to change to a shed type because there's another dormer at the newly post facade's right side (which is not visible in the previous facade drawing), which had to be a shed type due to the size.  They needed to be the same type in order to compose the facade well.  

That's it for now... look forward to any and all comments.  Thanks!

UPDATE: 08-28-10

- I've uploaded the latest version of the Coastal Cottage facade (fronting the street).  This facade is per recent review/discussions with the client, who wished to open up the Side Porch by removing the louver panel assmeblies and faux window, remove the same from the front-facing elevated a/c compressor deck, revise the center window, enclose the space below the Side Porch with a door for storage, revise to double doors at center between the Garage doors, and include lites in the Garage doors.

As always, feel free to post comments, questions, etc... and I'll do my best to respond in a thorough and timely fashion.

ORIGINAL POST:

The image posted is my first CAD-generated facade drawing (fronting the street) for a new project I'm currently designing. The future residence is being designed for a fantastic piece of Bay Front property, with water views from 3 sides of the house.

I plan on posting the primary facade (fronting the Bay) in the future... I'll start drawing the facade once I've received Client approval on the massing delineated in the posted image.

The Client/Project Name is confidential... at least for the time being.

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After a meeting with the project Builder and the Marvin rep (to confirm the specs/order for the Marvin Ultimate DH Windows & Ultimate Swinging French Doors, all in aluminum clad), I went to the construction site to review and take photos.

The Second Floor framing is largely up! ...with the Roof framing soon to follow.

I took many photos, and have done my best to post a limited selection that best tells the story of what's happening construction-wise. I've also included a few shots taken from the various Porch spaces, so you can see what the views are like from the First & Second Floor Porches. When you get up to the Second Floor (which is sits above the First Floor AND Ground Floor), the views are amazing due to the high elevation above grade. Although designing/building a house to meet the extensive BFE requirements poses numerous unique challenges... the end result provides views that houses commonly situated 2'-'3 above grade can not match! That's the trade-off. And, in this house's location, I think it's a favorable one.

Here are my notes for the posted photos below...
- The first photo is a shot of the Front-Right corner of the house. You can see the Second Floor living & Porch deck at top, above the First Floor living & Porch (and Ground Floor raised Entry at the bottom). This is called a "stacked porch" condition... and both Porches include a minor "wrap-around" to the right side.
- Here's a photo taken at a greater distance, and almost center, to the Front Facade (street side).
- In the third photo, the bay located towards the rear of the house (off of the Great Room space) is in view... with the Rear Porch visible to the right.
- Standing in the First Floor Great Room, this photo is of the bay noted above. From inside the home, the bay acts as an Alcove located on the Living Area side.
As a side note: You can see the rebuilt version of East Village Dune Walk-over Obelisk I originally designed (which was largely destroyed by Hurricane Ike) and a recently completed beachfront residence designed by San Antonio-based Architect Michael Imber.
- The fifth photo is taken while standing in the Kitchen space, looking through the Great Room space, past the First Floor Rear Porch, and beyond to the Gulf. There will be 3 sets of French doors (1 set in each bay) at the rear wall of the Great Room, to ensure great views and permit plenty of outdoor breezes when open.
- At the opposite side of the house... here's a photo taken while standing just behind the First Floor Front Porch, looking out towards the TND, and the wetlands beyond.
- The seventh photo shows the stairs leading up to the Second Floor from the First Floor.
- And, while standing in the same area as noted in the photo above, if you look through the house instead of up the stairs, you can see to the rear wall of the Great Room at back, and the Gulf beyond.
- Now, going up to the Second Floor... here's a shot taken while standing in the Front Porch. From this elevation, the views are amazing... the TND is visible at the forefront, with views to the Galveston Cruise Ship terminal at left, and towards the Ship Channel at right, in the distance. There's quite a bit of naval activity during the day, and at night, the lights are fantastic!
- In the tenth photo, I'm standing in the Second Floor Master Suite looking at the crew beginning the framing around the steel portal wall. You can see the Second Floor Rear Porch just past them, and the Gulf beyond.
- I then walked out onto the Second Floor Rear Porch and took a photo while looking out to the Gulf... I wanted to get a clear shot of the Gulf view available from this elevation. You can see the Dune Walk-over termination at the beach, past the dunes, at the lower right. Now, I'd be lying if I said the water is comparable to the incredibly clear and hued waters of the Design Coast or the Florida Keys. However, the proximity and views of the Gulf from this house are fantastic... and the breezes, smell of the salt air, and the all-around natural beauty that surrounds you from this location are top notch.
- The twelfth and final photo is taken while still standing on the Second Floor Rear Porch... but, this time I looked to the left towards the existing houses. How great is this view?! These are beautiful residences, designed by some of the most-talented architects/designers in the country. The house in the forefront is a design by Architect Eric Brown of Brown Design Studio, officed in Beaufort, SC.

Please feel free to comment, ask questions, etc.

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Yesterday, I took a trip down to Galveston for a meeting, followed by
site visits. It was a nice day, weather-wise, on the island... after
getting quite a bit of rain lately.

As usual, construction continues at a very good pace. As of yesterday,
the primary massing's roof is framed up and the front and rear Porches'
beams and HB&G precast columns are being installed. The Porch roofs
will be framed up in the very near future.

The house is looking great... you can really get a feel for the overall
"form" of the house. And, I think it's going to set a very nice
standard for design & construction in this new Bay Front Development.

Here are notes for the corresponding photos posted below...
- Shot of the Front-Right corner of the house, showing the front gable
element at right, with the Porch at left. The Entry/Stairwell Vestibule
sits within/behind the Gable Dormer, at center.
- Here's a photo of the view from within the Entry/Stairwell Vestibule
noted above. This photo is taken while standing near the top of the
stairs, Second Floor, looking through the 4 Dormer windows out to the
Bay beyond.
- The third Photo is a head-on shot of the Front Facade.
- Here's a photo of the Left-Front corner of the house... you can see
the rear Porch at the far left.
As a side note: This house is 2 Floors above the Ground Floor, and places the Second Floor within the Roof massing... commonly referred to as a 1-1/2 Story house. The difference with this house being, the 1-1/2 Story design occurs above a Ground Floor... which is a product of construction needing to meet the established BFE. Vehicular parking occurs at the Ground Floor, under the house. And, there's quite a bit of storage space available in addition to the parking bays and the Ground Floor Stair/Elevator Vestibule.
- The fifth photo is taken of the Rear Facade of the house. I'm looking
up to the First Floor rear Porch, and the Second Floor rear secondary
massing element, a gable, is positioned above. At left of the First
Floor rear Porch is the Dining Area.
- The sixth, and last photo posted, is taken of the Rear Facade... from
a good distance away while parked on a street just outside the
development. (Because I'm taking photos with my iPhone, and I had to
zoom in quite a bit, photo clarity is minimal.) The Causeway connecting
Galveston Island to the "main land" is very visible, although it's at a
considerable distance away from the house. Previous photos I've posted
provide a better idea of the proximity of the Causeway to the house.
Personally, I feel the relationship/distance of the Causeway to the
house/development is pretty much perfect... it's close enough for great
views, but far enough away to mitigate noise concerns.

As always, I welcome any and all comments, question, etc.

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*** This is a re-post, now with images attached as JPGs instead of PDFs, which were difficult to view due to poor image quality ***

I've had several people ask if I would be posting design drawings for
the Beachfront Residence currently under construction. I had not
planned to do so originally, but if it helps readers to better
understand the construction photos/notes I'm posting to this Blog...
well, why not?

Now, what've I decided to do is post sheets from the final set of
Construction Documents I completed for the project months back. I
should note... if you're in the business of designing buildings you're
familiar with the idea of a design evolving/changing, however so
slightly, even after permitting final dwgs. So, while what you see
below are the "final drawings", there will likely be changes to some of
the trim details and/or other minor elements as construction is finalized.

THE DRAWINGS
A3.0: Front & Rear Facades
- The "Front Facade" fronts the street
- The "Rear Facade" fronts the Gulf
A3.1: Right Side Elevation
A3.2: Left Side Elevation

Please feel free to post comments or ask questions.

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Construction for the Listowski Residence is moving along very well. I took photos at the site last week, and have included several of them for viewing in this post.

This residence is the first to be designed and built in a new development located on the bay side of Galveston Island. I'll be sharing more information about the development in the near future.

Here are some notes on the included photos...
- The first photo is taken while standing in the Ground Floor Entry Vestibule, looking at the stairs leading up to the First Floor.
- The second photo is a shot taken in the opposite direction... from the First Floor looking at the stairs leading back down to the Ground Floor Entry Vestibule.
- The third photo is taken while standing just outside the Dining Room, looking through the space and over the First Floor Front Porch to the Bay and Causeway beyond. It's really a fantastic view, offering a mix in viewing interest. There's the natural beauty of the Bay contrasted by the view of the Causeway, which is especially nice for viewing at night when lit up.
- I including this fourth photo of the floor, because it's a great way to add a ton of character to any home... this is 2x pine installed directly to the floor trusses, foregoing floor sheathing. At the underside of the floor structure, a spray foam insulation used, which both insulates and seals the "cold floor".
- The fifth photo is taken while standing to the front-left corner of the exterior. You can see the First Floor Front Porch and the Dining Room's French door framed opening towards the left side of the front facade, with the Guest Room/Study framed up at the right side.
- This last photo, the sixth, is taken while standing in the Ground Floor Garage bay, looking up towards the First Floor structure above.

Please feel free to comment, ask questions, etc.

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I was at the construction site last week and took a number of photos. It's always exciting to see a design come to life... to be able to walk into the spaces... feel the connections between spaces... and stand outside the structure and view the exterior massing in it's built form for the first time.

Construction has gone as smoothly as possible so far, and working with the Project Builder, HomeLife Builders, has been great. In addition to seeing the design come to life, the process itself can be very rewarding. But, much of this hinges on the people you work with. Between the Client, the Project Engineer (David Franklin), and the Project Builder, I really could not have asked to be part of a better team of people.

Here are some notes on the photos in this post...
- The first photo is the building's exterior fronting the street... the Front Entry is at the right side.
- The second photo is of the covered Entry Door..
- You can see the Entry Stairs leading up from the Ground Floor Entry to the First Floor in this third photo, taken while standing to the right side of the building's exterior.
- The fourth photo is taken of the building's exterior fronting the Gulf. At the Ground Floor is the raised Terrace, with the First Floor Rear Porch (located off the Living and Dining space) above.
- In the fifth photo (taken while standing in the Kitchen space and looking through the Living space to the First Floor Rear Porch and Gulf beyond) you can see the steel portal wall structure which is installed within the exterior walls. The portal walls are designed and spec'd by the Project Engineer to enable the structure to meet or exceed the windstorm requirements established by the IBHS "Fortified" program, which exceeds code requirements.
- Here's a photo of the First Floor Rear Porch structure above, taken while standing on the Ground Floor raised Terrace and looking up.
- The seventh photo is taken while standing in the Ground Floor Garage bay and looking up... towards the future Garage door fronting the street. If you look closely, above the Garage door opening, you can see the beam which runs across the front of the First Floor Front Porch.
- The eighth and last photo is taken while standing in the Guest Suite, located on the First Floor, which fronts the street. The room's front exterior wall is not yet up, but you can see the First Floor Front Porch's joists running out and sitting over the beam I mentioned in the note above.

Whenever I visit the construction site, I take a large number of photos... so, it can be a bit difficult deciding which ones to include in my posts. I hope the photos I've decided to post, along with the notes I provide, tell the story well enough to get an understanding of the structure.

As always, I welcome all comments and questions and will do my best to respond in a timely fashion.

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If you've visited my blog previously, you've noticed I've posted photos for a new Beachfront Residence that recently broke ground. I decided I would post a series of photos and notes which follow the project's progression throughout it's construction.

I bring this up because I've decided to do the same for another residence I designed, the Listowski Residence, which also recently broke ground. This post is the first in a series following the project progression's during construction. And, as is the case for the Beachfront Residence, the Listowski Residence features HomeLife Builders as the project builder. If you are interested in contacting HomeLife Builders, take a second to review the first post for the Beachtown Residence. You'll find the company's contact info provided at the end of the text.

A few Notes on the photos below...
- I've taken a photo of the Property Signage. The signage shows 1 of the 2 versions of the Front Facade I designed for the client... this being the first version. However, the client and I decided upon the second version, for which I've posted the drawing for reference.
- Like the Beachfront Residence, this building is located in a Flood Zone, and is elevated to meet the BFE requirements.
- The structure for this residence utilizes timber pilings, as opposed to the concrete pilings utilized for the Beachfront Residence. There are several reasons why a given project utilizes wood or concrete for the pilings... but, the important thing to keep in mind is that each building meets an Engineer's specifications based on various calculations. And, while concrete may offer advantages in certain conditions, timber pilings quite often are more than adequate in meeting a project's structural requirements.
- You'll notice the wood stringers have been installed, as well as the First Floor floor joists. The Front Porch has stringers installed across the front, but the deck joists have not yet been installed. The deck joists are sized smaller than the 2x12 floor joists for a couple of reasons...
1. They do not need to be as large because they are not carrying as much of a load as the floor joists.
2. There is a step down from the finished first floor to the top of the finished porch decking so that water at the outdoor porch zone does not wash over the Entry Door threshold.
- The last photo is taken from the property towards the bay, which the small development fronts. It was a cloudy day when I took photos and the resolution is not the best but, you'll notice at the right side of the photo sits the Causeway, which connects Galveston to the "mainland". This is a newly enlarged and renovated bridge, completed a few years back, which adds drama when viewing the natural beauty of the bay and surrounding wetlands.

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Below, are additional photos of ongoing construction at the site of the beachfront residence I designed.

A few notes on the photos...
- A photo included shows the raised terrace, at the rear of the house, formed up prior to pouring the concrete.
- Additional photos show the terrace poured, and the steps leading up to it have been formed for a future pour.
- You'll notice there are various drops formed into the slab to control run-off which is directed via subtle sloping of the slab surface.
- An elevator pit is visible, which includes short stem walls at 3 sides with a 1.5" drop to the elevated portion of slab located under the future Entry Vestibule (towards the right). The stems walls are where the elevator shaft's sill plates will sit once framing begins.
- One of the photos is directed towards the tops of the concrete pilings. You'll notice there are steel "saddles" installed on a number of the pilings so far. These are custom fabricated per the project Engineer's specifications. The saddles tie wood stringers to the concrete pilings.
- Notice the pairs of metal "hooks" located at one side of the concrete pilings. These are installed by the manufacturer during the off-site fabrication. They serve no function with respect to structural integrity and will be clipped off, but are used for loading and off-loading during transport of the pilings to site.

NOTE: The project Engineer is David Franklin of...

Aran & Franklin Engineering, Inc.
F-4632
W.D. (David) Franklin, PE
12005 Delaney Rd.
LaMarque, TX 77568
Phone: 409-935-5200
E-mail: david@aranfranklin.com

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