ProCAD Residential Project Portfolio
TWO-BEDROOM ADDITION AND GARAGE ADDITION
This project was a two-phase construction project. The first phase was to build a two-bedroom, one bath addition off the back of the existing house. The second phase was to construct a new one-car garage off of the addition.
The first phase was constructed in 2007. The 14x38-ft addition was added to provide the owners ranch style living versus having their bedroom on the second floor. Prior to meeting with ProCAD, the owners had a sketch of the proposed floor plan. From there it was a relatively simple project to complete.
The second phase of the project was constructed in 2010. This phase was a one car attached garage to the two bedroom addition. A second overhead garage door was added to the rear of the garage to provide access to the rear yard with vehicles if necessary.
Due to zoning requirements, a variance was required to construct the garage because the total lot coverage exceeded the 25% lot coverage permitted by the town. Due to ProCAD’s experience with zoning regulations and town governments, we were successful in obtaining the variance. After obtaining the variance, ProCAD submitted the final design documents for a building permit. This project was completed in August of 2010 with no construction issues.
Please see the testimonial from Al and Judy Shelton, owners of this project.
MASTER SUITE ADDITION
This project is a simple master suite addition on the first floor level. The purpose of this project was to allow the owners to live fully on the first floor taking into account retirement living. The couple previously slept on the second floor of a small cape styled structure. The existing floor plan arrangement was cramped and not conducive to retirement living, in addition to the stairs.
For this project the owners had already sketched up plans on graph paper. This prior planning was beneficial to the cost and time of the design. By having a good idea of what they wanted, ProCAD didn’t have to spend time developing a design based on discussions with the owner.
During the schematic phase, there was a minor change to their design that originally incorporated an “S” curve that was intended to provide a visual barrier from the existing living room. Through our planning experience, we recommended not incorporating the curve as it would have been difficult to traverse with a walker or wheelchair. Additionally, the sight line into their suite is minimized as a result of the entry into the suite and the hallway incorporated prior to the suite.
Other amenities suggested by ProCAD and implemented by the owner were pocket doors for the suite. By installing pocket doors, this provided more usable square footage than conventional swing doors. Pocket doors are a great way to gain a few valuable square feet and make a room more usable.
We also installed quad outlets and cable outlets on two different walls to allow the owner to place their bed in two different locations. Many times rooms are laid out so that only one configuration is possible. These very minor additions allow the owners flexibility to change when they wish. We also incorporated a three-way light switch adjacent to the primary bed location so that the owner may turn the overhead light off from the bed and not have to get up to shut it off.
MASTER BEDROOM ADDITION
This project consisted of a simple master bedroom and bath on the first floor of a cape style house. This purpose of this project was to relocate the master bedroom to the first floor and extend the rear deck to the bedroom.
This project also included a mudroom (not shown in documents) to attach it to the detached one car garage.
STRUCTURAL ROOF REPAIR PROJECT
ProCAD was brought in to provide structural consultation on the roof framing system on the newly constructed house. Plans were drafted for the owner, but structural framing details were not provided in them. As a result, the framing design was left to the contractor to complete.
The result of not having a fully and properly designed structure prior to construction was that a primary roof beam was not properly supported and other roof supporting structures were not properly installed. There may not have been an immediate failure, but over time the roof would have sagged and potential for damage to the structure and finishes existed. Although the owner paid for additional work, the cost to repair the potential damages at a later date would have been much higher.
Prior to ProCAD proceeding with the roof analysis and preparation of documents, ProCAD’s first advice to the owner was to speak with the framing contractor and ask them to remediate the issue. Because the owner paid the framing contractor 100% of the contract prior to the framing being accepted by the local building official, the framing contractor was not willing to return to properly address the issues. Only after this did ProCAD become involved.
Through coordination with the lumber manufacturer’s engineers, ProCAD was able to provide a proper solution to the owner’s issues. As a result of ProCAD’s efforts, proper structural support was designed to support the second floor joist as well as the roof beams. The roof and second floor and now properly supported down to the foundation where all the loads are ultimately applied. This is known as Load Path.