A Renovation Storyhttp://www.girlvsbrownstone.com/blog/Thu, 01 Jun 2017 19:36:49 +0000en-USSite-Server v@build.version@ (http://www.squarespace.com)Every Brooklyn Brownstone renovation has its stories and these are mine. From burst pipes and flooding, to how the story ends, it's all here — along with the team that made it happen, the picks and prices and when I'm done with each project the full reveal. Welcome to my journey.

]]>A place for morning coffee or evening cocktail.Laurie CootsThu, 01 Jun 2017 19:55:14 +0000http://www.girlvsbrownstone.com/blog/2017/6/1/a-place-for-morning-coffee-or-evening-cocktail55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:59306cd1ebbd1acd44e35d0aA Renovation Story RSS

I've always wanted a special little space of my own, that was both secluded and private — where I could take a self-assigned and very grownup "time out."

Now, thanks to the 10 foot extension I've added to the back of the house, I was able to add a special and very private terrace that is all of that.

Just steps from my Master Bedroom I can now enjoy views of my garden down below and closer by, a mini potted garden of roses and azaleas.

The access and the views make my morning coffee or evening cocktail all that more enjoyable. 

—Laurie

 

]]>Descending to the GardenLaurie CootsThu, 18 May 2017 14:00:27 +0000http://www.girlvsbrownstone.com/blog/2017/5/18/decending-to-the-garden55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:591da77a3a0411cffe94c3d2So I now have a new metal stairway to go from my dining room to the garden.

Since I needed to save some $$ — we will be adding the deck at a later date. However, you can see that we added the channel on the back of the house, to make it easier to do that.

These finely crafted metal stairs now allow me to float down to water and enjoy my garden.

Thanks to Joseph and his team at Lopopolo Iron Works who did a brilliant job.

—Laurie

]]>Every Girl Needs a Little Income Property.Laurie CootsSun, 14 May 2017 21:33:26 +0000http://www.girlvsbrownstone.com/blog/2017/5/14/every-girl-needs-a-little-income-property55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5918c30dbf629a761895619bA Renovation Story RSS

If you're a woman over forty and especially if you are single — You've had the dream. The dream, nightmare really, has several variations but they all involve some or all of the following ingredients:

  1. being homeless
  2. having a shopping cart with all your beloved belongings
  3. an underpass or the area under a bridge
  4. befriended feral cats

All of my successful friends have had this dream. It makes no sense. We all intellectually understand that the likelihood of this dream every happening is slim to none and yet we all still feel vulnerable. But I have discovered the answer to making that bad dream stop and that answer is income property. Every girl needs some and mine is in the garden level of this house I have been working on for the past two years.

This whole adventure began one day before closing with a burst pipe that flooded the garden apartment and filled the cellar with 15,000 gallons of water. The garden apartment which I knew I would need to renovate anyway - was a total disaster.

When we went to see the damage, the rug that was embedded in the wooden floor was bubbled up in big angry mounds.

When we went to see the damage, the rug that was embedded in the wooden floor was bubbled up in big angry mounds.

This was the bedroom - it was absolutely filthy and disgusting.

This was the bedroom - it was absolutely filthy and disgusting.

As we started to demo we realized everything was a loss but the bones were good.

As we started to demo we realized everything was a loss but the bones were good.

The bathtub was hanging on by a hair, the tenant was lucky he hadn't filled it up and gotten in or it would have fallen through. 

The bathtub was hanging on by a hair, the tenant was lucky he hadn't filled it up and gotten in or it would have fallen through. 

We would later flip the entry way - returning the entry to under the stoop and making this doorway a window again.

We would later flip the entry way - returning the entry to under the stoop and making this doorway a window again.

Thankfully two years later, this all seems like a forgotten bad dream. Even though it is only one bedroom, It is light, bright and airy! See for yourself.

The entry way is very utilitarian.

The entry way is very utilitarian.

I stole some real estate from the bedroom, but having a wide, bright hallway was important.

I stole some real estate from the bedroom, but having a wide, bright hallway was important.

The bedroom is small but will hold a king size bed.

The bedroom is small but will hold a king size bed.

And as any girl knows, the key is having enough closet space.

And as any girl knows, the key is having enough closet space.

And this has plenty of closet space.

And this has plenty of closet space.

Further down the hall, there is a coat closet, bathroom and laundry center. 

Further down the hall, there is a coat closet, bathroom and laundry center. 

The coat closet...

The coat closet...

The bathroom...

The bathroom...

It's very simple and behind the camera there is lots of storage.

It's very simple and behind the camera there is lots of storage.

and the laundry center.

and the laundry center.

Further down the hall into the open plan kitchen and dining room...

Further down the hall into the open plan kitchen and dining room...

With built in storage and home office across from the dining room. 

With built in storage and home office across from the dining room. 

which opens into the living room and floor to ceiling windows that look out on my garden.

which opens into the living room and floor to ceiling windows that look out on my garden.

Two years from now, they tell me that I will be able to get rent that is in the high $3Ks zones. Until then, my son and daughter in law have moved in while he goes back to graduate school. So once again, I am blessed to have the whole family under one roof, with the promise of income property in my future!

—Laurie

]]>It's Springtime in BrooklynBrooklyn GardenLaurie CootsFri, 12 May 2017 23:58:01 +0000http://www.girlvsbrownstone.com/blog/2017/5/12/its-springtime-in-brooklyn55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:59164b381b631b17b5fa04a8And my garden is coming in strong. Nourished with my special compost blend the tulips came up and the peonies are literally growing 6 inches a week.

The lovely view I have looking out my dining room window.

—Laurie

]]>Barbie's Dream Kitchen Is RevealedBrownstoneRenovationLaurie CootsFri, 12 May 2017 23:50:25 +0000http://www.girlvsbrownstone.com/blog/2017/5/12/barbies-dream-kitchen-is-revealed55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:59164147725e2544914b1393A Renovation Story RSS

When I was a little girl Santa brought me Barbie's Dream Kitchen one year for Christmas. It was terrific, with custom cabinetry including opening and closing doors, lots of counter space for food prep and just in case you weren't on top of it, there was a turkey on a rotisserie roasting in the oven. It spoiled me for all future kitchens until now.

Now that I wasn't required to work with an existing layout or footprint, now that I could start from scratch — Barbie's dream kitchen served as a major source of inspiration.

Of course there were challenges. My house is only 13'8" wide, so I would need to be thoughtful with the layout. I knew I wanted a working island for food prep and entertaining — but I also knew I wanted to have good walking space on either side.

I knew that I wanted the cabinets to go all the way to the ceiling — but I also knew I didn't want it to feel like the Grand Canyon when you were walking through it.  

I knew I wanted stained, not painted white oak for the cabinetry, but I also knew that getting the pickled white color just right was going to be really tricky.

I wanted the maximum amount of storage space, open shelving for my beautiful dishes and serving pieces and room for state of the art appliances.

At last, here is the reveal of Laurie's Dream Kitchen.  I couldn't be happier with the way it turned out and I have been cooking up a storm. After living with temporary kitchens for over two years, it is so nice to have the perfect kitchen made just to my specifications, with a place for everything and everything in it's place.

Looking from the living room, behold the kitchen – with panty/refrigerator/freezer/ stove and second pantry on the left - island in the middle and open shelving on the right.

Looking from the living room, behold the kitchen – with panty/refrigerator/freezer/ stove and second pantry on the left - island in the middle and open shelving on the right.

The island houses the dishwasher drawers, the sink, microwave, storage and trash.

The island houses the dishwasher drawers, the sink, microwave, storage and trash.

The open shelving includes many of the Fiesta ware pitchers and my Le Creucet pieces. This is where Mom's Apple dishes will go.

The open shelving includes many of the Fiesta ware pitchers and my Le Creucet pieces. This is where Mom's Apple dishes will go.

A peak at my signature quilted stainless backsplash and glass shelves. The range hood has the engine of a 747 when you turn it on high.

A peak at my signature quilted stainless backsplash and glass shelves. The range hood has the engine of a 747 when you turn it on high.

A closer look at my professional Bertazzoni Range and hood.

A closer look at my professional Bertazzoni Range and hood.

A look from the other end of the island.

A look from the other end of the island.

Originally this idea was going to be reclaimed natural wood, but it was too dark and we couldn't find planks long enough or big enough. So David at NY Woodwork built me some trees.

Originally this idea was going to be reclaimed natural wood, but it was too dark and we couldn't find planks long enough or big enough. So David at NY Woodwork built me some trees.

The wood behind the shelves is shiplap which I painted white. It is tongue and groove and moves everyday with the house and the temperature.

The wood behind the shelves is shiplap which I painted white. It is tongue and groove and moves everyday with the house and the temperature.

At the end of the kitchen is the dining room, with tall floor to ceiling windows in the back of the house facing the garden. Eventually we will add a deck outside.

At the end of the kitchen is the dining room, with tall floor to ceiling windows in the back of the house facing the garden. Eventually we will add a deck outside.

When I look back at the before pictures of the old rear parlor...

The original rear parlor

I am so glad, we did the addition of an extra 10 feet, as well as adding the beam to eliminate the wall that separated the front of the house from the back of the house.

Now my kitchen is cheerful, light, open and spacious  and Barbie has go nothing on me!

—Laurie

 

]]>Imagine a Really Big 3D Puzzle That Needs to Be AssembledBrownstoneConstructionLaurie CootsWed, 18 Jan 2017 23:45:16 +0000http://www.girlvsbrownstone.com/blog/2017/1/18/imagine-a-really-big-3d-puzzle-that-needs-to-be-assembled55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:587ff45a03596e2e07165070A Renovation Story RSS

Today was the day the cabinets arrived. I have been working with David from NY Woodwork, who is my cabinet husband. This is the second project we have worked on together and I know that I will not only get the high minded thinking - like design and the latest tools and gadgets, but I will also get exceptional craftsmanship and somebody who sweats every 1/16" of an inch.

This project had some unique challenges.

  • I wanted mostly a white kitchen, but I didn't want it painted white - I wanted it stained white, with all the beautiful grain only white oak can give you. It turns out that he had to stain it four times, to get the right color that was not painted looking and not too pink either. 
  • I wanted open shelving, but wasn't sure what I wanted to put behind it
  • I wanted my island to be the same blue as the living room - but not too glossy
  • I wanted all my plugs on the far side of the island from where I would be cooking to keep cords out my way
  • And of course, I wanted to take advantage of the super high ceilings in a narrow `14' wide house,  without it feeling like you were walking through a canyon.

David delivered on every item. Today his team got the bases in, we shop for reclaimed wood for the open shelving next week and the doors and panels will come in a couple of weeks. The amazing thing is that the space actually feels bigger with the cabinets in that it did when it was empty. 

This morning we were ready for cabinets.

This morning we were ready for cabinets.

First it was chaos as all the cabinets were piled in.

First it was chaos as all the cabinets were piled in.

Then a few started to line up

Then a few started to line up

Then I started to see three streams of cabinets

Then I started to see three streams of cabinets

Starting next to the stairs we have a narrow pantry and space for the fridge and freezer

Starting next to the stairs we have a narrow pantry and space for the fridge and freezer

Moving down to the cooking area, we will have a quilted stainless backspash and quartz counters and sides and a Bertazzoni dual fuel range and oven.

Moving down to the cooking area, we will have a quilted stainless backspash and quartz counters and sides and a Bertazzoni dual fuel range and oven.

Next we have the towering pantry, which is my tribute to storage.

Next we have the towering pantry, which is my tribute to storage.

Then swiveling around you see the working side of the island with cookie sheet storage, trash, microwave, pots and pans, sink and dishwasher. 

Then swiveling around you see the working side of the island with cookie sheet storage, trash, microwave, pots and pans, sink and dishwasher. 

Looking across you can see my lower cabinets are in. The  open shelving will go i above, with three shelves of reclaimed wood going all the way across the wall.

Looking across you can see my lower cabinets are in. The  open shelving will go i above, with three shelves of reclaimed wood going all the way across the wall.

I got all the latest gadgets - like a utensil storage 

I got all the latest gadgets - like a utensil storage 

And Two drawers for spices...

And Two drawers for spices...

and a space for all of my knives - that isn't on the counter!

and a space for all of my knives - that isn't on the counter!

And at the end of the island there is lots of wine storage for my collection that my brother Mark, has curated for me.

And at the end of the island there is lots of wine storage for my collection that my brother Mark, has curated for me.

Archive
]]>It's Beginning to Look A Lot Like Kitchen!Laurie CootsWed, 18 Jan 2017 22:51:32 +0000http://www.girlvsbrownstone.com/blog/2017/1/18/its-beginning-to-look-a-lot-like-kitchen55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:587fece7b3db2bc35c55a7dbFor the past couple of weeks we have been hitting the punch list pretty hard, finishing up hundreds of items that are not all that press worthy for the blog.

The last big item is the kitchen. Let me refresh your memory of the plan. 

First we have the arial view of the kitchen with the new extension that contains the dining room.

Here is a direct view of the cooking center which is flanked by the fridge, freezer and two pantries.

Then we have the working side of the island which contains a dishwasher, microwave and a big stainless steel apron sink.

Directly across from the island is my open shelving and lower cabinets to store all my dishware, glasses and mixers, Cuisinart and other special items.

The schedule is pretty aggressive.

January 18/19 - Cabinets and Templating for the Stone

January 22 - Stuff that has been in storage for 2 years — comes back

January 23 - Stone gets put in

January 24 - Appliances get delivered and go in

I chose a beautiful quartz that looks like Carrera marble and the island is dark blue like my living room and the other bottom cabinets and panels are all a white stained white oak.

I must get back to my post as the cabinets have just been delivered and the guys are getting ready for install.

]]>What a Difference a Floor Makes!Laurie CootsTue, 22 Nov 2016 23:02:50 +0000http://www.girlvsbrownstone.com/blog/2016/11/22/uxvvg8dmtzwhl87n45k6syqk7pssjb55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5834c87cff7c50058b9e736eFor the past 22 months, I have lived in a complete state of chaos as we have moved walls, added spaces and put character back in this house.

With heat, without heat and with makeshift heat. With piles of dirt in the kitchen and calculations and shop drawings on every available surface.

And the dust, don't get me started on the dust. I am the only person I know who vacuums herself before leaving the house. The only problem is that I often have a white plasterdust pouf on my back or my butt that I couldn't reach.

After all the trials,  thing that bugged me the most was not being able to have quality floors, beneath my feet - especially in the kitchen. Call me old fashioned but I don't think a floor you can eat off of, is such a bad thing. 

My floors had gouges, purple plumbers glue, spray painted lines to clarify the footprint for future cabinets and the worst offense, they were going the wrong way - having been laid width wise instead of length wise.

Well today was finally the day I have been waiting for.

The day that signals we are closing in on the grand finale of this renovation — the new hardwood floors went in. That means we are down to moulding, cabinets and appliances and we are done!

First Chris installed the radiant heat in the subfloor. There's over 500 feet of hose in my house.

First Chris installed the radiant heat in the subfloor. There's over 500 feet of hose in my house.

Here's a close up of the floor I chose.

Here's a close up of the floor I chose.

Then Leo and his partner from Verrazano Floors started in the middle of the Parlor level and worked away to the ends.

Then Leo and his partner from Verrazano Floors started in the middle of the Parlor level and worked away to the ends.

Here's a view from the stairs looking through the new kitchen and into the dining room.

Here's a view from the stairs looking through the new kitchen and into the dining room.

Here's a view from the stairs to the front door.

Here's a view from the stairs to the front door.

Here's the view of my new "mud floor" in the entry which I laid yesterday.

Here's the view of my new "mud floor" in the entry which I laid yesterday.

Of course this hereby launches the official "shoes off" policy. Though I doubt anyone would blame me - at least not for awhile.

Tonight I am going to celebrate by drinking champagne on my new, toasty warm, beautiful oak, bare hardwood floors. I just want to stare at them for awhile!

~Laurie

]]>Bring on the GroutLaurie CootsMon, 21 Nov 2016 19:18:03 +0000http://www.girlvsbrownstone.com/blog/2016/11/21/bring-on-the-grout55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:58334711d2b857c868b23e3aA Renovation Story RSS

My new hardwood floors go in tomorrow, so today was tiling day for the entryway.  Chris helped me lay out the new marble floor which is now we're ready for grout.

The whole time I was laying the tile, I could feel that wonderful radiant heat which is going to feel so good on my stocking feet, when I take my wet boots off this winter. 

]]>We're Getting Ready for Winter!BrownstoneConstructionLaurie CootsSat, 19 Nov 2016 23:17:51 +0000http://www.girlvsbrownstone.com/blog/2016/11/19/were-getting-ready-for-winter55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5830d525f5e2311962015efcThis week we were busily preparing for Winter. We are glad that we have had a balmy fall, but we also know that Winter will be coming on fast and we will be ready. 

This was the week of the radiant heating installation in preparation for the new hardwood floors.

Chis Hanley has really sweated every inch of this installation but it will prove to be time well spent when I am toasty and warm this winter, with no awful radiators to deal with.  Chris opted to build his own loop 'd loop out of regular sheets of plywood because the prefab boards with room for the tubing only loop every 12 inches and he felt that for a primary heat source, every 8 inches was better. It looks great but it is an incredible amount of labor and very hard work - lots of getting up and down - I'm sure he was really sore this weekend.

Nice tidy loop 'd loops are in the floor every 8 inches.

Nice tidy loop 'd loops are in the floor every 8 inches.

Chris cut each board by hand

Chris cut each board by hand

That void with not radiant heat loops is going to be my 13 ft. island.

That void with not radiant heat loops is going to be my 13 ft. island.

The hardwood floors boards are stacked up in my living room. They are acclimating to my living room temperature and the will go in Tuesday. It will be full day of installation with a lot of little nooks and crannies that have to be addressed.

These are the hardwood floors that I chose. They are from Villa Bella and the color is Scipione. It is an 8" wide plank, hand distressed, engineered oak floor that is designed to go over radiant heat.

Chris poured the cement in the entry, so I can get my tile in on Monday before the hardwood goes down. The tiled area will have radiant heat too but tile will be a better fit for snowy boots and wet coats. The tile area will have just enough room for a little bench hall tree to hang our gear on. The tile in the entry is a pale white dogbone marble with hints of chocolate which matches the floor nicely.

Today I painted the ceiling and walls in the new dining room, they are going to need another coat at least, but You are starting to get a feel for what the room it is a going to be.

It feels really good to make progress. We have a wall in the new kitchen where we put all the parts of the project up on a wall with each on a Post-It note. I know spreadsheets are preferred for managing projects, but they're not for everyone. Our team here, loves the keep it visual and nothing feels better than ripping one of those Post-Its off the wall when things get finished.

Next week is more painting on both levels and getting the hardware floors in which means I will have heat throughout the parlor floor in time for the drop to 40º next week.

~Laurie

]]>Sprayfoam is even better than silly stringLaurie CootsThu, 10 Nov 2016 20:57:54 +0000http://www.girlvsbrownstone.com/blog/2016/11/10/sprayfoam-is-even-better-than-silly-string55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5824db71197aea847eebc4e1After completing all the possible plumbing and wiring for anything we could every want into these walls, it was time to insulate. We had a lot of choices, but to me spray foam made the most sense. I contacted the good folks at Eco-Tech and they did a great job on both floors. They were even able to offer some addition help downstairs to cut down on noise between floors.

It is so cool to watch them do it - watch this - it oozes out and then puffs up and then hardens and God forbid should you ever have to get back into those walls. And the best part is that rats can't eat through it, so there will be no resettlement of the rat population in my house, this winter. 

When it is all done it forms a really cool hard puffy surface, kind of like a really stale pile of "Marshmallow Creme Fluff" in the walls.

Immediately after they applied it, the room warmed up by 15º so I think we will be very energy efficient and toasty this winter.

~Laurie

]]>Now, it is now free to snow!BrownstoneConstructionLaurie CootsThu, 10 Nov 2016 20:40:51 +0000http://www.girlvsbrownstone.com/blog/2016/11/10/now-it-is-now-free-to-snow55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5824d7113e00be8299fbe3d7A Renovation Story RSS

The past two weeks have been nothing but progress and with the house closed up I am now ready for winter.

The guys at Family Masonry have been unbelievable with the brick and finishing the lentils around the sliding doors. They are even re-installing my pavers underneath where the deck will go and the throughout the rest of the backyard. I can't wait for next spring when the garden is in full bloom and not full of construction materials.

The brick has now gone up on the 2 story extension which means that now we can bring on winter. Fortunately as we have been closing up the outside of the addition, the weather has cooperated by bringing us if not an Indian Summer, certainly a balmy October and November. It is completely beautiful, but who knew that Brick was a precious stone in which I have now made a significant investment. Enjoy the pictures.

And fingers crossed, it looks like I am getting a finished house for Christmas!

~Laurie

The formidable wall from my neighbors yard. It makes you realize how significant the work was.

The formidable wall from my neighbors yard. It makes you realize how significant the work was.

The long view of the same brick wall.

The long view of the same brick wall.

A view of the back of the house with the brick framing the windows.

A view of the back of the house with the brick framing the windows.

IMG_0060.jpg
Me looking down on the guys as they were trying to lay brick in a very narrow space between houses.

Me looking down on the guys as they were trying to lay brick in a very narrow space between houses.

The gravel bed for my pavers in the backyard

The gravel bed for my pavers in the backyard

The reinstalled pavers in the back, most of this area will be under the deck and the tenant's private space.

The reinstalled pavers in the back, most of this area will be under the deck and the tenant's private space.

]]>Now We're Cooking With Gas!BrownstoneConstructionLaurie CootsMon, 17 Oct 2016 22:41:50 +0000http://www.girlvsbrownstone.com/blog/2016/10/17/now-were-cooking-with-gas55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:58054c42e58c62739ac11267A Renovation Story RSS

After what seemed like a forever but was actually only 16 weeks, the team is back. Led by Chris Hanley, and flanked by roofers and masons - we are making our usual sound barrier breaking progress.

The saga of the lapsed insurance and the permit and the new DOB requirement to have a construction superintendent onsite, and finally finding one and being reinstated — is all a boring and exhausting story. The important thing is — we're back!

The first thing Chris did was to completely close up the sides of the addition and put on a plywood roof on my terrace. We did have one night of rain - into the new kitchen area, but I was able to stay ahead of it with buckets and a wet vac.

Then the windows and slider went in on the Parlor level:

The area with the new plywood is the dining room and there will be a 10 foot deck beyond that with stairs down to the garden. This was the area I was trying to keep dry during the rainstorm.

The electrician has been here all week and you can see that the electrical has all been pulled and is ready for fixtures.

On a slightly wider shot:

You can see the whole footprint of the kitchen and dining combo. I will have a 14 ft island where the temporary sink is now. This part of the house is seeing our demo tomorrow!  It is the last demo day of the entire project as the temporary kitchen is deconstructed and the old hardwood floors come up to make room for new subfloor and radiant heat. If all goes smoothly, we will have the new hardwood floors in the next two weeks.

In the garden apartment, even though the ceiling heights are not as spectacular the windows are just as dramatic.

Here you are standing in the dining room of the garden apartment and looking into the living room. The tenant will have the 10x14 area under the deck and I plan to plant it with really nice shade plants. The dark grey area is new concrete to level the floor and that will get fresh tile like the rest of the garden apartment starting tomorrow.

My new temporary kitchen is a real kitchen and while it is small,  it has been great fun to have a more functional space to really do some cooking again.

Of course it you pan back - it's like a movie set in the middle of a construction site and I get my fair share of cleaning up everyday, but soon the dust will be done as they get the tile in and the drywall up.

On the wide shot, you see doors and sheetrock and plywood and oodles of boxes of things.

This is a peak at my new terrace and 36" parapet wall. The wall will be covered by brick on the outside and brownstone stucco on the inside with wire cabling across the opening — the top will have a red limestone capper. The roof is a rubber seal and we will put a TREX deck over it to protect it from punctures and wear and tear. 

And to get out to my terrace, I have a big beautiful door.

We are going to need the mason to build in a new upper lintel before we can install the door. Truth be told, we are making it work, because we ordered a door that was much taller than it needed to be — we could have used an 80" door instead of a 96" door — but we are making it work.

One other signal that we are getting close is that we closed up the bedroom window from what had been a door. 

This would have been a window originally like the mirror house next door. Tasteful security escape window is on it's way and entry into the apartment is through the double door arrangement on the left – fist the security door and then the front door. We will be installing the decorative porch lights next week for both. 

The mason is going to have his hands full trying to get the base coat on before winter. It will be grey and we will probably have to live with it on the front of the house, the inside courtyard wall on the stoop and around the inner front door for the winter. Apparently it needs to cure and then in the spring, we can put a Brownstone topcoat on it, so that it all kind of match.

Whew. It has been a whirlwind, but now everything is moving and I have faith that what can be done will be done around Thanksgiving and that will certainly be something to be grateful for.

—Laurie

]]>The House is Getting It's BonesBrooklyn GardenBrownstoneConstructionLaurie CootsSat, 23 Jul 2016 16:16:50 +0000http://www.girlvsbrownstone.com/blog/2016/7/23/the-house-is-getting-its-bones55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:579394d859cc68a490cb2b3dThe framework for the rear extension went up very quickly - like in less than 8 hours. Now the painstaking work comes in to add the bones. These bones will hold the living room for the garden apartment, the dining room for the parlor, and the terrace off of my master bedroom.

For those who need to get there bearings, here are the blueprints of what's to come.

This is the living room for the garden apartment. The brick wall on the left is the rear of the old brownstone and will be removed as soon as the steel supports are inserted front and back and bolted together. That will hold the house up in place of the old lintels. Exterior walls are being prepared for weather proofing and the brick work.

A long shot of the enclosed living room, the open area above is going to be my dining room, with the level at the top my new terrace off of my bedroom.

Beams and joists go in on the parlor level - again, the brick wall between the addition and the house will be removed, once the new steel beams go in. At the rear of the parlor level the deck will extend another 10 feet. The domain under the deck will belong to the tenants of the garden apartment, the rear of the garden and the deck will be my space. I plan to outfit the deck with an outdoor kitchen and my round iron table with umbrella.

The footprint for my second floor terrace. It will be enclosed with lots of planters and a nice sitting area but no access to the garden below - other than a great view.

I'm crossing my fingers that we will be starting brick next week as well as adding the wall of glass doors at the rear of both floors.  

Stay tuned. —Laurie

]]>New Eyes for The HouseLaurie CootsSat, 23 Jul 2016 15:51:52 +0000http://www.girlvsbrownstone.com/blog/2016/7/23/new-eyes-for-the-house55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:5793929d59cc68a490cb1c77A Renovation Story RSS

So if eyes are the windows to the soul...then what are new windows?

Today Chris was able to get all the new front windows in the house. I chose Pella Architect series with six over 1 mullions which would have been what the house probably started with. The hare black steel on the outside and white alder on the inside - ready for painting.

This is the big window in the living room, the debate now is whether we will leave the bars on the outside or take them off.

This is a shot of the new windows in the third floor office, they will never be as clean as when the plastic has just been removed - so I will enjoy the clarity while it lasts. —Laurie

]]>My BackYard Looks Like an Erector SetLaurie CootsFri, 15 Jul 2016 15:51:00 +0000http://www.girlvsbrownstone.com/blog/2016/7/23/my-backyard-looks-like-an-erector-set55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:57938b896a49633f9494fd5dA Renovation Story RSS

Finally, our ducks are in a row. The engineer has signed off on our shop drawings, the steel has been fabricated for the job and 15 workers are waiting out in front of my house to steward the steel into my backyard. However, as anyone who has ever renovated a brownstone knows, before you can work with the steel IN the backyard, you have to get the steel TO the backyard - which means taking it through the house, through the temporary wall in the temporary kitchen and out the back parlor windows and down to the concrete below.

14 very large and very strong men carried the 3 story beams through my living room.

14 very large and very strong men carried the 3 story beams through my living room.

They pause to pop the beam over the bannister and then onward through the house.

They pause to pop the beam over the bannister and then onward through the house.

Then onward...

Then onward...

Out through the temporary opening in the rear of the temporary kitchen.

Out through the temporary opening in the rear of the temporary kitchen.

And through the old windows and down to the concrete below.

And through the old windows and down to the concrete below.

The tall pieces were bolted to the foundations.

The tall pieces were bolted to the foundations.

The horizontal pieces were cut into the brick walls.

The horizontal pieces were cut into the brick walls.

A little come along was used to maneuver the steel into place where workers put the bolts in.

A little come along was used to maneuver the steel into place where workers put the bolts in.

Though it probably feels like nothing to these skywalkers to me, it still looked like a long way down.

Though it probably feels like nothing to these skywalkers to me, it still looked like a long way down.

The measure and compare notes as if they are standing on the ground instead of a 8 inch beam.

The measure and compare notes as if they are standing on the ground instead of a 8 inch beam.

Bolts were added at all the corners.

Bolts were added at all the corners.

I don't live in earthquake country anymore, but this baby is not going anywhere and it is totally square.

I don't live in earthquake country anymore, but this baby is not going anywhere and it is totally square.

Almost there, a few adjustments...

Almost there, a few adjustments...

And like magic — six hours later, the erector set has produced this structure.

And like magic — six hours later, the erector set has produced this structure.

After all that waiting, it just took one day to frame the entire back of the house. One to the next step, joists, exterior walls and water proofing. — Laurie

]]>The Waiting GameBrooklyn GardenBrownstoneConstructionLaurie CootsMon, 11 Jul 2016 15:20:00 +0000http://www.girlvsbrownstone.com/blog/2016/7/23/the-waiting-game55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:579385e946c3c46fbe75d08aA Renovation Story RSS

I'm getting good at the waiting game. This time it is for the approval of shop drawings. The engineer has to approve the shop drawings before we can move forward with the steel. My contractor keeps telling me that as soon as a we get the steel in - we will be done in 45 days, so I kept being hopeful. Weeks passed and the new concrete our back, sat with nothing to support.

I have been living in a construction zone since February 6, 2015. I have learned to play the waiting game and to squeak out a few pleasures along the way. Take this view for example. Looking at the rear of my house, you see nothing but urban blight. A temporary wall inside each level is the only thing standing between the old brick exterior which will be coming down and the outside world.

Whirl around 180º however and you have the Garden of Eden one year later. About a week after this picture was taken the day lilies on the right blanketed the backyard with a sea of orange and yellow.

My hydrangeas are growing like crazy and will likely cover the ugly back wall soon and my peonies are very large and very sturdy. I was told when I bought them that it often takes 3 years for them to settle in. I was told Year 1 - for roots, Year 2 for shoots and Year 3 for blooms.

But I got blooms in Year two - not a lot of them, but they were big and luscious. All of my peonies come from Peony Envy in New Jersey.

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If you are taking on a project like this you have to preserve little bits of sanity and right now, mine is my garden. —Laurie

]]>The sweet sound of concrete.Laurie CootsSat, 09 Apr 2016 22:35:06 +0000http://www.girlvsbrownstone.com/blog/2016/4/9/the-sweet-sound-of-cement55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:57098113d51cd4175cbb6da5A Renovation Story RSS

Ahh, the sweet sound of concrete running through a pipe!  All this to lay the footings for my rear extension on the Brownstone.  This is the first step in the process that will form the living room on the Garden Level, with the Dining Room and 2nd Floor Balcony above.  The guy in the green shirt is literally standing at the new sliding door in a rear wall of glass.

Quite an Operation
Quite an Operation

Laying concrete isn't easy. You need the cement truck with the concrete and the pumper truck that pumps it through the hose across the sidewalk, through the garden apartment and out into the backyard.  

Cellar Improvements
Cellar Improvements

Arif was also able to give me a level floor in the basement - here the flanks have been poured.

The Finished Footings
The Finished Footings Paul Coughlin make a note...
Paul Coughlin make a note...

on a piece of scrap wood.

 

The next steps will be to pour the center strip of concrete in the cellar and then to pour the foundation wall around the perimeter of the footing. The final step in the concrete work is to the pour the slab on top of the foundation wall. 

Then my backyard turns into one, big, erector set, as we start to put in the steel that will frame the addition. This has been a tough process with this poor team having to excavate by hand. 

Now I need to start thinking about strategies to bring the big steel beams they need for framing — straight through the middle of my living room.

—Laurie

]]>The Big Dig Has BegunLaurie CootsFri, 25 Mar 2016 21:18:15 +0000http://www.girlvsbrownstone.com/blog/2016/3/25/the-big-dig-has-begun55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:56f5a93e20c64796d518a72dSo I have chronicled my game of "hurry up and wait" with the DOB in Brooklyn, here in previous posts to this blog.

Well now we have approval. We have permits. And after an inspection, we have the approval to pour our concrete footings in one pour instead of three separate pours.

It seems my backyard is full of old basements, walls and sediment that takes a jackhammer to break up, so no worries of the sides falling in. And lucky for us, we've found no bones, oil, or cultural relics — so we are digging as fast as we can... and then carrying it to the dumpster... one bucket at a time.

Men with Jackhammers

Looks like a future living room for the garden apartment to me! Can you see it?

—Laurie

]]>P.S. My Finished New DoorsLaurie CootsFri, 25 Mar 2016 21:10:06 +0000http://www.girlvsbrownstone.com/blog/2016/3/25/ps-my-finished-new-doors55267de1e4b0cd08f772d50b:5531513ce4b0ed810cde6b4a:56f5a7cc7c65e43ded15d114I had to share that my casings and moldings went in today and I couldn't be happier. One more trip to patch and poly and hang my beautiful, time appropriate porch light.

As my installer says — Bellissimo!

—Laurie

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