Converting a Beach House to Year Round House

in Architectural Design held by NJ Beach House
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Description:
We have a 2420 sq ft home originally built in 2003 as a vacation home (small bedrooms, little storage, no office) that we want to move to full-time. It was a modular home and it sits on pilings. It's hurricane rated (and unfortunately hurricane tested!) We hope to reconfigure/reduce our master bath/closet area to utilize dead space, and increase closet space. We need more storage in general. We will likely convert one of the bedrooms downstairs to an office unless there is another solution. The twp says we have about 100 sq ft that we could add - maybe enclose bottom deck with access off family room? the North side of our house are all oversized sliders. Our windows are floor to ceiling. We have great light here. We would like to add dormers to the roof to add architectural interest and to add light to the attic space. We will have to add floors and pull-down stairs to make the attic accessible/functional. We would like ideas on enclosing our outdoor stairs and integrating with exterior (cedar shakes) The kitchen is original builders grade and needs updating. We would consider removing the wall between kitchen and living room. We would love a roof top deck. The ceiling is flat over the master bedroom but pitched slightly in kitchen and living room. Optimize / expand laundry closet. We also would like to add an elevator - and assume it would be external as many people get variances for them here. The most likely place for the elevator would be on the left side of the house by the front door. Lastly the ground floor is garage/storage. The space under the stairs is hampered by a piling and a header that we would like to move to optimize space there. We understand this might require engineering.
Wants:
We have all the plans that include mechanicals etc that we can provide once we move forward. We are looking for creativity, maximizing space/storage and cost of changes. eg: if we had unlimited $$ we would start over but we don't.
Software:
  1. Something a layperson can view. I am not a professional

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Discussion

Tue, 14 Feb 2017 00:47:55 +0000
HI - our house was built to code and the windows are actually about 6-inches off the ground and 6 inches from the ceiling. The glass is not regular glass (it's safety or tempered I can't remember which now) . Reverse living - having the living room and kitchen on the top floor to maximize water views is very popular/ common where we live. As i age, I often think about moving the kitchen to the first floor (it's up a flight of stairs since our house is on 9 ft stilts).

Adam

Designer

Mon, 13 Feb 2017 16:36:09 +0000
You will probably have to replace the upstairs windows that are floor to ceiling. The International Building Code (since 2012) requires that floor to window sill must be 36" on windows that are 72" or higher above grade. Your county may grandfather clause it and let it go, I don't know.

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