Between 485 & 705 SQ/FT Modern House - Eastern Shore

[Caddis295]

Brian,

What an incredible project. I love the modern design, and with reconstruction, it will be a wonderful retirement home.

I look forward to the progress.

BTW, congrats to your son on his attendance to Embry Riddle, my alma mater.....great school and could not have picked a better campus.

Regards,

Caddis295

 

[Brian R]

Brian,

What an incredible project. I love the modern design, and with reconstruction, it will be a wonderful retirement home.

I look forward to the progress.

BTW, congrats to your son on his attendance to Embry Riddle, my alma mater.....great school and could not have picked a better campus.

Regards,

Caddis295

Wow, small world with Embry Riddle. We have a great feeling about the school and he is super excited. Thanks for dropping by and the kind words about the project. I dig your avatar.


Brian

 

[Striker-7]

I can't say I've seen this place before. I'm new to the Garage Forum, but not to the Eastern Shore (Easton resident for 18 years).

What county is this fascinating puzzle located in?

 

[Brian R]

I can't say I've seen this place before. I'm new to the Garage Forum, but not to the Eastern Shore (Easton resident for 18 years).

What county is this fascinating puzzle located in?

Kent. Kind of up the road from you. We're on Langford Creek which is a tributary of the Chester River. BTW we love the drive south from here to Easton and then on to St. Michaels. Or better yet we like to head to Oxford and ride the ferry. They let my daughter 'drive' it years ago and that was a great day.

And you got that right, puzzle it is. Thanks for the stopping by - see 'ya on the Bay!

Brian

 

[HunterDan]

Glad to see the updates, keeep them coming!

 

[paredown]

Great project!

I've been working away for years on our '60s modern (with only one post and beam section). Water is the enemy--I just redid another failed soffit section while finally painting the outside.

The 'why save it' question is usually answered when they can see the house start to take shape--I think most people lack the ability to visualize what it could be like. (The only other serious offer for ours was from a contractor who was going to flatten it and build new...) Sometimes I curse the design fails (especially from and energy perspective), but the experience of the space makes most houses feel too closed in.

Good luck with your build!

 

[Dividing Creek]

Kent county, hopefully they are better to work with than AA. I lived on the Western shore for 15yrs and had all sorts of permiting nightmares. My house was close enough to the water it was in what is considered critical area so increasing the impervious surface (area under roof/driveway etc) was a big deal. Cutting down a tree required planting a replacement. I was on a cove and owned both sides Severna Park/Arnold area on the Magothy.

Now have a second home on the water in the downeast area of North Carolina in Carteret County. The differences in permiting there are night and day.

 

[Brian R]

Glad to see the updates, keeep them coming!

Thanks for following along and I hope to try and keep the story rolling.

Brian

 

[Brian R]

Great project!

I've been working away for years on our '60s modern (with only one post and beam section). Water is the enemy--I just redid another failed soffit section while finally painting the outside.

The 'why save it' question is usually answered when they can see the house start to take shape--I think most people lack the ability to visualize what it could be like. (The only other serious offer for ours was from a contractor who was going to flatten it and build new...) Sometimes I curse the design fails (especially from and energy perspective), but the experience of the space makes most houses feel too closed in.

Good luck with your build!

You bring up many interesting points.

Water issue will be covered in a post soon (it was the most discouraging episode of this project).

'Why save it' has been asked frequently. The best response is if you tear it down you are not able to rebuild it since to the best of my knowledge they don't permit 3 story houses and we are only 80' feet from the water and would have to push the new building back another 20' feet. Besides, the house does work perfectly with the screened-in porch facing west and 4 sets of sliding glass doors that create a perfect breeze through the living area.

Finally, you are right - no interior walls of post and beam is the original 'open floor plan'.

Thanks for stopping in and good luck with your renovations.
Brian

 

[Brian R]

Kent county, hopefully they are better to work with than AA. I lived on the Western shore for 15yrs and had all sorts of permiting nightmares. My house was close enough to the water it was in what is considered critical area so increasing the impervious surface (area under roof/driveway etc) was a big deal. Cutting down a tree required planting a replacement. I was on a cove and owned both sides Severna Park/Arnold area on the Magothy.

Now have a second home on the water in the downeast area of North Carolina in Carteret County. The differences in permiting there are night and day.

Yeah, all of this is true. One thing I can say is that we have found the permitting process in Kent (this house) is way better than Cecil county (where are other cottage was located). So there is that.

In addition, we have 5 acres so we won't run afoul of the impervious surface area. However, we are within 1,000 feet of water and so can not remove trees without permission. I have been told that if trees are a potential hazard the county will let you remove them.

However, we have to have to replace trees when we clear a spot for our garage.

There are some benefits to this area and this lot. For example, the state sponsors a cheap program to remove phragmites (an invasive plant discussed earlier). In addition, it is small and friendly and the County Staff and inspectors have gone out of their way to help us.

Even with all of the above I sometimes wish it was more like 1966 when the place was built and you did what you wanted to on your property.......

I was not familiar with Carteret County, NC - now I am and that area looks sublime.

DividingCreek, I WANT A LANDROVER! We need to talk once this project is over.

 

[Brian R]

Windows Part 1 – Order

The first thing everyone notices about the house is the windows.

So the first order of business with the renovation was determining what it would cost to replace all of them. When my contractor replaces windows he typically measures them and then takes order to distributor. However, for this job he called in a window specialist to take a look.

The first words out of his mouth were, “I hope the owner does not think this is a $10,000 job?”

No, I did not. So the price did not shock me too much but what I did find interesting was that they used Anderson windows in 1966 when it was built. Therefore, we were able to order brand new, energy efficient windows made by Anderson in the exact same size. I was surprised that there were no custom order sizes but I guess the owner planned the openings to accept off the shelf size windows.

There were a few areas where we added windows and a few that we deleted windows. For the most part the windows added were larger than the windows deleted but I think the overall number in the house was the same. The final count was 59 windows.

 

[Brian R]

Windows Part 2 – Adding Windows Lower Floor

The ground floor of the house had a very odd layout. It had two bunk rooms that were basically in the shape of a triangle. The longest width was approx. 13 feet along the wall that borders the river. From the beginning we knew the best thing to do was to remove these two bunk rooms and open this area up. In addition, we’ve added windows so that now when you walk into the house you will have a clear view of the water.

The picture sequence reveals the room before renovation, opening up the two bunk rooms, where we wanted to add windows, the revised opening and then finally the windows being installed.

 

[Brian R]

Windows Part 3 – Adding Windows Upper Floor

Just like the ground floor the 3rd level rooms also do not take advantage of potential water views.

I wonder what the original owner/builder was thinking. This room not only faces that water but also faces southwest and has spectacular sunsets views. However, the original room (see below) had a solid wall between a row of windows. Maybe this was to save money on windows?

Anyway, we decided to knock out this wall and open up the room with additional windows. It is an odd shaped octagon room but there is still enough wall space for a desk and a bed and will serve as a guest bedroom.

 

[Stuart in MN]

what I did find interesting was that they used Anderson windows in 1966 when it was built. Therefore, we were able to order brand new, energy efficient windows made by Anderson in the exact same size.

My brother has a house that was built in 1956. It has Andersen casement windows very similar to yours, and I was impressed that he was able to order exact replacement sashes for them from Andersen with insulated glass. They were a snap to install in the original frames - the hardest part was digging the paint out of the screws when removing the original sashes.

 

[Brian R]

My brother has a house that was built in 1956. It has Andersen casement windows very similar to yours, and I was impressed that he was able to order exact replacement sashes for them from Andersen with insulated glass. They were a snap to install in the original frames - the hardest part was digging the paint out of the screws when removing the original sashes.

That's wild - how long have they been in business and producing the same size windows? Ordering and replacing the windows was one part of the process that was easier than expected.

BTW - I'm on my way to MN in two weeks for the North American Vincent Owner's Rally - can't wait to cruise around that MSP area.

 

[cderalow]

My brother has a house that was built in 1956. It has Andersen casement windows very similar to yours, and I was impressed that he was able to order exact replacement sashes for them from Andersen with insulated glass. They were a snap to install in the original frames - the hardest part was digging the paint out of the screws when removing the original sashes.

same deal with my grandma's house built in the mid 60's.

the painted over screws were a right pain in the ***.

 

[Stuart in MN]

That's wild - how long have they been in business and producing the same size windows? Ordering and replacing the windows was one part of the process that was easier than expected.

BTW - I'm on my way to MN in two weeks for the North American Vincent Owner's Rally - can't wait to cruise around that MSP area.

That's a good question, I wonder how long they've been building those casement style windows. They've actually been in business since 1903, I have Andersen windows in my house and it was built in 1913. I doubt they would have exact replacements going back that far, though.

Re: the Vincent rally...I'm friends with Steve Hamel here in St. Paul, do you know him? I imagine he will be attending. He's pretty well known in the Vincent world, I think - he set a speed record at Bonneville a few years back with his Vincent, and does engine rebuilding for clients. I don't know Rick Schunk very well but I think he's the local contact for the rally.

I ride old Japanese bikes, but met those guys through the local Norton Owner's club.

 

[Brian R]

That's a good question, I wonder how long they've been building those casement style windows. They've actually been in business since 1903, I have Andersen windows in my house and it was built in 1913. I doubt they would have exact replacements going back that far, though.

Re: the Vincent rally...I'm friends with Steve Hamel here in St. Paul, do you know him? I imagine he will be attending. He's pretty well known in the Vincent world, I think - he set a speed record at Bonneville a few years back with his Vincent, and does engine rebuilding for clients. I don't know Rick Schunk very well but I think he's the local contact for the rally.

I ride old Japanese bikes, but met those guys through the local Norton Owner's club.

I spoke with Steve when I was looking for a Vincent about 15 years ago. Yes, his exploits with Vincent motors and Bonneville are pretty well known. The MN section of the Vincent Owners Club put this thing together and so I'm fairly certain he will be there. This will be my first national rally and so I'm looking forward to meeting new people.

The Lone Star Section of the Vincent Owners Club has an annual rally and we always team up with the North Texas Nortons Owners Club - those guys are the best!

 

[Brian R]

same deal with my grandma's house built in the mid 60's.

the painted over screws were a right pain in the ***.

Yeah, I hear 'ya. My house in PA was built in 1907 and the family room had 7 layer of paint including 3 layers on top of the brass hardware that kept the windows shut. Your comment brings back nightmares of scraping paint to remove hardware to refurbish.

 

[Simon]

Great thread Brian - could we have some shots of the Vincent to tide us over until the next building update?

 

[Brian R]

Great thread Brian - could we have some shots of the Vincent to tide us over until the next building update?

Simon, heck yeah and thanks for kind words. In the interest of this renovation thread let me share some behind the scene pics.

First pic shows the bike without the gas tank. Here you can you see that the engine acts in lieu as the frame (it connects to lower frame at the rear and the upper frame on top of the front head).

Basically Phil Vincent perfected the suspension and using the engine in lieu of frame and Phil Irving perfected the 998 CC motor.

Vincents have three states of tune to that motor: Rapide, Black Shadow and Black Lighting. They were all same 998 ccs but varied by carbs, compression, and other internal changes.

Mine is a Rapide which they advertised as 115 MPH, Black Shadows at 125 MPH and the extremely rare (only approx 33 made) 150.

However, some owners 'Shadowise' their Rapides or create Black Lightning replicas.

Mine is not a number matching bike (which does not bother me in the least). The engine is from a B Series - produced in 1948 and the Upper Frame Member is from a C Series in 1950 and the Rear Frame Member from a C Series in 1951. From what I am told it was cobbled together in the 1960s by a guy in Michigan when I think these bikes were of the least value in their history.

The B Series used Brampton forks and the C Series used Girdraulics.

 

[Brian R]

The clutch is one item on the bike that causes more disagreements and more has written about then any other item. There are several companies that make replacement kits are some swear by replacing the whole unit with I think a Ducati clutch. Others say they have covered thousands and thousands of miles on the original setup and there is no reason to modify.

Mine slipped and it happened while I was out on a rally and ended up needing to replace them. I determined that oil had been leaking down the spline and that was causing the slipping. Once I figured that my C18 was bad and letting oil in and bought a new one I've had no problems.

 

[Brian R]

Mine is a Touring Rapide. No big deal but it has these flared fenders. Most Vincents have skinny blade fenders and the guys that had the flared touring fenders typically replaced them with the blades so these touring fenders are rare. I like the look.

Another thing is that the guy that put mine together decided to add some additional chrome items (in particular the top of the shock covers under seat, the rear engine mount and the fender stays front&back). I don't like that chrome much but it does bother me enough to redo them (maybe when I finish this darn house).

The touring fenders are rare and so are original headlight buckets. Mine is a repop.

 

[Simon]

What a beauty! I believe some Miller electrical parts are shared with the Velocettes - as is the reputation for having "different" clutches!

 

[Brian R]

Rotten Beams - Water Penetration Discovery

The worst part (so far) was finding out that water had penetrated the structure. I take that back. The worst part was that the seller covered it up and claimed there was no known structural damage.
We learned that there were two major weaknesses with the design of the building (highlighted in the picture below with a red arrow and the blue arrow).

Red Arrow: in the area where the glass sliding door tracks end they built a box like structure. This area is proud of the building and the top of it was flat and I’m assuming that any caulk that might have been applied deteriorated at some point in the 1970s. This allowed water to pool and seep onto the beams in the interior of the house.

Blue Arrow: The screened in porches had a bottom layer of aluminum flashing. A floating deck was built upon it and the theory was that the water would exit at the bottom of the floor. It worked sort of but they also attached a 1x3 piece of wood that hid this space but also allowed the water to be redirected to the house and 4x4 posts. This allowed water to pool and seep onto the beams in the interior of the house.

In both cases the owner used an interesting method to ‘repair’ the water damage.

 

[Brian R]

Replacement Beams - Part 1 Great Stuff and New Beams
The owner filled in the cavities with expanding foam. To hide the crime he also installed 1x boards and painted them grey. Like I said earlier this was a pretty devastating discovery. However, we needed to solve the problem. We hired a structural engineer to look at the house and come up with a solution. The hardest part was that some of the beams were tied into clusters of 4x4s and needed to be replaced in an area that did not provide much room to navigate.

Here are several pictures of what we found when we looked at the system that was designed to get water away from the screened in porch. You can see the 1x3 that added to direct water toward the ground but actually directed back to the house. Then you see the foam and the final replacement beam.

 

[Brian R]

Replacement Beams - Part 2 Tough Stuff and New Beams

More depressing pictures. Although there was some good news. The building did not fall down which we had trouble wrapping our heads around this fact. Not only that, the floors were level and the windows opened and so we believe that the house was overbuilt because there were areas where entire 4x10 beams were rotted away to nothing.

These pictures represent pictures of foam and cavities and then the replacement beam replaced.

 

[Bib Overalls]

I feel for you.

 

[PLOWJEEP]

It will all be worth it in the end. You are going to have a wonderful house that you can be proud of. The repair might have been the best the previous owner was capable of. There are a lot of people doing construction work, that shouldn't own a hammer.
It is a good thing someone like you ended up with this house,or it could have been patched together for years, till it was to far gone to save.
Thanks for sharing , Brian

 

[PLOWJEEP]

It will all be worth it in the end. You are going to have a wonderful house that you can be proud of. The repair might have been the best the previous owner was capable of. There are a lot of people doing construction work, that shouldn't own a hammer.
It is a good thing someone like you ended up with this house,or it could have been patched together for years, till it was to far gone to save.
Thanks for sharing , Brian

 

[Brian R]

I feel for you.

Bib Overalls, thanks. I've told this story a few times and writing it is also a release.

Thanks for stopping By.

 

[Brian R]

It will all be worth it in the end. You are going to have a wonderful house that you can be proud of. The repair might have been the best the previous owner was capable of. There are a lot of people doing construction work, that shouldn't own a hammer.
It is a good thing someone like you ended up with this house,or it could have been patched together for years, till it was to far gone to save.
Thanks for sharing , Brian

Plowjeep, you do make an interesting point. The PO had retired to Hawaii - it is possible that workers did this w/o his knowledge.

We press on happy to think repairs keep it sound for another 50 years.
Thanks for following along.
Brian

 

[Brian R]

Siding Before / After

After demolition we were basically left with a shell. As already stated most of the windows were replaced with the same sized windows made by the same company. Siding was different animal all together.

The old method had the siding inside each 4x4 post. The panels that were approximately 1 ½ inch thick and cut these to fit within the 4x4s. I’m not certain of what they were made of but I assume that since it was the middle ‘60s they are some sort of asbestos type product (and were disposed of accordingly). Each panel was cut to fit and then they created nailers to keep it fixed in place. The nailers on the interior (1x2s) were cut so they were flush with the 4x4. The nailers (1x3s) on the outside were mounted so they were proud of the 4x4s. Although it gave the exterior some architectural detail it also became a trap for water.

We wanted something that was low maintenance, did not trap water and would replicate the look of the building. We chose 4x10 foot Hardie board panels with white Aztek trim boards. After installing Tyvek we installed panels. Then we sealed gaps and added trim boards to replicate old patter.

I’ll provide more pictures of this process but I think now is a good time to show before and after pictures.

 

[Brian R]

Siding and windows - in progress

I do not recommend rehabbing a property from 1500 miles away even if you have good contractors.

Besides the fact that way too many details are missed the real problem is lack of documentation. Anyway, here are a few pictures that show what transpired taken over several months with different angles, seasons, cameras, and camera men (but it is all I got).

 

[APEowner]

I'm really enjoying watching this one. You're doing an excellent job of keeping the original character while repairing and updating.

 

[Brian R]

I'm really enjoying watching this one. You're doing an excellent job of keeping the original character while repairing and updating.

APEowner - thanks! It's been a challenge but it is rewarding work.

Brian

 

[sakurama]

Wow, I'm not sure which is more impressive - the Vincent or the house. The house is obviously more work and now it's also non numbers matching. That's the way it is with old houses. I have so much more admiration and amazement when I see a perfectly preserved house - more so than a car or bike - it's impossible to imagine.

You're doing a great job and it looks awesome.

Gregor

 

[donnie]

That house looks like an Abstract Painting.

Will you be able to save the wood floors?

 

[Brian R]

That house looks like an Abstract Painting.

Will you be able to save the wood floors?

Abstract - I like that.
Wood floors will be saved - my wife's favorite part of house. Thanks for following along, Donnie

 

[Brian R]

Wow, I'm not sure which is more impressive - the Vincent or the house. The house is obviously more work and now it's also non numbers matching. That's the way it is with old houses. I have so much more admiration and amazement when I see a perfectly preserved house - more so than a car or bike - it's impossible to imagine.

You're doing a great job and it looks awesome.

Gregor

Gregor,
I never thought it that way but yeah - the house and Vincent inspire me, and aggravate me and push me to do better. Thanks for stopping by and the kind words.

Brian