Welcome to Sarah’s Style File, I’m Sarah, Foster Remodeling Solutions Senior Design Consultant and each month I’m bringing to you a feature project to experience the remodeling process with us! For this month’s highlighted project I have chosen a 2-Story addition project in Vienna. With this addition project, we removed a rarely used screen porch and replaced it with a gorgeous sunroom and built a new additional garage underneath. Now the spaces have become some of the most frequently used in the entire house!
The main goals of this project were to create a bright airy sunroom space that could be used all year round as well as a second garage to house the husband’s collection of “toys”. While achieving these goals we also wanted to maintain as many of the large trees as possible and keep the existing deck off from the kitchen in place. With a lot of careful planning we were able to realize the client’s goals and provide a very beautiful space which was a challenge due to setbacks on the property. A few setbacks came into play on this property; first, since the home is on well water a safe distance (dictated per county) must be maintained so as not to disturb it as well itself; second, we needed to adhere to the county codes for side yard and back yard setbacks and in this case it limited how much space we could add. Codes also played a major factor in how we constructed the space. When you think of a sunroom you think of large windows to maximize daylight, however, city and county codes in our area have gotten quite strict on sizes and locations of windows due to the requirement of wind bracing. Wind bracing for a space is the structural integrity of the framing against high winds, and even though in Northern Virginia where we don’t often have to worry about hurricane force winds, the codes do dictate the requirements for us. In this case, since the client wanted the windows closer than 16″ to the corners of the structure and the ceiling started at 8′-0″ we needed to provide structural steel posts and framing to meet the code (a 9′-0″ ceiling requires steel if windows are closer than 24″). Since we were already working with an engineer on this project it wasn’t a problem to plan for them and size loads accordingly, it did however add extra cost as steel framing is quite a bit more expensive than wood. Here, the cost was definitely worth it for the client as you can see how much daylight we got in the space. We even brought the windows down quite low to the floor so that their dogs could look out as well. The skylights add to the openness of the space and give you a lovely view of the backyard.
Finishes in both spaces were chosen to give each area a unique look. In the sunroom, prefinished Mahogany hardwood floors inset with the center section installed on diagonally provide a dynamic look to the space and the pine boards on the ceiling mirror the natural quality yet still allow light to reflect nicely in the room. Bright white trim contrasts the wood and the soft green Benjamin Moore paint (AF-470 Flora) on the walls adds to the earthy feel. In the garage a new Amarr Hillcrest door opens to show off the goodies stored there. As a backdrop flexible PVC tiles in a checkerboard black and white pattern create a retro feel and the client’s fluorescent accent lights and art complete the look. HardiePlank exterior trim boards provide a higher end look and a low maintenance finish while the stone veneer on the lower garage portion anchors the new space nicely.
Thanks for joining me this month for Sarah’s Style File and I look forward to seeing you again in May!! As always, if you have questions about a project or you are thinking about remodeling, give me a call here at Foster Remodeling Solutions!
If you would like to talk about ideas for remodeling or renovating your home in Fairfax, Mclean, Springfield, Woodbridge, Alexandria, Arlington, and Falls Church VA, reach out to us at Foster Remodeling. Call now for a free consultation!
Written by Sarah Wolf – Senior Design Consultant – Foster Remodeling Solutions