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MAJOR RENOVATION

Craftsman Bungalow Renovation

WERK | Building Modern completed this modern craftsman renovation in early 2018.  The clients didn't want to leave the neighborhood.  We met them at the Broad Ripple Home Tour in Fall 2014.  In fact, they were volunteer docents for our Broad Ripple Bungalow project, one of the homes on the tour.

YEAR

2017

LOCATION

Broad Ripple

ARCHITECTURE

HAUS | Architecture For Modern Lifestyles

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  • YEAR : 2017
  • LOCATION : Broad Ripple
  • ARCHITECTURE : HAUS | Architecture For Modern Lifestyles
This newly reconstructed Modern Craftsman-style home maintains the scale and character of the streetscape while taking its design + detail game up a notch in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Entry View Broad Ripple Modern Craftsman Interior includes custom architectural stair, open risers, vaulted ceiling, exposed beams, loft overlook, cable-rail, steel handrail, custom white cabinetry, painted brick fireplace, black custom kitchen island, and black track lighting - Indianapolis, Indiana
Side view shows gravel drive, 5V-crimp preweathered galvalume metal roof, shed dormer for upstairs rooms, and treated pine porch privacy wall in rear of this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Project Architect, Paul Reynolds, quickly hikes up his custom architectural stair fitted with vertical cable rail system, open risers with custom steel toe kick and doubled-up pine 2x stringers. Living Room transitions to Dining Room transitions to Kitchen in this new open concept reconstruction of the Transitional Craftsman Style House for excellent clients in Broad Ripple on Carrollton Avenue - Indianapolis, Indiana
North side view looking up features the shed dormer, fiber-cement lap siding and trims with medium-gray exterior paint and exposed rafter tail Craftsman detailing in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
View of Kitchen from Dining Room showcases this new Scandinavian-inspired kitchen featuring white IKEA cabinets on perimeter and new black island with floating range hood in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
North side view looking up features the shed dormer, fiber-cement lap siding and trims with medium-gray exterior paint and exposed rafter tail Craftsman detailing in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
From back of Kitchen looking toward the front of the house, we can see how a simple Scandinavian-inspired interior material palette supports a simple lifestyle in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Bedroom view from kitchen through dual pocket doors - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
From the rear, we can see how the new treated back porch privacy screenwalls relate to the original front porch in height and proportion, but with a modern, respectful flair. The wall starts solid at its base, then opens at its midpoint for a more open expression on its upper half in this newly-constructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Spa flows from bedroom to double vanity + master closet with pocket doors to private toilet and walk-in shower area in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
New Master Shower incorporates precise tile alignments and spacings - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Both Master Bedroom and Mudroom open to the new back porch with extended roof overhangs, tapered exposed rafter tails, and bracketed shed porch roof in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
View of Kitchen from Dining Room showcases this new Scandinavian-inspired kitchen featuring white IKEA cabinets on perimeter and new black island with floating range hood in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Rear Elevation incorporates giant tree (red canoe) - Broad Ripple Craftsman Bungalow Renovation - Carrollton Avenue - Indianapolis, Indiana
View from Music Loft looking over custom steel + cable-rail guardrail onto open-riser architectural stair in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
South side view looking up views architectural stair through the dining window + upstairs Music Loft in dormer + operable kitchen skylight, extended brick masonry chimney with copper flashing, and a peek at the roof-mounted solar panels in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Upstairs Loft provides space for practicing musical instruments and overlooks the front living space - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Back porch features deep roof overhangs with tapered rafter tails, light blue-painted beadboard eave ceilings, treated pine awning shed roof with metal roof, and treated back porch with privacy walls, cable-rail details, and new modern black-framed French entry door + sidelight in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
This close-up detail of the architectural stair with vertical cable rail, open risers, steel toe kicks, and exposed fasteners provides a nice counterpoint to the client's upright piano in the space between Living Room, Dining Room, and Kitchen in this newly reconstructed Broad Ripple Modern Craftsman Dwelling - Indianapolis, Indiana
Intimate view of the Craftsman front porch features modern address numerals, original stained beadboard front porch ceiling, modern wall-mounted mailbox, and newly-crafted white-painted exposed rafter tail detailing with light blue-painted eave ceilings in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Main level powder room reuses an original Craftsman-Style interior mirrored door and door hardware and wood flooring in mirror niche with floating mirror and modern linear LED vanity light with small white wall-hung vanity sink in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Modern Builder Contact Information - Modern Mailbox installed on renovated porch - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Suite incorporates original doors into the design - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
New stair incorporates vertical cable railing for side guard and integrates with piano below - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Broad Ripple Modern Craftsman Renovation (Rendering)
Dining, Open Riser Stair, and Kitchen are integrated into new open concept plan - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Bedroom view from kitchen separated by dual pocket doors - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Side view of custom architectural stair includes vertical cable rail guardrail system, open risers with custom steel detailing, vaulted ceiling, exposed beams, steel handrail, IKEA white cabinetry, black track lighting, white modern ceiling fan, uplighting, upright piano niche, refitted historical windows, and refinished wood floors - Indianapolis, Indiana
This newly reconstructed Modern Craftsman-style home maintains the scale and character of the streetscape while taking its design + detail game up a notch in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Entry View Broad Ripple Modern Craftsman Interior includes custom architectural stair, open risers, vaulted ceiling, exposed beams, loft overlook, cable-rail, steel handrail, custom white cabinetry, painted brick fireplace, black custom kitchen island, and black track lighting - Indianapolis, Indiana
Side view shows gravel drive, 5V-crimp preweathered galvalume metal roof, shed dormer for upstairs rooms, and treated pine porch privacy wall in rear of this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Project Architect, Paul Reynolds, quickly hikes up his custom architectural stair fitted with vertical cable rail system, open risers with custom steel toe kick and doubled-up pine 2x stringers. Living Room transitions to Dining Room transitions to Kitchen in this new open concept reconstruction of the Transitional Craftsman Style House for excellent clients in Broad Ripple on Carrollton Avenue - Indianapolis, Indiana
North side view looking up features the shed dormer, fiber-cement lap siding and trims with medium-gray exterior paint and exposed rafter tail Craftsman detailing in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
View of Kitchen from Dining Room showcases this new Scandinavian-inspired kitchen featuring white IKEA cabinets on perimeter and new black island with floating range hood in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
North side view looking up features the shed dormer, fiber-cement lap siding and trims with medium-gray exterior paint and exposed rafter tail Craftsman detailing in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
From back of Kitchen looking toward the front of the house, we can see how a simple Scandinavian-inspired interior material palette supports a simple lifestyle in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Bedroom view from kitchen through dual pocket doors - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
From the rear, we can see how the new treated back porch privacy screenwalls relate to the original front porch in height and proportion, but with a modern, respectful flair. The wall starts solid at its base, then opens at its midpoint for a more open expression on its upper half in this newly-constructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Spa flows from bedroom to double vanity + master closet with pocket doors to private toilet and walk-in shower area in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
New Master Shower incorporates precise tile alignments and spacings - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Both Master Bedroom and Mudroom open to the new back porch with extended roof overhangs, tapered exposed rafter tails, and bracketed shed porch roof in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
View of Kitchen from Dining Room showcases this new Scandinavian-inspired kitchen featuring white IKEA cabinets on perimeter and new black island with floating range hood in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Rear Elevation incorporates giant tree (red canoe) - Broad Ripple Craftsman Bungalow Renovation - Carrollton Avenue - Indianapolis, Indiana
View from Music Loft looking over custom steel + cable-rail guardrail onto open-riser architectural stair in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
South side view looking up views architectural stair through the dining window + upstairs Music Loft in dormer + operable kitchen skylight, extended brick masonry chimney with copper flashing, and a peek at the roof-mounted solar panels in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Upstairs Loft provides space for practicing musical instruments and overlooks the front living space - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Back porch features deep roof overhangs with tapered rafter tails, light blue-painted beadboard eave ceilings, treated pine awning shed roof with metal roof, and treated back porch with privacy walls, cable-rail details, and new modern black-framed French entry door + sidelight in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
This close-up detail of the architectural stair with vertical cable rail, open risers, steel toe kicks, and exposed fasteners provides a nice counterpoint to the client's upright piano in the space between Living Room, Dining Room, and Kitchen in this newly reconstructed Broad Ripple Modern Craftsman Dwelling - Indianapolis, Indiana
Intimate view of the Craftsman front porch features modern address numerals, original stained beadboard front porch ceiling, modern wall-mounted mailbox, and newly-crafted white-painted exposed rafter tail detailing with light blue-painted eave ceilings in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Main level powder room reuses an original Craftsman-Style interior mirrored door and door hardware and wood flooring in mirror niche with floating mirror and modern linear LED vanity light with small white wall-hung vanity sink in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Modern Builder Contact Information - Modern Mailbox installed on renovated porch - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Suite incorporates original doors into the design - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
New stair incorporates vertical cable railing for side guard and integrates with piano below - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Broad Ripple Modern Craftsman Renovation (Rendering)
Dining, Open Riser Stair, and Kitchen are integrated into new open concept plan - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Master Bedroom view from kitchen separated by dual pocket doors - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Side view of custom architectural stair includes vertical cable rail guardrail system, open risers with custom steel detailing, vaulted ceiling, exposed beams, steel handrail, IKEA white cabinetry, black track lighting, white modern ceiling fan, uplighting, upright piano niche, refitted historical windows, and refinished wood floors - Indianapolis, Indiana

INTRO – Craftsman Bungalow Renovation:

 

Living in Broad Ripple for over thirty years, this home’s residents wished to remain part of their beautiful, walkable neighborhood for another thirty years with a few significant enhancements.  As the previous form of the home wasn’t accommodating to their lifestyle, our clients asked the Architect to help develop a master plan to re-envision a space that is conducive to their functional, aesthetic, and sustainability goals now and into the future.

 

Functionally, the clients were interested in a better interior flow, more openness, and suitable daylighting.  The scale of the space should feel comfortable for day-to-day living, but also for occasional entertaining.  Accommodations for accessibility + adaptability were a priority, as was an overall refresh inside and out.

 

Aesthetically, client was interested in fitting the neighborhood by enhancing the Craftsman-style architecture, but “with a touch of funk”.  Craft and detail has a special place in their hearts, as do music and instruments.  Also, this was a chance to upgrade the 1920s home with proper sustainability considerations moving forward.

South side view looking up views architectural stair through the dining window + upstairs Music Loft in dormer + operable kitchen skylight, extended brick masonry chimney with copper flashing, and a peek at the roof-mounted solar panels in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana

DESIGN – EXTERIORS:

 

On the exterior, we kept the front porch structure, fireplace, and exterior windows/walls, but all-else we re-imagined.  The exterior vision was to dial the Craftsman-style up a notch, but perhaps lean just a bit on the minimal side integrating some modern elements.  We removed vinyl and underlying wood siding in favor of new painted fiber-cement lap siding on ventilated rainscreen integral with roof ventilation (resilient design).

 

30” deep primary roof overhangs are supported with custom-tapered rafter tails accent-painted white to contrast with light blue exposed soffits.  The main roof and dormers are shingled, while the entry canopies are clad in 5-v-crimp metal sheet.  Original wood double-hung windows are refurbished and remain; the new upstairs windows are black, aluminum-clad wood.  The private rear patio is treated wood that will weather over time to blend in with the home and includes a privacy slat-wall noticeably complimenting the front porch as viewed from north elevation.

Master Spa flows from bedroom to double vanity + master closet with pocket doors to private toilet and walk-in shower area in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana

SUSTAINABILITY:

 

Sustainably-speaking, we took the opportunity to outfit the home with a few special features.  First, we maintained much of the original home’s embodied energy (foundations, front porch, brick, fireplace, floor structure, exterior walls, and refurbished original windows).  Second, previously non-insulated exterior walls and roof structure are now insulated with dense-pack cellulose and ventilation, with roof achieving R-45.

 

Uniquely, this home is equipped with a solar array to cover most energy needs and to protect against grid outages.  At the time of installation, this was the first known solar array paired with lithium-ion battery backup system in a residential application in Indianapolis.

Intimate view of the Craftsman front porch features modern address numerals, original stained beadboard front porch ceiling, modern wall-mounted mailbox, and newly-crafted white-painted exposed rafter tail detailing with light blue-painted eave ceilings in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
This close-up detail of the architectural stair with vertical cable rail, open risers, steel toe kicks, and exposed fasteners provides a nice counterpoint to the client's upright piano in the space between Living Room, Dining Room, and Kitchen in this newly reconstructed Broad Ripple Modern Craftsman Dwelling - Indianapolis, Indiana

DESIGN – INTERIORS:

 

The design solution began with a complete rework of main level and upstairs within the confines of existing foundations, fireplace, and exterior window/wall locations.  While the essence of the front living + dining spaces remained, kitchen was opened and enlarged.  We eliminated one main-level bedroom to enlarge master suite that includes wide pocket doors and roll-in shower.

 

Mudroom, laundry, and ½ bath make-up the back-entry area.  New layout includes all primary needs on one level, and design of the rear deck took into consideration a future ramp should the need arise.  Upstairs includes accommodations for two bedrooms – one currently a music room loft that overlooks the living space that can be enclosed if ever needed.

View of Kitchen from Dining Room showcases this new Scandinavian-inspired kitchen featuring white IKEA cabinets on perimeter and new black island with floating range hood in this newly reconstructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana

DETAILS:

 

Entering the space, one immediately notices a blend of original details mixed with new unique touches. The loft ceiling in conjunction with skylights help spread clerestory daylighting throughout the formerly dark interior.  Original trims, wood flooring, and fireplace/built-ins remain.

 

But it’s the open-riser harp stair that grabs attention and pulls you upward; its open configuration and vertical cable guardrail a nod to stringed instruments. Stair and beam details are intentionally exposed with connections and raw materiality a nod to a family history in the manufacture of hardware.

Entry View Broad Ripple Modern Craftsman Interior includes custom architectural stair, open risers, vaulted ceiling, exposed beams, loft overlook, cable-rail, steel handrail, custom white cabinetry, painted brick fireplace, black custom kitchen island, and black track lighting - Indianapolis, Indiana

RESILIENCE:

 

New high-efficiency mechanical systems help lower energy use, and fully landscaped/non-turf yard reduces emissions.  We protected and integrated 75-foot tall maple tree that shades rear west exposure.  Drive is gravel, reducing stormwater runoff.  Original windows have been outfitted with new storm windows for better energy efficiency.

 

The skylights are placed strategically to maximize daylighting at important areas (kitchen, stair, and main living area).  Most windows are operable, allowing for natural ventilation, including some degree of stack-ventilation low-to-high.  Finally, new wiring and LED lighting throughout replaces archaic, previously inefficient, lesser-safe systems and fittings.


PROJECT INFO:

Architecture/Interior Design/Renderings/Photography: HAUS | Architecture For Modern Lifestyles
Construction Management: WERK | Building Modern


MEDIA LINKS:

The project is beginning to get some recognition – check out these articles and blogs:

Indianapolis Monthly:  Staying Power – A Broad Ripple Bungalow Grows Up

Art of the Exterior:  When Less Is More

Photo Library: These 57 Cool Corners are Decorated in a Big Way– (Modern Craftsman first floor Powder Room is number 54!)

Photothèque : Ces 57 petits coins voient la déco en grand


From the rear, we can see how the new treated back porch privacy screenwalls relate to the original front porch in height and proportion, but with a modern, respectful flair. The wall starts solid at its base, then opens at its midpoint for a more open expression on its upper half in this newly-constructed Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis, Indiana
Rear Elevation incorporates giant tree (red canoe) - Broad Ripple Craftsman Bungalow Renovation - Carrollton Avenue - Indianapolis, Indiana

The Design Process

Broad Ripple Craftsman Renovation

 

It is important to think about the big picture but also the fine details.  At HAUS + WERK, we look at every item in depth and work closely with the owners to ensure they have ownership not only in the physical home but also the design process.  While we are able to design in the virtual space, each project is based on the Owner’s personality and preferences.

 

Although the construction documents are mostly two-dimensional, we think, see, and live in three dimensions.  The image below is a ghosted version of the 3D computer model.  After having gone through a collaborative design process and explored various design options, we have a computer model representing our preferred directions.  In the model below, one can begin to see the elements within the spaces.

Broad Ripple Craftsman Renovation – See through diagram of the systems - Modern Craftsman Renovation - Indianapolis, IN

We will plan to share more of the story including design concepts and renderings as the project construction progresses.  The interior details will really set this project apart.

 

Since the clients are passionate about good design, high-quality materials, and efficiency (energy + resources), this project was a perfect fit for a design-build approach (Architect-Led Design/Build, utilizing our architect, HAUS | Architecture For Modern Lifestyles for the design, and WERK, for the build. We enjoy continuing the design collaboration directly with the trades to ensure that design-intent is realized.

 

The design modifications included in this complete gut/remodel include new everything + personal touches inspired by the owners background.  For instance, exposed details and hardware take a cue from a family background in the building industry.  The kitchen is designed to fulfill the Owner’s culinary ambitions.  Also, the design concept + details that pay homage to the owner’s stringed instruments.

The Construction Process

Broad Ripple Craftsman Renovation

 

We met our Broad Ripple Modern Craftsman clients at the Broad Ripple Home Tour in Fall 2014 when they were volunteer docents for our Broad Ripple Bungalow project, which was one of the homes on the tour.  We were very happy when they called to begin the planning process for their craftsman-style bungalow also on Carrollton, a beautiful, walkable street lined with several excellent Craftsman-Style homes.

 

Having lived in the home for 20+ years, clients don’t want to leave, but want a respectfully-modern, light-filled transformation to support their lifestyle for the next 20 and beyond.  The new design will reflect their personalities and life-stories (who they are and how they want to live) on the inside, while the outside will be a major upgrade fully respecting the Craftsman tradition with a touch of funk.



DEMOLITION

 

And with a few swings of the hammer, the renovation has begun!  We began by salvaging a lot of elements from the existing space.  We donated much of the existing light fixtures, plumbing fixtures, and cabinets to Habitat for Humanity for re-use, thus diverting them from going into the dumpster.  The existing doors and trims were salvaged for re-use in the new design.  It was not our original intent to completely demolish all interior walls and ceilings, but our framer urged us to consider it since that would make the construction process easier for his crew.  Let’s do it!

 

Broad Ripple Craftsman Renovation – In order to keep ‘weathered in’ the framing contractor kept the roof intact until the end of the demolition. This allowed for dust/debris control as well as keeping the interior floors safe from any weather - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – In order to keep ‘weathered in’ the framing contractor kept the roof intact until the end of the demolition. This allowed for dust/debris control as well as keeping the interior floors safe from any weather – Modern Craftsman Renovation – Indianapolis

 

The demolition crew wasted no time with the wonderful Fall weather.  The skies were blue and the sun was shining brightly.  The weather forecast could not have been any better for the demolition of the existing elements.

 

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BREAKING GROUND

 

Here’s a shot of the existing house as lumber began arriving.  The existing eaves were in disrepair and were casually referred to as a raccoon motel by the owner.  We will be bringing this bungalow above and beyond its original Craftsman roots from a design, detail, and quality standpoint.  This roof is coming off to accommodate the new upstairs.

 

Broad Ripple Craftsman Renovation – Before the demolition, lumber package delivered to the job site -Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Before the demolition, lumber package delivered to the job site – Modern Craftsman Renovation – Indianapolis

We managed to get the majority of the lumber in one delivery which worked to our advantage. The site is unique in that is shares a driveway with the neighboring property and much of the landscaping is to remain. We managed to tuck the lumber package back into the owner’s carport and driveway, which gave us room to set a dumpster next to the house, rather than in the front yard or street.

 

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DEALING WITH THE OLD

 

Upon demolishing much of the existing structure, there were several details that needed sorted out before we could proceed with the new framing.  The biggest issue being the existing exterior walls not being straight.  As an architect-led home builder, we have an amiable, collaborative relationship with our framer and he brought to our attention the skewed nature of the existing walls.  We worked together on site to straighten the exterior walls before moving forward.  It was important to do that as it would become the base for the new upper floor and the new roof.  Leaving the wall wavy would result in more effort during the framing process but also inconsistent details at the exterior and interior as all the joists and rafters would be sized for each unique condition.  Straightening the wall means all the rafters and joists can be cut to the same size.

The existing roof structure was made of 2×4’s, which was greatly undersized by today’s standards.  This caused undue stress on the exterior walls as it sagged and pushed outward on the top of the wall.  The framer noted that at the worst condition the top of the wall was five inches out from the bottom of the wall.  The house was seemingly trying to flatten itself.  Before moving forward, we worked with the framer to ensure the walls were plumbed and the previous issues were corrected.  Once correct, the floor structure went on seamlessly.

 

Broad Ripple Craftsman Renovation – The simple plan at the main level allowed for quick framing of the bearing wall. The second floor framing quickly followed - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The simple plan at the main level allowed for quick framing of the bearing wall. The second floor framing quickly followed – Modern Craftsman Renovation – Indianapolis

RAISING THE ROOF

The framers continued to take advantage of the good weather.  Two weeks into the demolition and framing, the roof structure was almost complete.  The new form of the home is starting to show as the dormers peel up from the main gable.  The roof is being replaced with a higher pitch and beefier structure.  The previous rafters were sorely undersized.  The higher pitched roof allows for the upstairs to have livable space, unlike the dark, low attic space that used to be.

 

Broad Ripple Craftsman Renovation – The roof framing is up and the dormers complete. Ready to begin framing the new porch roof - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The roof framing is up and the dormers complete. Ready to begin framing the new porch roof – Modern Craftsman Renovation – Indianapolis

 

As the construction progresses, it’s essential to keep an open line of communication. The details executed correctly are the difference between architecture and just another house on the block. It really is all about the details. The skeleton gives you a sense of the scale and proportion of the spaces. Below, the structure is standing tall with its neighbors where it previously seemed to have poor posture.

 

Broad Ripple Craftsman Renovation – With the framing progressing, the house is beginning to take shape and fit into the neighborhood - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – With the framing progressing, the house is beginning to take shape and fit into the neighborhood – Modern Craftsman Renovation – Indianapolis

INSTALLING THE LID

As the framing for the Broad Ripple Modern Craftsman Renovation continues to progress, we start to see some of the details come to life.  Here we see the roof sheathing beginning and the window openings are beginning to get cut in as we prepared to wrap the house and install windows.  Because the eaves and rakes are left exposed, it is important that the installation of the exposed bead-board decking is done while paying attention to the location of the framing members – we don’t want to see any of the nails poking through.

 

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Here’s a shot of the exposed eaves with the tapered rafter tails. Once the bead-board decking and trims have been installed, all will be caulked and painted.

 

Broad Ripple Craftsman Renovation – The next rafter tails and soffit decking on display for the first time - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The next rafter tails and soffit decking on display for the first time – Modern Craftsman Renovation – Indianapolis

 

Standing just inside the front door of the Broad Ripple Modern Craftsman Renovation, one can see the volumes of the space starting to take shape. The long skylight at the roof forms a scoop that appears to be funneling light and pouring it into the interior spaces. During the demolition process, the owner noted that for the first time since they’ve lived here that you could see the large tree from the front door. After the new framing and openings have been cut, one can still get a glimpse of the tree through the skylight. While this wasn’t intentional, it was a nice surprise.

 

Broad Ripple Craftsman Renovation – Nearing framing completion, you can get a glimpse at the skylight from the newly vaulted living room - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Nearing framing completion, you can get a glimpse at the skylight from the newly vaulted living room – Modern Craftsman Renovation – Indianapolis

NEW WINDOWS

 

The windows for the Broad Ripple Modern Craftsman Renovation have arrived and are ready to be installed.  Because the project is utilizing a rain screen wall system, we furred out the windows to keep the relation of the window plane to exterior wall consistent.  Prior to setting the windows, the plywood furring was installed and then flashed at the sill and jambs.  We ensure that all of the details are installed correctly,  especially the details that could spell water damage in the future if not installed properly.

The framers for this project were already savvy to the correct flashing methods but were open to a few tweaks in the process.  We had the window sill framing set at a slight angle, sloping to the exterior, in order to provide another layer of safety.  In the event water ever gets into the sill, the water won’t have a tendency to sheet to the inside of the house, but instead will flow to the exterior.  In the image below, we were working beneath the cover of a tarp which cast an eerie blue tint to everything.  Once the underlayment for the roofing is installed, we’ll be able to remove the tarp.  For the time being, the tarp shall keep the newly installed framing and windows protected from the elements.

 

Broad Ripple Craftsman Renovation – The installation of windows is critical to the tightness of a home. Because the siding will be installed on a rainscreen system, the flashing of the windows requires some extra care - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The installation of windows is critical to the tightness of a home. Because the siding will be installed on a rainscreen system, the flashing of the windows requires some extra care – Modern Craftsman Renovation – Indianapolis

THE HAT

 

The roofing underlayment for the Broad Ripple Modern Craftsman Renovation was installed over the weekend – it seems everybody these days is quite busy.  As a result, contractors are fitting in smaller jobs, like this one, into their schedule by working a Saturday here and there.  The skylights have also been installed.  There are two near the roof peak on the north-facing shed roof and one between the south-facing dormers.  The north-facing dormers allow for an even light to flood into the spaces.  The south-facing skylight allows for the sunlight to pour directly into the kitchen workspace.  The location of a skylight on a south-facing roof creates a more dynamic environment on the interior as the light levels change throughout the day.

As the seasons change, the trees around the Broad Ripple Modern Craftsman Renovation are turning beautiful colors.  Not only is it exciting to see this happen but also to see the project coming to life as more of the exterior materials are installed.  While there are days that it is nice to work inside an office, the views created this time of year make it tough to not be outside for every bit of the daylight.  See for yourself!

 

Broad Ripple Craftsman Renovation – All weathered in and ready for interior craft trades - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – All weathered in and ready for interior craft trades – Modern Craftsman Renovation – Indianapolis

SHE’S CRAFTY

 

The craft trades have moved into the structure in force.  As plumbing, electrical, and mechanical trades move through the space, the infrastructure that makes a home function becomes more apparent.  At this time we take time to walk through with the owner to discuss the fine tuning of these elements.  An example of the fine tuning may be moving a wall switch to be on an opposite wall or perhaps adjusting a light rough-in slightly.  Prior to insulating and drywalling (the next steps on the interior), it is a good idea to document the locations of all of this “background stuff” to help in the future with any questions – did that cabinet tower have blocking installed in the wall to be sure it’s anchored securely – did any can lights get buried by drywall – etc?

 

Broad Ripple Craftsman Renovation – It’s good to see when other trades take pride in their work. This, along with a clean job site, are a couple of our favorite parts of construction - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – It’s good to see when other trades take pride in their work. This, along with a clean job site, are a couple of our favorite parts of construction – Modern Craftsman Renovation – Indianapolis

 

Broad Ripple Craftsman Renovation – The rough-ins are progressing. After the inspection, this will all be hidden behind drywall! - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The rough-ins are progressing. After the inspection, this will all be hidden behind drywall! – Modern Craftsman Renovation – Indianapolis

TEAMWORK

 

It has been said that teamwork makes the dream work.  Although we tailor the design process with each client differently, we always work closely with the clients on each project.  Much of the early design process takes place in the office or possibly the client’s home.  Over the course of the design process, one begins to get a sense of the personality that the home needs to have to fit the client.  Many times there are elements of the design that still need to be massaged and worked-out, but often times the concepts are laid-out and some of the details remain generic.  This gives a framework upon which many of the remaining details can be guided but it also allows for multiple interpretations.  There have a been occasions where we find ourselves being surprised at the different ways in which someone can interpret the description given by someone else.  This is one of the positive attributes of the design process as well as working in a team.

Seen below, we often meet with the clients on site to discuss various design decisions.  It is helpful to be able to walk through a built space and make decisions together.

 

Broad Ripple Craftsman Renovation – Job site design meetings with the architect and contractor - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Job site design meetings with the architect and contractor – Modern Craftsman Renovation – Indianapolis

 

Although we do spend time designing with the client, there are times where we need to work together with the various trades to ensure the details are executed properly. A great example of this can be seen below. Because of the design of the main stair as an element, it was important that the stair horses are precisely cut. We worked with the framer to communicate the detailing. The stair horses will be the exposed so it is important that their finishing is of the utmost quality, meaning no overcutting at inside corners. While this may be a minor detail, the redesign of this home is one of a kind and should be constructed as such.

 

Building stair stringers - Modern Craftsman Renovation - Indianapolis, IN
Building stair stringers – Modern Craftsman Renovation – Indianapolis

APERTURES

We added a few new skylights to bring light into the core.  During the design process, we strategically traced the sun’s rays to properly locate the openings.  Seen below, the sun pierces through south roof into kitchen over the island.

 

Broad Ripple Craftsman Renovation – It’s good to see the morning light pouring into the south-facing skylight. The new kitchen skylight is performing as expected and lighting the interior beneath the opening - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – It’s good to see the morning light pouring into the south-facing skylight. The new kitchen skylight is performing as expected and lighting the interior beneath the opening – Modern Craftsman Renovation – Indianapolis

 

The north-facing stair light shaft (below) enables a more even natural light into upper loft and down stair into main living spaces.

 

Broad Ripple Craftsman Renovation – the north-facing skylight at the stair provide an even lighting level. Without any finishes installed the skylight is doing a great job at washing the framing lumber with daylight - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – the north-facing skylight at the stair provide an even lighting level. Without any finishes installed the skylight is doing a great job at washing the framing lumber with daylight – Modern Craftsman Renovation – Indianapolis

FLOOR IT!

 

In renovations, you’re at the mercy of what you end up digging up and uncovering.  In the Broad Ripple Modern Craftsman, the intent was to re-use a major portion of the existing flooring.  This didn’t go quite as planned as the heart pine subfloor wasn’t in perfect condition – although mostly good – and it was also a different thickness than the existing top-nail oak.  No sweat, we can transition between the different flooring types… or can we?  The kitchen floor threw a wrench into that plan.  The subfloor in the kitchen, once exposed, was in fairly poor shape and would be a significant cost to re-finish.  The image below shows the patchwork that was the hand dealt here. We have a solution…

 

Broad Ripple Craftsman Renovation – The mix of materials doesn’t make it easy to install the new top-nail oak flooring. Let’s see what we can do to tune it up - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The mix of materials doesn’t make it easy to install the new top-nail oak flooring. Let’s see what we can do to tune it up – Modern Craftsman Renovation – Indianapolis

 

We worked closely with the flooring contractor here to ensure the solution wouldn’t take the budget and run. By working with the contractor and the owners closely, we decided the best route to continue forward to replace a portion of the jigsaw puzzle and in doing so were able to ensure a proper substrate for new finish flooring. Let’s cut it up!

 

Broad Ripple Craftsman Renovation – A process photo of HAUS + WERK jumping in and getting dirty. Under circumstances, we are able to do some of the labor ourselves - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – A process photo of HAUS + WERK jumping in and getting dirty. Under circumstances, we are able to do some of the labor ourselves – Modern Craftsman Renovation – Indianapolis

 

Broad Ripple Craftsman Renovation – The newly installed subfloor, by yours truly, HAUS + WERK. The new subfloor will make the finish flooring go down much easier and provide a solid substrate. Also, note the beginning of fire-safing - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The newly installed subfloor, by yours truly, HAUS + WERK. The new subfloor will make the finish flooring go down much easier and provide a solid substrate. Also, note the beginning of fire-safing – Modern Craftsman Renovation – Indianapolis

BABY, IT’S COLD OUTSIDE!

 

Winter is here and the temperatures are starting to slide.  Fortunately, we’re ready to fill the wall and ceiling cavities with insulation.  To achieve an excellent insulation value in the ceiling cavities, we’re going to go with a blown-in, dense-pack cellulose.  For those interested in numbers, the theoretical R-value of the ceiling cavity is R-46.  For the walls, we also went with a blown-in cellulose.

 

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Because the ceiling framing was spaced at 24″ on center and the cavity was almost 13″ deep, we weren’t able to install the dense-pack cellulose with the typical netting used for this application. In some cases, this would cause a bit of a headache for scheduling work to be done, but not here. The insulation contractor also is the drywall installer.  Because of this, we were able to seamlessly insulate and drywall, pre-installing drywall at ceilings to hold the dense-pack cellulose in-place (instead of netting).

(SHEET) ROCK-ON!

As mentioned above, a product of the systems being installed means we have to install the ceiling drywall prior to the insulation being blown into the ceiling rafter cavities. This is perhaps the most revealing step of the construction process. The spaces have been shaped and punctured in the prior phases. In this step, the walls of the rooms become tangible and no longer have to be visualized. The light levels are near what they will be in the finished state. As seen below, the light becomes much softer as it reflects from the paper skinned rooms (weather barrier still covering windows, so some light filtered/dampened).

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In the rough framing stage, the house begins to show its size but still feels quite open. In the drywall stage, the house begins to close in as it defines the rooms. The finishing of drywall turns up the spacial experience to the next level as all the edges and joints become white. Seen below, the lighting quality becomes softer and the interior spaces begin to glow. This is an important step in the project. Having an open line of communication with the contractors is key to ensuring the intent is realized. The contractors know that we’ll be out on site with lasers, lines, and levels checking edges for straightness and planes for flatness.

The following images are some shots taking during the exterior and interior finishing processes.

 

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The image below shows the chimney upward extension from original to new to maintain required clearances from the raised roof structure.  The mason had proceeded with the work without our knowledge or acknowledgement of our details.  As a result, we weren’t satisfied with the brick match or details, and decided to take it down and redo to our specifications.

 

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RAINSCREEN CLADDING DETAILS

Here below, we used treated furring to achieve rainscreen cladding for the entire house.  When water penetrates joints in the siding, it can drain freely through insect screens behind trims at bottom of wall.  For this house, the wide roof overhangs also protect the walls from weather.  Primary roofs have wider overhangs than smaller scale dormers as one can see below.

 

Broad Ripple Craftsman Renovation – Exterior siding underway – rain screen detailing has taken place - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Exterior siding underway – rain screen detailing has taken place – Modern Craftsman Renovation – Indianapolis

 

The wide roof overhangs with exposed rafter tails are a fun Craftsman detail that is relevant to many historic architectural styles.  In fact, since “boxed eaves” still predominate the building industry (perhaps because they are cheaper, easier to build, and probably easier to maintain), these exposed eaves and rafter tails help differentiate an architecture that has been designed and executed thoughtfully, vs. more generic approach.  It also possesses a certain nostalgia and charm.  Here below we are beginning to build the back deck structure.

 

Broad Ripple Craftsman Renovation – The rear deck is underway - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The rear deck is underway – Modern Craftsman Renovation – Indianapolis, IN – HAUS | Architecture For Modern Lifestyles, Architect – WERK | Building Modern, Custom Builders, Construction Managers, Paul Reynolds

INTERIOR PROGRESS

 

Meanwhile, trim carpenters have begun to take-over the interior spaces.

 

Broad Ripple Craftsman Renovation – Trim carpentry is underway. The trim materials have been acclimating to the interior space. Note the cabinetry in place with the protective blue film - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Trim carpentry is underway. The trim materials have been acclimating to the interior space. Note the cabinetry in place with the protective blue film – Modern Craftsman Renovation – Indianapolis

 

We are fabricating a few custom pieces for the inside that will remain exposed.

 

Broad Ripple Craftsman Renovation – Custom steel brackets for the living room beams - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Custom steel brackets for the living room beams – Modern Craftsman Renovation – Indianapolis

 

We had to drill the steel bracket holes larger to fit the bold size - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
We had to drill the steel bracket holes larger to fit the bold size – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

We noted earlier how we wanted to pay special attention to the stair stringers since they would be exposed.  Rough carpenters were able to achieve a stair that was useful for loft access.  However, we needed to make some adjustments later to capture the details, some of which we designed later in the process.  So we worked with the trim carpenters to remove and re-fashion the stingers to achieve the refined vision.  The second photo below shows how we reused scrap oak finish flooring to create spacers between doubled-up rafters.  Regarding the rafters, we doubled them up to create the stiffness necessary for the vertical cable-rail system.

 

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Broad Ripple Craftsman Renovation – The exposed stringer detail shown up close. We were able to make use of some of the oak flooring off-cuts for the spacers - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The exposed stringer detail shown up close. We were able to make use of some of the oak flooring off-cuts for the spacers – Modern Craftsman Renovation – Indianapolis

THE HOME STRETCH!

 

As Winter grinds on, so does the progress on the Broad Ripple Modern Craftsman Renovation. We had exceptional weather for February and that meant the exterior work could move along sooner than anticipated. The interior trim carpentry also took off this month. We shared in the clients excitement as we watched the cabinetry and trims being installed. This is the stage in which the true craftsmen show their skills. When the ‘bones’ beneath the skin aren’t perfect, as most bones of older homes aren’t, the crew installing the finishes are tasked with creating the clean, modern details that really set apart architect-designed projects from the run-of-the-mill vinyl village homes. We’re not quite done but the deadline is fast approaching.

 

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All parties put a lot of effort into achieving the master shower precision.  It’s not easy in a historic home, as the floor was not really close to plumb.  For that reason, tile contractor had to level the area with mortar to achieve plumb in the shower.  As one can see, the stacked-bond tile pattern pretty much has to be perfect or it doesn’t work.  We had some fun with this shower design, and the tile contractor pulled it off.

 

Master Shower Tile Installation - Oversized Subway Tile - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Master Shower Tile Installation – Oversized Subway Tile – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

Broad Ripple Craftsman Renovation – The trim carpenter dialing in the custom pocket doors - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The trim carpenter dialing in the custom pocket doors – Modern Craftsman Renovation – Indianapolis, IN – HAUS | Architecture For Modern Lifestyles, Architect – WERK | Building Modern, Custom Builders, Construction Managers, Paul Reynolds

PAINT THE RED DOOR BLACK

 

Nearing Spring, it’s time to start adding color, countertops, and custom millwork.  The final details of the Broad Ripple Modern Craftsman Renovation are coming into focus

Original Vintage Doors Reused - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Original Vintage Doors Reused – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

Beyond the initial attempt at a chimney cap, we learned that the existing chimney needed some repair.  It had been functioning without a liner for many years!  We are inserting a stainless steel liner and installing a new chimney cap (again).

 

Broad Ripple Craftsman Renovation – The the extension of the roof comes the extension of the chimney. Notice the addition of solar panels, too! - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – The the extension of the roof comes the extension of the chimney. Notice the addition of solar panels, too! – Modern Craftsman Renovation – Indianapolis

 

As we began countertop installation, it was great to see the quality of the light in the space.

 

Kitchen Cabinet Installation - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Kitchen Cabinet Installation – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

We have transformed the living room space with sloped ceilings, and beams.  Exposed beams will anchor up and down lighting.  Also, slat wall installation is underway.  Slat wall will define loft space while sill allowing views and lighting to flow.

 

Broad Ripple Craftsman Renovation – Custom millwork and custom beams. This is where those custom “T” brackets belong - Modern Craftsman Renovation - Indianapolis, IN
Broad Ripple Craftsman Renovation – Custom millwork and custom beams. This is where those custom “T” brackets belong – Modern Craftsman Renovation – Indianapolis

 

Architectural Stair Nears Completion - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Architectural Stair Nears Completion – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

DETAILS

 

Below, we can see that exterior painting is underway.  We spent a lot of time refining the exposed eaves and rafter tails, and decided to highlight them with a light blue paint.  This requires extra effort to mask each rafter, but it’s well-worth the effort for those that care about design quality.  Just look at the wonderful details on many historic homes.

Here we can also see the refinement to the chimney cap.  The “new” mason gave us a really nice brick match and agreed precast chimney cap for a nice look and durability.

 

Eave Details Painted a Shade of Blue - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Eave Details Painted a Shade of Blue – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

Front Porch Details Near Completion - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Front Porch Details Near Completion – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

Nearing completion, we walked through the punchlist items and conducted a client post-occupancy meeting.  Of particular note, our client offered some advice to us and future clients, “Whatever you think you need to spend on design, double it!  It’s well worth the up-front effort, and the earlier in the process design decisions are determined, the better.”

 

Post Construction Meeting - Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue - Indianapolis
Post Construction Meeting – Broad Ripple Modern Craftsman Dwelling on Carrollton Avenue – Indianapolis

 

There are a few design enhancements that will be included in future phases, so please check back for updates to the story!