We Have Painted Walls!

May seem like a little thing, but the primer went up in one of the rooms today (Dan’s “dirty studio). It’s really feeling like the home stretch (even if it’s going to take another couple months to be done enough to move in)…

first painted room

And here it is in daylight…

dirty studio painted

Just finish the floor, add a workbench in the alcove, put up the track lights, and the room is all done. The concept of nearly finished rooms almost feels alien. It’s taken so long to get to this point, I can’t believe it’s happening…

corner of dirty studio

You can see the baseboard in the picture with the Z-bead reveal above it as well as the Runtal radiator (though it’s taped up to keep plaster dust out of it).

DOB Booked Appointment w/ Retired Plan Examiner

DOB never ceases to amaze me… Yesterday we found out that the appointment we had today for a sprinkler PAA had been canceled because the plan examiner retired a month ago.

In the grand scheme of things – I’m glad he retired – his level of incompetence was dumbfounding (our engineer said he’s never seen him review a set of sprinkler plans correctly). But it’s also a bit dumbfounding that DOB would book an appointment to meet with someone who no longer works for them and not catch the error until the day before the appointment. I mean how many people had to show up to meet with the guy before they figured it might be a good idea to stop the appointments and contact the people who had appointments scheduled?

Thanks DOB – more completely unnecessary delays…

Decorative Iron Gates Go In

A lot has taken shape this week. Another fairly significant item is the decorative ironwork – gates and grilles. Some of our sibling townhouses still have their original gates and grilles – here’s one example of an under-stoop grille…

original grills

And here’s an example of the original gates under the stoop…

original gates under stoop on Harlem brownstone

We’ve modified that design slightly…

new under stoop gates on Harlem brownstone

While it’s generally similar (or at least “contemporary & compatible), our bent metal isn’t quite as elaborately bent and the openings are bigger than the originals. Those were both cost saving measures – though I have to say I prefer the bigger openings aesthetically.

Our gates are also different in that they open out rather than in as the originals did. For the little door into the apartment, opening in restricts the already small passage way – it just made more sense to open that one out. On the gate down into the cellar when we recreated the missing arch we modified it a bit and made it slightly higher than it was originally to get more light in under the stoop. Because the arch is higher, if we opened the gate in we’d hit the bottom of the stairs above. You can see on the originals that they lowered the arch and lowered the gates even further to avoid that problem. But opening out meant that we couldn’t take the gate below the bottom step as they did originally. One of the items they still need to resolve is to put a small “foot” on the gate so a small person can’t shimmy under it.

Because we had bigger openings in the ironwork, we needed to do something to prevent someone sticking their arm through and unlocking the gate from the other side (fire code requires that it be easily opened – not a keyed lock). In the picture below you can see the solution a fairly clearly… There are little spikes in the openings radiating out from the lock…

french door gates

It’s actually an approach that blends well with the overall design without blocking light as a plate would. If you look carefully at the picture of the gates under the stoop you’ll see our ironwork guy forgot that the right gate needed a radius to protect the left gate’s lock – he’ll fix that.

We’re going to paint the gates the dark bronze color that other metal work is painted, which will blend nicely with the brownstone color which still has yet to be applied (it’s too cold to do the work).

The other thing we were worried about was that the tenant would feel like they were trapped in a prison since every one of their windows and doors has an iron gate or grille on it. If we had gone with run-of-the mill vertical bars I’m sure that’s how it would have seemed. But when you have the window or door open the gate/grille is actually rather pleasant – almost pretty – you don’t think security when you see it – at least not too much.

looking out window gate

We also made it so the bedroom window grille (pic above) was operable. The tenants have the option of opening the gates and getting them completely out of the way so they’re not visible at all – probably something they’ll do when they have parties. Here they are closed…

rear gates closed

And here they are open…

rear gates open

Ever since we’ve been robbed (actually before then) I’ve been wanting the gates and grilles to go in. I’m glad that layer of security is almost complete – it’s one thing I’d get done earlier if I had to do it all over again.

Reveals Instead of Moldings

One of the ways the architect stamped his mark on the house was that he’s decided to go with no mouldings anywhere in the house. No crown moldings, no frame around the doors, none around the windows. There is a baseboard, but it doesn’t look much like a baseboard – it’s flush with the drywall with a reveal between the two.

Here’s a picture of what I’m talking about…

z-bead reveal

It needs to be cleaned up, but you can get the idea… That’s pretty much the finished trim. We just have to figure out whether we’re leaving the metal visible or painting it.

The way you achieve that look is to use what’s called a Z-Bead. They’re pretty expensive – 15 cents/linear foot and there’s well over 1000 feet of reveal in the house – so it adds up. plus it takes a detailed oriented workman a while to install it. It’s much easier to just slap a piece of wood trim over the imperfections. It’s funny how “minimal” is often more complicated.

While it’s more expensive, I gotta say it will be one of those subtle details that make people know some care and thought went into both the construction and the design.

Fire Stopping: Something You Don’t Think About

One of the many little things that goes into building a house in New York City is fire stopping. Not many of us stop and think like a fire would – about all the holes fire can find and spread through. We just think in terms of the obvious things like doors.

One of those little areas is the plumbing wall. There are big gaps around the pipes and fire likes to spread vertically. I didn’t see it going in, but they put some cement-like stuff in the wall around the pipes to stop fire from traveling up the pipes.

fire stopping around pipes in plumbing wall

The other area where you wouldn’t think of needing firestopping is between the brick wall and the subfloor. Here they put a special sealant that can withstand fire.

fire stopping subfloor brick

I can start to see how when a fire occurs it take fire fighters are always concerned about where it might be hiding after they’ve got the fire “out” – how it can smoulder in a wall and start back up. Fire is a tricky thing. But NYC’s code is relatively good – someone has to certify the fire stopping measures before the job can be signed off, so contractors can’t ignore it.