Condo on the Beach Makeover:
The Lower Floor
2016 | Pacific Beach
- The lower floor originally had one bedroom, one bathroom, the laundry room, a sauna, and one very large family room. We redesigned the entire floor, only keeping the one bedroom in its original location with a different entrance, and reconfigured the remaining space into a new laundry room, 4 bedroom, 2 full bath layout.
- Recaptured Dead Space Used by an Old Abandoned Masonry Fireplace
- Added hallway closets with cabinets and drawers
- Created New Hallway for Access to all Newly Created Downstairs Rooms
- Installed Tankless Hot Water Heater in Relocated Laundry Room
- Rebuilt Treads on Spiral Staircase and Replaced Carpeting With Stained & Finished Solid Mahogany
- Replaced Flooring Throughout Bottom Floor
- Added Beach Item Seat and Storage Area in Hall Next to Back Door to Beach
- Hidden access doors were added to keep access to available storage areas under the upper floor
- Consolidated all their utility lines, electrical panels, cable and phone feeds, and new tankless hot water heater onto this floor. Most were originally located outside the unit on the side of the building or in a utility shed common area. Moving these into their unit gave the homeowner easier access to them while and restricting access by others
- Laundry Room Cabinets: Mission White Flat Slab Thermofoil Doors
- Cabinet Interior: White Melamine
- Laundry Room Countertops: Granite Slab – Marron Cohiba Satin finish
- Laundry Room Backsplash: 3″ tall Arizona tile ½ x ½ glass mosaic – Shimmer Abalone
- Sink: 18 x 21 White Undermount Laundry Sink
- Faucet: single lever euro style
- Room Lighting: LED recessed lights throughout halls, Laundry Room’s Set on Dimmer Switches
- Laundry Room Ventilator: Panasonic FV-11VQ5 110 cfm fan on 1 hour timer switch
- Water Heater: Rinnai Tankless Water Heater
- Beach Bench Seat and Storage Cabinets: Panolam # 163 “Looks Likatre” heavily textured (timberline finish) melamine
- Stair Treads: 2″ thick Solid Mahogany Milled to Shape, Stained, and Finished with Glitsa Satin Floor Finish
- Flooring: 6 ½” x 40″ Plank “Wood Look” Porcelain Tile – Club Grey from Arizona tile, run through entire lower floor. This tile is from the same series but a different shade than was used in the master suite
Laundry Room, Spiral Staircase, and Hallway
We put a lot of functionality into the new smaller laundry room, adding storage cabinets above the washer and dryer, counter space, and pull out hampers. We also installed a tankless hot water heater and the utility distribution box, moving both of these into the room from other less convenient locations in the residence. This new tankless hot water heater was plumbed the way I normally prefer when I install them. We bypassed the original daisy chain plumbing configuration homes are typically built with, where the hot water meanders from one fixture to the next until it reaches the end of the line, and installed what is called a manifold system for the hot water. Behind this Rinnai heater, in the space that can be accessed by the touch latch operated hidden panel you can see to its right, are 3 shut off valves: one leading to the kitchen, one to the master bath, and one to the two downstairs baths. Water from the heater goes directly to the fixtures using the shortest possible route and length of pipe. Doing it this way, hot water is delivered considerably quicker at each fixture. The cost of roughing the plumbing in this way is only a few hundred dollars more than the typical daisy chain method. This is another way most builders save pennies on the dollar and end up creating more nuisances for the homeowner.
All the closets downstairs have the same color melamine cabinets, Panolam S431 willow grey with combinations of open shelves, pole, and drawer. Depending on the width of the closet, they have either sliding frameless mirrored doors or bi-fold frameless mirror doors for closets with narrower openings.
The Beach Bench and storage area at the back door was created after we talked about what the client needed to store their for use on the beach. We created the bench with storage below, overhead open shelf storage, and a series of hooks and bungee cords to meet their needs. They again chose a highly durable and scratch resistant material, Panolam # 163 “Looks Likatre” heavily textured (timberline finish) melamine.
Other Rooms in This Project
Lower Floor & Powder Room
Bedroom & Bathroom
Sauna Replacement Bathroom