Hoboken Brownstone: Framing

It's time for framing!  Now with a clean slate, we could start framing the interior walls.  But before we could do that, we needed to figure out the floor. Our floor framing was out by less than an 1" over the 24' width so we decided to keep the joists as they were, rather than going to the extra expense of sistering with new level members. We did put a new subfloor over the existing plank floor and then the wall framing could begin. If you go back to the post that started off this series, you can see the floor plans that might help make sense of what you see.

Here you're standing in the living room looking through the dining and into the kitchen at the back.  The big sheet of plywood is where the large steel window will go in the kitchen...

 

Living Room looking into the Dining Room

To help with the visuals, I'll show some photos with the sheetrock installed. It comes much later but it may help to make sense of the framing and easier to see the progression of rooms.  

We kept the spaces open to one another to allow light and flow but also delineated between the rooms to give them a sense of scale and formal proportion.  I find that a series of rooms tends to feels experientially larger rather than one big space.  

Living Room looking into Dining Room

This shot is taken from the kitchen looking back through the dining into the living room at the front of the house.  Alignments were critical, as the coffered ceilings that will come later would accentuate anything that may be off.

Kitchen looking into Dining Room

Here we have the bay window in the master bedroom... the framing on this took a few tries but eventually we got it so the trim install would work out perfectly.  Thanks, Stackpole ;)

Master Bedroom Bay Window

Another centered opening into the dressing area and master bath to bring light deep into the center of the house. 

Master Bedroom looking into Bathroom

Here it is sheetrocked to give you a sense of the space.  Mirrored framed doors on the flanking closets are yet to come...  

Master Bedroom looking Dressing and Bathroom

We primarily used metal studs with some 2x's here and there for blocking and door jambs.  The masonry party walls get furred out as well to accommodate wiring and plumbing.  And at the ends, it allowed for  spray foam insulation to get a good seal and create a thermal break from the exterior walls.

Storage Room & Party Wall

A generous opening at the existing stair hall skylight.... here you see the original peaked skylight which will be replaced with a double glazed unit.  I love how these old ones look but they will eventually leak and you'll loose all your heat up there!

Stair Hall Skylight

Now that it's sheetrocked, I appreciate the beauty of the simple forms basking in the sunlight...

Stair Hall Skylight

I was excited to see the Jack and Jill bathrooms get framed on the top floor.  The connection between them allows you to see from the back bedroom through to the front bedroom.   

Third Floor Rear Bedroom looking into Bathroom

Easier to see that connection in this photo... 

Jack & Jill Bathroom

You can also see how critical the framing layout was in this compartmentalized bathroom...  we've got a ship theme going on in this one.   

I can't wait to put up photos that are more finished.  But first things first... now that we're framed, we'll talk systems in our next post.  Who doesn't love wiring, ventilation, and waste lines!