A winning indoor/outdoor plan can require structural changes, re-grading – Fairfaxtimes.com

Developing a more satisfying relationship between the house and its setting tends to become more important as owners continue occupying their homes, explains Sonny Nazemian, founder and president of Michael Nash Kitchens and Homes.

Northern Virginians love the temperate climate and rich green surroundings, he added. So finding ways to connect the house with what's just outside your door is a strong local incentive, especially as spring turns into summer.

But homeowner expectation of a better integrated indoor/outdoor scenario is evolving with each season, along with the call for definitive sight lines linking the house to the grounds. Another facet in high demand is pleasant outdoor play zones.

To accommodate, the remodeler's design team constantly assesses emerging building technologies, grading and landscaping practices, code requirements, interior design literature.

We're always adding skills to our repertoire, Nazemian says. Improving on the quality of what we stand for as a company is a continuous motivator for everyone here.

By way of example, Nazemian referenced four recent projects in which the search for an optimal way to marry house and setting entailed exploring skill-sets not typically offered by other remodelers.

Revised rear elevation plus, re-grading makes way for family swim deck

A Great Falls family recently sought an upgraded lower-level for their circa-1980s contemporary. They also wanted an outdoor play area with swimming deck. The home's sloping lot, however, was restrictive.

A rolling hill on the lot's north side dipped at a 35 degree angle under the back deck, making the upper part of the lot half a story higher than the lower-level entrances. Rainwater routinely accumulated on a small ground level patio. Given these issues, the owners had come to think of the backyard as undevelopable.

When owners John and Eula Bonds asked for ideas for a landscape design that would complement the home's modern sensibilities, in fact, sketches from various remodelers failed to recognize some inherent problems.

We knew we wanted a company with an unusual breadth of experience, the homeowner recalls. We went back to our research looking for someone with the right combination of design, construction and engineering capabilities.

Enter, Sonny Nazemian.

The home's contemporary design inspired us to explore a more geometrical landscaping plan, Nazemian says. I started with circular mid-yard decking that would physically support the jacuzzi and endless pool. The idea was to present a visual pattern that would catch the eye from several vantage points along the rear elevation.

Part of this entailed replacing the existing deck with a 14'-by-15' veranda suitable for outdoor dining. But the solution included adding a personal catwalk that extends along the rear elevation to the master bedroom suite which has been retrofitted with a double slider.

The changes allow the Bonds to easily transition from bedroom to pool to patio even on the spur of the moment after dark.

My wife and I smile everyday when we open the slider and take in the view, Bond says. It's been great for the whole family and Eula and I enjoy it every day, since it has been designed with our convenience in mind.

In addition to the swim deck, the Michael Nash team introduced a flagstone patio that links the lower level rooms to the sun exposed upper deck. A stone and flagstone circulation plan that connects patio and decking makes it easy to segue from snack-time to pool to dinner and back.

Post lights, puck lights below stair risers and accent landscape lighting make gatherings after dark safe, feasible and lovely to behold

Sunroom segues to outdoor spaces

The far-reaching scope to a Michael Nash indoor-outdoor solution in Fairfax includes a hexagonal-shaped sunroom, extensive decking, a ground-level patio and an upper deck off the master bedroom.

For Sanjay and Deepika Sardana, who have occupied the house for 14 years, the achievement here is how well the new sunroom addresses their requirements regarding views, available light and interior design.

Our house backs up into a lovely wooded setting, so the lack of views from the rear was a wasted opportunity, Sanjay recalls. We could see how new square footage might address these problems, but didn't know what was feasible.

A chance encounter with Nazemian, however, unleashed a creative process which soon resulted in several design innovations.

A Trex-surfaced decking system now accommodates traffic from the old family room and the new sun room.

Eye-catching designs on the 22'-by-19' surface are elaborated in contrasting beige and redwood slats installed in alternating diagonal and parallel lines. Meanwhile a flared, three-way staircase connects the deck to a ground-level flagstone patio.

Above the sunroom, a second-level master bedroom balcony was also critical. Custom-designed benches and planters are used on both levels to define traffic and gathering zones.

Of course, nothing gets built in Fairfax County that's not in strict building code compliance.

The backyard was mostly fill dirt, which lacked the density needed to support a structure of this size, Nazemian recalls.

Following soil tests, the project team realized they would need to excavate nine feet to properly secure the sprawling addition. Since a traditional basement would be cost-prohibitive, Nazemian employed footings linked to a retaining wall built at the far end of the new footprint. The plan saved 40 percent on the cost of adding a full basement.

Other engineering feats are, likewise, deftly executed. A horizontal I-beam mounted on vertical supports and concealed in the sunroom walls provides the undergirding needed for the master bedroom balcony. The ceiling's slope even allows rainwater drainage.

The 12'-by-20' flagstone patio, while flat to the ground, is secured by a concrete foundation.

More importantly, the upper deck fulfills a long unrequited owner vision.

It's very private, Sanjay notes. My wife and I can sit quietly and enjoy a cup of coffee or tea, or even practice yoga. The kids love it, too. The open air and beautiful view bring a great new pleasure into our lives.

Architectural context matters

It's always important to find an architectural context that reconciles the style of the existing house with new indoor/outdoor components, Nazemian says. We have found there's very broad interest in this approach to remodeling, especially in the close-in neighborhoods.

The program for a McLean family home, for instance, called for two separate additions on the rear of the house. The new construction would be incorporated into a whole house remodel that would include a new front facade and new siding to the entire exterior.

The two-level addition in the middle of the rear elevation would house a first-floor kitchen/family room suite integrated with the existing kitchen's footprint as well as a second-level master bedroom suite with spa bath and walk-in closets.

A smaller, one-level hyphen linking the garage and kitchen was designed to accommodate a mudroom and added storage as well as a new powder room.

A small grilling deck accessible from the kitchen segues to a screen porch built on a side elevation. The porch is also linked to the formal dining room via a side door.

Outside, old siding has been replaced with Hardie plank, trim, and fascia board; windows, gutters, roof and downspouts are also new.

New exterior windows in varied shapes and sizes enhance visual interest and curb appeal.

The front door is now framed by an arched portico with square columns; a new flagstone walkway links the front door to the driveway.

We try to find budget-sensitive ways to help owners with school-age children stay in a neighborhood where they've established their roots, Nazemian says. In this case, we enhanced the charm of the original house, but it is also much more functional and presentable. That's the outcome we seek.

Finding room for a stone patio and dining deck

On a similar note, Omar Dajani and family had outgrown their Fairfax home after 14 years of occupancy. Given the challenges of a narrow stem pipe lot and a rear elevation five feet above-grade, a space enlargement integrated with outdoor entertainment zones seemed unlikely. Nonetheless, Dajani asked Sonny Nazemian for an assessment.

The first problem was that the home's rear elevation was also a bearing wall that supported the second floor. To make sense of any expansion, designers would have to insinuate a structural support beam balanced on vertical supports between the first and second floor, and open up the rear elevation.

To properly apportion a new open living area, two vertical support beams cased in decorative molding now frame a four-stool dining counter situated between the working kitchen and the new sunroom/breakfast area.

Meanwhile, with double French doors on opposite elevations, the addition offers direct access to a pair of well-articulated outdoor components: a dining deck on the north side and a flagstone patio with water feature to the south.

Outside, two very different gathering spaces elevate the project's functionality and beauty. A dining deck on the west-side of the new rear elevation provides the family with a convenient everyday spot for supping together while enjoying the breeze and leafy views. A stonework patio on the opposite side of the new addition features a working fountain with tile-topped circular benches and an outdoor kitchen complete with gas grill.

My family loves these improvements, Dajani says. There's an abundance of private places to sit quietly, but it's also a very dynamic environment for playing together. And we are particularly pleased that we got a beautiful new home without moving.

For information, call (703) 641-9800 or visit MichaelNashKitchens.com

John Byrd has been writing about home improvement for 30 years. He can be reached at (703) 715-8006, http://www.HomeFrontsNews.com or byrdmatx@gmail.com

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A winning indoor/outdoor plan can require structural changes, re-grading - Fairfaxtimes.com