With a good majority of our projects located close to our studio, the chances of a project being within a FEMA and Conservation zone is a common occurrence. Having a few projects under our belt, we wanted to share the projects we’ve worked on because each one is uniquely different. Each project has built our knowledge around coastal homes so that we can be your local expert.
Most of these homes below that we are showcasing required lifting the structure so that the first floor would be above FEMA’s base flood elevation. And since they worked with Designs by Marshall, all had some level of modification to the homes. Some small with a bump-out addition, others were bigger endeavors relocating and adding on to them, but each one requiring the same level of comprehension with FEMA regulations and building code requirements. Take a peek below for our current collection of coastal homes.
HUMAROCK / MARSHFIELD, MA
House Lift & Rebuild
This quaint home had two existing structures. One half as a single level and the other half as a split level with a lower level. The split level portion was unfortunately under the flood level and during every nor’easter that came thru, the homeowners experienced flooding in the bottom portion. During our design process and talking with our builder, it was clear that rebuilding the split level portion would be cheaper than lifting it with modifications. The end result is a half two-story home with the first floor all on the same level and most importantly above the flood elevation. The house now sits on a proper foundation with the required flood vents needed.
Side Elevation: Notice the flood vents in the foundation. The second story porch is a perfect place for relaxing and catching the coastal breezes.
Front Elevation: We rebuilt the left side of the home to be the same level. The right side was lifted to be out of the FEMA baseline flood elevation.
NOTE: In an AE FEMA zone, basement walls are permitted as long as you have the adequate square footage in the flood vents.
HUMAROCK / SCITUATE, MA
House Lift & Deck Additions
Currently Under Construction
This family home has been standing on its foundation since the early 1900s. Now with the rising tides, the home’s first floor is in danger of flooding. The homeowners reached out to us not because they were lifting the home but they were adding some exterior living space too. The new design lifts the house out of the flood zone and adds decks on three sides of the home to maximize its location nestled in the marsh and South river.
Rear Elevation: How the home sits on the property now, notice the marsh waters during a typical tide, the new design lifts the whole house safely out of the flood zone.
Exterior Perspective Sketches of the lifted house with new decks.
CEDAR POINT / SCITUATE, MA
New Construction
Never built, just dreamed
The homeowner reached out to us to redesign their home located just steps from the Scituate Lighthouse. This home is located in the high velocity FEMA V zone so the entire house has to be elevated on piers, even the mechanical equipment needs to hang off the house and not be on the ground. The design reduced the overall scale of the very tall home by creating multiple gables and stepping in the footprint on the second and third floors. The couple had a dream to rebuild their oceanside home but unfortunately, construction costs prohibited it, at least for right now. The design was completed with permit drawings so if the owners ever do decide to pursue, this is what it could look like.
Exterior Perspective of what the home could look like if they decide to build it.
HOUGHS NECK / QUINCY, MA
Raze & Reconstruct
Currently in the design and approval process
Our homeowner purchased their cottage a while back and being in love with the location they want to stay and rebuild. The property is partly on the beach putting the home in the FEMA V zone which means the house must sit on piers, however the homeowner would like to use the bottom portion as a garage. FEMA will allow an enclosed garage in a V zone, but you must limit the solid portion to just the garage door wall, and make it a break away panel. The rest of the enclosure should be an open louver/slat so it keeps the structure open 40%.
HOUGHS NECK / QUINCY, MA
House Lift + Second Story Addition
Currently Under Construction
Another family home that over the years has become victim to the rising tides. The homeowner reached out to us to lift the existing home and to build a second story on top for a full master bedroom suite. The home located on the bay side is in a FEMA AE zone so the foundation can be a traditional frost wall but with flood vents through out. The bottom portion of the home can never be finished but works really well as garage and storage space.
Exterior Perspective Sketch of what it will look like
Currently under construction
SAND HILLS / SCITUATE, MA
House Lift, Relocate + Garage Addition
Under Construction
This homeowner is very familiar with living by the sea so lifting the house on a tall foundation was something they knew they had to do. However, this project required relocating the home to a new lot, just one block down the street, because our homeowner grew up in this neighborhood and wants to rebuild his grandfather’s home where this house was. Since the homeowner is in the vacation rental business relocating the house to another lot was something he could do, and since it was built just a few years ago so it made more sense to relocate it as is instead of demolishing it. In addition to relocating and lifting the home, we also added a two-car garage with living space above.
Under Construction: The house is relocated and lifted with the 2-car garage addition constructed. Next up the landscaping and final carpentry items.
Prep work to lift and relocate the home.
MINOT / SCITUATE, MA
House Lift + Relocate Garage
The homeowner of this magnificent home had significant damage during the 2018 winter season, knocking a portion of their home off its foundation. After understanding the property and realizing a fix wouldn’t prevent future damage, we came up with a plan to lift the home and pull the entire footprint forward as close as we could to get it out of the wave zone. The home is located in a FEMA V zone which means high velocity, creating pressure and additional loads on structure. In this zone new construction must be on piers but the old home was sitting on a traditional frost wall foundation. Working with the engineers and house lifters we came up with solution to disconnect the garage portion of the house and relocate it to the side of the home so that we could bring the house closer to the front setback.
What the house looked like before, notice the garage on the right and how close the house sits near the water.
During construction: The garage is now on the left, the house still needs to come forward and sit on its new piers.
Custom stairs that fan out at the bottom to give the entry a more inviting approach
(Photo by Ronan Residential)
Here’s a series of layouts we looked at when determining how to place the house and garage on the site to pull it away from the ocean. By removing the garage we were able to bring the house closer to the front property line.
SUNSET POINT / HULL, MA
New Construction
Feasibility Study
The owner bought a property literally on the beach and the old home situated on the property was not salvageable. We were hired in the beginning stages to come up with a design that kept the scale like a cape style home with maximizing the allowable footprint. The property is located in a FEMA AE zone which meant we could have a foundation but because of the beach there was a coastal bank setback that is protected by the local Conservation Commission. The solution was to build the front portion of the house and garage on traditional foundation walls but then the back of the house to sit on piers and to cantilever where possible. We came up with a few different solutions for the homeowner to think over.
OPTION 1
OPTION 2
A special thanks to the other professionals that helped assist in these projects, because with out their expertise we would not be able to deliver our designs nor become design experts for coastal homes.
G E Nerger Builders
George Connors Builder
If you’re thinking of building or renovating on a coastal or wetland property, reach out to us today and we can help you in any stage of your Project!
ABOUT THE PROJECT
Located in the quaint village of Osterville on the predominant Wianno Avenue, our homeowner wanted to renovate their Cape Cod vacation home with plans to make it their fulltime home in the future.
The house had been added to over the years but the main areas like the kitchen were closed off, and had spaces like the sun porch which were not being utilized. Since most of the work would happen towards the back of the house, we left the front architecture as it was, a classic gambrel colonial. The focus then became the backyard and creating living spaces for the whole family to enjoy, this is a family home after all. We knew we wanted a bigger kitchen open to living and dining, plus the homeowner wanted to add another bedroom, which would be the master suite. The addition turns the roofline so that the gambrel is perpendicular to the existing house, this kept the roofline at the front the same. This part of Wianno Avenue is under the historical district so any changes that can be seen from the road goes under review for approval. The design however still went under review because of the new side porch, dormer above, and new garage and knowing that, we designed the new work with repeating the existing home’s architecture, to give a seamless aesthetic.
The home and property now boast amenities that any family would love:
Mudroom Entry with plenty of storage
Butlers pantry with window to the driveway
Open kitchen/dining/living perfect for entertaining and that spills out to the backyard
Formal dining
Family room with french doors when you want to disconnect
Informal front entry used for the dog’s entrance keeping mud and sand out.
(2) half baths
(4) full baths
(5) Bedrooms
Separate laundry space
Walk-up attic
Bonus living above garage for visiting family including a washer/dryer.
Poolhouse with kitchenette and covered patio
BEFORE FLOOR PLANS
FIRST FLOOR
SECOND FLOOR
AFTER FLOOR PLANS
FIRST FLOOR
SECOND FLOOR
Our homeowners of a new construction home wanted to finish their basement. They were looking for a cozy family room, a play space for their daughters, storage, a gym, a bathroom and additional pantry storage.
Basement Floor Plan
The design worked around existing utilities, multiple ductwork heights and a sump pump, resulting in a finished space that has symmetry and tons of function.
A contemporary house built in the 1970’s had lots of height but not much floor space, especially on the main living. The design adds on to the back, doubling the square footage.
BEFORE (FIRST FLOOR PLAN)
AFTER (FIRST FLOOR PLAN)
The result is a pretty big open floor plan, but because we were able to use the existing ceiling heights and structure, the design breaks up the space into separate sections. The dining feels comfortable like traditional one with four walls but is visually connected from the kitchen and living. And instead of a kitchen tucked in the way back, it now takes center stage with a spacious island.
