LAKE FRONT TEARDOWN AND RE-BUILD IN THE POCONOS PINES
Lake Naomi Club
Pocono Pines
Client's Vision:
The owners purchased an existing lakefront home in the Lake Naomi Club community as a family escape for themselves and their young adult children. It quickly became apparent that the home, which was nice and comfortable, was not compatible with their lifestyle
Dated design features and segmented spaces did not accommodate the activities that the family values. Also, the home layout did not take advantage of the proximity to the lake.
Their goal was to renovate the house so that it was more aligned with their family’s needs and create a home comparable to other lakefront residences recently completed within the community.
Left: View into rustic kitchen
Design Concept:
Lake Naomi Club is managed by an HOA with specific architectural standards and requirements for the homes in the community. Things like:
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roofing
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siding style and color
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window type and placement
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roof pitch
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landscaping
These required approval from the Architecture Review Committee in or to preserve the character of the community.
The owner’s vision was to create a modern mountain retreat that was open enough for group family activities but also offered privacy for personal time and private relaxation. Access and views to the lake were also critical components; however, this had to be balanced with a degree of desired privacy from the road and lake.
Right: Owner's Bath with deep tub and double sinks
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Key Design Features:
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Feature 1: Numerous Exterior Cedar Accents (e.g. garage brackets, columns, beams and gable-trusses at Front Porch & Owner’s Balcony, hot tub area and deck supports and beams, roof soffits, porch ceilings and underdeck system.
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Feature 2: Custom Kolbe VistaLuxe WD window package
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Feature 3: 2-Sided Fireplace with glass, window wall surround
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Feature 4: Interior and exterior cable rail system
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Feature 5: Interior shiplap accents at Dining Room, Power Room and Finished Basement Common Area
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Feature 6: Oversized, operable barn door between Great Room and Sitting Room
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Feature 7: Heavy timber, open riser main stair
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Feature 8: Custom casework and closet systems
Left: Original stone foundation with a hidden mechanical room behind the wood and beam accents.
Design Challenges:
There were two key challenges that drove this project:
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The existing lot was non-conforming with the current zoning regulations meaning that a complete demolition and rebuild was not possible without moving the house further away from the lake.
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Balancing the need for open-concept communal space and private spaces in a relatively compact footprint dictated by the zoning restrictions
Right: Modern twist in rustic charm
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The Building Process:
Construction Timeline:
Design = 4 months
Physical Construction Start to Customer Turnover = 12 months (including change order delays) + 5 additional months due to seasonal turnover (17 months total)
The customer elected to add some additional design elements and features during construction which added roughly 2 months to the original 10-month timeline.
Due to change order delays the customer turnover occurred at the peak of winter causing some final exterior finish items to be further delayed until the warmer spring months.
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Key Construction Challenges:​
Reusing the existing foundation resulted in some additional required concrete repair work that was discovered after demolition phase.
The nature of the custom window package created some issues that need to be resolved on site with the cooperation of the manufacturer and the supplier.
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Solutions & Problem-Solving:
As with all projects, the Ace Promise drives our process.
During the design phase, our in-house design team worked closely with the owner and the family to review, discuss and explain key components and details so that everyone was informed and comfortable with the project direction.
Extra time was allotted in the initial project schedule to accommodate the proper procurement and installation of custom products thereby ensuring that we would not have to sacrifice construction quality to stay on schedule.
With custom products, unique design requirements and customer requested changes it was important to make sure that the owner knew and understood the additional time components that full customization requires.
With the high number of custom products and customer requested change orders during construction, communication was critical. Multiple in-depth conversations with suppliers, installers and the customer needed to take place so that decisions could be made promptly. Weekly communication helped the customer stay informed and on track with the requirements of each project phase.
When the customer requested changes during construction, pricing was procured and presented, along with options for cost efficiencies so that the customer could allocate additional project budget when needed to get the results that they envisioned.
Left: Full kitchen view
Behind-the-Scenes Details:
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When the existing foundation was fully exposed after demolition, it was clear that there were some issues that needed to be addressed. A structural engineer was brought on board to access the foundation status and make recommendations. Ultimately a section of existing block foundation wall had to be removed in order to build a new steel reinforce concrete wall. The basement slab was also removed and replaced to correct an area that had sunk over time and to add a sump pit with interior perimeter drains for water and radon control which is critical on properties that abut a body of water.
Left: Full kitchen view
The custom window package used in this project also required a significant amount of planning and coordination. Two areas in particular required special attention:
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The fireplace built into the window wall had to be cross checked and verified with multiple trades to ensure clearances and structural integrity.
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The oversized sliding glass door unit at the Owner’s Suite balcony needed a custom designed structural header to accommodate the span and balcony design.
Left: Full kitchen view
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Using cedar for a number of exterior accents called for a high level of custom craftsmanship, so a specialty installer was brought in to install these components along with the elevated deck areas and Owner’s Suite Balcony.
Left: Full kitchen view
The Result:
Client’s Reaction:
The customers were happy with how the home turned out and were excited to start using it right away.
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Key Design Outcomes and Impact:
The new home is a significant upgrade from the previous home, in both functionality and overall aesthetics. The original design, along with all the extras added by the customer throughout the construction process resulted in a home that is not only aligned with other luxury lakefront homes in the community, but truly unique in design and personalization.
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Client Testimonial:
"The team at Robert Ace Builders was excellent, start to finish. My project was a complete demolition and rebuild custom home that required skill from the architectural design to the completion of the build. They managed many real time design changes without issue. I needed to trust the team as I was rarely onsite throughout the process, they kept me updated constantly. We love the home."
