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Awards - Sakiyama Construction Ltd. - Quality Construction Since 1954

Awards - 2010


Certificate of Special Recognition – Whole House Certificate of Special Recognition – Whole House
1940/85s Contemporary Two Storey

For 2010, each category of the Renovation Awards was subdivided by price levels.  This project  was the lone entrant in its price range and thus was awarded a Certificate of Special Recognition in lieu of a Gold Award.

Certificate of Special Recognition – Whole House

This 1940's home was originally a 1.5 storey modified in 1985 into a 2-storey dwelling. The 1985 renovation added a bedroom, walk-in closet and ensuite on the second floor and a kitchen/living room on the main level. An attached
  Certificate of Special Recognition – Whole House
2 car garage was also added to the rear. Despite the changes the home lacked functionality and space for a large family. Thus Sakiyama Construction undertook a whole house renovation designed by architect Glen Klym and interior designer Michelle Weibe in 2009/2010. This involved converting the garage into a family room, reconfiguring the kitchen and living room, adding a new rear foyer, adding a new master bedroom above the new family room, reconfiguring both second level bathrooms and modifying the original master bedroom into two new bedrooms.

Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House   The old garage (left) was the perfect area in which to create new living space for the home (above). The exterior was completely refinished with new colored stucco, Eco-Plank concrete siding and cedar accents. All fascia and soffits were replaced with Hardy Panel concrete board. Windows and doors are wood-frame with aluminum cladding. A new detached 1.75 car garage was added to the rear.

Certificate of Special Recognition – Whole House   Certificate of Special Recognition – Whole House

New rear entrance addition features double doors with full glass lites (above left). A hidden deck between it and the garage provides a rear landing convenient for barbecueing. The master bedroom addition is shown above the new family room which previously had been the double garage (above right).

Certificate of Special Recognition – Whole House

A small addition was built to modify the original rear foyer (above) to provide a new expanded entrance (right) with spacious closets at the same level as the kitchen. Double doors and new skylight bring extra light into the new space.
  Certificate of Special Recognition – Whole House



Certificate of Special Recognition – Whole House
  Original kitchen eating area (above left) was crowded between the sunken rear foyer and a rear patio entrance.  The kitchen was gutted and reconfigured to include an expanded eating area.  The design features new cabinetry with matching country table, built in appliances and natural lighting from two additional skylights. 

New maple cabinetry is continued into the adjacent wall as a built in pantry wall unit.  On the right hand side is the entryway to the new family room which was formerly the garage.   Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House   Certificate of Special Recognition – Whole House

The old kitchen (above left) was separated from the living room by a peninsula with pass-through and suspended upper cabinets. Redesigned kitchen/living room (above right) focuses on improved site lines through the living room into the nearby park. Pass-through has been replaced by a more functional combined sink and eating counter. A continuous line of maple cabinetry takes the place of the original sink and window. The oak hardwood floors were extended and refinished to provide a spacious look.



Certificate of Special Recognition – Whole House
  Former living room (above left) focused on the fireplace, and had corner windows and patio door. The new design (below and following) eliminates the fireplace and highlights the adjacent park with expanded site lines and improved access to the yard. This results in a simple, more contemporary look.

Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House   Certificate of Special Recognition – Whole House

The original dining room (above left) was fairly cramped and narrowed by cabinetry running its length. The new dining room (above right) has been expanded by removing and relocating a wall separating it from the library (following above left). Cabinetry has been redesigned and relocated to the opposite wall overlooking the living room.

Certificate of Special Recognition – Whole House   Certificate of Special Recognition – Whole House

Redesigned dining room is now accessed by two modified openings off the main hallway (above).  Opening on the left is a widened version of the original doorway to the library (top left).  Note the revised stairway (original – bottom left) with new railings and modified open stair treads. 

Certificate of Special Recognition – Whole House   The original library (left) has now become a more intimate space with custom built in window seating and bookshelves (below). Sliding French doors now separate the library from the dining room.
 
Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House   The new family room (below) was developed from the original two car garage. The garage floor slab was demolished and the new floor framing was supported on piles. Urethane foam insulation on the perimeter grade beam keeps the cold from the newly formed crawl space.
 
Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House

A special feature is the built in millwork which provides a focal point for the room.  It houses an entertainment centre and creates a frame for the new gas fireplace with slate surround.  The bulkhead with recessed pot lights cleverly hides the ducting for the new master bedroom above.

Certificate of Special Recognition – Whole House

The former garage doors are now replaced by a wall of glass formed by sliding doors with transom windows above. Oak hardwood floors have been continued into this room from the adjacent kitchen/living room.

Certificate of Special Recognition – Whole House

The existing powder room layout (above left) has not been changed; however, the room (right) as been visually improved by interior details. New cabinetry is topped by a granite counter. Recessed potlights are housed in a new bulkhead. Ceramic tile floors are accented by new wall colors. Contemporary plumbing fixtures complete the look.
  Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House

Upper hallway has been redesigned to access the new master bedroom suite. The stairwell now features new glass and oak railings and glass blocks fill the opening that was formerly an exterior window.
  Certificate of Special Recognition – Whole House

Certificate of Special Recognition – Whole House
  Certificate of Special Recognition – Whole House

The former master bedroom (above left) has been relocated from the opposite side of the house to the addition above the new family room.  This master bedroom suite (above right) features a separate walk-in closet and attached ensuite bathroom (following). 

Certificate of Special Recognition – Whole House
  Certificate of Special Recognition – Whole House

Former ensuite (above left) has been replaced by a new  child’s bedroom.  The new ensuite (centre and right) is located in the space formerly occupied by the main bathroom.  It features a custom ceramic tile shower, new maple cabinetry with granite counter tops and private toilet room.  Ceramic floors are warmed by electric radiant heating.

Certificate of Special Recognition – Whole House

Remodeled children’s bedrooms feature new enlarged windows, new laminate flooring and interior details that personalize each space. 

Certificate of Special Recognition – Whole House
  Certificate of Special Recognition – Whole House

The new main family bathroom features vanity with granite countertop, mirrored wall and double sinks (above right).  Soaker bathtub is set into custom tiled platform with tile surround (above centre).  A separate room (not shown) houses the new toilet and acrylic shower stall.  Ceramic tile floors are also heated with electric radiant coils.




Gold Award Winner – Basement Development Gold Award Winner – Basement Development

Gold Award Winner – Basement Development

This lower level was developed in a spacious 45 year old bungalow built on piles with a central basement. The wish
  Gold Award Winner – Basement Development
list was long - games room with wet bar and sculpture niche, powder room, utility area and walk-in closet – but the space was small, only 480 sq ft. The lower level had to match the home's elegance, especially since the existing basement entrance was an open stairwell in the front foyer (above left). A closed door and walls isolated the original lower stairwell, making the basement seem cramped. Removal of door and wall plus replacing the wrought iron with clear tempered glass and stainless steel half wall and railing opens up the lower level and looks stunning in the foyer (above). A large sculpture niche at the stair base entices exploration of the lower level.

Gold Award Winner – Basement Development

The minimally developed concrete basement which had been used for storage and utilities, had a structural slab floor surrounded by piled grade beams creating three crawl spaces. Height to floor joists was 7 ft 5 in with heating ducts running below (above). Sakiyama Construction did everything possible to increase space and worked with the homeowner and interior designer Michelle Weibe (W Design) to adapt plans to maximize the room's potential. Heating ducts were replaced with flat ducts and furring to support the drywall at maximum height. Side wall framing was of minimum thickness. Visual space was further increased with mirrored walls.
  Gold Award Winner – Basement Development

Gold Award Winner – Basement Development

Limited space did not permit a regular bar. Custom cherry drink ledges and a counter of exotic Matrix granite provides design interest as well as a place for beverages and snacks. Slate ledgestone visually anchors the room and is echoed in the custom stools and art.
  Gold Award Winner – Basement Development

Gold Award Winner – Basement Development   Gold Award Winner – Basement Development

Custom millwork by AMX Woodworking is made of alder finished in a semi-transparent black stain to permit some wood grain to be visible.  The cabinetry provides concealment of crawl space access and utilities (above left) as well as storage (above left and right) and visual appeal in a minimum of space.

Gold Award Winner – Basement Development

Gold Award Winner – Basement Development
  To make the basement roomier and more appealing, Grant Sakiyama suggested the basement door and side wall (above left) be removed. This opened the lower level to the main floor and increased the room width by 3 ½ feet with the new tempered glass railing emphasizing the additional space. Beneath the stairs, custom millwork includes bar cabinetry and floating shelves that create spaces for art and audiovisual equipment as well as for cube chairs. The original basement had no roughed-in plumbing and it required considerable modification before the bar could be developed.

Gold Award Winner – Basement Development

The mantra for this project was make every inch count, both space-wise and detail-wise.  Within a 5 x 7.5 ft wall space, Sakiyama Construction developed the following: fully functional wet bar with striking bar sink and faucet and Matrix granite surround, liquor storage above sink, hidden bar fridge, full extension slide-out counter, and art niche as well as drawer and under-cabinet storage.
  Gold Award Winner – Basement Development

Gold Award Winner – Basement Development

Gold Award Winner – Basement Development
  Original east wall (left) was demolished to make room for major plumbing modifications. New partition walls were relocated to make space for the art niche, a small hallway, new utility closet and new powder room. An ultrathin LED TV and surround sound/DVD system fit into a 2 inch recess in a wall that on its reverse houses electrical panels and plumbing (below left). Visual space is further increased with glass detailed potlights (below right) instead of a pendant fixture over the pool table. Note the engineered ironwood floor chosen to match the existing cherry wall panels.

Gold Award Winner – Basement Development

Gold Award Winner – Basement Development

On locating rough-in plumbing, an improperly graded main sewer line was discovered that created an intermittent sewage smell. This necessitated saw-cutting the floor and replacing the line (above). Poorly draining weeping tiles were remedied by a new sump pit installation. After concrete repair, a Delta FL subfloor was installed to isolate moisture and cold and all exterior walls were insulated with urethane spray foam. Ultimately, an elegant powder room (right) was created in the original space shown above.
  Gold Award Winner – Basement Development

Gold Award Winner – Basement Development   Gold Award Winner – Basement Development

Opposite view of the powder room shows the transformation from rough partition wall (above left) to the unique sink and floating vanity pictured above and at right.  Note the space-saving towel niche.
  Gold Award Winner – Basement Development

Gold Award Winner – Basement Development   Existing storage space in the basement (left) was redesigned as a formal walk-in closet (below). Custom wall units were built for hanging clothes and custom shelving provides shoe and accessory storage. T-bar ceiling with pot lighting provides a finished look yet permits access to kitchen utilities above. Cork floors are attractive yet functional.

Gold Award Winner – Basement Development

Gold Award Winner – Basement Development

Gold Award Winner – Basement Development
  Additional clever concealment designed by Sakiyama Construction is the enclosure of the furnace, hot water tank, Central vac and HRV(below), all of which were located along one wall (left) in the original basement. The following photos show the exterior of the finished utility room.

Gold Award Winner – Basement Development   Gold Award Winner – Basement Development

Access to the now-enclosed utilities is maintained by three doors, the first in the new small hallway (above left), and the other two in the closet (above right).  Bi-fold doors provide ventilation as well as design detail, and leave enough room for a full length mirror.  A flip-up panel matching the cabinetry hides the HRV unit.