Posts from the ‘Neighborhoods’ Category

Nov 29

Inspired by the Story: An Interview with Anne De Wolf and the Kitzis-Strasfeld Family

“Designed by Portland’s most renowned architect, A.E. Doyle, this home creates a harmonious marriage of the grand and majestic spaces found in palatial mansions with the warmth and ease of lifestyle prevalent in the Craftsman cottage.” – Dan Volkmer

Moving from their beloved Victorian home in Goose Hollow, Lynne, Alex and their two children, Margot and Anderson, have lived in their current home for over 3 years now. After being referred by Dan Volkmer to Anne De Wolf as a talented designer who specializes in historic remodels, they began a whole-house remodel with Arciform.

“What we liked most about Anne was she knew her stuff when it came to historic home restoration, but she also had a funky flair about her designs,” says Alex as I step into the gorgeous home built in 1909 by local architect A.E. Doyle. Doyle also designed the Multnomah County Central Library, the Meier & Frank Building and the famous Benson Bubblers!

I notice wallpapers that are a clear trademark of Anne’s style and relish in the light, fun and sophisticated feel the Kitzis-Strasfeld home emanates.

This striking L’Oiseau Moderne wallpaper epitomizes the most exuberant Deco style that was popular between 1925-1930. “When done right, historic preservation is never boring,” says Anne.

Lynne Strasfeld and Alex Kitzis are doctors. They’re used to chaos and high stress situations. I keep this in mind when they tell me they chose to live in the home throughout the remodel.

“Living in the home during construction allowed us to be a part of the process, and we were able to make on-the-fly decisions and adjustments to the remodel plan,” Lynne tells me.

“Things like adding a counter below the microwave in the kitchen and replacing the mudroom were decided in-the-moment,” says Alex.

The original mudroom was rebuilt as part of the addition with, tile flooring and walls and built-ins. “The home has many small efficient spaces coupled with large public rooms,” says Anne

“And best of all, Jamie and Adam [Arciform’s lead carpenter and project manager on the project] were always respectful of our space; in the end they became like family,” Lynne says

Two weeks ago I was here getting photos of the home for both Arciform and interior designer Jenna Sheingold. During the photoshoot I played ping-pong in the fully finished basement with 9-year-old son Anderson – he shamelessly beat me five times in a row.

12-year-old Margot showed me her beautiful bedroom. I notice the light sea green ceiling (painted in Benjamin Moore’s Neon Celery) and the attached bathroom with beautiful details like classic white hexagonal tiles with black accents on the floor, the Carrara marble shower threshold and pretty wall-mounted sink by Duravit. The walls have been painted in Ice Blue by Benjamin Moore.

“I like how light and bright my room is,” says Margot.

Today I’m at the home with the Lynne, Alex, Anne, photographer Christopher Dibble and their cheerful golden retriever, Sadie. We’re getting a few more photos, and I’m learning more about the remodel. Anne brought pastries from Ken’s Artisan Bakery and we sit down to enjoy them in the garden room and chat more about the home.

What I love most about these interviews is hearing Anne talk about historical architecture. First of all, she has a charming German accent. Second, she knows her stuff and is passionate about design.

The remodel included expanding along one wall of the kitchen by three feet, removing a wall from the dining area to the living area, adding a new family room and bathroom to the basement and restoring historical details such as the oak hardwood flooring, large, west-facing windows and the pass-through butler’s pantry, among other things.

“The Kitzis-Strasfelds loved their previous home as well. They moved from an old Victorian just ½ mile from their new house. They were especially fond of their former kitchen with its cozy nook, so we took those elements and carried them into their new home. We expanded the kitchen, added wainscoting and banquette seating to the existing nook and used the same paint color—Gaelic Garden by Columbia Paints,” says Anne.

The existing kitchen with butler’s pantry has been updated to modern standards while respecting the vintage of the home

As we exit the house through the cheery red front door, Lynne tells me, “we had many happy hours sitting in our old kitchen, and now we feel the same about our new kitchen.”

This house is on the Ainsworth Holiday Home Tour which happens this Thursday, 11/30! Be sure to check it out.

Written by Snow Blackwood

Photo Gallery (photos by Christopher Dibble):

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May 13

Adventures in Remodeling, Part 3: The Kitchen

If you imagine your ideal kitchen, do you dream of a spacious room connected to the outdoors through a sunny breezeway that provides lots of storage?

In this 3^rd chapter about our 1920 bungalow project, Arciform’s lead carpenters Jamie Whittaker & Eric Delph share stories about the kitchen addition, with all of its special touches.

Jamie tell us that this kitchen is the hub & heart of the home, a space for living & creating. It’s full of ideas from the whole team that became reality, but not without challenges.

Some of his favorite features: the two beautiful dutch doors, one leading to the new covered back porch & the other to the the side yard.

The custom kitchen table, which provides space for eating or lounging while watching a TV that can be concealed behind a drop-down panel in the wall.

Another favorite piece is the fridge. It started as a big, modern appliance & we “dressed it up” like a vintage cooler you might see in an old general store.

The spacious salvaged island provides plenty of room for family time, & the built-in storage has a pressed tin door panel to resemble a pie safe.

Eric lists the 1929 Magic Chef range as a gem. Our client bought it online from some distant state & had the seller store it while we remodeled. When our client called for delivery, he learned that the seller had passed away & the range could not be found! Our client had to fly someone down to find it & bring it home.

He also lists the large vintage sink as a favorite element, with its built-in double drainboards and legs.

We turned the original kitchen into a little walk-through library

Jamie installing the cabinetry in the breezeway

& PM Adam enjoying a hard day at work

Arciform & Versatile Wood Products Teams on this project included:

Brad Horne, senior drafter, responsible for documentation & working with the city of Lake Oswego. We could not have done this without him.
Marty Hegg did all the fixture & finish specifications.
Principal Designer Anne De Wolf worked closely with the creative clients.
PM Adam Schoeffel led the construction team, helped with detail development & found treasures like the kitchen island.
Devin Morrow assisted with project logistics.
Dave Thomas managed deconstruction, salvaged material organization & labeling, which was crucial.
Eric Delph was our primary site lead! Among many contributions he personally co-designed (with the client) & constructed the garage storage & its icebox doors, & kept the crew on track.
Jamie Whittaker was our co-site lead, chief of special projects & master of craftsmanship.
David Gamble built the cabinetry, walnut kitchen table & worked on the salvaged table & fridge panels.
Dan Brindusesc & Eric Voss built the exterior doors & did sash work on the stained glass windows.
Rene Flannigan & Brent Dickey did all specialty finishes on the salvaged table, wine cellar door & panels in the garage.

Thanks to our wonderful, creative & inspiring clients, we were all able to do what we love to do!

If you missed part 1 or 2 of this series, check them out here.

Professional photos by Photo Art Portraits & Blankeye.

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May 5

Adventures in Remodeling Part 2: the Garage

The new garage was built to closely match the original structure

When you hear the word garage, adventure doesn’t usually come to mind. Garages are supposed to be functional and practical.

But our clients at the 1920 bungalow in First Addition, Lake Oswego have a pretty special garage. Arciform‘s talented craftsmen created the structure just for them, and it had stories to tell before it was even completed. It’s sure to be the setting of many future memories.

There was a carport before we started the project

Project Manager Adam Schoeffel shares 4 reasons this garage is such a special place:

#1: Roof Trusses & Interior Paneling

Adam redesigned the trusses to accommodate a grading issue which caused the garage door to impede the plane of conventional truss design. He upsized framing members and ordered a vaulted scissor truss for a more hand-framed look. The trusses were painted to contrast with the aged patina of the salvaged lap board which clads the walls and ceiling.

Adam’s scissor trusses look sharp!

#2: Storage with Icebox Panel Doors

Adam and Site Co-Lead Eric Delph (the bearded one above) collaborated on this project, but the idea came from the client. Eric co-designed and constructed the unique storage with its icebox doors, and it looks as if it’s always been there. It is a real conversation piece, and everyone wants to open and close those doors.

Douglas Fir shiplap on walls and ceiling were sourced from local homes being demolished and from Portland area reclaimed wood vendors

#3: The Seed Cabinet

Our client found a handsome antique seed cabinet and knew it would provide great storage. It sat in the garage for many months while Arciform worked on other parts of the home.

One day, four of the cabinet drawers vanished! Without hesitation, Site Co-Lead Jamie Whittaker took charge of creating replicas. The old walnut was tough to match, but Adam found an alternate species that was very close and poked around several salvage shops to find the right hardware. They even matched the original drawer boxes, using flat-sawn fir. Jamie’s four drawers were so convincing, it was hard to tell which ones were new.

About six months after the project was completed, the four missing drawers were returned with an apology note attached to them!

#4: The Rodeo Sign

This is no small souvenir, but a family heirloom which holds years of memories. Our client has roots in St. Paul, OR, and has remained involved in the St Paul Rodeo for years.

The sign is made up of planks bolted together, then carved and painted. It needed stabilizing, so our crew disassembled it, stored it and later installed new pipe through it, slowly compressing the boards. They took great care to keep the words and images in alignment and looking crisp. Our clients intended it to be hung on a basement wall, but it was way too big, and looks truly at-home in the garage!

There are still more stories to tell about this project! Don’t miss our final post in the series next week: Adventures in Remodeling, Part 3: the Kitchen.

Professional photos by BlankEye and Photo Art Portraits

Apr 28

Adventures in Remodeling Part 1: the Secret Wine Cellar

How do you make your home something special to you? This series of 3 posts will share stories about how we helped clients make this home all their own.

In 2011 on a corner lot in the heart of Lake Oswego sat a charming 1920 bungalow for sale. It captured the hearts of a globetrotting family living in Florida, and they purchased the house with plans to relocate closer to their Oregon roots.

They hired design-build firm Arciform to help turn this gem into their forever home. With plans for a cross-country move, a flurry of emails, team meetings, and trips to local salvage shops started.

The home sits in First Addition, one of Lake Oswego’s oldest neighborhoods. Many homes in this area were first owned and occupied by Oregon Iron & Steel Company workers, built in a variety of architectural styles.

Principal Designer Anne De Wolf worked closely with the couple on a thoughtful interior remodel and additions. They shared a respect of the home’s style and era, using this to guide design decisions: from how to increase the footprint, down to door & cabinet hardware.

Reconfigured spaces and more square footage were desired, so the new plans provided a larger kitchen, a mudroom, a master suite, a new bath for the kids, and an outdoor living space.

The couple has a knack for finding wonderful old pieces with stories to tell. There are many antique fixtures, finishes and furnishings integrated into the project. Reclaimed sinks, shiplap paneling and more were salvaged from all over, including demolition sites, Salvage Works, Aurora Mills, eBay, and The ReBuilding Center.

The clients’ inspired vision brought so much fun to this project. One of many examples is the creation of the secret wine cellar.

It all started with four existing concrete steps in the basement. Though he didn’t know what to do with them, our client knew he wanted to do something. What purpose could those serve: storage of some kind? He needed somewhere to keep their wine…but how would they access it?

The adventurous spirit of the client inspired the trap door in the new kitchen floor.

Before: the abandoned steps in question

After: vision and teamwork gave this area new purpose

Site lead Eric Delph says, “When thinking of all the work accomplished at this residence, the one thing that stands out in everyone’s mind is that wine cellar! It evolved from an idea to reality with many hands and great interaction with the clients. From the hidden hatch doors to the storage system and that great final touch by the client himself: a confessional door!”

There are more stories to tell about this project! Stay tuned for the next chapter: Adventures in Remodeling, Part 2: the Garage.

Professional photos by BlankEye and Photo Art Portraits

Dec 7

Arciform is Your Resource for Historic Review Expertise

As the built environment of Portland evolves at an astonishing pace, we place an immeasurable value on the preservation of our city’s architectural integrity. One of the ways that Portland protects the charm and character of our city is through the designation of Historic Districts. These are neighborhoods that have been deemed to be of particular historic or cultural significance and are protected by certain rules and regulations. If you are lucky enough to own a home in one of these special districts, (or if you are considering buying a home in one), you need to know what this means for your house and potential remodel projects. Luckily, you have a team of experts at Arciform to help you stay informed!

If you are considering a remodel that will alter the exterior of your Historic District home, it is very likely that your project will have to pass Historic Review. During this process, we are required by the City to produce detailed drawings and documents that demonstrate how the proposed project will enhance (and not degrade) the historic architecture of the home and neighborhood.

Whether you are building a dormer or adding a window and door (as in the above Alphabet District home), the City will carefully analyze the proposed design to make sure that the historically significant details of your home’s architecture are preserved and incorporated into the design. These details include (but are not limited to) such things as: balance, proportion, massing, roof pitch, building materials and millwork profiles. As experts in historic remodeling, Arciform is well-versed in the requirements for Historic Review and thus, we are able to effectively get ahead of the process and set client expectations for budget and timelines.

The beautiful home pictured above (located in the Irvington District) underwent an extensive Historic Review process for the proposed exterior work and new back steps and patio. Upon completion, the homeowners had a newly invigorated and more functional space, while maintaining the integrity of the 1915 Prairie Style architecture.

If you have been considering a remodel on your Historic District home, we are the firm for you! We can educate you about tax incentives and the Historic Review process, as our experienced Designers and expert carpenters ensure that your very special home will stay true to its unique character and to the intrinsic value of your neighborhood.

-By Anna Foltz

Apr 13

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Postcards from the Field: April

This morning we thought we’d take you on a quick virtual tour of some of the projects we are currently working on here at Arciform…

Here are a few of the projects underway…

This mudroom in Lake Oswego is getting a very cool tile treatment….

A gas pass-thru fireplace in SE Portland is being installed in a mid-century whole house remodel…

Some views are being re-framed at a different mid-century addition project….

… with the help of a VERY large crane.

A porch is coming together out in Beaverton…

… while some very groovy tile is being set for a mid-century bathroom in Hillsdale.

Bike racks and lockers are going to add some cool kid style to a basement renovation in NW Portland…

….while this elegant custom radiator cabinet is being prepped for install up in the SW Hills.

Coming soon to Arciform… a historic Portland church gets a bell tower restoration, a Corvallis National Register property gets a new kitchen and the roof gets raised on a collection of dormer addition master suites all over Portland.

So… what are YOU working on?

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Oct 3

Client’s Eye View: Donna and Bill’s Compact and Classic Kitchen

Reversing the damage of a poorly considered ’80s remodel and packing a compact kitchen with storage without making the space feel cluttered were two important goals of this recently completed Arciform kitchen remodel. But don’t take our word for it. We recently interviewed the homeowners to get a “client’s eye view” of their kitchen renovation experience.

What were your goals for this renovation?

We had several goals. All were equally important to us. We badly needed an update of the large appliances. There were electrical needs. We had only 3 outlets and two overhead lights – one over the sink and one in the center of the room. The room looked like Macy’s kitchen department. With no storage for small appliances, the counter space was used for the toaster, the mixer, and so on. My spices were stored in 3 different places. We needed more counter space. The house was built in 1916, so we wanted the design to reflect the look of the rest of the house.

Here’s a peek at the kitchen before the remodel.

What were your concerns going into the remodeling process?

We chose Arciform after some thoughtful research. We hoped Arciform COULD DELIVER. We loved their ideas and their willingness to partner with us to make the kitchen happen. They did deliver.

What did you learn during the process?

The design is the key. Arciform worked with us to design every inch of the project. We revisited the design over and over. Arciform made what WE wanted and needed an essential part of the design process. As the design evolved, we learned about materials, costs and even construction.

What are your favorite elements of the completed kitchen and why?

I LOVE how it reflects the period in which the house was built. This makes it a better house.

The lighting is great! I can see when I cook. I have counter lighting as well as 4 ceiling lights.

Using small appliances isn’t a task anymore. There are outlets everywhere.

My spices are all in one drawer and easy to see.

Because I have an appliance barn, the Macy kitchen department look is gone, and I have lots more counter space.

The large appliances are “state of the art.” They are more efficient, more quiet, more dependable and really fun to use.

Tell us about your experience of working with Arciform.

Our working relationship with Arciform was great. From the estimate to the finished job, there were no surprises. I think their strong suit is communication. They stayed in touch by text and email, informing us of even small changes in the schedule. All the personnel are excellent people – smart, thoughtful and skilled. The workers all cleaned up after themselves.

It was a pleasure to help Donna & Bill get the kitchen they’ve always wanted. How can we help you meet your goals for your home? Get more details about our process and schedule a design consultation here.

Looking for more design inspiration for your kitchen? Join us for our Kitchens that Work Design Workshop on May 18th. Get the details and RSVP here by May 15th to attend FREE.

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May 12

Case Study: A Historic Review Kitchen

We often get asked what kind of projects will trigger Portland’s Historic Review process and what can be done to help a project navigate smoothly through that process.

Here is Arciform Junior Designer Jeffrey Kelley’s experience working on a current Arciform project that passed Historic Review with flying colors and is now under construction:

Tell me about your recent historic review project. What historic designations does the client’s home have?

The project was a kitchen renovation done on the Frank C. Stettler house, which was designed by Ellis Lawrence in 1914. This home is designated as a Historic Landmark on the national registry.

What were the client’s goals for her renovation project?

She wanted to renovate the kitchen to make it more period appropriate while at the same time gaining space for a powder bath since there wasn’t a first floor bathroom.

Here are some BEFORE pictures of the existing kitchen:

And here are some perspective renderings of the project design:

These perspective renderings show the concept for the new kitchen. Designed by Kristyn Bester.

What aspect of the project required historic review?

Historic review deals with changes to the exterior of a home. In this case we were removing an exterior access to the basement as well as reconfiguring some windows.

What design choices were made or modified with historic review in mind?

We had to make sure that the door and window choices we were making fit the style of the home and reflected the existing architecture. So things like matching the divided light pattern [on the windows], rail and style dimensions [on the doors], millwork details, hardware, header height, etc.

What kind of questions need to be answered for Historic Review?

Here’s an example:

“Historic changes. Most properties change over time. Those changes that have acquired historic significance will be preserved.

There will be no changes to areas that have acquired historic significance after the original construction of the house. The proposed remodel area, which was previously remodeled, has yet to be documented in the historic description of the house and was constructed sometime within the last twenty years. The materials and finishes in the current kitchen do not reflect the period in which the house was built and will, as much as possible, be replaced with more period appropriate choices.

The exterior basement entry at the side and West facing façade of the house is not mentioned in the National Register description of the house and serves as a secondary and rarely used point of access to the basement. The proposed remodel will replace this entrance and absorb the stairwell in favor of a kitchen and nook layout that will improve functionality, increase usable space and feature architectural details that will better reflect the home’s original intent. For example, new double hung windows will be installed at the West façade to replace the exterior basement door and closely match details of the adjacent double hung windows. This will provide a more consistent architectural rhythm along this wall. The South façade will feature new French doors with a divided light configuration and sticking profiles to match the original West facing door which leads to the original porte-cochère.”

What kind of documentation of those choices did the city require?

We submitted exterior elevations, window and door specs, floor plans, and a thorough explanation as to how and why we were going to match the existing architecture with materials that mimicked but did not match what was there. Historic review wants there to be designation between what was existing and what is new.

What concerns did you have about the review process- were there aspects of the project you were worried would face a review challenge?

Our biggest concern was whether or not the review was going to grant us permission to remove the exterior access to the basement. Even though there is interior access to the basement this seemed like an area in which they could argue that it was part of the original function of the house.

How long did the review process take?

We submitted the review on March 18^th and we got the approval on May 1^st pending a 14 day appeal period.

What feedback (if any) did you get from the review team about the process?

The only feedback we got was a question about the door configuration and why we chose to match the door at the porte cochere. We explained that the home owner wanted to match the existing details of the original door rather than match the French door on the same façade which had been added much later.

Any advice you would offer for a homeowner in a historic district looking to do a similar renovation?

I would say to do as much research on your home before you start designing as possible. It is important to know as much about the home’s history as possible before considering how to alter it. It is also important to understand what triggers a historic review and make sure that if you do trigger it the changes are all critical to the project. If you can avoid changing the exterior of your home then you avoid the review all together.

10. Where would you recommend homeowners go to start their research?

There are great resources available through Portland’s Development Services website. I’d start there. Portland Maps can also be a great place to find out basic information about your home’s history and what renovations it has already received in its lifetime.

And of course the Arciform Design Team is always happy to help!

We look forward to posting completed images from this project later this summer.

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Apr 30

5 Things You May Not Realize about the Historic Review Process

If you’ve invested in a home in one of Portland’s 21 Historic and Conservation Districts, you have probably heard about the impact that the Historic Review process can have on the costs and design flexibility of any renovation you decide to do on the home.

The process, designed to ensure that any exterior changes made to a property in the district will be consistent with the character of the neighborhood, can feel daunting.

Don’t worry. A good designer will help you identify solutions that will meet your project goals and be compatible with Historic Review standards. Keep in mind that Historic Review is required only for projects affecting the exterior of your home.

Here are 5 things you may not know about the process that your designer will help you navigate:

1. Not all buildings in a historic district are created equal.

(This building in the Historic Alphabet District, was designated a “non-contributing” structure due to the many extensive changes that had been made to the building over time.)

When property owners successfully apply to create a historic or conservation district, the nominator inventories all of the structures in that neighborhood and identifies each structure as either “contributing” to the historic character or “non-contributing.” Typically a non-contributing structure was built later than the period being preserved in the district. For example, if the neighborhood is labeled historic because of the ’20s and ’30s homes, a garage built in the ’60’s would be considered “non-contributing.”

Non-contributing structures have more flexible rules about how they can be modified. It is still a best practice to modify them in ways that are consistent with the character of the neighborhood.

Expert tip: If your structure is designated non-contributing and you are modifying less than 150 ft of a non-street facing side your renovation will be exempt from Historic Review.

2. Not all sides of your home are created equal.

(This home in Portland’s Historic Alphabet district is in the process of having the kitchen renovated by Arciform. Because the exterior changes will impact the rear of the home (like new french doors and exterior stair landing), the Historic Review process was simplified.)

Just as different homes might be labeled “contributing” or “non-contributing,” different parts of your house might have different designations. An addition built in the ’70s, before the district was designated historic, will typically not be considered a “significant” or “character defining” part of the architecture and can be modified more easily. Often the non-street facing facades of a home are considered to not be character defining, as long as your neighbors don’t have to look at them. This means that renovation projects that modify the back side of your home in ways that are not visible to the neighbors or passerby can sometimes have an easier path to meet the necessary standards during the Historic Review process.

Expert tip: The fewer people that can see the portion of the exterior being affected by your renovation plan, the more flexibility you may have on design choices. Your designer will still advocate for choices consistent with the architectural style and period of your home, but you may be able to select materials with higher energy performance standards, as an example.

3. Preserving the historic material is just as important as preserving the architectural design.

(This image shows a classic double hung window, shown with and without an added storm window. Storm windows can add energy performance without sacrificing original historic material, as long as that historic material is rot-free. If your window material is rotted, replacement with window parts that match the material and style of existing windows will be your best option.)

Preservation standards place a premium on preserving the original historic material in the home in addition to the architectural designs. So if your porch has some wood in good condition and some that needs replacement, it will be preferred that you not replace the whole porch, even if you plan to match the design details exactly with new wood. Instead, your designer will look for ways to conserve as much of the original wood, hardware and etc. as possible and replace only the elements that have rot or damage.

This is particularly important for windows: Usually the review process will prioritize solutions that keep any existing wood material that is in good condition. Often the preferred solution will be to repair damaged window elements and add storm windows rather than replacing the whole window. This is true even if the new window will exactly replicate the design and material of the originals.

Expert tip: Restoration and the addition of storm windows are rarely less expensive than replacing with new windows due to the fact that restoration requires more expert time to implement than a new window installation. You will also need to consider the added costs of potential lead paint and asbestos abatement if the windows are to be re-furbished on site. In most cases, it will benefit your home’s long term value to retain the existing windows in good condition rather than replace them, even though the investment may be a bit greater.

The key factor here is condition: Wood and material in good condition should be conserved, rotting material should be replaced. Significant rot will lead to a recommendation of replacing the whole unit with a new unit that uses historically appropriate material.

4. If its new, it has to look different.

(This rendering of Arciform’s design for the second story master bathroom and balcony addition to the Historic Coleman-Scott House in Irvington shows the balancing act between fitting the new addition into the surrounding structure and making it distinct enough to not look “fake historic.”)

Surprisingly, the guidelines for additions to historic structures specify that the new structure NOT exactly mimic the existing architectural details of the historic portion of the home. Given how important preserving the original “character” of a building is to the historic review process, this can come as a surprise. After all, wouldn’t you want everything to look like it has always been there?

In fact, the principle at work here is that you should be able to tell at a glance what was a part of the original design and what was a later addition in order to prevent “fake historicity” or creating the illusion that something is historic that is not.

This creates a tricky design puzzle: How to design new elements to be visually distinct from, but complementary to the existing historic elements of your home so that the finished look will be harmonious but not “fake historic?”

5. Your neighbors are an important part of the Historic Review process.

When plans are submitted for Historic Review, your local neighborhood association gets a fair amount of input into whether the plans will pass muster. Your immediate next door neighbors will also be consulted (anyone who will be able to see the completed renovation from their home). Something to consider: If you live in a relatively hilly district, that can also include people above you who can see into your backyard or onto your roof.

Expert tip: When considering a renovation that will impact the exterior of your home, invest some energy in connecting with your neighbors and the neighborhood association to identify any potential worries or concerns they have. You’ll be better positioned to address those concerns through thoughtful design if you have included them in the process early. Many neighborhood associations can provide advice prior to the process.

Want to know more about how the historic review process might affect your renovation plans?

Join us July 16th at Old Portland Hardware and Architectural for a Historic How To Workshop.

Get the details and RSVP here.

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Apr 29

Is Your Home a Historic Place? Understanding Portland’s Historic Designations

Did you know that Portland has 15 areas that are designated historic districts? That there are 1900 homes and buildings in Oregon that are listed on the National Register of Historic Places (and if you include homes listed in a historic district that total is over 12,000)? There are also 6 neighborhoods in North and Northeast Portland that are listed as “conservation districts.”

What does it mean for your home to have one of these designations? How will it impact your ability to maintain your home over time?

Every city handles review differently, but here are a few benefits and costs of each designation to consider:

National Register of Historic Places

(The Barnes Mansion, a home on the National Register of Historic Places in the Beaumont-Wilshire neighborhood, received a respectful kitchen renovation by Arciform. Although the majority of the renovation was interior and not subject to Historic Review, a small range hood vent needed to pierce the exterior fabric of the building, triggering a submission of the project for Historic Review to ensure the vent cover would meet historic preservation guidelines.)

The National Register of Historic Places is an honorary designation awarded by the National Park Service. Often the structure will have a plaque announcing its designation though these are not mandatory.

Benefits: Owners of listed properties can enjoy up to a 20% tax investment credit and straight-line depreciation period of 27.5 years on properties that qualify. There are federal and state grant programs that can be applied for to mitigate the costs of restoring and maintaining the property. Owner occupied properties can qualify for a special assessment of Historic Property that will yield 10 years property tax free.There are also some exceptions and alternatives to the International Building Code that are allowed during renovation of National Register properties.

Costs: Being listed on the National Register does not directly protect the building from demolition or alterations, unless federal or state grant funding is received. Once listed, your city can stop demolition or review changes to the property if they have a local preservation ordinance.

If federal or state grants are received for restoration and rehabilitation, specific rules will be enforced for what kinds of restoration activity can be undertaken with those funds, which can add to the cost of that work. These restrictions will typically be aimed at preserving the existing wood, metal and other historic materials as well as the architectural details relevant to the period of the building.

Did you know? Though most Portland National Register residences are large historic homes in Irvington, the Alphabet District and select inner Portland neighborhoods (like the Barnes Mansion shown above), over a dozen apartment and condo buildings in NW Portland are listed on the National Register as well. Irvington is the largest historic district in Oregon.

Historic District

(This Irvington project by Arciform included a kitchen renovation and the creation of an attic master suite. Because this project was completed prior to the district’s designation as historic, the attic egress window that was replaced in the project did not need to undergo the Historic Review process. Any future renovations that include the home’s exterior will be subject to review.)

If you live in Ladd’s Addition, Irvington, Buckman or one of the 12 other protected neighborhoods in Portland, your home is designated part of a Historic District. This is a local designation recognized by the City of Portland. All of Portland’s historic districts also happen to be listed as National Register districts. To be designated a “historic district” in Portland, every homeowner in the affected area has to support the designation in writing at the time the designation is awarded, and for good reason: once enacted, the historic district comes with very specific restrictions on how the homes can be maintained and modified. To be designated a Historic District on the National Register, more than 50% of owners in the district need to support the designation.

It has huge benefits and some important costs.

Benefits: The most important benefit is that home values in historic districts tend to stay stable and increase over time and infill development is prevented, preserving the character of the neighborhood and the property values of homes and structures within that neighborhood.

Costs: Any renovation that will affect exterior elements of the home visible by neighbors or from the street must pass a thorough Historic Review process designed to prevent alterations of the home’s historic material and design. This particularly includes alterations to the home’s facade, doors, windows and roof, but can affect any area of the home’s exterior that is visible to people living and traveling through the district.

Did you know? Even replacing your front door in a historic district requires approval through the formal Historic Review process. This process requires formal plans and specific fees and typically requires 6 to 8 weeks to complete.

But don’t worry! We can help you figure out how to phase your projects to make the most efficient use of the historic review process.

Conservation District

(This house in the Mississippi Conservation District suffered a house fire. Arciform was able to restore and renovate the structure while the owners were out of the country.)

6 neighborhoods in North and Northeast Portland were designated Conservation Districts by the City of Portland as part of the Albina Community Plan in 1992. The only difference between a Conservation and a Historic district is that a Conservation District is considered to have local historic significance where a Historic District is deemed to have national significance. The rules for a conservation district are a little more flexible for demolition, new construction and solar integration compared to historic districts.

Benefits: Similar to a Historic District, Conservation District neighborhoods are protected from large multi-residential, industrial or commercial redevelopment through the requirements of the historic review process. This protects property values and maintains the architectural details that define character of the neighborhood.

Costs: Homes and buildings that are considered to be contributing to the historic character of the neighborhood must go through the same historic review process as a historic district if they want to modify any aspect of the exterior of their homes.

Did you know? In historic preservation terms, not all buildings in a district are considered contributing to the character of the neighborhood, based on the period they were built and the history of the structure.

It is also true that not all sides of a home or structure are considered to be equally “contributing.” Often a back wall or a portion of a structure that was added after the historic period and before the district designation will be considered non-contributing and will have more flexible rules about how it can be modified as a result.

Want to know more about how the historic review process might affect your renovation plans?

Join us July 16th at Old Portland Hardware and Architectural for a Historic How To Workshop.

Get the details and RSVP here.

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