Posts from the ‘Project Planning’ Category

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

Mar 23

Your Whole House Plan Part Three: The Basement and Beyond

Now that you have completed your upper floor renovations you are ready to tackle the basement and some exterior finishing touches. You should have already addressed any water management, seismic or hvac updates, allowing you to focus your energy on the creation of living space that will make good use of your basement real estate.

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This daylight basement, designed by Arciform Principal Designer Anne De Wolf with interior styling by Shannon Quimby, serves a dual purpose as the family’s media room and a swanky space for entertaining.

The real attraction of a basement renovation lies in the glory of all that untapped potential: a whole house footprint of space just waiting to be claimed for the good of the family… or guests… or the mother-in-law. Which brings us to the most important questions to ask when tackling the basement portion of your whole house plan:

Who will be the primary users of this space?
Which activities will the space be used for?

This will affect your design and budget in a variety of ways. For example, those polished concrete floors (shown above) make a sophisticated statement as a party room or home office but may be a challenge for small children.

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This basement renovation by Arciform Senior Designer Kristyn Bester builds convenient bike racks along with essential storage tucked behind lockers and in under-stair niches. Photo by Photo Art Portraits.

On the other hand, your mother-in-law may not value easy access to bike storage, but your teenagers certainly will.

Some practical logistical questions to address with your design team will be:

Does the space have enough ceiling height to meet code as a finished space?
Which modifications (if any) need to be made to the interior or exterior stairs to accommodate your plan?
How will you provide code-required emergency egress?
How will you provide access to mechanical systems (like furnaces and electric panels)?
Where will you put everything that used to be in the basement (including laundry facilities)?

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For this daylight basement remodel designed by Arciform Senior Designer Kristyn Bester, a new staircase was installed with custom millwork. Dead space under the stairs was transformed into an adorable little playspace for their daughter. Photo by Photo Art Portraits.

Unless your stairs are unsafe or placed in a location that is unworkable with your proposed design, we will often recommend leaving the existing stairs in place, since existing stairs are often “grandfathered in” and will not need to comply with current code.

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For this project designed by Arciform Senior Designer Kristyn Bester, we spiffed-up the existing stairs with carpet, paint and updated millwork. Photo by Photo Art Portraits.

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For this basement designed by Arciform Principal Designer Anne De Wolf, a stacking washer and dryer were tucked behind a barn door in the bathroom, retaining the room’s original use. Photo by Photo Art Portraits.

You’ll also want to consider egress. If there will be a bedroom in your basement, it will need to have a window that fits specific criteria designed to allow for escape in case of fire or emergency.

There are other options for meeting egress requirements depending on the location of your doors and stairs. Your design team will help you identify the most cost-effective solution that fits your design goals.

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A peaceful Buddha peeks in through the egress window in this this basement renovation by Arciform Principal Designer Anne De Wolf, setting a serene tone for the room.

Next you’ll want to consider which level of finish your rooms require. This can range from fully-carpeted rooms with a finished ceiling to a more industrial look with polished concrete and exposed ducting.

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By spraying the ceiling a dark color and sealing the concrete floor, Arciform designer Kristyn Bester was able to give this basement family room a polished look at lower cost. Photo by Photo Art Portraits.

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At the other end of the spectrum, carpeting and a dropped ceiling with integrated can lights give this basement designed by Arciform Principal Designer Anne De Wolf a finished and family-friendly feel. Photo by Photo Art Portraits.

Finishing Touches

Once your interior renovations are complete, you are ready to tackle some of the finishing touches to your exterior that are best-saved for last.

Here are the 3 things to save till last on your whole house to-do list:

Replace Your Roof

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Any mechanical upgrades to your home or additions can lead to your existing roof getting pierced in multiple places to allow for venting and other components to be installed. If you are contemplating a whole roof replacement, wait until your interior projects are complete.

2. Paint Your Exterior

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The intricate paint job on this “painted lady” Victorian would have been easily damaged by workmen and equipment going in and out of the home as the interior projects were completed. Project designed by Arciform Principal Designer Anne De Wolf. Photo by Photo Art Portraits.

Painting the exterior of your home before your interior renovations are complete is a bit like putting your makeup on before you finish getting dressed. You CAN do it without having to re-do the paint job when you are through, but do you want to risk it?

3. Install any Landscape or Decorative Concrete

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The decorative pavers and succulent-focused landscape design were designed and installed after this main floor master suite addition designed by Arciform Principal Designer Anne De Wolf. Photo by Photo Art Portraits.

You won’t want construction equipment and debris rolling over and passing through your brand new concrete driveway or patio. And of course delicate plantings need minimal foot traffic in order to be established properly. So save your exterior landscape and concrete work for the very end.

A thoughtful and detailed whole house plan will save you time, money and heartache over the lifetime of your home. Whether you choose to execute your whole vision over a span of a few months or one phase at a time over a decade, your plan will ensure that the end result will be architecturally cohesive, logistically efficient and truly suited to your family’s changing needs over time.

Ready to get started on creating your own Whole House Master Plan?

Contact restore@arciform.com to schedule your initial design consultation.

We look forward to helping you create a vision that will support your home renovation goals for years to come!

Want to Review Your Whole House Plan?

Your Whole House Plan Part One: A Solid Foundation

Your Whole House Plan Part Two: A Plan for Every Floor

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Feb 22

Your Whole House Plan Part Two: A Plan for Every Floor

In the second part of our series on the whole house plan, we’ll share some step by step ideas and best practices for your internal renovation plan.

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This adventurous Victorian in Sellwood added clever features to each floor that were designed to inspire exploration, discovery and play. Designed by Arciform Principal Designer Anne De Wolf. Photo by Photo Art Portraits.

Start at the Top

As much as you may have been dying to tackle that kitchen renovation first, we usually recommend that you plan your renovations from the top down, starting with the roof (including dormer additions) and working your way to the basement.

This helps ensure that any new electric, plumbing or structural changes that may affect the lower floors will happen before you’ve done all the beautiful finish work on those floors.

Dormer Details

When developing your dormer design, you’ll want to weigh the interior practicalities (headroom, floor space) against the exterior aesthetics. Adding a dormer dramatically changes the look of your home and you’ll want to consider how the design looks from all angles to ensure a cohesive result.

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This shed dormer designed by Arciform Principal Designer Anne De Wolf continues the long, low lines of the house’s Mid-Century architecture and features a dramatic eight sash casement window custom built by Versatile Wood Products.

While developing the design for the exterior of your dormer, you will also want to ask:

How will rainwater be managed on the newly-proposed roofline?
Will the new siding, windows and roof elements be accessible and easy to maintain?

Building out a dormer is also a great time to consider insulating your attic crawlspaces to ensure that any new heating routed to the newly-finished rooms will function at peak efficiency.

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This master bath dormer addition tucks dual sinks and a luxurious walk in shower into a compact shed dormer footprint. Extra-deep medicine cabinets offer elegant, out-of-site storage for all the bathroom sundries. Designed by Arciform Senior Designer Chelly Wentworth. Photo by Photo Art Portraits.

The most common reason for a dormer addition is to add a bathroom upstairs. If a bath is on your wish list, your designer will consider:

Where is the existing main floor bathroom in relationship to the new proposed bath?
Typically it will be less expensive to site a new bathroom above an existing bathroom to take advantage of the main plumbing stack.
Which direction do your floor joists run to prevent issues with the routing of the drain lines?
Are they sized to support the increased weight of your proposed rooms and will the drain lines fit within the cavity?
It’s worth opening a hole in the ceiling to take a look at your joists early in the design process since the size and direction of your joists will have a large impact on your project’s feasibility and cost.

Mastering the Main Floor

Modern preferences tend toward a more open floor plan for the main floor; removing walls and eliminating formal dining spaces is a common request.

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The central focus of this Mid-Century Modern whole house renovation was the creation of an open plan living, dining and kitchen area that made the most of the gorgeous views of Mt Hood in the home’s wraparound picture windows. Designed by Arciform Principal Designer Anne De Wolf. Photo by Photo Art Portraits.

Your designer will help you identify which walls in your home might be the best candidates for opening up the space and will help navigate potential structural reinforcements to the home that may become necessary.

Cost vs. Value

We typically recommend that you invest first in the main floor project that will have the largest positive impact on your home’s future value. This is usually the kitchen or a master suite bathroom.

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This kitchen renovation mixes an on-trend color palette with classic elements like subway tile and Carrara marble to create a timeless update that will improve the home’s value for decades to come. Designed by Arciform Senior Designer Kristyn Bester. Photo by Photo Art Portraits.

Little Spaces, Big Impact

While you are planning your main floor, don’t forget the little spaces that can have a big impact on your guests’ comfort.

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It may be a small space, but your powder room can offer the opportunity for a big design statement. This powder room (above) features a bold pop of color and a fun twist with a wallpaper called “Brooklyn Toile” designed by Mike Diamond of the Beastie Boys. Designed by Arciform Senior Designer Chelly Wentworth. Photo by Photo Art Portraits.

Consider:

Should you add or update a powder room for guests?

How will you tackle your mudroom needs?

Whether you design a full mudroom addition like the one below or simply designate an area adjacent to the back door, you’ll want to consider how the essential functions of capturing coats, keys, shoes and other items will be handled in your master plan.

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This mudroom addition to a Sellwood Victorian includes secret pass through doors to load athletic equipment through and an unusual ceiling assembled from salvage cabinet doors.
Designed by Arciform Principal Designer Anne De Wolf. Photo by Photo Art Portraits.

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This entry area tucks away mudroom storage behind a set of stylish built-ins beneath the stairs. A bench seat offers a handy spot for shedding rain boots and packages on the way in the door.
Designed by Arciform Principal Designer Anne De Wolf. Photo by Patrick Weishampel/BLANKEYE.

Next on the renovation list should be the basement. Whether you are building in an investment opportunity with an ADU or giving the kids room to spread out, the basement should be the last room on your to-do list.

Such a flexible and complicated space is worthy of its own post, so look to Part Three for details on making the most of your basement renovation.

Part Three: The Basement and Beyond

Previous Post: A Solid Foundation

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Feb 8

Your Whole House Plan Part One: A Solid Foundation

You may only be thinking about a quick update to your master bath or basement right now. But have you considered how the choices you are making on this remodel will affect the future plans you may have for your house?

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Creating a whole house plan will ensure that each step you take to improve your home will be thoughtfully considered and efficiently executed with the needs of future projects in mind. This will save time, prevent costly re-dos and offer the peace of mind that each improvement you make will dovetail seamlessly with the projects before and after it.

In this three part series, we’ll break it down step by step to offer which questions to consider and which best practices to keep in mind for each phase of your plan to ensure a result you’ll be happy with for the lifetime of your home.

Part One: Creating a Solid Foundation for your Whole House Plan

1. Identify Your Goals

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Before you spend any money on your home, it will be important to consider carefully the following questions:

Which investment will be right for your home based on its current value?
How does your plan fit in with the style and scope of homes in your neighborhood?
Which kinds of improvements are most appropriate for your stage of life and the life cycle of your family? Some remodeling projects recoup nearly 100% of their cost in increased home value- others may not but may be worth the investment for other reasons.

You’ll also need to keep both your family’s long term and short term needs in mind.
Consider:

How will your family’s needs change over the time you plan to be in your home?
Will you need to accommodate an aging parent?
Make room for your family to grow?
Prepare for an empty nest?

2. Assemble Your Team

Assembling the team of professionals you’d like to work with at the beginning will ensure clear communication and avoid unnecessary overlap or conflict between the responsibilities of each professional.

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At minimum, you’ll want to identify your:

Architectural Design Team
Construction Team
Interior Decorator
Landscape Architect

Keep in mind that each of these teams will have existing relationships with city officials and subcontractors who will also end up being an important part of the decision making process as you develop your plan.

As a design|build company, Arciform offers an integrated design and construction team that will stay with you every step of the way and coordinate all of the other professionals you will need to complete your projects.

3. Develop Your Design

Your whole house design will take into consideration any engineering, systems upgrades (like new heating or electrical) and structural changes required to meet your long term goals.

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It will also develop the design details for each proposed project so that they will fit the architectural style of your home while showcasing your family’s unique tastes and personality. Along the way your design team will help you consider the following questions:

Which layout changes will make your home function better?
What storage needs do you have?
Which appliance or technology upgrades are you hoping to incorporate?
Which architectural details will integrate well with your home’s era and style?
What mood and design aesthetic would you like the finished spaces to evoke?
Which colors, shapes, textures and design details would you like to see integrated into the finished project? Every detail of your proposed project that can be selected in advance will save costly delays and change orders later.

4. Deal with the Foundation First

If your goals include updating the seismic bracing, mitigating water infiltration or expanding the head height in your basement, these are all projects that should be tackled prior to any interior renovations. This includes digging out your foundation or lifting your house if necessary.

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Getting your basement completely dry will often also require a look at your rooftop water management systems, your landscaping plan (to be sure water is being directed away from your foundation with appropriate grading) and may include the installation of underground french drains to route groundwater around and away from your home.

5. Update your Mechanical Systems

Are new furnace or heating systems part of the long term plan for your home?

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As un-sexy as these basic mechanical upgrades can be, they can make a huge difference to your comfort in the home. They also require ripping into walls, usually on multiple floors, so it is best to take care of them early before you start any internal renovation projects.

The last thing you want to do is tear into your beautiful new paint job to arrange the installation of a heating duct.

6. Button Up Your Envelope

After your mechanical systems are updated, its time to consider what energy performance upgrades might be needed in your home.

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Sealing the cracks and air holes that create drafts, adding insulation and installing new windows and doors can all happen prior to any internal renovations.

Thayer Perspective

Next Step: The Fun Part! Planning your Interior Renovations

In the next installment we’ll take it floor by floor to offer insight into which projects to tackle first and what questions to ask as you design your dream kitchen, master suite and basement.

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Sep 16

Design Secrets: Which Kitchen Sink is Right for You?

A vintage farmhouse sink is a very cool way to add personality to your kitchen- but is it right for the style of your home and your family’s lifestyle? We interviewed Arciform Senior Designer Chelly Wentworth for some pro tips to help you choose the sink that’s right for you.

What are the most common styles of kitchen sinks that your clients request for their projects? What are the pros and cons for these common styles?

Undermount single bowl is the most common style requested by my clients.

This undermount single bowl sink avoids the lip of a top mount sink,
making the counters easier to keep clean.

It’s better for soaking larger pans and cookie sheets and has a cleaner installation.

Another common request is the farmhouse sink. It’s technically most appropriate for older home styles but people love them!

This apron front farmhouse sink adds to the classic feel of this kitchen in a 1909 home.

They are charming and recall a bygone era.

One advantage of the farmhouse sink is that sink cabinets can take a beating and farmhouse sinks provide protection. They are generally deep which makes them great for washing and filling taller pots. The roomy interiors help when cookie sheets and pans need soaking.

Do you have a favorite farmhouse sink?

When a project calls for a sleeker look I like stainless steel farmhouse sinks.

There are a variety of sink materials (stainless steel, porcelain, etc)- what are some pros and cons of these different materials?

Stainless Steel

Easy to clean, sleek style, variety of shapes, goes well with stainless steel appliances

This stainless steel sink includes a continuous steel counter and backsplash,
making it a very practical choice for this busy family.

Be aware that not all stainless steel sinks are created equal.

The sink needs to be a high grade of steel (18/10 or better) and be insulated for sound.

Also, keep in mind that stainless steel scratches easily and can dent.

This under-mount stainless steel sink was used for a contemporary Pearl District loft kitchen.

Cast Iron

This is a great traditional choice that includes a life time warranty by some manufacturers.

This basement guest suite uses am IronTones cast iron topmount sink from Kohler.

Cast iron sinks with enamel or porcelain coatings are available in many colors but a limited number of shapes.

Be aware that the coatings can chip and get stained but can usually be cleaned.

This very cool farmhouse pedestal leg sink features porcelain finish over cast iron with built in drainboards. It is from Strom Plumbing and its called Clarion.

Fireclay

This is a durable and non-porous material, making it resistant to stains and able to withstand high heat.

This historic property incorporated a fireclay apron front sink from Kohler to fit with the turn of the century style of the home.

Available in a wide range of colors and styles, fireclay can mimic a traditional cast iron look with added durability.

Just keep in mind that they can be uneven and water can pool in them because of their uneven surfaces.

Composites

Made from a mixture of granite stone dust and acrylic resins, composites come in dark colors that can help them blend in with darker counter materials.

This Silgranit under-mount sink is a grey granite composite material.
It was installed into our Portland Monthly Kitchen Makeover kitchen.

Harsh chemicals and high heat can damage some composite sinks, so be sure to select a sink that’s designed for high heat resistance.

You could also choose to have a sink carved out of a whole block of soapstone or other stone material, or to have one manufactured out of slabs of stone for a natural look.

This soapstone sink was assembled from stone slabs for a textured, very distinctive look.

You will have the same maintenance concerns with these materials in your sink as you would in your counter tops- granite can be porous and show stains, while soapstone looks best when oiled as part of a regular maintenance routine.

Is there a style of sink or sink material you tend to steer people away from? If so, why?

If they can’t live with scratches, I’ll steer them away from stainless steel.

If they are installing a dishwasher, I will often advise that a double bowl or asymmetrical sink is not necessary.

This double bowl asymmetrical stainless steel sink works well for an empty-nest couple who do not typically have a full load of dishes to do at one time. But a larger family (or a couple who loves to cook large pots of pasta) may prefer a deeper single bowl sink.

Do you have favorite or “go to” sink that you have used on multiple projects? What do you like about it?

Here are a few of my favorites:

Rohl Shaws Original for FarmHouse

Its ‘the original’ and I love the little logo

Kohler Cast Iron

I like these for undermount sinks.

Blanco Silgranit

Finally, for fireclay undermount sinks I like

Allia

What advice do you have for homeowners about selecting a sink style that will be right for their family’s needs?

I always ask homeowners to consider the following questions when deciding on a sink:

What style of sink would have been common during the era your home was built?
What style of sink are you most used to?
Who will be using the sink?
Do you do a lot of hand washing or do you primarily use the dishwasher?
What’s your cooking style? If you cook a lot of pasta you may need a deeper sink. Asian foods cooked with a hot wok may lead you towards a heat resistant material while a preference for lots of sauces might suggest a sink that is stain and acid resistant.
What’s your budget?

Sinks can range widely in price based on style and material. Your designer can help steer you towards choices that fit both your style and your budget.

Want to explore more ideas for designing your dream kitchen?

Join us October 8th for our Kitchen Confidential workshop for an evening of inspiration and insider tricks that will help you make your kitchen a pleasure to live and work in.

Get the details and RSVP here.

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Aug 15

1 Comment

Kitchen Confidential: 5 Hidden Conveniences for Your Kitchen

(Small appliances tucked elegantly out of sight? Yes, please!)

Sometimes, the thing you love most about your kitchen is completely invisible to the casual guest in your home. These little conveniences can help make your kitchen a pleasure to live and work in.

Here are 5 Hidden Conveniences to Consider for Your Kitchen Project

1. Build In Space for Breakfast… and Business.

(This kitchen and its cleverly convenient nook was designed by Arciform owner and Senior Designer Anne De Wolf.)

This small pantry area reclaimed space off of our client’s kitchen, adding storage and allowing the main kitchen to feel more open. Once the built in cabinets were added, however, the remaining footprint was small and the client still needed space for a work desk and a breakfast area.

The solution: A laptop desk that cleverly slides out from the work station (above left) and a breakfast bar that drops down to tuck out of the walkway when not in use (below).

2. Electrify Your Island.

(This kitchen renovation was for the historic Barnes Mansion, which is featured as the “Haunted Mansion” in Beverly Cleary’s Ramona Quimby books. The kitchen was designed by Arciform owner and senior designer Anne De Wolf.)

This client’s Historic Register home needed a kitchen island that would fit the elegant and timeless aesthetic of the rest of the space. She also needed to be able to plug her mixer and other small appliances in without dragging a cord across the large kitchen.

The solution: A custom built island with turned legs that creates a furniture-like look AND cleverly hides the cords for the electric outlet inside a hollow leg.

3. Tuck Trays (and Technology) into Your Toe Kicks.

(These custom cabinets were designed by Arciform Senior Designer Chelly Wentworth and are being built by our sister company Versatile Wood Products for use on a kitchen project being completed this summer.)

Make every inch of your custom kitchen work a bit harder by installing drawers into your toe kicks. This recessed portion of the cabinet by the floor is often wasted space, but a shallow drawer tucked into your toe kick is a great place to store cookie sheets and platters (or even the good silverware.)

Or take it a step further (if you’ll forgive the pun) and invest in one of these very cool Scalimera toe kick step stools that automatically pop out and unfold themselves when you kick them. You can check out a video of these nifty little numbers in action here.

(We’ll be installing one of these into the toe kick of another Historic Register home designed by Ellis Lawrence that is currently undergoing a kitchen renovation designed by Arciform Senior Designer Kristyn Bester.)

4. Slip Spices into a Secret Cabinet.

(Arciform Senior Designer Chelly Wentworth helped our Kitchen Makeover winners transform their kitchen from dingy and difficult to uncluttered and utterly charming.)

The biggest design challenge faced in the design for our Portland Monthly Kitchen Makeover winner was how to tuck in storage wherever we could into a kitchen with a very small footprint and very limited cabinet space. The lower cabinets were in great shape and had orignial 1930s era mesh inset cabinet doors with charming vintage hardware. How could we help this couple keep the charming elements of their current kitchen and add easy access to their spices and cooking oils without cluttering up their extremely limited counter space?

The solution: Carve out pockets of space to the left and right of their range for cookie sheet storage and a pull out spice rack that tucks back behind a narrow door when not in use. Salvage butterfly hinges were found to match the charming details on the rest of the cabinets to make the secret spice drawer feel like it was always there.

Or tuck your spices into a neatly organized drawer with a spice rack insert:

5. Hide the Pantry in Plain Sight.

(This kitchen renovation is part of a whole house remodel designed by Arciform owner and Senior Designer Anne De Wolf.)

This kitchen renovation in a Sellwood Victorian was designed to be a simple space that opened directly onto the family’s main living space. The main kitchen footprint would be small, efficient and open, with no upper cabinets to store typical serving items and pantry essentials. How would this busy family of four fit their day to day groceries into the space?

The solution: A bit of unused space adjacent to the downstairs powder room was converted into a pantry. Dishes and attractive serving items are displayed on open shelving and backed by custom built divided lite windows that create an old fashioned small town grocery store feeling. Day to day pantry items are stored on shelving tucked into the nook behind the windows, making them easy to access but largely invisible to casual users of the space.

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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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Dec 20

Creating an AirBnB Worthy Basement Renovation

Arciform designer Kristyn Bester contributed the following article to the January 2014 edition of NW Renovation magazine. It is reprinted here for your convenience.

Of all the possible home remodel projects, adding a guest suite or creating an ADU in the basement can seem the most daunting. From deciphering code compliance challenges to choosing an aesthetic that is most appropriate for your home, there are many questions that should be asked upon embarking on a basement renovation.

What are my long-term goals for the space? Should I rent an ADU or list on Airbnb?

In addition to expanding living space for day-to-day tasks such laundry, homework or television viewing, using basements to create rental income is becoming increasing popular. Rather than limiting their options to only hotels or bed and breakfasts, travelers are using sites such as Airbnb (www.airbnb.com) to search for unique accommodations. Since Airbnb listings range from farmhouses to treehouses and houseboats to high rises, it can take just a few clever design solutions to transform an unfinished basement into an adequate addition to the Airbnb club.

An Accessory Dwelling Unit, or ADU, is a space that is converted to legal living space that will be used specifically as a secondary living space to a primary structure. This approach will require more thoughtful consideration of the long term impact of your design choices.

Whether you choose the flexibility of Airbnb or the long term ADU approach, each option will create space that will provide lasting value to your home.

4 Things to Consider Before Creating a Basement Guest Suite

1. Is my basement dry enough?

No one wants to send a welcomed guest downstairs to a moist and musty quarters. And most renters will be able to quickly spot a basement with water issues. Before pursuing a basement conversion, it is vital to determine if your existing rain water management systems are doing their job to keep your basement dry.

Keep an eye out for stains on the walls or floor and cracks in the foundation. Walk the exterior perimeter of your house to make sure gutters are clean and free of debris and that downspouts are directed away from the house. Make sure that large shrubs and trees are pulled away from the perimeter of your house and that the exterior grade is sloping away and down from the house.

Sometimes these solutions will not solve all rainwater management problems and more extensive options such as exterior French drains or interior drains and sump pumps will need to be considered.

2. Is my unfinished basement a good candidate? Does my basement meet code?

Prior to remodeling consider the requirements for code compliance in your jurisdiction. Design choices can be limited or made more expensive by code obligations, but the rules are intended to lead to greater comfort and safety in the long run.

· Some stairs will meet “grandfathered-in code” and others may need to be rebuilt to meet current code requirements for stairwell width, riser height and tread depth.

· Minimum ceiling heights are required in finished living areas. If your existing basement has an exposed ceiling and concrete floors, it is important to consider the loss in ceiling height when adding a ceiling and floor finish.

· In order to qualify as finished living space, a basement must meet legal egress requirements for your safe escape or the entry of a rescue person during an emergency. The placement of an egress window should depend on the best location for maximum light and avoiding encroaching on property setbacks.

· A finished basement requires furring out concrete walls with framing, insulation and sheetrock. While this step can be costly, it is vital to the comfort of the space.

3) How long are my guests planning to stay?

Retrofitting basements for Airbnb is appealing for the short term commitment to renting and the design flexibility it offers. Since an Airbnb guest suite will be occupied sporadically, your design can be planned to allow for the guest suite to double as additional living space for your family. Creating a studio, rather than a compartmentalized apartment, will give your basement the most versatility. Remember that you are creating a comfortable hotel room – so keep it simple.

If a basement is converted to an ADU, all code regulations must be followed. In order to appeal to a long-term renter you may want to consider additional creature comforts such as enclosing and insulating your ceiling to minimize sound transmittance between floors. After meeting minimum requirements for egress, additional windows could be incorporated into the design to provide maximum daylight to the space. An ADU will require a separate entrance from the primary residence, but keeping internal access may be beneficial in the future if the guest suite is reincorporated back into your home.

4) What feeling should the space have?

While designing your basement guest suite, it is important to identify how you want to feel in the finished space.

Airbnb will allow for the most creativity in design and décor details. Since you will want to stand out in the crowd of options, putting a personal stamp on the space and featuring some of the latest trends can actually work in your favor. Some owners opt for a whimsical, theme-oriented direction. Darker colors, stained wood features, plush carpet and dimmable lighting can help to create a moody, cave-like den, perfect for those seeking a cozy getaway. If you seek to inspire creativity or create a space for a traveling executive, consider an industrial design approach featuring exposed ceilings, concrete floors and lots of light. To appeal to the masses, use your city as inspiration and decorate with local memorabilia such as maps, restaurant menus and an artsy display of your city’s tourism highlights.

When planning an ADU in your basement, remember that the building will eventually be sold as a cohesive structure. Look for existing architectural details that can be carried into the basement to create an integrated and period appropriate addition to your home. When choosing color schemes, millwork profiles, lighting and plumbing fixtures, take cues from the period your home was built. Is it a mid-century daylight basement or do you have a classic craftsman or bungalow basement? Ensure your renovation will meet ADU code requirements and fit the style of your home by engaging a design professional to help you create thoroughly planned design and specification package.

Whether you choose the flexibility of Airbnb quarters or an integrated ADU rental, with careful preparation each approach can result in a guest suite that will provide lasting value to your home.

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Nov 6

Kitchen Makeover: Ready, Set, Launch!

Contracts are signed, designs are complete, and now it is time to for our Kitchen Makeover winners to get real about the fact that there is about to be a big hole where their kitchen used to be!

Before each construction project begins, Arciform Project Manager Scott Mumma (pictured, center right) likes to sit down with the designer, client services manager and the client to address some of their frequently asked questions about the remodeling process and how it will impact their daily lives.

For Makeover winners Darrick and Monica, the first question was about how they would handle their own daily routine with a hole where there kitchen used to be.

To address that, Scott recommends that the fridge, microwave and pantry essentials be moved to a nearby location out of the path of the construction team. Derek and Monica have elected to use a portion of their living room as their temporary kitchen. The team puts down floor coverings throughout the temporary kitchen area (and along every path from the entrance to the construction area) to protect the home from dust and damage during the renovation process.

Scott then introduces them to the Job Box, which includes a set of documents that will be used to track the progress of the job from beginning to end.

The job box includes reminders about lead safety techniques, checklists to ensure all necessary items have been completed at each critical stage of the project and a copy of the contract for reference by the client and the construction team as questions come up throughout the construction process.

One cool feature: The job box also contains weekly progress reports that give both managers and carpenters the opportunity to document issues, discoveries and concerns that may need to be addressed before the next week’s work begins.

Next Scott works with the client to determine how all waste material and chemicals will be handled during the demolition and construction phase.

Locations are identified for where trash and recycling materials will be stored and picked up (check out the orange dumpster in front of their entry stairs) and where paint equipment and other materials can be safely rinsed and cleaned at the end of the work day. Arciform routinely re-captures as much of the waste stream as possible, with each week’s debris sorted into re-useable, recyclable, compostable and burnable subcategories and returned to the Arciform shop for appropriate storage or disposal.

The last step is to identify what elements of the demolition will be the client’s responsibility before construction begins.

In this case, our contest winners have taken on the removal of the existing chimney stack and the demolition of the drywall from the wall that is being removed. You can see the results of that demo above.

Already, the whole space feels lighter and brighter!

From there, the project is off and running- literally. The whole team is looking forward to getting a great workout running up and down those entry stairs during the project.

Next Up: Surprise! Expecting the Unexpected During Construction

Explore More with these Previous Kitchen Makeover Posts:

Contract Revisions: The Devil in the Details

Design Phase

Meet the Makeover Winners

Announcing the Winner

Makeover Contest Finalists

Explore the Arciform Photo Galleries | All About Arciform | Schedule a Design Consultation

Thanks again to our Small Kitchen Makeover Contest Partners:

Oct 7

Kitchen Makeover Update: The Devil in the Details

In every successful renovation project, the day comes when all the plans, goals, dreams and priorities have to be tied to some hard costs. That’s when the wish list gets vetted to see what’s practical, what’s affordable, and what needs to be deferred to a future project.

Whatever the scale of a renovation, this final balance between what would be ideal and what the budget will bear can be an instructive but challenging stage in the life cycle of a project.

For our Kitchen Makeover Contest winners, the budget for many of the items on their wish list was outlined by our contest collaborators… from the sink and plumbing fixtures provided by George Morlan to the cabinets provided by Versatile Wood Products to the tile provided by Oregon Tile and Marble.

Other necessary aspects of the project were not included in the original contest contributions, and important decisions had to be made about how to best meet the client’s needs in those areas at a cost that will work for them.

Thanks to generous additional contributions from some new contest collaborators (like Advanced Heating and Cooling, Mastertek Electric, Power Plumbing, Eclipse Drywall and Building Specialites) and the contribution of some elbow grease by our makeover winners themselves, the end result is a beautiful and practical renovation plan that begins construction today!

Here’s how we got there:

The Dining Room/Kitchen Transition

The Dream: To open up the north wall of the kitchen to the dining room, removing an obsolete chimney and adding some counter/eating space in the pass through area. Open shelving would be added along the wall to increase storage. A sleek low profile range hood would be added to maximize the new open feeling between the kitchen and dining room.

The Challenges: The cost of demolition can be expensive (especially for the chimney), and the changes to the gas supply lines and venting ducts for the new range hood would require modifications to the HVAC system. The original contest parameters did not include an HVAC partner, a drywall partner or a new range hood.

The Revision: Thanks to a generous contribution from Advanced Heating and Cooling and Eclipse Drywall, we were able to pull the cost of the HVAC modifications and the wall removal down significantly. The client has offered to take on the demolition of the north side of the dining room wall and the deconstruction of the chimney as a DIY project, reserving the more technical aspects of the wall modification for our experienced carpenters.

The Result: The client’s most important goal (to open the kitchen up the the gorgeous views of downtown and the river) has been conserved thanks to contributions from the client, their community and our project partners.

The Cabinets

The Dream: To maximize storage potential in a small amount of square footage by replacing the existing cabinets with new cabinets that have a vintage look but increased storage and functionality.

The Challenge: The combined costs to remove and install complete new upper and lower cabinets will blow the budget available for that line item.

The Revisions: If we keep and refurbish the existing lower cabinets and match them with new full inset upper cabinets that will reuse the existing hardware, we can dramatically lower the cost of the cabinet portion of the project, freeing up budget for other areas. Other small cabinet elements (like a planned spice cabinet for the east-facing wall) can be deferred to a future project stage if needed after the client has had an opportunity to settle in to the new space.

The Result: The client will get improved storage and functionality in their upper cabinets while reserving some of the charming elements of their existing kitchen with improved function at a more practical cost.

The Pantry

The Dream: An expanded pantry area with built in storage and recycling options, a new slimmer fridge and an integrated nook for the microwave to make the most of a tight space.

The Challenge: Adding a microwave nook would require the re-routing of pre-existing plumbing lines that were tucked in the walls behind the pantry area. This is a common issue that can drive up the cost of renovation in older homes: uncovering what is lurking behind the walls can make what seems like a simple design solution surprisingly complex to execute.

The Revision: The microwave will stay housed on existing shelving units, which will receive a fresh coat of paint. The client will reserve the addition of new recycling station furniture for a future phase of the project.

The Result: A slimmer fridge and coordinating microwave from Standard TV and Appliance will add space to the pantry and a flexible temporary shelving solution will buy the client time to plan for a second phase of updates to the pantry storage area at a later date.

With a firm focus on the client’s most important priorities, increased generosity from new and existing contest partners and some sharp pencils from our design, construction and estimating teams, we are thrilled to have arrived at a kitchen makeover plan that will work well for everyone.

What’s Next: Construction Begins!

Later this week we’ll take a look at the job site as it launches and discuss some common questions that come up during kitchen renovations, like: Where will my existing appliances go? How will you keep the construction mess to a minimum? How will I know who to expect in my home each day?

We look forward to continuing this journey with you and we want to thank our contest winners Monica and Derek for opening their home to this big adventure!

Explore More with these Previous Kitchen Makeover Posts:

Design Phase

Meet the Makeover Winners

Announcing the Winner

Makeover Contest Finalists

Explore the Arciform Photo Galleries | All About Arciform | Schedule a Design Consultation

Thanks again to our Small Kitchen Makeover Contest Partners: