Posts tagged ‘portland renovation’

Apr 13

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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Jun 10

Historic Curb Appeal: Maintaining Your Craftsman

A craftsman bungalow is many a homeowner’s dream.Their deep eaves, broad front porches, simple lines and cozy, lantern-like interior spaces create a casual living environment well suited to NW living.

What details should you pay attention to when your bungalow needs a bit of love and care?

Here are 5 important considerations for restoring the exterior of your bungalow:

1. Respect your Rafter Tails. If you are lucky, your craftsman comes complete with decoratively detailed rafter tails (the ends of the beams that hold your roof up). These showcase a core craftman virtue: architectural elements that are both functional and beautiful.

When the time comes to repair or replace your roof or update your gutter system, be sure to take care to protect your rafter tails from being shorn off in the process. Once sawn off they cannot be easily replaced it is wise to work with a company that will identify roofing and gutter solutions that will protect your home’s original tails and architectural beams.

2. Protect your Stained Glass with Storms. Craftsman homes are designed with long low horizontal surfaces, double hung windows and dark woods which create a lantern-like glow on the interior. You may be tempted to lighten up the home by adding additional picture or clerestory windows but resist the urge.

The cozy glow is part of the point.

The lower light of a craftsman also serves to highlight the beautiful stained glass windows that are frequently a key decorative feature. Protect your stained glass (and your other original windows) by installing historically accurate wooden storm windows.

3. Make an Entrance. One of the simplest ways to update the curb appeal of your bungalow is by creating a dramatic front entrance. Because Craftsman front doors typically open directly into the main living space, a beautiful entry door will have the benefit of adding curb appeal and adding to the charm of your home’s interior. Typical Craftsman front doors feature little wooden blocks called dentals that project out from the door in a horizontal pattern and sidelights that often feature etched or stained glass.

4. Get Creative with Column Designs. One place where you have some aesthetic leeway on a Craftsman is in the design of your porch columns and railings. Though it is most common to see square, strongly horizontal shapes and patterns in a craftsman porch you and your designer should feel free to play with proportions and details to find something you like.

Just be sure to avoid unnecessary ornamentation. In a craftsman, the design of the architectural elements themselves should hold the aesthetic appeal rather than filigrees, additions, or architecturally unnecessary ornamentation.

5. Go Bigger… In the Basement.The long, low horizontal lines of a Craftsman can offer few vertical surfaces to connect to a ground floor addition. Dormer additions are often impeded by the relatively shallow pitch of the bungalow roof.

So if extra space is needed to accommodate a growing family, explore the potential of a basement addition. By the time the Arts and Crafts style became popular, the basement and foundation technology was vastly improved over the Victorian era, giving you more space, (usually) a more watertight footprint and some flexibility to carve out finished space in your basement.

The most important basement considerations?

Do you have the ceiling height for officially permitted finished spaces? And do you have an appropriately located window or door that will work for fire safety egress?

Your Arciform designer can help you identify the renovation potential of your bungalow basement. With some smart design solutions, it can be a great way to add guest space and play space without marring the exterior design of your home.

Want more good ideas for making your classic home the envy of the neighborhood?

Join us July 16th for a Historic Home How To Workshop at Old Portland and Architectural. Get the details and RSVP here.

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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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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

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Thanks again to our Small Kitchen Makeover Contest Partners: