Ravenna House Update

This project added a full second story to an existing one-story house with basement, in the Ravenna neighborhood in Seattle. Some features: a new covered entry, updated kitchen, 3 new bedrooms and 2 baths upstairs, a roof deck over the garage, a large lift-and-slide door to the backyard, and a modernized exterior with rain-screen siding. All of the west-facing windows have automated exterior shades, to reduce unwanted heat gain in the late afternoon. A big feature inside is the white-oak vertical screen at the stairwell.








It’s a very difficult house to get exterior photos of, given its shallow front yard. I’m in the process of getting it professionally photographed, but in the meantime I’ll include a few more shots.

By |2018-10-25T09:55:20+00:00October 25, 2018|Architectural Design, Uncategorized|Comments Off on Ravenna House Update

Remodeling on a Budget

This is an update of a post I did some years ago, mostly to update numbers – due to inflation, and because of how hot the remodeling and construction market has become, costs have risen significantly since my initial post.

Budgeting is an important concern on any project. By starting out with reasonable goals, understanding what you want from the project, keeping some important ideas in mind, and developing realistic cost estimates from the start (and revisiting these as the design progresses), you should be OK.


First of all, think through your reasons for taking on the project. Are you adding needed square footage? Increasing functionality? Making aesthetic improvements? Wanting to add value to home? Understanding your own goals can help make decisions about budgeting easier.


Determine Scope

What is the smallest or less involved project that will achieve your goals?  Ask yourself what project will have the most value to you – i.e. give you what you want in the most cost-effective manner. Is it a minor remodel (mostly cosmetic improvements)? Is it a major remodel (involving opening up floor plan, new kitchen, etc.)? Is it an addition, perhaps as part of a remodel? Or is it a total tear-down (or I should say, deconstruction) and new building?


Determine Budget

Think through what your budget is, and remember to consider not just Construction Cost but Project Cost. The Project Cost includes professional fees (architect, consultants etc.), permit fees, bank fees, insurance, in addition to the cost of construction.

Be realistic – account for reasonable costs to estimate your budget. I once had a potential client who came to me wanting to do a full second story addition for $40K – and wanted to have it completed (designed, permitted & built) in 4 months!

Some homeowners try to hide (low-ball) their true budget from a contractor, thinking this strategy will lead to a lower cost estimate. I believe it’s better to be up front from the start about what the actual budget is, and then develop a team that works together to respect (and meet) that budget.

It’s always wise to include a contingency in your budget (5-10%). This is especially true in a remodel, where you often don’t discover issues until the existing walls are opened up. A contingency has the benefit of making you feel more at ease entering into a project, and can allow you to splurge on some things further into the project.

Rarely does a client’s initial budget equal the initial construction cost estimate. And guess what? – usually the former is lower than the latter. On most projects there is some juggling of the elements of the project – the budget, scope, or schedule. For example, often the clients have to raise their budget to achieve their goals and program, or if their budget is set in stone, the scope has to be reduced.


Ballpark S.F. Costs

To estimate construction cost early on in a project, the easiest way is to apply typical square foot costs. Numbers I often use are:

  • New construction = $300-350/s.f.;
  • Major remodel = $250-300+/s.f;
  • Minor remodel = $150-200/s.f.

Remember that the smaller a house is the more these numbers will tend to rise – economy of scale. On an addition project, remember to account not just for the new construction, but also the cost of work to the existing parts of the project. For example, in a full second story addition, don’t assume the construction cost only includes the area of the addition, times the new construction factor. There will be significant costs to the existing portions of the house too, where the structure to support the new second story needs to come through to reach the foundation, to connect new to existing plumbing, electrical, mechanical systems etc, in addition to elements such as stairs to reach the new second floor.


Strategies to Control Costs

  • Think small – the best way to control budget is by reducing the size and scope of your project. Often rooms can be combined to serve more than one function – an office can act as a spare bedroom when needed, or the laundry can be located in a mudroom or powder room. Is a separate living room really needed?
  • If you’re planning a teardown and new house, consider a remodel of the existing structure. This is not always a cheaper option – it depends on the project.
  • Keep the floor plan simple. Keep the design simple. Use straightforward vs. complicated elements and details – there can be beauty in the simple expression of natural materials that don’t need elaborate trimwork to “spruce it up”.
  • Prioritize your program and concentrate on highest value goals. Save the splurging for the parts of the project that will have the most impact, or mean the most to you. This might be in the areas guests will see, the areas you’ll spend the most time in, or it may be in the master bath – every project, and every client is different.
  • Phase work within a master plan – sometimes it makes sense to break the project up into pieces, and implement them over time as budget allows.


Other Strategies to Control Costs

  • An open plan makes a house feel larger.
  • Limit moving of structural components.
  • Limit mechanical/plumbing/electrical work.
  • Limit extent of house affected.
  • Be creative with materials and finishes – sometimes the imaginative use of off-the-shelf materials can have more of an impact than expensive “fancy” materials and finishes.
  • Let components of the architecture do “double-duty” – for example an exposed (perhaps colored?) concrete slab in the basement acts as both the structure and the finish floor.
  • Do some of the work yourself. Some clients act as their own General Contractor (G.C.), which can save contractor overhead and profit costs, and sales tax on the project. There are risks associated with this approach, so be careful.
  • Research and source building materials and finishes yourself.
  • On some projects the owners can stay in the house during construction, and save rental costs during the course of the project. There may be higher construction costs associated with this approach, however (for example the cost of taking more care every day to protect the inhabited portion from construction dust etc.), that may partially offset the savings.



If you don’t have one already, shop around for contractors – interview 2 or 3 to get a range of cost estimates. And don’t always opt for the lowest bidder!

Select a contractor early in the design process, and get their input about constructability, schedule and construction cost as the design progresses.

Understand the timeline needed to design and permit a project. In Seattle it can take at least 6 months to get a project permitted, so remember to factor this into your plans.

Do multiple cost estimates as the design is refined.

Keep long term costs in mind – for example, upgrading to a more efficient heating system can be a big up-front cost, but will pay for itself over time in reduced energy costs.


Consider adding an ADU (Accessory Dwelling Unit), or Backyard Cottage. This can be rented out, and provide income to offset its construction cost.

If you have a too-short, substandard basement, consider raising the house a couple of feet to turn it into a fully functional new space.

Consider recycling an old house! A client several years ago bought a house for $1.00 from a builder who was going to have it demolished. We deconstructed the existing dilapidated house on his lot, and had the house he’d bought moved to the site and installed on a new foundation/basement: http://www.seattlepi.com/default/article/Imagine-paying-just-1-for-a-home-plus-moving-1242517.php

And lastly, I recommend not making decisions based on some theoretical future home buyer. Unless you’ll be selling your house within a year or two, it’s better to make decisions based on your own goals and preferences.

By |2018-08-28T09:34:44+00:00August 28, 2018|Architectural Design, Uncategorized|Comments Off on Remodeling on a Budget

A New Project in Magnolia

In this almost completed project a rear-yard extension adds 450 s.f. to an existing 1550 s.f. house. On the main floor the addition contains a dining room and a deck. On the lower floor a new master suite is added. A large part of the existing house is remodeled as well, including a full kitchen update.

The remodel gives them much more space, a bigger and more efficient kitchen, more open space and natural light throughout, and a spacious new deck to enjoy their territorial view!


By |2018-08-19T16:07:57+00:00August 19, 2018|Architectural Design, Uncategorized|Comments Off on A New Project in Magnolia

Phinney Ridge Backyard Cottage / Carriage House

This project, in the Phinney Ridge neighborhood of Seattle, added a backyard office / guest room above an existing garage and workshop. The owners wanted their new cottage to match the style of the existing house.

There were several challenges. The garage was nonconforming on the rear and side, i.e. the existing structure was too close to the property lines. The new second story had to conform to the setback requirements, so on both the side and back it had to be offset from the garage walls below. The design balances this asymmetry by means of a “false front” on the north side of the garage, through which the stairs to the new upstairs DADU are accessed.



The existing garage had some structural issues, and had to be reinforced to support its new upper story.

The site was small, and the buildable area limited – for this reason the backyard cottage had to be very compact. And because it was limited by code to 800 s.f., including the existing garage and new exterior stairs, there wasn’t much space to work with. In the end the design met the owners’ goals, and is functioning well as a home office (and occasional guest bedroom). Incidentally the limited size also helped keep the project within a tight budget. The total square footage is 658 s.f. (378 s.f. garage, 280 s.f. upper unit).

By the way “Carriage House” originally meant a small outbuilding to house horse-drawn carriages. Today it generally means an accessory structure which contains a garage below, and a living unit above.








garage plan







upper plan






front elevation







side elevation








The City of Seattle is considering changes to the Land Use Code to facilitate the construction of accessory dwelling units (ADUs) in single-family zones: http://www.seattle.gov/council/adu-eis

By |2017-12-07T16:40:07+00:00December 7, 2017|Architectural Design, Backyard Cottages|Comments Off on Phinney Ridge Backyard Cottage / Carriage House

Yet Another Magnolia Project!

This was an economical remodel of a split-level mid-century modern house, mostly affecting the kitchen and bathrooms. The kitchen was opened up to the living/dining area, and was completely reconfigured to improve its efficiency and flow, and to increase the amount of storage space. It was enlarged, into what had been an awkward, too-big breakfast nook, to become a more comfortable-feeling single room. An island was added, a peninsula at the new opening to the dining room, and a skylight to add more natural light over the working areas.

The bathrooms were generally updated to open them up, increase the amount of natural light, and improve the feel of the spaces.

There was some landscaping done on the outside, and a new entry path to the front door.

By |2017-07-24T18:57:59+00:00July 24, 2017|Architectural Design|Comments Off on Yet Another Magnolia Project!

Jim Burton Architects featured again on Houzz!!

Kitchen ideas, bathroom ideas, and more ∨

From designer seating and office desks to message boards and credenza, create your dream home office.
Browse inspiring bedroom design, then outfit your own bed frame, convertible sleeper sofas ordaybed with designer bed linens and a decorative pillow and throws.

By |2013-11-11T07:45:57+00:00November 11, 2013|Architectural Design|Comments Off on Jim Burton Architects featured again on Houzz!!

Jim Burton Architects featured on Houzz!!

Architects, interior designers, and more ∨

Whether granite countertops, a custom kitchen island, or built-in wine storage are new kitchen musts, discover thousands of kitchen designs to help make your dream come true.
For small bathroom ideas, browse photos of space-saving bathroom vanities and clever hidden recessed medicine cabinets.

By |2013-09-27T07:03:24+00:00September 27, 2013|Architectural Design|1 Comment

Small Lot Legislation

Last fall the Seattle City Council put a moratorium on the creation of small lots in single-family neighborhoods. Now they’re revisiting the issue, to develop permanent legislation regulating houses on small lots. In their words the City “supports infill development in single family neighborhoods, including on legally established undersized lots. However, these lots should be clearly and legally delineated, and neighbors should be aware of the potential for new houses to be built. In addition, new houses on undersized lots should be modest enough to be proportional to the size of the lot”.

The DPD (Department of Planning and Development) offered preliminary recommendations, which the Council is reviewing: http://buildingconnections.seattle.gov/2013/03/20/preliminary-recommendations-for-developing-small-single-family-lots/

The local CORA group (Congress Of Residential Architects) developed our own response to this pending legislation. An important part of this proposes to replace the Mid Block, as the small lot development area of choice, with Corner Lots. If the City allows outright for corner lots to contain two houses, it would at the same time provide the additional development potential Seattle needs, in a way that actually IMPROVES those neighborhoods. As noted in the Walkable Livable Communities presentation I developed with some NW Ecobuilding colleagues, double houses on corner lots take those qualities we love about single-family neighborhoods – i.e. the opportunity for social engagement with neighbors (while doing yard work, taking a stroll, sitting on the front porch watching passersby, kids playing on the sidewalk, even just getting in and out of your car), the benefit of eyes on the street/added security, the architectural/aesthetic benefit of front facade/front porch facing the street, etc. – and extends these qualities to the side streets. The before and after sketches below illustrate this:

re-zoned corner lot

David Neiman, who’s led CORA’s efforts to critique the City’s proposal, argued our case on KUOW’s The Conversation (he calls in around 20:00).

By |2013-04-07T22:29:43+00:00April 7, 2013|Architectural Design, Green Design, Land Use, Urban Design|Comments Off on Small Lot Legislation

Social Media

Early last year I decided I couldn’t hold off any longer getting on the Social Media train. My Queen Anne House had been the AIA/Northwest Home Magazine Home of the Month the previous November, and I was about to give up hope of ever getting any work out of it. Which seemed strange at the time, since in the past it was published projects and recognition such as this which was the source of most of my work. It finally dawned on me that the old-school style of marketing I’d always counted on just wasn’t working anymore.

So, about this time last year I contacted Rory Martin, whom I’d worked with before in re-designing my website, to bring me up to speed with social networking. He developed a multi-step plan, involving setting up a Facebook page for my company, setting up a blog, optimizing my LinkedIn profile, and doing some search engine optimization. In addition, I created a profile for my business on the Houzz website (http://www.houzz.com/pro/jim-burton/jim-burton-architects).

For a few months I didn’t notice any improvement, although Rory showed me the analytics of how many people were seeing my website etc. Finally though, starting about four or five months after I’d started working with him (which was as long as he told me it would take) I started to see some real results. I began getting potential clients calling again. And interestingly, it seemed like I got actual jobs from these more often than in the past. In other words, I think some of this social media gives potential clients a deeper, more genuine sense of who I am, what I do and how I work, than an article in a design mag ever could. I also found that when someone did contact me after, for example, seeing my blog, I was the only architect they were talking to, whereas more often than not in the past I would be one of several architects that potential clients were interviewing.

And I’m getting some new recognition, which is really surprising me. I’ve been told by LinkedIn that I had one of the top 5% most viewed LinkedIn profiles in 2012. I was featured in a Houzz Ideabook (online article) about how design in Seattle responds to the environment (http://www.houzz.com/ideabooks/4184745/list/City-View–Seattle-Design-Reveals-Natural-Wonders). And Jim Burton Architects was chosen as a Houzz Best of 2013 winner, in the Customer Satisfaction category!

By |2013-02-18T23:25:01+00:00February 18, 2013|Architectural Design, Uncategorized|Comments Off on Social Media

Passive Solar

Passive House, or passivhaus, is sometimes confused with passive solar, and although the latter is an important component in Passive House design, the terms are not interchangeable.

Passive solar refers to the strategy of using the building itself – the windows, walls, floors –  without added equipment, to collect, store, and distribute solar energy as heat. A part of passive solar design is also the control of unwanted solar energy in the summer, through the use of overhangs etc. The idea of passive solar contrasts with active solar, which uses equipment (e.g. photo-voltaic panels, or solar hot water collectors) to do the same.

Passive solar requires thoughtful consideration of the local climate, solar access, building siting and orientation, landscaping etc.

There are several types of Passive Solar. The first, and most basic, is Direct Gain, where the interior space is heated directly through south-facing windows (of course this assumes the building is located in the northern hemisphere).








In Indirect Gain, a thermal mass, for example a “trombe wall”, is located between the south-facing windows and the space to be heated. The advantage in this method is that the transfer of heat to the interior is delayed, so a thermal mass heated during the day may release its heat to the interior at night.








The third type is Isolated Gain, using a separate Sunspace, or Greenhouse, to borrow heat from as needed.

Some Passive Solar Fundamentals:

  • Orientation – if possible, orient the long axis of the building in the east-west direction, to maximize southern exposure. Ideally there will be unobstructed access to the sun during most of the day, and the principle use spaces of the building will be located on the south side, with service spaces (e.g. example bathrooms, mechanical, storage) on the north side.
  • Windows (free solar heat generators) – in general, optimize the amount of windows on the south side of the building, and minimize the amount of windows on the other three sides.
  • Control – use the architecture itself (eaves, awnings, exterior shades, sliding screens etc.), to block summer sun, but allow winter sun to penetrate interior. The latitude determines the ratio of depth of overhang to height of glazing. You can also use the landscaping for control. Deciduous trees on south side can block unwanted summer sun, but allow the winter sun to pass through. Evergreen trees on the east and west sides can block unwanted solar gain.
  • Thermal mass – Thermal mass refers to a material that can absorb the solar heat that enters a building – it can be an exposed concrete floor, ceramic tile, even gypsum wallboard.
  • Distribution – Thermal mass distributes the heat by radiation; In indirect or isolated passive solar, distribution can be by radiation, convection, or assisted by mechanical means.

Some Passive Solar Challenges:

  • Passive solar design guidelines often assume a large, flat, unobstructed site with no trees. In urban areas, lots oriented east-west typically have (sometimes tall) neighbors tight to the south, while lots oriented north-south will have a short face on the south side, neither of which is ideal. Sites on north facing slopes are not ideal – sometimes the site itself can block the sun (esp. when the sun is low in winter, when you need the solar gain the most). Conversely, sites on south facing slopes are preferred.
  • Seattle homes are sometimes designed as “View Machines”, and often that view is to the west – maximizing windows for view can be at odds with passive solar ideals.
  • Shading or screening of south-facing windows, to minimize summer heat-gain, can make rooms darker in our already gray winter months.
  • Remodels – passive solar design guides often assume you’re building a new house from the ground up, and so have more opportunity for optimal siting, orientation etc. A remodel or addition project has more constraints, e.g. existing architecture to relate to, structural issues that may make large areas of glazing difficult, etc.

That being said, an existing house can be remodeled to incorporate passive solar strategies, e.g. adding more windows on the south side, adding awnings over south facing windows, or adding thermal mass on the interior.

Without going into detail, I’ll list a few innovative ideas relating to passive solar design:

  • Annualized geo-solar – this refers to capturing warm season solar heat and storing it for several months, until it’s needed in the cold season. A variation on the Thermal Flywheel idea;
  • Phase change materials – usually eutectic salts, materials that store solar energy as latent heat. The sun heats and melts the material during the day – at night the material reverts to a solid state, and the stored heat is released. Phase change materials can be incredibly efficient in storing heat – as much as 80 times as effective as water;
  • Living Walls, depending on the plant type, can allow winter sun through, but will block the sun when it’s filled out in the warmer months;
  • Planning for future active solar – I like to think of this as another passive solar fundamental. Configure the roof to maximize solar orientation and access for potential future PV and solar hot water systems. In projects not installing a solar system, pre-pipe for future installation.

The heat-gain benefits of passive solar design should always be complemented by strategies to minimize heat-loss, such as adding insulation (beyond code), using high-performance windows, making the building super air-tight, using an HRV, using high-efficiency lighting, plumbing fixtures, appliances and systems, etc. This meshes with the goals of Passive House (you knew I was going to circle back to that, didn’t you?) – to equalize, as much as possible, the heat loss through the envelope of the building, with the heat gains, both external (solar) and internal (peoples bodies, appliances, lighting, etc.).

Queen Anne Bathroom Remodel

In my last post I showed two recent projects – one a medium size addition, and the other a new backyard cottage. Here I’ll focus on a very small project, a bathroom remodel in the Queen Anne neighborhood.

The existing bathroom was functional, but just barely so. The built-in tub was tucked into a niche,  under a vaulted ceiling that required the homeowners to crouch down to take a shower. The toilet was located behind a too-big vanity, which protruded into the doorway (the door actually had to open out into the hallway). The goal in the project was to improve the configuration and functionality, introduce some more refined finishes, and do so in a cost-effective fashion.


The door opening was moved away from the sink, and the door was re-used as a custom (i.e. substantial) pocket door. The toilet was moved into the vaulted space, because its function allowed it to work well with the lower ceiling there. The tub was moved around the corner, to give it more headroom and bring it more natural light. The new clawfoot tub allows the tile floor to run underneath, and makes the room feel more spacious. Its ring curtain allows the window to be open to the room, but provide privacy when in use. The pedestal sink is set away from the door, and allows easier access into the room. A pedestal was chosen to, again, let the tile floor run underneath and keep the room feeling bigger.

There’s an interesting mix of traditional (the clawfoot tub) and modern (the pedestal sink and toilet) fixtures, which are tied together by similar colors and hardware, and complement each other nicely.

A painted beadboard wainscot wraps the room and connects everything together. Its cap aligns with the window sill, and extends out at the sink wall to provide shallow shelf space, for toiletries, display items etc. A new mirrored medicine cabinet adds more storage, and is worked into the design of the sink and shelf.




We also took the opportunity, once the walls were opened up, to add insulation, do some air-sealing, upgrade the existing plumbing and electrical, and make some structural improvements.

By |2012-12-14T10:26:09+00:00December 14, 2012|Architectural Design|2 Comments

Recent Projects Update

I’d like to take this opportunity to show a couple of recently completed projects. The first is a Backyard Cottage, my second completed since Seattle’s Backyard Cottage Ordinance was approved 3 years ago (I have two more in the planning stage). The second project is a modern addition to an old Tudor style house.


Green Lake Backyard Cottage

This project is a new  Detached Accessory Dwelling Unit (DADU) in the backyard of a house in the Green Lake neighborhood of Seattle. Driven by the program, this cottage had to completely max out the allowable square footage (800 s.f.), and the maximum roof heights (16′ on the low side, 20′ on the high side). Spatially, the building was shoe-horned into the allowable building envelope, and just barely allowed comfortable ceiling height at the top of the stairs. In the end, what was created was an efficient but comfortable open living space, with gracious bedrooms and baths.

The cottage includes 2 bedrooms, 2 baths, a kitchen and family/dining room. It can be re-configured as needed to provide a separate one-bedroom rental for a tenant, and an extra bedroom for the main residence. The project had a modest budget, but because of the small size allowed the owners to splurge on the bathroom and kitchen finishes, and exterior elements such as the galvanized steel canopies.

The siding is a mix of cedar, and cement-board siding, installed in a rain-screen fashion over rigid exterior insulation, which acts as a thermal break. The outdoor court is technically a parking spot (accessed from the alley), but is not used as such for the current tenant. A mechanized sliding gate can close off the court from the alley.















The main floor bedroom includes a space-saving Murphy bed, with a fold-down table to make the space even more versatile.





Ravenna Addition

This project was a rear yard addition to an existing 1920’s era house in the Ravenna neighborhood. The addition included a master suite downstairs, and a family room off the existing kitchen and dining areas upstairs. The existing kitchen was remodeled too. A roof terrace was added off the family room. The work to the existing portions of the house was kept to a minimum to help stay within a limited budget.


The homeowners wanted their addition to be in the modern style, but did not want to change the appearance of the house from the street. On the interior too there is a striking change in style between the old and new portions, delineated by the new beam separating the two.


A frosted glass railing helps diffuse the light, both natural (during the day) and artificial (at night – a pendant light is centered in the stair well behind), throughout the space.


The stair wall consists  of a cabinet that provides dense storage on all sides – at the main floor, on the stairwell side, and at the bedroom below.















The basement floor is a heated concrete slab. A sliding barn door shuts off the bedroom from the stairway.


It’s been a few weeks since my last post, due to a combination of a flurry of new work, and some technical glitches I’ve had to work through. I apologize – it won’t happen again!

By |2012-11-19T11:41:45+00:00November 19, 2012|Architectural Design, Green Design|Comments Off on Recent Projects Update

The Architectural Design Process

If you’re considering doing a design project, either a new house, or a remodel or addition to your existing house, I’d like to try to describe the architectural design process for you. I’ll present it in a linear, orderly fashion, but keep in mind that not all projects are simple – often the project becomes more clearly understood as it develops, and/or the owner decides to proceed in a different direction, so previous phases may be revisited to some extent.

A typical residential design project consists of five discrete phases. These are: Pre-design, Schematic Design, Design Development, Contract Documents, and Construction Administration. Depending on the scope of the project, the desires of the owner(s), and how quickly decisions are made, some of these phases may be abbreviated, or extra lengthy, or not required at all.


Pre-design involves any work required which occurs before design begins. Typically it includes discussion with the clients about their goals for the project, including their functional requirements, aesthetic preferences, etc., as well as budget, schedule, and quality goals. For a remodel or addition, measurements are taken of the existing house, and ‘as-built’ drawings are created from these (if you have existing drawings these can save time and expense). These as-built drawings form the base for subsequent design work. Other pre-design work may involve photo documentation of the existing structure and site, code research, review of neighborhood covenants etc.

Schematic Design

In this phase the information collected in the pre-design phase is used to generate design ideas. This work starts very conceptually, taking the site configuration into account (including potential passive solar strategies), orientation, exploring adjacencies, circulation, etc. As schematic design progresses, the design begins to gel. Several options are studied, reviewed, and then one is chosen to develop further. 3D studies are done, to visualize the different options. At the end of this phase a definite design direction has evolved, and the scope of work is fairly well established.

Design Development

In this phase the preferred Schematic Design scheme is – you guessed it – developed. Often the scale of design drawings jumps from 1/8” to 1/4” per foot. The design becomes more detailed, and systems (e.g. structural and mechanical) are reviewed and incorporated. An Outline Specification is developed to accompany the drawings, and includes written information (i.e. flooring materials, door hardware, appliances etc.) that cannot be contained in the drawings.

Construction Documents

In this phase the drawings required for Permit and Construction are created. Usually by the end of Design Development there is not much work required for Permit submittal. The drawings are refined, dimensions are added, special conditions are detailed. The Specifications are finalized, and become part of the Construction Documents.

Construction Administration

In this phase the design becomes reality. The architect’s work here involves assuring that the design intent is being met in the construction. There may be weekly site meetings with the owner and contractor, and clarifications and details may be requested from the contractor for items not included in the drawings.

There can be additional phases – for example Feasibility Study (if someone wants to determine if a project they’re considering is even possible, or if a house they’re considering buying would lend itself to a remodel they’re envisioning), Post-Construction Services, etc., but the ones laid out above are typical to most projects.

How a Contractor is selected varies from project to project – sometimes the owner brings a contractor to the project, sometimes one is selected in the course of the design, and sometimes one is selected through a bidding process. I often recommend a contractor to owners, based on the type of project, and what the owners are looking for.

In a future post I’ll talk about How to Work with an Architect, with tips on how to ensure your project is a successful one.

By |2012-08-21T14:29:57+00:00August 21, 2012|Architectural Design|1 Comment

Simple Modern Upgrades

With a few simple improvements, a drab old house can become beautiful. Often clients come to me looking to upgrade an older home, not just aesthetically, but also functionally and structurally. I won’t get into the structural aspects here, and functional improvements usually involve turning a compartmentalized, inefficient floor plan into an open, well flowing layout through the opening up of walls, improving relationships between spaces etc. Or adding on to an existing house to gain square footage, and at the same time making improvements to the existing spaces.

Aesthetic upgrades are the subject of this post. These can range from a major second story addition, which completely changes the look of the house both inside and out, to a very simple and cost-effective “facelift”. Following are some examples, which show before and after photos, and describe the scope.

This project took a boring flat roof box and dramatically updated it. The only addition was a 70 s.f. penthouse, to access the new roof deck. The interior was completely reconfigured, and the exterior was re-designed to draw attention to the new solar array on top. The siding was installed in a rainscreen fashion:

This shows the rear of the same house – as in front, the remodel simplified the structure, and opened up the house to the view:

This very small remodel was strictly an exterior facelift. The owners felt the front façade lacked character, and wanted to cue visitors how to find the side entry. Through the addition of some corner windows, and wrapping the wood siding down and around to the front door, the design successfully improves the entry sequence, in a very cost-effective manner:

This project was a design/build spec project, a case study in green remodeling:

Yet another second story addition, this project minimized the work to the existing portions of the house, to stay within a limited budget:

This late 70’s house, which was comprised of several shed roof volumes competing for attention, was simplified by eliminating all but the main shed. The other elements were reconfigured to become either exterior terraces, or “flat” roofs, and three new siding materials (cedar, cement-board and metal) were introduced to differentiate the parts:

This is a second story addition that, while taking some cues from the existing house (e.g. the stone facing), is a strong modern departure from the original traditional structure:

By |2012-06-12T11:32:12+00:00June 12, 2012|Architectural Design, Green Design|Comments Off on Simple Modern Upgrades
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