BEFORE: Enter into the Street-Downey home. The bi-fold doors leading into the living room will be removed for a more open and welcoming feel.

BEFORE: The unfinished closet to the left will become much needed kitchen space.

Into the 1968 kitchen!

BEFORE: The homeowners are a couple who love to cook together so every inch in this tiny kitchen become precious. The new design will open up space to allow more than one person behind the counter.

BEFORE: The stove will get a new and more functional location.

BEFORE: Our clients love color. Their kitchen and dining room floors will be in an aubergine marmoleum. If you know French you can figure out the color. If not, wait for the After photos to see the changes made.

Before: The existing vinyl patio sliding door will be relocated.

BEFORE: The bi-fold doors only this time they are in the dining room. When these doors are closed one would never know a living room even existed.

Just like a good mystery novel, I am going to leave you in suspense about the changes that will happen to this kitchen.  Good changes are on the way!

For the vast majority of us, we know we want to stay in our homes as long as possible.  Gone are the days of moving from place to place.  We want stability in the home that often has years of memories.

Kitchens and baths are often the super stars of remodeling projects with their gleaming counters and shiny appliances. Doing laundry may not be the most exciting function of a home yet we all know what it feels like to run out of clean clothes and the need to rush to get a load done. It may seem like a mundane task but is one that can be full of hazards for someone aging in their home.  Laundry baskets become heavy and unweildy.  Objects can be hard to reach and if lighting is poor, hard to see.

Having an accessible laundry room makes a big difference as one grows older. This means having a laundry room that is located on the main floor. Some older homes have a laundry chute or one can be installed to help get clothes safely from upstairs to down.   If needed Hardline Design and Construction can help turn inefficiently used space into a room that is easier to navagate with wheel chairs or walkers.  This includes making usre there are no tripping hazards or doorways that are not wide enough to allow for ease of mobility.

Having a front-load washer and dryer on a pedistal will make it easier for people in wheel chairs, walkers or with back pain to better manage loading or unloading clothes.  With these appliances on a pedistal, the amount of bending is greatly reduced.

Base cabinets or cabinets with roll-out shelves make it easier to store soaps and cleaning supplies.  If you’re planning on adding cabinetry for laundry room storage make sure to use pulls for the hardware.  Pulls are easier to grab for someone with reduced hand strength or flexibility.

Choose a faucet with lever-style handles, rather than turn knobs. These are easier for someone with arthritis or limited range of motion to operate.

If you have space for a laundry room sink, use a wall mount sink or one that is constructed so a wheelchair can fit underneath.

The link below is to a video produced by the Age In Place Expert’s Chanel.  It is a quick visual for having a laundry room that is designed for easy mobility for all.

Aging In Place Expert\’s – Laundry Room

Thinking about your home in terms of how you will grow old with it is smart.  Smart for preparing ahead, smart because many of the applications also work well for creating a modern looking home and smart because not only are you increasing your home’s functionality, you are also increasing your home’s value and if you were to ever sell, the amount of potential buyers your home could have.

A couple of weeks ago a friend of mine and I were on the Architectural Heritage Center’s Vintage Kitchen Tour  (very well done I must say) when we found Old Portland Hardware and Architectural. Many people have the idea that salvage yards are dark and dusty but not this place. Every object is clean and the store bright with light streaming through well positioned stained and leaded glass windows.  The showroom looks as if each piece was hand selected and purposefully arranged by owner, Bret Hodgert, which it actually was.

Old Portland Hardware and Architectural. Image by The Portland Mercury.

Unique lighting creations - Old heaters were used to make these fixtures.

Old Portland Hardware was created four years ago. What I like about their take on architectural salvage is they have a good selection of pieces that have already been repurposed and are ready to go home and be used.  Bret creates the look of much of their lighting with a nod towards Steampunk industrial but his store has lighting for almost every period of American architecture.

A small sample of lighting at Old Portland Hardware and Architectural.

When visiting, make sure to look up and around.  There are numerous items on almost every level.  There are great resources for artist (there are $1 and $5 bins of scattered remains of pieces that could still be used for another life), homeowners and designers.

There is a lot of talk about being sustainable. By incorporating architectural salvage into any design plan you are able to have a look that is unique to you, using pieces that are often made with better quality and take care of the Earth by not incorporating a lot of new, disposable materials.   If you should need assistance  installing your new/old salvaged item, Hardline Design and Construction can help.  We have experience designing with and installing architectural salvaged items.

Industrial stainless steel cabinet with many drawers. This may be industrial but it is also sleek and modern.

Bret told me this was a movie light but the original bulb was blinding. He instead used this lower watt bulb and the result is the most incredibly, moody amber glow.

I love this piece! This is a good size chalk board that has old world charm.

The Portland Mercury did a wonderful story on Old Portland Hardware and Architectural earlier this year.  It is a good story because not only does it tell you that Old Portland Hardware has amazing pieces of the past (which it does) it lets you in on the character of the person behind the counter.  Bret Hodgert won the article in an online charity auction with proceeds going to the Raphael House – a organization who’s mission is to assist those in domestic violence situations.  Please take a moment to read the article.  It is very well done and will tell you a bit more about this architectural salvage gem in the city.

http://www.portlandmercury.com/portland/junk-stories/Content?oid=3299531

To visit Old Portland Hardware and Architectural:

Hours: 10 am to 6 pm Tuesday – Sunday

4035 Southeast Division Street

Portland, OR 97202-1644

(503) 234-7380

P.S.  Thank you Bret for your generous hospitality while we were visiting!

I live in a Mid-Century and so did my Grandma Bo (short for Bozovich).  My Grandma never loved her home but I did.  I loved her pink bathroom with the pink 4×4 tiles interspersed with pink 4×4 seahorse tiles.  When her home burned down a few years ago, I hoped to salvage one of those seahorse tiles but there was nothing left of the room.

Homes have the power to get into our soul.  I bet if you were to close your eyes right now and imagine your childhood home, you could imagine yourself walking from room to room.  I bet you could even remember events that took place in those rooms.  I clearly remember being a kid, standing in the den hearing the news John Lennon had died.  To this day I can still see my 9 year-old self  crouched down eating fistfuls of raw cookie dough.  Your not suppose to do that these days.  Maybe I have my Mid-Century today because I loved those pink seahorses so much.

My Mid Century needs help.  My kitchen, if I haven’t mentioned it already is sad, pitifully sad.  Hardline Design and Construction has drawn up plans to make my galley  kitchen functional and fantastic.  Someday soon gone will be my blue tarp kitchen floor.  What I appreciate about Hardline Design and Construction is that they are also sensitive to people wanting to renovate, not completely remodel an older homes history.

In thinking about Mid Centuries I found some helpful websites that are full of information and inspiration.  Love the Mid Century style?  Have a Mid Century home yourself?  Curious about what all the Mid Century fuss is about?  Take a look at these links and websites to find out.

What an amazing Mid Century Kitchen! This is a 1963 Geneva steel kitchen. 50s Pam writes, "I rescued this kitchen from a cooking school run by nun's and retro renovated it into my Massachusetts. kitchen" Photo by Kit Litham

1. Mid Century Modern on Facebook:

Mid Century Modern is a Facebook page that showcases Mid Century happenings from around the country. They also have a website “devoted to mid century modern design, furniture, designers, architecture, art, DIY projects and other tidbits. ”    http://mid-century-modern.net/

http://www.facebook.com/pages/Mid-Century-Modern/220591743457

2. Historic Preservation League of Oregon

The Historic Preservation League of Oregon is about preserving historic places and spaces around Oregon.  They are hosting a Rummer Home Tour and according to their website, “Tour goers will appreciate walking the streets of perhaps the best example of a mid-century planned community in the Northwest. Encompassing 265 acres, Oak Hills was designed to foster an exceptional sense of community and affordable quality of life, and included a school, recreation center, church, and open space to serve residents.”  If that isn’t enough, Mr. Rummer will be there himself to answer questions.

http://www.historicpreservationleague.org/Event.php – Link for the Rummer Home Tour

3. Mid Century Modern League – MCM League

Fun and groovy website.  The MCM League meets monthly in Mid Century settings. I will have to attend some of their meetings to meet some of my own home’s kind.

They have a great mission and umbrella’d drinks too!

“From the architecture of such renowned builders and architects as Rummer, Berkemeir, Weber and Yeon, to the understated rows of ranch tracts, to the Googie commercial buildings and signage lighting our highways and biways, Portland has a variety of mid-century architecture just awaiting the appreciation it deserves.

The Mid-Century Modern League is a non-profit 501(c)3 corporation and our goal is to garner this appreciation through public education, hopefully stunting the razing and remodeling of these marvels in the process. As “Portlanders”, our agenda is two-fold – accomplish this great feat AND have fun commingling with like-minded individuals! (umbrella’d drink in hand!) We meet every month, if you have a passion for Portland’s Modern architecture, feel free to join us at our next meeting.”

http://mcmleague.org/

http://www.facebook.com/MCMLeague

When Mrs. Thompson spoke about how Hardline Design and Construction understood that not everything had to be thrown away, this is what she meant. The existing kitchen cabinets were retained.

The home was built in 1989 and had alder with cherry stain.  The kitchen originally had Formica counters.

The original linoleum flooring was removed and a cost effective, yet more modern flooring was installed.

Welcome to the new kitchen!

Notice the counter tops. Granite slabs were too costly so Hardline Design and Construction used 12″ x 12″ granite tiles. The tiles along the edge of the counters were bull nosed to give a more finished look. Adam’s fine tile job is nearly seamless and gives a great effect with less cost.

The kitchen island and a few of the cabinetry pieces are in black to help ground the large kitchen space.

A revamped space that has lots of room for wheelchair accessibility. It also is a great space for family and friends to gather.

Notice that crown moldings were added along with pendent lights and though not easily visible, new hardware. Also notice the cabinet that was added above the middle of the right side counter. It looks like a built-in that has always been there.

Adam Lucas of Hardline Design and Construction said these bathrooms will differ from the first two in that these will have a “New England style with bead board and a vanity with integrated cultured marble. There will also be a faux slate floor run in a subway pattern.  The floor will be dark and the room will have more color contrast than the downstairs bathrooms. Around the vanity will be sconces and also like the downstairs bathrooms, these will use Toto low-flow, water saving plumbing.”

When I walked through this project with Adam to photograph the before bathroom pictures, I was greeted by a couple of enthusiastic people excited for this project’s completion (they were happy with the downstairs results and anxious for this bathroom to be done too). I can understand why. My BEFORE pictures don’t show plumbing that is fickle at best in it’s operation and since the Core-Mark staff have been so incredibly kind  I will just leave it at that. I can, however, guarantee my AFTER pictures will tell a remarkably different story. The employees of Core-Mark will get two more amazing bathrooms that are cost-effective for their budget and will suit their company’s needs. Please be sure to check back to see the results!

Yellow stalls will be recycled and a thing of the past.

The sinks, toilets and urinal (in the men's restroom) have fundamentally lost their ability to function effectively. New Toto plumbing fixtures will take care of that

The sink area in the woman's restroom.

The woman's sink has begun to pull away from the wall.

An old cadet heater will be replaced with a newer, more efficient heater.

Stall to the men's restroom. Notice the floor. The new floor will be darker in color.

Chris and Katherine recently moved into their North East Portland home – a classic 1916 Portland Arts and Crafts with original built-ins on a tree lined street.  It is the type of home you can imagine generations gathered around a dining room table or busily preparing food in the kitchen. I love these homes.  The moment you walk in the door there is a sense of place that is just right.

However, Chris and Katherine’s kitchen and small half-bath belong to someone else’s dream.  A dream stuck in 1980’s big hair with a foot in Disco. I think I had a shirt almost identical to the blue and green striped bathroom walls in 3^rd grade.  And Katherine and I weren’t sure if the kitchen was painted a nacho cheese or blue box macaroni and cheese yellow.

Before Remodel Picture and view of the kitchen with window facing the backyard. There is plenty of natural light that comes into the kitchen.

Before picture for Chris and Katherine's Kitchen Remodel. Original cabinets with nacho cheese yellow walls

I asked Chris and Katherine what are their plans for this space and immediately Katherine said, “I want to get rid of the yellow orange color and the flooring!” With Chris adding, “We want a usable space that people can come over and feel at home.”

Chris and Katherine contacted Hardline Design and Construction to do their kitchen, bath and small mudroom remodel after they had seen the work Hardline Design and Construction had done for Katherine’s brother.  Sarah Cox, Designer of Hardline added later, “We did a full basement and new garage for them, they were wonderful to work with.”

Adam Lucas of Hardline Design and Construction said “What Chris and Katherine want for this job is to keep their period details yet make the space more usable and to incorporate seating. To accomplish this a wall is being removed where a flue once was and that will give way to much needed space.”  Also original cabinets are being kept where possible and any new cabinets are being chosen to fit in.  Chris and Katherine also want to include recycled and reclaimed items when possible.  They are having a kitchen island built with a butcher block top that is being made from fallen Portland walnut and maple trees.

Please check back with us to watch this project grow.  We are expecting this remodel to take 4 to 5 weeks and we will be posting more pictures as this kitchen, mudroom and bathroom develop.

Before Picture of the kitchen south west corner with one door that leads to the mudroom and small half bath and an entry into the dining room. Notice the kitchen floor. It will soon be a thing of the past.

Before picture - Entry into the living room with a small storage cabinet to the right.

Before Picture of the mudroom.

Always the best for last. This is the Before picture of the small, half bathroom that will be remodeled by Hardline Design and Construction. The wall is even autographed by the artist.

Before remodel picture of the half bathroom's custom cabinets.

Old freezers never seem to die, nor fade away. Why? They keep gulping electricity.

Old freezers and refrigerators are inefficient little vampires sapping tons of electricity from us every single day.  Now-a-days, many utility companies offer incentives for you to purchase a newer, more efficient model that will save you money on your electric bill.  How much money?  Depending on the dinosaur you are having hauled away and the rate of efficiency of the newer model, as much as $120 per year on your electric bill.  Get rid of the entire thing and you could wind up saving as much as $200 per year.  Plus, think of the floor space you will gain!

This is the Kenmore Elite White 19.7 cu. ft. Chest Freezer (1608) ENERGY STAR®. It receives great ratings and can hold a lot of those frozen pizzas!

Keep in mind:

• Chest freezers are usually more efficient than upright freezers. Chest freezers are better insulated and cold air doesn’t spill out when the door is opened.
• Automatic defrost freezers can consume 40 percent more electricity than similar manual defrost models.

This link is to the Oregon Department of Energy and provides information about energy efficiency and Residential energy tax credits.

http://www.oregon.gov/ENERGY/CONS/RES/tax/appliances.shtml

Women's Restroom Before Picture.

The women's room vanity did not have a place for storage so items were all pushed to the counter top corner.

The new bathroom has not only a new double vanity but also new flooring, lighting, walls and plumbing.  And as with the men’s restroom, low water flow fixtures were used to save resources.

Hardline Design and Construction installed a double vanity that also has storage, making this space much more usable.

These were the old bathroom stalls. They were recycled as part of our commitment to being as green remodelers as possible.

Though the new bathroom stalls are very similar to the old ones, they are brighter and lighter in color. The color was picked to play off the colors in the flooring.

A freshly painted ceiling and new lighting brighten up the space.

We all love before and after pictures.  Today I am starting with photos of the Men’s bathroom. Take a look to see what this 120 square foot, Core-Mark bathroom has become.  Please come back tomorrow to check out the women’s bathroom new look.

The Men's Bathroom. The flooring is a Mannington Commercial Grade that has a 15 year warranty. The faux stone look will work well for the high traffic area.

The colors were chosen for their neutrality and warmth.  The old bathroom had bright white walls that were harsh and glaring.  This new color isn’t as sterile and is much more inviting.

These were the old water closets in the men's bathroom.

What a difference two weeks and three days can make! These are the new water closets and flooring in the men's bathroom.

The old walls were covered with FRP or fiberglass reinforced plastic.  It is a composite made from fiberglass reinforcement in a plastic (polymer) that then gives a wide variety of physical strengths and properties.  This was then skim coated and painted.  This was a pull and replace but with a look that is so much more.

Notice the warmth of the walls and flooring. Finishing touches including toilet paper dispenser were being added while I was photographing.

All the water closets were chosen with water conservation in mind.  Toto plumbing fixtures were used that have a 1.2 gallons per flush (GPF) rating.

This is the before picture of the Men's ADA bathroom stall.

Remember to please check back tomorrow to see the Women’s restroom!