Built in 1909, this 3-story single-family home is in the heart of Noe Valley. An old addition in the back of the house, which had served as the laundry room and access to the back yard, was in need of repair. So the homeowners decided to open up this area and incorporate it in their kitchen remodel. Kat Tragos of Timeless Kitchens worked closely with the homeowners, Kim and Max, and their contractor to create a floor plan that would discreetly accommodate their washer/dryer as well as other kitchen appliances. With two young daughters eager to help in the kitchen, Max and Kim decided a prep sink and island would facilitate more cooks. They also liked the historic look of a farm sink, so this was a must-have on the list. Other wants were a cat feeding station, a butcher- block island-top, and open shelving for cookbooks. The white inset door style and decorative panels were chosen to mimic the home's original craftsman-style and beautiful wainscoting.

Recent empty-nesters, the clients were ready to pare down and renovate their dated mid-century modern home. Specifically, they wanted to enlarge their cramped (30 square foot) unattractive room for the master shower and toilet. Desiring to live in their home for many more years, the new space utilizes universal design principals such an accessible oversized pocket door, grab bars*, door-less curb-less shower access, and a hand shower. The shower valves are conveniently located at the shower entrance and a handy niche accented with glass tiles, keeps all the needed products at hand. A sleek slot drain keeps the water flowing in the right direction. ** Large format porcelain tile in a grey veined white marble design keeps the look light and airy and continues the new design aesthetic of the home. *Planning for future additional grab bars, blocking is provided in the wall below the niche. ** To accommodate the flush threshold and for added precaution, waterproofing underlayment was installed for the entire floor surface of the room. Aaron Dougherty Photography

Plain & Fancy custom cabinetry in dark cherry with accent corbels, cove crown moulding, an island counter and butcher block table. The unique request to add a full-size wine fridge with access to the adjoining entertaining space checked all the boxes for this family. Photo by JMB Photoworks

Master Bath ADA Universal Design Demo Existing Repour Foundation in Shower for Zero Barrier Shower Installed Shower Glass 3/4 Clear Glass Coated with Enduro Sheild. Ice Glass Block Window for Natural Lighting. Brushed Nickel Plumbing Fixtures and Bath Accessories. Lighting with Smart Switches. Vanity Top Quartz ICED WHITE QUARTZ 3cm EASED EDGE Cabinets with offset drain for better access to sink while in chair. Doors - 6 Pannel and Barn Tile Information MAPEI FLEX COLOR CQ 93 WARM GRAY IDYLLIC BLENDS TRANQUIL SNOW WALL SHOWER ACCENT COVE CREEK CC10 WALL SHOWER MB / FLOOR ROOM KEYSTONES D014 DESERT GRAY FLOOR SHOWER

Many accessible features in kitchen- Peter Simpson
Example of a large transitional u-shaped cork floor eat-in kitchen design in Miami with a double-bowl sink, glass-front cabinets, white cabinets, granite countertops, white backsplash, subway tile backsplash, stainless steel appliances and an island

Removed load bearing wall supporting 2nd story joining kitchen and eating nook. Closed up LR access in family room and installed pass through cabinet. Created angular island with painted cabinets. Custom butcher block countertop and custom nook table. Exposed ceiling beams.

Blocks from the beach, this ADU feels like an oasis in Santa Monica. The design of the ADU was centered around the concept of flexibility. With a 2-bed, 2-bath layout, the the ADU could allow for roommates or caregivers living in the ADU permanently, or could be used as an extension of the main house for music studio space and pool parties. Tucked away in the layout is also an owner's storage space, as the ADU replaced the garage. Additionally, the layout considered accessibility as a concern, allowing for wheelchair access into the first floor public spaces and downstairs bedroom and bathroom. Ultimately, this ADU is a dream come true--offering flexibility for multiple uses in an efficient yet serene package that maximizes the usability (and resale value!) of the property.

The Castello Main level: 2294 Sq Ft Basement: 2226 Sq Ft Total: 4520 Sq Ft The Castello Stretch out and find comfort in this imaginatively designed home with a creative flair. The living areas are designed for easy flow and access whether you’re entertaining or just relaxing at home, and the beautiful outdoor views are everywhere. The barrel vault ceiling in the Grand room continues out to the rear covered patio. The kitchen takes in extra light with a glass-block wall, and its double-island design creates plenty of counter space for multiple chefs or cook-time mingling. The dining room offers an optional built-in credenza/desk, and optional matching hutches let you display your beautiful china and crystal or showcase your art objects. The master suite is set off by a quiet hallway that delivers seclusion as well as access to the five-piece bath and walk-in closet. Down the corridor, the main floor also offers a flexible room that could be used as a study or an activity space for projects. The Castello’s unique approach is similar to the Como except what is a separate casita in the Como is now part of the main home with an optional bath. It is perfect as a guest room or office, a painting or pottery studio, and anything else your imagination and interests desire The Optional upstairs loft option can incorporate a powder room and includes a balcony with a lovely view above the entry courtyard, and the spacious downstairs provides a large flexible space that can be optionally designed to your specific needs.

It was a pleasure to help this single dad transform a previous French Country motif into a Handsome Space with Masculine Vibe. The homeowner loves the blues you find in the Caribbean so we used those as accent colors throughout the rooms. Entry We painted the walls Sherwin Williams’ Latte (SW6108) to add warmth. We accessorized the homeowner’s beautiful burl wood cabinet with vibrant artwork and whimsical Chinese horses. I always recommend task lighting in a Foyer, if possible, and the rectangular lamp shade is the perfect shape to fit on the small end of the cabinet. Powder Room I adore the Candace Olson wallpaper we used in the Powder Room. The blocks look like sections of wood. It works great with the existing granite. Other examples of wallpaper here and here. Great Room We touched every surface in this Great Room from painting the walls Nomadic Desert (SW6107) to painting the ceiling Double Latte (SW9108) to make the room feel cozier to replacing the carpet with this transitional style with striated pattern to painting the white built-ins. Furniture placement was a real challenge because the grand piano needed to stay without blocking the traffic flow through the space. The homeowner also wanted us to incorporate his chess table and chairs. We centered a small seating area in front of the fireplace utilizing two oversized club chairs and an upholstered ottoman with a wood tray that slides. The wood bases on the chairs helps their size not overpower the room. The velvet ottoman fabric with navy, azure, and teal blues is a showstopper. We used the homeowner’s wonderful collection of unique puzzle boxes to accessorize the built-ins. We just added some pops of blues, greens and silver. The homeowner loves sculptural objects so the nickel twig wall decor was the perfect focal point above the mantle. We opted not to add anything to the mantle so it would not distract from the art piece. We added decorative drapery panels installed on short rods between each set of doors. The homeowner was open to this abstract floral pattern in greens and blues! We reupholstered the cushions for the chess table chairs in a fun geometric fabric that coordinates with the panel fabric. The homeowner does not use this set of doors to access the deck so we were able to position the table directly in front of them. Kelly Sisler of Kelly Faux Creations worked her magic on the built-ins. We used Sherwin Williams’ Mega Greige (SW7031) as the base and then applied a heavy bronze glaze. It completely transformed the Great Room. Other examples of painting built-ins here and here. We hoped you enjoyed this Handsome Space with Masculine Vibe. It was quite a transformation!

Constructed in two phases, this renovation, with a few small additions, touched nearly every room in this late ‘50’s ranch house. The owners raised their family within the original walls and love the house’s location, which is not far from town and also borders conservation land. But they didn’t love how chopped up the house was and the lack of exposure to natural daylight and views of the lush rear woods. Plus, they were ready to de-clutter for a more stream-lined look. As a result, KHS collaborated with them to create a quiet, clean design to support the lifestyle they aspire to in retirement. To transform the original ranch house, KHS proposed several significant changes that would make way for a number of related improvements. Proposed changes included the removal of the attached enclosed breezeway (which had included a stair to the basement living space) and the two-car garage it partially wrapped, which had blocked vital eastern daylight from accessing the interior. Together the breezeway and garage had also contributed to a long, flush front façade. In its stead, KHS proposed a new two-car carport, attached storage shed, and exterior basement stair in a new location. The carport is bumped closer to the street to relieve the flush front facade and to allow access behind it to eastern daylight in a relocated rear kitchen. KHS also proposed a new, single, more prominent front entry, closer to the driveway to replace the former secondary entrance into the dark breezeway and a more formal main entrance that had been located much farther down the facade and curiously bordered the bedroom wing. Inside, low ceilings and soffits in the primary family common areas were removed to create a cathedral ceiling (with rod ties) over a reconfigured semi-open living, dining, and kitchen space. A new gas fireplace serving the relocated dining area -- defined by a new built-in banquette in a new bay window -- was designed to back up on the existing wood-burning fireplace that continues to serve the living area. A shared full bath, serving two guest bedrooms on the main level, was reconfigured, and additional square footage was captured for a reconfigured master bathroom off the existing master bedroom. A new whole-house color palette, including new finishes and new cabinetry, complete the transformation. Today, the owners enjoy a fresh and airy reimagining of their familiar ranch house. Photos by Katie Hutchison

Catch the Willows Beach vibe from this beautifully updated Oak Bay character home located 2 blocks from Estevan Village! This fully landscaped corner lot property offers a 5 bed/2 bath home on 2 levels, awesome outdoor living areas & a detached 2 car garage. Main level gourmet kitchen with Wolf gas range, Frigidaire wall fridge, beautiful granite counters & casual dining area. Formal living & dining rooms with character features including oak hardwood floors & coved ceilings. The main level also has a primary bedroom with built-in storage & a 4-piece bathroom beside, and an office/bedroom off the entry foyer. Downstairs has 3 large bedrooms, 5-piece bathroom, separate laundry, and a large media room with direct access to the backyard patio. Outdoor entertaining flows seamlessly onto multi-level decks leading from kitchen to hot tub to beautifully designed concrete patio. Sunny, level, fully fenced backyard offers complete privacy & easy garage access. Need more space - stairs to the attic provides additional storage or potential master suite! Come see this beautiful home in Oak Bay’s best family neighbourhood! | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

FOLD DOWN BENCH, MOEN SLIDER BAR
Bathroom - traditional bathroom idea in Austin

River Homes Civic, Pedestrian, and Personal Scale Our urban design strategy to create a modern, traditional neighborhood centered around three distinct yet connected levels of scale – civic, pedestrian, and personal. The civic connection with the city, the Milwaukee River and the adjacent Kilbourn Park was addressed via the main thoroughfare, street extensions and the River Walk. The relationship to pedestrian scale was achieved by fronting each building to its corresponding street or river edge. Utilizing elevated entries and main living levels provides a non-intimidating distinction between public and private. The open, loft-like qualities of each individual living unit, coupled with the historical context of the tract supports the personal scale of the design. The Beerline “mini-block” – patterned after a typical city block - is configured to allow for each individual building to address its respective street or river edge while creating an internal alley or “auto court”. The river-facing units, each with four levels of living space, incorporate rooftop garden terraces which serve as natural, sunlit pavilions in an urban setting. In an effort to integrate our typical urban neighborhood with the context of an industrial corridor, we relied upon thoughtful connections to materials such as brick, stucco, and fine woods, thus creating a feeling of refined elegance in balance with the “sculpture” of the historic warehouses across the Milwaukee River. Urban Diversity The Beerline River Homes provide a walkable connection to the city, the beautiful Milwaukee River, and the surrounding environs. The diversity of these custom homes is evident not only in the unique association of the units to the specific “edges” each one addresses, but also in the diverse range of pricing from the accessible to the high-end. This project has elevated a typically developer-driven market into a striking urban design product.

Full garden level floor of stately stone mansion on the most coveted Hudson St block. This well proportioned 3 bedroom , den , 2 full bath home features great layout, hardwood floors, central heat/AC and private landscaped yard . The recently upgraded kitchen features stone counters, exposed brick and direct access to yard with additional storage area. Located on upper Hudson Street just steps from Elysian Park and easy access to rental parking and NYC transportation.

Accessible Knives and serving boards are close at hand
Inspiration for a mid-sized transitional l-shaped light wood floor and beige floor open concept kitchen remodel in Charleston with an undermount sink, recessed-panel cabinets, gray cabinets, quartzite countertops, gray backsplash, marble backsplash, stainless steel appliances, an island and gray countertops

L+M's ADU is a basement converted to an accessory dwelling unit (ADU) with exterior & main level access, wet bar, living space with movie center & ethanol fireplace, office divided by custom steel & glass "window" grid, guest bathroom, & guest bedroom. Along with an efficient & versatile layout, we were able to get playful with the design, reflecting the whimsical personalties of the home owners. credits design: Matthew O. Daby - m.o.daby design interior design: Angela Mechaley - m.o.daby design construction: Hammish Murray Construction custom steel fabricator: Flux Design reclaimed wood resource: Viridian Wood photography: Darius Kuzmickas - KuDa Photography

A former enclosed porch-turned-den was too small for comfortable living but just-right for a new fully-accessible bathroom. Stacking laundry appliances are behind louvered doors, and linens are stored in the cabinet opposite the vanity. Shower is curb-less and toilet (beyond vanity) alcove is wide enough for wheelchair transfer. Blocking for future grab-bars is installed within walls throughout.

Blocks from the beach, this ADU feels like an oasis in Santa Monica. The design of the ADU was centered around the concept of flexibility. With a 2-bed, 2-bath layout, the the ADU could allow for roommates or caregivers living in the ADU permanently, or could be used as an extension of the main house for music studio space and pool parties. Tucked away in the layout is also an owner's storage space, as the ADU replaced the garage. Additionally, the layout considered accessibility as a concern, allowing for wheelchair access into the first floor public spaces and downstairs bedroom and bathroom. Ultimately, this ADU is a dream come true--offering flexibility for multiple uses in an efficient yet serene package that maximizes the usability (and resale value!) of the property.

Built in 1909, this 3-story single-family home is in the heart of Noe Valley. An old addition in the back of the house, which had served as the laundry room and access to the back yard, was in need of repair. So the homeowners decided to open up this area and incorporate it in their kitchen remodel. Kat Tragos of Timeless Kitchens worked closely with the homeowners, Kim and Max, and their contractor to create a floor plan that would discreetly accommodate their washer/dryer as well as other kitchen appliances. With two young daughters eager to help in the kitchen, Max and Kim decided a prep sink and island would facilitate more cooks. They also liked the historic look of a farm sink, so this was a must-have on the list. Other wants were a cat feeding station, a butcher- block island-top, and open shelving for cookbooks. The white inset door style and decorative panels were chosen to mimic the home's original craftsman-style and beautiful wainscoting.