Willingly - Photos & Ideas

Our design for the expansion and gut renovation of a small 1200 square foot house in a residential neighborhood triples is size, and reworks the living arrangement. The rear addition takes advantage of southern exposure with a "greenhouse" room that provides solar heat gain in winter, shading in summer, and a vast connection to the rear yard. Architecturally, we used an approach we call "willful practicality." The new soaring ceiling ties together first and second floors in a dramatic volumetric expansion of space, while providing increased ventilation and daylighting from greenhouse to operable windows and skylights at the peak. Exterior pockets of space are created from curved forces pushing in from outside to form cedar clad porch and stoop. Sustainable design is employed throughout all materials, energy systems and insulation. Masonry exterior walls and concrete floors provide thermal mass for the interior by insulating the exterior. An ERV system facilitates increased air changes and minimizes changes to the interior air temperature. Energy and water saving features and renewable, non-toxic materal selections are important aspects of the house design. Environmental community issues are addressed with a drywell in the side yard to mitigate rain runoff into the town sewer system. The long sloping south facing roof is in anticipation of future solar panels, with the standing seam metal roof providing anchoring opportunities for the panels. The exterior walls are clad in stucco, cedar, and cement-fiber panels defining different areas of the house. Closed cell spray insulation is applied to exterior walls and roof, giving the house an "air-tight" seal against air infiltration and a high R-value. The ERV system provides the ventilation needed with this tight envelope. The interior comfort level and economizing are the beneficial results of the building methods and systems employed in the house. Photographer: Peter Kubilus

1499/1499B Trail Way - $1,695,000 – MLS Res 885121 / Com 885130

LOVEREALESTATE - Sutton Group West Coast Realty

This Shawnigan Lake acreage is an oasis away from the city, but just a short 25 min drive into Victoria. Custom-built NEWER rustic contemporary style home PLUS 2/3 income suites. The main house has a custom kitchen with modern design/colours and stainless-steel appliances, an open concept living/dining rooms, feature gas fireplace, mudroom, sunroom, laundry room, powder room PLUS a huge 1-bedroom suite with its own fireplace & walk-in closet. Upstairs the master has 15ft vaulted ceilings, a large walk-in closet & a 900sqft+ deck with an outside shower & expansive views! Upstairs also has a bedroom or great office/studio space. The coach house is above the garage/workshop/carport for RV/boat parking with a 2-bedroom suite above that has its own private deck. Also included in the sale is the very successful Goldstream Heights Nursery: an established business with everything in place for easy take over or a great chance for expansion. This offering is for someone looking for a job, home, lifestyle, privacy, sunshine & good revenue. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

1611 Longacre - $1,149,900 – MLS 876792

LOVEREALESTATE - Sutton Group West Coast Realty

Fully updated 5 bedroom/3 bathroom family home centrally located in Gordon Head’s best area. This 2 story 1973 home is situated on a quiet 10,500 square foot fully landscaped panhandle lot with underground services & views of Mt. Doug. Features include 3 bedrooms/2 bathrooms on the main (upper) floor with separate living & dining rooms and a sunroom off the kitchen. Downstairs are 2 bedrooms/1 bathroom, a large family room and a games room with services in place for a 2nd kitchen. Large 2 car garage plus additional parking on panhandle driveway. Upgrades include vinyl windows, custom blinds, laminate flooring, natural gas furnace, and more! Private, west-facing back yard enjoys afternoon sun and is perfect for summer entertaining. Close to recreation, schools, shopping, and UVIC. Further potential for a 1- or 2-bedroom suite on the lower level or a garden suite in the large backyard. | Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

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#704-845 Yates Street - $549,900 – MLS 882068

LOVEREALESTATE - Sutton Group West Coast Realty

Spacious & bright 2 Bedroom/2 Bath south-facing suite, located on the west end (quiet side) of the popular Wave building. Large open concept dining/living/kitchen area with 9-foot-high ceilings, floor to ceiling windows, engineered maple floors & electric fireplace. Efficient U-shaped kitchen with beautiful stone countertops, bar seating & access from hall or living area. The large primary bedroom located on the north side of the building has 2 closets and a 4-piece ensuite bathroom. The second bedroom (no closet) currently serves as an office. 2-piece bathroom and in-suite laundry located off the main hallway. Perfect layout for someone who works from home. The sunny balcony enjoys the courtyard and City views to the south. Steel & concrete building has underground parking, storage lockers, bike parking, a large workout room & a peaceful courtyard. Fantastic location in the heart of the city, just steps from all downtown Victoria has to offer. So much more for the price than new construction - hurry in to view!| Karen Love (250)-727-5868 | RE/MAX Island Properties & www.KarenLove.com |

#704-845 Yates Street - $549,900 – MLS 882068

LOVEREALESTATE - Sutton Group West Coast Realty

1499/1499B Trail Way - $1,695,000 – MLS Res 885121 / Com 885130

LOVEREALESTATE - Sutton Group West Coast Realty

#704-845 Yates Street - $549,900 – MLS 882068

LOVEREALESTATE - Sutton Group West Coast Realty

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Columbus, OH

Hope Restoration & General Contracting35 Reviews

Columbus Design-Build, Kitchen & Bath Remodeling, Historic Renovations

Stunning Whole House Makeover in Vienna, Virginia Includes Piano Conservatory

Michael Nash Design, Build & Homes

2012 NARI CAPITAL COTY, MERIT AWARD WINNER, ENTIRE HOUSE UNDER $250,000 After 20 years of living in this split foyer home the owners were ready to do a complete renovation. Because the house was built in late 70’s, windows were small, partition walls separated one room from another and natural light was limited. The kitchen, in particular, was walled off from the rest of the home and had a gold vinyl floor and dark, worn cabinetry. Finally, the lady of the house loves to play her grand piano for company so a conservatory was a must have. Step one is a 12’ x 33’ angular side addition that is open to both the living and dining rooms. Surrounded with tall windows and touting a vaulted ceiling with embedded lights, the area is now home to a grand piano. The back portion of the addition has been converted to a long dining room with a beautiful chandelier. Pocketed French doors connect it to the old dining room, which now transitions to a sunroom addition with a vaulted ceiling and large transom windows. A new French door leads onto a new patio and the backyard. The wall between kitchen and old dining room was removed making it possible to add breakfast area. A large triple window was installed over the sink bringing lots of natural light. A 60” Viking stove with a custom wood mantel is the focal point of the space. A large 48” built-in refrigerator and floor-to-ceiling pantries take up another wall. Burgundy finished cherry wood cabinetry topped with exotic marble countertops is used around the room’s perimeter and forms a large central island with prep sink. The design has added significant storage and workspace. The homeowners are more willing than ever to cook, entertain and have friends gather around the piano.

Fancy a cuppa?

TKS Design Group

Download our free ebook, Creating the Ideal Kitchen. DOWNLOAD NOW This family from Wheaton was ready to remodel their kitchen, dining room and powder room. The project didn’t call for any structural or space planning changes but the makeover still had a massive impact on their home. The homeowners wanted to change their dated 1990’s brown speckled granite and light maple kitchen. They liked the welcoming feeling they got from the wood and warm tones in their current kitchen, but this style clashed with their vision of a deVOL type kitchen, a London-based furniture company. Their inspiration came from the country homes of the UK that mix the warmth of traditional detail with clean lines and modern updates. To create their vision, we started with all new framed cabinets with a modified overlay painted in beautiful, understated colors. Our clients were adamant about “no white cabinets.” Instead we used an oyster color for the perimeter and a custom color match to a specific shade of green chosen by the homeowner. The use of a simple color pallet reduces the visual noise and allows the space to feel open and welcoming. We also painted the trim above the cabinets the same color to make the cabinets look taller. The room trim was painted a bright clean white to match the ceiling. In true English fashion our clients are not coffee drinkers, but they LOVE tea. We created a tea station for them where they can prepare and serve tea. We added plenty of glass to showcase their tea mugs and adapted the cabinetry below to accommodate storage for their tea items. Function is also key for the English kitchen and the homeowners. They requested a deep farmhouse sink and a cabinet devoted to their heavy mixer because they bake a lot. We then got rid of the stovetop on the island and wall oven and replaced both of them with a range located against the far wall. This gives them plenty of space on the island to roll out dough and prepare any number of baked goods. We then removed the bifold pantry doors and created custom built-ins with plenty of usable storage for all their cooking and baking needs. The client wanted a big change to the dining room but still wanted to use their own furniture and rug. We installed a toile-like wallpaper on the top half of the room and supported it with white wainscot paneling. We also changed out the light fixture, showing us once again that small changes can have a big impact. As the final touch, we also re-did the powder room to be in line with the rest of the first floor. We had the new vanity painted in the same oyster color as the kitchen cabinets and then covered the walls in a whimsical patterned wallpaper. Although the homeowners like subtle neutral colors they were willing to go a bit bold in the powder room for something unexpected. For more design inspiration go to: www.kitchenstudio-ge.com

Stunning Whole House Makeover in Vienna, Virginia Includes Piano Conservatory

Michael Nash Design, Build & Homes

Catherine Claire

Le Jardin Development, LLC

2015 Builder Of The Year, Rusty Golden has hit it out of the park again in Willow Grove! Our Premier 2016 Parade of Homes house will be the talk of the town! New designer finishes includes 3cm slab Bianco Joiai marble throughout kitchen and all baths, 3cm slab White Onyx in powder room and loads of natural light to create openness by day and ambiance by night ! Full custom designed master closet system by Ultimate Closet Storage and Gabby Home designer lighting throughout. The Settlement at Willow Grove is South Baton Rouge’s most sought after subdivision and is located off Perkins Rd. between Bluebonnet Blvd. and Siegen Lane. If you love the homes on Florida's Scenic Highway 30-A, you will want to own this home! Designed by one of the South's award willing architects, Matthew Savoie has created another Rosemary Beach looking home for us here in Baton Rouge. The Mission style all-white stucco home features 3 bedrooms, 3.5 baths with 2 separate bedroom suites upstairs. The large master suite is the only bedroom down and is secluded in the rear of the home, away from traffic areas. With an incredible open plan downstairs, glass sliding doors that open into the courtyard, and finishes that are sure to impress all of your guests, you will be the proud owners of this classy home. The upstairs ultra cozy study/media room/office with fireplace features oversized "barn doors" for privacy. Gourmet kitchen features large 9' island, stainless appliances, gas range with oven, microwave, a 42” refrigerator and walk in pantry. The laundry room off the kitchen is equipped with a large counter spaces. Beautiful powder room will wow your friends, while the center courtyard area can be designed to meet your personal needs. Outdoor kitchen includes built in grill and solid slab counter. This will be another show stopper, so don't wait, come see us today!

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Columbus, OH

Hope Restoration & General Contracting35 Reviews

Columbus Design-Build, Kitchen & Bath Remodeling, Historic Renovations

From Traditional to Modern: A Before & After Home Remodel

Milgard Windows & Doors

The Kiguchi family moved into their Austin, Texas home in 1994. Built in the 1980’s as part of a neighborhood development, they happily raised their family here but longed for something more contemporary. Once they became empty nesters, they decided it was time for a major remodel. After spending many years visiting Austin AIA Home Tours that highlight contemporary residential architecture, they had a lot of ideas and in 2013 were ready to interview architects and get their renovation underway. The project turned into a major remodel due to an unstable foundation. Architects Ben Arbib and Ed Hughey, of Arbib Hughey Design were hired to solve the structural issue and look for inspiration in the bones of the house, which sat on top of a hillside and was surrounded by great views. Unfortunately, with the old floor plan, the beautiful views were hidden by small windows that were poorly placed. In order to bring more natural light into the house the window sizes and configurations had to be addressed, all while keeping in mind the homeowners desire for a modern look and feel. To achieve a more contemporary and sophisticated front of house, a new entry was designed that included removing a two-story bay window and porch. The entrance of the home also became more integrated with the landscape creating a template for new foliage to be planted. Older exterior materials were updated to incorporate a more muted palette of colors with a metal roof, dark grey siding in the back and white stucco in the front. Deep eaves were added over many of the new large windows for clean lines and sun protection. “Inside it was about opening up the floor plan, expanding the views throughout the house, and updating the material palette to get a modern look that was also warm and inviting,” said Ben from Arbib Hughey Design. “Prior to the remodel, the house had the typical separation of rooms. We removed the walls between them and changed all of the windows to Milgard Thermally Improved Aluminum to connect the inside with the outside. No matter where you are you get nice views and natural light.” The architects wanted to create some drama, which they accomplished with the window placement and opening up the interior floor plan to an open concept approach. Cabinetry was used to help delineate intimate spaces. To add warmth to an all-white living room, white-washed oak wood floors were installed and pine planks were used around the fireplace. The large windows served as artwork bringing the color of nature into the space. An octagon shaped, elevated dining room, (named “the turret”), had a big impact on the design of the house. They architects rounded the corners and added larger window openings overlooking a new sunken garden. The great room was also softened by rounding out the corners and that circular theme continued throughout the house, being picked up in skylight wells and kitchen cabinetry. A staircase leading to a catwalk was added and the result was a two-story window wall that flooded the home with natural light. When asked why Milgard® Thermally Improved Aluminum windows were selected, the architectural team listed many reasons: 1) Aesthetics: “We liked the slim profiles and narrow sightlines. The window frames never get in the way of the view and that was important to us. They also have a very contemporary look that went well with our design.” 2) Options: “We liked that we could get large sliding doors that matched the windows, giving us a very cohesive look and feel throughout the project.” 3) Cost Effective: “Milgard windows are affordable. You get a good product at a good price.” 4) Custom Sizes: “Milgard windows are customizable, which allowed us to get the right window for each location.” Ready to take on your own traditional to modern home remodeling project? Arbib Hughey Design advises, “Work with a good architect. That means picking a team that is creative, communicative, listens well and is responsive. We think it’s important for an architect to listen to their clients and give them something they want, not something the architect thinks they should have. At the same time you want an architect who is willing and able to think outside the box and offer up design options that you may not have considered. Design is about a lot of back and forth, trying out ideas, getting feedback and trying again.” The home was completely transformed into a unique, contemporary house perfectly integrated with its site. Internally the home has a natural flow for the occupants and externally it is integrated with the surroundings taking advantage of great natural light. As a side note, it was highly praised as part of the Austin AIA homes tour.

Catherine Claire

Le Jardin Development, LLC

Stunning Whole House Makeover in Vienna, Virginia Includes Piano Conservatory

Michael Nash Design, Build & Homes