If Kitchens Could Talk...

First off, I know there was no blog post last week.  It was Thanksgiving, and like many of you, we spent it with family.  However, it did give me a great idea for this week's theme!

Not for the faint of heart!

We were all at my sister-in-law Yamin's house, and she had decided to prepare her famous (some would say infamous) "Chipotle Goat & Herb Stew" for Thanksgiving.  This was a compromise, because Cousin Harry wanted traditional turkey and cranberry sauce from a can (the sauce, not the turkey) and Cousin Randy wanted quiche and truffles.  The debate became quite heated in Yamin's tiny kitchen, and soon both cousins were in the doghouse.  Literally; Yamin has a huge Doberman in the backyard.

Which brings me to my point.  Yamin has a terribly tiny kitchen, totally unsuitable for any type of family gathering.  Either she is in the kitchen by herself cut off from the family, or we are all in there creating confusion.  Is there a way to have the best of both worlds?

Ah, the good old days...

Of course there is, or I wouldn't be writing this blog.  Just like when we discussed bathrooms a few weeks ago, the kitchen has evolved through the ages.  Long ago, the kitchen was the hub of activity in the home.  Meals were prepared, meals were eaten, and lives were shared as families gathered together.  Kitchens were large, where the cooking fireplace often dominated one end of the space and a huge table served as both preparation and eating space.

But as with bathrooms, over time the kitchens transformed into tiny, cramped spaces near the rear, "throw-your-garbage-out-here" end of the house.  Some blame the abundance of McDonald's and Burger Kings.  Some blame the advances in "TV Dinners."  Still others blame George Bush.  Whatever the reason, kitchens were no longer the center of activity, the family structure began to break down, and the end of civilized society loomed ever near.

Come on, you know
your parents owned these.

But now, the pendulum has begun to swing back the other way.  More and more people are discovering the joy of staying home and preparing food.  They are finding out that time in the kitchen with family and friends beats out old reruns of "Mister Ed."  As a result, these spaces are being redesigned into the increasingly-popular "gourmet kitchen."  If you are looking into a major kitchen renovation, here are a few basic ideas to keep in mind...

1)  Public vs. Work Areas:  Don't mix the two if you can help it.  You may want to talk to your dinner guests while the food is being prepared, but you don't necessarily want them in your colander (so to speak.)  Careful space planning and arrangement of cabinets, seating, and surfaces can allow for interaction without interference.

2)  Respect The Triangle:  Draw a triangle between the stove, sink, and refrigerator.  For best results, each leg should be between 4 and 9 feet long, and the total length of all three legs should be between 13 and 26 feet.  Science, ergonomics, and Martha Stewart all agree that this will make for a work area that is not too cramped and not too spread out.

You'll never want to eat at
In 'N Out again...

3)  Don't travel through the work area to get anywhere else:  This is probably the most broken rule in bad kitchen design.  If kids are running in the back door after playing in the yard, or guests are constantly walking between the refrigerator and stove on their way to the powder room, someone is going to end up with a face full of Chicken Piccata one night. Keep all travel out of the "Sacred Triangle," and you will see both safety and kitchen efficiency soar.

Of course, there are innumerable modern-day kitchen appliances and gadgets that can make your kitchen fun, exciting, and productive.  Have fun shopping!  But keep in mind the basic principles discussed above, and you'll be well on your way to a great culinary experience.  Without resorting to the Doberman.  Have a great week!

"There And Back Again": How Things Get Built

Last year, my cousin Randy decided to have a bedroom and bath addition constructed on his stylish two-bedroom cottage.  And by "stylish," Randy means his decorations include velvet paintings of both Elvis AND "Dogs Playing Poker." Instead of consulting with his cousin the architect (or any interiors person with an ounce of respectability,) Randy picked a contractor at random and got the work started immediately.

Didn't they read
last week's blog?

Sadly, things did not turn out so well for poor Randy.  By the time the "Nails 'R Us" Contracting Company was finished with him, he had spent over $200,000 and all he had to show for it was a tarp fastened to his back wall and a lime green porta-potty.  To pay for the work, Randy was forced to sell off his "Precious Moments" collection. Where did Randy go wrong?  Goodness, where to begin... Today, we will discuss a few of the various ways projects are handled from design though construction.

The option most people, unfortunately, choose is the one Randy chose.  Not understanding the process, they think, "I want an addition?  I'll call a contractor!"  Let me be clear on this subject:  the vast majority of contractors are very reputable, unlike "Nails 'R Us."  (Which, by the way, is a totally fictitious company, before the slander accusations start flying.)  The problem is that when a homeowner asks the inevitable "how much is it gonna cost?" question, the poor contractor really doesn't have a clear picture of what is going to be desired.  He often gives a price that is far too low, or far too high.  Either way, he and the homeowner end up on opposite sides of an argument.  Or worse, a lawsuit.

Honey, we can't
afford this...

There are at least two ways that are preferable to this approach.  One is the traditional "Design - Bid - Build" method.  It's called "traditional" because this method has been used since the days of Stonehenge (or thereabouts...)  In this approach, the Architect is hired first, and a design is agreed upon by the homeowner.  Then a full set of Contract Documents, or "blueprints" are produced.  (The whole concept of "blueprints" is a topic for another day, however...)

Once the full plans are completed, they are given to one or more contractors to estimate.  The better the drawings, the more accurate the contractor's price will be.  Although this process takes time, the homeowner can be assured that he is getting a competitive price and the price is accurate based on exactly what is proposed.

Best buds?

The second way, and a very popular way in recent years, is the "Design-Build" method.  In this method, the Architect and Contractor work together, often under the same company name.  It is a type of "one stop shopping" for the homeowner.  The homeowner gets the benefit of an Architect's services, but the Architect doesn't have to produce a completely detailed set of Drawings, saving time in the overall process.  There is no competitive bidding in this process, however, so many homeowners do not like this approach.  If you decide to go this route, check out the Contractor thoroughly and make sure you are satisfied with the quality of work he provides.

Randy says his house is
famous.  I don't know...

There are a number of other ways the process can work, with names like "Construction Management at-Risk," and "Integrated Project Delivery" (which has nothing to do with the Civil Rights Act.)  These methods don't generally apply to residential homeowners, and would make me look like an even bigger geek if I were to try explaining them here.

So which method is right for you?  It depends on your preferences.  If getting competitive bids (and possibly a cheaper price) appeals to you, go the "Design - Bid - Build" route.  If no-hassle one-stop-shopping is your thing, try the "Design-Build" option.  Or if you're like Randy, just tear the whole thing down and start over...  See you next week!

Bathrooms: Necessity, Spa, or Reading Room?

The house I grew up in had one bathroom.  No, really.  Let's just say that getting ready in the morning was...  eventful.  Of course, that was in an early 1960's era home, before the "Great Bathroom Revolution."  Looking back, I don't know how we did it without killing each other, electrocuting someone, or leaving the house half-dressed.  So I thought that today, I would put down a few thoughts on the Great American Bathroom.

Ah, the bacteria...

The residential bathroom has come a long way.  Ages ago, the Romans had huge, public baths that were one of the centers of community life. They also had vomitoriums, slavery, dysentery, and lead plumbing.  And when they said, "Saints vs. Lions," they weren't talking about NFL football.  Thankfully, we've moved beyond those days, and certainly no one wants to go back to public baths.  Well, no one except Hugh Hefner, maybe.

Hello, 1970!

But through the years, something happened to the bathroom experience.  By the time indoor plumbing became a household standard (and the Sears catalog was no longer used for toilet paper,) bathrooms had become a "necessary evil."  You needed to bathe, wash your face, and do those other "unmentionable" things.  Other than that, get out and get on with your day.  That Industrial Revolution isn't going to progress itself!  The average American bathroom had become a cramped, unpleasant space tucked into the most desolate corner of the home.

Essential Library
Material

In recent years, desires have changed.  Instead of the previous generation's notion of a place to "do 'yer business," the bathroom is now looked upon as a spa-like retreat, a place to get away from the cares of the world and relax.  My cousin Harry (ever the optimist) believes this is because America has become "a nation of weak-willed sissies."  You have to understand, the only extra thing my cousin Harry has in his bathroom is a cardboard box filled with copies of "Uncle John's Bathroom Reader." Harry is quite the learned man.

With this spa idea in mind, we conducted an extensive survey among our readers to determine what elements might be included in the "perfect bathroom."  Okay, so we just asked around at our neighborhood sushi place, but here's the list...

1)  Conceal the toilet.  Despite our open and free society, there are still some things that we don't necessarily want front and center.  It doesn't always have to be in its own room, but some privacy would be nice.

That's more like it!

2) Separate the tub and shower.  This is quite common in today's bathroom.  Each serves a distinct function, and it affords the opportunity to treat each area differently.

3)   Glass block can be really cool.  Glass block is not a new product, but it allows lots of light into your bathroom without worrying about ending up being featured on your weirdo neighbor's YouTube channel.

4) As far as bathtubs go, size matters.  The larger, whirlpool-style tubs built for two people are a great way to relax at the end of a stressful day.  (Wine glasses not included.)

5)  Shower yourself with love.  Create a wonderful shower experience with natural stone textures, rainfall shower heads, multiple nozzles, steam features, and the like.  You may never want to leave!

I'll take one of these...

6)  Indulge the other senses.  Additional touches to your ultimate retreat may include things like a small waterfall, music system, mood lighting, fragrance generators, a television, or a heated floor (for the colder climates.)  This is definitely NOT your parents' bathroom!

We'd love to hear from you!  What other features have you seen that you would put into the "Ultimate Bathroom Experience?"  We'll be sure to pass them along at the sushi place.  Have a great week!

So What Can I Do With This Property, Anyway?

I am NOT going into this place!

Okay, there's this restaurant around the corner from where I live.  It used to be a pizza hangout.  Then, it was a steakhouse.  Then, it was a Greek place.  Then it was a laundromat.  Then it was a burger joint.  Then it was a tattoo parlor.  Now, it's a frozen yogurt cafe, but the rumor is that it's being sold to a guy who wants to open a transmission shop.  Locals say the place is under a curse, and I agree...  The curse of clueless owners!

So let's say you've just inherited a piece of real estate from your great-aunt Wilma Wigglesworth, and you're looking to turn it into an investment property.  What can you do with it?  What SHOULD you do with it? First, keep this in mind.  It's an investment property, which means it's supposed to make money for you.  (What a concept, I know.  Go figure.)  This is not the time to open that tofu-and-bacon ice cream stand that your college buddies dreamed up after too many kegs of beer one night.  So if that "next big thing" isn't the answer, what do you do?

You can put it here, here...  but not here.
Not ever!

First of all, hire a professional to do the research for you.  Have someone determine what the zoning is for your property.  Is it residential, multi-family, or some degree of commercial?  Just because some properties are developed in a certain way doesn't mean that things haven't changed for new developments.  Zoning can change drastically over time, so always check.

Next, have a professional (such as a commercial real estate broker) do a neighborhood evaluation.  There are actually brokers who specialize in this!  They can determine what sort of business best meets the needs of the neighborhood demographic, whether it be an ethnic restaurant, laundromat, or professional offices.  Building the right kind of business for the area can go a long way toward breaking those "curses" we hear about.

I was only going to build a daycare...

Once you've decided on a project type, have your design professional further check the zoning.  Find out things like setbacks, parking requirements, building heights, number of units allowed, etc.  Every zoning area is different.  You might think you can only build 4 condos on a piece of property, but with creative design and working with the Building Department, you might be able to build 10!  I recently had a client who was told he could build 3 condos on his property.  Turns out, if he bought the identical size adjacent property and combined them, he could build not just 6 (3 doubled,) but 11 units!  Again, it pays to do your homework.

So don't be afraid to use that property, but put your personal desires aside and focus on what is going to be the best investment.  Great-aunt Wilma would be proud...

Flipping Houses: "Don't Try This At Home"

There's a right way, and there's a wrong way...

Last week at our monthly family dinner gathering, my cousin Randy announced that he was pursuing a new career.  Since the real estate market seems to be picking up steam and mortgage rates are still relatively low, Randy has decided that he would enter into the business of "flipping houses."  My other cousin Harry wondered out loud if this was anything like tipping cows, and soon spoons of mashed potatoes were flying across the room.

Truth is, there is money to be made in the process of flipping houses, if it's done the right way.  An old, run-down structure can be bought for a low price, and changes can be made that can increase the value before it's sold again.  The trouble is, many house flippers either don't do it the right way, or don't take advantage of some techniques that can maximize their profits.  Many investors simply slap a new coat of paint and replace a few doors and windows, thinking they will double the selling price of the house.  It still has the tiny bathrooms, poorly planned kitchen, and narrow, maze-like hallways.

Sure, this meets code...

Sometimes, the problems can be worse.  Many municipalities may require that the structure be brought completely up to code in some instances, which means that entire electrical, plumbing, and HVAC systems need to be evaluated.  Even with that new coat of paint, the house might not pass inspection for a mortgage appraisal.  That's the seamy underbelly of house-flipping that they don't necessarily show on HGTV, and why amateurs often think they can do it themselves.

Even if the house can pass the building code requirements (which can vary wildly from city to city,) many house-flippers are still missing the mark. They are passing up a golden opportunity to maximize their investment.  Remember those bathrooms, hallways, and kitchens we mentioned earlier?  Hiring a professional designer to re-plan the spaces can take those 1930's kitchens and baths and turn them into something a 21st century homebuyer is looking for.

Definitely NOT your parents' bathroom!

You'd be surprised how much difference a little pre-planning can make.  The extra money you spend in reconfiguring the spaces, especially with an American populace that is getting older, can reap huge benefits over a house that has had only minor repairs and repainting.  Accessible, hi-tech homes with modern kitchens and bathrooms will bring in the serious buyers, and a professional designer can make that happen.  Even with that World War II Era bungalow (believe it or not!)

The ADA: "An American Horror Story"

Not to be confused with the
"Americal Dental Association."

The Americans With Disabilities Act:  A phrase that can send grown architects screaming and make contractors cry like babies. Love it or hate it, understand it or not, it is the law and it's not going anywhere.  (Kinda like Obamacare...)  What exactly is it, and more importantly, what does it mean to you?  The ADA, I mean, not Obamacare.  There's not enough space in this blog for that discussion...

In a nutshell, the ADA (and the various state guidelines derived from it) shows us how to make projects accessible to people not just in wheelchairs, but with visual, auditory, and walking difficulty as well.  The guidelines apply to public projects, private establishments open to the public, and some multi-family developments (your mileage may vary.)

Yes, Harry's the life
of the party.

Most of us don't understand how difficult life would be if we were confined to a wheelchair or suddenly rendered blind or deaf.  In fact, my cousin Harry firmly believes that all disabled people be shipped off to their own city, like in "Escape From New York."  My cousin Harry is an idiot.  In newly designed projects, accessibility can be readily achieved by a good designer, in many cases with the general public not even aware that "special provisions" have been made. Things like larger restrooms, well-designed water fountains, decorative ramp features, wider hallways, and other elements can actually enhance the look, feel, and usability of a project, even for those without these disabilities. Take THAT, Harry!

But what about older buildings?  Here's where I scare you to death.
Danger, Will Robinson!  Danger, Will Robinson!  Most owners of older buildings built before the ADA was introduced think their properties are "grandfathered" in.  They think that as long as they don't make any modifications to the building, they're good.  They're wrong.  Not as wrong as my cousin Harry, but wrong nonetheless.  Since it has been over 20 years since the ADA debuted, building owners are required to make changes that are "readily achievable."  If you don't, you can be sued.  Yes, SUED, even if no one is injured or no handicapped person has been denied service.  In most states, you can be sued just to force you to comply, but in some states such as California (no surprise there) you can be sued for thousands of dollars!  This is why my cousin Harry will never move to California.  He's content to sit at home watching reruns of Archie Bunker....

Harry thinks this means
"Reserved For People
With Big Butts."

So what does "readily achievable" mean?  Thankfully, it doesn't necessarily mean tearing out every wall and installing mile-long ramps everywhere.  Based on the size of your business and your budget, your local building authority might demand simpler things such as changing door handles, lowering some counters, installing grab bars in the bathrooms, taping down rugs and mats, or maybe building a short ramp that doesn't necessarily meet full ADA requirements.  If you, as a business owner, can show that you've made these types of corrections in your older building, you might just avoid that nuisance lawsuit that bleeds you dry and makes your lawyer friend from Rotary Club richer.

So as a small business owner, what do you do?  Find a local architect or a professional who is CASp (Certified Access Specialist) accredited, and have them do an evaluation of your property.  Complete those items that are readily achievable, and be ready to complete more items should you ever decide to do a major expansion or renovation to your property. And for goodness sake, don't invite my cousin Harry over for dinner...

A Funny Story (No, Really!)

How many small architecture firms ever get to have their work featured on a national television show?  Well, add one more to the list...  This guy!!  (You can't see it, but I'm pointing both thumbs at myself.)  We're not talking some show on HGTV that comes on in your dentist's office either.  We're talking...  wait for it...  wait for it...  Modern Family!  Yes, that's right, the show that features the typical family, the gay family, and the oh-so-lucky "old guy with bombshell Latino babe for a wife" family!

Run, Sophia, Run...

Perhaps I am stretching the truth a little here.  While Ed O'Neil's character could certainly be classified as "oh-so-lucky," my work wasn't exactly "featured."  It was in the show, however.  Last season, there was an episode where the families went to the local skating rink (as modern families are prone to do.)  The episode was filmed at a Glendale skating rink where we had recently done some handicapped accessibility renovations.  The exterior shots clearly show the stairs and handicapped ramp that I designed for the facility. Using our DVR, we counted 237 frames' worth of screen time!  Send word back to the hometown; your boy's a star!  Let the residual checks commence...

Although it certainly won't skyrocket my firm to the pages of "Architect" magazine, it certainly was entertaining to see something of mine on a national television show.  Sorta like when my crazy cousin Randy had us all watch that episode of The Walking Dead he "starred" in.  Turns out, he was Zombie #43, at the bottom of the pile of dead zombies that Darryl killed with one crossbow shot.  He was paid a whopping $20.00 for the episode, and proceeded to take the money and "go pop some tags," whatever that means...

Does anyone have a similar story where their home or business was used in a film or TV show?  We'd love to hear from you!