Low-Income Housing Projects
October 23, 2019
Every state in the U.S. struggles with the problem of affordable housing for low-income employees. In California, the average hourly wage of a tenant is $17.09. Employing the standard that you should devote no longer than 30% of your income on utilities and rent, a lease of $889 is deemed cheap at this wage. The fair market rent on a two-bedroom from the state is $1,327, according to 2010 National Low Income Housing Coalition (NLIHC) data. Low-income housing projects help close this gap through various types of subsidies.
Private Development
Cities throughout the nation try to devise plans that will increase low-income housing inventory. Cities mandate that specific types of private development brings with it cheap units. In San Francisco, for example, the city’s planning code states that 15 percent of units in developments containing five or more units must have rents affordable to low- and- moderate income homes. As stated by the Mayor’s Office of Housing, San Francisco permits contractors to vertical the cheap units off-site in doing, so the requirement jumps to 20 percent. A developer may also decide to pay an”in-lieu” fee rather than construct the affordable units. The City of San Diego runs a similar program, which, according to its housing fee, has produced over 1,290 affordable units at the northern section of the city. New York City utilizes an”inclusionary housing” strategy too, which provides builders more residential space than intending regulations typically allow in exchange for the building of cheap housing.
Non-Profit Development
Some non-profits are devoted to expend a significant amount of resources to build housing that was affordable. This works differently from case to case and place to place. Private-public partnerships are common where cities unite government funding with private and non-profit money, usually secured through grants, to develop low-income housing. Bridge Housing, based in San Francisco, has helped grow over 13,000 houses, including North Beach Place, which will be a rehabilitated public housing project conducted by HUD.
HUD Public Housing
If you think of low income housing projects, or just”the projects,” HUD’s public housing program may come to mind. HUD funds public housing through Congress; neighborhood public housing agencies (PHAs) actually screen applicants and manage the components. Public housing is scattered throughout a town. Rents are set in order they are affordable to low-income households making less than 80% of the area’s median income. The vast majority of public housing residents earn less than 30% of the area’s median, according to HUD.
Section 8 Home
Though often used interchangeably with public housing, the Section 8 program isn’t what you may know as a”project” Section 8 rentals are private rental units. While an entire building could be Section 8, the location of Section 8 housing is dependent upon the location of possessions and individual units owned by landlords that apply with HUD to accept Section 8 tenants. The incentive for a landlord to take a Section 8 tenant sums to a rental warranty. HUD offers Section 8 renters with a voucher that pays for the amount of their lease that exceeds 30% of the income.
What's Going to Raise a Home's Evaluation Value?
October 19, 2019
An appraisal has a significant effect when you are getting a new or refinanced mortgage on your house. An appraisal is an evaluation of your house 's monetary value by a licensed professional. The appraisal offers documentation to a mortgage lender that your house is worth the total amount of the loan.
Exterior
The outside of your house should be neat and free of clutter. Landscaping adds to the overall look of your house, but overdone landscaping may diminish the value. A painted house has to be as solid as you can, so when your house has stained or graying paint, then make sure you repaint before the appraisal. Siding on a house adds to the property’s value, so consider this improvement if your home is now painted. If your property is already sided, make certain the siding is clean and in excellent condition.
Interior
The inside of your house has to be tidy, organized and tidy for the appointment. The appraiser is going to make the decision on your house that day and will consider the instant appearance inside. Pet and smoke aromas negatively affect this test, so take action to remove these smells in order to elevate the appraisal value. Whether there are any particular features of your house that you want the appraiser to consider, make sure that he can easily access those areas.
Remodeling
The overall value of your home increases. Appraisers typically consider the kitchen and bathrooms focal points in the house, so updating your cabinets, sinks or fixtures may boost the appraisal. Repaint any rooms which have a peeling or fading look, and clean or repair any wallpaper. Finishing your basement is another addition to your home’s value. When you have begun any home repairs or improvements, make sure they are full before the appraisal. These jobs will need to be finished in order to be included in the report.
Additional Items
Some types of appliances and additional fixtures will aid in your appraisal. If you have a luxury bath, such as a hot tub or spa, make sure the fixture is clean and in working order before the appraisal, as it’ll be included in the report. Central air-conditioning units can also be reviewed from the appraiser, so in the event that you have such a device, change the filters and then clear any debris.
Misconceptions
The appraisal isn’t only depending on the status and features of your house, but also the importance and features of comparable houses in your area. Adding features to your home which are considered excessive or irregular for the region can really diminish the appraised value. These may include bedroom walls painted in bright neon colors or big, ornate garden statues in a little lawn in a reasonably priced area. Permanent pools may really lower an appraisal on account of the maintenance required.
Suggestions for Identifying a Modern Home
October 17, 2019
While contemporary design has its roots in the 1930s, contemporary homes did not become widespread until after World War II. From its inception to present times, the design has celebrated and incorporated new materials and technology. Modern design has evolved over the years and covers a wide range of styles from mid-century contemporary to contemporary-style homes. Many design elements are generally found in modern homes whatever the decade in which the home has been constructed.
Simple Exterior
Modern houses are usually recognized by a very simple facade and deficiency of decorative details found on conventional houses, according to”A Field Guide to American Houses.” The exteriors are geometric, slick and practical. In addition, the homes are usually asymmetrical with curved walls or unusual angles. Even though a few modern houses feature steep roofs, many have flat or low-pitched roofs, and a few have broad eaves and low gables.
Open Floor Plan
Among the easiest ways to recognize a house is the floor plan. A flexible floor plan with rooms that could have several functions is a hallmark of contemporary home design, according to Dream Home Source. With the exclusion of bedrooms and baths, the open floor plan features few enclosed rooms, therefore it looks a single constant living space. Some contemporary home designs may have few walls between rooms to give them an even more spacious feel and also to allow more light.
Windows
Homes of this design may also be recognized through the use and design of windows. Windows with simple shapes and large expanses of glass are characteristic of contemporary homes. Windows are employed in contemporary home design to flood the home with light and connect the home with nature outside, according to Ralph Haverkate of Palm Springs Modern House. To attain this, many of the homes have walls of windows and strategically placed windows that allow light but maintain privacy.
Materials and Colors
Modern showcase the construction materials and techniques and homes often experiment with. Since new materials have been celebrated in contemporary houses since the start of the design, the houses continue to evolve as technology advances. Modern design highlights smooth and strong materials, including concrete steel, chrome and stone, according to HGTV. In addition wall materials are generally viewed inside. Neutral colors are preferred in modern homes to emphasize the materials and design.
Little Luxuries: Wine Refrigerators Offer Convenient Storage
October 15, 2019
You do not have to be a wine connoisseur to enjoy the small luxury of a wine cooler. This small refrigerator helps to keep wine at the proper serving temperature for storage that is temporary. Most wine experts recommend that wine stored in a wine refrigerator should be consumed within a year — these appliances store wines but are not meant to them.
If you are serious about starting a wine collection, or in the event that you just want convenient storage, a wine cooler can keep your favorites available. Here we will cover what you should search for in a wine cooler in addition to location considerations.
Single- or Dual-Zone Refrigeration
Most wine refrigerators come with either single-zone or dual-zone refrigeration. Good-quality wine coolers should have a temperature range of at least 45 to 65 degrees Fahrenheit.
Michael Merrill Design Studio
Single-zone pipes will do the job well in the event that you plan to chill just one type of wine. The temperature at a single-zone cooler will probably vary from the top to the bottom — the larger the refrigerator, the greater the temperature will vary.
If space and budget are your main concerns, a single-zone refrigerator is your best bet. Strategy to store white wines at the bottom, where it is warmer, and red wines on very top. But be aware that temperature variation isn’t similar from one cooler into another.
Jim Schmid Photography
Dual-zone refrigeration means that you can save multiple kinds of wine at the exact same refrigerator; there are separate temperature controls and screens for each zone. Plus, the better coolers offer you a complete temperature range in each zone, so they are extremely flexible for various kinds of wines. However, these additional features do have to increase the price; a quality dual-zone wine cooler will probably be more expensive than a single-zone one.
Venegas and Company
Size
The quantity of wine you will have to cool and prepare for entertaining will determine the capacity of this wine cooler you should receive. Not sure how much space you’ll want? Multiply the sum of wine you drink per week by 52 to get a year’s worth, and add a few added bottles for entertaining purposes.
Four Brothers LLC
When space is at a premium, simply buy your wine as necessary to minimize the need for a larger cooler. This will decrease price, too.
Alair Homes Vancouver
Racks
Pay attention to the type of rack that comes with your refrigerator. Not many racks are made equal; some can not fit particularly tall or massive bottles.
Venegas and Company
Select a rack that fits with the aesthetic of your home, too. Wine cooler racks can come in all wood, all chrome, plastic or a combination of many materials to fit different design styles. Some high-end models also come with custom doors so that you can organize them with your current cabinetry.
Lilija Gelazis AIA
Constructed or Freestanding?
Constructed wine coolers are custom fitted into the surrounding cabinetry. This type of unit demands extra consideration for setup. Most of these coolers port from the front, and they want space to vent adequately. The door swing will have an impact on where the cooler should be located, for proper access and so it will not block traffic. Many high quality wine cooler manufacturers offer you a reversible door option, but it is found less often on lower-priced models.
Constructed undercounter coolers come in a variety of widths, from as narrow as 6 inches to as wide as 30 inches. Most built-in coolers tend to measure 24 inches wide. Those can range from $800 to over $3,000 (excluding setup costs), based on the qualities.
Michael A. Menn
Wine coolers do not need to be mounted below a countertop , either. When they are mounted over the counter, as this one is, it’s easy to see what is in the cooler without having to bend over.
Witt Construction
They’re also a excellent addition to your butler’s pantry or food pantry, for easy serving and entertaining.
SPT Appliance Inc..
Under Counter Wine Cooler, 32-Bottle – $438
Freestanding wine refrigerators work well for those who don’t have space for a built in cooler. These grills additionally come with either single- or dual-zone pipes and can be located in a basement, garage or vented cupboard. They vent from the back, so be sure to leave space at the back and top so the heat can escape.
Freestanding wine coolers vary in price from $199 to $2,000, based on the qualities and size. Some compact countertop models cost as little as $115.
Whether you are willing to splurge on a luxury cooler, or a small countertop model will agree with your wine storage needs, the right wine cooler could present your home small sense of luxury you have been on the lookout for.
More: Nice Thing: A Fishing Fridge Right Where You Want It
Pro Chefs Dish on Kitchens: Paul Kahan Shows His Urban Sanctuary
October 10, 2019
Chicago chef Paul Kahan is new out of a recent kitchen remodel; the paint was drying on the walls while I took photos. He codesigned his kitchen with Mary Klonowski, his wife, and contractor Nate Loevy. Using Seattle company Henrybuilt’s design solutions, they took down a wall and relocated the plumbing stack from above, expanding some doorways and redoing the floor. Paul and Mary already had all the appliances: Sub-Zero Pro 48-inch refrigerator, Viking 6-burner range with griddle, Viking hood with outside blower, Miele dishwasher and Kohler sink.
Chef: Paul Kahan
Location: Chicago
Restaurants: Blackbird, Avec, Publican, Big Star, Nico
Specialty: Farm-to-table American cuisine
Rebekah Zaveloff | KitchenLab
Rebekah Zaveloff | KitchenLab
Q. What’s your perfect kitchen design? It looks like you guys sort of have a busted U-shaped kitchen due to the existing windows.
A. Well, you know I operate in this environment that’s full of mess and stuff everywhere. At home I’m quite into tidy, uncluttered appearances — I really don’t like wall cabinets with doors. It’s a house, and we modernizing it, maintaining inside the house’s bones.
We have a lot of open shelving, and the pantry was completely redone by Henrybuilt too. The pantry includes a large Julia Child–fashion wall with sliders and pots and pans. I’ve got something like 30 different pots and pans that I can hang; larger ones I can’t move on shelves. The peninsula has seats on one side and houses the principal sink — it seems like an island.
What’s significant: Ample counter space to cook and a lot of storage, and that is why I got the big fridge. I like to have things that are amazing on the shelves, not everyday clutter. The kitchen table is counter height, and it’s on wheels and moves round. Six people can sit at it, and because we have limited space, you can put this up against the wall and use it for prep. A great deal of times once we have parties, we wheel it on the back porch and use it like a buffet.
If I had all the space on earth, I’d construct the kitchen about entertaining. Everyone gravitates there anyway. I’d do a multipurpose area with an island that had a sink and prep area, with a wing that comes off it where people could sit and dine at.
I’m kind of a espresso nut, and our La Marzocco espresso machine sits alongside the sink on the peninsula. I’m also an audio freak working on good noise at the kitchen, living area and dining area in this time too.
Rebekah Zaveloff | KitchenLab
Q. And your perfect cooking appliance arrangement?
A. You know, for years I’ve lusted after a La Cornue … but I don’t know if there is anything on the housing marketplace that actually functions like a true expert cooker for your house. I’ve currently got a 48-inch Viking with 2 ovens and a infrared broiler, and it works for us. Really like the setup of four a French shirt. I’d do a multipurpose area with an island that had a sink and prep area, with a wing that comes off it where people could sit and dine.
Q. What do you think about open leftovers versus closed burners for a range top? Can you really do an induction cooktop as a substitute for gas — or as a nutritional supplement?
A. If I had another house or kitchen, I think I’d do two induction burners, and also the prep sink and gas range on the main wall. I worked at a friend’s kitchen in D.C., and the induction shirt took a while to get accustomed to, but they are amazing. They work well for everything, great for sautéing. For me personally, I’ll be cooking with gas till I die, but I’ll use induction also. They’re quite clean, you simply wash them down, and they are functional. I might do it slightly recessed so I really could perform a cutting board and have extra counter spaces.
Rebekah Zaveloff | KitchenLab
Q. What one extra kitchen cooking gadget would you propose for a house cook?
A. I’m not much of a gadget man; I’m a fairly straightforward cook. However, I really do love my smoker out of Texas in my yard. From the kitchen a Vitamix is critical; each pro chef loves their Vitamix. A fantastic immersion blender and a food processor. I have a ton of All-Clad pans and some French steel ones. I have a lot of knives I love knives and also my Kuhn-Rikon peeler; that’s good.
Rebekah Zaveloff | KitchenLab
Q. What kind of refrigeration arrangement do you enjoy?
A. It would be good to have a couple of burners on the staircase to cook, a 48-inch gas range onto the wall, an oven and a half or 2 ovens, and fridge drawers in that main prep area, and yet another fridge further away. Right now my fridge is a bit far away.
Rebekah Zaveloff | KitchenLab
Q. What’s your Perfect cleanup arrangement? Sinks first. I can see that you’ve got some pretty fantastic business in the island too: a drawer for cleansing products and a tilt-out drawer front for sponges as well as drawers for silverware, utensils and everyday plates.
A. Again, if I had another house, dishwashing and cleanup would be transferred into another zone. We have currently got a single-bowl sink at the peninsula that’s made from the same material as the counter top.
Rebekah Zaveloff | KitchenLab
Do not worry about Burgermeister the cat — the counters receive a complete scrub before any cooking goes on here.
Q. What about faucets? Few individuals actually think about how they can make life simpler based on the design, but as much as I enjoy function, I can’t stand a unsightly faucet.
A. We finished up with an Axor faucet, a sleek cousin of one of the very industrial ones. It’s just one hole with a nice big lever and a pullout spray out of the mind. It’s clean and nice and covers both bowls in the sink. No digital touchless faucets for me personally. I prefer mechanical over digital.
Rebekah Zaveloff | KitchenLab
Q. What’s your favorite backsplash material?
A. We conducted the countertop up the wall. Thus far, so great. It’s white, and there are some discolorations, but no significant troubles. It’s durable, and it seems great.
Q. Your favorite countertop material?
A. The peninsula is Caesarstone; everything else is wood. They’re beautiful bamboo shirts with a waxed finish, but we’ve got a plethora of cutting boards and a big Boos block that we use to prep on.
Q. What’s your preferred material for a kitchen floor?
A. The only one I’ve ever lived with is wood. We did a wide-board walnut flooring. Can I enjoy tile at another residence? Sure. We are doing cement tile at our restaurant.
Rebekah Zaveloff | KitchenLab
Q. Your opinion on perfect lighting for a house kitchen? By the way, I love that ceiling remedy in which you exposed the joists in part only.
A. Thanks. The contractor did a fantastic job fitting in new joists to substitute the aged when required. We did a mix in regards to lighting: three pendant lighting, pin spots in the area with exposed beams [and] big cans in between the beams.
Rebekah Zaveloff | KitchenLab
Q. When you are not working what do you cook?
A. I’m a Fairly serious gardener. My wife and I eat quite simply — dinner may be fish, some sort of vegetable in the garden and sometimes a starch. We maintain a bunch of vinaigrette in the refrigerator, and we love this one buttermilk dressing. We may have a kale salad already marinating in the refrigerator. I have a smoker at the yard; we use it for events and parties in the house. I love to grill in the summertime, go out and grab veggies in the garden. I truly like to eat simple food. We have a butcher store, and we do good charcuterie, but we consume that in small amounts.
Q. What dishes would you cook into test-drive a new appliance?
A. I would probably cook a whole fish big skillet, two1/2-pound fish. Get the pan hot and finish it in the oven. Some people might cook a quiche or a cake to test an oven, but I’ve got fish on the mind. Sear it to the stovetop and finish it in the oven.
Rebekah Zaveloff | KitchenLab
Rebekah Zaveloff | KitchenLab
Q: What do you have growing now?
A. We have a 15- by 30-foot plot, plus flowers and herbs and some produce our regional farmers and suppliers don’t grow. There’s nothing like picking stuff and cooking it : chicory, a great deal of garlic, celery root, arugula, Chioggia beets, peppers — Hungarian sweet, wax, serrano and Jimmy Nardellos including broccoli, cucumbers, leeks, asparagus, lovage, Swiss chard, lavender, wild arugula.
Q. What ingredient could you not live without?
A. Olive oil.
Delicata Squash, chef Paul Kahan’s recipe
Serves 4
two delicata squashes
6 cloves garlic, sliced
4 tablespoons olive oil
4 tablespoons butter
two sprigs thyme
1/2 teaspoon chili flakes
4 tablespoons dark brown sugar
Salt and pepper to taste
Lemon (optional)
Cut off the tops and bottoms of the squashes 1/4 inch on each side and then in half lengthwise. Scoop out the seeds with a spoon. Lay each half cut-side down and then slice each into 1/2-inch bands, leaving skin on.
Preheat a large sauté pan (big enough to fit the squash pieces evenly in one layer) over medium heat for 5 minutes, then add olive oil.
Add the skillet in a single coating, gently brown on one side and then reverse each slice. You may have to do this in 2 batches: simply maintain the cooked squash warm.
Working quickly, add the butter and sliced garlic into the pan and then sprinkle the chili, brown sugar, thyme, salt and pepper over the squash. As soon as you’ve added the brown sugar watch for burning off!
Once the garlic begins to lightly brown, then move the squash around to sauté it.
Test the squash for doneness. Add more salt and pepper if desired and then squeeze a lemon wedge over it to flavor.
Visit a different chef’s kitchen Michael Symon Shares His Tastes
A Radical Reconstruction Raises an Austin Home
October 6, 2019
It’s a simple fact of life: Growing families need growing spaces. Architect J.C. Schmeil knows this firsthand. A decade ago he added 700 square feet to his 1935 bungalow in Austin, Texas, when his second son was born. After his two boys lately begun edging toward the adolescent mark, he decided it was time to expand again.
The extra square footage came in a second-story inclusion for those boys, with two bedrooms and a trendy secret music space behind a bookcase. Schmeil added more perceived distance, too. He awakened the kitchen with gobbling up the dining room and added a stunning vaulted ceiling into the present front entrance, which had gone from being a compact living room into a cluttered home office and is presently a new dining room — the latter of that for a very practical reason. “Typically, dining rooms have been kept neater than other chambers,” Schmeil states. “Now it is a nice, calming area to walk into.”
at a Glance
Who lives here: J.C. Schmeil; spouse Ashley, an environmental adviser; along with sons Corbin and Becket
Location: Austin, Texas
Size: 2,150 square feet; 4 bedrooms, 3 bathrooms
Merzbau Design Collective
Schmeil had attempted various uses for this entryway. He hit the sweet spot with this clean, modern dining room. “Its better than walking into an area with stuff all around the place,” he states.
The highlight is a floor-to-ceiling bookshelf with multiple windows that bring in leafy perspectives.
Table, seats, carpet: Crate & Barrel
Before Photo
Merzbau Design Collective
The roof has been basically peeled off therefore the addition can be constructed. “It was not really a remodel but a radical reconstruction of the home,” Schmeil states.
After removing”cheap wood paneling,” he states, he discovered longleaf pine planks, which he used for the flooring in the second-floor addition.
Merzbau Design Collective
Due to something called the”mansion ordinance” in Austin, residents can create a home just as large as 40 percent of their lot’s square footage, or 2,300 square feet, whichever is larger. If Schmeil had assembled space over the dining room, he would have gone over the square footage allotment. He created play a vaulted ceiling and a exceptional wall remedy instead.
For the wall therapy, he collaborated with Roger and Paul Wintle of Texas Trim, who did all the custom cabinet work. They landed a trendy approach using 16- by 32-inch modules of walnut plywood”pickled” via a whitewashing process. A ⅛-inch reveal leaves faint black lines to highlight the layout, which imitates that of the travertine tiles on the front porch.
Paint: Evening Sky, Benjamin Moore
Merzbau Design Collective
A brand new guest room — dubbed the Gransuite in honor of this frequently visiting grandmother for whom the distance was constructed — is just off the dining area. Schmeil removed first gray shag carpeting throughout the home to expose white bamboo floors in near-pristine condition.
Paint: Covington Blue, Benjamin Moore
Merzbau Design Collective
The guest bathroom includes slate tile on the ground cut in a 6- by-12-inch running-bond design.
Bathtub: Kohler; tile: Ann Sacks; toilet: Aquia, Toto; faucet: Ikea
Merzbau Design Collective
Schmeil combined the old kitchen and dining room to double the size of this kitchen. Whitewashed walnut panels on the stair rail echo those from the dining room.
Cabinets: Texas Trim; countertops: HanStone; cupboard paint: Curing Aloe; wall paint: Beach Glass, both by Benjamin Moore
Merzbau Design Collective
The couple’s taste for blues and greens drove the color scheme, which produces a soothing vibe. Windows beneath the cabinets bring in northern light and perspectives of bamboo.
Backsplash: Lush Surf, ModWalls; butcher block counter tops: Ikea
Merzbau Design Collective
An office space off the kitchen affords views of heritage oak trees; Schmeil’s wife, Ashley, an environmental adviser, made sure they were left unharmed during the renovation.
Wall paint: Covington Blue, Benjamin Moore
Merzbau Design Collective
A separate laundry room connects to the home office.
Wall color: Fresh Grass, Benjamin Moore
Merzbau Design Collective
More whitewashed maple makes up a brand new media cabinet in the family room, which was part of a renovation in 2002 that added this space and a new main bedroom suite.
Wall paint: Beach Glass, Benjamin Moore; coffee table: Mockingbird Domestics; puppy artwork: Walter Salas-Humara, Yard Dog Art
Merzbau Design Collective
High-placed windows in the main bedroom provide privacy and views of a neighbor’s trees; Schmeil says they are”borrowed landscapes: You get to enjoy the views but do not have to keep it.”
His mother-in-law, an interior decorator, added the Heriz carpet, 1800s cupboard and Louis Vuitton steamer trunk.
The Schmeils remained in the home for most of the renovation. The children slept in the family room along with the few in their bedroom. They started calling their toilet that the”bitchen,” because they prepped food and washed dishes in the sink while their kitchen was being assembled.
Merzbau Design Collective
The second floor is a completely new addition. A cutout at the top of the stairs leading to the inclusion looks back on the dining room.
Wall paint: Woodlawn Blue, Benjamin Moore; seat: Tops Office Furniture
Merzbau Design Collective
The second-floor layout is basically two bedrooms divided by back-to-back closets. The children share one bedroom. The other is a playroom.
The bedroom floor is longleaf pine that transforms into white oak.
Merzbau Design Collective
Corbin sits in one of his favorite spots. The angled window follows the roofline of this lower gable. Dormers pop up to provide the bedrooms enough headroom.
Wall paint: Woodlawn Blue, Benjamin Moore
Merzbau Design Collective
Becket’s preferred place is this reading market.
Niche paint: Fresh Grass, Benjamin Moore
Merzbau Design Collective
A fold-out sofa in the playroom generates space for overnight guests.
Wall paint: Woodlawn Blue, Benjamin Moore
Merzbau Design Collective
Merzbau Design Collective
Before undertaking the remodel, Schmeil maintained his sons they might possess a hidden room behind a bookcase, which he calls for a”Scooby Doo bookcase.” He delivered with this trendy music space; Becket plays drums and guitar there, and Corbin plays saxophone.
Merzbau Design Collective
A glass-tile flooring in the boys’ shared toilet makes the space a lot easier to clean.
Wall paint: Bunny Grey, Benjamin Moore; tile: Slate Blue (floor) and Quail Gray (shower), both from Hakatai
Before Photo
Merzbau Design Collective
BEFORE: Schmeil believed that the little porch and gable lacked curb appeal.
Merzbau Design Collective
Merzbau Design Collective
AFTER: He gave the outside a fresh paint color and prolonged the porch to make more seating area. Travertine tile recycled from LBJ Library at the University of Texas at Austin covers the porch, that has been rebuilt and reframed with dual rafters along with Douglas fir columns.
Paint: Ocean Floor, Benjamin Moore
Before Photo
Merzbau Design Collective
BEFORE
Merzbau Design Collective
AFTER: The second-floor inclusion extended the home’s living area by more than 600 square feet.
10 Stylish Possibilities for Shower Enclosures
October 4, 2019
A shower is one of the first things you notice when you step into a toilet, so ensure that your enclosure not only matches your personality but also accentuates your toilet.
We’ve all seen or lived at a home with the ever-so-famous enclosure framed in polished brass, but there are plenty of other choices with which to surround your shower. Whether you opt for framed or frameless, or with no enclosure at all, choose your design sensibly.
Specialty Tile Products
1. Frameless glass shower enclosure. This is a very popular option at the moment due to its flexibility; a frameless glass enclosure brings itself to any style, whether it is a clean, sleek design that appeals to modern tastes or a very simple and understated one with a stylish and timeless look.
The glass itself is fairly easy to clean and preserve; it is even more so if you get glass with a complete baked on this repels soap scum and water stains. In general, frameless glass is a great way to showcase your shower.
Robert Nebolon Architects
2. Aluminum and glass bath enclosure. Need a little something more to spruce up your shower? Don’t be afraid to be particular and also try a shower surround that has dash. Created with glass panels set in an aluminum framework, this shower enclosure mimics the look of the tile at the back of the shower. The dark metal combined with the glass provides the enclosure an eclectic feel.
J Allen Smith Design/Build
3. Glass block shower enclosure. Eliminate the need for a door with a glass block enclosure. Glass block surrounds are versatile, and there are different textured patterns on the blocks themselves. They have strong lines and give your bathroom a fresh, cool look.
The choices are virtually limitless with glass blocks. You are able to find different block styles, thicknesses and even colors.
Artistic Tile
4. Sliding enclosure. Desire the attractiveness of glass but don’t have the room for a moving door? Try out a sliding glass door, a very practical space-saving option that is also stylish. Sliding doors can be customized to fit any space and style, and are a great way to show off your shower and still have room for additional bathroom fittings.
Looking for a sliding glass door on a budget? Try out a partially frameless sliding door. It will give you an airy look without breaking the bank.
Jeff King & Company
5. Tub enclosure. Simply because you have a tub doesn’t mean you’re stuck with a shower curtain. Tempered hinged glass can supply you with the very best of both worlds: the capacity to reach the fixtures and also the ability to keep water in the shower.
Additionally, tempered ⅜-inch frameless glass is very durable, so even if you bump the plank from the toilet or vanity, it won’t damage the glass. Tempered glass could be sandblasted to make a frosted look, providing some privacy as well as looking great. Have a little fun with a mix of frosted and clear glass.
Rachel Mast Design
6. Textured glass enclosure. If you want solitude without the frosted look, try a glass with texture. The beautiful textures are enhanced with water running down the glass and generate a spa-like feel. Textured glass also allows for a see-through effect while masking specific elements, which makes the toilet look larger.
YLAB Arquitectos Barcelona
7. More than one entrance. Who states showers can have only one entrance? Having more than one way to get in and out of this shower is much more than just sensible. It generates so many design choices and can give a toilet a his-and-hers feel. Additionally, it will give you more distance in the shower.
A fully frosted surround provides this toilet a very luxurious atmosphere, although the exposed sides of this enclosure give the room an open texture. This is very good for tall, narrow baths.
Looking for something a little less closed off? Try frosting only a portion of the panel to provide privacy while still showing off your fabulous shower.
Kaufman Homes, Inc..
8. No shower enclosure. Some toilet layouts don’t need an enclosure at all. A consistent flooring substance makes this bathroom look expansive. The open shower with just the tiled wall separating it from the vanity provides the bathroom a wonderful sense of unity.
Worried about keeping the warmth in? Insert a heated shower flooring or a heating lamp in the ceiling (or both).
Tim Barber Ltd Architecture
9. Framed enclosure. Framed enclosures are a popular option since they are a low-cost way to solve the age-old issue of how to keep water in the shower. But just because the shower is framed doesn’t mean it can not be stylish. Instead of polished brass, try out a chrome finish for a look that could be classic or modern.
Adjustable panels in the top allow for ventilation in this fully enclosed shower as well as give it a little dash.
Want something cheap and conventional? Proceed with an oil-rubbed-bronze framework — and don’t forget to bring a drain cover to match.
10. Tile and glass enclosure. A frameless glass door together with tiled walls provides this toilet an open look. A tile surround with frameless glass windows not only makes the shower feel bigger on the inside, in addition, it allows plenty of light in.
Need something more adventuresome? Don’t be afraid to combine substances. Try out a darker tile with rippled glass.
More: How To Turn Your Toilet Into a Shower
How to Go Bold With Summer Garden Color
October 1, 2019
If you take a stroll around your neighborhood on a summer day, you will find that some gardens stick out from the remainder. Some anglers get your focus by using bold colors that stand out from the harsh sunlight, while others take advantage of large-leaved tropical plants that stand out even from the comfort of an air travel car.
As you’re window-shopping for ideas, note what appeals to you and everything you can do on your own backyard. Below are some design ideas to watch for while summer plantings are in their prime. Fall is a superb time to acquire many of these plants at the floor.
1. Cool down with colours. Blue and purple do two wonderful things to a backyard. They make a space seem cooler, because they seem to recede and become shadows. And like creating the backyard feel cooler weren’t a nice enough party suggestion, cool hues make hot colors, such as orange and red, stand out even more. This suggestion is particularly helpful during the hotter months, but can also be used to include interest in fall.
One approach to make a garden seem larger is to put cool colors in the rear part of your garden beds, particularly paired with hot colors. You can use tall perennials, such as purple coneflowers (Echinacea spp) and Mexican bush sage (Salvia leucantha, zones 8 to 11; annual elsewhere), or protect fences with vines such as purple passionflower (Passiflora ‘Incense’, shown) or clematis (Clematis ‘Jackmanii’, zones 4 to 8).
Noelle Johnson Landscape Consulting
2. Spice it up with orange and crimson blossoms. Warm colors need to be quite intense from the glaring sunlight of summer, so bypass the pastels and bring your richest reds and many outrageous oranges.
This planting of reddish bird-of-paradise (Caesalpinia pulcherrima, zones 8 to 11) steals the show in a hot desert backyard such as the one displayed here, but anglers who get freezes can find the exact same look with nasturtium (Tropaeolum majus, annual in most zones), crocosmia (Crocosmia crocosmiiflora, zones 5 to 9) or red hot poker (Kniphofia uvaria, zones 6 to 9).
For the most striking contrast, plant hot red flowers facing cooler colors, like the blue of the fine cables of Colorado blue spruce (Picea pungens, zones 2 to 7) or even the deep purple of thundercloud plums (Prunus cerasifera, zones 5 to 8) or loropetalum (Loropetalum chinensis, zones 7 to 9).
Jeffrey Gordon Smith Landscape Architecture
3. Create striking contrasts with painted backdrops. A brightly painted background stays interesting throughout the year and makes adjoining plants pop. You can paint fences, trellises, garden walls or even the exterior of your house with reckless abandon, but your neighbors will probably prefer that you maintain your muted colors into the backyard.
Additional benefits to painting backdrops are you can easily divert from eyesores beyond the property line and give the eye a place to rest. This is particularly helpful in a little space, where a collection of vibrant blossoms might seem a bit cluttered.
Try to envision how your chosen color will look at several times of the year, particularly if your spring flowerbeds will battle. When you do make a decision, speak with a knowledgeable member of the regional hardware shop’s staff to see which type of paint is appropriate for the job.
Banyon Tree Design Studio
4. Bring new life to your backyard with vibrant furniture. If painting an whole wall or fence appears too intense for your tastes, it is possible to easily attain a similar effect by purchasing vibrant patio furniture or by giving tired old bits a cheery facelift.
The table and chairs in the photo here avoid sticking out like tender orange thumbs because the designer was careful to set them with a bright red-orange blooming canna (Canna ‘Australia’, all zones as a bulb) as well as a smattering of additional orange blossoms in a sea of leaves. A large glazed ceramic pot in a complementary hue of cobalt blue adds a welcome pop of color and balances the makeup together with class.
5. Accessorize with color. Another method to present your backyard furniture a breath of fresh air this summer is to get a new pair of pillows or cushions. This mod masterpiece by David Bromstad has lively hues of aquamarine and tangerine that perk up a tiny outdoor space without even a single blossom’s being used.
By creating the furniture that the most fascinating part of an outdoor space, you’re draw traffic to the seating area where the party takes place. It couldn’t hurt to give guests something to talk about, though, so incorporate plantings that are going to be in flower when you are inclined to entertain outdoors — summertime. In this garden, including highlights of lime green to chartreuse foliage would create curiosity, while plugging in some vivid orange blossoms would add excitement while maintaining compatible with the seating.
6. Bring in some shrubbery. Rather than just plant a bunch of run-of-the-mill summer bedding plants, why not seek a shrub that will bring even more striking blooms to the table? Though they take up more space than bedding plants, shrubs are still superb choices for small gardens or entertaining areas because they raise up the garden and attract the blooms to eye level. You might even find some on clearance at the autumn, as garden facilities attempt to make space for autumn crops and jack-o’-lanterns.
For large blooms and tropical personality, attempt hibiscus and its temperate relatives. Mallows like confederate increased or the native swamp hibiscus are tall and ungainly but have absolutely enormous blooms that resemble the blossoms of their relative, the hibiscus.
Princess flower (Tibouchina urvilleana, zones 9 to 11), shown here, can place you in a predicament, because it has velvety foliage that begs to be increased within arm’s reach, but its cool purple blossoms are also perfect for the back of a border. The solution is simple: Plant two.
R DESIGN Landscape Architecture P.C.
7. Combine cool and warm colors. Pairing up two colors that sit across from each other on the color wheel will make them seem to vibrate and dancing at the lightest breeze. The lavender spires of Russian sage and joyous yellow sunbursts of black-eyed Susan from the photo here help keep the eyes moving around the backyard and seem to glimmer from a space.
It’s a neat trick and can be achieved by juxtaposing orange and blue, or red and green, which is convenient since most leaves are all green. To really make red blossoms pop, utilize lighter hues of green, such as lime or chartreuese. Golden Japanese forest grass (Hakonechloa macra ‘Aureola’, zones 4 to 9) and Marguerite sweet potato vine (Ipomoea batatas ‘Marguerite’, zones 9 to 11) are the perfect foils for a planting of reddish flowers.
Pot Incorporated
8. Make a temporary focus. Rather than plant a whole bed of flowers, plant a container garden so it can bring summer color where it is most appreciated — if that is on a terrace or a doorstep. Since container combinations are typically seasonal affairs, they’re frequently implanted with the desirable blossoms and hammered or thrown out as soon as the season is over.
A container planting with rich, warm hues, such as the one displayed here, will stay seasonally appropriate even if the frosty nights insist that you bring it indoors and also the trees’ autumn foliage encourages you to maintain it outdoors just a tiny bit longer. It is also possible to swap out frost-tender tropical plants in an arrangement such as this with cold-hardier ones, such as creeping bugleweed (Ajuga reptans, zones 3 to 9) or coral bells (Heuchera sanguinea, zones 4 to 9) to keep the show going into winter.
Katharine Webster Inc..
9. Plan ahead for collapse. A bold planting of red-flowered and purple-leaved cannas definitely draws attention in summertime, but remember that a number of the colorful tropicals from the backyard will begin to fade as the weather cools down. Like the aforementioned container garden, mixing in a few plants with autumn curiosity will continue to keep your garden beds vibrant as the days get colder.
Contain plants that offer late-season interest, such as deciduous shrubs with intense autumn colors or grasses such as the purple fountain grass (Pennisetum setaceum ‘Rubrum’, zones 8 to 11) shown here. Even once frost kills the leaves, the plants will still maintain their shape till spring.
More: What to Do On Your Garden Now
12 Effective Strategies to Help You Sleep
September 28, 2019
Having difficulty getting a full, restful night’s sleep? Join us as we tackle every feature of the night routine, by preparing your distance to the final lights-out, which means that you can sail into dreamland — and also learn how to get back to sleep even if you pop up. Take charge of your sleep routine and learn how to let go of your daily worries by following these 12 tips.
SHED Architecture & Design
1. Have a bathroom. Warming your entire body and then slowly cooling down is an excellent way to market rest. Light candles and add essential oils if you like, read a book, sip refreshing herbal tea and start the process of letting go of your day.
ras-a, inc..
2. Wind. It helps to consider going to sleep as a process that begins hours before your head hits the pillow. After your bathroom, get into cozy jammies and closed off your notebook, TV, phone and other devices. Lower the lights marginally all around the house — lighting candles or twinkle lighting is a wonderful nightly ritual — and also invest some time in an unplugged pursuit. Read, talk, pick up a craft project or listen to music.
3. Pick bedding. It pays to splurge here if possible. Sheets come in direct contact with your body and can make a massive difference in the way you are feeling in bed. Get to understand what type of sheets feel best to you and stock up on these. Donate old, worn sets if they’ve begun to tablet or feel uneasy — two collections of high quality sheets are much better than a closet filled with scratchy ones.
How to Pick the Perfect Bedsheets
Rikki Snyder
4. Make your bedroom a sleep sanctuary. Think about editing your bedroom down to the essentials. Remove the computer, both the TV and other apparatus. Declutter your nightstands, your closet and under the bed. Make sure any artwork, pillows or decorations elicit calm, restful feelings, and move everything else to some other area. Assess your mattress, sheets, blankets and pillows for relaxation, and update anything that is not absolutely a joy to sleep on.
Spend a couple of minutes making your bed and picking up the room daily, which means that you are able to go back to some clean, refreshed area in the evening.
LeBlanc Design
5. Stick to a sleep schedule. Going to bed and waking up in the same time every day can help your body find a comfortable rhythm. If you have been falling asleep much too late, then try very slowly adjusting your bedtime to an earlier time — even five minutes or so earlier — every night until you have reached a longer reasonable time.
Davenport Building Solutions
6. Raid the fridge. It is true that using a heavy dinner in the evening can make it more challenging to get to sleep but going to bed hungry is not much better. If you are genuinely hungry, have a small, healthful snack before tucking yourself in. Simply allow it to be free of caffeine and alcohol, since they can both impact sleep.
Mindful Designs, Inc..
7. Try aromatherapy. Tap into the power of your perceptions using essential oils in your bedroom to encourage rest. Lavender is well known for its relaxing properties, but you may get another scent you like more — experiment to find out what works for you. Put a couple drops of this oil in your prebedtime bath or use a diffuser in your bedroom. You may also dilute essential oils together with water in a spray bottle and (gently) spritz your sheets and pillow.
A Fantastic Chick To Know
8. Read something tender. Attain for a book, but not you know you won’t be able to set down. Search topics that are interesting for you but also require some concentration — nonfiction, philosophy, nature writing or something inspirational. Hopefully after a couple of pages, you’ll feel your eyes start to close.
Holly Marder
9. Make it dim. Once the time comes to shut off the lights, how dark is the bedroom? If streetlights out creep through your curtains, invest in a set of blackout colors. Remove any devices that light up or blink, such as your laptop and cell phone. Put your alarm clock in the hallway or substitute it with a very simple analog clock that does not light up.
More about the benefits of darkness (and mild)
10. Do a sound check. Some people need utter silence to fall asleep, while others favor music or white sound. If you aren’t sure that you prefer, experiment with sounds (or too little sound) until you find something that really does the trick. For a quiet night, try earplugs, a white sound machine or an air purifier. If music helps you relax, create a bedtime playlist for yourself no longer than an hour and set it on lightly before climbing into bed.
Caitlin Wilson Design
11. Drift off. If your mind seems to begin racing a mile a minute as soon as you climb under the covers, then try “dumping” your ideas into a diary. Do not worry about the way the words come out; just write without raising your hands in the paper until your ideas start to slow down.
Turn out the lights, lie down and pay attention to your breath next. You could try counting your breaths (begin again every time you eliminate count) or concentrate on calming your body from head to toe, one part at a time, until you fall asleep.
CCS ARCHITECTURE
12. Get back to sleep. If you awaken during the nighttime, first try using breathing or relaxation exercises to quickly drift off again. If that doesn’t work, get up and read for a couple of minutes in another room. Head racing? Pick up that journal and write them down. Just keep the lights low and get back in bed after 10 minutes approximately.
Tell us : Are you an insomniac? Do you sleep like a stone? What works for you? Share your thoughts and tips from the Remarks.
Southwest Gardener's August Checklist
September 26, 2019
From the time August arrives, it sometimes seems that summer will last forever. However, the days are gradually becoming shorter, and collapse will be here soon. In the meantime, summer rains and increased humidity are reducing our sexy temperatures for short periods and also helping to water our plants. If you are lucky enough to receive a half an hour or a lot of rain throughout the week, then adjust your irrigation controller to bypass a watering cycle or two.
Noelle Johnson Landscape Consulting
The American Southwest is a vast place, covering most of Arizona and New Mexico as well as parts of California, Nevada, Texas and Utah. The regions of the Southwest are diverse and include low deserts, high deserts and mountainous regions, covering USDA zones 5 though 9.
For All U.S. Southwest Desert Regions
Fertilize container plants. Are the container plants appearing tired? To look their best, plants need to be fertilized when grown in containers. Use a slow-release all-purpose fertilizer, which lasts about three weeks, or apply a liquid fertilizer every two weeks. You will be rewarded with bigger plants and more blossoms.
Noelle Johnson Landscape Consulting
Enjoy the blossoms of summer-flowering shrubs. With the excess humidity that August attracts, flowering trees such as Texas ranger(Leucophyllum spp)respond by generating masses of purple blossoms. There are several distinct species of Texas ranger, with flower colors ranging from white and pink all the way to deep purple. Blooms look off and on spring through fall.
Revealed: ‘Green Cloud’ Texas Ranger (Leucophyllum frutescens‘Green Cloud’)
Noelle Johnson Landscape Consulting
Prune overhanging branches. Summer rains bring high winds. As a result, limb breakage is more common at this time of year. Prevent this from happening to a own trees by pruning back any overhanging branches that have a good deal of weight at the finish.
How to Help Your Trees Weather a Storm
Noelle Johnson Landscape Consulting
Spray off cochineal insects out of prickly pear cacti. Perhaps you have seen prickly pear cacti covered in white spots that look like pieces of cotton? Many people assume a fungus creates this cottony mass, but the spots are actually cochineal bugs, a kind of scale insect.
It is simple to eliminate them; just spray them away with a strong jet of water.
Noelle Johnson Landscape Consulting
Low Deserts (around 3,000 Feet)
Ensure plants aren’t getting too much water. With the greater humidity and rain the monsoons bring, your drought-tolerant plants may be getting too much water. Signals of overwatering can include yellow, wilting leaves. To avoid this problem, skip watering during weeks of heavy rainfall.
Revealed: Chaparral sage (Salvia clevelandii)
Noelle Johnson Landscape Consulting
Start broccoli and cauliflower seeds inside. It’s hard to believe that it’s already time to get ready for the fall vegetable garden. To get a head start, plant broccoli and cauliflower seeds inside, then transplant them out in the garden in fall.
Noelle Johnson Landscape Consulting
Mid- to High Deserts (3,000 to 6,000 Feet)
Freshen up flowering perennials such as coneflower(Echinacea purpurea)and rudbeckia by deadheading spent blossoms, which will encourage another flush of bloom in September until they begin to set seed.
Revealed: Purple coneflower
Noelle Johnson Landscape Consulting
Watch for signs of iron chlorosis. This time of year, you can frequently see signs of iron deficiency in plants — also called iron chlorosis (shown in this photo). Start looking for light green leaves with dark green veins on the more recent growth.
Heal iron chlorosis with chelated iron, available at the local nursery, after the package directions.
Noelle Johnson Landscape Consulting
Plant wildflower seeds today for flowers next spring. Colorful displays of wildflowers are a welcome sign of spring. California poppies, gaillardia, lupine and red flax are only a few kinds of wildflowers that you could plant seeds for today to ensure lovely blossoms in spring.
Before sowing seeds, deeply water that the planting area to a depth of 1 foot. This can help ensure even moisture, which seeds need to germinate. Spread the seeds and lightly rake them into the top inch of soil. Water daily to keep the soil moist (not soggy) until the seeds germinate. Then back watering to every three or four times.
Revealed: Red flax(Linum grandiflorum)
Noelle Johnson Landscape Consulting
Plant carrots and radishes. Would you like to enjoy fresh vegetables from the garden before winter arrives? Carrots and radishes are among the easiest vegetables to grow, and you are able to plant the seeds right in the vegetable garden.
Revealed: Radish seedlings
Noelle Johnson Landscape Consulting
Upper Elevations (Over 6,000 Feet)
Fertilize grass. Cool-season grass grows most actively at the fall. Fertilizing it toward the end of August can keep your grass green longer into collapse and will allow it to green up more quickly in spring.
Continue watering your lawn every four days. Skip a watering cycle if you get rain.
Noelle Johnson Landscape Consulting
Harvest and dry herbs. Preserve the flavors of summer by harvesting herbs such as basil, chives, rosemary, sage and thyme and drying them. Decide on the herbs, tie them with twine and hang them upside down into a dark, dry space. Within a week or two, they will be entirely dry.
Crumble up the leaves, put them in plastic or glass containers, and seal the containers tightly. Store them on your pantry and add the dried herbs into your favourite dishes during the winter.
Noelle Johnson Landscape Consulting
Plant spinach and leaf lettuce. There’s still time left to grow new vegetables in the garden this year. Sow seeds today for spinach and leaf lettuce; protect seedlings from harsh sun.
Get ready for September. Fall is the best time of year to add exquisite, fuss-free plants into your garden.
More: Month-by-month guides into the Southwestern garden