published by:  Michael Ullrich  AIA

If 1 in every 10 American households installed water saving bathroom fixtures, it is

estimated that water consumption could be reduced by as much as 74 billion gallons per

year, saving approximately $1.5 billion annually in utility costs.

In 2006, the EPA launched “Water Sense”, an initiative that brings local water authorities,

product manufactures, and retailers together in an effort to promote water saving products

and strategies to consumers.  Much like “Energy Star” and other rating systems, products

that meet specific water conserving criteria carry the water sense seal of approval.

 

Did you know that 60% of our daily water use comes from bathroom fixtures?

 

Your morning shower consumes approximately 25 gallons of water.  Replacing an existing

shower head with a low-flow model (2.0 gal/min or 1.5 gal/min) can reduce that

consumption by 50 – 70%. 

Your daily faucet use averages around 17 gallons of water per day.  A low-flow faucet can

reduce this consumption by up to 30%.

 

In your bathroom, a considerable amount of water is unfortunately wasted due to “lag time”

(the time it takes tepid or cold water in the pipes to clear before hot water reaches the

desired fixture).  A household of 4 can waste more than 12,000 gallons / year due to lag

time.   Installing a re-circulating hot water loop, can greatly reduce or eliminate lag time.

 

Toilets account for 30% of our daily home water usage.  Toilets made prior to 1992,

consumed 3-7 gallons per flush (GPF).  Since 1992, and Congresses passage of the Energy

Policy Act, low flow toilets have become the norm operating at   1.28 – 1.6 GPF.   Replacing

inefficient toilets alone goes a long way to reducing your water consumption.

(for retrofitting a pre 1992 water-wasting toilet, see Jan 7, 2011 blog – “Stop flushing money down the drain”)

Today’s consumers are becoming more and more educated and conscious about the impact

they have on the environment around them.  Water conserving bathroom products are

readily available, relatively inexpensive, and require little if any lifestyle changes.  Do your

part to conserve this precious resource.

published by:  Michael Ullrich  AIA

More and more often these days, we seem to be getting commissions to design and build

screen porches.  A screened porch is a wonderful way to expand the living space of your

home, offering a protected outdoor space that in the MD, DC, VA climate can be enjoyed

almost year round.

Structure as ornament:

Beams and columns are crucial elements to a well built screen porch. With applied trims and

moldings, these structural elements become an architectural feature establishing a rhythm

and vocabulary for the porch. 

Fit and finish:

Weather resistance is another key feature to any well built screen porch, but it should not

come at the expense of style.  Careful detailing of exterior grade woods, composites and

masonry can create a fit and finish equal to that of any interior space.  The same philosophy

should be applied when selecting lighting and furnishings for the screen porch.

Screening:

Instead of field stretching screens, we prefer to install custom screen panels built of decay

resistant spanish cedar or mahogany.  Each panel has removable screens for easy cleaning

and maintenance, and can be substituted with tempered glass inserts that extend the utility

of the porch into the fall and winter months.

 

To us (and our clients), a screen porch is more than fiberglass screens stretched across a

framework of wood supports, it is an extension of the home; refined to the same level of

detail and sophistication as any other room in the house.

 

 

 

Published by:  Michael Ullrich,  AIA

One of the greatest things about residential architecture is the big impact even small projects can have on a home and its owners.  Take for instance, this recently completed design;

The owners of a 100-year old Washington, DC row house were in dire need of a functional breakfast nook.  With two growing boys soon to be 6'-0" or taller, the current breakfast space was beginning to feel cramped.  Though they would have loved to expand the room, as is often the case in row houses, there just wasn't the space to do so.

After exploring a number of design scenarios, it became clear that the problem wasn't necessarily the space, it was the furnishings.  The standard sizes and shapes of available tables just weren't well suited for the nook.  So together, we set out to design and build a custom table.

 

Breaking from convention, the uniquely shaped table provides ample seating for 4, expanding to seat 6 when needed.  The soft curve at one end responds to the natural circulation paths in and around the nook.

Here's what the owners had to say;

"Mike transformed the way we live in this area of the house by designing a beautiful custom table  with built-in seating and drawers... All our future home renovations will be with Pagenstecher GROUP."

Thoughtful design makes a difference.  Every successful remodeling project begins with a quality design.  Architects are the only professionals with the education, training and experience to guide you through the complexities of home renovation.  At Pagenstecher GROUP, our architectural staff works with you to develop a unique vision for your home; listening to, and interpreting our needs.  They challenge preconceptions and inspire you to consider things you may have never dreamed possible.  The result is a home tailored specifically to you.

Authored by:  Peter Pagenstecher

In August, I was invited to serve on the judging panel for the Home Builders Association of Raleigh-Wake County Remodelers Council STAR Awards program.  This program recognizes outstanding achievement in remodeling projects throughout Raleigh/Chapel Hill/Durham, North Carolina.

 Over the years I have become frustrated with awards programs even though our firm has had more than our share of successes participating in them.  The majority of the programs we enter, or I have judged previously, were photography based.  In other words, the judges all sat in an office and looked at photographs of finished work without ever touring the actual projects.  This approach never seemed quite right to me.

 For the STAR awards, judges were divided into groups of three.  With score sheets and award submission notebooks in hand, a driver took us around to each project. Once on site, we got a hands on look at the finished projects AND met with a representative from the remodeling company that did the work.  In most cases we also met the homeowner.  In my view, this allowed for a thorough evaluation of each project. On top of photograph submissions, judges were able to see the “real” work and, more importantly, engage the people and witness the relationships that had produced the work.  This is an awards program I would like to win.

 The cliché, you can’t judge a book by its cover rings true in remodeling as I have always believed you can’t judge a project by its photography.  Case in point; there was one project that had less than inspired photography in its award submission.  However, on site and in person – it was a beautiful job.  There was another project that had exceptional photography, but close inspection of the workmanship revealed another story – the kind you won’t see in the photographs. 

 Congratulations to the Home Builders Association of Raliegh-Wake County for developing such a wonderful awards program.  More importantly respect and congratulations to all the entrants.  Your willingness to open your work up to inspection by peers was only reinforced by the pride with which each job was presented.  It was an honor to be involved.

Published by:  Michael Ullrich  A.I.A.

As our homes become more and more energy efficient and the exterior building envelope gets more and more tightly sealed, indoor air quality becomes a major concern.  Think of it this way; have you ever been in an old home on a cold day and felt a draft?  Though this draft is horrible for home efficiency, it is hugely beneficial to air quality because that draft  brings fresh air into the home and creates circulation (air movement).  

 ASHRAE (American Society of Heating, Refrigerating, and Air-Conditioning Engineers) has developed  Standard 62.2  which establishes some minimum requirements for creating constant air movement throughout our homes.   Studies by the American Lung Association and EPA have shown that poor indoor air quality can pose serious threats to our respiratory health.

The good news is maintaining healthy indoor air quality is a relatively simple endeavor, thanks to some new bath fan technologies.   Manufacturers like Panasonic, Broan-Nutone, and Air King have developed " smart fans" that can  serve the dual purpose of exhausting moist bathroom air as well as managing your home's  indoor air quality.  Running at near in-audible sound levels and very low constant speed, these fans consume minimal energy while cycling air throughout our super-sealed and insulated homes. 

As you improve the efficiency of your home, incorporate this low impact solution to maintain the air you, your family, and your home "breathe".

 

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

 

Published by:  Michael Ullrich  A.I.A.

Looking for space to tuck a powder room (or half bath) into your already cramped for space home?  There is a new product that might be the answer for you, but you will have to think outside the box a bit.  Caroma (www.caromausa.com) has introduced a unique fixture that integrates a dual flush toilet and a sink basin into a singular unit.  

This all-in-one fixture offers an environmental (water re-use) benefit to boot.  After the toilet is used clean, fresh water is fed through the integrated hand-washing faucet instead of flowing straight down the drain (literally) like conventional toilets.  The handwashing water is collected in the toilet tank where it is stored for the next flush.

Though slightly unconventional, the fixture offers a couple key benefits worth considering; 1) it is environmentally conscious, which is never a bad thing.   2) It allows for a very compact footprint and greater flexibility when locating a powder room.   3) Cost of all-in-one unit is offset by reduced installation cost since singular water and drain connections serve both toilet and sink functions.

On top of that, it is bound to become a conversation piece for all visitors.

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

 

Published by:  Michael Ullrich  A.I.A.

Who'd ever think of writing about shower drains?  Utilitarian-looking at best, they are certainly not a design feature in most bathrooms.  Well that sentiment may soon be changing.  Infinity Drain (www.infinitydrain.com) offers a variety of unique bathroom drains  with an architectural edge.

Their linear strip drain systems offer a multitude of design opportunities that can be incorporated into the overall aesthetic of the shower.

Even more intriguing is their "TILEDRAIN" which virtually disappears into the shower floor.  Available in 3-sizes, the tiledrain can be covered with the same material (up to 3/4" thick) as the rest of the  shower floor. 

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

Published by:  Michael  Ullrich  A.I.A.

Part V in a series that follows our renovation of a Chevy Chase,  Maryland home.

The rear elevation of this Chevy Chase home was quite understated and lacked any real architectural character.

In order to maintain a conditioned, secure interior during construction, the breakfast room shell was constructed and weather-proofed before opening through the wall of the existing house and connecting to the kitchen.

The new insulated, double pane, gas filled, low e windows reduce energy consumption while adding a modern style to this Chevy Chase, Maryland home's exterior.

PVC trim details bring everything together.  This amazing material comes in dimensional shapes and moldings just like wood,  Impervious to water, PVC will never rot, and paints magnificently making it far superior to wood as an exterior trim.  High quality modern materials like this meet the low maintenance needs of our clients while insuring the quality of our craftsmanship will withstand the test of time, looking as good tomorrow as it does today.

 

Continue following Pagenstecher GROUP to watch this Chevy Chase, MD home renovation take shape.

Published by:  Michael Ullrich  A.I.A.

Part III in a series that follows our renovation of a Chevy Chase, MD home.

As foundation grading, drainage, and waterproofing continues progressing on the first floor breakfast room addition, let's take a minute and review the planned renovations to the second floor of this Chevy Chase, MD home.

Most of today’s new homes incorporate the idea of an owner’s suite.  The suite includes; a sleeping chamber appropriately sized for a large bed (queen or king), walk-in closet(s) with ample storage, and a private bathroom. 

We work in a lot of older homes that often lack the modern amenity of an owner’s suite.  Such is the case at this Chevy Chase, MD residence.  The bedroom is comfortably sized, but it lacked adequate closet space, and shared a small hall bath with another second floor bedroom.  Not quite the private oasis the owners dreamed of.

Our plan for the second floor expands an existing rear dormer to create additional space for a private bath and new walk-in closet.  Recapturing some under-utilized eave storage space makes room for a second walk-in closet.  The result is a true owner’s suite that will be a calming space to retreat to at the end of a long day.

Continue following Pagenstecher GROUP to watch this Chevy Chase, MD home renovation take shape.

Posted by:  Michael Ullrich  A.I.A.

Thanks to the collective efforts of our staff, Pagenstecher GROUP recently completed the design and fabrication of our new job signs.   Look for them at all of our upcoming renovation projects throughout Bethesda, Chevy Chase, Potomac,  and upper NW DC.

"We mentioned to you up front that we wanted to have a Pagenstecher GROUP sign proudly displayed in front of our home during our project. While we expected it to be of tasteful design, we want you to know that once again your team surpassed our expectations."

Chevy Chase, MD homeowner

Published by: Michael Ullrich  A.I.A.

Pagenstecher GROUP will soon break ground on another exciting Chevy Chase, Maryland home renovation. 

Over the next several months we will be detailing our process from design thru finished construction.  Keep checking in to follow the project as it takes shape. 

"Every successful renovation project begins with a client-specific design."

The breakfast room addition gives relief to the compact kitchen footprint.  Relocating, and widening the opening into the dining room maintains the efficient kitchen layout, while reinforcing a natural circulation path along the back of this Chevy Chase, Maryland residence.

 

3-d rendering of completed breakfast room 

Adding drama, expansive views, and natural light to the once secluded kitchen, transforms the space into a pleasant center for the owners of this Chevy Chase, Maryland home.

 

 

 

 

 

 

Published By: Michael Ullrich A.I.A.

Last Wednesday, we invited a group of 5th grade weblelos into our Kensington, MD  offices to assist them with their final activity badge requirement before becoming Boy Scouts.  The topic; "What does an Architect do?"

Though we talked a lot about the pragmatics of Architecture,  we also explored the creative side of the profession.  I asked a simple question; "What could your house look like?"  You would be amazed at what this energetic group of young minds came up with.  It was inspiring.

 

Many thanks to all participants.  Good luck in the Boy Scouts!

 

 

 

Published by: Michael Ullrich, A.I.A.

Spring is upon us; warmer temps, blossoming landscapes… and stink bugs!  Scientists are predicting the shield shaped invaders will again plague DC, MD and VA in 2011. So how do we protect our homes from these smelly nuisances?  Unfortunately at present time there is no wonder cure for stink bugs, but here are a couple techniques to help minimize the problem. 

 If you are not adverse to chemical treatments, many pest experts have reported success using a product called Talstar Pro.  Mix 1-ounce of concentrate per 1-gallon of water and apply with a pump sprayer, paying specific attention to the window sills and door thresholds around the exterior of your home. Pesticides break down with exposure to sunlight, so you may need to re-apply every 7-14 days for effective control.

Insure your homes exterior is properly sealed.  Replace torn window and door screens. Seal cracks in your siding, windows, doors, utility pipes, and any other openings with a high quality silicone caulk.  Install screens on attic vents, and chimney flues. Inspect crawl space openings and make sure they are properly sealed. 

Stink bugs, like many insects, are drawn to light, so closing your shades at night and turning off exterior lighting when not needed will help to reduce their attraction to your home.

Stink bugs will impact all of us in the upcoming year.  If you have other useful tips or techniques, I would encourage you to share them with us here.

A tile rug is a great way to add elegance to any bathroom.  Traditional 6x6 white field tiles surround a polished Carrara Marble rug inlay in this master bath. 

What is the most underutilized space in most homes? The answer is right under foot, it’s your basement. For many the basement is a damp, musty space, devoid of natural light, disconnected from the rest of the home, useful only for storage. This is unfortunate, because I see the basement as useful lower level living space, and you should too.

Water management:

Moisture is the most common problem found in basements and left unattended can lead to noxious odors, constant frustration, and mold. If water is infiltrating your basement, its time to do some investigation:

1. Clean your gutters and downspouts to make sure they are clear of debris and directing water away from the foundation.

2. Look at the ground around your foundation to make sure it is properly sloping away from the house.

3. Evaluate any wall penetrations like windows, doors, pipes and wires to make sure they are properly flashed and sealed.

4. Check for cracks and movement in your foundation walls.

Before finishing your basement it is critical that the space remain dry, otherwise you are wasting your time and money.

Access:

The basement stair is often utilitarian in nature. Lacking grace or a sense of destination, it acts as a barrier, instead of a connection. Consider replacing the walls that hide your stair with new open railings and architectural details to make it special. Highlight this important connection and you will draw people down into the lower level of your home.

Finish:

If you want to reclaim your basement, treat it with the same creativity and attention to detail as any other space within your home. Select finishes on par with the main level living spaces, and continue architectural details commensurate with the vocabulary of the house. Details like this go along way towards turning your basement into lower level living space.

Creativity is also important. Undoubtedly there will be things like pipes, ducts and utilities that must be dealt with and concealed. Instead of impediments, consider them opportunities for design. Sculpt bumps in the wall to make an architectural niche; transform unsightly bulkheads into custom ceiling features. Clever details like this will make your space unique.

Light:

Large windows flood a space with light. Unfortunately, your basement sits partially if not mostly under ground, and the installation of large windows may be impractical. If your basement lacks natural daylight, don’t skimp on lighting. Installing dimmer and scene selector controls will give you flexibility to manage light levels and set the desired mood for your lower living spaces.

In most homes, a finished lower level can increase the usable square footage of the home by more than 25%, and at a fraction of the cost for a new addition. This is but another way to reclaim underutilized space within your small home, adding space without adding space.

            In the current economy, and with growing awareness of green concepts, it seems the desire for "big" houses is on the decline.  This gives architects and remodelers an exciting opportunity and challenge: to make smaller houses live "large".

          To me, a house should be tailored so that every square inch has purpose and usefulness in the daily life of its inhabitants.  This concept is critically important in smaller homes.  In the next couple of blogs, I will discuss different ideas and methodologies to customize your home, and maximize the utility of its space.

Repurposing under utilized space:

          I thought I would start with an example (my own home); I had a formal dining room that we used 2-3 times a year at best.  I came to realize that we were wasting this valuable square footage in our home, so I repurposed the room.  Installing a wall of built-ins, I created a space for the family computer, with a mixture of concealed storage and bookcase / display shelves.  I took the leaves out of the dining room table so it would comfortably seat 4 (previously it seated 8-10) and repositioned it against a wall in the room to maintain natural circulation paths.  The remaining 4 chairs were dispersed into other parts of the house.  The dining room is now used daily for craft projects with the kids, for surfing the net on the computer, or for browsing through an ever growing stack of magazines.  The 2-3 times a year we need it for formal dining; with a few minutes of straightening up and minor rearrangement of the furnishing, it still serves its original purpose, and the new built-ins are perfect for serving.

           I added 168 square feet of useful space to my home without changing its footprint.  Repurposing a room is a great way to reclaim the under utilized spaces within your home.  In my case, the combination of formal dining and a library / office space made perfect sense. If you have a space like this in your home, maybe its time to stop thinking about what it is, and start thinking about what else it could be.

 

Check back in for future installments of "Adding space without adding space"

 

We have all seen countless advertisements on HGTV, for their "dream homes".  It's an enticing sales pitch.  A uniquely designed, fully decorated home, on a picturesque site.  Who wouldn't want that?   

Well, I see every home as a "dream home" waiting to be realized.  Far too often we focus on the negative aspects of our homes, instead of looking for opportunity and potential.  Intoxicated by television and print images, we "dream" of someday aspiring to have this or that, and it usually looks nothing like what we currently have.  As an architect who has devoted himself to remodeling homes, I love showing clients that their "dream home" is right in front of them. 

So what is it about these "dream homes" that make them so appealing?  To me it's the attention to detail.  Every space is tailored like a custom garment.  Architectural detail is not sacrificed, it is celebrated.  For many, the images flashing across their television screen define "home".  You can have this too!  And you don't need to move to the wine country of Sonoma, California.

Your house should be more than just a roof over your head.  It should be unique.  "Dream homes" evolve from the collaborative efforts of professional architects, master builders, and trusting homeowners.  Let me show you how to make your "dream home" a REALITY. 

                              

                                 We specialize in transforming older homes from ordinary to Extraordinary.

  We experience the world in three dimensions, yet most of the drawings I produce when remodeling homes throughout Maryland and Washington, D.C. are representative of only two dimensions (plans, elevations, sections, etc).   This can pose a major challenge when trying to express the complexities of a design to my clients.  It is difficult for most people, architects included, to fully visualize a space when looking at two dimensional drawings.  Fortunately, computer aided drawing programs allow me to construct three dimensional models that I can inhabit with my clients.  The power of this technology is amazing, and is an essential tool used in all of my designs.

            Incorporating a 3-D design approach, I am able to walk clients through a virtual remodel of their home.  Together we remove walls, enlarge window openings, and explore different cabinetry and casework options. The interactive nature of a virtual model offers my clients the unique opportunity to inhabit their remodeled home before the first nail is driven on the "real" project. This goes a long way to building client confidence in the decisions they are making.

            Designing in three dimensions is of great benefit to me as well.  The freedom of a virtual environment allows me to balance technical know-how with artistic vision, resulting in a sophisticated, cohesive design solution.  I learn from the model as I build it, refining every detail until it is just right.

 

The construction of a 3-D model is no small undertaking, but its value during the design process makes it well worth the time and effort for all parties involved.

Scale - no, I am not talking about that thing we all dread stepping onto in our bathroom or at the gym.  I am talking about proportion and the spatial qualities of an object or entity in relationship to its surroundings.  Scale is measurable, but more importantly it has a sensory component.  When you walk into a room, how do you feel?  Does something seem off?  Maybe the windows are too small, the room is too narrow, and the couch blocks circulation paths.  Everything around us acts to define scale, and therefore, has an affect on our sense of it.

If a room feels too big; architectural treatment of the ceiling and floor planes might be incorporated to create different zones within the space.  If a room feels too small; large window openings and strategic removal of vertical wall surfaces offer new views and a sense of openness. 

Scale can also establish a hierarchy and create focal points.  Like a road map, inhabitants and guests are lead by these architectural cues, and drawn through the spaces of a home.  Proper understanding and manipulation of scale informs every decision that goes into a successful design.

That room you walked into earlier... the one that seemed a bit off.  Imagine how differently it would feel with large windows that flood the space with sunlight.  A boxed bay widens the room creating a niche for the couch, restoring the natural circulation paths into and through the room.  Adjustments like this have the power to modify your perception of a space, redefining its scale.

Welcome to my blog.  I am Michael Ullrich, AIA, an architect dedicated to residential design and remodeling in Washington, DC, Maryland and Virginia.  I look forward to sharing my thoughts with you…

“Thinking outside of the Box”

    It seems everywhere I turn; I am constantly reminded of the downturn in the current economy.  Instead of talking about how bad things are, I would instead like to share a bit of optimism.  I see this downturn in the market as a great opportunity for architects to be “CREATIVE”.  Exquisite design and quality construction should not be limited only to projects with unlimited budgets.  This requires a concerted effort from professionals within the architecture and construction industry.

    We must task ourselves with effectively guiding clients through the design process, and thoroughly explaining how every decision affects their budget.  We must challenge our own preconceptions about design, looking for economical solutions that do not sacrifice intent.  These challenges do not hinder us; instead they fuel creativity and lead us to superior design solutions.

We must also use trade professionals and the ever expanding web to search out cost effective materials and products that do not sacrifice quality.  This again, provides us with a great opportunity.  Simple materials, when detailed and installed properly, can produce magazine quality results without breaking a client’s budget.

    Opportunity is all around us. With effort and ingenuity we can prosper and improve ourselves and our homes… if we just “think outside of the box”.