Hello, We are in the midst of planning a major remodel to 1960’s mid-century house in Seattle to modernize and improve the flow. The house is 2200 sq-ft. The first floor (1700 sq-ft ) will have significant changes including moving walls and the upper floor with (500 sq-ft) will only have minor cosmetic changes. We need some help to sort through the HVAC and flooring decisions. Wood floors are preferred in the first great room/kitchen/dining area (850 sq-ft) but we have a dog that has torn up the current oak floors. The alternative is a tile which we do like but are concerned about cold floors in the PNW. Carpet will be in the other areas besides bathrooms/laundry. The HVAC system is being moved and needs replaced so that opens up options we’d like some help to sort through and down-select. HVAC System Design What is best way to get system design help and cost estimate for different HVAC designs? Should we approach reputable HVAC companies and get feedback and estimates? Are we responsible for picking the HVAC company or do we work through the general contractor? Below are heating/flooring options we are considering. 1. A new (likely modulating) furnace and new A/C is the simplest path forward. If we have throw rugs, etc., do you think that will suffice in the Pacific Northwest with tile floors? Will we regret not having heated floors? 2. Is there a simple, cost-effective/efficient way to add under-floor heating to cut the cold of the floors, maybe using a new tankless water that will used for hot water needs or electric in a low density pattern? 3. Hydronic heating with minisplits is another option we are considering. This would resolve the underfloor heating issue but is it overkill? It would be nice from a comfort standpoint but what would be the rough cost for our size of house? 4. The last option is to put down hardwoods and live with the scratches and change the floors 10 years down the road. We got samples of a Lauzon hard maple and they seemed to scratch and dent easily, more than expected. Either live with that or maybe find a harder exotic. Right now we are leaning on 1 and or 2 but are looking for more info to guide us. Thanks!!!

Thank you! That is a great idea about the grey - I think minimizing the white would really help. The landscaping idea is also very clever. I was playing with the house facade last night, and was trying to figure out if anything else could be done with the entry area to brighten it up with an accent color. Now I see your comments about perhaps not doing an accent color may be better. The original house at the back was built in the 1960s and has beautiful wood vaulted ceilings, so the interior has a lot of potential. A very 90s addition was put on the front of the house, with these semi-circle windows and tile roof - so we are trying our best to tie these varying styles together. I appreciate your help! I will check out the links you provided, thank you, Shannon

Thanks so much, everyone, for helping me out with your perspectives! As a next step I am going to get a landscape designer out here for a consultation. The previous homeowners were avid gardeners, and these plants are popular in the PNW (Japanese maples, rhodies & azaleas, wisteria, clematis, burning bushes, japanese umbrella pine, etc) so I hear you on your advice about being thoughtful about what to keep/get rid of. We've obviously let them overgrow to the point they are out of hand. However there is some benefit in the privacy they create - as we have one of the few acreage properties left in our (desirable) location so we want to consider how we maximize what is unique and special in our property. Appreciate your help!

Just bumped into the same look x2 from another Toronto architect often appearing in Dezeen. arch.Drew Mandel From a longer viewpoint, this is only the final step in the 40-year long assault on Toronto's traditional semi-attached and single family architecture. As the affluent baby-boomers came back downtown, they couldn't bear to leave well enough alone. First, it was simply sandblasting and opening the interiors, then removing porches, replacing traditional windows with big blank eyes on the world. Next came amateurish re-facading. Capping it all, came the pricey architects with their usual overblown verbiage. Has there ever been one who doesn't elevate "big rooms" to "large volumes"? There goes the neighbourhood. Surely, this progression isn't just local.