Reusing an Existing Foundation

Build LLC, the Seattle based design build firm, populates their blog with many thoughtful and informational posts. One of the posts that we reference and refer to regularly, dates all the way back to January of 2012 - “10 Reasons to Reuse an Existing Foundation”. The wisdom imparted in that article was in our minds as we engaged in the preconstruction process on the SE 36th house. Here is a point by point summary, aligned with their list, of the application of those reasons, for this project:

1.     There are fewer blank lots available. These homeowners always planned to build their dream home, but they also had certain aspirations about location and lot type that meant locating an empty lot would be nearly impossible. In fact, finding any type of empty lot in Portland that is not on a steep hillside or narrow is very difficult. A willingness to see an existing house as an asset and not an impediment opened up many more possibilities.

2.     Professionals have strategies. Before we were engaged, the architecture team, Beebe Skidmore, had already been applying thoughtful strategies to maintain the building components where possible and reviewed the existing structure to understand what and how it could be salvaged. Working collaboratively with the design team and engineer, Structural Edge, we interfaced to add a layer of constructability evaluation, but the project team was already heading the right direction through a strategy of creative intervention, rather than reset.

3.     It’s cost effective. If the existing home had been demolished in total, additional costs for foundation removal, excavation, and rebuild would have been incurred. A tactical, thoughtful approach is required to ensure that the reuse of old components actually saves money, but it was applied effectively on this project.

4.     It saves time. Perhaps this item is self evident, but skipping two phases of the project (excavation and foundation) and avoiding a big muddy hole during the winter was not only a time saver, but also kept the site team much happier.

5.     It’s more sustainable. Like the item above, this benefit also seems obvious, but in addition to not removing and hauling dirt and old concrete, less new concrete had to go into the site as well.

6.     It expedites permit reviews. The reuse of the foundation and some walls allows us to utilize the Field Issuance Remodel (FIR) Program, a Portland permitting and inspection program, which we are proud and grateful to be involved in. While the program does not diminish the permitting requirements (the city is careful to note that in all the literature), it does create a streamlined process with a single point of contact who will meet us at the project site and advise us on the implications of certain design or code choices.

7.     There’s less bureaucracy. Build seemed to be referencing some site restrictions that are more challenging when building new, but in our case this benefit manifests itself through the FIR program. Utilizing a single inspector for all phases of work – someone who we are familiar and comfortable with (and vice versa) – really streamlines the inspection process for our team and city.

8.     It treads lightly on the land. While we did build a modest addition onto the rear of the house, generally our site work was limited, and because that section was a slab on grade, there was not a large mud pit in the yard or neighborhood for an extended period of time.

9.     It lends discipline to the design. Since we are not the designer of the project, we have to tread lightly on this item, but it seems fair to say that the reuse of the foundation did provide some constraints which were dealt with beautifully by the team at Beebe Skidmore, who problem solved by cantilevering the second floor in multiple directions.

10.  Your neighbors will thank you. We’re not sure if anyone actually stopped by to say “thank you”, but we did not hear many complaints and we certainly had a lot of attention from walkers and passersby.

If you’re interested in more of Build’s work or blog, please check out their site – it is a wealth of information. If you want to learn more about this award winning project, you can find the project post here. And lastly, if you want our assistance on a project that reuses a foundation (or not), you can reach us here.

Remodeling a Condo

Managing a condo project has a different set of constraints than a typical single-family residential remodel. Understanding and managing to those constraints is critical to a successful build. The challenges we’ve faced in past projects generally fall into two categories – constructability hurdles related to building type and site limitations involving working in and around the infrastructure, rules, and residents of the building.

Our last condo project was on the 26th floor of a building in downtown Portland. Not all condominiums are high rises, but their structures are typically more analogous to a high rise than to a wood framed home. There are concrete floors, ceilings, and columns that make up the structure, with fire walls, exterior glass, and steel assemblies that make up the skin and partitions. All of which is to say, a normally simple task like adding a range hood, moving lights and outlets, or opening up a wall demands a lot more thought, planning, and care since you cannot use the walls, floors, and ceilings as a place to run ductwork, wires, and pipes. We enjoy this challenge and have found creative ways in each project to achieve the end results our clients are looking for.

There is often an additional layer of challenges with regards to working hours, access to the space, noise restrictions, and homeowner’s associations. Questions like, “how does a 14’ island countertop fit into an 8’ elevator?” must be addressed early on, ideally during the design phase. One has to think about how to move materials and tools through constrained access points, where to store recycling and garbage before it is ready to haul out of the building, how to protect the finished communal surfaces, how to jockey for street parking, and many other little challenges on top of everything else normally associated with a remodel. Understanding each building’s unique association rules and regulations and spending time to build positive relationships with the superintendents, operations staff, and neighbors is just as important as the work that goes on inside the unit.

If you have a condo project you’d like us to look at, know that we’ll ask the right questions and find the right answers in navigating what is often a more tricky project than it first appears, through a collaborative process with the designer, HOA, and of course, the client.

Unicorn Bakeshop Complete!

Entering the Portland culinary scene with traditional and gluten free sweet treats and baked goods, read more about the recently completed Unicorn Bakeshop HERE!

OGLLC Tiny Office

Passing by one of our job sites in the near future, you may notice a wood clad structure built on top of a trailer with a unique roof line. This is our new “tiny office”. The past couple of months we have been working on designing and building our take on a mobile and functional construction trailer representative of the OGLLC brand. The roof, trailer base and electrical fixtures were purchased new, but the windows, steel beams, siding, oak flooring, doors, glulam and trim are all repurposed from materials we had stashed away. Read more about the concept, design objectives and construction process in the Tiny Office project post. 

OGLLC's recent ADU projects

A solid portion of our residential construction is comprised of ADUS – auxiliary accessory dwelling units – and for good reason; clients find that building an ADU adds value and functionality to their homes in a variety of ways: as short-term or long-term rentals, as additional living space for extended a growing family (they were colloquially known as mother in laws for a reason), as an on-site getaway for visiting friends and family, or as their new primary residence. As builders and community members, we also value ADUs as a smart way to add value to a home and density in our growing city without demolishing existing homes. The ADU format takes advantage of existing neighborhood infrastructure and space, and often inspires the reinvigoration of previously under-utilized alleyways – check out Owen discussing his love of alleyways on this blog post by Schoolhouse Electric.

We recently completed a number of ADU projects, each with their own challenges and solutions. The Borthwick Victorian saw the conversion of a stacked stone 1880s residential basement into an elegant and surprisingly light-filled family getaway. Basement conversions have the benefit of being nested within an existing structure– the homeowners don’t need to sacrifice much, if any, of their yard and the result is a discrete additionor incur the cost of a new foundation and roof. Basement ADUs also may have the benefit of tapping into the home’s existing utilities and can have lower utility bills due to being earth-insulated. Another project that utilized an existing structure to the owner’s advantage was the Beech Haus ADU – the garage conversion (originally a Tuff Shed) allowed for much material reuse, which is good for budgets and for the earth.

Sometimes you don’t have a structure to repurpose, or one that is of good enough quality to rehab, and you have to start fresh. Building from the ground up comes with its own benefits and drawbacks – you need to give up some landyard space, and don’t have the cost-savings of using existing foundations and materials, but there is greater design freedom than there is with remodeling existing structures, which means you can tailor the build to your exact needs. The owner of the Stilts ADU was concerned about impacting his limited yard space, so we worked with Propel Architecture on a design that lofted the ADU, minimizing its impact on the small backyard. The Woodlawn ADU, another free-standing new construction ADU, is a beautifully laid-out home with thoughtful storage and design details. And the Clinton Park ADU, a new construction, was built to be the owner’s primary residence, so the couple dove deep into designing and making a reality their dream home while maximizing the income potential of their property through the rental of the existing house..

One struggle we see in all ADU builds, and most residential construction for that matter, is the “decision fatigue” the owners face as the project marches toward completion.  Construction schedules can be tight, as we try to deliver the best product to customers with minimal impact on their lives, and that means a lot of decisions in a short period of time. If there’s any advice we have for those considering an ADU, it’s good education, planning, and a finding a strong team that you trust to help you through all parts of the process – architectural, design, engineering, and build.

Blending Old and New

Here at OGLLC, we firmly believe in the concept of working creatively with what we’ve got – rather than starting from scratch every single time. In other words, we aim to incorporate existing traits into new design, and we love the challenge of allowing old and new to coexist. And thrive. Ultimately, this allows us to create more unique projects with less waste, and it has come to fruition beautifully in several different projects we’ve worked on.

A more recent, bolder examples of this concept, the Canyon Drive Poolhouse is a striking take on how modern design can pair beautifully with the look of a more traditional ranch home. In this case, instead of trying to blend the two looks, we built the addition in a way that creates an entirely new aesthetic, a standing juxtaposition of old and new.

The Michigan co-living project serves too as a demonstration of how old can augment new in a unique way. In this case, we incorporated an existing home into a brand-new development. By using a shared color palette and a similar building shape we’re able to blend the old and the new in a way that is subtle, rather than striking, but also beneficial to the architecture and users alike.

Lastly, the Borthwick Victorian showcases how a building built just before the 20th century can be remodeled and celebrated while maintaining some of its original flair. In this case, OGLLC incorporated brand-new custom steel frames around Marvin windows into the original stacked stone foundation. By carrying the steel framing through all of the window and door openings, a continuity of style is created that literally connects the new into the old.

Alberta Co-Op Revamp

Last week, Alberta Co-op re-opened its doors after a swift eleven-day transformation that gave it an entirely new look and feel. Working together closely with Propel Studio and many other local subcontractors, Owen Gabbert LLC helped give this well-loved community-owned grocery store a full transformation in under two weeks’ time.

In order to spruce up the space within a short period of time, we collaborated more closely than ever with the architects and subcontractors on-site. In addition, we pre-planned much of our work – building the casework and creating templates for the counters off-site. This enabled the OGLLC team to install all casework and counters, as well as hang all lighting, in just 48 hours. In addition to this work, our team also did a complete demo of the preexisting floors, cash registers, eating bar, wine racks, and soffit. We then placed brand-new, durable LVT flooring and reframed a new soffit that runs the full length of the store.

The end result is a bright and open space that features white oak, steel accents, and light countertops, all of which come together to create a modern feel for this beautiful local grocery spot.

The Mallory ADU

In June 2016, the owner of the property where the Mallory ADU is now built, reached out to us about adding a freestanding accessory dwelling unit to the property he owns with his wife. From there, we embarked on a shared journey that began with trying to move their drawings forward with the project’s original architect. Unfortunately, this architect, while responsive, never actually moved the project forward with the city, so it became clear that a change was necessary. To assist, we connected the homeowners to Dyer Studio, who in turn completed a new and improved design.

At long last, the project broke ground in January of 2018. Today, the roughly 500-square-foot ADU is a thoughtfully designed and laid out space that includes everything a visitor could want as a home away from home. For the homeowners, whose visitors are primarily friends and family, the Mallory ADU truly feels like the extension of their own home that they had hoped it would.

For Owen Gabbert LLC, the Mallory ADU reflects our ability to genuinely collaborate with homeowners on a project from start to finish – no matter the circumstances. In this case, our role included troubleshooting everything from sketchy dealings, to pricing, to ensuring that a vision comes to life in the final product. As Owner Owen Gabbert puts it, “I do not recommend dealing with a bad actor, but the idea of working together early on to get stuff done resonates for me.” This value and spirit is what makes OGLLC stand apart, and is what makes us most proud of the work we do.

Detective Building Before & After

When Brian Faherty of Schoolhouse Electric discovered the dilapidated police bureau building in a transitional neighborhood of Pittsburgh, he had a vision. That vision is now alive and thriving in the Pittsburgh outpost of Schoolhouse.

Faherty has a reputation and a knack for adaptive reuse, in particular for having relocated the Schoolhouse business into an old industrial building in Northwest Portland that he rehabbed with the assistance of OGLLC. As frequent collaborators with Faherty, and having a passion for adaptive reuse ourselves, OGLLC felt confident developing the Pittsburgh project on Faherty’s behalf. The goal was to transform an abandoned building that was originally the home of the Pittsburgh AAA into a Schoolhouse retail location, a coffee shop, and a co-working space. It required the management of multiple funding sources, city agencies, and a talented team of local contractor and architect. It sounds daunting, and it was! But the end result is a space that’s as stunning as it is unique.

In these before and after shots, what you’ll notice in particular is how the original architecture – in this case, 1970s new formalist – was revamped and incorporated into the design of the building. A simple example is the exterior, which was refreshed, but minimally changed, so that it shines with its original luster while offering a new courtyard for use by occupants and neighbors. The interior design was an effort in stripping back layers, all the way to the now-exposed steel and concrete structure that provides the backdrop for custom and new Schoolhouse brand lighting and furniture. What’s more, this project showcases how found objects, such as the old bomber desks that had been abandoned in the building, can be refreshed and given a second life. Take a look through all of these before and after shots to see the transformation that the Detective Building underwent.

Michigan Project: Coliving in Portland

We’re making progress on the Michigan Coliving project, which brings to life a concept that’s been near and dear to us since we first met the team from OpenDoor several years ago: creating communal spaces and shared resources in order to lower the per-unit cost and create a better living experience for everyone involved.

The Michigan project incorporates an existing home into a brand-new coliving development in the Boise neighborhood of Portland. Overall, we believe this kind of offering is a great alternative to traditional studios and one-bedroom apartments for the neighborhood and the city as a whole, as it will offer attractive units at below-market rent rates while providing those who live there with a community space that is utilized and activated to the fullest degree possible.

We’ll be showing the progress we’re making on the Michigan project – from laying the groundwork to the finished project – on Instagram, so take a look there to see how it’s coming along.  

Interested in co-living in the Michigan property? Learn more here.  

Collaboration with Jones Architecture on Old Germantown Remodel

One of our most recently completed projects is the Old Germantown remodel, which consisted primarily of finish work and modernizing this 1980s-era home. We collaborated with Jones Architecture to complete the project quickly; as Jones Architecture put it, “… there’s nothing like the arrival of a new child to create a real deadline.” Jones began design work in September, and Owen Gabbert LLC completed construction by the end of February – right before baby was born. Here’s some more from the Jones Architecture e-newsletter about the remodel:

RareBird Investor Network Meeting: Developing Communal Spaces

When RareBird invited us to talk at their monthly Investor Network Meeting about community-focused development, we jumped at the opportunity. At Owen Gabbert LLC, we work carefully to consider the impact that every one of our projects will have on the people and spaces nearby; being conscious of community is a part of how we develop, no matter the size of the project.

We started off our discussion by introducing a concept that is integral to how we work: community-conscious infill. What exactly is it?

Community-conscious infill is composed of four elements:

It is…

1. Intentional: we set the goal – of incorporating the existing or desired community – from the outset.
2. Innovative: we must be able to visualize and handle the project constraints from new angles.
3. Collaborative: we know partnerships make quality projects work, so we need to work together.
4. Considerate: we have to consider our impact on the people and the space around us.

When we work in this manner, we’re able to add value to projects in unique and powerful ways. For example, we can increase density while maintaining neighborhood character like we did with the B3 project. Here, we added a third unit in the backyard of a Mississippi Duplex without demolishing an existing home and maximized underutilized space by reclaiming an overgrown backyard and engaging the alley.

On a much larger scale, we incorporated this way of thinking into One North, which was a collaboration between two development teams across three buildings. What’s more, this unique urban infill office and retail development space incorporates a large communal area (14,000-square-foot public courtyard) that creates a shared amenity for those who work, live, and play both in the building and in the nearby neighborhoods.

Moving forward, we’re excited to leverage communal spaces and shared resources on an even bigger scale in order to lower the per-unit cost and create a better living experience for everyone involved. This concept will come to life in the Michigan Coliving project, which incorporates an existing home into a brand-new coliving development. Overall, we believe this kind of offering is a great alternative to traditional studios and one-bedroom apartments for the neighborhood and the city as a whole, as it will offer attractive units at below-market rent rates while providing those who live there with a community space that is utilized to the fullest degree possible. Stay tuned on the OGLLC blog for more information about this upcoming project as we break ground in the coming month.

Poison's Rainbow Build

Portland’s brand-new bar and pizza joint, Poison’s Rainbow, is now open – and serving good booze and locally milled, Sicilian-style pizza. If you haven’t heard of it yet, perhaps you’ve heard of one of it’s owner: Modest Mouse lead singer and guitarist Isaac Brock.

Poison’s Rainbow and Ranch Pizza (where those tasty slices hail from) worked closely with the strategic restaurant group and part owners Title Bout, as well as Owen Gabbert LLC, to build the local watering hole from what was once Red Flag, located on NE 28th Avenue.

Owen Gabbert LLC managed construction of Poison’s Rainbow, while Title Bout (who currently sublease office space from OGLLC) managed the ins and outs of opening the new pizza shop and colorful neighborhood haunt.

Glenmorrie Kitchen Remodel

When the owner of this 1980s home purchased it, he did so with a clear vision of his future remodeled kitchen. Working with Celeste Lewis Architecture and the owner himself, we were able to turn the outdated kitchen into exactly what the owner had envisioned. Our work included reorienting the layout of the kitchen, replacing cabinets, and transforming the backsplash, formerly made up of checkered white and gray tiling, with clean and contemporary white subway tiles. Stainless steel appliances and a large farmhouse apron sink – coupled with all white cabinets and updated silver pulls – bring the modern kitchen design together with dark granite countertops and wood-accented island.  

In addition to the kitchen remodel, we eliminated old, dated entry tile and unified the entire first floor by making the wood floors continuous throughout. Lastly, we redid the fireplace with a reclaimed mantel that the owner had picked out himself, completing the look he had always hoped for.

Hyatt Training Remodel

At Owen Gabbert, LLC, we pride ourselves on working with clients who we can also call friends. In the case of the Hyatt Training remodel, we were thrilled to work on a project where Managing Member Owen Gabbert himself goes to train and work out.

The previous Hyatt Training space was becoming increasingly too small for their growing client base, and its owners had already envisioned what the dream space would look like. As they put it on their grand opening announcement, “Our general contractor team made our vision come to life.”

As the general contractor for the project, Owen Gabbert, LLC took a hands-on approach to the entire process from start to finish – working through drawings to modify the plan and suggesting tricks like reclaimed lockers to capture savings without compromising the dream.

The new, larger space boasts clean lines and an open floor plan without losing any of its industrial charm. Large wooden beams and natural light from two large sets of windows create a feeling of open space. Close attention to detail was paid to every part of the process, and we’re proud to say that the final product matches the vision of the owners to a tee.

Three Unique Workspaces on the Same Floor

The Karuna West Building hosts several unique workspaces, but three in particular started with the same base layout before they were tailored to fit the aesthetic of those who work in them on a daily basis.

The Karuna Consortium project, the Oddfellows studio, and the NKT space are examples of three entirely unique offices in their own right, but they also exemplify three different takes on what Owen Gabbert, LLC can do with the exact same foundational space. Take a look at galleries of each, below. 

The Karuna Consortium office is a space with clean lines and details that augment the building’s original and unique architecture. Vibrant laminate cabinets with an exposed birch plywood edge were chosen to give the office a hint of modern brightness and color while maintaining the true look of the quality material.

The Oddfellows creative studio exemplifies a clean, open and simple floor plan with just the essentials. Exposed wood beams anchor the space, neutral tones of white and gray provide subtle accents throughout, and natural light permeates through west facing windows.

The NKT space brings bright blue and red accents together with exposed wooden beams and an open, angular layout to complete its refined industrial look. 

SW 66th Remodel: Before & After

The Willeford home started out as a space that was anything but open, and which embodied the style of the 80s more than its current decade. Working together with CJ Shumate of gen design + architecture, inc, Owen Gabbert, LLC remodeled and revamped the entire house, from the walls and the floors, to the layout of the kitchen and the living room, to the finishing touches of accent lighting and tiling.

Check out these before and after photos to get a greater sense of the work that went in to creating this charming classic home – and take a closer look at the full project in the work section of the website. 

Ostby ADU

Many homeowners choose to build attached dwelling units (ADUs) in order to have an extra space to spend time in, rent out or offer up to guests and family members who are visiting. The Ostby ADU, however, was built from the ground up as a new small home for a couple that wanted to move in and rent out their existing house. Owen Gabbert, LLC treated this project as a small custom home design and build project, and enjoyed working with the owners to create a final product that prioritized important elements while keeping within the budget restrictions.

The young couple knew what they wanted their new space to be like, and working with Polyphon Architecture, they developed a simple set of drawings for the ADU. Owen Gabbert, LLC got involved early in the project, and assisted in the details of a complicated financing process to develop a workable final budget together.

To meet previously required design standards, the ADU is clad in a bevel cedar siding to match the profile of the existing house. Rather than paint, the natural, tight knot material is instead finished with a dark stain. By matching the siding profile, but changing the finish and material, the ADU both blends in to the existing context and differentiates itself as new. Custom exterior elements, such as a beautiful five-panel front door, were added to enhance the unique character of the ADU.

Owen Gabbert, LLC worked with the owners on the ADU interior to create a custom open shelving system that incorporates the unit’s stairs. This uniquely integrated storage system provides ample storage for a large collection of books and becomes a feature wall for the open living space. The collective result is a beautiful, compact space that provides the owners with a one-bedroom loft upstairs and an open living and dining space below. The Ostby ADU is simple, yet well designed – with details that make this young couple feel right at home in their brand-new space.

Figlia PDX Redesign

Rejuvenation was founded in Portland in 1977, and remains a favorite place for locals to shop for retro, antique and period lighting and fixtures. Today, Rejuvenation’s flagship store is also home to a newly remodeled café that offers counter-service Italian-American fare: Figlia Americana.

Owen Gabbert, LLC assisted in managing and building out the new café with the Figlia owner-operators, Staicoff Design Company and Rejuvenation staff. Owen Gabbert, LLC fully redid the kitchen space, adding a new tile accent wall, installing brand-new countertops and a custom ordering counter, showcasing modern lighting fixtures provided by Rejuvenation, and adding shelving that provides a focal point and functionality. All of these elements make Figlia Café a bright and vibrant space for those shopping (or those just stopping by) to sit down and relax with a good meal in good company. Take a look at some before and after photos of the cafe, above; and check out Figlia on Instagram here. 

Photo credit: All current photos of Figlia Cafe come from FigliaPDX on Instagram. 

Big Branch Project

Owen Gabbert, LLC recently collaborated with Celeste Lewis Architecture on a large residential remodel in Northwest Portland. When the homeowners asked if we could use Myrtlewood, a native Oregon species of wood, for the kitchen cabinets, we found ourselves at a crossroads of sorts. The request would make for a beautiful but pricey and potentially challenging project; doors and drawer faces need to be made of solid wood. In this case, the clients were aware of the challenges this raw material presented, and more than willing to work with us in order to get the results they wanted. That’s when we brought Neel Briggs of Big Branch Woodworking in on the project, who appreciated the opportunity to work with the uncommon species of wood and understood how to work with it. Briggs is uniquely familiar with the specialized material as it grows near his hometown; he purchased the Myrtlewood from a sawmill in his hometown Oakland, Oregon – the same mill where he purchased wood for the local high school wood shop – and turned it into a work of art. The final result is a stunning and entirely unique element to this NW home with a truly local story.