Living/ Dining Room Before

Converted to Home Office After

We brought this home up to date with a more contemporary style using materials such as poured concrete for counters and tub deck, glass tile to compliment and editing the accessories. The kitchen benefited from a total overhaul including all new fixtures and appliances as well as new cabinet doors.

Kitchen Before

And After

Gone is the old, orange macro-shag carpet!

Family Room Before

Breakfast nook into Family Room After- The color blocking and paint colors were particularly effective in this transformation.

This updated family room is comfortably cool with custom furnishings giving a nod to mid-century clean lines.

On to the Loft upstairs Before

And After

The Master Suite- not so sweet

and

And After with Custom Bedding and Upholstered pieces

And Bath using poured concrete at the tub deck, shower seat and counters, glass tile accents and

marble shower pan.

Details, details

Now on to Hidden Meadows.  This home has great bones, and some of them are boulders! A very unique home that was in need of a total overhaul. And that’s just what it got.

From what was a very uninviting entry

To a Terrific First Impression- By deleting the cabinetry in the entry, we were able to open up the space.

We chose a beautiful porcelain tile called Slate Attunno for the flooring which coordinated
beautifully with the stone veneer in which we wrapped one wall.

Before- From Trauma

To Drama- We created a focal point for the home by wrapping this central wall in stone. We faux painted the beam
to look rustic and weathered and work with the stone color scheme. We painted all of the beams at the ceiling
a rich, dark brown creating a lovely contrast with the crisp white ceiling.  The cabinets we repainted rather than replaced
which saved our clients money and they look terrific.

The Kitchen Before

And after

Living Room Before

This home is great for entertaining- this open living room has views in both directions, through the windows
and now also toward the kitchen. We enhanced the stone fireplace as it was somewhat incomplete and
again popping the beams with the contrast in color. We updated the track lighting rather than
adding can lights in the ceiling giving it a bit of a retro-lodge feel.

The master bath was a disaster. ‘Cultured marble’ (otherwise known as plastic) covered just about every surface
including the walls.  There was no mirror in the room but a large window looking into a boulder. Interesting…

But now  (ooh, pretty)

A tiny shower and again, n0 mirror over the sink.

We reconfigured this side of the room removing the cabinetry and demolishing the old shower stall
and created a lovely walk-in shower done in one of our favorite porcelain tiles with marble accents.

The master bedroom needed new carpet and the fireplace needed a facelift

So that’s what we did along with paint and new light fixtures

The Dining Room had beautiful windows to begin with but it also had old carpet and a less than interesting light fixture

Now it’s perfect

Secondary bed and bath before

More of the mauve Cultured Marble and a mauve toilet and tub to match.

There was a huge pocket door between this bedroom and another next to it which we sealed up.
In the bath rooms, we completed the floor with 12×12 tiles of the same Slate Attunno used
in the rest of the home. We changed out all of the fixtures as well.

This home has a bonus room downstairs which could be used for a home office or a recreational space.
Here’s how it looked before the transformation.

And After

Finally, we restained and painted the entire exterior of the home and chose a color scheme that complimented
the natural surroundings.  I mentioned this home was built around a boulder, right? It’s also surrounded by
three levels of decks.

Thank you so much for taking the time to check out our latest, greatest. We hope you enjoyed it and please,
as always, remember Pacific Shoreline GC and Design for all your residential and commercial design
and construction needs!

Among the changes to this shower, we moved the ‘wet wall’ or the wall hosting the plumbing fixtures to the adjacent wall giving us a framed space for our focal point of the design.  We removed the shower seat that was encroaching into the space and replaced it with a corner seat open below giving our client the use of a seat while maximizing the space within the shower.

The glass wall looking into the shower from the bathroom was altered by adding a soffit six inches down from the ceiling and lowering the base of the wall by ten inches. This created the perfect frame for the art within and excentuated the vertical line of the space. The materials we chose for this project reflected our client’s preference for old world grace and luster with an enduring style and quality that is stone. Included in the palette are tumbled stone in a six by twelve brick layout, honed stone above adding a beautiful contrast in texture. Inset into this gleaming honed stone is another tumbled stone laid on the diagonal adding again contrast in texture and color with border accents of granite with lovely splashes of quartz sparkling through. The accents dots add a modern touch while keeping with the overall color and texture scheme.  Finally, the basketweave floor pulls it all together.

 Shower seat with accents

 Shampoo niche

  Floor design

  Finally, we chose brushed nickel plumbing fixtures to match the silver-tone fixtures throughout the bathroom.  The Kohler fixtures were chosen for their sharp angles and substantial visual weight.

 We are very pleased with the lovely outcome to this project but most importantly, so is our client.  We look forward to creating beautiful space for you!

                                                                                                   BEFORE

                                                                                                AFTER…
By selecting a warm and complimentary color scheme and making small changes to the work stations, our salon became warm and inviting yet cool and contemporary all at once.

                                                                                                BEFORE

                                                                                             AFTER…
New lighting fixtures, a new desk top and our new and improved color scheme makes this salon a very different experience.  Check out the cool metal accents in and on the corners…

 A little TLC will go a long way- we completed this project in approximately two weeks with a very small budget, allowing our client to get business going and leaving opportunities for enhancements as her business grows. 

                                                                                              We went from…

                                                                                              TO…

 It just takes a little vision to make a beautiful difference in your environment.  We hope to have the opportunity to bring some new style into your business!

This kitchen looked great already with the black and white tile offset by the warm wood tones in the cabinets.  When we arrived, there was only a single row of white tile serving as a backsplash.  By adding the texture of split-face marble and the complimentary accent of the black glass tiles, we added warmth and interest and really finished off the fine job done by the homeowner. 

 Corners bordered in stone rope…

One last look…

This next home has a before and after story.  The homeowner is customizing his tract home and is doing a beautiful job.  We were fortunate to be able to assist him in renovating his secondary baths, giving them the warm, rich look found throughout the home…

Follow along with the before and after story if you will…

Downstairs bath before…

AFTER…
You may notice we removed that pesky ‘banjo’ from behind the commode opening up the look and access to the toilet tank. 

                                                                                                                                                                                BEFORE

  AFTER…

From DAL 100 tile to a combination of porcelain tile and honed marble with a handy shower seat and shampoo shelf.  What a nice difference.

 AFTER…

The wall mural was existing but now it has elegant company with the new materials as well as a complimentary accent color which warms up the space.

 AND AFTER…

Mosaic listels tie together all the tones found in the natural stone on the counter and in the shower.

 The upstairs transformation was just as stunning…

BEFORE

 AFTER…

Again, using natural stone with a fabulous porcelain tile gives the rich look we desired but at a far better price than using all natural stone.  Can you tell which is stone and which is porcelain tile?

 BEFORE

 AFTER…

We used a stone mosaic for this backsplash which comes in a 12 x12 sheet.  We can get 3 linear feet of backsplash from one square foot of product making this a cost effective solution with a gorgeous result.

                                                                                                                                                                                BEFORE

  AFTER…
If you guessed the field tile in this shower/tub combo was the porcelain tile, you were correct!  This is a new product from Arizona Tile and it’s actually a digital photograph of natural stone imprinted onto porcelain tile and comes in both matte and high gloss finishes.  BTW- the matte finish is much much more convincing…

 Don’t you just love a happy ending?  We hope you will let Pacific Shoreline GC transform your ordinary into extraordinary! 

I think we’ve missed an opportunity in our espousing the virtues of being ‘Green’.  We talk about protecting the planet, keeping it green but what does that mean?  The fact is, we in all our misguided activity, couldn’t defeat this planet if we tried.  It will survive us.  What it really means to be ‘Green’ is protecting the planet so it will continue to support human life.  By conserving energy and fuel, using non-toxic products and cleaner energy, buying less junk to fill up the landfills and recycling was we do use we are preserving our own destiny on this beautiful planet. 

It’s just like us humans to think we are so powerful to destroy a planet!  We should be more self-serving and do what we can to protect our own, and our grand-children’s existence.

                                                                                BEFORE

                                                                                       AFTER             

This little condominium had languished on the market for many months; it seemed nobody wanted it.  The property is located in a desirable location and within a very nice complex but it had no personality and looked worn and uncared for. 

                                                                                      BEFORE

                                                                                   AFTER          

This home was purchased by our client from the bank at a great price and we set about revitalizing the property.   We left no stone unturned in this remodel- it needed almost everything!  We started by removing the ‘popcorn acoustics’ from the ceiling, relocated electrical, demolished the finishes in the bath and kitchen, removed and replaced flooring…

                                                                                  BEFORE

                                                                               AFTER           

For this project and many others, we managed both the construction and the interior design.  We find it’s a great benefit for our clients to deal with a single entity that is responsible for the creative aspects of the design as well as the logistical aspects of the construction.  Far too often these two disciplines are at odds with one another; at Pacific Shoreline, our clients have one contact and one responsible party making their experience much easier. 

      BEFORE         

                                                                                  AFTER

                                                                             BEFORE

                                                                            AFTER

Our designers take the client’s taste and lifestyle into consideration when creating the perfect interior atmosphere.  Color plays an important role in design.  It can make the space seem larger or smaller, cooler or warmer and has an emotional effect on the individuals who reside within the space.  We are students of color and use our knowledge and understanding of color’s effects on people and spaces in our design strategy.  For some of our clients, a color adjustment in their homes is all that is needed to completely change the atmosphere and ambiance of the space. 

                                                                      BEFORE

                                                                     AFTER          

 Whether your property needs a major overhaul or just a little lift, Pacific Shoreline can accomplish your goals.  Our team of construction managers have overseen large and small scale home construction and commercial tenant improvements.  We utilize only tried and true trade partners who are as committed to excellence  and customer satisfaction as we are and together we give our clients a superior construction experience.  Our design team is professional and knowledgeable and always goes the extra mile to find just the right furnishings, art work and accessories that fit our clients lifestyles and budgets.  We look forward to the opportunity to serve you and bring your dreams to life. 

Dining

Living room sofa-back table

Living room side table

Living room cocktail table

Mounted night stands

Bedroom bench seating

Window Treatments

Pillows, cushions and fabrics

More to come…

You see it everywhere- magazines, newspapers, television.  It seems to be a ‘Good Thing’ and “Everyone’s” doing it but what exactly does it Mean to Be Green?

In fact, there are many ’shades’ of green.  One term you may hear (which is meant to be derogatory) is “Green Washed”.  Yes, it’s rather like white-washed but in terms of environmental sensitivity.  An example of “Green Washing” might be replacing the plastic packaging for an incandescent light bulb with recycled cardboard.  Even though it’s packaged ‘green’, it still doesn’t live up to ‘green standards’.   So then, what does it mean to be Green?

Green can refer to all kinds of things but for now, we’ll look at Green Homes (this is a Real Estate Blog after all!)

Going down the Green Home Checklist, we begin with the Location.  That shouldn’t be a surprise if you remember the first 3 rules of Real Estate- Location, location, location.  But in this sense, location takes on even more meaning.

A Green location is not located on environmentally sensitive areas such as prime farmland or wetlands and endangered species habitats.  The “Greenest” locations are what are known as ‘in-fill’ sites or sites previously developed.  Another important factor is proximity to public transportation; schools, parks, shopping and restaurants so you can choose to leave your car at home and reduce your carbon footprint.  Walking and biking to local destinations is also good for your body and spirit!

Next is size and it does matter with a Green Home.  It’s no surprise that a 5,000 square foot home uses more resources than a 2,000 square foot home.  For a truly sustainable home, choose a size that works for you and the environment.

Building Design is the best Green solution.  If you have the opportunity to build a new home, make sure your architect is making “Green” decisions when orienting the home on the home site.  Passive solar efficiency is taking advantage of all the light without all the heat and utilizing the prevailing breezes.  Situate the windows to allow for maximum natural light and use shading devices such as sunshades, canopies, green screens or best of all, trees, to reduce the need for air conditioning in the warmer summer months.  A light colored roof helps reduce heat absorption and the negative effects of a ‘heat island’.   Green roofs are roofs that are planted with organic materials and they create a landscaped ‘garden’ on your roof.  This only works for very low slope or flat roofs and are being used on many commercial buildings in forward thinking cities like Chicago.

Green Building Materialsare non-toxic, reused or recycled and sustainable building materials.  Some examples are low and No VOC (volatile organic compound) paints or wall coatings, sealants and adhesives, FSC (Forest Stewardship Council) certified woods, recycled glass tiles and strawboard for sub-flooring.  We will go into more detail about these certifications in future articles.

Insulation is key to enery efficiency and materials like soybean or cotton can be used.  You may have heard about the Del Sur House using old denin as it’s insulation.  Just think if you had kept all those old jeans…

Windows and Doors should have Energy Star ratings and should seal tightly to avoid drafts in summer and winter.

Using Energy Efficient appliances is one of the best ways you can make a positive difference to our environment today.  They should have Energy Star ratings and can be used in your new home or the very home you live in today.  Energy efficient lighting and the use of dimmers and occupancy sensors can help to reduce your energy usage and the bill that goes with it.

Renewable Energy such as photovoltaic systems allow you to create your own energy and rely less upon “The Grid”.  These can be expensive but will be coming down in price as demand increases.

Water Efficiency is crucial, particularly to us in Southern California where we have experienced drought over the past nine years.  Water efficient irrigation and fixtures are essential to a “Green” home.  Low flush toilets are code today but there are also dual flush toilets available to help you conserve even more.  With a dual flush toilet, it uses the standard 1.6 gallons to flush away solid waste and 1.1 gallons of water, or less, for liquid wastes.  There are also gadgets for your kitchen sink that not only help you conserve water, they are completely addictive and make preparing food so much cleaner and easier.  You’ll have to check back again for the scoop on Auto Tap… For even more water conservation, grey water systems can be employed to reuse sink and fixture waste water for landscape watering.  In some cities, you can even use grey water for interior toilets.  This will vary per municipality and you’ll have to make sure the dog doesn’t drink out of the toilet…

Indoor Environmental Qualityis achieved with good natural ventilation and ample natural sunlight.  Fresh air and the lack of off-gassing paints and adhesives can greatly improve your families respitory health.

Lastly, landscape choices will help you Green Up your environment.  Large shade trees help to minimize heat islands and help to regulate your interior temperature during the hot summer months.  Choosing drought-tolerant plants and minimizing grass areas also help you conserve water while creating an inviting and relaxing atmosphere for your family to enjoy.  There are also hardscape materials available that allow water to seep through rather than run off that can be used around your home.  This is a great benefit to the water table as well as protection against polutants running off into our beautiful ocean just down the road.

Wow.  I’ll bet you’re sorry you asked about what it means to be green!  As you can see, there’s a lot of opportunity to build a better, greener home as well as green up the one you’re in.  Stay tuned for more articles about how to Green Up your home with a Green Remodel and other Green products that will help you help the planet.

Whether you are about to undertake a complete remodel or just sprucing up your digs, you can make a huge impact without spending a fortune.  Color!  Wall coatings add so much to your decor and the colors you choose can have a dramatic effect on your emotional state.  Cool colors relax and subdue the anxious mind while warm colors give you energy and can bring sunshine into your home even on the darkest day.  But, colors are not the only choices you have to make.   There are many different brands of paint offering endless shades but some also offer VOC’s or Volatile Organic Compounds harmful chemicals that contribute to poor air quality and can cause respitory irritations or worse if one is particularly sensitive.  The solvents in paints can include benzene, formaldehyde, toluene and xylene, which are known carcinogens or neurotoxins. Oil-based paints rely on VOC-emitting solvents such as mineral spirits to control their drying time, but conventional water-based latex paints aren’t necessarily milder: They can contain such VOCs as formaldehyde and the suspected carcinogen acrylonitrile, as well as ethylene glycol ethers associated with lowering sperm count, and fungicides and preservatives to combat mold and mildew.

Here’s some examples of paint alternatives from The Green Guide;

Natural paints, which tend to cost more, are usually made from citrus and other plant ingredients, milk protein or clay. They are better for the environment because most do not use petrochemicals or produce smog and are free of preservatives and biocides. While they take a lot longer to dry, are more difficult to apply and often need to be layered in several coats, the environmental and health benefits associated with natural paints are worth the extra time. Natural paints are best suited for drier areas, as they are less resistant to mildew and molds.

Clean Air Counts, an initiative to reduce ozone-causing emissions in Chicago, recommends using paint with VOC limits within those set by SCAQMD. These limits state that flat paint VOC levels should not exceed 100 grams per liter and non-flat paint (semi-gloss, gloss, eggshell, or satin), not exceed 150 grams per liter. Often labeled “low-“or “no-VOC” these latex paints are water-based and emit fewer harmful fumes than regular latex paint.

While they generally cost more, “VOC-free,” “no-VOC,” or “zero-VOC” paints are less toxic than conventional low-VOC paints, and are virtually free of chemicals listed as carcinogenic under the California law. Because most still contain toxic preservatives, chemically sensitive people should avoid areas exposed to VOC-free paint.

Biocides such as preservatives and fungicides are commonly added to conventional latex paints to fend off mold and mildew, extending shelf-life. “Low-biocide” paints are 90 to 95 percent free of biocides, but may still have high VOC levels. They are best suited for use in indoor dry areas because they are more susceptible to mildew.

“‘Natural milk‘ paints are virtually odorless and are made using the milk protein casein and lime to which are added earth pigments.” They contain no solvents, preservatives or biocides, though some do have synthetic ingredients like acrylic and vinyl. They come in powdered form and once opened or mixed with water, they should be used quickly, as they can mold if left to stand for a few weeks.

“Whitewashes,” which only come in white, contain only lime paste, water and salt. They are a low cost option that, like milk paints, are more fragile and are best applied to plaster, cement or stucco walls.

“Recycled paint,” often a bargain at under $10 per gallon, is created when a few types of paints are consolidated into one. According to the Waste Watch Center, recycled paint should have a minimum of 50% recycled content and be available in consistent colors. However, because several paints are mixed together, recycled paint is often best suited for areas where consistent color is not required.

What to look out for

Alkyd- or oil-based based paints, whose entire carrier (which keeps the paint in liquid form) is a volatile organic compound, contain much higher levels of smog-generating VOCs than do latex paints. (”Environmental Building News Feb 1999 “Paint the Room Green”) While oil-based paints can be marketed as low-VOC, their VOC content is usually much higher than that of latex-based paints. If you must purchase an oil-based paint, make sure it does not contain any of the ingredients listed below:

acrolein, acrylonitrile, antimony, benzene, cadmium, 1,2-dichlorobenzene, etylbenzene, butyl, benzyl, phthalate, formaldehyde, hexavalent, chromium, isophorone, lead, mercury, methylene chloride, methyl ethyl ketone, methyl isobutyl ketone, naphthalene, phthalate esters, 1,1,1-trichloroethane, toluene, and vinyl chloride.

So where do you go to find these air-friendly products.  From the Green Guide:

To find the VOC content of a paint, check the back of the paint can. Also look at the manufacturer’s material safety data sheet (MSDS), which most manufacturers provide on their websites. The MSDS contains detailed information about the ingredients found in the paint, as well as its VOC levels.

The paints below are either no- or low-VOC formulated to reduce air-polluting emissions. Most are only available at retailers that specialize in environmentally-friendly products (See Retailers). If you can’t find a particular brand, call the manufacturer for a list of distributors (See Company Contact Information).

Company Contact Information

AFM, http://www.afmsafecoat.com/, 800/239-0321

Aglaia, www.beeck.de

Auro Paint, http://www.aurousa.com/, 883/302-9352

Benjamin Moore, http://www.benjaminmoore.com/, 800/344-0400

BioShield, http://www.bioshieldpaint.com/, 800/621-2591

Chem-Safe, 210/657-5321

Coronado Paint, http://www.coronadopaint.com/, 800/883-4193

Duron Paints & Wallcoverings, http://www.duron.com/, 800/72-DURON

Kelly Moore Paint Company, http://www.kellymoore.com/, 650/592-8337

ICI Dulux, http://www.iciduluxpaints.com/, 216/344-8000

Innovative Formulations Company, http://www.innovativeformulations.com/, 520/628-1553

Old Fashioned Milk Paint Company, http://www.milkpaint.com/, 978/448-6336

Retailers

Environmental Construction Outfitters, http://www.environproducts.com/, 800/238-5008

Environmental Home Center, http://www.environmentalhomecenter.com/, 800/281-9785

Green Home, http://www.greenhome.com/, 415/282-6400

Natural Home Products, http://www.naturalhomeproducts.com/, 707/824-0914

NEEDS, http://www.needs.com/, 800/634-1380

New Century Paints, www.fargbygge.se, 413/528-4319

Nirvana Safe Heaven, http://www.nontoxic.com/, 800/968-9355

Planetary Solutions, http://www.planetearth.com/, 303/442-6228

Brighten your environment while maintaining your indoor air quality.  This can also be a great selling point when you are marketing your home.  Don’t forget to let prospective buyers know about this valuable addition you have added to your home.

There is green wood and there is ‘Green’ wood.  One is not great to build with and the other is your best choice when considering using wood in your home.  Perhaps you are updating your home with new floors- hardwood flooring is definitely the ‘hot ticket’ today for home decor.  But did you know that you can have a perfectly ‘Green’ wood floor if you are just a little bit more discerning? 

What you want to look for are woods that are FSC Certified.  The FSC (Forest Stewardship Council) is an independent, non-governmental, not for profit organization established to promote the responsible management of the world’s forests.  Products carrying the FSC label are independently certified to assure consumers that they come from forests that are managed to meet the social, economic and ecological needs of present and future generations.  

FSC’s standards are the highest social and environmental requirements in the forestry sector and they have proven to work across continents, forest types, sizes and ownership. The FSC standards setting process is transparent, democratic and inclusive with many opportunities for the interested public to participate. It is this process that has allowed FSC to become an important and recognized forum where innovative solutions have become possible with the support of all stakeholder groups interested in forestry issues. FSC is the only certification system in forestry recognized by ISEAL (Code of Good Practice for Setting Social and Environmental Standards) to follow best-practice in standard setting.

What sets the FSC apart from other forest certification systems is their commitment to all aspects of forest management.  Their stewarship benefits the eco-system and protects against deforestation but also is concerned with habitat for indigenous creatures and the economic effects on the indigenous peoples.  The FSC doesn’t promote plantation farming but managed harvesting of natural forest areas.  Plantation farming can be harmful to the soil and does not provide habitat for woodland species.  The FSC also promotes the use of a varied assortment of woods so that one type is not over-harvested and endangered. 

Bamboo is often thought of as a Green product for flooring.  And it is.  Bamboo is actually a grass, not a wood and it is a fast growing and easily replentishable resourse.  But you should be careful when choosing a bamboo floor for your home.   Bamboo is very soft so high traffic areas will show signs of wear and some less expensive bamboo floors can delaminate.  Because bamboo has become so popular, often times it’s harvested too early in it’s lifecycle.  Younger bamboo is considerly softer and less durable.  One must also be aware of how their bamboo flooring is being installed.  There’s nothing worse than going to the trouble of installing a ‘Green’ product such as a bamboo floor and then having toxic glue adhering it to the sub-floor.  Some of the adhesives used in flooring installation can off-gas for over a year.  It would really be a shame if your bamboo floor was worn out just as the glue stopped stinking up the place!  Bamboo can be a great product to use and can be very beautiful but ask the right questions and be sure the installation is as green as the product.

There are also many lovely hardwoods you can use and still have a ‘Green’ heart and home.   Look for the FSC Certified label and you can feel confident that your beautiful floor isn’t a burden on our beautiful planet.  FSC Certified woods are likely to cost a little more than non-certified products but if it’s the natural glow of wood that you want in your home, it’s really a small price to pay to keep our forests alive and healthy and over time, costs will go down as more people insist on FSC Certified products and supply meets demand. 

Thank goodness for organizations like the FSC that are helping to maintain our quality of life by protecting our life sustaining forests.  Remember to look for the FSC Certified label next time you buy wood.