Remodel underway in Upper Arlington

This Upper Arlington home had been added onto multiple times over the years and had turned into a hodge-podge of spaces that didn’t flow. The owners wanted to open the main living spaces to the exterior living area and the incredible views. A second story was added to increase the number of total bedrooms. One additional goal: give this home a new, contemporary identity. Browse the photos below and let us know what you think!

Remodel underway in Upper Arlington

Before: Entry

Before: Entry (interior)

After: Entry (interior)

The new entryway takes FULL advantage of the light and lot views.

Before

After | Owner’s Study, Family Entrance/Mudroom (to the right)

This beautiful view is one of the reasons the owners fell in love with the property.

Before: Back Patio

In Progress: Living area, with views of the back patio and yard

In Progress: Living area with dining beyond

We can’t wait to update you on this project! Stay tuned for some posts on social and another blog post!

In the meantime, if we can help you with a project please let us know! Drop us a line on our website or give us a call at 614.430.0027. We’d love to chat.

Join Us in Welcoming our Newest Associate, Joshua!

We Welcome Joshua Brashear, Project Detail

We are excited to welcome Joshua Brashear to the RDS family! Josh just recently graduated with his Master of Architecture degree from Kent State University and hails from the Pittsburgh area. He is very detail-oriented and a true asset to our design team. As he is someone you might work with, we thought you would like the opportunity to get to know him a bit.

Josh is responsible for preparing construction documents and architectural visualizations for our residential design projects. His willingness to learn and adapt in order to solve each unique problem is the perfect skill set we love here at RDS. Working in design, unique problems can and do happen with every new project.

Josh will tell you he is driven, analytic, and creative. He is always willing to learn something new and enjoys finding creative solutions to any given problems. We’ve already seen this in action and are excited for his journey here with us!

He has wanted to be an architect since he was in elementary school. His favorite thing about architecture is that it combines a little bit of everything from art and history to math and science, so there is always an excuse to learn something new. And we know that with home designs, there is always something new to learn or a problem to be solved.

We are so excited to have Josh join us here at Residential Designed Solutions. We know you’ll be impressed with his work!

The Impact of Intel and New Data Centers on the Central Ohio Home Market

By now, we’ve all heard about Intel and the Google, Microsoft, and Amazon data centers coming to Licking County and Franklin County, Columbus, Ohio. We’ve known for years that the Columbus, Ohio area is a special place to live. Friendly neighborhoods, good schools, affordable living, and good old Midwestern values. And now with Intel and the various datacenters arriving, housing is at a premium.

Intel is a well-known American multi-national corporation that primarily develops and manufactures computer processors and other related technologies. Their presence in the Columbus, OH area is already changing the landscape and the housing market in the area and will continue to create waves in all surrounding communities.

As builders, designers, and remodelers, what should we be aware of and planning for over the next few years?

Regional Growth:

The Mid-Ohio Regional Planning Commission (MORPC) is projecting the 15-county Central Ohio region is on track to reach upwards of 3.15 million residents by 2050, a growth of nearly 30% from 2020. Companies coming to the area are a part of this projected growth.

Housing Permitting:

A recent report by the BIA of Central Ohio is forecasting that housing permitting needs to increase twice as much from recent trends to meet the projected housing demand of over 100,000 new housing units in the next 10 years. This includes a variety of attainable (see more here about the meaning of attainable (compared to affordable) housing) and affordable housing options and walkable neighborhoods.

Franklin, Licking, Madison, and Delaware counties will see the most growth. Columbus is one of the fastest growing metro areas in the country and more than any other region in the state.

Housing Desires:

• Most people want a manageable commute time to get to work—no more than 35 minutes.

• Develop a variety of housing options near jobs and companies.

• Create new developments near roads, highways, and bus lines.

• The pressure is on to keep up with the demand for housing, especially affordable and attainable housing. So far, supply has not kept up with demand.

• While many of the jobs will be filled by those living in the area, others will be moving into the area from other parts of the state and country, which could strain the available market.

• Housing developments aren’t popping up yet, as we are waiting to see what the demand will be, but in order to create them near the centers, the infrastructure—sewer and water lines, as well as electricity and telecom services, will need to be added in some Licking County areas.  
  

As industry professionals, we need to watch and see what will happen. Is it time to buy land to create communities with different housing options (prices are already on the rise)? Some of that is going on now, and land is for sale. But making sure it is buildable is an important factor to consider. What infrastructure will have to happen?

Intel and the data centers are here and the demand is going to drive the housing market, not only for those here during the construction period, but then also for those working in these companies. It is imperative that we keep an eye on the progress and not be late to the game!

As a premier home designer, our company is ready to work with you, the builders, to create house plans for you and your clients. Schedule a time to talk today; call 614.430.0027.

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Some information for this article was drawn from MORPC’s 2024-2050 County Population Forecasts spreadsheet.

Home Exterior Trends for 2023

Are you ready to boost the curb appeal of your home this year? Ready to transform it from drab to dreamy? Whether you’ve just bought a new home or are getting ready to remodel, your home’s first impression starts with the exterior!

Our designers at RDS have been designing home exteriors for over 20 years, and we like to think we know a thing or two. Exterior designing is one of our specialties. We’ve been reading, looking, and pondering what trends are here to stay and what we should be planning for in 2023.

Sustainability

While this isn’t new, it’s picked up steam in the last few years. Sustainable building materials that last for a long time and are made following “green” guidelines are a sought-after choice for many people.

Landscaping

Native plants have become more popular through the years and are, rightly so, having a moment. After all, what grows well in the area you live, makes the most sense for your landscaping. Are the plants suited for the climate, the weather conditions, and the change in weather patterns? There is a push to move away from manicured green grass yards and invest in more natural yards and low-maintenance plants.

Interesting Textures

Many modern homes feature a mix of wood, stone, and siding, but we are seeing this in other architectural homes styles as well. Brick is being lime washed or painted, siding styles are mixed with other features like stone or board and batten, and more. Wood accents and elements add warmth and depth to the exterior of a home, whether it’s wood posts, wood headers above windows, or wood shutters. Mixing textures creates visual interest to a home and helps it stand out on a street where most homes look the same.

the Outdoors are In

If we’ve learned anything over the past few years, we like to be outside, and we want to be able to access it easily. Creating indoor/outdoor living is surging and we don’t see that changing. Large sliding doors, covered patios, outdoor kitchens, sunrooms, and large windows are all requested by clients. Designing different zones in the backyard is another trend we see. Entertaining spaces, relaxing corners, a firepit area, outdoor seating, and places for the kids to play are all element designs that maximize outdoor living.

Paint

Natural earth tones are in, especially greens, blues, and browns. These colors are also used to color block (painting one or more sections of the exterior) homes. But white exteriors with black accents are still a big request as well and we don’t see that changing. Earth tones evoke warm, earthy, cozy feelings, while white and black are more neutral, clean, and crisp. We’re also seeing various warm, creamy shades of off-white paint make their mark in 2023. And as always, a pop of color on a front door or shutters always makes a fun statement.

Accents

Copper isn’t going anywhere. If anything, it’s making a reemerging. A copper downspout, gutters, canopy/awning over a door or portico, or even copper porch lights can make a bold and interesting statement. Just remember, a little copper goes a long way! Board and batten is another way to create some accents on the exterior of your home. Columns, arches, gables, and trellises are all showing up in many designs. While these might be small touches, they do have a significant impact on the design features of a home.

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Are you ready to build a new home, remodel an existing home, or just make some changes to your house’s exterior? Our designers would be honored to work with you. Contact us here or give us a call at 614-430-0027

Sources of Inspiration for Your Home

We all need inspiration sometimes, whether it’s for our job or our home life. As home designers, we are always looking for ways to be more inspired, whether it’s during a conversation with a client, a drive looking at homes in a new town, a beautiful day outside, or scouring the internet. Innovations, artistry, and creativity can come from so many places.

At RDS, our designers spend time searching the internet for inspired ideas. We have several favorites that have become our “go-to” when we need a fresh eye. And who doesn’t need that sometimes?  We’re sharing a few of our favorites with you as a way to help you be inspired when you sit with us to create your dream home or chat about the remodel of your home. Maybe you want some inspiration to refresh a room in your home or just want to dream a bit. Whatever your reason, we hope you find something to get your creative juices flowing below!

A FEW OF OUR FAVORITES

The BUILD Show with Matt Risinger videos on YouTube has content spotlighting architect and craftsmanship work. He features videos discussing Building Science (Good for anyone to watch if they are building a home or planning on it), Craftsmanship, and Best Practices for Building & Remodeling. While this channel is mainly for builders, remodelers, and architects, we see the value for anyone building or remodeling their home, or the home DIYer. 

Hull Works is located in Fort Worth, Texas. Building period-inspired custom homes, renovating homes and manufacturing authentic architectural millwork, this website is a gorgeous representation of craftsmanship.   

Our RDS Pinterest page is teeming with saved content curated by style and room type. We are frequently adding content and often ask our clients to take a look and find ideas. We feature different types of homes, outdoor living, special details, various rooms in the home, and more. Take a look!                 

The Local Project is a YouTube page highlighting homes from around the world. We guarantee you’ll see extraordinary homes, beautiful features, stunning landscapes, and hear amazing stories about the homes. It’s worth a look just to dream!                   

Our RDS Houzz page (as well as the Houzz website) is a useful source for pondering design ideas, project information, and more.

The Scout Guide is a website steeped in community, collections, and lifestyles. So much inspiration for your home, your travels, and gifts. They focus on small businesses in many towns, (with guides to 74 cities), as well as sharing tips for design and décor, travel, style and beauty, entertaining, living, and events. It’s a beautiful website and their weekly newsletter is filled with interesting information.

ViewRail is a contemporary floating stair manufacturer and a source for beautiful ideas for stairs, railings and treads. We could spend a good deal of time perusing their ViewRail Gallery.   

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Where do you look to be inspired for your job or for your personal life? Our designers would love to sit and talk with you about your thoughts and ideas for your new build or remodel, share our inspiration, and help you create your dream. Contact us at 614-430-0027 or Contact us here.

The L-Shaped Kitchen Design

What is an L-shaped kitchen?

An L-shaped kitchen consists of two countertops (usually with one of them longer than the other) joining together along one or two walls. If only one wall is used, then the other countertop will be placed perpendicular and is freestanding in the room. Many times, this becomes a peninsula with seating on the outside edge. Alternatively, if the L-shape runs along two walls, an island is often added to the interior area. This works well within an open concept layout as it doesn’t need more than one to two walls to make it work. This is a simple and effective way to lay out appliances and cabinets.

Typically, the longer wall will be the area with the most counter space and lower and upper cupboards. The shorter wall is usually where the stove, sink or dishwasher resides. But, this is also determined by the size of the room itself, which dictates where major appliances will be placed.

Designed by Residential Designed Solutions | Interior Design by Anne Rogers Interiors

Photo by K Miller Photography

Why you should consider it… 

When creating a kitchen design for our clients, we spend a good deal of time discussing how they want to utilize the kitchen. Do they entertain, have kids that need an island to do homework, what sight lines are needed, how many people are in the kitchen at one times, and the list goes on. This, in turn, helps dictate what our RDS designers create for the kitchen. Within this discussion is the shape of the space and the benefits and a few challenges with an L-shaped kitchen.

Photo by Mia Rao Design - Discover kitchen design inspiration

 Benefits

• An L-shaped kitchen allows for flexibility, efficiency, and multi-purpose areas.

• As part of the functionality, many times a natural work triangle (sink, stove & refrigerator) is created, providing the easy flow of cooking and cleaning.

• It provides a large surface area as well as structure to the space, but is still open to other rooms, with unobstructed sight lines (parents we’re looking at you—this is a big request when creating the design).

• At the joining corner of the two countertops, the area beneath can become an area to store pots and large pans, or create a rotating tray with needed storage.

• Bar stools along the side facing out (if only one wall is used as the anchor), provides a place for people to hang out, a perfect breakfast area for kids, or a homework area while you’re in the kitchen.

• This shape works well in both a large or small kitchen. In a large kitchen, adding an island is a desirable choice. Moving the sink or stove to the center island really creates the perfect work triangle.

• Traffic flows easily through the space since there are multiple points of entry.

• Prep, cleaning, and cooking zones are separated but within easy reach of each other.

Designed by Residential Designed Solutions | Remodeled by Dave Osmond Builders

Challenges

• The larger the kitchen space, can create more space between large appliances. Design is key here to keep that from occurring.

• If used in a smaller kitchen, it can cut down the storage area if one side reaches into the room instead of continuing along a second wall.

• The larger the length of the countertops, the more there is to clean.

• In an older home, working around windows can be a challenge.

• Multiple cooks in the kitchen might find it hard to maneuver.

• It’s hard to add an island if the kitchen is small.

Designing a kitchen is a personal choice and our designers are well-versed in aiding you to create the best use of the space. Even with the challenges, our designers at Residential Designed Solutions will listen to your needs and requests to create what is going to work for you and your family. We listen, create, and work together to build your dreams. Call us or drop us a line to get more information and to begin your new build or remodel.

This Project Led to a CotY Win!

Great things not only happen when we work alone, but also when we work together. That was the case when we partnered with Anne Rogers, Anne Rogers Interiors, to help design a remodel of this historic farmhouse. We were asked to help with some issues with the first floor and create an addition of a second story owner’s suite. 

While we weren’t initially involved in this project, when Anne called, we were intrigued. We’ve worked with Anne on many projects over the years and have a quality working relationship.

What you may not know is that this farmhouse remodel recently was awarded the 2022 NARI of Central Ohio (CotY) Residential Historic Renovation/Restoration! We were thrilled to receive this award along with Anne Rogers Interiors. Great things happen when we work together.

The historic home is over 150 years old and has been in the same family for 7 generations. A huge 2-story addition was added in the early 1900s and it was changed to the American Four Square style it is today with wraparound porch at that time. There were structural issues in the 1900 addition that we addressed. The removal of an existing attached shed allowed us to reconfigure the first floor and create a second story owner’s suite. The new first floor now offers a half bath and has a large new kitchen and dining area with built-in banquet.

The homeowners wanted to retain as much of the charm and character of the home, while updating it and creating better function for this busy family.

Take a moment to view these photos and appreciate the history of the home.

Are you searching for a design team to help you and your clients reconfigure space and create better flow and function for their home? Our team would be honored to work with you on your client’s next project. Contact us here or call.

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Photography by KMiller Photography

A Winning Team—Anne Rogers, Anne Rogers Interiors and Jim Wright, RDS

Collaboration is the key to success for many people. This was the case with a Historic Farmhouse project that Anne Rogers, of Anne Rogers Interiors, had spent several years meeting with the client and planning the remodel. But when there were some issues, Anne called Jim for his guidance and help with the plans.

The result, a gorgeous remodel that pays homage to the 200-year-old farmhouse and a NARI of Central Ohio CotY Contractor of the Year Award: Residential Historical Renovation/Restoration win!

We asked Anne to share a bit about the project and why she collaborates with Residential Designed Solutions.

How did you come to be working with RDS for this project?

I’ve known Jim for a long time. For this farmhouse renovation, I met with the client (who is a 7th generation owner of the home) over a period of several years to discuss this renovation. There were some issues with the house, and I decided I needed to bring in an architect to help with the plan. I asked Jim, owner of RDS, to work with me on the project. We both met with the client, and everyone hit it off well. Jim took my vision and was able to create the perfect additions and changes to the home. We added a bump out addition in the dining room with a big bank of windows and other changes to the first floor. While his original design didn’t include the 2nd floor on the top of the new addition for the main bathroom and closet, I had him design that as well. It was the perfect change to the original plan.

Jim is very easy to work with! Over the past thirty years we have worked together on many projects.  

What was your favorite part of this project?

This project was so interesting because of the history of the home. I got to restore history by taking something the client loved and making it more functional and more beautiful.

Every time we open the guts of a home, we never know what we will find. The owners wanted to keep the home as true to its history as possible. When we demoed, we salvaged the original oak 2x4s for various projects including countertops and a 10-foot kitchen table. We took reclaimed wood and built a new mantel for the fireplace. When we did the addition on the house, we tore off the porch but kept the old siding to make the barn door for the main closet. We also used old fencing as shiplap in the back hallway. We matched the original casings and created a second newel post to match the original newel post. New windows were made to replicate the existing (still in use) original windows.

 We exposed the original exterior brick (with the homeowner’s help), now part of the interior of the house on the staircase, the living room, guest room, and the main bedroom.

Back in the day, they threw bottles, tools, and crockery over the hillside and around the foundation. The homeowners had found of these items over the years as we were digging. I asked if we could use items from their collection. We even found some when we were digging around the foundation for the new addition. We cleaned them up and used whatever we could to keep the history alive in the home. Some bottles went on the table, crockery has flowers in them, and the original farm sign is hanging in the kitchen. They have dishes and glassware from her aunt, who previously owned the farmhouse, so if we were able to find a place for them, we have them displayed or in use.

 We were grateful to have the owners take part as well. The homeowner did a lot of the work by helping with demo, prepping areas, landscaping and other outdoor work, and was there every day.  

We took away the ugly, added many beautiful elements, and stayed true to the farmhouse’s history and the fact it is still a farm.

How was your overall experience when working with RDS?

It is always a great process. The designers at RDS are incredibly talented. The documents I receive are always very accurate. They first sketch the design, and once we decide on the sketch plan, then it moves onto a blueprint—this can make it a lengthy process, but it works. The preliminary sketches don’t ever take us down the wrong path and corrections can easily be made before the work moves to the blueprints.

What type of projects does Jim complete for you and your clients?

We recently finished a new build in Evans Farm. Jim was the [residential] designer on it, and I was hired as the designer by the client to take them though the build out process. I hired RDS to help me with a “detached” office project that needed to connect to a breezeway, working with them to figure that out. Ultimately, we didn’t do that project because of the price to do it, but the collaboration was spot on. I’ve worked with Jim many times over the years with new builds where he is the architect/designer and then I come in as the interior designer. Now I bring him in on my renovation projects as needed.

What services do you appreciate that RDS provides?

The reason I continually choose them is that they are all very creative. They work well with us as a team, they listen to me, and when I bring specs with what I need in a design, the documentation is always excellent. They are great communicators, which I feel is really important. I like their style and the way they do things.

Would you use RDS again?

Yes absolutely. They are one of my first go-to groups!

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If you are a designer, contractor, builder, or remodeler, we would be excited to collaborate with you on your next project. Reach out to us here or give us a call at 614.430.0027.

Lighting—How We Can Make it Work For Us!

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The impact of light becomes increasingly important as the days get shorter. Knowing how to integrate it can make a substantial difference to our health and well-being. Especially in the winter, we crave light, both from the sun and in our homes and businesses. Light does impact how we feel.

Four types of lighting

• Decorative—The purpose of this lighting is to create character or a design element to a room. Whether it is hanging, sitting on a table, or a floor lamp, it’s purpose is to be something your eye is drawn to.

• Ambient—This lighting provides general brightness in a room. Typically, these are recessed can lights, or ceiling fixtures and chandeliers.

• Task—Used along with ambient lighting, task lighting allows you to see better in certain areas. Under cabinet lights, lighting along stairways, or any place you need increased lighting.

• Accent—Flood lights, track lights, and sconces are three good examples of lighting used for focus or to feature a part of a room or area.

Create more natural light in your home

• If possible, design a home with bedroom windows not facing strong outside lights. If you don’t have that ability, get light-blocking curtains or blinds to use when sleeping.

• Choose homes with big windows on all sides to allow natural light in during the day.

• Remove or trim bushes away from windows.

• In rooms with little natural light, hang mirrors across from the windows to reflect light back into the room.

• Use multiple types of lighting to add brightness.

• Use light paint colors in small dark rooms.

• Don’t block the windows with furniture.

• Keep your windows clean!

• Choose lightbulbs that work in each room. Daylight, Soft White, and Warm White are the three types of color temperatures available, as well as decorative colors. Choosing the right color temperature depends on what color temperature you need. Bedrooms tend to benefit from daylight or cool (soft) bulbs and kitchens benefit from all three, depending on the natural light available. Bulbs are available with many wattages and styles, so understanding what you need will involve some sleuthing on your part.

Circadian Lighting

What is it?

• Circadian lighting is a newer technology that can impact our health and circadian rhythm. Circadian rhythms are the mental, physical, and behavioral changes that follow the 24-hour cycle. Think-sleeping at night and awake during the day. And using a computer or phone late in the evening is one thing that can disrupt our rhythms.

• Exposure to daylight is important for our health. We react to the blue wavelengths from the sun, which change in intensity during the day. Blue wavelengths suppress melatonin, which is the hormone causing sleepiness.

• Using the technology of circadian lighting, we can recreate the amount of brightness during the day in our homes with adjustable LED Smart bulbs. In essence, we mimic the daily progression of the sun. In dark, grey winter days, this is especially an interesting idea. But this is not a replacement for exposure to natural light, just a tool to help us.

Photo courtesy of https://www.thelightingpractice.com/what-is-circadian-lighting/

Is it worth the money?

• It can be effective and deliver the right amount of light every day if it is installed correctly and calibrated and programmed for the area where you live.

• If you live or work in darker spaces with little natural light, it can help keep the mind and body alert, making your workday more productive.

• Because it is programmable, once it is set up you don’t need to think about it or adjust it. But getting it set up is a bit of a challenging experience as you need to use on online calculator to find the right intensity and spectrum of light throughout the day.

• Since it works by controlling spectrum, intensity, and timing, it is an expensive system. (Just using dimmable bulbs won’t achieve the same result.)

• While it is a known product, finding a reputable manufacturer will take some research.

• Smart bulbs are expensive and may add more blue light than is needed. Again, research is important.

Lighting is a complex endeavor and requires some time and energy to understand how to light your home effectively. It might take some trial and error on your part to make it work for your needs. Our designers here at RDS are well-versed in understanding how to help you create and maximize natural lights as well as helping your find the right types of lighting for each room in your home. And if Circadian Lighting is intriguing, we are here to help!

2023 - The Year of Color In Your Home

While white kitchens will always stand the test of time, we’re seeing color design in homes moving away from all white kitchens and adding bold colors in many rooms of the home. We’re not denouncing shades of white in a home by any means, as they are timeless and work well in many areas of the home. But color is in and we are excited about it!

Bring in Pops of Color

• If a white kitchen is a must, bring in pops of color with the finishes, a red or blue range or refrigerator, colorful chair cushions, bold backsplashes, and eye-catching curtains or blinds.

• Install a countertop featuring pops of color.

• Is it time for an island with a saturated bold base?

• Plants create color with minimal changes—just remember to water them. Put them in colorful pots and bingo—you have even more color.

• Embrace an interesting color palette with floor tiles that features some color.

• Wallpaper is everywhere and is a straightforward way to add some color to a feature wall, a powder room, or the ceiling in the laundry room.

• And speaking of laundry rooms, this a fun room to go wild with color and patterns. We don’t love doing laundry, so why not make the room fun and exciting?

• One stand-out cabinet is a fun way to add a pop of color without painting all of the cabinets.

• Want to keep it mostly neutral? Paint just the ceiling in a hue that complements the lighter wall color, but creates a bit of intrigue.

• Not ready for much color? Paint the front door or garage, the inside of some bookshelves, or hang some colorful artwork.

Paint Colors for This Year

This year’s paint colors are filled with both subtle and dramatic hues. Repainting a room, kitchen cabinets, or a feature wall makes a big change without a great deal of effort, especially if you have someone paint it for you!

Photo: Courtesy of Sherwin-Williams

Sherwin-Williams’ color of the year is Redend Point, a subtle earthy pink.

Photo: Courtesy of Behr

Behr’s color of the year is Blank Canvas, a creamy white.

Photo: Courtesy of Valspar

Valspar’s color of the year is a combination of 12 comfortable, livable paint colors, featuring hues of greens and blues, pastels, and soft neutrals.

Photo: Courtesy of Pantone

Pantone’s color of the year is Viva Magenta 18-1750, a bold pinkish red.

Photo: Courtesy of Benjamin Moore

Benjamin Moore’s color of the year is Raspberry Blush, a vibrant red-orange.

Photo: Courtesy of Dunn-Edwards

Dunn-Edwards’ color of the year in Terra Rosa, a deep rosy pink.

Photo: Courtesy of Dutch Boy

Dutch Boy’s color of the year is Rustic Greige, a blend of beige and gray.

Photo: Courtesy of Glidden by PPG

Glidden Paint by PPG & Glidden’s  color of the year is Vining Ivy, a deep shady aqua.

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Take a chance and brighten up a room in your home this year. Creating a cheery, warm inviting feeling might just be what your home needs! Our designers here at RDS can help guide you on color choices for every room of your home, be it a new build or a renovation to a room or rooms in your existing home.