Seattle Area Neighborhoods

Downtown and Waterfront

Seattle's business and government core is also the center for upscale shopping, international entertainment, and such popular tourist spots as Pike Place Market. Downtown's 8- by 10-block area is bounded on the west by Elliott Bay and the waterfront, on the south by Pioneer Square and the International District (its southern border is Columbia Street), on the north by Belltown and Queen Anne (Virginia Street is the cutoff), and on the east by I-5 and the convention center. Traffic is a mess on weekdays and during major events, so park your car in a garage or lot and explore on foot. Buses are free in the city center; there are also a waterfront trolley that runs to Pioneer Square and the International District and a mile-long monorail that connects Westlake Mall to the Seattle Center. There are steep climbs from the waterfront to the midtown shops and museums.

The waterfront stretches south from the old Downtown near Pioneer Square, past the sports stadiums and through the industrial regions of Harbor Island around Duwamish Head, to the bluffs and beaches of West Seattle. To the north the waterfront follows Elliott Bay around the Magnolia Bluffs to Shilshole Bay and beyond. In the latter half of the 20th century, the Port of Seattle and the city developed the Downtown waterfront into a promenade, whose surviving docks house shops, restaurants, marinas, the Seattle Aquarium, the Maritime Discovery Center, and the Bell Harbor International Conference Center. Tour-company and private boats dock at piers 54 to 70, Washington State ferries depart from Pier 52, and cruise ships anchor at Pier 66.

Belltown. Just north of Pike Place Market is Belltown, a formerly nondescript commercial and low-rent residential area that has turned trendy. Condominiums have risen, old storefronts and union halls have been converted into restaurants, and upscale shops have moved in. Belltown is now alive late into the night, and parking spots are hard to find -- go early for a cheap lot and explore on foot. Walking is also the best way to enjoy the shops and the views of Puget Sound and the Olympic Mountains. The district's boundaries are, roughly, from Elliott Bay east to Sixth Avenue, and north from Virginia Street to Denny Way.

Queen Anne. Queen Anne Hill rises between Belltown and Denny Way to the south and the Lake Washington Ship Canal to the north. To the west (after 15th Avenue West) is the Magnolia district; to the east, Aurora Avenue and Lake Union. This rolling neighborhood has two parts, each with its own personality. Upper Queen Anne, atop Queen Anne Hill, has upscale houses, fashionable restaurants, and trendy businesses. Lower Queen Anne, at the foot of the hill, has seen some gentrification but remains more a working-class neighborhood of small homes, apartments, and shops. It's also home to the Seattle Center, the Space Needle, the Experience Music Project, and the Pacific Science Center.

Pioneer Square. Seattle's oldest neighborhood is always a hub of activity, with a multitude of restaurants, shops, and art galleries. Streets lined with massive redbrick and sandstone buildings provide a glimpse of how Seattle appeared when it was rebuilt after the Great Fire of 1889. At the corner of Yesler Way and Second Avenue stands the 42-story Smith Tower, the tallest building west of the Mississippi when it was completed in 1914. Yesler Way was once called Skid Road, a term born when timber was slid down the street to a steam-powered waterfront mill. At night this historic district drapes itself with party attire, when tourists and locals alike head to its many rock clubs, sports bars, and taverns. The famous Elliott Bay Bookstore and Pioneer Park are two well-known local attractions. Pioneer Square is bordered by Alaskan Way South, Columbia Street, Fourth Avenue South, and South King Street.

International District. Once called Chinatown, the International District has expanded its roots to include Japanese, Vietnamese, Cambodian, Malaysian, and Filipino traditions. Known locally as the "I.D.," the neighborhood is southeast of Downtown, between Yesler Way to the north, Dearborn Street to the south, 5th Avenue South to the west, and 12th Avenue to the east. Small produce markets thrive here, making it a great place to shop for exotic ingredients and to enjoy authentic Asian food. Don't miss the sprawling, two-story Uwajimaya supermarket.

Sodo. This rapidly expanding commercial area is southwest of the former Kingdome sports stadium (famously demolished by dynamite), from which the neighborhood's "South of the Dome" nickname is derived. Wedged in the corner between Pioneer Square and the I.D., Sodo stretches approximately from Fourth Avenue to the waterfront along First Avenue South, Highway 99, and Alaskan Way, between South King Street to the north and Spokane Street to the south. The area includes both Safeco Field baseball stadium and the Seahawks football stadium, as well as an increasing number of brewpubs, restaurants, sports memorabilia stores, and art galleries.

First Hill. This compact neighborhood is sandwiched between Downtown and Capitol Hill, bordered by Pine Street to the north and I-5 to the west. Referred to as "Pill Hill" for its abundance of hospitals and medical offices, it runs roughly south past Madison to James Street and east nearly to Broadway -- although many Seattleites consider the former to be part of Downtown and the latter all Capitol Hill. During the day you'll see mostly working professionals -- doctors, nurses, and patients hurrying to appointments, and the thirtysomethings who live here in posh condos and studio apartments strolling briskly to and from their Downtown jobs. After dark and on weekends it's dead.

Central Area. The hub of the African-American community is also referred to as the Central District. It lies east of Downtown, adjacent to Capitol Hill and First Hill, and it's bordered by I-90, Martin Luther King Jr. Way, East Madison Street, and 12th Avenue. In the 1940s, this part of town nurtured a dynamic jazz scene, but the area also has suffered from neglect and economic blight. Although its high school (Garfield High) educated such legends as Jimi Hendrix and Quincy Jones, gang activity has also plagued its streets. It's a proud neighborhood of beautiful and beloved churches, creative street art, and some of the city's best home-style restaurants.

North and East of Downtown

Lake Union is in the heart of Seattle, bordered by Queen Anne to the west, Wallingford to the north, Eastlake and Capitol Hill to the east, and the commercial and industrial flats of the Denny Regrade to the south. The natural freshwater lake was once a center of maritime industry, but underwent a transformation in the 1980s and 1990s, when condominiums, parks, and restaurants began to replace shipyards, gasworks, and mills. Gasworks Park, which juts into the lake's northern end, has views of the water and Downtown. In summer, throngs head here for Fourth of July fireworks, concerts, and Shakespearean plays.

Capitol Hill. Northeast of Downtown and east of I-5 is Capitol Hill, the center of Seattle's youth culture. Yet it's also an elegant neighborhood, with tree-lined streets; 19th-century mansions; Lakeview Cemetery, where many of the city's notables are buried; and Frederick Law Olmsted's Volunteer Park, where you'll find the Asian Art Museum. The Broadway district, south of St. Mark's Cathedral, is home to Seattle's most diverse population: the city's gay community, grunge rockers, multiethnic store and restaurant owners, and multiracial Generation Xers. To the north and east lies the Montlake neighborhood, bordering the southern bank of the Lake Washington Ship Canal and the eastern edge of the Washington Park Arboretum. The Pike-Pine street corridor dividing Capitol Hill from First Hill has some of the city's most edgy shops, clubs, and cafés.

University District. Northeast of Lake Union, this area encircles the University of Washington, whose vast campus stretches from Portage Bay to Union Bay. Dubbed the "U-District," this is a lively, eclectic neighborhood of shops, restaurants, apartments, and older homes, many of which have been converted to student flats. The district is bisected by two main arteries: Northeast 45th Street, site of the University Village shopping area, and University Way Northeast, the heart of the UW campus known locally as "The Ave."

Ravenna. This unpretentious neighborhood just north of the U-District was named after a seaside district in northeast Italy. There's nothing flashy or quirky about these quiet shaded streets, home to many middle-class single-family homes. And that's just fine by those who live here. They're proud of this residential neighborhood's "down-to-earth" feel, with its family restaurants and homey shops. The district's boundaries are Northeast 75th Street, I-5, 43rd Avenue Northeast, and Ravenna Boulevard/Northeast 55th Street.

Mercer Island. Microsoft cofounder and all-around rich guy Paul Allen keeps a house on this island between Seattle and the Eastside communities. Elite country clubs and palatial estates, as well as numerous parks and protected wetlands, are the norm. The median price for a home is $575,000 -- pocket change for the city notables who live here. Lots of old money lines these tidy streets, which are not, as one might expect, paved in gold. Several public lakeside parks are around the island's edges, so you don't have to be rich and famous to enjoy Mercer's beauty.

Bellevue. Three-quarters of a century ago, Bellevue was a pleasant little town in the country, with rows of shops along Main Street serving the farmers who grew strawberries. After the first floating bridge across Lake Union was built in the 1940s, suburban homes began to replace the strawberry fields. Then came the huge Bellevue Mall, the Meydenbauer convention center, and more suburban sprawl. Even though Main Street and a few other corners of old Bellevue remain, this Eastside city's main focus is its mercantile core.

Kirkland. A small town on Lake Washington's east shore, Kirkland has the most lively downtown of any Eastside community. Its business district, along the Lake Street waterfront, is lined with shops, restaurants, pubs, and parks. Best of all, there are convenient parking (if you arrive early enough) and easy pedestrian access to the lake. Much of Kirkland's business district now occupies the former Moss Bay flats. At the height of summer, it's even warm enough to swim in the sheltered waters of Lake Washington.

Issaquah. Pronounced ISS-a-qwah, this developing area southeast of Bellevue was once the home of the Snoqualmie Indian tribe, which lived off the area's abundant fish and game and named the place Squak for the sound of migrating fowl. From this, later settlers called the town Issaquah, which became a timber and coal mining hub through the 1920s. Today, nestled up to the southeast nub of Lake Sammamish, Issaquah is a great place to hike, boat, or horseback ride. Issaquak is, however, also a burgeoning town where you can shop the arts and crafts stores of Gilman Village, sample wines at local vineyards, and taste the famous Boehm's Chocolates.

Redmond. A string of pretty parks makes Redmond an inviting place to experience the outdoors, whether by foot along the 13-mi (21-km) Sammamish River Trail, by horse at Farrel-McWhirter Park, by bicycle at the Marymoor Park Velodrome track, by water on Lake Sammamish, or by hot-air balloon over the whole scene. You can picnic at Idylwood Park; play tennis at Marymoor Park; or mountain-bike the gravel, 3-mi (5-km) Puget Power-Redmond Trail. All this might make you forget that this rapidly expanding city, which began as a stopover for boats running between Lake Sammamish and Lake Washington, is today one of the country's most powerful business capitals; such notable companies as Microsoft, Nintendo, and Eddie Bauer are based here.

North and West of Downtown

Wallingford. "Eclectic" is the word to describe this neighborhood of small, close-set shops and restaurants centered on North 45th Street, between Green Lake to the north, Fremont to the south and west, and I-5 and the U-District to the east. Part post-college crowd, part modest yuppie, part foreign transplant, part struggling family, Wallingford's residents and business owners have turned it into a fun, friendly place that's full of color and energy.

Fremont. Fremont is an artsy district north of Lake Union and the Lake Washington Ship Canal, east of Ballard, south and west of Wallingford, and south of Woodland Park. The compact neighborhood of 14,000 residents is made for walking, so park your car and explore. You can peer into galleries, browse vintage clothing and housewares shops, pause in a café for a latte, or enjoy a meal in one of Seattle's best restaurants.

Ballard. Northwest of Lake Union, Ballard is at the mouth of Shishole Bay and the fun-to-tour Chittenden Locks, which connect Lake Washington to Puget Sound. This community has the Pacific Northwest's largest fishing harbor and is the winter home for the Alaskan fishing fleet, which includes vessels that range from tiny salmon trollers to large factory trawlers. The compact commercial district along Market Street, near 15th Avenue West, has small, modern shops, and many cafés.

Magnolia. West of Queen Anne, Magnolia is a quiet residential neighborhood rising among the bluffs between Elliott Bay and the Ship Canal. The area's expensive, precariously perched homes are surrounded by gardens; there are no native magnolias, but you'll see plenty of exotic ones in bloom. The 534-acre Discovery Park is a refuge for urban wildlife as well as a stopover for migrating birds. Spectacular cliff-top views take in the Olympic and Cascade ranges. The park also has quiet dells, meadows, streams, and 2 mi (3 km) of protected tidal beaches with sand dunes.

West Seattle. It was here, in 1851, that a group of settlers known as the Denny Party staked their claim to the land that would become Seattle. Today the neighborhood is a mix of rich and poor; as prices have skyrocketed in Seattle proper, many people have fled to West Seattle in search of affordable housing. On a drive through it you'll pass miles of beautiful beaches, cute shops and restaurants, and cozy single-family homes. Its center, called the Junction, is home to a shopping area as well as 10 of the neighborhood's 11 murals. Lincoln Park, a sprawling, forested tract of land near the Fauntleroy ferry terminal, is a fine place to hike, bike, blade, and relax on the beach.

Hiring an Interior Designer

By Craig Kellogg, Home Magazine, January 2006

If you're a regular Home reader, you may be thinking, "Interior designer? Why?" After all, each month our editors work to give you the know-how to design and decorate with confidence. But a day may come when scheduling constraints, blocked creativity, or a thorny layout problem makes hiring an interior designer the best option. So here's a go-to guide.

First, make sure the scale of the project really warrants an interior designer. If you just want to add a piece or two to a room, many furniture stores have in-house stylists who can advise you. On the other hand, if you're talking demolition, you'll need an architect. Interior designers fall somewhere in between: They create furniture plans, coordinate colors, handle purchasing, and manage the installations through a rolodex of reliable subcontractors.

"You have to like the person; they have to like you," says Debbie Wiener, of the Washington, D.C.—area firm Designing Solutions. "After all, you're hiring a new best friend for the next six months—and that's assuming it's a short project."

Though all general contractors and architects rely on written contracts, not all interior designers do. Our advice? Get a contract and make sure it includes the following clauses:

Design Services Details all meetings that will occur between you and the designer as well as the various plans and sketches that will be drawn up.

Shopping and Purchasing Services Lists an itemized total of all furnishings, merchandise, and materials that the designer will be responsible for picking out and purchasing, pending your final approval of the design plans.

Project Management Specifies which aspects of the project will be overseen by the designer (including scheduling of deliveries) and how often the designer will be on site during installations.

Compensation Breaks down designer fees, including retainers, hourly and/or flat rates, cost-plus, cost-of-construction fees, payment schedule, and any other charges that may be part of the pay structure, like those relating to a breach of contract.

how much will it cost?

Most rooms evolve over a long period of time, so the average homeowner has little sense of how much money goes into one. Says Karla Trincanello, principal of Interior Decisions in Florham Park, New Jersey: "It's a shock for people to realize that they can easily drop $25,000 on a single room—and that's just for the stuff.” On top of that, designers tend to charge either hourly design fees ($150/hour on average) extending over the planning and execution stages, or a flat fee based on a percentage of the overall budget. (For large projects, many designers will also ask for a retainer—anywhere from $1,000 to $5,000.) To put this in perspective, Designing Solutions' Wiener says she ends up billing about $3,500 (over and above the cost of merchandise) to decorate a great room that includes furniture, lighting, carpets and rugs, wall coverings, and so on. Most designers also charge a cost-plus, usually around 25 percent. This means that they'll charge you a quarter on top of every dollar they spend on merchandise—though keep in mind that because they get trade discounts of up to 50 percent, you'll still end up paying less than retail. Additionally, a designer may ask for a cost-of-construction fee (15 to 20 percent of the total construction budget) for the hiring and oversight of subcontractors.

Must-ask questions for the designer, plus the answers you want to hear.

DO YOU HAVE A SIGNATURE STYLE? I listen closely to my clients so I can produce unique, personalized rooms that reflect them, not me. That said, my best relationships start with a common aesthetic. Look at my past projects to see if we're simpatico.

CAN YOU WORK WITHIN MY BUDGET? Assuming we have the same basic parameters for the project—some of us work with more expensive sources than others, which drives up the overall cost—I'll deliver top value for your dollar. If necessary, we can do the work in phases. Trust me, I have projects that are measured in years, not months.

WHAT SHOULD I BRING TO OUR FIRST MEETING? A scrapbook with clips of pictures of rooms you like, with a few words describing what appeals to you in each. Try to come up with a color palette using anything that inspires you, from paint and fabric swatches to a crayon, blouse, or flower. ,

DO I HAVE TO HIRE YOU FOR THE WHOLE HOUSE? I'm happy to help with a smaller project as we develop a bond. Again, I hope this is the start of a lasting relationship.

DO YOU HAVE A LICENSE? Few states formally license interior designers. Elsewhere regulations vary (in some states, there are none). Choose pros with at least five years' experience, degrees from accredited schools, and good client references.

WILL YOU INCORPORATE MY FURNISHINGS? We'll try to work in pieces with sentimental or practical value. But old items can get in the way of new design goals, so be willing to let go—or at least to update them with new fabrics, finishes, or hardware.

WILL YOU HIRE QUALIFIED SUBCONTRACTORS? I have long histories with my delivery people and contractors, all of whom carry the required licenses and insurance. What's more, they'll treat you and your home with respect or never work for me again.

WHAT ARE YOUR PET PEEVES? Miscommunication between partners makes my job hard. If you want to start with the kitchen, make sure your spouse does, too! Excessive phone calls can also slow things down. Keep a list of questions that we can cover all at once. Finally, chronic indecision or reverse of decisions can bring a project to a halt.

HOME Magazine's Building Product Awards 2006

By Nicole Davis

What does it take to win us over? Innovative ideas and daring designs. So when it came to choosing stellar items for our 10th annual Building Product Awards, we scoured the market and came up with these gems.

leather texture surfacing with microban
Silestone
These quartz countertops—which mimic the supple feel of leather—feature Microban, an antimicrobial substance that inhibits the growth of bacteria, yeast, mold, and fungi. The benefit to you? Better stain protection, fewer odors, and a more sanitary kitchen. Cleanup is easy: Just wipe the surface with soap and water. In 23 colors. $60 to $100 a square foot, installed. 800-291-1311, silestoneusa.com.

paloma fireplace
heat & glo
Gas fireplaces have turned up the heat, designwise. This sleek freestanding unit has a curved firebox, so flames are visible from almost any angle in the room. Bonus points go to the battery-powered backup system, which keeps the model's electric ignition working even during an outage. These stainless steel hearths won't just warm up your space, they'll also brighten it: Their front panels come in blue, bronze, green, and gray, shown. $2,399. 888-427-3973, hearthnhome.com.

engineered collection wood floors
Mirage floors
These planks come in three hip new stains: Java (coffee), Merlot (dark purple), and Sambuca (black), shown. The flooring is made of engineered wood—prefinished maple or birch adhered to five layers of plywood—so it's ideal for heavy-traffic areas such as kitchens, and reacts less dramatically than solid hardwood to
high humidity and climate changes. $7 to $15 a square foot. 800-463-1303, miragefloors.com.

watertiles
Kohler
Obtrusive showerheads have met their match. These 5-inch-square water-spraying tiles install nearly flush with the ceiling or wall for a streamlined look. If you're installing more than one, hire a pro to ensure that your water pressure and plumbing can support the system. In six finishes; polished chrome, shown. $119 to $172. 800-456-4537, kohler.com.

72-inch three-door fridge
perlick
Use this multizone drinks station to mix cocktails without leaving the party. Pretty enough for your family room, the stainless steel cabinet contains a freezer with a rack for chilling glasses, a fridge with fully extendable shelves, and storage space for an impressive 48 bottles of wine. Sorry—bartender not included. In freestanding or built-in models; custom wood overlays available. $5,499 to $7,999. 800-558-5592, bringperlickhome.com.

stainless steel roofing
millennium tiles
Although your roof might be the last place you'd expect to find stainless steel, these recyclable, interlocking tiles not only look cool, but also lower the temperature inside your house. Heat reflects off these shingles, reducing air-conditioning bills up to 35 percent. And unlike the runoff from asphalt roofing, the rain and melted snow that slides off these smooth surfaces is clean enough to reuse in your garden. Custom colors available. $360 to $660 a square foot. 866-842-8585, millenniumtiles.com.

dual fuel range with steam-assist
kitchenaid
Become a healthier eater with this stainless steel gas, electric, and convection range, which features a steam option to produce moist roasts—no basting necessary—and crusty loaves of bread. $4,099 (30-inch; four burners) and $6,299 (36-inch; six burners). 800-422-1230, kitchenaid.com.

ace sensations paint
ace hardware
Magic Marker on the wall? No sweat. This flat paint features Scotchgard stain protector, so soap and water are all you need to wash off anything on it, from Sally's scribbles to grape juice. Because an anti-mildew agent is added to the formula, it's ideal for moist areas such as the bathroom. In 1,000 shades; custom colors available. $27 a gallon. 866-290-5334, acehardware.com.

our-door convertible fridge
samsung
Entertaining just got easier. This four-door unit features two bottom drawers that can serve as mini fridges or freezers, depending on whether you need to chill hors d'oeuvres or prepare bucketfuls of ice. Use the touch-screen LCD to adjust each compartment's temperature from -13°F to 50°F. 25 cubic feet. In black, stainless, and stainless platinum, shown. Starting at $2,999. 800-726-7864, samsungusa.com.

densarmor plus interior wallboard
georgia-pacific
Whether caused by a leaky pipe, a humid bathroom, or Mother Nature, mold has the potential to wreak havoc in your home. So we're glad that this new gypsum wallboard is made of glass matting, which resists mold, rather than conventional paper, which fuels its growth. $10 to $15 a (4x8) sheet. 800-284-5347, gp.com/build.

Good Listening Skills Critical in Good Designers

By Andrea Pyenson, Boston Globe Correspondent | December 29, 2005

It is a relationship you should enter into carefully, because you will be granting this person fairly open access to your life. It could start at your front door or entryway and progress to the bedroom -- maybe gradually, maybe bypassing all the rooms in between. And if things go well, the relationship could continue for several months, or even years.

''Personality is definitely a factor," says Dennis Duffy, one of Boston's premier interior designers, when asked what people should look for when choosing a professional to help decorate their home. ''The person has to listen to you. If a designer isn't asking you pertinent questions, that's a bad sign." He notes that potential clients should expect designers to ask: How does your family live? How do you spend your time when you're at home?

Julia Bosland, an interior designer based in Wellesley, agrees with that assessment. ''The most important trait in a designer is to listen rather than to try to influence [clients] with your own taste and style."

Christina Oliver, a past president of the New England chapter of the American Society of Interior Designers, says people should ask themselves four things about any designer they are considering hiring: Does the person listen? Is this person addressing my issues? Is he or she clear about the costs? Are my concerns being answered?

''You're building a long-term relationship with someone," says Oliver, a former social worker who has an office in Newton. ''You want someone who's sensitive to your needs."

Relationships between designers and clients can be as interactive or hands-off as the clients want. ''Clients have to take the initiative and let the designer know how involved they want to be," Bosland says. ''I work with a lot of full-time working women who have no time to shop. Others just need a facilitator."

''I much prefer working with people where they're really involved in the process," Oliver says. ''I want to create an environment that reflects who the person is."

Patricia Freysinger has worked with Oliver on two homes, in Newton and Madison, N.H., over more than 10 years. ''I could never have done this myself," she says, motioning to the colorful, 25-by-8 1/2-foot rug that pulls together her cozy, gumwood-paneled living room and ties it in with the rest of the house via the coordinated runner going up the nearby staircase.

Freysinger met Oliver when her twin teenage sons were in nursery school. Oliver was choosing colors for the church where the boys' school was housed. When she learned, through another parent at the school, that Oliver was a designer, Freysinger asked her to help select paint colors for the exterior of her house. That led to the rug, which led to custom-made living room furniture and mahogany radiator covers, and ultimately the entire house.

''I really like to be involved," Freysinger says. ''I went with her to select everything. Christina is out there, so she sees products . . . what's around. She doesn't force her style, and she's good about whatever your budgetary needs are."

Word of mouth is also what led Shannon Hayden to Bosland, whose children attended school with hers. Hayden had already had a negative experience with a decorator in her Newton home. ''She'd bring things to me. We didn't go shopping together." The decorator was trying to unload a rug that previous clients had decided they didn't want. Hayden bought it, reluctantly, and watched as the woman fashioned a living room around it. The result is lovely, but, Hayden says, ''it's just not me," and her family rarely uses it.

After another parent at her children's school told Hayden that Bosland was a designer, she asked her to help decorate her daughter's room. It was a comfortable, collaborative process. Hayden says she appreciates that Bosland ''doesn't push ideas on me. I trust her." Once her daughter's room was finished, Hayden worked with Bosland on her sons' room, her home office, and the children's playroom in the basement.

Now Hayden and her husband are building a house in Newton, and she has begun shopping with Bosland to fill it. They have been looking for rugs, furniture, fabrics, and other items primarily, but not exclusively, at the Boston Design Center, which has 78 showrooms of high-end furniture, fabrics, lighting, wall coverings, art, and accessories. ''The Design Center is a great resource in Boston," says Bosland, ''but I'm not afraid to go to Pottery Barn and other places."

For those who are not lucky enough to find interior designers through personal referrals, decorator show houses are another good source, as each room is usually done by a different designer. People can see what they like and call designers of the rooms that appeal to them.

The design center (www.bostondesign.com) also has a designer referral service. For an annual fee, clients can have unlimited access to the center, which is normally open only to designers and their clients, and four hours of a designer's time, either at the center or in their home (or a combination of both). It is a good option for people who might not want to make a full commitment to working with a designer or who have a small project but want to find more unusual items than are available at large furniture or national chain stores.

Because there are different types of relationships between designers and clients, there are different fee arrangements. Most commonly, designers charge a straight hourly rate; a combination of an hourly rate and a mark-up on the price of products the clients purchase through them; or a percentage of the project's cost. ''Most designers will talk to clients and see what they are looking for before deciding how to charge," says Alexis Contant, vice president of marketing at the design center. ''Some clients know what their budget priorities are. Some designers help clients figure out their priorities." This is one of the most important issues for clients to discuss with designers when they are beginning their search.

Duffy suggests conducting initial interviews at the designer's office so the client can get a feel for the designer's environment, personality, and work habits. He also advises asking designers about their educational background and how long they have been in business. This is particularly important in Massachusetts, which does not have certification requirements. Duffy always gives prospective clients two years' worth of references and recommends calling several of them.

''If you are ambivalent after that, ask them to come to your house," he says. It just might be the start of a beautiful relationship.

Kitchen Designers Try New Angles to Fit Our Lifestyles

By Jaci Conry, Boston Globe Correspondent | December 29, 2005

The kitchen ''work triangle" has long been the measure of efficiency of a kitchen arrangement. Developed in the 1950s by the University of Illinois Small Homes Council, the work triangle is a line drawn among the key locales in the kitchen: from the range to the refrigerator to the sink area to the range. These lines were supposed to form a balanced triangle, a measure of distance traveled between the major kitchen work areas. A designer or homeowner could project the efficiency of a proposed kitchen plan by analyzing the triangle.

The triangle concept took hold a generation ago, when mom cooked by herself and then brought the food out to the rest of family. Kitchens, as we all know, are far more than the utilitarian rooms they used to be.

''The kitchen is the center for family life," said Medford architect Diane Miller. ''People tend to spend more time [when they're awake] in the kitchen than anywhere else in the house."

The room has also become social central, the spot where friends and family congregate, and during ''quiet time" it's often the place where kids choose to do their homework and where mom and dad go through the bills.

According to Sean Ruck of the National Kitchen and Bath Association, although the triangle concept is still taught to kitchen architect and design students, with such an array of practical, technical, and aesthetic considerations involved in kitchen design today, many experts are putting far less emphasis on it.

Take, for instance, the luxury contemporary kitchen showroom Arclinea, designed and coordinated by acclaimed Italian architect and designer Antonio Citterio. According to Philip Guarino, who launched Arclinea's first United States showroom in Boston in 2001, Arclinea's take on design consists of applying the technology and solutions of a professional kitchen to home kitchen design. Specifically, the company believes kitchens should be designed according to how its owners move and how they cook.

''The triangle concept is based on the placement of appliances. Arclinea isn't focused on that," said Guarino. ''We emphasize movements, ergonomics, and space efficiency. We feel the design of the kitchen should be much less about the space, the dimensions of a room, and more about how one operates within the space."

For example, he explained, one client might love to bake. Therefore, the kitchen might accommodate him by creating baking centers with lower-than-standard counter heights, perfect for kneading bread, and workspaces where everything is close at hand so it's not necessary to stretch for measuring cups and ingredients.

''For a baker, the ideal work surface is marble," he continued. ''However, for someone who uses sharp knives constantly, that wouldn't be the appropriate counter."

The kitchens of Italians, who tend to have very little space in general, are recognized for their efficiency, their ability to organize available space in the best possible way. According to Guarino, Americans, on the other hand, tend to think that they need more space, particularly for storage. As a result, he said, space is often wasted. For example, in many American-designed kitchens the top shelves of cabinets, or even entire cabinets like those on top of the refrigerator, aren't used because people can't comfortably access them.

''Our clients often say they need tons of cubic storage," he said. ''We really get into that with them. Usually they can make do with far less than they think."

Another marked difference between Italian kitchen design and a domestic one, said Guarino, is that here, kitchen cabinetry is considered storage. In Italy, it's regarded as kitchen furniture. They want clean lines in the kitchen, not a lot of bulk.

Mary Ann Agresti, an architect for over 15 years who operates her own Boston firm, the Design Initiative Inc., agreed with Guarino about contemporary design trends presently taking the forefront, particularly in the kitchen. ''Many clients are looking for European looks in the kitchen. They want very sleek design, clean lines," she said.

''About seven years ago everybody wanted to tear down the wall between the kitchen and the living room. Clients would say, 'We really want to open this up,' " she recalled. ''Now there's more focus on how the kitchen looks. . . . People are considering how it appears when looking at it from the living room. They want their kitchens to be furniturelike, not just efficient."

For example, people may opt to put cabinets up on feet to make them look more like freestanding furniture. Another way of achieving the furniture look, according to Ruck, is to bring more wood into the kitchen. ''It's becoming more common to hide appliances, such as refrigerators and dishwashers, with wood paneling, and even to craft wood hood covers over stoves." Putting in hardwood floors, rather than tile, can help create a more furniturelike environment, as can emphasis on kitchen walls.

''When walls are opened up, more light filters into the room, and more windows can be added," said Miller. To this end, upper cabinets are losing favor to lower cabinets, drawers, and open shelves in particular, which really accentuate clean lines, provided that you can keep them clean.

Arclinea kitchens incorporate this aesthetic as well, using minimal overhead cabinetry and creative shelving options such as boxes nailed to the wall. The company also replaces cabinets with deep drawers, particularly under sinks. In some cases, Miller added, people opt to get rid of cabinets in place of the re-emerging pantry, which has the capacity to hold far more than typical cabinets.

Also emerging is the need for the kitchen to be expandable and collapsible. On weeknights, people need to be able to navigate their kitchen quickly when preparing a simple meal. As a result, designers are creating quick prep areas where a small sink, cutting board, and microwave are close together. Such areas may be located in a corner or, if space allows, in a small butler's pantry of the kitchen.

Agresti and Miller agree that interest in kitchen ergonomics has grown. To this end, stoves are being moved from below the cooktop to higher locations (often in the middle of upper and lower cabinets) and waist-high produce drawers are being added to refrigerators. It's becoming more common to find drawers that slide out next to the stove for spices, as people are realizing the benefits of having the things they use most close at hand.

As kitchens are more regarded as living spaces, people are looking for ways to make the room more sociable. What makes a space sociable? ''A place where you can feel an emotional connection between the people who live there, the furnishings, and the architecture," noted Johnny Grey, a Hampshire, England, kitchen designer, in Kitchens and Baths, an annual publication of Fine Homebuilding. That's one of the appeals of the near-ubiquitous kitchen island: ''If a cooktop or work-prep area is on an island, people can sit around the island and converse with the cook and the cook can feel like they're part of the socializing going on," said Miller. A throwback to Colonial times, a kitchen fireplace can also bring a welcoming atmosphere to the room. Including an accompanying seating area adds even more warmth.

Agresti said that maintaining the balance between aesthetics and function amid all the expansions of purpose can be challenging, and there's no design method she consistently follows. ''I wouldn't say that we abide by the work triangle in our designs and we don't bring it up to our clients," she said. ''However the concept seems to help people understand kitchen design. They want to know where the stove is when you're working at the sink."

What helps both her and her clients to grasp the way the room will function is building a cardboard model of the kitchen. ''The model is a very handy working piece. We can move the appliances and cabinetry around and cut windows where they actually are," she said. ''It makes such a difference; you can really envision yourself in the space."

Miller, however, stands behind the triangle, ''still a very important standard of measuring kitchen design," she said. ''Of course, it can be difficult to work with as there's now a tendency to want kitchens to be bigger and bigger. The triangle gets stretched."

Ruck said that in a reasonably sized kitchen the triangle is a good way to project the room's efficiency. ''However," he pointed out, ''in a bigger kitchen the method doesn't really hold true."

Perhaps in the not-so-distant future kitchens will become smaller and less complex, reviving the triangle. Even with new ideas, no idea is ever dead. ''With kitchen design," Ruck said, ''it usually seems the opposite of what is in becomes popular next."

New Year's Resolutions for Your Home

Your house can’t make its own New Year’s resolutions. Those silent, solid walls and floors and fixtures have to find another way of giving you a hint of what’s needed to improve things for 2006.

If they could write a list, it might read something like this:

1. I need new paint for my peeled, faded siding. In a color that fits into the neighborhood — not lavender. And don’t forget to update my inside, too.

2. Clean out my closets. They are filled to the brim and need some organization.

3. The refrigerator quit making ice in 1997, the glass shelves are sagging and no one has cleaned the coils in the back for two years. The cupboards are scratched and nicked. Get busy.

4. How about a bathroom in the basement? We need another shower to cut down on morning traffic upstairs.

5. One solitary tree in the front yard and a scraggly bush by the door isn’t landscaping. More plants, please.

Sound familiar?

It should. That list of resolutions addresses some of the top items that will be changed or redone in America’s homes next year.

Bathrooms. Kitchens. Organization. Painting. Landscaping.

Homeowners are expected to spend more than $175 billion on home improvements this year, according to a survey on home trends by the Interior Redesign Industry Specialists.

A variety of things get us motivated, but the survey found moving (both in and out), kids leaving for college, simply being bored with their space or finding it outdated are some of the top reasons Americans remodel.

Here’s a breakdown of each category and some of the trends in the marketplace for the upcoming year.

* Paint — There are more color predictions for 2006 than you can shake a paint stirring stick at.

Consumer optimism of brighter days ahead will lead to the selection of more brilliant, cleaner paint colors, according to Lou Manfredini, Ace Hardware’s spokesman.

Sherwin Williams’ color marketing specialist, Sheri Thompson, predicts four separate trends, from great escapes to the great outdoors.

The two agree on a few main color families. Serenity and close-to-home comfort can be seen in calming colors reminiscent of the sea or sky and soft colors like palest peach, spring-fresh greens and pale yellows.

Luxury colors and fabrics, such as tapestries with clear jewel tones, put a focus on ornamentation and embellishments, said Thompson. Velvets, silk and damasks work with dark chocolate, bright yellow, deep plum and spicy copper.

Global themes for the home color palette include natural elements like wicker, rattan and bamboo with floral prints. The colors are rich corals, curried golds and blue-greens.

And don’t forget the blend of home and technology. Although a computer brings a metallic coolness into a room, colors such as soft grays, warm blues and rosy pinks can soften that look.

Be careful here, however. Paint is the most common item couples disagree on when decorating a room, according to the Roller Report by Kilz.

* Organization — At the top of most resolution lists is the vow — again — to get organized.

This year, start small and begin sorting small spaces one at a time.

Lack of organization, experts agree, does not help your focus and productivity.

Every person defines organization in his or her own way. It might mean a stack of clear-plastic storage bins to one homeowner and a complete reworking of the garage and basement to another.

If you want to start with closets, Mark Nash, who wrote “1001 Tips for Buying and Selling a Home,” suggests using closet organizers to maximize storage space and painting the closet a neutral, washable color.

When you are done, make sure you can see the back of all closets. Lighting is an often overlooked feature in closets, he writes, but good lighting will help make a closet more accessible.

* Kitchens — More men cooking and having input in kitchen design has changed the way kitchens are designed, according to information from Wilsonart Laminate.

Farmhouse casual kitchens, complete with the newly styled farmhouse sinks, soapstone countertops and wood floors, are a rustic trend.

Mediterranean and Tuscany influence in the kitchen often includes dark, rich woods with straighter lines than the farmhouse style. Fixtures have simple lines and flooring may be tumbled stone. Color has more of a presence in this style of kitchen.

Modern kitchens featuring high-gloss finishes continue to be popular, with stainless steel appliances, sinks and even countertops. Lighting is not just utilitarian, and exotic woods, such as bamboo, makes its own design statement on the floor.

* Bathrooms — Size does matter when it comes to bathroom trends. Making the room larger is the number one trend, and homeowners are knocking out walls to accomplish it, according to bath- room remodeling experts. This year, look for bathroom furniture, including armoires or chaise lounges and vintage pieces that are being used for vanities. Separate showers and bathtubs and above-counter sinks that look more like art than a place to wash your face are going in more and more homes.

Combining surfaces, such as glass tiles, china, wood, chrome and natural stones, continues to be popular.

White is still the most popular color, but other colors are making their way back into the bathroom. Look for natural colors and more terra cottas in everything from fixtures to paint.

* Landscaping — Four out of every 10 consumer households with a yard or garden plan to do a landscaping project this year, according to a recent survey done by the Garden Writers of America Foundation.

That’s a lot of trees and shrubs.

The top three projects are a new or expanded deck or patio, a path or walkway and a fence or enclosure.

Two-thirds of households plan to add plantings this year, and the top choices for those is a tie between more perennials and vegetable gardens.

All of this translates into popular landscaping projects — sprucing up the entry, replanting your yard with more perennials and less turf or developing a specialty area, such as a floral cutting garden or a shade garden.

It’s new year — time to pick one of the most popular home resolutions and get started. Your house will thank you.

Affordability As Percentage of Income Growing

PORTLAND, Me. - Despite a widespread sense that real estate has never been more expensive, families in the vast majority of the country can still buy a house for a smaller share of their income than they could have a generation ago.

A sharp fall in mortgage rates since the early 1980's, a decline in mortgage fees and a rise in incomes have more than made up for rising house prices in almost every place outside of New York, Washington, Miami and along the coast in California. These often-overlooked changes are a major reason that most economists do not expect a broad drop in prices in 2006, even though many once-booming markets on the coasts have started weakening.

The long-term decline in housing costs also helps explain why the homeownership rate remains near a record of almost 69 percent, up from 65 percent a decade ago.

Nationwide, a family earning the median income - the exact middle of all incomes - would have to spend 22 percent of its pretax pay this year on mortgage payments to buy the median-priced house, according to an analysis by Moody's Economy.com, a research company.

The share has increased since 1998, when it hit a low of 17 percent before house prices began rising sharply in many places. Although the overall level has reached its highest point since 1989, it remains well below the levels of the early 1980's, when it topped 30 percent.

"This is a good deal - a good, fair price," Dale Ruttenberg, a 53-year-old bar manager said of a tan one-bedroom bungalow, with a remodeled kitchen and finished hardwood floors, that he is buying for $211,000 after having rented in Portland for most of the last decade. "Within a couple hours of being here, it was like, 'I'm home.' "

In high-profile places like New York and Los Angeles, home to many of the people who study and write about real estate, families buying their first home often must spend more than half of their income on mortgage payments, far more than they once did. But the places that have become less affordable over the last generation account for only a quarter of the country's population.

Elsewhere, families tend to spend far less on housing. In Dallas, the share of income needed to buy a typical house has fallen to 13 percent this year, from 14 percent in 1995 and 31 percent in 1980. In Tampa, it has dropped to 21 percent, from 26 percent in 1980. Even in New England, where the soaring prices of the last decades have frustrated many young families, house values have still not reached the heights of the early 1980's, when calculated as a share of income.

"Over 20 years, affordability has definitely improved because interest rates are much lower," said Kenneth T. Rosen, chairman of the Fisher Center for Real Estate and Urban Economic Research at the University of California, Berkeley. Houses have also grown bigger during that time, he said, so people are getting more for their money.

Here in Portland, a smaller version of the big-city real estate boom has been in full swing until just the last few months. House prices have jumped since 2000, hundreds of new real estate agents have gotten their licenses and an old factory along the waterfront, once famous for making bright-red hot dogs, is set to be replaced with condominiums.

With many suburban houses now selling for $300,000 and up, young families have a much harder time buying their first home than they did a few years ago. Still, housing has been less expensive this year - as a share of local incomes - than at any point during the 1980's, according to Moody's Economy.com.

Beyond cost, many families who simply could not have bought a house 10 or 20 years ago find themselves able to do so, thanks to changes in the ways banks lend money. In the past, a home buyer often needed to make a down payment equal to 20 percent of a house's value to get a mortgage; today, little or no down payment is common.

The most money that Tim W. Gilbert has ever had in his possession was $15,000, he said, in the form of a check for a job he had done as a carpenter. But he and his wife, Marjorie, were still able to buy a 1936 Cape Cod-style house this year for $176,000 in Poland, about 45 minutes north of Portland.

They took out two mortgages rather than making a down payment and they use Mr. Gilbert's $5,000 or so in pretax monthly income to cover $1,600 in mortgage, tax and insurance payments. Ms. Gilbert, a writer, home schools their daughters, ages 4 and 6. "I paid rent for 18 or 19 years," Mr. Gilbert, 38, said. "We waited years and years. We wanted to make this happen."

If almost anything had been different - if interest rates had been higher or if the bank had required a down payment - the Gilberts would still be living in an apartment underneath a loud landlord, Mr. Gilbert said. Instead, their house sits on three acres, and they get their tap water from the same source as the Poland Spring Water Company.

"We're making this work," he said. "It doesn't mean things are a lot easier, but finally we are in control. It's been a long time coming."

The Moody's Economy.com calculations took into account the decline in down payment size in recent years. But even though these lower down payments mean home buyers are taking out loans equal to a larger share of a house's price than in the past, monthly payments have remained reasonable in much of the country.

The sharp fall in mortgage rates - from above 10 percent through most of the 1980's to less than 6 percent in the last few years - is the main reason. Upfront mortgage fees have also dropped to about a third of a percentage point of a loan's value, from 2.5 percent 20 years ago. Computers have made lenders more efficient, and huge pools of global capital have brought more competition to a business that was once largely local.

But when the list prices of houses are climbing as they have in recent years, it can be hard to imagine that real estate is more affordable than it once was. In a nationwide New York Times/CBS News poll conducted this month, 75 percent of respondents said they thought most families in their community spent a larger share of their income on housing now than in the 1980's. Only 5 percent said the share was smaller.

One possible reason for the perception is that many families have recently taken on mortgage debt to pay for items other than housing. Some have folded higher interest loans, like credit card debt, into their mortgage, said Mark Zandi, chief economist at Moody's Economy.com. Others have used home equity loans to pay for a new car, tuition or even a vacation.

This has caused mortgage payments to rise over the last generation - especially among high-income families, according to Federal Reserve data - for reasons besides the cost of housing.

But the monthly payments needed to buy a house still seem to be dictating people's behavior, if not their perceptions. The number of home sales has reached a record this year, according to the National Association of Realtors. In the Times/CBS poll, 90 percent of respondents said they were satisfied with their homes.

"People aren't really shopping prices," said Bill Trask, a broker at Coldwell Banker Friends and Neighbors Realty in suburban Portland. "They're shopping payments."

Christopher Muncie recently bought his first home, a 1,000-square-foot condominium with a sunken living room and exposed beams in Portland's West End, for $169,000. It is part of a house built in 1838; a similar apartment in the building sold for $81,000 in 1990, according to real estate records.

That increase starts to look less striking, though, when viewed in light of family incomes that have grown more than 50 percent in Portland over the same span and interest rates that have fallen nearly in half.

"I walked away thinking I'm getting a bargain," said Mr. Muncie, 36, a psychologist. "I was actually pleasantly surprised."

The median-earning family in the Portland area would need to spend about 23 percent of its pretax income on mortgage payments for a typical house this year, down from about 27 percent for much of the 1980's. But it is up sharply from the low of 16 percent reached in 1999, and some people here said the cost of housing has become onerous again.

With mortgage rates having inched up in recent months, houses are taking longer to sell, and asking prices have dropped. Homes that would have sold for $300,000 this summer are now selling for about $285,000, said Rita Yarnold, president of Bay Realty.

The market has also slowed in California and most other places where housing costs have risen far more rapidly than in Maine. In New York, the median-earning family would have to spend about half its income on the mortgage payments for a median-priced house, up from a third of its income in 1985. That will act as a drag on house prices in coming years, many economists say.

"When you get affordability stretched so much, all the creative financing in the world can't stop some correction of house prices," Mr. Rosen, the University of California economist, said. "It happened in Hong Kong, Japan and England."

It looks as if it may not happen, though, in most of the United States.

Trends Forecast 2006

By KAREN-LEE RYAN
Staff Writer, the Tennessean, 1/1/2006

Sometimes, predicting the future requires looking back — to 2005, at least. When it comes to home building and design, what surfaced as sought-after last year will likely reach the broader housing market this year.

The American Institute of Architects last year launched a quarterly Home Design Trends survey, showcasing the findings of 600 residential architecture firms. "Architects design a fairly small percentage of homes, but they really are the trendsetters," says Kermit Baker, chief economist for the institute. "It helps us find out early what the key trends are."

Current affairs, from aging baby boomers to rising energy costs, clearly impact what people want in houses. According to the institute surveys, more people want their homes designed with open floor plans that include home offices and home theaters. People also are paying more attention to outdoor living space and energy efficiency. And home builders here in Middle Tennessee are no exception. Several local builders agreed that these rank as some of the hottest themes in new construction.

Home offices

In the American Institute of Architects' spring survey, the home office came up as the most popular special function room. Baker attributes it to the surging cost of gas and ever-increasing traffic, and he thinks the home office will take on even more prominence going forward. "What's going on with energy prices and traffic congestion will encourage folks to telecommute full-time or part-time," he says, noting that a home office allows more flexibility in the workday.

Keith Porterfield, chief operating officer of Goodall Homes — builder of homes and condominiums in Wilson, Sumner and Robertson counties — notes that, locally, more people want extra wiring for home offices, which often take shape in bonus rooms if they're not in the original floor plan. Gene Hughes, CEO of Hughes-Edwards Homes in Hendersonville, says offices are getting larger and more organized, with additional shelves and bookcases.

Home theaters

Like SUVs in the 1990s, televisions are getting ever larger (and flatter) in this decade, and people are increasingly dedicating entire rooms in their houses for home viewing. Chris Parker, owner of Parker Custom Builders in Brentwood, says the home theater is "almost an expected item — and it's got to be tricked out."

He built the award-winning Amélie for this fall's Parade of Homes, which included an indoor and outdoor home theater, both with screens over 100 inches. Even though he focuses on high-end custom homes, he notes that the recent drop in prices have put plasma TVs, flat screens and projection systems within reach of most people. He says more and more people want the multi-media experience at their fingertips. And, he adds, "People want as big a screen as they can afford."

Hughes agrees: "Home theaters are big!" Virtually every house he's building includes a home theater, many with projection screens and a bar area for entertaining. "It's a big, hot trend," he says.

Outdoor living spaces

Nearly 50% of architects in the first-quarter survey reported an increase in the popularity of outdoor living spaces. "There's a lot of energy and money going here," Baker says. This nationwide trend to extend the living area beyond the walls of a home has certainly taken hold in Nashville.

"It's everywhere," notes Parker, who says creating outdoor rooms for living and entertaining is fairly cost-effective. "It doesn't require an addition to the house, but it can add the equivalent of one or two rooms." Plus, Nashville's climate is conducive to spending plenty of time outdoors, so it's no wonder more people are adding outdoor kitchens, fireplaces and entertaining areas.

Goodall Homes has more and more buyers requesting smaller yards, according to Porterfield, but they still "want the living space extended out, with decks, sunrooms and patios — it's an extension of the home."

Energy efficiency

With home heating costs soaring, energy-efficient products for the home are gaining ground. "There's a strong concern in that area, which has been heightened over the last four to five months," AIA's Baker says. "There's more emphasis on technology to ensure that homes are as energy efficient as they can be."

Parker, whose Parade home featured a Bosch tankless water heater, increased insulation and a high-efficiency HVAC system, says he's tried to create a niche focusing on energy efficiency and energy savings. "People are really taking note of it," he says, regardless of the cost of the home. Tankless water heaters, which can cut water heater costs in half because they heat water only as it's used, are definitely catching on.

"It's the easiest sale I have," says Hughes, who thinks they are a good investment with quick payback because they offer endless hot water. Plus, "You don't have to pay for gas when you're out of town or not using hot water."

Open floor plans

As baby boomers age, open layouts have grown steadily more popular, and that trend will continue locally and nationally, everyone agrees. "Most definitely the trend is toward more open floor spaces," says Porterfield, noting that an open layout offers more flexibility. "People are not confined by four walls."

Hughes says, "People like coming in the front door and seeing the entire house. . . . They don't want the walls."

In the past, homes were more "segmented," says Baker, noting that people are designing homes less for entertaining and more for daily living — and the open layout provides more options.

Another factor is the baby-boom generation thinking about their retirement years, and how they can make their homes more livable.

"People want less distinct enclosed space, more adaptability." •

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