Lovingly Restored Lake Oswego NW Craftsman One Story Mid-Century

The ‘River Rock House’. The Art of Living Well.

Lake Oswego One Story Craftsman Home great spaces  A Hallmark Builders home lovingly handcrafted w/ nothing spared . NW Craftsman One Story Mid Century Home w/grand open natural spaces. Completely restored & reinvented craftsman quality . A perfect marriage of spacious warm intimate interior rooms & a nurturing private outdoor 1/3 acre sanctuary in Palisades Heights.

Lake Oswego One Story Craftsman Home 7 skylights and 16 casement windowsNothing Spared Features

Entry and Foyer

Lake Oswego One Story Craftsman Home hand builtin furnitureCustom French Doors w/ side lights and custom stained glass inserts designed by seller.

Lovely Slate Floor and  Wood Beam and 1x beveled ceiling with very large skylights

Two Lit Upper Ledge accent areas for collectable display items with  Custom built cherry 8′x8′ lit glass display cabinet with large storage drawers.  Fine Art display wall with custom lighting.

Great Room (23 x 15)

Lake Oswego One Story Craftsman Home Designer Country KitchenMassive solid wood ridge beam and large barge rafters with 2×6 beveled wood ceilings.

Brick and Natural River Rock with large 4’ firebox wood burning fireplace. New slate hearth and gas log starter.  Two hand built matching cherry floor to wall built-in cabinets – one for a TV Display and storage components below. The other one for book display storage and accent lighting.

Beveled wood 3/4 tongue and groove paneling on all walls.  Doorway lintel solid clear wood and matching 6×6′ posts.  2 new skylights

Dining Area (12 x 11)

Lake Oswego One Story Craftsman Home Entertaining Dining RoomDouble French Door out to a an enormous wrap around Patio.  Wall to Wall hand built Cherry and Maple Buffet with china cabinets.   Porcelain chandelier to match wall sconces.

 Kitchen (13 x 11)

Lake Oswego One Story Craftsman Home Gourmet KitchenNew Stainless steel appliances;  Jenn-Air 36″ counter depth refrigerator with freezer bottom. Jenn-Air dishwasher.  36″Italian 5 burner Fratelli-Onofre dual fuel range + electric oven. Jenn-Air microwave hood.

Lake Oswego One Story Craftsman Home Porcelain, Limestone Kitchen Oversized Double Porcelain sink. Instant hot and cold with filtered water. Luxurious Caesar stone Counters.  Lime stone splash w/glass insert accents.Limestone bar-in peninsular cabinets with stain glass accents and accent lighting.

Porcelain tile floor with inline heating and thermostat.KraftMaid Cherry and Maple Cabinets with self closing draws and 4 lazy susans.  Under Cabinet lighting

Master Suite ( 22×17)

Lake Oswego One Story Craftsman Home Master SuiteRadiant Heat Floors throughout w/separate thermo stat.  Double French Door entry .  Built-in headboard nook w/his and her individual down lights and reading lights for king size bed.

Corner gas fireplace with lit picture spot above.Intimate sitting area with a huge bay window and matching side windows.Two large wardrobes.

Large walk-thru closet with access to master bath.Two sono tubes for soft ceiling lite.New Plush carpeting throughout.

Master Bath (three rooms)

Lake Oswego One Story Craftsman Home Master Bath Separate His and Her lav areas. Hers with a built in dressing table.Custom glass tile work and glass block accent windows. Jacuzzi whirlpool bath with large French windows overlooking interior meditative garden area.  Separate WC area w/Toto water jet toilet with heated seat and bidet features.

Powder Room

Lake Oswego One Story Craftsman Home Luxurious Powder Room On glass counter lav with copper spout and faucet.  Custom Mexican Tile counters and splash.  Tile floor with matching splash inserts

Additional Amenities

Laundry Room/ Mud room/ Utility/ 1/2 bath with a sink. All new Custom Jeld-Wenn wood/aluminum clad low e casement windows. All electric updated w/new 200 amp service. New Porcelain wall scones.

All plumbing updated with 2 new water heaters ( 1 gas, 1 electric). Custom French doors. New fir wood interior doors throughout.  Newly refinished oak floors throughout (under carpet two bedrooms).  Abundance of storage space throughout.  All living spaces have new ceiling fans.

Landscaping/Hardscaping

Lake Oswego One Story Craftsman Home 1/3 acreage sanctuary New Attached two car garage. Double doors with extra insulation and automatic smooth quiet openers.  Beautiful Torch down rook- new to match original where needed.River Rock Exterior siding at Entry, Garage and Front Wall.

Lake Oswego One Story Craftsman Home garden acreage gazebo climbing Searching for One Story View and Waterfront Homes

Outstanding original Siding 11/4 inch thick cedar and new cedar shingle siding.  All new custom Jeld-Wenn wood/aluminum clad low e casement windows and French doors throughout.  Newly refinished oak floors.

Lake Oswego One Story Craftsman Home circular driveway Magnificent Rock Wall Entrance framing an elegant circular driveway with matching coach side lights .  Fully fenced backyard with 16′x8 Japanese Style Redwood Spa house.

Sprinkler System. All new planting bed areas prepared for new shrubs, hedges.  Bark Dust protecting the entire property. New Aggregate slab patio with reclaimed brick liners and walls. Native River Rock pathways and accent borders.

Tool Shed.  Fenced Refuse area. Blue Heron Boat and Swim Easement.

 Search for or design your own dream one story home.

Radiant Floors-Kitchen, Master Bath, Grand Foyer. Fabulous Hand Builtin Cherry Furniture Buffet, China Cabs, Bookcases, Custom Stained Glass, Porcelain Flooring, Timberline Style Cathedral Beamed Ceilings, Chic Italian Fratelli 5 burner stove, Glass counters & copper, Gazebo.

Lake Oswego One Story Craftsman Home lake boat easements Search for Lovingly Restored Lake Oswego NW Craftsman One Story Mid-Century

Portland Oregons NE Beaumont A Renaissance Village

Ne Portland Beaumont Village shops and services

Ne Portland Beaumont Village shops and services

Portland Oregons NE Beaumont A Renaissance Village 

 

 

 

 

 

 

 

Portland is home to so many great urban villages that are magnets that hold onto  old time residents  and attract new immigrants from all over the US drawing new families into playing the roles that our mothers and fathers  filled on behalf of the community during  their lifetimes.

Beaumonts Alameda Cafes great breakfasts

Beaumonts Alameda Cafes great breakfasts

My good friend Margaret grew up in Beaumont.  Her family came from the midwest bringing good midwestern values. Her dad owned the local pharmacy on the corner of 41st and Freemont.  She shared many adoring  stories about her dad who was active in the local village  supporting the activities  of numerous Church’s on behalf of families in need and  the greater city community.  Sounds a lot like today doesn’t it with our many amazing nonprofits serving  the challenged members of Portland’s communities.

 

 

 

My church is nearby Beaumont often is a destination for  last minute  nourishment, health and services  before our evening worship.  Last week I was intrigued what new discoveries were to be found in the village.

Portlands Beaumont Village 1910

Portlands Beaumont Village 1910

Ne Beaumont Villages HOT Yoga place

Ne Beaumont Villages HOT Yoga placeBeaumont Villages little Italy

 

 

 

 

 

 

 

Beaumont Villages massage fitness health clinic

Beaumont Villages massage fitness health clinic

Beaumont Villages Home Breweries

Like the Alberta District,  Beaumont also sports it own metal sculptures established in 1910  mounted on telephones poles on each end of the main street.

 

 

 

 

Search For Your Home in NE Beaumont Wilshire Roseway

Grand Central is the newest addition  opening next week.  Old favorites disappear and new ones  re-appear from different parts of the city. I counted  three coffee roasters, 6  bars and breweries,  5  fitness and yoga places,  2 pizzeria’s, two breakfast specialists,  a  vietnamese, thai, lebanese, mexican, italian, hawaiian,  continental, vegetarian and the comforting local bagelry, a bridal shop, great childrens bookstore ,  woolery,  a huge mysterious cemetry,  a wine and beer taster and an antique discovery place.

Beaumont Village find your new Harry Potter adventure

Beaumont Village find your new Harry Potter adventure

Beaumont Villages homemade lebanese cuisine

Beaumont Villages homemade lebanese cuisine

 

 

 

 

 

 

 

Beaumont Villages Wine and Beer Tasting

Beaumont Villages Wine and Beer TastingSearch For Your Home in NE Beaumont Wilshire RosewayBeaumont Villages great breakfast places

 

 

 

 

 

 

 

 

Beaumont Villages couldnt be the place without hot bagels

 

 

 

 

 

 

 

 

As I list two lovely midcentury homes within walking distance to the Beaumont I will be curious who will join Margarets dad in 2012 in this diverse and ever evolving community.

Search For Your Home in NE Beaumont Wilshire Roseway

 

Home Sellers Oil Tank Insurance Is Your Oil Tank Leaking?

Home Sellers Oil Tank Insurance   Is Your Oil Tank Leaking?

 Is Your Oil Tank Leaking?

What's underneath your flower bed an oil  tank

What's underneath your flower bed a tank


Yesterday I had the opportunity I did my 375th inspection and  interviewed an environmental company while they were testing the soil of a tank on one of my listings.

A   steel pike was used to find edge and depth of tank.Two soil samples were  taken within 6 inches of the center of each end of the tank, at a depth range of 0″-24″ below the bottom of the tank.  This was done with  Hand Auger and a Direct Push Core Sampler.

I asked the inspector about the durability of tanks and what parts of the city had the most failures.

 

It is totally  dependent upon the type of tank , its placement , location and  the porosity of the soils. The West hills are mostly clay and hold water. Other locations like  Lake Oswego  and West Linn are l and rocky and porous.

This 1955 tank was installed  between  a  faucet  and gutter drain creating  additional water exposure.  The inspector guessed  this tank was  6 feet long and 500 gallon tank. Most tanks like this from between 1920 and 1950 are 10 gage metal and hold up better than the newer tanks that are harder steel and lighter gage.

Does Your Oil Tank look Like This

I had previously believed  any soil readings over 50 parts per million diesel hydrocarbons was reportable and needed  additional  decontamination.   Determining remediation appropriate proceedures  is quite complex and it is not only based on levels of hydrocarbons, but the kind of chemicals found.  Benzine and or tph total petroleum hydrocarbons  trigger  a higher concern than normal diesel oil findings.   A reportable release for DEQ is  over  50 parts per million.

 Time to find out your options moving your tank above ground? Call me for a referral to a reliable

 

I had always thought finding water in the tank was a bad omen.   The inspector demonstrated how they check for remaining oil and water in the tank. The tank is tilted slight at the oil deliver pipe end.  Making it easier to determine fluid levels.   He coated the end of a tape measure with a detector paste to read the  amount of water. This tank had only about 1/2 an inch of oil and 1/4 of water.

Where Is Your Oil Tank Located?

Where Is Your Oil Tank Located?

 

There is a theory  different types of lines used in the tanks create  a electrical conduit to draw water into the tank . Steel is preferable to copper.  Quite often conditions do allow for a tank to be  decommissioned in place.  All fluids are removed and interior is scrubbed clean. The tank is filled with inert material and covered .  A DEQ certificate is obtained  for you by your environmental company.

Don’t know if you have a tank in the ground, call me for a referral for a complimentary tank finding search.  From a local specialist;

The Generic Remedy cleanup option is a simplified Risk Based Decision process . The unique features of the Generic Remedy are:
1. No groundwater is encountered2. Soil sampling demonstrates that no more than 65 cubic yards of contaminated soil remains on the site.3. All contaminated soil is located at least 3’ below ground surface.

4. The most contaminated soil remaining on site contains less than 10,000 ppm TPH and less than 0.0083 ppm benzene

5. No PAH analysis is required

6. If the most contaminated soil samples shows petroleum concentrations below 2500ppm no BTEX analysis is required.

 

There are numerous factors determining whether removal of a tank is necessary.  Your environmental company will assess those factors and appraise you of the options.

 OIL TANK INSURANCE DO YOU HAVE IT?

We discussed  TANK INSURANCE .  Evidently standard insurance primarily covers exposure that affects a neighbors property. Not the homeowners  decommissioning  process.  Many of my clients also have paid a premium for peace of mind protection to their Oil delivery companies for years. However,  those long term payments offer little or no protection for future tank soil contamination issues.

Paint Your New Oil Tank to Match the Color of Your House

Paint Your New Oil Tank to Match the Color of Your House

 Time to take care of your existing tank? Call me for a referral to a reliable Environmental Contractor.

Love Story with Single Story One Level Homes

Lake Grove One Story Charmer $299,500

Fantastic updating throughout! New kitchen including cabinetry, tile, convection oven, gas cooktop, island, new moldings, doors and trim, vinyl windows, newer 30 yr roof, tankless water heater. Open kitchen,dining,living rm. Park-like setting w/tall trees. Remodeled master suite, laundry/craft room. Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comLake Grove Charming Single Level

 Lake Oswego Bryant Woods Renovated Single Level  349,900

Open 6/10 2-4 Rare single level,open airy light and bright, oversize windows open to fabulous landscaped backyard. Must see floor to ceiling renovation, modern contempory design, feels new and current, hardwoods, custom cabinets, granite, SS appl, new bathrooms, unique new trim and doors,level fully fenced yard, swim park easement included, quiet neighborhood ideal for walking. Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comLake Oswego Bryant Woods Renovated Single Level

 

      

 

 

 

 

          Design and Build Your Own Retirement Home

 $424,900

Fabulous opportunity on ONE LEVEL in quiet Mt. Park cul-de-sac. 2,417 SF featuring 3 bed + den, 2.1 baths, open living space with large custom kitchen. Bright w/lots of windows. Large lot w/private backyard & pool. Enjoy Mt. Park Rec, LO schools, Mt. Park shopping! Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comMtn Park Sunny One Level Retreat

  Resizing into Wonderful Portland Single Level Homes

Lake Oswego Forest Hills Elegant Custom Single Level $625,000

Custom Built Single Level Home w/Extensive Millwork & 8′ Doors. Abundant Natural Light, Wide Open Living Spaces & Floor to Ceiling Windows W/Open Beams & High Ceilings. Park like Patio & Backyard. Ideal For Relaxation & Privacy. Stroll to Millennium Plaza For Shopping & Dining. This Property is Hot & Priced For Immediate Sale! Home Has Forest Hills Lake Easement Access Rights! Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comLake Oswego Forest Hills Elegant Custom Single Level

Lake Oswego Big Spaces Custom Skylands Single Level Home  $725,000

Custom Quality throughout w/ hardwood floors, built-ins, wood casement windows, updated bathrooms & surfaces, solid wood doors, vaults & expansive windows.Unfinished area w/ stairs over garage could be Bonus! Magnificent landscaping w/ beautiful plantings, rolling lawns & welcoming circular drive. A true GEM!Lake Oswego Big Spaces Custom Skylands Single Level Home

 

Downtown Benson Tower Contemporary Elegance  $329,000

Luxury Dwntwn Living in premier Cultural District Condo.Steps to Streetcar,PSU,Farmers Market,Park. Immaculate unit w/ designer finishes/European fixtures. 2 full baths, masterful open floorplan w/bonus rm, floor to ceilg windows. Cherry cabinets, teak floors, closet organizers. Deeded parking space. Sleek public spaces include Gym, jacuzzi, conference rm, patio. Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comDowntown Benson Tower Contemporary Elegance

 Free List of Single Level Homes in the Portland Metro Area

 

West Hills Charming All on One Floor Remodel  $349,000

Gorgeous remodel near two parks. Gleaming hardwood floors, fireplace w/ granite surround, quartz counter tops w/ glass tile backsplash in kitchen, large family room, much storage in unfin basement and in attic w/ pull-down ladder. Deck overlooks level, fenced yard w/ raised beds, and beyond that… greenspace w/ creek below. Call Wolfgang for more info. 503-969-6262 oregonrealestate@hariswolfgang.comWest Hills Charming All on One Floor Remodel

 Love Story with Single Story One Level Homes

 Resizing into Wonderful Portland Single Level Homes

 

Living in Community Simplify Your Life in a One Level Home

Living in Community Simplify Your Life in a One Level Home

Are you searching for and curious about  ONE LEVEL HOMES/ Great Spaces – New,  Updated or Under Construction in The Portland Oregon Region

RESIZE-into-One-Level-Portland-Homes

Rare custom single level by popular builder pick your colors and finishes. Vaulted,  hand scraped flooring   1 block to bus walk bike to New Seasons or  Lake Grove Village  1475 sqft    

Open great room design, gourmet kitchen master suite, outdoor living space flat level lot walk to river and West Linn shopping . 2750 sqft

One level custom masterpiece with Oswego lake views. Private lovely  neighborhood. Ready fall 2012  2330 sqft

Better than new. One of kind Forest Hills one level with great room styling and high end finishes. 2600 sqft

Explore these One Level Properties and be in the loop with new ONE LEVEL HOMES being planning in our Urban and Suburban Villages throughout the city.

RESIZING INTO PORTLAND AREA ONE LEVEL HOMES

Living in Community Simplify Your Life in a One Level Home