A beautiful Way to Solve Water Problems

Walls, Drainage Swells, & Drainage Areas Under the Correctly Sloped Patio

Rock lined swales direct water around the house.  A large gravel drainage field behind the back wall allows a lot of water to percolate back into the groundwater.  A drainage field under the stone patio on stone dust captures water from the correctly sloped patio.  The excess water from both drainage fields empty into the swales.  Both walls act to visually enlarge the space – creating a foreground, mid-ground, and background — making the yard feel much larger.  The front wall also acts as a sitting wall for entertaining larger groups.

 

The “Before” picture, below, shows the steep slope that brought water directly into the house — not slowed at all by the poorly sloped concrete pad.  I’ll provide a more extensive discussion after we finish the project.  

 

"Before" - Water flowed directy down the hill into the house

 

 

A Compact, Elegant Kitchen

This is a continuation of the previous article describing how we reconfigured my client’s home for a new life with creative friends and music in Silver Spring, MD.

Re-Sculpted for Function and Light

We radically re-sculpted her home within the existing footprint starting with the kitchen.  By moving the kitchen into the old dining room we created a light-filled kitchen with a much better connection to both the outdoors and to the music and living rooms.  (View before and after floor plans in the first article.)

Kitchen is Well Connected to the Garden & Flooded With Light

And Also Well Connected to the Rest of the Home

Efficient, if Somewhat limited, Storage

The kitchen is very small but better configured than its darker, cut-off predecessor.  Valuable storage space was sacrificed for even more important windows and doors.  The cabinets we used, though, were configured for maximum storage and utility.  The base cabinets are all drawer cabinets (not easily seen in the photos).  While my preference is for 30” wide drawer cabinets, for this project, we had to compromise and accept several narrower base cabinets to maintain counter space where needed.   One 30” base cabinet, one 33” base cabinet and one 30” pantry cabinet provide great flexibility for storing everything from pots and pans to dishes and platters.  We gained valuable drawer space in the work area by using a cooktop with drawers below instead of a range.  The single oven is placed out of the main work area.  We gained a little additional storage space – and saved money – by using a single oven instead of two ovens often found in higher-end kitchens.   A smaller microwave sits on a shelf above the single oven.  Putting the oven in a cabinet with a drawer below also puts the over at a better height for our aging bodies. 

Using a Single Oven Plus Microwave Instead of Double Ovens Saved Money & Space

We made up for the lack of storage space in the kitchen proper by building a long pantry closet in the music room between the kitchen and living room.  The Pantry is only 18” deep – deep enough to hold small appliances and big platters but shallow enough that nothing gets lost.  A light in the pantry makes sure items can be located quickly.  The bypass doors don’t take up floor space in the passageway. 

A Shallow, Long Pantry Closet Supplements Kitchen Storage

The Pantry (White Bypass Doors) is Tucked Into Music Room and Conveniently Located Alongside Kitchen

 Eating Nook

We even fit an eating nook into this small kitchen.  It’s perfect for my client when she is without guests.  It also makes an intimate setting with one to three guests and provides space for a buffet for larger gatherings.  The backless bench to the left is on casters and can be rolled out of the way for additional seating in the living room or to provide a wider passageway during large gatherings. 

We even fit a cozy eating nook in this compact kitchen

Design Decisions to Lower Costs

There were a myriad of design decisions that kept costs down including 3 primary decisions:

1. Working within the existing footprint.  The decision to work within the existing footprint means that the window over the sink looks across the areaway to the basement at the brick wall that forms the original L wing housing what’s now the master suite.  In the future, we’ll use stained glass or an art window film to hide the view of the brick while still allowing in light.  This decision, of course, saved tens of thousands of dollars. 
2. Using laminate countertops.  This decision saved at least $3,000.  Everyone wants stone these days.  Personally, I think granite is a bit overdone.  One of the big objections to laminate is the inability to use an under-mount sink.  The sink we used is a micro-edge sink that all but eliminates that objection.
3. The Lighting Scheme.  We used surface-mounted ceiling lights instead of the ubiquitous recessed lights.  Go back to the 2nd photo in this article to see the surface-mounted fluorescent lights that provide ambient light.  These lights are augmented with another surface-mounted light over the sink, undercabinet lights, and a single (large) pendant over the eating nook.  The lighting scheme, again, saved more than $3,000.
4. The selection of appliances.  We used a relatively narrow, full-depth refrigerator that appears built-in.  The 30” width allowed us to recess it into an existing header in the brick wall.  The full-depth results in a lot of storage space.  We sacrificed a little bit of space in the new hall bath and the Pantry to accommodate the full-depth.  As mentioned earlier, we selected one oven instead of two.  The hood, while modern and attractive, was much less expensive than most similar models on the market.  We re-used the relatively new dishwasher. 

The Micro Edge Works Well with a Laminate Countertop While The Large Deep Sink Hides Dirty Dishes & Drying Clean Dishes Helping Keep the Counter clear

A Regular Depth Fridge Looks Built-In And is Recessed Into The Bath & Pantry Behind

Special Design Features:

Even while controlling costs, there were many special features to make the design special. 

Integration between rooms – Note how by integrating the cabinetry with the door jamb separating the kitchen from the music room, we help bring those rooms together.  You can see this in the photos above and below.

Tiled wall – Rather than a simple tiled backsplash we tiled the entire walls behind and beside the counters.  We used large format 12 x 24 concrete-look tile with a brushed aluminum trim.  This maintains a clean, modern look. 

Deep, Wide Sink – The sink, in addition to having a micro-edge, is very deep and wide.  This keeps dirty dishes and drying dishes off the countertop.

Original ceiling beam details – These details were maintained but painted while to keep some of the original feeling that the client liked but made for a less busy treatment. 

Deep Door Jamb Integrated Into Cabinety Helps Integrate Rooms

Large Format Tile Wrapping the Walls Provides a Relatively Low-Cost Wow-Factor

 
Before

"Before" From Same Angle as Picture 2

Original Kitchen "Before"

The Remodeled Kitchen is Well Connected to the Home & the Music Room

My client came to me because she wanted to create the next phase of her life.  She is a relatively recent widow with grown sons — and with the completion of the remodel has retired from her job.  She lives in a post-WWI brick rambler in the Forest Glenn neighborhood of Silver Spring, MD.

Her life has been filled with music, friends and family.  She envisions her new home as a French-style Salon – a place where her creative friends and their friends would meet to share music and discuss art, literature, and politics.  She wants a seamless transition from home to garden to entertainment space in her basement. 

In addition to the grand vision, she also wanted:

• A master suite with an in-suite bath
• A guest bath that is fully wheelchair accessible for when her mother visits
• A new kitchen
• A wider hallway for wheelchair accessibility

And to make the project even more challenging, my client’s budget was quite limited and the lot small so the magic had to be performed within the existing footprint. 

The discussion of this project will cover several articles. 

1.  This article covers the overall plan and the changes to the foyer.
2.  The second one will cover the kitchen.
3.  The third will cover the new guest bath.
4.  The fourth will cover the master suite.
5.  The final will cover the new exterior rooms.

The original room configuration was typical of houses built in the early 1950’s with small rooms and unconnected with each other and unconnected with the out-of-doors.

Floor Plan - BEFORE

As you can see from the floor plan, above, the kitchen – while in the middle of the house – was cut off from everything.  The dining room has a solid door and windows to the back yard but felt unconnected.  The hallway was too narrow for a wheelchair and the single hall bath was small and hard for everyone to use let alone someone with any physical impairment. 

Floor Plan - AFTER

The back wall of the kitchen in the remodeled home is wide open to a new patio and to the music and living rooms.  The now open hallway is wide enough for easy transit and helps make the whole home feel more expansive.  It also offers a more visible connection between the entertainment area of the basement and the first floor.  The old kitchen was reconfigured into a wheelchair accessible bath and a large pantry.  The new master suite – while not fully wheelchair accessible has many universal design features. 

Kitchen is Well Connected to the Outdoors

The Stairway Was Opened On All SidesOpen Floor Plan Connects The Basement to the Living room

Open Floor Plan Connects The Basement to the Living room

 

Read more about the details of this remodel as I post the rest of the series in the next few days. 

 

 The 2 “BEFORE” pictures, below, are from the same camera angle as the first image and the hallway image. 

"BEFORE" From Same Angle as 1st Image

 

"BEFORE" From Same Angle as Hallway Image

 

Indoor/Outdoor Connection with great views & play of light and shadow

We added a mere 70 square feet to this 1930’s Tudor revival but dramatically increased the livable space and its connection to the outside.  The house is in Silver Spring, MD – a neighborhood that’s just a mile from the border with Washington, DC with a great neighborhood feel – where everyone knows everyone else and get-togethers are frequent. 

Seamless Blend of Old & New:  Previously the home had a tiny foyer – you basically walked right into the kitchen.  A tiny coat closet wasn’t even deep enough to hang coats – hooks were all that was available.  Now when you walk in you have a welcoming foyer with large coat closet and desk area.  Divided Lite Glass Pocket doors provide a view straight through to the garden but also let you visually divide the foyer from the kitchen.  The 1980’s kitchen we removed was of a style that was at odds with the original Tudor revival home.  In this remodel, we took pains to make the remodeled areas blend seamlessly into the original home.  But we lightened the space with less stained wood and more painted wood.  The images below are “After” and “Before” images from approximately the same viewpoint.

View From the Front Door Through House to Back Garden

"Before" From Same Camera Position

View of Remodeled Foyer

"Before" View of Foyer From Same Camera Position

Additional View of Foyer - Including a Place to Place Mail and Packages.

Kitchen as the Center of the Home: 

A Centralized Kitchen for Multiple Cooks

 
The original kitchen was cut-off from the rest of the home and cut-off from the outside.  The new kitchen acts as a central hub for both everyday living and entertaining.  We added 70 sqft of new space by extending the enclosed porch to the original garage (converted several decades ago to a large storage area).  This allowed us to change the traffic patterns and view lines connecting the porch to the kitchen and the kitchen to the outdoors. 

We also annexed a portion of the old garage into the kitchen.  The very old boiler and hot water heater were both replaced allowing us to remove the chimney serving these appliances to dramatically open up the space.  Gable windows added to the old garage area bring in abundant light and a wonderful play of light and shadow. 
[See before and after floor plans at the end of the article.]

While we used cabinetry and hardware that coordinates well with the original style of the home it is more modern in line and style.  For example, the stain colors match almost exactly but the original wood is pine while the cabinets are cherry.  The use of glass tile for the backsplash clearly modernizes and brightens the kitchen.  So while the style blends with the original it is also distinctly modern.

The new kitchen provides prep areas for multiple cooks – which occurs during large family gatherings while still working well for a single cook.  Note that the ovens are out of the main work area. 

Kitchen - A Blend of Original Stains & New Touches Like Glass Tile

 
Large, Stylish pantry:  Notice the frosted glass doors to the right of the gable windows.  Inside is a wide, shallow pantry that provides a tremendous amount of storage. 

Stylish Frosted Glass Doors Hide Hard-Working Pantry

Hard-working Pantry Behind Frosted Glass Doors

 
Indoor/Outdoor Connection:  Before the remodel, the family spent a lot of time on the drafty enclosed porch.  One of the main goals of the remodel was to make the porch more comfortable and better integrated into the flow of the home but to also retain the original feel of an outdoor space.  The next 2 images – After & Before – are taken from the same point.  You can see the small area that we added – the brick wall you see in both images is the same wall – the outside of the original garage.    We raised the floor to the same height as the rest of the house and used the same oak as used throughout.  We also added hydronic radiant heat to the floor, vaulted the ceiling and added skylights.  We thought about replacing the old steel windows with new steel windows but the price was prohibitive.  Instead we used stained wood. 

Expanded All-Season Porch

"Before": Porch - From Same Camera Point - Brick Wall in Background Now Enclosed in Porch

Remodeled Porch - Another View

The furniture arrangements are still evolving and the client is waiting for some new furniture.  The placement of the table moved from the design phase and we will either move the pendant light or replace it with a swag light that can be centered over the table. 

Porch Details:  Notice the foundation wall that we left exposed inside the porch.  The custom stained glass window “looks” into the storage area of the garage.  To give a sense of light, we installed a mirror about 3” behind the window. 

Stone Foundation Wall Exposed as Interesting Detail

Stained Glass Window with Mirror Backing Looks Like View to Outside

Formal Dining Room:  The client wanted to retain the formal dining room – in part because of their lifestyle and in part to retain the original formality of the home.  The further that aim, we designed and installed a new coffered ceiling stained to main the original molding. 

Coffered Ceiling in Formal Dining Room

“BEFORE” & “AFTER” Floorplans:

Floor Plan - BEFORE

Floor Plan - AFTER

The Glass Countertop is the Centerpiece of the Bath

We just completed an unabashedly modern bath in this 1864 row house in the Dupont Circle neighborhood in Washington, DC.  The bath had been allowed to deteriorate badly (see before image at end). 

Glass Countertop Is A Dramatic Centerpiece:  The centerpiece of this bath remodel is a custom glass countertop with integral glass sink.  The unit is very large – the countertop measures 88” long with a sink formed as part of the countertop that measures 28” x 15” x 6” deep.  The glass — 3/4” thick – has been sandblasted on the back.  The glass is standard float glass – like what you have in your windows.  We don’t see the green tint unless you look at the glass on edge or you sandblast it as we’ve done here.  The glass is raised 1/2 “above the vanity with chrome standoffs (the round discs you can see through the countertop in the image below).

Wall-mounted soap and cup holders help keep clutter off the countertop – as does the large 52” high 8” deep cabinet above the toilet. 

The Custom Sink is Large & Deep

Roomy, Light-Filled Shower:  Large format (12” x 24”) porcelain tile used for the backsplash and for the shower almost perfectly matches the tint in the glass.  The tile has slate blue and grey veining which is repeated in the grout color and the custom grey stained cabinetry. 

Light-Filled Shower

The Shower measures 48” x 36” and features a multi-function shower head and 2 body sprays.  My client can use just the shower head, just the body sprays or both.  A recessed niche has separate shelves for soap and for bottles.  The l-shaped end wall allows the bather to see the window and helps the long, narrow room feel more porous. 

A corner bench and end grab-bar makes it easier for my client to wash her feet or shave her legs.  The shower pan is a solid surface material. 

Well-Fitted Shower

Vanity with lots of drawers for storage. 

The custom vanity is 57” wide with 6 drawers.  It size and spare lines are quite modern – and it certainly pushes the boundaries of what’s feasible.  The top and middle drawer boxes are cut out around the sink basin and plumbing.  The selection of drawer pulls continues the modern lines but also helps make opening these large drawers effortless.  
 

Custom Vanity with Lots of Storage

A Modern Jewel Set in an Historic Home.

Notice the 5” wide original moldings around the door and window.  The scale and details work well with the modern lines of the new bath.  We restored the transom over the bath door but replaced the original flat panel door with a frosted glass door with sticking that matches the sticking in the original flat panel door. 

Modern Lines Within Historic Framework

Several Levels of Lighting

The bath has 5 layers of lighting:
- Two Skylights – one original and one matching new one
- Dimmable Sconces on both sides of the bath
- Low-Voltage Cans to Illuminate the Glass Sink
- Ceiling Lights
- A Dimmable Shower Light

Color Palette

The color palette is at once serene and vibrant.  The main elements of the palette include the green of the glass and the tile, slate from the veining in the tile and flooring and the stain of the cabinetry, white of the fixtures, polished chrome, and red Marmoleum sheet flooring.  The ceiling is a very light violet to complement the greens.  The color palette helps the modern lines blend with the historic home. 

Before Picture - Looking from Doorway

A dramatic palette of aubergine, grayed green, grey and creamy white

3 Elements – color, furnishings and lighting – turn a row house in the Glover Park neighborhood of Washington DC into a stylish new home for a young professional couple.  The photos were all taken by the owner – Margaret Allen – a very talented photographer .  Margaret and her husband were equally involved in the selection of the furnishings and accessories.  It all happened in the course of a few months over this summer while the couple took turns traveling overseas on business.  I developed the color palette and made suggestions about fabrics, furnishings, coordination, and tradesmen.  [Note: the “before” pictures are from before the couple purchased the home.]

The palette complements the tile of the fireplace and natural oak flooring

Living Room “Before” the Couple Purchased the house

My Clients Achieved the “West Elm” Look They Wanted Without Cookie-Cutter Selections

This palette conforms to my usual prescription:  Entries and transitions should be deep tones.  This reinforces the sense of arrival and passage through the home.  The tones become lighter as you move through the house and toward the daylight of larger windows and doors on the back of the house.  This creates a much greater sense of space.  While each room is a different color, the colors blend into a harmonious palette that complements the wood of the floors, the tile in the fireplace and the tones and textures of the other “built-in” features.  The walls are all a Matte texture.  The matte sheen absorbs more light yielding richer tones and hiding imperfections on the wall surface.  The accent color – in this case a very deep purple – acts to both accentuate the space and delineate purpose.  It is such a deep tone that in many lights it almost reads as a neutral color.  A mixture of textures and subtle patterns keeps the palette exciting.  A white-toned trim color highlights the architecture of the space especially the stairway and bookshelves.  New recessed lights in the living room and soffits help accentuate the wonderful photography and provide a delightful ambiance. 

The Deep Purple Accent Color on a Duct Chase Helps Accent the Transition Between Rooms

The deep purple is used again to accentuate the transition to the family room & kitchen

The Family Room Has the Most Natural Light and is the Lightest Color

Notice how the Dining Room Rug Reflects the Accent Color and Blends it with the Natural Oak Flooring & the Lighter Tones of the Upholstery in the Adjacent Living Room

The Deeper Tones of the Living Room Wall Are a Perfect Foil for the Wife’s Photography

Notice How the Deep Tone on the Walls and the White Risers Create An Architectural Statement in the Entry

The Stairway & Entry “Before”

Remodeling Doesn’t Always Mean Moving Walls and Renovating Kitchens.  It can be a simple refreshing of surfaces with paint and fabric to yield a remarkable “new” home.

The Tall Wainscoting Nicely Sets of This Corner Eating Nook

A kitchen eating nook – or banquette – is a space-saving way to create an eat-in kitchen.  Plus think of all those times you asked for a booth in a restaurant instead of a more central table – a booth is just cozier.  You feel protected and pampered at the same time.

I’m prompted to write this because I’m currently working with a client where we’ll probably include a corner eating nook.  The space is quite small for everything the homeowner wants to fit in – only about 10-1/2 ft x 14 ft.  We’re moving the kitchen from cramped gallery kitchen completely cut off from the rest of the house to an existing dining room addition where we’ll be able to connect it to the patio as well as to the living areas. 
 

Conceptual Floor Plan

The placement of the nook in the front corner makes for easy access, good views of the garden and also a more pleasing view as you walk through the house toward the kitchen. 

So I’m gathering a few images of corner breakfast nooks to give her a sense of the possibilities and to get a sense of her preferences.  If you have any to share, I would love to see them.

Large Windows & Comfy Cushions Make This Nook Inviting

This Modern Look Can Easily Be Adapted to Corner Eating if My Client Likes the Look

Solartech Glass Roof Tiles

Close-up of SolarTech's Glass Roof Tiles -- with Black Backing

I’m intrigued by Solatech Energy’s approach to solar energy — especially given all the old houses that I work on with hot water heat.  It uses glass roof tiles to capture the heat and to heat water that circulates with the existing heating system.  The glass tiles are similar in weight to clay roofing tiles.  They also have a wall panel system for south-facing walls.

Solartech's Glass Wall Panels

SolarTech is a Swedish Company.  If used in a climate like our’s — in the Washington DC area –  haven’t figured out where the heat goes during our summers.

I wonder how our Historic Preservation District would feel about it ?. . .
And how does this sync with the light-colored cool roofs that we want in the summer? . . .

Once I get the answer I’ll report back.

Attic Bedroom Returns Value

Last week I reported that adding an attic bedroom returned a higher value than almost any other remodeling investment.  I suspect that other functions in the attic are also sound investments such as an attic home office or playroom.  While some of my clients think about putting a home gym in the attic, I usually advice against it simply because heat rises and, for me, it would be too warm in an attic to exercise.
Here are some things to think about if you want to expand your living space into the attic.
1.    Structure: Most older homes – like the ones I work on – have an open “A-Frame” structure in the attic.  If the height is sufficient (see below), this I the right structure to start with.  If, instead, you see a network of W-shape trusses supporting your roof, don’t think about using this space – it would be cost prohibitive to open up this structure for living. You may also need to reinforce the floor joists to support living space in the attic.  A contractor or engineer can help you figure out whether the floor joists require reinforcement.

2.    Staircase: You’re going to need to comfortably and safely get up and down from  your new living space.  Most existing staircases into an attic won’t meet today’s code.  The tread depth needs to be at least 10”; the rise needs to be less than 7-3/4”; the width of the staircase needs to be at least 36”.  Enlarging an existing stairway or adding a new one will affect spaces below. A straight-run stair will consume 10 to 14 feet of floor space; a stair designed with an intermediate landing and two runs needs about 8 feet on the lower level. (This is based on the International Residential Code; check your local building codes to see if your jurisdiction requires something different.)

Attic Bedroom - 50% of Ceiling Area Must Be 7 Ft of Higher

3.    Ceiling Height: For a habitable attic room with sloped ceilings at least 50% of the ceiling must be at 84” or higher (This is based on the International Residential Code; check your local building codes to see if your jurisdiction requires something different.)  Remember to calculate the thickness of the finish materials when you calculate headroom.  Notice how these different attic bedrooms use different strategies for handling the ceiling – from open collar ties to closed ceilings.

4.    Use windows, roof windows & skylights to achieve daylight and natural ventilation.  I find the slanted roof windows almost irresistible in an attic bedroom.  They provide a sense of coziness that can’t be replicated anywhere else.  The Washington DC area has hot summers so I avoid skylights on the southern and western roof exposures because they just bring in too much sun and heat.  On a northern and eastern roof exposures, they bring in soft, wonderful cool light.  A bedroom also needs a means of egress in case of fire or other emergency.  So work with your contractor or skylight supplier to make sure that whatever you install meets code for your area.

Attic Bedroom - Use Windows, Doors to Decks & Skylights for natural light and ventilation

In This Attic Office We Borrowed Light from the Stairway

Also consider borrowing light from adjacent areas.  We used French doors on this attic office space to borrow light from the large windows in the stairwell.

5.    Consider Adding One or More Dormers — these small additions that raise the roof over a portion of the attic will boost usable space and create the feeling of living in the treetops.

Attic Bedroom - Use Dormers for Added Ceiling Height & Living Space

6.    Attic Bath – To keep costs in check, you’ll want to locate the toilet directly above a toilet on lower levels.  This will also put you above water supply lines.  You’ll have to work with your plumber to discuss how to get hot and cold water up and waste down without too much disruption on lower floors.

An Attic Bedroom with Bath Adds Considerable Value

7.    Heating and Cooling Your Attic Bedroom. Remember that hot air rises.  This can make attics particularly hot in the summer (and delightfully warm in the winter).  For those of us who like to sleep in particularly cold room, an attic bedroom can pose challenges.  I sleep in an attic bedroom and put in a multi-zone furnace/air conditioning system that allows me to set the temperature as low as I want.  But since hot air rises, the only way I can keep the attic bedroom cool in the summer is to also have a physical barrier (a weather stripped door) that keeps the hot air from rising in my bedroom.  Consult a heating and air-conditioning contractor to evaluate the cost adjusting your system to accommodate living space in the attic.

8.    Be creative about storage. The space under the eaves that are too low to walk under are perfect places for built-in storage.

Attic Bedroom Storage Can Be Open or Closed or a Mix

Use the Space Under the Eaves for Storage

Entryway Improvements Continue to Return Value

It’s time once again to look at the value of your home improvements.  I’ve included here national averages as well as averages for the South Atlantic area (which for aggregating purposes includes Maryland, Northern Virginia, and Washington DC).

The results largely reflect the trends I’m seeing in my own design and remodeling business.  The market is valuing home  improvements that make the most of the existing house – adding space in attics and basements plus making mechanical and safety improvements – upgrading their front entry and replacing major systems like roofs and siding.

Home Improvement Cost Vs. Value - National Averages 2009-2010

Home Improvement Cost Vs. Value - South Atlantic Averages 2009-2010

 
Last year I did an analysis of the changes since 2003.  You can find it here.

For more details and definitions, please visit Remodeling Magazine