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"

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 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

With Concrete Counters You Can Achieve Almost Any Color

Selecting a countertop material for kitchen remodeling seems to be one of the tougher choices for many of my clients.  And I understand why — the many options and choices can be daunting plus the typical lists (like the one below) don’t seem to help much in the narrowing choices.  Depending on your selection, your countertops may be one of the most expensive single components of your kitchen (after cabinets). 

So here are the questions I ask my clients to help them figure out what’s right for them:

How tight is your budget?  One of the easiest ways to cut kitchen remodeling costs is by selecting laminate countertops.  If you like modern, they are the rage in high-end European kitchens.  The only downside that I see is that you can’t have an undermount sink.  But you could design the kitchen so that only the area around the sink is stone using laminate elsewhere.  Or you could use a flushmount sink with integrated work surface like the one below.  Such an approach can be either more country or more modern depending on your tastes. 
 

Sink with Integral Work Surface

Another lower-priced possibility is DIY or contractor built tile countertops.  With today’s rectified porcelain tiles, it’s easy minimize both the number and size of the grout joints.  Almost all other material is considerably more expensive.  You can also look around for specials on installed granite countertops.  It will still be more expensive than laminate and your stone selection and the complexity of the countertop will be more limited. 

Is it important that the countertop look like “new” years after installation even if you’re a messy cook?  If the answer is yes, think about engineered stone.  It’s almost impervious to anything.  The color selection is quite broad and you can find selections to match any style or look.  One of my favorite manufacturers is Ceasarstone.  You can go very modern
 

Ceasarstone can Look Very Modern

Or more classic:

Ceasarstone Can Also Look More Classic

Do you like natural materials develop a classic patina of age over time?  My personal answer to this is “yes” so I tend toward concrete counters, soapstone, and marble.  Many kitchen designers steer clients away from marble in the kitchen but I actually like it a lot – but you have to enjoy the patina of age.  Look at the original marble on some antiques to see if that appeals to you or not.  As an artist, concrete is a personal favorite because of the ability to personalize it like the countertop and backsplash below:

Concrete with Glass & Stone Inlays

Do you want drama?  Marble and granites with more veining can yield incredible drama in a kitchen.  But only use drama sparingly or it will overwhelm.  Also consider that if you keep a lot of clutter on your countertops, you probably don’t want drama because it will only accent the clutter.    As you can see, above, you can also create drama with concrete.  You can also use glass and light to create drama. 

Do you want eco-cred?  There’s a tremendous amount of “green-washing” where every manufacturer claims that their product is eco-friendly.  Keep in mind that a few percent of recycled material does not eco-friendly make.  Look for cradle to cradle certification – that considers the feedstock, manufacturing process, and the waste stream.  You want a product where the waste stream is recycled into additional products.  Equally important, you want to look at transportation distances.  A 100% recycled glass countertop that is manufactured in  (and shipped from) Turkey is much less eco-friendly than one that uses 70% recycled materials and is manufactured 100 miles away.  One of my favorite eco-friendly local materials is New River Countertops – a recycled aggregate from VA dams, fly ash & cement.  http://newriverconcretecountertops.com/  Another is Icestone  http://www.icestone.biz which is manufactured in New York and is made from recycled glass and concrete. 
Do you want a warm or cold feel?  To my hand, polished granite has a cold feel.  I prefer materials that have a warmer feel to the touch – like soapstone or honed granite.  To me, glass countertops also feel cold.  I’m afraid of breaking things if I set them down too hard on granite or glass.  But most homeowners disagree with me and enjoy the cold, hard feel of polished granite. 

Do you like a light or dark work surface?  I’ve worked on both light and dark counters and prefer something in-between – neither real light nor real dark.  The related question  is whether you want the countertop to contrast with or blend with your cabinets.  I personally care more about the contrast than the color of the countertop.  Depending on the answers to the other questions, the answer to this one will help you think through what material is right. 

A mid-toned concrete counter provides contrast with off-white cabinets

A Granite Counter Offers Little Contrast to Walnut Cabinets but contrast is achieved in the backsplash

 
Below, I’ve listed many of the options with some of the pros and cons including thoughts about the eco-friendly creds of each material.  You can see many such lists in books, magazines and thoughout the web. 

1. Granite Counters
Granite seems to be the “go-to” material.  In the Washington DC area, Real Estate Agents, often recommend replacing older countertops with granite to improve the likelihood of a sale. 
– Pros: holds up to heat; comes in lots of colors; looks permanent and substantial.
– Cons: very expensive, requires maintenance, including periodic sealing; absorbs stains; can crack.  The polishing – which really helps repel stains – for me, makes for a cold hard feel that I don’t like.  But honed granite (matte finish rather than polished) is much more likely to stain and will show fingerprints.  I personally like the veined look of stones like marble and soap stone rather than the granular look of granite. 
– Eco-Friendly:   Very low.   Not renewable.  Once it is removed from the earth is cannot be easily reused.   Transportation costs are quite high since most granites today come from overseas – South America and China.  If your job is small you can also seek out remnant slabs.

2. Engineered Stone
Engineered stone is composed of quartz particles. It is available in an extremely large range of colors and has a nonporous surface that resists scratches. It’s easy to maintain, without the annual sealing required by natural stone. Brands on the market are DuPont Zodiaq®, Silestone, and CeasarStone.
– Pros: resistant to stain and acid; easy care.
– Cons: Expensive.
– Eco-Friendly:   Mining of the quartz clearly has an impact on the environment.       
3. Solid Surface
Because solid surface counters are just what they’re called, solid, any scratches can be sanded out. The countertops are custom-made to your specifications by companies such as Avonite, Corian, and Swanstone.
– Pros: comes in a rainbow of colors and patterns; seamless; stain resistant.
– Cons vulnerable to hot pans and stains which can damage the surface; can be moderately expensive.
– Eco-Friendly:  No-VOCs, but clearly not as green as products such as IceStone, otherwise they would have the certifications like those of IceStone.
4. Ceramic Tile
Ceramic tile is durable and easy to clean. Add to that inexpensive and you’ve got a really good choice for countertops for the average home. Because it’s installed a section at a time, it can be done by most resourceful homeowners.
– Pros: takes hot pans; easy to clean; wide range of price, color, texture and design.  Grout lines can be minimized with today’s rectified tiles (the edges are more precise so the grout lines can be ultra-thin).  Also, today’s epoxy grout is much easier to work with than epoxy grout of previous times and so staining of the grout can be much less of an issue. 
– Cons: counter surface is uneven; tiles can chip or crack; some homeowners don’t like the grout lines; custom-designed tiles are very expensive.
– Eco-Friendly:  Some ceramic tile is made from recycled content such as old lightbulbs, bottles and porcelain.  It is biodegradable, and use low-VOC adhesive.
5. Laminates
Laminate counters bear trademarks such as Formica, Nevamar, and Wilsonart. Traditionally laminates were made of plastic-coated synthetics with a smooth surface that’s easy to clean.  Today’s laminates are often made with melamine impregnated paper.  Laminate pieces are cut to size and finished on the ends.
– Pros: you can buy laminates in lots of colors; easy to maintain; durable; inexpensive.
– Cons: scratches and chips are almost impossible to repair; seams show; end finishing and front edge choices can add to the price. 
– Eco-Friendly:  Look for laminates that advertise that they use no urea-formaldehyde.  and that qualify for are certified by the Green Building Council for Indoor Air Quality, Recycled Content, and Rapidly Renewal Content, and Responsible Forestry Management. 
6. Wood or Butcher Block
Wood countertops offer a beautiful warm look and are available in a wide range of colors and finishes. Hardwoods such as maple and oak are most often used as countertop woods.
– Pros: easy to clean; smooth; can be sanded and resealed as needed.
– Cons: can be damaged by water and stains over time; scratches must be oiled or sealed according to manufacturer’s instructions.
– Eco-Friendly:  Look for wood with FSC certification, and use of low-VOC sealants and water-based finishes
7. Stainless Steel Counters
For a really contemporary and industrial look for your kitchen, stainless steel is a good choice. They are heat resistant and durable. Because they’re constructed to your specifications, you can have a seamless countertop.
– Pros: takes hot pans; easy to clean.
– Cons: Expensive; noisy; may dent; fabrication is expensive; you can’t cut on it.
– Eco-Friendly: Look for recycled steel, because mining and refining steel uses a large amount of energy and pollutes the environment.
8. Soapstone Counters
Soapstone is generally dark gray in color and has a smooth feel. It is often seen in historic homes but is also used in modern homes as both a countertop and sink material.
– Pros: rich, deep color; smooth feel; somewhat stain resistant.
– Cons: requires regular maintenance with applications of mineral oil; may crack and darken over time.
– Eco-Friendly: Barely friendlier than Granite as soapstone is mined from the surface, but some areas where soapstone is mined is not only impacting the environment, it is impacting animals – such as tiger habitats in India.  Soapstone is a material that is definitely harder to come by in the world, and diverse places are being impacted by searches for soapstone – please use fair trade merchants.
9. Marble
marble is not often seen on kitchen countertops but I think it’s because designers steer homeowners away fearing staining.  To get the luxurious look, use it on an island or inset at a baking center. Marble requires constant maintenance, as it easily stains. Some new sealers retard staining.
– Pros: waterproof; heatproof; beautiful.
– Cons: expensive; porous; stains easily unless professionally sealed; can scratch; may need resealing periodically as per manufacturer.
– Eco-Friendly:  Same as Granite above.
10. Concrete Counters
If you have countertops in unusual shapes, concrete may be a good choice, as they’re often cast right in your kitchen. The high price tag may be beyond most people’s budget.  It is very important to have them sealed.
– Pros: heat and scratch resistant; can be color-tinted; looks exotic and unusual; new treatments eliminate cracking; additives reduce porosity; new finishes are more decorative.
– Cons: mid to high range on cost due to custom work; cracking is possible; can look somewhat industrial; porous but can be sealed.
– Eco-Friendly:  The aggregate mixed with cement and water should be recycled for concrete to count as green.  Also look for low-VOC sealers.
11. Glass
Glass offers a sleek, modern style that doesn’t have to look like a bland glass tabletop. You can find various colors and different textures to give it some distinction. Glass countertops are sturdy enough to stand up to their role however you’ll still want to be sure you avoid dropping something large and heavy on them.
Eco-Friendly:   If made from recycled glass.
12. Composite & Recycled Materials
Composite and recycled materials deliver some interesting alternatives for countertop selection. Some are made from recycled paper and combined with resins to form a surface that’s hard yet warmer than stone, and others are made from recycled glass held together with either cement or resin.  The eco-friendly nature of these choices may also give you the satisfaction of having helped the environment.  Some of the companies producing recycled paper products using a phenolic resin, or products made from recycled glass, cement and plastics include: Richlite, IceStone, Vetrazzo, EnviroGlas, Paperstone, Squak Mountain Stone and EcoTop.
Eco-Friendly:  Highly eco-friendly.  Do look for low-VOC resin usage, and in the case of paper products look for FSC certification.

Kitchen Remodeling for a Modest Colonial Part 2

This is the 2nd part of a series about how objectives and lifestyle can dramatically affect the configuration of the “right” remodel for the same house.  In the Part 1, we suggested a remodeling configuration for the same house that we’re looking at today.  But in Part 1, the house is owned by a young family that does a lot of entertaining of their extended family.  Today we’re looking at the identical modest 1933 Colonial. 
 
Goal:  Open Kitchen and Dining Area for 2 Adults.  The homeowner in this scenario is a professional couple that spends many of their weekends traveling.  They’ve lived in the home only 6 months and assume that they will be moving within 5 years due to one of their jobs.  They are not planning children in the foreseeable future.  They rarely entertain at home; instead they meet other couples for dinner or at the theatre.  Cooking tends to be simple fare and might only be heating up take-out — but they share the details of their day while they prepare and cleanup after dinner.  They want a place to spread out with two laptops.  They want to be comfortable and to be able to talk while one partner or the other cooks and cleans – jobs that they informally rotate.

Their wish-list is quite short including an expanded kitchen with good counter space, better storage and more modern appliances.  Also on their wish list is a 1st floor powder room.

Below are both the proposed and the existing floor plan.  The existing home it’s a quite modest home with a very small, inefficient kitchen cut off from both the dining room and kitchen.

Floor Plan After - Open Kitchen to Dining Room

BEFORE - Modest Colonial

Modest but Open Kitchen:  Our plan for this homeowner is limited to removing the wall between the existing kitchen and living room and expanding the kitchen into the combined area.  Because the homeowners do limited cooking and even less entertaining, we encouraged them to limit appliances to only those needed and to make space available for counter space and storage. 

A large island allows one partner to work at a laptop or just sit with a glass of wine while reviewing their day with the partner preparing food or cleaning up. 

Limit Costs:  We’ve recommended a number of steps to limit costs including limiting the appliances to a range, counter-depth refrigerator and dishwasher.  This couple doesn’t need separate wall ovens, a built-in refrigerator or multiple sinks.  We never even considered any solution other than staying within the existing footprint.  We’ve left the sink in-place and left the windows and doors in their current configuration.  The couple also decided to forego a 1st floor powder room. 

View 2 - Modest Kitchen Solution

This solution – while actually yielding a larger kitchen than the first configuration – is much less expensive and much more attuned to the needs of this couple than the first family.

Opening A Modest Kitchen to Outside Makes It Feel & Act Larger

I’m starting a follow-on series today about how objectives can radically change kitchen remodeling decisions.  A few days ago, I wrote about planning a kitchen remodel
In my experience, kitchen remodeling is about lifestyle more than about kitchen details.  Homeowners often focus too soon on the details such as what type of appliances or cabinets to buy and fail to concentrate on the lifestyle they want.

This series will take 3 classic home configurations from the 1920’s through the 1940’s – the age of the homes that I most often work on – and will investigate how dramatically the “right” configuration depends upon the homeowner’s living style and objectives.  After we’ve looked at objectives we’ll also look at how budget factors in.

Today we’ll look at a modest center-hall colonial built in 1933 in Bethesda, MD — a close-in suburb of Washington, DC.  And we’ll look at how the remodel would change for 3 different homeowners and with different budgets.  Today we’ll look at a young family that does a lot of entertaining of their extended family.  In a few days we’ll look at the needs of a professional couple that spends many of their weekends traveling.  And a few days after that, we’ll look at a professional couple with teenage children and that does more formal entertaining for work.

Goal:  Informal Extended Family Get-Togethers With Many Cooks and Seamless Indoor/Outdoor Connection. The homeowners in this scenario are a young couple with 2 small children.  They both come from close families that grew up in the area and both have married siblings with young children that live nearby.  Their home is the most centrally located.  As a result, they host informal extended family gatherings almost weekly.  There are often 6-10 children in attendance.  They want a home that’s bullet-proof, that’s as comfortable when it’s the 4 of them or when there are 20 extended family members visiting for the day.  They also anticipate living here indefinitely.  So the home needs to work as well when the children are teenagers as it does now. Their wish-list also includes a powder room on the first floor.  This couple also wants to limit their budget and want lots of outdoor space for games and gathering.

Below is the existing floor plan.  As I said, it’s a quite modest home with a very small, inefficient kitchen cut off from both the dining room and kitchen.  The entire home is cut-off from the outdoor – as is common with houses of this age.

BEFORE - 1930's Modest Colonial Floor Plan

AFTER - Modest Colonial Floor Plan

Here;s how we approached the house from the objectives of our first family:

Existing Footprint: To save money and to preserve outdoor play space we stayed within the existing footprint.  While it might feel small from today’s  standpoint, the greater openness, new circulation and new access to the outdoors lets the house live much larger than its square footage.

Create Foyer & Storage:  While our client didn’t emphasize the lack of a foyer, they definitely wanted a coat closet and a better sense of arrival.  By putting the powder room, coat closet and pantry at the front of the house, we created a new foyer area and separation of the arrival and living.

Open to Back: Across the back, are 4 door size openings of glass — 2 are doors and 2 are non-operable doors.  In the new dining area, we replaced a window with a new glass door, and we replaced a single smaller window with 2 larger windows that give good views to the back.  .

More Open Floor Plan: We also opened all the interior doorways to create a more open floor plan and longer views through the house.  By congregating the utilities up front, we got them out of the circulation path and allowed us to create much greater openness and circulation.

Small but Functional Kitchen: While the kitchen is small, it packs a lot into a small space and because it is open to the back, it feels and acts much larger.  The pantry — while also small — and full-height cabinet help isolate the powder room from the kitchen and provide a lot of very useful storage.

Patio or Deck in Back: A more extensive outdoor living area might be a phase 2 — but even with little additional landscaping the change in doors allows for multiple “garden” rooms in the back and side.  By putting a door off the new dining area and moving the door off the screen porch, we created a somewhat smaller and private courtyard framed by these 2 exterior walls.  This is in addition to the larger outdoor room off the back of the house.

Opening A Modest Kitchen to Outside Makes It Feel & Act Larger

View from Front of Living Room: Connected with Kitchen, Dining & Outside

View from Back of Kitchen to Front: Pantry, Coat Closet & Full Height Cab Create Alcove for Powder Room

Plan for a successful Kitchen Remodel

Often my clients approach me with specific proposed solutions.  One of the aspects of human thinking is that we often proceed directly to “solving” problems without fully defining the problem or our objectives.  And so, clients, too often start the process saying they want to replace their kitchen or create an island or … some other specific action.  But I often find that the solution a client has in their head at the beginning of the process won’t achieve many of their objectives or dreams.  They can spent $50,000 on a kitchen remodel but don’t really enjoy their homes any more afterward than when they started.

In one case, my client said they wanted to gut their kitchen and replace everything.  But after discussing their lifestyle and her frustrations, I proposed a completely different solution.  We left the kitchen almost untouched except for changing a few finishes.  Instead we removed a wall separating the kitchen with the family room, improved the access to the outdoors, and built a patio.  For about the same money my client was thinking about spending on her kitchen, she and her family achieved a completely new lifestyle.  And the frustration that my client felt while in the kitchen (and that she thought would be solved with new cabinets and appliances) went away completely since she no longer felt trapped in the kitchen while family life went on outside her view.

I also know, from experience, that no one or two or three solutions works for the majority of my clients.  Because each family has their own lifestyle and their own frustrations and dreams, the solution for each is unique.

I use 2 questionnaires when I work with clients on kitchen remodeling.  The first is the more important one.  It helps me think through overall concepts.  It’s a way to help diagnose what’s really wrong.  As in the example, above, I know that sometimes we focus on little things – like sticking or dingy cabinets — when the problem is really bigger, for example, that you feel disconnected from your family or garden.  The most important planning activity is an accurate diagnosis of what’s needed – then it becomes much easier to compromise because we know what’s critical and what we can give up.

The second questionnaire is a detailed questionnaire about appliances and finishes and the like.  It’s just a convenient way for me to keep track of preferences.  I don’t usually even look at this questionnaire until I’ve come up with solutions that achieve the big lifestyle objectives.  I’ve found that we can often compromise on the details if we can achieve the big picture.

Click the link below to download one or both questionnaires.  They can help you sort through your real frustrations and desires without getting side-tracked by less important factors.  That’s the first necessary step is planning a remodel that will change your lifestyle for the better.

Download Questionnaires.

You’ll need a PDF reader

Laminate Countertops, Mid-Range Appliances, and Leaving the Sink in Place Help Keep Costs Down

1.    Plan! Plan! Plan! The best way to go over-budget in any remodeling project is to just jump in.  Kitchen remodeling planning and research should address (1) what’s your main problem or objective.  Keep your focus on what’s most important to you.  (2) the price of everything (and I mean everything) you want/need to purchase (3) firm bids from all contractors (4) a contingency of at least 15% (5) remember the price of shipping and taxes and (6) reviews of appliances and materials.  See also this Planning Guide.
2.    Do it Yourself. Think about all the various items that go into remodeling your kitchen – tiling, carpentry, hanging cabinets, painting, and staining – to name a few.  Think through which of these you can do yourself because labor is a huge component of the price of remodeling.  Don’t take on any of the big items if you haven’t done it before like hanging cabinets or carpentry.  But tiling and painting are great jobs for the amateur.  To get a sense of the cost of materials for kitchen remodeling look here.    The big lesson is that to keep the costs under $10,000 you must be prepared to do some of the work yourself.  But if you select the right items to update, the tasks aren’t hard.
3.    Look for Free Kitchen Design Services and Advice.  A kitchen center – even home depot, Lowes or IKEA – have very useful software and sometimes knowledgeable personnel to help you visualize what your new kitchen will look like and to help you think through pitfalls.  For example, you don’t want to place an island where it blocks the dishwasher from opening.  Similarly, ask the opnion of your friends and family before you make your designs final.  You’re not asking for approval here but simply asking for a different perspective.  We all have different strengths and your friend might think of something that you haven’t.
4.    Keep the existing footprint – even if you want to open up to another room, keep the sink, dishwasher and range in their current locations.  An electric range is the least costly to move even this adds the cost of an electrician.
5.    Laminate or Tile Countertops: Today’s laminates are terrific!  I have a stone-look laminate desktop that most people think is stone at first glance.  And laminate is a delight to work on.  It’s a fraction of the cost of granite countertops.
6.    Update don’t replace cabinets. Think paint or stain.  If your cabinets are sound but just not to your style, update don’t replace cabinets.

Stained Builder-Grade Cabinets Refresh Kitchen

If that isn’t enough, think about replacing only the doors and drawer fronts.
7.    Be creative about materials and re-use. If you go to building re-use centers like the store associated with Habitat for Humanities or Community Forklift in my area, you can find almost new cabinets, countertops, and appliances.  Also look at Craig’s List or similar resources.  Develop the plan first with all the dimensions and bring this with you (as well as a tape measure).  But also be flexible to change your plan based on what’s available.  Also think about tables – especially industrial worktables – as an alternative to a traditional cabinet-made island.  You also might be able to re-use some of what’s in your existing kitchen – with a bit of elbow grease and imagination.

You shouldn’t cut corners with electrical, plumbing or structural changes – but these aren’t really the expensive part of remodeling.  What drives up costs is changing the exterior shell of your home – adding windows and doors and material selection.  A separate cooktop and ovens can add thousands of dollars to the cost of a remodel over a simple (but good quality) range.

1 – Take the doors off one or more of your upper cabinets:

Remove Cabinet Doors for A Kitchen Facelift

In this kitchen, we sanded the cabinets, painted the interior white and used a water based sage green stain on the exterior and use plate racks to display everyday and colorful dishes and bowls.  A microwave and whimsical wine rack complete the picture.  But you could also use square baskets to hold cereal and other food items, or use wine glass holders or other specialty fittings to display your special kitchenware.  You’ll probably want to do this only for cabinets and items that get frequent use so that dust doesn’t build-up.

2 – Paint the Walls and Ceiling:

Add Paint to Refresh Your Kitchen - Don't Forget the Ceiling

Sometimes all a kitchen needs is a new coat of paint.  The turquoise of this kitchen is a perfect complement to the white, brown and grey of the rest of the palette.  See other color ideas from Emma Christensen here. And don’t forget the ceiling – whether you paint it an accent color (like here) or a pale complementary color to the walls—think about something other than ceiling white.

3 – Stain or Paint the Cabinets:

We took builder-grade golden oak cabinet and gave them a custom mixed stain somewhere between ebony and red mahogany – it feels like a completely new kitchen.

Stain Cabinets for A Kitchen Facelift

Paint Cabinets for A Kitchen Facelift

For more color ideas, check out this post by Jill Connors on This Old House:

Dream Kitchen Remodel

We selected this concept out of 4 concepts that I developed for them during the conceptual design stage.  The other concepts would have been more expensive requiring staged execution as they were able to finance the work.  The selected concept met all their wish-list items except for a powder room.  I warned my clients that, with all the bells and whistles they wanted, the selected concept was also likely unaffordable but that I was sure that with some compromise, we could get the costs in line with their budget.

After I did a detailed cost evaluation, the total projected cost, including a 10% contingency, came to $85,000 — $20,000 and 30% over my client’s budget.  Here are the changes we’re making to bring the costs in line with the budget.

• Switch Cabinet Lines — My clients initially selected a line with an unusual stile design; the new cabinet line – retaining the same solid construction — offers a more traditional shaker door.    Savings:  $5,500
• Laminate Countertops & Subway Tile – My clients wanted granite countertops and a different stone backsplash; they still have the option to upgrade their countertops at some point in the future.     Savings:  $3,000
• Porcelain Kitchen Flooring.  My clients prefer wood floors but the rest of their wood floors are in wonderful shape.  By using a different material in the kitchen, we save the cost of refinishing the rest of the floors on the first floor.    Savings:  $3,500
• Appliances.  My clients have a new white refrigerator that they really like.  They wanted to replace it with the same model stainless fridge and purchase other stainless appliances.  They save a lot of money by keeping the existing fridge and purchasing a white range & dishwasher.    Savings:  $2,500
• Eliminate Prep Sink – The majority of the savings here are labor savings – reduced plumbing and construction costs.    Savings:  $5,000
• Fixtures – Reduce the cost of individual fixtures & hardware.    Savings:  $500
• Total Savings:  $20,000

Notice that I didn’t sacrifice the 10% contingency.  If you want to stay within your budget always include at least a 10% contingency.  No matter how good your planning, due to unforeseen items or changes in scope, the contingency is almost always used.  And I never want my clients surprised at the end of the job.

Here’s what the less expensive kitchen will look like when we’re done.  I think the biggest sacrifice is an undermount sink (which can’t be used with laminate).  Given their lifestyle the prep sink was more a luxury than a necessity.  Today’s laminates are beautiful and the staple in upscale European kitchens.  Slightly less money would have been saved by using resilient cork flooring — that’s easier on the back and feet — instead of porcelain.

Kitchen to Be Built - $20,000 Savings Over Original Concept

For me the lesson is that you always need to start with your dream – even if from the beginning you know you can’t afford it.  If you don’t think through what’s important to you, you don’t know what compromises are worth making.  But after you dream, you need to be willing to compromise so you can fit a relatively close vision of your dream into your budget.

Your compromises will likely be different from my clients.  You might need to scale down lighting, window and door replacement, or elements of your design.  But as seen here, it’s likely that with thoughtful changes, you can come extremely close to your dream at a much reduced price tag.

I would love to hear about how you saved money in your kitchen remodel.  And if you want me to use your kitchen as a case study, just contact me through the contact link.
In case you’re curious, here’s an image of the existing kitchen.

Here's the "Before" Kitchen

All images courtesy of Braitman Design/Build.