Elegant laundry room photo in Orange County

Originally designed by one of the most notable landscape architects in town, this once impressive project had faltered in recent years. The pool and spa still functioned well, and the client wanted to keep it intact. In addition, they wanted to keep as much of the existing landscaping as possible. The surrounding decks, walls, and steps were fair game. At first glance, one might think that our changes were simple material changes. Upon closer inspection, however, one can see the subtle, yet transformative changes that come together to update this classic pool in a tasteful, timeless manner, and improve the flow and usability of the deck areas, while softening the feel of the massive hardscape. The subtle changes begin as soon as you walk out the back door of the house. The existing decking had a lot of what we call “tweeners”; areas that are overly generous walkways, yet not large enough to house furniture. The awkwardly small bluestone patio was expanded to accommodate a generous seating area, by pushing the step-down closer to the pool. Our talented stone mason carefully married the new bluestone into the existing, resulting in an imperceptible difference between the two. As you descend the new bluestone steps to the pool level, your bare feet will be thankful for the new smooth-finished limestone colored concrete, with a hand cut pattern carefully etched into its surface. The old red brick decking was so hot that the owners could not walk around the pool in bare feet. The brick coping was also replaced with an eased edge Pennsylvania Premier Stone which matches the new step treads throughout the project. Between the house and the pool, a large raised planter was reconfigured, giving additional space to the pool deck for a shaded lounge chair area. Across the pool, a bank of rather tall painted brick retaining walls were cut down, shortened, and moved. This lessened the visual impact of the walls, which were rather overwhelming in the space, as well as opening up a new seating area, nestled under the arms of the massive pecan at the back of the property. Rather than continuing solid decking around the entire pool, the area near these walls has been transformed to large stone stepper pads set in a sea of beautiful St. Augustine lawn. This creates a visually softened area that is still suited to setting tables and chairs when the guest list calls for additional seating. The spa area is quite possibly the most dramatic change on this project. Yet more raised planter walls divided this area into awkward spaces, unsuited to proper furniture placement. The planters were removed, new stone decks, once again expertly married into the existing, opening the area to house a large dining table and new built in bbq area. The spa itself was re-imagined with the bluestone coping, and painted brick veneer. The most impressive addition though is the new handmade glazed tiles that surround the existing cast stone water feature. This water feature was almost unnoticeable against the painted brick wall, but now the dramatic arch and pop of color draw the eye to this quaint little corner of the property.

This property was transformed from an 1870s YMCA summer camp into an eclectic family home, built to last for generations. Space was made for a growing family by excavating the slope beneath and raising the ceilings above. Every new detail was made to look vintage, retaining the core essence of the site, while state of the art whole house systems ensure that it functions like 21st century home. This home was featured on the cover of ELLE Décor Magazine in April 2016. G.P. Schafer, Architect Rita Konig, Interior Designer Chambers & Chambers, Local Architect Frederika Moller, Landscape Architect Eric Piasecki, Photographer

Mid-Century update to a home located in NW Portland. The project included a new kitchen with skylights, multi-slide wall doors on both sides of the home, kitchen gathering desk, children's playroom, and opening up living room and dining room ceiling to dramatic vaulted ceilings. The project team included Risa Boyer Architecture. Photos: Josh Partee

Two different accent tiles make a statement and add a pop of color against the large white wall tiles in the custom shower. Frameless glass creates a custom and modern feel to the space. This small powder bath lacked interest and was quite dark despite having a window. We added white horizontal tongue & groove on the lower portion of the room with a warm graphic wallpaper above. A custom white cabinet with a waterfall grey and white granite counter gave the vanity some personality. New crown molding, window casings, taller baseboards and white wood blinds made impact to the small room. We also installed a modern pendant light and a rustic oval mirror which adds character to the space. BEFORE Though this bathroom had a good layout, everything was just really outdated. We added tile from floor to ceiling for a spa like feel. We kept the color palette neutral and timeless. The dark cheery cabinet was elegantly finished with crystal knobs and a cararra marble countertop. AFTER AFTER BEFORE There was an underutilized corner between the vanity and the shower that was basically wasted space. To give the corner a purpose, we added a make-up vanity in white with a custom made stool. Oversized subway tiles were added to the shower, along with a rain shower head, for a clean and timeless look. We also added a new frosted glass door to the walk-in closet to let the light in. BEFORE These beautiful oval pivot mirrors are not only functional but also showcase the cararra marble on the wall. Unique glass pendants are a dramatic addition to the space as is the ikat wallpaper in the WC. To finish out the vanity space we added a shallow white upper cabinet for additional storage. BEFORE AFTER AFTER The best part of this remodel? Tearing out the awful, dated carpet! We chose porcelain tile with the look of hardwoods for a more functional and modern space. Curtains soften the corner while creating privacy and framing the soaking tub. Photo Credit: Holland Photography - Cory Holland - HollandPhotography.biz

Inspiration for a small transitional dark wood floor and brown floor powder room remodel in Chicago with a two-piece toilet, multicolored walls, a console sink, marble countertops and white countertops

41 West Coastal Retreat Series reveals creative, fresh ideas, for a new look to define the casual beach lifestyle of Naples. More than a dozen custom variations and sizes are available to be built on your lot. From this spacious 3,000 square foot, 3 bedroom model, to larger 4 and 5 bedroom versions ranging from 3,500 - 10,000 square feet, including guest house options.

The footprint of the addition functions with the existing house and adjacent guest cottage to capture space around a new patio. A glass ribbon, weaving through the copper and stone facade, becomes a connector between old and new, top and bottom, inside and outside. A second floor deck is carved out of the copper 'fore-bay’ and is covered with a glass skylight that empties via chain downspouts to river rock drainage beds below. Photography: Jeffrey Totaro

KITCHEN AND DEN RENOVATION AND ADDITION A rustic yet elegant kitchen that could handle the comings and goings of three boys as well as the preparation of their mom's gourmet meals for them, was a must for this family. Previously, the family wanted to spend time together eating, talking and doing homework, but their home did not have the space for all of them to gather at the same time. The addition to the home was done with architectural details that tied in with the decor of the existing home and flowed in such a way that the addition seems to have been part of the original structure. Photographs by jeanallsopp.com.

In this the sweet nursery, the designer specified a blue gray paneled wall as the focal point behind the white and acrylic crib. A comfortable cotton and linen glider and ottoman provide the perfect spot to rock baby to sleep. A dresser with a changing table topper provides additional function, while adorable car artwork, a woven mirror, and a sheepskin rug add finishing touches and additional texture.

This stylish, family friendly kitchen is also an entertainer’s dream! This young family desired a bright, spacious kitchen that would function just as well for the family of 4 everyday, as it would for hosting large events (in a non-covid world). Apart from these programmatic goals, our aesthetic goal was to accommodate all the function and mess into the design so everything would be neatly hidden away behind beautiful cabinetry and panels. The navy, bifold buffet area serves as an everyday breakfast and coffee bar, and transforms into a beautiful buffet spread during parties (we’ve been there!). The fridge drawers are great for housing milk and everyday items during the week, and both kid and adult beverages during parties while keeping the guests out of the main cooking zone. Just around the corner you’ll find the high gloss navy bar offering additional beverages, ice machine, and barware storage – cheers! Super durable quartz with a marbled look keeps the kitchen looking neat and bright, while withstanding everyday wear and tear without a problem. The practical waterfall ends at the island offer additional damage control in bringing that hard surface all the way down to the beautiful white oak floors. Underneath three large window walls, a built-in banquette and custom table provide a comfortable, intimate dining nook for the family and a few guests while the stunning chandelier ties in nicely with the other brass accents in the kitchen. The thin black window mullions offer a sharp, clean contrast to the crisp white walls and coordinate well with the dark banquette. Thin, tall windows on either side of the range beautifully frame the stunningly simple, double curvature custom hood, and large windows in the bar/butler’s pantry allow additional light to really flood the space and keep and airy feel. The textured wallpaper in the bar area adds a touch of warmth, drama and interest while still keeping things simple.

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This remodel went from a tiny story-and-a-half Cape Cod, to a charming full two-story home. The mudroom features a bench with cubbies underneath, and a shelf with hooks for additional storage. The full glass back door provides natural light while opening to the backyard for quick access to the detached garage. The wall color in this room is Benjamin Moore HC-170 Stonington Gray. The cabinets are also Ben Moore, in Simply White OC-117. Space Plans, Building Design, Interior & Exterior Finishes by Anchor Builders. Photography by Alyssa Lee Photography.

The owners of this kitchen had spent the money to upgrade the finishes in their kitchen upon building the home 12 years ago, but after living in the space for several years they realized how nonfunctional the layout really was. The (then) two preschool aged children had grown into busy, hungry teenagers with many friends who also liked to hang out at the house. So the family needed a more functional kitchen with better traffic flow, space for daily activities revolving around the kitchen at different times of day, and a kitchen that could accommodate cooking for and serving large groups. Furthermore, the dark, traditional finishes no longer reflected the homeowners’ style. They requested a brighter, more relaxed, coastal style that reflected their love of the seaside cities they like to visit. Originally, the kitchen was U-shaped with a narrow island in the middle. The island created narrow aisles that bottle-necked at the dishwasher, refrigerator, and cooktop areas. There was a pass-through from the foyer into the kitchen, but the owners never liked that the pass-through was also located so close to the powder room. The awkward proximity was unappealing and made guests feel uncomfortable. The kitchen’s storage was made up of lots of narrow cabinets, apothecary drawers, clipped corner units, and very few drawers. It lacked useful storage for the larger items the family used on a daily basis. And the kitchen’s only pantry was small closet that had only builder-grade, narrow shelving with no illumination to be able to see the contents inside. Overall, the kitchen’s lighting plan was poorly executed. Only six recessed cans illuminated the entire kitchen and nook areas. The under cabinet lighting was not evenly distributed either. In fact, the builder had mis-placed the under cabinet lighting around the decorative pilasters which made for choppy, dark cubbies. Further, the builder didn’t include any lighting over the sink or the bar area, which meant whoever was doing the dishes was always in their own shadow. That, coupled with the steep overhang of the game room above made the bar area feel like a dim, cavernous space that wasn’t inviting or task oriented. The kitchen looked out into the main living space, but the raised bar and a narrow wall (which held the only large cabinet in the kitchen) created more of a barrier than a relationship to the living room or breakfast nook. In fact, one couldn’t even see the breakfast nook from the cooktop or sink areas due to its orientation. The raised bar top was too narrow to comfortably sit to either dine at or chat from due to the lack of knee space. The the homeowners confided that the kitchen felt more like a dark, dirty prison than place where the family, or their guests, wanted to gather and commune. The clients' needs and desires were: ➢ to create a kitchen that would be a space the family loved to be in; to relate to the adjacent spaces all around, and to have better flow for entertaining large groups ➢ to remove the walls between the breakfast nook and living area and to be able to utilize the natural light from the windows in both those areas ➢ to incorporate a functional chopping block for prepping fresh food for home cooked meals, an island with a large sink and drain board, 2 pull out trash cans, and seating for at least the 2 teens to eat or do homework ➢ to design a kitchen and breakfast nook with an airy, coastal, relaxed vibe that blended with the rest of the house's coastal theme ➢ to integrate a layered lighting plan which would include ample general illumination, specific task lighting, decorative lighting, and lots of illuminated storage ➢ to design a kitchen with not only more storage for all the husband’s kitchen gadgets and collection of oils and spices, but smart storage, including a coffee/breakfast bar and a place to store and conceal the toaster oven and microwave ➢ to find a way to utilize the large open space between the kitchen, pantry area, and breakfast nook Twelve Stones Designs achieved the owner's goals by: ➢ removing the walls between the kitchen and living room to allow the natural light to filter in from the adjacent rooms and to create a connection between the kitchen, nook, and living spaces for a sense of unity and communion ➢ removing the existing pantry and designing 3 large pantry style cabinets with LED tape lights and rollout drawers to house lots of kitchen appliances, gadgets, and tons of groceries. We also took the cabinets all the way up to the 9’ ceiling for additional storage for seasonal items and bulk storage. ➢ designing 2 islands - 1 with a gorgeous black walnut chopping block that houses a drawer for chopping and carving knives and a custom double pull out trash unit for point of use utilization - and 1 that houses the dishwasher, a large Blanco Gourmet sink with integrated drain board, woven baskets for fresh root vegetables and kitchen towels, plenty of drawer storage for kitchen items, and bar seating for up to 4 diners. ➢ closing off the space between the kitchen and the powder room to create a beautiful new private alcove for the powder room as well as adding some decorative storage. This also gave us space to include more tall storage near the new range for precision placement of the husband’s extensive oil and spice collection as well as a location for a combo-steam oven the wife wanted for baking and cooking healthy meals. The project is enhanced functionally by: ➢ incorporated USB and standard receptacles for the kids’ laptops and phone charging in the large island ➢ designing the small island to include additional open shelving for items used on a daily basis such as a variety of bowls, plates, and colanders. This set up also works well for the husband who prefers to “plate” his dinners in restaurant-style fashion before presenting them to the table. ➢ the integration of specific storage units, such as double stacked cutlery drawers, a custom spice pull-out, a Kuerig coffee and tea pod drawer, and custom double stacked utensil drawers ➢ moving the refrigerator to the old oven location - this eliminated the bottle neck as well as created a better relationship to the eating table. It also utilizes the floor space between the pantry, nook, and kitchen ➢ creating a banquet style breakfast nook - this banquette seating not only doubles the amount of seating for large gatherings but it better utilizes the odd space between the kitchen and the previous nook area. It also helps to create a distinct pathway from the mudroom room through the pantry area, kitchen, nook, and living room. ➢ the coffee/breakfast bar area which includes the perfect location for the concealed microwave and toaster oven, convenient storage for the coffee pods and tea accoutrements. Roll-out drawers below also house the smoothie maker, hot water kettle, and a plethora of smoothie-making ingredients such as protein powders, smoothie additives, etc. Furthermore, the drawers below the Keurig house measuring utensil, cutlery, baking supplies and tupperware storage. ➢ incorporating lots of wide drawers and pullouts to accommodate large cookware. ➢ utilizing as much vertical space as possible by building storage to the ceiling which accommodates the family’s abundant amount of serving platters, baking sheets, bakeware, casserole dishes, and additional cutting boards. The project is enhanced aesthetically by: ➢ new 5-piece Versailles pattern porcelain tile that now seamlessly joins the entire down stairs area together creating a bright, cohesiveness feeling instead of choppy separated spaces - it also adds a coastal feeling ➢ designing a cabinet to conceal the microwave and toaster oven ➢ the coastal influenced light fixtures over the nook table and island ➢ the sandy colors of the Langdon Cambria countertops. The swirling pattern and sparkling quartz pieces remind the homeowner of black-and-tan sandy beaches ➢ the striped banquet seating whose creamy white background and blue-green stripes were the inspiration for the cabinet and wall colors. ➢ All the interior doors were painted black to coordinate with the blacks and grays in the backsplash tile and countertop. This also adds a hint of tailored formality to an otherwise casual space. ➢ the use of WAC's Oculux small aperture LED units for the overhead lighting complimented with Diode LED strips for task lighting under the cabinets and inside the pantry and glass wall cabinets. All of the lighting applications are on separate dimmer switches. Innovative uses of materials or construction methods by Realty Restoration LLC: ➢ Each 1-1/2” x 3” block of reclaimed end-grain black walnut that makes up the center island chopping block was hand milled and built in the shop. It was designed to look substantial and proportional to the surrounding elements, executed by creating the 4 inch tall top with a solid wood chamfered edge band. ➢ The metal doors on either side of the vent hood were also custom designed for this project and built in the Realty Restoration LLC shop. They are made 1x2, 11-gauge mild steel with ribbed glass. Weighing 60 lbs a piece, heavy duty cabinet hinges were added to support the weight of the door and keep them from sagging. ➢ Under-cabinet receptacles were added along the range wall in order to have a clean, uninterrupted backsplash. Design obstacles to overcome: ➢ Because we were removing the demising walls between the kitchen and living room, we had to find a way to plumb and vent the new island. We did this by tunneling through the slab (the slab had post tension cables which prevented us from just trenching) to run a new wet vent through a nearby structural wall. We pulled the existing hot and cold lines between upper floor joists and ran them down the structural wall as well and up through a conduit in the tunnel. ➢ Since we were converting from wall overs to a gas range it allowed us to utilize the 220 feed for the wall ovens to provide a new sub panel for all the new kitchen circuits ➢ Due to framing deficiencies inherited from the original build there was a 1-1/2” differential in the floor-to-ceiling height over a 20 foot span; by utilizing the process of cutting and furring coupled with the crown moulding details on the cabinet elevations we were able to mask the problem and provide seamless transitions between the cabinet components. Evidence of superior craftsmanship: ➢ uniquely designed, one-of-a-kind metal “X” end panels on the large island. The end panels were custom made in the Realty Restoration LLC shop and fitted to the exact dimensions of the island. The welding seams are completely indistinguishable - the posts look like they are cut from a single sheet of metal ➢ square metal posts on the small island were also custom made and designed to compliment and carry through the metal element s throughout the kitchen ➢ the beautiful, oversized end panels on the pantry cabinets which give the breakfast nook a tailored look ➢ integrating a large format 5 piece Versailles tile pattern to seamlessly flow from the existing spaces into the new kitchen space ➢ By constructing a custom cabinet that jogged around a corner we could not remodel (housing the entry way coat closet) we were able to camouflage the adjacent wall offset within the upper and lower cabinets. By designing around the existing jog in the structural walls we accomplished a few things: we were able to find the space to house, and hide, the microwave and toaster oven yet still have a clean cohesive appearance from the kitchen side. Additionally, the owners were able to keep their much needed coat closet and we didn’t have to increase the budget with unnecessary structural work.

photos by Ryann Ford
Open concept kitchen - traditional galley open concept kitchen idea in Austin with paneled appliances, white cabinets, marble countertops, white backsplash, stone slab backsplash and recessed-panel cabinets

After. We could look at this stunning curbless shower all day! Universal design features which aid in safe access are beautifully and subtly worked into the design.

By moving the exterior wall to the patio out two feet, we were able to create an open kitchen/dining/living space in perfect proportion for this mid-century style home. This extra space allowed us to transform the existing galley kitchen into a U-shape with a peninsula bar. The blue base cabinets pack a punch of color, while the white uppers and backsplash create a light and airy space that looks bigger than the actual square footage.

• Full Eichler Galley Kitchen Remodel • Updated finishes in a warm palette of white + gray • A home office was incorporated to provide additional functionality to the space. • Decorative Accessory Styling • General Contractor: CKM Construction • Custom Casework: Benicia Cabinets • Backsplash Tile: Artistic Tile • Countertop: Caesarstone • Induction Cooktop: GE Profile • Exhaust Hood: Zephyr • Wall Oven: Kitchenaid • Flush mount hardware pulls - Hafele • Leather + steel side chair - Frag • Engineered Wood Floor - Cos Nano Tech • Floor runner - Bolon • Vintage globe pendant light fixtures - provided by the owner

Originally built in 1889 a short walk from the old East Falls Church rail station, the vaguely reminiscent gothic Victorian was a landmark in a neighborhood of late 19th century wood frame homes. The two story house had been changed many times over its 116 year life with most of the changes diminishing the style and integrity of the original home. Beginning during the mid-twentieth century, few of the changes could be seen as improvements. The wonderfully dominate front tower was obscured by a bathroom shed roof addition. The exterior skin was covered with asbestos siding, requiring the removal of any wood detailing projecting from its surface. Poorly designed diminutive additions were added to the rear creating small, awkward, low ceiling spaces that became irrelevant to the modern user. The house was in serious need of a significant renovation and restoration. A young family purchased the house and immediately realized the inadequacies; sub-par spaces, kitchen, bathrooms and systems. The program for this project was closely linked to aesthetics, function and budget. The program called for significantly enlarging the house with a major new rear addition taking the place of the former small additions. Critically important to the program was to not only protect the integrity of the original house, but to restore and expand the house in such a way that the addition would be seamless. The completed house had to fulfill all of the requirements of a modern house with significant living spaces, including reconfigured foyer, living room and dining room on the first floor and three modified bedrooms on the second floor. On the rear of the house a new addition created a new kitchen, family room, mud room, powder room and back stair hall. This new stair hall connected the new and existing first floor to a new basement recreation room below and a new master bedroom suite with laundry and second bathroom on the second floor. The entire exterior of the house was stripped to the original sheathing. New wood windows, wood lap siding, wall trim including roof eave and rake trim were installed. Each of the details on the exterior of the house matched the original details. This fact was confirmed by researching the house and studying turn-of-the-century photographs. The second floor addition was removed, facilitating the restoration of the four sided mansard roof tower. The final design for the house is strong but not overpowering. As a renovated house, the finished product fits the neighborhood, restoring its standing as a landmark, satisfying the owner’s needs for house and home. Hoachlander Davis Photography