This High Park home sat on a sought-after street in a great neighborhood but hadn’t been updated for 40 years. We completely transformed this house and turned it into a stunning and spacious entertainer’s dream. From a cantilevered extension with spray-foamed insulation to restored wood trim features, no detail was over-looked. In just 5 months this property was overhauled, staged, listed and sold for a record price on the street.

With their in-laws spending a lot of time over due to pandemics, they wanted their kitchen and main level to be a lot larger and more accommodating.  a desired need for a decent side Mudroom, laundry room and pantry were imminent  We have designed to add a 10 ft addition to back of the house by way of removed a big bearing wall and install structural steel beam, removing bearing partition wall between kitchen and adjacent family room, also by way of install a structural steel beam. This made a big seamless connection among new Kitchen and rest of the house.  They had a screen porch attached to old kitchen that was run down and not used by them. We have reconstructed this space into new seating/ butler space and connected into the kitchen. the back part of this porch was converted into new Mudroom. /Laundry room  lots of tall casement windows, French door and picture windows were added all around to maximize the daylight inside this first level  The entire kitchen was relocated into new addition with lots of amenities such as 48” professional range, 48” professional refrigerator, a humongous island 6’x14’ with water fall quartzite, island equipped with dishwasher, prep sink, warming drawer, microwave and a lot more  A contrasting blue glass backsplash tile has glorified the color schemes of quartzite counter top, blue cabinetry and 5” solid plank distressed wood flooring that covered the entire house.  The two side windows of family fireplace were converted to French doors leading into New tall vaulted ceiling screen porch  The Old gas fireplace was upgraded and covered with 2’x4’ marble stone floor to ceiling to modernize from its old brick look  New all glass Front door and sidelight was added with new flagstone front lead walk and the landscaping and list lighting spruced up the curbside appeal of this home  Old bookcases in the office were redone and painted with coordinating paints  Living room, dining room staircase, library and foyer all gotten new wood flooring, trim and shadow boxing, as the powder room was enlarged with new fixtures, and feature in a glamorous background wall tile.  We have designed an outdoor living space for them by the way on clearing the backyard and excavating, and remove more than few large trees.  walking of any of the four backside French doors, you are now in this beautiful scenery backyard covered with flagstone, L- shape stone bench and firepit, outdoor kitchenette with large grill and beverage center covered with gorgeous granite top  this patio is connected walk a stepping stone path for front yard and from the left side to breathtaking screen porch  You can hear the sing along and giggling noises miles away from family gathering around camp fire in back patio.  she never imagined that her older home turns into this beautiful castle. She said I always though I have to build a home from grounds up to get what I want but now you have proved me wrong They love spending every minute of it before kids run away to collage

This 1938 South Minneapolis Tudor was ready for a Kitchen remodel that not only improved the aesthetics, but also the function. Luckily, the home was asking for a larger kitchen. By removing what was originally a breakfast room or informal dining, we were able to expand the kitchen for new potential. A new archway was designed to open the new kitchen to the formal dining and living room. We had a small list of “must haves” including a large pantry wall, double oven, and custom bench seating. All new custom cabinetry was designed with practical storage including a lazy susan corner, trash/recycle pull-out, sink tip-out, full extension drawers, shelf pull-outs, silverware organizers, tray tip-up, pocket door appliance garage, a space in the pantry for their vacuum, and a messaging corner. To complement the homes dark woodwork and stone front facade, new porcelain slate tile floors, rich cherry stained cabinets, and natural slate tile backsplash were paired with a neutral Cambria quartz countertop. Fun details were included across the room including a new Kohler cast iron sink, Delta Touch-less faucet, pewter knobs and pulls, bronze lighting, and a rich wall color by Benjamin Moore. The homeowner’s couldn’t be happier and are enjoying the new kitchen with family and friends.

The Twin Peaks Passive House + ADU was designed and built to remain resilient in the face of natural disasters. Fortunately, the same great building strategies and design that provide resilience also provide a home that is incredibly comfortable and healthy while also visually stunning. This home’s journey began with a desire to design and build a house that meets the rigorous standards of Passive House. Before beginning the design/ construction process, the homeowners had already spent countless hours researching ways to minimize their global climate change footprint. As with any Passive House, a large portion of this research was focused on building envelope design and construction. The wall assembly is combination of six inch Structurally Insulated Panels (SIPs) and 2x6 stick frame construction filled with blown in insulation. The roof assembly is a combination of twelve inch SIPs and 2x12 stick frame construction filled with batt insulation. The pairing of SIPs and traditional stick framing allowed for easy air sealing details and a continuous thermal break between the panels and the wall framing. Beyond the building envelope, a number of other high performance strategies were used in constructing this home and ADU such as: battery storage of solar energy, ground source heat pump technology, Heat Recovery Ventilation, LED lighting, and heat pump water heating technology. In addition to the time and energy spent on reaching Passivhaus Standards, thoughtful design and carefully chosen interior finishes coalesce at the Twin Peaks Passive House + ADU into stunning interiors with modern farmhouse appeal. The result is a graceful combination of innovation, durability, and aesthetics that will last for a century to come. Despite the requirements of adhering to some of the most rigorous environmental standards in construction today, the homeowners chose to certify both their main home and their ADU to Passive House Standards. From a meticulously designed building envelope that tested at 0.62 ACH50, to the extensive solar array/ battery bank combination that allows designated circuits to function, uninterrupted for at least 48 hours, the Twin Peaks Passive House has a long list of high performance features that contributed to the completion of this arduous certification process. The ADU was also designed and built with these high standards in mind. Both homes have the same wall and roof assembly ,an HRV, and a Passive House Certified window and doors package. While the main home includes a ground source heat pump that warms both the radiant floors and domestic hot water tank, the more compact ADU is heated with a mini-split ductless heat pump. The end result is a home and ADU built to last, both of which are a testament to owners’ commitment to lessen their impact on the environment.

This fast pace second level addition in Lakeview has received a lot of attention in this quite neighborhood by neighbors and house visitors. Ana Borden designed the second level addition on this previous one story residence and drew from her experience completing complicated multi-million dollar institutional projects. The overall project, including designing the second level addition included tieing into the existing conditions in order to preserve the remaining exterior lot for a new pool. The Architect constructed a three dimensional model in Revit to convey to the Clients the design intent while adhering to all required building codes. The challenge also included providing roof slopes within the allowable existing chimney distances, stair clearances, desired room sizes and working with the structural engineer to design connections and structural member sizes to fit the constraints listed above. Also, extensive coordination was required for the second addition, including supports designed by the structural engineer in conjunction with the existing pre and post tensioned slab. The Architect’s intent was also to create a seamless addition that appears to have been part of the existing residence while not impacting the remaining lot. Overall, the final construction fulfilled the Client’s goals of adding a bedroom and bathroom as well as additional storage space within their time frame and, of course, budget. Smart Media

MAGNIFICENT CUSTOM BUILT LARGE HOME ON DEEP WATER OF CLUBFOOT CREEK. 1.5 ACRE W/200 FT. OF WATERFRONT, 2 DOCKS, 7 SLIPS, 24,000LB BOAT LIFT. 4.5 baths, 3 bdrm w/add. 2 rooms able to convert. 5 bdrm septic extension on file, indoor heated pool/Jacuzzi w/own solar system, screened cabana, deck & large patio w/water view. Large kitchen w/breakfast nook, granite tops and custom built cabinets. Huge living/dining room combo, office, FROG, massive pantry/laundry, freezer room and 3 car garage. Beautiful ceramic, cherry and oak hardwood floors. Interior doors & window frames/trims are solid oak or cherry. 10 ft high trey ceilings. Wide hallways & showers w/no ledges. House generator, 2 Rinnai tankless water heating systems, Home security system, 250 ft. deep well & much more! CALL MARGARET HITCHCOCK @ (252) 269-2893 FOR MORE INFORMATION. Photo Credits: Margaret Hitchcock

Trendy dining room photo in Kent

This High Park home sat on a sought-after street in a great neighborhood but hadn’t been updated for 40 years. We completely transformed this house and turned it into a stunning and spacious entertainer’s dream. From a cantilevered extension with spray-foamed insulation to restored wood trim features, no detail was over-looked. In just 5 months this property was overhauled, staged, listed and sold for a record price on the street.

Designer: Emily Blonigen Home Style: Tudor Design Style: Traditional Project Completion Date: November 2016 This 1938 South Minneapolis Tudor was ready for a Kitchen remodel that not only improved the aesthetics, but also the function. Luckily, the home was asking for a larger kitchen. By removing what was originally a breakfast room or informal dining, we were able to expand the kitchen for new potential. A new archway was designed to open the new kitchen to the formal dining and living room. We had a small list of “must haves” including a large pantry wall, double oven, and custom bench seating. All new custom cabinetry was designed with practical storage including a lazy susan corner, trash/recycle pull-out, sink tip-out, full extension drawers, shelf pull-outs, silverware organizers, tray tip-up, pocket door appliance garage, a space in the pantry for their vacuum, and a messaging corner. To complement the homes dark woodwork and stone front facade, new porcelain slate tile floors, rich cherry stained cabinets, and natural slate tile backsplash were paired with a neutral Cambria quartz countertop. Fun details were included across the room including a new Kohler cast iron sink, Delta Touch-less faucet, pewter knobs and pulls, bronze lighting, and a rich wall color by Benjamin Moore. The homeowner’s couldn’t be happier and are enjoying the new kitchen with family and friends.

Custom Bathroom, tile floor, tile shower with frameless glass, Toto toilet, vanity This new 7,200 SF Custom Designed (Rustic/Elegant Farmhouse Ranch) Home was built on part of the foundation of the previous home which was a split level. Our architectural strategy required a continuous first floor (10ft) and the home remained aligned with the existing circle driveway. The rustic metal roof front entrance porch (gas lanterns) leads into a massive 2 story center hall (home of a large, centered gathering table) to a large centered outdoor back yard courtyard (kitchen to the right and sports bar to the left) which centers on the new swimming pool and wide outdoor stairs of the retaining wall required for the extensive stormwater management system. That establishes the center of the home stretching over 100 ft from the front step to the back yard stairs flanked by 2 fire features highlighting the pool. The locations of other rooms listed below are to the right and left of this centered home line. Kitchen, kitchen fireplace, pantry, and guest suite are to the right. Entrance to the finished basement theater room are to the right along with a bar to support events in the center hall. To the left of the center 2 story hall are the exercise room with sauna (with glass garage type door to the front porch), sport bar with theater and see through fireplace, game room, mudroom, laundry, 4 car conditioned garage, and pool changing rooms. From the centered 2 story hall to the right is the glass stairwell and curved stairs made of white oak and wrought iron. These beautiful stairs lead to the library balcony overlooking the massive center hall and large gathering dining table. From the right of the balcony are the primary suite with a private 2nd floor porch and a bedroom suite. From the left of the balcony are 2 more suites with a laundry room, kitchenette, and a large EZ Breeze, closed in porch that overlooks the pool and provides coverage over the pool patio next to the see through fireplace in the sports bar theater room. The exterior is James Hardie fibercement and limestone veneer. Fascia and frieze boards are capped with heavy roof metal materials. The front porch roof is standing metal seam and columns and ceiling are rustic, reclaimed wood.

Style, refined. Guided by designer Dane Austin, this homeowner took her vision to new heights. "I knew I wouldn't have the time or pieces to do it myself." Now that she has worked with Dane, she says with a laugh, "I have a list of the 10 worst design mistakes I've made." Project designed by Boston interior design studio Dane Austin Design. They serve Boston, Cambridge, Hingham, Cohasset, Newton, Weston, Lexington, Concord, Dover, Andover, Gloucester, as well as surrounding areas. For more about Dane Austin Design, click here: https://daneaustindesign.com/ To learn more about this project, click here: https://daneaustindesign.com/savin-hill-residence

STAIRWELL CHANDELIER SAN MARCO TWO-TIER ROUND CHANDELIER 48" Bronze The World of RH CURVED WHITE OAK STAIRS WITH WROUGHT IRON BALUSTERS. GLASS STAIRWELL RUSTIC WHITE OAK FAUX BEAMS This new 7,200 SF Custom Designed (Rustic/Elegant Farmhouse Ranch) Home was built on part of the foundation of the previous home which was a split level. Our architectural strategy required a continuous first floor (10ft) and the home remained aligned with the existing circle driveway. The rustic metal roof front entrance porch (gas lanterns) leads into a massive 2 story center hall (home of a large, centered gathering table) to a large centered outdoor back yard courtyard (kitchen to the right and sports bar to the left) which centers on the new swimming pool and wide outdoor stairs of the retaining wall required for the extensive stormwater management system. That establishes the center of the home stretching over 100 ft from the front step to the back yard stairs flanked by 2 fire features highlighting the pool. The locations of other rooms listed below are to the right and left of this centered home line. Kitchen, kitchen fireplace, pantry, and guest suite are to the right. Entrance to the finished basement theater room are to the right along with a bar to support events in the center hall. To the left of the center 2 story hall are the exercise room with sauna (with glass garage type door to the front porch), sport bar with theater and see through fireplace, game room, mudroom, laundry, 4 car conditioned garage, and pool changing rooms. From the centered 2 story hall to the right is the glass stairwell and curved stairs made of white oak and wrought iron. These beautiful stairs lead to the library balcony overlooking the massive center hall and large gathering dining table. From the right of the balcony are the primary suite with a private 2nd floor porch and a bedroom suite. From the left of the balcony are 2 more suites with a laundry room, kitchenette, and a large EZ Breeze, closed in porch that overlooks the pool and provides coverage over the pool patio next to the see through fireplace in the sports bar theater room. The exterior is James Hardie fibercement and limestone veneer. Fascia and frieze boards are capped with heavy roof metal materials. The front porch roof is standing metal seam and columns and ceiling are rustic, reclaimed wood.

After completing this client's formal Living Room project, the next project on the list was the Dining Room. Because these two rooms are adjoining, one needed to be an extension of the other in style, inspiration, and color. Reflecting my client's love of European travel and collected antiques, I infused elements reflecting these things in the artwork, buffet styling, and hand-loomed oriental rug. Crisp fabrics against dark wood add high contrast which is updated but timeless, and the dual fabric application on the Louis chairs is an unexpected modern detail. Adding in crystal details in the lighting with the blue and white ginger jar keep the room elegant and classic.

This new 7,200 SF Custom Designed (Rustic/Elegant Farmhouse Ranch) Home was built on part of the foundation of the previous home which was a split level. Our architectural strategy required a continuous first floor (10ft) and the home remained aligned with the existing circle driveway. The rustic metal roof front entrance porch (gas lanterns) leads into a massive 2 story center hall (home of a large, centered gathering table) to a large centered outdoor back yard courtyard (kitchen to the right and sports bar to the left) which centers on the new swimming pool and wide outdoor stairs of the retaining wall required for the extensive stormwater management system. That establishes the center of the home stretching over 100 ft from the front step to the back yard stairs flanked by 2 fire features highlighting the pool. The locations of other rooms listed below are to the right and left of this centered home line. Kitchen, kitchen fireplace, pantry, and guest suite are to the right. Entrance to the finished basement theater room are to the right along with a bar to support events in the center hall. To the left of the center 2 story hall are the exercise room with sauna (with glass garage type door to the front porch), sport bar with theater and see through fireplace, game room, mudroom, laundry, 4 car conditioned garage, and pool changing rooms. From the centered 2 story hall to the right is the glass stairwell and curved stairs made of white oak and wrought iron. These beautiful stairs lead to the library balcony overlooking the massive center hall and large gathering dining table. From the right of the balcony are the primary suite with a private 2nd floor porch and a bedroom suite. From the left of the balcony are 2 more suites with a laundry room, kitchenette, and a large EZ Breeze, closed in porch that overlooks the pool and provides coverage over the pool patio next to the see through fireplace in the sports bar theater room. The exterior is James Hardie fibercement and limestone veneer. Fascia and frieze boards are capped with heavy roof metal materials. The front porch roof is standing metal seam and columns and ceiling are rustic, reclaimed wood.

The rustic/elegant kitchen (right) custom cabinets are white oak and charcoal black with a large island and an island banquette. To the left of a coffee bar, flanked by 2 sub zero built in units is a hidden cabinet door that leads to a large pantry with a dog bath, dog pot filler, and a doggie door to the outside. The traditional curved stove vent hood is accented by white oak. Two large, crystal chandeliers hang of the island. Adjacent to the kitchen is a cozy seating area in front of a large gas log set fireplace flanked by black mullion Pella life style windows. Elegant Lighting Sydney 12 Light 60" Wide Crystal Linear Chandelier with Clear Royal Cut Crystals Pira- Troy Lighting Hudson Valley Lighting Group This new 7,200 SF Custom Designed (Rustic/Elegant Farmhouse Ranch) Home was built on part of the foundation of the previous home which was a split level. Our architectural strategy required a continuous first floor (10ft) and the home remained aligned with the existing circle driveway. The rustic metal roof front entrance porch (gas lanterns) leads into a massive 2 story center hall (home of a large, centered gathering table) to a large centered outdoor back yard courtyard (kitchen to the right and sports bar to the left) which centers on the new swimming pool and wide outdoor stairs of the retaining wall required for the extensive stormwater management system. That establishes the center of the home stretching over 100 ft from the front step to the back yard stairs flanked by 2 fire features highlighting the pool. The locations of other rooms listed below are to the right and left of this centered home line. Kitchen, kitchen fireplace, pantry, and guest suite are to the right. Entrance to the finished basement theater room are to the right along with a bar to support events in the center hall. To the left of the center 2 story hall are the exercise room with sauna (with glass garage type door to the front porch), sport bar with theater and see through fireplace, game room, mudroom, laundry, 4 car conditioned garage, and pool changing rooms. From the centered 2 story hall to the right is the glass stairwell and curved stairs made of white oak and wrought iron. These beautiful stairs lead to the library balcony overlooking the massive center hall and large gathering dining table. From the right of the balcony are the primary suite with a private 2nd floor porch and a bedroom suite. From the left of the balcony are 2 more suites with a laundry room, kitchenette, and a large EZ Breeze, closed in porch that overlooks the pool and provides coverage over the pool patio next to the see through fireplace in the sports bar theater room. The exterior is James Hardie fibercement and limestone veneer. Fascia and frieze boards are capped with heavy roof metal materials. The front porch roof is standing metal seam and columns and ceiling are rustic, reclaimed wood.

When Lisa told me she loved midcentury modern design, we instantly connected! I love bringing homes up-to-date while keeping a sense of midcentury style. This kitchen needed an improved layout and, by simply moving the refrigerator, we achieved a more open space with added storage, including a banquette for sipping morning coffee. Warm wood tones are true to the style. The cabinetry, paired with creamy Cambria countertops and gold hardware, creates a warm and inviting space.

This fast pace second level addition in Lakeview has received a lot of attention in this quite neighborhood by neighbors and house visitors. Ana Borden designed the second level addition on this previous one story residence and drew from her experience completing complicated multi-million dollar institutional projects. The overall project, including designing the second level addition included tieing into the existing conditions in order to preserve the remaining exterior lot for a new pool. The Architect constructed a three dimensional model in Revit to convey to the Clients the design intent while adhering to all required building codes. The challenge also included providing roof slopes within the allowable existing chimney distances, stair clearances, desired room sizes and working with the structural engineer to design connections and structural member sizes to fit the constraints listed above. Also, extensive coordination was required for the second addition, including supports designed by the structural engineer in conjunction with the existing pre and post tensioned slab. The Architect’s intent was also to create a seamless addition that appears to have been part of the existing residence while not impacting the remaining lot. Overall, the final construction fulfilled the Client’s goals of adding a bedroom and bathroom as well as additional storage space within their time frame and, of course, budget. Smart Media

HOW MUCH WAS IT? This project list was very extensive, and for just $7,792 they received all this: + All NEW doors + NEW tall pantry doors + All NEW concealed soft-close hinges + All NEW drawer fronts + NEW drawer boxes with soft-close slides + A NEW built-in pantry cabinet + Added cabinet boxes to add a trash rollout on the perimeter cabinets and a matching cabinet box above it. + All NEW pull hardware/handles + A NEW tall pantry panel end + NEW panel ends to wrap the island + Panels on the exposed ends of cabinets + A NEW trash rollout + Cabinet boxes painted to coordinate with the new door finish This client also opted for new Caesarstone Iced Snow quartz countertops for an additional $3,341, and new backsplash for an additional $1,275. The pantry closet door was also replaced for $250 to match the cabinet's new door style and finish.

Perched on the highest property in Rancho Santa Fe, this residence is an authentic “Lillian Rice” home listed on the National Registry of Historical Homes. Preserving original design intent, scale and detail were the primary focus for the project team. Renovation to the existing Main House and designing a new Carriage House and Pool House were the tasks at hand. Additionally, extensive site and landscaping enhancements were accomplished. The natural blending of land and building led to the great success of this project. This delightful home embodies the character and spirit of the Rancho Santa Fe Covenant and was awarded the Lily Award for outstanding architectural Design by the Rancho Santa Fe Association Phillip Ritterman Photography