This delightful couple purchased this home with renovation in mind. It was situated in an ideal location, but required a serious update bringing modernization while keeping it’s 1940’s period charm. They asked us to design an elegant Master Suite, complete with a bedroom, master closet and elegant bathroom. While we make every attempt to maintain original walls and floors, this renovation required complete gutting of two bedrooms and closets to open the space and allow for all they wanted. In this process we were able to bring uneven floors and walls into level allowing for great end results. The finishing touches on this bathroom included custom white painted vanity and make-up table with White Carrara Marble countertops and a custom tile floor design using Carrara Marble tile. A free-standing tub and bridge faucets/ tub spout upped the game on a modern take on an old-world plumbing fixture. The glass shower completes this sophisticated space, which gives this master bath a modern twist on traditional. We then turned our attention to the master bedroom, touching it up with new paint and refinishing with a new master closet separating the bedroom from the bathroom.

Style your outdoor space with distinction using Globe Electric's Harbor Outdoor Wall Sconce. The coastal design coupled with the matte black finish and clear plastic diffuser bring a nautical feel to any space while being subtle enough to complement any decor. The matte black contrasts beautifully with the diffuser for an eye catching effect. Use this piece alone or pair it up to accent your entryway or outdoor area. You can also bring the Harbor inside! Versatile enough to blend nicely with any interior design, this is the perfect piece to update any space. Includes all mounting hardware for quick and easy installation and requires one medium based 60W bulb (sold separately).

Inspiration for a transitional kitchen remodel in New York

Using a "lifetime of collected pieces" from a sprawling ranch style home and introducing them into an urban mid-rise is an exciting challenge. Designed for a couple down sizing from the sale of their home, the unit is quite small with a total of 1,807 square feet laid out in an open gallery floor plan with bedrooms at each end. The design was planned to accommodate the couple's extensive art collection, primitive antiques and textiles to maintain an atmosphere which replicated their former home. One of the challenges of this project was a requirement of the owners to incorporate the large scale antique pieces into this small space. The window walls provide a dramatic view of the city and also dictate that the location for the taller antiques would be on the two remaining walls. The primary living space was divided into three separate areas: a dining area, a media area, and an area for reading and enjoying the fireplace on a winter day or evening. Hardwood flooring throughout creates continuity and an easy transition into the bedrooms adjacent to the primary space. To unify the suite and create the illusion of spaciousness, the walls throughout were painted the same rich yet neutral toast color, and all of the beautiful ceiling and floor molding are finished in a soft white. The finished space is all the owners desired in a residence that reflects their varied tastes, incorporates their interests and provides a comfortable home for entertaining family and friends.

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.

This condo in Sterling, VA belongs to a couple about to enter into retirement. They own this home in Sterling, along with a weekend home in West Virginia, a vacation home on Emerald Isle in North Carolina and a vacation home in St. John. They want to use this home as their "home-base" during their retirement, when they need to be in the metro area for business or to see family. The condo is small and they felt it was too "choppy," it didn't have good flow and the rooms were too separated and confined. They wondered if it could have more of an open concept feel but were doubtful due to the size and layout of the home. The furnishings they owned from their previous home were very traditional and heavy. They wanted a much lighter, more open and more contemporary feel to this home. They wanted it to feel clean, light, airy and much bigger then it is. The first thing we tackled was an unsightly, and very heavy stone veneered fireplace wall that separated the family room from the office space. It made both rooms look heavy and dark. We took down the stone and opened up parts of the wall so that the two spaces would flow into each other. We added a view thru fireplace and gave the fireplace wall a faux marble finish to lighten it and make it much more contemporary. Glass shelves bounce light and keep the wall feeling light and streamlined. Custom built ins add hidden storage and make great use of space in these small rooms. Our strategy was to open as much as possible and to lighten the space through the use of color, fabric and glass. New furnishings in lighter colors and soft textures help keep the feeling light and modernize the space. Sheer linen draperies soften the hard lines and add to the light, airy feel. Tinius Photography

A coastal oasis in New Jersey. This project was for a house with no master bathroom. The couple thought how great it would be to have a master suite that encompassed a luxury bath, walk-in closet, laundry room, and breakfast bar area. We did it. Coastal themed master suite starting with a luxury bathroom adorned in shiplap and wood-plank tile floor. The vanity offers lots of storage with drawers and countertop cabinets. Freestanding bathtub overlooks the bay. The large walkin tile shower is beautiful. Separate toilet area offers privacy which is nice to have in a bedroom suite concept.

A coastal oasis in New Jersey. This project was for a house with no master bathroom. The couple thought how great it would be to have a master suite that encompassed a luxury bath, walk-in closet, laundry room, and breakfast bar area. We did it. Coastal themed master suite starting with a luxury bathroom adorned in shiplap and wood-plank tile floor. The vanity offers lots of storage with drawers and countertop cabinets. Freestanding bathtub overlooks the bay. The large walkin tile shower is beautiful. Separate toilet area offers privacy which is nice to have in a bedroom suite concept.

Joe and Denise purchased a large Tudor style home that never truly fit their needs. While interviewing contractors to replace the roof and stucco on their home, it prompted them to consider a complete remodel. With two young daughters and pets in the home, our clients were convinced they needed an open concept to entertain and enjoy family and friends together. The couple also desired a blend of traditional and contemporary styles with sophisticated finishes for the project. JRP embarked on a new floor plan design for both stories of the home. The top floor would include a complete rearrangement of the master suite allowing for separate vanities, spacious master shower, soaking tub, and bigger walk-in closet. On the main floor, walls separating the kitchen and formal dining room would come down. Steel beams and new SQFT was added to open the spaces up to one another. Central to the open-concept layout is a breathtaking great room with an expansive 6-panel bi-folding door creating a seamless view to the gorgeous hills. It became an entirely new space with structural changes, additional living space, and all-new finishes, inside and out to embody our clients’ dream home. PROJECT DETAILS: • Style: Transitional • Colors: Gray & White • Cabinets: Dewils Frameless Shaker, White • Hardware/Plumbing Fixture Finish: Chrome • Lighting Fixtures: unique and bold lighting fixtures throughout every room in the house (pendant lighting, chandeliers, sconces, etc) • Flooring: White Oak (Titanium wash) • Photographer: Andrew (Open House VC)

enter through the red door
Inspiration for a mid-century modern backyard partial sun patio remodel in Seattle with a fire pit

Mid-sized beach style 3/4 porcelain tile, black floor, double-sink and shiplap wall walk-in shower photo in Milwaukee with a two-piece toilet, white walls, a wall-mount sink, a hinged shower door, a niche and a floating vanity

A young couple, owner of this duplex located near the Jean Talon market in Montreal’s little Italy, asked for Agence Imagine’s help and expertise to turn it into a single family home. Big renovations as well as an extension on the backyard have been made in order to offer today a large, comfortable home bathed in a lot of natural light. The main floor’s layout is based on a linear structure that guides visitors into the living room and separates the kitchen area. A structural beam covered in a walnut veneer allows to maximize and open the living areas and gives a fluid circulation throughout the space. Noble and raw materials and finishes such as wood, natural stone and quartz embellish this contemporary universe. The addition of a large patio door as well as a couple rectangular windows give a new sight toward the outside and allow natural light to penetrate the open area. The installation of a 3 sided gas fireplace accentuates the warm hearted aspect of the space. The kitchen, a mix of walnut and Italian lacquer, includes a spacious kitchen island where the owners like to cook and gather around with friends. Lots of organising spaces as well as a pantry have been thought out in order to optimize the use of space. The upstairs includes a master’s bedroom with a walk-in and an access to the roof top terrace built on top of the main floor’s extension. On the 2nd floor we also find two bedrooms and a large bathroom. Spacious and functional, the bathroom offers calm and relaxation thanks to its podium bathtub and large Italian shower. The harmonious mix between the porcelain, the mosaic and the walnut veneer inspire serenity and elegance. Photo Credit: Guillaume Gorini | Point de vue Studio

2011 CAPITAL COTY AWARD HONORABLE MENTION AWARD WINNER Built circa 1980, a young couple with three children originally purchased this home for their growing family. After four years of karate, soccer, piano and other activities, however, the home was becoming too small to meet their needs. Problems started upon entering the front foyer. A 25-foot long dark hallway separated the family room and the kitchen, ending in a tiny powder room stuck in the middle of the layout. The kitchen was especially isolated, a cramped L-shaped design with a box bay breakfast bump out that was literally falling apart. The new design started with the core of the problem—the maze and separation created by the long hallways. First, the 25’ load bearing wall separating the foyer from family room was totally taken out and replaced with a long supporting beam. A French door replaced a small door and window leading to a screen porch . This action allowed lots of light to get into family and foyer. Then, the powder room was removed and the partition wall between the kitchen and family room was taken down. This created a large open concept design and greatly increased the size of the kitchen. The box bay was demolished and replaced with new walls and a large window. The plumbing for main sink and dishwasher got relocated into this box bay allowing a total transformation of the space. Now there are cabinets and counters on all sides. The doorway to the dining room was reconfigured to allow a butler area on its left. While the right side was occupied with new 36” gas range top with a decorative wood hood above it. The refrigerator, microwave/oven and pantries—the space’s tall elements—occupy one wall.. A large Island with a prep sink and beverage center for the kids occupies the center of the layout. Capable of seating up to four, family and friends can now keep the cook company. A large built-in desk area lets the kids do their homework so the parents can supervise while they prepare meals. Light cabinetry with a touch of caramel glazing and exotic granite countertops by our designers contributed to this kitchen’s elegant design. The contrasting distressed island’s darker finish matches the dinette set and other furnishings. New hardwood floors were installed throughout the first floor for a seamless look, while recess, pendant and task lighting make the space even brighter. Importantly, there’s plenty of space for parents and kids to hang out together. The kitchen is truly the heart of their home.

Lino: Omnifloor illusions 994 da vinci. Light: WFFM1762-16SN 16” Clip light satin nickel dove white. Door Handles: wickam 11P passage. Cabinetry: painted shaker style doors plywood panel. Bench: solid wood.

Photo: Faith Towers © 2017 Houzz
Inspiration for a transitional kitchen remodel in Boston

Joe and Denise purchased a large Tudor style home that never truly fit their needs. While interviewing contractors to replace the roof and stucco on their home, it prompted them to consider a complete remodel. With two young daughters and pets in the home, our clients were convinced they needed an open concept to entertain and enjoy family and friends together. The couple also desired a blend of traditional and contemporary styles with sophisticated finishes for the project. JRP embarked on a new floor plan design for both stories of the home. The top floor would include a complete rearrangement of the master suite allowing for separate vanities, spacious master shower, soaking tub, and bigger walk-in closet. On the main floor, walls separating the kitchen and formal dining room would come down. Steel beams and new SQFT was added to open the spaces up to one another. Central to the open-concept layout is a breathtaking great room with an expansive 6-panel bi-folding door creating a seamless view to the gorgeous hills. It became an entirely new space with structural changes, additional living space, and all-new finishes, inside and out to embody our clients’ dream home. PROJECT DETAILS: • Style: Transitional • Colors: Gray & White • Cabinets: Dewils Frameless Shaker, White • Lighting Fixtures: unique and bold lighting fixtures throughout every room in the house (pendant lighting, chandeliers, sconces, etc) • Flooring: White Oak (Titanium wash) • Photographer: Andrew (Open House VC)

This outdoor living space is created easily by laying pavers down and walling off the living section from the remainder of the entrance to the patio. By adding some outdoor seating, the owners have easily created an outdoor living space perfect for gathering the family or a couple of friends. By building this space on pavers instead of a grass or sod area, we eliminate bugs, weather changes to the living space area, and more mowing! Perfect for low maintenance yard-seekers.

Design Dilemma: The joining of the old and the new, in one cohesive space. Take three separate rooms build at three different times, and create an ultra functional kitchen for a empty nester couple who hosted family gatherings every week. Solution: The original kitchen in this 1880’s farmhouse had a “facelift about ten years ago. We removed two walls to create an open family room and dining area. We left the 130 year old beam exposed in the new space, as a design element to blend the old with the new. The challenge as to create a space that was both functional and didn’t look as though it didn’t belong. We accomplished this by the use of darker more rustic woods, a stone backsplash, an interesting balance of counter top colors, and two functional l-shaped islands for cooking and eating.

Our clients wanted to utilize this particular area of their home and really give it a function. It has been many things over the years: bonus room, dining area, etc. The kitchen is the natural gathering spot. They wanted to create a space that was an extension of the kitchen for entertaining and serving family and friends. Architect, Cynthia Karegeannes was hired to draw up plans for a mudroom to corral the couple’s two dogs and stash the pet’s leashes, treats, etc. A large butler pantry was imagined with a full size refrigerator, prep sink, dishwasher and custom cabinetry to have items handy for entertaining. Innovative Construction, helped finalize the details and implemented the plans for the new addition. Interior Designer, Beth Weltlich with The House Dressing worked with homeowners, to select materials and finishes to unify the areas of the existing kitchen and the new spaces. A custom banquette was created with room under the staircase so that all of the space could be utilized. Furniture and accessories are still in the works as the homeowners let the area evolve to see exactly what their needs are. A collaborative effort-for sure! The challenges included creating three separate areas (mudroom, banquette and butler pantry) with storage and versatility in one existing space. Having this additional space that was not always utilized, the homeowners feel the new addition will become an integral part of the families' living area.