Planning: The kitchen overhaul

When I last posted about the kitchen - the vision was for a maj/min remodel…utilizing some of what was there, and supplementing with new.  I've now had the privilege of working with two kitchen designers, and costed out several options:

• Keep and paint the lower cabinets, add new uppers, build new peninsula
• Keep the lower cabinets, add new doors/drawer facias, paint the "old", build new peninsula.  Add new uppers.
• New upper and lowers, including new peninsula
• All of the above - with current appliances
• All of the above - with new appliances

The clear winner has been new throughout - for aesthetic and functional reasons.  And with my new super-duper kitchen designer, Bianca, new throughout is less than 15% more than my maj/min initial quote (ex-appliances).  

Aesthetic:  

Putting in new uppers, but keeping the "guts" of the old lower cabinets would have been mis-matched…I figured I could live with this, and even considered different paint treatments so to not try to look like this was an accident.  However, the old cabinet fronts looked odd with everything new I actually liked, and painting/adding new doors/drawer facias was nearly as expensive as new.  

I'd also figured that I'd eventually swap out the fridge…which wasn't counter depth, jutted into valuable workspace, and wasn't a layout I loved.  However, the dimensions of any new fridge wouldn't be accommodated well by new cabinetry (upper or lower).  I also disliked the existing range/oven configuration…it wasn't one piece (wall oven under counter, large range on the counter)…it looked strange, and the oven was difficult to use without crouching down…probably because it was meant to go in a wall!  Given the counters/cabinets would be configured around these appliances, it made sense to select the appliances desired long term before cabinetry was sorted. 

There is an existing asymmetrical window partially hidden by drywall and cabinets, and fairly useless given proximity to the neighbor's laundry vents, and a window of their own (about 2 feet!).   It lets in very little light.   When presented with an alternative layout that eliminated this window, the decision to go with new cabinetry throughout was very easy. 

No change to the plans to eliminate the soffett, and lower the peninsula to counter height - adding drawers at the same time. 

Functional:

The new cabinetry/appliance/sink layout will make much better use of the space.  No major replumbing is required, and the usability of the space will be infinitely better with a sink not locked in an uncomfortable nook.  Kudos to kitchen designer Bianca @ Studio 41, who's brain child it was to essentially swap the sink and dishwasher, and to close off the useless window.  There is no doubt that with the pull outs and extra storage space, the new cabinets are going to work very well for this aspirational chef who loves to entertain!  Every inch of the limited footprint will be maximized - and nothing has been taken away from the adjacent dining space (with full window, and door with window).  The trash/recycling will be hidden, the counters will be lit via under-cabinet lighting, and all the appliances will actually "fit".  

Before:

Tomorrow:

Picture this with the herringbone backsplash, solid white quartz countertops, and potentially a white breadboard ceiling:

Nothing is going to waste - the kitchen at large has been donated to the Rebuilding Exchange, a beneficial non-profit.  The faucet will be utilized in the new laundry room.  The microwave was sold, and the dishwasher will stay in the new space…but in a new spot.

In a future post I'll introduce the "accent color" to the kitchen, and the adjacent dining space (essentially one room).  

Planning: Living Room Furniture

Given the delay of game in terms of construction, there has been plenty of time to plan the furniture layouts in the house.  It has been fun sorting out how to utilize my current furniture, and where best to supplement with the new (and some new-to-me that is prettied up vintage, as you've seen in earlier posts).  

The ground floor of my bungalow has only three rooms - the living room, powder room and the kitchen.  The living room also serves as the foyer - so it needs to serve several purposes.  First, it needs to be comfortable - somewhere you'd want to settle in with a glass of red wine and a movie on a snowy night.  It needs to be welcoming and functional, with a space to hang coats, leave boots, etc.  And it needs to have a "wow" factor - showcasing the lovely woodwork and lighting that will be added.

As noted in an earlier post - I love grey, and menswear-inspired fabrics…this room will have umpteen shades of grey.   To break up the grey, soft plums, light pinks, and a lot of white will hopefully keep it from looking like a man's closet.  

What I'm bringing with me:

Oly Coffee Table 

Ethan Allen Steel Table

Peter Weigl Large Art - Ceramic on Board
http://www.petrweigl.com

White/Silver Silk Velvet Pillows from ABC Carpet & Home

Donabella Chest from Mitchell Gold

Ornate Lacquered Mirror from Brocade Home

Simple console (very old and seasoned) from Pottery Barn.  Upholstered ottomans from Ballard - in Velvet Pinstripe fabric from Arhaus

Nanny and Papa's cane chairs - 16 layers of lacquer applied; upholstered in grey/white houndstooth by Arhaus

Large art piece by Studio Renea; framed in white laquer

Large pink vessels, a London find

British Cane dark wood TV armoire - Restoration Hardware

And what I'm adding new:

Walter Smithe sofa in velvet (the pillows are toast)

Vintage end table - grey/black

Chandelier by Lightology

New/Old:

I purchased this chair from Crate and Barrel in 2010 - it was upholstered in a pale grey/blue bird print, and uber comfortable…my friend Julie calls it "sitting in First Class".  In the new home, I needed two, but "mine" has been discontinued by Crate and Barrel.  C&B was good enough to give me the manufacturer's name (Sam Moore).  So - I purchased a duplicate Sam Moore via Walter Smithe…it is off with the elves being upholstered in this grey/pink wool plaid.  Upholstery guru David gave the star treatment to the chair I already own - below, the WIP.  So, one chair will be "old" with a new face, and the other completely new.   I have one "ottoman" to go with this - an industrial bench I picked up at a thrift store in NYC, with a cushion upholstered in matching fabric.

Crate and Barrel/Sam Moore in sumptuous fabric by Hickory Chair

And a TBD:

I need a gorgeous, comfy rug to anchor the space - and would like something in violet/plum/purple.  I've found the perfect rug at ABC Carpet and Home, but it's about $10k over my rug budget!  So - here is the inspirational piece.  I'll circle back with whatever I land on!

Pure Gorgeous - ABC Carpet and Home - Silk

Paint:

Room Layout:

Update: Delay of Game

Early October I was pretty excited - drawings for The Bungalow were fairly landed, key selections had been made, and demo was slated to begin.  All of the work done in planning pre-close seemed to be about to pay off.  The setbacks then began - first, a cost estimate that was more than double that initially presented.  Secondly, I received an email from the selected design/build firm outlining that, for a variety of reasons, not least of which their busy schedule and remoteness to The Bungalow's downtown location, they would be pulling out of the project - a week before demo was to be underway.  Little did I know at the time what a blessing this would be.

I pouted for a day, listening to platitudes from well-meaning family and friends, and then began collecting referrals - and received three recommendations that yielded interviews (thanks, Friends!).  By mid-October, a couple weeks after "the big news", I had contracted with a new firm (based in the city), and we were off and running.  The new firm proved much more responsive and creative than that which I'd worked with previously.  I met with their preferred architect and we re-drew plans.

I learned that my budget could accommodate a much better layout in the basement, (including a laundry room, yeah!)  but didn't yet have room for the recommended dual-zone HVAC system (my current system only had a few years of life left, and as winter was upon us, it was clear that the heat was not being well distributed).  Allocating an additional $12k for un-sexy HVAC wasn't as much fun as my on-going search for the perfect bar stools, but is the right thing to do.  (It also has terrific aesthetic benefit - the entire burgundy box will be gone!)

The other eye-opener was the recommendation for permits approval…all three of the contractors I interviewed insisted upon permits, in stark contrast to the out-of-town team I was working with from the beginning.  Again, the right thing to do, but has cost valuable time - the new architect's optimistic assessment of "two to three weeks" is in reality "two to three months".

So - we're in a waiting game with the City, expecting to start construction in early January and wrap mid-March.  Demolition has been completed - photos to follow, as well as an update as to the plans for the rooms I shared with you below.  Some plans have changed quite a bit - e.g. the kitchen is now a "full gut"…with thanks to the terrific kitchen designer that works in affiliation with the construction team selected.  

I've already learned so much through this process - and construction has not even started!

A "New to Me" Chair

After bringing some new life to the previously ugly Thonet chairs and Lane end tables, I headed back to my friend Craig('s list) in search of other budget finds waiting for some TLC.  Today I was one for two in this regard.   There were so many opportunities to rescue old furniture today, between Craig's listings, Randolph Street Market and Design Harvest.

The wish list:

• A new bed/headboard and dresser, that will clear the 54 inch sloped ceilings in the master bedroom.  My current set, which I love, has tall finials on the headboard, and a dresser that reaches my clavicle.   So - future guests, your furniture will be really nice.  Given the gorgeous  kitchen cabinets I scoped today, I need to furnish the bedroom on a budget!  Stay tuned! 

• An upholstered chair for the master bedroom.

Today I scored a big checkmark on the upholstered chair - purchasing a mid-century tufted Thomasville wingback, that, once reupholstered will look gorgeous!  Twenty dollars!  Try and picture it in a white pique, or other white fabric, with grey piping and buttons on the tufts.  Maybe grey legs.  My little SUV is definitely getting a lot of hauling time!

December update:  The $20 Thomasville is no longer Harvest Gold - it is now white canvas, with seersucker trim and buttons.  It is going to look great in the master bedroom - thanks, David & family!

In terms of the bedroom set, my early morning trek to Elmherst was uneventful.  I met a nice family with a terrific dog, but they want to sell a complete set, and I was only interested in the dresser.  So - back to the drawing board - but with three months to sort it out.

I also found a great shop in West Town (Revision Home) that has already fixed up some vintage items, and purchased this end table for the living room - with the grey paint and walnut lacquer top, it looks pretty mod for an old piece:

All in all, a great bargain hunting day out on a beautiful fall day!

Project: Pegboard

Since picking up the keys Friday afternoon, there has been a small whirlwind of activity at The Bungalow - largely concentrated to the garage.

The garage is a shell - solid door, some lighting, but just frame.  Saturday:

• Home depot dropped off 6 sheets of pegboard ($18 a sheet), paint ($10), free-standing shelving and a few tools I picked out last weekend.   I picked up a new mat at Target for $12. 
• A handyman came to put up the pegboard (1 hr, 15 mins: $150 install)...I need to learn to do this myself!  Not only was the handyman's time costly, but he didn't share my love of precise right angles.  
• I painted the pegboard and "pegged" the misc. bits and pieces 

The shelving sits largely empty until I raid the storage unit for the crates I've been storing.  But the pegboard did the trick - getting everything off the floor.  And I got some kudos from my lovely new neighbors. 

Goal for this space:  A bit of flexible organization in the one space in the house that I'll be able to freely access during the renovation.  Ensure that key stuff (rakes, flashlights, brooms, tools, shovel, ladder, etc.) will be accessible and available so I can do the basic maintenance of the home's exterior while interior reno is underway.  

Before:

After:

Feels good to have control over some space in the house!  It was a great 2-hour project. 

I own the Bungalow!

Close was today - after a bit of last minute back-and-forth on documents, I now own The Bungalow.   It's been more than two months since putting in the offer and close.  A few key learnings at this early stage:

1. It's important to find a good buyer's broker/agent:  Kudos to Mary and especially my go-to girl Tawnya McVicker at  MKT Properties @Properties.  From (out of scope) sourcing of the Thonet chairs (that at the time looked like junk) to staying late late on a Friday to work out an offer to micro-managing the close so it occurred on time....Thank you.  Mary and Tawnya knew this Bungalow was meant to be my home before I saw it - and also knew some of the nasty pieces of work we saw earlier weren't going to be a fit, but humored me as I became a more educated consumer.  Tawnya persevered (and held my hand) despite some very not-so-nice negotiations along the way.  As Papa would say: "A Class Act".  Highly recommended.

2. Even not-so-nice negotiations along the way can have a surprise ending:  The sellers proved to also be classy by so throughly cleaning the home, and:

• Putting all the warrantee/operating manuals in a nice plastic box
• Leaving a house-warming orchid and lovely welcoming card on arrival, and a bottle of champagne in the fridge
• Providing me forwarding contact info should I have any questions
• Changing key filters yesterday, and leaving me with enough to last the year

If the reno process is supported in such a way - then I'm in luck!  We're on a good track - and I've already learned a lot through the planning process:

• Architects have GOOD ideas:  Some of the solutions (small primary bath, small footprint for basement bath/basement, need for dedicated laundry space) have been creatively overcome by a knowledgable, creative expert.
• Good architects/GCs have awesome negotiated rates with good suppliers - some of the costings I'd figured on for lighting and bath fixtures based on internet research proved moot.
• But - sometimes what you've self-sourced is the way to go:  e.g. tile.  The premium commanded by the tile shops will be circumvented by similarly sourced materials at a local outlet given my basic requirements. 
• Budget for stuff you didn't think was in scope:  E.g. I thought my bedroom furniture would slot well into place in the existing master - with measurements, I now understand that my love for tall finials on headboards and substantial dressers isn't helping me, here.  Good news: my guests will have really good furniture.  But now I need to find a creative solution to furnishing the master bedroom on a budget - should make for a decent post in the future.

Anyone with interesting "house closing" stories to tell?

Kim

An update: Planning Planning Planning

Getting close to close (T-3 days!)  I've been taking advantage of some major UK jet lag, and starting the days super early  - this weekend, on house stuff, this week, on work – which gave me the liberty of taking a late weekday afternoon drive out to the 'burbs to meet with suppliers and my architect.  

Saturday I spent the morning picking out plumbing fixtures.  I understand from Mary Ann, the uber capable sales rep at Ferguson's, that for many folks, this is a hated chore, but I had the best 3 hours of the week in that place!  We selected a tub, kitchen sink, kitchen faucet, bath faucets, shower nozzles, shower sprays, bath plumbing, a powder room sink, and a washer and dryer.  Big check mark.  Ferguson's was actually my second stop – the other recommended supplier was practicing some serious sales avoidance – I arrived at opening at 9am, and the two folks working (e.g. chatting with one another) were uninterested in helping me without an appointment.  (There were no other customers!)  Before I left, I made sure the saleswoman knew I was there to make selections for three baths and a kitchen – but she made sure I knew that she only talks to customers with appointments.  In the words of Julia Roberts a la Pretty Woman "Big mistake.  Big. Huge."  So, commission check goes to Mary Ann.  And thanks for the Diet Coke and fresh baked cookie – nice touch!

I was less successful with tile – at store A, the sales rep held a Sales Avoidance master's degree.  Ok, on first visit they were busy, so I understood need for appointment.  But when I later returned the store was empty, and I'd called ahead - I found that my interest in pursuing border options for a marble shower was not a shared interest.  (Perhaps there were ghost customers I couldn't see.) Anyway, I collected some samples and moved along to tile store B – where I knew I was in trouble when I had to explain what 2 inch marble hex was, let alone then the 10 minute scurry to see if any was around.  The highlight of the visit to store B was running into my good friend C - and later enjoying a soda and reno recap at her beautifully remodeled vintage home. 

The moral of this story:  stick with what you've found that's good.  I have really enjoyed shopping my local tile outlet, where I can peruse a large showroom at all hours of the morning and evening, move things around to see how they fit together, and then cart away loads of samples to play with at home (at this point I could start a showroom on my patio!).  And the prices are 1/3 to 1/5 what I was seeing for "comparable" products in the other showrooms.  I use the quotes around "comparable" because I appreciate there may be a quality differential between my generic ($6-12/sq foot) and the other showroom's name brand goods ($15-40/sq foot) - even though they look identical.  Utilizing the outlet supply will allow me to afford marble where otherwise I'd be in much more basic ceramic/porcelain territory.   So – the outlet wins, and my architect/GC is fine with sourcing there.

Which brings me to today's meeting with E – the architect/GC.  Off to a good start in terms of draft plans, we were able to talk through the details today, in the company of Frieda, the coolest dog on Earth.  I know he's terribly busy, but he had lots of time for my first-time reno questions and naïve challenges (e.g. What do you mean my $4/sq foot tile is actually $15-17/sq foot installed? – more on that later, but hint:  the basement will now be carpeted, and shocker - wood is less expensive than porcelain tile when install costs are factored.)   We nailed down preferred door, stairwell, and bathroom layout issues.  Sub-contractor walk through is scheduled for next week, after which I can see whether I've blown the budget and need to cut back, or we can proceed with what is a great plan.  I'm really looking forward to meeting the guys that will be working on my home!

As mentioned – close is on Friday.  I'm toying with the idea of camping at the house this weekend so I can really understand how it works.  Saturday I have a big delivery from Home Depot arriving which I'll document separately:  Hello, garage organization!   (And then off to select lighting, which will be fun, fun, fun as my Arch/GC has a negotiated discount at my fav lighting store in the city.)   Friday evening post-close a woman is swinging by to look at all that needs to "go":  tub, vanity, current lighting, some cabinets, washer/dryer, all light fixtures, powder room sink, toilets, mirrors, doors, etc.  She runs a company that sells these unwanted items to folks that want them – and removes them in the process, saving on demo costs (and putting a little $ in the guest bedroom furniture fund).  Here's hoping she wants to sell what she sees!  (I'll circle back to you all on this one!)  

Planning: Upstairs Bath

Until the basement shower room is completed, the upstairs bathroom is The Bathroom (as there is only one other - a simple powder room on the ground floor).  The bathroom presently features a builders-grade double vanity, dark floor, a huge pane of mirror, poor lighting, bad colors, one outlet, and a gigantic enclosed jacuzzi-tub/shower.  There is clearly not a woman putting make-up on in this jaundice-inducing bathroom.

The current configuration isn't good for bathing or showering:  to shower, one needs to step up and down into a deep tub, and the shower head is smaller than what typically sees on the end of a hose.  To bathe, one has to sit in a glass cell - oh, and the tub holds more water than the hot-water heater can heat!  (It sort of reminds me of my London washer/dryer combo unit - to which I could dedicate an entire post - it neither washed nor dried effectively- no surprise as was essentially a centrifuge with soap and heat.)  

Today:  There is zero charm in the current bath - nothing enticing from a materials, color or layout perspective.  The bath does benefit from two newer slanted windows and good natural light.

Tomorrow - goal for this space:  my genius architect/contractor will have to creatively sort out how we get a glass-enclosed shower and separate bath (likely with glass enclosed, space saving pony-wall), in what is a finite space. I've accepted this means the shower will be smaller than hoped, but will still be larger than any of the glorified phone booths in my London flats.  The layout will remain as is - e.g. plumbing as it is located today, so to avoid the serious cost associated with relocating toilet piping.

A Nowhere-Near-To-Scale layout of the upstairs bathroom (future):

I'm fortunate to live very close to a terrific tile outlet store:  http://www.tileoutletchicago.com.  It has been fun to visit and look for classic, sophisticated tile that won't break the bank (Ann Sachs, love you, but there is no room for you in this budget.)  Current faces (no surprise to seasoned readers - sticking with the basics, in my grey/white comfort zone!):

Tile floor ($12/sq foot):

Tile floor ($10/sq foot):  for the shower

- or -

3x6 Shower tile surround ($6.50/sq foot):  for the shower walls - laid in a subway pattern

I've been struggling to find good looking double vanities with marble tops (at 60 inches) and decent storage.  Current contenders (Option B is in the lead):

a - pretty basic, but only $800, inclusive of marble top and hardware (x-faucets)

b- solid wood, $1500, inclusive of marble top and hardware; good storage (x-faucets, and a backsplash)

c- a decent contender, constructed of oak, $1600, (x-faucets) but the storage space isn't as great as b.  Ignore the mirror.

d - the inspirational piece, from RH - but at $2500 is more than I want to spend, and is too big for the space:

Still TBD - can we install a dual medicine cabinets over the vanity without cutting into the joists? (If no,  will mean we will not install dual medicine cabinets over the vanity!)  In that case, glass/polished nickel shelves will be situated below individual simple mirrors over the sink, and a pop-out medicine cabinet will be located to the left of the vanity on the perpendicular wall.  (Attempting for zero structural work, here.)  Love this one below - trying to source and price it:

The woodwork and door will be a painted white, as will be the case everywhere else in the house.  For window treatments on the two sky lights, I'm considering faux-wood shutters (better for moisture, and more cost considerate than real wood), available at JCP, Home Depot and Lowes (JCP, below):

Towels will by my yummy, soft Yves De Lorme white numbers from Pioneer Linens, hung on polished nickel towel racks similar to that featured by RH to the left and right.  

I'm on the hunt for good sconces and faucets - so will update once they are found!  I've added a few for consideration to my Kim Loutzenhiser Pinterest site under "lighting".