Realty Restoration

Jul 2013

Craftsmanship and ingenuity shine inside and out on this remodel because what you don't see is just as amazing as what you do see. The homeowners came to our team wanting to open up their galley kitchen to relate to the living space and new pool view while creating a contemporary aesthetic that would compliment their home's original architectural character. What the Chicago transplants didn't realize, however, was that their home was wracked with structural issues. All of which needed to be addressed before design work could begin. The home's foundation was plagued with issues due to the active nature of Texas' clay soil and the previous homeowner's neglect to correct the problems. Walls were bowed and excessively out of plumb, corners out of square, and the floors were not level. Due to the owner's tight budget our team was allowed to address and rectify only the issues that were to be effected by the remodel. After removing all the materials down to the studs, we were able to square the walls by sistering new studs to the existing structure. We leveled the floor beneath where the new cabinetry would placed and "feathered" in and repaired planks of the original flooring so that when it was meticulously stained and color matched not even the homeowner could tell where the old kitchen layout used to be. Removing the structural wall between the kitchen and living area encompassed two hurdles. The first was transferring the load of the roof and the second was hiding HVAC and electrical runs. To avoid the expensive cost of constructing custom exposed beams or collar ties, a structural column was designed to help bear the load of the gable between the interior and exterior walls. The necessary "post" was anchored in the new island design and camouflaged into a graphic sculpture of stainless steel and mdf panels to make it feel like an integral part of the overall design. Next, to incorporate HVAC and electrical runs in the new space, mechanical ducting and conduit was run between the ceiling joists of the garage below the kitchen. New registers were placed in the toe kicks of the cabinetry and electrical junctions were supplied through the island cabinets and stainless steel backsplash. The existing space was poorly illuminated with only skylights and indirect fluorescent lighting. With the removal of the intermediate wall, natural light would now flood the space from the large patio windows during the day. We also installed recessed adjustable ceiling gimbals, under cabinet LED lighting and decorative pendants over the island to provide proper ambient and task lighting for both day and night time utilization. Capitalizing on creative storage was paramount in this remodel considering the lack of walls. Positioned in the back wall are customized storage pull outs designed with the homeowners specific pantry and cooking items in mind. A sleek "flyover" soffit ties together that run of cabinets housing the bulk of the major appliances making access from refrigeration to cooking a succinct transition. The warm gray quartz counters bring out the grays and golds in the sinuous, scale-like Calcutta Gold Marble mosaic tile from Artistic Tile which is the show piece of the new space. The counters and tile both contrast harmoniously with the sultry, dark stain of the Alder wood custom cabinet slab doors. The real workhorse, however, is the 15' long, dual level island which creates the delineation between the cook's space and the guests' space. It boasts a Bosch dishwasher, the Kohler "Vault" stainless steel sink, industrial style pull down faucet from Elkay, seating for four and almost 120 cubic feet of customized universally-friendly accessible storage. In contrast to the back wall, the island is designed with shaker style doors in a soft contemporary gray painted finish and is "iced" with crisp white quartz tops. The structural column is trimmed with custom stainless steel square tubing and painted in the same gray color to act as a vertical, extension of the island. Accentuated with the custom stainless steel backsplash and adorned with 3 stylish glass pendants by Sonneman, this island is the epitome of where form and function coexist in a perfect marriage.

$85k

Austin, TX

Jun 2013

Before, this Spicewood area kitchen was a dark, cramped space with a lack-luster aesthetic. No redeeming qualities resounded from the kitchen and it felt more like a dungeon for a single cook then the bustling epicenter of the home. The homeowners desired a bright, elegant space fit for entertaining. They wanted an open plan that would relate to the living and dining areas nearby. They also wanted to be able to enjoy the beautiful view of the Texas Hill Country from the kitchen. The couple had very specific ideas about what they wanted the new kitchen to look like. The island had to be in the shape of an arc. However, the tiny footprint of the kitchen and the adjacent spaces made placing an island with the dimensions needed to create and arc challenging. Our team's decision to angle the island parallel to the new range top wall not only maximized the size of the island and the flow of the kitchen, but was also the perfect angle from which the cook could converse with guests in both the dining and living spaces while enjoying the view beyond the windows. To further unify the use of the angles we ran 12x24 porcelain tile in the same direction, thus making the space appear longer and more open. As a hobby, the lady of the house enjoys cooking, therefore, high end appliances, including double ovens and a professional style range top and hood were a priority for her. Using Thermador's Pro line we were able achieve the cooking performance she requested while granting the luxurious aesthetic they both desired. Once again, the kitchen's tight dimensions did not leave us many options for expansion. In order to accommodate the double ovens we enclosed a superfluous passageway leading from the kitchen to the formal entry. It provided the perfect dimensions for the ovens and a small pull out pantry. Among the other items on the homeowners' wish list were lots of glass doors, lit cabinet interiors, a wine refrigerator, and a backsplash that evoked a sense of beauty and artistry. Wanting to introduce a pallet of blue-grays within the color scheme, the homeowners fell in love with the negative image veining of Calcutta Blue marble. From there, we found a gorgeous chrysanthemum pattern tile from Artistic Tile which pulled soft blues and pearly whites from the marble. The organic arrangement of each tiny 'leaf' of tile in their subtle hues gives the backsplash a refined feminine quality. Single pane glass doors stacked on top of the lower level of cabinetry accomplishes two things. First, it helps the small kitchen appear larger and more lofty. Second, it grants leeway for lighting the space, both above the cabinets and within the cabinets. The glass doors allow the homeowner to display her collectables while providing indirect lighting for the space. The subtle eyebrow arch of the upper glass doors also reinforces the feminine quality of the design. Upon designing the new layout, we decided to move the range top and vent hood to the adjacent wall. Once we opened up the walls we found two issues. The first was realizing that all the walls were grossly out of square and plumb. We would have to reframe the walls in order to precisely fit all of the elements to maximize the usage of the space. We also realized that due to the change in floor elevations the top plate was at a lower height than the other walls. We had to reframe the top plate and construct custom ductwork in order to properly vent the range hood. Upon completion we were able to exceed our clients expectations in providing them a space that feels larger and functions better. The kitchen is now a breathtaking space that shines like a jewel in the nucleus of the home. The island, especially, draws guests in while providing an aesthetically stunning barrier between the hostess' space. The new design performs like a workhorse yet can double as an extension of a formal living space. It's perfect for formal parties or casual get-togethers.

$85k

Spicewood, TX

Sep 2012

Now the envy of the neighborhood, awe-inspiring architectural elements, exquisite materials and custom finishes showcase the thoughtful design and careful attention to detail labored over this massive remodel undertaking. A complete exterior fenestration overhaul and breathtaking interior transformation make this extensive remodel a site to see. The owner of this Westlake Oaks home requested what all owners of ranch style homes desire: more natural light, an open floor plan and an exterior facade with character. Craving an eclectic "loft-like" atmosphere; skylights, larger windows, exposed beams, and flying awnings were high among the client's list of priorities. Integrating a collection of ancient artifacts, artwork and flea market finds would also be key in the interior design portion of the transformation. Keeping within the existing footprint of the house, our team was able to completely reconfigure this 1979 home into a chic Hill Country haven with urban contempo panache. The exterior was dated and in need of serious repair giving us a clean palette to work with when the designed morphed from at first just covering the existing fieldstone veneer with plaster, to removing all exterior finish down to the studs and going back with Lueders limestone, gun metal finished metal siding, and smooth troweled brilliant white plaster. The first of many major challenges in this whole house remodel was addressing the existing roof framing and ceiling elevations. The existing house had poorly crafted site built trusses that made raising the porch roofs and vaulting interior ceilings quite a challenge. Steel tube columns were embedded in the exterior walls to support the large cantilevered awnings at the front porch, garage, and back pool area. On the interior, removing the wall between the dining room and kitchen allowed our team to reorient the kitchen to relate to the adjacent living areas creating a harmonious space, as well as granting leeway for a large walk-in pantry complete with natural cherry shelving, quartz countertops, and a wine captain. Custom-built exposed trusses were constructed to replace the low ceilings and awkward soffits revealing a lofty appearance and skylights were installed to bathe the kitchen in natural light. To address lighting and temperature control, creative placement of an exposed duct and cable lighting were installed between the webbing of the trusses which added to the "warehouse apartment" look the client wanted to achieve. The 48" Bertazzoni range in green adds the perfect spot of complimentary color to the solid cherry shelves and countertop which, in turn, accentuate the black cabinets giving warmth and depth to the kitchen. Furthermore, the 10 foot long bar finished with a sleek glass bar top accommodates seating for four as well as ample storage, prep and cleanup space. The dark breakfast nook is now a posh dining area featuring an interesting architectural grouping of geometrical see-thru cubbies that permit not only a view to the living room but also act as display niches for collectibles. Remarkable 7 1/2" wide oak plank flooring give a pre-worn look to contrast with the pristine white walls and clean lines of the trim work. In addition, French doors open up on to a limestone capped terrace which beckons one to enjoy the panorama of the natural landscape, new pool and hot tub . What makes this balcony even more impressive is not only the handsome views, but the efforts made to maintain the temperature and contents of an impressive wine collection located directly below the installation of this steel and concrete enforced structure. With careful thought and consideration, however, our team was able to successfully maneuver this considerable obstacle. In the master suite, another transformation took place. The original bathroom was a maze of small rooms, narrow hallways and closets that blocked prime scenery of the hill country. By completely gutting the master bath and closets our team was able to create an open plan that feels drastically larger than the former space and claim the panoramic view by inserting a window over the double slipper tub. Texas Lueders limestone floors, walls and countertops were installed to coordinate with the fresh white walls and fixtures. Old world style polished nickel fittings sparkle in the light of the new French casement window and solar tube installed in the shower. An innovative barn door style glass shower door unobtrusively covers the shower entrance and custom floating vanities with exotic vessel bowl sinks showcase the grooming area. Working with the homeowner, the closet was masterfully arranged and organized to utilize every square inch of available space. Designed with a "dressing room" quality in mind, beautiful clear maple slab doors and drawers and decorative hardware were installed in conjunction with Elfa organizational systems.

$750k

Austin, TX

Sep 2012

Through the collaborative efforts of the award-winning design-build firm of Realty Restoration, LLC and the interior design firm of Twelve Stones Designs mountains of design hurdles were overcome on this Westlake Hills home. Now the envy of the neighborhood, awe-inspiring architectural elements, exquisite materials and custom finishes showcase the thoughtful design and careful attention to detail labored over this massive remodel undertaking. Stand out rooms in this home include the Gourmet Chef's Kitchen, the Entertainer's Delight Bar and Living areas and a true Master Bathroom Retreat. Exquisite craftsmanship and creative applications of materials make this extensive remodel well worth a long pause on this years' tour! When the owners of this 20 year old home came to us with a lengthy wish list of items for their remodel the adage "the kitchen is the heart of the home" couldn't have been more true. Among the requests were a gourmet kitchen housing commercial appliances, an island that could seat 10, a bar area deft enough to hold generous quantities of libations and their appropriate dressings and serving vessels, and multiple entertaining areas that all relate back to the kitchen. Later in the project a luxurious master bath would present and include a ladies vanity retreat which would rival the grandness of the finishes in the kitchen. The challenges brought to the table both structurally and aesthetically, were numerous. The homeowners' foremost desires were to update the old kitchen to accommodate for the husband's passion for cooking and to utilize areas from surrounding unused rooms to integrate a space for frequent, large gatherings. The original kitchen, while possessing adequate square footage, housed awkward angles, multiple entrances and an ill-placed center island which crowded all of the work zones to one side of the room. Guests were either ostracized to a dark, crowded breakfast nook closed off from the kitchen and living spaces or relegated to an awkward hallway holding a pull-up bar which faced the backs of the hosts. After annexing space from an ancillary bedroom and opening up the pass-though bar, the first of many hurdles was to create a cohesive space by constructing a 135 degree angle barreled ceiling utilizing the angles of the existing floor plan and the existing peak of the roof line. Indirect cove lighting now illuminates the massive, custom-made arched beams and makes the venetian plaster finish glow thus creating the new architectural focal point of the kitchen. The next obstacle was to address proper ventilation and placement of the commercial range top and broiler oven. A custom stainless steel shelf was designed to hold the broiler oven as well as provide an auxiliary exhaust path for contaminated air through slits on the underside of the shelf. Critical elements addressed in the construction of the cooking space were the tolerances beside combustible materials, proper ventilation, make-up air and overall esthetics. In order to accommodate a kitchen with over a dozen major appliances including a 60" Blue Star rangetop, a Blue Star Salamander broiler, a Miele Steam oven, Subzero Refrigerator and Freezer, and Wolf ovens, just to name a few, careful space planning and application of the NKBA Guidelines were exercised to keep reasonable work triangle dimensions and create efficient work zones. Detailed lists and measurements of the kitchen's contents were thoughtfully considered in the placement of storage next to the appliances to minimize distances from each work zone and its appropriate devices. To address the clients' request to create a kitchen that accommodates their large family and many guests yet not interfere with the cooking or clean up activities, a expansive island was designed. Mirroring the angle of the barreled ceiling the island has a dual purpose, acting as a work space on one side of the angle and a communal gathering space on the other. Furthermore, adjacent areas were reconfigured to relate to the kitchen proper in order for guests to participate in activities from any part of the main living spaces. The once cramped breakfast nook is now a chic wet bar complete with icemaker, 30" Subzero Wine refrigerator, extra deep liquor bottle drawers, and a whimsical martini olive bar faucet. A large portion of the wall separating the nook from the living room was removed alleviating the bottleneck of traffic off the patio and allows for more natural illumination from the bank of windows in the living room. Opposite the bar area an expanse of built-in cabinetry provides storage for glassware, serving items and to display the homeowners' compendium of recipe books, novels, publications and the like. A planning desk was also included for daily activities such as checking email, planning menus and paying bills. Balanced by the symmetry of repeated lines, materials and finishes, there is now continuity between the kitchen and multiple living spaces. The perfect

$450k

Austin, TX

Jul 2007

This complete home renovation continues its exterior elements inside and out. The remodel includes a gourmet kitchen, indoor & outdoor fireplaces, a new master suite, utility room and a home office which were added to the vintage 1959 ranch style home. The original structure, constructed during an era when closed off small kitchens and formal living/dining rooms connected by long halls and low slung ceilings were the norm, the owners had a different vision for their home. The home was positioned perfectly on the .41 acre lot among a canopy of large native oak trees. Two key goals were accomplished with this owner's vision and floor plan design by their son, a Masters Architecture student at Texas Tech University, the help of Cross-Recek A.I.A. exterior design, and Kitchens for Cooks consultation for the exquisite gourmet kitchen. One goal was to raise the roof and create a large open floor plan with an extraordinary kitchen and entertaining space, yet maintain exterior street appeal without overpowering the surrounding properties. The second was to create a home with a variety of ingredients so the exterior's warmth is carried indoors. Antique beams and massive trusses made from reclaimed Heart Pine add rustic sophistication to the "Great Room" while mesquite hardwood frames the 24" square Mexican travertine tiles. The cabinetry, trim, doors and built-ins were constructed of knotty alder. Interior walls were finished in an extraordinary plaster finish to give a "country French" look to accentuate the owner's collection of antiques from around the world. The original exterior facade of dated concrete brick was transformed with an application of plaster and integrated with "old world" field stone and tinted mortar. Details include arched rock eyebrows above the front elevation windows and dormers which continue the theme of bringing the outside in. The project was capped off with a traditional standing seam metal roof in a bronze finish which complements the rare quarried stone front facade. A large circle drive constructed of cobblestone pavers provides the perfect entry.

$650k

Austin, TX