Wanda's Wonderful Kitchen

This kitchen remodel is part of a whole house remodel that we designed for our wonderful client Wanda Kristjanson.  With the help of our structural engineer John Nissen, we were able to open up the kitchen into the dining/living room, add vertical space and give Wanda the island that she always wanted.  We were able to remove the wall between the kitchen and the dining area and create a large island with seating for guests.  We also relocated a fireplace that had been inhibiting space in the existing kitchen (see before picture)  Acacia wood flooring coupled with horizontal grain bamboo cabinets are offset by a striking black mosaic tile backsplash.

Perfect for entertaining as well as daily living, Wanda's wonderful kitchen is a good example of how your surroundings can significantly impact your level of happiness.  Wanda is happy and that makes me happy!

 Before picture kitchen:

Cashmere Cottage

I designed this 500 sf cottage that for my client Tara to build on her daughter’s property in Cashmere Washington.  Nestled in the mountains, this DADU (detached accessory dwelling unit) (i.e., extra home on the property,) is small enough to be affordable but large enough to feel like home.  The tall ceiling created by the steep shed roof allow an abundance of light to flood in on three sides of the home, allowing Tara to witness the beauty of the surrounding land throughout the day.

Although compact, this home sports a shower AND a tub as well as a full kitchen and separate bedroom.  Designing small homes has been my passion in the last few years as I look for ways to simplify our lives, transition into one level housing, while keeping the quality of life that we have worked so hard to obtain.  As more and more people want to live off the grid, we are researching and specifying more solar panels, heating systems with reduced costs such as infrared heated ceiling panels, and rain water harvesting.

Adjustments to the design have been made at the suggestion of her fantastic builder Reid of R Squared Construction LLC, that further customize this special place for Tara.

Small Luxuries Large Impact

A small bathroom can have the same luxuries found in large mansions.  Given a small footprint for remodeling a master bathroom condo, one of the challenges we overcame was making the room feel more spacious than the actual square footage.  Removing a wall between the sink and the toilet, floating the vanity cabinet and adding floor to ceiling marble tiles that continued to the end of the bathroom accomplished that goal.  

Floor heat on a programmable thermostat always keeps your feet cozy, while a washlet feature on the wall hung toilet provides the features of a bidet.  (Anyone that has traveled to Japan can attest to the wonderful features of the Toto toilet.)

A wave of your hand turns on the lights on the mirror while the built-in clock keeps you running on time.   There is a closeup mirror set into the mirror so you can keep the counter clutter free.

Want the luxury hand shower but don’t want the clutter of multiple handles and shower bars?  Check out Delta’s In2ition shower/hand shower fixture.  Available in multiple designs to accommodate many styles, this hand shower snaps into the center of the shower head and provides multiple showering options.  

Make sure that your shower remodel includes a ‘niche’ that is large enough to store your shampoo, conditioner and body wash containers.  These ‘niches’ are built into the wall so they do not take up space used for showering.    

Finally, don’t be afraid to use luxury materials such as marble or glass.  A SMALL amount of luxury materials will not cost much, but the impact can be LARGE. 

How small is too Small?

Lots of people live in small homes, apartments or condos.  The reasons are many and range from downsizing, to purchasing 2^nd homes, to being in a transitional time of your life.  Many people are reducing stress by simplifying their life, getting rid of unnecessary ‘things,’ reducing the burden of a large mortgage payment etc.  Smaller homes mean smaller home payments which allows for independent/alternative employment and/or the freedom to travel. How small is too small and what do you have to sacrifice for this financial freedom?

‘Small’ depends on your perspective. If you are coming from a large home in the suburbs, a small home/apartment/condo can be 1100 sf.  A single wide manufactured home (trailer home) is around 1080 sf.  Homes in this size category give you a full kitchen, living room, bedroom, full bath, stacked washer/dryer and either a 2^nd bedroom or a dining area.  If you are moving from a larger home, you need to purchase new furniture, smaller compact sizes and furniture with dual purposes.  Sofas that turn into beds, islands that have a flip up dining counter, etc.

Backyard cottages/DADU’s/ADU’s run a little smaller averaging 632 sf.  Generally, you will have to give up the 2^nd bedroom/dining room and reduce your kitchen area.  If you are not following building codes, you can have a ladder to a loft bedroom.  The ADU that I designed for my small lot is 400 sf, very small, but I was still able to squish in a stacking washer/dryer.  General storage is a challenge.  You really have to cut down on your belongings.  How about 2 pairs of shoes one coat and one purse?  Can you do it?  Do you want to?

‘Tiny’ homes are a new craze of an old idea -mobile homes.  These tiny homes are built to be moved, possibly frequently, from location to location. They average 200 sf including a loft bedroom.  They often have composting toilets and solar panels so that you can ‘camp out’ on any piece of land as long as the property owners agree.  This is minimalism taken to a new level.  It looks fun and exciting – but for how long?  These homes are uniquely designed, have lots of charm and style and have interiors that are detailed out to use EVERY inch of space to its maximum, but how small is too small?

**Tumbleweed Tiny House Company

ADU's and the Future of Seattle

Heard of the housing crisis in Seattle?  Big employers such as Amazon have been bringing in massive amounts of people into the Seattle area, more than the many new condos can handle.   The cost to rent a one bed room apartment in the city averages $1917.00 month.  The cost to purchase a house has increased 16.7% over the last 12 months.  I was told by a realtor that many home owners are reluctant to sell, even at the high prices and even when they want to downsize, because ‘they are afraid they will not find another place to live.’ (in Seattle of course)

SEATTLE ENCOURAGING mother in laws – After decades of policing illegal mother in law apartments, the city of Seattle decided that adding rental units in existing housing plots is one of the only places left to densify the city. 

Some TYPES of ‘legal’ living spaces that you can add to your home:

a)      ADU is Accessory Dwelling Unit.  This is an independent home with kitchen, bathroom(s) separate electrical panel and separate secure entrance.  This is attached to the existing home and is separated by a fire rated wall

b)      DADU (or a backyard Cottage) is the same except it is detached from your home, often at the far 20’ setback of your lot.  The average size of most ADU/DADUs is 632 sf.  

REACTIONS - There are several reactions to these types of ‘improvements.’  There is the neighbor who does not want ‘transient’ people in the neighborhood taking up parking spaces and having loud parties.  And there is the home owner who has concerns about giving up some privacy in the shared yard and walkways.  Both are valid concerns.  However, an ADU or DADU can supplement a home owner’s income making it easier to pay the mortgage and increasing property taxes.  It can be a retirement nest egg of continuing income. It can also provide a place for someone to live in the city that they work; offering a place to rent.  It can also reduce traffic – the theory being that if people can walk to take mass transit to work, they will not drive, thus decreasing the amount of cars on the road.

RESTRICTIONS – currently the most contested regulations have to do with providing parking and owner occupation both of which have had recent changes.  One off street parking space is required to be provided EXCEPT in designated urban villages and urban centers.  You may be granted a parking waiver if the site’s topography or location of the structure makes it an undue burden.  Owner occupancy is required for at least 6 months of the year and the owner occupant must have at least 50% ownership. HOWEVER, the owner may SUBMIT EVIDENCE to obtain a waiver of this requirement for up to three years for job relocation, illness or similar reasons not to occupy the home.

FINANCING – typically a home owner would need to refinance their existing home to obtain the funds to build an ADU/DADU.  Costs vary but there is a consensus that to build a new adu/dadu structure would cost around $200,000.  How long do you need to rent the space to break even? Eight ½ years?  LET’S RETHINK THIS…

Award winning Kitchen!

Christine Suzuki, ASID, LEED AP  (me!), was awarded First Place for Residential Small Kitchen, in ASID's 2015 Awards of Excellence competition.  I love all of my design projects but it is nice when we receive confirmation that others love them as well!

This kitchen is in a small condo on Queen Anne hill. The original kitchen was a small rectangular room with two entrances, one from the hall, the second from the dining room. My role in this project was to create a space that looked and felt bigger, create an island with a breakfast bar and to add ‘a little bling.’  .  We removed the wall separating the dining from the kitchen and added an island with a breakfast bar.  We also bumped the back wall of the kitchen into the bedroom behind it giving us extra room to maneuver.  I like to minimize any protrusions into the space, so I selected the recessed finger pulls for the cabinetry.  

The opaque glass insert create a feeling of space as well.  The richness of the brandy stained cherry cabinets is balanced by the warm yellow color of the cork floor. We created a ‘feature’ wall behind the sink with glittering round metal tiles, centering the upper cabinets.  The hanging metal hood doubles as a light fixture.  All the upper cabinets are a double bi-fold tilt up style which makes it easy to access all items in the cupboards while retaining a clean horizontal line.  The large pantry cabinet to the left of the dishwasher is actually a 6” deep cabinet that is fit within the studs of the wall behind it.  

We also created an upper U shaped drawer for the sink cabinet to gain precious storage space.  The challenges for this project are typical of a condo, we needed to keep the drainage and venting in the same locations.  The cement radiant heat ceiling meant that we had to create a lowered ceiling with shallow recessed lights.  The old elevator was small and we were challenged in getting the granite counters up to the fifth floor.  The ending result, however, was outstanding and the clients have enjoyed this Seattle get away ever since.

Who do you shower with? I shower with Marble!

I shower surrounded by marble and I love it.  There is something both peaceful and elegant when showering in marble enclosures.  Natural stone triggers our body to relax, as does landscape pictures, and other symbols of nature.  Marble also gives a sense of elegance that ceramic tile just doesn’t have. Marble Tiles, Bellmont Cabinets

Marble is relatively low priced (compared to granite) and polished marble tiles can be used on the walls of your shower.  When having a marble tile shower enclosure installed, I request that my installer uses a very small grout line, just a hair.  That way we see more of the natural material and less grout.

 One extremely successful option that I recently explored is using entire slabs of marble on the walls of the shower and adjacent walls.  With few to zero seams, you really will not ever have a ‘grout problem’ and the result is spectacular. Marble Slabs An easy way to go about this is to visit a ‘stone yard’ and look at marble slabs.  There will be a wide variety of selections and with it, a wide variety of prices.  But some of the most beautiful stones are the most ‘common’ ones and many of those are in the lower price section.  Stone slabs come in different thicknesses.  3 cm is for counters, 2 cm can be used for counters OR shower walls.  Some slab yards have 1 cm slabs that are specifically for walls.  These are even lower priced because they are very thin.

A popular finish for stone is ‘leather’ (it comes in a variety of names).  This finish is not polished, and it is not honed.  It has a textured ‘hand’ which feels very ‘natural’ and ‘unproduced’ AND it is difficult to stain.  Leather finished marble is perfect for a shower enclosure.  It has the beauty of nature and the elegance that only marble brings to the table. 

So, Who do you shower with?  I shower with Marble!

The Future of Kitchens

We are always trying to predict the future, with questionable success.  However, some trends are evident (as explained by Kitchen Distributors reference to the National Association of Homebuilders study  on kitchen design.)  The trend will be towards smaller homes.   With smaller homes comes smaller kitchens.  With smaller kitchens there is a bigger premium put on EFFECTIVE storage solutions;  replacing the walk in pantry with 24" deep pull out pantries, using every corner, every inch of floor space.    Even using the space INSIDE of the wall (yes we can build shallow cabinets that fit between the studs) so that you can gain storage without infringing into precious floor space. 

Many kitchens  double as a passage way to other parts of the home similar to this galley kitchen.  With space at a premium, kitchen designers use built in finger pulls on cabinets doors to eliminate protruding handles.  Space issues will also promote the open concept (no walls) between the kitchen, living and dining areas.  With some kitchens that means eliminating a wall and replacing it with an island.  With other kitchens it means eliminating the island. 

With openness comes exposure.  All the MESS needs to be hidden...somewhere.  Everything that is on the counter will be seen by everyone.  (Do you really want to see the rice cooker from the living room sofa?)  New openness will force us to rethink our storage/cabinet needs as well as our cooking accessory purchases.  Remember that brief trend that had garage style doors that pulled down to hide the kitchen?  Well, that may be a little extreme.....

Contact me with your thoughts! Ciao!

Banquette Seating expands useable space

update to blog of February 28, 2010

I'm a big proponent of maximizing the space you are given. Banquette seating is great for the home with the 'small' eating space in the kitchen that really is never big enough for a table and four chairs.  Some people have very small dining rooms that also have the same challenge.     

We just finished a recent project that had this issue.  The clients wanted to be able to seat 8-10 people in their dining space.  We designed/built a banquette that fits nicely under the window sill, coordinates with the other furnishings in the home and accommodates the heat vent.  Plus, the fabric selected is anti-microbial and stain resistant!  A channel in the base funnels the heat from the duct on the wall to the new vent cover in the toe kick.

Both the seats and the back have springs in them similar to commercial grade restaurant booths keeping them comfortable but firm.   The fabric is pulled tight (no loose cushions) and there is a coordinating welt that marries the back of the cushion to the wall.  This contemporary style fits in nicely with the decor and architecture of the home.  It looks like it was meant to be there  - which is what we want.  :)

We have added Banquette Seating to our featured products page, as I am a proponent of locally made custom seating that maximizes space!     As usual, contact me with questions, Chiao!

Light & privacy-balancing the benefits

Natural light is a wonderful commodity.  It provides a sense of the outside  a connection to nature, and a peacefulness that settles our circadian needs.  Whenever possible, the addition of skylights or solar tubes in your home is the best investment for your interior health.  The light that comes through a skylight is significantly brighter and more expansive than the light that comes through a window.  The light that comes through a window is often shadowed by a roof overhang, or, gasp, it may be facing north and receive a dimmer light than the south side. 

Glass is commonly the material of choice to allow natural light into homes and offices.  Because of its transparency, the use of glass will make a space look and feel bigger.  Glass has its downside, however, generally in regards to privacy.  There are several options to consider:

1) When presented with the choice of having windows with natural light or looking into your neighbors bedroom, we chose a third option in this bathroom.  We added decorative film onto the windows, creating a 'light diffuser.'  To coordinate, we installed the same film onto the glass of the adjoining closet door.  

This decorative fim has a 'scratch' pattern to it, however there are many other choices, a popular one being the rice paper pattern. 

2)  The next picture shows upper cabinets with etched glass inserts.  We still get the benefits of glass, however the view through the etched glass is slightly diffused.   The apples were pulled forward in this picture to be seen.  Anything 3" back from the glass is seen as a blissful blur. (Do you want to arrange the interior of your kitchen cabinets?  I don't!)  Also, recent tests with AV equipment confirm that remote controls WILL work through etched glass.

3)  My latest favorite is the next alternative - Lumicor.  Lumicor is an architectural product  made of resin panels fused together with textural items placed between the panels.  In this case, there are reeds that are between the panels creating a very unique interesting texture.  Lumicor panels are also used as shower enclosures, light diffusers, inserts into french doors and counters.

4)  I recently founda 4th option from my colleague Tish Oye of Glassworks.

Glassworks designs, fabricates and installs kiln-formed glass, which “embosses” flat glass with interesting textures and patterns.  It can be made in clear glass or any color to match your interiors.  In addition, the glass inserts can be made of 100% recycled glass.  As with all Glassworks glass, it is inert, does not emit any VOC’s has a very long life and is easily recyclable, unlike acrylics and/or resins.  This picture shows the slumped glass option.  I hope you’ll keep this option in mind when thinking of using glass! 

Bathing in Style in a 60x32

I have found that people either love to take baths or really don't like or use bathtubs.  For those who love to take baths, it is often a therapeutic, ritualistic experience.  Steamy hot water, bath oils or salts, scented candles, music, a good book...There are thousands of wonderful bathing options that help you achieve this experience, but when limited to a 60" x 32" area (the typical size of an existing bathtub), those options become limited.  Here are some ways to create the Personal Spa Experience that you have dreamed of in your 60x32  space.

Select a tub that allows you to personalize your options.   MTI Whirlpool tubs (left, Andrea 6) allow you to select water jets, air bubbles, heated (inline heaters), aromatherapy, chromatherapy, pillows, factory installed hand held showers, non slip bottom, integral grab bars in many finishes, stereo speakers, integral arm rests and a removable teak seat to use with the arm rests.  The teak seat is great if you are like me and like to sit slighting above the tub floor.  MTI also offers a teak seat that is attached to the wall and can fold down. 

 If you recall my foot surgery experience, you'll remember my new found appreciation of bathroom fixtures that use 'universal' design concepts.  This means designing for people of all ages and abilities.  In my case, I asked 'how do I safely get in and out of the bathtub while standing on one foot?'  The first option is a seat or bench that acts as a 'transfer' area. (The drop down teak bench is a good example)  It is a bench that is easy to sit on (because it is at chair height), allowing you to swing your legs around into the tub.  This is the safe way to enter the tub, from a seated position.  The next step in the transfer solution is to sit down into the tub.  Since the tub is presumably filled with water, it can be very slippery so a carefully placed grab bar is the safe solution.

While there are tubs made specifically to 'walk in,' (SafetyTub), that fit within our 60x32 space, they look fairly institutional and you still have to 'walk' in, stepping over the curb, through a fairly skinny opening to sit down on the seat.  The plus side of this tub is that it has a ONE MINUTE drain feature.  Which means you will be shivering for only one minute while the hot water drains.  It also features all the bells and whistles as options, aromatherapy, different hydro massage options, etc. 

There is a new third option available.  It is the Kohler Elevance Rising Wall Bath.  Basically, the bottom of the tub is at chair height, the side of the tub slides down, allowing you to easily transfer and sit in the tub.  You swing your legs into the tub, raise the 'wall' and voila! You are in the tub and seated safely.  The tub has a nice design and offers a bubble massage and integral hand shower option.  The grab bars are integral to the tub, and Kohler boasts that the tub will drain in under two minutes. Upside, it provides a safe way to bathe.  Downside, it is only offered in white, it is 33.5" wide and we lost most of our hydrotherapy, chromatherapy and aromatherapy options. 

These are the latest bathing options for your bathroom remodel that stays within your existing space and layout.  Talk to you soon - I am going to take a long, hot bath!