Ken's Ideas
BIOSWALE DRAINAGE combine with drought tolerant native landscape
As future resource info
Fireplace on the porch is inviting - maybe large sliders atop the ledge to make it into a 4 season space - motorized screens for other 3 seasons note ceiling heaters - also consider radiant floor heating - AC if within budget - need expanse for plants - incorporating dining, home office and extension to living space.
Move linear mantle/beam to counter height with fireplace below and TV above, recessed bar area to left side with task lighting - definitely utilize breaking up the wall materials, possibly using verticality on upper portion, weighty materials at base. Dimmers for all lighting treatments - wall washers included. Art to adjacent entry side wall
Reduce span to between 15’ to 16’ - maintain 48” side aisle ways and 60” working aisle way - make island to be 7 seat configuration (2 on each end and 3 facing sink on 8’-6 by 4’ countertop) - recess fridge and counter towards garage - entry from garage to incorporate drop zone / mud area, laundry and pantry, and possible micro office.
Vibrant color tiles in curb-less wet area, channel drain to right side of wet area, high window provides natural lighting and privacy - consider lightly obscure glass, hand towel hanger is easier to use and stunning, separate mirrors above sinks, change out entry to shower directly from sinks, Room for ceiling fan and exhaust fan, behind the wall support and tank to allow commode to be elevated off the floor.
Rope of lights along support beam - make plan for outlets and switching. Also exterior grade outlets for lighting along exterior of house / including sensors
Great storage
Curbless entry preferred - channel drain at base of seat area
shift range with induction cooktop and exhaust hood to far wall with adjacent deep cabinetry to countertop - swivel center island, maintaining 48” clear aisleways
slope from entry and from back wall to channel drain - reverse tub to window wall - drop in tub with heat element and jacuzzi effect - tub tile surround to match flooring - add teak pull-down bench, dimmable overhead and sconces - jewel tone back wall tiling or slab paneling - grab bars and shelf niches where needed.
8’-1” countertop seating - 4’-0” clear walk space to walk-in pantry - 36” single composite sink with offset drain/disposer - shift double ovens slightly with Recessed refrigerator and adjacent coffee bar - 13’L by 15’D FOR 195 SF
Eye pleasing 3 dimensional kitchen focus wall
Range aligned to C/L of island width, with sink on back wall aligned with C/L of island length, Refrigerator to right side of sink, aligned with C/L of aisle way. Like two large pendants with array of can lights
I would prefer les ht. to backsplash and have overhead down lights and exhaust
Visually interesting slab backsplash - simple display shelf - coffered ceiling with ceiling exhaust in furr down, if using induction cooktop - single depth cabinetry on island would be my preference @ 41” to 42” counter depth - ❤️ counter edging - good use of drawers - select wood for coffer accent, lighter than flooring, or paint the area and perimeter surround.
Living room bi-fold door system to enclosed 4 season patio
2” Waterfall edge - note toe kick
Placement of microwave - farm sink - flush cabinetry - muted hardware - Scandinavian influences - selection of wood tones and flooring - expand seating at counter - appliance covers
Island with legs -I would like blue base
Color choice - panel simplicity - bar stool design (with back) - needs thicker bullnosed counter
8’-8”W X 14’ bathroom with opposing sinks and single hole faucet - relocate commode just outside shower, across from window seat (add a cushion with a Sunbrella fabric) - prefer dual towel bars to hooks - elegant ceiling fan with lights would be a plus - sconce lighting at vanities - medicine cabinets on door wall - 48” teak seat with handles/arms in shower + grab bars / niche / channel drain / hand held shower.
Extend support columns to front eave - - and sealed refrig and overhead lighting
Demi bullnose edging Utilize 8’x 4’ light colored / marbled Silestone or Ceasearstone or stained and sealed butcher block countertop - allowing 1.5”overhang on front and back sides of cabinets - 1.5” radius on all corners / 24” cabinetry depth with standard toe kick to front - max. 4.5”back wall, 1/4” surround panels on 3 sides - electrical on end panels etc., 16.5” to 18.5” seating overhang. 4x8x3/4” plywood underpayment; reinforced by five pre drilled 1/4” x 6” x 2’-0” steel plates to support cantilever - so no visible brackets; - see old Fine Home Building article ( used on Fallen Tower kitchen remodel ). May not not the ply underlay. Consider offset of sink - also remember trash/recycle bins, dishwasher and drawer microwave - if more than one large oven is needed, consider double stack wall oven or an additional scullery kitchen/pantry - tie in with laundry & drop zone. 14” by 43” fitted wood extension with removable s;late for additional seating.
Incorporate laundry near kitchen
Airy, appliance free prep counter - almost like a piece of furniture with the added benefit of great foot space - keeping the trash and recycle, sink, dishwasher, stovetop, ovens and refrigerator along the adjacent walls. Note how the subdued red color against the wood flooring and counters compliments the surrounding hues.
Recessed up lighting combined with ‘cans & pendants’ and natural light - use beam to visually separate the kitchen from living space and to make room for a perimeter cove to house LED or T5 fluorescent lighting.
Larder and coffee bar combined (behind doors) -with option of a shelf extension. Racks on doors for various items also like a mini pantry - just more accessible. Double ovens could be placed in the spacious pantry area.
Straight forward ‘curbless’ entry wet area - sitting shower to right of entry with grab bars and soaking tub under a glazed window. Suggest standing shower on opposing wall of the sitting shower, which would have fixed and hand held sprayer.
Cream, Alabaster or light warms grey seems more pleasant than Stark white, especially with a warmer wood flooring. Lower drawer cabinetry in wood tones anchors the space, a complimentary color or shade (such as blue, sage green, muted reds etc.) might perk up everything.
Ideal soaking tub. Make glass enclosed shower ‘curb less’. Colors & Hues of Tile on walls is soothing
Pass thru steam shower to dry sauna
Cabinetry - toe kick - appliance positioning
Fixed obscure glass above sink area
Note: medicine cabinets / dresser between sink areas - need ceiling fan/ light
Double hook coat and hat rack hardware / cube and wire bin-basket storage above / mirror with storage stand with drawer / serene blue cushion / durable cheerful flooring. Combine with laundry area and pet center bath.
Simplicity - efficiency - color blends - hooks. Drop area for keys
If cost is no object - arched corridor has the look
Window seat at landing with Mirrors on adjacent wall
Multifunctional - meditation / study / exercise / guest room
Clean lines- ease of access storage - natural light - stack W/D behind door would be good as well.
longer with balanced proportions - 5,000 BTU’s is overkill
Lockable would be sweet - next to ‘Bar Top’ wine stack on opposing side
Mirror & ceiling indirect lighting
Q