Author: Bynn Esmond

Modernizing a dated tudor, bringing it into the 21st century. A full-scale remodel, we added a small extension to the kitchen, revised the floor plan, and raised ceiling heights. This remodel project utilized our full-service remodel planning and design, permitting process, bespoke kitchen planning and design, custom cabinets, interior design, lighting design, and finish selection service. We managed the design during the construction of this project to ensure the end result was how it was designed. CITY: PROJECT SIZE:SPACES: San Carlos, CA 1250 SF Entry, Living Room, Dining Room, Den, Laundry Room, Kitchen with added pantry This idyllic Tudor in San Carlos, CA is a page out of the storybooks of our youth, down to the manicured landscape. However, the existing interior had odd angles and extremely low ceilings in areas similar to a hobbit home.  Raising the ceiling height during construction was like putting puzzle pieces together because the existing roof line and angles did not line up. It was the ‘Winchester Mystery House’ of roofs and angles that led to nowhere. The kitchen had a thick brick column in the middle of the room where the homeowner’s two active children liked to hide. We squared off the envelope of the home, removed all the oddities, modernized multiple rooms, and created a bonus walk-in pantry, bringing an otherwise dated storybook Tudor home to the 21st Century. The sweetest, young family we’ve ever met by far. Not only did they buy their forever home in San Carlos, but they bought the most idyllic home in San Carlos on the corner of the most idyllic street surrounded by amazing neighbors and a great school district. They knew the home needed help to get it to the state they could be proud of. Many rooms of the home were inconsistent in architectural style. The homeowners knew they needed to make some structural and aesthetic changes to the main level of the house to achieve better flow and efficiency.  before Some ‘before’ photos from our site survey. The kitchen with odd angles and ceiling lines made for awkward use of space. The brick column is a good 24″ inches wide and was placed right in the middle of the room. The dining room with the large sliding patio door had great potential. The glass panes were thin and moved with the push of a finger. Not safe, especially with two young children. This room off to the side of the kitchen was meant as a wet bar. The ceiling was less than 7 FT high, and with the flush mount light fixture, it meant the wall cabinets couldn’t open fully without hitting the fixture. We loved the cathedral ceiling and wanted to take advantage of it. But the rock facade had to do. The sliding glass door when opened, was less than 2 FT clearance which made it tough for anyone to walk through it. The room needed more light. process overview As with all our projects, project programming is the first step in our design process. We spend a lot of time understanding our Client’s design styles, preferences, lifestyle needs, day-to-day functional needs, and what they like and don’t like. Design is personal, and we understand how our clients use and move about their space. We then survey the site and take measurements of the ‘as-built’ environment to understand what we’re working with structurally. We then conceptualize a few layout options that would work for their needs. Function first. Once the layout is approved, we move on to the fun stuff – finish interior design. This is the part of the project our Clients look forward to.  Planning and design As-built drawings helped with the evaluation of possible changes within the interior structure of the home. Should we add to the exterior of the home or shift some interior walls around? Above: The proposed kitchen sink and range wall view with custom cabinets. Right: 3D view of the proposed space to help the homeowners understand what their space will look like when done. After a few layout proposals, we realized widening some walkways within sightlines and squaring off the exterior of the home was sufficient to achieve the space needed to enlarge the kitchen and provide for a walk-in pantry. CONSTRUCTION phase Design management and construction support is an important phase of our design process. When we start the construction or build phase, of the project, we are on-site regularly to make sure the design is executed as designed. With this particular project, the roof lines, ceiling height, and odd angles of the room created a challenge during framing. Oftentimes, during construction, there are many surprises when the walls and ceiling are opened up. There are unexpected issues that require solutions which means design changes. One design change affects another. It is a snowball effect. We are there to problem-solve and have the overall design vision and direction that the construction team do not. Our designs are bespoke. With custom designs comes design management which means being onsite to work with the various trades to achieve the design. We intentionally selected two different types of handmade crackle tiles. The homeowners did not want polished or glossy finishes, so we selected finishes that were matte. Crackle tiles, by nature of the drying process, create organic patterns where no two tiles are the same. A matte finish does not have enough dimension and complexity. However, selecting two different types of tile with varying crackle effects, sizes, and thicknesses helped provide the much-needed variation. We were onsite to work with the tile setter to create a custom organic pattern to add dimensional interest to the backsplash. Success We are driven by results. Our projects typically last over a year. During the planning of the remodel, we spent a significant amount of time understanding our clients’ lifestyles and were able to design for that. By doing so, we helped create an end goal for our clients while eliminating the surprises and stress that come with … Continued

Redwood City, CA contemporary white and gray kitchen with hidden pantry. Full-service “wellness design” included interior architectural remodel, addition, kitchen and bath planning and selections design, interior design, bespoke furniture design, design management and construction support, and build service. CITY:  PROJECT SIZE: SPACES: Redwood City, CA2290 SFWhole house plus exterior landscape Many homes in the Bay Area Peninsula were once upon a time, summer vacation homes for families from San Francisco. These California ranch-style homes were typically single-story, three bedrooms and one bathroom with a small kitchen. This 1940’s original ranch-style home had many of these characteristics. Our client, a former competitive gymnast, had very specific requests for the upgrade. With a busy, growing family of six, they needed more storage, more bathrooms, and a dedicated primary suite. We also needed to be intentional with the height and reach of items that were installed due to existing medical conditions. We wanted to provide a better quality of life in the home. In older ranch homes, a formal foyer typically separates the living room from the dining room and kitchen. And often a door closes off a hallway leading to bedrooms and bathrooms towards the back of the house. This house was no exception. This house had no primary bedroom, just three small bedrooms and one shared bathroom. Fortunately, there was a large playroom to work with. They wanted more storage, a kitchen large enough to host family gatherings, a walk-in pantry a dedicated laundry space and more bathrooms via a dedicated ensuite (with walk-in closet).  Before Some “before photos” taken during our site survey.   Small kitchen with minimal storage. The enclosed soffit above the wall cabinets stunts the room. A very small bedroom with minimal closet storage for a couple to share. Design Overview While the initial direction was to avoid a bump-out, after numerous layout reiterations and brainstorming sessions, the homeowners finally settled on a “bump out” in order to achieve more of their goals. However, due to code compliance, we could not add to the back yard. We recommended a front-yard bump-out which added three additional feet to the length of the house. This enabled us to reclaim just enough space to get all the rooms the homeowners requested plus a hidden pantry closet concealed by a row of tall cabinet doors. planning and design Once the layout was approved by the homeowners, together with engineering calculations, we drafted the construction documents submitted them to the city for a permit. Our plans called for a variety of wall removals, wall shifting and new walls. One unique aspect of this project was the fact that it occurred during the COVID-19 pandemic of 2020. Our firm had to adapt to a variety of new procedures including remote planning reviews, limited showroom hours, by-appointment-only meetings and repeated delays and shutdowns.  Construction Our elevation drawings provided key design details for the homeowners, builders and tradespeople such as cabinet makers and tile setters to reference. Our documents also include key details such as location of wires, cut-out locations for plumbing fixtures and the intended contents of specific cabinets. This helps to ensure that all of the homeowner’s items will have a home.  During construction, we were on site regularly, communicating with the builder and tradespeople to ensure design details were preserved during execution.  Cabinets are the backbone structure holding up and supporting the weight of the countertops. Therefore, we strongly encourage the use of custom cabinets. This also provides the benefit of full space utilization and can also provide for unique storage solutions that save space. Pictured above is a dish organizer drawer.   A classic marble stone paired with a classic herringbone pattern is timeless and elegant. During construction we work with tile setters to ensure the patterns adhere to the design. custom furniture These busy homeowners wanted a home that was a reflection of their unique tastes. They did not want to walk into another home and see they the same furniture. Our full-service design process allowed the homeowners to achieve this goal. We drew up and designed various pieces of furniture including a custom dining table and bed. And our highly skilled community of woodworkers and metalsmiths fabricated these one-off furniture pieces for us. These high quality pieces will last a lifetime, and provide for the ability to be “passed down” to future generations. Success With a very long list of goals and desires, we began  the design process with the intention of avoiding a bump-out. And while we were able to achieve most of the “wish-list”, in the end, the homeowners chose to add an additional 113 sq. ft. which enabled us to achieve everything on their wish list without adversely impacting the front-yard. We created a modern and spacious kitchen and pantry to host both nightly family meals as well as those traditional events. We opened up the walls between the kitchen and dining room. We removed the long hallway that separated the kitchen and bedrooms. We created an ensuite bedroom with new bath and walk-in closet. And we gave them a dedicated laundry area. We took into consideration, the medical conditions of the homeowners and available reach and factored this into the placement of the sink and faucets, the placement and heights of cabinets, and incorporated “pull up” mechanisms for ease of access. The open concept of the kitchen and dining room with ample seating allows the homeowners to feel connected with family members and guests while in different rooms. The overall result is that of a highly functional, open space, that is perfect for the busy family of six.  AFTER: The island is large enough to host their annual baking event with a custom cabinet having a pull up Kitchen-Aid stand. AFTER: A walk-in pantry that is hidden behind a wall of tall cabinets. Recessed LEDs on a sensor provide lighting in the room. AFTER: Custom floating marble shelves with integrated LED lights help provide task lighting. AFTER: Custom walnut vanity with His and Hers grooming drawers. The herringbone marble is the feature … Continued

Home renovation and interior design in Palomar Park, CA. Services provided include custom kitchen, bathroom and fireplace design and remodel, construction documents, interior design and furniture, lighting design, full service design-build-furnish, renovation management and design oversight. City:Project Size:Spaces: Palomar Park, CA  1800 SF  Whole level   Our Palomar Park homeowners are busy professionals who travel for a living. They are aficionados of art, design, food and fashion. They are collectors of unique art pieces that they have obtained throughout  years of travels. The architecture of the house is modern with cantilevered rooms and a combination of high and low ceilings. (Think Frank Gehry meets Frank Lloyd Wright architecture. ) During the initial design stage, they shared that they were tired of the yellow, red and orange colors that were prevalent throughout the home. The furniture was a mix of styles and left over pieces from before they were married.  The kitchen was outdated and was in it’s original state. The honey oak cabinets were worn out and offered minimal storage. They wanted a full kitchen gut job remodel down to the studs. They wanted to update the main level of the house to include the fireplace. They wanted to increase their storage solutions. And they wanted to make non-structural changes that would allow them to take better advantage of their amazing 360 degree views. Having cantilevered rooms and contrasting ceiling heights made it challenging to open up the spaces to improve the view without requiring structural engineering and increased expenses. Before As with all our projects, we conduct a site survey for field measurements and photos. The entrance, with varying ceiling heights in adjacent spaces, makes this entrance feel like a tunnel. The kitchen with honey oak cabinets and minimal storage was showing it’s age. Unused dining room patio slider meant we could switch it out to a window to fit a buffet underneath. The fireplace, a centerpiece of the room, does not match the architecture of the house. PROCESS OVERVIEW We began with a design discovery meeting and functional analysis of the existing rooms to determine how the spaces could be better utilized for the homeowner’s unique lifestyle. We then began space planning efforts to determine how rooms and zones could be best utilized. And once the home owners selected their desired layout, we drew up the construction documents to obtain a permit, and for the contractor to build with. While waiting for the permit, we began working on the overall aesthetics – creating the mood necessary to inform the material and finished goods selections. All during the construction phase, we provided renovation design oversight to ensure design elements were carried through the construction process. Field adjustments and changes are often unavoidable during construction. Being actively engaged during this stage ensures that the design aesthetics are preserved.  planning and design In the kitchen, we increased the storage by 75% through a variety of means. First, we went with custom cabinetry that could fully leverage the available wall space. We utilized “magic corner” cabinets that allow homeowners to easily access the hard-to-reach spaces in corner cabinets.  Lastly, we shrunk a non-essential window to allow for a bigger cabinet to be used. This also had the effect of shifting the view away from the deck and perfectly framing the architectural branch of the oak tree outside. In the hallway, we converted an unused niche into a walk-in closet allowing for more storage opportunities. In the dining room, we made a redundant patio slider into a window that would continue to have views outside but allowed for a dining buffet to be added for additional storage. We converted a redundant passage between the living and dining rooms into an Etagere to add interest without blocking light. We incorporated an original mid-century modern curved sofa into the design by re-upholstering it a beautiful blue mohair fabric that is also “pet-friendly”.  Throughout the home, we decided to incorporate various pieces of art from the homeowner’s personal collection. We also took advantage of the existing architectural lines with the varying height differences of the ceiling, especially the zigzag shape of the dropped ceiling from the front door that leads to the dining room. This helps to visually guide visitors from the front door through to the the dining room. Construction Documents provide an essential road map for the builder. Our drawings are detailed which makes the construction easier for everyone. Conceptual Design: with the layout of the spaces, we start on the pretty stuff. We worked with the homeowners on the design aesthetics of the home to provide for an overall look and feel they were wanting. build During construction, as with all of our projects, we worked closely with the builder and trade people to ensure that every phase of the build had design oversight. As with most projects, field decisions are required to address the unavoidable discoveries made during construction. We worked hand in hand with the contractor providing design oversight to ensure the design aesthetics were achieved.  Providing proper support for countertops is a safety measure we verify during construction. It needs to bear the weight of the stone as well as someone climbing or sitting on it. We’re there to make sure light fixtures are mounted at the proportional and correct height. With a 20 feet ceiling it can be tricky finding the right length. success Our full service design allowed for bespoke detailing throughout the home. With the homeowners being art collectors we chose to go with a neutral white for the walls that along with the lighting design provided a gallery style backdrop featuring selected art pieces. Given the homeowners’ love of unique art, we transformed a poorly placed fireplace into a one-of-a-kind 20 ft. tall art installation that became the centerpiece of the home. After coming up with the concept, Bynn worked with a team of local metal-smiths and patina artists to create the art piece.  The direction of the ceiling slats in conjunction with the ceiling’s zigzag movement allowed us to use a deep indigo-black cork wallpaper in the … Continued

San Carlos, CA modern farmhouse kitchen renovation. Full service design included kitchen planning, materials selection, cabinet layout and design, design oversight and renovation management. City:Project Size:Space: San Carlos, CA145 SFKitchen The homeowners are busy professionals; a speech therapist and a tech start up entrepreneur with two young active kids. The home is a typical single story,  simple post-war bungalow built in the quaint suburbs of San Francisco Bay Area.  As is typical with homes from this era, rooms tend to be “boxed in”. This kitchen was no exception. It sat in the corner of the house with walls that boxed it in keeping it private from the main areas of the house while offering minimal storage. Why did builders from this era do this? Perhaps it was helpful in keeping the kitchen mess hidden from guests. Regardless, it made the room feel isolated and claustrophobic. With two active young children in the house, the homeowners wanted to keep a better “visual” on them. They also didn’t want to feel confined in the kitchen and closed off to what was happening with the rest of the house. However, they were very skeptical of opening up the kitchen with dishes and their kids’ mess in full view. They were lacking sufficient countertop space and needed help configuring the kitchen to gain more storage. Before Site survey for photos and measurements. This is a tiny kitchen indeed! BEFORE: Minimal countertop and storage space in this outdated kitchen with laminate countertops.  BEFORE: There’s a kitchen hidden behind those walls. A kitchen is the heart of the home, it should not be enclosed. Planning and Design We began by removing the two corner walls and extending the kitchen out a foot in to the adjacent dining room. This had the effect of instantly opening up the kitchen and made the room feel larger.  Having the kitchen open provided the homeowners the ability to monitor their young children while using the kitchen. Next, we added a “pony wall” to counters behind the sink. Doing so added a few key elements that were important to the homeowners. First it created a small separation and distinction between the two rooms. It allowed folks in the kitchen to stay connected and engaged with folks in the living room. We brought the pony wall up to “bar height” which allowed us to create additional counter space and additional casual seating. Lastly, the pony wall allowed dirty dishes to remain “out of sight” while entertaining (something that was important for the homeowners.)  Lastly, by extending the kitchen slightly into the dining room, this allowed for the migration of the fridge. Which, in turn, allowed us to create a walk-in pantry for additional storage.   Proposed floor plan layout helps visualize how the space could work. Conceptual 3-D Designs help homeowners visualize key aspects of the to-be space.   Concept Boards help homeowners appreciate the cohesion of the various finishes and gives a sense of the overall “look and feel” of the space. Construction During the construction phase, our weekly site visits provide opportunities for design oversight. Design oversight is where unexpected discoveries during the construction process can be addressed in a manner that preserves the design aesthetics. Issues such as unexpected placement of pipes, discovery of sheer walls or impacts of design changes on lighting plans are important to address before the installation of new finished walls and ceilings.  It’s great to see the concept is already making a huge impact to the space. It’s already bigger and brighter. With the installation of cabinets, the space has considerably more storage and has an open feel.  Success We utilized a combination of custom cabinetry, wrap-around-cabinets, reorganization of appliances and additional walk-in pantry to achieve a 50% increase in overall kitchen storage. We delivered, to the homeowners, everything they had hoped for and more.  AFTER: New European white oak engineered floors add warmth to the space. Kitchen and dining room are opened up and connected to one another. AFTER: Using two tone cabinets helped give dimensional interest to the kitchen space. Extra storage provided in the pantry with the addition of cabinets and floating shelves. To view more photos from this project, please visit this link. Are you ready for a full kitchen remodel?

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