Kitchen Plans

So, that wasn’t the last you’re going to hear about the kitchen at the 10th flip.  :)  And now that you’ve seen what the 10th flip looks like, I think it might be a bit easier to see where we’re going with the kitchen plans.

Thanks to all of your feedback, and Sarah’s excellent suggestion of a banquette, I came up with a few new options for the kitchen floor plan (plus one that I really like but doesn’t work due to space constraints).  Spoiler alert: I’ve already chosen a layout, but I still thought it would be fun to show you guys all of the options we were considering.  I hope you agree!

Option 1: Banquette

banquette

I envisioned the banquette looking something like this:

banquette - Southern Living

(via Southern Living)

or this:

banquette

(via I Suwannee)

I like this option a lot, because it’s a space dedicated solely to dining.  However, that might be a negative in a kitchen that could be perceived as being short on storage/counter space?  With this option, we’d have room to add a small counter area by the door to the laundry room – a wine fridge, kind of a beverage station area.  Ooh, and we’re changing the swing of the laundry room door like many of you suggested!

Option 2: Breakfast Bar

Final Kitchen Plan

(You may have noticed that the laundry room appears larger in this floor plan – turns out I had the wrong dimensions in my prior plans (but this one is correct), so you’ll see the size of the laundry room change from plan to plan. Sorry about that!)

This floor plan was my original thought, since the kitchen needed an eating area and a true island isn’t really an option due to the kitchen’s dimensions.  The bar stools would sit on the far side of the breakfast bar (the family room side), which is actually a step down from the kitchen (the family room was originally an attached garage, but a free-standing garage has since been built on the property and the original garage was converted to living space).  The breakfast bar would be counter height, but due to the difference in flooring heights you would actually need to use bar height bar stools at the counter.  Does that make sense?  It would be very similar to the setup below (and we could extend the cabinetry like is shown here so that the cabinets touch the family room floor, except it would be a peninsula instead of an island.

step down from kitchen to family room with breakfast bar

(via Virginia Kitchens)

The negative with this setup is that there isn’t a ton of room for seating, so you wouldn’t be able to have casual dining for an entire family.  I guess in theory you could put counter height stools on the kitchen side of the bar, but that might be strange to have two different heights of stools.  (Or at least I think it would be.)

Oh, and I’m thinking of doing a surface-mount door (like a barn door)!  That could be fun.

Option 3: Banquette on the other side of the kitchen

banquette on other side

Well, hello there!  I don’t know why this option didn’t occur to me sooner, but I think it addresses some of the concerns that people had with the original kitchen plan.  For example, there’s now a lot of room for seating, the kitchen and family room would really flow into one another without any division, and the fridge is now next to the family room.

I think it might look a little strange to have two free-standing banks of cabinets on either side of the laundry room door (one of which is really the fridge), so I toyed with this idea of adding cabinets across the top of the doorway to connect the two sets of cabinetry, like this:

decor pad - cabinets over doorway

(via Decor Pad)

cabinets over doorway.decor pad

(via Decor Pad)

Option 4: Peninsula AND Banquette

Optional kitchen plan

This one was interesting to me since it provides so many options for seating.  But, in the end, I think it made the kitchen kind of cramped, which is definitely something I wanted to avoid.

Option 5 (but not really): Skinny Island

island

I am in love with this option, BUT . . . it won’t work.  On paper the measurements work, but in person the walkways feel too tight.  The island pictured in the floor plan above is only 20 inches deep, which is very narrow (in comparison, kitchen cabinets are typically 24 inches deep).  It might have looked strange, so maybe it’s best that the measurements are saving me from myself.  :)

I envisioned it with solid sides, and a solid divider in the middle running the length of the island (so that the island wouldn’t be see-through like a table, and would look like it has more substance).  Here’s kind of what I was thinking:

Elle Decor - skinny kitchen island

(via Elle Decor)

I think that looks awesome!  Too bad.  But if the measurements had worked out, since the island is so long, we could consider adding cabinets or a wine fridge at either end, running lengthwise under the island, and still have plenty of room for seating.  Also, with this setup you could have bar stools on both sides of the island, which is pretty cool.  But if you got rid of the divider and just closed one side of the island (probably the side by the sink and stove), you could have larger bar stools that would fit entirely under the overhang and keep the walkway a bit clearer, kind of like this (although this island is deeper than what I have in mind):

Threshold Goods & Design - skinny kitchen island

(via Threshold Goods & Design)

So out of all of those options, which layout do you think we chose??

Drumroll, please…

Final Kitchen Plan

Option 2!!  Did you see that one coming?

I didn’t.

I thought for sure we’d choose Option 3 – for quite some time that was the one I was leaning towards.  But, in the end, I became concerned that while it may be something I would like, it might not appeal to everyone.  Some people may walk in and be like, “what am I supposed to do with this thing?”, or “my great aunt Edna’s table won’t fit here”, or “I’d rather have more cabinet space” . . . or something like that.

I’m not 100% sure of our decision, but I don’t think I ever would be, so we had to make our best guess and move forward.  Hopefully we made the right choice!

Tour Our 10th Flip – Before

I know I still owe you an “after” tour of the second story of our 8th flip (and pics of our 9th flip, jeez!), but I need to skip ahead a bit and give you a tour of our 10th flip so that you’ll have a frame of reference when I ask your advice on a few more pressing matters. :) So will you forgive me if my posts jump around a bit these days?

We put a contract on this house the first day it hit the market and closed on it in early August, and we’re really excited about all of the potential that it has!  When we’re finished with it, the house will have 4 bedrooms, 3 baths and 2 living areas, as well as a separate dining room and laundry room in around 2,500 square feet.

Here’s how the house looked the first day we saw it – pretty nondescript, with lots of brown and peachy-tan.

10th Flip - Before

To give you a sense of the general floor plan of the house, I created for you the world’s worst, not-to-scale and not-very-accurate, rendering.  Enjoy.  :)

floor plan before with labels1

And here’s what all of that looks like in real life – the front door opens into a small entryway, which is shown below from the hallway.  However, that hallway is going away – as I’ll explain in more detail later, that coat closet and the little hallway connecting the entryway to the bedrooms is turning into the master shower.  (That brilliant idea was my mom’s, I can take no credit.  Hangs head in shame.)

10th Flip - Before

The doorway that you see on the left-hand side of the photo above leads into the formal living and dining rooms.  We have big plans for this space – the formal dining room (shown at the end with the wallpaper mural) will be framed in to become a fourth bedroom, and the formal living room (with the bay window) will turn into the dining room.  Exciting stuff, people!!  (Or maybe just to me?)

10th Flip - Before

Here’s the view of the formal rooms looking back to the entryway.  Can you imagine a pretty chandelier centered on the bay window?

10th Flip - Before

There is a long wall separating the formal rooms from the existing family room, shown below in all of its paneled glory.  Do you see the doorway with the bifold doors?  Well, that doorway is becoming a huge opening the between the “new” dining room and the “new” living room.  Does that make sense?  The two spaces are going to flow together beautifully.

10th Flip - Before

The “new” living room has a gas fireplace with cool linear brick – which is about the only thing that’s staying.  The paneling, beams, built-ins, fan, flooring, and even that exterior door are all going!  (I’ll explain what’s happening to the exterior door later.)

10th Flip - Before

That little doorway on the right leads to the kitchen, but that wall is being opened up dramatically so that the living room and kitchen have an open vibe.

10th Flip - Before

The peninsula with the gas cooktop lines up with the doorway in the photo above.

10th Flip - Before

And below you can see the opposite wall that backs up to the living room.

10th Flip - Before

You can really see how the kitchen was laid out in the photo below:

10th Flip - Before

Here’s the view looking through the whole space – at the far end you can see the breakfast nook, and beyond that a powder room, and beyond that the door to the garage conversion.  However, nothing about this space is staying the same!

10th Flip - Before

The entire kitchen is being shifted down to incorporate the powder room and breakfast nook (both of those things are going), and part of the “old” kitchen towards the front of the house is becoming a third bathroom that will connect to the fourth bedroom (which is the former dining room) – make sense?  You guys helped me out with the floor plan here.

10th Flip - Before

Here’s a better shot of the old powder room.

10th Flip - Before

Next to the powder room is a door that leads to the garage conversion, a.k.a. the game room.

10th Flip - Before

In it’s current state it is very unsightly, but we have big plans to turn this sucker into an open and inviting family room.

10th Flip - Before

This is the view looking back into the house.  Oh, something fun (sarcasm) to note about this room – there isn’t central HVAC, the laundry is located in here, and so is a water heater.  And the remnants of an old, built-in drinking fountain.  So yeah, we’ve got to fix all that.

10th Flip - Before

There are, however, lots of great windows.

10th Flip - Before

Want to take a look at the bedrooms?  Let’s head back to the “new” living room, which connects to the bedroom wing through that doorway next to the built-ins below.

10th Flip - Before

Oh looky, there’s the hallway.  On the left-hand side are a full bathroom and then the master bedroom.  Straight ahead is a guest bathroom, and to the right are two bedrooms.

10th Flip - Before

The bathroom on the left is going to become the master bathroom, so we’ll wall off the access from the hallway (and there’s already an existing door from the bedroom).  Currently, the bathroom is very pink.

10th Flip - Before

The master bedroom is at the front of the house, and has a single, large closet – however, I’m a little worried that storage is going to be an issue in this house.  We’ll have to see what we can do about that.

10th Flip - Before

Here’s that closet, complete with tinfoil-wrapped shelving (???).

10th Flip - Before

Here you can see how the master bathroom currently has access to TWO bathrooms – let’s hear it for having options.  The door on the right leads to what will become the ensuite for the master, and the door on the left that leads to the guest bathroom will be walled off.  The door in the center leads back out to the hallway.

10th Flip - Before

Here is the tiny guest bathroom.  We will be reworking it to have a tub/shower combo instead of the funky corner shower.

10th Flip - Before

This is the view of the guest bathroom from the master bedroom (but remember, that access is being closed off).

10th Flip - Before

A funky little seat in the funky little shower.

10th Flip - Before

The second bedroom…

10th Flip - Before

The closet and door to the hallway in the second bedroom…

10th Flip - Before

The third bedroom…

10th Flip - Before

And the closet and door to the hallway in the third bedroom…

10th Flip - Before

Okay, now we’ve seen the inside of the house, let’s head out to the backyard!!  This funky little area has three doors from the interior – a bit excessive, in my opinion.  The door on the left leads out from the game room, the door straight ahead is from the kitchen, and an unseen door on the right leads out from the living room.  We have big plans for this space – it’s becoming the laundry room and pantry!  It will be accessed from the kitchen door, and the other two doors will go away.  The laundry room will have access to the exterior, and can also function as a sort of mud room.  I’m really excited about how this change will improve the function of the house (and get the laundry out of the family room).  And my awesome mother was the brains behind this change, too.  :)

10th Flip - Before

That funky courtyard area leads to a great patio with a brick wall that separates the patio from the driveway.  The door that you see below is from the family room.

10th Flip - Before

Thank goodness this house has a detached garage, since the original garage was converted to living space.

10th Flip - Before

Here is the rest of the backyard – we’re still on the fence about the shed.  It’s actually in good shape and I think it could look pretty cute if it was painted…

10th Flip - Before

Here’s a little side by side comparison of the home’s floor plan, before and after the renovation.  Overall, I think we’re making some good improvements.

before and after floor plan

And now you’ve seen it all!!  What do you think about this one so far?

Beverage Center or Wine Fridge?

I owe you guys an update on the kitchen layout at the 10th flip (spoiler alert: we’ve picked a layout), but in the meantime I have a question of utmost importance.  :)

Would you prefer a beverage center, or a wine fridge?

beverage center wine fridge

This is for the kitchen at the 10th flip, and I’m asking because I need to get appliance specs to our cabinet guy.  I’m leaning towards beverage center because it seems more versatile, but maybe a wine fridge seems more high end?  The price is the same . . .

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