“Big Picture” Renovations: Pulling Together the Pieces to Make a Grander Whole

Sometimes, we take on project homes where the individual main rooms are in good — or even great — condition, but the house needs an overall upgrade. That was the case for this 1980s-era stucco single English manor-style house in Chestnut Hill.

While it’s an attractive structure that includes a two-car garage and a lovely gated backyard with lots of mature plantings, the home had been a rental for a while, and was a bit worn and somewhat outdated when our clients bought it in order to downsize. It had a lot of builder-grade trims and doors, as well as plain drywall throughout much of the lower level. In addition, the house, which is rather sizable at 3,000 sf, felt rather choppy and not at all as grand as it could be. Our job was to give the house character and definition, particularly throughout the first floor.

Here are the solutions we implemented on the lower level:

  • Created and applied an appealing trim, door, and panel program that created a cohesive look and feel that added interest to the walls.
  • Reorganized and upgraded the kitchen range and hood to modernize the appliances and provide better functional space. (Proportions rule! When you have the right proportions, everything feels right.)
  • We will also replace a dated brown glass tile backsplash with new simple running bond tile that has a handmade feel.
  • Installed a new vanity sink, counter, and toilet in the powder room.
  • Installed new oak flooring throughout the kitchen and powder room to blend with the existing flooring, and stained all of the floors in the house a medium-dark brown.
  • Upgraded the lighting fixtures, switches, and outlets. This includes the removal of a Gothic chandelier hanging over the kitchen island and a builder-grade “Italianate” tray ceiling with lighting, which left the whole ceiling simpler and cleaner.
  • Helped select colors and finishes that tie the various rooms together and complement the homeowners’ furnishings, including a mix of new items and things moved from their previous home.

And on the second floor:

  • Created new “his-and-hers” walk-in closets in the master bedroom. We drew up the floorplan of the room with the furniture our clients wanted to use, and then identified the logical placement of the closets. We also moved and upgraded the lighting outlets and switches so they made more sense. By adding inches to the width, a foot to the length, and installing pocket doors, we freed up floor and furnishing space, and netted our clients a walk-in closet more appropriate to a master bedroom. The previous closets, while somewhat large, were not originally laid out for the sizes needed to get the maximum hanging and storage space.
  • Helped refit the clients’ existing custom office furniture into their new office space. Again, we drew a floorpan to determine where their belongings would best fit.
  • Assisted with selecting colors, lighting fixtures, and accessories.

In the end, we didn’t move any walls (except for the master closets), and we didn’t do full renovations of the kitchen or bathrooms, but we did make this house feel a lot grander. Now, when these clients entertain or return home from their work travels, they can feel their house wrap around them with solid comfort and long-lasting style.

In the Works: Condo in the Sky Project Design

condo in the skyFor the past couple of weeks, we’ve been deep into the project design phase for our Fairmount penthouse condo project. As you may recall, our clients are downsizing into this 1960s-era condo from a handsome historic brownstone on St. James Place in Center City. They called us to manage the project and get them into their new location as quickly as possible while making good design decisions for their new home.

As with most downsizing project designs, our clients are bringing some great pieces and ideas from their prior home with them. We find that people who have owned a home and renovated in the past know a lot about what makes a house feel like home for them, so we certainly welcome those ideas. But in a case like this one, where the two homes are so very different, and the clients are in a new stage of their lives, we try to help them consider some new options, too. On our Pinterest board, you can see some fun selections we came up with after we saw the condo, along with some things we know these clients will bring with them, including a lovely collection of Russian tea services.

The condo has some very high ceilings, and the electrical runs for lighting these areas are very limited and controlled by the building rules. So we selected some lighting options with these issues in mind. Possibilities include runs of delicate pin spots of track lighting, awesome chandeliers, surface-mounted Italian fixtures, or combinations of all of these options. Designs by Parzinger came to mind, with their combinations of brass, white, and black with chrome. Some fixtures will be features, and some will be invisible, with only their effect on display.

We’re also presenting options for the following:

  • Textured tile and counters that either look like or are stone — white, black, crisp, and natural
  • Chic, new pre-finished wood floors in a warm walnut finish
  • Railings or screens for the mezzanine

During this brainstorming phase of a project design, ideas flow and move quickly. We bring samples on site and take the clients to suppliers to see materials. The “decided” list grows, and soon everything will be selected and placed into the drawings, specifications sheet, and, most importantly, the budget.

Stay tuned for updates on this project, as we hope to move to the construction phase soon.

Condo Reno: Meeting the Unique Challenges of City Projects

Condo Renovation - Unique ChallengesWe just started a new project for a repeat client, for whom we previously renovated a kitchen, dining room, and added a finished family room with full bath in the basement in a lovely 1860s Victorian rowhome on St. James Place in Philadelphia. While that location — like most city projects — presented some logistics and access challenges, we were able to work around them by parking on the street to unload equipment and materials and then moving to paid parking for the duration of the day. Because we have spent decades working on city projects, issues like these are all in a day’s work for us.

The clients’ new project home is a lovely modern Art Museum penthouse condominium featuring a stunning array of windows with spectacular views of the city. We are eager to dig our hands into this comprehensive whole-home renovation, but it does require some additional considerations in terms of planning and execution.

Clearances — We met and worked with the management team, the dock manager, and the building’s physical plant manager to gain clearances, review plans and schedules, and get the green light to begin work.

Protection — During demo, we protect the carpet in the public hallway, covering the path from the unit to the service elevator with a special plastic that protects from dirt and damage. This plastic must go down every morning and come up every afternoon — a process that takes about an hour within the allotted work hours of 8 am-4:30 pm.

Sub Considerations — The demo phase requires our electricians and plumbers to disconnect various system elements. Plumbing is especially important since any pipe broken during demolition could flood the many floors below us. Being an older building, the plumbing system requires us to shut off a whole section of the building to work on our condo’s pipes, and this is restricted to limited time periods during the day. Planning and permissions for these temporary water shut downs are quite involved and can take 2-4 weeks to execute.

Elevator Usage — In order to begin demolition, we had to secure time on the service elevator in advance, with residents moving in or out of the building getting first dibs ahead of us. The service elevators in this building are larger than some, but are small by construction materials standards at 4x5x10’. As is common in many older buildings, the elevators can go down temporarily or even stop for the day, in which case we have to use the elevator on the other side of the building and travel through more hallways.

All of this goes to say that we have to be even more organized and do more preparation than we typically do for our other city projects. The good news is it’s already paying off in how well the job site is set up for the demolition crew, as well as how neatly the debris is staged for removal. Our work space looks tidy while we wait for the elevators to become available again, then continue to remove these items to a dumpster waiting at the loading dock.

Stay tuned for photos as we make headway on this challenging project!

In the Works: Center City Trinity Gets Underway

img_4446This week, we are in the framing and rough-in phases for our Center City trinity project. Because of this home’s small, tight spaces, we are approaching the renovations a bit differently than we normally do. Typically, we like to fully complete framing before asking our subcontractors to come in to work in a particular order. However, because of the complexity of the spaces being fitted on this project, the carpenter will do some of the framing, then the plumber and electrician must fit some elements, and then the carpenter has to do more framing before the other two come back through to do yet more rough-in work. The same process will go for the HVAC work.

The image shown here illustrates some of the original character-filled waves, sags, and bumps of this historic house. Some of these will remain, while others have to be squared up and made flat, mostly due to the mechanicals and finishes that will be installed later. This customized approach is very unique to how Myers Constructs works, and, in part, it’s what makes our projects look different from the work of other remodelers — and especially different from new construction. Our projects never consist of giant drywall “boxes” inserted into old houses. We always follow the rules of proportion already in place in every old house, and we work to enhance the existing character wherever possible. We believe this approach results in making both impactful design statements and happy homeowners.

Center City Trinity: Small Space Expert Design Solutions

pied-a-terre_small spacesWith the advent of the tiny house and sustainability movements, and the popularity of books like Marie Kondo’s “The Life-Changing Magic of Tidying Up: The Japanese Art of Decluttering and Organizing” and Sarah Susanka’s Not So Big series, many folks are looking to reduce their footprint and renovate smaller spaces. Here in Philadelphia, we have lots of modestly sized older homes and among them is no greater example than the original “trinity” — a small townhouse built in the 1700s or early 1800s with one room on each of three floors, typically configured with a first-floor kitchen/family room, a second-floor bedroom/bath, and a small third-floor living space. Sometimes referred to as a “Father, Son, and Holy Ghost house,” these modest but charming homes usually feature a fireplace with a pocket staircase tucked behind the chimney and overall square footage of well under 1,000 sq ft. Many of the city’s original trinities, especially those found in neighborhoods like Washington Square and Society Hill, have been modernized, expanded and sometimes combined into larger dwellings that accommodate families with larger kitchens, bathrooms, and additional bedrooms on upper levels. However, you can still find many authentic trinities in the city, commonly as rental properties in areas like Fishtown, Chinatown, and Northern Liberties.

We have been working with our clients on a genuine trinity in the historic Pine Street section of town, on what used to be Antiques Row. For our trinity, we have been asked to develop creative and efficient small-space solutions to make it comfortable by modern standards without expanding its footprint, because it’s bound on three sides by other houses. This takes strong design skills, discipline, and experience. While many features have to be specified to perform double- and triple-duty functions, any built-ins and furnishings must be scaled appropriately for the proportions of the home. But one needs to be careful to not treat the house as a miniature, as the finished space needs to serve real-sized humans! Each system needs to be specified to bring efficiency while only occupying a small piece of the overall footprint, and understanding how to use some of the options that were popularized by the sustainability movement, such as on-demand hot water heaters, has served us well. Looking for multi-function solutions can bring great value and sometimes, contrary to what some might think, we sometimes specify larger fixtures that offer multiple functions, which can net a higher functioning space.

In the end, the best design is always design that you don’t notice, but this is especially true when working with very small spaces.

With demolition starting this week, we’ll keep you in the loop on updates to this project!

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Sneak Peek: Center City Pied-à-Terre Project in Pictures

Here, we share just a few images of the exciting progress being made on our Lombard Street project.

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The Myers Made™ custom cabinetry delivery is in place, ready for installation. These are custom cabinets sized to fit this small house to a “T.”

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Our design team and the clients wanted to make the most of the exposed brick in the kitchen. Instead of hiding this wall with cabinets and drywall, the team came up with a clever method for hanging a custom honed granite backsplash and shelf on this cooker wall. The custom black iron brackets will be hidden behind and below the black honed stone once it’s installed.

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A pretty and updated Eastern mosaic tile in the master bath. The vanity is wall mounted, so it feels lighter in the small room than a standard model that sits on the floor. You can see the vanity goes from one wall to the other but doesn’t interrupt the window. That good design gives the room a nice, well fitted feeling. We will use a trough sink with two faucets and two drains to get the same function as two sinks, which would have required much more space.

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This is a shot of the custom mosaic tile for the first-floor powder room wall. Each color was placed on this sheet of plywood so the “random” pattern could be installed. I joke about how much planning random patterns actually require. Inevitably, handmade random tiles illicit nervous reactions from clients who choose them. Clients often worry that the result will look different than they imagined, or that the handmade quality will be too evident or might need to be adjusted to be “more random,” but they end up loving the final result.

Stay tuned for progress reports on this project.

One Great Project Ends; Another Begins

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Over the next couple of weeks, we will be winding down an extended multi-phase whole-house renovation in a historic twin home in Philadelphia’s Fairmount neighborhood. While the last of the subcontractors are scheduling their trim outs, the painters just finished up inside. We expect the exterior paint, gutters, and roof details to happen soon now that the temperature has warmed up. The deck is complete (see Facebook for photos ) and ready for the homeowners to put plants in the beautiful custom planters. We have our punch list items to complete and are ticking off our list. Meanwhile, the homeowners have scheduled their cleaners and movers and are thrilled to be able to move into their newly renovated historic home.

As that project comes to a close, a new whole-home renovation at a pied-à-terre across town is picking up steam!

Before the demolition phase, we applied for and were granted street space for our dumpsters. This is pricey, but very necessary in the city, where most houses don’t have driveways. While some contractors avoid city projects due to challenges with historic agencies, neighborhoods, L&I, and other agencies, we embrace it.

Demolition is now already underway on the first floor, and the rest of the house will be cleared out later this week. Long-lead items like cabinets have been ordered, and the various subs are scheduled. Stay tuned to our website and FB page for more updates as this project progresses!

New Projects Spring Into Action: Center City Pied-à-Terre

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This week, we began an exciting new whole-house makeover for a lovely pied-à-terre in Center City Philadelphia. This charming 2-story, 2-BR, 2-BA house was recently purchased by a couple who is downsizing from their prior home on the Main Line, where we did renovations with a large addition over 10 years ago.

The home was previously renovated sometime in the 1990s by its owner-occupant, an architect, who did a lot to enhance its good bones. Now, our clients want to really bring out the charm and style of this small house and make it one they can enjoy for decades to come.

The project involves adding a half-bath just off the new kitchen space on the first floor, so the homeowners’ aging parents can visit without having to climb stairs. We’ll also renovate the existing bathroom on the second floor, reconfigure the bedroom with a walk-in closet, and transform the TV-viewing area into an occasional guest room, music and relaxation space. And we’ll also redesign the kitchen so our customers, who love to cook, can do so enjoyably with family and friends. The new kitchen will feature a custom booth with storage, custom table, a sous chef station in the kitchen and, of course, our high-quality Myers Made™ custom cabinetry.

Throughout the project, we will be replacing leaky windows and doors with new, high-quality historically sympathetic units and building in many custom furniture items — including TV and eating areas, storage cabinets, shelves, and walk-in closets — so they fit this space in the most efficient manner possible. Our work scope includes options for furnishings as well as color and fabric selections that will bring the project together.

We always bring thoughtfulness and care to our projects. When we have a small-sized house like this one, everything has to be what we call “boaty.” Just like in the cabin of a fine boat, everything serves double or triple duty, it’s built in, and it’s beautiful.

Be sure to check in on our Facebook page and sign up for our newsletters to receive updates on what promises to be a charming and fun Spring/Summer project.

Basement Theater Remodel Wins NARI Award!

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Most of you will remember the Mt. Airy basement renovation we recently completed for clients who wanted to transform a previously underutilized space into a beautiful theater and entertainment room. We’re thrilled to announce that this project just won a NARI 2016 Regional Contractor of the Year (CotY) Award in the category of Basement $50,000 to $100,000 — Region 1/Northeast! In this national competition, regional awards are presented first, with national winners announced in April at the National Business Meeting of NARI in Austin, TX. We’re really proud to be honored in this way by The National Association of the Remodeling Industry, which sets the standards for quality and professionalism in our industry.

Project recap: Previously an unfinished basement, this space now has lots of different areas to relax, think, be entertained, and play music and games with family and friends — including a library with reading nook and a movie-viewing area that seats 10 in reclining leather seats with cupholders. The viewing room is framed by custom theater curtains, and the lobby features a gallery of large-format photos of our clients’ travels to libraries and theaters around the world. The walls in the new space are painted in deep, rich colors, and we worked with our homeowners to select new carpet, draperies, and light fixtures to pull the entire room together. We called in our A/V pros to set up the TV and audio and tweak the home’s wireless router system to ensure that all of the elements work together seamlessly.