NARI CotY 2020 Winner for Region 5 South Central
Residential Addition Over $250,000
PROJECT GOALS & HOW THEY WERE ACHIEVED
The homeowners of this 1.5-story, Tudor-style cottage house wanted to re-design the existing kitchen, family room, and office to accommodate their family’s lifestyle.
The main goals of the project were to:
- Create open-concept layout
- Update the kitchen finishes and layout
- Add wood-burning fireplace
- Seamlessly blend new construction with existing home
The original floor plan severely separated all three rooms causing the spaces to feel disjointed. To create a more open layout on the first floor, the new design combined the kitchen, family room, and office by completely removing the two dividing walls between the spaces. The plan necessitated a small addition to create the proper flow. A flush wood-burning fireplace was included as part of the 70-square foot addition in order to maximize the floor area.
To ensure the newly remodeled area blended seamlessly with the existing home, neutral finishes with pops of color were utilized and wood flooring was finished to match the hand-scraped wood flooring throughout the entire first floor.
DEMOLITION FLOOR PLAN – FIRST FLOOR
ENHANCING THE EXISTING STRUCTURE’S FUNCTIONALITY
REFLECTED CEILING FLOOR PLAN – FIRST FLOOR
Recessed lighting in the ceiling throughout provides adequate lighting for most daily living. The kitchen contains undercabinet lighting for the expanded counter space, two pendant lights over the custom island, and a pendant over the sink to provide further illumination while cooking or cleaning.
The kitchen finishes were selected to enhance the existing charm of the home. Leathered quartzite countertops and a flat grain walnut island top add texture and warmth to the light and bright color palette. The navy blue island brings a splash of color to the soft and inviting space, while the polished nickel fixtures and hardware highlight the details of the custom cabinetry. The hand-scraped wood floors were finished to blend in with the older part of the home, creating a unified and flowing look that creates the feeling that the new plan has always been there.
Evidence of Superior Craftmanship
Where the range originally stood along an existing wall, now sits a bespoke island with a blue, painted base and a walnut, flat grain wood countertop situated below two chic pendant lights with an antique silver finish adding energy and creating a focal point in the kitchen area.
Custom details were added to the cabinetry, such as arched toe-kick detail, columns at the corners of the island, and pilasters flank the range and the sink to mimic the columns.
After: Butler’s Pantry
A beaded detail was added to the cabinet doors and drawers elevating the shaker-like style. The doors for the appliance garage are pocket-style. Base molding, window, and door casings were custom matched to the trim profiles of the original home.
The custom mantel over the fireplace was designed to mimic the details of the kitchen cabinets.
INNOVATIVE USES OF MATERIAL AND METHODS OF CONSTRUCTION USED IN THIS PROJECT
The homeowners had their hearts set on a wood-burning fireplace in the new connected family room, but the traditional method of constructing a fireplace was not feasible within their budget. We sought after and investigated possible solutions to fulfill this wish. Ultimately, we chose a metal firebox with molded masonry panels to mimic the look of traditional firebrick. Due to the lighter weight of this fireplace selection, we were able to minimize the amount of structural concrete piers needed which lowered the overall cost. The molded masonry panels were painted black to make the Calcutta marble surround and the custom mantle the focal point.
Due to the inclusion of the fireplace, we had to remove one existing window causing a reduction of natural light in the space. To remedy this, we added two new windows adjacent to the fireplace.
With the placement of the new windows, the overall size of the custom-matched window casing, and the requirements of the fireplace surround (non-combustible material clearances), we were unable to install a standard wood mantel per the homeowners request. The innovative solution was to design a custom mantel piece that mimicked the custom cabinetry details (i.e. panels, arches, and molding) and met all the necessary fireplace code requirements without window casing interference. Furthermore, we were able to join the mantel with the marble to create a visually cohesive look.
To make the addition blend seamlessly, all wall construction had to be the same thickness (2” x 4”) as the existing home; otherwise, either the interior sheet rock or exterior brick would be out of alignment. Due to the wall thickness, we were unable to accommodate the standard R-19 batt insulation that would achieve the appropriate R-value. Specially ordered batt insulation was installed in the new exterior walls.
OVERCOMING DIFFICULT OBSTACLES
designed the floor plan with two large cased openings, one in each existing wall dividing the three separate rooms. This
allowed for an improved flow and visibility without having to make any major structural changes. However, as construction
began, it became clear that the homeowners’ lifestyle would be greatly enhanced functionally, and their overall design
aesthetic would be better integrated into the space if the walls were completely removed.
While the space was being redesigned, the homeowners also expressed that they did not want any visible support beams in
the new great room. In order to accomplish this, we had to alter the roofline from hip to gable style in order to fully recess
the support beams into the ceiling.
Before: Hip Roofline
After: Gable Roofline
BEFORE & AFTER PHOTOGRAPHS
Look what Dallas homeowners are saying about Blackline!
“I am likely to recommend Blackline Renovations to a friend because my client is very responsive, innovative, and they're terrific at doing large jobs as well as small jobs.”
— Customer in Dallas, TX
from Guild Quality
“I used Blackline Renovations for a long overdue remodel of my kitchen, laundry, and living room areas. I had talked to a few companies over the years prior to meeting with Blackline. Having had a bad experience 3 years before, I was reluctant to start the process again. Chris and his team seemed different. They were knowledgeable, organized, and seemed excited about the prospects of turning my 1961 kitchen into something I could enjoy and be proud of. This would turn out to be a down to the studs renovation for approx. 50% of my house. Projects of this scope and duration are never without inconvenience, but it went smoother than anticipated. From design (I only had a general idea of what I wanted; few details), to project management, to execution, I can’t think of anything I would change. The end result is beautiful. The people were great to work with, and the results exceeded my expectations. Chris, Taff, and Jennifer listen and clearly care about the work they do.”
— Glen L.
“Blackline delivered a fabulous renovation of our kitchen and den. From design to plan to execution to cleanup, the whole team went above and beyond. The 8-month project was completed on-time and within budget. The quality of the craftsmanship is excellent. We are extremely pleased with the beautiful new space and would highly recommend Blackline.”
— Stacy C.
“We highly recommend Blackline Renovations. Chris, Taff and Jennifer are true professionals. They are responsive, organized, creative and made our bathroom renovation a seamless process. They went above and beyond. If you are looking to do some renovations look no further. We’re looking forward to working with Blackline again.”
— Elizabeth L.
— Darlene & Bill S.
“Chris and his team were always very professional. The scheduling, design and craftsmanship was exactly what I hoped for. I would not hesitate to use Blackline Renovations again and recommend them to friends and family.”
— Joel B.
“We used Blackline for two separate projects over the span of one year, and are thrilled with the results from both projects! Blackline did a kitchen/bath/laundry room remodel, as well as a back deck construction and we couldn’t be happier with the results. The Blackline team was very communicative, knowledgeable and overall great to work with. Would use and recommend them again.”
— Jaime G.
“Blackline Renovations did an outstanding job on my kitchen and master bed/bath remodel. What set them apart was their attention to detail on every aspect of the project. We would meet at my house on a weekly basis to review what we completed the previous week and what was on the to-do list for the upcoming week. It was very helpful to be consistently informed on the work of the project which kept any surprises to a minimum. The team was extremely professional, knowledgable, and courteous. They went above and beyond to make sure I was satisfied with the project all along the way. The quality of work was fantastic. They did not cut corners and kept to the scheduled timeline. I would highly recommend Blackline Renovations.”
“Chris Black and his team took it down to the studs to renovate the kitchen, master closet and new laundry. We also enclosed a porch, refinished the floors throughout, added attic insulation and poured a new driveway for our 1929 cottage. He was great to work with and had excellent weekly communication. We appreciated that he was very well organized and stayed on budget. I highly recommend him and I will use his company again.”
“Blackline Renovations renovated a guest bathroom for our home two years ago. We were and have been very satisfied with their work. Chris Black was professional every step of the way. We were satisfied with keeping to the timeline and budget. I was especially impressed with Blackline’s subcontractors. Everyone did a great job. We would definitely use Chris for future projects and have recommended him to many in our neighborhood.”
— T. S.
“The team has been fantastic and easy to work with. They bring all decisions to me and communicate clearly. The team is always available for concerns and questions. I am constantly updated on the project and workers. Best experience ever!”
— Paige M.
“The completed project looks amazing and could not be any better. Each person we dealt with was very professional, courteous, and they worked with us to make everything as easy as possible. Working with them was super easy and the final product was impeccable.”
“The entire process from initial meeting, design, bid out of costs and actual construction was flawless. We were looking for a turn key contractor and we found it with Chris Black — with the added bonus of very high quality workmanship. We valued Chris’ input on design and construction, his experience gave us confidence. Once we got started, the communication of each phase of the process was detailed, timely. Our quality standards are high — and Chris met each one of them. AND came to the table of with solutions to each problem. We loved that he personally got involved and connected to our project.”
“I’d never lived through a remodeling project, but I’d been warned about it. And in our initial meeting, Chris Black didn’t sugar coat it. He said life would be tough at first, but that I’d love the final product. He was right. We communicated well and often from the initial planning stages, through demolition and construction, and during the final details. Chris gave sound advice, but didn’t flinch when I made unexpected changes. He stayed within his initial cost estimate. The project took longer than expected—but for good reason, and Chris kept me well-informed daily. I love my new kitchen and bath. And while I can’t yet afford my next project, I’ve already talked with Chris about it and look forward to the day it becomes reality. I’ll be a return customer.”
“Chris Black did an excellent job on our garage project. Chris was very professional, attentive to our requests—including the changes we made during the project—and kept us informed on a daily basis of what had happened and what was to come next. Overall, the project went very well, was completed in a timely manner and to our satisfaction. I would recommend him to anyone looking to do new construction or a remodel.”
“Chris Black did an excellent job of keeping me informed of my project at all times. The paperwork was clear and easy to understand. My needs were understood clearly and the end result was exactly what I wanted. I would definitely recommend Chris Black to any of my friends. I love my kitchen… it looks great!”
“I thoroughly enjoyed working with Chris. I felt informed at all stages of the process, and felt as if he truly cared about my satisfaction with the job. Chris was always available to discuss any questions or concerns I had. The process was as painless as I can imagine it could be, and I’m thrilled with the result.”
“I like [Chris Black] a lot, and found his approach quite refreshing. Even more, he followed up consistently and made me feel he wanted the job. I would recommend Chris Black to anyone who would ask. I definitely appreciated all of the efforts that made this a pleasant experience. I hope we will have another opportunity to work together in the future.”
“Chris Black and his team fit the bill for my bathroom remodel. Chris Black was very hands on and kept me informed regularly. He managed his subs accordingly and was very flexible with my decision process and change requests. The project took longer than anticipated, but you can’t rush perfection. I would recommend Chris Black to others seeking professional rebuild/remodel projects.”
“From day one, Chris Black was courteous, fair and professional. They went out of their way to understand what I wanted, then delivered the project early and under budget. I would recommend them to any of my friends or family that are looking for an honest, straightforward and professional contractor.”
“Chris Black was very knowledgeable and professional in all areas of our remodeling. He was open to our ideas, questions, and suggestions and worked very hard to find ways to accommodate any of our special requests. He had a good relationship with all his subcontractors, and I feel that helped make the job go more smoothly and keep us on our timeline. We love our new kitchen, half-bath, and updated ceilings and floors in all downstairs rooms! I will definitely call Chris when I ever need more remodeling work done.”
“Chris Black was thoroughly professional. The project was completed on time, on budget, and with the highest possible quality of professionalism. The few minor problems that were encountered were handled quickly and completely. If I do any building or projects in the future, I’m calling them.”
— A.S. & H.S.
“Strangers coming into your home to rip out walls and fixtures and then to rebuild a large portion of your house is unsettling. But Chris made the process smooth and user friendly. We will have them back for more projects. The quality of the work was excellent and the outcome pleased us no end. They know what they are doing…and they let you in on all the decisions and the step-by-step process. You never feel out of control with them. It was most comfortable working with these guys.”
— J.C. & M.S.
Proudly Serving the Following
Dallas, Texas Neighborhoods
Bluffview, East White Rock Lake, Farmers Branch/Hockaday, Forest Hills, Highland Park, Hollywood Heights, Lake Highlands, Lower Greenville, North Dallas, North Dallas, Northwest Dallas, Oak Lawn, Preston Hollow, Royal Oaks, University Park, Uptown, West Dallas, West White Rock Lake