AWARDS

NARI CotY 2012 Dallas Chapter Winner

Residential Historical Renovations/Restorations

COTY 2012 Dallas Chapter Kitchen Interior Winner
Exterior
In the early 1900’s the bungalow was a very popular housing type. These houses helped fulfill many Americans’ desires for their own home, equipped with all the latest conveniences. Central to the bungalow’s popularity was the idea that simplicity and high quality could harmonize into an affordable home. The enthusiasm for bungalows marked a rare occasion in which serious architecture was found outside the realm of the wealthy. With its special features – style, convenience, simplicity and sound construction – the bungalow filled more than the need for shelter. It provided fulfillment of the American dream. To their builders and owners, bungalows meant living close to nature, but also with true style.

PROJECT GOALS & HOW THEY WERE ACHIEVED

For this project our client wanted an accurate historical restoration. They bought their “dream home” 10 years ago at a great price due to the amount of work it needed. They were planning to fix it up on their own. After many years of struggling with the home and trying to do the renovation on their own, the homeowners realized that to achieve their dream, they needed a professional to come in and help.

Our company brought in a great design team and together we worked with the homeowners to plan the restoration. Our major focus was to restore the home to its former glory while maintaining the integrity of the original design, provide more storage, and a second bathroom. We worked diligently to give the homeowners an accurate historical renovation while also giving them a well functioning home that works with today’s style of living.

Due to historical city zoning, all modifications had to be within the original footprint of the home. Keeping the traditional flow, we tried to integrate the homeowners need for more working space in the kitchen without disrupting the integrity of the original design.  We utilized the original walk-through pantry area that wasn’t being used by the homeowners and added that space to the new kitchen. Making a few adjustments to the storage areas in the home, we were able to add a second bathroom to better suit the needs of the family.  This follows the traditional guideline of the bungalow being functional.

Existing Floor Plan

EXISTING FLOOR PLAN

Floor Plan Option C - Rejected

FINAL FLOOR PLAN

ENHANCING THE EXISTING STRUCTURE’S FUNCTIONALITY

To benefit the home’s overall function we did the following:

  • Added a second bathroom
  • Finished converting an original back porch to give the home a useful utility room
  • Removed the pillar in the dining area and expanded the cased opening dividing the living and dining room
  • Incorporated an unused breakfast room and two smaller closets to increase the size of the kitchen
  • Relocated water heater to increase storage in closet

The home had a wonderful original concept but we needed to bring the home up to code and fix some of the issues caused by the home’s age. The house tested positive for lead and we had to use lead safe practices. To minimize risk of movement of the house the owner directed us to perform a foundation shim and adjustment before work began.

Laundry room pre-construction

Living Room Before

New dining and living room opening with pillar removed

Kitchen Before

Existing kitchen storage

After removing the dividing wall between the dining and living spaces, we noticed the ceilings were sagging.  Acknowledging the safety risk we had to determine a way to support the ceiling without impacting the floor plan.

 Our solution to this problem was to install a support beam in the attic but due to the roofline of the home and the zoning code’s restrictions on changing the exterior of the building, the support beam could not sit on an outside wall.  Presented with this issue, we had to devise a unique solution to the problem.  Our final solution was to install a cantilevered beam across the ceiling and support the beam more solidly from the other end.

Cantilevered support beam

Cantilevered support beam

Foundation settling was evident in the back bedroom

Foundation settling was evident in the back bedroom

ENHANCING THE EXISTING STRUCTURE’S AESTHETICS

MATERIALS

The 1920’s kitchen stressed utility and convenience. A proper kitchen was equipped with convenient cabinet space and a farmhouse style sink. 

Our kitchen employs these attributes as well as durable repurposed pine flooring and a beautiful and extremely resilient soapstone countertop. 

All new windows and doors used were salvaged to match the existing features. 

LIGHTING

Lighting is a very important aspect for a bungalow home. The amount of windows and natural light let in help differentiate the public and private spaces as well as emphasizing the connection of the home to its natural roots. 

By choosing handcrafted period fixtures we adhered to the style of the 1920’s bungalow while providing adequate light to perform necessary tasks. 

Simplicity and symmetry were the key points to the lighting of this period.  For task lighting we installed under counter lights and a pendant over the sink.  Ceiling mounted vintage schoolhouse pendant fixtures were great lighting choices for the kitchen work space.

A singular pendant with four symmetrical extensions provided overhead lighting in the dining room.  Many exterior windows provide outstanding natural lighting for the home.

In keeping with the period, materials had to be durable and beautiful.  By using reclaimed pine for the wood floors we succeeded in integrating nature with the home.

All of the replacement windows and doors were salvaged to keep with the period.  Any necessary replacement glass was float-glass chosen for its obscured translucent properties.

The countertop surface is 3 centimeter soapstone.  Soapstone has been used for sinks and countertops for centuries.  It is denser than marble, slate, limestone and granite. Since soapstone is impenetrable (non-porous), it will not stain because no liquid will permeate its surface.

Details
Electrical Plan

ELECTRICAL PLAN

Evidence of Superior Craftmanship

Bungalows were designed for the typical American family, with small means but the desire for a charming home.  Beauty of design was obtained by harmony of line, color, and proportion.

By slightly modifying the floor plan we were able to greatly emphasize the visual connection between the living room and dining room, opening the flow between spaces.  The transitions between public and private spaces in the home are delineated with a change in the ceiling height or a cased opening detailed with millwork that relates to the window and door trim.

Bright classic colors complete the design of the home.  A vibrant brick red coats the walls contrasting with white trim. Stainless metal fixtures and cabinet pulls complete the look.

Bungalow homes, with their small footprints, utilized built-in storage to remove the need for excess furniture and make the rooms feel cozy but not cluttered.  Built-in bookcases give the living room organization and provide a logical pathway for lighting fixtures and furniture arrangement.

Dining Room After

Living/Dining Built-in Bookcases

Laundry Room After

STORAGE FOR LAUNDRY/MUD ROOM

Kitchen After

REMODELED KITCHEN VIEW OF NEW LIGHT FIXTURES

INNOVATIVE USES OF MATERIAL AND METHODS OF CONSTRUCTION
USED IN THIS PROJECT

The heart and soul of a bungalow lies in the details.  To keep the historical restoration as accurate as possible we had salvaged lumber taken from homes in the area milled into the pine flooring.  All of the built-in cabinets were designed as they would have been in the period the home was built. 

Detailed casings and moldings were used in keeping with the spirit of the 1920’s.

To maximize the use of space we installed bookshelves next to the fireplace.  All of our cabinets were designed to match the existing full height cabinets the owners requested be retained from the previous breakfast area. Fully inset shaker style cabinets with plain glass and simple molding.  In the kitchen the cabinet hardware was chosen to closely match the original hardware on the butler’s pantry cabinet.

In the early 1900’s, bead board became very popular when used in the more informal areas of the home, kitchen, bath, etc.  It was a way to use up leftover wood from other projects; a thrifty way to add interest to a room.  In the kitchen, laundry, and both bathrooms bead board was applied as an accent.  It gives the whole house a more classic bungalow atmosphere.

 

Construction of new cabinetry

CONSTRUCTION OF NEW CABINETRY

Light Detail

LIGHTING DETAIL

Finished Living Room Bookshelves

FINISHED LIVING ROOM BOOKSHELVES

OVERCOMING DIFFICULT OBSTACLES

In addition to the aforementioned structural ceiling problems, during the restoration process we also discovered the central wall that runs though the entire house was two inches out of plumb. If left uncorrected this would cause several problems for the installation of the cabinets and tile in the new bathroom. 

To correct the issue, we shimmed the sides of the shower walls to plumb the surface so the tile could be installed correctly. All vertical tile joints in the master shower are now aligned. 

Out-of-plumb structural wall

Out-of-plumb structural wall

Location of out-of-plumb wall

Location of out-of-plumb wall

Framed shower with shims to level wall

Framed shower with shims
to level wall

Finished shower

FINISHED shower

At the client’s request the home was completed with an accurate historical restoration while also using modern technology to make the home functional for today’s living. 

By increasing the kitchen space and fixing the structural issues of the ceiling and the load bearing wall, the home was safer and more comfortable for the homeowners. 

Design and attention to the details was a top priority in this project. The layout of the floor plan and the materials and fixtures selected were accurate to the period in which the home was originally built. 

Period colors and lighting add to the atmosphere of the space without detracting from the high quality of craftsmanship. 

BEFORE & AFTER PHOTOGRAPHS

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— Elizabeth L.
from Google

“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.”
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from Houzz

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from Houzz

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