Archive for the 'Architecture' Category
Designing a Kitchen
We thought that designing a new kitchen would be relatively straightforward. Really, how hard could it be? Pick a cabinet design, choose the appliances, then the finish details, and away we’d go. We already had a good idea of what we wanted in a kitchen, so we thought the design part would be easy.
As it turned out, there were a number of challenges that we did not foresee. The shape of the room was the first we encountered. We wanted to consider alternative layouts, but after doing some quick sketches it was clear that the room was not quite wide enough for many of the ideas. In addition, the many windows and doors also made alternative layouts tricky. Our current kitchen has more of a modern feel, and we forgot to consider the details, like moldings, when thinking about a traditional remodel. Designing a space that met our needs, while remaining within our budget, proved to be the final hurdle.
Fortunately, we’re not trying to do this project on our own. We know Christian Winkley of Oxford Builders quite well and have been impressed with the work he has done in the neighborhood. Christian introduced us to his brother, Josh Winkley, who designs and builds custom cabinetry as Maple Tree Cabinetmakers. Together they have guided us through the design process to make sure the remodeled room will be functional, look great, and come together smoothly.
Here are some of the specific issues that we’ve discussed in detail:
Changing the traffic flow through the three rooms in question will make a big difference in how the space feels and is used. Currently, we enter the home through the mudroom and then proceed directly to the butler’s pantry, where we can continue on to the dining room or turn into the kitchen. The butler’s pantry is essentially a pass-through with a shelf and drawers that collect random stuff. It isn’t integrated into either the kitchen or the dining room. After looking at the home’s original blueprints, Christian suggested that we restore the original doorway from the mudroom to the kitchen, and remove the door from the mudroom to the butler’s pantry. This will allow the butler’s pantry to be used in a more traditional manner with numerous cabinets and as a natural connection between the kitchen and dining room.
We were interested in a much larger opening between the kitchen and the butler’s pantry than the current standard door, and had convinced ourselves that removing the wall entirely would be the best solution. Josh was initially fine with the decision, since it made the cabinet layout easier, but quickly realized that it didn’t feel right to him. He mocked up a version that contained a framed door and asked if he could come back to talk about it. We went over the pros and cons, but at that point still kept the unframed opening in the plan. Fortunately, Josh didn’t give up. He consulted with Christian about the decision and came back a second time with both a stronger argument and a more refined mockup that addressed many of our concerns. We’re now planning to do a framed door to provide a distinct transition between the two rooms.
Josh has also been influential in numerous other design details, helping to make sure that the project will all come together at the end. We’ve talked about how the cabinets should look in the butler’s pantry, and how to do the chair rail in the kitchen. He’s figured out how to make the oversized sink we planning to get work from both a logistical and an aesthetic standpoint. And we’ve debated at length about where best to put the trash can in the finished room.
Our kitchen remodel would turn out very differently if we had not gone through a detailed design process with Josh and Christian. We’re excited about the project and very glad that we’ve had them making suggestions about how to do things better, and in many cases simply handling details that we would otherwise not notice. Being able to rely on their experience makes us much more confident that the final result will be both functional and beautiful.
Welcoming 2010
Don’t worry, we still exist! 
December was a refresh and recharge (and work) month for us, so we decided to leave the blog alone for a bit, as we figured most of you had other things to be doing too.
We were doing real estate during the month though, of varying degrees of importance.
I received several calls from people that are thinking about selling their homes this spring, so I’ve started meeting with them to determine what, if anything, they need to do to make their homes sale ready.
Kyle and I showed lots of properties, helping one buyer find a new home and getting others ready to make the big decision once the right home shows up for them in the spring.
We spent a lot of time in the kitchen preparing for various parties and family celebrations. It made me realize just how dysfunctional the current space is; the sink is in the wrong place, there is too much unusable countertop space, the stove doesn’t fit baking sheets in a portrait position. So, it gave us some more things to consider regarding the layout of our future remodeled kitchen.
I found an organization that will be taking away our current kitchen. More on them in a late January post.
We found a new blog about living and working in Downtown Hartford.
I got Kyle a super book that’s an Encyclopedia of Domestic Architectural Detail. Further strengthening our position as house dorks.
We reviewed our business accomplishments for 2009, set our goals for 2010, and spent a substantial amount of time working on a new quarterly publication that will be focused on analyzing real estate market data for Hartford County. More on that mid-January.
Wishing you and yours a happy, healthy and prosperous 2010!
Zoning & Density in Hartford’s West End
On Thursday, October 29th, the West End Civic Association (WECA) Planning & Zoning Committee met to begin a conversation about many of the zoning-related issues that the neighborhood found contentious during the past year. The agenda listed density as the main topic, with specific mention of converting existing properties to include more approved units, new condo and multi-unit developments, fairness issues around illegal rentals, accessory dwelling units, the financial impact of zoning decisions on homeowners, and finally the fairness of zoning decisions on homeowners.
John Gale, committee chairman, kicked off the meeting with a brief history of zoning in Hartford and the current zoning in the neighborhood. Most of the area north of Farmington Avenue is zoned for single family, though there are a few blocks that allow more density. South of Farmington Avenue is zoned for higher density residential buildings. From there he transitioned to a quick survey of recent WECA Planning & Zoning Committee topics and positions. The stated goal of the meeting was to start a conversation, and to begin the process of working towards a WECA policy on common zoning issues in the neighborhood.
A Wide Open Discussion, Or Not
Once the floor was opened to the attendees, the discussion quickly narrowed to “problem properties,” which were all multi-family homes. The group seemed most concerned about nuisance issues (noise, traffic, parking, …), and discussed the appropriateness of using zoning laws as a primary strategy for fighting back. Although the zoning laws are clear about what is allowed, they are implemented inconsistently. Ambiguities seem to arise from bureaucratic issues like the Assessor and Zoning departments classifying properties differently, and the policy of zoning enforcement on an “as needed” basis. As a result, owners currently have the flexibility to use their properties in ways that conflict with zoning laws as long as they do not upset their neighbors and get reported to the city.
Overall, the group seemed to like that the zoning laws were inconsistent. Multiple attendees noted that the nuisance neighbors were more often than not living in multifamily properties owned by absentee landlords and configured in ways that conflicted with zoning. Others spoke about the limited success that they have had in working with the police department to address “quality of life” issues. Reporting the properties for zoning violations was an effective way to get the attention of the owners, and ultimately address problems caused by the residents.
A minority of the group spoke out against the zoning ambiguity, primarily on the grounds that it was bad business. One attendee described the ordeal he has been through after purchasing a multifamily property. His good-faith efforts to bring it into zoning compliance and improve the property have been halted by confusion within the city about what is allowed. The property in question is categorized differently by the Assessor and Zoning departments, and research by his attorney has uncovered evidence that a third use may predate the city’s 1968 implementation of zoning laws. Other attendees also described their challenging experiences in securing permits.
As a real estate agent trying to sell homes in the West End, it is very important to accurately describe, and advertise, a property so that potential buyers and other real estate agents know exactly what uses are permitted. This is obviously a challenge if the official policy is that many current uses are technically illegal, though allowed through non-enforcement.
But What About Density?
The question of density was not truly the focus of the meeting, though it surfaced periodically and again divided the group. Those supporting increased density generally advocated recognizing existing 3-families and allowing both 3rd-floor rentals and accessory dwelling units. They argued that density is good for local businesses, property values, expanding public transit, and energy efficiency. Those opposed to increased density focused on the traffic and parking issues that already exist in some areas of the neighborhood. The majority seemed to support increased density in theory, though the link to absentee landlords and nuisance neighbors seemed to make many feel it would not be right in practice.
Larger questions about density went unaddressed because no one raised them as issues. The Committee has held meetings to discuss proposals for a vacant lot on Kenyon, the former Medical Society building on Scarborough, and the University of Hartford Asylum campus. Each meeting drew numerous West Enders with a direct interest. And each meeting ended with the neighbors in attendance against aspects of, or all of, the proposed project.
An Important Conversation
Working together as a neighborhood to find agreement on zoning and development issues is challenging, but important, work. Previous meetings have demonstrated that there is not a single consensus among all interested parties. Taking the time to find common ground will allow WECA’s representatives to head off unacceptable projects on the neighborhood’s behalf, which will hopefully reduce the number of emergency zoning meetings. Perhaps the conversation will also help identify uses to encourage for specific properties.
This meeting was the first to allow a forum for the West End to be proactive in addressing a subject about which many have very strong feelings. We encourage everyone to get involved in the discussion by participating in the next meeting and raising issues that are important to them. Ideally, the effort will be able to identify policies that represent the neighborhood’s collective opinion so that owners and potential owners know what to expect when looking to change the use of their property.