We are looking to remodel the kitchen and dining room in our condo into an open concept area with an island, brand new upgraded appliances, and substantially increased countertop space and cabinets. For this renovation, we are hoping to incorporate the current foyer, kitchen, and dining room into a large integrated area serving multiple needs – an elegant entry area from the front door, open kitchen with an island that accommodates bar stools, and a spacious dining area with countertops and wall cabinets, that flows into the living area. The dining area should be able to accommodate a dining room table for at least six.
We have attached a current floor plan that labels each wall and some other modifications we plan to make to the guest bathroom and bedroom. In particular, the tub in the guest bath will be relocated as shown in the floor plan, and the existing tub area opened up to the foyer and living room to allow more flexibility for configuring the kitchen island. The closets in the guest bedroom will be relocated.
The constraints associated with each wall are as follows:
• Wall 1 (adjacent to the foyer, containing range and refrigerator). This wall may be taken down, but it also contains piping leading to the exhaust vent (which is on wall 2).
• Wall 2 (adjacent to the hall leading to the living room, containing kitchen sink). This wall contains an exhaust vent, a vertical drain and vent piping that runs the height of the building and cannot be moved. The location of these pipes are identified on the attached current floor plan. We want to take as much of that wall down as possible so that the kitchen can be opened up to the living room area, but the vertical piping will have to be enclosed (perhaps in decorative columns). However, any new sink will have to be in the same plane as the current sink because of plumbing restrictions.
• Wall 3 – This wall may be removed to provide open access to the dining room. The electrical panel is currently located on this wall and can be moved.
• Wall 4 -- This wall contains venting, which will have to be accommodated in the form of a drop ceiling. The door to the outside may be drywalled for the placement of appliances.
• Wall 5 – We are thinking of placing cabinets and countertops along the entire length of this wall.
Some other constraints - the ceilings and floors are concrete and cannot be drilled to create new plumbing channels. The kitchen area cannot be relocated to the current dining area because of plumbing restrictions.
Selection of submitted designs will be based on the design’s ability to: 1) achieve an open flow from foyer, through kitchen, to dining room and living room; 2) provide a large kitchen island that works within the constraints described above. The island should contain the sink, dishwasher and an area that can accommodate at least 4 bar stools. We are very interested in creative island configurations that take advantage of the open area between the kitchen/dining and living rooms; 3) achieve beauty, elegance, and efficiency. We are contemplating a budget of approximately $60,000 - $70,000. We are looking for a contemporary design.