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Maple raised panel cabinets, a double wall oven and a granite peninsula with an undermount sink in a Scottsdale kitchen before remodeling

Kitchen Remodeling, Scottsdale

Get the Association to Say Yes Before Anyone Swings a Hammer

In McCormick Ranch, Gainey Ranch and the other planned communities around Scottsdale, the kitchen remodels that stall are rarely stopped by the city. They are stopped by a design review letter nobody asked for. We put that submittal together first.

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Design review submittal before demolitionCity of Scottsdale permits pulled for youExterior changes flagged at the first visit

Notes on Review, Permits and Kitchens

What to sort out with your association and the city before the demolition date is set.

Scottsdale Kitchen Remodeling: Why the Open Plan Is So Loud

Spacious modern kitchen featuring a wooden ceiling, island countertop, and stainless steel appliances in Scottsdale, AZ

A room that sounds wrong is hard to name and impossible to ignore. Somebody at the dining table repeats a sentence twice, the kids get louder because they cannot hear themselves, and by the second hour of a family dinner half the household has drifted off toward the bedrooms without anyone saying why. Nothing in the room is broken. The stone is beautiful, the ceiling is generous, and taking out that wall was supposed to be the thing that finally let everyone be in one space together. The wall was doing acoustic work that nobody put a price on, and it is gone.

What you hear in any room is mostly reflections rather than the direct path from a mouth to an ear. Every hard, dense, glossy surface returns nearly all of the energy that strikes it, and those returns arrive a few milliseconds late and smear whatever came before them. Speech is the first casualty, because consonants are short and quiet while vowels are long and loud. Let a room's tail of reflected sound run long enough and the consonants land on top of each other. Listeners get vowels plus guesswork, which is exactly what it feels like to ask a question across an island and be answered with "what".

A small tiled room makes the point at full strength, which is why a bathroom remodel is the cheapest acoustics lesson available in a house: strip a space back to hard parallel surfaces and your own voice comes back at you with an edge on it. A kitchen opened into a great room does the same thing over a longer distance and a longer delay. Worse, every finish that makes a kitchen worth having is a reflector. Quartz, porcelain, glass cabinet fronts, lacquered doors, a wall of stainless steel, painted drywall. There is nothing in the material list that absorbs anything.

Local housing stock pushes the problem further than average. A great deal of what gets remodelled in Scottsdale was built for heat and for a look: large format tile or polished concrete instead of carpet, a single volume running from the range to a wall of glass, ceilings at ten to twelve feet or an open shaft above the dining area, and hard smooth surfaces outside the slider as well. Soft furnishing is thin on the ground, because nobody chooses heavy wool and layered drapery for a desert house. Then in the good months the sliders stay open for weeks, which adds the pool equipment and the neighbour's dog to everything the room is already doing to itself.

The machines moved into the living room with you

Before the plan opened up, the dishwasher ran behind a wall with a door on it. Now it runs a few feet from the sofa, and it is one of three appliances that got promoted from background to foreground without being consulted.

Dishwashers are the easy one, because they are the only kitchen appliance routinely sold with a published sound rating. The spread across a single showroom floor is wider than most buyers expect. The cheapest machines sit in the low fifties of dBA, mainstream models in the middle forties, and the quietest in the high thirties to low forties. Those are decibels and not a marketing scale, so the differences are worth understanding: roughly a 10 decibel drop is perceived as about half as loud, while 3 decibels is close to the edge of noticeable. A machine in the high thirties reads as a hush from across the room. One in the low fifties competes with television dialogue at a normal volume, every night, for the life of the kitchen.

Range hoods are rated in sones alongside their airflow, and the two numbers argue with each other. A hood moving serious air through a small duct is loud because the air is moving fast and turbulently, not because the motor is bad. Three specification decisions fix most of it. Put the blower somewhere else, meaning an exterior wall or roof mounted unit that leaves the noise outdoors instead of over the cook's head. Use the duct diameter the manufacturer asks for rather than whatever fits the joist bay, since undersizing a duct raises both velocity and noise. Use smooth rigid metal with as few elbows as the route allows, because flexible duct is a noise generator in its own right. Taken together those three let a household actually use the high setting, which matters, since the quietest hood in the world is worth nothing at the speed nobody is willing to switch on.

The refrigerator is the sneaky one. Compressors and condenser fans rarely come with a published number to shop against, they cycle unpredictably, and they sit at the end of a cabinet run with a hard floor in front of them. An undercounter beverage unit built into the island is often the loudest thing in the room, humming at knee height exactly where people sit. Specify generous clearance at the back and top so the condenser is not fighting for air, keep the ice maker out of the wall that backs the seating, and where there is a choice of bay, put the compressor side away from the sofa rather than pointed at it.

Soft close is not a luxury upgrade

A kitchen also makes noise that has nothing to do with motors. Drawers slammed, doors clapped shut, a trash pull-out hitting its stop, a pan lid dropped into a deep drawer, a stool scraped back over tile. In a closed kitchen a wall muffles all of it. In an open plan each one is an event in the living room.

Soft close hinges and undermount runners on every box, with no exception for the cheap doors nobody looks at, do more for the daily sound of a kitchen than any wall treatment. Add felt or thin cork liners in the drawers that hold pans and lids, a dampened stop on the trash and recycling pull-out, and real glides on the dining chairs and barstools. These are small line items on a quote and they are usually the first things cut.

Absorption that still looks like a kitchen

The honest fix for a ringing room is soft mass, and the craft is putting it where it works without the room turning into a recording studio.

Reflections off the ceiling above the dining table are the highest value target, because that surface returns conversation straight back down into the middle of the group. A wood slat ceiling with insulation or fabric behind the slats is the usual architectural answer, and it reads as warmth rather than as treatment. Over a smaller area, upholstered panels printed with artwork do the same job on the wall at the dining end, and nobody who has not been told will identify them.

Everything else is furnishing, chosen on purpose rather than afterwards. A large rug with a thick pad under the dining table removes more energy than any single decorative object, and it kills the chair scrape as a bonus. An upholstered banquette along one side of the table is absorption and seating at once. Fabric dining chairs beat moulded ones by a wide margin. Drapery stacked at the slider, even left open most of the time, breaks up the hardest wall in the room. Open shelves loaded with books, baskets and uneven objects scatter sound instead of returning it flat. None of that looks like acoustic hardware, and in aggregate it is the difference between a room that rings and a room that feels calm at the end of a long day.

Where the television goes decides the volume of everything else

The default layout puts the television on the wall directly facing the kitchen so the cook can watch while working. That arrangement lines the noise sources up with the speakers, so whoever is watching raises the volume to clear the dishwasher and the hood, and the raised volume then gives the cook licence to clatter harder. The room spends every evening in an arms race with itself.

Turn the screen off axis instead. A television set at a diagonal to the work zone, with the soundbar or speaker at seated ear height rather than low beneath a tall mantel, lets a viewer follow dialogue at a much lower setting. A near speaker always beats a loud distant one. If the cook genuinely watches while cooking, a modest second screen in the kitchen costs less than the acoustic penalty of making one screen loud enough for both ends of the room.

Put quiet in the contract, in numbers

Quiet is bought at specification time and cannot be added at the end, so it belongs in the written scope rather than in a hopeful conversation. Name each appliance model along with its published sound rating. Name the hood blower location, the duct material and the duct diameter. Specify insulation in the interior partitions behind the kitchen and around any adjacent laundry, acoustic sealant around the outlet and switch boxes in those walls, and a solid core door on the pantry and laundry. Specify soft close hardware on every drawer and door, in writing, because that is the clause that disappears during value engineering. Carry the ceiling or panel treatment as a named allowance so it survives the first round of cuts.

Then agree what the acceptance walk includes. Run the dishwasher and the hood together while two people hold a conversation across the island. That is the test the finished room has to pass for the next twenty years, and it is a reasonable thing to ask a remodeller to stand behind.

Two tests worth running before the cabinets arrive

In the gutted shell, clap once and listen to the tail. A long bright ring in an empty room predicts a long bright ring in a furnished one, because furniture supplies very little absorption unless somebody planned for it. A phone sound meter app is fine here even though it is not calibrated, since the comparison between before and after is the useful part rather than the absolute number.

Second, go to the showroom and run the hood at the speed you will really cook with, not the low setting the salesperson demonstrates, and stand where the cook stands. Do the same with the dishwasher, door closed, and then step back to about where the sofa will sit. A Scottsdale great room with the sliders open in February forgives a great many design decisions. Appliance noise is not one of them.

Before You Demolish the Kitchen: HOA Design Review in McCormick Ranch and Gainey Ranch

Before You Demolish the Kitchen: HOA Design Review in McCormick Ranch and Gainey Ranch

Here is a sequence we see more often than we would like. A homeowner in a Scottsdale planned community picks cabinets, signs a contract, sets a demolition date and pulls a city permit. The old kitchen comes out on a Monday. By Thursday there is a letter from the management company asking why an exterior wall was opened without architectural approval, and the project waits for the next committee meeting with a bare slab where the kitchen used to be.

Nobody in that story did anything unreasonable. The kitchen is inside the house, and it is natural to assume the association has no interest in it. The problem is that a real remodel rarely stays entirely inside.

This post walks through how design review usually intersects with a kitchen project in communities like McCormick Ranch and Gainey Ranch, what to gather before you talk to the committee, and how to order the work so an approval never has to undo something already built. Every association writes its own rules, so treat this as a way to ask the right questions, not as a statement of what yours requires.

Why a Kitchen Ends Up in Front of a Committee

Master planned communities exist partly to keep the neighborhood looking consistent. Their governing documents, usually the CC&Rs plus a set of design guidelines, give an architectural or design review committee authority over changes that affect the exterior appearance of a home. Interior finishes are generally outside that authority. The friction is at the boundary.

A kitchen touches the boundary in more places than people expect.

The Range Hood Has to Vent Somewhere

A ducted hood is the right choice for most kitchens, and particularly for a Scottsdale kitchen that already fights summer heat. That duct ends at a termination on the outside of the house. On a single story ranch home it is often a wall cap on the stucco. On a home with a concrete tile roof it may be a roof jack that has to be flashed and blended into the tile.

Either one is a new object on the exterior. Committees commonly want to know its size, where it sits on the elevation, and what color it will be. A bright galvanized cap on a painted stucco wall is the kind of detail that gets a submittal sent back.

Windows and Doors Change the Elevation

The window over the sink is one of the most common things people want to change. Making it wider, taller, or lowering the sill to create a pass through to the patio all alter what the house looks like from the yard. So does replacing a sliding patio door with a folding or multi panel door, which is a popular change in a climate where the patio gets used much of the year.

If your yard backs onto a golf course, a greenbelt or a common area, expect that elevation to be treated as visible, because it is.

Outdoor Kitchens Are Their Own Project

Many remodels grow a patio component. The indoor kitchen gets done and, since the plumber and electrician are already on site, a gas line gets extended to a built in grill, along with a sink and outlets. That outdoor structure, its roof or shade, and its footprint in the yard are almost always reviewable, even in communities that are relaxed about other things.

Equipment You Did Not Plan to Move

Rearranging a kitchen sometimes displaces things that were never part of the design conversation. An AC line set that runs through a wall you are opening. A water softener loop in a garage wall behind the pantry. A water heater vent. If relocating any of these puts equipment somewhere visible, it can bring the project into review.

The Construction Itself

Separate from the design question, many associations regulate how construction happens. Where a dumpster can sit and for how long, whether a portable storage container is allowed in the driveway, what hours crews may work, where trucks and trailers can park, and whether a contractor sign is permitted at all. These rules often apply to every remodel, including ones that need no design approval.

Condos, Villas and Shared Walls

Attached homes deserve a separate note. In some Gainey Ranch villas and in Old Town condos and lofts, the association owns or controls the roof, the exterior walls and parts of the plumbing. That changes what you are allowed to do inside, not just outside.

A hood duct that has to pass through a shared wall or a common roof may need association consent. Moving a sink might involve a riser the association maintains. Replacing carpet with hard flooring over a neighbor’s unit can bring sound isolation requirements. In some of these homes a recirculating hood is the only practical option, and it is better to know that before choosing a powerful range.

Build the Submittal Before You Choose a Door Style

The single best piece of advice we can offer is to reverse the usual order. People start with finishes because finishes are enjoyable. Start instead with the two or three items that could need approval, because those items constrain everything else.

Here is what we gather at the first visit.

The Governing Documents

Ask the management company for the current CC&Rs, design guidelines and the architectural application form. Check the date on them. Guidelines get revised, and a neighbor’s approved project from years ago is not a reliable guide to what passes today.

A Marked Up Plan

Take the proposed kitchen layout and mark every element that affects the outside: duct route and termination, windows, doors, anything on the patio, relocated equipment. This becomes the list of items the submittal has to explain.

Photos of Existing Conditions

Photograph each affected elevation straight on, in daylight, and mark where the change will be. Committees make faster decisions when they can compare before and after without visiting.

Elevations and Details

For each exterior change, a simple dimensioned drawing. A wall cap needs its size and height. A window needs its new width, height and frame finish. An outdoor kitchen needs a footprint and distances to property lines.

Materials and Colors

Identify the finish of every new exterior item. A termination cap can usually be painted to match the stucco. Stucco patching around a new opening should match the existing texture as well as color, because a smooth patch on a textured wall is visible from across the street.

A Plain Language Scope

A short written description that states what is changing outside and, just as importantly, states that the cabinets, counters and flooring are interior work. It keeps the committee focused on the items it actually decides.

How the City of Scottsdale Permit Fits In

Design approval and a building permit answer different questions. The association approves appearance. The city reviews safety and code compliance. A remodel that moves plumbing or gas, adds circuits or removes a wall generally needs a permit regardless of what the association says, and approval from one never substitutes for the other.

The permit drawings cover the new layout, the electrical plan with dedicated appliance circuits and required GFCI and AFCI protection, the plumbing and gas changes, and structural details if a wall is altered. When a load bearing wall comes out, a structural engineer sizes the replacement beam and its supports.

The trap is preparing the two sets separately. If the committee approves one duct size and the mechanical plan shows another, or a window is drawn at different widths on the elevation and the floor plan, someone has to revise, and a revision can put you back in line. We draw both from one set so they cannot disagree.

Ventilation deserves a specific mention. A large hood moves enough air that the residential code can require make-up air, a way to bring replacement air into the house, once a fan passes a threshold. That affects both the mechanical design and, sometimes, the exterior, since make-up air may need its own intake. Confirm the current requirement during plan review rather than after the hood is purchased.

Ordering the Work Around the Approval

Once you know which items need review, the schedule mostly writes itself.

Order what does not depend on approval. Cabinets often have lead times of several weeks, and quartz or natural stone slabs need to be selected and reserved. If the cabinet layout does not depend on an exterior change, place that order while review is underway.

Hold what does depend on it. If a window change determines the width of the sink base, or a door change determines where a tall pantry goes, wait for the letter before ordering those pieces.

Set demolition after the approval, not before. It is tempting to start demolition early to save time. It rarely does. A gutted kitchen waiting on a committee is the most expensive kind of waiting, because you are living without a kitchen and gaining nothing.

Plan the exterior work for the right season. Cutting and patching stucco, flashing a roof penetration and setting a new window all go better outside the hottest weeks of summer, when afternoon temperatures pass 110 degrees and fresh stucco can dry too fast. Monsoon season brings dust storms and sudden rain, so openings need to be protected at the end of every day.

When an Application Comes Back

Sometimes a committee asks for changes or denies part of a request. That is not the end of the project. Common responses we see are a request for a different termination location, a smaller or recessed cap, a different window proportion to match the rest of the house, or a note that the outdoor kitchen roof needs a lower profile.

Most of these can be solved without changing the interior design, which is another reason to settle the exterior questions first. If the approval arrives with conditions, write them into the construction drawings so the crew builds what was approved, and keep a copy of the letter on site.

When You Do Not Need Review at All

Plenty of kitchen remodels never go near a committee. If the hood already vents through an existing termination, the windows and doors stay as they are, nothing moves on the patio, and the association does not require construction notice, you may only need a city permit, or in the case of a straightforward cabinet and countertop replacement, possibly not even that. Refacing sound cabinets and replacing counters in place is the lowest friction project there is.

The point is to know which case you are in before the first cabinet comes off the wall.

A Short Checklist

Before you sign a demolition date, you should be able to answer each of these:

  • Which of my planned changes are visible from outside, including from a golf course or common area?
  • Do I have the current design guidelines and application form?
  • Does my home share walls, a roof or plumbing with a neighbor?
  • Where will the hood vent, and has that termination been drawn and colored?
  • Which orders can be placed now, and which wait for approval?
  • What are the association’s rules on dumpsters, work hours and parking?
  • Is the city permit being prepared from the same drawings as the submittal?

If any of those are unanswered, the demolition date is a guess.

Michaelburritt prepares design review submittals and city permit drawings for kitchen remodels across Scottsdale and then builds the kitchen. Call (480) 670-4726, tell us which community you are in, and we will walk the kitchen and the outside wall with you.

Master Planned Communities and the Streets Around Them

We work in Scottsdale neighborhoods governed by an association and in the older areas that are not, and we tell you early which one you are in.

Call (480) 670-4726 and have your association's name ready. If you have the design guidelines as a PDF, email them before the visit.

  • McCormick Ranch (85258)
  • Gainey Ranch villas and estates (85258)
  • Scottsdale Ranch (85259)
  • South Scottsdale ranch homes (85257)
  • Old Town condos and lofts (85251)
  • DC Ranch and Pinnacle Peak (85255)
  • Desert Mountain (85262)

Michaelburritt does kitchen remodeling in Scottsdale, and the part of the job we spend the most care on happens before a single cabinet comes off the wall. Cabinet replacement, countertops, relocated plumbing, new circuits for an induction range, a ducted range hood and a reworked layout all end up in our scope, but in a master planned community the order of operations decides whether the job runs for ten weeks or sits half finished for a month.

Most of what you change inside a kitchen is between you, your contractor and the City of Scottsdale. The trouble starts where the kitchen touches the outside of the house. A hood duct that exits through a stucco wall or a tile roof, a window over the sink made wider, a slider swapped for a folding door to the patio, a gas line run out to an outdoor kitchen, even a dumpster parked in the driveway for three weeks. Associations in McCormick Ranch and Gainey Ranch typically route changes like these through an architectural or design review committee, and each association sets its own rules and meeting calendar.

So we read your CC&Rs and design guidelines at the first visit, mark every item in the plan that shows from the street, a neighbor's yard, a golf course or a common area, and build the submittal package alongside the city permit drawings. Homes here range from 1970s ranch houses with the original soffits to Gainey Ranch villas that share walls with a neighbor, and each raises different questions. Asking them early is cheap. Asking them after demolition is not.

  1. The exterior is the triggerA duct cap, a roof penetration, a widened window or a new patio opening is what usually sends a kitchen project to review. We find those items on day one.
  2. Two approvals, one plan setThe association and the city want different things from the same drawings. We prepare both from one set so the details never contradict each other.
  3. Nothing ordered until approvedCustom cabinets and slabs can take many weeks to arrive. We hold orders that depend on an exterior change until the approval letter is in your hands.

Kitchen Work That Starts With the Review Committee

Everything below is done in the order that keeps an approval from undoing a finished wall.

HOA Design Review Submittals

Elevation drawings, photos of the existing exterior, material and color samples for any cap, flashing or stucco patch, and a written scope, assembled to your association's checklist and submitted on its calendar.

City of Scottsdale Permit Drawings

Floor plan, electrical and plumbing layout, and structural details when a wall is coming out. We submit, answer plan review comments and schedule the inspections.

Full Kitchen Remodels

Demolition, rough plumbing and electrical, inspection, drywall, cabinets, countertop templating and install, backsplash, fixtures and final inspection, run by one crew with one schedule.

Layout Changes and Wall Removal

Opening a 1970s galley to the family room is common in south Scottsdale and McCormick Ranch. If the wall carries load, an engineer sizes the beam before we price the job.

Ventilation That Actually Leaves the House

Ducted hoods sized to the cooktop, routed by the shortest path outdoors, with the exterior termination drawn for the committee and make-up air planned when the fan is large enough to need it.

Outdoor Kitchen Tie Ins

Gas, water and power extended from the house to a patio kitchen, which is a visible change almost every association wants to see first, and a year round room in this climate.

What a Reviewed and Permitted Kitchen Costs

Scottsdale kitchens vary widely, from a compact condo galley to a custom home with two islands. These ranges assume a single family home and move mostly with cabinet grade, countertop material, and whether plumbing, gas or walls change position.

Approval and Permit Package$1,500 to $4,500Same Layout Remodel$40,000 to $75,000Full Layout Change$85,000 to $170,000
  • Drawings for the association and the city
  • Submittal, revisions and follow up
Ask about your HOA
  • New cabinets, counters and backsplash
  • Sink, range and hood stay put
Get a quote
  • Walls, plumbing or gas relocated
  • Engineer involvement when needed
Get a quote

HOA Paperwork and Permit Questions

Does an interior kitchen remodel need HOA approval at all?
Often it does not, as long as nothing changes on the outside of the house. That line is thinner than people expect. A new exhaust cap on the wall, a roof vent, a changed window, a new exterior door or a relocated AC line can all bring a project into review. Some associations also want notice before any construction for parking, work hours and dumpster placement. Read your own guidelines or send them to us and we will tell you what applies.
How long does design review take?
It depends on the association and on how often its committee meets. Some review monthly, some faster, and an incomplete submittal usually goes back to the start of the line. We plan the schedule around the committee date rather than guessing, and we do not start demolition on work that depends on an approval we have not received.
Do I still need a City of Scottsdale permit if the HOA approves?
Yes, for most real remodels. The association approves how the house looks. The city reviews whether the work is safe, which covers new circuits, moved plumbing and gas, and any wall that is removed or altered. They are separate approvals with separate paperwork, and one never stands in for the other.
Can the range hood be recirculating so we skip the exterior vent?
It can, and in some condos it is the only option. It is a compromise. A recirculating hood filters grease and some odor but puts the heat and moisture back into the room, which matters in a kitchen that already fights summer heat. If a ducted route exists, we would rather draw a clean exterior cap and submit it than give up the ventilation.
When is it worth keeping the sink where it is?
More often than people want to hear. On a slab foundation, moving a sink or dishwasher means cutting concrete to reroute the drain, which adds cost and schedule. If the current sink sits under a window with a decent view and the work triangle functions, spend that money on cabinets or counters instead.
Should I reface my cabinets instead of replacing them?
If the boxes are solid plywood, square and dry, refacing with new doors, drawer fronts and hardware can be a good value and usually never touches the HOA. Particleboard boxes that have swelled around the sink from a leak are not worth refacing. We open the sink base and look before recommending either.
What does the very hard water here mean for a new kitchen?
It shows up on faucets, in the dishwasher and on dark countertops. A matte black or dark polished surface will show mineral spotting fast. We talk about finish choices with that in mind, and many clients add a softener or a filtered drinking water tap while the plumbing is open anyway.
Can we live in the house while the kitchen is torn out?
Most families do. We set up a temporary kitchen with the refrigerator, a microwave and a table in another room, and seal the work area against dust. In summer we schedule the loudest and dustiest work early in the day, and we keep a dumpster cover on through monsoon season so debris does not scatter into the street.

Send Us Your CC&Rs Before You Pick a Cabinet

The cheapest moment to find out that a hood cap or a wider window needs committee approval is before you have chosen a door style. Call, tell us which association you are in, and we will walk the kitchen and the outside wall together, then give you a scope that shows which pieces need review, which need a permit and which need neither.

Call (480) 670-4726