Choosing The Best Townhome In Denver

Posted on: May 11th, 2010 | 24 Comments

Today is Day 112 of the Slow Home Project and we need you to join us in our quest to evaluate the design quality of houses in nine North American cities in nine months. This week we are reviewing the results of our work in Denver and today we are going to be voting on the Slow Home Award in the townhome category.

We need you to vote on who you think should win the Slow Home Award for Best Townhouse Design in the Denver area!

Townhouses in Denver scored much better on the Slow Home Test than apartment/ loft projects. We think it is safe to conclude that Denver is a City of townhouses as opposed to a City of apartment/ lofts. In Denver, 46% of the townhouses that were analyzed achieved the minimum 13 out of 20 points on the Slow Home Test to consider their design acceptable. This is much better than the townhouses in Dallas where only 30% reached the minimum design threshold but still less than Toronto where 51% of townhouses scored at least 13 out of 20 points.

The three townhouse projects nominated for a Slow Home Award are:

The first project is Unit 3 in the “Zuni Townhomes” project. This unit is 2,523 sq ft and has two bedrooms on three floors. It was originally posted by Alejandro and scored 18 out of 20 on the Slow Home Test.

The second project is Unit 104 in the “Pure Townhomes” project designed by Ray Byron Design Development. This unit is 1,635 sq ft and is a three bedroom unit on four levels. It scored 18 out of 20 on the Slow Home Test and was posted by Mid America Mom and Wayne.

The third project eligible for the Award is Unit 102 in the “Flats 15″ project by Bothwell Davis George Architects. This unit is 2,218 sq ft and is three bedrooms on four levels. It scored 19 out of 20 on the Slow Home Test and was originally posted by Scott.

Thank you for voting.

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Post your comments as to who you voted for and why!

Remember, you can click on the link for the “Slow Home Project” and then either search the Google Map or the list to read the comments made by the original people who posted these projects. You can also have a look at the actual Slow Home Tests as they were originally filled out.

Also, don’t forget to submit your plan for the “Denver Design Challenge” to john@slowhomestudio.com before 9pm Calgary (Mountain) time to be eligible to win the prize for Best Design! John and Matthew will be reviewing all the submissions in Thursdays episode.

Join us tomorrow where we will be voting on who should win the Slow Home Award for Best Single Family House in Denver!

  • BradW

    I am sorry but none of these townhomes is deserving of a Slow Home award. Here’s why…

    Zuni – narrow lower level bonus room, nice view of the powder room toilet from the kitchen, door swing in nook restricts access to outdoor space, no tub/shower in 2nd bedroom ensuite, too many fixtures in master bath, personally I hate the sliding door to the master bath and having to walk thru the bath to get to the closet, no environmental data so how can you give points, at 1 million USD it is expensive

    Pure – the Jag XKE parked in the garage alone would get my vote but on further inspection the front entry is missing, the living/dining area is small, access to the outdoor deck is thru a room, to give each bedroom its own bath is not slow, some environmental story but not compelling (solar an option?)

    Flats 15 – lower level could use a closet, view of powder room from kitchen, huge island in kitchen with seating for eight??, I guess I can use the balcony on the second level to hand my laundry, access thru the master bath to the master closet, narrow master bath, a lot of hall space plus access to the roof thru a room calls into question organization, environment?, expensive at 800K USD

    These units are nothing special…I vote for none of the above.

  • Mid America Mom

    ****ZUNI townhome floorplan not complete on site*****

    Here you are- http://www.kentwoodcity.com/zunitownhomes/unit3.html

    Note: I am sure they have a tub or shower in these units for the guest bathroom ensuite (with that space it can handle either).

  • Mid America Mom

    I really like the ZUNI. What sets it apart is the outdoor space. Located on the main floor and is an unbelievable size. The office handles a desk against the wall and that window does wonders. The nook is too small for a 4 seater but a bistro would be good or a chair with small table. Something I strive for these days is a bedroom where you can place a tv or dresser across from the bed- it just feels right to me. * Suggestion- The 1/2 bath on the main floor would have been better if they did the door in the beginning of that space. Leave the utility there (do bifold), move the main bath door to the dining area, and flip the sink with the toilet so only view would be the sink.

    Mid America Mom

  • BradW

    MAM – Yes, the ZUNI outdoor space is large but it is located right on a busy street.

  • BradW

    MAM – Sorry retract that, the busy street is actually an alley and the outdoor space is above the parking garage entrance.

  • Manolo

    I chose the Flats 15 project. Brad’s critique of the project is nitpicky. While I agree with the closet issue in the back entry space, the rest of the project is quite reasonable! The closet beyond the bathroom never bothered me, and I don’t find the bathrooms too narrow. On the upper level, the bedroom potential is in my mind usurped by the desire to make that space an amazing study (and place to have a party!). This doesn’t undermine access to outdoor space, since there is a sizable deck on the main level. The kitchen island wouldn’t actually seat 8, that’s being silly (if you look close the table seems to be separate from the island). I think that the breakfast table doubling as extra space to cook makes this a very functional kitchen! And then if you have a dinner party, there’s the formal dining space that connects nicely with the living space (for post-dining retirement).
    Out of the three, the Flats 15 one is the clear winner for me. And no I’m not just saying that “if I HAD to pick one”. I’d seriously live there.

  • Terri

    I was a little disappointed with the way all three of these townhomes force the occupants to walk through a bathroom to get to the closet. Usually you’re passing over a possibly wet floor. And what about that forgotten sweater or what-not?…(Damn, here I go again, back through the fog. No wonder I can’t think straight!)
    The whole problem with Zuni’s master bath is wanting to have that bathtub by a window. Maybe the time has come to nix this wasteful use of glass. I’m a bather, and I don’t have to be by a window; actually, I’d prefer NOT to be. (Of course, I usually nap in the tub…)

    But back to the vote. I chose Zuni simply because the outdoor space is on the main floor, near the kitchen. Yes, the table by the door looks too big, but some other furniture (a writing table, perhaps) could go there instead. As for the powder room, I think the way it is turned really does help offer some measure of privacy, but the door swing or fixture placement could have been better considered. Alejandro’s post on the Slow Home posting mentions environmental features, but I couldn’t seem to get that page of information to come through, so I’m trusting he was right.

    Pure seemed like it suffered from too many stairs and the placement of the staircase forces more walking from front to back or vice versa. As for the Flats15, I really don’t like landing at the kitchen end of the unit, so that nixed it for me.

  • Mid America Mom

    Terri- the comment on the bathtub. Being close to a window – not thought of the downside. Looks good but as that place tends to be more cold and it better have privacy glass or something!

    Mid America Mom

  • MollyK

    Hey everybody,
    Voted for Zuni. Did not like the redundant eating areas but the overall floorplan “felt” larger. The other 2 plans made me feel cramped…I seemed to notice the stairs more (wonder what that’s all about).

    Incidently, I don’t think 2 cars will fit in Pure’s garage. It looks really tight.

    Terri,
    I like your point about the window beside the bathtub. I don’t penalize if a closet is at the far end of the bathroom but it is not ideal. The bathroom acts more like a hallway in those designs. Yuck.

    BradW,
    Thanks for the “siting” information on Zuni. I admit I was not a sleuth today with the views around the units. I had other other things to do…but the siting can be a real eye-opener (no pun intended).

  • BradW

    To even nominate these units aren’t we losing sight of what a Slow Home is? These units are better than many but at 2000 sq ft + you ought to be able to design a decent space (although I laugh when they include the garage and outdoor space in the total). And I know Slow Home does not address affordability since the location points favour expensive urban real estate but we are talking about units which cost 700K and up so I should not be able to nitpick, as Manolo claims, these townhomes. In my opinion, they should be largely unassailable to deserve a Slow Home award. I think we have nominated a group of overrated places just for the sake of handing out an award.

  • MollyK

    One other thing…
    I liked Zuni’s entry. I know the closet is not immediate and there are stairs to climb. But I envision the entry in its entirety…using the door, first landing, stairs, and second landing as the whole experience. If the materials are chosen carefully I think the entry could be architecturally grand.
    Brad, do you have any photos of architecturally inspiring entries, especially ones using a set of stairs? Anyone???

  • BradW

    Manolo – I counted the 16 dining chairs – 8 around the table and 8 around the island. Is that slow?

  • Manolo

    BradW, I’m not sure that the chairs come with the house, so you can put as many or as few in as you like. It’s likely that you’d use the same chairs at the breakfast table as at the bar (if you indeed used the bar for sitting with such a good informal eating space right next door). In that case, the bar could become a shelf on the living room side of the island.
    In regards to the nominee comment, I think that it’s a good idea to applaud the best designs even if they don’t hold up to the ideal Slow conditions because we are trying to promote Better design in market housing. Just because these units don’t perfectly hit the mark, they are still very livable projects don’t you think? I mean, yes at 700k + you should get a very very good house, but the issues you’ve pointed out don’t exactly make these projects unlivable – especially compared to the rest of what Denver has to offer!

  • BradW

    Manolo,

    True, the chairs don’t come with the house…marketing is the issue – should not slow be about need rather than want?

    I acknowledge your position but I believe a Slow Home award should be coveted. If given out to a less than exemplary project then the credibility of our effort is undermined.

    I have looked at most of the Denver townhomes scored in the slow category. I think most are overrated (including the Glenarm property scored by John). Scorers give location, environment, siting and organization points in very marginal circumstances. It is clear that these are not simply yes or no categories. There are shades of grey here.

  • Frances Grant-Feriancek

    What is with three dining areas in a townhouse. I seems redundant in in homes where every square foot should count. The dining nook in Zuni especially could have been better served as a reading nook with built in benches or as a den. The Zuni also has the conflicting traffic patterns that come with a split entry.

    The Pure photographs nicely but the floorplan feels cramped.

    That leaves just Flats 15, although I still don’t like the closet/bathroom combo. Steamy showers are not the best companions for your clothes storage.

  • Tara

    I voted for Zuni. This was the layout that most made sense to me. It was much simpler than the other two and the flow seemed to work. I believed this would be the townhouse that I would most feel comfortable living in.
    I also really enjoyed the outdoor space in this unit. It was very substantial, which I find is something that is missing in my townhouse complexes. In a shared complex, it is nice to have a large outdoor space that is private for the unit.

  • Mid America Mom

    Cost is not a factor in the slow home test and that was a debated point in this community, I think late last year (before I joined).

    BradW it seems you are in the minority on disliking our choices this week. A space does not need to have a perfect score, appeal to a particular sense of style (some people like closed off kitchens, formal dining rooms, and NON split bedrooms in a condo -Matthew you out there?), or easily affordable to be slow. I am surprised you are debating the last point when you have tested homes in Denver and awarded a million dollar plus condo, a slow 17.

    Mid America Mom

  • Mid America Mom

    **Submit your bonus redesign plan via email yet?***

    Less than 2 hours to do so. Here is the info if your need it ” Please email a jpeg of your final submission plus a short written rationale describing the project and the the reasons behind your decisions to john@theslowhome.com by 9:00 pm Mountain Daylight Time on Tuesday May 11. Multiple submissions are allowed but please send in separate emails.”

    Mid America Mom

  • nicole

    Zuni. similar to the comments that most of you made…
    _like the open plan on the main living area, it is simple and sophisticated
    _yard is a must – connection to the outdoors, even if it is located on a busier street
    _like the ‘entry’ space
    _like grouping of the closet + washrooms on the main living area
    _3 levels is doable, 4 levels is a bit much
    _second floor layout is a lot cleaner than the other options

  • Grace Coulter

    of the three the zuni, the outdoor space sold me. It could easily be used for a great urban garden. I like the 2nd level layout and I think the kitchen is open and functional. I am slightly disappointed with the three choices though this week. cheers!

  • Tiffany

    I think that the Zuni Unit 3 deserves to win as it is well layed out and includes may excellent features. I agree with other comments that the lower bedroom is a bit weird, but could work very well as a small live work unit. I especially love the large patio area and the spacious kitchen. But the best feature is the spacious laundry room that is adjacent to the bedrooms.

  • Terri

    A comment I meant to make much earlier regarding Zuni is that it has a good laundry room. Of course, with the overall size of the unit, it ought to have more than a closet allocated to laundry. The hall location of Pure’s laundry seemed far too cramped to me.

    As for awarding the Slow Home Award to dwellings that are expensive and imperfect…there may be better projects out there somewhere, but using the Internet as we do can make it hard to get the information we need to actually perform the Slow Home Test. I found a new home in LA, an infill project, modestly built (but again, around a million $), but I couldn’t get a floorplan on the website. I’m sure others have had similar problems.

  • Jessica

    Of all three projects, my choice is Flat 15, though this is largely determined by the external form which, unlike the other two selections, influences the perceived spaciousness of interior. Where the other two townhouses have narrow passages leading to living spaces, Flat 15 has comparatively open living spaces. (These are a bit difficult to analyze closely given the image sizes).

    My main criticism with Flat 15 is that the expansive rooftop patio, which I think will be a great exterior space for city views / rooftop gardening, is actually a private space that sits adjacent to the master suite. Unfortunately, occupants would have to march guests through their bedroom to reach a space that could potentially be a prime social spot. Nonetheless, it stands in stark contrast to the buried garden of the Zuni (with 2/3 storey townhouses adjacent, the Zuni garden space could potentially be shaded for much of the day and feel perhaps too introverted? Personally, I’d like to be lifted up and over rather than buried behind, especially in an urban situation).

  • Andrew

    My vote was for the Zuni Townhomes as I liked the open feel of the 2nd floor and its integration with the very large outdoor living space. I also thought the 3rd floor was efficiently organized and compartmentalized into its private spaces.