Remodelling Single Family Houses In Denver

Posted on: May 5th, 2010 | 42 Comments

This is Day 106 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 analyzing single family houses in the Denver area and today we are going to be working on a design exercise to rework one of the single-family houses that was posted on the Slow Home Project earlier in the week.

We are very happy to announce that our “What’s Wrong With This House?” book is now available for sale at our online store! This book has been written by John and Matthew over the past year and gives an extensive description of the concept of Slow Home, describes in detail what the major design problems are with most North American production housing and then offers a detailed description of what the Slow Home alternative is. It also introduces the concept of the “Slow Home Test” as a way of evaluating floor plans to determine whether a home is fast, slow or somewhere in between. Please support the Slow Home movement and order a copy of the new book!

For today’s “Design Project” exercise we need you to re-design the main floor of this 3 bedroom, 1 bathroom and 1 car garage single family home in Denver, Colorado.

The major problems with this plan are both the entries – front and back. The back entry opens right into the kitchen and leaves no space for the laundry. The front entry is merely a wide sized hallway that is very tentatively designed. The one bathroom in this home has no storage, too much room around the toilet and will not serve the functions of both guest bath and family bath.

The task is to re-design the main floor of this house and create a better back entry, front entry, laundry space, kitchen, dining and living room, you must also re-work the bathroom to be both a guest bath and a family bath.

Here are a few rules for today:

1. Do not change the bedrooms or closets.
2. You must put back the furnace and hot water tank with the same amount of room around them as in the previous plan – but you can change their locations.
3. Do not add an additional guest bath/ powder room! Instead, design the main bath to function as a guest bath and a family bath.
4. You will need to create a better kitchen, living and dining space.
5. Both the front and the back entries must have coat closets.

Remodelling Single Family Homes In Denver (JPG)
Remodelling Single Family Homes In Denver (Demo)
Remodelling Single Family Homes In Denver (PDF)
Remodelling Single Family Homes In Denver (Full Symbol Library)

Have fun with this! When you are ready, you can watch John’s tutorial on how her designed this space by clicking on the player below. We look forward to seeing all of your posted designs!

See John Brown’s completed design

See you tomorrow when we will be doing and “In Detail” tutorial on both front and back entry design in single family homes!

  • BradW

    One major change – I moved the front door into the porch freeing space for a front entry closet. I then redirected the flow from the laundry/mud room into the main hall rather than the kitchen. A cabinet and wall hooks provide mud room storage. The bathroom I left alone with the exception of the vanity. I moved the water heater to the small closet opposite the bathroom although a tankless system would be better here. The kitchen has been redsigned and the side window removed.

  • BradW

    [img]shdp621.jpg[/img]

    The drawing was not included in the previous post…let’s try again.

    One major change – I moved the front door into the porch freeing space for a front entry closet. I then redirected the flow from the laundry/mud room into the main hall rather than the kitchen. A cabinet and wall hooks provide mud room storage. The bathroom I left alone with the exception of the vanity. I moved the water heater to the small closet opposite the bathroom although a tankless system would be better here. The kitchen has been redsigned and the side window removed.

  • Murray

    [img]denverhouse02.jpg[/img]

    I think BradW had a good idea moving the front door back, this opened up a lot of space.

    I focused on the bathroom. Since there is only one bathroom in this three bedroom house I attempted to make it multi-functional for the family, primarily, but also work as a guest bathroom.

    One thing I have found a bit strange with the Denver houses is the lack of closets/mudrooms by the entrances. It is a place that experiences winter weather, so I would have thought this needed to be dealt with as some type of priority.

  • MollyK

    [img]shdenversfr1jpage002.jpg[/img]

    My redesing centerd around the bathroom issue and my goal was to make a bathroom accessible by a guest as well as family members. This meant that the shower could be used while the bathroom was otherwise occupied. Also, it seemed important to have a double-sink vanity since the bathroom was shared by so many people. I separated the shower area by a pocket door and incorporated a small built-in cabinet as well. I made 2 separate entrances into the bathroom for privacy issues. Unfortunately, 2 things reared their ugly heads: the amount of space taken up by a 2-sink vanity and the view of the toilet from the kitchen. I thought BradW would not be happy with me, so I immediately put in the tiny hallway to block the view. But, alas, that took up more valuable space.

    I moved the water heater into the bedroom closet and the furnace went into the mudroom. I turned the W/D and put in a small open closet with hooks and a shelf. I moved the garage door down and put in a swing door on the opposite wall that leads into the kitchen. To give the kitchen as much space as possible I pushed the frig into the mudroom wall.

    The living area suffered the most in my plan. I believe the sliding door would be better served in the dining area. But I didn’t move it.

    I would like to attempt a redesign with a 1-sink vanity but still maintain separate entrances for guests and family. Don’t know if I have it in me to try again. Will see…

  • Terri

    [img]denverhouse.jpg[/img]

    I decided the front porch was very deep and moved the front door further into it, leaving 6 ft. for the porch depth. I also reversed the door swing. The garage door moved to one end.

    After finishing, it became obvious that the master bedroom is too large, but we weren’t allowed to change the bedrooms or closets, so it is what it is.

  • MollyK

    BradW,
    I do not like mudrooms that enter into foyer areas. That said, your choice to move the front door out was key to getting a few extra feet and elongating the design. That was great…do you know what it takes structurally to move a load-bearing front door? Not that I’m criticizing…it’s probably no harder, or time-consuming, or expensive, or messy than moving pipes to different areas of the house when you move water heaters, furnaces, W/D units, etc. ;)

    Murray,
    I pondered separating the 2 sinks as you did. I just couldn’t see it in my head…but I can see it now. I’ve noticed that you tend to separate the kitchen from the living & dining areas with a wall. What is your motivation behind that design? I like a certain amount of separation myself (in real life moreso than on paper) so that I can listen to music while I cook. What’s your story?

  • Manolo

    [img]designprojectsfhdenvermytry2.jpg[/img]

    For mine I moved the furnace to a closet with the water heater, combined the front and back entries so that they share a single larger closet, created a millwork object that is on the one side the closet and on the other the kitchen cabinets, enlarged the living room slightly, and incorporated the w/d into a piece of millwork that has doors that tuck away into the sides so that the swings don’t block the hall. For the bathroom, I thought that it was sufficient to hide the shower behind the door swing, away from guests. While the laundry isn’t in the perfect spot, I figured that I’d rather do the laundry where it’s brighter than in the dark hallway. Oh and I recycled that low bookshelf detail from last time, only this time it helps to focus the living room, not just provide storage.

  • MollyK

    Terri,
    I like the separations in your bathroom…I love pocketdoors. I know you’re a fan of laundry areas near the bedrooms and I think you nailed this one. I agree that a few feet off the Master could have helped my redesign.

  • MollyK

    Manolo,
    I like everything but the laundry location…sorry. I think your kitchen is set up nicely and the living area is cozy. The built-in on the living wall is great.

  • BradW

    MollyK – It is hard to say exactly what is required to move the front door. For sure, additional foundation, framing, roofing, flooring and finishing is required. It would be best if it was done as the house was built. As I said, while it is a small space, it is a major change.

  • Grace Coulter

    Terri,
    I was just looking over your floor plan and how the window is dealt with in the the kitchen might be a bit of an issue. You wouldn’t be able to put any cabinetry up without obstructing the light. Maybe if the counter wasn’t L shaped but you put in an island? The entry hallway is no longer a straight pathway in. Perhaps something to think about is how the occupant would be transitioned into the living space. Nice work.

  • Murray

    I think there has been a lot of good work presented so far – I certainly had a number of “I wish I had thought of that” moments. Looking forward to checking back later.

    I didn’t realize how big the master bedroom was until I saw the plans of those who had put in furniture. I think it needs to be reconsidered, but as per our instructions, and like Terri, I didn’t deal with any changes in the bedrooms.

    MollyK – While I think kitchen islands are great I am not in tune with the trend to also turn the island into a dining table, especially when it becomes a redundant space in a small floor plan. Sometime recently Matthew commented about dual functionality being desirable with an island, I thought that was a very good point, though I remain unconvinced.

    Further, I simply don’t like perching on a stool eating at a counter (anywhere) especially if it houses the sink with its attendant mess, or a stove top with its attendant danger. I grew up eating weekday meals at a counter, and always looked forward to Sunday dinner when we got to eat in the dining room. I prefer some separation for the kitchen simply to hide the mess when one is entertaining.

  • Murray

    I meant to ask about pocket doors – I think they are great space savers as well as design options, and I am seeing a lot of them in today’s plans.

    The other day I was watching a home reno show – the designer wanted a pocket door between the master bedroom and the ensuite, but his builder hesitated because it was his opinion that they always warp. This gave me pause in considering them as a viable option.

    I suppose a well-built door would not have an issue with warping. The one bottleneck is the limitation of where you can locate electrical outlets, light switches, etc.

  • Andrew

    [img]2_desprojdenveramcconnell.jpg[/img]

    Likely the biggest change I made here was moving the kitchen in order to create smoother circulation at all entrances. At the front entrance I pushed the doorway further to the edge of the house in order to create room for a small coat closet that would not interfere with the garage entrance. The back entrance now flows into the living room as well as the dining space. And another coat closet has been added to this back entrance. In addition, the laundry room now has more space.

  • Catherine Taney

    Murray,
    I found an article by Mike Holmes in the Vancouver Sun on the topic of pocket doors that might be useful!

    http://www.vancouversun.com/mikeholmes/Keep+your+door+pocket/2546643/story.html

  • John Brown

    BradW,
    I like the change to the front door. The move to a tankless hot water system was also clever.

  • John Brown

    Terri,
    I like the segmented bathroom. The extra length in the bathroom certainly closes off the front entry space. Do you think it is now too close to the closet?

  • MollyK

    Murray,
    I have had experience with 2 pocket doors in my personal renovations. They are wonderful but my husband pointed out the same things found in the article by Mike Holmes (Thanks Catherine). I love them but I have to remind myself that they are not for high use areas. They swing inside the jam when moved and you can imagine the beating they take if they are used in high traffic areas like a shared bathroom or mudroom entrance. They can be used in renovations but they require a wider casing which has to be built. In other words, you have to tear down the wall and build a new one that is wide enough to accomodate the door inside. And do be careful not to get shocked or break a water line when you demo the wall. Pocket doors come with difference sized openings which is helpful in small spaces.

    As for the home reno show…I disagreed that they always warp. You have to choose a straight door to begin with…warping can happen if the pocket door gets alot of use (remember high traffic). You also have to hang it correctly or it can hit the walls as it slides back and forth. They do take some time to install…don’t rush it.

    Also, Murray,
    Thanks for your perspective on the kitchen wall…really down-to-earth. I might try a wall on the next redesign. :)

  • MollyK

    John,
    I almost forgot to view your redesign. I like everything but the shared foyer entry. The circulation pattern is nice but I believe mud doesn’t always stay in the mudroom and the foyer is not the place for it to wander. I’d rather sweep the area around a door leading into the kitchen (where I am most often) than to come face to face with a dirty floor as I greet an unexpected guest at the front door. Plus, I don’t want to walk through the foyer with groceries (there are alot of bags).
    Surely there are other women out there who can see my point? ;) Or perhaps a man…some do buy the groceries…right? :)

  • Mid America Mom

    [img]denversingle1.jpg[/img]

    Hi- not been able to post or look at anything today. I did get a plan together.

    Yes I went with a shared entry. I like them. I was thinking of stretching to a shared closet but that was not in the parameters. The bath is about 7 by 9 with a closet for linens and segmented toilet and second sink. Been thinking of an interior slider in that area but worried about that wall, water, and space being appropriate. Could add a swing- I am wondering what direction if I do- thoughts? Switched the hall furnace and threw the hot water in there. The kitchen behind the refrigerator has a built in bookcase. Looking forward to seeing what everyone else came up with and comments later this evening.

    Mid America Mom

  • Murray

    Catherine Taney,

    Thanks so much for the link to the Mike Holmes article. That was good of you. Much appreciated.

  • nicole

    [img]20100505attempt1.jpg[/img][img]20100505attempt2.jpg[/img]

    Here was my first attempt at the design exercise. (first image)
    The furnace is relocated to be adjacent to the hot water tank. The laundry is also very close. A stacked washer / dryer combination has been provided to help save some space.
    The closets located at the end of the washroom could be ½ for coats, and ½ for pantry storage for the kitchen.
    I was ok with sharing the main bath with the guests, as long as the finishes are well done, it could still show well.

    This was my second attempt, after seeing John’s exercise. (second image)
    The rules were broke in this example. I fell that the space where the toilet + the shower is located is a bit too much (a bit of a waste).
    The powder room is very small, but leaves a good opportunity to provide a unique, custom designed concrete sink – a show piece!
    The layout of the living in my example allows for a television on the wall.
    Master bedroom closet was made smaller too, as it appeared to be a large closet for the square footage of the house.

  • MollyK

    MAM,
    I like your design…I might warm up to shared entries…someday. The lines are very clean…I was wondering something though. Did you notice that if you stand in the kitchen and all the doors to the bathroom are open you can see straight through to the furnace/H2O heater closet? I’m not really criticizing…it is uncanny though.

    Nicole,
    Your designs are very nice…combining the W/D unit with the furnace and H20 heater in the mudroom was a smart idea. The overall redesign is more spacious than the other “submits”…using space from the Master was helpful indeed.

  • Terri

    I didn’t get a chance to look at anyone’s plan, including John’s, until now. Very interesting how there seems to be a consensus on the kitchen’s location–near the garage entry.

    John,
    I didn’t understand your question regarding the closet being too close to the door (which closet, which door?). I’d say that my front closet is a little removed from the closet. And I agree that the long bathroom closed off the entry from the living area. A window beside the door would be needed at the very least, I think.

    BradW,
    Looks like we had the same idea for moving the front door…MollyK asked if it would be difficult to renovate such a change, but I approached the design project as one of initial creation, except with conditions, and in that case it wouldn’t be an issue. So, MollyK, there’s another response to what you asked Brad. ;)

    MollyK,
    Yes, I just couldn’t put that laundry way down past an entry door (I think this is an issue for me because of the house I live in now). I used the pocket door on the plan, but I had room for a swing door if that would be required. I’ve also lived with a pocket door (for a laundry space beside a bathroom)and it was fine. It was oak, though, so maybe the material was what made the difference. (Haven’t read the Mike Holmes article yet…)

    Grace,
    I agree that the kitchen window/overhead cupboards would be a problem. I would have moved the window if I could…

    Murray,
    A comment regarding your childhood experience on bar stools…sounds so sad to me. I can understand your aversion. I grew up eating at tables in the middle of the kitchen, so this is the situation I avoid in most plans.

  • Mid America Mom

    [img]denversingle2.jpg[/img]

    Nicole great first plan! Love that mudroom idea.

    MollyK I did not notice that. I suspect that unless guests are over the main hall door will not be used much. I could take out the linen and place the hall door there but I thought the master bedroom occupants would appreciate the closeness and who does not appreciate the storage? This comes from the same woman who had an ensuite bath doorway removed so I could put an enlarged linen closet in the space (went from 2*2 to 2*5 and all the women raved about it) :) As for pocket doors my experience is that the heavy ones have less issues but then placing heavy ones in a busy spot… who wants that trouble?

    BradW I liked the movement of the front door- did not think we do that. It does make a difference and no added foundation costs.

    Terri the main entry to the bath at the sink segment was a nice idea.

    Murray I agree with you on islands as eat in options. I also do not care too much for them. Maybe this is dating me but I like seeing a nice sized center butcher block island that I could use to prep. My Aunt used to use her kitchen table as it was one of those combined small kitchens and had limited counterspace. One nice thing- it forced her to cleanup WHILE cooking.

    Manolo and John it did not occur to me to move the master door to the closet wall.

    Andrew thanks for trying the plan with the kitchen in that spot. I also thought of that and wondered what it would look like.

    I thought we had to design two closets. I was suprised at John’s shared one. This plan was my first vision.

    Mid America Mom

  • BradW

    John – I really liked how you modified the front entry. Also, the segmented bathroom was a nice thought. Thanks again for all your commitment and effort bringing these segments to us.

  • TomE

    You guys are distracting me from working in the garage! Great discussion today! I have been thinking of ways to free up more shop space in my basement. What are your thoughts on a “All-in-One” washer / dryer such as http://www.lgwasherdryer.com/combos/wm3431hs.htm then put the tankless hot water heater over top of this appliance. Therefore you would have 3 appliances occupying the floor space of one. I think this might help some of today’s posted designs
    Cheers

  • Mid America Mom

    Hi TomE! Nice for you to visit.

    As for the all in one unit, very European. I had one, not LG, in two homes (took it with us and I have it in storage as we speak). Comments: 1. I know you are single but for a family they may be hard to swallow as the unit hold less than most are used to. 2. Front loaders are notorious for spins that twist and leave your clothes slightly wet. So if you like to hang your clothes to dry or have a closet full of cotton that needs ironing- do not get this unit. 3. The time to finish could be long. Check how long the cycle you would usually use takes. I liked that we could put in and come back 1.5 hour with all of it done. 4. Condensing units are a great way to get rid of the need for an outdoor vent… no energy loss in the winter from them and the whole stuffed up dryer line issue you sometimes get (includes furry or feathered pests). 5. The portable option is nice, ours was. Easy to move around if you dislike where it is. Our unit would heat up the water (not sure if this one does). Our water heater was too far in one home for HOT to really be HOT so this was a great feature. If this one does then you could save money by NOT buying a tankless water heater.

    Hope this helps.
    Mid America Mom

  • Mid America Mom

    Slow Homers. Pat on the back.

    ***MILESTONE**** over 2000 plans tested so far in 4 cities and not even done with Denver!!! Have any more to add to Denver? Still can do so this week.

    Mid America Mom

  • Alison G

    [img]desprojdenverstudentforjohn.jpg[/img]

    Here is my attempt before looking at anyone’s great solutions. I focused on creating a better entry from the garage along with a proper laundry room. With the larger closet serving both entries I was able to remove the small closet from the bathroom block and expand the bathroom to contain adequate counter space. I also incorporated a bookcase/media niche in the living room area. The kitchen turned into a dreaded u-shape as a straight galley lacked counter space.

  • John Brown

    TomE,
    Nice to hear from you. I am glad we coaxed you away from all those cool things you are working on in your garage.

    We installed an all in one washer/dryer for my brother about 6 months ago and he loves it. It does take a long time to go through the whole cycle but if you put the load in in the morning it is ready when you come home. This does limit the amount of laundry you can do in any given day, however.

    You bring up a really good point about efficiency with the mechanicals. The HVAC and plumbing systems in a typical single family house are over-sized and poorly organized. There is a lot to be learned from other industries in terms of optimization. This can decrease the amount of space devoted to equipment and decrease environmental loads.

  • John Brown

    Alison G,
    Welcome to the site. I like your proposal for the kitchen and back entry.

    My only concern is with the bathroom. It isn’t great to have the toilet centered on the door. Also, the tub would probably need a wall at the free end in order for it to also be a shower. Your addition of the extra counter space is very good.

  • Grace Coulter

    [img]desprojdenverstudentlayout1.jpg[/img]

    Hi everyone,
    So after several different mudroom layouts, this is the one I have settled on but I am not completely satisfied with it. I wanted the washer/dryer against the garage wall where the sound would be less of an issue, I added a storage closet in this room at the expense of space while I tucked the furnace and H20 heater in a separate closet. The major issues I would foresee with this may be sound and access but I thought the consequences of this design choice where worth the draw backs. I wanted to gain back space in the washroom and in the master bedroom. After trying a layout where the door and pathway into the kitchen was against the exterior wall, I found that having the laundry/mudroom access opening back into the hall worked best for the small space. John’s design discussion confirmed this choice. I decided to put the stove within the island space and allow for movement around this counter. On one side the island is standard height for cooking while on the other side I have raised a ledge to bar height for occasional seating.
    I am not sure if this was allowed within the rules but I resized the master bedroom to allow for more living space. I am making a judgement call and would be willing to bet if the occupants were satisfied with one washroom, reducing the massive oversized master slightly would not be a major concern.
    In the washroom I have added a small shower but this could also be a space used for storage. The washroom is much larger and I added a second sink. The washroom doorway remains in the hall for privacy from the main room yet it is still accessible for guests without venturing too far into the family space. Looking at the plan again I could move the toilet over a little bit more to remove it further from the door.
    Looking at other people’s plans I really like having two entrances into the washroom, one from the public space and one from the private. It would make the washroom more adaptable to the needs of the family. I also agree with John’s closing the space off where the toilet and bathing occurs and think my plan could have benefited from this strategy.

  • Grace Coulter

    [img]1_desprojdenverstudentlayout1.jpg[/img][img]2_desprojdenverstudentlayout1.jpg[/img][img]desprojdenvergrace.jpg[/img][img]1_desprojdenvergrace.jpg[/img]

    Sorry that didn’t upload, here is my plan.

  • Tara

    [img]denversinglefam.jpg[/img]

    Sorry for the late reply, it was a busy day.
    I focused on three main things in my design: the entries, bathroom and kitchen layouts.

    I thought it would be much more efficient to combine the ammenities for the two entries into one because of their close proximity. They now share a large closet and the landry area is also concealed within the area which is a large enough space for the laundry activities. The closet wall now helps to deliniate the space as an entry rather than just a hallway.

    I changed the layout of the kitchen to improve circulation within the kitchen and its connection to the dining area.

    I also changed the layout of the bathroom to one which I thought worked better. I was also able to add a linen closet to the bathroom for increased storage.

  • Grace Coulter

    [img]denvergrace.jpg[/img]

    perhaps this upload will work…

  • Tiffany

    [img]desprojdenverstudentmodel1.jpg[/img][img]1_desprojdenverstudentmodel1.jpg[/img][img]2_desprojdenverstudentmodel1.jpg[/img]

    So here is my attempt at a redesign. I think it could still be perfected and could probably work for hours yet, but you have to stop somewhere.
    I started with the back entry. By adding a large closet I feel that some of the presure of a smaller front closet is reduced. I also moved the door closer to the closet in order to allow more room in front of the washer and dryer and added another closet/shelf beside the units for extra storage.
    I moved the master bedroom door and the heater, though these were from playing around and not longer have a strong significance in the final plan.
    By enlarging the bathroom some I was able to accomidate a larger front closet and a linen closet that is located in the bathroom (though this could face outwards too). Then by reconfiguring the locations of the fixtures I have achieved a larger counter for the bathroom.
    I placed the kitchen behind the bathroom as I feel this gave a it a bit more counter space, while still maintaining a close work triange.
    I am still not convinced about the locations of the water heater and the furnace and would have loved to continue to try and relocated them into the laundry area, maybe moving the laundry closer to the bedrooms (?) and to split up the bathroom more that multiple people could use it at once, but I will have to leave that for another time.

  • Tiffany

    Sorry about above. It was my first time attaching anything and I really messed that up!

  • Matthew North

    Hello Slow Homers – I am really impressed with all the late night posts! Keep them coming and make sure to watch Friday’s episode where we will review all the Design Projects from the week!

  • Lacey

    [img]desprojdenver.jpg[/img]

    Hi Everyone,

    For my revision I did move a few windows, as well as increase the length of the south facing window in my living space. I also tried to make the back entrance a little bit more private, while maintaining a function.

    A side note:
    Matthew, it makes me feel there’s hope for sleep when an architect considers 11pm ‘late night’. :)

    Have a great Thursday
    Lp

  • Jessica

    [img]2_desprojdenverjcullenforjohn.jpg[/img]

    My intent in this design was to maintain an open plan for the main living space, while renegotiating the arrangement of both the main and garage entry. I chose to do so primarily because of the size of the floor plate. Although space is tight, it should feel flexible, and elegant as opposed to perfunctory.

    I felt that any direct entry from the garage (even by way of the laundry room) to the main space impinged upon space planning here too much; therefore, I re-oriented the garage entry to the main entry space–so that ultimate arrival is the same. I thought that perhaps a coat closet servicing both of these spaces simultaneously might be useful because of proximity and the potential usefulness to an occupant (being able to grab a coat from the same location regardless of exit strategy).

  • Frances Grant-Feriancek

    [img]1_shdp62demo.jpg[/img]

    Hello Slowhomers,

    I haven’t posted in several weeks and this post is coming a day late.

    Most of work on this design in the garage entry. How to make room for the utlities and closets without wasting space. I have a single closet for both entries and a bench at the garage entry.
    The bath has a frosted glass wall between the vanity and the toilet, wish the vanity could have been longer.

    I also worry that the kitchen is too small.

    The plan is ok but nothing specatular, I perfer to line up interior walls and this dicated the size and location of my design elements.

    What improvements could be made to this plan? I am most pleased with the placement of the laundry, but feel the design of the back entry is not as elegant as it could have been.