Software
Houzz Logo Print
webuser_884110401

Help with 1930s colonial floor plan layout

6 years ago

Hi! This is my first post on here- sorry in advance for the length!

We recently purchased this 1930s colonial and we are renovating to make it more functional for our lifestyle. We just got engaged, no kids yet but hope to in the future. We love the charm and character of the house (millwork, crystal knobs, red oak floors) but it needs some work. It was also in a great location for us, close to family and where we grew up.

Here are my dilemmas/concerns/questions:

  1. The previous owners had an addition put on in the back (9x6.5) in the kitchen area which is where the sink and dishwasher are. Problem is it creates an awkward corner and weird layout. We were thinking of knocking down the wall between DR and kitchen as it is non load bearing. But wondering if bumping out that corner / reworking the back area would be better as there is a lot of space back there , but we also are on a somewhat tight budget so I realize that may not be a possibility right now.
  2. Previous owners also converted a closet into a powder room on first floor which is great to have but really blocks the flow of everything, I would love a hallway that you could see through to the back of the house from the foyer / entryway. Just feels so cramped there. Painter had said that in order to paint the wall up the stairwell, he would need to remove the posts on the staircase which I definitely don't want to do. I was wondering about relocating the powder room, maybe under the stairs, to create more of a thruway space? I would really love to create a space for a washer dryer on this level too. Since there's already plumbing there, wonder if this could be done around the powder room? Or would this really interfere with my idea of the open hallway?

I don't hate the idea of a separate, formal dining room, and would keep that wall if we could, to maintain that original aspect. However with eventually having kids I feel like we would need somewhat more of an open plan so that I could have eyes on the living room in some way / while cooking in the kitchen?

I realize my wish list is large, and there may be some contradictions in there. But overall, just trying to create a plan to work towards, do what we can now, and have something to work towards in the future.

Any advice would be GREATLY appreciated!!! Pictures attached!

Kitchen with addition

Addition side view

Red door is exterior door that leads to basement steps

Door in kitchen - leads to 3 steps down and landing. to the left is exterior door, to the right is stairs to basement. The wallpaper wall is the other side of the powder room.

other view of the (not sure what to call this?)

Stairwell next to powder room

Powder room again. they must have bumped out 1ft to allow for sink (approx. 8 inch sink)

exterior photo for reference (shutter/color will be painted....not sure of color)

Side porch with the two french doors from living room. Ideally someday, would like to tie the side yard to the back/patio area somehow. (again - long list)

Thanks again for any/all help!!!

General floor plan done with our appraisal but it doesnt include dining room/interior walls, also the side entrance is on the wrong wall. The left side of the staircase is where the powderroom is.

Floor plan I drew. Sorry its a little hard to read.

Comments (4)

  • 6 years ago
    last modified: 6 years ago

    Really can't help you but I think squaring off the kitchen by pushing back the nook wall might give you space for a mudroom at that entrance & eat in area. My first stop would be an architect to create spaces that you want that can be executed over time as budget allows. Black shutters and door would be classic. That dormer on the roof also looks like an add on


    Just found this in another discussion


    https://www.roanokeva.gov/DocumentCenter/View/1472/Architectural-Patterns---Colonial-Revival-PDF

    MB C thanked jck910
  • 6 years ago
    last modified: 6 years ago

    I don't think you can put the PR under the stairs if the basement staircase turns that direction. I'd put a door on the toilet stall and call it good.

    This plan is out of the box, and doesn't address the PR issue, but I'll post it and give you a bump. It creates a scullery and separate pantry from the existing bump-outs, which might be more accurate for an actual colonial home (1600's not 1930's). I drew a peninsula, which would utilize drawers with two-way travel slides, to be loaded from the scullery side, and unloaded from the prep/cooking side. Accuride International makes a travel slide 29 9/16" long, so the peninsula would be at least 33" deep. Or, you can go down to the next size, 23 5/8", and make the peninsula 30" deep. Caveat: The slides are expensive (see linked site), but not as expensive as adding on to the bump-outs, changing windows, etc., and the drawer fronts would need to be notched, to ride both directions on the slide.

    I can't tell if the window in the nook is high enough for a standard counter, but you could use a lowered counter if necessary. I included shallow uppers, as deep as the window width would allow.

    With the dividing wall removed, you can have an island with seating, and a convenient prep sink. There is a prep space which can also be used as landing for groceries to be loaded to the pantry. I put the fridge nearer the basement door, because it's more convenient to the prep sink, but it could be flipped to the other end of that short run.

    The prep spaces and work aisle are the minimum recommended by the NKBA, and there isn't much space in front of the side entry, but it's a remodel in an old house and there will be trade-offs. Some cabinets would need to be custom made (peninsula and pantry), which would add to the budget. Good luck!


    Two-way travel slides/google

    NKBA guidelines/starcraft illustrated

    Accuride 24" glides on another site

    If you are considering a structural change, maybe extend the side porch and move the door to the spot where the window (with AC) is, to give the entry more space and more direct route to living areas:



    Archived GW discussion (warning--some links broken)

    MB C thanked mama goose_gw zn6OH
  • 6 years ago
    last modified: 6 years ago

    Wow!!!! This was so incredibly helpful, thank you so much! I had never even heard of a scullery before but I love that idea. Love that there could still be room for an island and a dining room table or additional seating nearby. I will keep you updated! Thank you again!! @mamagoose!

    That PDF is such a great source thanks so much @jck910 ! I also love the idea of the black shutters too! Thanks so much for your help!!

  • 6 years ago

    Your breakfast nook is an ideal, very standard size for a powder room, so I moved it there off a new hallway. With the side entrance right there too next to the new powder room, I think you've got a natural mud room area in the making over there, so I added a closet and various storage. What remained of the space after all of that is a more natural shape for a kitchen.


    The result is:

    - comfortably-sized powder room with a window

    - mudroom area with lots of storage

    - open central hallway and stairs area with a straight view to the backyard

    - a rectangular area for kitchen with plenty of exterior walls for venting the hood and having windows (I made this area a galley kitchen in my mock-up, but you could easily do an L-shaped counter layout if you like)

    - big hallway closet

    - a lot of options for futzing around with the pockets of storage I added -- you could easily fit in a pantry or a laundry closet (although I'd really advise you look upstairs for where to put the laundry)


    Downsides:

    - lot of square footage lost to walkways, although this may just be inevitable when you have two entrances to the house

    - kitchen won't be a show-stopper (When you're changing this much, I always pause at any plan that doesn't wind up with a kitchen so spectacular that it would sell your house for you later. This will be a perfectly nice kitchen, but it doesn't have the big trendy island or the trendy show-stopping focal hood moment or any of that stuff buyers melt for. Like if you're investing this much but not getting a resale dream, does that make financial sense?)



    MB C thanked Jillius