Structural Considerations

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Structural-considerations

Understanding and implementing structural framing is where reality sets in on a project. The expansive open spaces we have poses challenges for shear (keeping the building from wracking) and spanning those distances with conventional wood is hard to do. We will take another hard look at the second floor to see if all the walls can “stack” above the first floor for ease of structural support.

A column or two will also be placed in discreet but critical locations to carry the upper floor’s load to the basement.

Exterior Studies

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North elevation med

The most recent development over the holiday has progressed rather slowly...there is a lot of snow in the mountains, and even more here in Denver at the moment! Lots of work still to do on the exterior. Right now it’s pretty much a blank slate...

Saving the old: Deconstruction

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Earlier, I spoke about our dilemma regarding saving the old house that exists on the lot.  The size of the new space would completely cannibalize the 700 SF house.  In the end, we decided that the old space could not possibly be well integrated into the new scheme.

We have found a better solution in deconstruction.  Nancy has been discussing options for salvaging whatever in the project is worth the effort to remove it.  Doors, windows, wood floors, and possibly some of the brick appear to be salvageable -- but at a cost!

Local outfits that do this include Resource out of Boulder. This will add to the cost of the demolition, so we need to evaluate this carefully.

From three schemes to one

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We’ve hashed through numerous ideas for a concept on the house, and here are the main three: 

  1. Focus on main living space (kitchen, dining, living) at the rear of the house (west facing)
  2. Split rear living space by a central courtyard
  3. Move main living spaces to front of lot at street to provide activity and embracing of urban setting - this is ultimately what we’ve selected for the basis of the design approach.

Massing Studies

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Determining the overall size of the house is a challenge on such a narrow site.  We’ve talked about everything from a narrow tube like open plan to a central courtyard layout that takes advantage of as much morning winter sun as possible.  The adjacent bungalows are fairly low compared to Victorians along other nearby streets, so respecting their scale only adds to the challenge.

Denver Bulk Planes

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The Denver zoning code puts restrictions on overall height and location of your house on each lot.  The emphasis in our neighborhood is on a good sized setback from the street, the bulk of the house within the center area of the lot, and a lower garage near the back of the lot.

TOD (Transit Oriented Development)

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TOD’s is a buzzword making the rounds in city planning circles.  It’s ironic that it’s really just a throwback to what happened with the old trolly and local rail lines from over a hundred years ago.  The idea is that retail and higher density housing grows around stations and results in satellite hubs spread out around a larger city. 

The light rail project has kick-started a large number of development efforts up and down the I-25 corridor.  Some of these are already in place (prior to the opening of the line this November 17th) while others are only a concept sketch. 

I’m very happy that we have found a spot for a house so close to the only “kiss and ride” station on the new line.  With a few blocks walk to public transportation, a grocery store (Wild Oats) and Old South Pearl Street just around the corner, it’s the stuff great neighborhoods are made of!

Setting Goals

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Ok, we are getting serious now, and we realize we are faced with several challenges
Goal:

To create a modern home, utilizing eco-conscious measures and materials, for our family of four.


The site: Typical metro Denver residential neighborhood lot with 1 1/2 story bungalows to the north and south. Lot size 37 x 140


The process: Explore and use any delivery method necessary to build a 2300-2500 square foot home for $140 to $165 square foot.


Context: Historically, a strong inner metro housing market that has slowed slightly within the last year, but at much less noticeable pace than the outlaying suburbs.

Tear down or not?

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Although the house dates back to 1912 there was little historical value still present. Nancy’s background is preservation carpentry, and I’ve got a lot of experience in historic rehab projects.  We’ve saved many old buildings and houses in the past, but those had significant historic character.  Nonetheless we are conflicted about the idea of tearing this one down.

We thought about keeping the original footprint and adding on to it so that we could fit a house with a large courtyard on this narrow lot. However, trying to retain the original building (700SF) and add on to it would compromise it and look out of place in the neighborhood.

After honest evaluation we decided that saving this structure is not the place to focus our efforts.  We should be concentrating on something new that fits in with the scale and massing of the neighborhood.