4645 York Avenue South
Minneapolis, MN, 55410
612.210.8048
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Though this was a small bathroom remodel, it was not the typical bathroom. It is a bathroom with an old-fashioned layout in a grand old Queen Anne style home in Kenwood. At 100 plus years old, the house deserved more than a simply remodel; it also demanded a fine palate of materials and a careful approach to not simply fit new fixtures into an existing space, but do that work in a way that would be sympathetic to the original.
One of the keys to the success of this project was the removal of the existing radiator which inhibited the full utilization of the existing footprint. In place of the radiator is a small in-the-wall type electric space heater which incidentally, has proven to be unecessary in the actual use of the space.
The second move that made this bathroom possible was to borrow (or perhaps steal!) some space from an adjacent walk-in closet, about 14”, to give the shower just enough space between the interior wall and the existing double-hung window.
With those two key changes, the bathroom can now accommodate a four-piece bathroom with a free-standing bathtub, separate glass-enclosed shower and dual sink vanity. With the palate of marble wall and floor tiles, it is the very quinessence of the modern bathroom within the confines of the original old-fashioned bathroom space.
The existing built-ins were retained but given a new life with a new finish.
Existing casework was not original to the house, but taking them out didn’t improve the layout of the proposed bathroom, so they were retained and refinished. Walk-in closet to the right was reduced in size by about 14” to accommodate a new shower in lieu of the original pedestal sink.
Narrow space next to the window wasn’t enough to accommodate the shower, so the walk-in closet was reduced slightly to allow for its construction.
New shower is quite generous and there’s still enough space in the room for a free-standing tub.
With the removal of the radiator, the free-standing tub fits nicely under the existing high windows.
Even the sconces seem to suggest that there should be something along this wall other than a couple radiators!
The one fixture that remained fixed; the toilet. It was already in the one space that seemed most fitting for it, so it stayed put.
When it’s not broken, don’t fix it!
With the tub relocated to the exterior wall side of the room, there was enough space to accommodate a dual-sink vanity in lieu of the pedestal sink which was charming, but not very accommodating.
The large mirror lends an open, airy feeling to the space.
The tub was about the same size as the new vanity, so it was an easy exchange.
The homeowner was not a fan of the stained glass accent windows. Though she liked the pattern, it was the glass that she didn’t particularly care for; it was remade with a subtle palate of clear, textured and frosted glass for a more sophisticated look.
The new palate of glass lends a new sophistication to the space.
The free-standing tub fits beautifully under the high accent windows.
The space is an odd shape, but there was also a lot of space in the middle and along the exterior wall that was not fully utilized; the radiator made that difficult.
The wainscot at the toilet makes for easy cleaning but also lends a greater sophistication to the space relative to the wood wainscot that it replaces.
The wood wainscot has a certain charm, but it has an “old-timey” feel that doesn’t quite suit the era of the house.
Short of adding space to the footprint of the bathroom, the toilet is as enclosed in its own space as it could be.
This client has an impeccably maintained house in North-East Minnepolis that perfectly suited his life-style and needs with the exception that the kitchen was starting to look a little long in the tooth. The kitchen space was not large, but it was encumbered with circulation; three doors entered into the space from three separate corners of the room. One door entered the space directly from the bedrooms, another entered from the dinning room and a third from the back entry from the garage and into the stairwell to the basement.
The solution demanded a reduction of circulation to then repupose for kitchen-specific functions. After kicking around various realignments to the traffic pattern, the solution was to remove access directly from the bedrooms and creat a “U” shaped work space that would be separate from the circulation pattern.
Additional adjustments to enable this transformation include moving the existing window a few feet to maintain alignment with the sink and add a wall of cabinetry along the traffic pattern that would provide additional storage and a kind of “closet” for coats and shoes near the back exit to the garage.
This solution provided the best of the available options to maximize functionality while keeping within the existing footprint of the kitchen.
Without the connection to the bedrooms from the kitchen, there’s greater continuity of the workspace at the stove.
Though the direct connection was nice, without it the space within the kitchen can more efficiently be used. The new stove is in almost the exact same location as the original stove!
With the sink moved away from the inside corner of cabinets, there’s a little more breathing room in which to work.
Squeezed into the corner, it was a tight fit for the sink and dishwasher.
Without the circulation to the bedrooms, there’s additional workspace and storage.
The homeowner needed space to keep a small table in the kitchen; the table space was retained in the remodel.
The refrigerator didn’t move far, but it makes a world of difference as there’s now space adjacent to it to enable the transfer things in and out of the refrigerator easily.
Tall storage is always useful in a kitchen to provide space for whatever the homeowner may choose to use it for; pantry space, brooms, coats and the like. The base cabinet in the middle provides space for a coffee maker, or other small electric appliance.
This wall presented an opportunity for additional storage as it was on the one circulation route through the kitchen and is a natural fit for the tall storage.
This homeowner had already chosen a builder when they brought me in and they were planning a major refacing of the exterior of the house and replacement of windows. While they were at it, they decided that it would be a good opportunity to remodel their primary bedroom above the garage. They felt that if they were to move windows, or change shape or size of the windows, this would be the time to do it without creating problems for exterior siding. The one big restriction was the bathroom; given that the suite of rooms was located above the garage, there was only one viable place for the plumbing.
Entering the original space was through a narrow passage between the bathroom and a walk-in closet. Though the room itself was large, the oddly located partial-height wall separated it into two spaces.
The new design called for the walk-in to be relocated away from the entry with paired closets access through a common opening. While the bathroom remained in roughly the same location, removing the akward space created by the partial-height wall gained the space needed to create a more welcoming and sophisticated four-piece bathroom and a toilet with its own enclosure to enable greater functionality of the space.
The opening leading to the matching walk-in closets can be seen on the left-hand side. Moving the walk-in to the opposite side of the space opened up the area immediately adjacent to the entry into the room lending a more open and airy feeling to the space.
This photo was taken near the entry into the room; the door into the bathroom can be seen on the left side while the walk-in closet is on the right.
With the removal of the partial-height wall, the bathroom could expand; the door on the right leads to the new bathoom space. A small storage space and book shelves similar to those in the original room was fit into the space as the toilet enclosure in the bathroom didn't need to be as wide as the bathroom thus creating an opportunity on the bedroom side for this cabinet and shelves.
Separating the primary bedroom into two spaces, one long and skinny and virtually useless, made the bedroom feel much smaller than it really was. Taking that wall out enabled us to make the bathroom into a bigger and more sophisticated space.
The window that had previously been located in the walk-in closet is now in the bedroom proper and lends more natural light to the newly renovated room.
The original primary bathroom was cramped and dated. The renovated bathroom provides a more sophisticated space with a separate free-standing tub, shower and toilet enclosure.
With the toilet in its own enclosure, the bathroom is more up to date and lends a greater sense of privacy and functionality to the space.
The metal latice "support" at the front porch of the house was no longer attached at its base and the house had suffered from years of vine growth. So, the homeowners were focused on renewing the exterior. They were also dissatisfied with the front stoop and sidewalk approach.
Though our envolvement with the exterior face-lift was limited to the porch area, reimagining the pier, stoop and sidewalk, the exterior of the house is cleaner and more streamlined relative to the original look with the shutters which were not in keeping with the midcentury aesthetic preferred by the homeowners.
The 1980's addition to this 100 year old house was done with little if any regard to the style of the existing house. The home-owner, tired of the dated 1980's look sought my help to make the addition finally feel like it is part of the house. Achieving that goal meant adding detail and making changes to other materials in the room such as window trim and flooring to match the old part of the house. Additionally, it called for new windows; the only windows in the house that didn't match the "Queen Anne" mullion pattern were in this room.
The inspiration for these changes came not only from the house itself, but homes in the area that I have had prior experience renovating and remodeling. A built-in acquired by the home owner served as a basis for the new cabinetry as it came from a home of the same era. The built-in is destined to replace an existing piece of dining room furniture, thus this renovation is part of a comprehensive update of the family room, kitchen and dining room.
Updates to the family room wall include the removal of the fireplace, completely new window openings cut into the wall, new media cabinet, storage for books and dishes as well as new wood trim details. Other improvements include new lighting, crown moulding and flooring to match the old floor in the rest of the house.
Facing south, the new windows, inspite of their relatively small size, bring a lot of natural light into the room and make it feel more spacious.
Original family room was dominated by an oversized fireplace that didn't draw well and was therefore rarely used.
The existing floor had been a yellow pine and ran perpendicular to the original house. To make the addition feel more connected with the house, new flooring that matched the original 1-1/2" wide oak planks was installed parallel with the old flooring.
Light stain and poly finish the new oak floor and make the new floor a better match to the old floor.
Most of the first floor of the existing house has a two-part crown mould that runs around the perimeter of the dining room and front room of the house. The addition had a single piece crown mould but it was of poor quality with little in common with the old profile. After searching through standard profiles available through Scherer Brothers, we were able to find a combination of profiles that closely resemble the old crown moulding. Because they didn't meet directly, it was possible to add these new profiles without having to worry about making them work together.
New crown moulding closely matches existing profile; it consists of two standard profiles a cove and a picture rail.
New windows flank the chimney of the old fireplace. The chimney was left in place though it no longer houses a flu.
The removal of the fireplace alters the perceived scale of the wall and room; the wall appears larger and the room more open. Without the weight of the fireplace to dominate and the newly created window openings there is greater light and airiness introduced into the space and with the media cabinet to contain all the electronics, there is a reduction in clutter and visual distraction as well as enhanced functionality.
Though my client referred to her new townhouse as a “dump” when she bought it, she wisely saw its potential through the veil of outdated fixtures, old appliances and tired finishes. However, she felt a little overwhelmed by the task of re-imagining how the space would be used and how to make the existing space into a new, modern, open space with the kinds of amenities that people look for in new construction.
The original, two-story town house had two bedrooms on the upper level with one on the lower level, two modest full bathrooms and a master bathroom that was large but oddly proportioned. The upper level layout however didn’t quite support how she wished to live; she hoped to have a master bedroom with a sitting area and en-suite master bathroom with a window (the original master bathroom was interior to the townhouse and didn’t have access to an exterior wall). The over-sized space of the master bathroom was re-allocated to create a walk-in closet and powder room, while the adjacent 3/4 bathroom space was enlarged and connected to the master bedroom via the second upper level bedroom to create a luxurious 4 piece master bath with an exterior window thus making it a much more inviting and soothing space.
The living room, dining room and kitchen in the upper level of the townhouse, in spite of the high ceiling that follows the slope of the roof, felt segmented and the spaces a little cramped. The use of partial height walls to define the kitchen and the broom closet that was hanging in the space at the top of the stair only served to further break the space into smaller pieces. Removing the partial height walls at the kitchen and taking the “eat in” space within the kitchen to enlarge the work space enabled the focal direction of the kitchen to rotate 180 degrees. The removal of the broom closet (it was relocated) enabled more openness at the top of the stair and better flow around the new, large island in the kitchen; enables the island to function better as a serving area when entertaining.
The homeowner, using her keen eye for interior design, selected finishes, fixtures and appliances on her own. She creatively re-purposed furniture and other items for an interior that is airy and inviting. The overall result is contemporary and modern with a patina of time to give it a warm and welcoming feel.
With walls removed, kitchen become the hub of living space.
Reusing eat-in area for kitchen work space enables “L” shaped work area along the exterior wall allowing the subsequent removal of partial-height wall.
Partial height wall separates kitchen from living and dining room; closet protrudes from wall at stair.
Interior is broken up with partition walls and closet.
Dinning room is open to living room and kitchen.
Partial height wall is backdrop to appliances but sacrifices openness.
Closet appears tacked on…
Main level entry is hampered by closet at stair.
Modern style enhances feeling of openness at stair.
Main living space feels more open and inviting.
Master bathroom was large but oddly proportioned.
New powder room and closet carved out of one end of old master bathroom.
Warm finishes, dimmable lighting and frosted glazing offer warmth and privacy.
Careful use of space enabled bathroom to be equipped with separate shower and tub.
Generous shower with separate tub offers spa-like experience.
Original master was large but didn’t accommodate sitting area.
Better lighting and newly painted woodwork give space a lighter more open feel.
Walk-in occupies part of space that was previously bathroom while original closet remained.
Owner didn’t see a need for a second bedroom on upper level; part of this space became sitting room.
The original bedrooms were connected to create sitting area and enlarge bathroom.
Perfect space for doing projects, reading, or relaxing.
Virtually abandoned for what we believe to be about 7 years, this house was owned by the City of Minneapolis as a result of property tax non-payment. Acquired through a City program that seeks to return city-owned housing to private hands, this house was in relatively good condition for a house that had sat unoccupied for so many years. This nearly 100 year old home had been neglected during this protracted period of abandonment, but had also not seen much change since at least the 1950's. It made this house ripe for a top to bottom renovation; it was full of charm and great interior trim, built-ins and hardwood floors that simply needed to be refinished and updated.
The transformation began with the abatement of asbestos flooring in the kitchen and the asbestos wrapped furnace and ductwork in the basement. The abatement revealed hardwood in the kitchen that, with a little elbow grease, proved to be salvageable.
The use of high-efficiency mechanical systems enabled the removal of the brick chimney thus allowing the unfinished attic space to be converted into a master bedroom suite seldom seen in a house of this age complete with a walk-in closet. As an added bonus, it enabled the more efficient use of space within the kitchen where cabinets could be located on two facing walls without the waste at the corner where the chimney is typically located. This further allow us to open the wall adjoining the dinning room therefore enhancing the feeling of openness between the existing dinning room and kitchen.
Further surgical changes were made to extra-deep closets that flanked the main floor bathroom. Stealing a little depth from the existing closets and increasing the size of the doors accessing those closets in the bedrooms allowed for the expansion of the bathroom which previously had been so small that the door could only be opened part way before it was stopped by the sink.
All of these subtle interventions, coupled with the repair of the salvageable windows, the careful refinishing of interior woodwork and floors and the reuse of existing doors and hardware made for a home that looks new but has the charm and feel of a much older home.
To see the Star & Tribune article in the "Homes" section, "Before and After" go to...
http://www.startribune.com/long-vacant-house-in-northeast-minneapolis-transformed-into-hot-property/504226842/
New windows, roof, gutter, windows and lighting improve curb appeal.
Aside from the slightly overgrown yard it's hard to tell that this little house had gone unoccupied for so long.
Wall that created the pantry and "mud room" was removed to enlarge the kitchen and improve natural lighting.
With mud room beyond this space seemed wholly unneccessary.
Removal of pantry enhances the feel and functionality of the space.
Openness from Dinning Room to Kitchen enhances access to natural light.
Though small, the living and dinning rooms feel open and spacious, but the kitchen is closed off and the buffet inhibited opening spaces to each other.
Refinished wood lends a greater brightness and openness to the space.
Notice the buffet is in its original location...
Notice the door is restricted by the sink...
Liberal use of marble (floor) and tile gives this small space a spa-like quality.
Small closet door defies the true size of the closet.
Doors enhance access to closet.
Lay-in ceiling masked the true ceiling height.
Borrowed light from porch and full-height ceiling give this space an airy feel.
The chimney represented a major obstacle to development of this space.
Small window was replaced with new, larger windows for egress, light and air.
Guardrail suggests that the attic was always meant to be finished.
Perfect space for children, office or hang-out for teens.
Not good for much more than storage in this condition!
Mater Suite created using existing dormer space.
Slightly larger than a single car garage, this little detached garage housed little more than tree nuts (some very industrious squirrels had a heyday!) and dirt.
Apparently designed originally to burn coal and retrofit for natural gas, this behemoth finally outlived its usefulness.
With the replacement of rotten board and new paint, the garage looks like a dollhouse.
With a smaller window, we were able to add a bathroom to existing dormer area.
Years spent unoccupied was hard on plaster.
Sun room was in sad repair but it was heated.
This home had suffered under the weight of years of accumulated detritus. The buyer saw the potential for the house and the neighborhood and was able to see beyond the piles of books, magazines and clothing.
With a clean slate, we were able to create an open, modern floor plan within this traditional facade; a floor plan that also accommodates the single-level living that many people are looking for in new construction. In this case however, we marry that modern lifestyle to a home that has the character of an older, traditional past.
Surgical removal of key walls in the front entry, kitchen and dining room areas allowed for easier and more contemporary use of the space. Contemporary home buyers are interested in seeing more openness and interconnections between the public functions of prospective purchases. In its original state this house consisted of distinctly separate spaces to contain individual functions such as cooking, dining and entertaining. In it's newly revitalized form the home now allows those functions to flow together and blur as needed for today's living.
Construction completed by Charlie Browning of "Charlies Angles": www.charliesanglesllc.com
Openness of Kitchen and Living Room can be better appreciated from within the Kitchen space.
With the removal of some key interior walls the traditional plan was transformed into the open plan type demanded by today's residential marketplace.
The transformed floor plan permits an open, inviting flow from the living room, through the dining room to the kitchen.
The existing brick was stripped of paint to bring out the warmth and character of the original brick.
Small addition at existing bump-out enabled an expanded function at the back entry to the house; mud room and laundry room are more fully accommodated.
Clutter masked the potential for this space to be a great, light-filled bedroom once again.
Some space was borrowed from this large bedroom to create a powder room; a space that most homes of this era lack.
Once virtually impassable, it was difficult to visualize where to start.
Welcome home; content discouraged entry.
Note the closed in feel of the framed opening to the left; it's now open to the kitchen and dining spaces.
The transformation is dramatic.
New finishes and lighting can make a major impact on a space.
Opening to the new powder room can be seen on the left.
This small space was carved out of a large bedroom; it increases the functionality of the whole house.
Newly opened to the dinning room and kitchen, the living room has a comfortable openness that is more typical of new construction.
Spaciousness of dinning room enables this room to expand as needed for family events and holidays.
Horseshoe shaped kitchen with seating at peninsula lends openness to the space and great functionality for events and parties.
New mudroom space can be seen beyond through the framed opening.
Backside of peninsula provides seating for informal dining, a quick breakfast or serving appetizers to guests.
Horseshoe layout provides an efficient layout for cooking and keeps the work triangle out of the path of circulation through the room.
Though compact, the layout of this space maintains the ideal work triangle of sink, stove and refrigerator, all of which are also close in proximity. Thus, working in this Kitchen is very efficient.
Though this space is not as large as is standard in new construction, the ample windows and vaulted space enable this space to take on a larger feel than it's relatively small footprint suggests.
Symmetrical windows frame the bed and allow amble natural light to flood the space.
Furniture-like vanity and sconce lighting lend an elegant feel to this cozy master bath.
Living in the upper story of duplex, the owner of this Northeast Minneapolis home was feeling hemmed in. He and his fiancé were planning their future together and felt that they needed more space to make room for their family. The attic of this century old duplex seemed ripe for development with its vaulting roofline, large gables and dormers. However, access was limited by the pre existing stair; a common dilemma for older homes. So, a new stair was built in the footprint of the existing stair to the second floor. Though the new stair nearly fit within the existing roofline, it was just shy of the required 6'-8" minimum headroom for stairwells. A small shed dormer opened up the space and enabled the stair to be built into the space and therefore the whole project could be realized.
To see the Star & Tribune article in the "Homes" section, "Before and After" go to...
http://www.startribune.com/unfinished-attic-transformed-into-deluxe-master-suite-in-northeast-minneapolis/437225683/#1
Professional photography of the finished project was provided by "Perfect Pics by Floyd Photography".
Chimney stands in the middle of the space; exposed.
The original attic space was quite large with two existing dormers. It presented a lot of potential for use as living space, master bedroom, bathroom or guest room space.
The shed dormer was the key. It enabled the construction of a new stair run which in turn allowed optimal use of floor space for new functions.
Furring existing roof structure; allows more insulation to be installed.
Abundant natural light permeates newly reclaimed space due to generous use of skylights.
Located above an existing stair run, access to the new space meets existing codes for stairs and enables attic space to be fully utilized.
New family room space is taking shape.
Lots of space in this bathroom yet occupants can enjoy the character of being "under the roof" with sloped elements of roof form expressed within the space.
Finished master bathroom is flooded with natural light through the use of skylights and windows.
Spacious master bath accommodates laundry area and space to store bathroom products and laundry soaps.
Vaulted ceilings lend an open airiness to the new master bedroom.
Rolling barn doors add a touch of character while serving the important function of saving space.
High skylight accentuate the high space and brings natural light deep into the heart of the home.
The brick of the existing chimney brings warmth, texture and character to the finished space.
Openness of the new stair adds to the airy feeling of the new living space
The small windows at the stair provide a glimpse to the outdoors and provide additional daylight to the landing.
Built by the homeowner, these book shelves are both functional and create a beautiful focal point to this sculptural space.
The new living room has a light airy feel that is unique within this existing home; it has a connection with the original style of the home while at the same time lending it a feeling of openness that is more desirable in residential architecture today.
Well-lit hallway leads from the Master Bedroom to Living Room.
The existing brick chimney was left exposed to retain a bit of the character of the unfinished space.
Skylights and sloping ceilings lend charm and light to this cozy space.
This century-old Northeast Minneapolis home had an existing second floor bathroom; that alone was a little uncommon. However, it was not functional when the home-owner acquired it. Water was leaking through the kitchen ceiling after just the first few uses.
Though constrained, we were able to reallocate the distribution of the fixtures in the room and relocate the door from the hallway. Though these were small adjustments they enabled the relatively large space of this existing bathroom to be used more effectively.
The use of high-end fixtures such as the wall-mounted toilet and the furniture-like vanity lends a light, airy quality to the finished space and adds to the luxurious feeling of the room. Additionally, the deep soaker tub provides additional functionality to the bathroom beyond that which was possible with original tub.
Additional features that add to the luxurious feel of this room include the generous recessed lighting and in-mirror sconce lighting, consistent use of polished stainless steel fixtures and in-floor radiant heat; a virtual necessity for an older home especially in the winter and given the diminutive size of this bathroom, a relatively inexpensive indulgence.
Construction completed by Bruce Johnson of "Branson Builders": http://www.bransonbuilders.com/
