I don't know why it is required, but it is. And yes, I have administered jobs where we put one in.

Posted by: an_architect_in_Brooklyn at August 8, 2007 2:55 PM in response to Crazy Electrical Code question

The new electrical code requires an outlet in the front.

Posted by: an_architect_in_Brooklyn at August 8, 2007 1:46 PM in response to Crazy Electrical Code question

Not a real two bedroom. A one bedroom with storage.

Posted by: an_architect_in_Brooklyn at August 1, 2007 1:06 PM in response to Condo of the Day: 555 Washington Avenue 2 BR

It's a layout with much to recommend to it. The galley kitchen can be L-shaped to provide a "boundary" between the back living room and the kitchen proper; and for those who like a breakfast bar, there you go. Also, a bathroom and proper coat closet can be configured opposite the galley kitchen, or one can be tucked under the stairs.

Disadvantages? A few. The dining room risks being underused, being "exposed" to the street, and can turn into just a dumping space or (even) bike storage. Not elegant. The galley kitchen is on view from both ends of the house, so it's not a great solution for messy cooks; furthermore, cooking smells cannot be screened either from other parlor spaces or from the rest of the house. The ventilation run from a center kitchen is long (which reduces its effectiveness) and the soffit ugly. Outdoor grilling or eating becomes (slightly) awkward.

The hallway opposite the kitchen (with the stairs) must be clear or the kitchen risks becoming part of circulation, a problem as a galley kitchen is typically on the narrow side anyway. I might consider a narrower counter opposite, or full-height cabinetry.

Detailing the cabinet transitions from kitchen to dining or kitchen to living are also a bit more complicated, since from either vantage you're seeing the "side" of the kitchen. It has to be planned carefully.

Posted by: an_architect_in_Brooklyn at August 1, 2007 12:58 PM in response to Brownstone Layout - Gut Renovation - 20 x 45

Code in most of the country is 18" from the center of the toilet to either wall. NYC lets you get away with 16.5".

Those numbers are for ADA-compliant installs, which your parlor floor would (probably) not require (1 and 2 family houses are exempt, 3 family are except if the reno is less than 50% of the replacement cost).

The J-3 rules are little hazy to me, so I would ask a plumber for advice, but in no case should your minimum be less than the national standard of 15" from the center, or a 30" overall compartment (assuming the sink is opposite).

Posted by: an_architect_in_Brooklyn at July 31, 2007 4:51 PM in response to how much space on either side of toilet

Heh, my brownstone is 20x50 and this was almost exactly the configuration we came up with too. (but we have a bathroom opposite where the kitchen will be). We are in the process of doing the work so i can't comment on what its like living with it yet. But to us it seemed the best layout. We wanted our kitchen in the darkest part of the house and we wanted our living space to be as close to square as possible. Sometimes the tunneling affect bothers us. To me the dining room is better suited to the tunnel layout over a living room. Plus as you mentioned the back is much quieter than the front.

Posted by: at August 1, 2007 5:01 PM in response to Brownstone Layout - Gut Renovation - 20 x 45

We have a 20 by 56 parlor level and are also considering the same configuration. Our make-shift dining room is currently located in the back and the living room in the front. Though the living room is a beautiful room, it's narrow size makes it hard to set up with a TV. Our dining room has essentially become our living space when people come over. It's brighter and overlooks the garden. Because the parlor is deep, we may try to configure it with living room in back; kitchen and dining area in middle (behind the stairs), and guest room/office area in the front.

Posted by: anon at August 1, 2007 6:14 PM in response to Brownstone Layout - Gut Renovation - 20 x 45

Is this a single family home? If so you could have a couch in the front of the parlor with a sort of landing area (in apartmenttherapy-speak) with a console or low cabinetry off the main entry doors. And then tuck the kitchen in to the L section of the interior of the building, since you can block off the entryway hallway facing the rear behind your main entryway door. This way you have some sort of hangout space in the front and you are not just having this grandeur of your parlor upstaged by your kitchen. Granted, this will change the flow of the floor and make it less open in the traditional hallway. But you don't sound like a traditionalist. And also then you can have your dining area in the middle of the main floor and the large full width living room you crave in the back. I think a kitchen tucked off the main open space of your parlor would make it seem more lofty. Good luck!

Posted by: at August 1, 2007 8:58 PM in response to Brownstone Layout - Gut Renovation - 20 x 45

OP here.

Thanks for all the great comments. Very helpful. Feel much better about the unconventional layout now.

I forgot to mention that across from the kitchen in the middle of the floor (on the other party wall) we will have a powder room and closet … seems like many others have done that in the "under/behind the stairs space as well".

Last question … has anyone done this layout without a true-vented hood. Range will be gas but not massive BTUs. We were thinking of self-vented hood (no exhaust pipe) since running that up to roof or to the back of house would be a big expense and not look great.

Posted by: at August 3, 2007 11:26 AM in response to Brownstone Layout - Gut Renovation - 20 x 45

Why? so people can steal your electricity? Do you know anyone who has installed one

Posted by: at August 8, 2007 1:52 PM in response to Crazy Electrical Code question

Why? so people can steal your electricity? Do you know anyone who has installed one

Posted by: at August 8, 2007 1:52 PM in response to Crazy Electrical Code question

Plant some nice greenery in front of it.

Posted by: Alex at August 8, 2007 2:02 PM in response to Crazy Electrical Code question

You can ask your electrician to install a switch inside that will control the outdoor outlet.
BTW if you don't like the idea of an 'ugly' box on the exterior wait until you see the black box for reading the meter. It will be install without your consultation exactly where you don't want it. It was so ugly my dog ate it.

Posted by: tommurphy at August 8, 2007 2:17 PM in response to Crazy Electrical Code question

and what are people going to do, run extension cords to their house? iron their clothes in your front yard? charge their ipods? seriously, what are people going to do to "steal" your electricity?

like the first person said, get a cover that locks.

Posted by: at August 8, 2007 2:18 PM in response to Crazy Electrical Code question

I don't know why it is required, but it is. And yes, I have administered jobs where we put one in.

Posted by: an_architect_in_Brooklyn at August 8, 2007 2:55 PM in response to Crazy Electrical Code question