Residential planning Chapter 6 and Chapter 7 (Highlights)

New Construction vs. Remodeling

New Construction: (advantages and disadvantages) Location and orientation can be selected Customized New technology and building materials Don’t have to live in the construction More expensive Takes longer Travel time to oversee construction

New Construction vs. Remodeling

Remodeling (advantages and disadvantages) Relocation not required Work can be completed in stages Less expensive than new construction Living in the mess Subcontractors in your home Finding surprises

Economic Considerations

Economy is an important consideration in planning space. New construction and remodeling will have limitations (maximum

that can be spent) dictated by financial institution or by homeowner What is affordable? 2 times the annual family income although

many people go up to 3 or 4 times the annual income. Interest rate, length of loan (15 yr vs. 30yr)

$250,000 @ 4% = $78,000 for 15 years $250,000 @ 4% = $168,000 for 30 years

Location Building materials used Labor rates

Square footage vs. Material and labor

Quick way to estimate is using the sq. footage method based on the average price in the neighborhood. Not as accurate as using a materials and labor quote.

Material and Labor quote is more accurate

Zones• Social: public area and

most used portion of the home. Comprised of the entry, family room, living room, media room, game room, etc.

• Private: Areas such as the bedroom, bathrooms, etc.

• Work: Kitchen, laundry, HVAC, storage, office, etc. Most of these areas should not be in direct view of guests (except the kitchen).

Evaluating the plan Traffic patterns

How do you move from room to room? Does traffic flow through the conversation areas? Does traffic flow through meal preparation area? Does guest traffic flow through private areas? Is there a good flow from a service entrance?

Note: when evaluating a plan or home, don’t let the beauty of the architecture, furnishings and accessories distract your judgement.

Evaluating the plan Look for poorly located doors, windows and closets.

Are they conveniently located or do they interfere with good furniture arrangements and traffic patterns.

Is there adequate storage space inside and out? Is the plan effectively oriented on the site?

Climate control Privacy/views Garage door openings (to side)

Look for adjacencies of rooms. Do they function in relation to each other? Is the space appropriately allocated?

Common traffic considerations

Kitchen, garage, mud room Dining room to kitchen Kitchen to service entrance Laundry to bedrooms Bedrooms to bathrooms

Considerations by area:

Entry: Provides the first impression.

No direct views into the private zones or work zones from the entry.

Should have a coat closet Should not open directly

into living area Approximately 35 sq. feet Ability to view visitors lighting

Considerations by area:

Living areas, dining rooms, home offices can be viewable from entry.

Should have a focal point Good traffic flow – not through

conversation area Access to a guest bath or powder

room Should have ample wall space for

furniture placement Should not have direct view into

private zones - should have a corridor that leads to the private zone

Should not have direct view into work zones

Considerations by area: Kitchen

No traffic through the work triangle (sink, cooktop and refrigerator)

Garage access is nearby Appliance doors and cabinet doors

do not collide Panty is provided Kitchen should not be viewable

from entry Storage:

Recommended 10% of total sq. footage

Location is convenient Separate closets for men and

women – walk-in ideal

Considerations by area:Dining Rooms should be

near the kitchen for ease of clean up

Surface, sideboard for utensils, food etc.

Consider how family eatsFormal sit downInformal sit downBuffet styleMeals on the runYoung children

Consideration by areaBedrooms (1/3 of our lives is spent in bed!)

• 120 sq. feet desired, minimum of 70 sq. feet required by code 90 sq. ft. allows for a single bed, 120 allows for a double bed. 145 square feet

• Must have an operable window• Closets can act as sound barriers – minimum

closet size is 24” deep by 5’ wide• Locate remotely as possible from social

areas for privacy• Sound insulation needed in walls if adjacent

to social areas• Adequate wall space to plan furniture layout• Door swings against wall• Split plans are ideal

Considerations by areaBathrooms (ideally a 3 bedroom should have 2 full baths)

Located in private zone, close to bedrooms Use back-to-back plumbing Compartmentalize in family bathrooms Consider privacy in regard to windows (not

on front of house Look at door swings – shouldn’t hit anyone

standing at a vanity View into the bathroom ideally should not be

a direct view of a toilet Nearby linen storage needed Master suites often have separate tub and

shower Minimum size is 5’ x 7’ FYI: Water closet is another name for a

toilet

Considerations by area:Laundry room

Venting access Out of view Acoustic insulation Drain and tile floor

recommended Utility sink and clothes rod Ironing station Folding area Can serve as a mud room Freezer storage Clothes drop in 2-story

homes or second floor laundry room

Traffic pattern pitfalls Rooms that act as hallways Door locations that force circulation through

conversation areas Spaces that are too small to plan Traffic pattern through work areas that tend to be messy Hallways less than 3’ (ideally 3’-6”) Doors should open against a wall.

Floor Plans Open plans – concept developed by Frank Lloyd Wright.

Less expensive to build Space seems larger Flexible layouts Ideal for accessibility Lacks privacy sound

Floor Plans Closed Plans

Spaces walled off and have doors

Provides more privacy Creates chopped up

plans Can control HVAC to

areas not used often Not easily accessible Less flexible for furniture

layouts

Types of Housing Single family detached:

represents a house with a yard – requires more maintenance and yard work. Examples: Ranch, 1 ½ story, two-story, patio home, mobile home

Attached dwellings share walls with other residences and usually don’t have a yard. Row houses, town houses, garden homes apartments. Usually windows and doors are placed on front and back only.

Multi-family such as high-rise apartments. Lacks privacy, limited on parking and usually no outdoor space

House sizes Small: up to 1,500 sq. feet Medium: 1,500 – 3,000 sq. feet Large: Over 3,000 sq. feet

Ways to save money – through design

Smaller sq. footage Two-story homes Back-to-back plumbing Stacked fireplaces Reduce number of dormer windows Use simpler foundations (less jogs, simple rectangle) Use standard sizes and finishes Plan long-term and easy maintenance Reduce cubic feet (lower ceilings for heating/cooling)