Residential planning

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 eats  Formal sit down  Informal sit down  Buffet style  Meals on the run  Young children

Consideration by area Bedrooms (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 area Bathrooms (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)