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Ariel Baleli

Residential planning 

Ariel Baleli

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Space Planning 1. Knowing what things  need to be included  (partitions, rooms,  furnishings and  accessories) 2. How to organize those  things to achieve a  functional and  perceptually good  solution.

Ariel Baleli

Two basic kinds of knowledge  are needed:

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•Fixed architectural elements  are typically given and cannot  be changed, (structural  columns) •Interior architectural  elements (doors, partitions,  etc.)

Ariel Baleli

Space Planning

•Furnishings (FF&E) (lighting,  equipment, etc.) 3


Concepts of Accommodation

•Insider / Outsider •Hierarchical Arrangement •Individuals vs. community •Invitation vs. rejection •Openness versus enclosure •Integration vs. segregation •Combination vs. dispersion

Ariel Baleli

Accommodating humans and their needs is a complex task.   Seven universal concepts related to the arrangement of  people and their environments

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Individual / Community

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Invitation / Rejection

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Openness / Enclosure

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Integration / Segregation

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Combination / Dispersion

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• Producing a good plan is not an easy task • Requires trial and error and may refinements • When asking someone “what do you see” they will state the obvious – kitchen, size. • Designers note more: such as Efficiency, flow, correct placement of rooms, shape of rooms, etc.

Ariel Baleli

Anatomy of a Space Plan

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The Good Room

1.Envelope 2.Contents 3.Connections 4.Flow 5.Scale

Ariel Baleli

To design a good project, you need to design good individual rooms that are functional, with adequate space to support the furniture and equipment.

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• What size and shape should this room be? • What furnishings and accessories are needed? • How should these be arranged? • How should people enter and move through the room? • How should the room connect to the exterior?

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5 Principles of Room Design

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• Not many shapes and proportions will produce a good room. • Rectangular rooms are the most common. • Avoid overly long and narrow rooms. • If the length of a room exceed its width, the proportion becomes uncomfortably narrow in relation to its length.

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Shape & Proportion

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• Always consider the windows when placing furniture • They provide views, natural lighting, but can also cause glare, too much heat or a bad view • Decide on a case by case basis

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Windows

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• Entry point • Main space • Clearances • Exit points

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Circulation

Strive for efficient, fluid and discrete paths that allow multiple furniture configurations 15


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Circulation Principles

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• 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).

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Residential Zones

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Evaluating the plan     

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?

Ariel Baleli

 Traffic patterns

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

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

Ariel Baleli

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

 Look for adjacencies of rooms.  Do they function in relation to each other?  Is the space appropriately allocated? 19


    

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

Ariel Baleli

Common traffic considerations

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Considerations by area:  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

Ariel Baleli

Entry:  Provides the first  impression.  

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Considerations by area:  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

Ariel Baleli

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

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Considerations by area:  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

Ariel Baleli

 Kitchen

 Storage:  Recommended 10% of total sq.  footage  Location is convenient  Separate closets for men and  women – walk­in ideal

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 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

Ariel Baleli

Considerations by area:

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Consideration by area  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

Ariel Baleli

Bedrooms (1/3 of our lives is spent in bed!)

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Considerations by area          

Located in private zone, close to bedrooms Use back­to­back 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

Ariel Baleli

Bathrooms (ideally a 3 bedroom should  have 2 full baths)

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Considerations by area:          

Venting access (25’max) 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 2­story  homes or second floor  laundry room

Ariel Baleli

Laundry room

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 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.

Ariel Baleli

Traffic pattern pitfalls

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Floor Plans      

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

Ariel Baleli

 Open plans – concept developed by Frank Lloyd Wright. 

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Floor 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

Ariel Baleli

 Closed Plans

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 Single family detached:   represents a house with a yard –  requires more maintenance and  yard work. Examples:  Ranch, 1 ½  story, two­story,, mobile home  Attached dwellings share walls  with other residences and usually  don’t have a yard.  Row houses,  town houses, garden homes, patio  home, apartments.  Usually  windows and doors are placed on  front and back only.  Multi­family such as high­rise  apartments.  Lacks privacy, limited  on parking and usually no outdoor  space

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Types of Housing

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House sizes

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

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“Tiny House”

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        

Smaller sq. footage Two­story homes Back­to­back plumbing Stacked fireplaces Reduce number of dormer windows Use simpler foundations (less jogs, simple rectangle) Use standard sizes and finishes Plan long­term and easy maintenance Reduce cubic feet (lower ceilings for heating/cooling)

Ariel Baleli

Ways to save money – through design 

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New Construction vs. Remodeling

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Customized New technology and building materials Don’t have to live in the construction More expensive Takes longer Travel time to oversee construction

Ariel Baleli

New Construction: (advantages and disadvantages)  Location and orientation can be selected

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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

Ariel Baleli

New Construction vs. Remodeling

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 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

Ariel Baleli

Economic Considerations 

 Location  Building materials used  Labor rates 37


 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 

Ariel Baleli

Square footage vs. Material and labor 

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Ariel Baleli - Principles of room design  

Ariel Baleli is Managing all the finite details and guiding the client through every step in the process is the part of his work at Everlast...

Ariel Baleli - Principles of room design  

Ariel Baleli is Managing all the finite details and guiding the client through every step in the process is the part of his work at Everlast...

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