THE UNIT DESIGN
MANUAL
as reviewed by Craig Norman
OCTOBER 2015
AREA TAKEOFF METHODOLOGY *
A
HOUSING NSF (RENTABLE AREA)
Calculated by taking area line from exterior face of building skin (a) to corridor-side face of
demising walls between units and corridor (b).
C
Individual unit areas are divided at the centerline of demising walls that split two units (c).
D
STORAGE ROOMS & CLOSETS (RENTABLE AREA)
F
This includes any rooms that serve a storage purpose that is income-producing rentable area.
This includes bike storage and general tenant storage areas.
E
G
Area is calculation by taking area line to inside0face of enclosing wall when abutting a unit
or vertical penetration (d). Area line is taken outside-face of enclosing wall when abutting a
corridor or building service room (e).
F
B
HOUSING SUPPORT (NON-RENTABLE AREA)
This includes corridors, vertical penetrations (mechanical shafts, stairs, and elevators), and
building service rooms (trash rooms, janitorial closets, electrical rooms etc.)
Vertical penetrations that area larger than (1) square foot are calculation by taking area line to
outside face of each wall that encloses a vertical penetration (f).
A
Corridors and building service rooms are calculation by taking area line to inside face of each
wall that encloses a corridor or room (g).
*FOR CONSISTENCY, ALL PROJECT AREAS HAVE BEEN CALCULATED USING THE METHOD
DESCRIBED ABOVE. CONFIRM WITH ALL CLIENTS HOW THEY PREFER TO CALCULATE
AREAS FOR THEIR PROJECTS. NOTE THAT VARIOUS METHODOLOGIES EXIST AND CAN
YIELD NOTICEABLE DIFFERENCES.
UNIT DIMENSION STANDARDS
ROOM
WIDTH
MINIMUM
LENGTH
OPTIMAL
MINIMUM
OPTIMAL
DEPTH
MINIMUM
NOTES
OPTIMAL
LIVING ROOM
10’-6”
BEDROOM
9’-0”
11’-0”
10’-0”
12’-0”
BATH
6’-0”
6’-0”
9’-0”
10’-0”
WALK-IN CLOSET
5’-0”
6’-6”
6’-0”
6’-0”
MINIMUM DIMENSION IS FOR “L” SHAPE, OPTIMAL DIMENSION IS FOR “2-BAR” CONFIGURATION
REGULAR CLOSET
5’-0”
8’-0”
2’-0”
2’-2”
USE 2’-0” DEPTH TYPICALLY, ONLY ALLOWED TO GO TO 2’-2” IF YOU INCLUDE A 36” FULL SWING DOOR
“KEY” SHELF
1’-6”
2’-6”
1’-0”
1’-2”
OPTIMAL DIMENSION ALLOWS FOR AN IKEA SHOW RACK UNDER THE SHELF
10’-6” IS BAD, BUT IT’S THE ABSOLUTE MINIMUM
OPTIMAL DIMENSION ALLOWS FOR 4’ VANITY, WHICH IS MUCH NICER
CLOSET SHELF
1’-2”
CLOSET ROD
1’-0”
WASHER/DRYER
2’-3”
2’-5”
HALLWAY
3’-4”
4’-0”
ENTRY VESTIBULE
5’-0”
2’-6”
ADD 18” TO A HALLWAY IF FURNITURE LAYOUT IS APPROPRIATE
5’-0”
SHOWER
3’-0”
3’-0”
TUB
5’-0”
2’-6”
DOORS
3’-0”
3’-0”
OPTIMAL DIMENSION ALLOWS FOR A “CUBBY”
USE 3’-0” DOORS TYPICAL AT ALL UNIT ENTRIES AND UNIT INTERIORS, 2’-10” DOORS NOT TO BE USED AT GBD
*ALWAYS CONFIRM RECOMMENDED DIMENSIONS AND LAYOUTS WITH CURRENT BUILDING CODES, ADA, FHA, ETC.
** DIFFERENT OWNERS HAVE DIFFERENT “MINIMUM” DIMENSIONS FOR ROOMS. FOR EXAMPLE, SOME OWNERS ARE ADAMANT ABOUT A 10’X12’ BEDROOM. DISCUSS THESE AS EARLY AS POSSIBLE TO AVOID UNIT DIMENSIONAL CHALLENGES.
05
This book is:
1. Intended to be a reference manual to understand what makes a great housing unit. Each of the
units documented here have been recommended and described as great housing units GBD has
designed from developers, condominium owners, apartment residents, or real estate brokers that
sold the housing units. Like all things in life, there will be a multitude of opinions, but by and large,
the people that have recommended these units are professionals that have seen hundreds of
housing units and were directly involved with these units.
2. Intended to be used as a basis of design early in a multi-family project's design life to understand
the implications of overall building width, net efficiency, and size of average units (when the typical
units in Schematic Design are represented commonly as rectangular boxes of overall dimensions).
3. Intended to graphically represent some key points to consider when designing a housing unit.
What would it be like to wake up in a unit at 6 am? Will it be a pleasure to cook a meal for a small
group... for a large group? Does the design of the unit work for singles, couples, when a guest is
staying over night?
4. Serve as a marketing tool to describe to prospective (or current) clients GBD's depth and
expertise in designing multi-family buildings with exceptional housing units.
This book is not:
1. Intended to be a document of every housing unit GBD has ever designed.
2. Intended for the unit plans to be "copied and pasted" into a new housing project. Rather, the
manual is intended to give some insight into what has worked well in the past and to learn from that
knowledge.
3. A substitute for understanding building code, ADA requirements, or FHA. In many cases the
housing units were designed and built over a decade ago and will not meet current code
requirements.
for rent : studio
Things to consider when designing a functional, liveable studio:
• size of unit
• amount of storage
• ability to have one space; but not feel like you are sleeping in the kitchen
• consider where in the building to locate studios. Studios are commonly the most cost efficient option for someone to live in, most likely locate
them towards the least valuable view
21
THE JANEY
BUILDING TYPICAL FLOOR PLATE = 6,968 GSF
BUILDING TYPE:
Mid-Rise
TYPE OF CONSTRUCTION:
35’-2” UNIT DEPTH
Type IIIA / IA
- light gauge metal framing over 1 level of PT
concrete
NUMBER OF FLOORS:
.64 per unit = 32 parking stalls
- 25 automated - triple
- 7 surface
UNIT TYPES:
Studio
1 Bedroom
29’-5” UNIT DEPTH
C
5’-0”
A
PARKING:
69’-8” BUILDING DEPTH
6
AVERAGE UNIT SIZE:
570 sqft
NUMBER OF UNITS:
50 units = 10 units per floor
TYPICAL FLOOR PLATE EFFICIENCY:
100’-0” BUILDING LENGTH
86%
GBD PROJECT NUMBER:
20101000
LEED
COMMENTS:
- Leasable storage units on all floors
- Certified LEED Platinum
* ALWAYS CONFIRM RECOMMENDED DIMENSIONS AND LAYOUTS WITH CURRENT BUILDING, CODES, ADA, FHA, ETC.
GBD Architects Incorporated
Housing Best-Practices Manuel
July 30, 2015
16’-4” UNIT WIDTH
W/D
2
7
BATH
3
KITCHEN
29’-0” UNIT DEPTH
1
4
13’-8”
BED
15’-6”
5
COMMENTS:
LIVING
6
Unit features a lot of storage space, split kitchen creates distinct kitchen space from living space and
sleeping space.
*Note: The bathroom does not meet current FHS guidlines - always check current building codes.
FEATURES:
STUDIO - 477 SQFT
NORTH
1
7
Split kitchenWasher/Dryer
in Bathroom
2
Drop off zone for electronics
3
Full height cabinets and pantry
4
Nook for bed
5
Large expanse of glazing
6
Two large casement windows
SCALE = 3/16” = 1’-0”
23
for rent : one bedroom
Things to consider when designing a functional, liveable one bedroom:
• size of unit
• amount of storage, ideally the amount of storage relates to the size of the unit. For example, smaller one bedrooms will have less storage than a
larger one bedroom
• what are the space adjacenies, plan short distances from bedroom to bathroom
29
KILN
BUILDING TYPE:
BUILDING TYPICAL FLOOR PLATE = 4,528 GSF
Low-Rise
TYPE OF CONSTRUCTION:
4
- 1 surface
- 1 in garage out building
4’-11” 18’-8” UNIT DEPTH
A
PARKING:
45’-0” BUILDING DEPTH
NUMBER OF FLOORS:
21’-5” UNIT DEPTH
Type V-A
- wood framing
UNIT TYPES:
1 Bedroom
C
AVERAGE UNIT SIZE:
660 sqft
117’-0” BUILDING LENGTH
NUMBER OF UNITS:
19 units
TYPICAL FLOOR PLATE EFFICIENCY:
84%
GBD PROJECT NUMBER:
20116260
COMMENTS:
- Passive House Institute US Certification
LEED
* ALWAYS CONFIRM RECOMMENDED DIMENSIONS AND LAYOUTS WITH CURRENT BUILDING, CODES, ADA, FHA, ETC.
GBD Architects Incorporated
Housing Best-Practices Manuel
July 30, 2015
BED
4
9’-10”
W/D
1
KITCHEN
10’-9”
22’-0” UNIT DEPTH
BATH
9’-10”
31’-9” UNIT WIDTH
COMMENTS:
LIVING
DINING
31’-1”
2
3
Open dining, kitchen, and living space live much larger than actual square footage. Orientation of unit
plan, being wider than deep, creates more naturally lit unit for better living. Pocket door at bathroom
would make for better option than out-swinging door. Orientation of bathroom and bedroom allows
for use of bathroom without walking through living space. Unit is parallel to corridor which allows for
a much brighter and more open unit plan.
FEATURES:
ONE BED - 682 SQFT
NORTH
1
Sliding door at bedroom
2
7’-0” tall wood windows
3
Corner window
4
Continuous flow of space
SCALE = 3/16” = 1’-0”
33
THE CYAN
73’-3” BUILDING DEPTH
BUILDING TYPE:
BUILDING TYPICAL FLOOR
PLATE = 14,813 GSF
High-Rise
TYPE OF CONSTRUCTION:
Type IA
- PT concrete slabs & columns
NUMBER OF FLOORS:
16
.81 per unit = 289 parking stalls
- 289 surface
UNIT TYPES:
C
1 Bedroom
2 Bedroom
3 Bedroom
204’-9” BUILDING WIDTH
A
PARKING:
AVERAGE UNIT SIZE:
624 sqft
NUMBER OF UNITS:
354 units
TYPICAL FLOOR PLATE EFFICIENCY:
85.6%
GBD PROJECT NUMBER:
20042000
COMMENTS:
LEED
- Certified LEED Gold
39’-9”
UNIT DEPTH
5’-2”
28’-2”
UNIT DEPTH
* ALWAYS CONFIRM RECOMMENDED DIMENSIONS AND LAYOUTS WITH CURRENT BUILDING, CODES, ADA, FHA, ETC.
GBD Architects Incorporated
Housing Best-Practices Manuel
July 30, 2015
39’-9” UNIT DEPTH
3
9’-2”
LIVING
1
KITCHEN
W/D
9’-9”
13’-6”
14’-4” UNIT WIDTH
19’-10”
2
BATH
BED
COMMENTS:
ONE BED - 568 SQFT
Large windows and half wall with glazing above at bedroom creates for a more naturally lit unit for
better living.
FEATURES:
NORTH
1
Half wall with glazing above
2
W/D in bathroom
3
Large expanse of glazing
SCALE = 3/16” = 1’-0”
43