Floor Plan Options

You can adapt residential space to meet your needs by creating new space, repartitioning existing space, working with an existing floor plan, or using an open-loft floor plan. This section examines the pros and cons of each option.

Creating New Space
This option is available primarily for single-family residential buildings. An existing structure can be expanded, either through construction of an addition or by finishing unfinished areas such as the basement, attic, attached garage or back porch. New construction affords the most design flexibility in terms of creating appropriate workspace, but is also the most costly.

Finishing attics, basements and back porches might mean accepting some constraints in planning, but is less costly to achieve. The primary challenges to these spaces are:

• Heating,
• Adequate ventilation, and
• Fire exits.

All of these spaces will probably need to be insulated, and may require heating and cooling systems. Skylights in attic spaces can capture daylight, which makes them well-suited for work requiring natural light. Basements are well-suited for receiving deliveries, removing material and using large or heavy equipment.

Re-partitioning Existing Space
Creating new spaces is not possible in multi-unit buildings, yet one can still maximize space. If the residential space has multiple rooms, the “work roommate” can be assigned to one. If there are not enough rooms, or the rooms are too small, you may have to alter the layout. One extreme solution involves gutting the entire space and rebuilding an entirely new floor plan custom-tailored to your needs.

At the other end of the spectrum, simple changes such as relocating doors or removing/adding a wall can be sufficient. Before you permanently alter your residential space, consider what the future intended use of the space might be for you or the next owner. Combining two adjacent bedrooms into a single studio might give you additional workspace you require today, but reduces the number of bedrooms when it comes time to sell tomorrow.

Common ways to change an established floor plan include:

• Erecting new walls to subdivide large rooms;
• Removing existing walls to combine smaller rooms;
• Relocating doorways to alter traffic flow within the space; or
• Adding French doors between rooms to allow for separate or combined uses.

Traditional Floor Plan
If you cannot make permanent or physical changes to the space, you will need to stake out territory for your work roommate within the existing floor plan. Until very recently, the living room of a residence was considered the main living space in residential properties. The living room is generally the largest room, has the best windows, and is located closest to the main entry. Putting this room to the best use means evaluating which needs are most important to you -- living or working.

If your personal needs are most important, consider using the living room as your all-in-one eating/seating/sleeping space, and give your work roommate the back area or bedroom. If your work needs are more important, your work enterprise can be set up in the front living room, and your living quarters compressed to dormitory proportions in the back portion of the residence. These choices do not require physical changes to the space, only furniture and storage solutions. If you are in a single-family home or townhouse, then the attic, basement or garage may be a viable option for your workspace.

Open-Loft Floor Plan
Residential loft units created from former commercial buildings generally consist of a single, open space, with only bathrooms and closets enclosed. These spaces can range in size from several hundred to several thousand square feet. Unlike a traditional apartment layout with windows on several sides, this one-room floor plan typically only has one wall of windows.

This set-up makes it difficult to create private and separate rooms in all except the largest units. The City’s building code requires all habitable rooms (living room, bedroom, dining room, etc.) to have openable windows that can provide ventilation. This law is based on the belief that fresh air and natural light are necessary for a healthy living environment.

Depending on ceiling height, it might be possible to create elevated sleeping or working areas that divide the space vertically. This can be accomplished either permanently with construction, or temporarily with furniture.

It is also possible to incorporate curtains, folding screens or moving wall panels to divide part of a one-room space to separate space uses. If you use this option, make sure the dividing equipment follows the building code and does not touch the ceiling. These furniture solutions have the added benefit of being easily relocated to expand or reduce the size of individual spaces, as needed.

TIP: If you are considering working in a residential space, make sure your art practice meets the zoning requirements. Check the Home Occupation Ordinance if you run an income-generating business. See Chapter 13: Zoning for more information.