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November 26, 2007
Architect for a 2 Bdrm Floorplan
I am looking to create a 2 bedroom apartment in a space that measures aprox. 22ft wide x 45ft deep. I am trying to create a layout that would be attractive to different rental scenarios (e.g. a couple, roomate shares, etc...) Does anyone have a recommendation for an architect that has experience in preparing these types of layouts at areasonable cost?
Comments
Johann Grobler did one for me. Good guy.
http://www.groblerarchitects.com
Tell him Mr. Hoffman recommended him.
Posted by: hoffy at November 26, 2007 10:38 AM
When I did the ground floor conversion of the brownstone I now live in, making the rental apartment work for a variety of living arrangements was important for me. My wife wished to preserve the flexibility of a two-bedroom rental, so I ended up designed a "swing" space such that the apartment can either be a roomy one bedroom with a study, or a cozy real two bedroom.
A 22-foot wide floor plate makes the design process somewhat easier.
Leave some contact info for me if you'd like to talk about this.
Posted by: an architect in Brooklyn at November 26, 2007 11:19 AM
Thanks "an architect in Brooklyn". I can be reached at renovations@live.com.
Posted by: Brownstone Lover at November 26, 2007 11:50 AM
I don't think a an architect is really needed. A really good contractor is more important.
Posted by: guest at November 26, 2007 1:40 PM
1:40 - I thought the same thing also. But I am having problems figuring out the layout since I do not want to do a shoddy job.
Posted by: Brownstone Lover at November 26, 2007 2:16 PM
coming up with the layout is the most important thing. As I struggled with the same issue when I was gut renovating the top floor apartment of my 3 fam. Brownstone. I wanted to make a space equally attractive to shares, couples and singles wanting ample space. My thought was to have 2 bedrooms on opposite sides of the building to promote privacy and maximize space. The shoddy job is done by the contractor. So even with a great design by an architect, it's the contractor that will either do a good or shoddy job.
Architects are merely 'artists'. At least on a small scale like this. I would just poll people on what different designs they have put in their places. The more ideas you get, the better you'll be able to determine what you want. you can only do but so much in a brownstone. An architect is a waste of money IMHO
Posted by: guest at November 26, 2007 2:50 PM
Architects have an ability to know how something will look - which is hard for the layman. You say you don't need an architect, but I have a hunch your apt is ugly.
Posted by: guest at November 26, 2007 3:59 PM
Just make sure all workers are insured including all subcontractors for a minimum of a one million dollar liability policy.
Don't forget to get a lien waiver from all workers before your last installment of payment.
Also photocopy all paperwork and receipts,
Posted by: Ysabelle at November 26, 2007 5:07 PM
Actually 3:59 - that is the same design I had in mind (2 bedrooms on opposite ends). Where did you but the livingroom Kitchen and bathroom?
Posted by: Brownstone Lover at November 26, 2007 5:15 PM
In addition to knowing how it will look and work, you need to have an architect stamp the drawings that you submit to the DOB for the permit.
Posted by: guest at November 26, 2007 7:20 PM
The fact that you seem to think that you can put the kitchen and bathroom anywhere you wish reflects the fact that you do need to consult with an architect -- though I would also recommend interviewing contractors early and having them give you feedback instead. Start with the kitchen and bathroom, whose piping you will want to relate to the upstairs kitchen and baths, and work from there.
Posted by: guest at November 27, 2007 10:03 AM
Putting the bedrooms at either end (as 3:59 suggested)will cut off any light and air in the center for living and or kitchen which brings up code issues. You need an architect.
Since the apt will be on the garden level you can move plumbing around inexpensively in the basement. You should consider the classic: two bedrooms in rear(1 large, 1jr), living in front and bathroom and kitchen in the middle (where it is darkest).
Your biggest questions would be: basement access, entry, rear garden access.
As for flexibility, why would you have shares by choice? Just make a nice functional apt
Posted by: chas at November 27, 2007 12:49 PM
Thanks for the feedback 12:49. The apts will actually be on the 3rd and 4th floors so garden access will not be a problem.
Posted by: Brownstone Lover at November 27, 2007 3:01 PM
oops. do not know why I thought it was garden.
Posted by: chas at November 27, 2007 5:05 PM
If it is a brownstone, brownstone lover, the best layout by far for that space is:
Two bedrooms in the back (best to sleep facing the yard where it is quieter than the street.) Same size or one larger than the other, no difference. Hall, bath, and as many closets as you can fit in the middle. Living room wide in front - kitchen narrower (with one window) next to that. You decide how open or closed the kitchen is to the living room, as preferences differ. Done.
Posted by: guest at November 27, 2007 6:53 PM
what makes 6:53 and expert on brownstone layouts? nothing is that simple.
Posted by: guest at December 4, 2007 11:19 PM
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