Taking all the information and available materials you have supplied us with, we have engaged into analysis which pointed out several serious problems in terms of your floor-prints.
The supplied floor-prints do not comply with either established rules of architectural design, nor do they comply with building regulation rules on several accounts. The problems we have identified are:
The commercial part of the building is in violation of several codes, such as lack of proper exits/entrance points as stated by the public safety code (quick evacuation of public facilities). That portion of the building is also in violation of building and sanitation codes because they lack proper toilet facilities. It was also lacking in terms of window space, which should not be less than 1/5 of the total floor area.
The garage layout was not wide enough to accommodate 3 cars, and the entrance was also not wide enough for proper drive-in or drive-out motion.
On its own this portion did not have any major issues, aside from the fact that the supporting wall in the garage had to be moved, so the apartment layout changed a bit as well. There is a slight issue with the window-less bedroom, but given that this is a guest apartment used only occasionally, the issue can be overlooked.
These floors presented the biggest challenge. The biggest issue was the central bedroom, which had no windows or daylight exposure of any kind, which given the amount of space is unacceptable and most importantly wasteful. The kitchen is extremely over-sized, and size-wise more appropriate for a small restaurant then a household. The designated bathrooms all lacked toilets. Taking the elderly people into account, and the original position of the toilet, it would mean that they would have to walk all the way across the apartment, which especially in the middle of the night would make them prone to falling or injuries. Also in accordance with building regulations, the entire surface of the apartment requires at least 2 ½ bathrooms (two with showers + one with toilet only). Another thing which was lacking was the amount of daylight vs. total floor area, which was previously stated, should be a minimum of 1/5 of the total floor area.
[b]Our submission has tried to achieve the following:[/b]
- Improved entrances and exits for commercial portion of the building, in accordance with public safety guidelines, also the amount of light intake was increased and toilets were added
- The garage was widened so that 3 cars would fit more easily
- Guest apartment was slightly widened, because of the wall shift we had to implement in the garage. The guest bedroom doesn’t have any window, but since this is a guest apartment which is not going to be used on a regular basis, it can be left as is.
Floors 2-4 required most of the changes, and those are as follows:
- The kitchen was turned into a library/home office or a media room. The kitchen of the original layout was oversized for the needs of a single family.
- The central room was turned into a kitchen (mainly because it didn’t have windows) and a laundry/storage room. Space-wise the kitchen can fit 3 persons working at the same time, but if you prefer a larger kitchen, that can be achieved by combining laundry room and the proposed kitchen into a single room. The space volume can be easily ventilated through a range hood, and vented toward the ventilation shaft. Given the proximity of the ventilation shaft (less than 2m), a industrial class hood can be easily installed which is suitable even for heavy grilling. Also proper ventilation was enhanced with the installation of the slide and stack doors on the balcony and in the living room, which under normal circumstances can be vented in under 30sec. (air flow of 1m3/sec)
- Bathrooms were refitted, and in this case we mainly took the elderly people into account, where it was impractical for them to walk all the way to the bathroom, especially in the middle of the night, when they could easily fall or injure themselves
- The window openings were enlarged for a better air circulation and proper daylight intake (complete air cubage can be vented in under 30 secs with a 1m3/sec air flow).
We hope our performace was up to your satisfaction, and we wish you all the best in your new home.
[i]Studio LOT13 team[/i]