02 — Conceptual Floor Plan
Status: Scaffold only. To be populated under Task 2. Owner: Cowork (draft schematic) → architect (real drawings)
Program (locked-in by Joe at kickoff)
| Space | Count / Size | Notes |
|---|---|---|
| Total living area | 4,000 sq ft | Excludes garage |
| Bedrooms | 4 | Master + 3 secondary |
| Office | 1 | Dedicated, not a flex bedroom |
| Full baths | 4 | Master + per-secondary or jack-and-jill TBD |
| Great room | 1 | High ceilings — likely 2-story or vaulted |
| Garage | 3-car attached | Side-load preferred for street appearance, layout permitting |
| Master sauna | 1 | In/adjacent to master suite |
| Radiant floor heating | All floors | Material implications for finish flooring |
What this file will cover (after Task 2 runs)
- Two-story vs. one-story schematic comparison — pros/cons against the program and lot.
- Approximate area allocation by space (great room ~X sq ft, master suite ~Y sq ft, etc.) totaling ~4,000.
- ASCII / code-rendered top-down schematic showing relative position of: garage, mudroom, kitchen, great room, dining, office, powder, master suite (bed / bath / sauna / WIC), secondary bedrooms, laundry, mechanical.
- Adjacency notes — what should be near what, and what should be acoustically separated.
- Sun orientation notes — based on lot orientation on Sicomac Ave, where to put primary glazing.
- Decisions still open — finished basement? walk-up attic? screened porch? outdoor kitchen?
Constraints to feed into the schematic
From RA-25 zoning (see 01_site_analysis_and_zoning.md):
- 2-story design is effectively required. A 1-story 4,000 sq ft + 3-car garage = 14.6% lot coverage vs. 15% cap, leaving zero margin. A 2-story footprint of ~2,720 sq ft = 8.4% — comfortable.
- Buildable footprint envelope: 58 ft wide × 219 ft deep. Side setbacks are 25 ft (not 20) because gross building area exceeds 3,700 sq ft (Wyckoff §186-66).
- Garage facing the side yard must be ≥ 27 ft from side lot line. Pushes design toward front-loaded or angled garage, OR a side-loaded garage that absorbs the 27-ft setback.
- Max building height: 35 ft / 2½ stories. A 2-story home with a 2-story-vault great room fits comfortably.
- Total impervious budget: 9,203 sq ft (28.5% of lot). After the 2,720 sq ft footprint, that leaves ~6,483 sq ft for driveway, walkways, patios, pool decking. Pool surface itself is exempt; pool surround counts.
From the program:
- Sauna must be plumbed for water (steam-capable type vs. dry sauna is an open question — see
05_interior_design_and_finishes.mdtopic 4). - Radiant floor in slab on first floor and in subfloor sleeper system on second floor — mechanical room sizing needs to reflect manifold space.
- Great room with high ceilings means the second floor cannot bridge over it — 4,000 sq ft of plan needs to allocate around a 2-story void.
- 3-car garage is ~720–800 sq ft of footprint counted as principal building (attached). Ensure garage area is NOT inside the 4,000 sq ft living-area target.
From the site:
- Build new structure behind existing 1,500 sq ft house first; existing demolished after CO. Architect needs to position new home where it (a) meets the 40 ft rear setback, (b) doesn't conflict with existing house's setbacks during the overlap, (c) has temporary utility access while the existing house is still occupied by Alan.