Flexi apartment design

[drummond]

I Haven't been able to post much due to client sensitivity, but I have put together some thoughts, myself, on a Flexi Apartment style, based on the fact that starter apartments have to be small for cost reasons and the layouts tend to be very constricted.
Using 600sf as a module with a typically narrow / deep configuration, which is again the preferred dimensions structurally in low cost concrete Apts.the dimensions are usually something like 20ft x 30ft.
The idea is to develop an adjustable apartment that can respond to different living styles or needs, while still keeping the cost within traditional expectations.There needs to be basic living requirements....Living, dining, kitchen, bedroom (with I think an onsuite washroom for marketing reasons) along with a den/guest bed, and second washroom.A study/ work area is also a good thing to sell the space.
All of these basic requirements are achieved in a fairly traditional way, with the addition of the "flex factor".This is enabled by a cruciform track configuration on both the ceiling and the floor, which facilitates moving sliding glass acid etched screens.These can be positioned in a number of different configurations, providing a varied and interesting space to live.
Three movable cube pieces of kitchen furniture are also provided (shown as grey in the drawings) and these offer an additional level of flexibility.
These are three options for the location of these screens along with comparative views of each from the same locations (approx).First the plan.

[drummond]

then the 3D of the same configuration.

[drummond]

Then a 3D of a second configuration, note this achieved by just sliding the screens.

[drummond]

And a final OPEN configuration.

[drummond]

These are views of the same configs.in the same order. First config.

[drummond]

first config...from the kitchen

[drummond]

second config.

[drummond]

second config. from kitchen

[drummond]

and finally the third config. open style.

[drummond]

The last one from the kitchen. Comments on this simple idea to create some fun into the standard small apartment, without adding cost?

[DanConnolly]

it doesnt seem like this is very flexible. i dont see any real options for a change in living conditions except for opening and closing the screens. couldnt you maybe have an option where the living room becomes smaller and you have two small bedrooms? you say you have movable kitchen cubes, but they never move. you could use them as an eating area in one scheme and delete the dining table. there are alot of possibilities, right now it is just a fixed layout with movable curtains instead of fixed walls. try for movable layouts. why 2 bathrooms if there is only one bedroom??? maybe the second one is there incase you add a second bedroom?

[drummond]

Thanks Dan.I can see why you dont think it is that flexible, but in my view the options for flexibilty are quite limited in such a small space, and so the flex nature is definitely more of a gesture than a reality.The fact remains tho' that such a layout can respond to the market expectations and the cost requirements but offers some change, to the layout.The second bathroom, is almost a requirement here just for the guests that shoudn't be using the "private" facilities.There is also a guest bedroom/den at the rear of the apt. in what has become almost the norm for second small bedrooms here, using borrowed light through the glass screens, adjacent to the kitchen.The kitchen cubes are moving, but only slightly, which is I think, again, because there is not much space to move them to.Such small movements can have a significant effect on small spaces tho'.

[imasayer]

Thanks Dan.I can see why you dont think it is that flexible, but in my view the options for flexibilty are quite limited in such a small space, and so the flex nature is definitely more of a gesture than a reality.The fact remains tho' that such a layout can respond to the market expectations and the cost requirements but offers some change, to the layout.The second bathroom, is almost a requirement here just for the guests that shoudn't be using the "private" facilities.There is also a guest bedroom/den at the rear of the apt. in what has become almost the norm for second small bedrooms here, using borrowed light through the glass screens, adjacent to the kitchen.The kitchen cubes are moving, but only slightly, which is I think, again, because there is not much space to move them to.Such small movements can have a significant effect on small spaces tho'.

Two baths seems excessive. If you can only afford 600sq/ft then you can't afford the luxury of two bathrooms IMO.

Would the screens be integrated in some way with the building. On tracks in the ceiling for example? I think that this would be an interesting feature, but free standing screens are essentially just furniture.

Check out this ABC News video about small houses (http://abcnews.go.com/Video/playerIndex?id=2360513). Might generate some ideas.

[DanConnolly]

well, if i was in the market for a flexible apartment, i would want something that can change to fit my lifestyle. maybe I am a single artist and i can remove all of the walls and have a large studio space. i meet a girlfriend, so we block off the bedroom and she gets her own office space. we have a baby and we dont want to move to a larger apartment, so we get rid of the office and make a second bedroom. right now these scenarios you have only fit a young couple with no children. that is not very flexible. i understand the requirement for the second bathroom, i guess thats the market :bang head

[trogers]

Would the screens be integrated in some way with the building. On tracks in the ceiling for example? I think that this would be an interesting feature, but free standing screens are essentially just furniture.

Did you read the first post?

drummond, i think you should show the tracks as a working part of the aesthetic...

[trogers]

I would agree with Dan. It doesn't seem flexible enough. In something this small, I'm surprised you didn't opt for at least functions of spaces changing with furniture and built-ins accomodating the changes. This would help the idea of flexibility. the office becomes the living room, the bedroom becomes the conference room...etc.

[msalvarez]

Two baths seems excessive. If you can only afford 600sq/ft then you can't afford the luxury of two bathrooms IMO.


I second that! Having been only able to afford a small home, I appreciate having more "living" space than pooping place!

It think it could be put to better use by the office leaving you an open entry.

[imasayer]

Did you read the first post?

YES!!!...but I guess I missed that part. I am a freakin idiot...are you happy now?

I think its a cool idea, that does offer some control over a small space. What if there were different panel materials? Kind of fun like a giant puzzle.

[cacapis]

Definitely two full bathrooms is too much, but one bathroom and a toilette, or a large split bathroom should be ok for an upscale small appartment.
I don't know how cheap could this panels be. Usually this kind of panels are not very cheap. Also I think that the panels don't achieve a desirable graduation of privacy; that is, they block views, but not silouhetes, light or sound like a regular wall. That would make them completely replazable by a dividing piece of furniture like a high shelve or something like that.

Maybe there could be opaque and translucent panels, and have a place to pile them up against a wall, like some storefront glass panels that open up completely and run along rails that bifurcate.

[msalvarez]

I'm surprised you didn't opt for at least functions of spaces changing with furniture and built-ins accomodating the changes.

Built-ins kinda like the suite case house (http://pushpullbar.com/forums/showthread.php?t=2136)

[kwistenbiebel]

Hi Drummond,

Great to see you are participating in the design section.
About your design, analysing it in steps:

1.The initial concept 'flexible appartment' stands.
2.Making an appartment flexible is obtained by 'variable layout'.
So far so good.
3. 'variable layout' for you means 'moveable spatial boundaries'
still ok.
4. 'moveable spatial boundaries' are obtained by mobile 'screens'
Can work.
5. Mobile screens are made of translucent glazing panels .
Oops, here is the hassle.

The contradiction in elaborating the initial concepts (which can work) is that by using a transparent screen you don't create 'rooms'. It doesn't provide privacy, it isn't an acoustical barrier, etc.
Glass isn't a spatial boundary in your concept.

I think you should get back to step 4 and change the word 'screens' into 'wall' or something more substantial.
Maybe you can obtain variable layout by designing 'mobile furniture'( cabinets on wheels ?, ...).

Look at this example of shigeru ban as inspiration.
He uses mobile boxes as rooms.

[DanConnolly]

Hi Drummond,


3. 'variable layout' for you means 'moveable spatial boundaries'
still ok.




kwiesten,do you think that movable spatial boundaries are the same as variable layout? i have to say no. i dont see how the layout is being changed

[DanConnolly]

it is always the same 1 bedroom, 1 living room, 2 bathroom, 1 office always in the same location

[drummond]

Two baths are unfortunately a given here !...the idea of strangers pooping in your own pooper seems to be unnaceptable, so I don't think I can change that as it would just miss this market.
I agree about the tracks needing to be shown......they're there after all, and they also need to be carefully designed to suite the screen design.
The material of the screen could of course get funkier, and perhaps the material type could be part of the sales pitch, each to their own level of wackiness?The cost of such an item would I think need some volume to make it viable, and that in itself may be a problem as I dont think the market is that big for such a space.
I think the accoustic problem is obviously a real one but I dont think sound attenuation in this small a space is a major factor.If somebody is looking for that kind of space this would definitely not be the right spot for them !
which then begs the question who would it be right for and Dan has already narrowed that down to the first time young and perhaps married or co-habiting crowd.If however the idea had any legs the concept could be grown to include larger and even much larger apartments.Thus opening up the market, but with the same screen and track design, making the cost more realistic, perhaps.I don't think however that a complete apartment would end up utilizing this approach.It would at best be a few sales that were made from perhaps a functioning model suite.

[kwistenbiebel]

kwiesten,do you think that movable spatial boundaries are the same as variable layout? i have to say no. i dont see how the layout is being changed

I see your point.
Looking at his drawings the layout doesn't change indeed.
Then what is actually the point of using adaptable screens?

Drummond should specify the goal of using those screens:
Is it privacy? Is it acoustic barrier? what is it?

[imasayer]

I see your point.
Looking at his drawings the layout doesn't change indeed.
Then what is actually the point of using adaptable screens?

Drummond should specify the goal of using those screens:
Is it privacy? Is it acoustic barrier? what is it?

It looks like the desk and other things are built in. The two ideas (built-ins and versatile space) seem to work against each other as others have mentioned. The more built-ins I have the less furniture I need to buy. I assume that you can afford one or the other. I think you should focus on one idea or the other.

[drummond]

Thanks Kwistenbeibel...The glass screen thing here has actually become an accepted part of small apartment design, but up till now usually only in the "stolen" bedroom now found at the rear of the apartmet, thus not giving or allowing it to have a window.The glass screen is then mandated by the buildings dept. to provide borrowed light in the daytime.I honestly dont think this is a great trend, but it is nevertheless an accepted part of apartment design now.Therefore stretching the use of that screen to becoming literally a central feature is not such a big stretch for me, given what we are seeing sell here.They can also be quite attractive features in the space, and if they were manufactured with reasonable bulk I suspect they could be designed rather nicely.The trick would be to design the track AND the screen well so it was a positive feature to the interior design.

[DanConnolly]

try a new version where you keep the kitchen and toilets near the entrance, so you can free up the maximum amount of free space. and then play with different layouts. sticking the kitchen inbetween the office and living area is limiting the flexbility

[drummond]

I see your point.
Looking at his drawings the layout doesn't change indeed.
Then what is actually the point of using adaptable screens?

Drummond should specify the goal of using those screens:
Is it privacy? Is it acoustic barrier? what is it?

At the risk of throwing myself in front of this idea, irrationally.The goal of the screens is not change the use of the space..obviously...but to offer different spatial opportunities, and thus some variety in a traditionally very small and confining space.To change the use in such a small space with the restrictions the window frontage would present, is a very tall order indeed.

[drummond]

can you scribble something Dan?

[cacapis]

Two baths are unfortunately a given here !...the idea of strangers pooping in your own pooper seems to be unnaceptable, so I don't think I can change that as it would just miss this market.
Again, I don't think visitors (very unlikely strangers) will need to take a shower in the guest bathroom

[gaffaman]

Again, I don't think visitors (very unlikely strangers) will need to take a shower in the guest bathroom

I agree. What about reducing the secondary bathroom to just a 1/2 bath?

[kwistenbiebel]

Is it just me or does Canada have some strange building tradition concerning appartement building?

I find it difficult to evaluate this design since i have the feeling the problem isn't in the interior but in the concept of the 'appartmentbuilding' itself.
( For starters I would want to rotate the appartments 90° so it has a big facade and thus more ways to illuminate the space)

It would be helpful if a typical floorplan (if there is one) of a Canadian appartmentbuilding is posted, including stairwells and elevators.

[Richard]

I have to say also that I think the idea of two complete bathrooms for the cost of space is a no win in a small unit, I have two here and if someone stays over (hopefully she is staying in my bed) and I always ask them to shower in my ensuite or I then have to clean the other more and given I never use it it drives me mad. I would rather the space (mind you I've got 120sq.m in two beds so I'm not complaining).

I would also add that placing the walls on an angle can also be a pain, although it may add a little to the feature of the space but this is a small apartment and furnishing can be hampered and some space is lost.

Seriously I like the idea and have explored it many times myself, where furniture makes for the flexible separation of spaces. A wardrode sized unit with a hinged or sliding rear over panel that can be moved to create a separator with door could be very useful.

Imagine you have four, five or six of these sized to provide the components you require say 1800 x 600, the rear over panel which could slide left or right to provide a 900 wide door. each unit could have a different function 2 x robe, 1 x fold down bed, 1 x office, 1 x storage.

I suggested this type of use for a floor plan toward one of JP's threads this will give you some idea what I mean.

[drummond]

Again, I don't think visitors (very unlikely strangers) will need to take a shower in the guest bathroom
Hi Cacapis...The premise here is that there is a second bedroom, in the fashion I described with borrowed light, at the rear of the unit.This is then marketed by the developers here as a two bed unit and at 600sf. they get a lot of takers.If something of this sort is to have any legs in the developers view of the world such things will make the difference between them venturing into the idea (and building it ) or castigating me as an out of touch dreamer, unfamiliar with the basic needs that a developer of condos, requires as basic fodder.Which isn't true.....I dont think!

[DanConnolly]

here drumond, sorry about the quality. this is just a diagram, not really a scale. i believe that if you had flexible walls with some transparency or that didnt go totally to the top of the ceiling, then you would be able to move a bedroom away from the window. the idea of these layouts is that you have the fixed objects, toilets, kitchen at the back, since they dont require natural light and it frees up the maximum floor plate near the windows.

[DanConnolly]

...

[DanConnolly]

....

[DanConnolly]

hope it helps

[drummond]

Is it just me or does Canada have some strange building tradition concerning appartement building?

I find it difficult to evaluate this design since i have the feeling the problem isn't in the interior but in the concept of the 'appartmentbuilding' itself.
( For starters I would want to rotate the appartments 90° so it has a big facade and thus more ways to illuminate the space)

It would be helpful if a typical floorplan (if there is one) of a Canadian appartmentbuilding is posted, including stairwells and elevators.

Your absolutely correct, but if the site and the density expectations of the developer, allow the rotated "wide shallow" approach, that will always be my first and definitely prefered choice.This solution is ,at least in my mind, a way of dealing with the inevitable, tough sites, and they seem to be the majority, of the projects I get to see.The density requirement and perhaps the depth of the site just dont allow the wide shallow approach.My example is admitedly an EXTREME version of the resultant configuration as the 20ft width can usually be stretched to 21ft and maybe even 22ft if the slab thickness is carefully designed, between the two concrete shear walls on either side.This obviosly has an impact on the depth, which starts pushing it more toward a shallower floor plate, which again helps.BUT if I can come up with an acceptable and even highly marketable product, that solves the pervasive narrow 600sf. problem, I would be much happier.
The typical floor plate for apartments are either slab like with central corridor and stairs at either end, elevator and garbage in the centre.OR Tower like +/- 7500sf with a central elevator core and scissor stairs behind the elevators.This second type is the preffered from an urban design/ massing point of view (less domineering on the urban skyline), but also tends to produce narrow and deep units because of the limiting width of the core.Oops got to go do some work !

[balarch]

Hi there you could lose one of the baths as you would only need a wc to serve to living areas.

[drummond]

Hi there you could lose one of the baths as you would only need a wc to serve to living areas.
Hi Balarch...I can't emphasize enough the given of the two bathrooms.It's a market requirement IF we are going to market this suite as a quasi two bed, which as I mentioned earlier is the developers goal, only because the sales pitch is that you get two beds in a 600sf. layout, which is tough to do, when you have to give that quasi second bedroom a full bathroom (we might just about get away with a shower stall instead of the shower bath, which might add a bit of additional depth to the main bedroom).People here do buy into the idea tho' and see that other bedroom as either a guest bed or even a real second bed.Remember my goal is to provide the purchaser of the traditional SMALL 600sf. apt. an interesting alternative to the normal, living / bedroom on the front window wall and kitchen/ entrance/ bathroom on the back wall.
Dan......I want to respond to your sketches (thankyou), but need more time to do that....later!

[Andrew B]

The bathrooms should share a wet wall instead of tying up the exterior. Cheaper to install and allows for natural light options. IMO.

[drummond]

The bathrooms should share a wet wall instead of tying up the exterior. Cheaper to install and allows for natural light options. IMO.
Your correct Andrew....but they do share a wet wall with the adjacent apt. which is back to back.If we turned the two bathrooms (the number of which is not going down well with the forum) around 90degrees and put them back to back within the suite, they would take up about 6 or 7ft. in the 20ft. width available in that direction which is just too hard to work with.

[cacapis]

I don't know how it works in Canada, but here in Argentina different units cannot share their plumbing, but they can share the voids for them, so the best thing is to try and group wet within the unit. Also if the width of the appartment is defined by a concrete structure you're very likely to have a beam between each that will complicate, if not make impossible, to group wet walls between units.

[drummond]

Hi Cacapis...It does appear to work diferently here.We do share the plumbing stacks, between suites and the concrete frame does not have any beams.The structure is a flat slab spanning between shear walls, which should be at +/- 20 to 21ft apart, thus eliminating the need for drops or beams.This also enables the conc.subtrade to "fly" the forms up the building, meaning they set up the basic form design and then pull it out and up to the next lift.This is virtually how ALL conc. high rises are done here.Typically the shear wall is broken between shared bathrooms to accomodate the shared plumbing and the fire resistance rating between the suites is maintained by drywall and fire rated caulking.

[drummond]

here drumond, sorry about the quality. this is just a diagram, not really a scale. i believe that if you had flexible walls with some transparency or that didnt go totally to the top of the ceiling, then you would be able to move a bedroom away from the window. the idea of these layouts is that you have the fixed objects, toilets, kitchen at the back, since they dont require natural light and it frees up the maximum floor plate near the windows.
Hi Dan...I wanted to respond to your sketch ideas, and thank you for taking the time to put something to paper.
I think you have come to a similiar conclusion to my own thoughts, with the exception of the kitchen being at the back of the unit (fixed component), which of course was your original point.
What you gain is the larger space at the front, which is tough to argue with or dispute, because it is without question the most valuable space, with access to daylight etc.This space is then from your sketches flexible in a fashion,because it is large and is open for rooms to be located as you have shown.
Where I get off the train is the bit about the sliding screens in my idea as being part of the apartment itself.The cruciform config. is the meat on the sale, only because it facilitates the adjustments I have shown, thus achieving my goal of flexibility (admitedly of only space not use).Trying to include this "built in" flexibility to your starting point is where I start to struggle.The best way might be to take the idea offered by another poster of a moveable shelving unit, and swing it around to form barriers, and I will have a look at that.But...even visualizing that exercise, in my mind, leads me to think its not got the same sales cachet as the elegant well designed moveable screens ( I'm on sales mode there ).
The last part is of course the half bathroom which I need to take out of the formula as mentioned previously, as the design problem needs to be solved with two bedrooms (with individual bathrooms)for me to take this idea to a developer, and expect him/her to listen to the idea longer than about 5 minutes.This is just marketing lore here, and believe me I have to listen to a lot of that ie. "what we can sell and what we can't sell" etc.
Thanks again for your help.