# Single-Family Residential Design

## House Types

### By Style
| Style | Characteristics |
|-------|-----------------|
| Ranch | Single story, spread layout, attached garage |
| Two-story | Bedrooms up, living down, efficient footprint |
| Split-level | Staggered floors, grade changes |
| Cape Cod | 1.5 story, dormers, steep roof |
| Colonial | Symmetrical, center entry, formal |
| Contemporary | Open plan, large glass, flat/shed roofs |
| Mediterranean | Stucco, tile roof, courtyards |
| Craftsman | Low roof, exposed rafters, porches |
| Farmhouse | Gabled roof, porch, simple forms |
| Modern | Minimal, geometric, indoor-outdoor |

### By Size
| Category | SF Range | Bedrooms |
|----------|----------|----------|
| Starter | 1,000-1,500 | 2-3 |
| Average | 1,500-2,500 | 3-4 |
| Move-up | 2,500-3,500 | 4-5 |
| Executive | 3,500-5,000 | 4-6 |
| Estate | 5,000+ | 5+ |

---

## Room-by-Room Standards

### Entry/Foyer
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Width | 5'-0" | 6'-8' |
| Depth | 5'-0" | 6'-8' |
| Ceiling | 8'-0" | 9'-10' |
| Closet | 2'-0" x 2'-0" | 2'-6" x 4'-0" |

### Living Room
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Width | 12'-0" | 14'-16' |
| Depth | 14'-0" | 16'-20' |
| Ceiling | 8'-0" | 9'-10' |
| Windows | 10% floor area | 15-20% |

### Family Room
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Width | 12'-0" | 14'-18' |
| Depth | 14'-0" | 16'-22' |
| Ceiling | 8'-0" | 9'-12' |
| Fireplace width | 36" opening | 42"-48" |

### Dining Room
| Seating | Room Size |
|---------|-----------|
| 4 people | 10' x 10' |
| 6 people | 11' x 12' |
| 8 people | 12' x 14' |
| 10 people | 14' x 16' |
| 12 people | 14' x 18' |

### Kitchen
| Layout | Minimum Size | Work Triangle |
|--------|--------------|---------------|
| Galley | 7' x 12' | 12'-22' total |
| L-shape | 10' x 10' | 12'-22' total |
| U-shape | 10' x 10' | 12'-22' total |
| Island | 12' x 12' | Add island leg |

| Element | Dimension |
|---------|-----------|
| Counter depth | 24"-25" |
| Counter height | 36" |
| Upper cabinets | 12"-15" deep |
| Aisle width | 42" min, 48" preferred |
| Island clearance | 42" min, 48" with seating |

### Master Bedroom
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Width | 12'-0" | 14'-16' |
| Depth | 14'-0" | 16'-18' |
| Ceiling | 8'-0" | 9'-10' |
| Walk-in closet | 6' x 8' | 8' x 10' |

### Secondary Bedrooms
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Width | 10'-0" | 11'-12' |
| Depth | 11'-0" | 12'-14' |
| Ceiling | 8'-0" | 9' |
| Closet | 2' x 4' | 2'-6" x 6' |

### Master Bathroom
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Size | 5' x 8' | 8' x 12' |
| Shower | 36" x 36" | 48" x 60" |
| Tub | 30" x 60" | 36" x 72" |
| Double vanity | 60" | 72"-84" |
| Toilet clearance | 30" wide | 36" wide |

### Secondary Bathroom
| Type | Size |
|------|------|
| 3/4 bath | 5' x 7' |
| Full bath | 5' x 8' |
| Jack-and-Jill | 8' x 8' |

### Powder Room
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Size | 3' x 6' | 4' x 6' |
| Door | 24" | 28"-30" |

### Laundry
| Type | Size |
|------|------|
| Closet | 3' x 5' |
| Room | 6' x 8' |
| With folding | 8' x 10' |
| With utility sink | Add 24" |

### Garage
| Type | Interior Size |
|------|---------------|
| 1-car | 12' x 22' |
| 2-car | 22' x 22' |
| 2-car + storage | 24' x 24' |
| 3-car | 32' x 22' |
| Golf cart (Florida) | Add 8' x 10' |

### Home Office
| Element | Minimum | Preferred |
|---------|---------|-----------|
| Size | 8' x 10' | 10' x 12' |
| Ceiling | 8'-0" | 9' |
| Window | Required | Multiple preferred |

---

## Circulation

### Hallways
| Location | Width |
|----------|-------|
| Main hall | 42" minimum |
| Secondary | 36" minimum |
| Accessible | 44" minimum |

### Stairs
| Element | Requirement |
|---------|-------------|
| Width | 36" minimum |
| Headroom | 6'-8" |
| Riser | 7-3/4" maximum |
| Tread | 10" minimum |
| Handrail | 34"-38" |
| Landing | 36" minimum |

### Ceiling Heights
| Space | Minimum | Preferred |
|-------|---------|-----------|
| Living areas | 8'-0" | 9'-10' |
| Bedrooms | 7'-6" | 8'-9' |
| Bathrooms | 7'-0" | 8' |
| Hallways | 7'-6" | 8' |
| Garage | 7'-0" | 8'-10' |
| Great room | 9'-0" | 12'-18' |

---

## Storage

### Closet Standards
| Type | Width | Depth |
|------|-------|-------|
| Reach-in | 6' minimum | 24" |
| Walk-in (small) | 6' | 6' |
| Walk-in (standard) | 8' | 8' |
| Walk-in (large) | 10'+ | 10'+ |
| Linen closet | 24"-30" | 18"-24" |
| Coat closet | 36"-48" | 24" |

### Storage Areas
| Space | Recommended |
|-------|-------------|
| Attic access | 22" x 30" minimum |
| Crawl space access | 18" x 24" minimum |
| Mechanical room | 6' x 8' minimum |
| Pantry | 4' x 4' walk-in |

---

## Florida-Specific Requirements

### Hurricane Protection
| Element | Requirement |
|---------|-------------|
| Windows/doors | Impact-rated or shutters |
| Garage door | Wind-rated |
| Roof-to-wall | Hurricane straps |
| Roof sheathing | Enhanced nailing |
| Entry doors | Impact-rated |

### Flood Zone
| Zone | Requirement |
|------|-------------|
| AE, VE | Elevate to BFE + freeboard |
| X shaded | Consider elevation |
| Enclosures below BFE | Breakaway walls, flood vents |

### Energy Code (Florida)
| Element | Requirement |
|---------|-------------|
| Wall insulation | R-13 minimum |
| Ceiling insulation | R-30 minimum |
| Windows | U-0.40, SHGC 0.25 |
| HVAC efficiency | SEER 15+ |
| Duct sealing | Required |

### Outdoor Living
| Space | Typical Size |
|-------|--------------|
| Covered lanai | 12' x 16' |
| Screened porch | 12' x 20' |
| Pool deck | 6' minimum around pool |
| Outdoor kitchen | 8' x 12' |

---

## Structural Systems

### Foundation Types (Florida)
| Type | Application |
|------|-------------|
| Slab-on-grade | Most common |
| Stem wall | Elevated, flood zones |
| Pile foundation | Coastal, high water |
| Crawl space | Rarely used |

### Framing
| System | Application |
|--------|-------------|
| Wood frame | Standard construction |
| CMU | Florida common, hurricane |
| ICF | High-performance |
| Steel frame | Termite, durability |

### Roof Framing
| System | Span |
|--------|------|
| Trusses | Most common, long spans |
| Rafters | Complex roofs, vaulted |
| Hybrid | Vaulted with truss areas |

---

## MEP Basics

### Electrical
| Circuit | Requirement |
|---------|-------------|
| Kitchen | 2 × 20A small appliance |
| Bathroom | 20A GFCI |
| Laundry | 20A dedicated |
| Garage | 20A minimum |
| Outdoor | GFCI protected |
| HVAC | Per equipment |

### Plumbing
| Fixture | Supply | Drain |
|---------|--------|-------|
| Lavatory | 1/2" | 1-1/4" |
| Toilet | 1/2" | 3" |
| Shower | 1/2" | 2" |
| Tub | 1/2" | 1-1/2" |
| Kitchen sink | 1/2" | 1-1/2" |
| Dishwasher | 1/2" | Via disposal |
| Washing machine | 1/2" | 2" |

### HVAC Sizing
| SF Range | Tonnage (Florida) |
|----------|-------------------|
| 1,000-1,200 | 2 ton |
| 1,200-1,500 | 2.5 ton |
| 1,500-1,800 | 3 ton |
| 1,800-2,100 | 3.5 ton |
| 2,100-2,400 | 4 ton |
| 2,400-3,000 | 5 ton |
| 3,000+ | Multiple units |

---

## Accessibility Considerations

### Aging-in-Place Features
| Feature | Description |
|---------|-------------|
| No-step entry | At least one entrance |
| Wide doors | 36" throughout |
| Wide halls | 44" minimum |
| First-floor master | Bedroom + bath |
| Blocking | For future grab bars |
| Lever hardware | All doors |
| Rocker switches | All locations |

### Visitability Basics
| Feature | Requirement |
|---------|-------------|
| Zero-step entry | One entrance |
| Main floor bathroom | Half bath minimum |
| Door widths | 32" clear minimum |
| Hallways | 36" minimum |

---

## Sustainability Options

### Energy Features
| Feature | Benefit |
|---------|---------|
| Solar PV | Net zero potential |
| Solar water heating | 50-80% water heating |
| High-efficiency HVAC | Lower operating cost |
| LED lighting | 75% less energy |
| Smart thermostat | 10-15% savings |
| Whole-house fan | Reduced AC use |

### Water Conservation
| Feature | Savings |
|---------|---------|
| Low-flow fixtures | 20-30% water |
| Dual-flush toilets | 25% water |
| Rainwater harvesting | Irrigation water |
| Drought-tolerant landscape | 50%+ irrigation |
| Greywater reuse | Irrigation water |

### Materials
| Material | Sustainable Option |
|----------|-------------------|
| Framing | FSC certified wood |
| Insulation | Recycled content |
| Roofing | Cool roof, metal |
| Flooring | Bamboo, cork, recycled |
| Counters | Recycled glass, paper |
| Paint | Zero VOC |

---

## Cost Ranges (Florida 2024)

### Construction Cost per SF
| Quality | $/SF |
|---------|------|
| Basic | $150-200 |
| Standard | $200-275 |
| Custom | $275-400 |
| Luxury | $400-600 |
| Ultra-luxury | $600+ |

### Cost Drivers
| Feature | Premium |
|---------|---------|
| Impact windows | +$15-25/SF |
| Concrete block | +$5-10/SF |
| High ceilings | +$5-10/SF |
| Pool | $50,000-150,000 |
| Outdoor kitchen | $20,000-75,000 |
| Generator | $10,000-30,000 |
| Elevator | $40,000-80,000 |
