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Option 1: Duplex with Penthouse

Shared Architectural & Structural Specifications

These specifications apply universally to the building structure, mechanical systems, and common areas.

• Ceiling Height: 12-foot ceilings throughout all living spaces.
• Elevation & Foundation: Garage is located at zero elevation (ground level).
• Front Elevation: Integrated front deck maximizing outdoor living space. The facade features floor-to-ceiling windows and accordion glass doors opening to the deck, paired with large, wraparound corner windows on both sides to maximize water views and light.
• Vertical Mobility & Egress:
  • A continuous main egress staircase runs from the garage up to the top floors to meet building safety codes.
  • A limited-use elevator connects the garage directly to the Penthouse Floor 1.
  • An internal, modern, space-efficient staircase with a glass wall connects Penthouse Floor 1 to Penthouse Floor 2 without blocking traffic flow.
• Building Constraints: Single unit per floor, designed to maximize the total allowable square footage per floor.
• Mechanical & Utilities: Dedicated utility closets included on each floor to house HVAC air handlers, water heaters, and electrical panels.

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Option 1 Layout

Floor Plan A (Open & Water-Centric)

Applicable to the Single Unit and Penthouse Floor 1.

• Front (Water Facing): Open-concept living room with seamless accordion door access out to the main front deck.
• Middle:
  • Single-wall kitchen featuring an extra-long, narrow island.
  • Dedicated pantry storage.
  • Dedicated laundry closet or laundry room.
  • Optional: A powder room (half-bath) if square footage permits.
  • Optional: Wall fireplace with stone to ceiling and shelving
  • Integrated building utility closet.
• Back:
  • Two bedrooms facing the rear of the property.
  • Two full bathrooms.
  • Direct door access from the rear bedrooms out onto a back deck.
• Storage: Minimalist, built-in floor-to-ceiling cabinets utilized in lieu of traditional bedroom closets.

Penthouse Floor Plan B (Primary Suite Optimization)

An alternative layout that prioritizes a premium primary suite.

• Front (Water Facing): Large primary bedroom and primary bathroom (featuring a walk-in shower and freestanding soaking tub) facing the water, with direct accordion or glass door transitions out to the front deck.
• Middle:
  • Combined living room and kitchen living space.
  • Consolidated pantry and laundry room combo for smart utility storage.
  • Large walk in primary closet
  • Optional: A powder room (half-bath) if square footage permits.
  • Integrated building utility closet.
• Back:
  • Additional bedrooms facing the rear of the property.
  • One large Jack-and-Jill bathroom serving the rear bedrooms.
• Storage: Sleek floor-to-ceiling storage cabinets throughout instead of standard bedroom closets.

Penthouse Floor 2 (Private Upper Level)

A dedicated extension of the Penthouse unit with exclusive rooftop access.

• Center Area: A large, multi-functional open living room, kitchen or kitchenette, and open studio space.
• Roof Access: An internal staircase leading directly and exclusively up to the private rooftop deck.
• Mechanical: Integrated building utility closet.

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Other Considerations to Optimize on Cost

• Rooftop Access Controlled: Because the rooftop deck is strictly private to the Penthouse, the main common building stairs do not need to extend to the roof, saving structural space and cost.
• Core Alignment: The utility closets and middle-zone plumbing (kitchens, laundries, powder rooms) should be stacked vertically from floor to floor by the architect to keep engineering efficient.

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Option 2: 4-Unit Multi-Family

Building & Structural Specifications

These parameters define the core structure, common areas, and universal building requirements.

• Building Configuration: 4 individual units total, utilizing 1 identical single-floor layout per level to maximize the allowable square footage per floor.
• Ceiling Height: 12-foot ceilings throughout all residential units.
• Elevation & Foundation: Primary garage is located at zero elevation (ground level).
• Front Elevation (Water Facing): Integrated front deck design maximizing outdoor living space. The facade features floor-to-ceiling windows and accordion glass doors opening onto the deck, paired with large, wraparound corner windows on both front sides to optimize water views.
• Vertical Mobility & Common Access:
  • A standard elevator runs continuously from the garage level up to the rooftop deck.
  • A modern, space-efficient main staircase designed to maintain open traffic flow.
• Rooftop Amenities: A shared rooftop deck accessible to all units via the main elevator and staircase.

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Standard Unit Layout (Applies to All 4 Floors)

An open-concept, view-optimized floor plan.

• Front Zone (Water Facing): Wide, open floor plan featuring the main living room oriented completely toward the water views, with seamless accordion door transitions out to the front deck.
• Middle Zone:
  • Centrally located kitchen designed around an extra-long, narrow island.
  • Optional: A guest powder room (half-bath) if square footage permits.
  • Optional: Wall fireplace with stone to ceiling and shelving
  • Utility Infrastructure: Each floor features a dedicated walk-in food pantry and a separate laundry room, centrally positioned in the middle zone for optimal plumbing efficiency and noise control.
• Back Zone (Rear Facing):
  • Bedrooms positioned at the back of the unit for privacy.
  • Ensuite Bathrooms: Each bedroom features its own dedicated, private full bathroom accessible exclusively from inside the bedroom.
  • Direct door access from the rear bedrooms out onto a back deck.
• Storage & Cabinetry: Integrated, floor-to-ceiling built-in cabinets utilized throughout the layout in lieu of traditional walk-in closets.

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