Barnstable County HOME Consortium

PROJECT DESIGN GUIDELINES - 9/1/03

The Barnstable County HOME Consortium (Consortium) has developed design guidelines for projects that receive County HOME funds. The guidelines are intended to promote standards which are site appropriate, cost effective, and high quality. Consortium HOME staff will review all project plans and specifications for each assisted project to ensure that the guidelines are being followed.

The Consortium has developed guidelines for the rehabilitation or new construction of HOME-assisted residential properties. The purpose of the guidelines is to ensure that all projects conform to current applicable regulations, and to promote the best design and construction quality possible, within the project's budget.

REGULATIONS THAT AFFECT HOME PROJECTS

In addition to the HOME regulations, assisted rehabilitation projects are subject to the following administrative and funding source regulations, where applicable:

Local Zoning Ordinances
Massachusetts State Building Codes
Massachusetts Electrical Code
Massachusetts Plumbing and Heating Code
Massachusetts Fire Code
Massachusetts Sanitary Code
HUD Rehabilitation Guidelines
HUD Section 8 Housing Quality Standards
Americans with Disabilities Act
Section 504 and Fair Housing Act

The development must comply with all other local, state and federal requirements including zoning, historic preservation, sewage/septic systems, and environmental protection, where applicable.

ENERGY STAR GUIDELINES

It is recommended that all new buildings and gut rehab should be designed to meet the National Energy Five Star efficiency performance standard of 86. All procedures used for this rating (86) should comply with National Home Energy Rating System guidelines.

GUIDELINES FOR GOOD DESIGN

The following design recommendations are intended to promote the creation of good quality housing that is attractive, comfortable, and marketable to prospective residents. The recommendations comply with or exceed the minimum standards required by the State Building Code, State Sanitary Code and HUD regulations.

They are intended for guidance when planning both new construction and the rehabilitation of existing structures, and should be met whenever practicable. In some cases, however, constraints such as existing partitions, walls, plumbing, etc., or excessive construction costs will prevent compliance with these standards. If it is not feasible to comply with all of these standards, an explanation should be provided in the application.

Overall Unit Size
Units should be no less than the following:
	Floor Area
-SRO	150 sq.ft.
-Enhanced SRO	200 sq.ft.	(includes food prep area and bathroom)
-One bedroom unit	600 sq.ft.
-Two bedroom unit	900 sq.ft.
-Three bedroom unit	1,200 sq.ft.
-Four or more bedroom unit	1,400 sq.ft.

Minimum Room Size

Rooms should be no less than the following:

Floor Area Minimum Dimension

-Primary bedrooms 120 sq.ft. 11 ft.

-Secondary bedrooms 100 sq.ft. 9 ft.

-Living room 150 sq.ft. 12 ft.

-Dining room 100 sq.ft. 10 ft.

-Living/dining room combo 200 sq.ft. 12 ft.

-Full bathroom 40 sq.ft. 5 ft. by 8 ft.

Minimum Room Size
Rooms should be no less than the following:
	Floor Area	Minimum Dimension
-Primary bedrooms	120 sq.ft.	11 ft.
-Secondary bedrooms	100 sq.ft.	9 ft.
-Living room	150 sq.ft.	12 ft.
-Dining room	100 sq.ft.	10 ft.
-Living/dining room combo	200 sq.ft.	12 ft.
-Full bathroom	40 sq.ft.	5 ft. by 8 ft.

* If a room has a sloped ceiling, any portion of the room measuring less than 5 feet from the finished floor to the finished ceiling should not be included in the measurement of the floor area.

* Closets and storage should not be included in the measurement of the floor area.

Kitchen
The size of the unit should determine how much counter space should be provided.
	Counter Space	Min. Width/Circulation
-One bedroom unit	6 linear feet	4 feet
-Two bedroom unit	8 linear feet	4 feet
-Three or more bedroom unit	10 linear feet	4 feet
* The minimum total linear feet of counter does not include the space occupied by the sink, stove, and refrigerator.

Bathroom

The size of the unit determines the number of bathrooms.

-One bedroom unit One bathroom

-Two bedroom unit One bathroom

-Three bedroom unit One and a half bathrooms

-Four or more bedroom units Two bathrooms

Bathroom
The size of the unit determines the number of bathrooms.
-One bedroom unit	One bathroom
-Two bedroom unit	One bathroom
-Three bedroom unit	One and a half bathrooms
-Four or more bedroom units	Two bathrooms

Other Requirements:

Projects must meet accessibility guidelines as mandated under Section 504 and the Fair Housing Act.
Adoption of visitability standards (one zero-step entrance and interior passage doors with a minimum width of 2' 8"), particularly for new construction, is strongly encouraged.
A closet in each bedroom, entry closet, and linen closet should be provided. Closets should have a minimum depth of two feet.
Kitchens should be designed with a pantry or broom closet.
Refrigerators should be provided in all units.
Storage space should be provided wherever possible.
The design should optimize the use of space. Unit size and layout should maximize efficiency and minimize circulation (hallways), provide spacious furnishable main living areas, and provide adequate storage.
Design shall include durable, low-maintenance, energy-efficient systems and materials. Electric heat is not acceptable, and electric stoves are strongly discouraged.
Stacked plumbing is strongly recommended in order to reduce material and construction costs, and to centralize water and sewer lines.
All mechanical equipment should be located and installed so that it cannot be seen from the surrounding street. Special attention must be given to preventing excessive noise or other kinds of annoyance from any mechanical equipment.

Go to Cape Cod Commission's Affordable Housing Page
Go to Cape Cod Commission's Home Page