2: Greenwich village maisonette: schematic design
Introduction
With Pre-Design completed, we had accurate measurements, historic constraints mapped out, and a clear understanding of what our client hoped to achieve. Now came the Schematic Design phase: translating those findings into functional layouts and high-level design concepts.
Think of Schematic Design as the bridge between our client’s lofty aspirations and the realities of building codes, structural integrity, and landmark preservation. Every sketch and diagram at this stage tested the feasibility of ideas—like moving a kitchen to the opposite floor or installing rain shower heads in a building from the 1840s.
Collaborating With RKV Design
A major advantage in this project was having RKV Design (based in LA) on board early. They had already started conceptual discussions with our client, so we didn’t come in cold. During Schematic Design:
We built on RKV’s initial sketches and style boards.
Integrated client feedback about must-haves (like a dedicated home office, modern kitchen, and future-proof accessibility).
Combined technical data from our Pre-Design phase (the Matterport scans, condo board rules) to see how each concept fit within real-world constraints.
Pro Tip: Having an interior designer involved from the beginning streamlines how finishes, furnishings, and layouts come together—and reduces the risk of last-minute design conflicts.
Key Challenges & Discoveries
1. Floor Plan Discrepancies Become Real
Remember those 6–12-inch differences uncovered by the Matterport scan? This is where they really mattered. In a standard renovation, losing a few inches might mean narrower cabinets or smaller closets. In a landmarked NYC duplex, it could mean:
A potential no-go for relocating certain bathroom fixtures (due to required clearances).
Adjusting mechanical chases or piping routes, especially if you’re combining “wet” areas.
Redefining the layout so that every square foot is optimized.
The previous kitchenette located on the lower floor
2. Kitchen Relocation & Exhaust
One big question was: Could we move the main kitchen to the upper floor, closer to the courtyard, for better views and entertaining flow near the great room and dining area?
Mechanical Engineering: Our engineer confirmed this could be possible, but only if we ran a fresh air intake and a ducted fan to the roof to meet clearance requirements.
Structural Feasibility: Our engineer assessed whether existing beams could handle new cutouts for exhaust ducts.
Landmark Compliance: Any exterior vent needed to be discreet and historically appropriate.
Ventilation Codes: NYC requires proper mechanical ventilation for kitchens, which meant tying into an existing exhaust shaft or creating a new route.
3. Bathroom Upgrades & Rain Showers
The client envisioned spa-like bathrooms with rain showerheads and modern fixtures. But in a century-old building:
Water Pressure: We needed to confirm the building’s supply could handle multiple rain shower heads without compromising upstairs neighbours.
“Wet-Over-Dry”: Typically a no-no in co-ops/condos, but since our client owned both levels of the duplex, we had more flexibility—still requiring board approval, though.
4. Accessibility Considerations
We also looked ahead to future-proofing. Even if the current owners didn’t need ADA features, it made sense to plan for them:
Wider doorways where possible
Shower niches that could accommodate grab bars later
Potential for a lift or stair-assist in the future
Lever door handles instead of knobs
Animation of the stages of design from the Original, to Demolition, to Construction.
Developing Multiple Layout Options
Schematic Design is an iterative process. We typically present 2–3 variations of a floor plan:
Option A: Minimal structural changes (most cost-effective route, but less dramatic transformations).
Option B: Moderate structural changes, relocating the kitchen and adding a new bathroom layout.
Option C: A more radical approach that might involve additional structural work—like removing or shifting walls—to maximize openness or create dual-purpose spaces.
For each option, we weighed pros and cons with the client:
Aesthetic Goals: Does the plan showcase the historic windows or bury them behind cabinets?
Budget: Does moving plumbing too far add significantly to construction costs?
Approvals: Which option is most likely to pass the condo board and LPC with minimal pushback?
Historic Elements & Schematic Design
One of our biggest aims was to celebrate the home’s 1840s character. During Schematic:
We sketched how original moldings and window casings could be preserved or echoed in new millwork.
Considered sight lines to the Italianate staircase, ensuring it would remain a focal point rather than an afterthought.
Verified which changes triggered Landmark Preservation Commission review—especially anything visible from the street or involving historic architectural features.
Client Collaboration & Feedback
Throughout Schematic Design, we set up regular check-ins (often virtual) with our client and RKV Designs to:
Review each layout iteration via digital plan markups or 3D modeling.
Talk through practical daily-use scenarios—like “Is the coffee station too far from the living area?”
Brainstorm aesthetic themes (e.g., bridging Greek Revival elements with a contemporary palette).
““I thought Schematic Design was just a bunch of pretty drawings, but we ended up discussing plumbing chases, exhaust fans, and even how to ensure we respect that 1840s front door. It’s the marriage of creativity and logistics that really amazed me!””
Mini-Checklist: Schematic Design
Finalize Accurate Base Plans
Incorporate Matterport data and correct the “as-built” drawings.
Develop Multiple Layouts
Explore 2–3 variants to address different priorities (budget, flow, board approvals).
Check Structural Feasibility
For moving or adding wet areas, new exhausts, or opening walls.
Preliminary Code Review
Kitchen ventilation, bathroom fixture counts, accessibility guidelines.
Historic Feature Integration
Plan around original windows, moldings, or staircases for minimal disruptions.
Client Feedback Loop
Present iterations, gather reactions, refine the design until it meets both aesthetic and functional goals.
Looking Ahead: Design Development
Next, we’ll dive into Design Development—where we refine each chosen layout into detailed plans, specify materials, and coordinate deeper with engineers. This is the phase where those rain shower dreams start getting real plumbing diagrams and where those historic moldings become custom millwork shop drawings.
