Floor Plan
- Thread starter wct097
- Start date
Not really. The main floor layout is the complex part because there are so many things involved. The upstairs is basically 24x44 split in half for two beds with a shared bathroom. Basement is 28x40 with a 28x24 garage.
It looks, from your description, that the basement had nothing to do with the right side of the house. I have no idea how you can't make that 15'4" wall longer.
A side elevation sketch shows what I'm looking at:
This is just the garage and portion over the garage. See how the 28' basement width dictates the roofline which in turn dictates the width of the room over the garage? 16' with 7' walls under the roofline. 18' with 6' walls. Once you consider 2x4 studs, you're looking at 15'4" or 17'4", but that's still space under the roofline.
That's a fairly drastic change and not something I can sketch quickly. It also brings in a number of design considerations. The problems of which include:
* Master bedroom window overlooks front porch. Privacy & security are an issue.
* Front porch has to be on the left because the land falls off to the right.
* There will be a driveway section on the left of the house in addition to the garage/basement level. I'd expect to be carrying groceries in through the dining room from that driveway section rather than up the stairs from the garage. I suppose the driveway could come around to the mud room though.
* Master would be off of the main foyer. I prefer the hall so it's equal from the kitchen and foyer and doesn't require walking around the house to get to the kitchen.
* Don't get morning sun on dining room. It and the living room would get evening sun.
Yes. Ours is 8'x16' and it is full.
I didn't notice the door going to the basement stairs. 8'10" is plenty for a typical dining room table, the problem is the door. Take it out. If the basement is going to be finished, open that fawker up. Treat it like stairs from the 1st floor to the second. If you are not going to finish the basement for now, still open it up and just put the door at the bottom of the stairs. If you don't do something with that kitchen, such as move it to the corner, you are going to hate the lack of cabinet space.
Basement will be unfinished, initially, save for possibly an office area for me. Not sure how I can get rid of steps to the basement. Definitely don't have room to put another staircase elsewhere. Might be able to move basement door to hallway though.....
We explicitly do not want a formal living room or formal dining room. More of an open concept with an eat-in kitchen and family room.
These are good places for kids and rabbits to hop around.
Understand. The basement has future potential for that and we don't want a giant house again. Very firm on not wanting formal dining & living spaces and the extra square footage associated with them.
The 28x40 exterior and the center wall between the living & dining room and along the half bath. Probably the left wall of the master bedroom too. Over the garage, I'm not entirely sure since it will be roof load with no floor above.
http://wct097.com/wt/kenmore/kenmore_capecod9.dwg
Moved the basement door to the hall. Moved fridge. Added counter. Not 100% sure the basement door will work. Depends on how the landing affects the stairs and ceiling height in the stairwell.
The problem with that last kitchen alteration is that the counter between the range and the wall is 10' which is too long for a single piece of granite. Naturally, I could expand the range to 48" from 36" and solve that issue, but that dramatically increases the range costs from something around $2500 to more like $5-7.5k or even $15k if I went all Waz on it.
Cliff has a good point, your kitchen is small and it doesn't flow well. I don't see the open concept aspect. Usually that entails eating and entertaining all in view of the kitchen. You have walls, stairs and a hall in the way. Your kitchen is pretty much a galley kitchen.
Hire a designer who does this for a living. It's worth a grand or two.
Hire a designer who does this for a living. It's worth a grand or two.
Like I said, the kitchen is the part I'm least happy with and the part I'm trying to figure out still. It's a work in progress.
I have mixed feelings on this. On one hand, I agree completely and it might be easier to do that. On the other hand, bouncing things back and forth with the builder helps make the design more budget friendly and speeds things along. Adding a third person to the conversation makes it exponentially more complex and time consuming.
I can pick a dozen plans I like out of a book, but the thing that designers all have in common is that they know how to make an expensive floorplan.