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Old 05-08-2013, 04:41 PM   #61
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Deciding between build or remodel


To add onto my ongoing thread here, would anyone be interested in reviewing my floor plan / dimensions and commenting or critiquing it before I were to try submitting it to an engineer? Not really to save money, just to save me from having my mind really set on an idea that turns out to be not so great. In addition, I really want to figure out my true foundation dimensions to get an estimate for a solid pour just to double check prices. So, I need to have my floor plan designed no matter what I do next, just to know how the foundation would be sized. Any takers? I will just post a screenshot of the layout I have online.

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Old 05-08-2013, 05:08 PM   #62
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Deciding between build or remodel


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Originally Posted by AlphaPilot View Post
To add onto my ongoing thread here, would anyone be interested in reviewing my floor plan / dimensions and commenting or critiquing it before I were to try submitting it to an engineer? Not really to save money, just to save me from having my mind really set on an idea that turns out to be not so great. In addition, I really want to figure out my true foundation dimensions to get an estimate for a solid pour just to double check prices. So, I need to have my floor plan designed no matter what I do next, just to know how the foundation would be sized. Any takers? I will just post a screenshot of the layout I have online.
I would take a look at it. Been framing houses for 30 years, so I have some insight.
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Old 05-08-2013, 06:23 PM   #63
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I would take a look at it. Been framing houses for 30 years, so I have some insight.
Great! Okay, so a brief preliminary. The first image consists of what I have thought up. You will notice walls are 31' (it's a square) which would be close to proper inside dimensions because of 32' outside minus the 2x6 framing and interior drywall.

The second image is a different plan that I was playing around with. I did not include the full kitchen layout because I assume it is not the plan I would build to. I like it a bit more, however I don't like the extra square footage I would have to be adding. Not because of cost, but because I like the idea of a modest design which would cost less to maintain. But - It is not too big of variance. The pros it has over the other design is the fact that the kitchen and mudroom are near the back door or attached garage. This isn't too big of deal until nice weather where I would like to be outside, and when hosting any family wing dings or grilling the kitchen is handy right there rather than tracking through my back door, then hallway, down to the front of the house, to the kitchen.

Design One - 32 x 32 outside, 31 x 31 interior. (ignore the 2" shown in image)


Design Two - 32 x 36 outside 31 x 35 interior. (shows outside dimensions for floor plan, which doesn't matter because there is clearly a 6" of free space that can be eaten up by studs and drywall per each wall)
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Old 05-08-2013, 06:44 PM   #64
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Number two is better than number one, but not by much. The stairs will not work in either one. Gonna need more room to step off last step and not directly into a wall. The bath and laundry should both be smaller for a house that size. Make that office a little bigger so it can be used for a bedroom possibly if needed. Structurally, you will be fine with one beam down the center. 2x10 floor joists 16" o.c. are only spanning about 15'.
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Old 05-08-2013, 07:04 PM   #65
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Number two is better than number one, but not by much. The stairs will not work in either one. Gonna need more room to step off last step and not directly into a wall. The bath and laundry should both be smaller for a house that size. Make that office a little bigger so it can be used for a bedroom possibly if needed. Structurally, you will be fine with one beam down the center. 2x10 floor joists 16" o.c. are only spanning about 15'.
You're saying layout is better or size is better? I just scrunched the walls some on it to make it 32 x 34. I am sorry I forgot to talk about the staircase. I had the idea of having a landing half way down against the exterior foundation, that had 4 or 5 more steps down to the basement level. I have seen homes done this way to clean up the upstairs footprint some, since the basement has plenty to spare. Thoughts? The only problem I could think of was managing to get down furniture, like a couch that won't flex as a mattress would. The office in BOTH designs has a HALF tall wall, ideally it would be so you can see out into the living space, or out the front door in design 1. The way I have walls at a angle in design 2 begins to add confusion , especially with the walk-in closet and exit door on that.
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Old 05-09-2013, 06:58 AM   #66
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I would have the laundry in the basement. I would also arrange the kitchen sink/dishwasher back to back with the bathroom over the laundry with the water heater right there in the laundry area so your plumbing runs are as short as can be.
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Old 05-09-2013, 08:44 AM   #67
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PoleCat, I was going to originally do that, but then a couple of other things came to mind that when at the sink, I want to look outside. When older, nobody likes trekking downstairs to do laundry, so I decide to keep it on main level. With the Second Design, there was space to have the water heater upstairs by the back door, but then I rather have it downstairs in the small bathroom which is pretty much right below the kitchen and laundry room area. If a leak developed, I wouldn't have that much hot water running on my floor. I know washing machines are practically just as bad of mess though.
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Old 05-09-2013, 10:41 AM   #68
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I would suggest you look at floor plans for houses being sold in your area, especially newer ones. You seem to have little knowledge of proportions or efficient layout.
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Old 05-09-2013, 02:53 PM   #69
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I would suggest you look at floor plans for houses being sold in your area, especially newer ones. You seem to have little knowledge of proportions or efficient layout.
I am not sure I follow. Those are all accurate proportions for appliances, doors, and furniture. The only thing that is off will be the staircase because I have not decided what type to have. Other than that, I find the layout very efficient. Keeping plumbing in one area, not having a bathroom on the other corner from the water heater. I am asking for comments on the design, if it is not efficient, explain how? Thanks.
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Old 05-09-2013, 04:06 PM   #70
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I think you really need to put some serious thought into the second bedroom. Your mind may be saying your not going to have kids but your future better half sure ain't.
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Old 05-09-2013, 04:37 PM   #71
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I think you really need to put some serious thought into the second bedroom. Your mind may be saying your not going to have kids but your future better half sure ain't.
Oh! No worries on that. There would be two nicely sized bedrooms downstairs. The office would be used as a temporary nursery if need be.
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Old 05-09-2013, 05:17 PM   #72
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I think you really need to find some existing plans just for some better ideas, or check a few books out from the library. If you ever plan to take a mortgage out form a lending institution, or ever HAVE to sell, it's going to be extremely hard to find "comparables" to help establish a market value for the home. 1 bdrm. 1 bath homes are few and far between in most parts, and that will likely hurt your value. Besides that, where are the closet? The doors are all custom/odd/expensive sizes, the stairs are going to take even more room up by tuning them because you need headroom, etc........
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Old 05-09-2013, 06:32 PM   #73
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Well 3 suggestions saying go with something else...guess I will look at designs online then. Thanks for the suggestions.
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Old 05-10-2013, 06:06 PM   #74
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I found a really similar design online. Instead of the knockout bedroom, it would be straight wall with a small office, and then the second bathroom would be a staircase. Something along these lines. Could that be implemented?

Source : http://www.houseplans.com/plan/1073-...0-garage-31510
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Old 05-11-2013, 07:25 AM   #75
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That is a reasonable layout. But my favorite color is going to be different than yours. It is going to be your house. If it is likely you will want or need to sell it in the future than you have to incorporate some conventional features that will appeal to someone else someday. If your intention is to live out your days there then make it yours.

Before you get too far along with floor plans however you need to resolve the exterior issues as they will have an impact on where you would put windows and doors and such. Start with the lot dimensions. Find out what if any set back/right of way restrictions there are. Figure out where the septic and finger system can go. The well. Where the power drop will come from and attach to. Driveway location. Make up your mind on the garage. If it is going to be attached then the pour and build will need to be included with the house. If detached you still need to nail down a location relative to the house so it don't end up on top of your septic system or too far away from a door to the house.

Having all that stuff sorted out ahead of time will help you layout your floor plan so that it works well with the rest of the property.

If your computer is up to it I recommend downloading Google's Sketch Up. It is very easy to learn and you can use it to try out any hair brained idea you can imagine to see if it is feasible or not.

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