Help with Layout, Set Back Issue, Foundation Already Poured

12 years ago

I'm hoping you guys can give us some idea's because were out and we're kinda in a bind. We ahve a very narrow lot. Our architect thought we had an extra 8" in width, however when the surveyors came to pin the footings, its not the case. So long story short, the plans shown need to be narrowed in width by 8". In any other house it would be no big deal, but with this house, the new living room will now end up being smaller than the old one. So I'm stuck.

We are thinking about not having the covered porch (we have one in the front already) to make the living room larger however we can't seems to get a good layout of furniture in the room and in relation to the fire place. Do you guys have any ideas?

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Comments (10)

TonySak
Original Author
12 years ago
http://lib.store.yahoo.net/lib/sakworldpaintballsupply-store/layout.pdf is the link for the image, for some reason its not working.

Here is a link that might be useful: layout
bus_driver
12 years ago
Foundation already what? I doubt that any concrete has been poured. While it will cause a delay, typically a variance can be requested. They might approve your plans as they are. Get ready to kiss some behind.
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bus_driver
12 years ago
I now see that it is poured. I still would ask for variance.
mydreamhome
12 years ago
I opened the layout, but other than the length of the family room, no other dimensions are shown. It would help to have all the dimensions. Did they just push that outer wall of the family room (and I'm guessing dining room) in 8" without changing anything else when they poured? I'm guessing you're referring to the exterior wall of the family room at the bottom of the page, not the wall leading out to the porch area?
TonySak
Original Author
12 years ago
I updated the picture with measurements. Try refreshing it. (BTW thanks for the help)

We tried to get a variance 3 years ago, my neighbor is a nut.

So yes, they had to pour the foundation 8" narrower, than currently drawn. My builder made it seem that we wouldn't notice, but I didn't do this addition for a new kitchen and a smaller living room, so I'm trying to figure out some options.

The 25' mark is where the interior wall will be. What do you guys think?

Here is a link that might be useful: Plans with Measurements
mydreamhome
12 years ago
Tony-So sorry this happened. I am a little surprised they poured the footings without getting your ok on this change first, but what's done is done and you have to take things from this point and make them work to your advantage.

I see two options here:

1) Shift your family room sofa back slightly toward the kitchen so that the back of the sofa lines up with the wall the ovens are on.

2) Flip your family room and kitchen spaces. I've attached that option below. It gives you roughly the same depth in the family room but it becomes much longer. I could see doing an open rail on the staircase on the family room side. Your builder can probably handle this change vs. having to go back to the architect/designer. Just a thought.

One other thing I noticed was the swing of the door adjacent to the staircase. With the current swing direction on your layout, it opens into the patio door window which may cause issues (handleset hitting glass). If you flip the swing, it opens into a wall instead. (I flipped the swing to show this on the layout above.)

Good luck & keep us posted!
athensmomof3
12 years ago
Oh I like the flipped version and the idea of the open rail into the family room! I also like the location of the office much better. A little more secluded, which would be good for me. You could even put a small door or pocket door on the office for additional privacy and to close off the clutter if you are entertaining!
mydreamhome
12 years ago
Forgot to mention TV would go over fireplace in the flipped version. It's hard to see it in the layout above as it blends in with the fireplace in the overhead view, but it's there. Also, if you were set on 2 sinks, you could place one under the double window on looking out over porch as well as the one in the island.
TonySak
Original Author
12 years ago
Thanks for the advise and time spent on the idea! I just came back from the house and it turns out the foundation wall interior dimension is 24' not 25. I'm a little miffed at the builder, but i think his point of view was, this is as wide as we can make it anyway. After working on this for about 3 years, various layouts, my architect is out of ideas.
mydreamhome
12 years ago
I think at this point, since the builder made the decision to go ahead & pour without consulting with you first on the necessary changes due to setback issues, he needs to stop what he's doing and go over what his new gameplan is with you. I'm guessing that the setback issue is on the kitchen/desk area/stair wall since the dining room would be obliterated if the problem was on that side of the house. That missing foot of space can really mess up your stair area as well as the doors that are in that space. You may have to lose one door & the space at the stairs will be very tight (unless the builder thought enough ahead & moved the porch door wall out a foot when he poured). The builder is right that 24' is the maximum width he could've made it regardless of any discussions you may have had, but that 1' changes alot of other things that DO have to be discussed. Bottom line--work has to stop until this is sorted out to your satisfaction given the setback issues you've encountered.

If you're still at a loss as to what to do with the layout after listening to the builder's ideas, you may want to try seeking layout help from SummerfieldDesigns, MarthaElena or BigKahuna on the GW site.

Help with Layout, Set Back Issue, Foundation Already Poured

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TonySak
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Help with Layout, Set Back Issue, Foundation Already Poured

Comments (10)

TonySakOriginal Author

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