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mrsmortarmixer

Feedback on layout requested

mrsmortarmixer
10 years ago

I've been lurking here for some time while we've been discussing adding an addition to our current home trying to get some good ideas, however, we'd really like to work around the existing rooms that have been completely restored (new foundation, floor joists, insulation, new windows, etc) and the new kitchen. In making this decision, we realize that we'll never have an amazing layout, but I'd like to make the best with what we'll be changing.

A little history on the house. 100+ year old farmhouse with mixed personalities and horrible additions that include the only bathroom, laundry room in the main entry of the house, and the old kitchen and pantry that are sitting on the ground with no foundation, the POs didn't even use treated lumber for anything touching the ground. Obviously termites and water wreaked havoc on that part of the house. Because we've been going back and forth on what to do, it's the last wall of the house to get jacked up and fixed properly. In other words, it's still sitting on the ground rotting away. There is one closet in the upstairs bedroom, one downstairs in the master. Neither big enough to store anything but a few outfits and shoes.

To make the issue more complicated, this will be 100% diy, so progress will be slow. Probably close to a two year project. Also paid as we go. Ideally, we'd like to move the laundry and bath to where the current master is now so we at least have facilities while the rest of the house is being done. We would also have the bathroom door temporary off of the living room so the current stairs are still functional. Not ideal of course, but we're accustomed to living with less than convenient setups. The south wall of the current master would get bumped back flush with the rest of the house.

Tearing out the current laundry, bath, old kitchen and pantry would then mean we could still use the house, sans water for a few days while the basement was dug out, extended, and floors poured. We'll put a temporary shed over the opening to allow us to move the water heater and jet pump back in as quickly as possible. Then of course framing, etc. We can survive a long time with an outhouse and hydrant if things take longer than expected. We have all the equipment needed at our disposal, so no waiting on crews or scheduling issues. The current upstairs is a bedroom over the living room, landing over the master that is currently our bedroom, and a small storage room with short ceilings over the dining room. These will be taken up to full story to match the addition.

I guess all of that information wasn't necessary, and I just wanted feedback on the plan itself with those considerations in mind. Moving existing isn't completely out of the question if it would make a huge impact on the overall flow of the house.

Proposed addition where the old kitchen was would be 20x24. We'd also considered 24x24 so if bumping out the east (left) wall 4 ft would do wonders, it can certainly be done. We don't want to go bigger than 24x24. I also believe the walk-in closet in the master needs to be wider to be more accessible, but I'm not sure if that makes the master bath too cramped. Toilets, showers, etc placement wasn't really considered, just stuck them to play around. Window placement will be dependent on layout changes.

Current floor (kitchen faces south)

Proposed main

Proposed upper

Thanks to all in advance willing to take a look.

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