Our house plan - suggestions welcome

16 years ago

Wow, after seeing the size of some of these houses...I'm thinking I should be posting on the "smaller house" board! We are building a 2100 sq ft farmhouse on 3.75 acres. The land was free (part of family farm) so it's just the house. I've seen a lot of negative posts about being cheap and putting vinyl floors in, laminate countertops, etc. Well, I guess I'm cheap then! We are doing exactly that. We're a younger couple (mid 20s) and this is our first (and hopefully last) house. I figure we can always upgrade later if we want. We are not trying to turn this house around for profit.

We are only building because it was cheaper than buying. The entire house should cost us right around $200k. My fiance does HVAC for a living so he's installing that. We're also doing all the painting. But everything else will be done by the builder.

With all that said, I'm glad I found this forum. You seem like a very helpful bunch of people!

Here's our plans:

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Comments (17)

charliedawg
16 years ago
Welcome to the forum Jessica!

I really like this plan. I only have a few suggestions.

1. Our powder room is located in the same place as yours. The original blueprint called for pocket door. I changed it to a door like yours because I have had bad experiences with pockets. Now that it is built I wish I had the pocket because it feels a *little* crowded when opened.

2. I think the door by the breakfast area should be a slider or open in the other direction. It might be hard to fit a walkway from the Great Room to the kitchen, a table and space behind the table to open the door.

3. I'm not crazy about that half wall inbetween the great room and breakfast area. I think it would get in my way of furniture placement. But I like wide open spaces.

Overall I think it is a great plan and maximizes the space.
lindybarts
16 years ago
Jessica, there are several posters building homes your size. You should be really proud you are able to build one at all in your 20's. I think that there are a good number of people here (myself included) that have been married a long time (22yrs here) and worked many years to build our dream home! My first home wouldn't even come close to what you are doing. It was falling apart at the seams and a mere 800 sq. ft. LOL!

Okay, so to your floorplan. I think it's really nice and manageable. My only complaint would be the kitchen. The counter space is very small. Is there any way to use that empty wall for more space or does that make the walkway too narrow?

Congratulations and Good Luck!
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Final House plans critique...all welcomed
Q
Comments (27)
I don't think you can add a shower to the pool bath -- not in the current footprint. I do think the pool bath looks awfully minimal. I'd consider taking in the adjacent linen closet so that at least the doors don't come within inches of touching one another. Since this bath isn't for actual bathing -- thus, less storage is needed -- I'd go with a pedestal sink; I'm not a huge fan of them overall, but in this mini-bath, it'll enlarge the room visually. You have the safe room -- admittedly, we don't have those in my area, so I really don't "get it" -- but I see that right next to it you have an essentially same-sized laundry room. I'd consider building the laundry to "safe room code" so that it could function as a laundry every day . . . but in an emergency, it IS your safe room. If you store emergency supplies (i.e., water) in the safe room, you could easily install shelves above the hanging space and use that area for emergency items. It'd save you some square footage . . . and you might get those his and hers closets without sacrificing anything from your plan. I'm not usually quick to jump on the "this house'll be so dark" bandwagon -- but I think this house's public areas are going to be dark. Between the foyer and bedroom covering the front side and the covered porch filtering light in from the back side, you'd better invest in good lighting! I also second the idea of widening the pantry. I personally like the idea of a small-to-moderate sized kitchen, but it only works when you have ample pantry nearby for storage. Your pantry is okay as is, but if you add just ONE MORE FOOT of width, you'd almost double your storage space. It's a huge value /bargain in the world of square footage. I don't see how you can pass that up. That outdoor fireplace is nice, but it's a very expensive luxury -- several thousand dollars, even when backed up against the other fireplace. Lots of people say they never use theirs -- are you sure you will? Like a number of other people, I think the playroom is a disaster. It's going to be dark, and it has too many doors -- furniture placement will be essentially impossible. I understand the idea of wanting a "kids' living room", but I don't see this one working out nicely. Thumbs up on the kids' bedrooms (though I think I'd double the windows in #2 and #3). Good size, good closets, good bathroom access.
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Please Review our floor plan. Welcome all comments :)
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Comments (16)
This is a small point but it looks like there's a pocket door in your master closet on a wall that shows shelves and a hanging rod, and also is a plumbing wall. I don't think that will work (plumbing and things screwed into a wall that a door will slide into.) I'd rather have the door to the WIC be at the top of that wall, and a swing door opening against the top wall of the WIC. Then your two sinks with a nice long counter and storage drawers go below the door and on the closet side it's a nice long rod and shelf. This also lets you go into the WIC without walking through so much of the bathroom. I'd post on the kitchens forum too for great help with your kitchen layout.
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Plan of kitchen as is, suggestions welcome.
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Comments (14)
This long, narrow kitchen came to mind as soon as I saw your space. The designer used a peninsula - with seating - to divide the room into 2 work zones. I adapted the above idea for you.Here's what I did; structural changes are marked by orange circles/ovals: I changed the powder room entry to open onto the garage hallway. I swapped the office closet and kitchen pantry. I recessed the fridge into the pantry just enough to have room for a 12" deep, floor to ceiling pantry cab between powder room wall and fridge cab. I added another 12" deep floor to ceiling pantry cab to the side of the fridge. If you use your stairs frequently, then change this cab to a 12" pull-out pantry cab facing the window wall. Because the fridge doesn't take up the entire depth of the pantry, I added bookshelves to the office. Or you can reduce the depth of the office closet and make the office about a foot larger, front to back. I moved the clean-up sink and DW to the other side of the pipe wall. Not quite as convenient to the DR but this move makes it possible to have a cooking zone where you currently have the sink & DW. The counters on both sides of the pipe wall are 30" deep. If you're doing custom cabs, ask for them to be made deeper with longer drawer guides. That will give you more storage, plus it helps to camouflage the pipe wall (keep reading). If you're doing semi-custom or stock, pull the base cabs out from the wall a few extra inches (talk to your GC in advance about this) for the deeper counters. The upper cabs at each end of the window are to the counter that face each other across the window. These will be for glassware and dishware. If you add a drawer just above the counter, you can store dish towels in one and silverware in the other. The cabs would be like the glass-fronted cabs in this kitchen: I'm suggesting glass fronts, too, but that's up to you. I added a matching depth cab that sits on the counter on the other side of the pipe wall, facing the DR wall. Once you add a decorative panel to the side of these two cabs, you'll completely hide the fact that there's a wall there. I added a peninsula between the 2 areas with a seating overhang so that you can sit and prep in the kitchen. You could add a 2nd stool (the red dotted line and red stool) or you can change the overhang's location to the end of the peninsula. Either way, you'll have a nice view out towards the mature trees when you're sitting and prepping. I'm reusing the current sink's piping for a prep sink under a new, wider window, MOL matching the size of the other window. I did not center the prep sink under the window. I wanted to give a decent amount of counter to the left of the sink for your husband to work. You share the sink but you each have your own work area. The 36" induction cook top is against the DR wall with a hood (42" wide recommended) above it. There are upper cabs (green) on either side of the hood. Instead of putting the ovens below the counter, I moved them to a cab column by the DR doorway. This way, you can be at the cook top and not be in hubby's way when he wants to get to the ovens, or vice versa but the ovens are close enough that if move items from cook top to oven, you only have a few steps to go to transfer a dish. I spec'd a MW drawer below counter. the counter between entry door and ovens will serve as landing surface for items coming out of the MW and ovens. It may also be wide enough to serve as a 3rd prep area or as a beverage center when you have company. I debated whether to put the ovens next to the DR doorway or next to the entry doorway. I opted for the former since it's only you and DH. Having counter next to hallway entry instead of between ovens and wall is nicer, IMO, but you could definitely swap them if that fits your needs better. I didn't work out all the cab sizes, etc - I'll wait to do that once you give us more exact measurements - but this gives you a pretty good idea of what you can do. A variation on the above would be to move the double ovens to the fridge's location and move the fridge to the oven wall, up against the hallway entry. I would leave the MW drawer MOL where it is since many items often go from fridge to MW. Anyhoo, that's my idea for you.
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Comments (12)
My soil is acid, and yours is probably not, so I can't suggest many of the plants that do well for me, but I do have some plant suggestions along with a few general suggestions. (Please forgive me if the suggestions are things you already know.) I assume from the sketch that the area is pretty much full sun and am making suggestions based on that along with avoiding plants that like acid soil. If I am wrong about either of these, there are some additional plants I can suggest that either like shade or like strongly acid soil. What deer enjoy seems to be somewhat dependent on what your local deer have gotten habituated to eating, though if they are hungry enough, most anything is edible with the few exceptions of toxic plants like monkshood. What may not be eaten in one area might be part of the deer buffet in another location, so take deer resistance with a good dose of skepticism. IME, you will find that discouraging deer from starting to view your yard as dinner by using sprays or a dog or a baited electric fence will help. If your yard has included negative experiences, they may be less likely to visit you vs. your neighbors. The only real guarantee, however, is a tall deer fence. While there are some perennials and shrubs that have long bloom period, think about the foliage as well, contrasting size, texture and color to add longer season interest, even when they aren't blooming. Your photos of the design show some of this type of contrast, though much of the texture is relatively fine. Some plants also have colorful berries or seed pods that will continue interest after blooming has ended. There aren't a lot of shrubs that fit the requirements of deer resistant, long blooming, drought resistant, weeping, and 30"-36" (in addition to liking sun and non-acid soil.) There will be more grasses or perennials that have a general shrub shape and will meet the requirements, or you can decide which of the factors is least important. Check out something like Caryopteris 'Sunshine Blue' or lavender, neither of which weep/arch, but fit all the other needs. Both have interesting foliage, are deer resistant, drought resistant once established, and stay relatively short. CSB has a shorter bloom season (~3 weeks) but really nice gold to bright chartreuse (depending on time of year and light) foliage all growing season. Lavender is somewhat short-lived so would periodically need replacing to look good. Rather than ground covers per se, you also might want to think about planting a drift of plants that would cover a similar area. More expensive initially, but perhaps less maintenance, particularly for some of the more aggressive ground covers which won't stop at the edge of where you want them to be without a barrier of some type. They may end up in the grass or the drive or mixed into other plants without a fair amount of vigilance on your part. Something like one of the shorter western Agastaches is deer resistant, drought resistant once established, and several types have interesting grayish foliage that will contrast well with something like the Geraniums, as well as long bloom. IME when happy, they will seed a bit but not overly so and should do well in your sunny setting. They come in various shades of reds, pinks, yellows, and oranges, but prefer. Check out herbs as well since deer don't usually prefer strongly scented/flavored plants. something like variegated culinary sage or creeping rosemary have interesting foliage, though they aren't necessarily long blooming. Nepeta might work well for you here, though it isn't a ground cover, more of a sprawler in my garden. I think there are shorter types that are a bit tidier and most are quite long blooming. IME they will spread some via rooting stems and via seed. There are a few short bee balms, which might work for you, but be sure to choose one that is mildew resistant if that is a problem in your area. They do try to take over as much territory as allowed, so either give them a root barrier and periodically check that they aren't crawling over it, or every year check a couple times and pull out pieces where you don't want them especially around the edges. Kniphofia is a plant with low grassy foliage but tall wands of bloom, and IME if kept deadheaded will continue to push out flowers all season. They are reputed to be deer resistant, but the deer in my area don't bother my gardens, so I can't assure you that it's true. They would need to be planted as drift of multiple plants since they don't sucker. Take a look at Veronica 'Georgia Blue'. IME the bloom season is relatively short though very full, and there is a bit of a repeat in the fall. The foliage is tidy, dark green in the warm weather, but mahogany in cold weather. Mine is evergreen and it spreads moderately in my garden, growing more loosely in more than half shade and making a dense mound in sun. One of its strengths for me is that it will grow around other plants, filling in without overwhelming or being overwhelmed.
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arebella
16 years ago
Hi! Your house is not small and don't feel like you have to justify your preferences to anyone. Use the materials and style that you like and what works for your situation. There is no such thing as "the perfect house" - only the perfect house for you. Personally, I love what you're doing and am glad to have another country farm house lover here.

I agree about the pocket door on the powder room. It will save you some space there.

I'd also think about using one on the door between the master bdrm and the master bath. There's no linen closet in your master bath and if you eliminate the door that swings in, you can put some open shelves over a towel rack or a cabinet there for your towels. You could also out a cabinet over your toliet for towels and "stuff". There's also no linen cabinet in the 2nd bath.

You might want to think about carving out some space for a pantry, maybe stealing some space from the storage area in the garage to enlarge your laundry room so you can add a pantry/closet in there.

I think you're a little lacking in closet space downstairs for coats, so you might want to see if get a closet in somewhere close to the back door from the garage into the laundry room. I think I'd take all the space allotted in the garage as "storage space" and turn that into a laundry room/mud room/pantry.
luckymom23
16 years ago
Welcome Jessica!

In the Great Room- if you plan to have a TV you might want to consider 2 narrow windows placed on the long wall vs the one larger window. The entertainment center could be placed between them.

At the end towards the kitchen, I see you have a corner built in but I think the space would really open up if you moved the back window towards that built in a little and had a larger, similar sized window, placed on the other wall instead of the narrower window. Do you need this space and a breakfast area as well? You could use this space as your breakfast nook and expand your kitchen space. If you plan to be in the home for a long time I don't think you will ever regret a larger kitchen. The Great room is long and narrow and unless you are planning 2 separate seating areas, making one end the breakfast nook would be a great way to utilize the space. This would open up alot of possibilities for your kitchen design, If you are interested in that I would love to elaborate... :)

Upstairs, I would change the location of the door to the front bedroom to where the linen closet is, put the 2 closet's in the bedrooms back to back with a linen on their 'side' in the hall, this would allow you to enlarge the loft area, gain a larger linen closet, closer access to the bath for the front bedroom and make the 2 bedrooms similar in size. I don't think you would 'miss' the length from the front bedroom, it would now still be about 12'3" deep.
If you have any flexibility to expand the footprint (which of course would increase square footage and costs) then making the house slightly wider would help your traffic around furniture in the Great room and Dining room. It is amazing what a few inches here and there can accomplish.
Good Luck!
pinktoes
16 years ago
If you're already committed to the plan, and you want it to be your forever house, I would just suggest that you give some thought to how accessible your house will be in your later years (and before then, too, should you have a difficult pregnancy, or anyone break an ankle, need to use a wheelchair or walker, etc.).

With no bedroom on the main floor your home will not be livable in any of those circumstances. Where could you install an elevator? And is there at least 5 feet of clearance for a wheelchair to move through the house?

You also do not have a single accessible bathroom. Could a friend or relative using a wheelchair visit you?

You might want to read a little about Universal Design. It can keep you in your house forever, and really help you through a short-term crisis as well.

Good luck!
solie
16 years ago
I think that the dining room is too small (way too small) in an absolute sense and the living room is too long relative to it's width and the rest of the house. I think that in a house this size it would make more sense to have one dining space that is used for everything, or a kitchen island with bar seating for two and a larger dining room.

I'd put the hall bath upstairs where you have the loft so that it's nearer the other plumbing. But this is a minor thing and I really like the upstairs a lot. I think the large master is a nice surprise and nothing else is sacrificed for it.

Instead of locating the powder room where you have it, I'd try to incorporate it into a mudroom area at the rear of the house. If you are on a farm your are NOT going to want your kids to use a powder room in the middle of your house. Plus it's making that dining room space unusable - it's too narrow.
lyfia
16 years ago
I like it too.

I'll only echo what other's said about the pocket doors.

The one thing I would consider would be to not have a breakfast area and thus enlarge the kitchen into that whole space and provide some seating at an island for a few. This way you won't have any wasted space. Have plenty of countertop and fit a pantry.

If you did take over the breakfast area for the kitchen I'd move the door to outside to be in the great room to not force people to walk through the kitchen to outside, but it would still be convenient to walk outside.

We told the architect we didn't want a separate breakfast room in our house. We want to maximize space to not have to build too large and also prefer to not have wasted rooms. If we had both the Dining room would essentially be wasted space for us due to not as much use. With only a dining we'll actually use it on a regular basis.

BTW I am considering laminate counters too. I happen to actually like laminate and love all the choices that are available. I've yet to see any granite or solid surface that I really like.
solie
16 years ago
P.S. If you go to southernliving.com there is a plan called Camelia Cottage that has a simple foot print similar to yours, but I think the downstairs space is allocated much more efficiently. This plan shows the more utilitarian areas in the front, but it would work with them to the rear as wekk.

It would make your kitchen a little farther from your garage, but it's still not a long trek.

P.P.S. I also think you are making a prudent choice to use some inexpensive finish materials. *ANY* kitchen is going to be dated in ten years - it's silly to put your money there if it's not a huge priority for you.
dixiedoodle
16 years ago
Hi and welcome to the forum! I think it is so nice that you are able to build a house on your family's farm...what a nice place to raise a family.
Okay, so a few suggestions...

The great room is pretty awkward. It is very narrow and long. I am assuming that you will actually be dividing this space up into 2 separate living areas...probably with a slightly more formal feel to the area in the front of the house. Is this correct? Whenever I've been in homes that have this layout, it seems to "feel" better whenever there is a clear distinction between the two spaces. For example, you could put the fireplace on the wall opposite the kitchen rather than in the corner and then center the furniture in that area around it...It would give this area more of that individual feel and help you to break up the space. If not, then I think columns work too, but I don't think that's the feel you're looking for here...

The kitchen probably doesn't have enough cabinetry. You have space to make the island a little larger (maybe/maybe not...I'm not sure how much clearance you have between it and the walls/cabinets) which would allow you to utilize it for storage. Or, you could put a run of cabinets opposite the outside wall. And, I definitely think the half-wall separator is a nuisance for furniture placement and doesn't help the flow of any of the rooms.

Powder room- I agree that a pocket door would be helpful here, but it's probably not necessary.

I like the size of the master bedroom. I think you need to find a way to borrow some of that space for your bathroom and walk-in closet. That closet is probably less than 6' X 4' at its' widest point. Are you planning on doing some sort of cubbies in there on that far back wall? That will be about the only thing you could do to make it usable. I think this would be a tight closet to share...

Good luck with your project!
ajpl
16 years ago
We live in a similar sized home and we're building a small house this time too. We like it!

A couple of things I noticed from my experience:

1. I'd think about increasing the size of the laundry to include a mudroom and bathroom. If you ever have kids (or do now) you'll want that all by the door.

2. We have a very similar upstair layout except the bottom right bedroom is a cathedral living room below. We have our walk in closet and ensuite bath switched compared to you. That allows us to have a large bath with access to the hallway too which was great when our son was smaller. I much prefer one large bathroom to two small ones but I know I'm in the minority there.

3. I would consider extending the kitchen and having one general eating area that is open to the living room. Then making the dining room into a den or office/computer room. The den could be a bedroom later in life if you needed it but you'd want closing doors and a closet.
kelntx
16 years ago
Hi Jessica! First let me say that is wonderful that you are able to build on your families farm. Second I think it is even more wonderful you are able to build your home in your mid 20's. We are 37 and just now we are able to build our dream home. I have to say we were losing hope that it would ever happen. Our plan is simple and I love it that way!

I really like your upstairs layout :-) I do agree with some other folks in that I think you might want more cabinets in the kitchen. Our first (and only) home we bought was laid out almost like this one and I did not have nearly enough storage space. That was HUGE for me in this house we are building.

I also do not think that you are being 'cheap' by putting in what you like. We are going with Laminate counter tops because that it is what fits in our budget for right now. We had hoped to do all hardwood floors but our builder advised against it as we have a dog and a 7 year old...enough said! LOL! No really, the price of hardwood was a huge factor also. So we are going with tile all through the house and wood in the bedrooms.

I do have to say thank goodness I read this post! Our half bath calls for a pocket door and I had planned on putting in a regular door. Now I need to re-think that~

Good luck with your new home Jessica! I hope you will post updates and pictures!!!!

Kelly
deanie1
16 years ago
Welcome fellow laminate and vinyl lover! I actually prefer them over granite and hardwood--I like lots of carpeting too. So cheaper for us.

I'll echo others about the lack of cabinetry in the kitchen. And you don't say if you're planning children, but if you are, and you truly want this to be your last house, then you may want to consider a basement--walkout or all underground for them to play in. I honestly don't know what I would have done without mine. My great room would have been constantly filled with their toys and mess.

I think you'll like this forum--I've found it immensely helpful.
nc_sandyfeet
16 years ago
WOW! How lucky to be building your first home in your 20's! I love your plan-my sister has the same plan with a few changes and there are a few changes that she wishes she had thought of. First thing- if at all possible you may want to widen the footprint just a few feet to widen the living room. The narrow space makes for awkward furniture placement. She placed her 2nd upstairs bath where you have a loft shown. It makes a nice size room. Then she placed her master closet where the bath was giving he a nicer size closet, and a larger master bath.
Downstairs, she moved the powder room to the end of the utility borrowing some space from the garage storage area. She also eliminated the outside entry to the utility since it didn't seem necessary. She has been very happy with her home.
Good Luck and welcome!
Sandy
jessica07
Original Author
16 years ago
Thanks for the welcome everyone! I printed all of the suggestions so I could go over them in more detail. I know making the house bigger (sq ft wise) is not an option. It's $75/sq ft and we've already added a lot.

I want to look into the pocket door. We have a meeting with the builder tomorrow.

I have the prelim. plans for the kitchen cabinets. I'll try to scan them. It's not exactly how I have it on the plans, but close.

The master bath and walk-in closet are open for rearranging. I just quickly drew those in there. They can be made bigger, smaller, wider, switched around, whatever. So we'll look into that.

We will have a full basement with walk-out. So lots of room there.

We kind of like our breakfast area. So I don't think we'll be changing that. And the french doors that are there do open out. That was my mistake drawing them opening in.

The great room is long and narrow. But we used Ramour & Flanigans website to pick out furniture and we can make it work! The original plans did call for that to be 2 separate rooms. But we LOVE wide open spaces. So we removed the wall between them.

I don't see the master not being on the main floor as an issue right now. Our intentions are to add a bedroom/bath off of the laundry room/garage when we get older. We shouldn't have a mortgage by the time we're in our 50s. So we'll probably do an addition at that point. In the meantime, we are trying to make the house as open as possible.

Thanks again for all the suggestions! :) We're going to look into most of them.

Jessica
lyfia
16 years ago
Jessica, since you like the breakfast area, how about using some of the long and narrow living room space to expand the breakfast area into and then extend your kitchen some to get more space.
chisue
16 years ago
I'd like to see the powder room nearer the garage/laundry/back door.

The laundry room is terribly cut up with doors. I'd add the "garage storage" area to the interior space. I'm a one-woman crusader for a return to building "back halls".

Guess I'm the only one who does NOT like the long, thin MBR. What are you going to put in there? I'd prefer to devote more space to the bath and a good walk-in closet so you can have all your clothes in one place. If you have such a closet, you don't need to be crossing in and out through the BR to dressers.

Don't like the long, thin LR either -- maybe if you took out that powder room you could make this room wider?

Have you plotted a table and six chairs in that breakfast area? Looks tight to me.

Do you want a (screened?) porch to actually use? The front one is too narrow for a table -- decorative, but not very useable.

Keep looking at this before you commit to building. Easy to move lines around on paper! Hard to change framing.
jessica07
Original Author
16 years ago
Chisue- We added that "garage storage" area because we wanted a bigger garage. It'll cost us $45/sq ft for that addition. I'm not giving it up for interior space. Not-to-mention...interior space is $75/sq ft.

We might change the master bath and walk-in. We don't need a 21 x 14 bedroom...thats just what the plans called for. We're doing a cathedral ceiling in that room.

Can't make the LR any bigger. The stairs are the only thing we can't really move. We can move the powder room and make the dining room bigger...but then I'm giving up my garage storage again. Or making the garage bigger (once again, more $$).

A table w/6 chairs?!? My goodness...no! There's 2 of us...I was thinking a little table with 2, maybe 4 chairs. If there's 6 people, they can use the dining room. :)

Nope, not worried about the porch at the moment. We have future plans for a deck or patio out the back. The one in the front is decorative. Big enough for rocking chairs and maybe a side table.

Thanks for the suggestions! We're still looking at it! But we're running out of time for last minute decisions.

Jessica

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