2nd Story Floor Plan Help
KC
3 years ago
We are in the process of speaking with a builder/architect who have plans to build a spec home (tear down into new construction). They are interested in securing a buyer early in the process which gives us the ability to customize/tweak the proposed floor plans. The project is a bit unique in that they need to use the foundation of the existing house for certain tax advantages, so we cannot shift exterior walls. The plans have been drafted, permits have been secured, and variances have been granted - so we need to work with what we have.
Since we are prospective buyers and we do not own the land nor the plans I am hesitant to provide the architect’s drawings. Here is a floor plan I was able to replicate which is probably ~95% accurate - a few rooms may be off by a couple of inches and window placement is likely not exact, but the big picture concept is there.
Here are my main questions: 1) Any glaring issues or confusing aspects about this layout? 2) Is there any way to make the laundry room bigger? Maybe by making BR 3 into an en-suite, thus eliminating the need for that narrow (3’) hallway?
I tried to look at other people’s posts and include some relevant notes on the photo, including views and what is sitting below it on the first floor. There is a lot of flexibility when it comes to movement of individual windows, however any time you see 3 in a row it’s because it’s an architectural feature of the house and the exterior has a gable roof line that frames those windows. But please let me know if there are any other details that would be important to know!
ANY AND ALL FEEDBACK IS WELCOMED AND APPRECIATED! Thanks in advance!
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Comments (14)
PROMark Bischak, Architect
3 years agoRelated Discussions
house plan help- 2nd floor
Comments (3)Not seeing the first floor, there is always the issue on now the plumbing stacks up. I'm not sure I like the job in the hallway to accommodate the closets. If you keep,the existing configuration - do you necessarily need a door to the playroom? Wondering if you could put the closets between the right 2 bedrooms. The furthest left bedroom becomes smaller so that becomes the laundry room. Your laundry room becomes the playroom. And the playroom becomes bedroom 4....See MoreFire Safety - how to help a 90lb dog escape 2nd story?
Comments (33)This is a rather old thread but I wish to make a comment anyway since every time I search for fire safety-dogs, it comes up as one of the few resources. Also this thread catapulted me into finding a solution! This is it and I couldn't be more excited to have found it!Someone above mentioned a harness made for letting rescue dogs down from a helicopter into an emergency zone. That looked great until I found the following, which is less than half the price at $70. https://www.x-itproducts.com/how-it-works-large-pet-escape-sling/ At this time it's not offered on Amazon so you have to go directly to the X-It website to order. Ours arrived today. My husband and I tested it out a bit. Okay, we didn't throw our dog out the window however easily got our 80 lb. Golden into the sling/harness very very quickly without any struggle from him (and he's a guy who snaps at being brushed - gently). It's just so easy to get the sling on - slip paws into the large holes, pull up and cinch the velcro at the neck. Next we picked him up using the handles - no problem - and again, not an ounce of struggle. He was obviously well supported and comfortable, even off the floor! We were very happy to discover the sling comes with an attached nylon webbing strap that was way longer than it would take to get him down from our 2nd story bedroom. (It's made for a 4 story building.) Best of all, the "strap" has handle loops every so often taking away the danger of it slipping through your hands while letting your dog down. We're seniors yet I feel confident we can do this if necessary! Of course using this is a last resort and it clearly states that in the instructions. But we feel so much better having a 2nd way out of our 2nd story bedroom for our dog, as well as ourselves (via ladder). We're so grateful someone finally thought of large dogs. Thank you X-It!!! We'll be spreading the word to everyone we know who has dogs. And no, we're not paid by the company, nor have we received any free products! We're simply happy to have finally found this solution. But I agree with some of the above comments, the next house we buy will be one story. Until then, we have a plan....See Morehouse plan critique. main level and 2nd story
Comments (25)Angled walls create dead and slivers of unusable space. Most people want to be able to use every square foot they pay for. The curved wall does not relate to anything, it is an oddity, and it a lot easier to draw than it is to build; and a 90 degree corner costs less that a rounded corner (if you can find someone to build it properly). My other comments from the previous thread still apply....See MoreConcrete floor to 2nd story sunroom?? HELP!!
Comments (5)First things first: Engineering report. You need that baby to give you an idea as to where you are going. And where you are starting from is going to dictate the COST of the project. To be fair, demolition of "flooring" usually means to take off the existing FLOORING to the level of the SUBFLOOR (which currently is 4" of concrete). Subfloor preparation means CORRECTING the subfloor for minor damage/leveling....not full removal nor replacement. That would be demolition to the STUDS (or metal pan in this case). A complete REMOVAL of the "element" (the structure) and then a complete rebuild is a very different event and would have been spelled out in detail. It may be possible to add a new pan underneath, clean up the posts, deal with the footings (structural engineer needs to deal with this as well) and remove the existing flooring for $10K. It may not be possible to do ANY of it for any price. It all hangs on the engineer's report. The report is needed. But be aware that the report can CHANGE the SCOPE of the project. And any change of scope/project (driven by a report or by the homeowner's "will") must accept a new bid/price for that part of the project. The builder must be allowed to change the cost of the project as demanded by engineering reports. It's not the builder's fault that the scope of a project changed. Therefore the homeowner should allow a "change order" to take place. Don't panic yet. You have chosen this builder for many reasons. S/he is not necessarily out to gouge you. S/he is only trying to cover costs and make a small profit to continue making a living in this industry. Have the engineer come out and assess what is going on and what needs to be done to make sure you home is safe and secure and ready to pass code inspection. Once that report is in place, the builder can bid on the new scope of the sunroom project. As the homeowner you can then decide on whether or not to move forward with the added costs (if any). You might just find the builder will come up with a decent solution for a decent price. Which is part of why you chose to work with him/her in the first place. Give him/her the benefit of the doubt. It is too early to speculate as to a "bait and switch" tactic (which I do NOT think this is)....See MoreKC
3 years agolast modified: 3 years ago- PRO
Mark Bischak, Architect
3 years ago KC
3 years agoKC
3 years agolast modified: 3 years ago- PRO
Mark Bischak, Architect
3 years ago KC
3 years agoKC
3 years ago
Miss Taydo
3 years agoHU-187528210
3 years ago
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