Adding 1300sf addition + garage. How would you connect it?
Lianne
2 years ago
last modified: 2 years ago
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Dream Addition: What Would You Put In?
Comments (46)We are putting on an addition about 1500 sq ft. Dream? Well, not to anyone but us. We are a family of 5, soon to be 6 - my dad will be moving in part time - and we live in a less than 1500 sq ft 3 bed/2 bath home, no basement, with bedrooms the size of some of your closets. I do "dream" about or lose sleep over thinking about the house. Here's what we're doing... adding a 2nd story to our home which will include a master bedroom, bath and walk-in closet, 2 bedrooms for the kids (boys will share), playroom and kids bathroom current bedrooms on 1st floor will become... office/guest room off of foyer workout room dad's bedroom/den - he sleeps in a recliner since he broke his hip back in 93 so it's a multi purpose room for him - man has nine lives losing our garage and turning it into a rec/entertainment/family room - since we don't have a basement. It's filled with mostly workout equipment which will go in the new workout room. I'm thinking about making it a step down. adding a mudroom, extra closets and a 1/2 bath off the back of the house. So happy not to have kids slip sliding through the house after coming out of the pool, or trapsing dirt all through the house to get to the bathroom. adding a new small kitchen 15 x 15 with a big pantry We have waited a looooong time to do this. Did basically nothing to the house since we bought it. Just outside. I can't wait for my kids to have their own space to get rowdy inside the house when it's too cold to go outside, and for me to actually be able to turn around in a room with a laundry basket without bumping into something. It's enough to make me nuts!! Our addition is planned to start in March/April, and I can't wait!!!!!...See More2-story addition or finish area above garage?
Comments (12)I'll try to address all those items in order. First, pictures. I tried to take many so you could see all the roof lines/angles involved.This is the view from the back.The bump-out on the lower level is a built-in.The garage is roughly 36x24. Not sure on height. Side view looking towards garage. This photo makes it look taller than the house, but it's not. Here you can see the three different roof heights. (Garage, staircase, and house). Mudroom/breezeway is hidden from view.Here's a picture with all the various roof lines.Front viewAnother front view. Reopening the porch is on my wish list. The current mudroom/breezeway was a DIY by the previous owners. I don't think it's insulated, as it gets frost in the inside in the winter. It's not heated or air-conditioned, either. In either scenario, that gets taken out. We have no restrictions, as we live on an acreage outside city limits. I tried making a current floor plan using a (free) web-based program. Here's what I could come up with: This is the current main level. I can try to put together one from the 2nd story if that helps, too. We live in the rural Midwest. Budget is pretty flexible. We have no intention of ever moving from this location, so resale isn't a huge concern for us. I'm not sure on the joists in the garage, but I believe the foundation is sound, and it seems pretty well-built. Plumbing would be the biggest issue here, but if we put the bathroom on the side closest to the house, that might help keep costs down (?)....See MoreGarage addition elevation is wrong - how can we improve?
Comments (31)Thanks for replying with some great advice. The architect did provide elevation drawings, though said “it won’t be noticeable”. I should have asked for the measurements. It’s a bonus room, we’re really thankful for the space. Full siding, not 100% on color yet as we’re painting the whole house. It’s likely going to be close to save on paint. The pergola is a great idea, breaking it up may work. And the trim to line it up a bit. The porch will have prominent white columns and no railing. You all have helped a lot with ideas and talking me off the ledge. Once it’s complete I’ll have a better sense of how to improve it. I‘m sure there’s more we could do too....See MoreGarage & Mudroom Addition - Design Feedback Needed
Comments (49)@3onthetree I'll attach the 2nd story plan below. Another thing that can't be commented on is the 2nd floor. I assume the area over the Mudroom will be designated for the Bedroom's bath and closet, which neither will have windows. The slope of the roof will reduce the available floor area of both the bedroom and bonus room. And I think you are saying even after adding the upstairs bedroom you will still have the same 4 bedrooms when you are done (by eliminating the basement bedroom?), and know that the septic is sized for #bedrooms and will remain adequate? Speaking of HVAC, you have the propane tank and septic existing off of this corner. So where is the electrical feed and panel, here too? Where is the current garage, if any? Actually the space above the mudroom / laundry is not being used as livable space. The bedroom / bonus addition are over the garage. The basement is not being extended; there will be a walk-in crawl space below the mud/laundry addition. The propane tank is being excavated and removed & converted to natural gas. Septic tank is off the back corner of the deck, with pump line running straight out to the field (see photos above). There is no current garage - original photo is the entirety of the house. Electrical panel is off walkout basement (near bedroom in basement). We will have an extra bedroom (master on main, 2 original bedrooms on 2nd floor, bedroom in basement, plus new bedroom above garage). The septic perks for 5 bedrooms and is therefore adequate (confirmed by septic company) - I still don't understand the FP. Does it only serve the 1st floor, and as it sits now you will keep it for use and it will now be located in the deadman's space between the Dining and Living? The original fireplace is super bizarre to me in that it's a woodburning fireplace that only serves the basement. Our plan is to convert it to gas logs (when they switch from propane to natural gas). This has been verified that it's no problem by 2 separate companies that service gas. We are switching from propane to natural gas because 1) we have to relocate the propane tank anyway in order to put the addition on...the tank is right where the addition is going, 2) if we have to relocate it, might as well just switch, 3) originally natural gas was not available in our area (when the house was built in the 1970s) but is now available so it makes sense to make the switch. It's an expensive proposition due to the fact the house sets back several acres from the main road, but I think it's worth it in the long run. - The amount of fill approaching 4' deep under a garage slab is concerning (and expensive) if it is not done correctly, and usually it isn't by residential contractors. Having a deeper hole from the propane tank to fill even adds to the potential failure of your slab. I am really worried about this as well. The contractor is currently reaching out to companies that specialize in this. But I'm open to other design ideas that would prevent this from being necessary. I am genuinly not at all attached to the floor plan as drawn but haven't been able to come up with a viable solution. I am willing to move septic IF the design is something I'm in love with. - Things like removing brick, matching brick, installing beams, fill compaction, etc that the contractor has said "not a problem," well, he/she's sorta correct as anything can be done depending on how much money you throw at it. However, the contractor is not so concerned with your cost and how those things affect the layout at this stage, if ever. All brick is being painted white to 1) prevent need to match closely and 2) because I don't like red brick (just personal preference), 3) trying to modernize the house a tad bit. We've given them our all-in budget and they said it's no problem but I won't lie I'm nervous. Thank you, thank you, thank you for your help!!! This is the biggest investment of our lives and I don't want to mess it up. Edit: floor plan didn't attach, edited to add it 2nd Floor: Basement:...See MoreLianne
2 years agomotherhuber
2 years agoLianne
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2 years agolast modified: 2 years agoFlo Mangan
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2 years ago
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