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Floor plan/house review request

Old 03-06-2021, 04:28 PM
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Originally Posted by Onewolf View Post
Like I said those were late Aug 2020 prices. Probably noticeably higher now, but it's a relatively very inexpensive area to build. One builder I talked to said $110/sq ft + $30K for the Superior wall walkout basement with 9ft ceiling clearance.
I am so very skeptical of the sq ft. number posted. 8 years ago, I could stick build you a house on your land for $125 a sq ft if it was a simple single story ranch style house with an unfinished basement. If you wanted dormers, it was $150 (not just for the dormers, that just put you in the "not bottom of the range owner" so I would know your finishes would be more expensive). That was in the NE, and 8 years ago.....
Old 03-06-2021, 04:30 PM
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Ken , look at the length of the deck , direct walk into the bath for relief has lots of value . Most often the deck won't be loaded with guests ? I find more egress is always utilized .
Old 03-06-2021, 04:32 PM
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Originally Posted by t4000 View Post
Ken , look at the length of the deck , direct walk into the bath for relief has lots of value . Most often the deck won't be loaded with guests ? I find more egress is always utilized .
I hear you but by the same token, I don't want my guests using my master bathroom.
Old 03-06-2021, 04:36 PM
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Originally Posted by Onewolf View Post
Is 24x32 really a 'tiny ass' garage?
depends on your expectations. My personal expectations are room left over for both stuff and to walk around vehicles without bumping into them or stuff. And ability to open doors all the way, all the time. This gets especially difficult if you add side entry without a good approach angle and mix in 1 or more full size vehicles. In other words you need a good 4’ between them and on all sides, and at least one end.
Old 03-06-2021, 04:53 PM
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Originally Posted by tenacious1 View Post
I am so very skeptical of the sq ft. number posted. 8 years ago, I could stick build you a house on your land for $125 a sq ft if it was a simple single story ranch style house with an unfinished basement. If you wanted dormers, it was $150 (not just for the dormers, that just put you in the "not bottom of the range owner" so I would know your finishes would be more expensive). That was in the NE, and 8 years ago.....
I don't know what to tell you. Maybe the three builders I talked to are snickering and talking about that sucker from Florida. This house under construction is 2400 sq ft on the first floor, has a full basement with Superior walls and 10 FEET ceiling height basement, three framed rooms and a full framed bathroom in the basement (I assume the unfinished but framed parts of the basement are a property tax minimize the original sq ft thing?), a finished two car garage area in the basement, and I saw the contract for it: $330,000 $137.50/sq ft. Finished in November 2020. Photos are from when I was there in late August.





This is taken in the laundry room with a door directly into the master bedroom walk-in closet which I have seen a couple newer floor plans.









The lower window is in the 2 car (finished) garage area in the basement. They have a whole lot of grading/tera-forming to do if they are going to get (non ATV) vehicles into those garages. It's a very steep drop off!




Last edited by Onewolf; 03-06-2021 at 05:12 PM.
Old 03-06-2021, 05:00 PM
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Nice
Old 03-06-2021, 05:06 PM
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Originally Posted by Steelers0355 View Post
We had a similar master bath, but the tub had block glass window over it. Added a bunch of natural light without worrying about privacy or security.
I'm definitely not happy with the layout of master bath yet. One thing I have thought about is like you mention adding an obscure window above the tub on the southwest side of the house.
Old 03-06-2021, 05:23 PM
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I like the floor plan. I also agree with the garage being way to small at least make it deeper. I would also consider ditching the window in the master bath and putting a door there to the outside deck. If you ever put in a pool or a hot tub it is nice to not go through the house, same as entertaining guests. JMO.
Old 03-06-2021, 05:28 PM
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I don't like sinks in islands , when people end up sitting at the island counter there is always a mess brewing in the sink right where you are eating ? JMO ?
Old 03-06-2021, 05:29 PM
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What program did you use to do the drawings.
Old 03-06-2021, 05:47 PM
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Originally Posted by seadar View Post
What program did you use to do the drawings.
Chief Architect Home Designer Pro 2018
Old 03-06-2021, 05:54 PM
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Originally Posted by t4000 View Post
I don't like sinks in islands , when people end up sitting at the island counter there is always a mess brewing in the sink right where you are eating ? JMO ?
I agree, No sink or cooktop in my island design. Island is 6ft x 8ft and designed to seat 4+ people on the 'outside' counter edge of island. In order to comfortably fit the giant island I had to cut down the width of the hallway between garage and living area (which had been a sort of a mudroom). The floor plan is already too many sq ft. Need to figure out how to shrink it without losing functionality. Everything is a trade-off.
Old 03-06-2021, 06:43 PM
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Since this is your forever home, would it make sense to include an elevator shaft? Just in case you want to add it later? I believe in the near future Starlink will resolve you broadband issues. SpaceX launched 60 satellites Thursday and 60 more are scheduled to be launched on Monday. Beta test results look very promising for areas that have limited broadband.
Old 03-06-2021, 06:56 PM
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I would enlarge the garage door into the basement workshop to 9ft wide. That way a 8.5 wide small boat trailer, utility trailer, etc will go in without issue.

as for the litter box, in another house we framed a cat sized hole in the wall between the utility room and garage. Went into a box built in the garage with a hinged top. Cleaning litter box easy and happens in the garage not the house.
Old 03-06-2021, 07:32 PM
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Couple small notes from a layout efficiency perspective:

Your master bedroom sleeping area is almost the same size as your master bathroom. The bath and closet portion combine dwarf your sleeping area. Unless you specifically want to have a closet and bathroom that big compared to your bedroom, I think it needs reworking. I'd also love to get a closet in the bedroom direct, not walking through your bathroom which will end up humid post shower, perhaps the smell of poop on a bad taco night, with your clothes in there.

When you walk in your front door, you have a huge potential coat closet area completely taken up by your pantry. Your kitchen is very large, I would think you need to turn some of that into a coat closet at your front door. Small item, but you'll hate yourself not having one.

I see alot of talk about future accessibility concerns, hence the 36" door. If thats the case, the room upon rooms in your bathrooms is a killer. I think you're killing that second full bath with that seperate room for the toilet, tub. You'd never be able to wheel in and out of there, or the master bath. Generally I think your baths are super inefficient use of space, but some people want enourmours baths, so not sure what your intent is there

I think the garage is plenty. Up here in the NE, we don't have garages that fit a 40foot boat, with a f350 and another 20 feet to spare for a tool and workbench...Not everyone has nor needs that.

Don't have a door to your master bathroom from your deck. That makes no sense to me. If you want acess from your master bedroom to the deck, I get that, but the master bath? I've never seen or heard of that.

As an overall conceptual layout, I think it generally works. You're going to have some ductwork coming upstairs from downstairs that you're going to need to box out some area for, but minor stuff that all gets worked out when you dig into the nitty gritty of layout out.

Old 03-06-2021, 07:37 PM
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Don’t overlook the internet thing. Spectrum wanted almost 80k to run a line one mile to my friends house. Instead he pays 100/mo. for DSL since they’re his only option.
Old 03-06-2021, 07:43 PM
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Originally Posted by Misterfu02 View Post
Don’t overlook the internet thing. Spectrum wanted almost 80k to run a line one mile to my friends house. Instead he pays 100/mo. for DSL since they’re his only option.
This. I know someone who was quoted 25k to run the line about a mile, he opted to use his "unlimited" phone data. After spending money to build your brand new home how you want it, not having internet is a killer for me.

Start that conversation with them now, with the town, your neighbors, etc. Get everyone on board and see if they have plans to do so. If your subdivision has a bunch of homes interested, they may be willing to come to you guys since they will make the money back quickly.
Old 03-06-2021, 07:50 PM
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Originally Posted by magua View Post
Remove as many walls between kitchen, family room and dining room.
This...
Old 03-06-2021, 08:02 PM
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Originally Posted by chuck34 View Post
This...
Kind of don't blame ya for not reading through all this, but he said that its not a wall, its the programs way of delineating a formal "space". Kind of a dumb way to show it as its confusing, but it is open.
Old 03-06-2021, 08:24 PM
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I’m glad my house was finished a year ago...I would hate to see how the price of lumber today would affect the total cost. Scary. Getting rid of those walls in the kitchen-dining-living will easily cut several thousand $ off the total price.
Nice looking house and good luck with it.

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