The current house is a ranch with approximately 2300 s.f. I have included images of rough plans that I made up with a basic architecture program and represent the current basement and main floor of the house. I have also included pictures of the outside of the house and some of the interior. There are also links to copies of the plans and pictures in the "other" section.
The house is at the end of a street on a cul-de-sac. The front of the house faces an open field which is used for baseball and soccer and provides a nice view. An elementary school surrounds the house on the left (when facing the house from the front) and behind. There is a neighbor on the right in a split level house. There is a playground on the left of the house as part of the school which is sometimes a bit noisy in the evenings as can be the field in front due to teenagers hanging out there especially during the summer. The noise at night is not a huge problem but I figured it was worth mentioning. I included a satellite view of the house so you can see how it sits in relation to the field, school, and neighbor.
We have a nice patio in the back of the house with a large grill that is up against the back of the chimney. We use the grill a fair amount.
The backyard is fenced in as we have 2 dogs that we let out back to run and play.
I will be away from 7/10th- 7/16th so try to post any questions before I go.
The overview of the renovation would be to add a second floor to the house and to place 4 bedrooms including a master bedroom upstairs. We hope that this would free up space for a redesign of the first floor to satisfy the goals we list below. We do like our current living room and we want to make the renovation efficient in terms of cost so we think that would likely be left alone but we are also open to new ways of thinking of the design problem so although I may suggest that we are thinking of something a certain way that is never a requirement of the design. It may be that there is another way that better suits our goals that we have not considered.
On the main floor we would like to have a larger kitchen. Since the view out the front of the house is on to the open field and is nice to look at it is likely that enlarging the current kitchen by taking over the room immediately next to it would be a reasonable option. It is also nice to be able to see the front of the house while in the kitchen to see who is driving up to see us, etc. We would like to have a small table in the kitchen to use for casual meals so we don’t always need to use the dining room. We do a fair amount of cooking so a double oven and nice gas stove are desirable as would be a fair amount of counter space and cabinet space. Room for additional refrigeration would be a plus as our boys eat an unbelievable amount and empty the contents of a regular size refrigerator in a very short time.
We would like to have a space for our children to play with their friends (we can call this the bonus room). Since the basement is rather small as it is a half basement (the back half is crawl space), renovating that space wouldn’t really work. Therefore we would like to transform part of the first floor into a room that can be used for play like board games, ping pong, etc. and could also provide space for watching movies, playing video games, etc.
Since we would like to occasionally have a fair number of guests we would like to be able to open up additional space on the first floor to use for entertaining. We have thought that converting the current master bedroom, closet, and bathroom that is adjacent to the living room into the bonus room and opening it up to the living room (French doors?) for occasional use as additional entertaining space could be a good idea. The living room has two sets of French doors so opening up the living room to the patio for entertaining is currently available should the weather be suitable.
We would like to be able to close off the bonus room when it is occupied by the children should they wish to use it while we are using the living room because they might be noisy.
We would like to have a slightly larger dining room. The current dining room is about 15’ long and doesn’t provide quite enough space for 12-15 adults to sit comfortably around a table. We assume that adding a few feet in length would allow us to have a table that would be large enough to accommodate such a group.
We are looking for a larger master bedroom to provide more closet space and a nice master bathroom. We would also prefer in addition to our master bedroom to have three more bedrooms upstairs as we would like our two boys to be upstairs each with a room of his own. We believe that 4 bedrooms upstairs (master bedroom + 3) will bring the best resale value when we decide to move from the house and the extra bedroom will be used as a study. In addition to the master bathroom we would like to have 2 additional bathrooms upstairs, one of which is accessible from the hallway and should have a bathtub in it. This bathroom would be shared if a future family were to require the use of all of the upstairs bedrooms. We would also like to have a laundry area upstairs. The master bedroom should have a fairly large amount of closet space (walk in closets preferred) while the other bedrooms should have ample closet space but certainly don't require as much as the master.
I would like to have a room to use as an office and we currently envision the spare upstairs bedroom to be put to use in this way. My wife would also like some kind of space to use as office space either upstairs or downstairs. It is not absolutely necessary that it be a full room to be used as an office but we are not eliminating it as an option.
We would like to have space for guests to sleep over. A room for themselves would be nice upstairs or down but is not absolutely required. A room can perhaps be converted into a guest room temporarily. If the guests are to sleep on the 1st floor then they should have access to a full bathroom near their sleeping area. We don't have a lot of guests so this is not a primary goal.
It would be nice to have additional storage space that is not too difficult to access in either an attic or elsewhere. We never seem to have enough space to put things.
It would be nice if the front entryway were open and inviting and had some mudroom characteristics as that is the entrance that is always used since coming in through the garage is a long route.
Due to limitations of the village code where we live we can only add 1350 s.f. upstairs if we build it conventionally. However, we are allowed to add unlimited space if we follow the rules below. FAR stands for floor to area ratio.
§ 310-103C C. Attics or space under a sloping roof.
(1) All unfinished or finished space in an attic or under a sloping roof which has no dormers facing the front, side, or rear yards, or which has dormers or dormered porticoes that do not exceed the following dimensions, shall be excluded from the calculation of FAR:
(a) For dormers facing the front or side yards, where the exterior width of such dormers does not exceed 30% of the exterior linear width of the roof upon which they are situated. The exterior linear width of the roof shall be measured from end to end at the widest point of the roof.
(b) For each of those dormers which face the rear yard, where the distance between the side walls of the underlying story and the side wall of the dormer is greater than five feet.
(2) Where the dimensions of one or more dormers exceed one or both of the standards under § 310-103C above, the total area in the attic or under the sloping roof shall be included in calculation of FAR, except as provided for in § 310-103C(3) below.
(3) That portion of unfinished or finished space in an attic or under a sloping roof where the distance between the floor and ceiling is less than four feet shall be excluded from the calculation of FAR.
We are hoping to find a layout that works. We are not looking for a great deal of detail in terms of finishes, etc. We don't need plans that we can give to a builder.
We do need to know where the walls and staircases go and would need to see where the appliances in the kitchen would be to see if it would meet our requirements. Given the space for a bonus room it would be helpful if we had a suggestion for furniture placement.
We would like to know what the roof line will look like, etc.
Overall, there should be enough detail to convince us that the layout is a good one.
We are not fancy people so we will prefer a design that is clean and somewhat uncomplicated.
We like light and airy spaces when possible.
The cost of the project will be a consideration. We are looking for balance here. It is OK to spend more on the renovation if what we get for the additional money is worthwhile.
- PLAN DRAWING: Scale 1/4"-1' (or 1/50)
- SECTION-ELEVATION VIEW(S) : Scale 1/4"-1' (or 1/50)
- PERSPECTIVE/AXONOMETRIC VIEWS (where relevant)
Links to pictures and layouts:
Main floor plan: https://docs.google.com/open?id=0B2OKXriM0xVYbXNjR1Ewc2pyTEE
Basement plan: https://docs.google.com/open?id=0B2OKXriM0xVYX2Rzd3lqcWNRMWM
Images on my Pinterest:
Additions to the Brief:
"On the first floor we require at least a half bathroom for use by guests. Additionally, if we would have space designated on the first floor for guests to stay overnight then we would wish to have a full bathroom available for their use that is somewhat conveniently located.”