We are planning a large addition to our house, and possibly remodeling some of the existing house. We are looking to maximize our house as much as is practical, and so we are looking for layout/floorplan ideas. We have been working with an architect, and trying to come up with layouts ourselves, but we are hoping for some additional ideas to consider.
The little existing addition on the back will probably need to be removed. The rest of the house we are hoping to keep as much as possible. The less we remodel that area the more money we will save. We don't need to keep it all exactly as is, but we are not planning on gutting the existing house for example.
I'm attaching floor plans that show a couple ideas we've received, as well as one that includes a demolition plan that shows the current house.
-new kitchen with island or peninsula for some seating
-Kitchen open to Family Room
-Minimum 4 bedrooms on 2nd floor
-Finished basement with full height ceiling in the addition (the current basement ceiling is only 7' at most)
-1st floor bathroom (there is none on the 1st floor)
-Master suite bathroom with large tub
-Mud room in the back entrance
-1-2 walk in closets in the new master bedroom
-Current stairs from 1st floor to basement are too shallow (head room), stairs from 2nd floor to 3rd floor are insufficient for space and safety. They will need to be redone and possibly moved. The stairs from 1st to 2nd floor can either remain or be moved as well.
-Increase area of 3rd floor over new addition
-Possibly new attached garage in back
-Possibly 3 bathrooms on 2nd floor.
-2nd floor laundry room
There are various code requirements that I will provide below that limit some of our options. The current garage is very old and not in the best condition, which adds to our consideration of replacing it with an attached garage. The garage counts against our lot building coverage, so part of my thoughts was that we might want to attach a garage to the house so that we could benefit from a 2nd floor above the garage for added floor space in the house without increasing our lot coverage. The house was built before the current building codes, the N side of the house is too close to the lot line, but we don't have to move the anything, we are grandfathered in. It might not make sense from a design standpoint, but we would be allowed to extend the N wall keeping it close to the lot line (normally it would have to be at least 5' from the lot line).
Lot dimensions 50x140
Try to limit amount of rework in the front of house. The less demolition we do in the existing house, the more money we can save.
front yard minimum 35'
back yard minimum 28'
minimum total side yard 12', minimum individual side yard 5' (does not limit driveway, N side of the house was originally built too close to the lot line. Village will allow us to continue that wall if we want even if it will be closer than 5' to the lot line, but it might not makes sense from a design perspective since the bulk of the house is 5' of the N lot line) So side yards of 5' on the N and 7' on the south would be acceptable.
Max stories 2.5 (definitions: If you take the area of the 3rd floor that has a floor to ceiling height of more than 7', that area must be less than 50% of the 2nd floor area. If the basement or garage is more than 1/2 it's height below grade then it doesn't count as a story. If a floor or garage is below grade (at least 1') but has less than half it's heigh below grade, then it counts for 0.5 stores)
Max height 38'
Max building coverage (including enclosed porch and garage, but not the front deck) = 2100 sq ft
Max lot coverage (includes driveway, and walkways) 3150 sq ft.
We are looking for floor plan ideas that maximize our space at minimal construction cost.
We'd like help visualizing what the final project will look like, so if possible to do that in some way that would be helpful.
Limit the design to the code constraints (building coverage, lot coverage, setbacks, height etc).
If there are any questions please feel free to ask.