New construction farmhouse floor plan help

BuildinginVTJuly 24, 2014

Looking for some advice/feedback on a floor plan for an 1800 sq ft "farmhouse" in Vermont.

Our requirements are:

-A decent sized mudroom for a growing family.

-"Office" aka kids room / guest bedroom that can be doored off to rest of house when guests are sleeping over (we realize this presents an issue with getting to the mudroom, but couldn't think a way around it while keeping bath very close to mudroom. and don't think it will be a huge concern. Basically, guests can close the hallway doors when they are taking a shower and open them when they are done).

-Full bath for guests/bathing kids while prepping dinner

-Normal-ish sized kitchen w/island, dining/living room area that are open to one another.

-Walk out back deck or patio

-Lots of light.... final window placement/size/number of windows is yet to be determined.

-Front door will basically never be used, so not meant to look inviting. We want to draw people to mudroom entry (where driveway pulls straight up to)

-Undecided on whether or not to cover part of rear patio/deck. Main concern would be blocking light and solar gains. I've used the overhang calculators and still unsure. a 6' overhang 3' above door will cause a decent amount of blocking (like half of the walkout doors) at 12 noon in the middle of March which can be a very cold month. It shows shading for basically all of April, May, June, July and August at the same time. I feel like anything like than 6' will be useless and anything more will block way too much sun. Not too concerned with overheating because it just doesn't get that hot here.

2nd story has 3 bedrooms , 1 shared bath and 1 master bath. Pretty happy there but we are much more concerned about layout of 1st floor, where we spend most of our time.

Dimensions are 26*32 and 10*14 on mudroom. = 972 sq. ft.

Max total sq ft right around 1800 sq ft (budget dictates... But we prefer small anyway). we currently have 26*32*2 floors + 140 sq ft, so 1804 sq ft. (972 down, 832 up).

Here is a pic of what it might look like except ours will be a 2 story. I will add that our lot is flat and sunny with trees much farther to rear of home, offering a lot of solar potential hopefully.

This post was edited by BuildinginVT on Thu, Jul 24, 14 at 19:08

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mushcreek

In VT, I wouldn't cover the deck. You could always get a roll-away shade to cover it in the summer.

The front porch is too shallow at 6', if you intend to sit there. I've found 8' to be a minimum.

To meet code (if you have to) there will be at least 4 more stairs in your stairway. It would be OK to have that, but they go over the main thoroughfare of the house.

It looks like you have a sliding door in the hallway. Make sure that there is enough room in the wall with the bathroom sink plumbing.

Is the house lined up exactly north/south, east/west? It's better if you can rotate it enough so that the 'north' side of the house gets a little sun. Facing dead north, that side of the house tends to be cold and uninviting, plus it promotes mold and algae.

In general, it looks like a good plan!

    Bookmark   July 25, 2014 at 6:04AM
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BuildinginVT

You are right - that door wouldn't work as a pocket door in the hallway bumping into bathroom plumbing, it will have to be a regular swing door.

We will want code staircases... and you are right there also. I am not sure if they can make it fit or not. Maybe if we eat up some more run upstairs. I know at the worst case they can come straight down to the front door .

It is pretty much a north south orientation due to the lot and road. Not much we can do there. However.... The house is set back quite a bit with a clearing in front of it, so I think there is some potential to get morning sun in the front.

Porch ... I'm voting for uncovered for now and we figure out if it's worth covering.

thanks for the insight.

    Bookmark   July 30, 2014 at 1:40PM
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lavender_lass

Do you need a front door? You have the french doors in the dining area and the main entrance off the mudroom.

Without the door, the stairs could come down into the foyer and then turn into the living room. It would give you more space around the stove this way, too.

For the office, I think I'd have the only entrance across from the bathroom. Not having the door from the entry would give you more space to layout your furniture.

Nice plan! Best of luck with your build :)

    Bookmark   August 1, 2014 at 3:23PM
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