I'm looking to design an addition to our current house, but try as I might to get all the elements together, I haven't been able to come up with a sensible floorplan, so I'm asking the Internet (or yelling into the void)
The existing house is 40 x 24 - this is my parents house and the footprint is fixed and cannot be changed.
The goal is to build an addition (2nd dwelling) for my husband and I. I've attached an image of our survey with the setbacks and other restrictions in red and the targeted area for the addition in blue.
Restrictions:
Front yard setback: 20ft
Side yard setback: 12ft
Requirements:
- New entry - bylaw requires a single entrance facing the road. The existing house’s door will be converted to a window.
Built beside the existing house
Access to:
-Existing house via new door (on what is currently the shared wall with the garage)
-Addition house via a door (and likely stairs)
-Garage
-Stairs to the basement - this will be the only staircase downstairs
Closet (s)
Covered porch (outdoor) - this can project past the setback line towards the road
- Garage
2 car garage but doesn’t have to be a square (the angled lot makes things interesting)
1 bay - 12x20ft minimum size
1 bay - 12x24ft minimum size (need extra depth for truck)
Interior entry
3)Elevations (these are approximate, but not far off)
Basement of new build and existing house to be level (call this 0)
Existing house: +8ft (very low ceilings in the basement currently)
New Garage: +4ft (this is slightly lower than current - better driveway grading to road). Will need steps up to the main level
New Entry: +7/8 - Match existing house without a step if possible
New Addition Main floor: +9/10 - True 8ft ceilings + floor trusses
New Addition Second floor: +19/20 - 9ft ceilings + floor trusses
- Addition
~1500 sq ft.
2 beds total - master (second story master suite) and an office (no preference on location, as long as it has a window, basement is fine)
1.5 bath - master ensuite and powder on main
Main Floor - NO CAVERNOUS OPEN CONCEPT
half bath on main floor near entry
Living: ~ 200 sq ft
TV perpendicular to windows
Fits existing L-shaped couch + 2 chairs
Fits apartment piano
Optional: double height living room
Location for tech - router, modem with power
Broom / cleaning supplies closet area
Kitchen: ~200 sq ft min 10x14
L shaped preferred
large island - seat 4, as an uninterrupted surface (no sink, or cooktop on island) - approx 8x3.5ft
Some walls and separation from living / dining - reduce smells/noise while still flowing
Staircase (Upstairs) is not straight run
Dining space ~100 sq ft
distinct from kitchen / living room, while still being open (not just one great empty room
Fit table for 6
Second Floor
master suite: ~250-350 sq ft
Fit a king bed
Walk in closet - or closet hallway
Cathedral ceilings in master
Comfy chair nook outside of the bedroom
large 4 piece master bath with huge shower (by huge I mean like ~30-40 sq ft, with 6ft long bench and glass walls, 2 shower heads
Soaker tub
Double vanity
Toilet either in separate mini room or at least hidden from view with wall
2nd floor laundry with linen storage
General considerations
Wet areas (bathrooms / kitchen / laundry) to be physically near for easier plumbing - ex: 2nd floor baths above kitchen / powder room
No living conditioned space above garage unless extremely minimal
Steep pitch roof line - I like gables, not hipped
large windows, but no closer than 2ft apart (not interfere with casing).
No narrow doorways. Try to be ADA when possible
4ft min wide hallways
Craftsman style trim and moulding with deep window stool and headers