Posted to Where-to-start by James in Lemoore, CA
Well... the plans are being finished. It has a 9/12 pitch, three dormers the same size out front, and one centered in the back for walking space for the stairs. It has a wraparound porch, and I mean around the WHOLE house. The trusses are being made for a tile roof, but we are using metal, so we have the load rating for the solar panels. It has a real fireplace. It will be encased in river rock. I am going to use a perimeter foundation. I am doing the work, so cost is the same. I will be using ICF foam block forms. That way I am not losing the cost of wood forms that need to be torn off, plus gain the insulation too. The foundation will go 6 inches above grade, but I can only go 30" below grade without incurring an engineering cost. The bottom sq. ft. is 1,120. The upstairs is 581 sq. ft. Since the trailer we took off was 1,296 sq. ft., we are below the 499 sq. ft. mark. NO EXTRA MONEY!!!! YEAAA!!! Total will be 1,701 sq. ft.
The whole upstairs is the master area. The stairs go up straight from the front door in the middle of the house. The kick-out in the roof gives us a "hallway" the right and left. A door at the top of the stairs will give some isolation. To the left as you walk up the stairs is the bedroom area. To the right are the walk-in closets, walk-in shower, toilet (with its own door), and vanity. Downstairs is the kitchen, and living area all open to each other. They are to the left side of the house. There are two bedrooms and a full bath on the right side of the house. At the back of the house, at the rear of the kitchen, is a half bath. All windows, French doors, and front door are centered, so as to not be blocked by any of the posts from the wraparound porch. Paying a good draftsman is WELL worth the money!