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navi_jen
Joined: 10 May 2008
Posts: 5
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 Posted: Mon May 19, 2008 11:28 am Post subject: Envisioning a potential addition-Can you help? |
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Hi,
I'm considering putting an offer on a small (1100sq ft) bungalow on a large (8000 sq ft) and sloping lot.
Currently, it's large enough for my immediate needs. However, eventually I'd like to
-enlarge the LR, DR, Kitchen
-Add another bedroom
-Add a 1/2 bath on 1st floor
-Add a deck
-Be able to use the lot
I've attached a document that shows excel layout of the current state, and an expansion idea. I'm wondering if I can get some expert opinions to understand if 'yeah, you could probably expand' or 'No, you're nuts...no way to expand without it looking like a windblown shack'.
I know I will need to get a formal consult from a structural engineer and archetect before moving forward. However, just want to get an idea if expansion is a long-term possibility.
House pics can be found at www.realtor.com, MLS listing 70735595. I can also send add'l pics that better show the lot slope directly to anyone who can assist
Thanks in advance.
Jen
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phansford
Joined: 18 Apr 2004
Posts: 500
Location: SW Ohio
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| Posted: Mon May 19, 2008 12:41 pm Post subject: |
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The listing agent has a few other photos of this house that are beneficial in understanding the task at hand.
From the two photos of the back of the house, the lot seems to be level in the back yard. I would not call this a sloping lot as much as a walk-out basement.
As such - I don't think you would have a lot of problems adding to the rear of the house. You might think about bringing the basement into your plans. (think 2 story great room with functions on basement level - and access to back yard from that level). The exist. basement could function as support space (furnace, storage and so on). You can resolve the basement water issues with a sump pump, grading, and foundation drain tiles.
I don't know what you gain from bumping out the side like you are proposing. The cost would be fairly high for such a small addition. I would recommend you focus on the back of the house where I am assuming there are some nice views.
You are already moving the kitchen - so the cost for just the kitchen will be over $30 K minimum. So go ahead and think large and plan on staying in the house for more than a couple of years.
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navi_jen
Joined: 10 May 2008
Posts: 5
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| Posted: Mon May 19, 2008 1:39 pm Post subject: |
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Hansford,
Thanks for the reply. Absolutely agree with leveraging all that beautiful ground floor space. The addition would all be off the back of the house, retaining the front facade of the house from a street view. In the basement, I was thinking of adding a Master suite (with walkout to stunning garden), full bath and rec room in the basement.
The question, can make the existing first floor rooms larger, while retaining the interior archectural identity (& room flow) ? Given the pitch of the 2nd floor roof, I was concerned that the 1st floor addition couldn't be that big, and I'd prefer to keep the existing LR/DR/Kit flow (just bigger!).
To me, the latter is important because if the only way to make the existing LR/DR/Kit bigger is to do a souless 'open concept' plan, I don't want to buy the house.
I've attached an updated document (including the addition in purple) if that helps.
Thanks again for your comments!!!!
Jen
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phansford
Joined: 18 Apr 2004
Posts: 500
Location: SW Ohio
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| Posted: Mon May 19, 2008 2:19 pm Post subject: |
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| navi_jen wrote: | | The question, can make the existing first floor rooms larger, while retaining the interior archectural identity (& room flow) ? Given the pitch of the 2nd floor roof, I was concerned that the 1st floor addition couldn't be that big, and I'd prefer to keep the existing LR/DR/Kit flow (just bigger!). |
You have to do some actual design work to address those questions. The second floor is going to have to be in-play, unless you are willing to have a flat or shallow roof....... I am assuming not being in the NE and it would take away from the traditional look of the house.
This is a complex little project due to the site and the roof lines. Its time to talk to your friendly neighorhood architect. - if you decide to buy the house. Maybe you have a friend who is an architect and will walk through the house with you and give you some ideas and discuss feasibility. Or maybe you can buy an hour or two of an architect to have them walk thru the house with you. We do it all the time - typically as marketing - if you don't abuse my time and there is a future project involved.
| navi_jen wrote: | | To me, the latter is important because if the only way to make the existing LR/DR/Kit bigger is to do a souless 'open concept' plan, I don't want to buy the house. |
I am not sure why you feel an open plan is souless...... only in the hands of hacks. If you have ever been in a house by Wright or one of the better Modern architects, you might have a different opinion. Most houses are not designed by architects - so there may be a little less soul in some of the open plans you have seen. This is a small house and an open (or more open) floor plan would help make it feel larger.
Not to bore the long-term members of the forum with my usual response, but I tell all of my clients to read Sarah Susanka's "Not So Big House" . You can also visit her website.
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navi_jen
Joined: 10 May 2008
Posts: 5
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| Posted: Mon May 19, 2008 3:36 pm Post subject: |
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Hansford,
Thanks for the comments. I have a good friend's husband who is an archetiect, but he is chin-deep in his own home renovation...so I feel guilty about asking him. But I think you have a point, maybe I need to bring in a professional now. I was hoping not to bring the 2nd floor into play to keep costs down...but you're right, I forgot that the roof pitch has to be designed to support our NE snowy winters.
Fun, fun. Thanks so much for your responses, tho...as a native Buckeye (Mansfield), I know that Mother Nature is much gentler in southern Ohio.
Best Wishes,
Jen
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