The previous post looked at just the layout of the floor plans, and some comparisons between them. Here we talk about some other issues that were raised by these plans, and what we’ve decided to do.
Size
After seeing these two sketches, we spent a while discussing size. The first sketch, with the fully built downstairs was around 2600 sqft. The second, with only stairs on the lower floor, was 2300 sqft. We decided that we could not fit everything we wanted into just 2000 sqft without feeling cramped. We do a lot of entertaining, and hosting people comfortably requires space — space for a dining room big enough to seat 10-12 people, space for a dedicated media room big enough to sit 10-12 people, space for a kitchen big enough to support both of us cooking regularly, etc.
Looking at projected costs, our budget, and our desires, we decided that 2500 sqft was a reasonable target. That would give us enough space to comfortably fit everything we really wanted without going outside what we can afford. This pushes total estimated cost to roughly $825k, which is a far cry from our original estimate of $700,000. However, as we get closer to starting construction, we have a better idea of how much money we actually have saved versus how much we need to borrow. Based on those numbers, things look fine.
Are we worried that costs will keep increasing like they have been? Yes and no. We are not in a situation where things are costing more than we expected in an initial budget. Instead, we are choosing to increase our budget to get more space than we originally planned.
Plus, now that we are close to locking down a layout, the size will be fairly fixed. The remaining unknown cost is construction, and that tracks size fairly closely, so our costs should be stabilizing. There is some contingency built into the construction budget, and other large budget additions can be planned as alternate additions (which we can choose to include or not later in the process). So hopefully, at this point, we should be able to manage the costs at a finer level.
Decisions
We had a good meeting with Markus (the architect) and Yuval (the builder) to discuss the plans, and work through some options. We considered (and eventually abandoned) an interesting design that attempted to combine the media and living room on the north edge of the main room; we could shut off a smaller media room or open it up to the main living spaces to get seating for larger groups.
We eventually decided to go with a modified version of plan two, with the stair on the west. Because we could not get a media room that met our criteria on the main floor, we decided to build out the media room downstairs. This allows us to shrink the north-west corner of the main floor (the media room in plan 2) and use it as an office. This should allow us to hit our target of 2500 sqft, and get a nice layout all-around.
With the general layout/relation of rooms locked down, we’ll move to a deeper exploration in CAD to allow us to get sizes nailed down, and start getting a better idea of what the house will look like on our site in all three dimensions!