Floor plan: the long-winded version

I’ve had a few questions over the last number of months about our floor plan. How we decided on things and why. Way back before we started construction I’d wrote extensively about the design and planning of the house. It wasn’t easy! We thought we knew exactly what we wanted initially. But it really wasn’t until we had 13 designs/redesigns that we felt really good about the house we were going to build. If you’re curious about that process, please read the links as I go into a lot of detail about the process, decisions, considerations and some of the struggles that went with that.

Despite all of that prep work, it’s really difficult to fully imagine what the house will be like, how it will flow, and if you will have any regrets (even if you have a 3D walk through), until you’ve actually lived in it. We spent 10 months planning and designing the house and I’m glad we took that much time to do it (I’m grateful for the patience of our house designer and friend, Crystal at Bldg Studio). We maybe could have even spent longer, but I’m not sure that we’d have changed anything. Nearly all of the things I’d, let’s say “tweak” if I could, I don’t think I’d have realized until we’d actually lived here awhile. The funny thing is, and I’d been told this before, after you build your first house you’d know exactly how you’d want to build your second house. Don’t get me wrong though – I love our house and I’m so happy with so many of the decisions we made early on, but I think I’d know how to make our next house even better (or maybe by the third or fourth)…

Anyways, my plan here is to show you our floor plan and then walk through some of the things I’d change if I were to do it again.

The first and most important thing was to not build too large. We wanted a quaint, modern farmhouse. We’d lived in a large house (6 bedrooms, 4 bathrooms) and it was just too much – too much space, too much stuff, too much cleaning. Between that house and the new one, we lived in a very small 600 square foot cabin with two small bedrooms and 1 bathroom for 14 months while we built. The cabin was too small, but we realized that we didn’t need as much space as we thought we might.

After 13 house designs, we finally settled on the following, a bungalow with a full height basement with a main floor square footage of 1440 sq.ft. to the exterior walls (remember our walls are 16″ thick) which equalled an interior floor space of 1240 sq.ft. The interior basement space is the same size, so that gives us an overall heated interior floor space of 2480 sq.ft. The ceilings are 9′ in both the main floor and basement.

Ok so onto the floor plan. For reference’s sake to the proceeding floor plan, the house is square to the four directions: top is North, bottom is South, left is west and right is east. On our land the best view, facing the river, is south and east. We have a shelter belt of trees (spruce, pine, and amur cherry) blocking the prevailing winds from the North and West. Our yurt and chicken coop are about 50′ from the west door (left side of picture). The edge of the river is 160′ from the south/west corner of the house (including hillside).

We wanted to have the house feel very open and connected to the beautiful surrounding landscape so it’s really difficult to fully understand the layout of the house without seeing where we live…

This is our front yard:

So when designing the house, our priorities were: 1) to maximize the connection to the land and views, 2) to optimize our energy efficiency, and 3) to be cost effective.

Main Floor:

floorplanmain

The main door is on the north east corner. We have a driveway that comes to the back of the house (north side) and in the next year or so we will build a detached garage on the north side of the house. One thing that bugs me in some homes is a main entrance that opens into the heart of the house, like right into the living room. I don’t like that. It seems like such an invasion of privacy to me. Not that we get many strangers coming to our house, but even still I find it very nice to be able to greet people at the door, give them lots of room to take their jacket and shoes off and then allow the house to be “introduced” or revealed to them as they’re welcomed into the main living space. The one thing I would change in the entrance way now is I would have made the window smaller. It faces east and is a beautiful view and brings in some awesome light, but it doesn’t need to be as big as it is (48″ wide). Being east facing it’s an energy loser for us. Oh well.

As you come into the house from the main entrance, the space really opens up to the great room which is essentially, a large wall of windows. The south facing windows are all 16″ from the floor and are 68″ tall (this was purposeful so that the top of the doors line up with the top of the windows creating a continuous symmetrical line around the house). They let in a tonne of natural light and frame the river and river bank. They also function for passive solar heating in the winter. The windows are like a massive, constantly moving and changing landscape portrait (we don’t need any landscape portraits in our house!).

I will say that we purposely put the small half bathroom near the main entrance for two reasons. The first was that we did not want a door coming off the main space to a bathroom. That’s gross. Second, we spend a lot of time outside, we get dirty, and we did not want to be tracking mud and dirt into the house to use the washroom.

We placed a large storage closet in the hallway leading to the great room, which stores our recycling, vacuum, dog food and a bunch of other miscellaneous stuff. Don’t underestimate the amount of storage you need! It’s the difference between a cluttered or a clean house.

The great room includes our kitchen, living room and dining room. This is where we spend 90% of our time. I love this space. We’d actually debated about about not doing an “open” kitchen, but I’m so glad we did it this way. The kitchen really is the heart of the home. We have friends and family over almost every weekend and I cook a lot. There’s nothing worse then being stuck in the kitchen while all your friends are visiting in the other room. This way, I can be preparing food while still visiting with everyone and often now people are willing to pitch in and help with food prep and cleanup. Success.

The kitchen island is 8’x3′ with an induction cooktop. We have a floor to ceiling pantry, and cupboard with a built-in fridge, microwave and oven behind the island. I highly recommend extending the cupboards to the ceiling. I’ve never understood why some people stopped their cupboards at 7′ and then have an awkward space between there and the ceiling which simply collects dust. We use a small step ladder to reach the top cupboards which stores those occasionally/rarely used kitchen appliances we all have. In the northeast corner of the kitchen is open shelves which holds glasses, coffee cups and some pretty things. We’d been hesitant about open shelves, but I think in the right amount they look great and are very practical. The kitchen sink faces an east window overlooking the river. Having a window with a view in front of the sink makes doing the dishes so much more enjoyable. We extended the east counters and lower cupboards nearly all the way to the corner window to maximize our storage space. All of our lower cupboards are drawers and they are great. The window seat also has drawers underneath for more storage. We do not have any upper cupboards or shelves on the east wall. It is very clean, tiled from counter to ceiling. Our total counter space is around 15′. In the book “The Pattern Language” (which we relied on heavily for the design), Christopher Alexander recommends a minimum of 14′. I’d thought that was excessive initially, but I’d say he’s bang on. I can be baking bread, fermenting sauerkraut and kombucha, have a sink full of dishes and ones drying beside it, and still have plenty of room to prepare dinner.

On the other side of the island we have three stools and on the end facing the sink is an open lower shelf to store our heavy cast irons pots. Check out this post for a photo tour of the kitchen.

The dining table is between the island and the south windows. The table is 101″ by 33″ and seats 10 people comfortably. I have to admit I had no idea if our spacing was going to be right until the day we moved our table and chairs in and had our first meal. This is the difficult part about designing a house – how much space do you leave between things? It is such a subtle amount, we’re talking 1-2″ of space that will make something comfortable or cramped. I’m glad to say that we nailed this though (thanks in large part to my mother who is an interior designer and helped us with all of these tricky spacing decisions). But when designing your own house these are the decisions that make a huge difference – and you need to know your furniture. For example, can you have someone sitting at the island on the stool and someone sitting on a dining chair behind them and still have room for some to walk between them? Trust me, I would be so annoyed if I couldn’t do this.

The rest of the great room is occupied with the living room, which includes a lounge chair, sectional couch and area rug. I’ve never been a big fan of area rugs before we lived here, but putting a nice wool rug down (especially on concrete floor), not only is nice for your feet and to give kids an area to play (“don’t leave the rug!”) but it also differentiates space nicely. We placed the wood burning stove in front of the window. When people had looked at the plans initially they’d said, “you really want to do that?” I have to say that this is one of the best decisions we made. The stove is a very attractive Morso stove from Denmark. A lot of people will tuck a stove into the corner of a room, but I love a wood burning fire and again, as written in “The Pattern Language” (have you bought it yet?), all people in the space should be able to see and enjoy the view and heat of the fire. Also, the stove does not block our view by any means, if anything, it makes it more interesting.

I will also say one more thing about the height of the window sills – this was very intentional, placing them at 16″ creates the same height as your standard dining room chair. This way you have natural bench seating throughout the house.

Behind the couch on the far west wall of the great room is a nook for our amp, record player, speakers and LPs. I’m glad that we added this, but my only regret on this space is we could have made the whole room about 10-12″ wider, which would have allowed me to put a narrow credenza or bookshelf behind the couch. Oh well – next time!

The door on the south side is mostly glass and leads onto our large deck.

The master bedroom is not overly big. We had had a gigantic, massive bedroom before and it just seemed unnecessary. I just sleep here. We did not put in a walk-in closet. We had one before, but it allowed us to collect more clothes that we didn’t wear. Having enough space is good, but having too much space you can lose track of what you have and eventually you realize you have a tonne of junk you don’t wear and don’t need. I like the closet size. There’s more than enough room for Darcie’s and my clothes but if we fill it up then that means we need to get rid of stuff. The window in this room is really big. It’s cool, but it is unnecessarily large. I like being able to wake up to the sun and see the river while I lie in bed, but it doesn’t need to be as wide as it is. It could easily be three-quarters to half the size and still give us the things we like about it.

I do wish that we could have found a way to put in a laundry shoot. I know that a lot of places don’t allow these, but we could have done it where we are.

We did not do a true ensuite bathroom. This was done for a couple of reasons, the first was that we wanted the shower and bathroom to be accessible for whoever is in the second bedroom. Typically if you have an ensuite you need another bathroom on the same floor with a tub/shower. I don’t know about you, but I’m not a big fan of cleaning bathrooms all day. I did that in our old house – remember, we had FOUR bathrooms! So unnecessary. We also wanted the shower to be close to the outside door so that we could come in, strip off our clothes and go right into the shower – we are dirty people out here. The bathtub is the old clawfoot tub we refinished which is a real beauty. I love the double-sink and the large vanity. No more are Darcie and I trying to push each other out of the way for sink or mirror space – it will save your marriage! We also put in a “water closet” which is the tiny doored room in the bathroom for the toilet. We had this in our 100 year old house and it was very smart. Do you know how disgustingly dirty toilets can be when flushed? Yucky.

And yes, we have an outdoor shower.

The second bedroom is a fun little room. It’s not a perfect square due to the stairs on the north side of the house. Currently it’s Darcie’s sewing room, but it will make a fun kids room. There is an option of extending the raised platform to make a sleeping space under the window or to put bunk bends towards the other end. Kids love nooks and alcoves (according to both my childhood memories and “The Pattern Language”) so the raised platform above the stairs, walled on three sides gives a nice little space to cozy up and read a book or hide away.

I really like the side door at the end of hall leading to the coop and yurt. It is glazed like the door leading to the deck so it brings nice light into the hallway, but it also has a small transom window above it that opens. This way we have cross-ventilation through the whole house. From the transom to the operable window above the kitchen sink and from the north side window (at the top of the stairs) to the small operable window adjacent to the wood burning stove.

Phewf! That took longer than I thought to write about. OK, onto the basement.

Basement:

floorplanbasement

At the bottom of the stairs is a wide landing about 6′ wide. This is wider than your standard hallway by quite a bit. But, in a basement it’s nice to feel like you are not tunnelling under ground or in some dark space, which basements can often feel like. The ceilings are very high, just over 9′ tall, which makes it not “feel” like a basement. We also placed large windows on the east side and one on the south, they are 5′ and 10′ wide. We did not put more south windows down here due to the deck above.

The first room at the bottom of the stairs is the cellar. This is an unheated space, but not sealed from the rest of the house. We’d considered making it a true cold room with venting to the outside and we could still do this, but I’ve been reluctant to do so as I’m worried it will be a big energy draw to the rest of the house, even if we totally seal it. Also, with a fridge and freezer in there I question whether it would even be cold enough with venting. Currently it primarily functions as a large pantry with lots of shelving for dry goods. Living outside of town it’s nice to have a bit of stock pile of food including canning that we’ve done.

We wanted a large laundry room with a sink and cupboard space. It’s very nice to have a contained space for this and a place to hang clothes to dry and do ones ironing. It is also easy to let stuff pile up and simply close the door on it!

The mechanical room is really big, but it also holds our water tank. Now that we’ve lived with the water tank and I’ve recognized my dread of having 2000 gallons of water leaking into my basement – doing it over, I’d likely put the tank underground in a cistern outside with a pipe leading in. That way if anything were to fail with the tank, well, it would just water my grass rather than flood the basement. We might still change this at some point down the road, but of course, it is always more work and money after the fact.

The family room is also very large, nearly the same size as the “great room” on the main floor. You might we recall that we have exposed concrete walls in the basement and exposed steel beams so this definitely has a pretty industrial feel down here. We have a TV and sectional couch (and area rug) in the corner against the wall of the mechanical room. The rest of the space is fairly open although Darcie has a large weaving floor loom on the other side… It would be a perfect size for a pool table, but Darcie disagrees.

The bathroom down here is really cool. I’d wanted to do a Japanese bath, like a real hand-built wooden tub, that is, until I found out the cost is ~$9000. Scratch that. Instead we found a deep round two-person tub that we wrapped in cedar. It is open to the shower that is also open to the rest of the bath. Here’s a photo I took awhile back. I like the other bathrooms in the house a lot, but this one is rad.

Under the stairs is another cellar, this one is where I make my beer and wine and where we let the ferments sit. I’ve put a bunch of shelves under the stairs for storage. Can’t have enough storage, I tell ya.

And lastly, is the basement bedroom. This bedroom is pretty bad-ass with two walls of exposed concrete. Teenager-me would have loved this room (I still do, but I would have really loved it then).


 

All in all. We really are happy with the layout of the house and the planning time we spent to get it as “right” as possible. Sure there a couple minor things we would have changed, but they certainly are not major things. It’s not easy to get it perfect – in fact, it might be impossible. But I’d recommend when planning and designing your house to tour as many homes as possible. If you get into a space that feels good, try to analyze what it is – is it the window placement, the size, the spacing? Take measurements of your furniture and make sure your architect or house designer lays out your rooms so that you have proper spacing. Measure your favourite rooms in your current house or the houses that you go into and say, “Oh I like this.”

Buy and read “The Pattern Language.” It is worth it’s weight in gold.

Talk to people who have built and ask them what they “nailed it” on and what they wish they would have done differently (everyone will have at least a few things). Do smart things. Design it for yourself. Don’t design it for someone else or “resale value.” That’s silly. But, at the same time, I’d caution you against doing something very “out there” – unless you’ve done a lot of houses before and you’ve evolved to the “out there” point. You never know, your first home build, well, it might not be your last.

4 thoughts on “Floor plan: the long-winded version

  1. Really appreciate your thoughts on the design process. We’ve been at it for a year and a half and getting the square footage down to around 1700 (no basement) is no mean feat. We may reconsider the “no basement” option… although we’re not sure how much blasting will be required (Canadian Shield) and what it will all cost. At this point we’re also checking out resale homes, though we do love our property. Thanks again. Kathy

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  2. Hi Kent – we have been planning our house for the last 4 months and although I feel we are finally getting close, I keep getting nervous about moving onto the building plans. I know we are not going to get it 100% but I would like it to be as close as possible. I really appreciate your perspective on the planning process and your thoughts on the floor plan, which personally i think has been the hardest decisions so far. We are build a 2 story, with a developed attic, modern gable house scandinavian inspired. It will be slab on grade. We are trying to decide between a black or natural wood exterior and our goal is for the design to be modern and minimal. I came across your blog while researching roof overhangs! The narrow part of the house (the pitched gable) is what will face the street (west). We know this orientation is not ideal but this is the lot we were able to buy. I am struggleing with window design – size and placement. Our dining, living and kitchen is at the back of the house and faces east. Do you have any thoughts/opinions on windows for bedrooms and staircase. We have a U-design staircase that wraps all the way up to the 3 story attic. Sorry this is long winded, but I am torn between something symmetrical or something a little different. I worry that we might regret the something different. I was thinking different sized windows like squares. Ahhh it’s all too many details. Any insight would be greatly appreciated.

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    1. Hi Robyn- I like symmetry (but asymmetry also had a place). For us, we have 2 different window sizes but they are repeated on multiple windows 2 on the east and 4 on the south for one size and 2 large windows on the south that are the same size. I think it gives a nice consistency and flow to the house. That being said, friends of ours just built a house and along their staircase the used small square windows hat were seemingly randomly placed (although they are generally oriented so that you can see out of them at various places – not say at your knee height) and that looks really cool and interesting. I think too much asymmetry can be awkward but just a little bit in the stairway or in a bathroom – like a very high wide narrow window – can be really interesting. Too much and it can be weird.

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