alt.design

Architect has concerns about structural integrity of our little frame house vis-a-vis adding a full 3rd floor. Wants us to consult with an engineer. Friends have asked how the additional weight of what essentially amounts to two additional walls could pose a problem. Oh, and he quit.

So Toby and I have been discussing alternate plans that eliminate the potential headache of having attic designated as a full living space, ie to which we would add a full bath. Extending over the kitchen has always been a possibility, but one that we had tabled as something to leave for future owner. 'Course the attic needs work no matter what so we'll have to see how the contractor prices the two plans.

Features of this design: pull the tub out of 1st floor bath, probably get to the 1st floor reno a little sooner, configure 2nd floor for easy conversion to two bedrooms, restore one of our earliest ideas (unfurnished bedroom -- now with a private deck!)

There's (at least) one notable error in the plan: existing stairs don't map to side elevation. I suspect this is due to the measurement error on our existing site plan. If it were up to me I'd continue working on this until I'd solved the problem, but Toby's anxious to share with the world.

For your convenience, here's the other plan

Comments

[douglas]

If the structural concerns are so, building over the kitchen is a nice option. However, I prefer "the other plan" as it seems more complete. Of course, you have money, time and physical restraints - then again, don't we all. Sorry to hear that Achitect quit - did you get a good referral from him?

[rebecca]

my preference is for the sleeping garret and building out over the kitchen... which i suggested to begin with... why go through the head-ACHE of a third floor structural nightmare???
you may have to, however, turn in the lovely leather couch for a pull-out sleeper for, ah-hem, visitors and permanent guests...
and, the architect seemed like a weeny anyhow...

[cynthia]

we are considering an addition similar to your "newest" plan I believe. The one with the sleeping garret and deck. Although we have no exisisting attic space to work with so your situation is a little better than ours. Has anyone given you an estimate as to how long you will be residing in the basement?