Floor plan question

[bparksntx]

So my plan is to build a 40x60 pole barn and 40x20 of it will be an apartment. I found this floor plan which is actually the floor plan of a mobile home. As you can see, it gives the dimensions of the living, dining and bedrooms but not of the kitchen, bathrooms, closets, etc.

Is it possible to determine the location for all of the plumbing from a drawing like this? If I gave this to a contractor, would he be able to figure out all of the dimensions or would I need to contact an architect and have him draw up a full set of building plans?

 

[spotco2]

You really need more dimensions on that floorplan.

This is what we are used to dealing with

 

[paulrey27]

I could probably take the plan that you have and scale it and put dimensions on it. Would that be useful to you?

 

[NUTTSGT]

So my plan is to build a 40x60 pole barn and 40x20 of it will be an apartment. I found this floor plan which is actually the floor plan of a mobile home. As you can see, it gives the dimensions of the living, dining and bedrooms but not of the kitchen, bathrooms, closets, etc.

Is it possible to determine the location for all of the plumbing from a drawing like this? If I gave this to a contractor, would he be able to figure out all of the dimensions or would I need to contact an architect and have him draw up a full set of building plans?

I have often thought of doing this and I love the idea. You a single guy or married, is the wife good with this ?

Something you might consider changing in that plan is the bathroom, take out the tub and put in just a shower, use the extra space to put in some cabinets for towels and such.

 

[wedge40]

I'll start by apologizing to the contractors out there. But I've had horrible luck with contractors interpreting drawings. Shouldn't be that hard to take this and put it into sketup or something and add dimensions etc.

Wedge

 

[Kevin54]

For the OP......are you planning on living in it, are you married with a child, or is this for someone that may stop to visit? The reason I ask is that you have a 20x40 with basically 2 full baths and two bedrooms. I would change the door on the bathroom, make it a common used bathroom, then take the big bathroom and move the laundry room into that and downsize it some. That gives you a little larger kitchen. Put an island up that persons can eat at and do away with the dining room. Rearrange the kitchen from an "L" shaped kitchen to a straight lined kitchen with an open concept, and now you have a larger living room.

Take some stakes, some fluorescent colored string and lay things out and you see actually how large things really are. Or toss two sheets of OSB on the ground, add one foot to it, and that's the size of the second bedroom. Basically you don't have room to whip a cat in there.

 

[paulrey27]

I made the assumption (after looking at it) that all the walls are 4" thick. This isn't perfect but I think I dimensioned everything.

EDIT: WORKING ON GETTING THIS TO BE VISIBLE.

Edited: Seems to be visible. Hope this helps with dimensions.

<img height="660" width="1020" src="https://fbcdn-sphotos-c-a.akamaihd.net/hphotos-ak-ash4/1008404_10101240189951398_1425798615_o.jpg">

 

[Falcon67]

In my experience, if you want it to come out as expected, you'd best have a full set of design plans that you and the contractor work from. If it's not explicit in writing or drawing, then its available for a problem.

 

[paulrey27]

in my experience, if you want it to come out as expected, you'd best have a full set of design plans that you and the contractor work from. If it's not explicit in writing or drawing, then its available for a problem.

^ this.

 

[spotco2]

In my experience, if you want it to come out as expected, you'd best have a full set of design plans that you and the contractor work from. If it's not explicit in writing or drawing, then its available for a problem.

Correct. I own a house that the builder had to flip the plans and build the house backwards and in reverse to how they were drawn. Sounds simple right?

The wall behind the toilet in one bathroom was built where it was on the drawing in reverse but not mirrorred. This put the wall approximately 8" off towards the front of the house. Still no biggie right? The wall sat just off the top of the main center beam of the floor, but on the wrong side. By the time the plumbers cut the beam to run the drain for the toilet and put in an offset flange trying to get it back enough to the wall, and we installed the largest offset toilet available, the tank is still almost 5" from the wall.

It's easy to paint behind but you can not use it for a magazine rack. It also made the bedroom an odd size on the other side of the wall.

You'll be much happier and more likely to get exactly what you want if you can give your builder the most detailed plans as possible.

 

[bparksntx]

Thanks to all for the replies, comments, and suggestions. Thanks to Paulrey27 for adding the extra dimensions.

To answer your questions, I am married. Both kids are grown and out of the house. Son is married and expecting first child in December. This project will be a secondary residence/weekend place. I want 2 bedrooms/2 baths to accommodate both kids and future grand kids.

I will probably tweak the layout some like Kevin54 mentioned but I wanted to get ya'lls input before I did too much work on it.

Thanks again for the feedback. I'll be sure and follow-up with our progress.

 

[BradTx]

Another suggestion is to put the water heater and hvac overhead in the attic space. This gives you more floor space to work with. If your pole barn will have gable ends, there should be plenty of room in the attic.

 

[luke7734]

This is about identical to my new building.. except I went 17' on the trusses to have it 2 story.. I can post my floor plan if interested... I think I'm going to post them in my build link anyways.. so let me know either way... other than that this looks awesome and yes, a contractor thats been building for at least 10+ years should be able to figure out your plumbing and such for your pad.. ps.. if its cold where you live. Invest in radiant heating... no other option comes close...