My NTL House Program

Program

I drafted the NTL* House program in InkFlow.

The only thing not shown here is basement space. There will probably be a basement for two reasons. 1] It is nearly a given here in the Greater Cincinnati area, actually Northern Kentucky, which is closer to downtown Cincy than most of Cincy. 2] Most land has enough slope to it that a basement may be needed anyway. I don't intend to finish any basement space. There may be mechanical equipment there, but I will try to keep it very localized so that finishing in the future is feasible.

The master bed room and master bath [MBR and MBATH] are larger than you might expect, but I am including space for walk-in closets, accessibility, and possibly a small mechanical room. We have a tankless water heater now, which we like, but as a retrofit it couldn't be placed as close as desirable to all water outlets. In this plan, there will probably be two of them.

Our present house, which I designed in 1982, has 2,400 SF not counting basement or garage. If you subtract the garage from the program numbers, the total is 2,295. I hope to tighten the area even more as design progresses. We currently have spaces that are underutilized like dining room and living room. Parts of these would be shifted to the great room in this design.

The garage is pretty large by most standards but it will house two cars, space for yard tools, firewood, and some storage. 

We have a combined laundry room - pantry now that doesn't function very well for either use. So I plan to separate them and add some space.

Next I plan to take a look at some layouts of individual spaces before looking at an overall floor plan.

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* NTL = "Next-To-Last"