OnewolfHere's a draft version of the floorplan and basement of the house I plan to build 'up north'.
That looks like a beautiful place to be.
I had a good friend at work that retired to Tennessee from Florida about 10 years ago, and he is completely happy. The only thing he complains about is the sales tax rates.
Onewolf The floorplan was in no way meant to imply it's close to a final version. I would say it's a proof of concept that all my givens/druthers fit in the space. It's amazing how much space it takes when all interior doors/doorways are at least 36".
36" doorways sound HUGE!
I don't know much about house planning, but the pantry door swinging into the kitchen looks like a bad idea to me. Is a pocket door possible/practical?
-Kevin
Living the dream.
SeeYou190 Onewolf Here's a draft version of the floorplan and basement of the house I plan to build 'up north'. That looks like a beautiful place to be. I had a good friend at work that retired to Tennessee from Florida about 10 years ago, and he is completely happy. The only thing he complains about is the sales tax rates. Onewolf The floorplan was in no way meant to imply it's close to a final version. I would say it's a proof of concept that all my givens/druthers fit in the space. It's amazing how much space it takes when all interior doors/doorways are at least 36". 36" doorways sound HUGE! I don't know much about house planning, but the pantry door swinging into the kitchen looks like a bad idea to me. Is a pocket door possible/practical? -Kevin
Onewolf Here's a draft version of the floorplan and basement of the house I plan to build 'up north'.
Yes, I have already suggested a pocket door on the pantry in my PM.
Kevin, I would hope the entry doors to your house are 36".
For interior doors it is larger than usual, but much more wheel chair friendly if one is planning for that.
32" is the more typical interior door width for most rooms. Closets, bathrooms and other special situations can require other sizes.
Sheldon
ATLANTIC CENTRALKevin, I would hope the entry doors to your house are 36".
The front door is 36 inches.
Interior doors to rooms are 30 inches. Closet doors are 28 inches. The pocket door to the 1/2 bathroom is a skinny 24 inches.
I tend to get into trouble talking about building codes, but its my understanding the each exterior opening must be at least 36 inches. Front door, back door, and door to the garage. Every modern house should have three 36 inch doors. "Major" remodels require updating to that standard also.
- Douglas
Codes can vary by town, 36" is min. to be wheel chair accesable in general because the clear width is 32". 32" door plus hinge sticking out 1 1/2" plus door knob sticking out 2 1/2".
Even without codes, the builder needs to be able to fit furnaces, prefab shower units, etc into the house, and homeowners washers and dryers, so the opening has to be big enough. Usually at least the front door and the garage.
Here in GA, we looked at some houses built as late a 2004 that had 28 inch back doors out to the deck. I thought that was odd.
Doughless I tend to get into trouble talking about building codes, but its my understanding the each exterior opening must be at least 36 inches. Front door, back door, and door to the garage. Every modern house should have three 36 inch doors. "Major" remodels require updating to that standard also.
The IRC (international residential code used as the starting point for most jurisdictions) does not require ALL exterior doors to be 36", but it is good practice to make all exterior doors that hinge 36".
A 6' wide patio slider does not open to 36", and 5' sliders are legal as well and they only open about 27" in most cases.
Requirements for renovations are all over the map, all generalizations are false.
We restore/renovate houses all the time, with permits when needed, and keep original doors less than 36", porch railings only 27" high, stairs and stair winders that are not code today.
There are a million and one exceptions.
Doughless Even without codes, the builder needs to be able to fit furnaces, prefab shower units, etc into the house, and homeowners washers and dryers, so the opening has to be big enough. Usually at least the front door and the garage. Here in GA, we looked at some houses built as late a 2004 that had 28 inch back doors out to the deck. I thought that was odd.
Washers and dryers are only 27" wide, they go thru 30" doors fine. Refrigerators are mostly all made to fit thru 30" or 32" doors with the doors removed.
Prefab showers are pretty much a thing of the past, today cheap or expensive, tile or solid surface panels.
Furnaces, air handlers and boilers are smaller than ever, they too go thru 30" doors pretty much.
Standard wheelchairs will go thru 30" doors, but it is not fun.
Bigger is better.
ATLANTIC CENTRALA 6' wide patio slider does not open to 36", and 5' sliders are legal as well and they only open about 27" in most cases.
I had to get a code variance on the permit for my new sliding rear door.
The original door was a two panel pocket door that had a 60" open width. The new door only has one sliding panel and only opens to a only little more than 24 inch width.
There is a travel stop that prevents the door from being opened far enough to damage the blind controls for the rigid door panel
It was easy for the contractor to get the variance from the city. The new door is rated for category 5 storms, and that improvement will get almost anything approved.
Here, as long as there is a 36" door into the house, as a secondary exterior door, your slider would not needed any special approval. In fact, unless it was part of a larger project, it would most likely be done without a permit and the inspection authority would be happy you did not bother them for that.
Our 1901 Queen Anne had five exterior doors when we bought it. Two were 36", the other three only 28".
Two of the smaller doors allow you to go from the dining room or the family room out onto the side sections of the wrap around porch.
The other small door was at the bottom of the rear staircase in the kitichen and took you onto a small service porch. We eliminated the door and that little porch.
Then we added a 6' slider in a different area of the kitchen/breakfast area out onto a deck which had a canvas awning system for summer.
So we still had five doors, and a basement bulkhead door.
The 36" interior door requirement is based on my desire to provide access for someone in a walker or wheelchair. It could be either of my parents (early 80s) or me as I age. My goal is for this house to be my last/final house before the big dirt nap. So to me, it makes sense to design it to be as accessible as possible. 36" doors is an easy way to help this.
Now, back to our regularly scheduled subject. Trains. I got most of the classification yard track pulled up last week, but I'm up in Tennessee this week meeting with builders so no progress on layout deconstruction.
Modeling an HO gauge freelance version of the Union Pacific Oregon Short Line and the Utah Railway around 1957 in a world where Pirates from the Great Salt Lake founded Ogden, UT.
- Photo album of layout construction -
OnewolfMy goal is for this house to be my last/final house before the big dirt nap.
I've lived in six different houses (owned four of them) since then. You never know what life will throw at you next.
Mark P.
Website: http://www.thecbandqinwyoming.comVideos: https://www.youtube.com/user/mabrunton
OnewolfMy goal is for this house to be my last/final house before the big dirt nap. So to me, it makes sense to design it to be as accessible as possible. 36" doors is an easy way to help this.
Mine too, but I can't put 36 inch doors on the inside. This is a very good idea.
I will need to struggle my wheelchair through 30 inch doorways.
This is 'Onewolf'. For some reason I am unable to login as 'Onewolf' so I am now.... 'Onewolf42'.
I finished deconstruction of the layout (except for the helix) this past weekend. I'm now working on organizing and packing evrything. I will also be clearing the room so the drywall/painting contractors can come in next week to fix/patch/paint all the walls and ceiling. And then my goal is to get the house listed for sale around Aug 15.
Sorry to hear you missed the boat as real estate is dropping and the hike tomarrow will make it worse.
Onewolf42 This is 'Onewolf'. For some reason I am unable to login as 'Onewolf' so I am now.... 'Onewolf42'.
Rich
Alton Junction
richhotrain Onewolf42 This is 'Onewolf'. For some reason I am unable to login as 'Onewolf' so I am now.... 'Onewolf42'. Hang in there. The long promised software update should become a reality any day now. Rich
Hang in there. The long promised software update should become a reality any day now.
I tried contacting trains.com tech support several times about this user id issue, but I never got a response so I eventually created a new login/user id.
Onewolf42 richhotrain Onewolf42 This is 'Onewolf'. For some reason I am unable to login as 'Onewolf' so I am now.... 'Onewolf42'. Hang in there. The long promised software update should become a reality any day now. Rich I tried contacting trains.com tech support several times about this user id issue, but I never got a response so I eventually created a new login/user id.
Current state of deconstructed layout. It's time to get the chainsaw to use on the helix.
Not sure if you are kidding, but there are gentler ways than a chain saw to disassemble the helix.
richhotrain Not sure if you are kidding, but there are gentler ways than a chain saw to dusassemble the helix. Rich
Not sure if you are kidding, but there are gentler ways than a chain saw to dusassemble the helix.
The helix track was reused from the prior layout and I used STRONG adhesive to glue it down because it is double gapped twice for each helix level (for occupancy detection). The track is not coming up. I used titebond wood glue to affix the helix risers to the vertical supports so they are not coming off. Cutting it apart will be the most expeditious route since I don't plan to save anything.
Hopefully the new space will be as large as your first. IIRC, you had a Florida basement, a separate single floor that was next to your house instead of under it.
Please keep us informed. And I will suggest that you start a new thread once you transition to the Tennessee build, and new ID.
I will definitely will create a new thread here once I start working on the new layout. Unfortunately it will probably be 18-24 months before my new house is built/completed.
I have made more progress on the layout deconstruction. I "chainsawed" the helix yesterday and I moved all the packed boxes into the garage this morning. The only significant task left is to finish packing and moving the remaining stuff into the garage so the drywall/paint guys can 'fix' the room late next week. Packing the built model structures is the only challenging part of that task.
Btw, How long does posting "Purgatory" last for new users?
It's getting old....
Onewolf42 Btw, How long does posting "Purgatory" last for new users? It's getting old....
5 posts. You're unlocked now.
--Steven Otte, Model Railroader senior associate editorsotte@kalmbach.com
Onewolf42Btw, How long does posting "Purgatory" last for new users?
Steven Otte5 posts. You're unlocked now.
YAY!
I really have enjoyed your posts.
Welcome to the group!
SeeYou190 Onewolf42 Btw, How long does posting "Purgatory" last for new users? Steven Otte 5 posts. You're unlocked now. YAY! I really have enjoyed your posts. Welcome to the group! -Kevin
Onewolf42 Btw, How long does posting "Purgatory" last for new users?
Steven Otte 5 posts. You're unlocked now.
It looks like I am out of new user purgatory. Here is a link to an Imgur photo album that has numerous photos of the deconstruction process:
https://imgur.com/a/D4hbEy5#Q0uR2PI
This is the first time I have used Imgur to host photos. Can someone check that link and verify if it works? Thanks.
It works.