Plan #118-120

Key Specs

  • 1741 sq ft

  • 3 Bedrooms

  • 2 Bathrooms

  • 2 Floors

  • No Garage

Plan Description

The Great room in this compact narrow lot cottage design boasts a versatile floor plan, a wood stove, partially vaulted ceilings and window seats, to name a few attributes. The Great Room provides access through French doors to a partially covered wrap around sundeck in addition to having access to a side screened porch via folding French doors, all while being open to the adjacent kitchen. An abundance of windows and glass door openings transforms this expansive space into a truly inviting ever evolving multipurpose environment. The vaulted second floor is dedicated to two bedrooms, one a massive open studio bedroom with access to a large private covered balcony. The ceilings on this floor level flatten out at a voluminous ten foot height. The daylight basement plan is a totally open unfinished space awaiting your personal development, whether it be additional bedrooms, recreational space, home theater media room or hobby / workshop. The separate private entrance easily transforms this level into an in-law suite, a home office or business space.
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Floor Plans

Floor Plan - Main Floor Plan
Cottage Style House Plan - 3 Beds 2 Baths 1741 Sq/Ft Plan #118-120 Floor Plan - Main Floor Plan -
Floor Plan - Upper Floor Plan
Cottage Style House Plan - 3 Beds 2 Baths 1741 Sq/Ft Plan #118-120 Floor Plan - Upper Floor Plan -

Full Specs & Features

Basic Features

Potential Bedrooms : 0
Bedrooms : 3
Garage Stalls : 0
Stories : 2
Baths : 2


Width : 42'
Depth : 51'
Height : 25'


Total Sq Ft : 1741 sq ft *
Decks Sq Ft : 629 sq ft
Porch Sq Ft : 72 sq ft
Basement Sq Ft : 978 sq ft
Main Floor Sq Ft : 978 sq ft
Upper Floor Sq Ft : 763 sq ft
*Total Square Footage only includes conditioned space and does not include garages, porches, bonus rooms, or decks.


Main Ceiling Ft : 8'
Upper Ceiling Ft : 10'
Ceiling Details : Second level ceilings from 6' and 8' sloping to a 10' high flat ceiling.


Primary Pitch : 12:12
Roof Framing : stick
Roof Type : metal roof
Roof Load : 40

Exterior Wall Framing

Exterior Wall Finish : Horizontal cedar siding
Insulation : R-27.5
Framing : 2"x6"

Bedroom Features

Split Bedrooms
Guest Suite
Upstairs Bedrooms
Main Floor Bedrooms

Kitchen Features

Kitchen Island
Peninsula Eating Bar

Additional Room Features

Main Floor Laundry
Master Sitting Area
Great Room Living Room

Lot Characteristics

Suited For Sloping Lot
Suited For Narrow Lot
Suited For View Lot

Outdoor Spaces

Covered Rear Porch
Screened Porch Sunroom
Wrap Around Porch
Covered Front Porch
Loft Balcony


Economical To Build
Unusual Shape
Suited For Vacation Home

Code Compliance

Irc 2006

Structural Information Provided

Structural 2nd Floor Framing
Foundation Drawing
Structural 1st Floor Framing
Structural Roof Framing

Energy Efficient Features

Energy Efficient Design

What's included in this plan set

See a sample plan set

  • Cover sheet with rendering and art floor plans
  • General notes and specifications
  • Site plan at 1/8″=1′-0″ or 1/4″= 1′-0″
  • Foundation plan at 1/4″=1′-0″
  • Main floor plan at 1/4″=1′-0″
  • Second floor plan at 1/4″=1′-0″, if applicable
  • Structural floor / roof information indicated either on the floor plans or separate framing plans for complicated designs
  • Electrical floor plans
  • Minimum of two cross sections at 1/4″=1′-0″
  • Details as required
  • All four elevations at 1/4″=1′-0″
  • Generic detail sheet
  • Plans are engineered by a structural engineer, but not stamped or sealed
  • Ground snow load 40 psf. (or composite roof live load 32 psf, dead load 10 psf for total roof design load 42 psf)Floor live load 40 psf
  • Balcony live load 60 psf and dead load 10 psf for total design load of 70 psf
  • Assumed soil bearing capacity 1560 psf
  • Electrical fixtures / switches / smoke alarms by location only on floor plans
  • Plumbing fixtures by location only on floor plans
  • Windows are called out as generic nominal sizes on floor plans, opening directions indicated on elevations
*See important information before purchasing


Plan Options
5 Copy Set $625.00 5 printed plan sets mailed to you.
8 Copy Set $725.00 8 printed plan sets mailed to you.
PDF Set Best Value! $775.00 PDF plan sets are best for fast electronic delivery and inexpensive local printing.
Reproducible Set $775.00 For making minor changes to your house plans and inexpensive local printing. 1 printed set on Vellum or Bond paper.
CAD Set $1250.00 For use by design professionals to make substantial changes to your house plan and inexpensive local printing.
Single Set $525.00 One printed set for bidding purposes only. Not a legal building set.
Foundation Options
Basement $0.00 Ideal for level lot, lower level of home partially or fully underground.
Daylight Basement $0.00 Ideal for sloping lot, lower level of home partially underground.
Additional Options
Additional Copies $55.00/each Additional hard copies of the plan (can be ordered at the time of purchase and within 90 days of the purchase date).
Mirror Reverse Sets $100.00/each Choose how many sets of the 5 or 8 copy set to mirror. Text and dimensions will be backwards. Click here for more information.
Right-Reading Reverse $175.00 Choose this option to reverse your plans and to have the text and dimensions readable. Click here for more information.
Material List $100.00 A list of building supplies needed to construct the infrastructure of your new house. Click here for more information.

Unless you buy an “unlimited” plan set or a multi-use license you may only build one home from a set of plans. Plans cannot be re-sold.

The Single Set and PDF Study Set are typically stamped "Not for Construction" and are to be used for studying / obtaining bids only. We do offer a 90% credit when you upgrade from a Single Set to a 5-Copy set (or greater).

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