Plan #118-118

Key Specs

  • 2638 sq ft

  • 5 Bedrooms

  • 3 Bathrooms

  • 3 Floors

  • No Garage

Plan Description

The Great room in this narrow lot cottage design redefines the terms; open floor plan, versatile and spaciousness with its twenty-three foot clear span width and partial vaulted ceiling. The side screened porch area adjacent to the kitchen, the partially rear cover deck and rear open sundeck ensures ongoing individual or group activities regardless of the weather or local resident insect life intrusions. I have given the Great Room staircase the moniker "a square spiral staircase", having all the great attributes of a spiral staircase but having none of the tight restrictiveness and limited furniture access usually associated with one. The two second floor bedrooms with ten and twelve foot ceilings and private covered balcony bring a soothing airiness to this vaulted level. Daylight basement plan contains two additional bedrooms, shared bathroom and multipurpose recreation room with patio access. The separate private entrance easily transforms this level into a home office or business space.
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Floor Plans

Floor Plan - Main Floor Plan
Cottage Style House Plan - 5 Beds 3 Baths 2638 Sq/Ft Plan #118-118 Floor Plan - Main Floor Plan -
Floor Plan - Upper Floor Plan
Cottage Style House Plan - 5 Beds 3 Baths 2638 Sq/Ft Plan #118-118 Floor Plan - Upper Floor Plan -

Full Specs & Features

Basic Features

Garage Stalls : 0
Potential Bedrooms : 0
Stories : 3
Baths : 3
Bedrooms : 5


Height : 25'
Depth : 51'
Width : 36'


Basement Sq Ft : 976 sq ft
Decks Sq Ft : 571 sq ft
Main Floor Sq Ft : 976 sq ft
Upper Floor Sq Ft : 686 sq ft
Total Sq Ft : 2638 sq ft *
Porch Sq Ft : 73 sq ft
*Total Square Footage only includes conditioned space and does not include garages, porches, bonus rooms, or decks.


Upper Ceiling Ft : 10'
Ceiling Details : Upper ceiling slopes from 6' to 10' and 12'. R-28 Insulation in sloped ceilings.
Main Ceiling Ft : 8'


Roof Type : metal roof
Primary Pitch : 12:12
Roof Framing : stick
Secondary Pitch : 6:12
Roof Load : 42

Exterior Wall Framing

Exterior Wall Finish : Horizontal cedar siding
Framing : 2"x6"
Insulation : 29

Bedroom Features

Upstairs Master Bedrooms
Main Floor Bedrooms
Guest Suite
Split Bedrooms
Upstairs Bedrooms

Kitchen Features

Kitchen Island
Peninsula Eating Bar

Additional Room Features

Great Room Living Room
Main Floor Laundry
Hobby Rec Room Game Room

Lot Characteristics

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

Outdoor Spaces

Grill Deck Sundeck
Screened Porch Sunroom
Covered Front Porch
Loft Balcony
Covered Rear Porch
Wrap Around Porch


Suited For Vacation Home
Economical To Build

Code Compliance

Irc 2006

Structural Information Provided

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

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 $675.00 5 printed plan sets mailed to you.
8 Copy Set $775.00 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 $1350.00 For use by design professionals to make substantial changes to your house plan and inexpensive local printing.
Single Set $550.00 One printed set for bidding purposes only. Not a legal building set.
Foundation Options
Daylight Basement $0.00 Ideal for sloping lot, lower level of home partially underground.
Additional Options
Additional Copies $50.00/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 $75.00/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 $150.00 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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