HOUSE PLAN SPECS
Floor 1
1,447 sf
Floor 2
652 sf
Total
2,099 sf
Daylight Basement
1,447 sf
Unfinished Basement
1,447 sf
Entry Faces
North
South Glass
8%
Complexity
simple
Ben Franklin
PLAN PRICING
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Study Plans
See larger, clearer, and more drawings than what are shown on the individual house plan pages.
The price can be credited to future orders of Construction Prints or CAD Files of any Sun Plan even if a completely different house plan is later purchased.(Some exceptions if customer requires Study Plan level of consulting.)
Study Plans can be ordered from the Pricing tab for each house plan.
Study Plans include:
- A mini set of design-oriented drawings set up for 11"x17".
- A choice between a Paper version sent by US Priority Mail or the PDF version sent via email.
- Unlimited printing with PDF's for sharing with family members.
- 6 to 9 pages of drawings depending upon the complexity of the home.
- Click here to see an example set for a 1.5 story home with daylight basement.
- Schematic site plan, floor plans (with room sizes and furniture), daylight basements if applicable, exterior elevations, a schematic section of the house to help visualize the interior, kitchen elevations and garage plans.
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Review Sets
Review Sets provide information to help decide whether the design will meet the budget. They are mainly for those who crave technical details, have construction experience or have a builder on board.
The price can be credited to future orders of Construction Prints or CAD Files of any Sun Plan even if a completely different house plan is later purchased. (Some exceptions if customer requires Review Set level of consulting.)
Review Sets can be ordered from the Pricing tab for each house plan..
Review Sets include:
- A mini set of construction drawings set up for 11"x17"
- Choice of PAPER sent by US Priority Mail or PDF version sent via email. (Select PDF to print extra copies or share electronically with other building professionals.)
- 10 to 16 pages of drawings depending upon the complexity of the home.(See each house plan description for the drawings that come with each design.)
- Dimensions and construction notes.
- Click here to see an example Review Set of a 1.5 story home with daylight basement.
- A copy of the Study Plan.
- An "Opinion of Probable Construction Cost" from Sun Plans if requested. Sun Plans evaluates the design and compares it to similar home designs for which other clients have provided construction costs. A range of construction cost is provided. (This is based on national information. Sun Plans does not have statistics by state, region or country.)
Review Sets may vary slightly from later orders of Construction Prints and CAD Files since drawings are continuously being updated to meet newer construction and in-house standards,
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Construction Prints
Large Construction Prints with clear, concise information make it easy for builders to follow yet they are flexible enough to adapt locally based on the price and availability of materials and subcontractors, various construction methods and home owner preferences. Together, every builder and home owner will change some aspects of the design before or during construction. If mutually agreeable (and approved by the building inspector and local engineer), these "field changes" can often be made with red notes on the Construction Prints. (For complex changes, please see CAD Files or Adapt-A-SunPlan Services.)
Construction Prints include:
- Six sets of Construction Prints on 24"x36" paper shipped via UPS ground or PDF computer files sent by email
- 10 to 16 pages of drawings depending upon the size and complexity of the home. (See individual house plan descriptions for specific drawings for each design.)
- Schematic site plan (cover sheet showing how to orient the house for passive solar gain)
- Foundation Plan (either slab-on-grade, crawlspace, below grade or daylight basement)
- First and second floor plans (many construction notes, window sizes, etc.)
- Exterior elevations (all four sides shown in hatched detail)
- Schematic Building section (cut-away through the home showing basic configuration)
- Kitchen elevations (all sides of the kitchen)
- Typical wall detail (showing the various building materials recommended)
- Schematic electrical (showing lights, switches and outlets)
- Schematic framing plans (showing floor framing, roof framing and beams)
- Garage or Carport
- Custom Energy Specs. (Read more.)
- Under the Tell Me More about the Review Set, you can see an example set of drawings; however, with Construction Prints, the plans are updated to the current in-house checklist, do not have the Not For Construction, and include the Custom Energy Specs.
- One hour of technical support with the architect by email or phone
Miscellaneous Details
- Order Construction Prints through the Pricing tab on any house plan.
- After an order is placed, reply to the email received to advise of the requested information Sun Plans will need to prepare the Custom Energy Specs.
- Allow 5 business days for updating the design to the Sun Plans in-house checklist and preparation of the the Custom Energy Specs. (Shipping then takes another 3-7 days.)
- With PDF's, unlimited copies of the Construction Prints can be printed locally so long as they are used for building one home. PDF's are handy for sending to builders, mortgage companies, appraisers, home energy raters, and others who may be assisting with the planning and construction of the home such as the builder's subcontractors. Some building inspection departments require PDF.
Rick is in the lighting business and reviews construction prints in his work.
They are wonderful! If you saw most of the drawings and specifications I see, you would wonder how anything got built properly...It is just nice to see a true professional who does the job correctly and takes pride in her work. In my 34 years of working with Architects you are hands down the best I have had the privilege to work with. - Rick
A client sent a set of Construction Prints (designed for stick construction) to a SIP company to have them converted to SIPs. This is what they told the home owners:
I also wanted to take this opportunity to confirm your selection of Sun Plans Inc. We receive many sets of drawings each day that are interested in comparing SIPs. The drawings submitted by Sun Plans Inc. were high quality and very easy for us to work from. - Steve, SIPS of the South
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CAD Files
CAD files are the most flexible type of construction drawings since they can be modified and sent electronically. While the house design is intended to save the home owner energy, the CAD files are designed to save the energy of design professionals by making adaptations proceed faster should it be desired to have someone other than Sun Plans make the changes. The PDF files that are a part of the order allow for printing unlimited Construction Prints even if no changes are made. CAD files are intended to be used by professionals experienced in residential design.
CAD Files Include:
- CAD files of the Construction Drawings (see below for options)
- PDF file of the Construction Prints (see Construction Prints)
- PDF file of Custom Energy Specs
- PDF file of Copyright Release to allow the house to be modified and changed to build one house
- Under the Tell Me More about the Review Set, you can see an example set of drawings; however, with Construction Prints and CAD Files, the plans are updated to the current in-house checklist, do not have the Not For Construction, and include the Custom Energy Specs.
- One hour of technical support. This can include review by the Sun Plans' architect on proposed changes prior to preparing Custom Energy Specs. If the customer sends a list of proposed changes immediately after placing the order, the architect can review them for energy implications and try to address them in the Custom Energy Specs.
CAD File Details
- Order CAD files through the Pricing tab on any house plan.
- After an order is placed, reply to the email received to advise of the requested information Sun Plans will need to prepare the Custom Energy Specs.
- Allow 5 business days for to allow for updating the design to the Sun Plans in-house checklist and preparation of the the Custom Energy Specs.
- With the CAD files, many changes can be made to the design.
- With PDF's (part of the CAD file order), unlimited copies of the Construction Prints can be printed locally so long as they are used for building one home. PDF's are handy for sending to builders, mortgage companies, appraisers, home energy raters, and others who may be assisting with the planning and construction of the home such as the builder's subcontractors. Some building inspection departments require PDF.
- If consulting on changes is desired before the order is placed, then Adapt-A-SunPlan Consulting and Review Service is the process to take.
- The design professional may expand the house a couple of feet, change the exterior materials, move a bathroom, or rearrange interior walls and doors.
- The structural engineer may want to add engineering information such as rebar sizes and specific connections suitable for the local codes, soils, winds, snow or seismic activity.
- The builder may find it easier to perform take offs and layouts with this electronic version of construction prints.
- Home Energy Raters or HVAC subs creating duct work layouts can increase the speed and accuracy of their services.
Info for the Design Professional
- The CAD Files are designed to be used by an experienced residential design professional
- The standard method of preparing the CAD files is in AutoCAD 2000 DWG file type, with the files split into separate files. Approximately 95% of CAD file orders are prepared in this format. (Sun Plans can export to any version of AutoCAD between version 12 (released in 1992) and 2021, but 2000 is the default as that seems to be the most common one that design professionals can use including those with older versions of the software. It is not uncommon for other design professionals to use very old versions of AutoCAD.
- Can't use any of these CAD File types, but still want the local design professional to copy and redraw the design with changes? The Copyright Release that comes only with CAD Files allow for this. (Please see Copyright.)
- Special requests for all-in-one CAD files, DXF or AEC (DataCAD) files can be honored if advised within one business day of the order.
- Split CAD Files are divided into separate files - cover sheet, foundation, first floor, second floor, elevations, section, kitchen, wall detail, and detached garage as applicable. More than one of the printed sheet may be in each file. For instance, the fp1elect and fp1framing will also be in the fp1 file, but these are recommended to be printed separately as shown in the PDF files that come with the CAD Files.
- More questions? Have the design professional contact us.
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Mirror Reverse
Similar to the Mirror Reverse feature for each house plan, mirror reversing Construction Prints and CAD Files flips the house plan on the north-south axis. However, the Mirror Reverse custom service also reverses the text and numbers so that they are no longer backwards. The drawings will be "right reading". It takes some time to check for overlapping text and numbers, but it is a worthwhile service considering the errors that can be made by the builders and their subs if they otherwise tried to reverse the home during construction.
In rectangular plans designed with one long wall designed to face south, the south and north sides will still face the same compass direction, but the east and west walls are reversed. In angled plans designed to sit at a 45 degree angle to south, the mirror line is from the northern-most corner to the southern-most corner which is a diagonal line across the house. What was the northwest wall would then become the northeast wall, and what was the southwest wall would then become the southeast wall.
Instances of when reversing might help include when the home owners want the entry on the east rather than the west. Or maybe a bedroom on the west is desired instead of the east-facing bedroom if light is not wanted from the sunrise. There are hundreds of reasons for mirror reversing a house along the north-south axis. Sometimes the architect suggests it during the Review and Consulting phase of any custom services based on the home owners' site or other particulars.
A local design professional can also do the reversing with the CAD Files.
Mirror Reverse is a not available for the lower-priced Study Plans and Review Sets.
The Ben Franklin exemplifies simplicity and practicality while eliciting the warmth and charm of cottages. The compact footprint has everything a couple needs on a daily basis while the kids and guests can privately rule the upstairs. The north-facing front of the home with its simple, but elegant, front porch (large enough for rocking chairs) beckons to take a peek inside.
"The December sun is streaming into our home as I write this....and we so enjoy it! I have gone a year now with no KW usage at all...just the small fees of about 10 dollars a month..."...read more below...
First Floor
An ample size foyer with a quaint study on the side, separated by a glass sliding door, greets the visitor. Immediately beyond is the focal point of the home - the large hearth. A masonry wood stove need only be stoked once a day to give off a low even heat. On really sunny days it may not be needed at all, but can instead store the warmth of the sun.
The south wall is broken up with two built-in glass front cabinets on either side of the two-story area around the central hearth. The east family room wall with built-in cabinets adds to the craftsman character.
The family will most likely use the side entry near the laundry and half bath with nearby amply storage for coats and boots. A large pantry near the kitchen can also serve as coat storage. The sunny kitchen is large enough for both an island and family dining. The nearby masonry wood stove makes a very cozy place, with or without a fire, for visiting the cook.
The master suite is on the cool northeast corner of the house, but the east bathroom window allows the sun to brighten the day.
Second Floor
The safe, U-shaped staircase leads up to the second floor with two bedrooms and a shared bath. The central balcony overlooks the first floor. Lots of eave storage is on the north and south.
Basement
From the central stairs you access the basement which houses mechanicals and storage. The south side could be bright and sunny if your land slopes to the south and windows are added.
Optional Garage
The two-vehicle garage is recommended to be placed to the northwest. A covered walkway could connect to the side porch. Attach the garage to the west if losing a few windows is acceptable - including those of bedroom 3.
Construction Info
The first floor has 9' ceilings, and the basement has 8'. The second floor ceilings are sloped with plenty of eave storage. The foundation is designed to be precast concrete walls, but other types can be used. Main floor walls are 6" for studs or SIP panels. Rafter sizes vary with insulation requirements. The thermal mass is primarily in the masonry wood stove and the brick veneer wall on the north side of the family, dining, and kitchen.
Modification Ideas
Since these may affect energy performance and structural integrity, they should only be undertaken with professional assistance.
- Replace the masonry wood stove with a larger dining
- Expand the master bath out to the side
- Floor in the center area of the second floor
Construction Drawings
For this plan, the following are included with Construction Prints and CAD files:
- Schematic Site Plan
- Basement Foundation Plan
- Floor Plans
- Exterior Elevations
- Building Section
- Kitchen Elevations
- Typical Wall Detail
- Schematic Electrical Plans
- Schematic Framing Plans
- Detached Garage
Comments and Photos
John and Susie enthusiastically kept us posted during construction.Clients often do that and send us photos. In exchange, we can help them out with a few questions that might come up during construction.
"The December sun is streaming into our home as I write this....and we so enjoy it! I have gone a year now with no KW usage at all...just the small fees of about 10 dollars a month. We do use propane, so I must count that, but after living in our old 1807 home on the hill (which I can see out the window) and paying BIG utility bills, I love seeing a negative on the KW usage. We have a 14KW system with battery back up and have been really amazed at how little power we use in this home."...This central room will be filled with 5 kids with spouses and 12 grandkids tomorrow....and we always appreciate this design that makes all that work nicely."
Earlier they wrote: "Attaching a few pictures as we continue the moving in. The plan is perfect for us. We had most of the family here Saturday and the kids and grandkids and grandparents all fit both inside and outside on the patio.
"Our favorite spots are the two chairs by the windows. We get the sunrise and by 7:30 or so we are feeling the wonderful warmth on these sunny days.
"We have used the stove a few times, and it really does not drive us out, or into summer clothes.
"The kitchen is amazing and the attached family room is large enough for all kinds of activity for the kids. The light is wonderful throughout the house. We carpeted upstairs and used the oak flooring in the main rooms and hall downstairs and the glue down tile in side entry, laundry and bathrooms. It looks exactly like tile but feels so much better to walk on.
"Have not done final blower door test. The initial test was about 1.5ACH50 (far above code). John will be back soon to final test and duct test.
"The 4.5 KW solar is complete now too, on the adjacent barn roof. We have been averaging slightly over 16 KwH per day since June and with not running much HVAC these last two months we have produced more than we have used! I am really pleased with that. It is a 4.5 KW system, done by our builder (Affordable Energy Concepts) with battery backup. One thing I am really glad that we did was locate all of that in the barn/garage. The roof is just about right, facing due south and easy to get to, and all the noise and heat of the inverter and other components is away from the living space. It was relatively easy to tie in and with a couple of breakers I can easily go to off grid when I need to (like in an outage).
"Power bill this month is $1.47 (zero last month). Running the ERV at 40% and the heat of course has run very little. In fact, on many of these November days we open 2 downstairs windows for cooling and open the gable windows occasionally to cool the upstairs. Staying very comfortable.
"Having all the family here for Thanksgiving...and we fit nicely in the kitchen/living room. I have used the wood cookstove a few times because I couldn't wait for real winter - cooked some apples for applesauce and just enjoyed the warmth and it didn't drive us out. In fact, in 2 hours it raised the temp about 3 degrees (with a small window slightly open).
"Such an enjoyable experience for us...and such a wonderful design for our retirement years."
Builder is David Wall wallconstruction.biz
HERS guy is John Semmelhack. He designed our HVAC and all. Think-little.comHVAC by Davis Heating and Cooling in Lynchburg, VA
Thanks John and Susie for sharing information and photos!
The last two photos are from Steven's off grid Ben Franklin in a colder climate. They ended up modifying the garage orientation and placing the PV panels on its roof. They participated in the 2020 National Solar Tour.
"We
are off the grid and enjoying every minute."
