Debra Rucker Coleman, Architect
HOUSE PLANS
HOUSE PLAN SPECS
Floor 1
1,174 sf
Floor 2
524 sf
Total
1,698 sf
Daylight Basement
1,001 sf
Unfinished Basement
173 sf
Entry Faces
West
South Glass
8%
Complexity
average
Roseburg Cottage
The Roseburg Cottage is a quaint home with an abundance of character. The central spiral staircase makes for easy access throughout all 3 levels. The main house has a tiny footprint, yet the connecting garage makes it seem large. The front of the house is uniquely designed to face either west or north leaving the side or back facing south. Reverse the house if your land slopes to the east.
First Floor
The front entry porch in tucked into the inside corner of the first floor. The main living areas are all on the first floor. The master suite is close to the laundry and with quick access to the shared toilet. The kitchen and dining on the west take advantage of westerly views and are close to the screened porch and deck for outdoor dining.
Second Floor
The large spiral stairs go up to the study loft which also has its own balcony. The front and south dormers bring balanced light into this quaint space tucked up in the cathedral ceiling. The walkway over to the storage is like a bridge and looks down into the living area.
Daylight Basement
The spiral stairs also leads down to the center of the daylight basement with a finished bedroom and large area for exercise, study, or crafts. The central wood stove will be able to heat most of the house on the days without sun. On the cool north side there is root or wine cellar. The cozy reading nook in the southwest corner takes advantage of views in two directions. The west windows will take advantage of westerly views. For lots with a southerly slope, this space will be very sunny.
Garage
The two-car garage with workshop & greenhouse space connect directly to the laundry area. There is a pull down attic stairs to the large storage area between the attic trusses. For narrower lots, the garage doors could be relocated to the west wall.
Construction Info
The great room, kitchen, and dining have vaulted ceilings and are open to the loft above. Structural beams tie that are also decorative tie the loft to the main walls. The master bedroom, laundry, and pantry have 8' ceilings, but the entire upstairs also has vaulted ceilings. With its simple shape, this house is designed to be constructed with an insulated concrete forms foundation and 6" exterior studs like most of our plans, but structural insulated panels could easily be substituted for the walls and roof since the spans are not large. The thermal mass is designed to be primarily in the stone covered concrete block walls. Brick could be substituted.
Modification Ideas
Since these may affect energy performance and structural, they should only be undertaken with professional assistance.
  • The storage area can be converted into an optional bedroom with a bath tucked in over the laundry
  • Eliminate the basement and build on a slab for thermal mass
  • Then no interior stone walls will be needed for mass
Construction Drawings
For this plan, the following are included with Construction Prints and CAD Files:
  • Schematic Site Plan
  • Daylight Basement Plan
  • Floor Plans including Attached Garage
  • Exterior Elevations
  • Building Section 
  • Kitchen Elevations
  • Typical Wall Detail
  • Schematic Electrical Plans 
  • Schematic Framing Plans
Comments and Photos
Thanks to Virginia and Paul for sending a photo of their house under construction. 
Interior photos of other Roseburg Cottage homes can be found so check out the other house plans.
Paul and Virginia's 2600 s.f. house consists of 1376 s.f. main floor plus loft and daylight basement plus a semi-detached garage. Their builders did an excellent job during construction including following the additional detailed drawings prepared by their structural engineer.
The partial daylight basement walls are insulated concrete forms and the first and second floor exterior 2x6 stud walls contain carefully-fitted fiberglass batts. The stick-framed roof was constructed with extra deep TJI's to allow for extra insulation. The south glass surface area equals 9.5% of conditioned floor area. This requires the house to have thermal mass added: 4-inch concrete slab (insulated beneath) in the basement, ceramic tile over 1.5" gypsum cement for the main floors (can be other systems), and a few plastered 8" masonry walls.
The auxiliary heating system (seldom used) is a propane-fired boiler for radiant floor heat. A fresh-air heat exchanger with dehumidifier provides fresh air. A wood stove is used off and on from October to May. Typically, 1-1/2 cords of wood are used while their neighbors average 4 to 5 cords per year. When the sun is out, the temperatures inside reach 72 degrees no matter what the outside temperature is. Windows are open from May to October. They are still trying to optimize the use of the ceilings fans.
The off-grid, ground-mounted solar photovoltaic system makes their electrical bills zero. Propane is used for on-demand hot water, clothes dryer, cooking, and a backup generator. About half is for the back-up generator for the electric system. They plan to decrease this as they add more solar panels and batteries.
"We opened up windows high and low last summer when the outside temp reached approximately the inside temperature. In the a.m., we closed up when the temps started to rise. Eighty-three (degrees F) is the highest temp we remember from last summer when it was 104 outside, but 78 is (the) more typical highest indoor temp. We are still chilly in the evening and early morning if we open the windows. It always cools off at night here, so we'd just open up and be comfy cool. Once we were able to close up during the day, it rarely exceeded 76 degrees." In winter, the master bedroom was a chilly 64 degrees and they may use the radiant floor heat in the future. "The daylight basement was toasty warm all winter!" In spring, they still used the woodstove 1 to 3 days per week when it was cloudy, but overall, in spring and fall the comfort level was fine. They put up shades in the small west windows for the summer. Sound reverberation could become annoying if the house were full of people. "As it is, we like being able to talk to each other from any point in the house...the stereo carries well through out the whole house and we haven't had to add extra speakers"
They like their "wonderful huge kitchen, outdoor views in all directions, and the fact that we don't need lights in most rooms during the day." Their favorite space on house's exterior is the west screened porch. The spiral stairs seems a little narrow, but "We do like the openness it provides, however." When asked what they would have done differently they said: "Use trusses for the roof and skip the loft--we'd have saved BUCKETS of money!" "We are enjoying the house and the stable temperatures that it provides.We have had many people express interest in the design."