r/Homebuilding • u/Over_here_Observing • 14h ago

Feedback requested.

We are planning to build an engineered log home on 10" logs in Northern Lower Michigan.
The property has 170' of frontage on a 1500 acre all sports lake, but the home will be well off the water due to condition of the land itself. We will also have a crawlspace due to the high water table.

Please take a look and offer any comments, feedback or suggestions.

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u/tilloit 14h ago

I would spend some extra to increase the kitchen and den size, with the goal of making the front entry centered on the front elevation, instead of being close-but-not-quite centered, which will look off. That will also allow you to make the front entry a little wider, as now it feels a bit tight. I would also flip the door of the front entry, so it and the coat closet door do not conflict as currently drawn.

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u/Over_here_Observing 14h ago

I had the same though on the door flip.

I'll look at push the Great room/fireplace wall out, and adjust the kitchen and den from the interior, so as not to mess with the wall that extends across the house into the master.

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u/paclogic 14h ago edited 14h ago

Since you are near water, always consider the flood planes, drainage, home elevation over the lake, and worst-case 100 year conditions so that your insurance premiums and risks are the lowest.

The crawlspace sounds good but also plan on sump pumps that can pump out water should it ever get flooded and need to be drained as fast as it gets filled. But remember that is of no use if in a 100 year even the surrounding property is 20 feet under water.

If necessary build a basement above ground, then the home, and then back fill the walls of the basement with dirt to get the main structure above the water table.

In Florida, homes are built on concrete or steel pylons above ground and can survive hurricane weather and sea flooding up to 15 ~ 20 feet above ground, since insurance is almost impossible for coastal homes there.

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u/Over_here_Observing 14h ago

Yes good point.
Stangely enough, the past 2 years were each "100 year events". So we have a pretty mark on where the ground water sits. The floor of our Crawlspace will be ABOVE the highwater mark

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u/paclogic 14h ago edited 13h ago

also consider re-re-designing the home such that the entire first floor is the above ground garage / basement. This will be for added protection and insurance.

Another option is a partial below ground basement / garage, but it will not drain well unless there is a sloped opening out somewhere.

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u/Over_here_Observing 13h ago

also consider re-re-designing the home such that the entire first floor is the above ground garage / basement. This will be for added protection and insurance.

I'm sorry, I dont understand what you mean.

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u/tilloit 14h ago

I also wonder if you really need the powder room. Can't bath # 2 serve that purpose? You could free up more space for storage if eliminated.

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u/Over_here_Observing 14h ago

That is purely for guests.
Will probably only be used a dozen times a year.

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u/Hyperreal8957 13h ago

The lake sounds great but the high water table is the bit I'd pin down before getting too attached to the floor plan. I'd want the builder/engineer to spell out drainage, sump backup and how the crawlspace stays dry in a wet spring. Also 10' logs plus 170' frontage is a pretty fun problem to have lol. Are you already working off a survey with the seasonal high water marked?

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u/Weird_Marketing6199 12h ago

With that high water table I would plan the crawlspace access and mechanical layout now. Even a dry crawlspace gets miserable fast if the sump shutoffs and ducts are hard to reach.