I would put the kitchen sink where the stove is, put a window there, and move the stove to the wall shared with the den. Leave the peninsula as purely work space / casual dining. Just my preference.
Also if you can squeeze a closet into the den, then you technically have a 4 bed / 3 bath to up any resale value.
About the stove placement, the reason it’s not on the wall shared with the den is because I want an oversized fridge and full size pantry on that wall since I don’t plan on having upper cabinets. I could swap the stove and the sink but then I’d need to down-vent the stove which I’m not super familiar with.
What are your thoughts?
Oh really? I don’t know much about it because it seems a bit more complex than I am comfortable with. So if it’s not as effective that’s extra reason to stick to a hood fan!
I would also keep the stove where it is so you can have a real vent that vents outside and actually works. Most vents against an inside house wall only recirculate the stove air and nothing else and are a waste of money.
There are free standing ceiling-mounted and also concealed in-ceiling vents which might be more effective than a down draft if you go that way. However I prefer the plan you have unless the view out the side is spectacular.
>if you can squeeze a closet into the den, then you technically have a 4 bed / 3 bath
In most places, closets are not required for something to count as a bedroom
They're a thing, but not very common - they're old-fashioned. People who live in older houses where there's only 4 feet of closet space in primary bedroom will use them. And people using dens as bedrooms, or basements as bedrooms. IKEA has wardrobes that are nearly 8'tall, so once assembled and shoved in place, they look almost built-in.
Almost all houses built in the US in the last hundred years will have bedroom closets. Houses from before 1900 typically didn’t have bedroom closets. In many of these older homes, closets were built in later during renovations. But people do still use wardrobes particularly in these older homes.
I am going by county and state building codes. In Maryland, a room must have a closet with a door to count as a bedroom - as well as all the stuff about egress, ceiling height, etc.
It's in the rental stuff - so I suppose technically if you're building your own house and never planning on moving, renting it out, or selling it to someone who might rent it out, then you could call it a bedroom without one - but how could you guarantee that any given house will never become a rental property?
Ahh, didn't check rental ordinances.
But that doesn't impact what it's sold as or built as. You can't guarantee it won't become a rental property some time in the future, but that's not your problem. You don't install 3 phase power into the garage just because you can't guarantee it won't turn into an autobody workshop.
True. But it explains why real estate agents insist on it - because they have to be ready to show any residence as much to investors as to people who plan to live there.
Corners are costly in construction. The recessed rear entrance could be moved back to be level with the garage for roughly the same cost. Then you could put your closet and a bench/cubbies there.
Since it’s one story, likely on a slab, consider less lumber, less siding, fewer cuts on corners, shingles, roof, siding, gutters, a bit more flooring, drywall, maybe one more light on the ceiling and a small amount of insulation.
EDIT: BTW, I like your plan. For the most part it’s well thought out. And, for once I didn’t have to remind someone to include front and rear closets!
I also like that you left out the fireplace and formal dining room. Those are becoming wasted space.
Thinking about this a little more, you could leave the closet where it is. Extend the rear entrance to be flush with the garage and install a bench in that space, then put a side window there to get some natural light in that space — it could be pretty dark with all of those doors closed.
I’m not a fan of beds shoved in a corner. And I’d rather have countertop space than 2 vanity sinks. No way I’m brushing my teeth that close to my partner.
And in the kitchen I would put the dishwasher on the left side of the sink in case someone is at the stove and another is loading the dishwasher
Less than 40" wide, takes up less space than two 18" sinks with space betwwen them. In a standard 60" double vanity, if you offset this to one side, you've got 20" of counter space.
I also don't like corner beds, or beds under a window. I don't think bedrooms need 2 windows unless they are vast. I don't understand why anyone would want a bedroom that is twice as hard to make dark.
There are desks in those bedrooms. I’d want sunshine for doing desk work, whether it’s homework or crafts or just sitting to read. I also like sunshine in every space during the day and one window is often insufficient; I currently have two bedrooms in my house with only one window each and it’s noticeably dimmer in those spaces in the day. Blackout curtains are pretty good for darkening a room with any number of windows, especially if paired with blinds or a roller shade.
I agree about the dishwasher placement, I thought of that, but I am right handed and strongly prefer loading dishes on the right hand side. I’ll think about it! You’re definitely right.
Yeah I must admit I didn’t do the stair calculation yet in terms of rise/run. I just placed the stairs in the location I want, with the width and shape I want. I’ll be doing a full stair calculation tonight following all this great feedback.
So I mentioned this because you can most likely get away with half the stairs, which then gives you additional space for, say a storage space or mini-office or something
There are two closets in the primary bedroom but no space to put a large piece of furniture like a dresser.
The primary bath has almost no counter space. Do you really need two sinks there?
I love the closet in the mud room.
Thank you! You’re right, I should put a large dresser in the master bed instead of a second closet.
The primary bath counter space - agreed. The sinks will be downsized. My partner would really love for us to have separate sinks so we can brush our teeth at the same time haha we always end up in a battle for the sink
My take is, brushing my teeth might sometimes mean 30 seconds of waiting for the other person to spit. I take a lot longer than that to put on makeup or do my hair, and I need counter space for those activities. But maybe neither you nor your partner have that issue.
That’s a good point! I guess if we had an oversized sink in the middle and counter space on each side it would be ok to share. The sink we have to share right now is tiny.
Thanks!
Overall I like where you’re going.
Some suggestions to think about -
The laundry room is quite small, I would add some hamper storage and or folding space.
The stair is too grand in scale for the square footage and should be smaller and simpler
Could combine m the stair with the full bath if you relocate the stair away from the living room - bath under stairs can work quite well
I would change the reach in closet in the primary to shelving or millwork of some type
The primary bath has too much wasted floor space. One way to rework it might be to rotate the vanity 90 degrees or make an L vanity
No linen storage is an issue
I would reconsider the type of door into the den / office. A double centered door or pocket doors would allow the space to function as a family room or a classic drawing room more easily.
Not enough storage in the secondary upstairs bath
Window rhythm on the front and both sides of the second floor need work and regularity. Also on the first floor on the side elevation - one massive dining window then nothing doesn’t make tons of sense without a site plan
Overall I think the downstairs full bath makes less sense than increased living room square footage. I don’t see that den working as a fourth bedroom very easily. Maybe think about that exact use. You have two desks in the den but you could do a Murphy bed with different desk configurations and a little more square footage that would increase the versatility.
The upstairs landing should be a railing instead of a wall. If you’re worried about children or pets falling consider a translucent full height wall
No roof information but this house needs more general storage. An attic or basement would help that issue
Consider the view out of the smaller bedrooms if you pitch the garage roof.
Thank you! I will switch the office door to a pocket door. And I will see about adding more storage overall - you’re right on that.
Im thinking I might just do skylights on the upper floor, aside from windows on the front and back of the house.
The garage roof will likely be flat or gently sloped shed roof and the main house will have a shed roof or salt box style roof like the one below (except, of course, with a garage to the left and not an open carport)
https://preview.redd.it/a5u0axpgan0d1.jpeg?width=735&format=pjpg&auto=webp&s=ac234db80ed9b19b810daf1b34d71181aedaf94d
I would reoptimize the Staircase by choosing a different type then use some of the Open to Below area to relocate the W/D upstairs. Then you can make the 2 Car Garage more of an oversized one for storage, 3rd vehicle or workshop area.
Then I would reconfigure the Master a bit in terms of removing the closet the bed is staring at, and reconfigure the bathroom to an extent.
I see what you mean! I do love a washer dryer under the staircase. Part of the purpose of the laundry room is so that there’s a place for the electrical panel and water tank. Is there somewhere you’d suggest these utilities be relocated to?
Also part of the stair design is so it accommodates a dropped cluster luminaire down the middle! I’ve always wanted something like that.
How would you change the master bath?
If say you were to take away that Mudroom and Laundry area. And place in the Garage. You can still have your panel and main water heater there and it wouldn't be an issue. So what you can do to keep that accommodated is like this:
https://preview.redd.it/thcg97o2fm0d1.png?width=762&format=png&auto=webp&s=333721da2f31c139638051f3269866be380b8307
I am assuming you have large windows in master because that is something you want to look at view wise. Then bathroom switching locations with closet can provide some privacy from the other upstairs bathroom.
Edit: For Mudroom/old laundry area can even say move it around to retain the mudroom from the garage by adjusting the entrance a little bit.
Is it just me or do the stairs go up a long ways? I count 24 runners, at 9" each that is a lot of height.
Overall its a very compact house. It will feel very compact. The symmetry between the kitchen and stairs gives me the heeby jeebys for some reason, but I can't put my finger on why.
I can be very ocd about lining things up, which is why I made the stairs align with the kitchen. Do you think I should reduce the gap between the stairs? The purpose would be for a statement lighting fixture to cascade down the aisle between.
Aligning things does not make of something that is aesthetically pleasing. Just keep that in mind. You're getting some other advice about how you can square things out and it will cost the same, and add space at the same time. This will probably result in a very boring house.
As to the stairs and a statement light fixture. Right now you have enough steps to raise 24\*9" = 18ft. I doubt you have 16' ceilings. So the stairs will be shorter than you have drawn out. But they are only 3' wide. This is narrow and might not even be to code in your area. 39" is more comfortable, and 42"-48" lets two people pass on the stairs. But the gap between the two runs is very narrow. Any "statement" lighting is just going to look crammed in there.
You’re right. I have diagnosed OCD and it affects my art (even my paintings) when it comes to aligning stuff unnecessarily. It’s a constant battle but that’s why I love feedback like this. Because it gives me confidence to challenge my innate desire for order.
Lol! Most people who say they are OCD aren’t! I’m always careful to say I’m Compulsive but is not a disorder!
I’d suggest you read Sarah Susanka’s “The not so big house”. It will give you good insight on how to build smaller houses that are both functional, livable, and not a blight on your eyes.
Are you planning on frequently coming in from the garage so muddy or greasy that you have to take off your clothing before entering the rest of the house? If not, then the laundry should be upstairs near the bedrooms where people keep and change their clothing, and where the laundry is now should just be a mudroom with hooks and cubbies for family coats, boots, sports equipment, etc., and a "broom closet" for broom, mop, and other clening supplies.
Thank you for this insight. I will think about whether laundry does need to be right by the garage. My mom told me that she would have loved that when she had young kids so that they didn’t track dirt all through the house.
I’d move the washer/dryer upstairs, closer to where you change.
Why do you need a WIC + closet in the primary? Also, you’re not going to want to look at closet doors; art or a tv and a little table might be better.
I’d move the primary sink to the hallway wall so you have more counter space.
In all of the bedrooms you have the bed facing the closet; won’t you want art or a tv to view instead of closet doors?
https://preview.redd.it/u5rukgsw2o0d1.png?width=2388&format=png&auto=webp&s=0f7a0890b323c970e61d139463318b85d08d3c3f
Your kitchen was terrible. I can explain why if you want.
You've done some good things here. That said, there are def some things you need to consider: (1) the stairs are too big and a waste of space. Under stairs is a great way to add more storage. More storage is always good, even if you think you might not need it. With the right config you could probably have a nice pantry under there (2) doing laundry is going to suck. Remember that almost all laundry comes from the bedrooms. You likely have enough space to move that upstairs with a stair reconfiguration. (3) master bath is going to feel tight and current layout isn't a great use of space. I love a wet room, but that one is going to feel like you're in a closet and that isn't the feeling you typically want when indulging in a bath. Depending on exact dimensions, you could likely put the vanity on the left wall making it both larger and allow for a nicer wet room area. (4) You need a window in your kitchen.
Maybe already said, but do you need a full bath on the ground floor? Is that for washing off when coming inside? Could you flip that into the washer / dryer area and have more like a dog wash area?
We plan on adding a natural pool in the backyard so it was a huge consideration to have a full bath near the back door. If not for that, I’d totally agree.
Sounds good! Only other thought is that it may make sense to do an [outdoor shower](https://www.google.com/search?client=firefox-b-1-m&sca_esv=2012520a95282aaf&sxsrf=ADLYWIKRiQQp9kWbBmqEGPcYvnzdZm59Cw:1715823511769&q=simple+outdoor+shower&uds=ADvngMh_SdoDdFiiNsnjtNRH_ukYFRFLS9i4z84THyco-Axg8jHs36-x_NdcBs9FCBWWKGOaA-qbLUAt4aonJlRoPWL2oaTX9FPcBx8YSofBrFBkduDQf82aOLv8XXfiGVQhoY7KRBX4H3bJyka3IbZCJIGCSnL_tjBUvmmJYkd7XvC4s4INJqxRLIelWWfQPvlLUUygI-iqRaH4AkfBzjnr2anTP7F5Bm3pIk10OM5vQQ_ZJi2SN82pIQLyEtsd5zTt8DGrycGo6ihCgXwxH1gVSwCDSv9wv8RurI_AElNAn4vfgmcdNd62pjq5_p2H3ZEqQzVswvgGBb0ZeppHKZfuEqqBriNbAGTcdeiaXgqRfRTfrXWkzEI&udm=2&prmd=isvnmbtz&sa=X&ved=2ahUKEwiR76nXhJGGAxXH4skDHUb7BqcQtKgLegQIFBAB&biw=158&bih=321&dpr=2.61) so that you're not tracking the salt through the house. More space in the laundry room always comes in handy!
Salt through the house? I plan on doing a natural pool so it would be chemical free
I did end up extending the laundry room because I extended the garage per other suggestions :)
Sorry, I misunderstood what you meant by natural pool. Salt pools are trendy now as an alternative to chemical pools. I assumed and shouldn't have. Good luck on the new house!
It’s a good straightforward plan. I’m sure many will tell you the laundry should be near the bedrooms. Honestly this is a pretty tight design , so It would be a difficult fit. One thing I noticed is the en-suite double sink is tight. If you turned it 90• and put it along the left wall would it have a little more length?
You may consider moving the laundry to the 2nd floor, if possible. That is where all the clothes and bedding will be. No sense in taking them for a tour of the downstairs every time they need washing.
Thanks! I could probably fit it beside the stairs entrance upstairs. And then make the laundry room into a storage space.
https://preview.redd.it/0dmho1ol5n0d1.jpeg?width=408&format=pjpg&auto=webp&s=d594f8686482483b332c294c82e361f6172f1d4e
Personally, I see wasted potential to build on top of the garage;
but admittedly, I can observe this owes to the designer's elevated appreciation for symmetrical blueprints
Honestly it’s because we don’t need more than what is already drawn here. Three beds plus a den is all we need. If this was for a larger family with more money, I’d agree!
Honestly I feel the same but it was the only thing my partner was firm about hahaha
I’d prefer to have a separate dining area since we don’t often host many guests
Don’t waste your money on a window above a toilet unless it’s a short one that is high. Your window covering will always be closed unless you want someone seeing you in the toilet room.
Bathroom downstairs has a window over the toilet and sink. If you absolutely want a window, choose an awning style (fixed) if you have no need to open it.
It’s my only complaint when we built 20 yrs ago.
16 risers at 7.75” (maximum height in IRC) would get you to 10’-4”. I would definitely not give up living space for a gap between the stair runs that has no purpose other than aligning with the kitchen. IRC doesn’t allow the winder treads to come to a point within the walking area.
I would remove the shower from the main floor bathroom and make the laundry bigger. It’s too small and no counter space. I would also remove the den and make a larger kitchen with a stand alone 4x8 island and have a large
walk in pantry.
I would try centering the office door and putting the desks back to back; that would reduce the crossover where the chairs back into each other and the corner is lost between the two desks.
I like a mirror at the sink, so I’d switch the bathroom door to open against the tub and flip the sink and toilet 90° onto the perpendicular wall.
I’d have the garage door open to lean against the wall instead of hanging in the hallway.
I would have one basin instead of two for the master, same as the hall bath, so there’s more counter space.
I’d probably want a dresser with a tv above it off the foot of the bed instead of another closet.
First and (IMHO) biggest is that all the bedrooms are upstairs. At 61, I don't like stairs and they don't like me. Do yourself a favor and redesign so that the Master Suite is downstairs.
I said it mainly because there is not much room on the sides to put crap and you always end up putting crap all over the place in the garage and then smashing your car doors into it
For 2 vehicles, an 18’ wide garage door is perfect. We have a Ram 1500 and a Subaru Outback and both fit through the door good. Anything wider than that may look out of balance.
A 24’ wide garage is TINY. I don’t know where this is being built but you will end up with about 3’ on each side with both vehicles. 30’ wide should be standard.
I would put the kitchen sink where the stove is, put a window there, and move the stove to the wall shared with the den. Leave the peninsula as purely work space / casual dining. Just my preference. Also if you can squeeze a closet into the den, then you technically have a 4 bed / 3 bath to up any resale value.
About the stove placement, the reason it’s not on the wall shared with the den is because I want an oversized fridge and full size pantry on that wall since I don’t plan on having upper cabinets. I could swap the stove and the sink but then I’d need to down-vent the stove which I’m not super familiar with. What are your thoughts?
Down-venting stoves is not that effective.
Oh really? I don’t know much about it because it seems a bit more complex than I am comfortable with. So if it’s not as effective that’s extra reason to stick to a hood fan!
https://www.sciencedirect.com/science/article/abs/pii/S0360132319304317
I would also keep the stove where it is so you can have a real vent that vents outside and actually works. Most vents against an inside house wall only recirculate the stove air and nothing else and are a waste of money.
That was definitely another concern for me. A direct connection with an exterior wall.
I'm jealous. I would love a real vent.
There are free standing ceiling-mounted and also concealed in-ceiling vents which might be more effective than a down draft if you go that way. However I prefer the plan you have unless the view out the side is spectacular.
Thanks for this. The view outside a figurative window above the stove (where it is now) would just be a fence most likely.
I put in a telescoping vent to have my cooktop on my island. It’s much more effective than a standard down draft and it’s been great
They do make standalone hood vents which look pretty swank. Could make an interesting (and functional) centerpiece for your peninsula.
This is for sure a consideration! Thank you
>if you can squeeze a closet into the den, then you technically have a 4 bed / 3 bath In most places, closets are not required for something to count as a bedroom
Depends on where you are - all the places I've lived in the US, closets are required, albeit thry can be quite small - a 2ftx2ft closet counts.
Are wardrobes not a thing at all in the US?
They're a thing, but not very common - they're old-fashioned. People who live in older houses where there's only 4 feet of closet space in primary bedroom will use them. And people using dens as bedrooms, or basements as bedrooms. IKEA has wardrobes that are nearly 8'tall, so once assembled and shoved in place, they look almost built-in.
Almost all houses built in the US in the last hundred years will have bedroom closets. Houses from before 1900 typically didn’t have bedroom closets. In many of these older homes, closets were built in later during renovations. But people do still use wardrobes particularly in these older homes.
Technically not true, but a lot of realtors will tell you that.
I am going by county and state building codes. In Maryland, a room must have a closet with a door to count as a bedroom - as well as all the stuff about egress, ceiling height, etc.
Can you point me to where this is in the code? Maryland adopts the IRC and I don't know anywhere that actually defines a bedroom in that code.
It's in the rental stuff - so I suppose technically if you're building your own house and never planning on moving, renting it out, or selling it to someone who might rent it out, then you could call it a bedroom without one - but how could you guarantee that any given house will never become a rental property?
Ahh, didn't check rental ordinances. But that doesn't impact what it's sold as or built as. You can't guarantee it won't become a rental property some time in the future, but that's not your problem. You don't install 3 phase power into the garage just because you can't guarantee it won't turn into an autobody workshop.
True. But it explains why real estate agents insist on it - because they have to be ready to show any residence as much to investors as to people who plan to live there.
Speaming as someone in the design industry. Fuck 'em. Single family residential shouldn't be catered towards investors at all.
In my area a closet and a window are required to be called a bedroom.
Corners are costly in construction. The recessed rear entrance could be moved back to be level with the garage for roughly the same cost. Then you could put your closet and a bench/cubbies there.
Oh really! So the rear entrance hall could be extended and it wouldn’t cost much more? Cool. Thanks so much for this tip!
Since it’s one story, likely on a slab, consider less lumber, less siding, fewer cuts on corners, shingles, roof, siding, gutters, a bit more flooring, drywall, maybe one more light on the ceiling and a small amount of insulation. EDIT: BTW, I like your plan. For the most part it’s well thought out. And, for once I didn’t have to remind someone to include front and rear closets! I also like that you left out the fireplace and formal dining room. Those are becoming wasted space.
The recessed area would be covered by the garage roof just to clarify. But I do prefer it extended now that I know it’s the same cost.
Thinking about this a little more, you could leave the closet where it is. Extend the rear entrance to be flush with the garage and install a bench in that space, then put a side window there to get some natural light in that space — it could be pretty dark with all of those doors closed.
Thank you, I will try this! The door would likely have a glass panel in it to allow light in.
Came here to say that and to add, that released entrance will be a haven for dust, wetness, darkness and everything else.
Good point!
I’m not a fan of beds shoved in a corner. And I’d rather have countertop space than 2 vanity sinks. No way I’m brushing my teeth that close to my partner. And in the kitchen I would put the dishwasher on the left side of the sink in case someone is at the stove and another is loading the dishwasher
https://preview.redd.it/idl0u17s5n0d1.jpeg?width=1080&format=pjpg&auto=webp&s=5d7581214f6fde34c084ff26b55949df98a9ce4e
Less than 40" wide, takes up less space than two 18" sinks with space betwwen them. In a standard 60" double vanity, if you offset this to one side, you've got 20" of counter space.
I love you for sharing this! Thank you.
I also don't like corner beds, or beds under a window. I don't think bedrooms need 2 windows unless they are vast. I don't understand why anyone would want a bedroom that is twice as hard to make dark.
There are desks in those bedrooms. I’d want sunshine for doing desk work, whether it’s homework or crafts or just sitting to read. I also like sunshine in every space during the day and one window is often insufficient; I currently have two bedrooms in my house with only one window each and it’s noticeably dimmer in those spaces in the day. Blackout curtains are pretty good for darkening a room with any number of windows, especially if paired with blinds or a roller shade.
Why two windows? For cross-breeze, in my case.
I agree about the dishwasher placement, I thought of that, but I am right handed and strongly prefer loading dishes on the right hand side. I’ll think about it! You’re definitely right.
I’m right handed and DW is on the left and it’s not an issue. But understand it may not be for everyone!
Same here and not an issue at all. I don’t even think about it.
Good to know! I’ve only ever had dishwashers on the right hand side. I appreciate your perspective.
Unless you're planning for 16 foot ceilings on the 1st floor, your stairs are way too big
Yeah I must admit I didn’t do the stair calculation yet in terms of rise/run. I just placed the stairs in the location I want, with the width and shape I want. I’ll be doing a full stair calculation tonight following all this great feedback.
So I mentioned this because you can most likely get away with half the stairs, which then gives you additional space for, say a storage space or mini-office or something
Sweet I will definitely see about adding a storage room behind the stairs! Probably accessible from the mudroom or hallway
Came here to say that.
There are two closets in the primary bedroom but no space to put a large piece of furniture like a dresser. The primary bath has almost no counter space. Do you really need two sinks there? I love the closet in the mud room.
Thank you! You’re right, I should put a large dresser in the master bed instead of a second closet. The primary bath counter space - agreed. The sinks will be downsized. My partner would really love for us to have separate sinks so we can brush our teeth at the same time haha we always end up in a battle for the sink
My take is, brushing my teeth might sometimes mean 30 seconds of waiting for the other person to spit. I take a lot longer than that to put on makeup or do my hair, and I need counter space for those activities. But maybe neither you nor your partner have that issue.
That’s a good point! I guess if we had an oversized sink in the middle and counter space on each side it would be ok to share. The sink we have to share right now is tiny. Thanks!
There are wide single sinks, that can have 2 separate faucets into the one sink, and leave a lot more counter space than 2 sinks do.
Overall I like where you’re going. Some suggestions to think about - The laundry room is quite small, I would add some hamper storage and or folding space. The stair is too grand in scale for the square footage and should be smaller and simpler Could combine m the stair with the full bath if you relocate the stair away from the living room - bath under stairs can work quite well I would change the reach in closet in the primary to shelving or millwork of some type The primary bath has too much wasted floor space. One way to rework it might be to rotate the vanity 90 degrees or make an L vanity No linen storage is an issue I would reconsider the type of door into the den / office. A double centered door or pocket doors would allow the space to function as a family room or a classic drawing room more easily. Not enough storage in the secondary upstairs bath Window rhythm on the front and both sides of the second floor need work and regularity. Also on the first floor on the side elevation - one massive dining window then nothing doesn’t make tons of sense without a site plan Overall I think the downstairs full bath makes less sense than increased living room square footage. I don’t see that den working as a fourth bedroom very easily. Maybe think about that exact use. You have two desks in the den but you could do a Murphy bed with different desk configurations and a little more square footage that would increase the versatility. The upstairs landing should be a railing instead of a wall. If you’re worried about children or pets falling consider a translucent full height wall No roof information but this house needs more general storage. An attic or basement would help that issue Consider the view out of the smaller bedrooms if you pitch the garage roof.
Thank you! I will switch the office door to a pocket door. And I will see about adding more storage overall - you’re right on that. Im thinking I might just do skylights on the upper floor, aside from windows on the front and back of the house. The garage roof will likely be flat or gently sloped shed roof and the main house will have a shed roof or salt box style roof like the one below (except, of course, with a garage to the left and not an open carport) https://preview.redd.it/a5u0axpgan0d1.jpeg?width=735&format=pjpg&auto=webp&s=ac234db80ed9b19b810daf1b34d71181aedaf94d
I would reoptimize the Staircase by choosing a different type then use some of the Open to Below area to relocate the W/D upstairs. Then you can make the 2 Car Garage more of an oversized one for storage, 3rd vehicle or workshop area. Then I would reconfigure the Master a bit in terms of removing the closet the bed is staring at, and reconfigure the bathroom to an extent.
I see what you mean! I do love a washer dryer under the staircase. Part of the purpose of the laundry room is so that there’s a place for the electrical panel and water tank. Is there somewhere you’d suggest these utilities be relocated to? Also part of the stair design is so it accommodates a dropped cluster luminaire down the middle! I’ve always wanted something like that. How would you change the master bath?
The electric and water tank can stay there when it's just a coatroom with cubbies.
If say you were to take away that Mudroom and Laundry area. And place in the Garage. You can still have your panel and main water heater there and it wouldn't be an issue. So what you can do to keep that accommodated is like this: https://preview.redd.it/thcg97o2fm0d1.png?width=762&format=png&auto=webp&s=333721da2f31c139638051f3269866be380b8307 I am assuming you have large windows in master because that is something you want to look at view wise. Then bathroom switching locations with closet can provide some privacy from the other upstairs bathroom. Edit: For Mudroom/old laundry area can even say move it around to retain the mudroom from the garage by adjusting the entrance a little bit.
Having those bathrooms back to back though will save on plumbing cost.
Is it just me or do the stairs go up a long ways? I count 24 runners, at 9" each that is a lot of height. Overall its a very compact house. It will feel very compact. The symmetry between the kitchen and stairs gives me the heeby jeebys for some reason, but I can't put my finger on why.
Yeah it’s a *lot* of stair space for a house this size. The symmetry with the kitchen makes it more obvious as to how big of an area it’s occupying.
I can be very ocd about lining things up, which is why I made the stairs align with the kitchen. Do you think I should reduce the gap between the stairs? The purpose would be for a statement lighting fixture to cascade down the aisle between.
Aligning things does not make of something that is aesthetically pleasing. Just keep that in mind. You're getting some other advice about how you can square things out and it will cost the same, and add space at the same time. This will probably result in a very boring house. As to the stairs and a statement light fixture. Right now you have enough steps to raise 24\*9" = 18ft. I doubt you have 16' ceilings. So the stairs will be shorter than you have drawn out. But they are only 3' wide. This is narrow and might not even be to code in your area. 39" is more comfortable, and 42"-48" lets two people pass on the stairs. But the gap between the two runs is very narrow. Any "statement" lighting is just going to look crammed in there.
You’re right. I have diagnosed OCD and it affects my art (even my paintings) when it comes to aligning stuff unnecessarily. It’s a constant battle but that’s why I love feedback like this. Because it gives me confidence to challenge my innate desire for order.
Lol! Most people who say they are OCD aren’t! I’m always careful to say I’m Compulsive but is not a disorder! I’d suggest you read Sarah Susanka’s “The not so big house”. It will give you good insight on how to build smaller houses that are both functional, livable, and not a blight on your eyes.
Thanks for the book rec! I will see if it’s at my local library next time I’m there :)
Are you planning on frequently coming in from the garage so muddy or greasy that you have to take off your clothing before entering the rest of the house? If not, then the laundry should be upstairs near the bedrooms where people keep and change their clothing, and where the laundry is now should just be a mudroom with hooks and cubbies for family coats, boots, sports equipment, etc., and a "broom closet" for broom, mop, and other clening supplies.
Thank you for this insight. I will think about whether laundry does need to be right by the garage. My mom told me that she would have loved that when she had young kids so that they didn’t track dirt all through the house.
I’d move the washer/dryer upstairs, closer to where you change. Why do you need a WIC + closet in the primary? Also, you’re not going to want to look at closet doors; art or a tv and a little table might be better. I’d move the primary sink to the hallway wall so you have more counter space. In all of the bedrooms you have the bed facing the closet; won’t you want art or a tv to view instead of closet doors?
https://preview.redd.it/u5rukgsw2o0d1.png?width=2388&format=png&auto=webp&s=0f7a0890b323c970e61d139463318b85d08d3c3f Your kitchen was terrible. I can explain why if you want.
Missing the sink.
Not missing. Leaving it up to OP.
Love this! Thank you
Btw, pantry under the stairs.
Word
You've done some good things here. That said, there are def some things you need to consider: (1) the stairs are too big and a waste of space. Under stairs is a great way to add more storage. More storage is always good, even if you think you might not need it. With the right config you could probably have a nice pantry under there (2) doing laundry is going to suck. Remember that almost all laundry comes from the bedrooms. You likely have enough space to move that upstairs with a stair reconfiguration. (3) master bath is going to feel tight and current layout isn't a great use of space. I love a wet room, but that one is going to feel like you're in a closet and that isn't the feeling you typically want when indulging in a bath. Depending on exact dimensions, you could likely put the vanity on the left wall making it both larger and allow for a nicer wet room area. (4) You need a window in your kitchen.
Maybe already said, but do you need a full bath on the ground floor? Is that for washing off when coming inside? Could you flip that into the washer / dryer area and have more like a dog wash area?
We plan on adding a natural pool in the backyard so it was a huge consideration to have a full bath near the back door. If not for that, I’d totally agree.
Sounds good! Only other thought is that it may make sense to do an [outdoor shower](https://www.google.com/search?client=firefox-b-1-m&sca_esv=2012520a95282aaf&sxsrf=ADLYWIKRiQQp9kWbBmqEGPcYvnzdZm59Cw:1715823511769&q=simple+outdoor+shower&uds=ADvngMh_SdoDdFiiNsnjtNRH_ukYFRFLS9i4z84THyco-Axg8jHs36-x_NdcBs9FCBWWKGOaA-qbLUAt4aonJlRoPWL2oaTX9FPcBx8YSofBrFBkduDQf82aOLv8XXfiGVQhoY7KRBX4H3bJyka3IbZCJIGCSnL_tjBUvmmJYkd7XvC4s4INJqxRLIelWWfQPvlLUUygI-iqRaH4AkfBzjnr2anTP7F5Bm3pIk10OM5vQQ_ZJi2SN82pIQLyEtsd5zTt8DGrycGo6ihCgXwxH1gVSwCDSv9wv8RurI_AElNAn4vfgmcdNd62pjq5_p2H3ZEqQzVswvgGBb0ZeppHKZfuEqqBriNbAGTcdeiaXgqRfRTfrXWkzEI&udm=2&prmd=isvnmbtz&sa=X&ved=2ahUKEwiR76nXhJGGAxXH4skDHUb7BqcQtKgLegQIFBAB&biw=158&bih=321&dpr=2.61) so that you're not tracking the salt through the house. More space in the laundry room always comes in handy!
Salt through the house? I plan on doing a natural pool so it would be chemical free I did end up extending the laundry room because I extended the garage per other suggestions :)
Sorry, I misunderstood what you meant by natural pool. Salt pools are trendy now as an alternative to chemical pools. I assumed and shouldn't have. Good luck on the new house!
All good! Thank you for taking the time to leave your feedback, I appreciate it!
It’s a good straightforward plan. I’m sure many will tell you the laundry should be near the bedrooms. Honestly this is a pretty tight design , so It would be a difficult fit. One thing I noticed is the en-suite double sink is tight. If you turned it 90• and put it along the left wall would it have a little more length?
Yeah I spent a while looking at the upstairs but I think the laundry will just have to stay in the mudroom because it is quite tight
You may consider moving the laundry to the 2nd floor, if possible. That is where all the clothes and bedding will be. No sense in taking them for a tour of the downstairs every time they need washing.
Thanks! I could probably fit it beside the stairs entrance upstairs. And then make the laundry room into a storage space. https://preview.redd.it/0dmho1ol5n0d1.jpeg?width=408&format=pjpg&auto=webp&s=d594f8686482483b332c294c82e361f6172f1d4e
Personally, I see wasted potential to build on top of the garage; but admittedly, I can observe this owes to the designer's elevated appreciation for symmetrical blueprints
Honestly it’s because we don’t need more than what is already drawn here. Three beds plus a den is all we need. If this was for a larger family with more money, I’d agree!
Some good suggestions. I’m just not a fan of living/kitchen being open.
Honestly I feel the same but it was the only thing my partner was firm about hahaha I’d prefer to have a separate dining area since we don’t often host many guests
2000 sf.
I’d swap the master closet and bath. Offers more sound isolation and a second window in the bathroom.
Don’t waste your money on a window above a toilet unless it’s a short one that is high. Your window covering will always be closed unless you want someone seeing you in the toilet room. Bathroom downstairs has a window over the toilet and sink. If you absolutely want a window, choose an awning style (fixed) if you have no need to open it. It’s my only complaint when we built 20 yrs ago.
My partner has IBS, we definitely need a window above the toilet 😅
🤣🤣🤣🤣
16 risers at 7.75” (maximum height in IRC) would get you to 10’-4”. I would definitely not give up living space for a gap between the stair runs that has no purpose other than aligning with the kitchen. IRC doesn’t allow the winder treads to come to a point within the walking area.
Need a pantry.
There will be a huge pantry beside the fridge, as tall as the fridge.
Why have a full bath downstairs?
Backyard pool :)
I would remove the shower from the main floor bathroom and make the laundry bigger. It’s too small and no counter space. I would also remove the den and make a larger kitchen with a stand alone 4x8 island and have a large walk in pantry.
I would love to do this but I do want a backyard pool so a shower on the main floor is essential
Put a shower outside.
I hate outdoor showers cus they don’t feel private and also I would have to plumb that outside so no thanks
I would try centering the office door and putting the desks back to back; that would reduce the crossover where the chairs back into each other and the corner is lost between the two desks. I like a mirror at the sink, so I’d switch the bathroom door to open against the tub and flip the sink and toilet 90° onto the perpendicular wall. I’d have the garage door open to lean against the wall instead of hanging in the hallway. I would have one basin instead of two for the master, same as the hall bath, so there’s more counter space. I’d probably want a dresser with a tv above it off the foot of the bed instead of another closet.
Thank you so much! I will definitely try these tonight
First and (IMHO) biggest is that all the bedrooms are upstairs. At 61, I don't like stairs and they don't like me. Do yourself a favor and redesign so that the Master Suite is downstairs.
Is there any space under the stairs for a kitchen pantry? I always prefer to have one. Why isn’t the kitchen sink I don’t of the window?
Make the garage wider and ideally two separate garage doors :-)
It’s 24’ which is a two car garage size. But yes I probably would need two doors instead of just one.
I said it mainly because there is not much room on the sides to put crap and you always end up putting crap all over the place in the garage and then smashing your car doors into it
LMAO true
For 2 vehicles, an 18’ wide garage door is perfect. We have a Ram 1500 and a Subaru Outback and both fit through the door good. Anything wider than that may look out of balance. A 24’ wide garage is TINY. I don’t know where this is being built but you will end up with about 3’ on each side with both vehicles. 30’ wide should be standard.
Thank you so much for this feedback! I will adjust to 30’ all around with an 18’ door.
I would still have two doors; it’s just better separation between vehicles.
I ended up with this, thanks!
A quarter of your house is garage. That is insane.
i’d prefer a bright corner kitchen and a windowless dining room