Pixie...you make a good point on the Pinterest side...it was more visual and with a lot of interiors to give a sense of style...but I did include a 17 different pictures/plans of old houses (although no farmhouses until this week, as pictures of old farmhouses that are 'unmuddled' were hard to come by on the web). I did give him a rather long list of prioritized architectural 'requirements' (on the first day...I'll upload those to the same site that is hosting all the plans) and the absolute and high priority items here. These were my 'absolutes' A. Add collar ties to attic joists B. Pull down attic access to use attic for storage C. Add attic ventilation E. 220v electric in basement for Euro Washer F. Shore up cracked main beam & replace rusty supports H. Add support alongside basement stairs I. Get rid of seepage in basement corner J. Replace missing joist cross braces in basement . Install full code compliant bathroom (gutted right now) N. Better heat dissipation upstairs O. Room for my DR table (seats 10) P. Add heat to DR Q. Fix side porch gutter/gap R. Keep any exterior work visually in the style of the period (mid-late 20s) S. More storage for my car stuff (temp controlled) T. More storage for tools & yard furniture U. Keep Gas for Dryer & Stove V. Retain as much original HWF as possible on 2nd floor W. Re-add HWF on first floor (prefer old growth) X. Replace existing Oil Boiler with less noisy Gas Boiler Y. Get rid of remaining cat smell Z. Rewire house and bring 220v into house AA. Add insulation BB. New Hot Water Heating system CC. Replace rusted waster/water/boiler pipes DD. Ensure plumbing lines are run to avoid freezing EE. Replace missing joists under bathtub FF. Remove excess vent piping in kitchen GG. Keep wall between Kitch/LR/DR HH. Have fully functioning kitchen again II. Double door opening from LR to DR JJ. Better air flow on first floor LL. Replace or shore up side entry MM. Less highway noise NN. Keep and strip all original woodwork PP. Shady space for hammock (stand or tree) QQ. Easy access to water outside RR. Block access to path from driveway SS. Remove Dead Tree in front yard High Priority A. Significantly reduce road noise in Master Bedroom B. Up to code deck E. Use deck as outdoor living space (big enough for dinner for 8-10, hammock) G. Place to store my wine glasses, linen and platter collection (DR hutch) H. Re-add Chair rail or wainscoting in DR I. Get rid of calcimine paint in DR J. Fix dark plaster spot (and source) in DR ceiling K. Somewhere to store garbage/recycling bins L. Keep wood gutters M. Ensure drains run far enough away from house N. Repaint trim O. Covered Parking for 2 cars P. First floor coat closet Q. Period appropriate lighting (no cans) R. Install crown molding S. No skylights T. Replace stopgap PEX and old plumbing with copper U. Keep existing radiators V. Plug any cracks/holes in foundation X. Take advantage of the park view Y. Better counterspace in the kitchen (currently 5 windows/doors in kitchen that impact counterspace) Z. Vintage wood cabinets AA. O'Keefe and Merritt 40" vintage stove BB. Farmhouse sink CC. Vintage kitchen hardware DD. Extend kitchen cabinets to ceiling EE. oven that fits 1/2 sheet pans FF. Good ventilation in kitchen GG. Permanently cap kitchen vent in chimney (if chimney not removed) II. Good use of corner kitchen cabinet space JJ. Place for recycling container KK. Gorgeous Vent Hood MM. More light in Kitchen OO. Install HWF in kitchen PP. More light in LR QQ. Add Fireplace RR. Place for couch in morning sun SS. Add Chimney Cap (if chimney not removed) TT. Shore up mortar and gap between chimney & roof (if chimney not removed) VV. In side entry, add heat and/or address plethora of cold air seepage WW. Reduce water runoff from street into sidewalk/yard XX. More electric outlets outside YY. Stereo speakers outside ZZ. Make backyard more level and fill in old fish pond AAA.Dog enclosure (physical or electronic) CCC.Install wider and level walking path between front walk, side door and basement entry DDD.Try to retain stone walls wherever possible Medium (not all, but the key ones) A. 3rd bedroom B. Add formal entryway C. Replace all MDF trim This post was edited by navi_jen on Tue, Aug 5, 14 at 10:41

Regarding the "You need an architect" angle, as with most things in the wacky world, it's very hard to neatly categorize an endeavor in a "one size fits all" assessment. There's all kinds of levels of inherent design talent among the owners here, from outstanding to horrible. And likely most of those who post their designs here think they fit into the former design talent category. And it's not just here, I deal with that sitting across a table from owners separated only from them by a pencil a scale and a roll of bumwad. In that setting of course, those folks have actually gone to an architect where I think here a minority of those who write "need input before meeting architect" actually end up seeing an architect, exceptions of course and Pardo might very well be one. And here I'm thinking of the word "architect" as describing somebody who's creative, not a person who will size the steel beams although an architect will do that too. Some may genuinely be thinking that when they write that they will be going to an architect but never get around to it. Others may have no intention of doing so but want it to look like they're seriously approaching the task of spending a healthy six figures of their money the best way possible. Here, I generally steer clear of offering comment to the folks who post their designs where it's thought out right down to where that narrow but tall kitchen cabinet will be to store the cookie sheets. In an impersonal setting like here it's always very difficult to get someone thinking differently, but especially so when such detailed thinking has gone into their design. And of course often the TIME ITSELF spent on the task becomes THE reason for not considering other solutions "But we've spent a lot of time on this!".........the fact that the result of that effort "sucks" (I don't use that word either Mark!) becomes secondary. So with all that said, for those who really ARE going to talk to someone creative, I think it's counter productive to put too much thought into the minutia of the design. The detailed preconceived ideas might likely end up being counter productive to being open about other thinking. I remind my own clients of this by thoughts of two creative people.... Steve Jobs observed “A lot of times, people don't know what they want until you show it to them. Everyone wanted an iPhone when they first appeared, but no one could have described what they wanted before seeing one". And Henry Ford mused "If I had asked people what they wanted they would have told me "A faster horse". A good architect, while still sizing the beams correctly and finding a nice spot for those pesky cookie sheets, will also lead the way through the intangibles of creating a great solution in the spirit of Mr. Ford and Mr. Jobs.

I am late to this post, and I fully admit I haven't read every comment. But here are my thoughts: First of all, this is BY FAR the best post I have ever read in this forum. Thorough, detailed, specific and with a wish list to boot. And there aren't even any spelling errors! Congrats to the OP As for the plans, a few comments: The upstairs layout seems fine. My only suggestion would be to make sure that you can fit the furniture that you want in all of the bedrooms. I would leave the stair where it is. It works well for the second floor, and is centrally located in the house. Make a design feature out of it; stairs can be beautiful and yours should be since it's visible everywhere in the house. Don't move it. As others have mentioned, the living/dining/kitchen space seems small, especially for a family of four and for entertaining. I would explore adding two feet at both the front and back, four feet in all. Give all of the extra space to the living room. The kitchen layout is OK, but perhaps the pantry at the top could be deeper without impinging on the eating space at the island. Finally, I would add more windows on the south wall to bring in more light. Even in San Diego it will be advantageous to have as much southern light as possible. Explore opportunities for this with your architect. Good luck!

this may be 100% irrelevant, but as I was looking at your plan I saw a lot of similarities to ours, so I’m posting what we ended up with in case it gives you any additional ideas. We kept tweaking our mudroom panty area, so it’s not labeled but the pantry is the room directly behind the kitchen and our mudroom is right behind that. I think you are on good track but not there yet. We had a lot of issues with that guest bath. And honestly there’s probably much better option than where we ended up, but we ended up closing off the entrance to the kitchen and adding a powder room. Two things I would say: even if you leave your kitchen where it is, I would prioritize making sure you get a window over your sink. secondly, if I had a master closet that big, I would for sure add a washer/dryer!