It's such a small house that there are a lot of limitations. I don't think that kitchen is large enough for the island and a table. I'd eliminate the shower in the master bath and just make it a shower/tub combo. Or make it a larger shower since you have a tub in the other bathroom. I'd have a single vanity sink in the master. Then I'd slide BR 2 and 3 over (using the saved space) and make the kitchen a little bigger. Try to line the kitchen wall up with the right side stairway wall.

I'd put the washer and dryer in the basement (this is a split, correct?). The house plan has a lot of wasted space with hallways, but I don't know how to minimize that. I'd swap the location of the master closet and bathroom to give more privacy.

I think with some redesign in the bedroom area (work to lower the sf of hallway, move the washer and dryer downstairs) you could make the kitchen larger and make the bedrooms more efficient.

I would make the area over the kitchen and living room vaulted.

Also, I would be careful about thinking you can sell a house after two years. I don't know where you are, but the market is pretty bad in a lot of places and is expected to get worse. Also, split levels are notoriously difficult to sell. Many people consider them dated and undesirable.

Here is your plan linked below:

It does feel a little tight in some areas and I think the proportions could be changed a little. For example, the walk in closet is nearly as big as the master bedroom. I don't really like doors off the Master when it's on the front of the house. Would they be walking out to a deck of some sort? I see you have a hillside there so I'm not sure where you step out. I know you are trying to save construction costs but I gotta say that my Sis in Law HATES having to bring grocerices up from her garage that is under her house.

The housing market in our area isn't as bad as some are having right now. But I know what Sue means about the uncertainty.

Here is a link that might be useful: {{gwi:1509377}}

The approach to "bedroom 3" is really tight. Consider a angled wall between the two sinks in the master bath...this should open up that area in front of the bedroom door.

I doubt you will save by putting your garage underground. It is not only inconvenient, it takes space away from your interior because it requires stairs. If you aren't going to want/use a true basement, why build stairs?

I'd start over. I'm not crazy about this plan and I don't like the lot limitations. I'd also pay attention to the warnings about poor RE markets. Tighter mortgage standards are drying up the starter home market. (Where are you building?)

Well, thanks, guys... I like the idea about angling the corner in the master bath. The other suggestions, I will think about.

We are in Oregon, and smaller houses are still selling, I hear. No telling what will happen but if we have to live there awhile that will be fine.

Split level is pretty common here. Lots of hills.

Hey fellow Oregonian! I agree about the market here. It has slowed but not stalled as in other areas of the country. I'm on the West side (inside the Urban Growth Boundary) Which side of the river are you? Good Luck with your build!

Lindy

I don't think that is a split level. It's a one-story with a drive-under garage.

I think it's OK - the living area and kitchen are generous.
The bedrooms are small for anything other than a weekend place or a couple with one young child.

I'd put a stackable w/d in the closet area on the top of the stairs and try to reclaim some hallway space for the master. I'd re-orient it and try and get the closet near the bath. I'd also do a one-sink master bath - that extra space is more valuable elsewhere. I'd put the hall bath next to the master bath and then one decent sized secondary bedroom and one office that could also be a nursery or guest bedroom with a daybed.

1439 square feet ought to be enough for three bedrooms, but somehow it's not. As someone pointed out, maybe it's the stairs taking up a lot of space.

The first house that DH and I purchased after we got married was 1450 SF which included 3 BR & 2 1/2 baths. The master bath included a WIC, garden tub, shower and double vanity. The eat-in-kitchen had tons of cabinets including a penninsula. That penninsula gave us additional storage on the back side and a WIDE work area for prep (no need for an island). The rooms were very spacious, including the 9X11 laundy room. I believe to this day that our first house was far more funtional than any we have lived in since...including the one that we live in now that's twice the size! My point is that there wasn't an inch of wasted space.

Please don't take this the wrong way, but I think that part of the problem I'm having with your plan is that the spaces are awkward and while they might look OK to you on paper they won't be terribly functional in real life situations. In small houses sometimes simpler is better. I think I'd try some alternatives before settling on this layout.

"I don't think that is a split level. It's a one-story with a drive-under garage."

Based on the staircase, where you enter on a landing and then go up 6 steps to the living area or down 6 steps to the "basement"/garage, that is what we call a split level around here. I haven't seen a new one built in 15 years. A split level IS a one story with a garage and basement half under. Meaning the windows in the basement are not as short in height as typical basement windows, but they are not usually as tall as the living floor windows.

I didn't notice the entry - but I still don't think that makes it a split level (although I guess the terminology is regional). The living area is all one level - it's only the entry that's a half-level off. Would this be a split entry?

I though a split-level was a house with two stories (possibly with the lower story being a basement or garage) in one area and a one story in another - and the the story part is in the middle (vertically) of the two other stories.

Regardless of the terminology, it's a very dated style. I would look to plans designed for coastal living where they do elevated first floors with lots of exterior stairs up. I think you would be better off with the stairs on the outside and entering into your main level - not a landing. Then just have a separate set of interior stairs to the basement.

Here in TN...we call it a split-foyer.

Well I went back to the drawing board, tell me what you think of it now:
http://mmhouse.homestead.com/houseplanversion2.html

Thanks everybody for the suggestions. I appreciate your taking the time. Even if I didn't use your suggestion it probably helped me to look it in a new light and making some changes.

Oh I forgot to mention that I changed it from a split foyer to a staircase in the back. Will have to walk to the back of the garage to access. I think it will be OK though.

The stairs will only be about 7-10 (closest end, 7 ft) feet back from where the front of the cars will be. In the plan they are turning left, but they will probably need to turn right, or perhaps left AND right, if we end up doing a full basement.

From what little I know about stairs, these will be adequate for an 8 ft ceiling. I'm hoping that part "works" as it's drawn...

If the stairs won't fit then, I don't know...keep trying to figure something out, I guess.

I have looked at probably thousands of stock house plans. This is a very unique lot so it's hard to find something that will work.

MUCH better!!! That's a far better use of space than the first design. I like it. :o)

Be sure to switch the swing of the front door.

Can someone do a link to the second plan? Thanks.

I like it better too. You've gained a bit of space in the bedrooms and I think it's much more functional. I still dislike having to cart groceries up stairs but I think this is much better than the first one. Good Luck

Here is a link that might be useful: New Plan

I like this better, too. It's a shame to waste a nice outside corner on the MBR closet though. Is the MBR a bit larger than it needs to be? If you have a walk-in closet you probably don't need any dresser IN the BR. I'd also prefer a bed on an inside wall -- just my choice.

Friends once built a home with an underground garage. They installed a dumb waiter for groceries.

If it were my plan, in bedroom three I would change the window to the north side of the building so the light isn't blinding at night time (when most people are around).

just a thought. if it were me, i would open the kitchen/dining with the den. knocking out those walls would give the home a larger feel. it might even allow you to shift everything and enlarge the two back bedrooms a bit. there seem to be alot of walls for a small home, but that is also personal preference, i think it will be a great house the way it is. the recent changes to bedroom entry make a big difference.

My thoughts were the same as Marle. I would knock out that mini wall between the kitchen/living and make the kitchen on the far end, a larger dining table in the middle and the living on the other end. Many open floor plans call for this type of arrangement.

wow, where I live in Manitoba Canada, this is considered a good sized home! NOT small at all! I guess it all depends on where you live.

Where we live this would be more considered a bi-level. We live in the praires so there aren't alot of hills to build around.

plan looks good to me. I like it more when the rooms are more defined.