I'm late and you're already moving away from a U or courtyard house. I love them, though, so will toss in my thought. A patio can be too enclosed, not just because of blocking breezes (biggie) but also too isolative. And I say that as someone who definitely requires privacy. I also love detached garages because I hate what attached ones cost a home, and they also present an opportunity to create a covered breezeway porch or pergola-covered patio between, even to frame views in and out. So, while you're still musing, I want to toss in the idea of an L shape, or roughly L shape, with a detached garage positioned on another side to create a semi-enclosed area. This way the enclosed area gets the breezes, privacy, and a view out. It also could be a bit larger and/or better shaped, that is, not determined totally in size and shape by the exigencies of room layout. (I suspect that first one you posted would not live well--too long, narrow, and closed in.) It's also very nice to see a one-story planned. Yes, they are more expensive--particularly because they tend to require more land, not just construction cost; most typical subdivision lots with zoning restrictions are waaay too small. Because of that single-story houses are becoming a luxury style. They're already starting to be seen as more desirable for remodels, and it won't be long before people who automatically look for two stories now wish they could afford one. BTW, don't get too happy with a specific plan if you haven't purchased your land yet. Making the best of its features will change everything. Enjoy your planning.

Great comments! Keep them coming. I like the idea of pull- outs in the pantry. Sounds like it may be better than having a walk in. You are all giving me something to think about. Yes, the built-in buffet was an add-in that we requested due to limited storage space. And I agree it looks like it was just kind of stuck in there. I will be having my cabinets custom made so I am hoping to make it look better when done. I could recess the refrigerator back into the wall, but will that impinge on the entry space from the garage? I am afraid to open up the the den/kitchen area too much as I will lose some important cabinet spaces. I currently do not have a walk in pantry in my own home but we love our shallow depth (recessed in) wall cabinet. I open it up and can find everything. Although, my bulky items do have to go in a small hall closet. If I were to open up the space between the two rooms, how would that open up more design options? All I see with that would be open air with lost cabinet spaces. I think I would rather have more cabinet space. As for our broken-up design. I like a Traditional home. I currently live in one. I like having private more quiet spaces. Believe it or not I recently had a young family couple call us who found out I will be putting this house on the market soon. They are looking for a less open home to buy due to the noise factor of their current open design. The LR and DR were designed for pocket doors to keep out my animals when I am not using them. These will be glass pocket doors to allow light and open up the space visually. I can't stand that my cats and dog now have access to both rooms and lay all over my DR table and LR furniture. I will be having all wood floors with Oriental rugs so I don't think I will have to worry about my carpets going bad. There will only be two of us living in this home. We will be living on the main floor. The majority of our square footage is actually on the first floor. The home looks much bigger than it is going to be. The left end of the home that you don't see (couldn't fit it on my scanner) will have a MBR suite with a large walk-in closet and an additional second master (exercise room) with a separate full bath. The second floor is separated. The bonus storage space (not to be finished) over the garage can only be accessed through the laundry room. We can not have a basement due to the high water table where we will be moving. There will be two bedrooms upstairs sharing a Hollywood bath and a sitting area above the library. This area has two staircases that access it. One from the library stairs and the central staircase.

Bicky Congrats on your remodel - My concern as Rhome has pointed out is "11th hour" - I personally see that as a false deadline someone has put in a homeowner's mind - In today's economy builders, architects, suppliers are all willing to bend a little because the supply far outweighs the demand. Having said that I would venture your reason for posting this at the '11th hour' was some uncertainty has crept in. As you know there are lots of well intended very bright people on this forum that are TKO for the benefit of others - they help see the forest despite the trees. They want nothing more than to see a finished product that is functional, beautiful and what the original poster set out to do. Architects, builders, GC, KD may or may not have a family, entertain, cook/clean, host parties on a regular basis so their limitations lie within their education and training. - As with any design something gained is typically coupled with a compromise of something lost. I can appreciate what many are trying to help you with in the above responses. You have a great space to work with and it has function. If the configuration was tweaked a bit you may find that you gain efficiency and better function. A few things that came to mind for me while reviewing your plans 1. Cook top placement - You have a great expanse of exterior wall that is not in front of a window that seems more functional. The reasons I see for not in front of a window - Inability to properly vent the cooktop - yes there are solutions (downdraft) but they are less than desirable and lack efficient venting. I spend much more time prepping (as do most) than cooking - so the view out the window is sort of lost - unless I'm making a risotto (stir for 20 min) I'm not typically standing at the cook top for prolonged periods. Cleaning - much easier to clean and/or not notice a dirty tile back splash than a window. With all the open shelving - you will have a constant battle keeping what you store on the shelving clean (ask how I know) Just noticed a hood in front of the window? 2. 2 little refrigerators - Personally I see several things with this. Traffic patterns as others have pointed out - The constant "where is the?" both from you (whom I assume will put groceries away), guests & the rest of the family. The sizing will limit you in the future when one/both fail - avg life expectancy 12-15 yrs (that may be pushing it) 3. 2 DWs - I have less of an issue with this in your plan due to the placement of the 2nd - but will say, I have many friends who regret 2nd DW as they find they never are in use. Again that has the propensity to create some confusion - where is the ? I thought I put it... 4.Desk - I understand your desire to have one - Do a search many on this forum where celebrating new configurations in their remodels and ridding the dumping ground desk. With today's technology you can have your laptop virtually anywhere. If you strongly desire it I would propose putting it in the pantry area - out of site. 5. I agree about the location of the 2 sinks back to back - and in your expansive kitchen - I would want lots of elbow room for prep If you removed the desk - you have room for reg sized fridge in that corner - move the cooktop to center that exterior expanse of wall and vent it directly out Rhome, Bhuel, Bmore are all much better with floor plan, foot traffic, etc Step back, stand at the far end of your family room & look into the kitchen - Is that the vision you had in mind? For me, Looking into the kitchen & seeing the large window covered with a hood would really bother me - Don't let others pressure you with false deadlines - what will happen if you take an additional week, 2 weeks, 1 month. Given the expanse of this project and the investment I can't stress enough to not hurry to the finish line. Since this is existing space, I would recommend posting pics of the space as it exists - I am enamoured by the talents of people here & their abilities to configure other's spaces ALl the best to you

I played around some different ideas, here is a layout if we have to keep the wall. Yes, the broom closet is very small, but decent enough to hold a vacuum, mop, or broom. I may have to do shallower base cabinets on the broom closet wall. The furniture layout in the dining room looks cramped, but we have not bought anything yet. These are the dimensions of a set I have my eye on; however I may have to keep looking for a smaller dining room set. There shouldn't be alot of traffic to the upstairs, the 2 kids bedrooms are there, but they aren't with us full time, and chairs will be pulled in, etc... Also, this may be interesting for you, but there is a door for every doorway in this house (excluding into living from current dining). Not all the doors are hung, but they are still with the house. That's 11 interior doors on the main floor (including closet). The entrance to the sunroom used to have double glass doors, but those were removed along time ago and are not around anymore unfortunately.