A general comment about the rooms and then I will look at the layout. I prefer the one room plan rather than the room swap. If you swap the rooms the kitchen is then open to both the DR AND the living room. If you have company, they would have to walk through the kitchen and it's mess to get from the DR to the living room.

The one room plan does have a nicer flow to it, I think, and it will be easier to keep your guests out of the kitchen.

In the one room plan - what is in the top right corner? And is the sink in the top left corner?

@blfenton, yes that's the sink in the top left and a window seat in the top right. I've got my heart set on the kohler stages 33" sink so I've got the corner cabinet at 42". The windows are only 28" from the floor and they view the front of the house so I'm limited there --thus the window seat. I like the one room plan as well but that still leaves that unused space in front of the fireplace unused..... I thought the island being closer made it look a little less awkward. I'm hoping the "room swap" plan will look connected with only 42" high credenza/cupboards. I also forgot to mention this is a simple 1600 sq.ft. California bungalow so as I put in my original "do I have to have a prep sink" post I don't wanna put pinstripes on a Pinto.... I've gone from not liking any plans to having more than 1 to decide between. Things are looking up with the help of garden-webbers. Thanks for responding!

in order to get good help on a LO you'll need to post it here. It'll need to show measurements wall to wall, doors (and where they go to), windows (in your case hght from flr). Width measurements for the doors and windows. width for fridge, sink and stove also.

you'll also need to include the DR area in the measurements and that of the fireplace if you want that option considered.

putting it on graph paper is best- using maybe 1 sq per foot... and the writing (measurements) needs to be large & dark enough to be read. (some of us don't have the best eyes anymore)

i'm probably forgetting something, but someone will pop on and add it.

Hi Xtacie,

Here are a few of your pictures showing your layout choices:

One room plan:

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"Two-room" plan:

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Here is a link that might be useful: Original thread: do I have to have a prep sink

One room plan. On the pantry area on the right-how many feet is that? I'd take 15 or 18 in on both far L and R of it and put open shelving-bookcase like appearance which will break it up.Wouldn't lose much storage/then display your pottery,cookbooks,stuff you like to look at-helps the ambience. I do like the windows at kitchen end but do a drop height counter off to the right....or float a counter across at normal height or a slight drop from normal. You can get drawers that are less than normal height to put under. The seat there wouldn't be used and you don't have to forego drawers and counters just because of the windows. If you are getting the under cabinet hood as shown,as opposed to the larger wall hood, I'd probably move the range to the right, close to the window, and do the 2 cabs in a one cabinet-2 door configuration to the left.Then I would take the sink out of the corner-place it on the stretch under the cabs by the fridge. With these shifts you get a much larger counter run between sink and range..also some counter off to the right by the windows.You would no longer have the diag cab in front of windows,nor window seat off to the other side. With more counter,in a clean straight forward configuration,the kitchen is cleaned up a bit,the windows can now be a feature instead of part of a jumble.I would consider a couple decorative pendant lights hanging from ceiling at the corners,with the windows in the background. With the expansion of usable counter around the perimeter,you could think about reducing the island size a bit-it's looking oversized-a little out of proportion.You're going for a modernish vibe-is that right?

I like the first plan but would ditch the corner sink and not worry about placing the sink under the window. similar to herb I'd do frig, DW, then sink on the left. I'm one who LOVES the look of a range hood flanked by windows so I'd prefer to eliminate the upper cabs and put a real working hood there.

The door into the hallway - does that need to be there at all? Could it be moved?

You are losing so much by having to add a hall. I think the one room plan is going to work best for you. The hood and no uppers between the range and windows should work well with all that tall storage you have. Plus, don't forget that your window seats can also offer storage for the seldom used items.

I also think that a variation on the "one-room" plan is the way to go.

But just to keep all options open, don't forget Lavender Lass's interesting sketch:

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I am no layout guru, but I'll give my two sense anyway. I like plan one the best. I like the connection between the LR and DR and I think its much better for entertaining. I think the fireplace area could be better utilized. I understand you don't want to block the view, but is there enough room for two small, cozy chairs? Perhaps you could put them up against the back wall with a table in the middle? This way, they would be facing the DR, not blocking the LR view of FP, yet it would create a quite seating area where you could relax by the fire.

Still unsure of dimensions. How far from the fireplace to the FR corner? In some of your linked pics it looks like several feet. I thought it was almost in the corner.

Hi xtacie,

If you do the one room plan and keep the banquette area under the low window,
have you considered NOT making it a sitting area/banquette?

This recent GW post by alicepalace showed this picture:

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It made me think that of your design dilemma with your low windows.
You would put some beautiful potted plants, closed baskets for onions and potatoes, oversized pots and pans (everyone wants to display those!), or any number of items you want handy in the kitchen on top of the lower "counter". You'd have plenty of additional storage below.

It seems like a better use than a sitting area in that part of the kitchen, especially since you will want most of your guests at the island, not in that awkward corner near the stove.

The point is, I think that the low bookcase or cabinet could be staged with items on top to be a very functional and attractive feature of your kitchen.

I was finally able to get a graph with dimensions on the design program. Each square = 1ft. Love the low cabinets in lieu of the window seat francoise 47 and that's reflected in the new design. I've still been playing with lavender lass' design as the one room idea but so far haven't been very successful. I'm still moving things around. I actually like both plans as they stand now and the DH is warming up to the "room swap" plan. I've kept the sink in the corner in the forward kitchen plan because putting it next to the fridge would eliminate all upper cabinets. As long as I can fit that stages sink somewhere I'll be a happy camper. The hallway is actually the entrance to the house. Right now it's an open air breezeway and we're enclosing it. There is an exterior door now entering the kitchen and another one straight into the living room. Those will be removed and openings will replace them. The entry comes in from the front door so it has to stay -- otherwise you'd enter the house directly into the kitchen. You've got me thinking though about removing another wall :o)

Hi, X
Glad you are back. I played with your new graph a bit and still can't make it work for me with the DR at the top.
Disadvantages:
1. Go through kitchen to reach dead end DR.
2. Not enough clearance around table.
3. I would find the room, even with the windows, enclosed feeling.

I do still like Lavender Lass's sketch. But it seems to me that you would not often use the keeping room. Again, you have to walk through the kitchen to reach a dead end space. But it is charming.

So I went back to my first plan and played a bit. Yes, I KNOW you don't want a prep sink. I just can't design this iteration of the kitchen without it. So convenient to the DR table and Fireplace sitting area for drinks. So nice for prepping on the island. But that's OK. Go ahead. Ignore me. No prep sink. See if I care. ;o(

Considerations:
1. The island is wide--3 feet. Not needed for space, but it seemed to me to ''want'' to be that wide. I wish mine were!
2. I didn't put seating at the island because you have seating so handy at the corner window seat, DR table and the Fireplace seating.
3. This assumes you will eat all meals at the DR table. Not sure if that is your plan.
4. Not sure of your DR table size. This shows 4 x 6 feet, which is a bit tight in the area around it.

Suggestion: Have the fireplace chairs on wheels so they can be slid around easily as needed.

Anyway, a slightly different arrangement to add to your growing pile of considerations.
Hope you are having fun!
Sandra

I forgot to add that I would normally not consider a corner sink. But you love the one you have, and there is enough storage without that corner. Wasteful of storage, but worth it if it's what you love.
(And maybe you can access some of that corner area from the entry and make a storage through that wall for out of season ''stuff'' like hoses and flowerpots?

Thanks Sandra! Here's the latest.... I'm leaning toward short 18" deep cabinets under the window and I'm trying to move the sink out from under the other corner windows. If the kohler stages sink is as functional as it appears on the video I'll be doing much of the prep there. I've got the island at 3.6" wide with seating for 2 at the end. Do you think all the deep cabinets on the left and all shallow cabinets on the right will look funky?

X
If you want cabs under the windows, why not plan to build them so that you CAN put cushions on top of them? Yes you can put ''stuff'' on them, but you will, I think have plenty of storage. Almost everyone builds banquettes with drawers or cabs under the seats. Just be sure the tops are strong enough to sit on, so that you CAN use them for sitting or for display.

And why NOT make them chair height? That way you could have two generous drawers under each (my choice) or just cabinets, if you prefer.

Another thought. Some people have lift up tops on banquettes to make trunk-like storage. What about a single bottom drawer on the bottom and a lift-up hinged top that accesses the top part of the space.

And, hey, a great idea, lift up lid in the corner would allow you to access the dead storage area as well. A wonderful, deep cube of space.

Wish I could do this in my kitchen.

Sandra

Hi Xtacie,

I'm no guru. And I like much about your new "one room" plan.
But I still feel that the area between the fridge, sink and stove is a bit tight.

Have you played around with keeping the sink and stove where you have them
but moving the fridge over to the other side of the kitchen where the pantry now is?

I know that this creates a bit of a barrier island work flow problem.
But it might be worth the walk around the island
to get some more room around the sink and stove.
This would also give you more room for dish storage
near the sink and dishwasher area.

Hi xtacie,

Just for fun, and perhaps some inspiration,
here is a picture I just found of a low cabinet in front of a window
in Sarah Richardson's farmhouse renovation.

Perhaps having the mixer down so low is not very practical,
unless you bake with a four year old.

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francoise, No 4 year olds here (nor any bakers :o) I'm now back to the window seat. I'm amazed at how you guys are able to see things in the space that I'm blind to.... I just move appliances around the same space and hope something "clicks"... Thanks for putting my pics on my post. I don't know how to post more than one photo at a time and it makes it so much easier to peruse.....

Back to almost my original layout. Am I in a rut? Distance between sink and fridge is not optimal but there is no barrier island. Now I'm moving the microwave all over the kitchen and deciding to raise or not to raise the peninsula eating area. Please weigh in and put me out of my misery!

3D top view