NostalgicFarm, I'm not sure about how accurate it would be. Maybe I could go ask the contractor that suggested getting the rough professional drawings first if the set I have is enough for a proper estimate. I'd rather get estimates for having all the work done professionally as that would be preferable to me. Only if costs need to be cut later would I then consider doing some painting or small jobs myself. ***** Carol, thanks for the good wishes. It sounds as if you are in the thick of things where the enthusiasm of starting a great new project has worn off and the finish line isn't in sight yet. I am encouraged to hear that so far you've been able to stick close to budget. I imagine that finishing will feel like such an accomplishment, you and your family will love the new space. Best of luck to you, too! ***** Zone4Newby, we've thought about the obstacle those couple of stairs could pose. One of the issues is that no matter how we arrange it, the powder room isn't big enough for a wheelchair, and if we change the back stairs so they go straight down and there is no landing, it's too narrow to open the door or fit a door to the outside. We had the powder room where the workshop was originally, and no one really liked that arrangement, so I don't know where else to put it. The back stairs are not necessary, but are preferred right now for a few reasons: 1. The main is that my mother who will have the laundry level bedroom is an avid gardener and liked the idea of having a 'mud room' and powder room near a door so she did not have to lug her dirty stuff all through the house or change at the door to run in to use the rest room (which becomes a bigger issue as she ages). 2. One of the major complaints with the house right now is that the hallways feel very congested. Even some of the contractors we talked to earlier were stopping to measure them and surprised they were standard width because they don't feel like it. Having two sets of stairs enhances the flow and reduces the congested feel. 3. Having the laundry open to a lit area also substitutes for not having a window. We intend to install a light tube, which helps with light, but doesn't make one feel less trapped in the laundry room the way a window or second door/opening to light can. The noise from the laundry is a concern, which is why the drawing includes a pocket door. I am hoping the combination of a newer, quieter washing machine/dryer, the walls in that section actually being outside walls, and the direction the opening is facing will help with noise reduction. ***** Bpathome, I love the idea of a "I like my split" support group! Splits are not uncommon here, but they are not the most popular either and architects and contractors often thumb their noses up at opportunities to remodel them (example). It's actually unpopular enough that there are a couple of contractors who advertise that they do split level remodels because some GC's won't. I have looked at hundreds of homes over the years/decades since my family used to do open house tours as a Sunday activity (I know, crazy!) and although some updates like paint and swapping out fixtures were common, almost none had actual additions or major changes. If you have suggestions on how to reconfigure the existing master, I am interested. The current master is actually a pleasant size, but we ran into a few problems trying to keep it and rearrange the existing bathroom space: 1. If we give that master a true master bathroom, we need to create a second bathroom on that floor for the other bedroom. 2. Figuring out where to place the door to the master. It currently is on an angle and so small a standard size door can't be put in that space. 3. We lose the back stairs that my mother is very fond of. ***** Robotropolis, split entries or split foyers are lower on many people's lists. You sometimes have to go up stairs to get inside, and then guests are always confronted with the obligatory, "up or down?" question and tend to mill in the foyer. Split-foyers also tend to live more like a less convenient rambler with people living mostly on one floor, but still using stairs all the time to enter the house. Like with Caben, our 'public' space (living, dining, kitchen) for guests is all on the main floor, and there are no stairs to enter the house. It's not for everyone, but it works for us. Many people who don't like this style before buying are surprised that how well it works for them after living in one for awhile. ***** Caben, thanks for sharing. I like the new arrangement, especially the expanded kitchen and the new laundry room location. Combining the family room and formal living room looks like a smart idea, too. Despite your regrets, it looks like you'll have a great place to live when you are done.

Thanks for the replies and thoughts! zone4newby: The island is a work in progress. What is on the plan now is not what we like. We started out with seating for four, then asked for seating for 6 based on a recommendation from friends that just completed construction. They have one less island seat than family members, and said they wish they could all fit there for informal meals. I was fine with having only enough seating for the kids, but my dear wife would like us to have the option of sitting together at the island for meals. My only additional thought was kid seating when we have guests for dinner. All of our friends have kids and we thought the "kid table" could be the island. We are going to address the open hallway above the foyer. The architect thought it would be nice to have a "connection" between levels of the house, but we think we will close it off. We want the extra height to let light in from the windows above the entry. palimpsest: Wonderful feedback on the "extra" gables. I think we can easily eliminate the one at the back of the house. I agree, I much prefer the back elevation to the front. I will address possible changes to the front with the architect. pps7: The front bump out will be a work/study/computer area for the children. If they need peace and quiet, we can watch TV in the room off the kitchen and not be disruptive. I would love for you to elaborate on your thoughts regarding the utility of the mudroom. We plan on having cubbies for each of us as well as a closet and extra shoe storage. We can throw a couple of doors on to cover the washer/dryer and sink area. We like the idea of having laundry facilities in the mudroom - for Mom and Dad's clothes as well as dirty/wet/sports stuff. I agree with you that the house would probably look best with all shingles. kirkhall: The fridge is next to the bathroom "below" the counter with the range. We will also have a beverage fridge on the other side of the entry to the room off the kitchen. We are building in Portland (at about 1000 ft elevation), so not too much worry about ice dams. Baby will be at least 2 1/2 by the time this project is finished. If we feel he's not ready to be that far from us, we can either temporarily use the room above the garage or have him in the room off of the kitchen. Thanks again for all your feedback! I appreciate you all taking the time to share your ideas.

This is why I love these boards, THANK YOU pps7, I never would have thought of switching the stairs for the office. It's really something I am going to give some thought to. Pros: - it really takes a bite out of that loooonnng upstairs hallway and it would provide 2 walls for windows in an office Cons - on resale, if it is converted back to a dining room, it makes it far from the kitchen area if it is moved to the far end of the house. And also, I like the central location of the office as I work from home and I go from the kitchen to my office, back to the kitchen, back to office, to the great room, to the bathroom, back to office, etc etc all day long. You get the idea. I will also have frosted french doors facing the south great room side of the house, so even if closed, I will get some light from 2 sides. It won't be a bright room though, as there is a covered porch in the plan in front of that north window. That makes me want to move it to the corner of the house hmmm... I will mention that to my architect. As for the full vs half bathroom, you are right also, and I know it, but I really struggled to get the room to put in a powder room there, as the plan called for just a closet. Adding an extra 30 or so inches for a bath just takes more space and $$. But, you are right, DH's cousin just had to move her elderly mother into her house and she had to gut half her garage to make a shower area on the main level for her because she only had a powder room and the lady can't climb stairs. 30" doesn't seem that bad compared to what she had to do. And my DH was in a wheelchair for a YEAR because of an extremely badly broken leg about 10 years ago, and we were young couple with a baby at the time, not elderly at all. Luckily our house was/is a bungalow, we would have really been in a pinch. Very much food for thought. As for point #3, I actually like NOT having the master bedroom in the corner. I don't want more windows in the bedroom. It's bad enough the master faces the south side of the house and calls for big windows. I own a rental cottage which has an almost identical master bedroom and bathroom and corners on the south and east side of the house with a 9 ft patio door facing south. We stay there in the summer and my face is about 3 ft from this huge patio window. Even with drapes, it is just soooo sunny and bright in my face, I keep waking up from 6 am onward grrr. I have pictured it below just for fun. Also, coincidentally, the master bath is almost identical too to this house plan. I designed this cottage master bedroom and bathroom 3 years ago as an addition, and I guess that's why I like this plan I found, reminds me of my cottage!

Thanks cpartist... yes plan was kids would use the guest bathroom. It’s really not much further than the one they use at our current house so I didn’t think it was a big deal. We’ve never had double sinks in a master... I can see the appeal but on the other hand I kind of feel like I have enough to clean already! It is a cottage so 3 bathrooms on the main floor seemed like overkill. Eventually when the kids are older they will mostly sleep downstairs and there will be a bathroom right there for them as well.