You have one of the biggest problems I see with a lot of floor plans. It's very poor flow to have to walk through the middle of the kitchen to get to the laundry room, powder room and garage. I used to have that exact set-up and it was a huge pain. If you love to entertain do you want your guests going to the powder room to get in your way in the kitchen and then look directly at your dirty clothes in the laundry room?

If you square off the house to the left and make the side of the house even with the garage it will be easier to avoid that. The powder room needs to be relocated. Then you can put the fridge next to the pantry and the door to garage to the right of the fridge. You will still have easy access for bringing groceries in from the car and you will have much better flow in the kitchen. If you are empty nesters is there any reason why guests can't just use the bathroom next to bedroom 2? If not, you need to square off the house like I suggested, move the stairs to the left, and put the powder room in the entryway. That's the best place for the powder room anyways.

It's a compact little plan that doesn't waste a square inch, which is good. The exterior is simple, which'll make it inexpensive to build. Things I'd tweak:

- I don't care for this style garage entrance, but that is personal taste. Do note that the 6' nearest the house are "to the side" of the garage door, meaning you can't use that area for parking. This means you actually have only 16-17' of parking space -- ample space for one car. I'm guessing that's a 16' garage door -- use that as a visual.

- The laundry area is rather cramped. I think I'd lose the closet and go with hooks above a bench. Since this is a retirement house, you might appreciate a place to sit down upon arriving home, and this set-up would make the area feel more spacious. You could plan the bench in such a way that laundry baskets of "waiting loads" could hide underneath.

- In conjunction with the above thought, I'd lose the half bath and make it into a closet. This bath is too small for comfort, and you have a hall bath available to guests. It'd also be a money-saver, and who doesn't welcome that? Too much is going on in this garage entrance; a bathroom here isn't the best of ideas.

- The kitchen is moderate in size, but the two counters have so much space between them. Someone else on this board once called it "plenty of dancing space", but the counters are too far apart to work well. It's one of those pretty-but-not-functional kitchens. Imagine you have a pot of hot pasta water ... you have to carry it across the whole kitchen to dump it in the sink. You have the space here -- take it to the kitchens board and ask for help on the layout.

- The kitchen-dining-living locations work well together, though all are small.

- Backyard access is going to be a problem: Once you place a table in the eating area, the door won't open. Yet moving it to the living room doesn't look any more likely. I think I'd consider losing the covered porch ... expanding the living room out so the back wall is flat ... and then you'd have space to comfortably include a back door. And you could still add a covered porch; it just wouldn't be recessed.

- The two bedrooms are nice -- nothing special, but functional. Is the closet enough for the two of you? I don't know how you're planning to use the front bedroom, but you could potentially steal from this extra bedroom to enlarge the master bedroom or closet.

- Bathrooms look simple and functional. Is that a bidet in the master? I suggest you investigate a washlet that's integrated into your toilet -- this big space saver could allow you more sink space or a small linen closet.

- I'm confused by the stairs.

- The biggest problem I see: Lack of storage. Sure, you may have plenty in the basement, but in a retirement house you always have to consider those stairs.

Consider:

• eliminating doors to the outside in the master bedroom
• eliminating the bidet
• eliminating covered porch outside bedroom 2
• reducing the size of the foyer
• eliminate covered deck and add the square footage to the great room
• Restricting the tray ceiling to the kitchen, great room and eating area (not the foyer)
• Add more space between the driveway and the covered porch
• Adding windows to the east and west exterior walls
• Enlarging the landing of the stairs to the basement
• Making the path to the powder room more pleasant for guests, as frog pointed out.
• What effort it will take to remove dishes from the dishwasher and put them away in the cabinets
• The flow and travel distance of food preparation
• How furniture will be laid out in each room
• Keeping plumbing out of exterior walls
• Snow removal from driveway
• Views from house
• Roof valley dumping water at garage door location
• Sufficient garage depth for your vehicles
• How each space relates to the site

Thank you tcu frog i agree with your suggestions this plan is a rough idea of what we want and will be adjusted. Hence my reasons for posting it on house

squaring the garage side of house is a good idea. We are also thinking of getting rid of the powder room. And using that space for storage.

Mrs pete

this is just a rough plan and it will require adjustment your ideas are great

agreed the laundry area is cramped, eliminating powder room will help with that as will straightening left side of house

th kitchen area will be expanded with if the left side of the house is straightened

I agree that the great room should also be extended back as per your suggestion

we plan to extend the master bedroom to allow for bigger closet and master bath as well . No bidet for sure.

Hi mark

thank you for your suggestions.

the bidet is gone as is powder room

we like the outside master bedroom door, we had one in our previous house and it made it so easy to let doggie out in middle of night. Much better than walking to other side of house

we will elimniate back and front porches, tray ceiling to save money.will conside pergola at back

yes more windows are needed as per your suggestion

we will consult a kitchen designer

the entrance, stair landing etc will all be reconsidered

Roof valley will definetly be taken into account.

the views are from back or north of house. Looks into bush trees etc

garage will be expanded as well

we can elongate the house but not widen it.

If you do a lot of outdoor entertaining I think the covered deck will be much more functional than a pergola will be. How much of a concern is resale?

Do you really want to have to walk across the whole house and through your kitchen to do laundry? This is a retirement house. What happens as you age and it becomes more difficult to carry things or if you need a walker, cane or wheelchair? Then what?

How wide is the house now?

Too bad the front faces south as that's the best for passive solar energy. I'd try and get more windows on the south side.

I'm wondering if a longer narrower house would work better with the garageon the side of the house instead of stuck in front to make better use of the lot?

If you're aging in place, I'd rethink the stairs from garage into house. You need more of a landing area at the top of the stairs so you're not trying to balance on the stairs while opening the interior door.

Agree with other comments including about not really needing a large foyer.

Kitchen needs lots of help. Once you've fixed the other problems forget the kitchen designer. The best kitchen designers actually hang out in the kitchen forum and can give you the true kitchen of your dreams.

Have you had a fireplace in the corner before because it's usually much more difficult to arrange furniture with a corner fireplace. I'd instead put the fireplace on the bedroom walls, so that you can have the fireplace, a tv and some bookshelves.

I don't like the garage. It will dominate the view from the street and will block southern sunlight in the winter. You don't have room to stick it on the side?
could you extend the driveway behind the house and stick it in the back.

Are you morning people? Your bedroom is on the East side which could be a problem if you sleep late in the summer.

I dislike open floorplans. There is no common space unconnected to the kitchen. If someone is cooking cabbage-cod casserole, there is no way to escape.

we like the outside master bedroom door, we had one in our previous
house and it made it so easy to let doggie out in middle of night.

I also like the outside door, but not for doggie reasons. My nursing school daughter worked home health over the summer, and she says that fire safety is one of the criteria that plays into the choice of whether an elderly person can stay in his home vs. going into some type of care. In this house, your bed isn't particularly close to the front door, so a door straight to the backyard is a safety feature. I'm planning to have one too.

we will consult a kitchen designer

I recommend you start with the kitchen portion of this site. It's free, and I suspect you'll get better, more detailed advice than you would from the average kitchen designer. But before you post with them, decide whether you're doing the bump-out ... after all, you don't want them working with false numbers.

If
you do a lot of outdoor entertaining I think the covered deck will be
much more functional than a pergola will be.

I don't think a covered deck this size is any use; however, it shouldn't be any great shakes to add on a nice covered porch.

However, I think the OP's concern was that the back of the house faces North, and he wants to bring in as much light as possible. Options might include moving the porch to the side so it'd cover the dining room windows (could add more on the side) but not the back, or they could go with sky lights in the porch roof.

I like your plan. And if you come into the house from the garage, I think it's very functional to have you land in the kitchen. That's where the groceries go, no?

And there is nothing wrong with where your powder room placement- it's actually the perfect place for it.

I would take a couple of feet out of the foyer and add to the laundry room.

I would add two to four feet in depth on the front porch. Six feet isn't enough.

I'm not a kitchen designer, but I would get rid of the angled island and get my kitchen sink under that window and enlarge the window.

Hello all, thank you for the great ideas.

Architect...I love your sense of humour. We plan to work the the house designer.

Many of you don't like the garage at the front, and that will be looked at. We thought of putting it at the back too, it's definetly a design issue that needs to be resolved. The concern, is we do t want to stare at a garage when we are outside etc. This will need a creative solution.

Cpartist, the fireplace is being relocated to the side, master bedroom wall, the master, will be enlarged as will the ensuite and closets.

edlincoln We are thinking of reversing the plan. Hence the kitchen will be on the east side. This will help with the kitchen not being so hot in the summer as well. We love the open concept plan. We have lived in one and enjoyed it, don't forget, there will b a lovely finished basement. With big windows.

Mspete. We will have a covered deck, probably off the eating area. It's important to allow as much light in the great room as I possibly can get, We will b enlarging the windows and will include transoms. Yes the kitchen forum will be called upon for their expertise

ms Lindsey thank you. The plan will be adjusted, we don't need such a big foyer. The kitchen will have big windows, and it's a good idea to consider placing the sink under the windows. The island will b straightened and not angled. Tho I did have an angled island 9'long with a sink, it was awesome. But I would like a change this time around.

again, love the comments they are helpful. I am sure there will b more to come

The garage door is too close to the front porch to allow the necessary two steps that have for some reason not been shown.

That and so many other oddly placed elements suggests this plan was adapted from several other plans and has lost whatever central organizing idea it once might have had.

I don't believe this plan can be salvaged.

Just a few ideas....add some windows to the west side (for more light) and move the garage forward to accommodate slightly larger laundry/mudroom.

Can you change the garage doors to the front side? That would give you such a cute little front yard and a deeper porch.

I like the pergola in the back! : )

Jds interesting comments.

Lavender. Good suggestions to keep in mind,. We might widen the house to ensure a bigger laundry and kitchen area.

Would you really sit on such a small front porch and look at the pavement?

Would your family really sit at the dog-leg counter with their baks to the rest of the space?

The last time I saw a kitchen with so much space between the work counters the owners had put a square butcher's cutting table in the middle of it.

Does your family not gather at a dinner table even for holidays?

You should put some furniture in the plan to get an idea of how it would be used.

With all the ideas you're discussing, I think you've overshot the possibility of using this stock plan realistically. If you want this many changes, you need to have it drawn up "just for you".

Here's what it would look like flipped....with the changes I mentioned above. It gives you an idea, at least.

Hi JDS . This is just a very preliminary idea for my future home,. It will be adjusted and we will use a qualified house designer. I am actually thinking of having a straight island and not curved. Other changes will include walk in closet and larger master bath. Of course the master bedroom will be extended to accommodate these changes. Your idea of adding furniture layout is good. Thank you for your comments

Hi Mrs.. Pete. Yes we plan to have the entire plan reviewed and adjusted to meet our requirements, by a qualified designer.

Pits interesting to note, that Here in Canada, architectural technologists do this work. Moreover, Ontario requires additional qualifications for home designers. It's the only province in Canada that has his requirement,. This also means that we cannot simply purchase an online p,a. And have the house built. It needs approval by a qualified and registered technician. Lots of red tape. Lol.

Thank you lavender. You have done an amazing job, I love your ideas and we will b enlarging the master bedroom to accommodate larger ensuite and walk in closet.

Hi Mrs.. Pete. Yes we plan to have the entire plan reviewed and adjusted to meet our requirements, by a qualified designer.

No, I'm saying I think you're making so many changes that you've left the original plan behind. You're talking about extending the walls and altering the stairs, which will alter the roofline and foundation ... you've moved into the country of "inspired by the original plan" rather than the original plan with tweaks.

I think you need someone to start from scratch rather than scootch these walls around.

I have to agree with JDS and mrspete. If you hire a good design person, they may be able to help you design something you might not have even thought of that will work even better.

I actually like the plan with a few changes. Maybe bring the front bedroom forward (eliminating some of the porch) and make space for a larger master closet and bathroom?

Your home plan is similar to the home I'm currently living in. It is a small home, and doesn't meet a lot of the GardenWeb standards, but it has been a very comfortable home for our family of three. We did flip the home and made a couple of small changes, including turning the garage into a side load.

It appears that only MsLindley and I like the half-bath and the laundry in this location. I want my laundry where I *am* during the day, and not near where I sleep. I'm more interested in the daily convenience of having toilet and sink at the family entrance than having a powder room for guests. Your guests can easily use the secondary bathroom --as well as put coats in that bedroom. (No foyer closet is big enough for a group, and guests like to freshen up.)

My 'back hall' is between the garage and the kitchen. The door to the garage is opposite the door to the kitchen, in the middle of the long, rectangular hall -- much like MsLindley's, but wider. My laundry area is also at one end, with a window, but with with upper and lower cabinets opposite the machines and sink. At the other end is a powder room, across from a 9' X 3' closet with a pair of 36" doors. This is my closet/pantry/whatever. There is a half-glass door to the yard at this end. I would want the laundry/slop slop sink at one end, next to the washer, not in the middle. (This is also our 'dog wash' and garden mess sink.)

We all agree that this kitchen doesn't work. An angled island works well for conversation. Would you sit there often?

The pergola would let light into your Great Room. I would use a wider expanse of windows and an active Great Room door to access the terrace; eliminate active doors in the MBR and the Eating Area. (You may not always have a 'midnight' dog!) You know you want a larger master suite.

I would love to *flip* this house...to another lot, where the garage and back hall face north and the living area faces south.

It appears that only MsLindley and I like the half-bath and the laundry in this location

Actually in MsLindley's the laundry is practically right off her master bedroom which is why it will work so well. :) No shlepping laundry across the house. The kids if old enough can shlep their own.

MsLindley, I think your layout looks very workable.

@Ms Lindey

Your house has excellent flow. I love that the laundry, powder room and garage are close to the kitchen but people going back and forth to them don't get in the way of someone working in the kitchen. Guests using the powder room don't see any disarray in the laundry either. We entertain a lot and the fewer areas I have to tidy up before guests come the better.

Hello ms Pete. Thank you I see what you are saying, we don't plan on changing the stairs, but yes the roofline will change if the size of the house is increased. This is an online plan, however, and we are in contact with the designer himself. the flow, I believe will stay the same

When we do have guests, they actually gravitate towards the hall bathroom. The powder room is a bit too close to the dining area, so the hall bath offers more privacy.

The 1/2 bath was placed where it is for everyday family use and has worked out great.

You are right tcufrog, if they do use the powder room, closing the door to the laundry is a lot easier than having to tidy up.

cpartist you are correct on shlepping their own- the soon-to-be high school grad not only is going to schlep his own, he's going to wash his own. Lol.