I guess I should mention this is a t shape plan, so different than the typical plans seen so often,.

I think a small cover over a front door is always useful. Packages can be left without getting wet.

Anglophillia great idea. yes, a porch over the door is a great idea...especially useful to keep rain and snow off of guests while they wait for the door to be answered....

I like this house very much; in fact, we considered it ourselves -- and it's still in my files. It's a simple layout that clearly divides the public and private areas, and the light in the master bedroom and living room would be very nice. The rooms are a comfortable size, and I like that the hallway is used for more than just a pass-through.

Why it's not our #1 plan really has more to do with our stage of life than the plan itself. We're building for our retirement, so we would rather separate the master from the other bedrooms ... and I fear I'd grow tired of the master being down a long hall.

I would make a few changes:

- I don't care for the split closets in the master. I'd push the bathroom (blue) towards the back of the house and bring the closet (red) to the interior -- I'd also add a door from the master to the patio:

Mrspete. Thank you...with respect to your suggested changed, my thinking is exactly as yours. Its hard to believe that this plan is online and may actually work.

I may repost using a different caption in order to get more responses,. Again, thank you so much.!

I like it -but have a couple of concerns.

1. The hall is a nifty idea - especially because of it's length. However it is also public space now because you use it to access the hall / guest bath. That means it should be tidy and welcoming. I am looking at my disaster of a desk as I type this and cringe. (Of course, maybe that's just me...) I worry this is more of a "pinterest" item than one that works like that full time. reality vs aspirational....
2. I might consider moving the laundry room between the master and the 2 guest bedrooms. Depending on your situation - while it does push the one bedroom next to the garage - if that ends up being a den or something - that's probably okay. Giving it a more central location would be nice - but it's also serving as buffer to the garage... tough decision.
3. Love the connection with the outdoors. Depending on your area - consider automatic screens if you want that wall open. (I don't like bugs)
4. Ditch the banquette as shown in the kitchen. Someone would be pinned in a long slide to get to that back spot...
5. Do get feedback in kitchens forum - just to get to the right experts.

I like the width of the bedroom hall, where people can pass one another without skootching sideways :)

When you walk in the front door, the dining room table seems to be floating in space right in front of you. I'm not sure what to do about that, but dining sets are a sea of legs and lines, and maybe have projects or work on top, and may not be the best view.

Would you need any more storage such as a pantry, space for out-of-season clothes, sports gear, seasonal decor, home records? What about a home office or an "away room" as Sarah Susanka calls that little escape room for reading, watching something different than everyone else is watching on TV, a phone call, etc?

Hi jannicone, I reposted the plan since there was not much feedback....I'm not too worried about a bedroom being closer to the garage, it most likely will b used for grandkids to watch tv....

the master bedroom will definetly have door to the outside

absolutely, the banquette is gone, I hate them...as I need basement stairs, this might be a place for them to go?

the laundry will be move between the master bdrm and bedroom 2.

good idea re kitchen forum....

mrs pete....I'm thinking of reducing the length of this wing by 3', the bedrooms are way too big for our needs...and this might help to eliminate the long hall too...what do u think

Hi pbathome....so true about the front door and the table....mayb a wall can be put up with a piece of art...hall table and lamp...not sure tho

there will be a basement...so lots of storage there...its just the 2 of us, so there are 2 xtra bedrooms for a hideaway lol...

Would you mind posting the plan # for this one? Thanks!

The hall is a nifty idea - especially because of it's length. However
it is also public space now because you use it to access the hall /
guest bath. That means it should be tidy and welcoming. I am looking
at my disaster of a desk as I type this and cringe. (Of course, maybe
that's just me...) I worry this is more of a "pinterest" item than one
that works like that full time. reality vs aspirational....

I think if you planned it with some closed storage, it'd work. But then, I tend to keep a desk fairly neat.

When you walk in the front door, the dining room table seems to be
floating in space right in front of you.

I don't have a problem with that. I'd think that the clutter of daily life would end up on the breakfast table, while the dining table would be lovely most of the time. However, you know your own family!

Alternately, if you don't need/want two dining areas, you could shorten this living area and eliminate the dining table.

absolutely, the banquette is gone, I hate them.

I love them, but that isn't really the point. If you're losing the banquette, this area could be a large pantry /storage room.

thinking of reducing the length of this wing by 3', the bedrooms are way too big for our needs

That would work; just be mindful that you don't short-change you bathrooms and laundry. No one likes too-small functional areas.

Would you mind posting the plan # for this one? Thanks!

https://www.houseplans.com/plan/2599-square-feet-3-bedrooms-2-bathroom-ranch-house-plans-2-garage-32577

So you're posting this plan for ideas but now you're changing it all around?

Overall, this is a much stronger plan than others you've posted.

If you're in the north, your backyard will rarely get sun and will be the last to lose snow, etc. The covered patios would just add to the inside being dark.

Can't say I'm a fan of the garage sticking out front.

FYI: Those folding doors in the living room are fantastic. They are also double the price of sliding doors or french doors and a slider that size will be in the low 5 figures. Ask me how I know.

What is the width of the house? I see your land is 100' with 16' setbacks. I ask because I still think you can design a house without the garage sticking out the front like that. Ideally, I'd love to see the garage set back on the northwest side to block the wind in the winter and the heat in summer. I would flip the house so the bedrooms are on the east side. This will help warm the bedrooms in the morning, but not heat them up too much in the summer.

Looked at this plan again. I despise garages on the front of houses, especially when they're smack dab in front and will dominate the entire front of the house. I'm not crazy about them when they're on the side and open onto the front but that's far better than this new trend to stick the garage right on the driveway in front of the house. It's horrid!

I see the bedroom area of a house as a "private" area, not one for through traffic. I would not like to come in from the garage right into the bedroom area and it will make carrying in groceries a longer haul. That would drive me nuts!

I'm constantly astounded at how awful most of the floor plans shown on GardenWeb actually are. Is no one building a nice, traditional center-hall house anymore? There is a reason they were popular for so many years - the traffic flow actually WORKED! We've traded a working floor plan for an open one and it's a very bad trade-off. One should not have to walk through another room to get there. It's the biggest problem with additions added to houses - the typical blow out the back/side wall of the kitchen and add on a huge family room. One now must walk through the kitchen to get to the family room, making the kitchen a thoroughfare - not good when one is cooking dinner.

Houses with 4 rooms on the first floor worked for years - many with only 3 rooms. Front-to-back LR on one side, DR and kitchen on the other. Kitchen works if it's at the end of the center hall and then there can be a family room/study on the same side as the DR. I've lived in houses such as this now for 50 years and believe me, THEY WORK!

Here's how I'd rearrange this floor plan for your northern climate. This is a rough idea. Kitchen could be much better laid out to allow a pantry and lots of windows.

Now the garage isn't front and center. I decreased the great room size a bit because I got rid of the third seating area and moved the dining area down to where the banquet was.

Take the ideas you like to the architect but don't be surprised. If they are good, they'll give you something you didn't even think of.

Just some ideas for getting rid of banquette area.

I despise garages on the front of houses, especially when they're
smack dab in front and will dominate the entire front of the house.

I agree, but this one's about 30% the width of the house, and the house has a covered porch, which draws attention to the door. This one doesn't fall into the category of "dominant garage".

I see the bedroom area of a house as a "private" area, not one for
through traffic. I would not like to come in from the garage right into
the bedroom area and it will make carrying in groceries a longer haul.
That would drive me nuts!

Did you notice the pantry about ten steps from the garage door?
Is no one building a nice, traditional
center-hall house anymore? There is a reason they were popular for so
many years - the traffic flow actually WORKED!

I love center hall plans and totally agree that the traffic flow works ... but they aren't the only game in town. I think they've fallen by the wayside because they lend themselves to traditional, separate rooms and don't necessarily mesh with today's demand for open floor plans.

Here's how I'd rearrange this floor plan for your northern climate. This
is a rough idea. Kitchen could be much better laid out to allow a
pantry and lots of windows

That does work nicely, though you lose the nice windows in the living room. Without knowing about the layout of the land, I don't think we can really say what'd work best.

Just some ideas for getting rid of banquette area.

I like the first better than the second. You could still have a straight-run banquette seat under the window.

CP. Wow, thank you so much...we already have set up appts with 3 architects or persons of talent, at least I hope they are talented. lol

Re posting this plan.....Just browsing plan ideas for the new home and was happy to see something that may work. Thus giving us an idea or better picture to think about.

re the back of the house being dark ...we plan to alter the deck to go over only the kitchen area

re the doors We plan to change those to something more practical as per your suggestion

i love your idea re garage...but the width may not work, the house was 60' w with the garage and we are stuck at 68' max. We can let the architect review this for sure

by the way congrats on getting your permits....and love that Florida blue sky...

Anglo....Looked at this plan again. I despise garages on the front of houses, especially when they're smack dab in front and will dominate the entire front of the house. I'm not crazy about them when they're on the side and open onto the front but that's far better than this new trend to stick the garage right on the driveway in front of the house. It's horrid!

Thank you....The garage is a concern....but unfortunately, due to the width of the lot there is little room to put it at the side. And I don't want to put it at the back due to more driveway, snow to clear etc....

I see the bedroom area of a house as a "private" area, not one for through traffic. I would not like to come in from the garage right into the bedroom area and it will make carrying in groceries a longer haul. That would drive me nuts!

Point well taken...

Re center hall plan....yes they work, and I currently have something similar L shape kitchen, eating living area....BUT, I want to sit and enjoy looking at the back yard from the living room. I could put the kitchen to the front..,but I don't like that idea either...

Gpeach....good idea re banquette area...another idea is to put the basement stairs in that area as well...

mspete Thank you for your comments and support...,

Re garage....we will play around with this one But u are right it will not be dominant and it will be side load as well....we are stuck due to the width of the lot

Re centre hall plan, so true re divided rooms..,different strokes for different folks

Re kitchen this whole plan will b discussed and reviewed with the architect....so the kitchen design is definetly not done....and this plan does show a nice pantry coming from the garage in the bedroom side of the house, or in the back wall of the kitchen. We need stairs to the basement, so are perhaps thinking the banquette area would b a good spot for them.

I think with a good architect, you'll be able to find a way to not make the garage so prominent. As you're in CA, are you interviewing designers or whatever they are called or actual architects?

Hello CP. up here we have architectural technologists....many of whom have been mentored by known architects...I believe we have chosen to meet with technologists....

we also have design/builds and many of these individuals are designers yet charge same fees as architects....it's absolutely amazing...I have looked at their home designs and reputations which are solid as well.

We are meeting with the architect technologists....their process re site plan...orientation...design process, hand drawn sketch...etc are reflected in what has been discussed by pros on this web site.

It will be interesting to see...

Why are you looking at stock plans if you plan on using an architect or technologist? Do you want them to use their creativity and experience for a design which is a creative response to your site, your needs and your budget? Or are you simply looking for someone to tweak and draft this into drawings for permit and construction? You are getting ahead of the process and the result is that you are likely to shortchange yourself and your family!

Hi Virgil. We are just looking at stock plans out of curiosity...specifically, I wanted to better see or understand what a shaped plan looks like...I expect that th pro I will b talking with will be creative and express ideas, make suggestions etc..so no I'm not going to tweak an online plan...Though DH expects that showing an online plan will facilitate the process...I disagree with him...so we will see how it all pans out.

my question to you, how would you handle it, if someone expresses their needs/wish list for a home and then shows u a plan, which they are not married or necessarily attached to?

PG for your first meeting I would go with your list of wants, needs and might haves, your budget, your site plan and your idea books. Let the technologist come up with something. Chances are if they're any good, it will be so much better than any online plan.

Hi JDS....I totally understand and am sympathetic to your frustration...however in Canada, architectural technology is a 3 year college program..I don't believe such a program exists in the USA.. In Ottawa, it is available at Algonquin college...here is a quick overview

Architectural technician: This two-year Ontario College Diploma program, accredited by the Canadian Technology Accreditation Board (CTAB) under the National Technology Benchmarks, prepares students for a career in construction document preparation in the construction and architectural fields. The curriculum focuses on working drawings, construction methods and materials, building science and computer-assisted design and drafting.

Upon completion of the program, students may qualify for admission into Level 05 of the Architectural Technology program and opt for a second co-op work term..

As far as the legal stuff is concerned, I'm not sure but you have picked my curiosity...:)

Here in the US I think that is similar to a draftsman, so really make sure they have design skills.

Hey CP. all of your ideas are great, the list is ready, pics are done and ongoing.. The lot is flat and easy to work with, Site plan is quite clear and simple...as are questions to ask etc...and we are meeting during the xmas season...on snow covered ground. Hey we might build a fire on the lot to keep warm. ( But if DH wants to bring his plan along, he is even drawing his own, sheesh and I can't stop him..what can I say lol. )

Re: similar to a draftsman....nope not at all the same..the drafting diploma program is yet another and different program ...

Gotta love our men. LOL. Sounds like you're well prepared. Hope it works out with one of the technologists and if not one of them, there are always more to interview. I've no doubt when you're done, you'll have a terrific home.

Awe Thnks CP....its just so scary...and you are right, if these don't work out there will be others...

P G wrote, "...my question to you, how would you handle it, if someone expresses their needs/wish list for a home and then shows u a plan, which they are not married or necessarily attached to?..."

It's a good question, and a common one. Probably every practicing architect has faced this more than once. The challenge is the degree to which (or not) they "are or aren't married to" the stock plan or home-grown plan. The all too frequent reality is that after spending inordinate amounts of time looking on the Internet for the "perfect" plan, and especially spending eons of time doing one's on plan using a CAD system, most human beings ARE married to their plan in whole or in part.

You can test this by asking your husband if he's willing to abandon his plan!

Thus, an experienced and creative architect is going to have to spend additional time to review the stock plan with the consumer and gently suggest, "well, have you thought about this...?", and "have you considered that...?", attempting to demonstrate that there may be better and more appropriate directions and solutions.

It's really so much easier and more fun to start with a clean sheet of paper, working closely together with the architect of your choosing.

You will be able to tell a lot about your architectural technologist by how they respond to this plan and your husband's plan. If s/he simply say, "Sure, I can get this drafted up in just a few days...", you have a big problem. On the other hand, if they scratch their chin, and say, "Well, have you thought about this...?", you may have a keeper!

I really don't know what a Canadian Architecture Technologist can do. There is no equivalent in the U.S. Their degree and training is less than an architect's, and they may be legally limited in the size and type of buildings they can design. My guess is that they fit somewhere between a draftsperson and an architect. I would think their technical knowledge and skill may be strong, but wonder if they have the true creative abilities of talented architects. If their past work looks appealing and they have good references, it's worth a go.

I've only shown the technologists I've hired plans to tweak when that's exactly what I want them to do: adapt a tract home plan to my lot.

Latest project, I've only shown the historic Georgian exteriors I want to mimic, desired floor heights, the max. sq. footage he has to work with and a list of necessary rooms.

similar to a draftsman Much more!

However, there is also a limited class of licensed building designers in Ontario who are required to have a knowledge of the Building Code.

In practice, there's no guarantee of a satisfactory outcome regardless of the license. The OP should see the homes the professional they're speaking to has designed in the past.

And as others have said in the past, there are architects they wouldn't ask to build a dog house and draftsmen who have skills far beyond their titles. I think Virgil really gave you a good idea of what to look for when he said this:

"You will be able to tell a lot about your architectural technologist by how they respond to this plan and your husband's plan. If s/he simply say, "Sure, I can get this drafted up in just a few days...", you have a big problem. On the other hand, if they scratch their chin, and say, "Well, have you thought about this...?", you may have a keeper!"

Hi Virgil and CP. You will be able to tell a lot about your architectural technologist by how they respond to this plan and your husband's plan. If s/he simply say, "Sure, I can get this drafted up in just a few days...", you have a big problem. On the other hand, if they scratch their chin, and say, "Well, have you thought about this...?", you may have a keeper!

This is exactly what I was hoping you would say...and that is exactly how I expect the pro to respond..I expect them to come up with new/better/different ideas...We are very open to learning, suggestions and creativity...

Hello worthy. In practice, there's no guarantee of a satisfactory outcome regardless of the license. The OP should see the homes the professional they're speaking to has designed in the past.

I do plan to view past designed homes, I have looked at some on their website. Problem is, each home is unique to the owners taste etc...which is more often different than mine...for example, I was totally turned off by one of the homes, due to their use of red/orange wall colors...So it prevents me from seeing the quality of the design or work...But I will get references, and even then these can be scewed...

You need to learn to look beyond things like color and furniture choice. You need to look at quality of light, how the rooms flow, etc.

One of my favorite books that talks about things like that is Home By Design by Sarah Susanka. In it she discusses things like the process of entering, sequence of places, ceiling height variety, interior views, public to private, light pattern, geometry, etc. Well worth a read.

I was sold on one technologist when he showed me around the 10,000-12,000 sf. home he had been working on--one wing was his--based on a Roman Villa, including 14 ft. poured concrete walls. I don't believe the owner was working from a stock plan.

That's some market you're in, Mr. Worthy! :-)

Hi Cp...yup, so true...still learning...and excited too, I'm looking at Sarah saranka book now...

Hello Worthy...re 'similar to draftsman...sold on one technologist'....thank you for educating our learned friends south of the border (:. Tho I love Toronto, glad I'm not in That area...way to expensive.

Hi virgil...sheesh...I think some people just have way too much money, regardless where they live Lol.