As small as the space is, I would suggest keeping any additional accoutrements moveable and/or stow-able. My favorite overflow bed is an airbed. There are some very comfortable double- or queen-sized airbeds available. With airbeds, you can also take advantage of the entire floor space, if needed. And, they can be deflated and kept in the under-seat storage compartments pictured above.

That was my concern about the bunks there -- safety/proximity to stairs, but not so much about privacy. If anyone was staying there the space would be treated as a bedroom in terms of entering unannounced.

I've been looking at Murphy beds and they are certainly on my list. They would have to be side opening due to the window placement though, so that changes things a bit. I think I can get a side opening queen sized bed there, and it would only take about 17" of depth from the wall.

Thanks for the input!

Thanks for your input, KEB. As much as I love the look of the built-ins in the inspiration photo, I also feel like that would limit my future options to rearrange things easily. An air mattress is always a good option!

I'd put a game table out in front of the stairs, bar in that nook beside them, and a seating area out in the open space. Some options for overflow sleeping.

Love the game table idea, decoenthusiaste! And yes, I think an L shaped wet bar might be perfect in that nook space. I would love to have a bar "front" also that could have a couple of stools, but that might cost me too much floor space, and I guess we don't really need seats at a bar if we have more comfortable seating to lounge in and sip our drinks!

I do not understand windows placed so no one can see out unless they are 7 ft tall.

That's going to be a wonderful space! I like the ideas above. I'd also consider changing the swing door to a French slider to maximize the floor space on the deck. The swing door will take up room that could otherwise be used for chairs or a table.

Also if guests will occasionally stay there it would be nice to have some storage for them to put their things. It doesn't have to be a lot - just a few drawers (or a storage ottoman like above has a nice dual purpose) and maybe a couple of hooks for sweatshirts or jackets.

Patricia, the windows are more for letting light in than viewing out of them, and are also dictated by the architecture and the roofline that surrounds them. The windows closer to the back where the deck is are larger, and this is also where the best views are. We would prefer to not have it a fishbowl environment. You may not care for it, but it works for us! Thanks for your input!

Thank you, chicagoans! Living out of my suitcase during this build, your suggestion for guest storage space is an excellent one. I think the doors and windows have been ordered already or I would ask my builder about your French slider suggestion (and wish I had thought of that because you're right, that would open up the deck for better outdoor furniture layout). Thanks again!

I can't see this as a space for overnight guests. Do you really want guests tripping down the stairs at 3 AM trying to find a bathroom? It's hard enough finding one in a strange house down the hall. Compound that with a dark stairway and it's trouble.

Actually I don’t, which is why I had the architect plan in a powder room for the space in that niche next to the stairs. But I didn’t question his drawing in time, assuming he knew what he was doing, only to get to the framing stage to notice that the wall he had sketched in is too close to the windows. Technically I can still put it in, but I think it will create more problems than it will solve :/

So I guess it will only be overnight space for my more nimble guests with good bladders! And again, I was thinking of it as overflow space to be used only occasionally, we do have a guest bedroom.

"The windows around the perimeter are set high -- bottom of window is at 6'-06" . . . "

Is your "observation" room for observing clouds?

Wow, rude much? Or maybe you haven’t read the rest of the thread? I guess it’s the somewhat anonymous nature of forum posting that allows otherwise nice people to make rude, unhelpful, and completely unnecessary comments online. Why would you even waste your own time in such a way?

Is the 6'-06" a typo? " bottom of window is at 6'-06" and top of window is 8'-00", ceiling
height is 9' at walls and goes up to about 12' in the center."

No, not a typo. Maybe this will help, it’s the rear elevation of the house. As you can see the window placement is based on where the main roofline falls. Maybe it’s a coastal design thing that a lot of people are not familiar with?

Thanks for rear elevation: the high windows act more like clerestory windows than viewing windows.

I'd go ahead with the powder room on this floor. It will be much better for all overnight guests and will give you flexibility on who can sleep where.

Ah yes, thank you! That’s a much better description for them! I’m very torn on this, keeping the powder room will mean choosing between asymmetrical window placement on the outside (not ideal but I could live with it), or asymmetry on the inside (imagine how the windows would look from the stairs landing, that would make me insane). But thanks for your input, I do appreciate it.

Your elevation shows windows lower than 6'6" from the floor. Additionally your third floor height according to your elevation is not 9' but 8'8" with an 8' high door. Meaning the door will be almost floor to ceiling.

This is how those windows will actually look if they are truly 6'6" off the floor. And if this is correct, then Mark is correct in that the windows will mean you can't see the water at all. Personally if I'm building a house on the water, I want water views from almost every room

I'm assuming that the windows (4) and (9) on each end of the room are larger and it's the windows (7) that are the ones that start at 6' - 6." Since you said your view will be out the door in back there shouldn't be a problem with the windows on the side so high up. What are the size of the windows indicated as #4?

If you don't have guests too often, I think I would just go with a sofa sleeper or an airbed. I have both and I put a 2" foam topper on them and they are both really comfortable (at least for a night or two). I also think that the area next to the stairs would be a great place for a full or half bath. The built-ins look really beautiful in your inspiration pic, but they will limit your other furniture placement.

I'm assuming that the windows (4) and (9) on each end of the room are larger and it's the windows (7) that are the ones that start at 6' - 6."

I wouldn't assume anything since the OP also said the height of the room was 9'. It is on the two floors below but this top floor is 8' 8" high.

Yes, suru11, you have it exactly right. I like your suggestion of sofa sleeper or airbed, that would probably be the most flexible option. The windows identified as "7" are 36" wide and 18" tall. Thanks for your opinion!

cpartist, I agree about maximizing water views from the house -- every room in the house has water views except for most of the bathrooms, and even one of those has water views. And three of the four bedrooms opens to a covered porch facing the water. It's definitely something that was important to us and we've tried to plan for. And, ha! You caught me!! I was off by 4" on the ceiling height! Boy do I feel foolish now! I can't see how that will affect a layout design, but thanks for catching that for me!

Can I ask why the 1st floor windows are non existent in the middle? Maybe we are not seeing the full elevation but what I see is a really narrow house that isn't maximizing the water views.

Certainly clerestory windows are common and probably more so at the coast. I think the initial confusion came from not seeing the rear elevation. But seeing it now makes we wonder - why that roof structure to create the need for such tiny windows?

We built a house on the ocean and the back of that house is nearly all glass - within reasonable structural limitations.

Who was being rude?

Can I ask why the 1st floor windows are non existent in the middle? Maybe we are not seeing the full elevation but what I see is a really narrow house that isn't maximizing the water views.

Because when you're on the water, the first floor is really a non floor in the sense that you can't have any livable rooms. I'm assuming the OP needs to be quite a few feet above sea level which is why the second and third floor rooms. That screening is probably for an outdoor seating space.

What concerns me OP is the inspiration pic is nothing like what your interior will be with all those high windows. Personally I'd want to maximize views and light from all 4 sides like your inspiration pic.

Thanks, cheryldavis1818! The built in benches are reminiscent of boat berths to me, so I agree they would be fine for spending a night or two there. I'm not too worried about views from that bath or blocking views, the water is to the other side of the house. I'm still on the fence about having that half bath added up there but will have to make a final decision soon as they will be framing that out next week.

With regard to the first floor windows, you just can't see them from this drawing -- what you see is the screened in back porch. But it is living space, and as cpartist alluded with regard to sea level, the main floor is 11' above waterline. But rest assured there are windows and full length glass doors. While I would have loved to have a rear wall of glass, that gets pretty expensive when they all have to be impact resistant (hurricane specs). We're trying to balance the dream house with the real world budget in hurricane ally. Also, with almost 600 square feet of back deck space over the three levels, we've got some pretty amazing views and outdoor living space.

cpartist, maybe I have a looser definition of "inspiration pic" than you do. Aside from the height of the windows (which I know will change the final outcome, obviously), there are other elements that I'd like to draw from it -- sort of that nautical vibe. Sorry you can't see my vision. And truly, the views are really to the back.

Anyway, if you have any helpful layout plan ideas of how you think the space would be best utilized, I'd love to hear them!

David, yours sounds like a really beautiful house! For our purposes I chose to go up to maximize views to the back. We don't have unlimited space to go wider, and I didn't really care for and of the floorplans I saw that fit our requirements. It all comes down to personal choice I guess. If you think this looks narrow, you should check out the beach homes on the Florida Gulf coast!

I would actually put in a full bath with a shower. As a guest, I wouldn't want to have to go downstairs to shower either. You have plenty of room there for a full bath.

Make benches like your inspiration on the right side. As drawn they are twin bed sized with storage between them. That still leaves about 8' 9" of space. You could have a trundle like bed underneath for additional beds.

Where on the Gulf are you?

Didn't mean that it was too narrow of course. Beach houses are usually pretty narrow. The thought only is to not make them more narrow then they have to be. The screen makes sense now. But then what is on the middle of the second floor? I thought the screen was the 1st floor garage space or something.

But what the plan does is make the 3rd floor really narrow - which I see often. Looks good as an elevation. I have to admit that I am more practical and our house is boxy as a result - and we weren't allowed to have a 3rd floor. But that being said, can the roof structure be tweaked a bit to allow bigger windows on the side? I feel that 2 feet windows will not match your inspiration. Not asking for 6 ft windows, maybe 4 ft. It would still be a cool room but 4 ft windows would be better.

CPartist's floor plan is what I was thinking too - bathroom in the non water side. Don't forget sunsets of course. In our area, the newer houses tower over the old ranches - mostly 40 years old on our beach. So they can enjoy the sunsets on the sound side from higher floors. This of course assuming you are east facing for your water view but not sure if you have said that.

Well...lots of comments here. I find the proportions of the room to be simply too long and narrow for much 24-hour use. Interior clear space, without furnishings, is less than 12'. You may have children or young adults willing to climb the stairs to access the space, but apparently the only view is from the side with the door to the deck. The other windows, on other sides, will certainly allow light to fill the room, but the only view will be of the sky. For sleeping and 24-hour use you really need a 3-fixture bathroom, or at least a lavatory and WC. If you've spent the money to build the space, spend the additional money to make it habitable and comfortable. Good luck!

I guess I was the one perceived to be rude. I apologize for I was only acting on the information given.

At the risk of being rude, if your "goal was to optimize the views as much as possible", why are you positioning a 12'-7" x 28'-0" observation room with the short wall towards the view? And in that 12'-0" interior dimension wall, only approximately seven feet of it is unobstructed glass at best. Granted the desire to optimize the views as much as possible may not have been communicated to the designer in the beginning of design of a coastal cottage, but even so I would think it would be a prudent thing to automatically include in the design without request. I would suggest redesigning the third floor, and if needed any other floor, to optimize the views as much as possible. And while the spaces are being redesigned (perhaps with a 28' wall towards the view), some thought of rooms' functions and furniture layout may be allowed for.

John, I appreciate your input but my request was for help with the layout of the space. I’m not redesigning the whole house. I’m sorry you don’t approve of my house plan. As surprising as it may seem to you, we actually like the plan and feel it is a good fit for both our lifestyle and also the lot, both of which you have no knowledge. Nothing personal, you’re probably a very nice man in person, but maybe you can see how your disparaging opinions on a subject I didn’t ask about may be unhelpful.

Or maybe MARK's (not John) comments are being made to help you see that there might be other possibilities that might better utilize the space. The room is quite long and narrow as mentioned by Virgil and I'm thinking it won't be the space you think it will be.

Marcia,

Would this work?

Your enduring friend,

John

Yes, John, thank you for the correction. And that may be the case if it were at a different stage in the process. But it’s not. So they really are not helpful at all. It just comes across as disparaging. Do you see my perspective? Oy. I’m really not trying to be difficult, but that’s not the kind of advice I asked for, for a very specific reason. It’s like telling someone to remodel and move walls when they ask for help arranging the living room. As a matter of fact, it’s exactly like that.

Anyway, thank you to everyone for the well-intentioned advice! At this point it’s just causing more frustration than help, so I think it’s time to end this discussion.

Wow, Mark, actually that helps a lot! And thank you for taking the time to sketch that out, I do sincerely appreciate it.

Just call me John.

Sorry about that! Reminds me of Paul Simon’s song “You Can Call Me Al” which he wrote after someone at a party kept calling him Al!