Some stuff we are still massaging...

This is going to be a farmhouse/cottage (board and batten siding, metal roof, vaulted ceiling with beams, etc.) so not really concerned with trendiness of barn doors.

• - The bath off the living room is for guests (a powder room?)
• - The stairs we are still figuring out, probably accessed via the kids' area
• - The loft is going to be for a study/computer area
• - Beams will run through the vaulted ceiling
• - Thanks for the tip on the width of the kids' closets, that does make sense!
• - Sinks for bathrooms I'm still working on...
• - We may end up with a couple sinks in the kitchen as it will have the long telescoping windows out to the deck bar area.
• - Agree that the master bath needs some help!
• - The lot doesn't dictate the angled garage, we just thought it more aesthetically pleasing and less use of concrete/fits in with the curb appeal more (we think?!) as there will be a circle drive out front.

Thanks for the advice so far! :-)

I have two young children so the first thing that jumps out at me is the kids bedrooms sharing common walls with noisy things like a range hood and a television. We have a spare room that shares a wall with a TV and it's incredible how much the sound transfers to that room. And is that a TV on the wall behind the master bed as well?

These split floor plans are unfortunate because you give all the dual aspect corner rooms to the bedrooms, when you really want to appreciate all that natural light in your living spaces during the day.

Did you every consider a U shaped layout instead of this?

It seems like we've looked at every floor plan out there, literally hundreds now! :-D

The TVs didn't seem like a big deal, in our current house those common walls are soundproofed (with a somewhat similar layout) and have never been an issue, so to be honest it's not something we had really given thought to.

We have gone through a few designs where the great room ran horizontally vs. vertically, but always came to the conclusion that we like this better - which is as close to a U shape we had come because of the walkout basement and not wanting to block light views from the kitchen, porch, etc. (if I'm following you correctly).

Is that a toilet room off the great room? It looks like the toilet will be visible from the dining table?

Yes, bathroom for guests, etc.

Why are you DIYing this?

I'm not sure I understand the question.

We are trying to get together an idea of what we want to present to an architect.

We've spoken with and walked the land with 4 builders, and doing as they all suggested to us.

Don’t bother with a plan, just go to an architect, that is what you pay for.

Presenting an architect with a houseplan you've already designed is not the most effective way to get started. Please read this:

https://www.houzz.com/discussions/beginning-bubble-diagram-for-a-custom-home-dsvw-vd~4351651

Thanks for the link, we have just been going on what the builders have all told us! :-D

Googling houseplans and trying to design your own is a huge time suck and can make a person crazy. Set aside what you've done and try a bubble diagram. And then go educate those builders! :-)

You could be correct with draftsman as permits and codes aren't needed for building here (rural Ozarks and draftsman must be what many go with).

Although, we are going to an architect with engineer-certified plans though.

I think we may just pack up our Pinterest boards and list of what we want, and go to an architect!

As others have said.. bring bubble diagram and wish list to architect.

Its clear you haven't though much about the walkout basement as there aren't any stairs that I can find in the plan :) Its ok, that's what the architect is for. Leave it up to them :)

No closets in the bedrooms , no sinks an entry right into the great room all need to be addressed. Get an architect , take the floor plan tell them wht you like about it and let them design your house. You can’t design a main floor without also designing the walkout that is why you need an architect BTW you will also need a kitchen designer not the architect for that job.

To design a house properly, you don't design one floor, then the next and then stick on some sort of facade. A house needs to be designed as a whole. Meaning all the floors together and the elevations at the same time. A good architect will take into consideration the exteriors, interiors and your property. A good architect will site the house so you get the best light.

And a good architect will not do what you've done and create a house with a fat roof and rooms 3 and more deep.

You keep talking about what the builders suggested. Builders are not architects and normally who they have on staff to "design" the house are not architects either. The people they keep on staff are draftsman. Don't use a draftsman. A draftsman will only draw what you give them. You need an architect.

Sorry to be blunt but what you've drawn shows why you need an architect or a person of design talent. Put together a list of your wants, wishes, wouldn't it be nice to haves and then do a bubble diagram as suggested. Put together pictures of what you like, and then interview several architects.

Try to find a single person who does lots of houses versus a large outfit.

You mention a walkout basement and yet there are no stairs in the plan as said above. (just saw that).

The walk-in closets are minimally sized. You would be better off with reach-in closets and more space in the bathrooms. And speaking of closets--where will you store linens? The closet spaces in this plan are minimal/non-existant. Being in the Midwest also, I know there is a need to store extra blankets, towels etc.

There is a LOT of wasted space for a walk-thru area in the great room. Literally about 1/2 of it is space to walk-thru. I'd also suggest getting rid of the double door front entry.

Sorry--have to agree with the above poster--the powder room location is just horrible. Right in the middle of all of the living spaces and no room for a small sink.

Imagine going from the garage with packages, groceries, etc. You have to walk through the main living areas to put anything away.

I also personally don't find angled garages attractive when you have 2 or more acres. You have the space for a proper side-load garage-use it. Angled garages create awkward spaces inside a house. See that unusable little corner in the mudroom and the toilet areas of the master bath? I think angled garages are a decent solution for a typical suburban lot when one is trying to avoid a front load garage. It creates a lot of hard space in front of a house. With two acres you shouldn't need to do this.

Scrap this plan and let the architect do his or her job.

Benjisbride is correct. It’s fine to go to an architect with a file full of inspiration and things you’re attracted to, but a bubble diagram or even just a list of wants and needs, prioritize (must haves vs nice to haves) will be much more helpful for them. You’re likely going to get a better product the less ‘concrete’ the floor plan is in your mind, because you’re going to be more likely to be receptive to a potentially completely different direction if they take you that way.

That floor plan has some oddities with room placement and light that would be issues for me, personally, but I like the types and sizes of spaces you have. I think I’d just stick with the list and bubbles, though, and see what they draft up. Having the sizes of important furniture pieces is also very helpful.

I’m excited for you as you go about this! Good luck!

The biggest mistake here is not planning the lower level now. This is a 5400 s.f home which will cost $1M+ in almost any market. That's fine if you can afford it and want to spend that much. If not, pare down the main level as much as you can and place as many functions as you can get away with in the lower level.

The best things you can bring your architect are some imagery, ideas and an open mind.

Random thoughts:

- I'd move the washer/ dryer to the exterior wall so the dryer can vent. Sure, it can be vented from its current position, but it'd be cheaper and more fire-safe to move it to the other side of the room. The pass-through between the master closet and the laundry room is nice -- but with such a big closet, you can afford a real door so you can "pass through" with your body as well as a basket.

- I assume you're doing a pocket door between the great room and the laundry /mudroom.

- The master bath seems oddly designed ... seems like you have most of your "major players" crunched up in one corner (how much space will you have to enter the shower?) ... then loads of empty space in front of the windows. I don't think it'll be elegant and gracious looking in the end.

- You do not want a pocket door on a bathroom. They're fussy, easy-to-break items, and they're not a DIY fix when they break. They're great for doors that're rarely closed (like your laundry room), but they're not a good choice for a bathroom. Note, too, that as you've drawn them, the pocket door would have to "hide" in the space behind the vanity ... where you're going to have plumbing.

- You'll spend lots of time in the great room, yet it isn't going to get much natural light.

- I hate the kids' play area ... it'll receive no light at all, so it won't be a pleasant place. If I were going to include a space for a kids' play area, I'd want it to be situated so it could be third bedroom someday -- if ever needed. Perhaps you'll have a third child, or have a relative living with you (even temporarily), or maybe it'll matter for resale ... but a third bedroom gives you flexibility.

- The kids' walk-in closets aren't big enough ... you need 24" of space for adult-sized clothing to hang (I know, they're not in adult clothing yet, but they will be soon enough) ... and once you allow for the walls, you'll have less than 24" of walking space.

- Two kids can easily share one bathroom ... and I wouldn't want to clean 3 1/2 baths for four people ... I'd give the kids one nice-sized bath to share.

- I hate the fireplace in the dining room. It blocks natural light and your only passage to the back yard. Is this two-sided fireplace a major feature in the house? That is, is it something you're ready to splurge on? Two-sided fireplaces are massively expensive.

- Is that a TV on the dining room wall? Since the dining room and living room are open to one another, this doesn't seem to make sense. You won't be able to use them at the same time. I suspect you're trying to arrange a TV that can be viewed while cooking ... so I'd arrange things so that you can see the living room TV from the kitchen

- How do you reach the loft?

- You have lots of empty /wasted space between the front door and the dining room.

- Does the powder room not get a sink? I don't care for its location just off the great room either. Too public. Here's what I'd do:

Enlarge the bathroom's toilet closet so it serves as both powder room AND master toilet. This allows the room to be large enough for comfort ... you can have a sink in the room, making it a true powder room ... and you'd be able to have a small (perhaps round and non-operational) window to bring in some natural light.

Of course, this means guests must walk through your mudroom to reach the powder room, but it'd be a more private /nicer room.

The closet would remain essentially the same size ... because you can remove the current toilet-closet-in-great-room.

- 30x30 is not a good size for a garage. A car (comfortably) needs 12' of width ... so is this an oversized two car or an undersized three car garage?

- I don't see any office space ... and with more and more people working from home, this may matter to you at some point ... or it could matter for resale. I'd include a desk in that large cabinet in the mudroom. Easy to do. And include loads of electrical outlets in that area too.

Having pointed out these problems, I'm looking for some positives ... and I'm not really finding them. Nothing really stands out as "a super cool feature". All the rooms are large, which is not necessarily a strong positive. I have large rooms too, and they're expensive: expensive to heat /cool ... expensive to furnish ... and when you want new carpet or new paint, you need so much material that it turns out to be expensive.

Is that a toilet room off the great room? It looks like the toilet will be visible from the dining table?

It's part of the plan! No one wants to miss dinner table conversation or an important part of a TV show.

I love the giant mud room/laundry room! I love the kids' play area. I love the double sided fireplace and outdoor kitchen!

I don't think your kitchen is badly designed. As long as there is a working sink in the coffee bar. Otherwise, the coffee bar is too far away from the sink.

I agree with the idea that the kids' closet doors should open to the bedroom.

My favorite part is the indoor/outdoor living. Nice.

Depending on your site, with two acres you should be able to give the bedrooms and the playroom windows, and windows on two sides at that. In addition, you might like a little more privacy for the master bedroom. You'd have to have the door closed all the time.

You might also like to have access from the laundry room to the back/side yard. If it were longer, you could do that, and have a sink in the laundry as well. (Maybe I'm projecting here, but it find it nice to be able to do a messy project outside, then come in and wash up, wash my tools, etc. or, if you have/get a dog, that access is handy. And, on a sunny day you can take laundry outside to dry.)

Appreciate all of the feedback, input, and advice! :-)

"This is a 5400 s.f home which will cost $1M+ in almost any market"

There are a lot of things this forum is good for, but estimating cost is NOT one of them. We just built a ~7k s.f. home in the Ozarks, and it was no where near $1M. The land, well...that's a different story.

Jeremia, I'd be interested in hearing who the builders are that you've talked with. Most that actually "use an architect" are in-house draftsman. Otherwise, Dale Peer in Springfield is wonderful to work with and will take your ideas and give you a nice design that you can then have checked by an engineer. I can give you some references, if you want to PM me. Also, pleas ensure that you're being given the correct information regarding codes, as even rural areas have county codes, and they all do site inspections. I can give you some insight there in a PM, too.

Is this really a 5,400 SF plan? With just 3 BR and 3.25 baths?

Good luck with financing. Good luck with resale. Good luck with it all!

Check your State's laws on size of structures and requiring an architect. If you are required to have an architect, there is a chance there will be a lot of changes to the plan and/or you are wasting your time.

My cousin inherited her childhood home, and significantly renovated it to put her own stamp on it. They knew exactly what they wanted so they didn't use an architect. They took forever to plan it.

Some of their mistakes were expensive to fix during the building process, and others are being fixed now, years later. Other mistakes they just have to live with. The house just does not function well for how they live in it.

Don't do what my cousin did.

First home build is exciting. Take your time and get it right.

General rule of thumb: Do not put a powder room with a door opening into the living area.

You should spend some time looking through magazines/books of floor plans available at the chain and big box grocery store and dry goods and building supply stores.

This plan seems to be an efficient use of space. Do keep looking.

Instead of poring over floor plans, it might be a better use of one's time to go to open houses and tour model homes to establish their likes/dislikes, wants/needs. I like the mental exercise of looking at a floor plan and imagining it in 3d, but it's so much easier to walk through a space to understand it.

Actually looking at what's out there is a good idea. In addition to open houses and model home tours, you might also attend some at the home estate sales in addition to looking at floor plans.

How will whatever you plan you choose suit your family as your children grow up?

In lieu of that play room without windows, in a similar amount of space, you could have three bedrooms in a row on that left side, with a bath and a half between each accessible from the bedrooms -- no powder room door opening into the living area.

The middle, larger, bedroom could be a bonus room -- play room (and with appropriate cabinets, a storage room). Later, it could be a guest bedroom or study room or den or home office -- and with a his and hers powder rooms accessible on each side.

You could have two doorways (with or without doors) entering two 4' square hallways from the center great room. Each of these doorways could have a bedroom door to both left and right, (two doors entering the bonus room -- or the second door in only one o the halls).

As a bonus, as you enter each of those 4'x4' hallways, you'd face a blank wall that would be perfect for hanging family photos -- or even to build as a built in curio cabinet to display family treasures, photos, etc..

If you create a bath and a half between your master bedroom and the entrance by the garage, you could put an arch or actual door rather than have that powder room space visible from the front door.

Not a fan of angles such as your garage creates. If your garage were squared with the house and entered from the right side, you could still add a door from the garage to the entry.

If you put the left rear corner of the garage where you now have two sinks in the laundry/mudroom, you could build behind the garage on the right side of your house without extending the footprint of the home any farther to the right than the corner of the garage now rests.

Let us know how your plans progress.

Another thought: If you're considering a basement, consider the slope of your lot and the access stairs you'd need to build. Depending upon the slope of your lot, you might also look at plans for a split-level home -- which can require separate heat/ac for each level.

Basements can be a good place for a laundry and/or a bonus room and/or a game/play room and/or more storage. Sometimes, depending upon the lot, a basement is the better place to put a garage.

My big thing is - if you’re starting from scratch, rather than with a tract home builder, why not get the best thing you can that really is designed for you and for your unique site? That’s why I’d go to an architect - a good one will be able to design something that really suits the lot you have and meets your needs.

We are going with an architect, but everyone we've spoken with (5 custom home builders now, who have actually walked the land with us) have said draw out our vision of what the house would look like, then take that, our photos, Pinterest, etc. to the architect once we have a clearer picture of what we want.

I'd be willing to slap a $100 down to say that +95% of homes in the Ozarks are built using a designer/draftsman vs an architect, whose plans are stamped by the Supply Co's Engineer. I know it's a berated (even hinging on vituperative at times) point on this forum, but PLENTY of well functioning, very nice, customized homes all over the world are planned using a designer/draftsman and not an architect. Do some have problems? I'm sure. Is every house designed by an architect, perfect? No - and they probably charged twice as much to get there.

There's a lot of great advice here, don't get me wrong. But to insinuate that only an architect can design a proper house is just hogwash. The passive aggressive responses like "good luck" are so counterproductive to the advice people are looking for when they come here. You catch more flies with honey, if you're looking to catch flies. Otherwise, why are you here?

In addition to all the other very good critiques, the door to each kid's room opens right onto the bed. And there's no room for a night table on the door side. Where will kids be doing homework?

A house this size should have more balance, pleasing proportions, and gracious design. I would not want to be a guest entering or exiting the bathroom in full view of everyone else. I would not want my master bedroom right off the dining room. I would not want the wall behind the toilet in my master bath to be cut off on the diagonal. I would not want an awkward angled wall in a room as important to a family as the laundry/mudroom.

What doesn't seem to be understood here is that an architect, or person of design talent as cpartist mentions -- who doesn't have to be architect, but does have to be able to "see" in a way that most laypeople, including myself, do not -- often saves you considerable money. The other thing to consider is that unless one builds houses frequently, and there are some who do, you want the best possible home for your family from the get-go. If you are fortunate enough to be building a custom house, build what works for your site and especially for your family. Get some professional, talented design help so that what seems "okay" or "fine" on paper actually works in real life, now and five years from now. partim's cautionary tale applies not just to his cousin remodeling her childhood home, but to many people building new settling for "good enough".

Your plan seems to have no hallways. Although excess hallways are a waste of space, they are privacy buffers for rooms too. For example, a main floor powder room that opens to a hallway, instead of a room where people congregate, offers much more privacy.

We are going with an architect, but everyone we've spoken with (5 custom home builders now, who have actually walked the land with us) have said draw out our vision of what the house would look like, then take that, our photos, Pinterest, etc. to the architect once we have a clearer picture of what we want.

Well it's obvious, they don't know how architects work. I think it's good you walked the property with the builders but the person you really need to walk the property with is the architect you hire.

And yes when I say architect, I also mean a person of design talent. Just make sure they are talented and not like my draftsman who thought windows on the second floor that are taller than first floor windows was an ok look.

I think you have plenty to give your architect a general sense of how you'd like the home to be organized.

Here is an article I wrote to give clients an idea what to expect from an initial meeting and what they can bring that would be helpful.

Summit Studio Architects

Thanks for the article! And appreciate the advice, we are completely new to all of this and just wanting to make sure we weren't way off base before taking our thoughts, ideas, etc. to them :-)

You're welcome. Good luck on your project!

Do keep us updated on your progress.

Best of luck on your meeting

Please let us know how the meeting with the architect went. I think it will be informative for those that are hesitant in using an architect.

Jeremia, some food for thought. Give the kids one bath to share with double sinks and have it accessible to the guests. Then you can eliminate the toilet in the great room.

Glad you had a meeting with an architect. Keep us posted!! I am excited for you.

Ok, we sat down with an architect ([floor plan update[(https://www.houzz.com/discussions/feeback-on-our-floor-plan-update-dsvw-vd~5202434))