First your questions: - You'll use the front door for your daily entrance? Do you have anything under the "up" stairs? Could you do a small-but-expensive-to-build bench under the staircase? Something with hooks instead of a real closet? And then you could make the linen closet, which is around the corner, a small coat closet. I think this is one of the main problems in this house -- it's going to be a daily hassle, and it's going to be in plain sight -- but the real answer is that you need more space by the door. - No, I don't think the front door to the kitchen is too far for unloading groceries. But I do think the pantry inadequate for a family, and with the sink on that end of the island, you don't really have a spot to set down your grocery bags while you sort and put away. In fact, I don't like the whole kitchen. Oh, It'll LOOK great -- angled island overlooking the main living space -- but you have little storage (the angles in the island are space hogs) and the layout isn't functional (too much empty space in the middle, which means empty steps). The real issue is that kitchens work best when they're rectangular (more wall space, which equals more counterspace ... and this one's a square). Lavender Lass' layout with a square island is a big improvement. I wonder if it wouldn't be even better if it were "flip flopped" with the dining area. That would place the dining room, which is usually neater than the kitchen, dead-ahead of the front door, and the kitchen seems better in that more tucked-away spot. While I'm mentioning Lavender's plan, I think her master bath /closet layout is top-notch. I was thinking that space was too small, but she nailed it. If you want a tub, you could lose the sink against the left-hand wall and put one in that spot. - Before you declare the dining room bigger than necessary, keep in mind that your only back-door access is through the dining room, and those bar stools that back up to the table eat up more space than you might imagine. And as your kids grow, they'll require more space. I think it's fine, but not oversized. - Piano -- no clue. - I'd put the TV above a fireplace. If you plan for this, you can make the fireplace on the short side (no lovely hearth the right height for seating), the angle won't be a problem, and if you go with gas you'll have more control over the heat. - Sewing machine -- I'd put it in the guest room. Maybe a craft /sewing table inside the guest closet? That way it could be hidden by doors. Of course, you should plan ahead for good lighting, if you go into the closet. And my own thoughts: - How is this plan roughly 52x52? It appears to be about 1.5Xs as long as it is deep. - I would bring the master bath, dining room, and hall bath "out" 2' to meet the kitchen's bump-out. Bump-outs are expensive to build, and simplifying the footprint would give you a bit more space ... for about the same price. Using the same thought process, I would bring the front door forward to meet the edge of the staircase ... and I would make the great room's bump out ONE bump instead of two staggered bumps. - Since the great room is on the cozy side, I'd make the space in the "indent" a built-in windowseat with bookshelves or drawers or baskets underneath. It would look fantastic, and it would provide the space for toys that you want. - I'm a bit concerned about the entrance to the master bedroom. Can you get big furniture through that turn? And will the dining room furniture block the doorway? My kids (and my husband) are bad about leaving their dining room chairs pulled out from the table. - I assume the baby will eventually move upstairs, and the downstairs room will become the guest room. That's a good plan, though I see that you're struggling for space in other areas -- you need more pantry space, you need a closet by the front door. I don't know that I'd be willing to devote so much space to occasional guests when the family needs it for everyday life. I like the above suggestion to build in a Murphy bed. I'd consider making the baby's room into more of a den ... make it 2/3 of the size of the current room, allowing for a closet at the front door (though the staircase is still a problem), and this can be a place for your piano as well as the murphy bed. Plus, with an open floor plan like this, it's nice to have a small away-room somewhere. I think a den or a flex-space like this would serve your family better than four full-fledged bedrooms. You could use it as a baby's room now, but I personally wouldn't have any problem putting the baby upstairs as early as six months or so. And realistically, since you don't yet own the lot, if the baby's already here, he or she will be at least a year old before this house exists. Upstairs isn't far away. Another thought: If your main purpose in doing the guest-room-downstairs is to have a baby's room for the next couple years, I'd ask whether this is the right time to build. If you wait a couple years 'til the baby is no longer a baby-baby, would you be more able to let go of that downstairs room /let that space go towards a larger family space instead of a temporary nursery? - If you go with more of a den, consider whether you need the full bath in this position. I just had a shower replaced in my girls' hall bath, and it was not quite 3K. We're not talking about pocket change. - The four-year old's closet is SMALL. Good-sized closets mean the kids' rooms stay clean. I'd look at moving the closet to the other wall; it could be larger, and it would provide a sound barrier between the two rooms. - I'd lose the double sinks in the kids' upstairs bedroom. They'll never use them at the same time anyway, and two sinks means you give up drawer space underneath. - The laundry room looks okay, but if you could make it a scant 1' wider, you could have floor-to-ceiling shelves across from the washer/dryer -- what wonderful storage that would be. It might also give you some folding space. I'd give up the sink next to the washer/dryer (I have never had a sink in the laundry room and don't really know what I'd do with it) in favor of a place to stack baskets of dirties waiting for the machine.

Benjesbride, what you say regarding dining/island makes sense, but unfortunately I have ~11'x16' space to fit in the kitchen. If I decide to rotate the kitchen the way you say it, then my kitchen island will be quite small. I too started out thinking of a longer island and thus came up with option 2, and am not able to find pictures to tell me if that would look ok or not. Secondly, currently the plan is that the Great Room will be mainly conversation area. TV will be in a separate room, so no need to consider TV-watchability. Mama Rachel, your idea of spice kitchen is great! That's the kitchen I started out "wanting". I had to abandon it halfway, however, because of space constraints. My whole house is ~2200 sqft, therefore allocating disproportionately large amount of space to the kitchen would have meant I gave up on some other priorities. Mama Rachel : regarding powder: we decided to ditch the powder because of the availability of full bath on that floor, which otherwise will be guest bath. We also wanted as much storage as possible, therefore decided on having a storage rather than powder. Anyway, here's the original plan. Note that we added ~5ft towards the courtyard and some square footage along top wall (which is facing backyard). I am working on sizing of the entry right now, because I think it's a bit too big for the house, but that space will NOT become available to the kitchen again due to the building rules.

Okay, I'll throw out a partial idea for consideration: If you move the bathroom towards the middle of the house, the kitchen /dining area bumps to the front ... allowing windows on two sides of the room. Natural light on two sides always makes a room nicer, and it makes the room seem larger. In such a small space, it would also allow you space to include a bay window (or box bay) as seating for the table. Alternately, you could go with a big slider door in the living room, which would also open up the space visually and bring in more light. This also gives the bathroom some privacy. Next I'd go with a double pocket door between the kitchen /dining room and the bedroom /living room ... this allows the rooms to function as one space, when needed ... yet they can still separate, when it suits your needs. Additionally, elimination of the door swing in such a small space is a positive. I'd eliminate the equipment room and instead line the back hallway with storage. The blue boxes represent bookshelves /cabinets /whatever storage appeals to you. This also provides some soundproofing for the recording studio. In such a small space, every square foot must do double-duty, so you really can't afford two hallways to be nothing but hallways. I didn't draw it, but a closet between the recording studio and the bedroom /living room would be a good idea. Two last thoughts: - The framing technique in which you're interested is all well and good, but it's not worth the sacrifice of good design. - The people who are warning you about trouble with financing an unusual build are spot-on.

We are in the process of building and have a door in the center of the living space as well. It helped me to draw things out in scale on graph paper. Please forgive my very basic skills 😂 I have planned 14 x 18.5 for the living space,