Review 3-level house floor plans
Rv A
5 years ago
last modified: 5 years ago
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5 years agoRelated Discussions
3 bedroom open floor design plan for split level house
Comments (6)After the housing crash, in some areas, inspectors stopped including the lower level as gross living area and called it a basement because it's partly below grade. Some people ended up with houses worth a third or half (for split entries) as much as they had been. And some were unable to sell to anyone except cash buyers because many split entries have all the bedrooms on the lower level, so the houses suddenly had no bedrooms (because only rooms in the GLA get listed like that). Banks wouldn't issue mortgages. The language really only changed after Sandy, when so many people with lower level NYC brownstone flats got flooded. The value was discounted because they were no longer GLA-eligible spaces. I had a friend in DC with one of the half-underground condos split from s Georgetown town home who got screwed at the same time. Her condo's floor is 6" below grade. Guess who dug out the foundation of her split level? That would be me. (Yes, in my case, it was fine.) The language now has a clause allowing for partly below grade areas to be counted in GLA if it's customary for the area for similar structures. The Sandy thing was covered in The NY Times....See MoreFloor plan for three level house
Comments (28)Being totally unfamiliar with an Asian kitchen, I thought that was a spice pantry and/or even an indoor spice garden. Learn something new every day. If there is a small hall behind the right rear living room wall, the door to it that leads to the bonus/bedroom and downstairs bathroom would be at the "hall" space left of the island. I'm one of those people that believe every bathroom or powder room should have at least a small window and no bath or powder room should open to the living room or have a toilet visible from either the living or dining room -- but some people disagree. You have a huge project ahead of you. Do keep us updated as it progresses....See MoreFloor plan for 3 level detached house
Comments (41)Cpartist beat me to it. As drawn, the person sitting in the chair in the living room will be staring right at the toilet of the powder room and everyone who enters and exits. Yes, I know that chair is only a place holder, but just putting it there you should have noticed that. Everybody in the living room will still see people entering and leaving the powder room. It doesn't matter that you only plan to be there a few years. You have to sell that place one day and any problems you create will effect the price. A 'flex room' in a house that size is a sign that you can't figure out what to do with that space and gave up. Waaay too much wasted space that has to be kept clear for walking through and can't be used for anything else. Top floor: The door to the MBR is wrong. Why have an opening that large and then have the door swing block part of it? And I'd love to see the movers try to get furniture into that left dogleg into the MBR. The door in the MBR ensuite toilet cubbyhole is impossible. Question--Once someone walks in there, where will they stand when they try to close the door?? Do you really think that even kids can deal with vanities that tiny and closed in? Bifold doors cannot operate the way you have drawn them on the closets. They must pull out; otherwise there's no way to close them. Now: the deck. There's no access directly from the MBR to the deck. Why not? If anyone should have direct access, it's the grownups! And, oddly, the widest window in the house is awkwardly placed half over the tub looking out to that deck. This list above is all covered in Design 101 in Architecture school. Been there; learned it. Just as I would never spell 'everybody' as 'everybuddy', an architect would never make the above mistakes. Just like a writer knows the words 'casual' and 'causal' and knows the danger of using either incorrectly, likewise, an architect looks for clearance around every door before drawing a line and hangs doors with the correct swing automatically. Those just come naturally, like muscle memory. Hire an architect. And when the architect tells you that you don't have enough room for a powder room on the main floor, listen to him when he suggests that one of the kids' bathrooms should also have public access for that use. And especially listen when he says that both kids should share one larger bathroom. It won't kill them. Hire an architect....See MorePlease review our preliminary plan for one level home
Comments (12)Thanks to all who weighed in!! Lots to think about. We did speak to 2 local architects. Sadly, both were way out of our price range for a similar house & their lead time was quite lengthy. We’d love it to be our forever home, but it might not be and adding in their costs (both similar) we’d be hard pressed to recover our initial investment. Snaggy – we’ll have a small closet in the foyer and one in the back coming in from the garage, if I can figure out where to put it. tatts – there will be no bath in the center of the house, unless you mean the guest bath on the hall. Also, the kitchen windows – probably 6-8’ wide - face south. Summit studio – I agree the long, shallow porches on the plan are artificial looking, we plan to shorten the front one & center on the entrance, making it deep enough to sit comfortably. We sit on our current porch a lot. We have mountain views to the south and often have coffee and lunch there. The rear will be more of a gathering space, I hope. We'll cover only a part of it and have a patio for grilling, etc. We get our strongest winds from the W and hope the garage will shield us a little. The rear looks out to the meadow beyond and will have my gardens just off of it....See MoreVirgil Carter Fine Art
5 years agoRv A
5 years agocpartist
5 years agoPatricia Colwell Consulting
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5 years ago
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