You have a bathroom window adjacent to the front door.

You might consider swapping that front bedroom + closet with the front bathroom so you can put the bathroom window on the side of the house between the two children's bedrooms.

You could make that front wall on that left wing of the house a straight line and have that wing of the house extend foward several feet more in order to do this, ending up with two equal forward facing gables instead of three and enabling you to extend your front entry/porch roof farther as well -- giving you an actual front porch. By extending the left wing of the house forward, you could probably add to the width of your entry and porch and continue your interior wall interior wall (between the master bedroom suite and kitchen) in a straight line all the way from back to front -- making basement support for the wall straight as well.

If you want a third (small) forward facing gable on the front of the house, you could put it over the door in the front porch roof.

You could also make the rear exterior wall of the livingroom and dining room and kitchen a straight line and make your covered are of the deck extend from the bedroom to the right corner of the house. This could straighten your rear basement wall as well.

Since it appears you have steps leading to a basement, you could also wrap your back deck (uncovered) around the right side of the house to the side garage door -- likely a better fire escape than steep steps going down to the back hard, even if your side deck is only the width of a sidewalk. You could then widen the deck at the side door to the garage and have your steps leading to the back yard begin there toward the back yard beside your narrow (sidewalk width) side deck.

To make helpful comments, others will need to know about you/your family, your location, your building site -- which direction does the house face -- views etc, fully custom -- what can you change, etc, etc.

Where did the plan come from?

I'd make changes inside, but will suggest a change to the exterior. move the stair wall forward. Roof outline in green.

Would extend that left wing of the house as far as the right wing of the house, enabling you not only to put the children's bath between the two bedrooms but also enabling your to enlarge the entry, and porch and, possibly, the bedroom closets and entry coat closet as well. You'd also have a straighter roofline. Less curves and angles usually means less labor , often means less materials and, therefore, less cost.

The kitchen is way out of proportion to the house size, and poorly laid out. Considering it’s the second most expensive room per square foot in any house behind the master bath, you’ve just written a big check that your house can’t cash. It’s bigger than your living room. Totally out of scale.

Scale and suitable sizes for people seem to be a big issue with whomever is designing this. It’s not designed for people’s dimensions, or how they circulate through spaces.

A couple of issues in the garage area. The garage itself is not wide enough for two full-sized cars - mine is 22 x 22, and it is a tight fit.

How will you vent the dryer? It's best to have the dryer on an outside wall (or at least close enough to make cleaning the vent possible).

There is no storage in the bathrooms.

Start OVER . It's not that the kitchen is too large, it is that the foot print is too small to house THREE bedrooms on this floor and that kitchen. You may have to live in the kitchen . See the real living space........yeah.....the weird triangle . That's the REAL "living" space. Among the kitchen issues despite its size. Do over.

Valiant try above partim. Nope!!! same issue. Build a story and a half. Get a real plan, from a real architect.

I don’t agree that the square footage is too small for 3 bedrooms but I think this plan has many issues . 1st the walk from the fridge to the sink will be a workout so you will need a sink in the island. No raised bar . All the jogs in the exterior would be better eliminated to give you better spaces inside. A 10 x 10 bedroom is not large enough IMO for anything but a nursery.I cannot see how to arrange furniture in the LR with the way the stirs are intruding on the space . Did an architect actually do this design or is this some stock thing off the interent you are tweaking.

A (good) professional did not come up with that plan.

my last home (l-shape) was 1700 sq ft, 3/2/2 and it worked a heck of a lot better than this plan - start by getting a new plan please.

Another question: why is there both a covered deck and a porch in the front of the house? This creates two small spaces, neither of which is suitable for relaxing in. You just need one front door, not two.

I can't figure out why in the world the cellar stairs are right inside the front door! And there's a turn in them--you'll never get big items down those stairs; they need to be a straight run.

And the stairs are chopping up the living space in the one main living area in the house. Why!?!?

Why is there a pocket door going into the master bath? Pocket doors are a pain to use on a daily basis. You have plenty of room for a standard swinging door; there's no reason to force yourself to deal with the fiddly little latches and pulls many times a day with that pocket door.

I'll echo the other comments above, especially about that kitchen..

Get an architect.

Along with everything else said:

Let's start in the master bedroom

Space is 12' x 16'11". A king sized bed is 80" long which leaves you with a space of 4'6" for walking. That means you don't have room to put a dresser or anything on the wall opposite the headboard. And if you have a headboard and/or footboard and you lose more space.

The master closet is 4'6" wide which means you won't be able to comfortably more around in there. Clothing takes up 2' of wall space which leaves you with only 2'6" of walking space.

Your outdoor porch is only 3'2" in front of the door. That's an accident waiting to happen as it's barely enough room for a single person to stand in front of the door.

Your usable living room space is not 14' x 16' but will be more like 11' x 11' because of pathways.

The laundry is quite a shlep from where the majority of it is generated. It should be nearer the bedrooms so you're not shlepping laundry back and forth through the house.

Additionally where will the dryer vent out?

The mudroom is too narrow for more than one person at a time to enter or leave.

The kitchen is dysfunctional with the fridge across from the sink and the island being a barrier between sink and fridge.

Is there a reason the garage is sticking out front like a pig's snout? Is this a narrow city lot?

Paul - I notice that you haven't commented on the feedback you've received. I understand that you are trying to finalizing your design, and perhaps, you are a bit dismayed by the overwhelming negative feedback you've received.

What I think would be helpful to remember is that nobody here wants to see you sink a lot of money into building a home that has a flawed design. Getting the design right is crucial before you move ahead.

At this point, perhaps you'll make more progress by meeting with a local architect who can help you better address your family's needs and desires.

Hi Paul, there is a lot of constructive criticism here. I think first of all, a more "square" design will be cheaper than having all of those angles. The first thing I saw was how far the sink is from the fridge, having re-done my kitchen in the past couple of years. You can have a classically designed home that fits your needs and is more functional. I think this design is trying too hard and is not going to feel very good to live in. If you are going to pay to build a house, you should pay for the services of an architect to design it properly. It will make all the difference.

And, one more thought - Have you considered how you all will enter the door to the porch, take off your jackets and coats, put them in the coat closet, and then open the main door to the house? It's an incredibly awkward entrance, and only one person is going to be able to maneuver this at a time.

Also, will the covered porch be fully insulated? If you're storing your jackets and coats in a coat closet that is technically outside the house, then you're subjecting your clothes to the elements - heat, coldness, and humidity.

You need one main door into your home, and your coat closet inside your home. There's a reason that no one does it any other way.

@laurafhallen Not on this site very often at all hence why I haven't been commenting. I did a tour of an open house of a very similar design to this kitchen/living area and that's what I really liked about the house. See pics below

The pan isn't finalized by no means. The home I viewed of the pics below is a two storey but I want and based on my building lot need a bungalow with a walkout basement.

It's a 1.8 acre lot, not fully cleared yet but here is a picture, I have more trees cut since. It's about 150 feet wide.

I don't think your plan is as bad as others do. I do like Partim's ideas. I would add that I would make the garage side-loading, not front-loading. I will admit to an extreme prejudice against front-loading garages if there is another option.

The LR will be small and I see there is no fireplace. I don't know where this is being built, but if there is any cool weather at all, people do like a fireplace, even if it is a gas one.

It's a small house and the room criticized must take this into account. If I had a pantry closet for my kitchen, I would probably want it to be at least 6' wide and 8' long - 7x10 would be even better as it would also allow room for brooms/vacuum/cleaning supplies as well. I like a big laundry area - room to keep an ironing board set-up at all times, double tubs, and room for folding and a rotary iron. Needless to say, this would have to be about 9x12.

One cannot have rooms this size in a small house. So the choice is to not have them at all, or that they will be far smaller than ideal.

In the living room you've pictured, you'd get an awful crick in your neck trying to watch a TV at that angle. The room doesn't work as a TV room, and I don't see another TV viewing room in your plan.

As for the kitchen, it looks to me as if the island is in the way of every traffic path. It's just awkward. For example, imagine that the 3 chairs on the island are occupied. You want to get food out of the refrigerator. Is there room to open the fridge door and stand in front of it without bumping into those people? Where do you set the food after you take it out, since they're sitting at the counter? There's a good reason that you don't see plans like this where the seating is in a traffic path.

If I toured that floorplan with furniture (i know the pics are not the plan)- walking into the house and seeing the living room - I would turn around and walk out as it is too small. When you add in the need for 3 foot traffic patterns -- No. Do they have other plans?

The rooms in your inspiration photos have very pleasing palettes, and I think that's why you're trying to replicate them. However, what these rooms are missing is functionality. Look at how far the refrigerator is from the sink. Not only are several steps involved, but the island is right in the way. And, imagine two people trying to work together to prepare a meal. There's no space to pass the person who is using the cooktop. Have you considered working with an architect?

I appreciate the feedback but the distance from the fridge to the sink is pretty irrelevant to me. I tmight take 3 seconds from one to the other. Secondly I find i go fridge - stove or stove-sink. i don't really have a lot of going from fridge to sink or sink to fridge. If that's the biggest issue in the kitchen on a personal level I can get past that quite easily.

I actually like the plan.

I have no clue why you are ASKING. Every flaw pointed out to you is something you like, or that doesn't bother you. So have at it. It's your money.

IMO if you like it why are you asking our opinion I find this happens a lot on this site you are asking for validation and that is not waht we do. So you love bulid it. BTW the trip from the fridge to the sink is for prep and is the one most often travelled if you cook at all.

Why are you willing to spend six figures of your hard earned money on a house that has so many dysfunctional elements when with a little more effort you can wind up with a house that adapts to you instead of you constantly having to adapt to the house? If you're building a house make it functional as well as beautiful. Otherwise you might as well just buy an existing house

@Jan Moyer, not sure what you're talking about.

You have no clue why I'm asking?

I've actually gotten a lot of good points made from this post which will help me. That was my intention.

Every flaw pointed out is something I like?

The only flaw I said that doesn't bother me is the kitchen sink. There's plenty of other flaws pointed out which I've gotten ideas on how to make better.

@Patricia Colwell Consulting

Why am I asking for opinions? TO make the plan better, I',m not asking for validation I simply dont mind the flaws you mentioned personally. It doesn't bother me.

I've gotten feedback here which will help me. Even the very first post, posts from indigoheaven, suezbell, partim, cpartist all provided good feedback and criticism that I will be using. So for me mission accomlished to make improvements to my plan.

@partim The kitchen island missed you mentioned is something I noticed right away as well when I toured the home. If you'll notice the island seating on the plan is not the same side as pictured. That was one of the changes I made.

There is also no children in the home so the smaller 10x10 3rd bedroom is by design to gain more space in some other areas.

I'm likely going to extend exterior wall as mentioned to provide more living room space. As well remove the indent of the exterior wall by the stairwell pushing it out enlarging the front entry room.

This is another option I was considering but I like the posted one more.

Just a thought: Have you considered putting the master suite and garage on one side of the house, two bedrooms with a bath (or bath and a half -- powder room for each w/shared tub/shower) accessible from each of the two bedrooms) between on the other side of the house (bedrooms accessible from a small square hall between bath and living area) and the great room in the middle -- living room in back, entry and dining in front, kitchen in the middle with a mudroom/laundry room between garage and master suite

Hi Paul,

IMO your first plan is much better than the second plan. On the first plan, the two issues I see are that your living room is small and you master is not deep enough. Like others said, bump the exterior living room wall out to line up with the kitchen and dining rooms. If you do that you could have an outside patio go all the way across the three rooms.

Unfortunately, I think your master bedroom will end up a little tight. You will have a lot of room on either side of the bed, but little room at the foot of the bed. Maybe you could place the bed on the left exterior wall (the 12' wide wall) and that would give you a lot of room for a sitting area. I think it would work with a queen size bed, I don't know about a king size. You would also need to change the windows a bit.

I've seen the vestibule/porch set up you have at your front door. It's kind of like an airlock. I know back in the day, two entries like that served to keep cold air from entering the house. Seems like a good idea if you live in a colder climate.

Good luck!

One idea on the sink. Swap the range and the sink with window if needed.

Hi! I like the second plan in other ways. At least you would have space for a living area. I would make the entry to the front bedroom from the front hall - so option to be a den or living room ( with no door or a french door). I would make the laundry and pantry all one big room and would be nice to have a window there too 1. this eliminates the door in the kitchen and gives you more counter and 2. gives you the ability to flex the space as you need it. Changes--That is a tiny back covered deck and I think it would be more helpful to have interior space and the island has 3-4 aisles which are too tight so I might look into the back wall being all counter and then a parallel island with the sink on it.

I prefer the second plan, but fear that you won't have room for a dining table unless you make the house wider. And I still prefer a side-opening garage.

I still cook and when I was younger cooked a lot, and I typically do as you do - refrig to stove area, not often to the sink first. But then I don't use a ton of fresh veggies that must be clean/peeled etc. I buy frozen and have since my children left home, as it's easier to control the portions and involves less work. My refrigerator is at the opposite end of the kitchen from my sink - the room is 15 ft wall-to-wall. There is a narrow island cart in between, but since it's one 17" wide, walking past it is far from an onerous task. It was the best place in my house (built in 1948, kitchen remodeled 2 years ago) for the refrigerator. I'm a very organized person so I take everything out at once, and either place it on the counter near the stove where I do my prep, or on the island where it can easily be reached later to take to the sink if needed.

We all have different cooking styles and I would never attempt to impose MY style on others. It would be the same as telling a man how to arrange his wallet, and a woman, her handbag. It's a very personal preference.

On the first plan, I would reverse the basement stair direction and push it and the laundry to the right, sacrificing the corner pantry for more usable living room space. With the stairs completely or mostly behind the garage, you could widen the garage and/or your entry.

Paul - did I miss it or have you said what your location is and which way is North?

I live in a rental house now that neglects solar orientation. Very frustrating. Don't neglect the sun - it is very powerful.

You got some criticism because you didn't give credit to good ideas in your first post, you only talked about "flaws" that you like.

My 2 C - boy do I hate a snout garage always, but on 150 ft wide, 1.8 Ac lot, it is a travesty. The sink to fridge distance is poor design. You might not have an issue with it but by all modern standards, it is poor design.

Do you actually like bi-fold doors? Your main location for coats and shoes is behind a bi-fold. In 2018. On purpose.

I think you should re-consider a pocket door to a master bath.

My climate guessing is all out of whack. No fireplace implies south, double entry doors implies north.

That hallway to the master is a tragic waste of space in a relatively small house.

The very average one bedroom garden apartment is 800 square feet. It usually consists of a galley kitchen, living room, small dining area, the single bedroom, and a 5 x8 bath. Rarely is there a walk in closet Generally, laundries are shared in a separate common spot . These apartments, /condos exist all over this country, usually housing singles or a young couple with no kids.

In just over double that square footage, , you are attempting generous kitchen/island THREE bedrooms, two full baths, open kitchen, laundry, stair to a lower level. In both of the plans the living space is completely inadequate to all else, and in your PHOTOS of Inspiration, that is not the case. Too much for the square feet, for comfortable living on one floor. Another 300/ 400 square feet would help. Hard to fit 100 lbs of anything in a 75 lb bag. Add breadth, or go UP. The proportions are not attractive or comfortable. I would start with an architect at your site.......because you aren't going to have this below, that's for certain.

You lack the ability to visualize scale, sunlight patterns, and human being space occupancy and traffic paths. You don’t know what you don’t know. Yet, you’re prideful in that ignorance. That’s fatal for your family. Like trying to set your child’s broken arm with the assistance of a YouRube video. You need the assistance of someone that understands all of those things.

Tweaking bad plans still leaves you with bad plans. You're just trying to put lipstick on pigs here. And it’s not making her any kind of prom queen. Even when you add pearls.

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