2ND FLOOR.pdf

Dagnabbit! I'll keep trying to add the floor plans....

They won't drag and drop, copy and paste or become 'clickable" from my desktop. I'll keep trying.

I love the Bunk room, even as an adult I would sleep in it lol.

I think you can only upload a jpg (not a pdf). Open it in your PDF viewer of choice and either export (then make sure there isn't a lot of extra white space around the floor plan) or take a screen cap - again making sure not to have extra white space (photos get down graded here, so if the floor plan makes up only 1/2 of the image, it's tough to make out details)

Beds built like that are really cute in pictures....

Totally impractical to make beds.

You can dream as much as your budget can tollarate. Drawings to scale also help in making such an evaluation. Your question is best answered by the person that designed the house for you and your site.

Re Ceiling: Depending on your ceiling height, could you not do an insulated ceiling with drywall and then add your planked wood and faux beams over that?

The beach house looks great! How exciting! Are these your only two guest areas? If so I wouldn't do both of them with bunks. You could do one room with the built in bunks and even do a trundle underneath. That would eliminate the ability to have chairs in there. We put two twin xl beds in our bunk house. When we had a couple staying we just pushed them together and put one of those foam inserts they use on cruise ships between them. It worked really well.

Thanks everyone! There are two bedrooms upstairs in addition to the bunk room and loft area. I sketched the plan and will try to include it. I think once the walls are up, we will have a better idea regarding built ins or beds. The gabled area is 12'8 across and 8'4 deep. The two shed areas are only 7 feet deep and presently drawn to be 4'4 across. I was thinking of making those sheds larger by taking some of the 12'8 of space from the middle gabled section. I thought at least 5 feet per shed dormer in order to fit a full or queen in sideways. (Yes, it's a pain to make those beds but it is the only way to fit them in such a small space.).

I was hoping to ask the draftsman to move the stairway and walls of bedroom 2 in order to increase the size of the landing. I think the bunk room is so narrow and long that it might be odd so I wonder if I should just make it simpler and smaller by having less seating, twin bunks built in on one side and a full or queen enclosed by curtains on the other side.

I see so many great pictures on Houzz that I think I try to incorporate too many of them.

I have asked to have a pocket door placed in the bathroom in bedroom number 1 in order to turn the vanity and sink towards the long wall opposite of the tub.

Perhaps I could have a platform bed made that looks like the bed behind the blue and white curtain but are on casters to roll away from the wall for making the bed. I could have a twin that has a trundle on the opposite wall to give flexibility for differing needs of guests. Or a daybed under the windows? So many ideas and possibilities gives me Analysis Paralysis.

It really sounds like you are building this beach house to rent out to make money and use on a limited basis. Is this the case or 'your' house to actually live in?

I can't help but think you are working really hard to design in some cute features but might be missing the idea on really big items. I built a beach house 8 years ago and had very different priorities. Nothing wrong with that but can I ask a few questions?

Where? Oceanfront? Full-time house or vacation? Renters?

You've got one picture built entirely on pilings and one with a ground level of garage. Your inspiration pics get confusing - your ocean is where the garages are. Obviously that isn't right.

Where I am, most entertaining/living is on the top floor - obviously not what you are thinking. We have the entertaining on the bottom floor - but only because we are oceanfront and still tower over the dunes.

I feel for the person who has the a/c closet in their bedroom. Ouch.

Built-in bunk beds? Twin beds for married? Sound like you don't have your key decisions sorted out yet, since you can't do both in the space available.

Too many cute pictures and ideas. You need to just identify and separate your needs from your wants.

Good luck on your project.

Is bedroom 1 considered the 'master?' Is this the only floor with bedrooms? Also, how many people do you envision here at one time?

I have asked to have a pocket door placed in the bathroom in bedroom number 1 in order to turn the vanity and sink towards the long wall opposite of the tub. It doesn't look like you'll have room for that. You might want to re-think the pocket doors in the bathrooms and to the bunk room. While they can be great space savers, they also can be a pain to open and close. Not to mention, they're prone to having issues, which fixing is difficult since hardware is inside the wall. We had one growing up dividing the bath and vanity space. It ended up breaking and the door was left open anyway. As kids, we weren't the most gentle.

Might I also suggest one sink for your vanity space. It frees up more counter space above and more storage space for drawers below. On that same thought, where will you keep linens? Space for towels, etc.?

Second the thought about the a/c closet in bedroom 2.

I really like your inspiration photos! A bunk room is a cool idea, but I'm sure you realize, making those beds can be difficult.

I think once the walls are up, we will have a better idea regarding built ins or beds. I would measure and plan now. No harm in taking a step back to get things right. Once walls are up, it will be too late.

We made our dormer ceilings like your last picture and they look lovely. I haven't noticed a difference in room temperatures between rooms without the dormers.

Where is the view in relation to the upstairs? Looks like the biggest windows are in the bunk room. If that's the view side, I wouldn't waste the view on sleeping kids. Make that a sitting room with 2 trundles in place of bunks for a more practical solution. Pop-up trundles can even become the same height for marrieds.

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whatever you do make sure to put insulation in your ceiling. We opened up our cottage to expose a ceiling like that and we have no insulation. Our cottage is in Maine and the amount of heat that comes in from our beautiful windows is incredible.

This is a second home for us on the Mississippi Gulf Coast. It is not intended for rental. We just both come from large families and want the ability to accomodate a lot of people.

It is up on pilings as is regulation after Katrina. The first house pictured is almost the exact house made from almost the exact plans. It was built by the same builder that will build our home. I love the side porch. Our house will be situated to have a view of the Gulf from both porches due to the curve of the beach road that we face.

The plans were done by a Drafts(wo)man and have become very popular in the area. She and I will be talking tomorrow in hopes of finalizing the plans. My initial thoughts are to try and have the loft area be at least 9' across from the pony wall to the wall of bedroom 1. That will hopefully give a separate area to watch tv if we are entertaining downstairs. That will require taking up some space from one of the bedrooms. The HVAC was on the loft but I asked for it to be moved to make more room in the loft. I guess I could ask for it to be put back if it would be too loud. Any suggestions on where it could go?

The pilings are very expensive so having a second story helps with that and subsequently this plan is becoming more popular. The draftsman tries to change the look by changing the dormers. Some have a large shed dormer along the front, some have two doghouse dormers, some a smaller shed "bunk room" dormer which is basically two sets of builtins with about 3 or 4 feet in between them. I asked for a reverse Nantucket like the one pictured over the garage in an effort to create a sitting area with sort of vaulted ceilings.

The master bedroom is on the lower floor with an ensuite bathroom. I try to attach the first floor plans.

I do want to have just a single sink in the bathrooms upstairs with counter to ceiling cabinets on either side for storage (although I have to study the plans to see if that allows for enough counter space). I know pocket doors can be a hassle, but I really am not wild about just that small corner vanity and wanted that bathroom to be more like the other bathroom.

I plan to have a King bed downstairs and probably a queen in each bedroom upstairs along with whatever we end up doing in the bunk room. I like the idea of the pop up trundles. The bunk room faces the Gulf so it will have a great view.

Thanks for your help. I love this website!

I think the HVAC should go back into the loft area in the corner near the doorway to the bunkroom. Thanks for that advice!

I was in the Ikea store recently and saw a sample room that had a small sitting area consisting of a couch and coffee table across from a console and wall mounted tv. It was barely doable but worked due to the scale of the furniture. It was only 9 feet wide. The loft area in this plan is only 8'6" so I hoped to increase it by absorbing some of bedroom 2 by shifting the stairwell to the right. A window in the Master on the first floor won't allow the stairway to shift much. I will speak to the draftsman tomorrow but I am brainstorming here in case anyone has suggestions.

I just really want a separate area to send kids that want to watch tv. I figure the loft or the bunkroom are the best options for this.

That first picture is a beautiful home. There is too much to try to comment on related to such a generalized post in a forum like this. I hope you have someone helping you onsite and are not relying on feedback you get here. In general with a beach house I guess I would just restate the obvious. Focus on the views. If you have ocean views, remember that at night there is no longer a view so plan the living/entertaining and sleeping quarters accordingly. Keep the color palette of the home in line with the color palette outside to make it feel fluid between the indoors and outdoors. That will not only make it feel bigger, it will also make it feel natural and cohesive. Do not limit yourself to kitschy "beach" decorating. It will already be clear that the house is at the beach, you don't need to decorate everything in blue or only hang pictures of starfish. Keep it functional and beautiful. I don't know how cold it gets where you are, but I would always put in a wood burning fireplace if that makes sense. Beaches can get cold in the winter and it's very cozy and pretty not to mention useful to have a fire burning. And then you always need an outdoor shower area for sand.

If your view is looking out from the bunk room, I agree with decoenthusiaste above. How nice that would be if that was a more open sitting area. I even imagine the stairs being flipped so when you walk up, you're greeted with the sight of the water. A sliding door out to a veranda would be the icing on the cake, perfect for stargazing at night. :)

Thanks! I agree that my post has too many topics involved. I appreciate everyone who stuck with the long narratives. In the future I may break any questions into separate posts. Thanks for your advice and suggestions!

It sounds like fun to have a second beach home. But you lost me totally with "double beds for married couples". I have been in a lot of houses, but no one I know has a double bed for a married couple. Are you sure some stock plan drafted up by a draftsperson is made for YOUR land, and YOUR view? With the best location for YOUR driveway?

If you have beachfront property, you have a really nice opportunity to do this right. For not much more money. Have you spent any time at all on the building a house forum? There are numerous LOOOOOOONG threads where folks think a draftsperson is doing a great job designing their house, and then the architects/pros/educated/experienced folks point out all the silly flaws. The posters who don't take offense, but listen to the advice, seek out an architect, over time, become educated, and then build amazing, fantastic, beautiful, wonderful homes, tailored to their property/view/passive solar opportunities, etc.

I highly suggest you take the time to educate yourself by doing that. You have a wonderful opportunity here. I would do it justice!

Thank you, I appreciate your concern. This very house has been built at least 10 times along the Mississippi Gulf Coast with minor tweaks each time. Our builder has built it multiple times. I have actually walked through the house in my first picture and it is lovely. IThe windows and porches are wonderful. It does not have a loft area or a bunk-room. Each time time it is built there are minor changes in order to not have the cookie cutter effect.

My particular "tweaks" are in regards to enlarging the loft area and the bunk room that has been created in the dormer section along the front of the house. I had the option of a small cozy bunk room but that is similar to a house nearby. So I asked for a longer one with a small sitting area in the middle and a gabled dormer in addition to the shed dormers. My concern was that I was trying to get too much into a small space.

I have spoken to the draftsperson and we added a foot to the gabled dormer to make it deeper. Now that gabled section is 9 feet. The ceiling in that area reached 12 feet.

I have been playing around with ideas about creating a built in bench seat beneath the window with an Ikea wardrobe on either side. That adds seating and gives us storage and leaves a whole whopping 7 feet to place a small coffee table and small scale chairs with a tv on the other side of the wall. I also have discovered the Ikea Hemnes shoe cabinet. It is narrow but gives the look of a traditional chest of drawers. I think it will be perfect in this room. Iwill start a new discussion that is limited to just this area and how to stage it.

For an update after speaking to the draftsman, she explained that the vanity in bathroom number 1 is due to the door and pocket doors won't work. So I will leave that like it is. The loft will stay the same size and might just have a desk or a small area to sit and read.

The bunk room will serve as the area that I hope to send kids to watch tv. (I personally don't want a lot of tv watching at the beach, but I know it is inevitable, so I want there to be a separate area for kids.) I appreciate all of the insights from everyone. I realize that my post had too many questions. In the future I will focus on one thing at a time.

I plan to start another post just for the staging of this bunk room. For all of you that have hung on through my rambling, please know that I will try to be more concise.

Thank you!

Just a quick comment on your question about the roof insulation. You could consider using SIPs (Structural Insulated Panels) for the roof as that would allow you to put whatever finish you want on the ceiling without minimizing insulation value. This is a ceiling we did with a SIP roof. It is plastered between the beams, but could just as easily be ship lap, tongue and groove, etc.

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Good luck on the project! Looks like it will be a great beach house!

I thought I posted a few days ago, but don't see my post. Have you thought about putting a smaller TV at the foot of each bunk bed? That would make more sense for different age/sex visitors.

Thank you for that practical tip!

I am in the home appraisal business and see a lot of houses. First of all it kills me that people will not consider building a nice house on piers. All houses used to be built on piers, but now they seem to be built on slabs. Obviously, piers are a great option especially for unlevel property.

Having said that, the piers have to be on rock solid bedrock or manmade structure. One house I looked at was built on river bottom fill and the piers did not go to the underlying rock. After 15 years the outer piers had sunk into the ground about 2 inches while the center post was still at the original depth. I called it the umbrella house. They had to adjust the doors and windows every month to accommodate the shifting perimeter of the house.

This home is located on the Mississippi Gulf Coast in a town that practically wiped off the map with Katrina. It is such a charming town that it is worth the risk to build or rebuild. Insurance costs are pricey but worth every dime. Fema requirements dictate the raised homes on piers. Our lot is in a relatively higher section, so our piers wouldn't have to be as high as others, but raising the house also provides parking and open air entertaining areas on the slab below the house, so we will have the house raised to the lower of the required heights that still allows for boats, cars etc. to be placed under the house. My husband's family has a vacation home nearby that survived Camille but was lost to Katrina. It was rebuilt and is treasured by all of the family. This little community is a slice of heaven. Luckily our builders are well versed and known for their quality and expertise. They actually have their own forms and concrete business to build the piers that are buried very deep in the ground. I am counting on this so we won't end up as an umbrella house! Yikes! It's "de rigueur" along the Mississippi Gulf coast and very dictated by FEMA.

B Carey, I have thought of a tv in the sleeping area that will have the full bed. I hope to create a gathering place for tv watching either on the landing or in the middle portion of the dormered bunk area. At the family home that we visit nearby, we have often wished to send the tv watchers elsewhere when we are cooking and visiting in the open concept kitchen/living.dining area. So, we hope to create this in either or both of those areas. The pocket door to the dormered areas can close off that section from the landing. Finding comfortable small scale furniture be good since the spaces are so small.