Plan did not post

Tried to post plans in post multiple times.. Argh. Hopefully now:

I don't see a problem other than ONE bath for three bedrooms on second floor. Adding a second bath would mean a VERY pinched master bedroom. Unless you are knocking it down and starting anew, your spaces are being defined by stair and windows all pre existing.Simply taking down interior walls will not change the constraints of those. Where is the architect? Who drew the plan?

Sorry, but that is not a good plan at all. Both floors. You need to find another architect.

@Jan The stairs can be anywhere as well. They currently are In a different place. We are literally only keeping th four exterior walls and even those in front and back corner we are evening off to a rectangle..

@Angel what would you do differently?

That is not an architect, that is a draftsman.

@Jan sorry I am unclear... This is an architect firm we hired? This is first draft..

Then you go back to that firm and say "Not happy yet" . You explain what you don't love. You say...." I can live with a smaller master" " I don't like the entrance" and whatever else bothers you

You are paying. They don't read your mind. It is a dialogue that leads to what you want.

Do the bathrooms have to stay where you have them?

@Jan Well yeah.. of course. That’s what I plan to do. So that’s why I’m on here. I’m curious what others think about the design and what they would do differently. Give up space in the master? Try to fit a 2nd bathroom? I though that’s what these message boards were for...

@Hot Rod .. bathrooms can be wherever. Literally gutting down to four exterior walls. Stairs, bathrooms, anything with layout can be different.. would just love to have three bedrooms.

If the bathrooms have to stay where they are, put the downstairs one under the stairs by moving the stairs over to the right wall. Then arrange the upstairs so all 3 bedrooms are along the rightside of the house, with the bathroom on the right wall. Make it narrower and put closets on all the common bedroom walls.

Moving the stairs to the right make sort of an entry so your not walking thru the middle of the living room and makes the living room area flow into the kitchen better. Make the downstairs one big room except for the bathroom under the stairs.

The context is lacking.

IOW, where's the beach? In front of the house? At the rear? Or two blocks away and there's no view to consider.

@Hot Rod Thank you!

So instead Of widening out the stairs with a riser, you’d do one strait shot up?

I like the idea of moving stairs to entrance side so the living room is more defined and flows right into a dining and kitchen space.

If stairs move to right, do you mean all bedrooms would move to left side?

Thanks again!

@Worthy sadly no view to consider! Three blocks to beach. Front door faces street and back has a small yard.

Here is a plan that is similar to yours. Don't know if it would work sq footage wise, but will give you ideas.

https://www.familyhomeplans.com/house-plan-72744

Yes, all rooms to the left side with a hallway along the right side of the house. You could have a room across the front, a room down the left-side in the middle and a room across the back. Taking some of that extra closet space to reconfigure the bathroom would buy you more room in all the rooms but the master.

As for the stairs, I'm not sure if a straight shot is possible or even legal any more but that's what we have in our beach house - just straight up.

Remodelings are different beasts from building new. What does the existing house look like in floor plan and elevations? Also, what does the site plan and neighborhood look like?

How wide is your unit? It appears to be less than 20'...

I think, tell the architect exactly what you told us. She is using space for a second family room where you’d prefer a larger dining room. Also, ask the the master br to be smaller allowing for either a larger communal bathroom or perhaps two bathrooms. Request an entryway separation from the living room. It’s all doable. It looks to me like your architect gave you bells and whistles where you wanted a more practical design.

This is is a vacation home. Have you taken beach life into account? Things you might consider -an outdoor shower, a place for sandy towels to hang, a drying line for bathing suits, storage for beach chairs and boogie boards, and even picnic baskets and coolers.

Looks like a cute cottage. Enjoy.

The bathroom is not too small. It's fine especially for a beach house.

What is a "beach house"?

Did you post the existing plans or the proposed plans? We need to see both.

Where is the washer/dryer? and water heater/heat/air. Is there a basement I'm thinking no since its a beach house. Upstairs I like the 2 bedrooms and bath, but for the master way to big for my personal taste. I would put a BATHROOM in the master bedroom.

Downstairs seems odd to me I would delete the (what I'm guessing is a couch in the kitchen) and make the dining room more pronounced put a window where the dining room table is at right now. The downstairs bathroom looks out of place. Imagine this I'm watching tv sitting in the upper chair in the living room and I'm hearing the person pooping since the toilet is right next to my ear. Need more info if there is a VIEW from anywhere in the house to place windows accordingly.

My crack at it (there could be millions different configurations)

Please provide more info and I'll mess around and get you more renders if you like.

Megan K: I'd put the living room at the back of the house where it's quieter and you have direct access to the back yard--an extension of your living room. Kitchen in the front, where street noise doesn't matter.

No full bath on the main floor.

Migraine: A 6-foot deep closet in the MBR? In a beach house? With another closet? Put some rods in there, make room for the clothes to hang, then figured out how much room someone will have to walk in it between the clothes.

An 80-sq ft closet--fully 1/2 the area of the bedroom?

Neither of those makes one bit of sense.

This is a job for an architect, not somebody playing with a shareware home design program.

tatts Agree with you 100% , but if I lived in this beach house full time and this is what I had work with I would not mind what I put forth. There is a lot of different ways you can design this footprint. If OP doesn't like my input maybe some architect on here will chime in :-)

The living room is perfect for a three-camera comedy: masters, closeups and cross shots with no intervening structures or complications.

Not so great for real life! Every random doorknocker and deliveryman is welcome immediately to the family sanctum.

I'm no good with shareware. But in one home that I renoed this size, the entry hallway was to the right; a hall closet and 2pce powder room off the hall. To the left of those was the kitchen and breakfast area.

The back of the first floor was the dining and living room area with sliding glass doors to a back deck.

The stairs were in the living area and straight up along the right side. Note skylight over staircase.

A note about the downstairs bathroom. I love that it has a shower. Two reasons, if this is a vacation house, you need multiple showers after everyone gets back from the beach, boating, biking,golfing, whatever they are doing. Also, in a vacation house, the living room can easily become a temporary bedroom when guests arrive.

I alos like the kitchen in the back assuming assuming there will be backyard grilling or other parties.

I've designed many house renovations and I've learned that the design starts with a carefully measured drawing of the existing conditions. I don't know how anyone could offer a useful opinion about the new plan without seeing an existing conditions plan.

For instance, replacing a stair can require more space than the original one because of more restrictive current code requirements.

Photos of the house and the surrounding environment would help too.