nice looking floor plan

Have tried to lay in actual furnishings plans, to scale, to see if your desired furniture and arrangement(s) will actually work?

Haven’t tried that yet but already inquired with a floor plan company to plug in some furniture.

Personally I would want the fireplace in the family room so it would be visible from the kitchen. I spend far more time in the kitchen and family room area than I would on the living room. If I were you, I would think about how I would live in this house. Someone else might only want a fireplace for cocktails before dinner so the living room would be more useful. Only you and your family can decide.

We had a long narrow family room like that once and found it hard to set up furniture - It kind of ends up in two separate areas. Since you have interest in a fireplace, maybe break up the space into a separate area in the back divided by a wall with a see-through fireplace or just keep the fireplace where it is. You could use the smaller section for a TV viewing area or reading space or desk area for kids or WFH space.

Do you watch TV?

2 Sliding doors?

How does one run a fireplace in this type of house? Turn it on and the space is 100 degrees in a few minutes. Or wood burning - in which case it never gets used and leaks air every single day?

Just curious. Gas or wood? Have you had gas in a tight new house? I assume you aren't chopping wood from your lot.

The living/dining is a dining room right?

I might want a pocket door to the mudroom for when guests come over.

We have 1 kid and a fridge/freezer twice that size. Because - costco.

Interesting to see a narrow lot plan with so many side windows. We are similar but not nearly as narrow. I trust they are planned based on what is next to you.

Are you ok with very little upper cabs? Do you cook? The combo of a large island with 2 windows in a modest kitchen means little upper cabs - and probably not enough lowers to take the load. This is what I see - the island with a trash pullout, dishwasher and then essentially zero drawers - except for silverware above the trash (if you are ok with that).

Will you have a microwave? Where does it go?

Mind you - my last house had 2 islands so I am not used to smaller spaces. Just thinking that there are modern stuff that takes room - like pull out trash and dishwashers. Things that have bumped the size of kitchens up.

Lastly - I am trying to visualize the layout of seating in the family room. The requirement to do floating furniture in a smaller space combined with the asymmetric fireplace has me concerned. And then I get back to the TV thing.

Thanks David. We watch a lot of tv :)

I think we may put fireplace in our master bedroom instead.

Good call about side windows. We were thinking transom style or windows that are small and on top half of 10 ft ceilings instead of large windows.

Do you think the sliders are cheap?

They certainly can be cheap. They can also be really expensive. I am not a fan personally but that is totally subjective. I find them harder to open, the locks are more problematic, the tracts collect dirt, they are large expanses of glass that are awkward to cover and they leak more air than conventional doors.. But either way, I don't see the need for 2.

In my house, I have a single glass door (8 ft) with 2 attached windows that look like the door. It looks like a triple french door. I find that more elegant looking - we have grids also. We don't need coverage in that area (covered patio and in dining area so privacy not a concern).

Where is your TV going to be located?

Since you asked (ha!), a master bedroom fireplace is romantic ... and completely impractical. You want to sleep cold and the room is closed off so it heats up fast. Since you asked..... (sorry)

First, this is a long, narrow plan. The plan is chock-full of windows -- very nice -- but long, narrow plans are typically built in high-density neighborhoods, where privacy is an issue. What I'm saying is, I see some disconnects /some red flags. Overall, is this plan well-suited to the lot?

You're allotting a huge amount of space to a very, very large /expensive staircase. Then you're locking that focal point away in a hallway so it can't be appreciated except as you pass through.

At the same time, the living /dining room is only 12' wide ... that's the width of a nice-sized secondary bedroom. It's narrow for a living room. If you were to remove the interior wall, you would visually enlarge the living /dining room, you'd allow light to flow through to the staircase, and you'd allow that staircase to become a focal point in your front room.

Do measure /place imaginary furniture in this living /dining room. I think you can have a nice dining area and a couple chairs at the end /more of a seating area than a living room -- yes, a fireplace between a couple chairs would be nice here ... but be careful, this is not a big room. Note that you have no place for a china cabinet -- do you care about that?

Still talking about the stairs, I don't like the way the stairs jut out in front of the front door. You'll walk in, and the stairs'll be a barrier /tripping hazzard.

For the back living area, I'd think about the fireplace on the back wall /flanked by windows. This would allow you to have your main living area to the middle of the house /a small seating area at the back. You don't need two sliding doors side-by-side; doors are more expensive and less secure /less energy efficient than windows.

No, I would not put a fireplace in a master bedroom. It's a very big expense, and it'd be locked away in a room that only you see ... and you'd be asleep most of the time you're in that room.

No, good sliders are not cheap -- but they are a worthwhile spend. The newer styles are called "gliders"; I think they're trying to set them apart from the old 70s doors.

Thanks for your comment. I think that is a great point about the wall in the dining area. I also thought the 12 foot wide space would be a little tight and removing about the wall would open up the space.

Ill work on staircase :)

If i removed the fireplace from where it is existing now, What options do I have besides a media wall? Do you like the idea of transom style windows instead of traditional windows?

Do you have a long, narrow urban site?

size of the house really came down to budget. I would love to extend out in the redbox but thats an additional ~350 sq ft and we are already pushing it with costs. Our lot is Just under 6K sq ft so not big at all.

What will the living dining room be used for? What will the family room be used for?

Are you ok with the mudroom pouring into your kitchen?

Are you ok with your pantry and fridge being across the work zone from your mudroom/entry? So now people have to cross the work zone to put groceries away?

Where is the garage?

In a small house do you need a pantry and a butler's pantry? If you're in a small infill lot in the city, do you even need such a large pantry?

What does the upstairs look like?

What do the elevations look like?

And which direction does the front face?

Ok, if SF has to stay the same you'd probably do better by building in the red box and shortening the house. Reason being it gives the family room a little bit better geometry.

Yes, still waiting on the OP to respond as to whether or not the desired furniture will fit in the original plan as shown.

It's obvious that that should be one of the early tests for any proposed floor plan.

I'm guessing that some of the rooms may be very tight, or even too small.

Ironic how many times this happens to plans posted here.

presumably the bedrooms are all upstairs - so why are the stairs at the front door?