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Building a Home Design Dilemma living room

Help me layout my open kitchen/family room

last year

Trying to figure out the best way to use this space. We moved the wall to make a larger family room as the front room will be an office. The black dot is a support post which we need to keep in the plan. I see that as splitting the hallway/stair area from that seating area anyway.

Also not sure where to put tv in this layout....

We asked to center the fireplace in the new room but now I’m rethinking that.

Apppreciate any help!

Featured Answer

PRO

Mark Bischak, Architect

last year

It cost $1,500 to move a wall that does not exist? If you are going to build a new house, build a house the way you want it, not change a house you don't want.

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Comments (16)

3onthetree
last year
Dead space. FP wrong spot.
anj_p
last year
Is this a new build? You moved the wall from where the column is?

3onthetree is correct - that space will not function as part of your living room. You can make it a nook of sorts - either a study nook or a music or reading nook, but it will act as a separate space. That can be OK if it's done well, but it will be tough.

With the nook making the living space off-center and the fireplace off-center, the room is lopsided. Normally I don't like fireplaces with TVs over them but if you keep the layout like this, it may be the best option. Otherwise I'd put the wall back and put the TV next to the fireplace, preferably in built-ins.
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help me layout my family room
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one more try here.... http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66248299021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66248300021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66248303021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66248305021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66277784021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66302612021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ http://www2.snapfish.com/slideshow/AlbumID=2008986021/PictureID=66302612021/a=736772021_736772021/otsc=SHR/otsi=SPIClink/COBRAND_NAME=earthlink/ Here is a link that might be useful: all angles and layouts!
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Request for Kitchen Layout and Transition to Family Room Help
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Comments (11)
...Continuing... Layout #2 The island holds the only sink in the kitchen. As such, it has to be big enough to accommodate both dirty dishes and prepping at the same time. (Unfortunately, I think there will still be competition b/w prep space and dirty dish space, but at least there's room to help with it.) The sink has two bowls. This will help by allowing you to dedicate one to prepping and the other to dirty dishes and cleaning up. However, you will still only have one faucet - so you'll have to share it! The sink acts as the separator b/w the Cleanup Zone and the Prep Zone. But, that means you will both want the sink when cleaning up (rinsing, DW loading, etc.) is going on at the same time as prepping & cooking. "...Usually only one person is cooking at a time, but someone else tends to be loading or unloading the dishwasher..." I understand about prepping/cooking and cleaning up at the same time - that's how it is our home! In our old kitchen, we always competed for the sink - even with its two bowls. One of the goals when we remodeled was to eliminate that competition. Note the location of the DW, this location keeps it out of the Cooking Zone...in particular, it's far from the cooktop so you don't have the danger of someone taking a step back from the cooktop with a pot of boiling water and stumbling over an open DW door. I was able to keep the Prep & Cooking Zones on the same side of the kitchen as the refrigerator to help reduce zone-crossing not only to/from the refrigerator but also to/from the two zones themselves. Like the first layout, there's a 36" Dish Hutch. It's still close to the DW for unloading. In this layout, the Dish Hutch is much closer to the BN for setting the table - but it is farther from the DR and this time people will probably cross into the kitchen if they're setting the DR table b/c it's closer than going around the island. The refrigerator is still on the periphery. While it's closer to the DR, it's farther from the BN - but it's still outside the Prep & Cooking Zones and should be easy to get to without crossing into the kitchen. The island is a slight barrier b/w the refrigerator and Prep Zone, but it's not too bad. I think it's doable. The ovens are in the corner - recessed to the back wall. Check out Alku05's kitchen and others in the thread I linked to below for pictures of corner ovens. Like Layout #1, the counter in the cooktop perimeter run is 28.5" deep - 3" deeper than standard. While the workspaces in the Prep Zone and around the cooktop aren't as generous as in Layout #1, they is still plenty of space in both cases. The pantry is a bit smaller, but it's still 5' wide. The island is deep enough that someone sitting at the island will not be splashed when the sink is in use (something that is usually more of an issue when cleaning up than it is during prepping.) One comment I would like to make about the Cleanup Zone...
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I don't think 3' is enough room between the sink and the island. You have two sinks though so that might ease the usual congestion around the sink. How much room do you have between your sink and whatever is behind it now? You can do a test by setting an object, chair, card table, etc behind your sink and see if it works for you to have something that close.
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teacats: That would be my top choice if we had more depth to the room. :) Well we bit the bullet and made the swap and everyone's first impression is that it is a big improvement. It is amazing that we even all agree--as we seldom all agree on the same thing. Since the TV is quite large we prefer the more distant view than having the sofa as close as it was before. We were able to rig up a temporary cable connection off of our message center--smart thinking DH put in the structured wiring everywhere (cable, phone, etc.) I apologize for the poor quality pictures. I could not get a setting that did not show the morning sun coming in the transoms. Good news is there is no glare on the TV. DH thinks the technology of the TV must adjust for that. What do you think (so far)? Obviously, this will entail some changes with the furniture and the cable/surround sound plan. It is very hard to spend time and money putting in a system only to realize it's not workable and needs to be completely redone. Retrofitting the wiring to this wall will not be trivial as the remodel called for sheerwall and bolts on this wall plus the backside of the wall has shower tile on it so whatever we do we need to proceed with caution. Thoughts at this point are to get a larger rug--I'm thinking the Karastan multi-panel Kirman I had my eye on for the LR but did not get. As the console is custom we are thinking to see if the company can make a hutch for it with CD storage on the sides and a bridge across the top. Then the bookcases will be consolidated into one where the shorter of the two is presently and a comfy arm chair will go in the corner where the hardback chair is now. I've told DH and the kids this will be Pop's chair--he really likes the idea of his own TV/reading corner. We may even add a second chair where the ottoman is now--more for conversation than TV viewing. Whenever we have a party people always seem to congregate in this area--it's more of a great room since it's open to the kitchen. Then I'm thinking of replacing the coffee table with a larger sized storage ottoman with the top that flips over--to break up the wood look since the kitchen cabinets are also viewable.
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HouseNewbie
Original Author
last year
Yes, this is a new build. Since this will be the primary living/entertaining space we wanted to create as much space as possible.

If I put the wall back my office grows by 5’ and I don’t really need that much space, would feel like a waste.

This is a new build so we can move what we’d like at this stage. I’m open to suggestions.
PRO
adalisa frazzini
last year
would you post a pic showing slightly more of the surrounding space?

also, pre- (and post) Covid do you do a lot of entertaining? If so, what type? casual bbq’s? lots of kids/teens? adult cocktail or dinner parties?
HouseNewbie thanked adalisa frazzini
HouseNewbie
Original Author
last year
Mostly entertaining family/friends with a mix of kids and adults. We will have finished basement space where the kids will ultimately hangout.
3onthetree
last year
It sounds like this is a tract home because you seem limited to minor changes.

Marked in RED:

- you can bump out the back - if custom home you can go out as far as you want and adjust the foundation with it. If tract, you can cantilever the floor joists anywhere from 6" to 48" (depending on your design loads and floor framing) and keep the foundation where its at.

Marked in BLUE:

- you can provide the bearing wall here, revise the floor framing on both floors and basement support as well. Might be limited to only 24" or so by changing floor joist spacing only.

For a tract builder neither option is probably worth it comparing cost to value added.
HouseNewbie thanked 3onthetree
HouseNewbie
Original Author
last year
It’s semi-custom... they’ll do what we want, but of course every change has a cost to the floor plan we started from. It was $1,500 to move the wall and create the office space/living room.

Not sure I see the value in bumping the back wall out without knowing exactly how we’d use the additional space created.

We do host holidays at our house so probably have around 10 adults and 6 kids most often.
Beth Allen
last year
Have you thought of putting the fireplace in between the back 2 windows?
3onthetree
last year
Not sure I see the value in bumping the back wall out without knowing exactly how we’d use the additional space created.

Don't understand, you're looking for a larger room, does it matter if it's on the stair side or on the exterior wall side? Your $1500 chose the stair side and created an odd space.
HouseNewbie
Original Author
last year
Don't understand, you're looking for a larger room, does it matter if it's on the stair side or on the exterior wall side? Your $1500 chose the stair side and created an odd space.

Touche’

Valid point
everdebz
last year
If in a cold climate - might the fp be nice in the spot between FR and eating? TV on the other wall between windows.
everdebz
last year
last modified: last year
When people are over -- 14" counter could be under the dotted line, behind a long sofa.
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60"L x 20"D x 38"H / includes 2 USB ports and an electrical outlet. Engineered wood.

Yosef 60" Rectangular Bar Table With 2 USB Ports/Electrical Outlet, Dark Walnut · More Info
everdebz
last year
Glass if contemporary house - under dotted line -

or more traditional divider/ sliding doors. Pets, children? ;) quiet people....
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everdebz
last year
last modified: last year
Under dotted line a 2 sided fp / or bookcases for 1 - 2 sides. Possibly partial wall - nook made appealing with ceiling lighting [and not dark in there].

Mill Valley Redwood Conteporary · More Info

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PRO
adalisa frazzini
last year
If I were going to make moderate modifications, this is what I would do, as you enter from garage

shifting the garage door to L into mud entry w/separated laundry room, walking past new storage/pantry on R and into expanded kitchen - sink wall and range wall extended; larger island;
addl cabinetry (or could be furn like sideboard) at stairway wall; shifted sliders to patio towards fam rm; fam room bumped out into yard slightly and fp re-centered accordingly; office footprint enlarged with closets flanking french doors, one facing foyer and other into office. I don’t love the long wide hallway leading into DR from kitchen - dead space, but this is as far as I got during my short commute. Also, furn is NOT to scale and I should have deleted it before saving, but...
HouseNewbie thanked adalisa frazzini

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