Please help with Renovation Floorplan Layout ideas for new house

3 years ago

Hi everyone!

My family and I are in the process of buying a new home. We’re in the preliminary stages of brainstorming layout options for renovating the main floor.

This is the floorplan that was provided with the listing info. Since we don’t own the house yet, we haven’t been able to take our own detailed measurements.

I’d love anyone’s feedback, suggestions and help on the best space plan for this level of the house.

As I said, just in the preliminary general planning stages at this time, until I have detailed plans.

About our life and family:

- my husband and I currently have a 4 year old boy, and will want to have more children in the near future

- pre-Covid, we enjoyed entertaining, but it wasn’t an extremely frequent part of our lives

- my husband tends to put things wherever is the easiest location, despite my attempts to establish designated places for his “things“. There is frequently an issue with his shoes being left in the middle of the floor right in front of the door. It drives me insane lol

We have renovated other houses twice before. I’m not intimidated by changes. We’re open to changing the location and uses of rooms, removing walls, adding walls, relocating plumbing etc. There is an unfinished basement under the entire house, so easy access for running plumbing, electrical etc changes. I like to think out of the box.

Must Haves:

- dining room must either be open or large enough that tables can be added to regular dining table on holidays and occasions that we’re hosting a large group

- dining room must have access to some sort of serving surface like a buffet, kitchen peninsula, butlers pantry etc

- large kitchen island with bar stools. Previous kitchen had 8x3 island (2 feet deep cabinets w over-hang) that worked very well for us. I wouldnt want it to be so large that it requires a countertop seam, so 8-10 feet long max. I do the vast majority of my food prep at the island, and cook a LOT. My house is like a never-ending buffet given that I have a 4 year old boy and very hungry husband lol

- kitchen in back of house overlooking yard

- microwave not over the stove

- a mudroom for storage coming in and out of house. Storage of kids backpacks etc for school, and husbands work stuff. He’s a salesman and his job requires him to store and have access to a rolling bag and briefcase on a daily basis. He has many cases of wine that must be stored, but most will go in the basement. A few that are being actively used, will need to be stored on the main floor so he can bring them in and out of the garage.

- make a room that functions as a playroom, but can technically be counted as a bedroom w dedicated closet

- a family room for tv watching, plus a secondary seating area that could be as simple as 4 armchairs around a table. That could be open to dining room, and could move these furniture pieces to expand dining table when entertaining

Wants, but not 100% need

- breakfast table in kitchen

- some sort of pantry. Whether a walk in pantry, a regular closet pantry, or shallow floor to ceiling cabinets for pantry storage. In a previous house, I had 12 or 15 inch deep floor to ceiling cabinets for pantry storage and I loved them

- 2 ovens (could be 1 oven as part of stovetop with range, and 2nd oven as part of micro-wall oven combo)

- sink plus additional prep sink

Once we actually close on the house, I’ll be able to make detailed diagrams that have all dimensions and opening locations etc, as ive seen recommended on other threads.

But for now, just looking to brainstorm with you all. I’d love to hear anyone’s ideas and creative feedback.

Ive drawn out so many ideas, but once you stare at a floorplan for too long your brain and creative juices kind of shut down.

I appreciate everyone’s help & a fresh eye with this!

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Comments (9)

jbmail
3 years ago
Ooh! I love a good floorplan rework! I err on the side of doing less work, so I'm not going to suggest major moves, but I do think your living room should have more than one exit/entry. Otherwise I think it will be a dead space/never used. Perhaps a 2nd door over by the stairs, or opening up that small closet to make an exit at the back of the living room.
Pam K thanked jbmail
isabellagracepan
3 years ago
I really recommend living in the home for a full year before making changes. We have bought and sold several homes, and it is amazing how changes I am certain I am going to make when I first buy the home end up changing once I actually live there and see how we use the space. It is such a valuable lesson and can save a lot of heartache!
Pam K thanked isabellagracepan
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bmorepanic- Thanks so much for trying to brainstorm, this one has had us stumped for months now! Your plan would solve a lot of our problems, unfortunately in the dinette area the existing five windows are almost floor to ceiling (the sills are only 18" from the floor). I agree, in our kitchen seating was given prominence by the builder, and the working area not so much... Lets see if I can explain the view situation - the dinette area faces the front of the house and the view is in the back. The dining room has two walls of windows, and if you're seated at the kitchen table you have a direct view over the dining room table through them and also through the kitchen door which is full glass. The windows around the table look out over the front yard and the neighborhood. A window on the refrigerator wall would look directly at our next door neighbors' house and deck, which isn't that far away. We do like having a big table in the kitchen because we tend to relax there and it's my favorite spot in the house to sit. Also, my parents spend time here and the big table is nice to have then. (Oh, you asked which way the ceiling joists run - it's front to back...) If we are stuck with the original two ideas which do you think would be the best? Thanks for the help!
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Before you again consult a pro -- architect and/or builder -- do some work yourself. Invest in a large pad of graph paper, preferably the ones that have tiny squares. (Some come with tiny squares within larger squares.). You'll also need a ruler, #2 pencils, (a blue lead pencil would be helpful for designating windows), and a good eraser and a pencil sharpener -- don't count on the pencil erasers being enough. When you're drawing the floor plan of your entire existing home and the final plan, you can use each square as one foot; however, when you're drawing individual rooms or sections, you should have room to use one square as one inch. Your first drawing should be the entire existing structure, with all the existing walls -- rooms and closets -- and all the windows and doors as well as all the plumbing fixtures and appliances -- kitchen and bath. Measure your outside walls from the outside. Make this first drawing without noting any changes wanted. You need to know what you actually have before you go further. If you haven't already, draw all the wall lines double on the floor plan of your existing home -- both sides of the wall -- to represent the actual width and placement of the walls. Your walls are about 5" thick: studs, to which drywall has been added, are a bit less than 4" Pay attention to how the walls meet and how much room they take up. When this drawing showing what you now have is complete, keep it unchanged for future reference. Now you can begin drawing the changes you want to make on other pages of graph paper. While this seems like an unnecessary duplication of effort, I assure you, it isn't. It will help prompt you to clarify in your own mind what you do and do not like about your current residence and it will help teach you how to draw what you do like and want and how to convey that to a pro, be it architect or builder. Trying to tell a pro you want a 12' foot room adjacent to a 12' room in a house that is overall 24' wide WITHOUT accounting for the inches the outside walls take up and/or the inches the wall in between the outside walls takes up can lead to misunderstandings and frustrations -- and wasted time and money. Not understanding where the weight bearing walls are located and how they affect what is and is not practical can also lead to misunderstandings and frustrations -- and wasted time and money. Once you know what you have, you can begin to make some practical decisions as to what you want. Remember some basics: When plumbing drains and supplies must be moved, that costs money. Keeping plumbing near other plumbing and near existing supply and drain pipes can save money. Moving wiring also has economic consequences and moving walls can mean moving wiring. Having bathrooms accessible open to living space rather than opening to a hallway or bedroom is not desirable. When you have redrawn the existing floor plan, number each outside wall and identify the total measurement of each wall, measured from the outside. That's something not readable on your current drawings as the numbers are too light -- at least on my screen. For your second and future drawings, begin by drawing only the outside walls of the home (with doors and windows) -- you already have those for copying. Add in all the interior weight bearing walls. Unless you plan to move bathroom plumbing fixtures, draw all of them in. Now you have the template -- the basic framework for recreating the plan of your home. Note: It's a good idea to use index card stock (thicker than paper) to draw, to scale, the size and shape of all the furnishings you'll be keeping and using in your home. If you're going to be moving appliances and plumbing fixtures, draw them as well. When drawing your stove, it's a good idea to draw a 16" countertop on each side of it. [When drawing the refrigerator, you may want to include a 16" countertop on each side of it as well ... or vertical drawer -- whatever you plan to put in your redecorated home.] Cut out these shapes so you can set them on your drawings as you try different ideas. When you've settled on a plan you like, drawn to scale, then you can post what I have and what I want drawings and/or make another attempt to discuss your vision with a pro. Good luck in your endeavor. .
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PRO
BeverlyFLADeziner
3 years ago
It's not going to be possible to meet all your demands. There is only so much space in each area.
- You may have to settle for a range with two ovens below.
- No room for a prep sink
- You can't take away any of the cabinets next to the fridge for ovens because you will need the cabinets for pantry items.
- As it is, I think you will have to supplement your storage with some type of large cabinet in the dinette area to just store dishes and small appliances.
- You can take away the wall that divides the Family Rm from the kitchen and add an over-hanging countertop with barstools.
- Be happy that you have a dinette and a dining room. Many don't have even that
- The only area you have for a mud area is the back door. You'll get a few hooks on the wall but that's about it for space.
- Select a dining table that expands to seat more people. There is room for an 84 inch buffet on the narrow wall.
- I doubled the size of your closet in the entry
- Your actual Living Room could be turned into an office.
Pam K thanked BeverlyFLADeziner
3onthetree
3 years ago
+1 on living there for a while, especially understanding how you use the outdoors.
Pam K thanked 3onthetree
Pam K
Original Author
3 years ago
jbmail thanks for your feedback. I totally agree with you that adding another entry point to the living room will help the flow.

We were thinking of opening it through where I marked in orange.

Thanks again for any other ideas and thoughts you have!
Pam K
Original Author
3 years ago
Thanks isabellagracepan for the suggestion.

However we‘re living in a rental apartment temporarily in the interim between selling our previous house and closing on our new house, and will continue to stay in the rental during the renovation before we move into the house.

This is how we did it too when we renovated our previous house, and it was a whole lot easier to live elsewhere during a renovation.

So unfortunately living there first isn’t an option. So I’m planning the renovation based on knowledge of how we use a space in this temporary apartment and in our previous 2 homes.
Pam K
Original Author
3 years ago
BeverlyFLADeziner

thanks for your feedback and attached layout!

I just wanted to clarify regarding the kitchen, we’re completely gut renovating it. We’re not working within the confines of the current layout and cabinet space.

The only confines we’re working within is the exterior footprint of the house because we won’t be doing an addition.

Within the house, anything can be re-jigged.

Love the bigger entryway closet!
Pam K
Original Author
3 years ago
3onthetree

Thanks so much for your feedback!

as I explained above to isabellagracepan, the renovation will happen prior to moving in because we’re already in a temporary apartment and don’t want to live in the house with the dust etc created during a renovation.

I agree with you entirely about seeing how we use the outside space.

i love what you did about bumping a mudroom next to the garage! We’re seriously considering that.

It’s tough bc we’re trying to balance living space vs more utilitarian spaces that are practical.

For example, we have no need for an informal tv family room plus an entire room used for a formal living room.

I wanted to clarify something on the floorplan that I realized wasnt on it from the listing

green is the location of the laundry, side by side washer and dryer

Purple is a full bathroom for the downstairs level. Vanity, toilet and shower.

I was thinking since there’s currently a living room and family room, i could make 1 our tv watching space and the other a combo of dining room and small seating area (a couple of armchairs) that could be easily moved when entertaining a larger crowd.

Thanks again for your help!
3onthetree
3 years ago
If you put Dining into the old Living, then the Kitchen wants to move over with it. That leaves the Family room unconnected. Having only one Great Room doesn't appear to work well with this house, as when you do have one you want direct/visual access from the Entry, Kitchen, and Dining. This footprint is a little small, especially to fit in an island. The structure may play in how you lay out your re-arrangement as well, 2 probable scenarios where typical 2x10 joists are kept around 12'-14' spans:

Please help with Renovation Floorplan Layout ideas for new house

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