"this is my first design and very custom"

Are you working with an architect or your own design? Close to impossible to make out any dimensions or sizing as the pic does not blow up enough when you click on it.

You will benefit greatly by getting a local architect involved in your project. There are features in your plan that I would not wish upon anyone.

@millworkman i cant upload anything bt an image for some reason. 3rd floor is 28'w by 26' from loft railing to bedroom windows. yes i am. The bottom 2 floors have been completed by the architect, i just added a few windows. the top floor was completely redone. it was just very odd.

@Mark Bischak, Architect i am working with a semi custom builder. i essentially say what im looking for, it is sent to the architect for rough draft. the architect hasnt made suggestions, just alters my/builders plans(hand drawing on write) to make it work.

i would really appreciate some insight as to what you would change.

@Patricia Colwell Consulting im having issues uploading anything but an image.

I've read the concerns with the added cleaning of wet rooms. I guess i don't understand it because i haven't had one before. It would be a drop in tub, not freestanding, so with a solid surfaces and no crevices, it just seems to me minimal difference. but it wouldnt be the first time i was wrong.

im working with a semicustom builder. i loved the exterior but hated the original floor plan. builder works with me to come up with a functional design to send to the architect. maybe its ony semi functional now, and thats why i could use some suggestions.

the down stairs masters are really only about 10' x 12'.

this is being built in the poconos, and most chalets this size have one floor that is almost entirely open for recroom space and large group gatherings. this left me with minimal room for bedrooms.

id really appreciate any more suggestions you may have.

Work directly with the architect, not through anyone. Verify the architect's license with the state you are building in. Houses should be designed to meet the owner's needs and fit the site upon which it will set; no one here knows what your needs are and what your site is like.

When I see a plan that has a lot of things that I would not do (unless there was a compelling need for it) I recommend contacting a local architect because making the corrections would take too much time and effort.

@Mark Bischak, Architect completely understandable. the builder is my father, the architect is a long time business partner.

he essentially says what you say, design is up to the owner.

maybe you could just point out your major concerns?

file:///C:/Users/NEW/AppData/Local/Packages/microsoft.windowscommunicationsapps_8wekyb3d8bbwe/LocalState/Files/S0/4/Attachments/SCAN0162[1310].PDF

this is how my father had the 3rd floor setup.

I'm guessing your builder is calling the person they're working with an architect but in reality is a draftsman. Find yourself a true architect and work with them directly to get exactly what you want and not someone who's allegence is to the builder to make it easier for the builder, which is what this guy is doing.

You want to speak directly with the person creating your plans. Not through a middleman.

I never said, "design is up to the owner". What I did say was, "Houses should be designed to meet the owner's needs and fit the site upon which it will set".

@cpartist i can speak directly with them, the builder is my father. the issue is, they've been building model homes with minor changes for the past 20 years.

these have very drastic changes, and your right, a seperate architect would be a good idea, but im on a time frame wit winter approaching.

id appreciate hearing some concerns you have with the design.

@Mark Bischak, Architect "essentially the same thing".

it is designed with my needs in mind. I do think it lacks functionality or practicality, as it appears you agree with that. i do like the concept and general layout though. Im aware i can contact another architect, but im looking for suggestions on whats here.

sorry to waste your time, thanks.

I’m confused about how a house can be designed with your needs in mind but lack functionality and practicality. This implies that you do not wish that the house function well or be practical.

Specific comments, as requested:

- General site: views out front and back, either prioritized? Lower level partially underground or all above?

- Covered Deck: Part of main gable ('chalet') roof, or separate structure for such a large 3rd deck area?

- Entry: No sense of arrival, an afterthought.

- Great Room: Fireplace blocking view to back/front? Does not extend to roof (research LP ventless FPs, I would never recommend anyone use a ventless)? Should it be off to a side? Wonderfull view out the front wall and from the loft right to 2 flanking closets, which will also have a "roof" on them.

- Dining: Place table, then will realize large circulation space against back wall. Needed there, however the Powder Room is open to the space and the stair to loft is kind of tucked into the back corner.

- Kitchen: Stove better to be tucked into corner, not up where the most circulation and accessing will be.

- Stairs: Tucked away as an afterthought, not capitalized on to a dynamic loft or the amount of function the downstairs contains. Should circulation have to pass across the house to get to it?

- Master: long skinny hallway to get to 1 single function. Open loft area not capitalized, view out to front blocked by bathroom.

- Basement: Should the Rec Room be in front instead of back? Do the bedrooms have to be organized like a dormitory with a long dark hall to access them?

- Any backhouse functions/space needed: general storage, locking personal storage (if rentals), outdoor activity storage, laundry, HVAC (see room open to Rec Rm, but how are you heating upstairs)?

Where are your views.

What direction is south?

What do the elevations look like?

Why does it need to be done before winter? Better to wait and do it right than rush it and have it be a hot mess.

@Diana Bier Interiors, LLC #of bedrooms and baths per floor. seperate living spaces. room to entertain 10+ on one floor. large island because we don't do big family meals, but renters do, so we have space for a dining room table as well.

originally the chalet windows had a center slider, now it has 2 sliders with a centered window. provide more balance and creates less egress space.

on the opposite side, im not a fan of the slider half tucked next to powder room.

@3onthetree thank you very much for taking the time to view it. i share a lot of your concerns.

-the lot is over an acre all trees and rhododendron, you cant walk it. the backside of the lot is lower in elevation with a stream leading to a lake. the stream faces east, most likely the the direction of main chalet windows. so you will pull up to the back of the house(rec room). it is a raised basement fully exposed. double sliders to rec room.

-the entryway was a big concern for me, but its really the style of house. pretty common for the area. maybe a small entryway to rec room with an overhang.

- covered deck has a "shed roof" tying into the chalet roof, at less of an angle.

-the fireplace was acting as a barrier to give a little bit of privacy, so it wasnt one giant room. i wouldnt be apposed to moving it though. the view would be great, but the fireplace is stone to the ceiling, so not too hard on the eyes. i wish i could figure out how to move the 3rd floor bedroom door, ut you do get the view when you walk out. theres 5 ft of railing on both side of the fireplace. the LPG is vented to roof(not in pic) and double sided. so you can see the fire from ktchen and great room.

-the dining room from staircase wall to island is 12 ft. so you have 4ft walking space on both sides, but i agree it may be like lanes. (this will be a pool table/dining table if that makes a difference.

- ill consider moving the stove, thanks!

-sadly with the stairs, they had to be tucked to provide the open layout on main floor and fit 4 bedrooms downstairs. i would love to have them wrap the fireplace, but it takes up a lot of real estate. the only thing on the 3rd floor is the true master bedroom, so noone should be using them(except us)

- by master skinny hallway, did you mean the loft area?

-the recroom was actually always back there. but the stairs really made rearranging the downstairs difficult. the architect also had to consider dispersing the weight from main floor fire place.

the hvac is geothermal, rated for over 5000sqft. ive been in models much larger with the same unit. there is a stackable washer downstairs off of recroom, the is also on in the upstairs master next to the walk in closet. (labeled ST)

again, i really appreciate you taking the time. hopfully this gives some better perspective. look forward to your thoughts

@cpartist it doesnt HAVE to be done. In the poconos, the foundation needs to be done before winter in order to guarantee it will be done before the following fall.

turn around time is about 10 months. i think i answered everythtig else in a previous response^

Is the loft floor a full-height story, or a half-story tucked under the gable? If half-story, then the rooms along the sides (as well as stair location) can't exist as shown. If full-height, then the Great room is way out of proportion at 2 1/2 stories tall (2 floors vertically tall + the open gable space of the roof).

The fireplace should be shown on all levels. The basement has some massive structural implications right over the hallway at the Gym/Bed3 doors. Moving the Rec Rm to combine fireplaces is better. The loft views should be designed around it's blockage if it must be centrally located.

Since you approach the building from the back, shouldn't the main front entry be drawing you in rather than being muddied up with the Dining sliders and possible Rec Rm sliders?

@3onthetree i added a photo to the post with differences to my plan listed.

3rd floor is full height, as shown in the photo i posted. there are 3 different roof angles. chalet roof, over master bedroom in the back of house and shed roof over covered deck. it would be 1.5 floors in the great room.( height from 2nd-3rd floor plus the vaulted ceiling.

i tried to align the fp with no luck. the architect said it wasnt an issue carrying that load down, idk how though. it was what i think is impossible without removing a bedroom.

do you think i should remove a room? i dont want to affect resale, but a bad layout could do the same thing.

there is no stairs the dining room deck. so entry would be at covered deck, or dow stairs sliders.

the simplest solution to this for me would be 1 center french in rec room with a window on each side. this gives a better entry feel, without major changes, what you think?

In areas where it snows and the main living spaces are on a second floor, I try to provide an "entry" on the lower level with interior stairs leading to the second level. Shoveling snow off exterior stairs is not fun.

Having bedrooms for children on the lower level and the master bedroom two levels above that level seems to be contradictory to proper parenting.

Having a bathroom (powder room) open to public spaces (dining area & deck) in not good design.

Jack & Jill bathrooms are a bad idea.

There's more but I have to get back to work.

@Mark Bischak, Architect thank you i appreciate it. your first 2 concerns are my biggest as well.

i assume for the powder room you would prefer more privacy? i originally had the kitchen counter extending towards the dining room an extra 2 ft or so and centering the slider to help that.

i dont mind the jack and jill because there is another full bath downstairs.

i appreciate you taking the time. you made good points

With a powder room adjacent a dining area, one would have to make sure it had a perfect air exhaust system, was soundproof, and the door could not be accidentally opened by itself or a pet. Just seeing the watercloset from outside the space is not the most idealic view.

Where is the garage?

@LH CO/FL i have a 2 car now and its not big enough. ill have to do a detached 2 car