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Building a Home Design Dilemma

floor plan help

2 years ago

We’re getting ready to do a full gut renovation on this house for our family of 4. The condition of the house is such that we don’t have room in the budget for an architect so we’re working with a engineer/designer. He’s quite good but I think the layout needs some finessing.

This is my first time posting on Houzz so please let me know if more info or pics would be helpful. I really appreciate any and all input!

Basement - we’re pretty happy. My contractor assured me the 3 door mechanical room won’t require that many doors 😅

First floor - the powder room layout is giving me the biggest issues. I’m not concerned about the interior wall situation in the living/dining area as it’s not structural so we’ll workshop that with our contractors later.

Second floor - I’m open to suggestions but I think this might be as good as it gets? I wish there was a way to have a walk-in closet for the primary but I’m largely satisfied. We have built-in Ikea Pax wardrobes in our current home and quite enjoy them.

Third floor - we’re tempted to lose the third bedroom and give each kid a giant room and ensuite but are we hurting long term resale by dropping a bedroom? Idk the layout feels not ideal right now.

Info that might be useful:

this isn’t our first gut reno and we love and trust our contractors. I could share pics from our current home if that’s helpful
the house is maybe 120 years old and is quite literally falling apart. We need to spend A LOT of on some very unsexy ways like on the roof, foundation, new windows, the exterior brick walls, etc.

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Comments (12)

PRO
Mark Bischak, Architect
2 years ago
Advice on remodeling a structure are best received from someone that can analyze the existing conditions first hand. Tear down and build new is always an alternative to explore.
Amy Skippen
Original Author
2 years ago
As it’s a row house, tearing down isn’t an option.
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Your walk in closet is too narrow for two hanging sides and a walkway in the middle. IME each hanging side needs 27 inches and adding those together for two sides is 54 inches. You only show 10 inches for the isle. Not enough room. [https://www.houzz.com/magazine/custom-closets-7-design-rules-to-follow-stsetivw-vs~62745078[(https://www.houzz.com/magazine/custom-closets-7-design-rules-to-follow-stsetivw-vs~62745078) Do you need a soaking tub in the Master?
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Think about the work triangle: The work triangle is the area between the sink, stove, and refrigerator, which are the three most frequently used areas in the kitchen. When designing your floor plan, make sure these three areas are easily accessible to each other without any obstructions. I'm going to disagree with some of what you're saying and I'll explain why. Yes we need to think of the work triangle in that ideally no appliance should be further than 9' from the other two; meaning sink, fridge and stove or cooktop. However, nowadays even more important is to think in terms of work ZONES and also think in terms of not crossing work zones. We take food out of the fridge/pantry and move it to the sink to rinse before prepping between the sink and stove/cooktop. When done prepping, we move the food to the cooktop to cook it. Place the sink under a window to allow for natural light and a pleasant view while doing dishes. Considering that 70% of most peoples time is doing prep and not standing in front of the sink, this doesn't necessarily hold true anymore. We spend maybe 10% of the time loading the dishwasher and cleaning the occasional pot. Put the stove and refrigerator on the same wall, but leave enough space between them for a countertop or prep area. See above where I talk about work zones and how we tend to prepare food. No one wants to take food out of the fridge, shelp it across to the sink to rinse and then have to shlep it to between the fridge and cooktop to prep it. Extra and unneeded steps. Add an island in the center of the kitchen for extra counter space and storage. This could also serve as a casual dining area with the addition of stools. An island only works if you have enough space for one. As designed right now, the OP does NOT have enough room for an island. Place cabinets above the stove and refrigerator for extra storage space. Or better still, place a good vent hood above the stove so you don't wind up with grease, etc all over the kitchen. Consider adding a pantry cabinet or a separate pantry if you need more storage space for non-perishable food items. Again, a pantry is great, IF you have the space to add one. Where would YOU suggest the OP add one?
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I cannot figure out how to delete these discussions so I guess I’ll just let them ride ! You are correct, my husband is framing now so I guess it is too late to make changes. Guess I’ll just have to like my floor plan the way it is
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elisejames
2 years ago
For the powder room, I’d be tempted to close that 12ft opening a bit to create a hall-ish entrance to the powder room — it would also give you some other layout options in there. For the master, it looks like you have both a study and a little sitting area on that floor. Consider whether to create a WIC out of that. For the kids’ rooms - unless you are planning to sell in less that 5 years, I think you should do what works best for your family and not worry about resale. If you go the route for resale, I’d also consider another bathroom up on that floor. Best of luck. This seems like a fun project. I like a lot of your layout overall.
Julie Praus
2 years ago
I would reverse the toilet and sink in the half bath so the toilet isn’t the first thing you see if the door is open. I like all the rest including above comments.
Amy Skippen
Original Author
2 years ago
Powder room alternatives?
elisejames
2 years ago
Yes! That’s what I had in mind. You could possible the toilet back up to the w/d wall, then the lav would be along the outside wall — so it’s what you see when you walk in the door.
Amy Skippen
Original Author
2 years ago
I think it could work nicely. I’m pretty committed to not have the powder room open into the dining room and I think we have more than enough room to add a hallway.
emilyam819
2 years ago
I’d leave one bathroom on the kids’ level so they can use the extra room as a playroom.
WestCoast Hopeful
2 years ago
Seems like a lot of bathrooms on master bedroom floor for one bedroom and a study?

I like kids floor as is.

Kitchen seems so cut off from living spaces
loobab
2 years ago
On the children's level you have three bedrooms and one bathroom.

People just don't live that way any more, and you hurt your resale value.

Yet you have two bathrooms on the master bedroom level which has 1 bedroom.

That doesn't make sense.

Either add a bathroom to the children's level, or lose a bedroom up there, since you do have other bedrooms in the house.
emilyam819
2 years ago
Are there closets in all of the bedrooms?
I agree that 2 bathrooms on the master level is overkill (unless the study is really a bedroom? Maybe open the master bath into the hallway for the occasional guest).
Make another entrance into the kitchen, with powder opening into a little hallway:
WestCoast Hopeful
2 years ago
I don’t think two kids need more than one bathroom on the kid level. That’s totally fine and I wouldn’t add one.

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