Critique this floor plan please

[sierramist03]

I would like your opinions on this floor plan total square feet is 1680. 3 bed and 2 baths

Thanks!

[kaylie]

Overall I like it as a starter home, with one concern and one suggestion.

Concern: The washer and dryer appear to back up to wall that is shared with a bedroom. That could cause noise issues, so I would think about what time of day you do laundry and what the spare room would be used for.

Suggestion: For the love of god, if you can splurge and get a second sink in the master, DO IT. We used to have separate ones and now we share. I would like H a lot more in the mornings if there were two sinks.

[sierramist03]

I was thinking I want to swap the utility room with the bathroom because we would like the garage on the side not the front. Good point about the noise of the washer for now they will be guest rooms and an office but eventually a nursery.
Yes I want to change the master to had two sinks.
I would also like to add more cabinets in the kitchen instead of the wood seat. But overall I like it.

[sierramist03]

Oh and I typically do laundry during the day because our current washer and dryer is very noisy

[stephm0188]

I would ditch the master bathroom tub for a double sink.

It's okay, I suppose. I personally prefer a more closed in dining room that could be flexible and used as a study if needed. The office space in this floorplan looks pretty small. I don't think I could work in a space the size of a closet.

[sierramist03]

Neither one of us work from home so the office space is not more than we have currently

[reils]

Is the main bath just a guest bath? There's not a lot of counter space in there which would be difficult if there is someone getting ready in there regularly.

I don't think that there's a lot of counter space in the kitchen either.

I am not a fan of walk in closets where you have to walk through the bathroom to get to them. I am probably just weird about that though.

In regards to PP concern about the laundry room, you could easily just mirror the layout so that the W/D share the dining room wall instead of the spare room.

ETA: and you can pretty much ignore my post because it sounds like you are changing the things I pointed out anyways!

[sierramist03]

Jun 4, 2012 20:21:31 GMT -5 asdfjkl said:

The only thing I really dislike about it is that the front door opens into the dining room and the stair case drops you off in the dining room. I think that's kind of weird. I also think it's weird that the shower and toilet are in one room and the tub and sink are in another. Also only one sink, but that's really not that big a deal.

As a total aside, advice you can take or leave, I would ditch that garden tub. I have two jetted tubs in my house and I effing hate them. Keeping them clean requires a toothbrush and circus like flexibility and balance. The next house we live in I will rip out any tub that has jets. I hate them that much.

I'm pretty sure DH won't let me get rid of the jetted tub he wants one and weird or not that's one thing we do together sorry if that tmi

[sierramist03]

Here's another floor plan but it much bigger than we are wanting plus I don't think you need two toilets that close together

[housegeek]

I like the first one better than the second one by far. Are you working with a builder!

[emoflamingo]

I think the office is a waste of space and I'd rather not have a top floor laundry if it was butting up against a room (my HE stuff likes to get loud when I'm washing and drying at the same time since they're stacked). And I'd rather walk into a living room than a dining room, it's just awkward for me.

[sierramist03]

Jun 4, 2012 20:59:23 GMT -5 housegeek said:

I like the first one better than the second one by far. Are you working with a builder!

Not yet we are just getting started

[sierramist03]

Jun 4, 2012 20:51:46 GMT -5 decoraholic said:

Our home is about the same square footage as the first floor plan but with no basement, and I always tell DH ours would be perfect if it just had a basement. I assume that's what those stairs are for? It's a great liveable amount of space without feeling overwhelming.

I'm not sure I love that when you walk in the house you're right in the dining room. I'm all for open floor plans, but in this case I'd maybe consider some sort of wall to separate the entry

Make sure there is enough space between the windows in the master for your bed, unless you don't mind if the bed overlaps them some.

We are in Kansas so we have to have a basement in my opinion

[emoflamingo]

Sierra, you mean YOU don't want to be like us and hang out in the bath tub??? (our next house must have a basement. Not because of my requirements. DS requires it lol. To be able to hide from the "tormados" he says.)

[wineenthusiast]

I would personally never have a master BR that shares a wall with the living room. Unless it had sound proof walls. If I go to bed before H I do not want to hear his surround sound while trying to fall asleep. But I'm a really light sleeper and cant fall asleep if I even think I hear anything but the fan.

I also agree with 2 MBR sinks. I'd even ditch the tub for the second sink. You use a sink every day, at least twice. How often do you take a whirlpool bath?

I do like the layout of the LR/DR/Kitchen and love the WIC in the master.

[pickle123]

The open dining room is kind of weird, maybe an added column or something to separate a little. but not bad at all! Depending where you are at in NE KS, I can definitely recommend a couple of builders!

[FoxInFiji]

Oh I love critiquing floor plans!

The first one...hmm it's OK. I don't like the lack of an entry. How would you deal with flooring? Tile in the entire main floorplan? Tile in just the entry and DR? The office is awkward. You can have a small size without it being so closed in.

If you switch the utility room and main bath both bedrooms will share a wall with the garage which I don't like. Garage doors are loud and will wake up sleeping kids. Plus those walls are always cold. The main bathroom should be shared between the bathrooms because otherwise your guests could hear people using the toilet at dinner.

But the second one has a lot more that can be done to it adjustment wise. You can easily trim out a lot of sf on that one and get a better overall layout. Let me play around...

[sierramist03]

Jun 4, 2012 22:10:21 GMT -5 pickle123 said:

The open dining room is kind of weird, maybe an added column or something to separate a little. but not bad at all! Depending where you are at in NE KS, I can definitely recommend a couple of builders!

We are thinking about using quality homes but not sure these are wardcraft plans though.

[housegeek]

I couldn't imagine dumping a tub for a sink, not in a billion years. We have double sinks and never use one.

[housegeek]

I like the Jamestown IV better, less wasted space.

[FoxInFiji]

OK how about this?



To compare here is the original again:


I switched the bedroom and the wasteful double toilet bathroom and slide the laundry room down to consolidate plumbing vents. The sink could be maybe be double or just have one sink and extra counterspace. The shower plumbing could be in the interior wall between the toilet and the shower. The toilet's supply line can come through the floor. Then there is extra space for a linen closet and/or pantry. The bedrooms don't have walk in closets but that saves you a lot of space. The bedrooms are still a good size.

I decreased the size of the DR, LR, & Entry widths. Taking out the double sided fireplace will save you a lot of space. You could still do some kind of divider if you wanted but a wall is much thinner than a double sided fireplace and doesn't take up floor space with a hearth. The kitchen is more open with extended cabinets and a big island. I could have seating on the open side if you want. A big open kitchen like that would be so beautiful! A practical tiled floor could be in the entry and kitchen with only one transition to the flooring in the DR and LR.

The stairs are better located and muffle bathroom noise from the rest of the house. The entry closet it tiny and not ideal. For a completely open stairs you could instead have a coat cabinet next to the kitchen either perpendicular to the wall or where the red cabinet is I added. But unlike a stairs to a second story basement stairs are usually more hidden anyway. The pantry could instead be a spare coat closet for off season or lesser used items and it's near the garage as well if you need more space.

The office got cut in half. Could get skinner as well but I left that for now. The other half is a walk in closet to the master. Those two rooms muffle noise to and from the master bedroom.

The master bath has a little less wasted space. If you have a big tub part of it can be behind the vanity people do that all the time. It's still easy to get in an out if it's a big tub which it sounds like you want. A simple rectangular tub gives you the most bang for your buck by having the least wasted space...and it's a much preferred style than those ugly corner tubs. Trust me you can find huge two person tubs that style. Check out Kohler's 6' Underscore. We bought it and later returned it because it was too big. DH & I both fit in it without touching each other LOL. The door to the master bath is in a hard location but I don't want to hit anyone at the sink. If that could move then your shower could get bigger. Or if you went with a custom shape shower you could get more space by angling it toward the toilet a little.

The master bedroom lost a little space width wise but it's still a big room. There is a little nook in the exterior wall now between the bath and bedroom.

What do you think?

[housegeek]

Nice fox! I think the only thing that needs a rework would be the bedroom closets, what about putting a 3ft space between the rooms and put the closets in there. You'd also have room for a small linen closet that way.

[housegeek]

Ok I'm on my iPad so I couldn't just crop in, but I *love* how the closets are in the spare bedrooms because it doesn't leave that awkward closet dent.

[emjacobs]

Jun 4, 2012 19:27:35 GMT -5 kaylie said:

Overall I like it as a starter home, with one concern and one suggestion.

Concern: The washer and dryer appear to back up to wall that is shared with a bedroom. That could cause noise issues, so I would think about what time of day you do laundry and what the spare room would be used for.

Suggestion: For the love of god, if you can splurge and get a second sink in the master, DO IT. We used to have separate ones and now we share. I would like H a lot more in the mornings if there were two sinks.

I couldn't disagree more. We have dual sinks in our master and I hate it, there is no room to set out makeup, hair supplies, etc. We have a hard time fitting the normal stuff on the counter. Very rarely are we in the bathroom at the same time so I think when we remodel we will get rid of a sink.

[wawa]

Jun 5, 2012 9:41:55 GMT -5 housegeek said:

Ok I'm on my iPad so I couldn't just crop in, but I *love* how the closets are in the spare bedrooms because it doesn't leave that awkward closet dent.

that's funny...the bedroom area of that floor plan looks EXACTLY like the new layout of our upper level. Just with a bit more space, and the hall bathroom layout is flipped and doesn't have a closet there because that's where the headroom for the stairs is located.

It's a good layout.

[housegeek]

Jun 5, 2012 10:10:35 GMT -5 wawa said:

Jun 5, 2012 9:41:55 GMT -5 housegeek said:

Ok I'm on my iPad so I couldn't just crop in, but I *love* how the closets are in the spare bedrooms because it doesn't leave that awkward closet dent.

that's funny...the bedroom area of that floor plan looks EXACTLY like the new layout of our upper level. Just with a bit more space, and the hall bathroom layout is flipped and doesn't have a closet there because that's where the headroom for the stairs is located.

It's a good layout.

I really love it. :heart: the whole thing, actually, even though I know it's probably not everyone's cup of tea

[sierramist03]

Thanks ladies I will take a better look when I get home from work I'm on my iPhone and it's hard to see the changes. We really love the front of the Hamilton but we aren't sold with the dining room as you walk in

[bluesmoothie]

Those big whirl-pool tubs suck ass. I have one and I have yet to take a bath in it. I bathe the kids in it and I hate it. The jets get all nasty. I hate that freaking tub. If I were you, I'd put a smaller soaking tub in there and get 2 sinks.