Floor Plan - Please Advise

[johnstaci]

Below is my floor plan. I plan to separate the 2nd bath via a door so the sink is separated from tub/toilet. Please let me know if you see things you do or don't like. Thanks, John

http://i224.photobucket.com/albums/dd116/johnstaci/1stfloor.jpg

http://i224.photobucket.com/albums/dd116/johnstaci/2ndfloor.jpg

http://i224.photobucket.com/albums/dd116/johnstaci/roof2.jpg

[Rich]

If you're going to add the wall where you say - you'll probably end up with just a single sink. The vaulted walkway is a cool idea - but if there is ever a fire in the middle of the house you don't have another way out of that upstairs bedroom - maybe a window with a roll out ladder.
I don't see much in the way of mechanical room. With todays systems whether it's forced air or radiant heat the equipment takes up some room. I believe code now is that you can't place the water heater (at least gas fired) in a crawlspace so you have to have room for that as well.
No pantry for the kitchen? You could maybe take part of the master bedroom closet and use that.
A large spa tub is also nice - but in order to fill it up you better have an on demand gas fired water heater or something with a lot of storage capacity. An electric water heater won't cut it.
Just a few quick thoughts anyway.

[AndrewinNC]

Hello, I am currently designing a house with a similar layout of the bedrooms 2&3. What you might want to consider is that by putting in the wall with a door you will lose a sink. Here is what I did, consider a dorm style bathroom; instead of the access door from the hallway put a door to the bathroom in each bedroom that enters into the sink area which would be along the wall where the current door is. Put in the dividing wall that seperates the toilet and tub where you originally wanted to.

[Richard A Hetzel]

If ever any plan needed an architect to straighten it out, it's this one. So many needless zigs and zags, tight spaces, door interferences, some spaces so small as to be unsuable...powder room opening to the dining room...ick...closet in the bathroom; possi=ble mold problems...closet taking a big bite out of the master bedroom...two dining rooms plus a counter? How many places to eat does one need?

The walkway sould look like it relates to and is supported by something on the first floor.

You're probably not going to be able to walk under the stairs coming in from the garage without ducking.

[AndrewinNC]

Here's a floor plan I'm working on, it has a similar layout with the two bedrooms and the bath.

http://i417.photobucket.com/albums/pp253/AndrewinNC/bathroom.jpg

[bighammer]

Andrew, this is getting away from the question, however, but what program did you use to draw those plans.....

[Rich]

Sorry to answer for Andrew - but I believe he said that was Home Designer Suite by Better Homes and Garden. Which is an offshoot of Chief Architect, which is what I use. He talks about it here
http://www.construction-resource.com/forum/showthread.php?t=7383

[tooltroll]

If ever any plan needed an architect to straighten it out, it's this one. So many needless zigs and zags, tight spaces, door interferences, some spaces so small as to be unusable...
Sorry, but I'm afraid I agree. This looks more cobbled together than designed, like you just kept squeezing stuff in wherever you could jam it. Try again from scratch; try to group your plumbing (kitchen, baths, laundry) together; put closets back to back between rooms; group all the small rooms together to save space and clutter; eliminate hallways as much as possible.

[dantheman9727]

It looks pretty good actually. Could you clarify on that program you use?

[Don_P]

Reading for a few seconds...

Sorry to answer for Andrew - but I believe he said that was Home Designer Suite by Better Homes and Garden. Which is an offshoot of Chief Architect, which is what I use. He talks about it here
http://www.construction-resource.com/forum/showthread.php?t=7383

[rwanders]

Just a small suggestion---I agree with Hetzel, I have seen many larger homes with a lot of rooms that result in a badly chopped up feel and somehow seem smaller as a result. Also, whatever you decide, consider pocket doors----they save a lot of space and seem to lend themselves to a more open feel to a home. (resist the urge to buy cheap ones)