Provide Feedback on a House Floorplan!

[TX_Diver]

I'm looking at building a house in a few months and would appreciate feedback on a floorplan I sketched up. If anyone is an architect I'd be interested in chatting about a few things and could pay for the consultation if needed too.

The house isn't very exciting, but I'm stretching the budget to build this so I focused on simplicity in order to try and keep the cost down. The lot has views to the West, North, and East (Left, Up, and Right respectively on the plan).

Any feedback on layout, room sizes, ways to make a rectangular house look aesthetically pleasing, etc. are all welcomed. We've made a lot of compromises from what would make this a "dream house" but a "dream house" is not financially in the cards currently so the thought is to build this, move to the area, and figure it out from there (recognizing there's a good chance we spend a long time living in this house). Window sizes, room dimensions, etc. are all approximate and will be adjusted to more reasonable fractions.

All in the context of remaining cost effective, we'd like a decent amount of counterspace in the kitchen, bedrooms slightly segregated from the living room, 2 windows in as many rooms as possible for natural light, and the master bedroom on the NE side of the house as shown.

Any feedback is welcomed. Happy to provide more info also but figured I'd cast a wide net first before getting too detailed on some of our reasoning so far.

Thanks!




Basement

 

[wapitibob]

1st impression, stove/fridge layout is inefficient and master bed needs turned 90. I'd drop the master closet door. I got rid of my other bedroom bifold closet doors and hung bypass doors.

One suggestion, add a large 30" wide 1-1/4+ thick, slide out cutting board. Use good bearing drawer rails to hold the weight. Makes baking, rolling dough much nicer.

 

[TX_Diver]

1st impression, stove/fridge layout is inefficient and master bed needs turned 90. I'd drop the master closet door. I got rid of my bifold closet doors and hung bypass doors.

One suggestion, add a large 30" wide 1-1/4+ thick, slide out cutting board. Use good bearing drawer rails to hold the weight. Makes baking, rolling dough much nicer.

How would you setup the stove/fridge? I can see it being inefficient but struggle to get very creative with solutions there.

I like the slide out cutting board idea. Will look into that. Thanks!

I forgot to mention doors aren't finalized. We were messing with different options in the software but never finalized anything. I don't think any will end up as bifold if I had to guess.

 

[WiscoHoundsman]

Not sure what you have for vehicles but the garage seems shallow for a larger truck 3/4 ton or 1 ton or the 1500’s with the 6ft boxes.

 

[wapitibob]

How would you setup the stove/fridge? I can see it being inefficient but struggle to get very creative with solutions there.

I like the slide out cutting board idea. Will look into that. Thanks!

I forgot to mention doors aren't finalized. We were messing with different options in the software but never finalized anything. I don't think any will end up as bifold if I had to guess.

Maybe triangle, sink/stove/fridge. The sink and fridge are too far apart for me, maybe move catty corner from the stove.

 

[BigDog00]

Not sure what you have for vehicles but the garage seems shallow for a larger truck 3/4 ton or 1 ton or the 1500’s with the 6ft boxes.

100%

Unless you drive a prius I'd add some length to the garage. When we built our house, I had the builder push ours from 20' to 27'. I couldn't imagine it being any shorter than that. I have enough room for a work bench and fridge/freezer in front of both vehicles (1/2 ton pickup and yukon xl for reference).

Also, if you have the room, I'd consider removing the man door and putting in (2) separate 9' doors. This also helps getting two vehicles in the garage if that's what you're looking for. 18' seems like enough room but by the time you think about opening doors and being able to comfortably get in and out of the vehicles there's just not much there.

 

[BigDog00]

Another thought, can you slide the bathroom between the two bedrooms into bedroom 2 a bit. Bedroom 3 will be pretty small if not and it looks like bedroom 2 has some extra space.

I didn't see it mentioned but I'd consider 2x6 exterior framing for more insulation. I'm assuming you're in TX based of your handle, but that would help with energy costs. Also upgrade the windows if you have the budget. Our windows are the "builders' grade" which basically translates to they are cheap and suck.

You can even get creative with the interior framing to help cut down on noise withing the bedrooms. I will be doing this in our next house. (2x6 top/bottom plates with offset 2x4 studs)

 

[WiscoHoundsman]

Looking more at the basement just leaves me with more questions. How do you plan on using that space?

 

[TX_Diver]

Not sure what you have for vehicles but the garage seems shallow for a larger truck 3/4 ton or 1 ton or the 1500’s with the 6ft boxes.

Good point. I definitely need to add a few feet there. Thanks.

 

[TX_Diver]

100%

Unless you drive a prius I'd add some length to the garage. When we built our house, I had the builder push ours from 20' to 27'. I couldn't imagine it being any shorter than that. I have enough room for a work bench and fridge/freezer in front of both vehicles (1/2 ton pickup and yukon xl for reference).

Also, if you have the room, I'd consider removing the man door and putting in (2) separate 9' doors. This also helps getting two vehicles in the garage if that's what you're looking for. 18' seems like enough room but by the time you think about opening doors and being able to comfortably get in and out of the vehicles there's just not much there.

I’d like 2 9’ doors if possible but that may be a challenge with the ICF so it’s TBD still. I agree with the concept and will do it if it’s cost effective

Definitely need to make the garage longer

 

[fngTony]

I know you said budget is limited but can you make that bathroom between the bedrooms have two sinks and a door separating the shower & toilet from the sink area? Makes it much more efficient for someone to shower while another brushing teeth.

The biggest annoyance with our house is we don’t have a broom closet on the main floor so that stuff is either in the garage or inside the door going to the basement. The second poor natural lighting in the hallway leading to the front door.

 

[fngTony]

Also a big kitchen is very overlooked. Our first and current home has big kitchens and it’s such a stress reliever not feeling cramped. Also dual ovens, trust me it is the way.

 

[wymtnpounder]

Packing laundry up and down those stairs is going to get old. Maybe add an egress window to that room down stairs, way easier now.

 

[fngTony]

Our garage door is 8’ which is enough to easily fit a cargo van or a 1/2 ton truck with a slight lift. The garage ceiling is about another 1.5 feet so we could build storage up there too. Would be nice we had more depth though.

 

[IDVortex]

as others have said, garage is to small, add width to the kitchen by at least a 1ft, otherwise it'll feel cramped. The dining room is to narrow, widen that by 2ft, the wall on the left hand side of the entry should go, unless its a small wall. It'll make the living room feel smaller. Most garages need 30ft to fit even full size 1/2 trucks and still have access around the vehicle without sucking your gut in.

Id move the dishwasher down about 2ft just so you can now get use out of the corner cabinet instead of being total dead space.

Bedroom #2 id do a 5/0 window instead of 2 windows, you could shrink that room 16in-24in and gain that in the dining room.

In the basement, keep the stairs with a landing and a turn, you'll lost to much room upstairs going straight. Add a window to the room down stairs now for a E-scape window. so down the road you can turn it into a bedroom a lot easier for home value.

 

[rookieforever33]

I agree with the deeper garage. At least a portion of it. I would make the garage the entire width also. Move the plumbing stuff under the kitchen. Two doors make parking two cars much easier. Upstairs I would remove the half wall behind the couch, you are locking your layout in and will never be able to change it. I dont see where a tv would go now. You have 14 hard chairs and very little padded furniture, you may want to ditch the counter chairs to give space to widen your kitchen and living room seating areas. The key to making the exterior of a rectangle house nice is to balance the color to shingle ratio. Maybe a hip roof with a smaller peak on the "show" side. Shutters help too.

 

[fngTony]

What kinda lot space do have to work with and any codes about spacing from structure to property line?

 

[StuckoYota99]

You will never regret having a bigger garage or shop.

 

[dieselchessy]

Just my opinions….

I think you cant see the TV from either the kitchen or the dining table. Or maybe there isnt a TV.

What door is the main entrance? (Not designed, but actually used)

Garage isnt big enough for a boat on a trailer.

Wouldnt want stairs as I get old, and my wife would kill me if I put the car parking and laundry a stair case away from the kitchen and bedrooms. But maybe you planned this to force exercise.

Why do the bedrooms have 2 beds? Other than hotels I struggle to see how that gets used, maybe old couples that dont share a bed. Kids only share a room till pre-teen age these days. Doesnt seem like a long term plan.

Master bedroom sharing a wall with the living room doesn't seem ideal.
I assume NE cause its in a hot climate, or is that for views.

Is there a food pantry near the kitchen?
If two people want access to the sink they better be friendly.

Corner cabinets suck! You planned two.

Where will the freezer go?

Who ever sleeps in bedroom 3 will get to hear all the pooping and flushing from 2 sides and if its a kid may be mentally damaged hearing mom and dad practice making more kids. Maybe spray foam some interior walls. LOL.

 

[TX_Diver]

Looking more at the basement just leaves me with more questions. How do you plan on using that space?

TBD. Most likely small gym or area for kids to play. Plan is to mostly leave it unfinished for now though.
I am thinking of adding a window well so I have the option of a bedroom later though.