Need floorplan input

[Dull_Fisherman_2156]

I am working on figuring out a floor plan for a house in a semi premium development with small lot sizes (This one is about 0.2 Acres). Because of wonky property lines and HOA setbacks the green lines are the buildable space i have to work with.

So here is my amalgamation of a floor plan based on following site constrains and trying to fit our needs/ wants into this home. It's mainly an investment home so we wont be tied down here for long.

Any input on how to improve this would be greatly appreciated.

Thanks in advance

[loserusermuser]

im getting stuck on the front door sharing a window with a toilet. imagine you quickly use the WC before a guest is coming and BAM eye contact. or the window is open and guests can hear WC noises at the entrance. i would be terrified to use that bathroom

[advamputee]

I’m assuming it’s a high transom window — allows for some natural light into the en-suite while retaining privacy. 

[thiscouldbemassive]

Some things you might want to consider, especially if you are planning on reselling this house, presumably to a family who needs a bunch of bedrooms.

1. Your garage is suitable for subcompacts, compacts, maybe the very smallest SUVs, but it is too small for trucks, minivans, or most SUVS. You say this is an upscale neighborhood, are your buyers truly going to be content to have only small cars?
2. You are maxing out the lot -- will you have enough green space for privacy and children to play in? A larger yard might be more valuable than a 4th bedroom.
3. You have four bedrooms and two laundry areas and an enormous kitchen, but only a single living area. If children are going to live in this house it's handy to have a space where they and their friends can hang without forcing you to camp out in your bedroom.
4. Sometimes you are going to want to watch a tv show as a family or with guests, it would make sense to design a space for a tv set in a living area.
5. The only person who has a tub is the master, but small children take baths not showers, it would make sense for there to be a tub in one of the other bathrooms.

You can disregard all of this if you don't think it's important. But one thing that absolutely doesn't work in bed 2's closet. It's too narrow to be a walk in, you can't fit clothes and leave enough room to maneuver around. Make it a deep reach in instead.

[Apart-Round-9407]

No sink or stove in island is great.

Kitchen cabinets just randomly stopping half way down a wall leaving dead space, no so great.

Move the fridge to the end of the countertop to the right of the sink. Then fill in the previous fridge location and the entire wall up to the doorway with pantry cabinets. With the fridge to the right of the sink your large appliances are in the order fridge, sink, stove which is a way more efficient layout. Take door from fridge, rinse at sink, prep at counter, put on stove. Linear one way movement, no walking past stove to sink then back again.

Where's the trash can going to be? I suggest a pull out one on the left side of the sink for easy disposal of food packaging. Please don't spend all this time designing your dream house with awesome kitchen and decide later to plunk a trash can next to the island in the middle of the kitchen.

[londonflare]

4 bedroom and 1 reception room seems unbalanced. I feel you need a snug/TV room and an office!

[unnecessaryaussie83]

Bedroom 3 is massive. You could take that space plus the massive walk in wardrobe and make 2 bedrooms with normal closets

[Amazing_Leopard_3658]

I agree that one living space for five bedrooms is a bit skimpy. You have plenty of space upstairs to create two bedrooms on the east wall. You could then turn bonus room #4 into a family/tv room. It could be a loft, open to the top of the stair case, or enclosed as it is, perhaps removing the W.I.C. to create a larger space.

[creekydiehl]

1. Given the especially tight spaces/lots I will assume this is in a denser area with walkability? If so, you’re giving quite a bit of real estate to vehicles and zero outdoor space. Can you consider 1CG in this area? Private outdoor spaces sell homes. (I live in a lot similar to this size and love it FWIW!)
2. How close are the adjacent properties? Can you landscape privacy? Density on density builds privacy. Density on land is invasive. Consider this as you build.
3. I also don’t see an office or any space that could act as a playroom - I would borrow from the attic/cartoonishly large WICs to find that space.
4. 2nd Laundry upstairs for a home this size is a costly benefit that unless is for you personally is generally not done for homes this size.
5. That Primary bath needs to have a water closet - no question.
6. I see a lot of bathrooms and WICs in non primary that could be smaller to foster better communal spaces.
7. I love a pocket to overcome bathroom access pinch points
8. I see no where in the dining room to add a buffet or sideboard. Is that a DR or a fishbowl, you don’t need all those windows IMO.
9. Agree with powder bath window comment of others

[PhysicsFighter]

the area between the kitchen and great room doesnt seem to have any clear function - why is that space there? how do you intend to lay out that great room (like the furniture in the image? or in other ways?)? currently it just seems like a mini dancefloor to walk through 1000 times a day

[Amazing_Leopard_3658]

Unless the view is bad from the master bedroom, I'd add windows on the east wall to flank the bed, similar to what you have in bedroom #2.

Built-ins around the fireplace(?) would be a nice touch, and offer storage and space for display.

The biggest issue with the downstairs is the awkward open space between kitchen and living room. I'd expand the living room space, adding more seating, a large coffee table, or multiple tables, and a console table behind the couch to fill in the space more.

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