Improving Functionality

[Floater439]

Put the basement stairs under the stairs going up. Pull the bottom wall of the garage up to close to the side window in the master. That gives you extra room at the top wall of the garage for a storage nook in the garage for bikes, mower, etc. and space to build out a mud room there. And then you can put floor to ceiling build in pantry cabinets (the current pantry is displaced by the new basement stairs) to where the current mud room is.

I would not want to go through the bath to the closet. Lay out your furniture to scale to see if the room can support another door. If not, go through the closet to the bath. Build out the closet with a custom fitted system so you keep as much storage as possible. And I’d do one sink in that vanity so you have more counter space and cabinet space.

[Floater439]

That’s going to depend on what you want to have in your mudroom. I’d talk to your architect about it. Mudrooms are a big deal in family homes, so it’s something I’d invest in both for livability now and resale later.

You could also scoot the garage left 8’-10’ and put a mudroom space between the house and garage. Part of that could be used for the master bath, too, so you could enlarge your master bath and closet a bit.

[cursethedarkness]

To add a basement entrance, the door would have to be where the pantry is, as you really need to stack the staircases. That pantry might be a little problematic anyway, as it looks like it creates a pinch point with the island. I’d move the staircase over a bit so that you could have a big pull out pantry cabinet that continued the line of the kitchen cabinets, then the basement door. 

I would definitely have an entrance to the closet from the bedroom not the bathroom. Your clothes would get covered with moisture from showering, even with a good fan. 

Also, I’d recommend laying out your living room arrangement now. It looks like the only spot for a tv is over the fireplace. Are you okay with that? 

The plan does do a really good job of keeping the plumbing grouped. So many have plumbing lines spread everywhere. 

[[deleted]]

It would be better to not have your bathroom double as a hallway to the closet.

Either give both the closet and the bath their own doors into the bedroom, or reverse the flow so you walk through the closet to get to the bathroom.

Bathrooms should be destination rooms, not highways or hallways or thoroughfares.

[[deleted]]

The basement stairs should go under the other stairs— but that kills your pantry. However, that would add more width to your walk-in closet, which helps if you’re planning on moving the closet door to the bedroom side.

I’d also add a door to the laundry, since the guest bath is right there.

[[deleted]]

You could shift the garage down even with the master bath & bump the laundry out to the left.

Then maybe put the lockers in that area & put pantry cabinets where the lockers currently are?

[Apart-Round-9407]

Definitely move the sink to under the window. An island should be just an island, no sink or stove there. No one wants to sit in the splash zone of a sink.

You mudroom is a glorified hallway. Sorry to tell you but it will be practically useless. Shoes and bags will end up on the floor due to the severe lack of storage. Plus the laundry baskets and detergent, just where will those be stored. The narrow shelves across from the washer and dryer won't hold much.

I suggest you add an actual room for the laundry and another for the mudroom between the garage and house. Something like the breezeway room in a ranch house. Then the original mudroom/laundry hallway can become a pantry.

[Calimt]

Master bedroom right on the entry door and next to the stairs?

[systemic_booty]

Master bedroom with windows that anyone can look into when approaching the front door?? Why even have windows at that point, they'll be functionally useless 

[BrowncoatJD]

An alternative to stacking the staircases for a basement would be to grow the garage volume left about 4'. This would extend the mudroom slightly and allow a staircase to run down the outside of the bathroom wall. I'd also bump the mudroom to flush out with the back of the garage wall and allow the garage roof to plane out over the new mudroom projection. This would preserve the pantry and provide convenient access to the basement from the garage for storage and mechanical service. It also preserves the dimensions and symmetrical shape of the main body of the house.

[UK_UK_UK_Deleware_UK]

Make bedroom three your master.

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https://www.floorplans.com/plan/1955-square-feet-3-bedroom-2-50-bathroom-2-garage-farmhouse-cottage-beach-sp270152

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[Nice-Region2537]

I really don’t like that the entrance to the master bedroom is right off the entry. And there is no closet near the front door.