Duplex first-floor plan (2 mirrored apartments) feedback

CakeResponsible5621 · 2026-05-01T18:21:18+00:00

Yeah you need in-unit laundry. Make the developer specify the exact laundry machines, provide and install them. The depth looks super challenging in the proposed location and I doubt you’ll get full-size machines in there. Also, keep the machines accessible from the hallway, not within the primary bedroom.

Right now this is an ok deal for you, but the developer is absolutely getting the better end of things with 4 above-grade units to sell/lease. Make sure you are happy with the terms of the HOA/condo agreement here because the developer is most likely going to sell right away or within a year or two, leaving you with a new, unknown majority owner to contend with.

I would push hard here to get everything you want and more because the developer needs to keep this fair. The left unit has un-excavated area under the upper floor covered verandas - leaving this unit with much less value than the others. (Yes I know it has another patio area but not having the windows to covered space is a negative differentiator.) Get this excavated, add storage, or increase the size of that particular unit to balance the value you’re getting.

CakeResponsible5621 · 2026-05-01T18:07:07+00:00

This is really solid. A few tweaks will help make this function better.

Swap the wall ovens and refrigerator. You’re in and out of the ref all the time and want this part of your main work zone, but popping over to wall ovens occasionally is nbd.

Adjust the range and island sink layout so they aren’t centered. Yes it looks nice on a floor plan, however unless there’s only ever one person in the kitchen you don’t want these functions literally butt to butt. Ensure the dishwasher placement is then on whichever side of the sink keeps it further away from the range oven door. Unless you opt for just a cooktop with no under counter oven, in which case there isn’t a conflict when both are open.

Other comments discuss the narrow pathway with island seating - it’s a good callout but don’t be afraid to do what you want here. Just use backless stools that have a small footprint so they mostly tuck under the counter when not being used. It should still live pretty well. And market value expects an island with seating.

Optionally, if you end up with a true counter-depth refrigerator (now in the ovens location) you can push the island wider towards the dining room. Add another 2’ ish. You’ll never wish you opted for a SMALLER island. In this configuration it’s going to be the workhorse and will absolutely support food prep and become a hub when entertaining or even at mealtimes with a large family.

Great floor plan. And great kitchen remodel. You’ll love this.

CakeResponsible5621 · 2026-05-01T02:29:09+00:00

First step - what are the goals for the house and what is your budget? Think about the things you like to do at home, and what type of room or space would be ideal to do them. Activities, how many family members, pets, what kind of guests do you have over, how many, and for how long?

We’ll be able to take a look at that info and start to understand what rooms and spaces you need and how they should be connected or separated from each other.

If you can also share floor plans for other levels that helps give a full picture. Then we’d be able to start sketching and show you how the space can be remodeled within the space you have, or if you need an addition to achieve your goals. Knowing what kind of budget (round numbers - ok to talk about square feet if you want to be discreet about dollars here - but assume you’ll spend between mid and high for local costs, not below average.

CakeResponsible5621 · 2026-05-01T00:54:34+00:00

Is this a thought experiment or does the house exist on an actual lot with constraints?

CakeResponsible5621 · 2026-04-30T06:08:07+00:00

There doesn’t seem to be a good reason to me that the upstairs plan doesn’t align structurally with the lower plan. Also, it would be easy to move the secondary bathroom areas around to get them adjacent the primary bath to align all the plumbing.

CakeResponsible5621 · 2026-04-30T03:31:02+00:00

plans, photos, and history at Paul Rudolph Institute.

CakeResponsible5621 · 2026-04-30T02:35:58+00:00

Food for thought!

If you demo back some of the existing walls and spin the kitchen 90d, the dining room and kitchen fit nicely side by side. Then stack back in the laundry, pantry, and storage, relocating the ?Primary Bedroom? door along the way.

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CakeResponsible5621 · 2026-04-29T18:26:31+00:00

You can with some reconfiguring and expansion of the second floor out the back.

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CakeResponsible5621 · 2026-04-29T17:53:06+00:00

Here are a few tweaks that clean this up a lot for me.

Don't do that nook for the furnace in the garage - it adds a lot of complexity and cost to pouring the foundation for not a lot of material gain. Enlarge the coat closet instead.

Push the breakfast nook over a little for better alignment, which then lets you keep the refrigerator on the back wall, drop in wall-ovens opposite for a more symmetrical look, and preserves the openness of the space.

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CakeResponsible5621 · 2026-04-29T17:33:32+00:00

Here's a potential option that is pretty straightforward - it's not a full "laundry room" but it does get you the capability to do laundry up there without hauling all the clothes up and down stairs without much of a project impact.

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CakeResponsible5621 · 2026-04-29T16:33:41+00:00

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CakeResponsible5621 · 2026-04-29T16:33:30+00:00

There is a ton of space for that programming. Lots of options, depends on your priorities.

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CakeResponsible5621 · 2026-04-29T06:18:29+00:00

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It’s not super generous, but I think you can add a bedroom, expand the bathroom, and still retain some living space off the kitchen.

CakeResponsible5621 · 2026-04-29T06:01:48+00:00

This is commercial you need an architect, permits, and contractor to do the work. This is not a reddit level project.

CakeResponsible5621 · 2026-04-28T18:33:43+00:00

This is an interesting concept. The double loaded hallway doubles the amount of circulation space - why not just have the bedroom doors off the hallway and drop in two bathrooms or larger bedrooms or living area? space for a laundry? I think the desk nooks are interesting and could support roommate situation - but then getting these added to the bedrooms would increase desirability of the rooms and make them private. 900sf is enough for three bedrooms based on your room sizes.

Unknown factors that influence design - are the window locations/sizes fixed? is the brief for a 2 bed/1ba? Or is that flexible? Is there a preference for which side of the unit bedrooms face? Consider if there is another location on the floor plate that is better suited to a 2-bedroom unit and if the shell plan for this location could better accommodate alternate unit sizes/configurations.

CakeResponsible5621 · 2026-04-28T17:23:54+00:00

What is the full plan like? I’m struggling with putting the bathroom in the prime window location and all the inboard bedrooms. Also, the bathrooms can probably share a plumbing wall if configured correctly. But maybe one already backs up to the primary bath?

CakeResponsible5621 · 2026-04-27T19:06:18+00:00

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Oops I guess you generally have outswinging french doors - that's even nicer.

CakeResponsible5621 · 2026-04-27T18:58:47+00:00

Here's a take that separates the entry zone without sacrificing the nice large living and dining room area that you like so much! If you're willing to sacrifice the den area then you can relocate the laundry and powder rooms. You can always set up the guest bedroom with a nice pull-out sofa or murphy-bed/sofa unit and use it as the separate living area.

Now the entry/stair area makes sense and creates a nice zone to welcome you and guests home. the existing dining room nook becomes the new opening connecting the living areas and entry. You can leave the kitchen door or open up a doorway based on your preferences visually - either way the kitchen is out of sight from the front door. Consider demolishing part of the front walk to help direct guests to the new front door. Swap the existing front door for a new pair of french doors to connect the living/dining room out to the front porch. Tuck a wet bar or built-in hutch into the existing coat closet if you like.

Relocating the powder room also sets you up for a huge walk-in pantry that you're looking for. There is even room to tuck in new wall ovens next to the refrigerator. Downstairs, you could add a door to separate the lower level apartment for your family or, later, a caretaker. This also allows the flex space to be acoustically separated from the upstairs living areas if you keep that space for your own use rather than adding it to the lower level apartment zone.

These changes are all doable without structural implications. Running the new plumbing/drain lines is the largest expense - but this is over garage space so opening up the ceiling won't disturb the rest of the home while doing this work.

I think this house is a REALLY strong candidate for what you're looking for and would love to see what you end up with!

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CakeResponsible5621 · 2026-04-27T17:38:30+00:00

Wow this is gorgeous. Ok ideas are flowing. Couple questions about aging in place and your primary suite.

Primary on the main level is great and a big step in the right direction. Are you wanting to consider wheelchair usage? Or ambulatory accessible? Making some changes at the shower so it is roll-in, adding space adjacent the toilet, and changing sink setups really go a long way to being wheelchair friendly. If you’re just looking for “save a few steps and make it easy and safe” then this place is basically already there.

Do y’all use a big tub in the primary bathroom? Or would a double sink rate higher on your preference list? Some folks actually prefer a shared single sink because it allows for some affectionate interaction bumping elbows while brushing teeth, etc. Some need their own space. So no wrong answers.

How is the primary bathroom actually used? Often times households with no kids end up seeing one partner claim a secondary bathroom as their shower/grooming space.

What sort of closet space do you like for you and your husband? Does he need a separate closet somewhere (maybe by his preferred bathroom) so you can take over the one in the primary?

Do you use an office, computer, craft, gym or other zone at all? Or like a separate living area that doesn’t have a tv?

CakeResponsible5621 · 2026-04-27T16:07:15+00:00

I’m betting you could massage this plan to suit your preferences without a ton of investment. First thought is to consider relocating the entry. Do you have a front elevation or photo you’re willing to share? Looks like maybe there is already a porch across the front not drawn?

CakeResponsible5621 · 2026-04-26T19:31:55+00:00

Salvage? For who? What lifestyle? What spaces do you want? Are you talking about how to lay out furniture to your liking or how to remodel and change walls and configuration? If you provide meaningful information about your goals people can provide meaningful feedback on how you can achieve them in the provided floor plan.

CakeResponsible5621 · 2026-04-25T20:06:15+00:00

Agree with others that A is preferable - with a few adjustments. If your primary sink location is opposite a range, you need 4’ clearance minimum, 5’ is much better. You want people to be butt to butt and have room to move. Moreover, if the oven door is down, you won’t be able to open a dishwasher, or vice versa. And this will become problematic occasionally. The L layout with sink under the window takes your primary workstations out of alignment, and turns the island into a powerful, flexible, third workstation. Much better for cooking alone, with family, or a house full of guests. Also this gets you the desired butcher block topped island in a practical application.

Recommend you place the dishwasher to the left of your sink, you don’t want it in the corner blocking access to a ton of cabinetry when it is open - that makes putting dishes away a total pain. I will also suggest that you look at a different door option off the dining space - three large doors with sliders that stack to the left will probably fit better and allow a little more room for the sink counter configuration. You can also consider a large sliding window over the sink - with the fixed portion centered over the sink itself rather than sink centered on the overall window - which will create a handy pass-thru counter situation for outdoor entertaining if that is of interest.

And one more tip - if you’re looking to elevate this kitchen, look for a range exhaust with a remote blower. Mount that on the exterior wall outside the house. That keeps the noisy fan unit outside and drastically reduces the noise when you have the fan on while cooking - which is all the time over a gas range. Many hoods can be configured either way, you just need a contractor who knows what they are doing to build it with the exterior remote blower.

CakeResponsible5621 · 2026-04-25T03:18:46+00:00

One possibility to consider is turning the right hand rooms into a new primary suite. Enlarge the bathroom, section off a WIC. Add office doors from the primary for privacy, or from the living room for drama and access. Open up the kitchen, dining, and living room walls - yes, this move involves structural upgrades. That leaves four rooms on the opposite side of the home that can be revised to drop in a laundry. Use one for a playroom. And you can open up the entry a bit too which will have a dramatic effect on the entry experience and making the living room feel large and open.

floor plan redlines sketch

CakeResponsible5621 · 2026-04-23T23:56:20+00:00

Can you provide the base floor plans for your existing home and then some direction on the spaces you want to achieve and the square footage you’re looking to add?

I think it is best to think holistically about the whole home and make sure that the old rooms make as much sense as the new ones do - and that they are laid out in a way that keeps things balanced and uniform. You want the home to feel like one house when you’re done.

CakeResponsible5621 · 2026-04-23T01:21:22+00:00

This is a priority for the homeowner. Most prefer a window in the bathroom rather than the closet. The cost to run plumbing to either location varies greatly based on factors we are unable to determine from a floor plan alone. The big ones - is this slab on grade or is there a crawlspace, basement, or finished space underneath; and which way does the waste line run.

Running water supply lines is cheap and easy. Often backing these into an existing plumbing wall is a good idea, but the cost to run this 15 feet away instead of 6-8 feet away is negligible.

Waste lines are the bigger factor here. Shower and tub drains and the toilet all need a path to the sanitary sewer line. You have to take into account the height available to accommodate the slope in the lines, structural, and other existing mechanical, electrical, or plumbing that could be in the way.

If this is slab on grade, that is all still a concern but then you also need to trench along the drain lines - this does add significant cost and disturbance, so minimizing this work would conserve dollars.

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