Yes, it will be the 3-sided bump exactly like the western wall in kitchen
I like this one:
or
http://www.amazon.com/Capital-Lighting-3266WI-125-Chandelier-Wrought/dp/B001BA1H9Q
But it is not worth the extra money if any of the Craigslist options work. Think about what kind of bulbs will work in the fixture because it can really change the look.
changing the subject slightly- why is there a bathtub and small shower shown in the upstairs MBath?
You’re back to 3 tubs again ? Instead of having one luxurious expansive shower in the MBath?
Big mistake imho.
I have an idea. What if you were to move the W/D/S so it runs along the back wall to the middle bedroom? that way the 3rd bedroom [bottom bedroom in the floor pan] can gain some additional depth because the wall that is currently one of the sides of the LR gets pushed toward the kitchen- and the big space becomes a 1 room combo landing/laundry area / storage area ? That way the use of that space is maximized, its gives you another place to temporarily dump groceries-[ on the top of the front loading wash/dryer] and you will also be able to have lots of storage on the surrounding walls in that area… And you can then use the pantry area for the staircase upstairs without net- net losing much storage capacity.
In addition, bedroom # 2 can have a window , instead of being closed in by the stairs.
I had a long talk with my agent last night. We have decided to lose the walk in pantry so that we can turn the stairs at the top and keep windows and door to the bedroom. We will have the 3 sided bump out that will come out to the ridge line (not forward of ridge line which was in design #1). Hopefully we can go up the stairs, have a landing and then turn left and go over the pantry area. First, this solves the issue of windows in the bedroom and the fact that the gas meter is located there and I don’t want to have to move it. Second, it gives more room to family room upstairs because the staircase will be south of the existing family room area and enter from the SW corner.
We will find a way to get a door somewhere to use ‘under staircase’ storage in the pantry area.
We are going to cram lots of cabinets and countertop in the ‘landing’ area where stairs come up from the garage and this will provide a lot of storage like a pantry. Also, we are going to eliminate the door that goes from kitchen into pantry and install one long countertop with uppers and lowers along east wall of kitchen. Originally I was going to have the small island with dish storage, but with that gone I am very worried that I don’t have enough cabinetry in kitchen and enough counterspace. So, we will add a long countertop along that wall.
I’m afraid I don’t understand the explanation from Menloparkmom… W/D/S ?? washer/dryer laundry room?
Yes. Eliminate the seperate laundry room. move the washer /dryer to the wall that backs up the the bedroom that got its window back . push the 3rd bedroom [the one at the bottom of the photograph] wall up so it is even with the other wall in that room, and make one big landing,+ storage, +laundry room at the top of the stairs from the garage.
With this plan ^^ when you come up the stairs from the garage you will see in front of you a huge room- essentially a “mud room”- containing the washer, dryer, and lots of cabinetry . By eliminating the separate laundry room you gain [approx] 24 sq ft in the 3rd bedroom.
Personally, I like the idea of the separate laundry room. I have a smaller one (~6 x 6) near my kitchen and I love being able to toss everything in and shut the door. I would not like my (always overflowing) laundry basket, ironing board, detergent, vacuum, etc. out in the open for all to see. Mine also conveniently contains our printer, modem, router, office supplies, shredder and a filing box. I think every house needs a “stash and dash” room…and since this area will be visible from kitchen and dining room, I’d keep it…
I personally want to keep the laundry room because I think the washer/dryer out in the open (visible possibly from the kitchen opening) is not desireable. Separate closed laundry room is high on a buyer’s list. Also, I think I need to keep the passageway/hallway from kitchen down to the bedrooms in one long line. I don’t think I can get washer/dryer up against the right hand wall (entering from kitchen to north) without adjusting the hallway.
But, I think I see your point… stack it against that wall and then make hallway move to the left (from kitchen).
Not having an enclosed laundry room would be a big drawback to me.
Agree that an enclosed laundry room is highly desirable. Could you move the door to the side facing the kitchen instead of opening into the hall? Having experience with a door blocking passage into a room…
Hah - with the bed placed as it is on the floor plan in the back bedroom, you could lay in bed, look down the hall, through the kitchen, through the living room, and out the window next to the fireplace.
The main issue I see with eliminating the pantry and making room in the rear entrance for pantry and dishes is that it’s less convenient to the kitchen and dining area - less efficient movement of goods. When you build in the new countertop along the east wall of the kitchen, can you make it deeper than normal cabinets with swing out or slide out shelves to allow more storage in the kitchen itself?
Is the hall bathroom in the wing with the single bedroom meant to be used by anyone other than the inhabitant of that bedroom? If not, you could make it an en suite bathroom by moving the bedroom door (or adding a door) just after the stairs, so that the hallway is part of the bedroom suite instead of a “public” hallway. (Unless there is some other function to that hallway that I’m missing).
I’m curious about the decision to make the deck upstairs a covered deck. I think it is nicer to be out in the sun rather than on a completely covered deck, and the low eaves will interfere with the view, both from inside the house and from out on the deck.
I personally would prefer more room inside the master bedroom to the small back balcony.
Thank you for all the great ideas
Hallway bedroom. I really would like to put a door in the hallway and enclose the hall bedroom but the 3 grid windows are right where I want to put a door! I cannot get a door built in the hallway because of the grid windows and the arched niche - they are both in the way of getting the ‘suite’ enclosed. If I built a doorway from the bedroom into the bathroom I will lose the arched niche in hallway and lose closet space in the room. It’s a dilemna. It does seem odd to have a bathroom out in the hall that is not used by anyone except the bedroom inhabitant. I think that the blueprint doesn’t have the windows just right on paper.
Buyers in this area prefer the ‘covered’ patio aspect because it makes it feel like an outdoor living room - more cozy. There will be a very large uncovered deck on the main floor off the living room. I don’t think the roof eave will block much view
The bed placements in the room are just illustrative by the draftsman. It is not where we will be staging the beds. For example, bed in hallway bedroom is going to go between the two small windows on north wall, bed in back bedroom will probably get placed somewhere to take advantage of the views out NW windows.
It’s a toss up between more room in master bedroom and the corner balcony.
Oh sure, I knew you wouldn’t really place the bed there - the straight line of sight all the way through just caught my eye and made me laugh.
will the upstairs bath have both a tub and shower? or a large walk in shower? did I miss a decision to put the tub back in?
I think 3 tubs in 1 house is a waste of time
waste of space i meant
Regarding master bath. I don’t think the inspector cares what goes into the bathroom or checks it against the plans. He just checks that plumbing and vents are installed properly, shower is waterproof, windows tempered and toilet has proper wiggle room around it (15" each side of center line, I always do 16" min and will do 18" if I have enough room)
Ideally I would like to get it built and then play around with shower layout. Tub will get eliminated if I cannot get a huge shower in there. Right now its 5’ long by 4’ wide but I really want dual shower heads in there which will probably require minimum 6’ long