Looking for Input - House Layout

[CharmyPoo]

I need some help with the layout in my backsplit house. I can't figure out how to lay out the colored sections of the floorplan - the area needs to fit in a kitchen, dinning space, living space, 2 piece washroom, a closet, and laundry (if possible). The overall space has 10 foot ceilings but the pink area must be elevated and has 8 foot ceilings (due to the garage being underneath it). The pink elevated area can be extended into other areas (will build up the subfloor) but I must have sufficient 10 foot ceiling areas to be compliant with zoning. Any suggestions on how I can arrange this room?

The floorplan:


Let me know which option you like best ...
Option 1


Option 2


Option 3


Option 4


Here is a photo to illustrate what the elevation / steps might look like:

 

[kama_s]

Beautiful space, Charmypoo!

I don't like having the kitchen in the front, aesthetically that is not pleasing. I like option 4, with the dining room in front of the kitchen. The pink area would be your living space.

 

[Mayk]

I also like Option 4. The double window would be a great place for you sink.

 

[chrono]

Charmy,
If you foresee children down the road, I would go with "closed" stairs because little legs can and will fall through open stairways.

 

[Dee*Jay]

Charmy,
If you foresee children down the road, I would go with "closed" stairs because little legs can and will fall through open stairways.

I have a client who just went through this scenario. You can have sheets of clear plexi put on the back of the staircases if you ever need it. There will be the area up until the child's legs hit the plexi (so 12" or so) but at least they won't go the whole way through. It's a little weird, having the shiny plexi where things can reflect, but it's temporary, and at least you don't lose the gorgeous stairs.

 

[Dee*Jay]

I actually prefer option 2. I like having 10' ceilings in your living space more than in your kitchen. One thing that's a little odd to me about #2 though is having the powder room open right into living space.

ETA: That powder room thing would bug me enough that I would go to option #3.

 

[OoohShiny]

I was tempted by Option 1 but I think the kitchen might be a little dark with only a window at one end, so I voted option 4. As mentioned, the large window and plenty of natural light will be great for working in front of when cooking / washing up / flower arranging in the sink / handwashing delicate clothes / laying out paperwork on the worksurface and shouting at some useless customer services department...

You may feel a little 'exposed' on a raised platform compared to the rest of the room when watching TV or whatever you're doing in the pink, living room area, but that can be solved by perhaps a half-height wall set back a little from the top of the steps, some plush high-backed sofas to make you feel cosy, or even some waist-height to head-height see-through shelving set back from the top of the stairs (to break up the space but not feel too enclosed). The lower ceiling will help things feel a bit more snug too, although 8' is still more than adequate! lol

Having all the closets and 'services' tucked away in one small area is a good idea IMO as you can put a door in front of them if you want them out of sight and out of mind, and the small window at the end will provide good light while creating interesting reflections on the floor if you get the sun coming through at any point in the day

Having the kitchen and living area in opposite corners also means you utilise and can therefore enjoy all of the space for circulation - if the kitchen and living area are both at the bottom of the drawings, what would the area by the big window on the right be used for? IMO it would either become a dead space that you never used, or would become another living space that would compete with the main living area, with one ultimately winning over the other. With Option 4 you can use the whole space, and the space in the bottom right can be for an impressive formal dining setup, some 'family space' for toys and fun things, somewhere you could put a pool table or workstation for hobbies, or somewhere to leave relatively free so you can place any art or sculptural items with space round them to appreciate them You could even place a comfy chair facing directly out onto the porch area and have two high-end stereo speakers in the corners, meaning you can listen to great music while reading or just taking in the view assuming you can have windows and not a wall there? If you are stuck with a wall, you could make it a small home cinema area with large projector screen and surround sound system


Whatever you do, if it looks anything like the pictures it will be lovely! I am a little jealous!

 

[iota15]

Hi Charmy.

I chose Option 4 as well. My thoughts are similar to what the other girls have said here. I would probably also put the dining room in the blue area next to the kitchen, as others have suggested. 8 ft seems plenty high for a living room. You can also decorate to close or open up that space as you like.

However, to give you another option for No. 4 - if dinner parties are "your thing", you can also put the dining room in the larger raised, pink area. I've seen formal dining rooms raised up before, with a large long table, and it looks quite lovely. You have a family room in the back already for TV's, kids toys, etc. The front blue area can be a somewhat smaller living/sitting area for apres dinner socializing, a place to chat with the cook, read, etc. Anyway, just an idea. But if you like it, to make the dining room not so long, maybe it's possible to make the study larger? That could make the space a little more manageable in size.

Also, maybe it would help to know why I didn't prefer the other options as much:

Option 1 - This is my preference, but I don't like the idea of a raised kitchen. Maybe it's because I'm not such a magnificent cook, but I don't think anyone really wants to watch me cook... on what feels like a stage. Also, I think kitchen islands are popular places for everyone to hang out around casually. The edge of the island is right on the steps of the stairs. This would make it uncomfortable for anyone to hang around the long edge of the island; although I suppose they could just sit below and watch me cook or wash dishes from above though! haha. It's also right by the front door. Any mess on the kitchen counter is one of the first in-your-face things you see, and it's up high and on display. I prefer for any mess for surprise guests to be a little further from the door. I don't wash all my dishes immediately after I use them. As a pro, you could have a little dining nook/reading window/casual food place at the bottom of the pink area by the window.

Option 2 - now the kitchen island edge is on the platform, so those hanging around are looking down on the cook? Maybe that's not so bad. This option also seems to hide the kitchen, behind the platform. This could be a pro or a con for you. I don't know.

I also like the idea of having a larger powder room, laundry off on the side and large closet though, and this option is missing that. I also don't like the powder room and laundry out in the open. Both make noises - not necessarily pleasant ones.

Option 3 - The island seems to be set back from the stairs a bit, but I think it still wouldn't be comfortable to hang around the edge of that island. Also, without the wall to the laundry and bathroom - I would really feel like the kitchen is a stage. There's also the um, noise issues from the kitchen and laundry. This kitchen would have more light on it though.

 

[m-2-b]

I think option 4 seems to be the best layout as well. The kitchen is the usual focal point of the home so I like that it is open and centralized in regards to access to the other rooms. The whole planning process sounds exciting!

 

[blingmyring]

Hi Charmy, I live in the same city as you and for resale purposes I would not have the kitchen be the first thing guests see when they walk in. An acquaintance in High Park has that layout and it's not welcoming. I would prefer walking into a beautifully furnished room which beckons me to sit and relax.

l chose Option 3 with the following changes:

1. Move the kitchen island back to be closer to the counter and further from the stairs if space permits - I think the minimum is 36" between island and counter.

2. Move the cooktop to be on the counter directly behind the sink. This makes cooking easier - wash and cut your ingredients and then turn around and place them in the pan. It will also creat a comfortable triangle with what I presume is your fridge. It also frees up the counter in front of the laundry room for buffets.

3. Eliminate the powder room on the main floor and turn this space into an entry closet, which you don't have. You have to put your guests' coats somewhere otherwise you'll be piling them up in the study. Also, the current placement of the powder room doesn't provide enough privacy for you and your guests. You can sound proof your powder room using Roxul Safe n' Sound insulation and 5/8" sound proof drywall - and it still won't give you the necessary sound insulation. Trust me on this (I built a new home last year). Your guests can use the powder room on the family room floor which is only steps away.

4. Add the fireplace back into the living room.

5. I know you're going for an open concept, but on the family room floor I would extend the wall in front of the closet and powder room a bit more. Again, it will give the powder room more privacy.

I love that you have a kitchenette in the family room; it will be perfect for summertime entertaining with the walk-out to the yard. Love the renderings and choice of materials you're using too - you're home will be stunning !

 

[CharmyPoo]

Sorry for me being late coming back - I had completely forgotten about this thread!

Let me go read all the wonderful comments in detail and ponder some more.

A few notes ... we can have as many or as little windows as we want (as long as we comply with the by-law). The window plan isn't confirmed yet so I will be likely adding a few more on the left hand side.

When you walk in the house, the right hand side is in your face so a kitchen in the green / blue areas will be what you see first. The pink/purple sides are more tucked away given the poles and cabinets that will be put in place. This is the prime reason why I really wasn't feeling comfortable with the kitchen on the green/blue side.

To be honest, I was leaning with Option 2 because the kitchen will be hidden and not so in your face as soon as you walk into the house. But yes .. that washroom connecting to the living room might be a bit strange. Our friend has a similar arrangement and you sorta get used to it.