I'll just list the problems I see:

The second bedroom needs to be better isolated from the master, (accoustically) unless it's just a study/nursery. Not fit for guests or older kids.
Bedroom three's location makes no sense unless it's for the housekeeper. Too close to the service area, laundry, mudroom to be an elegant bedroom.
What's with the stair hall and the breakfast room? The bkfst-room is awkwardly placed, when you already have a kitchen island with seating (usually called a breakfast bar) and a large attached dining room. I take it that the first run of the stairs is open so you can look out the back windows from there, but the room is awfully skinny and deep.
What is the room behind the pantry that says "brick"? Does it connect the breakfast to the kitchen? It looks like all on it's own it's the right size for a built-in banquette, and there's your breakfast area.
Then the study could be made full-size, and used as either a study or a fine guest room, keeping the dining room as is, and allowing the 3rd bedroom to be an office. Switch the pantry and bath locations, so the study/BR has an en suite bathroom. Flip the stairs the other way, and/or place against the windows (dramatic open-riser staircase lets the light play through the openings.)
This is just my stream of consciousness ravings.
Happy new decade.

Casey

Not a lot of time now, but I just wanted to say that I adore the exterior. The interior is a little wacky but unique. You have a lot of jumping around with the flooring materials that doesn't make much sense, but you must like it. Carpet in the master, with hardwood in the master bath? Interesting. I like the brick floors and brickwork details though. Good luck. I'm sure that you will get much feedback.

"You have a lot of jumping around with the flooring materials that doesn't make much sense, but you must like it. Carpet in the master, with hardwood in the master bath?"

Yeah, I'm still deciding on the MB flooring. I've talked with people who've had wood flooring in their MB and they didn't like it so I'm starting to lean toward travertine for all of the bathrooms.

Casey,

BR 2 will be a nursery at first and will have lots of insulation for sound proofing. BR 3 will be for the older child. It doesn't have to be elegant as it will be a kid's BR. The breakfast room is a work in progress. It will be the area where the kids have breakfast (of course), the family has informal dinners every day, homework space when there is work to be done in the kitchen. There was originally a wall between the stairs and the breakfast but I thought opening it up would bring in more light and allow an "informal" route to the kitchen.

The area beside the kitchen was a butler's pantry but I took out the plumbing and decided to make it an "in between" space where you access the pantry and where there will be extra cabinets for less used kitchen items. The pantry was huge so I thought it may be a good idea to take out some pantry with a built in desk for the bill pay/cell phone charge/mail sort area. That way the chaos is hidden but there is plenty of space to organize it.

I realize the study is small but I don't want and don't need a huge study. I wanted to have it close to the family room because I spend a good bit of time reading while the rest of the family watches tv but I still want to feel as if I'm with them while decreasing the distracting TV. It may sound weird but I feel like I'm with the family if I can see them while I'm reading/studying even if we're not talking.

Thanks for the input Casey

Love the fact that you are using brick flooring. It adds so much character, specially if it is tumbled. The old beams are nice, too.

I also like the elevation and looks like you managed to balance tha left area that now looks a lot better and not like an addition.

These are the things I'd look into -just to see if works better for you-
The way you have the door to the exterior, in that hallway, bothers me. Are you sure you want that door near to a boy's room?
You could place the laundry where you have the bath. Place the bedroom 3 where you have the laundry (both are 14') and place the mudroom where you have the closet. All of this to make the distance between the entry and the rest of the home shorter.
I'd place the bathroom in the area where you have the hall to the exterior, where door 13 is(between dining and bedroom, in that way, the bath is closer to the mudroom/garage.
Now, the laundry door could be located off either hallway.

In general, it's a nice home.
good look

I like your house. I would switch the breakfast and dinning room and combine the study with the dinning room and making it a library/dinning room that could also work as a library. Could be a really interesting space.

That's interesting archie. I'll look into that. The study/breakfast area was originally the dining area but I changed it. I never thought to combine the two.

Marthaelena,
I don't like that hallway outside door either. It was originally a stoop when I had the dining area a combination breakfast/keeping but I decided to take the keeping out because I felt like it was too small and I didn't want two living spaces.

Those are very good recs and I'll play around on MS paint to see if I can do what you're saying. I've tried what Casey recommended earlier by switching the breakfast with the pantry. My wife didn't like it as much as she thought the breakfast table would be in the way of the pantry.

Thanks for the recs everyone.

bb19

I do not have CAD in my new laptop so I used Paint - do not be hard on my paint skills

The first one shows the bedroom 3 changes. If you rotate the laundry appliances and cabinets that door can be placed at the other hallway if desired.
The second one shows a different layout for the morning room. You will have space to place a hutch (I could not label it, do not know how to use the text tool in this paint version) and also a closet for the study in case you ever use it as a bedroom (oficially, is it has a closet you can promote it as another bedroom if you ever sell it-or so told me a realtor)

marthaelena,

Thank you so much! I really like what you did with BR #3. That's saves a lot of space and allows BR#3 to have more windows. I also didn't like that I had to add another door to Bath3. Thank you for your time and ideas.

You are welcome!
I noticed that the mudroom is bigger, too. You could place a bulkhead at the mudroom, like the same treatment you are giving to the hallway between the masterbedroom closets to separate it a bit from the bedroom area.

Marthelena and Archie123,

I just wanted to say thank you. Thanks to your help Marthelena I was able to return the keeping area. I was against the keeping for awhile as I considered two living spaces wasted but with this layout there is minimal wasted sf and now we have a place for the kids to stay while we work in the kitchen. It also allows for a breakfast nook which my wife really wanted. I plan on having a built-in bench and table in that space which I think will add a lot of character.

When Archie first mentioned the dining/library combo I kind of shrugged it off, but the more I looked into it the more I liked it. I really don't like formal dining because I consider it wasted space used only twice a year. My wife really wanted one so I struggled trying to fit it in the smallest space without good results. The dining library combo will work perfect. I will line the entire room with built in shelves and my computer and reading desk will fit under the stairs. When we have guests over I will have some kind of bi fold doors or screens to hide the computer and desk but the books will stay exposed. We may even have a serving buffet on wheels that we can place in front of the area to further camouflage the computer nook.

To sum it up I just want to say thank you. I feel much better about this plan. I've probably made 30 changes to it and I will probably make a few more minor changes but I feel like the skeleton is there to stay.

Here is my final "rough sketch" plan. The measurements are approx so if it seems out of proportion it probably is out of proportion.

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BTW some examples of Dining/Library combos and desks under stairs.

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