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gillem

Need advice on proposed open concept plan for my wee house. Thanks !

13 years ago
I am planning to start a renovation in a month but still not landed on definitive plan. I plan to take down the wall between my Living/dining room and kitchen to open up the space and improve the light. I plan to creat a new hallway to bedrooms (2 &3) and bathroom through the kitchen. The bathroom will move over to make more room for pantry space and fridge and overall floor space in the kitchen. I am also moving the basement stairs over to create a better flow from front to back door of the house. I have had lots of opinions on whether I should do a 1/2 peninsula (2 chair) between kitchen and dining room. I love the idea - what do you think? My budget is small so going with IKEA kitchen. The graph pic is of my current floor plan and the other is what I created on tracing paper over the current plan. Should I be getting proper arcitect drawings for a small reno ?Any help/advise is appreciated.

Comments (6)

  • 13 years ago
    Here is the proposed "post" floorplan. Feedback appreciated !
  • 13 years ago
    It's hard to tell, u need to accomodate for the thickness of the walls. Also, what are the final room sizes for the proposed changes? Are u sure u have the room? What's btwn the stairs and bedroom?
  • 13 years ago
    Sorry...yes it is not clear on the picture. On the other side of the basement stairs there is a wall and the stairs down to a basement apartment that has a seperate entrance from outside. Just need to check plans for final measurements. If you click on the next picture I added ( did not take it with my initial submission) it shows the proposed changes I want to make. By moving the bathroom over to take up the existing hallway space I gain 3 feet depthX 8 feet long in the kitchen to utilize for fridge and pantry.
  • 13 years ago
    Also ...any advice on a good CAD program to use ?
  • 13 years ago
    What's above? Can u move those walls or are they load bearing? Are the joists in the upper ceiling/attic running in the correct direction(s)? Still hard to tell without actual dimensions. The kitchen looks to be 20ft x 8ft which seems like 8 is too wide wasting space but you can't really make it bigger. Maybe 6 or 7ft wide would be better? That will still be a long galley kitchen. Maybe turn the kitchen in the back and get the dining table a little more room and provide a larger living space? It seems like your plan has very little room in the bath. Can a person maneuver around in there ok?
    Also, are you moving a wall with plumbing in it? This will likely disturb the lower apartment which will be more costly and the horizontal runs could cause future plumbing issues...I think we would need a lot more info than is provided to understand what could and "should" be done (or not). If you are renovating these areas, possibly consider starting from a blank slate and renoing the whole level (not sure your budget) since the rest wouldn't be that much more and looking at the whole floor from a blank slate might provide a great solution for the entire space.

    As for CAD, if you can find anything that will support free sketching that is good. All u need to do is draw lines, provvide room dimensions and do a windows screen capture to save a pic. I think any freeware CAD software will do that
  • 13 years ago
    Check on line for info on Home Designer by Better Homers & G.. It is a baby vwersion of Chief Architect , but provides a simple to use format for developing Floor plans and more. It is easier to assimilate than "sketch up " and will keep you out of troublr on many issues.
    As for your bath reconfiguration, I would think twice before moving tub and toilet locations as they are more complex plumbing issues that involve drain and stacks.