dimensions are tough to read. can you post them ?

Piece of cake Evan. Stroll into a local architects office with your plan and pay for one hour of consultation time...it will be well worth it!

Island could be detailed to house the TV similar to this...

Washer and dryer are to the right in this photo.

Island could be detailed like this...

Long bench with hooks on wall by entry....

You don't need a utility room for a furnace/electrical panel,etc?

Thanks so much for all the work you put in edwards4four!
I like what you've done to the place!

The plan is for a loft-style space above bathroom and bedroom for mechanical and storage.

Here is one of the previous iterations that I thought could work in the bathroom. It takes away from the entry that I had on my previous drawing but I think can still be made functional. Everything is a rectangle, but I think you get the picture. I previously had the bathroom and bedroom swapped as you've done, but may have been vetoed in this particular aspect.

I have to say, I was really needing some space for a desk, and I like where you put it. Conflicted about losing the entry though.

Interested to know what you think. In the original plan I had uploaded, I ultimately changed things to give a little more of an entry - place for coats and shoes etc.

That's funny I thought the niche was going to be a small breakfast area. My bad. I'll look at your new plan a bit more and give you some thoughts.

Pardon me if this goes through twice. Thought it sent but don't see my last comment. Overall I like the latest plan. I would still prefer the bathroom closer to the master. I also like the master door moved over so you have a larger uninterrupted wall in the living/kitchen. Where it is now is visually choppy for the main space. As for the entry in the niche vs the main space per my layout I'll let you decide which pros wins out and which cons you can live with (I would also like a desk). I think having a full closet wall like you show for the 2nd bedroom makes for a really tight room. I'd be more inclined to minimize it (which is why I liked the niche space when it's relocated). I'd look into beds with storage drawers below. Good luck!

Thanks again for your help. If you're still following, here is another iteration. I've shortened the main area a bit in favor of a slightly larger bathroom and I think it can work. I am also trying to incorporate 2 work areas - one in main, on in master. What I've come up with so far is possibly a walk through closet as you enter the master.

Maybe this is asinine.

Current problems are: the entry to the master is smaller than bathroom and second bedroom and I would prefer a 4' closet.

So I did this:

Now the only part that annoys me is that the desk is more sunken on one side than the other. Makes me feel claustrophobic...

Appreciate any perspectives.

I think it will be claustrophobic for all desk areas and the closet areas. What are you trying to accomplish with 2 work areas specifically? 2 separate people on the computer at the same time? Writing? Drop spot for papers? Can you make due with one that's more generously scaled?

Don't need 2 work spaces necessarily. When I made the walk through wardrobe I ended up with the extra little niche which I thought could be for work space. But I think we can manage without it.