First Floor: which version of floor plan for reno?

9 years ago

We are renovating our home and trying to decide between 2 different floor plans for 1st floor. Our goals for renovation are to: 1) Add a mud room, 2) add a 1st floor bathroom, 3) create some better storage space near the kitchen, and 4) add another "living" space, so our children can play with friends, while we entertain adults. We've narrowed it down to two floor plans:

1) Floor plan 1 - Dining room becomes family room: (please ignore furniture layout in family room in this plan - i would not use this layout) We like this plan because: 1) we can have an eat-in breakfast area, 2) the family room area is right off the kitchen, 3) our living room is large, so we can still fit a dining room table in there, 4) it creates a small office area in spot by powder room, and 4) it maximizes the "living" space, which is what we are short on in our home. The cons with this plan, to me, are: 1) we loose the "formal dining room" which might be valuable upon resale, 2) the powder room is on the other side of the house from back door, 3) mud room area is small, and I am tight on pantry space already.

2) Floor plan 2 - Larger mudroom/storage area: This plan hits the high notes, giving us: 1) a large mudroom, 2) a powder room right by the back door, which is great for kids and entertaining outside, 3) more storage/closets in a discreet area not visible throughout the home, 4) a small family room for kids to be with friends and watch TV, and 5) we retain a dining room, which is currently the most used room in our home. Cons with this plan to us are: 1) we need a spot for another table and chairs - currently our children do homework, puzzles, and all activities on the dining room table, plus eat all meals there, etc. It would be great to have a 2nd table so that homework or other projects have someplace to live, and 2) the family room area is small, and right off main living room (difficult to entertain when your children are in adjacent room watching TV and asking you to talk quietly.

What are your thoughts on these plans? Do you lean towards one or the other? Any thoughts on how I could add some additional storage spots in either plan?

Featured Answer

Sharon Joyce

9 years ago

I think the mudroom/powder room layout in the second floor plan is great; the living room and family room being beside each other is not great.

I can't figure out the square footage on the floor plan, so the size of the living room/dining room in option 1 is key to whether that space will accommodate both functions. I think we're seeing more and more houses without formal dining rooms now, so I don't think that is necessarily a big issue for resale, though I guess it depends if houses in your area almost always have dining rooms, and whether the pendulum will have swung back by the time you're ready to sell. But the biggest issue for option 1 is that people have to walk through much of the main floor to reach the powder room, whether they come in the front door or back door.

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Comments (7)

marcier77
Original Author
9 years ago
Floor plan #2 didn't post for some reason. I've attached it here.
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marcier77
Original Author
9 years ago
The living room is 21 feet x 11 feet, and in Floor Plan 1 I asked the architect to show an 84 inch dining room table (I am buying a new table, and wanted to see what size I should aim for). The town we live in has smaller, older homes, so people are getting more creative with their spaces, though I do think people like having a dining room area.

I 100% agree with you regarding the powder room location in Option 1, but I can't think of a better spot for it. Any thoughts on where it might go w/o being right off of a main room?
Sharon Joyce
9 years ago
This may sound a bit weird, but could you go with option #2 and just swap the library and dining rooms, so the bigger room off the kitchen becomes the family room/library, and the small room off the living room becomes a cozy dining room? Even better, could you open the wall up between the living room and library and put the dining room at the front of the living room, as you have it in option #1, and have a more generous living room across the back of the room and in the current library?
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Mark Bischak, Architect
9 years ago
last modified: 9 years ago
Both plans look odd, but I don't know the criteria the design decisions were based on. Rely on the advice of your architect.
Carly Schwanz
9 years ago
Super odd spot for the powder room in option #1. Option #2 is much more functional overall. If you use your dining room... keep it.
auntthelma
9 years ago
Not sure why you don't do option 2 for the mud room and bathroom and still put the kids in what is labeled 'dining room' and the table where you have it in option 1.

The only think you lose is the banquet. You can certainly have a small game and homework table in the play room (labeled dining room in option 2.) Plus, you get that extra room for a library - which I would love.

OR - put a homework room in the library.