I guess the photo is posted the correct way. Thanks for giving it some thought!

Does the bedroom in the revised plan have an egress window?

It's above a garage, so egress is not an issue. Those are actually 5 windows above the bed.

And I would make the space to the right of the bedroom a walk/in closet with a stackable washer and dryer. The closet would actually be quite spacious . . . like 5X11.

And the windows on the left hand side would be changed to align with the bathroom and living room. Right now it is not lined up with the rooms.

It seems to me the windows are wasted in a bedroom. I'd rather have the bedroom on the dark side of the space. I also would have the entry to the bathroom through the bedroom rather than off the living/dining area.

I would not waste the windows on a bedroom where you want to sleep. Better to have light in the living areas of the apt. I think the original plan or grover's are best, and with the mechanical space out of the way, you'll have room for a nice big bedroom closet.

The pic/plan posted by groveraxle is, as usual, a much better idea.

Even though you will not need a mechanical "closet", you will likely need space within your walls and closet for wires and pipes and duct work to reach the upstairs from the garage below. Take that into consideration as you make your final plan. Talk with our architect about that.

I agree with Suezbell about needing the mechanical closet. Also, most localities have codes that require egress windows in bedrooms, even if bedrooms are on the second floor. in my area, bedroom windows must be at least 36 inches wide, with the bottom edge of the window placed no more than 40 inches from the floor. Also, most construction that has a sleeping area/room is required to have two external exits -- doors -- in case of fire or emergency. I am quite sure a fire escape made of metal or concrete as an extra set of stairs is required too.

I like the designer's first layout best. It allows for light in the living area, it provides egress for the bedroom which is ALWAYS required. Even if it technically isn't a bedroom b/c you don't have a closet, you should still provide the egress if you plan to use it as a bedroom. Also, you don't need two means of egress out of the space.

The designer's layout provides a nice open living area, a few storage options and the mechanical closet can just be a regular closet, you likely don't need a mechanical closet for a space like this just drop the HVAC unit in the garage and do a tankless water heater outside on the wall. Also Groveraxle's solution will mess up your front elevation by breaking up the symmetrical shed dormer, I'm assuming what that is indicating in the plan. It would cut off part of the windows with the bathroom and the primary elevation would be totally compromised.

What's the big black square? Is that a chase? Lot's to configure in this little space :). Oh one last thought, I would turn the W/D closet door toward the hallway to make it a bit more private. You'll need a louver on the door to vent it per code. Then you'll have a bit more blank wall for art or a console table/bookshelf/etc.

WOW! I'm overwhelmed and so grateful for ALL your comments. And you unanimously concur with the original design - which has been proposed by an interior designer. That's why they (and you) get paid the big bucks! My amateur idea just isn't a good one. It's my daughter's project and her gut told her to stick with the designer. Haha! Saved me some embarrassment :) Thanks again to all of you. I love having you as a resource!

Oh . . . the big black thing is the refrigerator. Cheers!

And Grover . . . thanks for a nice alternative. :)

Are you planning to build a 2nd floor decking? I think 2nd floor apt requires to have a 2nd exit by code. You might want to check into that.

I like the original layout based on the natural light, living room gets the wall of windows. Since the architect is already showing a pull-out sofa in the Living Room for guests or a child, they need access to the bathroom without going through someone’s private bedroom. BTDT.

Like someone above probably mentioned - the washer/dryer door should be from the hallway, give a continuous 5’ wall for the living room for furniture or media or art. .

Great comments! It's my daughter's project and they are reviewing plans with the city, so I'm sure it will be done properly - according to code.

One more iteration if the mechanical room is truly unneeded:

It will end up something like that.

I too would want the living space to have all those windows

Just because it is above a garage does not let you have no egress from the bedroom just like there is a staircase from a basement but the bedrooms still need egress. I hate living spaces above garages FYI

Thanks for your thoughts.

You would have to check with the planning dept/building inspector in the area. For a tiny apartment less than 800sf I do not believe a 2nd exit door is required, just 1 legal exit and an egress window in the bedroom. If the living room is going to be used as a second bedroom I would make sure at least one window meets egress too (not required).

The apartment and stair have to be fire-separated from the garage. Maybe the apt has to have a sprinkler system depending on local law (ours requires this).

Sometimes the building dept and state fire marshal office have different restrictions/interpretations based on the different codes used (building code vs life safety code), sometimes their codes really do conflict, it doesn’t hurt to ask both. I’ve found the building inspector will defer to the state fire marshal when this happens but YMMV.

If this will be a rental she has to check local zoning law and any deed restrictions to make sure it’s allowed and approved. Locally we have a housing office that has to inspect every rental unit and sometimes they look for different things.

Thanks . . . they are working very closely with the city for permits and compliance, so I'm sure they have that issue covered.

If you change the pergola to a 2nd floor deck with stairs, then you don't need the stairs inside the apartment. the apartment would be much bigger. You could have 2 bedrooms and 1 bath, more rental income.......

Hmmm . . . that's very interesting. I will pass that idea along to my daughter - it's their project. Their back yard is very small and they are concerned about privacy. I'm not sure they want people overlooking their back yard.