Building a Home Bathrooms Design Dilemma

Need help designing and laying out a 1200sq ft house.

last month

I'm currently beginning the process of building. I had a few ideas in mind for a floor plan but I am leaning in this door direction. this is the general idea of what I'm going for.

the main areas I'm having trouble laying out are the master bath which is 9'2"×8' and the combined living room and kitchen which is 15'×24'. I want a separate soaker and shower in the bath. in the living kitchen I just need efficient functionality.

Comments (23)

Kristin S
Perhaps consider a local architect. You'll get a skilled professional who can figure out a layout to meet your specific needs and wants.
last month
mama goose_gw zn6OH
Where is the entry to the house?
last month
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Isabel--The area against the wall can be wider than the island. 27" per place setting is the general rule for the seating at the island, so the counter would need to be 9' L to seat 4, plus any additional counter/cabinet. The dining room, for reference, needs a 90" L table to serve 6 comfortably, with 42" clr from the table edge all sides for seating/serving/circulation, so I think your island needs to be held back to leave at least 10'-6" in width for that space and 14'-6" in length. adding 30" in length for a table that serves 8, plus any depth of a sideboard, in length or depth. The alternative is a 5' round table, which may be best in terms of circulation, and the cabinet layout you show. I can't speak to the den, as you refer to it, not knowing how you will use/furnish it, or to the salon for the same reason. Since I am limited on the context of the entire plan, if this entire area is to funtion as a "great room" I would be inclined to place a round/rectangular dining table in the salon, which would have enough space left over for a sideboard, shift the kitchen cabts. down toward the existing side door placement, if you like it/it is allowed, and make the furnishable (square open) area of the den larger, and easier to furnish. Also, you could have a bigger island, and reduce some of the circulation space btw. the island and the stair. My thought is that this furnishes better than trying to have the rectangular space serve 3 separate functions. I'm concerned at the clearance of the side door stair near the dining area--is this a remodel or a new home? To me, it would make better sense to put a pair of outswing doors at the end wall (per first option), put a landing outside of the door, steps to the sides, & reposition the stair to the basement. Trying to squeeze by the fireplace and out the side door seems awkward. The lighting too, depends upon how you intend the space to function. I like your style direction that I see in the perspective, I just believe these two areas serving 3 functions allows for better flow than if you are trying to serve, if you can live with a true formal dining area, vs what is more like an 'eat in' kitchen, where you would likely not be able to have a sideboard, and you would have to stow chairs and table leaves, possibly. Food for thought. Happy Houzzing.
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My apologies for delays in responding. I was still a bit confused on the layout diagram (no dimensions) lol. In my opinion, I'm concerned that you are trying to fit 4 large pieces (3 couches and a table) in such a small, irregular space. I'm not sure of your budget, but would it be possible to swap out one couch for 2 chairs? It could definitely open up the space more. I just hate that it would cost money to do this.....but even in your example photo, notice they have chairs, not multiple couches. Thoughts?
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How easy our job would be if we could start with empty room. It is always more difficult to make it work with what you have:>) I hate asking people to get rid of pieces and buy new. unless they are willing and able. We can make it work with what you have. Think of other areas of the house where the curio might fit. As I suggested, an entry, a bedroom, or another corner where there is something it can replace that you are happy to get rid of. Before selling and buying a lot of new things, let's re-group. Take a walk thru your house and check things out. Regarding the rug, yes more of rug will be under chaise and that's ok. Your coffee table is fine. Take your grandmothers pictures and lay them on the floor in a grouping. Cut out some paper the size of each one and then tape paper on wall until you have the arrangement that works. You can take of photo of outlines and post to get help.
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Mark Bischak, Architect
What is the site like?
last month
cpartist
You aren't planning on eating?
last month
tatts
Why are you splitting the sleeping areas into both ends of the house? Group them together and give the living area 3 exterior walls. Tuck the kids' bedrooms as far away from the living area as possible so that you don't have to be so quiet after you put them to bed. This layout ignores practicality and usability, which are so important in a compact space.

And without a sense of the land and access (we don't even know where the front is), nobody can give any meaningful input.

Keep in mind, with a house this simple, you're just reinventing the wheel..
last month
A S
I’m assuming you planned for kitchen to be in great room? Good to have some ideas but time to take your thoughts to a professional who can tease it out and make it a reality specific to your lot. Exciting project!
last month
artemis_ma
Front door? Left side or right side, and where? (Centered or to the side?) Did you want a back door on the other wall, that might lead out to a patio or grill? (I think it might be code in most places to have two door egresses, but I can't actually answer that.) I do guess you probably are planning to keep all the water on the right side, so I'm also guessing the front door would be on the left - but do confirm.

I am assuming you don't entertain often and your kids are noisy and you want a place to go hide on the other side from them? (Hey, it happens.)

Sometimes the smallest homes are the hardest to design for, and you have to take into account your family's specific needs. Do you like to cook? Do both or more of you cook? Do you prefer to eat in the kitchen at a counter or island, or do you prefer a table in a dining nook/area? How many are there of you?

I am going to assume you are planning to be on a slab since I see no basement access - will you be able to fit laundry facilities into that utility room along with the water heater, and other necessary elements for heating your home?

Oh, what is your lot like?
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Shavahn Major
Point of reference. The property is about 20000 ft². Also, this is just a rough draft that I came up with. I live in the Bahamas. This particular floor arrangement is common here (master ensuite on one side and other bedrooms on the opposite side). I'm not 100% on where the kitchen door willl be placed, which is why I stated that I need help on Laying out the space. I will probably opt to have small dining table in the area nearest to the kitchen nothing major. None of what I added in the kitchen is definite I just did it as a point of reference.

What I mainly needed help with is laying out the kitchen in an efficient way and setting up the living Room. Also, fitting a soaker and shower in the master bath.
last month
live_wire_oak
You need an architect. Whatever your own individual skills, bring those to the table, and let the experts in space planning plan the space. Spatial relationships aren’t a strength here.
last month
suzanne_m
Looking at your second layout, why not:

- Switching the shower and the tub

- Center your bathroom door

- Get a longer vanity

You may want switching the closet with the bathroom so you can have a bedroom door that opens in the large area. If you do this, I would put a larger window in the bathroom and center it. Note that if you switch the bathroom and closet, you would lose a window on the West wall. This is the price to pay for the bedroom door opening to the large area. So only you can tell if it is worth it. A pocket door for the bedroom is also a possibility.

I am assuming that the front entrance is by the great room, correct?
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cpartist
I'm sorry but what do you do normally for a living?
last month
PRO
Virgil Carter Fine Art
15 X 24 is a reasonable size for a living room. It is very, very small to be used for kitchen, dining and living room. Can you increase the size?
last month
PRO
MIREWORKS
I would really suggest you get a professional. I would imagine that at some point you will need a full set of plans for permitting and building. That being said, it would be smart to contract with a professional early. I would hate for you to put a lot of time in to this and then find out a majority of the layout will not work. All the best!
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PRO
MIREWORKS
I might add, this is not your best resource for this sort of help. I doubt professionals will lend you their services here for free. Thus, the input you receive will not be extremely credible.
last month
suzanne_m
This is one idea but I agree with every body, you need a professional:

Actually, I don't see a real advantage of switching the tub with the shower. If you keep your shower on the North wall, you may consider an angle door for your shower.
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suzanne_m
If you are fine with a smaller study, you could have a bigger great room by removing the huge entrance closet:
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suzanne_m
If you really want a tub in your master bedroom, I would access your closet from your bathroom. I am not sure if you lose hanging space, I believe not but if you do it would be a matter of few inches only. This would also allow for a regular door for your bedroom.

I REALLY recommend you talk to an architect but this might give you one idea to talk about.

Also in the latest floor plan I narrowed your utility room by about 6 inches.

I would probably, after all, remove the small wall between the kitchen and the dining room.

Also, if you can I would move the great entrance door closer to its closet on the left.
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suzanne_m
I moved the kitchen on the West wall because I feel it aligns better with the study room. The kitchen is reduced by one foot on that wall but the counter on the North wall is longer by about one foot.
last month
Shavahn Major
thanks for the awesome feedback everyone. thank you Suzanne_m for the images. I am consulting with an architect.
last month
suzanne_m
The way you placed the appliances in your kitchen looks fine to me. I would place the sink about 18 in. towards the right end of the counter top on the North wall (I like to have my dirty dishes on one side of the counter and have the clean dishes on the other side). Having the sink on one side allow to get a longer continuous counter top on the left.
last month
Mrs Pete
Three random thoughts:

- Reality check: In 1200 sf, you're not going to get 3 bedrooms, a 4-piece master bath, a walk-in closet, a second bathroom, a studio AND a walk-in utility room. Just not gonna happen. You must either plan for more space OR prioritize what's most important.

- Google 1200 sf house plans. You'll find a ton. I'm not saying they'll all be wonderful, but consider them a starting place /a learning tool.

- You've pushed your bedrooms to the exterior, which leaves your main living space (where you're awake), to the dark middle of your house. Especially in such a small space, ample windows on two sides of the room will make your space seem larger.

This particular floor arrangement is common here (master ensuite on one side and other bedrooms on the opposite side).

It's common here too. Common doesn't mean good design.

Actually, I don't see a real advantage of switching the tub with the shower.

It places the tub, where you're more likely to linger, closer to the window. Is that enough reason? Eh, I dunno.
last month
suzanne_m
For sure looking at other floor plans and working with a professional will give you the best layout you can get for a 1200 sf house.

Personally, I don't mind having the living space in the middle, you can still put a lot of windows if the exterior of the house permits.

Having two walls to put windows in your 2 small bedrooms is an advantage .

Also, Mrs Pete reminded me why I switched the tub and the shower in the first layout. That was exactly for the reason she mentioned. I just forgot my reason when I made the comment of not switching the tub. I must have been tired at that point.
last month
suedonim75
My current 2 bed 1 bath home is 1100 sq feet. There is no way I could add a master bath, a studio and a 3rd bedroom to it.
last month

Need help designing and laying out a 1200sq ft house.

Comments (23)

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