Isn't the top wall all window? What kind of fireplace are you considering??

Your decision should be based on the location of the TV and the seating arrangement That room is quite small so you don't have a lot of options.

Is the living room 18 x 15 or 16 x 15. Can't tell from the drawing because the room almost looks square but the numbers look like 18 and not 16. Please clarify.

thank you so much for helping, it’s a custom build, having trouble deciding on placement of furniture, fireplace TV, home is for two adults, preference to maximize natural light & views, we don’t mind hot warm western sun our last home in the south had warm hot humid W exposure (no issues). We love the heat & don’t watch much TV (if we do ,close the drapes, no big deal). We decided to add the powder rest room no where else to place it (?) for occasional guests who may not like it if the powder room is on the level below the kitchen(?) Another person had commented why place the powder rest room by the kitchen :/ where else to place it? we dont want to take up space in dining room or block views towards the views there. Should we just remove that restroom then ?

18 x 15.8 feet for the great room

if we remove the powder restroom we have can build a minibar-drink area with a bar sink

That is not the dimension of the drawing that was posted. See my two graph paper images. Still, you now have possible layouts for furniture. I would place the FP on the wall that has the ceiling peak. Good luck.

@beverlyfladeziner appreciate the photo! should we remove the powder ½ ba. by the kitchen? occasional guests can just head downstairs to the restroom one floor down, this way we can have room for a wet drinks bar area there instead of the powder restroom

Everyone heads downstairs because no one likes a bath accessed through the kitchen. Your kitchen is short on storage/pantry. I would eliminate the bath, install cabinets and then incorporate a bar if there is actually available space. Just place it at the end of the run of cabinets. It doesn't have to face into the LR.

Am I correct in reading that your powder room plan has a barn door into the sink area and then another, internal, door into the actually toilet? First of all... NO to a barn door on a powder room that opens into the kitchen hall. If you replace the barn door with a REAL door, then it removes the requirement for an interior door to the toilet. BUT...then which way will it swing? Into the sink or into the toilet, blocking it and its possible user from view? OR, alternatively, trapping the person on the toilet behind it? Awkward. And, confusing. Is there no where else it might go? (No pun intended!)

My vote for B for the fireplace was to keep a big window for the inter-coastal views. Nothing I like more than watching boats go by. But taking a second look, it is not clear to me if you have inter-coastal views on two sides or just the street side. Be curious to see both the outside elevations and pool plans. Also wondering what kind of fireplace you are planning. With a masonry/stone chimney, could you get dual use in pool area associated with fireplace? I know that wasn’t your question, but if you are thinking a nice stone/masonry chimney, I assume you could expand somewhat for not too much more $$$ and incorporate feature into pool/BBQ area.

Thank you all , appreciate your helpful comments. Yes it is inter-coastal water view both front (street) and rear backyard. This great room with master on the same floor is on the uppermost floor to maximize the views. I will remove the powder room across from the kitchen. ****Question: Will a larger deeper tall pantry beside the wall oven look alright ?

kitchen

windows on either side of cooktop, sink in island, fridge is the uppermost box left side of cooktop

is the Tall Pantry odd looking ? (the 4x4)

kitchen #design #designdilemma

Hi John-

Beverly has given you get plans with every possible furniture configuration.

However I would keep the powder room. I can't imagine not having a powder room on the first floor somewhere for guests and they shouldn't be using the master bath and they shouldn't have to go up or downstairs and in fact may not be able to use the stairs.

And ixnay on a barn door for a powder room. Please use a regular door, and you don't need an additional inner door for the toilet.

Thank you loobab, the elevator is adjacent to the stairs, it is awkward to have the powder in front of the kitchen island even if the powder door is 8 ft away from island seating . I dont know where else to place the powder on this floor without blocking the views front & back

Yeah, the current powder room location is not good. I would make it wider and have the entrance near the office door (requires taking some space from the office). That would free up some space facing the kitchen if needed as the powder room would no longer be as long as it is now.