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Old 02-07-2019, 07:34 AM   #31
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Re: Bathroom layout question...


Quote:
Originally Posted by jaketrades View Post
Range vs Sink on peninsula - I prefer the sink on the peninsula but the plumbing was an issue. I like the false wall idea. And then increase the overhang on the countertop to provide adequate knee room for seated guests.

Kitchen venting - I’ve read the downdraft vents are not that effective. I like the glass overhead vent idea. And they aren’t that expensive.

Pub height - How did you cheat up the counters to pub height? What did you put on top of the cabinets?

Bi-fold doors - I will have to revisit these. Perhaps the one’s I used were cheap.
The bar section isn't on the cabinets, it's on a separate "wall" - I put a 10" overhang for the knees; you'd want to check with whatever countertop material you use to find out how much overhang you can do and if it needs supports and such though.

We'd torn out a pub-height bar (behind the range here, don't have a better pic of it) in our cabin that was on a short wall:
Bathroom layout question...-dscn0686sm.jpg

In this picture you can see the outline of the "wall" the bar counter was built on in the flooring, as well as the counter-height bar overhang we replaced it with. We did a short wall behind the range and cabinets here as well:
Bathroom layout question...-dscn1158.jpg

We'd done the range in the peninsula like you were thinking. I don't remember who made the range (we sold the cabin a couple years ago,) but it had a built in downdraft vent that worked alright (not as well as the jenair one we had at the house here when we moved in though.) I will note also that I was constantly having to clean it off and worried about burning stuff as folks worked/ate/etc on it:
Bathroom layout question...-dscn2161sm.jpg

We went with a 12" over hang thinking that our two sheets of plywood + reclaimed ceramic tiles would be stiff enough, but we ended up having to add supports under it:
Bathroom layout question...-dscn2162sm.jpg
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Last edited by Mystriss; 02-07-2019 at 07:39 AM.
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Old 02-09-2019, 11:28 AM   #32
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Re: Bathroom layout question...


Like Nealtw I was going to suggest to move the door to the left and vanity to the right in the 1st bathroom, which you had done.


The only other thing is try to make doors open into the rooms, not out into the living space. This precludes someone in the living area being hit by a door. Also, especially bathrooms, and god forbid you or someone else would have to deal with a scenario like that, if someone locks him/her self there trying to commit suicide it's easier to knock a door out if it opens inwards.
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Old 02-09-2019, 11:56 AM   #33
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Re: Bathroom layout question...


@jaketrades @Mystriss - has a better solution, however, there are some discrepancies from yours with dimensions of 6" here, 12" there which will make a huge difference in layout. For instance, there could possibly be a scenario of an island in a corridor kitchen.

This floor should be done as a whole first on "paper" (not just the bathrooms), revised and fine tuned, then it can be used on the 1st and 2nd floors as well. But in order to do that, even if you are just scribbling at home without forum input, you need a proper as-built (detailed dimensioned drawing of existing).

Mystriss is headed in the right direction and hopefully her layout argues the case that a well-thought out design will increase your rents, also later resale, and can make construction more efficient. Basically what an architect will do for you.
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Old 02-13-2019, 05:04 PM   #34
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Re: Bathroom layout question...


Not sure an island would fit comfortably in that narrow of a kitchen. IF you put one in Jake, put it on wheels so they can move it around.

My kitchen is 16' 5" wide and we used to have a rolling island that was 3' by 22"; loved the mobile extra surface, but it was constantly in the way of getting into cabinets and getting from the fridge to sink to range footpath. We ended up getting rid of it after about a year because it ultimately just wasn't worth the hassle.
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Old 02-15-2019, 06:52 AM   #35
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Re: Bathroom layout question...


I'm going to update my drawing and fix the measurement inconsistencies. I'll have an updated drawing this weekend. Thanks for all the help.
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Old 02-28-2019, 09:35 AM   #36
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Re: Bathroom layout question...


Quote:
Originally Posted by Mystriss;
Not sure an island would fit comfortably in that narrow of a kitchen. IF you put one in Jake, put it on wheels so they can move it around.

My kitchen is 16' 5" wide and we used to have a rolling island that was 3' by 22"; loved the mobile extra surface, but it was constantly in the way of getting into cabinets and getting from the fridge to sink to range footpath. We ended up getting rid of it after about a year because it ultimately just wasn't worth the hassle.
Finally got around to fixing the discrepancies in the layout. There are still some minor issues, but overall the measurements are fixed. I believe it's a very close representation of the existing space.

The widest area I have for a kitchen island is 150" = 12' 6". If you found the cart island inconvenient with 16' 5" of width, its definitely not going to work for me.

I moved the kitchen closer to the bathroom and bedroom area. It opens up the remaining living space for dining and living room options. The L-shaped kitchen creates some bar seating without cramming up walkways. (My drawing program does not have angled corner cabinets so I just put in a rectangle.) My concern is the countertop with the sink on it may be too close to the entrance doorway.

Another option is to put the range on the island. This simplifies the plumbing quite a bit. To exhaust I could install an overhead ducted exhaust. I did something similar in my condo. However the kitchen sink on the island looks more elegant and the exhaust fan isn't blocking the openness of the layout.

I couldn't figure out how to give the smallish bedroom in the front a closet. I might install a closet with double or sliding doors. The large closet will help compensate for the small bedroom compared to the other 2 bedrooms. Or I can just let the person with the front bedroom buy a wardrobe.

I found a layout of a gut reno in my neighborhood. Similar dimensions to my building. They are doing something similar.

Differences are :
- the bedroom in the front is given 2 windows creating a more live-able bedroom at the expense of the living room
- bathrooms are on opposite sides of one another
- only one bedroom has a closet
- no washer dryer in unit
- combi boiler in the unit
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Bathroom layout question...-3rd-floor-layout.jpg   Bathroom layout question...-3rd-floor-layout-range-island.jpg   Bathroom layout question...-1f9f0bcf7243ded0a76cefe9cf4f3b3656886898.jpg  

Last edited by jaketrades; 02-28-2019 at 09:40 AM.
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