[114flatrock]

I have a home that was built in the 70s and would like to do a complete remodel.

Have a detailed drawing of floor plan as it is now I have attached


Would appreciate any Ideas .

Cannot move stairs to basement or or great room.Looking for open kitchen and room for stackable washer dryer.Could cut 1 bedroom if needed nice master bedroom ,bath, and closet wanted. Get rid of hallway too

 

[Mingledtrash]

The biggest deciding factor for everything is how much your willing to spend moving plumbing. if your willing to spend the money moving plumbing there are a lot of options if not your sort of stuck with keeping bathrooms and laundry where they are or close to where they are.

edit: having a little bit of a hallway between your bedrooms and main area is actually a pretty nice feature. i will play around with your plan for a bit but honestly your biggest deciding factor is going to be money and spending a bit of money and time with a good architect will save you a lot in the long run.

 

[114flatrock]

I have no problem moving plumbing...it is free and clear under the house Or wiring for that matter. I have a budget of $50K or more if needed.Those stairs are the main sticking point to centering the kitchen and opening it wide.We have no need for a living /sitting area and really don't need 3 bedrooms but if they can stay even better. I appreciate you doing this as I just don't have any knack for this
I have looked at hundreds of floor plans and have seen a few that might work if modified a lot.
I am one of those that has to see it on paper.
Thanks
David.

 

[ChiTownPro]

The biggest deciding factor for everything is how much your willing to spend moving plumbing. if your willing to spend the money moving plumbing there are a lot of options if not your sort of stuck with keeping bathrooms and laundry where they are or close to where they are.

edit: having a little bit of a hallway between your bedrooms and main area is actually a pretty nice feature. i will play around with your plan for a bit but honestly your biggest deciding factor is going to be money and spending a bit of money and time with a good architect will save you a lot in the long run.

What? Plumbing isn't that expensive, at least not the "deciding" factor.

 

[Mingledtrash]

What? Plumbing isn't that expensive, at least not the "deciding" factor.

It can be depending on how much OP is willing to spend. For example moving the main bath that is near the kitchen to the other side of the master bath would be much cheaper than moving it to some random place because the mast bath plumbing is close by and could connected to. Without the OP saying how far they are willing to go you cant really say what would work for them and this is where spending money on a professional design and architect to work with you would be beneficial. other than that the best advice is to print out the plan and draw over it with what you want and go from there.

 

[Mingledtrash]

I have no problem moving plumbing...it is free and clear under the house Or wiring for that matter. I have a budget of $50K or more if needed.Those stairs are the main sticking point to centering the kitchen and opening it wide.We have no need for a living /sitting area and really don't need 3 bedrooms but if they can stay even better. I appreciate you doing this as I just don't have any knack for this
I have looked at hundreds of floor plans and have seen a few that might work if modified a lot.
I am one of those that has to see it on paper.
Thanks
David.

One of the things i was thinking about would be trying to take some of the space from the bedroom that has the pop out on the front of the house and turning it in to a proper foyer/entry area. I dont like how your front door is directly into the living area.

 

[ChiTownPro]

It can be depending on how much OP is willing to spend. For example moving the main bath that is near the kitchen to the other side of the master bath would be much cheaper than moving it to some random place because the mast bath plumbing is close by and could connected to. Without the OP saying how far they are willing to go you cant really say what would work for them and this is where spending money on a professional design and architect to work with you would be beneficial. other than that the best advice is to print out the plan and draw over it with what you want and go from there.

I agree about the plans but not that plumbing moves would be the deciding factor. Plumbing isn't ridiculously expensive.

 

[Mingledtrash]

I agree about the plans but not that plumbing moves would be the deciding factor. Plumbing isn't ridiculously expensive.

I guess i might have miss portrayed it. I guess the better way to look at it is if you can keep the plumbing close you can save a little money.

anyway here is a quick draw up of some ideas what do you and flatrock think of it? with this one the decision it whether you want the extra bed even though it would be smaller or reduce it to a smaller office/den area.

 

[ChiTownPro]

More like grossly exaggerated.

 

[Mingledtrash]

another draft

 

[Mingledtrash]

More like grossly exaggerated.

To some people with a smaller budgets(there are people of all income levels on this forum) jackhammering up the concrete to move the plumbing 20' could change the entire plan of their remodel while others with a bigger budget it might not be a problem. I dont know the going rate of moving plumbing in OP's location and would not be able to tell if it's a deal breaker or not and neither can you, OP asked for ideas, i was merely trying to relay the fact that moving plumbing may be something to consider in the budget, not "knowing" what their budget is or how far that money will go in there local area. Also you are straight up full of sh!t you dont know whether once they move the plumbing 30' if they will need to install a sump pump or whether the drains from the 70's are made of orangeburg pipe and the entire system needs replaced at the time of remodel so unless you have something to contribute i dont see why you want to push the point.

 

[114flatrock]

Just showed this to my bride....Best ideas yet!
You have a talent!
Going to look at more in the morning getting late
and thanks again !

 

[ChiTownPro]

The biggest deciding factor for everything is how much your willing to spend moving plumbing.

To some people with a smaller budgets(there are people of all income levels on this forum) jackhammering up the concrete to move the plumbing 20' could change the entire plan of their remodel while others with a bigger budget it might not be a problem. I dont know the going rate of moving plumbing in OP's location and would not be able to tell if it's a deal breaker or not and neither can you, OP asked for ideas, i was merely trying to relay the fact that moving plumbing may be something to consider in the budget, not "knowing" what their budget is or how far that money will go in there local area. Also you are straight up full of sh!t you dont know whether once they move the plumbing 30' if they will need to install a sump pump or whether the drains from the 70's are made of orangeburg pipe and the entire system needs replaced at the time of remodel so unless you have something to contribute i dont see why you want to push the point.

I am adding to the discussion. I am correcting misinformation. The fact is, plumbing isn't the biggest deciding factor. It's a factor, but hardly the biggest. I am not full of chit, because I do this for a living.

Now you are back pedaling and adding details to the scenario, but even then it doesn't change the fact that plumbing isn't the biggest deciding factor. When I work with budgets and clients I discuss all of their options. One of them is to do the project in phases. But the most important is to understand their budget. You made a statement without knowing his budget.

Another item that you discuss with a client is unforeseens. Since you cannot foresee a major plumbing, electric, structural...problem you do need to plan for that. I always put back 10% of the budget for these items. But you are right, sometimes an issue arises that requires a complete rethink of the project. But that is a very rare circumstance and is hardly one that can be properly planned for without a bottomless budget.

I know that people don't like their knowledge and information challenged, but I couldn't let that misinformation just hang out there for people to read for years to come.

For what it's worth, I do like you second layout, but haven't had time myself to sit down and play with his floor plan.

 

[114flatrock]

Here is what I came up with from your Ideas...however I an wondering if not moving the front door (it would be awkward but not impossible) would the kitchen be a tad small. We have huge refridge Might work better with small table and chairs vs bar. I do like the bar and want to keep it if possible
You have opened up some great ideas

 

[114flatrock]

I just figured a way to get 3 more feet in kitchen by using front stoop or porch we never use.

 

[Mingledtrash]

I just figured a way to get 3 more feet in kitchen by using front stoop or porch we never use.

What are the dimensions of your current kitchen. And does it feel to small to you?

 

[Mingledtrash]

That diagram is a bit mathsy so for those of us who prefer English....

Each leg of the kitchen work triangle must be 4 feet (1.2m) or more and not more than 9 feet (2.75m).
If you add up the legs of the kitchen triangle this should not be more than 26 feet (7.9m).

http://www.houseplanshelper.com/kitchen-design-layout.html

You need at least 10 x 10ft (3 x 3m) to consider a G shaped kitchen and the design is easily expanded into a larger room, provided that the kitchen triangle is kept to a manageable size.

http://www.houseplanshelper.com/g-shaped-kitchen.html

Hope this can help you with kitchen planning. I can see your concern with moving the front door i think there is only a couple solutions to keeping it where it is. i will post it when i can but i dont really like it as well. I also dont know what the front of your house looks like so i was not really able to tell if it would look ok to move it or if you would have to massively rework the front of your house.

 

[Mingledtrash]

I dont really have time to do a detailed draw out but the basic idea would be giving up the current master bath for kitchen area and then using the other bedroom to expand your master suite.

 

[114flatrock]

Adding the 3 feet the kitchen is now larger than the original. You did a great job getting the ball rolling. Just what I needed!
I have looked and looked and never saw that Idea
Thanks again
I am in Ga. Are you anywhere near?
David

 

[Mingledtrash]

<-----look here.:wink2: I am in utah. If you look below my user name to the left, most of the regular collaborator's on this site will have there location just below their member username.