Layouts and changes... again

Okay, so the last time we showed you anything there was the assumption that the work would be done by us and therefore cost and construction was a key piece of the design.

Well now we've chucked that all out the window.

We're at a point where we've been through one 'designer' (really a structural engineer... who was NO help whatsoever), and have now submitted designs to the Oakland Housing authority for review. That being said, we've finally done another key change to the layout of the house.

After much discussion, much feedback and much fighting, we've changed the layout once more.

Key thing... we got an architect (an actual professional, certified by the state, with papers to prove it) and he's actually responsible.

Thanks be to family for the feedback - as it was good.

As you can see we've killed one bedroom in favor of creating a massive dining room. We've also added an internal staircase that will go down to the lower level. Plus what's not shown, is that we've gotten bigger; Both sideways and lengthwise, we've added around 250 sq ft to the original drawing by going out 10 ft more and 3 feet on either side. This creates a kind of 'wing' effect to the house.

Positives: we gain an awesome dining room, a formal foyer, an even awesomer kitchen... and I even get a walk-in closet. (i hope.)

One big note to keep in mind, this was the first pass - and the actual design has changed somewhat for relevancy to us, and structural requirements. So this is NOT the final plan that was submitted for review by the design board for the county, nor is it the design that we'll be building to.

Now comes the fun part, getting someone to build this for us.

Poll time: you need to choose

Okay... here is the interactive part of this discussion. You've seen the plans so far... and I have one more to add to the mix. For a recap of the prior two plans you can go scroll down, or click here to re-read the options. The poll will remain open until 29th. **So you get to choose our new home!

Here are the layouts in no particular order

Plan #1: There 2 bedrooms, 1 formal dinning room off the kitchen.

Plan #2: Has a mud-room or entry way, 3 bedrooms, and a tiny dinning/nook off the kitchen.

Plan #3. (click on the image to see it bigger) 2 Bedrooms, 1 formal dining room, and a breakfast nook.

Which design do you like best

**May not be valid in California, and we reserve the right to choose at random whichever plan we decide. But choose anyway, we want your feedback.

Home Layout

We're presented with a rare opportunity to completely remake the house in the way that we want it due to the renovation. There are a few limitations, 1) we need to stay within the existing footprint of the house, and 2) We need to keep within budget as much as possible.

Some other considerations:

• The house didn't have much in the way of storage to begin with, so we will likely need to make sure that there is ample storage for what we currently have, and some space to grow.
• The bathroom was too narrow at a scant 5'4" in width for mine and my husbands liking. However we can't upscale too much without taking from another room - due to the 1st limitation mentioned.
• The layout of the house when we bought it was 3 bedrooms 2 baths. All of the bedrooms were on the main floor, but the second bathroom was in the basement. We'd like to keep it that way to maximize the potential for a better HELOC rate should we need it.
  
• The kitchen needs to be big 'enough' to accommodate modern amenities and our 'foodie' tastes as we both love to cook and entertain.

So, when you step back and take a look at what should be a pretty easy plan - it sounds easy enough. We'll see. I'm currently on my 2nd 'original' floor plan, and although I'm currently satisfied, I keep getting great influences from the darnedest of places.

Here's plan #1

If you can't make it out too well, we loose one bedroom, in favor for a formal dining room that is adjoined to the kitchen.

There are two bedrooms, one is listed as an office.

The one 'true' bedroom is incredibly narrow at 8'8" wide, just wide enough for one double sized bed, and little else.

The hallway is a straight shot from the front of the house to the back- allowing a flow through the rooms.

There is ample storage, but it primarily in the kitchen.

Pro's: The bathroom doesn't change at all, so savings there.

Cons: the kitchen would require completely new water, gas and electrical lines.



Here is design plan#2

There are 3 'bedrooms' and a slightly larger bath.

I've also taken some space from the front porch to create a mud-room that is approximately 5'x5' which should be just enough for storage of boots and a few coats.

There is still a straight-shot hallway, but the dining room is moved to the end of the house, and although it appears to be cramped, our dining room table has leaves in them that allow it to be approximately 2' shorter than the image to the left shows. Fully extended it would be a squeeze, but with a pass-through from the kitchen it can also double as a buffet.

Pros: with this layout, the kitchen is already on this side of the house. So the gas line and the water won't need to be moved.

Cons: the bathroom layout is a little different, so we would need to move the toilet and bath around. Plus the creation of the mud-room would mean new siding and may not match the rest of the house as a result.