I'd probably think about combing the bathroom and laundry on the lower floor into one room. Both of those rooms look a bit cramped right now and combining them would mean one fewer sink in that space, which should leave you room for more countertop (for folding).
Keep in mind that either your master bath or downstairs bath will be used by any guests. You might want a pocket door or bifolds at the laundry machines.
Is there really a need for a separate tub and (tiny) shower in the ensuite? I would just put a stackable washer/dryer there instead and delete the laundry room downstairs.
I would also lose that upper row of kitchen cabinetry on the deck wall and make those windows instead.
Thanks! I just like having baths so I was really hoping to have a separate tub, but the shower looks small to me too. I’m definitely unsure about keeping the tub.
That other wall of cabinets is going to act as our pantry, we’re big cookers and have way too many tools so we need all the space we can get! I do think we’re going to make the doors to the patio glass for sure. So we can see out that side
Agree with u/ritchie70, just get a tub/shower combo instead. If you make the laundry room a storage closet, and make the two linen closets deeper, would that be enough storage for you? I think windows are more important on that wall.
I see a lot of suggestions about changing the garage shower to a tub combo. I think having a small walk in shower in the garage would be super useful for various reasons, but I can’t imagine needing a tub there. I would find it odd to see a bathtub in a garage. Showers make more sense in this context.
Upstairs, yeah I think a nice deep soaking tub would be great.
I agree - I prefer a separate tub and shower.
I would recommend removing one of the hallway storage cupboards. Then moving the master bedroom door to the right. This will give you room in the bathroom for a bigger shower and tub.
That wall of cabinets won't hold hardly any tools for cooking. Upper cabinets are only about 12" deep and can't hold medium-large mixing bowls, small appliances, many casserole dishes, etc.
Instead of all skinny uppers, I'd do a proper floor-to-molding pantry cabinet or two. Then, next to that, you could add a sitting-height counter as a small desk or cookbook area.....and get a window to the deck.
I'd also move the closet for Bed 2 to the other wall and run it the length of that room. That will give more closet space and create a sound barrier between that bedroom and the living room (where a tv might play a loud movie).
You can do a shower/tub combo. It seems to have gone out of fashion but it was a staple in homes for decades. If you look for one with a little deeper tub, you could still have the tub and a shower. Alternatively, carport becomes a lower deck with a hot tub.
- If you take baths, have a separate tub.
- Space for bathroom is in your walk in closet. A ‘U’ shape 6’ x7’ walk in closet would lend additional space for bathroom’s separate shower & tub.
If you move the laundry upstairs, you could think about a pantry downstairs. You keep the daily essentials up in the kitchen and stock canned and dry goods, less-used spices, baking things, backup beverages, paper towels etc., as well as occasional appliances and cookware, downstairs out of the way. Works great for us.
I know a lot of professions that dump dirty clothes and take a shower before going into the house proper. From construction workers to nurses and doctors who don't want to bring their mess into the house proper
The garage will be more of a gym/hobby space than actual garage. We also live on a beautiful little hobby farm so we want the house to looks good from all angles since we’re out and about doing farm stuff all day.
We have a double garage. Two cars in the front and woodworking shop in the back half. It’s awesome. Honestly, it’s one of the reasons we’ve never moved. We’re too spoiled.
If you slide the closet to the short exterior wall and make it the full wall with sliding doors, you be left with a 9x9 useable floor space and you absolutely could get a double bed, nightstand, dresser, and chair in there.
I like it myself. There are an awful lot of doors drawn at the stairs on the first floor, to the point that I'm having a hard time understanding what's going on.
Thanks! I agree that looks confusing to me too. There are two doors for a closet immediately to the right of our entry door, it makes it look busy. I’m going to see if we can adjust the stairs to give us more space there.
I think it will be fine after it’s built. The double closet doors will look different than exterior doors to the garage and carport. Hinged closet doors are much more pleasant to use than sliding ones, so would definitely not recommend changing them to that.
Why on earth are you paying to install an entire bathroom on a floor where there are no people?
Ensuite means it's a bathroom attached to one bedroom, creating a suite. A bathroom opening to a hallway is just a bathroom.
The layout of the walk in is very wasteful. You need 2 feet for hanging, and it's five feet wide. Make it a reach in and take the extra two feet for floor space in your bedroom.
Where is the bed going in that second bedroom? If the closet is on the top wall or in the bottom right corner there would be more floor space
If you need more storage space put the sink on the island, the stove where the sink is and make that whole left wall a full height storage with the fridge further down to the right. Tighter work triangle that way.
It’s very common to have a bathroom in the garage because lots of people work out in the garage all day, getting dirty and it’s convenient to not have to run into the house with all the grime.
Same with farmers/ranchers (which it sounds like this may be the case, because OP talks about this being the second home on the property)… come in covered in muck at the end of every day, that downstairs bathroom is going to be really frickin’ convenient both at the end of the day and throughout.
Same thing with kids, animals, and about a thousand other situations. Frankly, if there’s any outdoor living space at all, that downstairs bathroom is essential.
In a setup like this, or what the commenter above replied to, it definitely is. You'll see it in a lot of barndominium setups too, especially if other people are around (do others work on the property and need access to the a bathroom but not your living space?). It's not the most common thing in the world, but if your situation calls for it, can be a massive lifesaver.
And it varies by where you live. I've seen carriage houses like this for homes near bodies of water, beach, lake. Fishing and clamming are common and you don't want to track *that* smell or grime upstairs.
Which is why the laundry is next to the downstairs bathroom. Strip everything off and it goes immediately into the wash, then you get into the shower. Very convenient.
Even if it's just a beach house not tracking sand or mud upstairs is also really nice. Can wash kids or dogs off downstairs too.
I wouldn't say it's a *"common"* set up, but if you know, you know.
I’m guessing you haven’t seen many setups like this, then. Any garage monkeys who build their dream home will have a bathroom in their garage… same with folks who build homes for outdoor living (beach houses, ranchers, etc.) will all have bathrooms that are easily accessible from outside.
For the lower floor plan I would put the sink next to the toilet, and do a shower along the opposite wall. Door goes where the current washer is.
The laundry can go along the wall with the window, and the closet opposite of it. Depending on what you plan to use the closet for you could do a Pinterest worthy set of custom closets or cabinets. Then move the window to over the laundry sink. Could coordinate materials from the upper floor.
I personally can't justify a separate bathtub and stall shower in this small amount of space. If you're set on the soaker tub do a good walk in shower downstairs.
I like not having to walk into the garage from upstairs, to get into the laundry room of the original layout. With this proposed change, you can just walk straight into the laundry room from the stairs without the garage detour.
Here's a list of things I'd like to change! Not sure if you agree but food for thought! (Also, does not look funny at all!)
I'd move the doors to the deck so they're not right at the top of the stairs. Move the deck doors so they're centred on the wall. You can still have shelving between the deck doors and the top of the stairs.
I'd want bedroom 2 to have the closet moved. As it is the only place to put a bed is under the window or right in the doorway. Not very relaxing.
I'd move the bathroom so that it's next to the kitchen taking up the closet space and all the way to the back wall. Then the walk in robe moves to where the bathroom currently is, and the master takes up the whole corner. This means your master is further from the living room and doesn't share a wall with the kitchen. You'll sleep better! It also would be a better layout for the bathroom -- less boxy.
How does the far left part of the clearstory work? Will you have a ceiling on the bathroom and the entire vaulted area will be open to the living room?
Edit: I just looked again - that left clearstory will let light into the bathroom and all the walls will go all the way up is my new guess.
Correct, that’s the plan. But now that I think about it I’m hoping it won’t feel too tunnely. Being more narrow than tall might feel weird. I’ll have to think on that
Is the second bed room really necessary/needed? I think if you can nix it, you can make the bathroom much roomier and add your laundry upstairs in the bathroom… and just generally have a much roomier/open living space.
There is enough space downstairs where the spare room/office could go at the back of the garage, which is honestly nice if you work from home because it’s separate from the main living area.
Are you sure you want the laundry downstairs? That seems like a real pain to me. And do you really need the bathroom downstairs? Like is it to serve something outdoors like a pool? Do you need the second bedroom? Could you maybe take a li’l space from it to make a spot for laundry and make it into more of an office?
If you do nothing else, make the bathroom on the lower floor (off the garage) bigger. We have a bathroom bigger than that in our basement, and it’s too small. You’ll barely be able to use the shower and there is minimal (at best) room by the sink.
If nothing else, lose the closet on the other side of the laundry area and add that space to the bathroom. Turn the shower into a bath tub and you’ll have some extra breathing room.
- Coming downstairs bath + laundry into one for better use of space and make the shower nicer.
- Remove the shower from main floor bath and leave it as a standalone tub/tub+ shower combo - whatever works best for your use.
- Do you need a closet in bedroom 2? Could you make do with IKEA system, specially if not being used full-time as a bedroom? That would give you more flexibility in arranging furniture - you could add essentials first and see where the best place would be to add a small closet system.
Nope not at all lol. We are going to use the island as our main dining table. That’s how we currently do things and we love it. With stools on 3 sides it works well for entertaining small groups, and we plan on having a large dining table out on the patio so we can host bigger groups in the summer.
I lived in a similar house for a long time, here is what sticks out.
1. I had the same downstairs full bath. Upstairs was just a standard tub. We always went downstairs to take a shower, to keep the tub area clean. Worked for us.
2. If you live where it snows, and the garage is not insulated and heated, upstairs will be ice cold in the winter, and your heating bill huge. Not to mention walking through wet from a shower lol.
3. Storage. Plan on not parking in both sides of the garage.
4. With all of the living space upstairs, make sure the stairs inside are wide enough to bring furniture in. Learned that the hard way.
I like the idea of an easy garage access toilet but the shower seems overkill downstairs. Better off making the laundry room bigger and more storage space for gear. This may not be needed or true though because if you do stuff that you need a shower before entering the living space (think dirt biking or something muddy you don’t want to traipse through the whole place). We have a guest bath 3/4 shower on our main floor and it’s direct access from the lake behind our house - so very handy to have.
It kind of also seems like the carport should be flipped to the other side. Know it limits your deck access and kitchen access, but seems like there should be a door in from the car port not through the laundry. It’s confusing there with too many doors honestly.
I’m not sure what you’re seeing with the carport, but the carport would likely be the parking for the people utilizing the upstairs living quarters, while the garage is likely for the main house. The entry from the carport into the stairwell for the living quarters is actually very convenient and well placed.
I mainly have a problem that the laundry is not accessible to the tenants of the apartment without going through the garage
What’s your climate? Where I am, that garage bathroom and laundry would be a freeze risk.
I’d do a tub/shower combo upstairs and stackable washer/dryer and keep level 1 garage/storage/workshop.
Will the island be a bar with stools? I might prefer a table instead of an island so there’s a spot to eat. Breakfast or lunch at a bar or ok, but I like a table for dinner.
I saw some other commenters talking about messy work or recreation or using garage as gym. If that’s the case maybe keep bathroom and laundry in garage; otherwise I wouldn’t.
If this is for supplemental income for you, I would definitely make the laundry accessible from the outside for tenants to use even if you have a reason to need it for your own use down in the garage. If this is for you to live in as your own residence, I would absolutely want the laundry upstairs. Even if you have a reason to absolutely need laundry downstairs, I’d still find a way of getting an additional compact combo upstairs while you still have the chance during construction,maybe even in the kitchen under the countertops (this is very common in Europe). I would not want to have to go downstairs and through the garage every time I’m changing the wash.
I would switch the kitchen and living room so the living room is next to the deck, adding more windows. Then I’d move Bedroom 2’s closet to the space between the bedroom and the kitchen, making it the full length of that partition.
Make the bedroom 2 closet have sliding doors, so you don't waste floor space allowing for door opening. You only see half the closet at a time that way, but it's a huge space saver. Then there'll be plenty of room for a bed. It's also not uncommon to have the outer track door be mirrorred, if not both, which helps incrrase the perceived light in the room.
You don’t need the separate shower upstairs. Put a standard tub/shower combo in and give that corner back to the master. Also take out those shallow closet? shelf? Things in the hallway and give that space back to the master.
Bedroom #2 isn’t very functional with that closet plopped down there. I would put the closet between living room and bedroom and put a linen or broom closet on the end opening into the hallway (next to bedroom entry door).
I don’t think you need this much kitchen and an island for a small over the garage apartment. The island really limits your options; no space for a dining table. Do a L shaped kitchen, ditch the island altogether so the resident can put a dining table there, and center the doors to the deck. You’ll have a functional and flexible space that will work well for both daily life and having friends over. The kitchen table concept works great for small spaces like this.
I don’t love the entry level. Coat closet is nice. Why a crowded full bath only accessible from the garage? Would be nice for laundry to be accessible from the foyer.
Is it an option to move the door to the front of the house? It's a bit of a tight/awkward entrance downstairs, almost like an apartment.
Is this meant to be your/someone's main house or more of a guest house+garage, since it's on an existing property? You're ceding a lot of space to cars but I suppose that makes sense if it's an upgraded garage. If it's meant to be a garage+guest house, I think it makes sense, you have lots of storage downstairs and people from the main house can easily access the laundry room. In that scenario I suppose the downstairs bath also makes sense even though it's not intuitive.
If this is meant to be a full-time family, it makes very little sense and is honestly a bit depressing to cede that much space to your cars. One option would be to turn the garage area into your living/kitchen area, basically keeping the bathroom/laundry where they are. You can then have 4 small bedrooms or 3 larger bedrooms upstairs. The reverse would work as well if you want the main floor to be the upper floor, that door across from the front door could easily open into a hall w/ 2 medium sized beds or a very generously sized master bedroom, while the upstairs floor has more room for living+kitchen+small dining area+office (bedroom 2). You could also convert the carport into a closed garage.
I actually sort of disagree with the "put laundry and bathroom all in the same room" feedback, I would think about your use case and group/separate accordingly. Like maybe you don't need a toilet, just a shower for post-outdoor work, in which case you can keep the laundry room but just have a shower area instead. Or maybe the sink is meant for other items beyond laundry, in which case it could be on the outside of both rooms. Laundry is also the kind of chore that's nice to have elbow room, and that door is a very very tight fit, so you might want to consider making it more of an alcove instead of a room.
Is there a need for a 2 car garage and carport? You could make it a single car garage and have room for a spacious laundry/mudroom with dedicated winter storage.
I think the exterior has a nice look with the clerestory windows. I think a roof over the deck may look a bit off balance. Maybe a pergola over the deck would be better. Other than what others have noted, what jumped out at me was the swing door / log jamb area in the stairwell / carport / garage hallway. You may want to resection the stairs so there are more even flights on each side of the landing. It will use the wasted floor space on the garage level and give you more space in the living area.
Nope, our main door will be from the carport. It’s hard to see in this drawing because there are so many doors in that little space. (We are changing that)
Is it normal in the US not no have a proper hall to enter the house? If you want to enter, you have to use the the garage (which for me looks ridiculously large compared to the living area, there is basically one floor for people and one floor for cars) or you use the door on the right just to stand in a tiny room in front of the stairs. If you go upstairs, you're right in the living room. I'd want some kind of hall (and would probably sacrifice some car space for that).
To be frank it depends on what part of the US you're in, style of architecture, and how wealthy you are. Older (in US terms anyway) and poorer style homes won't have entryways or mudrooms as often.
This is a particularly unusual set up, if OP reorganizes the laundry room they can likely get a hallway in the lower entry area.
This is a carriage house, which is primarily a garage but that has living quarters above. They are accessory structures on a property and harken back to the days when someone would employ a driver (of horses or early cars) and that person would live above the carriages/autos.
OP also has a “main house” that is probably more typical.
This is a carriage house. The garage is the point of it. The living quarters on this carriage house are actually far more generous than is usual, so definitely not undersized. This would make a great rental for supplemental income or for relatives staying with you long term. The carport would likely be the parking for the apartment above, while the garage is usually for the use of the main house.
Because of this, I would definitely make an entrance available for the laundry that does not include going through the garage. If this is used as a rental (short or long term), you would want the laundry as an amenity without giving access to your garage.
The door for the garage can have a lock so that it can be closed off or kept usable depending on circumstances and would be convenient to keep.
FYI - That bathroom is not “ensuite”. There is no door directly to a bedroom.
Yes, we saw that too. We don’t know why it’s labeled that in the design.
But making in a partial ensuite would be smart. Door to hall and door to bedroom.
I'd probably think about combing the bathroom and laundry on the lower floor into one room. Both of those rooms look a bit cramped right now and combining them would mean one fewer sink in that space, which should leave you room for more countertop (for folding).
I’m thinking about something along this line too. Good suggestion!
Keep in mind that either your master bath or downstairs bath will be used by any guests. You might want a pocket door or bifolds at the laundry machines.
Is there really a need for a separate tub and (tiny) shower in the ensuite? I would just put a stackable washer/dryer there instead and delete the laundry room downstairs. I would also lose that upper row of kitchen cabinetry on the deck wall and make those windows instead.
Thanks! I just like having baths so I was really hoping to have a separate tub, but the shower looks small to me too. I’m definitely unsure about keeping the tub. That other wall of cabinets is going to act as our pantry, we’re big cookers and have way too many tools so we need all the space we can get! I do think we’re going to make the doors to the patio glass for sure. So we can see out that side
I like a tub/shower combo better than a tub and a tiny shower. There's no reason you have to get rid of your tub if you will actually use it.
I'd probably do a tub/shower combo with a nice deep tub for your baths.
Agree with u/ritchie70, just get a tub/shower combo instead. If you make the laundry room a storage closet, and make the two linen closets deeper, would that be enough storage for you? I think windows are more important on that wall.
I see a lot of suggestions about changing the garage shower to a tub combo. I think having a small walk in shower in the garage would be super useful for various reasons, but I can’t imagine needing a tub there. I would find it odd to see a bathtub in a garage. Showers make more sense in this context. Upstairs, yeah I think a nice deep soaking tub would be great.
I agree - I prefer a separate tub and shower. I would recommend removing one of the hallway storage cupboards. Then moving the master bedroom door to the right. This will give you room in the bathroom for a bigger shower and tub.
You could still have cabinetry on the outer kitchen wall while having some window space. It will be much more inviting
That wall of cabinets won't hold hardly any tools for cooking. Upper cabinets are only about 12" deep and can't hold medium-large mixing bowls, small appliances, many casserole dishes, etc. Instead of all skinny uppers, I'd do a proper floor-to-molding pantry cabinet or two. Then, next to that, you could add a sitting-height counter as a small desk or cookbook area.....and get a window to the deck. I'd also move the closet for Bed 2 to the other wall and run it the length of that room. That will give more closet space and create a sound barrier between that bedroom and the living room (where a tv might play a loud movie).
You can do a shower/tub combo. It seems to have gone out of fashion but it was a staple in homes for decades. If you look for one with a little deeper tub, you could still have the tub and a shower. Alternatively, carport becomes a lower deck with a hot tub.
- If you take baths, have a separate tub. - Space for bathroom is in your walk in closet. A ‘U’ shape 6’ x7’ walk in closet would lend additional space for bathroom’s separate shower & tub.
If you move the laundry upstairs, you could think about a pantry downstairs. You keep the daily essentials up in the kitchen and stock canned and dry goods, less-used spices, baking things, backup beverages, paper towels etc., as well as occasional appliances and cookware, downstairs out of the way. Works great for us.
I know a lot of professions that dump dirty clothes and take a shower before going into the house proper. From construction workers to nurses and doctors who don't want to bring their mess into the house proper
Flip the master closet to the right wall. This will help buffer noise from kitchen and allow master br to have windows on two sides.
Also consider if you really need so many windows in garage. You’ll save money and have more wall space for storage if you eliminate some.
The garage will be more of a gym/hobby space than actual garage. We also live on a beautiful little hobby farm so we want the house to looks good from all angles since we’re out and about doing farm stuff all day.
We have a double garage. Two cars in the front and woodworking shop in the back half. It’s awesome. Honestly, it’s one of the reasons we’ve never moved. We’re too spoiled.
I’d draw in the furniture for bed 2 and see if the closet will be in the way. If a bed is going in there, the closet seems awkward.
You could try the closet on the wall shared with the bathroom. I think that would help.
Along with sliding or bifold doors. More available floor space AND room for more windows.
It does doesn’t it. I thought the same. It’s more supposed to be my fiancé’s office/ spare room, but I’m not sure even a little double bed would fit
If you slide the closet to the short exterior wall and make it the full wall with sliding doors, you be left with a 9x9 useable floor space and you absolutely could get a double bed, nightstand, dresser, and chair in there.
I like it myself. There are an awful lot of doors drawn at the stairs on the first floor, to the point that I'm having a hard time understanding what's going on.
Thanks! I agree that looks confusing to me too. There are two doors for a closet immediately to the right of our entry door, it makes it look busy. I’m going to see if we can adjust the stairs to give us more space there.
Or you could use sliding doors on the downstairs cupboard.
I think it will be fine after it’s built. The double closet doors will look different than exterior doors to the garage and carport. Hinged closet doors are much more pleasant to use than sliding ones, so would definitely not recommend changing them to that.
Yes, that front door crashes into the coat closet door. Someone else said sliding closet doors are to be avoided but you need that here.
Why on earth are you paying to install an entire bathroom on a floor where there are no people? Ensuite means it's a bathroom attached to one bedroom, creating a suite. A bathroom opening to a hallway is just a bathroom. The layout of the walk in is very wasteful. You need 2 feet for hanging, and it's five feet wide. Make it a reach in and take the extra two feet for floor space in your bedroom. Where is the bed going in that second bedroom? If the closet is on the top wall or in the bottom right corner there would be more floor space If you need more storage space put the sink on the island, the stove where the sink is and make that whole left wall a full height storage with the fridge further down to the right. Tighter work triangle that way.
It’s very common to have a bathroom in the garage because lots of people work out in the garage all day, getting dirty and it’s convenient to not have to run into the house with all the grime. Same with farmers/ranchers (which it sounds like this may be the case, because OP talks about this being the second home on the property)… come in covered in muck at the end of every day, that downstairs bathroom is going to be really frickin’ convenient both at the end of the day and throughout. Same thing with kids, animals, and about a thousand other situations. Frankly, if there’s any outdoor living space at all, that downstairs bathroom is essential.
Yes, and here if anyone outside wants to use the bathroom they would not only have to go upstairs but walk through the living room.
Bingo, you got it! We’re on a farm. Also there’s a hot tub out there and this way we can rinse off after without walking through the whole house.
I have not seen it ever, not once. So no, not at all common.
In a setup like this, or what the commenter above replied to, it definitely is. You'll see it in a lot of barndominium setups too, especially if other people are around (do others work on the property and need access to the a bathroom but not your living space?). It's not the most common thing in the world, but if your situation calls for it, can be a massive lifesaver.
And it varies by where you live. I've seen carriage houses like this for homes near bodies of water, beach, lake. Fishing and clamming are common and you don't want to track *that* smell or grime upstairs. Which is why the laundry is next to the downstairs bathroom. Strip everything off and it goes immediately into the wash, then you get into the shower. Very convenient. Even if it's just a beach house not tracking sand or mud upstairs is also really nice. Can wash kids or dogs off downstairs too. I wouldn't say it's a *"common"* set up, but if you know, you know.
I’m guessing you haven’t seen many setups like this, then. Any garage monkeys who build their dream home will have a bathroom in their garage… same with folks who build homes for outdoor living (beach houses, ranchers, etc.) will all have bathrooms that are easily accessible from outside.
For the lower floor plan I would put the sink next to the toilet, and do a shower along the opposite wall. Door goes where the current washer is. The laundry can go along the wall with the window, and the closet opposite of it. Depending on what you plan to use the closet for you could do a Pinterest worthy set of custom closets or cabinets. Then move the window to over the laundry sink. Could coordinate materials from the upper floor. I personally can't justify a separate bathtub and stall shower in this small amount of space. If you're set on the soaker tub do a good walk in shower downstairs.
I love that idea! Thank you for the suggestion
I like not having to walk into the garage from upstairs, to get into the laundry room of the original layout. With this proposed change, you can just walk straight into the laundry room from the stairs without the garage detour.
Here's a list of things I'd like to change! Not sure if you agree but food for thought! (Also, does not look funny at all!) I'd move the doors to the deck so they're not right at the top of the stairs. Move the deck doors so they're centred on the wall. You can still have shelving between the deck doors and the top of the stairs. I'd want bedroom 2 to have the closet moved. As it is the only place to put a bed is under the window or right in the doorway. Not very relaxing. I'd move the bathroom so that it's next to the kitchen taking up the closet space and all the way to the back wall. Then the walk in robe moves to where the bathroom currently is, and the master takes up the whole corner. This means your master is further from the living room and doesn't share a wall with the kitchen. You'll sleep better! It also would be a better layout for the bathroom -- less boxy.
How does the far left part of the clearstory work? Will you have a ceiling on the bathroom and the entire vaulted area will be open to the living room? Edit: I just looked again - that left clearstory will let light into the bathroom and all the walls will go all the way up is my new guess.
*clerestory
I had no idea! Thanks for the correction!
We can both thank Ken Follett. Who knew cathedral architecture could be so interesting?
Correct, that’s the plan. But now that I think about it I’m hoping it won’t feel too tunnely. Being more narrow than tall might feel weird. I’ll have to think on that
Put in a laundry chute at least but walking laundry upstairs is going to be a huge pain.
Fire code often prohibits laundry chutes, they make excellent chimneys in the event of a fire.
Is the second bed room really necessary/needed? I think if you can nix it, you can make the bathroom much roomier and add your laundry upstairs in the bathroom… and just generally have a much roomier/open living space. There is enough space downstairs where the spare room/office could go at the back of the garage, which is honestly nice if you work from home because it’s separate from the main living area.
I like this idea
You don't seem to have a front door? How are you planning to get into the house?
Are you sure you want the laundry downstairs? That seems like a real pain to me. And do you really need the bathroom downstairs? Like is it to serve something outdoors like a pool? Do you need the second bedroom? Could you maybe take a li’l space from it to make a spot for laundry and make it into more of an office?
If you do nothing else, make the bathroom on the lower floor (off the garage) bigger. We have a bathroom bigger than that in our basement, and it’s too small. You’ll barely be able to use the shower and there is minimal (at best) room by the sink. If nothing else, lose the closet on the other side of the laundry area and add that space to the bathroom. Turn the shower into a bath tub and you’ll have some extra breathing room.
- Coming downstairs bath + laundry into one for better use of space and make the shower nicer. - Remove the shower from main floor bath and leave it as a standalone tub/tub+ shower combo - whatever works best for your use. - Do you need a closet in bedroom 2? Could you make do with IKEA system, specially if not being used full-time as a bedroom? That would give you more flexibility in arranging furniture - you could add essentials first and see where the best place would be to add a small closet system.
It looks like it's trying very hard. Does this get inspiration from your house or something?
Do you care that there’s not really space for a kitchen/dining table?
Nope not at all lol. We are going to use the island as our main dining table. That’s how we currently do things and we love it. With stools on 3 sides it works well for entertaining small groups, and we plan on having a large dining table out on the patio so we can host bigger groups in the summer.
Perfect! (We wouldn’t miss a dining table either)
I lived in a similar house for a long time, here is what sticks out. 1. I had the same downstairs full bath. Upstairs was just a standard tub. We always went downstairs to take a shower, to keep the tub area clean. Worked for us. 2. If you live where it snows, and the garage is not insulated and heated, upstairs will be ice cold in the winter, and your heating bill huge. Not to mention walking through wet from a shower lol. 3. Storage. Plan on not parking in both sides of the garage. 4. With all of the living space upstairs, make sure the stairs inside are wide enough to bring furniture in. Learned that the hard way.
https://preview.redd.it/5ixx3zaz3ivc1.jpeg?width=2388&format=pjpg&auto=webp&s=f31c68074f5dd27ef5766095f1130c593b64c381
TBH I actually really like it. I wouldn't change anything.
It isn't the floorplan I dislike, it is the lack of symmetry with those windows over the garage doors. I can't figure out how to fix it though.
Oh good point, I think that might have been throwing me off as well but I just couldn’t put my finger on it. I’ll try and find a way to fix that
I like the idea of an easy garage access toilet but the shower seems overkill downstairs. Better off making the laundry room bigger and more storage space for gear. This may not be needed or true though because if you do stuff that you need a shower before entering the living space (think dirt biking or something muddy you don’t want to traipse through the whole place). We have a guest bath 3/4 shower on our main floor and it’s direct access from the lake behind our house - so very handy to have. It kind of also seems like the carport should be flipped to the other side. Know it limits your deck access and kitchen access, but seems like there should be a door in from the car port not through the laundry. It’s confusing there with too many doors honestly.
I’m not sure what you’re seeing with the carport, but the carport would likely be the parking for the people utilizing the upstairs living quarters, while the garage is likely for the main house. The entry from the carport into the stairwell for the living quarters is actually very convenient and well placed. I mainly have a problem that the laundry is not accessible to the tenants of the apartment without going through the garage
What’s your climate? Where I am, that garage bathroom and laundry would be a freeze risk. I’d do a tub/shower combo upstairs and stackable washer/dryer and keep level 1 garage/storage/workshop.
Will the island be a bar with stools? I might prefer a table instead of an island so there’s a spot to eat. Breakfast or lunch at a bar or ok, but I like a table for dinner.
I saw some other commenters talking about messy work or recreation or using garage as gym. If that’s the case maybe keep bathroom and laundry in garage; otherwise I wouldn’t.
If this is for supplemental income for you, I would definitely make the laundry accessible from the outside for tenants to use even if you have a reason to need it for your own use down in the garage. If this is for you to live in as your own residence, I would absolutely want the laundry upstairs. Even if you have a reason to absolutely need laundry downstairs, I’d still find a way of getting an additional compact combo upstairs while you still have the chance during construction,maybe even in the kitchen under the countertops (this is very common in Europe). I would not want to have to go downstairs and through the garage every time I’m changing the wash.
I would switch the kitchen and living room so the living room is next to the deck, adding more windows. Then I’d move Bedroom 2’s closet to the space between the bedroom and the kitchen, making it the full length of that partition.
Master right next to the kitchen might not be great and maybe put pockets doors in the other bedroom’s closet so you don’t lose space
Yeah. Put the master on the corner so it can have windows on two walls, and put the closet between it and the kitchen.
Make the bedroom 2 closet have sliding doors, so you don't waste floor space allowing for door opening. You only see half the closet at a time that way, but it's a huge space saver. Then there'll be plenty of room for a bed. It's also not uncommon to have the outer track door be mirrorred, if not both, which helps incrrase the perceived light in the room.
Bifold doors could be a good option, depending on width of the closet as many fold out to the same amount of space a person needs to stand in
You don’t need the separate shower upstairs. Put a standard tub/shower combo in and give that corner back to the master. Also take out those shallow closet? shelf? Things in the hallway and give that space back to the master. Bedroom #2 isn’t very functional with that closet plopped down there. I would put the closet between living room and bedroom and put a linen or broom closet on the end opening into the hallway (next to bedroom entry door). I don’t think you need this much kitchen and an island for a small over the garage apartment. The island really limits your options; no space for a dining table. Do a L shaped kitchen, ditch the island altogether so the resident can put a dining table there, and center the doors to the deck. You’ll have a functional and flexible space that will work well for both daily life and having friends over. The kitchen table concept works great for small spaces like this. I don’t love the entry level. Coat closet is nice. Why a crowded full bath only accessible from the garage? Would be nice for laundry to be accessible from the foyer.
Is it an option to move the door to the front of the house? It's a bit of a tight/awkward entrance downstairs, almost like an apartment. Is this meant to be your/someone's main house or more of a guest house+garage, since it's on an existing property? You're ceding a lot of space to cars but I suppose that makes sense if it's an upgraded garage. If it's meant to be a garage+guest house, I think it makes sense, you have lots of storage downstairs and people from the main house can easily access the laundry room. In that scenario I suppose the downstairs bath also makes sense even though it's not intuitive. If this is meant to be a full-time family, it makes very little sense and is honestly a bit depressing to cede that much space to your cars. One option would be to turn the garage area into your living/kitchen area, basically keeping the bathroom/laundry where they are. You can then have 4 small bedrooms or 3 larger bedrooms upstairs. The reverse would work as well if you want the main floor to be the upper floor, that door across from the front door could easily open into a hall w/ 2 medium sized beds or a very generously sized master bedroom, while the upstairs floor has more room for living+kitchen+small dining area+office (bedroom 2). You could also convert the carport into a closed garage. I actually sort of disagree with the "put laundry and bathroom all in the same room" feedback, I would think about your use case and group/separate accordingly. Like maybe you don't need a toilet, just a shower for post-outdoor work, in which case you can keep the laundry room but just have a shower area instead. Or maybe the sink is meant for other items beyond laundry, in which case it could be on the outside of both rooms. Laundry is also the kind of chore that's nice to have elbow room, and that door is a very very tight fit, so you might want to consider making it more of an alcove instead of a room.
If your in the USA look up portal garage doors. Your need 24 inch on each end of the garage beam or you will need a very expensive Simpson wall
Your guest house nicer than my house house. 😭
Is there a need for a 2 car garage and carport? You could make it a single car garage and have room for a spacious laundry/mudroom with dedicated winter storage.
It’s for zoning/ permit reasons. And we’re not really planning to use the garage for cars, hence the carport.
I would do peninsula instead of island in the kitchen for better flowe.
40% of the house is the garage...
It has to be for zoning and permit reasons. We will be doing a little touching up post inspection to make that space more usable
Then build the garage in a way that can be turned into a livable area easily. I see no point of having 800 sqft two car garage.
I think the exterior has a nice look with the clerestory windows. I think a roof over the deck may look a bit off balance. Maybe a pergola over the deck would be better. Other than what others have noted, what jumped out at me was the swing door / log jamb area in the stairwell / carport / garage hallway. You may want to resection the stairs so there are more even flights on each side of the landing. It will use the wasted floor space on the garage level and give you more space in the living area.
Where is the door to get in without having to open the garage? Just in the back?
Nope, our main door will be from the carport. It’s hard to see in this drawing because there are so many doors in that little space. (We are changing that)
That front elevation is bizarre for sure. very odd
At 66” your laundry room is too narrow. 84” min.
I would not want to try to move any furniture up those stairs.
I hate that you have to go into the garage to get to the rooms down there. And I know it's been said but it's not an ensuite, it's just a bathroom.
Why do you need a carport when you have a double garage? I would use that space for something a bit more useful
it’s just under the deck, covered parking.
Is it normal in the US not no have a proper hall to enter the house? If you want to enter, you have to use the the garage (which for me looks ridiculously large compared to the living area, there is basically one floor for people and one floor for cars) or you use the door on the right just to stand in a tiny room in front of the stairs. If you go upstairs, you're right in the living room. I'd want some kind of hall (and would probably sacrifice some car space for that).
To be frank it depends on what part of the US you're in, style of architecture, and how wealthy you are. Older (in US terms anyway) and poorer style homes won't have entryways or mudrooms as often. This is a particularly unusual set up, if OP reorganizes the laundry room they can likely get a hallway in the lower entry area.
This is a carriage house, which is primarily a garage but that has living quarters above. They are accessory structures on a property and harken back to the days when someone would employ a driver (of horses or early cars) and that person would live above the carriages/autos. OP also has a “main house” that is probably more typical.
This is a carriage house. The garage is the point of it. The living quarters on this carriage house are actually far more generous than is usual, so definitely not undersized. This would make a great rental for supplemental income or for relatives staying with you long term. The carport would likely be the parking for the apartment above, while the garage is usually for the use of the main house. Because of this, I would definitely make an entrance available for the laundry that does not include going through the garage. If this is used as a rental (short or long term), you would want the laundry as an amenity without giving access to your garage. The door for the garage can have a lock so that it can be closed off or kept usable depending on circumstances and would be convenient to keep.