Designing A Floorplan That Works

 

fixer upper

The little house that could

Last post I told you about a cute little fixer upper that my Daddy and I are working on. Today I am going to share with you the floorplan as it existed when he bought the house and the evolution of the plan as it exists today. I will attempt to explain my thoughts  throughout this process as I worked my way not only toward a plan that functioned well but that was aesthetically pleasing AND was easiest on the budget.

So this is the floorplan we started with.

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There is a nice, big living room that you walk in to with a formal dining room on the left.

Off the dining room is a small very ill-configured kitchen with a rotten floor and rotten cabinets.
My biggest concern was with the bedrooms and bath. We are expecting to rent this to three college girls.
Biggest issues?

 

1. One bedroom is very small with no closet and it opens directly off the living room.
2. Second bedroom is a good size but the door from the carport opens into this bedroom. Say what? And the closet is tiny.
3. Third bedroom is a thoroughfare from the kitchen to the hallway which leads to the only existing bathroom.
4.There is no laundry room and no place for the water heater.
 As you can readily see, all of these issues had to be addressed first before we could even think about aesthetics.
My first idea was this:

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PLAN A

I will post this several times so that you don’t have to keep referring back to see the floorplan. I tried to leave

most of the walls in place and work with what we had. I did remove the wall between the kitchen and dining

so that the kitchen could extend farther down thus creating a space for a dishwasher and the refrigerator.

I tucked the toilet into a little existing linen closet, did a small walk-in shower which left enough room to

tuck in a water heater. I closed off the old closet in the bedroom, opened the back side of it and put a full

size stack washer dryer in there.

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PLAN A

I then stole some space from the carport creating a good sized bath and two nice closets to serve

bedrooms 1 & 2.

To the right on the tub is a built-in chest on chest to make up for the lack of storage in Bedroom 1.

A large linen closet left of the tub provides space for cleaning products, bath supplies etc.

This was OK but I still wasn’t happy.
Then in the middle of the night….. it happened.
AN EPIPHANY !!!
I love it when that happens. I suddenly realized that I should re-think everything and that by doing so

I would

eliminate everything that bugged me AND it would all fit within the existing footprint of the house which

means money saved.

Let’s back  up and look at the original floorplan again:

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ORIGINAL

PLAN B
 PLAN B
Let’s analyze all of the problems that were solved:
1.All 3 bedrooms are the same size and all have a large double closet. (easier to rent -no fights among tenants!)
2.No bedroom has an exterior door.
3. No one has to walk through a bedroom to reach another room.
4. By creating a hallway from bedroom three to the laundry I made sure that laundry washing could

still take place even if the bathroom was occupied.

5. We now have a nice second bathroom with double vanities and a tub to serve bedrooms 2 and 3.
6. I shortened the original hall way and took in the original bath linen closet to create the closet for

bedroom 2 thus eliminating the door to the hallway and making it a private space.

7. The original bath now just has a large walk in shower but serves only one bedroom and doubles as

the guest powder room.

8. There is now a beautiful U-shaped kitchen just off the great-room. The open concept allows for great

casual entertaining and opens the space up for more people to perform multiple tasks while occupying

the same area.

I really think this is a great solution and one that saves us money and time. I also love that because the

laundry is right by the back door the girls are close enough to campus that they could literally run home, throw

the clothes in the dryer from the washer and be back  at class on time. By moving the back entry steps to the side,

it makes a more graceful entry into the home and means that you aren’t immediately looking down a hallway

into a bedroom.

What do you think? There is still a tiny bit of time left to make changes if you see something that

would make

it even better!

Next up:
color and finishes!   I’m excited.
Cindy
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Fixer Upper Time

I have had fixer upper fever for a while now. I was just itching to get my hands on a pitiful run-down something that I could save. Then my Daddy called.

“Hey Baby. When ya comin’ to see me?”

“As a matter of fact, I need to come next weekend if that’s okay. I have a client moving in just north of you and I need a place to crash for a few days.”

“That’s awesome. I have just bought a little house close to campus and I need your help turning it into a rental.”

“Okay! What shape is it in?”

“Weeeellll……..it has a lot of potential.” (nervous laugh)

“Yippeeeeee!!!!! A fixer upper!!!!”

(laughter) “I’m glad you are excited!”

Be prepared…. this is not a “pretty picture” post…..not pretty at all…..YET.

Here she is in all of her glory.

fixer upper

 

I made a video as I did a walk through but it was too long to fit on the blog. If interested you can jump over to my facebook page and check it out to get the full effect… especially of the back side. Gulp.

Here are the bedrooms: yes, the door off the carport opened directly into this bedroom. Say what?

 

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This is the second bedroom on the carport side. It is  substantially smaller than the other two bedrooms which might cause conflicts with three female renters.

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The floors are in great shape. That’s a plus!

This is the front door leading into the large living room. Dining is beyond the “holey” wall. Why?

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Here is the opposite end of the living room  with a door leading into bedroom number 2. All windows in the house are rotten and have to go. That’s sad.

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Dining Room

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This is the kitchen. The door leads out onto a little concrete porch that is about 8′ x 12′. Steps lead into back yard from there.

While inspecting the condition of the cabinets Daddy fell through this floor. THAT was not a good day. Angels, please protect him.

fixer upper

This is the hallway that leads from bedroom 1. Door on left goes to living room. Door on right goes to bathroom. Door at end leads to bedroom 3 and then into kitchen.

fixer upper

This used to be the bathroom.

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Apparently an entire nation of squirrels had taken up residence under the tub years ago. Anybody want to buy a few million acorns? I can fix up you.

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Appliance wall in kitchen.

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Bedroom 3

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And now, gulp, for the back view.

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Jeff and I measured every inch of the space and I drew a plan to help us visualize where we were starting and where we needed to go.

Next up, I will share those plans and the evolution of the finished plan that we are now working from. It involved a middle of the night epiphany. I love those!

Come along on the journey of this fixer upper . It will be fun!

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Renovation Magic

Even though they are  messy and always filled with surprises (often unpleasant ones) renovations are exciting to me. It’s like taking a person who thinks that they are washed up…that life has passed them by…and helping them find purpose again. I like to think of the transformation as renovation magic.

It is hard to see your own home the way that others see it. Because we walk through rooms every day, the familiarity blinds us to what is really there, I think. I know it is true for me. As an artist, I am a messy; so, when papers and paints and inspiration photos are covering every flat surface I just think, “wow, exciting stuff is about to happen here.” Everyone else thinks, “is she ever going to clean this place up!” LOL It’s what makes the world go ’round.

Sometimes, a room can be filled with good pieces that don’t need to be replaced but because of their age or the colors used, the room feels more like a museum than an inviting place to sit and visit. It is my job to see through the visual clutter and breathe fresh life.

Such was the case with this living room.

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renovation BEFORE

 

It has great bones and lovely family pieces that hold sentimental value but it was so dark and “stiff” that no one really ever used the room. My challenge is to lighten and brighten without significantly changing the layout or the furniture pieces used.

I started by stripping away the dated sheers and heavy window coverings, allowing the space to be flooded with natural light. The window and door flanking the fireplace open into a beautiful sunroom that we re-decorated a couple of years ago so there is no reason to have heavy drapery covering them. That change alone makes a huge difference AND saved the client the expense of new custom drapery and hardware for two windows, a considerable savings when you have 12′ ceilings.

Without really realizing what I was doing I actually just flipped the wall color and the ceiling colors.

The blue walls became white and the white ceiling became blue. Blue ceilings always feel like you are inviting the sky to come inside and bring its sunny effect with it. I am getting very happy!

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The only “before” picture of the foyer I could put my fingers on was one snapped in the process of decorating for Christmas last year but you can see the important stuff. The bones are fantastic but the dark brown and burgundy of the wallpaper and the niche felt a bit like Grandmama lived there. (Did I just say that out loud?) The marble floors were a bit dingy from 90+ years of feet walking on them. Hey I would be a little tired too wouldn’t you?

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renovation BEFORE

We carried the same color scheme through to this area to create a lovely visual flow that automatically makes everything feel larger. A soft cream and blue paper replaced the original everywhere except for the front half of the foyer where the walls were left white to open it up and allow it to breath.

The marble floors were cleaned up and no longer have a yellow tint. The wall niche was marbleized by Marilyn Heard to match the paper and now feels much more authentic to the space.

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The transformation of the library speaks for itself. Sorry about the grainy before.

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renovation BEFORE

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Stay tuned as this Southern Belle gets dressed up for the ball!

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Maxwell, Well Loved

cindy barganier interiors

Gregory Peck with the ladies of Maxwell back in the day.

I must admit that I am humbled and surprised by the response to yesterday’s post about the O’Club at Maxwell AFB. I really struck a nostalgic cord with so many of you. Of all the beautiful places and things that I have written about over the last three years this one received more shares and comments than any. I thought you might like to see a few more pictures and hear some of the stories that I didn’t tell last time.

[Read more…]

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And The Walls Came A’Tumbalin Down.

I am super pumped with what’s taking place with the law office renovation. We have been holding our collective breath for months praying that what we thought was behind that wall would actually materialize. While I was off doing Gigi Camp demolition began.

 

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As wallpaper and plaster crashed to the ground we were left with this heartwarming sight.

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Can you hear the shouts of praise? Whoot whoot. We are very excited.

Amazing that this is the only thing we have accomplished so far but look how close we are to my inspiration sketch.

forever design blog

Give me old, a little old, a little salvage on the side. Don’t fence me in.  Ok, really REALLY bad song writing but can you feel my happy dance moment? Spin, twirl, leap. Bow.

Later…

Cindy

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Renovation Love!

I started on a couple of new projects today. One is a law office in a great old building. Right now it screams, “I was conceived in the 1980s!”

Don’t you  dare say one word to me about Pantone’s color of the year. We are NOT keeping that green wallpaper. End of discussion. LOL

forever design blog

 

These are the thoughts my little brain has been having this afternoon. Come back tomorrow to see if these bones get some flesh on them or if I start all over.

Ya just never can tell.

cindy barganier interiors

Have any ideas? I’m gonna sleep on it.

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