In the last couple of Design Journal post, I’ve shared spatial problem solving tips that are more advanced, nuanced and somewhat complex. Even figuring out how to explain the problems and the solutions in a succinct way can sometimes feel like a brain teaser.

SPACE PLANNING 101

With that said, for this week’s post we’ll simplify things and dial it back to Floor Plan Design / Space Planning 101.

To illustrate some basic space planning tips, we’ll take a look at a floor plan option for a small house, 2nd story remodel project. We’ll start by going over the following:

A list of essential things to know before starting floor plan design work for remodel projects.
Review the clients’ objectives for their remodel project.
Examine the as-built / before plan, with notes pointing out WHAT’S NOT WORKING with the current floor plan.
Review the after floor plan that resolves all the WHAT’S NOT WORKING issues.
Review the as-built / before and after floor plans next to one another for ease in identifying the differences between them.

BEFORE DESIGN WORK BEGINS

At the onset of a remodel project before starting any design work, it’s essential to know the following:

.01
Identify the goals and objectives for the spaces.

.02
Identify what things are fixed, or unchangeable.

.03
Identify the variables, or places and things that can be changed.

.04
Explore the space thoroughly to discover spatial solutions.

CLIENTS’ OBJECTIVES FOr 2ND FLOOR REMODEL PROJECT

Here’s a list of the clients’ goals and objectives for their remodel project:

.01
Improve hall bathroom layout.

.02
Convert one of the bedrooms into a bathroom.

.03
Window locations and widths stay as is, with some flexibility with window heights. No change to location of the stairs. Design around load bearing wall that runs along stairs.

.04
Interior walls that are non load bearing can move. If necessary window heights can be reduced, some.

.05
Looking for conservative, yet impactful solutions.

2ND FLOOR REMODEL - AS-BUILT / BEFORE FLOOR PLAN

OK…now that you have a good understanding of the project goals, let’s take a look at the 2nd floor, as-built / before floor plan. Besides being on the small side, when it was originally designed and built, unfortunately it wasn’t done as well as it could have been. Below I’ve pointed out and included notes for WHAT’S NOT WORKING.

AFTER FLOOR PLAN - DESIGN SOLUTIONS

Now for the solutions! Who doesn’t love before and afters, and seeing how the same amount of space can be transformed into more refined, functional rooms, with increased flow and purpose - when in the hands of a skilled spatial designer.

Notice how each of the WHAT’S NOT WORKING issues were resolved in the new floor plan design and how the clients’ design objectives were met.

SIDE NOTE
The clients were completely prepared and willing to give up a bedroom to achieve adding another bathroom to the floor plan; they were delighted however, when I presented a way that a new bathroom could be added, all while keeping the four bedrooms. In the design of the new floor plan, it came down to converting two closets into a bathroom, and carving out space to create new bedroom closets.

Another pleasant surprise for the clients was how reallocating space in the primary bedroom allows for a bathroom that’s more suited for a primary ensuite.

BEFORE AND AFTER FLOOR PLANs

For ease in reviewing the differences between the before and after floor plans, I’ve included a graphic that shows the plans next to one another. While you review, notice the improved flow, order and intention that all the changes make to each room and space.

SMALL HOME - SPACE PLANNING TIPS

Of course, it’s much easier to design space that’s less restricted but even so there are a handful of space saving things that I incorporated into the design that were invaluable in making the space work. They include the following:

Custom cabinets
Wall hung toilet in the primary bathroom
Pocket doors
Bi-fold closet doors

LEAVE IT BETTER THAN YOU FOUND IT
I’m quite sure that the quote “leave it better than you found it” wasn’t referring to floor plan design for remodels but it absolutely applies! Though the after floor plan isn’t perfect for this project, its a hundred times better than it was! For remodel projects, let it be the mantra that guides the design. Make sure that every change is meaningful, makes sense and adds value and broad appeal to the home.

THE TAKE AWAY

Did you notice how the list for non changeables is much longer than the list of things that can be changed? It might seem as if all the limitations would preclude the opportunity to make valuable changes but you can see from this project that that’s not necessarily so. It just takes skill and exploration to discover ways to work around restrictions and transform and improve space.
One of the things noted in the graphics above was the awkward locations of the windows in the as-built plan. Based on the clients’ criteria, they needed to remain as shown. In the after floor plan did you notice that in most of the rooms I was able to make more sense of the window placements with the changes that I made? Instead of feeling randomly placed, fixtures and furnishings are now centered on them. This in and of itself elevates the design tremendously.
Can you imagine if before this house was built how it would have turned out differently if they would have been able to go through a Floor Plan Review with redlining process and and overlay sketches showing potential solutions? What a difference it would have made!
And lastly, if I’ve said this once, I’ve said it a hundred times! Please, please, please include an expert spatial designer who specializes in interior architecture on your project! They will add immeasurable value to your projects.

IN THE SPIRIT OF THANKSGIVING

MY FAMILY
In the spirit of thanksgiving, I want to express my gratitude for my family whom I dearly love and cherish. They make my life immeasurable more rewarding. *Below are are a couple of family photos from our Thanksgiving vacation together. To be cliche’…it seems like yesterday that Tyler and I were young parents with little ones…and only yesterday that we met our first grand baby. Now look at us! Boy, have we grown - eight grand kids, and one grand dog!

FULL SERVICE CLIENTS
Many thanks to all my full service clients who invite me into their lives and trust my design abilities and skills in helping them achieve their dream homes. Getting to know you and your families, developing friendships, and then designing around your lifestyles is immensely rewarding.

COLLEAGUES
I count myself fortunate to have the opportunity to collaborate with so many talented colleagues, from design assistants, architects, engineers, general contractors and sub-contractors.

VIRTUAL CLIENTS
During the past year and a half, since offering the virtual Floor Plan Reviews and Design Consultations, I’ve had the opportunity to meet with people from all over the US and some from Canada to help improve their custom floor plans and projects. I’ve enjoyed getting aquatinted with you all! And I’m delighted that I found a way to help so many more people than my full-service project workload allows.

TF DESIGN

GOOD FIT?
Due to my comprehensive approach to design I invest a lot of time, energy, and even a lot of love into each of my projects. If you are hoping to work together, and think that TF Design would be a good fit for your new build project or whole house remodel (full service only - starting with the floor plan phase and working all the way through to the completion of construction), reach out via the contact page on my website, and answer all the questions as thoroughly as you can. Once received, I’ll review and get back with you.

FLOOR PLAN REVIEW + CONSULTATIONS

Don’t need full service design but you have a new custom home project in the works where you are feeling unsure about the floor plan? You can get expert spatial guidance and direction with your your floor plan through the Floor Plan Review and Consultation. I’ll redline your floor plans and then provide potential solutions. This service is intended for those needing an extra layer of expertise with their floor plans before they are finalized.

SCHEDULE YOUR FLOOR PLAN REVIEW

“Tami's insight was so valuable for our project. I needed help to see the potential where I was running into a wall, and our consultation felt like an hour with a tutor who showed me a path forward and encouraged me to keep working towards the best possible outcome. Her feedback gave me clear direction both for the problem areas in my floor plan and for the whole home. Our conversation was filled with gems of knowledge, I learned so much! And Tami was so reassuring, she gave me confidence in my ability to work through the challenges and find a good solution. I cannot recommend her highly enough, and will absolutely rely on her expertise when we begin our next project.” - Megan, WASHINGTON

DESIGN CONSULTATIONS

Don’t need a floor plan review exactly, but you’re feeling stuck in uncertainty and are looking for guidance with design questions specific to your project but don’t know where to go? I’m here for you.

With more than 22 years experience as a custom home designer, I can help guide you through the design dilemmas that you are facing through my new 60 minute virtual design consultations. During our time together I will answer your questions, provide solutions, all while explaining the reasoning behind them. That way you have a better understanding of the why’s and why-nots of good design and can move forward with confidence.

SCHEDULE YOUR DESIGN CONSULTATION

ADDITIONAL RESOURCES FOR BASIC SPACE PLANNING TIPS

Looking for more basic space planning tips? I’ve got you covered! You’ll find tons more in my Design Journal, but here are some quick links to some crowd favorites.

BATHROOM REMODELS - FLOOR PLANS AND DESIGN SOLUTIONS
IMPROVING FLOOR PLANS - ENSUITE DESIGNS
FINDING SPACE FOR A KITCHEN AND LAUNDRY ROOM REMODEL
THE FUNDAMENTALS OF DESIGNING HALL BATHROOM LAYOUTS AND FLOOR PLANS
DESIGN PLANS FOR A 1960'S KITCHEN REMODEL - LAKE TAHOE, CALIFORNIA
FINDING SOLUTIONS TO SPACE PLANNING CHALLENGES