Floor Plan Advice

Thought I’d try for some free advice before I proceed further ;). Attached are two floor plans of II floor of brownstone (above parlor), which would be duplexed with top floor (typical 2 beds and bath etc in middle) as a rental. This floor currently has 2 beds with a large closet where the new kitchen/sitting room will be. Questions I have: 1-Which plan is more appealing…separate kitchen (too far from dining?) or separate sitting area (usable?) The former is easier as there would be no plumbing changes, there used to be a kitchen there. 2-Is the inconvenient bath door location really bad? Would be hard to move. 3-Would replacing the window to the tiny balcony with a door be worth it? Anything else? Thanks…

cmu

in About Brooklyn 9 years and 10 months ago

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germaineson73 | 9 years and 10 months ago

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Make the bathroom smaller and add a second bath. Add another kitchen and make the unit 2 efficiencies. You will make more money that way.

chipito | 9 years and 10 months ago

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What about the bottom layout but move the bedroom to the back and add door into bathroom next to toilet (so easier access from bedroom). Then open up wall from the kitchen into what was the bedroom. Otherwise top floorplan (since you don’t want to move the bath).

cmu | 9 years and 10 months ago

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Thanks. I am trying to get a plan without having to destroy a perfectly good bath, besides the complexity of the plumbing to the toilet if moved. Just in case anyone’s reading, any opinion on keeping the II floor as is and doing the living/kitchen/dining on the III floor? IN this case, the bath is further left, so the kitchen could be part of the living space.

daveinbedstuy | 9 years and 10 months ago

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Yes, flip Bath & kitchen and have the closet inside the bedroom.

nick521 | 9 years and 10 months ago

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I agreed with @DC and @ August, I prefer the 2nd plan, but switch the kitchen with bathroom and have on open concept living/kitchen.

Augustiner | 9 years and 10 months ago

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Yes 2nd plan and switch kitchen bath and open kitchen to room.

deancollins | 9 years and 10 months ago

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bottom plan….but flip the bathroom/kitchen

catboot | 9 years and 10 months ago

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I don’t like having the kitchen next to the bedroom. We lived in an apartment where this was the case. I suppose if you live alone it’s fine, but for a couple it’s a bit of a pain if one gets up early and wants to make coffee while the other one is still asleep. The seating area next to the bedroom could also be a home office, so there is some flexibility on using the space.

NeoGrec | 9 years and 10 months ago

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I prefer the 2nd plan with the combined living-dining room but I’d flip the position of the kitchen and bathroom so that the kitchen has natural light and is part of the living area. And yes, I’d put a door to the balcony in place of the window. The balcony may be tiny but opening a door in fine weather (especially with one of those retractable screen doors installed) is transformative in terms of air flow and it would enable someone to sit out there. On the other hand, in the first plan I guess some folks might like the windowless sitting area for TV viewing or to create a semi-private home office.