Part 1 – Goodwin Residence, Manitoba – Upper Floor

Posted on: November 11th, 2009 | 24 Comments

Part 1 – Goodwin Residence, Manitoba – Upper Floor (PDF)
Part 1 – Goodwin Residence, Manitoba – Upper Floor (JPEG)
Part 1 – Goodwin Residence, Manitoba – Upper Floor (Demo)
Part 1 – Goodwin Residence, Manitoba – Upper Floor (Full Symbol Library)

  • BradW

    [img]shdp381.jpg[/img]

    I started with the existing floor plan. I felt the demo plan given by John created too many changes to begin with. Changes and budget are given for each room as follows:

    Master – no changes (unlike demo plan where structural change will force new trim and flooring)
    Master bath – completely new – budget 14K (unlike demo plan, the french doors are retained to preserve the exterior facade of the home and save money)
    Bedroom 1 – closed existing closet, added new closet and built-in desk, new carpet, trim and paint – budget 1.5K
    Bedroom 2 – changes require part of the family bath to be demolished and flooring/trim removed from hall, exterior wall unchanged, construct wall inline with existing bathtub aclove, add closet, electrical, flooring, trim, door and paint – budget 2.7K
    Bedroom 3 – added builtin bookcase, flooring and paint – budget 1.3K
    Family Bath – demolish existing toilet room and storage closet, reuse existing location for tub and toilet, add wall and vanity, tile, fixtures, etc. – budget 12K
    Laundry – finish walls, add plumbing, electrical, vent, include machines, cabinets and countertop – budget 5K

    Total budget for upstairs reno – 36.5K plus contigency = 40K

  • John Brown

    Brad,
    Nice plan. Do you think the balcony in the master bath causes too big a disruption to the layout?

    I think the addition of costs is a first in slow home history !

  • BradW

    Note, the budget numbers are in contractor dollars. This currency is known to fluctuate wildly. Usually during the bidding process the currency is low but as the project progresses the currency has historically shown dramatic increases in value.

  • John Brown

    They also vary widely by region. I think that for our purposes it is not the actual values that are important as much as the categories and the relative amounts.

  • BradW

    John – Regarding the master bath, I think the doors and balcony give the room tremendous character and I did not want to lose that not to mention the effect on the house facade. Contrasted with a modern shower/vanity system it could be special so I think any compromise to the layout is worth it.

  • John Brown

    Brad,

    Good point.There is potential for an interesting detail of the vanity/shower element. It will be interesting to see what other opinions are. Thanks for the early post.

  • Terri

    [img]goodwin2.jpg[/img]

    although the existing master bedroom functions best as that (because of the large front window and the fireplace), I wasn’t comfortable with putting plumbing fixtures into a space that will be esseentially right above the front entry. So instead, the master is on the opposite side where there is a plumbing wall below that is closer and less obtrusive.

    This creates a less ideal master bedroom and a pecking order to the bedrooms. Bdrm 1 (with fp) goes to oldest son, the one next door to the next oldest, and the youngest gets the room closest to the parents.

  • John Brown

    Terri,
    That is an ingenious solution. I very much like the idea of incorporating the existing sitting room into the master bedroom space. Turning the access into the walk in closet is very simple.
    My only concern is whether the master bathroom works. The corner shower is a bit awkward and there is no vanity space.

  • Louis Pereira

    [img]091111a.jpg[/img]

    This proposed plan may bear some scrutiny in terms of budget, but i’m pleased with the layout.

    Terri and i are thinking alike again this week. Perhaps it’s because our main floors from last week’s design were similar, but i also had the same rationale for placing the master bedroom facing the backyard. There was a minor change however to one exterior window along the west wall.

  • John Brown

    Louis,
    A nice option for bringing natural light into the circulation space on the second floor. It is too bad the washer/dryer has to be there. An open hall would let more light into the back of the plan.

  • BradW

    Terri,

    Is your concern with plumbing over the front entry based on cost?

    Since the main floor is being largely gutted and walls remain around the front entry there is no problem installing a plumbing stack (drain). Sound proofing measures can also be taken at this time. The main cost will be in the basement where the new stack must connect with the existing main sewer drain. What you have to do depends on the location of the existing drain and the level of finish in the basement.

  • Dan

    [img]1_shdp38exist.jpg[/img]

    Hey,

    My girlfriend’s Mom made clipping from the Globe and Mail and passed it on to me about a week ago. I’ve been following since then, and thought I would pitch this one to the Academy…

    dan

    ps- I’m from Winnipeg! Go Jets!

  • John Brown

    Hi Dan,
    Welcome to the site and thanks for submitting a concept design. I like the simplicity. Like Brad’s scheme, however, I think the question that the client will need to answer is whether the existing balcony in the master bathroom disrupts the functionality too much.

  • jim baer

    [img]091111shdp01.jpg[/img][img]091111shdp02.jpg[/img]

    i did not get a chance to work on the first floor last week, so i took the time today to work on both floors.

    so here are my two cents.

    i know the HUGE walk-in closet is an inefficient use of space, but putting the ensuite in that location seemed inefficient in terms of plumbing and therefore cost.

    maybe this is when the client has to make choices on the balance of the whole project..i.e. save a little on the first floor…spend a little more on the second floor….

  • John Brown

    Jim,
    I think many people would like the extra big closet and I appreciate your concern about cost. I know you have two bathrooms upstairs but do you think that not having one of them as an ensuite is a big issue?

  • Dan

    John,
    Thanks for the reply. I don’t see the bathroom with the balcony doors disrupting the functionality. The toilet being so close to the door could cause concern, but with a balcony to block the “views” I think it works fine.
    If these were french doors, and had some sort of privacy cover, I would say there would be an appeal to having a bath in such an open feeling space.
    These would need to be high quality doors, of course, because a draft in the bathroom would be quite uncomfortable.

    Thanks,

    dan

  • Steve

    [img]2_sh091109b.jpg[/img]

    I would have loved to do something more here, along the lines of Louis’ beautiful plan, but decided to stay low-budget (unlike last week) I only enlarged Bedroom 2, replaced the family bathroom area, added a primary bath in the old sitting room, and reworked closet doors in Bed 1&3. The hallway is unchanged except that the door to Bed 2 was pulled in, and other than replacing the balcony with a window, the exterior is unchanged.

    I’ve also shown a few optional changes: moving the door to the primary bath to accommodate bedroom furniture, adding the window seat, using an old closet door to add access from the hallway to the closet and primary bath (perhaps nicer than the small walk-in closet), and removing the old flue in Bed 3.

    I also had to make some small changes to the first floor to accommdate the steps above the mid-stair landing and the short SW corner of the 2nd floor — neither of which we knew about last week.

    In the end, a very nice house, I think, and quite adequate to a family of five (other than the small garage). I hope they enjoy their home!

  • Steve

    [img]sh091105b.jpg[/img]

    Oops, wrong plan. Let’s try this …

  • jim baer

    john

    the non ensuite could definitely be a deal breaker. it seems to be the standard for all single family homes these days.

  • Terri

    John,
    I wasn’t happy with the lack of a vanity in the master bath either, so I moved things around a bit. The shower isn’t huge, I agree. I wanted to make the laundry room more efficient (this is a family afterall). I realized that I could make it similar to something I once had. And while redoing the laundry, I decided to borrow an idea of yours some time ago–the separate shower room in a family bath.

    Brad,
    Thanks for your explanation re: plumbing stacks. I hadn’t changed the original entry much, except to creat a closet, so I’d assumed the major walls on the main level wouldn’t be changed (except to remove them). But I see now that a plumbing stack could have been hidden in the closet wall near the front door (and balcony above).

  • Terri

    [img]goodwin22.jpg[/img]

    Sorry, I meant to share my revised plan.

  • Louis Pereira

    [img]0911122.jpg[/img][img]0911123.jpg[/img][img]0911123a.jpg[/img]

    Some changes to my first submission.

    Option 2 – removed the Washer/Dryer to open up Main Hall. Also revised the Master Suite and Ensuite.

    Option 3 – Revised layout w/ Master Suite developed at front of house. A much better equipped and efficient Laundry.

    Option 3a – Variation of the Ensuite / Wardrobe 2 within Master Suite.

  • John Brown

    Terri,
    I think the revised master bathroom works much better.

  • John Brown

    Louis,
    A nice development of the concept. I think that the master bedroom in option 3 is the strongest because of the combination of fireplace (and central sitting area), master bathroom and closets. I still really like the idea of the open hallway but I sense that you agree that the tradeoffs in the master would be too great.