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Does The Perfect Floor Plan Exist? Here’s How Our Architect Laid Out My Brother’s Family Of Four Home

Ooh, I love a floor plan post – a statement I certainly wouldn’t have said as a stylist 14 years ago. But once you “learn” to read them, the world opens up and I can geek out on them for HOURS (which is dangerous). For the blog, we simplify them and make them more visually interesting for those still getting their “floor plan legs”, but for all you design nerds and enthusiasts out there, today is dedicated to you. This is my brother’s new construction house that is being built along the river in Portland. Annie Usher is the architect, JP Macy of Sierra Custom Construction is the general contractor, and Max Humphrey and I have co-interior designed a lot of it.

Layout Needs And Wants

  1. Four bedrooms – a primary suite, 2 rooms for kids, and 1 guest room. Katie (my brother’s wife) and I both love having all the bedrooms on the same floor, but on different ends for privacy (we have this at Mountain House and it’s THE BEST). Close enough to hear them, but far enough away so they can’t hear you. 🙂
  2. Four and 1/2 bathrooms – as I’m writing this it sounds like a lot, but it makes sense. 1) First floor powder room for most guests (this is the 1/2 bath), 2) Mudroom bath for post-river showers (and a secondary guest bath for crashers in the family room), 3) Primary bath, 4) Shared kids and 5) Small guest bath. If you build it they will come (and er, go the bathroom??).
  3. It was important to maximize the views of the river and yet, their property doesn’t “face” the river – it’s a sliver of land that runs perpendicular to it, not alongside it. Annie did a fantastic job of executing so many views despite this challenge.
  4. They wanted an open floor plan for living/dining and kitchen but extremely casual (for a lot of sports-watching and having people over) and also a closed-off family/play room for obviously “shoving kids and mess away”. Y’all, it’s a party house, I’m just going to say it.
  5. Ken is a big dude and likes to exist in indestructible spaces, so the height of the ceilings and the width of the hallways are generous.
  6. They wanted a great indoor/outdoor flow between living/kitchen and patios/river. While it rains a lot here, the summers are GLORIOUS at 75 degrees and green, so we live both in and out a lot from June – October.
  7. So much natural light – wonder where they got that from 🙂 Annie did a great job of making sure that the light they get comes from the right direction (aka not harsh western light in their bedroom, etc.).

The Biggest Challenge

The two biggest challenges were the shape of the lot and the fact that the lot sits in a floodplain. Their property, the lot itself, is actually really long and skinny, ending with the river, so while Annie wanted to maximize the view, not every room was going to be able to see it. The floodplain meant that the ground floor of living had to be at least 7’ higher than the driveway as you enter the site. Katie and Ken’s biggest fear was that because of the floodplain, their house was going to look behemoth and like a large box sitting on a hill.  So Annie’s first task was to tackle both of these issues with amassing volume that helped bring the scale of the house down as you entered the site and maximize the views from the critical rooms. (Note that you are allowed to have a garage/storage area in a floodplain, just not a finished/living area – so we were lucky to be able to stack the garage below the ground floor). So with that, Annie was able to break up the house into two sections – a two-story section where all the bedrooms are on the 2nd floor and a 1 story section to the south that allowed the living room to be vaulted.

This is the view from the river – the living room is on the left, open to the dining room and kitchen on the right, with the primary bedroom on top of it and the rest of the bedrooms behind it. All of the first floor opens to the backyard which leads to the river. Annie made sure that all of the rooms had a pretty view because both the front and back are lovely in different ways (with the sides being neighbors). Even the guest room (sandwiched in the middle) has a window that juts out to see the river.

So How Do you Lay Out Your Main Floor If It’s New Construction? Ideas From The Architect Herself

  1. For me, one of the big items in a house is the different kinds of circulation. And the circulation to the kitchen always seems to need to be as efficient as possible, as you are taking that route more than any other, and it is usually more purposeful.
  2. I like to avoid going through other rooms to get to the kitchen, and I love the hallway to the kitchen. This frees up the furniture layout in the living room and dining room, and gives you a quick route to the kitchen, which we all want. 
  3. Powder bathrooms need privacy. I try to make it so that the door of the powder bath can not be seen from any of the major rooms like the living room, dining room, or kitchen. Nothing like walking out to the bathroom and the entire dinner party is staring at you. Or when you have guests over and your kid goes to the bathroom without shutting the door.
  4. For washer and dryer, yes usually up by the bedrooms, but know yourself and your environment. For muddy or sandy zones, you might want to think about having W/D in the mudroom location to make sure you are not tracking sand/mud through the house. Or in these locations, try not to have carpet between the backdoor and the laundry room so the floor is easier to clean. This comes from someone who lives in a very very very muddy family 🙂
  5. And lastly, there are those messy spots in your house that you try very hard to clean, but they never stay clean, and it stresses you out (drop zone, much?). Figure out what those are, and look at clever ways to keep them functional, but just out of view, so you can leave your house or go to bed without seeing them. 

We obviously made many iterations of these plans, so with already 6 cooks in the kitchen (2 designers, 1 architect, one experienced GC, and 2 opinionated homeowners) I decided a couple of years ago not to open this process to the masses. While I have always loved and appreciated so many reader suggestions to our floor plan (I still want to kiss those of you who said to get rid of our second set of stairs at the mountain house), as you can imagine it also creates more doubt, options, and stress. So this is final:)

All of us have ideas from our own experiences and perspectives based on our size of our family, lifestyle, etc. I almost feel like I’m a liability to the project because I know them so well that anytime Annie or Max would try to encourage them to do the better, more designer-y move that I knew wouldn’t work for them as well, I couldn’t help but back them up. I just really really didn’t want them to regret how the house functioned for THEM. And listen, yes, they have a fancy house but they aren’t fancy people – they are homebodies who like to have people over to watch games and kids to play. While this is a show house, too, it really really needs to be for them. I generally fall right between a designer and a mom – where I want this to look GREAT, but I also know that a family that watches sports all the time needs to have a TV visible from the kitchen (and BBQ LOL). HERE WE GO:

First Floor Final Plan

Things to know – they will MOSTLY come up through the stairs (in the middle) from the basement/garage which is why the mudroom and drop zone (across from the pantry) are there. And like Annie said, both are hidden from view.

A huge debate on the first floor was whether the kitchen or the dining room should face the river (just swap the island with the dining table and pretend there are countertops/sink under the windows). Ultimately, you can see the beautiful views from everywhere in that room and Katie/Ken thought it was more important to enjoy the best view while sitting around the table, rather than while cooking or doing the dishes (they are big grillers but not huge cooks).

The Second Floor Floor Plan

As you can see, their room is on the opposite end of the kids’ rooms but is still close enough to feel close. I love this layout so much. Annie did such a nice job with the sightlines not being interrupted – meaning the doorways line up perfectly and nothing stops your eye. This is obviously a more contemporary move (I’m sure that Annie would have a more scientific explanation) but it’s the architect’s job to maximize views, light, work with the elements (wind, sun), and think about not only how you flow through a space but what you see from where (and often clean sightlines are the preference in modern homes).

What Have I Learned So Far?

Well, namely that I much prefer to spend someone else’s money and make decisions for other people’s homes:) But aside from that, while new construction is daunting on the front end (and financially still feels a lot scarier to me), it is less stressful for the homeowner and designer because the bulk of the vision and work comes from the architect (and engineer, GC). I weighed in like a sibling/friend on this but I knew that whatever they landed on we could make the hard finishes and the furnishings look beautiful. So now I will absolutely do a new build in my future.

I’ve learned a lot from Annie and Max from their wealth of experiences which are obviously different than mine. We disagreed about some things which I find so exciting, showing that in the creative process of building a house, there are only a few true rights and wrongs (we also fundamentally and stylistically agreed on most things, thank god).

Because this is my brother’s home (and the floorplan is a done deal) you are welcome to comment but remember that they are monitored before being published, so no need to write any thoughts that might make anyone here feel badly. They are taking the risk of being exposed on the blog (and I can’t imagine they’ve grown the thick skin I have after 14 years), so yah, imma protect my little big brother 🙂

*Opening Image by Kaitlin Green

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Vera
4 months ago

Such a fun post and great takeaways. I have been waiting for this project and am so pumped for the year of the river house! Family homes are just so fun.
This one was designed thoughtfully and I know the reveals will be breathtaking. Thank you Ken and Katie for opening your home to the EHD community!

Rosy Messi
4 months ago

This is an excellent piece of writing. Thank you for the advice. These tips were incredibly helpful to me.

Mel
4 months ago

Absolutely love it! The light, the indoor/outdoor feel that maximizes the location, and the space to spread out in multiple places with lots of people in the house- so well thought out.

Wendy
4 months ago

Looks amazing!! We built a house with the help of an architect and I think I got more involved than most of her usual customers. I loved the design process and learned so much, really fascinating. We had a very similar brief to this one, but it was laid out differently due to different site constraints – eg. we needed a garage to be attached to the side of the house, which takes up a whole lotta space but then we got a bonus family room above it which we didn’t actually ask for or need (we were trying to build a European-sized house rather than a McMansion), but the space was there and it was relatively cheap and easy to finish it internally. Best bits were definitely the mudroom between garage and main public space, including a desk area in there so that mail did not end up on the kitchen island. And walk-in pantry – not even that huge, but SO practical. Such a joy and privilege to be able to be involved in the design and build of your own home – but a gazillion decisions to be made which is tough at times.

MKP
4 months ago
Reply to  Wendy

I love the idea of a desk in the mudroom or at least some sort of designated space for mail. Very good idea!

Shannon
4 months ago
Reply to  MKP

I think a mudroom desk/tiny office is a good idea in theory, and is very poplar, but the downside is that it usually becomes the mom’s main hub (or primary caregiver/stay at home parent/whoever manages the household responsibilities) and then that person is stuck in a tiny hole when they want to catch up on paperwork, rather than enjoying one of the prettier rooms in the home. If there isn’t room for a designated office, I personally fell there are better options than the mudroom desk. A desk in the window of a living room can be beautiful, or a secretary like Emily’s. I’ve even seen double door “closets” in kitchens that open to reveal a secret desk nook. Just something to consider for anyone working on a floor plan.

Shannon
4 months ago
Reply to  MKP

Here’s a beautiful example of the “hidden office” I described, by Chicago designer Lauren Buxbaum Gordon

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Sarah
4 months ago

Nothing nasty to say (and I wouldn’t say anything even if I thought something mean! Keep those thoughts to yourself, people!) What I wanted to say was – wow!!!! I can’t wait to see more of how this unfolds/has unfolded. This was really interesting to read. I can already see it in my mind and it’s gorgeous. Thank you for letting my imagination run this morning!

Deb
4 months ago

This house plan is incredible and so thoughtful! Love the separate grilling/smoking porch. My husband is a devoted smoker, and we’ve got one porch, and it LINGERS. It’s so clever that the family room can double as a second guest room.

One last thing! I loved your description of this as a big fancy house, but not for fancy people. This is something my husband and I talked quite a bit about three years ago when we moved home to the States after six years as expats. We wanted a home that was large enough to host multiple ESL classes and large family gatherings and co-op parties, but we didn’t want something precious and fragile. We are not fancy people. We have three destructive boys! It was surprisingly difficult to find what we were looking for. I can totally see why your brother and SIL decided to build. Excited to see the rest of the process!

Mary Beth
4 months ago

I love looking at floorplans – a person can dream right! Your brother’s home looks wonderful and I am along for the ride. Thanks to all who are involved in this project for sharing.

Lisa
4 months ago

No thoughts on the floor plan, but I’m not sure I can wait almost a year to see the final space!!!

Cece
4 months ago

I think it looks incredible! One question – ‘shower balcony’?? Talk me through this! Does the shower open up directly onto a balcony?

Alex
4 months ago
Reply to  Cece

I am very curious to this as well! I am guessing it is more like a “juliette balcony” and not an operating balcony, maybe it just has a large funtioning window since the bathtub sits against it (within the shower)? Which would allow for optimal views of the river while bathing yet gives them space to put a potted plant or two. I am wondering if it elevates the look more from the exterior view or if it was to improve the look from the inside of the home.
So excited to see this project come to life. So beautiful!

T
4 months ago
Reply to  Cece

I had the same question! Shower with the balcony door open? Emily did say it’s a “party house” 🙂

Marisa
4 months ago
Reply to  T

LOL

Alyssa
4 months ago
Reply to  Emily

This is hilarious to me as my parents are putting one of these in their remodel. My mom started calling it the “Ooh lala Opa” porch lol

Vany
4 months ago
Reply to  Cece

I think there was a snippet/sneak peak of the tiled bathroom in the instagram reel.

IMG_5991
Angela
4 months ago

I really like the layout, shapes and detail of the various sections of the house. It looks well balanced and complex enough to be interesting, while being simple enough for your eyes to understand.
Have you considered putting a “green roof” on the flat roof between the living room and the kitchen? Would reduce runoff, insulate, extend the life of the roof, and also be nice to look at from the second story windows.
Also, re: the location of the laundry (basement/1st/2nd): we like to hang clothes to dry as much as possible and your brother’s layout with laundry next to the guest room made a lightbulb go off that a guest room could be used for drying clothes most of the time (at least for us since we rarely have people stay over). Nice to give the room a secondary purpose since it would be empty a lot. Just dreaming/planning since we currently have neither a guest room, nor a second story : )

Molly Phillips
4 months ago

What a great house to have parties in! I’ve never done a new build, either, and would love that experience one day.

Would love to hear more about the “disagreements” you had with Annie and Max. 1) it helps others feel empowered to push back at experts without feeling like they’re challenging their expertise (if that makes sense) and 2) it’s really neat to see what the designer saw vs what the architects saw and how you compromised and/or made the final decision.

Ellen
4 months ago

Very intrigued by the “shower balcony”

Ann
4 months ago

This is stunning! What a lovely home, with great storage and an open, happy feeling. They’ll enjoy it for years to come. The wide doors and halls make it ADA compliant, which is good for aging in place (or for broken legs). The only thing I’d try to change is to add bracing/support for an elevator. Not that they need one now or will ever need one, but having the bones in place makes a future with an elevator more practical and less expensive.

Michelle
4 months ago
Reply to  Ann

Just adding to this idea that mu uncle (an architect) put in a solution for a dumbwaiter that is sized large enough to hold a seated person. They haven’t actually purchased the dumbwaiter system, but the aging in place idea is that they can use to to get groceries from the lower level car park to the kitchen and, if needed, to move a person. It’s more economical than a full standing size elevator….on the other hand. it’s a lot of expense for unpredictable situations so I get why this wouldn’t go in also. In general, I think new builds should consider how to address home health care needs and this house definitely does some of that with the full bathroom on the main floor as well as the wider hallways and openings.

Connie
4 months ago

I am so intrigued, WHAT is a shower balcony?

4 months ago

commenting because I don’t want numbers to drop on posts like this 🙂 super informative and love seeing the steps behind the final (always stunning) photos!

Katie
4 months ago

I’m so curious about the shower balcony – is it part outdoor shower? A regular balcony only accessible through the shower? Thank you for sharing, floor plans are so much fun, and this one looks so well executed!

Jen A
4 months ago
Reply to  Katie

Yes!!! Completely curious about the shower balcony!!!

Jen A
4 months ago

What an amazing house! This floor plan is perfection. I am looking forward to seeing all of the interiors come together. I am also very excited to see what happens with the landscaping, especially at the front entrance. This all looks so clever the way they can still have a garage but it has been hidden/nestled within the landscape. Excited to see how that comes together with greenery and such. I really like how there is the open floor plan but also rooms like the office and family room where you can have a more cozy, intimate feel to the space as well. And that upstairs! With everyone including the guest having their own private spaces. This is an introvert guest’s dream!! 🙂

Caitlin
4 months ago

Omg I love floor plan posts! So fun to imagine how people are going to use and flow through the space. This is such a cool layout I love it, I’m so impressed with people who come up with these creative layouts I feel like it’s like a big puzzle. My only question is what’s the line along the edge of the dining room, are those cabinets/countertop and is that rectangle a sink? Hard to tell and would love to know what’s going on in there. Can’t wait for more on this project!

Carrie
4 months ago

Living out my lake life dreams vicariously through these posts! Cannot wait to see more.

Jen A
4 months ago

Ha sorry one more question – I noticed the guest room closet is quite large. Is this to double as a more general storage/linen closet? We had a big hall closet like this growing up and it was wonderful. Curious if you thought about making that open up to the hallway instead of the guest room at any point. Or maybe I guess it needs to stay in the bedroom to count it as a bedroom. (In our state we have to have a closet to count it as a BR for real estate.) Anyway the storage in this house looks really thoughtful with the pantry, mud room, coat closet, garage, etc.

Meredith
4 months ago

Oooooh I love a floor plan! This one is so excellent. I might or might not design dream house plans for myself as a hobby, and this layout would go straight in the folder. A garage below with a mudroom above? Swoon. That whole utility area is a dream!

Kim
4 months ago

I love looking at floor plans – thanks for sharing! As someone who used to be a teenage girl, I’d much prefer to be in the boy’s room because of the bigger closet.

Ashlea
4 months ago
Reply to  Kim

I have a theory… if their children are still young they may wish to be closer to each other and share the bath. But once they get older, the teen girl can move into the guest bedroom and make it her own. And it’s THAT closet the teen will love. And the private bath of course.

Stephanie Cook
4 months ago
Reply to  Ashlea

This was my first thought too-teenage girl me would 100% steal the room with the bathroom!

acw
4 months ago

I love the “business side” of this house – it’s so beautiful, but so practical! And OMG, I don’t know what a shower balcony is but I want one!
I can’t wait to see a video walk through of this house – the sightlines are incredible. And such thought into the details, like the double entrance to the primary closet. It’s perfect.

Julie S
4 months ago

I am OK at reading floor plans and envisioning, but let me just say I can’t wait to see this home take form!

Caitlin
4 months ago

I love the layout so much!! I cannot wait to see the finished home, and be able to see out all of those windows. Also I need to know more about this “shower balcony”…

A.B.
4 months ago

Layout of the first floor is awesome. Love that play room tucked behind, but with access from mud room and front entry. Just great.

MBJ
4 months ago

What a Monday morning treat… I LOVE floorplan posts. Yes, this is certainly a grand house, but everything seems pretty logical – with the exception of the powder bath. It seems to me like one full bath on the ground floor would have been perfectly sufficient, but that’s the only thing that seems kind of “extra” to me. Everything looks laid out in a very pleasing way and I can’t wait to see some finishes!
Echo what another commenter said about hearing what your creative differences were with Max and others. It would just be fun to understand different designer perspectives and which idea won out and why! Thanks for sharing!

Caroline
4 months ago
Reply to  MBJ

I really appreciate the family room/mudroom access to the shower bathroom which can get a bit messy if kids are showering after being in the river, and also having a powder room for adult guests which will stay tidy.

Mary Rachel
4 months ago

Thank y’all for opening your home to us, Ken and Katie! I LOVED seeing the floor plans. You can tell so much thought and care has gone into the layout, and I’m always excited to get ideas for a future house. I’m excited to see how the project unfolds!

Kirsten
4 months ago

This is going to be an amazing house. We have done a new build, but not a custom home…. I can’t wait for the day when I get a pretty set of plans like this and get to fantasize about where the kitchen is best suited for the view. Can’t wait to see more!

Ebnoble
4 months ago

I could be wrong but I believe that it is not a “shower balcony” it is denoting the primary bedroom balcony AND the shower on the other side of the exterior balcony wall. Maybe….?

Michelle
4 months ago

I have a whole Pinterest board with just floor plans. Because yeah, super fun to see and you learn a lot, whether you are remodeling or ever building new. So more of this please. I also appreciate the caveats that the best benefit of a custom home is taking into considering the specific property, its surroundings now and future, and the family’s desires. “Fancy people houses” can get dated in a hurry. But, much like good food, simple and high quality is just a different kind of fancy/luxury. Can’t wait to see the final. Especially how to make all that space feel cozy. So many “new” builds these days feel crazy large to me.

Kathryn
4 months ago

Killer floor plan.

D
4 months ago

I love all of it!! Can’t wait to see more!!!

Karen
4 months ago

Love this, thank you for sharing! If there were rough measurements provided (like how big the kids’ rooms are, which I’m currently struggling with) I would SO appreciate it!

MKP
4 months ago

Can’t wait to see this project develop! I will be curious how good/not good I find I am at reading floor plans. When you all did the mountain and farm houses, we had seen the spaces in advance so it was easy to picture, but this one will literally go from 2D to 3D as we watch. So fun! Anything you all choose to share about the process is greatly appreciated. And as far as us readers go, I am glad you were able to finish the farm before starting on this one. Both are such great projects that I’m glad they will each get the space on here that they deserve.

Leigh
4 months ago

Glad to know I’m not the only one both stumped and intrigued by the idea of a shower balcony. Love seeing this floor plan and can’t wait to how it all turns out.

Kimberly
4 months ago

Love floor plan posts. Can’t wait to see photos of the finished product and the amazing river views. Which way is north on the renderings?

Sara
4 months ago

Ken and Katie, this is so rad!!! Thank you for sharing your home with us. V excited to follow along and solve the riddle of the shower balcony … if it happens to be a shower that can open to the outside that would blow my mind. Those are my favorite part of tropical vacations. Congratulations, all! This floor plan has all the makings of an incredible home for fun people.

Kaiulani
4 months ago

Can’t wait to see it come together! That mudroom is going to be a dream!

Cathy
4 months ago

I also love floorpans!! And blueprints and exploring unfinished houses! A few years ago we were blessed to be able to help design and build our own home. I sure learned a lot! I look forward to seeing your brother’s house come to life!

Ashlea
4 months ago

I am obsessed with floor plans… so this is awesome, thank you so much for sharing. I’m another reader who has been patiently waiting to see what has come of the River House, so this is very satisfying. I second the comment on the green roof idea (the hallway on first floor), and am excited to learn about the thoughtful planning that goes into designing a new build in the 2020’s. The challenge seems like a fun one and I look forward to seeing your brother and sil’s home develop over the coming months.

Marisa
4 months ago

Such a nice touch to have that little view from the guest room upstairs!

SARAH
4 months ago

Is the big guest closet also the linen closet? I kinda like love that idea! It’s like a serve yourself towel bar. No need to awkwardly ask the host. You could as the host just be like, fresh towels are in the closet !

Mich
4 months ago

I’m excited to see how this unfolds!! However I can’t really picture how the house sits vis-a-vis the river; I guess I am visually challenged but I can’t figure it out.
I’m curious why the guest room has such a large closet; I would probably rather steal that back for the son’s room and just do a smaller reach-in closet on the wall on the other side of the bathroom. (Yes I know the floor plan is final, just my thoughts.)
Will there be a finished basement or is that not a thing in Portland?

Donna T.
4 months ago

I love floorplans and the reasoning behind the decisions. This is a great house! I wonder why the girl’s bedroom has such a small closet, but maybe you already have an incredible plan for other storage like a nice furniture piece or built-ins. And if money was tight, you could have saved by having just one full bath on the main floor. But I’m sure you thought of that, and maybe lots of guests are planned such that the family room would frequently have guests needing their own washroom. Anyway, those are my random thoughts, but they are not criticisms by any means!

Jill
4 months ago

Loved this! We built two custom homes from stock plans which we modified. Always interesting to read other’s experien es. Love to look at floorplans.

Raisa Velez
4 months ago

Its perfect!

Kate
4 months ago

I can’t wait to see the finished house. The floorpan makes total sense. I love the deck and BBQ patio with the big doors that will open up. That is so perfect and so much better than French doors! I have two sets of French doors in my LR that open to the deck, and because the doors swing inward, it makes very little sense in terms of placing furniture in order to accommodate the door swing. We basically consider them to be huge windows, and one leg of the sectional wraps in front of them. I’d prefer to have the folding doors on a track.

Cindy
4 months ago

GREAT FLOORPLAN! I love looking at floor plans. My daddy was a homebuilder and he was bringing floor plans home all the time! You didn’t mention the ages of the children, but if the kids were the same sex, the children’s bathroom works fine. However, being that they are a boy and a girl, I feel like over time they will probably want their separate sink areas, especially the girl as she gets into makeup, etc., having girlfriends over, etc. I wonder if there is a way for them to share the commode and tub/shower, but have their sink area out of site from the other. I just think they will want more privacy in the future.

Shannon
4 months ago
Reply to  Cindy

I raised a boy and girl in a shared bathroom and it was more than fine. They had to learn to plan ahead/manage their time, keep their areas neat, and cooperate and consider each others’ needs. Plus when they are on their own and finally have their very own bathroom, it will feel like a luxury, even if it’s not fancy. The shared bath was a blessing in disguise, imho.

Caroline
4 months ago

I love the floorplan and overall design. One thing I would have taken out though which is the closet in the guestroom, especially such a big one! Do they want their guests to move in? 😉