Preliminary House Design

Posted by Sam and Julie Sepah on October 24, 2020 at 10:52am

Here are our some feedback about the Option A preliminary design:

  • We want to leverage every space remained on the South side of our backyard. Therefore, we do not wish to expand anything on the East side, which you proposed.
  • See this design plan so you can have a better understanding of what we wish to have in our home. 
  • Ideally, we would like to have a french door that would allow us to get into the swim spa easily from our master bedroom, which I suppose the city allows us to install it near the bedroom. I assume we can make it at least 5' away from the structure, which will comply their regulation. x
  • I am aware that all bedrooms require to have a window for the safety purpose, so can you find a solution that would create a win-win situation for having a big master suite and comply the safety requirements for all bedrooms, including the #2? 
  • Regarding the 2nd floor design, is there a specific reason why it was not expanded over the garage? We are not sure if the city would permit it? 

 - Sam and Julie

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Replies

  • Tim Haley January 22, 2021 at 4:43am

    Just posted updates + see email just sent.  Thanks

  • Sam and Julie Sepah January 15, 2021 at 6:40pm

    Good evening Tim, 

    Thanks for sharing the updated information. We looked at the elevations--we would like to have the raise roof height in A3.1. As for A3.2, we aren't satisfied with the height of its new expansion (master bedroom/bathroom) and would like to have it to be higher to be the same as the height of upstairs bedrooms. Thoughts?

    -Julie/Sam 

  • Tim Haley January 14, 2021 at 4:30am

    Updated Floor + Elevations in link - 

  • Tim Haley December 24, 2020 at 6:30am

    Per your email today (quoted below) - we will work on the roof plan and elevations for Option B

    "After double checking both plans, we've decided on Option B."

  • Tim Haley December 9, 2020 at 12:38pm

    Reply to the below items:

    1. Sure we can remove the veg. sink
    2. I think we should remove the "water heater tank" from the storage but keep the closet as a mechanical closet for the water softener + gardening tools.   The tankless water heater can probably work with 1 on a recirculation pump or 2 (depending on what the plumber suggests) - and these will be mounted on the outside of the house.
    3. Agreed - sounds good and the lower ceiling doesn't affect someone sitting on the toilet (or getting up from it) - it is common to have a slope ceiling above a toilet especially in Victorian Houses in San Francisco.
    4. Yes we can show it as a Bath / Shower
    5. I think it can be expanded up to the window for Bedroom 2 (but no further than that unless we do a 90 degree angle for bedroom 2 window so the window faces south not south east).   We can show both options
    6. Sounds good
    7. I suggest keeping it as is so people don't stand in the rain while waiting at the front door.  To solve the visual issue a window can be added to the living room wall
    8. Sounds good 

      Sam and Julie Sepah said:
    After we spoke with several subject matter experts including you and other contracts and interior designers, here are some of our final decisions:

    1) Is the kitchen's sink big enough (e.g. Farm sink)? The reason why we are asking is because we would like to remove the second skink from the kitchen island, which we wouldn't need it. [Red]
    2) As we discussed, we will install a tankless water system outside of the structure [Purple] however, I need to install a water softener system which it needs an extra space for it. By the way, where would you put the water rectangular in? hall's attic?
    3) After a careful consideration, we have decided to keep the powder room [Pink] in the kitchen zoning. Dont let guests see the toilet seat from kitchen spaces. Place it under the furthest such as under stairways. However, we want to add a small narrow french doors interior between the pastry and bathroom so it gives an extra privacy for our guests. The laundry room moves to the end of our master's closet.
    4) Does the Bath #2 has a sufficient space for the bathtub? [Red]
    5) We are not satisfied with the vacant space in the [blue circle] between the bedroom #2 and master's bathroom. We want to maximize every space we have remained in the backyard. Ideally, expand the bathroom as biggest as possible.
    6) We would like to reuse our long horizontal window from our exiting bedroom and reuse them by placing them in the our living room [Orange] to bring them more natural lights. What do you think?
    7) We would like to have the shortest wall of front porch entryway as much as possible so we can see anyone who enters the door from sitting the couch. [Green]

    We have decided to have a flat roof extension for our outdoor lounge as we took Chris' advice. So we would not need a deck on the second floor. So, please remove that.

    https://drive.google.com/file/d/1aiLfr3VtV8z5cMsl0-V1AYJXOFhAJ7Ji/v...
  • Sam and Julie Sepah December 8, 2020 at 8:08pm
    After we spoke with several subject matter experts including you and other contracts and interior designers, here are some of our final decisions:

    1) Is the kitchen's sink big enough (e.g. Farm sink)? The reason why we are asking is because we would like to remove the second skink from the kitchen island, which we wouldn't need it. [Red]
    2) As we discussed, we will install a tankless water system outside of the structure [Purple] however, I need to install a water softener system which it needs an extra space for it. By the way, where would you put the water rectangular in? hall's attic?
    3) After a careful consideration, we have decided to keep the powder room [Pink] in the kitchen zoning. Dont let guests see the toilet seat from kitchen spaces. Place it under the furthest such as under stairways. However, we want to add a small narrow french doors interior between the pastry and bathroom so it gives an extra privacy for our guests. The laundry room moves to the end of our master's closet.
    4) Does the Bath #2 has a sufficient space for the bathtub? [Red]
    5) We are not satisfied with the vacant space in the [blue circle] between the bedroom #2 and master's bathroom. We want to maximize every space we have remained in the backyard. Ideally, expand the bathroom as biggest as possible.
    6) We would like to reuse our long horizontal window from our exiting bedroom and reuse them by placing them in the our living room [Orange] to bring them more natural lights. What do you think?
    7) We would like to have the shortest wall of front porch entryway as much as possible so we can see anyone who enters the door from sitting the couch. [Green]

    We have decided to have a flat roof extension for our outdoor lounge as we took Chris' advice. So we would not need a deck on the second floor. So, please remove that.

    https://drive.google.com/file/d/1aiLfr3VtV8z5cMsl0-V1AYJXOFhAJ7Ji/v...
  • Tim Haley December 2, 2020 at 6:29am

    Plan update just posted on sheet A2.1

    -Kitchen Moved to Familyroom area, with max push out up to setback. 
    See schematic section Showing height in 4'- 5 1/2" extension. 
    Please note: The family room is step down & slab on grade. Whereas the rest of the house is raised floor. 
    - Added Nook with curved seat in the existing kitchen area.
    -Added Pantry cabinet next to the kitchen
    -Please check - 
    Powder / Laundry room. Cannot add a laundry closet in the garage, as we need 20'x20' minimum clear space in the garage- per code. 
    Also, the Upper right corner in the powder/ laundry room is under the stair soffit. will be only 5' tall at the right wall. 
    As an alternative, you can skip the powder room, since there is a full 2nd bath on the main level? Will need input on this.
    - Master suite: 
    Adjusted closet. 
    Reconfigured master bath to avoid w/c near Bath entrance
    -Bedroom 2- See both alternatives: 
    1. with extended Bed 2 & longer closet.
    2. with Bedroom 2 same as existing, with the existing window to stay. closet adjusted with master closet.
  • Sam and Julie Sepah November 21, 2020 at 7:36pm
    Tim and Chinar, 
    After we made a few considerations, we would like to make some changes in the Plan D design, such as: 
    1) Remove the family room and relocate the kitchen there. The island has a sink and dishwasher. 
    2) Remove the fireplace and then expand the wall with extended skylights. (up to 10 feet). 
    3) Create a simple pantry shelf or corner something like that. 
    4) The mudroom becomes a powder room. 
    5) The water heater moves to the outside which is behind the new kitchen wall. 
    6) The laundry moves to the garage as well. 
    7) Replace the existing kitchen with a breakfast nook. It has a curved bench in the corner and a long horizontal window. 
    8) Instead of removing the bath #2, keep the same location but expand it (which would get 2 feet more after removing the master' closet). Is it possible to have a bathtub in there? We will retain the HVAC and mini closet there. 
    9) Instead of moving the #2. bathroom, the room#2 gets its own small closet on the "north" side instead of south. 
    10) The "unknown" space can be used for more space for the master closet? Maybe that gives more spaces in the master's bathroom?
    11) The master bathroom's toilet station is in a bad place where it too closes the entrance door? 
    12) The second floor plan of either Plan C and D need to be retroactive to the Plan A. 
    These changes [map] would make a better revision in the master suite. Your creative input is welcome as always. 
    Cheers,
    Sam and Julie
  • chinar desai November 4, 2020 at 7:26am

    Hi Julie & Sam,

    We will work on combining the final plan with your notes.

    The next steps will be- Final plan review from you, we will also start working on elevations. 

    And once those are finalized, will prepare a planning application package. 

    Thanks,

    -Chinar



    Sam and Julie Sepah said:

    Hi Tim and Chinar-

    Thank you for sharing option A, B, and C. We liked many things and are getting excited! Now...here are what we decided on per our many many discussions.  

    1. Option B: We want to have the front door entry 

    2. Option C: Powder Room/Mud Pantry room --what a brilliant idea! 

    3. Option C: Kitchen but no pantry 

    4. Option B/C Upper floor design is great --especially with a linen closet

    5. Option C: Laundry Room 

    6. Option C: Masters. (we would like to request one change for the bathroom itself--we want to have a long mirror above the double vanity. Is it possible to move the toilet to other side so that way there'd be a double vanity? Ok to sacrifice the master closest a bit if it has to happen) 

    What's the next step, Tim? We're excited. 

    -Sam and Julie 

  • Sam and Julie Sepah October 30, 2020 at 6:12pm

    Hi Tim and Chinar-

    Thank you for sharing option A, B, and C. We liked many things and are getting excited! Now...here are what we decided on per our many many discussions.  

    1. Option B: We want to have the front door entry 

    2. Option C: Powder Room/Mud Pantry room --what a brilliant idea! 

    3. Option C: Kitchen but no pantry 

    4. Option B/C Upper floor design is great --especially with a linen closet

    5. Option C: Laundry Room 

    6. Option C: Masters. (we would like to request one change for the bathroom itself--we want to have a long mirror above the double vanity. Is it possible to move the toilet to other side so that way there'd be a double vanity? Ok to sacrifice the master closest a bit if it has to happen) 

    What's the next step, Tim? We're excited. 

    -Sam and Julie 

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