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We are going to add a master bedroom to the second floor of our house. We are looking to add space but also add value to the home. We have a second child on the way and will be out of bedrooms with the current layout.
The architect just sent me the first round of plans (see attached). I am looking for opinions and I am also looking for furniture layout ideas.
This addition will add a fourth bedroom\third bathroom to our house but it will remove closets from two of the current bedrooms.

Below are some questions and the answers I received from my architect on the plans:
• Is there any way to use some of the new space to create closets for Existing Bedrooms 2 & 3 or is that a waste of space?

i can give bedroom 2 a closet from the new area but only if we swap the bathroom and closet. As for bedroom #3 the only way to give it a closet would be to take space from within the room i dont want to take space from your Master.

• Is there a reason there is no window in the Master Bathroom?

There really is no reason i can put one in if you want one. It would have to be a small one since it would be in the shower.
• Is there a reason the windows are located where they are in the Master Bedroom?

The windows in the back are centered with the windows below. as far as the third window its placement is based on the best location as far as furniture layout.

• Are pocket doors possible for all the doors in the Master Bedroom?

Pockets doors could be done however the pocket door to enter the room would would not be recommended since there would be a wall that would touch the opening for the pocket door.

• Is it possible to swap the location of the W.I.C and the PROP BATH? I am not saying I want to do this.

Yes

Second_Floor.pdf (27 Kb, 42 downloads) Proposed Plans

quote:

This addition will add a fourth bedroom\third bathroom to our house but it will remove closets from two of the current bedrooms.

First things first: in some locales, a room cannot legally be called a bedroom unless it has a built-in closet---which would be an issue at resale time. If that is the case in your area, you'll want a closet in every bedroom, no matter how small or large. Check with your local zoning office.

As for a window in the bath, have you considered a skylight?

Agreed, a closet's required in most areas to legally call it a bedroom. Surprised your architect didn't comment on this. Even if your area's an exception, IMHO you'd be severely damaging your resale possibilities and maybe depressing the value of your property. As a practical matter, don't you need those closets?

Have you considered purchasing nice, stand-alone closets (e.g. IKEA closets) and building them in as permanent in those rooms? BTW, I didn't check the dimensions on your floor plan so don't know if a space issue in those bedrooms makes this option unattractive. If I understood your post correctly, the issue was the mbr's space.

Good idea from aych to add a skylight in the m-bath. I personally love the idea of the window in the shower, assuming your exterior's private. (If privacy's an issue, you might consider a frosted, removable overlay for the window.) That might prevent you from switching the WIC and the bathroom. (BTW, why did you ask for that swap?) Thinking again about the light issue, you could also consider a solar tube - usually cheaper installation (or sometimes diy) than skylights. How about both a solar tube/skylight and the shower window?

WRT the rest of your list:
Sounds like the window placement makes sense. Incidentally, most parents don't want entry pocket doors in the mbr b/c they usually don't lock. Another option might be barn doors for the bath and wic - they come in many styles. Any particular reason you wanted to swap those rooms? If it prevents you from enhancing the bathroom's natural light, I wouldn't do it.

Took a quick look at your plans. If you do the pocket/barn doors, would that allow you to have a vanity/sink on each side of the bathroom? In addition, assuming a pocket door, could you have storage on both sides of the wic?

WRT adding value to your home, yes, adding s.f. typically adds value. Don't expect a return, however, over and above your costs. In addition, you might cancel it all out, if you remove closets.

Good Luck!

JMHO - all of it, as usual.

As a former realtor,I would never recommend removing closets from BR - ruins resale and most places those rooms are not considered and can't be marketed as bedrooms. Try to come up with another way. Have you looked at reworking the plans and backing up to the existing bath upstairs?

Thinking again about your closet issue - was previously hoping that the IKEA options might help you maximize your limited space. As I mentioned above, don't understand why your architect didn't explain their importance and the potential significance on resale.

Had another idea - would it be possible to build-out floor to ceiling closets on either side of a twin bed in each room? You might design them with doors and double hanging rods on either side of the bed and closed, supplemental storage above. Or, how about shelving on 1 side and double hanging rods on the other?

Unfortunately, with this plan, the bed placement basically becomes permanent. I'm assuming your mbr addition reduces these bedrooms to 1 child per bedroom, maximum. Seems like a crib would also fit in that space. Again, haven't double-checked the room dimensions or other limitations (e.g. windows, door) but something like this might work for you.

Lighting could be placed in the center, on the underside of the upper closed storage, in the overhang above the bed. Sconces could also be used as reading lights.

On the wall above and behind the bed, below the center of the closed storage, you could think about a fabric-covered, padded headboard or even a pegboard of some sort to display each child's art.

All, JMHO. Best of luck to you -

This message has been edited. Last edited by: blueday,

I have the architect re-doing the plans. We are going to extend the second floor 2 feet so we don't lose any sq ft in the Master Bedroom when we add closets into the existing bedrooms. I will post the plans as soon as I get them.

I am concerned about the Master bathroom layout. We are leaning towards a shower in there (no tub). I want as much natural light as possible and also I want it to feel as large as possible. That is why I was thinking about pocket doors and skylights that open.
Is there a better layout then what the architect is proposing?

Is that a bad idea?

If it was my plan I would swap the bathroom and closet places so you could have a window in the bath that wasn't in the shower. We've just been working on plans to add a bathroom and WIC to our unused living room to turn it into a downstairs master bedroom.

So glad you're able to extend the mbr to accommodate those closets. You didn't mention (IIRC) that the option was available so I incorrectly assumed it wasn't, either architecturally/structurally or for budget reasons.

WRT your shower only option, JTS, I would try to avoid that, if this was my mbr. Don't know what (if any) resale plans you may have but, for resale purposes, that bath would only be considered a 3/4 bath. Besides that - yes, it's functional, but it doesn't scream luxury to potential buyers. Obviously, again WRT resale, other factors can be significant, e.g. comparable properties within your neighborhood/local area. Typically not a good idea to overimprove your property, IMHO.

I previously posted about the mbr and wic layouts plus the doors so won't repeat that. Incidentally, we had a large window in the shower of a previous home. That home backed onto open space. Can tell you that the view provided a nice respite when taking that usually rushed shower to get out the door. It also had something of a "cool" factor when resale time arrived.

Great to maximize your natural light, IMHO. Don't know if you have any cost limitations buy you might think about a hybrid option - say skylight in the mbr and solar tube in the wic. Doesn't hurt to have a little natural light in a closet, either.

As always, it's JMHO. Good luck, JTS.

This message has been edited. Last edited by: blueday,

Having been project manager for a large spec house which had window placement planned similar to yours though larger,we are very happy we changed to single windows spread far enough apart to put a king bed between especially since ours was a side wall where there was not a compelling reason for alignment. It looks like yours is a rear yard which shouldn't be a concern. We also added a MBR to a much smaller house and the spread windows worked well there also. I'd definitely swap the closet and bath to allow for a window outside of the shower; the smaller house we did has that exact layout and we used a 42" wide x 18" high double awning type set high for privacy which matched the cottage type house well.

If in adding the two feet (I suspect you're cantilevering the back wall) the existing wall between the old and new can be moved back the two feet, I'd build the closets betwen the room entries and the side walls rather than in the old/new transition area.

Thanks for the all the input. Attached is the new drawings. Cantilevering the back wall enabled us to add new large closets in the existing bedrooms.
We also moved the bathroom so we can add a window.

Would reducing the closet width make sense to increase the unable wall space in Bedrooms 2 & 3?

What does everyone think of the window locations? Where would you recommend putting a queen bed, dresser, etc..?
Is the WIC closet large enough for 2 people?
What do you think of the location of the skylights?

Hi JTS, your attachment link didn't post so can't comment on much, if anything.

Don't know the WIC's dimensions or your specific spatial needs but have you considered installing a closet system? They're available in all price points from diy wire shelves at big box stores or IKEA systems to professionally designed plans complete with beautiful hardwoods. Software's also readily available to aid in diy planning, if necessary.

Will look forward to seeing the revised plans.

Sorry I guess I forgot the attachment.

Attached is the latest proposal. We shortened one of the closets. I think this fits our bedroom set better. I have also dropped in the proposed layout of the furniture.
Please let me know what you think.

FYI - I think we are going with a vaulted ceiling that will match the roof line.

I am starting to think about the shower layout. I am guessing the shower will be 3 x 6. Trying to decide on full glass doors, no door (not sure if it is big enough for that), of a half wall with a glass door.

Second_FloorV3.pdf (34 Kb, 9 downloads) New Design

Oh, that is a much better plan with something for everyone. And closets for all bedrooms