Hi All,

We would love some input as to how to reconfigure our second floor! We have a bunch of floor plans (will post) and can't seem to come up with a solution. We will be building a small addition (size TBD) on two floors, based on an expanded footprint of a screened-in porch that we are turning into a first floor study. We have flexibility on the size of the first floor of the addition, so the second floor addition plans will show a variety of possible sizes.

We currently have four bedrooms, a hall bath and a master bath on our second floor. Our laundry is in a closet on the way to the master bedroom. This set-up is not working since we have a front loader and also hang dry a lot of things/don't put clothes away right away. :-) The door to the front loader and closet always need to be open, and the hallway/closet area has turned into a messy laundry room on the way to our room! We are trying to find a place for a true laundry room (ideally with direct venting to the outside), and we are also hoping to add a sitting room and better closets in the master. In addition, our master shower needs to be completely redone due to a leak.

A few limiting factors:

1) The wall in our bedroom that leads up to the shower/master bath has a supporting beam along the bottom that bumps out. This means we can't easily break through that wall to add new entrances, etc.

2) The smallest bedroom near the top of the stairs has an a/c vent in part of the closet and also backs up to a flat roof with a skylight on it (not viewable in the sketches.)

3) Most of the set-ups either involve a very small laundry room (with room only for the two machines), reducing the size of the kids' bath or creating potentially awkward hallways.

We came up with the option in pink pen on our own, but we are not sure if it is doable/too expensive. In that scenario, we would go with wall closets instead of a walk-in for our bedroom.

We welcome suggestions regarding which lay-out might work best, which ones might cost the most/least and any new ideas.

Thanks so much!

S

Current floor plan

New option that reduces size of kids' bath and moves a closet in some way (ignore red)

New option that includes a long hallway

New option that moves kids' tub but creates small laundry room with no room for a table

Our sketch of a possible solution that would require wall closets vs. a walk-in. Too pricey?

Another option that keeps kids' bath intact but creates an even smaller laundry room/moves a closet