We have a two-story house with a walkout basement built in 1995. We would like to add an addition (on two floors) to the side of the house that does the following:
1) Main floor addition - Adding in order to remodel the kitchen and garage entry. The current kitchen is like a galley extending from the garage entry/laundry room and is partially visible from the front door entryway. We want a spacious, bright, and efficient layout with a large island. I am not sure what to do with the current kitchen space after moving the kitchen - husband suggests leaving it open?
The addition must also remodel the garage entryway/laundry room into a garage entry/laundry/mud room. It is currently too narrow due to the laundry baskets. I would like to include the washer/dryer, mop sink and coat/shoe area for 5 plus dog that includes seating/bench. Note that we will be adding a second laundry area on the second floor (see below).
2) 2nd/Top Floor Addition - The 2nd floor is currently all master bed/bath/closet with an inefficiently laid-out bathroom. I want to remodel the entire master bath and closet create a guest bath/bed/closet that can function as a bonus room for resale. The guest room will be used for our three young boys so it will need at least two closets, but we want to maintain resale value.
The addition should also add a laundry room/area (maybe in the master closet?) and have a more efficient bathroom layout. The master bath must include two sinks and a large walk-in shower that doubles as a steam room, I want to put a japanese-style tub in it too and/or have the Jacuzzi tub in the shower-room. I am debating whether to buy one of those one-piece "shower rooms". I prefer the shower room to have a view.
3) Basement level - No interior space is needed. It would be nice to use for canoe/kayak storage, or an ability to finish it later.
Also, I would like a door to the outdoor jacuzzi. The current access from the basement level seem too awkward.
I want plans for the major construction elements - where to build closets, doors, windows, layout the bath and kitchen elements and furniture placement to help me understand the flow/use of the space. Also, lighting and roofing. I am not looking for a full design with finishes, colors, flooring, etc.
I will be taking the final product to construction companies for estimates. I would like your opinion of the approximate cost of the project as well. For cost estimation purposes, note that most of the kitchen pieces can be reused except for the double oven and the countertops, which will be some type of slab. All of the master bathroom must be replaced, or minimally the black scalloped sinks.
The view is to the lake (northeast) and must be maximized. I like the master bedroom's current view and the master bath should have the view as well. The addition should increase that view. The side view is just towards the neighbors, but still needs windows for natural light.
The house is designed based on three giant octagons, so the addition adds a fourth octagon to the layout plus a little more - see blueprint pictures with my freehand addition in red. The size/scale of that octagon is up to you, keeping in mind value v. function. The exact specifications for the addition are flexible as long as it incorporates the general idea of the fourth octagon.
The design style should be consistent with the current Tuscan theme. It should look open and light - nice sized windows and skylights.
The exterior of the house should be consistent with the current Tuscan-style stucco and windows.
2nd floor - We cannot move the stairs or add new stairs, so you must use current stairway - you could expand the landing if necessary. If needed, we could build out over the dining area as well to give more space to the master bath - but I am concerned at the added expense versus value.
Note that the attached blueprints were likely the first approved, but they were definitely not the final. Thus, I retraced the current layouts in blue (using MS Paint, as I am no expert). Unfortunately, those blueprints were in the worst shape. I also indicated the additions and options. Please feel free to look at more pics on redfin.com and google maps. 5724 NW El Rey Drive, Camas, WA 98607.
The winner shall honor the Tuscan/octagon style and the view of the lake. The winning design should be cost effective but still feel luxurious, open, and comfortable for adults and allow kids to still jump/lay on the furniture comfortably. Creativity in those areas are welcome. I like gold/brown tones with wood and sunlight.
Open layout for kitchen is required and appreciated in the master.
The addition can be as large as you feel needed, but expense should be kept below $180,000, and I would be happy with $120,000 if it is possible.
Thank you for your submission!