My proposal for your project is somewhat different from your description. II hope you can see it as a solution to your needs that I think produces the end result you hoped for as accommodations but in a way that both preserves the existing amenities and provides for new uses in a creative way. I do think the end result is a superior plan that should add value to the house and create a space that you will enjoy.
Firstly, I felt strongly that using a bay of the garage to create an in-law suite is not ideal.
· I worry that no matter how well you finish the space it will always have the sense of a former garage, not an ideal guest suite. Access is off the kitchen and blocks future connection to the garage.
· Losing a garage in this market might be a mistake for resale. I think two car garages are a standard minimum now. Assuming the suite could be effectively located elsewhere, the bedroom here I also think offers additional possibilites for improvements to the house.
· Creating the new front garden essentially forces the relocation of the garage door to the front and will make the garage usesless with only the depth of one bay. Otherwise you have to reduce scale of front garden to accomomdate garage entry.
I really think the better location for the new in-law suite is part of the new addition.
Another factor in my proposal that comes from what I gathered from the information provided was the location of the new master suite. A wing to the front is the likeliest place to locate the new addition. But, I feel locating the master at the front is a lost opportunity. After analyzing your program and existing conditions, I think I’ve come up with a solution.
I kept the current master and enlarged it slightly by using the existing closets.
[As one possible option, I propose enlarging the glass doors to the rear and close up the existing east window which is above the bed and not ideal for furniture placement. As a second option, I also recommend relocating the doorway so the bed is not visible from main entry area. I moved the door and centered it on an added new window in the east wall facing the private garden so that you can see out to the view and light when entering the master suite. Neither of these are essntial to my plan but I think would enhance livabiity and value.]
I then utilized bedroom 1 as a new walk-in closet and part of a new bath for the master (more detail on this later).
At the front, I located a new wing containing bedrooms that forms a new entry court. I designed the extension to be about 24 feet wide to match the existing garage wing on the opposite side for balance. I extended the addition about 10 feet further to the East and set it back about 4 feet.
Adjacent to the courtyard, I located a new bedroom (to replace bedroom 1) which has French doors to the new front court. The remainder of the new wing is a guest/in-law suite. The suite contains a bedroom, sitting area, bath, walk-in closet, and kitchenette. The sitting room steps back from the front façade to allow a small trellis covered terrace. This also provides a private entry to make these fully independent accomodations.
Getting back to master suite, the new front wing basically forms a nook behind so I extended the original bedroom 1 to the east to extend the new master bath out into the side yard area. For both aesthetic and logistical reasons, I stepped back the profile. First, I wanted to remain a distance from the existing septic tank. (I’m guessing the tank is about 12 feet from the east side of the house, so my new bath extension is about the same distance.) Also, the bath can have a very dramatic stepped corner wall of glass. I wrapped a fence/privacy wall around the perimeter to create a private walled garden.
The new bath contains a large vessel tub, walk-in shower stall, and a wide double vanity all in a space wrapped in glass. I tucked the toilet into an interior corner using the existing structural window openings to eke out just enough space.
For the walk-in closet, access is from an anteroom off the bedroom and then there is another door to the new corridor. One spouse can get up, get ready, get dressed, and depart without disturbing a sleeping spouse.
To avoid the feeling of a long corridor in the new wing, I suggest widening the hall and then creating a new linen cabinet to resemble a large armoire. Within the anteroom in the master suite, I suggest the same feature.
In the new courtyard, I propose several new interventions. From what I can gather, you are going to replace the openings at the front wall to accommodate any new proposals.
First, I propose to relocate the front door to the left. This allows bumping out a corner of the existing entry area to provide a new closet for bedroom 2 (essential for legal bedroom status). On the new entry side, you can also bump into the adjacent shower to provide a new hall/coat closet. I like entering the house close to the center focusing on the rear view rather than the existing condition where you enter and sort of face a new wet bar.
This also allowed me to provide a major, new water element in the front court. I placed a new stone enclosure wall with an offset entry gate which aligns with the new pool which itself aligns with a new window on the front façade. To the left, you step up to a raised wooden walkway that runs along the pool to the new front door. I covered part of this walkway with trellis which is cantilevered on standards that attach to the side of the pool.
On the east side of the court I placed a gravel walkway that aligns with the door openings for scale and balance, then wrapped the edges with plantings. On the garage side I would propose filling in the existing garage door opening with an inset wall to create a new niche facing the courtyard that would be surfaced in mosaic tile. At the base a slightly raised planter in matching wood wood form a dramatic backdrop for the entry.
The pool feature could contain a fountain at the center and water plantings at the corners. As an option you could extend the new paving on the existing stoop into the house and locate a second smaller pool inside that aligns with the exterior. As another option you could insert a pair of french doors providing views and access to bedroom 2 so it can alternatley be used as a den and enhance the open living area to the front.
As a suggestion for reuse of bedroom 3, I’ve included a reworking of the space to showa new mud room with direct acess from the garage, a laundry room (which should be easily relocated by keeping it on the same plumbing wall) with access off the kitchen, an pantry and a revised bath to now serve as a powder room for the house. All of these items I believe would add considerable value to the house.
Part of my redesgn would require a slight modification of the existing master bath. My thought is you could keep the shower and toilet and simply shift the existing vanity the side wall and create a new opening to the hall. The advantage to this would be that you would not have the hall bath sharing use with pool bath, and you could in fact seal off the pool bath for access only from the outside and provide a small space in the old entry for a bench or storage.
The total size of the new addition is about 650 square feet. Assuming you had budgeted for 500 sf for a new master, combined with the budget for converting the garage space, I think the scope of work is similar. I do think this design gives you a better final product and will certainly increase the value of the house by keeping certain assets that you might othewise have lost.
Below are some images I came across while researching for you project, so I thought I would include them here. I hope you find my proposal to your liking and wish you the best of luck with the renovation and additions.
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