I do not understand the need for 2 staircases.

Master downstairs and children upstairs. When they get to the age of wanting to sneak out, they can’t do it w/o passing MB. I know your kids are angels but just in case.....

Kids don't sneak out any more ... they find plenty of "bad" things to do and see online, in the comfort of their own bedroom!

Oh yeah they do. And when they don't, others sneak in!

Better to have the teenagers watching TV on a different floor than the tired parents trying to get some sleep! :)

I've also never seen a long L two-story, but that doesn't seem to matter, as long as the overall layout makes sense. I'm definitely on a different floor from my daughter and always have been -- better when she was young and we didn't want our evening ablutions to disturb her, and better now that she's up and around the house before we want to be up. Trust your assessments of your own family and preferences.

Thanks for your comments! I neglected to mention some information....The lot is long and narrow, so the one story plan is 111 ft. from back of house to front of house. Back of house is the master, front of house is a boy's bedroom. Likelihood of sneaking out - high! The two story would reduce the length of the 'L' and have the master above the long part of the L. Two staircases because one would drop to the end of the bedrooms (my 3 year old's room) and front one would drop into the main part of the house and the other bedrooms (2 boys). The house would still be fairly long, so walking from the kitchen, down the long hall and up stairs seems way too much trouble! We could just do one staircase up front but then we'd be further from our 3 year old. Also, right now we have the two boys upstairs which is fine, but don't want the third bedroom upstairs because when my oldest is 17, youngest will be 7 and don't really want the proximity. Hope that makes things clearer?

Have you considered talking to a local architect?

All weird. And all much too expensive to actually end up happening.

you know the girl won't be 3 for very long, right? think ahead if you're staying here for the next 10-30 years. As for having the third bedroom upstairs when the eldest is 17 and 'not wanting to be near the 7 yr old',,I hope you're not considering that out of consideration to the older one. because, he doesn't get a say so. unless he's paying the mortgage. Can't the bedrooms upstairs be spaced out like a normal house w/the bedrooms upstairs?? kids were in close proximity in those homes. like, really close. and shared the same bathroom. why not make a room for her upstairs w/her own attached bathroom and have it at one end. have the boys in the middle and the other end w/a shared bath.

A house with bedroom and full bath (or with shower only) on the main floor is considered quite desirable around here. I would be looking for a two story situation, possibly with the master suite on the main floor and the other three bedrooms upstairs. I understand that market value isn't a primary consideration for your remodel but it is always wise to have a house which is easy to sell if it becomes necessary. A bowling alley hallway is a difficult layout unless you are looking to install a permanent art gallery

Master retreat upstairs sounds lovely.

First floor master, all kids up stairs, one staircase and done. Get an intercom thing for the three year old. Or build the one story, more expensive due to to additional roof line, and move on.

And I must joint Beth H re: children input. Why? Are they paying mortgage? Are you, as parent, not smart enough to decide what’s pretty, safe and comfy for your family? I want to throw up every time I see on HGTV that a 3 YO decides his bedroom color. Then when job is done, he could care less. He just wants to play. Suggestions from family members: yes; last word: only if they are mortgagees.

With 3 kids that age (and for the next 10-15 years), I promise, by the time you reach your Master Retreat each night, you will enjoy it for 5 minutes before you are fast asleep.

Master downstairs, or a single level.

The master upstairs sounds wonderful but in reality the master on the main floor is a better idea and also works for the day when you hate climbing stairs.I will comment on the thought of boys having a sleep over with a young girl in proximity I would hope you raise your boys with respect and in turn they guide their friends but to be honest whenever our kids had a sleep over they all went to the basement since sleep was really not on the agenda.I do think you need an architect to guide your plans.

Thank you to everyone for their ideas and comments. We are currently working with a designer with engineering experience. There will be another ensuite room downstairs which could function as a 2nd master for resale concerns.

@new-beginning - You got the idea for why I don't want all three kids upstairs - thank you! When my sons are in HS, my daughter (and her friends) will be 4-11. My boys are VERY respectful, but I think we all know how *some* boys talk and what they talk about in HS. My boys WILL have friends over and if they're all upstairs having a sleepover or just hanging out, watching a movie or whatever, I really don't want my daughter (and her friends) hearing conversations, etc. that are not age-appropriate for her/them.

@Beth H and bossyvossy - I am most definitely NOT letting my kids decide anything about this house! They actually don't want to leave our current house at all :) They won't have any say on anything in their room or the house set up or anything! This is all for how we believe the flow will work best for our family.

@chocolatesnap - You may be right, but right now, we cherish our time after the kids go to sleep. That's the only time we have to watch a movie together or enjoy a glass of wine or whatever. I am sure that we would still be able to isolate ourselves on the same floor with the kids though.

Thanks again, everyone. I think while the upstairs retreat still sounds amazing to me...the costs involved with adding a second floor probably outweigh the benefits.

A second floor is a lot less $$$ than the additional roofline for a one storyI'll take bets on that

@JAN MOYER - part of the 2nd story would be over the existing house which would then need to be reinforced for the extra load. The portion that would go over the downstairs new construction would be cheaper as you say. Thank you!

Actually, a second floor over an existing first floor is usually so expensive that the project never happens. It’s usually cheaper to do a teardown. Because you’re doing foundation reinforcement, framing reinforcement, and all the while trying to minimize damage from having the roof torn off for 6 months.

Most people who want so much more space end up moving and buy it. That’s also a lot cheaper than a nutso remodel.