How much would you use the smaller bedrooms? It seems like you could make both of them larger if you really have to, but don't fall prey to the idea that houses are built with Legos which are easily modified. However, everything is possible given enough money. Only you can decide, with a contractor's input on cost, whether it is worth it to you to make these rooms larger.

I guess I am just wondering if I am missing something obvious. I am sure I could find a way to use them, but I would prefer fewer, larger spaces. I do understand the “not legos” concept!

Do you have any views? Which direction?

Where are the neighbors and how close?

Where is the laundry? Should be on first floor, so see how space can be reconfigured. Maybe primary bedroom door can be changed? Not sure I would like that right off the dining room.

I would find out what walls are loading bearing (most expensive to modify) I would eliminate the closet jutting out into the hallway and convert that bedroom to an office (or pool table room) with double French into the living room - if it is a retirement home age in place criteria should be top of list so the elimination of that closet make the hallway nice an wide for walker needs. Since you eliminated the hall coat closet make the small bedroom (6.9x 7.11) into laundry and mudroom thats such a small room its really almost not a bedroom

Chispa: no real views. There is a nursery behind and neighbor rather close on the right, although shielded by greenery. The neighbor on the left would be our son and DIL.

Valinta: it is a one story home. The laundry is the room marked ”bathroom” on the right (5’2”x6’2”). I agree that the bedroom location is less than ideal. It is also quite small with few options for furniture placement. The previous owners only had one nightstand in there.

Deb S: I like the way you think. I don’t think there is even a coat closet now.

One option (without much attention to cost or construction feasibility):

Green lines are added walls. Dotted line is probably a beam (assuming that is a bearing wall being removed).

I like @Simply Natural's plan suggestion. I just thought it was odd to have the primary bedroom door off the dining room on your original plan.

"This would be a second home and potential future retirement home. I do cook quite a lot and appreciate a well designed kitchen plus space to gather, but it is okay for this house to be scaled down."

Get an architect. The word here is "potential" . How far out is that? What is the rest of the neighborhood, as in very mixed ages, kids, schools etc? What are you paying and what will you sink into it to make it a great "retirement" abode?

You get an architect, you make a wish list.....before you jump on what will be mostly a gut on a narrow lot with a big private back yard...........to maintain in retirement.

Kids have a way of relocating ......in sort of a "we plan, god laughs "scenario.

If you are living in this house during retirement years,you may wish to consider having all doorways wide enough to easily accommodate a walker or wheelchair.You may also need easier wider quicker access and maximum ability to manoever in the primary bathroom.
Never too soon to install grab bars and railings even if you think not needed yet!

1 guest room, 1 hubby room, 1 wife room… you each get a room for crafts, tv, office, yoga, reading nook, whatever your preference.

Seems very chopped up and even though you don’t have great views it seems it would be better to have a view out the backyard then your living room has now to the side. This is just a quick idea with many options if you are able to remove the principal bedroom walls. It will open up that space and depending on budget you can configure the kitchen/dining and living the way that works best

Thank you all for the input. Addressing a couple of points that some of you have made: There is a slider to the patio in what is currently the dining room, so it does need to stay accessible. And although there aren't any "views" eg, water, etc, it is a very nice and green backyard. Plus a HOA to handle thelandscaping.

Agreed that you can't depend on life remaining status quo! But for now, there are compelling reasons to be near the kids. If something changes in the future, that's ok. This doesn't need to be my retirement home, but I do want to find a way to make it livable.

Missed the access to the back yard in my plan above, so here's another option. This assumes the roof is trusses that would span the full width. If not, this would need a beam and maybe a post or two along the LR/DR division.

Thank you! That was exactly what I was trying to figure out. Such an upgrade in the layout!

It’s a great plan for so many reasons.