A two story would be cheaper and would be a much more pleasant existence. Having 3' to the property line is barely enough to have a walkway to the rear. It's really really claustrophobic. And unattractive. My first house was on a 50' wide city lot and it was 30' wide, with 10' to each side. The drive was allowed to be on the lot line and it led to a rear separate garage. This worked really well, as the house itself could occupy the width of the allowable setback without worrrying about a garage. I was in the old neighborhood recently and subsequent owners had converted the garage to a one car and the second bay was a poolhouse for the pool that they built. They had also popped out a dormer for the 1/2 story attic upstairs and what had been a 900 foot starter home was now probably a 1500 foot urban gem. It almost made me wish I had never sold it! (But then I remembered the crime wave that the neighborhood went through before it started being gentrified.) With a 53x100 lot, you could easily do something similar, with a drive to a rear garage that could be linked to the main house by a breezeway. The garage could even be a secondary construction at a later time to make the plan more affordable. The courtyard area between the two structures can be a charming jewel type garden/patio area. And the full two story structure can provide all of the needed living space without occupying 90% of the lot----which I think is a very unappealing look for a home.

This won't be an inexpensive remodel. You are creating redundant spaces. A den, living room, and family room. A breakfast table and bar stool area. The kitchen layout isn't so great, especially since you are thinking about doing a downdraft, which is particularly ineffective for the extra dollar amount spent to create it. You're also taking down the barrier wall around the stair? It's not that attractive to open a door right into a living space when you can have an actual entry way that give you a sense of transition between the outside world and the home. You'd better think about the ramifications of taking down that center support wall. Not only will you have to engineer support for the roof, but each of the ends of the beam that supports it will need new footings or support in the basement if you have one. And you've placed a fireplace right in the middle of where the beam will need to be. That's not going to work. It will have to shift one way or the other so the vent can clear the support beam. You can do SO much better! I'd suggest contacting an architect that specializes in remodels and has some sympathy for mid-century or contemporary home designs. And clarifying your actual spatial needs to avoid duplicating them.

I have been sidetracked lately! We have been thinking about adopting a 3rd cat, and now are thinking of a 4th, too. A lot to ponder! My husband thinks I am crazy. Just hope we do not regret! Anyway, back to my sad room. JGBMe: Are you sure you are new? I knew someone here with a similar name and they were always so helpful to me, just like you! No, I am not married to the color in the sunroom. I did not paint it. I just like that it feels sort of done. The PO put in those nice, matching Restoration Hardware curtains and I would not be able to stomach getting similar ones for the same price! You are right, though, the undertones in general are a problem. Part of the issue is that I picked the paint when different lighting was in the room (sconces that were so dim and cluttered the walls). Now the new can lights are good in the daytime (very dark without them), but feel VERY cold and too bright at night. (I dim them, but everyone gets annoyed at me!) Makes the paint look its worst at night. I also agree that it is very monotone. And, you are right about the brick-- that is why I have done nothing! It is just that the brick is so "busy." I feel like the contrast of the bricks makes it look like a Caricature Fireplace. The mirror I have there will have to be toned down if it stays with some Rub n' Buff, I think. Lirio, thank you so much!!! You are a wealth of information. I can repaint the sunroom. I agree that the shades are way too stark. I did not pick them (PO). In fact, I never use them in the sunroom, so I could take them down completely. In the LR I am either going to replace them with something more natural OR get sheers. Part of why I want sheers is that one of my views is my neighbor's stark white house. It is glaringly white, and a very boring view. I wish I could go paint some nice picture on the side of their house, haha! Can't plant anything because the shared driveway is right there. The stained wood trim does complicate matters, for sure. I also don't get why the baseboards are a nice size, but the crown molding is on the wimpy side. Why??? It simply would not fit the character of the house to paint the trim, however. Our stairs are really pretty in the same wood and I love the color of the hardwoods (matching) in the DR and sunroom. I played around with the BM site, painting the ceiling the same color as the walls. It helped, I thought, with not just the trim issue but everything. I will think about painting just the crown molding, though it would be a problem with the trim around the sunroom. I also appreciate all of the painting tips. It is making me feel better because I think NOT not painting the ceiling is not an option. What?? In other words, I have to paint the ceiling! It will make a huge difference. How neat about your honeybees! We just went to hear a talk given by a local beekeeper. Amazing. I bet your hive boxes are the talk of bees everywhere! I'll try to remember them and keep the fun in decorating! annkh, WOW. Love the paint colors you chose. It really makes such a difference. What I like is that the ceiling works so well with the wall color, that it doesn't stick out. Very warm and inviting! Roarah, you are right-- the ceiling contrast is not quite so jarring IRL, but it definitely does nothing for the wall color. The problem is, wall color aside-- it does nothing for the trim. And yes, the curtains look pretty horrible with the wall color. I just put them up for now (didn't mean to use them) because I also am tired of just seeing the stark white shades. I am having a problem with the linen curtains because the fabric I've found is either too yellow or too brown. I don't know where to get a simple "off white." I am also considering muslin, if the color would work better. You are so right that paint should be last-- I broke this rule and am paying for it! Thank you so much for the compliments. I really need them! I get very discouraged looking at the room. I don't even want to be in it sometimes, because it feels so thick with the brown mud walls! And, it's not always clean! There isn't a lot in the room for the kids to mess up. :) Of course, since we are still trying to figure out how to prevent another flood in our basement, we lost a major part of our house and toys are encroaching areas that do not have enough space. Me and my first world problems!!!!!! Thanks again, everyone. I can't even begin to tell you how much I appreciate you helping me with this!!! Seems like there is a lot of work and $ ahead, but I will take it slow. You have helped me focus on major areas that need attention and how to approach them.

This suggestion is kind of taste-specific and might not be your style at all, but I'll share my thoughts... What about this long, lounge-y leather sofa from Article that Chris and Julia put in their cabin? This kind of sectional that's more like a sofa+chaise won't take up too much room in the narrow space between stairs and kitchen. https://www.chrislovesjulia.com/2018/01/sectional-frame-article-sofa.html With the floating stairs behind, I think you need something with simple lines, heft and no legs. The room could probably get cluttered looking very easily with those stairs, so my inclination is very minimalist furnishings. If you must have a TV in this space, I'd put it on the wall opposite the fireplace so at least you can view it from the kitchen. You could put a swivel chair to the left of the sofa so one could spin and see the fireplace. Personally, I don't think I'd worry about making the fireplace a "focal point." The sofa with the pretty stairs behind is a more important focal point, IMO, because it's what you see most prominently from the foyer, the kitchen and the dining room. Here's another layout that might provide some inspiration. Hefty, cool sofa flanked by a swivel chair and a bench. With an arc lamp. . . And a floor plan explanation: