I'd like to see the redesigned bathroom - as I worry that 2' won't be enough to make this a good aging in place design. The master bath is very tight now.

The rest of the house appears to be compact and tidy, with space where it is important to you!

I'm missing something here. Your living areas face North? You'll eat breakfast in a dark (NW) kitchen? (Eating area is too small for more than four.) You're Seniors, but you have two sets of stairs? You have kids and grandkids visiting, but no place for children to 'be', separate from the adults?

I, too, question the 'snout garage' when you have a large lot. I don't like to walk through a laundry area. I'd want a larger master suite. I'd want a wall for the bed -- and a view, not a wall of closets, on the west wall. (I'd also prefer not to have to cross the MBR, bathroom to closets.) MBA is too small.

Nice. I would stretch the master to the north a bit (or the front of the house (but not the garage a few feet to the south. A few extra feet can enlarge the bath a bit and move the closet to the bathroom wall which old be a good noise barrier and would allow you to put a window or door in the master to the patio. Eliminate the other door to outside at the end of the master in favor of a large window, ideally you can have windows in three sides of the master bedroom.

Living area is nice size with room for isles, but dining area may be a bit tight. I like that you have western windows in the dining area.

I don't have problem with 'snout' garages in heavy snow areas. Much easier to clear the driveway.

Thank you for the comments

the lot is only 100' w and there are 15' setbacks from Side of property. It is 700' long tho

we plan to get rid of stairs in garage

and yes, the bedroom closet will be moved close to the bathroom

the kitchen and dining areas will be widened by 4'

How long do you think you and your spouse will be able to comfortably negotiate the stairs and second level?

100' wide with 15' setbacks still allows for a 70' wide house with garage.

I would instead consider building a house that is longer front to back and narrower, with the garage to the west side. I would absolutely open up the house to the south side more so you get the sun and light. Otherwise you're going to have a very dark house that doesn't help with passive solar heating either.

And like others have said, what will you do about the stairs? Will you also have an elevator for when you can no longer negotiate the stairs?

They don't need to negotiate the stairs, all their living is on one level. My dad hasn't been upstairs in a good 15 years, nor down to the basement in at least 5.

I'm much like you: My husband and I are planning a similar-sized house for our retirement. I like the layout of the main rooms -- the kitchen, dining and living rooms -- but I think overall this house is "almost right". Does the website where you found this have a feature that allows you to search for similar plans or plans by the same designer? Often you see multiple versions of essentially the same plan -- but some a bit bigger, some with a slightly different garage, or whatever.

This plan makes me think Nice Starter House, not Retirement House.

Specific things I think could be better:

- The dining area. You say you're looking forward to visits from children and grandchildren -- what size group will you expect to feed? If you're sticking with this size, I'd ditch the door; after all, you have a sliding door only steps away in the living room, and this door will be blocked by the table. And I'd consider banquette seating -- I love it anyway, and this is the perfect spot for it.

- The kitchen is small, but you said you're looking at making it larger. With only straight cabinet runs, this'll be an economical-to-build kitchen.

- The mudroom. This backs up to a large staircase -- will you have half-height storage underneath? I'd definitely want to harness this space, even if it's only for holiday stuff.

- The stairs themselves are a problem. The day may come when you can only live on the first floor of this house -- are you okay with that?

- I definitely think the master suite could be improved -- but, placed at the back as it is, this should be easy. Think about handicapped access to the bathroom; I've read that the ability to bathe oneself is the first thing that's lost. I'd place the walk-in shower across the back wall so it can be large and the toilet where the shower currently is.

- What are your plans for the downstairs bedroom? If you're thinking of
an office, you might downsize its bathroom to a half bath (just enough
for guests), allowing you more space in the master bath.

- Still thinking of the master suite, I'm no clothes horse, but I want more than that single closet in the master. Ideally, I'd place the closet against the bathroom wall ... this would give you a sound barrier between the bathroom and the bedroom ... and it would allow you windows on three walls -- which is very nice!

- And I'd lose that door to the back yard /replace it with a door to the patio. In an aging-in-place house, I like the idea of a door straight to the outside -- fire safety, you know.

- With aging in place in mind, I'd like to see the laundry room nearer the bedroom. If you could move it over to the right side of the plan, perhaps you could steal a bit of the mudroom to enlarge the kitchen -- imagine just recessing that small cabinet into the current mudroom ... that'd give you an extra 2' of cabinet /countertop on both the back wall AND the island, a fairly big size bump.

- Northern light is the worst possibility -- cold and unflattering. Are you locked into this location/orientation?

- Oh, and I hate the see-me-first garage.

In closing, I'd term this house "Nice, but could stand some tweaking".

As a retiree and senior I'm afraid that I couldn't live in the floor plan as shown. Why--because the design simply shows what's required for functional living: places to sleep, places to eat, places to gather. What about all the things each individual, wife and husband, like to personally do? For example, I'm a painter and I need space to paint, store my paintings, use my computer, etc. My wife is similar with her own interests and enjoyment. Each of us prefers to not have to negotiate stairs for all of these things. In our compromise house, I do go to the second level for these things, but my wonderful wife cannot and so the ground level must have provision for all of the common uses plus her special preferences.

This plan is simply generic and doesn't address anything beyond daily existence IMO! If it fits the needs of the poster, then my very best wishes. I simply hope they have looked into the future before starting construction!

Hi all, thank you for all your suggestions and comments

Virgil, we are ok without designated areas for hobbies or interests

mrspete, the kitchen and eating areas, mud room all will be enlarged as will the master bedroom and ensuite. The closet will be placed by the bathroom as well

the home is 2000 on 1st level and 2000 on lower level for a total of 4000 sq ft. Of living space.

The lot faces north and north west, the street side is south. Unfortunately we must deal with this.

cp artist,. The stairs go to the basement which is largely for guests. which will include 2 guest bedrooms, guest bathroom and rec area. All living is on main floor.

mojo mom. We plan on getting rid of door in bedroom

Again, I ask, why are you squeezing the house and making it so narrow. Why not make it longer front to back since your lot is long. By sticking the garage on the front you're cutting off a great amount of your light. In Canada I would think you'd want the passive solar heating?

As I said, you have a 100 foot lot. That's not peanuts. With 15' setbacks that still gives you 70'. Just pull the garage back like so, and you've opened the whole front up to allow light and passive solar into the house. Yes the house would have to be a bit narrower but why can't it be longer?

Thank you cparttist. You are right, and the designer has similar plans witch let in light from the front as well. The garage is pushed more toward the Side of the house.

we are looking at altering this plan.

I would also look at a different way to enter the kitchen from the mudroom. One suggestion, would have the door closer to the stairs, so people entering would not be directed to go thru the work zone.

Merits, thank you. We will be tweaking this

lan for sure

I would definitely make those stairs "L-shaped" with a proper landing midway, especially since this is going to be a retirement home. You will be able to navigate them more safely for longer. And I would get rid of that horrible closet between the master bedroom and the back porch. Since you would want a door for fire safety, why would you not want a door leading onto the back porch? Good luck!

Consider retaining an architect to design a home that will meet your needs and respond properly to the site. I think a much better layout can be designed to meet your criteria.

Hi mark We are looking at involving an architect

mayb an architect can marry the 2 plans I have chosen abovf

I can not speak for all architects, but for me I prefer gathering from a client their wants and needs through a face to face interview; then I perform a site analysis. In this way the design solution is honest and not driven by someone else's preconceived notions. Plopping a altered plan on a site is more work than it is worth and contrary to organic design.

Hi mark, I totally will consider your advice