@ worthy Thanks for your insights. We discussed the possibility of adding transoms above the bedroom doorways to bring more light into the hallway. The concern was the expense of adding more height to the second floor. A solar tube (not visible from the street) might be a cheaper option, although I always worry about roof leaks. I have mixed feelings regarding a basement laundry. I like the separation from the living spaces to minimize noise and potential water damage. However, I agree that bringing laundry up and down flights of stairs can be annoying (this is our current situation). At our next meeting with the architect we will reopen the discussion of laundry room placement with the options of: 1) keeping it in the basement; 2) moving the guest bedroom to the basement to make space for a laundry room on the second floor; and 3) using the suggestion of @MrsPete to install a dumbwaiter. Regarding the house footprint, we have tried to be as efficient as possible with the space available. With a narrow city lot (80') in the historic district (zoning requires two story) the house footprint is constrained. We also really enjoy the backyard for gardening and kids play and do not want the house to swallow the entire lot. Overall, I think we have achieved a good balance of a nice size home (3,000 sq. ft.) with most of the features we desire, that also blends into the existing historic neighborhood (the newest house on the block is 100+ years old).

If you are not planning to retire in this house, I'd skip the elevator. Instead, I would have an electric dumbwaiter going directly from the garage to the pantry. That's an instant benefit that pays dividends right now, and it's a useful feature at resale, since it overcomes a major drawback of a "tuck under" garage. When you get ready to retire, you might very well want to move into a one story house in a different place, so I wouldn't go out of my way to build elevators unless that's what the comps are showing for your area, because you will not make the money back at resale. You have to remember, even though you might intend to be in the home for, say, 15 years, on average people move about every seven years, IIRC. Don't overbuild, stick to the comps.

The home I am leaving has a garage under the house proper. The main problem with this is that the bedroom above the garage stays on the chilly side in winter. I don't park in the garage (one-car garage with my stained glass center, treadmill and all sorts of yard equipment), and I would rather walk around than take stairs. In snowy/icy weather I do take the stairs, and the two times I've been hobbling on crutches while living here, I've used the stairs instead of walking around and up, so this scenario is not remotely handicapped friendly. But then again a LOT of homes that don't have under-garage access AND/OR aren't inverted... aren't handicapped friendly, either. You're using an elevator, or at least placing one for future use is good. My brother just bought a home on the coast of Florida with the garage underside. In his case, this helped comply with hurricane code... surges can wash through below without impacting the house proper. (We just hope he moves his cars out in time!!!) He lucked out with Tampa Bay doing a "reverse surge."... with the recent hurricane. He does have an elevator. In your case... I didn't plan for either medical emergency (hey, let's break a leg TODAY!), so I'd recommend putting in an elevator now, rather than later. (I sat down on the stairs and moved up one step at a time, just to provide the visual. Easier on stairs than on a sloping lawn...)

A two storey house is more complicated to design than a single storey house. For example, the plumbing pipes from upstairs have to go pretty well straight down. Your master bathroom sinks have no place for the pipes to drain down because they are over the open area of the great room. Pipes do not need to go straight down in a two story home. The required fall on a 4" drain pipe is 1/8" per foot. With standard fittings you can typically move drains at least 20' in a floor joist. The biggest problem with designing two story homes is doing so in a cost effective manner. Load bearing walls don't need to stack, plumbing doesn't need to stack, your bathroom can be above the living room but making those things happen can add to the cost such that they make no sense in a typical build. The stairs need to be fixed, proportions adjusted appropriately, and the rest is probably buildable if you don't care how much it costs. ---- To the OP... Houses are not a zero sum game. Value considers both what you pay and what you get. Good design is not an expense, it is an investment. If a good design can keep you happy in a home and defer or remove transaction costs associated with selling and moving then it easily pays for itself. Furthermore, if your home lives well for you then it will lead to lifestyle and possibly financial benefits for yourself. I understand that an architect may not fit into your budget, in that case try to find a talented draftsman/designer to help you. I would suggest interviewing a lot of people to find someone who talks to you about your goals and helps refine your vision rather than someone who simply produces plans, as it will help add value to your plan.