I need an architect to help in a new home plan that won't gouge me but also give some really good detail in what I am looking for:

1. smart layout
   2) take advantage of the view
   3) 3 stories (main floor will overhang at least 1/2 the basement as a covered patio) - I can send photos if you cannot visualize)
2. large open kitchen (minimal walls to have lots of natural light)
   5) contemporary or/and modern
   6) Basement staircase needs to close (don't want to heat - sometimes) it will have a 3/4 bath and guest bedroom

I have attached current plans, send me a price, ideas.

Thanks,