@JAN MOYER Elvis is still in the building, yes the thing you pointed out is the worlds most hideous window in my opinion, which is a good part of why it is mostly covered and stays that way - also the fact that with the sideboard there its impossible to operate the vertical blinds which barely work. It goes down to like maybe a foot? above the kitchen floor and the frame for the transom window across the top portion is exactly at eye level and the casement cranks on either side of the three pane main window you basically have to kneel on the floor to operate. I can only assume the last designer/owner intended that space in front of the slider and that window for like a small circular table for eat in. In one picture they also had a dining table in the space between the end of the peninsula and the buffet - I have no idea what they used either theoretical dining room for. The sliding door is on the left wall and is uncovered all the time because the blinds are broken.

I think @thinkdesignlive is exactly right. It is steel beam construction and the beam rests on that corner so I don't think its as simple as pushing that wall into the den - there is also a window in the den and I am not sure how that could impact moving that wall which also continues into the hall and is where the door down to the basement is so that would just stick out oddly or the entire basement staircase would have to be moved - Its likely just impractical for trading a few feet between rooms. But it is possible I am not understanding because you mentioned that "nothing needs to be extended for load" which I think would leave a big beam about 19" wide and 29" from the left wall sticking into the room.

Switching to a swing style door vs a sliding door is an interesting thought - I have no particular attachment to the sliding door its just what is there now.

I am not really sure why the Den and Garage entries don't line up - the den entry is a pocket door so there is no reason the doorway couldn't have been made more to the right. I will have to contemplate the closing the opening to the hall - it would force a lot of traffic through the dining room to get to the basement, 1/2 bath, and entry and would certainly make the basement storage of bulk items considerably less convenient but could mean more storage space upstairs.

Moving the den door to align with the laundry door is easy (and the benefit is more storage along the wall that backs the stairs). But closing off the kitchen to the entry hall would not be a good idea. Rachel post back after you have done the homework with the GC.

@thinkdesignlive we have been in the process of getting quotes since January - what specifically are you looking for here?

Is the GC pricing out a SPECIFIC plan for you? If not, they should be. If it were me, I’d show the GC your top 2 plans that you like - one with new windows/doors per the new plan and one with keeping your same window and exterior door locations. Have them ballpark both. Then, once you have an idea of what is actually affordable you can get into the fine details within that layout (specific cabinetry layout, specific appliances, etc). If you need further help you can post back here (or at that point you may be working directly with the GC’s design team and then it would still be interesting to know where you landed). I don’t think we/you can go any farther without that part of the process done. If these GC’s are pricing your project without a plan that is a red flag.

I hardly think that less traveled traffic route through dining is a big deal....... a kid has a first stop in a kitchen after school, and 90% of humans same thing when the GAIN is 15 feet of coffee tea, breakfast , Coffee pot and small appliances TOASTER oven, water et a second dishwasher all the coffee mugs, and a fridge nearby AND a microwave and an opportunity fro real venting.at the range, second dishwasher. and a five foot single opening to a dining room

Kids won't miss the " for the foreseeable future " play space of a couple feet? Mom gets all the gains.. The opportunity for not seeing every piece of real estate in a clutter of "I must have" appliances

JMO.... You can't get to "great" in any lasting way here, and keep all the window and ALL the openings. Nobody is changing habits unless you make it easier to tidy up

The big of big space on a tiled floor, does not equal functional USEFUL space. Sorry it does not: )

You wanted a second dw......"Hard enough to find room for one"........You wanted VENTING and no microwave gives you that venting, it simply absorbs a bit of grease in a crappy filter and sends it back into the room.".....

The fridges seem too far from the sink......no they are not. , and an option is a chest style freezer in the basement needing a clean out.

The left opens to a full five feet, a LESS closed off dining room for school projects, and right closes, The opening to the den? Where the heart on the wall is...... and big deal, ??! A straight shot for kids into den and living room, enhanced if laundry ( if you want to CALL it that ) descends to basement.

Make a drawer for kid after school snacks, ..........

The " Slightly cleaned up" below comparison posted by the op with the average day.........and we "need" all of it' below

Maybe @Debbi Washburn will mock that up : ) as above... :

@thinkdesignlive we have been in the process of getting quotes since January - what specifically are you looking for here?

Which plans from the ones you posted above have you given the GC to get quotes on? What are they coming in at? Do they involve removal of the ceiling light soffits and a new recessed lighting plan? Do they involve changes to any exterior windows or doors?

@thinkdesignlive @Kendrah

Edited to add: Sorry missed a few questions.

Every quote involves removing basically everything down to the studs - ceiling and wall drywall, new recessed lighting. No one has specified exactly what the lighting plan would look like but they all include the recessed lighting, some include under cabinet or the up-charge is $1500 if not included. Every quote has been asked to include at the very least replacing the giant window to the left on the top/sink wall so that will require sheathing and residing a portion of the exterior wall in every plan.

From a Remodeling Company (ranked very highly in our area): Estimate $120K -$130K depending on LVP or Tile floors. Asked about removing the window per Debbies suggestion - Estimate Additional $3K Those soffits would come out (included in price listed). I am most confident in this quote being complete since they really handle everything except appliances.

Edit to add: this quote included replacing all the windows and the sliding door - but only included $3k for the door and windows themselves so we already know we will likely go over that allowance.

This one below is from a cabinet supplier so the cabinets come in at around $37K after tax. Contractor to install came in at $53k. Doesn't include counters or decorative lighting - haven't gotten a number yet from them on the window removal. Current ballpark on this one total I have as $110K. Cabinet guy is in the process of redoing closer to @Debbi Washburn's plan without the window and then I can run it by the contractor to see how that changes things.

Edit to add: the $53K included replacing both windows and the sliding door with vinyl replacement windows.

This contractor said $50-60K to install all of this but I haven't gone down to their cabinet place to get a cabinet quote I can't imagine they will be that much different from everyone else so like 38-40K or so. But I don't have anything more detailed than that.

@JAN MOYER I am sorry I don't understand what point you are trying to make in your most recent comment at all.

Exterior venting with a proper hood is a basic requirement in our kitchen I would never agree to a plan that did not include it. Every plan posted has this not sure why we are discussing an over the range microwave at all.

I am not sure what you think we have in our basement but it is in fact the home of our chest freezer and second fridge.

I am concerned about trying to move the den wall from a structural stand point not because the play space would get smaller.

I agree that @Debbi Washburn's idea of eliminating one window really gives us much better options for the stove and sink locations - I really appreciate her pointing that out and we will very likely pursue that.

Moving the den opening to where the heart is wouldn't be a big deal but losing the arched opening I think would significantly impede traffic flow through the house, that is the most direct path to the bathroom from the kitchen and the den and the basement access is already somewhat tight due to the angles so having that much less room to swing things through the door seems like it could be a source of big frustration.

Your idea for a swing door is definitely interesting but I have to work through how much counter/cabinet space we would gain and what we would put there since in the current variation of debbi's plan we are working with the oven cabinet goes in that corner but I am not sure that I would want that right next to the door opening with a swinging door.

Please don’t do LVP floors when you have solid wood floors in the adjoining spaces. It will really cheapen the look of your home. You really will get the best look/best longevity if you continue the wood floors you have. You already have tile in entry and laundry so you don’t want tile either as 2 -3 mismatched tile looks together really cheapens the home. Also, tile will be as much if not more $ than continuing the hardwood. I don’t know where you live but your extensive length of countertops would easily be 20k for granite (not quartz or quartzite) here in central Indiana. 3k for a new window and redoing the exterior around it is extremely low IMO - anywhere in the country. I’d start getting into the weeds with all of these things. But be very sure you’re happy with the plan you are pricing.

You had EARLIER mentioned a microwave over the stove? Whatever..... do you.: )

One more thing I’ll add about flooring which should be your first major finish decision. Your existing tile in the kitchen once removed would require a whole subfloor to be installed in order to bring an LVP product (very thin) up to the same thickness you have (think transitions to other areas where it meets wood and tile as well as the threshold at your exterior patio door). This brings up the cost of an LVP installation. A solid hardwood that matches what you have will not require that. You may find a close match in a pre-finished hardwood or you may have to sand and stain unfinished. Just look at Debbie’s renderings to see what it could look like - lovely and a good investment for you and future resale. Just FYI.

@thinkdesignlive the laundry is LVT and the entry is being replaced with the kitchen as its damaged and the flooring should be continous. I am aiming for ”do it once” type of choices and tile seemd like the answer for that - I have not been convinced on the practicality of hardwood in general let alone in the kitchen - its whole thing is you can in theory refinish it -except in practice that is wildly impractical except when moving in or out. I am not happy with how the hardwoods throughout the rest of the main floor have held up to life and thats without it being someplace wet - so a contractor offered that and I wasnt crazy about it. I am also not sure 3 different woods would be better - right now you dont really notice that the dining and living have completely different wood floors. But there is also a limit to the budget so at some point that factors in and we have been told that the flooring is the biggest place we can make a meaningful difference in the project cost.

At a minimum please include the back entry/laundry in your scope if you can’t match it exactly for the kitchen and entry. 2 real woods and 2 tile looks really is not a wise investment.

And make sure you really vet the GCs installations of LVP. There are many issues with the click lock failing over time if the subfloor is not perfectly straight and free of any flaws. Good prep is most of the cost of an LVP installation and the ‘cheap’ floor is not the ‘one and done’ floor over time.

@thinkdesignlive I understand the LVP/LVT is likely not the buy it once solution - but at the end of the day it might be the compromise that helps the budget - how does the budget and quotes inform any changes you might make to the layout?

You haven’t really responded to the pros and cons of the alternative layouts presented so it’s hard for me to say where your head is at. No matter what you do I would guess your budget will be over 100k and the question becomes how much over and then will that make you consider a different layout if it is significantly over. You really need to get the GC to troubleshoot with you between your top 2 plans. One that keeps windows and doors as is and one like Debbie’s. Only then can you decide what makes sense. I personally would not want a big kitchen without a spot to sit at a table and an island but that’s me.

What you want is an indestructible house and kitchen that will accept little maintenance and must be done on a budget (unyielding,) with roadblocks as to what must be kept exactly as is for one reason or another. We use it, it needs to be "out", I just need to be able to find it....

You're a 100 thousand miles from a plan, because of it. You're worrying about move out god forbid a flooring refinish?

You are going to want to move out when you tackle the kitchen: ) You have nowhere to go in there with a full basement, full garage, a den full of toys and a living room packed with disparate furniture.

The answer is probably LVP everywhere and buy ENOUGH to do it in a piecemeal fashion over several years, as they all get discontinued at some point

Tile , hardwood, multiple woods ? NO . You may as well rip the hardwood, and I can't believe I am saying that.

I'm wondering what is up with your current hardwood that it has not held up well. My hardwood floors are 90 years old and the ones in my last home were 170 years old. They are the most workhorse material I can think of.

I concur you don't want to end up with a hodge podge of flooring so think this one through carefully.

You got quotes in the $110-$130 range. What will you do to bring those down to $100k? Is $100k you absolute max? If so, you need to plan for a $90k design with a $10k buffer because things will cost more.

And what are the cabinets, quality of cabinets, brand of cabinets you are getting quoted for? Am I correct your quotes didn't include countertops, appliances, hardware, did it include the actual new windows and doors themselves or just the labor for installing and framing new windows and doors?

It sounds to me like you need to settle on a plan that actually seems most satisfying to you. I'm not sure which of these plans or hybrid of plans is getting closest to what you want.

And, are you ok with your kitchen having just an island and not an additional table too?

My take on these plans:

- You don't have a solid plan yet -- nothing here that's worth pricing out yet. It's a really hard shape. You don't have a deadline for this project, so keep at it until your plan is RIGHT, and it doesn't feel close yet.

- Yes, you have to consider the whole of the first floor. It's not just a room -- it's a part of the house.

- You're looking at cabinets all around the perimeter of this large space, and that's running your potential cabinetry costs up to 50% of your budget -- before countertops. This is not realistic. Consider making one wall into pantry. Pantries are cheap to build -- just doors and shelves. And they are PRACTICAL.

- Moving a door isn't all that easy.

- Yes, traffic patterns are everything.

- I don't love the tile floors in my bathrooms -- they're cold underfoot, and they're hard /tough on knees and joints. If I had them in my kitchen, I'm sure I'd have broken more things over the years.

- Have you considered sheet linoleum? It's inexpensive and more waterproof than tile.

- I agree that a hodgepodge of flooring isn't ideal. Be careful about transitions between flooring; not only can they look awkward, they can create difficult spots that cause falls for little children and elderly.

- "Do it once" is a wonderful idea, but -- in real life -- everything wears out.

Pantries are cheap to build -- just doors and shelves. And they are PRACTICAL.

This is fantastic info. I can't see this house hold utilizing a pantry. Pantries involve taking things off of a shelf and putting them away after they are used. This family doesn't seem to function that way. Am I correct Rachel? I may be making assumptions.

I read below that you have an extra fridge in the basement. I'm curious why you need two fridges in the kitchen if you already have one in the basement.

@Kendrah

I was originally hoping to do the whole thing for $80k, that obviously is completely out of the question for our area and the size of the kitchen unfortunately. Yes we have some leeway in the budget but $130K is definitely starting to make me concerned about overages as well as not having identified an appliance budget in addition to that and things that aren't included that I know we will need. I know if the quote is $130K we are probably looking at $150K all in at least and that is approaching 50% of what we paid for the house (we got a great deal to be fair and housing prices have gone up considerably since we purchased - but still feels RIDICULOUS). End of the day I think the point is that we do not have the budget for things like major changes to load bearing walls.

The $120-130K quote includes an allowance of $100 sq/ft for counters - the contractor seemed confident that we could get granite or quartz(? whatever the man made sand and resin one is) at that price but I haven't been to any stone yards yet to see what those options look like. It also included $3000 towards the replacement windows and door itself in addition to the labor to install them. The $3k quoted about closing the wall figured saving $1000 on the window that was planned to be replaced but I am not sure if it included the increased cost of the bigger window on the other side, since that window was already getting smaller they were already going to be framing and sheeting/siding that portion of the house anyway so the area being sheeted/siding is only changing slightly - I think that may be why it seems less expensive than people would think it would be.

The table is a recent addition to the kitchen (like in the last month or so) and with the dining room table just on the other side of the wall I have never really felt the need to have a table height space in the kitchen. I floated the idea of having 1/2 the island where people sit lowered to table height and my husband agreed he would rather have it counter height for more work space. I think seating for 6 seems sufficient in the kitchen. I guess I am unsure what the purpose of a table would be in addition to island seating for 6?

We already more or less max out both fridges upstairs and down. The fridge in the basement was there when we moved in so its life might be limited and since our plans are to expand the family we figured it wasn't a terrible idea to have more fridge and freezer space. Columns was sort of the initial plan but the pricing is just ridiculous so most likely we are just doing 2 pretty basic fridges.

As for the pantry I think that depends on what we are talking about. If we are talking about @Debbi Washburn's design with the full height pantry cabinets - I absolutely think we will make great use of those. As for a walk-in pantry we have had long conversations about every design offered here that had one and concluded that none are exactly what we want. They require compromises in other areas of the house that we aren't willing to make, and as Debbie pointed out having things like the toaster oven, pressure cooker, etc in there may not be successful if its not as convenient as anticipated. As an example from today - we made coffee, breakfast pizza for the kids, and protein pancakes for the adults - from the "pantry(upstairs)" came coffee beans, oatmeal, baking powder, cinnamon, sugar and protein powder all of which was put away after we finished cooking. Pizza and some kids pancakes were cooked in the toaster oven, adult pancakes cooked on stove in a frying pan. We don't leave everything out but the blender, coffee grinder, toaster oven and hot water kettle were already out and probably will be out because we use them at least once/day so it feels a little silly to keep putting them away.

More to come shortly.

@Mrs Pete The deadline is ASAP all the appliances are struggling and specifically the fridge and dishwasher have both tried to quit on us in the past 3 months. At most I am unwilling to push this beyond 9 months which means committing to a contractor immediately to get on the schedule since most book out that far.

Sheet Linolium wouldn't be totally out of the question maybe I will float it by some of our contractors.

@Kendrah for cabinet lines - the $120-130K place uses Fab u wood, the cabinet-only quote is for CNC cabinetry Sydney+ line

The hardwoods in our dining room and living room are gouged and marked up from furniture shifting around - the couches are actually supposed to float closer to one of the living room plans shown but they slide all over the place and mark up the hardwoods and just wind up pushed against the walls. I bought some furniture grip things but haven't had the chance to try them out. The stuff sliding around also drives me mildly insane since little kids love to jump and slide things around. The original hardwoods (mostly in the bedrooms) have a bunch of little like knotholes or whatnot that I think look terrible - if I didn't know better I would think it was like insect damage or something. We also had a leak we weren't aware of in the dining room which basically ruined a corner of the hardwood floor and sneaky leaks seem probable in a kitchen. Maybe I have bad luck - maybe I have crappy hardwoods who knows.

Why don't you try taking one of these plans to a kitchen store or a local home improvement center. Or both. These places may get you a better cabinet for less cost.

@RNmomof2 zone 5 several of these plans ARE from local kitchen stores. But then you have to basically be your own GC/project manager - you dont have anyone to run the whole job and make sure things like the tile, counters, hardware, etc all work for the space and with each other - so there are pros and cons to working with a collection of independent contractors vs a full remodeling service. We know that and its why we are getting quotes from both types of places. But quotes are only really useful with a finalized layout - the primary goal of this thread.

Notes on proposed plans -

Anything that takes the office to make it a pantry - We totally see where this is coming from we in fact used that space as a walk in pantry before I needed a first floor office. However, we still feel like this is the best place for my office and if it were to be open to the mud area - it makes some sense but then everyone coming in would see right into the pantry area with all the appliances out which doesn't really accomplish the goal of keeping them less in your face/hiding some of the mess. The idea of moving the play room to the dining room makes sense in some ways but we really like how the kids space is connected to the living room at least for the time being and the dining room table wouldn't fit in the kitchen and I am not willing to give up that specific table.

Plans that build a walk-in into the kitchen: We spent a good amount of time considering these plans but ultimately feel that they would make the kitchen feel crowded, restrict traffic, or otherwise just wouldn't work that well with how we use the space.

Overall we really feel like @Debbi Washburn unlocked the biggest a-ha moment - deleting the window allows way better flow for the sink/cooktop on the top/window wall. We have requested updated quotes on modified versions of that plan (no low microwave - put it above the oven, checking walkway clearances, creating an open coffee bar across from the oven).

As for putting the coffee area on the buffet - I would really prefer not to have all that stuff out in a jumble on the buffet and be the first thing everyone sees when they come in (since it will be right in front of anyone walking in the garage entrance), but being close to the sink would be convenient so I may spend a bit more time ruminating on that.

I’m sorry but I will repeat what I said up thread - I do believe you will easily be $150-160k all in. I would like to be proven wrong on this so keep us posted.

Seriously, who comes in the garage entry? Anybody coming in that way should expect to see the 'backstairs' version of the house.

I have never really felt the need to have a table height space in the kitchen.

This is great. Somewhere along the line I assumed you were looking for a table in here too to seat kids around for girl scouts, and that you were disappointed that this huge space wasn't fitting in as much as you'd hoped. Glad that is not the case.

Furniture and sofa "slide all over the place and mark up the hardwoods".

Yep, you have to put pads or grips underneath your furniture so they don't gouge the floors or slide everywhere. I just assumed everyone always had pads or grips on furniture legs. I guess I have lived my whole life with nothing but hardwood floors and thought everyone does that automatically! No matter your floor surface, unless carpet, any furniture is going to slide on a hard surface.

As for putting the coffee area on the buffet - I would really prefer not to have all that stuff out in a jumble on the buffet and be the first thing everyone sees when they come in

What's the jumble? Isn't it a coffee maker and grinder that would sit on the "buffet" counter top? Can't your coffee mugs and all other manner of coffee accountroments go in the cabinet above the buffet countertop? And, aren't you and your family members the only ones who walk in to the kitchen through the garage? Wouldn't you anticipate that it look like a kitchen?

no low microwave - put it above the oven

If you put it above your oven then how will you have an exterior vented hood? Yes, you can exterior vent a microwave with built in vent but they have truly wimpy draw and won't do what an actual hood will.

ARE from local kitchen stores. But then you have to basically be your own GC/project manager - you dont have anyone to run the whole job and make sure things like the tile, counters, hardware, etc all work for the space and with each other - so there are pros and cons to working with a collection of independent contractors vs a full remodeling service.

The third option, and what many people do is use an independent kitchen designer and a GC. Given what the "designers" at these full remodeling services have suggested by way of designs above, I'd be afraid of their skill level and how well they would be able to make the tile, counters, hardware work for the space and with each other.

I concur it is a nightmare to have to manage a collection of independent contractor while working your two jobs as a mom and running your business. But, you can certainly still have a GC who over sees the remodel of plans that were created by an independent designer.

An independent designer may have GCs they like and have worked with and who could fit you in faster. They may end up saving you money because they are not profiting off of your cabinet purchases but simply giving you recommendations based on their knowledge in the field.

Lastly, I'm kind of dying to know what two adults and two kids under four fill two full fridges with!

I think she meant the microwave over a wall oven and a separate cooktop with a hood. You do have enough room to build pantries where I had the tall cabinet pantries. That may save some money. It would also give you a lot of flexibility in the shelving set up.

A lot of the microwaves today have locking systems so I wouldn't be too concerned about it in a lower cabinet. You could also put it in an upper to the left of the ref - then it is a little hidden.

Just for comparison - I priced this plan out with the closet instead of pantry cabinets and in Kraftmaid Vantage ot would be about $48-$50K and there is 126 sq ft of counter so another $12 - $14k. Now add your labor and appliances.

Good luck to you!

Nice Debbie! That was kind of you! I’m still trying to find a way for Rachel to leave her window/door locations alone - for budget and to keep maximum light. And if she is set on not changing the functions of the adjoining spaces then maybe this would work? I’m team table in the kitchen because I just see it as very functional for a family and larger groups.

@Debbi Washburn - Your plan just keeps getting better with its cost effectiveness. Way to go and thanks for clarity about the microwave.

You can even roll a keffir cooler on to the floor of the pantry in Debbi's last rendition.

Not a pro, but have you looked at IKEA cabinets? (Sorry if they have already been suggested.). They might save you some money, and they are good quality.

Pantry is better as office,,,,,"anyone coming in would see the mess we're trying to hide" were it to be a pantry

It's an "asap rush plan" because appliances are failing ( but these are not luxury, are standard sizes that can be accommodated: Dishwasher, 24" fridge 36" and are both on fail or one and they are best at counter depth especially as there is another ..........

"can't have a drawer micro........" as little kids push the buttons. I guess the tap on the hand and NO word bit the dust.

Again........

" I would really prefer not to have all that stuff out in a jumble on the buffet and be the first thing everyone sees when they come in "

Forgive me.

The entire issue is one of clarity . What must be out and at hand, and what can be hidden. What will be cleaned up and stowed, what will remain OUT because we know we won't put it away. We need it out, but we don't want anyone to see it.

Some Debbi Washburn kind words.....

"You do have enough room to build pantries where I had the tall cabinet pantries. That may save some money. It would also give you a lot of flexibility in the shelving set up. "

Curious....Shelving set up for what , and 100% agree would save money. Will it save the look of the kitchen?

A Floor to ceiling wall of contained storage, DELETES counter top for "at hand: appliances, Admittedly noted above as not likely to be stowed. They will then go where? Onto the island ? We've stated a that a dining table is " not necessary." So they will end up on any flat, horizontal surface, and it will render it difficult to not be seen and more difficult to sit for a meal at any size island..

Pantry.........Whether or not, matters not.

"We totally see where this is coming from we in fact used that space as a walk in pantry before I needed a first floor office. However, we still feel like this is the best place for my office and if it were to be open to the mud area - it makes some sense but then everyone coming in would see right into the pantry area with all the appliances out which doesn't really accomplish the goal of keeping them less in your face/hiding some of the mess."

You can not plan a kitchen minus clarity of use. what MUST be out, what can and will be stowed. A good plan requires honesty, versus a pipe dream that will not ever happen.

Should you attempt that pipe dream? You will have new appliances, better cabinets, new counter tops and flooring of some sort, and essentially the kitchen as you now have, Just a newer mess, versus an older mess.

Everyone in this thread can beat me with a sharp stick. You are still "nowhere".: )

Coffee maker

coffee grinder

blender

Hot water kettle

Toaster oven

water bottles

kefir cooler

sous vide/

vacuum sealer

Bananas

Paper towels

Food stuff.....( rice, beans, kid snacks and bulk are descent to basement)

( list any and all I have omitted

Kids home school stuff.

Keys/ mail.

Someday 4H and 6 - 8 kids baking in the kitchen, ( kids now age 2 and 4 )

Wise Washburn words below

"A very smart designer once said " you may design your new space to solve all of your problems, but you can't design a change to habits" .

Mine...."I've met no leopard whose spots have been altered to stripes resembling a zebra>"

I'll stand back : )

With a $100k budget and no wall changes, focusing on workflow, circulation, and visual cohesion will likely give you the best result.

A few thoughts based on what you described:

1. Treat the beam as a design feature, not a problem.

Instead of trying to hide it, consider wrapping it in wood, matching it with your island finish, or framing the cooking zone beneath it. Many kitchens intentionally highlight beams to visually divide large spaces.

2. Create a clear “working triangle” for two cooks

Since you regularly have two people cooking, try to avoid putting the refrigerator directly in the main cooking lane. A setup that often works well is:

Range + prep sink on the main cooking wall

One fridge closer to prep

The second fridge slightly outside the cooking zone (great for kids, drinks, or guests during gatherings)

This keeps traffic from interrupting whoever is cooking.

3. Protect your main traffic pathway

Since the route from the garage runs through the kitchen, keeping cabinets along that path at standard base depth (24") or less is smart. If you use it as a serving zone during gatherings, consider continuous counter space there with minimal upper cabinets to keep it feeling open.

4. Island seating without crowding

Since you already have a dining room, keeping island seating simple (counter-height stools) is perfect. Prioritize prep space and circulation over adding extra seating that might interfere with workflow.

5. Anchor the cooking wall visually

In large kitchens, the cooking wall often becomes the visual centerpiece.

A well-proportioned range hood can really help tie everything together—especially if you're working around a beam. For example, a handcrafted statement hood (like the ones from SINDA, which offer custom sizing and finishes) can align nicely with architectural elements and make the cooking zone feel intentional rather than pieced together.

One final suggestion:

When you review layouts, try mentally mapping three scenarios:

Two people actively cooking

Kids grabbing snacks

Holiday hosting / buffet-style serving

The best layout usually works smoothly in all three situations.

^^^^

Woah...............................................!!!!! Maybe not the best advertising.

I'm not a pro but I have a trash compactor and I highly recommend it.

...and/or a garbage disposal.

I presumed that the sous vide, blender, vacuum sealer, toaster, and other counter top appliances would live on the buffet. But that I was confused that you don't want to see anything like that when you walk in from the garage. So now I'm not sure where it would go.

I presume you have in your mind Rachel more info than we know and we are just missing a few pieces.

Yes, have you priced out Ikea? I know the price is not as stellar if you are not DIY assembling it, but they are really quality cabinets that last forever. Not sure how their quality would compare to Fabuwood and the other company you were quoted.

Haven't installed counters in decades. Is $100/sq ft high or a reasonable price?

"I presumed that the sous vide, blender, vacuum sealer, toaster, and other counter top appliances would live on the buffet. But that I was confused that you don't want to see anything like that when you walk in from the garage. So now I'm not sure where it would go. "

You left out the coffee grinder, and the blender.

Fabuwood= junk

This is the perfect example of " ask 100 designers, get 100 different answers" . Some follow the "rules" - letter by letter, maybe every other rule, use as a guideline, only use a certain few or throw caution to the wind!

We don't live in your home and we don't have hands in your pockets. We are here for insight, ideas , suggestions ( strong, urgent and outside the box ). You need to find which things are going to work best for you.

I did a quick cabinet comparison to what you posted earlier - it might help sort out the extra storage you are getting. Hope it helps!

Next time I need a kitchen designed (hope it isn't for a very, very long time) I'm hiring you @Debbi Washburn. You are fantastic.

"I did a quick cabinet comparison to what you posted earlier - it might help sort out the extra storage you are getting. Hope it helps!"

Extremely kind calculation of sq feet! : ) . Incredibly valuable if it will actually s.t.o.r.e what is planned to be stored.

What did Julia Child store? What was within easy reach. We'd guess the sixties afforded fewer gadget appliances, and she had no children, just DH , Paul. Quite an unfitted look.

@ Debbie W is right about "ask 100 and get 100 answers". This is the thread with no possible "Yes, do this!! " answer, no real consensus. Some suggestions will contain all that a poster would not want on view, some will forgive any amount of counter clutter. Clutter will make a few ( I am one ) incredibly nervous- others will be accepting of an extremely "active" appearance, as their own kitchen may be just as well used/busy....

At the end of two weeks, there is little agreement as to what works best , beyond the Debbie.W interpretations- for getting things out of sight.

I would only ask in a sort of "kitchen couples therapy session sit down"..............

Clarify the method/s that will work. Only the op duo !! can answer with 100% honesty. If opening a deep drawer to access and then return to a given spot any item,, or even a simple door and same process shall equal bother, ........you should assess that reality/ outcome..

Storage demands money, whether a little or a lot. If OPEN roll out shelves beneath a counter top are the more logical easy access and return? Then you don't pay for a soft close 36" drawer that will be "too much trouble".

If an entire days worth of breakfast, lunch, and dinner appliances need to remain out and at hand, even a wall of inexpensive framing/ Home depot doors, for pantry "appliance" storage will fail - you can only store that which is clean. A hidden walk in pantry, for kefir/.sous vide/ dripping meat, yogurt creation, a sink... and out of sight of kitchen AND the most used garage entry ? Means letting go of current office.

Does that equal full circle to no? Maybe summon Julia C. Even the amount of light required is unclear - a battle between "blinding light" that must be/IS covered and the rotation of SAD appliance in compensation.

For my money? Replace asap , the failing dishwasher, the failing fridge, Start de junking and paring to what is 100% necessary in every area of that house, It would be a necessary task to even survive the remodel chaos. Save yet more money, and put the skids on all, until more clarity is forthcoming. Maybe it's simple "barn /slide"doors on a coffee /breakfast/grind/toast/tea. thing set up........maybe it is just rollout shelves. Perhaps it means a bump out and heated office beyond the garage.. Stay tuned.............................? : )

@Kendrah Thank you for that compliment! I am not as fancy or refined as many of the designers on here. Most of my experiences are making the most out of tight budgets and tight spaces. It is rare that I get to do huge kitchens with 10 ft ceilings and such. I have to take people's fantasy pinterest pictures and translate to a 12 x 12 kitchen taking a wall down to see the dining room!

I love Jan's comments - as usual!

To the OP - all the best to you. Don't stress - you will sort this and make it your own.

Not sure it changes anything but for those curious - current theory is put the coffee stuff on the station by the sliding door and the other daily appliances on the counter run from the fridges to the sink wall - which keeps them out of immediate sight when coming in.

I’m certain there are nicer solutions to the cooler and I have to think about it a bit but I will likely find something that fits in a cabinet.

I have tried multiple times to get rid of paper towels as a general rule unsuccessfully so if anyone has any brillant ideas on that open to hearing them. Where do all you super neat folks keep your ”cherry juice (or worse) just got spilled everywhere need to grab something quick” cleanup cloths? Those would be great to find a handy but put away home in the new space.

@Kendrah @Debbi Washburn

We don’t have an ikea so no i havent priced them out especially given that I would not be at all confident in my measurements to the extent of being able to order cabinets that fit. CNC from what I’ve read is considered a great quality for the money brand - is IKEA really considered better?

Why try to hide that water filter? It's a kitchen. You use that special filter system. Put it on a counter that is convenient for when you use it most - ie for cooking? for coffee? for water bottles? Get a cool little stand for it and put it right next to the coffee bar - out of the way but close by.

We sold CNC for a while and had problems ( pre covid ). Did not care for how things were handled so we stopped selling them. I have no experience with IKEA but heard great things about them.

I would settle on a design first, then comparison shop the brands.

It's possible my brain is on malfunction , but I ask with all sincerity and no malice at all.

This, below...

"current theory is put the coffee stuff on the station by the sliding door and the other daily appliances on the counter run from the fridges to the sink wall - which keeps them out of immediate sight when coming in."

I must ask....please make a list of what must be out. What will NEVER make it to storage, and do not lie.

Aside from pots, pans skillets and their lids. cookie trays , knives, cooking utensils dinnerware and flatwear , microwave containers, paper plates. and the ugly water bottles..what can realistically hide......other than food , oils and seasonings??

What are we "storing? vs what sits on a counter all the time. A room has FOUR corners and whether something is "on view on entry," or once inside? Matters little in your scenario.

Take a day,,,,make list, and pretend you are setting up shop in the new kitchen.

Paper TOWELS " Don't kid yourself, : ) They will be out and should be out. Do the other........together as a couple and make a list and agree to it.

No to the blue cooler, Please. Go back to the pictures, and no I am not begging a fancy pants" kitchen. I am begging one minus chaos.

@Debbi Washburn sorry I should probably have clarified - the water filter is likely to be retired in the new space - we have had it for ages but we recently put in a whole house filter so I don’t think its actually accomplishing much other than as water storage. Its too tall to fit under standard uppers so there aren’t many places it would fit on the counters anyway (other than in front of the window). 🤷‍♀️

What are your favorite cabinet brands?