thanks for all the comments. Babs - good idea about using the EC broken apart in other rooms. We had initially thought we would just use it in the basement when we finish that out. to those of you who would NOT match the mantle to the FP, would you match it to the wood trim? Floors (HW)? Something different? Also, the budget is an issue here as well. The built-in window seats are figured into our cost estimate, as is a generous (I think) FP allowance, so it may not be too much more to add the entertainment center built in. BUT - that being said, we are already holding our breath waiting for the bank appraisal to come back. We have awesome credit and a decent income, but the appraiser mentioned looking for comps that have sold recently (not new builds, though I would hope she'd compare to those too if there are any). But we've seen older, outdated 5beds selling for a fraction 1/3 to 1/4 less than our estimate. Wish one of them would work for us, but they are not all that inticing on paper. Being such a large family, we have pretty unique needs too. We'll see how it pans out I guess. ANSZ - the windows are NOT necessary. The larger bank on the back of the house faces south and into the woods. That is the view we really want. That side actually faces the neighbors house, though there is a decent band of evergreens and some large walnut trees there, and a good acre or more between the houses, so not really looking directly into them. Also, the house has a significant roof overhang, which is kind of a mixed blessing. We are worried about the house being "dark" and want the windows to provide as much natural light as possible, but that side won't be getting a lot of direct sun. But the downstairs is very open. I thin the dimension when you add in the walkway that runs from the front door to the back porch and the kitchen, it is about 34 x 19. Those windows end the long wall, so the architect recommended SOMETHING there to break up the wall. Also, given our large and growing family, we were planning on the window seats providing additional seating for family get-togethers without us needing to make the room larger. KSWL - I THINK they are the same size, or certainly could/should be. The drawing program is pretty simplified, and I don't like how it protrays the "snapshots" that I post. It looks better on the mock-up inside the program, but even that is simplistic. The initial plan has them drawn the same, but it is a bank of two together only on the right side of the entertainment center, with the fireplace in the corner on the left, not flanking the EC. in that drawing, each individual window (both in the bank of two and bank of 3) are the same.

the first option is not old fashionable..it's traditional..a pretty classic one. it will be much more in line with your tastes as you explain them, than stacked stone you don't need to prolong the wall visually there-and the more massive fireplace will partially obscure the window..they're just too close I'd go with a first option..or variation of it..then I'd balance the window with an art over the fireplace that you love. The fireplace will also be lighter and read more natural. I'd consider window treatment as well. Do you need privacy there, light control? Maybe you can go for more stationary treatment, like one curtain pulled to the side. or maybe a stationary cornice..same color as the wall whatever it will be..will make window look shorter, more framed. In any case requires careful consideration. you'll have time to figure it out when your new freplace will be in; but start looking at the pics etc. the window seems a bit too tall..any reason for that? how does it look from exterior? do you need more light in the room? It dwafs the door a bit I know there are tricks to make a window seem shorter than it is..if that's what you'll decide to do..even with moldings..I don't remember enough about it right now though maybe you'll be interested in this blog https://laurelberninteriors.com/ (her taste is new traditional..she writes a lot about everything including windows, fireplaces, etc, and is an honest and amusing writer too) or in reading this author https://www.amazon.com/gp/product/0307408655/ref=oh_aui_detailpage_o08_s00?ie=UTF8&psc=1 he is famous for his work of combining traditional with modern touches. obviously he's opionated about some stuff because he explains his own style; but lots to learn and admire anyway

There are window films to help with direct sunlight and the fading of decor. These windows are filmed yet that still lets in a great amount of light if no treatments of some sort. As for the floors, they are the original hardwood, are 21 years old now, and they need a new lease on life or a complete change. We are ready for a change! Kids are grown but we have two dogs, so we are considering wood plank tile.

I think much depends on the kitchen layout, the view, personal preferences and amount of cooking done, type of cooking that is done, type of appliance (gas/electric) along with safety. There are rules on how close anything combustible is to a heat source. This photo tells me the designer/owner doesn't have any common sense. Open flames with that window treatment and wood window frames and wall treatments? How to burn my house down 101. This looks safe, but I am not sure what the benefit is looking out at garage doors and their driveway. Do I want people walking past me while I am cooking as they come to my front door? I love to cook and bake and do my own canning . . . I also love experimenting with all my tools (aka toys) - steamer, air fryer, deep fryer, insta pot, Sous vide, pressure fryer, different mixers, choppers, blenders . . . I need lots of counter space and lots of cabinets for all my toys, so I would be unlikely to give up cabinet space for a window. I also cannot make a bushel of peaches into peach preserves without the entire kitchen becoming a sticky mess and when I make funnel cake the grease splatters as I funnel the dough into the pan. Immaculate kitchen is not within my realm of reality, so no windows near the stove for me. My favorite kitchen didn't even have a window over the sink. It had storage along both sides of a long, wide, galley kitchen other than the hood over the range and had clerestory windows above the cabinets. I can generally keep the ceiling clean, so those windows were safe! I know others who seldom cook a full meal and a few with secondary kitchens for cooking messy meals and a whole bunch of people somewhere in between. Just make sure that the design you choose is safe (meets code), functions well for your style of meal prep and will make you happy.