Thanks for responding.. to answer your questions.. there are large sections of our lawn covered in those weeds in pic #1.. i thought i uploaded a pic, but it looks like it didn't make it, so i attached it with this post. it's like a field of those weeds.. i'm overwhelmed, since i thought it might be feasible to remove them by hand.. there are also patches of crab grass everywhere. there is a large patch of the tallish weeds in pic #2 as well. we understood that seeding now isn't ideal, but our landscaper said that since we have a sprinkler system we could water it a lot and it might work better because we then could try to control any issues with run off due to our slope. as for dethatching - we were told it would help remove weeds and then that it would help increase the soil to seed contact and loosen up the soil. Of course, they dethatched 2 weeks ago and haven't put down loam or seed since, so i'm not sure what the point was now. as for chemical applications.. i have to say that i want to believe that round up is safe, but even if it is.. the monsanto business practices i've read about just make me want to avoid them. are there other alternatives? i'm not completely against it, i just want to understand if i have other options. i'm thinking we need to halt this process right now and deal with the weeds. with my luck, we'll get a truck load of loam tomorrow though. thanks for the responses.. please let me know if you have any other thoughts about our lawn.

Round and round on what to do...very familiar ground for most of us here! About your layout above... I get that you want: More counterspace (and, I assume, placed where it will actually be useful for prepping) Keep some form of FR in the existing space - is that b/c of the fireplace? Keep the formal DR as-is b/c you don't want to knock down the load-bearing wall b/w the kitchen & DR Keep the formal LR as-is since you don't want to knock down the load-bearing wall b/w the kitchen/FR & LR Have table seating in the kitchen itself -- or -- Have peninsula seating But... You have very limited space to fit all that in - that's why you currently don't have a lot of counterspace. So, if you aren't willing to add more space (by adding onto the house or by merging existing spaces), it's going to be difficult to "have it all" The peninsula, as drawn, will not comfortably seat 5 people and seating inside the "U" puts people in the middle of the work space. That seat on the end is also in the aisle of what you have said is a busy path. So, are you willing to consider doing a few things such as: Move/change windows? Open a doorway in the LR wall to lead into the LR - not so wide that you have to do expensive load-bearing posts, etc., but wide enough for a doorway? Move the Powder Room to add that space to the kitchen? Move the closet? Eliminate the FR as a "FR" and merge it into the kitchen to add yet more space? Here's a layout that might work if you're willing to make the changes I asked about above. (Note: Your floor plan is missing key elements like the windows on the top wall in the kitchen and the measurements in the other rooms since they are not all the same size...I think I've got them.) General... The Powder Room and Closet have been relocated to off the Foyer. They do take about 6" off the FR/LR, but I don't think it's an issue(YMMV) The former PR + Kitchen have been merged into a larger kitchen The FR has been converted into a dining area that's completely open to the kitchen - much more comfortable seating for everyone for meals, visiting, etc. With it open to the kitchen, guests can easily sit there and enjoy your company + fireplace + comfortable seating. A 5' wide doorway has been opened b/w the former FR/now table space and the formal LR The formal LR has been converted into a Family/Living Room. You might consider a future fireplace (gas or wood-burning) in that room as well...if you're into fireplaces (I am, so if you are, I can relate!) The formal DR can remain as-is or it could be converted to a Library/Computer Room with a comfy chair or two that would be a quiet respite from the hectic day-to-day activities! Put a door at both entrances (Kitchen & Foyer) to close it off when needed - for either quiet or to keep casual traffic out of it to help keep it tidy. ...

"even from a “certified” Schluter installer" There is no such thing. A 19 year old that works sales in a tile showroom can attend a 2 day Schluter seminar. Sleep & text through 50% and get a certificate even though they have never even installed a piece of tile in their lives. Do you really want to hire that person for your project. They do a nice job with the seminars as I have attended multiple times. If you had a Schluter employee come to your home that would be a different scenario. I often see on this forum folks claiming to be Schluter certified. Just not the case. Always hire wisely. uscpsycho - Keep in mind there are many heat systems on the market. NU-Heat, Laticrete, Warm Floors etc. Research and compare products. Don't let $$$ spent on marketing make up your mind. Often there is better for less $$$.

I reread all the comments, took some time in nature, and then came back to the drafting table anew. It seems my desired wall oven is just not happening. My appliances have been downsized. I am not thrilled about loosing my wall oven, but it’s my concession to get the storage I want. My DH is getting his open wood shelving he want oh so bad. I also opened up the main walkway. Gave myself plenty of counter space left of the sink and added the appliance garage (I’m thinking like a bifold door? Thanks Mama Goose for the helpful photos!!) The island is now an L shape. Pantry is still small- but we eat mostly fresh food and I know it will be fine for our needs. Your thoughts are greatly appreciated. (For those that don’t read the whole thread- the dining room is to the right, and Is used several times a day.) The family enters the dining room from the side where the stools are usually, not the kitchen.