My current house is "reversed" as well. It's 3-stories/five levels to maximize the ocean views. First level is the foyer/garage, half-flight up is the master facing the ocean, half up from that are two guest rooms facing the street, half up is a story-and-half great room facing the ocean (over the master bedroom footprint). Half-flight up from that is the kitchen, dining room and library, all with ocean and street views. Every morning, looking at the sunrise and dolphins in the waves I know it's worth it to carry groceries all the way up!

The house is already somewhat long. Are you changing the driveway? The elevation shows a sweeping curve, but the existing shows straight I think. Anyway, adding another two-car garage means not only that the front of the house will be dominated by garage doors, but the lawn will, too, by all that asphalt. Lyfia has a creative concept, turning the existing garage into house space that can balance the right side of the house, with tandem garage alongside. Or, you could keep the existing garage, and add a single-wide tandem. The garage door in the back can be a traditional roll-up door, or hinged carriage-type doors. That kind of the thing is much further along the design, though. Did Lyfia miss anything when she reiterated your wish list? What else did you talk to your designer about?

1. 14' is not wide enough for for your cabinets on both sides plus an island with seating. Do you really need seating since the dining area is right next to kitchen. 2. Move the fridge to the dining room side so that people do not have to walk thru your kitchen to get stuff from the fridge. 3. You have the mud room located so that you have to walk thru the kitchen to get in and out of your garage. This makes your kitchen a hallway. You need to think about relocating your mudroom. Either under the stairs and enter at the stair way end or by your front door. If you keep the mudroom where it is, you definitely do not have enough room in your kitchen for your cabinets and a seated island. Have your husband park his truck on the right side of the garage and put the mudroom on the left side of the garage and make that side shorter from front to back. 4. As you are planning your kitchen, you need to read these articles to help you on your journey. https://www.houzz.com/discussions/5500754/new-to-kitchens-read-me-first#n=533 http://starcraftcustombuilders.com/kitchen.design.rules.htm#.Wq1aeWrwaM8 https://www.gardenweb.com/discussions/2767033/how-do-i-ask-for-layout-help-and-what-information-should-i-include https://www.gardenweb.com/discussions/3638270/faq-kitchen-work-zones-what-are-they https://www.gardenweb.com/discussions/3638304/faq-aisle-widths-walkways-seating-overhangs-work-landing-space-etc https://www.gardenweb.com/discussions/3638376/faq-how-do-i-plan-for-storage https://www.gardenweb.com/discussions/2699918/looking-for-layout-help-memorize-this-first https://www.houzz.com/discussions/4273188/things-you-added-or-removed-that-you-love-regret-in-your-kitchen-renov https://www.houzz.com/discussions/5332686/10-tests-for-you-and-your-contractors-first-meeting#n=25 https://www.houzz.com/magazine/10-common-kitchen-layout-mistakes-and-how-to-avoid-them-stsetivw-vs~116563485?m_refid=us-ocnt-reg-ocnt-stories-ktichen-116563485&fbclid=IwAR2VNIFLSZEN3skfRbCDsZdylbGcyCVJO5cRAEvIJyyMAgPz0PLdReOkX-s 5. The most successful renovations are the ones that were researched, researched and researched some more. Then they were planned, planned and planned some more. In addition to an architect, I would consider a CKD, certified kitchen desgner, to help you with your kitchen. They will save you more than their cost. Good luck with your project!!

There are too many things with the existing house that affect a new design that can't be fully addressed over the internet without complete information. An architect or competent designer should visit in person and do a proper as-built. Things like the basement (originally you said there wasn't one) and what opportunity that presents, the existing windows and where they overlook (e.g. side windows only into a skinny gangway?), any rear yard, the middle bearing wall (if any), other structural items (e.g. the rear stair and old porch as it looks in your house was common to have a separate roof structure), plumbing requiring soffits, etc etc. are just some items not completely addressed. It sounds like you have had contractors and at least a drafter visit, maybe it is time to enter into a contract with an architect or G.C./design-build that has an architect, to continue to the next level.