You've told me so much and you know the things you need to know. Like ignore all the "fertilize with K and P annually". In Knoxville, at the University, Ione planted a tea noisette, Duchesse de Auerstadt, in river loam about 100 yards from the Tennessee River. (I grow a clone of that, several hundred feet higher and in tight red clay. You'd think they were different roses, but they-from the same supplier- are in different microclimates and soils.) You are in the heat 'island' that is the Nashville Basin. Your soils are self fertilizing but for the N. If I were you, I'd collect Tea Noisettes and make the most bodaceously beautiful rose fence in Tennessee. I might even be tempted to put a few Hybrid Perpetuals in for splashes of red-purple color. Foget the once bloomers. With your water conditions, with the nutrients that are in your river soils, the only thing you need to do is work to keep your pH in the zone where the K and P aren't tied up as salts and stay available to your roses' roots. That you don't have abundant cedar, BTW, tells me that you don't have a lot of limestone anywhere near the surface. In my fields I can almost tell you where there are subterranean limestone remnants under the soils. Even the cedar seeds don't sprout in my red clay. As for trees to tolerate in your fenceline: yes to dogwoods and redbuds- they aren't that bad. No to almost everything else. In your soils with ground water, you may find ten to fifteen years of vertical growth each year. This year we are sufferening the ones we didn't cut back last fall and that loved the inch a week of rain we had all of last year. Kill: all hackberries (they make good firewood). They are the host to wooly hackberry aphids and the aphid poop drops heavily and then gets a black fungus on it and the fungus doesn't wash off. Really ugly when it drops on roses, and everything else. When you get to Knoxville, let me know. I've probably got some suckers you can use. More later, Ann

One thing that bothers me is the kids have windows on only one wall. That means not a lot of light during the day and not a lot of cross ventilation for those days and nights that heating/cooling are not needed. I would love to figure out a way to get the bathroom off the corner of the girls room so she could take advantage of being on the corner and the same with boy's room 2 with maybe moving the outdoor bath somewhere else. I do agree with you that you should have a place to rinse off, etc. I did make two changes on your master side of the house. Basically just moving the closet doors around. Especially instead of from your closet to your utility room, changing it from your closet to your hallway right near the door to the utility room. It's still close enough to carry your laundry there, but the advantage now is if you need to run to your closet to get something you forgot, it's an easier in and out than running an obstacle course through your utility closet. Additionally I changed the door from your bathroom into the closet to put the door towards the end of the closet. I did this because corners in closets are wasted space so put the doors there instead. The only reason I didn't do it to the main hallway from your closet is you have to balance the corner closet space with the idea of looking down your long hallway and seeing a doorway instead of a nice vignette. And it's the corner issue why I moved the door into the pantry too.

Um I assume the area labeled garage is only the ancillary garage and not the main one? Your windows sound fine. One thing you might consider is having the windows come down to the countertop on either side of the range, but having the bottom parts frosted for privacy. As for your other things, let me take them one by one: Island - open to options, this is still an area being worked, but we expect to have a prep sink, microwave (if not matched with combi-steam oven on wall), trash/recycling, and seating for at least 5. I'm also debating a 15" or 24" induction cooktop on the island - open to thoughts on this, and how it would be utilized and be placed. With an island that is only 5' wide you only have room for 2 or maybe 3 if it's kids to sit at the island. Each butt needs 24". I'm also debating a 15" or 24" induction cooktop on the island - open to thoughts on this, and how it would be utilized and be placed. You absolutely do NOT want any type of cooktop on the island and especially one that is so small. Even induction needs good venting. Are you planning on having two vents? Appliances - still working to make final selections, but here are the current options: Range - most likely 36" Wolf (DF364G) or Blue Star (BSP366B), but debating 48" - think it'll be overkill with the induction cooktop and separate oven, but it looks cool...just not worth the extra money. We're committed to gas for the look, but I feel the love of induction here! I would forget the gas and go with a 36 induction cooktop and separate ovens for several reasons. 1. Do you really want your baby breathing in those gas fumes? 2. When your child is older, then you need to constantly watch your toddler to make sure they stay away from the range, and don't accidentally turn it on or burn themselves. 3. With induction, it's much easier to clean up. Would you rather be spending your time scrubbing grates and stovetops or playing with your baby? 4. Induction is more precise. 5. Since you have a grill outside, it's almost redundant. 6. It will be a heck of a lot safer when you and the kiddo start cooking together. Range Hood - size clearly depends on the range, but planning to go with VAH Wall Mounted Professional Series (or similar) with duct to ceiling. I've heard excellent things about the VAH and my sister is quite happy with hers. Induction Cooktop - open to advice here, but looking for a 15" to 24", and most likely in the island...this may be unnecessary and removed. See above where I explained you don't have room on your island and why I would go with induction only. Refrigerator - Thermador Freedom Columns (T30IR800SP and T18IF800SP) or SZ 48" built-in (BI-48SID/S). Another excellent choice. Oven/Warming Drawer - leaning toward the Miele Combi-Steam Oven (M6160TC) plumbed in, but still need to check out the options and get hands-on experience. Trying to match with the Miele warming drawer (ESW6680). Note: These aren't shown in the plans, but intent is to put them by the fridge on the side toward the range. Just make sure you don't put the warming drawer too low down or you'll never use it. Microwave - Sharp (SMD2470AS) - open to options here. I love my Sharp MW drawer and this is the one I'm getting for my new house. Realize that every MW drawer is made by Sharp so no reason for paying more for branding. Dishwasher - Bosch (SHX68T55UC) - may go higher end to get quieter, also need hands-on experience to confirm dishes fit, etc. Sink / Faucet - Rohl 30" Farmhouse (RC3018WH) and Kraus (KPF-1602-KSD-30) Prep Sink / Faucet - TBD, open. All fine. I would also look at the Franke Farmhouse sink. I think I like the look a bit better. As can be seen in the layout, we have a formal dining room, but that's not used as much today...we'll see how it evolves with the new home. We'll also have a table in the Sunroom to serve as a quasi-breakfast nook/eating area. Down the road, we'll add a patio, as well, with more seating and eating options. The formal dining room is far from the kitchen and if it's not used, why not turn it into an "away" type of room or a library or study for now. Then if your lifestyles change where you realize you need a more formal dining area you can turn it back into a dining room. Overall, IF you don't put an induction cooktop on the island, I like the overall plan. As long as you keep the prep sink on the island, I think it's a well thought out plan. The only change I can see offhand is to move the prep sink a bit over to the fridge so you have more space on the left of the sink for prepping.

Nice home. Saw the saw … and the toilet: remodeling the bathroom? When the construction work/painting, etc. is done, make sure you find a way to "lose" the clutter in every room and you'll like the results of your remodel efforts a lot better. Your cherry cabinets look great -- don't change them. For decorative purposes, you might consider adding white painted box shelving above your existing cabinets -- replacing the short section of drywall above the cabinets. Open shelving can mix well with a modern farmhouse vibe and you could display treasures -- cookie jars, candy dishes, serving dishes, that you like but rarely use there. Alternately ... ... While I don't like wall paper for the walls generally, having some wall paper trim tape at the top of the wall at the ceiling can add interest t-- and a desired look -- to a kitchen with a short "wall" above the cabinets (overhead cabinets that don't go all the way to the ceiling or have an open space above them). Something … food or flower garden, perhaps? https://www.homedepot.com/b/Decor-Wallpaper/Border/N-5yc1vZbc0qZ1z17d1h You could paint every photo and mirror frame you have either all black or all white -- no brown left to clash. Less expensive than having them reframed. You could swap out overhead light fixtures for ceiling fans with lights with the modern farmhouse look you seek. Not a fan of the faux "candle" look for overhead lights.