Forgot to add that he saved us money by incorporating all of our needs and many wants without going over in sq footage. He also came up with architectural details that would give the house character very inexpensively. He loaded us up on storage and made the most use out of stadard windows. Also incorporated brick and stone with hardi in a way that kept the expense down but provided a huge visual impact. It is also unique from the other houses in the neighborhood and area, but still blends nicely so that if we ever resale we will standout among the homogenous designs most builders put up in our area. So that will payoff later. I have had someone on my hoa with a house significantly bigger than mine rave over the design and wish she could move in. Also he could have...but we chose not to do this... make it so the first floor was the only floor finished so that we could finish the second and basement later without anyone being the wiser. However we lost our minds and now are finishing the whole basement.

Have you looked at the HOA agreement and the contract you signed? Have you looked at any architectural guidelines enclosed in it? You say this is an exclusive community. These days they often have rules about setbacks, building material allowed, roof pitch, landscaping, etc. under the guise of keeping up property values for the neighborhood. For example, you probably couldn't plop down doublewide that's big enough (if one existed) without being in violation of the HOA rules. Also, have you checked what they were including in the sq ft minimum? In some places the basement isn't included in the stipulated sq ft. Just above ground air conditioned space is included. All of the things you haven't mentioned can and will increase the cost per sq ft. When we looked at neighborhoods to build in the first thing I did was request a copy of the HOA covenant. I then used a highlighter and a pen to go through the agreement with a fine tooth comb and mark every single thing that would affect the cost of building our home. I'd already chosen a builder so I went over everything I marked and discussed with him how the things I found would affect the cost of the build. if you haven't done that yet you should do that ASAP. It may be very eye opening.

I had the same thoughts about the dishes. I prefer the DW to the left of my sink, but where will the dishes be put away? I like having a cabinet or drawer right there to unload plates and glasses. It would also drive me crazy to walk through the mudroom to get to my pantry. I would probably end up using it for storage rather than keeping our daily items there (like cereal boxes, etc) As for the prep sink, I would let the experts weigh in. I don't have a prep sink, so I haven't really given that any thought. It doesn't seem like it is in a great spot in your drawing, though. I would also think about the width of your island and how you will use it. If your kids are young and you will be assisting them from the kitchen side (with them seated at the other side of the island), having an island you can't reach across could be a real pain. Ours is 42" wide, and we eat almost all our meals at the island. When I am at the sink, the fridge, the stove, etc, I can barely reach my kids' plates and glasses on the other side of the island when they are sitting there. Much wider than 4' and I would be doing a lot more walking or dish sliding to get them their plates. I like being able to reach across from my "work area"......it would be a headache for me to physically walk around to the other side of the island any time I wanted to reach something on the other side. Just something to think about. If a larger island makes more sense for your space and you have some functional storage underneath, go for it. I know it sounds like I am bashing things, and I don't mean to come across that way. I love so much about your kitchen and I know you are going to have a lovely home. I am envious of your windows! Ultimately it is your home and you need to do what makes the most sense for your family.

OK, hopefully we've put to bed the "don't hire an architect, designers are just as good and cheaper" mentality. Now we can get to the subject of economies and cost savings. Every time one of these threads appears (which is often), the poster asks about savings--but it's almost always addressed to the issue of fixtures, finishes and equipment. Where can I buy the cheapest: countertop, range, flooring, "scratch and dent" stuff...Consumers miss the point (or perhaps they simply don't know or recognize) that the truly expensive stuff lies elsewhere. What one may save on fixtures, finishes and equipment is peanuts compared to the cost of the rest of the custom home design and construction! For example, the type and configuration of the land and how the design of the house accommodates the land, and its characteristics, is the very first place to start looking and analyzing for economies and savings. There are sites easy to develop and build on, and there are site which are just the opposite. The second place to look is at the design concept and how the design can be developed into a final design which addresses the site, the needs and wants of the owner and the budget, while still making good, appealing and envigorating architecture. For example, a simple, well-organized house is always less expensive than a rambling, undisciplined and inexperienced design. Where are the major costs in any custom home: site development and improvements, foundation, exterior building shell, structural elements, and the building systems: HVAC, electrical/signal, plumbing service and waste. All the stuff that HGTV never, ever films or has their stars discuss. What do they discuss? Building custom tables for the dining space and putting lots of pots and pillows everywhere. The design concept and the developed design and construction documents are where all of these things are explored and resolved. This is one of many reasons why experienced architects offer much more professional service than designers who sit at a CAD keyboard. The third place to look for savings is the extent and quality of the design and construction documents--the drawings, specifications and bid documents. Skimp on these to save a few bucks, and in many--most--cases the consumer will wind up paying much, much more through misused and inappropriate allowances; through construction oopsies (a technical architectural term) where the builder or his subs use their own ideas and experience to fill in blanks in the drawings; and on and on. And then there's the situation where skimpy documents leave the consumer to spend many, many hours trying to make decisions about stuff which is necessary by not specified--door and drawer pulls, paint and stain colors, yada, yada. When it comes to design and construction documents and services, you get what you pay for. There is thread after thread on this forum of consumers with bidding and construction woes; consumers venting about all of the decisions and selections needed once construction starts. So...the point here is to shop for saving on flooring all you want. But if you really want to economize, pay attention to the truly expensive stuff, and the professionals who can best guide your through these sorts of decisions. Good luck on your project! :-)