A-hah - that's a horse of another color! If you are doing this for sale, I'd recommend: White cabinets with brushed nickel hardware and glass doors in the upper cabinets on the far right and far left. Black quartz (Silestone or Cesarstone or the like) countertops. An oversized undermounted stainless sink. (If you're interested I have a great source for those). White subway tile with hardly any grout line from countertop to cabinet bottom on the stove wall. Mid-toned (cherry or maple stained) oak floors. Warm gray walls. Carefully thought out ambient and task lighting. I know - snore - but it's classic, fresh, attractive to virtually everyone, flexible, neutral, and clean.

I am assuming the architect/contractor has done the calculations right. I found this w/ a quick search. It's deck specific but good enough I think for our purposes. Given that you have quite a bit of backspan (over the garage), it would appear that you're good w/ that cantilever. (No roof load to support in this situ.) https://www.deckmagazine.com/design-construction/framing/cantilevers-in-the-2015-code_o According to the new span tables and IRC provisions, cantilevers can extend up to one-fourth the backspan of the joist. This means that joists, such as southern pine 2x10s at 16 inches on-center, spanning 12 feet are allowed to cantilever up to an additional 3 feet (see illustration, below). (I didn't check into how much you can cantilever LVL's so don't know if there is a diff between them & SYP.) Looking closer, it appears this is a new build. When I first looked, I had it in my head that this was a reno. It didn't look like any posts/ walls could have been removed but ya just never know when you get into renos. Somebody ahead of you coulda' done something stupid. ;-) Since you have a new build, you gotta' trust the pros. But IF you are concerned, pick up the phone and call your architect.

It's just a small built in desk in a good size kitchen. Probably a good idea to show what this will look like after the demo and once the new cabinets are hung. Keeping the desk, moving the printer and shredder. The corner not shown in these images is where a table would go and whatever replaces the wobbly old railing - thread topic (in the above pics of the current kitchen) Cabs will be KM Sedona - custom white, Counters will be Cambria Montgomery, Island KM surfside. The island is smaller than the image to gain more access around it. thanks.

I can vouch for Stubby and Black Locust Company being awesome to collaborate with! Unlike contractors who take months to get back to you, Stubby called me back within minutes! In talking to him today (early January), he said the lead time is 2-3 weeks during the slower months (winter) and up to 8 weeks during peak months (summer). He noted that you can use black locust for anything except structural support so decking boards, stair risers, and railings. Good luck with your project @Tammy.