I should have stated that I've already had one set of plans drawn up in a great shingle style house, but it was too big and too expensive when it got priced out. And I also had a gut feeling that wasn't content with that style exactly. I really like it but just not sure it would do it for me to live in that house. That's why I posted - I'm wondering what to do with a person (me) who likes too many things! Renovator, we have already addressed most of your great questions. I'm just struggling with what feels like "home" to me - what makes me LOVE a house and not just like it, you know? It's been an interesting experience! And I already have an architect ... two in fact. We recently moved and I have been working some with my "old" architect in Ohio (we used her for lots of projects there) and also with my new one here in Illinois. Both are women who work part time from hom but have extensive experience - one is an architectural engineer (Ohio) and does extensive remodeling and addition work, although she's done several whole houses. The other spent years in an arch firm and also has a architect hubby who has been helpful, as well. They are both extremely reasonable on an hourly basis and like to have the other look over their thoughts. It's been helpful. And yes, I'm paying them both, but it's not outrageous ... yet. I think the problem isn't the architects, it's ME! ;) But I took some great advice off here and went to Illinois architect yesterday and said, "floor plan only" and which of course she totally agreed was the right course of action for now. We did come up with some great ideas.

Well, my husband talked more to the senior engineer about this issue. All structural elements need to have approved tie-ins to floor joists in this seismically active area. The building is on bedrock and we feel jiggling several times a week so it's not just theoretical. In order to do more than the replace-one-stud-with-two+header solution, it would be necessary to attach vertical structural elements to the floor joists above and below. In the case of the wood studs they are nailed from above and below to header and footer beams which are then attached to the joists. With steel there would be different methods. The issue is that there isn't really access from above and below to put new vertical structural studs in properly so that they are stable side-to-side. The concrete skim with radiant heating further limits access to the tie-in locations. The engineer said that, nudge-nudge-wink-wink, probably nothing would happen if we just removed the middle stud. But we don't feel comfortable with that due to the liability/insurance issues associated with owning in a multi-family complex. So, we have decided to live with three columns. Yes, it's mickey mouse. But the engineer solution isn't worth spending $$$ and getting a building permit. Fortunately, the presence of three columns won't be very prominent from most sightlines in the room. We are choosing three columns over drywalling the whole wall because I think that the mirrored closet doors will be able to bounce light from the south-facing door window into the kitchen through the slits somewhat. First big compromise of this reno. I really did appreciate the input in this thread - it helped me to think the issue through.

i actually do not as I have not made major changes. We ended up deciding to replace or update issues after prioritizing those that we think annoy us the most. For us, that was the exterior lighting (changed from gold to black), the first floor powder room (changed from a brass shower door to orb) and several of the fixtures. Next, we are going to swap out all of the outlets and covers from almond to white and the door levers from brass to chrome. The brushes nickel chandeliers that we installed made a huge difference. In the spring, we decided to get all new flooring, do something with those columns and paint all trim to white. The reason we held off on painting the trim was because we figured it would be easier and less expensive if we waited until taking the flooring off. Lots of work but we are happy in this house and breaking it down into manageable steps is working for us. Thanks

Thank you for the quick reply. So if the base trim is Hardie as well, it shouldn't be in direct contact with the brick floor and I'd have to have a gap of some small size under the whole wrap assembly? I'm concerned about water from the sprinkler system as well.