Thanks. I saw the Zone 9/Sunset 14 in your profile. I don't know anything about the sunset zones, but the USDA zones only tell how cold it gets in the winter, and don't tell anything about the summer. I think much of the US gets highs in the 90s and weeks of 100+, but the lack of rainfall poses some challenges. You can probably use either a warm season or a cool season grass. Since most of your neighbors are using fescue, cool season grasses are probably the way to go. What are your priorities in terms of color, water needs, etc? Tall fescue needs less water than Kentucky bluegrass (KBG), but most tall fescue varieties won't spread, so if an area dies, you need to reseed. I think the most drought tolerant tall fescue is K-31, but I also consider it the ugliest. Fine fescues need less water, also. Creeping red fescue will spread to fill in bare spots. Sheep fescue will stay green with very little water, but it's a bunch grass and is not typically used as a lawn grass. I don't know why it's not used as a lawn grass, so I'm trying a mix of 80% sheep fescue and 20% creeping red fescue in my back yard this fall. If low water use is a big issue, another grass that is used as a turf grass (but an alternative turf grass) is streambank wheatgrass. It's not as dark green as KBG or fescue, but it will stay green in your area with minimal watering. My front lawn is going to be streambank and western wheatgrass and I plan to water once a month or so. One section of my lawn is now mostly streambank wheatgrass and stays green with far less water than the rest of the lawn.

Compact rhododendrons Pieris japonica Skimmia japonica Euonymus fortunei

I haven't seen many wood tiles in person, however, I've read that it's important to buy a good quality tile if you want thin grout lines. Apparently, the cheaper ones tend to have more warping? I think I would choose a herringbone pattern in the bathroom to further discern it from the oak floor in the bedroom, in which case, wouldn't 24" be adequate? The Porcelanosa is beautiful but the price makes me reconsider my original plan of Ming Green marble.

Console table or chest, limited depth but the same width as the piano, with a mirror hung above