Kswl, I have a very good designer that I'm paying a ton of money. She has come up with a variety of options, but each one has issues either with the limitations of what can physically be done, monetarily done or just that I have issues from a very picky customer perspective :) But as things come up she is working to come up with great solutions. I'm posting here because I have this insane fear that there is the absolute perfect solution out there somewhere that will allow me to have my cake and eat it too. We can't knock the wall out between the two bathrooms from a structural standpoint. I'm happy with the two separate spaces - especially since it gives my DD and us a bit more privacy when she has sleepovers. She's a pretty social kid and my DH was raised to believe you should be allowed to wander naked in your own space (I've got him pretty much trained to put on a towel when leaving the 2nd floor) - not a great combination in this day and age. Kswl, I was just signing on to say that I think I could live with the shortened room space if they build it so that it can be easily reversed in the future. Great minds! And that is how it is now, a huge cased doorway between the two rooms. It was really quite gorgeous looking and one of my favourite features. I'll have them leave it framed in and save the original woodwork (somewhere?). When my oldest leaves for college in a couple of years and my youngest moves upstairs, I could probably open it up myself. Breathing easier already! Would it look stupid to have them put up the casings around where the door used to be and use it as a frame for her bed on one side and the dresser and tv on the other. Hmmm - would probably look stupid rather than intentionally chic.

Just curious if SQ owners who said it is not loud had the washer on the second floor. I know several people who own the washer and love it, but they did caution that it is commercial like unit and not meant for a second floor laundry room.

It's really hard to match stain color across wood species. It will take a lot of trial and error, and in all likelihood not match perfectly. A near match is often worse IMO. It might be better to go for a complimenting stain, like staining the stairs dark like the darker grains in the hardwood.

Finally I go the plan that suits my requirement. soon share the complete plan. Thanks for all those who try to provide input