Hi, This is exactly like my townhouse from 1981. But the way I use the space is a little different. You have done an nice job. I just blocked my areas. So, the end of the staircase ends the living portion and I used a very long 10' Italian contemporary sofa on the side by the stair with a stunning back. from Matisse and the back is low, but raised up to lean back in leather. It is 26" or so from the staircase and created a walkway to the dining room and hence kitchen. I used the wall your bath is on as a gallery, and had a frame built for the TV quite lovely and painted all walls museum white, than added contemporary swivel at the end and the opening behind them has a very contemporary HBF glass, wood desk, To make a dramatic division I used a rod in brushed nickel like a towel rod and hung it on the ceiling with an area where we take a piece down to change. And, then onto this wonderful rod round chrome pulls to pull my beautiful beige/silver color across to make the living room and the dining have their own section. And at a point where I could pull it closed, so, if I had a dinner party and we left and had dessert a d coffee in the living room, I just close off any mess and leave. And when everyone leaves, there is an eames lounge'chair. Very simple. and that was it. The drapes push all the way back and let the rooms give you a feel you have gone to another room and you have. I can keep the shades down, bottom up top down with see through silk from Hunter Douglas. I do not have any other hanging drapes, there is no coffee table, there are 2 sets of nesting tables fun, one small zebra, a large leopard and a large other pattern, they move around when I have guests. One might be at either end of a glass pull out Roche bobois table that opens up for 10 and closes smaller with the ghost chair no arms sides and arms are at the head and foot with one of the shades with a chandelier inside it. In the living area, I have a huge singe window and a half circle, but no drapes. my desk fits in there nicely and it is glass and wood. So there is plenty of places for what I need with 1 sofa 1 dames and ottoman 2 single swivel by the desk 1 desk 2 nesting tabelI 1"track light for the art work and a hanging pendant on the left side sort desk. It is for light. The drapes are'99% of the tome open and if I wamt to do something different t I will hang long silk or cotton. valances in co.or, chocolate brown. red a d'white intertwined etc. I removed all the wood under the staircase and it looks like it floats, but it does not and the stringers and wall on tne right keep tne stair secure. The opening gives a more open feel and it only 4 pieces of seating. Simple. If I have more people they get the'ghost. I wish the ghost could clean.

Can you move the TV? Either use the mirror at the foot of the stairs, or sell it and the table on CL. Put the TV where they were, sofa on the long wall at the end of the room facing TV. Big piece of art 5" above the sofa back and small grouping on the left of the bar (center of it 60" above the floor.) I think your kitchen is too small for your table. Sell it on Craigslist and get a small round one, or use the bar and some stools if you are a small family. Clear the fridge off and install a magnetic board somewhere else if you need to be able to reference all the clutter. Consider installing shutters on the bar/pass through since the eating side is in the kitchen and the living room doesn't need the view into the space. This will give you another "wall" for furniture, so one of the chairs (I think I see two) can angle under that opening, the other under the window.

HI! It looks like you've bought yourself and very nice Spec house. Love the flooring and the big bay window - they give you two extra feet in the room. I never like to place TV's above the fireplace as it's a terrible height for viewing and causes neck pain. I prefer nice mirrors, or art...I do see they already have the electrical for the TV there... So let's get started: In the bay window area, you could place two nice comfy armchairs with a round table between them - in front of the heating vent.. You could place a nice sofa facing the two chairs and put a large leather square ottoman in between. Over the fireplace, you can put a piece of art and pull in colors from the sofa pillows or curtains you'll need. A good electrician can utilize the boxes behind the plug and install a nice ceiling light that would highlight the art. In the family room, I'd suggest mounting the TV on the 6 foot wall and place a small sectional on the back wall, Could be a three-four piece leather sectional with a right chaise, which can run a tad underneath the window. Use a wood table or upholstered ottoman. This way you have a ying/yang effect with the living room. Under the mounted TV, you could get a nice piece for storage. You'll have to get the cable company to make a new outlet for the TV. If there is already a plug there, great. If not, an electrician can install one behind where the TV is and then you won't see the plug line. With the glare on the windows, you might look into Solar Tinting for them. It will cut out lots of the heat, protect your furniture and floors, and give you a polarized view (true colors) of the outdoors. I'd finish off with plantation shutters on the windows in the entertainment room, as they can be closed and opened to control heat and light. Drapes will get int the way of the chaise. In the living room, you can get rods that fit the bay. Get some clean lined drapes that can stack to the sides, add in shades that can be pulled down a tad for a nice effect and cutting out some of the sun, or fully for privacy at night. You'll want two separate area rugs...if you keep the sofa and chairs a neutral color you can bring colors in with pillows , add edge banding to the drapes, and pull the same colors into the rug in the other room.

While a continuous handrail IS required the full length of the stairs, a "newel post with railing and balusters" is not. R312.1.1 Where required. Guards shall be located along open-sided walking surfaces, including stairs, ramps and landings, that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Insect screening shall not be considered as a guard. http://publicecodes.cyberregs.com/icod/irc/2012/icod_irc_2012_3_sec012.htm