Possible Program

Sketching on the site plan based on the required yards and other rules (see Code Analysis), we propose adding 1,120 SF of living space to the existing 1,082 SF house. We would demolish the existing 585 SF breezeway, apartment and workshop and build to the north and west of the existing main house. In addition, we propose a 529 SF two-car garage and a 835 SF second floor over the new western annex.

Total conditioned living space: 3,037 SF (5,332.5 allowable by FAR)

Footprint (including garage): 2,731 SF (3,732 SF allowable)

Height 2nd floor Ridge: 284', 27' above SW corner (30', or 35' with pitched roof exception)

New construction: 

First floor (FF 263'): 1,120 SF - $300,000

Garage (FF 260'): 529 SF - $80,000

Second floor (FF 272'): 835 SF - $200,000

Building only to the north and west of the existing residence avoids the Environmentally Critical Area in the canyon to the south and remains well away from the steep slope buffer area. The city might also be concerned by a 1980s-era rockery failure on the east.

Because we will need to replace the roof in the next ten years, preserving the existing stick rafters seems unimportant. When we demo the composition shingles, demolish the sheathing and rafters and replace with a new truss system roof. This gives us design freedom to extend the footprint of the existing house.

The second floor unit's roof (ceiling @ 280') could be 4:12 roof (284' ridge) or a flat roof deck.

Keeping the entire first floor constant at 263' means the house is wheelchair accessible. The garage at 260' can be reached using the entry walk and driveway as ramps. Waste pipes at 263' won't need a sewage ejector.

Main House: 1500 SF 

ADU 1: 705 SF - Side entrance and access to backyard. Kitchen and laundry.

ADU 2 (upstairs): 835 SF - Side entrance, possible roof deck. Kitchen and laundry.

(ADUs must be under 1,000 SF. Second ADU must meet a green building standard such as LEED to qualify.)