Objectives

Abstract

Reference below to frame the fundamental goals and objectives at a high level, the product of several recalibrations and the current course correction playing out. From the beginning, the design styles of interest to complement our craftsman single story is best described as farmstyle with Nordic barn elements. Examples of specific design elements in the mix include an asymmetric gable and shed dormers.

Primary Goals

• Build a second Bathroom, finally…
• This Bathroom will be part of a new Master bedroom
• The new Master enables our sons to have their own room
• Update and Refresh Kitchen

Secondary Goals

Secondary goals are sketched out as below, the recalibrated focus to remodel on North side, the feasibility goes down slightly.

• Create laundry room area, bringing it out of garage, into the house proper where breezeway transitions into garage
• Relocate HVAC system from horizontal attic location to new system in more servicable location
• Retain primary existing office, but add secondary office adjacent to new Master. This is an enabler of secondary goals to factor in family creative spaces
• Relocate and centralize house power plant - water heater and heater
• Revise site drainage - redirect French drain
• Extend the solar panel system on the North roof - East and West, and potentially the garage as well

High Level Summary

Reference below for a thumnail sketch of the revised plan, abbreviated as North Master.

AREA	CHANGES	REVISED SQUARE FOOTAGE
Kitchen	Revised but not expanded Kitchen and Dining	conversion
Master	Master Bed and Bath above existing Bedrooms, North side	second floor, new

Update Kitchen by replacing existing bar and cabinet above with revised island and updating cabinets and storage

The revised approach is to target stairs up on North side to a Master on a new second story built above the existing bedrooms. A specific decision was made to not build in the front yard where the Country Bocce Court is currently located in corridor facing trees on The Alameda side. Similarly, design iterations to add Master above Garage uncovered complexity and cost based on a late found 10 foot set back. Even with a Non-conforming Use Permit in the mix, the corners in the transition areas would be jagged due to new construction needing to conform.

Early discussion iterations touched on Building Height considerations, considering alternatives below and above the 16 feet mark. Staying below 16 foot S-17 Midcoast Building Height rule would have forced building Southwest towards The Alameda and impacting light. We also did not want a Master bedroom by the front door.

The rough idea would be to (later) add an Accessory Building as Shed for usable office or creatvie space on North side where Carport and hardscape currently in place. An ADU would be unlikely as that introdues a dedicated Fire Department Water Supply for the ADU plus main house would clock in at 35k + 35k = 70k, confirmed by a neighbor who just did this.

Design Constraints

Parcel Coverage

Using these baseline numbers for current as built structure versus parcel size to ballpark limitations, see below:

• For reference, the Parcel Size is 6356 square feet.
• The current Parcel Coverage for House, Mudroom and Garage totals up to roughly 1541 square feet from the as built LIDAR plans and on site measurements.
• The Breezeway and the covered Deck area add roughly 220 sq.ft and the current Mudroom around 90 sq.ft which yields the 1851 square footage number below.
• The impact of Carport that would count against Parcel Coverage is notable based on dimensions of 20’3” (N-S) x 27’8” (E-W) = 560.25 sq.ft.
• The “livable square footage” in past Appraisals has been 1134 sq.ft
• The current covered Breezeway and covered Deck areas will be converted to enclosed interior living spaces, roughly Laundry and extensions for Kitchen and Dining.

The Breezeway and covered Deck areas would need to be counted in both Parcel Coverage and Building Floor Area anyway but conversion creates more useful functional areas.

Parcel Size	Building Height	Parcel Coverage Percent	Building Floor Area
6356	>16	35	2224.6
6356	<16	50	3178

NOTE: The 1851 square footage against the calculated 2224.6 sq.ft, allowable for 35% coverage with roof height above 16 foot. This provides data points to call out Carport as a factor that could bring things out of tolerance.

Gross Floor Area: Affected

Reference the rough sketch calculations to estimate affected Gross Floor Area in the context of triggering dedicated Fire Service water line and sprinkler retrofit.

ESTIMATED: GROSS FLOOR AREA Affected	ESTIMATED: PARCEL COVERAGE
Kitchen: ~155 sq.ft	1851 sq.ft + TBD sq.ft
Master: ~400 sq.ft	1851 sq.ft + TBD sq.ft

NOTE:

• The numbers for the new construction to add a Master Bedroom and Bath above existing bedrooms break down as follows:

Master addition: { 15’ x 26’4” } = { 395 } sq.ft

• The Master addition plus Bedroom revisions could be interpreted ~800 sq.ft (above 50% Change) based on interpretation of affected* Gross Floor Area by Planning, Building and Fire Protection District staff.

Alternative Math: 790 sq.ft = { 15’ x 26’4” } x 2 = { 395 } sq.ft x 2

• The numbers for current Parcel Coverage are based on the As Built plans and on site measurements. Based on Site Survey, there could ~3.65 ft that could be added North and still be compliant with rear setback.

1851 = 1541 + 220 (covered deck, breezeway) + 90 (mudroom)

NOTE: The Carport structure and Deck (anything above 18 inches) is not included in Parcel Coverage number. Lessons learned are that anything that is a non-compliance such as the Carport and Deck will need to be mitigated, not exemptions will be possible but the 2224.6 square foot number based on lot size 6356 set boundary conditions.

Key Hurdles and Checkpoints

Important excerpts expected from lead up to planning and building checklists in play specifc to apporach the Master North scenario shift.

• Removes Non Conforming Use Permit by not building Master on Garage
• Adjusts focus for Structural Engineering Analysis to focus on foundation
• Potential Geotechnical Survey and Soils report to rebaseline due to foundation
• Adds Fire Department Water Supply and retrofit, but main house is focus of work in Master North remodel anyway.
• The Coastal Development Permit is a key driving force for all key stakeholders to get to permits -> Planning Commission -> COASTSIDE Design Review Committee -> COASTSIDE Fire Protection District -> San Mateo County Coastal Zone: Drainage Review.
• Based on change to Pervious >150 sq.ft may need to be prepared for C.3, C.6 Development Review Checklist finer points. Reference Carport finer points.
• Due to corner lot, would need to be prepared for some level of Drainage Review

The Drainage Review has different levels, but this is opportunity (if forced) to revise prescriptive drainage measures: e.g. shift from French drain to dry well with overflow.