If that is not a suave $1,750,000 kitchen, we don’t know what is. We were asked to post this, so we are. This is a two bed, two bath, Marina District home located at 12 Rico, that came on the market for $1.7M and sold in the blink of an eye for $1.75M in June of 2007.
–12 Rico [mls]
$250K minimum in remodelling and still a 2/2. Alex, you know how easy is it to add an extra bedroom?
Actually, i remember this property. No room to expand, unless the 3rd bedroom is a basement room.
[Editor’s note: I do not know, but I know Duggo the Architect might have an idea.]
Oh my god! we’re back to I Love Lucy and the 50’s.
Actually, first: tear out that dreadful Betty Crocker kitchen.. and well, most of the interior needs work too. including probably the bathroom with the pink flamingo tile design…well, i’m just saying.
bedrooms in the so called “basement” are not cool. codes are strict about natural light, ventilation and exiting. Much better idea is to add a third floor, master suite, roof deck, luxury bath, etc. You might even get some nice views.
duggo the architect
Duggo – How ‘easy’ is it to add a 3rd floor, and how much? 1,000sqft for $300,000 and 1 yr planning?
“easy” and a vertical addition should never be in the same sentence. In my experience, the vertical addition is a tough and expensive endevour. First off you have to be within the height limit allowed in the neighborhood — you also have the possibility of dealing with neighbors that can claim a loss of light / views or privacy and put a MAJOR wrinkle into your addition.
I am working under the impression — and this has been given to me by contractors / architects and clients – that you are looking at 250 – 300K for a 500 – 700sqft addition.
As for the vertical addition…well…
Yea, it, in fact, is easy…depending on your definition. I have designed and had built a number of vertical and horizontal additions. here’s the basic stuff:
1. Height limit is rarely, if ever, a problem. Marina is mostly zoned 40-x. That’s 40′ high, and easily accomodates a 3rd floor. Sloped roofs can encroach into that dimension by certain rules.
2. Views are NOT protected at all in the city, by the Planning Code. Yes, natural light, ventilation and certain “privacy” issues are established by the code, but not views. Yes, neighbors can file a DR, or discretionary review during the Planning process, which requires the planning dept to take a closer look at the addition, and may require some modifications by the architect to respect the neighbors. But, from my experience, most neighbors do not prevail if they request outrageous demands.
3. As for the costs, well…figure on $300-350 per sf of actual construction cost, and add about 1.5% for permits, and about 12% for architect and engineering fees. But rememember…that $350 per sf will add value, in terms of resale of about $700 per sf.
So, vertical additions are done all the time. and with the right architect, they can go smoothly thru the process.
Duggo — I’d love to chat with ya off line about a vertical addition for a client – when ya get a chance can you drop me a line – [email protected]
Thanks!