[quote=briansd1][quote=bearishgurl]
I totally AGREE, you would NOT be able to expand in that manner in 92104. Your plans would FAIL at the “letters-to-neighbors-within-300-feet” stage, LOL! Owners in that area would NOT be even remotely interested in a monstrous mcmansion in their midst.[/quote]
BG, a large house doesn’t have to be monstrous if well done.[/quote]
Agreed, brian. HOWEVER, a “2000-ish sf semi-fixer-bungalow” (with original details intact) in 92104 could very well cost in the neighborhood of $650K. The “properly done” architectural renderings and floor plans (adding the second story) could very well cost the buyer an additional $75 – $100K. Just the exterior sketches and elevations (for the City and neighbors’ letter) could cost up to $35K. The buyer would have up to $35K invested in it and could then face a Planning Hg or even City Council Mtg with neighborhood opposition showing up. Even if the drawings are beautiful and blend with the area’s architecture, if their arguments are good enough re: setback, parking, noise, etc. the neighbors could very likely win out. Then the permit-seeker has to take his (expensive) architect back to the drawing board to “re-tweak” everything – that is, if he/she can still afford to do so.
I’ve seen this happen a time or two … or three … :={
Of course, the design fees, permit fees, survey (if needed), encroachment fees, etc, etc added up could very well be in the neighborhood of $150K. And materials have not yet been purchased at this stage.
This route is best attempted by a licensed general contractor-buyer with design contacts or architect or civil-engineer-buyers who will not be significantly out-of-pocket in the early design stages, IMHO.
A project of this magnitude in 92103 or 92104 would far exceed the cost of a 4000+ sf home in Stonebridge, unless the property had already been owned at least 20 years.
A “great deal” of additional square footage on an SFR does not come cheap in SD’s finest ‘hoods :=]
