Sunset is on southern side of house. They will be enjoying view up northern coast and mountains in distance that are snow capped sometimes.>>>>>>>>>>>>>>
I’ve never heard of the sun setting in the south.
But I still think it’s a fabulous time of the day for that view even if you can’t directly see the sun actually dip below the horizon.
Looking at google maps, the house is actually situated on a diagonal. The “west” faces approx WNW, and the “south” faces SSW. So the corner of the living room is facing mostly west, and that’s the direction of the great sunsets. The “north” wall of the master bedroom will actually face NNE and most likely any glimpse of the sunset from the Juliet balcony would be blocked by the house next door. The sky, however, will often be stunning shades of pink and orange even if the ocean is not visible.
Very few of the neighborhoods on Point Loma are oriented in the four cardinal directions.
The sun sets south of west in the winter and north of west in the summer (in the Northern Hemisphere).
I’m hoping for excellent ventilation and a good cross breeze on that second floor.
Yes, the angles of the side of the house is not exactly true, but for ease of describing the house I am calling the side of the house that faces the ocean ‘West’ for our discussions. It doesn’t exactly face west.
The family room will have a south window with ventilation and I’m putting two long windows up high in the easterly wall for cross ventilation, but high enough to allow furniture along that wall. Also, the big doors to deck can be opened for ventilation.
Ventilation in the master bedroom is going to be a little harder. Windows in North West Corner and West wall, but they will have to open door into bathroom to get cross ventilation. It honestly does not get really hot on the hill above the ocean, very few days that there isn’t a strong ocean breeze.
But, I am paying extra to HVAC guy to pre-plumb and wire the heater installation to allow for buyer to easily install AC in the future. Usually the issue with trying to install AC is that you need a 220 outlet for condenser in an exterior wall and pipes for condensation to drain down through your walls into the plumbing system (assuming it is in the attic). Much easier to do when the house is torn apart.
Another crazy sale in the little pocket neighborhood that is hot.
4625 Granger, 92107
3/1 1000 sf
Sold $1,035,000 in less than 2 weeks at $995/sq ft
It was listed at $995,000 and multiple offers drove it up to $1.035 mil
The sun sets south of west in the winter and north of west in the summer (in the Northern Hemisphere). >>>>
Yes, I know, I was just teasing her.
is flip # 5 in that little pocket neighborhood?
As much as I’d love to, I just can’t sleep with open windows. Those twittering birds would wake me up before dawn. No windows + no ceiling fan = AC. Or at least a fan as part of the heating system.
http://www.realtor.com/realestateandhomes-detail/4625-Granger-St_San-Diego_CA_92107_M27916-36955
Interesting interior decorating choices - especially the juxtaposition of the ping pong table, gas grill and grandfather clock.
That is one small unappealing house. Must be all about the location. Clearly…they didn’t spend a dime readying it for sale…and it sold! That “covered patio” is a riot. I did t see any pics of the one bathroom…
Hilarious… I didn’t even get that far into the photos. I can guarantee that the buyer is going to do a full gut job and build a McMansion type thing there - no one is caring about current design of the house or the horrid furniture/staging. Why in the world would someone have a grandfather clock in an outdoor patio/sunroom???
There’s another interesting property that just went up for sale at
4414 Monaco 92107
An investor bought this property and I think they just sank down into a quagmire trying to get designs and permits. The listing photos are hilarious… house torn apart and in the middle of construction. Bought for $960k and up for sale now at $1.395k with ‘approved plans’. (I checked City website, plans are still stuck at City, not approved). I can see that this investor has borrowed a ton of money and may just need to get out from under their loans.
I want to watch this!!! Maybe I could just clean up the house, make copies of my plans and resell for a $400k profit??? It sure would beat the headaches I’m going through right now
GOING DOWN A RAT HOLE
Continuing on that theme of plans, submitting to the City and going down a horrifying rat hole. I met with the Structural Engineer today, his words were ‘this is a complex project’. He estimates that it will take about 3 weeks to get the plans into CAD, do architectural drawings, do a roof design and do the structural calculations. Then he estimates it will take minimum 4 weeks to get through the City approval process. So, I am at least 7 weeks out from starting foundation and construction.
On top of that he has sent me a quote for $5,500 just to do the plans. This does not include cost for doing structural calculations.
OMG!!! What did I get myself into?
I need to spend the whole weekend trying to determine if I need to shut the project down, what my extra carrying costs are going to be for all this lag time and whether I even can find enough money to fund this project. This is extremely scary, I could be making a horrible mistake. I keep thinking… maybe I should have just sold this special piece of property for the $35k profit at the beginning and moved on. In the end, this project may take the entire year and I just don’t know if I can afford to keep paying the carrying costs.
Have loaded some photos of the progress in last couple of days. It doesn’t look like much but we are only 2 workers (trying to keep it to a minimum at this point). Opened up the hall bedroom closet, put in a header and framed it. Moving the drawers from large linen closet and reconfiguring them to fit into the arched alcove that we are keeping. Finished everything in the hall bathroom that we can do before inspector comes.
do you REALLY need to get the plans on CAD??
is the city requiring this??
or is this guy just taking advantage of you?
My regular draftsman is old school - he does everything with pencil and eraser. He had a discussion with me and said that this project is just too large to keep trying to draw by hand. He also said he is getting really busy and he knows that I am in a time crunch. We usually work together for measurements and framing plans, but the roof structure of the existing house is complex and we both don’t really know what to do with the new roof structure to meet roof load requirements. So, he said he was taking the plans to my structural engineer and we need to ‘move’ the project to his office. This is the cost of moving the project to his office. I know it will go much faster this way, especially if we have to make changes and corrections through the process, but I’m just in sticker shock at this point.
Did I mention that I have already paid $3,250 for permits, plans, copies and parking fees just to get my two permits going for electrical and windows and first draft of floor plans?? This is beyond crazy
oh boy… 
Take a deep breath and don’t panic. You have a stunning house taking shape and you’ve accomplished so much already. Can your workers be finishing off part of the downstairs while work is being done for the new second floor structure? If you have to stop for 7 weeks, can you find some temporary financing to bridge the gap?
P.S. I like the arched alcove. I don’t remember seeing that before. And the old shoe holder - are those wires going across that you hang your shoes on? So many interesting parts to this house.
I’ve encountered the same 1930s shoe holder in 2 previous houses. The wires hold shoes so I think they are meant for high heel shoes.