Flipping and Building Edges

OK finally the promised the more affordable version (if anywhere in San Francisco can be considered "affordable") of the pattern "building edges" and "light on 2 sides."  I'll keep looking for smaller, thriftier examples of this pattern to share, because it truly does not apply exclusively to expensive homes.

Common expressions of this pattern when buildings are smack up against each other are bay windows or center patio's.

World of Stock

Lately I've been struck by the skillful adjustment of building edges in remodels such as 162 Randall  (floor plans are on the "Description" page).  The views were already jaw dropping, but  the addition of skillfully located decks, windows and sliding glass doors throughout the home brought the views and light into almost every room and radically improved it's livability and beauty.

The gin probably helps that too.

Many of the remodels I see dismay me with their lack of respect for the beautiful old architectural detail. This one does fall in this category somewhat and is laid out better for entertaining than for family life, so I'm not 100% in favor, but it does speak to what wonderful improvements can be made by adjusting building edges.

I think the best remodels keep the historic detail and integrity where possible, while opening up dark and convoluted floor plans to allow for how we live today. Truly rehabilitating the building and it's systems where needed (foundation, electrical, plumbing, roof, heating systems) seems the more noble (albeit expensive and often invisible) path, vs. the quick flip that adds little value.

and that's your rainy Wednesday opinion. Cheers!

Tuesday Tour Tidbits - Building Edges

Sometimes it's a bad idea to look at the highest end homes at the beginning of tour, they can make everything else seem a little less fabulous. I believe in "pattern language" though, so next Tuesday I'll look for these patterns (in this case "light on at least two sides" and "building edge") at lower price points. Good architecture can make spaces beautiful and livable at any price level. For today though, here's some high end glory.

Claudia taking in the view from one of many terraces of the beautifully updated 65 Montclair Terrace, on Russian Hill. Designed by Gardner Dailey, this place is so wonderfully organized to the light and views (!) and livability. Recently we've been discussing the kinds of properties that look incredible from the outside but inside can be dark or poorly laid out or cramped, vs. the kind that look a little boring or at least not epic from the outside but are bright and beautiful and livable on the inside. More on this later. This one isn't at all boring from the outside, but inside it's truly amazing, and my photo's really don't capture it fully.

Ok so it's staging, but how fun would this be! and to the immediate 

left are french doors to walk out terrace, and behind me the wonderful kitchen, and the views! Making the guest list in my mind...

This one is taken from 2680 Green St, another amazing remodel ("to the highest sustainability standards,"  in Pac Heights. Roof gardens always get me, and how about that view?

Happy Friday!

Preliminary Title Report, Light, Air and Trees

Yesterday, at a risk management meeting with fellow real estate agents, the focus was on the Preliminary Title Report. As discussion moved to easements, since my current escrow has a light and air easement, I asked how common these are and what sorts of issues they present.

googlebooks

The attorney leading the discussion said that they are quite common and that there are many issues with them, often around trees. If you've been reading this blog, you'll know it got started with my rants encouraging people to think about mature size of redwood trees before planting, and warning of tree trouble so of course I found this interesting.

Stamen Law

Redwood trees are not the only trees that get very tall and block views.  I repeat, know the mature size of trees before you plant them, or buy property with trees on it. It's so easy these days, you can just Google the common name of the tree. Save yourself, your neighbors and the trees pain and suffering! Trees are wonderful oxygen producing, habitat and privacy creating beings and they GROW.

Plant Amnesty

If you value your view, one (expensive) way to protect it is to purchase the potential view blocking property.  Another is to purchase a light and air (and perhaps view) easement from your neighbors, which will then affect the property (and property value) until the expiration date. If there is no expiration date, it will "affect the property until such time as the owner of the property benefited by the easement were to deed back any right title and interest in that easement".

Marin Magazine

If you are ready to purchase property, and thinking maybe you'll add on someday, especially in an upward direction, you'll definitely want to be sure there are no light and air easements on your property, so review that Preliminary Title Report carefully. Your approval of it is a contingency in the contract, so you can decide not to go forward (without losing your deposit) based on what you find, but this is a short contingency, so review it asap and get answers from your title professional if you have questions.

This is also true if you are thinking of purchasing a property that you think you will plant trees on, or has trees on it already, because they may grow into the easement, and you could be required to trim or remove them. If it's too late for all this advice, Nolo Press has FAQ's, and there is at least one local attorney who has expertise with tree issues.

and then there is the Solar Shade Control Act.  Which probably merits another post, as do these other interesting light and air debates in the Mission and Trans Bay terminal zone.