The Parameters

There are a lot of rules if you want to build a two-story house in San Carlos. It’s like trying to solve a logic problem.

Single-family residential lots come in two flavors: RS-3 (lots with a minimum of 10,000 sq. ft.) and RS-6 (lots with a minimum of 5,000 sq. ft.). Ours is the latter. Here are some of the regulations for a RS-6:

for lots less than or equal to 7,500 sq. ft., the maximum floor area (MFA) is the greater of 1,100 sq. ft. + 35% of the lot area or 50% of the lot area; for lots greater than 7,500 sq. ft. MFA is 50% of the lot area
the first story needs to be at least 15 feet back from the property line and the second story must be at least 19 feet back
the garage must be at least 20 feet back from the property line
the height of the house can be no more than 28 feet from lowest finished grade to the top of the roof
the upper story may align with the lower story a maximum of 4 feet into the required second-story setback for up to thirty percent (30%) of the length of the lower story
you must have an entry way that is at least 40 sq. ft.
in order to be considered a remodel and not a new build (which comes with even more regulations), 50% of the exterior walls must remain

And here, in no particular order, was our wishlist:

high ceilings
large windows
separate dining room, kitchen, and living room (this made us a true anomaly; most people want one open space)
one bedroom downstairs, three bedrooms upstairs
the laundry room upstairs
the girls’ rooms in the front of the house and ours in the rear
girls’ rooms of similar size, and at least 13’x11’
a living room that opened out onto the backyard

Original Floor Plans

Final Floor Plans