How old is this house you're renovating?

The house was built in 1937. Over 80 years old.

My question: Is there anyway to add a second story addition while keeping the skylights/dormers?

A good question to ask your Architect.

Virgil, thank you. I'm sure that is what the architect took into consideration; however, I am checking with houzz professionals or homeowners to see if they have even heard of someone having skylights on the first floor of a two story home. I know that it sounds crazy that losing natural light would be a deal breaker in adding more space, but the natural light makes me so happy.

I brought up this question with my architect and I was told that I could not save the dormers or kitchen skylight. I guess I am just looking for some innovative ideas here. Thanks for all the responses.

This may be a silly suggestion, but... I wonder if you could block out the light sources you'll lose with the addition. Then you'd get a clear sense of the impact.

I just blocked out the natural light sources today... the impact is drastic. That's why I'm looking to this site for some ideas. Thank you benjesbridge.

You cant expand the first floor?

Lots near coastal San Diego are small and I would loose my entire backyard with a same level addition. In order for me to get more space, I have to go up.

Please post the drawings. To me, the loss of light and the loss of main floor square footage to just stairwell doesn't sound worth it.

What is the need/goal of the project? Maybe to add a bedroom and a bathroom?

eta: we're 4 people and a dog in 1200 sf and I'm a small house lover, so I'm probably biased to a light-filled, efficient space.

There are many innovative ways to introduce/maintain natural light in a house with an addition. Unfortunately innovation is design specific, and no amount of crowd sourcing will make up for a few logical suggestions based on your actual design. Since you are unwilling to post your plans, there's not much that can be logically suggested.

If your architect and builder are telling you that your existing skylights cannot be saved, that's your first warning bell, that your current design isn't one which allows the existing skylights (wherever they are located) to remain.

Are you willing to change your program and design in order to save the existing skylights? Or in order to allow some new, innovative way to get natural light back into your house? If these actual skylights are that important, some compromises are going to be needed.

On the other hand, it may be possible to add new skylights to your new design if you are willing to make changes which allow new skylights. Have you considered clearstory windows and "light tunnels"?

Perhaps you need another talk with your architect?

Or maybe you need to find another architect. Are you sure you're working with a licensed architect and not a designer. Many of us mix the two up.

What a great article chispa!!! Thank you!. I did leave out a bit of detail with regards to stairwell. We decided on an outside spiral stairwell in the back of the existing house, so I will not be losing inside space. The extra bedroom and bathroom would be a guest suite for my parents, sister's family and friends and their family when they visit. The upstairs also has a wraparound deck to allow for exterior living space and enjoying the views of the ocean/sunset.

But I absolutely love the idea of having the dining area and kitchen upstairs. 1 year for the design, city/county permitting and historical society sounds about right. It would probably be harder to lift this old house as it is already heavily modified. The original house was only about 400sqft in 1937 and a previous owner added the bedroom and office in the 1970s. All of the work is tastefully done and the owner that added the original addition maintained the character of the house and I believe he is the one who added the dormers and skylights. The original 400sqft is on a raised foundation, while the bedroom and office are not.

Cpartist, the architect is licensed and I have to admit that he has been rather patient with me. We went through 4 rounds of design modifications to get to our current design. His original design was able to save the kitchen dormer and skylight, but it made the house design look more like a granny flat on an existing house, rather than a second story addition that flowed with the rest of the house on the first level.

My current house design works for me, but I have to admit that it's getting pretty old giving up my bedroom and camping out on the sofa bed when my parents or friends come to visit. And with the cost of coastal housing in San Diego and low inventory, moving and finding a bigger place close to the ocean really isn't an option for me right now.

I will definitely look into solar tubes, but I'm not sure if they will give me the natural light that I'm used to or crave. And I apologize for not posting the plans and sketches, but I want to respect my architect and GC by first speaking with them this week. I just received the latest design on Friday morning. Again, thanks for all the suggestions and comments. All of you have been more than helpful.

I wouldn't turn something I love into something I don't for an occasional guest.

How old are your parents?

I ask because I am in my early 60's, go to the gym 3x a week to work with a trainer for 1 hour, and ride a stationary bike or walk the other days and there is no way I'd feel comfortable climbing an exterior spiral staircase. That is an accident waiting to happen, especially as your parents get older

"...an outside spiral staircase..."

This is an excellent way to ensure you never have more than a single visit from anyone.

haha - good one Virgil Carter!!

Hang on there...so you’re saying that if you needed to go up to the second level, you would have to go outside??? In driving rain or wind??

Hope no one ever has to use crutches, cane or a walker! Or god forbid, a wheelchair.

Solatubes(TM) can definitely be used to bring amazing amounts of daylight in a convoluted pathway from a second floor roof to a first floor living area. Check their website. They are life changing.

NO to the spiral staircase!

We rented a house when we first moved to CA that had one to reach an upstairs large room and bath. The room would have made a great playroom for the kids, but due to the spiral stair we made it the master bedroom. It was awful using it for months. Luckily we found a house to buy 6 months in.

The spiral stairs are hard to walk up/down, hard to carry anything, really hard to carry a suitcase or any furniture.

I know you say your place is really cute, but have you considered knocking it down and starting over? You could then build a nice family home and add real value to the property ... the spiral staircase isn't going to do that.

Putting guests up in a hotel is a heck of a lot cheaper than an addition.

I would love to be able to tell my family that my house is not big enough to host them...

I get it, no one likes the spiral staircase. i live in San Diego where it barely rains or gets cold, so weather would not be an issue. The area would be a guest suite, totally self sufficient. However I do understand the concern wrt my parents getting up and down. Maybe a reverse remodel would be a better idea or a regular staircase.

I would never tear down the house. it doesn’t make sense from a cost perspective in SD. Tear down, New Construction and higher property taxes due to New Construction vs a remodel. Also, the historical society has to approve all of this.

Is there a way to just add a loft above your existing bedrooms? Maybe it would give you an extra sleeping area, keep your layout and living space light intact.

You’re already SOL on any of this if you have to get any of it past a hysterical committee. Won’t happen.

Try to do reverse living home. Make the current downstairs the bedrooms and addition on top the living area.

We stupidly bought a house with very low natural light, coming from a home with great light. Two years later I can't stand it anymore. We're moving and taking a financial loss. I find the low light intolerable. We've done 5k in lighting upgrades, but nothing can beat sunlight. Good luck!!

I really can't see how this would be a good investment? I understand wanting a nice place for family to stay, but this seems extreme.

More space with a new Ocean view is a pretty good investment in San Diego. The sunsets here are pretty remarkable.

Awesome. We have friends in this area and you can definitely recoup the investment. Property and State restrictions with taxes etc., make it worthwhile, but I would seriously consider doing the "living" floor on the second floor and the light you love, and then the sleeping quarters with a small living area down there would be so nice for all.

Sam, is that a view from your house or from the harbor or airport?

I have a view of both from my roof. Airport and bay... including Mt. Cabrillo. That view is from work at harbor Dr. My house is about 1.5miles walking from Harbor Drive and the ocean, so same sunset view. That photo just depicts how amazing the sunsets are in SD.

No detached garage.

I think my contractor will be able to install plexiglass flooring where the dormers are located. We already have skylights for the top level. An area rug should provide privacy when guest arrive.

Thank you to the person who suggested the plexiglass flooring!

"will be able to install plexiglass flooring"

I am assuming you mean walkable skylites? Have you priced those out as I sell them and they are quite expensive. And they are definitely not plexiglass, more like 1 1/8" tempered laminated glass.

Yikes even in a high-rent area such as this-its a tough sell. Air bnb for the parental units and a really nice roof deck sound like the way to go. Reversing the living space sounds more expensive as a remodel than as a tear-down (I agree-move rather than tear down). Floor skylights may give some light but not what you are used to.

I would rather climb a ladder than do a spiral staircase. :D Is the upper level going to be access daily or just during visits? I hate to bring up Fixer Upper, but they did a shotgun house with a bedroom loft. It included a metal and wood staircase that lifted up when not in use, using a crank system. You can see the stairs in the photos, but not lifted.

another vote for upside down living. our vacation home has 2 guest bedrooms, bath, and den on the first floor, everything else is upstairs with double height vaulted ceiling and lots of light. no one spends time in their bedroom anyway, except to sleep, when there is a better place to hang out.

I haven't read through every single comment so don't know if this is a duplicate suggestion- but what about lifting your existing house and building more space below it? That way you can keep all of the skylights and dormers you already love. I wouldn't go with an exterior staircase. Also, are you working with a registered architect?

I would not put a pop top on a house in a historic district and chances are you won't be allowed to.

Your first stop should be the Historical Council and see if they will even let you think about any of these ideas..........................

benjesbride loft idea is probably the best and coolest!

The addition already has a loft incorporated. Also, as stated in a previous response, it is not a pop top design. It has taken months with multiple design revisions to maintain the character of the home. I am already working with the historical society and the architect specializes in historical homes.

The reason behind the outside spiral stairs is simple. 1) My current house is only 742sqft, inside stairs would have taken up more than half of my office space. 2) Again, my lot size is pretty small and incorporating traditional stairs would work; however they take up a significant amount of space. It is hard to give up the little "green space" that I currently have. Worst case scenario, if my parents come to visit and they eventually have problems getting up and down the stairs, they can use my room and I will use the space upstairs. Again, the space upstairs is more of a guest suite and for moments where I can take in a nice evening sunset. And if I eventually get tired of the spiral stairs, I can incorporate regular stairs.

But back to the original concern, I spoke with my architect and he is looking into incorporating the "plexiglass" or whatever you would like to call it floor sections where the dormers/skylights are located. I understand that it will not give me the same amount of light that I have now, but it should be able to resolve the issue. Thanks for all the comments and ideas.

How will you get suitcases up a spiral staircase?

How will you get a bed up a spiral staircase?

Hoisted over the side of the deck. i had this done with my sofa and bed at my previous loft apartment.