The defining budget decision for this North Street whole home remodel is whether to relocate the kitchen sink to the island or keep it at the kitchen’s current service wall. In this 1928 Mediterranean-inspired triplex, I recommend keeping the sink along the existing wall, preserving the current water and waste line locations. The original construction of this house, older than the 1952 median for Sausalito homes (Redfin sold data), means the floor assembly beneath the kitchen is not a known quantity. Moving plumbing across the first floor could require opening up wood flooring and working around the multi-level structure, which would quickly escalate costs and complexity. By leaving the sink in place, the family gains a large, uninterrupted island for prep and gathering, while avoiding the risk and expense of routing new drains and supply lines through unknown framing.
This project is centered on the house’s first floor, where the living and dining rooms already form an open plan with access to a deck and panoramic Bay views. The kitchen, with its stone counters and built-in refrigerator, sits adjacent to these spaces. The wood flooring on this level is a unifying material, and I would extend or closely match it into any new kitchen area, ensuring a seamless transition between rooms. The stucco exterior and cement tile roof give the house a substantial, Mediterranean character, and I would echo that inside with warm, off-white walls and understated stone at the counters. The ceilings on the main level are already generous, so any kitchen opening should preserve the existing ceiling plane. If a wall between kitchen and living area is structural, the framing above, three stories and a cement roof, must be respected. A flush header may be possible, but only if the framing depth allows it; otherwise, a dropped beam could interrupt the open sightline from the living room deck through to the kitchen.
The kitchen’s range should remain on an exterior wall, where the hood can vent directly outdoors. This house’s multi-level design, with three stories and a cement roof, makes venting through the roof or across floors more complicated than in a single-level home. The central heating and wall furnaces serve the house, but no cooling is present, so the kitchen’s ventilation plan must handle both cooking exhaust and summer heat, especially given the significant sun exposure on this hillside lot. The electrical panel’s capacity is not specified in the house facts; before selecting an induction range or adding a second oven, the panel and available circuits must be confirmed, as either appliance could require a new 220-volt line.
On the hillside lot of 5,502 square feet, the property steps down in terraces, with the garden-level unit opening to a private deck and yard. The soil survey (Tocaloma-McMullin-Urban land complex, 30 to 50 percent slopes) indicates well-drained ground with moderate clay content and up to 1.5% linear extensibility. The drainage is good, and the FEMA flood map places this house in zone X, with minimal flood risk. CAL FIRE rates the area as Very High fire hazard severity, so any exterior work, such as adding shading or awnings to the decks, should use non-combustible materials and respect defensible space guidelines.
The multi-level structure divides the house into a primary residence and two additional units, each with private outdoor space. The main residence spans two levels, with the primary suite upstairs including a fireplace, spa-like bath, office or additional bedroom, and a large deck with panoramic views. The garden-level and street-level units each have their own kitchens, baths, and decks, making them suitable for extended family or rental. I would maintain these separations, allowing flexibility for the household while enhancing privacy with screening between decks. The two-car garage provides level access to the main living area, and the paved driveway is softened by two tall palm trees, which may need trimming for both curb appeal and fire safety.
Exterior upgrades should unify the color palette of the stucco and garage doors, while energy-efficient lighting can be integrated along the exterior paths and decks. Built-in seating or planters on the decks would take advantage of the hillside views and the Mediterranean indoor-outdoor lifestyle. The back yard is already fenced, and the terraced yard at the garden level offers space for planting or outdoor dining.
Inside, the three fireplaces, including one in the primary suite, anchor the main living areas. The formal entry and storage areas on the main level, along with the open plan, support family gatherings while allowing quieter zones for work or study, especially in the upstairs office. The laundry, with washer and dryer included, is located inside for convenience.
Published remodels such as “A Slice of Sausalito” (California Home+Design) show how Sausalito’s hillside homes can be reimagined, but this house’s stucco, cement roof, wood floors, and multi-level decks are its own assets. If your home, like this North Street property, sits on a hillside with layered living spaces and you want to make it work for your family, I invite you to get in touch.
