The Homes of Palos Verdes

Season for construction...

2012-02-21T11:43:00.000-08:00

Today, two quick updates.

First, update on a new Spanish home going up on the Drive in Valmonte. The homeowners purchased this tear down home in December 2010 for $839K.

(Source: Google Maps, MLS)

The homeowners then hired Doug Leach to design a Spanish home. As of this weekend, here's the progress that's been made to date:

(Source: NJC)

As you can see from the photos, it's a fairly predictable facade, with two garage doors on the eastern side, a central tower, and a living room on the western side. What is hard to tell from this photo is that the home is centered around a courtyard which is open to the west. I'll try to get better photos next time. Let's hope this home is finished in white with a nice, authentic red tile roof.

The other update is up in Lunada Bay, the sequel if you will, to the McMansiony home I wrote about it before (click here to read that post). This home is a single level, home that sits on a very expansive lot. I presume the home is only one story to preserve some of the view for the home behind it which is listed for sale at $3.8M.

(Source: NJC)

This home has the potential to turn out well - only time will tell. I do not like how the front of the home sits right up on the street, with not so much as maybe a 15 foot setback.

Densification alert - Update - Part 2

2012-02-06T18:20:00.000-08:00

So.... interesting development in relation to the Via Garfias property. Turns out the buyer doesn't want to proceed with developing on both of the lots (See this earlier post). Instead, they've listed the small 6,300sf lot for sale for $850K. Just for the land. Keep in mind that the seller bought BOTH lots (two lots totaling 12,000sf) for $1,040K. So they're thinking they can sell just empty land, a small parcel at that, for $850K. If they were successful (which I highly doubt they will be at that price), their cost of the land they are developing will only be $240K - a steal in PVE (or any of the Peninsula/Beach Cities really). Problem is I don't think that lot is worth anywhere near $850K. At best, that very small lot is worth $600-650K. If they're able to get that, then their own lot cost will be $440K - still a good deal, but not a total 'steal.'

Check out the listing here: http://www.redfin.com/CA/Palos-Verdes-Estates/1609-Via-Garfias-90274/home/7724512

Spotted!

2012-01-18T13:03:00.000-08:00

Off topic...but worth a post! Saw the rare, brand new electric sports car in Valmonte this weekend - the 2012 Fisker Karma made by California-based Fisker Automotive

(Source: NJC)

(Source: NJC)

The car has just started production and a few celebs like Ashton Kutcher, Leo DiCaprio, Colin Powell and Al Gore have already received theirs. It's a "electric vehicle with extended range" meaning it can go 50 miles on electric battery power only, and has a gas engine to give it another 250 miles of range (the engine turns a generator to create electricity that powers the wheels). The car is GORGEOUS and amazing up close. Want one? It'll cost you $120K and you'll have to wait a few months.

Densification alert - Update - Part 1

2011-12-30T14:12:00.000-08:00

Happy Holidays to everyone! In the true spirit of giving, one HoPV reader has kindly sent me some more information about the plans for one of the double-wide lot teardown candidates (click here and earlier post here) I wrote about. Well, as I had feared, indeed the owner of these lots has elected to split them back into their two very small constituent lots, totaling roughly 6,200sf each (with 60-foot frontages).

(Source: Google Maps)

On the larger of the two lots, 1609 Via Garfias (which totals approx 6,500sf), a 2,880sf home with a two-car garage is proposed. The home has 5 (!) bedrooms and 3.5 baths.

(Source: TT)

As you can see from above, the home is Spanish in style. There are a few things I like about the home. First, the layout is unique - its not like the usual quasi-symmetric new build facades you see like the Doug Leach Lunada Bay I wrote about before. Similarly, the fact that there is a little courtyard on the right side provides additional space for convening and gathering - a plus. But unfortunately, that's where my accolades for the home end. Let's start with the garage - the walls around the door look a bit on the skinny side. The garage door itself? Not a fan of the panels - but lets at least hope they're actually made of wood and not the brown-painted plastic variety. Do they really need a set of stairs leading from master to the courtyard? I like the idea if it were an interior courtyard, but for an exterior one that leads to the outside? I'm on the fence. On the windows, the scale is right but the proportions and placement look a bit off. The top of the windows abut the molding and my guess is they're not properly recessed. The entry tower, while I love the idea, looks undersized relative to the two other masses and garage.

First floor:

Second floor:

I like the uniqueness of the first floor layout. Its different. Unpredictable in some ways. The living room is cozy, the foyer is equally snug. It's nice walking into a house and not being able to see straight through to the backyard. It's equally nice to not face the stairs upon entry (and bad feng shui!). I'm not crazy about the placement of the guest bedroom door - it's directly in front of the entry. The family/dining room and kitchen area are superb, though. I really like the sizing and layout. On the second floor, the rooms are small. 12x12 is hardly ample space for a luxury custom home bedroom. Also, to have only one shared bathroom to accomodate THREE small bedrooms, obviously this architect doesn't have kids!

All in all, the numbers don't lie. 2,900 square feet is not enough space to fit 5 decent bedrooms, 3.5 bathrooms, a formal living room, a dining area and full size family room and kitchen. Its just too small for the size. To add to that the lot is only 108 feet deep or so, with the home itself taking 70 feet of that plus 20 feet for a driveway. That only leaves 18 feet for the backyard!!!

Like I said before, the buyer of the lot should have put a nice sized 4,500sf home on the double lot rather than crowd it with two undersized homes. PV is not the place for densified living! That's what the beach cities are for!!!

More on the second home to be built here later. Stay tuned.

Cape Cod estate in Valmonte

2011-12-14T08:53:00.000-08:00

So I hinted at this home in an earlier post - it is one of my favorites in Valmonte. It is large, well situated on the lot, and has loads of character: the Westley Residence.

(Source: Google Maps)

(Source: NJC)

Designed by Doug Leach and built in 2007/8, the 5,600 square foot home sits on a double lot that spans 18,270 square feet! The original single-level ranch home and lot were purchased in 2004 for $1.8M by a Yale PhD/cell and molecular biologist and her husband, a real estate developer (himself, a Cornell & Harvard grad).

(Source: Bing Maps)

(Source: Google Maps)

As you'll notice, the new home is sited in nearly the identical spot as the home it replaced - even the garage is in the same spot! The lot itself, at nearly half an acre, is among the largest in Valmonte. It actually spans two legal lots, each roughly 64x143.

(Source: LA County Assessor)

There's a ton to love about the home. The wrap-around porch. The color and texture of the exterior shingles. The landscaping. The alternating roofline and mix of windows. The size and substantial-ness of the porch columns. The color combo. All in, a very comfortable family home.

The rear elevation is equally attractive and the back yard landscaping is elegant yet simple. In fact, I think it looks as though it has some neat features like a NanaWall, which opens up the family room into a stone patio.

(Source: Google Maps)

If I were to nitpick, here are a few things I would highlight: the windows in the garage door (which are actually a no-no in PVE and violate the Art Jury's guidelines). I think having windows in a garage door detracts from the house - cheapens it, perhaps. A paneled or solid white garage door would be better (an easy fix too!).

(Source: Google Maps)

(Source: NJC)

The front setback - well, here I'm on the fence. On the one hand, the 30-foot front setback (or technically, "side" setback since its a corner lot) makes the home seem more comfortable, informal and welcoming. At the same time, a deeper setback of maybe 50 feet would make the home seem a bit more formal, grand even, in keeping with both the size of the home and the lot size. Obviously something like this is a bit too much (80-foot front setback)

(Source: NJC)

All in all, a very well executed home. Funny enough, I came across another home in neighboring Redondo Beach and Torrance that both have some similar features and a comparable design. Curious: what do you all think of its Redondo Beach and Torrance doppelgangers (not sure who the architect is here)?

Redondo Beach:

(Source: NJC)

PV:

(Source: Google Maps)

Torrance:

(Source: NJC)

Which one do you think is more attractive?

KEY STATS

Location: Valmonte PVE
Style: Cape Cod
Year built: 2007/2008
Architect: Doug Leach
Square footage: 5,600f
Lot size: 18,270 (127x143)

Quasi topical: Interesting article on evolution of LA

2011-12-13T09:07:00.000-08:00

Interesting write up on the KCET website which I thought was interesting (and mentions Palos Verdes!). It's entitled "How We Got This Way (Los Angeles Has Always Been Suburban)"

http://www.kcet.org/updaily/socal_focus/commentary/where-we-are/how-we-got-this-way.html

Check it out.

Also, more of my regular home posts are coming! Stay tuned!

I'm on Facebook!

2011-12-10T07:44:00.000-08:00

I've finally joined the billions on Facebook. Feel free to Friend me!

http://www.facebook.com/profile.php?id=100003219497096

Also, saw in the news that PVE and RPV were recently named one of the best places to live by quality of life. Here's a link to the Daily Breeze article (Note that it is a ranking of cities with at least 10,000 residents - sorry, Rolling Hills (pop ~2,000) and Rolling Hills Estates (pop ~8,500)!)

Also, for those wanting to see the actual data, check that out here: The Business Journal/On Numbers Report

Top Southern California Cities By Quality of Life
1. San Marino
2. Coto de Caza
3. Palos Verdes Estates
4. La Canada Flintridge
5. Calabasas
6. Manhattan Beach
7. Malibu
8. North Tustin
9. Coronado
10. Newport Beach
11. Irvine
12. Laguna Beach
13. Sierra Madre
14. Rancho Palos Verdes
15. Agoura Hills
16. Aliso Viejo
17. Rancho Santa Margarita
18. Hermosa Beach
19. Yorba Linda
20. Beverly Hills
21. Claremont
22. Solana Beach
23. Laguna Niguel
24. Carlsbad
25. Encinitas

Top California Cities By Quality of Life
1. Hillsborough
2. San Marino
3. Blackhawk (Danville)
4. Coto de Caza
5. Palos Verdes Estates
6. Piedmont
7. Orinda
8. Alamo
9. Los Altos
10. Saratoga
11. Tamalpais-Homestead Valley
12. La Canada Flintridge
13. Palo Alto
14. Granite Bay
15. Calabasas
16. Manhattan Beach
17. El Dorado Hills
18. Danville
19. Lafayette
20. Mill Valley

Congrats also to fellow South Bay cities Manhattan Beach and Hermosa Beach.

The season for tear downs and build ups

2011-11-19T14:45:00.000-08:00

So my post today is half update and half rant...

First, does everyone remember this post about a double-wide lot for sale in upper Lunada/Montemalaga? Well that home finally sold for $1.04M not too long ago. The 120-foot wide lot is undergoing the planning process in the city of PVE at the moment, and it looks like the architects hired for the job are Cauthen Design (http://www.cauthendesign.com/).

From the website and the planning documents, Cauthen is run from a home in Huntington Beach. If you look at some of the houses they've done, they look all very McMansion-y and Mock-terranean-ish. See Exhibits A, B and C below.

(Source: Cauthen Design)

(Source: Cauthen Design)

The last photo there is not as offensive - actually, it's not half bad. The first two, however, look like tract homes from Riverside or Ladera Ranch - yet both are actually homes here on the Peninsula! Let's keep our fingers crossed and hope that whatever "Fias Homes LLC" has decided to build is tasteful and takes full advantage of the wide lot.

Now onto another new home about to go up. This one is in Valmonte and actually replaces a mid-century home that was designed by a regionally famous architect.

(Source: MLS)

This Valmonte home was actually purchased by Rick Tomaro, brother of architect Louie Tomaro and who is responsible for Tomaro Design's Construction Services division. He and his wife currently reside in an RPV home which they have just listed for sale at just under $1M (see below). That home, built in 1962, was remodeled by Tomaro to reflect modern living while retaining most of its 1962 quasi-Crafstmen style.

(Source: Google Maps)

So it looks like the Tomaros are moving on up from RPV to PVE, from a 1,972sf home on a 9,147sf lot to what I can only imagine will be a brand new 4,000sf home on a generous 10,800sf lot in the heart of Valmonte. The Tomaros bought the Valmonte property in September for $905K. It was originally listed at $829K as a short sale (the previous owners bought the home in 2007 for $1.15M). It is worth noting that the Valmonte home has some architectural heritage and its a shame that this undercared for mid-century home will be lost. Rick Tomaro has hired his brother Louie to design a new home for this property.

The 1,312sf 1950-build home sits on a corner lot, which measures 100 feet wide by approximately 108 feet deep.

(Source: Google Maps)

Let's hope here too that Tomaro works his magic and designs something tasteful - either a traditional/Cape Cod style home or a subtle Italian home. Tomaro has very limited experience with the Spanish style, so its unlikely that this home will employ that school of architecture. My guess, based on their previous home in RPV, is that he opts for something more tastefully American. Maybe something like the below:

Or this:

Both are tastefully done, new construction Cape Cod/Traditional style homes in Valmonte.

Valley ...err Lunada Bay home hits the market!

2011-11-18T09:47:00.000-08:00

Remember that bluff-adjacent "italian" home I blogged about here and here? Well, it finally hit the market (see photo below). The home, which measures 5,297sf, sits on a bluff adjacent 15,700sf lot. The lot itself was purchased for $1.5M the end of last year. This mock-terreanean home is listed at $3.8M. Some quick simple math - 5,297sf of living space plus 600sf of garage space is 5,897sf of gross space. Assuming a range of $200 to $250/sf construction costs, that implies a total cost of $1.2 to $1.5M. If we take out 5% realtors' commissions off the asking price, Mulligan and Co stand to make a tidy profit of between $600K to $900K. Can't wait to see how (bad) the interiors look. Stay tuned.

Updated! More pictures posted from MLS listing (see below).

The interior of the home is equally bland. Its standard fare for spec builds in the area. The ceilings look low for a new build - 8 or 9 feet, not the 10-feet you see in higher end builds. The kitchen looks 'builder grade', ie whatever was on clearance at Home Depot. The entryway looks poorly thought out and planned - a singular door that plops you right in front of the stairs - no double-height foyer, no particular architectural details, nothing. This home is thoroughly uninspired.

KEY STATS

Location: Lunada PVE
Style: Italian
Year built: 2011
Architect: Jesus Meza
Square footage: 5,297sf
Lot size: 15,700sf (irregular)

Some "before" pictures

2011-11-17T16:24:00.000-08:00

Remember that Tomaro Tuscan in Montemalaga (link here) ? Well I found some under construction photos of the home which was managed/built by TriSam Development in Torrance. Enjoy!

(Source: TriSam Development)

Money may buy you many things, but taste isn't one of them

2011-11-10T23:04:00.000-08:00

So today I just thought I'd do another quick post. Remember that Lunada Bay Spanish home that's listed for sale for $2.8M designed by Doug Leach? Well, its basically done and I'm not a fan!

Judging from the updated MLS pictures, it looks like Mulligan/Leach opted for some beige derivative for the exterior color instead of the more authentic white. Also, as I suspected earlier, the front is too busy. Too much going on. The windows are too big, too ornate with lights on either side, a column separating the two panes. Insufficient white space separating all the ornamentation on the facade. Also, why oh why did Mulligan opt for a cheap plastic garage door that was painted brown? Why not splurge the extra cash on an authentic wooden garage door? If you're spending $1M on construction costs, what's an extra few $K?

Can someone explain to me why there is a small wall separating the driveway and the entryway? If you opt for parking your car in the driveway and want to enter the front door, why must you walk all the way around to the pedestrian path?

(Source: MLS)

I understand the lot is width-constrained. This lot I believe is 67 feet wide, implying that the home itself is approximately 50 feet wide. That is still plenty of space. Especially considering that several other homes have managed to achieve creative, tasteful, and restrained designs even on 60' wide lots in which the facades are constrained to 43' wide. Take for example this other home in the Valmonte neighborhood which is also listed for sale at $2.4M.

(Source: MLS)

(Source: Google Maps)

That 3,683sf home built in 2001 sits on a comparatively small 7,886sf lot which is about 63' wide. Yet despite these constraints, the home has loads of architectural features - all tastefully done. It's not one big mass of a home with faux Spanish or faux Italian elements. Its authentic. Its well done indeed.

Even the siting and layout takes advantage of the natural features.

(Source: MLS)

I'm not sure who the architect was on this project. The original homeowners, who have listed this home for sale, bought the lot with an older home on it in 1998 for $750K. They tore that home down and built this beauty in 2001.

KEY STATS

Location: Valmonte PVE
Style: Cape Cod
Year built: 2001
Architect: Unknown
Square footage: 4,000sf
Lot size: 7,886sf (63'x130')

I have to say, that despite the atrocities of the Leach/Mulligan Spanish home, there are some truly beautiful homes in PVE. Furthermore, for all my issues with the Art Jury being asleep at the wheel, they have at least prevented some absolute extremities of design from popping up in the city. Unlike Beverly Hills. Check out this home below, which is currently listed at $5.8M and spans 8,675sf. The listing description heralds the house as a "one of a kind" home "with French and Italian style." I think the photos say it all - no further commentary needed.

(Source: Google Maps)

(Source: MLS)

Are we in the Valley?

2011-10-20T08:36:00.000-07:00

Quick updates today. Remember that monstrocity in Lunada Bay that I wrote about (more here) ? Well, my fears were confirmed when I checked out the progress being made. Here's what the first of the two homes looks like as of last week.

(Source: NJC)

(Source: NJC)

This is a cartoon of a home if I ever saw one. It's a block. Well, three blocks. With windows. Lots of them. Close together. Doors. Lots of them. Close together too. And the three car garage! The siting and massing of this house is atrocious! And what's more, rather than even attempting to have any semblance of authenticity by say, painting the home white and using a deeper red tile, the home is yellow. With orange tile. I mean, if you're going to go with something that is overly simple, at least do it well. This home is a McMansion. The kind you normally find in the Valley or Riverside County. It does not belong on a bluff top lot in PV.

If the owner/builders were going for the symmetric, stately yet informal, balanced facade look, they could have gone with this home below which was built last year in Beverly Hills. While this home too is imperfect, it still is head and shoulders above the Paseo del Mar McMansion!

(Source: NJC)

(Source: NJC)

This example is a simplified, somewhat symmetric and balanced facade. The BH home has the right color palette. Better massing. The design is restrained, graceful even. Sufficient white space. Etc.

What do you all think?

Also, one other quick update. The other home I wrote about is nearly complete - and its a beauty!
You remember this one? Well here it is, all grown up!

(Source: NJC)

We need more homes likes this! Unique, authentic designs.

Since we're on a Tomaro theme...

2011-10-11T09:08:00.000-07:00

Thought I'd drop a quick note today on another project of Louie Tomaro - this one isn't in PV - it's in Manhattan Beach, where Tomaro Design does most of their work. In this home, on 1st Street, Tomaro, the architect on the job, remodels the interior by reversing the floorplan to move the living spaces back downstairs. This is to accomodate some property acquisitions of the homeowners in which they added a large lawn, pool and pool house (see aerial below). The 6,650sf home now sits on a very large (by beach cities standards) 13,200sf lot.

(Source: Google Maps)

One of the other remodels Tomaro did to the home - and the reason I'm writing this post - is converting the Italian-esque/McMansion exterior to a "softer, Santa Barbara" style. What do you all think of the changed facade?

Original:

(Source: Google Maps)

New:

(Source: Tomaro)

Another Tomaro Tuscan...And It's Nice!

2011-10-05T20:19:00.000-07:00

Greetings! Today, we're heading to Italy...err Montemalaga in PVE where I bring you a six-year old Italian designed by Louie Tomaro. The Yan-Tu Residence.

(Source: Google Maps)

(Source: NJC)

Doesn't this home remind you a little bit of the Pasadena home I blogged about before? Situated on a full acre of flat hilltop land, the home spans a near-excessive 11,304sf with 6 bedrooms and a whopping 10 bathrooms! The homeowners bought the lot in early 2002 for $2.3M and then built this home in 2005. The home replaces a much older (and smaller home) that once sat on this expansive, view-adjacent lot.

(Source: Historic Aerials, Google Maps)

It is a shame that the homeowners cleared a number of trees in the backyard to make room for a tennis court (especially when there are perfectly good tennis courts at the PV Country Club down the road).

That said, the home offers a lot to love. Let's start at the front. I know, I know - I'm a stickler for sizing and abundance of windows. Here though, I think it works. While I agree there are a ton of windows (and the reason for it, I assume, is to take advantage of the killer hilltop view on that side of the home), I think they are softened by the arches and the trees. The windows are also appropriately recessed to the right depth/thickness, unlike the McMansion fare you normally see. The facade has alternating sections to break up the 80-foot wide northern face - this adds a lot of visual interest without appearing too distracting (it's not busy like this monstrocity). Also, the facade is set back between 50 and 80 feet from the street, depending on which part of the facade you're measuring from.

(Source: NJC)

(Source: Google Maps)

How about the landscaping! Very lush but not over the top! Moving to the rear of the home, what estate would be complete without the requisite pool and tennis court - this one has both.

(Source: Google Maps)

(Source: Google Maps)

The rear of the home shows that there is indeed a lot going on. Without better, closer up shots, its hard to opine on the aesthetic integrity of the home. However, I am pleased to see that the homeowners retained most of the trees in the rear, adjacent to the tennis court and casita.

There is one thing I don't like about the house - the corner entry and driveway. Notice where the northern facade and western facade meet in the aerial shot. It has an angular cut which makes way for a curved driveway and main entrance. The entrance looks like this:

(Source: Google Maps)

It's as though Tomaro couldn't figure out how to connect the two nice facades and so instead did this! Surely there is a better alternative. Anyway, outside of that, the house in my view is a welcomed addition to the PVE housing stock.

Overall, I am a big fan of the home. I think its a very well executed design.

KEY STATS

Location: Montemalaga, PVE
Style: Italian
Year built: 2005
Architect: Louie Tomaro
Square footage: 11,304f
Lot size: 43,124 (irregular, 190'x240')

A few more posts coming soon!

2011-09-30T06:35:00.001-07:00

Stay tuned... a couple of posts in the queue!

Construction update - More news in Lunada

2011-09-16T14:07:00.000-07:00

A quick one today - an update in Lunada Bay. New parcels of land on Paseo del Mar that were previously vacant saw their first home go up (or close to it). The closest one to the bluff, which measures about 0.5 acres, sold for $1.7M in mid 2010 after being listed at $2.35M for some time. The smaller lot, about 0.35 acres, sold shortly thereafter for $1.5M. Both were bought by Mulligan Development. You can see the evolution below, from flagging to construction. Looks like the smaller lot, farther from the bluffs is going up first (probably to sell it while it has a view before the next home goes up in front of it).

(Source: NJC)

(Source: NJC)

Mulligan, as you may remember, has been building the other under construction home I was blogging about in Lunada - this one: http://homesofpalosverdes.blogspot.com/2011/08/lunada-bay-coming-along-nicely.html

As you'll recall, he used Doug Leach for that home. But for the Paseo del Mar projects, he's using an known gentleman named Jesus Meza - who's address on the construction applications appears to be his own home in Los Angeles. Doing a little more digging, it looks as though Meza used to work for Ashai Design and is now on his own. (Anyone else have any info here?)

The Paseo del Mar house that's going up now looks like it will be another McMansion - oversized windows, front facing garage, a unusually imbalanced looking roofline, etc etc. Also, note from the flagging how close the second home will be to this one! Let's pray I'm wrong, but thus far, I'm not a fan. Thoughts?

A Tomaro home in Valmonte

2011-09-10T15:53:00.000-07:00

Hello all! Work has kept me away from here, so I apologize to all of you for being extendedly absent. Today, I thought we'd switch over to an American/Cape Cod style home in Valmonte - just about done actually. The Kaplan Residence.

(Source: NJC)

Designed by Tomaro and built in 2011, this home replaces a 3,546sf 1953 ranch style home. The Kaplans bought the original home in early 2009 for $2.1M then proceeded to demolish and replace the original home with this beauty.

(Source: MLS)

(Source: Bing Maps)

As you can see, the original house was not exactly what you would call a stunner. It was dated. The first impression of the original home was "Hi, look at my garage" - the new home is all kinds of warm and comfortable. Elegant. Inviting. Very well executed. Indeed, even the garage, which sits perpendicular to the street, is masked by windows, architectural details and a strategically placed tree. The doors face perpendicular to the street, drawing the observer to other aspects of the facade.

If we switch to the rear of the home, much has been improved as well. While the original backyard was rustic and had the natural beauty/sylvan feeling, this one is admittedly more manicured, but still retails a feeling of casualness. I do question the abundance of windows and angles here. The trellis, columns, windows and alternating rooflines, slate patio, wood deck, etc. are a lot to take in - distracting to the degree where the eye is at a loss of what to focus on - I think less would have been more in this case. Nonetheless, while not amazing, it is still attractive.

(Source: MLS)

(Source: Tomaro)

(Source: Tomaro)

Phil Norman designed the interiors. Tomaro and crew designed the exterior. The home exudes casual California living and fits in very well in the neighborhood which is comprised of a motley of styles, from Spanish to French to Cape Cod and Ranch.

I know Valmonte is not the Hamptons - but this home would certainly feel comfortable and appropriate in either locale.

KEY STATS

Location: Valmonte, PVE
Style: Cape Cod
Year built: 2011
Architect: Louie Tomaro
Square footage: 4,500sf (just a guess)
Lot size: 17,870 (irregular')

Lunada Bay - Coming along nicely

2011-08-27T17:50:00.000-07:00

Update: Lunada Bay Spanish coming along nicely! Let's hope they keep this one white... and not ruin it by painting it brown or beige!

(Source: NJC)

Update: Lunada Bay Spanish hits the market

2011-08-14T12:57:00.000-07:00

Some of you may remember my recent post on a Spanish home under construction in Lunada Bay (recall that post here).

(Source: NJC)

Just saw that the home was officially put on the MLS this weekend - for, wait for it.... $2.8M! You may recall from my earlier post that the owner bought the lot near the peak in 2007 for $1.3M and then earlier this year started construction on a 4,000sf, 5 bedroom, 4.5 bath home. Well, for the curious readers, we now have floorplans! See below:

(Source: MLS)

As I had suspected, the floorplan is unsurprisingly predictable. Entry foyer. Garage on left. Living room on right. Stairs. Central hallway. Formal dining area between kitchen/family room and living room. Guest bedroom downstairs is a little unique although in homes of this footprint and demographic, we also see in lieu of a downstairs bedroom, some sort of home office space. Upstairs, much the same. Three small bedrooms and a master. Boring. Boring. Boring. I wonder if the interior has any unique architectural features, because the floorplan sure doesn't!

The listing description indicates that the home is being built by Mulligan Development, the same name that appears on the trust deed for the 2007 sale. At 4,000sf, I'd suspect the build costs to range in the $750-900K mark depending on finishes. Thus, the investment basis for Mr. Mulligan is in the $2.0- 2.2M range. I think the current $2.8M asking price is fairly aggressive - if I were a betting man, I'd guess this trades around $2.2-2.4M tops. Let's see how it unfolds!

KEY STATS

Location: Lunada Bay, PVE
Style: Spanish
Year built: 2011
Architect: Doug Leach
Square footage: 4,000sf (approximate)
Lot size: 9,780 (67'x148')

I think I'm in love...

2011-08-05T13:05:00.000-07:00

Updated: I was perusing through the MLS as I normally do, touring some great neighborhoods known for fantastic architecture (Hancock Park, San Marino/Pasadena, Montecito, etc) and I stumbled upon an awesome home that just went up last year in Pasadena and is on the market for $6.8M. The Wyndhamsmith Residence.

(Source: MLS)

The home was designed by La Jolla-based architect John Barber in 2008 and was completed in 2010. This home, according to the listing, is "inspired by Wallace Neff" and replaces a 1949 5 bedroom/4bath ranch style home that sits on a great 0.73 acre tree lined lot.

(Source: Google Maps)

(Source: Google Maps)

There is some interesting recent history to the home. Let's start at the beginning. The original 1949 home was purchased in the summer of 2004 for $1.6M by a local dentist and his wife. The owners then proceeded to completely remodel the 3,158sf "mid century" home and completed the remodel in 2006. After the remodel, it looked like this:

(Source: MLS/Coldwell Banker)

You can even see in the Google StreetView that they updated the garage doors with a more modern/contemporary feel. The old MLS listing shows many other photos that make it clear that the home was completely and totally remodeled, inside and outside. It had a new pool, new hardscape, etc.

Fast forward two years, and in mid 2008, the home owners put the house on the market for $2.8M - $1.2M more than the original purchase price from 2004. Records indicate that in addition to getting a completely redone home, the new would-be buyer would also get the plans for an Italian estate "inspired by Wallace Neff" as well as a complete project bid from local builder MurSol. The home sat on the market for a little over a month before the listing was removed. I'm guessing that the home owners decided it would be easier to sell a new Italian estate rather than a redone mid century in that particular market (or maybe the Global Financial Crisis gave them a scare, and they soon figured out they were ok?). Seems a shame that they would have wasted hundreds of thousands of dollars (not to mention stress and time associated with a remodel) to rebuild the home only to tear it down shortly thereafter to build a new mansion from scratch!

The 2010 home, which sits on a 110' wide and 289' deep lot, measures 7,000sf and has a pool and motor court. The windows are in scale and relatively simple. The facade registers ample whitespace - which would please GW Smith. The stone surround of the door - perfectly authentic. The roof pitch, choice of tile all in keeping with homes of the 1920s. While this home is located near Caltech on a tree-lined street with mixed housing stock, it is almost better suited on Lombardy Road or parts of San Marino with other beautiful 1920s estates.

(Source: MLS)

Overall, this is a gorgeous home that I'd like to see more of - not the usual McMansion fare. What do you think?

KEY STATS

Location: Pasadena

Style: Italian
Year built: 2010
Architect: John Barber (La Jolla)
Square footage: 7,000
Lot size: 31,790 (110x289)

The kinda guy the Art Jury should have...

2011-07-28T15:30:00.000-07:00

So as most of you know, I've been pretty critical of the PVE Art Jury given some of the architectural monstrocities they've allowed to be built in recent times. The original PV planners back in the 20s had assumed the Art Jury would be comprised of esteemed architects - internationally renowned folks who were leaders in their field and styles. Guys like John Galen Howard, famous for the Beaux Arts style of buildings of the Berkeley campus and Myron Hunt with notable structures all through Southern California (notably Pasadena). While I'd suspect that most of the current Art Jury members do have solid architectural credentials (in fact, why don't they have their bios on the PVE or PVHA website?), I suspect their work would not stack up to the critique of their industry leading peers in the same way that their forebearers' work from the 20s/30s would. In my daytime hobby as a reader of architectural mags and blogs, I did come across one great architect that's done some amazing Spanish work in SoCal. Kevin A Clark. His designs, penned by hand and not by some fancy schmancy computer CAD software, look like timeless works of art - and the ultimate product, the home, look as though they were built a century ago.

He, as a general matter, isn't very prolific in the amount of homes he pens - designing only a handful of homes per year as I understand it (unlike Tomaro and Leach, for example, who each pen 25-35+ homes per year). Check out some of his work here:

(Source: Kevin A Clark Inc)

(Source: Google Maps)

(Source: Kevin A Clark Inc)

(Source: Kevin A Clark Inc)

I wish he'd do some work on the Hill. PV could use his talent! If you're interested in more info, check out his Facebook page (he doesn't have a website): http://www.facebook.com/KevinAClarkInc

The wrong kind of new construction...

2011-07-27T13:15:00.000-07:00

Just came across another home going up - this one in Montemalaga, PVE. The home is perched on a expansive view lot, complete with tennis court, and replaces an older faux Mediterranean home. The Irie Residence.

The Irie family purchased the original home, which was not a modest home like other tear downs, in early 2010 for $3.5M. In fact, the original home (pictured below), was a 7,696 square foot, 7 bedroom, 8 bathroom home built in 1985. Judging from the MLS listing description and photos, the home was in very good condition - not at all a tear down or "in need of TLC."

(Source: Google Maps)

(Source: MLS)

As you can see, the home site is quite large - 0.7 acres actually, and is purchased on a hill with some phenomenal views.

(Source: MLS)

(Source: MLS)

Well, shortly after the family purchased the home, they hired Ashai Design to design a new Italian residence. When I first saw the item on the Planning Commission agenda, I was excited. Ashai has done some good work on the hill, with much of their work featured on this site. But alas, this weekend I saw that this is not their finest work - in fact, quite the opposite. I know and recognize this is still under construction, but so far, hard for me to see what could change that would redeem this home. The architectural crime - aka the new home - is below:

(Source: NJC)

(Source: NJC)

Where to even begin. First, the color - mustard? Really? From the high res images, it looks like mustard colored stucco. What about the window trim and the trim that demarcates the second floor? Too much. And yes - I know the white elephant in the room - the "stone" tower. The "stone" doesn't even look real - almost likes stone patterned wallpaper. And how about the shape of the home? Very blockish and uninspired.

New home:

(Source: Google Maps)

Original home:

(Source: MLS)

The footprint is so boring - in fact, I think the original home that they tore down was more interesting - I mean, check out the offset tower that faced the pool! In fact, I think I like the old home more than this new monstrocity going up. Is there even much of a difference between this home and this McMansion?

You tell me! Is the PVE Art Jury asleep at the wheel here?

KEY STATS

Location: Montemalaga, PVE
Style: Italian (ish)
Year built: 2011
Architect: Ashai
Square footage: Unknown (but big!)
Lot size: 30,100 (126x202)

Development alert! We're losing a classic!

2011-07-25T12:27:00.000-07:00

I noticed some flagging a few weeks back on one of the cooler classic homes in Lunada Bay - the McCreery House.

(Source: Google Maps)

(Source: PV Library)

Designed by Arthur C. Munson and built by Arthur Barnes in 1930, this Spanish home measures a comfortable but not excessive 3,725 square feet and sits on a flat 23,010sf lot. It was originally built for Mrs. Madelon Matthews McCreery and then Ethel Barrymore. Today, it is held by the Coors family (Enid Coors).

The lot itself is amazing - 160 feet wide, 155 feet deep. It has room for a tennis court, big grass yard, motor court and several patios. I haven't been able to snap my own photos and Google doesn't do this home justice - its perfectly elegant, understated, harmonious!

(Source: Google Maps)

(Source: Google Maps)

Anyhow, I noticed the flagging - a precursor to new building approval and part of the neighborhood compatibility process, a few weeks ago and that was a red flag to me - why would anyone want to tear down such a beautiful home with great history? I was hoping that maybe it was just a facelift - a touch up, if you will, of the exterior. But unfortunately, I was wrong. A quick perusal through city council minutes and planning commission minutes shows indeed that Mrs. Coors heirs, who currently reside in Rancho Palos Verdes, applied for a new single family home permit. And, to make matters worse, the architect they have chosen is Doug Leach. Don't get me wrong - Doug has done some fine work, but he has also done some work of questionable integrity/fidelity. Exhibit A. and Exhibit B. I worry that this home will ultimately share the genetics of a McMansion rather than a classic Spanish home that would make Wallace Neff or George Washington Smith proud.

In fact, this home is just a few homes down from my last post's home, which has the garage facing the street rather than the alley. The current home has the garage tucked away behind a quaint porte cochere. What will Doug do here? I don't know anyone in the requisite 300' radius who would have seen the drawings as part of the approval process, but perhaps one of my readers has a copy they'd like to share? I sincerely hope that it is a tasteful Spanish home, faithful to the style, rather than a McMansion special. I also hope that the owners preserve most if not all of the beautifully mature landscaping currently on the lot. To lose the home is such a tragedy, and to lose the wonderful trees would add further insult to injury. Let's hope that what goes up in something at least as good as what's coming down. Fingers crossed!

Another Spanish takes shape in Lunada Bay

2011-07-22T08:11:00.000-07:00

Construction seems to be the reason for the season these days. Lots of homes being flagged and framed as I drive around the Peninsula. Today, I'm writing about another Spanish home going up in the bluffs of Lunada Bay. The Mulligan Residence.

(Source: NJC)

Designed by Doug Leach in 2009, the home the Spanish styled home replaces a 1,893 square foot 1964 ranch style home which sat on a 9,780sf lot. The original home was purchased in 2007 for $1.275M.

(Source: Google Maps)

(Source: Google Maps)

As you can see from above, the original home was nothing remarkable nor did it appear well maintained. The lot is one of the few alley streets in PVE, meaning the garage on many of the older homes are located on the alley side, leaving the main street on which the home is located free from traffic. As you can see in the new home that's going up here, the garage is placed front and center - what a shame!

(Source: NJC)

The new home looks sadly predictable. Garage. Central entry. Living room balancing out the garage in the front. Why oh why do people default to the default - what happened to the creativity in custom homes!

For a predictable home, this one may still work - the devil is in the details and final fishes. Will it be white plaster or beige stucco? How about the window trim? Tiles used in the roof? Landscaping?

My fingers and toes are crossed hoping that this home turns out well. I'd really like to see a nice, non-McMansion Spanish home set the tone for new builds in Lunada.

(Source: NJC)

KEY STATS

Location: Lunada Bay, PVE
Style: Spanish
Year built: 2011
Architect: Doug Leach
Square footage: Unknown, but probably 3,700 or thereabouts
Lot size: 9,780 (67'x148')

A few uncommented photos...

2011-07-17T17:53:00.000-07:00

...have already blogged on this home...but took a couple of new shots this weekend. So nice!

(Source: NJC)

The value of an Art Jury...

2011-06-26T09:51:00.000-07:00

So in my daily perusal of SoCal MLS listings, I saw one from -gasp- the Valley! It reminded me of the utility of having an Art Jury - even a bad one - to prevent these cartoons from being built. Please note this house is NOT NOT NOT located in Palos Verdes. Its in Burbank actually.

(Source: MLS)

The home is currently listed for $1.5M on the MLS (listing can be found here). Built in 2010, the The 4,500sf home sits on a 10,000sf lot and it The "architectural design inspired by European style & elegance" - uh huh. I've traveled a fair amount through Spain, France and Italy, and I don't recall seeing a concrete block wall topped with translucent plexiglass.

What about those windows! Builder special! And the columns? Petite. Ah, and who can ignore the authentic banana colored stucco! Oh Tuscany! Wait folks - it gets better!

(Source: MLS)

(Source: Google Maps)

How about that creative footprint - a box - and the siting of the home on the lot. So much thought went into this. And the balcony - look at those support columns - breathtaking.

What's more - this is yet another case of an investor/developer exploiting the land. Here's what the site used to look like and what it looks like now:

(Source: Bing Maps)

Yep - that's right folks. What was probably a 0.7 acre wooded lot has been transformed into a cram-as-many-homes-as-possible spec builder special. No real room for a yard - just concrete and stucco. All those great trees - gone.

(Source: Google Maps)

Best I can tell is that the developer bought the original lot for $1.4M in 2009 and tore down the old home, subdivided the lot, and built these three 4,500sf McMansions. What a shame!

So as much as I complain about how the PVE Art Jury lets certain questionable homes (like this or this) slip through, at least they protect against the extremes.

A PVE Spanish Classic

2011-06-23T17:48:00.000-07:00

Today, I'm writing about a home that is a bit of an enigma. Not because its architectural fidelity is perplexing, but rather because I'm just not aware of the full history of the home. The Melton Residence.

(Source: Google Maps)

Situated on a panoramic hilltop 18,510sf lot, this 4-bedroom 6-bath home spans a comfortable 5,310sf. Public records show that this home was built in 1997 - however, I'm not sure if that is indeed correct. The home itself wreaks of 1920s. The exterior plaster finish. The frames of the windows. The siting of the home. I find it very surprising if a modern architect did indeed replicate - to this degree at least - all the features of the Spanish Revival style from the 20s.

(Source: NJC)

(Source: Google Maps)

(Source: Google Maps)

The home itself is so elegant. A balanced weight to the facade, with the main entrance slightly offset, but still positioned between two equally massed towers. The casual wooden balcony makes the home look livable, comfortable - like an actual home. The simple landscaping serves as merely a background to the star of the lot - the house. The garage, tucked neatly to the side and behind, out of view from visitors.

The rear of the home is equally casual and well thought out. Two levels of terraces, as well as an exterior staircase that bends down toward the paved courtyard.

Did I mention the view? This home sits on a street called Via Panorama - and for good reason! This is basically the view from the home:

(Source: NJC)

I wonder if the 1997 "year built" stat is in error, and really was the date the home went some sort of restoration or remodel. Anyone know?

If only all new construction attempted to be as faithful to the Spanish style as this!

KEY STATS

Location: Montemalaga, PVE
Style: Spanish
Year built: 1997 (or is it???)
Architect: Unknown
Square footage: 5,310
Lot size: 18,510 (181' tapering to 91', x129' )

A traditional home on the hill...

2011-06-19T14:36:00.000-07:00

Today we're popping back over to PVE... where unlike the normal Spanish fare we see, I'm blogging about a Cape Cod home. The Underberger Residence.

(Source: NJC)

(Source: Don Thursby)

Built in 2009 and designed by Don Thursby, the 4,112sf home replaces a 2,661sf 1.5 story 1937 home. The home sits on a cozy 9,600sf hilltop lot. The owners bought the original home in 2001 for $1.725M.

(Source: Bing Maps)

(Source: Google Maps)

The home itself, while quite nice aesthetically, does feel a little out of place. For one thing, its surrounded by a host of red tile Mediterranean homes - in fact, it could very well be the only home in the neighborhood without a red tiled roof.

(Source: Google Maps)

Putting context aside for the moment, the home is quite nice.

(Source: NJC)

(Source: NJC)

Great roof lines. Wonderful garage doors. White trimmed windows (and appropriately scaled!). Once again showing that Mr. Thursby is a solid architect. A very good example of the American/Cape Cod style.

But a home should fit in with its neighborhood - part of the fabric. This home, while itself very nice - does not fit into the Montemalaga neighborhood - it really belongs in Rolling Hills Estates or maybe the Valmonte neighborhood of PVE!

KEY STATS

Location: Montemalaga, PVE
Style: Cape Cod
Year built: 2009
Architect: Don Thursby
Square footage: 4,112
Lot size: 9,600sf (140'x70')

Densification alert 2!

2011-06-13T16:00:00.000-07:00

Attention all my fellow anti-McMansioners! Was perusing through several recent sales and wanted to draw folks' attention to these two lots:

(Source: Google Maps)

(Source: County of LA)

I'm referring to the corner lot and the neighboring vacant lot which were purchased in December 2010 for $1.3M in Palos Verdes Estates' Lunada Bay neighborhood. The lots were purchased by developer John Katnik of Katnik Homes (/www.katnikhomes.com), who subsequently hired Doug Leach to design two homes for the two sites.

The first lot, which totals a mere 6,600sf is comprised of the lot labeled 22 and a portion of the lot 21. The other lot, which measures a tiny 5,000sf, is labeled 19 on the site plan above.

As you can see from the pictures, the first lot currently has a home on it - a nice, 1,590sf single story ranch built in 1953.

(Source: MLS)

(Source: Google Maps)

(Source: Google Maps)

Public records show Katnik/Leach drew up plans to build a home on each of the lots. In a bittersweet decision, plans for the lot which currently has a home on it were approved, while (thankfully!), plans for the vacant lot were denied. Remember the guidelines I mentioned for building a new home in PVE from my previous post (which can be found here)? Let's do some calculus here:

The second lot measures just over 5,000 square feet. So that means that the maximum first floor living area is 1,050 plus a 450 square foot garage. The maximum living area that could be built is 2,050sf (1,050sf on first floor, 1,000sf on second floor), meaning that the second floor would have a first floor coverage ratio of 67% - which would present several challenges for massing. Do the economics on this project (lot #2) work? Let's see:
- Land cost $579K (5,000sf/11,600sf x $1.3M)
- City fees/permits + architect fees: $75K
- Construction cost: $625K ($250 x 2,500sf)

Our total is $1.28M. If we gross up for 6% realtor commissions, that comes to $1.36M or approximately $664 per finished square foot. Who would pay almost $1.4M for a 2,050sf home with a small back yard?

I don't know why Katnik doesn't just join the two lots to form a nice, expansive 11,600sf lot on which he could build a comfortable 4,500sf home with a huge backyard? It would be more in keeping with the character of the city and immediate neighborhood. Let's hope the city officials stick to their guns and prevent the further densification of PVE!

If you'd like to express your opposition to City Council or the Planning Commission, here are the relevant contacts:
City Council: Citycouncil@pvestates.org
Planning Commission: arigg@pvestates.org

KEY STATS

Location: 1616 Addison Rd & 36 Margate Square, Lunada Bay, PVE
Style: TBD
Year built: 2011 (proposed)
Architect: Doug Leach
Square footage: TOO BIG!
Lot size: 11,600sf

French Country in Rolling Hills Estates

2011-06-12T20:00:00.000-07:00

I must admit I do give a disproportionate amount of attention to Palos Verdes Estates - more so than to neighboring Rolling Hills Estates, Rolling Hills and Rancho Palos Verdes. So today, in an effort to balance things out a bit, I bring you a brand spankin' new home built on a beautiful lot in horse-loving Rolling Hills Estates. RHE as you'll recall, isn't the gated Rolling Hills community - rather this is a non-gated community that borders PVE, RH, Torrance and Lomita. It's centered around the equestrian lifestyle and marked by the white fences that line the streets and homes in the city. Like neighboring PVE, RHE has its own country club and it also has a very strict neighborhood compatibility and planning commission process for getting new homes built. Unlike PVE however, there is no formal art jury or architectural review board to approve the aesthetics of a new home. That said, the city's planning commission and approval process does take into account the compatibility of the proposed home with its surroundings - you'll find very few if any Spanish or Italian homes built in RHE. Rather, the architecture of choice is the California Ranch. Occasionally, a country (American or European) style of home, with hints of the ranch vernacular, will pop up, as in the case of the home I'm writing about now.

(Source: MLS)

Designed by local architect George Sweeney and built this year, this 5,400 square foot French Country-style home sits on a lush 0.47 acre lot in Rolling Hills Estates. The lot, at 130 feet wide, is 182 feet deep and features a guest house as well.

(Source: MLS)

(Source: MLS)

This home replaces a 1963-built 2,508 single level ranch style home that was in serious disrepair. The current owners bought the original home in 2004 for $975K, then transferred it to an LLC in 2009 while going through the city's permitting process. The new home is on the market for $4.0M.

(Source: Google Maps)

(Source: Bing Maps)

As you can see from the photos above, the old home and lot was overgrown with vegetation and in serious need of an update (look at the driveway!). The new home is - quite simply - gorgeous! While I'm generally not a fan of French Country or Tudor, this home delivers on detail and authenticity.

(Source: Bing Maps)

(Source: Google Maps)

Where to start. The garage - I love how the garage is tucked off to the side - not visible from the street. The new home opts for a single driveway rather than the previous homes semi-circular driveway. The front yard is tidy, keeping intact a large mature tree, and opting for a simple grass yard rather than overgrown bush. The facade is balanced, restrained, understated. It fits. Massing is modest, and while this home is more than twice the square footage of the previous home, somehow this seems to blend better into its surroundings.

Moving to the rear yard, the pool was moved and a full landscape renovation was undertaken. Guest house? Check. Pool? check. Trees and hedges? Check. And how about the rear facade! Well done! Alternating rooflines. Wooden accents. Scaled windows. Bravo!

Overall, a very well executed home. Perfect addition to the street and RHE.

KEY STATS

Location: PV Dr N, RHE
Style: French
Year built: 2011
Architect: George Sweeney
Square footage: 5,400
Lot size: 20,580 (130'x182')

Densification alert! Community unite!

2011-06-11T10:31:00.000-07:00

So I just came across a new listing on the MLS in PVE. It is a 1954 built 2,367sf single level ranch that sits on a double lot - that is, two lots the original owner bought and joined together to build this home. The home, which sits on a 12,450sf lot, is listed at $1M, although sources tell me that the listing agent has received several offers over asking price.

(Source: JM)

(Source: Google Maps)

So as you can see, what I like about this home is that it is very wide! 120 feet wide in the front, tapering to approximately 102 in the rear. However, it is a very shallow lot - an average of 110 feet deep.

The home itself, as I'm told by realtor friends, needs a lot of work. Around $200-300K worth of updates and repairs. I worry that someone would buy this home, and then unjoin the lots to build two smaller homes on the two legal parcels underlying the current ranch home. Per PVE guidlines, each home would be limited by the following:
- Building lot coverage of no more than 30% of the lot (e.g. first floor plus garage)
- Total square footage (including garage) cannot exceed the LESSER of 1,750sf + 30% of the lot or 50% of the total lot area.

So with these guidelines in mind, assuming that the lots are roughly equal in size (6,225sf), we're limited to the following potential single family dwellings on each of the lot:
- First floor living space of 1,427sf (1,867sf building area, less 440sf for the two-car garage)
- Maximum living space of 2,672sf (3,112sf less 440sf garage)

That is the maximum allowed for the lots. Now using some common sense, based on the math above, 3,112sf less 1867sf for the first floor, leaves 1,245sf for the second floor - or roughly 67% coverage over the first floor. Given aesthetic guidelines on massing, it's hard to see the Art Jury or Planning Commission allowing someone to build a second story that's 2/3 the footprint of the house.

(Source: County of LA)

Next question: do the economics make sense? Let's see:
- Assumed land cost of $600K each ($1.2M divided by two lots)
- Architect fees of $50K
- City fees and permits: $50K
- Build cost of $778K (3,112 @ $250/sf )

That totals approximately $1.478M or $553 per finished square foot of living space. Again, if we factor realtor's 6% commissions, our breakeven selling price, on a square foot basis), would be $588/sf. A quick search of PVE MLS shows that houses built after 2000 (so last 10 years) are listed for sale between $513/sf and 842/sf. Recent sales (last 6 months) show a range of $509/sf to $899/sf (although the higher range is accounted for by larger lots and ocean views, which this property will not have).

So this would be risky for someone to take on. The homes themselves would be relatively small for someone looking to spend $1.5-2.0M.

What would I like to see? I would love it if someone built their dream estate on this parcel. I've even taken the liberty of drawing up a floorplan and some inspiration photos for what this estate might look like:

(Source: NJC)

The floorplan conforms to PVE guidelines (lot coverage, front, side and rear setbacks, etc). I've omitted my second floor designs, but you get the idea. This floorplan takes advantage of the wide but shallow lot. It keeps the formal entertaining space away from the 'lived in' part of the house, and it also maximizes views of the backyard and side courtyard. Also, using this L-shaped floorplan not only creates a lovely courtyard, it also creates the maximum usability for the back yard. Had I opted for the normal rectangle, the backyard would have been wider (100') but very shallow (30-40'). Here, the backyard is very usable - about 60' wide, and about 65' deep. In terms of the feel of the various spaces, here are some 'inspiration photos:'

Facade:

Rear facade:

Interiors:

Courtyard:

Here's to hoping the new owner does the lot justice! Fingers crossed!

.

Quick post: New home on the market

2011-05-31T17:32:00.000-07:00

Remember this Russ Barto designed spec duo? Well, that first Italian-esque home has just been listed for sale for $1.898M. Check out the listing here.

(Source: MLS)

A Valmonte "Tuscan"

2011-05-30T18:25:00.000-07:00

On this Memorial Day, thought I'd blog about another 60-footer - that is, a new custom-turned-spec-turned-custom home on a small-ish 60' wide lot in Valmonte.

(Source: NJC)

The original owners bought the previous home which sat on this lot in December 2007 for $913K originally for themselves, then given the 2008 downturn, decided to build it on spec and sell. Well, fast forward three years later, the house is now complete although the home has not been put up for sale (lease perhaps?). The 3,106 square foot home sits on a 59x120 foot lot. Designed by Doug Leach and built in 2009, the home replaces a 1,651 square foot 1954 ranch.

(Source: Mapquest)

(Source: NJC)

While this home is a mild improvement over the original home, it still could have been so much better. Where to start? The garage! Why oh why did the owners opt to go for a brown painted plastuminum garage door is beyond me! Would a proper wooden garage door have been that much more expensive? You know, something like this:

(Source: NJC)

Or this:

(Source: NJC)

Or this:

(Source: NJC)

Any one of those would have been an improvement over the existing garage door - I suppose that's an easy fix later down the line. Moving on.

I'm generally not a fan of stone veneer - I think there's a high degree of risk that the execution looks Disneyland-esque. Here, we're borderline. It almost works - maybe it does. In any event, I think they should have carried that over to the garage - especially given the prominence of the garage door and how it sticks out from the home. Using the darker stone would have helped minimize the garage and also served to protect the facade's balance and symmetry. It would also serve to minimize the upstairs balcony - which coincidentally is my third gripe with this home.

The upstairs balcony detracts from the facade. I long for symmetry. Right now the upstairs looks like a procession of stairs... all leading to the balcony. I would have thought the central hall would be the focus. But here, the garage and upstairs balcony take visual focus away from the rest of the home. This home says "I drive two cars" instead of "rustic Italian home ... with a garage for modern convenience." Maybe something more like this would have been appropriate (Warning: I'm by no means a Photoshop artist, proceed with caution!):

(Source: NJC)

In my hacked version of the facade, we'd have a more authentic garage door and an upstairs that is symmetric. Here the focus is on the central stone tower. Taking it a step further, we'd stone the garage as well so as to minimize its prominence. Something like this:

(Source: NJC)

Or maybe this:

(Source: NJC)

What do you think?

KEY STATS

Location: Valmonte, PVE
Style: Italian
Year built: 2009
Architect: Doug Leach
Square footage: 3106
Lot size: 7,090sf (59'x120')

McMansion or Estate? You decide...

2011-05-25T20:18:00.000-07:00

In line with recent posts about some relatively new (and even under construction) homes, today I bring you another. This one is in the Montemalaga area of PVE, where some of the largest homes on the Peninsula are located. The Munoz Residence.

(Source: NJC)

Designed by Redondo Beach-based architect David J. Boyd (www.boydarchitects.com) and built in 2010, this 7,254 square foot residence sits on a 0.6 acre corner lot. The home replaces a 3,426, single-level L-shaped ranch style home built in 1968 which the current owner purchased in 2007 for $2.3M.

(Source: Google Maps)

(Source: Bing Maps)

As you can tell from the photos and the aerials, the new home keeps the same basic footprint and orientation as the original. At first, I wondered why - the street it faces is a much more active thoroughfare than the side street to its north. And then it hit me - the views! From the second floor of this house, you have a peak-a-boo ocean/city view.

Anyhow, I haven't seen much of this architect's work before, but a quick perusal on the website shows that he hasn't done a terrible amount of work on the Peninsula. Judging from this home and the few he has listed in the Mediterranean variety, I would rate him average. The rendering of this home (all these new school architects and their CAD drawings!) is below.

(Source: David J. Boyd & Associates)

Even from the rendering, I feel there is something very off about this home. For one, the wood in the rendering is too light - should be dark, grainy wood. Thankfully this was fixed in the actual home. What else - oh yes, the windows. There are too many windows and they are slightly out of scale. We ought to cherish the white space - the plaster is just as important as the glass. Filling every inch of the home with windows and doors makes absolutely no sense - its excess. Does any particular room in a house need that much light? The role of an architect and a good interior designer is to properly orchestrate all the features of the rooms and flow of a house - the right kind of light, in the right spot, with the right architectural details to highlight and enhance and be enhanced. Whenever I see a monstrosity of glass I think to myself - very bad interior planning; they're just flooding the interior with light without any regard to room and space planning.

With a house of this size and mass (it has over 160' of frontage), there are ways to execute a restrained, elegant and sophisticated Spanish home. One good example of something similar are the spec homes at Terranea.

(Source: NJC)

(Source: NJC)

Notice how these homes feel much more authentic - despite having to accommodate a similar square footage. They have ample windows - absolutely - but they're done to scale and in a tasteful manner. Even the plaster on the exterior walls has a more weathered, natural appearance.

One aspect you'll notice - which detracts from the authenticity of the Munoz residence, are the frames around the windows and rooflines. What's with that?

(Source: NJC)

That wreaks of McMansion in my view. If you look at all of the 1920s era Spanish homes I've featured on this site, I don't think you'll find this feature. Look at the Terranea homes as well - no frames!

(Source: NJC)

Finally, let's look at the rear of the home. It's a bit better than the front - but not by much.

(Source: Google Maps)

(Source: NJC)

Overall, borderline McMansion - what do you think?

KEY STATS

Location: Montemalaga, PVE
Style: Spanish
Year built: 2010
Architect: David J. Boyd
Square footage: 7,254
Lot size: 21,443sf (irregular, 172'x218')

Under Construction - A Unique Spanish Home

2011-05-23T19:31:00.000-07:00

So today I'm going to focus on a home that is currently under construction. I've been following this home for some time. Unlike other homes featured on this site, this home sits on an irregularly shaped lot which makes designing a nice Spanish home particularly challenging. The Holdsworth Residence

(Source: NJC)

Situated on a large, albeit irregular pie shaped lot, the Holdsworths have owned the home for some time. In fact, property records do not show the last sale transaction. In an interesting side note, the Holdsworth used the same architect on this home as they did on the home right next door which they bought on spec and built a (in my view) less attractive Spanish home. More on that later.

Anyhow, this home, designed by Huntington Beach-based architect Jeff Dahl replaces a fine but less attractive 3,178 square foot 1963 Cape Cod style home.

(Source: Google Maps)

Indeed, you'll notice that this picture, taken in 2007 or thereabouts, shows the flagging required by the PVE Planning Department and it also shows the other home the couple also built right next door (also being flagged).

As you can see below, the large 15,000 square foot lot also has a pool, and backs up to a hill.

(Source: Bing Maps)

I think the home they're building is absolutely stunning. I've followed it the last several months, hoping that it would turn out well - and it has! I'm guessing its a few more months before everything is finished. I do hope this gets put up for sale so I can tour the inside! A few more photos below:

(Source: NJC)

This is a project well executed. The turret. The minimized garage. The roof lines. The scale of the windows. The way the shape of the home fits into the natural landscape. This all just works! I can't wait to see this home completed - should be great!

KEY STATS

Location: Upper Lunada, PVE
Style: Spanish
Year built: 2011
Architect: Jeff Dahl
Square footage: Unknown
Lot size: 15,590sf (irregular)

P.S. The neighboring home I mentioned above, which was also designed by Jeff Dahl and built by the homeowners, is far less impressive. They bought the original home in 2008 for $1.195M and replaced that 2,286sf 1962 home with this Spanish one - not my favorite - by a long shot!

(Source: Google Maps)

(Source: NJC)

Those stairs! No no no. Too much. Too much white there. The stairs are out of scale and detract from the rest of the home. Also, those french doors above the garage - NO!!! Out of scale and look cartoonish.

I'm back...with a nice cliffside spec home...

2011-05-15T07:21:00.000-07:00

Alright, sorry for the absence - life (work/personal) has been crazy the last few weeks and its been challenging to find time to even catch my breath, let alone do other things (e.g. blog). Anyway, hopefully May/June will prove more prolific than March/April.

Anyhow, today we head back to the hills of Palos Verdes to check out a home I've admired the last couple of years. The home was built on spec by Elite Homes Inc, a South Bay spec builder that generally does multi-unit projects in Torrance and neighboring communities. Occasionally, they've built a few other custom homes including a couple on the Peninsula. This home is on the same street as the Chadwick House, the first home I wrote about as part of my series on the Palos Verdes Home Tour. In fact, this home is literally two houses over.

(Source: Bing Maps)

(Source: NJC)

Designed and built in 2004, the home measures 7,465 square feet and sits on a generous 0.6 acre hillside lot. As I mentioned before, the house is a well-designed, Italian home unlike the Beverly Hills McMansion variety (which is usually plagued with excess windows and columns on the facade). Outside of the structure itself, the views are incomparable to any other spot on the Peninsula. As I said, it shares the same view as the Chadwick House - to refresh:

(Source: NJC)

That's right - Malibu to downtown LA, to the PV Country Club and Valmonte - oh yeah, and the Pacific Ocean as well! Anyway, back to the house.

The house itself, with its 7 bedrooms and 9 bathrooms was built on spec in 2004. Elite Homes bought the original home and lot in November 2000 for $1.75M, built this home in 2004, and later sold it to its current owners (marketing exec) in June 2005 for $6.25M. At the peak of the housing market, this house would've touched $8M.

(Source: NJC)

Given the hillside slope, the house actually sits below street grade (see above). Its only upon standing literally right in front of the house that one can appreciate the architectural details. The roof pitch. The stone entrance surround. The sparing use of columns for the second floor balconies. The symmetry. The color and texture of the exterior walls. It all just works!

(Source: NJC)

(Source: NJC)

Parking for this home is accommodated by what looks to be a four-car garage on the right side.

(Source: Bing Maps)

(Source: NJC)

What's more - this house is ALL about the views. And the architects knew that - just check out the rear of the home.

(Source: Bing Maps)

(Source: Bing Maps)

As you can see, over six different viewing terraces and balconies on the rear and left side of the home. All to accommodate that amazing view! It's one thing to have a city view. It's another thing to have an ocean view. Its rare to have all of that in one single shot.

By the way, check out the pool - it looks like the jacuzzi is one level above it, and if my eyes serve me right, it looks as though (potentially) the water from the jacuzzi cascades down into the pool (infinity edge?). Neat.

Overall, this home is a beautiful example of Italian done right. If I only had a spare $6M....

KEY STATS

Location: Valmonte, PVE
Style: Italian
Year built: 2004
Architect: Elite Homes (architect unknown)
Square footage: 7,465
Lot size: 26,530 (117 front, growing to 234, by 153 feet minimum depth)

2011 Palos Verdes Home Tour - Part 3

2011-04-25T18:41:00.000-07:00

So our last and final stop on the tour is the Exhibition House (aka Martin Residence, aka Project House #7). Designed by Raymond Struthers and built in 1927, this 5,600 square foot home was one of the original houses built as "model homes" to showcase the Palos Verdes lifestyle. Struthers, who chaired the PV Art Jury at the time, was one of the popular architects in the area in the early days of Palos Verdes.

(Source: NJC)

(Source: Palos Verdes Library)

The current owners, John and Carmen Phillips, are authors of the recently released book on Palos Verdes Estates published by Arcadia Publishing. The Phillips purchased the home in 2006 for $2.9M and then proceeded to restore and renovate the historic home.

Of the three homes on the tour, this was by far the most livable of the homes. The house has a U-shaped layout around a beautiful central courtyard.

(Source: NJC)

(Source: Palos Verdes Library)
.

You'll notice that windows have been expanded below the staircase. In fact, while the Phillips did not expand the footprint of the home, they did turn 5 rooms in that section of the house, including the kitchen, into a much larger eat-in kitchen and adjacent family room.

(Source: NJC)

(Source: Palos Verdes Library)

(Source: NJC)

You'll notice not a whole lot has changed with the exterior of the home - if it ain't broke, don't fix it! The central fountain, paved courtyard are edits that the new owners made. Even the garage fits in well with the home!

(Source: NJC)

(Source: Palos Verdes Library)

Overall, a very lovely, comfortable home that is a solid example of the Spanish Revival style.

KEY STATS

Location: Malaga Cove, PVE
Style: Spanish
Year built: 1927 / 2007-09
Architect: Raymond Struthers / (unknown)
Square footage: 5,599
Lot size: 14,030(108x123)

2011 Palos Verdes Home Tour - Part 2

2011-04-21T19:02:00.000-07:00

So after the Chadwick house, we boarded the shuttle and went to the next stop on the tour - the Don Lawyer Residence, aka the Roessler House. Recall my previous post about the home here ("New Life for an Old World home"). I learned a fair bit on this tour - and it was great to see this massive estate up close and in person!

Firstly, let me correct one error from my previous post - while Ed Beall's firm handled the restoration and expansion of the home, the architect at Ed Beall & Associates responsible for the project was not Ed Beall, but rather George Shaw, one of his associates.

(Source: NJC)

The home is massive and extremely private. The grounds are expansive, and the home is not visible from the street. Quite a nice home! While I was not allowed to photograph the interior, I will say that it is equally impressive. Authentic, restored tile floors. Replastered walls. Wonderfully executed.

(Source: NJC)

The views from the back of the home are fantastic! Not quite as impressive as Chadwick House, but still - an unobstructed view of the blue Pacific.

(Source: NJC)

(Source: NJC)

Wonderful, seamless integration of the old and the new parts of the home. If I only had a spare $10M....

KEY STATS

Location: Lunada, PVE
Style: Spanish
Year built: 1926 / 2006
Architect: John Byers / Ed Beall (George Shaw)
Square footage: 12,061
Lot size: 3.2 acres

2011 Palos Verdes Home Tour - Part 1

2011-04-19T20:48:00.000-07:00

So I was one of the many that attended the annual Palos Verdes Home Tour, organized by the PV Art Center. Each year, the Art Center picks three homes on the Peninsula to feature in the tour. Homes in the past have been from various parts of the Peninsula, various architectural styles and various ages - including a few new-ish builds. For 2011, the featured homes were three historic Spanish residences in Palos Verdes Estates.

This year, the Art Center pre-sold over 1,000 tickets and sold quite a bit more during the two days of the tour. The homes, while all 1920s-era Spanish homes, were actually quite different. One home had spectacular views. Another was a grand estate (featured previously on this site), and the last was a comfortable home owned by the author of Arcadia Publishing's Palos Verdes Estates book.

So, sit back, relax as I take you through these homes. Keep in mind that they didn't allow many pictures (none were allowed inside the homes). So most of the photos I have are exteriors (which is where all the fun is anyway!).

The first stop - the Chadwick House. Designed by Kirtland Cutter and built by R.R. Sutherland as a spec house in 1927, the home measures 5,941 square feet (per current assessor) and sits on an acre of steeply terraced hillside lot. Note that the PV Home Tour materials say the house actually measures 10,000 square feet. In any event, its big! And although the original 35 acres that the home sat on have been since sold off to others, the grounds still retain their spectacular beauty (landscaping for the home was done by none other than Frederick Olmstead Jr.

(Source: NJC)

While there is a ton of historic info on this home, I'll choose instead to focus on some more modern facts about the home. The current homeowners bought the home in 2005 for $4.52M and proceeded to restore the home to its former glory. I have to say, while the home itself has great Spanish character, the most impressive aspect of the estate are the views!!!

(Source: NJC)

(Source: NJC)

Those pictures don't even begin to do the actual view justice. It's just breathtaking - even on a relatively hazy Los Angeles day. From the home, you can see the PV Country Club, the Valmonte area of PVE, the rest of the South Bay and LA in the distance, as well as the ocean and Malibu.

The home itself features very classic and authentically Spanish features including a correctly pitched tile roof, a number of terraces and patios, wrought iron grill around several of the windows, etc.

(Source: NJC)

(Source: NJC)

You can see how steep the hillside is, as well as the expansive gardens surrounding the home below.

(Source: Bing Maps)

(Source: Bing Maps)

Overall, a very good example of Spanish architecture. However, on its own, the home is quite nice - but what makes it truly special are the amazing views afforded by its delicate hilltop location overlooking Valmonte and the rest of the South Bay.

KEY STATS

Location: Valmonte, PVE
Style: Spanish
Year built: 1927
Architect: Kirtland Cutter
Square footage: 5,941
Lot size: 40,080 (193x195)

NOT A PV home... repeat NOT a PV home...

2011-04-11T18:45:00.000-07:00

...but I thought I'd share this one - a point in favor of having some sort of art jurt/architectural review board. This is what happens when you don't....:

(Source: NJC)

Where there was once, now there are two.

2011-04-10T15:50:00.000-07:00

Back in the saddle today. This post will focus on the Valmonte section of PVE, on two homes the replace an older home which sat on a double lot.

Home numero 1

(Source: NJC)

Home numero 2.

(Source:MLS)

My understanding is that both homes were developed by a spec builder (William Hess Development) and both designs were penned by Russ Barto. I'm generally, as you all know by now, not a fan of dense development on the Peninsula. Don't get me wrong - high density living does have its place in our ever-growing County. But the Pensinula, just like Malibu and the Westside, is defined by its open space, its semi-rural, spread out feel. Its an aspirational community - a place we aspire to live one day. You want multi-unit 4-on-a-lot townhomes? North Redondo is for you! Condos and apartments? Torrance! Closely spaced ranch style homes? The inner South Bay communities are all for you! You want sprawling lots, with quaint, custom homes spread out from one another? Come to the Peninsula.

Each community has its spot on the socioeconomic ladder. Gardena, Lawdale and most of Torrance will never have multi-million dollar mansions - nor should they aspire to. They are solidly middle class communities that accommodate the majority of our blue and white collar workforce. Redondo Beach is a hybrid of the Torrance and the Manhattan/Hermosa Beach communities. Manhattan Beach and Hermosa are the high end beach communities, the Peninsula is the Holmby/Beverly Hills/Bel Air of our South Bay/Peninsula area. But I digress...

So, you may ask, what was there before these two homes? This:

(Source: Bing Maps)

Replaced by this:

(Source: Bing Maps)

Now the next question is: how is this possible? How could the PVE Homes Association or the City allow the densification in the charming Valmonte neighborhood? Well the short answer is that the original home sat on two legal lots. In other words, the original planners that laid out the Valmonte lots had envisioned homes on each of these two lots. It was the original builder of the home that bought two lots, adjoined them, and built his home in the middle of both. The combined lot was 130 feet wide by 114 feet deep, roughly 14,000 square feet in total. What I wonder is why no one else came forward to buy this lot for the $1.195M selling price in 2003 to build a home more like this . Instead, a greedy developer came in and built two homes on these two adjoined lots to make a buck. How much did he make?

Well, let's take a quick look at the math. The lot was purchased in 2003 for $1.195M. The first "Mediterranean" home measures 3,020 square feet and the second Cape Cod style home measures 2,930 square feet. So the total built out square footage was 5,950. At the time the homes were built (2007), construction costs to builders were in the $200/ft range (if you hired a builder, you'd pay more like $250-300/sf). So on this basis, we could assume the cost of construction was around $1.190M. Total investment, excluding interest costs for the construction loan or forgone interest on the cash used to pay for the land/construction, totals $2.385M. The first home appears to have sold for $965K in May of 2007. That seems incredibly low and other public records do not validate this sale record - so perhaps it was a related party transaction. The second home, which was completed in 2008, was listed in September 2008 (the worst time in the market!) for $2.199M, and after several price chops, finally sold in January 2009 for $1.85M - not bad. This looks like a more legit sale. So if we take out 5% of realtor fees from that sale price, we're showing a net proceeds amount of $1.76M. That means that if the developer or a related party actually occupies that first home, their effective cost of that home is only $625K ($2.385M minus $1.76M) - a great deal if you're the developer! In today's market, that home would fetch $1.5M-1.6M, which would imply nearly a $1M profit for the developer.

What if the developer opted to build his dream estate? Well, I suspect the home would be limited to 4,500 square feet given the restrictions on size. So let's assume construction cost of $900K, on top of the $1.195M lot price. Total investment = $2.095M. Now, in today's market, a home of that size on a comparable lot would probably sell for somewhere between $2.5-$2.6M. A net profit of only $400-500K - half of what 'densifying' returned.

In any event, let's talk about the design of the homes. I don't like them. Either of them. I don't understand the Mediterranean home. The curved entry is out of scale. Why is the home painted peach? I do like the alternating rough lines, the recessed windows, and the garage tucked away toward the rear.

The second home, its better, but the front feels very flat. You notice this more in person than through the photos. Its almost as if the developer tried to maximize square footage, so they pushed up the front living room, rather than have it set back a bit behind the garage. It just feels tight and flat.

(Source: Bing Maps)

And they took away the trees! The beautiful old trees! Just seems unfair to clear nature's beauty for houses of such poor architectural distinction. When you drive by that corner, it just seems so barren and naked. It doesn't feel quite like Valmonte. The absence of trees and greenery is noticeable on that corner lot. Hopefully it fills in over time.

Anyhow, that's all for now. What do you think?

KEY STATS

Location: Valmonte, PVE
Style: Mediterranean
Year built: 2007
Architect: Russ Barto
Square footage: 3,020
Lot size: 7,370 (72x114)

Location: Valmonte, PVE
Style: Cape Cod
Year built: 2008
Architect: Russ Barto
Square footage: 2,930
Lot size: 6,840 (60x114)

Mansion time...

2011-03-31T22:51:00.000-07:00

So today, for my comeback post, I'll start with a splash - a big one - a 12,279 square foot one to be exact. The Labarba Residence.

(Source: ECB Associates)

Designed in the Beaux Arts style in 1997 by Ed Beall, the home is one of the largest homes in Rancho Palos Verdes. It has 5 bedrooms and 9 bathrooms. A four car garage. Public records show the current homeowners purchased the 1.1 acre lot with an older home in 1991 for $2.0M. The home is currently a pocket listing by Raju Chhabria, the leading PV Peninsula realtor, for $14.9M.

(Source: Raju Chhabria)

(Source: Bing Maps)

The home is unique among a sea of Italianate and Spanish homes. I initially wasn't a fan of this home - thought it was too ornate; however, upon further investigation, it is quite in keeping with the Beaux Arts style. The home has a very formal feel, with the motor court, symmetric facade, formal rear garden, etc. You'll also notice that the garage - a rather large one - is in a separate structure connected to the main home.

(Source: Bing Maps)

I thought it was also interesting that a home of this size, on such a large lot (albeit partially sloped), does not have a swimming pool. At this price point, buyers would likely expect a pool, especially given its ocean views and proximity to the bluffs.

(Source: Bing Maps)

KEY STATS

Location: Lunada Pointe, RPV
Style: Beaux-Arts
Year built: 1997
Architect: Ed Beall
Square footage: 12,279
Lot size: 48,787(178 x 250)

Have been very busy with work...

2011-03-29T11:34:00.000-07:00

...so again, I've been negligent in my HoPV duties! Work has kept me on the road the last few weeks. I'm back (for the time being). More posts to come soon (promise!), but for now, check out this recent article from Easy Reader: This Old House (http://www.easyreadernews.com/23805/palos-verdes-historic-homes/)

(Source: Easy Reader)

Redemption for Doug? Let's see...

2011-03-10T18:50:00.000-08:00

So I think we all agree that the last home I wrote about which was penned by Mr. Leach was not, by anyone's standards, authentically Spanish. So I thought - "hmm, maybe I'm being too harsh on Doug, can I find a better example of his work?" So here goes. The Earhart Residence.

(Source: NJC)

Designed by Doug Leach and built in 2009, the home spans 3,801 square feet and sits on an oddly shaped corner lot that measures a cozy 9,710 square feet (143 wide x 65 deep). The homeowners, who incidentally bought the original home in 1972 for $47,500, decided to replace their 1954, 2,185 square foot single-level ranch home with this Spanish-inspired two story home. Overall, I like it. I prefer the new home to the older one.

(Source: Bing Maps)

As you can see from above, the original home was modest and was typical of the California Ranch style home that characterized the 1950s and part of the early 1960s. A home that was understated, and in keeping with its natural surroundings. Less. Not more. Sleek. Modest. That was the California Ranch home. While I have an obvious bias towards the Spanish style, I do admire the ranch style home for being distinctly Californian. But I digress, back to the home.

(Source: Bing Maps & Google Maps)

Notice that the new home (on right) occupies roughly the same footprint as the old home (on left). Garage is still in the same location, as is the front entrance. The homeowners opted to have a wider, more impressive face to the home, rather than orient the house to face the shorter side as most non-corner homes do. Kudos. The only unfortunate loss in orienting the house as they have is the lack of a back yard or garden area.

PVE is strict on having a maximum of 65% of the lot covered with non-natural/hard surfaces (the home, driveway, patios, tennis courts, etc), so that every home in PVE has at least 35% of the lot unimproved/naturally improved (e.g. grass). With a corner lot, given the front and side setback requirements, most of that 35% is in the front yards, leaving only a small strip of grass at the rear of the home (technically the side setback). But given the homeowners bought the home in the 1970s, I'm guessing they don't have small children in the home wanting to play in the back yard (but I suppose maybe when the grandkids come, could be a problem!).

(Source: NJC)

(Source: NJC)

What I like about the home: its white! As all Spanish homes should be (not taupe or beige)! It has good presence and sits well on the lot. Very nice roof lines. Shutters that are actually large enough to cover the windows. Modest landscaping. Simple.

What could be improved? Well, for starters, there's a lot going on here. The facade is almost too busy. Too many things to focus on. There are 11 windows - ELEVEN - on the front facade. And they're all LARGE. I get that the home faces west and maybe has ocean views from the second level. But really, no home needs that much light! The second floor window/balcony should have two panes, not three. In fact, all of the second floor windows should be smaller.

Outside of that, I really do like this home. It doesn't wreak of McMansion. Has a nice touch of authenticity to it. Just a little bit excessive, but certainly good bones. All of the things I mentioned can be fixed by the next owner. Overall, I'd rate it a solid B (no, I'm not going to start rating each of the homes I review!)

(Source: NJC)

By the way, I love the side facade (above). It feels right. Notice the small windows on the second level, off to the right. Yes!

Good job Doug! Just remember, less is more! Less is more!

KEY STATS

Location: Lunada Bay, PVE
Style: Spanish
Year built: 2009
Architect: Doug Leach
Square footage: 3,801
Lot size: 9,710 (143 x 65)

Oh, Doug... No no no.

2011-03-05T19:05:00.000-08:00

So as I mentioned before, one of the more (maybe most?) prolific architects in the South Bay/PV area is Doug Leach. I would characterize most of his work as ok to good, but not fantastic. Occasionally, he does pen some very.... shall we say, questionable designs. What's remarkable to me, is that Doug sits on the Palos Verdes Estates Art Jury, the governing body which overseas the aesthetics and architecture of the City of PVE and included among its members people like John Galen Howard, Myron Hunt and Frederick Law Olmstead Jr (yes, that Olmstead). So one would think in modern days, we would have some equally impressive and accomplished members sitting on the jury. But alas, no. There are no internationally acclaimed (or even nationally acclaimed for that matter) architects on the Art Jury. Indeed, most of the jury members are local architects, some that do residential work, others that do commercial work.

Anyhow, in theory, the concept of having an art jury should prevent the McMansionization of the prized grounds of PVE. That's what it was set up to do! Beverly Hills only recently established an architectural review board ala the Art Jury (some say that was a reaction to the proliferation of the so-called Persian Palaces that dot the tree lined streets of the BH Flats, but I digress). However, every now and again, things do slip through the cracks... somehow. With this particular case, the culprit is none other than Doug Leach himself!

The Yarymovych Residence. Designed and built in 2009, the home measures 3,619 square feet on a 8,930 square foot lot.

(Source: NJC)

(Source: NJC)

Where to even begin. Just looking at this home makes me feel claustrophobic. Too much. Everywhere. Can this home even be considered Spanish? It looks almost solidly Caliterranean, the McMansion variety. OK, OK, discipline. Let's start on the right.

On the right side of the home, the windows (on both levels) are just too large. They bleed onto the sides and the roof line. What with the window molding? Too thick. They're also redundant, since the windows themselves have fairly bold and thick trim. And they nearly touch the molding below the roof.

(Source: NJC)

Now lets move onto the entrance. WAY too narrow - a large fellow may even get stuck trying to enter the home. Its dark. Why oh why would anyone desire something so narrow? Perhaps they liked the look of a two-winged home with central entrance hall that you can see on larger homes that sit on wider lots. You see, this home sits on (by LA standards), a decent sized lot. However, the lot is only 57 feet wide! 57 feet wide!!! When you add the requisite side setbacks of probably 17 feet, you're left with a facade that spans only 40 feet. Subtracting the 7 feet or so for the entrance, leaves you with wings that are only 16 feet wide. Two-winged designs really need lots that are at least 75 feet wide (but ideally 100 feet+). With small lots like this, the facade should have one or at most two focal points (maybe via an asymmetric design). This home has about a dozen or so things to focus on. The windows. The glass doors. The entrance. The stone balcony. The gate. Remember what I've always said when it comes to Spanish home design? (No, not "windows must always be recessed") Less is more! White space is beautiful. Wallace Neff and George Washington Smith would never be caught dead claiming credit for a home such as this.

(Source: Google Maps)

I'm normally a fan of replacing old, uninteresting 1950s or 1960s ranch homes with beautiful Spanish homes on the Peninsula. However, in this case, I long for the old home rather than this caricature of a Spanish home.

(Source: Bing Maps)

(Source: NJC)

KEY STATS

Location: Lunada Bay, PVE
Style: Spanish
Year built: 2009
Architect: Doug Leach
Square footage: 3,619
Lot size: 8,930 (width 57 x 150)

When new looks old...

2011-02-24T19:13:00.000-08:00

Today, I bring you a refreshingly quaint Spanish home just steps away from the Lunada Bay bluffs. The Houston Residence. It's nice when owners decide to go smaller rather than bigger, despite having the ability to go large and grand. That's what the Houstons opted for in this home.

Built in 2007, the home measures a comfortable 4,209 square feet and sits on a flat 12,060 square foot lot.

(Source: NJC)

The home is owned by one of the principals from HoustonTyner Architects, a Marina Del Rey-based architectural firm. I believe the owner was also the architect of the home. The homeowners purchased the original ranch style home in 1997 for $662K.

(Source: Bing Maps)

(Source: Bing Maps)

There is a lot to like about this home. Let's start with the size. Too often today people feel the need to prove or self validate their sense of worth by building a monstrous home. "Bigger is better." "The bigger the home, the more important the person." Or so conventional wisdom goes. With this home, rather than build a large imposing home, the owners opted to build a villa, a seemingly small and cozy home that has charm and character. The home evokes a sense that its been there all along (although something about the garage door seems too new). The white space on the facade. The recessed door entry and windows. The minimal sconces. The low hanging tile roofs. All exude charm and modesty. This is not a "I've arrived" statement home. This is a "home for family" - a "livable" home.

(Source: NJC)

At first glance, the home is very simple. But as one looks longer, he can appreciate the nuances of the design. The quirks. The whimsy. The fun things that make the home - things like the alternating roof lines, the angled chimney. The interplay of boxes and shapes that make up the home. Maybe I would change that garage door - maybe two small, one-car doors would make more sense. Outside of that, I really do like this home.

(Source: NJC)

All the things the last post's home got wrong, this one got right. Perfect lines. Recessed this and that. Well executed massing. Everything is just right. Kudos to Mr. Houston!

KEY STATS

Location: Lunada Bay, PVE
Style: Spanish
Year built: 2007
Architect: Gary Houston (est.)
Square footage: 4,209
Lot size: 12,060 (width 106 tapering to 80, x 131)

Now to a less glamorous Spanish home

2011-02-18T18:29:00.000-08:00

I've been remiss in my blogging duties lately. Work has been busy and I've been fighting a cold/fever for the last few days. But I'm back.

Today's home is vanilla. Not terrible, but definitely not remarkable. The Ounanian Residence. Built in 2010, the home measures 3,750 square feet and sits on a 10,130 square foot lot.

(Source: NJC)

Designed in 2009 by Reed & Reed Architects and finished in 2010, the home was originally built for the homeowners as a custom home not a spec house. However, due to a number of factors, the homeowners decided to put in on the market in August 2010 for $2.295M. The listing was ultimately removed in December - no record of sale. Perhaps a market test? In 2006-2007, the home would have easily cleared that price.

The homeowners purchased the original 1949 1,587 square foot home at the turning point in the market in late 2008 for $1.15M.

(Source: Google Maps)

As you can see from the images above, the previous home was much more modest and didn't take much advantage of the very large lot.

(Source: Bing Maps)

(Source: Google Maps)

There are a few things I like about the home. First, nice going on the courtyard and upstairs covered patio. Different from what you generally see in new construction - and yet another point for what I have said all along - the wider the lot, the greater the design possibilities. This lot is a pie shaped lot, starting at 66' feet wide in the front, and ending at 92 feet wide. Given the setback of the home, I'd suspect that the facade starts at the 75 feet width mark. Secondly, they've opted for two individual garage doors rather than one, dominating two-car door. Nice.

But then things start going wrong. The garage and front library/office stick out too far from the main home. Half that distance would have been more appropriate.

(Source: NJC)

(Source: NJC)

I'm all about minimizing massing, but the setback for the second floor is ridiculous. Next, what's up with the windows? You should all know by now I'm a stickler for windows being recessed in Spanish homes!!! Also, why is the window trim black???

(Source: NJC)

What's more, those attic vents are just a joke. PVE Art Jury - are you guys asleep at the helm???

(Source: NJC)

Last thing - I think the garage's roof is out of place - maybe too shallow?

(Source: NJC)

Overall, the home is a little off in parts. From certain angles, it looks great. From a great many angles, it looks like a home that needs a bit of work. The concepts at play were admirable, but the ultimate execution left a bit to be desired. What do you think?

KEY STATS

Location: Valmonte, PVE
Style: Spanish
Year built: 2010
Architect: Reed & Reed
Square footage: 3,750
Lot size: 10,130 (width 66 to 92, x length 132 to 123)

Celebrity in the house! err... Celebrity is a house! (Updated)

2011-02-13T09:00:00.000-08:00

Unlike San Marino, Pasadena, Beverly Hills or Malbu, it is very rare to see Palos Verdes featured on the silver screen. In fact, I can think of only a few movies or TV shows that are set or filmed on the Peninsula (The O.C. used a number of PVE homes to double as Newport Beach; Kevin Kline's 2001 film Life as a House was filmed at the former Marineland site in RPV, which is now the Terranea Resort, but in the film it was a body double for Laguna Beach). Part of the reason is that the cities on the Peninsula have very strict filming restrictions (mainly PVE and RH). So when a home or part of the Peninsula is caught on film, its a rare treat!

This home was filmed in the the critically acclaimed (hah!) 2006 comedy Big Momma's House 2, starring Martin Lawrence.

(Source: NJC)

(Source: Ashai)

Designed by Ashai in 2004, the home measures a comfortable 6,046 square feet and sits on a flat, hilltop 0.4 acre lot. In the movie, it was the home of the CEO of an IT company that was under FBI investigation by Martin Lawrence's undercover character. I believe the movie was also set in Orange County.

There is a lot to love about the home. Where to begin. Let's start with the curb appeal and presence. This lot is an irregularly shaped corner lot, which has one side curved and the other boxed, so it presented the architects with a unique challenge: which way shall the house face?

(Source: Bing Maps)

As you can see from above, the right hand (eastern) side of the lot is used simply as a driveway to a three-door garage. I suppose that paved space could double as an impromptu basketball court if needed. The facade has a semicircular driveway, and while most homes have backyards, this home instead opts for an expansive side yard. So I think the home sits very well on the lot.

Next, massing. This home is large. Not obscenely large, but certainly not your average new home 3-4,000 square footer. I like all the visual interest in the facade. The alternating rooflines. The very Spanish courtyard. The various setbacks of the rooms - a hodgepodge of rooms cobbled together in a very capable way.

(Source: NJC)

(Source: Google Maps)

(Source: Ashai)

The home feels classic, almost timeless. While it is large, it feels cozy. No McMansion feel here. Ashai did a fine job making sure the features of the facade were as authentic as possible. As most of you know by now, I'm a stickler for things like window recesses, shutters actually large enough to, you know, cover the window, white space, etc. And this home's got all that and more.

(Source: NJC)

OK, OK, I know what you're saying - what about those second floor windows? Shouldn't they too be recessed? You're right. Perhaps six inches would have done the job. How about that courtyard gate? Very nice.

Lets switch to the back...err side yard. This is the ocean-facing side of the home.

(Source: Bing Maps)

(Source: MLS)

(Source: MLS)

I love the side yard. Sure there's no pool, just a big grassy area. But look at the home. Two second floor balconies. An arched first floor walkway. Only thing I question is whether or not I would have preferred the second floor balcony on the left to be set back rather than overhanging the first level. But a minor point.

This home was built as a spec house and the developer bought the lot in 2002 for $875K, went though the painful PVE approval process, and ultimately sold the home in 2005 for $3.5M. It sold once more a year later for $3.8M. (Quick aside: Funny enough - the owner that bought this home in 2006 is the CEO of an IT company that provides software solutions for law firms! Similar to the movie! In fact, he and his wife traded up from a smaller home in Lunada Bay which they had just sold for $1.9M). The owners decided to sell at the worst possible time (October 2008) when they listed it for sale at $4.3M and chased the market all the way down over two years until it finally traded September 2010 for $3.2M.

Overall, a very lovely home I wouldn't mind calling my own

UPDATE: So I was perusing through my cable box and saw Big Momma's House 1 & 2 was playing this weekend (I'm guessing to promote the third installment of the series which is now out in theaters). So I was able to grab a couple of screen caps (see below). They also show shots of the Peninsula and of neighboring Redondo Beach as well. Note that the interior of the home was not used in the film.

(Source: 20th Century Fox)

KEY STATS

Location: Monte Malaga, PVE
Style: Spanish
Year built: 2004
Architect: Ashai
Square footage: 6,046
Lot size: 18,740 (241 curve x 154 deep x 177 rear width)

Swamped with work, but new post coming tonight!

2011-02-12T10:37:00.000-08:00

Work has got me swamped the last few days, so that's why I've been a bit negligent with my HoPV duties. But fret not! New post coming tonight!

Close, but no cigar.

2011-02-08T13:15:00.000-08:00

OK, so yesterday I wrote about one of my favorite homes in all of PV. Today, I'm going to highlight a home that attempted a similar facade, but came up short. It's not an ugly home, but its just not in the same league as yesterday's home. The Simpson Residence.

(Source: EnviroTechno)

Designed by EnviroTechno in 2007, the home spans 3,138 square feet on a generous 11,990 square foot lot (79x156). The property was purchased in 2006 for $1.4M and the original ranch home was torn down to accommodate this Spanish-esque home. There are few things I like about the home.

(Source: Bing Maps)

For starters, I do like the garage and the angle of the garage roof. I also like the vegetation around the home, and from certain angles, the home also seems well balanced.

(Source: NJC)

(Source: NJC)

However, on its own, absent the greenery, the home leaves much to be desired.

Number 1. The windows should not have the McMansion trim around them and they should not be flush with the wall. Spanish homes must have recessed windows. If they have trim, think Spanish tiles not picture frame.

Numero 2. What's with that column in the doorway? Its too thin and is unbalanced with the mass of the protruding central room. Either add an additional column or thicken this one. Good thing it has the vines growing otherwise it would look naked and out of place.

Thirdly. The window on the second floor shouldn't abut the roofline. It should float. And it should have two panes, not three. And why do the panes have such thick borders? I know the window opens, but it doesn't at all match the thinner (and preferable) pane borders on the lower window.

(Source: NJC)

Last of all. Is it me, or do the angles of the roof seem too shallow - flat even? I think they need to be a tad steeper to help add visual interest and reduce overall massing. Agree?

(Source: Bing Maps)

The property overall just seems dull. Even the footprint of the home has no interest - just a mass of wood, tile and stucco. No ingenuity - no "hmmm" or "aaahhh" factor - just ordinary. Ditto on the backyard. No pool. No spa. No fountain. Just a grass yard.

Also, did anyone notice the lush front and back yard vegetation in the original home? The new home has most of those mature trees removed - what a waste! ...and all for for a home of meager architectural quality, what a crime!

KEY STATS

Location: Valmonte, PVE
Style: Spanish
Year built: 2007
Architect: EnviroTechno
Square footage: 3,138
Lot size: 11,990 (79x156)

A modest Spanish retreat

2011-02-05T11:38:00.000-08:00

Today I thought I'd head back to Valmonte and check out another nice original PV home - one of my Top 10 actually. The Paull Residence.

(Source: Pritzkat & Johnson)

(Source: PV Library)

Originally designed and built for Robert G. Paull (yes, two "L"s) in 1927 by Kirtland Cutter (of Gard Residence fame) and Francis Schellenberg respectively, the home measures 4,195 square feet and sits on a wedge shaped 13,520 square foot lot . I have to say I'm a big fan of Cutter's California work.

Quick aside: Kirtland Cutter was a prolific architect in the Pacific Northwest (notably Spokane) and designed a great many structures during his tenure there in a variety of styles (though predominated by Arts & Crafts). Amid financial problems in the early 1920s, he moved to California at the young age of 63 (!) in 1923 and began exploring his fascination of the Mediterranean style until his death at age 79. Cutter was an admirer of George Washington Smith, Wallace Neff and others, California contemporaries at the time, who had spearheaded the California interpretation of Spanish/Italian design. His first design in PV was that of Lunada Bay Plaza (which never came to fruition, see below).

(Source: PV Library)

In total, Cutter designed 16 homes in Palos Verdes. The Paull residence was actually one of the first "spec" homes (speculative) in PV - funded and built by Schellenberg and later sold to Paull. It faces the golf course and was one of the first homes to incorporate a large garage on the primary facade.

(Source: PV Library)

(Source: PV Library)

Normally, I'm not a fan of garages facing the street. In select cases (like the Contratto Residence), the front facing garage actually works very nicely, largely because there are other elements of the facade that distract and overpower the garage door. Such is the case here. There are numerous points of interest on the facade.

(Source: NJC)

(Source: NJC)

From the 35 degree angled room and covered second-floor porch to the alternating protrusions of the facade, there's so much to visually enjoy. The vegetation and semi-circular driveway also contribute to the grand yet understated feel of the home. The current owners purchased the home in 2001 for $1.9M and then hired Pritzkat & Johnson to assist with a remodel and facelift. Notice subtle changes to the front facade. No shutters on the first floor window. The addition on the left including a small chimney. Lights around the front door. The additional window on the second floor. New attic/chimney vents on the front. More prominent secondary chimney. Etc. And notably, the addition of a semi-circular driveway (which I admit, may have already been added in a 1954 remodel according to public records).

(Source: NJC)

If we go to the rear of the home, you'll see a very nice terraced courtyard with what looks to be a paved patio with a central fountain and a lower garden that leads to the pool area.

(Source: Bing Maps)

(Source: Bing Maps)

Overall, I like the remodel. Pritzkat kept the essence of the home and highlighted its strongest qualities - Cutter would have been proud! It feels elegant, timeless, and most of all, comfortable.

KEY STATS

Location: Valmonte, PVE
Style: Spanish
Year built: 1927 / 1954 / 2000s
Architect: Kirtland Cutter / unknown / Pritzkat & Johnson
Square footage: 4,195
Lot size: 13,520 (98x184..tapering to width of 57 feet)

New life for an Old World home

2011-02-01T21:03:00.000-08:00

Looking through my notes over the years, I thought this time I'd write about one of the largest properties on the Peninsula: the Don Lawyer Residence.

(Source: ECB Associates)

(Source: PV Library)

Originally designed (and built) by John Byers in 1926 for Donald K. Lawyer and his wife (one of the original sales managers for the Palos Verdes project), the home sits on 3.2 acres, one of the largest parcels on the Peninsula.

(Source: Bing Maps)

(Source: PV Library)

Originally designed and built in 1926, the home underwent an extensive remodel and expansion in 2006. The current owner, a retired telecom executive, purchased the original home in 2000 for $6.9M and proceeded to undertake the extensive $6M remodel shortly thereafter. The new home features over 12,060 square feet of living space, 5 bedrooms, 11 bathrooms, a tennis court, swimming pool, long private driveway and circular motor court. Unlike many other homes featured on this blog, this estate is very private and hidden from view by tall hedges and trees (although as you can see above, when the home was first built, there was very little vegetation in the area).

As you can see from the photos, Ed Beall took his stylistic cues from the original (more modest) home and underscored the informality of the Spanish design to compensate for the sheer size of the new home. I think the Spanish style screams - or perhaps whispers - informality, familiarity, casualness. It feels comfortable. Like the fictional Montecito home of Meryl Streep's character in the movie It's Complicated.

(Source: ECB Associates)

(Source: PV Library)

(Source: PV Library)

As you can see above, much has changed in the front facade. The most notable change is the addition of a tower above what was a single-story entry way. Similarly the patio area off to the side has been enclosed and turned into a two-story extension of the main structure. Other differences - the conversion of the old garage into what looks to be a guest house (thank god!) - the garage is now just off the motor court on the lower level of the home.

In the rear of the home, you can see even more drastic changes.

(Source: ECB Associates)

(Source: PV Library)

Where to begin. On the far right, you'll notice the addition of an arcaded walkway with thick arches. While they look nice, I fear they may be out of scale with the rest of the first floor - why??? To the left of the arches, the rear of the home (from the windows to overall silhouette) remain largely intact. In the expansion on the left, Beall did a good job keeping the same angles in the covered patio and also kept the windows consistent with the original structure. I don't quite understand why Beall didn't keep the arches in this walkway (instead he has square support columns). In my mind, it makes the expansion look like a remodel done at a different point in time - it makes the home look mishmashed. I also question why the roof over the walkway/patio terminates into a large stucco wall - shouldn't it terminate above the wall?

Overall, I like the home. It's no Gard Residence to be sure, but its a very nice example of a rambling Spanish estate. What do you think?

Update: This home will be part of the Palos Verdes Art Center's 2011 Home Tour Extraordinaire on April 15 & 16. Ticket info and whatnot not yet available, but I'm guessing it'll be similar to last year's tour prices ($40-50) and you get to tour 3 amazing PV homes. Let me know if you plan on going!

KEY STATS

Location: Lunada, PVE
Style: Spanish
Year built: 1926 / 2006
Architect: John Byers / Ed Beall
Square footage: 12,061
Lot size: 3.2 acres

Whooops, my bad!

2011-02-01T13:18:00.001-08:00

Thanks to a reader for pointing out that my Comments settings were not user-friendly. Hopefully I've fixed the problem so that people can post comments without any issues. Let me know if its not working!

P.S. new post coming later today! Have been swamped with 'real' work, but will post a nice new home tonight. Stay tuned!

The Middle Child

2011-01-29T11:13:00.000-08:00

I'll finish my series on the Three Sisters with the middle one. Designed by Tony Ashai and built by Saridakis Construction in 2004, this home measures 7,188sf and sits on a flat 21,650sf lot.

(Source: Zillow)

(Source: NJC)

This home sits low, which in part makes it more challenging to photograph as a number of the facial features are obstructed by trees or other vegetation. Unlike the other two Sisters, this home is a bit hidden from view.

It features a number of trees in the front yard, as well as a semi-circular driveway.

(Source: NJC)

What I like: the arched windows and doorways, with the dark wood trim. The height of the central hall. The elevated stone block tower which sits slightly off center. The alternating depths of the front contour. The texture and tone of the walls.

Perhaps the arched doors on the right side are a bit too large - I understand the need for the symmetry in shape and scale to the arched doorway in the stone tower. But maybe they could have been made a bit smaller. The trim around the arched doors - do I love them or hate them? I'm not sure. Is the right side maybe a tad too busy? Too much going on? I don't know. When I look at this home, I have blips of "ahh, very nice" and "hmm, too much?"

Also, I suppose on a more general note, the problem I find with the newer builds that pay homage to the classic Italian and Spanish styles is that they tend to over-ornamentate (I know its not a word, but I think you get the point). I think it was George Washington Smith, one of the great 20th century architects, that cherished the blank space, the expanse of white plaster on the faces of his homes. Architects today for some reason feel the need to fill all the empty space with knicknacks like oversized windows, decorative trim, columns, wrought ironwork, lamps, medallions, etc etc etc. I don't fault Ashai for this (as much) in this particular home, although I can see how one could make the argument. Architects of today take note: less is more. Less is more.

One other aside about Ashai. I remember reading an interview he did a few years ago where he was asked about his design philosophy. When he described how he approached designing one particular Italian-esque home, he started by saying something like "most of these homes in Italy aren't finished day one, they evolve, over time, in some cases, hundreds of years, and that's reflected in their design." In other words, what we think of today - for example this house - as a design planned and executed from day one, is really the product of a long, evolving response to changing family needs. A new child born? Add a new bedroom to the house. Threat of war and invasion? Let's add a guard tower. Invention of the car? Time to build a garage. So as Ashai does a verbal walk through of his homes, he talks about the "old part" and "new part" of the home. When he designs homes, you can often see, even in the case of this home, how the various parts of the house in some ways look disconnected - as if built at different points in time. I think it would be neat if, as he's describing his designs to his clients, he creates a story about the fictitious family that lived in the house, how they evolved over the years, and made changes/additions to the structure. A new build with a history!

Anyway, on to the backyard.

(Source: Bing Maps)

As you can see from the aerial photos, the backyard is quite spacious and has a pool that runs width-wise. The home also has an open central courtyard which faces the rear garden and pool area. Nothing spectacular to write home about, given what we've seen in the other two homes.

The current owners bought the property in 2003 for $1.5M then built the current home the following year. It was listed for sale for $6.0M in late 2008, then relisted in mid-2010 for $5.0M.

KEY STATS

Location: Lunada, PVE
Style: Italian
Year built: 2004
Architect: Tony Ashai
Square footage: 7,188sf
Lot size: 21,650 (103x225)

The Oldest Sister

2011-01-28T21:53:00.000-08:00

Alright. So the last post featured the newborn baby Sister. Now we go to the oldest of the three. The McDannold Residence.

(Source: MLS)

(Source: NJC)

Designed by Doug Leach in 2001, this 5 bedroom 7 bath home measures an estate-sized 7,528 square feet and sits on a generous 21,030 square foot lot. One would expect a home on this scale wouldn't be complete without a pool and movie theater (it has both). It also has a central courtyard and fountain.

(Source: NJC)

While the other Sisters have a semi-circular driveway, this one has a driveway down the left-middle of the front yard. I'm not a fan. It minimizes the expanse of the wide stretch of grass. It's not even centered! Its skewed 1/3 to the left, 2/3 from the right. Huh? How does that make sense? I'm also not feeling the palm trees - they obstruct the view of front. Too distracting.

Moving on. This house had a lot of promise. I like the arched windows on the left side. I like the stone rail on the second floor veranda. The roof lines. The recessed central hall. The stone work for the door surround. It all just works. That's where my 'likes' end.

Now the issues. I get that in some dialects of Italian architecture asymmetry is a key feature. So one would think in this home, the fact that the left wing and the right wing are of differing sizes would make sense. However, I just don't get it. It doesn't mesh well. The central hall looks crowded by the two protruding wings, and the right wing of the house is just a mess - the first floor windows are far too large. The support structure for the second floor balcony also has too much bulk, while the wrought iron railing is too thin. There's no balance. No sense or reason for the scaling of the facial features.

(Source: NJC)

Let's go to the backyard. Again, Doug chooses to be different. Unlike the other two Sisters that have pools which run the width of the lot, this pool runs length-wise. As you'll see from the photos, the back yard is quite formal, driven by symmetry and balance

(Source: MLS)

(Source: Bing Maps)

(Source: Bing Maps)

All things considered, the house is ok. This ranks third of the three Sisters in terms of visual appeal. It had a lot of promise (and with a few tweaks, could be quite attractive). However, in its current state, its not my favorite.

The most recent info I found online showed that this house was last listed for sale in August 2010 for $5.995M. It was removed from the MLS a month or so later but exists as a pocket listing with one of the local Peninsula real estate agents.

Update: At the present time, the current owners of this home are in the process of building a new residence at 700 Via Horcada in Malaga Cove. According to public records, the couple purchased 700 Via Horcada for $2.8M last year and have hired Doug Leach (again) to design a 6,800 square foot home on the private 1.0 acre steeply sloped lot.

KEY STATS

Location: Lunada, PVE
Style: Italian
Year built: 2001
Architect: Doug Leach
Square footage: 7,528sf
Lot size: 21,030 (103x222)

Welcome Curbedsters!

2011-01-28T12:40:00.000-08:00

Special thanks to Curbed LA for featuring HoPV on their post yesterday. HUGE increase in volume, so welcome new readers! I hope to shine a light on the charm and beauty of little known Palos Verdes. Tons of homes ranging from modest bungalows to mega-mansions, California Ranch to Spanish Colonial. Let me know what you guys want to see! E-mail me HomesofPalosVerdes@gmail.com

Screen shot from aerial tour. Check it out here: Aerial tour of the Palos Verdes Peninsula

Brand spankin' new!

2011-01-27T01:01:00.000-08:00

Nothing better than having the charm of an Old World exterior with the interior amenities of a modern home. This is the first of three posts on what I'll call the Three Sisters. The Three Sisters are all homes built in the last 10 years by three different architects in various dialects of the Mediterranean style. They sit next to one another and replace older, 1950/60s-era single story ranch style homes on wide, ocean front lots. On either side of these three homes are older homes, in varying architectural styles. I'm a big fan of all three homes because I think they all have a strong fidelity to their various architectural styles and also deliver on the original intent of the planners of the Palos Verdes Project.

Today's post focuses on the newest and youngest of the three. Designed by Culver City-based EnviroTechno in 2009, the home was completed only a few weeks ago. This home sits on a flat 1/2 acre lot (105x212) and replaces a 2,993 square foot ranch style home built in 1963. The current homeowners bought the property in late 2008 for $2.4M and began construction of the new home in late 2009. The home was completed in December 2010.

(Source: NJC)

The front of property features beautiful mature palm trees and a sprawling lawn. The homes on this street are set back quite a way from the curb. In fact, while this lot is quite long (212-225 feet), it also has city parkland as its front yard - i.e. approximately 30 feet of its front yard is actually owned by the city of Palos Verdes Estates. I would suspect that the home sits about 60 feet from the curb.

I think EnviroTechno did a great job with the facade. With 105 feet of lot width to work with, the scale of the windows, arches, columns and doors all make sense. The arcaded front porch with tasteful arches, the modest landscaping as well as an attractively simple yet elegant semi-circular driveway all contribute to a sense of appropriateness of the home with its surroundings (plus no front facing garage!!!). My only knock against the front facade is the scale of the central tower, which in my view, may be a tad too wide. That said, I think this is a facade one could grow to love. (As an aside, I've seen a great many examples of a front facial layout similar to this in the flats of Beverly Hills between Santa Monica and Sunset boulevards. In several cases, the architects took a great many liberties in oversizing arches, medallions, columns and other facial features that result in a caricature of a house (the un-PC Persian Palace effect). What's more - the lots are not as generous as this one, with very tight front and side setbacks.) Anyhow, back to this home.

One other feature I find attractive is the scaling of the first and second floors. You'll notice that the second story is tucked away under the roof, and I would suspect is a good 1-2 feet shorter than the first floor. This helps reduce the mass - which, unlike what you see in McMansions - illustrates restraint on the part of the homeowners and architects that favors good design over maximizing size (no one needs 12 foot ceilings throughout the whole house!)

(Source: NJC)

The original 1963 ranch style home which sat on this lot was owned by the original owners for over 45 years and only sold in 2008. It occupied a good portion of the lot and had a single lane driveway that led to the garage and a tennis court at the rear of the property.

(Source: Google Maps)

(Source: Bing Maps)

The rear yard had a number of mature trees which have since been cleared, along with the tennis court to make room for a paved courtyard and pool.

(Source: Google Maps)

(Source: NJC)

Given the young age of the home, public records are still missing some fun facts (like square footage) but I will add those as they become available in the future. Based on the other two 'sisters,' I suspect this home is approximately 7,000 square feet and would have a market value today of approximately $5-6M.

KEY STATS

Location: Lunada, PVE
Style: Italian
Year built: 2010
Architect: EnviroTechno
Square footage: n/a, but approx. 7,000sf
Lot size: 21,600 (105x212)

Whimsical Cape Cod in Valmonte

2011-01-24T11:44:00.000-08:00

Back to beautiful Valmonte, PVE. This home, a beautiful, whimsical Cape Cod style home - The Malit Residence. Designed by Russ Barto in 2007, this 3,982 square foot home sits on one of the smaller PVE lots, totaling 7,800 square feet.

(Source: NJC)

(Source: NJC)

The corner home replaces an older, single-story 1950s home which occupied the lot.

(Source: Bing Maps)

(Source: Bing Maps)

As you can see, the previous home was a modest ranch style house whose primary frontage faced in the same direction as the garage. In general, a 60-foot wide lot doesn't give an architect much design flexibility - there's only so much one can do with 60 feet of length, when 17 feet of that is side yard setback, 16 feet of that is garage door. In the new home, the owners and architect re-oriented the house so that the primary facade would enjoy a greater length along what was previously the side street of the former house. This gave the owners/architect much more canvas with which to craft a beautiful house.

(Source: Bing Maps)

(Source: Bing Maps)

The current home owners purchased the original lot in 2002 for $825,000. While I was critical of Russ Barto's work in an earlier post, this is by far (in my opinion) his finest work on the Peninsula. I know the owners of this home had a very strong sense of how they wanted the home to look - they knew early on they wanted alternating roof lines to create visual interest and at the same time give the house a unique character and sense of timelessness. This is definitely not one of your cookie-cutter South Bay Cape Cods! Even the garage, with two separate one car doors, are subtley placed beside a turret which acts as the primary south facing focal point.Without the home owners strong aesthetic sense, I'm sure this home would not have turned out nearly as attractive and special. I will post soon a home also designed by Barto in the Cape Cod style which is much less creative. Stay tuned for that.

Back to the Malit Residence. The home itself is stunning, outside and inside. The owners also relied on the expertise of interior designer Phil Norman, principal of Norman Design Group, to craft a stunning interior, complete with finished basement.

(Source: Norman Design Group)

The layout of the house is also unique. Upon entering the home from the side street, one is greeted with a nice entry foyer that is open the formal living room and dining room immediately on the right, and a home office/library and garage on the left. Walking further down the hall, one arrives at the expansive kitchen/family room, which has a quaint breakfast nook as well. The home opens up to a backyard that is on one of many Valmonte walking trails. Overall, a very well done home!

KEY STATS

Location: Valmonte, PVE
Style: Cape Cod
Year built: 2007
Architect: Russ Barto
Square footage: 3,982
Lot size: 7,800 (60x130)