Nearly done...

So here's the nearly complete home on PV Dr North.  To my eye, it looks like the home was painted slightly off-white.

(Source: NJC)

It actually doesn't look as bad as I thought it could.  My biggest complaint with the facade is the narrowness of the windows above the garage - makes it look far too busy.  Otherwise, the home fits in well with the landscaping.  I don't think anyone will miss the older, run-down ranch house it replaced.

A Spanish home goes up on the Drive

What a busy summer it's turning out to be!  Remember this post on a new build going up on PV Drive North in Valmonte?  Well it is coming along (relatively) nicely.  A quick recap:

Homeowners purchased the home (see below) in December of 2010 for $839K.  The home was a marketed as a teardown, a fixer in desperate need of TLC.

(Source: MLS)

(Source: Google Maps)

So the homeowners, a couple moving from the Los Verdes area of Rancho Palos Verdes, hired local architect Doug Leach to design for them a new home in the Spanish vernacular.  The plans were approved in May 2011 and several months later, work began.

(Source: Google Maps)

(Source: NJC)


As you can see from the photo above, the house was going to either be Spanish or Italian in style and it had a reverse C-shape layout, with a central courtyard.  In my earlier post, I had written that I hoped it would maintain some architectural integrity to either style.  If Spanish, that it would be white, with appropriate trim details.  If Italian, that it wouldn't go overboard with stonework and too much ornamentation.  Well folks, the home is nearly complete!  And it doesn't look terrible!

(Source: NJC)

You can see from the photo that the house has what some have called the 'Santa Barbara' style, mixing the white plaster-y stucco with the teal blue window trim and wrought iron accents.   It is still a few weeks from completion, so I'll reserve final judgment until then.  But so far, looks promising.  I do think the windows in the room above the garage are too narrow/large for the space - they should be shorter.  But again, let's see how this all shakes out in the end.

Notice that the front entry leads to a courtyard which is open to the west (see arrows below).

(Source: NJC)

Given the size of the lot, I suspect the courtyard comes at the expense of the backyard.  Oddly enough, if you look at the aerial photograph at the beginning of the post, the 1952 2,233sf ranch home that this Leach design replaces also had a small western-facing courtyard and a very small rear yard.

Stay tuned for more on this later.

Style matters.

Today, we learn a quick lesson: style matters.  Size doesn't.  And what better example of that than our famed Lunada Bay McMansion (See this post).  Remember this home, which I wrote extensively about, was listed initially for $3.8M>  It was then reduced to $2.9M, then de-listed, then relisted at $3.3M, then reduced to $3.0M, then reduced again to $2.949, and yesterday, reduced again to $2.799M.

(Source: MLS)


If we do some quick math, assuming this property sells for asking, after the 6% realtor fees, Mulligan and Co. will net $2.63M.  Recall from my previous entries that Mulligan bought the vacant lot for $1.5M in September 2010.  Netting out the land cost, this leaves Mulligan with approximately $1.13M.  The house, which spans 5,576sf, cost in the neighborhood of $1.1-1.2M to build (based on average construction costs in the South Bay of $200/ft).  Thus, my guess is that the developer just wants to unload it as quickly as possible so he can free up capital for the house he's building right in front of it.  That house is below:

(Source: NJC)

So what is the lesson learned here? That style matters.  Building a massive tasteless home,where the siting of the house is off, makes absolutely no sense.  Had Mulligan focused more on the architecture of the home, the siting of the home and spent the incremental dollars to make the house feel more authentic and timeless, this home would have sold long ago at much more than the $500/sf it is currently listed at.  What never ceases to amaze me is how little importance developers place on architecture.  It matters guys. A lot. 

In an equally unsurprising update, Mulligan's other Lunada Bay listing on Chelsea Rd was recently taken off the market, site unsold.  Could have been leased, but more than likely it will re-debut again in a couple of weeks ahead of the summer.

Season for construction...

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.

Cape Cod estate in Valmonte

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)

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

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)

(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)

Lunada Bay - Coming along nicely

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

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)

(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')

Development alert! We're losing a classic!

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)

(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

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)

(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')