Back from the dead... or at least a long slumber!

Sorry folks - work and life generally has kept me busy and some things like this blog have been casualties of late.  Anyhow, saw a new listing on the MLS this morning that got my blogging juices flowing.

This is 1316 Vuelta Place in PVE.  The MLS listing description describes it as "spectacular new construction" of a "custom built" house built, per the MLS build date, in 2013.  Yet upon a deeper dig, this home appears to have just sold in December 2012 for $1.275M (more than $1M less than the current asking price of $2.399M).

The home measures 2,860sf on a nice 0.4 acre lot in Montemalaga.  Curiously, public records show the home as a 2,555sf 1964 build.  The previous listing in 2012, which started at $1.345M and closed at $1.275M looks very very similar to the 'new construction' with some obvious facade tweaks.

The 2012 facade is obviously the original 1964 design.  The 2013 facade of the 'new construction' is really just an update, as far as I can tell, of the exterior of the home to albeit better, more interesting and architecturally accurate design.  The garage, front door, windows, and even the roof are in the same places as its 60s predecessor.  The new front boasts recessed windows, nicer plaster/stucco walls, wooden garage door (although I'm not a fan of the glaze) and nice accent lights.  I do wish the owner would have gone with a white exterior rather than the McMansiony cream color we've seen so much of lately.

The new listing boasts of modern conveniences in the home; however the 2012 listing also touted a remodeled kitchen among other interior improvements.  Given the work done to this house is mostly superficial, does that warrant a near doubling of the asking price?

No interior photos of the new house have been added to the MLS, so we'll see what other changes have been made.  Given that the last sale closed less than 3 months ago, I remain skeptical as to what updates and changes could have been made in such a short period of time (especially given the rather lengthy approvals process in PVE for aesthetics and structural changes).  We shall see.

Densification alert - Update - Part 2

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

The season for tear downs and build ups

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)

 (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.

Some "before" pictures

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)

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

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)

(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')

The wrong kind of new construction...

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: 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)

A few uncommented photos...

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

 (Source: NJC)

 (Source: NJC)

A PVE Spanish Classic

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...

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! Community unite!

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!

.