The existing Eucalyptus grove localizes this south facing
site, on a busy cross through street half a block west of
Lincoln Boulevard in Venice, California . The neighboring
houses are single story craftsman or Spanish style houses
mostly built in the 1920's, and renovated, and landscaped
A noisy site, with a lot of potential. An existing single story
building to be remodeled, and added onto with some existing
none conforming setbacks on a flat site, and a gorgeous
grove of trees to work with. Privacy, noise, ease of
circulation, security, and maximizing the useable spaces, not
the enclosed space were elements of design.
The site is residentially zoned. The front yard has a 15'-0"
setback the side yards vary between 3'-0" on the west and
4'-6" on the east side the rear setback is 12'-0". The height
limit is 25'-0" at front with a stepped back roof up to 28'-0".
No limitation for square footage.
CLIENT / PROGRAM
A pilot and a flight attendant with their 2 daughters (now 3
daughters) and 2 dogs. Their requirements where an easy to
store grab and go luggage storage space, spaces which are
easy to clean, scratch resistant floor at the ground level with
no visual obstructions so that Barbara could keep an eye on
her 2 year old while baking.
Different zones at the ground floor, with strategically placed
wiring systems and lighting options (both natural and
artificial) allow for multi functional spaces. using the existing
trees and creating a patio allows an exterior foyer into the
ascending courtyard, the built-in book shelves and grab and
go storage closet wrap around the powder room, and front
south facing walls to quiet the noise and additionally
insolate, which also creates a space for dining area with a
centered window adjacent to the kitchen, while having it
open to the rest of the space.
You can sit at the kitchen bar working in a quiet space, while
keeping an eye on your 2 year old, have a layered landscape
view of the very tight back yard which does not look that way,
because of juxtaposed green Plexiglas fence, making sure
the cr¸me brulee won't burn, have privacy from the busy
street, get natural light from the clerestories and an ocean
breeze all at the same time.
Or enjoy a bath on the second floor being completely
surrounded by natural light and sky, a view of the fireplace
beyond, and walk out onto the deck in complete privacy.
No boldozers were seen at the demolition site. The existing
structure was hand picked through to make sure all the good
lumber remains. Tube steel and Parallams, and deepened
footings in between existing and new wood studs with stucco
glass and galvalum at exterior, gypsum wall board and wood
at interior walls. Light weight concrete over existing raised
floor at ground floor and hardwood floor at second floor.
Tile at baths
A top coat of light weight concrete over the existing raised
floor allowed for reusing the existing floor joists by slightly
strengthening them, which also allowed us to use radiant
floor heating while achieving the scratch resistant floor that
the client desired. Strengthening of the foundations, and
maintaining as much of the existing structure i.e. stair
structure, most exterior ground floor studs, existing garage
area, Thus avoiding complete demolition reducing land fill.
Introducing storage spaces at south facing / noisy walls
allows for both heat and sound insulation.
Passive solar heating. Large cantilevers / trellises / plants at
the south and west facing facades. Use of drought tolerant
Design / permitting / budget analysis 11 months.
Construction of structure18 months. Built in furniture, decks
and landscaping on going project by owner at leisure
COST PER SQUARE FOOT
The project cost is approximately $125.00 per square foot
(not including the owners cost of built in furniture etc) The
house is 2590 SF with 395 SF of decks/ balconies
The lot is 3426 SF This is a 3 bedroom, 3 bath house with
an attached garage which multi functions as a play room for