This Spanish-Mediterranean styled home needs more space. Our work is to add a second floor to this modest home and maintain its charm and street appeal.
We are very excited to start our work on this classic, mid-century ranch-style house in Ladera Heights. We will remodel the interior finishes with hardwood and terrazzo flooring, upgrade all the finishes and remove a twenty-five foot dividing wall between the kitchen and the dining room. New exterior paint and windows will complete this ambitious remodel.
We will be replacing some of the windows and changing the exterior color of the house and trim. We will maintain the exterior architectural details of the existing house.
ORIGINAL WOOD SIDING
This original wood siding will be stripped, repaired and repainted with a period color which will complement the existing materials and finishes in the project, ie: stone, terrazzo and plant materials.
We will maintain the wood siding and the stonework. The new doors will be hardwood, with a glass panel inlay.
STONE AT ENTRY
This is the original stonework at the exterior of the house. In our renovation, we will clean and repair all of this vintage stone at the front, the entry and the planters around the house.
STONE FIREPLACE AT LIVING ROOM
We will keep the existing fireplace (of course) which has two sides. This side features a polished alabaster detail at the wall and the floor. We will replace the carpet with hardwood flooring.
TERRAZZO FLOORING AT ENTRY
We will keep this exquisite flooring material as it is original to the house and is also in excellent condition.
EXISTING BAR AT DINING ROOM
This is the existing bar at the dining room. It features a step-down terrazzo floor, with cabinets, shelving and a bar sink. We will rebuild a small portion of the counter behind the bar, but keep all of the existing curved bar and shelving behind.
BRICKWORK AT FIREPLACE
This is the other side of the fireplace in the dining room, it is a mixed color brick work. It appears that the brick at the bar area may have been added at a later date after the original construction as it is slightly different than the brick at the fireplace. Again, we will maintain this brick and possibly give it a white wash to blend with the color pallet of the renovation.
The backyard has a large pool and modest landscaping. We will address this space too in our new scheme.
Located in Irvine, this house was severely damaged by fire. We see it as an opportunity to remodel the existing house, improve the floorplan and upgrade the finishes. We are adding more windows for natural light, another bedroom, more cabinetry and shelving, and an improved pantry and laundry room.
STREET VIEW CIRCA 1971
This is an image of the house when it was new in 1971. We will return the exterior to its original color scheme of dual tone browns with rough lumber trim. On the inside, we have made some changes which will improve the lower floor layout, provide larger bedrooms, more closet space, and more natural daylighting.
The exterior color scheme is light tan with a dark brown trim just as it was in 1971.
We have added a bedroom to the first floor and created more light in the kitchen by opening up the exterior wall and bringing in a twelve foot garden window. The second floor shows a vaulted ceiling in the master bedroom and the hallway area on the second floor with four separate areas for linen storage. The master bedroom is larger now with two his and hers walk-in closets and a double vanity.
COVER OF THE SECOND SALES MAP
Culverdale was completed in four phases built in a counter-clockwise order. This brochure shows the first two-fourths, or the first half of the planned development.
VICINITY MAP CIRCA 1969
This is the vicinity map which shows the location of Culverdale, adjacent Culver Drive. The City of Irvine had not yet been incorporated as a city until 1971.
STREET DIAGRAM-SECOND SALES MAP
This map shows the location of the streets and plots for the first half of the development. The lower right area shows a pen sketch of where the next phase of construction was planned. The street indicated by ink is Cosley Street, where the project house is located.
COVER OF THE THIRD SALES MAP
This map was produced around 1970 and shows the third phase of development of Culverdale.
VICINITY MAP CIRCA 1970
This map was produced around 1970 and shows the sales office with a Santa Ana address. The location of Culverdale would be in the city of Irvine, in 1971 after its incoporation.
STREET DIAGRAM-THIRD SALES MAP
This diagram shows the third phase of devlepment in the southeast portion of Culverdale. Our project is located on Cosley street which is highlighted to the south of the park. There is an arrow though the park and an X where the house is located. This was drawn on the brochure by the sales agent from clubouse/rec center as directions to the original plot of land for the owners to review. They walked through the fully built park and to a flat plot of land to consider the purchase of a home that was not yet built.
This is another full color layout from the original sales brochure showing the centrally located, Culverdale Park. Many of the streets had yet to be designed or illustrated in this rendering.
This is a spread from the original brochure in full color. It shows the amenities at the park in Culverdale.
This building still exists today with the swimming pool in it original state. The sales office was located next door.
This is the original floorplan diagram from the original sales brochure. The house that was built was slightly different than advertised and the builder ultimately saved costs on things like windows and plumbing. When we removed the drywall in the master bedroom we found it had been framed for new windows which were never installed-until now.
These are the original renderings for PLAN 44. They show a variations of a two-story house of about nineteen hundred square feet. Our house is the one at the top-The Cambridge. The builder added the six-foot stucco wall around a concrete patio at the front of the house and left large roof timbers of rough sawn lumber exposed. The house had squared openings with a strong horizontal presence at the street view.
The house has good natural light now and the vaulted ceiling over the entry is both dramatic and emblematic of mid-century architecture. The hallway, seen here, will have several spaces for linens and storage and will also select a wallpaper pattern for the second floor hallway area to accentuate this common space.
This image shows the new framing on the second floor. This is from the hallway. Some of the burned lumber can still be seen at the stair guardrail and stringer.
The rebuild is coming along nicely. This is an image in side the master bedroom. To the left is the new, much larger master bathroom, with walk-in closets. The room will also maintain its vaulted ceiling and we have added a large strip window to the back wall to bring in natural daylighting from the west. This room was dark in the afternoons, now it will have even light throughout the day.
Many of the new windows have been framed. The house will get new insulation on the exterior walls and roof.
The post and beam is visible in the master bedroom vaulted ceiling. Of course we will restore this detail.
The interior of the house has been demolished down to the wood framing. This area with the vaulted ceiling is the master bedroom. The new plans show a restored master bedroom with more windows, more closet space and larger master bathroom with a walk-in shower.
We are excited to start our work on this Spanish Mediterranean styled home in Windsor Hills Estates. This wonderful house has great bones and good light, but it needs some help. We will remodel the interior and exterior and remove a wall between the kitchen and dining room and widen the openings downstairs to allow for better flows and natural light between spaces.
We will also be adding some square footage to the second floor and renovating the landscaping in front and back of the house.
There are some unique opportunities with this project: ten foot ceilings, arched openings, an urban garden and a mud room.
We will preserve the exterior stucco and use a period white color with exposed wood details and black ironwork. The arches will be preserved with new glass.
New landscaping with drought tolerant plant materials will complete the project.
Shows the house with the new landscape strategy to address drainage. We will be using some modest patches of grass in back and front with decomposed granite and recycled concrete slabs accentuated with native plant materials.
The kitchen is almost done. We will fit the matching panels for the refrigerator and dishwasher next and finish installing the electrical outlets.
We matched the ceiling detail to the living room at this ten foot ceiling, we are also using glass pendants to keep the space bright and feeling light. The wood line at the ceiling is where the dividing wall between the dining room and the kitchen once was.
We used white for the upper cabinets and a blue-grey for the lowers. At the backsplash we brought the line of quartz up to the lower edge of the upper cabinets. We are finishing the electrical outlets...
The mud room has a wonderful space for a second entrance, storage, potting plants, cleaning up and side projects.
CONSTRUCTION PHOTO-MASTER BATHROOM
This room is almost done too. We used black and white hex tiles for the flooring and will be installing them at the vanity too. The shower glass is next too...
This image shows the beginning of the tile and cabinetry installation.
This is the master bathroom after the tile and stone have been completed. This image shows the floating vanity and the tile work on the floor, with the balck and white hex tile. Next up is the shower glass and the vanity faucets.
The shower in the master bathroom is almost completed, just needs glass. It features matte black plumbing fixtures, white granite and a site bench.
Master bath shower showing black and white finish details.
Master bathroom black and white finish details, in particular the towel bar, cabinet and robe hook.
Guest bath wall showing towel bars and tile details.
Master bedroom has a walk in closet with a pocket shaker door. We restored the existing flooring throughout the house.
We restored all of the existing flooring, installed new baseboards and shaker style doors on the interior with matte black knobs and handles.
This image shows the new terra cotta tile with the existing hardwood floor and the kitchen cabinet bases.
SALVAGED AND RESTORED FIREPLACE DETAIL
This is the fireplace detail which was salvaged and restored. When completed it will have a stone top and matching cabinet doors for the entertainment hardware for the television.
This is the detail at the new entertainment center.
ORIGINAL HARDWOOD FLOORS
...are being sanded and restored to their original condition. We will use a clear sealer to maintain the original color of the light colored wood flooring.
We are removing layers from the past. Below the veneers of paneling, wallpaper and paint, we find the original plaster.
WALLPAPER FROM THE PAST
This is a sample of the wallpaper we found in the upstairs closet, likely over 80 years old. The original owners were inspired by the likeness of their own house to these images.
ORIGINAL STAINED GLASS
Windows will be preserved. There are two at the stair.
Well, the good news is that the foundation work is done and the floor level has been raised back to its original level. Unfortunately, the fireplace and chimney still need some attention.
When the house settled, so did the fireplace. The house could be raised up again. Not so with the fireplace. Time to rebuild or...
This fireplace detail will be preserved and designed to be used with a new entertainment center.
This wall between the dining room and the kitchen will be removed to open this portion of the first floor. Fortunately, this wall is non-structural.
PLASTER AND DRYWALL
We are replacing all of the existing plaster and insulation through the entire house. It is a big job indeed but will make the house much more efficient and cozy.
The interior plaster has cracked after the foundation work. It looks much worse than it is. All of this settling will be taken care of during the remodel process.
BACK OF THE HOUSE
The back of the house is now visible. Another layer from the past that had to be removed was a covered, enclosed patio which caused the extensive damage to the house due to the improper drainage from the house and the site. We will be dealing with that in our design. The house will have a large trench drain, re-grading, and underground drainage pipes.
We plan to re-use this "urbanite" or demolished concrete slabs. The pieces are no larger than 18" to make them easy to move later. Our initial plans are for walkways, planters and a drainage channel to made from this material.
Some of the original wood windows have been replaced decades ago with aluminum framed, glass louvered windows. On this project, we will be repairing some of the original windows to their original condition and rebuilding portions of other windows, to their original condition. There are 28 windows to consider and each one will be evaluated to determine the best course of action.
Removing the old aluminum channel and louver glass which was not original to the house. The original window frames in the have been preserved and the glass and window frames rebuilt.
The original window weights will be reused with new cord and refurbished hardware.
The existing windows which can be restored and repaired will be. This is the mud room, it has four casement windows which will be repaired to their original condition with new hardware.
All of the existing wood windows will be restored. This is one of the casement windows in the living room.
This construction photo shows the new bathroom addition to the second floor. It was important as the existing second floor had only one bathroom for the two bedrooms and the client is expecting a new baby in March. We have added a second bathroom with a double vanity and also a washer and dryer on the second floor.
This single story Spanish-Mediterranean style home is located in Venice. Built in 1925 this bungalow has great charm but needs some work inside, the master bedroom and bathroom is too small and needs to be expanded. We are adding square feet to the house to create a coat closet for the entry, and a more efficient space for laundry. In the master suite we have his and hers walk through closets, separate vanities in the bathroom with a separated area for shower and toilet to allow two to use the space efficiently. In the master bedroom we have 2 pairs of sliding doors to the backyard with wooden decks and a private garden. The master bedroom also has a sitting area, ample natural light and hardwood floors.
The house has a nice charm and has maintained its authentic styling through the years, which has included renovations and additions. One of our goals is to preserve the character of the house, while using more modern finishes.
The new floorplan, shown in color, indicates the new construction. Larger common bathroom for the two bedrooms, hallway closet, linen and laundry, and a generous sized master suite with his and hers closets, vanities and sitting area in the large master bedroom with 2 private decks on the new garden.
FRONT OF HOUSE
This image shows the existing character of the house at the front-Spanish tile roof, rounded openings and light colored stucco.
This is where we will expand the master suite. Our design will use the orientation of the house which allows for morning light to illuminate the master bedroom in the morning hours. What was once the smallest, darkest, and coolest room in the house will now be the largest with a sitting room, the brightest as it will now extend into the southern portion of the site, and much warmer with more natural light and an upgraded heating and cooling system.
This beautiful home in Pasadena needs some more space. We will be adding a generous master suite with a zen sitting room, expand the kitchen on the first floor and create more natural light throughout the house. We will also be adding a pool and native gardens to the project.
Stay tuned as this house progresses form the design phase into construction.
Shows the high roofline and dormer windows.
The front of this beautiful house will remain largely unchanged after our construction. Although the addition will beat the back of the house, we will also be replacing the doors and windows, the roof and repainting the exterior.
BACK VIEW (SOUTH)
We are looking at where the additional portion of the house will be constructed. The left side of this house when viewed from this angle shows the area where we will be adding the new kitchen, living and breakfast nook areas, and the master bedroom suite above on the second floor. The consideration at this time is the roofline, which we are considering here.
This 2-story house in Echo Park needs a remodel. It has some nice mid-century bones but they have been covered by years of substandard improvements. We have just broke ground on construction, follow along as we post updates each week.
The floorplan shows the kitchen with a large portion of the entry wall removed. Also gone, is the wall and louvers which were seperating the dining and kitchen areas. The bathroom is much larger now too with a walk in shower with a sit bench and infinity drain, floating vanity and a large window for natural light.
LIVING ROOM AND FIREPLACE
We love the fireplace, and will clean and restore the tile landing. It has been covered with tile by the previous owner. We found the original patio stones below but we could not save them. We will use a nice substitute, likely a twelve by twelve terra cotta tile or patio brick which will match the dimensions of the existing brickwork.
We will be removing all of the cabinetry, the false wall in front of the stair to below, and the popcorn ceiling. We will also restore the brick tile at the fireplace landing.
LIVING AND DINING AREA
We will remove the partition on front of the staircase and install a simple iron guardrail. It will open up the space and create more area for the dining room table and pendant lighting. The hardwood floors will be sanded, and resealed with a lighter finish.
DINING ROOM AND KITCHEN
There is no connection between the kitchen and the dining room, the floors are too dark and the kitchen is lost back there somewhere.
The bedrooms are behind this wall and we will be remodeling the bathroom as well, right now its an odd layout and we will be working on that too. The room behind the fireplace will function as a secondary living room space and an informal work space. It too has good light and very nice views.
This kitchen is dark and cramped. We have some solutions.
We have removed all of the materials in the kitchen and a portion of the wall at the entrance too. Our strategy is to open up this kitchen and create better light and a better connection to the main space.
The bathroom remodel is underway too.
We are putting in a new electrical panel, recessed lighting, vanity lighting, switches and outlets in all of the rooms.
DEMOLITION AT FIREPLACE
We could not save the old bricks. But we will find suitable replacements to complement the fireplace brick.
DEMOLITION AT FIREPLACE
We are removing all of the old material around the fireplace at the floor because it had been covered with tile over the original brick.
This is the fireplace after the preliminary demolition. We will remove the brass enclosure to inspect the fireplace.
The back of the fireplace is constructed of standard red bricks to save costs during the original construction.
The brass fireplace enclosure has been removed showing the original open fireplace, quite nice. We will clean up the bricks, replace the broken ones and repaint the interior and post a dark, flat black.