This is our ambitious remodel in Eagle Rock. The house interior has an exposed, vaulted, post and beam ceiling, globe lighting, hardwood floors and cabinets with a restored brick fireplace.
The landscaping is comprised of drought tolerant and native plant materials. We used agaves, lavender and gravel to cut down on the water consumption.
This modest house on Hill Drive sits on a corner lot. We remodeled the interior and exterior of this 3 bedroom/2 bathroom house using mid-century modern colors and materials.
We used colors from the mid century pallet to select the exterior and interior colors. Our plant materials are native to California and drought tolerant-Agave Attenuata, Senecio Mandraliscae, Blue Fescue grasses and red flax. We used gravel and decomposed granite for the ground cover with drip irrigation throughout.
The plans shows the large main space at the top. We removed several walls at the top floor to create an open floor plan. When the project was spaced planned, we have five seating areas in the upper main space, each with its own connection to the spaces.
LIVING ROOM AND KITCHEN
We used a dark walnut for the flooring and cabinetry and we contrasted it with bright white for walls, counters and wall cabinets.
The kitchen is a large open space with a generous center island with a 5-burner cooktop with a downdraft exhaust vent. The large center island offers adequate storage.
We vaulted the ceiling through the entire main space and restored the existing fireplace. The gable glass below the roof beam allows for the exterior garden and light to illuminate the interior of the house. The large sliding doors allow light and breezes to enter the space.
KITCHEN AND DINING ROOM
This image shows the two dining areas, the kitchen and the living room. This house on the hill is also on a corner, and has two entry doors. We made them both Eichler orange and used globe lighting to light the large space evenly.
DINING AREA AND SITTING ROOM
This image shows the rear patio and the door to the laundry and powder rooms.
KITCHEN, DINING AND LIVING ROOM
This image shows the open floor plan and the entry at the living room. The exposed, vaulted ceiling complements the flat walnut cabinets from SEMIHANDMADE and the walnut flooring.
We remodeled this existing bathroom with cool grey slate tile for the flooring and shower. We matched the finishes with a vertical subway tile and a clean, grey quartz counter with a butcher block vanity shelf at the mirror.
MASTER BATH SHOWER
This shower was designed to be a large shower in a small room. We have designed the entire room to be a shower with a modest tempered glass return to prevent splashing. The space works very well and we have incorporated a vanity space too.
This room has a nice, long view to the setting sun to the west. We maintained the existing wood flooring on the residential side of the house and rebuilt al of the closets and cabinetry. We also installed new lighting, plumbing and electrical fixtures, dimmers and outlets throughout.
Our strategy for the bathrooms on this project was simple. Cool grey counters and flooring, white vertical subway tile, vanity mirror which extends to the backsplash. Chrome tipped light bulbs and recessed lighting finish the design of this marvelous bathroom.
This is the view from the front door before the project began. It is hardly recognizable. We removed the dividing walls between the living room, dining room and kitchen to open up the floor plan and we also vaulted the ceiling
Built in 1958, this example of a classic, mid-century modern home has great bones. The original U-shaped floorplan design allowed for natural lighting to be the best during the mid-day. Our work was to make a few adjustments to create another bedroom, improve the relationship between the interior and the exterior spaces, and create better lighting inside the house during all times of the day.
We respect the design intent of the house and have worked hard to preserve as much as possible on the inside and outside of the structure.
All of the original stonework on the exterior and the interior was preserved and refurbished to its original condition.
The house reveals very little from the outside. Inside is abundant natural lighting, 4 bedrooms and bathrooms, 2 living rooms, kitchen and dining with a courtyard and swimming pool.
The design strategy for this gem, was a light touch-both inside and out.
The house makes a courtyard with a swimming pool in the center at the end. This plan shows the arrangement of the 4 bedrooms and 3 1/2 baths. Our work on the layout was to subdivide a larger bedroom into two smaller rooms of reasonable scale and relocated the bathroom and laundry for convenience.
This room at the entry has a fireplace but was painted a dark color and being situated on the north side of the house, it gets no direct sunlight. We used white interior paint colors, light colored low pile carpet and recessed lighting to brighten up this room.
The fireplace was cleaned and refinished. We used a black color for the trim and left the stone in its original condition.
The family room has exposed beams and an second fireplace. The room was much darker when the clients purchased the house as it had a large patio cover over the courtyard area, drastically cutting down on the natural light into the space. To brighten this central space, we removed the imposing structure in the courtyard, used light colors on the floor, walls and ceiling and installed recessed lighting in the ceiling to ensure great lighting throughout the changing daylight conditions of the house.
With both a living room for reading, this family room is centrally located and the best space for activity. As in all of the bathrooms and kitchen, we custom built this entertainment center, lower cabinets with floating shelves and under shelf lighting.
This courtyard house had glass walls on the interior side. We opened the wall to the right by removing a small window and adding sliding doors to balance the lighting and allow for a better connection to the outside of the house.
The flow between the kitchen, dining and family room is much better now. So is the light. We removed large upper cabinets and dated linoleum tile to connect these important spaces. To improve the quality of light, we kept the white with black trim motif and used black quartz counters with white slab-front, frameless cabinets.
Has sliding glass doors leading into the courtyard and a private bathroom with walk-in closet.
Has double sinks and a floating vanity.
All bathrooms were built with white floating vanities, white subway tile, light colored porcelean tile, white paint, chrome fixtures and black trim.
We removed a large shade structure which had been placed over the pool area which drastically cut out the light into the house. It was replaced with a pair of light sailcloth panels instead. The lighter colors, improved landscaping and renovated hardscape make this central space, truly extraordinary. It was important to open up this space properly to allow for a better and even light flow into the house.
This mid-century home, located in Baldwin Hills Estates, has a post and beam ceiling, two bedrooms, two bathrooms and a nice view of downtown LA. We did a full remodel-new flooring, bathrooms, kitchen, ceiling, interior and exterior paint and landscaping.
We have opened up the floorplan to produce a better connection between the kitchen and living areas in the main space by removing a dividing wall, reconditioning the post and beam ceiling, and unifying the finishes throughout the house.
on the house we used two shades of cool grey with white accents around the roof and windows. The new portion of the landscape uses drought tolerant, native California plant materials with drip irrigation.
Shows the 2 bedrooms with the 2 bathrooms between, a large family room with the kitchen and dining rooms facing the backyard.
At the entry we replaced the planters with low pedestals for large pots which complement the exterior colors. We used a hardwood door with reeded glass for privacy but which brings more light into the house.
This light filled room connects to the backyard and native garden. We installed a floating cabinet for storage, bookshelves and space for the television.
Throughout the house we used a light hardwood flooring and rebuilt the ceiling which had been covered in wood paneling and acoustic tiles when we started.
We removed the wall to the right between the kitchen and the living room and created an open bar area which helps to light the space more evenly with natural light.
We restored the existing fireplace.
DINING ROOM / KITCHEN
By removing the wall to the right it brings better light and connection to the living areas in the house. The backyard landscaping serves as a nice backdrop to daily living and can be enjoyed from all of the areas in the main space.
This image shows the bar area where we removed the dividing wall between the kitchen and large living room. The 3x9 bar adds to the already ample, storage in the kitchen with lower hardwood cabinets by SEMIHANDMADE which are accessible from the kitchen and creates a great space during entertaining or a great workspace during the week.
We have a new a large panel window to bring in as much natural light as possible and natural hardwood cabinets by SEMIHANDMADE with white quartz counters. The new globe lighting was also used in the kitchen and controlled with dimmer switches.
By removing the wall between the kitchen and the living room, a larger, more unified space is created with abundant natural light and visual connections.
The new ceiling was extended throughout all of the rooms in the house including the bedrooms. For lighting, we specified white surface mount fixtures with a chrome tipped bulb to reduce glare. In the center of the room, a large globe lamp.
In the bathrooms we used cement tile flooring with a stripe, paired with floating vanities with pure white quartz counters and backsplash. At the mirror are surface mount vanity lights and a hardwood shelf.
In the shower we keep the striped flooring and use a clean line of tempered glass to enclose the space. A shampoo cubby is standard. Note the detail at the top of the shower glass aligns with to top of the door. Details are always very important in all of our projects.
Both of the bathrooms use the same finishes and are very bright.
This is the new wood flooring at the new sliding door with the new tile flooring at the deck. These soft materials work well together.
BEDROOM CEILING DETAIL
Simple enough, but a lot of work went into making this beautiful ceiling. Tongue and groove ceiling between post and beam rafters. Surface mount light fixtures with mirror tipped light incandescent light bulbs. Large modern light fixture.
White quartz counter and backsplash, hardwood vanity ledge, mirror and outlet.
White quartz counter and backsplash, undermount sink, chrome faucets, floating vanity, hardwood vanity shelf, outlet and vanity light switch.
Shows the removal of the wall between the living room and the kitchen. The kitchen has been expanded and the line of the post and beam ceiling has been exposed.
Shows the vaulted post and beam ceiling above the bar at the kitchen. The light colored hardwood for the cabinets will match the flooring. We may use globe lighting too.
We solved a big problem with this ceiling material. Our method of installation allows for a simple installation of the overhead globe lights.
This image shows the new ceiling material and our opening to the kitchen. You can see the new structural beam in this image which we will integrate with the existing beam to show a larger and grander ceiling line.
After we removed the old flooring, we need to put a new subfloor.
Located in Glassell Park, Los Angeles. This two-story, 3 bedroom-2.5 bath is from the mid-century era and was restored to preserve the interior and exterior characteristics of the house. The upper entry floor offers a private office, an open floor plan with kitchen, dining room and living room. The expansive views are captured with sliding glass doors and an expansive deck. The post-and-beam open ceilings were maintained throughout the upper floor. The use of authentic globe lighting, hardwood flooring and native, drought tolerant landscaping complete this hillside house.
This modest house was fully remodeled on the interior and exterior. We renovated the landscape with native, drought tolerant plant materials.
The open floor plan offers magnificent views to the north. The post and beam ceiling were restored and we installed new track lighting in the space.
The newly remodeled kitchen shows hardwood flooring, matching faux Italian wood cabinets with quartz counters, new appliances and a nice green subway tile for the wall to frame the window view.
For the kitchen, we chose cool colors which would compliment the exterior landscaping and new exterior colors.
ENTRY, DINING ROOM AND KITCHEN
The upper floor has an open floor plan main space. This images shows the entry with new hardwood flooring, original post and beam ceiling with track lighting and the remodeled kitchen.
We also took care to restore the exterior balconies to the rear of the house. We used large panels of tempered glass to optimize the long views to the northeast.
This office was need some work when we started. We restored all of the existing built in cabinetry and the post and beam ceiling. Again, we integrated track lighting for a better work space. This office also has a private restroom.
This small bathroom was remodeled using the same finishes as the kitchen-wood cabinets and quartz counters. The lighter colors brighten the space, considerably.
The master bedroom was also restored with hardwood flooring, an exterior deck with glass railing and an attached master bath suite.
The master bathroom was also fully remodeled with wood cabinets, tile flooring, a large shower and abundant lighting.
We used the same finishes in the bathrooms and kitchen for a consistent aesthetic throughout the house. The result is a light filled house with bright spaces.
This single story, 3 bedroom-2 bath house has a large backyard with views towards downtown, and a swimming pool. It sits quitely in the hills of Highland Park.
Due to the large lot, this house has a wonderful pool in the backyard.
FOYER AND HALLWAY
The entry has nice light, and the layout of the bedrooms is convenient and efficient.
KITCHEN, DINING, LIVING ROOMS
KITCHEN AND DINING ROOM
This room has a newly vaulted ceiling over the existing fireplace.
Has good light, a vaulted ceiling and access to the backyard.
This little mid century house is real charmer. Great light and a nice main space for entertaining but it is cut off from the kitchen with a large fireplace which is located in the center of the room.
Our work is to remove a portion of the fireplace an open up the floor plan to better connect the kitchen/dining area with the main living space.
The bathrooms need some help too. Much too small. We will work on that too. Follow us as post updates to the design and construction progress.
The house, built in 1954, has a simple, post and beam roofline. Our work on this project was the dramatic remodel of the interior space.
SITE PLAN - CROSS SECTION
What a nice roofline. We have honored this example of mid-century architecture by maintaining a complementing the vaulted ceiling in the main space.
The main space in the house has been transformed dramatically by the removal of the large fireplace which divided the space. New flooring, cabinets, counters and lighting complete the transformation.
We maintained the lower portion of the existing fireplace and used it to connect the kitchen to the living room as a large counter and bar. The new hardwood shelving was built in the kitchen and bathrooms.
We used white marble on the kitchen walls and paid attention to details.
KITCHEN, LIVING ROOM
The large bar in the center of the space is large, it's 5 feet by 10 feet. Seems large, but it is used during the week as a breakfast nook in the morning, a workspace in the day, a place to have dinner and watch movies at night, and a space for drinks during a party.
The kitchen uses white marble for the counters, backsplashes and walls. Globe lighting and track lighting were used to brighten this room in the house. The grey cabinets are a cool complement to the hardwood plank flooring.
Shelf and cabinet at kitchen backsplash
KITCHEN AND DINING ROOM
In the kitchen and the dining room we used the same hardwood plank flooring as the rest of the house. Natural hardwood shelving, with ample marble with brass details complete the design.
We used the same cool grey cabinets and white marble as in the kitchen complemented here with white hex tile and a hardwood shelf.
Bathroom vanity with white hexagon tile backsplash, grey marble counter, undermount sink, and hardwood vanity ledge.
In the bedrooms we used the same hardwood flooring, natural window coverings and soft lighting.
This lovely space has a floating vanity with a powder area, black and white cement tiles, white hex tiles, crank-out casement window with reeded glass for privacy and hardwood shelving for linens.
The back of the house is also ideal for enjoying private views and for entertaining and now with removal of the fireplace on the interior, the open floor plan merges much better with the back of the house at the outside.
CONSTRUCTION PHOTO-AFTER FIREPLACE DEMOLITION
Big empty spot here, and our work continues. Next is the new flooring, ceiling finishing and cabinetry.
The new flooring has been installed. Here is a photo before it gets covered for the remainder of the construction. The rough spot in the brickwork will be covered with new cabinets.
This image shows the framing for the new hardwood pocket door and insulation before the new drywall.
There are a few decisions to be made as we proceed with the construction in the master bathroom.
No, a bomb did not go off in here. We removed the fireplace, demolition is going well and in a couple of days we will have this part of the process complete.
After we removed the upper portion of the chimney, you can see that the space has opened up and the structure of the house is exposed. We will rebuild the corner of the wall at the kitchen and maintain the exposed beam.
This image shows the existing fireplace which will be removed.
Getting ready for demolition in the bathrooms, kitchen and the chimney and a portion of the fireplace.
We used several of these slabs of carerra marble. It was important to find a large lot with consistent color for the project as we used the same marble throughout the house and bathrooms.
Remodel of 3 bedroom-2 bathroom, single story eclectic styled house in Mid City, Los Angeles.
Design collaboration with bettershelter. www.bettershelter.com
This house needed some work. We remodeled the interior, the exterior and added a small amount of floor area to improve the flow of movement in the house. The ceiling in the living room was also vaulted to create a dramatic interior. The result is successful and striking.
The floorplan shows the new layout for this restored home near the Wilshire corridor.
Wow! Look at that ceiling. The interior of the house is remarkable with new hardwood floors, windows and lighting.
DINING ROOM AND KITCHEN
We opened up the kitchen to the dining area to create a more open plan and get better flows of movement and light through the house. This image shows the sitting area next to new stained glass windows and dark, hardwood flooring.
The remodeled kitchen is striking with dark hardwood flooring, slab front cabinets, marble counters and all new stainless appliances. With new lighting and windows this house is very bright throughout.
Black and white finishes create, a bold and bright bathroom in this space.
We refinished the flooring and brought in new windows, doors and closet doors. The result is a comfortable, private and well lit space.
The master bathroom was also refinished with bold blacks and whites, slab front cabinets and marble counters.
Another bright space with new windows and restored flooring. We also added a deck to the rear of the house and French doors to create a private deck for this room.
This is the private deck for the rear bedroom. It allows for a larger space and connects the room to the exterior.
The back of the property also has a small office with a vaulted ceiling and plenty of great California light. The space can also be used a private guest house.
Completed in 2014-Master Bath Suite Addition and remodel.
We added a master bathroom with a walk in closet and remodeled the master bedroom in this 3 bedroom-2 bath single story house in Highland Park.
The house had been moved in 1947 to the current location and it had some problems: only one bathroom, a dead-end master bedroom with no light, an awkward entry and no connection to the large terraced backyard.
Our solution was to create more space for the master bathroom with a walk in closet using the same tile floor material for seamless transition for dressing. The bathroom has a his and hers separate vanities and a shower with clean lines, natural light through a glass wall and skylight. A sit bench in the shower is a must and so is the infinity drain concealed beneath the bench.
The entry was changed dramatically and we used reeded glass for the door to keep privacy but allow for natural light. The master bedroom was the opportunity to connect the house to backyard and create a better space altogether ideal for lingering in bed on a Sunday morning to enjoy the early sun from the east.
We added the entry portion to the house to the left.
Shows the addition of the master bathroom and expansive walk-in closet. Both rooms will have plenty of natural sunlight from the windows and skylight.
We chose an elegant privacy glass for the front entry and new wood windows to match the existing house.
His and Her separate vanities, each with drawers and a tall cabinet for linens. Note the clean lines around the glass, mirrors and cabinets. Detail is very important in all of our projects.
New Master Bathroom
This is the bathroom which was added for the master bedroom. Styled with floating vanities with vertical lines to complement the tongue and groove wall finish. The flooring and wainscot is a porcelean wood tile which we used for shower and walk in closet. The shower has plenty of natural light from the skylight in the vaulted ceiling and the large panel of frosted glass over the sit bench.
This shower feels expansive with a tiled skylight, large soap cubby, a comfortable sit bench, convenient infinity drain, and frameless glass.
This is the remodeled master bedroom. We removed the existing tiny closet, opened up the wall and brought in new wooden French doors with operable side windows to create a connection to the backyard. It is now the favorite room for the cats. Note the connection to the master bath and huge walk in closet.
Master bedroom french doors and modest "connection-deck" to the backyard.
Drawing shows a snapshot of our light-filled master bath shower. Skylight, window, sitting bench and full height privacy glass will ensure this will be a bright space in the morning.
This image shows the exterior redwood siding for our master bath addition. The frosted glass will let filtered, natural light into the shower.
This house never had a cooling system so we installed a new HVAC system with a NEST thermostat. We finished just in time for the big heat wave in July 2014.
Wow, this house has been through a lot. It was moved to this location in 1947 from Echo Park. Many of the original doors and window openings had been covered and there was some minor foundation damage. We used the space to the right of the house shown in this image for master suite addidtion.
Recipient of The City of Pasadena Historic Preservation Commission 2014 Award for Restoration.
Built in 1926, this Craftsman Bungalow was restored to it's original condition and a master suite with a walk in closet and laundry room, were added. The exterior shingles were chosen to match the original siding when the house was built. The kitchen was expanded after walls dividing it from the dining room mud room were removed. The result is a larger kitchen which connects it to the dining room and completes the open plan.
The master suite was added to the back of the house to preserve the original street façade of the building, and to connect it to backyard and future gardens.
On the exterior, we restored the shingle siding which was original with this 1934 bungalow. We finished with new paint and drought tolerant native plant materials.
This is the covered entry. All of the door and window hardware was restored or replaced. Period lighting fixtures were also used. The handmade entry door hardware was restored.
The new addition is at the southwest. It also has an en suite bathroom with double vanities, a walk in closet and a laundry room.
RESTORED DOOR HARDWARE
This is from the original house.
The original finishes and flooring were restored in this room and new lighting was added.
DINGIN ROOM AND KITCHEN
The interior finishes were all restored. The columns which were present in the entry were replicated between the dining room and the new kitchen.
This image shows the new columns, wainscoting and plate rails to match the existing house.
A study for a single family residence with 2 bedrooms, 2 bathrooms and a two car garage. One and two story designs were used to show exterior siding options. Variations on window and door sizes and location were also explored as well as different roof combinations in this sketch study.
A Modern Ranch House
This project was a study for the expansion of a modest Ranch House styled home in Silverlake. Though perched upon a hillside adjacent to the Silverlake Resevoir and the San Gabriel Mountain, the existing house offered no views and was very dark.
The solution is an addition to the existing building which respects the street elevation and characteristics of the California Ranch House, while adding space to the first and second floors with clean lines and large open views.