architecture blog

Recent Articles Published Featuring Modative

Posted by Krystal Navar on Tue, Mar 3, 2015 @ 07:03 AM

Modative has been featured in a couple of recent articles: one in the Los Angeles Business Journal and another in Architect Magazine. Yay us! Check them out below. 

Published February 23, the Los Angeles Business Journal's cover story, "Tight Market", looks at the design challenges of small lot homes. (To learn more about the Small Lot Subdivision ordinance, download our handy guide and information packet.)

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Modative featured in Los Angeles Business Journal cover story titled "Tight Market".

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Christian Návar in front of the Fay 3x Homes, designed and built by Modative. Fay 2x Homes and Fay Phase III are visible in the background.

 

Posted February 1 to Architect Magazine's website, an article titled "Time Management" looks at the techniques managers employ to stay organized. Christian Návar, principal and co-founder of Modative, speaks about the processes in place at Modative to encourage employees to work efficiently. 

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Exerpt of Architect Magazine article titled "Time Management", for which Modative was interviewed.

Tags: los angeles architects, Modern Design, real estate, Architectual Practice, AIA, construction, Development

Modative in LA Planning Newsletter

Posted by Krystal Navar on Wed, Dec 10, 2014 @ 06:12 AM

During a recent trip to City Hall, I stumbled upon pLAnning, the quarterly newsletter of the LA City Planning Department. In this edition, Simon Pastucha, a City Planner with the Urban Design Studio, presents the City’s newly-issued Citywide Design Guidelines and Small Lot Design Guidelines. Both of the images included in the article are of Modative projects: The Cullen Street Art District Homes + Artis @ Echo Park!  

Modative contributed project images and participated in review sessions for the creation of the Small Lot Design Guidelines. In fact, both Cullen and Artis were featured on the cover. We are proud that two of our projects have been selected by the Urban Design Studio as being representative of thoughtfully-designed projects that contribute to the urban fabric of Los Angeles.

LA City Planning Newsletter Cullen Modative

Cullen on the front page of the newsletter 

LA City Planning Newsletter Artis Modative

Artis on the back page of the newsletter 

Modative has created our own Small Lot Subdivision Guide, a "how-to" for developers interested in Small Lot Subdivision. Check it out and contact us with any questions.

Tags: Residential, Development, Small Lot Subdivision, Modern Design, Housing, architecture resources, real estate, los angeles architects

Modative Featured in Fox News Story on Small Lot Subdivision

Posted by Derek Leavitt on Fri, Nov 1, 2013 @ 16:11 PM

On October 17, Modative was fortunate enough to be featured in a Fox News National TV story on small lot subdivison in Los Angeles. Christian and I really enjoyed spending several hours with producer Laura Prabucki and her team, touring a few of our projects and conducting interviews with the two of us as well as a few of the residents that live in the projects we designed. 

Modative Fox News Small Lot Story

The story isn't really about architecture, but rather the larger impact that this trend has on society and the economy. We were really happy with the final cut and are thankful to the the residents that made themselves available for tours and interviews. The story was featured on Fox News (national) several times on October 17 and has made a few appearances on local news affiliates around the country. If you weren't able to catch it on TV, click the link to watch it online - Tiny homes trend: Narrow houses built on smaller lots

modative small lot subdivison fox news tv

 

Projects featured in the story include 726 California Ave (project in the opening live shot in Venice), Cullen Street Homes (project with the open wood stair in the living room) , Fay 2X Homes (interior shot above) and Fay 3X Homes (project under construction in the video). 

Tags: Announcements, Los Angeles, Small Lot Subdivision, small homes, Small House, los angeles architects

Modative Architecture Summer 2013 Announcements

Posted by Summer Carrillo on Thu, Aug 29, 2013 @ 13:08 PM

We are happy to announce that Modative is growing up! With nine new architecture projects this year, we felt it was time to take the next step and award some promotions. Krystal Návar, one of Modative’s earliest employees, is now a seasoned project manager. We’d like to thank Krystal for steering multiple projects in the office and raising a little one without even breaking a sweat. We’re also excited to announce Jesus Fernandez has accepted a new role as project manager and seems to be enjoying it. Lastly, it’s about time we officially introduce our newest employees: Katherine, Summer, Allison + Shaun. Modative is now officially a team of ten (plus two office dogs).

 

modative architect firm staff designers office bw

 photo by Ivonne Maria Photography 

  

Tags: Announcements, Organization, Architectual Practice, Architecture Experience, los angeles architects, culver city, modern architecture firm, staff, people, employees, designers, modative office

Modative Featured in LA Times Article on Small Lot Subdivision

Posted by Derek Leavitt on Mon, Jul 15, 2013 @ 12:07 PM

On Sunday, July 14, The Los Angeles Times featured an article on the front page about the growing popularity of Small Lot Subdivision in Los Angeles. We were lucky enough to be included in the article along with Planet Home Living (our client on the Artis @Echo Park project) and the Heyday Partnership.

Los Angeles Times Small Lot Subdivsion Architect Modative

Sunday Los Angeles Times Front Page.

LA Times Small Lot Home Architects Modative

And the Rest of the article. The images are from our Artis @ Echo Park project.

Modative has been focused on Small Lot Subdivision since our founding in 2006 and we are glad to see this innovative ordinance gaining in popularity in Los Angeles (and hopefully some other cities soon).

To read the article onlinehttp://www.latimes.com/business/realestate/la-fi-small-lot-homes-20130714,0,563473.story

 

To learn more about developing Small Lot Subdivision Projects, we recommend downloading our free guide here. 

We also have a free Small Lot Subdivision Information Packet.

A list of Modative's Small Lot Subdivison Projects.

Tags: Los Angeles, Small Lot Subdivision, Housing, small homes, Small House, los angeles architects

Modative Architecture's 2012 Year in Review

Posted by Derek Leavitt on Wed, Dec 26, 2012 @ 06:12 AM

Fortunately, 2012 has been a very busy year for us, which is why there's been little time for blog updates. So we thought we'd let you know about four important things that happened at Modative in 2012:

1. Cullen Art District Homes Sold

Cullen Art District Small Lot Subdivision

Our three home, small lot subdivision project on Cullen Street sold very quickly at the following prices.

Home A (Front): $650,000

Home B (Middle): $650,000

Home C (Rear): $675,000

Small Lot Subdivision Los Angeles Plans

The Cullen Street project was initiated by our client during a very uncertain economic time so it's great to see this project's ultimate success.

2. Modern Homes Under Construction

We currently have four residential projects under construction:

726 California Ave

A three-home small lot subdivision in Venice, CA. This project is currently wrapping up stucco, siding and interior finishes and should be complete by March 2013.

Venice Small Lot Architects Modern

Rendering

modern home venice architects 726 CA

Home A along California Ave. Stucco and siding going in on 12.21.12.

Venice small lot architects modative 2012

Home C from the alley.

 

Artis @ Echo Park

Construction of Phase I (8 homes) is underway on this 15-home small lot subdivision in the Echo Park neighborhood of Los Angeles. Artis is currently in framing and the first set of homes should be complete in the spring of 2013. Artis @ Echo Park was posted on Curbed Los Angeles earlier this week.

Artis @ Echo Park Modern Architects

Rendering

Echo Park Modern Architects 2012

First floor framing on 12.21.12.

Artis Echo Park small lot subdivision 2012

Phase I includes building the first eight homes.


Roberts Ave Residence

A single family residence in Culver City, CA that overlooks a public park.

modern culver city architects

Rendering

culver city residential architects contractors

slab pour


Fay 3X Homes

Three townhouse apartments. This is Phase II of III of the Fay Ave Art District Dwellings (a future small lot subdivision). Phase I, the Fay 2X Homes was complete in late 2011, featured in the Los Angeles Times in February 2012, and are still occupied by the original renters. Here's a bit more info on the design of the Fay 3X Homes. This phase is scheduled for completion in the summer of 2013. Also of note, Modative Build is the contractor on this project. And we will be building even more of our projects as we push into 2013.

fay 3x modern home architects

Rendering of 3X homes (left) next to the existing 2X homes (right).

Fay 3X modern los angeles apartment framing 2012

Framing started at Fay 3X Homes on 12.19.12

modern apartmnet architects fay 3x framing 1

And this is what it looked like a day later on 12.20.12

 

3. New Projects in 2012

2012 brought a lot of great new projects into the office. Here are some highlights:

Cardiff Cubes

We signed up this project in the first week of 2012; a great sign for the year. Cardiff Cubes is a three-home small lot subdivison near downtown Culver City. This project is approved by planning and is currently in the permitting phase. Construction start expected in spring of 2013.

 

cardiff cubes small lot subdivision los angeles

 

Fay 3X Homes

As mentioned above, this project is under construction.

fay 3x homes culver city arts district

 

Venice Boulevard Live/Work - Eight live/work apartments in Los Angeles. The likely future Modative and Modative Build world headquarters.

venice blvd modern live work los angeles architects

 

Ocean Park Hangar Homes

A four-home small lot subdivison in Los Angeles inspired by the nearby aviation and hangars of the Santa Monica Airport.

santa monica modern home architect ocean park

 

Milwood Avenue Residence

A single family spec home in Venice, CA. Scheduled to start construction in a few months.

Venice Modern Residence Architects

 

Vernon Avenue Residence

A single family spec home in Venice, CA. Scheduled to start construction in spring or summer of 2013.

Vernon Ave Residential Modern Architecture Firm Venice

 

 

Pettis Avenue Residence

A single family residence in Mountain View, Ca (that's up North). Scheduled to start construction in 2013.

Mountain View CA Modern Architects

 

4. New People in 2012

The new projects enabled us to add three new staff to our existing team of four, bringing our total to seven. We were very happy to welcome Dena, Jesus & Jesse to our team this year.

Modative Architecture Staff Add 2012

We didn't even ask them to smile. They did it on their own because they love working here.

 

Happy Holidays. See you in 2013!

Tags: Residential, Los Angeles, Small Lot Subdivision, website update, Architectual Practice, los angeles architects, construction, Cullen Street Homes Construction

Modative Featured by University of Southern California

Posted by Derek Leavitt on Tue, Oct 30, 2012 @ 15:10 PM

Earlier today, USC posted an article by Allison Engel on our firm, USC Architecture Alums Make a Big Splash by Going Small. It goes into some detail on our background, founding, Small Lot Subdivison projects and surviving the recession. The three Modative founders (& Krystal) all attended USC's School of Architectureand feel very honored to be featured in this piece by the University.

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Modative's founding partners in front of the Fay 2X Homes. Photo by Dietmar Quistorf

Many thanks to Allison and Dietmar for coming out to interview and photograph us for this piece.

Tags: Los Angeles, Small Lot Subdivision, Architectual Practice, Housing, Starting an architecture firm, los angeles architects, modern architecture firm

Modative Job Opening: Junior Architecture Position in Los Angeles

Posted by Derek Leavitt on Tue, Aug 21, 2012 @ 09:08 AM

We've had a busy year here at Modative and it's time to add to our team. If this looks like the position for you, please apply. If you think someone you know may be interested, please pass it along.

modative architecture job 2012

What you'll be working on

You'll be working under a project manager on design and construction documents (using ArchiCAD) on a few modern residential projects in the Los Angeles Area. You will gain extensive hands-on experience in what it takes to put a modern building together. This is a full-time position (40 hours/week), but is temporary, lasting about six months. If the project load in our office was to remain the same, this position could become a permanent position.

Mandatory Qualifications

1. Must have ArchiCAD (not AutoCAD) experience and be ready to be productive using this software from day one. Our office is currently using ArchiCAD 15 & 16.

2. Degree in architecture
3. One to three years of professional experience in the architecture field using ArchiCAD for construction documents.
4. Only persons currently residing in and able to legally work in the US will be considered. No international applicants for this position please.

This is a a very focused position. Applications not meeting the outlined criteria will be disregarded. Since this position is temporary and needs to be filled quickly, preference will be given candidates currently residing in the Los Angeles area or those able to relocate very quickly and on a short-term basis.

How to apply

Send us a resume, portfolio and whatever else makes you look good to info@modative.com . We're too busy at this time to take calls on this position. Please keep your email attachment sizes reasonable (under 5 MB or send us a link to download).
To avoid spam, and test of your ability to follow directions, please include "Modative Junior Position" in the subject line.

Schedule

Applications will be accepted until 11:59pm PST on Monday, 08.27.12. Applicants must be available for an in-person interview on either 08.30.12, 08.31.12 or 09.04.12. The job will start the week of 09.10.12.

Click here to see this job posting on our site.

Tags: Announcements, Los Angeles, Architectual Practice, Architecture Experience, architecture job search, los angeles architects

Phasing a Future Small Lot Subdivision: The Fay 3X Homes

Posted by Michael Scott on Tue, Jul 31, 2012 @ 18:07 PM

As we started design work on phase two of the Fay Ave project earlier this year, we had to keep in mind that the project’s overall mission was still the same: affordable, interesting, modern housing that pencils out as rental apartments or for-sale Small Lot Subdivision homes.  

Keeping that in mind, whenever we start a new project, we like to take a fresh look at things. This is no different for a phased project. So, we hit the ground running, establishing the following new project goals.

  • Decrease the number of phases from four to three in order to reduce the nuisance of construction for the neighbors and take advantage of economies of scale in construction pricing.

  • Incorporate improvements from feedback received from potential end users (the tenants of phase one) and subcontractors.

  • Retain ideas and elements that were successful from the first phase.

Modern Apartment Site Plan Los Angeles

One of the best things about a phased development is that we were able to analyze and learn from round one (Fay 2X Homes) and incorporate the new knowledge into phase two. Outside of internally looking at the project through a critical eye, we also received feedback from potential renters of the first phase. The Developer and Modative both talked openly with prospective tenants about what they liked and, more importantly, would like to see improved. The responses were overwhelmingly positive, but  as problem solvers, we focused on the areas needing improvement. Slightly larger bedrooms, increased storage, more yard space, and a master suite topped the list of most-desired improvements.

For us, the project working in a spreadsheet is just as important as it working in architectural plans. Phase two wasn’t going to happen if it didn’t make financial sense.

To keep costs down, we knew that we only wanted to add square footage where we needed it. Most of the spacial concerns were in the private rooms, so we knew that the additional area should be on the second floor. We accomplished this by cantilevering above (front unit) and bridging across (rear units) the carports. This move shifted the spacial balance, which was essentially 50/50 public/private in phase one, to lean towards the private space. We offset this shift by connecting the ground level living areas to large (by urban standards), usable outdoor spaces, creating a nice indoor/outdoor flow.

Small Modern Homes Diagram


Upgrading one of the bedrooms to a master suite was another high priority item. This meant a larger bedroom area, an upgraded bathroom and a walk-in closet.  At the minimum, we wanted the upgraded bathroom to have a dual sink, but we were also able to fit a larger shower and a linen closet. We also placed the wet walls back-to-back, a move that will make the plumbing subcontractor very happy.

Modern Small House Plans Improvements

So, after adding all this area to the bedroom level, we crunched the numbers and found that  the master bedrooms are 32% larger and the secondary bedrooms are 11% larger in phase two than phase one. While the walk-in closet naturally increased the master storage, we also grew the storage in the second bedroom by over 50%.

Homes Modern Apartment LA Fay 3X

We kept the elements people liked from phase one: simple forms, interesting facade treatments and a cost-effective building design.

Phase two has three units and three door and window types, thus earning it the nickname 3X Homes, which is a spin-off of the 2X Homes concept of phase one. Construction on this phase will start in the fall of 2012 with construction completion scheduled for spring 2013.

Post by Michael Scott. Contributors to this post include Krystal NávarDerek Leavitt and Christian Návar.

Tags: Development, Los Angeles, Small Lot Subdivision, Fay Ave Art District dwellings, small homes, Small House, affordable modern architecture, los angeles architects, modern architecture firm

A Skinny Solution for Small House Floor Plans

Posted by Krystal Navar on Wed, May 30, 2012 @ 07:05 AM

A while back, we posted about our design process for developing master suite floor plan options for the Cullen Street Small Lot Subdivision project. We presented 6 different layout options, but there were countless variations. Usually, on a project, we decide which layout to run with based on our own design preference and direction given to us by our client.

Our 14-home Commerce Villas Small Lot Subdivision project in Tujunga, however, presented a unique set of challenges. To lay out 14 homes on the site in the most efficient manner, taking into consideration setbacks, driveway widths, vehicle backup requirements, etc., each home ended up being a mere 15’-0” wide, measuring from the exterior face of the north wall to the exterior face of the south wall.

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Site Plan of Commerce Villas project

The Cullen Street building footprints are generally square, whereas the Commerce Villas building footprints are long and skinny. So, unlike the Cullen homes, where there were many variations of floor plan layouts, the narrowness of the Commerce Villas homes limited our options. There are only so many ways to lay out a home like this, fitting in the programatic requirements given to us by the client: 2 bedrooms, 2 baths, outdoor decks/patios, and 2 covered parking spaces in 1200-1500 square feet.

First of all, the narrowness of the homes necessitates that the parking be tandem. (We can discuss the pros and cons of tandem parking all day long, but we’ll leave that to another blog post.) Also, we decided early on through discussions with the client that the living level (kitchen, dining room, living room, and powder room) would be located on the second level and the bedrooms and laundry located on the third level due to the age of the anticipated potential buyer. We expected this buyer would not want to haul their groceries up two flights of stairs. (Many times, though, on other projects, we will locate the living spaces on the upper level when the project is appealing to a younger demographic and the views from the upper level warrant being appreciated during daylight hours and not while you’re sleeping in bed.)

small house floor plans

Early first floor plan

skinny solution small house floor plans

Early second floor plan

la modern skinny house plans 03

Early third floor plan

So, keeping these constraints in mind, after locating the parking in the footprint, there is only one space to locate the stair without having the stair separate the living spaces from the deck or yard space. Once the stair is located, the big decision is on which side of the home (east or west) to locate the kitchen or the living room. Should the kitchen have direct access to the deck (so the user doesn’t have very far to travel when bbq-ing) or should the living room? The client chose Option 2.

small house plans la architect small lot

Option 1 showing the kitchen next to the deck. (See Option 2 above with living next to the deck.)

We also developed a second option for the bedroom level with a walk-in laundry room instead of a stacking washer/dryer in a laundry closet. Ultimately, we decided to locate the bathrooms next to one another so they could share a plumbing wall. The client also decided that a walk-in laundry room was not a priority.

modern bedroom floor plans small house

Option 2 showing the kitchen next to the deck. (See Option 1 above.)

As we spent more time looking at the buildings three-dimensionally in our computer model, we tried ways to spice things up. We couldn’t do anything too crazy as keeping the cost of construction low was a priority. In an attempt to make the 6’-0” spaces between the buildings a more interesting space to occupy, we angled the exterior walls facing those gaps. However, because the walls could not be angled out to make the buildings greater than 15’-0” wide, the walls had to be angled in, making the already limited interior spaces smaller. When your home is only 15’-0” wide, every inch counts. Ultimately, we decided that the angled walls were not angled enough to be worth the effort (or implied cost), so we straightened them back out.

small lot house plan

Second level floor plan showing angled walls

In the latest layouts, we did keep the angled walls on the front of the units in order to give the elevation a bit of shadow-play and interest. As you may have already noticed, we also staggered the building pairs. We did not want to present the street or the interior driveway with a flush wall of 3-story homes. Staggering the homes gives these elevations a bit of relief and creates a more interesting pedestrian experience.

modern small house plan

Latest first floor plan

narrow house floor plan

Latest second floor plan

modern small lot floor plan

Latest third floor plan

small lot subdivision tujunga

Project rendering

Post by Krystal Návar. Contributors to this post include Christian Návar, Derek Leavitt and Michael Scott .

Tags: Residential, Small Lot Subdivision, small homes, home size, Small House, Floor Plans, affordable modern architecture, los angeles architects