In our last post on the Roberts Avenue Residence, we took you through the schematic design process -- at least how our office goes about it.  If you remember, the client picked Scheme A, which consisted of a series of shifting bedroom boxes on the ground floor, visibly and audibly sheltered from the neighboring park. The living level and guest bedroom were located on the upper floor, taking full advantage of the views over the park and beyond to Baldwin Hills.

To refresh your memory, here’s an image of Scheme A during Schematic Design. 

You will see that the driving concept remains in the final design: quiet, spa-like spaces on the ground floor and open, airy spaces on the second floor. Although, there have been some adjustments. For instance, the guest bedroom and the master bedroom swapped locations. The client felt that the master bedroom, with it’s own private balcony on the second floor, would better benefit from the views. The bedroom volumes also shifted to alleviate the need for excessive steel structure to support unnecessary cantilevers. 

First Floor Plan

Second Floor Plan

Rendering

Rendering 

We have submitted for permits and are now waiting to receive comments back from the City. Once that happens, and we make the necessary corrections, bidding begins. Construction is expected to start by January 2012. Look for more updates to come with photos of the construction process.  

But, before we part, this is the perfect time to introduce our next project. As many of you know, a happy client on one project can lead to a happy repeat client on a new project. Our client on the Roberts Avenue Residence recently purchased a property on Fay Avenue -- a mere 0.2 miles from our office -- on which he wants to build 4 small-lot homes. This property is in Los Angeles, so it can take advantage of Los Angeles’s Small Lot Subdivision Ordinance. I know! What a great fit for Modative! (If you’re not familiar with the Small Lot Subdivision Ordinance in Los Angeles, click on the link and read up! It’s pretty cool (and, really, my only hope for brand-new home ownership in LA.) 

Fay Triangle Site Plan

Photo of Fay Triangle site taken from adjacent building

We are excited about this new project for two main reasons. First, we have been eyeing this triangle-shaped property for the entire five years our office has been in the area, long before it was even up for sale. (I was hoping it would somehow be left to me in someone’s will, but that would have been highly unlikely.) Second, this property is only four properties down from our Fay 2x Homes project. To have so many projects located within a mile radius of one another (in our own neighborhood, nonetheless!) has been really special. We have the rare opportunity to inject this area with thoughtful, modern design. (Check out our other projects in the area: Cullen St. Homes, Fay 2x Homes, Roberts Avenue Residence, Venice Urban Dwellings.) Stay tuned for updates on this new project we’re calling Fay Triangle. 

Map of Modative projects in our neighborhood

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

Spent too much on land?

For years in our industry I used to hear how architects know close to nothing when it comes to staying on budget, that overspending is commonplace for most designers. With the severe downturn in the real estate industry it seems like architects finally aren’t the only ones who can be accused of overspending!

Like many Los Angeles architecture firms, many of our prize projects have been scrapped in the last couple of years. Our projects became victims of overspending, and this time, you can’t blame the architect for over-designing, ignoring budgets and having cost overruns.

These days it is now clear that spending too much on land and planning oversized projects has become the real project killer.

So, you bought too high you say? Now what?

So, you bought a property at the height of the building boom and now your budget numbers don’t  look so good and you need to put the project on hold? Hmm, if I had a dollar for every time I have heard that in the last year, Modative could bail us all out of this crisis.

Being designers, we of course naturally believe that you can design your way out of anything. Here at Modative, we believe that if the government hired more designers, or real problem solvers, we would need less “financial experts” and definitely less slow-moving bureaucrats. If you think members of the Obama Administration are the only ones offering bailouts these days, you should check out our new 2-unit small lot subdivision “stimulus package”.

Modative’s stimulus package

The project site is currently vacant land that sits between two other lots that combined were once part of a 7-unit small lot subdivision project on Fay Avenue in Los Angeles. After the economy crashed, the project was placed on hold, and our client found themselves with an overpriced and underutilized piece of dirt.

In classic boomtown fashion, the original project consisted of seven luxury three-story units that were slated to be between 1,750 and 1,900 square feet each. After the bust, the client asked us to reevaluate the site, specifically the vacant dirt lot, and propose a simple, cost-effective solution that would bring added value to this property which wasn’t generating any income.

Creative solutions can revive a project

This isn’t our only revisited post-downturn, multi-unit housing project currently on the boards. In fact many of our recent projects have come to us as previously-approved condominium projects designed by other firms. Aside from being asked to turn defunct condominium projects into small lot subdivisions, we hear the same thing over and over, how small can we make a residential unit and still have it be marketable?

In the case of the Fay Avenue project, we proposed starting out with just two very simple two-story, 1,000 square foot, 2 bedroom, 2.5 bath units that could be offered at a price point more favorable in the current marketplace. We then devised a creative phasing option, placing the proposed units on the site so that the owner could utilize the other two lots as part of a future phased expansion, that in the end will total 7 units. In the meantime, they could continue to rent the units on the other lots and wait for the economy and the current lending situation to improve. We have always believed in smaller units, but now, with the current state of the economy, we can finally get people to believe that bigger isn’t always better.

We were proud of our original 7-unit project, but sometimes you have to cut your losses and move on. In the meantime, we’ll continue to take pride in knowing that our redesigned 2-unit “stimulus package” will help provide an added income stream for our client.

An architecture professor of ours from USC once said, “I am teaching you how to solve problems, not so you will become good architects, but so you will become great politicians.” Well with the current unemployment rate in California hovering somewhere around 12.4%, anything Modative can do to be part of the solution is something to be proud of.

“The first phase of the Fay Avenue project is slated to begin construction in the Spring of 2011. The Obama administration is still running some calculations to determine the exact number of jobs this project will add once construction begins, but thanks to Modative, we are pretty sure not only will this project be beneficial to job creation, but maybe, just maybe, it will even help stimulate small businesses lending again!” - Unknown Politician

We plan to post project updates on our website regarding this project, so if you’re interested, continue to check back for more info.

Contributors to this post include Derek Leavitt, AIA, Michael Scott and Krystal Návar.

People often contact Modative about a project they have in mind, but they are often unsure of how to get started. Common questions we receive are:

• How much will it cost?
• What will the city allow us to do?
• How much square footage can I build?
• Is it feasible?
• How many units can I build?
• How much parking do I need to provide?
• What is the process?
• How long will it take to permit or build?
• I have a lot / want to buy a lot / want to lease a property. What can I do with it?

Modative was recently contacted by two individuals who posed many of the questions listed above. The first individual was a long-time business owner with a hard-to-lease commercial auto body shop in Los Angeles. The second was a young entrepreneur looking to find a property in order to open a new restaurant/bar concept. With both of these clients, their long term plans were contingent upon taking really important first steps to decide what to do with the property they own/lease/were looking to purchase or lease.

Since the economic climate has shifted downward so dramatically, more and more of our clients are requesting that we provide answers to important questions in order to guide them in the decision-making process before they spend too much of their cash reserves. In our ongoing efforts to give people insight into the helpful services we provide here at Modative, we’d like to share a service in which several of our recent clients have had a particular interest: Site Evaluation and Planning Services.

The beauty of our Site Evaluation and Planning Services is that within a few weeks, for a smaller financial commitment, we can provide valuable insight into what can be done with a property. The level of detail provided in our analysis is catered to the clients specific needs. Some just want the basics, like of what uses are allowed and the code restraints, while others want a more detailed investigation, like program development, preliminary layouts, conceptual renderings, and even preliminary budget analysis of construction and soft costs (architectural, consultants and city fees).

A descriptive 3D Plan we provided as part of the Site Evaluation and Planning Services for an auto body shop conversion into office commercial.

Check out our Site Evaluation and Planning Services page to download a sample report we developed for a commercial rehab project and learn more about how these services are a great way to get a project started without a huge upfront commitment.

Download a sample Site Evaluation and Planning report:

Site Evaluation + Planning Services A sample case study of a commercial rehab and former auto body shop in North Hollywood, California.

Contributors to this post include Derek Leavitt, AIA, Michael Scott and Krystal Návar.

One of my favorite occurrences in the office is when my business partners and I have an impromptu design session, as recently occurred on the Cullen Street Small Lot Subdivision Project. Even though the project is far along in the architecture process (it was just submitted for permit plan check), we came to realize that the third floor plan master suite in one of the units was not up to par.

The plan in question is the top floor of Unit #3, the unit with the corner window in the foreground of the bottom right rendering.

These design sessions are very informal and typically consist of two of us hovering over the third person's computer screen blurting out comments.

"Move that wall over 6 inches left."

"OK, now let's try to fit the shower in that corner."

"Are you crazy? You can't put the shower there. We can't plumb that and it's a privacy nightmare!"

"What if we flip it to the other side of the room? Let me see it in 3D."

"That's better. Let's make that an option."

Arguments develop over seemingly small things like how many dressers people like to have in their bedroom. These often heated conversations are all in the name of great design. I think the tension is a good thing.

Average design is quiet. It rarely moves people to take a real stance. 

Even something as simple as a master bedroom floor plan revision goes through this filter. Three (or more) design opinions pushing to make it better. These modern homes are small. Well designed floor plans are critical.

Here's a look at the multiple floor plan options that came out of this particular meeting of the minds.

Floor Plan Option 1 - The Original

This is what we started with: a floor plan with some problems. The wide "X" at the bottom of the room is an open-to-below space, meaning it's open to the living room below. Very loft like. We love open-to-below spaces in our homes; however, in this case. it was creating problems. The (low) bed wall was too short and the access to the office nook was awkward. There were other issues as well, but I'll spare you those details.

Floor Plan Option 2 - The Big Bedroom

The simplest solution to the issues in the original plan was to expand the room downward, closing off most of the open-to-below space. This, however, created a bedroom that was a bit large. If someone wanted a TV in the bedroom, they'd have to put it on a side wall because the wall across from the bed was too far way. Even more of an issue is that most people would rather have a larger bathroom and closet with this expanded space, not just a huge bedroom.

Floor Plan Option 3 - The Vestibule

So that led to Option 3, where we moved that bathroom over to the expanded space. This allowed for a larger bathroom and closet. We also added a little vestibule area with a linen closet. The shower has a little window into the bedroom - how sexy. The whole bath/closet area can be closed off with a barn style sliding door. All the spaces have lots of natural light.

Floor Plan Option 4 - The Voyeur Shower

Similar to Option 3, but we moved the shower to the corner glass window. I know, very voyeuristic. I wasn't a big fan of this shower location, but it did create enough room for a tub in the bathroom.

Floor Plan Option 5 - The Big Bath & Closet

In this option we flipped the closet and shower locations. This created a large bathroom and closet. It's a technicality, but it's much easier to run the plumbing with the bathroom in this location.

Floor Plan Option 6 - The Flex Space

Here we took Option 5 and reduced the closet size creating a flex area for a desk, exercise equipment, or crib. Spaces like this are valuable in these small urban homes. This option also allows for bed wall flexibility.

I'd love to get some feedback as to which option you would prefer to live in. And if you'd like to offer up more than just a vote, feel free to leave a comment.

In several days, I'll reveal which option the clients selected.

In the spirit of the recent Los Angeles Times article discussing the downsizing of the average American home from 2,629 square feet (last year) to 2,419 square feet (this year), I thought I’d touch on my reasons for liking small homes:

1. Simple Math: If You Build Less, It Costs Less

2. Resale Value

3. Quality Over Quantity

4. Energy Efficiency

5. Think About Trading Space For Power

6. Sustainability

7. Affordable Land

8. Subdivide

9. Keeping It Clean

A simple concept: small homes are easier and faster to clean. If you hire someone to clean, it will cost you less.

It's also not much fun cleaning rooms you never use.

10. Don't Forget the Furniture

11. Less Room For Junk

12. You Can Always Add-On Later

By no means is this a complete list. I would love to get some thoughts on this.

What spaces in your house do you not use?

What areas of your home do you wish were bigger? Smaller? 

At Modative, we're fans of small modern homes. We like designing them, even on tight budgets. Feel free to contact us if you're thinking about a small home. We can even help you find property.

Download a PDF of 12 Incredibly Obvious Things I Like About Small Homes

The Fay Ave. Art District Dwellings small lot subdivision project has been added to the projects section of our website. This project is currently in the tract map process in the City of Los Angeles. The design for these seven homes is inspired by the growing art district in the project's surrounding area.

We have recently added a few pages of dedicated Small Lot Subdivision Information to our site.

Small Lot Subdivision is an ordinance in the City of Los Angeles that allows you to subdivide lots into small residential parcels (as small as 600 sq. ft.) for the purposes of devloping fee simple housing (meaning you own the land your home sits on verses a condo where it is tied into a home owners association.)

The new Small Lot Subdivision section also shows the small lot projects our office is working on.

If you have any questions about Small Lot Subdivision, please don't hesitate to contact Modative. The code is a bit tricky and we feel that we have learned a lot about its intricacies by going through the process on a few projects.

After months of design and tract submittal preparation, here is a glimpse of our latest small lot subdivision project here in Los Angeles. This project, called the Fay Avenue Art District Dwellings, is only two blocks away from our Venice Boulevard small lot project. This design for these seven homes is inspired by the growing art district in the area.

Fay Ave. Art District Dwellings is currently in design development and will be posted to the website in the coming months with more images.

Design

Although Modative is at its core an architecture firm, we have always been interested in expanding beyond this traditional role into both development and construction. Hence, the whole "Design, Develop, Build" tag line (see below) and philosophy. As of several months ago, I'm happy to announce that through collaboration, our push into these two other fields is complete.

Develop

As previously announced, we have had an ongoing collaborative relationship with Pacific Beacon Properties, LLC, a development company, working on two small lot subdivision projects in Los Angeles. We not only provide architectural services for Pacific Beacon, but assist with development analysis and decisions.

Build

For the "build", we have teamed up with Libiano Construction Inc., headed by Mark Libiano. We have known and worked with Mark for many years and the results have been great. Libiano Co. is also involved the the two small lot subdivision projects, offering his construction expertise throughout the design and construction process. Having a close collaboration with Mark has proved so successful, that we have decided to offer this collaboration between architect and contractor to other potential clients as a true design/build team.

The Kayo Connection

With this design + build collaboration comes the opportunity to collectively market our services as well. This is where Kayo comes in. Kayo is a long time (11 year) friend and colleague of the three founders here at Modative. She also happens to be Mark Libiano's wife. So, who better to go out there and spread the good word of both entities.

Just as we here at Modative have let you know a bit about ourselves in the profile section of our website, we thought we would give you a sneak peak into the life of Kayo N. Libiano...

Early Years

Canadian born, Kayo moved to Southern California at the age of 3 and began her training in classical ballet, continuing as an avid dancer for over 17 years. She attended dance academies in the OC, LA and even studied ballet in Japan for a year, so it was not surprising that she greatly appreciated the arts and cultures of different countries from an early age. Though, what did come as a surprise, was when she wrote in an essay in Junior High English class that she wanted to be an architect, NOT a dancer when she grew up. Her thought process was that the body deteriorates with age, but the creative mind lives on... What sealed the deal of her conviction was when she fielded comments like; “There aren’t many famous female architects in the world” or “How will you succeed in such a male dominant profession?” Kayo’s stubborn and tenacious personality took hold and she set out to prove everyone wrong.

Fight On!

The instinct to create personalized spaces always interested Kayo and she was constantly rearranging furniture, designing accessories and painting pictures on the walls in her family home. Her first sewing machine was gifted to her at the age of 10 and though dance was her #1 passion, making her own clothes and throw pillows came in as a close second of her favorite things to do. By the time she graduated from High School, she had completed 3 years of technical drafting courses as the only girl in the classes and her hopes of attending architecture school were cemented in place. USC served as a training ground where she honed her skills and where she met many of her future colleagues whom have greatly influenced her career thus far.

Experiences in the Field

Post graduation, Kayo went to work for David Jay Flood Architect (DJFA) with her friends, Derek Leavitt and Michael Scott whom both graduated a year before her from USC’s Architecture school.As a team player, she worked on several architecture and interior projects.From DJFA, Kayo took a job as Project Manager at Jacquez Marquez Architects (JMA), where she got a taste for designing high-end homes and day-spas in Beverly Hills and Greater Los Angeles.

Going Corporate

Knowing the importance of the great American Corporation on the economy in the United States, Kayo worked for Merle Norman Cosmetics as a franchise designer, where she built-out stores and oversaw installations for studio owners across the nation from Las Vegas, Chicago and New York.

One of the Guys

As girly as Kayo might appear on the outside, she has no problem sporting a hardhat and a construction belt on-site, or dealing with city officials.Whatever it takes to get the job done, she is up to the task, even if it means roughing it with the boys.Her path crossed with Christian Návar, another old friend from USC at Studio 9one2 Architecture when she moved to the South Bay. As a designer and project manager, Kayo kept the office organized and had the opportunity to collaborate on beautiful contemporary homes, commercial buildings and most importantly, developed contacts with a slew of subcontractors which are vital connections in the building industry.“It's all about who you know and how well you can keep up good public relations!”

To Have and to Hold

The little secret to Kayo’s success in architecture comes from her husband Mark, whom she dated since her senior year at USC. Being a General Contractor by trade, Mark has steered and coached Kayo through the nuances of the architecture/construction world and while letting her make her own mistakes, has above all, taught her what it takes to survive in the admittedly “male dominant” building industry. Today, Kayo works hand in hand with Mark (whom she married in 2007) to build his growing construction company and also acts as the link between Modative and Libiano Construction, Inc. as a Design + Build team. She heads-up the two companies’ marketing and is an enthusiastic supporter of both thriving businesses.

Developing affordable housing in Los Angeles just got a bit easier as the City of Los Angeles and Enterprise Community Partners announced this week a $100 million fund aimed at providing financial assistance to non-profit and for profit developers of affordable housing projects.

More information on this fund can be found in this MarketWatch Article as well as through Enterprise.

Here at Modative we are interested in the opportunities this fund can provide for innovative affordable housing projects in Los Angeles. Although much of affordable housing is geared towards the rental market, we have always had an interest in providing home ownership possibilities for people of all income levels utilizing the small lot subdivision ordinance. More info on  Small Lot Subdivision in L.A.