The client’s goals were clear at the onset of the rejuvenation project, spaces for modern living, to capture the essence of their proximity to the ocean, modernized building systems (electrical and double glazing to name a few), all while working expeditiously within the onerous building and zoning codes.  Complexities of the project began to quickly reveal themselves, strict limits of the building envelope and square footage under the coastal commission guidelines, staggered floor levels, a puzzled duplex plan, and structural upgrades that would need to be threaded through the existing space.

We approached the complexities headfirst working to build value into the project with each decision.  Through careful study and development of the existing floor plans we identified the organizing structural grid for the project and maximized it to include double height living space, useable elevated outdoor living spaces, and regrouping spaces to offer an additional bedroom.  Updated massing and reskinning provided the exterior uplift the clients desired.

Notable as one drives down the street are the dueling towers that soar to +45’ – these features, a folly from the well-known Los Angeles architect Clelio Boccato (former associate of Ray Kappe), offer a vista and individual resting stoop. Originally the views are limited from each tower, looking either southeast towards the canal or northeast towards the Pacific Ocean, in the renovation the windows where continued 360 degrees for a sweeping intake of the surroundings.

Ultimately meeting the client’s desire of a contemporary interior and exterior that references both units, enhancing the individual experience of each, and adding valuable living space; repositioning the property in the current market.