Preservation Alert! Fickett Designed West Hollywood Park is Coming Down Fast.

West Hollywood Park Library

The Edward H. Fickett, FAIA designed Mid-Century Modern West Hollywood Park is on it's way to destruction! As West Hollywood Park continues to plow away at the Phase I of the West Hollywood Park Master Plan located 645 N. San Vicente Blvd, 90069, I ask myself and others how the City of West Hollywood can justify the destruction of ALL the buildings that make up the campus of the West Hollywood Park?

West Hollywood Park Library

It just so happened during the last MODCOM general meeting the issue of the West Hollywood Park came up.  It seems that not only did the LA Conservancy, the City of West Hollywood's Historic Preservation Commission, but the community at large seemed to not raise an eyebrow over the razing of Fickett's Post WWII built community park.  Juxtaposed against the almost completed RED Building and the rest of the Pacific Design Center scariness, across the street sits a true work of art and thoughtfulness that is very befitting of the noted architects of the Mid-Century.  Perhaps I sit alone and think there should be more of an outcry over this issue?

West Hollywood Park Library Roofline

West Hollywood Park Library

Did I mention I almost got arrested by taking pictures of the exteriors of the buildings in the park?  Oh yeah.  It seemed that when I asked politely to enter into the Swimming Pool area to shoot some architectural details of the building, as I am a preservationist, my request was shot down with a firm NO.  As I have studied journalism, I furthered to ask why I wasn't able to take pictures of a public park?  Her then reply was to pick up the phone and call the police! 

Eh, I snapped a nice smiling picture of her and headed on my way through the campus trying to document as much as I could through my lens before the heat arrived.

West Hollywood Park Library Ceiling

The amazing angles of the ceiling are striking and acoustically sound.  I was somewhat rushed to grab these photos while a door was being held open and I shot from the outside inward.  Look at how the triangular windows below allow minimal diffused light into the space.

West Hollywood Park Library Ceiling

So how could the city decide to mow down a full-on Community Park designed by the famed architect?  Edward Fickett designed 37 buildings in the West Hollywood area including, residential, commercial and institutional buildings.  After his passing in 1999 at the age of 83, his wife Joycie Fickett collaborated with the City of West Hollywood to designate these historical buildings in order to provide his work a continued legacy.  This just doesn't add up right.

Joycie Fickett

Mrs. Fickett was involved with the city in efforts to designate the apartment complex known as the HOLLYWOOD RIVIERA, which was just awarded their Historical Cultural Monument ( HCM ) designation recently. 

Swimming Pool Facilities Entrance

Even the pool house was wet with California Modernism.  The cut-outs and geometrics exemplify the style of the movement.  There were many eco-friendly treatments done to the structure when Fickett conceived of the park. 

You will find most architects of the Mid-Century Modern period being fairly "Green" with their approach to design.  Oddly enough, the city and community applauded the new design in 2008 when revealed, as it had LEED written all over the plans while "Green" was building steam in the development community, especially those structures with a civic nature.

West Hollywood Pool

West Hollywood Pool

Check out the continuous roof line of the Park Office Structure and the Community Center structure.  Did Eichler throw in two cents here?  The are some amazing architectural details in the breezeway area between these two structures joined together by one roof and cut-outs in the interior staircase area. 

West Hollywood Park Office and Community Center

What I love about this picture is you can see the hint of the beveled roof at the corner representing a little Googie-action.  Fun stuff, folks!

Breezeway between Park Office Building and Community Center

Breezeway between Park Office Building and Community Center

West Hollywood Park Community Center

Breezeway between Park Office Building and Community Center

What takes place with the eye in the Breezeway area between the Park Office structure and the Community Center structure is a visual and soothing comfort. 

Detail of Slatted Window Treatment

West Hollywood Park Community Center Entrance

So many memories, such little time. 

West Hollywood Park Community Center South

See an open gate?  I say go for it...  There were no posted signs anywhere saying keep out or private property or anything.  Just a wide open gate where any person or child could wonder from the park and in through gate.  I began to feel like one of the screaming kids only a shout away.  This is where it got really tough for me as I was next to the new structure while taking photos of the soon-to-be destroyed Fickett wonderland. 

West Hollywood Park Restrooms

Even the public restrooms have style!

Children's Center

When all's said and done, the city will have a brand spankin' new eco-friendly park, only to have razed a historical and relevant compound of Mid-Century Modern architecture.  As I always say to folks, you can't put architecture into a museum.  That's that!

On a final note, I just want to point out how ironic it was to be asking the librarian if whether or not I could take archival photographs on behalf of LA Conservancy's MODCOM committee, I was met with another NO.  It's a library saying no to someone wanting to document and archive the history of a piece of architecture that will soon be razed.  I suddenly saw visions of "Fahrenheit 4-5-1" blazing in my head.

Have a modern day!

Steve Ward
Realtor®, SFR®
Mid-Century Modern Architecture Specialist
modernhomeslosangeles
Keller Williams Realty - Los Feliz
Short Sale and Foreclosure Resource
DRE Lic #01871422
213.305.8537 direct
steve.ward.la@gmail.com
MODCOM - LA Conservancy Modern Committee

1966 Mid-Century Modern Designed by Local Simison Hits Market

What a day it has been!  Mid-Century Modern listings coming out of the woodwork and poured cement!

The work of Jack Simison, A resident and local architect of La Canada for 61 years, is on market!  Located in the hills of La Canada, the 2 bedroom and 2.75 bath home with over 4,100sf of living space to entertain guests in this most exquisite interpretation of the Asian (Oriental) influence to this 1966 Mid-Century Modern work.

Simison was also the architect of other La Canada places of interest, including La Canada Country Club, La Canada Medical Center, Crescenta Valley Water Company, Montrose Mall and the Flintridge Tennis Club. Simison was not exclusive to the area as he designed many structures throughout Southern California.

You can't help but to immediately find calm upon coming up to the house's entry.  as you are greeted by this Mid-Century Post and Beam architecture, you can't help to take in the roof lines and notice the pagoda-inspired roof lines as you are walking through the courtyard entrance. 

Elements of earth, water and air immediately fill your soul and prepare you for a spectacular entrance.

Once inside, you are able to bathe yourself in natural light through all of the walls of sliders and windows.  Throughout the house, you are reminded of the soaring ceiling heights. 

Throughout the home, craftsmanship is found through the details and materials used to construct this masterpiece, such as walnut paneling, stained glass, wood beams, ceilings made of redwood lath, Bouquet Canyon stone, slate and terrazzo.

Large rooms for large gatherings are offered.  Many of the rooms have original built in features and details.  Take another look at the ceiling towards the back of the photo above.  Notice the pagoda-style ceiling.  Wow!  Everywhere you look, you are able to take in the spirit of our Mid-Century Modern architect.

Even though some updates to the kitchen have been made, you still have the sense of being in a Mid-Century world.  The service windows from the kitchen to outdoors can truly be utilized by anyone looking to entertain and set up a serving bar for your pool goers.  Modern conveniences, folks!

Now we start to get into the fun.  The Master Suite!!!  With tranquil serenity abound,  this master boasts quiet and comfort.

With another fireplace in the sitting area of the Master Bedroom, how can you not get cozy?

Welcome to the world behind the sitting room.  This dual sided fireplace meets the Master Bath to warm the spirits and comfort your soul.

Maybe it's just me, but I could live in this bathroom...

With views of 270 degrees from this La Canada view property, you are able to take in the sights while protected from the harsh elements of the Southern California sun. while cooling your feet on the poured terrazzo floors.

Keep your feet cool on the poured terrazzo floors.

Take advantage of the outdoors while stimulated by the Modern lines and cut-outs of this Modern.  Gardens are throughout the landscape on the .7 acres estate.

As dusk comes upon us...

City lights with a view out to the Pacific!  This one is hard to miss.

Listed at $2,750,000, this Simison designed home was last sold in 1997 for $950,000.  I still think it's a catch!  Anyone with taste and sophistication would aspire to live on this estate.  3820 Domal Lane, La Canada, 91011 is definitely my #HomeOfTheWeek!

If you have a desire to see this listing, feel free to reach me.

In the meantime, have a modern day!

Steve Ward
Realtor®, SFR®
Mid-Century Modern Architecture Specialist
modernhomeslosangeles
Keller Williams Realty - Los Feliz
Short Sale and Foreclosure Resource
DRE Lic #01871422
213.305.8537 direct
steve.ward.la@gmail.com
MODCOM - LA Conservancy Modern Committee

Making Good on Your Real Estate Purchase Offer - Have Faith!

Most frequently, we meet first-time buyers who are unaware of the various factors in making an offer on a beautiful piece of Mid Century Modern architecture.  How would one know if not informed by their agent or Google?  One of the most important elements of an offer is the Earnest Money Deposit ( EMD ) or otherwise known as, THE GOOD FAITH DEPOSIT!

All right.  You've signed the offer and the seller has agreed to move into escrow with you.  Now, it's time to adhere to one element of an OFFER: the Earnest Money Deposit ( EMD ) / Good Faith Deposit. 

Simply stated, the Good Faith Deposit is something a Buyer should be concerned with when delivered an executed contract from a seller. Throughout the transaction, the buyer should want to put their best foot forward by demonstrating their cooperation by abiding by the deadlines stated in the accepted Residential Purchase Agreement ( RPA ). The first sign of earnest action on behalf of the buyer will come from them in the form of the Earnest Money Deposit ( EMD ), otherwise known as the Good Faith Deposit.

Depending on how you stipulate the time frame for the deposit within the contract, (RE101 - The Residential Purchase Agreement is a legal contract.), it will determine when and how it will take place.  All parties must abide by the expiration periods demonstrated in the contract. Here in California, CAR's standard time frame is a 3-day period, but your contract should be reviewed to clarify your time frames for expiration periods.  A purchaser will have to make a copy of a personal check / bank check / money order to be included with the submitted offer.

The standard dollar amount for the Earnest Money Deposit ( EMD ) / Good Faith Deposit is typically 3% of the purchase price. Take for example a home purchase of $500,000.  The Earnest Money Deposit ( EMD ) would amount to $15,000.  A home sold for $1,000,000 would require the buyer to make an EMD of $30,000.  We are finding the process of the buyer wiring the deposit into their escrow account most timely and efficient.  Make sure to instruct your agent to tick the box for wired funding.  If you do elect this alternative, you do not need to provide a copy of a check.  Remember...  Would you want a lazy buyer purchasing your home???  

With today's real estate market in an economic twist, here at modernhomeslosangeles, we are finding a fierce and competitive race to get offers accepted on the Mid-Century Modern Value Listings.  When there is an intriguing listing, such as the gorgeous Mid Century Modern REO listing for 3783 Whitespeak Dr. you have to demonstrate your competitiveness with good faith and earnest actions.  Even with a Bank-Owned ( REO ) listing, you want to provide every measure to secure that your offer will stand!  You could be competing with 20 other offers.  Why wouldn't you want to stand out and be a player?

When everyone abides by the deadlines drawn within the contract, all parties end up happy. Remember, real estate is a two-way street. Place your shoes on the seller's feet. Wouldn't you want a buyer to purchase your home with a timely Earnest Money Deposit ( EMD ) sent into escrow immediately to demonstrate their earnest intentions?

Once there is a green light, either your agent or yourself should speak with y our assigned escrow officer and arrange for your deposit to be delivered or wired with their specific requests in order to stay within your contractual guidelines. 

Good faith is something all parties should act upon in real estate transactions with all points of the contract. If you really want to impress, be timely.

Here at moderhomeslosangeles, we strive to communicate well with clients and share a wealth of information, whether buying or selling real estate.  This allows fluid communication between all involved parties and a smooth transaction. 

Show FAITH.  And in return, have a modern day!

Steve Ward
Realtor®, SFR®
Mid-Century Modern Architecture Specialist
modernhomeslosangeles
Keller Williams Realty - Los Feliz
Short Sale and Foreclosure Resource
DRE Lic #01871422
213.305.8537 direct
steve.ward.la@gmail.com
MODCOM - LA Conservancy Modern Committee

Joseph Eichler, Father of "California Modern"

In honor to Joseph Eichler, a Post-War architect known for developing distinctive Mid-Century architecture to middle class residential communities / development projects between 1956 and 1964.    Bringing a sense of community to his projects through parks and community centers, Eichler's intention was to create a bond with the people.  Not only did he care about the Middle-Class, he also carried his non-discrimination policy to a boiling point in 1958, when he resigned from the National Association of Home Builders due to their refusal to support non-discrimination policies throughout the building community regardless of race or religious beliefs.  Not only was Eichler a man of design vision, he was a man of principal and fairness. 

As a true architecture pioneer with visions of glass walls, open floor plans, skylights, soaring expanses of roof lines either flat or A-frame, Indoor / Outdoor living space, gardens and swimming pools, Eichler was part of the movement now known as "California Modern".

In the Los Angeles area, you can find Eichler's developments located in Granada Hills, Orange and Thousand Oaks.  The above represents homes from the Balboa Highlands subdivision.  Enjoy.

Bank-Owned 1958 Mid-Century Modern on Market

Let's talk...

A 1958 Mid-Century Modern that is an REO (BANK OWNED) lands on market at $1,999,000!  Maybe it's just me, but for 1.99M, I think it is a STEAL!  With it's Mid-Century Modern aesthetic preserved well, and privacy in this modern manse, how could anyone say no?  Talk about a spacious retreat with 3,700sf of living space on .32 acres of land including your own private citrus orchard including over 20 citrus trees.  

3783 Whitespeak Dr. Sherman Oaks, CA  91403

As 3783 Whitespeak Drive is nestled high in the Sherman Oaks Hills, the views are tremendous and vast.  It's close proximity to Bel Air is also advantageous for any Studio executive needing both sides of the Hill.  ;-)

So many Mid-Century Modern features it is hard to describe...  A soaring roof line is met with post and beam and the windows allowing natural light to pour into this private home.  The exterior boasts an outdoor living space including a large pool and many seating areas to gather and entertain.  

This truly is something special and should not be passed up.

Even though the home is a Bank-Owned(REO) property. it has been maintained and in excellent condition.  You should see for yourself.  If you or anyone you know that would like to see this property, please contact me to set up a convenient time.  As this is a Bank-Owned (REO) listing, it would be good of you to act quickly as there is great potential for interest in gobbling this up for their own Mid-Century fantasies.

Can you say NUTTERS?
 

#RealEstate #Architecture #modernhomeslosangeles.com

Buying Real Estate at Auction - Trustee Sale or Tax Deed

Buying of properties at trustee sale auctions is tricky and risky, and you should hire an experienced Realtor to help you with that. Any experienced realtor can provide you with oodles of information regarding foreclosed homes. Just remember, it is the trustee, not the bank, that sells the home. Since the lender clearly has the most to lose in the transaction, and because they are the beneficiary of any funds received from the sale, they are allow to place the first bid, and are allowed to credit bid (bid without bringing cash to the sale), up to the amount they are owed.

Just know in the state of California, winning bidders pay the entire price in cash or cashier’s checks. You are unable to finance these purchases. Hence, the strong presence of investors at these sales(Foreclosure & Tax Deed) is quite apparent.  With our current economy, I am seeing more and more cash deals transpire by investors than ever before.  Hard money always talks and speaks loudly to any seller, including bank asset managers and the county's assessor's office.

WHY PAY AN EXPERIENCED REALTOR TO WORK WITH YOU?

Not every real estate agent understands the nuances of these particular sales, let alone the common buyer looking for a deal.  There is a great deal of process involved to end up with the deal everyone is looking for nowadays.  Working with an agent who does have the experience will greatly benefit any buyer in the marketplace as it is yet another alternative to the "BOX".  

Bite the bullet and just forecast an additional 3% to your purchase price and BOOM, you are taken care of for a minimal price considering the investment being made.  It is wise to do as much homework as you can on these properties and having an experienced agent by your side to inform and guide you through the process is well worth the nominal fee to ensure as much disclosure as they can.

Properties about to be auctioned at foreclosure auctions can be found through court records, legal notices in newspapers, the real estate classifieds or websites like RealtyTrac. The easiest way is to work with an experienced agent who understands all the nuances to these transactions.

While savvy investors can find deals at foreclosure auctions, not all properties are a steal. The unsophisticated buyer without a real estate professional by his or her side may get carried away during the excitement of an AUCTION. Funny as it sounds, it is true. The euphoria of an auction can sometimes take people over the edge and hence, produce the unwanted 'overbid'.  Having a professional by your side is helpful to keep you on track of the objectives and budget of the transaction.

WHAT AM I GETTING WITHOUT AN INSPECTION?

One of the biggest concerns with purchasing at Tax Deed Auctions is the fact most buyers cannot inspect the property before their bid. The last thing anyone wants to find out later is missing and damaged items.  Trustee Sales are very similar to the County Tax Deed auctions, as buyers are unable to inspect prior to bidding.  Where'd that toilet go?  What happened to all of the electrical wiring?  Forget copper, where's the plumbing?  Again, buyers of auctioned properties incur more risk because of their inability to investigate the home as thoroughly as they could if they bought contingent on appraisal and inspection.

For those who elect to inspect prior to purchase, the Real Estate Owned(REO) properties are better for those buyers.  Bank owned listings are easily generated and can afford a buyer with plenty of information via the Multiple Listing Service(MLS).  The distressed property market is strong here in Los Angeles.  And, you can inspect prior to an offer!  Contact me for a complete list of REO listings in your area/s of choice. 

TITLE CONCERNS

The other consideration to use caution is finding out what title looks like. The last thing someone wants is someone else's baggage.  No one ever wants a clouded title: mechanic's lien, abatements, bank liens, you name it...  The new buyer will be responsible for paying these encumbrances.

Cut through the fog and allow a real estate professional to guide you through the auction process.

WHAT'S THE PROPERTY WORTH?

Get a realistic fair market comparable(Comp) prior to bidding on ANY property at ANY type of auction.

Just be aware the courthouse steps are loaded with cash buyers, seasoned and savvy investors looking to buy. Typically these investors have done their homework and know the fair market values of the properties of interest. You don't want to be the person at the end of the day who goes home and then discovers the value. You want to make sure you have a sound fair market value researched prior to any purchase.  

Do your homework or work with a professional to help guide you. Don't allow yourself to be the buyer with buyer's remorse. Due diligence, folks!

WHERE DO TRUSTEE AUCTIONS TAKE PLACE?

Los Angeles County foreclosure auctions located:

12400 Imperial Highway
Norwalk, California 90650
Auctions take place outside on the steps.


Buyers should be aware and due diligence should take place with every transaction.  For friendly and professional assistance, contact www.modernhomeslosangeles.com.

Preservation Alert: The Barry Building, Brentwood, CA

THE BARRY BUILDING IS AT RISK.  WE NEED YOUR HELP.
11973 San Vicente Blvd, Brentwood


Deadline for letters is WEDNESDAY, APRIL 20th

The Barry Building was designed by Los Angeles-based architect, Milton Caughey, Completed in 1951.  

LA Conservancy is currently asking for the public for support in protecting this Mid-Century commercial space from demolition.   Significant due to it's fine example of the postwar development of Brentwood's San Vicente Boulevard commercial corridor and the impact the commercial district has today. the distinctive and highly intact with oodles of features representing the International School of Architecture's philosophies including the building's central courtyard and apropos planting beds.  Another notable feature of the building’s design is the integration of louvers that shield south and west-facing office windows from the California sun’s heat and glare.

Unfortunately, the present owner, Charles T. Munger seeks to raze this retail building only to replace it with a similar-sized building with the same usage being requested.  As it stands now, this Historic-Cultural Monument (HCM) is at risk and we need your support.  Yes, even buildings that have been designated by The City of Los Angeles can be threatened by current and future owners unless we let the city know how we feel about the significance of this architecture. 

What is happening is the location of The Barry Building is amongst a development plan of 3 separate buildings to create over 73,000 square feet of retail, restaurant and office space within two-story structures on San Vicente Boulevard.  The project in front of the city is called 'Green Hollow Square', formerly 'Brentwood Town Green'.

As the draft Environmental Impact Report (EIR) has been released, including a Preservation Alternative reusing the Barry Building for retail space while retaining it's landmark designation, now is the time for your support.  We need to seal the deal here, as the owner does not feel The Barry Building would adequately meet the development needs of the current proposed project.  This is why the Conservancy will advocate for the Preservation Alternative while maintaining the position the project's objectives CAN be met by reusing the Barry Building.

 

WHAT YOU CAN DO:

Take a moment to write a brief letter in support of the LA Conservancy's request for The Barry Building to stay intact to stave off the current 'Green Hollow Square' proposal for demolition of this site.

Below, you will find points to mention in your letter.  Please be sure to include the Subject Line:  'The draft EIR regarding Green Hollow Square Project (The Barry Building)'

• The Barry Building is a designated Los Angeles landmark, Historic-Cultural Monument #887. Every effort should be taken to avoid the demolition of this designated landmark.

• With its numerous retail spaces and large central courtyard, the Barry Building can be adapted to fit the needs of the Green Hollow Square project.

• The Barry Building can be sensitively upgraded for enhanced energy efficiency to meet the project’s sustainability goals.

• Alternative 4, the preservation alternative, should be the preferred project as it would retain and reuse the Barry Building while meeting many of the project’s goals. These include providing the same number of parking spaces and nearly the same amount of square footage as the currently proposed project.

• Alternative 4 can be further developed and refined to ensure that any new surrounding construction is appropriately designed and integrated with the Barry Building.

• Demolition of the Barry Building, a city landmark, would call into question the City’s ability to protect our cultural heritage when clear adaptive reuse options exist.

• The proposed alterations to the median and coral trees (HCM #148), as an optional plan, should be avoided. This sets a precedent and could invite further changes and cumulative impacts to this linear historic landscape monument.  

If you should live in Council District 11, make sure to emphasize you are a resident!!!


WHO TO INCLUDE(CC) IN YOUR EMAIL:

To help LA Conservancy track response, we request you copy the following individuals within your emails: coucilman.rosendahl@lacity.org, chc@lacity.org and mvavala@laconservancy.org.

Letters to be addressed:

Hadar Plafkin, Project Coordinator

Department of City Planning

200 N. Spring St, Room 750

Los Angeles, CA  90012

Email:  hadar.plafkin@lacity.org

CC:  coucilman.rosendahl@lacity.org, chc@lacity.org, mvavala@laconservancy.org

the Subject Line:  'The draft EIR regarding Green Hollow Square Project (The Barry Building)'

 

Thank you for your time and support.

We really appreciate it!

modernhomeslosangeles Presents 4452 La Granada Way, La Canada, 91011 for OPEN HOUSE TODAY, SUNDAY 2/13 FROM 1-4P

Traditional 4 BD / 2 BA single family situated on a large lot located in desirable La Canada being offered as a Short Pay transaction.  

Great schools!  This home is ready for a family.  Spacious layout with center hall, provides lots of room for a sprawling family.  Large windows throughout allow sunshine into this 1940 charmer.   

Fireplace, hardwood and carpet, complement original tile in kitchen and second bath.  Newer renovation adding a master suite and adjoining master bath allow for peaceful escapes.  Huge outdoor patio area for entertaining and the dog.  Quiet.  Room for pool.  Mature shade trees.

Great location South of Foothill and East of 2 FWY.   1,794sf living   8,400sf lot     

Palm Crest Elem   La Canada Middle   La Canada Senior HS   MLS# 11-50598

For Sale: 4BR/2BA Single Family House in La Canada-flintridge, CA, $629,500

For Sale: 4BR/2BA Single Family House in La Canada-flintridge, CA, $629,500

Moore House, PV PRESERVATION ALERT

PRESERVATION ACTION ALERT!

It sounds like Palos Verdes Estates received an incredible number of letters on the Moore House, but we cannot let up off our Preservation throttle.  Letters can still be sent to the city in support of LA Conservancy and our mission to notate specific properties with value to the community and society at large.  Even if you are not a resident of the Palos Verdes Estates community, it is important you speak out now before it is too late.  The options by the current owners are really not options as they want to tear down most of what is all ready there. 

There is still time to help preserve this unique mid-century modern home designed by the son of Frank, Lloyd Wright.  "The city Planning Commission is set to weigh the project in January", said city Planning Director Allan Rigg. 

Please take a moment and support LA Conservancy in preserving Modern Architecture.

To comment on plans to demolish and replace a modern, Lloyd Wright-designed home in Palos Verdes Estates, e-mail city Associate Planner Stacey Kinsella at skinsella@pvestates.org, or fax 310-378-7820.  Also, please cc mvavala@laconservancy.org   modernhomesla@gmail.com in order to keep a track of the support.

Daily Breeze Article 12/9/10:

http://goo.gl/HYDSy