Casa de la Montana Alegre

A Significant Modification (a detail that got away)

2010-12-06T07:50:00.000-08:00

It was a big job taking two men almost two weeks to finish but in October Fred did it: he added flashing to all the facia. It's changed the look of the house, more in keeping with my original vision. Years before construction I had thought about different finishes figuring we would do it while under construction. Never got around to it and as the year wore on I watched the wood on the facia deteriorate.

With this flashing I will never have to stain or take care of it again. Same thing with the stucco finish; there is no paint to maintain.

She is Finished!

2010-08-04T23:14:00.000-07:00

I moved into Montana Alegre in November of 2009 but the final details, including furniture, landscaping, and a sound system, were not done until two weeks ago. That is 25 months since the first shovel of dirt was turned over on the property and 10 1/2 years since I bought the vacant lot.

Montana Alegre took two public hearings, a property line adjustment, a formal written determination by the City stating it complies with the zoning laws of the area; a construction loan which went 5 months past the due date at $89 a day in interest, and a change in contractor. I spent 3 1/2 years playing with the designs (the fun part), even commissioning designers to try it, but ended up with my own design.

Montana Alegre is the feminine version of my last name which means 'happy mountain.' The house is also on the top of a mountain ridge. I will be very happy here

Final Comments -- (maybe)

2009-12-09T00:28:00.000-08:00

The construction phase of Casa Montana Alegre is more or less over. Except for the yard, stuff remaining to do revoles around the houses's service systems and correcting what is already in place. I've started tackling the grounds and landscaping but can see that, like a house, it will never be complete. Houses evolve.

This photo may be the signature image of Montana Alegre.

Over a Saturday and Sunday last week-end, I hired two guys to help me lay out a possible yard design. They moved over 400 concrete pavers up 30 steps and into the yard. I've done a lot of thinking about this yard even though most of the plantings were chosen on the availability of plants during three trips to the nursery last August and September. I have a landscape plan but decided to do my own plan, starting with the pavers and existing plants. The pavers have made a big difference.

I work for the City of Los Angeles as a planner in the City's Construction Service Center. As far as I know I'm the only person, in my 17 years there, who has ever done their own house: design, entitlements, permits, financing, and construction. People ask me what I thought of the experience.

Don't do it yourself, hire someone who knows the system.

It is it an incredible amount of work to build one's own home and quite complex to get through the approval processes. Designing was fun but plan check nerve-wracking; organizing plan correction details was overwhelming as well as getting sign-offs from other City departments for the building permit. Financing was okay even though I hit it just as the mortage industry was imploding. These comments are from someone who worked in the system but I also think it was worse because it was my own home.

I am going to carve the Casa's name on this rectangle of raised stucco. I haven't worked out the details but I know I prefer something very simple, almost imperceptible. Perhaps when this is done I will feel the house is finished.

One final comment about creating something that is entirely of one's own imagination. I asked advice from everyone but I made all the site planning, architectural, and interior finish decicions--everything--so if it didn't turn out well the responsibility was squarely on my shoulders. I was a little nervous about that. However, I needn't have been. There are a few things I would change, and I made a few changes during construction, but overall I am quite pleased with the result.

I Have Moved In!!!

2009-12-07T20:33:00.000-08:00

A week before Thanksgiving I finally moved into the Casa. This is the moment that defines the project. It's been 17 months since construction began and from when I first started this blog. But its also been 10 years to the month when I first purchased the land.

In this photo of the master bedroom I was trying to get a good picture that shows the double-sided fireplace that is open between the bedroom and den. It's part of a second floor suite I designed to separate me from all the activity (3 bedrooms) downstairs.

This is the balcony that spans the second floor master suite. Its got views to the northeast and southwest. This is the northeast view.

This master bath that has a water pressure issue. I wonder how Mateo is going to fix that.

Two views of the stairway leading to the master suite. The chandelier was a gift from Miguel Juan.

A lit kitchen.

Views to the northeast.

Views to the southwest (actually the camera is pointed to the southeast but this side of the house is oriented to the south west).

Not Yet Moved In

2009-10-07T23:13:00.000-07:00

What a month since I last posted. I received a Certificate of Occupancy and the okay to connect and turn on the electricity. But wait.

On June 9 of this year my construction loan became due. Since then I'm paying $2700 a month interest. After watching rates and checking out a myriad of permanent loan packages, I choose one and the loan was scheduled to close last week. At the last minute the lender wanted the new pool plastered and filled. I originally thought the pool, and the solar electrical system, could wait till I had more time and money. However now I needed to get the pool finished and in order to plaster and fill it I needed electricty to drive the motor that cleans it . . . This is the short version and I don't want to bore readers with it.

Let me focus on how well things are turning out. The house may be finished but there are a lot of unfinished details. Most are barely perceptible and when I think of how far I've come and that everything single decision was mine, well, it saves a trip to the therapist.

Mateo figured out a way to get temporary electricity in order to finish the pool and the loan but not enough to move in. Interest rates took a dip this week so I took a financial detour towards a different loan program. Tonight I was told it won't work so tomorrow I'm going back to the original program and hopefully secure permanent financing.

Meanwhile, the pool looks great (although I'm not finished designing the landscaping/hardscape around it.

Introducting 3854 Cazador -- I Can Almost Touch It

2009-09-06T07:56:00.000-07:00

This week I believe I got the last sign-off on the Building Department's ACOS system(Automated Certificate of Occupancy System). This Certificate of Occupancy will allow me to turn on electricity, fund my loan, and move in. I may have 17 years experience working alongside the Building Department but this ACOS system is something only inspectors work with and the not the engineers that were around me. The point being, it's another new world to learn, but I'm there. Take a look.

Landscaping, before and after.

The exterior wall sconces went in--a custom fabricated piece of sheet metal that cover 5 dollar light fixtures--and they work well.

I also bought furniture and had it delivered, better for the loan's appraisal.

Swales (or Swalls?), Electricity, and Landscaping

2009-08-09T22:30:00.000-07:00

One of the major items for final permit sign-off was the grading permit. We got it last week but in order to do so the inspector asked that swales (or is it swalls) be constructed to run water off into the drain/street. Here Rene and Santos are preparing the dirt for a concrete swall (or is it swale?).

Here it's finished. At the far end of the picture is the drain it leads to which runs in the ground out to the street. It had to be built so that it slopes toward the drain.

Another swale (or is it swall?) had to be created along this downslope wall for the entry courtyard.

Last week Rafael tested the electrical system and I saw for the first time the house lit up! The fan also worked but no one can find the remote control for it which is kind of strange because there are five of these fans throughout the house. How can five be lost?

This hallway lamp, a gift from a friend who wishes to remain nameless, was hung and tested. It comes in a zillion pieces and had to be assembled. Assembler Mike did it on site but as you can see, it hangs off-skelter. Mike has to create a new part for it to fix that.

The kitchen backsplash shines brightly in the lights.

I have twelve of these outdoor sconces. I scoured everyplace I knew and didn't like any (especially the prices) so we decided to put these cheap four dollar ones in the interim to pass inspection.

The plan is to have gutter guy Claudio create a simple silver metal cover like the one modeled below using a manila folder.

After making my second trip to a landscape wholesaler last week I'm designing on-the-fly how the landscaping. For the area in the crack next to the pool there will be black stones to match the pool tile. In the foreground there will be a green hedge and thin reedy flowering plant that creates a border (sample shown in the following picture).

I like the contrast between the two plants. I'm not going to have the flowering border, instead if there is room I want a red Wandering Jew, which will also match a red Plum (?) tree nearby.

I need the landscaping for the final Certificate of Occupancy because of local zoning. I have a landscape plan but I'm modifying it. As long as I have six "significant trees" at least eight feet I'll be fine. I've given landscaping a lot of thought and am heading toward more hardscape.
The following pictures illustrate areas next to the house where I wanted to break up the concrete with landscaping. However Mateo has warned me against putting too much watering next to the foundation so unless the landscaping can be seen from inside the house I'll go with stones.

The long stip below will be stones, not sure about the color, however the larger area will be planted.

This area right up against the house can be seen from the living room so except for the thin strip I will landscape fully in order to enhance the interior view.

This is the other side of the room, the pool side, where landscaping can be seen from the inside, so again, except for the narrower strip, I will landscape fully.

Interior Details

2009-07-16T22:31:00.001-07:00

The last few weeks have seen some big details go in. Fred and I designed racks for the walk-in closet.
Granite for the fireplaces and countertops went in. Choosing them was an experience. The only easy one was the black granite around the fireplaces. On the second floor I have a two-way see-through fireplace that goes between the master bedroom . . .

And the master bedroom's adjoining den. The bookshelves for the den were also hung. This fireplace is gas so I'm planning on losing the fake logs and replacing with some variety of stones. Black, grey or white?

This is the second largest bedroom in the house, on the first floor, with built-ins that were added during construction. I moved the closet over for these built-ins.

This is the granite I choose for all three bathrooms. In one of the bathrooms the cabinets were not wide enough to place the faucet above the drain leading to an unintended but interesting effect.

This is the other downstairs bathroom where one can sort of see the combined effect of the finishes: the brush silver lights, faucet, and sink, contrasting with the concrete floor and countertop. It's not the best picture because the mirror's reflection throws the scheme off.

The same black granite in the upstairs two-way fireplace was used around the living room fireplace. This fireplace will be both gas and wood-burning.

The kitchen is still a work in progress. I'm trying to match the stainless steel applicances with the same brushed aluminum faucets, sink, and backsplash. This granite countertop is different from that of the bathrooms, its grey, to match all the brushed aluminum in the room and concrete flooring.

Watching Paint Dry -- The One Year Anniversary of Construction

2009-06-22T20:28:00.000-07:00

Tomorrow, June 23, will be the one year anniversary of when construction started. I wish I had time to reflect on this milestone but the "finishing" details, and paperwork involved in getting what is called a final Certificate of Occupancy are absorbing. But I do want to thank Mateo here for all his hard work and getting the job done so fast. The newly built house across the street, which saw the owner move in last week, took 2 1/2 years to build. It's on the right in the picture below. However, what I really took this picture for is to illustrate that the final okay was given to finish the street. The green marks in the asphalt are where new asphalt will be laid.And below is the new asphalt almost finished. New asphalt has to be laid in order for rain run-off to drain towards the sloping (left) part of the street.Meanwhile, the final finish of the stucco was placed on the garage. And the front gate was put in, creating some interesting angles.

And when the stucco on the garage dried, it matched exactly that of the house.
I knew the garage was a separate structure (I designed and layed it all out this way) but watching it go up drove the point in more than the drawings ever did. It was a very conscious decision to do the garage this way with an elevator tower and facade matching the house. Mateo added the roof above the tower. I hadn't designed one.

Four Steps Forward, One Backward . . . and More On When Drawings Meet the Construction Process

2009-05-25T22:13:00.000-07:00

Clarifying the street improvement issues enabled a number of construction items to go forward. The detached three-car garage and entry courtyard with stairway is the last major structure left unfinished but once the street issues were settled the level of the flooring was set. Rebar and concrete could now go in.

This is the garage floor with fresh cement.

There are several storm water drainage pipes from the house's upper level that could now be connected so that the water will run off to the public sewer through these curb cuts.

The sidewalk is poured. With all the fresh cement around, I have yet to see anyone leave their imprint (this is not an invitation).

The metal courtyard stairs were created off-site and assembled here. I'm not sure what color to paint them. The rails and concrete landings for the stairs were placed.

One step backward: construction is stalled on finishing the street. It seems like construction is coming up on a year. Everyone who took out insurance (myself included) need to renew, and that is one big bureauracy.

Where Drawings Meet Construction

Finishing the garage is like building another structure, and actually it is another structure. While Edel and I were drawing the garage we knew how separate it was from the house. Yet architecturally speaking, now that it's going up, we can see how wedded to the house it is. So the details for the garage's facde became very important.

At one point I had to create a separate drawing to clarify how the horizontal lines interacted with the vertical columns. Additionally, the roof on the elevator shaft was improvised by Mateo, I believe, or the carpenter. But this detail was not clarified in the drawings yet it contributes a strong unifying element to the house's look. You can see that in this photo where the elevator roof matches the three in the background and the two horizontal lines of the garage.

Rene, the foreman, advised me that in order to get a Certificate of Occupancy for the house the grading inspector needs to sign-off on the, grading. He said the grading inspector would not sign off on the slope below because it was not landscaped. The house is not attached to this area and is on a separate pad altogether.So because I am racing to get a 30 year fixed loan and my one year half million dollar construction loan is due in two weeks Rene and I ran down to a nursery. Has anyone seen where I put the landscape plan?

Architectural Vision Meets the Construction Process . . . and a Big Meeting on Building the Street

2009-04-26T23:07:00.000-07:00

A few days ago Mateo and I had an interesting discussion on the relationship between architectural drawings and the construction process. In the best possible world details such as paints, doors, hardware, tiles, faucets, cabinetry, etc.--all the big and little items that go inside and outside a home--should be spelled out. Try doing all that in the real world, it drove my first contractor and I to part ways. Consequently the unspecified details are left to be decided during the construction process. In all my years of working with architects and designers I had never heard a discussion on the relation between drawings and building process.

Until now.

I bring this up now because as the paint vs staining issue was resolved last week, an issue that was never anticipated, it's pulling the house's architectural vision back into focus. The staining of the eaves, doors, and beams, as pictured in these pictures, is bringing the vision back. The roof lines were a major part of that vision but the details of the roof's materials was never specified. The doors pictured above were in the original design, but not their material. Mateo choose wood doors with glass and we're staining it to match the eaves. It's tying the vision together.

And in the great room, the beam in the middle of it was inserted by the house's structural engineer. I never realized this. So now, at the final construction stages, staining it matches the eaves and doors and ties everything together.

I'd like to see a class on architectural vision and construction. How do you teach this? Is this where the rubber hits the road?

THE BIG MEETING

Mateo says this is not unusual, but as the Casa is nearing completion, a meeting was necessary between the civil engineer, the street inspector, contractor and foreman, and client.

And the meeting turned out so well, (along with a visit that same afternoon to the permitting office) the curbs and gutter were poured the next day.

Finally, a Street . . . and Is Paint Pure?

2009-04-13T21:51:00.000-07:00

The street improvement permit was issued and things are starting to move again. Within a few days a street inspector came for a pre-construction inspection, workers tore it up, and it was re-compacted and tested by the City.This is the street after it's been re-compacted. Even though there was a street there it has to be re-done in order to direct water run-off towards the other side and to city sewers. The drains on the lot are also directed this way.

Is paint "real"? In the original building plans all the eaves, like the three pictured below, were not detailed. I wanted strong horizontal banding to emphasize the Casa's sloping lines. I also wanted materials to be as "pure" and maintenance free as possible. That's why the walls, made of unstained stucco, will never have to be painted ("Just hose it down Fred!"). Going into construction Mateo thought the eaves would be re-surfaced so he used framing wood, as opposed to finished wood. Now that it's finished, it looks, well, unfinished. So last week he suggested painting it to give it a clean, smooth look. I agreed, until I saw a house in the neighborhood that I'd seen a hundred times before.

This house below has stained it's eaves (made out of framing wood) that matches the wood door, exactly as I had thought of doing. It also shows the unevenness and imperfections of the wood, but I'm more attracted by the match-up than the lack of smoothness (it looks worse in person). And I'm put-out by the idea that painting it just for evenness sake would be disrespectful. So I disagreed with myself. And for the record, I'm told painting and stain require equal amounts of maintenance.

As Completion Nears, Thoughts and Pics

2009-03-31T08:45:00.000-07:00

As the house nears completion I have been focused on finishing enough work to secure a 30-year fixed-rate loan at 4.38%. However that loan rate lock-in ended Friday and I may be able to extend it by paying more points. Meanwhile the construction loan is costing $85 dollars a day and while we’re ahead of schedule (I think) it would be nice to use that money for things like, furniture. I never realized how much window coverings could cost.

I might also add that at 4.38% the monthly payment makes a possible early retirement offer at my job even more possible.

So my focus on the house is toward stuff like that. However, after I walked through the house today with my friends Tony and Todd I went back and was able to reflect at how far I’ve come.

It was one thing to realize the house on paper—a process that took three years before I was satisfied. It’s another to flesh it out with colors, materials, finishes. For these details I waited, or changed my mind as the house took shape. It’s been fascinating to watch and have decided that overall, I am quite satisfied.

Probably the most important decision was how to site the house on the lot. It may have seemed obvious--“take advantage of the views!”-- but with raw unlevel land that needed grading, it wasn’t obvious how the view would turn out. It’s turned out great.

Despite having worked in the City’s Construction Services Center for 17 years as a supervisor, I found the process daunting. The part that I supervised was fine, even though I missed an embarrassingly simple deadline causing me to undergo a second public hearing and 6-month delay. However, the rest of the permitting process was, frankly, almost overwhelming. It was only my familiarity with the personnel and their functions that got me through it.

But as I viewed the almost finished results today I found myself satisfied. It works. I designed the project as a mini-resort, a great common space with fabulous views, bedrooms that give it’s occupants privacy, and architecture that is pure, clean, unpretentious, and functional.

And I have so many people to thank, but that’s in another blog . . meanwhile, there is a landscaping plan to revise.

Big and Small Items

2009-03-27T19:20:00.000-07:00

After getting the insurance straightened out today the only big construction items left are the detached garage and front courtyard. The insurance was needed to guarantee to the City that the street improvements in front of the garage and courtyard will be completed. And as you can see, they are big items. This area is to the left of the garage where the entrance stairway will go in that provides access to the upper level of the lot where the house is located. It's a 17 foot rise from the garage floor to the house level.Cabinets went in for the kitchen, bathrooms, a bedroom and a den. This is the kitchen.
These are the cabinetry at the far end of the great kitchen/dining/living room. The cabinets to the left are incomplete and need to be added to in order to wrap around the corner. The idea, apparently not communicated well, was to break up the book case with some windows behind the book shelves--kind of mixing up inside and outside.

Door locks and handles are going in, Andy is quite happy with them.

And finally, the sewer pipe for the rear house was added. There is an easement provided along this side of the house for the lot and the pipe that went in can be seen above and below the wall.

A Little This, A Little That

2009-03-07T22:58:00.000-08:00

I've been trying to figure out closet and laundry doors the last two weeks, it's taken a few trips to Ikea, and I still haven't got it worked out. The trick is matching sizes between closet openings and closet doors plus I'm also trying to tie in the black bamboo floors, white walls, silver reveals, and oak entrance doors of each bedroom with the closet doors.

One more view of the facade at an angle taken from the edge of the garage. Although this is almost the drawing's exact elevation, it is a view that will not be visible from the lot unless one is standing at the edge of the garage roof--not a likely prospect once the metal roof and solar panels are installed on the garage roof. The point being is that no matter how specific the drawings are, their representation of the finished project is not close to reality. Drawings are one dimensional drawn from a specific reference point.
The pool equipment enclosure, the wall behind the bucket of trees, went in this week. In front of the wall, barely visible in this picture, is a gas line. The gas line will be used to create either a fire pit or fire wall. One of the design concepts was to be able to see, from the living room: fire, water, and sky.

This little retaining wall was not in the plans but necessitated because apparently the survey was off.

The footings for the retaining wall along the street are being laid out.

Construction would probably have been finished by now were it not for street improvements that need to be built, mostly curbs and gutters. The street improvement plans determine the finish level of the garage, the entry courtyard, and the stairs leading up to the house level.

Drainage Test and More

2009-02-13T18:17:00.000-08:00

This week saw some heavy rains where the drainage plan and construction was put to the test. Even though the ground was graded to follow a drainage plan there was still some puddling. Mateo suggested we put in another drain in this corner where the water is puddling. There is a drainage pipe below.The rainy weather also shows the reason for the house sited on the lot the way it was -- the great room has views of downtown . . . and on the other side of the room it has views of the San Gabriel Mountains.

Framing also started on the garage shown below. I don't know if I've mentioned it before but the tall shaft is for an elevator. It took me a long time to figure that one out. The ideal position for a garage is for it to be next to the house. To do that on this site would require extensive and expensive retaining walls for a long driveway. After two years it dawned on me that for a quarter of the cost I could construct an elevator. However at this time it is not in the budget. Additionally, although with the windows it looks like there is a room above the garage, actually there is not.

Just in time for the rains, roofing materials went on the garage. The final roof will be a standing seam metal roof.

Inside the house I changed the original idea for flooring that was illustrated in a previous post. Instead I chose this black bamboo wood shown in the master bedroom. This room is now completely finished.

Another view of the status of the exterior.

A Word on Drainage . . . And a Kitchen Stove

2009-01-18T23:15:00.000-08:00

The last two weeks have seen the outside drainage system go in. Don't get too bored here, but where water goes is very important, this is SoCal and a hillside home, so it has to be directed somewhere. The house's building pad is level--up to a point--but even on a level pad it has to go somewhere. For Casa Montana Alegre it's going into this white drain which was put into this trench.

This week this concrete swall was poured so that water is directed to the metal grate, which is connected to the white drain pipe. The metal grate is to the right.

The pipes lead out to the street so that rain water is directed toward street sewers. In this earlier photo the pipes are shown at street level before they were covered by dirt and retaining walls.

Here is drain pipe with another story, but that's for a future date. Meanwhile it is sufficient to say that it is a sewage pipe for the adjoining lot which will take access to the street sewage through my lot. As part of the sale of that lot I enhanced the deal by agreeing to grant an easement for a sewer line. And since I was already laying my own sewer line I decided to lay a second for the adjoining lot.
Finally, as of last week I finished deciding on most of the interior details, with the exception of all the counter tops and some of the kitchen. The kitchen is turning out easier than the master bath. The defining wall in the kitchen will be set off by this stove!

More Decisions

2009-01-12T23:25:00.000-08:00

I've been absorbed in various decisions lately and they've been coming fast and furious. When I asked contractor Mateo today how it felt working on this house, he said it was different because a lot of stuff is being worked out as we go along. For example, the master bath has three sets of tiles shown below. It wasn't planned that way, and I'm working it out as we go along.I'm trying to match this with other stuff like the lights (to be used in all three bathrooms). At first I went to Lowe's and bought a different set of lights and five minutes later turned around and got these instead. I'm matching this up with faucets, counter tops, and mirrors.Another set of tiles which I really liked and decided to use for the kitchen backsplash. Or maybe somewhere else. I had to think twice about this. Both these tiles and the lights were at the high price range.

Here is some real work on the run. On a Friday Mateo told me he wanted to lay the concrete for the front patio. Even though there is a plan I decided to modify it and drew this up that night. I told Mateo and Rene, the project foreman, that there was to be concrete everywhere in this drawing except the parts that are colored green. The plan involves creating concrete "pads" to be used for poolside chaises and with blue glass rocks inserted in between the pads that run between the house and the pool--suggesting the idea of "water" running up up to the house.

Or I might eventually fill it in with grass. Design on the run. Many designers have told me that if they try somethint and it doesn't work, they start over, but I don't have that in my budget so if the blue rocks look stupid, it's cheap to replace it with something else.By the next week it was poured, and everyone seems to like the concept and way it turned out. This is also the final color of the house (untinted, unpainted, smooth stucco).

The Big Design Decision Has Been Made

2008-12-02T22:10:00.000-08:00

The votes are in and the choice has been made--for the exterior colors and eaves. More than anything else, these choices will define the exterior of the house. Thinking about this I go back to how the house was originally conceived on the drawings and how that relates to the decicions of the last few weeks. While the paper design set the style of the house, it is the color and choice of exterior finishes that give it a much deeper depth.

And the choices are: smooth stucco (untinted or unpainted) with the natural wood lines that are illustrated in the following two drawings. There are also a few natural wood doors (not totally shown here) but the design also contains a heavy concentration of aluminum doors and windows (and horizontal aluminum lines otherwise known as reveals).

Also note the pool going in the foreground.

The great room is ready for painting. This view is from the kitchen, the dining area is in the foreground and the living area in the back.

This is the kitchen area as shown from the living area.

The elevator shaft and front-yard courtyard are also going in. Budget constraints mean I'm not going to get sick and need an elevator in the near future. There will, however, be a metal stairway going in this area. This door is from the garage into the courtyard.

Tying it All Together -- The Design Theme

2008-11-18T22:57:00.000-08:00

The time has come when I have to make decisions about how all the design details come together to create the look and feel of the house. I don't think I have to remind anyone that these details will make or break the design of the house. Let me walk you through this, starting with the exterior stucco and little horizontal lines called "reveals." I'm not sure how they get their name but in this picture they are the three small horizontal lines between the two windows. These silver "reveals" match the color and material of the house's doors and windows giving it a contemporay and clean appearence. The silver will be played against the color of the stucco wall. Also in this picture the stucco has been applied but not the color.

P.S. I'm afraid of color so I have changed my mind several times, to the frustration of Mateo, of the stucco being either a stained white, or left unstained and unpainted so that it dries into a smooth grey. White or grey, grey or white, hmmmm. The reveals also appear in the second floor exterior elevations (not visible in this picture.)

Continuing this theme in the picture below, the silver reveals and baseboard are shown inside one of the rooms. The walls will be white, however, with the exception that one wall in each room will be a bright primary color.

Moving on to the next theme is the woodwork. The two wood panels below are the cabinets and floors. Half of the flooring will be concrete but the upstairs and all bedrooms will have wood floors. The vertical panel in the picture is the finished cabinets for the kitchens and bathrooms and the piece on the floor will be the floor. I think they match. No silver here.

Finally, the next two pictures are part of the same great room. All white walls, with silver doors and windows. There will also be a bench with cabinets below along the entire far wall and bookcases on the left corner of the room, enclosing the sets of small windows. The bookcases will be the same color as the cabinets.
This wood beam, although a different color than the cabinetry, will remain as is.

Insulation, Drywall, Retaining Walls, Drains, and a Discussion About Art

2008-11-01T16:04:00.000-07:00

A week ago the house passed what Mateo says is the biggest inspection of the construction. It was for mechanical systems, framing, retaining wall grouting, and other stuff that halted construction until they were approved. Now that the Casa passed, construction resumed in earnst this week.

Insulation all around the house (including the fireplace) followed by drywall. It looks like the whole 2239 square feet interior of the house will be drywalled in about a week.

The following pictures are from two different angles but are of the same retaining wall along the easterly property line. In the first the foundation was approved so that the wall can be constructed. Here you see it made out of concrete block.

The finished wall from the other end of the lot with the drain pipe installed. Because the dirt was not as solid as originally believed (bedrock), the footing for this wall had to be dug deeper causing the wall to be taller than the plans called for. Structural engineer Jorge redrew the plans and was going to drop them off today.

Finally, the house begins to get wrapped in preparation for stuccoeing. I've changed my mind twice so far on the color of the exterior stucco. I believe the colors of the stucco and metal roof will more than anything else define the "look" of the house. I have thought long and hard on this (and changed and not made up my mind several times.) The relation between the surfaces or elevations, and the sharp lines of the roof and it's effect on the whole house are what is at stake in these colors.

84 Day Progress Report

2008-10-12T13:45:00.000-07:00

It has been exactly 84 days since construction has started so I've been wondering if it's time to take some kind of assessment. The assessment I've been thinking of has not only to do with the house, but with events in my own life. I've got a good footing on everything but it does feel like the little part of the world around me is changing and I'm trying to get a handle on it.

Meanwhile, look at what's happened to the Casa in the last two weeks. Some of these pictures will be pretty boring but hey, it's progress.

The dirt covered panel with the circular hole in it is the cover for where the water service was installed. We are now getting water from the property's own water line instead of the neighbor's. (contain your excitement)

Digging for the pool has started in this area. It will be five feet from the garage wall pictured below.

The angle of this picture is taken from what will be the pool's jacuzzi. The pool will be in the foreground. In front of the blank wall to the left there will be a raised planter with a 6 foot by 3 foot trellis. I'm not sure which vines to plant. The wall will also contain two light sconces.

Finishing this water themed tour, framing for the shower stall went it this week as well as the bed for the jacuzzi tub. It's kind of high and will take a step or two to get into, it's designed to take in a view of the San Gabriel Mountains while soaking.

This is the rear garden courtyard area of the Casa. I'm giving this blank wall the same treatment as the pool courtyard wall. The upstairs sliding glass doors and windows above the lower level glass sliders went it.

Walls and Infrastructure

2008-09-27T16:35:00.001-07:00

Before and after pictures of the west side property line.

I am going to place a sewer pipe along this property line for the northerly neighbor to use. As part of the deal to sell that lot I granted a sewer easement along this property line. The sewage, however, will have to be pumped up to reach this line.

There will be a small retaining wall at the northern property line.

Here it is. There will also be a privacy wall at the end of this wall to screen out the house in the picture.

The garage walls kept rising these last two weeks.

The wall is almost all done. The three car garage will have an 18 foot high ceiling, kind of like a cathedral for cars? The opening on the left side of the wall is where the stairs will reach the house level.

I think I have 54 four-inch can swivel lights. Plus a half dozen outdoor sconces, unchosen hidden soffit lighting in the living room and master bedroom, and a hallway that is a perfect place for a gaudy chandelier that is suppose to balance the starkness of the design and architecture.

Keeping the heating and cooling vents insulated for performance efficiency.

This is the second heater for the upstairs master suite. Also pictured is the venting, fire sprinkler (in orange) and two can lights. There's also a margarita glass for emergencies.The great room with most of the infrastructure in. It looks smaller in pictures.

Meet Linko and Braque

2008-09-13T20:48:00.001-07:00

You never know where you are going to find a story in the big city, I guess everyone has one, but this week I ran into a very interesting one. I met them here, on the street, in front of the lot. The black-top hole in the street is their domain. However, before I get to Linko and Braque I should point out the extension of the courtyard/garage wall that was framed and poured this week.

The completed wall is shown here along with the cement blocks that will be used to raise it even higher.

An unscheduled pour. It appears that the neighbor's wall does not have a footing deep enough so we will have to reinforce it on our side.

One of the 16 foot long windows went in this week. There is a view there to Catalina on a clear day. The landscaping is designed to screen out the house to the right and frame the view with trees.
This pop-out design element went in this week. The original design only had one window on this side of the room and the pop-out was to the left. This was done after construction started.

The guy in the hole looking for the sewer pipe is Linko. The tall frail guy is Braque who hands Linko tools and watches the street making sure cars don't fall in. They have strong Eastern European accents we can't tell from where. They've been in the business of digging for sewer lines for decades and smoke constantly. Mateo says Linko smokes cigars all day to block the stench of the sewer. It's a slow, tedious process, Linko is careful not to hit any other pipes in the street.

The pipe was found about 10 feet deep. It took Linko all week to find, over 40 hours, with Braque faithfully standing over.

This just went in today.

Wow -- The Baby Has Taken Shape

2008-09-06T17:12:00.000-07:00

The Casa has pretty much taken form. There are a few small exterior elements yet to be framed but the next three pictures are pretty much the shape of the house. I'm starting to realize the difference between drawings and true form. They really are two different things and it is fascinating to watch them merge, or maybe diverge is a better word. There are some minor changes from the plans, the biggest being opening up the second floor balcony, but otherwise it is very close to the drawings. And yet it is different.
My friend Enrique, an architect who I had showed the drawings to a few weeks ago, stopped by and was also impressed by the difference between drawings and true form. Being an architect I would have thought he would have been use to this but the intensity of his gazing at the place spoke volumes. He also verbalized the contrast.
I spent more than three years working on the design for this house, I poked and streched my favorite styles on the site. I commissioned a world famous artist, I worked with architectural designer friends, and eventually came up with the design I now see taking shape. Yet it's still a work in progress.

On paper this window looked enough to fill out the den, but to add another one is going to take a trip to the structural engineer and maybe a major reinforcement of this supporting wall. I think I should do it.
The "Y" sewer connection in the street was dug up this week.

Mystery Beam

2008-09-01T15:35:00.000-07:00

Tuesday, August 26, 1pm. As scheduled, the crane, the beam, and I, each arrived separately at the site to watch it get put it place.

It is a solitary beam, lying all by itself, the only steel beam on the second floor. It doesn't even extend from wall to wall. A neighbor drove by, stopped me, and said "I grew up with a family of engineers and for the life of me can't figure out what that beam is all about." The beam is a product of the structural engineer's design but Mateo hadn't asked why. I asked a buddy at Building and Safety who after looking at the plans thinks it's to support the roof overhangs.

The plumbing began to be installed this week.

The upstairs fireplace was installed as well. It is designed to be open between the den and the master bedroom.

The Second Floor Goes Up

2008-08-24T00:09:00.000-07:00

Within 5 days most of the second floor went up. Day one, Monday. By Friday, front view.

Rear view. It is exactly two months from the day when the earth was turned on this hillside lot.
By mid-week, based on this view, I decided to make what could be called a major design change. The sharp angle of the roof to the right is supposed to continue to the frame. I think I'm going to let it end where it is and substitute glass in this opening. I like the emphasizing the contrasts between verticals and angles. This design idea is not new here but it is emphasized by keeping the opening. And what looked one way on the drawings looks another way from an actual perspective.
I still have not settled on a color scheme for the exterior. I am partial to having a smooth unpainted stucco finish such as the grey in this neighborhood house but between my aluminum doors and windows, metal roof (color not decided) and facia of the eaves, it still has not crystallized.

2008-08-16T19:26:00.000-07:00

How many men does it take to set a 300 pound glue-lam board in place? The board will span a 16 foot sliding glass door. I've got two of these.

It looked good on paper, the 5 foot wide eave that was to also function as a covered walkway to the front door. It was a no brainer to chop it off.

Before the chop
After the chop. The view from the street. The house and garage start to take shape.

The lower left exposed rebar is where an entry courtyard will be created that will house the stairwell leading up to the house level. Mateo held off on extending the retaining wall for this area thinking he could save costs by bringing it closer to the street in line with the different levels of the stairs. The structural engineer said "uh-huh."

The Big Pour and Design Decisions

2008-08-09T19:04:00.000-07:00

This Thursday I took vacation time from work not to go somewhere fun but to watch a big cement truck pour concrete (actually it was fun). It took 5 loads to fill this baby, or as Arturo called it, build a freeway. Nothing is going to fall behind this wall.
Arturo is watching his men pour and smooth. I guess if he falls in he won't get glued in place.

Two days after it hardened a waterproof coating painted on, then another waterproofing material, and finally this composite material Nacho said is to protect the wall from the dirt.

Framing is almost ready for it's first inspection. The nails on this roof have to be approved before framing can begin for the second floor.

DESIGN DECISIONS

It's not a wall, it's a canvas. Even though I designed what this surface would look like, I never figured out how the edge of the roof would meet up with the horizontal facia. This detail has to be resolved soon now and it's also opened up a lot of questions that I have been thinking about this week. It's suppose to be a stark, minimalist house, but I've got two sconces, a trellis, and a planter along this wall. Did I over do it? The facia edge issue before me now sets the tone for the rest of the house. Suggestions anyone?

The Week of the 5.4 -- Roofs and the Great Wall

2008-08-02T21:58:00.001-07:00

These steel puppies weight almost a thousand pounds, they went up the day of the 5.4 earthquake.
These bars of rebar weigh thousands of pounds and were dropped off this week. They will be used for the single biggest part of this project, construction of the 18 foot tall retaining wall to be located behind the bars in this picture.

Earlier in the week trenches for the retaining wall's footings were dug.

This is the same angle later in the week when half the wood forms for the concrete retaining wall were placed.

By Saturday workers had put much of the rebar into the wall and the footings below. Mateo explained the intricate pattern and sizes of the rebar utilized based upon the structural engineer's plans.

All this steel to be encased by concrete is what makes this a great wall.A roof starts to grow.

Mateo and I ended up the week in a business meeting that started at the site at 6:15 pm but went on till 2am, ending at Los Burritos. Jose and Enrique had joined us. This month's National Geographic says "there is an old Russian tradition that you can't trust or do business with someone unless you have been drunk together." And in this case, until Security asks you to chill out (and put Jose back on the ground).

Framing Begins

2008-07-26T19:18:00.000-07:00

The Casa rises at the ridge of the highest hill in Glassell Park. The garage will be below, connected by, budget permitting, an elevator. Early designs called for a long driveway to get up to the house (read expensive retaining walls), who wants to haul groceries up this height. Eventually it dawned on me to get rid of those walls and use an elevator instead (duh).

Excavation for the 3-car garage.

A marking on this column is used to take height measurements for the various levels of the lot.

This area, behind the garage, is where the pool will be. In order to keep the hill from falling in prior to building a retaining wall, after a 5 foot rise, it has to be cut back a half foot horizontally for every vertical foot. Or was it the other way around? All these numbers, as well as observing the excavated dirt, are per a soils engineer's report, part of the permit, and indicated on the plans. A great learning experience for myself.

Did I really specify the lower end of the great room to be nine feet tall?

A frame with a view.

(rear bedroom)

The center of every house -- the kitchen.

The rear bedrooms.

The front door.

The Plans, the Plans

2008-07-26T08:18:00.001-07:00

Pre-Construction History

2008-07-25T06:40:00.001-07:00

2000 - 2003 Reason and Design I don’t recall exactly why I wanted to design and build a new house but perhaps it was nothing more than the fact that the property was vacant and had terrific views. Or was it the fact that I have an architecture background and seeing this lot made me want to put my background and job experience to work. I work in the City of Los Angeles Construction Services Center and have never known anyone, either in my department or the building department, to have completely gone through all it’s processes.

This house was also going to be for myself.

It seemed poetic, and I said that more than once to my therapist, as I struggled to get it off the ground.

When I bought the two lots I lived around the corner from them in a house with a great view. One of these lots had twice the view so when it came on the market I went after them. I didn’t get it because the sellers, living next door, changed their mind. A few years later they put it back on and I snapped it up.

Thus began more than a three-year period of designing. At one point I commissioned a world famous artist to come up with a design. A friend also came up with several designs, one of which to this day is my favorite, but in a meeting with a contractor when they were discussing how to connect the walls and windows in this innovative design, and how to teach a tradesman how to maintain it, I decided it wasn’t going to be affordable or practical. Just like most great architecture.

If there were computers when I was in architecture school I might have been an architect. Not being able to draw a straight line helped put an end to that idea so instead I dragged my friend Edel through months of Monday afternoons while we designed together.

Every possible way to do this house was considered. I’ve heard that a vacant lot—a veritable blank canvas--is more difficult to design on than a lot with topographic or zoning restrictions. This wasn’t the case with me; it was the best and most fun part of the whole process.

All the designs, except for the renowned artist’s, incorporated the same siting in order to take advantage of the view and hide the adjacent house. This was my only requirement that almost mandated the house be configured in a “T” shape. However, it still took literally countless designs and re-designs for me to feel satisfied.

And now, as the first earth has turned, I am wondering how my vision will turn out. It is one thing to get down on paper, another to see it in all dimensions.

A WORD ABOUT DESIGN PHILOSOPHY -- Being a good Berkeley graduate I could never approach the house design without first developing a design philosophy. I wanted the house to blur the boundary between inside and out, landscape vs. interiors. I chose a design which I believed reflected this approach: lots of glass, minimal ornamentation. However, as I began to think about costs and my finances, the design evolved into a different philosophy of mine: a house is a machine for living and therefore can be absolutely minimal. Variety comes with furnishings, don't lock into a style because they change.

July 2003 – July 2007 The Entitlement Processes

This is what I do for a living, advise people on how to get through it. I’ve been training and supervising staff in this for 18 years. It is incredibly involved, complicated, and throws for a loop the most experienced architects and attorneys, let alone single property owners.

It threw me for a loop.

Rather than bore everyone with the details, let me summarize, in order of chronology, the applications I filed for in my office for only the lot I am building on:

--a project permit per the specific plan in the area
--an environmental assessment
--a lot line adjustment to move the property line between two lots
--a zoning administration hillside determination

And because I missed filing a simple time extension in my office (the loop I missed):

--an environmental assessment reconsideration

--a second zoning administration hillside determination

December 2004 -- December 2007 The Building Permits

One of the great things about having gone through the entitlement and building permit processes is that I can look at customer's in the eye and say, I do know what it's like to go what you are going through. In fact I can usually say I've gone through much more than they have.

July 2006 -- A Tortuous Sale

Somewhere the idea struck that rather than build two houses, one to live in and one to sell, it would be easier to sell the second lot with entitlements and building permits, ready to build. At least selling was worth a try, certainly easier than building, so I tested the market and got two interested buyers.

My realtor suggested one over the other so we opened escrow and soon I met Manny—one of the most difficult persons on earth.

I recall many long and arduous meetings with Manny, one over 3 hours at a Denny’s, where we discussed fine points of plans, soils, and construction. Manny was a construction estimator who was reviewing the plans with the hope of building the house for the buyer. He wasn’t getting paid to torture me; he was doing it on spec.

The issues Manny was torturing me were over were how much detail needed to be put on the plans. I admit that I learned a lot but eventually I had to tell him that he’s jeopardizing the sale and his chances of getting work if he kept up the torture.

2007 Contractor Issues

In my current house I worked with a contractor rebuilding the foundation after the 1992 earthquake. Before that I lived in a house where the same contractor helped me re-design and re-do a problematic hillside deck that also covered an accessory living quarter. With all this experience together I fully expected to him to build this house.

But it was not meant to be and we ended up separating. Break-ups don't come easy, and it is often said that while construction one is married to their contractor, so it was a decision, that didn't come easy. It took months for us to realize we weren't communicating well.

2007 Spring - Summer: The Dirt Pile

318 cubic yards of dirt were piled on my lot before I started construction. It was put there over a year earlier without permission by the owner of the adjacent lot, after I sold it to them. I spent that time angsting over how to address it.

In contrast to the difficulty of breaking up with the contractor, the issue of the neighbor's dirt pile was intractable. It was the first time I needed to talk to my therapist about the house. I was in a corner. In order to continue with the project I removed it myself.

2008 Contractors and Loans

I received my building permit in December of 2007, the same year I left go of my contractor, so in order to get construction started by summer and avoid the fall rainy season I needed to find a contractor and loan.

I was scrambling. Everyone I talked to had a contractor that should be interviewed.

Meanwhile the mortgage industry was imploding. I wasn't sure how it would affect me until I settled on Mateo and applied for a loan. And so at the last minute it imploded on me but my mortgage broker was able to come up with an alternative loan. Not the best loan but in order to keep the momentum going (and my building permit) I went ahead.

Upon Return from Vacation

2008-07-22T21:39:00.000-07:00

July 22, 2008

I've been gone from the site for exactly two weeks. I feel like a father who has missed watching his baby's first steps. While I was away Mateo sent me this picture of the wood forms and rebar put in place prior to pouring the concrete slab. When I got there today it had all been poured except for one bedroom.

Underneath the slab are footings that follow the outlines of exterior and interior walls. While away I missed the concrete getting poured for the footings.

You can see some of these footings in the bedroom that has not yet had concrete poured on it. Honestly, I didn't realize the baby footsteps metaphor when I first started writing this.

This picture gives an idea of the house's main room; a great room consisting of a kitchen, dining, and living area. I'm standing in the spot where there will be a high kitchen counter that looks over the rest of the room. In planning this room I wasn't sure how large to make it. I took into consideration that both of these sides will be almost all glass. Works for me!
The three car garage for the house is not only detached but at a level that is 18 feet below it. This is that area.

And yes the tractor appears precariously balanced. I watched in terror for ten minutes while Arturo tried to balance things out. There is a metal cage on top that he says will protect him but he also says he's never tipped over.

The dump truck saved the day.

Anxiety at Sea

2008-07-15T13:53:00.000-07:00

July 16, 2008 On the Baltic Sea aboard the Constellation

Mateo has been busy. Through e-mail he’s communicated details of inspections passed for the trenches dug for underground plumbing, and the laying of steel and rebar that supports the foundation. The structural engineer is scheduled for tomorrow to be on-site to observe how a part of the work is being done. From what I understand he has to be there to certify it’s accuracy.

Meanwhile the ship’s newspaper and CNN report on all the bank failures and rescue of Fannie Mae and Freddie Mac. IndyMac was my original construction lender and the bank I also have money in. I have 10 months and 19 days before my loan is due so despite being on a cruise, right now I feel my hives breaking out and my left lip swelling.

Where’s the bar?

The Dirt Gets Moved and Relationships Cemented

2008-07-14T08:38:00.000-07:00

July 9, 2008

At the site work was proceeding nicely. I met Alphonso who was laying the trench for the inside sewer line. The sewer line is an issue I have with the rear property, my former lot, but which I'll get into later. I informed Alphonso that along the northerly property line, to the left in this photo, there is a sewer easement that serves both lots and that his trench needs to end up there.
I plan to lay two pipes, one for my lot and the other for the rear property.

Enough dirt had been either carted away or moved around the lot so that the bobcat could dig the trenches for the footings and forms for it's concrete placed.

This was to be my last site visit before I left on a 13 day vacation so I had to connect with Mateo this evening.

More than Concrete Was Ready to be Poured

Throughout the years it took to get this project going I always figured that the two most important factors was getting the right loan and the right contractor. Maybe because I work in the City of LA's Construction Service Center I felt confident about entitling and permitting the project, so I believe money and builder were key to making this work.

The loan turned out crappy and I had reservations about Mateo because in the year since we’d been introduced as a possible client/contractor, we became friends. I wondered if it was wise to work with someone you knew so I wanted a resolution clause in our contract so we could continue friends if a problem came up. I had already lost my original contractor on this project who I had known for many years.

I also wanted to use the evening's meeting as an opportunity to introduce Mateo to Jose, an attorney and friend with whom we all shared mutual and beneficial interests. It was a business meeting.

As I sit in Amerstadam’s Schipol airport almost 24 hours since the “meeting” ended, I’ve been trying to figure out how to write about it without compromising those involved. The meeting started at a restaurant, proceeded to a bar, and ended up at my house. Mateo left at four thirty in the morning and Jose at six. The business agenda was accomplished, some sleep was achieved, and most important of all, my relationship with Mateo is preserved.

Your imaginations can fill in the rest.

One final note; I’m going to be away from my baby and was having serious separation anxiety before I left. As I transit to my final destination the excitement of the plane ride is wearing off and the separation sinking in. I’m sure Mateo will take good care of the baby but I still can’t help feeling nervous.

The First Week of Construction

2008-07-05T23:55:00.000-07:00

Day One, June 23, 2008

The last couple of days, concurrent with a heat wave and other changes, I felt bumps and redness rise on my skin. Mostly it was around my butt and hips and it was somewhat itchy. Having gone to the doctor for other things this year but which proved unspecified and harmless, I decided not to this time. But while eating breakfast this morning I felt my right lip and face above it start to swell. It felt like blood was pumping and I looked and felt like I’d just had a shot of Novocain.

I decided to change course and call my doctor. I got an appointment for tomorrow. While I was at it I also managed to make one with my therapist for two days later.
By noon Mateo called informing me that construction had started, a bobcat was at work excavating and laying a road, and DWP had spotted for the water meter.

After eight years, Casa de La Montana Alegre was finally rising, and like so much about it’s history, it’s birth was proving just as dramatic as it’s past.

June 27, 2008 -- Fifth Day A passageway is carved to provide access to the lot's upper level.

Men can never experience what it’s like to have a child. Morning sickness, carrying around a 30 pound weight, watching something deeply personal grow. I am drawn to this analogy when it comes to this house. I know it’s inappropriate but as a man I don’t know what else to compare it to.

I stood on the dirt that is become the slab of the house. Several feet of the hill had been removed so that the elevation is the same as that of the house. In all the years of standing on the lot and looking at the view I couldn’t foretell exactly what it would be. But now that the lot was graded at the appropriate elevation I stood and looked out.

For the first time in a long while I felt excited and exhilarated. I liked what I saw. The light pole across the street was not in the line of sight of downtown’s skyscrapers. The mountains to the north were nicely framed. For a few moments I forgot about the falling real estate market and my construction loan due in 12 months and reveled in the product.

The baby would be all right.

June 30, 2008

Grading continued as I brought Tony and Todd over to the lot. Mateo said he’d hope to have the graded footings for the house done and cleared by the inspector by the end of the week.

I was hoping to figure out how to get the construction loan to kick in. This was a short week and these men needed to be paid. The construction loan manager made an unannounced visit to the lot last week and I had previously faxed an invoice, authorization, and e-mailed pictures.

Now if I could just get him to return my calls. However, while watching the grading we got inspired to call the loan’s home office who gave us the number of a Wenda. I was able to get her on the line and she confirmed receipt of my docs and that the check was in the mail. Would that be in time?

We’ll work on wire transfers next week, meanwhile Wenda was going to be my new best friend.

July 1, 2008

Arturo, the grading subcontractor and foreman, was digging the footings for the foundation. I had met Arturo last week and liked him. In Spanish we talked about construction, building homes and working with Mateo. It seemed an odd pair, Arturo and Mateo, different in years and cultures, but they have been building partners for several years.

It looks like the pad for the house’s foundation was complete. Even though there was lots of dirt that still had to be removed, Mateo figured out that the pad could be created, a foundation laid, framing begun, and the rest of the dirt removed concurrently.

A previous contractor had figured the grading differently: he proposed to take the dirt for the garage out first and use that space as a staging area. The dirt would be taken out all at once.

There is about 500 cubic yards of dirt to haul out and most of that is not mine: 318 cubic yards of it to be exact. This is part of the drama that it took to get to this point. I’ll document that eight-year history later.