Tuesday, April 29th

Tuesday, April 29th.

I'm holding open 2892 W. 15st ST today from 11 am - 3 pm, and from 6 - 7:30 pm.

Gone in 20 Minutes

Josh Berman continues full throttle on his restoration rampage. First he removed the asbestos siding from his Craftsman Bungalow (see Before and Just After, 3/4/08), next he began to strip moldings and casings (of paint). Saturday, he recruited me to help remove his front (so-called) security door. I issued my terms of engagement, "I'll need a grinder, extension cord, two cut-off wheels, and a take out order from the taqueria on Jefferson."

These metal doors are generally installed with one-way screws, impossible to back out even with bit and gun. My technique is to grind the screw heads off and then using a very large carpenter pull (see image left), twist them out. Ultimately we were able to tip the entire door construct (rigid frame and all) forward and off.


The recojedores, hip to the scrap resale opportunity, loitered just beyond the work scene, buzzard-like, puzzled--though not the least bit distracted, nor made introspective--by our bourgeoisie obsession with things pretty.

Once the grinder emerges, it's hard to holster. With missionary zeal, we sought to eradicate other blight. Neighbor Kathleen beckoned, "you can cut off my window bars, I'm tired of the penitentiary look."
"Ok," Josh commanded, "we'll need an extension cord, two cut-off wheels, and a take out order from the taqueria on Jefferson."

Timeless Craftsman

Craftsman masterwork designed by celebrated architect Frank M. Tyler in 1908. Maintained with supreme respect, boasting system upgrades, and timeless liveability. Like the best of Tyler's work, the house enjoys an unimpeded, light-optimizing layout, loaded with bay and bow windows, and a plethora of sought-after details including numerous storage-rich built-ins, beamed ceilings, and leaded glass. The living spaces, which include a bonus music room, are grounded by full, seductive woodwork, classic Arts & Crafts hues, and superb appointments. Bedrooms stress separation, comfort, and an airy radiance. The secluded backyard boasts numerous environments, delightful hardscaping, and mature trees. Advantageously nestled between midtown and downtown, in the acclaimed Harvard Heights Historic Preservation Overlay Zone, in greater West Adams. Mills Act eligible.

2892 W. 15th Street, Los Angeles CA 90006
4 bedrooms, 2 baths
2,644 sq. feet
year built: 1908
lot size 48 X 125
lot area 6,011
$759,000

Open Sunday, April 27th 2 - 5 pm
Open Tuesday, April 29th 11 am - 3 pm and 6 - 7:30 pm

The Fast and the Photographic

I was racing down Hauser when this apartment building caused the breaks on my truck to lock. Since I don't know how to do the Toyko Drift, I instead settled for a tire shredding screetch, and poorly composed photo.

I dub thee 'the Minaret Parapet', I announced to a few startled neighbors, one of whom wet her finger in order to write my plate number on a dirty car door. "Would you prefer the Deco drip," I bellowed as I sped away.

Most are suspicious of my picture taking. Some ask if I'm an appraiser. Few believe in my fandom. In East Adams, a woman yelled from her door, "Why are you taking a picture of my house?"
"It's a fantastic house, " I responded.
"Why are you taking a picture of it then?" she continued.

Many are concerned that I'm trying to capture their likeness, perhaps for deportation purposes. "I'm photographing turrets," I'll offer disarmingly (then show other images in the camera memory). Sometimes I tender my card, in a gesture people accept as legitimizing. "If you'd ever feel comfortable letting me in, I'd love to see the interior," I've asked.

One man responded, "Nobody gets in, not even mama."
"When was the last time somebody got in?" I inquired smiling.
"I lets the cable guy in," he returned, without a trace of humor, "he don't stay long."

Your Wish is My Command

Three photos, and I'll post more before Sunday.
Thanks as always for the interest.

I love that anonymous person, they write all the time!

Yes, that is an original etched glass light fixture in the living room, with beam lights to boot.

2892 W. 15th ST

Come see what it looks like 100 years later
I'll be open today 11-2:30 and Sunday 2-5

4 bedrooms, 2 baths
2,644 square feet
Year built: 1908
lot size 48 X 125
lot area 6011
Offered at $759,000

Splitting Hairs

Another image from 2314 Maple Ave, in the fabulous Garey tract (much of which was lost in the construction of the Santee Education Complex).

The doors, most of which endure, are of the lovely raised panel variety, sporting the positively rare dual-bevel (see image left).

More rarities, and more examples of one of my favorite exotic revival styles in Atwater Village.

My favorite street in Atwater is Brunswick, in particular the 3700 block, chock full of fanciful ecletics. (Please see past entries on the Egyptian Revival style: 3/15/2007, 9/10/2007.)

Never had I seen a porte cochere, or reference to, associated with the style, until I glimpsed this heavyweight (also located on Brunswick). Worth noting as well is the orientation of the front door.

I asked an architectural historian the difference between a porte cochere and a car port. "There's no difference dummy," the historian chided, "porte cochere is car port in French."
"But isn't a porte cochere," I regrouped, " a cover for a drive-through entrance, en route to a garage--or carport?"
He rolled his eyes, "you're splitting hairs blog boy."
I pounded my fist in mock theatrics, "my readers need to know!"

Sunday's Open: 2035 W. 29th Place 2 - 5 pm
Tuesday's Open: 2892 W. 15th ST 11 - 2:30 pm (Profile coming Monday)

Night at the Museum

Sometimes paint colors, the crowning touch in many restorations or remodels, endures a drawn-out coronation. Half-painted walls languish for months, swatches taped in the corners of rooms, sample after sample brushed over stark white primer.

I generally recommend to the color choice challenged (or CCC), manufacturers with historic palettes (Sherwin Williams and Benjamin Moore, amongst others); or, a little reconnaissance--at the museum! What a testing ground: lots of walls, rooms with mostly hardwood floors, different appointments, and frequently mixed (color temperature) lighting.

According to Louis Marchesano, a curator at the Getty Research Institute, the choice of color is made by either the designer or the curator, and is usually a stock color widely available. "I've even thought we should include a color attribution in our exhibition materials," says Marchesano, "though the designers keep a complete record of all the materials used."

Some of the juxtapositions are so unexpected, they're inspiring. It isn't a canvas I want to paint after visiting the Fragonard show--it's my bedroom.

2035 W. 29th Place

Detail-rich, restoration-worthy, Craftsman Bungalow on highly coveted block in Northeast Jefferson Park. Unusually spacious, with primary suite addition, and joyously complex facade. Ample lot is dotted with versatile outbuildings, play space, and landscape opportunities.

3 bedrooms, 2 baths, 1,584 square feet, 6,200 square foot lot

2035 W. 29th Place 90018

$549,900.00

Central heat & air.
Upgraded electrical panel.
Zoned R-1.
Celebrated Nosy Eye block club.
Situated in an upcoming HPOZ

Open Sunday, April 13th 2 - 5 pm.

*****************************
I'll likely write more about this listing this week, and hold it open next Sunday as well.

Chair

Open House, Sunday, April 13th 2035 W. 29th Place 2 - 5 pm.
Tomorrow I'll profile the property with pictures and vitals.

The High Road to Eagle Rock (Part 2)

So that parapet-ed thing up the hill, turned out to be a rather institutional-looking Mission Revival, built by Joseph Cather Newsom in 1907.

Remarkably plain even for this often simplified building form. Particularly given its architect, one of the kings of Queen Annes.

A Newsom house is for sale (and they aren't often), at ground zero, 3115 W. Adams Boulevard (at Arlington). The property (pictured below) has been described as Italian Gothic, and is known locally as the Elegant Manor. The Elegant Manor, a should-be iconic residence, originally the Fitzgerald House (1903), has a rather colorful recent history, is in need of intensive restoration, and is asking $1.9 million.

The larger than large clinker brick chimney, with the arched window through, is the house's most regaling feature.

Porcelain Pursuit Part One

With each passing year, it becomes harder to find the good stuff, intact pre-war plumbing, particularly toilets.

My lookout is constant, and often I'm aided by tipsters. A.J. called about a sink in a dumpster, Katie about a deco toilet on Craig's List.


Recently I gleamed a rare cast iron tank (pictured left with bowl). Cast iron tanks were cheaper and once more plentiful (than their porcelain counterpart). Many however were scrapped during WWII, or in more recent times, and are often passed over, even by vintage plumbing restorers, because of the costs associated with refinishing the tank interior.


The majority of the commodes that end up on the street, are cruddy, thin-walled, first gen no-flows. In 1994 federal law created a new toilet manufacturing standard and a 1.6 gpf (gallons per flush) decree. Correspondingly, municipalities began to incentivize, or mandate (at the time of real property sale) the replacement of older, larger tanks. Of course, nearly all pre-war toilets can be retrofitted with a smaller liner, some were already more efficient, and most were plain ol' better operating. No matter, they got tossed; however, many of the low-flos were poor performing, with flimsy flapper valves, and...voila. Last year the EPA released a voluntary 1.28 gpf specification for high efficiency toilets. Manufacturers that meet the voluntary standard can display a Water Sense logo.

Planned obsolescence has found its camouflage: conservation.

2314 Maple Avenue

1890's quadruplex with bold street presence on dynamic, mixed-use corridor. Huge rental upside, with unique floorplans, and one vacancy at close of escrow. Walking distance to Metro Blue Line, Trade Tech, and Garment District. Substantial off-street parking, including two-car garage. Sold AS-IS, a Short Sale, subject to lender approval. Shown by appointment with 24 hour notice. $350,000.00

Off the script:

The units rent for $600 a piece.
The building has severe deferred maintenance, but is excitingly intact with a full complement of mouldings. The property features only two gas & electric meters, likely was designed as a duplex, and might be returned to that layout without wholesale reconfiguration. The living area, according to public records, totals 2,088 square feet, but is clearly considerably larger. The lot size is 5,009.

This section of Maple Avenue is two lanes, with a classic 19th century neighborhood feel, shallow set-backs, and an immediate but not overbold sidewalk vibe. Because of its Short Sale status, the price is possibly flexible, though the buyer may need to allow for a lender's response time.