Westchester, Los Angeles, California
01. A Residential Design Study in Los Angeles
A new single-family residence in Westchester, Los Angeles, on a 6,000 sq ft residential lot.
The project proposes a single-story home of approximately 2,100 sq ft, organized to make effective use of the site while responding to its surroundings, local conditions and residential needs.
The project proposes a single-story home of approximately 2,100 sq ft, organized to make effective use of the site while responding to its surroundings, local conditions and residential needs.
Project Brief
Single-Family Residence
Single-story · Approx. 2,100 sq ft
3 Bedrooms, including a Primary Suite
2.5 Bathrooms
Open-plan Living, Dining & Kitchen
Laundry & Storage
1-Car Garage
Private Garden & Covered Patio
Single-Family Residence
Single-story · Approx. 2,100 sq ft
3 Bedrooms, including a Primary Suite
2.5 Bathrooms
Open-plan Living, Dining & Kitchen
Laundry & Storage
1-Car Garage
Private Garden & Covered Patio
the design challenge
The challenge was to fit the complete residential program into a single-story home while making the most of the site's development potential.
This required a clear organization of public and private spaces, efficient circulation and careful use of the available floor area, avoiding unnecessary square footage without compromising the quality of the spaces.
The design also considered site orientation, local climate and environmental conditions, alongside construction efficiency and the practical requirements of residential development.
Finally, the program and spatial organization were informed by the characteristics of the Westchester housing market and the needs of its prospective residents.
The challenge was to fit the complete residential program into a single-story home while making the most of the site's development potential.
This required a clear organization of public and private spaces, efficient circulation and careful use of the available floor area, avoiding unnecessary square footage without compromising the quality of the spaces.
The design also considered site orientation, local climate and environmental conditions, alongside construction efficiency and the practical requirements of residential development.
Finally, the program and spatial organization were informed by the characteristics of the Westchester housing market and the needs of its prospective residents.
Presentamos el proyecto, su ubicación, el lote, el brief y qué buscamos resolver. Una introducción visual que invite a seguir leyendo.
02. Understanding the Local Context
Entramos en Westchester: el carácter del barrio, las viviendas, las características de los lotes y las condiciones del entorno. Acá incorporamos también el análisis del sitio y el clima.
Neighborhood & Housing
Westchester is an established residential neighborhood characterized by predominantly low-rise development and detached single-family homes. Its housing stock combines original post-war houses, renovated properties and newer residences, generally arranged on individual lots with front yards, driveways and private outdoor spaces.
Understanding these patterns helps establish the neighborhood's residential scale, housing character and relationship between built and open spaces.
Site Conditions
The project site is a reference 50 × 120 ft lot, with an approximate area of 6,000 sq ft. The analysis considers its proportions, orientation, solar exposure, street access, neighboring properties, privacy and existing landscape conditions to identify the site's main opportunities and constraints.
Climate & Environmental Conditions
Westchester has a coastal Mediterranean climate, with warm, dry summers and mild, wet winters. Ocean influence moderates temperatures, while morning fog, coastal moisture and regular afternoon sea breezes are characteristic of the area.
High solar exposure, particularly on west-facing façades, seasonal winter rainfall and recurring drought conditions are also relevant. These factors inform considerations such as solar shading, natural ventilation, moisture protection, drainage, material durability and water-efficient landscaping.
03. What the Local Housing Market Taught Us
Mostramos las propiedades comparables, sus superficies, programas y características. Pero lo interesante no es solamente comparar datos: es descubrir qué patrones aparecen y qué nos dicen sobre las expectativas del mercado local.
Comparable Properties
We reviewed 20 single-family properties in Westchester, comparing living areas, lot sizes, bedroom and bathroom configurations, and residential features.
The selected sample revealed some clear patterns:
Bedroom Configuration: 3-bedroom homes represent 60% of the sample, followed by 4-bedroom homes at 30%.
House Size: 80% of the properties are under 2,000 sq ft. The most common range is 1,500–1,999 sq ft (45%).
Lot Size: Most properties are located on lots close to 6,000 sq ft, comparable to the project site.
Housing Stock: The sample includes both compact existing homes and larger renovated or newly built residences.
The selected sample revealed some clear patterns:
Bedroom Configuration: 3-bedroom homes represent 60% of the sample, followed by 4-bedroom homes at 30%.
House Size: 80% of the properties are under 2,000 sq ft. The most common range is 1,500–1,999 sq ft (45%).
Lot Size: Most properties are located on lots close to 6,000 sq ft, comparable to the project site.
Housing Stock: The sample includes both compact existing homes and larger renovated or newly built residences.
What Sold Properties Reveal
We also reviewed 7 sold properties to identify recurring features in homes that successfully reached the market.
Several characteristics appeared repeatedly: updated kitchens and bathrooms, open living areas, primary bedroom suites, natural light, functional storage, dedicated laundry spaces and direct connections to patios and backyards.
Additional accommodation, including ADUs and converted garages, also appeared in several properties. Garages and off-street parking remained common features, while landscaped gardens, patios and outdoor entertaining areas contributed to the overall residential offer.
These observations provide insight into the features and spatial qualities present in the local market, although they do not establish the individual impact of each feature on sale prices.
Several characteristics appeared repeatedly: updated kitchens and bathrooms, open living areas, primary bedroom suites, natural light, functional storage, dedicated laundry spaces and direct connections to patios and backyards.
Additional accommodation, including ADUs and converted garages, also appeared in several properties. Garages and off-street parking remained common features, while landscaped gardens, patios and outdoor entertaining areas contributed to the overall residential offer.
These observations provide insight into the features and spatial qualities present in the local market, although they do not establish the individual impact of each feature on sale prices.
Key Findings & Design Direction
The comparison suggests that a 3-bedroom configuration is a strong reference for the local market. It also shows that homes on lots similar to ours vary considerably in size, making the balance between interior area and usable outdoor space an important consideration.
For this project, the findings support a single-story residence of approximately 2,100 sq ft, with 3 bedrooms, including a primary suite, 2.5 bathrooms, integrated living, dining and kitchen areas, laundry and storage, a one-car garage, and a private garden with a covered patio.
The design prioritizes a well-organized living area, a functional kitchen, comfortable private spaces and a strong indoor–outdoor connection, while keeping the overall size aligned with the scale of the neighborhood.
For this project, the findings support a single-story residence of approximately 2,100 sq ft, with 3 bedrooms, including a primary suite, 2.5 bathrooms, integrated living, dining and kitchen areas, laundry and storage, a one-car garage, and a private garden with a covered patio.
The design prioritizes a well-organized living area, a functional kitchen, comfortable private spaces and a strong indoor–outdoor connection, while keeping the overall size aligned with the scale of the neighborhood.
Research note: The property comparison is based on a selected sample of 20 comparable homes and 7 sold properties. It serves as a local market reference, not a statistically representative analysis of all Westchester properties.
04. Understanding the Site & Its Potential
Acá incorporaría el análisis normativo que ya hicimos: zoning, setbacks, alturas, superficies permitidas y potencial de desarrollo. Lo presentaría de forma visual, mostrando cómo las regulaciones definen las posibilidades del lote.
05. From Research to Design Criteria
Este es el punto de inflexión. Después de entender el lugar, el mercado y las posibilidades del terreno, mostramos cómo toda esa información se transforma en decisiones: qué necesita el proyecto, qué espacios priorizamos, qué relaciones buscamos y dónde conviene concentrar los recursos.
06. Developing the Floor Plan
Empezamos a mostrar el proceso de diseño: organización del programa, distribución, circulaciones, orientación, relación entre la casa principal y el ADU, y conexión con los espacios exteriores.
07. The Preliminary Design Proposal
Presentamos la propuesta arquitectónica: plantas, implantación, superficies, vistas y las imágenes que permitan entender el proyecto en su conjunto.
08. Design Decisions & Project Rationale
Cerramos explicando las decisiones más importantes y cómo responden a las condiciones del sitio, las regulaciones y las necesidades del proyecto.