A historic preservation and mixed-use major remodel on Abbot Kinney Blvd in the Venice neighborhood of Los Angeles. The project consists of a three-story street-facing building with commercial space at the ground floor below two levels of apartments.

The remodeled building retains existing walls on the north and west sides and utilizes a highly coordinated wood and steel second-floor structure, which is exposed as the ceiling for level 1. The upper floors utilize engineered wood joists to minimize interior walls and limit transfer framing for the changes in program.

At the rear of the site, a historic bungalow with a Chinese-style hip and gable roof is retained but has been raised to accommodate at-grade parking. The building now sits on a new slender two-way steel moment frame structure.