The previous owner’s deferred maintenance, namely water leaks in the building envelope, led to extensive water intrusion mandating the City’s closure of the balconies for this four-building complex. The extent of the water damage became apparent as more of the structure was exposed. Realizing the inevitability of the additional investment that would be required, the client directed the design team to “make it look like new.”

Every incidence of water damage became a design opportunity to create added value. The roofs and several exterior walls were replaced first, requiring complete rebuilding in place. Stucco on all elevations was replaced with cement board lap siding and simple aluminum reveals— economical design features that gave relief to the monotonous facades, reduced the visual mass, and defined the edges of color fields for visual interest. The balconies were completely rebuilt with an alternating pattern of horizontal and vertical slats and became a prominent design feature. Back-lit stainless channel address numbers gave a distinctive corner design element appropriate to the busy intersection. New fences and gates to secure the property and a new, unique trash enclosure design along with new landscaping, asphalt and parking lot striping completed the project.