Our Approach

We began with a full-building condition assessment, documenting structural, envelope, and systems performance before any design concepts were developed. This prevented the scope gaps and change orders that typically plague multifamily renovations.

The exterior was reclad in a high-performance stucco system with integrated moisture barriers, replacing the original failing finish with a coastal-rated assembly that carries a 20-year warranty. Dark accent panels and vertical wood slat screens were added to break down the building's mass and create visual rhythm, while concealed LED cove lighting at balconies extends usable hours and enhances security.

Balconies were reconstructed with code-compliant glass railings on stainless steel posts—engineered for wind loads and seismic drift while preserving panoramic ocean views. Waterproofing membranes and sloped drainage planes were integrated to eliminate the leaks that had plagued residents for years.

The entry sequence was reimagined as a private courtyard: board-formed concrete planters with drought-tolerant succulents and native grasses create a coastal garden buffer, while integrated landscape lighting guides residents and visitors after dark. A new automated gate system with keypad and remote access addresses security concerns without compromising the open, beachside character.

MEP systems were upgraded for efficiency and reliability: new high-efficiency boilers, variable-speed pumps, and LED common-area lighting reduce operating costs by an estimated 30% while meeting Title 24 standards. We coordinated all work to minimize resident disruption, phasing construction by building section and maintaining egress and utility continuity throughout.

Structural modifications were limited to reinforcement rather than replacement: carbon fiber wrapping strengthened existing columns, and new drag struts improved diaphragm continuity without full demolition. This approach preserved the building's original classification and avoided triggering costly soft-story retrofit mandates.

We prepared permit-ready documentation for the City of Manhattan Beach and navigated the project through plan check, Coastal Commission review, and HOA approval in a single cycle. The result is a fully renovated, code-compliant condominium building that commands premium resale values, reduced operating costs, and renewed resident satisfaction—delivered on budget and without a single special assessment overrun.