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Two Modernist Homes on One Pasadena Street | Lawrence Test + Theodore Pletsch

Two Homes on Scenic Drive | Pasadena Modernism

Scenic Drive
Pasadena, California

Two remarkable homes. One street. Two architects—and nearly eighty years of architectural history.

Brian Linder, AIA and Mark H. Mendez return to ...Scenic Drive in Pasadena to revisit two homes we recently represented for sale: Lawrence Test’s House with the Plywood Skin, completed in 1949, and the Willard Conrow Residence, designed by Theodore Pletsch in 1948.

Only a few doors apart, the houses went through remarkably similar transformations before coming to market. In both cases, the approach was the same: remove what did not belong, preserve what mattered, and allow the original architecture to become visible again.

At the Lawrence Test house, that meant restoring its exposed post-and-beam structure and extraordinary single-layer mahogany plywood skin, where one material serves as both interior finish and exterior enclosure.

At the Conrow Residence, the process began with architectural clues. The house clearly suggested the hand of a trained designer, even though the architect was unknown at the time of the sale. After closing, the new owner discovered the answer: Theodore Pletsch.

This episode is also about what happens behind the scenes before an architectural property reaches the market. We discuss restoration, boutique staging, preparation costs, pricing strategy, multiple offers, and the importance of presenting a significant house in a way that supports rather than erases its character.

For us, that is the larger point. Selling architecture is not simply about marketing a property. It is about understanding what gives a house value, making that visible, and finding the next steward who appreciates it.

FEATURED HOMES

Lawrence Test, Architect
House with the Plywood Skin
1949

Theodore Pletsch, Architect
Willard Conrow Residence
1948

Scenic Drive
Pasadena, California

VIDEO

Orlando Canelo Hernandez
@pb.mediafilm | PB Media

Brian Linder, AIA
Architecture Broker
@thevalueofarchitecture

Mark H. Mendez
@markhmendez

Considering buying or selling architecture?

Brian and Mark would be happy to help.

THE VALUE OF ARCHITECTURE
Properties With Design Integrity.

@thevalueofarchitecture
@markhmendez

For more architecture and architect-designed homes for sale in Los Angeles, join the newsletter:
https://thevalueofarchitecture.com/join-newsletter

Subscribe for more tours of significant architecture, Mid-Century Modern homes, contemporary residences, and architect-designed properties throughout Southern California.

CHAPTERS

00:00 We’re Actually Realtors
00:28 Lawrence Test’s House with the Plywood Skin
00:42 Exoskeleton and Single-Layer Plywood Skin
01:17 Restoring the Architecture
02:24 Boutique Staging vs. Corporate Staging
03:27 The Investment Before the Sale
03:57 Pricing Strategy and Multiple Offers
04:25 A Second House on the Same Street
05:32 The Willard Conrow Residence
05:55 Japanese Influence and Architectural Clues
06:27 Stripping Away Instead of Adding
07:01 Preparing the Home for Market
07:34 Six Months of Work Before Listing
08:01 Our Architectural Approach to Real Estate
08:32 Discovering Theodore Pletsch
09:35 Original Architectural Details
10:17 The Mystery of the Sunroom
11:29 Modernist Flexibility and the Landscape
11:58 Finding the Next Stewards

ARCHITECTURAL KEYWORDS

Lawrence Test, House with the Plywood Skin, Theodore Pletsch, Willard Conrow Residence, Pasadena architecture, Scenic Drive Pasadena, Mid-Century Modern Pasadena, post-and-beam architecture, plywood house, architectural restoration, architectural real estate, boutique staging, California modernism, historic modern homes, architect-designed homes, The Value of Architecture

#LawrenceTest #TheodorePletsch #PasadenaArchitecture #MidCenturyModern #CaliforniaModernism #ArchitecturalRestoration #ArchitecturalHomes #ArchitectureTour #DesignIntegrity #TheValueOfArchitectureShow More

Two Modernist Homes on One Pasadena Street | Lawrence Test + Theodore Pletsch

Two Homes on Scenic Drive | Pasadena Modernism Scenic Drive Pasadena, ...

Why Los Angeles Invented the Small Lot Subdivision | Echo Park House Tour

Small Lot Subdivision | 2204 Rosey Way 2204 Rosey Way Echo Park, Los ...

Small Lot Subdivision | 2204 Rosey Way

2204 Rosey Way
Echo Park, Los Angeles

Los Angeles is constantly negotiating land, density, ownership, and design.

Using our listing at 2204 Rosey Way as a case ...study, Brian Linder, AIA and Mark H. Mendez explore one of the city’s more specific residential typologies: the Small Lot Subdivision.

Completed in 2015 as part of a seven-home development, the property is a fee-simple single-family residence with no monthly HOA dues. The model offers many of the benefits of individual homeownership while using land more efficiently than a conventional detached house.

The architecture is organized vertically across three levels. Expansive windows bring natural light deep into the interiors, while the open living, dining, and kitchen areas create a flexible central space.

At the top, a private rooftop deck opens toward Downtown Los Angeles and the surrounding Echo Park neighborhood, extending the living space outdoors while taking advantage of natural ventilation and city views.

Throughout the tour, we discuss how Small Lot Subdivisions differ from condominiums, how the homes are separated, why Los Angeles created this housing type, and how architecture can make compact urban living feel generous.

PROPERTY INFORMATION

2204 Rosey Way
Los Angeles, CA 90026

3 Bedrooms
4 Bathrooms
1,624 SF Interior
1,193 SF Lot
Built 2015

Seven-Home Small Lot Subdivision
Fee-Simple Single-Family Residence
No Monthly HOA Dues

Offered at
$1,249,000

LISTING

Brian Linder, AIA
Architecture Broker
THE VALUE OF ARCHITECTURE
Compass
@thevalueofarchitecture

Mark H. Mendez
Compass
@markhmendez

VIDEO

Orlando Canelo Hernandez
@pb.mediafilm | PB Media

THE VALUE OF ARCHITECTURE
Properties With Design Integrity.

@thevalueofarchitecture
@markhmendez

For more architecture and architect-designed homes for sale in Los Angeles, join the newsletter:
https://thevalueofarchitecture.com/join-newsletter/

Subscribe for more tours of significant architecture, Mid-Century Modern homes, contemporary residences, and architect-designed properties throughout Southern California.

CHAPTERS

00:00 Introduction
00:17 What Is a Small Lot Subdivision?
01:15 Fee-Simple vs. Condominium Ownership
02:39 Can You Hear Your Neighbors?
02:46 The Four-Inch Separation
03:10 Why Los Angeles Created This Housing Type
03:46 Touring the Home
04:20 Materials and Design
05:23 Downtown Views and Natural Ventilation
05:46 Rooftop Deck Tour
06:01 Coming to Market
06:45 Lawrence Castro Artwork

ARCHITECTURAL KEYWORDS

Small Lot Subdivision, Echo Park architecture, 2204 Rosey Way, Los Angeles urban housing, fee-simple ownership, condominium alternative, urban infill housing, compact urban living, contemporary architecture Los Angeles, rooftop deck, Downtown Los Angeles views, Sunset Boulevard Echo Park, Small Lot Ordinance, architect-designed homes, The Value of Architecture

#SmallLotSubdivision #EchoPark #LosAngelesArchitecture #ModernArchitecture #UrbanHousing #ArchitecturalHomes #LosAngelesRealEstate #ArchitectureTour #TheValueOfArchitectureShow More

Michael Sant’s AK Live Work Lofts on Abbot Kinney | Venice Beach Architecture Tour

Michael Sant | AK Live Work Lofts, 2006 1121 Abbot Kinney Boulevard ...

Michael Sant | AK Live Work Lofts, 2006

1121 Abbot Kinney Boulevard
Venice, California

Designed by Michael Sant of Sant Architects and completed in 2006, the AK Live Work Lofts rethink the relationship ...between city life, domestic space, work, and landscape.

Set along Abbot Kinney near Main Street, the project layers courtyards, glass, open interiors, and private outdoor rooms into a sequence that feels both urban and unexpectedly calm.

Walking through the loft, the architecture continually shifts between solid and void, interior and exterior, light and shadow. Polished concrete floors, expansive glazing, and carefully framed courtyards create a strong sense of continuity throughout.

Thermal chimneys, vertical circulation, and double-height outdoor spaces bring light and air deep into the plan, while a dedicated home office reinforces the live-work idea at the core of the project.

The influence of Luis Barragán can be felt in the use of color, walls, and contained outdoor space, but the overall experience remains distinctly rooted in Venice.

What makes the project especially compelling is its balance.

The building sits directly within the energy of Abbot Kinney, yet the experience inside feels private, quiet, and deeply considered.

PROPERTY INFORMATION

AK Live Work Lofts
Michael Sant | Sant Architects
2006

1121 Abbot Kinney Boulevard
Venice, California

2 Bedrooms
2.5 Bathrooms
1,757 SF

Offered at
$1,999,999

LISTED BY

Natasha Rezai
The Argus Group

A special thank you to Natasha Rezai for allowing us to experience this remarkable project.

Considering this property?

Mark H. Mendez and Brian Linder, AIA would be happy to help represent you in the purchase.

VIDEO

Orlando Canelo Hernandez
@pb.mediafilm | PB Media

THE VALUE OF ARCHITECTURE
Properties With Design Integrity.

@thevalueofarchitecture
@markhmendez

For more architecture and architect-designed homes for sale in Los Angeles, join the newsletter:
https://thevalueofarchitecture.com/join-newsletter/

Subscribe for more tours of significant architecture, Mid-Century Modern homes, contemporary residences, and architect-designed properties throughout Southern California.

CHAPTERS

00:00 Introduction to Michael Sant’s Venice Project
01:30 Stairs and Thermal Chimneys
02:39 Outdoor Courtyard and Fireplace
03:27 Luis Barragán Influence and Model Craftsmanship
05:29 Primary Bedroom and Two-Story Courtyard
06:22 Dedicated Home Office
07:39 Listing Details Pricing and Outro

ARCHITECTURAL KEYWORDS

Michael Sant, Sant Architects, AK Live Work Lofts, Abbot Kinney architecture, Venice architecture, live-work loft, Los Angeles contemporary architecture, courtyard house, thermal chimney, polished concrete floors, Luis Barragán influence, indoor-outdoor living, architect-designed homes, Venice real estate

#MichaelSant #SantArchitects #AbbotKinney #Venice #LiveWork #ModernArchitecture #LosAngelesArchitecture #CaliforniaModernism #ArchitectureTour #TheValueOfArchitectureShow More

Craig Ellwood’s Johnson House | 1953 Steel-Frame Modernist Home in Crestwood Hills

Craig Ellwood | The Johnson House, 1953 1515 N Tigertail Road Los ...

Craig Ellwood | The Johnson House, 1953

1515 N Tigertail Road
Los Angeles, California

Completed in 1953, the Byron Lamar Johnson House was the third in Craig Ellwood’s series of steel hillside residences ...and remains one of the clearest expressions of his architectural philosophy.

Set into the Crestwood Hills landscape, the house uses exposed steel, glass, wood, and precise modular planning to create an architecture that feels rigorous but remarkably light.

Once described in the Los Angeles Examiner as the “Beauty of the House of Steel,” the residence appears to hover above the hillside, opening toward sweeping views from Downtown Los Angeles to Catalina Island.

The recent rehabilitation preserves that essential character while introducing discreet contemporary upgrades. Structural improvements, updated systems, Fleetwood glazing, and a Tesla Powerwall have been integrated with an emphasis on maintaining the clarity of Ellwood’s original design.

The result is a house where structure, transparency, and landscape remain the primary experience.

PROPERTY INFORMATION

Byron Lamar Johnson House
Craig Ellwood
1953

3 Bedrooms
3 Bathrooms
1,926 SF
11,756 SF Lot

Offered at
$5,995,000

LISTED BY

Fielden Junglas
@fieldenre

Video by Luis Flores (@luis__f)

Considering this property?

Brian Linder, AIA and Mark H. Mendez would be happy to help represent you in the purchase.

THE VALUE OF ARCHITECTURE
Properties With Design Integrity.

@thevalueofarchitecture
@markhmendez

For more architecture and architect-designed homes for sale in Los Angeles, join the newsletter:
https://thevalueofarchitecture.com/join-newsletter

Subscribe for more tours of significant architecture, Mid-Century Modern homes, contemporary residences, and architect-designed properties throughout Southern California.

CHAPTERS

00:16 Introduction to the Johnson House
01:21 Pricing Location and History
01:46 ADU and Privacy
03:46 Wood Steel and Architectural Balance
04:44 Views and the Los Angeles Lifestyle
05:26 Seismic Upgrades and Rehabilitation
06:40 Preservation and Invisible Technology
09:35 New Glazing and Original Clerestories
11:08 Construction Quality and Living Experience
12:48 Fireplace Restoration
13:34 Property Specs and Stewardship

ARCHITECTURAL KEYWORDS

Craig Ellwood, Johnson House, Byron Lamar Johnson House, Crestwood Hills, steel house, Mid-Century Modern Los Angeles, California modernism, exposed steel architecture, hillside residence, architectural rehabilitation, Fleetwood glazing, architect-designed homes, Los Angeles architecture

#CraigEllwood #JohnsonHouse #CrestwoodHills #MidCenturyModern #CaliforniaModernism #LosAngelesArchitecture #ArchitectureTour #TheValueOfArchitectureShow More

David Stringer’s 1963 Oak Knoll House in Pasadena

David Stringer, AIA | Oak Knoll House, 1963 832 Canon Drive Pasadena, ...

David Stringer, AIA | Oak Knoll House, 1963

832 Canon Drive
Pasadena, California

Some homes reveal themselves all at once. Others make you work for it. Designed by David Stringer, AIA and built ...by E.C. Moller Construction in 1963, the Oak Knoll House unfolds through a carefully choreographed sequence of spaces rather than a single dramatic gesture.

The experience begins outside. A meandering approach through the landscape gradually gives way to a strong central axis that extends from the entry, through the interior, and toward the pool beyond. That contrast between an indirect arrival and a highly ordered plan gives the house much of its character.

The architecture feels both familiar and difficult to categorize. There are echoes of Craig Ellwood in the structural clarity, traces of East Coast modernism in the material restraint, and hints of Japanese influence in the way the house reveals itself gradually rather than all at once.

Inside, the plan is clearly organized between public and private zones. Living and entertaining spaces occupy one portion of the house, while bedrooms are grouped more quietly apart. That separation gives the residence a sense of formality without making it feel rigid.

Original finishes remain an important part of the experience. Parquet flooring, brickwork, period ceilings, original aluminum sliding doors, and distinctive lighting details preserve the character of the 1963 design while revealing how carefully the house was assembled.

The fireplace becomes one of the principal architectural anchors. Its raised hearth, brick mass, and relationship to the surrounding living spaces give the room a strong center without disrupting the broader visual connection through the house. The primary suite also reflects the period’s interest in generous private spaces.

Hidden closets, double bathrooms, and carefully integrated storage create a surprisingly sophisticated arrangement that still feels highly functional today. What makes the Oak Knoll House especially compelling is its restraint. The architecture does not announce itself immediately. Instead, it depends on sequence, proportion, material, and movement.

On the market for the first time in more than thirty years, the house offers a rare opportunity to experience a remarkably intact example of Pasadena modernism.

PROPERTY INFORMATION

Oak Knoll House
David Stringer, AIA
1963

832 Canon Drive
Pasadena, California

4 Bedrooms
5 Bathrooms
3,492 SF Interior
22,446 SF Lot

Offered at
$3,790,000

ARCHITECTURAL FEATURES

Strong Central Axis
Choreographed Entry Sequence
Public and Private Wings
Parquet Flooring
Brick Fireplace
Raised Hearth
Original Aluminum Sliding Doors
Period Lighting
Integrated Storage
Pool
Landscape-Driven Approach
Mid-Century Modern Planning

LISTED BY

Lexi Newman
@lexinewman

Syd Shook
@sydneyannajonez

STAGING

Odin and Friday

Considering this property?

Brian Linder, AIA and Mark H. Mendez would be happy to help represent you in the purchase.

VIDEO COLLABORATION

Brian Linder, AIA
Architecture Broker
THE VALUE OF ARCHITECTURE
Compass
@thevalueofarchitecture

Mark H. Mendez
@markhmendez

Video by Orlando Canelo Hernandez (@pb.mediafilm) of PB Media

THE VALUE OF ARCHITECTURE
Properties With Design Integrity.

@thevalueofarchitecture
@markhmendez

For more architecture and architect-designed homes for sale in Los Angeles, join the newsletter:
https://thevalueofarchitecture.com/join-newsletter

Subscribe for more tours of significant architecture, Mid-Century Modern homes, contemporary residences, and architect-designed properties throughout Southern California.

CHAPTERS

00:12 Introduction and Discovering Architect David Stringer
00:52 Architectural Influences and Mid-Century Modern Comparisons
02:20 Layout Linear Axis and Entry Experience
03:32 Public Wings and Private Bedrooms
03:59 Original Finishes Parquet Brick and Period Ceilings
04:43 Primary Suite Hidden Closets and Double Bathrooms
05:19 Lighting Raised Hearth and Original Aluminum Sliding Doors
06:44 Property Specs Listing Price and Agents
07:12 Boutique Staging by Odin and Friday
08:00 Final Thoughts and How to Share Architecture With Us

ARCHITECTURAL KEYWORDS

David Stringer architect, Oak Knoll House, Pasadena architecture, Pasadena Mid-Century Modern, California modernism, Craig Ellwood influence, East Coast modernism, Japanese influence architecture, architectural procession, central axis house, mid-century modern residence, original aluminum sliding doors, parquet flooring, brick fireplace, indoor-outdoor living, architect-designed homes Pasadena, Southern California modernism, architectural homes Los Angeles

#DavidStringer #OakKnollHouse #Pasadena #MidCenturyModern #CaliforniaModernism #LosAngelesArchitecture #ArchitecturalHomes #IndoorOutdoorLiving #ArchitectureTour #DesignIntegrity #TheValueOfArchitectureShow More

The Robinson Residence by Thomas Downs + Lester Bankhead in Jefferson Park

Thomas Downs + Lester Bankhead | Robinson Residence, 1954 Some of Los ...

Thomas Downs + Lester Bankhead | Robinson Residence, 1954

Some of Los Angeles’ most important homes belong to a quieter history.

Completed in 1954 for Dr. John and Doris Robinson, the Robinson ...Residence is believed to have been designed by Thomas Downs, with contributions from Lester Bankhead, one of the few Black architects practicing in Los Angeles during the Mid-Century era.

Set within Jefferson Park’s predominantly Craftsman streetscape, the home feels almost unexpected. Behind its understated facade is a beautifully preserved post-and-beam residence defined by warm walnut paneling, exposed structure, walls of glass, and a plan organized around light, landscape, and gathering.

A long entry sequence opens to a central atrium before expanding into interconnected living spaces. Original built-ins, pegboard cabinetry, conversation seating, and extensive millwork remain intact, offering a level of authenticity rarely found today.

More than seventy years later, the Robinson Residence stands as both an architectural time capsule and an important piece of Los Angeles cultural history.

2813 5th Avenue
Los Angeles, CA 90018

Property Details
Main House
3 Bed | 3 Bath
2,526 SF
7,508 SF Lot

ADU
Studio | 1 Bath

Offered at $1,799,000

Video Shapters:
[00:16] Introduction & Neighborhood History — A look at the Robinson Residence and the historic transition of the Jefferson Park and West Adams neighborhoods.
[02:41] The Architect & Mid-Century Design — Discussing Tommy Downes, the mid-century modern aesthetic, and the influence of early Black architects like Paul Revere Williams.
[04:01] The Terrarium Skylight — Exploring the unique triangular terrarium and planter at the center of the home.
[05:06] Fireplace & Original Architectural Details — A breakdown of the original wood-burning fireplace, walnut cabinetry, and preserved structural elements.
[06:15] Touring Historic Homes — The hosts discuss their passion for exploring architecturally significant, off-market properties.
[07:18] Property Specs & Listing Details — A review of the "cheat sheet," including the 3-bed layout, ADU, square footage, and the $1,799,000 listing price.
[08:46] Favorite Features — The hosts share their favorite parts of the home, including the warm wood paneling and an original photo of Dr. Robinson.
[10:03] Neighborhood Diversity & Conclusion — Thoughts on the strong integration and diversity of Jefferson Park, plus closing remarks.

Listed by
Karlyn Nelson
@karlynnelson

Lacy Register
@lacyregisterrealty

Video Collaboration
Brian Linder, AIA
Architecture Broker
THE VALUE OF ARCHITECTURE
Properties With Design Integrity
COMPASS
@thevalueofarchitecture

Mark H. Mendez
@markhmendez

Considering this property? Brian and I would be happy to help represent you in the purchase.

If you appreciate architect-designed homes like this one, subscribe to explore more significant architecture across Los Angeles.

Brian Linder, AIA is an Architecture Broker specializing in the sale of architect-designed homes across Southern California through THE VALUE OF ARCHITECTURE.

#LosAngelesArchitecture
#PostwarModernism
#PostAndBeam
#MidCenturyModernShow More

WAll information is provided by the licensed REALTOR®/Broker/Agent. This information is not verified for authenticity or accuracy and is not guaranteed. This website is not responsible or liable in any manner for any content posted herein or in connection with our services. Information is not guaranteed and must be confirmed by the end-user.

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01991628. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to the accuracy of any description. All measurements and square footage are approximate. If your property is currently listed for sale this is not a solicitation.

Two Modernist Homes on One Pasadena Street | Lawrence Test + Theodore Pletsch

DRE 01248728

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