A Hawaii Loa Ridge home designed by Architect Fritz Johnson in 1993 has been completely remodeled by Johnson in collaboration with the new owner and is currently offered for sale by Locations Realtor Dolores Bediones. The luxurious, remodeled home, located on a 13,407 square foot lot at 1169 Ikena Circle, won top honors in the Building Industry Association’s 2014 Renaissance Awards competition. The original one-story home was transformed into a two-story indoor/outdoor home with nearly 6,000 interior square feet augmented by more than 2,300 square feet of lanai and deck space. With a total of four bedrooms and four and a half baths, the spacious home includes a chef’s kitchen, family room, library with surround sound, guest suite, living room and master suite both with 16-foot ceilings all on the lower level. His and hers offices with custom built cabinetry, exercise studio, and professionally designed, sound-proofed media room with theater seating and state-of-the-art sound and projection equipment share the upper level. The property is priced at $4,850,000 and shown by appointment only.
Architect’s Design Statement
First, the home is located on one of the better lots on Hawaii Loa ridge. A flag lot, it benefits from its distance from the street, has few surrounding neighbors, and overlooks panoramic, unobstructed views. It was designed so every habitable room would have a view, access to outdoor lanai space protected from the wind, and potential for future second floor addition. The 600 square foot swimming pool and deck were positioned both for protection from the wind and unobstructed views.
A contemporary design and single level plan met my original client’s aesthetic taste and needs. However, it did not meet the needs of the new owner, who nevertheless had the vision to see how a second floor addition would result in a home that would meet all their space requirements. Because the owner had previous experience in designing and building a new home, could read and understand drawings, understood architectural and contractor terminology, and was talented in both architectural and interior design, the whole process from beginning to end was an Owner/Architect team project.
The bones of the house were good. A great start, but there were unknown conditions that had to be worked around. Redesigning all the interior rooms of the existing house included removing and relocating some walls and adding and increasing lanais so that all rooms would have adequate lanai space. Basically, we gutted the interior or the house which involved removing exterior windows and doors as well as a major portion of the roof.
After removing all existing floor coverings, we adjusted the concrete substrate with mortar bed so that all new floor finishes (tile, stone, and wood) would be level and flush with each other. A new spiral stairway to connect the two floors was lifted by crane and dropped through a hole in the roof with minimal clearance. A new typical Island-style pitched roof was then added.
This is a house with a multitude of details that had to be designed and coordinated with all trades. The project was critical, demanding, time consuming, and at times frustrating. All tradespeople and craftsmen involved, who were more than competent, were proud as the completed project evolved into the masterpiece that matched the owner’s vision.
—Fritz Johnson Fritz Johnson One of Hawaii’s most prominent, prolific, and honored architects, Fritz Johnson is represented throughout Oahu by single family residences, multi-family homes, and commercial projects. His services have included consultation for on site acquisition and planning, schematic design from construction to move-in, and interior design services. After graduating from the University of Washington with a Bachelor of Architecture degree in 1966, he continued studies in Social & Urban Planning at the University of Helsinki and University of Manchester, England. Archeological research took him to Central America, Greece, Italy, Egypt, and Southeast Asia. He is licensed in Washington State, California, and Guam as well as Hawaii. He has served on numerous committees concerned with housing issues in the community.