Havenhurst Aparments
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Client:
West Hollywood Community Housing Corporation

1435 Havenhurst Drive
West Hollywood, CA

3 stories, 24 units
25 parking spaces
31,124 sq ft
Cost: $3M

WHCHC's intent was to achieve a more integrated building than our other special needs projects, occupied by people living with a wide variety of disabilities. Thus, the challenge was to secure financing that restricted most of the project to low-income disabled households, but avoided any further designation.

Because all planning approvals in West Hollywood are discretionary, the entitlement process was run like a political campaign. By the end of the yearlong process, Board Members and supporters had canvassed the surrounding community several timesÑtalking to neighbors, handing out fact sheets and brochures, gathering signatures on a petition to City Council, and recruiting participants for public hearings. People on WHCHC's wait lists were asked to write support letters and endorsements were secured from local community organizations. Despite contentious hearings and Council meetings the project was approved with few design compromises.

The Historic Preservation Commission decided that although the house played an important role in telling the history of West Hollywood, we could demolish the structure if we put up a commemorative plaque. That plaque can be seen today on the gatepost at the project's entry.

The building could not be within 100 feet of an active fault. Seven holes, each 120-feet deep, were drilled by special rigs at various locations. Despite drilling on adjoining properties and drilling in the middle of several busy streets, we never did find the fault. Geologists determined that we were outside the danger zone, which allowed us to proceed.

Neighboring buildings are classic, 1920's Spanish/Moorish courtyard style. Project architects, Killefer Flammang Architects decided to blend with the neighborhood context by choosing an early modernist tradition, emphasizing natural materials, horizontal design elements, and cantilevered trellises over balconies and entryways. The project's courtyard was located on the side of the property adjacent, thus increasing the distance between the two structures.

Two large sycamores influenced site planning. To save the trees, the building would have to start twice as far back from the street (30 feet) as is typical for the neighborhood. The City granted a variance to allow the building to move into the rear setback to provide a larger footprint for the project which created a large, gracious area in front — diminishing the impact of the project's mass from the street. The project was approved with strong praise by the City's design review and planning commission.

WHCHC's residents often comment that they don't use their air conditioning because of the high cost of cooling their units. Energy efficiency was therefore an important objective and the project was designed to exceed "Title 24" conservation requirements by at least 15%. Despite a tight development budget a number of energy conserving features were included. All of the project's windows are e-coated and double glazed. There is extra insulation in the building's ceilings and walls. Each apartment has ceiling fans in the living room and bedroom and windows are intentionally placed to allow for cross ventilation.

WHCHC was able to work with project lenders to keep the definition of "disability" in the project's regulatory agreements as broad as possible. The project's initial occupancy surpassed the objective of an integrated population. Havenhurst's occupants include seniors with different kinds of mobility disabilities, both seniors and working-age households living with mental illness, working-age residents living with HIV/AIDS and a resident who is legally blind.

Wave Crest Apartments
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Client:
Community Corporation of Santa Monica

702 Pico Boulevard,
Santa Monica

4 stories, 20 units
20,000 sq ft
Cost: $2.4M

Designed for the Community Corporation of Santa Monica, the Wave Crest Apartments brings twenty units of low-income family housing to a busy urban neighborhood on Pico Boulevard. Ten two-bedroom units and ten three-bedroom units in four stories over subterranean parking are configured around a courtyard with a small playground, seating, outdoor dining area, and landscaping. The building features trellises at individual unit patios and in the courtyard. Each unit has a unique floor plan, providing a diversity of living arrangements that are a welcome and needed departure for low income housing. Some larger units are arranged townhouse style with two stories. A community room on the first floor provides multipurpose space.

New Hope Apartments
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Client:
Project New Hope

1637 Appian Way,
Santa Monica

3 stories, 25 units
20,500 sq ft
Cost: $2.8M

The Rick Weiss New Hope Apartments provide affordable housing to very low-income HIV-positive persons. Developed by Project New Hope, funding came from the AIDS ministry of the Episcopal Archdiocese, federal HOPWA funds from the County and City of Los Angeles, the City of Santa Monica, and a grant from US Trust. Killefer Flammang Architects executed the project in cooperation with Ralph Mechur Architects.

The project sits on a steeply sloped site near the Santa Monica Pier and the Third Street Promenade, and offers beautiful views of the nearby beachfront. Previous affordable housing on the site had been demolished after being irreparably damaged in the 1994 Northridge earthquake. Thirteen one-bedroom and twelve two-bedroom units are arranged in a U-shape around a series of courtyards opening to the ocean to the west. Units feature in-room washer/dryers, dishwashers, private patios or balconies, and wheel-in showers in second bathrooms of two-bedroom units; all units are disabled-accessible and adaptable. Two meeting rooms are provided at deck level. The site is fully landscaped with xeriscape planting.

The New Hope Apartments were nominated for the 1999 Project of the Year by the Southern California Association for Non-Profit Housing.

The Union
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Client:
Heisman Group

760 Spring Street
Los Angeles

12 stories, 91 units
135,000 sq ft

Cost: $10M

Built in 1921 by the Union Bank and Trust Company, the 12-story Renaissance Revival Style tower located at the corner of 8th & Hill will be converted into 91 apartments on floors 2 through 12 with continued retail use on the first floor. The existing historic bank vault located in the basement will be converted into a bar and restaurant. The project has a wide range of unit types: studios, 1 bedrooms, 2 bedrooms and 2-story penthouse units with private roof top sundecks at the top floor. Unit plans with barn style doors are open and flexible to allow residents to personalize their space. Stainless steel appliances and granite counter tops adorn the kitchens while the bathrooms offer custom vanities and deep soaking tubs.

Edward Hotel
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Client:
Skid Row Housing Trust

715 E. 5th St.,
Los Angeles

3 stories, 47 units
Cost: $1.6M

The Edward Hotel is a 47 room rehabilitated SRO hotel for Skid Row Housing Trust. The 3-story brick masonry building is located on 5th Street, just east of downtown Los Angeles.

A common kitchen, lounge, manager's unit and guest rooms were added on the first floor around new light wells; the second and third floors were reconfigured for light and access. Existing precast concrete details were reinterpreted and set into the new portions of the front elevation. Combined with the brightly painted stucco walls and ceramic tile wainscot, the new pedestrian level portion of the facade is both colorful and durable.

Old Bank District Loft Apartments
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Client: Gilmore Associates

San Fernando Building
400 S. Main St.,
Los Angeles
8 stories, 70 units
Cost: $5M

Hellman Building
410 S. Spring St.,
Los Angeles
7 stories, 110 units
Cost: $9M

Located on Fourth and Spring Streets in downtown Los Angeles, the Old Bank District Loft Apartments converts over 400,000 square feet of historic office buildings into 235 apartments. The project consists of three 1910 era bank buildings -- the eight-story San Fernando Building, the six-story Hellman Building, and the twelve-story Continental Building. Gilmore Associates, the client, sees the project as the new home for "urban pioneers" wanting to live in provocative spaces in a revitalized downtown. Individual units are open plan, with the kitchen and bathroom in a central module. Restaurants, a market, and convenience shops are at street level.

The project required rigorous approval and permitting processes from HUD and the City of Los Angeles. Killefer Flammang played a key role in clearing these reviews and in keeping the owner on track with funding and occupancy deadlines. A team relationship with the contractor enabled us to keep the project on schedule, despite the complexities one would expect from a multi-building renovation of this scale.

btw, the floor on last pic seems need repaint or over the new marbles.

Barbizon Hotel
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Client:
Neighborhood Effort

1927-1931 W. 6th St.
Los Angeles

4 stories, 55 units
51,600 sq ft

Cost: $1.9M

Renovation of an existing rundown Single Room Occupancy hotel into new apartments for low and moderate income families with retail facilitites on the ground floor. The exterior facade will be cleaned up and returned to the building's original design, while all new materials will be provided on the interior.

very good!

Rowan Building
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Client:
Gilmore Associates

460 S.Spring St.
Los Angeles

13 stories, 209 units
230,167 sq ft Cost: $13M

Located in the downtown historic corridor, the Rowan Building was built in the early 1900s as an office building. The 13 story hollow clay tile core building, clad in face brick and terra cotta, will become live/work rental units with retail on the ground floor. Most historic elements, such as original doors, windows, marble corridor walls and floor, and moulded plaster ceilings will be preserved and rehabilitated.

Santa Fe Building
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Client:
KOR Group

121 E. 6th St.
Los Angeles

8 stories, 103 units
129,040 sq ft

Cost: $8.8M

Known for its prior tenant, the Atcheson Topeka and Santa Fe Railroad, the Santa Fe Lofts consists of two Beaux Arts buildings built in 1907 and 1917. One hundred and three additional residential loft units, ranging from 535 to 1500 square feet in area, were added to the twenty-nine existing live/work lofts converted in 1993 under the City's Artist in Residence Ordinance. The William G. Kerckhoff Building Annex is significant for its architectural integrity and quality, its design by a prominent local architectural firm, its association with one of California¹s most influential industrialists, its historic association with an economically important industrial concern- the Santa Fe Railroad, as a stylistic and representative example of commercial architecture in Los Angeles during this period, and for its consistency in architectural style, period, and scale with neighboring structures in the Central Business District, contributing to a unique sense of time and place. In 1907, William G. Kerckhoff, one of the most important industrialists and financiers in California, commissioned the prominent Los Angeles architecture firm of Morgan and Walls to design the William G. Kerckhoff Building, a Beaux-Arts style commercial building located at the northeast corner of Main and Sixth Streets in downtown Los Angeles. Ten stories in height, the reinforced concrete structure is clad in white terra cotta tile. The building is vertically organized into three parts: a base, a shaft, and a capital. Typical of the Beaux-Arts style, the base of the building includes the ground level and second story. In 1916, Kerckhoff commissioned Morgan, Walls, & Morgan to construct the Annex to the east. The Kerckhoff Building and Annex is important in documenting the early commercial work of the prominent Los Angeles-based architecture firm; through a series of partnerships, Morgan and Walls¹ history can be traced to the architectural practice established by Ezra Kysor in 1868. In 1933 the Santa Fe Railroad purchased the Kerckhoff Building and Annex, commonly known as the Santa Fe Building and Annex, and became the major tenant for over fifty years. The presence of the Santa Fe Railroad greatly contributed to the growth of Southern California, economically, socially, and politically. The adaptive reuse project renovated 29 existing artists lofts and converted the adjacent light manufacturing building into 103 open plan apartments. This project is unique for the maintenance of the historical characteristics of the building, including corridors, doors, and transoms. In the Santa Fe Building corridors retain their identity as public spaces; new corridors were designed to accommodate egress. Work began in March 2001 and was completed in December 2004. All work, including rehabilitation and renovation of existing features from 1907 and 1916, met the Secretary of Interior¹s Standards: The façades, clad with terra cotta and white glazed brick, were in fair condition. The exterior was washed and cracks were repaired as necessary. Windows were preserved, repaired, cleaned, and repainted. The existing structure of poured in place concrete was seismically strengthened with concrete shear walls that run the full height of the building. The shear walls were located to have minimal impact to the historic fabric of the building. Non-original materials were removed from the corridor floors. Tiled floors were repaired as necessary and cleaned with the gentlest means possible. Passenger elevator lobbies were preserved; wire glass panels were exposed at elevator cabs. Historic light fixtures were preserved where possible. Public restrooms on floors 2 through 7 were reused as laundry rooms. Sinks, toilets, and stalls were removed but tile on floors and walls was preserved. Public restrooms on the ground floor were rehabilitated to provide disabled access. Where possible the historic doors were reconfigured to accommodate unit entry doors. The transoms over doors and along corridor walls were retained and restored to allow light flow between the corridors and units. Santa Fe is opposite Cole¹s, the oldest continuously operated restaurant and bar in Los Angeles, and the Pacific Electric building, the main terminal for the Pacific Electric Railway. The Santa Fe Building is the first adaptive reuse endeavor to be completed on the corner of 6th Street which is being re-established as an artery of downtown Los Angeles. The project meets criteria for the National Register of Historic Places.

very good!

Thanks... :D

Very Nice!!!!

Check out what I found...

http://www.wheresmycondo.com

Check out what I found...

http://www.wheresmycondo.com


Hey it's very helpful!!!

Very Nice!!!!

No wonders that u made fun of me.

No wonders that u made fun of me.


Excuse me????

Excuse me????

Yea, u did that.

Yea, u did that.


:grouphug: Can we all just get along???

:grouphug: Can we all just get along???

You and klamedia was make fun of me for being live in Van Nuys, talk about alot of junk comment/nonsense comment on Van Nuys.

You and klamedia was make fun of me for being live in Van Nuys, talk about alot of junk comment/nonsense comment on Van Nuys.

:pet: Dude, your not serious........... You mean to tell me that your feelings were hurt???

This is pretty clever VansTripp, good idea

:pet: Dude, your not serious........... You mean to tell me that your feelings were hurt???

Nah, I just getting more sick of u for act like that.

Those are amazing. LA is all about style these days.

No wonders that u made fun of me.

He made fun of you??? I say we ban Ferneynism, now!

He made fun of you??? I say we ban Ferneynism, now!

This is unheard of, I did no such thing!

This is unheard of, I did no such thing!

Oh, yes you did! Bad boy, bad boy... :nono:

:tongue3:

Oh, yes you did! Bad boy, bad boy... :nono:

:tongue3:

I hope that u will be alright, not over by stupid metro bus. :)

Can't wait to see all of these projects finished.