Location: 1110 Ingraham Street
Function: Mixed-Use | 334 Units | 15,175 SF Retail
Developer: RAD Management | The Martin Group (http://www.themartingroup.com/index.html)
Architect: N/A
Completion: N/A

http://farm4.static.flickr.com/3276/2551678511_cfec8a32e5_o.jpg

http://www.angelenic.com/images/ingraham2.jpg

http://www.angelenic.com/images/ingraham3.jpg

http://www.angelenic.com/images/ingraham4.jpg


1110 Ingraham Advancing (http://www.angelenic.com/1110-ingraham-advancing/)

By fridayinla
November 8, 2007

On my walk home from work this evening, I was excited to see demolition scaffolding has been erected around a vacant single-story retail building (http://www.flickr.com/photos/fridayinla/1572185615/) on the northwest corner of 7th and Bixel in City West. “SOLD” signs were posted on the dilapidated structure earlier this summer.

After some heavy research with Rico tonight, we’ve discovered that the demolition marks the first step in the development of the fully entitled mixed-use 1110 Ingraham (rendering above).

According to the most recent information available, the project will include a 15-story residential condominium tower fronting Ingraham on the north (currently a surface parking lot). Retail will be housed in a smaller structure at 7th and Bixel, replacing the old building currently being demolished.

http://www.angelenic.com/images/genorthsouth.jpg

The L-shaped site covers nearly the entire north and east sides of the block bounded by Ingraham, Bixel, 7th and Lucas. Once demolition work is complete, we expect to see groundbreaking and site clearing soon thereafter.

According to the Department of City Planning, the project is described as “334 residential condominium units and approximately 15,175 square feet of commercial space.” It will contain a total of 545 parking spaces between “two buildings separated by an alley.”

Behind the development is a partnership between RAD Management and The Martin Group (http://www.themartingroup.com/pages/portfolio/lucas.html) (RAD-TMG II, LLC), the team also behind the conversion of 1100 Wilshire (http://www.livingabovela.com/), which is located across the street to the north.

City West’s “Problem Block”

1110 Ingraham will revitalize one of City West’s most unattractive and under-utilized blocks, which I have labeled the “problem block.” It currently contains two run-down low-income motels, neglected surface lots and vacant single-story retail.

On my walks to work in the morning, I often see prostitutes and drug dealers loitering around the motels facing 7th Street, which act as a refuge for the illicit activity.

http://farm2.static.flickr.com/1008/1352144755_8d695c4501_b.jpg

The redevelopment of this block is crucial to the repositioning of City West as a major residential hub for Downtown Los Angeles. Its location at 7th and Bixel is the gateway to the neighborhood traveling west on 7th Street from the Financial District.

Another residential development in the works for the southwest portion of the “problem block” is Lucas One, at 7th and Lucas. Hi Point Development has proposed a seven-story condominium structure, slated to contain 117 units and approximately 7,500 square feet of retail space. Groundbreaking is expected early next year.

http://farm3.static.flickr.com/2392/1911507409_d0ebaf88d2.jpg

Another development, this is great. I just wish that it was a little bit bigger, but I can't complain. At least it's in City West and that area could use a few projects.

The rendering looks really nice... this is much better than what currently exists on that parcel. In regards to size, I think it looks to be about right.

Glad this is going to fill that block rather than another Viscoci, or whatever its name is. Great!

^ There is Visconti, Medeci, Piero, and Orsini (I think there is about 2 of each). All of them gigantic and ugly.

In any event, Lucas is a perfect infill project for City West. It has a good design and will clean up that crappy block.

^ There is Visconti, Medeci, Piero, and Orsini (I think there is about 2 of each). All of them gigantic and ugly.

In any event, Lucas is a perfect infill project for City West. It has a good design and will clean up that crappy block.

I totally agree, and it has a little elevation also, this area could use a few more projects of this size and scope.

December 2, 2007

http://farm3.static.flickr.com/2322/2082199373_4da1ed88bb_b.jpg
From Flickr, by fridayinla

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From Flickr, by fridayinla

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From Flickr, by fridayinla

Tear down that wall!

Those last two pictures remind me of what San Diego looks like (more like La Jolla). Everything is new and it tries to copy some architecture from Italy. I have no idea what that kind of architecture is called, but meh. Hopefully Lucas will bring about some real architecture to that area's residential lofts.

Those last two pictures remind me of what San Diego looks like (more like La Jolla). Everything is new and it tries to copy some architecture from Italy. I have no idea what that kind of architecture is called, but meh. Hopefully Lucas will bring about some real architecture to that area's residential lofts.

I believe its called shitty architecture!

http://www.angelenic.com/images/ingraham1.jpg

Final Renderings.

New renderings and info.

From angelenic:

http://www.angelenic.com/images/ingraham1.jpg
http://www.angelenic.com/images/ingraham2.jpg
http://www.angelenic.com/images/ingraham3.jpg
http://www.angelenic.com/images/ingraham4.jpg
http://www.angelenic.com/images/ingraham5.jpg

Final renderings for the new 17-story residential tower at 1110 Ingraham Street - now branded as Residences @ Bixel - are complete. The sleek design culminated as a concerted effort between three Los Angeles architecture firms: SLAB, Archeon and Gensler LA.

Demolition work should be complete this week on the old retail structure at the northwest corner 7th and Bixel to make way for the new development. Ground-breaking is planned for July 2008 and should wrap in mid-2010.

The mixed-use project will contain 334 luxury condominium units in the main structure and approximately 15,175 square feet of commercial space in the ancillary building stretching out to 7th. Both structures will replace surface parking lofts on an L-shaped site adjacent to 1100 Wilshire in the City West neighborhood of Downtown LA.

Korean developer ShinYoung is now helming the project. A source close to the project says pre-sales began last month in South Korea.

Am I the only one who favors the old design to the new one?

^ Yep. The new design is much more appealing and more interesting than the old one. The new design echos Park Fifth (balconies), Vero (size and shape), and 1100 Wilshire (color).

I did like the old rendering though but either design would be better than what was there before.

Am I the only one who favors the old design to the new one?

Nope, I liked the old one better. This one seems dated to me... and it hasn't even been built yet.

That area is fugly.

new one is better

Nope, I liked the old one better. This one seems dated to me... and it hasn't even been built yet.

Agreed. It looks incredibly cheap.

Anyways...the title of this thread needs to be changed to Residences @ Bixel | 17 fl | Prep in order to reflect the new name and height of the project.

Nope, I liked the old one better. This one seems dated to me... and it hasn't even been built yet.

I'm not sure I like either one.

The old one definitely has more of a suburban feel to it and I think is better suited for Miami than L.A. The dated look of the new one, which practically screams 1970's architecture isn't that much better either. For Christ's sake! It looks more like an engineering/science building you'd find at some state college than it does a residential building. Totally functional but entirely boring. Maybe it has something to do with the podiums? The same reason why I'm not a fan of Luma or Eleven. I guess If I really had to chose, I'd give a slight edge to the old one.

^ Elleven and Luma don't sit atop parking podiums.

Besides, parking podiums are all too common nowadays. People want a more urban lifestyle, yet at the same time, don't want to give up the comfort of their own private vehicle.

For Christ's sake! It looks more like an engineering/science building you'd find at some state college than it does a residential building.

Gawwwwwd!! Are you reading this, you idiot, half assed architects! WE DON"T LIKE IT! I didn't know Cal State had an annex downtown! Better yet, take that little roof top 'thing' and slap a "HOLIDAY INN" signage on it, then blow up the other one on Fig. This is supposed to be downtown development, right? Dammit! :cheers::cheers::cheers::bash::bash::cheers::lol::lol::cheers::bash::ohno::lol::ohno::bash::ohno::lol::lol:

^ Elleven and Luma don't sit atop parking podiums.

Besides, parking podiums are all too common nowadays. People want a more urban lifestyle, yet at the same time, don't want to give up the comfort of their own private vehicle.
^^
Agreed.

The only way Angelenos can truly embrace the urban lifestyle is discouraging this type of design, which offers its residents nothing more than a pseudo-urban experience. As long as there's a parking lot underneath, people will continue to isolate themselves inside their private vehicles, forsaking any chance of taking public transit, much less other options such as walking..which totally devoids the street of any life.


I guess I just don't find podiums generally appealing at all(whether they are parking podiums or not).

Gawwwwwd!! Are you reading this, you idiot, half assed architects! WE DON"T LIKE IT! I didn't know Cal State had an annex downtown! Better yet, take that little roof top 'thing' and slap a "HOLIDAY INN" signage on it, then blow up the other one on Fig. This is supposed to be downtown development, right? Dammit! :cheers::cheers::cheers::bash::bash::cheers::lol::lol::cheers::bash::ohno::lol::ohno::bash::ohno::lol::lol:

^^
:lol::lol::lol::lol:

milquetoast, exactly my thoughts when I saw the rendering. :lol:

Well, I could take either one, (the design) i'm more for what it will do for the area, and how it will block the parking structure part of the 1100 Wilshire building, and at 17 floors it will be the same general height.

As i've said before, this area could surely use more projects of this size, and it will (hopefully) help spur more development for this area.

Gawwwwwd!! Are you reading this, you idiot, half assed architects! WE DON"T LIKE IT! I didn't know Cal State had an annex downtown! Better yet, take that little roof top 'thing' and slap a "HOLIDAY INN" signage on it, then blow up the other one on Fig. This is supposed to be downtown development, right? Dammit! :cheers::cheers::cheers::bash::bash::cheers::lol::lol::cheers::bash::ohno::lol::ohno::bash::ohno::lol::lol:

:ohno:

:yes:

December 8, 2007

http://farm3.static.flickr.com/2062/2096802032_a21df456ce_b.jpg
From Flickr, by fridayinla

http://farm3.static.flickr.com/2346/2096025999_62e04d3ec5_b.jpg
From Flickr, by fridayinla

^^
Agreed.

The only way Angelenos can truly embrace the urban lifestyle is discouraging this type of design, which offers its residents nothing more than a pseudo-urban experience. As long as there's a parking lot underneath, people will continue to isolate themselves inside their private vehicles, forsaking any chance of taking public transit, much less other options such as walking..which totally devoids the street of any life.


I guess I just don't find podiums generally appealing at all(whether they are parking podiums or not).
Other ways of getting people out of their cars: Toll roads, congestion pricing, cab culture, worsening of traffic and providing parking but with a much lower minimum. I believe almost all of the modern condo buildings built in older cities e.g. NYC, Chicago all have some sort of parking availability. I'm not against parking altogether in buildings, what I would like to see are lower parking minimums and/or parking maximums. I wish I had some place to store a car cheaply while living in NYC, just to get away from time to time. Living completely without a car in NYC didn't make me feel more urban it made me feel trapped. But my fault was not getting to know the car share agencies that would have sweetened my life up a bit. If I ever do move back to NYC I will defitnetly have a Zipcar account as soon as I land.

We already have that kind of thing in LA. Flexcar, I've already applied for it, and I plan to use it when I'm moving my stuff back home for winter break.

December 16, 2007

http://farm3.static.flickr.com/2311/2116657743_90ff4acb9a_b.jpg
From Flickr, by fridayinla

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From Flickr, by fridayinla

http://farm3.static.flickr.com/2402/2117434642_4c855da061_b.jpg
From Flickr, by fridayinla

Residences @ Bixel Project Down-Sizes, Goes Rental (http://www.angelenic.com/residences-bixel-project-down-sizes-goes-rental/)

By Stephen Friday
June 5, 2008

It seems no construction project is immune to the wrath of tough market conditions. Global powerhouse Shin Young company (http://www.shinyoung21.com/en/intro/intro.sy?act=message), developer of the Residences @ Bixel, has moved the soon-to-start project back to the drawing boards.

A source close the project informs angelenic that the 17-story residential tower — proposed for the vacant lot at 1110 Ingraham Street (http://www.angelenic.com/images/genorthsouth.jpg) in City West — is being adapted to match demand in Downtown’s shifting housing market.

“The project has been through a complete change. It will become an apartment and will be scaled down,” we’re told.

Even though site preparation began in November when a blighted retail structure (http://www.angelenic.com/city-west-bids-good-riddance-to-slummy-retail/) on the corner of 7th and Bixel was demolished, actual construction will not take place this summer as anticipated.

“It will take a quite while to redesign and get the entitlement and so on. I don’t think the owner wants to disclose more at this point. It seems that the owner itself didn’t make a clear decision yet,” our source continues.

With that, we file this one under “check back in a couple years.”

-Construction Site Aerial (http://www.angelenic.com/images/genorthsouth.jpg)

-city west bids good riddance to slummy retail (http://www.angelenic.com/city-west-bids-good-riddance-to-slummy-retail/)
-final renderings for 1110 ingraham surface (http://www.angelenic.com/final-renderings-for-1110-ingraham-surface/)
-1110 ingraham advancing (http://www.angelenic.com/1110-ingraham-advancing/)

LASF, could you change the title of this thread to "Residences @ Bixel | 17 fl | On Hold"?

Until the new floor count is officially released, we'll keep it at 17 floors.

GOOD! If it's a good, strategic location, I don't want it to be a victim of marketplace pussydom! Sell the land to someone who gives a ____! :)

I don't want City West to be a warren of low-rise, nursing home condominiums. These are locations right off the freeway, there's no reason for that area to succumb to laziness. I want towers on both sides of the Harbor. Low rise crap steals precious land (Century City anyone?) from more intelligent, more logical development. Should be called 'condo-minimums'!