Thesis Project: Corporate Live-Work Office by Crystal Piotrowski Lomeli

Cathay Bank Corporate Headquarters Live-Work Corporate Office Senior Capstone Project

Crystal Piotrowski Lomeli 420 Alpine St., Los Angeles Emma Price ARC 4611, Spring 2021

Table of Contents

I. Introduction A. Thesis Statement (250) B. Conceptual Image II.Research A. The Issue: Conceptual Basis for Design B. Building Location & Site (Major Code Info) C. Building Typology Studies (*3 from last semester) D. Catalog of Design Research (Diagram) E. Program Case Studies F. Building Program (Written and Graphic) III. Test Fits A. Site Design i. Location Plan ii. Site Plan B. Aerial Views C. Form and Program D. Building Plans E. Building Sections F. Building Elevations G. Building Systems Diagrams ii. Unit Natural Ventilation iii. Structural Elements iv. Facade System v. Natural Light vi. Building Natural Ventilation H. Enlarged Unit Plans I. Enlarged Wall Section + Elevation J. Descriptive Drawings K. Conceptual Drawings L. Narrative Drawings IV. Annotated Bibliography

3 3 4 5 18 24 28 36 40 00

Thesis Statement Redefining Live Work Units in a Post COVID-19 World Due to the recent pandemic many companies have had to rethink how, and in particular where, employees work. Many office jobs have moved to telecommuting from personal residences.1 Valuable workplace collaboration is lost when employees no can longer interact.2 This project seeks to prove that the decision to work from home or from the office is not an either-or decision. It proposes that a middle ground can exist that allows the employee and the company to benefit from a hybrid work environment. In an environment where work-from-home is the new normal, this project seeks to redefine the conventional corporate office through the introduction of live/work residential units. The company can benefit from the shared building cost while the employee-residents benefit through stable and affordable housing costs. By combining the historic typology of live/work residences with a corporate office, the benefit of both workplace environments can be retained. Cathay Bank was founded in the 1960’s to serve the minority community in DTLA. At the time, minorities were discriminated against when apply for bank loans, especially small business loans. Cathay bank served as a catalyst for many minorityowned small businesses. For this reason, Cathay Bank is important to the Chinatown community. Since its founding in the 1960’s Cathay Bank has grown to be an international bank, and with this growth it was forced to expand its corporate functions to a separate building presently the city of El Monte, CA. This project seeks to reconnect its corporate functions with its historic roots by relocating the corporate offices presently in El Monte to the site adjacent to the Historic Cathay Bank building in downtown Chinatown. Designing a corporate office in the midst of the pandemic gave an opportunity to question what our experiences in the pandemic meant for the future of the office building. Prior to the pandemic we had already observed a move away from the traditional office towards the creative office, but now we have moved away from the office entirely by working from home. This raises the question of how to programmatically reconcile work from home, (which is a historical typology of live/work units that has been explored before) and combing it with a corporate office function (which is not 1 Fogarty, Philippa, et al. “Coronavirus: How the World of Work May Change Forever.” BBC Worklife, BBC, 23 Oct. 2020, www.bbc.com/worklife/ article/20201023-coronavirus-how-will-the-pandemic-change-the-way-we-work. 2Streitfeld, David. “The Long, Unhappy History of Working From Home.” The New York Times, The New York Times, 29 June 2020, www.nytimes. com/2020/06/29/technology/working-from-home-failure.html.

traditionally a live/work building). What if, as a job benefit, the employees are provided with affordable housing in DTLA’s Chinatown? Reducing the need for a long commute and increasing productivity by bringing co-workers back together. By providing employees housing as an employment benefit, this mixeduse model works to mitigate the gentrifying effect of the new construction by not contributing to an increased cost in the residential market. All while also being conscious of the changing residential needs of the employees by providing flexible residential space so the employees can continue to comfortably live even if their family grows. And ensuring the residents have an abundance of private and shared greenspace for healthy living in post-pandemic world.

Thesis Statement Redefining Live Work Units in a Post COVID-19 World

Live-Work Concept

The Issue Addition to Histoic Cathay Bank and Pandemic Compliance Cathay Bank was founded in LA’s “New Chinatown” in 1962. Chinatown resident Chow Chan, along with financial backers, founded Cathay’s Bank to serve the Chinatown community, offering loans for small business startups owned by Chinese American immigrants that, at the time, large banks would typically refuse to serve.1 The bank has long since outgrown its Chinatown headquarters that was originally constructed in 1962 and is now served by a separate corporate office building a few cities away in El Monte. By removing this separation and creating a new Corporate Office adjacent to the historic bank, this project seeks to reconnect that historic Chinatown Headquarters of Cathay Bank to its corporate offices. Relocating the corporate office of Cathay Bank to a site adjacent to the original historic headquarters allows it to reconnect to its Chinatown roots. Additionally, this design aims to rethink the live/work experience in a way that is inclusive of the traditional office atmosphere and respectful of new safety considerations brought to light by the recent pandemic. This typology will also provide affordable housing for its employees.

email layover times. While retaining the central office format will retain office space real-estate costs work-from home employees do not incur.5 By creating a shared residential/office environment it would allow the bank to share the cost of maintaining the corporate building by renting space to the employees, while also providing employees affordable residential cost in DTLA’s Chinatown. This would attempt to mitigate the gentrifying effect of the new construction by not contributing to an increase cost in the residential market, all while allowing the bank’s building costs to be offset by the employees rent. This would include the restoration of the existing Cathay Bank building that was designed by Architect Gilbert Leong, who had an important impact on developing the architecture of Chinatown.6 While the bank does maintain its historic use as a Cathay Bank branch and headquarters it requires a careful evaluation of any other additions that were added after the period of significance This evaluation would follow The Secretary of the Interiors Standards for Rehabilitation. The standards state that “Alterations may include providing additional parking space on an existing historic building site; cutting new entrances or windows on secondary elevations; inserting an additional floor; installing an entirely new mechanical system; or creating an atrium or light well. Alteration may also include the selective removal of buildings or other features of the environment or building site that are intrusive and therefore detract from the overall historic character”.7 This would include the removal of night banking space that appears to be a very recent addition to the historic resource. For the new building, consider that “[An exterior addition] should be designed and constructed to be clearly differentiated from the historic building and so that the character-defining features are not radically changed, obscured, damaged, or destroyed”.8 This could be served by setting back the new construction away from the historic resource as well a following datum lines, using geometries or grid patterns created by the historic building that shows respect to the existing architecture without

While the work-from-home model has been embraced in response to the COVID-19 pandemic, the flaws in this model have not been addressed in a satisfactory way. Many companies who are moving their employees to telecommuting see it as a cost benefit; by allowing their employees to work remotely in their existing residences, they no longer need to pay for costly office spaces.2 However, by completely removing the traditional office environment productivity and workplace collaboration suffer, as the traditional office allows employees more opportunity for casual collaboration.3 These losses can be addressed by a hybrid office/residence model. This model retains parts of the traditional office, like proximity and interaction, and offering the same benefits of working from home, like zero commute, going home for lunch, and flexible hours. As a 2013 Yahoo company memo stated, “Some of the best decisions and insights come from hallway and cafeteria discussions, meeting new people and impromptu team meetings”.4 By having residential apartments with quickly accessible offices on a shared central office space, the architecture can create an environment where employees are more accessible to each other. This allows easy collaboration between colleagues and a potential for increase of productivity by reducing 1 Los Angeles Conservancy. “Cathay Bank | Los Angeles Conservancy.” Los Angeles Conservancy, www.laconservancy.org/locations/cathay-bank. 2 Fogarty, Philippa, et al. “Coronavirus: How the World of Work May Change Forever.” BBC Worklife, BBC, 23 Oct. 2020. 3 Streitfeld, David. “The Long, Unhappy History of Working From Home.” The New York Times, The New York Times, 29 June 2020, www.nytimes. 4 Streitfeld, David. “The Long, Unhappy History of Working From Home.” The New York Times, The New York Times, 29 June 2020.

5 Fogarty, Philippa, et al. “Coronavirus: How the World of Work May Change Forever.” BBC Worklife, BBC, 23 Oct. 2020. 6 Wimp, Marilyn. “Minority Banking Timeline. 1962: Cathay Bank.” 1962: Cathay Bank - Partnership for Progress, BOARD OF GOVERNORS OF THE FEDERAL RESERVE SYSTEM, 2015, www.fedpartnership.gov/minority-banking-timeline/ cathay-bank. 7 Grimmer, Anne E, and Kay D Weeks. “Introduction to the Guidelines.” The Secretary of the Interior's Standards for Rehabilitation, by W Brown Morton et al., U.S. Department of the Interior, National Park Service, Heritage Preservation Services, 1997, pp. XII. 8 Grimmer, Anne E, and Kay D Weeks. “Introduction to the Guidelines.” The Secretary of the Interior's Standards for Rehabilitation, by W Brown Morton et al., U.S. Department of the Interior, National Park Service, Heritage Preservation Services, 1997, pp. XII.

Zoning Analysis

Zoning Map Site Info Address: 420 Alpine St. Los Angeles, CA 90012 APNs: 0.223ac Acreage: 0.207 Parcel: 5408020006 Zoning: C2-2 Development Standards Permitted Uses (None Inclusive List): Any Use Permitted in C1.5 or C1 Limited Commercial Zone, R4, Restaurant, Drive In Theater or Food, Public Services, Medical Clinic, Church, Auditorium, Pool Hall, Art/Antique Shop, Sign Painting Shop, Homeless Shelter, etc. Lot Area: 9,044.0 sq-ft Front setback: None Side setbacks: None for Exclusively Commercial Use, For any part of building used as Residential min. 5ft plus 1ft for every story above two stories, max 16ft. Rear setback: None for any use other than Residential, For any part of building used as Residential min. 5ft plus 1ft for every story above two stories, max 16ft. Maximum Lot Coverage: Unlimited Minimum Open Space: None Minimum Landscape Coverage: None Building Height / Number of Stories: None Parking: 1:500sqft, total 120 Minimum Building Separation: 0 Standard FAR: 6:1 7

Assessors Map

Proposed Site 8

Figure Ground Unbuilt Space

Proposed Site Contextual Unbuilt Space 9

Figure GroundCo Plan

Proposed Site Contextual Unbuilt Space Excluding Roads 10

Figure Ground Site Plan RO

E FR

TE R

IUM

INE

HIL L

AD W

LLE

ING

EPO T

HB RO

AD OB ES T

FIG UE RO A

E AD

IGH

ALP

ELA

WH NE

INE ST

AVE

BARTLETT ST

ALP

INE

RT H

MA IN

ALAME D

ING

HILL

NE WH IGH

HIL

GR AN

KE R H I L L

E AV

STAD

NEL

WA Y

CESAR E CHAVEZ

AVE

Proposed Site Historic Resources Green Spaces Parking Lots/Empty Lots Context Buildings

Figure Ground Transportation Map RO

IUM

V HA

VIN

WA HIL

LLE

PR ING IGH

ST ALP

ELA

WH NE

INE

ST ST

AVE

BARTLETT ST

ALP

INE

N MA I H RT

HS RT

ALAME

ING

IGH NE

OR CH

RT NO

HILL CE

RO HB

HIL

N BU

KE R H I L L

RT HS

NEW

DEP OT

YA LE

D SA

AD OB E

FIG

STAD

NEL

CESAR E CHAVEZ

AVE

Proposed Site 5 Minute Walk Transit Stops 12

Scale 1:250

N. AY

15' AR

L RE

TIA

SID

5' RE

HIL

L SID

TIA

E SE

K, +1

R EA

120'0"

Y AB

E SE

L SID

X 16

TIA

E 2,

SID

5' RE

K, +1

2'0

R EA

Y AB

E 2,

X 16

. INE

81'5

ALP

Site Axon Site Access

1 2"

Proposed Site Site Access

PRODUCED BY AN AUTODESK STUDENT VERSION

1 2"

81'5

Photographic Collage

One Week Crime Map

Crime Rates

Source LA Times

Site Analysis

Aerial Map Program Options: This site has many allowed uses from a sign painting shop to a drive in theater, to a restaurant, a medical clinic, miniature golf, to a shelter for the homeless. Considering the current state of the world and the pandemic, I think it would be wise to explore any options that takes advantage of outdoor uses. I am intrigued by the idea of a drive in theater in LA, possibly a multi story one that can also accommodate pedestrian visitors with additional program above? Ideally the entire program will focus on serving the community. This would allow me to connect to Cathay Bank which was founded for exactly the purpose of serving an undeserved community.

The Location The crime maps indicate that the crime that is nearby is closer to the bus routes/metro stop. The site seems to be in the middle of a block or two that do not see much crime. This site is located within a 5-10 minute walk a major metro stop which is not too far. However, considering the location of much closer hospitality services there will need to be a considerable reason for people to walk from the metro to this site, instead of other closer services. It is my intention to focus on serving the existing community in the area, not to draw too many people in from outside. Depending on my final program, this may still be a concern. The vehicluar access is limited to one side of the lot facing Alpine Street. All loading and unloading as well as customer/resident access will need to use this access which limits the possible pedistrian use on the sidewalk (ie. outside dining).

Typology Study Six Case Studies: Diagrams / I top to bottom: Smithsonian National Museum of African American History/ Hollywood Roosevelt Hotel / The Standard: High Line NY

PRIMITIVE

TAPERED VOLUME

OPERATIONS

MULTIPLY

TAPER VOLUME

VOLUME

STACK

INTERSECT

STACK

SUBTRACTION

INTERSECT

ADDITION

SUBTRACTION

ADDITION

SUBTRACTION

STACK

ADDITION

FOLD

LIFT

FOLD

INTERSECT

STACK

MULTIPLY

VOLUME

INTERSECT

MULTIPLY

TAPER VOLUME

VOLUME

STACK

MULTIPLY

TAPER VOLUME

VOLUME

FINAL

STACK

EXTRUDE

LIFT

FOLD

EXTRUDE

LIFT

VERTICAL DISPLACEMENT

EXTRUDE

Typology Study Six Case Studies: Diagrams / II top to bottom: Kanchanjunga Apartments/ Sifang Art Museum, Nanjing / Wakefield Market Hall VOLUME

VOLUME

PRIMITIVE VOLUME

VOLUME

LINE VOLUME

LINE

FOLD

LIFT

SUBTRACTION

ADDITION

OPERATIONS FOLD

FOLD

LIFT

SUBTRACT

INTERSECT

SUBTRACT

PLANE

SUBTRACT

PLANE

RESULT

SUBTRACT

SKEW SUBTRACT

FOLD SUBTRACT

FOLD

SKEW

FOLD SUBTRACT

FOLD

VERTICAL DISPLACEMENT FOLD

FOLD

SUBTRACT

FOLD

ADDITION

FOLD

PLANE

EXTRUDE

SUBTRACT

SKEW LINE

FINAL

LIFT

SKEW

LINE

EXTRUDE

STACK

ADDITION

FOLD

ADDIT

ADDITION

VERTICAL

FOLD

ADDITION

Test Fit 01 Primitive: Plane Operations: Vertical Displacement, Fold, Addition PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

Test Fit 01 Primitive: Volume Operations: Fold, Vertical Displacement, Extrude

PRODUCED BY AN AUTODESK STUDENT VERSION

Test Fit 01 Primitive: Line Operations: Skew, Fold, Vertical Displacement

PRODUCED BY AN AUTODESK STUDENT VERSION

Test Fit 01 Primitive: Volume Operations: Subtraction, Addition, Stack

PRODUCED BY AN AUTODESK STUDENT VERSION

Test Fit 01 Primitive: Volume Operations: Intersect, Subtract, Result

Six Case Studies: Test Fits

PRODUCED BY AN AUTODESK STUDENT VERSION

Test Fit 01 Primitive: Tapered Volume Operations: Multiply, Stack, Intersect

Typology Study

PRODUCED BY AN AUTODESK STUDENT VERSION

Typology Study Six New Forms, siteless

Twisted Tower

Folding Planes

Divided Cantilever

Suspended Volumes

Extracted Cubes

Floating Volume

Typology Study Nine New Forms, on site

Twisted Tower Stacking, Twisting, Skew

Folded Planes Folding, Vertical Displacement

Divided Cantilever Volume, Split, Vertical Displacement

Suspended Volumes Plane, Fold, Vertical Displacement, Horizontal Displacement

Extracted Cubes Volume, Split, Subtraction, Addition

Floating Volume Volume, Vertical Displacement, Subtraction

Catalog Mass Relationship Additions to Historic Buildings

Key 1. York Theater Royal Renovation, England, 1744/2011 Ryan Matos. 2. Historic Chirch Extension, New Jersey, 1890/1995. Higgins Stieve Archiects 3. Media Library Extension, France, 2013. D’Houndt + Bajart.

4. Dresden Military History Museum, Germany, 2011. Daniel Libeskind. 5. Hearst Building Addition, New York, 2006/1928. Norman Foster. 6. Union of Romanian Archiects, Bucharest, Romania, 0000. Grigore Paucescu. 23

7. The Louvre Pyramid, Paris, France, 2011. I. M. Pei. 8. Carre d’Art, Nîmes, France. 1984. Norman Foster. 9. Jewish Museum, Berlin Germany, 2001. Daniel Libeskind.

Catalog

7. The Louvre Pyramid, Paris, France, 2011. I. M. Pei. 8. Carre d’Art, Nîmes, France. 1984. Norman Foster. 9. Jewish Museum, Berlin Germany, 2001. Daniel Libeskind.

PRODUCED AUTODESK STUDENT VERSION PRODUCED BYBY ANAN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY BY AN AN AUTODESK AUTODESK STUDENT STUDENT VERSION VERSION PRODUCED 24

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED PRODUCED PRODUCED BY BY AN AN AN AUTODESK AUTODESK AUTODESK STUDENT STUDENT STUDENT VERSION VERSION VERSION PRODUCED BY ANBY AUTODESK STUDENT VERSION PRODUCED BYAUTODESK AN AUTODESK STUDENT VERSION PRODUCED BY AN STUDENT VERSION

Mass Relationship Additions to Historic Buildings

Catalog Natural Ventilation Strategies

Key 1. RWE Headquarters Tower, Essen, 1996. 2. SanFrancisco Federal Building, San Francisco, 2007. 3. Torre Cube, Guadlajara, 2005.

4. Highlight Towers, Munich, 2004 . 5. 30 St. Mary Axe, London, 2004.

7. Manara UMNO, Penang, 1998.

6. Deutsche Messe AG Building, Hannover, 1999.

9. Kanchanjunga Apartments, Mumbai, India, 1983.

8. Commerzbank, Framkfurt, 1997.

Natural Ventilation Strategies

Key 1. RWE Headquarters Tower, Essen, 1996. 2. SanFrancisco Federal Building, San Francisco, 2007. 3. Torre Cube, Guadlajara, 2005.

4. Highlight Towers, Munich, 2004 . 5. 30 St. Mary Axe, London, 2004.

7. Manara UMNO, Penang, 1998.

6. Deutsche Messe AG Building, Hannover, 1999.

9. Kanchanjunga Apartments, Mumbai, India, 1983.

PRODUCED PRODUCED BY BY ANAN AUTODESK AUTODESK STUDENT STUDENT VERSION VERSION

8. Commerzbank, Framkfurt, 1997.

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION 26

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION PRODUCED BY AN AUTODESK STUDENT VERSION

Catalog

Program Case Study Core Bank Corporate Headquarters, Alley Poyner Macchietto Architecture, Omaha, 2018

Program Diagram Plan Square Footage list by program:

Cubical Conference Rooms Amenities Utilities Retail/Lobby

11,500 NSF 6,000 NSF 1,900 NSF 4,200 NSF 2,150 NSF

TOTAL NET TOTAL GROSS

25,750 NSF 43,100 GSF

26% 14% 5% 10% 5%

Net to Gross Ratio: (divide net/gross): 60%

Cubical/Offices Conference Rooms Amenities Utilities Retail/Lobby 27

Program Case Study Triodos Bank, RAU Architects, The Netherlands, 2019

Program Diagram Plan Square Footage list by program:

Cubical Conference Rooms Amenities Utilities Retail/Lobby Outdoor Mezzanine

113,500 17,000 2,800 10,800 1,000 34,500

NSF NSF NSF NSF NSF NSF

TOTAL NET TOTAL GROSS

179,600 180,400

NSF GSF

63% 9% 1.5% 6% 0.5% 20%

Net to Gross Ratio: (divide net/gross): 80%

Cubical/Offices Conference Rooms Amenities Utilities Retail/Lobby Outdoor Mezzanine 28

Program Case Study LSB Regional Headquarters, Domaine Public Architects, Lebanon, 2020

Program Diagram Plan Square Footage list by program: Cubical 10,350 NSF 49% Conference Rooms 3,000 NSF 14% Amenities 2,200 NSF 10% Utilities 2,250 NSF 11% Retail/Lobby 0 NSF 0%

TOTAL NET TOTAL GROSS

17,800 NSF 20,800 GSF

Net to Gross Ratio: (divide net/gross): 85%

Cubical/Offices Conference Rooms Amenities Utilities Retail/Lobby 29

Program Case Study Wesly 3434, Lorcan O’HerlihyArchiects, Culver City, 2021 (In Development)

Program Diagram Plan Square Footage list by program: Studio 7,100 NSF 11% 1 Bedroom 5,700 NSF 9% 2 Bedroom 6,600 NSF 10% Services 3,700 NSF 6% Lobby 0 NSF 0% Outdoor Amenties 13,400 NSF 22% Retail 32,200 NSF 52% TOTAL NET 55,300 NSF TOTAL GROSS 61,750 GSF Net to Gross Ratio: (divide net/gross): 90%

Studio 1 Bedroom 2 Bedroom Ammenties Services Lobby/Retail 31

Program Case Study Baltimore Station, Lorcan O’HerlihyArchiects, Detroit, MI, 2021 (In Development)

Program Diagram Plan Square Footage list by program: Co-habitation 12,600 NSF 8.5% Studio 38,600 NSF 26% Live/work Studio 7,500 NSF 5% 1 Bedroom 32,400 NSF 22% 2 Bedroom 6,200 NSF 4% Services 2,400 NSF 1.5% Lobby 500 NSF 0.5% Amenties Exterior 38,800 NSF 26.5% Amenties Interior 6,200 NSF 4% Retail 13,800 NSF 9.5% TOTAL NET 146,400NSF TOTAL GROSS 198,000 GSF Co-Living Studio Live/Work Studio 2 Bedroom 2 Bedroom Ammenties Services Lobby/Retail

Net to Gross Ratio: (divide net/gross): 73%

Program Case Study Around the Corner Grain, Eureka + MARU Architecture, Saitama, Japan, 2015

Program Diagram Plan Square Footage list by program:

Co-Living 1 Bedroom 2 Bedroom Services Lobby Amenties Retail

0 4,350 0 70 0 650 0

NSF 0% NSF 98% NSF 0% NSF 2% NSF 0% NSF 14% NSF 0%

TOTAL NET TOTAL GROSS

4,420 NSF 4,420 GSF

Net to Gross Ratio: (divide net/gross): 100

Co-Living 1 Bedroom 2 Bedroom Ammenties Services Lobby/Retail 33

Generic Building Program Bank Headquarters + Live/Work Residences Uses The addition historic Cathay Bank Headquarters would serve the employees in a re-imagined residential and corporate building. As employees in office jobs have adjusted to the at home office due to safety measures in the pandemic it has lead to questioning the necessity of working from an office. A Global Work-from-Home Experience Survey expressed that more that 80% of employees would prefer to work from home. Projects estimate that 30% of the workforce will continue to work from home at the end of 2021.(1) Looking at the existing and proposed typologies of live/work units simple adjustments to the typical floor plans can allow for co-workers to interact in a community, while providing the preferred work from home option. This typology would provide less expensive housing to the employees, reduce their need to commute even to in person meetings, and maintain health measures that better protect the employees health in the event of the continued present or future pandemics.

Users The users would be the employees of the Corprate office of Cathay Bank. This building would house their residential/ daily life needs. The user would have a kitchen, bedroom, and bathroom that would be private or shared between a limitied number of cohousing roommates within their unit. Each employee would also be provided their own office space connected to their residence circulation and ventilation. However this room would be visually connected to their coworkers offices through a visual connection. Monday-Friday Saturday-Sunday Diagram of User Activities Throughout The Day

Monday-Friday

Saturday-Sunday Personal Activities Work Activities 35

Generic Building Program Bank Headquarters + Live/Work Residences Live/Work Residences These would be typical residences, or co-habitation residences, with a designated office space. Incorporating those residences into the same building would allow easy collaboration between coworkers. For example: a residential floors could host a cohort of accountants that have overlapping responsibilities. This floor could also host a conference room adjacent to all of their offices so impromptu meetings or collaboration could happen. This space could also hold room for outdoor BBQ’s shared between the group so that after work community relationships could be buit as well. Bank Headquarters The bank headquarters would provide the necessary infrastructure like conference rooms, file storage, server rooms, lobby space, and typical bank teller space. The office portion would be integrated in the floors of the residential towers as indicated above.

(1) https://globalworkplaceanalytics.com/work-at-home-after-covid-19-our-forecast

Top-Down Programs (average of case-study + changes to program) Conference Rooms Retail/Lobby Utilities Daycare

8,400 NSF 1,000 NSF 4,000 NSF 1,750 NSF

14% 1.5% 6.5% 3%

Studio L/W Residence 1 Bedroom L/W Residence 2 Bedroom L/W Residence Co-Habitation L/W

11,200 NSF 5,600 NSF 4,200 NSF 5,450 NSF

19% 15% 9% 9%

Indoor Ammenties Outdoor Ammenties

2,400 NSF 4% 11,000 NSF 26%

TOTAL

44,000 NSF

Grossing Factor (NSF x inv net/gross) 73/27 TOTAL GROSS

60,000 GSF

Generic Building Program Modern Typologies of Live/Work Units Studio Live/Work Units 1. Lila Studio 2. Apartment 4D, Ottawa Ontario

Home Office 3. Project, Pittsburgh 4. Ma House, Charlottesville

Community 5. Falcon Art Community, Portland 6. Hunter’s Point Shipyard, San Francisco

Ground Floor Work Space 7. Home Cooking, East Lawrence 8. Project, Antwarpan

Residential Space Work Space 37

Test Fit Option 1 Subtle Stacking

TO PARKING BELOW

OPEN TO BELOW

LOADING DOCK AND PLAZA SPACE

COMMUTER LOBBY

RESIDENT LOBBY

EXIT PARKING BELOW

OPEN PLAZA SPACE FOR FAMERS MARKET OR OTHER COMMUNITY EVENTS

Option 1: Ground Floor Plan Circulation Strategy Option 1

Program Conference Rooms Retail/Lobby

Due to the vertical nature of the site, the main circulation stratigy will be vertical circulation. There will be a clear CATHAY BANK seperation between resident and non-resident circulation Commuter Offices and smaller bubbles of open space for interation between Resident Offices mini-communities within the building.

Studio 1 Bedroom 2 Bedroom Co-Habitation Indoor Ammenties Outdoor Ammenties Elevator

SQFT/Unit Unit Quanity 8,400sqft 10 1,000sqft 1 200sqft 200sqft

33 37

550sqft 600sqft 750sqft 2,400sqft 2,400sqft ------sqft

14 8 7 1 1 #

60sqft

Test Fit Option 1 Subtle Stacking

Offices/Conference Co-Living Residences Individual Residences Lobby MASSING BY PROGRAM SEPERATION Pro’s Allows separation and limited physical contact between departments. Creates community based workplace environment. Allows more interaction between resident employees than would otherwise be possible in (post-pandemic) work from home environment.

Program Strategy Option 1 This strategy would allow 1/3 of employees to live and work from the mixed-use tower. While 2/3 of employees would still need to commute from outside locations. Massing Strategy Option 1 This massing would divide the use spaces by employees by resident employees an non-resident employees.

Con’s Still requires a majority of employees to commute. Does not provide many residences. Requires a more stringent separation of spaces.

Test Fit Option 2 Lifted “L”

LOADING DOCK DN

RESIDENTIAL LOBBY/MAIL ROOM

CENTRAL LOBBY

OPEN PLAZA SPACE FOR FAMERS MARKET OR OTHER COMMUNITY EVENTS

IN DROP OFF ZONE

OUT N

Option 2: Ground Floor Plan Circulation Strategy Option 2

Program Conference Rooms Retail/Lobby

Due to the vertical nature of the site, the main circulation stratigy will be vertical circulation. There will be smaller bubbles of open space for interation between minicommunities/coworkers within the building.

Commuter Offices Resident Offices Studio 1 Bedroom 2 Bedroom Co-Habitation Indoor Ammenties Daycare Outdoor Ammenties Elevator

SQFT/Unit Unit Quanity 8,400sqft # 1,000sqft 1 200sqft 200sqft

0 45

550sqft 600sqft 750sqft 2,400sqft 2,400sqft 1,750sqft ------sqft

15 7 15 1 1 1 #

60sqft

Test Fit Option 2 Lifted “L”

Offices/Conference Co-Living Residences Individual Residences Lobby MASSING BY RESIDENCE ONLY PROGRAM Massing Strategy Option 2

Pro’s All location employees will not need to commute. Allows less contact between outside workers for health concerns. Provides micro communites within co-worker groups that can trancend workplace relationships.

This massing would focus around the separation of the residential unit and its associated work space. This would be done by sandwiching office program floors between two residential floors. Each residence would either have a stairwell up or down that would directly enter the individual office space. The office spaces on the same floor would then be visable to one another through transparent glass in order to encoruage interaction between coworkers that would not be possible through a typical work from home senario.

Con’s Limites interaction between co-workers at other offices. Requires a large space allocation to residential units. Does not accomidate as many employees

Test Fit Option 3 Shared Offices

TO PARKING BELOW

OPEN TO BELOW

LOADING DOCK AND PLAZA SPACE

COMMUTER LOBBY

RESIDENT LOBBY

EXIT PARKING BELOW

OPEN PLAZA SPACE FOR FAMERS MARKET OR OTHER COMMUNITY EVENTS

Option 3: Ground Floor Plan Circulation Strategy Option 3

Program Conference Rooms Retail/Lobby

Due to the vertical nature of the site, the main circulation stratigy will be vertical circulation. There will be an CATHAY BANK overlap between resident and commuter employee Commuter Offices circulation. There may be one central vertical circulation Resident Offices path to driect guests (clients or off-site employees) to enter for scheduled meetings. Studio 1 Bedroom 2 Bedroom Co-Habitation Indoor Ammenties Outdoor Ammenties Elevator

SQFT/Unit Unit Quanity 8,400sqft # 1,000sqft 1 200sqft 200sqft

33 37

550sqft 600sqft 750sqft 2,400sqft 2,400sqft ------sqft

14 8 7 1 1 #

60sqft

Test Fit Option 3 Shared Offices

Offices/Conference Co-Living Residences Individual Residences Lobby MASSING BY PROGRAM COMBINATION Massing Strategy Option 3

Pro’s Allows interaction between resident and communter employees. Provides more options for employee workplay (remote, office desk, live/work).

This massing stratigy would have office floors sandwhiched between residential floors similar to strategy 2. However this stratigy would also include office space for commuter employees to work along side resident employees. This would be different from strategy 1 that creates seperate floors for resident employees vs commuter employees.

Con’s Requires more circulation space. Higher employee to employee exposure (for covid considerations). Less privacy for the residential units as commuter employees will have to circulate between residential floors.

[Page Title] [Subitle]

Cathay Bank Corporate Headquarters Live-Work Corporate Office The frame is meant to be airy and light so a simple truss system to allow a cantilevering corner over Cathay Bank is ideal. A steel frame with an operable façade system on certain panels to keep out the weather from meeting spaces. Residences would be placed in clusters by an office grouping. Additionally, offices for commuting employees would be places separately on the lower levels, each with their own operable window natural ventilation.

commute even to in person meetings, and maintain health measures that better protect the employees’ health in the event of the continued present or future pandemics. The users would be the employees of the Corporate office of Cathay Bank. This building would house their residential/ daily life needs. The user would have a kitchen, bedroom, and bathroom that would be private or shared between a limited number of cohousing roommates within their unit. Each employee would also be provided their own office space connected to their residence circulation and ventilation. However, this room would be visually connected to their coworker’s offices through a visual connection. Employees would also still be able to interact in outdoor spaces and meeting "room". This seeks to provide the opportunity for collaboration that is missing in the present work-from-home model.

Statement of Intent Due to the recent pandemic many companies have had to rethink how, and, in particular where, employees work. Many office jobs have moved to telecommuting from personal residences. Valuable workplace collaboration is lost when employees no can longer interact. This project seeks to prove that the decision to work from home or from the office is not an either-or decision. It proposes that a middle ground can exist that allows the employee and the company to benefit from a hybrid work environment. In an environment where work-from-home is the new normal, this project seeks to redefine the conventional corporate office through the introduction of live/work residential units. The company can benefit from the shared building cost while the employee-residents benefit through stable and affordable housing costs. By combining the historic typology of live/work residences with a corporate office, the benefit of both workplace environments can be retained. This building would serve as Cathay Bank’s new corporate office in downtown Los Angeles’s Chinatown, replacing offices in El Monte, California. By bringing its corporate offices back to Chinatown, Cathay Bank seeks to reconnect to its historic beginnings and original 1962 bank headquarters in Chinatown. This proposal includes restoration efforts to the historic bank building as well as considerations of the secretary of the Interiors Standard for Historic Additions. The addition historic Cathay Bank Headquarters would serve the employees in a re-imagined residential and corporate building. As employees in office jobs have adjusted to the at home office due to safety measures in the pandemic it has led to questioning the necessity of working from an office. A Global Work-fromHome Experience Survey expressed that more that 80% of employees would prefer to work from home. Projects estimate that 30% of the workforce will continue to work from home at the end of 2021. (1) Looking at the existing and proposed typologies of live/work units’ simple adjustments to the typical floor plans can allow for co-workers to interact in a community, while providing the preferred work from home option. This typology would provide less expensive housing to the employees, reduce their need to

Fogarty, Philippa, et al. “Coronavirus: How the World of Work May Change Forever.” BBC Worklife, BBC, 23 Oct. 2020, www.bbc.com/worklife/article/20201023-coronavirus-how-will-the-pandemic-change-the-way-we-work. Streitfeld, David. “The Long, Unhappy History of Working From Home.” The New York Times, The New York Times, 29 June 2020, www.nytimes.com/2020/06/29/technology/working-from-home-failure.html.

Cathay Bank Corporate Headquarters Live-Work Corporate Office

S PA

N DE

FIG UE RO A

AD OB

ALP ST

NEW

DEP OT

INE ALP

INE

ST ALP

ELA

N BU

BARTLETT ST

Location

INE

AVE

KE R H I L L

YA LE

FIG

This site is located within a 5-10 minute walk a major metro stop which is considerably close. However, ST O considering the location of much closer hospitality services N there will need to be a considerable reason for people to walk from the metro to this site, instead of other closer services. As the intention is to focus on serving the existing community in the area, not to draw too many people in from outside. The vehicular access is limited to one side of the lot facing Broadway Street. All loading and unloading L as well as customer/resident access will need IL to use this H access which limits the possible pedestrian R use on the KE sidewalk (ie. outside dining). N

AN D

HILL

[Page Title]

HIL L

AD W

LLE

IGH

NO RT H

RIN G

HB RO

YA LE

[Subitle]

ALP

INE

PRODUCED BY AN AUTODESK STUDENT VERSION

Y WA

PRODUCED BY AN AUTODESK STUDENT VERSION

DA ALAME

Scale 1/64" = 1'-0"

H RT

NO RT H

G RIN SP

S RT

64'

16'

NO R

32'

PRODUCED BY AN AUTODESK STUDENT VERSION

HIG H

16'

NE W

32'

Scale 1/32" = 1'-0" MA IN

OA D BR

16'

RT H

R NO

H RT

Scale 1/16" = 1'-0" NO

HIL

S NO

16'

32'

64'

128' NORTH

Scale 1:250 50'

NORTH

50'

100'

150'

200'

250'

500'

Context Site & Design

. X 16 FT

ST 1 2"

15'

SID EN TIA

L RE

AC K

5' RE

SID

HIL LS T.

TIA

L SID

E SE

K, +1 FT

120'-0 "

R EA

Y AB

5' RE

SID

E 2,

TIA

L SID

X 16 FT

E SE

K, +1 FT

2'0

R EA

Y AB

E 2,

INE

ALP

81'5

1 2"

NORTH

The existing site and many of the adjacent lots serve as paid public parking apparently owned by Cathay Bank. The site is located off of Alpine St. between Broadway and Hill St., both of which are major streets and Alpine is more of an intermediary.

16'

32'

Site Before Proposal

The adjacency to historic Cathay bank has allowed us to treat the two lots as one for purposes of design. Initially the setbacks for a C2-2 zoned building are non-existent however introducing R-4 uses requires the rear and side yard setbacks. For residential purposes, the rear yard must be 15 ft and the side yards are 5 feet with an additional one foot for every floor above three, maxing out at a 16ft setback. Additionally, there are no height restrictions in this area or for this zoning which is ideal as this project seeks to create a lot of open "airs-space", a choice that ultimately requires us to go higher in order to reach the maximum density. Because we are treating both lots as one, the side yard setbacks do not apply adjacent to Cathay Bank.

PRODUCED BY AN AUTODESK STUDENT VERSION

Context Zoning Set Backs

C2-2 Setbacks: Front 0ft; Side Yard 0ft, Back Yard 0ft

R4 Setbacks- Front 0ft; Side Yard 5ft +1ft for every story over two, max 16ft; Back Yard 15ft 51

Design

Formal Stratigy

PRE-COVID

POST COVID DESIGN

Formal Design Strategy Floating masses and outdoor garden space that create privacy and connection. Since the pandemic started a year ago now our lives have been disrupted and we have personally been expected to adapt our homes to becomes spaces they were not designed to be, our offices. Whether we are students or office workers there has been a disruption of our lives. No, I do not mean our ability to interact, although that is of course another part of our circumstance, I mean our homes have taken on a new role and it is uncomfortable and, at times, interferes with what home is supposed to be: our safe space and our healing space. Now we are in a constant cycle that we cannot avoid our work because it is on our dining room tables and our couches. This was nice for a time but the breaking down of the barrier between work and home is detrimental to our health. For this reason, I proposed a new prototype. Many people like the idea of not commuting and being able to eat home make meals for lunch. Irrelevant of that, home is our safe space from the pandemic, a place where we are in complete control of how much we do, or do not, put ourselves at risk. Employers who experimented with all their employees working from home prior to this pandemic had called back their employees to the office because a noted

loss of productivity. Employees working from home have made note of how hard it is to collaborate and the loss of idea generation in office meeting. The challenge here is to take the good from both working from home and the office. Greenspace and outdoor areas where interaction was still possible and allowing as much natural ventilation in those areas to disperse the viral particles. Separating the office from the residence by creating an “exit” directly from the residence to an office that looks onto other offices and other employees. From that office there should be a exit where an outdoor conference room can be accessed to allow that much missed collaboration. By connecting each person’s office to their own residences allows each air system to be separated with no additional risk to the employee’s health by sharing an air system. Creating light spaces, including an interior terracing so that employee residents can enjoy a connection to their neighbors on other floors. Overall taking away from the suffocation of a corner of a house or apartment with a desk crammed in the corner and the frustration of lost time and money on commuting. 52

PRODUCED BY AN A

Design

Formal Stratigy The frame is meant to be airy and light so a simple truss system to allow a cantilevering corner over Cathay Bank is ideal. A steel frame with an operable façade system on certain panels to keep out the weather from meeting spaces. Residences would be placed in clusters by an office grouping. Additionally, offices for commuting employees would be places separately on the lower levels, each with their own operable window natural ventilation.

Concept Massing Concept

Outdoor Space Concept Massing Formal + Technical Design Strategy Designing a corporate office in the midst of the pandemic gave an opportunity to question what our experiences in the pandemic meant for the future of the office building. Prior to the pandemic we had already observed a move away from the traditional office towards the creative office, but now we have moved away from the office entirely by working from home. This raises the question of how to programmatically reconcile work from home, (which is a historical typology of live/work units that has been explored before) and combing it with a corporate office function (which not what we traditionally think of for a live/work building). To do this I looked at the single-family subdivision and its relationship to a typical office building. Where each building is assigned a “lot” within a subdivision. Taking this model in a vertical tower I approached the massing by creating a three-dimensional grid and assigning three-dimensional lots to each residence. Instead of blocking the offices into one larger lot, I broke up the departments that make up the corporate office into smaller lots for each department. By doing this I can also retain one of the benefits of working from home, which is keeping all the amenities of home within a few steps. Including using your own

kitchen for lunch and your own bathroom on breaks. Each residential unit would strive to have a direct entrance to each person’s individual office from their residence, without having to use the shared walkways. This also has the added benefit of being able to connect the ventilation systems from the residence to the same user’s office, considering the pandemic this is proven to be more hygienic and would reduce the spread of pathogens. Looking here you see in orange the typical residential lots that are on a modular grid of either 2x4x1 or 2x2x2. These modules are important to this design because they allow for user flexibility and customization within their lot. This allows a unit to provide for the changing needs of a family over time. With the use of these modules, each unit cold have as many as three bedrooms and two bathrooms while still retaining their own private greenspace, which they could chose to face towards the internal courtyard or the exterior view. Illustrated on the greenspace diagram is the heavy importance placed on outdoor space within this project. It would include two outdoor shared levels for residential amenities. This massing would focus around the separation of the residential unit and its associated work space. The 54

Design Program Massing

Offices/Conference Residences Outdoor Space Ammenties Circulation 55

Monday-Friday

Saturday-Sunday

Program

Design Intent

Monday-Friday

Saturday-Sunday Personal Activities Work Activities

Diagram of User Activities

front desk, and one by the bike storage that would only be massing allows separation of units with lots of outdoor accessible to residents. space. Residential spaces are intermingled with office spaces so that each office could be access from a residence, with the exception of some commuter offices. This would 1PM 3PM 1PM be done by sandwiching office program floors between 5PM 5PM two residential floors. Each residence would either have 12PM 12PM a stairwell up or down that would directly enter the 6PM individual office space. The office spaces on the same floor 6PM would then be visable to one another through transparent glass in order to encoruage interaction 9AMbetween coworkers 9AM that would not be possible through a typical work from 8PM 8PM home senario. 7AM Program 10PM 10PM The overall program would include space for 33 residential employees and their companying offices. Due to program needs, the program will also include 30 offices for commuting employees who are not residents and a large amount of conference space for all employees and client meetings. These commuter offices would be located on the first 4 levels. Along with automated parking, bike storage, a convenience store, a café, and lobby for the office. There are also two ways to access the residential levels, one through the office lobby which could be monitored by the 56

Program Massing

Tower Program Conference Rooms Residential Office Utilities /Storage

Building Base Program 1,750 NSF 8% 3,000 NSF 12% 880 NSF 7%

Loft Residential Units 18,000 NSF 24% 1500-2000sqft each *12 Bar Residential Units 13,500 NSF 7% 1500-2000sqft each *9 Indoor Ammenties TOWER NET TOTAL Tower Outdoor Space

6,750 NSF 3%

Conference Rooms Commuter Office Office Lobby Residential Lobby Cafe Convience Store Utilities (Basement)

7,500 NSF 3,000 NSF 1,650 NSF 650 NSF 1,222 NSF 4,000 NSF 5,000 NSF

PLINTH NET SQFT Plinth Outdoor Space

16,272 NSF 8,950 SF

BUILDING NET TOTAL Total Outdoor Space

60,152 NSF 30,450 SF

Grossing Factor

65/35

TOTAL GROSS

90,600 GSF

43,880 NSF 21,500 SF

Parking Count 75 57

8% 4% 3.5% 3.5% 7% 7% 7%

ORD ST. Site Plan 58

ALPINE ST.

N. HILL ST.

120'-0"

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO

N. BROADWAY

H RT

16'

32'

RT NO

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0" 0'

16'

32'

64'

Scale 1/64" = 1'-0" H

59 NORTH

16'

32'

64'

Scale 1:250

128'

Modular Design

North Elevation

West Elevation 60

Program Massing

East Elevation

South Elevation

Courtyard Garden Perspective 62

Building Design Floor Plan

B CONVENIENCE STORE STORAGE

CAFE STORAGE

CAFE

OFFICE LOBBY

COURTYARD CONVENIENCE STORE

RESIDENTIAL LOBBY

HISTORIC CATHAY BANK

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO

16'

32'

RT NO

Floor Plan LV 1

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0" 0'

16'

32'

Scale 1/64" = 1'-0"

64'

Building Design Floor Plan

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO

16'

32'

RT NO

Floor Plan LV 6

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0" 0'

16'

32'

Level 9 115' - 0"

Scale 1/64" = 1'-0"

64'

Office Lobby Perspective 66

PRODUCED BY AN AUTODESK Design Residential Units

Roof 245' - 0" Level 17 230' - 0" Level 16 215' - 0" Level 15 200' - 0" Level 14 195' - 0" Level 13 180' - 0" Level 12 165' - 0" Level 11 150' - 0" Level 10 135' - 0" Level 9 120' - 0" Level 8 105' - 0" Level 7 90' - 0" Level 6 75' - 0"

Level 5 53' - 0"

PRODUCED BY AN AUTODESK STU

Level 4 36' - 0" Level 3 24' - 0"

Scale 1/16" = 1'-0" NO H

16'

Level 2 12' - 0" Level 1 0' - 0" B1 -12' 32'- 0"

16'

32'

64'

UTODESK STUDENT VERSION

RT NO

Section A-A

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0"

Scale 1/64" = 1'-0"

Design Resident Office Spaces

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" H

16'

32'

Scale 1/32" = 1'-0" H

Floor Plan LV 7 - Typical Residential Office Level

PRODUCED BY AN AUTODESK STUDENT VERSION

16'

32'

64'

Scale 1/64" = 1'-0" H

16'

32'

64'

128'

Scale 1:250

NORTH

A 0'

50'

100'

150'

200'

250'

500'

N AUTODESK STUDENT VERSION

B Conference Room 69

Scale 1/16" = 1'-0"

Level 9

32'

16'

Scale 1/16" = 1'-0" NO

16'

32'

Typical Office Level 70

Building Design Floor Plan

Scale 1/16" = 1'-0"

Level 8

16'

32'

PRODUCED BY AN AUTODESK ST

Scale 1/16" = 1'-0" H

16'

32'

16'

32'

64'

AUTODESK STUDENT VERSION

Floor Plan LV 8

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0"

Scale 1/64" = 1'-0"

Building Design Floor Plan

B B

Scale 1/16" = 1'-0"

32'

16'

32'

PRODUCED BY AN AUTODESK S

Scale 1/16" = 1'-0" H

16'

32'

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0"

Floor Plan LV 9

PRODUCED BY AN AUTODESK STUDENT VERSION

16'

Scale 1/16" = 1'-0"

Level 9

16'

32'

Scale 1/64" = 1'-0"

64'

PRODUCED BY AN AUTO Building Design Section B-B Roof 245' - 0" Level 17 230' - 0" Level 16 215' - 0" Level 15 200' - 0"

PRODUCED BY AN AUTODESK STUDENT VERSION

Level 14 195' - 0" Level 13 180' - 0" Level 12 165' - 0" Level 11 150' - 0" Level 10 135' - 0" Level 9 120' - 0" Level 8 105' - 0" Level 7 90' - 0" Level 6 75' - 0"

Level 5 53' - 0" Level 4 36' - 0" Level 3 24' - 0" Level 2 12' - 0" Level 1 0' - 0" B1 -12' - 0" B2 -24' - 0" B3 -36' - 0"

Section B-B 74

K STUDENT VERSION

ODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO H

16'

32'

RT NO

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0" 0'

16'

32'

Scale 1/64" = 1'-0"

64'

PRODUCED BY AN AUTODE

Building Design Modular Design

OFFICE

CONFERENCE

LIVING ROOM

KITCHEN

PRODUCED BY AN AUTODESK ST

BEDROOM

BATH

MASTER BEDROOM Scale 1/16" = 1'-0" NO

Modular Design

H RT

16'

32'

Scale 1/32" = 1'-0" H

RT NO

NT VERSION

AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTODESK STUDE

Building Design Typical Unit Plans

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO

Variations of Typical of Two Story "Loft" Unit

H RT

16'

Scale 1/32" = 1'-0" H

RT NO

NT VERSION

32'

Typical Loft Unit Interior Perspective 78

PRODUCED BY AN AUTODESK

BEDS TYPE

3 Modular Design

ONE STORY

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" H

16'

32'

Scale 1/32" = 1'-0"

ESK STUDENT VERSION

16'

32'

64'

Scale 1/64" = 1'-0" H

The predesigned modules are intended to allow flexibility within the residential space. Looking back at the the single family lot model as a case study, one of ideas inherintaly valuable about a single family lot is that the home can grow or change uses with the resident(s). To preserve this all of the residents are assigned equal lots with a base model of one or two bedrooms. In both of the modules there is space to add more bedrooms as time goes on and change the use of the space. The two story l"Loft" units could be converted to three bedroom units where there is originally double height living space and outdoor space. The "Bar" units can take advantage of the extra outdoor space they are assigned but converting it into a bedroom. By pre-designing these expansions the integrity of the intial design can be maintained as the residents will have a guide instead of feeling the need to "mcgiver" their extra space. As a part of the design for change, the floor plates are intentially large, this allows easy and inexpensive access to MEP in case of the above mentioned changes.

PRODUCED BY AN AUTODESK STUDENT VERSION

Modular Unit Design Stratigy

16'

32'

64'

128'

Scale 1:250

NORTH

50'

100'

150'

200'

250'

500'

N AUTODESK STUDENT VERSION

Building Design

PRODUCED BY AN AUTODESK STUDENT VERSION

Typical Unit Plan

PRODUCED BY AN AUTODESK STU

Scale 1/16" = 1'-0" NO

Variations of Typical of One Story "Bar" Unit

H RT

16'

Scale 1/32" = 1'-0" H

RT NO

NT VERSION

32'

9 10 11 12 13 14 15

1 2 3

24 25

32 31 30 26

28 29

Wall Section Detail 82

17 18

20 2122 23

4 5 6 7

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18

ALUMINUM WINDOW MULLION DOUBLE PANE WINDOW STEEL W FLANGE COLUMN GYP BOARD W/ PAINT LIGHT GAUGE STEEL TOP TRACK LIGHT GAUGE STEEL STUD LIGHT GAUGE STEEL BOTTOM TRACK FASCIA COMPOSITE WOOD DECKING ANGLE CUT JOIST TO SUPPORT DECKING WATERPROOF MEMBRANE RIDGED INSULATION CUT FOR DRAINAGE STEEL COMPOSITE JOIST PLYWOOD SHEATHING BATT INSULATION DECK DRAIN DOUBLE PANE WINDOW ALUMINUM WINDOW MULLION FOR SLIDING DOORS PRODUCED BY AN AUTODESK STUDENT VERSION

WINDOW TRACK Scale 1" = 1'-0" 19 =SLIDING Scale 1/16" 1'-0" 0'

16'

H RT

NO H

NORTH

50'

PRODUCED BY AN AUTODESK STUDENT VERSION

H RT

20 TILE FLOORING GROUT32'LAYER 21 0' 3" 6" 1' 8' 16' 22 =TILE Scale 1/32" 1'-0" FLOORING Scale 1/2" = 1'-0" 23 PLYWOOD SHEATHING 16' 32' 64' ALUMINUM LOUVER FIN 24 0' 1' 2' 1/2' 25 LOUVER HINGE Scale 1/4" = 1'-0" FOR STEEL CONNECTION 26 =WELDING Scale 1/64" 1'-0" 27 STEEL PLATE LOUVER CONNECTION 0' 1' 2' 4' STEEL 128' W FLANGE BEAM 28 32' 64' 29 BOLTS FOR STEEL CONNECTIONS Scale 1/8" = 1'-0" Scale LOUVER HINGE ATTACHMENT 30 1:250 31 MECHANICAL LOUVER CONTROL ARM 4' 0' 2' 8' 500' 100' 150' 200' 250' TENSIONED CABLE FOR FACADE 32 Scale 3/8" = 1'-0" 1'

16'

Building Design Structural System

PRODUCED BY AN AUTODESK STUDENT VERSION

Scale 1" = 1'-0"

Scale 1/16" = 1'-0" RT NO

RT NO

16'

32'

Scale 1/32" = 1'-0"

Scale 1/2" = 1'-0"

NO H

RT NO

PRODUCED BY AN AUTODESK STUDENT VERSION

16'

32'

64'

1/2'

Scale 1/4" = 1'-0" H

Scale 1/64" = 1'-0" RT

NO H

0' 0'

16'

32'

64'

Scale 1/8" = 1'-0"

Scale 1:250 H

NORTH

128'

50'

100'

150'

200'

250'

500'

Unit Natural Ventilation Diagram

16'

Scale 3/8" = 1'-0" 0'

PRODUCED BY AN AUTODESK STUDENT VERSION

PRODUCED BY AN AUTO RSION

Vertical Members

Structural Elements

Continuous Girders

Secondary Beams

Bracing and Shear Walls

Building Design Technical Design

Louver Design Case Study: 8 Octavia, Stanley Saitowitz Image Credit: Stanley Saitowitz | Natoma Architects Inc.

Louver Design Case Study: 8 Octavia, Stanley Saitowitz Image Credit: Stanley Saitowitz | Natoma Architects Inc. 85

Building Design ENV Systems - Natural Light

PRODUCED BY AN AUTODESK ST

Roof 245' - 0" Level 17 230' - 0" Level 16 215' - 0"

PRODUCED BY AN AUTODESK STUDENT VERSION

Level 15 200' - 0" Level 14 195' - 0" Level 13 180' - 0" Level 12 165' - 0" Level 11 150' - 0" Level 10 135' - 0" Level 9 120' - 0" Level 8 105' - 0" Level 7 90' - 0" Level 6 75' - 0"

Level 5 53' - 0"

PRODUCED BY AN AUTODESK ST

Level 4 36' - 0" Level 3 24' - 0" Level 2

Scale 1/16" = 1'-0"12' - 0" H RT

Level 1 0' - 0" 0'

16'

B1 32' -12' - 0"

16'

32'

Scale 1/64" = 1'-0"

64'

AUTODESK STUDENT VERSION

Section A-A

RODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0"

Building Design ENV Systems - Natural Ventilation

PRODUCED BY AN AUTODESK ST

Roof 245' - 0" Level 17 230' - 0" Level 16 215' - 0"

PRODUCED BY AN AUTODESK STUDENT VERSION

Level 15 200' - 0" Level 14 195' - 0" Level 13 180' - 0" Level 12 165' - 0" Level 11 150' - 0" Level 10 135' - 0" Level 9 120' - 0" Level 8 105' - 0" Level 7 90' - 0" Level 6 75' - 0"

Level 5 53' - 0"

PRODUCED BY AN AUTODESK STU

Level 4 36' - 0" Level 3 24' - 0" Level 2

Scale 1/16" = 1'-0" 12' - 0" H RT

Level 1 0' - 0" 0'

16'

32'

Scale 1/64" = 1'-0"

64'

AUTODESK STUDENT VERSION

Section A-A

RODUCED BY AN AUTODESK STUDENT VERSION

Scale 1/32" = 1'-0"

B1 32' -12' - 0"

Case Studies -

Case Studies Facade / Exterior CS

Adjacency and Floor Plate CS

Massing Ventilation Strategy

Namakabrud Residential complex in Mazandaran, Iran by Milad Eshtiyaghi (Unbuilt)

CÔNE, Belval Luxembourg, by Foster + Partners

Housing Block Limassol, Cyprus, 2018, Christiana Ioannou, Christos Papastergiou

Office Adjacency CS

Conceptual apartments in airspace over buildings in NY, NY by Beomki Lee and Chang Kyu Lee

Second Home Hollywood Office / Selgascano, 2019

Massing CS

Historic Building Adjacency CS

Ole Scheeren of Office for Metropolitan Architecture. MahaNakhon, Bangkok, Thailand.

Frame/Assembly/Outdoor Space CS

Outdoor Space Intention CS

Beirut Terraces / Herzog & de Meuron

IKEA Austria Store (Concept to be built) by: querkraft architekten

Bibliography 1. “Chinatown Demographics.” Point2homes, www.point2homes.com/US/Neighborhood/CA/Los-Angeles-County/LosAngeles/Chinatown-Demographics.html. 2. “Chinatown.” Los Angeles Times, Los Angeles Times, June 2020, maps.latimes.com/neighborhoods/neighborhood/ chinatown/crime/. 3. Fogarty, Philippa, et al. “Coronavirus: How the World of Work May Change Forever.” BBC Worklife, BBC, 23 Oct. 2020, www.bbc.com/worklife/article/20201023-coronavirus-how-will-the-pandemic-change-the-way-we-work. 4. Garland, Alex. “Altering Facilities for a Post-COVID-19 World.” Building Design + Construction, 14 Oct. 2020, www.bdcnetwork.com/blog/altering-facilities-post-covid-19-world. 5. Grimmer, Anne E, and Kay D Weeks. “Introduction to the Guidelines.” The Secretary of the Interior's Standards for Rehabilitation, by W Brown Morton et al., U.S. Department of the Interior, National Park Service, Heritage Preservation Services, 1997. 6. Laker, Benjamin. “Working From Home Is Disliked By And Bad For Most Employees, Say Researchers.” Forbes, Forbes Magazine, 25 Aug. 2020, www.forbes.com/sites/benjaminlaker/2020/08/24/working-from-home-is-dislikedby-and-bad-for-most-employees/?sh=79b708596734. 7. Lau, Wanda. “Hold the Plexiglas: Re-Envisioning Office Design During and After COVID-19.” Architectmagazine. com, Architect Magazine, 9 July 2020, www.architectmagazine.com/design/hold-the-plexiglas-re-envisioning-officedesign-during-and-after-covid-19_o. 8. Los Angeles Conservancy. “Cathay Bank | Los Angeles Conservancy.” Los Angeles Conservancy, www. laconservancy.org/locations/cathay-bank. 9. Russell, James S. “Building Public Places for a Covid World.” The New York Times, The New York Times, 11 Sept. 2020, www.nytimes.com/2020/09/11/arts/design/architecture-urban-planning-coronavirus.html. 10. Streitfeld, David. “The Long, Unhappy History of Working From Home.” The New York Times, The New York Times, 29 June 2020, www.nytimes.com/2020/06/29/technology/working-from-home-failure.html. 11. Wimp, Marilyn. “Minority Banking Timeline. 1962: Cathay Bank.” 1962: Cathay Bank - Partnership for Progress, BOARD OF GOVERNORS OF THE FEDERAL RESERVE SYSTEM, 2015, www.fedpartnership.gov/minoritybanking-timeline/cathay-bank.

Crystal Piotrowski Lomeli 420 Alpine St., Los Angeles Emma Price ARC 4611L, Spring 2021

1PM

3PM

1PM

5PM

12PM

5PM

12PM

6PM 9AM

8PM 7AM

10PM

8PM 10PM

Monday-Friday

Saturday-Sunday Personal Activities Work Activities 94