Robert White

BOBBY WHITE LIVE LA: A Live - Work Community Thesis Advisor: Bob Nalls

Site Summary & Existing Conditions The site was discover following a studying of potential sites located within a rezoning area defined by the City of Los Angeles that coincided with the completion of the Exop Line extension from Culver City to Santa Monica. This site takes advantage of new zoning class that incentives modern, creative industry on previously light industrial land. The two structures occupying the site will be removed for a dense, transit oriented, live - work community wedged between an transit corridor & a traditionally multi family neighborhood.

Site

118,00 SF 2.7 ACRES

Existing Structures

Demolish Structures

Site Area

Exposition Metro Line

I-10 Highway

Noise Impacts

Multi Family Residentail

Commercial / Retail

Industrial

Single Family Residentail

Palms Metro Station

Institutional

Site

w Motor Ave

Woodbine Park

Palms Station

Context Program Use

Pedestrian Connections

Prevailing Winds

Program Abstract, Planning, Key Zoning & Other Restrictions New Industry - NI(EC) The New Industry zone is an employment zone with uses tailored to 21st century and creative industries such as digital technology, Research and Development, media, design, Publishing, Motion Pictures, and Broadcasting. Supporting uses associated with these industries, such as light manufacturing, assembly, and limited retail or Restaurants, are also appropriate. Residential Uses are prohibited, with the exception of limited Live/Work Units, in order to preserve employment opportunity.

PROGRAM TYPE

Live / Work Units • Live/Work Units within a Project shall have an average size of at least 750 square feet.

• A minimum of 70 percent of total floor area of a Live/Work Unit, excluding area used for bathrooms and storage, shall be open with no fixed interior separation walls.

• Workspace - Each Live/Work Unit shall have at least one continuous workspace that is a minimum of 150 square feet and measures not less than 15 feet in at least one dimension and no less than 10 feet in any dimension. The required workspace shall be clearly demarcated on the approved building plans MAP D: ZONING MAP D: ZONING Parking HF • Live/Work Units. A minimum of 1 automobile parking space and 1 long-term bicycle parking space per Live/Work Unit are required.

43 2. ZONING AND DEVELOPMENT STANDARDS

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V the future development of the area within >,a *half-mile of the Metro Exposition «*■ Line Phase 2 V»...... stations (See Figure 1 below).

The ECTNP Area is located % 5, 10, and within City Boote Council Districts s 11, and comprises portions of the t\*0 Si* 'ftP* VJ West 6#P°S Los Angeles, Palms-Mar Vista-Del Rey, and West Adams-Baldwin Hills-Leimert Community Plan areas. It is located entirely within the incorporated City of Los Angeles, and abuts the City of Culver City and the City ofCity Santa Monica. of

Regional Vicinity Map

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60,000 SF

100%

30 - 50,00 SF

100%

30 - 50,00 SF

BELOW GRADE

45,000 SF

40,000 SF 40,000 SF

35% OF SITE AREA

480,000-500,000 SF

40,000 SF

40,000 SF

30 - 50,00 SF

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386,5 00 - 406,500SF

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THE FIRST 3 FLOORS SERVE THE COMMERCIAL AND RETAIL COMPONENT OF THE BUILDING. MULTI LEVEL RETAIL WITH EXTERIOR ENTRY ARE TYPICAL OF SOUTHER CALIFORNIA.

PUBLIC PEDESTRIAN SPACE A LINEAR PARK BUFFERS STREET ACTIVITY FROM PEDESTRIAN ZONE AND PROVIDES A SPACE FOR COMMUNITY GATHERING AND ACTIVITIES. ALSO SERVES AS EXTERIOR DINING SPACE FOR RESTAURANTS.

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CONCEPT: A SERIES OF COURTS BUILDING ON THE PATTERS OF CONTEXT, CULTURE AND CLIMATE. A SERIES OF OPEN COURTS REORIENT THEMSELVES TO THE DESIRED PROGRAM ASSOCIATED WITH EACH PORTION OF THE BUILDING. SOME COURTS OPEN TO THE PUBLIC, OTHERS ARE FOR RESIDENTS OR TENANTS

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CITY Pico Boulevard between 1-405 and Patricia Avenue

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2-8 | Proposed Exposition Corridor Transit Neighborhood Plan

By Certified Neighborhood Councils, Business Improvement District(s) or other community organizations; • By private property owners, developers and business owners, in conjunction with development projects or as voluntary improvements; • By the City in conjunction with street improvement projects, Metro Call for Projects funding or other grants (construction only).

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Prepared by the Department of City Planning & Gruen Associates

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Plan Subareas

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Community Plan Areas

City of LA - Rezoning Along Expo Line

Per this Streetscape Plan, streetscape improvements may be constructed and/or maintained through a variety of means, including:

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CM, MR1, M1, M2

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Prepared by the Department of City Planning & Gruen Associates

50% OF SITE AREA

SECOND FLOOR RETAIL & OFFICES

SHARED SEMI PUBLIC TERRACES

Q Sepulveda Boulevard between Olympic and National Boulevards

LOS ANGELES

CULVER C1, C2, C4 CITY CR, MU(EC) -- Mixed Use: Commercial/Residential

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144,000 SF

GROUND FLOOR RETAIL & RESTAURANT

EXTERIOR Figure 2 also shows the location of three additional streetENTRY segments, which AMENITY SPACE ON Although 3RD FLOOR are associated with the Livable Boulevards Streetscape Plan.

INFRASTRUCTURE these segments fall within the boundary of the BUFFERING Exposition FROM Corridor Transit Neighborhood Plan, the provisions of the Exposition Corridor Streetscape Plan do not apply to these street segments. See the Livable Boulevards Streetscape Plan for detail.

P s' QoiympipBoulevandbetween Centinela andBarringtonAvenues •

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15,000 SF

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r FIGURE 2. Streetscape Plan Segments

& Zoning

15,000 SF

ELEVATED RESIDENTIAL

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EXPOSITION CORRIDOR TRANSIT NEIGHBORHOOD PLAN

SANTA MONICA

TERRACE / ENTERTAIN, EXERCISE / PLAY

Preliminary Program

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Mar Vista Del Rey

BEVERLY HILLS

ECTNP \

Metro Transit Station

15,000 SF

AMENITIES (OUTDOOR)

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Q Bundy Drive between Missouri Avenue and Pico Boulevard

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Legend

15,000 SF

INTRODUCTION

Figure 2 shows the Exposition Corridor Transit Neighborhood Plan boundary and the five streetscape segments that are included in the Exposition Corridor Streetscape Plan:

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30,000 SF

AMENITIES (INDOOR)

TOTAL PROGRAM AREA

1.1 Boundaries

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The Exposition Corridor Streetscape Plan provides a blueprint for v%t. streetscape improvements in the public right-of-way that aims to create a \t % pedestrian-friendly environment that encourages walking and transit use. <t-v % in conjunction % \ with the \ The Streetscape Plan is developed Exposition Pu LVEJ s -.ft \\ % i Corridor Transit Neighborhood Plan (ECTNP), a Specific Plan that guides

40

45,000 SF

40,000 SF

GYM, CONFERENCE, COMMUNITY

BELOW GRADE

West Los Angeles

40

60,000 SF

30,000 SF / 2500 SF = 14 UNITS

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45,000 SF/ 1500 SF = 68 UNITS

2 BEDROOM APT

180,000 SF

75,000 SF

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PARKING

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100,000 SF

PARK & PEDESTRIAN SPACE

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75,000 SF/1200 SF = 63 UNITS

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230,000 SF

LIVE / WORK UNITS

COMMERCIAL / RETAIL

2. ZONING AND DEVELOPMENT STANDARDS

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Preliminary Plan & section Diagram

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118,125 SF

Case Studies & Influence The two case studies that influenced me the most were both long buildings with a context of distinct edges. This is the mutual characteristic of constrained sites with linear proportions led me to study how each of these buildings interacted with the commercial component, residential component. Each lifts the residential component creating space below for public engagement in a unique way. This served as the inspiration for my approach on the site.

The Radian, Philadelphia Erdy McHenry

One Santa Fe, DTLA Michael Maltzan Architects

Narrative

Existing Site: Barren Industrial Edge

LINK

DISTRIBUTE

ENGAGE

SOCIALIZE

TRANSPORT

LOCALIZE

DENSIFY

ENTERTAIN

SUSTAIN

TERMINATE

Process Drawings & Models The initial form finding studies were done via hand crafted study models. Variations on the modern court yard were explored.

The most interesting and dynamic scheme emerged naturally and studies of variations on that form were generated and iterated upon.

Mid Review Presentation

Photovoltaics

Leveraging the southern California sun, the unique siting of the live work program volumes lends itself to establishing a continious energy generating asset.

Daylighting ROOF EE

75’

SI EE

64’

FIF EE

53’

FOR EE

42’

IR EE

28’

SECON EE

The relatively shallow module connects two of its 4 perimeter walls to the exterior. Taking advantage of the moderate LA climate, an exterior single loaded corridor affords the units ample light.

86’

SEEN EE

Ventilation

The shallow module also affords the use of natural cross ventilation within the unit reducing the buildings reliance on systems for much of the year, lessening energy costs for tenants.

14’

GRON EE

0’

PARKING EE

-10’

Views

With multi directional view from each unit, tenants and employees feel connected to the natural rhythms of the world they live in promoting metal and physical wellbeing.

PHT LT AY » 24,000 SQU FT T CLLT SYT » T UT UT VTT

Semi Private Courts

The modular units collect in a variety of ways, creating unique adjacencies to one another along the corridor space that connects them.

While these unique connections create small moments of shared space, large, semi private courtyards connect the building massing and create areas for gathering outdoors

Public Courts

Similar to the relationship formed above by the building’s massing, courts that welcome the neighborhood and public front the street helping to establish the site as an anchor building.

V /  T »IX OF SHARED AND PRIVATE YE » 80 T

Barrier Wall & Ciruculation Spine

In order to establish an acoustical separation from the intrastructure corridor to the north a custom wall that responds to the context of each court will sheild the Live Work units from the constant buzz of automobiles.

POO OURT OURT

OURT

AM TO LEVE EO

OURT

V /  T » LOFT YPE » 32 T

OG OURT

Commercial & Ammenity Podium

OMMERCIA INING ERRACE MENITY ERRACE

Below Grade Parking CL » 80,000 SQU FT » RTUT S WTH EXT 

OMMERCIA / ETAURANT

RDT AT » GY » C R » U D ETTT 

LIVE / WORK MENITIE

OMMERCIA / ETAURANT

AM TO OURT

INING ERRACE

OMMERCIA FFICE

COMMERCIA » 80,000 SQU FT

SERVICE ORRIDOR LIVE / WORK LOBBY

REAI & COMMERCIA » 80,000 SQU FT

LOADING DOCK & RAH PICK- OMMERCIA LOBBY

OMMERCIA / ETAI AR LOADING ZONE

LIVE / WORK AR LOADING ZONE

ERTICA CIRCUATION TO OBBY

248 PARKING SPACES » 120 RDT S »128 PUBL S

ERTICA CIRCUATION TO OBBY

Mid Review - Feedback Received PRESENTATION •

•

Graphics are clear however, they need better consistency and implementation.

Code outlined 50% max Live / Work units can be adjusted - to much commercial.

•

Organization creates circuitous circulation - how can plinth be

•

Hierarchy of who, what, when, where, why & how?

•

How do narrative diagrams tie into formal design elements? -

•

Terrace courtyards to allow street access.

creating a link between the narrative and design work.

•

Study commercial / residential relation in section.

Consolidate information - show more slides for graphic clarity.

•

Study sunlight interface with rotated upper massing.

•

broken for better circulation?

PROGRAM & ORGANIZATION PRECEDENT STUDIES

•

•

Include precedent studies & diagrams.

•

Explain lessons learned from each and how it relates to the

•

design.

•

Program square footage totals may be high - reconsider ratio between residential / commercial.

Consider reducing overall size.

REPRESENTATION TECHNIQUES UNIT PLANS

•

Axon has opportunity to tie in all aspects of design in a clear

•

Include plans, sections, diagrams.

and legible way, continue to integrate design decisions into an

•

Show how unit plan orientation relates to massing.

axonometric diagram.

•

Section drawings should be larger and shown in a more

MASSING

prominent place on the sheet - this project relies heavily on

•

section.

Plinth massing scheme isolates units from community.

Photovoltaics

Leveraging the southern California sun, the unique siting of the live work program

Mid Review - Feedback Response In response to feedback, I altered my approach to how the living unit and the working unit relate. Given the site constraints and the two vastly different conditions to the north and south, a natural boundary emerged.

A wall of functional program that provided acoustic separation between the courts to the south and the freeway to the north - naturally this volume became occupied with the working component and circulation.

Post Mid Review : Process IEW WALKING ET ALONG SOUTH FACADE

OM SOUTH-AT O SITE

OM SEVENTH EVEL PRIVATE ALCONY

IEW SOUTH AT ROM HIRD EVEL NTERTAINMENT ERRACE

IEW ROM SECOND EVEL OMMERCIAL / ETAIL SACE

IEW ROM FOURTH EVEL WALKWAY OVER FITNE OURT

Technical Review Presentation

ȸȀȇȧȨȀȣȇȲ ȣȇȋȷȜ ȧȷȃșȄȷ ȋȷȸȇȀȇȲ ȀȄȬȄȲ ȄȤȎȃȜȷȄȋȨȤ ȸȺȨȋȨȒȨȜȋȷȄș ȷȀȀȷȚ

 LIVE-WORK DEVELOMENT IN PALM, O NGELE THAT BRING A NEW LEVEL CONVINCE AND CONNECTION TO YOU ENTRERENEUR AND CREATIVE IN ET .

A

B

A

B

A

B

F

C

F

E

C

D

E

D

ȃȋȇȇȜ ȋȀȄȣ ȸȇȀȧȨȀȷȋȇȲ ȣȇȋȷȜ ȬȎȷȀȲ F

C

E

D

ȸȇȀȧȨȀȷȋȇȲ ȃȋȇȇȜ ȧȜȨȨȀ

XON

NIT PLAN

DINING TERRACE

FITNESS TERRACE

A

ENTERTAINMENT TERRACE

B

F

C

E

ȣȇșȺȷȤȄșȷȜ ȃȸȷșȇ ȧȨȀ șȇȄȜȄȤȬ ȣȨȎȤȋȇȲ ȺȒȷș ȃȚȃȋȇȣ

D

IEW ROM SECOND EVEL ERRACE OOKING SOUTH AT A

ȃȋȷȄȤȜȇȃȃ ȃȋȇȇȜ ȋȎȐȇ ȃȎȸȸȨȀȋȃ

B

F

C

E

șȨȤȋȄȤȄȨȎȃ ȀȄȬȄȲ ȄȤȃȎȜȷȋȄȨȤ

IEW ROM NTERIOR ERRACE OURT

D

ȣȇșȺȷȤȄșȷȜ ȇȘȺȷȎȃȋ ȬȀȄȜȜ ȐȇȚȨȤȲ

OT EVEL

ȧȜȎȃȺ ȣȨȎȤȋȇȲ ȲȨȕȤ ȜȄȬȺȋ ȧȄȘȋȎȀȇ l ¦ & * e

lbb* G Y x * GY

A

B

A

B

A

9* * * F

F

B

A

F

B

E

C

F

B

A

D

C

F

B

A

E

C

F

B

A

C

E

D

1/4” = 1’-0”

NTRY EVEL

D

E

C

1’

2’

1/4” = 1’-0”

4’

1’

2’

1/4” = 1’-0”

4’

1’

2’

4’

XON

D

E

C

F

AMPITHEARTER

D

E

C

E

D

D

XON

NIT PLAN

ƹ șȷȃȋ ȄȤ ȸȜȷșȇ șȨȤșȀȇȋȇ ȃȜȷȐ

FITNESS TERRACE

B

)ȄȷȬȨȤȷȜȜȚ 'ȀȷșȇȲ ȺȇȷȀ ;ȷȜȜ

ENTERTAINMENT TERRACE

B

F

F

C

C

E

E

D

B

F

C

E

ȄȤȋȇȬȀȷȜ ȄȀȀȄȬȷȋȄȨȤ ȃȚȃȋȇȣ

D 1/32” = 1’-0”

A

1’

2’

4’

IEW WALKING ET ALONG SOUTH FACADE

șȨȤȋȄȤȄȨȎȃ ȀȄȬȄȲ ȄȤȃȎȜȷȋȄȨȤ

IEW ROM SECOND EVEL OMMERCIAL / ETAIL SACE ƶ ƹ

OT EVEL

ȧȜȷȋ ȜȨșȗ ȝȄȤș ȸȷȤȇȜ ȨȒȇȀ ƹ ȸȜȚȕȨȨȲ ȃȎȐȃȋȀȷȄȬȺȋ Ƹ ȷȄȀȃȸȷșȇ ȕȇȷȋȺȇȀ ȐȷȀȀȄȇȀ ȷȤȲ ƹ ȀȄȬȄȲ ȄȤȃȎȜȷȋȄȨȤ ȨȤ șȨȜȲ ȧȨȀȣȇȲ ȣȇȋȷȜ ȧȀȷȣȄȤȬ ȇȘȋȇȀȄȨȀ ȬȚȸȃȎȣ ȸȷȄȤȋȇȲ

Ⱥȷȧȋ 4ȸȇȤȄȤȬ ȧȨȀ :ȇȀȋȄșȷȜ (ȄȀșȎȜȷȋȄȨȤ

D

ƶ ƹ

ƶ ƹ

ƶ ƹ

ƹ șȷȃȋ ȄȤ ȸȜȷșȇ șȨȤșȀȇȋȇ ȃȜȷȐ

ƶ ƹ

DINING TERRACE A

A

ƹ șȷȃȋ ȄȤ ȸȜȷșȇ șȨȤșȀȇȋȇ șȨȜȎȣȤ

ȕȨȨȲ ȺȇȷȲȇȀ ȋȀȄȣ ȃȜȄȲȄȤȬ ȇȘȋȇȀȄȨȀ ȲȨȨȀ ȕȄȋȺ ȄȤȃȎȷȜȋȇȲ ȬȜȷȃȃ ȎȤȄȋȃ

ȷȜȎȣȄȤȎȣ ȃȋȨȀȇȧȀȨȤȋ ȃȚȃȋȇȣ

ȄȤȋȇȀȄȨȀ ȬȚȸȃȎȣ ȸȷȄȤȋȇȲ

D

)ȄȷȬȨȤȷȜȜȚ 'ȀȷșȇȲ ȺȇȷȀ ;ȷȜȜ

XON

NIT PLAN

Ⱥȷȧȋ 4ȸȇȤȄȤȬ ȧȨȀ :ȇȀȋȄșȷȜ (ȄȀșȎȜȷȋȄȨȤ

A

B

F

C

E

8ȕȨ ;ȷȚ (ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ ȜȷȐ

D

4Ȥȇ ;ȷȚ (ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ ȜȷȐ A

B

F

C

E

D

(ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ 'ȇȷȣ

(ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ (ȨȜȎȣȤ

OT EVEL

8ȕȨ ;ȷȚ (ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ ȜȷȐ

ƶ ƹ

E

ƹ șȷȃȋ ȄȤ ȸȜȷșȇ ȋȕȨ ȕȷȚ șȨȤ șȀȇȋȇ ȃȜȷȐ

4Ȥȇ ;ȷȚ (ȷȃȋ ȄȤ ȸȜȷșȇ

1/4” = 1’-0”

ƶ ƹ ƶ ƹ ƶ ƹ ƶ ƹ (ȨȤșȀȇȋȇ ȜȷȐ NTRY EVEL

1’

2’

4’

4ȸȇȤ ȋȨ 'ȇȜȜȨȕ

(ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ (ȨȜȎȣȤ

)ȄȷȬȨȤȷȜȜȚ 'ȀȷșȇȲ ƶ ƹ ȺȇȷȀ ;ȷȜȜ ƶ ƹ

ƶ ƹ

A

B

F

C

E

1’

2’

4’

(ȷȃȋ ȄȤ ȸȜȷșȇ (ȨȤșȀȇȋȇ 'ȇȷȣ

)ȄȷȬȨȤȷȜȜȚ 'ȀȷșȇȲ ȺȇȷȀ ;ȷȜȜ

2ȎȜȋȄ +ȜȨȨȀ )ȄȷȬȨȤȷȜ 'ȀȷșȄȤȬ

1/4” = 1’-0”

4ȸȇȤ ȋȨ 'ȇȜȜȨȕ

ƶ ƹ

C

D

1/4” = 1’-0”

ƶ ƹ

1’

2’

4’

1/4” = 1’-0”

1’

2’

4’

4’

XON

ȣȇșȺȷȤȄșȷȜ ȸȜȇȤȎȣ ȃȸȷșȇ

ƶ ƹ

ƶ ƹ

1’

2ȎȜȋȄ +ȜȨȨȀ )ȄȷȬȨȤȷȜ 'ȀȷșȄȤȬ

șȷȃȋ ȄȤ ȸȜȷșȇ șȨȤșȀȇȋȇ șȨȜȎȣȤ ȐȇȚȨȤȲ

YICAL ER EVEL TRUCTURAL FRAMING PLAN

2’

4’

TRUCTURAL XON IAGRAM - YICAL ODULE

YICAL ER EVEL TRUCTURAL FRAMING PLAN 1/4” = 1’-0”

2’

D 1/32” = 1’-0”

NTRY EVEL

1’

ƶ ƹ

F

E

ƶ ƹ

B

C

ƶ ƹ

A

F

ƶ ƹ

B

AMPITHEARTER

ƶ ƹ

A

9* * *

ƶ ƹ

lbb* G Y x * GY

ƶ ƹ

l ¦ & * e

1/4” = 1’-0”

1’

2’

4’

XON

EW SOUTH AT ROM HIRD EVEL NTERTAINMENT ERRACE

TRUCTURAL XON IAGRAM - YICAL ODULE

TRUCTURAL XON IAGRAM - YICAL ODULE

TRUCTURAL XON IAGRAM - YICAL ODULE

IEW ROM FOURTH EVEL WALKWAY OVER FITNE OURT

ȸȀȇȲȄȃȋȷȜ ȀȷȄȃȇȲ ȋȇȀȀȷșȇ ȧȜȨȨȀȄȤȬ ȃȚȃȋȇȣ

ȤȷȋȄȒȇ ȲȀȨȎȬȺȋ ȀȇȃȄȃȋȷȤȋ ȬȀȷȃȃȇȃ ȷȤȲ ȃȺȀȎȐȃ ȀȷȄȃȇȲ ȸȜȷȤȋȄȤȬ ȐȇȲ

Final Presentation 8th floor 7th floor 6th floor 5th floor 4th floor 3rd floor 2nd floor ground floor parking floor

Final Presentation

Enlarged Ground Level Plan

Enlarged 3rd Level Terrace Plan

Typical Upper Level Plan

Final Presentation

Final Presentation

Final Presentation