425 Shatto Place Booklet by Kevin Hoehne

LIFE @

425 K.A.H.N K O L L E C T I V E

A prototype development for the tra metropolitan areas around the glob statement and goals of LA’s redevelopme neighborhoods, the KAHN Kollective aim alleviating transit problems of the no

ansit oriented communities of LA and be. Basing our mission on the mission ent plan for Koreatown and the Wilshire ms to root commerce in community while ow by paving the path to the future.

TABLE OF CONTENTS

Overview

6-11

Summary Site Summary Climate Analysis

6 8 10

Background and Context

12-27

Koreatown Redevelopment User Demographic Zoning Contextual Analysis Economic Analysis Transportation Initiatives Proposal Vision Overview Precedents Site Adjustments Program / Massing Notes / Citations

12 14 16 18 20 26 28-47 28 30 32 36 38 48-53

COMM of the

425 Shatto Place is located in an area of revitalization within Koreatown that focuses on the community environment. We are proposing a mixed use addition to the community-centered area through the adaptive reuse of the existing building. The new development will accommodate scalable interaction within the community by welcoming visitors to our site and its surroundings while also encouraging further interaction within the city. A more permeable ground floor that encourages foot traffic in the open market of local vendor stalls within the first two floors. Arriving by 6

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MUNITY future

vehicle or ride share grants an elevated view of the market below through the hotel and apartment lobbies. Commuting via the rooftop aerial ride share transports a visitor or resident vertically through the vibrant atrium, connecting directly to the marketplace below. All functions of the development will offer a hub to increase wealth in revenue and interaction between residents and the visitors to the area. This proposal brings new life and activity to the area while providing for the futures of public transportation. 7

SITE SUMMARY

Figure 11 1 “Free Styles for Google Maps.” Snazzy Maps. Accessed September 27, 2019. https:// snazzymaps.com/.

O vervie w Figure 22

425 Shatto Place

Figure 33 2 Ibid. 3 Ibid

CLIMATE ANALYSIS

Figure 44

Figure 55

4 “Los Angeles, California - Sunrise, Sunset, Dawn and Dusk Times for the Whole Year.” Gaisma. Accessed September 27, 2019. https://www.gaisma. com/en/location/los-angeles-california.html. 5 “Wind and Weather Statistic Los Angeles Airport.” Windfinder.com. Accessed September 27, 2019. https://www.windfinder.com/windstatistics/ los_angeles_airport.

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12:00 PM

6:05 PM

7:06 PM

5:55 AM

March 22

4:43 AM

June 22

Spring Equinox

Summer Solstice

12:00 PM

4:46 PM

5:50 PM

6:56 AM

December 22

5:41 AM

September 22

Fall Equinox

Winter Solstice

KOREATOWN REDEVELOP 425 Shatto Place is located within the “Wilshire Center/Koreatown Recovery Redevelopment Project” area. The plan, adopted in 1995, provides goals for the revitalization of Koreatown focusing on promoting economic, social, and cultural growth. To align with the ideas of the redevelopment plan, KAHN KOLLECTIVE strives to work within many of the provided goals. We believe our project will meet these goals in particular: Encourage the involvement and participation of property owners, residents, business persons, religious and community organizations to meet diverse needs. Promote the livability of the Project Area as a cohesive and sustainable neighborhood. Encourage the employment of Project Area residents. Provide for an efficient circulation system coordinated with land uses and densities and adequate to accommodate traffic. Also, encourage improvement of public transit services in coordination with other public improvements. Promote and encourage artists, crafts people, and entertainers to live and work within the project area. Develop a cultural and entertainment district to establish a regional identity for a significant commercial, retail, and residential center.6

6 “Redevelopment Plan for the Wilshire Center/Koreatown Recovery Redevelopment Project.” Community Redevelopment Agency of the City of Los Angeles. Accessed September 11, 2019. http://www.crala.org/internet-site/Projects/Wilshire_Center/upload/WilshireCenter.pdf.

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PMENT Current Redevelopment Projects in Koreatown7 Hotel spaces

Green Spaces

Apartment Spaces

Affordable Spaces

32 Retail Spaces

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Restaurant Spaces

Condo Spaces

5 Office Spaces

Commercial Spaces

13 7 Chiland, Elijah. “Mapped: 52 Projects Taking over Koreatown.” Curbed LA. Curbed LA, August 10, 2018. https://la.curbed.com/maps/koreatownmap-development-construction-new-buildings.

USER DEMOGRAPHICS

Figure 68

Figure 79

Figure 810 8 “Koreatown Demographics.” Koreatown Population & Demographics, Median Income - Point2 Homes. Accessed September 27, 2019. https:// www.point2homes.com/US/Neighborhood/CA/Los-Angeles/Koreatown-Demographics.html.

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9 Ibid. 10 Ibid. 11 Ibid. 12 Ibid. 13 Ibid.

Figure 1113

CONTEXTUAL ANALYSIS

Figure 1214

Figure 1315

14 “Technical Clarifications to the Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines).” LA City. LA City, February 26, 2018. https://planning.lacity.org/ordinances/docs/toc/TOCGuidelines.pdf. 15 Ibid.

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Existing massing + TOC incentives.

Existing massing with TOC initiatives.

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Existing setbacks.

Existing massing and setbacks.

FAR 3:1, 100% site coverage.

FAR 3:1, 50% site coverage.

FAR 3:1, 25% site coverage.

CONTEXTUAL ANALYSIS

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425 Shatto Place

ECONOMIC ANALYSIS

Estimated Construction & Renovation Cost: $21,700,000 Calculated annual revenue: $4,670,050 Revenue breakdown: $64 per square foot per year Retail rent $70 per square foot per year Restaurant rent $150 per room per day Hotel revenue Retail Units: 5,200 sq ft. $332,800/year Restaurant Units: 3,300 sq ft $231,000/year Hotel Rooms: 100 $4,106,250/year at 25% vacancy True profitability without transit fares: 4.6 years

B ackground & C onte x t Figure 1416 16 documentation, panTerra.tv - construction. “Construction Site Time Lapse Shopping Mall | Minto Mönchengladbach - MFI.” YouTube. YouTube, January 18, 2017. https://www.youtube.com/watch?v=SvApoH3n9FE.

ECONOMIC ANALYSIS The average hotel rate per room in Los Angeles was $180.17 in 2018, which increased by about $2.20 from the previous year. Total hotel revenue rose 5.1% to earn 5.44 billion dollars. There were approximately 30.1 million hotel rooms occupied in 2018. Los Angeles received 50 million visitors that year. 1,036 hotels with 104,053 hotel rooms. The US occupancy rate for hotel rooms rose 5% from 2017 to 2018.17

Figure 1518 17 “The LINE Hotel (Los Angeles, CA).” Jetsetter. Accessed September 27, 2019. https://www.jetsetter.com/hotels/california/los-angeles-ca/view/ the-line-hotel/. 18 “2017 Annual Report.” LA City. City of Los Angeles Department of Convention & Tourism Development, 2017. https://ctd.lacity.org/sites/default/ files/2017 CTD Annual Report.pdf.

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Figure 1619

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Figure 1821 19 Ibid. 20 Ibid. 21 Ibid.

ECONOMIC ANALYSIS RETAIL - Global retail sales are expected to increase to $26.29 trillion. -Retail in the US is expected to hit $2.6 trillion -67% of millennials prefer to shop online -89% of consumers shop at bargain-driven stores -Out of every $100 spent at a small business, $68 stays in town -72% of consumers search online before entering a store -Small businesses process about 482 transactions a month on average -65% of retail owners plan to invest in new products -61% of retail owners plan to invest in their store associates -Retail is expected to increase by 4.7% in 2019 - Retail is experiencing two significant shifts: technological and consumer behavior22

Figure 1923

22 Merkovich, Aleks. “15 Retail Statistics for the Optimistic Business Owner.” Fit Small Business, April 1, 2019. https://fitsmallbusiness.com/retailstatistics/. 23 “60 Restaurant Industry Statistics for Restaurant Owners in 2019.” Toast POS. Toast, Inc., September 12, 2019. https://pos.toasttab.com/blog/ restaurant-management-statistics.

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FOOD SERVICE

- 45% of people go out to eat multiple times per week -Restaurant annual sales are expected to be $863 billion which makes up 4% of the country’s GDP -American consumers spend roughly 12% of their income on food -The restaurant industry employs 17 million people -91% expected to increase profits in 2019 -Demand for restaurant remains high -72% of diners rank high quality food as a top choice making criteria -51% of consumers reported to visit a restaurant that is environmentally friendly -Americans spend 48% of their food budget on restaurants24

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Figure 2025

24 Ibid. 25 Biery, Mary Ellen. “Restaurants’ Margins Are Fatter, But Competition Is Fierce.” Forbes. Forbes Magazine, January 26, 2018. https://www.forbes. com/sites/sageworks/2018/01/26/restaurants-margins-are-fatter-but-competition-is-fierce/#27464b0827f9.

TRANSPORTATION INITIA

Figure 2126

Figure 2227

Figure 2328

The new idea in transportation: aerial ride sharing. Several companies are currently working to launch a new form of ride sharing coming as soon as 2023. The plan is to get small, vertical take-off and landing (VTOL) aircraft ready to become a standard part of the ride sharing concept. Companies involved include Bell, Aurora (a Boeing company), Uber, and several more.29 The companies are already testing designs for the VTOL aircraft. Some companies are focusing on making autonomous aircraft that are safer,

26 “PAV – Passenger Air Vehicle.” Aurora Flight Sciences. Accessed September 27, 2019. http://www.aurora.aero/pav-evtol-passenger-air-vehicle/. 27 “Bell: Welcome to The Future of Flight.” Bell Flight. Accessed September 27, 2019. https://www.bellflight.com/. 28 “Uber Elevate.” Uber. Uber. Accessed September 9, 2019. https://www.uber.com/us/en/elevate/vision/. 29 Ibid.

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ATIVES

Figure 2430

C onte x t Figure 2531

quieter, and more environmentally friendly. Many designs are fully electric and autonomous. Others allow for pilots, both in aircraft and remote.32 A network of landing pads is planned to allow easy access around chosen cities. These landing pads will need to be designed to handle an unprecedented amount of take-offs and landings. The top names in architecture and design are planning the solutions to “Skyports” that will handle 1,000 landings per hour within footprints as dense as an acre or two.33

30 Ibid. 31 Ibid. 32 “PAV – Passenger Air Vehicle.” 33 “Uber Elevate.”

OVERVIEW The KAHN Kollective presents a prototype design for a community hub including: a public market, a hotel, affordable housing, and VTOL aerial rideshare transportation hub. We aim to provide a center for the community and visitors to interact and be exposed to new and exciting ways to commute. Providing visitors with a wide variety of shops and foods, we will bring in new business to the area. With the hotel and apartment combination, there is plenty of opportunity to experience the space at any time-frame visitors see fit. The public market brings new revenue to the area through restaurants and retail. The retail is heavily driven by locals who want to bring their products to new clients. The first floor is permeable through the existing building, encouraging passerby on the street to join the community market. This promotes interaction and curiosity to attract visitors into the space. Once in, they will be exposed to a vast array of different establishments. Building up through the remaining floors of the existing building is a transient hotel. This will connect to the rooftop landing accommodating the aerial rideshare service. The hotel brings new tourism through the area, perfect for the connection to the market and the transportation terminal. The ride sharing service provides a great way for locals and tourists alike to travel quickly through L.A. To follow the redevelopment plan, the KAHN Kollective adds affordable housing along the back of the existing building to promote the community’s goals to bring more residential facilities to the area. It also allows residents easy access to the market as both a destination and a work place, while promoting the community bond of caring for others.

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ARCHITECTURE / PRECEDE Adaptive Reuse

Figure 3139

Figure 3240

39 Tapia, Daniel. “Lindower 22 Ateliers and Galleries / Heim Balp Architekten.” ArchDaily. ArchDaily, June 2, 2019. https://www.archdaily. com/918033/lindower-22-ateliers-and-galleries-heim-balp-architekten?ad_source=search&ad_medium=search_result_all. 40 “Gallery of Paramount House Hotel / Breathe Architecture - 1.” ArchDaily. Accessed September 27, 2019. https://www.archdaily.com/914140/ paramount-house-hotel-breathe-architecture/5ca1798f284dd1aa5100019f-paramount-house-hotel-breathe-architecture-photo.

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ENTS

& Figure 3442

41 Minner, Kelly. “The Green Building / (Fer) Studio.” ArchDaily. ArchDaily, March 9, 2011. https://www.archdaily.com/118709/the-green-buildingfer-studio?ad_source=search&ad_medium=search_result_all. 42 Saieh, Nico. “DVF Studio Headquarters / WORKac.” ArchDaily. ArchDaily, July 15, 2008. https://www.archdaily.com/3716/dvf-studioheadquarters-work-ac?ad_source=search&ad_medium=search_result_all.

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Figure 3341

SITE ADJUSTMENTS

CONCEPT We want to attract new people to the site and have it serve as a hub for the community.

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EXISTING BUILDING To emphasize adaptive re-use, we made minimal adjustments to the original building.

SITE ADJUSTMENTS

MARKET The market encourages interaction within the existing building. A six-story atrium floods the market with natural light and serves as a buffer from other functions.

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HOTEL The hotel fits within the existing building and serves to bring new people to LA and introduce them to Koreatown.

SITE ADJUSTMENTS

AFFORDABLE HOUSING The affordable housing is an effort to solve social imbalances in the area. The market would support these residents by providing job opportunities.

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AMENITIES The the space between the hotel and affordable housing units; a fitness gym, lobby, laundry, and lounge area provide shared amenities for residents and hotel guests.

FLOOR PLANS First Floor - Market

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Third Floor - Apartments

and Hotel

& C onte x t 43

NOTES / CITATIONS “2017 Annual Report.” LA City. City of Los Angeles Department of Convention & Tourism Development, 2017. https://ctd.lacity.org/sites/default/files/2017 CTD Annual Report.pdf. “425 Shatto Pl, Los Angeles, CA 90020 - 44067857.” RealtyTrac. Accessed September 27, 2019. https://www. realtytrac.com/property/ca/los-angeles/90020/425-shatto-pl/44067857/. “60 Restaurant Industry Statistics for Restaurant Owners in 2019.” Toast POS. Toast, Inc., September 12, 2019. https://pos.toasttab.com/blog/restaurant-management-statistics. “Apartments For Rent in Koreatown Los Angeles.” Zillow. Accessed September 27, 2019. https://www.zillow. com/koreatown-los-angeles-ca/apartments/. “Bell: Welcome to The Future of Flight.” Bell Flight. Accessed September 27, 2019. https://www.bellflight.com/. Biery, Mary Ellen. “Restaurants’ Margins Are Fatter, But Competition Is Fierce.” Forbes. Forbes Magazine, January 26, 2018. https://www.forbes.com/sites/sageworks/2018/01/26/restaurants-margins-are-fatterbut-competition-is-fierce/#27464b0827f9. Borland, Kelsi Maree. “Expect L.A. Hotel RevPAR to Climb 3.2% in 2019.” GlobeSt, March 19, 2019. https:// www.globest.com/2019/03/19/expect-l-a-hotel-revpar-to-climb-3-2-in-2019/?slreturn=20190811024143. “Census Profile: Los Angeles County (Central)--LA City (Central/Koreatown) PUMA, CA.” Census Reporter. Accessed September 27, 2019. https://censusreporter.org/profiles/79500US0603733-los-angeles-county-central-la-city-centralkoreatown-puma-ca/. Chiland, Elijah. “Mapped: 52 Projects Taking over Koreatown.” Curbed LA. Curbed LA, August 10, 2018. https://la.curbed.com/maps/koreatown-map-development-construction-new-buildings. “CITY OF LOS ANGELES DEPARTMENT OF BUILDING SAFETY: INTER-DEPARTMENTAL CORRESPONDENCE.” Zimas. Accessed September 9, 2019. http://zimas.lacity.org/documents/zoneinfo/ZI1940.pdf. “Denver Central Market: DCM: RiNo: Markets: Colorado: Local: Food.” Events | Denver Central Market | Colorado | Markets. Accessed September 27, 2019. http://denvercentralmarket.com/. documentation, panTerra.tv - construction. “Construction Site Time Lapse Shopping Mall | Minto Mönchengladbach - MFI.” YouTube. YouTube, January 18, 2017. https://www.youtube.com/watch?v=SvApoH3n9FE. Dominguez, Ana. “Where to Stay in Bangkok: The Siam Hotel.” The City Sidewalks. The City Sidewalks, August 26, 2017. https://www.thecitysidewalks.com/blog/where-to-stay-in-bangkok-the-siam-hotel. “Free Styles for Google Maps.” Snazzy Maps. Accessed September 27, 2019. https://snazzymaps.com/. “Gallery of Paramount House Hotel / Breathe Architecture - 1.” ArchDaily. Accessed September 27, 2019. https://www.archdaily.com/914140/paramount-house-hotel-breathe-architecture/5ca1798f284dd1aa5100019f-paramount-house-hotel-breathe-architecture-photo. “Kampung Admiralty / WOHA.” ArchDaily, October 25, 2018. https://www.archdaily.com/904646/kampung-admiralty-woha. “Kimpton Charlotte Square Edinburgh.” Google Search. Google. Accessed September 11, 2019. https://www. google.com/search?q=kimpton+charlotte+square+edinburgh&safe=active&sxsrf=ACYBGNQF6JSB6lXqutI3U7e2U--REpcF-A:1568189919706&source=lnms&tbm=isch&sa=X&ved=0ahUKEwjgxurYqsjkAhVPL6wKHYWgBnEQ_AUIEygC&biw=1920&bih=937#imgrc=_.

“Lake Tahoe Resort Hotel, South Lake Tahoe - Compare Deals.” HotelsCombined. Accessed September 11, 2019. https://www.hotelscombined.com/Hotel/Lake_Tahoe_Resort_Hotel.htm. Litman-Navarro, Kevin. “The 16 Most Beautiful Dystopian Landscapes on r/CyberPunk.” Inverse. Accessed September 27, 2019. https://www.inverse.com/article/40893-most-beautiful-dystopian-cyberpunk-landscapes. “Los Angeles, California - Sunrise, Sunset, Dawn and Dusk Times for the Whole Year.” Gaisma. Accessed September 27, 2019. https://www.gaisma.com/en/location/los-angeles-california.html. “Los Angeles Conservancy.” L.A.’s K-Town: Exploring Wilshire Boulevard | Los Angeles Conservancy. Accessed September 10, 2019. https://www.laconservancy.org/events/las-k-town-exploring-wilshire-boulevard. Meares, Hadley. “LA Has ‘the Best Koreatown Outside of Korea’.” Curbed LA. Curbed LA, May 6, 2019. https://la.curbed.com/2019/5/6/18523959/koreatown-los-angeles-guelaguetza-riots. Mena, Florencia. “MLC Centre Food Court / Luchetti Krelle.” ArchDaily. ArchDaily, April 11, 2016. https://www. archdaily.com/785211/mlc-centre-food-court-luchetti-krelle. Merkovich, Aleks. “15 Retail Statistics for the Optimistic Business Owner.” Fit Small Business, April 1, 2019. https://fitsmallbusiness.com/retail-statistics/. Minner, Kelly. “The Green Building / (Fer) Studio.” ArchDaily. ArchDaily, March 9, 2011. https://www.archdaily.com/118709/the-green-building-fer-studio?ad_source=search&ad_medium=search_result_all. “PAV – Passenger Air Vehicle.” Aurora Flight Sciences. Accessed September 27, 2019. http://www.aurora. aero/pav-evtol-passenger-air-vehicle/. Ponce City Market. Accessed September 27, 2019. https://poncecitymarket.com/. “Redevelopment Plan for the Wilshire Center/Koreatown Recovery Redevelopment Project.” Community Redevelopment Agency of the City of Los Angeles. Accessed September 11, 2019. http://www.crala.org/internet-site/Projects/Wilshire_Center/upload/WilshireCenter.pdf. Saieh, Nico. “DVF Studio Headquarters / WORKac.” ArchDaily. ArchDaily, July 15, 2008. https://www.archdaily.com/3716/dvf-studio-headquarters-work-ac?ad_source=search&ad_medium=search_result_all. “SECTION 10.17 COMMUNITY COMMERCIAL (CC) ZONE.” PDS. Accessed September 9, 2019. http:// www.pdskc.org/portals/pdskc/documents/zoning_pdf/edgewood/edgcc.pdf.

C itations

“Koreatown Demographics.” Koreatown Population & Demographics, Median Income - Point2 Homes. Accessed September 27, 2019. https://www.point2homes.com/US/Neighborhood/CA/Los-Angeles/Koreatown-Demographics.html.

Kirkwood, Scott, Katie Coakley, Mary Murphy, Katie Hearsum, and Victoria Carodine. “Inside Denver Central Market’s Timeless Design.” 5280, February 22, 2017. https://www.5280.com/2017/01/inside-denver-central-markets-timeless-design/. “Koreatown.” Los Angeles Times. Los Angeles Times. Accessed September 27, 2019. http://maps.latimes.com/ neighborhoods/neighborhood/koreatown/.

N otes

“Kimpton Charlotte Square Hotel in Edinburgh City Centre.” Kimpton Charlotte Square Hotel in Edinburgh City Centre. Accessed September 11, 2019. https://www.kimptoncharlottesquare.com/us/en/.

NOTES / CITATIONS Sell, George. “Sydell Group to Open First European NoMad Hotel in London.” Boutique Hotel News, April 23, 2019. https://www.boutiquehotelnews.com/home/news/2019/4/18/sydell-group-to-open-first-nomad-hotel-in-london/. Spaen, Brian. “World’s Largest Vertical Garden Revives Downtown Bogota.” Green Matters. Green Matters, May 12, 2017. https://www.greenmatters.com/news/2017/05/12/1j52PE/vertical-garden-bogota. “State Enterprise Zones.” geohub.lacity.org. Accessed September 10, 2019. https://geohub.lacity.org/datasets/b3453bb13a2e43fc917afb8f829341ef_7. “Story Map Journal.” ladcp.maps.arcgis.com. Accessed September 10, 019. https://ladcp.maps.arcgis.com/ apps/MapJournal/index.html?appid=b06f97ccf94741fdaad27443013eead1. “Story Map Journal.” ladcp.maps.arcgis.com. Accessed September 10, 2019. https://ladcp.maps.arcgis.com/ apps/MapJournal/index.html?appid=2a05d2914ad94727a6f6c7ef2d3fc5ed. “SureStay Hotel by Best Western Chilliwack, Chilliwack.” Hotel in Chilliwack | SureStay Hotel by Best Western Chilliwack. Accessed September 11, 2019. https://www.bestwestern.fr/en/hotel-Chilliwack-SureStay-Hotel-by-Best-Western-Chilliwack-52032. Swim, Adult. “Light | Off the Air | Adult Swim.” YouTube. YouTube, June 19, 2015. https://www.youtube.com/ watch?v=PhxE1RFtAWY. Tapia, Daniel. “Lindower 22 Ateliers and Galleries / Heim Balp Architekten.” ArchDaily. ArchDaily, June 2, 2019. https://www.archdaily.com/918033/lindower-22-ateliers-and-galleries-heim-balp-architekten?ad_ source=search&ad_medium=search_result_all. “Technical Clarifications to the Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines).” LA City. LA City, February 26, 2018. https://planning.lacity.org/ordinances/docs/toc/ TOCGuidelines.pdf. “The LINE Hotel (Los Angeles, CA).” Jetsetter. Accessed September 27, 2019. https://www.jetsetter.com/hotels/ california/los-angeles-ca/view/the-line-hotel/. “TIRANA VERTICAL FOREST.” SCE Project, August 13, 2019. https://www.sceproject.it/projects/tirana-vertical-forest-albania/. “Uber Elevate.” Uber. Uber. Accessed September 9, 2019. https://www.uber.com/us/en/elevate/vision/. “Why Is ‘Kobe Beef’ so Famous?” Crowd Cow. Accessed September 27, 2019. https://www.crowdcow.com/ blog/why-is-kobe-beef-so-famous. “Wilshire.” LA City. Accessed September 10, 2019. http://planning.lacity.org/complan/central/wilpage.htm. “Wind and Weather Statistic Los Angeles Airport.” Windfinder.com. Accessed September 27, 2019. https:// www.windfinder.com/windstatistics/los_angeles_airport.

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C itations

K.A.H.N K O L L E C T I V E