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www.racdb.com p.323.663.9898 f .323.663.9899 3006 N. Coolidge Avenue Los Angeles, CA 90039

BLACKWELDER

campus

industrial steel

los angeles, california

>


BLACKWELDER

campus

industrial steel

los angeles, california


BLACKWELDER CAMPUS Blackwelder is a large-scale adaptive reuse endeavor comprised of 25 existing buildings on a 6.4-acre campus in Los Angeles offering 137,500 square feet of stimulating creative spaces. Serving in a preservationist role, RACDB was asked to maintain the existing character and authenticity while creating rentable offices. Comprised of industrial, metal Butler buildings and wood, bow-truss roofed masonry buildings, the campus has other industrial elements - power lines, telephone poles, old dust collectors, large industrial metal barn doors, and leftover utilities; items that RACDB has co-opted and sought to feature. RACDB was tasked with not only the re-conditioning of the existing buildings, but also adding mezzanines in a majority of spaces and re-branding the varied structures as a whole Creative Campus.

EASEME

NT

PL

(E) PP

PL

PL

PL

WATER VALVE (E) PP PL

X

(D) PP

WATER METER

EASEME

X

(D) PP

NT

X

(D) PP

X

PL

X X

(D) PP

X

X

X

BOX

XX X

X

SIGNAL BOX

X X

X X

PL

X X

X

X

PL

X

(E) PP (E) PP

MH

PL PL

(E) PP

PL

(E) PP

(N)GAS

elec

elec

elec

(E) PP

(E) PP

1.03

elec

elec

(E) PP

elec

(E) PP

(E) PP

elec

(E) PP

elec

(N)FDC

21

(E) PP (N)GAS

(N) PP

elec

WATER METER

(E) PP

1.20

elec

(E)FD

(N) F.R. (N)FDC

elec

elec

elec

VAULT

(N)FDC

(N)GAS

elec

(N)TR.

LA CIENEGA

elec

elec

(N) PP

(N)TRAN.

GAS VALVE

(E) PP

5.01

STREET LIGHT BOX

(E) PP

(E) PP

(E) PP

(E) PP

WATER VAULT

SMH

• 137,480 square feet in 19 bldgs

WATER METER

N

SMH

VAULT

(E)FD

BFP-FW

(E)GAS

(E) PP

(E) F.R.

BFP-IRR

(E) PP GAS VALVE

WATER METER

(E) FDC

(N)FDC

(N)GAS

(N) F.R.

BFP-DW

TELEPHONE MANHOLE

(E) PP

WATER METER

(E) PP

(E) PP

WATER METER

(E) PP

(E) PP

(E) PP

(E) PP

(E) PP

(E) PP

• 3 years on-going construction period

BEFORE - looking NORTH


BEFORE

BLACKWELDER 1.03 Designed for a specific tenant during the lease negotiation process, Blackwelder 1.03 is a great example of the “Built to Lease” design model successfully put it in to practice here at RACDB. The tenant, JumP Films, was involved in the design process from the beginning, expressing their desires for a creative space, which RACDB then synthesized, in real time, to a design that satisfied all of their needs. Because the tenant was involved early in the design process, the leasing process was simplified - with all parties pleased at once. In the end, RACDB was able to design, the owner transformed a mess in to a great space, and the tenant received the perfect space based on their needs and desires.

• 4,000 square feet

• 12 month construction period 0’

5’

10’

20’

40’


1.03

BLDG


BLACKWELDER 1.20 RACDB and Genton Property Group chose the most dilapidated building on the BlackWelder Campus to serve as the HQ for the development company. Building 1.20 would also become a living, showcase model with partitioned offices well lit by natural light, double height spaces with volumes prime for mezzanine spaces, and impressive lounge & lobbies opening to private gardens. Little more than a sturdy frame and a broken down shell, 1.20 was the very first intervention on the Blackwelder Campus. In order for Genton to run the campus transformation, the turn around needed to be swift, smart, and economical. RACDB, teamed up with Jim Jacobsen, the future broker for these spaces, developed a program with Genton and began creating. In a quick turn around of ten months, the project was complete and Genton moved in.

• 4,700 square feet

0’

• 65’ month construction period 10’ 20’ 40’

looking EAST

BEFORE


1.20

BLDG


BEFORE

BLACKWELDER 5.01 Here is a good example of the design-build method in real-time at RACDB. The 5.01 building is the largest structure at the Blackwelder Campus and features a high bow-truss ceiling and expansive open ground floor -- prime real estate for any creative tenant. This existing 16,000 square foot timber and stucco building was an ideal structure for a London based Design-Effects studio to expand their Santa Monica based operations. Their current 5,000 square foot studio had reached its maximum capacity; conference rooms and private offices became edit-suites and the kitchen as a meeting room for staff and clients. The Design for the MILL came to RACDB from London-based architect HMKM and we assumed the executive architect role, a significant position within the team-based approach to design and construction. RACDB has been true to adaptive re-use and retained 90% of the original structure while fitting a new 4,000 square foot light-weight mezzanine with winged clerestory window bays and retrofit skylights to create a well-lit, voluminous work-place. A central circulation spine links two exits and divides effects editing suites and well-booked Color Correction Suites. A secondary transept provides a large, communal dining area and well-stocked kitchen for the staff, who often work extended hours. Based in London, The Mill has another outpost in New York and many of the program and company standards developed there were adapted and improved upon here. Environmental improvements have been made to the existing structure, such as colorful super-graphics and signage, increased day lit and cross-ventilated common areas, and newly conditioned air-supply. To date, the MILL adaptive re-use project is under construction and is anticipated to be complete in Summer 2011.

• 20,600 square feet

N

• 6 month construction period


n d e r *[u construction]

5.01

BLDG


Blackwelder Campus