In-between the Line, The Creative Office Space of Tomorrow. MArch Thesis 2019 by Jean Dan

i n-b e twe e n the line

MASTER OF ARCHITECTURE THESIS PROJECT CAL POLY POMONA, 2019

The Creative Ofﬁce Space of Tomorrow Jean Dan, 2019

in-between the line The Creative Ofﬁce Space of Tomorrow by Jean Dan

MASTER OF ARCHITECTURE THESIS PROJECT

in - b et ween t h e line The Creative OfямБce Space of Tomorrow

BY JEAN DAN

THESIS ADVISOR Sarah Lorenzen, AIA, Professor of Architecture STRUCTURES + SYSTEMS ADVISOR George Proctor, AIA Chair and Professor of Architecture RESEARCH ADVISOR Kip Dickson, Professor of Architecture and Graduate Coordinator

CALIFORNIA STATE POLYTECHNIC UNIVERSITY, POMONA JUNE 2019

#00/ 20 1 9

Design A. Ideagram & Design Description B. Massing C. Diagrams D. Parking Plan E. Site Plan F. Floor Plans G. Sections & Elevations H. Elevation H. Vignettes of key spaces I. Exploded Axonometric + ISO J. Wall Section K. Model Photos L. Presentation Boards

41 42 44 58 59 60 62 64 66 72 74 75 80

Research A. The Issue B. The Role of Architecture + Research C. Case Studies and Analyses D. Program 1. Program Narrative 2. Detailed Program Matrix + Spaces Quantified E. Location & Site

3 4 10 20 24 26

Appendix A. Annotated Bibliography B. Site Selection Documentation C. General Plan Constraints Doc. D. Applicable Building Codes E. Room Data Sheets F. Preliminary Cost Model

85 86 92 93 94 97

Thesis Statement

Abstract

contents Ideas A. Architectural Narrative 1. Design strategies, methods, & tactics 2. Form, space, organization B. Scapes Narrative 1. Context, site, and landform strategies, methods, & tactics C. Technical Narrative 1. Structures, material, construction

#01/ the si s s tat em en t

T h e s is St at em en t ABSTRACT

The office work environment of the past until now has been very dry and sterile places that can be very disconnected from life and living. Most worker simply comes to work a certain hour and go home wanting to be disconnected from work. The repetition of this cycle of living and working, separated from each other, can create issues with the human psyche and the joy of living. Life and work are two such separate entities and thus lead to an unhealthy work-life balance. The more recent trend of creative office work environment is becoming more informal and collaborative in an effort to reach out and reconnect this imbalanced lifestyle. Companies like Google, WeWork and Facebook seems to have push this trend forward to create a more connected workspace that allows for better social interactions and worklife balance. However, this is a relatively new concept that can still be limited to interior design and some architecture developments. There is still much more room to grow in term of designing the “Office of Tomorrow.” This project will address the topic of the creative office work environment and ask the question of “what is a work place” and how can it relates and connects human to life, society, family, health, and happiness. It is about designing the “Office of Tomorrow” for the new workforce of “Millennials” that is much more about independence and a selfdriven lifestyle. How can we create a work environment that is more socially engaging and would aid in the worker’s creativity by way of being more connected to others through open discussion, collaboration, job satisfaction, work-life balance, and a balance body and mind. “The opposite of play isn’t work, it is boredom.” The role of “Play” is of great importance in our childhood. If a young person doesn’t play and find curiosity in everything around, it is hard for the young to grow and develop into functioning adult. However, as we grow older, life and works become so serious and refrain us from “playing.” So wouldn’t this stop or slow down our growth as an adult, as we’re all in need of continual growth and improvement? Play allows us to experiment, empathize, and take creative risks. If we can do this, the workplace would be so much more satisfying, engaging and would help us grow further into our career paths and life goals at the same time. This project look to the role of “Play” as an element of design in order to bring back that curiosity and playful nature we lost as a kid that would allow us to grow and find joy in the everyday work. Focusing on the elements of architecture, “Circulation, Network, and Movement” are of utmost importance as they connect one space to another, program to program, information to people, and people to people. This is not only limited to interior space but also exist at the scale of the urban environment. Building to building, individual to communal areas, city to city, and country to country, the circulation and network connects everything to each other. If circulation is not well designed, traffic is congested, information stops, and human become detached. In this fast-pace modern society, we are all looking for the fastest, most economic routes to use. However as human being, we also look for the most enjoyable, engaging routes. These routes allow us to socialize, connect to each other, and share information. By focusing on Circulation, Network, and Movement as an architectural element, we have the controllable factor that can be use to influence the more abstract factors of Informal Interactions, Collaborations, Creativity, and Health. By analyzing how circulations penetrates and interact with spaces or thresholds, different conditions of interaction can be imagined. This would also calls to mind Corbusier’s “Architectural Promenade” in the connection of visual imagery/experiences through movement across a path.

Thesis Statement | 1

#02/ r e se a r ch

Resources: Wyatt, Scott. Cubicles Donâ&#x20AC;&#x2122;t Work. How architectural design affects your brain. TEDxSeattle Youtube video. 2017 Pochepan, Jeff. The Open plan office is a disaster. https://www.chicagotribune.com/business/success/inc/tcathe-open-office-plan-is-backfiring20180220-story.html

2 | Research

Th e Is s u e The Problems of the Work Environment The idea of this thesis came from the personal experiences and observations of work in environments that are less than ideal in its service to human lives, happiness, and the pursuit for independence or autonomy in a day to day work routine. Even though there exist a few emerging trends in office design such as Google, Facebook, or WeWork that challenges the status-quo of office designs and pushes toward the future of the work environment, which encourages a self-driven and connected work environment; there are not enough practical examples of architecture and studies done on the subject. There are still a vast amount of offices that still uses the lonely cubicles and even the generic open floor plan that lacks the ability to give “choice” to a necessary environment, whether private or collaboration, when called for. Perhaps it depends on each individual’s life goal and how they see themselves; however, it feels that most traditional offices or work environment are time-trap or energy zappers that are devoid of life, joy, and autonomy. The big corporate office settings are often insensitive and inflexible to the need of individual worker in creativity, collaboration, and health. Open office plans that were created are more open and airy, but did not have control on privacy and cater to the needs of individuals. It has problems of noise, privacy, distractions, and the pressure to work more due to being observe by superiors. The relatively new concept in companies like Google or WeWork seems to have improved much from the plain open-plan office into a more connected workspace that allows more social interactions mixed with privacy and comfortable environment. This caters to a new workforce of “Millennials” that is much more about independence and self-driven personality. However, this is still a new concept that perhaps is limited to interior design and lack architectural developments. Office life has always been only about work and focusing on the task, but

forget about the enjoyment of life, family, and health. This thesis asks the question of how we can design an office space that will allow workers to connect and interact with co-workers, family, and the community around. This, as a result, would create a more socially engaging space that would aids in the creativity of workers by way of job satisfaction, physical/mental health, and connection to others. It is about the question of what the “Office of Tomorrow” will be and how can we, as architects, drive the design of office further into the future. Whether a design with more informal spaces, interchangeable/adaptable parts, amongst other elements that help create an office which promotes creativity, collaboration, sharing of knowledge, team-building, health conscious, and job satisfaction.

The Evolution of the Ofﬁce Design Studies shows that the use of cubicles don’t work. They are horrible in causing stress, health issues, and bad performances at work. Based on the Biophilic principles of Prospect and Refuge, we can see that it doesn’t work. Humans have traditionally choose a place with a distant view (Prospect) to see what’s out there and what’s coming; and a place with protection behind our back for Refuge. The cubicle has neither of those.

open-plan offices” and found that the benefits of easy communication that are intended to go along with open-plan offices don’t outweigh the drawbacks, such as a huge lack of privacy. And, psychologist Nick Perham found that office noise impairs workers’ ability to recall information and even do basic arithmetic.” (Pochepan, Jeff ) The rate of productivity drops much when privacy is not available. Introverts being forced to do meetings at touchdown tables is not good in dealing with different personalities. Work-life balance is sacrificed because of pressures to work or not leave work early due to being watched. Personal issues can distract the whole team. The fear of taking creative risks because everyone will see their experiments or failures. The lost of personal space and area to put our belongings. The solution to all of that is Activity-based workplace design (ABW). Activity-based workplace design present a mix of open, semi-private and private spaces that allow employees to meet in the moment where they are without forcing workers to perform tasks in a specific place. Employees still have their own workstations on a quiet floor, another floor with private offices and suites with conference rooms, and a floor with cafe and social hubs. This is a return to privacy that is gaining trend in the office design world.

Now even the open-plan office is labeled “a disaster” (by the Chicago Tribune). The open-plan office was supposed to be less expensive and contributing to a brighter, happier, and collaborative workplace. However studies show’s that problems of noise, privacy, distractions, personal issues, and pressures to work more. We loose our natural tendency to be territorial creatures and a need for categorization, rules and structure. Open-plan could even mean sabotage with highly competitive team. “Last year, a survey by enterprise software strategist William Belk found that 58 percent of highperformance employees say they need more private spaces for problem solving, and 54 percent of HPEs say their office environment is “too distracting.” The survey netted 700 respondents from a broad swath of industries. In 2013, researchers from the University of Sydney examined the “privacy-communication trade-off in Research | 3

Th e R o le o f A rch it ect u re + R es earch Criteria DESIGN WITH THE 4 TYPES OF KNOWLEDGE WORKERS IN MIND These 4 Types of Knowledge Workers represent the change from an industrial economy to a knowledgebased one and the design of office environment adaptation to a new paradigm in the work spaces. While process or manual work can be measured easily with output over time, knowledge work is a more intangible approach being much harder to assessed as it takes place mostly in the head of the worker.

• •

•

The Anchor: The desk-bound office worker The Connector: Worker with more flexible in movement as they focus on internal interactions between people and various departments of the company. The Gatherer: Worker that deal with relationships away from the office. Work at client’s offices, cafes, clubs. Travelling regionally to bring back information, business, and important relationships. The Navigator: Rarely in the office, they are project basis contractor, nomad salesman, and consultants who only need a space to sit down and use their laptop.

EXTENSION OF THE UNIVERSITY LIFE Inspired by Googleplex approach, the concept of merging the educational environment into the workplace will be used. Within the open-ended structure of the university system, there are resources and opportunities that allow the individual to invent, explore, and bring about the impossibe. The creation of PROGRAMS and MODULES OF ENVIRONMENT categorizes from most public and active to more secluded and private provide an environment that support both individual research as well as collective collaboration. Work-Life Balance Network Learning Casual encounters with co-workers for collaboration or recreation Tech-talk and formal lecture areas White boards or Glass walls - located along activity zones for spontaneous discussions to trigger creativity Nomadic Work Zones

• • •

proximity are key for information flow. Ex: Yurts of small fabric structures made of recycled denim are used as meeting rooms that can be easily assembled/torn down. This allow for flexibility in spatial configuration and spontaneous collaboration. Concentration and Collaboration: Balancing individual and group Work/Life Balance: A work environment that is egalitarian, social, attractive, convenient and healthy Leveraged Learning: Growing the next generation

CIRCULATION, MOVEMENT & CONNECTIVITY Movement allow the meeting and encountering of people to people which promotes discussions and debates on ideas and philosophy that can contribute to the creativity. Encountering and meeting are relationship building among people. Movement can also burn calories and create healthier, happier, and thus smarter individuals. DISPLAYING BIOPHILIC PRINCIPLES “Biophilia is humankind’s innate biological connection with nature” Biophilic design enhances the built environment by subconsciously connecting us with nature, natural forms and natural materials. By designing environment that can bring human back to our natural state of being, we can create a work environment that promotes health, happiness, wellbeing, and creativity. We can use the 14 Patterns of Biophilic as an approach to design. OUTDOOR SPACES & GARDENS Connection to nature ACTIVITY-BASED WORK ENVIRONMENT (ABW) Not the old, problematic cubicle or the open-plan office, Activity-based workplace design present a mix of open, semi-private and private spaces that allow employees to meet in the moment where they are without forcing workers to perform tasks in a specific place. Employees still have their own workstations on a quiet floor, another floor with private offices and suites with conference rooms, and a floor with cafe and social hubs.

4 DESIGN PRIORITIES INFORMAL INTERACTON

•

Flexibility and Adaptability: Allow teams to quickly form, collocate and relocate, density and

4 | Research

The creation of informal meeting places allows

for spontaneity of meeting between people, which give way for sharing of ideas and collaborations that is most helpful in producing creative ideas and innovations. There is also the third party interactions in which the person can overhears the conversation and learn from others in the work environment. PRIVACY + PROXIMITY OF MEETING SPACES Even though the interaction and meeting of people should be encouraged, there also needs to a right amount of privacy to encourage people to speak freely their thoughts to others. According to a case study by Grajewski, in planned meeting areas that lack privacy, there is a low percentage of interaction observed. Proximity of meeting spaces is also important to the focus or distractions of the work environment. Having a meeting space next to a working office will creates noise and visual distractions for others trying to work. On the other hand, having a meeting space too far away will discourage people from being in that space away from their working environment. So there needs to be a range of spaces with varying level of privacy and proximity to adapt to different work area.

Choice & Autonomy

Employees Perform Better When They Can Control Their Space In Genslerâ&#x20AC;&#x2122;s 2013 Workplace Survey, the power of choice and autonomy can be a great driving force for employee happiness, motivation and performance. They found that workers whose companies give them freedom to decide when, where, and how they work were more likely to be satisfied with their jobs, performed better, and thought of their company as more innovative than other competitors that didnâ&#x20AC;&#x2122;t give the freedom. Tech employees are found to be happier and more satisfied with their jobs and workplaces than average of all industries. The key to why they are so satisfied was found in that 41% of the tech employee reported having a say in when and where they work, which includes mobility in- and out-of-office rather than the 32% average.

Resources: Charts & Info from Hoskins, Diane. Employees Perform Better When They Can Control Their Space. https://hbr.org/2014/01/employees-perform-better-when-they-cancontrol-their-space

Research | 5

6 | Research

Knowlege Workers

Why Business are choosing to leave the “traditional office space” and move into non-corporate space...

Designing for Knowledge Workers Research shows that there are four knowledge worker “character types” with the Anchor and Connector as mainly office-based, while the Gatherer and Navigator as more afield away from the office. The titles Anchor, Connector, Gatherer and Navigator give a better understanding of the different modes of working withing a more creative context As the working world changes from an industrial economy to a knowledge-based one, the design of the office environment must learn to adapt to fit a new paradigm in the work spaces. The original twentiethcentury office space got its template from the factory plan where process tasks and manual labour within a supervised hierarchy are the main mode of working. However in the continually changing working world where “knowledge workers” are becoming the main sources, the factory formula is becoming irrelevant. Much of the repetitive process work are sent overseas to lower cost economies or to be handled by computers. “Knowledge work” are the antithesis of repetitive and formulaic labor work, relying “more on applying theoretical knowledge and learning in an unpredictable culture of collaboration, exploration, autonomy and initiative” (Greene). While process or manual work can be measured easily with output over time, knowledge work is a more intangible approach being much harder to assessed as it takes place mostly in the head of the worker. The first knowledge workers were doctors, lawyers, scientists and academics. It was later extended to include “knowledge technologist” like computer technicians, lab analysts, paralegals, software designers. Now the number of people employed in the knowledge work in the UK is close to half the working population. From the eagerness to create a work environment that value teamwork and collaboration yet reducing cost, most companies would opt for the open-plan office as a universal, one-size-fitsall solution. However, this approach give little segmentation of role or task and individual choices in the personalization of work space to fit to needs, functions, and comfort. Architecture firm Gensler came up with four

division of work modes associating with spaces and knowledge activities into SOCIALIZE, FOCUS, COLLABORATE, & LEARN. This, however, results in spatial typologies, which can limits the perspective of the workers within the space as they can only use that to do a certain task.

The four types of knowledge worker THE ANCHOR The iconic desk-bound office worker who is reliably at their desk day-by-day with movements limited to the workstation and other functional spaces like cafes or meeting room. The go-to person to get information and play a vital role in the transfer of knowlege. Anchors have clearly defined times for social activity, formal collaboration, informal collaboration, and solo activity. Anchor feels the importance of ownership and the everyday ritual of being in the same space. They are why ergonomic desks and chairs are manufactured. However, they struggle to with their more focused tasks in a noisy, open-plan office. THE CONNECTOR As the “needle and thread” within their organization, they spend half of their time in different areas of the building like meeting rooms, cafe, or colleagues’ desks. They focused on internal interaction with people from various departments of the company. As a greater appreciation of communication and collaboration at work, Connector are much benefited. They have a need to work more flexibly and visually since they have to exchange information with many people around the company. THE GATHERER Mainly dealing with relationships away from the office, the Gatherer usually works at client’s offices or other sites of neutral third space location like cafes or members clubs. Travelling mainly regional to bring back information, business, and important relationships. Technology has allow the Gatherer to work in this mode through the use of mobile and wireless devices. Eventhough on the move, they make use of the office as an area to distill, process, and review information individually or with colleagues. So Gatherers are ones to need a combination of spaces for concentration or collaborations. Since they are on the move, they are also not given their own desk, but instead they work on a hot-desk or shared-desk, which is effective in space use and cost efficient.

THE NAVIGATOR Rarely in the office, the Navigator includes the contractor (employed on a project basis), the nomad salesman, and the consultant who only need a space to sit down and use their laptop. The office is only a node within the Navigator’s network, who are often key figures in the company with many responsibility and ambassadorial or international roles of high values. WHAT KNOWLEDGE WORKERS NEED -The need for more choice and control in the services available at the office. -The need for spaces and tools that can be adjust and adapt to individual preference and the required task -Difficulties with concentration and a lack of appropriate settings to aid individual work WHAT CAN BE PROVIDED FOR A RESPONSIVE ENVIRONMENT -Permeable boundaries like curtains or screens that can easily move or adjust at desk or in communal spaces can help to control privacy and noise when needed. -Vertical boundary surfaces for non-computer work, pin-ups, displaying artifacts -Quiet modular rooms with provided technologies (computer, monitors, tables, pin-ups surface, quiet noise-separation) -Hot-Desk with higher value so that Gatherers and Navigators can actually feel comfortable using instead of trying to seek alternate spaces -New cultural protocols that can signal and show people how to use the office day to day and how space is occupied

Resources: Charts, Drawings, Info from C. Greene and J. Myerson, Space for thought: Designing for Knowledge Workers

Research | 7

New York Times Building in New York City - Visual Connection with Nature by a carved out nature oasis in the middle of the building.

Facade of Manuel Gea Gonzalez Hospital, Mexico - Biomorphic form & pattern

Salk Institute, Louis Kahn - Prospect & presence of water All images from 14 Patterns of Biophilic Design.

8 | Research

Biophilic Design 14 patterns of biophilic 1.Visual connection with nature * * * -A view to the natural elements 2. Non-visual connection with nature * * -Any of the other senses connection to nature, smell, sound, textures 3. NON-RHYTHMIC SENSORY STIMULI * * -Momentary exposure to nature/natural sounds stimulates the brain 4. THERMAL AND AIRFLOW VARIABILITY * * -Subtle changes in temp/humidity or natural ventilation 5. Presence of water * * -Through seeing, hearing, or touching water help calm people down and enhance the experience 6. DYNAMIC AND DIFFUSE LIGHT * * -Differing light patterns affects mood 7. CONNECTION WITH NATURAL SYSTEMS -Awareness of natural processes like the seasons or time of day 8. BIOMORPHIC FORMS AND PATTERNS * -Symbolic patterns, textures, contour, or numerical arrangements that references natureâ&#x20AC;&#x2122;s patterns 9. Material connection with nature -Natural materials with minimal processing and reflective of local ecology or geology 10. COMPLEXITY AND ORDER * * -Patterns and hierarchy encountered in nature, fractals 11. PROSPECT * * * -Open views and open plans allow freedom 12. REFUGE * * * -The feeling that you are safe, a place for protection from the elements and activity 13. MYSTERY * * -The brain is naturally curious, obscured view or information trigger the curiousity

Stress reduction cognitive performance emotion, mood & preference

Application into project

Of the 14 patterns, the ones in bold are the most relevant and applicable to this project. Those elements *** From studies and empirical data. Patterns that are thought of and applied to the design in such a way have up to 3 asterisks shows the quantity and quality that is seemless in connection from architecture to the of peer-reviewd evidence as strong and of great impact studies of Biophilic Design. These patterns of Biophilic potential. Designs contributed to the Creative Office Design in ways that stimulate the experience of workers in order Visual Connection with nature: to acheive a healthier state of mind and balanced body, Lower blood pressure and heart rate which would lead to a more creative, productive, and Improved mental engagement/attentiveness healthy work environment for the long term workers. Positively effect attitude and overall happiness Non-Visual Connection with nature: Reduced systolic blood pressure and stress hormones Positively impacted on cognitive performance Perceived improvements in mental health and tranquility Non-Rhythmic Sensory Stimuli: Positive impact on heart rate, systolic blood pressure and sympathetic nervous system activity Observed quantified behavioral measures of attention and exploration Thermal & Airflow Variability: Positive effect on comfort, well-being, and productivity Positively impacted concentration Improved perception of temporal and spatial pleasure Presence of Water: Reduce stress, increased feeling of tranquility, lower heart rate and blood pressure Improved concentration and memory restoration Enhanced perception and psychological responsiveness Observed preferences and positive emotional responses Prospect: Reduce stress Reduced boredome, irritation, fatigue Improved comfort and perceived safety (From Terrapin, 14 Patterns of Biophilic Design)

Resources: https://blog.interface.com/nature-by-design-the-practice-of-biophilicdesign/ 14 Patterns of Biophilic Design, Improving Health & Well-being in the Built Environment. Browning, William; Ryan, Catherine; Clancy, Joseph.

14. RISK OR PERIL * -Some find safeguarded risk thrilling and it stimulates a dopamine response, cantilevers or transparent floors Research | 9

GOOGLEPLEX: A NEW CAMPUS COMMUNITY

Circulation route “Main Street” lined with shareduse building blocks. A good street can be more important than buildings.

10 | Research

Constraints

EXISTING INFRASTRUCTURE

STRUCTURAL CONSTRAINTS

FIRE COMPARTMENTATION

OVERSIZED HEIGHT ZONES

Opportunities

PRIMARY CIRCULATION

ENCLOSED MEETING SPACES

NETWORK LEARNING

WORKLIFE BALANCE

NOMADIC WORK ZONES

LIGHTING CONCEPT

TIME USED – EARLY MORNING

TIME USED – LATE EVENING

C a s e S t u d i es I

Googleplex, Clive Wilkinson Architects

INFO

Location: Area: Year: Program:

Mountain View, California 180,000 S.F. 2005 Offices, Atrium, Cafe, Recreational, Gym

Method of Creative Space and Program A responses from the designer with physical form to a strategy for creating an environment that would encourage engineers and other fields of designers to communicate and interact while also allowing rapid growth in its future. The program and interior were designed as “neighborhoods” at an urban scale with clear visual and experiential identities. Instead of a common approach of a corporate campus, the architect pushed for a more “extension of university life.” The architect analyzed the way employees used space and charactering them from hot to cold within thirteen zones based on level of social interaction. Then each floor was divided into “sub-neighborhoods” identified by “landmarks” or common spaces. These are the language of an urban design character to conceptualize the space (from micro to macro), defining spaces from “landmarks” to “zoning of activity” to “circulation routes.

and note-taking,” games such as foosball, pool tables, volleyball, ping pong, and gyms, break rooms with hundreds of snacks and “grassroots employee groups for all interests, like meditation, film, wine tasting and salsa dancing.”

FUN “Googlers sharing cubes, yurts, and huddle roomsand very few solo offices, laptops everywherestandard issue for mobile coding, email on the go

Work/Life Balance: A work environment that is egalitarian, social, attractive, convenient and healthy

FOUR DESIGN PRIORITIES: Flexibility and Adaptability: Allow teams to quickly form, collocate and relocate, density and proximity are key for information flow. Ex: Yurts of small fabric structures made of recycled denim are used as meeting rooms that can be easily assembled/torn down. This allow for flexibility in spatial configuration and spontaneous collaboration. Concentration and Collaboration: Balancing individual and group

Leveraged Learning: Growing the next generation

Key issues for design included the need to support a wide variety of spaces for “collaboration, quiet concentration, informal meetings, large scale gatherings, relaxation.” Spaces like the atrium and grand staircase are activated with amenities (outlets for laptops, wifi) to encourage the use of the space for work. CONCLUSION: The creation of PROGRAMS and MODULES OF ENVIRONMENT categorizes from most public and active to more secluded and private provide an environment that support both individual research as well as collective collaboration. The Four Design Priorities are principles of the “Extension of University Life” office environment that can be used to create very collaborative, fun, and creative working environment. Resources: https://untappedcities.com/2012/01/02/googleplex-mountainviewdesigning-interior-spaces-at-an-urban-scale/ http://studios.com/projects/google_headquarters_formerly_sgi_north_ charleston_campus/

Research | 11

Floor Plan & Connection of Spaces

Modules, Square Footage, & Room Layout

12 | Research

C a s e S t u d i es I I

Wieden+Kennedy, WORKac Architects

INFO

Location: Area: Year:

New York 50,000 S.F. 2014

Programs + Modules A 50,000 SF office with an urban density motto: “a minimal compression of individual work spaces that opens up room for a gradient of diverse collective spaces.” (Archdaily.com). This office takes on another approach of moving away from the office-as-playground to bring back work to the “heart of creative work.” Since work here is highly collaborative, a great range of discussion spaces are created to accomodate meetings and gatherings of various size, privacy levels, and duration like:

• • • •

Team reviews standing at 10ft long “over-the-counter” steel tables Informal discussions in lounges with comfortable furnitures over wood floors Kitchen gathering for working lunches with wood floors Meeting rooms from intimate “Phonebooths” to 10 people “Picnic Table” to larger “Wide-n-Long” conference rooms.

CONCLUSION: The creation of a range of PROGRAMS and MODULES OF ENVIRONMENT to allow for discussion spaces to accomodate meetings and gatherings of different size, privacy levels, and duration.

Resources: All images from Archdaily. Archdaily. (2014). Wieden+Kennedy, WORKac Architects. Retrieved on November 15, 2018 from https://www.archdaily.com/516876/wiedenkennedy-ny-workac.

Research | 13

14 | Research

C a s e S t u d i es I I I

Pterodactyl, Eric Owen Moss

INFO

Location: Area: Year:

Culver City, CA 16,663 S.F. 2015

Iconic & Unique Design During a period of 30 years, Eric Owen Moss has been building a city-within-a-city: the Hayden Tract in Culver City, California. He and clients Frederick & Laurie Samitaur Smith have created more than 20 projects, many of which are office spaces for tech firms and startups. Sitting atop the parking structure, the building is a fracture of boxes angled in many ways creating unique and varied spaces inside. The Hayden Tract is a former industrial zone in Culver City, after going through the destructive seventies, has been transformed from decaying industrial warehouses into radically contemporary buildings by Eric Owen Moss and the developers Samitaur Smith.

CONCLUSION: The use of a run-down area during a bad economic period can still be enhanced and revamp by creating very unique and interesting Architecture that stands as iconic and gives life to the area.

Resources: Moss, E., & Gannon, T. (2016). Eric Owen Moss Architects/3585 (First ed., Source books in architecture ; 9).

Research | 15

Amphitheater Office for Communique / group DCA from archdaily.com

Section 1 Office for Communique / group DCA from archdaily.com 16 | Research

Hung Space Office for Communique / group DCA from archdaily.com

Section 2 Office for Communique / group DCA from archdaily.com

C a s e S t u d i es I V

Ofﬁce for Communique, group DCA

INFO

Location: Area: Year:

Gurugram, Haryanna, India 7,558.95 S.F. 2018

Ofﬁce for Communique, group DCA This office in Gurugram, India, creates a modern and equal opportunity workspace that promotes creativity, collaboration, and conversation. The spatial planning resulted from the idea of an open-plan office format as symbolic of transparency. One key feature is a mezzanine conference room that hovers above an amphitheater or multipurpose event area. The important design strategy is BIOPHILIA to connect workers to nature in an effort to promote happiness, good health, and well-being. Large windows, lined with planters, are placed on the north and south face that open to the surrounding greeneries. Vertical green walls run along the entire two-floor along the east and west face to optimize the building’s thermal performance. CONCLUSION: From this case study, the method of Biophilic Design can be utilize to apply to the design of an office. The idea in shifting of elevations to create different spaces in an open plan building is a great modernist principle that relates to the Biophilic principles of Prospect, Mystery, and Risk/Perils.

Resources: Gonzalez, M. (2018). Office for Communique / groupDCA. Arch Daily. Retrieved on March 25, 2019 from https://www.archdaily.com/903059/office-forcommunique-groupdca

Research | 17

Floor plan {precedents} Rolex Learning Center / SANAA

Resources: Sejima, K., & Nishizawa, R. (2003). Sejima Kazuyo Nishizawa Ryūe / SANAA: Works 1995-2003 (Shohan. ed.). Tōkyō: TOTO Shuppan.

18 | Research

C a s e S t u d i es V

Rolex Learning Center, SANAA

Roof {precedents} Rolex Learning Center / SANAA

Mat Scheme creates inner courtyard & brings in light

Public space + courtyard

faรงade, roof, & floor detail

Research | 19

PROGRAM

Occupants

Social Areas: Entry Lobby

SF/occ. Space SF

500 3 3

Meeting Room Meeting Room

3.5 15 15

Daycare Public Restroom Men's Public Restroom Women's Net Total Gross-up 1.22 x Total SF Office: Activity Based Offices (ABW)/Workstation Private Offices In-between idea spaces In-between idea spaces In-between idea spaces Informal Meeting Zone [Lounge] IMZ [Over-the-Counter] x 8 IMZ [Phonebooth] 4p x 8rm Restroom Men's Restroom Women's In-between idea spaces In-between idea spaces In-between idea spaces Informal Meeting Zone Informal Meeting Zone Informal Meeting Zone Conference rooms (Large) Conference rooms (Large) Conference rooms (Large) Conference rooms (Small) 7p x 8 Restroom Men's Restroom Women's Break rooms Directors office Executive office Executive office Executive office Storage Net Total Gross-up 1.61 x Total SF Waiting Lobby Auditorium Stage Seminar/Event Space Seminar/Event Space Seminar/Event Space Amphitheater (Knowledge Center) Amphitheater (Knowledge Center) Net Total Gross-up 1.33 x Total SF

s.f. s.f. s.f. s.f.

240 s.f. 240 s.f. 4072 s.f. 4967.84 s.f.

400 16 10 10 10 10 64 32 3 3 10 10 10 4 4 4 14 14 14 56

53.5 120 15 15 15 35 25 15 240 240 15 15 15 15 15 15 35.7 35.7 35.7 35.7

4 3 3 3 3

100 166.66 166.66 166.66 300

21400 1920 150 150 150 350 1600 480 720 720 150 150 150 60 60 60 500 500 500 2000 240 240 600 400 500 500 500 900 35650

s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f.

Space Summary:

Area 63,752 Net s.f.

Building Net Total Building Gross Total

110,911 Net s.f.

Efficiency = Net Total/Gross Total:

57.48% Efficient

Area 57396.5 s.f.

330 330

3.5 7.5

80 80 80 50 50

15 15 15 16 16

1155 2475 1000 1200 1200 1200 800 800 9830

s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f.

57%

13073.9 s.f. 34 20 30

Fitness Center Yoga class Locker room

1750 45 45 1752

50 50 50

1700 s.f. 1000 s.f. 1500 s.f.

Building Net Total Net Total Gross-up

4200 s.f. 1.14 x Total SF

4788 s.f.

CafĂŠ Kitchen Dining Coffee Net Total Gross-up Building Net Total Building Total Building Gross-up

20 | Research

4 2 2

200 2700 900

2000 800 5400 1800

s.f. s.f. s.f. s.f.

10000 s.f. 1.22 x Total SF

12200 s.f. 63752 s.f. 92,426 s.f.

1.2 x Bldg Total

110,911

s.f.

Building Gross Total

Pr og ram N a rrat ive

Origin + Content of Project The origin of this project comes from the idea that many tech companies nowadays are looking to create non-traditional workspace that promotes creativity through the interactions of different minds and fields of work. By creating informal meeting areas, open-plan offices, in-between spaces where people can discuss ideas, adjustable work-space, and value the power of a playful environment, a more interactive and creative environment can be created. The site chosen for this project would in the Silicon Beach area (including Culver City, Marina Del Rey, Venice, El Segundo, Manhattan Beach, Hermosa Beach) as there is a great number of tech companies growing in this region. On specific site could be the Google Campus in Venice if the design would be for Google. Another option would be in the Downtown Los Angeles area as this is the second place growing for tech companies. This is the alternative to a tech-saturated Silicone Beach area. One possibility might be at South Olives St and West 5th St adjacent to Pershing Square. This area is empty right now and might need a good design to add to the L.A. scene. Downtown L.A. could be a good choice since the culture is more vibrant with urban and hip-hop culture. So it would depend on the company concept to build here that might define the company’s mission or stylistic approach. There is also the need to revitalize Downtown.

Research + Develvopment Since Google has been at the forefront on establishing creative work spaces, research can start through case study of the Googleplex building in Mountain View, California. Other case study can be done through Apple, Amazon, Facebook, and other tech companies. Further research could look into the psychology of human at a work environment, user-control of work environment, productivity in the workplace, and further on how space making could help with the creative workplace. This building could merge the idea of a workplace with the experiences in an educational environment to produce a variety of university-themed experiences which could help the work flow merge with creativity.

Building Use + User Type The user will be for the company owner and workers. However, the exterior ground space will be accessible for use to the public as an amenity to the city. The building would require a wide, diverse range of programs to keep the user engaged within the work environment: • Open plan office • Executive/Manager/CEO offices • In-between idea spaces – to work out ideas and discussion among different fields • Lounge area – for breaks, rest, or small discussion • Restaurant/Café/Coffee shop • Theater – for lectures, events, talks, performances (could be use to generate funds through concerts, music performances, or Tech talks) • Yoga class • Gym – Sport area for basketball/tennis, rock climbing • Massage area • Classes on Tech education and professional developement • Roof garden

Funding Source The site is located in the Silicon Beach and with a create number of tech or startup companies, a great amount of funding would be available for the realization of this project into built form. Research shows that there are much available fundings offered to previous startup companies.

Research | 21

USE TYPE PUBLIC

PRIVATE

37%

63%

Lobby Cafe/Dining Coffee Amphitheater Auditorium Event Spaces Daycare

Offices Admin ABW Work Area In-between Spaces Conference Rooms Wellness Center Lounge/Break/Kitchen

PROGRAM OUTLINE Area

Services 22%

Work 30%

Collaborate 2%

Public 19% Admin Wellness 3% 6% Work

Work 23,320 SF

Work

22 | Research

Collaborate

Collab 1,843 SF

Live

Live 14,010 SF

Live 18%

Wellness

Admin

Wellness Admin 4,200 SF 1,900 SF

Public

Services

Public 14,374 SF

Services 17,045 SF

Pr og ram

CIRCULATION RESTROOM STORAGE CAFE DINING KITCHEN LOUNGE/BREAK AREA DAYCARE LIBRARY YOGA SPACE FITNESS CENTER PLAYGROUND LOBBY

AUDITORIUM

EVENT SPACE AMPHITHEATER PHONEBOOTH TICKET BOOTH CONFERENCE ROOMS

PRIVATE OFFICES

OPEN PLAN OFFICES

PARKING

Research | 23

De t a i l e d P ro g ram

Entrance Lobby

Area/S.F. Lobby

1750

Meeting Room

Daycare

1752

Public Restroom Men's

240

Public Restroom Women's

240

1155

Auditorium

6796

Stage

1000

Seminar/Event Space

1480

Seminar/Event Space

1480

Seminar/Event Space

Fitness

Public Events

Waiting Lobby

1200

Amphitheater

800

Amphitheater

800

Fitness Center

1700

Yoga class

1000

Food/Drinks

Locker room

1500

CafĂŠ

2000 800

Kitchen Dining

5400

Coffee

1800

Legend Area in sqft count 0

24 | Research

1000

2000

3000

4000

5000

6000

7000

8000

Area/S.F.

In-between/ Informal Meetings

OfďŹ ce

Open Plan Offices/Workstations 21,400 Private Offices

1920

Directors office

400

Executive office

1500

In-between idea spaces

150

In-between idea spaces

150

In-between idea spaces

150

Lounge

2,100

Over-the-Counter

1600

Phonebooth

480

In-between idea spaces

150

In-between idea spaces

150

In-between idea spaces

150

Informal Meeting Zone

Service

Conference

Break rooms

600

Conference Room Tower

500

Conference Room Tower

500

Conference Room Tower

500

Conference Rooms

2000

2nd Flr. Restroom Men's

720

2nd Flr. Restroom Women's

720

3rd Flr. Restroom Men's

720

3rd Flr. Restroom Women's

720

Storage

900

1000

2000

3000

4000

5000

6000

7000

8000

Research | 25

Site {context} Playa Vista Neighborhood 12500 Beatrice St, Los Angeles CA 90066

26 | Research

S i t e + C o n t ex t Silicon Beach - Playa Vista The site of choice is in the Silicon Beach area where the recent tech scene is blooming out of the original explosive tech industry in the Silicon Valley area. Silicon Beach is located on the western most region of Los Angeles starting from the Santa Monica extending to Venice, Marina Del Rey, Playa Vista, Playa Del Rey, El Segundo, Manhattan Beach, and Hermosa Beach. Its name is due to the proximity to the beach of LA. Part of the attraction to these regions is due to the area being close to LAX and the diverse industries that is LA. These areas are the new tech hub of California with over 500 tech startup companies. This region features many major technology companies like Google, Yahoo, YouTube, BuzzFeed, Facebook, AOL, EdgeCast Networks, Salesforce, Electronic Arts, and Myspace among many others. Mobile ventures like Snapchat and Tinder has got its start from here. In 2012, Sillicon Beach was considered the second hottest tech hub worldwide. While Silicon Valley’s economy is heavily geared in to technology, Silicon Beach is much more diversified with economy from game, film, finance, tourism, and television.

1940-1985 Playa Vista had Hughes Airport on the southern side of Jefferson Blvd.

Being at the heart of the LA tech and startup scene, LA startups raised $4.2 billion for Snap-Inc in 2016. Mediakix found the startups worth estimated in valuation of $155 billion and is continuing to grow. Similar to Silicon Valley, Silicon Beach has brought much opportunity for the “venture capitalists” to put investment on the new up-and-coming startups companies. In recent years, much workers have came to join these communities due to its beautiful weather, distance from the beach, and a hipster stylishness. This influx of talent coming into the area causes a great rise in real estate and rents. However, it remains as the cheaper alternative to the Silicon Valley area.

Culver City + Eric Owen Moss Let’s go back a bit in time before all the bloom of the Silicon Beach area, we have the invention of the creative office in Culver City by the reknown architect Eric Owen Moss. It was a 27 year collaboration for Moss with his patron Frederick and Laurie Samitaur Smith to transformed a run-down Culver City into a thriving urban community as it is know today. Culver City was originally a deteriorating warehouse district. Starting in 1986 was the start of a collaboration between clients and architect between Moss and the Samitaur Smith in buying low-slung commercial buildings and redesigned them into innovative architectural experimentation that invited many creative companies in advertising, digital media, and arts to start moving in. They wanted to save the neighborhood and its economy from decapitation with heavy crime, drugs, and prostitution while introducing arts and culture. They aimed to reinvent the American workplace. After some time as people started noticing their innovative work, creative tenants like movie production firms and dance companies started to move in. So from then, was the start of the creative office design.

The former Hughes Airport is now belongs to the YouTube Space LA. Playa Vista, being adjacent to Ballona Creek, is an important location in terms of being part of the Silicon Beach area and also a history of Culver City and Eric Owen Moss.

As a consequent, the choice of the Silicon Beach area consists of the history of how Eric Owen Moss brought about the creative office design and the transforming tech industry of the Silicon Beach area. The background of the area reconfirm the decision of why a creative office design should be located along these area.

Research | 27

Population Density Map

28 | Research

Zoning Map

Research | 29

Ballona Creek Historic Map

30 | Research

General Plan Land Use Map

Research | 31

#03/ id e a s

32 | Ideas

A r c h it ect u ral Narrat ive CIRCULATIONS, MOVEMENTS & CONNECTIVITY Circulations and movements are of utmost importance in any work of architecture in connecting one space to another, program to program, and people to people. This is not only limited to interior spaces, but to external spaces and to a macro scale urban environment. If circulation is not well designed, traffic would be congested, information would not move, and human interactions are detached. At a micro scale, circulation in a body would allow the body to functions correctly and yield good health. If circulation does not work, a living body would cease to exist. So circulations clearly affect every aspects of any system or organism. In this fast-pace modern society, we are all looking for the fastest, most economic route to use. However as human being, we also look for the most enjoyable and engaging route, which might perhaps allow us to socialize and connect to other human being. By focusing on Circulation and Movement as an architectural element, we have the controllable factor that we can use to influence the more abstract factors of improving Informal Interactions, Collaborations, Creativity, and Health. From circulation, topic questions can be raised are:

independent firms. Thus the new independent workforce of today consist of the “Freelancers, Startups, and Independent Units.” Morgan Lovell believe that the evolution of office design will see workers using offices not merely to produce and perform, but to connect, collaborate and grow. * Regardless of the ever increasing technology of wireless communication, people wants to be within a community to interact, collaborate, and share ideas. As job-hopping are becoming much more the case in the present industry, employers works even harder to retain their staff with amenities, comfort, and job satisfaction.

INFORMAL INTERACTON The creation of informal meeting places allows for spontaneity of meeting between people, which give way for sharing of ideas and collaborations that is most helpful in producing creative ideas and innovations. There is also the third party interactions in which the person can overhears the conversation and learn from others in the work environment.

PRIVACY + PROXIMITY OF MEETING SPACES • •

•

• • •

How can circulation create the most economic route while still retaining connectivity and engagement to its social context? How can nodes in between circulations and spaces become Informal Interaction or Collaborative spaces that encourage the discussion and generation of new ideas among coworkers? What health benefits can be promoted on workers through the use of thoughtful circulations? Would it enhances the Live, Work, Play ethos of this modern day work spirit? Can a more interactive circulation routes that focus on establishing connection with the human senses (see, hear, taste, touch, smell) affect the human psyche in positive ways? Would incorporating the elements of Biophilic Design and nature gardens adapting to circulation routes aid in human health? What would Privacy and Proximity for circulation routes have as effects on the work environment? Would movements be an actual elements in architecture if technology allows for it?

Even though the interaction and meeting of people should be encouraged, there also needs to a right amount of privacy to encourage people to speak freely their thoughts to others. According to a case study by Grajewski, in planned meeting areas that lack privacy, there is a low percentage of interaction observed. Proximity of meeting spaces is also important to the focus or distractions of the work environment. Having a meeting space next to a working office will creates noise and visual distractions for others trying to work. On the other hand, having a meeting space too far away will discourage people from being in that space away from their working environment. So there needs to be a range of spaces with varying level of privacy and proximity to adapt to different work area.

INDEPENDENT WORKFORCE The design of offices are essentially driven by the business culture and its workforce. As the shift from the industrialization and repetition of products and services shift to customization and personalization, the workforces have changed along with it. The new ever-increasing workforce of “Millennials” are all about independence, self-manage and flexibility, which creates freelancers, startups, and Ideas | 33

CONCEPT

Physical Connectivity

Visual Connectivity

Pathways + Movements

Transparency {Prospect/Risk+Perils Biophilic}

Private Meeting/Working

Opagueness {Refuge Biophilic}

Information Connectivity

Nodes + Proximity

Disscusions + Informal Interactions

Engaging + Interactive

Evoking Nature

34 | Ideas

DESIGN STRATEGIES

In-between Spaces

Sense of Play {Playground}

Biomorphic Forms + Patterns {Biophilic}

D e s i g n S trat eg ies in-between nodes

pathway circulation

smaller nodes network

visual connection {vertical}

visual connection {horizontal}

solid + void

Ideas | 35

36 | Ideas

grid + ground

ďŹ gure ground

landscape

green belt

re-use of ďŹ gure as subtraction

inside-outside relationship

S c a p es N a rrat ive

WRAPPING OF GREEN BELT The wrapping of “green belt” around office building to create a more natural environment for the office workers to enjoy on a regular basis during work and also allow for the community outside to use. This would create a mix of of Public and Private programs to maximize the use of this space and to give back to the workers and the city a fun space that welcome all to use.

INSIDE-OUTSIDE REPETITION OF FORM The re-use of shapes and figures from the inside of building to carve out exterior spaces will help create a connected environment of inside out and outside in. The interior wall partitions extending past the building leading into the exterior landscape brings the view outward and blends the natural into the man-made.

A SENSE OF PLAY A playground is placed at the front of the building to promote the idea that the office/work environment can be a fun and playful place in which many activities could occur to bring people together. By activating the space and bringing people together through interactions, this architecture could be a catalyst for “creativity, innovation, and discussions.”

Ideas | 37

Structure

Round Steel Column

Concrete Floor

Rebar

Corrugated Metal Decking

Wide Flange Steel Beam

Material Palette - Urban/Industrial Scheme Concrete Steel Aluminum Wood Glass Fritted Glass

38 | Ideas

Te c h n ical N a rrat ive

The building is type I Construction with Steel Structures and Concrete Flooring. The steel structures create the framework of support for the entire building with corrugated metal decking topped with concrete flooring. Within the structural frame, cores and unique spaces of structural concrete serves as formal spaces and, at the same time, withstand the buildingâ&#x20AC;&#x2122;s lateral-load. The parking lot is subterranean and made of concrete structures, supporting all the steel construction above it. A double-glass facade surrounds the 2nd + 3rd floor as a sustainability effort

Structural Form

Concrete structural form act as core of building to withstand lateral-load yet also create unique spaces within building for In-between Programs that tie together the function and concept of building.

Sustainable Envelope Double Glass Curtain Wall with ventilation & sustainability feature defines energy performance with open view and natural lighting. The cavity between the exterior facade and the interior glass creates a vacumn which help reduce heating loads and allows hot air to be exhausted out of the building. The southern facade is screened by fritted-glass to block out the strong southern light, but still allow natural light to come in. Ideas | 39

#04/ de si gn

40 | Design

I d e a g ra m + Des ig n D es crip t io n s The Mat-Scheme Starting from a Mat-Scheme building, a simple box is massed in on the site covering 2 stories high (30 feet). With the hybridisation of functions and programs, the mat-scheme enable the building to become a living organism connecting, spreading, and interchanging a variety of program in one big space. This give much added advantage to creating in-between spaces where users could organically work based on activities and collaborate or discuss with many other users throughout the day. Next, the box is lifted up 20 feet to create a Public component in the building, separating the work space as private program away from the public. The Public component allow retail, public space, amphitheater, auditorium, daycare, and playground program to occupy the ground space. This is an effort to activate the space and to invite or give back to the community and the workers a space to live, dine, and socialize. This would blend the two oftentimes disconnected aspects of life and work. Central opening spaces are then carved out of the building to create inner meeting spaces, natural lit spaces, and outdoor spaces.

Formal Strategies A series of formal strategies are chosen prior to completing the design for this building as a way to guide the design and define its building type.

1. Volume {Boolean} or Surface {fold/layer}: Surface is at first chosen to create a transparent and layered facade that is about the 2. 3. 4. 5. 6. 7. 8. 9. 10.

phenomenology of views. Boolean function later came in to carve out the spaces in the mat-scheme and creating in-between functions. Bar building, Courtyard building, Mat building, or Tower: Mat building is chosen to relate to the site context of lower level adjacent building and create a variety of programs spread across the site. Singular {legible/primitive}, Hybrid {two or more forms/eccentric}: Hybrid is chosen for a complex reading of facade, space, functions, and connections. Typological {organizational structure} or Stylistic {historical appearance}: Typological organization of structure as an effort to create current or modern approach in design to push forward the design of the â&#x20AC;&#x153;office of tomorrow.â&#x20AC;? Thick + Heavy or Thin + Light: Thin + Light structure hovers above the city scape with lots of transparencies to allow an open, connected workspace. Open/Undefine or Closed/Compartmentalized: The building is very open and undefine for an open-ended reading of its functions and allow organic changes. Contextual {nice neighbor} or Antagonistic {scary neighbor}: Perhaps this ended in it being both; Contextual as a mat-scheme and low height, but Antagonistic in its complexities and forward design. Tectonic {expresses its structure} or Synthetic {hides or contradicts its natural structure}: this building is very tectonic and clearly display its structure with its structure exposed. Figure {shape} or Field {pattern}: Focus on being a simple box figure with shapes cut out. Material/Explicit or Immaterial/Abstract: It is more Immaterial and Abstract in its design and complexities.

Design | 41

M a ssi n g

42 | Design

100

200

400ft

100

200

400ft

Design | 43

Di a gr a m s Site Strategies

20º+28º = 48º 30º+28º = 52º

-20º+28º = 8º -30º+28º = -2º

28º

sti sol r e summ

ce sti sol r e t n wi

Sun Path

Wind Path

Pedestrian + Vehicular Circulation

Sun is mainly hits two southern facing facade since the Sun Angle to the site is +28 degree West. The Altitude at noon is 33º in December, 79º in June, & 55º in March.

Prevailing wind is coming mainly from the west. Santa Ana wind comes in from the east.

A cafe by Gehry office helps bring in pedestrian activity. Residential and housing close by also brings in people around the site.

Open view with glass facade to bring in natural Northern light for maximum daylight efficiency Use perforated or operable facade to control hot summer light or bring in warm sun light during the winter. Create opening skylight/courtyard to bring in additional light in specific areas 44 | Design

Open void in building to bring in wind and allow air ventilation through building

Public area for use by the community to activate building by bringing in pedestrian from nearby cafe and residential. Main circulation spine placed here to bring in the main pedestrian activity.

tial den resi sing hou t g lo kin par e c offi

Building Use Adjacent

Office

View from Site

Views to Site

Site has two main faces, one faces to the adjacent studio, the other toward a suburban residential area. The North-Eastern face also look toward the Griffith Park and Hollywood Hills, so site could get a good glimpse on higher elevation.

View to site comes from adjacent cafe, residential area, housing, main street

Housing/Residential

Area is mainly an Office area with much housing and residential neighborhood surrounding

Studio Firm/Agency Retail Parking

3 stories

Being in between office building and residential building, the design height should try to limited to not more than 3 stories. Office building design can easily fit in this site since it has many neighbor that are offices, studio, or firm.

Block view to back of adjacent building and parking lot

Back of building and service area

2nd & 3rd story can have good view toward neighborhood and

Public/community play area

Hollywood Hills

Front facades will present public image while back of building is used for servicing and buffering space.

Design | 45

Building Organization Void/Circulation Spaces

Inward Looking

Programmed Spaces

Outward Looking

Vertical Organization

Circulation Spine

Circulation Spine Upward

Offices

Amenities

Offices

Amenities

Offices

Theater

Public/Cafe

Parking

46 | Design

Envelope + Sustainability Strategies

Wrapper

Evaporative Cooling by Cross Ventilation

Stack Ventilation

Design | 47

the typology of office design taylorist {early 1900s} Specialized in task efficiency. Modeled after large open plan factories assembly line, forcing workers to be under constant supervision from managers & owners. This shows the heavy hierarchical order of top-down control.

streamlined office {early 1930s} Prime examples of this kind was Frank Lloyd Wright’s Johnson Wax Building. It was more aesthetically pleasing and designed for speed & efficiency rather than organization & manufacture. It was but an improved version of Taylorist design with no connection to the outside world, sometimes without windows.

open plan office {early 1950s} With the advance of modern building materials & technology and widespread use of air-conditioning and fluorescent lighting, high-rise are created with little need for natural light or ventilation from windows. Larger open plan floors allow workers to be assigned anywhere.

burolandschaft {1960s} Translates as “office landscape,” it is the first mold-breaing office space change the game since Taylorism 50 years earlier. This seak to break the challenge the rigid & ineffective system of bereaucratic organization to place the needs of workers first. The plan is free and open with furnitures organically patterned. Office workers became much less dependent on employer and “authority” is less. They enjoy benefits such as taking breaks at their own time. 48 | Design

action office i & ii {1968s} Emerged from the Burolandschaft, Herman Miller’s Action Office proposes series of desks, workspaces, and modular furniture designed to yield freedom of movement and flexibility of work position to space. Organized similar to Burolandschaft but has more partitions & standardize furnitures.

cubicle farm {1980s} infamous and dystopian, this was born out of a negative reality that the higher-in-power owner, managers, supervisors were more interested in profitability than they do in the well-being of their workers. The beauty of communications were lost. Cubicles are very resilient and able to fit in many building configurations.

casual office {2000s} trending since the 80’s due to creative industry firms rising in the information age. From the giant Silicon Valley companies lie Apple, Intel, Microsoft to the smallest digital marketing startups embrace this casual styles that encouraged greatly personalized workspaces to adapt to long hours spent in programming, analysing data, creating links, or designing graphics.

what is the office of tomorrow? {2020s} Learning from the examples of “casual offices,” Google/Apple headquarters, WeWork, among others, the future of office design is heading toward “activity-based working.” The idea is to create a variety of spaces based on activities & needs to cater to the professional knowledge workers. Offices needs to be dynamic and adaptable to suit new and different working styles for the enhancement of creativity that emerges from health, happiness, the sharing of knowledge, and the connectedness to others in the community. Design | 49

edgar

{playground}

community playground, slides, & office circulation 50 | Design

josh

{individual office}

stephanie

peter

{executive office}

{ multiple offices units}

office units ranging in sizes, uses, & user type Design | 51

amy {conference tower} one tower with various purposes like conference rooms, lounges, coffee bar 52 | Design

vuong

{circulation tower}

core circulation with elevators, stairs, storage Design | 53

hooman {yoga studio/library} yoga studio on top with natural light & library on bottom 54 | Design

chelsea

{getaway capsule}

private recluse space for reading, resting, and city observation Design | 55

56 | Design

Site {context}

F i g u re- Gro u nd Sit e C o n t ex t

12510 W Beatrice St. Los Angeles, CA

Design | 57

Pa r k i n g P lan

32ft

Underground Parking Scale: 1/16” = 1’-0” 58 | Design

S i t e P lan / G ro u n d F lo o r P lan

0 4 8 16 0

32ft

Site/Ground Level Floor Plan Scale: 1/16” = 1’-0” Design | 59

Floor P lan

32ft

Level 2 Floor Plan Scale: 1/16” = 1’-0” 60 | Design

32ft

Level 3 Floor Plan Scale: 1/16” = 1’-0” Design | 61

Se c t i o n s A

32ft

Longitudinal Section A-A Scale: 1/16” = 1’-0”

62 | Design

32ft

Lateral Section B-B Scale: 1/16” = 1’-0”

Design | 63

El e va t i o n

64 | Design

32ft

NE Elevation Scale: 1/16” = 1’-0” Design | 65

Vi gn e t t es + P ers p ect ive R en d erin gs

Exterior View from Gehry Partners Llp Office + Cabbage Patch Cafe

Entrance Lobby and The Playground

The cafe draws a good amount of crowds which will benefit the creative office across the street having a facade and a playground on the front. They can work together in creating an urban environment drawing people together.

The entrance lobby is spacious with a huge glass storefront and an overhead lightwell that brings in ample of natural lighting for the space.

Entrance Lobby looking up

Central Space of Buildingâ&#x20AC;&#x2122;s Core Circulation

The lightwell overhead is also a 3 level space with transparent glass floor, which can accomodate a couple of employee break area or in-between meeting space/ lounge. This space could allow employee meet through chance encounter and have a good conversation that would lead to a healthy lifestyle and trigger creativity.

The central core of building is where all the circulations occurs with a large triple height space that allow vertical and horizontal visual connection. This central space also brings in natural light for the buildingâ&#x20AC;&#x2122;s core through rooftop openings, where exterior light would be hard to reach.

66 | Design

Design | 67

Public Space: Retail/Cafe + Coffee Spots + Amphitheater + Dining Area

The Grand Auditorium

This open public space brings together the community and workers to dine, drink, and hangout as a way to give back to the workers and the community a free communal space. The workers family, that could be across the street in the residential area could surely use this space for family gatherings and discussions.

Located further back in the building, this round-shape auditorium would be use for educational talks, performances, events/seminars for both the public and private.

View of the Playground from Second Level

The Grand Staircase

The Playground is a fun outdoor space connected within the building. It has slides for both public and private use. Privately, it allows the workers to slide from the top of the building down to the bottom level in a zig zag manner, crossing sides of the building. The ground floor with opening to the street invites the community to join in on the fun. It also allows kids in the Daycare Center to the left to use.

The grand staircase in the central core of building connects the ground floor to the roof in one continuos sweep that also creates additional visual connection between the floors.

68 | Design

Design | 69

Yoga Room + Library + Auditorium {right image} Yoga room on the third floor brings health and relaxation to the employee of the office, that would lead to better creativity and an integrated live-work environment. The Library beneath the yoga room has all the resources and knowledge for employees to do research or to take a reading break.

Open Plan Office Space + Lounge + Over-the-Counter Meeting Space

3rd Floor Amphitheater

The open plan office space is flexible to accommodate a variety of use and adjustment that will change according to user’s need. Office desks, open lounge, over-the-counter meeting, and break area with pool/ping-pong table are all connected in this space. Various smaller, private offices, Executive offices, and phonebooths can be found in this space.

Sunken amphitheater space on the 3rd level creates a half-floor space where employees could have discussion and share new knowledge, technology, and updates within the office. Underneath the amphitheate are smaller private offices making use of the other half-floor.

Chelsea’s Hungspace

The Circular-Tangent Circulation

This hungspace right above the entrance lobby is, in itself, a light well with 3 level glass floors that can be a private break area, meditation space, or in-between meeting space for chance encounters of employee. On the roof, there is access to the highest space in the building, which is the observation deck.

Pathways connecting at tangent to the circular-shaped Conference Towers are horizontal circulation that connects the front of building to the back and the left of building to the right. This also allows for “visual connections” vertically and horizontally across all levels and all sides of building.

70 | Design

Design | 71

Exp l o d ed A x o n + I s o

12 15 17

19 19 10

6 6 6

4 2

Legend 1. Playground/Circular Staircase 2. Private Offices 3. Conference Tower 4. Gym/Kitchen/Conference Room 5. Conference/Lounge/Kitchen/Coffee 6. Restroom block 7. Amphitheater {3rd level} 8. Executive Room 9. In-between Office/Collab 10. Yoga Studio/Library 11. Phone Booth 12. Private Meeting/Reserve Room 13. Grand Staircase 14. Circulation Path {1st level} 15. Circulation Path {2nd level} 16. Circulation Path {3rd level} 17. Hungspace/Observation Deck 18. Directorâ&#x20AC;&#x2122;s Office 19. Executive Offices

72 | Design

Design | 73

Wa l l S ect io n

Scale: 1/4” = 1’-0”

74 | Design

16ft

Design | 75

M ode l s + P ro c es s

76 | Design

Design | 77

78 | Design

Final Model + Site

Design | 79

80 | Design

P re s e nta tion B oa rds

Design | 81

Thesis Review Jury

Thesis Presentation 82 | Design

Pr e s en t at io n D ay

With Sarah Lorenzen, Thesis Advisor

With George Proctor, Structures + Systems Advisor

MArch Class of 2019

Design | 83

#05/ ap pe nd ices

84 | Appendices

A n n o t at ed B i b lio g rap h y Aaron, P. (2019) Biophilic Design Could Save Millions of Dollars. Retrieved on May 23, 2019 from http://www.architectmagazine.com/technology/biophilicdesign-could-save-millions-of-dollars_o. Archdaily. (2014). Wieden+Kennedy, WORKac Architects. Retrieved on November 15, 2018 from https://www.archdaily.com/516876/wieden-kennedy-nyworkac. Barton, P. (2014). Detail in Contemporary Staircase Design. Browning, William; Ryan, Catherine; Clancy, Joseph. (2014). 14 Patterns of Biophilic Design, Improving Health & Well-being in the Built Environment. Published by Laurence King Publishing Ltd, London. Foldesy, J., Varadarajan, Correa. (2018). Stars Aligning: How Southern California Could Be the Next Great Tech Ecosystem. Retrieve on May 18, 2019 from https:// www.bcg.com/en-us/publications/2018/stars-aligning-southern-california-nextgreat-tech-ecoysystem.aspx.

office-plan-is-backfiring-20180220-story.html Sejima, K., Nishizawa, R. (2018). SANAA Kazuyo Sejima Ryue Nishizawa 20112018: Essay by Kazuyo Sejima, Ryue Nishizawa. Tokyo, Japan. Sejima, K., & Nishizawa, R. (2003). Sejima Kazuyo Nishizawa Ryūe / SANAA: Works 1995-2003 (Shohan. ed.). Tōkyō: TOTO Shuppan. Wyatt, Scott. (2017) Cubicles Don’t Work. How architectural design affects your brain. TEDxSeattle Youtube video. Young, Michelle. (2012). Googleplex, Moutain View: Designing Interior Spaces at an Urban Scale. Retrieved on May 23, 2019 from https://untappedcities. com/2012/01/02/googleplex-mountainview-designing-interior-spaces-at-anurban-scale/.

Cecilia, F., Levene, R. (2015). El Croquis: SANAA 2011, 2015. El Croquis Editorial. Madrid, Spain. Giaconia, P. (2006). Eric Owen Moss: The uncertainty of doing. Milan, Italy : New York, NY: Skira ; Distributed in North America by Rizzoli International Publications. Greene, C., & Myerson, J. (2011). Space for thought: Designing for knowledge workers. Facilities, 29(1/2), 19-30. Hoskins, Diane. (2014) Employees Perform Better When They Can Control Their Space. Retrieved on May 23 from https://hbr.org/2014/01/employees-performbetter-when-they-can-control-their-space Lovell, Morgan ( 2019). The Evolution of Office Design. Retrieved on May 20, 2019 from https://www.morganlovell.co.uk/articles/the-evolution-of-office-design/. McLeod, V. (2007). Detail in contemporary residential architecture. London: Laurence King Publishing. Moss, E., & Gannon, T. (2016). Eric Owen Moss Architects/3585 (First ed., Source books in architecture ; 9). Pochepan, Jeff. (2018) The Open plan office is a disaster. Retrieved on May 24, 2019 from https://www.chicagotribune.com/business/success/inc/tca-the-openAppendices | 85

Si t e S e l ect io n Do cu men t at io n SITE 1 - Culver City Info Location:

8620 Hayden Pl, Culver City, CA 90232 13 56516 S.F. 1.2942

Lot: Lot Area: Acreage: Bldg Area: Zoning: Overlay: Use Type: Use Descrip: Year Built: Bldg No:

IG (Industrial General) None Light Manufacturing

Site Key Features

7DEOH ,QGXVWULDO 'LVWULFW 'HYHORSPHQW 6WDQGDUGV 5HTXLUHPHQW E\ =RQLQJ 'LVWULFW

'HYHORSPHQW )HDWXUH

0LQLPXP ORW DUHD

0LQLPXP ORW DUHD GHWHUPLQHG WKURXJK VXEGLYLVLRQ UHYLHZ SURFHVV

5HVLGHQWLDO GHYHORSPHQW

1RQH DOORZHG

6HWEDFNV 6WUHHW IDFLQJ 6LGH 6LGH DGMDFHQW WR UHVLGHQWLDO ]RQH

0LQLPXP VHWEDFNV UHTXLUHG 6HH Â&#x2020; 6HWEDFN 5HJXODWLRQV DQG ([FHSWLRQV

â&#x20AC;¢ â&#x20AC;¢ â&#x20AC;¢ â&#x20AC;¢ â&#x20AC;¢ â&#x20AC;¢

Next to Ballona Creek, a blooming creative tech area Close to I-10 and I-405 In the Hayden District where Eric Owen Moss designed many offices for tech companies Close to many growing tech companies Great view across Baldwin Hills and Blair Hills Close to neighborhood community

IHHW 1RQH UHTXLUHG IHHW SOXV IRRW RI DGGLWLRQDO VHWEDFN IRU HYHU\ IHHW LQ EXLOGLQJ KHLJKW DERYH IHHW

Analysis Criteria

Points

Analysis

Square footage:

A good amount of lot area

Solar Orientation:

Great amount of facade facing north for perfect working light. East to West bldg orientation.

Adj. to Park/Green Space

Parks close by with a drive

Community + School

Great for employee to live, raise family, and work close by

Adjacent Amenities:

Gym, restaurants, cafes,

Distance to transportations/ highways:

Right next to I-405 & I-90

6HH )LJXUH ([DPSOHV RI &5% ,/ ,* 6HWEDFNV $GMDFHQW WR 5HVLGHQWLDO =RQH

Parking:

Public Parking close by

6HH Â&#x2020; +HLJKW 0HDVXUHPHQW DQG +HLJKW /LPLW ([FHSWLRQV

Economic Conditions:

Great with many tech companies close by

Views:

Great view toward Baldwin Hills & Blair Hills. Urban environment, surrounding by other tech companies, offices, and neighborhood.

TOTAL POINTS:

5HDU 5HDU DGMDFHQW WR UHVLGHQWLDO ]RQH $OOH\ +HLJKW OLPLW

1RQH UHTXLUHG IHHW SOXV IRRW RI DGGLWLRQDO VHWEDFN IRU HYHU\ IHHW LQ EXLOGLQJ KHLJKW DERYH IHHW

IHHW 7KH ZLGWK RI DQ DOOH\ PD\ EH FUHGLWHG WRZDUG WKH VHWEDFN UHTXLUHPHQW IRU SURSHUWLHV DGMDFHQW WR UHVLGHQWLDO ]RQHV IHHW

/DQGVFDSLQJ

$V UHTXLUHG E\ &KDSWHU /DQGVFDSLQJ

3DUNLQJ DQG ORDGLQJ

$V UHTXLUHG E\ &KDSWHU 2II 6WUHHW 3DUNLQJ DQG /RDGLQJ

6LJQV

$V UHTXLUHG E\ &KDSWHU 6LJQV

1RWHV

86 | Appendices

§ ¦ ¨ 10

LA CIEN EGA AV

GTO

CI EN

ILE

Y DR

KW ELDE

N BL AD

DA V ID

PERRY DR

AV NEY SENT

S AV

W IL LAT A V

FA Y

MA NU

ROBER TSON

IS HARG

AV REID

AV RTS ROBE

NATIONAL

BL LANDM ARK

BLAC

R ST

AV GUS ARAU CATT

HIN

AV LINE CARO

CAN

CIVIC CENTER OVERLAY ZONE (- CV)

B ST JA CO

NE BOUR SHER

EXPOS ITION

S AV HELM

LE ES W

NIC

IL ST MELV

FA Y

NUS M C MA

NE BOUR SHER

AV GUS ARAU CATT

ON HIS HUTC

S LM HE

ZONING MAP

ER NE ST

HINES AV

EAST WASHINGTON OVERLAY ZONE (- EW)

DA UP HIN

SAN TA MONICA F WY

FA IRF AX

*This Zoning Map has been updated per adoption of City Council Resolution No. 2005-007 dated October 24, 2005.

City of

P BL

FIE LD

HAYD EN

VERHALEN CT

LEEVIEW CT

HOLLYVIEW TR

LE NA WEE AV

HOWARDVIEW CRESTVIEW RD CT

SHEDD TR RD

ESTE RI NA WY

RD KS N

U LV

BER NA

ST EP

GRAYRIDGE DR

HILL RD C

IEW ST

SOUT H D R

MALAT WY

STEVENS AV

HANNUM AV

A AY PL

NO RT H

PA RK

W Y

SLAUSON AV

ING

HILL S L MAL

PKW OL IST

GR EE N

N D E R WY

S UM NER

RID

N TO NG N SI WY KE

V AL L EY

CA NT ER BU RY

HA M PK

LS H IL

KI N G

X FO

LD FIE NK BA

UP LA

PO I

ND ER W Y

E PO R AT

HAN NU M AV

M AL L ILLS

E NT

E A IN AR LM SE

BRISTOL PKWY

SE G

EM PO R IA

R FE EF

SEPULVEDA

LV ER CU

EASTHAM DR

R ST

CA RS LU

BL N SO ER FF JE DRA KE WO OD AV

UN GWO RT YO WY GO

W Y

RA C

ER C

EL RI N

BBS

STE V

S RUDMAN DR

SEGRELL WY

CULVER PARK DR

PATOM DR DR

LI N D A W Y

CH RD

RE LL

LL E

HAYTER AV

RYANDALE DR

BUSH WY

AV M

DIL LE R

WESLE Y

RAN

BERRYMAN AV

PA TO

ST. JA MES DR

KELMORE ST

MOL ONY

STEVER ST

R D ST LF O OO

OR VI

NA LD DO C

D HR

N ST

LEF SO N

TBUR

TE L

P OR

W HI

ST TON

AV CE RN E 13

E E K RD

FLAX

M AC K

IN GALV

N AV

BALLONA LN

KIN

YC R

N ORT HGAT E ST

ST ON

PL IR E SH DE

RD FO

CO R R Y

HA M

18 CASCADE CT

17 VELVET LN

A AY PL

15 BUTTERFIELD CT 16 BOUNTY LN

19 TARA TR

N CO

14 ST. LOUIS CT

STU

S DG E

13 RAINTREE CR

ET HE LD

EM PO R IA

12 CIMMARON LN

E LN

SAWTELLE BL

CO OLI

SCHA EFE

TIA

RA INTR EE

ER LN

11 SHOWBOAT PL

S TO

LANTANA LN

I N

10 RAINBOW'S END

JE FF

FAIR BA NK S

PICK

D BL OO WES TW

AU G

9 SHOWBOAT LN

D AR

SE LM AR A

8 GASLIGHT LN

SUMM ERTIM

N BL

DR AN

OCE RH OD A W Y

AV EY HU N TL

M TI AY LN

CLAR MO N PL

RR AG UT

AV LIN AN K FR

MI AV

AN KLI N

RR AG UT

JA S

AV LD

AV E LD

FR AN KLI N

GA R FI

AD DO CK

MA N BA R E LD GA R FI

BLANCO WY

T OR

7 COPPERFIELD LN

UM NN HA

M ES M ER

! (

I NS ET

KR DR RR AG UT FA

LU DR GU T

RR A FA

DR T AG U FA RR

DR BR AD DO CK

BA RM AN

NE A

LIN DB LA DE

W AG NE R

GA RF IE

ER LV CU

ST W AG NE R

LIN DB LA DE

CA CT RO

BL ER LV CU GA RL

DR ND RLA

BR AD DO CK

AV N

LA M AR R

UR PB

AV N O RE G O AV

AR IZO NA

MA R IE T TA

AV ALE T TA

N BL TO ING WA

SH L AV

KALEIN DR

6 HUCK FINN LN

CO 10 RN ER RD

EW EV

US ON

YM AN

5 WILDERNESS LN

ND AV

TIC

CO TA

MA CHA DO

4 TIMBER LAKE LN

OVERLA

PU RD UE

3 SALEM VILLAGE CT

17 18

SEPULVEDA BL

ET HE LD O

BE RR

DA W

The City of Culver City makes no representation or warranties of any kind with respect to the accuracy of the information of claims furnished herein, as the data is a compilation of records and information obtained from various sources. The data displayed on this map is for representational purposes only. It is neither a legally recorded map nor a survey and is not intended to be used as such. No part of this map may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying and recording systems except as expressly permitted in writing by the City of Culver City, Information Technology Department, Geographic Information Systems. © City of Culver City. All Rights Reserved.

W OO

TIM

JANIS ANN AV

V TA OR

M ER TIM

MA Y

HERITAGE PL

EM PO R

DIA N

A TL AN

SU M

S TO KIN

§ ¦ ¨ 405

2 SALEM VILLAGE PL

ek Cre

DOBSON WY

1 SALEM VILLAGE DR

STUDIO

KA RE CR N

2 1

IA G IN

ST EV CR EN S

KINS

T US

LO UIS

PE AR SO N

NT LE Y

AH Y

RD JO

TO NE CT

EA LT

VICS

BLAIRSTONE DR

O NW

LA C IEN E GA B

N SO CK

RG ET

ST CR AR

T DR

R I GHT T

N TO VIN

WRIGH TCRES T DR

EA LT

A LD

O NW

IVY WY

R IG

CO MM

HO LL O W

VIR

CO CR MM

INS

TO M PK

P ER H A

LOTZ

H TC RE S

ROD EO PL

OR OT

HIGUE R A ST

H AYDEN

MAX

IN HA RT ER

AV NEOSHO

BO U

lo na Bal

N TO VIN

IN SM JA

KE YS TO NE

KE NS IN GT

M EN

M O TO R

STEL LER

WAR NER

STONEVIEW DR

RK PA

N SO CK

MA RC ASE

DG E

M BS

REV

MILDR ED

WADE ST

ELL BL MC CONN

L ST ROSABEL

CEU

M O O

ET G

GLO H

UR BO

HIG UE RA

CE RN E

ON GT LE

S AL

UE GE R

F AV

ND LA ER OV

NE TO

VIE W

BL AD E

CHASE AV

KENYO N

LIN D

PB EL L

RA ND

VIN G

CA M

N TO

HER

E LA

G LE W O

E IS

UG HLI N

AS W

LY RD

L AV H AE MIC

EN OV

ER RB

MC LA

AS TA IR

EL TO

LOUISE AV

E AV

T AV

GR WAL

E AV CO EN GL

NU WAL

School

D AV OO DW RE

ZA NJ

TIVO

Ballona Creek

ON WASHINGT

E MEI

E TH BE

E OR MO

City Boundary

Culver City Park

L N IA LO CO

Overlay Zone Boundary

CO O LI

HU RO N

Commercial Zero Setback Overlay

ER RT

PL EAST

MO NW EA LT H

LL CO RI

BE RR YM AN

W TE

TU LL

HIN

O BE GL

S WA

TU LL

E LL CH MIT

W VIE

Transportation

Open Space

CE NT

AR VE E

PU RD UE

A GR

CO M

N HLI UG

T ER RB HE

E SO ED

E DG

Cemetery

O LI CO

Studio

VA ER MIN

Industrial General

IG BR

Industrial Light AN YM RR BE

Planned Development

A ND

ID W

EL EN

RHD Residential High Density Multiple HIN

MIL TO N

DE TIL

S LE AR CH

TT GO

RO HU

LL AV

CO O GA

OE DS BLE

A HT

N SO

W RIG ALB

RMD Residential Medium Density Multiple

TTE MA

CO U

GLO

RLD Residential Low Density Multiple

P A LM

AV SO

N TL BE

HIN

D OO

A CT PE OS PR

EN TILD

MAT

D AR GIR

AY W MID

N RO HU

Residential Three Family

NIC

E EG

LL CO

Residential Two Family

ER NT CE

AD SP

DIE

Residential Single Family

TW ES W

N SA

CRB Commercial Regional Business Park

LIN CO LN MA D IS

CRR Commercial Regional Retail

AN JE

Commercial Downtown

RESIDENTIAL ZERO SETBACK OVERLAY ZONE (- RZ)

Commercial Community

SM JA

Commercial General

ER LV CU

DU QU E SN

FA YE TT

AD BL

BL LV

DIF

S MA

RIN

Commercial Neighborhood

BU R

HELM S AV

MAI

CAR

AT W

DEL

E GH HU

CLA

D LIN VA N

D OV ER WOO D DR

E EW MARIN A FR

INFORMATION TECHNOLOGY DEPARTMENT GEOGRAPHIC INFORMATION SYSTEMS 9770 CULVER BLVD CULVER CITY, CA 90232 TEL: 310-253-5950

August 28, 2007

SCALE 1:8,400

CE NT

0.5

IN E

1 Miles

Appendices | 87

SITE 2 - Playa Vista, Los Angeles

Info Location: Lot: Lot Area: Bldg Area: Zoning: Overlay: Use Type: Use Description: Year Built: Bldg No:

12510 W Beatrice St Los Angeles, CA 90066 13 27,731.2 S.F. M2-1, P-1 None Light Manufacturing

SETBACK Front:

None

Side: Rear

15ft; 10ft for key lots None

Height:

Unlimited (8)

Site Key Features • • •

Next to Ballona Creek, a blooming creative tech area Close to I-405 and I-90 Close to tech companies like WeWork, Ghery Partners Llp, Digital Domain, Samy’s Camera Headquarters

Analysis

88 | Appendices

Criteria

Points

Analysis

Square footage:

A good amount of lot area.

Solar Orientation:

Great amount of facade facing north for perfect working light. East to West bldg orientation.

Adj. to Park/Green Space

Some park with a drive

Community + School

Great for employee to live, raise family, and work close by

Adjacent Amenities:

Housings, community, restaurants, cafes

Distance to transportations/ highways:

Right next to I-405 & I-90

Parking:

Public Parking close by

Economic Conditions:

Great with many tech companies close by

Views:

Urban environment, surrounding by other tech companies, offices, and neighborhood. Open view toward streets.

TOTAL:

ZIMAS PUBLIC

Generalized Zoning

01/23/2019

Address: 12510 W BEATRICE ST

Tract: TR 30549

Zoning: M2-1, P-1

APN: 4211005016

Block: None

General Plan: Light Manufacturing

PIN #: 105B161 981

Lot: 13

City of Los Angeles Department of City Planning

Arb: None Streets Copyright (c) Thomas Brothers Maps, Inc.

Appendices | 89

SITE 3 - LOS ANGELES

Info Location:

437 S Olive St, Los Angeles, 90013

Lot: Lot Area:

C; PT 8; LT A, B, C; FR 6, FR 7; 3; 2 93,548.685 S.F.

Zoning: Overlay:

C2-4D

Use Type: Use Descrip:

Commercial C 1.5

Max Bldg Height: Unlimited None

Site Key Features • • • • •

Close to other Tech Companies like Evit, Joymode, Nation Builder, Nestigator, Oblong Ind, Virgin Hyper Loop One, Petnet, Club Labs, Joany, Collab, Greycroft Partners Adjacent to Pershing Square, which has a great amount of traffic Close to other important public building (The Broad, Walt Disney Concert Hall, LA Public Library Adjacent and close to many Apartment complex Metro & Public transportation available

Analysis

90 | Appendices

Criteria

Points

Analysis

Square footage:

Too much lot area for what’s needed

Solar Orientation:

Slightly block by one tall bldg, future posibility of being blocked by other tall building

Adj. to Park/Green Space

Pershing Square adjacent is an great amenity to the employees to use in balancing work + life

Community + School

Adjacent Amenities:

Many restaurants, cafes

Distance to transportations/ highways:

Right next to I-110 & 101, the Metro

Parking:

Downtown Public Parking close by

Economic Conditions:

Views:

TOTAL:

Urban environment, close to many skyscraper & other tall bldgs

ZIMAS PUBLIC

Generalized Zoning

10/03/2018

Address: 437 S HILL ST

Tract: SUBWAY TERMINAL TRACT

Zoning: C2-4D

APN: 5149027020

Block: None

General Plan: Regional Center Commercial

PIN #: 130-5A211 148

Lot: FR LT A

City of Los Angeles Department of City Planning

Arb: 2 Streets Copyright (c) Thomas Brothers Maps, Inc.

Appendices | 91

Ge n e r al P lan C on s t rain t s D o cu m enta tion

Site Information TOTAL SITE AREA: 82,841 SF F.A.R. = 1.5 : 1 = 1.5 x 82,841 = 124,261 SF SETBACK: · Front: None · Side: 15ft; 10ft for key lots · Rear: None PARKING SPACES: 45 Space/Level Unlimited Height

Building Plan BLDG AREA: 54,000 SF/floor

346’-0”

15’ Setback 210’-0” 15’-0”

SF/floor in 3 floor: 54,000 SF x 3 floor = 162,000 SF fit

Setbacks + Height Limit SF of Courtyard to subtract from Bldg: 162,000 SF - 124,261 SF[FAR] = 37,739 SF Empty/ Courtyard 37,739 SF/3 fl = 12,580 SF to subtract from each floor

92 | Appendices

Pl a n n in g C o de + Bu ild in g C o d e Doc ume nta tion

Located in Playa Vista, the Zoning is M2-1, P-1. • • •

• •

M2 Zoning is Light Industrial use with no Residential uses. The maximum height is unlimited. Setbacks of zero for front (Beatrice St) and rear, 15ft for sides (Grovesnor Blvd & innermost side on west of site. The building use will be Mixed-occupancy, Multistory Buildings including Ofﬁces (Occupancy B) and an Assembly component of Auditorium, Retail, and Amphitheater (Occupancy A-1). The construction is Type I-A, 3-Hour Fire-Resistance Rating. Building will have Sprinklers with building height of 50ft, therefore the maximum area for building is UA (Unlimited Area).

Appendices | 93

Ro om D a t a S h eet s

OPEN PLAN OFFICES

Work Stations 6' x 8'-8" 244 @ 53.5 SF = 13,0540 NTS

PRIVATE OFFICE

Private Ofﬁce 10’ x 12’ - 24@120 SF 2880 NTS

94 | Appendices

Executive + MD + Shared Lounge Ofﬁce 24’ x 21’ - 3@500 SF = 1500 NTS

MEETING SPACES

Phonebooth 7' x 8' - 8@60 SF = 480 NTS

Over-the-counter 18’ x 12’ - 8@200 SF 1600 NTS

Conference Picnic Table 15’ x 17’ - 8@250 SF = 2000 NTS

Large Conference Rm 20’ x 25’ min, 3@500 SF = 1,500 NTS

Lounge 18’ x 18’ - 8@350 SF = 2,800 NTS

COMMUNAL SPACES

Kitchenette 8’ x 25’ 4@200 SF = 800 NTS

Gym 50’ x 34’ 1 @ 1700 SF = 1700 NTS

The Shop 20’ x 30’ 1@600 SF = 600 NTS

Lobby 35’ x 50’ 1@ 1750 SF = 1750 NTS

Yoga Studio 29’ x 35‘’ 1 @ 1015 SF = 1015 NTS

Amphitheater 23’ x 35’ - 2@ 800 SF = 1600 NTS

Library 36’ x 28’ 1@ 1000 SF = 1000 NTS

Locker 10’ x 2‘’ 1 @ 440 SF = 880 NTS

Appendices | 95

RETAIL

Coffee Bar/Cafe 60’ x 34’ 1@ 2000 SF = 2000 NTS

Kitchen 24’ x 34’ 2 @ 800 SF = 1600 NTS

LARGE EVENT SPACES

Lobby to Auditorium 1 @ 1155 SF = 1155 NTS

Auditorium 90’ x 70’ 1 @ 2475 SF = 2475 NTS

Seminar Room 3 @ 1200 SF = 3,600 NTS

SERVICES

Staircase 10’ x 20’ 6 @ 200 SF = 600 NTS

96 | Appendices

Restroom 10’ x 20’ 6 @ 440 SF = 2640

Pr e l i m in ary Co s t Mo d el

Program

Cost/SF

Area in SF

Cost

Commercial/OfďŹ ce - (Mid-rise) Community Facilities Parking Structures (Below Grade)

$371.00 $921.00 $120.00

104,096.4 14,605.6 11,1870

$38,619,764.40 $13,451,757.60 $13,424,400.00

Total Cost:

$65,495,922.00

Appendices | 97