MIXED-USE PORTFOLIO
togawa smith martin
ac martin
NOVEMBER 2018
EVERY LINE DRAWN EVERY COMPLEX DETAIL EVERY CHALLENGE IS A PART OF OUR
COLLECTIVE STORY A LEGACY OF
COLLABORATION
THAT WE CARRY
TOGETHER INTO THE
FUTURE
The AC Martin family of companies consists of AC Martin and Togawa Smith Martin. Through this family of architects and designers, we can create a team of experts when experience, expertise, and efficiency matter. Each firm possesses a deep bench of knowledge, more than just a figurehead or a name leading a practice area in a larger national or international firm, the AC Martin family of over 150 experts is an alliance created to focus on core sectors – residential, commercial, retail and hospitality – and deliver high quality results for our clients.
our team We are a team with diverse expertise and wide-ranging experiences, yet with shared ideals. Our companies each seek to build collaborative environments that encourage constant dialogue and the ongoing exchange of ideas; environments that promote research, creativity, innovation, and commitment to excellence. Together, with our unique strengths and collective resources, we are positioned to provide the highest level of client service and design excellence.
Paul Coleman
AIA, NCARB, LEED-AP PRINCIPAL, COO / AC MARTIN /
Jeff Mertzel
SR ASSOCIATE DIRECTOR OF DESIGN / TSM /
Christopher King
AIA, IIDA DESIGN PRINCIPAL / AC MARTIN /
Tom Greer
AIA, PRINCIPAL / TSM /
Tom Hsieh
AIA, LEED-AP; PRESIDENT / PAEA (PLANNING, ARCHITECTURE, ENGINEERING ALLIANCE) /
Jim Dixon
Robert Newsom
AIA, LEED-AP PRESIDENT / TSM /
FAIA. PRESIDENT / AC MARTIN /
Matthew Cobo
AIA, ASSOCIATE PRINCIPAL / TSM /
Gail Bouvrie
AIA, LEED-AP DESIGN PRINCIPAL / AC MARTIN /
Paul Coleman
our team
Paul has over 23 years of experience working on projects in various market sectors, including commercial, education, institutional, and residential architecture. He specializes in navigating multi-disciplinary teams through the alternative delievery methods that are so prevalent in today’s built environment. As COO, Paul focuses his efforts on major projects and office leadership.
Jeff Mertzel Jeff oversees all designs as TSM’s Director of Design. With over 15 years of residential experience, Jeff is a true all-around contributor. He is involved in the design aspect of each project from the conceptual phase through construction. Jeff’s vast design experience includes multifamily, mixed-use, affordable and senior housing, as well as assisted-living and student housing. His passion for design has allowed him to explore new residential building prototypes and creative solutions to achieve maximum site densities.
Christopher King Chris co-leads the design department at AC Martin. Under his direction, our Interiors department services corporate, hospitality, restaurant, market-rate housing, and higher education clients. His approach to each project is thoughtful and collaborative with the goal to create fresh, authentic, inspiring, and comfortable environments that reflect our clients’ vision.
Tom Greer Tom possesses creative design experIence in all phases of architecture, master and specific planning, 3D visualization, graphic design and marketing. Throughout his 30 year career, he has been a strong client liaison and project team leader on complex multi-family, mixed-use and urban infill developments. With his proven project management and leadership skills, Tom is highly attuned to the client’s needs as he orchestrates the TSM team to capture their vision.
Tom Hsieh Tom is the former President and Design Principal of TSM. Aside from the daily operation of the company, Tom was also directly responsible for the successful delivery of projects from conceptual design to construction. During his formal tenure at TSM, Tom has been personally involved with the design of over 12,000 dwelling units. Many of Tom’s projects have won industry awards for design, innovation and technical excellence. He brings an unique perspective to architecture and problem solving which has contributed to the success of TSM. Today, Tom’s passion for multi-family design continues as he provide senior design leadership on major projects and remains a valuable resource to TSM clients. His primary focus is with the management of TSM’s parent company, the Planning Architecture and Engineering Alliance (PAEA) and providing his skills and experience to all sister companies under PAEA.
Robert Newsom
Jim Dixon
Bob brings over 40 years of experience and leadership in the architectural profession to AC Martin. His work demonstrates a commitment to making great places in the public and private realm. Throughout his career he has been involved with a wide body of work, spanning several markets, building types, and clients across the nation. He has led design teams in Aviation, Education, Civic, Government, Sports and Entertainment, Healthcare, and Commercial projects for which he has been recognized by local, state and national organizations for design and technological excellence.
Focusing on project management and technical issues, Jim contributes to all projects at TSM. With almost 30 years of experience in architectural planning, design and management of multi-family developments, Jim is knowledgeable in all aspects of project development from conceptual design through construction administration. He has completed more than 4,000 units encompassing new and renovated affordable housing, market-rate residential, hotels, and mixeduse centers.
Matthew Cobo Matt’s architectural career spans 15 years and ranges from design to construction. He is skilled at managing complicated projects, utilizing his expertise in entitlements, budgeting, programming and technical construction issues. Matt’s experience includes high-rise residential towers, mixed-use, affordable housing, student housing and retail centers. His passion drives him to understand the needs of complicated projects and working with all stakeholders to arrive at optimum solutions.
Gail Bouvrie With over 30 years of experience designing buildings that celebrate the uniqueness of place and program, Gail brings considerable talent, energy and passion to her projects, infusing them with a sensitivity to context, commitment to sustainability and innovative design processes. Gail has an amazing capacity to listen to her clients and translate their goals into a physical environment through a holistic design approach.
togawa smith martin SELECT CLIENT LIST
Mack Real Estate Group Lowe Enterprises Forest City Howard Hughes Corporation Garden Communities Jade Enterprises Champion Real Estate Holland Partners Westfield Greystar Lennar Greystar Mill Creek Avalon Bay Communities
Established in 1975, the architectural and planning office of Togawa Smith Martin is prominent in the field of residential mixed-use design.
Located in Downtown Los Angeles, and with many of the nation’s top developers and public housing agencies among its clients, the firm has designed over 40,000 housing units throughout the Western United States. Acclaimed for its unique ability to blend sensitive design with cost efficiency, TSM has been recognized with numerous design awards from both governmental and professional organizations. TSM is known in the housing industry for its unparalleled service to clients’ needs. Principal Participation Each TSM project maintains a lead principal as its director throughout its entire duration. This establishes the highest level, single point of contact and responsibility possible. For each project, additional principals participate during the project’s design and development process, adding valued experience. The direct involvement of principals throughout the process is the best assurance that TSM’s complete depth of experience and expertise is embedded in each and every project’s deliverables.
Creative, Collaborative Solutions
Residential Studio
TSM operates in a creative, collaborative approach to problem solving. The most applicable and productive solutions come from varied sources. TSM’s collaborative approach draws on the most applicable and innovative concepts, materials and processes from varied sources to achieve the highest level of creative expression and effective implementation.
Founded over 40 years ago, Togawa & Smith merged with AC Martin in 2005 to form Togawa Smith Martin (TSM), becoming part of the oldest continuously operating architectural group in Los Angeles.
Agency Knowledge TSM has an in-depth understanding of relevant codes and has the ability to effectively integrate these guidelines into each project’s specific conditions for the most effective solutions. TSM’s years of experience in applying and negotiating code interpretations with varied agencies provides each client with an extra design attribute not typically provided by all architectural firms. Experience TSM has been involved in the practice of designing, innovating and helping with the success of our clients for more than 40 years.
The merging of the two firms created a strong working relationship, combining their individual competencies in multiunit residential and commercial projects to form a synergistic approach. It brought together a strong team of highly respected, award-winning architects, designers and planners who are noted for their commitment to design excellence and outstanding service to their clients. TSM offers the personalized, hands-on and specialized service of a medium-sized office with the depth of professional, technical, and political resources of a longstanding major architectural firm.
WREN LOS ANGELES, CA
As downtown Los Angeles experiences its biggest building boom in decades, this contemporary 362 unit mixed-use project is playing a major role in the exciting transformation of South Park’s urban skyline. WREN’s design incorporates a community-serving public park while retail space is strategically located at the site’s prominent corner of Pico Blvd. and Olive St. A porte-cochere provides convenient drop off for two residential lobbies. Built in a Type III modified construction type with two-levels of underground parking, a density of 195 residential units per acre is achieved. Unit designs feature double height lofts with private patios and unique interlocking floor plans with balconies. A full array of resident amenities is provided including two pet-friendly dog runs and a dog wash center.
THE INDUSTRIAL FEEL HELPS GIVE IT THE LOOK OF THE NEIGHBORHOOD.
David Sonderegger Sr Vice President Lowe Enterprises, DT News
The Garey Building is a 320 unit and 15,000 SF commercial mixed-use project in the Arts District of Los Angeles. For this project, Garey Street was vacated to create an exciting pedestrian promenade connecting 1st and 2nd Street. Along this promenade are retail stores, restaurants, water fountains, outdoor seating and art displays. The brownstone walk-up units at ground level draw inspiration from East
Village in New York. In addition, elements of the adjacent warehouse and industrial architecture were incorporated into the building’s design. Six separate courtyards, with different types of activities for residents, have been provided on the podium along with two recreation centers along the promenade.
THE
GAREY BUILDING LOS ANGELES, CA
AXIS
APARTMENTS LOS ANGELES, CA
AXIS Apartments is comprised of two separate sites in Downtown Los Angeles, named after their respective locations: AXIS on Eleventh and AXIS on Twelfth. Both projects relate to the neighboring historic Herald Examiner building, built in 1914 and designed by Hearst Castle architect Julia Morgan. AXIS on Twelfth has achieved LEED Silver Certification and features a unique street corner canopy detail reflecting the predominant geometric pattern found on the historic structure. A new landscaped paseo will be shared with the Herald Building and AXIS on Eleventh when it opens in Spring of 2018. Owned and developed by Forest City, the two sites total 391 apartment units, averaging 740 sf in area, and include 16,000 sf of streetlevel retail space. Harley Ellis Devereaux was the design architect.
THIS PROJECT WILL BE A GAME CHANGER FOR THE NEIGHBORHOOD CALVIN MANN DIRECTOR OF DEVELOPMENT THE HOWARD HUGHES CORPORATION
Situated in the heart of Downtown Honolulu, this first phase of Ward Village calls for over 500,000 square feet of new floor area. Topping out at a height of 418’, this residential tower sits atop one level of retail and six levels of parking with an expansive “Sky Lanai” at the eighth level. The 35,000 square foot open-air recreation level contains both indoor and outdoor activities, designed to promote a healthy lifestyle and sense of community among residents and guests. 37 levels of ocean view residences totaling 424 units rise above the amenity terrace with the top two floors comprised of elegant penthouse units. The building’s exterior design was derived from the lifestyle and culture of the Kakaao location. The yellow heighten sky lanai makes reference to the Legend of Keaomelemele of the golden cloud. The textured building panels was inspired from the Tapa Art patterns of the Hawaiian culture. Staggering patterns in repetition also matched to the unit plan layout of the building, thus creating a perfect blend of form and function. This is an ACM International project—a collaboration between TSM & AC Martin The executive architect for this project was CDS-International.
KE KILOHANA HONOLULU, HI
845 OLIVE LOS ANGELES, CA
INSPIRED BY THE INDOOROUTDOOR LIFESTYLE OF SOUTHERN CALIFORNIA Situated on a pair of narrow mid-block lots, this 29-story mixeduse development in LA’s Financial District spans two city streets with pedestrian-friendly commercial spaces and residential lobby entrance at the ground level. Views to the above-grade parking structure are shielded on both street frontages by façade designs comprised of residential units, resident amenity spaces and translucent channel glass. Inspired by the indooroutdoor lifestyle of Southern California, 205 residential units feature large open-air living spaces. Whether entertaining guests or enjoying a relaxing afternoon at home, residents can open a full-width sliding glass wall system to transform their unit. The result is a seamless blending of indoor and outdoor space. Residents choose from an array of landscaped terraces including a rooftop terrace on the tower’s 29th level, a spacious terrace on the 8th level including passive seating areas, a sculptural water feature and dog run, and a pool and spa deck with private cabanas on the 12th level.
STOA LOS ANGELES, CA
RESIDENCES WITH SOUL STOA DTLA is a place to be inspired. A place that caters to your interests and reflects your personal style. A mash up of the rich historic tradition of St. Vibiana’s and the authentic downtown experience and a tech savvy sophisticated lifestyle. It captures the unique flavor of its location and elevates the everyday experiences of its residents. Resortlike amenities, a fully-equipped fitness center, and lots of spaces for playful collaboration and indulgence. Residences with Soul.
CAREFULLY CHOREOGRAPHED FOR BOLD LIVING
ACCESS C U LVE R C I T Y, CA
Designed for drama, Access Culver City offers boldly-designed and generously sized mixture of studio, One and Two bedroom apartment units as well as Three bedroom town homes with stoops for comfort to the street. Generous use of upgraded materials reflects the eclectic nature of Culver City and carefully choreographed composition geared toward yielding the highest rents in the city.
A WALKABLE COMMUNITY IN THE PLAYHOUSE DISTRICT
The Hudson is a Greystar Community located in the Playhouse District of Pasadena, CA. The project contains 82 units and 6,000 sf of ground level retail within a Type V-A wood frame podium building. The intent of the design is to bring sophisticated modern luxury to the Playhouse District with a fine-grain approach to the elevations responding to the project’s unique site condition and heritage of Pasadena while providing an unparalleled living experience to the residents. The attention to detail, from the unit plan layouts to the amenities throughout the project was geared toward inviting residents to live an enriched lifestyle.
THE
HUDSON
BUILDING LOS ANGELES, CA
LUX UTC SAN DIEGO, CA
COSMOPOLITAN SAIL HIGHLIGHTS THE ROOFTOP AMENITIES The first of a four-tower master plan, the 16-story highrise with rooftop pool/spa terrace and lounge features a dramatic 270’ tall tapered transparent glass “sail” accenting the cosmopolitan architectural style. The project is located at the crossroads of La Jolla Village Drive and Genesee Avenue and adjacent to the Westfield UTC Mall Center, Monte Verde reflects urban planning principles that focus on pedestrian connectivity within the site and beyond to the adjacent neighborhoods. The main lobby and individual town home units at the tower’s base have direct access to the community’s pedestrian path system. A collection of rich amenities are contained at the top of the tower, including a roof top pool, glass-edge spa and an array of private cabanas and indoor/outdoor amenities for the residents.
SOUTH PARK PAIR OF 20+ STORY TOWERS
JADE MIXED-USE LOS ANGELES, CA
Located at the corner of Venice Blvd. and Hope Street in the Downtown neighborhood of South Park the 22 story tower contains a 300-room hotel and the 23 story tower contains 250 residential units and 13,000 sf of retail and a parking podium for 288 cars. This is a design venture of various Martin Family design firms, including the residential expertise of Togawa Smith Martin (TSM), the institutional high-rise expertise of AC Martin and the national hospitality design and operational expertise and design talent of Atlanta-based PFVS.
MAKING RIPPLES IN HOLLYWOOD
The conceptual design approach for The Yucca Hollywood project is modern and features glass and solid panel clad exterior walls for the residential / hotel components as well as the parking podium. The lower mass on the east side and the podium base are clad in panels, and they act as a solid anchor for the all glass clad tower that thrusts its way westward. A combination of balcony cutouts and projections on the glass tower creates patterns that ripple across the facades. The tower is stepped back from the parking podium on all four sides, and it steps back again at the top level to create a pool deck and private patios for the penthouse suites. The podium step back reduces the tower’s perceived mass viewed from the street level, and the upper level step back emphasizes tiering at the rooftop.
THE
YUCCA
HOLLYWOOD LOS ANGELES, CA
MARTIN EXPO
CENTER LOS ANGELES, CA
TRANSIT-ORIENTED DENSITY (T.O.D.)
Located in one of the hottest areas of the city, Martin Expo Center is located adjacent to a major Metro station and surrounded by a hotbed of technology, studios and design-oriented job providers making it highly desierable for young working professionals. This 625 unit mixed-use project shares an active plaza at the epicenter of the overall project with an adjacent office tower. 100,000 sf of retail compliments the overall mixed-use project.
ARTS DISTRICT TOWER LOS ANGELES, CA
A CURATED LIFESTYLE.. Situated in the heart of Los Angeles’ rapidly evolving Arts District, this 12-story mixed-use development dynamically blends three key components – a 129-unit Live/Work condominium tower clad from top to bottom in artwork created by a group of local muralists, a highly creative 113-room boutique “art” hotel, and over 70,000 square feet of communityserving retail space including a diverse array of shops and restaurants. Arts District Center draws inspiration from the local LA Arts District, using art as a unifying theme. Nearly a decade in development, the resulting project has intentionally differentiated itself from others by infusing artistic flourishes throughout. Additional examples of this guiding vision include dedicating a pedestrian-friendly Art Plaza on the corner of Fifth and Seaton Streets, over 10,000 square feet of Art Gallery/Event space and over 3,000 square feet of artist-collaborative space known as “CoLab” for aspiring designers and artists.
PROMENADE LOS ANGELES , CA (WARNER CENTER)
Located at the redevelopment site of Westfield’s Promenade Shopping Center in Warner Center, the North West Lot B Project is a mixed-use, mixedtype project containing 417 Units, 480k sf of FAR, and 85k sf of retail.
AVA
HOLLYWOOD LOS ANGELES, CA
5 BUILDINGS 695 UNITS 25,000 SF OF RETAIL Togawa Smith Marting (TSM) was brought on as the Architect of Record (AOR) working in conjunction with design architect KEA on behalf of Avalon Bay Communities. The approach was to create a distinct ‘Hollywood-Vibe’ design while utilizing TSM’s multifamily execution expertise. As a result, the project is envisioned to become a hallmark of Santa Monica Blvd and Las Palmas in the heart of Hollywood. The design reflects the edgy and daring nature of the neighborhood and invites users to participate in a modern artinspired vogue lifestyle. The project spans two lots separated by an alley each lot having one podium that contains parking, retail and town home units. On top of podium five separate buildings span across the landscaped amenities. A pedestrian bridge spans across the alley by which residents can navigate throughout the project in order to utilize the full breadth of amenity offering.
ac martin SELECT CLIENT LIST
Korean Airlines Onni Group Mack Real Estate Group Los Angeles World Airports State of California Hilton Hines City of Los Angeles University of California California Institute of Technology
A Los Angeles-based Architecture, Planning, Interiors and Research firm, AC Martin has planned and designed places and spaces that have this transformative effect – sustainable, enduring landmarks that enrich the surrounding environment through the authenticity of our designs.These designs are based on the fundamental principle that we, as architects, must respond to the needs of the building occupants and the community at large, through societal, cultural, environmental and global prerequisites.
Albert C. Martin, Sr. founded our firm 112 years ago with a dream to grow Los Angeles into a thriving, vital community. As we look back on over a century of practice, his values remain with us. He was a visionary and a consummate professional who believed in serving his clients and his community. While that same principle still informs us on each and every project we undertake—to create enduring environments that affect people’s lives in a positive way—AC Martin’s approach is constantly evolving and growing. Design has changed exponentially since our inception in 1906; the ever-increasing pace of technology means that our industry is in a constant state of flux. AC Martin’s priority is to be at the forefront with an approach that is sustainable, technologically advanced, informed by research and that pushes boundaries. We are a team with diverse strengths, wide-ranging experiences, and passionate ideals. We encourage constant dialogue to promote continuous learning. Our hands-on leadership team engages in an ongoing exchange of ideas amongst all levels of staff creating a limitless potential for innovation. Collaboration is the key to
our growth as individuals and strengthens our efforts as a collective whole Our work is based on the fundamental principle that we as designers of the built environment, must respond to the needs of the building occupants and the community at large, through societal, cultural, environmental and global prerequisites. We do this through a knowledge-based practice, through collaboration with our clients and our project teams, and through comprehensive research. Our Commitment to Sustainability AC Martin’s approach to sustainability is an inherent and integral part of our design process since the early 1960s. Our earlier designs focused on the preservation of natural resources. The iconic Department of Water and Power (DWP) Headquarters in Los Angeles, completed in 1961, is still recognized as a model of energy efficiency. More recently, the same approach (enhanced with greater knowledge and newer technologies) resulted in the award-winning design for LEEDEB Platinum Certified, California EPA Headquarters in Sacramento. It was the first high-rise to earn such a designation,
and is widely considered to be “one of the most energy-efficient and environmentally sound buildings in America.” (Greensource Magazine, official publication for the USGBC). AC Martin strives to take the standards set by the various municipalities in which we work to the next level. By understanding the psychological and physiological impact of buildings on the occupants who inhabit them, our approach to sustainability is one that moves beyond a narrow focus of material checklists and energy efficiency. Human comfort, urban concentration and workforce productivity are all interrelated with the environment that they inhabit. We develop sustainable solutions that meet user needs, enhance user comfort, respond to the context of the site, are built to last and can transform the way people live, play and work. This approach extends to all projects, and as a matter of course, all projects within our firm are designed to meet basic LEED Certification criteria regardless of the project requirements.
WILSHIRE GRAND LOS ANGELES, CA
THE BUILDING TAKES ADVANTAGE OF ITS LOCATION IN THE CITY, WHERE THE WILSHIRE GRAND ADDRESS CONTINUES TO UNFOLD AS THE CENTER OF ACTIVITY IN A LIVELY URBAN CENTER.
The Wilshire Grand Center is an iconic addition to the Downtown Los Angeles skyline. At 1,100 feet, it is the tallest building west of the Mississippi. Offering views never before seen in the city, large-format glass clads the tower to maximize visible light and openness. High-speed, double-deck elevators provide a 50-second ride to an innovative Sky Lobby and signature restauran on the 70th floor. With the mild climate and even temperatures of Los Angeles, the building celebrates its location with a strong sense of indoor-outdoor connectivity. Hotel rooms are equipped with operable windows for fresh air; ballrooms open directly onto gardens; generous prefunction space extends to a terrace; and pool decks are lined with cabanas. Outdoor areas include gathering spots that encircle fire pits, cafÊs, outdoor dining, and retail. The urban plaza created at the intersection of 7th and Figueroa offers a portal to the citywide transit system and the crossroads of the sports and entertainment district, the financial district and historic 7th Street—a new center of Downtown LA.
THE DESIGN CHOREOGRAPHS A SET OF EXPERIENCES FOR VISITORS TO THE BUILDING, EVOKING A MOOD AND FEELING. Chris King, Design Principal
THE PROJECT DESIGN RESPONDS TO THE LOS ANGELES CULTURE AND CLIMATE WITH AN OPEN, ENERGETIC ENVIRONMENT WHERE INDOOR/OUTDOOR RELATIONSHIPS ARE CREATED AT EVERY PRACTICAL OPPORTUNITY.
A 21ST CENTURY RESPONSE THAT GIVES THE COMMUNITY A PURPOSEFUL AND MEANINGFUL PUBLIC AMENITY, OFFERING A LIVE, WORK, PLAY DESTINATION FOR RESIDENTS AND VISITORS IN THE DOWNTOWN CIVIC CORE.
ONNI LA TIMES LOS ANGELES, CA
The design of the new Onni Times Square development takes its cues from the Art Deco-styled LA Times Building, acknowledging the past while fully embracing the present, creating a respectful architectural dialogue that embraces the exisiting characteristics of the LA Times Mirror complex. The base (podium) is designed with strong compositional gestures that engages and complements the existing architecture that visually links the entire Times Square development. Rising from the podium levels are two residential towers that incorporate a strong geometric language as a contemporary expression of the geometric characteristics of Art Deco. The top creates a “cityscape” gesture that complements rather than overpowers the Civic and City skyline, leaving Los Angeles City Hall as the primary focal point in the Civic Center district.
P R OJ E CT INFO 1. 1 M ILLION S F N E W CON ST R U CTI O N ( R E TA IL & R E S I D E N T I A L ) N ORT H TOW E R: 3 7 STO R I E S SOU T H TOW E R: 5 3 STO R I E S 1130 TOTA L R E SIDE N T IA L U N I TS N ORT H TOW E R H E I G H T: 4 9 4 FT SOU T H TOW E R H E I G H T: 6 6 5 FT
A VIBRANT RETAIL PASEO BETWEEN THE HISTORIC LA TIMES MIRROR BUILDING AND THE NEW RETAIL PODIUM WILL CREATE A WALKWAY FEATURING RESTAURANTS AND A GROCERY STORE.
THIS PROJECT WILL OFFER RESIDENTS, AND THOSE WHO LIVE AND/OR WORK IN THE SURROUNDING COMMUNITY, ATTRACTIVE PUBLIC SPACES AND NEW VENUES FOR EATING, SHOPPING, AND SOCIALIZING. Located in the South Park area of Los Angeles, this new transit-oriented development will feature 536 residential units and 14,000 sf of commercial/ retail space, all within two blocks of a Metro station and a half block from a proposed downtown trolley stop. The residential units will comprise 38 floors above ground and will include a mix of one- and two-bedrooms, studio units, and three penthouse units. An amenity deck on the seventh floor will feature a community garden, yoga studio, gym, pool/jacuzzi spa, meeting spaces, game and movie lounge, fireplace, outdoor barbeque areas and indoor/outdoor lounges, outdoor fire pits, event kitchen, weekend concession, as well as a pet zone. Also planned is a 32nd floor roof deck for indoor-outdoor gatherings, and a 39th floor observation deck with sweeping views of downtown. A public paseo runs through the site, adjacent to a future park. The development will also incorporate a six-story parking garage for 800 cars, as well as bicycle parking. LOS ANGELES, CA
SOUTH PARK MIXED-USE DEVELOPMENT
URBNMRKT LOS ANGELES, CA
OCCUPYING THREE BAYS OF A FORMER LOADING DOCK IN DOWNTON LOS ANGELES, THIS AUTHENTIC, URBAN HANGOUT HAS ITS ROOTS DEEPLY GROUNDED IN ITS INDUSTRIAL HISTORY.
URBNMRKT, a grab ‘n’ go deli, occupies the former loading dock of a four-story building. Fronting Grand Avenue in downtown Los Angeles and occupying three truck bays and 7,000 SF, this new urban-chic hangout has its roots deeply grounded in its industrial/operational history while its furnishings and interior design maintain a home-grown, modern vibe. Exposed stainless steel clad walls and fixtures, doors and the bar are juxtaposed by warm bamboo strand board wall panels. Custom-designed leather lounge chairs and ottomans are paired with off-the-shelf tables and bar stools with
hand-painted legs. Simple glowing bulbs in custom steel armatures hang from the 18-foot ceiling, which was painted white to mask the old ducts, conduit and pipes. The graphics throughout the space are hand spray painted stencils, further authenticating the urban industrial look and feel. At the rear of the space a continuous angled mirror reflects the huge graphic along the storefront. Beneath the mirror, three dock levelers were maintained and repurposed as leather booths, featuring the original dock leveler number stenciled on the diamond plate hanging over each booth.
GUERLAIN SPA NEW YORK, NY
The Guerlain Spa occupies 14,000 sf on the 19th floor of the 47-story Art Deco landmark Waldorf=Astoria Hotel in New York City. Originally designed by architects Schultz and Weaver in 1931, the property is now part of The Waldorf=Astoria Collection, Hilton Hotel’s premiere – Most Luxurious Hotel Collection. Featuring the Guerlain Paris product line, the spa offers a personalized experience affording guests their own “cocooned” treatment rooms & bathrooms. The public lounge space acts as a multi-activity
space with treatment space by day and event space by night. There are a total of 15 treatment rooms, including one couples’ suite, providing guests with tranquil surroundings. The materials used–marble, mosaic tiles, and natural woods–create a quiet and light respite for those who visit. The design emphasizes a sense of urban chic within a classical envelope, reinterpreting the unique qualities of the renowned hotel and spa in a modern and sophisticated manner.
444 SOUTH FLOWER ST SUITE 1220 LOS ANGELES, CA 90071 213/614-6050 WWW.TSMINC .COM
A FAMILY OF COMPANIES