RE - FORMED CULVER CITY | CA
R I N A F U J I TA | S T U D I O S TA N N A R D | 2 0 2 1 - 2 0 2 2
© 2 0 2 2 , R I N A F U J I TA . A L L R I G H T S R E S E R V E D . 2 0 2 1 - 2 0 2 2 | S T U D I O S TA N N A R D C A L I F O R N I A P O LY T E C H N I C S T A T E U N I V E R S I T Y, S A N L U I S O B I S P O , C A
ACKNOWLEDGMENTS I would like to show my gratitude toward my thesis professor, Sandy Stannard and everyone in Studio Stannard.
01 THE ISSUE 02 STUDYING THE SITE
9 17
si te an a l ys i s
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de mogr a p h i c a n a l ys i s
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cl i mate a n a l ys i s
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03 DESIGN PROCESS
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program e x p l o ra ti o n
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pre cede n t
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sch e mati c d e s i g n i d e a s
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04 FINAL DESIGN
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05 OUTDOOR LEARNING CENTER
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06 BIBLIOGRAPHY
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07 APPENDIX
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01 THE ISSUE
10
With recent developments in many U.S. metropolitan cities, such as San Francisco, Los Angeles, and New York, housing demands have been increasing which has led to the increase of housing prices, and often causing displacement. Housing demands are high especially in California, and the supply does not meet the demand, making California a state with one of the highest housing costs in the nation (Stein, 2019). Los Angeles, especially, is facing an affordable housing crisis and it is estimated that the city needs to develop about 517,000 affordable housing units to comply with the housing demand for very low income households (Dedousis, 2020). Currently, many residential zones in Los Angeles are only zoned for single-family homes, and about 80% of the residential land in Los Angeles is dominated by single-family homes, restricting the development for dense housing options and contributing to
the housing crisis (Barragan, 2020). In efforts to alleviate this housing crisis, California Governor Gavin Newsom singed California Senate Bill 9 (SB9), which allows parcels that are zoned for single-family homes to build up to four (“SB 9,” n.d.)dwelling units rather than just one (“California,” 2021). In addition, incentive programs such as the Transit Oriented Communities Incentive Program through the City of Los Angeles provide developers with incentives such as density bonuses with the inclusion of affordable housing (Barragan, 2020). However, there is only so much that these incentive programs can help to contribute to the affordable housing crisis. Los Angeles needs to further reevaluate the zoning regulations to develop more affordable units, not just permitting for an additional one unit but multiple units and offer housing options for all income levels and in addition, create spaces that are inclusive for all residents.
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Affordable housing is especially needed in Los Angeles because over 721,000 households are “severely rent burdened,” (“Housing,” n.d.) with residents spending more than half of the household income on rent. According to California State Law, an affordable housing cost should be “not more that 30% of gross household income” for low-income households, which fall under the range of 50% to 80% of the area median income ($40,000 to $64,000/year (“Poverty,” n.d.)) (“Income,” n.d.). Since many households are spending a significant portion of their household income on rent, Los Angeles is in desperate need of more affordable homes. In addition, cities such as Culver City and Santa Monica are in desperate need of housing; they are developing more job opportunities without developing more houses which further contributes to the housing crisis (Kimmelman, 2021). Looking at Culver City specifically, companies such as Apple, HBO and Amazon studios are beginning to build office spaces. However, these companies and other tech companies tend to employ
12
workers that have a higher income and can afford housing in the area. Hence, the expansion of tech companies into cities like Culver City can lead to further displacement of low-income households and make it difficult for them to secure housing. The demographics of Culver City show that while there are many people that have a high household income, about a quarter of the households have an annual income of $50,000 or less (“Culver City, n.d.). With an average household size being 2 people (“Culver City, n.d.), a very low-income household would have an annual income of around $47,300 (“Area,” n.d.). Therefore, we can conclude that about a quarter of the population in Culver City have a very low income and thus, qualify for affordable housing. Culver City is in high demand for affordable housing, and action needs to be taken to develop more housing options. Culver City’s residential zones mostly only allow for single family homes. Furthermore, even with ADU development and the potential for SB9 to add more small-scale housing, there continues to be a significant need
to build multi-family housing to meet the demand for housing. One way Culver city can develop multi-family housing is through incentive programs such as the Transit Oriented Communities Incentive Program. The Transit-Oriented Communities (TOC) Incentive Program was implemented by the City of Los Angeles in September of 2017 to encourage the development of affordable housing near transportation hubs (Barragan, 2020). The goal for the TOC is to minimize displacement by developing housing near transit hubs to provide easier access to transit and to also promote the use of public transportation, thereby reducing greenhouse gas emissions. For developers to receive incentives, such as a reduction in the number of parking spaces or increased building density, multi-family projects need to be located within a half-mile radius from major transit stops and must incorporate about 8% to 11% of the total number of units to affordable housing units for extremely low-income households (“Transit,” 2018).
In the article, Creating Transit-Oriented Communities in LA, by Dylan Joes and Jaymes Dunsmore, they state that Philip Washington, CEO of Los Angeles Metro, talks about the goal to build “transit-oriented communities and not transit-oriented developments (Jones, 2019).” Furthermore, they explain that “transit-oriented communities are neighborhoods, comprised of many voices, many desires and complex challenges,” while transit-oriented developments are “developments made possible by the public investment (Jones, 2019).” Therefore, the development of these transit-oriented communities can raise awareness, promote the transportation improvement plan Los Angeles is implementing, and promote the community to come together. 10003 Washington Blvd in Culver City is a site that has a multi-family housing
development proposed through the TOC incentive program. Steinberg Hart and Rios, an architecture design firm, has proposed a seven-story apartment building that is comprised of 207 units, which 19 units will be reserved for extremely low-income households (Sharp, 2020) and the site has received approval from the Los Angeles Planning Department (Steinberg Hart, 2020). There are many other sites, such as 9958 Regent Street and 3739 Cardiff Avenue (Sharp, 2021), that have multi-family housing proposed through the TOC incentive program, however, there are not many units that are reserved for low or extremely low income households. With such a small number of affordable units proposed in these sample projects, these developments are not sufficiently addressing the affordable housing crisis in Culver City.
TOC program do not act as direct solutions to the housing crisis seen in Los Angeles. The implementation of such incentive programs can be a useful method to encourage the development of more affordable housing, however the guidelines for the incentive program only require 8% to 11% of total units to be affordable to receive incentives and this is not enough to address the affordable housing crisis. To make significant changes, the city of Los Angeles needs to reconsider the guidelines to allow for more development of affordable housing. Not only should these regulations help develop more units but should also raise awareness and importance of providing housing opportunities for all residents regardless of their financial status.
The newly signed SB9 and the
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THE TRANSIT ORIENTED COMMUNITIES INCENTIVE PROGRAM IS
NOT ENOUGH!!
14
The Transit Oriented Incentive Program (TOC) is offered by the City of Los Angeles, and when building designs satisfy the requirements, developers can receive incentives such as a density bonus. However, the requirements provided by the incentive program is not enough to fulfill the goals of providing more affordable housing and promoting the use of public transportation. If we look at the design proposal for 10003 Washington Blvd, the TOC program only requires the design to include 9% of the total units to be for extremely low-income households. In the case for the proposed design for 10003 Washington Blvd, it is only 19 units out of the 207. To make a change to the affordable housing crisis seen in Los Angeles, the minimum requirement should be higher for affordable housing units. Even though a new apartment building is developed and more housing options are available,
if people cannot afford the units, what is the point in developing these units? While somebody has to fund these affordable housing units, the low percentage of affordable housing units barely solves the issue Los Angeles is facing. There needs to be an increase in the minimum requirement for affordable housing units while also maintaining a balance so these units can be funded. Another factor of the TOC incentive program that is interesting is that while they promote the use of public transportation, it still requires a significant amount of parking spots. One of the base incentives that is provided by the program is reduced parking spots. For the 10003 Washington Blvd design, the LA Municipal Code required 319 parking spots to accommodate the 207 units that were designed. Through the TOC incentive program, this number decreased to 126 parking spots. While the incentive program
decreased the number of parking spots by more than half, it still allows for many of the residents to own a car and rely on it. To promote the use of public transportation, there should be even less parking spots and spaces or services that allow for easier access and usage of public transportation. The TOC incentive program is a basis to make changes to the housing system in Los Angeles, but there is further improvements that need to be made to tackle the housing crisis in Los Angeles.
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02 STUDYING THE SITE
SITE ANALYSIS
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STUDYING THE SITE
The site is 10003 Washington Boulevard, Culver City, CA 90232. It is located in the City of Los Angeles and borders Culver City. The site currently has a building design proposed by Steinberg Hart and Rios, an architectural design firm. The design proposal utilizes the Transit Oriented Communities Incentive Program. The proposal has been approved by the City of Los Angeles, and the firm will be beginning the design development phase starting January of 2022.
10003 Washington Boulevard, Culver City, CA 90232
LOS ANGELES PALMS
CULVER CITY
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10003 WASHINGTON BOULEVARD, CULVER CITY
The site is currently occupied by a Wells-Fargo and an old commercial building. The property is almost one acre and is facing Washington blvd. Across the street is a large scale mixeduse building, One Culver. This building includes retail spaces, we work spaces, and studio spaces. The site is also close to Sony pictures. Across Dunn dr. is a new 8-story apartment building.
VIEW FROM CLARINGTON AVE TOWARDS SITE (WELLS FARGO).
VIEW FROM WASHINGTON BLVD TOWARDS SITE (OLD COMMERCIAL BUIDLING).
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STUDYING THE SITE
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SURROUNDING CONDITION SUMMER - JUN 20
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One Cul v er i s a m ul ti -use bui l di ng wi th o ffice spa ces, reta i l spa ces, a nd a studi o .
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https://oneculver.com/wp-content/uploads/2020/10/One-Culver-Presentation_3_24.pdf https://www.google.com/maps/place/1 0003+Washington+Blvd,+Culver+City,+CA+9 0232/@3 4.0 203192,-1 18.3 986477,16z/data=!4m5!3m4!1s0x80c2ba28d45f31a9:0xc168e31c0c31a909!8m2!3d34.0213252!4d-118. 3986472
STUDYING THE SITE
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STREET VIEWS TOWARDS SITE
VIEW FROM WASHINGTON BLVD TOWARDS SITE
VIEW FROM DUNN DR. TOWARDS SITE
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STUDYING THE SITE
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HISTORY OF CULVER CITY
City Hall in 1918 https://www.culvercity.org/Explore/About-Culver-City/Culver-City-Historic-Images https://www.culvercity.org/Explore/About-Culver-City https://www.kcet.org/shows/lost-la/culver-city-from-barley-fields-to-the-heart-of-screenland
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STUDYING THE SITE
California was claimed by Spanish Explorers in the 1500s and in 1769, was colonized by King Carlos III of Spain. After the state’s independence in 1850, Culver City was developed through the combination of Rancho La Ballona (Machado/Talamantes property), formerly a barley field, and Rincon de Los Bueyes (Higuera/Lopez property). The city was named after Harry H. Culver who developed city plans starting 1913. He developed the city along transportation and between two growing cities at the time, Los Angeles and Venice. Culver envisioned the city to be a balanced city. The city’s economy developed through the studio industries. Currently, Sony Studios is located in Culver City and other companies such as HBO and Amazon studios are developing studios in the city.
Rancho La Ballona, early 1900s
LOS ANGELES
MAR VISTA
CULVER CITY
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https://www.culvercity.org/Explore/About-Culver-City/Culver-City-Historic-Images https://www.culvercity.org/Explore/About-Culver-City https://www.kcet.org/shows/lost-la/culver-city-from-barley-fields-to-the-heart-of-screenland
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ZONING MAP
The site is located in the Palms area of the City of Los Angeles, but is adjacent to the city limit dividing Palms and Culver City. It is in the commercial area that is surrounded by a housing area. The site also is neighboring an apartment building. With the site being in the City of Los Angeles, the development can utilize the Transit Oriented Community Incentives Program while serving the population of both Los Angeles and Culver City, a developing city that is in need of more affordable housing.
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CITY LIMIT MULTI-USE LOW DENSITY - SINGLE FAMILY LOW DENSITY - TWO FAMILY
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http://zimas.lacity.org/ https://www.culvercity.org/files/assets/public/documents/information-technology/maps/general-plan-land-use-map.pdf
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STUDYING THE SITE
MEDIUM DENSITY - MULTIPLE FAMILY
BUS STOPS
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There are three bus lines that run near the site. These lines connect to the northern and southern parts of Culver City. In addition, the Metro Local Line 33 and the Culver City Bus Route 1 connects to the Culver City Metro station, which provides access to Santa Monica and Downtown Los Angeles through Metro Line E. The Culver City Metro station and the Palms Metro station are both a 15 minute walk from the site and provides different options for transportation.
CU
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CITY LIMIT CULVER CITY BUS ROUTE 1 CULVER CITY BUS ROUTE 3 METRO LOCAL LINE 33
walk radius - 5
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https://www.losangeles.va.gov/documents/MTASystem.pdf https://www.culvercitybus.com/Bus-Schedules/Line-1-Washington-Blvd https://www.bigbluebus.com/routes-and-schedules/ https://www.metro.net/riding/schedules/
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BIKE PATH + PROPOSED PATHS
There is an existing bike lane on Venice Blvd, however, this is the only street with any measures for cyclists. To enforce easier biking in the are, Culver City has proposed bike routes on Washington Blvd and Culver Blvd, and a bike route that connects Venice Blvd and Washington Blvd. According to Caltrans, a bike lane is a “on-street striped travel lane, for the exclusive use of bicycles,” while a bike route is “onstreet shared travel lane, shared space with other vehicular traffic.”
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EXISTING BIKE LANE PROPOSED BIKE LANE 0’
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https://www.culvercity.org/files/assets/public/documents/city-manager/ccbpmp_20120329.pdf https://dpw.lacounty.gov/bike/map.cfm http://lvbikecoalition.org/wp-content/uploads/2017/12/caltrans-d4-bike-plan_bikeway-classificationbrochure_072517.pdf
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STUDYING THE SITE
1000’
PROPOSED BIKE ROUTE
FOOD + GROCERIES There are many options to eat and shop for groceries at. Interestingly, there were many Indian grocery stores as well as normal grocery stores such as Trader Joe’s and Smart & Final. For restaurants, there were a variety of options such as American, Seafood, Indian, and Vegan.
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RESTAURANTS GROCERIES
walk radius - 5
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https://www.google.com/maps/place/10003+Washington+Blvd,+Culver+City,+CA+90232/@34.0213296,-118.4008359,17z/ data=!3m1!4b1!4m5!3m4!1s0x80c2ba28d45f31a9:0xc168e31c0c31a909!8m2!3d34.0213252!4d-118.3986472
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SUPPORT SERVICES
There are several support services near the site, however, the services are limited. The project program can include support services to the residents to develop a more supportive community.
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Culver City Housing Department
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CULVER CI TY SUPPORT SERVICES
Culver City Community and Social
PRE-SCHOOL + DAYCARE 0’
500’
1000’
2000’
https://www.google.com/maps/place/10003+Washington+Blvd,+Culver+City,+CA+90232/@34.0213296,-118.4008359,17z/ data=!3m1!4b1!4m5!3m4!1s0x80c2ba28d45f31a9:0xc168e31c0c31a909!8m2!3d34.0213252!4d-118.3986472
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STUDYING THE SITE
K - 12 SCHOOL
TOC SITES
6 -story 74 units 8 affordable units
9958 Regent St. 6 -story 24 units
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10003 Washington Boulevard 7 - story 207 units 19 affordable units
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There are three more sites with proposals of new developments utilizing the TOC incentive program. Looking at this, it shows that the community is beginning its shift from single family homes to multi-family housing complexes.
3739 Cardiff Ave.
LOS AN GELES PALMS
CU
There are many developers that are utilizing the Transit Oriented Communities Incentive Program (TOC) to receive incentives such as increased building density and height through the incorporation of affordable housing units in their projects. The site, 10003 Washington Boulevard, received approval from the Los Angeles Planning Department. The project proposed a 7 story apartment building that included 207 units, where 19 out of the 207 serves the extremely low-income households. The project will be developed by Mapleton Investments and is designed by Steinberg Hart and Rios.
1/4 m ile
walk radius - 5
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500’
CULVER CITY
1000’
2000’
https://whatnowlosangeles.com/207-apartments-approved-for-near-culver-city/ https://planning.lacity.org/pdiscaseinfo/search/encoded/MjQxMDQ00
33
DEMOGRAPHIC ANALYSIS AGE
The demographic data is focusing on the area adjacent to the site. It is the data from zip code areas 90034 and 90232.
90034 90232
HOUSEHOLD INCOME
https://www.socialexplorer.com/profiles/essential-report/zcta5-90034.html https://www.socialexplorer.com/profiles/essential-report/zcta5-90232.html
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STUDYING THE SITE
The residents in the area surrounding the site has the highest population in the age range of 30 to 39. In addition to that, the significant household income range is $50k to $100k. However, under $50k is the next largest group and we can see that many people in the area is near to low income households (for a household of two people, an annual income of $47,300 is considered low income). Since there is such a big population that can be considered as low-income households, there is a need to develop affordable housing to house these people. Furthermore, the dominant household type is a married couple and is followed by non-family householders. Looking at this data, the final design should incorporate units for both families and non-families, whether this be people who live alone or share a unit with others.
RACE + ETHNICITY
HOUSEHOLD TYPES
35
DEMOGRAPHIC ANALYSIS NATIVITY
PLACE OF BIRTH FOR FOREIGN BORN
36
STUDYING THE SITE
Some other interesting factors about the site is that about 30% of the population is foreign born, and out of the foreign born population, there are a significant amount of people from Asia and Latin America. Looking at this data, this suggest that the design should also account for diversity and being able to create a home for people with different cultural backgrounds.
Many people also commute to work, and the average time is about 27 minutes. In addition, the data shows that the majority of the people drive to their work places alone. Since this project is anticipating the utilization of the Transit Oriented Communities Incentive Program, the design should promote increased usage of public transportation. There is a high potential for the incentive program to be successful and useful in this site and should be utilized to make an improvement on the current situation.
COMMUTE TIME TO WORK
27 min
TRANSPORTATION TO WORK
https://www.socialexplorer.com/profiles/essential-report/zcta5-90034.html https://www.socialexplorer.com/profiles/essential-report/zcta5-90232.html
37
CLIMATE ANALYSIS
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HEATMAP CHART The overheated periods in Palms, is mainly during June to September from 10am to 4pm. The winter months are cooler, but during the day, there are times that are very warm.
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https://clima.cbe.berkeley.edu/
WIND ROSE There is a significant amount of wind coming from all directions, but predominantly from the west and east.
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38
STUDYING THE SITE
020
PSYCHROMETRIC CHART The psychrometric chart shows that the winter months are cold and humid while the summer months are humid and warm. The lowest average temperature is 44.7F in December and the warmest average temperature is 84.2 F in August. The summer months tend to be more in the comfort zone. On the other hand, the winter months are cold and requires passive solar heating to reach a comfortable level. However, with the shifting climate, Los Angeles is getting warmer and could benefit from highmass cooling and natural ventilation to cope with the increasing temperatures.
Dry Bulb Temp Avg Daily Low (F) 45.1 46.4 48.2 50.4 55.1 58.6 61.4 62 60.5 55.8 49 44.7
Month JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
Rel Humidity Avg Daily High (%) 73.6 84.8 90.2 76 91.8 94.8 91.8 93.6 77.8 91.8 90.4 70.2
Dry Bulb Temp Avg Daily High (F) 67.5 69 69.1 72.3 74.2 78.3 83 84.2 83.1 79.1 73.4 68.3
Rel Humidity Avg Daily Low (%) 37.2 47.7 46 40.6 46.8 53.9 46.8 46.1 39 52.9 42.6 34.8
JAN FEB MAR APR M AY JUN JUL AUG SEP OCT NOV DEC
80
Climate Consultant
39
RAINWATER HARVESTING
https://www.weather.gov/wrh/Climate?wfo=lox
RAINWATER CATCHMENT There is little precipitation between June and August, therefore there is no significant water harvest during those months. On the other hand, from November through March, there is higher estimate for rainwater harvest and can rely on the harvested water during those months. In addition, according to the roof area and the structure of the roof, the estimate for rainwater harvest will shift. https://www.energy.gov/eere/femp/downloads/rainwater-harvesting-tool
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STUDYING THE SITE
Catchment Area: 20,000 sqft Catchment Period: All months
CLIMATE TILE The Climate Tile is a tile for sidewalks and can collect and manage water that come from roofs and sidewalks. The water can then be re-purposed to plants or directed to water banks. This tile system can help avoid the overload the drainage infrastructure. The Climate Tile is currently in use in the City of Copenhagen. The project can implement the Climate Tile as part of the water collection system and collect water from other surfaces and not just from the roof.
https://www.archdaily.com/902399/climate-tile-designed-to-catch-and-redirect-excess-rainwater-from-climate-change
41
Target EUI is 9 based on a 70% reduction
*
BUILDING SUMMARY Climate zone: 8 Location: Los Angeles, CA Use: Multifamily Housing Area: 142,200 sqft
BASELINE 29 EUI 100 Zero Score
*
TARGET 9 EUI 31 Zero Score
*
ur
BASELINE + TARGET EUI
100
80
60
40
0
20
-20
Baseline EUI:
29 kBtu/ft2-yr RESULTS
BUILDING SUMMARY
EUI % Reduction from Baseline LOCATION Zero USESScore Site EUI (kBtu/ft2/yr) Source EUI 2 RESULTS /yr) (kBtu/ft
EUI %GHG Reduction Total Emissions from Baseline (metric tons CO2e/yr)
BASELINE
TARGET
0%
70%
Los Angeles, CA
90232
Multifamily 100 Housing
31 142,200 sq.ft (100.0%)
29 79
BASELINE
0% 312
Zero Score 100 https://zero-code.org/energy-calculator-for-california/ https://zerotool.org/zerotool/
9
TARGET
YOUR 24 BUILDING
70%
N/A 94
31
N/A
Site EUI (kBtu/ft²/yr)
29
9
N/A
Source EUI (kBtu/ft²/yr)
79
24
N/A
312
94
N/A
GHG 42TotalSTUDYING THE SITE Emissions (metric tons CO₂e/yr)
Target EUI (70% reduction):
9 kBtu/ft2-yr
PV POTENTIAL
TOTAL RENEWABLE ENERGY REQUIRED
BUILDING SUMMARY
Number of Stories: 7 Use: Apartment Gross Floor Area: 142,200 sqft
ON-SITE PV SYSTEM
Estimated Area for Collectors: 16,745 sqft
ENERGY CONSUMPTION
Estimated Source EUI: 31.7 kBtu/ft2-yr
TOTAL RENEWABLE ENERGY REQUIRED On-site: 6.5 kBtu/ft2-yr
(PV generation potential)
Off-site: 25.2 kBtu/ft2-yr
ESTIMATED BUILDING SOURCE ENERGY CONSUMPTION
(Procured renewable energy)
If the final building is 7 stories with a gross floor area of 142,200 sqft, it is estimated that the building source energy will by 31.7 kBtu/ft2-yr. With an on-site PV system with an estimated area for collectors of 16,745 sqft, it is estimated to be able to generate 6.51 kBtu/ft2-yr, which is 21% of the overall estimated building source energy. The highest estimated energy consumption is through interior lighting and plug loads. The building design should aim to effectively use daylighting and to minimize as much load as possible.
https://zero-code.org/energy-calculator-for-california/
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PASSIVE DESIGN RESPONSES
SHADING Provide shading in outdoor spaces to prevent overheating. Spaces should be open to the breeze in the summer and should use passive solar gain in winter.
NATURAL VENTILATION Good natural ventilation can reduce air conditioning. Building should also be facing towards prevailing wind.
SCREENED PATIOS + PORCHES Passive comfort cooling by ventilation
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STUDYING THE SITE
SAN VINCENTE935 - LOHA The San Vincente 935 by Lorcan O’Herlihy Architects is a 7-unit apartment complex located in West Hollywood. One of the goals for this building design was to maximize open space and to create a communal courtyard. This building also incorporates many passive design strategies. The circulation is located on the exterior to reduce heating and cooling loads. In addition, the units are single loaded and this allows for cross ventilation and passive cooling.
https://www.archdaily.com/918415/san-vicente935-housing-lorcan-oherlihy-architects?ad_source=search&ad_ medium=projects_tab
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THE SIX - BROOKS + SCARPA
https://brooksscarpa.com/the-six
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The SIX is an affordable housing project with 52 units for disabled veterans. This housing complex is located near MacArthur Park in Los Angeles. Brooks and Scarpa implemented many passive designs and was successful in making the building 50% more efficient compared to designing without these passive designs. Passive design strategies: - orienting building to control solar cooling loads - shaping and orienting building to expose to prevailing wind - design building shape foe natural ventilation - design windows to maximize natural daylighting - shade south facing windows to minimize west-facing glazing - design windows for maximum natural ventilation - utilizing low flow fixtures and storm water management - shaping and planning the interior spaces to enhance daylight and natural air flow distribution
https://brooksscarpa.com/the-six
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03 DESIGN PROCESS
PROGRAM GOALS
HOUSING The apartment units will aim to house both families and non-family households. Looking at the demographic of the area, there is a mix of household types and the housing units should accommodate and be flexible for the different types of households. COMMUNITY SPACES/SUPPORT SERVICES The design should incorporate support service offices such as offices that can help individuals find and apply for affordable housing. There are not many supportive services offered near the site and it can greatly value from additional services that could support the wellbeing of the community while also welcoming new members into the community. In addition, with the ongoing pandemic, many people have converted to working from home. Due to this transition, there is a need to offer flexible spaces outside of housing units so residents can work from home, but not from their housing unit and have their “own” work space. OUTDOOR GARDEN The site and the neighboring area does not have any green space and the design should incorporate green spaces to attract the community, and allowing it to become a potential communication hub for the residents. BUS STOP Many of the bus stops in the area only have a bus stop sign and maybe a bench. However, these spaces are not inviting. To promote increased usage of public transportation, the bus stops that neighbor the site should be connected to open green spaces that can also act as a buffer zone between the building and the public.
50
DESIGN PROCESS
PROGRAM APARTMENT
units sqft SCHEMATIC PROGRAM STUDIO 20 500 1 BD 2BD TOTAL UNITS
80 80 180
COMMUNITY LOBBY COMMON SPACE CONFERENCE ROOM
2 2 2
RETAIL/RESTAURANT
ROOFTOP SEATING GARDEN
20 80 80 180
1 BD 2BD 700 1400 1000 2000 TOTAL UNITS
500 1000 COMMUNITY
2 2 2
2000 RETAIL/RESTAURANT 1000
RETAIL RESTAURANT 500
BUS TERMINAL WAITING AREA COFFEE STAND GARDENING
sqft 500 700 800
700 1000 500
total sqft 10,000 56,000 64,000 130,000 1400 2000 1000 1000 1000
ROOFTOP
200 1000 SEATING
UTILITY
2000 1000
GARDEN
CIRCULATION STORAGE BIKE RACKS
42,330
BUS TERMINAL 1000 WAITING500 AREA COFFEE STAND 182,030 GARDENING
TOTAL SQFT TOTAL SITE AREA
10003 washington blvd 10011 washington blvd 3847 Dunn Drive 3841 Dunn Dr 3853 Dunn Dr TOTAL
units
LOBBY 1000 COMMON SPACE 1000 CONFERENCE ROOM
RETAIL RESTAURANT
SITE
total sqft PROGRAM 10,000 700 56,000 APARTMENT 800 64,000 STUDIO 130,000
UTILITY sqft 14,725 19,950 5,500 5,500 5,500 51,175
500 200 1000
51,175
CIRCULATION STORAGE BIKE RACKS
42,330 1000 500
TOTAL SQFT TOTAL SITE AREA
182,030 51,175 51
SITE
sqft
PROGRAM EXPLORATION
COMMUNITY CENTER
The community center will act not only as a work space, but a place for the residents to interact. This space can also be used for meetings and community gatherings.
52
DESIGN PROCESS
BUS STOP
The new bus stop is not just for a space to wait for the bus, but a place to grab coffee on the go and interact with others. The bus terminal can also act as a park and create an open and inviting space, as well as a place to encourage the use of public transportation.
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PRECEDENT
studioneleven watts work los angeles, ca
Watts Work is an affordable housing complex and includes 25 affordable units. It is composed out of 58 modular shipping containers. The complex has various open spaces on different levels and inviting residents to use spaces outside. In addition, there open stairs designed on two ends of the building and allows for cross ventilation.
https://studio-111.com/portfolio/detail/watts-works/
54
DESIGN PROCESS
LOHA MLK1101 supportive housing los angeles, ca
MLK1101 supportive housing by Lorcan O’Herlihy Architects is a multi-family housing complex for formerly homeless veterans, chronically homeless, and low-income households. This complex provides 26 affordable housing. The building design focuses on creating a connection between the building community and neighborhood by opening up the building mass towards the street. Each housing unit has access to sunlight and allows for crossventilation. Not only does the unit plan design for passive design strategies, but it is designed for the social equity, health, and well-being of the residents.
http://loharchitects.com/work/mlk1101-supportive-housing
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SCHEMATIC DESIGN IDEAS
This sketch illustrates an iteration of building masses placed with spaces in between to allow for a through passageway, connecting Clarington ave and Dunn dr. This scheme explores the possibility of breaking up the masses and creating more open green spaces and encouraging residents of the building and the neighborhood to interact. 56
DESIGN PROCESS
This scheme explores the option for creating a mass in the center, while varying the height to create outdoor rooftop spaces. The corner of Clarington ave and Washington blvd is also opened up to create a buffer between the street and site. This also allows for a more open bus stop, and encouraging the use of public transportation. 57
SCHEMATIC DESIGN IDEAS
58
DESIGN PROCESS
59
SCHEMATIC DESIGN IDEAS
60
DESIGN PROCESS
61
04 FINAL DESIGN
CONCEPT DIAGRAMS
64
FINAL DESIGN
65
SITE ANALYSIS
66
FINAL DESIGN
SITE + GROUND FLOOR PLAN
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SOCIAL SPACES EXPLORATION
SPATIAL EXPLORATION + PROGRAM
STUDY NOOK
VENDOR SPACE
70
FINAL DESIGN
ROOM PARTITION
PROGRAM DIAGRAM
PL
UNIT COUNT 1 BD 48 2 BD 74 3 BD 35 TOTAL 157 UNITS/ACRE: 120
AY
SP AC
E
WO
VE
N
D
O
R
AC SP
R RKE
S PA
CE
E
71
TYPICAL UNIT PLANS
72
FINAL DESIGN
FACADE EXPLORATION The facade design explores the possibility of the integration of PV panels and operable wood shading to optimize energy collection on-site and to provide privacy as well as shading for the units facing a main street. With the use of PV panels on vertical surfaces in addition to the roof top, the building has the potential to generate about 30% of the overall energy used to sustain the building. BUILDING SUMMARY
Number of Stories: 7 Use: Apartment Gross Floor Area: 142,200 sqft
ON-SITE PV SYSTEM
Estimated Area for Collectors: 23,900 sqft
ENERGY CONSUMPTION
Estimated Source EUI: 31.7 kBtu/ft2-yr
TOTAL RENEWABLE ENERGY REQUIRED
R CLA
ING
TON
AVE
On-site: 9.29 kBtu/ft2-yr (PV generation potential)
Off-site: 21.72 kBtu/ft2-yr
(Procured renewable energy)
WA S
HING
TON
BLVD
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INTEGRATED SECTION 1
DETAIL A : PARAPET
foundation detail 1/2" 1'-0"
DETAIL B : WALL
WOOD SLOPED SPACER VAPOR FLASHING FLASHING WRAP 3/4" OUTDOOR TILE WEATHER WRAP OUTDOOR RAISED FLOORING SYSTEM ROOFING MEMBRANE STRUCTURAL SHEATHING RIGID INSULATION STRUCTURAL SHEATHING SPACING BLOCK
EXTERNAL CLADDING PANELS HORIZONTAL Z-CHANNELS VERTICAL Z-CHANNELS 2" ROCKWOOL COMFORTBOARD WEATHER BARRIER 5 PLY CLT WALL FINISHED FLOOR 3 LAYER CLT FLOOR 2 x 16 24"O.C.
3 LAYER CLT 2 x 16 24" O.C. 8 LAYER CLT
8 LAYER CLT
2 3
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ROOF PARAPET 1/2" 1'-0"
FINAL DESIGN
Interior floor detail 1/2" 1'-0"
1/2" GYP BOARD 2x6 FRAMING 1/2" GYP BOARD
DETAIL C : FOUNDATION
FOUNDATION DAMP PROOFING 4" RIGID INSULATION WOOD SLOPED SPACER VAPOR FLASHING FLASHING WRAP 3/4" OUTDOOR TILE WEATHER WRAP OUTDOOR RAISED FLOORING SYSTEM ROOFING MEMBRANE STRUCTURAL SHEATHING RIGID INSULATION STRUCTURAL SHEATHING SPACING BLOCK
16" REINFORCED CONCRETE WALL
10" CONCRETE SLAB VAPOR BARRIER 4" RIGID INSULATION COMPACTED SOIL
3 LAYER CLT 2 x 16 24" O.C. 8 LAYER CLT
foundation detail 1/2" 1'-0"
3
ROOF PARAPET 1/2" 1'-0"
75
SITE MODEL 1/32” = 1’ - 0”
76
FINAL DESIGN
77
DETAIL MODEL 1/2” = 1’ - 0”
78
FINAL DESIGN
79
DETAIL MODEL 1/2” = 1’ - 0”
80
FINAL DESIGN
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05 OUTDOOR LEARNING CENTER
06 BIBLIOGRAPHY “Area Median Income (AMI) - Los Angeles County.” City of Monrovia. 2021 Area Median Income (AMI) Cityofmonrovia.org. https://www.cityofmonrovia.org/home/showpublisheddocument/25799/637588564196570000. Barragan, Bianca. “La Is Encouraging Developers to Put Denser Housing near Transit. Here’s How.” Curbed LA, Curbed LA, 22 Jan. 2020, https://la.curbed.com/2020/1/22/21055436/transit-oriented-communities-developmentdense-housing-explained. California Department of Housing and Community Development. “Income Limits.” HCD, https://www.hcd.ca.gov/ grants-funding/income-limits/index.shtml. “California Governor Newsom Signs Three Important New Bills into Law Impacting Residential Zoning and Development.” Gibson Dunn, 25 Oct. 2021, https://www.gibsondunn.com/california-governor-newsom-signsthree-important-new-bills-into-law-impacting-residential-zoning-and-development/. “Culver City City, California.” Social Explorer Profiles, https://www.socialexplorer.com/profiles/essential-report/culvercity-city-california.html. Dedousis, Anthony. “How Many Affordable Homes Does L.A. County Need?” Abundant Housing LA, 6 Sept. 2020, https://abundanthousingla.org/affordable-housing-estimate/. “Housing Explained.” Everyone In L.A., https://everyoneinla.org/resources/housing-explained/. Jones, Dylan, and Jaymes Dunsmore. “Creating Transit-Oriented Communities in LA.” Meeting of the Minds, 7 Jan. 2019, https://meetingoftheminds.org/creating-transit-oriented-communities-in-la-29447. Kimmelman, Michael. “Los Angeles Has a Housing Crisis. Can Design Help?” The New York Times, The New York Times, 22 June 2021, https://www.nytimes.com/2021/06/22/arts/design/los-angeles-housing-crisis.html.
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“Poverty and Lower Living Income Level Guidelines.” Poverty Guidelines for Los Angeles County, California, http:// www.laalmanac.com/social/so24.php. “SB 9.” California YIMBY, https://cayimby.org/sb-9/. Sharp, Steven. “Exterior Take Form at Six-Story, 74-Unit Apartment Building in Palms.” Urbanize LA, 1 Oct. 2021, https://urbanize.city/la/post/exterior-take-form-six-story-74-unit-apartment-building-palms. Sharp, Steven. “207 Apartments Planned next to Sony Pictures.” Urbanize LA, 12 Oct. 2020, https://urbanize.city/la/ post/207-apartments-planned-next-sony-pictures. Stein, Julia E. “Los Angeles’s Transit-Oriented Communities Program: Challenges and Opportunities.” EScholarship, University of California, 1 Nov. 2019, https://escholarship.org/uc/item/5x83x4w6. Steingberg Hart. “Culver City Midrise.” Los Angeles City Planning, 22 Sept. 2020. “Transit Oriented Communities Affordable Housing Incentive Program Guidelines (TOC Guidelines).” City of Los Angeles, 26 Feb. 2018.
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07 APPENDIX
DETAIL DRAWINGS BY AMIR HOSSLER [05.16.2022]
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DETAIL DRAWINGS BY AMIR HOSSLER [05.16.2022]
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