Master planning is more than sketching lines on a map and puzzling out where buildings go. It’s about telling a story— developing a narrative that is rooted in the context of the location. To unlock the potential of a site, a master planner needs to access the site’s “story” to create a resonating theme, one that can be followed from the plan’s conceptualization to completion.

The key to a successful master plan lies in understanding the history and conditions of the site, listening to the needs of the client and community, and developing a design with programming that yields the best use for the land. Let’s explore how the process works and what it truly takes to create a master plan that resonates.

Key 1: History and Conditions

“One of the most exciting aspects of master planning is that no two projects are alike.” -Chris Williams, Director of Planning

Before any design work begins, the first step in master planning is understanding the site’s history. A successful master plan doesn’t just rely on modern trends; it listens to the past to inform the future. Every project is different and requires self-education to inform the approach.

• Explore every street and nook with Google Earth.

• View the aerial perspectives to get a feel for the topography.

• Identify existing utilities, structures, trails, and open spaces.

• Research city and county codes.

• Deep dive into internet resources or even read books about the site!

Taking a deep dive into the history of a site reveals more than just what’s physically there; it also uncovers the broader context. Knowing this history informs the aesthetic direction, the types of products that may work best on the site, and how to integrate new design elements without erasing the old ones. Learning the history also reveals the site’s sensitivities such as existing industries or institutions.

Through informed design, the master planner takes a blank slate and helps the client discover what the best development potential is. Drawing from the site’s history, the design should not just incorporate but enhance sensitivities with the narrative being created for the space.

• Look at the site from a holistic approach— grading, massing, vehicular/pedestrian circulation, and open space.

• Plan communities that blend existing uses with new development.

• Take example from existing regional architectural styles.

When reimagining a harbor site into an active downtown area, an existing commercial fishing industry became a feature that the envisioned plan both supports and is enhanced by. The design concept uses the commercial harbor as a focal point, surrounding it with supporting commercial uses (like sea-to-market) to form an economic hub that anchors a new village concept. The fishing harbor isn’t lost or excluded in the design; it is celebrated as the heart of a new, mixed-use, vibrant community.

Key 2: Client and Community Needs

It is the master planner’s role to direct the conversation, get feedback, and collaborate with the client and community to craft a master plan concept. Initially, client goals need to be established, and expectations set. Next, comes the discussion of how the goals will be accomplished and clearly detailing the process that will be followed so client expectations can be managed along the way. Being a master planner is a dynamic role that requires wearing many hats. Part designer, part developer, part marketer, and part director— the key to success is balancing all these perspectives while keeping the client’s goals at the forefront.

It is also important to have a discussion with the client to identify the site’s moving parts. As a master planner, understanding the inner design dynamics and even site politics allows you to create a design that reflects and complements the community and its needs.

• What are the inner politics of a site— stakeholders, who’s involved, and who will be affected?

• What are the existing uses and potential new uses that can coexist— influenced by the public and stakeholders?

Ultimately, this information partially informs the opportunities and constraints analysis for a site to highlight key issues that might influence planning decisions. The analysis functions as a guide for planning and design-related decisions throughout the master planning process.

TCA’s concept for the 2nd Avenue Development in Marina, CA, involved extensive research into codes, general plans, and overlays to uncover constraints and opportunities that helped shape the community framework. Trail connections, complementing edge conditions and understanding of programmatic elements established the initial vision for the property. Yield studies provided a detailed look at the design while shaping a distinct, vibrant architectural identity. Through stakeholder input the development was ultimately limited in intensity with a stronger preservation of existing cypress groves. Collaborative design charrettes refined a vision that supports the nearby University’s goals and promotes a socially vibrant, wellness-focused community rooted in nature.

Key 3: Developing the Design

“Intimate knowledge of the property helps to drive design and unique ideas.” -Chris Williams, Director of Planning

The ultimate design doesn’t come right out of the gate, it’s a process. By marrying client and community needs with insights from the site’s history, a clear vision emerges that optimizes the land’s potential uses for the desired programming and design.

This vision is realized through bubble diagrams that map what spaces go where, how they interact, and the flow of activity on the site. The goal is a plan that feels connected, functional, and informed by the needs and insights revealed through the design process.

Though technology plays a large role, hand sketching remains an invaluable tool for master planners to connect to a site. It’s an efficient and flexible way to explore ideas and visualize designs. Sketches are tangible and allow the master planner to quickly experiment with different perspectives, making changes on the fly. A piece of paper can be rotated to view a plan in fresh way, torn in half and reformed with a new drawing, then brought into a computer to be refined. Multiple sketch iterations can establish the framework for the community that stakeholders can quickly view and respond to.

The preferred iteration can be further detailed with yield studies and statistical analysis, examining circulation and developing an open space framework. Then massing and spatial studies form an understanding of spatial organization, scale/proportion, and influencing views. The objective is programming a final plan that can be followed for the best use for the land.

Not all planning projects follow the same flow. The designer can be involved from creating the framework of a vision plan, to the detailed phasing of a master plan, to the encompassing book of a specific plan. But in all instances, the final product of a master planner’s role should be a design that makes people feel connected to the property. It should feel like it belongs to the community, reflecting the past while looking toward the future and incorporating innovation. The master plan’s story for the site should be something that the client and the public can relate to and appreciate. In the end, it’s not just about buildings and streets; it’s about creating a space that tells a story— a space that people can call home.

The post In the Mind of a Master Planner: How to Unlock a Site’s True Potential appeared first on TCA Architects.

In 2023, TCA Architects completed 6th Street Place, developed by Mercy Housing California, a project that utilized modular design to bring 93 units of much needed supportive, affordable housing to Skid Row, ground zero of the homeless crisis in Los Angeles. The use of offsite modular construction was not just about cost efficiency, it was about delivering a solution to homelessness quickly and precisely. Our time on this project, working with an experienced team comprised of Suffolk (General Contractor), DCI Engineers (Structural Engineer), and Guerdon (Module Manufacturer), revealed the many advantages of modular housing in the multifamily sector including speed, cost-efficiency, and reduced environmental impact compared to conventional on-site construction.

That is not to say that the modular approach doesn’t come with its own challenges. However, these can be overcome with careful planning, collaboration, and creative design.

WHAT ARE THE POTENTIAL HURDLES TO MODULAR MULTIFAMILY HOUSING?

1. Design Limitations – Striving to make Prefab-ulous design!

As a prefabricated (prefab) construction technique, modular design necessitates careful pre-planning due to standardized module sizes, which can restrict design flexibility. Architects face the challenge of balancing aesthetic appeal, functionality, and livability within this framework. In multifamily housing, innovative solutions are required to create variety and scale while maintaining cohesiveness. On top of that, designing affordable housing involves considerations of community, durability, and accessibility, especially for the homeless, where creating a safe sense of community is crucial.

So, what does it look like if you utilize the nature of modular design into a project’s concept? The design of 6th Street Place centers on community, using modular construction to reflect this idea. Each prefabricated module is distinct on the façade, representing the individual housed within, while together the modules form a unified whole—much like a community. The front features a clean, orderly arrangement of white angled box frames, while the side elevation showcases mirrored, staggered frames in a playful gradient of colors. The overall effect is a dynamic, yet unified design. The project combines creative, efficient solutions to provide essential homeless housing quickly and economically, without sacrificing architectural integrity. At its heart, the design prioritizes creating a safe, supportive community for individuals transitioning to a more stable environment.

Homeless housing is like any other type of housing in that it must serve as a true home for someone. It’s essential for individuals to connect with the space and feel a sense of belonging within the building. We shouldn’t just create off-the-shelf housing to place people in; we should create environments that can be truly claimed as their own and to invest their hearts in. If designers recognize this importance, a positive identity can be built around each project to help foster both a sense of home and a sense of community.

2. Transportation & Site Constraints – Laying the groundwork for efficient assembly!

A major logistical challenge in modular housing is transporting large modules from the factory to the construction site. Designers should be aware of dimensional parameters early on that will drive the design process. For example, overlooking specific dimensions for standard transportation vehicles, can lead to higher transportation costs or even make transport impossible, necessitating a redesign.

Road access and site preparation should also be carefully considered. In urban environments, like 6^th Street Place’s location in downtown LA, this can become even more challenging, especially in crowded or congested areas with limited access points. Transporting the modules may require special permits, coordination with local authorities, and precise timing to avoid disruption.

Moreover, the site itself must be properly prepared to accommodate the crane and other heavy machinery necessary to lift and place the modules. This requires careful coordination between the design team, engineers, and the contractors on-site.

With the proper preparation and coordination, modular housing greatly lends itself to dense urban infill environments. 6^th Street Place was framed in a few short weeks in contrast to the months traditional construction can take. As the general contractor, Suffolk brought stakeholders together early on to collaborate and align on common goals to maximize efficiency. The result is a project on schedule and within budget, bringing new housing online quicker while minimizing disruption to the surrounding community.

Click here to view Mercy Housing California’s video of 6^th Street Place’s construction! 

3. Regulatory and Building Codes – Streamlining the process with collaboration!

Navigating local building codes and regulations can be one of the more frustrating aspects of modular housing. Since modular buildings are often constructed in a factory far from the site, the modular components need to meet the same safety, fire, and structural codes as traditionally built buildings. Different municipalities have varying standards, and not all jurisdictions are familiar with the intricacies of modular construction.

Architects, builders, and developers must work closely with local regulators to ensure that modular units meet all relevant codes. This sometimes involves additional testing or documentation to demonstrate that the modules meet the same standards as traditionally constructed buildings.

How did we approach essential coordination and communication? For 6th Street Place, the learning curve was steep for the permitting agency, as modular housing is still in its infancy on Los Angeles. In addition, the modules required state approval, while the overall building needed city approval. We pinpointed the specific approvals required by each agency and created a matrix in collaboration with the city. This way, all parties were aware of their respective inspection and plan check responsibilities, leading to a more streamlined approval process.

Designing homeless housing is more complex than typical market-rate housing due to the added layers of accessibility and specialized services. Funding agencies often dictate these additional requirements, so clear communication with them is crucial. Early collaboration with billing officials is also key to ensure the project moves smoothly through the system. In many cities, the approval process can be complicated, and with the ongoing homelessness crisis, it’s vital to move projects along as efficiently as possible.

WHEN THE PIECES FALL INTO PLACE!

Modular housing is an innovative, cost-effective, time sensitive and sustainable solution to some of today’s most pressing housing challenges. As modular construction continues to evolve, it holds the potential to transform multifamily housing, offering faster, more affordable, and eco-friendly options for communities.

The key to success lies in turning the inherent challenges of modular design into opportunities for creativity and innovation. By working collaboratively and early on with all stakeholders, we can create beautiful, functional, and sustainable spaces that meet the needs of modern urban populations.

As awareness and experience with modular design grow, its role in addressing the housing crisis will become even more significant. With its ability to quickly and efficiently provide units and house those struggling with homelessness in dignity, modular construction offers a powerful solution for affordable, supportive, and transitional housing, making it an essential tool for the future.

The post Solving the Puzzle of Modular Design, Piece by Piece appeared first on TCA Architects.

According to WoodWorks, “In the U.S., 1,934 multi-family, commercial, or institutional mass timber projects were in progress or built as of September 2023.” However, despite its many benefits, mass timber has yet to become a mainstream building method in multifamily construction in the U.S. One major obstacle is the lack of awareness and understanding among architects, developers, and policymakers about the benefits of mass timber and how it can be used in construction.

As the number of constructed mass timber projects grows, so does our knowledge of the advantages it provides. Current mass timber multifamily projects in production are setting the example for how mass timber can be used as a successful building system, while providing benefits in speed of construction and budgets.

Breaking ground in October 2022, and expected to complete in 2024, according to an article by SF YIMBY, 1510 Webster in downtown Oakland, demonstrates that mass timber’s speed of construction has great marketability when building in an urban environment. The 236-unit, 19-story high-rise designed and developed by oWOW, will be the West Coast’s tallest mass timber structure when completed. With 17 stories of Type IVA (16 stories of timber + 1 story of steel), over 2 stories of Type IA (concrete), the project will rank as one of the largest mass timber towers in the world.

Mass timber has many benefits, including, but not limited to, carbon sequestration, advanced fire performance, biophilic design, speed of construction, and speed to market. On top of all that, it looks beautiful. The best way to take advantage of what mass timber has to offer is to assemble a team who can coordinate early on. With the aid of Revit/BIM in the early phases of a project, mass timber is optimized for offsite construction and delivery.

Why is mass timber construction so quick and efficient?

Mass timber is a type of engineered wood that is made by joining together smaller pieces of lumber to create larger composite panels. As a prefabricated building material, components are manufactured off-site and delivered to the construction site, ready for assembly. This approach reduces both construction time and construction waste by minimizing the need for on-site fabrication. Additionally, the use of prefabricated components enables faster and quieter assembly, reducing noise pollution and minimizing disruption to nearby areas.

The employment of prefabricated mass timber systems is proving to be an efficient solution for development teams, leading to streamlined project delivery, minimal site staging, shortened construction periods, reduced labor requirements, and ultimately resulting in cost savings while delivering enhanced value.

Finally, mass timber is an efficient building material. Being modular in nature, mass timber’s assembly decreases the wait time on each level of the building. The panels and modules are designed to fit together precisely, so there is little need for on-site cutting or adjusting.

In what ways is Mass Timber Cost Effective?

Compared to traditional construction methods, mass timber is often less expensive to produce and install. Because it is prefabricated off-site, there are fewer labor requirements involved in the construction process.

Mass timber is often lighter than traditional building materials, which can reduce foundation and transportation costs. Also, being lightweight, mass timber allows for taller buildings on sites with low bearing capacity, thus opens opportunities for reaching a desired density.

Mass timber can also expedite construction schedules. Mass timber is fabricated in a controlled environment and then transported to the job site. This approach minimizes on-site construction time while reducing the likelihood of weather-related or other unexpected delays. Lightweight and easy to handle, mass timber allows construction crews to work more efficiently and complete projects faster than with traditional building materials.

Another cost-saving benefit of mass timber is its energy efficiency. Wood is a natural insulator, so buildings made with mass timber require less heating and cooling than those made with other materials. This can lead to significant savings on utility bills over time.

Finally, mass timber is a sustainable and renewable material. Because it is made from wood, which can be regrown, it is a more environmentally friendly option than other building materials and has a smaller carbon footprint. This can also lead to cost savings over time, as buildings made from mass timber may be eligible for tax incentives or other incentives for using sustainable materials.

How to build a successful Mass Timber Project?

Assembling a skilled team familiar with mass timber is crucial for a successful project for several reasons. Firstly, mass timber is a relatively new building material that requires specialized knowledge and expertise to work with effectively. Unlike traditional construction materials like concrete and steel, mass timber has unique structural properties and characteristics that must be fully understood to maximize its potential. Therefore, a team with experience in working with mass timber can help ensure that the project is executed safely, efficiently, and within budget.

Mass timber design and construction requires a high degree of coordination and collaboration between different parties involved in the project, such as architects, engineers, contractors, and a preferred manufacturer. It is important to note that early coordination between a team familiar with mass timber is essential to minimize delays, mistakes, and miscommunications, leading to a smoother and more successful project overall. Interested in learning more? A comprehensive overview of mass timber and the coordination required is covered in this webinar by TCA Architects, Inc., DCI Engineers , and Truebeck Construction.

Closing thoughts…

The future for mass timber is bright; a means for the multifamily construction industry to meet its sustainability goals while also reducing costs and construction times. This game changing technology is reaching a tipping point. As more developers and architects embrace mass timber, we hope to see a new generation of buildings ushered in. Bringing nature into the built environment satisfies the human craving for contact with the natural world and allows us to thrive. Mass timber has the potential to not only elevate design, but the human spirit.

Reach out to Tim Mustard, AIA, Principal at TCA Architects for more information!
P (949) 862-0270 | E tmustard@tca-arch.com

The post The Growing Benefits of Mass Timber in Multifamily appeared first on TCA Architects.

The dynamics of urban living are constantly evolving, and with changing demands and trends, repurposing existing structures has become a popular way to optimize urban spaces. One of the most intriguing trends in recent years has been the conversion of office space into multifamily residential housing. This transformation not only breathes new life into underutilized spaces but also addresses the growing need for housing in urban areas.

While office to residential conversion is trending, it’s important to note that the success of such projects depends on various factors, including if the existing building is suitable for conversion. Engaging with experienced architects and engineers can help you make informed decisions about the viability of such a project.

Having completed multiple office to residential conversions, we have identified necessary steps involved in converting office space into multifamily residential housing:

Before embarking on any conversion project, it’s crucial to conduct a thorough feasibility study. This study should encompass a detailed assessment of the building’s structural integrity, electrical and plumbing systems, as well as an analysis of the surrounding neighborhood and demand for residential units. Additionally, you need to familiarize yourself with local zoning regulations and obtain the necessary permits for the conversion. Zoning laws may dictate the number of units, parking requirements, building height, and more.

Converting an office space into residential units requires a thoughtful and efficient space planning process. The design should prioritize the creation of comfortable and functional living spaces. Collaborate with architects and interior designers who specialize in adaptive reuse projects. Consider aspects such as unit layouts, common areas, ventilation, natural light, and acoustics. It’s also important to incorporate amenities like communal lounges, fitness facilities, and outdoor spaces to enhance the living experience.

Depending on the existing layout and structural elements of the office space, you might need to make significant structural modifications. This could involve reconfiguring walls, reinforcing floors for additional load bearing, and possibly even creating new openings for windows and balconies to meet residential standards.

Adapting office space to residential use requires updating the MEP systems to accommodate the new requirements. This might include installing heating, ventilation, and air conditioning (HVAC) systems in individual units, as well as plumbing and electrical systems suitable for residential living. Energy efficiency and sustainability should be key considerations during these updates.

To ensure the comfort and privacy of future residents, it’s imperative to address soundproofing and insulation. Office spaces are typically designed to contain noise within the premises, whereas residential units require insulation to minimize sound transmission between units and from outside sources.

Residential spaces must adhere to safety regulations and provide accessibility features to accommodate a diverse range of residents. This includes proper fire safety measures, emergency exits, and compliance with the Americans with Disabilities Act (ADA) standards.

Converting office space into residential units involves legal and financial considerations. You’ll need to establish legal agreements with contractors, architects, and designers. Additionally, you must have a clear understanding of the budget, financing options, and potential return on investment. Engaging with real estate professionals and legal advisors can help navigate these aspects.

Once the conversion is complete, the focus shifts to marketing and leasing the residential units. Highlight the unique features of the space, the benefits of urban living, and the convenient location. Utilize both traditional and digital marketing strategies to attract potential tenants.

Maintaining good tenant relations and efficient property management are crucial for the long-term success of the project. Promptly address maintenance issues, provide a welcoming environment, and foster a sense of community among residents.

Lastly, consider incorporating flexible design elements that allow for future adaptability. As trends and needs change, having a space that can easily be modified or repurposed can provide a competitive advantage in the real estate market.

Converting office space into multifamily residential housing is a complex yet rewarding endeavor. It contributes to urban revitalization, addresses housing shortages, and promotes sustainable land use. By carefully considering each step and collaborating with a team of experts, you can successfully transform underutilized office spaces into vibrant residential communities.

Reach out to Tim Mustard, AIA, Principal at TCA Architects for more information!
P (949) 862-0270 | E tmustard@tca-arch.com

The post Office Conversions are Trending… but When are They Viable? appeared first on TCA Architects.

BACKGROUND:

Cadence (now known as Bell South City) is one of the first projects completed under South San Francisco’s Downtown Station Area Specific Plan as part of the City’s efforts to bring new residents downtown. Completed in 2019, Cadence was the first new, Class A luxury residential property built in South San Francisco in over 20 years. Developed by Sares Regis Group of Northern California, what was once an abandoned Ford dealership is now two 7-story residential buildings, adjacent to a high-traffic Caltrain station.

CHALLENGE:

Transforming an underutilized site into a trendy TOD.

Transforming this vacant car dealership and adjacent vacant lot into housing, came with a unique set of challenges. First, the site required extensive remediation to become suitable for multifamily housing. Second, the development had to fit into the vision of the City’s Specific Plan and support the important underlying goal to support transit ridership as part of a sustainable future for the city and region. Third, the two large buildings would need to relate to one another without becoming repetitive or overwhelming the scale of nearby buildings.

ACCEPTED:

A catalyst for vibrancy in the Downtown Core.

Remediation to the site included cleaning up the underground storage tanks, removing the contaminated soil, and extending the limited storm drain system. Where there were two vacant lots, now two new buildings create an iconic gateway to the downtown. The improved pedestrian connections to Caltrain and the Downtown community, make Cadence a model for new development in the area and a source of new patrons to local businesses. The design for the buildings unites the project, while creating a diversity that breaks down the scale. Each building is unique with shared elements and materials giving a feeling of continuity. To embrace its location and attract nearby tech workers, the project takes inspiration from both the city’s manufacturing past and innovative future by creating a design that is modern industrial and chic.

A Modern Industrial Community for the Growing Tech Force!

The post Challenge Accepted: Cadence appeared first on TCA Architects.

BACKGROUND:

Bella Terra is an open-air dinning, shopping and entertainment center in Huntington Beach, California. As popular of a destination Bella Terra is, the inevitable is happening, an underutilized “big-box” store needs to be replaced to enhance this beach town mall. What better way to reinvigorate this shopping mall, than to add much needed multifamily housing while keeping a retail component, creating a vibrant, mixed-use destination.

CHALLENGE:

Converting retail to mixed-use residential.

Replacing underutilized retail with mixed-use housing comes with its own specific challenges. A 149,000 SF Burlington Coat Factory and 33,000 SF of in-line retail are to be replaced with 300 units over 25,000 SF of new retail and restaurant spaces, and a new parking garage. The crescent road that runs along the site is already congested from the neighboring Costco Gas station and existing residential buildings. This mall conversion must avoid increasing the load of traffic on the crescent road, maintain pedestrian connectivity, and provide unity to the envisioned masterplan with a design that is mindful of the neighboring retail as well as the mall’s first phase of renovations.

ACCEPTED:

Refreshing a Community Hub.

The analysis of traffic patterns to reduce the load on the crescent road, led to the creative design of a main entry internal street. This 3-lane internal road allows fluidity of residential and retail traffic, including a direct entry driveway into the new residential parking garage and connection to the existing retail parking structure. The new residential parking garage footprint incorporates a porte-cochere passenger pick-up and drop-off, as well as residential and commercial loading. As for pedestrian connectivity, enhanced materials are used throughout the ground floor to highlight the key pedestrian pathways to activate the edges. The architectural design is treated as an extension of the neighboring retail and mall’s renovated Phase I by shedding the Italian village look and blending in Mediterranean and Spanish architectural style motifs with coastal vernacular.

Construction starts by end of 2023! Mall Conversions, #WeDoThis!

The post Challenge Accepted: Bella Terra Mixed Use appeared first on TCA Architects.

BACKGROUND:

1100 Wilshire is a 37-story tower in downtown Los Angeles that sat vacant for nearly 20 years. Originally designed for office use, the triangular glass spire of 22 stories sits atop a rectangular parking structure. Under Los Angeles’s Adaptive Reuse Ordinance, the conversion of historic commercial properties into housing was made possible. Developer, Forest City Residential, engaged TCA Architects to tackle the challenge of converting the office space into luxury for-sale condominiums. The eccentricities that were not ideal for office occupation, gave opportunity for a one-of-a kind residential high-rise.

CHALLENGE:

Transforming office to residential.

Converting empty offices into 228 livable units presented numerous practical challenges. The triangular floor plate would not work with conventional unit plans. The exterior building skin of glass needed creative solutions for incorporating operable windows and interior unit walls. Finally, mechanical systems needed to be rerouted to provide all the units with essential systems like venting and plumbing.

The major challenge was rerouting and coring at each of the 37 stories to accommodate plumbing and other systems for the individual units.

ACCEPTED:

From empty office to vibrant residential.

Converting the stark offices into 230 units – with 42 vastly different floor plans – complete with all the amenities of luxury condos, took the team to task. The process started with a study of the floor plate relative to the internal core and rest of the available square footage. This established the primary goal of minimizing internal circulation to maximize net rentable space. The result was a creative floor plan of deep and uniquely shaped units and an efficient design to utilize space for common area features. With an exterior skin resulting in floor to ceiling windows, units were planned to maximize potential views and bring natural light to essential areas. Nonessential features like bathrooms and storage were placed at the back of units, with living and kitchen areas up front. The triangular structure gave opportunities to add unique penthouse experiences on corners by cutting through the floor plate to create two-story penthouses with 360° views.

The secondary goals focus on the technical process of creating livable areas. Operable windows were incorporated into the exterior glass skin. This was done by removing the glass, building frames within existing frames, and retrofitting awning windows that tilt out for fall protection. Interior walls hitting the glass skin needed acoustical insulation. Quieting the building’s acoustics required constructing entire columns to stifle the sound between units. Engaging with consultant teams ensured structural, mechanical, ventilation, and plumbing systems were routed precisely. Adding 21 floors of plumbing, including nearly 350 bathrooms, required dead-on alignment from the ground floor to the top penthouse.

Changes to the building code now prevents new high-rise construction in the area, allowing this blue glass triangle to soar unobstructed. Each luxury unit has floor-to-ceiling windows, and corner units have panoramic views. In 2007, 1100 Wilshire won a PCBC Gold Nugget Award of Merit for Best Adaptive Reuse Project.

The first modern structure converted under the Adaptive Reuse Ordinance in LA!

TCA Architects served as Design Architect and AC Martin served as Architect of Record.

The post Challenge Accepted: 1100 Wilshire appeared first on TCA Architects.

BACKGROUND:

At the corner of Vermont and Manchester avenues, a lot that has been left vacant and blighted since the 1992 Los Angeles Civil Uprising, will be filled with a new mixed-use development. Since 2018, the development team of BRIDGE Housing, Primestor, and CRCD, has engaged deeply with the community to create a shared vision for the site, including its name: “Evermont.” The name was chosen to honor the evolving legacy of South Los Angeles and celebrate a future of new possibilities.

CHALLENGE:

Creating a unified program to best serve the community.

The main design challenge for Evermont was to unite a variety of programs into one, while maintaining the individual identity of the spaces. The new mixed-use development will deliver 180 affordable homes for seniors and families, retail stores, a transit plaza, and a Metro training facility. The different project aspects created vertical and horizontal design challenges of how to integrate the pieces into a cohesive design that also meets the needs of the project shareholders and surrounding community.

ACCEPTED:

A design that ties everything together.

A uniform exterior design theme creates a sense of harmony between the individual buildings. While the residential building’s mixed-uses are united by their exterior appearance, each has a unique entrance design and separate programming internally to maintain their identity.

DESIGN INSPIRATION: THE GEODE

Evermont’s façade is planar with strategic ‘carve-outs’ to allow for light into interior courtyards and provide an opportunity for a material and massing break. The concept of a geode was utilized, representing an architecture of dual and contrasting elements. At the center of the TOD, the plaza represents the heart, and the geode encircles it, exposing its vibrant inner core. Like a geode cracked open, the durable outer layer of the architecture is carved away to unveil the rich inner program.

Similar to a geode, the building’s rich complexity is hidden within the uniform exterior skin. Breaking the “geode” open, unveils a vibrant inner core of programming. At different locations, carve outs reveal rich, warm wood color tones.

Stay tuned forEvermontto finish in 2024!

The post Challenge Accepted: Evermont appeared first on TCA Architects.

Background:

UC Davis is engaged in the most ambitious student housing construction initiative in its history. The Orchard Park Redevelopment Project aims to support their campus’s strong sense of community, offer students multiple options for living on campus and provide them with easy access to academic resources. The project will provide 189 two-bedroom units for students with families and 424 studios and four-bedroom apartments for graduate students, a total of 1,486 beds. TCA Architects teamed up with Developer, Michaels Student Living (TMO) and Contractor, CBG Building Group.

CHALLENGE:

Weaving prefabricated buildings between trees.

TCA was tasked with designing and planning 11 graduate and family residential buildings using the Prescient prefabricated steel system, along with two community amenity buildings. The 19-acre site has 64 heritage trees that were to be preserved. While Prescient enables the entire project to be built faster and with fewer costly on-site modifications, having only 3 building types could lead to repetition.

Project Objectives:

How to overcome repetition in buildings?

How to arrange rigid buildings around the organic spread of trees?

ACCEPTED:

Marrying the rigor of the Prescient system with the organic field of trees.

Incorporating the trees inspired a site plan that follows an organic character and not a traditional grid system. The TCA team embraced the efficiency of only 3 building types and oriented the buildings to introduce variety as they are nestled among the Heritage trees sprinkled throughout the site. Building rotation and variation of façade patterns also helped reduce the tendency toward repetition naturally occurring from the prescient system.

Inspired by the playful organic nature of the site, we introduced centralized through-building entries and unique elevations to make the 3 building types more dynamic as they are encountered among the trees.

The two smaller-scaled community buildings, appropriately, The Treehouse and The Greenhouse, take the organic theme one step further, making the collegiate community feel more like a resort camp in the woods nestled among the site’s preserved Heritage oak trees. These unique and playful buildings activate the site’s open space and blur the line between indoor and outdoor, providing a strong connection to nature.

The family community building, The Treehouse, features a CLT roof, with an exposed wood ceiling. This mass timber feature combined with the interior design by TCA’s Interiors Studio, embraces the organic design themes of the community and creates a strong connection to nature.

Stay tuned forOrchard Parkto finish in 2023!

The post Challenge Accepted: UC Davis Student Housing appeared first on TCA Architects.

ONE PASEO, Best Mixed-Use Project

In a closely contested category, One Paseo stood out among judges for its elegant work-study-life balances. Located in San Diego California’s Del Mar Heights, One Paseo’s vibrant inclusiveness, and its function-driven human scaling, both within the walls of its residences and through the neighborhood. Within an intimate triangular site plan, developers energize a pedestrian friendly, strolling, highly-livable blend of retail, office, and four- to five-story housing over ground floor amenities. Craftsman style retail exudes wood-frame warmth, intricate details and various neutral-toned finishes lean into a community people centric fabric.

One Paseo Project Team:

Client: Kilroy Realty Corporation
Builder: Western National
Design Team: TCA Architects (residential)
Ware Malcomb (retail) Gensler (office)
5+Design (masterplanning)

AMPLIFI, Multifamily Community of the Year (Up to 4 Stories)

“Music & Motion” was the design inspiration for “AmpliFi.” To reflect the city’s namesake (named after George Fullerton who brought the train to the City of Fullerton, CA) the exterior of AmpliFi draws inspiration of locomotion. Inside, common spaces are inspired by locally founded music and amplifier company “Fender” and are designed to “turn up the volume” with playful interiors that are unapologetically, loud, bold, mismatched and albeit surprisingly harmonious. 

AmpliFi Project Team:

Client: Intracorp & Red Oak Investments
Builder: Rockwood
Architect/Designer: TCA Architects
Planner: TCA Architects
Civil: Fuscoe Engineering
Landscape Design: MJS Landscape Architecture
Interiors: Davis Ink

LA PLACITA CINCO, Best Affordable Housing Community 60+ DU/AC

Formerly called Tiny Tim Plaza, “La Placita Cinco” repurposes a prototypical auto-oriented strip mall in Santa Ana, CA into a neighborhood-serving, inclusive community consisting of 51 family-oriented affordable homes, outdoor amenities, and a reinvigorated commercial center. The building is oriented around a common residential courtyard and includes community services on the ground floor.

La Placita Cinco Project Team:

Client: Community Development Partners & Magis Realty
Builder: Walton Construction
Architect/Designer: TCA Architects
Architectural Design Partner: City Fabrick
Civil: Ware Malcomb
Landscape: James Dockstader
Interiors: CDC Designs

VERMONT & MANCHESTER, Best On the Boards Affordable Housing Community

Inspired by a geode, Vermont and Manchester’s façade is planar with strategic ‘carve-outs’ to allow for light into interior courtyards and provide an opportunity for a material and massing break. The project provides 180 units of affordable families in Los Angeles, CA.

Vermont & Manchester Project Team:

Client: Bridge Housing
Architect/Designer: TCA Architects
LandPlanner: TCA Architects

PLACENTIA VETERANS VILLAGE, Best Affordable Housing Community 30-60 DU/AC

The craftsman’s style building uses simple expressive forms and articulated massing to create an environment that is both comfortable and familiar for homeless, low-income, and disabled Orange County Veterans and their families. The building includes 50 residences of up to 3 bed room units, as well as amenities such as community spaces, private balconies, and laundry rooms.

Placentia Veterans Village Project Team:

Client: Mercy Housing California
Builder: DCI Engineers
Architect/Designer: TCA Architects
Civil: TAIT & Associates, Inc.
Landscape: TGP, Inc.
Interiors: TCA Architects

HIGH MASS, Innovative Housing Concepts

Advancements in engineering and changes to building codes are creating new opportunities and applications for Mass Timber buildings! TCA’s High MASS Building (Materiality, Applicability, Sustainability, Scalability) is a 12 story Mass Timber building that replaces traditional concrete construction.

High MASS Project Team:

Architect/Designer: TCA Architects

“Gold Nugget Award winners reflect our industry’s best, brightest and most innovative architects, planners and builder/developers.”

-Lisa Parrish, Judging Chairman and Gold Nugget Ceremonies Administrator

The post Celebrating Architectural Excellence appeared first on TCA Architects.