Vews

Westwood, California

The long anticipated Ocean Breeze affordable senior housing complex located at 1458 14th street in the city of Santa Monica, California celebrated its grand opening today.  Officials and dignitaries from the City including Councilmember Richard Bloom and members of Santa Monica Department of Housing and Economic Development as well as MacFarlane Costa Housing Partners’ President, Mr. Michael Costa, the Owners of the project were amongst those present at the ceremonies.  The project initially received its Architectural Review Board (ARB) approval back in February of 2006 but did not start construction until fall of 2008. 

The complex sits atop a standard 7,500 sf corner lot at the intersection of Broadway Avenue and 14th Street in the Braodway Commercial District (BCD) with the main entry off Broadway Avenue.  It consists of 20-low income senior units on 4 above grade levels plus an 1,800 sf commercial component on the ground level.  There are 16 subterranean and one grade level parking spaces in the project.  Typical unit sizes are approximately 600 sf on a single loaded corridor configuration with a considerable set back on the fourth level allowing for generous open-air balconies.  The total project is approximately 15,700 sf taking advantage of a density bonus as well as reduced senior’s parking requirement that the City of Santa Monica offered.  ” The small site, limited access, differential grades, the program and the city zoning requirements presented unique challenges that we had to overcome.” says Mark Vaghei , AIA, atelier V’s Principal in charge of design.  Due to the differential of at least 18 inches in such a small site , atelier V had to devise a “Double Slab” solution to the problem.  The first slab is the projects main structural slab topped by a secondary sloping slab with structural foam separating the two.  This solution “…allowed on grade entrance and no steps to all units as well as to the commercial space thereby eliminating the need for handicap ramps.” says Mark Vaghei, AIA. 

The project is a 4- story Type V-A building with a typical shear wall and TJI construction.  The ground floor commercial open space is achieved through the use of a structural steel exposed braced system transferring the loads to the 14 inch reinforced concrete slab.  The exterior skin of the building is cement plaster and corrugated metal with Stainless steel cable railings.  ” We wanted to break away from the norms of low income housing design and give our client something extra without going overboard.  Fortunately there was precedence in Santa Monica for this objective to take shape.  We feel that we were able to achieve design excellence without being trendy and belonging to a any particular era.  Of course time will tell!” says Mark Vaghei.

Total cost of the project came in at $11.20 M.  City of Santa Monica contributed $5.0 M and there were $3.0 M of tax credits which were later converted into a grant through the Stimulus Program.

atelier V would like to thank Mr. Michael Costa, Mr. Pierre  Harispuru, Ms. Tara Baraukas, and Richard Cardoza of MacFarlane Costa Housing Partners, our Client.  Atelier V would also like to thank everyone at the City of Santa Monica including but not limited to Councilmember Richard Bloom, Ms. Ava Lee, Mr. James Kemper and Mr. Andy Agle (Santa Monica Department of Housing and Economic Development) and our construction partners at Alpha Construction especially Messieurs’ Irv Laxineta, John Ambicki, Louis Laxineta and Terry Christensen.  Last but not least, atelier V thanks everyone at the City of Santa Monica’s Departments of Planning and Building and Safety for their invaluable contributions including but not limited to:  Ms. Grace Choo,  Beth Rolandson, Mr. Orville Sabado and Mr. Antonio Shaibani.

For more information and photos on this and other atelier V projects, please visit : www.atelierv.com  projects/residential/Ocean Breeze Apartments

Credits:

Structual Engineer :  Berkoz and Associates , Mr. Ertunga Berkoz, Mr. Naci Berkoz

MEP Engineer :  Shamim Engineering, Inc., Mr. Mark Shamim, Mr. Kevin Shamim

Civil Engineer :  Warren Goeke and Associates, Mr. Warren Goeke

General Contractor : Alpha Construction, Mr. John Ambicki, Mr. Louise Laxineta

Photography : Mark Vaghei and Nataliaphotostudio

1458 14th St.

1458 14th st.

Broadway view

1458 14th st.

Dusk view

Detail

Detail

Detail

14th st. view

Detail

Ribbon Cutting Ceremonies

Grand Opening Event

Mark Vaghei with Pete Harrispuru, Richard Cardoza,Irv Laxineta and John Ambicki

 http://la.curbed.com/archives/2010/02/condos_and_pretty_lights_headed_for_central_ave_in_glendale.php

Thursday, February 25, 2010, by Adrian Glick Kudler

[Images via atelier V]

Glendale is chugging along in its efforts to turn Central Avenue into a more lively place. This six story condo project, developed by Legendary Developments and designed by atelier V: architecture, is planned for the corner of Central and California, just down the street from the Americana at Brand. Plan are for 71 one-, two-, and three-bedrooms and nine live/work units with a two-level subterranean garage. Glendale’s Downtown Specific Plan has a new requirement that developments include public art “valued at 1% of the cost of any project with a price tag of at least $500,000,” according to the Glendale News-Press, and the city’s Arts & Culture Commission has just signed off on a light sculpture by mixed-media artist Michael Hayden that will hang in a glass-enclosed public space on the ground floor.

The secrets behind the undulating lights.>>>

Here’s the technical wonks’ description of the installation from atelier V’s blog: “Michael Hayden’s proposal uses 66 – 36 inch long polycarbonate tubes filled with RGB light Emitting Diodes (LED) suspended within the 1,350 SF public space anywhere from 11′ to 22′ above ground plane…Every light-tube will have a minimum of 36 RGB (Red, Green, and Blue) LEDs; which will be addressed in 6 clusters of 6 LEDs or 12 clusters of 3 LEDs.  This will allow for interplay of 2,400 colors in variant symphonies of light and music and interactivity.  This lumetric installation will be physically attractive as the 3′ light sticks appear to undulate as their distribution arithmetically expands (first 1, then 2 in the next row, 3 in the third etc), and as they travel across the aerial space above the audiences’ heads.”

According to the News-Press, a vacant one-story commercial building, a 20 unit residential building, and an abandoned gas station at the development site have already been demolished. Atelier V’s blog says construction is scheduled to start this summer.
· Tower gets agency approval [Glendale News-Press]
· Legendary Tower Glendale [Legendary Developments]
· Light sculpture advances [Glendale News-Press]
· Dance of Lights : atelier V collaborates with Michael Hayden on 300 N. Central [Vews]

Westwood, California

Last Thursday afternoon, The Glendale Arts Commission unanimously approved the public art proposal presented by Internationally acclaimed Artist Michael Hayden (www.thinkinglightly.com)  for atelier V’s 300 N. Central project (http://www.glendalenewspress.com/articles/2010/02/20/politics/gnp-proposal022010.txt). atelier V and Legendary Development LLC (Project Developer) had conducted a national search for an artist well versed in the vocabulary of light and sound. ” Michael Hayden’s selection was a direct result of his thorough understanding of the nature of our Public Space, the architecture of the building, the limitations of a private residential project,  as well as our desire to have a 21st century piece that continuously spoke to the users of the space and the community at large” said Mark Vaghei, AIA (www.atelierv.com) .  Michael Hayden’s works have graced public spaces world-wide and enchanted millions that have been exposed to them.  He is the recipient of many awards and honors.  One of the most recognizable of Michael Hayden’s sculptures is the sculpture of light within the concourse of the United Airlines terminal at the Chicago’s O’Hare airport viewed by millions of travelers daily.

Michael Hayden’s proposal uses 66 – 36 inch long polycarbonate tubes filled with RGB light Emitting Diodes (LED) suspended within the 1,350 SF public space anywhere from 11′ to 22′ above ground plane.  Every LED tube will be addressed by a proprietary video sourced programming protocol.  Every light-tube will have a minimum of 36 RGB (Red, Green, and Blue) LEDs; which will be addressed in 6 clusters of 6 LEDs or 12 clusters of 3 LEDs.  This will allow for interplay of 2,400 colors in variant symphonies of light and music and interactivity.  This lumetric installation will be physically attractive as the 3′ light sticks appear to undulate as their distribution arithmetically expands (first 1, then 2 in the next row, 3 in the third etc), and as they travel across the aerial space above the audiences’ heads.  “We sought to develop a work of art that would be consistent with the modern design of the project, one that engages and responds to the viewer and would not be passive.  We wanted a work that the public would want  to return to re-visit and one that provides a different experience each time.  We want the viewer to be able to develop a relationship with the ever-changing sculptural entity, that makes its home at Legendary tower Glendale.” said Mr. Surj Soni of Legendary Development, LLC

The art installation is located within the project’s designated Public Space which Mark Vaghei describes as a “sun filled outdoor room”.  The public space is located at the southwest corner of the building at grade level.  It is a 54 feet by 25 feet space which is at least 24 feet in height.  The space is surrounded by 24 feet high panels of  double transparent glass with open spaces in between allowing for the public to meander through and enter the space.  Directly north and adjacent to this public zone will be a cafe/restaurant with a retractable glass wall system separating it from the public space while allowing the space to be energized by the cafe’s activity.

atelier V would like to thank all members of the Glendale Arts Commission for their invaluable input as well as Messieurs Emil Tatevosian, Mark Berry and Alan Loomis of the City of Glendale Redevelopment Agency for their tireless efforts.

300 N. Central is a multi-family, 6 – story, 81- unit residential project located in Glendale, California and scheduled for construction in the summer of 2010. This project has been featured in Vews before. For a more complete description of the project see:  http://www.atelierv.com/vews/?p=263.  For additional photos of this project and other atelier V projects go to: www.atelierv.com

To see Michael Hayden’s works go to: www.thinkinglightly.com

Public Space at 300 N. Central

Public Space at 300 N. Central

Public Space at 300 N. Central

Public Space at 300 N. Central

http://www.glendalenewspress.com/articles/2010/02/20/politics/gnp-proposal022010.txt

City Council will review proposal for piece of interactive art on Central Avenue.

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