G33

Project Specs:

Unit Count: 33 Units

Lot Area: 15,006 SF

Density: 96 Dwelling Units per Acre

Floor Area: 42,808 SF

Team: JSA Engineering, JaycoCal Engineering, JMCA Consultants, Tavi Design Group, & Obando & Associates

Client: Generation Real Estate Partners

We Design Value: Located near Koreatown, the G33 project was developed utilizing Tier 3 incentives from the City of Los Angeles Transit Oriented Communities program, permitting a 70% increase in the allowable density of the project, and a 50% increase in allowable floor area. With the elevated building material costs experienced in 2021, the client challenged the design team to maximize the economy and profitability of the project. Utilizing the recent state level provisions for Accessory Dwelling Units, the building was designed to account for 2 future ADU’s to generate a 5% increase in annual revenue. Interior common amenity spaces, used to fulfill the City of Los Angeles’s Open Space requirements, are designed to allow for future ADU conversions with minimal additional construction costs. By fulfilling the Open Space requirements to the maximum extent using interior area, courtyards were reduced to a minimum, maximizing leasable floor area, and reducing expenses on costly exterior planting requirements.

We Value Design: In keeping with the streamlined budget, the design utilizes color and subtle, simple detailing to create architectural interest. The concept was envisioned as a parting curtain revealing an inside stage of activity. Planar white plaster elements separate along channel reveals and balconies which are accented with linear light fixtures, emphasizing the concept both during the day and night. Along the street elevation, the ‘curtain’ floats above the 1st floor, providing a welcoming entry into the richly colored building within. Planting areas soften the transition to the street, creating an opportunity for garden-like 1st floor terraces.