M24

Project Specs:

Unit Count: 24 Units

Lot Area: 12,377 SF

Density: 85 Dwelling Units per Acre

Floor Area: 28,868 SF

Team: Ketter Construction, NCE Structural Engineers, OMB Electrical Engineers, JaycoCal Engineering, Tavi Design Group, Sanco Engineering, Cefali & Associates

Client: Generation Real Estate Partners

We Design Value: As one of the first participants in the Transit Oriented Communities affordable housing program adopted by the City of Los Angeles, the Tier II project implemented a density bonus to maximize the unit count.  The small in-fill site posed a unique challenge in that an existing underground storm drain crossed the property.  Utilizing TOC incentives for parking, and through a rigorously efficient layout, all the parking was kept at grade, allowing us to bridge the storm drain with a thickened mat slab and caisson.  Through our design and creative approach, we saved our client an immense cost and time burden associated with relocating the public storm drain infrastructure.  Always searching for efficiency, K2A worked with the fire department to leverage the maximum allowable distance of the lobby entrance to the street, allowing us to embed the elevator deep into the floor plate, optimizing the residential corridor to run the short length of the site.  Of the 28,868 sf of interior floor area, over 90% is leasable area.

We Value Design: A simple composition of base and top define the parti of M24.  The base of the design is a board-formed concrete podium, with monolithic planters reaching out towards the street.  The top volume is articulated using white porcelain tile and frosted glass railings, while generous steel framed windows punctuate the simple navy volume.  Native vegetation at the ground softens the base and leads users to the entry.  A procession of vines contrasted against concrete along an exterior path connects to the interior lobby, which features a simple and effective infinity baffle, expanding the space and greeting tenants and visitors of the building.