3839 Washington

Project Specs:

Unit Count: 31 Units

Commercial Space: 2,208 SF

Lot Area: 15,005 SF

Density: 90 Dwelling Units per Acre

Floor Area: 32,288 SF

Team: UR Buildings Consulting Engineers, Western Engineering Group, Sassan Geosciences, Two Trees Design, Obando and Associates

Client: Heritage Developments, LLC

We Design Value: Located along a transitioning commercial corridor in the rapidly developing West Adams neighborhood, the Transit Oriented Communities Tier 2 mixed-use project implements the maximum number of incentives to achieve the highest value for the project. The narrow site, which is within the West Adams Community Plan Overlay, provided several challenges and an in-depth entitlement process led by K2A. The TOC density bonus was utilized maximize the unit count, and strategic use of the parking reduction enabled us to provide over 2,000 square feet of commercial space with sufficient parking for retail and restaurant use. The West Adams Community Plan requirements necessitated creative programming to achieve maximum value; the overlay restricts the number of stories, but by utilizing TOC incentives, we were able to maximize the allowable height to incorporate a mezzanine level at the upper residential floor, providing an additional 2,000 square feet of leasable residential area, without exceeding the height and story limits of the site.

We Value Design: The project is defined by a blend of contemporary massing with historical sensitivity. Through close collaboration with the local community and neighborhood council, the design references the historical building materials of the neighborhood and expresses itself through a playful geometry. A warm, brick-veneered mass is punctuated with voids that animate the facade. The framed voids provide enclosure for balconies perching over the sidewalk and define human-scaled entry points for the ground floor commercial spaces. A large roof deck overlooking Washington Boulevard provides expansive views of the city in all directions.