mixed use
DESCRIPTION
A sampling of work completed by Koning Eizenberg Architecture, with focus on the Mixed-Use building typeTRANSCRIPT
KoningEizenberg
We expect great qualities in buildings like museums; shouldn’t we also expect them in places for everyday living?
KoningEizenberg
1454 25th Street, Santa Monica, CA 90404 T 310.828.6131 F 310.828.0719 www.kearch.com
Building CommunityKoningEizenberg
Including
Firm OverviewSelected ProjectsSelected MasterplansSelected Articles
Collaborative Approachresearch-code, site, prototypes, user needstest multiple optionsongoing budget and schedule reconciliation
Experiencecommunity buildingshousing /mixed-usemasterplanseducation
Valuescommunitycost effectivenesssustainabilityopen space
KoningEizenberg
KoningEizenberg is known for its imaginative, site specific and people-oriented approach to the design of places of everyday living. Established in 1981 by Hank Koning FAIA, FRAIA, LEED AP, and Julie Eizenberg, AIA, with Brian Lane, AIA, LEED AP assuming a managing principal role in 2003, and Nathan Bishop LEED AP in 2011, the firm combines a discipline of tight budgets and a hands-on pragmatism with a commitment to sustainability and the value of informal social spaces. The firm’s fresh, contemporary aesthetic brings design excellence to a wide range of building types, from housing to community centers, schools to hotels, recreational facilities to retail, and work places to museums.
The firm appeals to clients and institutions interested in optimizing and rethinking oppor-tunities through a collaborative working-style rather than accepting the status quo. Today, Koning Eizenberg is well known, with over seventy design awards, extensive publication and individual recognition of the principals. The principals leverage this credibility to influence policy, as well as to craft buildings that, by example, raise expectations for design in the public realm.
We favor sustainable design strategies that highlight outside spaces and frame activities, people, and the landscape. In all projects we look for opportunities that informally encourage social interaction and support community—as is the case for our Children’s Institute International and Hancock Lofts housing project which transitions gracefully from boulevard to hillside neighborhood. As you will see from these projects, we gravitate to communities where there is opportunity to work with, or create, informal urban space. Working together we can craft buildings that highlight community, open space and sustainable values.
We offer extensive programming management and technical experience, which translates into an expeditious working style anchored in strong listening and communication skills and a belief in sharing rather than controlling knowledge. We have successfully developed programs and masterplans for private sector and city clients involving housing, retail, office, recreational, and learning environments. Technical ability in the housing sector is a core strength of our office as evidenced by the innovative and award winning residential projects featured over the following pages. We have designed and/or built over 2,500 units of housing and feel well qualif ied to assist our clients in the delivery of highly functional environments.
As longterm advocates of sustainability we continue to deliver groundbreaking LEED accredited projects like the Children’s Museum of Pittsburgh (largest LEED Silver Museum in the US upon completion), Virginia Avenue Park (the first LEED Silver park to be completed in the US), and the award winning Century Building and Bike Center (expected LEED Gold in Pittsburgh). The Children’s Institute Westlake Campus in Los Angeles is projected to obtain LEED Silver certif ication in early 2011. We have six LEED certif ied architects on staff and while not all of our projects pursue LEED certification, we design with sustain-ability in mind.
Firm Profile
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Brian Lane, AIA, LEED® AP | Managing Principal Brian Lane is a Principal of Koning Eizenberg Architecture and has overseen many of the firm’s award-winning community buildings and housing projects. His experience spans a range of project types for governmental, commercial, non-profit and private clients. Mr. Lane has led much of Koning Eizenberg’s recent affordable housing work and contributes technical knowl-edge and design expertise in the production of multi-unit affordable and market-rate hous-ing–family, lofts, special needs and mixed-use. His visualization and graphics skills, combined with his planning knowledge, have enabled numerous cities and agencies to evaluate planning and urban design strategies. Recently, he has contributed to the dialogue on emerging ordi-nances that will aid housing production in Los Angeles.
Nathan Bishop, LEED® AP | Principal Nathan joined Koning Eizenberg Architecture full-time in 2006, and was promoted to Principal from Associate in 2011. His contributions include a focus on conceptual design and entitlement phases requir ing s ynthesis of develop er, c i t y, and communit y objec tives to optimize development potential. This work builds on his experience with prominent Massachusetts architectural/urban design firms and a broad range of high-profile projects and a variety of scales and building types. Running in parallel with his practice is an academic career, with a commitment to teaching design studios, courses in architectural history and theory, and seminars focusing on cultural studies and architectural representation.
Meet the Principals
Hank Koning, FAIA, FRAIA, LEED® AP | Principal in Charge of Technical, Regulation & AdministrationHank Koning is a founding Principal of Koning Eizenberg Architecture. His vision and creative thinking have driven the firm’s approach to both small and large-scale, as well as urban design, projects. He brings thorough material, sustainability, constructability, cost and code knowledge to building and site designs resulting in sensible and practical solutions. In 1992, Mr. Koning was elected as a Fellow of the Royal Australian Institute of Architects and, in 1995, became a Fellow of the American Institute of Architects. A member of the U.S. Green Building Council, he continues to lead the effort in integrating sustainable design ideas into quality design for healthy, environmentally-friendly buildings. His community involvement and planning exper-tise have been acknowledged in his appointment to the Santa Monica Planning Commission, charged with shaping the future development of the city.
Julie Eizenberg, AIA | Principal in Charge of Design & Master PlanningJulie Eizenberg is a founding Principal of Koning Eizenberg Architecture. She brings design vision and leadership to the f irm’s wide range of projects and is recognized for her expertise involv-ing cities, non-profit agencies, educational institutions and private developers. Ms. Eizenberg is an astute observer and institutional iconoclast leading investigations that reshape the way we think about the conventional buildings of everyday living. As a result of her design direc-tion, the f irm has won two national competitions—Chicago Public School Northside, and the Children’s Museum of Pittsburgh, which opened in November 2004 to widespread acclaim. Ms. Eizenberg teaches and lectures around the world and is a frequent advisor to the U.S. Mayor’s Institute on City Design.
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KoningEizenberg
Selected ProjectsKoning Eizenberg Architecture is known for its imaginative, site-specific and people-oriented
approach to the design of buildings and places of everyday living. Informed by a long-
standing commitment to sustainable architecture and strategic innovation tweaking
populist conventions, we have set new benchmarks for a range of building types from
housing and community places, to schools and museums. The following pages feature
projects across a range of building types and scales.
Hancock Lofts
Abbot Kinney Mixed Use
Century Building & Bike Center
Hollywood Hills Hotel
AMP Lofts
The Village
Hollywood and Garfield Housing
Landmark at Santa Monica and La Brea
Harold Way Apartments
Waterloo Apartments
Birch Street Apartments
28th Street Apartments
Children’s Institute, Inc
The Standard Downtown LA
Mixed Income / Mixed Use
Entry Level Market Rate Housing / Mixed Use
Mixed Income / Mixed Use
Hotel
Market Rate Housing / Mixed Use
Affordable Family Housing / Artist’s Lofts
Mixed Use
Mixed Use
Affordable Family Housing / Artist’s Lofts
Affordable Family Housing / Artist’s Lofts
Mixed Use
Affordable Supportive Housing
Non-Profit Children’s Services Center
Hotel
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City
Program
Client
Completion
Awards
West Hollywood, CA
38 units , 31 condominiums, 7 af fordable studios , 11,600 sq. f t. of retail space, 156 public parking spaces and 61 residential parking spaces
CIM Group (with City of West Hollywood for public parking)
2009
2011 AIA Housing Award2010 Woodworks Award 2010 Residential Architect Merit Award 2010 AIACC Merit for Architecture2009 International Design Merit Award2005 Westside Prize Honor Award Mixed-Use
Hancock Lofts
A developer/architect team was selected by the City of West Hollywood
to develop a cityownedsite, address a shortage of parking, and flush
out a program for housing and retailspace through a community process.
The design’s non-conventional approach leveragesthe irregular,
sloping lot to reinforce street life as well as create an unexpected
rooftopopen space. Public parking is located underground while
residential parking loops upand over street level housing to place an
active use along the side street. Architectural expression is rooted in
sustainable strategies. All units are cross ventilated and slidingwood
screens are used to shade boulevard flats and moderate the level of
engagementwith the busy street below.
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KoningEizenberg
City
Program
Client
Completion
Venice, CA
22 units, 58,036 sq. f t.
Tooley Interests LLC
2008
Abbot Kinney Mixed Use
Abbot Kinney Mixed-Use is designed to embrace the gateway nature
of this important site in Venice, CA. The ground level is programmed
with small spaces (approximately 1,000-1,500 sq. ft. each) that draw
retail interest to the southern portion of eclectic Abbot Kinney Bou-
levard and in so doing generate pedestrian activity along Venice Bou-
levard. The residential loft units, located on the project’s upper floors,
are separated from the retail space. Individual units are designed to
maximize flexible living by incorporating high ceilings, natural light
and a variety of unique interior spaces. A combination of private and
shared open space is provided for residents on the podium level. The
project provides two affordable units at the very low income level
and 20 market rate apartments.
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KoningEizenberg
City
Program
Client
Completion
Awards
Pittsburgh, PA
61 units, 6,000 sq. f t. commercial space
TREK Development Group
2010
2010 AIA Pittsburgh Preservation Award2010 Pennsylvania Commonwealth Award2010 AIACC Award
Century Building& Bike Center
The historic 68,000 sq. ft. (12-story) Century Building in downtown
Pittsburgh was built in 1907. This expected LEED gold, adaptive reuse
project now houses 61 units of mixed income housing (40% afford-
able) offering raised platform studios to two bedroom loft units.
Amenities include a rooftop patio as well as a community room and
gym on the 3rd floor. The ground level restaurant remains and floors
2 and 3 were gutted and renovated for office use. A Commuter Bicycle
Center located on the North easement provides residents, and the
public, secure bicycle storage and animates the street.
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KoningEizenberg
City
Program
Client
Completion
Awards
West Hollywood, CA
44,000 sq. f t., 86 room hotel and café (no new area added) on .92 acre site
Best Western Hollywood Hills Hotel
2011
2011 AIA Housing Award2010 Woodworks Award 2010 Residential Architect Merit Award 2010 AIACC Merit for Architecture2009 International Design Merit Award2005 Westside Prize Honor Award Mixed-Use
Best WesternHollywood Hills Hotel
This hotel remodel is not for purists but presents a strategy for
celebrating and intensifying the vitality of messy urbanism on a
budget. In this case, that means accepting a gritty location, two
imperfect, mismatched buildings and a glamorized context. The
design approach dissolves the line between graphics and architecture
to cost effectively create a fitting identity for its location below the
“Hollywood” sign and next to the freeway. Work included a number
of strategic components from mundane maintenance and paving, to
a Klieg light mural and coordinated awnings that provide shade and
also conceal window AC units. Exterior painting includes a striped
beach towel inspired pattern for the renewed pool court. Interior work
comprises new offices with lobby and reception spaces featuring the
owner’s Hollywood photo memorabilia. A new canopy along with
reconfigured parking, landscaping, lighting and signage reorients the
main entry away from a busy thoroughfare to a tree lined parking court
and guest drop off area.
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KoningEizenberg
AMP Lofts
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City
Program
Client
Completion
Awards
Los Angeles, CA
180 units, 5,000 sq. f t. retail
American Moving Parts
Entitlement Design 2005
Merit Award AIA Los Angeles Chapter2000 Merit Award AIA California Chapter
This project for a 180-unit, live/work community at 7th and Santa
Fe, just south of downtown Los Angeles, is informed by it ’s “high
resolut ion – low intensit y ” conte x t . I t resp onds with a set of
straightforward organizational strategies that define edge/center
and establish a clear identity for progressive urban living that works
with the gritty informality and coherent urban gridiron of it’s light
industrial setting. Two-story live/work units are located at the the
street to establish strong edges. 5,000 sq. ft. of retail is located at the
Southwest corner to stimulate street activity. The green-screened
parking structure acts as a podium for loft units. On the podium,
the 3-bar organization allows for interal open-air streets, courts,
overhead walkways, daylight to below, and cross-ventilation for all
higher units.
KoningEizenberg
City
Program
Client
Completion
Awards
Santa Monica, CA
160 units, 189,000 sq. f t
The related Companies of CA, City of Santa Monica, Community Corporation of Santa Monica
Projected 2013
2008 Westside Urban Forum Award
The Village
Koning Eizenberg was one of three f irms collaborating on the
masterplan and design of The Village in Santa Monica’s Civic Center.
The project includes market rate and affordable housing, artists’
housing, retail, infrastructure, and public open space. Planning
strategies addressed traf f ic, density, height, and open space to
converge into an innovative solution revolving around a “living
street.” The linear conf iguration organizes housing types into
distinct neighborhoods, taking advantage of the irregular sloped
site. The Village transforms the original Civic Center concept into a
more neighborly and sustainably responsive masterplan, bridging
between the grain of the adjacent residential neighborhood and the
larger scale of the Civic Center buildings. The project is slated for a
LEED Silver rating.
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KoningEizenberg
City
Program
Client
Los Angeles, CA
90 units, 6,000 sq. f t. retail
Bond Companies Comnstruction Documentation
Hollywood and Garfield Housing
Hollywood and Garfield is a mixed-use, transit oriented housing
project located near one of LA’s burgeoning subway lines in “East
Hollywood.” The project incorporates both market rate and afford-
able units. Along Hollywood Blvd., the façade makes subtle refer-
ences to the “art deco” character of early Hollywood with a striped
vertical composition of creamy smooth troweled stucco and dark
metal panels, windows and sunshades which contribute to the LEED
certif ication goals along with other features such as storm water
retention systems and green walls. Along the side street the project
transitions from a “boulevard building” to a residential complex in
both façade treatment and massing which steps down one story. The
project was fully developed using BIM (building information model-
ing) software to track program areas and facilitate coordination and
design refinements.
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KoningEizenberg
City
Program
Client
Completion
West Hollywood, CA
219 units, 53,000 sq. f t. retail
Combined Properties, Inc.
Designed 2006
Landmark at Santa Monica and La Brea
The City of West Hollywood solicited proposals from developer/archi-
tect teams to create a signature mixed use residential development
at the Eastern gateway to the city. One of two finalists, this proposal
organized two residential towers over retail and green screened
public courtyards. Restaurants and community spaces anchor the
North end while the “gateway” corner supports major retail and is
highlighted by an array of glowing projecting frames. The frames
would be powered by photoluminescent material that absorbs light
during the day and converts to light energy at night.
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KoningEizenberg
City
Program
Client
Completion
Awards
Hollywood, CA
52 units, 47,284 sq. f t.
Hollywood Community Housing Corp.
2003
2004 Residential Architect Merit Award 2004 LABC Architectural Award 2003 AIA Los Angeles Citation Award
Harold Way Apartments
Economy, safety, cleanliness, and community inform the design of
these affordable housing units. Trees anchor a large courtyard, a
social space that includes a laundry and barbeque pits. The zig-
zagging center building, clad in wood battens with vines defines
the cour t yard in a casual way. Cross-ventilation precludes air
conditioning, and recycled building materials include the composite
wood used to face balcony balustrades.
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KoningEizenberg
City
Program
Client
Completion
Awards
Los Angeles, CA
18 units, studios and 1 bedrooms
Hollywood Community Housing Corporation
2002
2006 Alan J Rothman Award: AIA/ HUD Secretary’s Award for Housing Accessibility2003 Residential Architect Design Award: Grand Prize Affordable Housing2003 LA Business Council Architectural Award2002 Southern California Association of Non-Profit Housing: Special Needs Project of the Year
Waterloo Apartments
Working with a non-profit housing developer, the design for the
Waterloo Affordable Apartments navigates a multitude of funding
source requirements including HUD, the Los Angeles Community
Design Commission, and the Los Angeles Housing Department.
Simultaneously we negotiated a public review process that achieved
a 100% density bonus. Designed through a series of community
meetings with neighbors concerned about density and traffic, this
18-unit project focuses on a central courtyard/gathering spot for
residents, including disabled veterans, seniors, and individuals HIV.
The community preference for the craftsman style surmounted fear
about development and became an inspiration for design.
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KoningEizenberg
City
Program
Client
Completion
Brea, CA
12,300 sq. f t. retail
CIM Group
1999
Birch Street Lofts
This mixed-use project provided the Birch Street Redevelopment Area
in Brea with affordable rental housing above community retail space.
The 24 loft style units (with parking in an adjacent public parking
structure) were fully leased over the opening weekend.
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KoningEizenberg
City
Program
Client
Completion
Los Angeles, CA
49 units, 38,000 sq. ft. new construction and renovation
Clif ford Beers Housing, Inc.Expected 2013
28th Street Apartments
Designated as Los Angeles’ Cultural Monument #851, this YMCA building was originally designed by Architect Paul Williams in 1926. It was one of Williams’ f irst residential/community projects. The project will follow Secretary of Interiors Standards and Guidelines for Rehabilitation. Working with Historic Resources Group and Los Angeles Planning Department Office of Historic Resources, careful consideration is being given to the scale, materials, and features of the building renovation and addition to retain and enhance its historic character and relationship to the neighborhood. The program includes: 49 units (with kitchens and baths) of permanent, supportive housing for low-income individuals, a courtyard, and roof garden. The ground f loor has of f ice space for community groups and a restored gymnasium.
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KoningEizenberg
City
Program
Client
Completion
Los Angeles, CA
47,000 sq. f t
Children’s Institute, Inc.
April 2011
Children’s Institute Inc.
This 47,000 sq. ft. project entails the adaptive reuse and creative
rehabilitation of three light-industrial buildings in a gritty inner-city
Los Angeles neighborhood. On a tight budget, the design deinstitu-
tionalizes the sensitive social functions of the organization, through
a combination of innovative planning and the limited insertion of
new architectural/graphic components. The program includes a
preschool, individual therapy rooms, administrative off ices, and
large multipurpose spaces for community programs. The completed
project will provide much needed community and family services to
this high-risk neighborhood and will serve as the regional operational
headquarters for this rapidly growing non-profit organization.
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KoningEizenberg
City
Program
Client
Completion
Awards
Los Angeles, CA
203 guest rooms, 139,000 sq. f t., 12,700 sq. f t. park-ing
Children’s Institute, Inc.
April 2011
2005 AIA Los Angeles Merit Award; 2003 AIA California Council Merit Award2003 LA Conservancy Preservation Award2003 LA Business Council Architectural Award2003 Westside Urban Forum Prize
The StandardDowntown LA
The Standard Hotel used state preservation tax credits to convert the
original Superior Oil Co. Headquarters. Existing features—such as
the exterior, front doors, and lobby—anchor the design. To accom-
modate guest traff ic the renovation moved the primary entry to
the rear, adding an outdoor lounge and dining area. On the upper
floors, deep office floorplates necessitated extensive reworking and
special configuration of the guest rooms. Rooftop, a poolside bar has
popularized the concept of the stylish budget hotel and contributed
to the revitalization of downtown Los Angeles.
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KoningEizenberg
Related ProjectsAdaptive Re-Use
Planning
Housing
Century Building Pittsburgh PA
The Village Santa Monica CA
Hancock Lofts West Hollywood CA
Children’s Institute Inc. Otis Booth Campus Los Angeles CA
Urban Intervention Competition Seattle WA
Takeout House Pasadena CA
The Standard Hotel Downtown Los Angeles CA
Historic Farmers Market Los Angeles CA
Duane Apartment New York, NY
KoningEizenberg
Education
Culture/Civic
Commercial
Wildwood Elementary Los Angeles CA
Children’s Museum of Pittsburgh Pittsburgh PA
Best Western Hollywood Hills Hotel Hollywood CA
Children’s Museum of Pittsburgh Pittsburgh PA
Children’s Institute Inc. Otis Booth Campus Los Angeles CA
Thornton Tomasetti Office Los Angeles CA
PS1 Elementary Santa Monica CA
Virginia Avenue Park Santa Monica CA
Gilmore Bank Los Angeles CA
Building Community
KoningEizenbergArchitecture
1454 25th Street Santa Monica CA 90404web: www.kearch.comtel: 310.828.6131