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11th Place Town Homes
11th Place Town Homes
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Other Projects by Koffka/Phakos Design
11th Place Town Homes
Firm
Type
SIZE
5000 sqft - 10,000 sqft
BUDGET
$1M - 5M
This project was designed under the City of Los Angeles’ recent Small Lot Ordinance, one of a number of new planning directives aimed at creating much needed infill housing in the inner city. This ordinance allows lots that are zoned R-3 or higher to be divided into single family lots as small as 600 SF. A complex set of zoning and design guidelines provides the necessary framework to allow for such density while creating livable units. 11th Place Terrace is located in the Pico Union district West of Downtown Los Angeles, and in addition to the planning department was subject to review by the local neighborhood council as well as the Community Redevelopment Agency.
The vacant lot had been identified for development by the American Dream Program, an initiative by the City Attorney’s office to reduce urban blight.
Our goal was to fit into the scale of the neighborhood with its low-rise, multi-family buildings. Most of these buildings are close or at the sidewalk, with doors to the units of the street. We followed this pattern by locating the two front units at the street, with front doors facing the sidewalk. Slight angles in the facades, and distinctive window patterns, differentiate the five units, break down the scale of the project, and give it its individual character.
We made every effort to use the limited open space as landscaped outdoor space. This can be individual gardens, as well as communal seating or play areas. Some larger trees are planted for shade and character. Facades are greened to provide cooling of outdoor spaces and softening of buildings. The owners and planners worked with the city officials to relax regulations on non-permeable driveways and allow grass-crete, and open paving system with planting. This increases rain-water percolation, reduces heat radiation, and creates visually pleasant public areas.
The units are family friendly. Bedrooms on two floors enable multi-generational living. Generous fenestration provides views, as well as natural light and air to reduce the need for artificial lighting and air conditioning. Ceiling fans further increase energy efficiency.
In deference to the surrounding mix of Spanish-style and Craftsman architecture, the design uses stucco and cement-board siding, albeit in a distinctly contemporary pattern.
Our team of owners and designers took on the challenge of developing an economically viable project on a very small property. The challenges ranged from a largely untested new planning ordinance, to an overlay of multiple regulatory agencies, to our joint desire to create a project that both fits into an incongruous neighborhood, has a distinct sense of identity, and does justice to our pursuit of a sustainable world.
The vacant lot had been identified for development by the American Dream Program, an initiative by the City Attorney’s office to reduce urban blight.
Our goal was to fit into the scale of the neighborhood with its low-rise, multi-family buildings. Most of these buildings are close or at the sidewalk, with doors to the units of the street. We followed this pattern by locating the two front units at the street, with front doors facing the sidewalk. Slight angles in the facades, and distinctive window patterns, differentiate the five units, break down the scale of the project, and give it its individual character.
We made every effort to use the limited open space as landscaped outdoor space. This can be individual gardens, as well as communal seating or play areas. Some larger trees are planted for shade and character. Facades are greened to provide cooling of outdoor spaces and softening of buildings. The owners and planners worked with the city officials to relax regulations on non-permeable driveways and allow grass-crete, and open paving system with planting. This increases rain-water percolation, reduces heat radiation, and creates visually pleasant public areas.
The units are family friendly. Bedrooms on two floors enable multi-generational living. Generous fenestration provides views, as well as natural light and air to reduce the need for artificial lighting and air conditioning. Ceiling fans further increase energy efficiency.
In deference to the surrounding mix of Spanish-style and Craftsman architecture, the design uses stucco and cement-board siding, albeit in a distinctly contemporary pattern.
Our team of owners and designers took on the challenge of developing an economically viable project on a very small property. The challenges ranged from a largely untested new planning ordinance, to an overlay of multiple regulatory agencies, to our joint desire to create a project that both fits into an incongruous neighborhood, has a distinct sense of identity, and does justice to our pursuit of a sustainable world.
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