REthink is the developer and asset manager of the creative office conversion of a 1970′s concrete tilt up warehouse in the Hayden Tract. With this acquisition and redevelopment, REthink capitalized on the ongoing transformation of Culver City’s industrial district (Hayden Tract) into a creative office hub. REthink recognized the potential for this district after observing the emergence of top dining and cultural options nearby in downtown Culver City and the impending arrival of the Expo Light Rail line.
REthink creatively subdivided the warehouse space into a mix of uses that allowed the conversion without adding any extra parking or a lengthy entitlement period. REthink also erected a demising wall to keep about 1/3 of the warehouse as warehouse space for a separate tenant.
REthink conceptualized and developed a partnership with the Cuningham Group Architects to be an investor, the architect and tenant for the creative office space. With the Cuningham group on board REthink went out and secured a construction loan that rolled into a fixed 10 year loan once construction was complete. REthink then worked with the Cuningham Group on architectural and engineering plans to convert the space to a stunning creative work space.
Construction took 6 months with the building being occupied in the summer of 2012. Since occupying the Cuningham Group has used it as a showcase and an example of the evolution of creative office adaptive reuse for their prospective clients and real estate industry groups.
The redevelopment of the site is in the entitlement phase with plans to build the 90+/- room hotel with an on-site restaurant, bars, spa, rooftop pool and pool deck, lobby/library/lounge, co-working space, and bike and board valet among other things. Our contextual design and sustainable development approach reflect a deep respect for what exists and a desire to build the foundation for what’s to come. Integrating lean design principles and a sustainable development approach that go well beyond LEED, our intention is to create a community within a community.
Located on one of the most vibrant streets in Los Angeles, the hotel will honor both the cultural lineage of Venice and the relaxed vibe and organic feel of the beach. The hotel embodies Venice’s rich history, its vibrant present and its exciting future.
Much like Venice, the hotel will mix old with new, repurposing and mixing materials in unique ways, varying elevations and materials to create character and inspiring spaces that are both public and intimate. Rooms will be “a room to come home to.” They will feel private, low key, comfortable, and unique, with simple, thoughtful design integrating local artists and artisans with Venice’s modern design roots. These common uses all surround and open up with large window walls to a large internal courtyard that will be the hub and heart of the hotel. The courtyard or “Neighborhood Living Room” will incorporate lush landscaping, sculptures, furniture, food take-away and a coffee bar. Two of the existing restaurants will also be preserved and will also open up to the grand courtyard.
The hotel will be of and for Venice – both introducing and evolving the history, culture and vibrancy that is the Venice community. We want the hotel to help create a key difference between visiting Venice and experiencing Venice. For us, an experience of Venice means meeting locals and being welcomed like an insider. It means feeling the energy and creativity that pulses through our streets all the way to the beach and slowing down long enough to breathe and take in our village by the sea. At our hotel, everyone will be a concierge – a source of information– and help to create a meaningful introduction to the area for a visitor or to let a local in on a new discovery.
In phase 1, REthink fully retrofitted, essentially rebuilding, a dilapidated building into two prime restaurant spaces, a small office and retail space. One restaurant faces Culver Blvd with a window wall and a clear story that opens up to a nicely landscaped and tree laden 40 foot sidewalk. The other restaurant faces Washington Blvd adjacent to the entrance to the Kirk Douglas Theater and the planned Frank Gehry designed Jazz Bakery. Both restaurants have been leased by full service restaurants. One restaurant serves healthy Latin themed food and has a full cold pressed juice and smoothie bar. The other restaurant is a high-end Asian small plates concept with a full liquor bar opened by an established high-end restaurateur. The retail space faces Washington and opens up to a paseo that provides access from Washington to Culver. The office space resides on the paseo.
The building was taken down to its foundations with a new at-grade slab, full structure, and systems newly constructed. The spaces have no internal columns spanning 35 feet in width, have 13’ to 14’ ceilings, and have 10’ window walls opening up to ample outdoor dining patios. The building is clad in reclaimed wood from snow fences in Wyoming that has a great natural grey hue contrasted against white smooth trowel stucco and low-e glass.
Phase 2. During design and construction the structural system and footings along with the utility systems were sized to support two levels of prefabricated creative office above the ground floor uses with minimal tenant disruption. This phase 2 is accommodated for in the all the ground floor leases giving the ability to go above. The retail space on the ground floor will become the lobby and elevator entrance for the 2nd and 3rd floor office. REthink is working on developing phase 2 now.
REthink is the developer and LEED design and certification expert on a 63,000 SF office building project in the popular creative office district of Culver City the ‘Hayden Tract’. The building will consist of two separate structures connected by a common core and a green courtyard. It will be radiantly heated and cooled with a solar absorption plant. The building will be designed to reduce operating costs while increasing the productivity of workers through smart green design ultimately striving for a LEED-Core & Shell Gold or Platinum Certification. The project site is the former Selznick Studios and Lucille Ball and Desi Arnaz’s Desilu Studios where Gone with the Wind’s Tara Farm was located among many other notable productions. This history will be creatively integrated into the first green creative office development in Southern California.
- 1/3 mile away from Light Rail
- 1/3 a mile away from Downtown Culver City
- 55% more energy efficient
- Solar Absorption Power Plant
- Constant Temperature Building
- 9% NOI increase, $50 psf value
- Green Office Ownership opportunity
- LEED Platinum at around a 1% cost premium
- Integrated musical and entertainment history
- Form meets Function in multiple ways
- 47% more energy efficient, 30% more water efficient
- Cost of Ownership savings over 6%, $42 psf value
- Solar array 12% IRR
- Award winning:
- American Institute of Architects/COTE Top 10 Green Projects Award 2011
- 40th Annual Los Angeles Architectural Award in the Market Rate Multifamily category
- AIA Los Angleles Honor Award
- Best Los Angeles Apartment/Loft Design by Slow Home Network
- West Side Urban Forum In-fill Award
- Southern California Gas Company Case Study House
Two alternative approaches were presented with one consisting of over 310,000 sf of clean tech manufacturing space and the other consisting of 260,000 of clean tech manufacturing space and 67,000 of educational space related to clean tech. 2 mega watts of solar power, an onsite biodigester, a central power plant, bioswales and rainwater capture elements were also incorporated into the site. As a part of the proposal REthink garnered and received letters of interest in the project from numerous clean tech and educational tenants and partners.
REthink established site control of 3 parcels and partnered with an adjacent land owner to enable the design of a city block-long 242-unit multifamily mixed use complex in the Lincoln Heights area north of downtown Los Angeles. The project was never realized due to the economic downturn in 2008.