Projects

Creative Office Conversion

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.

Abbot Kinney Hotel and Mixed-Use – Striving for LEED NC Platinum

REthink is a development partner on an approximately 90 room boutique hotel in the popular commercial district on Abbot Kinney Blvd in Venice, CA. REthink is the current asset manager of the 3 bustling restaurants, offices, and retail spaces currently on the property.

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.

Downtown Culver City Restaurants and Creative Office

REthink is the developer and asset manager of a recently completed phase 1 of a multi-use development in the center of downtown Culver City.

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.

Culver City Office Building (The Plant) – Striving for LEED CS Platinum

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

Presentation of Green Culver City Office Space Available →
LA Times Article on Cuningham Group and The Plant →

Lofts at Cherokee Studios — Credits Submitted for LEED NC Platinum

REthink was the developer and LEED design and certification expert on a 22,000 SF mixed use building in Hollywood. The building will likely be the highest rated mixed use green building in the U.S.  Beyond the advanced green measures the building also integrates and honors the significant musical and Hollywood history of Cherokee Studios, MGM Studios, and Republic Pictures before it along with the artists that recorded 300 Gold and Platinum on site including David Bowie, Frank Sinatra, Elvis, Michael Jackson, etc.  Cherokee Studios represents the premier in green design, form and function, in the epicenter of the entertainment capital of the world. 

  • 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:

Clean Tech Corridor LA CRA RFP

REthink partnered with the Bedford Group to compete for a Los Angeles Community Redevelopment Agency RFP to develop a clean tech campus to anchor LA’s clean tech corridor. REthink assembled a design team of Gensler and the smaller creative firm of Escher Gunewardena Architecture to come up with a creative plan to not only create a clean tech campus but also for it to act as a catalyst and center of the envisioned clean tech corridor.

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.

Transit Oriented Development at the Metro Gold Line

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.

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Culver City Mixed Use RFP

REthink partnered with Transwestern to compete for a Culver City Redevelopment Agency RFP. REthink with Transwestern was one of the top 2 finalists for the RFP. The selected team was unable to perform and the site remains vacant. Our plan, feasibly conceived, consisted of 3 stories, 61 residential units, 3,000 sf of live work space and 10,000 sf of retail.

4262 Lincoln

REthink’s demonstration project took an underperforming property and built the first of its kind Green detached duplex in Culver City. The home demonstrates that green building and high design can be achieved within standard budgets. The home was recognized in the LA Times Magazine as one of three top examples of green building in Los Angeles County and featured in the September 2006 issue of Dwell Magazine and on HGTV’s World’s Greenest Homes.

US Army’s Military Entrance Processing Station (MEPS) Facility – LEED NC GOLD

REthink is providing green building design and LEED NC certification services for US Army’s MEPS in El Segundo, CA. It is a 33,000 SF new construction class A office building. The project will include climate appropriate energy efficiency strategies such as day-lighting and night cooling.

Walt Disney Studio LEED and Carbon Evaluation

REthink was hired by Disney to perform a full green building evaluation and carbon impact analysis of their planned development of a new studio in LA County. REthink needed to make sure the studio could reach a LEED Silver Certification as required by LA County as well as analyze its impact regarding SB 375 and AB 32.

LACCD – Los Angeles Southwest College – LEED Design

This project entails the rehabilitation of four existing buildings on the LASC campus and the construction of a new administration building. The four existing buildings will be modernized and increase energy efficiency by 15% compared to 2010 energy code efficiency standards. In addition the learning environment will be enhanced through improved daylighting and comfort controls. The new building will be a showcase of environmental practices and is being designed to achieve LEED NC 3.0 Gold. REthink provided the green building consulting and LEED certification services for all 5 buildings. REthink was invited to be a part of the proposal team by Hensel Phelps Construction Co.  LACCD has chosen not to pursue certification for any of the buildings.

Solar Program for 10 Building Affordable Housing Portfolio

Full evaluation, study, and project management of solar program on 10 buildings using MASH incentives and rebates through Stimulus and local utility. (MASH – Multifamily Affordable Solar Home program)
Solar Program for 10 Building Affordable Housing

Santa Monica City Hall—Striving for LEED EB

The LEED EB certification efforts for this project required the coordination of every department within the city to document and initiate environmental policies from purchasing certified lumber to retrofitting lighting with low mercury bulbs.  The project resulted in new, more effective environmental policies city-wide.  Final LEED certification had not been pursued at the time of Principal Greg Reitz’s departure from his role as the City’s Green Building Advisor.
Santa Monica City Hall

Ambrose Hotel – Achieved LEED EB Silver

REthink provided LEED EB certification services and project management for the certification of a 77 room hotel in Santa Monica.  It was the first hotel in the United States to be certified under the LEED EB system.  The Ambrose has been awarded the City of Santa Monica Sustainable Quality Award for its excellence.

Museum of the Holocaust – LEED NC Gold Certified

REthink was hired to perform green design support and LEED Gold level certification for a 15,000 SF new construction exhibit hall and office space with underground parking and extensive green roof/rooftop park.

Los Angeles Convention Center – LEED EB

REthink provided LEED EB feasibility analysis and green operations strategies to help certify this 867,000 square foot facility.

Strategic Hotels Ocean Park Condos – Striving for LEED NC Platinum

Strategic Hotels, owner of the Loews Hotel in Santa Monica, hired REthink Development to assist them in the development of the first LEED Platinum condos in the City of Santa Monica to strive for net zero energy use. REthink assisted the design team with incorporating design elements to achieve the extremely high level of green certification and the unprecedented net zero status. REthink continues to coordinate the LEED for Homes certification for the project.

Sweetwater Mesa Development – Striving for LEED Homes Gold

Sweetwater Mesa is a luxury home project in the hills above Malibu. The project has drawn tremendous attention due to the high-profile owner, U2 guitarist, The Edge. REthink is providing green building design consulting and assisting in the achievement of a LEED for Homes Gold certification.

Harbor Interfaith Services – Striving for LEED NC

Harbor Interfaith Services is a non-profit that provides transitional housing and job training for the homeless and unemployed. Their new headquarters building will include day care and educational facilities for children, an expanded food pantry and improved office conditions to enable them to provide a higher level of service to those in need. REthink is assisting in the LEED NC 3.0 certification of the building.

City of Los Angeles – Policy Development

REthink Principal closely worked with City Staff to provided green building policy, program, and ordinance direction and advisement on LA setting up its green building policy and incentives.

The Pointe – Striving for LEED NC Silver

REthink provided green building design consultation to enable the project to achieve a LEED CS Silver certification.  This second phase of a 500,000+ square foot lifestyle retail complex on the border of Manhattan Beach and El Segundo is currently on hold.

Veterans House

Large single family home in Brentwood seeking LEED Silver certification.  REthink hired to assist in the green design and LEED H certification.

Venice Canal House

REthink provided green design consultation and building systems and materials specification for a new home to meet the LEED for Homes Platinum certification level.  Strategies included green living walls, rainwater catchment, greywater systems, radiant heating, and natural ventilation.

Barry Project

Hybrid house duplex in West Los Angeles seeking LEED for Homes Silver or Gold certification.  REthink is assisting in the green design and LEED certification.

Sterilaire

REthink evaluated the Sterilaire UV Emitters to determine how they would influence the attainment of a LEED Certification.  We looked at all LEED points in all LEED Rating Systems for ways the product could enhance a project’s environmental performance and contribute to earning LEED points.  A list of strategies for attaining LEED points using the product was created along with a quick reference spreadsheet listing the credits that could be influenced by the product.

Various Other Residences – LEED for Homes

REthink was hired to assist in the green design and LEED H certification of a number of other large luxury residences.

Santa Monica Main Library

REthink Principal provided green building design and LEED certification support for 80,000 SF library which achieved LEED NC Gold.

Santa Monica Public Safety Facility

REthink Principal provided green building design and LEED NC certification support for 117,000 SF LEED Silver Certified building.

Santa Monica Virginia Ave Park

REthink Principal provided green building design and LEED Silver certification the world’s first LEED certified park.

Santa Monica Civic Parking Structure

REthink Principal provided green building design and LEED CS certification support for first LEED parking structure.  It also included a 250kW rooftop solar system.

City of Santa Monica Green Programs

REthink Principal provided green building program development and management of Santa Monica’s green building programs, ordinances and incentives make Santa Monica the greenest city in the USA.

Infill Solar Energy System

Full evaluation, study, project management and implementation of 20 kW infill project on LEED Platinum building. Creatively powering HVAC systems with creative layout and design. Lease back model instead of power purchase agreement. 12% projected IRR.

Solar Absorption Power Plant

Full evaluation, study, and project management of solar absorption plant on LEED Platinum office building. Creatively powering HVAC systems with renewable energy. Pay for lease on system.