Los Angeles

The 28th Street YMCA opened in Los Angeles in 1926 on an upbeat: the Spanish Colonial Revival building offered the African-American community a sparkling recreational facility with an indoor pool and affordable accommodations for young men who were migrating from other regions (and prevented by color barriers from staying at ordinary hotels). Philanthropist Annie Minerva Turnbo Malone, a black entrepreneur who amassed a fortune from hair pomades, was one high-profile donor. And the building's designer was Paul Revere Williams (1894'1980), the first registered African-American architect west of the Mississippi. His celebrated output would eventually range from mansions for Hollywood stars, including Frank Sinatra and Lucille Ball, to hospitals, hotels, and even Los Angeles airport's 1961 Jetson-style restaurant building. But the YMCA was an early work, introducing a commitment to affordable housing that would reemerge throughout his career.

This four-story concrete building became a city, state, and national landmark, but by 2009, when the nonprofit developer Clifford Beers Housing (CBH) acquired the property, it was in serious disrepair, the residential quarters shuttered. CBH engaged Santa Monica'based Koning Eizenberg Architecture (KEA) to revive the structure and create quality permanent housing, with supportive services, for low-income tenants, including a mentally ill and chronically homeless population. Monthly rent is one-third of each tenant's income.

Drawing on archival photos and documents with the help of the preservation consultant Historic Resources Group, the firm restored original architectural features and replicated lost elements, such as the facade's balcony and some of its cast-concrete medallions. For the $11.9 million project, financed with tax credits and public funds, the architects cleverly inserted a 14-inch-deep level between the first and second floors to integrate new building systems. Upgrading to ADA standards, they reconfigured the 52 existing single-room-occupancy units into 24 studio apartments, each with its own kitchen and bathroom, and created ground-floor community spaces, as well as a slim new steel-and-wood-framed wing with 25 additional studios, for a total of 38,300 square feet.

KEA deftly played modern against vintage. The roof deck, a lounge that connects the new and old buildings, has a vermilion elastomeric surface—a riff on Williams's terra-cotta roof tiles. And the aluminum sunscreen that shades and visually dematerializes the new wing has a perforated pattern abstracted from the main entrance's 1920s bas-reliefs. The gymnasium has been refurbished, but to accommodate a residents' lounge the architects filled in the pool, leaving its outline and mosaic surrounds visible. Encapsulated in geo-textile and foam board beneath fill with a concrete cap, the pool could someday regain its original use.

With such sustainable features as a solar hot-water system and an electricity-generating 38.7-kilowatt photovoltaic array, the project is on track for LEED Gold certification.

KEA reinterpreted the building's original, and still much-needed, role. “It's not exactly adaptive reuse—it was housing then, and it's housing now,” says firm principal Julie Eizenberg. “You've got to respect what a huge story the place was for this community in its day. We definitely didn't want to lose that.”

Completion Date: January 2013

Gross square footage:
33,680 sq ft (New: 11,000, Rehab: 22,680)

Total construction cost: $11,928,761


PRW Residences, L.P.
Clifford Beers Housing, Inc.
Coalition for Responsible Community Development

1006 E. 28th Street, Los Angeles, CA 90011

Completion Date: January 2013

Gross square footage:
33,680 sq ft (New: 11,000, Rehab: 22,680)

Total construction cost: $11,928,761

Koning Eizenberg
1454 25th St
Santa Monica, CA 90404
(310) 828-6131
f(310) 828-0719

Personnel in architect's firm who should receive special credit:
Principal in Charge: Brian Lane, AIA, LEED AP

Design Principal: Julie Eizenberg, AIA

Technical Principal: Hank Koning, FAIA, FRAIA, LEED AP

Project Architect: Paul Miller, RA, LEED AP

Project Team: Robert Fabijaniak, AIA; Gina Grillo; Crystal Chan, AIA, LEED AP; Jason Ro; Roderick Villafranca, RA, LEED AP

Architect of Record:
Koning Eizenberg Architecture, Inc.

Interior designer:
Koning Eizenberg Architecture, Inc.

Structural: Parker Resnick Structural Engineering

Soils: Geotechnologies, Inc.

Civil: VCA Engineers, Inc.

Mechanical/Plumbing: Khalifeh & Associates, Inc.

Electrical: OMB Electrical Engineers, Inc.

Landscape: Koning Eizenberg

Irrigation: Atomic Irrigation

Historic Architect: Historic Resources Group

Lighting: Lighting Design Alliance

Signage/Graphics: Newsom Design

LEED Consultant: Green Dinosaur, Inc.

Land Use: Brown/Meshul Inc

General contractor:
Alpha Construction Co. Inc.

Eric Staudenmaier
(626) 826-4258

Roderick Villafranca RA, LEED AP
Gina Grillo

CAD system, project management, or other software used: Revit, Sketchup



Structural system
Existing Historic Building ' Cast-in-Place Concrete
New Building ' Hybrid of Structural Steel Frame, CMU, Metal Deck, and Wood

Structural Steel: Dragon Steel, Inc.

Exterior cladding
Masonry: Angelus CMU

Metal Panels: Tinco Sheet Metal

Precast concrete (historic recreations): Spectra Company

Moisture barrier: Jumbotex 60 minute paper

Storefront: Arcadia

Steel Troweled Plaster: Shamrock Stucco applied by Ken Harges Plastering Co.

Perforated Metal Screen: C.R. Laurence Company., Inc.

Exterior Paint: Sherwin Williams

Intumescent Paint: Carboline

Single Ply Ethylene_Interpolymer Roofing: 45 mil FiberTite-SM by Seaman's Corp

Elastomeric: Mer-Ko Weather Deck by Parex

Tile/shingles: (E)Historic Clay Tiles; New Tiles (to match) MCA Historic Clay Roof Tile

Two Ply Torch roofing (Below Tiles): GAF Materials Corp

Wood frame: Historic Recreations by Spectra Company

Metal frame: Historic Recreations by Spectra Company

Aluminum Storefront: Arcadia installed by Zaun Glass Co., Inc.

Vinyl Windows: Milgard Sliding windows

Glass: PPG Solarban 60 Insulated Glass by Oldcastle

Skylights: Chicken wire Skylight glass by Glas Pro; Historic Restoration of (E) skylights Spectra Co.

Specialty Glass: Frit Patterned Glass by Glas Pro

Ribbed Laminated Translucent Glass: Glas Pro

Entrances: Historic Wood Door Recreations by Spectra Company

Storefront doors: Arcadia installed by Zaun Glass Co., Inc.

Wood doors: Historic Recreations by Spectra Company; Historic Recreations by Davila Custom Cabinet; American Series; Bravo

Sliding doors: Taylor Trim

Fire-control doors, security grilles: Total Door System

Elevator Smoke Curtain: Smoke Guard

Upswinging doors, other: Cookson coiling doors

Locksets: Schlage wireless locks; Von Duprin

Closers: LCN Closers

Exit devices: Von Duprin

Pulls: Trimco

Security devices: GE security panel; Hero security cameras; VBrick video monitoring

Other special hardware: DoorKing Entry System

Interior finishes
Acoustical ceilings: Tectum Ceiling Panel

Suspended perforate, corrogated ceiling panels: Alpro

Cabinetwork and custom woodwork: Public Space - Davila Custom Cabinet; Residential - Commercial Wood Products Co.

Paints and stains: Sherwin Williams paints

Wall coverings: Forbo Linoleum bulletin board

Paneling: Homasote Co. Burlap Panels; Historic wood panel restoration by Spectra Co.

Solid surfacing: Corian

Floor and wall tile: Daltile (public restrooms)

Concrete floor sealer: SealKrete

Resilient flooring: Forbo Marmoleum Decibel & Real

Carpet: Interface FLOR Carpet Tiles

Roller Window Shades: Hunter Douglas

Office furniture: Haworth

Housing Units, Community Room and Reception furniture: Collaborative House

Fixed seating: Davila Custom Cabinet (Mangaris benches)

Chairs: Haworth;Room and Board Soleil; Russell Woodard Sculptura Arm Chair; Eames; Spark

Tables: Vivaterra hammered drum coffee table; Crate & Barrel outdoor dining table & bench; Room & Board; Repurposed Historic Doors for table by KEA

Interior ambient lighting: Birchwood Lighting Pendants; Progress Lighting; American Fluorescent; Cooper Lighting; Gammalux

Downlights: Hess America Messina

Fan lights in Units: The Modern Fan Co.

Task lighting: Elio LED desk light

Exterior: Hevi Lite Inc.; Lumascape; B-K Lighting; Primus Decostring; Kenall Enviroseal; Lumenton; Shaper; Pinnacle; Cooper Industries IO LED linear

Dimming System or other lighting controls: Lutron Ecosystem; LC&D

Elevators/Escalators: EcoSpace by Kone

Haws 1119 drinking fountain; Kohler 0.5 gpm lav electronic faucet; Delta 1.5 gpm shower head; Kohler 1.28 gpf toilet

Photovoltaic system: E18 225 Solar Panel by Sunpower

Solar Hotwater: Sun Earth, Inc., Model EC32

Add any additional building components or special equipment that made a significant contribution to this project:
Structural and Misc. Steel:
Dragon Steel, Inc.

Historic Cast Stone Recreations:
Spectra Company

Batchelder Tile Restoration:
Spectra Company

Historic Restoration:
Spectra Company

Historic Window Grill Recreations:
The Patrician Group

SG/K Signs

Z-Products Inc.

Doorbell Buttons:
Spore True