1100 Wilshire

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1100 Wilshire Boulevard, Los Angeles

1100 Wilshire
1100Wilshire-LA-Exterior.jpg

The triangular 1100 Wilshire set upon the square parkade levels
Building Information
Developer Tsai Ming Yu
Architect AC Martin Partners, Inc.
Management Company Action Property Management
Number of Units 228
Number of Floors 37
Year Built 1986
Construction Method Concrete
Type of Roof PMR
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1100 Wilshire Boulevard, Los Angeles
Distance to Public Transit Less than one block
Region Los Angeles
Municipality Los Angeles
Zoning CW
Title of Land Condominium


Contents

Background

1100 Wilshire was originally built as an office tower but was never more than 10% occupied due to the city's overbuilt office market in the 1990s. It was purchased from Tsai Ming Yu, a Japanese citizen of Chinese ancestry who was active in the redevelopment of Tokyo’s upscale Ginza district, by Format Co. of Taiwan. It was completely empty for almost a decade until it was purchased around 2004 for $37 million by Robert D'Elia, the main buyer, and a Santa Monica based developer.

The 1100 Wilshire building, at the corner of Wilshire Boulevard and Bixel Street, was situated in a location just far enough from the downtown area that it made the building uncompetitive as an office building. Ironically, its unusual shape and slight separation from downtown made it ideal for conversion to condominiums. As a former office building, ceilings are already nine feet high and the building sits on a slope overlooking Los Angeles.

The purchase of nearby air rights ensures that the building will have unobstructed views through its glass curtain facade for years to come. The success of Flower Street Lofts, a warehouse converted to condominiums near Staples Center, and the increase in demand for downtown housing in 2002, prompted Format Co. to list the building as a multifamily residential property.[1]

Location

1100 Wilshire as mentioned above, is well located in the burgeoning neighborhood of Central City West District, near downtown LA without being caught in the midst of it. A wide variety of restaurants are in the neighborhood. More than two dozen places to eat can be found within a third of a mile, which is less than 1800 feet. Numerous grocery options, liquor stores, and coffee bars also lie within a third of a mile.

If the garden terrace on the 17th floor is not enough for residents, then several LA parks are within a mile of 1100 Wilshire. The Walk Score website awards this location with a perfect score of 100 for public transit connections with almost 50 bus and rail options nearby.[2]

Construction

Google Earth capture of triangular building on a cube pedestal

1100 Wilshire is a 21 storey glass triangular prismatic pentahedron that sits atop a 16 storey concrete cube that holds 700 parking spaces. 1100 Wilshire was constructed as an office building so ceilings are at least 11 feet high. In some cases, the ceilings reach 23 feet. Over 40 floor plans were created to fit inside the unusual triangular spaces. For instance, smaller spaces produced by the triangle ends make an intimate space, allow expansive unobstructed views through the two sides of glass. Floor plates in a triangular shape are smaller so fewer units were placed on each level, usually seven up to eleven. The smaller number of units reinforces a sense of privacy for residents.[3]

Tsai Ming Yu envisioned an office building that would accommodate ancient principles of Feng Shui (meaning wind/water) – the positioning of buildings based on a belief in patterns of yin and yang and the flow of chi (energy) to achieve harmony with the environment. Hence, the unusual design. Tsai intended it to be the flagship building for Asian businesses in the United States.

Layout and Features

1100 Wilshire offers a wide range of amenities and services. The three storey lobby is fully attended and the 17th floor sky deck has additional community features. On the sky deck, residents can access the pool, enjoy the gardens, and use the fire pits and barbecues provided. The roof of the triangular tower has a helicopter landing pad, should residents need to avoid LA traffic.

Apartment sizes range from 550 square feet for studios to 800 square feet for one-bedroom lofts, 1,200 to 2,000 square feet for two bedroom lofts, and 1,800 to 3,500 square feet for two-story penthouse lofts.[4]

Apartments are fitted with stainless steel appliances, bamboo floors, and granite counters. Floor to ceiling windows offer views in all directions. Each unit comes with two parking spaces and there is ample free guest parking.

Floor Plans

1100 Wilshire offers more than 40 floor plans. Here are a few examples:

Amenities

Building amenities include:

  • 17th-floor heated pool
  • Sun deck
  • Elevated spa
  • Barbecue and grill areas
  • Fire pit
  • Screening room
  • Fitness center
  • Business center
  • 24-hour lobby ambassador
  • guest parking
  • On-site professional management

Bylaws

1100 Wilshire Bylaws
Rentals No
Pets Yes
Age No
Barbecues Yes


  • Pet friendly.
  • Barbecues on the sky deck only. Barbecues and grills are provided.
  • No rentals.
  • There are no age restrictions for residents.

Sustainability

Although 1100 Wilshire is not specifically designed to be a "green" building and is not listed as a project with the United States Green Building Council (USGBC), it has taken several steps in an environmentally conscious direction.

Performance Lighting Systems was brought in to first survey the building and then to offer energy conscious alternative lighting. In common areas, it was noted that the incandescent lamps burned 24 hours a day. Special LED lamps were obtained that glowed with a warmer light than standard icy LED lamps and had a 36 degree beam spread. Residents could not notice any change in the ambiance they were used to. Incandescent lamps had a life expectancy of about 2,000 hours. Maintenance staff were changing bulbs on a rather continuous and ongoing basis. LED lamps can last as long as 50,000 hours.

Approximately $10,000 was spend on the lighting upgrade. With the installation of the 6 Watt LED lamps that replaced the 50 Watt incandescent bulbs in the common areas and parking areas, the cost saving was immediate. The cost of the upgrade was recovered in seven months and it is estimated that an annual saving of $17,000 will be realized by the building.[5]

Trivia

  • The condos at 1100 Wilshire are commercially zoned, so if you own a business, you can run it out of the condominium.
  • 1100 Wilshire tower would be the largest condo project yet for developer, Robert D'Elia. He is perhaps best known for the Venice Art Lofts, a 51-unit condo and retail project on the site of movie director Roger Corman's former studios. D'Elia, 45, is a former Wall Street broker who, after pleading guilty to an insider trading charge in 1984, continued to trade for several years while launching a career in real estate. He moved to L.A. in 1997.
  • The sky deck and the helicopter landing pad on the upper roof of 1100 Wilshire have been used for many film productions. Here are a few:[6]
    • Syfy Channel's “Face Off” on the 17th floor Sky Deck. The Sky Deck was be closed to all residents during this time.
    • Film shoot for a European telecom company television commercial.
    • Film shoot for the television show NCIS: Los Angeles. The shoot took place in a penthouse unit, the penthouse common corridor, basement hallway and one elevator.
    • A USA network show involved a helicopter landing on the building’s helipad.
    • CSI:New York filmed an episode in the Los Angeles Center Studios located at 1201 W. 5th Street in Los Angeles. On one of the nights, they blew up a food truck on the street outside 1100 Wilshire.

References

  1. The Martin Group - Press Release
  2. Walk Score
  3. The Martin Group
  4. TMG Partners Press Archive
  5. Acculamp - Case Study
  6. Wilshire HOA - Manager's notices


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