This project is a pair of identical 17,250 square foot industrial buildings that was designed considering what the history of this type of building has been. How they often change use and occupancy over the life of the building and how they require substantial alterations to achieve the change in use or they require major technical additions to make them work for a change of use. The buildings are made of three types of glass, random sized concrete panels and one unsymmetrical tilt up concrete panel used in different combinations and by itself to create varying wall elevations and compositions from one concrete form. The building incorporates pedestrian access from the street, natural ventilation and day lighting to all the spaces. The building were specifically sited and designed to take in views of the local hills, natural breezes and solar exposure while abstracting views to the development from the street in order to disguise the buildings so they appear like two different buildings. Through the use of roll up doors that double as storefront elevations, structural elements that turn into retail sign posts, and floor to ceiling retail store front windows and doors that are spaced evenly on all sides of the buildings building incorporates the idea of “no specific front no specific back”. This gives the building a pedestrian connection on all sides as well as a sustainable plan to incorporate future retail, commercial and residential occupancies within the frame work of the built concrete and metal shell. The exterior was designed and built with the idea that the building will not live out its life as its original intended industrial use. The building can easily, without concrete or metal frame demolition be altered to include a first floor of parking and the entire second floor of office space or retail on the bottom floor and residential on the top floor or even a 100 % residential occupancy. Each building includes about 5,500 square feet of office space and 12,250 square feet of industrial space. The design and construction was also built to minimize the environmental costs of construction as well as the users negative effects on the environment through the use of: - Natural ventilation for cooling - Day lighting to the entire building to reduce lighting loads - The use of recycled lumber - Eaves over major entrances and windows - Easily renovated into other occupancies with minimal demolition - The use of recycled metal beams

Project Information

Project Address: 

1215 and 1223 Pacific Oaks Place, Escondido

Project Architect/ Designer: 

Steven Florman/Florman Architects Inc.

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