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Sanjay Gangal
Sanjay Gangal
Sanjay Gangal is the President of IBSystems, the parent company of, MCADCafe, EDACafe.Com, GISCafe.Com, and ShareCG.Com.

TLofts in West Los Angeles, CA by Withee Malcolm Architects

July 13th, 2011 by Sanjay Gangal

Article source: Withee Malcolm Architects

Working with Lee Homes, one of the most active builders in metro Los Angeles, and their partner CityView, a national institutional real estate investor, Withee Malcolm Architects designed 84 lofts on a former industrial site in West LA that have quickly captured the interest of buyers in the depressed real estate market.

Exterior View

  • Architect: Withee Malcolm Architects
  • Name of Project: TLofts
  • Location: West Los Angeles, CA
  • Client: Lee Homes
  • Size: 1.826 acres; 84 units
  • Density: 46.00 du/ac
  • Type: Condo

TLofts Building Main Entry

“The project brings together the essential elements of what we see as the new generation of residential development in southern California, with greater density and sustainability on an urban infill site, near work, play and transit,” says Dan Withee, founding partner of the architecture firm. “There’s also a fresh appreciation for contemporary design that addresses buyers’ concerns for affordable quality — light-filled, adaptable space, energy efficiency, an indoor/outdoor lifestyle, and a sense of community,” project designer Dirk Thelen adds.

TLofts Central Exterior Courtyard

Jeff Lee, president of Lee Homes, underscored the keys to smart growth planning, saying “We are located within walking distance of two million square feet of office space, thousands of jobs, dozens of restaurants and retail shops, as well major public transportation lines. In addition, we have made the decision to make this the greenest project we have ever done.”  That decision earned T Lofts California Green Builder accreditation, a standard that requires homes to use 20,000 fewer gallons of water per year than standard homes and 15 percent less energy than standard homes; and to meet improved indoor air quality standards.

TLofts Exterior Courtyard

The project received praise for its smart growth and sustainable approach from Henry Cisneros, Former HUD Secretary and executive chairman of developer CityView, and from Lynn Jacobs, director of the California Department of Housing and Community Development, with Jacobs citing the development as a “laboratory for innovation in housing.” More kudos came from Los Angeles Council President Eric Garcetti, who spoke to the need for more housing on the Westside where there are four to five jobs for every unit of housing. “T Lofts gives residents the opportunity to live a new incarnation of the California dream in amazing modern architecture that is respectful of the environment, and allows the city to sustain its growth by reducing the need to commute.”

TLofts Lobby Interior

With prices for the units starting at $415,000, the development has strong appeal for young, workforce buyers, who appreciate the loft-like spaces with their industrial chic details and eco-smart amenities.  Green features include: 18 charging stations for electric vehicles, abundant parking for bicycles, a high seer-rated HVAC system that uses fresh air versus re-circulating air, energy-efficient lighting which exceeds state energy codes, Energy Star energy-efficient appliances, low-e, dual-paned windows, sliding doors, and roll-up doors to limit heat loss and infiltration and Title 24-rated heating and air-conditioning system.

TLofts Side Court



Best New Loft Condominium Award, National Association of Home Builders

Westside Prize, Westside Urban Forum “Outstanding Project that Strengthens its Neighborhood through Commitment to Quality and Sensitivity to Context”


Best Multi-family Market Rate, Los Angeles Business Council Architectural Awards

TLofts Building Exterior

Additional information

T-Lofts: 11500 Tennessee Avenue, Los Angeles CA 90064,

Withee Malcolm Architects serves clients in the residential and commercial industrial markets throughout the West from offices in Torrance, California. For more information on the firm and other smart growth and sustainable communities, visit

Interior View of TLofts Unit Plan


Green solutions for a sustainable future

Ideal location:

  • T-Lofts is located in a previously developed site and neighborhood, and no green open space was disturbed.
  • It is situated within walking distance to bus transportation, banks, restaurants, markets, the post office, places of worship, retail, office buildings, open spaces and more.
  • In close proximity to the planned Exposition Light Rail Line, its location provides residents with optional transportation modes now and in the future.
  • Other features include:
  • Bike racks
  • 18 parking spaces with plugs for electric cars.


TLofts Site Plan

Efficient construction:

  • During construction, dirt and concrete were exported to other communities, reducing waste sent to landfills.
  • The facade of the existing structure was reused, reducing the use of new materials and waste.
  • The building envelope exceeds Title 24 energy standards by more than twelve percent.
  • Other construction characteristics include:
  • Factory-built framing minimizing waste
  • Use of Sarnafil, a reflective roofing material.

Eco-smart interiors:

  • Low VOC (volatile organic compounds) paint
  • High SEER-rated HVAC system that uses fresh air versus re-circulating air
  • CaesarStone countertops — 90% natural material
  • Concrete floors made of natural material.

Water & energy efficiency:

  • Improved water distribution and efficiency through utilization of only two boilers versus 84 separate water heaters.
  • Rainwater harvesting system irrigating the on-site landscaping, thus aiding in water conservation.
  • Other water and energy-related efficiencies include:
  • High-efficiency, dual-flush toilets
  • Thermostatic shower valve in master bath
  • Kitchen and bath faucets with aerators
  • Energy-efficient lighting which exceeds state energy codes; dimmers in bedrooms and living areas, plus motion sensors in bathrooms
  • Energy Star energy-efficient appliances
  • Low-e, dual-paned windows, sliding doors and roll-up doors to limit heat loss and infiltration
  • Title 24-rated heating and air-conditioning system.

Sustainable landscaping:

  • Use of synthetic lawn, requiring no water
  • Drought-tolerant plants minimizing watering
  • Shade created through the strategic location of trees, other landscaping and roof
  • overhangs, reducing energy costs
  • Photocell timers on all exterior and common area lighting to reduce usage.

Eco-friendly lifestyle:

  • Other green advantages of a live/work lifestyle:
  • Ability work at home rather than drive
  • Ability to walk troll to shops, cafés and more
  • Convenient, rewarding lifestyle.

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Category: Housing Development

One Response to “TLofts in West Los Angeles, CA by Withee Malcolm Architects”

  1. jonn wayne says:

    Thanks for writing such a wonderful post. Indeed a very good post.

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