Completion Date:     6/1/2016

Square Footage:      32860

Building Use:           Mixed Use

Location:                 1617 Westcliff, Newport Beach, CA 92660

Project Description:

Adaptive reuse projects for existing, aging buildings rank high on the sustainability spectrum; most older buildings were built in a time when energy costs were low and the exterior walls were used less for energy performance and more for structural integrity. Knocking these buildings down to start over would cause a greater environmental impact due to the tons of waste material that would need to be discarded.

Though the building was almost in original condition, it was outdated and needed work. We recognized the good design potential of the building and the necessity to remove an existing mezzanine to improve heights for some tenant spaces on the South side of the building. The existing original storefront had dark tinted single glazing. We replaced it with 3 different types of storefront and curtain wall glazing systems, all thermally broken to reduce heat gain. Two of them with integrated solar shade louvers and awnings to significantly reduce solar gain on the South side. A “reskin” of this 32,860 sf, two-story existing medical office building in Newport Beach was completed in 2016. The repositioned building offers tenants and patrons a revitalized street presence along with state of the art interiors, and retail, restaurant and office spaces.

Tenants include medical offices, a surgery center, a new vegan restaurant, a yoga studio and a beauty salon. The 2nd floor is now fully occupied by state of the art medical offices, some long term tenants, some moved from the first floor to the second, amongst them Dr. Dubrow from the TV series Botched. Adding to the complexity of the construction included working around an “at-all-times” operational surgical center. Nevertheless, all building systems were updated during construction and LED lighting was implemented throughout.

Public access and visibility were enhanced to provide frontage on the South East side of the building and additional storefront area for tenants. Curtain walls were replaced with insulated glazing systems of varying colors and a variety of sun shading elements; the horizontal louvers of a brise-soleil wraps the second floor on the South side of the building. A fritted glass panel facing Westcliff Drive signifies the building’s main entrance and address. Around the entry, Duratherm Cedar Storefront was selected to add warmth and richness to the design.

Softscape and hardscape areas around the outside of building and parking lot were redesigned to include elevated planters made out of board-formed concrete. Plantings include mature olive trees and drought resistant succulents.  A steel armature and retractable canvas awning provides shade for the restaurant patio. Custom signage was designed. 
The main interior lobby renovation features a circular staircase, refinished and renovated with a glass guardrail and stainless steel handrails and a terrazzo tile finish on the treads. Ceiling heights were redesigned to give the space an open feel. Stacked, large format, terrazzo tile flows from the elevated exterior plaza throughout the lobby and into the south entrance of the building creating a cohesive exterior and interior design.

C.O.T.E. | Committee on the Environment

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