777 Tower: A case study guide on office to residential conversions in Los Angeles

In recent years, the shortage of housing has drawn attention to the need for creative solutions to address the crisis. The adaptive reuse of outdated office buildings is thought to be the solution to the problem, given the ever-increasing shift away from working in an office space to having the ability to work remotely. However, the conversion of office towers to residential space in a major metropolitan area involves a complex array of challenges and opportunities that need a multifaceted approach. Many cities have initiatives for developers to take on the conversions for tax abatements. In Los Angeles, recent incentives for converting office spaces to residential use include streamlined approval processes, financial subsidies, and zoning flexibility. The city has introduced measures to make it easier and more cost-effective for developers to re-purpose underutilized office buildings into housing. On the state level in California, the Housing and Community Development offers the Affordable Housing and Sustainable Communities Program (AHSC), Infill Infrastructure Grant Program, or Go Green Financing.  

Another aspect is evaluating the building on what would make a great candidate for conversion. Those further critical considerations include; vertical circulation systems, building services and utilities, fire safety measures, egress strategies, and amenities and services. Additionally, exploring structural and design considerations is essential to the successful adaptation of these buildings, along with aspects of sustainability and environmental impact. 

Reimagining the 777 Tower

In this case study, PC&P looks at an office tower the firm completed in 1990 in Los Angeles – the 777 Tower. Evaluating the 777 Tower in Los Angeles will require a systematic approach. First, we evaluated the city’s significant housing shortage. Next, the tower’s structural integrity, floor layouts, and existing systems will be gauged for their adaptability for reuse. Simultaneously, zoning laws and regulations would be reviewed to confirm the permissibility of residential conversions for this area. However, for the purposes of this hypothetical study, we did not investigate zoning laws for the development and imagined that the study would be for potential design intent. Finally, design plans are developed to optimize layouts for residential living and include amenity enhancements.

Building form

The current floor plate for the 777 Tower reaches 44 feet in depth, which is standard for office buildings but too deep for typical residential units due to code requirements for operable windows and natural light.  The floor-to-floor heights extend to 13 feet, which aligns well with most luxury high-end residential. The current core configuration features a steel structure with three banks of eight elevators each, which exceeds the requirements for a typical residential tower. The assumption is that the existing structure of the tower is suitable for conversion, and we will not be removing any of the current structural elements. 

Design approach

The design strategy responds to maximizing outdoor space, while meeting code requirements and cutting down on floor plate area that would be suitable for residential units. This approach carves large strips of balconies into the building’s facade creating a continuous yet modular outdoor space. By using partitions, the design remains flexible, easily adapting to changes in layout or occupancy needs without altering the building’s structural form. This contributes to a clean, streamlined aesthetic, creating a consistent architectural rhythm while offering privacy and versatility to residents. This enhances the building’s visual harmony, as the added balconies follow the same geometric principles that define the structure's overall form. The decision to maintain symmetry not only pays homage to the building's original design intent but also ensures that the modifications feel like a natural evolution of the architecture rather than a stark alteration. 

The new enclosure would significantly improve the tower’s carbon footprint and extend its lifespan. The updated windows would meet residential occupancy standards and use double or triple glazing to reduce heat gain. Materials used for the balconies and penthouse, such as terracotta, are sustainably sourced and have a low carbon impact. 

Existing and new forms

The new design respects the existing form of the building by preserving its original symmetry, which is a defining characteristic of the structure’s architectural identity. Given that the floor plate of the tower is open, this gives a lot of flexibility to the type of units allowed to fit inside. A lot of this will depend on market needs, and developer considerations. For this exercise, we’ve configured 1, 2, and 3-bed apartment layouts. To maximize the open floor plate, we redesigned interior areas to include rentable personal storage, making use of deep, otherwise unusable space and avoiding apartments that failed to meet light and air requirements.  

Enhancing urban living

This conversion offers a transformative benefit that enhances both livability and architectural value. The addition of balconies turns the exterior into functional outdoor areas, significantly improving quality of life by providing private outdoor spaces for relaxation, natural light, and ventilation. This approach not only modernizes the building’s appearance but also aligns it with contemporary urban living trends that prioritize access to outdoor environments. 

Revitalizing the old mechanical system, as well as the installation of a new, more eco-friendly HVAC system, will become an eco-friendly and cost-effective solution. By repurposing an existing structure in this way, the project also supports sustainable development goals by reducing the need for new construction and minimizing environmental impact. The repositioning of this office building will lead to an overall carbon reduction, instead of a complete demolition and rebuild. 

Ultimately, this conversion strategy revitalizes the building, making it more relevant and attractive in today's housing market while thoughtfully integrating modern elements that respect the original architectural character.