This behavioral discussion translates well to the physical realm. In
architecture, accessibility is a legal term and is about barrier-free design,
to allow disabled bodies of all types to use the space as with anyone else.
The converse is inclusive design, which also translates well back to
building, then have this LLC provide memberships to these
member occupants.
Now, the bank should see that you, via your new LLC, are indeed occupying >50%
of the building. :-)
JEROME CHANG <>
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. Delineate your floor
areas of usage and you should be fine.
JEROME CHANG
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NOW OPEN: Larchmont | Irvine
OPENING SOON: Long Beach
> On May 2, 2019, at 10:29 AM, deborah.w.en...@gmail.
Yes they're national
Jerome
> On Apr 11, 2019, at 3:56 AM, Adolfo Taylhardat wrote:
>
> Is it valid for any state?
>
>> On Wednesday, April 10, 2019 at 3:33:53 PM UTC-4, Scott Tillitt / BEAHIVE
>> wrote:
>> I just signed up for GCUC membership specifically so I could access TriNet,
>> a
Yes we do.
1 signed up.
However, we have not put in sufficient effort to market it.
JEROME CHANG
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> On Apr 10, 2019, at 3
into TriNet
Jerome
> On Apr 10, 2019, at 12:59 PM, David Weekly wrote:
>
> How does it compare with Gusto?
>
> Cheers,
> David E. Weekly (@dweekly)
>
>
>> On Wed, Apr 10, 2019 at 12:35 PM Jerome Chang wrote:
>> Yes. We just changed over from Insperity for
Yes. We just changed over from Insperity for our 18 employees. So much better
and cheaper
Jerome
> On Apr 10, 2019, at 12:26 PM, Scott Tillitt / BEAHIVE
> wrote:
>
> I just signed up for GCUC membership specifically so I could access TriNet, a
> Professional Employer Organization (PEO) that
I didn’t. Link please.
Also, your blog link doesn’t work on my end.
JEROME CHANG
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> On Feb 25, 2019, at 8:45 AM, Scott Till
parking...
JEROME CHANG, architect <>
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Santa Monica <> | <>Culver City <> | <> Pasadena <>
<>NOW OPEN: Larchmont <>
Hi. I’m a licensed architect in LA. The answer is yes, you could and likely
will have issues, but every single neighborhood/city is different. Ask your
local planning department, often labelled as “community development.”
JEROME CHANG
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Thanks Craig. Very smart in looking at the end-to-end costs.
Some of us, gulp, lease those $300-$400/mo copier/printers, plus consumables
like paper. So, I think in these cases, the economics dictate charging. :-/
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I’m more than skeptical that these partial panels provide any meaningful
acoustical privacy.
I also rarely hear any demand for privacy panels. So I would save your money
and spend elsewhere.
JEROME CHANG, architect
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Santa
is the basis of
retail zoning.
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> On Nov 2, 2018, at 6:08 PM, AK wrote:
>
> We own a two-story building in small downtow
of our
“mailboxes” in a locked room.
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> On Oct 27, 2018, at 6:38 AM, AK wrote:
>
> Hi everyone--time to get serious a
Hi Kia.
Owning or leasing a space won’t simplify your zoning code compliance.
Owning a building can be ideal, but operating a business you own in a building
you own will complicate, or even prevent you from getting bank financing.
JEROME CHANG
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Industry standard seems to be 10% commission of the initial contract, up to the
first 12 months. Some prepay those 12 mos of commission; others pay 10% per
month paid.
JEROME CHANG <>
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I pay <0.01% of my Op Ex
Jerome
www.BLANKSPACES.com
> On Oct 5, 2018, at 1:48 PM, meli...@thevillageworks.com wrote:
>
> Hello wonderful coworking community,
>
> I know there's been lots of discussion about insurance and how to get it.
>
> I'm wondering if anyone would share with me what
I agree.
For all the demands and claims for needing a ton of bandwidth, we have 250/250
of lit fiber in our Santa Monica location and no more than 20-30% is ever in
use.
JEROME CHANG
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a month+
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CENTRAL: Culver City | 9415 Culver Blvd (@Main St)
EAST: DTLA | 529 S. Broadway, Ste 400 (@Pershing Sq)
NORTH: Pasadena | 680 E. Colorado, Ste 180 (b/w Lake
QuickBooks’ ACH feature? They also say 5-7 business days or
something, but that for us is not compelling.
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EAST: DTLA
But if you’re using a platform that uses Authorize, shouldn’t those customer
info be within the platform? Or are you talking about having to re input cards
on file?
Jerome
www.BLANKSPACES.com
> On Aug 21, 2018, at 2:53 PM, Sphere mail wrote:
>
> Hi Brian,
>
> I recommend staying away from
, but not for seeing
text, icons, and menus from the back row.
As for tv's vs. projectors...I'm on the fence and kind of agree w/ Caner.
Maybe you can get 60-65" screens for 6-8 ppl at a decent cost, and forego
the projectors...until the 70" screens come down in price.
*JEROME CHANG*
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!
Keep in mind that some printer driver installations could take 1/2 hr, and
typically for Windows PC laptops.
JEROME CHANG
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EAST
Yup. But many spaces don’t, or are seeking to replace.
We use their printer up front and a main copier/printer in the back.
We found eZeep to be too costly per print or per user above a certain threshold.
JEROME CHANG
> On Aug 10, 2018, at 4:34 PM, Joshua Webb wrote:
>
> Print with me
Try PrintWithMe. We like it
Jerome
> On Aug 10, 2018, at 3:47 PM, Joshua Webb wrote:
>
> we have had some issues with our members using Ezeep. Not finding the
> printer, things not printing, some of them never got the invitations from
> Ezeep
>
> I am still looking for a solution that will
Coworking spaces, from an architect’s point of view:
http://www.codaspaces.com/blog/the-0-1
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EAST: DTLA | 529 S
;> a fix for their vacancy or rental income after the fact rather than
>> initially.
>>
>> Good luck!
>>
>>
>> JEROME CHANG
>>
>> talk to us: (323) 330-9505
>> chat w/ us: http://www.BLANKSPACES.com/chat
>>
>> WEST: Santa Monica | 1450 2nd S
mostly don’t want
coworking initially, but now are considering it, which is more of a fix for
their vacancy or rental income after the fact rather than initially.
Good luck!
JEROME CHANG <>
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,
notifications.
JEROME CHANG
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WEST: Santa Monica | 1450 2nd St (@Broadway)
CENTRAL: Culver City | 9415 Culver Blvd (@Main St)
EAST: DTLA | 529 S. Broadway, Ste 400 (@Pershing Sq)
NORTH: Pasadena | 680 E. Colorado, Ste 180 (b/w Lake and Los
an ADA-compliant dishwasher than to fight
splitting of hairs.
JEROME CHANG, architect <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL: Culver Cit
The issue relates to ADA compliance, not the performance capability of the
dishwasher.
So yes, commercial dishwasher is typically required.
JEROME CHANG
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appropriate events to contribute to the community, as we all
know, it takes a couple of times for members and others to participate. So they
contractually agree to multiple events in exchange for the discount. Win win
for me.
Just know your goals and reasons and the decision will be clearer.
JEROME
>From what I understand with exec suites and also coworking spaces, the
>valuation of the business is 3-5 times the annual EBITDA.
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I deem my merchant processing costs and broker commissions as COGS
Jerome
www.BLANKSPACES.com
> On May 5, 2018, at 4:28 AM, edward...@gmail.com wrote:
>
> What is included in the cost of sales or cost of goods sold portion in a
> typical cowoking space income statement? Or are the variable and
WeWork averages 50 sf/seat.
I typically shoot for 60-75
JEROME CHANG <>
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NORTH: Pasadena <&g
. Construction and furniture
are your #1 and #2 biggest upfront costs - you owe it to yourselves to spend
slightly more than 1% of those costs toward those upfront costs.
JEROME CHANG
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> On Apr 7, 2018, at 5:59 AM, Kevor
the cash on hand.
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EAST: DTLA | 529 S. Broadway, Ste 400 (@Pershing Sq)
NORTH: Pasadena | 680 E. Colorado, Ste 180 (b/w Lake and Los Robles)
SOUTH: Long Beach | 309 Pine Ave
Wow Craig. This was pretty accurate for me. I would say it got within ±10%
JEROME CHANG
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NORTH: Pasadena | 680 E. Colorado, Ste
Hi. Is that “spend” question to me or...?
Jerome
> On Mar 5, 2018, at 8:32 AM, Jen Luby <jennife...@gmail.com> wrote:
>
> A follow up question: How much did you guys spend, and how big is your space?
>
> On Sat, Mar 3, 2018 at 11:03 AM, Jerome Chang <jer...@blank
Haha. Ok, then a gathering of, say, owners of 6+ year old operations. We can
talk about “the good ‘ole days.”
Jerome
www.BLANKSPACES.com
> On Feb 12, 2018, at 11:10 AM, Will Bennis, Locus Workspace
> wrote:
>
> Thanks for the feedback, Jerome.
>
> It's nice to hear
Hi all.
I recall that Oct 2011 gathering at my space. It was truly collaborative, and a
milestone in my eyes of coworking history. I never thought of the other
participants as competitors as no one was even in the same geography, and even
if so, the industry was growing so quickly.
Thank you
I agree. If we were to remove the mechanical needs of housing and only focus on
the emotional attachments, then yes, coworking spaces could facilitate the
connective tissues of community engagement.
I also agree that many and most people want to call a place their own, whether
that be their
g
> Weekly Coworking Tips: http://coworkingweekly.com
> My Audiobook: https://theindyhallway.com/ten
>
>> On Fri, Jan 12, 2018 at 6:06 PM, Jerome Chang <jer...@blankspaces.com> wrote:
>> The strategy of making the office smaller is to offer a workspace that both
&g
The strategy of making the office smaller is to offer a workspace that both
offers an affordable price point, and a level of privacy/ergonomics that that
member simply needs to be productive.
Yes, one way is indeed like Alex says, which is to only come in to a Coworking
space for certain types
> wrote:
>
>
>
>
>
>
> --
> The #1 mistake in community building is doing it by yourself.
> Better Coworkers: http://indyhall.org
> Weekly Coworking Tips: http://coworkingweekly.com
> My Audiobook: https://theindyhallway.com/ten
>
>> On Fri, Jan 12, 2018 at 4:14 PM, Jer
48sf: 6x8
Jerome
Www.BLANKSPACES.com
> On Jan 12, 2018, at 12:36 PM, Angel Kwiatkowski wrote:
>
> Curious if any of you have pushed the limit of how small a micro-office could
> be? There are so many people who are just always on the phone or meeting
> clients for
I've been experimenting w/ https://www.aerwave.io.
So far so good!
*JEROME CHANG*
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*WEST: Santa Monica* | 1450 2nd St (@Broadway)
*CENTRAL: Mid-Wilshire* | 5405 Wilshire Blvd (2 blocks west
There should be zoning codes in every region
Jerome
> On Dec 17, 2017, at 8:27 AM, Jean-Marie Le Ray
> wrote:
>
> Hi Alberto,
>
> I don't think you'll find something specific to only one region, Veneto in
> this case, but rather a national legislation.
> Have a
of the eMagispace
product and selective submittal thru the building dept.
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL:
Hi all. I recently stumbled upon this ‘affordable’ option for I was told ~$3k,
with Lego-like easy assembly.
https://emagispace.com/solutions/privacy-pods/
JEROME CHANG <>
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Looks good now. :-)
Jerome
> On Nov 28, 2017, at 6:49 AM, twy...@cityofirving.org wrote:
>
> Jerome,
> Assembly uses...I forgot about that element. With hosting events, I want to
> be clear this isn't primarily a party/wedding reception venue for private
> parties. How about:
>
>
>
I would change the usage to “coworking space” instead of “cowork space”
I would also include some language about assembly use (1. we typically host
events, classes, etc..2. We have a much higher foot traffic than offices.) This
would both blend into the current retail zoning and distinguish
Nope. Coworking for zoning officials would basically be a higher density of
potential occupants that is offset by actual utilization and therefore lower
occupancy.
JEROME CHANG <>
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come in/out like retail, vs. park all day.
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL: Mid-Wilshire | 5405 Wilshire
to prepaid $300 for 12 prepaid days)
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL: Mid-Wilshire | 5405 Wilshire Blvd (2 bl
We don't. Instead, if they want "rollover", we have them buy prepaid
hours/days, with an additional bulk-pricing incentive when appropriate.
*JEROME CHANG*
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*WEST: Santa Monic
I typically design for 60-70 sf/person, inclusive of all hallways, meeting
rooms, kitchen and bathrooms. And no, I don't count the meeting room seats into
that 60-70.
Jerome
www.BLANKSPACES.com
> On Oct 15, 2017, at 1:49 PM, Tony Bacigalupo wrote:
>
> Howdy friends!
Thanks for clarifying. Curious: does it tie into Nexudus or similar?
JEROME CHANG <>
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CENTRAL:
Hey Keith.
How do walk-ins book and pay for these meeting rooms - solely thru this app
or...?
Jerome
www.BLANKSPACES.com
> On Oct 12, 2017, at 10:30 AM, Keith Yang wrote:
>
> Hey Alanna! Is VibeCoworks up and running yet? Your site looks great! If
> you'd like a nice
All I can say is: good luck.
If you’ll have gathered this kind of biz model data, you’ll have found the Holy
Grail. :-P
JEROME CHANG <>
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I still have a main copier/printer lease. I did wish to replace it, but the
lease doesn’t expire for a while.
We have a pretty high-volume demand for printing so I will keep both
JEROME CHANG <>
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Yes. I’ve piloted it at our busiest location and it works well. A couple of
requests of mine to tweak improvements were already in the pipeline.
JEROME CHANG <>
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all.org
> Weekly Coworking Tips: http://coworkingweekly.com
> My Audiobook: https://theindyhallway.com/ten
>
>> On Mon, Aug 28, 2017 at 1:38 PM, Jerome Chang <jer...@blankspaces.com> wrote:
>> I don't think there are many choices for internal dampening inside the duct.
g it by yourself.
> Better Coworkers: http://indyhall.org
> Weekly Coworking Tips: http://coworkingweekly.com
> My Audiobook: https://theindyhallway.com/ten
>
>> On Mon, Aug 28, 2017 at 12:36 PM, Jerome Chang <jer...@blankspaces.com>
>> wrote:
>> Kudos. Very rare fr
//coworkingweekly.com
> My Audiobook: https://theindyhallway.com/ten
>
>> On Fri, Aug 25, 2017 at 11:26 AM, Jerome Chang <jer...@blankspaces.com>
>> wrote:
>> Yes. A damper inside the duct should help.
>> Do you have a return duct or is that shared as well?
>&g
above
>>> the ceiling, especially if your ceiling is “ACT”, or acoustical ceiling
>>> tile.
>>>
>>> Keep in mind that sometimes you don’t want to isolate sound as that will
>>> deaden the sound too much.
>>> Maybe you want just to shape the rever
as that will deaden
the sound too much.
Maybe you want just to shape the reverberation?
JEROME CHANG <>
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CENTRAL:
There’s this, too: https://bayviewyards.org/#welcome-to-ICBY
JEROME CHANG <>
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CENTRAL: Mid-Wilshire
I use MindBodyOnline.com. Many yoga and fitness studios use it. Publicly co,
tablet and mobile phone apps. 24/7 support.
I only pay $165/mo for their top tier plan which makes it 67% cheaper than
Essensys. Caveat: this doesn't mean Essensys' software doesn't do more - it
probably does.
FYI.
FYI. $500 is affordable to Carr likely because each of their spaces are large
relative to a typical coworking space, and therefore $500 is a smaller % of the
revenue.
Jerome
www.BLANKSPACES.com
> On Aug 11, 2017, at 11:39 AM, Ashley Buckner
> wrote:
>
>
opinion, more appropriate for the ins/outs of
flex member usage. One more thing, Move chairs are stackable so you can
actually reconfigure your flex seats within a flex space for events, etc. :-)
JEROME CHANG <>
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To answer you question directly, from my experience, you’ll need at least
200/200, but my guess is 300/300
JEROME CHANG <>
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WEST: Santa Monica <> | <
t as a standard over drywall as people seem to
>> appreciate more the huge writing surface over the quality of the surface.
>>
>>
>> JEROME CHANG
>>
>> talk to us: (323) 330-9505
>> chat w/ us: http://www.BLANKSPACES.com/chat
>>
>> WEST: Santa Mon
to
appreciate more the huge writing surface over the quality of the surface.
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL: Mid-Wil
Try Sparxo for a cheaper and newer alternative to EventBrite
Jerome
www.BLANKSPACES.com
> On Jul 6, 2017, at 8:46 AM, Glen Ferguson wrote:
>
> Hi Melissa,
>
> You might want to look at Square (squareup.com) as a starting point. They've
> added invoicing, recurring
normally recommend any electrician to reconfigure data as you’d have
to bring in your IT guy anyway to update/reconfigure your patch panel, etc.
JEROME CHANG <>
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WEST: S
Right...but are these demountable walls, like by DIRTT, actually feasible to
re-arrange easily by community managers or administrative types? And while they
can be paid as furniture, their cost is something like 10x (?) more than
traditional drywall.
Jerome
www.BLANKSPACES.com
> On Jun 26,
I agree.
As an architect, I know the codes generally dictate what equal number of
fixtures across both genders. But given various other issues, like a family
bathroom, other genders, nursing, etc, at least one unisex can be useful.
...and the codes generally allow for reducing the total
these opposing economic factors.
…which means with shared desks, you can build the greatest quantity of members
and therefore the most vibrant community.
JEROME CHANG <>
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ratio.
You could engage a lawyer, but honestly, most lawyers rarely given you biz
advice. A biz dev person, or broker…or YOURSELF would package up a deal. The
lawyer would draft up a PSA, purchase sellers agreement, based on YOUR
direction.
JEROME CHANG <>
talk to us: (323) 330-9505 <
ble land.
In LA, we’ve had to push rail transit to fruition b/c we are still going
through our growing pains to become a real city. We’re otherwise just a very
mature suburbia.
JEROME CHANG <>
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Congrats! If the monthly fees for Nexudus is feasible, then yes - start using
it to build adoption right off the bat, especially its built-in community
connecting features.
Jerome
www.BLANKSPACES.com
> On May 23, 2017, at 7:50 AM, Kevin Haggerty wrote:
>
> Cowork
design for, say, 80%, then comply
with news of the fringe 20%.
Inclusive design is to design for and from the perspective of the 20%, and
somehow and quite effectively, the 80% is more than addressed, sometimes an
even more elegant design solution is the result.
:-)
JEROME CHANG <>
talk to u
Yup Lauren and Liz, this is the Slack channel I was going to recommend
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd St (@Broadway)
CENTRAL:
Are you on Slack?
Jerome
> On May 15, 2017, at 9:44 AM, Lauren McDaniel wrote:
>
> Hi,
>
> Does anyone know if there is currently a discussion group that specifically
> focuses on coworking in small towns? I don't want to recreate something, if
> it already exists
Clarification: ADA covers all disabilities, even those with a cane,
partially/fully blind, etc. ADA isn’t just for those in wheelchairs.
So yeah, that means some disabled people can climb all those stairs. :-/
JEROME CHANG <>
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rs. Sorry, not to sound harsh, but that’s the intent of the federal
level of this law.
But yes, like Angel said, make do with what you have.
JEROME CHANG <>
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WEST:
maller model
starts at $13,500 - gulp. There are a few others, but I haven’t personally
tried them.
JEROME CHANG <>
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WEST: Santa Monica <> | <>1450 2nd S
generating space.
My advice is if you don’t need the closet to save space, demo it to create more
main space…or better yet, carve out a small meeting room for 2.
JEROME CHANG <>
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Wow, sounds like a great deal. In LA, typically a renewal option rate is set to
5% below the new market rate. Did you lock in based on your current rate?
JEROME CHANG <>
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of being the landlord.
Having more locations is like having kids: each has its pros/cons. You just
hope the average is better, and/or one’s pros more than compensate for the
other’s cons.
JEROME CHANG <>
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I'd like to add that square footage calculations can vary and mislead. For
example, some markets list, say, 5000 "rentable sf" but that might include a
proportional share of common areas in the overall building. Others list 5000sf
plus a load factor, say, 30%.
Focus on usable or net square
, so you’d have to set up every time
libraries can have workers, readers, seniors, kids, etc. Offices typically have
just workers in a working age demographic
JEROME CHANG <>
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I don’t know. The liabilities of a business entity can be gruesome.
The jurisdictions of where an entity is incorporated is limited to that state.
The mobility this writer suggests assumes a national company that’s effectively
incorporated/registered in all 50 states.
JEROME CHANG <>
I agree x100…if it’s glass all the way around.
I’ve been using glass on just one wall and the feedback has been excellent. I
also use partial height, either lower or upper half.
Basically, use them judiciously - your wallet will thank you as well
JEROME CHANG <>
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5
years of forecast. Beyond 3 is already speculative but 5 is more standard
despite the speculation.
Feel free to reach out.
JEROME CHANG <>
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WEST: Santa Mo
Hey everyone. The very first coworking awards, are now open for nominations!
http://coworkyawards.com/ <http://coworkyawards.com/>
See you in NY this May!
JEROME CHANG <>
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Hey folks. GCUC is in NYC this year, from Friday 5/5 - Sunday 5-7.
I'm running a workshop on design, architecture. Construction and furniture is
your biggest upfront cost and rent is your biggest recurring cost. Spend wisely.
Tix prices go up on Tuesday 3/7.
http://usa.gcuc.co/
See you there!
Hi Katrina. Welcome to the community!
Join our meetup page here of fellow owners and managers:
https://www.meetup.com/coworkingLA/ <https://www.meetup.com/coworkingLA/>
JEROME CHANG <>
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han our Konica.
JEROME CHANG
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WEST: Santa Monica | 1450 2nd St (@Broadway)
CENTRAL: Mid-Wilshire | 5405 Wilshire Blvd (2 blocks west of La Brea)
EAST: Downtown | 529 S. Broadway, Ste 4000 (@Pershing Square)
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