Tuesday, September 17, 2013

Ava Little Tokyo Coming Together

AVA Little Tokyo.  Rendering from TCA Architects.

With all of the pieces to Little Tokyo's Block 8 puzzle now falling into place, I decided to have a look at Avalon Bay's contribution at the corner of 2nd and Los Angeles.  Their six-story development, dubbed AVA Little Tokyo, will open in two phases.  Phase 1 is scheduled for completion by late 2014, providing 104 rental apartments above 13,500 square feet of street level retail.  Phase 2 will bring 176 apartments and townhouses by early 2015.  The development will include a pool, a rooftop deck, landscaped courtyards, fitness accommodations, and a "chill lounge."

A close up on Ava Little Tokyo's 2nd/Los Angeles street frontage.

AVA Little Tokyo Phase II

AVA Little Tokyo is not the only project on Block 8 with shovels in the ground.  Immediately to the east, the Sares-Regis Group is excavating the former parking lot at 2nd and San Pedro to build their 240 unit "Parcel D," development.  The seven-story structure will also contain 16,000 square feet of ground level retail.

Sares-Regis Group's "Parcel D,"  mixed-use development.  Also designed by TCA Architects.

On the opposite side of Los Angeles Street from the Avalon Bay development, the Little Tokyo Service Center has plans to build a multi-purpose recreation facility known as the Budokan of Los Angeles.  The $22 million facility launched fundraising in 2011, and is expected to break ground in 2015.  The Budokan proposal recently received a $1.3 million grant from the city's Prop K money.


Budokan of Los Angeles, image from the LA Downtown News

Next door to the Budokan facility, a long dormant proposal for a 41-story residential high-rise has recently shown signs of life.  The Residences at St. Vibiana were proposed by Historic Core developer Tom Gilmore last decade, but plans were put on hold amidst the recession.  Gilmore is now selling the property entitled for the residential tower, but the buyer and their intentions for the site are still unknown at this point.


The Residences at St. Vibiana.  Image from Flickr User Angelenic.

Monday, September 16, 2013

888 Olive Climbs Upward

888 Olive, seen from the intersection of 9th and Olive.

While the LA City Council just began considering legislation to entice developers to build taller in Downtown, the Vancouver based Onni Group jumped on the high-rise bandwagon months ago.  Construction of their 33-story residential tower at 888 S Olive has now progressed to the third floor above ground.  When complete, the 375 foot tall building will contain 283 residential units and 11,000 square feet of ground level retail.


888 Olive, seen from Hill Street.

888 Olive.  Image from Onni Group via DTLA Rising.

888 Olive was designed by San Diego based Martinez + Cutri Corporation, the firm that was recently commissioned by developer Joseph Hellen to design a 40-story tower destined for Spring Street.  While 888 Olive was able to get shovels in the ground without raising a fuss, an even taller project within Downtown's Historic Core probably won't be so fortunate.

Wilshire Coronado Condominums to Rise Near MacArthur Park

Wilshire Coronado Condominiums

Tucked away on the western edge of McArthur Park, a mixed-use development will rise on Wilshire Blvd.  The New York based Somerset Group has been working out details with the LA City Council regarding construction of the Wilshire Coronado Condominiums, a 7 story mixed-use building featuring 154 luxury condominiums and 8,500 square feet of retail.  The project will have studio, one and two bedroom units, set to open in Fall 2015.  Design work comes from Rio Clementi Hale Studios and DeStefano Partners.


This project represents a scaled down version of the Somerset Group's original 18 story proposal for the site, also designed by Rios Clementi Hale.


The now outdated design of the Wilshire Coronado proposal, featuring a tall parking podium.

I am curious to know if Somerset is serious about developing this project as for sale units.  While I am a fan of the Westlake/McArthur Park neighborhood, I don't see it as a place for "luxury condominiums," in the near future.  Then again, Somerset's proposal is one of several new developments that have popped up around McArthur Park.  Perhaps this is the direction the neighborhood will take in the long run.

Saturday, September 14, 2013

An In Depth Look at the $453 Million LA River Restoration

 
Yesterday, Curbed LA broke the news that the Army Corps of Engineers had finally released their much anticipated Los Angeles River Restoration study.  The report indicates that "Alternative 13," otherwise known as the Arbor Corridor Extension (ACE), is the tentative recommendation for the project.  So now that the Corps of Engineers has established a path forward, let's see what $453 million gets us.

First, some specifics on Alternative 13.  ACE restores a grand total of 588 acres of land from Griffith Park through Downtown Los Angeles.  The study divided the river into eight different sections, dubbed "reaches."  The reaches studied were Pollywog Park, Bette Davis Park, the Ferraro Fields/Verdugo Wash area, Griffith Park, Riverside Drive, Taylor Yard, the Arroyo Seco/LA State Historic Park, and Piggyback Yard.

ACE restores riparian corridors in overbank areas to six of these eight reaches (Pollywog Park, Bette Davis Park, Griffith Park, Riverside Drive, Taylor Yard, and Piggyback Yard).

Reach 1: Pollywog Park Area of Griffith Park


Pollywog Park

Here is the study's description of Alternative 13's treatment for Reach 1:
Reach 1 for all alternatives in the final array would implement the habitat corridor with riparian planting on the overbanks.  This would restore approximately 60 acres of riparian habitat corridors along the overbanks of both sides of the river....Areas of restoration include Pollywog Park, the banks between Headworks and the River with a connection under SR-134 to Headworks, the open area directly downtstream of Headworks with a connection under Forest Lawn Drive on the same side of SR-134 with Headworks, and on the left bank of the Burbank Western Channel (tributary from the north/west).
This would involve planting a riparian community of cottonwood/willow, sycamore, mugwort, mulefat, and scarlet monkeyflower with a buffer of sagebrush, buckwheat and native herbaceous plants.  It would include irrigation for establishment and water harvesting features to sustain plants....There would be no channel modifications within this reach.

Mugwort, mulefat and scarlet monkeyflower?  Those sound like ingredients for Year 1 Potions class at Hogwarts.

Reach 2: Bette Davis Park Area of Griffith Park


Looking north from Riverside Drive.
 
The study describes Reach 2 as follows:
Implementation of the habitat corridors/riparian planting measure would result in restoration of approximately 26 acres of riparian habitat corridors along the overbanks of both sides of the River as described for Reach 1.  This includes restoration of riparian habitat in the Bette Davis Park area of Griffith Park on the left bank and the area between Zoo Drive and SR-134, with connections under the highway to a restored linear riparian planting along the river extending into reach 3.  There would be no channel modifications within this reach....This alternative restores 273 acres of valley foothill riparian vegetation and 26 acres of freshwater marsh, and manages invasives on 406 acres, including 182 acres of existing open water.
So basically, more plants along the banks of the river.  Not exactly game changing stuff for Reach 2, but this is one of the sections of the river that doesn't honestly need too much work.

Reach 3: Ferraro Fields/Verdugo Wash Area of Griffith park


Ferraro Fields.  The differences here are so slight you might miss them at first glance.

Here is the description from the Army Corps of Engineers:
In this reach a side channel would diver water from the river into a side channel flowing on the west side of Ferraro Fields and would daylight a stream currently confined in a large culvert just downstream of Ferraro Fields on the right bank in the Zoo Drive area....The side channel would support a riparian fringe, an open water and freshwater marsh would be located in the daylighted area outside of the mainstem of the River channel.  Two additional small streams would be daylighted on the left bank.  These would include riparian fringe with freshwater marsh at confluence.  Riparian areas would be located on the right or west bank along Zoo Drive, on the River's edge of Ferraro Fields, and between the daylighted streams on the left bank.  There would be no modifications to the channel itself.
Slight alterations to the river's edge are made towards the bottom left hand corner of the above image.  This creates a small marsh and some new streams, but I feel like the proximity to the freeway makes this a less than ideal recreation spot.

Unfortunately, Alternative 13 does not include money to reclaim the Verdugo Wash.  As an insult to injury, here's what the changes would have looked like:

The Verdugo Wash: what could, but most likely won't be.

Reach 4: Griffith Park


The Los Feliz Golf Course, before and after.

The description:
Restoration in Reach 4 (via implementation of measures to daylight and restore stream geomorphology and habitat in seven areas, a side channel through both the Griffith Park Golf Course on the west and the Los Feliz Golf Course on the east bank, and a riparian habitat corridor) would include approximately 30 acres of restored riparian and wetland habitat.  This would be accomplished through diversion of river flow into a side channel up to 10 feet deep with a riparian fringe through Griffith Park on the right bank, lining the left river bank with a riparian corridor within levee regulation requirements, and daylighting approximately seven small streams.
I was surprised to see that the golf courses will be staying put.  While much of their land is reclaimed as a riparian habitat, the golf courses will be re-designed to work around the new terrain.

Reach 5: Riverside Drive


Reach 5 is bookended by Los Feliz Blvd in the north and the Glendale Freeway in the south.

"Riverside Blvd," seems like a misnomer for this section, as the street never directly abuts the river.  Nonetheless, here is the description for Reach 5:
This reach would continue implementation of the habitat corridor restoration in a narrow strip along the east bank to avoid interference with the existing levee system...and restoration of one daylighted stream area with a riparian fringe and freshwater marsh.  The storm drain would be opened and naturalized as a tributary stream as far upstream as possible (at a minimum, this would open up a confluence within the River right-of-way).  Depending on the length of the daylighted stream, it would be planted with riparian vegetation and end at the confluence with the river in a small freshwater marsh of approximately 1 acre....Freshwater marsh vegetation would include clustered field sedge, fragrant flatsedge, Parish's spikerush, and common rush, scarlet monkey flower, California bulrush, narrow leaved cattail, and common cattail.

Reach 6: Taylor Yard



Now we're talking!  As you can see from the above picture, Reach 6 incorporates a massive abandoned rail yard into the LA River's landscape.  Here's how this section is described by the study:
Reach 6 in this alternative includes riparian corridors and widening of the soft bottom river bed by over 300 feet with additional slope back to the overbank elevation along the reach length approximately 1,000 feet.  At the upstream end of the reach, a back water wetland would be developed on a setback bench and there would be a small terraced area at the downstream end of the Bowtie parcel.  Freshwater marsh would dominate the new river bed.  The banks of the river would be restructured to support overhanging vines and other vegetation.
This is the most substantial aspect of Alternative 13 we've seen thus far, featuring major alterations to the river bed itself.  The new green space should be a nice compliment to the adjacent Rio de Los Angeles Park.

For some bonus eye candy, here's a close up on Reach 6.



Reach 7: Arroyo Seco/Los Angeles River State Historic Park



Next up are dramatic changes for the Arroyo Seco tributary.  Here's the description:
In reach 7, the Arroyo Seco tributary would be restored with a riparian habitat.  This ephemeral stream would have its banks and bed softened for approximately one half mile upstream and be stabilized with erosion control elements to maintain the existing protection.  At the confluence of the upstream edge of the River, a backwater riparian wetland would be established.  Within the River channel itself, the banks would be restructured to support vegetation on the banks.
This is a big game changer for this little concrete flood control channel.  Right now I see a spare tire and a homeless person's belongings perched around the Arroyo Seco.  In the future, perhaps lush greenery and park space?  I even see kayaks in the water

More expansive alternatives for Reach 7 also included improvements to the LA State Historic Park, as seen here:

 

This plan connects the river to the park via a small water wheel while adding plants along the banks of the river.  While the Army Corps of Engineers appear to be opting against including this design option in their own plans, fear not:  independent plans have emerged to build the water wheel, with the project's $10 million cost being assumed by the Annenberg Foundation.  The LA State Historic Park is also scheduled to undergo a separate $18 million upgrade next year, adding permanent restrooms, an amphitheater, and a welcome pavilion amongst other amenities.

In other words, the above vision may still become reality.  Just not through the work of the Army Corps of Engineers.

Reach 8: Piggyback Yard


A possibly more expansive version of Piggyback Yards than entailed by Alternative 13.

At long last, Reach 8!   The Piggyback Yard proposal has long been a green space fantasy, but it looks like it's picked up some traction with Alternative 13.  This is how the report describes it:
In Reach 8, the Piggyback Yard site would be restored with 113 acres of riparian habitat.  Micro-grading would slope the site to restore the historical wash that once ran through this area.  The restored historical wash would meander through the property and would be connected to the existing river channel through a wide culvert or designated confluence, if possible.  The wash location would be determined by the USACE's hydrology and hydraulic analysis and would be located in the most appropriate place.
The riparian corridor measure would involve planting a riparian strip of cottonwood/willow, sycamore, mugwort, mulefat, and scarlet monkeyflower with a buffer of sagebrush, buckwheat, and native herbaceous plants....There would be no channel modifications within this reach as water entering the River from the historical wash would be routed through existing storm drains in the channel wall.
This part surprises me.  Previous coverage of the LA River restoration gave the impression that reclamation of Piggyback Yard wouldn't happen under.  I wonder if Union Pacific is actually willing to part with the land, or if we're going to see messy eminent domain proceedings.

With the eight reaches now out of the way, lets have a look at the recreational amenities provided by Alternative 13:
  • 4.04 miles of new unpaved non-motorized multi-use trail
  • 1 bridge spanning Arroyo Seco
  • 2 small to medium bridges/crossings within Taylor Yard and Piggyback yard
  • 2 parking lots, one at Taylor Yard and one at Piggyback yard
  • 3 restrooms, one at Bette Davis Park, one at Taylor Yard, and one at Piggyback yard
  • 1 pedestrian tunnel beneath the railroad track on the east side of Taylor Yard
  • 19 trail access points throughout the study area
  • 5 wildlife viewing points throughout the study area
The construction of Alternative 13's vision for the Los Angeles River will be completed in four phases, taking an estimated 282 days. Construction will start with Reaches 7 and 8, then make its way up the river towards the project's northern terminus near Griffith Park.  It's amazing that such a large and expensive undertaking could be completed in roughly 3/4 of one year.

This brings us to the big, uncomfortable question: how are we paying for this?

Under Alternative 13, the Federal Government kicks in $139,676,634.  This represents the cost estimate for construction of ecosystem restoration.  In turn, Los Angeles will have to put forward $313,729,423.  The city's share goes toward acquiring the necessary land for the project (i.e. wresting ownership of Piggyback Yard from the Union Pacific Railroad), and then remediation of waste on those areas (Taylor Yard is a known brownfield site).

This amounts to a roughly 70/30 split of the project's costs between the Federal Government and the City of Los Angeles.  The city's share remains constant through all of the proposed alternatives, since their responsibility is limited to securing and rehabilitating the necessary real estate.  The variable for this equestion is how much the Feds are willing to kick in.

Regardless of the cost, the restoration project will be the culmination of an incredible comeback for the LA River.  Here are some of the highlights from the past 12 months:


Of course, the LA River Revitalization is a large, intricate project.  A lot of time, effort and political maneuvering will be involved in getting funding Washington.   According to the LA Times, we're at least five years away from seeing this project get off the ground.  So be patient, and use your imagination until 2018.

    Friday, September 13, 2013

    Watch Metro Build the Expo Line's Downtown Santa Monica Station


    A few weeks ago, Transit Coalition Forumer Gokhan linked to a Santa Monica website featuring a live construction camera for the Expo Line's future Downtown Santa Monica Station.  This location will soon become an epicenter for pedestrian activity in Santa Monica, with the Expo Line expected to carry 64,000 passengers per day by 2030.  Downtown Santa Monica Station will be in close proximity to the Santa Monica Pier, Third Street Promenade and Santa Monica Place.  A slew of proposals for new mixed-use developments have also emerged within walking distance of the station.


    Artist's rendering of the Downtown Santa Monica terminus of the Expo Line; Image from BuildExpo.

    Several of the developments planned or recently opened near the Downtown Santa Monica Station.  Clockwise from the top right corner: Related California's Village at Santa Monica, Tongva Park, the proposed 15-story re-development of the Wyndham Santa Monica, 500 Broadway.  Images from Related California, City of Santa Monica, Jerde Partnership and Curbed LA.

    Thursday, September 12, 2013

    Washington Blvd Mixed-User Getting Started

    Future site of "Olive," at the corner of Washington Blvd and Marcasel Ave

    While picking up some dinner at the Wood Cafe in Culver City, I noticed a forklift and a backhoe hanging out on the dirt lot across the street.  Earlier this year, LA Business Journal reported (via Curbed LA) that Canadian based Bastion Development Corporation had plans for a 30 unit mixed-use building on this corner.  It appears that Bastion has started prepping the site for construction of the development, now named "Olive."

    Olive's Washington Blvd frontage.  Image from Bastion Development Corporation.

    Olive, viewed from Marcasel Ave.  Image from Bastion Development Corporation.

    I like the wood paneling, but that is one extremely loud shade of green.

    While this part of Culver City isn't very exciting, several great restaurants are within walking distance of Olive's future location.  In addition to the Wood, I'm also a big fan of Rutt's Hawaiian Cafe a couple blocks west on Washington.  Great Hawaiian food, large portions and very reasonably priced.

    Foodies will appreciate another establishment at the corner of Washington and Campbell known as the Alibi Room.  While trendy bars are a dime-a-dozen on the Westside, this one has a kitchen that serves Kogi Korean Barbeque.  Although prices at Alibi are slightly higher than at Kogi's trucks, I'd say that always having short rib tacos and kimchi quesadillas a ten minute walk from home is worth the extra money.

    Wednesday, September 11, 2013

    LA City Council Looks to Facilitate High-Rise Development in Downtown

    High rises along Figueroa Street

    Recently, many Downtown Los Angeles stakeholders have lamented the low-rise building boom which has swept through the neighborhood.  Parcels entitled for high-rise developments are instead giving birth to squat, wood framed apartment buildings.  While these mixed-use projects bring more residents to the neighborhood and eliminate pedestrian dead zones, do they truly meet the standard of "highest and best use?"  This is a neighborhood with ample transit connectivity and little opposition to high-rise development.  At this critical juncture in Downtown's rebirth, many worry that the neighborhood is not on trajectory to reach its full potential.

    Luckily, LA's elected officials have not been deaf to these concerns.  Yesterday, 14th District Councilman Jose Huizar introduced a motion that may help solve the problem.  Councilman Huizar's motion proposes that the Department of City Planning look to incentivize high-rise construction in Downtown through a variety of measures, including:
    ...streamlined entitlement processing; mixed zones; floor area bonuses; expedited site plan review or waiver of site plan review for projects adhering to the adopted Downtown Design Guidelines; context-based reduction and/or elimination of parking regulations; by-right off-site parking; reductions on density limitations for hotels; programmatic environmental review; increased flexibility to meet open space requirements; greater opportunity for by-right development; and to expediently address issues of zoning and land use requirements that negatively affect the siting and development of hotels including conditional use permit requirements and limitations on the use of adaptive reuse provisions for hotels
    These are the kinds of changes that developers and urban enthusiasts alike have been clamoring for.  Expedited site plan reviews and streamlined entitlement processing?  Eliminating parking requirements?  Somebody pinch me.

    But wait, there's more!  Councilman Huizar's motion also includes an 18 month interim control ordinance that regulates the construction of wood framed Type III, IV and V buildings.  The temporary nature of this ordinance buys time for a more permanent fix when city finishes updating its zoning codes.  Anyway, here are the details:

    1.  Zone 1: Prohibit Type III, IV or V construction on parcels fronting either side of Figueroa Street or Flower Street between Venice Blvd. and 7th Street, and on parcels fronting either side of any street between Georgia Street and Flower Street between Olympic and 7th Street near the Los Angeles Convention Center, the Pico Station and the 7th & Metro Station in Downtown Los Angeles;
    2.  Zone 2: Prohibit Type III, IV, or V construction on any parcels fronting either side of any street from the eastern boundary of Zone 1 to the west side of Olive Street between Venice Blvd. and 7th Street, and within 1,000 feet of the portals of the Pershing Square transit station in Downtown Los Angeles when such developments consist of 60 percent or more (based on floor area) Type III, IV, or V construction.
    3.  These restrictions shall exclude each of the following: parcels zoned 3:1 FAR when such developments would utilize less than 95 percent of allowable floor area prior to any floor area incentives or Transfer of Floor Area (TFAR); any adaptive reuse projects; any public works/public facilities projects; any remodeling, and/or any expansion of existing buildings when such expansions occur on the same parcel and constitute an expansion of less than 20% of the existing building size.
    Here are the boundaries of Zone 1 and Zone 2, as described above:

    Zone 1 is outlined in red.  Zone 2 is outlined in blue.

    Councilman Huizar's language makes it clear that Zone 1 is meant to foster high-rise hotel developments around the LA Convention Center and Staples Center.  The city has actively sought 4,000 new hotel rooms surrounding the sports and entertainment district, in a bid to make the Convention Center more competitive.  Establishing project minimums for this area ensures that the remaining surface parking lots are not eaten up by low-rise apartment buildings.  The development incentives proposed by Huizar will hopefully lead to hotels filling those surface parking lots.

    The under construction Avant Apartments at 1340 Figueroa are the exact type of project that Zone 1 would prevent.  While the Avant is far from the most heinous low-rise development in Downtown, it manages to take up a large swath of Figueroa directly across from the Convention Center.  That is valuable real estate that could have become desperately needed hotel space.

    While Zone 1 prohibits low-rise construction, Zone 2 seeks to better manage it.  By limiting the amount of wood framed construction to no more than 60% of a development's FAR, it helps us to avoid fortress-like buildings such as Carmel Partners' 8th and Grand.

    8th and Grand

    Assuming Councilman Huizar's motion passes with the full City Council, I wonder what direction Downtown takes from here.  Part of the reason that we are seeing so many wood frame buildings springing up in Downtown is because that is what is most financially viable at this point in time.  Will developers be willing in incur the higher costs of building with concrete and steel, or will they begin looking to other parts of the city?  Are the development incentives proposed by the Councilman enough to convince developers to start thinking bigger?

    For that matter, what happens to low-rise proposals within Zones 1 and 2 that are already in the development process?  Are their owners forced to start from scratch, or are their projects grandfathered in?