ARTIST HOUSING COMPLEX Ar ts District, Los Angeles, CA
1
STUDIO SUMMARY The studio consists of 13 students coming from the local states of Kansas, Oklahoma, and Texas to as far off as Australia and Argentina. It is a group of talented, passionate, and hardworking people, each bringing unique skillsets and perspectives to the studio project. For most of us, this is the 5th year of working together in studio, many of us having traveled together in places like Dallas, New York City, Prague, Vienna, and as a studio for the project, Los Angeles. The project location is in the Arts District near downtown Los Angeles. The task for the year is to choose a program and design a building that could help benefit the Arts District. The first semester, and this book, comprises of preliminary group
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research done as a class on the Los Angeles region, downtown LA, and the Arts District, followed by individual research into development of a master plan for the district and a program of the building of our choice. Individual research includes master planning, site selection, precedent studies, and program development. The second semester is the design of the building through three juries. We dealt with the issues of structure, layout, context, circulation, and changing program. Each jury was a critical step in the process; schematic design, design development, and the comprehensive review. With this book, there should be a better picture of the design process an architect undertakes to achieve a complete project.
The studio class outside the California Department of Transportation in Los Angeles, CA.
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ANDREW GOAD
JOSEPH LEWIS
CHRISTIAN KAUFMAN
EMILIO SANCHEZ
AARON BOLLI
THOMAS CRANE
HECTOR MARTINEZ
MICHAEL TAYLOR
LALI CALEAU
GABRIEL TRAKNYAK
ALEXANDER BOOTH
JACOB COX
ELLIOTT JOERN
TABLE OF CONTENTS LOS ANGELES RESEARCH THE PROBLEM
87
ARTS DISTRICT PLANNING
95
DEVELOPING PROGRAM
135
PROCESS OF DESIGN
167
BIBLIOGRAPHY
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1
209
5
LOS ANGELES
RESEARCH GEOGRAPHY GROWTH & TRANSPORTATION CLIMATE DOWNTOWN LA DEMOGRAPHICS ZONING ARTS DISTRICT
1
3 9 19 23 29 51 71
2
GEOGRAPHY
3
4
NATIONAL RISK The Pacific Coast of the United States is a part of the Ring of Fire that circles the Pacific Ocean, passing by Chile, Peru, California, Alaska, Russia, Japan, the Philippines, Malaysia, and New Zealand. It is a highly active area of plate tectonics, generating volcanoes, earthquakes, and tsunamies regularly. These areas involve over 90% of the world’s earthquakes, despite being only approximately 12.5% of the world’s surface. Due to the regular occurance of disasters in the Ring of Fire, building codes and preparation in these areas is neccessary in order
5
to provide safety and the best continuation of regular life after a disaster strikes.
Frequency
California has the greatest risk of earthquakes affecting some of the largest population centers in the US, so preparation is of utmost importance to emergency personal, city planners, and architects.
Medium
Low
High Very High
FAULT LINES & MAJOR QUAKES Approximately 60 miles from downtown Los Angeles is the San Andreas Fault Line, the major fault between the North American Plate and the Pacific Plate that runs 800 miles North to South along the California coast. Its seismic activity generates earthquakes daily, although most are not felt by humans. Hundreds of other minor faults are generated by San Andreas, many of them lying in and around LA. They are responsible for many of the earthquakes that have hit LA. The two largest earthquakes in LA were the magnitude 6.6 San Fernando quake in 1971 and the magnitude 6.7 Northridge quake in
1994. Both of these earthquakes changed building codes in the city in order to better prepare for future earthquakes. Older buildings were also necessary to retrofit to ensure stability in future and stronger quakes. This list is earthquakes above a 4.0 since 1971.
Earthquake Fault Line
1
February 9, 1971 - 6.6M
2
January 1, 1979 - 5.2M
3
October 1, 1987 - 5.9M
4
June 26, 1988 - 4.7M
5
December 3, 1988 - 5.0M
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January 18, 1989 - 5.0M
7
April 7, 1989 - 4.7M
8
June 12, 1989 - 4.6M
9
June 28, 1991 - 5.8M
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January 17, 1994 - 6.7M
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July 29, 2008 - 5.4M
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March 28, 2014 - 5.1M 6
AMPLIFICATION Within areas that are prone to earthquakes, it is important to take note about the ground that the building is built on. Certain sediments and rock formations on the surface and well below ground may amplify the intensity of an earthquake, which is aptly called amplification. It works in a similar way to how loud a sound is depending on distance, objects in the path, echoes, air temperature, and moisture. Typically, areas of soft, flat soil are more in danger of amplification than areas on rocky hills. The Port of Long Beach (3), Naples (4), and Newport Beach (5) are at great risk of high amplitudes while Malibu 7
(1) and Rolling Hills (2) are at a lower risk. Architecture built in higher risk areas need to accommodate not only building codes pertaining to earthquake magnitude, but the amplification of that magnitude, as well.
Amplification
x1 x2 x3 x4 x5
FLOOD HAZARD PRE-1938 The Los Angeles River starts in Reseda with the joining of Bell Creek and Arroyo Calabasas (1). The only water that flows consistently through the LA River comes from the Donald C Tillman Water Reclamation Plant (2), putting millions of gallons of water into the river a day. The river and it’s tributaries, such as Rio Hondo (3) and Compton Creek (4), serve primarily as collecting and safely diverting rain water runoff in the city. Otherwise, the river sits almost completely empty all year.
channel was completed that year to prevent floods from the area at risk shown on the right. The river does not carry a significant amount of water compared to other rivers in the US and prior to the late 1800’s, did not drain into any ocean. The water would spread out around the valley into swamps and lakes. A major flood in the late 1800’s finally pushed the flow of water towards the ocean, before the flow stopped again from the water being used for irrigation and drinking.
Flood Risk
The river was natural prior to 1938, but construction to turn it into a concrete 8
CITY GROWTH & TRANSPORTATION
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LOS ANGELES
1848: CALIFORNIA ADMITTED INTO THE UNION The Los Angeles Basin has been inhabited by humans for a long period of time, beginning with several Native American tribes. The Los Angeles city origins began with Spanish colonization coinciding with Spanish rule. Following the completion of the Mexican-American War, California was incepted into the Union as a state. This led to an influx of American settlers to the West Coast, igniting the growth of LA. The dark blue represents the city’s extent back in 1848. The original city center of Los Angeles can be seen today at what is currently called the Los Angeles Plaza
Historic District. This park and square commemorates the old city plaza, as well as the city’s oldest building, “the pueblo” and the historic church, Our Lady of Queen of Angels.
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BURBANK PASADENA SANTA MONICA
ONTARIO
SOUTH LA
LONG BEACH
1900: OIL BOOM & COASTAL EXPANSION The discovery of oil fields in the Los Angeles Basin led to an economic boom for the area. At one time, California produced one quarter of the world’s oil output. Oil derricks popped up to the south of the city which was still undeveloped and provided plenty of room for oil businesses to sprout. The coastal city of Long Beach was rapidly growing in size and importance, as it was Los Angeles’ main port city for goods and immigration. Another coastal city, Santa Monica, was quickly growing as well. The city of Los Angeles began to spread southward into the basin, as well as connecting to the northern city of Pasadena.
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HESPERIA NORTH HOLLYWOOD MALIBU
HOLLYWOOD INGLEWOOD BUENA PARK MANHATTAN BEACH REDONDO BEACH
COMPTON
ANAHEIM
HUNTINGTON BEACH
NEWPORT BEACH
1920: BIRTH OF HOLLYWOOD Hollywood was incorporated as a municipality in 1903, but it was not until 1915 that the movie industry helped to explode the city’s growth. Los Angeles was the ideal spot for filming because it did not have the strict regulations of New York City and the weather was always favorable for shooting. Film studios worked their way around the foothills that would one day become the Hollywood Hills and Griffith Park and merged with the other northern city of Burbank. Very small towns like Westwood and Beverly Hills soon turned into residential neighborhoods that serviced the film industry’s stars.
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RESEDA
GLENDALE WESTWOOD & BEVERLY HILLS
EL MONTE CHINO
TORRANCE
GREATER ANAHEIM
1950: POST WAR SUBURBAN SPRAWL World War II placed LA at the forefront for aircraft, war supplies, and ammunition production. Many people of all races and backgrounds migrated to LA to take advantage of the numerous jobs becoming available due to this demand for war supplies. Following the war, developers exploited cheap land and subdivided it and sold it to baby boomer families to accompany the rapid growth of population. The city was only second to New York and Detroit in the production of clothing and automobiles respectively. LA quickly became a city built around the automobile, as highways
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were developed to link all the cities in the San Fernando Valley to the downtown and Hollywood. This was a time when music, TV, and film reached a peak in America. In itself, this industry promoted life in Los Angeles as a sunny paradise, enticing more Americans to move out West.
LOS ANGELES
1980: INFRASTRUCTURE & SOCIAL UNREST The city of Los Angeles had become divided by ethnicity and race because of racial tensions, geography, and the growing issue of sprawl. Since 1980, the gap between the rich and the poor increased mightily. This made Los Angeles the most socioeconomically divided city in the United States. Outlying suburbs became more and more popular as people looked to escape the city life. This gave way to increased sprawl as well as division among economic classes.
Metro Population Throughout the Years 1848 1900 1920 1950 1980 2010
1,610 189,994 997,830 4,367,911 9,410,159 12,828,837
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ARTERIAL ROADWAYS The Interstate Highway system serving Los Angeles County is one of the most congested roadways in the nation. The expansive system on average benefits close to 1.5 million commuters daily. The core of the immediate system creates a loop around downtown L.A. Allowing for access to and from the surrounding metropolitan area and beyond. This system is also essential for the manufacturing industrial zones of the city. I-5 is the backbone of California roadways. Running from Tijuana, Mexico to the border of Oregon. Stopping in the major Californian urban areas of L.A. San Diego, and Sacramento. 15
I-10 travels from the northern San Fernando Valley of L.A. To southern Orange County.
101 308,000 Commuters Daily
US 101 is a freeway serving the greater metro area, starting in downtown L.A. and runs through Ventura, Santa Barbara, San Luis Obispo, Monterey, San Jose, San Francesco, Marin, and Redwood County.
I-10 363,000 Commuters Daily
I-110/CA 110 was the first freeway in California, servicing a span of L.A. from the port of L.A. to downtown, continuing further to Pasadena.
I-5 299,00 Commuters Daily
110 286,000 Commuters Daily
METROLINK RAILWAY The Metrolink offers Los Angeles a connection to surrounding metropolitan areas. This is essential to handle the abundance of daily commuters. 8 Lines are offered by Metrolink and all terminate in Downtown L.A. At either San Bernardino or Union Station. On average a weekday ridership is upwards of 44,000 people. Of these people 83% had a car available. The Metrolink is important for easing the massive congestion frequenting the Interstate Highway system.
Antelope Valley Line Union Station - Lancaster Inland Empire OC San Bernardino - Oceanside Orange County Union Station - Oceanside Riverside Union Station - Riverside Downtown San Bernardino Union Station - San Bernardino Ventura County Union Station - East Ventura 91/Perris Valley Union Station - South Perris LAX Fly Way Union Station - LAX
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METRO TRANSIT The L.A. County Metropolitan Transportation Authority, or Metro was formed in 1993, offering various forms of transportation to the metropolitan area. The metro encompasses the use of 190 bus routes with 2,228 buses and 15,967 bus stops serving over 1,433 square miles. The metro rail uses 4 light rail and 2 subway systems with 93 stations covering 98.5 miles of service. Altogether all metro lines have over 1 million daily users.
Red Line North Hollywood - Union Station Purple Line Wilshire - Union Station Blue Line Downtown LA - Long Beach Expo Line Downtown LA - Santa Monica Green Line Redono Beach - Norwalk Gold Line East LA - Azusa Orange Line
Chatsworth - North Hollywood
Silver Line San Pedro - El Monte RAPIDLINK Metro Bus RAPIDLINK Municipal Bus 17
BICYCLE SYSTEM Bicycle infrastructure is a growing part of Los Angeles’ culture. At the turn of the century L.A. Was considered the bicycle capital of the nation. With the severe density population and overcrowded transit-ways occurring within the metropolitan area, many citizens choose to make their commute by cycling. About 18,000 or 1% of daily commuters choose to make their commute this way, essentially doubling over the last decade Los Angeles has 1,200 miles of bike infrastructure broken down into three classes: Path, Lane, and Route. Bike route. This extensive network actually equates to about 0.6% of all L.A.
Road infrastructure, but is growing. Starting the summer of 2016 the City of Los Angeles will open a bike share program offering over 1,000 bikes and 80 Stations.
Bike Path Class I Bike Lane Class II Bike Route Class III Bike Share Points
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CLIMATE
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TEMPERATURE This graph represents the average monthly temperature of the past 10 years.
160 F
140 F
120 F
100 F 87 F 77 F
80 F 66 F
66 F
68 F
66 F
72 F
66 F
66 F
61 F
60 F 47 F
87 F 80 F
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20 F JAN
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WIND ROSE
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N NNW
As depicted below, the strongest prevailing winds are projected from the North Eastern and South Western Directions. This graph represents the average annual wind directions of the past 10 years.
NNE
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NE
WNW
ENE
W
E
WSW
ESE
SW
SE
SSW
SSE
There is no lack of sunlight within the Los Angeles area. This can be express through the desert-like quality of the surrounding area. However, this condition becomes an Ideal location for exterior activities along the Santa Monica coast. Partly cloudy days is a term used by meteorologists describe partial or subtle overcast. Los Angeles has been known for its ideal weather. Due to the lack of overcast days, plenty of sunlight penetrates the area.
30 Days
25 Days
20 Days
15 Days
10 Days
5 Days
0 Days
SUNNY
OVERCAST, PARTLY CLOUDY, & SUNNY DAYS
PARTLY CLOUDY OVERCAST
S
JAN
FEB
MAR
APR
MAY
JUN
JUL
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HUMIDITY Understanding the climate of an area is imperative towards the design process. Depending on the region, materiality and formal gestures will be manipulated in respect towards the temperature, humidity, and sun angles.
100 % 90 % (Jul)
90 %
80 %
90 % (Jul)
70 % 63 % (Jul) 60 %
50 %
40 % 38 % (Jul) 30 %
20 %
JAN
PRECIPITATION It is important to consider the lack of precipitation during the warmer months in comparison to the cooler. This is directly influenced by the average temperature. Los Angeles has suffered from several serious droughts threatening water supplies. And with the L.A. River polluted and dry, potable water becomes more of a luxury. This graph represents the average annual precipitation of the past 10 years.
FEB
MAR
APR
MAY
JUN
JUL
AUG
SEP
OCT
NOV
DEC
35 mm
30 mm
25 mm
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15 mm
10 mm
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0 mm
DRY DAYS Dry days is term used by meteorologists to describe the absence of moisture. Located south in California, Los Angeles Resides 2,342 miles north of the equator. Lack of precipitation and an abundance of sunlight becomes a norm.
JAN
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MICRO CLIMATES One of the most powerful aspects that effects design is the climate of a place. The general climate of an city often consists of averages thus interpreted homogeneously. However, when observing in greater detail, the general parameters of a city’s temperature can be broken down into smaller quadrants. These quadrants are known as micro climates. Micro climates can vary due to geographical changes as well as human development. In this map, it is clear to see temperature differentiations due to geographical changes such as ocean or mountain peak proximity as being cooler. When
lacking high elevations or major bodies of water, the dry, geographically flat areas tend to be warmer. Due to of convenience, humans tend to develop on geographically flat and easily reachable areas. With the amount of high heat gain materials, reflective glass and lack of vegetation, temperatures of the lower elevated areas with less water become warmer than usual.
Degrees Fahrenheit 115 105 95 85 75 65 55
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DOWNTOWN LOS ANGELES
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10
3 4 1 5
2
6
7 9
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DOWNTOWN CONTEXT Since its founding in 1781, Downtown Los Angeles has been composed of multiple, diverse areas ranging from the civic center, fashion district, and skid row. The area was in decline for many years until its renaissance beginning in the early 2000s. There have been many renovations and new constructions including government buildings, parks, residences, and theatres. Currently many empty office buildings are
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being adapted into loft spaces and luxury apartments. Since 2009, over 15,000 residential units have been added leading to an population increase of 36.9%.
1
6
2
7
3
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9
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10
LA City Hall
Bradbury Building
Walt Disney Opera House
The Broad
US Bank Building
Wilshire Grand
Santa Fe Building
LA River
Eastern Columbia Building
Union Station
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BUS ROUTES Los Angles Transit began in 1873 as a rail line along main street that was proppelled by a team of horses. By 1887 it had spread and operated from Boyle Heights in East Los Angeles to Westlake Park and Grand Avenue. The rail lines continued to expand until the 1930s when the advent of the automobile crippled ridership and led to the implementation of bus routes. The Los Angeles County Metropolitan Transportation Agency or “Metro” was established in
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1993 and operates Los Angeles’ bus fleet as well as metro rail lines. Los Angeles’ Bus System averages 916,510 passengers daily and covers 1,433 square miles of service area.
Transit Buildings Community Shuttle Downtown Express Local / CBD Local / Non-CBD
METRO AND REGIONAL RAIL Southern California’s Regional Rail is owned and Operated by Metrolink. It consists of seven lines and 55 stations. It connects to Los Angels Metro Rail System, bringing commuters into downtown LA. Average weekday ridership averaged 41,951 in 2014.
Metro Rail Blue Line
LA’s Metro Line averages 153,000 riders and is the 9th busiest heavy rail system in the United States. Specifically, the Blue Line is the second largest light rail line by ridership in the United States with 83,612 riders per day.
Daily Riders
Regional Rail
Daily Riders
83,612
Ventura
3,950
Purple Line
149,096
Antelope Valley
6,036
Red Line
149,096
San Bernadino
12,633
Gold Line
50,087
Riverside
5,161
Expo Line
43,199
Orange County
8,255
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DOWNTOWN DEMOGRAPHICS
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CITY NEIGHBORHOODS Although being completely surrounded by a loop of large highways, there is approximately 52,400 people who reside in the downtown area as of 2014. Within the downtown loop of Los Angeles are a collection of unique districts and smaller neighborhoods that help shape the character of Los Angeles. Some of the smaller areas such as Gallery Row and the Flower District are often engulfed or included in the larger districts but still showcase a separate feel and atmosphere.
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BUILDING HEIGHTS 200m
The civic center neighborhood running adjacent to the 101 highway in the north features an eclectic group of buildings ranging in height. The Ramon C. Cortines School by Coop Himmelblau directly contrasts the symmetrical tower of the Los Angeles City Hall. The Walt Disney Concert Hall and the new Broad museum also form part of the varied forms in the area.
100m
90m
80m
70m
60m
50m
40m
30m
20m
10m
Within the Financial Core and around Grand Street lie some of the only skyscrapers in the local area. These taller buildings that break the 100m mark are limited in number and stand in a far from dense arrangement. The skyline quickly dissipates towards the north east because of highway 110 whereas a more gradual slope of height continues towards the warehouse and arts district in the southeast. The outskirts of the loop is clearly dominated by low running warehouses varying between large double height spaces and maxing out at three stories tall.
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BUILDING AGE The Downtown Los Angeles loop contains an interwoven network of historical aged buildings, mid 90’s boom warehouses and a scattering of modern era design around the perimeter. A collection of younger buildings can be found in the warehouse district to the south where a majority of the construction occurred between 1960 and 1980. Although the financial core and Bunker Hill areas are predominantly built in the early 90’s, the far younger and taller office buildings and skyscrapers are sprinkled amongst the empty lots and city parks. There seems to be a trend between the developments of younger buildings around the exterior, making a slow encroachment towards the historical center. 33
Built after: < 1909
1960
1910
1970
1920
1980
1930
1990
1940
2000
1950
ran SG
110
dA ve
101
St
E 1st St
10
S
Ma
in
101
E 4th St
10
110
MEDIAN INCOME According to the L.A. Times, there was an estimated population of 34, 811 in Downtown Los Angeles where the median income was $54,510, a family earning that amount could afford a home costing $275,530. But the median-priced home here was 58 percent higher at $436,010. According to the affordability index, only 30 percent of households in the April through June quarter could afford a $445,190 median-priced home and they would need a minimum qualifying income of $88,080
0-10k 10-20k 20-30k 30-40k 50-60k 60-70k 100k+
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HISPANIC POPULATION The largest ethnic group in the county is Hispanics, or Latinos, who make up 48 percent of the total. About 80 percent of Latinos are of Mexican origin, followed by Salvadorans and Guatemalans. Throughout the twentieth century, as the Mexican population has grown by immigration and natural increase, many Mexicans have moved farther east into suburbs of the San Gabriel Valley that had previously been almost all White.
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0-9%
50-59%
10-19%
60-69%
20-29%
70-79%
30-39%
80-89%
40-49%
90-100%
BLACK POPULATION Bicycle infrastructure is a growing part of Los Angelesâ&#x20AC;&#x2122; culture. At the turn of the century L.A. Was considered the bicycle capital of the nation. With the severe density population and overcrowded transit-ways occurring within the metropolitan area, many citizens choose to make their commute by cycling. About 18,000 or 1% of daily commuters choose to make their commute this way, essentially doubling over the last decade Los Angeles has 1,200 miles of bike infrastructure broken down into three classes: Path, Lane, and Route. Bike route. This extensive network actually equates to about 0.6% of all L.A.
Road infrastructure, but is growing. Starting the summer of 2016 the City of Los Angeles will open a bike share program offering over 1,000 bikes and 80 Stations.
0-9%
50-59%
10-19%
60-69%
20-29%
70-79%
30-39%
80-89%
40-49%
90-100%
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ASIAN POPULATION The next largest groups are Asians (13 percent), Asian immigration has led to rapid growth over several decades so that now there are over 300,000 each of Filipinos and Chinese, with Koreans and Japanese each numbering over 100,000. Modern Little Tokyo has long been known more as a Japanese American cultural and commercial center than a place of residence.
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0-9%
50-59%
10-19%
60-69%
20-29%
70-79%
30-39%
80-89%
40-49%
90-100%
WHITE POPULATION Los Angeles County is home to 10 million people—more than any other county in the U.S. It includes the City of Los Angeles and 87 other cities. Although interconnected with four adjacent counties in a massive metropolitan area of over 17 million residents, Los Angeles County has always had the region’s greatest ethnic diversity.
0-9%
50-59%
10-19%
60-69%
20-29%
70-79%
30-39%
80-89%
40-49%
90-100%
In 1960, Non-Hispanic Whites made up 80 percent of L.A.’s population, now only 28 percent of the residents are Whites. The Westside contains the most prestigious residential areas of the city and, together with Downtown, represents the city’s center of economic power.
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PROGRAM MIX Downtown LA is a place in which there are different uses. To the northwest is the civic and administrative area, the heart of the city where all activities related to business, public buildings and parks, surrounded by high-rise buildings, are developed. To the east is the industrial area, a place full of warehouses, where light and heavy manufacturing is developed. It occupies much of downtown and is crossed by the river. Here is also the Arts District, which is growing in residences and commercial sites.
Much of the shops are located in mixeduse buildings, as does art galleries and museums. Residential areas are scattered around the downtown, new real estate projects in the area proposed mixed-use buildings, as in much of the city.
Light Residential Medium Residential High Residential Light Manufacturing Heavy Manufacturing Commercial Public Facilities Mixed Use
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GREEN SPACE The downtown area actually has very few green spaces, among them are some parks, squares, gardens and large parks located in the civic area of the city. Some city streets have public woodland, which benefits the screetscape in many ways. The streetscaping decreases the immediate temperature in the area and provides much needed oxygen. Although there are not many of these exact situations, some are interconnected in a way that generates air corridors. New projects and urban
developments are beginning to look at this problem, and starting to address the lack of green and wooded spaces. New urban strategies are proposing new parks, squares and recreational sites around the loop are
Park/Green Space Building Landscape Streetscaping
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SKIDROW Skid Row lies within the Central City East area and borders the Historical downtown. The actual name derives from a slang term for the people living â&#x20AC;&#x153;on the skidsâ&#x20AC;? which refers to old loggers who would wait on their load for the next transportation. The area has a high concentration of homeless population with a stable number residing around 3,000 to 6,000 people. The streets take on an iconic look with rows of camping texts lining the building exteriors. This trend initially began before 1960 when seasonal laborers would reside within the 54 block area to take shelter in between jobs. Plenty of homeless shelters have
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been set up in the district with volunteers manning food stations and donation pop ups around the year. Throughout the years many have governmental powers have attempted to crackdown on the issue but so far failed due to the overwhelming opposition from organizations fighting for and on behalf of the homeless.
DEMOGRAPHICS Median Household Income
Population Density
$11,207 Los Angeles
39% African American 29% White 25% Hispanic or Latino 5% Asian 2% Other
20,660 people psm $48,466
8,096
Los Angeles
8,281 people per square mile
Population below the poverty line (<$22,283)
74%
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LITTLE TOKYO Little Tokyo or Japan town is nestled right next to the arts district running parallel to Alameda St. J-town as some of the locals say, attracts both tourists but a steady population of Japanese Americans who frequently visit for groceries, restaurants and shopping. At its height, the area was home to nearly 30,000 Japanese Americans but the residing population has slowly decreased over the past couple of years. There is a high concentration of activity and pedestrians in the Little Tokyo with a very walkable environment. Small plazas and rows of restaurants and shops creates a lively neighborhood throughout the day.
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The Nisei Week is the largest event held in Little Tokyo and involves large gatherings of local Japanese Americans and others from the southern Californian area. Festivities to celebrate the Japanese culture and heritage are conducted during the month of August and concludes with a grand parade.
DEMOGRAPHICS Median Household Income
Population Density
$17,533 Los Angeles
43.1% Asian 34.5% White 10.7% African American 8.7% Hispanic or Latino 2.9% Other
17,186 people per square mile $48,466
1,834
Los Angeles
8,281 people per square mile
Population below the poverty line (<$22,283)
53%
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FASHION DISTRICT The fashion district lies just east of the arts district and covers almost 30% of the downtown loop land area. Both wholesale and individual street vendors operate from the district and actually rake in over $10 billion a year in annual business volume. The area is under slow increasing development with the increasing rate in pedestrian traffic rising 23% from 2000. This is heavily detailed in the famous Santee Alley which is a highly concentrated shopping path that offers customers with a varied selection of products including counterfeits and even the odd sighting of illegal animal trade.
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DEMOGRAPHICS Median Household Income
Population Density
$15,711 Los Angeles
39.8% White 38.2% Hispanic or Latino 11.2% African American 7.4% Asian 3.4% Other
5,561 people per square mile $48,466
3,897
Los Angeles
8,281 people per square mile
Of the LA downtown loop, the fashion district has 23% of the office and retail space.
23%
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ARTS DISTRICT The industrial warehouse filled arts district resides west of downtown within the loop and runs adjacent to the Los Angeles River. The neighborhood is under a slow revitalization with creatives moving back into the warehouses to create combined loft and work spaces. There is still a problem with keeping the work/live lofts affordable for the residents and protecting the character of the neighborhood by preserving the historical buildings. Sprinkled amongst the low riding warehouses are a growing amount of eclectic restaurants and galleries attracting some of the upper middle class into the neighborhood.
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Prices within the neighborhood have risen from around $1.10 / sq ft in 2000 to around $2.00 sq ft making it harder for young entrepreneurs and artists to sustain a living in the district. Boosters and governmental personals are also pushing for increased funding to improve the public transportation access through the neighborhood.
DEMOGRAPHICS Median Household Income
Population Density
$33,609 Los Angeles
46.35% Asian 32.84% White 8.92% Hispanic or Latino 6.56% African American 5.3% Other
2,680 people per square mile $48,466
2,287
Los Angeles
8,281 people per square mile
Population below the poverty line (<$22,283)
34%
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BOYLE HEIGHTS With a population of just over 91,000 the Boyle Heights neighborhoods serves as a largely residential district just west of the Los Angeles, across from the Arts District. The area is predominantly made up of people with Hispanic descent and this has heavily influenced the surrounding environment and architecture. While the population is relatively young, boasting a median age of 25 it does hold a relatively high amount of single parented families compared to the rest of the city.
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DEMOGRAPHICS Median Household Income
Population Density $36,830
Los Angeles
94.07% Hispanic or Latino 2.81% Asian 1.75% White 1.32% African American 0.2% Other
15,504 people per square mile $48,466
91,913
Los Angeles
8,281 people per square mile
Population below the poverty line (<$22,283)
33%
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DOWNTOWN ZONING
51
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1849 SURVEY MAP California joined the United States in 1848. Los Angeles was a small pueblo at the time and remained greatly unchanged for three decades. Edward Ord, an Army Engineer Lieutenant, completed the first official map of Los Angeles as part of the United States. The original map shows streets, drainage, numbered block and lot lines, vineyards, cornfields, fences, gardens, and churches. This version of the original map highlights the lines of Main Street and Alameda Street to define the origins of the city. Ord also began to highlight city blocks, which re-
main consistent with the grid of downtown Los Angeles today. The agricultural land to the east sits in a flood plane and occupy the same space as the Artâ&#x20AC;&#x2122;s District today. The Parcel divisions are each documented with a pattern that showed what crop the ladowners were growing. These divisions will depict the future layout of the city as well. Located in the Circle is the City Plaza. This is home to the Plaza Church, which was the center of the city. Pictured below
City Plaza
Los s ele Ang
Alameda Street
Ma
in
Str
ee
t
er
Riv
Fu tu
re
53
Do
wn
tow
nL os
An
ge
les
t ee Str in
Alameda Street
Ma
LAND ORDINANCE OF 1904 The City of Los Angeles set a historic precedent in 1904 when it passed an ordinance which established the first land use designations in the nation. The ordinance reads: â&#x20AC;&#x153;AN ORDINANCE setting aside certain portions of the City of Los Angeles as residence districts, and prohibiting the carrying on of certain occupations within such districts.â&#x20AC;?
This map highlights the addition of the residential zone added in 1904, as well as the future layout of the downtown area. The land parcel divisions of the beginning of the city will soon form much of the cities transportation and infrastructure in the years to come.
1849 Parcel Lines 1904 Ordinance Los Angles Today
These residential districts began to crawl away from the original pueblo as the city itself rapidly grew in the late 1800s and the beginning of the 1900s.
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GLOSSARY OF ZONING ITEMS ZONING Zoning code sets regulations by which new construction must comply. The purpose of zoning code is to encourage well-planned neighborhoods.
BLOCK An area bounded on all sides by streets, railways, or bodies of water.
SETBACK The distance an occupancy type is required to separate from the boundaries of a site or lot. This varies with zones.
PASEO A wide street planned with large avenues for pedestrian circulation and open space in the center. Space for traffic and parking depends on street width.
DWELLING UNIT A dwelling unit consists of the basic necessities for living, which includes bathrooms and kitchens. A minimum allowable space ensures adequate living area.
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STREET PARKING Space allocated for inactive vehicles, which separates the sidewalk from mobile traffic.
=
FLOOR AREA RATIO (FAR) A certain ratio of build-able space is determined by zoning and lot size. A building can build twice as much floor space if it occupies half of a site.
LOT The basic unit of zoning regulations. Lots are the basis for taxes and they can be subdivided or merged depending on occupancy.
LOT MERGER A lot or multiple lots owned by a single owner. Zoning regulations apply to sites, not individual lots if a site is multiple lots.
SIDEWALK Space for pedestrian circulation that is separated visually from the road.
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DOWNTOWN LOS ANGELES ZONING The zoning maps of the city of Los Angeles show a diverse amount of zoning in the downtown loop. The middle left section marks an area and core of commercial activity that is the heart of downtown, home to the collection of skyscrapers that make the LA skyline. The central middle section that stretches right marks the area of historical and current day manufacturing and storage uses, which now makes up the Toy District, Fashion District, Skidrow, and the Arts District.
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The zones surrounding the loop primarily consist of low density commercial and residential zoning.
PUBLIC ZONING Zoning
Land Use
Height Max
P1
Surface Parking
P1-O
Oil Drilling
P-OS
Open Space: Parks & Rec, Nature Reserves, Public Water
P-OS-2D
Open Space
6 Stories
6:1 FAR
P-OS-1XL
Open Space
2 Stories
No Limit
P-OS-4D
Open Space
No Limit
3:1 FAR
P-PF
Public Facilities: Fire, Police, Library, Mail, School
No Limit
6:1 FAR
P-PF-1XL-RIO
Public Facilities: River Improvement Overlay
2 Stories
No Limit
P-PF-4D
Public Facilities
No Limit
3:1 FAR
P-PF-2D-O
Public Facilities: Oil Drilling
6 Stories
6:1 FAR
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COMMERCIAL ZONING Zoning
Land Use
LASED
LA Sports & Entertainment District
C1
Limited Commercial: Retail <100k sq ft, Offices, Hotels, Hospitals, Parking Areas, Schools, Museums, R3 Uses
C1.5
Limited Commercial: C1, Theaters, Hotels, Broadcasting Studios, Parking Buildings, Parks and Playgrounds, R4 Uses
C2
Commercial: C1.5, Retail with Limited Manufacturing, Service Stations, Garages, Churches, Schools, Auto Sales, R4 Uses
C2-1
Commercial
No Limit
1.5:1 FAR
C2-1-CDO
Commercial: Community Development Overlay
No Limit
1.5:1 FAR
C2-1-CDO-RIO
Commercial: CDO & River Improvement Overlay
No Limit
1.5:1 FAR
C2-2D
Commercial
6 Stories
6:1 FAR
C2-2D-O
Commercial: Oil Drilling
6 Stories
6:1 FAR
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Height Max
Zoning
Land Use
Height Max
C2-2D-CDO
Commercial: Community Development Overlay
6 Stories
6:1 FAR
C2-2D-CDO-RIO
Commercial: CDO & River Improvement Overlay
6 Stories
6:1 FAR
C2-2D-RIO
Commercial: River Improvement Overlay
6 Stories
6:1 FAR
C2-3D
Commercial
No Limit
10:1 FAR
C2-3D-O
Commercial: Oiling Drilling
No Limit
10:1 FAR
C2-3D-O-CDO
Commercial: Oiling Drilling & Community Development Overlay
No Limit
10:1 FAR
C2-4D
Commercial
No Limit
13:1 FAR
C2-4D-O
Commercial: Oil Drilling
No Limit
13:1 FAR
C2-4D-O-CDO
Commercial: Oil Drilling & Community Development Overlay
No Limit
13:1 FAR
C2-4D-O-SN
Commercial: Oiling Drilling & Sign
No Limit
13:1 FAR
C2-4D-CDO
Commercial: Community Development Overlay
No Limit
13:1 FAR
C2-4D-CDO-SN
Commercial: Community Development Overlay & Sign
No Limit
13:1 FAR
C2-4D-SN
Commercial: Sign
No Limit
13:1 FAR
C4
Commercial: C2 with Limitations, R4
C4-2D
Commercial
6 Stories
6:1 FAR
C4-2D-CDO
Commercial: Community Development Overlay
6 Stories
6:1 FAR
C4-2D-CDO-SN
Commercial: Community Development Overlay & Sign
6 Stories
6:1 FAR
C5
Commercial: C2, R4, Limited Manufacturing of CM Type
C5-2D
Commercial
6 Stories
6:1 FAR
C5-4D
Commercial
No Limit
13:1 FAR
C5-4D-CDO
Commercial: Community Development Overlay
No Limit
13:1 FAR
C5-4D-CDO-SN
Commercial: Community Development Overlay & Sign
No Limit
13:1 FAR
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RESIDENTIAL ZONING Zoning
Land Use
R4
Homeless Shelter
R4-2D
Multiple Dwelling
R5
Multiple Dwelling: R4, Clubs, Lodges, Hospitals, Hotels
R5-2D
Multiple Dwelling
6 Stories
6:1 FAR
R5-2D-O
Multiple Dwelling: Oil Drilling
6 Stories
6:1 FAR
R5-4D
Multiple Dwelling
13 Stories
13:1 FAR
R5-4D-O
Multiple Dwelling: Oil Drilling
13 Stories
13:1 FAR
R5-4D-O-CDO
Multiple Dwelling: Oil Drilling & Community Development Overlay 13 Stories
13:1 FAR
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Height Max
INDUSTRIAL ZONING Zoning
Land Use
Height Max
M1
Limited Industrial, No Residential, Enclosed C2
M2
Light Industrial, M1, Storage Yards, Animal Keeping, Composting
M2-2D
Light Industrial
No Limit
6:1 FAR
M2-2D-CDO
Light Industrial: Community Development Overlay
No Limit
6:1 FAR
M2-2D-O
Light Industrial: Oil Drilling
No Limit
6:1 FAR
M2-2D-O-SN
Light Industrial: Oil Drilling & Signs
M3
Heavy Industrial: M2, Nuisance 500 ft from other zones
M3-2D-RIO
Heavy Industrial: River Improvement Overlay
No Limit
6:1 FAR
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ARTS DISTRICT ZONING Zoning
Land Use
Height Max
PF-1XL-RIO
Public Facilities: River Improvement Overlay
2 Stories
No Limit
CM-1-RIO
Commercial Manufacturing: River Improvement Overlay
No Limit
1.5:1 FAR
C2-2D-CDO-RIO
Commercial: Community Development & River Improvement
No Limit
6:1 FAR
C2-2D-RIO
Commercial: River Improvement Overlay
No Limit
6:1 FAR
C2-3D-CDO
Commercial: Community Development Overlay
No Limit
10:1 FAR
C4-2D-CDO
Commercial: Community Development Overlay
No Limit
6:1 FAR
M2-2D
Light Industrial
No Limit
6:1 FAR
M2-2D-O
Light Industrial: Oil Drilling
No Limit
6:1 FAR
M2-2D-O-CDO
Light Industrial: Oil Drilling & River Improvement Overlay
No Limit
6:1 FAR
M3-1-RIO
Heavy Industrial: River Improvement Overlay
No Limit
1.5:1 FAR
M3-2D-RIO
Heavy Industrial: River Improvement Overlay
No Limit
6:1 FAR
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RIVER IMPROVEMENT OVERLAY
The plan suggests reconfiguring active rail networks and connecting to the future 6th Street bridge as a way to continue the River Green-way along the western shore as well as the eastern shore in the Downtown Industrial area.
LOW/NONE
Improve Water Quality
MEDIUM
Opportunity
Create Habitat
RIO Opportunity Areas
Recharge Groundwater
RIO Boundary
Enhance Flood Protection
Existing Rail Lines
Create/Expand Parks Improve River Asthetics/Visibility Community Benefits
HIGH
Opportunity Area #13 In the river master plan the Arts District is described as an emerging mixed-use neighborhood. The area provides a large population base of potential river visitors when its proximity to Downtown and Little Tokyo is taken into consideration.
Reinvestment
Opportunities: Emerging residential population with limited open space. Ability to link Downtown with the River. Improve access to the river for residents. Challenges: Western edge of the river is inaccessible due to Metro Maintenance Yards. Safety and security are questionable. Relies on rail to move storage lines.
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F.A.R. IN THE ARTS DISTRICT The Arts District is primarily zoned as a manufacturing district, with small parts zoned to accomodate commercial and public facilities. The floor-area ratio (FAR) for each of the zoned areas vary due to the projected use of the area and how it will effect the neighborhood. Possible developments under each zone is shown below.
Subcategory within the zoning classification that specifies allowable program for the area.
M
2
Zoning classification such as manufacturing, commercial, residential, and public facilities.
Zoning
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+
City overlay which is listed to define the specific improvement projects that apply to a specific area.
2D
+
RIO
Height category which identifies the allowable height for the program of the area.
Land Use
Height Max
PF-1XL-RIO Public Facilities: River Improvement
2 Stories No Limit
C2-2D-RIO
Commercial: River Improvement Overlay
No Limit 1.5:1 FAR
C2-2D-RIO
Commercial: River Improvement Overlay
No Limit 6:1 FAR
C2-3D-O-CDO
Commercial: Oil & River Improvement
No Limit 10:1 FAR
M3-1-RIO
Manufacturing Facilities
No Limit 6:1 FAR
M2-2D-RIO
Manufacturing Facilities
No Limit 6:1 FAR
M3-1-RIO
Heavy Manufacturing: River Improvement
No Limit 1.5:1 FAR
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F.A.R. IN THE ARTS DISTRICT
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LIVE-WORK ORDINANCE The Live-Work Ordinance is currently in draft and being pushed through by a devoted community interested in the Arts District. The ordinance is part of the slightly larger Central City North Community Plan. The goal of the Live-Work allowances is to maintain the employment and productive capability of the Arts District, while allowing further creation of new opportunities. Below are the encouraged and discouraged usages.
The Live-Work ordinance also plans to change the FAR planning of the Artâ&#x20AC;&#x2122;s District based on amenities provided to the public. First, any use of an existing structure will not count towards a new projects FAR. Second, FAR may exceed 1.5 if all of the public amenities selected below a certain FAR are met. Lastly, these incentives will only expand FAR if the floor area of Live-Work units or hotel rooms is greater than the floor area of any other use.
Use Live/Work (A) Live/Work (B) Residential (Single/Multi-Family) Art Gallery Exhibition Artisinal/Micro Manufacturing Artist + Resident Artist Studio Community Co-working Creative Office Drive Thru Hotel Light Manufacturing M2 M3 Media Nightclub Research Restaurant Retail Urban Agriculture
Encouraged
Project Addition Affordable Housing Arts and Productive Use Pedestrian Accessibility Public Art/Facade Treatment Resident Production Space Underground Parking Type I or II Construction
Limited X
Prohibited
Limitation
X X X X X X X X X X X
150 Room Limit
X X X X X X X X
8,000 Sq Ft Limit 10,000 Sq Ft Limit
X 1.5:1
Allowable FAR 3:1 4.5:1 X X X X X X X X X X X
4.5:1< X X X X X X X
Section B.2.b.1 B.2.b.2 B.2.b.3-4 B.2.b.5 B.2.b.6 B.2.c B.2.d
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SG ran
E 1st St
St
110
dA ve
101
S
Ma in
101
E 4th St
10
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GENTRIFICATION 1990-2000 The Arts District, over the last 20 years, has been one of the most heavily gentrified areas in Los Angeles. The area which is heavily zoned for manufacturing use has been rediscovered and restored to bring in residential areas allowing an influx of people and businesses to move into the historic district. Arts District Status: Gentrified* Population: 1 501 (+2 740) Median Home Value: $268 460 (+61%) Bachelorâ&#x20AC;&#x2122;s Degrees: 20.6% of adults in 2000 compared to 9% of adults in 1990 Household Income: $26,658
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Gentrification eligibility is defined when the median household income, median home value, and education were located in the bottom 40th percentile in comparison to the tracts surrounding it.
Gentrification applied to area No Gentrification Applied to area Not Eligible for Gentrification
10
SG ran
E 1st St
Ma in S
t
110
dA ve
101
10
S
101
E 4th St
10
110
GENTRIFICATION 2000-PRESENT Although still growing, the Arts District became uneligible for gentrification because of their growth. the revitilization of the neighborhood continues as more people and businesses move into the historic district changing the characteristics of the area everyday.
Gentrification eligibility is defined when the median household income, median home value, and education were located in the bottom 40th percentile in comparison to the tracts surrounding it.
Gentrification applied to area No Gentrification Applied to area Not Eligible for Gentrification
Arts District Status: Tract not gentrification eligible* Population: 3 040 (+1 539) Median Home Value $400 000 (+7%) Bachelorâ&#x20AC;&#x2122;s Degrees: 56% of adults Household Income: $67,542
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ARTS DISTRICT
71
72
WHERE IS THE ARTS DISTRICT? The Los Angeles Arts District is located deep in the heart of the sprawling metropolis that is LA. It is located within the actual city limits of LA, rather than in one of the metros countless suburbs or neighboring cities. Within the city limits, the district is in the area known as the downtown â&#x20AC;&#x153;Loopâ&#x20AC;?, an area that encompasses the central office district of LA, city hall, numerous art and performance centers, and government centers, all bounded by the Interstate highways 110 and 10 and highway 101.
LOS ANGELES CITY LIMITS
LOS ANGELES DOWNTOWN LOOP
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DOWNTOWN LOOP
THE ARTS DISTRICT
THE ARTS DISTRICT ENLARGED
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HISTORY OF THE ARTS DISTRICT
1876 In 1876 the Southern Pacific Railroad arried to L.A. and connected Los Angeles to the transcontinental railroad. Soon after, the Santa Fe railroad came in 1885. These railroads chose this spot because of its proximity to where the city was located at the time. Each railroad company built warehouses and depots, quickily transforming this area into a rail yard district. With a population influx in effect, this area became a full fledged industrial zone due to the number of factories that set up shop here. These included textiles, machine goods, automobile parts, and even furniture. However after WWII, the factories needed larger parcels of land and the railroad industry was slowing giving way to the trucking industry. This is when the area slowly began to die.
1940 1970 Beginning in the 1970’s, artists began to move into this area, which had long been empty and derelict, in order to avoid the high cost of living in Venice or Hollywood. This migration was illegal and because of its rapid spurt in popularity, it was eventually noticed by the city. Activists like Joel Bloom fought for the district’s rich underground art scene and managed to get the city to designate the area as “The Arts District.” Joel Bloom Square, in dark pink, represents the beating heart of this vibrant neighborhood.
1999 2001
Thanks to the Artist in Residence Ordinance, young and upcoming artists could move into the affordable warehouses that were quickly being turned over into Live/Work units. In 2001, a former freight train house was converted into one of the district’s most important staple: SCI-Arc. This architecture school embraced the grittiness of the area and left the concrete structure exposed and even the graffitti on the walls. Today, they remain innovators in design education .
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MAPPING THE ARTS DISTRICT 1 One Santa Fe
Mixed-use complex extending a quarter mile
2 Barker Block
Two-phase development with 300 lofts, townhouse, and live/work units
3 AMP Lofts
Mixed-used building with 320 live/work apartments, communal artisan workshop, and dog run.
4 Garey Building
Replacing warehouses with ped-friendly rentals, plus retail and restaurants
5 Industrial
Brick-and-metal-covered mixed-use buliding with 240 units
6 Open-air Mall
Replace five warehouses with 125,000 sq. ft. shopping center with grocery store
7 Hauser Wirth and
Big â&#x20AC;&#x153;multi-disciplinaryâ&#x20AC;? arts complex, with restaurant, bookstore, and space for museum exhibits
8 La Kretz Innovation Campus
Clean technology center containing offices, labs, classrooms, conference rooms, and event spaces
9 Arts District Park
Half-acre park
Schimmel Arts Space
10 Sixth Street Viaduct
Mixed-use complex extending a quarter mile
11 Metro Stops
Two train stops on either Red or Purple Line
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SIXTH STREET VIADUCT One of Americaâ&#x20AC;&#x2122;s most famous and iconic bridges, the Sixth Street Viaduct, acts as a vital connection between the growing Arts District on the west side of the Los Angeles River and the historic neighborhood of Boyle Heights on the east side. Yet, due to a rare chemical reaction in the cement supports and seismic vulnerability, the Sixth Street Viaduct will soon be demolished and replaced. The Sixth Street Viaduct Replacement Project, is the largest bridge project in the history of Los Angeles. The design of the bridge was created by Los Angeles architect Michael Maltzan.
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The spectacular design of the new bridge and the many parks, open spaces and community features on, next to and below the bridge, is bringing together a working collaboration of residents, elected officials, business leaders, schools, labor unions, cyclists, neighborhood activists and artists and many more, never before seen in a public infrastructure project in Los Angeles
1.
2. 3.
4.
5. 6. 7. 8. 9.
LOS ANGELES
LA RIVER REVITALIZATION PLAN The Los Angeles river was once thriving with an abundance of lush vegetation and wildlife. 77 kilometers of constant flooding and pooling of water created a haven suitable to support such diverse ecosystems. Yet after several flood devastations, the Los Angeles River has thus been casted in concrete. What was once an environment teaming with habitats and potable water is now a vacant wasteland of runoff water. The city of Los Angeles has commissioned a proposal to rehabilitate the dilapidated river as well as its surrounding context. The development is issued towards the first half of the L.A. River. The master plan attempts to create greener
riverfront, establish parks, optimize pubic safety, purify and raise water levels, keep flood control, and reintroduce wildlife habitats. Revitalization of the L.A. River has been divided into two phases short term and Long term. Additionally it has been sectioned off as stated: 1. Confluence to Sepulveda Basin; 2. Sepulveda Basin; 3. Sepulveda Basin to Tujunga Wash; 4. Tujunga Wash to Barham Blvd.; 5. Barham Blvd. to Burbank Western Channel; 6. Burbank Western Channel to Taylor Yard; 7. Taylor Yard; 8. Taylor Yard to 1st Street; 9. 1st Street to Washington Blvd. 80
LA RIVER REVITALIZATION The Los Angeles River has been used primarily as drainage for the city and region during large storms, despite itâ&#x20AC;&#x2122;s close proximity to dense populations and noticeable location. The city has a plan to add to the uses of the river to limit the eyesore and give back to the communities alongside the river. Trails, bike paths, gardens, and places to sit are all part of the large plan stretching across dozens of miles through LA.
Chinatown Cornfields Just north of the Santa Ana Freeway, proposals for walkable platforms extending over the river develop. This formal gesture encourages pedestrians to view the extents of adjacent river developments.
Downtown Industrial South of the Santa Ana Freeway is a dilapidated, empty concrete plot. Initial plans to revitalize this area have come into play by offering green terraces with accommodating steps for pedestrian use.
Promenade Walkable promenades throughout the river revitalization plan allows pedestrians the opportunity to become more active. A consistently changing green environment offers views and a dynamic experience.
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Green Streets The Los Angeles Revitalization proposal plans to reach farther than the extents of the river. Creating stronger and safer street connections to the river will allow an ease of passage to the surrounding context. The proposal includes specified pedestrian walkways, bus lanes, bike lanes and a centralized mass transit system.
Rubber Dams Rubber dams are part of the short term solution to create ponding areas. By placing these rubber dams strategically, walking along the river will become safer for humans and wildlife. During high flood seasons, the rubber dams are deflated allowing permeability. Long term ponding areas will be created with high resistance vegetative densities.
Neighborhood Gateways Neighborhood gateways will be incorporated to introduce residential areas. This is to distinctions between neighborhoods. In some areas, they serve as a sound barrier for highway traffic.
Downtown Industrial Furthermore, the Downtown Industrial area will then apply green space to create a natural-appearing curve. This effect along with the aquatic vegetation will slow the river speeds. As a result, his will heighten water levels and make a safer waterfront.
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#20A #8
#9
#25
CASE STUDY HOUSES Arts & Architecture, an American magazine, sponsored an experiment into residential housing called the Case Study Houses. This was in response to increased demand of housing after WWII and a need for quality, modular architecture at affordable prices. The experiment lasted from 1945 until 1966 and, while not all 36 studies were built, most were built in Los Angeles. The most famous are numbers 8 and 22, the Eames House and the Stahl House, respectively. The Case Study Houses had large impacts on residential archi83
tecture throughout the United States and the world. In the US, impacts included the development of open floor plans, sliding glass doors, moving the living room towards the back of the house, and the exposure of structure in residential housing. The houses also introduced the idea of cheaply built, but pleasant and beautiful homes. While houses were built as places for shelter throughout history, the use of modern materials and a tame outdoors led the houses in the experiment to embrace nature, looking outward rather than inward.
#22 #16
#28
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#22 STAHL HOUSE The Stahl House, designed by Pierre Koenig, was built in 1960 in West Hollywood. It is an L-Shape facing a pool in the center and sweeping views of the city. Bedrooms are in one leg with the kitchen and living room on the other leg. The public spaces are an open floor plan, interrupted only by kitchen counters, cabinets, and a fireplace. No windows face towards the entry or street, facing only the pool and city views. The house is dominated by steel as the structure and roof, with standard concrete as the base and large 20 square feet panels 85
of glass and sliding glass doors. The roof appears to be floating due to the thin steel columns, large windows, and lack of a close horizon line. Modular in design, the house consists of 6 and a half bays, one dedicated to parking, one for the childrenâ&#x20AC;&#x2122;s bedroom, one for master bedroom, one for utilities and bathrooms, and two shared with the kitchen and living room. The last half extrudes outside past the living room towards the city.
#8 EAMES HOUSE The Eames House, designed by Charles and Ray Eames, was built in 1949 on the Pacific Palisades near LA. Built as a home and a work space, The Eames House consists of two, separate structures. One building is the house, while the other is a studio. It is built in a linear fashion and consists of bays, the main house having 8, the studio having 5, and the courtyard in-between having 4. The house is excavated in the side of a hill with a row of tall eucalyptus trees behind it, leaving the front of the house to have views towards the ocean.
The house was built completely with industrial, pre-fabricated materials including steel, glass, asbestos, and Cemesto board. The living room of the house is double height and takes up 3 bays, creating a cube. The kitchen, bedrooms, and bathrooms are single height. The studio building has a main studio space that mimics the living room with the same dimensions, with storage, a dark room, and a bathroom taking up the single height portions.
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WHAT IS THE
PROBLEM?
87
88
New York $2,760
California $2,335
Arkansas $782
AVERAGE STATE RENTAL COST Cost of living across the United States varies greatly state by state, with housing costs playing a large factor. The most affordable housing is in Arkansas with an average monthly rental cost at $782 while the most expensive monthly cost is at $2,760 in New York. California, the state the project is located, sits at $2,235, not far behind the most expensive state.
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Housing affordability is a major factor in attracting and retaining residents and with California sitting at an average rental cost twice that of over half of US states, California must offer a considerable amount of services and benefits in order to be competitive.
Monthly Rent < $1,100 $1,100 - 1,500 $1,500 - 1,900 $1,900 - 2,400 $2,400+
LA REGION AVERAGE RENTAL COST Taking a look at major cities around the Los Angeles region, the average rental cost varies just as dramatically as it does across the United States. Compton sits at the cheapest average rent at $1,120 a month, while Malibu is almost six times as expensive at $6,304 a month.
affordability for incoming residents from other states. While jobs in the region may pay higher wages, there is a growing concern of the number of residents who may be rent burdened.
Monthly Rent < $1,500 $1,500 - 2,000 $2,000 - 3,000 $3,000 - 5,000
Los Angeles, the project location, sits at $2,614 a month, higher than the California average. Most cities shown are much more expensive than the average rental cost in most US states, leading to a question of
$5,000+
Pasadena $2,484
Beverly Hills $3,547
Malibu $6,304
El Monte $1,359
Los Angeles
West Covina $1,635
$2,614
Santa Monica $3,374
Downey $1,614
Compton $1,120
Torrance
Anaheim
$1,893
$1,876
Long Beach $2,338
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$1,150 $4,200
$1,800
$2,115
$2,000
$2,375 $2,000 $1,350
$2,000 $1,450 $3,150
$2,200
$2,700
$3,400
$1,600 $2,650
$2,500
$2,100
$2,800
SPOT RENTS Taking a look at current one bedroom apartment rents (7.11.2016) around the Arts District, the cheapest price is $2,000 a month while the most expensive is $3,400 a month. These prices are higher than most of the average rent costs in the LA region, furthering the concern of residents being severly rent burdened. Without an affordable housing option, artists will be forced to locate to other parts of Los Angeles, taking jobs, art, and the life of the district with them.
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$2,100
$2,800
Zillow Listing Craigslist Listing Arts District
RENT BURDENED IDEAL RATIO
UNITED STATES RATIO
CALIFORNIA RATIO
LOS ANGELES RATIO
ARTS DISTRICT RATIO
30%
Monthly Rent / Monthly Income = Percentage of income dedicated to housing costs The US Department of Housing and Urban Development states that housing is affordable when < 30% of income is dedicated to housing.
22%
US Averages
44%
CA Averages
56%
LA Averages
49%
AD Averages
$934 / $4,709 = 22%
$2,335 / $5,219 = 44%
$2,614 / $4,659 = 56%
$2,283 / $4,659 = 49%
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CONTINUING GROWTH Growth is expected to continue and pick up pace as a minimum of 19 projects, many large and new to the Arts District, have been announced or will soon start construction. These 19 projects will contribute a grand total of 4,569 new apartment units with a mixture of one and two bedroom apartments, studios, lofts, and live/work units. The large influx of new, higher income residents will create a demand for higher paying jobs, retail, and food options, quickening gentrification of the district unless development can keep up.
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1 - 6AM 2 - Soho Warehouse 3 - Ford Motor Factory 4 - Row DTLA 5 - Bay St. Mixed Use 6 - Sixth St. Viaduct 7 - Cloyton Live-Work 8 - Challenge Building 9 - Coca-Cola Building 10 - At Mateo
11 - Santa Fe Business Center 12 - 330 South Alameda 13 - AMP Lofts 14 - Industrial 15 - Violet St. Project 16 - Legendary Development 17 - 668 South Alameda 18 - 520 Mateo St. 19 - Alameda Hotel
WHAT IS THE
SOLUTION?
AFFORDABLE ARTIST HOUSING With 60% of Los Angeles residents paying over 30% of their income towards housing costs, it is easy to see that affordable housing is in great demand in the region. As rents skyrocket in the Arts District and with evidence of this trend continuing into the future, the districts existence as it currently stands is threatened unless moves can be made to keep residents in the immediate area. The project proposal is to create an affordable housing project geared specifically towards local artists. The project is tasked with building a community of artists through design and landscape. The project must respect the existing context, including any existing site conditions. As Californiaâ&#x20AC;&#x2122;s drought continues, LAâ&#x20AC;&#x2122;s demand for water grows, rising energy costs, and waste disposal become increasing concerns, the complex will
need to confront those problems. With a multitude of high profit projects in the neighborhood, there is a concern for reaching a profitability in the project in order to attract developers. To ensure a continuation of the Arts District, residents who wish to live in the complex will need to apply with a portfolio or equivalent to prove the prospective tenant has a creative talent that can contribute to the Arts District. The affordable artist living project will help the Arts District continue to provide the creative output that has made the district well-known by keeping fresh talent in the area.
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ARTS DISTRICT
PLANNING SITE SELECTION PHOTO JOURNAL ZONING & URBAN RULES MASTER PLANNING
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THE ARTS DISTRICT The Arts District sits to the southeast of Downtown Los Angeles. It is bordered by 1st Street to the north, the LA River to the east, 7th Street to the south, and Alameda Street to the west. The Metro Gold Line runs along 1st Street to the north, giving the north part of the district access to the metro system. Major freeways encircle the northern, eastern, and southern portions of the Arts District, which was a benefit historically in the districts major manufacturing days. The district is primarily used today for art while shipping and storage is still common.
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Metro Gold Line Train Station
FOOD, RESTAURANTS, BARS, COFFEE Taking into account the program of the Affordable Artist Living, a major requirement of a resident moving into a new neighborhood is access to food and drinks. This map shows the location of every restaurant, bar, cafe, coffee shop, and grocery store. There are two primary clusters within the Arts District, the one at the intersection of 4th Street and Alameda Street and one along the southern edge on 7th Street.
Restaurants, Bars, Coffee Grocery Stores
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CREATIVE BUSINESSES & GALLERIES Besides food, an important part of choosing a location to live is access to employment. The Arts Districts primarily gets itâ&#x20AC;&#x2122;s name from two types of businesses, art galleries and misc. creative businesses, such as film, advertising, media, design, print, textiles, and any other that deals with a creative employee base. Art schools where a creative skill can be taught are also listed. While these are spread throughout the district, there is one primary cluster centered around the intersection of 4th Street and Alameda Street.
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Creative Business Gallery Creative School
EXPANDED ARTS DISTRICT When it comes to site selection, it is important to verify what consitutes as the Arts District. Due to the sheet number of creative businesses and art galleries outside of the originally specified zone, the definition of the Arts District has been expanded south with 8th Street as the southern border and east with Interstate 10 and Clarence Street being the primary borders. These areas are similar in context to the orginial district, containing large warehouses and old manufacturing plants.
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IDEAL LOCATIONS Employment opportunities and access to food and drink are the most important parts of whether a resident chooses to live in a neighborhood and if their lives there will be succesful. Placing a 5 minute diameter walking circle on each gallery, creative business, food, and drink location, we can begin to see clusters of access to these amenities. There are two main clusters within the Arts District, one around the intersection of 4th Street and Alameda Street, which is the well known center of the district. The second cluster is along 7th Street to the south, which has been growing in popular103
ity as ample amounts of affordable space has become available.
5 min walking diameter Arts District Boundary
SUPER BLOCKS Having mapped desirable areas for residents, it is important to avoid parts of the Arts District that have a large problem that simple business and street improvements cannot fix. Super blocks are areas that have poor access to vehicles and especially pedestrians. In order to get from one side of the â&#x20AC;&#x153;blockâ&#x20AC;? to the other, one must walk around the blue sections, rather than through them. While some blocks may have access through the center, the ability to do so is hampered through issues such as lack of sidewalks, private property, and large buildings. Solving these issues would take large
scale planning, investment, and years.
Super Block
The Affordable Artist Living must not be located within a super block so that residents can have easy access to the services and jobs that they need. This creates a narrow strip of blocks down the center of the Arts District that is suitable for the Affordable Artist Living.
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SITE PROPOSAL Considering clusters of amenities and the avoidance of super blocks, it becomes clear that there are two areas suitable for the Affordable Artist Living, one in the north and one in the south. The northern portion, however, already contains five housing projects not originally part of the Arts District. The southern portion does not contain any housing projects, which is a more suitable location as to give artists housing options throughout the district. The site proposed sits along 7th Street, a major roadway that connects downtown in the west to neighborhoods in the east. Mateo Street borders the western edge of the 105
site, giving easy access along the northern and southern portions of the Arts District.
Super Block 5 min walking diameter Housing Project Site Proposal
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SITE LOCATION The site is bordered by three streets and a building. Mateo Street is the western border, Imperial Street is the eastern border, 7th Street is the southern border, and the existing building is along the northern border.
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Blue Bottle Coffee Miles Produce Inc
Lotte Trading Ny Corp. The Daily Dose, Inc
Fruit Pop
Pour Haus Wine
3 min
Little Bear Church & State
Urban Radish
50,000 sq ft
Everson Royce Bar La Reyna
Pizzanista!
Lichaâ&#x20AC;&#x2122;s Bar & Grill
Vegetarian Connection
Stumptown Coffee
Bestia
MAST Los Angeles
FOOD, RESTAURANTS, BARS, COFFEE Zooming into the 50,000 square foot site location, we can see there is a significant cluster of food availible to the areas residents and workers. There are restaurants, cafes, coffee shops, grocery stores, and specialty shops, such as health food and chocolate. These services, all within a 5 minute walk, are vital to the success of the affordable artist living.
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Restaurant, Bar, Coffee Grocery Store
Ashkahn Studio Studio6 Concrete Studios
DC Stages
Lot 613 Taste of Pace
3 min
Jason Vass
Payman Fabric Inc
C Print Inc
How Many Virgins?
Endeavor Print FABFAD CES Gallery
50,000 sq ft
Imperial Art Studios Redraw
More Media
HD Buttercup
CREATIVE BUSINESSES & GALLERIES There is also a cluster of creative businesses and galleries surrounding the site. Video production, media, printing, and culinary crafts are the majority of businesses. As more artist move into the area and look for jobs, the number of galleries and creative businesses is likely to rise. The more creative businesses there are, the more they can support each other and grow.
Creative Business Gallery
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PHOTO JOURNAL
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CURRENT ZONING The zoning in the Arts District hasnâ&#x20AC;&#x2122;t changed much in the last half century, still being primarily focused on manufacturing and its related industries. Warehouses, distribution centers, and some manufacturing still persist throughout the district, despite artists and galleries moving in the last few decades. This isnâ&#x20AC;&#x2122;t likely to last much longer, as land values and rents have been steadily climbing. As the value of the land reaches certain points, it will be more profitable to develop old industrial buildings into housing, retail, and offices. The current character of the Arts District is in jeopardy.
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Public Facilities Commercial Light Manufacturing
PROPOSED ZONING The zoning proposed for the Arts District wonâ&#x20AC;&#x2122;t change current zoning dedicated for commercial or public facilities, but it will change every other type of manufacturing zoning into one single Arts District zoning type. The Arts District zoning type will focus on keeping the character of the district, encouraging new residents, retail, businesses, and especially those of the creative kind, such as galleries, design firms, video production, and fabric. Specific rules for this zoning takes place in the urban rules in the following section. This zoning type discourages or forbids development that
does not match the character of the Arts District, encourages gentrification, and disproportionate sized buildings in relation to the surrounding context.
Public Facilities Commercial Arts District
The High Traffic Overlay recognizes corridors of high traffic and utilizes the high customer potential. All buildings within the overlay must have mixed use facing the street, such as stores, galleries, cafes, restaurants, and so on. The high visibility of this mixed use will help encourage pedestrian activities.
High Traffic Overlay
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URBAN RULES
FIRST 4 ARE THE MOST IMPACTFUL RULES
1 HEIGHT MAX Maximum height is within 30% of the tallest building in a 500 ft radius, unless tallest is three stories or below, then five is maximum.
2 ANTI-BORING WALLS A wall of the same building must undulate 5â&#x20AC;&#x2122;< after 100 ft of the same face either by width, length, or height. The new face must be a minimum of 30 ft, unless the building ends.
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3 PRESERVATION Existing structures are banned from being razed unless a convincing argument is in place to prove existing structures violate urban rules and cannot be retrofitted to fit.
4 REPLANTING EARTH 25% of the footprint taken by a new building must be replanted elsewhere on the property, such as the rooftops, terraces, or on the ground instead of paved surfaces.
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5 WALKABILITY Development with street frontage needs to enact at least two walkability features, while busier streets need to maintain at least three.
6 REINTEGRATION A new development must reconnect streets specified in the master plan. Space used will be compensated by the city.
7 DEFINED BLOCK All blocks will be defined by public space, either through a street, sidewalk, park, etc.
8 CREATIVE DEVELOPMENT Any development in the Arts District needs to enhance the creativity or livelihoods of the district without threatening current ones.
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9 CONTEXT Be sure to take into account context, such as use, materiality, scale, history, color, and texture, to name a few.
10 NATURAL FLORA Only natural flora to the region can be planted, includes potted plants. This ensures decreased water dependency and sets an example for other communities.
11 AFFORDABLE HOUSING A minimum of 1/3 of new housing units must be affordable housing to ensure that the district continues to have a diverse population.
12 RECYCLING PROGRAM All new development requires proof of a recycling program and appropriate space for it.
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13 STREETART A minimum of 1/3 of the opaque spaces on a facade facing the street must be a form of streetart.
14 SHOP FRONT DIVERSITY A store or business frontage cannot be longer than x1.5 the average length of neighboring stores.
15 REDUCING WATER USAGE Development should implement strategies to reduce water usage by 1/3 of the average LA resident or business.
16 REDUCING ENERGY USAGE Development should implement strategies to reduce energy usage by 1/3 of the average LA resident or business.
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17 BEDROOMS TO CARS For every three bedrooms that are built, one off street parking spot underground or shielded from public view is required.
18 ONE WITH NATURE It is important to incorporate interaction between building spaces and nature to increase of the quality of life of Arts District tenants.
19 MIXED USE High traffic areas must utilize mixed use at street level to encourage pedestrian activity and to take advantage of high visibility and access.
20 LA RIVER ENHANCEMENT Any property alongn the LA River should have direct access to the river and shield 50% of its facade with foilage.
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MASTER PLANNING
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ARTS DISTRICT TODAY This is the Arts District as it stands in fall 2016. Much of the district is still home to some manufacturing, distribution centers, and storage warehouses. As popularity of the district has been skyrocketing in recent years and months, those uses are likely to be pushed out for more profitable uses, such as offices, retail, and residences.
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MASSING & TRANSIT The massing of the Arts District shows a large variation of building sizes from long and wide to short and small. The district is primarily one and two story buildings, but speckled with six and seven story warehouses and factories, which are being converted into lofts and apartments. Also shown are the present day bus connections in the Arts District.
Gold Line Station Gold Line Bus Route
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MISSING CONNECTIONS Super blocks persist throughout the Arts District, cutting pedestrians off from ease of flow to residences and businesses. Without clear, easy, and safe routes to use throughout a neighborhood, the usability and attractiveness of the area suffers, leading businesses to choose locations more easily navigable. Shown above are the locations that have a lack of mobility for pedestrians and cars where a new street could easily be placed and help reconnect parts of the district.
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Broken Street Connections
BUILDINGS IN VIOLATION In order to get new streets placed in the Arts District, certain buildings have been found to violate urban rules. They break the urban fabric with their massiveness, cutting off blocks from one another. While some buildings may be able to be retrofitted or partially torn down to allow street access, we assume that they violate enough rules to justify being torn down in place for new streets and buildings that conform to the new set of urban rules.
Demolished Structures
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MASTER PLAN The master plan for the Arts District takes into account the new zoning and urban rules set forth to help maintain the character and creativity of the district. The LA River has been altered to encompass the future redevelopment the city is planning while new buildings have been built in areas where old ones found to violate urban rules were torn down or are urban infill. The new Sixth Street bridge, soon to start construction, has also been added.
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New Development LA River Park
4TH ST STATION
6TH ST STATION PICO/ALISO STATION 7TH ST STATION
8TH ST STATION
ADDITIONAL TRANSIT A new streetcar has been placed that runs from Union Station, south along Alameda Street, and then west up Olympic Blvd towards downtown. It connects to Metro Central, then finds a way back to Union Station to form a loop. Most of the Arts District is within a 10 minute walk of the streetcar, allowing residents to get to vital locations such as Union Station, Metro Central, the Fashion District, and downtown LA. Additional bus routes were added to better serve the Arts District.
Gold Line Station Gold Line New Teal Line Station New Teal Line Original Bus Route New Bus Route
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DEVELOPING
PROGRAM PRECEDENT STUDIES PROGRAM STATEMENT AVATARS PROGRAM RELATIONSHIPS MASSING
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PRECEDENT STUDIES
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BROADWAY HOUSING PROJECT The Broadway Housing is a building built by Kevin Daly Architects in Santa Monica, California. Low income housing is a big problem in Santa Monica, so the project was commissioned by the Community Corporation of Santa Monica, a local non-profit organization.
There are multiple ways the project promotes sustainability, such as the green roof, custom windows that block sun, canted wall panels, a vegetative screen wall, and a 15,000 gallon cistern that collects rainwater for irrigation. Due to these design strategies, the units are not equipped with AC, yet remain comfortable year round. Flow restrictors are built into the kitchens and bathrooms to
The purpose of this project was to give low income families housing that is environmentally and economically sustainable. This design uses repeatable housing blocks around a courtyard with an existing tree. The complex consists of four buildings containing a total of 33 units and green roofs.
avoid overconsumption of water.
The courtyard is host to a play area with community rooms towards the back of the site. The courtyard allows children to play, residents to garden, and classes to be held, helping build a strong community. Bridges are used to connect the four buildings together on upper levels. 139
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SPECTRUM APARTMENTS The Spectrum Apartments were built in a suburb of Melbourne, Australia and were designed by Kavellaris Urban Design. It is a mixed use of commercial on the ground floor and multi-residential units on the upper floors. The building mass is shown as strips to showcase the diversity of the Box Hill neighborhood. The alternating angles of the units with the bright colors create a playful, undulating facade. The apartment units are all similar, but the exterior creates a unique identity for each unit. To increase community development between the residents, an internal multi-story courtyard was created for the building circulation. It brings in light from above, allows foilage to grow, and allows natural ventilation between the plants and open atrium.
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SOCIAL COMPLEX IN ALCABIDECHE The Social Complex was designed by Guedes Cruz Arquitectos in Alcabideche, Portugal. The complex was designed to create a balance between privacy and life in society for the elderly, something that the cultures in the area exhibit. The project is approximately 107,000 square feet and follows a modulation grid of 7.5 meters. There are 52 houses and a support building, all on top of structured parking. The roofs of the houses are raised to permit air ventilation, protection from the sun, and as a nightlight, lighting up the walking paths along side each house in a soft, even amount of light. In case of emergencies among the older residents, there is an alarm that when activated, turns the lights in the roof to red to signify the building.
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The project is excellent at balancing private and public life with the publicly accessible areas between each house that comprises of gardens, yards, trees, benches, and pools. The complex takes place on a slight slope, allowing a diversity of levels among the houses and public spaces.
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TAHITI HOUSING The Tahiti Housing Project is a building built by Kevin Daly Architects in Santa Monica, California. Low income housing is a big problem in Santa Monica, so the project was commissioned by the Community Corporation of Santa Monica, a local non-profit organization. The design is based off of one and two bedroom units, repeated and stacked on top of another and then flipped, so that the courtyard through the middle acts as a symmetry line. Each unit has access to light and ventilation, with a balance of privacy and encouraging community interaction. It was designed to exceed LEED standards, with storm water directed to a water retention and recharge basin. The reservoir sits under a bamboo forest, helping water the plants and creating a central landscape feature. The groves help create a microclimate, enhancing ventilation and cooling the units down. 145
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PROGRAM
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ARTIST HOUSING COMPLEX
PROJECT STATEMENT The Arts District in Los Angeles is a unique area several blocks east from downtown centered around the first railroads into the city. It hasn’t always been the Arts District, however. Its history ranges from vineyards in LA’s first days to manufacturing in the first half of the 20th century to almost complete abandonment by the 1970’s. As manufacturing left for larger spaces and lower wages, the area become blighted and rents fell to rock bottom. Artists in the city, infamously poor, moved into the abandoned buildings illegally to lower their housing costs as they continued their work. This move was illegal due to the fact that this district was not zoned for residents and the buildings did not meet building codes for residential use.
already not affordable for most artists and if the problem continues to worsen, and there’s plenty of evidence that it will, then there is a real threat to the art district that currently exists. It is possible that the Arts District will continue to be a hub of creativity, but with high costs, the kind of creativity that will exist will be on the high end of the spectrum, not affordable or approachable for most people. To preserve the vibrancy and livelihood of the district, certain developments need to be emphasized to keep residents and tenants in place, such as affordable housing and creative zoning and urban rules.
Over time, the cheap rents and gritty art scene attracted enough artists that it drew the attention of the city, which made attempts to kick artists out. Enough creativity came from the area, which had little other hope for uses at the time, that the city was convinced to pass legislation, the AIR Ordinance, in 1981 to legalize and regulate the artist’s living situations. The area was also officially named the Arts District to help formalize the arts scene taking place. With the area legalized for artists, it helped spur growth of businesses such as cafes and galleries.
Moving forward with planning the Arts District, it is necessary to include measures that ensure a successful, lively, and pleasant neighborhood to live, work, and play in. This involves a re-zoning of the Arts District based on personal research that highlights housing, creative businesses, and food and prohibits large scale industrial. The urban rules that contribute to zoning require methods that encourage walkability, human scale, beauty, and a more sustainable Arts District. A new important rule dictates that 1/3 of new housing be leased as affordable housing. This rule is expected to help keep up and coming artists in the Arts District as living costs are expected to rise.
In the subsequent decades of the AIR Ordinance, the Arts District was successful in giving artists a place to live and work successfully without conflicting interests. As cities across the United States worked on lessening racial divides, slashing crime rates, and universally improving economic opportunities, inner cities started to become habitable again to the average individual in the late ‘90’s and early 2000’s. Density of food, opportunities, transit, resources, culture, and history started to become attractive as crime became less of a burden, bringing in increasingly wealthier individuals into the downtowns of major American cities.
Affordable housing is typically for people of low income who would otherwise not be able to afford living in an area of the city where the median housing cost or rent is too high. Affordable housing rents are much less than market rate housing rents and often times cities subsidize this cost to help make up for reduced profit for developers. For housing to be considered affordable, we look at the median home price or rent. When 50% of the population can afford a median home price, the market is considered balanced. As that value begins to drop, affordable housing begins to grow in demand and necessity.
This trend has picked up sharply in the 2010’s, gentrifying neighborhoods all over the country, replacing populations with ones of different socioeconomic statuses. One of these neighborhoods is the Arts District near downtown Los Angeles. Rents across the Arts District have been skyrocketing for the past several years, displacing up and coming artists with highly successful ones or even individuals with no connection to the Arts District. Rents have gotten to a point where large scale developments are profitable enough to tear down existing context. Artists are notoriously low on money, as the arts are underappreciated and undervalued with large amounts of competition. The area is
For housing to generally be considered affordable for any income, 30% or less of someone’s income can be used for rent and utilities. Affordable housing, in this case, can be taken as the average income of the artists living in the Arts District and surrounding area and rent can be placed at no more than 30% of that number.
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According to Renthop.com, current monthly median rental costs of studios in the Arts District run at $1,988, one bedrooms at $2,175, and two bedrooms sitting at $2,660. If an individual were to make $15 an hour at 40 hours a week, they take home a monthly income of $2,179 after taxes, making a studio apartment 91% of one’s income. If two artists were to split the two bedroom
rental, theyâ&#x20AC;&#x2122;d be paying 61% of their income each. These estimates are also generous in assuming a high hourly wage at a full time job, which many not be true of all artists in the district. The case has been made for an affordable housing project in the Arts District. For comparison, Santa Monica is a city bordering Los Angeles that is home to wealthy residents and businesses. In Santa Monica, Zillow.com currently lists the average cost of a rental unit at $5,000 a month. If the same individual from above were to live in Santa Monica, the average rent in Santa Monica would be 229% of monthly income or 114% of monthly income of two earners; not close to a 30% affordability at all. The Community Corporation of Santa Monica realizes this and has built multiple projects around the community to help people of lower incomes. Two of these projects were designed by Kevin Daly Architects to help bring lower income residents into the wealthy community. The Broadway Housing and the Tahiti Housing Project by Kevin Daly Architects are both attractive projects that encourage community growth by design. They implement passive design strategies such as natural ventilation, solar gain, materiality, natural flora, and microclimates. Both designs incorporate shared spaces, such as courtyards and playgrounds, underground parking, bridges, and unit entrances that face one another. Affordable and easily obtainable materials are used, such as concrete, wood, and metal. They are both great examples of how affordable housing can blend into a community as attractive, yet efficient in environmental systems and creating community. While affordable housing is important and in high demand in many American cities, this project in the Arts District is focusing on artists. Affordable artist living will be a project focusing not just on the ability for artist to afford living costs, but to spur creativity between residents of the project. The design of the facility will help facilitate community growth, increasing the comfort of residents and allowing them to build relationships that will ideally foster creativity among the residents after interacting with one another. The chosen site is in the southern portion of the arts district that sits between Mateo Street, Imperial Street, and the northern side of 7th Street. Despite the established popularity of the northern portion of the arts district, it is best to improve a part of the district that is beginning to gain in popularity. The area surrounding the site is home to several bars, cafes, and food, all attractive amenities to residents. 7th Street is a major thoroughfare, providing easy access via car or by bus, as the bus stop is right in front of the site. The area is home to several galleries and creative businesses, providing close access to job opportunities and a creative outlet. In total, the site is large enough to build a community of residents and the area provides jobs and amenities that residents
need in order to be happy. The current land values in the Arts District has evolved to a point where the estimated cost of the current site, including existing building footprints and open space, makes it difficult to have a housing project that leases primarily affordable units without substantial support from the city or NGO. Combing through real estate property for sale on LoopNet.com, a website focused on selling commercial real estate, finds dozens of properties in the Arts District selling for $130 to over $400 a square foot, with the average somewhere in the $200 range. This produces a cost estimate of the current site between $6.5 million and $20 million, far too high for a developer to focus primarily on affordable housing. The situation calls for at market rental housing, with 1/3 of units being affordable according to zoning regulations and the urban rules. The building is programed for 57 studio apartments, 24 1 bedroom apartments, 8 2 bedroom apartments, and work space for 38 people, with prioirity leasing given to tenants of the housing complex. This creative work space is a mixture of open and shared spaces between artists. 19 of the studio apartments and 11 of the bedroom apartments will be affordable housing to comply with zoning regulations. The layout of the program is a courtyard building, influenced by the precedent studies that focused on public space; primarily courtyards where units have direct access to and/or direct sight into the space. Following one of the urban rules of Preservation, the courtyard building has been raised off of the ground to hover over the existing context, leaving them almost entirely unaffected by the new construction. To maximize studio apartment units and access to courtyard space, the corners of the site have been turned into 4 additional, personalized courtyards, semi-surrounded by units. This will give the tenants a feeling of a semi-private courtyard that they can take mental ownership of. The circulation of the building is entirely external due to the fair weather of Los Angeles and allowing natural ventilation throughout the building. This gives the effect of a complex of masses, rather than one building. To give them proper shapes, each corner courtyard and accompanying units will maintain a distinct shape pronounced by corners and edges, specifically the edges without units to define them. The underside of the shapes will undulate with the ground and context, rising up over the context and flowing down into the voids towards the ground. The underside will be lower towards the street and will rise higher towards the center, creating an expanding effect towards the central courtyard.
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PROJECT AVATARS Avatars are those who are expected to live in the Affordable Artist Living complex. By estimating their needs and wants, it can help design and plan for a better building.
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Gallery Owner
Chef Gardener in a Studio Apartment
Sculpture in a Live/Work Apartment
Elizabeth Collins owns an art gallery in a rented space under the Affordable Artist Living complex. It is a good location for her business, drawing on the connections and expertise of the artists living above her and in the Arts District while operating a space on busy 7th Street. She has the corner gallery, doubling her window space compared to the neighboring gallery, which is owned by a friend of hers. She has no employees and instead relies on her friends as volunteers during showings. The space is large enough for about 15-30 pieces on the walls, has a unisex bathroom, and a small office for her work and planning.
Shaun Cain is a chef of a restaurant in downtown LA, serving up a variety of unique takes on familiar dishes. The creativity involved with combining ingredients and how it is served allows him to live in the Affordable Artist Living complex, despite him not having a skill in the basic arts. His cooking skills don’t stop at work and he prepares meals regularly for her friends in his one bedroom apartment on the 4th floor. The complex allows residents to maintain some garden space, but while the zoning allows only low-water flora, there is not a restriction on plants that provide food or spices, so he is able to grow most of her vegetables and herbs himself. Most of the complex is publically accessible, so the gardens that grow resident’s foods require a number password to access, which he understands.
Terry Lyons lives in one of the Live/Work apartments in the Affordable Artist Living complex. He has 5 other flat mates and everyone has their own bedroom, but they share two bathrooms, the living room, the kitchen, and the workspace. Terry was nervous about sharing space with people he didn’t know, but the rent was affordable and he needed work space to sculpt. There is room in the workspace for everyone to have 2-3 desks, enough space to work on a couple of projects at once. While his flat mates are not sculptures, he is still impressed with their work in other mediums. Terry maintains some part-time work around LA do afford rent and parks his car in the garage in the basement level, taking the elevator to his floor on days he’s tired.
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Store Employee at Pizzanista!
Nearby Resident
Painter in a Studio Apartment
Jeff Simmons works in Pizzanista! at 2019 E 7th St in the LA Arts District. He cooks pizzas on an almost daily basis, working about 35 hours a week there. Business continued as usual as the Affordable Artist Living complex went up and around his work place, despite the months of construction. Many more artists visit the pizza shop now, providing Jeff with interesting conversations about their work and life in the Arts District, as he commutes in from nearby East Los Angeles. Jeff now visits artists behind his work regularly, becoming interested and inspired by their work. He thinks he may take up some pottery classes soon.
Josephine Gonzales works as an accountant at a small firm in downtown LA, but she lives in the Arts District in one of the converted lofts. She enjoys the arts as a way of escaping from her job of numbers, a main reason for moving to the district despite her lack of creative skill. Her involvement in events and activities has led her to make a couple of friends in the Affordable Artist Living complex on 7th Street. She occasionally walks over to the complex to meet up with her friends, sometimes hanging out in their courtyard or in their studio apartments. She’s even read her book on their rooftop once or twice. Her job doesn’t allow her to apply to live in the complex, but that doesn’t stop her from enjoying the public spaces.
Terry Lyons lives in one of the Live/Work apartments in the Affordable Artist Living complex. He has 5 other flat mates and everyone has their own bedroom, but they share two bathrooms, the living room, the kitchen, and the workspace. Terry was nervous about sharing space with people he didn’t know, but the rent was affordable and he needed work space to sculpt. There is room in the workspace for everyone to have 2-3 desks, enough space to work on a couple of projects at once. While his flat mates are not sculptures, he is still impressed with their work in other mediums. Terry maintains some part-time work around LA do afford rent and parks his car in the garage in the basement level, taking the elevator to his floor on days he’s tired.
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Business Owner in a 2 Bedroom Apartment
Janitor & Maintenance
Russell Cox was one of the first to buy into the two bedroom units on the top floor of the Affordable Artist Living complex. While he or his wife are not involved in any creative arts or business, he owns one of the bars in the Arts District. It was important for him to be closer to where he works and to help him understand how the district is doing to better serve his customers. His ten year old daughter, Abigail, has enjoyed the move, playing in the courtyard of the building and making friends with local artists. Abigail has started painting due to the influence of the neighbors, which Russell and his wife encourage, seeing creativity as an important path of growth in their child.
Nadine Lloyd works as the janitor and basic maintenance for the apartment complex. Her workspace is in one of the towers that connect the residents to the ground with elevators and stairs. Her daily tasks involve keeping clean the courtyard, walkways, stairs, elevator, and rooms for the tenants, like the laundry room and rentable room. She can carry out basic maintenance in categories such as plumbing, electrical, and walls or paint, while being the go-to for calling in more advanced repair. Her â&#x20AC;&#x153;officeâ&#x20AC;? is not hard to find with her name outside the door. Tenants are comfortable asking for help and when she is too busy, they can schedule a time for her to help them.
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PROGRAMMING Examining the precedent studies, Arts District, and site requirements, the following spaces have been deemed necessary for the Affordable Artist Living.
RESIDENTIAL 60 Studio Units 500 ft2 each (30k) 12 One & Two Bedroom Units 900 & 1200 ft2 each (16.2k) 4 Shared Live/Work Units 2,100 ft2 each (8.4k)
PUBLIC 4 Stores 3,000 ft2 each (12k) Central Courtyard 10,000 ft2 Circulation 12,450 ft2
SUPPORT Laundry 600 ft2 ~30 Parking Spaces 11,000 ft2 Bike Parking 600 ft2 Resident Gardens 2,100 ft2 Superintendent Living 900 ft2 Trash Room 300 ft2 Maintenance Room 600 ft2 Meeting Room 300 ft2 Public Room 800 ft2 Delivery Zone 800 ft2
TOTAL: 106,450 ft2
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PROGRAM SIZE RELATIONSHIPS RESIDENTIAL
SUPPORT
PUBLIC
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PROGRAM RELATIONSHIPS The relationships between all of the building spaces depend primarily on their connection the central courtyard, with the courtyard being the primary means of access for residents.
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RESIDENCE LAYOUTS There are three distinct residence types in the complex. Studios and Live/Work are for artists, while the bedrooms are for any type of resident.
Studio x60
1 Bedroom x9
2 Bedroom x6
Live/Work x4
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PROGRAM DESCRIPTION These are the room type descriptions to get a better idea of the purpose of each one and their characteristics and qualities to keep in mind during the design process.
RESIDENTIAL Studio Apartment
One resident, or two with a shared bed, are able to live in the studio apartment after qualifying as someone with a creative talent or job. Only 2 spaces are necessary, one being the bathroom and the other being an open plan with the bedroom, living room, kitchen, and dining sharing the same space with access to a closet. The height of the unit should offset the small space so it does not feel too cramped. The Art District should be introduced into the units, either by color, texture, or style. The unit should be designed in a way that embraces the courtyard and/or walkways.
One Bedroom
One resident, or two with a shared bed, are able to live in the one bedroom apartment. Qualification of an artistic job is not required. Necessary spaces include a bedroom, a bathroom connected to the living and bedroom, a closet, living room, and kitchen. The Art District should be introduced into the units, either by color, texture, or style. The unit should be designed in a way that embraces the courtyard and/or walkways.
Two Bedroom
Up to four residents, two to a room with a shared bed, are able to live in the two bedroom apartment. Qualification of an artistic job is not required. Necessary spaces include two bedrooms, two bathrooms, with one connected to the living and a bedroom, two closets, a living room, and a kitchen. The Art District should be introduced into the units, either by color, texture, or style. The unit should be designed in a way that embraces the courtyard and/or walkways.
Live/Work
Six residents are assigned to each Live/Work Residence, one to each bedroom. They must individually qualify with a creative skill or job to be accepted. Necessary spaces include the 6 bedrooms, each with a closet, two bathrooms, a living room, a kitchen, and a work space large enough for every resident. The Art District should be introduced into the units, either by color, texture, or style. The unit should be designed in a way that embraces the courtyard and/or walkways.
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PUBLIC Courtyard
The courtyard is the most important feature of the Affordable Artist Living complex. The goal of the courtyard is to unite the residents together and create a sense of community. It is a publically accessible space that should be viewable from most units and should require most residents to walk through or above the courtyard in order to access their apartment. Residents should be able to easily view the space while being shielded from prying eyes in the courtyard. A diversity of space should be made, including softscape and hardscape, open and closed, intelligently lit at night, and include plenty of seating. It is directly accessible via all three streets, resident stairs, and the underground garage. Natural flora is important and the Arts District should be introduced by color, texture, or style.
Circulation
Circulation will be almost entirely publicly accessible to enhance the creation of community. Certain calming measures should be designed in order to enhance the feeling of safety and to encourage a peaceful environment. The circulation should be diverse but straightforward, creating a couple of key paths that each occupant is able to use to get to their home, but not overwhelm the inhabitants or waste space.
Stores
Other than the Pizzanista! shop and a bar next door, the remaining two existing buildings will be converted into retail or restaurant space, with an additional two stores built, one or both to serve as small gallery spaces that can be rented out to locals to showcase their work. The diverse options on site will help encourage the sense of community as a place of living, play, shopping, and work.
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MASSING The Affordable Artist Living complex follows the courtyard approach from precedent studies. The goal is to build community by encouraging residents to interact with one another. This interaction will likely lead to increased creativity output, as artists can work with one another and offer advice and inspiration. A majority of the complex will be floating above the ground for two reasons; one is to keep the existing context free from interference and the second is to allow a better sense of openness and freedom for the courtyard.
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The vertical circulation sits on the corners and will primarily be the means of structure between the residents and the ground. Two additional businesses will be placed to fill in gaps between existing context.
Circulation Studios Units Live/Work Units Bedroom Units New Businesses
GROUND FLOOR MASSING The ground floor is the primariy public space where building residents can mingle with residents, customers, and professionals from the surrounding neighborhood. There is an access point to each street in order to enhance connection to the surrounding context. The western entry point allows vehicles to park under the complex and deliver goods for the stores. Residents moving in can use the underground entry to move in furniture or artwork. The center courtyard will bring in light and greenery for the residents.
Circulation New Businesses Courtyard
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PUBLIC VS PRIVATE The residential units will be private, only allowing access to the tenant renting the space and the on-site superintendent and maintenance worker, with permission. Circulation, both vertical and horizontal will be public or semi-public to help encourage the feeling of community. There is a delicate design balance to create that feeling while also ensuring a level of safety to the residents.
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Public Private
LONGITUDINAL URBAN SECTION This section runs east to west and shows the relationship between the east and west wings and the courtyard in-between them. The garage is built under the courtyard and will give underground delivery access to the stores on the groundlevel.
Circulation Studios Units Bedroom Units New Businesses Courtyard
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Circulation Studios Units Live/Work Units Bedroom Units New Businesses Courtyard
TRANSVERSE URBAN SECTION The section runs north to south and shows the relationship between the north wing and the south wing and how they both hover above the ground and existing context.
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PROCESS OF
DESIGN FINAL DESIGN UPDATED PROGRAMMING FLOORPLANS INTERIOR ARCHITECTURE MODEL PHOTOS
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169 173 177 193 203
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THE FINAL DESIGN:
ARTIST HOUSING COMPLEX
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Imperial St
Mateo St
er LA Riv
7th Street
SITE DESIGN & URBAN CONTEXT The site selection for the Artist Housing resides along the southern border of the current LA Arts District, bounded by the LA River in the east, 7th Street to the south, S Alameda Street to the west, and E 1st Street to the north. The selected building site is defined by 7th Street on the southern edge, Mateo Street on the western, and Imperial Street on the eastern. The northern edge is bounded by a single story building, currently unoccupied. The surrounding neighborhood has a moderately successful mix of uses necessary for supporting residents, including grocers, restaurants, bars, coffee shops and creative jobs like art galleries, design firms, and printing services. These services and industries allow new residents to maintain a lifestyle mostly within the Arts District rather than leaving the neighborhood to meet their needs. The urban context is primarily one and two story buildings consisting of brick with accents of metal and concrete. Wood material choices are rare in the blocks surrounding the site. A majority of buildings were built in the 20th century prior to World War 2. Changes in industrial practices and living preferences led investment in the district to become almost non-existent for decades, up until the emergence of the arts in the â&#x20AC;&#x2DC;90â&#x20AC;&#x2122;s leading to the current boom of growth in the Arts District. This lack of investment for the last half of the 20th century has insured a collection of buildings that represent pre-WW2 architecture, rarely joined by more modern structures, excluding development from the last few years. Moving forward with planning the Arts District, it is necessary to include measures that ensure a successful, lively, and pleasant neighborhood to live, work, and play in. This involves a re-zoning of the Arts District based on personal research that highlights housing, creative businesses, and food and prohibits large scale industrial. The urban rules that contribute to zoning require methods that encourage walkability, human scale, beauty, and a more sustainable Arts District. A new important rule dictates that 1/3 of new housing be leased as affordable housing. This rule is expected to help keep up and coming artists in the Arts District as living costs are expected to rise.
Additional rules that are reflected in the design include street art on opaque surfaces facing streets, a diversity of shops/food with street access, access to nature via courtyards, planting new life for the ground taken up, and use of natural flora from the Los Angeles area. These all contribute to a more unique project that reflects a vision for a better Arts District. On the site are three existing structures, two which are empty and the third has a working pizza shop and a pub. The existing businesses will be kept and the empty ones will be placed with new businesses, the west one containing a restaurant and the east one containing two stores. To preserve the integrity of the existing structures, the housing complex will be elevated entirely above ground. This approach signifies a complete seperation between the two categories of structures; housing vs business, new vs old, brick vs concrete, metal, and wood. These materials are underutilized in the Arts District and will used in large quantities in the housing project. To help capture light to the underside of the project and to give a strong visual separation from the existing ground floor structures, the complex is raised 42 feet off of the ground. The underside of the housing project will undulate according to the context below it. Where the existing structures are, the underside will rise above them. The empty space below the structure is where the underside dips down as if to meet the ground. The design consists of 5 courtyards, one in the center that reaches from the ground to the sky. The remaining four courtyards are at each corner of the site starting on the first floor of housing raised above the existing structures and rise into the sky and out into the city. The number of accessible courtyards gives residents a variety of exterior spaces to enjoy.
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CHANGE IN PROGRAM
INTERIOR SPACE
SUPPORT 6%
The current land values in the Arts District has evolved to a point where the estimated cost of the current site, including existing building footprints and open space, makes it difficult to have a housing project that leases primarily affordable units without substantial support from the city or NGO. Combing through real estate property for sale on LoopNet.com, a website focused on selling commercial real estate, finds dozens of properties in the Arts District selling for $130 to over $400 a square foot, with the average somewhere in the $200 range. This produces a cost estimate of the current site between $6.5 million and $20 million, far too high for a developer to focus primarily on affordable housing.
STORES/ RESTAURANTS 16%
CRAFT STUDIOS 13%
The current situation calls for an Artist Housing Complex, which is at market rental housing, with 1/3 of units being affordable according to zoning regulations and the urban rules. The building is programed for 57 studio apartments, 24 1 bedroom apartments, 8 2 bedroom apartments, and work space for 38 people, with prioirity leasing given to tenants of the housing complex. This creative work space is a mixture of open and shared spaces between artists. 19 of the studio apartments and 11 of the bedroom apartments will be affordable housing to comply with zoning regulations.
BEDROOM APARTMENTS 31%
EXTERIOR SPACE GROUND FLOOR
STUDIO APARTMENTS 34%
CIRCULATION
CORNER COURTYARDS
23,040 FT2 173
44,800 FT2
76,800 FT2
Studio Apartments x42 17,220 FT2
Circulation 23,400 FT2
Extended Studio Apartments x15 9,225 FT2
One Bedroom Apartments x21 16,104 FT2
Two Bedroom Apartments x7 7,410 FT2
Parking 50,000 FT2
Craft Studios x13 10,100 FT2
Stores x6 12,600 FT2
Support 4,140 FT2
Corner Courtyards 14,800 FT2
Ground Floor 30,000 FT2
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MASSING DIAGRAMS The layout of the program is a courtyard building, influenced by the precedent studies that focused on public space; primarily courtyards where units have direct access to and/or direct sight into the space. Following one of the urban rules of Preservation, the courtyard building has been raised off of the ground to hover over the existing context, leaving them almost entirely unaffected by the new construction. To maximize studio apartment units and access to courtyard space, the corners of the site have been turned into 4 additional, personalized courtyards, semi-surrounded by units. This will give the tenants a feeling of a semi-private courtyard that they can take mental ownership of. The circulation of the building is entirely external due to the fair weather of Los Angeles and allowing natural ventilation throughout the building. This gives the effect of a complex of masses, rather than one building. To give them proper shapes, each corner courtyard and accompanying units will maintain a distinct shape pronounced by corners and edges, specifically the edges without units to define them. The underside of the shapes will undulate with the ground and context, rising up over the context and flowing down into the voids towards the ground. The underside will be lower towards the street and will rise higher towards the center, creating an expanding effect towards the central courtyard.
PROGRAMMING
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Support
Bedroom Units
Stores
Studio Units
Exterior Space
Craft Studios
ORIGINAL STRUCTURES VS NEW CONSTRUCTION Original
New
PUBLIC VS PRIVATE Public
Private
CIRCULATION Stairwells
Elevators
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REFLECTED CANOPY PLAN
N
CANOPY ELEVATIONS SOUTH
EAST
NORTH
WEST
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GROUND LEVEL
N
+ 2’ + 4’
+ 3’
+ 3’
+ 4’
+ 3’
+ 2’
+ 3’ + 6’
+ 5’
+ 4’
Lobby/Support Existing Structures
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LEVEL 1
1 Bed Apartment
N
2 Bed Apartment
Craft Studio
SOUTHERN ELEVATION
179
LEVEL 2
1 Bed Apartment
N
2 Bed Apartment
Studio Apartment
Extended Studio Apartment
EASTERN ELEVATION
180
LEVEL 3
1 Bed Apartment
N
2 Bed Apartment
Studio Apartment
NORTHERN ELEVATION
181
Extended Studio Apartment
LEVEL 4
1 Bed Apartment
N
2 Bed Apartment
Studio Apartment
Extended Studio Apartment
WESTERN ELEVATION
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Border Frames
Decking
Framing
2.5’ Thick Slab
STRUCTURE MATERIAL Concrete Wood
5’ & 2.5’ Thick Beams
Steel
Canopy Frame
2.5’ & 4’ Thick Columns
3’ Thick Slurry Wall
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STRUCTURE & FORM There are two leading concepts that drive the majority of structural designs in the housing complex. The first design move with the largest structural impact is the Artist Housing being raised above the existing context by 40 feet. The new superstructure should have minimal contact with the existing context, creating cantilevers in key places to help reduce impact on the context and to give the appearance of a partially floating building. The second design feature is what lies on the superstructure, which is standard sized apartment units. The majority of precedents for this building type leads to a traditional wood or metal stud framing system, saving on costs by simplicity and a familiar structural system used in most small or medium scale housing projects. The podium is the name given to a concrete slab and column structure with a standard wood framing system on top. The highest concrete slab of the podium acts much in the same way that a ground slab does for the wood framing system, allowing a strong fire resistant block between the two construction types. The superstructure that holds up the housing project consists of 18 2’ 6” diameter and 16 4’ 0” diameter reinforced concrete columns. There are 4 buildings independent of each other structurally, each with its own two-way concrete slab grid. The bedroom apartments and creative spaces have an orthogonal grid that lies on an east-west, north-side grid. The structure that contain the studio apartments have an orthogonal grid that has been rotated 45 degrees to allow the concrete slabs to cantilever 42’ over the northwest, northeast, southwest, and southeast corners of the site. The southern cantilevers give the impression of a building floating over the context while the northern cantilevers allow the courtyards above them to undulate downward in
elevation. The structure that rests on the slabs of the superstructure consists of 4” x 2” wooden stud frames for the five floors of the housing units. The apartment units have no unique or complex shapes or structural needs, so the standard wood framing system is perfect in terms of cost and ease of construction. The layout of the units stay the same on each floor, with studio units being mirrored every other floor. The wood construction will be platform framing for ease of fire proofing, construction, and a faster build as tasks such as electrical, plumbing, windows, and doors can be put into place while floors above are still being added onto. This further eases construction and costs because of the ability to mass produce walls and put them into place on the concrete podium or on top of the wooden floors below them. The total height of the 34 reinforced concrete columns is 66’, with 26’ below grade in the parking structure. Each column is accompanied with a 100’ tall, 5’ diameter concrete caisson to stabilize the building above them. The parking structure below grade is surrounded by a 3’ slurry wall and is able to support most of its structure through the housing complex columns, with additional 1’x1’ concrete columns in locations without the main columns to depend on. The unique structure of the underside of the housing complex is held together by a network of 6” hollow steel members that attach to the bottom of the main concrete slab of the podium. 2” thick aluminum paneling in the shape of right triangles undulate to act as a canopy of the ground floor and context.
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FACADE DESIGN The facade design is visually simple in form due to the complex spatial relationships taking place in the forms of the building and courtyards around the housing complex. However, this should not negate opportunities for facade depth through resident balconies.
their balcony. Above the large glass panels are 3’x1’ 6” spandrel glass panels to cover the structure and drop down ceiling. The balconies allow users to place small plants, grills, and decorations, allowing the facade to host some individualization according to each resident.
The most notable facade component are the shapes that border all of the apartments. The four corner shapes contain studio apartments along the two sides of the shape facing into the housing complex, while the two sides facing outwards are simply an outline used to capture the courtyard space. These shapes are a white stucco to stand out and contrast the urban context and to highlight the apartment units while allowing a seemingly seamless shape.
The apartment units that face towards the street or one of the four corner courtyards will have a warm stucco color of either red, orange, or gold, depending on the location of the unit. The combinatoin of the wood screens with the stucco color and the white border allows the facade to highlight the living units of the tenants. The differing colors allows characterization of the courtyards. The lobby on the ground level is host to a large glass facade on the southern, northern, and the small western facade. The front lobby is tall and the large windows allow a spacious first impression when prospective tenants enter or current tenants enter to get their mail or reach their unit. The northern and western facades of the ground level is host to meeting rooms that the faculty and tenants can use. The large windows are for gathering as much light as possible, as this portion of the building is underneath the hovering apartment units above.
Floor levels that are not covered by the border shapes will be shown with a warm grey concrete. This helps give users and the surrounding neighborhood context on building height due to the fact that the complex is raised 40 feet above the ground, with no occupiable space in that distance. The concrete acts as a floor extension and becomes balconies for the one and two bedroom apartments in the south center of the housing complex. In the four corner courtyards, the concrete either acts as a balcony or is almost flush with the bedroom of each studio unit, being pushed out by 3 inches to draw a distinction between the floor levels and the occupiable space. The facade of the floor depth in between each datum is an operable wooden screen, similar to the facade of the Wilanowska Housing Complex. To bring in ample amounts of natural light and great views of the Arts District, the facades of the units facing out towards the street will have large windows, but raise the issue of privacy while inhabiting a compact space or excessive light in the summer months. An operable screen is used to solve this problem, acting as a sun shading and privacy device when closed while when open, allowing users to take in maximum light and freely occupy their balcony space. The screens are made of 4”x2” wooden louvers spaced 8” apart, with the long side facing out. The louvers are vertical to contrast with the horizontal floor levels. The screens open and fold away to the side of each apartment unit, allowing a certain amount of privacy and noise blockage from their adjoining neighbor. The screens act as an extension of the studio apartment walls when they have been fully opened and folded to the side of a unit. Behind the screens are large 3’x10’ 0” windows to allow in ample light, with one panel acting as a door for each unit to access 189
The underside of the complex is a uniquely important facade, easily visible by tenants and passerby alike. It undulates according to the existing building context, rising higher over structures and lowering (closer to users) where open space exists. The facade is lower on the peripheral of the complex while higher adjacent to the internal, central courtyard. This gives a expanding effect to the courtyard when occupants walk under the complex. The material of the underside is in strips parallel to the street to give a feeling of motion as it travels up and down over the shape. A bright, highly reflective material will be used to help reflect light around the ground floor where the sun does not directly shine. To enhance the expanding effect of the central courtyard, the railings of the stairs and circulation are 3’ tall, 2”x2” wooden rods vertically placed to accentuate the verticality of the space, similar to the courtyard of the interior of the Perro Vie Jo Restaurant. The central courtyard is surrounded by circulation space that allows access to many of the apartments. Smaller windows are placed here because of the high foot traffic but still allow ventilation and light to enter units from at least two sides of each unit.
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INTERIOR ARCHITECTURE The first spatial experience that many will have will be through the lobby near the southeast corner of the site. Tucked between Pizzanista! and a store, both in structures that existed beforehand, is the lobby, home to 3 elevators, a front desk with a security guard, and a stair that leads up to the apartment units and one that goes down into the garage. Down the hall in the northern direction are support spaces for the tenants, including laundry, maintainance, conference rooms, and multi-use spaces. The artist housing complex consists of a variety of interior and exterior spaces, including ones that are a mix between the two. There are multiple exterior courtyards that are partially enclosed, either bordered by apartment units or a thin shape that follows the corners of the courtyard spaces if they were entirely filled with program. The halls that serve all of the units are enclosed on the floor, ceiling, and at least one wall. The residents of the housing complex have access to a world above the Los Angeles Arts District. The residents have access to each of the four corner courtyards, with the studio apartments having direct visual of one courtyard. Looking down 193
from these units, one would see an interaction of residents and their guests in a space elevated above the surrounding context. This adds to the impression of a separated space from the Arts District, adding a degree of privacy and freedom from the busy world, but still have the ability to watch from a distance. The elevated housing complex allows all tenants to have access to views around the Arts District. The studio apartment units consist of three spaces; the bathroom, the balcony, and the living area, which consists of the kitchen and areas for a bed and a table or couch. The balcony is pushed into the studio unit, while the interior area for the bed meets the facade. The one and two bedroom apartments share similar floorplan layouts. The kitchen is on the right hand side when one enters while the living room and dining area are on the left. The bedrooms of both units face outward away from the central courtayrd. The southern bedroom apartments get a balcony to each bedroom. The walls facing towards the corner courtyards have floor to ceiling windows for natural lighting, while the wall facing the corridor gets a small window for natural ventilation and the ability for residents to interact with passerby while in the kitchen. The windows and balconies
facing the courtyards have wooden screens to help filter light, if necessary, and allow privacy from the neighboring studio apartments. The artist studios are the spaces that residents have the ability to rent to do their professional work or personal hobbies. They are adjacent to the four courtyards at the corners of the housing complex. This placement allows the artist studios to open up to the courtyards for access to natural ventilation, a communal space for interaction, and an area where larger work can take place on occasion. Each studio has one or two sliding glass door openings to allow work to be brought easily in and out. The windows are floor to ceiling for ample natural light. To access any apartment unit, one must use one of the six stairs, all of which are external, or one of six elevator shafts with most access points also external. The California climate allows these spaces to remain outdoors without significant loss of comfort for residents. The circulation around the complex is also almost entirely external. Most studio and bedroom apartments have two access points to the outdoors, either through a balcony or the circulation corridors. The balconies of the studio apartments overlook one of the four corner courtyards, allowing
residents to connect with other residents enjoying the outdoor space. The lobby floor is a light, polished concrete while the walls are a typical plaster painted white. The eastern wall of the lobby is kept the red brick of the existing neighboring structure. The circulation spaces are simple with concrete ceilings and floor, with metal walls and some have wood screens facing the central courtyard. The stairs share the same colored concrete and have vertically patterned railings or screens made of a light colored wood. The studio and bedroom apartments have wooden floors, with accents of wood in the kitchens and bathrooms in the cabinetry. Light grey concrete accents exist throughout the apartments while the plaster walls are painted white to give a clean aesthetic, while one wall is the colored stucco from the exterior walls. The artist studios will have the light grey concrete as a floor instead of wood to survive the more chaotic conditions of being creative, such as stains, dropping heavy supplies, or the dragging of materials. Wood accents will be used for some of the storage cabinets.
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UNIT LAYOUTS
STUDIO APARTMENT 410 FT2
1 BEDROOM APARTMENT 850 FT2 195
EXTENDED STUDIO APARTMENT 615 FT2
2 BEDROOM APARTMENT 1,185 FT2 196
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SKETCHES
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EARLY ITERATIONS
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DESIGN PROCESS THROUGH PHYSICAL MODELS
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BIBLIOGRAPHY
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History Case Study Houses Pg 83-86
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Garkavenko, Alex. "Watch These 5 Short Films Through the Eyes of the Eames." Architizer. 2016. Accessed November 2016. http://architizer.com/blog/short-films-by-the-eames/ Pg 83-86
Gudiel, InĂŠs Rodrigo. "Case Study Houses." Case Study Houses. 2011. Accessed November 2016. http://inesrgudiel.blogspot.com/2011/08/case-study-houses.html Pg 83-86
Kudler, Adrian. "Case Study House 25." LA CURBED. February 2015. Accessed November 2016. http:// la.curbed.com/2015/2/26/9986966/case-study-house-25-frank-house-82-rivo-alto-canal#0 Pg 83-86
Naibann, Ricky, and Wiroon Naibann. "NaiBann.com." NaiBann.com. Accessed November 2016. http://www. naibann.com/two-storey-modern-home-steel-glass-natural-garden/ Pg 83-86
"Pacific Palisades Top Property: Eames and Saarinen's Case Study House #9." Partners Trust Blog. 2015. Accessed November 2016. http://www.thepartnerstrust.com/blog/2012/03/pacific-palisades-top-property-eamessaarinens-case-study-house-9/
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Pg 83-86
"PIERRE KOENING / The Stahl House (Case Study House #22)." Tophomexxx.com. 2015. Accessed October 2016. https://tophomexxx.com/2015/01/16/pierre-koenig-the-stahl-house-case-study-house-22/ Pg 83-86
"Stahl House in Los Angeles, CA; Designed by Pierre Koenig." 66 Sites Network. Accessed November 2016. http://houseandroom66.com/stahl-house-in-los-angeles-ca-designed-by-pierre-koenig/ Pg 83-86
"Stahl House Poster Print." Wallpart.com. Accessed November 2016. http://wallpart.com/poster/penccil------stahl-house-211054832 Pg 83-86
@AFlashBak. "Touching The Mid-Century Dream In Pierre Koening’s Stahl House |." Flashbak. Accessed November 2016. http://flashbak.com/touching-mid-century-dream-pierre-koenings-stahl-house-57306/ Pg 83-86
Hasxx. "« Case Study Houses Program » _ John Entenza." HASXX. Accessed November 2016. http://hasxx. blogspot.com/2013/10/case-study-houses-program-john-entenza.html Pg 83-86
@dead_bees. "Ультрасовременное имение одного из создателей "Симпсонов", которое можно купить за 18 млн. долларов." Мертві бджоли. 2015. Accessed November 2016. https://deadbees.net/ultrasovremennoe-imenie-odnogo-iz-sozdatelej-simpsonov-kotoroe-mozhno-kupit-za-18-mln-dollarov/ Pg 83-86
Www.360doc.com. "以爱之名，设计大师们的爱巢有多浪漫." 以爱之名，设计大师们的爱巢有多浪 漫. Accessed November 2016. http://www.360doc.com/content/16/0214/23/17132703_534649304.shtml
Earthquakes Pg 7-9
@KCET. "California Fracking = The Big One?" KCET. 2016. Accessed November 2016. https://www.kcet.org/ redefine/california-fracking-the-big-one Pg 7-9
"Earthquake Glossary - Amplification." Earthquake Glossary - Amplification. Accessed November 2016. https:// earthquake.usgs.gov/learn/glossary/?term=amplification Pg 7-9
“Introduction to the National Seismic Hazard Maps.” Introduction to the National Seismic Hazard Maps. Accessed November 2016. https://earthquake.usgs.gov/hazards/learn/ Pg 7-9
"Significant L.A. Area Earthquakes: 1769-Present." Quake City. 2014. Accessed November 2016. https://foreshock.wordpress.com/significant-la-area-earthquakes-1769-present/
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History of Growth and Sprawl Pg 10-14
Kudler, Adrian Glick. “Watch the Strange Growth of Los Angeles, From 1877 to 2000.” Curbed LA. 2014. Accessed December 02, 2016. http://la.curbed.com/2014/4/3/10121264/watch-the-strange-growth-of-los-angeles-from-1877-to-2000. Pg 10-14
“Built: LA.”Accessed September, 2016. http://cityhubla.github.io/LA_Building_Age/#12/34.0267/-118.2621 Pg 10-14
“Historical Timeline of Los Angeles.” Get Lost in L.A. Accessed October, 2016. http://www.discoverlosangeles. com/blog/historical-timeline-los-angeles
History of the Arts District Pg 75-76
“Google.” https://www.google.com/streetview/ Pg 75-76
“MyNewsLA.com - Breaking News for Greater Los Angeles and Orange County.” MyNewsLA.com. Accessed October, 2016. http://mynewsla.com/. Pg 75-76
“Cartwheel Art.” Cartwheel Art. Accessed October, 2016. http://www.cartwheelart.com/. Pg 75-76
“The Arts District: History and Architecture in Downtown L.A.” Accessed October, 2016. https://www.laconservancy.org/sites/.../ArtsDistrict_Booklet_LR.pdf
Neighborhood Pg 31-50
"Los Angeles, California (CA) Income Map, Earnings Map, and Wages Data." Los Angeles, Accessed September 22, 2016. http://www.city-data.com/income/income-Los-Angeles-California.html.
Pg 31-50
"Building Age//1890-2008." Built:LA. Accessed September 21, 2016. http://cityhubla.github.io/LA_Building_ Age/#12/34.0267/-118.2621. Pg 31-50
"Los Angeles Times." Neighborhoods Median Income. Accessed September 21, 2016. http://maps.latimes.com/ neighborhoods/income/median/neighborhood/list/.
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Pg 31-50
"Census Profile: Los Angeles, CA." Census Reporter. Accessed September 21, 2016. https://censusreporter.org/ profiles/16000US0644000-los-angeles-ca/. Pg 31-50
"No 2 Homeless." Digital image. BARBARA BROWN, HOMELESS DIES ON SKID ROW DURING EL NIÃ&#x2018;O. January 10, 2016. Accessed September 23, 2016. http://www.no2homeless.com/barbara-brown-homeless-dieson-skid-row-during-el-nino/. Pg 31-50
"Reddit." Digital image. Shot I Took Last Night near Skid Row. December 1, 2015. Accessed September 23, 2016. https://www.reddit.com/r/LosAngeles/comments/396t2i/shot_i_took_last_night_near_skid_row/. Pg 31-50
"HichiMin." Digital image. April 15, 2011. Accessed September 23, 2016. http://myblueday.tistory.com/7932. Pg 31-50
SUN.SAND.STYLE.LA. Digital image. Santee Alley!!!! March 22, 2015. Accessed September 23, 2016. https:// trendspottingla.wordpress.com/. Pg 31-50
"Curbed Los Angeles." Digital image. Inside the Massive Megaproject That Will Transform Downtown LA's Fashion District. June 29, 2015. Accessed September 23, 2016. http://la.curbed.com/2015/6/29/9944732/city-market-los-angeles-fashion-district. Pg 31-50
"Flickr." Digital image. L.A. FASHION DISTRICT SANTEE ALLEY - LOS ANGELES, CALIFORNIA. June 24, 2009. Accessed September 23, 2016. https://www.flickr.com/photos/navymailman/3659420756. Pg 31-50
"Quora." Digital image. Is There a Large Japanese Population or Area within New York City? February 08, 2012. Accessed September 23, 2016. https://www.quora.com/Is-there-a-large-Japanese-population-or-area-withinNew-York-City. Pg 31-50
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Pg 31-50
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"Sparano Mooney Architecture." Digital image. SCENE STEALER: UNDERGROUND ART, ARCHITECTURE AND DESIGN IS BOOMING IN LOS ANGELES. July 14, 2016. Accessed September 23, 2016. http://www.sparanomooney.com/blog/scene-stealer-underground-art-architecture-and-design-is-booming-in-los-angeles. Pg 31-50
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"KCET." Digital image. Promise, Pitfalls and the Boyle Heights Arts District. September 16, 2012. Accessed September 23, 2016. https://www.kcet.org/shows/artbound/promise-pitfalls-and-the-boyle-heights-arts-district. Pg 31-50
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Regional Regional Transit Pg 15-18
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Sheehan, Tim. "In California's High-speed Train Efforts, Worldwide Manufacturers Jockey for Position." Fresnobee. December 27, 2014. Accessed December 02, 2016. http://www.fresnobee.com/news/local/high-speedrail/article19528899.html.
Zoning History Pg 53
"The E.O.C. Ord's First Map of the City of Los Angeles, Drawn in August 29, 1849 :: California Historical Society Collection, 1860-1960." Accessed December 05, 2016. http://digitallibrary.usc.edu/cdm/ref/collection/ p15799coll65/id/12770. Pg 54
Council of the City of Los Angeles, “Ordinance No. 9774.” July 25, 1904. Accessed December 05, 2016. http:// recode.la/sites/default/files/file_attachments/basic_page/OrdNo9774-ResidentialDistricts%28July%2025%20 1904%29.pdf
Gentrification Maps Pg 69-70
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Zoning Information Pg 55-66
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Los Angeles Department of City Planning. "Arts District Draft Live/Work Interim Zone." October 30, 2014. Accessed December 5, 2016. http://planning.lacity.org/Ordinances/DraftArtsDistrictLive-WorkOrd.pdf.
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Pg 55-66
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City of Los Angeles. "Capture Community Opportunities." In Los Angeles River Revitalization Master Plan. April 2007. Accessed December 5, 2016. http://boe.lacity.org/lariverrmp/eireis/pdf/07_Chapter_6_Capture_Communities_Opportunities_050107.pdf.
Personal Research Precedents Pg 139-146
“Broadway Housing / Kevin Daly Architects.” ArchDaily. 2014. Accessed November 2016. http://www.archdaily. com/503233/broadway-housing-kevin-daly-architects Pg 139-146
Hedges, Kris. “2602 BROADWAY.” Kris Hedges. Accessed November 2016. http://www.krishedges.com/professional/2602-broadway Pg 139-146
@dezeen. “Kevin Daly Builds Low-cost Housing Community in Santa Monica.” Dezeen. 2015. Accessed November 2016. https://www.dezeen.com/2015/05/16/kevin-daly-architects-broadway-housing-development-low-cost-santa-monica-california-angled-green-hoods/ Pg 139-146
“Social Complex in Alcabideche / Guedes Cruz Arquitectos.” ArchDaily. 2015. Accessed November 2016. http:// www.archdaily.com/591843/social-complex-in-alcabideche-guedes-cruz-arquitectos. Pg 139-146
“Spectrum Apartments / Kavellaris Urban Design.” ArchDaily. 2016. Accessed November 2016. http://www. archdaily.com/787622/spectrum-apartments-kavellaris-urban-design Pg 139-146
“Tahiti Housing.” Kevin Daly Architects. Accessed November 2016. http://kevindalyarchitects.com/projects/ tahiti-housing/
Problem Pg 89-92
“Affordable Housing.” US Department of Housing and Urban Development. Accessed November 2016. http:// portal.hud.gov/hudportal/HUD?src=/program_offices/comm_planning/affordablehousing
217
Pg 89-92
“Apartment Rental Data.” MyApartmentMap. Accessed November 2016. http://www.myapartmentmap.com/ rental_data/ Pg 89-92
@renthop. “Apartments for Rent.” Renthop. Accessed November 2016. https://www.renthop.com/ Chiland, Elijah. “Mapping the Arts District’s Never-ending Parade of Development.” Curbed LA. 2016. Accessed November 2016. http://la.curbed.com/maps/arts-district-los-angeles-development-map Pg 89-92
“Los Angeles Rentals.” Craigslist. Accessed November 2016. https://www.craigslist.org/about/sites Pg 89-92
“Median Household Income by State: A New Look at the Data.” Advisor Perspectives. Accessed November 2016. https://www.advisorperspectives.com/dshort/updates/2016/10/14/median-household-income-by-statea-new-look-at-the-data Pg 89-92
“Real Estate, Apartments, Mortgages & Home Values.” Zillow. Accessed November 2016. http://www.zillow. com/
Photos Pg 197-202 Siebenmorgen, Jay. Model Photos. May 4, 2017. Manhattan, KS.
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