Atwater Village A Vision for the River Glen Opportunity Area
Presented by: Team V Arfakhashad Munaim, 1st year MURP Candidate Wenchong Lai, 2nd year MURP Candidate Hye Jeong Yoo, 2nd year MURP Candidate Youngjun Kim, 2nd year MURP Candidate UCLA Luskin School of Public Affairs Fall 2012Š We are greatly thankful to Professor Vinit Mukhija for his continuing guidance and support throughout the development of this proposal
Atwater Village: A Vision for the River Glen Opportunity Area i
Contents
Site Analysis The site analysis provides an in-depth study of the River Glen area identifying a regional context analysis and historical background followed by synoptic analysis of existing street patterns, architectural building types, and accessibility throughout the site. The site analysis identified the strengths and weaknesses, and the opportunities and constraints of the proposed site.
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Masterplan As a result of the site analysis, a masterplan was created using principles of Traditional Neighborhood Design to enhance the existing functions and preserve these constructions into a compact and connected urban development. The masterplan is a holistic compilation of a multi-layered approach that reflects the team’s visionary goals for the River Glen area.
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Atwater Village: A Vision for the River Glen Opportunity Area ii
Site Analysis
“This is a rare community in Los Angeles, a small town in the middle of a sprawling metropolis.� Leonora Gershman-Pitts Atwater Neighborhood Council
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Atwater Village: The River Glen Opportunity Area
Atwater Village lies between the Los Angeles River to the west and Glendale to the north and east. The neighborhood is set amongst several urban and landscape nodes that build the fabric of the area. Atwater Village spans 1.78 square miles with over 100 blocks of development. It was initially populated by the Tongva Native American tribes during the early 1800’s and created an agricultural enterprise in the area. In 1868, prominent William Carr Belding (WCB) Richardson purchased the 671-acres known as Santa Eulalia Rancho. Soon after, development was rapidly changing the environment into a residential area towards the middle- and southside of the site, whereas, the industrial uses were shifted towards the north. As development spurred, population increased and streets were created to allow access throughout the site. The first local transportation: The Big Red Trolley was introduced in 1904 and progressively transformed the area into a vehicle-oriented community. Throughout time, Atwater Village underwent several cultural transformations and became one of the “hippest” towns in Los Angeles, which many celebrities resided.
Area. It is predominant in manufacturing and industrial businesses with a vibrant economy shunned against the public realm. Although the River Glen area is inherently beautiful, there are a wide range of social, physical and economical concerns that have created a loss of diversity within the site. The street borders are largely determined by fenced borders that seem to illustrate an ‘uninviting feel to the neighborhood. Team V were primarily concerned with the view-shed of the Los Angeles River, vacant parcels, incomplete street network, production-oriented environment and fostering a safe and accessible environment. In addition, several places that activates the public life is the Brewery, the newest addition to the area provides a vibrant lifestyle for visitors and serves as a catalyst for the industrial functions as an architectural icon for warehouse-type buildings. We have deconstructed this project by taking a multi-layer approach by learning about the opportunities we observed and proposing alternative solutions that will possibly enhance the character of the neighborhood. Welcome to the River Glen Area at Atwater Village.
Our project entails the northern portion of Atwater Village known as the River Glen
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Context Analysis
Atwater Village: A Vision for the River Glen Opportunity Area 6
Regional Transportation
Freeway Rail road Bike path Site Boundary Bus stop Atwater Village: A Vision for the River Glen Opportunity Area 7
The Los Angeles River The Los Angeles River stretches 52 miles across the Los Angeles region with a soft sandy bottom with a variety of plant species, creating a habitat of greenery and an abundance of wildlife. In 1938, a massive flood led to destruction of homes along the banks of the river throughout Atwater Village, which ultimately led the Army Corps of Engineers to build concrete embankments in the north site of Atwater Village.
The Los Angeles River (1900’s) as a natural environment.
Northern part of the Los Angeles River, River Glen (2012) with concrete.
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Historical Atwater Village (circa 1900’s)
Left: Metropolitan coach lines (1955). Center: Japanese farmers in the strawberry fields (1900’s). Right: Early single-family housing tracts on Revere Ave (1922).
Left: Atwater Tract Office (1955). Center: Retail development on Glendale Blvd. (1974). Right: Single-family home on 3202 Larga Ave (1940’s).
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Demographics the following information illustrates the racial and ethnic distribution in 2010 compared to the change in racial and ethnic population since 2000.
Population in 2010
10937
Change since 2000
-5.83%
White population Percentage Change from 2000 Black population Percentage change from 2000 hispanic population
3238 29.60% -10.2 163 1.37% 22.26% 5380
percentage
44.57%
change from 2000
12.62%
asian population percentage change from 2000 multiracial population percentage change from 2000
2650 21.19% 3.80% 285 2.25% 23.39%
Source: U.S. Census Bureau
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Figure Ground
The neighborhood map of building footprints shows a diversity of building profiles, open spaces and vacant parcels that help identify a visual understanding of the River Glen area development. Atwater Village: A Vision for the River Glen Opportunity Area 8
Land Use Development
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Sections N
B
Zoo Dr.
L.A River
Bike Path
Industrial Zone
Pedestrian Path
W San Fernando RD
A’
L.A River
Bike Path
B
San Fernando RD
Rail Way
A
Golden State FWY
B’
Pedestrian Path
Industrial Zone
Industrial Zone Exchange St.
San Fernando RD Rail Way
B’
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Sections N
Ventura Freeway L.A River
C
Industrial Zone
Sperry St.
Brazil St.
Doran St.
C’
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Observations: opportunities for land use planning and design
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Survey of Architectural Building Types
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Synoptic Analysis: Architectural Building Types
Warehouse buildings
Pole-barn buildings
Industrial buildings
Commercial buildings Atwater Village: A Vision for the River Glen Opportunity Area 14
Synoptic Analysis: Architectural Building Types
The Brewery is an example of a manufacturing site that becomes more dynamic and attractive when it also incorporates customer-oriented functions.
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Observations: Opportunities for street improvements and economic development
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Street Network
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Synoptic Analysis of Street Network
West San Fernando Road spans 60 feet wide
Oversized Cul-de-Sac (Doran Street)
Informal alleys that serve as connectors
Streets that are 40 feet wide Atwater Village: A Vision for the River Glen Opportunity Area 18
Urban Agriculture
The dilapidated trolley line infrastructure hosts informal gardening. The masterplan seeks to use these resources and transforming them into urban garden centers for community collaboration.
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Observations: Opportunities for connections
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Street Border Analysis
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Synoptic Analysis of Street Border
Located in the riverfront area, there is no articulated access point to the L.A. River.
Such gate openings are physical obstructions that create psychological tension that deters people from entering the site.
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Existing Program The River Glen area is comprised of various manufacturing and industrial uses that offers a disconnection between the employees and residents, public and private spaces, natural resources and a safe environment. The following images are observations taken to describe the existing conditions.
Right: Manufacturing of plastic milk bottles Below: Homeless encampment along the L.A. River walkway
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Graffiti by local gang members
Hostile fencing that is not inviting
ublic Right of Ways Top: Poor urban design Right: Hostile fencing Below: Unkempt landscaping and no sidewalks
Atwater Village A Vision for the River Glen Area29 1 Atwater Village: A Vision for the River GlenOpportunity Opportunity Area
Interviews of the people at Atwater Village
“There are several homeless people that live around the L.A. River at Atwater Village. We all see each other on Sunday mornings at the Media Church Center. I have to defend my space wherever I move along the River because there are people who come to the River that act intolerant of the surroundings…” --Juan, homeless resident at Atwater Village
“About 50% of the employees are from Atwater Village, whereas, the rest come from the Los Angeles region. We have provided clarifiers and send monthly reports the City.” --Craig, American Reclamation Inc.
“The Brewery is a happening place. People come from everywhere, including local residents to tourists. We hold events at Whole Foods and biking events that get people together.” --Mike, waiter at The Pub at Golden Road Brewery
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Masterplan
The Architect, by his arrangement of forms, realizes an order which is a pure creation of his spirit; by forms and shapes he affects our senses to an acute degree and provokes plastic emotions; by the relationships which he creates he wakes profound echoes in us, he gives us the measure of an order which we feel to be in accordance with that of our world, he determines the various movements of our heart and of our understanding; it is then that we experience the sense of beauty. Le Corbusier, 1920
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Masterplan Framework
Vision Atwater Village is a unique neighborhood with a diversity of land uses. The River Glen area is predominant in manufacturing and industrial with polebarn and industrial building types. Each building functions uniquely with a whole different world inside. The Vision for the River Glen Opportunity Area materializes the principles of Traditional Neighborhood Design by seeking to create a “Complete Industrial Zone� that activates the public and private realm through a series of collaborative interventions: integrate pedestrian walkways and vehicle-oriented streets into shared spaces, create a contextual architectural language among vacant parcels, and foster higher-learning for the community by developing academic programs with the recycling site and cultivating urban gardens.
Objectives The objectives constitute a framework for creating the vision for the River Glen Opportunity Area. There are three primary objectives that are developed through a multi-layered approach:
Increase the connectivity throughout the site; then
Preserve and enhance the physical and social constructions.
Link the existing industrial functions with the public realm; and
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Masterplan Program Strategies • Preserve the existing industrial functions; • Encourage a range of creative and attractive interfaces between industrial production and public activities; and • Identify suitable locations to host these programs
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Street Network Strategies • Use existing infrastructure; • Open up fences to allow pedestrian access; and • Extend dead-end roads to well-designed and connected streets.
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Landscape Design Program Strategies • Highlight the industrial elements and urban form; • Envision landscape as a civil and environmental art and infrastructure; and • Address the needs of edible landscape and urban agriculture.
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Massing Strategies • Create a continuous street wall that by infill development; and • Enclose buildings to create courtyard spaces as open and inviting along the non-motorized lane.
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Phasing Strategy
Phase 1: Remove barriers by modifying existing fences to increase accessibilty. A program will be needed to identify which fences can be removed and its extent.
Phase 2: Insert green spaces to enhance pedestrian walkways and landscape of the site. These green spaces help to establish the placemaking of the site.
Phase 3: Fill in the vacant areas with similar development that illustrates a contextual design language of the existing site. Proposed buildings create meaningful courtyard spaces and activate the public and private realm.
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Section N
A
Golden State FWY Bike Path
A
L.A River Pedestrian Path
Industrial Zone
Industrial Zone Exchange St.
A’
San Fernando RD Rail Way
A’
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Existing and Proposed Design: Retail Storefront on Cutter Street
Trolley Walkway Atwater Village: A Vision for the River Glen Opportunity Area 36
Existing and Proposed Design: The Recycling Site
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Existing and Proposed Design: Southwest Corner of the Plan Area
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Existing and Proposed Design: The Red Line Trolley
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Existing and Proposed Design: Sperry Road
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Existing and Proposed Design: Waterfront along the River Glen
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Proposed Design: Waterfront along the River Glen
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Atwater Village A Vision for the River Glen Opportunity Area
UCLA Luskin School of Public Affairs
Fall 2012