Revitalizing the Superblock

REVITALIZING

THE SUPERBLOCK a TOD design proposal for the san fernando valley

UP 273 FALL 2013 adam monaghan • vicente romero • carla salehian

TABLE OF CONTENTS

SITE ANALYSIS 1. Introduction.........................................................................................................................Page 1 2. Aerial Map............................................................................................................................Page 2 3. Parcel Map and Building Footprints.......................................................................Page 3 4. Figure-Ground Map (Existing)...................................................................................Page 4 5. Land Use Map....................................................................................................................Page 5 6. Demographic Analysis....................................................................................................Page 6 7. Site Visit Photographs.....................................................................................................Page 9 8. Lynch Analysis - Existing Conditions......................................................................Page 10 9. Lynch Analysis - Proposed Changes......................................................................Page 12 PROJECT PROPOSALS 10. Project Goals and Objectives....................................................................................Page 13 11. Project Concepts and Proposals..............................................................................Page 14 12. Intensities of Development.........................................................................................Page 15 13. Aspirational Images..........................................................................................................Page 16 14. Site Plan..................................................................................................................................Page 17 15. Building Sections................................................................................................................Page 18 16. Right of Way Sections....................................................................................................Page 19 17. Figure-Ground Map (Proposed)..............................................................................Page 20 18. Massing Diagram...............................................................................................................Page 21 19. Model Viewports...............................................................................................................Page 22

INTRODUCTION a new vision for panorama city

In almost any given context, the “superblock” is often described as a negative characteristic of city form; that their lack of human dimension and street-level activity create unwelcoming pedestrian spaces. Consequently, when tasked with creating a transit-oriented district site plan in the heavily automobile-oriented Panorama City neighborhood in the San Fernando Valley, our team decided to take on this challenge and reimagine and revitalize a typical 19-acre “superblock” as a vibrant, pedestrian-oriented place. We would do this by building nearly 1.5 million square feet of mixed residential and commercial space and around 8.3 acres of open space in hopes of meeting the needs of the existing young, predominantly Hispanic, and lower-income community and attracting more residents and workers into this neighborhood.

The following booklet provides a detailed account of our site analysis and proposals and begins with a description of the existing physical, zoning, and demographic site conditions. Our team’s Lynch analysis of our site and surrounding area comes next. After this, our team gathered the necessary information to analyze the site and better understand its community residents and spent some time developing project goals and objectives, which can be found in the next sections of the booklet. This led to the creation of project concepts and proposals and interventions in the existing intensities of development. The last sections of the booklet include the aspirational images that were gathered, the site plan, and an assortment of graphics illustrating the various aspects of the project’s design including how it pertains to “living”, “working”, and “playing” in this site.

Page 1

Panorama City Aerial Map LEGEND

.5 Mile Buffer Proposed TOD Site Proposed Metro Stop

VAN NUYS BOULEVARD

ROSCOE BOULEVARD

0

0.075

0.15

0.3

0.45

0.6 Miles

Page 2

Âą

Panorama City Building Footprints LEGEND

.5 Mile Buffer Proposed TOD Site Proposed Metro Stop

VAN NUYS BOULEVARD

ROSCOE BOULEVARD

0

0.075

0.15

0.3

0.45

0.6 Miles

Page 3

Âą

1,056 ft

Panorama City Figure-Ground Map (Existing) LEGEND

TITUS STREET

CEDROS AVENUE

VAN NUYS BOULEVARD

Proposed TOD Site

LANARK STREET

Page 4 0

80

160

320

480

640 Feet

Panorama City Land Use Map CHASE ST.

FI KE WA ELD E. AV

LENNOX AVE.

VAN NUYS BLVD.

TOBIAS AVE.

CEDROS AVE.

LEGEND LAND USE R1: Single Family RA: Suburban Zone R3: Mulitple Dewlling PF: Public Facilities P: Parking M1: Limited Industrial C2: Commercial Regional Center BOUNDARIES

ROSCOE BLVD.

1/4 Mile Radius

(Roscoe & Van Nuys Intersection)

Proposed T.O.D. Site BURTON ST.

OTHER Proposed METRO Station Locations

TITUS ST. CEDROS AVE.

NATICK AVE.

Page 5 LANARK ST.

0

165

330

LANARK ST.

660

990

1,320 Feet

1200.20 census tract

Los Angeles County

total population:

total population:

4,057 (0.04%)

9,818,605 (100%)

population density (per sq. mile):

population density (per sq. mile):

19,546.9

2,419.6

area (sq. miles):

area (sq. miles):

0.21

4,750.94

sex:

sex:

50.3% male 49.7% female

49.3% male 50.7% female

Roscoe Blvd.

Van Nuys Blvd.

POPULATION OVERVIEW

Project Site Area

Source: 2010 Census via Social Explorer

Project Site Area

Los Angeles County

median age:

median age:

29.6

34.8

age breakdown:

age breakdown:

Van Nuys Blvd.

42.2% 16.4% 16.1% 12.3% 7.8% 5.4%

under 25 yrs.

25 to 34 yrs.

35 to 44 yrs.

45 to 54 yrs.

55 to 64 yrs.

65+ yrs.

35.3% 15.0% 14.6% 13.9% 10.3% 10.8%

under 25 yrs.

25 to 34 yrs.

35 to 44 yrs.

45 to 54 yrs.

55 to 64 yrs.

65+ yrs.

Source: 2010 Census via Social Explorer

MEDIAN AGE

Roscoe Blvd.

1200.20 census tract

Los Angeles County

median household income:

median household income:

$29,716

$56,266

income breakdown:

income breakdown:

50.4% 16% 13.8% 14% 5.8%

24.3% 17.6% 17.5% 12.0% 25.9%

1200.20 census tract

Roscoe Blvd.

Van Nuys Blvd.

under $30,000 $30,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 +

under $30,000 $30,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 +

HOUSEHOLD INCOME

Project Site Area

Source: 2010 Census via Social Explorer

Los Angeles County

average household size:

average household size:

3.9

2.0

occupied housing units:

occupied housing units:

1,040 205 (19.7%) 835 (80.3%)

3,241,204 total 1,544,749 (47.7%) owner occ.

1,696,455 (52.3%) renter occ.

1200.20 census tract

Roscoe Blvd.

Van Nuys Blvd.

total owner occupied renter occupied

vacant housing units:

vacant housing units:

80 72 (90.0%) 8 (10.0%)

203,872 109,954 (53.9%) 93,918 (46.1%)

total for rent for sale/other

Source: 2010 Census via Social Explorer

total for rent for sale/other

HOUSING

Project Site Area

Project Site Area

Los Angeles County

ethnic majority:

ethnic majority:

hispanic or latino origin 76.4%

white alone 50.3%

race breakdown:

race breakdown:

Roscoe Blvd.

Van Nuys Blvd.

36.9% white 2.6% black or african american 1.0% american indian 15.2% asian

40.1% other 4.3% two or more races

ETHNICITY

1200.20 census tract

50.3% white 8.7% black or african american 0.7% american indian 13.7% asian

21.8% other 4.5% two or more races

Source: 2010 Census via Social Explorer

Los Angeles County

population over 25 yrs:

population over 25 yrs:

2,678 (66% of total)

6,268,121 (64% of total)

population over 25 with less than high school education:

population over 25 with less than high school education:

1,532 (57.2%)

1,511,061 (24.1%)

1200.20 census tract

Roscoe Blvd.

Van Nuys Blvd.

Source: 2010 Census via Social Explorer

EDUCATION

Project Site Area

1

2

Panorama PanoramaCity City Site Visit LynchPhotographs Images Existing Conditions

3

KEY Key

4

7

6

5

8

9

1

Node: Panorama City Mall

2

Edge: Plaza del Valle

3

Node: Chase St. Transit Stop

4

R1 Residential District

5

Church District

6

Major Path: Van Nuys Blvd.

7

School District

8

R3 Residential District

9

Landmark: Van Nuys Tower

Adam Monaghan Vicente Romero Carla Salehian

Page 9 UP 273 Fall 2013

Panorama City Lynch Map .25 Mile Buffer

CHASE ST.

FI KE WA ELD E. AV

LENNOX AVE.

VAN NUYS BLVD.

TOBIAS AVE.

CEDROS AVE.

WILLIS AVE.

LEGEND LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices major

minor

Paths Edges

ROSCOE BLVD.

Nodes Landmarks BURTON ST.

IMAGE PROBLEMS Isolation Confusion

TITUS ST. CEDROS AVE.

NATICK AVE.

Characterless area

Page 10 LANARK ST.

0

165

330

LANARK ST.

660

990

1,320 Feet

1,056 ft

Panorama City Lynch Map - Site LEGEND

TITUS STREET

LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices major

minor

CEDROS AVENUE

VAN NUYS BOULEVARD

Paths

LANARK STREET

Edges Nodes Landmarks

IMAGE PROBLEMS Characterless path Characterless area Bottomless tower

Page 11

1,056 ft

Panorama City Lynch Map - Site (Projected) LEGEND

TITUS STREET

LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices

CEDROS AVENUE

VAN NUYS BOULEVARD

major

LANARK STREET

minor

Paths Seams Nodes Landmarks

NOTE Please note these proposals changed considerably in the later stages of the project process. (See Page 17)

Page 12

PROJECT GOALS AND OBJECTIVES:

Create Mixed Land Uses

Increase Density

Improve Walkability

We propose building vertical mixed-use buildings to create diversity and eclecticism in the built environment.

This will increase street level commercial activity which can promote safety and provide business opportunities to the existing community, newcomers, and visitors alike.

We re-imagine this space to be pedestrian focused by employing incremental increases in the physical height and density of buildings. In doing so, we hope to maximize diversity, support a greater range of services, and ultimately make the neighborhood safer. Additionally, in order to minimize the potential negative physical and perception impact of such a development, height and density have been lowered in strategic places through step backs preventing a radical change in the traditional low-rise building area.

In order to facilitate the transition to transit-oriented development along Van Nuys Blvd. in Panorama City, improving walkability between transit stops is a guiding principle for our site design. Particular focus will be placed on creating shorter pedestrian blocks with frequent “opportunities to turn at corners” (Jacobs 1961). Ground-floor businesses will open to the street, and attention will be given to creating a common aesthetic using uniform signage, street furniture, and landscaping. Additionally, universal design principles will be applied to ensure accessibility for individuals with mobility impairments

$ Maintain Community Identity

Preserve Affordable Units

Forge Partnerships with Community

Creating successful TODs depends on local community support. In addition to considering demographic data for the surrounding area, the project will employ aspects of community participatory planning by incorporating residents, businesses and area schools in the planning process. As a result, the site will include elements that preserve the identity of this young and predominantly Hispanic community.

Demographic data demonstrates that the population in this area has a significantly lower average annual income compared to the Los Angeles County average.

As such, this project will ensure that at least 20% of new residential units will be affordable and fully integrated throughout the buildings and site area.

While it may be important to attract some corporate retailers to offset costs and spur initial development, it is also vital to incorporate mechanisms to prevent the potential displacement of the existing population. A local business incubation program will be established along with building space allotted for community commercial use. Developers will collaborate with area schools by providing facilities for continuing education and the arts.

CONCEPTS AND PROPOSALS: Proposal

Description

1

Create  a  pedestrian  district  on  the  existing  superblock

Divide  the  superblock  using  pedestrian  pathways  to  create  visual  corridors  across  the  block.  Lively  commercial  walkways  invite  pedestrians  into  the  space.  The  superblock  is  currently  1365  x  600’  =  819,000  sq.  ft.  =  about  19  acres.  The  proposed  building  footprint  and  open  space  scheme  would  allow  pedestrian  access  at  intervals  of  160,  125,  375,  and  125  feet,  respectively.

2

Renovate  “Landmark�  Tower  at  Van  Nuys  and  Titus  (8159  N  Van  Nuys  Blvd.)

"

# "

3

Create  8.3  acres  of  open  space  with  varying  degrees  of  public,  semi-­public,  and  private  space

Create  fully  integrated  open  spaces  for  both  active  and  passive  recreation.  Include  thematically  designed  signage,  furniture  and  landscaping.  Install  landmark  elements  such  as  a  fountain  in  the Â

!

"

4

Ground  Level  Commercial  Uses

"

in  mixed-­use  buildings  along  both  Titus  St.,  Van  Nuys  Blvd.,  and  Lanark  St.  In  addition,  courtyard-­ facing  commercial  space  in  the  area  surrounding  the  park  with  connecting  access  for  pedestrians  on  both  the  peripheral  and  interior  pathways  on  the  block.

5

Add  Community-­themed  Street  Signage,  Furniture,  and  Landscaping/Trees

"

improve  landscaping.

6

Rezone  Limited  Industrial  (M1)  to  Commercial  (C2)

The  newly  built  Michelle  Obama  school  on  the  Western  edge  of  the  site  should  not  abut  industrial  land  uses.  A  more  reasonable  land  use  is  mixed  residential  and  commercial  (See  #7)  Changing  the  !

"

7

Rezone  R1  to  R3  on  the  Proposed  Site

This  allows  for  increased  height  and  density.

8

Build  High  Density  Mixed-­Use  Buildings  (Commercial  and  Residential)

Repurpose  the  industrial  space  along  Titus  and  Lanark  Streets  by  building  5-­story  residential  buildings  with  ground-­level  commercial  space  and  20%  affordable  units.

Update  Parking  Regulations  (Underground  Parking  and  Reduced  Overall  Parking)

The  area  of  study  contains  “Alluvial  gravel,  sand  and  clay  of  valley  areas  in  the  “Geologic  map  of  San  Fernando  and  Van  Nuys  (north  1/2)  quadrangles�.  As  such,  this  provides  the  opportunity  to  locate  parking  spaces  underneath  newly  constructed  residential  and  commercial  buildings.  This  allows  for  maximum  use  of  the  central  open  space  to  create  a  welcoming  atmosphere  for  residents  and  visitors  alike.

9

Related Goals

$

INTENSITIES OF DEVELOPMENT: Residential Development Intensity

Commercial

Light Industrial

Current

Proposed

Current

Proposed

Current

Proposed

Zoning

R1

RAS4 R3

C2

C2

M1

C2

Height

30’*

No45’* limit**

No limit

No limit

No limit

No limit

Setback

15’

5’ (or average of adjoining buildings)

None

None

None

None

F.A.R.

1:1

3:1

6:1

6:1

1.5:1

6:1

8 to 20

30 to 50

N/A

N/A

N/A

N/A

N/A

N/A

Dwelling Units per Acre

Lot Coverage

Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.

Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.

Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.

Parking Requirements

1 per DU < 3 habitable rooms; 1.5 per DU = 3 RD, R2, R3, R4, and habitable rooms; 2 per R5 zones = 1 per DU DU > 3 habitable rooms

1 per 500 sq. ft.

1 per 500 sq. ft.

1 per 500 sq. ft.

1 per 500 sq. ft.

* Panorama City Community Plan, Section V ‘Urban Design’

Figure Sources:

Community Plan: Mission Hills - Panorama City - North Hills (1999) Community Design Overlay District: Panorama City (2003) Streetscape Plan: Panorama City Center (2004) Employment and Economic Incentive Program Area (EZ)

Adam Monaghan, Vicente Romero, and Carla Salehian

Open Space

100 sq. ft. for each unit having less than three habitable rooms; 125 sq. ft. for each unit having 5 units x 175 sq. ft. = three habitable rooms; 875 sq. ft. (minimum) and 175 sq. ft. for each unit having more than three habitable rooms

1

2

Panorama City Panorama Aspirational Images Images Aspirational Proposed T.O.D. Site

3

KEY Key

4

7

6

5

8

9

1

Town Green & Mix Use Buildings Olmos Park, TX (in San Antonio) Sargent Town Planning

2

La Sierra Station T.O.D. Rendering Riverside, CA Matt Korner, zIDEAz

3

Blairs Master Plan: T.O.D. & Mix Use Silver Spring, MD The Tower Companies

4

Colonnade, New French School Canterbury, UK Sidell Gibson Architects

5

Colonnades as Public Space Morelia, MX Photo Courtesy: www.viajesyfotographia.com

6

Thornton Place T.O.D. Rendering Seattle, WA Stellar Holdings

7

Mix Use Rendering Pleasanton, CA Jeffery Michael George Architects

8

Transit Development Drawing SketchUp Model Studio Insite

9

Pearl District Asa Apartments Portland, OR GGLO, LLC.

Adam Monaghan Vicente Romero Carla Salehian

Page 16 UP 273 Fall 2013

Panorama City Site Plan

1,056 ft

LEGEND

BB1 TITUS STREET

BUILDING HEIGHT >10 stories

P

P

4-5 stories 2-3 stories

VAN NUYS BOULEVARD

1 story

CEDROS AVENUE

Michelle Obama Elementary

P

P

DD1

AA1

LANDSCAPE Vegetation Lamp Post Open Space Fountain Street art

CC1

P

Parking

LANARK STREET

Panorama High School

Page 17

LONGITUDINAL SITE SECTION AA¹

Michelle Obama Elementary School 25‘

Van Nuys Boulevard

1,175‘ 30 ‘ 20 ‘ 25‘

125‘

125‘

125‘

125‘

25‘ 20‘

30 ‘

20‘ 20 ‘ 15‘

55‘

50‘

55‘

20‘ 10‘

80‘

10‘ 40‘

100’

10’ 10’ 10’ 20’ 15’ -26’

SECTION AA¹

SCALE: 50 feet = 1/2 inch

TRANSVERSAL SITE SECTION BB¹

125‘

Panorama City Building Sections

Titus Street 10’ 40’ 10’ 40’

Lanark Street

715‘ 75’

90‘

75‘

147‘

120‘

48‘

10‘ 40‘ 10‘

90’ 10’ 10’ 10’ 10’ 35’ -26’

Page 18 SCALE: 50 feet = 1/2 inch

SECTION BB¹

160‘

320‘

20‘

10‘

80‘

10‘

Panorama City Right of Way Sections

Van Nuys Boulevard

RIGHT OF WAY SECTION CC¹

40‘

90‘

10‘

50‘

15‘ -26‘

SECTION CC¹

SCALE: 50 feet = 1 inch

RIGHT OF WAY SECTION DD¹

125‘

25‘

20‘

30‘

380‘

125‘

55‘

55‘

-26‘

Page 19 SCALE: 50 feet = 1 inch

SECTION DD¹

1,056 ft

Panorama City Figure-Ground Map (Proposed) LEGEND

TITUS STREET

CEDROS AVENUE

VAN NUYS BOULEVARD

Proposed TOD Site

LANARK STREET

Page 20 0

80

160

320

480

640 Feet

THE SUPERBLOCK MASSING CONCEPT THE SUPERBLOCK “Thornton Place” Seattle’s First TOD

Seattle’s first TOD Thornton Place

MODEL VIEWPORT - LIVELY, SAFE, AMENITIES LIVELY, SAFE, AMENITIES

MODEL VIEWPORT - SPATIAL DISTINCTIONS SPATIAL DISTINCTIONS

PUBLIC SPACE SEMI-PRIVATE SPACE

SEMI-PUBLIC SPACE

PRIVATE SPACE

MODEL VIEWPORT LIVING HERE LIVING HERE

MODEL VIEWPORT WORKING HEREWORKING HERE

MODEL VIEWPORT PLAYING HEREPLAYING HERE