Numbers and Form by Daniel Polk

NUMBERS AND FORM DENARI RESEARCH STUDIO 2018-19

SEPULVEDA JEAN-MICHEL HIRSCH AND DANIEL POLK Sepulveda station is the connecting point between the east/ west corridor of the Expo Line and the north/south corridor of Sepulveda Blvd. which is the longest stretch of road in Los Angeles County. It is situated in close proximity to both Pico Blvd as well as the I-405 and I-10 exchange.

connected what is now Sepulveda Blvd. and Exposition Blvd., and while it no longer exists today; the scars of the line make an everlasting imprint on the division of land.

The freeway exchange is perhaps the most defining feature of the site from a satellite view. It is an avenue of transportation that takes vehicular traffic in any of the four cardinal directions and bifurcates the Sepulveda Station site into east and west, while the Expo Line creates a division between north and south The east side of the site is largely identified through residential neighborhoods, with a majority of single family homes and small businesses along Pico and Sepulveda. Closer to the 405, larger multifamily dwellings become more prevalent, and the retail stores are exchanged for more industrial programs. The fabric of the site is oriented for the most part in a rectangular grid, with specific zones for single family, multi-family, public, industrial, and commercial uses. The grid is interrupted by a public facilities zone that includes Exposition Blvd., which runs at a 67 degree angle to this grid as well as the I-405 and I-10. A large wedge of space is created through this interruption that is unevenly divided into the largest parcels contained within our circle. Additionally, remnants of the old Pacific Electric railway can be seen between the footprints of the buildings. This line

IMG 001_VIEW OF STATION LOOKING WEST FROM SEPULVEDA AND EXPOSITION BLVD

3D VIEW OF STATION WITH HIGHLIGHTED BOUNDARY

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SITE PHOTOS IMAGES: CORRIDOR PERSPECTIVES The 500m radius around Sepulveda station includes a wide range of travel speeds and experiences. From the 10 and 405 freeways, to commercial corridors such as Sepulveda and Pico, all the way down to small pedestrian walks between adjacent roads, these varying means of transportation come with different experiences for users. The freeways are simply a means of navigating through the site - heading east to downtown LA, west to the Pacific coast, north to the San Fernando Valley, south to Long Beach, or connecting to yet another freeway. When driving on these roads, one usually encounters a landscape of concrete, metal painted signs, and lit taillights. Due to the focus on signage and wayfinding as well as the elevation above the rest of the city, there is very little visible scenery on these roads aside from some of the taller buildings and trees. On the surface roads, traffic slows down a bit and narrows. While still not at a pedestrian scale, the commercial corridors of Pico and Sepulveda attempt to populate the edges of the roads with storefronts, sidewalks, benches, and sparse vegetation.

FIG 001 - SOUTH VIEW ON 405

FIG 002 - NORTH VIEW ON SEPULVEDA BLVD

IMAGES: CORRIDOR PERSPECTIVES The Expo line rail is similar to the freeways in that their focus is on efficient transportation and safety, so the only added scenic elements occur at the station, while the rest of the rail is protected by walls and barriers. Alongside the Expo Line is the Exposition Corridor Bike Path which runs a majority of the length of the Expo Line. The path is interrupted at times by other roads but provides a mostly seamless pedestrian connection between Santa Monica and Overland Ave.

FIG 003 - WEST VIEW ON EXPO LINE

FIG 004 - EAST VIEW ON EXPOSITION CORRIDOR BIKE PATH

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SITE PHOTOS IMAGES: CORRIDOR PERSPECTIVES Residential streets become more narrow and get populated with vegetation to reduce the scale of the corridor.

FIG 005 - SOUTH VIEW ON GREENFIELD AVE

FIG 006 - NORTH VIEW ON BROOKHAVEN AVE

IMAGES: CORRIDOR PERSPECTIVES Pedestrian pathways become very secluded, with dense vegetation on either site that provide a cooler, shaded atmosphere through which to travel

FIG 007 - WEST VIEW OF PEDESTRIAN PATH BETWEEN BROOKHAVEN AVE AND SEPULVEDA BLVD

FIG 008 - SOUTH VIEW OF SIDEWALK ALONG MILITARY AVE

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SITE PHOTOS IMAGES: STREET FRONT ELEVATIONS The majority of the buildings and on this site are single story, with a wide range of stylistic expressions. commercial buildings are arranged in a row with narrow widths that typically share a party wall, while the individual businesses extend the full depth of the lot. A few public facilities such as the parking enforcement facility, post office, and public storage building have a slightly larger presence - extending up multiple floors and taking up a larger footprint.

FIG 009 - NORTH ELEVATION ON PICO BLVD BETWEEN BENTLEY AND CAMDEN

FIG 010 - WEST ELEVATION ON SEPULVEDA BLVD BETWEEN OLYMPIC AND TENNESSEE

FIG 011 - WEST ELEVATION ON SEPULVEDA BLVD BETWEEN EXPOSITION AND PEARL

IMAGES: STREET FRONT ELEVATIONS Single family homes take on much more variety in architectural expression, with contemporary, concrete homes sitting adjacent to Italianate ranch style homes. Multi family dwellings rarely exceed four stories, and are broken up by vegetation in order to reduce the appearance of their scale. Even the one hotel on the site keeps a stylistic expression similar to the multi-family dwelling that it once was in order to blend in with the residential fabric.

FIG 012 - EAST ELEVATION ON TILDEN AVE BETWEEN EXPOSITION AND RICHLAND

FIG 013 - WEST ELEVATION ON BENTLEY AVE BETWEEN TENNESSEE AND PICO

FIG 014 - EAST ELEVATION ON SEPULVEDA BLVD BETWEEN EXPOSITION AND RICHLAND

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THE NUMBERS TOTALS OF KEY VALUES Demographic data was collected from www.socialexplorer.com using the ACS 2012 2016 5-year estimates. The Sepulveda station site consists of 4 census block tracts totaling a population of 5,374. Land information was collected through zimas.lacity.org. There are 550 individual lots in this site ranging in size from 255 square meters to well over 30,000 square meters.

5,374 people

462,514.39 sqm

POPULATION

LOT AREA

136,089.14 sqm

235,186.73 sqm

1,197 units

$ 673,294,492.00

BUILDING FOOTPRINT

FLOOR AREA

RESIDENTIAL UNITS

LAND VALUE

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DEMOGRAPHICS IMAGES: STREET FRONT ELEVATIONS African American Ratio: 4.0%

This area of Los Angeles is characterized by a largely young and well educated population.

> 65 yrs Ratio: 10.5%

< 18 yrs Ratio: 13.84%

Over 70% of the population has a high school diploma, and more than 65% have

Two or More Ethnicities Ratio: 2.4%

Asian Ratio: 24.3%

gone on to receive some sort of higher education degree. Unemployment is at 3.43% which is well below the national average of 4.0% and only 4.2% of this site are below the poverty line. Despite these statistics, two thirds of the residents near Sepulveda station are renting and of those, over 20% are spending greater than half of their annual income on rent.

White Ratio: 51.9% 35-65 Ratio: 39.1%

18-35 yrs Ratio: 36.6%

This shows that rent prices in this area are extremely high due to the large demand

Hispanic or Latino Ratio: 17.3%

mixed with relatively low supply of rent-able units.

AGE

ETHNICITY

Seperated Ratio: 1.0% Widowed Ratio: 3.7% Divorced Ratio: 7.5%

Male Ratio: 49.2%

Female Ratio: 50.8% Married Ratio: 34.9%

SEX

Never Married Ratio: 53.0%

MARITAL STATUS

< High School Ratio: 5.8% $25k - $50k Ratio: 13.7%

Professional School Degree Ratio: 11.1%

$50k - $100k Ratio: 27.2%

Bachelor’s Degree Ratio: 38.5%

Master’s Degree Ratio: 15.6%

> $200k Ratio: 14.4%

< $25k Ratio: 18.1% High School Graduate Ratio: 31.9%

EDUCATION

ANNUAL HOUSEHOLD INCOME

$100k - $200k Ratio: 26.6%

Unemployed Undocumented Ratio: 3.43%

Non-Profit Ratio: 4.5% Public Sector Ratio: 4.5%

Self-Employed Ratio: 17.1%

Private Sector Ratio: 64.4%

Employed Ratio: 96.57%

EMPLOYMENT STATUS

TYPE OF EMPLOYMENT

Not Computed Ratio: 3.8% < 10% Ratio: 5.7%

Owner Occupied Ratio: 36.3%

> 50% Ratio: 20.0% 10% - 29% Ratio: 45.0%

Rent Occupied Ratio: 63.7%

30%-49% Ratio: 25.5%

RENT VS OWN

RENT AS A PERCENTAGE OF INCOME

Bike Ratio: 1.5%

Below Poverty Level Ratio: 4.2%

Walk Ratio: 4.9% Public Transit Ratio: 7.9% Carpool Ratio: 8.9%

Drive Alone Ratio: 76.8%

At or Above Poverty Level Ratio: 95.8%

POVERTY LINE

COMMUTING MEANS

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DOLLARS/VALUES INSERT MAP PAGE TITLE HERE There is an extreme potential for higher population density by modifying the existing FAR to the equivalent of the allowable FAR for each lot. By meeting this quota, the quantity of residential units can double, or even triple to meet the housing demand of the region.

TOTAL FLOOR AREA PER BLOCK <1,000M2

1,000M2 - 5,000M2

5,000M2 - 10,000M2

>10,000M2

MEDIAN FLOOR AREA PER BLOCK

TOTAL FLOOR AREA PER BUILDING

<250M2

250M2- 500M2

<250M2

250M2 - 500M2

500M2 - 1,000M2

>1000M2

500M2 - 1,000M2

>1,000M2

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DOLLARS/VALUES INSERT MAP PAGE TITLE HERE The majority of multi-family lots on this site fall north of $1 million in assessed land value, with a few large industrial and commercial lots that reach over $25 million. Recently, the most valuable lot in this area was assessed at almost $70 million and significantly undersold for $49.5 million. Single-family lots vary wildly in value from $57,000 to well over $1 million with the median price for single-family lots hovering in the $500,000 - $750,000 range.

TOTAL LAND VALUE PER BLOCK <$10M

$10M - $50M

$50M - $100M

>$100M

MEDIAN LAND VALUE PER BLOCK

TOTAL LAND VALUE PER LOT

>$500K

$500K - $750K

<$500K

$500K - $1M

$750K - $1M

>$1M

$1M - $25M

>$25M

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DOLLARS/VALUES INSERT MAP PAGE TITLE HERE

MEDIAN SALE PRICE PER BLOCK

PRICE PER BUILDING

<$750K

$750K - $1M

<$750K

$750K - $1M

$1M - $3M

>$3M

$1M - $5M

>$5M

MEDIAN SALE PRICE PER SQUARE METER

YEAR OF CONSTRUCTION

< $1,000

$1,000 - $2,000

1920 - 1939

1940 - 1959

$2,000 - $4,000

>$4,000

1960 - 1979

1980 - PRESENT

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ENVIRONMENT AREA AND LANDUSE

ZONING

SOLID AND VOID

R1 - ONE FAMILY

PF - PUBLIC FACILITIES

R2-R5 - MULTIPLE DWELLING

M2 - LIGHT INDUSTRIAL

CR - COMMERCIAL

SOLID

PUBLIC AND PRIVATE PUBLIC

HARDSCAPE AND SOFTSCAPE HARDSCAPE SOFTSCAPE

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ENVIRONMENT AREA AND LANDUSE

PROGRAM HOUSING

COMMERCIAL

INDUSTRIAL

SERVICES

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ENVIRONMENT AREA AND LANDUSE List of Businesses:

Apparel - 2

Appliance Stores - 2

Aquarium Sales - 1

Architectural Offices - 2

Auto Body Services - 4

Car Rental Services - 1

Cellular Phone Services - 1

Construction Materials - 3

Bakery - 1

Beauty Salon - 1

Design - 2

Donut Shop - 1

Fast Food - 2

Furniture - 1

Goodwill + Donation Center - 1

Grocery Store - 1

Hair Salon - 1

Jewelry Store - 1

Karate Studio - 1

Learning Center - 2

Lighting Fixtures Store - 1

Liquor Store -1

Lumberyard - 1

Mattress Store - 2

Party Necessities Store - 1

Pet Supplies - 1

Restaurants - 5

Restaurant Supplies - 1

Public Storage - 2

Wine Bar - 1

Businesses are generally located along the corridors of Pico Blvd. and Sepulveda Blvd. Notable absences from the list of programs in this site include educational facilities and healthcare

MEDIAN LOT AREA PER BLOCK <1,000M2

1,000M2 - 2,000M2

2,000M2 - 5,000M2

>5,000M2

TOTAL LAND AREA PER BLOCK

AREA PER LOT

<2,500M2

2,500M2 - 5,000M2

<1,000M2

1,000M2 - 2,000M2

5,000M2 - 10,000M2

>10,000M2

2,000M2 - 5,,000M2

>5,000M2

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ENVIRONMENT AREA AND LANDUSE

TOTAL FOOTPRINT AREA PER BLOCK

FOOTPRINT PER BUILDING

<1000M2

1,000M2 - 5,000M2

<125M2

125M2 - 250M2

5,000M2 - 10,000M2

>10,000M2

250M2 - 500M2

>500M2

EXISTING FAR

MAXED OUT FAR

<0.25

0.25 - 0.5

1.5

3.0

0.5 - 1.0

>1.0

6.0

13.0

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ENVIRONMENT AREA AND LANDUSE A higher total of residential units per lot are concentrated around the multi-family residential zones, primarily near the major corridors of Pico and Sepulveda. Single-family residential dwellings dominate the average residential unit per block. Due to the extents of each residential lot, the potential for constructing new additional dwelling units is conceivable.

TOTAL RESIDENTIAL UNITS PER BLOCK <10

10 - 50

50 - 100

>101

MEDIAN RESIDENTIAL UNITS PER BLOCK

TOTAL RESIDENTIAL UNITS PER LOT

2-5

1-2

3 - 10

5-10

>10

11 - 25

>25

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SCALE: 1:6000

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ENVIRONMENT AREA AND LANDUSE The train station stop operates as a node for other public means of transit that permits the whole system to function in sync. The five bus lines carry an estimated 39,144 passengers weekly. In all, the frequency of trains from the railway corresponds with the influx of metro buses to service commuters.

PUBLIC TRANSIT LINES METRO - EXPO LINE

BIG BLUE BUS - 10

BIG BLUE BUS - 17

METRO - 234 / 788

BIG BLUE BUS - 7/R7

BIG BLUE BUS 6

For a majority of the residential streets, permits are required to park, giving priority parking to neighborhood residents. Metered parking, small lots, and a single parking structure create the public parking for the area. Ultimately, there is limited parking to the entire site which opens up a further discussion about the decline of prioritizing the automobile through zoning regulations.

PARKING PARKING ALLOWED

NO OVERNIGHT PARKING

NO PARKING ANYTIME

NO STOPPING ANYTIME

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COMMUTE TIMES MAP Based on the use of pedestrian walkways and open bike paths, distance traveled for each mode of commute allows for large coverage of the city. In partnership with nearby public transit lines, the established infrastructure can begin a conversation about a possible future without the use of the automobile as the prime mode of transportation.

15 MINUTES

30 MINUTES

45 MINUTES

60 MINUTES

WALKING

15 MINUTES

30 MINUTES

15 MINUTES

30 MINUTES

45 MINUTES

60 MINUTES

45 MINUTES

60 MINUTES

CYCLING

PUBLIC TRANSIT

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TREES MAPS Vegetation varies in scale and size to match the specific zone that they are located in. The list of vegetation registered native plants and trees to acknowledge efficient use of water and cast proper shadows to oppose the hardscape coverage of the site. Along major corridors and commercial sectors, a mixture of large and small trees were grown parallel to sidewalks in order to highlight an opportunity for more interaction between greenery and pedestrian-friendly areas. In the industrial sections, smaller trees and brush-like foliage presented some sparse landscaping. Tree landscape for a majority of the residential areas offered large canopies to create visible greenery as well as shade for dwellings.

TREE LOCATIONS SMALL TREES - 366 LARGE TREES - 600

PALM TREES - 387

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SCALE: 1:6000

TREES

TYPES - PHOTOGRAPHIC DOCUMENTATION

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TREES SILHOUETTES

24 m

21 m

18 m

15 m

12 m

24 m

21 m

18 m

15 m

12 m

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STREET SECTIONS

Residential Zone

Setback 10m

Sidewalk Parking 2m

Typ. Residential

Parking Sidewalk 3m

Setback

Residential Zone

10m

STREET SECTION LOCATION

Multi-Family Zone

STREET SECTION LOCATION

Setback

Sidewalk

Sepulveda Blvd.

Sidewalk

Setback

10m

18m

10m

Single-Family Zone

Industrial Zone

Parking Lot

Elevated Expo Line

Green Space

Bike Path

Sidewalk

Exposition Blvd.

Setback

15m

10m

12m

10m

Residential Zone

STREET SECTION LOCATION

Industrial Zone

Sidewalk

Exposition Blvd

Bike Path

Green Space

Elevated Expo Line

Parking Lot

15m

10m

Industrial Zone

STREET SECTION LOCATION 001

STREET SECTIONS

Industrial Zone

Parking Lot

Sidewalk

Sepulveda Blvd.

Sidewalk

Parking Lot

15m

18m

15m

Industrial Zone

STREET SECTION LOCATION

Commercial Zone

STREET SECTION LOCATION

Sidewalk

Pico Blvd.

Sidewalk

18m

Retail Zone

Residential Zone

Setback

Sidewalk

Exposition Blvd

Green Space

Expo Line

10m

12m

15m

Green Space Bike Path Sidewalk 6m

Exposition Blvd

Sidewalk

Setback

15m

10m

Residential Zone

STREET SECTION LOCATION

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CONCLUSION The determining factor for calculating the teardowns was based on land value assessments. For each lot, a land value estimate was centered on new developments adjacent to the lot and the specific location of the lot in relation to nearby amenities or services. A limit was established at $750,000 due to the recent sale prices of neighboring lots that reached over $1,000,000.

TEARDOWN TEARDOWN BUILDINGS

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