Re-establish Santa Monica as the local and regional capitol of artistic expression and creative spirit through connected art parvilions and a rennovated Performing Arts Center, offering diverse community workspaces, studios, and civic offices unified by central open space.
Civic Arts Village Santa Moinca, CA PPD 531L: Core Laboratory/Workshop Sol Price School of Public Policy University of Southern California Fall 2013 Gabriel Barreras
Lynch Analysis
Redevelopment of the Santa Monica Civic Auditorium Sub-district
The Santa Monica Civic Center has prominent edges throughout that constrain overall accessibility and mobility within the site and the surrounding districts. The most significant edge is the I-10 Santa Monica Freeway. Although there are multiple sidewalks and small arterials that cross the freeway, the I-10 creates a strong edge that bisects the site limiting overall accessibility. Other prominent edges divide the site into the following districts and sub-districts: 1) the Civic Center, 2) Third Street Promenade, 3) Santa Monica Pier, 4) Santa Monica High School, 5) oceanfront properties which blends into the residential corridor along Pico, 6) the North section of the of site encompassing Sears and the future Expo Line Station, and 5) the Double Tree Hotel has its own sub-district as its use is unique to its location. Connectivity is largely limited due to the edges and districts listed above. Key areas lacking connectivity include: • Edges between Civic Center and the oceanfront properties along Ocean Avenue; • Entrance to the Santa Monica Pier and the Third Street Promenade; • Connections between the High School and the Civic Center; • Surrounding connections to the new Expo Line Station; • The residential community to all the above areas using the Civic Center as the main node or pass-through district. Landmarks are scattered throughout the site and are mostly comprised of buildings used on a daily basis such as the Civic Center, Municipal Court, parking facilities, and large employers such as the hotels and the RAND Corporation. However, there are many underutilized landmarks including the Civic Auditorium and the former AMF bowling alley located adjacent to the site. Finally, there are limited nodes, paths and crosswalks at the site. Most visitors only use the site for employment or to access the City’s public services. The intersection of Pico and Ocean is a major node for bikers and joggers, but they rarely travel through the site. The Double Tree Hotel is a major node on weekends as it hosts a church, whose members park at the Civic Parking Center and cross across Fourth Street. Finally, a fair amount of homeless individuals and families reside on the site - the corner of Colorado and Fourth Street is a major meeting place where homeless individuals collaborate to find work in the mornings.
Legend Edge District
Landmark Path (minor)
Sub-District
Path (medium)
Node
Path (major)
0
250
500
Feet Gabriel Barreras
Existing Conditions
Redevelopment of the Santa Monica Civic Auditorium Sub-district
The Civic Auditorium stands at the southwest corner of the Civic Center site. Over time, the auditorium’s prominance as a cultural and architectural icon has diminished - it is now bordered by large scale buildings including the RAND Corporation (above, on right), the Viceroy Hotel (center). The auditorium’s medium scale is a transition point to many small scale businesses and residential buidlings in the area.
The Civic Auditorium is an axis endpoint, in-line with Main Street, but it is blocked by parking lots and the solarport above.
Parking lots occupy the majority of the Civic site, creating edges that limit open space and connectivity.
Homeless individuals and families occupy the spaces around the Civic Auditorium.
Small pocket parks and greenspaces, like the one above at the corner of Pico and Main, surround the Civic Auditorium.
Gabriel Barreras
Existing Conditions
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Offices at 5th and Colorado, the future Metro Station, are empty after business hours, limiting connectivity to the Civic site.
Greenspaces and landscaping between districts are often fenced off and unused.
Facing west, the I-10 Santa Monica Freeway bisects the Civic site from north to south.
Very few crosswalks connect the two sides of Main Street isolating the Civic Center buildings from the surrounding districts.
The auditorium’s west service lot is required for loading and emergency access.
Small commercial spaces on the corner of Pico and 3rd Street reinforce commercial businesses and retail potential.
Historic commercial buildings and streetscapes line Pico Boulevard, facing west.
Ocean Avenue at Pico creates a strong node for commuters, bus routes, cyclists, and pedestrians.
Oceanview pods overlook Ocean Avenue from Tongva Park, marking a secondary entrace to Tongva park and the Civic site.
One of few crosswalks along Ocean Avenue leads to the Loews Hotel. Beach access points in small alleyways are hidden.
Facing west on Moomat Ahiko Way, narrow sidewalks alongside traffic limit connectivity between the Civic site and the beach.
Walls along Colorado Avenue near the Wyndham Hotel and Sears create edges that restrict access to the Civic site.
Gabriel Barreras
Land Use Map
Redevelopment of the Santa Monica Civic Auditorium Sub-district Santa Monica Big Blue Bus Facility
Crosswalks
Trees
Future Expo Metro Station
Street Parking
0
250
Pico Place
Sidewalks / Hardscapes Esplanade (Proposed)
5th Street Olympic Blvd
Low Density Housing Oceanfront District
ou lev ard
Downtown Core Mixed-use Boulevard Mixed-use Boulevard Low Parking Facility
ic B
High Density Housing Medium Density Housing
Oly mp
Institutional/Public Land Parks & Open Space
5th Place
Santa Monica High School
Double Tree Hotel
4th Court
5th Street
Bay Street
Legend
4th Street
500
Broadway
Genser Square
Civic Auditorium
Ma
in S tre
Proposed Olympic Drive
et
2nd Street
Tongva Park
Housing Division
Main Street
The Village
Viceroy Hotel
Neilson Way
Appian Way
Pico Boulevard
Vincente Terrace
Pacific Terrace
Seaview Terrace
JW Marriott
Loews Hotel
Marine Ter.
Pacific Terrace
Seaside Terrace Moss Ave.
Santa Monica Pier
SR-1 Pacific Coast Hwy
Arcadia Terrace
Ocean Avenue Palisades Park
AMF Bowling
Bicknell Avenue
3rd Street
Bay Street
Santa Monica Municipal Court
Oc ean
Av en
ue
Ocean Way
Bay Street
City Hall
Early Childhood Education Center (proosed site)
Pico Boulevard
Sears
Civic Center Drive
Police Department
Olympic Drive
Santa Monica Place
3rd Street Promenade
Colorado Avenue
Feet
Gabriel Barreras
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Option 1: Santa Monica Civic Arts Village
Gabriel Barreras
Option 2: Santa Monica Sculpture Park and Marketplace
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Trees
Street Parking
Broadway
Parking
City Hall
Santa Monica Municipal Court
TOD: Express Bike and Pedestrian Way
Parking
3rd Street
Artisan Marketplace Civic Auditorium
Ma
in S tre
et
2nd Street
Tongva Park
Senior & Affordable AMF Bowling Housing
The Village
Housing Division
Parking
Bicknell Avenue
Santa Monica Place
Sears
Music Pavilion and Sculpture Park
Traffic Circle & Dropoff
Bay Street
Parking
Childcare Center & Rooftop Garden
Police Department
Civic Center Drive
Colorado Avenue
Parking
Olympic Drive
Feet
3rd Street Promenade
Double Tree Hotel
4th Court
5th Street
4th Street
500
250
Proposed Olympic Drive
0
Santa Monica High School
Pico Place
Crosswalks
Future Expo Metro Station
Pico Boulevard
Sidewalks / Hardscapes Esplanade (Proposed)
5th Street Olympic Blvd
Low Density Housing Oceanfront District
ou lev ard
Downtown Core Mixed-use Boulevard Mixed-use Boulevard Low Parking Facility
ic B
High Density Housing Medium Density Housing
5th Place
Oly mp
Institutional/Public Land Parks & Open Space
Santa Monica Big Blue Bus Facility
Bay Street
Parking
Legend
Parking
Main Street Viceroy Hotel
Parking
Pico Boulevard
Vincente Terrace
JW Marriott
Loews Hotel
Pacific Terrace
Neilson Way Seaview Terrace
Pacific Terrace
Seaside Terrace
Palisades Park
Arcadia Terrace
TOD:Ocean Express Bike and Pedestrian Way Avenue
Oc ean
Av en
ue
Parking
Santa Monica Pier
Parking
Parking
Ocean Way
Appian Way
Parking
Bay Street
Parking
Marine Ter.
Colorado Avenue
Parking
Moss Ave.
SR-1 Pacific Coast Hwy
Gabriel Barreras
Option 3: Santa Monica Artisan Village
Redevelopment of the Santa Monica Civic Auditorium Sub-district Santa Monica Big Blue Bus Facility
Trees
Street Parking
4th Court
5th Street
4th Street
Parking Santa Monica Place Broadway
Sears
Childcare Center & Rooftop Garden
Police Department
Parking
City Hall
Santa Monica Municipal Court
Traffic Circle & Dropoff
Park and Open Space
Artisan Marketplace
Parking
Ma
in S tre
2nd Street
Proposed Olympic Drive
et
Tongva Park
3rd Street
Beach Rec AMF Bowling Center
LightCivic Industry, Auditorium Studio, Public Gallery Space
The Village
Housing Division
Parking
Bicknell Avenue
Colorado Avenue
Parking
Bay Street
500
Feet
3rd Street Promenade
Double Tree Hotel
Civic Center Drive
250
Olympic Drive
0
Santa Monica High School
Pico Place
Crosswalks
Future Expo Metro Station
Pico Boulevard
Sidewalks / Hardscapes Esplanade (Proposed)
5th Street Olympic Blvd
Low Density Housing Oceanfront District
ou lev ard
Downtown Core Mixed-use Boulevard Mixed-use Boulevard Low Parking Facility
ic B
High Density Housing Medium Density Housing
Oly mp
Institutional/Public Land Parks & Open Space
5th Place
Bay Street
Parking
Legend
Parking
Main Street Viceroy Hotel
Neilson Way Parking
Pico Boulevard
Vincente Terrace
Pacific Terrace
JW Marriott
Loews Hotel
Seaview Terrace
Pacific Terrace
Seaside Terrace
Palisades Park
Arcadia Terrace
Ocean Avenue
Oc ean
Av en
ue
Parking
Santa Monica Pier
Parking
Parking
Ocean Way
Appian Way
Parking
Bay Street
Parking
Marine Ter.
Moss Ave.
Parking
Colorado Avenue
SR-1 Pacific Coast Hwy
Gabriel Barreras
Santa Monica Civic Arts Village Site Plan
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Existing Street Parking New Street Parking
Trees Chain Reaction Sculpture
Trellis
(N) 4th Street Drop Off
Feet (E) Santa Monica Place
(E) Surface Parking
(E) City Hall
(E) Monica Municipal Court
(N) Arts Pavilion
3rd Street
(N) ECEC and Park
(N) Service Lot
(N) Genser Square (E) Multilevel Garage Parking
Broadway
(E) 3rd Street Promenade
(E) Sears
(N) Hotel w/Podium Parking and Grocery
(E) Civic Auditorium
Main Street
Blackbox theatre
(N) Service Parking Lot
2nd Street
(N) Multilevel (E) Housing Garage Parking Division
(E) Surface Parking
(E) Tongva Park
Main Street
(E) The Village
(E) Viceroy Hotel
Neilson Way
(E) Surface Parking
Pico Boulevard
Vincente Terrace
Pacific Terrace
Seaview Terrace
(E) Surface Parking
Oc ean
ue
Ocean Way
Appian Way
(E) Surface Parking
Av en
Bay Street
(E) Surface Parking
Pacific Terrace
Seaside Terrace Moss Ave.
(E) Surface Parking
(E) JW Marriott
(E) Loews Hotel
Marine Ter.
(E) Surface Parking
Santa Monica Pier
SR-1 Pacific Coast Hwy
Arcadia Terrace
Ocean Avenue (E) Palisades Park
Bicknell Avenue
500
(N) Dining and Retail
Bay Street
250
(E) Police Department
(N) Multilevel Garage Parking
(N) Mixed-use: Civic Offices, Commercial, and Retail
(N) Multilevel Garage Parking Civic Center Drive
0
(E) Multilevel Garage Parking
Olympic Drive
Light Feature Water Feature
Colorado Avenue
Movable Chairs / Tables
(E) Double Tree Hotel
4th Court
4th Street
Bicycle Racks Playground Area
(E) Santa Monica High School
5th Street
Bay Street
Crosswalks
Commerical
(E) Expo Metro Station
Pico Place
Sidewalks / Hardscapes Esplanade (Proposed)
5th Street
Pico Boulevard
Low Density Housing Oceanfront District
Olympic Blvd
Downtown Core Mixed-use Boulevard Mixed-use Boulevard Low Parking Facility
ou lev ard
High Density Housing Medium Density Housing
5th Place
ic B
Institutional/Public Land Parks & Open Space
(E) Santa Monica Big Blue Bus Facility
(E) Surface Parking
Oly mp
Legend
Gabriel Barreras
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Santa Monica Civic Arts Village Site Plan Analysis
Civic Auditorium • Renovate the auditorium into an indoor/outdoor performing arts and events center. • Retrofit the front entrance with glass and modern architectural facades while preserving its historic form. • Open the south side of the auditorium with a small plaza that faces a new hotel across the street with grocery and podium parking below. • Integrate plazas and courtyards on the east, west and south sides of the auditorium to enhance pedestrian circulation. • Add water and light features highlighting the front entrance and creating movement onto the site. • Designate the west wing of the auditorium as a black box theatre that doubles as private event or gallery space. • Reorient service parking on the westside to allow vehicular access to the auditorium. Civic Pavilion and Programming • Install a modern Arts Pavilion at the center of the Civic Site. The pavilion’s form emulates interconnected trees with glassed-in rooms below that house individual studios, galleries, and event spaces under tree-like canopies made of colored glass, wood and steel. The pavilions are to be used primarily by residents and local artists as workshop space. The glass walls can be retracted to open the space to the rest of the site. • Create two playground areas throughout the Civic Arts Village, including one dedicated to the ECEC, and the other adjacent to the Arts Pavilion. • Include locally-driven and owned commercial and retail along Fourth and Pico Street to support the site, and to draw in local employees, students, residents, tourists, and visitors. All commercial and retail spaces have wide views of the Village’s open space and the auditorium. Circulation and Parking • Install a major traffic circle on Main Street as a drop-off location. During major events, traffic can be rerouted to the west side of the loop in order to increase circulation, and utilize the traffic circle’s central open space for temporary events. • Mirror Santa Monica’s proposed Esplanade along with a second Esplanade along Pico. The second Esplanade will frame the Civic Arts Village and will encourage slower traffic, bike, and pedestrian friendly streetscapes, and will connect the high school. • Connect the new Expo Line Station to the Civic Center through transit-oriented development of green walkways and bikeways on Fourth Street. • Extend walkways from the Civic Art Village into the recreational fields at Santa Monica High School to foster cooperative use of the sports fields and facilities. • Develop a new structure on 4th Street, adjacent to the Civic Center Parking Structure. • Build a second multi-level structure across from the Metro Expo Line Station to encourage future TOD development at the Sears site. • Upgrade the surface lot behind Santa Monica Housing Development to be upgraded to a 3-level structure. Early Childhood Education Center (ECEC) • Construct the ECEC per the City’s request to provide 16,000 sq. feet of facilities and classrooms and 10,000 sq. feet of private playground and park space. • Convert Civic Center Drive into a small loop for courthouse and ECEC drop-off and loading. • Ehance security and safety at the ECEC by orienting the building to allow staff to view all entrances and open space at all times.
Gabriel Barreras
Redevelopment of the Santa Monica Civic Auditorium Sub-district
The Sejong Performing Arts Center in Seoul, South Korea, implements glass facades over its structure to open the venue and blend it into the surrounding landscape. The building features multiple indoor and outdoor programming spaces.
Metal treatments beautify this city-owned parking structure in Sarasota, Florida.
Walkable water features highlight entrances and walkways at City Garden in St. Louis, Missouri.
Treehugger pavilions in Koblenz, Germany, create glass pavilions that host programs but are still open to public view.
Inside the Treehugger pavilion, the space accomodates all ages throughout the day and in every season.
Precedent Case Studies
Market pavilions in Forte dei Marmi, Italy, encourage circulation around and through the site. The pavilions can be converted into larger event spaces when they are not hosting the market.
Under the Forte dei Marmi Market pavilions, canopies provide shade to visitors and allows open space to run throughout the structure. In the section below, subterranean parking is integrated into these structures.
Gabriel Barreras
Santa Monica Civic Arts Village Circulation
Redevelopment of the Santa Monica Civic Auditorium Sub-district
P rd
M
Big Blue Bus Route (BBB)
BBB2 BBB3 BBB4
BBB2 BBB3
BBB4
250
P
P
P
500
BBB4 BBB8
Feet
P Olympic Drive
(E) 3rd Street Promenade
Broadway
P
4th Street Drop Off
Civic Center Dr.
0
4th Street
R3
R3
LA Metro Bus Route
3rd Street
P Main Street BBB8
BBB4 BBB8
P
P Colorado Avenue
2nd Street
4th Court
5th Street
Bay Street
BBB2 BBB3 BBB4 BBB8
Shared Vehicle/Ped Street
R7 R3
R7
P
P Main Street 33 BBB8 733
Pacific Terrace
Arcadia Terrace
Seaside Terrace
Vincente Terrace
R7 733 33
Ocean Avenue
Seaview Terrace
R7 733 33
Pacific Terrace
Neilson Way
R7 733 33
P
Oc ean
P
P
P
Ocean Way
Appian Way
P
Bay Street
P
Marine Ter.
Moss Ave.
Santa Monica Pier
P
Av en
ue
SR-1 Pacific Coast Hwy
P
Bicknell Avenue
Bicycle Parking
Bicycle Route
Olympic Blvd
Pedestrian Way
ou lev a
P
Freeway
Parking Lot / Garage
Oly mp ic B
M
Street Parking
Expo Line
Bay Street
5th Street
Streets
Pico Place
Pico Boulevard
5th Place
Pico Boulevard
Legend
Gabriel Barreras
Santa Monica Civic Arts Village Site Section
Redevelopment of the Santa Monica Civic Auditorium Sub-district
Office Civic + Commercial Civic + Rec Center + Retail
Forth Street
Fourth Street
Mixed-use Office and Commerical
Civic Arts Pavilion
Amphitheatre
Civic Auditorium
Main Street
Mixed-use: Civic, Commercial, Retail
0
50
100
200
Feet Gabriel Barreras