San Gabriel Mission Playhouse Parking Lot Redevelopment

THE PLAY in the San Gabriel Mission District

The San Gabriel Mission Playhouse (1927) sits within the Mission District Specific Plan (2004) area, which plays host to the Mission San Gabriel (1771) and other civic institutions. The subject site is an underdeveloped rough two acres adjacent to the Playhouse. As property owner, the City identifies the subject site as potentially catalytic for the Mission District, which has not actualized its potential as an active historic core.

This design proposal attempts to respect and bolster the existing historic fabric; provide the surrounding neighborhood with a space to play; and stimulate activity in the existing retail corridor.

“The Play” is an ode to the Playhouse’s “Mission Play” production recounting the founding of the California missions.

Katrina Castañeda Fall 2016 | Todd Gish

The subject site is surrounded by neighborhoods that lack a true gathering space. The land available to create a park is an incredible opportunity for the residents.

primary opportunity residential neighborhood

main constraints limited road capacity & architectural sensitivity

Conversely, residents could use their time and resources to support the retail component of the project. The site’s proximity to the Playhouse starts to provide a sense of place; however, it can also be limiting because of its dominance as a towering, context-holding historic building.

Another constraint is the limited capacity on W. Broadway and S. Santa Anita St. to carry vehicles.

OPPORTUNITIES & CONSTRAINTS | THE PLAY

Katrina CastaĂąeda

scale: 1”=100’ mission district village

medical facilities

garden mission district

bus stop

r-3 arroyo residential

pedestrian crosswalk & circulation

commercial & mixed use public uses

r-2 grapevine residential

auto circulation

scale: 1”=100’

SITE ANALYSIS | THE PLAY

Katrina Castañeda

(west, looking north) The streetscape will remain. A new building and tables will approach the driveway.

(north, looking northeast) The project will add shade trees to either side of the street and an outdoor eating space.

(west, looking southeast) The left will be a drop-off area. The right will be landscaped for moviegoers.

(west, looking southeast) This building will be adaptively reused into one component of the new recreation building.

(north, looking south) This is above the proposed vehicular ramp, where a structure is proposed.

(east, looking west) This alley is meant for food trucks and service vehicles. It will be partially landscaped for pedestrians.

SITE PHOTOGRAPHS | THE PLAY

Katrina CastaĂąeda

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This space will be a mix of office and community-oriented uses. Concrete alleys and pathways direct cars to dropoff stations and subterranean parking, while (1) green space takes residents to an ice cream shop, the Playhouse, or treasures within the park, such as (2) waterfalls and a community garden. These park treasures are distractions — gifts for the flâneur. The current site has little landscaped area, so this project prioritizes the pedestrian experience.

Additionally, (3) movies will be projected on the Playhouse’s west-facing façade.

The nearby basketball court can be adapted as parking for food trucks and extra parking on movie nights.

DESIGN CONCEPT | THE PLAY

Katrina Castañeda

institutional pedestrian crosswalk

scale: 1”=80’

SITE PLAN | THE PLAY

(EXISTING) Katrina Castañeda

commercial (existing) commercial community & recreation office pedestrian crosswalk

The site at the southwest corner of W. Broadway and S. Santa Anita St. is owned by the San Gabriel Mission High School. The school currently has a shared parking agreement with the City related to that site. This proposed plan provides an ideal access point to the subterranean parking.

scale: 1”=80’

SITE PLAN | THE PLAY

(PROPOSED) Katrina Castañeda

restaurant

preschool

recreation

office office retail

playhouse

Section A-A

recreation recreation

office office

Section B-B

A B

A B

scale: 1”=120’

SECTIONS | THE PLAY

Katrina Castañeda

elevator stairs subterranean parking footprint

scale: 1”=80’

BASEMENT PLAN | THE PLAY

Katrina Castañeda

Tree-lined and -shaded streets make all the difference in creating a comfortable pedestrian experience. Within this park, there are also generous and various shade trees separated by LEED-eligible spacing.

The neighborhood would benefit from shade trees lining both sides of Broadway and Mission.

(Casa Adobe de San Rafael, Glendale, CA) This is the type of activity my design seeks to foster. The movie projector is a big component of my design and will draw residents from a distance with its light.

(Makati Market, Makati, Philippines)

A similar waterfall will be on site. It creates a space for easy and natural recreation, providing white noise and shade.

(Paley Park, NYC, NY)

The park and connectivity components are relevant to my design. This precedent has a greenhouse, community garden, sales center, clubhouse, and pools.

(Pavilion Park, Irvine, CA)

PRECEDENTS | THE PLAY

Katrina CastaĂąeda

BY-RIGHT Land Use: Banks; Restaurants/food sales; Offices; Live-work space; Hotels/conference space; Medical/dental offices; Museums/art galleries; Retail; Small-scale service; Required parking Floor Area: 110,000 SF; FAR: 1.0 Lot Coverage: 90% Setback: 10’ in rear Height: 3 stories or 40 feet (whichever is shorter) REQUIRED Open Space: 10% Parking: 194 spaces + Restaurants: 1 space/300 SF Gen. Retail: 1 space/750 GFA Office: 1 space/250 SF GFA Gym: 1 space/200 SF GFA

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PROPOSED 1: Lvl 1: 5,500 SF restaurant 25’ tall (existing building) 2: Lvl 1: 10,000 SF gym 30’ tall (existing building) 3: Lvl 1: 14,000 SF gym 20’ tall 4: Lvl 1: 14,000 SF retail Lvl 2: 13,000 SF office Lvl 3: 13,000 SF office 40’ tall 5: Lvl 1: 4,000 SF office Lvl 2: 4,000 SF office 22’ tall 6: Lvl 1: 6,000 SF gym Lvl 2: 6,000 SF gym

6,000 SF office Lvl 3: 6,000 SF office 40’ tall

TOTAL 101,500 SF @ .93 FAR Parking Total: 568 spaces Restaurant: 18 Gen. Retail: 16 Office: 180 Gym: 160 Replacement: 194

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CODE ANALYSIS | THE PLAY

Katrina Castañeda