UCLA LUSKIN DEPT. OF URBAN PLANNING
Fashion District NEXT
DECEMBER 2014
COMPETITIVE JOBS IN A CONTESTED SPACE
A GRAPHIC REPORT FOR UP 273: SITE PLANNING, PROFESSOR VINIT MUKHIJA
LUSKIN SCHOOL OF PUBLIC AFFAIRS, DEPARTMENT OF URBAN PLANNING, UNIVERSITY OF CALIFORNIA LOS ANGELES
DECEMBER, 2014
TEAM MEMBERS VALERIE COLEMAN
VJCOLEMAN@GMAIL.COM
BROCK HICKS
BROCKHICKS@UCLA.EDU
NARIA KIANI
NARIAKIANI@GMAIL.COM
RACHEL LINDT
RACHELBLINDT@GMAIL.COM
GRAEME MOODY
GRAEME.E.MOODY@GMAIL.COM
MELODY WU
MWU922@GMAIL.COM
A GRAPHIC PROPOSAL
DECEMBER, 2014
FD
NEXT
COMPETITIVE JOBS IN A CONTESTED SPACE
VALERIE COLEMAN
BROCK HICKS
NARIA KIANI
RACHEL LINDT GRAEME MOODY MELODY WU
EXECUTIVE SUMMARY The Fashion District is unlike any other part of Los Angeles. It is vibrant, chaotic, and colorful. Most importantly, it is an economic engine for the city and the Southern California Region. It is a contested space, with mounting development pressures, in particular for residential. Historically, it has been a center for fashion-related industry and high value jobs. Multiple interests and macroeconomic pressures impact the Fashion District, located in Downtown Los Angeles. In order to better understand the dynamics at play inside and outside the District, our team analyzed the site through fieldwork, stakeholder interviews, and data collection. The project was undertaken for the graduate studio in site planning in the Department of Urban Planning at the Luskin School of Public Affairs. Analysis of data collected via site visits, we developed this proposal. The Fashion District must be preserved as an industrial district, maintaining and creating competitive jobs in a contested space. Yet, any planning propsal must also invite flexible uses so that the District can continue to innovate. In this report, we present an overview of the Fashion District, our site analysis, methodology, proposal, and implementation strategies. Our proposal seeks to facilitate the Fashion District’s transition to a new industrial model based on agglomeration and the production of ideas while preserving its unique, magnetic character.
HOW TO READ THIS REPORT »» This report uses a visual presentation style, prioritizing graphic communication over text. »» The left-hand pages includes light gray boxes with brief explanations of the graphics on the right-hand pages. »» It is designed to be flipped through like a magazine, with the graphics front and center and helpful text to one side. »» If you are reading it on a computer, please set your PDF view to show two pages at once. Otherwise, it will be difficult to follow. »» If printing, make sure to print double-sided!
CONTENTS OF THE REPORT
The Fashion District tells a complex story— and complex stories are not linear
First, we will situate you in the context of the District. Then, we will share our vision for a district that maintains competitive jobs as manufacturing industries change in response to the loss of traditional, labor-intensive manufacturing. New industrial districts favor a new mode of production, one of ideas and dynamic, fast-changing trends. Next, a brief look at our methodology will contextualize our proposal in the process we developed over the last eight weeks. We then take a step back and share the most important existing conditions in the District. The proposal then is a product of our site analysis, methodology, and vision for an evolving District. We hope that our proposal, paired with strategies for implementation, has the ability to shape a new future for the Fashion District, yet one that maintains its roots in the rich, unique character of the District.
01 OUR VISION
TABLE OF CONTENTS CONTEXT
02
03 METHODS
05
PROPOSAL 04 SITE ANALYSIS
06
IMPLEMENTATION STRATEGIES
FD
NEXT
CONTEXT
OUR VISION
01
METHODOLOGY
SITE ANALYSIS
CONTEXT
PROPOSAL
IMPLEMENTATION STRATEGIES
A UNIQUE DISTRICT
Diverse
uses characterize the large downtown district The Fashion District sits on the southern edge of Downtown Los Angeles and is the largest of all the Downtown districts. There are diverse hubs of activity in the District—there is even a flower district! Uses are, however, fashion-centric.
the district
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CHOOSING OUR SITE
A site on the front lines of change Our site of study is located on the west side of the Fashion District. It is bound by Broadway, Pico, Wall and 7th streets. We chose this site for two reasons. First, it borders the South Park neighborhood, which has seen increased development in recent years and is pushing the Fashion District to expand eastward. Second, it is home to several economic and cultural anchors, such as Santee Alley, the California Market Center, New Mart, the Gerry Building, and the Cooper Building. The site is on the frontlines of change due to development pressures from South Park and the changing landscape of the manufacturing industry. It is a critical subdistrict and therefore an ideal location for our proposal.
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FAST FACTS
The hub of the fashion industry in LA The Fashion District houses approximately 100 blocks of independently owned retail and wholesale business with apparel, accessories, and footwear (BID website). The concentration of fashion-related businesses make it the largest fashion cluster in the country (AECOM). Survey data from InfoUSA estimates the Fashion District produces $10.1 billion in sales annually (AECOM, 8). The District occupies 20 percent of downtown Los Angeles land area, making it the largest of all the downtown districts (AECOM). In addition to the Fashion related businesses, the Flower District is located within the Fashion District, which includes LA Flower Market, the largest flower market in the United States.
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MOUNTING PRESSURES ON THE DISTRICT
A contested space with valuable jobs... ...where lines blur between public and private space—you don’t know where the shop ends and the street begins. Where the physical form does not suit the users nor new forms of industrial production, which is indicated by high upper floor vacancy. And where industrial uses compete with residential.
contested space
A JOBS-CENTRIC APPROACH Through our research and analysis, we identified jobs as the common thread running through the heart of the Fashion District. These jobs are regionally significant and relatively high paying. They shape the industrial character of the District and are an important asset to Los Angeles. However, emerging contests between land uses, physical form, public versus private realm, and global competition are altering the Fashion District and threatening jobs. Therefore, our plan focuses on preserving and enhancing the Fashion District as a competitive, jobs-rich industrial neighborhood. So, how do we address this given economic competition and mounting development pressures?
competitive jobs in a contested space
INTERCONNECTED STAKEHOLDERS
There are various stakeholders that make up the fashion industry in the district.
Many stakeholders rely on the clustering of uses and actors in the Fashion District. These actors form the complex and interconnected system of the Fashion District stakeholders. Without a designer, there would be no items for the supplier, which would leave the shipping and logistics industry without goods to account for, no retailer to stock the items, no employee to sell the items and no buyer to supply items across the region or nation. This set of interconnected actors make up the primary stakedholers of the Fashion District. The secondary stakeholders suppor the primary stakeholders as instiutions, develoeprs, regional planners, regulatory entities and providers of food.
stakeholders public/ private institution
BID
supplier
employee
designer
stakeholders
mobile food vendors
MPO
buyer
shipping/ logistics retailer city
developer
PRIORITY STAKEHOLDERS
Descriptive one-liner We further identified priority stakeholders, which form the backbone of the industry in the District. We designed—and planned—with them in mind in order to balance the competing interests of stakeholders for space and guide the district into an economically competitive future.
priority stakeholders
who we are planning for public/ private institution
BID
supplier
employee
designer
stakeholders
mobile food vendors
MPO
buyer
shipping/ logistics retailer city
developer
CONTEXT
02
OUR VISION
METHODOLOGY
SITE ANALYSIS
OUR VISION
PROPOSAL
IMPLEMENTATION STRATEGIES
OUR NORMATIVE FRAMEWORK Our framework prioritizes key stakeholders to maintain the district’s unique character and competitive advantage; it is both normative and evidence-driven. Our plan is directed toward preserving and enhancing the fashion district as a job-rich industrial neighborhood.
THE FASHION DISTRICT IS A CONTESTED SPACE WITH HIGH VALUE JOBS. WHILE THE CONTESTS BETWEEN LAND USE, TRANSPORTATION, PUBLIC AND PRIVATE SPACE, AND REGIONAL COMPETITION MAKE THE DISTRICT UNIQUE, THEY MAY THREATEN JOBS. OUR PLAN IS FOCUSED ON PRESERVING THE FASHION DISTRICT AS A
JOBS-RICH INDUSTRIAL NEIGHBORHOOD.
THE DISTRICT AS FASHION INCUBATOR In broad strokes, this is how we visualize the next Fashion District. Now, lets see how to get there!
CONTEXT
03
OUR VISION
METHODOLOGY
SITE ANALYSIS
PROPOSAL
METHODOLOGY
IMPLEMENTATION STRATEGIES
FOR FURTHER RESEARCH, PLEASE SEE:
METHODS USED
»» Appendix »» Appendix »» Appendix »» Appendix
Our methodology incorporates observational, qualitative, and secondary data. We met with planners at the Los Angeles Planning Department and the Executive Director of the Fashion District’s Business Improvement District. We also engaged in site visits and performed case studies of Vancouver, Portland, and New York City’s garment district, who face similar issues regarding their industrial portfolios.
A: Criteria for Designation Tiers B: Industrial Preservation Tier System C: Housing Tier System D: Public Realm + Community Spaces Tier System
After collecting inputs, we looked at our site analysis, maps, and research to synthesize them into priorities, areas of focus, and a district narrative. From there we formulated a tiered zoning system to protect and intensify the existing land uses and accommodate the pressure for other developments, such as housing. In the development of our tiered system we paid special attention to the districts stakeholders by addressing their needs and concerns. To see more detailed information and analysis on the methodolody section, please see the appendix.
METHODOLOGY INPUT
+
SYNTHESIS
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FORMULATE
SITE ANALYSIS • • • • •
PED COUNT INTERVIEWS LAND VALUES DEMOGRAPHICS NEW DEVELOPMENTS • EXISTING HOUSING
MAPPING • • • • • •
AMENITIES RESIDENTIAL WAREHOUSE MANUFACTURING NIGHT LIFE ZONING
RESEARCH • TAX INCREMENT FINANCING • LAND VALUE • ADAPTIVE REUSE • INDUSTRIAL PRESERVATION BEST PRACTICES
PRIORITIES • JOBS • PRESERVING CHARACTER OF DISTRICT
AREAS OF FOCUS • LAND USE • PUBLIC SPACE • CIRCULATION
NARRATIVE • CONTESTED SPACE • JOBS • STAKEHOLDER ECOSYSTEM
"TIERED SYSTEM" • ZONING BASED • FLEXIBLE TO CHANGING NEEDS • REVISITED REGULARLY BY STAKEHOLDERS
=
RESULTS
FOR FURTHER RESEARCH, PLEASE SEE:
SITE ANALYSIS
»» Appendix E: Demographics of the Fashion District »» Appendix F: A Snaposhot of the Fashion District »» Appendix G: Zoning and Land Use District »» Appendix H: Street Widths, Traffic Voumes »» Appendix I: Pedestrian Counts »» Appendix J: Public Transit »» Appendox K: Existing Housing, New Developments »» Appendix L: Case Studies »» Appendix M: Educational Sites »» Appendix N: Neighborhood Amenities »» Appendix O: Institutional Cross-Section
The
Fashion District is layered and complex. During our data collection and site analysis phase, we observed and learned about some of the unique characteristics of the Fashion District. This section will highlight the economy of the district and our meeting with Kent Smith, Executive Director of the Fashion District’s Business Improvement District. The appendix features further research and data gathering that is pertinent to the site analysis phase.
CONTEXT
04
OUR VISION
METHODOLOGY
SITE ANALYSIS
PROPOSAL
SITE ANALYSIS
IMPLEMENTATION STRATEGIES
MEETING WITH THE BID In our meeting with Kent Smith, we learned that our district is the capital of fashion in the region, if not the nation. However, the vast majority of the 4,000 businesses that make up the district are small, with under 5 employees each. This presents an ideal backdrop for an emerging live/work neighborhood as the district evolves from manufacturing to fashion incubator.
meeting with the bid YO Y'ALL! I'M KENT SMITH EXECUTIVE DIRECTOR OF THE FD-BID
I WANT TO TELL YOU ABOUT OUR DISTRICT
WE ACCOUNT FOR 40% OF THE WHOLESALING IN LA COUNTY
20% OF OUR BUSINESSES ARE FAMILY-OWNED
THERE ARE 4000 BUSINESSES IN THE DISTRICT, 90% OF THEM HAVE LESS THAN 5 EMPLOYEES
SITUATING THE DISTRICT The Fashion District is dominated by “fast fashion� and holds a competitive advantage from local clustering. With more than 70,000 jobs in the wholesale industry, Los Angeles provides an integrated structure of wellpaying jobs.
GLOBAL THE "MADE IN LA" LABEL FAST FASHION: QUICK CONCEPT-TO-SHELF TEST RUNS AND RE-ORDERS
NATIONAL AND REGIONAL WHOLESALING TO MANUFACTURING RATIOS LA: 0.78 (37,872 : 33,956) NY: 2.45 (33,423 : 12,227)
LOCAL
FASHION DESIGNERS WHOLESALERS (IMPORTERS) APPAREL & TEXTILE WORKERS
$35 AN HOUR $25 AN HOUR $15 AN HOUR
"JOBS IN APPAREL MANUFACTURING ARE CONTINUING TO INCREASE IN LA AND ORANGE AREA IT NEEDS BOTH PROTECTION AND ROOM TO EXPAND" - CIT GROUP
DEVELOPMENT PRESSURE
A district in flux. The district is undergoing an increase in housing pressures from adjacent districts such as South Park and the Old Bank District. Protecting the industry is a concern for both the Fashion District BID and the City. As a result, these pressures provide an opportunity for the district to increase its live/work housing supply and attract more creative talent to the neighborhood.
development pressure
GRETHER & GRETHER BUILDING 72 live/work lofts + ground floor retail/restaurants
CITY MARKET DEVELOPMENT 10 acre site, 945 housing units, 210 hotel rooms, 225,000 sf retail, 295,00 SF creative space
15-STORY M/U TOWER 163 smaller sized units (665 to 1,465 SF) aimed at first time buyers
EXISTING CONDITIONS There are a number of constraints and concerns in our district. First, public transportation options are scarce. There is only one bus route—the Dash E—that travels through our site, making it difficult for workers and shoppers without a car to visit. The lack of public open space and underlying industrial land use zoning limits potential housing and development opportunities in our site. Lastly, the high concentrations of pedestrian activity around Santee Alley as well as 9th and Los Angeles Streets provide opportunities to further knit the district together.
existing conditions
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EXISTING CONDITIONS Additionally, there is competition between private stakeholders in public spaces. Barriers that prevent access include outdoor displays, product deliveries and pick-ups, and mobile vending (especially on weekends). It is important that these constraints be transformed into opportunities that both private and public stakeholders can enjoy. For instance, the district contains an extensive, yet underutilized network of alleyways that can be re-envisioned into greener, more vibrant public spaces.
existing conditions CONGESTED PUBLIC RIGHT-OF-WAY
opportunities + constraints MOBILE VENDORS ON MOST SATURDAYS, THERE ARE OVER 90 STREET VENDORS IN THE FASHION DISTRICT; AN AVERAGE OF 9 PER BLOCK Kent Smith, Executive Director of FBID
EXTENSIVE ALLEY NETWORK
Source: CRA/LA and AECOM
EXISTING CONDITIONS Our district presents unique opportunities for nighttime uses and collaborations with community anchors. The Fashion District is practically empty by 6pm and could benefit from more flexible uses of space after 6pm. Organizations such as the California Market Center, Fashion Institute of Design and Management (FDIM), and the Fashion District BID can join forces to bring more 24-hour uses to the district.
existing conditions CLUSTERS OF ACTIVE STOREFRONTS
opportunities + constraints DISTRICT CLOSES AT 6:00 PM
POTENTIAL FOR COLLABORATIONS The California Market Center Fashion Institute for Design and Management (FIDM) Source: CRA/LA and AECOM
The Fashion Business Improvement District (FBID)
BOM RETIRO, SAO PAULO
Unique districts require unique approaches Included here is a photo of the fashion district in Sao Paulo, Brazil. Bom Retiro and the LA Fashion District are perhaps the only two “fast fashion” hubs in the world.
BOM RETIRO SAO PAULO, BRASIL CONTEXT OUR VISION METHODOLOGY
05
SITE ANALYSIS
PROPOSAL
PROPOSAL
SOURCE: JURANDIR LIMA, FLICKR IMPLEMENTATION STRATEGIES
INITIATIVES Our proposals for the Fashion District fall under four broad initiatives. Through the site analysis, our vision for the site is to: (1) promote competitive jobs that support the district as a hub of CA fashion and producer of ideas (versus goods); (2) support a 24 hour district; (3) increase connectivity and accessibility, both inter- and intra-district; and (4) add public and open space.
initiatives
matching site analysis with our vision
PROMOTE COMPETITIVE JOBS THAT SUPPORT THE DISTRICT AS A HUB OF CALIFORNIA FASHION AND PRODUCER OF IDEAS (VS. GOODS)
SUPPORT A 24 HOUR DISTRICT
INCREASE CONNECTIVITY AND ACCESSIBILITY - INTER AND INTRA DISTRICT
ADD PUBLIC AND GREEN SPACE
EXISTING ZONING
Industrial
zoning presents a valuable opportunity for land value capture from new development As previously mentioned in the site analysis, our site is primarily zoned industrial. Typically, this type of zoning does not allow for residential and commercial as well as other flexible uses. While having a site that is zoned industrial can be seen as a constraint for district stakeholders, it presents a valuable opportunity. By preserving the base zoning as industrial, the City can maintain greater control over development. Building on this base zoning, we propose a flexible tiered zoning overlay. Specifically, if the city allows for flexible zoning in the Fashion District, it is possible for the city to maintain industry but allow for diverse and even hybrid uses. Allowing for additional uses in the district can bring public benefits to area through land value capture, which is a type of public financing that recovers some or all of the value that is generated for private landowners from flexibility in the zoning code.
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TIERED ZONING PROPOSAL
Protecting
the fashion industry while capturing land value from residential development pressures for public benefits This is accomplished by limiting the first floor to industrial uses, including: manufacturing, wholesale, and retail; limiting the second floor to other fashion-related business activities, such as creative office, showrooms, and shipping and transportation logistics; and establishing a value capture mechanism from the third floor and up by implementing a development fee priced at up to 40% of the appraised value for uses such as residential. From the value capture mechanism comes a revenue stream to improve ground floor public spaces. With tiered zoning and value capture, public benefits can be woven throughout the district in the form of public open space, community and public facilities; streetscape improvements; and public transportation improvements in the area (CRA/LA Memorandum: Land Use Approval (2014), page 5).
TIERS ARE CUMULATIVE
VALUE CAPTURE
TIER 3 + 4 INDUSTRIAL/RESIDENTIAL
10' MIN
VALUE CAPTURE 3RD FLOOR + UP
20% AND 40% OF APPRAISED VALUE
TIER 2 FASHION DESIGN/OFFICE
15' MIN
2ND FLOOR
»»Design studios + Creative office »»Showrooms »»Support services: financial, legal, transportation, shipping, etc.
0%
TIER 1 FASHION INDUSTRIAL/RETAIL
1ST FLOOR 15' MIN
TIER 3 »»All other industrial »»All other comercial/office TIER 4 »»Live/work, residential
TEXTILE + APPAREL USES »»Manufacturing »»Wholesale »»Retail
display windows required for non-manufacturing uses
VALUE CAPTURE DOES NOT APPLY TO FLOORS 1 AND 2
0%
POTENTIAL SITES FOR PUBLIC BENEFITS We chose three sites to illustrate how public benefits could be realized based on their (1) development potential; (2) surrounding uses; (3) location; and (4) building type.
DEVELOPMENT POTENTIAL
SURROUDING USES
SITE SELECTION
BUILDING TYPE
site selection criteria
LOCATION
POTENTIAL DEVELOPMENT SITE Located at 11th and Main, this site has potential for greater development. See the next two spreads for how development and associated public benefits could be realized for this site >>
11th + Main
BEFORE
WHAT TIERED ZONING MIGHT LOOK LIKE! We envision a five-story, building where the first two floors have 15 foot ceilings. Associated public benefits featured are a parklet, enhanced crosswalks and trash cans. Let’s zoom in for a closer look! >>
11th + Main
after
TAKING A LOOK INSIDE... Through our tiered zoning mechanism, this building could house innovative uses, such as a fashion incubator and live/work and creative spaces.
flexible zoning
fashion incubator + live/work + creative space
POTENTIAL PUBLIC SPACE SITE Also on Main street, this surface parking lot holds potential for creating more green space in the district. The industrial building and the empty wall space are also promising. See the next three spreads for how public benefits derived from value capture could be realized for this site >>
Main Street
BEFORE
PARKING-TO-PARK CONVERSION Allowing for expanded uses in the industrial building could translate this underutlized surface parking into a park and helping to create more green space in the park-poor district. The blank walls provide a space for murals. What else could happen here?! >>
Main Street
after
EXTENDING THE DISTRICT'S HOURS The parking-lot-to-park conversion site also allows for an opportunity to collaborate with nearby institutions, such as the California Market Center (CMC), to bring street-level night activities to the area. Pictured here is a night market, where designers located in the CMC could sell their samples, This is already done on a monthly basis, but it is located in the CMC and generally not well advertised. Bringing night activity to the district will help change the district’s image and invite activity after 6pm. Let’s keep going! >>
night market
cultural activity after 6pm
A FASHION STREET FESTIVAL! The Fashion Institute for Design and Marketing (FIDM) is another potential collaborator. Through this collaboration, we envisioned an LA fashion street festival that invites FIDM students to showcase their work in the public realm.
LA Fashion Street Festival
jobs + public realm
CONTESTS OVER PUBLIC SPACE Located at 12th and Maple Streets, in the heart of the district, this intersection is a hub of pedestrian activity. Observation of the intersection revealed telling use of space. People traversed the intersection in ways that reminded us of how people move about in a public plaza. While the built environment suggests scripted uses (crosswalks and sidewalks), the users adapt the space to meet their needs. In particular, we observed vendors using the entire intersection to sell their goods, while pedestrians used the intersection as a scramble, and the street corners were used for selling ice cream, t-shirts and bubble machines. Again, the idea of contested space arise—a blurring of the public and the private. The lack of publicly accessible open space in the area may have lead users to adapt the intersection into an impromptu public space. Let’s see what it could look like with tiered zoning plus value capture! >>
12th + Maple
BEFORE
CONNECTING SOCIAL USE OF SPACE WITH THE PHYSICAL Because of the identified lack of open space, we propose converting this intersection into a shared space. This would enable the existing social use of space to be reflected in the physical environment. A shared street is flexible and mitigates conflicts between users and the built environment. But wait—there’s more! >>
12th + Maple
after
A LOW-COST MOBILITY SOLUTION 12th and Maple demonstrates one proposal for greater access to the district and mobility within the district. Two metro stations are located just outside the district (7th and Metro and the Blue Line’s Washington Station). There is a marked lack of public transportation options for accessing our site. Bicitaxis—a popular mobility option in Havana, Cuba—inspired a low-cost, low tech solution that could help mitigate the last mile-first mile issue and encourage people to visit the area through an alternative transportation route. We see shoppers and fashion industry buyers as the key users of this unique alternative. It could also serve as a pilot route for greater investment in shuttles or streetcars. What else could happen here?! >>
7th/metro
7T
ST
MA
PL
E
ST
H
WA
SH
ING
TO
N
ST
blue line
bicitaxis
"last mile" solution + mobility
BALANCING GREATER MOBILITY WITH INDUSTRIAL ACCESS The final proposal on 12th and Maple is a green alley. Drainage issues in the district lead to stagnant water in alleys. This is a stormwater issue as well as an aesthetic one, making alleys unattractive for pedestrian use. This design brings green infrastructure and vertical greenery while allowing delivery trucks continued access to the alley.
green alleys
pedestrian circulation + industrial access
FLEXIBLE STREETS
A
simple system for balancing stakeholder’s competition for space while protecting their diverse interests The street network is critical infrastructure to the successful functioning of the Fashion District; it serves multiple stakeholders daily. Therefore, we propose a flexible system for regulating street space that balances the interests of the stakeholders who depend on them. The map and legend lay out our proposal for flexible designations of street space throughout the district and the day. 1) Expand sidewalks where possible in order to relieve congestion and pressure from shops on public rights-of-way. 2) Flexible parking arrangements, using paint to designate parking for different stakeholder uses. For example, the cross-hatched spots indicate parking for deliveries only before 9am and mobile food vendors after 9pm. 3) Along Maple = designated bicitaxi lanes from 7th St Metro station to the Blue Line. Want more specifics? Flip the page! >>
flex streets
ST SA
NT
EE
AL
LE
TH
FLEXIBLE USE »»Throughout the day »»By multiple users simultaneously »»For priority stakeholders »»Balances multiple stakholder interests Y
11
balancing stakeholder interests
EXISTING BUILDING FOOTPRINT
ST
SIDEWALK
SA NT EE
BIKE LANE PROPOSED FLEX SIDEWALK FLEX PARKING
MA PL
EA VE
DELIVERIES/MOBILE VENDORS BICITAXI LANE
FLEXIBLE STREETS IN ACTION On Maple Avenue, we propose a dedicated 6’ bicitaxi lane in each direction (bicitaxis are 3.6’ wide), connecting the Metro stations, and flex parking, with the example of a parked food truck. On 11th street, we propose extending the sidewalk, creating a flex sidewalk. The flex space relieves pressure created by private vendors on public space, as well as congestion, by adding more space for retailers moving goods on roll carts. It also increases opportunities for mobile vending. The white line along sidewalk, which is already in use in the District, could be implemented more widely with this system, which designates where vendors can place displays and leaves more room for pedestrian circulation. Flex parking allows designated spots for delivery trucks until 9am and maintains existing bike lanes.
MAPLE AVE
11TH STREET
flex streets
cross-sections
CONTEXT
07
OUR VISION
METHODOLOGY
SITE ANALYSIS
PROPOSAL
IMPLEMENTATION STRATEGIES
IMPLEMENTATION STRATEGIES
TRANSLATING OUR PROPOSAL INTO ACTION Land value capture is the primary mechanism for financing the public benefits menu. Using a conversion fee program, we recommend creating specific guidelines for what fees would be assessed depending on whether the third floor and above was for market rate residential (20-40% of land value); affordable housing (0-20% of land value); or industry, incubator, or other creative use (0-20% of land value). The funds garnered from the conversion fee program would finance our flexible and locally-specific public benefits menu. The menu is divided into three levels according to the cost and development intensity of the public benefit. They are further broken into three types of benefits, which were identified during site analysis as issues of concern for the district. For example, there is a clear lack of green space and impediments to mobility within the district. The district also closes at 6pm; extending its hours is critical to its competitiveness as the capital of Californiacentric fashion.
land value capture + public benefits menu low
$
medium
$$
high
$$$
GREEN PUBLIC SPACE IN STREETSCAPE
PARKLET
POCKET PARK
PARKING LOT CONVERSION
ACTIVATED ALLEYWAY
ENHANCED ALLEYWAY
SHARED STREET
MULTI-USE COMMUNITY FACILITIES
PORTABLE STREET
FARMERS MARKET OUTDOOR FITNESS EQUIPMENT
MULTI-USE COMMUNITY SPACES: EVENTS, JOB TRAINING, ETC.
24 HOUR DISTRICT
REIMAGINE BLANK WALLS PUBLIC ART, MURALS
PERMANENT VENDOR STALLS
SECOND STORE FRONTS
MOBILITY/CONNECTIVITY CREATIVE WAYFINDING
UNDERPASS TREATMENTS
BICITAXI CONNECTOR SYSTEM TO METRO TRANSIT STATIONS; STREETCAR
FUND FOR STREET LIFE + FESTIVALS $
$$
$$$
STREET AMENITIES + SAFETY TRASHCANS RESTRIPE CROSSWALKS
STREET LIGHTS PUBLIC RESTROOMS
STREET FURNITURE BUS SHELTERS
OTHER POTENTIAL FINANCING MECHANISMS
Public benefits require more funds than
value capture can provide alone; here are a few other promising practices A Mello Roos special assessment district would specifically tie increases in residential infrastructure costs directly to the residents themselves, and are funds that can be used for major upgrades (sidewalks, sewer, etc.) as well as improving the district (greening, parks, etc.) Through a combination of grants and taxes, an Empowerment Zone incentivizes businesses to hire individuals who live/work within the same zone, thereby supporting both increased residential units while maintaining a focus on local jobs. HUD Economic Development Initiative Grants can fund economic development activities that are aimed at increasing jobs within redevelopment areas.
financing mechanisms
PRIMARY
LAND VALUE CAPTURE CONVERSION FEE PROGRAM SPECIAL ASSESSMENT DISTRICT MELLO ROOS
SECONDARY
INDUSTRIAL PRESERVATION EMPOWERMENT ZONE INCENTIVE HUD ECONOMIC DEVELOPMENT INITIATIVES GRANTS
theory
attract increased agglomeration and maintain competitiveness LAND
DIRECTED DEVELOPMENT
FD
VALUE CAPTURE
NEXT
PUBLIC BENEFITS
COMPETITIVE JOBS IN A CONTESTED SPACE
COMPETITIVE INDUSTRIAL DISTRICT
UPGRADED AMENITIES ENHANCE AGGLOMERATION
NEXT STEPS
AVENUES FOR FURTHER RESEARCH
>> INTEGRATE REQUIREMENTS/INCENTIVES FOR AFFORDABLE HOUSING INTO TIER SYSTEM SO THAT WORKERS CAN LIVE AND WORK IN THE DISTRICT. >> EXPLORE OPTIONS FOR PRESERVING THE UNIQUE SMALL RETAIL IN THE DISTRICT FROM DISPLACEMENT FROM HIGHER VALUE DEVELOPMENT AND COMPETITION FROM LARGE RETAILERS. ONE METHOD WOULD BE TO ESTABLISH FLOOR SIZE MAXIMUMS. LARGE CHAIN RETAILERS OFTEN HAVE SET FLOOR CONFIGURATIONS WHICH REQUIRE A CERTAIN AMOUNT OF FLOOR SPACE.
T
BR
VA
OC
L
RA
DY
GRAEME
LO
ME
CH EL
THE FASHIONISTA TEAM
K
NARIA
QUESTIONS, COMMENTS + FEEDBACK WELCOME!
AECOM, and CRA/LA. “Fashion Your District: Market Analysis of the Fashion District.” (2011): n. pag. Web. Anderson, J. M., Macdonald, J. M., Bluthenthal, R., & Ashwood, J. S. (2013). Reducing Crime by Shaping the Built Environment with Zoning: An Empirical Study of Los Angeles. University of Pennsylvania Law Review, 161(3), 699–756. Retrieved from http://search.ebscohost.com/login.aspx?direct=true&db=a9h&AN=86040750&s ite=ehost-live Barragan, B. (2014a, May 27). Historic Fashion District Building Getting Mixed-Use Lofts. Retrieved November 3, 2014, from http://la.curbed.com/ archives/2014/05/historic_fashion_district_building_getting_mixeduse_lofts.php Barragan, B. (2014b, August 22). 15-Story Condos Could Give First-Time Buyers a Chance in DTLA. Retrieved November 2, 2014, from http://la.curbed.com/ archives/2014/08/15story_tower_could_give_firsttime_buyers_a_chance_in_dtla.php City of Los Angeles, City Planning. (2009, October 1). City of LOS ANGELES, Population And Housing Estimates, Report Frame Set. Retrieved November 2, 2014, from http://cityplanning.lacity.org/DRU/Locl/LocFrame.cfm?geo=tg&loc=205&sgo=ct&rpt=HOc&yrx=Y09 Cleantech Los Angeles. (n.d.). Retrieved November 2, 2014, fromhttp://cleantechla.org/ Cushman & Wakefiled Research. (2014, March 20). Marketbeat: Industrial Snapshot, Greater Los Angeles, CA. Retrieved November 15, 2014, fromhttp://www. cushmanwakefield.com/~/media/marketbeat/2014/10/GREATER_LA_AMERICAS_MarketBeat_Industrial_Q32014.pdf Department of City Planning, T. C. R. A. (2007, December). Los Angeles’ Industrial Land: Sustaining a Dynamic City Economy. Retrieved October 28, 2014, from http://cityplanning.lacity.org/Code_Studies/LanduseProj/Industrial_Files/Attachment%20B.pdf Eastern San Francisco properties likely to get new shot at amnesty. (n.d.). Retrieved October 28, 2014, from http://www.bizjournals.com/sanfrancisco/printedition/2012/02/10/eastern-san-francisco-properties.html Flynn, J. (2007). Productive Preservation and the Reinvention of Industrial America. Urban Lawyer, 39(1), 123–157. Retrieved fromhttp://search.ebscohost.com/login. aspx?direct=true&db=a9h&AN=24938920&site=ehost-live General Plan 2035 | DRP. (n.d.). Retrieved October 28, 2014, fromhttp://planning.lacounty.gov/generalplan Hymon, S. (2008, January 4). L.A. limits rezoning of industrial land downtown. Los Angeles Times. Retrieved from http://articles.latimes.com/2008/jan/04/local/ me-downtown4
REFERENCES
Koster, H. R. A., & Rouwendal, J. (2012). The Impact of Mixed Land Use on Residential Property Values. Journal of Regional Science, 52(5), 733–761. doi:10.1111/ j.1467-9787.2012.00776.x LA Fashion District BID. “Los Angeles Fashion District.” Los Angeles Fashion District Overview. N.p., 03 Feb. 2014. Web. 18 Dec. 2014. LA Fashion District BID. (2013). Retrieved November 2, 2014, fromhttp://fashiondistrict.org/la-fashion-district-bid/us/ Leigh, N. G., & Hoelzel, N. Z. (2012). Smart Growth’s Blind Side. Journal of the American Planning Association, 78(1), 87–103. doi:10.1080/01944363.2011.645274 Lester, T. W., Kaza, N., & Kirk, S. (2013). Making Room for Manufacturing: Understanding Industrial Land Conversion in Cities. Journal of the American Planning Association, 79(4), 295–313. doi:10.1080/01944363.2014.915369 Rosenberg, J. (2013, January 7). Does Zoning Matter In Los Angeles? Not So Much, Planner Says. Retrieved October 28, 2014, from http://www.kcet.org/socal/ departures/columns/laws-that-shaped-la/the-laws-that-shaped-la.html Says, J. B. (n.d.). Can the supervisors save manufacturing in San Francisco? Retrieved October 28, 2014, from http://48hillsonline.org/2014/03/11/can-thesupervisors-save-manufacturing-in-san-francisco/ The Los Angeles Area Fashion Industry Profile and 2014 Outlook. Rep. CIT Commercial Services, n.d. Web U.S. Census Bureau. “Census.gov.” Census.gov. N.p., 2012. Web. 18 Dec. 2014. Vaillancourt, R. (2013, January 31). Fashion District Mega-Project Proposed. Retrieved November 2, 2014, from http://www.ladowntownnews.com/news/fashiondistrict-mega-project-proposed/article_734d8352-6bc9-11e2-b229-001a4bcf887a.html
APPENDICES
Appendix A
Criteria for Designating Tiers
HOUSING
+
+
=
PUBLIC REALM + COMMUNITY SPACES
+
+
=
7TH
D
O
BL
AC
BR
IL
STREET WIDTH
8TH
METZ
IA
9TH
CECIL
WALL
LIAN
SAN JU
LI AN
NT
EE
11TH
SA
N
JU
SA
INDUSTRIAL
TRAFFIC VOLUME
R IN WERD GELES LOS AN
H
PEDESTRIAN VOLUME
SP
FR
AY N KS TO
MAIN
AD
E
W
M PIC
L
O
LI V
E
ID
AN K
W AY
IN
G
AN R G
OLYM
M
AP L
E
12TH
10TH
+
+
+
=
SA N
JU
R
TO
LIA
N
E TL
NE
L W
AL
M YR
16TH
10TH
KE SSE
W
JO
DUCA
ST 15TH
9TH
DR O PE SA N
SE
PH
S
PICO
CR OC
14TH
14TH
Appendix B 1
H
SP RI
FR
AD W AY BR O
ON E PIC
CK ST
YM
IN
MA
BL A
OL
DIN
R WE
HI LL
OL
IV
E
MI
AN
K
DW AY
NG
AN D
NO INDUSTRIAL REQ. 2 FLOORS 'BY RIGHT' RESIDENTIAL OR OTHER USE 3 TO 6 FLOORS DENSITY BONUSES AFTER 'BY RIGHT' USED TO FINANCE PUBLIC REALM
7T
GR
TIER
Industrial Preservation Tier System
SA
LO
S
LE
E NG
8T
H
TZ
ME
A
ILI
9T
C CE
H
L
AL
2
11
N
LIA
JU
EE
N LIA JU
SA
N SA
LE
9T
H
MA P
TH
10 PIC
ED R N LIA JU
LE RT MY
16
R KE CR SE
WN
LL
CAS
H
H
OC
SA
DU
15T
10T
E
O
TO
HS
H
NP
14T
O
TH
OS EP
2 FLOORS COMMERCIAL, LIGHT MANUFACTURING, OR RETAIL
12
ST J
3
NT
1ST FLOOR 'BY RIGHT' DENSITY BONUS OF RESIDENTIAL, OR OTHER USES, UP TO 4
TIER
N
SA
TH
WA
TIER
W
Appendix C TIER
1
NO HOUSING
TIER
2
HOUSING 2-4 STORIES LAND VALUE CAPTURE MIN. AMOUNT AFFORDABLE UNITS 1ST FLOOR COMMERCIAL, LIGHT
TIER
3
HOUSING UP TO 8 FLOORS LAND VALUE CAPTURE AFTER 2ND FLOOR MIN. AFFORDABLE UNITS 1ST & 2ND FLOOR COMMERCIAL, LIGHT MANUFACTURING, OR RETAIL
Housing Tier System
7T
H
AN FR
AY W OA D
ON E
IN
BR
CK ST
PIC
MA
BL A
YM
HI
S
LO
2
ES
EL
G AN
8T
H
TZ
ME
9T
H
INTERMITTINT PUBLIC & OPEN SPACE
N
SA
N
IA
L JU
JU
SA
LIA
N
NT
EE
TH
SA
N
9T
E
12
H
MA PL
TH
10 PIC
JO
SE
TO
WN
JU
LIA
N
E TL MY R
WA
LL
CAS
H
H
E
DU
15T
10T
KE
R
NP
ED
O
SE
PH
S
H
SA
14T
RO
TH
ST
PARKING LOT TO PARK CONVERSION, COMMUNITY CENTER,
W
11
3
LARGE SCALE INVESTMENT
L
AL
POCKET PARK, FARMERS MARKET, PERMEABLE
TIER
A
ILI
C CE
OC
TIER
IN
RD
WE
LL
TRASH CANS, STREET TREES, BENCHES
OL
SP
K
AY DW MI E OL IV
STREETSCAPE IMPROVEMENTS
RI NG
AN D
1
GR
TIER
Public Realm + Community Spaces tier System
CR
Appendix D
Appendix E
Demographics of The Fashion District
Appendix F
A Snapshot of The Fashion District
Appendix G
Zoning and Land Use
RI NG
N
DI
ER
SP
CHICK HEARN
ER
IAN UL AG
O RG
A
NE
W TO
9T
H
12T
H
D
R FO
AN ST
CE
RD FO
HA NT
ER HL
RC HA
CE
NT
RE
S
ME
RC
KO
YS GL AD
ME
CE NT
RA
L
ST AN
UL IAN
FO
E MY RT L
NJ
11T H
H
L
ING
TON
17T
H
IFF ITH
H
H
GR
ITY
15T
TR IN
WA L
WA SH
14T
City of LA GIS
K
OC
L EM
A
14T
PA LO M
EE
O
NT TON
C
PIC
SA ING
OL YM
PI
SA
H
WA SH
H
SSE
RD
L
LO
H
H
10T
CA
WA L
NG SA
15T
8T
ST AN NE
E PL
DU
MA
ES
JO
E
16T
T
CK TO W
JU N SA
S PH SE
NIC
ST
VE
H
21S
CR O
N
TH
LIA
NT
DW AY BR
10
SA
H
EL
18T
H
H
14T
OA
HI LL
17T
9T
H
H
ER
14T
14T
EE
GR
AN
D
RE
S
GL
MA
C
AT H
H
YS
L
AL W
11T
R
KE
C RO
AD
N
L
JU
GL
BL
C
IAN
YS
SA
H
AD
N
LIA
I EC
ERO
SA
H
6T
D PE
N
7T
TZ
ME
PIC
RO
SA NJ
AC
DIN
R WE
OL YM
CAM
CR OC K
K IN
MA
KS
OL IV
E MI DW AY
TO N
E
FR
AN
HO PE
FIG
UE
FL
RO
A
OW
ER
W
MR1 M1 MR2 M2 M3
TON
H
RL
HA
WINS
5T
EM
H
CH
BIR
MI
O NA
N 0
0.045 0.09
Miles 0.18
0.27
Appendix H
street widths, Traffic Volumes 7T
RI NG
AN FR
WA Y OA D BR
IN
BL AC
MA
IN
RD
WE
8T
H
HI
LL
PIC
KS TO N
E
E IV OL
OL YM
SP
K
MI DW AY
GR A
ND
H
S LO
L
GE
AN
Z ET
ES
M
9T
LIA
CI
H
CE
L
L WA
N
SA
11T
SA
N
JU
LI
SA
AN
NT
EE
H
N
LIA
JU
9T
E
12T
H
MA
PL
H
10
TH
14T
RO
H
PIC
10T
R
NP
ED
H
ST J
OS
CR OC
KE
SA
EP HS
O
DU
CA
SSE
N NJ
16T
UL IA
MY
RT
LE
WA L
H
TO WN E
L
15T
SA
H
14T
H
Alley Min. 20’ Local Street 30’ - 44’ 40’ - 48’ Collector Street Secondary Highway 46’ - 70’ Major Highway Class II 80’
50’ - 64’ 66’ - 68’ 72’ - 100’ 110
10’ - 12’ 10’ - 13’ 15’ 15’
1 1 1-2 2-3
15 - 20 25 25 - 35 35
Appendix I
Pedestrian Counts
C
SS
ST
PR
8th
ING
ST
9th E AV OL
PIC
BL
VD
ST
SA
NT
EE
AL
LE Y
SM
AIN
ST
YM
11th
ST
PE
EE
NT
SA
E
S
M
ST
T
SS
LE
GE
N SA
O
SL
ST
PL
IN
MA
MA
S
12t
hS
T
Appendix J
Public Transit
RI NG FL OW ER
W
UL IAN SA NJ TZ
H
ME
L
L WA
11T
CR
AT H
H
Y
O
AG
A
NE
O
CA TE
SB
W TO
RG
12T
9T
Red/Purple lines
CE
HA
NT
HL ER
ME RC
KO
AD GL
FO RD
RC HA NT RA L CE NT
ST AN
IAN UL
C
H PIC
L
Transit layers LA County Metropolitan Transit Authority
CK
LO
M HE
H
RC
BI
17T
IFF
TON
H
H
GR
ING
TR
INI
H
ITH
TY
WA L WA SH
14T
15T
A
SA
H
OM
14T
PA L
NT E
E
O
ING
T
OL YM
11T H
NJ 15T
Bikeways
PI
SA
H
21S
RE S H
SSE
E MY
WA L 16T
TON
FO RD 10T
CA
ME
DU
L
H
WA SH
H
CE
ST
E
E
NIC
Gold line
8T
ST AN
NE TO W
N SA
JO SE PH S
VE
R KE OC
JU LIA
CR
TH
N
NT EE SA
H
WA Y
10
RT L
18T
H
H
14T
BR OA D
HI LL 17T
9T
H
H
YS
14T
14T
MA PL
GR
AN
D
RE
S
GL
MA
Blue line
RD
FO
AN ST
H
H
Expo light rail line
YS
N
Rail stops
R
E CK
AD
ERO
JU
YS
C
N LIA
AD
N
SA
LIA
S
H
GL
E KS TO N AC
MI DW AY
BL
LO
S
LE
GE
N SA
Rapid lines
6T
O
DR
PE
AN
7T
CR OC KE R
FR AN K
HO PE
RO A FIG UE
OL IV E
IN
RD
WE
I EC
RO
KE
Local
N
IN
MA
PIC
MB
Stop
Limited Express
OL YM
CAM
N
DI
ER
SP
CHICK HEARN
STO
H
RL
HA
WIN
5T
EM
I
OM
NA
N 0
Parcel layer LA County Enterprise GIS
0.045 0.09
Miles 0.18
0.27
Appendix J
D
WA L
NU
T
WILSON
WILSON
ELWOOD
CHANNING
H
10T
UTAH
JESSE
Red/Purple lines
7TH
SACRAMENTO
SANTA FE
0 I-1
HUNTER
8TH
PRISE
ENTER
14TH
HUNTER
Transit layers LA County Metropolitan Transit Authority
PORTER
10TH
11TH
Bikeways
BAY
MATEO
LAWRENCE
RY GA R MC
MCGARRY
LONG BEACH
ER HO OP
MYERS MYERS
DECATUR
LAWRENCE
ALAMEDA
SE
L OU
WA R
EH
INA
TE
RM
MA
CHANNING
ET RK
0
14TH
Blue line
VIOLET
DAMON R
Expo light rail line
Gold line
BAY
HUNTE
N
I-1
R
VIGNES MILL
NT HA
ME
RC
ER HL
NT HA RC ME
ES S
17T 18T H H
T
H
NEWT ON
OM
I
K
IC
RR
ME
CE RE S
S RE
CE KO
YS AD GL
S
RE CE
EX
H
21S
HEWITT W ITT
HE
CENTRAL
DY S GL A
YS AD GL RD FO EX ES S
WT ON
15T
NA
GAREY
R ER
TO W NE
ST AN
FO RD
SA N R KE OC
CR
TO W ST AN FO RD OM A PA L
NE
0T
PTO
23R
H
I OM 1
NA
Rail stops
TIER
7TH
OLYMPIC
MATEO
H
20T
TON
H
RC
BI
COM
24T
FO RD
D
ST AN
AD INI TY H
ING
AIR
WA L
22N
TR
25T
IFF ITH GR
AIR
WA SH
L
T
TON
CK
O
ML
H
17T H 18T H
ING
AD
21S
ST AN
N LIA JU N SA
SA N
JU L
MY
RT
IAN
LE
L WA L
WA L
SA D
WA SH
7TH
LEMON
H
N DE
4TH
WHIT
6TH
JESSE
INDUSTRIAL
LIN
HE
14T
H
WHOLESALE
BAY
H
15T
6TH
E
11T H
14T
20T
22N
H
SSE
L
NT
EE
H
0
NE
E PL MA EE NT SA
S PH
I-1
H
16T
CR
JU
K AN FR
E TO N BL
AC
KS
MI DW AY
E OL IV
IN MA SE H
18T
10T
CA
15T
H
WA LL
DU
JO ST
17T
OC K
N LIA
D AN GR
LL HI DW AY OA BR E
TH
WILLOW
FACTORY
PRODUCE
Rapid lines
N
O
KO
Limited Express
MISSIO
PIC
H
A
Local
5TH PALMETTO
PALMETTO
R W ILD LE
N
NIC
H
MISSIO
H
7T
R KE OC AG R AT C H
MONO
3RD
MESQUIT
VE
H
H
10
N SA
O
DR
PE
A
AZUS
4TH
IMPERIAL
14T
9T 9T
N
LIA
JU
5TH
CONWAY
H
H
S
FASHION DISTRICT
12T
H
H 4T
H
AN
N
MOLINO
11T
LL WA
TIO
HEWITT
LIA
CI
CE
AC
N COLYTO
METZ
TR
ARTS DISTRICT SEATON
S LO
5T
2ND
ON ERS
N
I RD
E
IN RD WE ES L GE AN
SKID ROW
TON
W
3RD
OM A
RI NG
ST
SP
WINS
2ND
AND
PIC
14T
D
Stop
VIA LAS VEGAS
1ST
IVER
OL YM
ROSE
FR
Y LIN DL E
RY
VI
HO P
H
BOY
4TH
PLAZA DEL SOL
LA R
8T
NC EN T
E
ME R
CU
HA RL EM
UE RO A
H
FL OW ER
FIG
8TH
6T
1ST 1ST
AZUSA
AN K
E
BANNING
CENTE
WE RD IN
HIR
DI N
LS
W ER
WI
Public Transit
11TH
11TH
N 0
Parcel layer LA County Enterprise GIS
0.075 0.15
Miles 0.3
0.45
Appendix J
Public Transit
SP RI NG
N
Stop Local
N
DI
ER
W
ER
CHICK HEARN
STO
H
RL
HA
WIN
5T
EM
K AN
H
OC K
Rail stops
ER
L
K OC
AG
CR
AT H
H
A
NE
W TO
O RG
12T
9T
Red/Purple lines
CE
NT
ER
HA
HL
RC
AD
KO
ME
HA
NT
CE RE S
RA L CE NT
H
TON
17T
H
ITH
ING
H
GR IFF
INI
H
TR
WA SH
14T
15T
TY
WA L
L
A
H
OM
14T
PA L
E
O
SA NT E T
RD
RD NJ
11T H
C
PIC
ING
21S
Bikeways
PI
SA
15T
OL YM
ST AN FO
UL
IAN
RT MY H
TON
GL H
SSE
LE
WA L 16T
WA SH
FO 10T
CA
L
H
RC
DU
H
ME
E
ST
E
PL
NIC
Gold line
8T
ST AN
TO WN E
JU N SA
S PH JO SE
VE
R KE OC
CR
N
TH
LIA
NT
DW AY
SA
H
BR
10
MA
18T
H
H
14T
OA
HI LL 17T
9T
H
H
YS
14T
14T
EE
GR
AN
D
RE
S
GL
MA
Blue line
RD
FO
AN ST
H
H
Expo light rail line
YS
Y
CR
JU
SB CA TE
PE
N LIA
L WA
11T
H
AD
N
MB
RO KE
C
S
6T
YS
N
SA
LIA
I EC
ERO
ER
LIA N JU TZ
ME
O
DR
PE
AD
LO
S
LE
GE
N SA
AN
7T
GL
PIC
SA N
KS AC
IN
RD
WE
OL YM
CAM
Rapid lines
FR
TO N
IN
MA
BL
MI
OL
IV
DW AY
E
E
FIG
UE
HO
RO
PE
A
FL
OW
Limited Express
Transit layers LA County Metropolitan Transit Authority
CK
LO
M HE
H
RC
BI
I
OM
NA
N 0
Parcel layer LA County Enterprise GIS
0.045 0.09
Miles 0.18
0.27
Appendix K
Existing Housing, New Developments
GRETHER & GRETHER BUILDING 72 live/work lofts + ground floor retail/restaurants
CITY MARKET DEVELOPMENT 10 acre site, 945 housing units, 210 hotel rooms, 225,000 sf retail, 295,00 SF creative space
15-STORY M/U TOWER 163 smaller sized units (665 to 1,465 SF) aimed at first time buyers
Appendix L
Case Study in Strategies to Preserve Industry
ZONING SPECIFIC ZONING DESIGNATIONS • INDUSTRIAL BUSINESS ZONES, NYC • PERMANENT MANUFACTURING DISTRICTS, CHICAGO • PRODUCTION, DISTRIBUTION, & REPAIR, SAN FRANCISCO CHANGE CURRENT ZONING
CONVERSION
• ENSURES ECONOMIC BENEFITS, SOCIAL/ ENVIRONMENTAL JUSTICE & ACCESS TO TRANSIT (OAKLAND, CA) • PREVENT IMPACTS ON ADJACENT EXISTING OR FUTURE INDUSTRIAL ACTIVITY IN THE AREA (VANCOUVER, BC)
INCUBATORS • CLEANTECH LA: INDUSTRIAL LAND PRESERVATION, SUSTAINABLE ECONOMIC DEVELOPMENT & LA RIVER • SF MADE: NONPROFIT FOCUSED ON SUPPORTING MANUFACTURING THROUGH LOCALLY-MADE PRODUCTS
Appendix L
Case Study in Innovative Zoning
PORTLAND, OVERVIEW PORTLAND CREATED 5 TYPES OF INDUSTRIAL ZONES FOR THE ZONING CODE INCORPORATED INTO THE COMPREHENSIVE PLAN OF 1990, WHICH IS REVIEWED EVERY 5 YEARS LAND USE POLICY WERE NOT SEEN AS PERMANENT BECAUSE OF THIS SYSTEM.
VANCOUVER, OVERVIEW VANCOUVER CREATED AN INNOVATIVE APPROACH TO COMPATIBILITY AND PERFORMANCE ISSUES BY UTILIZING A COMPATIBILITY MATRIX IN ITS MIXED USE DISTRICTS. THIS IS A WAY TO PROVIDE GREATER PROTECTION TO RESIDENTS AGAINST
TAKEAWAYS • FOSTER INDUSTRIAL DEVELOPMENT WHILE • INDUSTRIAL ZONES DESIGNATED ACCORDING TO THE LEVEL OF NUISANCE CREATED AS A WELL AS THE MIX OF LAND USES PERMITTED. • THE SUCCESS IS DUE IN PART TO ITS RELIANCE ON A COMPREHENSIVE PLAN: ACCOUNTABLE TO LOCAL AND REGIONAL AGENCIES AS WELL AS TO RESIDENTS + PLAN IS REVISED EVERY 5 YEARS.
SOURCE: CITY OF
Appendix M
ITT
CENTRAL
RD FO ST AN YS AD
NU
T
WILSON WILSON
LAWRENCE
CHANNING
BAY SACRAMENTO
MATEO
LAWRENCE
RY AR MC G MCGARRY
LONG BEACH
OP ER HO
DAMON
ELWOOD
0
MYERS MYERS
MILL DECATUR
LAWRENCE
ALAMEDA
SE OU EH
WA R
TE
RM
INA
L
CHANNING
ET RK MA
NT HA
I
I-1
H
N
17T
Guidance and Tutoring Programs
7TH
BAY
R
VIOLET
0 I-1
HUNTER
8TH
PRISE
ENTER
HUNTER
PORTER
10TH 11TH
14TH
OLYMPIC
MATEO
WA L
H
7TH
HUNTE
14TH
TIER
SANTA FE
RE CE NT HA
ME
RC
ER HL RC ME
18T
H
PTO
T
0T
NEWT ON
OM
21S
S
GL
YS S
AD
RE
GL
CE KO S RE CE
EX
NA
VIGNES
HEWITT
ROSE NE
R KE CR
OC
UL IAN SA NJ RD FO RD FO ES S
A OM
H
X
TON
I OM 1
COM
H
D
ST AN
24T
22N
FO R
D
H
HE W
W
R KE OC
ST AN 20T
WT ON
15T
ES SE
ING
NE
PA L
ITH IFF WA SH
AD ITY H
D
CR
UL IAN
TON
AIR
WA L TR IN 25T
23R
ST AN
N LIA JU N SA
E RT L
SA
H
ING
GR
AIR T
H
18T
H
RC
BI
NA
17T
WA SH
AD
21S
H
CK
O
ML
HE
14T
H
L
D
BAY
H
15T
EN
D LIN
11T H
14T
WA LL H
H
INDUSTRIAL
Colleges and Universities
WHIT
6TH
JESSE
LEMON
20T
22N
10T
SSE
NJ
MY
WA LL
H
SA N
TE E
16T
0
NE
MA EE NT SA
S PH SE JO ST
I-1
TO W
E PL
IN MA
DW AY OA BR H H
OM AR
RL HA NG RI
ST FR AN K
BL
AC
KS
OL IV E MI DW AY
TO N
E
HI LL
GR
AN
D
DU
WHOLESALE
Adult Education
N
H
18T
H
CA
15T
6TH PRODUCE
MISSIO
O
ER WIL DE
KO
Early Childhoold Education and Head Start
4TH
N
17T
9T
TH
WILLOW
FACTORY
HL
A
H
MISSIO
E
AT H
9T
10
PIC
CR
D
MESQUIT
NIC
H
Private and Charter Schools
BOY
PALMETTO
PALMETTO
IMPERIAL
H
7T
R KE OC AG
3RD
5TH
CONWAY
FASHION DISTRICT
N
SA
O
DR
PE
H
14T
H
JU
N
SA
Public High Schools (not present)
4TH
4T
14T
L
L WA
MOLINO
CE
H
N
LIA
N
HEWITT
A
LI CI
11T
H
5TH
N COLYTO
METZ
LO
12T
H
TIO
ARTS DISTRICT SEATON
IN RD WE ES L E NG SA
5T
AC
MONO
A AZUS
N
W
TR
Public Middle Schools
2ND
O ERS
N DI
ER
PIC
3RD
SKID ROW
TON
GAREY
FR A
EY LIN
T EN
VI
WINS
SP
PE HO
NC
ME RC UR Y
OW
ER
FIG
FL
4TH
2ND
IVER
OL YM
VE
D
Public Elementary Schools
VIA LAS VEGAS
1ST
AND
H
BOY
PLAZA DEL SOL
LA R
8T
DL
H
EM
A RO
6T
UE
8TH
1ST 1ST
AZUSA
NK
E
CENTE R
BANNING
HIR
TO W
LS
ER DI N
WI
educational sites
LA County Enterprise GIS 11TH
11TH
N 0
Miles 0.075 0.15
0.3
0.45
Appendix N
HE W ITT
YS CE RE S
NT HA
NU
T
17T
0
MYERS
VIGNES
MYERS MILL
DECATUR
WILSON
LAWRENCE
CHANNING
ALAMEDA
SE
L OU
INA
EH
TE
Fire stations Sheriff and Police stations
I
-10
14TH
Regional parks & gardens
8TH PRISE
ENTER
HUNTER
PORTER
10TH
11TH
Recreation centers
SACRAMENTO
MATEO
LAWRENCE
RR Y GA MC
MCGARRY
LONG BEACH
HO OP ER
LAWRENCE
I
I-1
H
BAY
HUNTER
OLYMPIC
MATEO
WA L
H
Post offices
VIOLET
DAMON
WILSON
18T
14TH
Libraries
7TH
BAY
R
ELWOOD
T
WA R
MA
NT HA
NEWT ON
OM
7TH
HUNTE
CHANNING
NA
21S
RM
RK
ET
ME
RC
ER HL RC
X SE ES
A PA LO M
H
H
Farmers markets
TIER
SANTA FE
CENTRAL
D FO R ST AN GL AD
YS S
AD
RE
GL
CE KO ME
RD FO TON
GAREY
ROSE AR OM
NE
KE R
TO W
CR
OC
UL IAN SA NJ
S RE CE
CR
ST AN H
15T
WT ON
0T
PTO N
RD FO
20T
MI AO 1
COM
H
D
ST AN
24T
DI N W
R KE OC ING
SE
WA SH
NE
ES
GR
TON
H
RC
BI
N
X
IFF ITH
H
ING
22N
H
H
18T
AD TY H
D
ER
HA NG RI SP
N LIA JU N SA
LE
UL IAN
MY RT
SA
NJ
WA LL WA SH
CK
LO
M HE
17T
AIR
WA L INI TR 25T
23R
BAY
14T
H
AD
AIR
15T
N
DE
LIN
11T H
H
L
T
RD
MA
EE NT SA
S PH 21S
H
SSE
14T
WA LL
SA
H
D
10T
5TH
WHIT
6TH
JESSE
INDUSTRIAL
LEMON
20T
22N
FO
E PL
IN MA
SE JO ST NT
EE
H
0
TO W
BL
OL
AC
IV E MI DW AY
HI L KS L TO NE
FR AN K
ND GR A
DW AY OA BR
I-1
H
16T
WHOLESALE
Churches
N
H
18T
H
CA
15T
H
9T
4TH
MISSIO
17T
PRODUCE
Child care
ON
DU
6TH
E
ERS
O
KO
N MISSIO
E
H
TH
ER WIL D
HL
A
D
BOY
WILLOW
FACTORY
MESQUIT
NIC
H
9T
10
PIC
7T
R KE OC AG R AT C H
3RD
ER
FASHION DISTRICT
N
SA
O
DR
PE
IMPERIAL
H
S
MONO
A
AZUS
PALMETTO
PALMETTO
Parks and gardens
2ND
4TH
CONWAY
14T
H
5TH
H 4T
H
N
LIA
JU
AN
N
MOLINO
LL WA
TIO
HEWITT
LIA
CI
11T
H
H
AC
N COLYTO
METZ
CE
12T
5T
TR
ARTS DISTRICT SEATON
R WE ES EL G N SA
LO
VE
N
DI
W
DIN
SKID ROW
TON
ER
PIC
3RD
2ND
VIA LAS VEGAS
1ST
AND
OL YM
14T
D
WINS
HEWITT
AN FR
DL EY LIN
T EN
VI ST
HO
H
BOY
4TH
Recreation centers
PLAZA DEL SOL
IV LA R
8T
NC
PE
FL OW
ER
ME RC UR Y
H
RL EM
UE RO A
6T
FIG
8TH
1ST 1ST
AZUSA
K
E
CENTE R
BANNING
HIR
ST AN
LS
NE
WI
Neighborhood Amenities
11TH
11TH
LA County Enterprise GIS
N 0 0.075
Miles 0.15
0.3
0.45
Appendix O CENTRAL CITY WEST
Institutional Cross-Section
BUNKER HILL
Community Plan Areas
LITTLE TOKYO
Business Improvement Districts (public-private)
DOWNTOWN CENTER
Boyle Heights
HISTORIC DOWNTOWN LOS ANGELES
LA R
Specific Plan Areas
IVER
Historic Preservation Overlay Zones
SOUTH PARK
Targeted Neighborhood Initiative
ARTS DISTRICT
Adaptive Reuse Incentive Areas
Central City
Historic Cultural Monuments
LOS ANGELES DOWNTOWN INDUSTRIAL DISTRICT
FASHION DISTRICT
Central City North
Federal Renewal Community
I-1
0
0
I-1
Southeast Los Angeles
City of LA Department of City Planning
SOUTH LOS ANGELES ALCOHOL SALES
I-1
0
N 0 0.075
Miles 0.15
0.3
0.45