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01 DATA CO LLE CT I ON
5901 Sunset Blvd. Proposed Zone: [Q] C4-2D-SN-CPIO Proposed Land Use: Regional Center Commercial Parcel Size: 63,250 square feet / 1.45 acres Proposed FAR: 4.5 Historic Preservation Review: No Transit Oriented Communities: Tier 3 Adaptive Reuse Incentive Area: Yes
The project site sits at the corner of Sunset Blvd and Bronson
Sign District: Hollywood CRA Area
Ave in Hollywood. Made up of five parcels, the site altogether totals 63,250 square feet. Since 1992, the site has served as a surface level parking lot. Just one block west of the US 101 Freeway, the site is also located near two Metro Red Line rail stations, making it a Tier 3 Transit Oriented Community.
Hollywood has long been the “entertainment capital� and
welcomes millions of tourists each year. It is also the second largest regional center in Los Angeles. With population and employment in the area expected to grow in the next 25 years, more development is needed to meet the housing and commercial needs of the region.
Data Source: Hollywood Community Plan
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Sunset & Gordon
1529 Bronson Ave.
• Tall residential tower with human
• Neighboring residential property will
scale design along primary frontage
impose transitional height regulations
• Built in 2013
• Built in 1912-1925
• 299 units
• 16+ units on parcel
• Stepback after the 3rd floor
• 2-story building
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Initial data collection included a site visit of the project site
and surrounding area. The site visit took place on a Sunday afternoon. Observations were made regarding existing conditions, including pedestrian behaviors and amenities, building heights, businesses, and housing.
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5837 Sunset Blvd.
Sunset Bronson Studios
• 6-story building
• Property is a Designated Historic
• Built in 2016
Resource
• 79 units
• Permanent fencing on Primary Frontage with no pedestrian amenities • 3-story building
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1524 Bronson Ave.
1520 Bronson Ave.
Mobil Gas Station
5851 Sunset Blvd.
• 2-story residential
• Built/completed in 2015
• 1-story building
• 3-story building
• Built in 1966
• 2 units
• No pedestrian amenities
• Built/completed in 1924
• 8 units
• Includes balconies regardless of size
• Truck storage in the back
• 78 units
• 4-story building
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• Ground floor commercial frontage
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5900 Sunset Blvd.
Arby’s
Delancey / Mission Cantina
Emerson College
• Single-story building with several
• Built/completed in 2015
• Late-night food business
• Built in 2013
restaurants
• 2 units
• Bars & lounges
* Sidewalk seating for ground floor
• Pedestrians walk to these restaurants
• Includes balconies regardless of size
• Single-sotry with no on-site parking
retail
• Much more pedestrian traffic than
• 4-story building
surrounding blocks
• 10-story building • Modern architecture
Building Heights
02 AN ALYS I S
The buildings surrounding the project site are varied in height. To the north, south, and east of 5901 Sunset, the buildings are 1-2 stories in height. To the west, directly adjacent to the project site, is a new mixed-use residential tower called Sunset and Gordon. The 23-story building includes 300 residential units and is about 240 feet tall. The stark differences in building heights presents a challenge in developing a building that incorporates density while also creating a pedestrian-friendly environment on the street level.
Housing + Grocery Stores
Schools + Open Space
There is a substantial amount of housing within a 3-block radius of the project site. The light purple shows residential housing with ground floor units, while the dark purple shows mixed-use developments that have commercial space on the ground floor and housing units above. West of the project site, there is a Trader Joe’s on Vine St. It is the only grocery store within the 3-block radius.
Several schools are within a 3-block radius of the project site, including an elementary school, a middle school, a high school, and a college. The presence of schools can be a selling point for potential residents and families looking for housing in Hollywood.
The amount of housing indicates the presence of a large number of residents in the area. These are residents who need local goods and services. For businesses, these residents represent a relatively permanent and stable customer base.
In terms of open space, there are several large fields on the school campuses. The school fields, however, are not always accessible to the public. This leaves three small public parks to serve the 3-block area.
Pedestrian Amenities 6255 W Sunset Blvd.
Coffee Commissary
A few examples of good prmiary frontage and pedestrian amenities along Sunset Blvd.
The Melt + Starbucks
Delancey + Mission Cantina
Transportation
Sunset Blvd.
Bronson Ave.
• Ave I
• Modified Ave III
• 6 lanes across
• 1 lane each way, w/center turn lane
• Some on-street parking
• On-street parking
• 70 feet wide
• 50 feet wide
• 35 mph speed limit
• 25 mph speed limit
The project site is located at the corner of Sunset Blvd and Bronson Ave. The famous Sunset Blvd is a busy thoroughfare that is 6 lanes across and approximately 70 feet wide. Bronson Ave is a slightly quieter street, with one lane of traffic in each direction, a center turn lane, and on-street parking. The area is served by a number of bus routes, as well as the Metro Red Line Rail. The two stations are both about a 15 minute walk from the project site. The project site is also very close to the US 101 Freeway. *times based on Google maps
Mobility 2035 The City of Los Angeles has developed a mobility plan that guides the development of a multimodal “transportation system that balances the needs of all road users.” Part of this plan includes a Bicycle Enhanced Network that aims to create a more connected network of bicycle infrastructure that will make bicycling an easier and safer transportation option. Sunset Blvd is designated as a Tier 3 Bicycle Lane, meaning sharrows would be painted within a traffic lane, and bikes would share the lane with car traffic. Hollywood Blvd is designated as a Tier 3 Bicycle Lane, which means a physically protected bike lane is proposed for that street. Tier 3 bike lanes offer the most protection for bicylists. Sunset Blvd has also been identified as a street within the Vision Zero High Injury Network, meaning it has a “higher incidence of severe and fatal collisions.”
Strengths & Weaknesses After an analysis of a 3-block radius surrounding the project site, several strengths and weaknesses were identified:
STRENGTHS
WEAKNESSES
1. Busy and Active Corridor
1. Lack of Open Space
The project site is located along Sunset Blvd, a main thoroughfare
The area is park poor and lacking in open space.
that is connected to a variety of goods, services, jobs, and entertainment.
2. 101 Freeway The project site is located about a block away from the 101
2. Multimodal Options
Freeway, which can negatively impact health and walkability.
The area is served by numerous bus lines, as well as the Metro Red line Rail. There is a good amount of foot traffic in the area, and
3. High Traffic Arterial
many portions of Sunset Blvd have a good pedestrian scale, with
Sunset Blvd is a wide street that is 7 lanes across and is used by
sidewalk cafes and other pedestrian amenities.
many vehicles. The high volume of cars and the wide street can make the street unsafe for pedestrians and bicyclists.
3. Residential Community = Potential Customers The large residential community in the area represents a large and stable potential customer base for commercial businesses.
A basic conceptual design for the project site was developed to address the strengths and weaknesses identified during the data collection and analysis phase.
Mixed-Use Development
03 CO NC EPTUA L DES I G N
- To maximize the land use along the Sunset Blvd corridor.
Ground Floor Commercial
- To activate the street level frontage.
- To provide goods & services to local clientele.
Housing In Upper Levels
- To address the lack of affordable housing.
- To incorporate more housing near transit centers.
Open Space/Pedestrian Amenities
- To address the lack of public open space in the area.
- To contribute to the growing pedestrian activity along Sunset Blvd.
An initial 4.5:1 FAR created the possibility of 284,625-square-feet on the property. As a result of the inclusion of residential uses in the property, the TOC Guidelines (Section VI. Base Incentives b. Floor Area Ratio( FAR)) grants a maximum increase of 50% or 3.75:1 FAR. Selecting 3.75:1 FAR would increase the FAR to 8.25, a square footage of 521,813 of buildable square footage.
04 P RO GRAM M I N G
*Tier 3 - Percentage increase of up to 50%, or an FAR increase resulting in at least a 3.75:1 FAR in commercial zones, whichever is greater.
In order to include residential units on the property, 50% of the ground floor (33,635 sq. ft.) is designated for commercial use. In addition, pedestrian amenities will be located on the ground floor and second floor. According to the Draft Hollywood Q & D Regulations, pedestrian amenities are defined as patios, kiosks, outdoor dining or seating on the ground floor. These components have been included in the project design.
As permitted by the Draft Hollywood Q & D Regulations, the use of 0.5:1 FAR for non-residential uses allows the inclusion of Residential Use. Using recent local development projects as examples, a total of 365 units were included with the designation of 14% to Very Low Income due to the requirement in the TOC Guidelines (Section IV. Eligibility 1. On-Site Restricted Affordable Units).
A parking requirement of 0.5 per housing unit is required according to the TOC Guidelines (Section VI. Base Incentives 2. Automobile Parking). Commercial use required a standard of 1 per 100 sq. ft. In addition, the TOC Guidelines (Section VI. Base Incentives 2. Automobile Parking e. Nonresidential Parking) allowed for a 30% reduction of the nonresidential parking requirement. As a result, the project would require a total of 420 parking spots.
05 SITE DES I G N
The vision for 5901 Sunset Blvd is an 18-story mixed-use development. At 190 feet in height and 508,000 square feet, the project includes over 30,000 square feet of ground floor commercial space, a 365 unit residential tower, and 400 parking spaces.
Bro
nso
vd. l B t e Suns
nA ve.
Parking Entrance
• 20 foot ground floor height matches the ground floor height of the adjacent Sunset Gordon building. • 10 foot high 2nd floor and above • 10 foot stepback within first 15 feet from Bronson Blvd.
• 420 parking spots • Ground floor includes entrance to parking and loading zone • Primarily subterranean parking
The east property line abuts the Sunset Gordon building. Stepbacks create some space for light and air to enter between the buildings.
• Transitional height restriction implemented • Invisible 45 degree stepback line imposed (within 25 feet of the property)
Primary Frontage The front entrance is a large open entryway, similar to Spring Arcade and Grand Central Market in Downtown Los Angeles. The large entrance would allow people to see in and out of the ground floor space, and is designed to let light in and create a pseudo-outdoor feel.
Pedestrian Amenities The primary frontage will include outdoor patio seating for restaurant patrons, creating a lively outdoor atmosphere. Awnings will provide shade from the sun and other outdoor elements. Large windows create transparency into the commercial space, as well as letting natural light in. These pedestrian amenities will help to create a transitional space between the public and the private sphere.
LA Cafe in DTLA
Pedestrian Amenities A 10-foot setback from the primary property line along Sunset Blvd creates additional sidewalk space for outdoor patio seating. This will add to the existing sidewalk space, and allow for more pedestrian-friendly activity along the primary frontage.
Su
et s n
d. v l B
FOOD HALL CONCEPT Food halls have grown in popularity around the world. A combination of public market and food court, food halls offer customers a variety of vendors and food stalls all under one roof. Customers can dine-in, take to-go, or eat at the communal seating areas. Small retail stalls, like produce stands or butchers, can offer additional food options for nearby residents.
Santa Barbara Public Market Source: Sherry Associates
Variety of Food Stalls and Vendors
Lot 579 in Huntington Beach offers a mix of food, coffee, and desserts.
A 33,635 square foot ground floor commercial space will house the Food Hall. Space along the primary frontage facing Sunset Blvd will be dedicated to two sit-down restaurants, and a 10-foot setback will allow for outdoor patio seating for these restaurants. Within the Food Hall, an open floor plan will allow for flexibility and creativity in food stall placement and design. Pockets of flexible and communal seating will be spread throughout the space. A large openair entryway along Sunset Blvd, in addition to large open windows along Bronson Ave, would create a semi-outdoor feel. Skylights would let in natural light from above.
Produce vendor at Santa Barbara Public Market
Restaurant + Patio
Lighting
Seating
Sit-down restaurant with indoor & outdoor seating at Bear Flag Fish Co. at Lot 579.
Skylights at Santa Barbara Public Market.
Bar seating at Westfield Santa Anita Food Alley.
Outdoor patio seating at Ledlow in DTLA.
Skylights at Anaheim Packing House let in natural light.
Flexible seating at Anaheim Packing House.
ROOFTOP OPEN SPACE A rooftop garden adds much needed open space to the surrounding area. The rooftop space will include plants and trees, along with areas to sit and dine. Visitors can enjoy views of the skyline, along with activity on the streetlevel below. Source: Home Stratosphere
Rooftop Views The second floor will include a rooftop garden and open space that will be open to the public. Food hall guests can bring their food up to the rooftop to enjoy their food & drinks amidst views of the city. Vegetation, different types of seating, shade, cafe string lighting, and firepits make the space enjoyable at all times of the day. Glass railings offer unobstructed views of the city and streetscape below.
Plants + Trees
Lighting
Seating
Rooftop garden in Little Tokyo.
String lighting at Broken Shaker in DTLA.
Seating incorporated with vegetation at Eastown.
Kyoto Garden offers a peaceful oasis in the middle of a big city.
String lighting at Pacific City in Huntington Beach.
Plants, seating, and a firepit create a cozy space.
RESIDENTIAL SPACE Mixed-use development maximizes the use of limited space. Market rate and affordable residential units above the lower-level commercial space add much needed housing to the Los Angeles region. Source: Natoma Architects
Residential Tower The residential tower will include 365 units of market rate and very low income housing. There will be 15 studios, 200 single bedroom units, 100 two bedroom units, and 50 three bedroom units.
Balconies
Materials
The use of balconies along the upper level facade would create simple but significant building articulation. Additionally, balconies serve as a residential amenity, and would elevate the quality of the unit and enhance resident’s experience.
The use of glass allows sunlight to enter the building, reducing energy demand. Many buildings incorporate the use of transparent material for its decorative benefit. A transparent facade also allows for the opportunity for LEED certification.
1360 Vine includes balconies along all its exterior facades, including the transitional side of the project.
6220 Yucca incorporates a variety of transparent textures to enhance the design of the facade.
The SB Omega uses balconies at all levels of its structures, allowing for a consistent design.
6400 Sunset Blvd. uses one type of transparent material with variations in patterns to enhance the articulation of the building.
Lighting Through the combination of the two features, one can alternate the facade in a number of ways. The alternations allow for flexibility to mitigate the effects of reflective sunlight that can be a factor in this specific site. A combination of the two features can potentially increase the quality of the building’s articulation.
The Alexan Tower incorporates the two features in a manner that alleviates the possibility of too much sunlight being reflected off the building.
Hope & Flower provides a consistent facade design that also incorporates the two features, allowing for the possibility of a human scale above the open space located in the lower levels.
TRANSPORTATION IMPROVEMENTS Creating streets that balance the needs of all users is essential to mobility. Streets should be designed to be safe and accessible for all road users, including pedestrians, bicyclists, motorists, and transit riders of all ages. Source: My Figueroa
Scramble Crosswalks
Protected Bike Lanes
Bike Share
Scramble crosswalks allow crossing in all directions and make crossings safer.
Physically separated bike lanes make it safer and easier to ride a bike.
Bike share can help improve first & last mile connectivity.
Bulb Outs
Bike Corrals
EV Charging Stations
Bulb outs shorten the distance between crossings.
An LADOT bike corral.
Electric vehicles help reduce carbon emissions.
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