REVITALIZING
THE SUPERBLOCK a TOD design proposal for the san fernando valley
UP 273 FALL 2013 adam monaghan • vicente romero • carla salehian
TABLE OF CONTENTS
SITE ANALYSIS 1. Introduction.........................................................................................................................Page 1 2. Aerial Map............................................................................................................................Page 2 3. Parcel Map and Building Footprints.......................................................................Page 3 4. Figure-Ground Map (Existing)...................................................................................Page 4 5. Land Use Map....................................................................................................................Page 5 6. Demographic Analysis....................................................................................................Page 6 7. Site Visit Photographs.....................................................................................................Page 9 8. Lynch Analysis - Existing Conditions......................................................................Page 10 9. Lynch Analysis - Proposed Changes......................................................................Page 12 PROJECT PROPOSALS 10. Project Goals and Objectives....................................................................................Page 13 11. Project Concepts and Proposals..............................................................................Page 14 12. Intensities of Development.........................................................................................Page 15 13. Aspirational Images..........................................................................................................Page 16 14. Site Plan..................................................................................................................................Page 17 15. Building Sections................................................................................................................Page 18 16. Right of Way Sections....................................................................................................Page 19 17. Figure-Ground Map (Proposed)..............................................................................Page 20 18. Massing Diagram...............................................................................................................Page 21 19. Model Viewports...............................................................................................................Page 22
INTRODUCTION a new vision for panorama city
In almost any given context, the “superblock” is often described as a negative characteristic of city form; that their lack of human dimension and street-level activity create unwelcoming pedestrian spaces. Consequently, when tasked with creating a transit-oriented district site plan in the heavily automobile-oriented Panorama City neighborhood in the San Fernando Valley, our team decided to take on this challenge and reimagine and revitalize a typical 19-acre “superblock” as a vibrant, pedestrian-oriented place. We would do this by building nearly 1.5 million square feet of mixed residential and commercial space and around 8.3 acres of open space in hopes of meeting the needs of the existing young, predominantly Hispanic, and lower-income community and attracting more residents and workers into this neighborhood.
The following booklet provides a detailed account of our site analysis and proposals and begins with a description of the existing physical, zoning, and demographic site conditions. Our team’s Lynch analysis of our site and surrounding area comes next. After this, our team gathered the necessary information to analyze the site and better understand its community residents and spent some time developing project goals and objectives, which can be found in the next sections of the booklet. This led to the creation of project concepts and proposals and interventions in the existing intensities of development. The last sections of the booklet include the aspirational images that were gathered, the site plan, and an assortment of graphics illustrating the various aspects of the project’s design including how it pertains to “living”, “working”, and “playing” in this site.
Page 1
Panorama City Aerial Map LEGEND
.5 Mile Buffer Proposed TOD Site Proposed Metro Stop
VAN NUYS BOULEVARD
ROSCOE BOULEVARD
0
0.075
0.15
0.3
0.45
0.6 Miles
Page 2
Âą
Panorama City Building Footprints LEGEND
.5 Mile Buffer Proposed TOD Site Proposed Metro Stop
VAN NUYS BOULEVARD
ROSCOE BOULEVARD
0
0.075
0.15
0.3
0.45
0.6 Miles
Page 3
Âą
1,056 ft
Panorama City Figure-Ground Map (Existing) LEGEND
TITUS STREET
CEDROS AVENUE
VAN NUYS BOULEVARD
Proposed TOD Site
LANARK STREET
Page 4 0
80
160
320
480
640 Feet
Panorama City Land Use Map CHASE ST.
FI KE WA ELD E. AV
LENNOX AVE.
VAN NUYS BLVD.
TOBIAS AVE.
CEDROS AVE.
LEGEND LAND USE R1: Single Family RA: Suburban Zone R3: Mulitple Dewlling PF: Public Facilities P: Parking M1: Limited Industrial C2: Commercial Regional Center BOUNDARIES
ROSCOE BLVD.
1/4 Mile Radius
(Roscoe & Van Nuys Intersection)
Proposed T.O.D. Site BURTON ST.
OTHER Proposed METRO Station Locations
TITUS ST. CEDROS AVE.
NATICK AVE.
Page 5 LANARK ST.
0
165
330
LANARK ST.
660
990
1,320 Feet
1200.20 census tract
Los Angeles County
total population:
total population:
4,057 (0.04%)
9,818,605 (100%)
population density (per sq. mile):
population density (per sq. mile):
19,546.9
2,419.6
area (sq. miles):
area (sq. miles):
0.21
4,750.94
sex:
sex:
50.3% male 49.7% female
49.3% male 50.7% female
Roscoe Blvd.
Van Nuys Blvd.
POPULATION OVERVIEW
Project Site Area
Source: 2010 Census via Social Explorer
Project Site Area
Los Angeles County
median age:
median age:
29.6
34.8
age breakdown:
age breakdown:
Van Nuys Blvd.
42.2% 16.4% 16.1% 12.3% 7.8% 5.4%
under 25 yrs. 25 to 34 yrs. 35 to 44 yrs. 45 to 54 yrs. 55 to 64 yrs. 65+ yrs.
35.3% 15.0% 14.6% 13.9% 10.3% 10.8%
under 25 yrs. 25 to 34 yrs. 35 to 44 yrs. 45 to 54 yrs. 55 to 64 yrs. 65+ yrs.
Source: 2010 Census via Social Explorer
MEDIAN AGE
Roscoe Blvd.
1200.20 census tract
Los Angeles County
median household income:
median household income:
$29,716
$56,266
income breakdown:
income breakdown:
50.4% 16% 13.8% 14% 5.8%
24.3% 17.6% 17.5% 12.0% 25.9%
1200.20 census tract
Roscoe Blvd.
Van Nuys Blvd.
under $30,000 $30,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 +
under $30,000 $30,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 +
HOUSEHOLD INCOME
Project Site Area
Source: 2010 Census via Social Explorer
Los Angeles County
average household size:
average household size:
3.9
2.0
occupied housing units:
occupied housing units:
1,040 205 (19.7%) 835 (80.3%)
3,241,204 total 1,544,749 (47.7%) owner occ. 1,696,455 (52.3%) renter occ.
1200.20 census tract
Roscoe Blvd.
Van Nuys Blvd.
total owner occupied renter occupied
vacant housing units:
vacant housing units:
80 72 (90.0%) 8 (10.0%)
203,872 109,954 (53.9%) 93,918 (46.1%)
total for rent for sale/other
Source: 2010 Census via Social Explorer
total for rent for sale/other
HOUSING
Project Site Area
Project Site Area
Los Angeles County
ethnic majority:
ethnic majority:
hispanic or latino origin 76.4%
white alone 50.3%
race breakdown:
race breakdown:
Roscoe Blvd.
Van Nuys Blvd.
36.9% white 2.6% black or african american 1.0% american indian 15.2% asian
40.1% other 4.3% two or more races
ETHNICITY
1200.20 census tract
50.3% white 8.7% black or african american 0.7% american indian 13.7% asian
21.8% other 4.5% two or more races
Source: 2010 Census via Social Explorer
Los Angeles County
population over 25 yrs:
population over 25 yrs:
2,678 (66% of total)
6,268,121 (64% of total)
population over 25 with less than high school education:
population over 25 with less than high school education:
1,532 (57.2%)
1,511,061 (24.1%)
1200.20 census tract
Roscoe Blvd.
Van Nuys Blvd.
Source: 2010 Census via Social Explorer
EDUCATION
Project Site Area
1
2
Panorama PanoramaCity City Site Visit LynchPhotographs Images Existing Conditions
3
KEY Key
4
7
6
5
8
9
1
Node: Panorama City Mall
2
Edge: Plaza del Valle
3
Node: Chase St. Transit Stop
4
R1 Residential District
5
Church District
6
Major Path: Van Nuys Blvd.
7
School District
8
R3 Residential District
9
Landmark: Van Nuys Tower
Adam Monaghan Vicente Romero Carla Salehian
Page 9 UP 273 Fall 2013
Panorama City Lynch Map .25 Mile Buffer
CHASE ST.
FI KE WA ELD E. AV
LENNOX AVE.
VAN NUYS BLVD.
TOBIAS AVE.
CEDROS AVE.
WILLIS AVE.
LEGEND LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices major
minor
Paths Edges
ROSCOE BLVD.
Nodes Landmarks BURTON ST.
IMAGE PROBLEMS Isolation Confusion
TITUS ST. CEDROS AVE.
NATICK AVE.
Characterless area
Page 10 LANARK ST.
0
165
330
LANARK ST.
660
990
1,320 Feet
1,056 ft
Panorama City Lynch Map - Site LEGEND
TITUS STREET
LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices major
minor
CEDROS AVENUE
VAN NUYS BOULEVARD
Paths
LANARK STREET
Edges Nodes Landmarks
IMAGE PROBLEMS Characterless path Characterless area Bottomless tower
Page 11
1,056 ft
Panorama City Lynch Map - Site (Projected) LEGEND
TITUS STREET
LYNCH ELEMENTS Districts Resid. Single Family Resid. Multiple Family Comm. Large retail Comm. Small retail Light manuf./schools Light manuf./offices
CEDROS AVENUE
VAN NUYS BOULEVARD
major
LANARK STREET
minor
Paths Seams Nodes Landmarks
NOTE Please note these proposals changed considerably in the later stages of the project process. (See Page 17)
Page 12
PROJECT GOALS AND OBJECTIVES:
Create Mixed Land Uses
Increase Density
Improve Walkability
We propose building vertical mixed-use buildings to create diversity and eclecticism in the built environment. This will increase street level commercial activity which can promote safety and provide business opportunities to the existing community, newcomers, and visitors alike.
We re-imagine this space to be pedestrian focused by employing incremental increases in the physical height and density of buildings. In doing so, we hope to maximize diversity, support a greater range of services, and ultimately make the neighborhood safer. Additionally, in order to minimize the potential negative physical and perception impact of such a development, height and density have been lowered in strategic places through step backs preventing a radical change in the traditional low-rise building area.
In order to facilitate the transition to transit-oriented development along Van Nuys Blvd. in Panorama City, improving walkability between transit stops is a guiding principle for our site design. Particular focus will be placed on creating shorter pedestrian blocks with frequent “opportunities to turn at corners” (Jacobs 1961). Ground-floor businesses will open to the street, and attention will be given to creating a common aesthetic using uniform signage, street furniture, and landscaping. Additionally, universal design principles will be applied to ensure accessibility for individuals with mobility impairments
$ Maintain Community Identity
Preserve Affordable Units
Forge Partnerships with Community
Creating successful TODs depends on local community support. In addition to considering demographic data for the surrounding area, the project will employ aspects of community participatory planning by incorporating residents, businesses and area schools in the planning process. As a result, the site will include elements that preserve the identity of this young and predominantly Hispanic community.
Demographic data demonstrates that the population in this area has a significantly lower average annual income compared to the Los Angeles County average. As such, this project will ensure that at least 20% of new residential units will be affordable and fully integrated throughout the buildings and site area.
While it may be important to attract some corporate retailers to offset costs and spur initial development, it is also vital to incorporate mechanisms to prevent the potential displacement of the existing population. A local business incubation program will be established along with building space allotted for community commercial use. Developers will collaborate with area schools by providing facilities for continuing education and the arts.
CONCEPTS AND PROPOSALS: Proposal
Description
1
Create  a  pedestrian  district  on  the  existing  superblock
Divide  the  superblock  using  pedestrian  pathways  to  create  visual  corridors  across  the  block.  Lively  commercial  walkways  invite  pedestrians  into  the  space.  The  superblock  is  currently  1365  x  600’  =  819,000  sq.  ft.  =  about  19  acres.  The  proposed  building  footprint  and  open  space  scheme  would  allow  pedestrian  access  at  intervals  of  160,  125,  375,  and  125  feet,  respectively.
2
Renovate  “Landmark�  Tower  at  Van  Nuys  and  Titus  (8159  N  Van  Nuys  Blvd.)
" # "
3
Create  8.3  acres  of  open  space  with  varying  degrees  of  public,  semi-Âpublic,  and  private  space
Create  fully  integrated  open  spaces  for  both  active  and  passive  recreation.  Include  thematically  designed  signage,  furniture  and  landscaping.  Install  landmark  elements  such  as  a  fountain  in  the Â
! "
4
Ground  Level  Commercial  Uses
" in  mixed-Âuse  buildings  along  both  Titus  St.,  Van  Nuys  Blvd.,  and  Lanark  St.  In  addition,  courtyard- facing  commercial  space  in  the  area  surrounding  the  park  with  connecting  access  for  pedestrians  on  both  the  peripheral  and  interior  pathways  on  the  block.
5
Add  Community-Âthemed  Street  Signage,  Furniture,  and  Landscaping/Trees
"
improve  landscaping.
6
Rezone  Limited  Industrial  (M1)  to  Commercial  (C2)
The  newly  built  Michelle  Obama  school  on  the  Western  edge  of  the  site  should  not  abut  industrial  land  uses.  A  more  reasonable  land  use  is  mixed  residential  and  commercial  (See  #7)  Changing  the  ! "
7
Rezone  R1  to  R3  on  the  Proposed  Site
This  allows  for  increased  height  and  density.
8
Build  High  Density  Mixed-ÂUse  Buildings  (Commercial  and  Residential)
Repurpose  the  industrial  space  along  Titus  and  Lanark  Streets  by  building  5-Âstory  residential  buildings  with  ground-Âlevel  commercial  space  and  20%  affordable  units.
Update  Parking  Regulations  (Underground  Parking  and  Reduced  Overall  Parking)
The  area  of  study  contains  “Alluvial  gravel,  sand  and  clay  of  valley  areas  in  the  “Geologic  map  of  San  Fernando  and  Van  Nuys  (north  1/2)  quadrangles�.  As  such,  this  provides  the  opportunity  to  locate  parking  spaces  underneath  newly  constructed  residential  and  commercial  buildings.  This  allows  for  maximum  use  of  the  central  open  space  to  create  a  welcoming  atmosphere  for  residents  and  visitors  alike.
9
Related Goals
$
INTENSITIES OF DEVELOPMENT: Residential Development Intensity
Commercial
Light Industrial
Current
Proposed
Current
Proposed
Current
Proposed
Zoning
R1
RAS4 R3
C2
C2
M1
C2
Height
30’*
No45’* limit**
No limit
No limit
No limit
No limit
Setback
15’
5’ (or average of adjoining buildings)
None
None
None
None
F.A.R.
1:1
3:1
6:1
6:1
1.5:1
6:1
8 to 20
30 to 50
N/A
N/A
N/A
N/A
N/A
N/A
Dwelling Units per Acre
Lot Coverage
Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.
Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.
Buildings and structures […] shall cover no more than 40 to 45 percent of the area of a lot.
Parking Requirements
1 per DU < 3 habitable rooms; 1.5 per DU = 3 RD, R2, R3, R4, and habitable rooms; 2 per R5 zones = 1 per DU DU > 3 habitable rooms
1 per 500 sq. ft.
1 per 500 sq. ft.
1 per 500 sq. ft.
1 per 500 sq. ft.
* Panorama City Community Plan, Section V ‘Urban Design’
Figure Sources:
Community Plan: Mission Hills - Panorama City - North Hills (1999) Community Design Overlay District: Panorama City (2003) Streetscape Plan: Panorama City Center (2004) Employment and Economic Incentive Program Area (EZ)
Adam Monaghan, Vicente Romero, and Carla Salehian
Open Space
100 sq. ft. for each unit having less than three habitable rooms; 125 sq. ft. for each unit having 5 units x 175 sq. ft. = three habitable rooms; 875 sq. ft. (minimum) and 175 sq. ft. for each unit having more than three habitable rooms
1
2
Panorama City Panorama Aspirational Images Images Aspirational Proposed T.O.D. Site
3
KEY Key
4
7
6
5
8
9
1
Town Green & Mix Use Buildings Olmos Park, TX (in San Antonio) Sargent Town Planning
2
La Sierra Station T.O.D. Rendering Riverside, CA Matt Korner, zIDEAz
3
Blairs Master Plan: T.O.D. & Mix Use Silver Spring, MD The Tower Companies
4
Colonnade, New French School Canterbury, UK Sidell Gibson Architects
5
Colonnades as Public Space Morelia, MX Photo Courtesy: www.viajesyfotographia.com
6
Thornton Place T.O.D. Rendering Seattle, WA Stellar Holdings
7
Mix Use Rendering Pleasanton, CA Jeffery Michael George Architects
8
Transit Development Drawing SketchUp Model Studio Insite
9
Pearl District Asa Apartments Portland, OR GGLO, LLC.
Adam Monaghan Vicente Romero Carla Salehian
Page 16 UP 273 Fall 2013
Panorama City Site Plan
1,056 ft
LEGEND
BB1 TITUS STREET
BUILDING HEIGHT >10 stories
P
P
4-5 stories 2-3 stories
VAN NUYS BOULEVARD
1 story
CEDROS AVENUE
Michelle Obama Elementary
P
P
DD1
AA1
LANDSCAPE Vegetation Lamp Post Open Space Fountain Street art
CC1
P
Parking
LANARK STREET
Panorama High School
Page 17
LONGITUDINAL SITE SECTION AA¹
Michelle Obama Elementary School 25‘
Van Nuys Boulevard
1,175‘ 30 ‘ 20 ‘ 25‘
125‘
125‘
125‘
125‘
25‘ 20‘
30 ‘
20‘ 20 ‘ 15‘
55‘
50‘
55‘
20‘ 10‘
80‘
10‘ 40‘
100’
10’ 10’ 10’ 20’ 15’ -26’
SECTION AA¹
SCALE: 50 feet = 1/2 inch
TRANSVERSAL SITE SECTION BB¹
125‘
Panorama City Building Sections
Titus Street 10’ 40’ 10’ 40’
Lanark Street
715‘ 75’
90‘
75‘
147‘
120‘
48‘
10‘ 40‘ 10‘
90’ 10’ 10’ 10’ 10’ 35’ -26’
Page 18 SCALE: 50 feet = 1/2 inch
SECTION BB¹
160‘
320‘
20‘
10‘
80‘
10‘
Panorama City Right of Way Sections
Van Nuys Boulevard
RIGHT OF WAY SECTION CC¹
40‘
90‘
10‘
50‘
15‘ -26‘
SECTION CC¹
SCALE: 50 feet = 1 inch
RIGHT OF WAY SECTION DD¹
125‘
25‘
20‘
30‘
380‘
125‘
55‘
55‘
-26‘
Page 19 SCALE: 50 feet = 1 inch
SECTION DD¹
1,056 ft
Panorama City Figure-Ground Map (Proposed) LEGEND
TITUS STREET
CEDROS AVENUE
VAN NUYS BOULEVARD
Proposed TOD Site
LANARK STREET
Page 20 0
80
160
320
480
640 Feet
THE SUPERBLOCK MASSING CONCEPT THE SUPERBLOCK “Thornton Place” Seattle’s First TOD
Seattle’s first TOD Thornton Place
MODEL VIEWPORT - LIVELY, SAFE, AMENITIES LIVELY, SAFE, AMENITIES
MODEL VIEWPORT - SPATIAL DISTINCTIONS SPATIAL DISTINCTIONS
PUBLIC SPACE SEMI-PRIVATE SPACE
SEMI-PUBLIC SPACE
PRIVATE SPACE
MODEL VIEWPORT LIVING HERE LIVING HERE
MODEL VIEWPORT WORKING HEREWORKING HERE
MODEL VIEWPORT PLAYING HEREPLAYING HERE