Envisioning the Eco Corner in Boyle Heights
Project Consultants Lisa Frank Master of Planning Candidate Bradley Furuya Master of Planning Candidate Hoang Vi Ho Master of Planning Candidate Sean Inkelaar-Cruz Master of Planning Candidate University of Southern California PPD 531L - Sol Price School of Public Policy Instructor - Alison Linder Spring 2014
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Executive summary Presentations from the Council provided us with a set of elements to be used as metrics for site analysis. Ideally, the building will sit lightly on the site; serve as a living laboratory for green infrastructure; enable energy waste & water to come from and return to the watershed; provide a healthy and stimulating workplace environment; provide research This home will “sit lightly” within a neighborhood, site, and space/testing grounds; have meeting and training space building that enables the Council to expand its mission and and a community flex space; create park-like grounds open embody all of its values and objectives as a leader in planning to the public after-hours; and provide tenant space and other “flexible” space for community use. for regional watershed health. The Council for Watershed Health is seeking recommendations to further their goal of developing a new research and education center for their organization. When the opportunity approaches, this will enable them to have their very own space - a place to call home.
Site conditions may not allow for all elements, but our proposed vision incorporates them and provides recommendations necessary to make a new sustainable office space a reality at this site. Our vision for the future headquarters is the Eco Corner at First and Utah Streets in Boyle Heights. Our proposal promotes an inclusive, sustainable site to serve as a model within the neighborhood while providing for a flexible and While the site poses a few challenges that will be addressed in stimulating workplace for the Client. our report, we think that it could prove rewarding to consider as a future home. Four locations have been examined throughout the course of this project. As project consultants, we have been tasked with evaluating the major opportunities and constraints associated with 105 S. Utah Street - a prime corner block location in the culturally rich and historic neighborhood of Boyle Heights, within walking distance to the LA River.
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Introduction Location: Boyle Heights, Los Angeles, CA
The proposed Eco Corner is situated at the corner of 1st and Utah Streets, a high-visibility location right along a major entry corridor into the Boyle Heights neighborhood of Los Angeles. The LA River forms a natural edge, clearly demarcating Boyle Heights from adjacent Downtown LA. The two neighborhoods, however, are less than one mile apart which makes for a short walk or Metro ride across the 1st Street bridge directly to the appealing and walkable Little Tokyo section of Downtown. This adjacency not only provides a pleasing view of Downtown’s skyline, it also offers proximity to a host of city resources and amenities clustered in and around the city’s core, including City Hall itself.
Branding Concept: Eco Corner
In an effort to capture the potential of this site, our team has titled our vision “Eco Corner,” signifying two core values of the project that grew out of the Council’s initial stated goals: Eco: By incorporating the relevant green infrastructure best management practices, ecological processes will be elevated in all aspects of design and construction of the site and building with regard for its entire life cycle and future uses. More, in demonstrating these elements the Council will be able to build awareness and education surrounding the importance of re-introducing natural processes into an otherwise dense and concrete-heavy urban context. Corner: We believe that the accessible corner of 1st and Utah Streets in Boyle Heights is one of the most compelling opportunities of this location. “Corner” signifies the site’s literal corner parcel location along a key commercial corridor. It also represents the transformation of a vacant neighborhood corner into a unique community resource with mutual benefit to the Council and its “host” neighborhood. Located at the corner of 1st Street (an arterial street) and Utah Street (a local surface street), “corner” also signifies the intersection and coming together of the local neighborhood with the larger surrounding city.
Within walking distance of the site, the 1st Street Viaduct connects Downtown Los Angeles and Boyle Heights.
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Project Objectives In their initial presentation to our class the Council laid out their “wish list” of major desired elements and features if they were to have their own space. They left some flexibility in how those elements would form the overall vision for their project. Many of these features relate to the building itself and how it functions and interacts with the environment as well as how conducive it would be for facilitating the different working styles desired by the Council’s staff (for instance, collaborative and open work space).
to the community; and, 4. Connect with local assets to develop partnerships that leverage the Council’s impact, build capacity, and fit with ongoing plans for the neighborhood. To account for each objective we analyzed site conditions, the neighborhood context, ongoing and future plans for the area that might impact or coincide with this project, and translated these into their major site constraints and opportunities.
The Client acknowledged that these various features might be given different weight in terms of importance. Our project analysis examines two scales--the overall neighborhood and the site--to further inform our green building elements.
Site Feasibility
Criteria The first half of this report deals with our assessment of the viability of 105 S. Utah Street as a potential office location for the Council, touching upon the neighborhood, the site, and the conceptual building footprint and massing. Using the client’s stated objectives as the foundation for our analysis, our first step in assessing this site was to establish a set of four objectives that would articulate the core priorities for this project. Each of the objectives were evaluated based on criteria most relevant to that objective, though many criteria are interrelated (see Appendix 1 for table of criteria). Our analysis pairs what we know about the site today with what we can discern about it in the future given ongoing trends and plans for the area. Objectives The Eco Corner will: 1. Provide for a stimulating work environment with a living lab, research center, and community space; 2. Introduce green infrastructure that demonstrates best management practices towards advancing the quality and longevity of the region’s water supply while bringing new ecological life to a vacant lot; 3. Serve as an educational hotspot for research and innovation into watershed and environmental health and be open and accessible
Site location on the corner of S. Utah Street includes 3 parcels along the busy 1st Street corridor.
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Site conditions Parcel information
According to ZIMAS, the site measures about 75 ft. wide by 130 ft. long, yielding a total site area of 9,756 sq. ft. For the purposes of this project we included the two parcels to the west of the address provided by the Council (what is technically 105 S. Utah) so that the site would be large enough to accommodate a new office building. Each parcel on its own would be too small. A site visit confirmed that all three consecutive parcels were vacant and could thus be easily combined. In other words, our review of LA City assessor maps showed us that the site would realistically be comprised of three separate parcels. The owner of these parcels is presently unknown. For reference, the two additional parcel addresses are: 1334 E. 1st Street (parcel # 517-200-8016) 1330 E. 1st Street (parcel # 517-200-8015)
Soil & Topography
According to soil data from the Department of Public Works, the site is located on a sandy soil type and is common along rivers
and streams. Containing between 80-100% sand, it is very porous. Because the soil does not absorb and retain water well it is not conducive to growing vegetation. However, sand soils do allow water to percolate quickly and enter aquifers (Department of Public Works). Although the site is located on sandy soil, the surface soil type may be different, and hence only onsite tests would be able to confirm the soil type. This may not be possible until after the site has been purchased. Assuming the upper and lower layers are indeed a sandy soil type, water would be able to return to the watershed on-site more easily, a key Client objective. Sandy soils, however, are not the most conducive for growing plants and grass because water tends to percolate through the soil too quickly (ibid). The Client may wish to alter the current soil type by adding more clay-type soil so that the overall mixture becomes loamier. This would allow plants and grasses to grow more effectively (ibid). Currently, the site’s topography is flat and even throughout.
Zoning
The City of Los Angeles zoning code designates the proposed Eco Corner site as C-1 Limited Commercial. Per the zoning code, allowable uses include “barber shops, bakeries, drugstore, grocery, and restaurants” (12.13). There is no height limit, but the total Floor Area Ratio (FAR) cannot exceed 1.5:1 (12.21.1). The site requires a 10 ft. setback along First St., a 5 ft. setback along Utah St., and a 15+ foot setback in the rear of the site. Of the 9,756 sq. ft. of total area of the site, only about 6,825 sq. ft. is buildable per the front, rear, and side setback requirements. A 1.5:1 FAR requirement indicates that the total floor area cannot exceed 14,634 square feet. This square footage total would likely restrict the building to two stories of office space. Considering the client’s staff size and desired amenities, additional floor area will likely be required. In this case, the Client would have to either purchase additional FAR development rights or acquire a FAR variance from the City Planning Department.
Proposed site includes three collected parcels (ZIMAS, 2014). Eco Corner Project Proposal 06
Site conditions For a successful variance the Client has to meet multiple requirements under the City of Los Angeles’ variance application, including: 1. “That there are special circumstances or exceptional characteristics applicable to the property involved, such as size, shape, topography, location or surroundings, which are not generally applicable to other properties in the same vicinity and under identical zoning applications; and 2. That such variance is necessary for the preservation of a substantial property right of the applicant such as that possessed by owners of other property in the same vicinity and zone; and 3. That the granting of the variance will not be materially detrimental to the public welfare of be injurious to other property or improvements in the same vicinity and zone.” (City of Los Angeles) To help make the FAR more attainable the Client could point out that an expanded facility would have no harmful effect on surrounding properties or neighbors; that the building would remain consistent with the heights of surrounding buildings; that an expanded building would allow for more amenities that would benefit the community; and that the site is literally steps from a Metro Gold Line stop. Assuming the FAR increase is successful, 3 floors of office space (18,000-20,000 sq. ft.) would accommodate most of the features desired by the client.
Additional Site Features Viewshed
The site’s most compelling viewshed faces towards the west, towards Downtown Los Angeles. When looking in this direction views of the downtown skyline - including iconic buildings such as the Bank of America tower and City Hall - are easily visible. Views to the east look towards the heart of Boyle Heights along the First Street corridor.
Accessibility & transit
Undoubtedly one of the main strengths of this location is its transitadjacency. One of the Client’s main priorities was to be in close proximity to transit in addition to being within close range of the LA River. The Eco Corner site is located right off the Metro Gold Line Pico Aliso station. The Gold Line connects East LA and Boyle Heights to Union Station to Pasadena, with extension of the Gold Line into East LA and further northeast of Pasadena currently taking place. There are also multiple bus routes in the area. The downtown Arts District and Little Tokyo neighborhoods are located within walkable distance. Along the site, there are walkable, 5 ft.-wide cement
sidewalks adjacent to the site on both the 1st Street and Utah Street sides that include bicycle racks. Along 1st Street, shared bicycle lanes allow for multi-modal accessibility to the site.
Site Vacancy The 1st Street corridor around the site area acts much like an “entryway” into Boyle Heights from Downtown, though fewer Parking The C-1 zoned site does not have any parking requirements. There destinations generate less foot traffic on this street than do is no on-site parking currently. Street parking is available on the other commercial corridors in the area. The corner parcel at adjacent side along 1st Street as well as both sides of Utah Street. the site area could hence fill an unattractive gap along this Additionally, street parking is available along the side streets in the major corridor while helping to catalyze street activity. surrounding area. The Client may wish to provide a limited amount of onsite parking to accommodate guests, visitors, and employees who drive to work, but we don’t recommend anything in excess of only those most essential parking needs.
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The Neighborhood Tree Coverage According to a 2008 USDA report on the distribution of land cover classes in Los Angeles, the Boyle Heights neighborhood has only 11.4% tree canopy cover. 79.8% of the neighborhood is covered by impervious surfaces (or “other”). These figures are dramatically lower when compared to the majority of Los Angeles counterparts assessed in the report (“Los Angeles 1-Million Tree Canopy Cover Assessment); the area around the site has sparse tree coverage. Community Background Boyle Heights is often referred to as the “Ellis Island of the West Coast” (“Boyle Heights: Community, Health, Housing and Planning,” 2014). As the city began to grow, this location was a destination for multi-source immigration during Los Angeles’ early development. This stemmed in large part from the availability of factory jobs along the LA River as well as the availability low-cost housing free of the restrictive racial covenants that kept the west side of the city closed off (Rodriguez, 2009). By the mid-twentieth century Boyle Heights was home to both foreign-born and US-born Japanese, Jewish, Mexican, and Russian Molokan residents (“Power of Place: Boyle Heights Project,” 2002).
lasting pedestrian connectivity and access issues between the different neighborhood “segments.” At the same time, the intense freeway presence has had major environmental justice and equity implications for the residents that live there. “Cumulative exposure” to air pollution generated by constant proximity to auto emissions and industrial uses has been gaining attention and calls for immediate mitigation (Zamora, 2012). While this falls beyond the scope of the Council’s particular objectives as an organization, it’s worth noting that even the small intervention towards local environmental mediation that the Eco Corner offers would be beneficial.
Demographic Information As of 2009, the population of Boyle Heights was approximately 110,000 (Rodriguez, 2009). 94% of the population is Hispanic or Latino (of any race), a majority of Mexican origin (Mapping LA, 2014). Families make up a majority of the neighborhood comprising 81.8% of households, compared to 67.7% for LA County as a whole. Many households are renter-occupied: 71.2% of the population rent their homes, a high figure when compared to the county rate of 52.3%. Median income for the community is around $33,570 with about 30% of families living below the poverty line. (Modarres, 2013). While these demographic characteristics don’t directly affect the Council’s ability to locate at this site, it may be helpful to know Over time, political, social and economic forces paved the when thinking about planning community events, conducting way for the majority Latino community that Boyle Heights is outreach, and interacting with neighbors, whether other today. The Latino identity of the neighborhood remains strong: businesses or simply nearby residents. in addition to the prevalence of Spanish-speaking residents, mariachi musicians, Mexican-owned businesses and vibrant murals define the neighborhood streetscapes and inform the local The automobile and freeway-building era of the mid-twentieth century led to the construction of LA’s major freeways, five of which cut through Boyle Heights. Unsurprisingly, this has created Eco Corner Project Proposal 08
The Neighborhood Jurisdiction The site is located in the Boyle Heights Neighborhood and falls under the jurisdiction of the Boyle Heights Community Plan (Boyle Heights Community Plan). The city is currently working on an update to the this document, a process that was picked up in 2012 after city budget cuts stalled the effort for several years prior (“PLAN re:code,” 2014). The last community plan update before this occurred in 1998 pre-dating recent changes such as the Metro Gold Line and Downtown LA’s revitalization.
More, conducting initial outreach to key groups and stakeholders will be important for helping community members to be clued in early as to what kind of presence and positive impact the Council would have in the neighborhood. Hence, existing resources can offer access to a range of pre-existing cultural and neighborhood amenities for the Council to explore while also offering a new type of community asset. See Figure 1 for a list of community stakeholders.
When completed, this update will affect growth along the main corridors (e.g. a business improvement district) that will run through Boyle Heights and East LA. The 1st Street corridor where the site is located will undoubtedly be a focus of these plans for development. The site’s Limited Commercial (Highway Oriented) land use designation anticipates future development along the 1st Street commercial corridor that runs parallel to the Gold Line through Boyle Heights. As such, the Community Plan calls for a range of new commercial developments along First Street. The client’s new building would hence be in keeping with these plans for growth as a new, unique type of commercial building. Boyle Heights falls within Los Angeles Council District 14, headed by Councilmember Jose Huizar and encompassing the neighborhoods of Downtown Los Angeles, Eagle Rock, El Sereno, Garvanza, Glassell Park, Hermon, Rose Hills and Highland Park (Sanchez, 2014).
Entering Boyle Heights via the 1st Street Viaduct is parallel to the Metro Gold Line tracks.
Neighborhood groups & organizations Boyle Heights hosts a number of schools, neighborhood-based organizations, community groups and businesses. The opportunity for the Watershed Center for Research and Education to create programming partnerships and to become an integral part of the neighborhood more generally will be in part determined by relationships with these other neighborhood-based resources. Though most are not oriented towards environmental work per se, existing organizations and groups may have insight that would prove useful to the Council in ongoing and future plans. Eco Corner Project Proposal 09
The Neighborhood Figure 1: Summary of potential neighborhood partnerships and stakeholder groups Name Boyle Heights Neighborhood Council
Type Neighborhood council, community group
Summary Boyle Heights’ only neighborhood council;active on a range ofneighborhood landuse & development issues.
East LA Community Corporation
Community group
LA Conservation Corps
Mission-driven nonprofit corporation
Boyle Heights Technology Youth Center
Youth-oriented community center
Led Boyle Heights People’s Plan, homegrown community plan to integrate into Citydriven planning efforts. Social justice oriented community development corporation and affordable housing developers. Connects at-risk youth to environmental work via education and workforce development, “green job training” and neighborhood beautification efforts (LA Conservation Corps, n.d.) Educational and recreational facilitydesigned by LA Bureau of Engineering. Revitalized site formerly occupied by vacant apartment building and liquor store.
Self Help Graphics & Art
Visual arts nonprofit
Visual arts nonprofit oriented towards Latino culture and identity in Los Angeles. (Self Help Graphics, n.d.)
Utah Street School
Elementary & middle school
PreK-8 LAUSD school with large field space, situated just across the street from proposed site.
Notes Will be important to conduct preliminary outreach to neighborhood council board members to get a sense of initial views on proposed project. Though primarily concerned with affordable housing social justice issues, ELACC is a vocal neighborhood-based group with strong community ties & overall interest in community health. Outreach opportunity for youth education and participation in Council activities. Previous projects have dealt with recycling, community garden construction, habitat restoration, and urban parks. Community precedent for green and sustainable building design; project is LEED-certified and is registered with the US Green Building Council, involving extensive community participation in the preconstruction process (LA DPW - Engineering, n.d.). Located along same block as proposed Eco Corner - along East 1st Street, just a few parcels over. Community identityand strong foothold in the neighborhood through prolific local art production and art classes for the community. Opportunity for educational outreach opportunities and programming partnerships with local schools. This school is closest to the site, though a number of others in the area.
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Local Flavors Guide Transit Connections
Coffee Breaks
Transit: Pico Aliso Gold Line, Red Line Union Station, Purple Line + Primera Taza Coffee House (1850 1/2 E 1st Street) Union Station, 91 Line, Antelope Valley Line, San Bernardino + Eat, Drink, Americano (923 E 3rd Street #101) + The Pie Hole (714 Traction Avenue, Arts District) Line, Orange County Line, Riverside Line + Urth Cafe (451 South Hewitt Street, Arts District) Bus: Metro Local Line: 30/330, 620, 33; Metro Rapid Line 704, + Starbucks (138 S. Central Avenue, Little Tokyo) 733,728,745; Metro Express Line 442, 485 Bus: Metro Local Line: 30/330, 620, 33; Metro Rapid Line 704, 733,728,745; Metro Express Line 442, 485 Eateries Guisados Tacos (2100 E Cesar Chavez Ave) Purgatory Pizza (1326 E 1st St) Tacos Por Favor (1220 E 1st St) Birrieria De Don (1845 E 1st St) Un Solo Sol Kitchen (1818 E 1st St) Wurstk端che Restaurant (800 E 3rd St) Urth Cafe (451 S Hewitt St)
Points of Interest + Mariachi Plaza + Hollenbeck Park/Skate Park + Casa 0101 Theatre Alvero Street + The Geffen Contemporary at MOCA + Grand Park + Little Tokyo + Japanese American National Museum + Chinatown + Arts District
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Current & Future plans for the area Los Angeles River Revitalization Master Plan (LARRMP)
This site location is two blocks away from the LA River adjacent to the rail lines. This LA River-adjacency makes it an integral part of preexisting and ongoing LA River revitalization efforts. There is limited direct access to the River with a steep slope down to the river itself. Phasing has begun on the north end of the river and will work its way south. Currently, there are access roads near the rail lines and no direct access to the river from 1st Street. Opportunities to open up the river to the community can be explored with collaboration from community partners and city officials.
Cornfield Arroyo Seco Specific Plan (CASSP)
The proposed site is just short (1.05 miles) of the recognized CASSP. Though it may be too late or politically impossible to have this corridor added to the CASSP, there are potential spillover effects from both CASSP and the LARRMP that could contribute to new benefits for the proposed site in the long term. With work on the 6th Street Viaduct set to begin, this would be an opportune time to justify the creation of a larger plan area with elements of the CASSP written in.
The LARRMP specifically calls out for the revitalization of the Los Angeles River in the downtown industrial area adjacent to Boyle Heights. Three corner parks to be built on the east side of the River will connect the Boyle Heights community and the emerging Arts District to the water’s edge. An alternative scenario would create more urban plazas and promenades along the eastern edge of the River (LARRMP; 2007). Additionally, The Plan calls for identifying opportunities for selective acquisition of additional rights-of-way to expand the River’s floodplain. The Council could partner with other nonprofits to increase opportunities for installing stormwater treatment facilities, habitat restoration, and reconfiguration of the channel. Additionally, recreation activities, including bicycle paths and pedestrian trails, open space, ball fields, and possibly groundwater recharge could be implemented near the site (LARRMP; 2007). The LARRMP also speaks about connecting the river with the current Metro Gold line service that runs through Boyle Heights. The plan suggests that the eight stations east of Union Station could be used to make a connector to the river, creating a river greenway system that could provide access to parks, open space, and other destinations (LARRMP; 2007). Of the 20 “opportunity areas” identified in the LAARMP three fall within the area of the proposed site: Mission Road Rail Yards, Boyle Heights Connector, and Downtown Arts District. Unfortunately, detailed concept plans to show the benefits of these projects have not been drafted, but the detailed concept plans for the Chinatown-Cornfield Area and Downtown Industrial Areas can be used as a guide for future planning in the area.
Map showing the opportunity areas in LARRMP that includes our proposed site (City of Los Angeles, 2007). Eco Corner Project Proposal 12
Current & Future plans for the area Opportunities in the works include mixed use development with retail, creatives offices, housing and a water wheel on the south side of the North Broadway Bridge (Brasuell, 2012).
Sixth Street Viaduct
Another large plan for East LA includes the Sixth Street Viaduct Replacement Project. The project would connect the LA Arts District to Boyle Heights and is headed by the LA DPW Engineering and City of Los Angeles. Skanska/Stacy and Witbeck was approved in December 2013 as the Construction Management General Contractor (CMGC) to carry out the contract to construct the new $400 million Sixth Street Viaduct Replacement Project designed by HNTB. Plans includes a new public park, public spaces with art, pedestrian and bicycle paths along the LA River front, and an iconic bridge design (Sixth Street Viaduct Replacement Project). This project is set to begin in 2014 and be completed in late 2018. This will be an iconic symbol for the city and connect surrounding neighborhoods to Boyle Heights. Our site sits a few streets north of the construction sites and will likely receive more vehicle exposure as traffic uses the 1st St. corridor as an alternate east-west route. Consequently, the Client’s new building will benefit from increased visibility and exposure.
Development of the Arts District & 1st Street East Side commercial corridor
Metro Los Angeles has also begun their Eastside Access Project, which commits $12 million dollars, funded by Measure R, for new, decorative sidewalks, 180 new trees, more street lighting, and street furniture that reflects the character of the community (Sulaiman, 2013). The construction of this project is in East LA and borders into Boyle Heights since the extension of the Gold Line continues through the project site. These plans have been ongoing with the collaboration of the community. The overall guiding concept is to create hubs around metro stations that will help to spur local economic growth, housing development, and new businesses. New improved sidewalk
streetscaping, bicycle lanes and network, parklets, mural and artwork, are other features included in this initiative (LACMTA, 2012).
Boyle Heights Arts District
Long term community visioning includes a Boyle Heights Arts District. The main district will comprise a 1.5 mile stretch of 1st Street between Mission Road and Soto Street to connect the Arts District of downtown to the historic and rich arts district in Boyle Heights. Informally, businesses and studios have already been opening up as indicated by the many murals and community art installations displayed along the 1st Street corridor. This would add to the growing arts district of downtown and expand into the industrial area around the site. The efforts are lead by the Metro Eastside Access Project (LACMTA, 2012) in conjunction with community organizations. Begun in 2011, CaminArte is a CommUNITY event in collaboration with the Boyle Heights Farmers Market and El Merkado Negro for the eastside. This successful event takes place every 2nd Friday of the month in Mariachi Plaza and has provided a safe space for music, dance, art, family, and the community to come together (CaminArte Facebook).
Nearby Metro development
Metro LA owns various lots in Boyle Heights near the Gold Line metro stops. Developers McCormack Baron Salazar (MBS) plans to develop the Metro owned lots into mixed used with residential units for lots at Cesar Chavez Avenue and Soto Street, Mariachi Plaza, First and Lorena, and Soto and First Street. Additional projects include: • Southwest First/Boyle: 80 units of affordable housing apartments, 3000-4000 square feet of retail space, decreased from 98 affordable housing units and 5000 square feet of retail. • First/Lorena: proposed 53 affordable apartments (half permanent housing, half supportive housing for special needs), and 5000 square feet of retail space set to complete in March 2016. • MBS is also looking to put a 23,000 square foot grocery store on the Chavez and Fickett lot (Fortin). • Plans for another Metro owned lot, headed by Community of Friends, a non profit affordable housing developer plans to build a mixed-use development near the Indian Gold Line station at Eco Corner Project Proposal 13
Current & Future plans for the area 210 S. Indiana Street. Plans included 53 units, half of which would be set-aside for mentally ill and formerly homeless people, along with 5,000 square feet of retail (Broverman).
Constraints and Opportunities Constraints
We have identified three possible constraints associated with this site: lot size, increasing development pressure at and around the site, and funding availability. • Lot size: the actual size of the lot requires the Client to construct a three-story building in order to fulfill all of the stated building objectives. The small lot area may also require the Client to combine certain building features into flex spaces, such as a green roof with testing space. Larger rainwater harvesting BMPs such as swales and cisterns also cannot be implemented or may seek alternate construction methods onsite due to the limited site area. Finally, the size of the onsite parking lot will be limited. • Development pressure: the site simply may not be for sale when the client is looking to acquire, entitle and build a new site. The current owner is not known and he/she may not be willing to sell the three parcels. • Funding: the Client’s ability to acquire an adequate amount of funding in a limited amount of time. Put simply, the Client may not be able to afford all of the building features that are desired.
Opportunities
• The high-visibility and accessibility of this site offers a multitude of opportunities to add value to the community by creating a new space for nearby residents to observe the research, activities, and programming taking place within the Council, in addition to any public meetings or events that the Council will conduct. The site would share the block with a number of businesses, from local food retail offerings to nonprofits to schools. • By locating within Boyle Heights, the Council can help better support Boyle Heights’ ability to benefit from these revitalization efforts, particularly in light of the demonstrated need that this community has as it relates to environmental justice and health outcomes, both of which the LA River plans draw upon.
Current Opportunities (1-9 years away)
Current and future plans for Downtown LA, LA Arts District, and Boyle Heights make this site well-suited to the needs of the client and its mission to improve water resources throughout the region. This corner location, right off the Gold Line is very close to parks, open spaces, and community assets that would match the goals of the Council. The corner parcel provides visibility and opportunity to collaborate with community partners such as schools and community groups to educate and develop programming around watershed health. Other opportunities provided by this site include transit connections and direct access to local political powers at City Hall, such as the Mayor’s office and the Planning Department right across the 1st Street bridge. This location enables the Council to easily access these entities. Much development is happening in Boyle Heights and East LA that make this location the epicenter of new transit development and future plans in regards to extending the Metro Gold Line.
Future Opportunities (10 years or more away)
Of the 20 LARRMP identified opportunity zones, the Council and the proposed site may benefit from future development in the following 4 areas: Mission Road Rail Yards, Boyle Heights Connector, Downtown Arts District, Downtown Industrial Area, Santa Fe Warehouse. These developments are still in the long range plan for the area and are within 5 mile of the project site. Being visible in the community, physically and figuratively, will allow the agenda of the LA River Revitalization to be a part of the community discussions and make the Client’s mission known to the residents.
East LA is currently being developed and further connection west provides additional traffic on foot and by rail at the site. There are physical connections and collaboration opportunities to build upon with the many community organizations in the area along with local business, city officials, and residents. Eco Corner Project Proposal 14
Envisioning What’s Next: Eco Corner Site Design The analysis of the major constraints and opportunities of this site and neighborhood support our four major objectives, given that certain
basic mechanisms are in place including funding and the requisite entitlement approvals. While we recommend some initial outreach to the community, we don’t anticipate lack of community support to be an issue. Our feasibility analysis provided the basis for our inclusion of site elements that promote sustainability and increases education surrounding water health in developing an Eco Corner office. The details of these elements will be explained in the following section.
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Site Design Sustainable Site Elements
The Client desires a building that will “sit lightly on the earth” and incorporate green features. Green features that are commonly used on small office buildings include permeable pavement, native plants and trees, bioswales, rain gardens, and green roofs (National Resource and Defense Council). Some of these features can be implemented on the project site. Consultation with architectects and engineers would be necessary to confirm the feasibility of each feature and its optimal location on the site. In addition to being “environmentally friendly”, green building features generate economic benefits such as increased rents and property values, greater retail sales, tax rebates, lower building operational costs, and greater worker productivity (National Resource and Defense Council). In this sense, the client can use a green building to further meet its stated goals and enhance its triple bottom line.
Living Roof and BMPs
Potential rainwater harvesting BMPs for the site include a green roof, permeable pavement, catch basin inserts, and native plant landscaping. The permeable pavement would be used on the parking lot; the catch basin inserts can be used on drains throughout the site; and the native planting should be used in landscaping throughout the site. Additionally, vegetated filter strips could be installed along property lines and/or adjacent streets. If the Client desired a rain cistern, due to size limitations, the only realistic option would be an underground system. These BMPs would greatly increase the permeability of the site, allowing rainwater to return to the watershed. Utilizing these BMPs onsite would satisfy the client’s objectives for the building to “sit lightly on the land” and incorporate green building features. Other common rainwater harvesting BMPs such as infiltration basins, retention ponds, and dry swales should not be installed onsite because they require too much area for the size of the site. Some of the benefits of utilizing the identified rainwater harvesting BMPs include reducing the urban heat island effect, improving air quality, and improving building energy efficiency (National Resource and Defense Council). Since this site has no built structure, incorporating a living roof in the initial design phase should include structural load support and the choice of plant species. This ties into the client’s objectives of having open green space to set a precedent for other watershed health agencies. If the site incorporates the BMPs discussed above, the client can also use the entire site as an unofficial outdoor classroom; the client could give short tours of the site, explaining the BMPs and how they make the site more environmentally friendly. Hence, in addition to satisfying the client’s objective of promoting a healthy watershed, the BMPs would function as an educational tool.
Flex Spaces and Conference area
Given the size constraints of the site, the client may have to be creative and create flexible spaces for multiple uses. For example, the only possible location for a formal outdoor classroom appears to be the roof. If the building implements a green roof with native plants, the roof could function as an outdoor classroom and community space where the client can host school groups, educational seminars, and community events. Theoretically, the green roof could also have room for research or testing space. In this way, the green roof could provide space for all three of the client’s desired amenities. Having classroom and conference space on this particular site can be added by making a multi floor building. Maximizing the height of the building - acquiring additional FAR rights - will allow for more usable square footage for the client’s headquarters.
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Site Design Ecological Infographics & local murals
Street art - such as art installations, murals or art crosswalks - can create an “outdoor street art museum” drawing in visitors to a particular area to see the artwork. These type of art installations can be used in this context to bring attention to various issues surrounding watershed health and can bring attention to the new headquarters building on this corner lot. An art walk crosswalk feature can be incorporated to connect the site to the transit connections along with the community center and park and schools directly across from the site. Crosswalk art pieces can also highlight storm drain runoff locations in the streets that educates pedestrians and emphasizes urban water runoff into the LA River. These new, visible interventions can function as an educational tool in the community and create a stimulating work environment. With such close proximity to Boyle Heights-based visual arts center Self Help Graphics, the Client may be interested in seeking their guidance on materials selection (i.e. spray-paint, surface cleaners,etc) that can be used for street surfaces and walls and how to deal with potential disturbances to the art. Self Help Graphics may also be willing to share some of these supplies. Moreover, murals are a unique part of the culture in Boyle Heights and East LA and can be used to enhance blank walls or facades.
Green alleyways
Another opportunity to explore is the existing alley space behind (just south of) the site. Drainage improvements in this “alley area” would further increase the permeability of the site while making creative use of this “leftover” space in the urban environment. Simple pitching and re-grading of the surfaces can provide additional testing areas and outdoor space. Other uses could include recreational opportunities, encouraging walking/connectivity through a beautiful alley space, and improving lighting and safety through the alleyway. Before constructing the green alley, the Client should reach out to neighboring property owners to gauge their interest/concerns with a green alley, as this would impact their ability to extend it beyond their own property-adjacent portion.
Eco Corner Project Proposal 17
SITE AND BUILDING ELEMENTS
2 1
3
1& 2 Green/living Roof Green Wall 4
4 Green Alleyways
3
Flex Space Conference Rooms Eco Corner Project Proposal 18
SITE AND BUILDING ELEMENTS 6
Ecological Infographics/ Street Art
filter strips 5 Stormwater Permeable pavements
5
7
6
murals 7 Local Community based art
Eco Corner Project Proposal 19
Funding Sources/Mechanisms The total assessed land value of the three parcels according to Zimas is $391,025. The cost for building construction and other site features is beyond the scope of our analysis. To assist the Client with total cost projections, we’ve come up with a range of cost estimates for various elements of the site (all estimates courtesy of the Rainwater Harvesting Program: Green Streets and Green Alleys Design Guidelines Standards): • Permeable pavement: $10-20 PSF • Filter strips and catch basin inserts: $25-40 PSF • Infiltration planter: $25-60 PSF • Green roof: $15-25 PSF • Native Plant landscaping: $5-20 PSF To fund the costs of site acquisition and building construction, the client should rely on a range of funding sources. By selling the Eco Corner brand, the project can attract private donors interested in promoting sustainable buildings and rainwater harvesting efforts. Community groups may be willing to contribute to the project as they will benefit from a new green building in their neighborhood (replacing vacant parcels) and the Council potentially functioning as a community partner. Additionally, the site might also function as a community gathering area - a space that the community can be proud of. Metro could be another source of funding through Metro’s Local Return, Sustainability, and Joint Development Programs. Metro currently has three Request for Proposals out for joint development on three Transit Oriented Development (TOD) project sites in the Boyle Heights District: at Soto Station, Mariachi Plaza Station, and Chavez and Soto (LACMTA). Finally, Propositions O and 84 could provide funding to the project. Prop O authorizes $500 million of general obligation bonds for projects to protect public health by cleaning up pollution in the City’s rivers, lakes, and beaches (City of Los Angeles, 2009). Meanwhile, Prop 84 funds flood control efforts, waterway protection, water pollution and contamination protection through $5.38 Billion in general obligation bonds (State of California). For both Propositions, the Client would have to submit formal applications.
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Conclusion After reviewing the relevant criteria for locating at 105 S. Utah Street, we have found that the proposed Eco Corner for the Council would indeed fulfil the four previously-stated objectives. These four objectives synthesized the initial desires of the Client with the qualities particular to the location and site that we analyzed. With space for green infrastructure, close access to city amenities and services, an interesting and exciting neighborhood with ongoing plans for development, and close range to the LA River, an Eco Corner in Boyle Heights would enable the Council to expand its impact and grow according to its needs.
Next Steps
Assuming that Client can successfully obtain an FAR increase, the proposed Eco Corner provides a prime location and offers the client a unique opportunity to build an environmentally friendly building that will satisfy its stated objectives for its new offices. Should the client decide to further pursue this site, we have identified a list of next steps for the client: 1. Establish community partners to generate positive community relations and potentially identify new resources • Boyle Heights Neighborhood Council • Self Help Graphics and Art 2. Gauge interest in hosting community events, which will promote the Client as a caring, visible entity • Surveys • Community Meetings 3. Consult with entitlement experts and architects for assistance with variances and preliminary plans, respectively • Entitlement expert to help acquire additional floor area, either through variance or purchasing additional FAR development rights • Architects would produce preliminary site layout and building designs • Landscape architects would recommend landscaping plant selection, green roof design, and rainwater harvesting BMPs 4. Obtain necessary building and site permits 5. Identify funding sources and apply • Private donors • Community groups • Metro • Proposition O and Proposition 84 In carrying out the next steps described above, the client would be able to further confirm the site’s feasibility and/or bring to light more issues that need to be addressed. In this way, the client can make a more informed decision on whether or not to actually pursue this site for its new headquarters. Eco Corner will have the potential to provide mutual benefits for the Council while offering an asset to the Boyle Heights community. This location--at the gateway to Boyle Heights, Little Tokyo, and the Arts District--will offer the Client a unique opportunity to be a visible, accessible organization, literally steps from the most iconic waterway in the region.
Eco Corner Project Proposal 21
Appendix
Appendix 1: Summary of Project Objectives and Corresponding Criteria
Objective
Criteria
Create a stimulating work environment with a living lab and research space.
Environmental conditions Proximity and access to river/LA River plan Sustainable opportunities Physical site conditions Regulatory and zoning conditions Parking availability Neighborhood context Local organizations Community outreach Opportunities related to the building, site, and neighborhood plans Transit proximity
Introduce green infastructure that help to advance the quality and longevity of the region’s water supply while bringing new ecological and social life to a vacant lot. Serve as an educational “hotspot” for water and environmental resources and innovation; Be open and accessible to the community. Connect with local assets and develop partnerships to leverage impact, build capacity, and build upon ongoing neighborhood plans.
References
Boyle Heights Community Plan. November 2008. Broverman, Neal. Metro Going Ahead with Gold Line Mixed-User in Boyle Heights. 29 March 2013. 9 February 2014 http://la.curbed.com/archives/2013/03/metro_going_ahead_with_gold_ line_mixeduser _in_boyle_heights.php. Brasuell, James. “LA River Getting Arty/Functional Water Wheel Near Cornfield.” 9 August 2012. 19 April 2012. http://la.curbed.com/archives/2012/08/la_river_getting_artyfunctional_ water_wheel_near_cornfield.php#more CaminArte. “About” Web. September 2011. Retrieved March 2014: https://www.facebook.com/CaminArte.BH/info. City of Los Angeles. Los Angeles River Revitalization Master Plan. April 2007. City of Los Angeles, Department of Public Works, Bureau of Engineering. City of Los Angeles. “Zone Variance.” http://planning.lacounty.gov/assets/upl/apps/variance_bop.pdf
Green Alleys Design Guidelines Standards.” September 2009. Department of Public Works. “Los Angeles County GIS Data Portal—Soil Types.” http://egis3.lacounty.gov/dataportal/2011/01/27/soil-types/. 7 February 2014. Fortin, Kris. Developers Introduced at Metro Open House to Reshape Empty Lots . 28 February 2013. 9 February 2014 <http://la.streetsblog.org/2013/02/28/ developersintroducedat-metro-open-house-to-reshape-empty-lots/#more-81124>. Los Angeles 1-Million Tree Canopy Cover Assessment. January 2008. United States Department of Agriculture - Forest Service. Retrieved March 2014: <http://www.fs.fed.us/psw/publications/documents/psw_gtr207/ psw_gtr207.pdf> National Resource and Defense Council. “The Green Edge: How Commercial Property Investment in Green Infrastructure Creates Value.” December 2013. Los Angeles County Metropolitan Transportation Authority. “Eastside Access”. June 2012. Retrieved from http://www.metro.net/projects/eastside/goldline_eastside_access/
City of Los Angeles. “Rainwater Harvesting Program: Green Streets and Eco Corner Project Proposal 22
Los Angeles Department of Public Works Bureau of Engineering. “Proposition O Clean Water Bond Program September 2013 Monthly Report”. September 2013. Mapping LA (2014). Boyle Heights Profile. Retrieved from http://maps.latimes.com/neighborhoods/neighborhood/boyle-heights/ Rodriguez, Vanessa (2009). “Places, Spaces and People: How the Urban Environment Impacts Health in Boyle Heights and East Los Angeles.” Alliance for a Better Community. Retrieved from http://www.saferoutespartnership.org/ sites/default/files/pdf/Lib_of_Res/SS_ST_ABC_PlacesSpacesandPeopleBoyleHeightsandEastLosAngeles-1.pdf p. 5 Six Street Viaduct Replacement Project. About. 2013. 2014 <http://6stbrp.nationbuilder.com/>. State of California. “Proposition 84: Water Quality, Safety and Supply. Flood Control. Natural Resource Protection. Park Improvements. Bonds. Initiative Statute. Office Title and Summary” 2006. Sulaiman, Sahra. Eastside Access Project Takes Another Step Forward, Experiences Growing Pains. 27 September 2013. 9 February 2014 <http://la.streetsblog. org/2013/09/27/eastsideaccessproject-takes-another-step-forward-experiences-growing-pains/>. “The Power of Place: Boyle Heights Project” (2002). In Japanese American National Museum. Retrieved from <http://www.janm.org/exhibits/bh/exhibition/timeline.htm> ZIMAS. Zimas.lacity.org
Images (in order of appearance) Hoang Vi Ho. Into East LA. 2014
Google Earth. Downtown LA to Boyle Heights. 2014 Sean Inkelaar-Cruz. LA River Viaduct. 2014
Hoang Vi Ho. Mural. 2014 Sean Inkelaar-Cruz. LA River. 2014 Gilbert, Jim. Exploring East Los Angeles on the Latin Spice Tour. 8 June 2011. Curating Los Angeles. Retrieved from http://curatingla. com/2011/06/08/exploring-east-los-angeles-on-the-la-latin-spice-tour/ City of Los Angeles. Los Angeles River Revitalization Master Plan. April 2007. City of Los Angeles, Department of Public Works, Bureau of Engineering. Lisa Frank. Mapping 105 S. Utah Street. 2014 Alleys of Seattle Blog. Green Alley Vegetation. Retrieved from <http://alleysofseattle.com/tag/green-alleys/> California Endowment Center. Conference Center. Retrieved from <http://www.calendow.org/> Dulmaine, Ross. “The Alternative Consumer.” Green Office Building. <“http://www.alternativeconsumer.com/2013/09/12/green-office-building-concept-living-green-roof-and-walls/”> Zaki, Haily. “Inhabitat.” Vegetated Green Roof. Retrieved from <http:// alleysofseattle.com/tag/green-alleys/> Hartman, Hattie. “Footprint Sustainability Blog.” Green Roof. Retrieved from <http://blog.emap.com/footprint/2009/10/23/breeam-outstandingfor-stride-treglowns-cardiff-office/> Ohio River Brownfields Project. Vegetated Filter Strip Along Parking Lot and Bike Lane. Retrieved from <http://www.ohioriverbrownfields.com/ sample-page/midland/> Our Kaka’ako. Wall Mural. Retrieved from <http://www.ourkakaako. com/> Three Rivers Wet Weather. “Vegetated Filter Strips.” Vegetated Filter Strip With Light Rail. Retrieved from <http://www.3riverswetweather.org/ green/green-solution-vegetated-filter-strip>
Google Earth. 105 S. Utah Street Parcel. 2014 ZIMAS 2014. Land Use Parcel Image. Zimas.lacity.org Sean-Inkelaar-Cruz. 1st Street. 2014 Eco Corner Project Proposal 23