News
06.07.2006
Looking and Building in All the Right Places
Downtown Los Angeles is thriving in unexpected places. It's not the new, multi-billion dollar projects and sweeping conversions of old bank buildings into posh lofts that are invigorating the famously sleepy city core. It's the old, scruffy 1920's streets and the life that fills them. Greg Goldin interprets the scene..

Italian photographer Olivio Barbien's site specific_LOS ANGELES (2005)

Downtown Los Angeles is misunderstood. To most observers, there is no there there. Like the rest of the great metropolis, downtown is amorphous, indecipherable, a suburb in reverse that is occupied by day and empty by night. Yes, weeve got the Frank Gehryydesigned Walt Disney Concert Hallla crown jewel to rival any cityys crown jewel. (And, donnt forget, ours was designed first, before Bilbao!) But the concert hall stands in singular aloneness, surrounded by parking lots, drab government behemoths, and piles of granite and glass tombstones occupied by elite bankers and law firms. What L.A. needs now is some big-time infill.

To an extent, this is underway. The Los Angeles County Economic Development Corporation estimated in February that there has been $12.2 billion worth of built and planned construction in the downtown area since 1999. Lofts and condos are hot. More than 26,000 new residential units have been added since 2000. Thanks to an Adaptive Reuse Ordinance that eased the cityys regulations for restoring older buildings, historic properties are being converted at an unprecedented rate. The city has a new cathedral by Rafael Moneo and a new state transit building by Thom Mayne of Morphosis, while an arts school by Wolf Prix is the works. Meanwhile, local firm Rios Clemente Hale is designing a 40,000-square-foot plaza to anchor a 3.8-million-square-foot hotel-cum-mall-cum-residential-complex, known as L.A. Live!, adjoining the Staples Center, home court of the Lakers. The arena, which follows the nationwide trend of stadiums returning to citiess downtowns, is credited with a spurt of big-box growth at the south end of downtown since its opening in 1999.

Still, the view of a neglected and empty downtown persists because the cityys civic leaders, their developer patrons, and their acolytes in the press remain committed to transforming the admittedly grim but prominent civic center, which sits relatively removed from the rest of downtown, at the top of Bunker Hill. Bunker Hill has suffered more from the misguided attention of city bigwigs and planners than perhaps any neighborhood in Los Angeles. In 1961, bulldozers began clearing hundreds of flophouses, SROs, fine Victorian homes, and small shopssthe very things that made it a genuine, lively community. More than 10,000 residents were displaced. In one way or another, the city has been trying to get them back ever since, but 50 years of urban renewal has produced an eyesore and an international embarrassment. This is the downtownn that gets all the attention, and is frequently mistaken for the cityys real, other, downtown.


olivio barbieri/coutesy yancey richardson gallery
Italian photographer Olivio Barbieri's site specific_LOS ANGELES (2005)

Unfortunately, this predicament is perpetuated by relentless efforts to pour more capital into Bunker Hill. The latest, a $1.8 billion scheme, was given the official seal of approval in late April when, after nearly two years of anticipation, Gehry unveiled a design for what is called the Grand Avenue Project. The private-public development, headed by New Yorkkbased The Related Companies, aims to transform Grand Avenue into a destination not only for downtown but for the entire region,, in the words of one leading public official. When itts all completed, weere going to have Gehry in stereo,, he boasted.

Whether Gehry in stereo can convert a 9-to-5 bureaucratic stronghold into a 24/7 boomtown is anyonees guess. Still, the mistake is one of interpretation. Downtown Los Angeles has several centers. Bunker Hill, which is cut off from the rest of downtown by geography and freeways, is a hilltop governmental-cultural ghetto. The action, as a more sober Frank Gehry used to admit, is elsewhere. (Gehry once famously said that if the choice had been his own, he would have built Disney Hall somewhere along Wilshire Boulevard. That street, which connects downtown to the beaches in Santa Monica, is, as Gehry said, our true downtown, only itts vertical..)

Downslope from Bunker Hill is Broadway, L.A..s oldest main street. You cannt find a stronger contrast to the arid altiplano rising several blocks to the west. Broadway is teeming. You can get your shoes shined on the street. You can pop into the Grand Central Market and stand at a counter to snack on marinated cabbage and gorditas. You can stroll the wide, bustling sidewalks, in search of a fedora or a wedding gown. You can get married on Broadway, and pick-pocketed, too. You can buy bootlegged Mexican movies and tiny packets of Chiclets chewing gum.

Broadway bustles because it has hundreds of ground-floor shops, tightly spaceddlike any good main drag. And as John Kamp, a local city planner points out, Broadway is also successful because it has so many bus stops. People come to Broadway because it is part of their everyday trajectory through the city, not a special trip to an unlikely destination.. The crowds justify high rents, which in some cases are higher per square foot than on Rodeo Drive in Beverly Hills.

A bit further south and east is another area on the rise, the Fashion District, which borders Skid Row. In the past several years, the neighborhood has sprung to life with none of the fanfare or money heaped on Grand Avenue. The district has, in fact, benefited by being overlooked. A vestigial industrial zone where building owners are not required to have front yards, rear yards, or other setbacks, it contains a large stock of urban-friendly buildings. Buildings typically have multiple entrances. One, on the 800 block of South Main Street, has 14. Others might have a dozen small storefronts in the span of 150 feet of sidewalk frontage. The pedestrian-friendly scale allowed wholesalers to open their doors to retail. While garment workers sew upstairs, fashionistas ply the streets below, hunting for cheap knock-offs and bargain trendy buys. Here, too, rents rival those on Broadway. Buildings are selling for as much as $570 a square foot.

These are but two examples of other downtowns. There are still others, such as Little Tokyo and the nearby Arts District, Chinatown, Lincoln Heights, and Boyle Heights. These parts are thriving not because someone has managed to give them a theme but because visually interesting, authentic, aurally stimulating businesses are pressed hard against the sidewalks. These are the parts of downtown Los Angeles that have never been relieved of the compression that brings urban life to the surface. Check them out, and you will see that Los Angeles has a downtown. Itts just not where youure told to find it.
Greg Goldin is the architecture critic at Los Angeles Magazine and a regular contributor to the L.A. Weekly. He guest-edited this issue of AN.


FRANK GEHRY, KING OF THE HILL
In 1980, Frank Gehry was one of the more modest members of the "L.A. Dream Team" assembled to develop a visionary, but ultimately unrealized scheme to redevelop what remained of Bunker Hill in downtown Los Angeles, whose decaying Victorian mansions had been bulldozed 20 years before in the name of urban renewal. He was still regarded as an outsider seven years later when he won the competition to design Walt Disney Concert Hall in the same Grand Avenue area. Now he's back as king of this particular hill, with schematic designs for the site he tried to reshape two decades ago.


bart bartholomew
Gehry Partners' proposal for Grand Avenue.

The popular and critical success of Disney Hall has endeared Gehry to the suits who run downtown, and their new bad boy is Thom Mayne, whose Caltrans building and iconoclastic approach to urban planning they consider dangerously radical. Itts their loss, and theyyll probably catch up, even if it takes 20 yearssjust as they did with Gehry, who has finally gained acceptance in his hometown.

The current iteration of the Grand Avenue Project attempts the same lively mix of uses and attractions as proposed by the original developer, the Maguire Partners and their Dream Team in 1980. Defying all the conventions of urban development, they wove together contributions by different architects, including a plaza by Gehry, a highrise residential tower by Barton Myer, an office tower by Cesar Pelli, a hotel-condo block by Ricardo Legorreta, fanciful pavilions by Charles Moore, a modern art museum by Hardy Holzman Pfeiffer, and landscaping by Lawrence Halprin. The plan included contrasting buildings surrounded by walkways, fountains, and greenery.

The proposal was widely acclaimed by the public and in the architecture press, but the Community Redevelopment Agency, a hapless band of amateurs, preferred Arthur Ericksonns sleek office towers. His scheme was a series of isolated objects with no connective tissue, and which failed to engage the street. The featured public amenity was Arata Isozakiis Museum of Contemporary Art (MoCA), but this was pushed below the street so as not to block the view of a shopping center on the site beyonddan element that was never built.

Twenty-five years later, Gehry is back, and has released a preliminary design that includes two L-plan towerssone of offices, the other for a hotel and condossthat act as frames for Disney Hall and a 250,000-square-foot retail-restaurant complex. This is the first of three phases in the $1.8 billion project, which will eventually comprise eight towers and a 16-acre park, to be designed by a team including the firms Rios Clementi Hale Studios and Levin & Associates. (Mayne was part of that team but was dropped by the developer, New Yorkkbased The Related Companies, in April 2005 for artistic differences. He was later replaced by Gehry, one of the initial competitors.)

Gehryys May presentation at Disney Hall consisted of little more than a massing diagram. As it stands, there are no expressive gestures, and he offered few hints of how the scheme would be fleshed out. Skeptics wondered how great an influence The Related Companies would have on the design, and the extent to which it would be driven by retail imperatives. The ongoing fiasco at Ground Zero has undoubtedly reinforced a widespread cynicism about the contest between architecture and profit. (Gehry famously refused to submit a proposal for the original planning competition for the World Trade Center site, a decision that now looks incredibly prescient.) There is also the issue of whether one architect, however brilliant, can achieve unity and diversity through such an ambitious development, or whether parts should be delegated to other designers as in the old Maguire scheme.

The largest question, and one that will not be answered for at least a decade, is whether the Grand Avenue Project will animate the neighborhood as most downtown improvements have failed to do. In the wake of its loss on Bunker Hill, the developer, now called Maguire-Thomas Partners, spurred a redesign of Pershing Square, which had become as blighted as New Yorkks Tompkins Square Park. Legorreta understood how Mexican plazas work and landscape designer Laurie Olin drew on Rittenhouse Square, a lively oasis in his native Philadelphia. The block-sized park was opened to the street, colorful structures beckon pedestrians, but few enter except to retrieve their cars from the underground garage. As Robert Venturi once observed, Americans are reluctant to sit in outdoor public places except to eat and be entertained, and the city authorities failed to provide concession stands or programming. Even the crowds of shoppers a block east on Broadway ignored this one patch of greenery in east-central L.A. What does that say for the chances of the new park included in Gehryys scheme?

Grand Avenue links some of the cityys most cherished public buildings, including the classic Central Library, Museum of Contemporary Art, and Disney Hall, as well as the Colburn Music School and the aloof citadels of the Music Center and Rafael Moneoos Cathedral of Our Lady of the Angels. Even Disney Hall, everyonees favorite new civic icon, hasnnt noticeably boosted foot traffic on the street, and most concertgoers arrive by escalator from the underground parking garage. The residential population of downtown has boomed over the last decade, and there has been a flurry of loft conversions and new apartment blocks. Urban homesteaders need shopping and services, but will they find those in the new retail center? For the newly crowned Gehry, this may be the toughest challenge of his 50-year career.
Michael Webb is a Los Angeles-based architecture critic whose most recent book is Adventurous Wine Architecture (Images Publishing, 2005).


IF YOU ADAPT IT, WILL THEY COME?
For more than 20 years, downtown Los Angeles has been the exclusive playground of bohemian artist-types who perferred cheap rents to Trauslen refrigerators and anonymity to swank eateries. not anymore. Downtown L.A. is slowly evolving into a collection of distinct neighborhoods each touting new high-end condominium and apartment conversion projects complete with rooftop swimming pools and fitness centers. You can even find an occassional cup of concrete-floored, skylit loft to your glass-enclosed office tower.

Newly minted lawyers, businessmen, and accountants, raking in mega starting salaries, think downtown will be a hot real estate market for years to come. Maybe itts a chicken-and-egg situation, but theyyre signing on to long waiting lists or pre-purchasing units before construction has even started. When the historic Douglas Building Lofts, renovated by Rockefeller Partners Architects, went on the market in 20044nearly 18 months before the Spring Street property was completeddall 50 units sold within a week. At the Flower Street Lofts, one of the first residential developments in the South Park district, several of the original buyers took advantage of the appreciating market and flipped their units within a year of purchase.

Emboldened by what appears to be an insatiable appetite for urban living, developers continue to increase unit prices, even as the rest of the L.A. market begins to flatten out. According to the Downtown Center Business Improvement District (DCBID), in the first quarter of 2006 the average cost per square foot was $547.80, an astonishing 18.8 percent increase from last year at the same time. The market, in other words, is booming. Since 1999 nearly 7,000 new condominiums and apartments have been created in downtown Los Angeles. If all goes as projected by the DCBID, there will be nearly 20,000 more by 2015.

But, as the residents and workers in downtown Vancouver have learned, a thriving community wonnt necessarily emerge just because youuve built and occupied thousands of new units. Although one is in the works, up to now, there hasnnt been a grocery store downtown for decadessand Citarella or Whole Foods are far from the drawing boards. And no such thing as Sarabethhs Kitchen or Frette is even imagined. Add to this a lack of community and no green space and downtown had little more to offer than lofty spaces with skyline views. Developers have worked to remedy this by enticing cafes and small businesses to open in the ground floors of residential developments, while others are creating courtyards and rooftop recreation areas. The uncertain promise is that therees more to comeeenough to lure buyers out of the suburbs and into the core.

Clearly, an influx of new homeowners and businesses in downtown will be an economic boon for the city, but for the thousands of poor and homeless living in the areaas shelters and low-cost residential hotels, gentrification means one thing: eviction. Already, developers have converted several of the 240 hotels (many of them functioning as SROs) into market-rate apartments and condominiums. Fearful that more of the downtown poor will be displaced, the Los Angeles City Council recently approved a one-year moratorium on the conversion or demolition of low-cost hotels citywide, with the option for an extension. In an effort to further help the transient poor, Mayor Antonio Villaraigosa proposed a $1 billion bond measure to pay for subsidized apartments. The funds would cover housing as well as social services. And other plans to bring improvements downtown are in the works. In March, L.A. County officials unveiled a $100 million campaign that would house the estimated 14,000 homeless concentrated on downtownns Skid Row by expanding much needed countywide programs and providing more emergency and transitional housing, and health services. The campaign is part of a $12 billion investment plan to build 50,000 housing units countywide over a ten-year span.

Ten years ago nobody would have believed any of this was possible. And had it not been for the new public icons, Disney Concert Hall, Cathedral of Our Lady of the Angels, and Staples Center, it might not have been. And while major cultural and entertainment projects are no doubt paramount in a successful urban environment, the most important ingredient of all is the local population, be they new condo owners, low-income transients, factory workers, or artists. Finding a way for all income levels to thrive in the new downtown will be the challenge of city officials and developers.
Allison Milionis is a freelance writer living and working in Downtown Los Angeles.

mill street lofts
1820 Industrial Street
The Los Angeles office of German firm Behnisch Architects has designed one of the first ground-up, loft-style buildings in an area filled with adaptive re-use projects. We realized early on that because of the low scale of the surrounding buildings, if you built up you could offer amazing views of downtown,, said project architect Christof Jantzen. The building, developed by local firm LinearCity, stands 16 stories high and contains what Jantzen describes as eight different unit types,, ranging from 650 to 2,100 square feet and including single-, double-, and triple-story condos, some following the inverted L-shaped configurations that Le Corbusier used in his LLUnitt ddhabitation in Marseilles.


Behnisch Architects

In keeping with the spirit of the industrial loft conversions that surround the project, the project has a concrete structure with exposed concrete floors, tall ceilings, and large windows. The materials and fixtures used throughout will be sheet metal, fiber cement, and pre-cast concrete panelssall sustainable materials. In addition, operable windows, indirect sun-orientation, a gray-water treatment system, and a passive-cooling ventilation system might just earn the developer the LEED-rating it seeks. Adjacent to the 16-story highrise, a smaller set of townhousess shares the same material vocabulary as the loft building, though with more privacy.

I think the developers need to be highly praised for what theyyre doing,, said Jantzen. They have a vision for the area that will transform it into a great neighborhood.. In 2004, LinearCity also developed and sold lofts in an adjacent building, the ToY Factory, and is engaged in another adaptive reuse project across the street, the Biscuit Company Lofts by Aleks Istanbullu Architects.

Biscuit company lofts
673 Mateo Street
When Paul Solomon, founder of the development group LinearCity, called Los Angeles- based Aleks Istanbullu Architects to transform a pre-existing factory into residential condos, the architect knew immediately that he wanted to do something different from a standard conversion. He wanted to design loft spaces that vary in size, plan, and character throughout the boxy building, a 1925 biscuit-baking factory formerly owned by the manufacturer Nabisco.


courtesy aleks istanbullu architects

The site comprises the 110,000 square-foot, seven-story main structure and a single-story annex; Istanbullu will add an additional floor to each, increasing the total square footage to 153,000 square feet. On the main building, Istanbullu created a large penthouse with extensive outdoor space. He transformed the existing annex into a set of three-story row houses by carving out a mezzanine and adding a floor.

According to Istanbullu, the architects decided to use the contrast approachh on the additions, by which he means making clear the distinction between old and new. The penthouse and the top floor of the annex are constructed out of steel, stone, and glass, though the colors were chosen to complement the brick building below. It will remain largely intact, though Istanbullu adjusted the circulation to create irregular interior spaces. I really wanted variety, to find and create unique units,, said Istanbullu. Although the building is a box, by shaping the hallways in an odd configuration, I could get a lot of plan varieties.. New structural walls in the core of the building were installed to bring it up to building code, while some pre-existing, non-load-bearing walls were removed to keep a feeling of openness.

The interiors will be minimally outfitteddmost wonnt even include a refrigeratorrdominated by the pre-existing inch-thick maple floors, brick walls, and copper details. Like luxury loft-style condominiumns in New York City, prices will likely attract a wealthy clientele.

vibinia lofts
114 East 2nd Street
In 1996, the Archdiocese of Los Angeles initiated demolition of the 17,000-square-foot St. Vibiana Cathedral, its home since 1876, sparking a heated preservation battle that ultimately left it untouched and now the cornerstone of a major $120 million, 468,000 square-foot mixed-use development project by Los Angeles developer Tom Gilmore.


Courtesy Tom Gilmore

According to Gilmore, the Los Angeles Conservancy, a local preservation organization, approached him in 1997 and asked for assistance in purchasing the property, which includes a 2.5-acre lotta full city block. With money lent (somewhat ironically) by the Archdiocese itself, Gilmore bought the property for $4.6 million, pledging to restore the cathedral and ensure an active future for it.

Gilmore came to an agreement with the California State University to convert the cathedral into a performing arts space downtown, a plan that earned $4 million from the state toward the cost of restoration and seismic retrofitting.

I am an adamant urbanist,, said Gilmore, adding, IIm not a fan of little disconnected venues; I am all for density.. By transferring air rights from the cathedral and its connected refectory, Gilmore could plan a series of small mixed-use buildings and a 41-story residential highrise spread out throughout the site. Weere staggering the buildings and utilizing setbacks in order to create a pedestrian-friendly environment,, said Gilmore. Gilmore and his partner, Richard Weintraub, hired local architecture firm Nadel Architects to design the project, who began with massing diagrams to plan the site. The bottom line is that the skin and profile are less important than massing in a project of this scale,, Gilmore pointed out.

The $8 million restoration of the cathedral was completed last year, overseen by local preservation experts Levin & Associates Architects. The rest of the project is still in designnGilmore notes that the preliminary renderings are more flashy than IId like to see themm?as the project goes through planning and zoning. Gilmore hopes the tower, which will have 2,200 square feet of ground-level retail fronting a parking garage, will break ground in the beginning of 2007 and be completed in 2009.

Fuller Lofts
210 North San Fernando Road
One of the more notable adaptive-reuse conversions downtown is Santa Monicaabased Pugh + Scarpa Architectss restoration of the 1927 Fuller Pink Company, a former office building and a relic of L.A..s art deco moment. Though not an official landmark, it sports stunning details, including pilasters, sculpted floral bas reliefs, and according to principal architect Gwen Pugh, a wonderfully preserved lobby..


courtesy pugh + scarpa architect

Pugh + Scarpa has restored the five-floor, 151,000-square-foot building and added two additional floors, creating a total of 102 units. The architects cored out the center of the concrete building in order to create a 40-foot-wide lightwell and room for a small interior courtyard. The rooftop addition has its own identity, clad in glass and corrugated metal. On the buildinggs north side, the metal cladding undulates in plan, contrasting with the cube on which it is perchedda gesture that, according to Pugh, is intended to divorce the skin from the boxx and make the original buildinggs undecorated north facade more interesting.. On all sides, irregularly placed balconies, resembling constructivist boxes, further disrupt the original buildinggs simple planarity.

The Lincoln Heights district is roughly 2 miles from downtown, in an area thatts still largely undeveloped (parking lots and empty plots far outnumber supermarkets). According to Pugh, the Fuller Lofts is the only project in the immediate vicinity that has been motivated by the cityys new Adaptive Reuse Ordinance, which the city adopted in 1999 (and greatly expanded in 2003) in order to lure businesses downtown.


CIVICS LESSON
Frank Gehry's Walt Disney Concert Hall, Rafael Moneoos Cathedral of Our Lady of the Angels, and Thom Maynees Caltrans headquarters have changed the way Angelenos understand their downtown. Spectacular, freewheeling, and deeply moving, these buildings have drawn crowds and made architecture relevant, and perhaps essential. So why havennt more of the new public buildings followed suit? In the preceding decades, John Portmanns Bonaventure Hotel epitomized L.A..s style, which typically meant being walled off from the street, virtually impenetrable, and wrapped in a one-way mirror. Now public buildings are increasingly incorporating plazas, street-level portals, and transparent facades. Though many public buildings still embrace the bunker mentality, it might reflect bad planning and site selection as much as architectural design: The city still has the habit of plopping security-conscious buildings cheek-by-jowl to public-conscious ones. Whole street elevations are permitted to go unarticulated and turn a barren carapace to neighbors. Several new public projects reveal how far L.A. has come, and how far it has to go.

central los angeles area
High School #9

450 North Grand Avenue


armin heiss / isochrom / courtesy coop himmelb(l)au

After the Walt Disney Concert Hall, Coop Himmelb(l)auus High School for the Visual and Performing Arts may be one of the most dramatic structures to be completed in downtown L.A. The new structure, which began construction in March and is scheduled to openin 2008, will feature a dramatic glass and steel lobby and house 1,728 music, dance, visual and performing arts students. Estimated to cost $208 million, the signature feature of the school will be a 140-foot-tall tower that will give students a clear view of the adjacent Cathedral of Our Lady of the Angels.

los angeles united states
Courthouse

First Street and Broadway


courtesy perkins and will
In 2001, Perkins + Will won a commission from the General Services Administration to design a 1,000,000-square-foot couthouse in downtown L.A. The 16-story building features approximately 40 courtrooms with floor-to-floor heights of 19 feet, along with some administrative office space and an expansive ground-floor atrium. Sustainability was crucial for the client and designers: Photovoltaic panels comprise about 50 percent of the large curving glass facade, under-floor circulation systems minimize heating and cooling costs, and clerestory windows throughout the courtrooms bring in natural daylight. The building is in still in design and construction should begin in mid to late 2007.

Los angeles police department headquarters
First and Main Streets


courtesy dmjm

Filling most of the block across from City Hall, the L.A.P.D..s new headquarters went through an extensive public review process while it was under design, and ultimately incorporated the lessons of over 30 community meetings. The architects, DMJM/Roth-Shepard Design, incorporated necessarily strong security requirements such as 75-foot setbacks to surround the building with public spaces. The 500,000-square-foot buildinggs two above-ground volumes form an L-shape around a large plaza along First Street. The budget is set for $303 million, and construction is expected to be complete by the end of 2008.