Search results for "santa monica"
Second Home, Third Space
AN tours the SelgasCano-designed Second Home coworking space in Hollywood
One of Los Angeles's most successful housing programs is facing a lawsuit
According to the Los Angeles Times, an L.A.-based nonprofit has filed a lawsuit seeking to eliminate one of the city’s most successful affordable housing programs. Fix the City (FTC), which board members describe as a “pro-safety, pro-livability, pro-‘rules-matter’ group,” is suing the municipal government over its implementation of the Transit Oriented Communities (TOC) program, which loosens planning regulations for developers who build near transit stations. FTC’s leaders assert that the TOC scheme, which was initiated after Los Angeles voters came out in favor of Measure JJJ to address the city’s homelessness crisis, has allowed local officials to bypass the elected leaders of the city council and operate without proper civic oversight.
The lawsuit is intended to halt progress on the construction of a 79-foot-tall apartment building on Santa Monica Boulevard, which would accommodate 120 residential units spread across seven stories. If the project moves forward, it will be allowed to exceed existing height limitations on Santa Monica Boulevard by more than 20 feet in exchange for a guarantee that a certain percentage of the units will be set aside for affordable housing—a provision of the TOC program aimed at increasing residential density. FTC board members have accused the city of providing developer incentives that go beyond what voters approved under Measure JJJ, insisting that officials should redraw the housing plan with greater attention to due process and community oversight.
Contrary to what the FTC’s most recent lawsuit might suggest, the Transit Oriented Communities strategy has actually been quite successful in encouraging developers to build more residential units across the city. Since it went into effect in late 2017, the program has led to developer-led proposals for 20,000 new units, almost 4,000 of which are designated as affordable. Mayor Eric Garcetti has also indicated that the initiative’s focus on transit corridors will help to reduce L.A.'s crippling congestion problems.
Supporters of the TOC program and Measure JJJ have criticized the lawsuit as an impediment in the city’s quest to address its mounting housing crisis. The FTC, which has repeatedly sued the city over planning decisions ranging from the construction of a 27-story tower in Koreatown to the addition of hundreds of miles of bus and bicycle lanes through the Mobility Plan, is a known impediment to such actions. Whether the latest lawsuit will mark a legal victory or defeat for the city still remains to be seen.
Kings of Leong
AN visits a Los Angeles LGBT Center designed to stand out
Cut off from surrounding land by the ten-lane expanse of Route 101, Southern California’s Santa Monica Mountains are a challenging habitat for indigenous wildlife. Ecologists have long insisted that the freeway poses a serious threat to the genetic health of certain animal populations, including bobcats, coyotes, deer, fence lizards, and mountain lions. The mountain lions are particularly at risk, with some experts suggesting that the local population could be extinct within 15 years if individuals are not given access to mating partners in other parts of the region.
Fortunately, California state authorities are working to implement a solution that has proven effective in other parts of North America and Western Europe. Officials are currently in the final stages of design development for a 200-foot-wide wildlife crossing, which will be the largest animal bridge in the world upon completion. The bridge will span a portion of the 101 in Liberty Canyon, approximately 35 miles northwest of central Los Angeles, making this the first example of a wildlife crossing in such close proximity to a major urban center.
The wildlife crossing will thus operate essentially as an overpass for a wide variety of animals, providing a strip of native landscaping that connects each side of the freeway. In addition to native plantings, the crossings will be equipped with sound barriers to mitigate the negative effects of vehicular noise on animal comfort. Wildlife fencing, which is designed to prevent native animals from crossing into dangerous roads, will line both sides of Route 101 so that creatures are guided towards the overpass. Beyond protecting native fauna from deadly accidents and population decline, the overpass will likely reduce emergency response and repair costs from vehicle-on-wildlife collisions.
Bridges like the one proposed for the Santa Monica Mountains require an immense amount of behavioral research to ensure effectiveness, including studies of which types of plant life and overall environmental factors are preferred by certain species. As existing examples have shown, some animals take longer than others to become accustomed to artificial crossings. Coyotes and deer, which have comparatively high levels of contact with human infrastructure and settlements, tend to use bridges almost immediately after completion, whereas more isolated species like cougars and bears can take years to gain confidence in the structures.
Wildlife overpasses are already in use in Wyoming, where endangered pronghorn herds cross designated bridges during regular migrations, and in Temecula, north of San Diego. Washington State is investing $900 million in an effort to criss-cross Interstate 90 in the Cascades region with two dozen animal overpasses, the first of which was finished this year. The most famous—and perhaps one of the most successful—examples of wildlife crossing infrastructure is located in Alberta, Canada’s Banff National Park, where 6 overpasses and 38 underpasses enable animals to cross the sprawling Trans-Canada Highway. A report prepared jointly by Canadian and American researchers showed that the project reduced costs from vehicle-animal collisions by 90%.
The final design proposal for the bridge in Liberty Canyon has yet to be released by the California Department of Transportation, but several initial renderings have been released by regional nonprofits and agencies in recent years. According to the Associated Press, the final product will cost a total of $87 million, 80 percent of which will be gathered from private sources. Organizers have already raised $13.5 million in private funding. Concerns have been raised over the cost of the project but the overpass has received overwhelming public support, with almost all of the 9,000 comments on the draft environmental impact document being positive.
Construction on the wildlife crossing is slated to begin in 2021 and finish in 2023, a timeframe that ecologists hope will allow native mountain lions to breed outside the Santa Monica Mountains before it’s too late. In general, the project has raised hopes among many wildlife enthusiasts that similar investments will continue to take root across the state and country.
Nothing But Net
The Cayton Children's Museum turns an L.A. mall into a playscape
For Better or Wearstler
Kelly Wearstler helps turn 1920s building into Santa Monica Proper Hotel
The Center of May
Leong Leong and KFA finish new campus for the Los Angeles LGBT Center
Although the Office of Metropolitan Architecture (OMA) has been in business for decades and keeps a steadily growing constellation of offices around the globe, the firm has, until recently, had a relatively modest profile on the American West Coast.
But things are changing. As West Coast cities pursue new building efforts—including new neighborhoods, ecologically sensitive public parks, and experiments in multiuse complexes—OMA’s brand of frank intellectualism has slowly found a preliminary foothold in California.
The firm’s expanding Golden State presence includes a recently completed urban master plan for Facebook’s Willowbrook campus in Menlo Park, a residential condominium tower in San Francisco, as well as a trio of inventive projects in Los Angeles. Over the next few years, these projects are poised to join the Seattle Central Library and the Prada Epicenter Los Angeles, both from 2004, OMA’s only completed West Coast projects to date.
The latest westward push represents an ascendant energy emanating from the firm’s New York office, where OMA partners Jason Long and Shohei Shigematsu lead many dynamic projects taking shape across the continent and in Japan. When asked if a new California outpost was in the works for OMA, Shigematsu replied, “It’s always been a dream of ours,” before adding that current conditions were favorable but not exactly right for a potential OMA West branch. “Maybe if we get more projects out here.”
First and Broadway Park (FAB Park)
Also created in collaboration with Studio-MLA, the new First and Broadway Park in Los Angeles is set to contain a playful 100,000-square-foot retail, food, and cultural programming pavilion that anchors the ecologically sensitive park. The pavilion will be capped with an edible rooftop garden and a dining terrace that overlooks L.A.’s City Hall.
Along the ground, the park will be wrapped with ribbons of bench seating, elements fashioned to create interlocking outdoor rooms and plazas surrounded by native oak and sycamore trees. Water-absorbing landscapes around the seating areas are designed to harvest and retain rainwater while solar collection and a “Golden California” landscape lend the project its ecological bona fides.
The Avery (Transbay Block 8)
Related California’s crenelated 575-foot tower, known as The Avery, is part of a larger development created in conjunction with Fougeron Architecture for a blank site in downtown San Francisco’s bustling Transbay District.
For the project, the designers have carved a generous paseo through the buildable envelope for the site, creating a new retail and amenity plaza while also lending a tapered look to the 55-story tower. The gesture animates views for a collection of condominiums, market-rate apartments, and affordable housing units while also bringing sunlight down into the paseo and to the mid-rise block designed by Fougeron. Currently under construction, the tower is expected to open in 2019.
Audrey Irmas Pavilion
The Audrey Irmas Pavilion is the firm’s first cultural and religious project in the region. The trapezoidal building shares a site with the Wilshire Boulevard Temple and is made up of three interlocking volumes that connect to the outdoors via a sunken rooftop garden designed by landscape architecture firm Studio-MLA. An arched portal connects to a shared breezeway between the pavilion and the temple, which is framed by the leaning pavilion. The latter was designed with a pronounced slant both out of deference to historical structure and to illuminate the courtyard.
Referencing unbuilt proposals for Universal City and the L.A. County Museum of Art, Rem Koolhaas, OMA cofounder, said, “[The Pavilion] is part of a very consistent effort to do things here. It’s exciting if one thing happens to succeed, because architecture is a very complex profession where maybe a quarter of all attempts get anywhere.”
The Plaza at Santa Monica
Shigematsu explains that one concern driving the firm’s California projects involves delving into the region’s rich history of indoor-outdoor living. The approach is fully on display in The Plaza at Santa Monica, a 500,000-square-foot staggered mass of interlocking buildings intended to create a new mix of public outdoor spaces.
With a cultural venue embedded in the heart of the complex and ancillary indoor and outdoor public spaces laid out across building terraces, the complex aims for a unique take on the regional indoor-outdoor typology. The building is set to contain offices, a 225-suite hotel, as well as a market hall and public ice-skating rink.