[colemonkee]

^ Just Traxx, one of the best restaurants in LA. And Olvera St. is closeby. But seriously, I think it was a combination of a percieved bad location and over-zealous asking prices that doomed this project as a condo project. Hopefully it does well as a rental.

[blogdowntown]

Who would want to live next to the train station anyway?
Pay 600k to have the trains wake you up at 6am every morning?
I don't even think there are any restaurants within a 5 min walk from there.

I would wager the trains are quieter than the MTA buses that run through the rest of Downtown.

Axis is immediately adjacent to Phillipe's and Olvera Street, which has a good collection of both sit-down and quick Mexican food. It's two blocks from the Spring Street Smokehouse (BBQ) and your 5-minute window would catch most of Chinatown.

That said, I agree that the location was wrong for the price. From what I wrote on blogdowntown this morning:

When I look at Axis I see a very property that shares more fundamentals with the Puerta Del Sol TOD in Lincoln Heights than it does with other Downtown condos. That development is structured for workforce housing, with units selling in the $200 - $300,000 range. Axis was trying to get $600,000 for similar construction two Gold Line stops closer to Downtown.

http://blogdowntown.com/blog/2324

[Wright Concept]

^ Just Traxx, one of the best restaurants in LA. And Olvera St. is closeby. But seriously, I think it was a combination of a percieved bad location and over-zealous asking prices that doomed this project as a condo project. Hopefully it does well as a rental.

Now if this was re-designed as an inn or hotel right next to a bust train station that might be a draw to it. But unfortunately the vision or common sense wasn't there.

[BrighamYen]

^ That sound of the train is what some people might enjoy to be the sound of a "city at work." Plus, I think the developers installed sound insulating windows that should make living next to the tracks a pleasant experience.

I was more concerned about Axis not having retail spaces and being so close by to the Twin Towers County Jail.

Union Station was built in the wrong place, out in the downtown boondocks. However, I am VERY glad to see that El Pueblo is now finishing up a beautiful little plaza across the street from Union Station! The plaza used to be only loading docks (or something) which made absolutely no sense fronting such a busy street such as Alameda. Now, it's a beautiful plaza that is attractive to those exiting Union Station's front door and connecting it well to Olvera Street.

Does anyone have a picture of it? I'll try to get one sometime.

[Wright Concept]

I think a lot of ppl still get nervous dealing with many hoods in LA because they continue to see them as mostly rundown places that only poor ppl, college students or childless urban hipsters can tolerate on a daily basis.

And to put something in perspective they'll be just like that Times writer who wanted Downtown to keep it real. But left Downtown because he couldn't raise a family. What things if you had kids are important to you to make sure they thrive? Schools, Playgrounds, and safe streets. Sounds sort of suburban but that's a quality of life issue that effects everyone.

And parks & playgrounds per se aren't going to be too helpful if they're like Pershing Sq, which often becomes the home away from home for a lot of homeless ppl or criminal types. But a lot more of a police presence would help areas throughout the hood. However, the situation in parts of DT is so unhinged, & legal & political challenges create so many roadblocks to dealing with thousands of drifters & the mentally ill, that simply pouring more $$ into the LAPD, or social services too, prob won't be enough.

Pershing Square is the extreme case which is so shitty in its design. Garbage in, Garbage out.

But for a park I'm thinking a simple area of green grass, trees, benches, a spot for a garden, maybe a public art feature like a fountain, sculpture, obelisk. And if this includes a playground, you open up the possiblity for a new residents can have a nearby place for their future kids to play, and give the LAPD a direct location for them to protect because of the children. Something that the burbs seem to awful good supply of compared to the city.

So how do you fix the problem? Notice in my describing what could work for Downtown, I didn't isolate it to just Downtown but to other interurban areas of the city. It's also percieved investment plays a factor into it. If a city takes care of basic services then more than likely businesses will invest in that area.

It will be interesting if so called gentrification hits a wall in the next several yrs & burbanization becomes dominant all over again, or if the ppl on the other side of that "wall" (ppl in search of the lowest priced rents & housing) end up moving elsewhere, as what is happening in cities like NYC or SF, where more of those cities' residents today are better educated with higher incomes.

It would be interesting. Because with LA it begs the question would history repeat itself... Again.

[citywatch]

Pershing Square is the extreme case which is so shitty in its design. Garbage in, Garbage out. There was a thread in this forum several months ago about Pershing Sq compared with Union Sq in SF. Although the design of Pershing isn't perfect, I think the problems with that area go far beyond the issue of its architecture, landscaping & layout alone.

I don't think the redesigned Union Sq looks all that great, as it now has a lot of concrete surfaces, & where quite a few of its original trees were torn out. Nonetheless, it's become a far more acceptable spot for crowds of ppl in that city.

Then there's the example of Pete's Cafe on 4th St. It's a perfectly well designed restaurant, but that didn't prevent a crazed homeless guy from storming in there several wks ago & creating a big, even frightening, ruckus with diners.


It would be interesting. Because with LA it begs the question would history repeat itself... Again.I think the city remains vulnerable to burbanization, because unlike NYC or SF, hoods in LA like DTLA never were too popular, magnetic, or greatly respected to begin with. That's why I think maintaining a lot of momentum is far more important for a city like LA than at least a select handful of others.

[Wright Concept]

[/b]There was a thread in this forum several months ago about Pershing Sq compared with Union Sq in SF. Although the design of Pershing isn't perfect, I think the problems with that area go far beyond the issue of its architecture, landscaping & layout alone.

I don't think the redesigned Union Sq looks all that great, as it now has a lot of concrete surfaces, & where quite a few of its original trees were torn out. Nonetheless, it's become a far more acceptable spot for crowds of ppl in that city.

Then there's the example of Pete's Cafe on 4th St. It's a perfectly well designed restaurant, but that didn't prevent a crazed homeless guy from storming in there several wks ago & creating a big, even frightening, ruckus with diners.



That may be true to some extent, but one of the differences between Pershing Square and Union Square is it's access and how it opens itself with the surroundings, the surroundings become an extention of the plaza where as Pershing is the exact opposite. Your taking it from aesthetic value rather than an a fundamental functional one, which is fine. It was designed with a bunker mentality too many walls and nooks and crannies for anyone to feel comfortable in and the scale of seating in relation to the spaces looks good for Architecture Digest but not for people. I mean there's homeless intruding in on eateries on the 3rd Street Promenade (I've witnessed a couple) but that doesn't kill the overall feel of the space because of it's comfortable accessiblity.

[yakumoto]

That may be true to some extent, but one of the differences between Pershing Square and Union Square is it's access and how it opens itself with the surroundings, the surroundings become an extention of the plaza where as Pershing is the exact opposite. Your taking it from aesthetic value rather than an a fundamental functional one, which is fine. It was designed with a bunker mentality too many walls and nooks and crannies for anyone to feel comfortable in and the scale of seating in relation to the spaces looks good for Architecture Digest but not for people. I mean there's homeless intruding in on eateries on the 3rd Street Promenade (I've witnessed a couple) but that doesn't kill the overall feel of the space because of it's comfortable accessiblity.

Perhaps the difference is that there is higher class retail at union square, and not the kind that can be found at every mall around the bay area. What surrounds pershing square? Multiple parking lots, retail at the biltmore that closes at 3PM...and there obviously aren't any homeless in union square, because if there were they would have to fence it off until the homeless all forgot about it...

[citywatch]

The face of Little Tokyo is changing

http://www.latimes.com/media/photo/2006-09/25172294.jpg
Luisa Iam and Clement Ho eat at Mitsuwa Marketplace on Alameda Street in Little Tokyo,
an enclave that remains important to the Japanese community. (Alexander Gallardo/LAT)

By Valentina Cardenas And Gayle Pollard-Terry, Times Staff Writers
September 3, 2006

Little Tokyo, considered by many outsiders only a destination for food and festivals, is also becoming a hot place to call home. The downtown housing boom has brought upscale condos, which are attracting affluent professionals, artists and seniors. The newcomers reflect the region's diversity, but the neighborhood's importance to the Japanese community shouldn't be underestimated.

Japanese immigrants began moving into the area, which was once a citrus grove, in the 1880s. They established restaurants, grocery stores, businesses and churches that welcomed those who spoke Japanese. By the start of World War II, the population had swelled to 30,000 Japanese and Japanese Americans in and around Little Tokyo, which occupied three square miles. After the Japanese attack on Pearl Harbor and the U.S. declaration of war against Japan, President Roosevelt authorized the forced relocation of anyone of Japanese ancestry on the West Coast to internment camps. As the homes and businesses of Little Tokyo emptied, African Americans moved in — jazz great Charlie Parker once lived there — and the area became known as Bronzeville.

When the war ended, Japanese Americans returned. But many soon discovered suburbia and left the area. That exodus, coupled with 1960s community redevelopment, reduced Little Tokyo to its present-day four square blocks bounded by Los Angeles, Temple, Alameda and 3rd streets.

What it's about

Primarily a cultural and commercial district, Little Tokyo boasts restaurants, markets and shops that specialize in Japanese foods and products, but the neighborhood draws tourists and shoppers from all over. For the last few years, Little Tokyo has been home to about 1,000 people, mostly Japanese American senior citizens. But the demographics are beginning to change and the population is swelling as the new condos lure whites, Latinos and a large number of Koreans to the buildings.

"Up until two years ago, most of the residents were senior and low income. Almost every new resident coming in now … can afford high-end rentals and high-end condos," said Bill Watanabe, director of the Little Tokyo Service Center. Seven condo and apartment projects under development are expected to more than double the current population of about 1,500 in two years, he said.

Good news, bad news

Hovig Hovaguimian, a chef who owns a catering business, bought and moved into a two-bedroom, two-bathroom loft in the Savoy in April. "I have been living in California for 30 years," said the former Glendale resident. "For the first time, I leave my home and walk to lunch or dinner."

John Kim and his wife, Annie, own a home near Fullerton, but they decided to buy a three-bedroom, two-bath condo in the Savoy because of its location on the corner of 1st and Alameda streets. "I run a garment manufacturing business. It's very close to my business. I drive, but it's less than a mile away," Kim said. He also likes the shopping. "There is a market in very close walking distance, a lot of shops and restaurants."

One of the biggest concerns of business owners and residents is nearby skid row, with its crime problems and concentration of homeless people. Some low-performing public schools also discourage many families who could afford the new housing, said Jim Perabo, an agent with Condosource, a boutique real estate brokerage firm that specializes in L.A. condos and lofts. He says the quality is being addressed, and three schools are under construction. "When an urban area is revitalized, typically the first people to move in are younger singles and professionals. The families follow," Perabo said.

Insiders' view

Brian Kito's grandfather started the family business, Fugetsu-Do Sweet Shop, in 1903. The confectionary store on East 1st Street sells Japanese treats, both retail and wholesale. A second shop is on Alameda. Kito also lives in Little Tokyo. Although he likes the friendly community, he plans to move to Monterey Park, where his son, now 5, will attend school.

Marion Kawamoto, 86, has lived in Little Tokyo for 20 years. Her condo is for sale because family members insisted she move nearer to them in Chino Hills. "I love it here," she said.

Housing stock

In Tokyo Villa, the first condominium complex built in the area, in 1985, three of 167 condos are on the market, ranging from a one-bedroom, one-bathroom, 848-square-foot unit listed at $400,000 to a two-bedroom, two-bathroom, 1,087-square-foot unit listed for $525,000.

The 303 units in the Savoy went on sale in December and are sold out. Prices ranged from $281,000 for a 504-square-foot studio to $820,000 for a three-bedroom, two-bathroom unit in 1,226 square feet.

At Little Tokyo Lofts, which started selling in January, units range from 650 to 1,400 square feet. Prices for lofts with downtown views range from the mid-$300,000s to $750,000. Currently, 70 of 161 units are available.

http://www.latimes.com/media/photo/2006-09/25172296.jpg
New condos, such as the Little Tokyo Lofts on San Pedro Street, are drawing a diverse
population to the neighborhood.

[Easy]

The location at Union Station is much better than the Lincoln Heights location. I can see where people would pay significantly more to live in DTLA...maybe even twice as much.

[Steve2726]

Here is an update on the City House/ Olympic combo:

http://www.rentv.com/index.cgi?p=read_news&num=6652&location=News_Headlines

In other towering development news from LA’s CBD that’s been floating around for the past few months, a local developer has proposed to build two of the tallest condo high-rises in the country on a site at the southeast corner of Olympic Blvd and Grand Ave. Rodmark, an entity led by investor Rod Wolterman and RE attorney Jerry Brown, are teaming up with architect Richardson Robertson III of Robertson Partners to construct a $500 mil development consisting of 60-story and a 50-story towers.

The 60-story skyscraper, called City House, would contain 180 condos, while the 50-story building, the Olympic, would offer 150 units. A mix of restaurants and retail at street level would run between the towers. The City House would be geared toward the more affluent buyer, while the Olympic, containing smaller units, would be directed to a younger buyer.

The developers are still awaiting city approval and have yet to lock in financing for the project. :hell:

[citywatch]

and have yet to lock in financing for the project. :gaah: :brickwall: :gaah:


That's not too reassuring, esp since one of the ppl involved with the devlpt said the following back in April:

Financing is being arranged through New York-based Ackman-Ziff Real Estate Group LLC. Brown said the financing hasn't closed, but he expects the package to be in place within 60 days.

If you run across this post, Colemonkee, I now say you may have to order a lot of Tshirts stenciled with: "I've been waiting forever for the Medallion to break ground & all I got was this crummy shirt."

And, LASF, if you too happen to bump into this thread, it's an example of why I regrettably have to be the yang to your yin. :cool: :(

[colemonkee]

If you run across this post, Colemonkee, I now say you may have to order a lot of Tshirts stenciled with: "I've been waiting forever for the Medallion to break ground & all I got was this crummy shirt."
I'll get you one for the Mediallion, but not for City House or The Olympic. I've never taken these projects too seriously despite all the positive news as of late. If you look at the developer's history of developing high rises - or lack thereof - it would take a bulldozer ripping into asphalt to convince me that these are viable projects. Not that I hope they don't move forward - I do. I think they would do a lot for downtown, despite my personal dislike for the designs.

[arkiLA]

I do not know if this project had been posted before but it sure looks awesome!

MILL STREET LOFTS IN THE ARTS DISTRICT

http://la.curbed.com/2006-09-millstreet1.jpg

Construction on Mill Street Lofts will start in February of 2007, while sales begin in mid-2007 with an expected occupancy in 2008. Inspired by the site's elevated views of downtown's historic bridges and buildings, Behnisch Architects employed sustainable design strategies to create a distinguished interpretation of Los Angeles living.
Here's the link to access the complete article:
http://www.multi-housingnews.com/multihousing/reports_analysis/feature_display.jsp?vnu_content_id=1003118377

[JRinSoCal]

^Very nice. I love it. I had no idea this was in the works. Can you post a map of the exact location? I have no idea where Mill Street is.

[JRinSoCal]

^Ok nevermind I looked it up in the downtown LA interactive map. Its all the way in the industrial sector far away from all other highrises. Hopefully this will spur more highrise development in the area. Are there any other highrises proposed for that area?

[arkiLA]

I'm not sure if there are any more new develoments in that particular area other than the ToY Lofts and Biscuit Lofts, maybe other forumers will know...But here are other projects in the DT area I haven't seen before (sorry if these images were posted earlier):

VIBIANA 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.
http://www.archpaper.com/images/features/feature2006_10/adapt_03.jpg

Here's the latest news re: St. Vibiana's Lofts. The renderings too small, maybe someone can post a bigger/clearer one?

41-Story Complex Planned in J-Town
Saturday, Sept. 2, 2006

Little Tokyo Community Council seeks to postpone Sept. 6 planning hearing to assess impact of condominium complex.

http://www.rafu.com/images/gilmore.jpg

ELLEN ENDO/Rafu Shimpo
Developer Tom Gilmore presents his proposal for St. Vibiana Lofts, a 41-story, 300-unit condominium complex Tuesday at a special meeting of the Little Tokyo Community Council. The condominium project on Second Street would run from Main to Los Angeles streets and be twice as tall as the New Otani Hotel.
Citing Little Tokyo’s need for a residential community with more density “to draw a strong economy,” downtown developer Tom Gilmore unveiled a 41-story, 300-unit condominium complex on Tuesday that includes restoration of the historic St. Vibiana Cathedral.

Gilmore shared his plans for the St. Vibiana Lofts at a special Little Tokyo Community Council (LTCC) meeting called by president Tom Kamei. The LTCC executive board earlier requested postponement of a Sept. 6 City Planning Department hearing to allow time for Little Tokyo stakeholders—residents, businesses, and community organizations—to assess the potential impact of the new housing development on the local area.

The project is the latest of several being developed in and near Little Tokyo and is located near Second St. immediately south of the Little Tokyo Branch Library and St. Vibiana and just north of the proposed Little Tokyo Recreation Center.

When completed, the complex would span the entire block from Main Street to Los Angeles Street and be twice as tall as the New Otani Hotel.
Eight floors of parking—two below ground and six above—are intended to accommodate 650 cars for residents and visitors. Gilmore noted that when completed, the St. Vibiana restoration would be comprised of an exhibition area, 1,000-seat performing arts space, and restaurant. When performances occur, arrangements would have to be made, possibly with the Cal Trans facility across the street, for additional parking, Gilmore noted.

Adding to the gentrification of the area will be the Los Angeles Police Department garage planned by the City.

The iconic building, according to Gilmore, will link City Hall, the City’s historic core, and Little Tokyo, making it the new center of downtown Los Angeles.

LTCC voted unanimously to reiterate their request for a postponement of the upcoming hearing.


FULLER LOFTS
210 North San Fernando Road
One of the more notable adaptive-reuse conversions downtown is Santa Monica–based Pugh + Scarpa Architects’ 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.”
http://www.archpaper.com/images/features/feature2006_10/adapt_04.jpg

[colemonkee]

Here you go:

http://img301.imageshack.us/img301/3249/vibianaloftszp8.jpg

Adding to the gentrification of the area will be the Los Angeles Police Department garage planned by the City.
:haha: because parking garages are the #1 cause of gentrification!

[arkiLA]

^^^Thanks for the pic, Cole...and by the way that statement was made by the writer of the article not me, but you know what, there might be some truth to that since multi-level parking garages are better than surface parking, the former is the lesser of 2 evils so to speak...

[colemonkee]

by the way that statement was made by the writer of the article not me
Of course, not. That comment was directed at the author. I still think it's ludicrous to claim that parking garages "gentrify" an area. Luxury housing, followed by luxury retail gentrifies an area, not parking garages - especially garages that won't be open to the public, like the one they mention in the article. Remember, that's the LAPD Motor Pool they're talking about. It will have some ground floor retail, but if Bratton has his way, they won't even allow street parking in front of it.

That being said, I do agree with you that a multi level garage is better than a surface lot, so long as there is some ground floor retail along the street.

On another note, I drove by the Visconti earlier this morning, and you can see window shades on the east side of the building. That means they're very close to opening, if people haven't started moving in already. Phase 2 - the western half - still looks lke it's under construction.

[danparker276]

LA business journal has more info about the glass tower. I think someone on this board has a subscription:

Future of L.A.’s Glass Tower Project Becomes More Clear
Amir Kalantari acknowledges that when he took 10 months to revise and revamp his plans for his downtown Glass Tower project some in the real estate industry began to question the fate of the idle project...(gotta pay for the rest)

[RAlossi]

I googled the guy's name and added "Glass tower" to the search... this came up as the first hit. I don't pay for the subscription, so mods, if you think it should be removed, please do. Though I do think that LA Business Journal should protect its content from Google indexes if it doesn't want non-subscribers from accessing its content.




Amir Kalantari acknowledges that when he took 10 months to revise and revamp his plans for his downtown Glass Tower project some in the real estate industry began to question the fate of the idle project.

They speculated that the Los Angeles-based Kalantari Group had decided to instead cancel the project and flip the property.

Kalantari said he never planned to scrap plans for the 25-story condo tower at the northeast corner of 11th Street and Grand Avenue; instead he used the year to evaluate construction trends, hire a new architectural firm, DeStefano and Partners Ltd., and generally get his “ducks in a row.”

“It’s not the type of project I wanted to do with other projects on the table,” said Kalantari, owner of his namesake company.

Last month, DeStefano replaced Nadel Architects Inc. on the project, and lead designer Doug Hanson and senior designer Laura Jimenez are currently working on the concept design for the 128-unit tower. Los Angeles-based Kalantari Group purchased the land in 2004 and got it entitled in 2005.

Befitting its name, the 192,000-square-foot tower will heavily incorporate glass into its exterior design. Renderings done by Nadel Architects also included extensive exterior glass work, but Kalantari said the new design will be more contemporary.

“We are very excited about working on the project,” Jimenez said. “Amir is a great client. He wants some exciting architecture – you don’t always get a client like that.”

Kalantari said DeStefano understands how to project his company’s vision of urban contemporary design. “Our whole vision was to create a contemporary counterpart to what is out there in the area now,” he said.

Condo units will range in size from approximately 850 square feet to about 3,000 square feet and prices will start in the $400,000 range and max out near $3 million. The building will also include 5,600 square feet of ground-floor retail space. Kalantari said the project will break ground in early 2007, and he expects construction to take between 20 and 24 months.

[colemonkee]

^ Great find! I'm torn about this news. I'm elated to see that the project is still in the works, but I'm sad to lose the original design by Nadel. I really liked that one. Though I'm sure Doug Hanson and Laura Jimenez will produce a very nice tower. The LA office of DeStefano + Partners is responsible - I think - for the Concerto design, so they do some good work. Plus they actually respond to emails about renders and such.

[BrighamYen]

^ FANTASTIC! I'm VERY excited about Glass Tower because it's actually architecturally interesting (unlike some of the Vancouverish towers we've been seeing!)

However, "Early 2007" probably means May 2007.

[bobcat]

How Many High-Rises Are Actually Rising?
Of the 77 planned for downtown Los Angeles, officials and developers anticipate only a fraction of them being built

By KEELEY WEBSTER
CREJ Staff Writer
If further evidence is needed of Los Angeles' transformation into a more vertical city, look to the number of high-rises planned.
Until a year ago, only three high-rise buildings had been erected in Los Angeles over the past 15 years. But as of Aug. 23, 77 high-rise buildings are proposed, said Andrew Adelman, general manager of the city's Department of Building and Safety.
Typically, a high-rise is classified as anything over seven stories tall, but because the city has received so many proposals for high-rises, only those over 10 stories were included in the count.
The last time Los Angeles saw this many high-rise buildings proposed was during the 1980s office-building boom, but this time around developers are planning mainly residential projects, Adelman said.
Of the 77 possible, Adelman predicted that only 25 projects are a sure bet.
The buildings that he is pretty certain will get built are those that have received a temporary certificate of occupancy, that are under construction or that have so much money committed that something very drastic would have to occur to stop the project.
He includes the projects in plan check as pretty solid, partly because the costs of plan-check fees for a high-rise are so expensive that developers don't start the process lightly. For instance, the plan-check fee on the 24-story Evo project at 1155 Grand Ave. was $401,630.
He thinks another 25 will get built if the economy remains strong and nothing unusual occurs in the international climate. The last 26 buildings proposed he gives 50-50 odds.
"We have only built three high-rises over the last 15 years, of which only one was built by private industry," Adelman said. "If only 25 get built, that is still a tremendous increase in the number of high-rises."
The South Group's 23-story mixed-use Evo with 311 condominiums planned holds one of those 25 certain spots because the developers broke ground in March. It's also part of a trio of new South Park residential towers, which includes Luma and Elleven.
Elleven has only five unsold units in the 176-unit project. The 19-story, 236-unit Luma is slated for build-out in April 2007.

Top-Down Construction
The South Group also worked with the city for several months seeking approval on its plans to do something revolutionary for Los Angeles: construct a top-down high-rise project. Top-down construction allows the developer to begin building the structure at the same time it is digging the foundation in order to speed up the construction time.
The process has been used in urban areas on the East Coast, and The South Group has used top-down construction to erect buildings in Portland, Ore. But Evo will be the first residential building in Los Angeles to use top-down construction.
"Using the top-down method will decrease the overall cost of construction, allow tenants to move into the building earlier, reduce noise pollution and allow us to move on to our next project sooner," said James Atkins, a principal with The South Group.
The first step is to excavate the basement level down about 10 feet. Then three-quarter-inch-think steel sheet metal piles are pushed into the ground around the perimeter using a specialized machine. The plates hold back earth and provide a working area.
Then pillars are pushed into the ground to provide additional support. A platform is constructed, and concrete is poured to form a base to construct the building on.
"The piece of equipment vibrates at a high frequency, so it is literally pushing the pilings into the ground as opposed to a pile driver, which just goes pound, pound, pound," Atkins said.
This process allows excavation and underground parking to be built as the building is being constructed, taking five months off the construction schedule, Atkins said.
In order to make a high-rise building pencil out, developers have to find ways to shorten the interest-carry period, he said. The interest-carry cost for Evo is $1 million a month, so the developer will save $5 million.

Bolstered by Competition
Although completing a project ahead of competitors seems like an obvious edge gained by someone doing top-down, Atkins said that wasn't a consideration. He sees anything that gets completed in downtown not as competition but as adding to the amenities that will make his projects more attractive.
"I would love to see other projects come out of the ground," Atkins said. "This is a city of 15 million people. If the market can't support another 200-unit project, we have other things to worry about."
He sees additional residential as continuing the evolution of downtown. The more residential that is built in downtown, the more alluring the area becomes to retailers. And more retailers locating downtown mean more people interested in living in The South Group's projects, he said.
However, he's not as optimistic as Adelman about predictions for the 77 high-rises planned.
"I would be thrilled if 20 percent broke ground," he said. "There has been a lot of land speculation where people have entitled properties. Financing continues to be a challenge, so I look to the developers who have experience."
Amir Kalantari, a principal with The Kalantari Group, which is developing The Glass Tower, says that, like The South Group, he is banking on being located near the $1 billion Staples Center project, adding to his property's success.
Kalantari took a 10-month hiatus on plans for the 128-unit, 24-story Glass Tower while his company completed 3,000 units the company had under construction in Texas.
"This is the type of project you have to commit 100 percent of your time, energy and resources to," Kalantari said. "I wanted to make sure I could do that."
But Kalantri's project is less certain because initial timelines made construction infeasible. He signed DeStefano + Partners as architects and hopes to break ground on the $75 million project in early 2007 and complete it within 24 months.
However, Kalantri includes himself in Adelman's tally because the site is secured and the project is entitled.
Although Adelman's projections of what will get built are on the conservative side, he thinks investors are viewing downtown Los Angeles as a safe bet. And he doesn't think a slowing housing market will be what causes projects to burn off.
"Housing is a necessity, not a luxury," Adelman said. "I don't think the housing prices in Los Angeles will crash because there is underlying demand."
From his position as head of Building and Safety and as someone who has worked downtown since before its renaissance started, Adelman thinks the growth in downtown will just keep on going.
"It started as rentals, then adaptive-reuse condos. People lined up to buy them, and it pushed the prices up to $300 to $450 a square foot," he said. "As the prices continued to go up, it started to pencil out for new buildings to be built here."
The developers with a track record that Atkins referred to are betting on downtown. Among these are New York-based Related Cos., which is developing the $1 billion Grand Avenue project. Forest City Enterprises has focused primarily on adaptive reuse, doing high-rise residential projects with a retail component. Meruelo Maddux Properties, a developer that owns a sizeable chunk of downtown, has a 34-story, 24-unit condominium project planned for 717 Ninth St. Mereulo's project in plan check is on Adelman's top 25 list. Adelman also has faith in the two towers that Moinian Development plans to develop.
That developer just purchased four acres at Figueroa and 12th streets for $80 million in a venture with Henry Shahery, a partner at Miami-based Cabi Developers, which is a subsidiary of GICSA of Mexico City.
Moinian also hopes to capitalize on its proximity to L.A. Live, the 4 million-square-foot $2.5 billion sports and entertainment district that is being developed across from the Staples Center. L.A. Live will feature a 7,100-seat Nokia Theater for live performances, a 1,000-room convention hotel and a 14-screen Regal Cineplex along with restaurant, residential and office space.

http://www.carealestatejournal.com/newswire/index.cfm?sid=&tkn=&eid=874985&evid=1

**********

[LAMetroGuy]

Great article... however now I see Citywatch having a new word to hang on... "Plan Check Fee".... anyway, I've always said of all the towers proposed if only a fraction were actually developed that would still be A LOT! I mean 25 sure bet towers over 10 floors is pretty good for a small area like downtown... and if those are a sure thing, the remaining might get the financing needed because the snowball effect will have taken on considerable size. Very positive article!

[colemonkee]

^ FANTASTIC! I'm VERY excited about Glass Tower because it's actually architecturally interesting (unlike some of the Vancouverish towers we've been seeing!)
Unfortunately it appears that design will be going away and replaced by something more "contemporary". Still, with DeStefano on the case, it could be nice.

I can't believe Andrew Adelman puts Mureulo's 9th and Flower tower on the probably list. I've wrote that one off a while ago when the "Monthly Parking Available" signs showed up. But what do I know? Maybe they will pull it off.

[citywatch]

however now I see Citywatch having a new word to hang on... "Plan Check Fee".... That could be imprinted on another batch of tshirts, along with the ones that say "I've been waiting forever for the Medallion to finally break ground & all I got was this crummy shirt." ;)

Seems like the scene is in kind of a lull right now, meaning everyone continues to watch projs started some time ago, still waiting for their completion, while also hoping for totally new devlpt to be underway ASAP.

And, ok, I admit to being greedy since I want more than a "fraction" of what's on the drawing boards to actually start rising in the next few months, or no later than very early 2007.

[Vidiot]

edit

[bobcat]

^That's an old article and has been posted already. The project has been sold to the Moinian Group who is developing a similar project in its place. See posts #1061 (http://forum.skyscraperpage.com/showpost.php?p=2260666&postcount=1061) and #1081 (http://forum.skyscraperpage.com/showpost.php?p=2263455&postcount=1081) for details.

[BrighamYen]

NBC 4
Police Monitor Skid Row With New Surveillance Cameras

POSTED: 7:06 am PDT September 14, 2006
UPDATED: 12:24 pm PDT September 14, 2006

LOS ANGELES -- The Skid Row area came under closer scrutiny Thursday, thanks to a $200,000 network of surveillance cameras monitored by Los Angeles police.

The system of 10 cameras was donated by tHe Central City East Association, a nonprofit organization that advocates for property owners on the east side of downtown Los Angeles.

"We are witnessing a horrific human drama play itself out here on Skid Row," said Estela Lopez, the association's executive director. "The problems are complex and 10 cameras are not the total answer, but we must do whatever we can to make a difference."

Lopez said there are 3,500 parolees and nearly 400 registered sex offenders living in the 52-block area of Central City East.

The surveillance system includes 10 cameras at various downtown locations, including the Fred Jordan Mission, Salvation Army, Brownstone Hotel, Emmanuel Baptist Mission, Kijg Edwart H11 Rainer Seafood, Weingart Center, St. Agnes Hotel and Inner City Arts.

The cameras are remote controlled with pan, tilt and zoom capabilities. They are operated and monitored by officers at the Los Angeles Police Department's Central Division.

"It's a force multiplier for us," said LAPD Capt. Andrew Smith. "It allows one officer or two officers to monitor six, eight, 10, 15 areas at one time, and then send chase cars out there to apprehend those people that are involved in criminal activity."

Surveillance cameras are already in use in MacArthur Park, the downtown Fashion District and along Hollywood Boulevard.

"Surveillance cameras have proven to be an effective deterrent of crime throughout the city," City Councilwoman Jan Perry said. "They are a valuable tool that can be used by our officers to apprehend criminals who prey on our community."

No-Fuss: Headlines Only Page

[katfam]

The Market Lofts have put up a layout of the Ralphs Market. Take a look. I don't know how to get the PDF posted up here but here is the link

http://www.market-lofts.com/html/retail_level.html

[funhaus]

The Market Lofts have put up a layout of the Ralphs Market. Take a look. I don't know how to get the PDF posted up here but here is the link

http://www.market-lofts.com/html/retail_level.html

Thanks for the link, katfam! Even though the opening is so far away, it appears the fabled grocery store is becoming actual. I like the (seemingly) expansive deli/hot food/salad/cheeses area. Seating outside is a plus for the Ninth and Hope corner, too.

[danparker276]

Mid 2007 isn't that far away. It'll probably open before I move into 1100.

[BrighamYen]

^ When are future residents "supposed" to be moving in? For some really funny reason, I thought people had already moved in! lol

[ksep]

briggham, those people that you see inside the market lofts aren't residents - they are construction workers ;)

[danparker276]

For 1100 they said Mid October, which got changed to October. They still need to get city approval or certificate of occpancy.

[BrighamYen]

^ Danparker - Thanks, for some really odd reason, I thought I read somewhere that 1100 already received their TCOs. Thanks for clearing that up. Do you know how many units are still unsold? I have someone who is interested in investing downtown and I wanted to bring him by.


ksep - LOL - I was referring to 1100 Wilshire! I know Market Lofts isn't open yet cuz that's where I want to live ;-)

[danparker276]

From here: http://206.173.89.41/V4/PropPhotos.asp?sid=90696
These are the properties left. Sq feet at the end.
17 is the 2 story lofts on the pool deck.

3 A 23 1100 WILSHIRE #3702 #3702 $3,746,700 3 3.00 3,406
3 A 23 1100 WILSHIRE #2212 #2212 $555,000 0 1.00 886
3 A 23 1100 WILSHIRE #1708 #1708 $757,200 1 1.50 1,067
4 A 23 1100 WILSHIRE #2010 #2010 $527,000 1 1.00 747
2 A 23 1100 WILSHIRE #3703 #3703 $2,029,500 2 2.00 1,845
4 A 23 1100 WILSHIRE #3207 #3207 $837,900 2 2.00 1,240
2 A 23 1100 WILSHIRE #1701 #1701 $1,215,900 2 1.75 1,548
7 A 23 1100 WILSHIRE #3305 #3305 $1,282,200 2 2.00 1,998

[ferneynism2]

From here: http://206.173.89.41/V4/PropPhotos.asp?sid=90696
These are the properties left. Sq feet at the end.
17 is the 2 story lofts on the pool deck.

3 A 23 1100 WILSHIRE #3702 #3702 $3,746,700 3 3.00 3,406
3 A 23 1100 WILSHIRE #2212 #2212 $555,000 0 1.00 886
3 A 23 1100 WILSHIRE #1708 #1708 $757,200 1 1.50 1,067
4 A 23 1100 WILSHIRE #2010 #2010 $527,000 1 1.00 747
2 A 23 1100 WILSHIRE #3703 #3703 $2,029,500 2 2.00 1,845
4 A 23 1100 WILSHIRE #3207 #3207 $837,900 2 2.00 1,240
2 A 23 1100 WILSHIRE #1701 #1701 $1,215,900 2 1.75 1,548
7 A 23 1100 WILSHIRE #3305 #3305 $1,282,200 2 2.00 1,998

http://i38.photobucket.com/albums/e124/fnee1901/1100Wilshire.jpg

So we get a visual of what tower we are referring to.....:tup:

[BrighamYen]

From here: http://206.173.89.41/V4/PropPhotos.asp?sid=90696
These are the properties left. Sq feet at the end.
17 is the 2 story lofts on the pool deck.

3 A 23 1100 WILSHIRE #3702 #3702 $3,746,700 3 3.00 3,406
3 A 23 1100 WILSHIRE #2212 #2212 $555,000 0 1.00 886
3 A 23 1100 WILSHIRE #1708 #1708 $757,200 1 1.50 1,067
4 A 23 1100 WILSHIRE #2010 #2010 $527,000 1 1.00 747
2 A 23 1100 WILSHIRE #3703 #3703 $2,029,500 2 2.00 1,845
4 A 23 1100 WILSHIRE #3207 #3207 $837,900 2 2.00 1,240
2 A 23 1100 WILSHIRE #1701 #1701 $1,215,900 2 1.75 1,548
7 A 23 1100 WILSHIRE #3305 #3305 $1,282,200 2 2.00 1,998


cool thank you

[citywatch]

Taking L.A. in a New Direction

http://www.latimes.com/media/graphic/2006-09/25474381.gif

Richard Meruelo, a developer with a major stake in the city, believes the future of downtown lies east of Broadway.

By Jeffrey L. Rabin, Times Staff Writer
September 20, 2006

For the last three decades, through riots, recessions, building booms and busts, Richard Meruelo and his parents have held an irrepressible faith in the potential of downtown Los Angeles. Beginning with the dress shop Meruelo's mother owned at 3rd Street and Broadway, the family quietly bought up parcel after parcel, and Meruelo managed the portfolio.

Now, with the central city on the cusp of a development renaissance, Meruelo is the biggest owner of downtown acreage, with more than 100 properties in or just beyond the urban core. And that empire — built partly on an innovative and controversial use of public pension money — has made him a new force in Los Angeles politics. Yet, some in the city's traditional business community don't quite know what to make of Meruelo; a few are remarkably disdainful of his development aspirations — although none would speak on the record.

That may be because Meruelo's vision for downtown is "not the view from the California Club or Disney Hall," said Sam Hall Kaplan, a retired design critic for The Times who is Meruelo's planning director. Instead of clinging to the proven Figueroa corridor, Meruelo is gambling on land east of Broadway, the grittier part of downtown marked by railroad tracks, worn industrial buildings and loading docks that come alive when most of the city still sleeps.

Meruelo is convinced that the development wave will soon sweep in that direction. "We take … risks that other developers won't," Meruelo said. "I see tremendous opportunity here…. It goes all the way to the [Los Angeles] River and beyond. To the extent that everybody else doesn't see it yet, it gives me an opportunity."

"As the city grows and prospers," Meruelo said, "I grow and prosper."

But his critics still have plenty of questions:

Sure, the 41-year-old businessman has a team of architects drawing bold plans for glitzy skyscrapers, but so far he has built only a few warehouse and cold-storage structures. Will he be able to follow through?

Does Meruelo have an edge at City Hall, they ask, because he spent more money than anyone else to elect Mayor Antonio Villaraigosa? Did his political contributions in Sacramento help him win financial backing from the nation's largest public pension fund? Because pension loans allowed him to buy land that the Los Angeles Unified School District is now fighting to get, critics wonder if Meruelo will wind up using money from one public entity to leverage profit from another.

And if he is really committed to "socially responsible" development, as his business website declares, why did he recently tear down four old buildings near Union Station without getting the required city permits?

Daniel D. Villanueva, a friend and longtime business associate, said all anyone needs to understand is that Meruelo is "absolutely fair, absolutely straight" and driven to succeed. But a prototypical Los Angeles developer Meruelo is not: They tend to be button-down establishment types who labor to smooth even frivolous controversies, knowing every delay costs money. Meruelo is open-collared, Latino and unafraid to sue anyone who stands in his way. "If I get attacked," Meruelo acknowledged in one of a series of interviews, "I will fight back."

In the demolition near the station, for example, Meruelo admitted making "a mistake" but immediately appealed to lift what city inspectors call their "scorched earth" penalty, a five-year ban against building on the property. City building inspectors had warned that the structures were a haven for drug users and prostitutes and, Meruelo said, he wanted to take care of those problems "quickly." So he did.

If Meruelo has a fault, Villanueva said, it is an occasional "impatience" and a "rambunctiousness" that can rapidly propel him from one big idea to the next without slowing to weigh the trickier details of execution. At times, he displays a bravado that makes people wonder how seriously to take him, as when he spoke recently about pressing ahead with a high-rise condominium project even if interest rates rise.

"I cannot retreat," Meruelo said. "I am going forward no matter what the interest rate environment is, no matter what the construction cost environment is."

Most of the downtown buzz focuses on the proposed Frank Gehry-designed Grand Avenue project on Bunker Hill and billionaire Philip Anschutz's L.A. Live hotel and entertainment complex next to Staples Center. But Meruelo holds some prime sites too. In the hot South Park district near Staples Center, he and John Charles Maddux, a longtime Southern California real estate attorney who is president of MerueloMaddux Properties, plan to break ground soon on a 34-story residential building — across from a coming Ralphs supermarket. Three other high-rises are planned near the former Transamerica Center.

However, his only downtown residential project under construction involves converting the 1920s-era Union Bank and Trust building into condominiums. And Meruelo's largest block of land — bought with the help of an $8-million loan from the Los Angeles Community Development Bank — surrounds his headquarters above the Alameda Produce Market, in the city's produce district to the east.

A big part of Meruelo's persona revolves around his Latino heritage. His parents, Homero and Belinda, were born in Cuba but fled to the United States after Castro assumed power in 1959. Although Meruelo has never been to Cuba, an antique map of the island hangs on his office wall; a frame containing pre-Castro Cuban money and stamps hangs nearby. Meruelo's parents spent years in Los Angeles, where Meruelo was born. But they now live in Miami, where his wife and young children also reside. The businessman jets back to see them weekly.

When in Southern California, Meruelo lives in the family home in Whittier, across from where he is building the city's largest residence — an 18,000-square-foot mansion set one story into the ground so that it doesn't loom over neighbors.

http://www.latimes.com/media/photo/2006-09/25475640.jpg
DEEP POCKETS: Richard Meruelo was the top contributor to Antonio Villaraigosa. “I felt
personally compelled,” he says.

He is especially proud of the advances Latinos have made in business and politics. "There has always been a very large population of Latinos in the city of Los Angeles," he said. "What has caught some people off guard is they are finally starting to see them in positions of power instead of just their gardeners."

An old stigma is slowly fading, Meruelo said. "If you were Hispanic and had accumulated some wealth, the first question was always 'Was it ill-gotten wealth?' … Every time we had a Miami connection or a Cuban connection, a lot of people's first thought was 'Oh no, how did these guys get here?' There's a little bit of that still left, but it's come down a lot."

Although a political contributor to President Bush and the Republican Party, Meruelo says he also gives to Democratic candidates, some simply because they are Latinos: "I'm a Latino first. I'm a Republican second." In fact, his largest contributions have gone to Democrats: Meruelo gave to both Phil Angelides and Steve Westly, who competed in last spring's Democratic gubernatorial primary, and to Cruz Bustamante, who ran for governor in the 2003 recall election. But the $197,311 he spent in support of Villaraigosa's successful run for mayor last year dwarfs his other political giving. "I felt personally compelled on that one," the developer said.

True, the mayor — a strong supporter of downtown development — appoints the Planning Commission, which holds sway over all construction projects. But Meruelo insists that buying influence was not the reason for his generosity. "I am very proud of a Latino being elected mayor," Meruelo said. "Antonio is great for this city…. I think he understands how to make people get along and grow. I think he knows how to help business, because business ends up helping workers and the whole society."

Villaraigosa says the campaign support does not affect his judgment about Meruelo's projects: "While he is my friend, I have voted against friends on a regular basis when I disagree with them."

The two apparently do not disagree on whether Meruelo should be able to develop property he owns directly across 7th Street from his headquarters. For five years, Meruelo has been locked in a fight with the Metropolitan Transportation Authority, which wants to park buses on the land because it is next to an existing MTA yard. As a city councilman and MTA board member in early 2004, Villaraigosa pushed a compromise that would allow the transit agency and the developer to jointly use the property — Meruelo would let the MTA park buses on the ground floor of a building he would erect.

Villaraigosa acted even though a state law says that no MTA board member may "make or participate in, or use his or her official position to influence a contract decision" involving an individual or business that had given the official at least $10 in campaign contributions over the previous four years. Meruelo had made the maximum $500 contribution to Villaraigosa when he ran for the City Council in 2003.

MTA records show that because Villaraigosa had that conflict of interest, he did not vote when the board agreed to condemn Meruelo's land. But records filed in connection with the agency's eminent domain case show he was working behind the scenes. In an e-mail to MTA officials on March 16, 2004 — nine days before the board vote — Jim Bickhart, a transportation deputy to Villaraigosa, wrote that the councilman was "interested in pursuing a joint development strategy."

In a separate court declaration, Tim Lindholm, an MTA project manager, said MTA staff showed Meruelo a drawing at a meeting that April: "This drawing was prepared at the request of City Councilman Antonio Villaraigosa, who asked that [MTA] staff prepare a conceptual drawing to show what a joint development could look like."

The mayor's legal counsel, Thomas Saenz, denied that any ethical line was crossed by Villaraigosa, who continues to serve on the MTA board. "He did not influence any contractual decision with Meruelo," Saenz said. "His interest is in a particular use of a site in his district, not who does it, who develops it, not who participates in it."

Big-time developments, of course, require big-time financial backing. Meruelo got much of his in Sacramento with help from two lobbyists: Darius Anderson, the former chief fundraiser for Gov. Gray Davis, and Fernando Guerra, a political science professor at Loyola Marymount who also represents a Latino firm that underwrites state bonds. In mid-2004, working on Meruelo's behalf, they contacted the California Public Employees' Retirement System — the nation's largest public pension fund, with $215 billion to invest — and urged that Meruelo be included in a program to spur inner-city development.

Both Angelides, as state treasurer, and Westly, as state controller, sit on the CalPERS board, but it was Angelides who championed the California Urban Real Estate program. Angelides "saw that institutional capital was not reaching the urban areas, primarily ethnic urban areas," Meruelo said.

In August 2004, CalPERS' investment committee voted to give Meruelo a revolving credit line of up to $150 million. Initially, Meruelo is required to pay 6.5% interest on the debt. But because interest on the outstanding balance also accrues at 11.5%, CalPERS could end up getting close to a 20% compounded return.

Jose McNeill, a CalPERS real estate portfolio manager at the time, described Meruelo as an aggressive developer who "operates in a marketplace we like."
CalPERS has lent money to other Los Angeles developers, but the pension fund traditionally invests in specific projects. The revolving credit line given Meruelo was structured differently. "It is unique, I'll give you that," said McNeill, who has since left CalPERS.

Like other CalPERS transactions — which pension officials contend could be damaged if not kept confidential — the credit line agreement is not a public record, and CalPERS officials refuse to discuss it.

Not quite two years before he obtained the credit line, Meruelo made a $2,500 contribution to Angelides' reelection campaign for treasurer. Since then, he has given Angelides $22,300 for the governor's race. Westly received $15,000.
Since getting the CalPERS money, Meruelo also has contributed $5,600 to the reelection campaign of another board member, Charles Valdes, chairman of the fund's investment committee.

"Chuck Valdes is a Latino that was challenged on his nomination to that board, and I wanted to support him," Meruelo said. "I had never met Chuck Valdes…. I never asked him for anything."

Valdes declined to comment.

Meruelo said he made the donation because "a friend of mine, [former] Sen. [Richard] Polanco, came to me and said, 'I'm holding a fundraiser for him, could you please help him.' "

"That's correct," Polanco said. "I recommended [Valdes] because he has represented the best interests" of retired state workers.

In March 2005, after tapping the CalPERS credit line, Meruelo immediately sparked controversy. He paid $30 million for 23 acres of a former railroad yard along the Los Angeles River, north of downtown. The Taylor Yards purchase incensed Los Angeles school officials and leaders of the surrounding Glassell Park and Cypress Park neighborhoods because they wanted the site for a high school.

Members of the L.A. school board accused Meruelo of swooping in and buying the land while they were still negotiating and testing the soil for toxic contamination. Meruelo countered that school officials had been dragging their feet for years and that the frustrated owner was eager to sell. Nevertheless, David Tokofsky, the school board member whose district includes Taylor Yards, was furious and charged that L.A. Unified had "lost the property to a hostile takeover."

Tokofsky was also outraged that the purchase was made with the retirement money of public employees — including non-classroom workers at L.A. Unified whose savings are managed by CalPERS. "At best, it's an irony," Tokofsky said. "At worst, it's scandalous that public pension money from people who work in the school system is used to take away a school that would relieve overcrowding."

In place of the proposed high school, Meruelo's design team drew plans for Riveredge Village, a densely packed, multilevel residential, office and retail project. The proposed high school, designers suggested, could be built on a smaller site nearby. The school board rejected that idea and voted unanimously in April to file an eminent domain lawsuit to acquire the land. Meruelo has been fighting back in court ever since.

But the financial dynamics have changed since the school board first showed interest in the property. Now, even if they win in court and get the land, school officials will be legally required to pay Meruelo the land's fair market value based on what a judge or jury determines to be what planners call its highest and best use. The value of land beneath a residential, office and retail complex would probably be higher than the value of land beneath a high school.

"I am not interested in one dime from LAUSD," Meruelo said. "I've got a better development that includes a school…. Unfortunately, LAUSD only looks at their very narrow focus."

Meruelo says he has a broader vision for not only Taylor Yards but for all of downtown. Los Angeles' growth and diversity in population will require more housing closer to jobs and mass transit, he believes. "People don't want to drive two hours anymore," Meruelo said. "They are realizing that there was a reason why downtown was picked for the founding of the city. It's because it's centrally located…. With residential coming back, downtown is going to see a tremendous, tremendous change."

Whether Meruelo succeeds in putting his stamp on the Los Angeles skyline or not, business associates like Dov Charney say he has already left an indelible mark on the city's working class. Charney founded youth-oriented clothing maker American Apparel Inc. When he went to Meruelo in 1999 looking for a factory site, "I didn't have a financial statement" or the "ability to make a security deposit," Charney said. Yet Meruelo gave him space, and Charney built what is now the largest garment plant in the nation, with $250 million in annual sales last year and about 4,000 downtown workers, most of them Latino. "If [Meruelo] was a more traditional business person," Charney said, "there would have been a certain mental block" against giving him a chance.

Meruelo recalled being impressed by Charney's "tremendous work ethic." "I said, 'How about some rent?' He said, 'Well, later. We'll get there later.' Today, he is my biggest tenant."

http://www.latimes.com/media/photo/2006-09/25475642.jpg
I CANNOT RETREAT’: Meruelo visits his condo conversion project in the Union Bank and
Trust building at 8th and Hill streets in downtown Los Angeles. (Robert Gauthier / LAT)

[RAlossi]

So which tower is the 34-story tower across from the Ralphs? I'm trying to keep track of all these projects! (That's a good thing).

To the southwest is Concerto, to the west is another CIM plan for a tower (I think), and to the east is the Gansevoort. The Gansevoort block has a parking lot to the west (9th and Hope) that is probably the site Meruelo is trying to build on. So which project is that?

EDIT: Just figured it out. The northwest corner of 9th/Hope will be Meruelo's tower (717 Ninth, I believe it's called). The Gansevoort block will have CIM's project.

[RAlossi]

The project near SBC Tower -- has that been listed on the first page of the project listing? I don't remember seeing anything on these. His web site, http://www.meruelomaddux.com has some info on 717 West Ninth, and the South Park Towers near SBC Tower. There's also a new image of 717 West Ninth there, but it's in three sections.

EDIT again: I don't think Meruelo's "South Park Towers" is listed on the front page. Is this a new project that we haven't heard of yet?



South Park Towers, 12th Street and Grand Avenue, Los Angeles, CA (Planning)

Three distinctive residential towers are planned to rise on the nearly three acres of present parking lots adjacent to the SBC Tower. The 1,136 unit development being designed by Mambo Architecture will offer 54,000 SF of commercial space, and nearly 2,000 parking stalls. Ground is expected to be broken in early 2007.

[BrighamYen]

I pieced them together. I LOVE THE TOWER! It looks fantastic! Imagine Ralphs sandwiched by this and CIM's tower by Hotel Gansevoort!!! South Park is gonna be the coolest place!

http://img158.imageshack.us/img158/555/untitledre4.jpg (http://imageshack.us)
http://img244.imageshack.us/img244/9162/untitled2se7.jpg (http://imageshack.us)
http://img458.imageshack.us/img458/6563/untitled3fw3.jpg (http://imageshack.us)

717 West 9th Street Tower, 717 W 9th St., Los Angeles, CA (Planning)


The 35 story residential tower being planned on nearly 2/3 of an acre in the South Park district of downtown will offer 214 residential loft style units, approximately 6,800 SF of ground floor retail, and 322 parking stalls. Heading the design team is Mambo Architecture. Construction is expected to commence in 2006, with completion in May 2009.

[Westsidelife]

The project near SBC Tower -- has that been listed on the first page of the project listing? I don't remember seeing anything on these. His web site, http://www.meruelomaddux.com has some info on 717 West Ninth, and the South Park Towers near SBC Tower. There's also a new image of 717 West Ninth there, but it's in three sections.

EDIT again: I don't think Meruelo's "South Park Towers" is listed on the front page. Is this a new project that we haven't heard of yet?



South Park Towers, 12th Street and Grand Avenue, Los Angeles, CA (Planning)

Three distinctive residential towers are planned to rise on the nearly three acres of present parking lots adjacent to the SBC Tower. The 1,136 unit development being designed by Mambo Architecture will offer 54,000 SF of commercial space, and nearly 2,000 parking stalls. Ground is expected to be broken in early 2007.

The one at 717 West Ninth was originally the 9th and Flower project:

http://img.photobucket.com/albums/v600/rpulido/9th%20and%20Flower/residencies3.bmp

The South Park Towers are possibly the Grand Towers:

http://www.vtbs.com/images/large/3_2b.jpg

[Westsidelife]

Well great, we'll cram another high rise next to Fig South and add some more density!

I am almost positive that the planned towers near the SBC Center are the Grand Towers.

http://www.latimes.com/media/graphic/2006-09/25474381.gif

[LongBeachUrbanist]

^ The photo captioned "South Park Area" doesn't show any development on the South Block...IOW that pic is pretty out-of-date. That is a pretty impressive portfolio, esp. in the area surrounding AT^T/SBC Tower.

http://img158.imageshack.us/img158/555/untitledre4.jpg (http://imageshack.us)
http://img244.imageshack.us/img244/9162/untitled2se7.jpg (http://imageshack.us)
http://img458.imageshack.us/img458/6563/untitled3fw3.jpg (http://imageshack.us)

LABeauty, the actual tower will be taller than this pieced-together image suggests. That's because when they divided this image into three, they definitely left out some floors between each.

[LosAngelesSportsFan]

fantastic. so this tower is the one across from ralphs with the water theme, the three next to SBC are the Grand Towers previously posted, now which one is the tower next to Staples? is there a render of that? the first part of 2007 might see us get 15 or so towers under construction if things pan out!!

[Westsidelife]

Could it be that tower next to Fig South we didn't know about at first?

http://img.photobucket.com/albums/v600/rpulido/Fig%20South/FigSouth1.jpg

[LosAngelesSportsFan]

ahh good find and memory. i think thats it because the location is correct.

[BrighamYen]

Could it be that tower next to Fig South we didn't know about at first?

http://img.photobucket.com/albums/v600/rpulido/Fig%20South/FigSouth1.jpg


I'm concerned about the design so far of Fig South. It looks very "Orange-County-Irvine-ish" to me. IOW, somewhat of an office park. I know they'll have retail space at the bottom, but the design doesn't fit in with the whole "LA Live-effect." There are no LED-lights/billboards to speak of. Hopefully Mereulo's project will include a more URBAN design. :yuck:

[Westsidelife]

Keep in mind that it's only a rendering. The plans call for the buildings to be covered entirely of glass.

[DJM19]

It could be worse, but Ive never been a big fan of buildings like this having lawns. But it at least doesnt go along the whole building

[Westsidelife]

I think they look like they belong in Miami. I prefer the architecture of the proposed buildings of NYC and Chicago. They're sleek, elegant, classy, and covered in glass.

[citywatch]

Good architecture is an important part of turning around the hood, so fussing over the design of those proposed condo bldgs is a good thing. However, I'm also wary right now about feeling like the sap & sucker if such projs end up taking forever to actually break ground or, worse, are cancelled.

[Wright Concept]

^ What about the design of a public square or park, like Pershing Square? :shrug: Could that play an importance to the surrounding areas, like the design of a building?

[danparker276]

Got an email from Vero. Says they are showing finished units weekdays from 4-6. Might try to take a pic today.


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[LongBeachUrbanist]

It could be worse, but Ive never been a big fan of buildings like this having lawns. But it at least doesnt go along the whole building

A big contributor to this is L.A.'s ridiculous zoning regulations, which discourage good urban design. For instance, L.A. mandates setbacks from the streets, and severely (IMO) restricts the floor-to-area ratio (FAR). The result is buildings surrounded by moats of unused plaza space, and a street-wall that is jagged and thus unpleasant for pedestrians.

PV, you mention Pershing Square. For another example, I'd point you to the other side of Figueroa. The Convention Center has way too much anti-urban plaza space, IMO.

BTW, lawns are bad, but worse is buildings surrounded by 'decorative' foliage. Yech!

[Westsidelife]

^^Maybe the setbacks are not so bad because the wider sidewalks can accommodate more pedestrians?

[DJM19]

I dont know if it has anything to do with wide sidewalks, because they seem to fill in the gaps with grass that nobody would ever use. Plus you dont want a sidewalk ruined by eve-shifting setbacks where one building is closer, the next is farther, then aother closer again and so forth. It just looks stupid.

[danparker276]

Here are some shots I took today. I don't know what they're talking about 'model residences are set for viewing'
The glo looks pretty cool though (I just had a camera phone):

GLO:
http://loftla.com/loftla/Handler.ashx?PhotoID=494
http://loftla.com/loftla/Handler.ashx?PhotoID=495

Vero
http://loftla.com/loftla/Handler.ashx?PhotoID=492
http://loftla.com/loftla/Handler.ashx?PhotoID=493

[Wright Concept]

A big contributor to this is L.A.'s ridiculous zoning regulations, which discourage good urban design. For instance, L.A. mandates setbacks from the streets, and severely (IMO) restricts the floor-to-area ratio (FAR). The result is buildings surrounded by moats of unused plaza space, and a street-wall that is jagged and thus unpleasant for pedestrians.

Not neccessarily, the zoning is a culprit but again I go with the bad design of those spots. On the current zoning you need a certain setback requirement. Now to gain more FAR (floor area ratio) ie a taller building, you have to pull it back more to earn that. Some good design/architecture uses that to their advantage and pull people to the spaces.

For a bit of humorous irony the only building that I can think when I started typing this was the Transamerica Center now SBC building designed by Perrira where every side of the building can be modified to street frontage, at the time the owner Transamerica didn't want it. Another Perriera building the AT&T Center (which was originally slated for Condo conversion) on 6th and Grand plays within the zoning rules but is architecturally interesting and creates an intimate yet urban facade to complement what is surrounding and create continuity in the future. Other examples are mostly along Wilshire the prime example being the Equitable Tower that got it's height setbacks on the ground floor retail pedistal. By adding ground floor retail it allowed the building to be built taller and since it earned points for street facade they obtained a higher FAR, a similar but horrible example is Macy's Plaza on 7th and Flower.

[Carioca]

Hey Folks,
Does anyone here have a sense of the state of the Grand Ave. Project.
Ground breaking is slated for Dec 2006, but there seems to be very little other information out there. Thanks!

[RAlossi]

Some good news regarding Meruelo's project just north of Union Station. Does anyone know what his plans are for this site?
For anyone that's not aware, I believe that this site is north of Union Station, bounded by North Main St, Vignes, College St, and the Metrolink tracks. I hope it includes the junk-processing plant/recycling center just north of College St, but who knows.


Panel May Ease Developer's Punishment for Demolition
By Jeffrey L. Rabin, Times Staff Writer
September 27, 2006

The Los Angeles Board of Building and Safety Commissioners on Tuesday signaled their intention to ease a five-year ban on development imposed after developer Richard Meruelo tore down four old industrial buildings near Union Station without obtaining demolition permits.

After a two-hour hearing, the commissioners voted 3 to 1 to uphold the Department of Building and Safety's decision to penalize Meruelo, the largest landowner in downtown Los Angeles.

But the commissioners also made clear they believe the five-year ban on building is excessive. They encouraged an attorney for MerueloMaddux Properties to apply for a reduction of the rarely imposed penalty.

"To put five years on this site, I think is extreme," said commission President Javier Nuñez. "I would be comfortable with 24 months."

Meruelo attorney Timothy L. Neufeld apologized for the failure to obtain the required demolition permits. "We made a mistake," he said.

He noted that before Meruelo bought the property last September, the site had become a magnet for graffiti, prostitution, rave parties and drug sales.

However, when Neufeld argued that Meruelo was involved in three other demolition projects at the time and "this one slipped through the cracks," Nuñez and commissioner Pedro Birba took exception.

Birba, an architect, said he did not appreciate "anyone as sophisticated as MerueloMaddux" failing to obtain the required permits.

Nuñez declared that "it is not acceptable in the city of Los Angeles to perform any type of work without a permit."

Despite the violation, Commissioner Marsha Brown argued against any penalty that would restrict development of the property and creation of construction jobs. "This neighborhood desperately needs a helping hand," she said.

[RAlossi]

I think something new is going to be announced soon. AEG's original district plan, otherwise known as the "Los Angeles Sports and Entertainment District," covered six blocks -- four of which have either broken ground or will in the very near future (LA Live just north of STAPLES on two surface lots known as Olympic West and Olympic East, Figueroa South, and Figueroa Central). The other two I hadn't heard much about (Figueroa North and Olympic North), but according to this document:
http://cityplanning.lacity.org/MeetingsNHearings/dsp_viewFileDetail.cfm?filename=AAAHbZAAFAAAHm8AAR
the owners (LA Arena Land Company, which owns STAPLES) have filed for a zoning change for the Olympic North property, from a commercial to the LASED (Los Angeles Sports & Entertainment District) zone...

Now, I'm not a city planner (I wish I were), but this signals to me that something is going on there.

[bobcat]

^Very interesting, but not surprising at all. They probably already own a lot of the other vacant parcels surrounding LA Live and it would be natural to try to incorporate that land into their project. We've already seen models of the hotel planned across from the Marriot/Ritz and in a recent LA Times map of the area a hotel and condos were penciled in for the land where the car wash is. "Figueroa North" is probably the block which includes the Holiday Inn.

[BrighamYen]

^ I really hope they tear down that Holiday Inn and build on that! This is where the Liberty Grill comes off in an awkward position. You can definitely just build around it, but I'm just interested to see how things will play out on the SOUTH side of Liberty Grill.

I HOPE whatever they have planned for Fig North, that it'll be VERY TALL and VERY WELL LIT with LED-LIGHTING!!!

[RAlossi]

^ I really hope they tear down that Holiday Inn and build on that! This is where the Liberty Grill comes off in an awkward position. You can definitely just build around it, but I'm just interested to see how things will play out on the SOUTH side of Liberty Grill.

I HOPE whatever they have planned for Fig North, that it'll be VERY TALL and VERY WELL LIT with LED-LIGHTING!!!

Since the LASED zone has very specific requirements for lighting, signage, and density, I'm sure it will.

At first I thought that the Figueroa North parcel was on the south side of the Holiday Inn block. But looking at the details, it's actually the site where the Hanover Tower is being constructed. Maybe the developers of the Hanover actually purchased the site/rights to build on that parcel from AEG a while back and I just don't remember. As far as the Holiday Inn site, I don't know what will happen there.

Olympic North is the southern half of the block bounded by Olympic on the south, Francisco on the east, Georgia on the west, and 9th/James M. Wood Blvd on the north.

[colemonkee]

^ In the models and plans that have been posted on this site, the Olympic North block appears to be the site they're planning build the second hotel on. It's currently a 4-5 story apartment building, so if they do build there, they'll need to address the issue of displacing those residents, who are most likely lower income residents.

As for the site south of the Holiday Inn, I'm a bit torn on what to do there. I'd love to see a tall building (60 stories) with lots of lights and signage on the lower levels put there, but that site is also perfect for a pocket park/plaza for all the future residents in that area. Look to Dundas Square in Toronto (which resembles Times Square but on a slightly smaller scale) as an example of what I'm thinking about, but with less concrete and more green space. I think surrounding a little park like that with very active spaces (LA Live, Staples Center, LA Central) would create a green space that would draw a lot of people and be a nice spot for public gatherings, farmer's markets, mini concerts, etc. Of course, this pocket park would work much better if the Holiday Inn could be torn down and replaced with 60-story tower that filled in the surface lot to the north and fit into the LA Live asthetic (lots of lights and signage).

[bobcat]

I had forgotten about the Hanover block, but yes, that is also considered part of the LAESD. AEG is also acquiring the Variety Arts Center adjacent to Hanover.

[colemonkee]

News on Visconti from GlobeSt.com. While it may not be the prettiest building, it will bring more residents to City East. Personally I don't consider a 468 sq ft. studio to be "luxury", but what do I know? PV, I guess this answers my question from yesterday.


First Phase of Visconti Apartments Opens
By Bob Howard

LOS ANGELES-Developer G.H. Palmer has opened the first phase of the 297-unit Visconti Apartments and has handed the leasing and management assignment to Western National Property Management, which already manages a large portfolio for the developer. The project is at 1221 W. Third St. in Downtown, where Palmer has been one of the leading developers of multifamily projects.

With the Phase 1 units of the Visconti now leasing and available for occupancy, Palmer expects to open Phase 2 in November and to have Phase 3 ready in December. Craig Rooney, regional VP of business development for Irvine-based Western National Property Management, says that floor plans include studios of 468 sf, one-bedroom units of 719 sf and two-bedroom apartments of 979 sf, plus two luxury penthouses of nearly 2,000 sf each.

Rents will range from $1,600 to $2,300. The luxury development features a swimming pool, a spa, a business center a conference room, a recreation center with full bar and catering kitchen, a 24-hour doorman and a fitness center.

The Visconti becomes the 18th Palmer property under management by Western National Property Management, which is an entity of Irvine-based Western National Group. Western National manages approximately 28,000 multifamily units in the Western US and is the second-largest owner of multifamily housing in Orange County.

The Visconti assignment comes after Western National’s property management arm recently landed a contract to manage a 12-property portfolio of 5,473 apartment units for Palmer.

The Visconti assignment expands on an existing arrangement between Palmer and Western National that made Western National the sole manager for Palmer's portfolio.

[RAlossi]

Damn, $1600 for a 428-sq-ft studio??

And not that it matters much, but this is how the building looked back in July:

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006050-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006051-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006052-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006053-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006055-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006056-800.jpg

http://i96.photobucket.com/albums/l184/alossix/DTLA7-19-2006058-800.jpg


So the first phase is only the eastern portion of the building, I'm assuming. The other two phases are on the same site.

The 11-story (?) triangular building across the street (not pictured, but try Google Earth) between 3rd/4th and the 110 is going to be converted into condos. Though that concerns me because it's occupied by offices, and there were people all around during the lunchtime hour when I snapped those photos. It's one thing to convert an empty office building into condos, but quite another to convert an occcupied building...

[yakumoto]

That triangle building is the headquarters for the LA school district. How do you know that there is a plan on converting it to condos?

BTW that isn't the only in use office building that has plans for a condo conversion.

[blogdowntown]

The 11-story (?) triangular building across the street (not pictured, but try Google Earth) between 3rd/4th and the 110 is going to be converted into condos. Though that concerns me because it's occupied by offices, and there were people all around during the lunchtime hour when I snapped those photos. It's one thing to convert an empty office building into condos, but quite another to convert an occcupied building...

I'm pretty sure you're mistaken on that. As yakumoto said, that's LAUSD's HQ. They bought the building in 2004 and poured tons of money into it.

Are you sure you aren't confusing that and the old Pacific Stock Exchange, which is connected via ped bridge? That is to be converted to residential someday, and the developer has also said he plans to build two high-rise towers behind it.

[RAlossi]

I'm pretty sure you're mistaken on that. As yakumoto said, that's LAUSD's HQ. They bought the building in 2004 and poured tons of money into it.

Are you sure you aren't confusing that and the old Pacific Stock Exchange, which is connected via ped bridge? That is to be converted to residential someday, and the developer has also said he plans to build two high-rise towers behind it.

Hmmm... you're probably right, but I could have sworn that I was reading an article somewhere recently that stated that the triangular 11-story building between 3rd/4th just west of the 110 was being turned into condos/apartments. I checked Google Earth and saw that it was that building. It could have been a mistake by the writer (10-story building just north of 3rd, pacific stock exchange), but then again I could have just been dreaming. Oh well!

[danparker276]

New pictures from the Vero website. They have floorplans up too. Looks like seven retail spots on the ground floor.

http://loftla.com/loftla/Handler.ashx?PhotoID=499

http://loftla.com/loftla/Handler.ashx?PhotoID=498

http://loftla.com/loftla/Handler.ashx?PhotoID=497

http://loftla.com/loftla/Handler.ashx?PhotoID=496

[bobcat]

Downtown Los Angeles Housing Market Remains Healthy

LOS ANGELES - Condominium and loft sales remain healthy in downtown Los Angeles with the number of total units sold well ahead of last year, according to a report by Condosource Inc.
Across downtown, resale prices increased 9 percent as the total number of units sold increased 43 percent. Through August, 888 units were sold in downtown, up from 621 for the same period a year ago. However, the days on market for resale units increased 16 days to 55 through August from 39 for the same period in 2005.
Average price and price per square foot continued to hit new records at $578,040 and $548 per square foot through August 2006 compared with a year ago.
Downtown sales outpaced the Los Angeles County overall average of 1.7 percent annual.
"These numbers reflect the strength of the downtown L.A. housing market," said Troy Soumis, president of Condosource. "Downtown is ideally positioned to continue its urban renaissance with sustainable housing growth. This demand is driven by buyers' desire for an urban lifestyle, high per capita income and the creative city planning initiatives for downtown, such as L.A. Live."
Downtown Los Angeles' housing market remains underdeveloped compared with other downtown markets in the West, according to the report. The housing numbers for downtown Los Angeles as a percentage of overall downtown employment is well below other urban markets such as Denver, Portland and Seattle. Typically, expanding markets have a ratio of between 11 percent to 18 percent. Downtown Los Angeles has a ratio of less than 5 percent.
"Downtown has plenty of room to grow and will continue to have price appreciation above the city, county, state and national average," Soumis said.

http://www.carealestatejournal.com/newswire/index.cfm?sid=&tkn=&eid=881132&evid=1

[citywatch]

"These numbers reflect the strength of the downtown L.A. housing market," said Troy Soumis, president of Condosource.
:dancing:

[bobcat]

Wow, I had no idea this theater had been converted into a loft!

Reel Living
# A Chinatown movie theater now stars as a mixed-use complex


By Barbara Thornburg, Times Staff Writer

http://www.latimes.com/media/photo/2006-09/25578005.jpg

"Master of the Flying Guillotine" was the last film Willard Ford saw at the Kim Sing Theatre. That was 25 years ago. Today, Ford is the proud owner and occupant of the vaudeville theater-turned-movie house, which hugs the edge of Chinatown at the corner of Alpine and North Figueroa.

The theater, built in 1926, had been boarded up for more than a decade when Ford, an amateur bike racer out on a training ride, saw the "For Sale" sign seven years ago. A month later, he was in escrow on the place, along with an adjacent row of neighborhood shops.

Ford, a furniture dealer, called in husband-and-wife architectural team Austin Kelly and Monika Haefelfinger of XTEN Architecture in Los Angeles to walk through the space. "It looked like something out of movie set," recalls Haefelfinger.

"The ceiling had collapsed, and there was a beam of light streaming through illuminating the old theater seats, dead rats, pigeons. It was surreal."

The owner's mandate: turn the theater into a loft home, update the leasable space along North Figueroa--and maintain the integrity of the neighborhood landmark. The architects artfully reconfigured the building, keeping the exterior profile intact. They gutted the theater to make two lofts, then created a 120-foot-long courtyard to bring light into the interior spaces.

Inside the theater, Ford's home is a voluminous space showcasing bow trusses and a dramatic red wall with an alternating pattern of doors and glass. Next to the open kitchen, a recessed seating area marks the spot of the former vaudeville stage and theater screen. Today, it's Ford's media room.

"It's more interesting adding layers to an existing structure than building from your own tabula rasa," says Kelly. "There are few places you can build from scratch in Southern California, so it's important to revive what we have."

Although the theater no longer shows movies, the neon marquee has been painstakingly restored and glows against the night sky. Four renovated stores--a pizzeria, hair salon, market and the owner's furniture showroom, FordBrady--now face Figueroa. "Many of my Chinese neighbors have fond memories of going to the movies here and also shopping," Ford says. "The renovation has brought the whole corner back to life."

[citywatch]

I think this should be archived here because it's a good example of how difficult it is to get some projs under actual construction in DT. That & how expensive a condo can be even when sponsored by a non profit group. But this is one of the larger (in terms of the sq ft of each unit) & nicer housing devlpts in the hood & it replaces one of the biggest deadzones-----thanks to the NIMBY storeowner across the street :hell:-----in the NE part of DT.


Downtown's New 'Temple District'

After 20 Years of Work, the $42 Million Senior Living Complex Teramachi Is Ready to Open

by Kathleen Nye Flynn

In the early 1980s, Ronald Ohata noticed that his parents were getting older. He envisioned moving them into a condominium in Little Tokyo, where they could be near the Japanese restaurant they owned and close to their friends. Problem was, that building did not exist. So Ohata, then an immigration judge, decided to build the perfect senior citizens condominium complex himself. He asked his fellow members at the Senshin Buddhist Temple, at the southern edge of Downtown Los Angeles, if they wanted to invest. Nobody was interested.

Ten years later, the Temple's reverend called. Members were getting older, and they were ready to build. Still, it was no easy path to construction, as the would-be developers endured a decade of battles with funding, red tape and even the weather. But now, 20 years after the idea was initiated, Teramachi Seniors Housing is two months from opening. Ohata's parents have since passed away, but ironically, Ohata himself is now old enough to live in the building. He has already picked out his unit. "I guess I've aged myself into it," he said.

The 127-unit project at Third and San Pedro streets is Ohata's dream realized: It's comfortable enough to compel empty nesters to leave their family homes, but also has facilities for a convenient lifestyle. Most importantly, he says, it will keep his aging community together and active.

Built Around a Garden

After getting the call from his reverend back in 1996, Ohata contacted his high school friend Thomas Wong, who had become a Los Angeles high-rise developer (his projects include the Malibu City Hall building). Wong took an immediate interest in the project and ultimately got it built. Walking through the Teramachi site recently, Wong acknowledged that he had a personal interest in making the project stand out. After all, he said smiling, "All my friends and friends' parents will be living here."

The $42 million development includes double sound-proofed floors, a high-tech elevator system, a long-lasting power generator and units with as many extra inches as could be squeezed in. The attention to detail for the elderly residents extends to the smallest elements: For example, the parking garage is painted a gleaming white, to make it as bright as possible for senior eyes.

"The Temple members are all empty-nesters and have their own homes, and at first they didn't understand condo living," Wong said. "It doesn't have to be like living in an apartment."

Wong also worked with Ohata to infuse the building with Japanese culture - a demonstration of generational change. There was a time, Wong said, when the rift between the Japanese and the Chinese would never have allowed the two to work on the project together. The result is manifested in details such as the units' entryways, which are tiled to accommodate the Japanese custom of removing shoes before stepping into a living space. Outside each door is a small shelf that could hold a customary Buddhist statue. The top floor of the four-story building is listed as the fifth floor, because the number four is unlucky in Japanese culture. The word "Teramachi" is Japanese for "temple district."

Currently, the central courtyard is a maze of brick walls and cement basins. Soon, after cranes drop in boulders and full-grown trees, and a water system pumps in a flowing stream, the area will resemble a Japanese Zen garden, complete with a koi pond and a walking bridge. Wong opted to cap the building's south wing at two stories, which keeps sunlight shining into the courtyard almost all day long.

"It's a very modern building, clean lines, and a lot of use of storefront glass," said Gary Leus of VTBS architects, which designed the project. "It is catered toward the Japanese, as 90% of the owners of the units are Japanese, and a big selling point is the garden."

The 1.6-acre project will have a hair salon, bookstore, 24-hour security, a two-story parking garage and a social services center on its bottom floor. Inside, the building offers residents a gymnasium, private flower and vegetable boxes on the podium level, a multipurpose room with a book-filled mezzanine and a full kitchen that opens to the courtyard. Each floor has its own public lounge area with a kitchen.

Units sell for $350,000 to $1 million and the building is 90% sold, said Wong. The largest unit is 2,200 square feet with three bedrooms, rounded walls, a private patio and a fireplace. Most condos have views of the Downtown skyline and some feature large, private balconies or patios. The courtyard holds a large swimming pool, which is tucked halfway under an overhang, creating an indoor/outdoor effect.

"The investors said that a swimming pool was too expensive," Wong said. "I said, 'Do you want to see your grandkids? Then we need to have a pool.'"

Plasma screen televisions with PlayStations will also be on hand to keep the kids coming to visit grandma, Wong said. "Usually, you pick up your grandparents, take them to Denny's, and then go home after an hour," Wong said. "But now kids can hang out here with their grandparents all day."

Long Road

It has taken Ohata and Wong 10 years to reach near-completion, and in that time, the project encountered a torrent of setbacks.

The site appealed to them because of its proximity to a hospital, grocery stores and Little Tokyo's retail. A hotel had originally been planned for the spot, but that deal fell through during the recession of the early 1990s. The surrounding area was at an economic standstill, said Wong. This made getting funding from banks tough, and the fact that the project had an informal relationship with the Buddhist temple only added to the difficulty.

"Even Japanese banks were concerned that if we were at all affiliated with a religious organization it would be really bad press for them if they suddenly had to foreclose on us," Wong said.

After finally receiving funding, entitlements and permits from the city, a nearby business owner appealed the project, saying that it would take away parking on the crowded streets (the project replaced a parking lot), Wong said. They fought the appeal, a process that cost the project a one-year delay and an estimated $2 million. Along with satisfying city building requirements, construction had its touch-and-go moments.

"There have been unexpected delays one right after the other," Leus said. "For example, in the beginning during excavation, we found there was an old foundation deep in the soil. We have no idea where it came from, but we had to dig it out."

Then came nearly 100 days of rain in the 2004 winter season, which temporarily drowned construction shortly after it had begun. By the time the sun came out, the price of building materials had risen. The project accrued $1 million in increased steel, concrete, copper, rebar, plywood and drywall costs.

Wong persevered, calling old contacts and making deals. "Without [Wong's] diligence and determination, we would be nowhere with the project," Leus said.

Now, with Teramachi almost ready to open, residents are eager to head to Downtown Los Angeles. David Fujikawa has waited four years to move from his home in the Valley, and has visited the construction site a handful of times just to check on the progress. "I think there will be a lot more interaction with people. There's a big room where they are going to have a TV and coffee where we can get together and lounge," Fujikawa said. "And, I don't know, maybe we will even have little parties here and there. It would be easy to do."

page 1, 10/9/2006

[danparker276]

Oh yeah, did a walkthrough of Vero, 1234 Wilshire. Seems pretty nice. HOA is only 350


http://loftla.com/loftla/Handler.ashx?PhotoID=506

http://loftla.com/loftla/Handler.ashx?PhotoID=504

http://loftla.com/loftla/Handler.ashx?PhotoID=510

More photos here:
http://loftla.com/loftla/Photos.aspx?AlbumID=19

[colemonkee]

^ Nice pics. Thanks for posting. Vero really went quick, didn't it? Astani doesn't mess around. Let's hope he takes his profits from this and pumps them into Concerto and 8th and Grand.

[LAMetroGuy]

danparker276... thanks for the pics! That will add some residents to that area which are needed... hopefully this will add some local eateries and shopping.

[danparker276]

Yeah, there should be a lot of foot traffic in that area. 7 retail shops under Vero, 3 in 1100, a few in glo, and some in 1010 maybe. There is also the hospital and the city of hope building across the street.

[citywatch]

I saw this in the city discussions forum about Philadelphia. I want to post it here because this shows that if that city & its devlprs & ppl are able to do as much as they're doing, then damn it!, we better do at least as much as-----& a lot more than-----we've done so far.

Delays or cancellations of new projs & improvements in DTLA are less excusable now than ever before.




Center City Renaissance residential population boom and retail growth power a comeback.

By Joseph A. Slobodzian
Inquirer Staff Writer

Frank Plateroti and John Mully could have chosen anywhere for a shared weekend getaway for their affluent North Jersey families.

New York? Too difficult to get in and out. The Jersey Shore? Too overpriced and good only two seasons a year. A Philadelphia townhouse at 18th and Montrose? Just right.

Plateroti, 54, a communications consultant with a 16-year-old daughter and a 12-year old son, and Mully, 52, a dentist with an 11-year-old son, chose a new Quincy Court townhouse to be near Center City's arts and culture, restaurants and nightlife, affordability, and big-city life on a human scale. Philadelphia is "rich in history and tradition," and easy to get around, Plateroti said. "It's very culturally rich."

That's an opinion shared by an army of out-of-towners, recent college graduates, and suburban empty-nesters who are swelling Center City's population and remaking its neighborhoods.

Consider the following:

Though Philadelphia as a whole is still losing residents, Center City has the third-largest downtown population after New York and Chicago. Since 2000, its population has increased 11.5 percent, from 78,902 to 88,000. Experts say it could reach 96,000 to 105,000 by 2010. Retail occupancy in Center City is now at 90 percent - 3 percent higher than 2004. This year, the Urban Land Institute listed Center City among the nation's top 10 for urban retailing. By year's end, says a November report by the Center City District, 8,235 new housing units - new construction and condominium conversions of older buildings - will have been completed since 1997. By 2008, an additional 3,574 will be done - with 7,204 more proposed.

The geographical definition of Center City itself has expanded, thanks to demographic changes. Once, the north and south boundaries were Spring Garden Street and South Street. Now, the Center City District defines it as river to river and Poplar Street to Christian Street - and some believe adding University City is just a matter of time.

Some might say Philadelphia is just having its 15 minutes of fame. After all, 2005 began with the Eagles in the Super Bowl. In July, Philadelphia hosted the only Live 8 concert in the United States. And last month, it was dubbed America's "Next Great City" by National Geographic Traveler magazine. But even skeptics - and Philadelphians have made an art of pessimism - concede the hype cannot hide what has occurred over the last decade, and what will likely continue.

"No, this is real. Nothing could be more real," said Theodore Hershberg, professor of public policy and history and director of the Center for Greater Philadelphia at University of Pennsylvania. Hershberg, 64, has made Philadelphia his laboratory in almost 40 years of urban public-policy research. A longtime resident of West Mount Airy, Hershberg was not always sanguine about the city's future.

His attitude has changed. Hershberg recalled walking with his wife through Old City on a recent Friday night. The streets were packed. "I couldn't stop smiling," Hershberg said. "Who would believe all these people? It was almost like being in New York."

Hershberg dates Center City's rebirth to the Rendell administration, the 1991 creation of the Center City District, and the unflagging optimism and energy of district director Paul R. Levy. Funded with assessments on Center City property owners, the district improved cleanliness and public safety in the downtown neighborhoods most traveled by tourists and workers. It also has gone much further, becoming Philadelphia's biggest booster and advocate - not above calling city officials about broken curbs, clogged sewers, overflowing trash cans, and burned-out lights. "It's remarkable, but everything has finally reached a critical mass," Hershberg said. "There's no measure that I can think of that anyone could look at and say, 'This is not working.' "

Developers are certainly taking bets. This year, architect George L. Claflen Jr. and several fellow members of the volunteer Design Advocacy Group tallied current and proposed Center City construction projects. The list, which Design Advocacy Group made public in June, stunned even members - about 130 projects, a total of more than 35 million square feet of space and $7 billion in construction. And most - 97 projects involving 12 million square feet of space - were residential: 1,635 apartments, 7,085 condominiums and 465 single homes. If all those projects are built, "that means 18,000 people moving into Center City Philadelphia," Claflen said. "We're going to see the look of this city change dramatically."

Center City's retail sector is trying to catch up with its growing population of potential customers. Experts maintain that Center City remains "underserved" by movie theaters and sporting goods, electronics, appliance and furniture stores. Yet, a Center City District survey this fall showed a slight increase over 2004 in the number of retail sites: 2,468 retail spaces occupying 4.1 million square feet.

The change can be seen in storefronts. In the last five years, Chestnut Street has risen from the dead, recovering after a 1975 decision to ban automotive traffic turned it into a windswept, vacant strip. The vacancy rate on Chestnut from Broad Street to the Schuylkill dropped last year from 15.6 percent to 8 percent - thanks to tony additions such as DiBruno Bros.' $3 million food emporium and Stephen Starr's restaurant Continental Mid-Town.

Nor is the renaissance limited to west of Broad. In the 1300 block, the Mitchell Gold + Bob Williams furniture store has opened and a West Elm store will share a former Woolworth's with Lucky Strike Lanes, one of a chain of glitzy, themed bowling alleys.

"This year has been so unbelievable that it scares me," said Ann Gitter, owner of Knit Wit, a high-fashion women's clothing store at 1718 Walnut St.

The downtown rebirth hitting Philadelphia is not unique. A Brookings Institution study released last month, analyzing demographics in 44 cities from 1970 to 2000, showed that city downtowns grew by an average of 10 percent in the 1990s, a "marked resurgence following 20 years of overall decline." The study, "Who Lives Downtown," reported that during the 30-year period, the cities saw an 8 percent increase in the number of downtown households and a doubling of the rate of home ownership.

The Brookings study also confirmed that Center City Philadelphia's population mix is not unusual: smaller households of singles, unrelated people living together, and childless marrieds, including "empty nesters." In August, the Center City District polled residents of the last 13 condominiums built in Center City. Half those responding were between 25 and 44 years old, but 18 percent were over 55. And almost a quarter said they came to Center City from the suburbs - 18 percent from Pennsylvania and the rest from New Jersey.

These are the people who brought David Krieger to Philadelphia. Krieger, a vice president and branch manager for Coldwell Banker Preferred Real Estate, worked for years in Conshohocken. But three years ago, Krieger said, he and his brokers started getting increasing numbers of calls from people asking to see Center City homes. The company has since opened two new city offices. "We felt it was critical that we be in Center City," Krieger said.

Philadelphia's real estate tax abatements - a 10-year abatement on conversion of vacant buildings into residential units passed in 1997 and a 2000 10-year tax break for new residential construction - played a large role in sparking the boom, Krieger said. But he also credited public improvements and the creation of the Avenue of the Arts on South Broad Street with making Philadelphia into a "destination city."

Robin Morris agrees. Morris, 31, has lived and worked in New York City and Boston. A year ago, she came to Philadelphia for a graduate degree in history at the University of Pennsylvania. Now in South Philadelphia, Morris says she wants to buy - and stay - in Center City. "When I lived in New York City and Boston, I hardly lived in the city," Morris said. "It's hard to find a place like Philadelphia, where I can open up the door of my rowhouse, walk two blocks, and go to the theater. And it's affordable. There's a lot of life downtown."

At the other end of the spectrum are architects Peta Raabe, 53, and Peter Bloomfield, 54. The couple were "urban pioneers" in 1980, buying and renovating a rowhouse at 18th and Bainbridge Streets. Twelve years later, though, the couple followed a traditional city-to-suburbs migrating pattern, moving to Merion in Montgomery County when their children were school-age. The suburban schools turned out not to be up to their expectations, however, and their two children wound up in a private school. Finally, in April 2004, with one child in college and another almost out of high school, the family decided to return to Center City. This time, they bought in Society Hill - a house with parking for two cars and a small garden for a touch of green. "It's the best of both worlds," Raabe said. "We really always thought we'd go back."

Raabe and Morris both said they love Philadelphia's human scale and walkability, an asset often lost on Philadelphia natives - although they are catching on. One reason is prices and rapidly appreciating home values. Dan Tobey, the Coldwell Banker broker who sold Plateroti and Mully their townhouse at Quincy Court, took his own advice and bought a unit on the former vacant lot. Townhomes that started at $425,000 last year have only gone up.

"People from Los Angeles and San Francisco see this and ask, 'What's wrong with this? It's only six blocks from Rittenhouse Square,' " Tobey said. "The prices can't be this cheap."

In some cases, they aren't. Marking another benchmark for upscale Philadelphia, Prudential Fox & Roach vice president Joanne Davidow said she sold, in two days, a $1.5 million condominium unit (to empty-nesters) and a home in Center City for $3 million (to a young "self-made couple" moving into the city). "Everyone asks, 'Who is buying this?' And the answer is, 'Everybody,' " Davidow said at a recent meeting of the Central Philadelphia Development Corp. "Two million has become the new one million."

With Center City prices on that kind of upswing, the transformation is spreading to border neighborhoods such as Northern Liberties, Fairmount and Pennsport. By decade's end, experts say, Center City's boundary with University City could become a distinction without a difference, and development could be moving beyond Girard Avenue on the north and Washington Avenue to the south.

Yet there are clouds surrounding Center City's silver lining. Education remains Philadelphia's most vulnerable point. The Center City District recently polled day-care centers and preschools and is estimating, based on current application trends, that the number of school-age children could increase by 43 percent in 2010.

"This could be a huge opportunity for the public schools and the independent schools of Center City," Levy said.

Another is Philadelphia's outmoded zoning code and attitude toward investors, which some warn could let developers run roughshod over public spaces - parks and open access to the Delaware and Schuylkill waterfronts - that attracted new residents in the first place. Philadelphia used to "agree to anything because we were desperate for people to invest in us," said William P. Becker, cofounder and chairman of the Design Advocacy Group. "We are way beyond that. To be a world-class city, we need to think like a world-class city."

And that, some say, involves a culture change that could go hand in hand with Philadelphia's new faces. Hugh C. Long II, Wachovia Bank's chief executive officer in Pennsylvania and Delaware, has called for business leaders to take a more active role in Philadelphia's future - including bidding for the 2016 Olympics. "We are at the beginning of Center City's shining moment," he said. "Our job is to put a mechanism in place to make sure this shining moment lasts well beyond us and far into the future."

[LosAngelesSportsFan]

Ok, here is an updated list of all the NEW towers over 10 stories Under Construction, Proposed or Possible. PLEASE point out mistakes and missing towers. Believe me, i wont take it personally. By the way, while doing this research, it really is amazing how much is going on. Remember, these are only new towers, add in all the adaptive reuse, and all the units being built under 10 stories and we have a bonafide BOOM in DTLA!!!

**These heights are estimates, there may be mistakes**

Completed

1) South / Elleven - 13
2) Colburn - 11

Under Construction

1) Concerto 1 - 27
2) Hanover - 27
3) Evo - 23
4) South / Luma - 19

Proposed

1) Park Fifth Tower 1 - 65
2) City House - 60
3) Metropolis Tower 4 - 55
4) LA Live Ritz - 54
5) Olympic - 50
6) Grand Ave 1 - 50
7) 755 Fig - 50
8) Zen - 50
9) 1027 Wilshire - 48
10) Metropolis Tower 3 - 46
11) LA Central Tower 1 - 45
12) Grand Towers 1 - 45 ?
13) Grand Towers 2 - 45 ?
14) Metropolis Tower 2 - 42
15) St. Vibiana Tower - 41
16) Park Tower - 40 ?
17) Grand Ave 2 - 40
18) 8th and Grand Tower 3 - 38
19) Park 5th Tower 2 - 36
20) Olive Tower - 35
21) Shy Barry Tower 2 - 35
22) 717 Ninth - 35
23) South Tower 4 - 34
24) LA Central 2 - 33
25) Herald Examinar 2 - 33
26) 1247 W. 7th - 33
27) Lucia Tower - 31
28) Trinity Tower 31
29) Metropolis Tower 1 - 30
30) Grand Ave Tower 3 - 30
31) Pacific Exchange Tower 1 - 30
32) Pacific Exchange Tower 2 - 30
33) Grand Towers 3 - 30?
34) Kurtzman - 29
35)
36) Concerto 2 - 27
37) Grand Ave Tower 4 - 25
38) Grand Ave Tower 5 - 25
39) Grand Ave Tower 6 - 25
40) Glass Tower - 25
41) LA Lofts - 25
42) 8th and Hope - 25
43) South Tower 5 - 25
44) Hope Tower - 25
45) Herald Examinar Tower 1 - 24
46) 8th and Grand Tower 2 - 22
47) Block 8 Tower - 20
48) SB Tower - 19
49) FIDM - 19
50) Olive Street Lofts - 17
51) Ingrahm - 16 ?
52) Mill Street Lofts - 16 ?
53) 8th and Grand Tower 1 - 15
54) Park 5th Tower 3 - 14
55) Park 5th Tower 4 - 14
56) 808 Olive - ?



Other Possibilities

1) Titan Tower 3 (Possible Hotel)
2) 8th and Fig Hotel ?
3) Fig / 11th Boutique Hotel (LA Central Developer)
4) Federal Building - 16
5) Sci Arc Tower 1
6) Sci Arc Tower 2
7) Meruelo South Park Tower ?
8) Second AEG Hotel ?


Thats it for now! Remember, help me out. i have a feeling all those Hope Street Towers are the same and im mixing them up so please let me know. Thanks.

[Westsidelife]

Park Tower is 41 stories.

[bobcat]

I was informed that 1133 Hope and Kurtzman are the same project.

[colemonkee]

^ Based on Google Maps, that appears to be correct.

[LosAngelesSportsFan]

thanks!

[danparker276]

Got some new photo's from barker block

http://loftla.com/loftla/Photos.aspx?AlbumID=66

http://loftla.com/lofts/barker/barker.jpg

[BrighamYen]

^ I'm assuming this is the project being developed by KOR across from the Molino Street Lofts (boy! I haven't been out there in a LONG ASS time!). It doesn't look like it because the street seems bigger than what I remember out there in the Artist District.

Anyway, the renderings are decent. I'm not wowed by any of the interior or exterior shots, although I'm sure whoever does appreciate true lofts will probably like the layout of the two story units. I'm starting to see how similar lofts are between many different projects and the ubiquitous rooftop pools that have become standard downtown. What can developers do to set themselves apart from the next since everyone is doing the SAME THING? Perhaps forsaking the pool on the roof and upgrading the interiors of the units to the utmost quality? Just my thoughts on that.

Thanks for the post Dan.

[citywatch]

Artisan at Work

Trammell Crow Tries Out Condos With $47 Million Arts District Project

by Evan George

Good artists know success comes only with experimentation and the ability to adapt to changing situations. In the case of one Downtown developer, three work sites in the Arts District have shown that principle holds true in real estate as well.

With construction underway at E. Second and Hewitt streets, developer Trammell Crow Residential has already sold nearly a dozen of Artisan on Second's 118 condominiums (the initial sales release included only 12 residences). The project, still more than a year from completion, was initially intended as one of three phases in Trammell Crow's Arts District development along Second Street, a short stroll east of Little Tokyo. But today, this growing enclave looks markedly different from Trammell Crow's original vision from 2002, when it bought all three sites. The plan then was for the developer to essentially corner the market on people who wanted to live in the neighborhood but were not ready to buy.

"The original idea was - and at that time really what Trammell focused on - was building rental developments," said Kim Paperin, managing director for Trammell Crow Residential. Instead, the developer responded to a rapidly shifting market with an increased appetite for condominiums. The company sold its adjacent holdings to competing sellers - the finished Savoy in January and the open lot across the street in 2005. Since then, Trammell Crow has also switched from apartment leasing to condo development in Downtown.

Artisan on Second will be the company's first for-sale project in Downtown Los Angeles and will house a variety of one- and two-bedroom units from 916 to 1,770 square feet. Prices range from $478,545 to $776,055, also a departure from the area's reputation as an affordable alternative to Downtown's other luxury buildings. "You're getting much more space for your money," said Paperin. "Also since it's a smaller community, people will be able to share the amenities more easily."

A model by architect Togawa Smith Martin Residential depicts a four-story, L-shaped structure that wraps around a sleek pool and the largest of three landscaped courtyards. Jill Renfrow, marketing director for Trammell Crow, said they hope to encourage a community vibe with shared amenities like a built-in poolside barbecue, a fitness center, spa and skydeck.

The four corner units, which will overlook the intersection of Second and Rose streets with large glass windows and luxury loft mezzanines, have already sold. The development will not include any affordable units. According to Paperin, that decision was made with the Arts District community in mind. "We talked with leaders in the neighborhood and asked them what they would like to see at these different sites," said Paperin. "The response was they wanted to see market-rate housing, because they needed patrons for all of their businesses."

Like the Savoy, which debuted in the spring, Artisan on Second will not have any retail. However, the development is a short walk from the shops and businesses of Little Tokyo, including the Japanese grocery store Mitsuwa Marketplace.

A Work in Progress

Artisan and its adjacent developments will do more than grow the neighborhood; they are building their own, floor-by-floor. As crews work to build Artisan's foundation on the northeast corner of Second and Hewitt streets, a five-story complex is quickly rising out of the hole on the southeast corner of the intersection. The $80 million Mura (Japanese for "village") will be a 190-unit condominium complex when developer Pulte Homes finishes next spring. At the northwest corner of the block sits the Savoy, a 303-condo development now owned by Intracorp. "We're clearly a separate neighborhood by ourselves with the three structures," said Mark Shapiro, a developer for Pulte Homes.

In Trammell Crow's original plan, phases I and II were to be apartment buildings. The plot across the street, now the Mura, was intended to cradle a high-rise before Trammell Crow Residential scooped it up as well. Two years later, after mostly completing the Savoy, Trammell Crow Residential sold the entire building to Intracorp. for $114 million. Intracorp. turned around and sold the units as scaled-down condos. The project is completely sold out.

"They timed the market perfectly I would say, and it sold very quickly," Miles Huber, a former Pulte executive who helped launch Mura (he has since left Pulte Homes), said of Intracorp.'s condo conversion. After buying the phase III lot from Trammell Crow, Pulte Homes also began building condos. In an ironic twist, both companies contacted architect Glenn Togawa, independently of one another.

"I said, 'Son of a gun,' I'm going to have to tell them and I'm going to lose one of the projects," said Togawa. In the end, neither firm pulled out. Both Artisan on Second and the Mura were designed by Togawa, which may lend continuity to the neighborhood's look.

When designing Artisan on Second, Trammell Crow knew apartments were out and instead set upon designer condos with higher ceilings (17 feet high in some units), fireplaces and an unusual variety of sizes to choose from.

"A lot of developers would have cut back and made it more cost effective by not putting them [loft features] in," said Togawa. "But they were very dedicated to creating interesting space." According to Paperin, Artisan on Second will cost close to $47 million. But with drumbeats about a slowing housing market, some wonder how Artisan on Second's upgraded features - and higher-priced units - will fare.

"There's something that's going on in the difference between our two buildings in that we're having strong pre-sales and they're not," said Shapiro of Pulte Homes.

Renfrow of Trammell Crow disagreed. "I think we have all noticed a slowing in the market, but we're still seeing sales steadily," she said.

Both developers have opened sales centers in Downtown to show off models and virtual tours of the projects. Pulte's Mura will open for move-ins around April 2007, nearly eight months before Artisan on Second is set to finish construction. Both developers say the competition is a mixed blessing, in that it makes the neighborhood more appealing while also flooding the market.

"The buyers are just shopping and comparing a little bit more," said Renfrow, "and there's a lot on the market to choose from so it takes a little bit longer to make a decision."

page 6, 10/23/2006

[LosAngelesSportsFan]

Citywatch, i was at Met Lofts the other day, and they told me that they are now at over 90% leased! i was looking into a renting there, but i really didnt find anyting i loved. There are about 7 or 8 spaces left.

[colemonkee]

^ That's great news. I wonder where the Security Lofts are in terms of leasing. That building opened up about six months ago, so it should be getting close, hopefully.

[citywatch]

i was at Met Lofts the other day, and they told me that they are now at over 90% leased! Good to hear! That's the kind of nitty gritty that's so important for ppl to keep track of.

I know everyone here (inc me) gets the most :banana: when discussing some new proposal that's just been publicized or dealing with images of a new highrise that may (or many not) be built X number of yrs from today. But it's the fundamentals of how fast apts & condos are leasing or selling in DT, or how much money a new store, restaurant or hotel is making, or how many businesses are moving into the hood that's the key to everything.

If you tour any other apt bldg in the hood, esp metro417 or the reserve (in the former federal reserve bldg), I definitely hope you describe your visit & most importantly tell us how booked up they are.

[yeah215]

Downtown L.A. Nears ‘Critical Mass’ During Jan Perry’s Tenure
L.A. City Council Member Jan Perry reflects on Downtown's tremendous progress and provides a roadmap for continuing prosperity.

L.A. City Council Member Jan Perry represents a district like no other. While some council districts are nearly indistinguishable from each other, Perry’s Ninth District encompasses two unmistakable communities: Downtown and South L.A., which both pose deep, unique, challenges. TPR was pleased to speak with Councilmember Perry about the promise of Downtown development and her approach to revitalizing the communities that lie in its shadow.

As the representative of L.A.’s Ninth District you’ve championed the revitalization of Downtown. What is being built? What is planned? And what challenges remain?

As a result of many years of work, a critical mass of cultural institutions and mixed use developments now exists, and these facts on the ground reinforce a common vision that Downtown should be the center of arts, culture, and commerce. People have finally decided to invest and work with government and the private sector to bring these dreams to reality, such as LA Live, the Convention Center hotel, Grand Avenue project, etc. Each of these investments is critical for transforming and redefining Downtown.

We do this interview following a weekend in October that perhaps signifies the changing nature of Downtown. You had on one beautiful Saturday, a USC football game with 100,000 people, a Dodger playoff game, the Grand Avenue Festival, and the Detour Music Festival. Is this confluence of events in downtown emblematic of the future?

I would say so. And as good as it was, it was better than I even expected. I was walking around that day and it was pretty stunning. I also drove—I came in from the freeway—and it seemed to work. But I think, to build on Saturday’s experience. Also, given the allure of Downtown as a destination and the challenges of traffic, we must have a better rapport with Film L.A. on the coordination of the film shoots so they can be viewed as a positive experience, not a negative experience.

With gentrification and new investment downtown, planning challenges arise. How does the city strike a balance between residential needs and regional use of regional facilities?

We have to continue to preserve a certain amount of housing for people who are at great risk, people who are frail, elderly, disabled, or on fixed incomes, and to create new housing for people who are mentally ill and require support services. Then we need to balance that with amenities for people across the spectrum of incomes, such as grocery stores, open spaces, and green spaces.

Much of the district is a redevelopment area. While we haven’t always been able to use all of the tax increment, any time a developer makes a discretionary request it is an opportunity to require 20 percent affordable housing. It is also an opportunity to work with the Housing Department and the county to leverage housing dollars and public health dollars, and to work with the top-notch nonprofit housing developers to create more permanent supportive housing.

Last month CRA/LA CEO Cecilia Estolano commented on the challenges arising from growth projections in the region and its rather unfriendly business environment. She said, “We need to be strategic about creating job zones in the city. A huge part of that is the land-use industrial work we have been doing with the Planning Department.” What is the value of such job-focused planning?

We need to create opportunities for environmentally friendly jobs and use industrial land for higher and better uses. As you go farther south many industrial uses have been grandfathered in and should never have been there in the first place, and some of these unregulated activities, such as plating and light assembly, pose great risk to people’s health and well-being.

As you probably know from reading studies on air quality, South Los Angeles is rife with residents suffering from allergies and respiratory diseases. I work hard to remove those industrial activities that pose a risk to people’s health. Some of the light-industrial land can be reused in ways that are not only a better use, but are also more beneficial to the community and create jobs that don’t pollute. These policies have also reduced the housing that occupied many of these areas before rezoning for industrial. Housing is needed in communities like South Los Angeles.

CRA’s Cecilia Estolano continued, “In the vast city of Los Angeles only eight percent of the land area is zoned industrial, of which only half is actually is used for manufacturing. And our industrial zoned properties are below a two percent vacancy rate.” You’ve always promoted job growth; link the two in light of your previous statement.

To enhance or attract industrial jobs you should look at the evolution of technology-related jobs. Those jobs should be cleaner, safer, and they should even pay a competitive wage. I would like the city to attract businesses that have to do with goods movements and logistics, because we have the Alameda Corridor and other infrastructure to support these jobs.

These are opportunities for younger people to go to a vocational school and have a low-cost pathway to a job with a career ladder with good pay. That’s just one example. I think we need to rethink how the city treats areas like South Los Angeles. The old template of, “Oh, let’s just preserve industrial areas for industrial jobs,” needs to be rethought. We have 300 acres of industrial land in South Los Angeles (CD-9) there is no shortage of opportunity.

LAEDC CEO Bill Allen told TPR that L.A. County over the last 25 years has added 2.7 million people but only 500,000 jobs, and that the city of L.A. hasn’t added a single job while adding a million people. Should the city of L.A. have an economic strategy that relates to land use to create jobs?

I think that is absolutely possible. I am currently working on a project and have discussed with potential developers a vocational component on-site, recruiting people who have the basic skills to be trained to do these jobs that are with a higher, safer technology, and that still classify as a industrial jobs. The people we are targeting will be from places like WLCAC, from Job Corps—people who would be considered low-skilled—and train them for these entry-level jobs at the beginning of the continuum of goods movement.

You have been very forceful in addressing the challenges raised by the impacts of gentrification on Skid Row. Can you elaborate on those challenges and the need for more housing?

Let’s correct a basic misunderstanding. I think it is easy for some to say that homeless people are being pushed out of Skid Row because of gentrification. Skid Row has the greatest number of units of permanent supportive housing for people who are homeless in the entire city, and I think that it would be very difficult to disregard that fact.

We’re really talking about urbanization, not just in Downtown, but through the entire city. In fact, the entire city is going through an urbanization process. And as people look for areas to develop, we will see competition for space on which to build. I will continue to develop housing for people at all income levels.

I want to make sure that we preserve the single-room occupancy hotels while continuing to create new units. Hopefully, this means that housing opportunities will disperse throughout the city and county. I think that it is going to be a struggle that will continue, because as much as people say they want to help, they’re still not helping.

The Downtown News’ recent survey of Downtown development listed just over 150 projects, but Building and Safety head Andrew Adelman said at a recent L.A. Chamber event that he expects that many of them will never break ground. What is your sense of the prospects for development Downtown over the next decade?

I think that many of them may fall in and out of escrow, and in some cases their plans might be reconfigured because some people may find—like any business—that conditions have changed. They might not get the financing they need, or they may not want to overbuild to achieve the margin they need with the price of materials. That’s already happening to some developers. But, I still expect that we will see very little space left over the next five to seven years all the way down to the Santa Monica Freeway, even construction continues to slow down.

What is happening in your district in the way of development south of the 10 Freeway?

I hope that the CRA will release the RFP for Washington Boulevard as was promised so that we can get developers to build in that corridor. I spoke at the International Shopping Center Developers Conference last week in Palm Springs, and the CRA had an event, and there was a lot of interest in Washington Boulevard. But I understand that they are reducing the scope of it.

We have a new Ross at Vernon and Figueroa, and every time I drive by there the parking lot is full. A developer has built a town house project just south of there and he already has a waiting list. I have told him to find more properties with activities that are a detriment or blight on the neighborhood so that he can build housing in its place. His property is beautiful and he has shown a lot of respect to the community.

I expect more of that to happen on the southern portion of the Ninth District transportation corridors. The Convention Center hotel being built now is going to create opportunity for people who haven’t worked in a long time. And, it’s affecting more interest as we go farther south. The prosperity of Downtown, I believe, is spreading south.

Land use planning in a built-out city like Los Angeles involves choosing between residential, commercial, and industrial uses, How have you prioritized and balanced these competing uses?

I look at the district: Where do the people live? Historically, where have the people lived? In South L.A. the residential single-family neighborhoods have to be protected, because they make up the fabric of South Los Angeles. We have to respect that. They give South L.A. its historical context. The opportunity for housing that is not single family, it is on commercial corridors. As for industrial, when you look south, I think you have to be careful. For years the people in South Los Angeles have been treated with great disregard for their health and their safety.

Look at Little Tokyo, look at the Arts District, and what sorts of activities are taking place there. People in the Arts District were the pioneers who went into areas where no one else would reside, and we have to thank them because they gave those areas new life. They are the reason that people are investing over there now. There is no way to create a policy that works with a cookie-cutter approach.

[citywatch]

I'm not sure if anyone sees any postings on SSP anymore, because its server is so damn overloaded that this message board is virtually inaccessible most hours of the day. But I'm not much into the neighbor site of SSC because most of the users there, at least the ones from LA, rarely get into good discussions (or comments & debates that go beyond one or two sentence responses)-----although I notice Colemonkee, LASF & LAMG, among others from here, do post there on occasion. However, I'll give SSC's forum credit for allowing me to find this, a post from raymond3000 (http://skyscrapercity.com/showpost.php?p=10324379&postcount=458.):


***GOOD NEWS*** I was walking down 9th street on lunch break today and saw that the parking lot adjacent to the Market Lofts on the west is closed off with no cars or ticket booth just cones and markings on the asphalt soo I guess Muruelo is going thru with his condominium development I asked a guy who use to park there and he told me that they had closed it indefinitely and he just mentioned something about a tower being built there so we will see wat happens.



And this post from LASF (http://skyscrapercity.com/showpost.php?p=10347484&postcount=466):



Great news!!!

Titan Closes Escrow on Towers

By DANIEL MILLER
Los Angeles Business Journal Staff

The Titan Organization Inc. has taken another step towards building its pair of $500 million luxury apartment towers in downtown Los Angeles’ South Park district.

The company, formerly known as Rodmark Inc., has closed escrow on a 58,000-square-foot property at the southeast corner of Grand Avenue and Olympic Boulevard where the Olympic and City House will be built. The towers will be tallest residential buildings on the West Coast when completed.

Titan, a Los Angeles-based high-rise developer, purchased the property from owner Jim Myron for $30 million and hopes to break ground in summer 2007.

The two towers – one 60 stories the other 49 – will total 800,000 square feet and contain 320 units. The towers will be fashioned in the New Beaux Arts style.

Phillip Sample, Michael Shustak and Chris Caras of Grubb & Ellis Co. represented Titan in the deal.

[Easy]

I was downtown today and noticed the same thing. Not being a regular I wasn't sure how unusual it was. There is a fence up on two of the four sides (the other two sides are a building and the entrance from the alley) and a couple of temporary light poles. I'm pretty sure they were both put up during the last false alarm 6+ months ago. The entrance side of the lot was blocked off using only traffic cones and caution tape. It hardly looked permanent and would take only about 30 seconds of work to reopen it.

I think that the last time the lot was closed and we were hoping that construction was imminent, it turned out that the lot had been rented by a movie production company. I have no idea about this time, but I'll keep my fingers crossed for construction.:)