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  #1781  
Old Posted Aug 3, 2011, 4:50 PM
pesto pesto is offline
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Originally Posted by UrbanJungle View Post
What I find so funny about this whole discussion is the attitude of willing skyscrapers into being. The error of Pesto's logic is that projects (especially high-rise) are not attracting funding is because they do not make economic sense. When it costs more to construct and finance a building than it is either worth or for what it can be sold, you lose money. In our "free market" system (such as that term is loosely in effect these days), people don't build buildings for the sake of creating a pretty skyline. They do it to MAKE MONEY. (or ego, which takes money, but that's another story.)

Just as AEG wants to build a stadium, its not just 'cuz they love football and are sorry LA doesn't have a team. They want to MAKE MONEY. AEG built a 52 story hotel and condo tower. Not necessarily to make tons of money, but as the major "community benefit" exacted by the City of LA in order to get their LA Live complex approved. So today the hotels are kicking ass, but they've sold only 32 out of 221 or so multi-million-dollar condos. That's a huge drag on the project, and they're losing tons of money. So we've got a great 52 story building which looks awesome on our skyline, but that's a financial mess. Only reason it hasn't gone back to the banks is AEG's sponsorship and financing the shortfalls.

What about LA's other new highrises?

- Concerto - went back to the bank and the developer lost $60+ million of his own equity, not to mention what Uncle Sam via the FDIC incurs as a loss from the loan principal. To be reborn as the 'Apex" is will emerge as either a rental or stay condo.
- Watermarke - while successful as a rental today, the project was sold out of bankruptcy for less than the cost to build - with both the developer (Meruelo-Maddux) losing its equity and the construction lender (Canyon Funds) losing some of their loan principal (and this despite the building selling for $550,000 a UNIT!!!)
- 717 Olympic - while 95% leased today, this project was originally supposed to rent for over $4 a foot. They've been doing deals around $2.65 a foot factoring in concessions on average, but the developer lost their equity when they sold their interest. Not considered a financial success.
- Evo - still trying to sell the last of its units, almost three years after opening the weekend Lehman Bros collapsed and we had a near financial melt-down. Developer lost equity and mezz lender has been running the show, trying to minimize the loss of their principal. Construction lender (Corus) did get paid off in full - so that's something.
- Elleven / Luma - both built and sold during the finance bubble, so the developers made off with a bundle (far more than their losses on Evo).

Did I miss any DTLA high-rises in my rundown?

So let's see - out of seven (7) high-rises built during the bubble, only TWO (2) made money (and even then, all of their current condo owners are underwater, so it's a net loss all around). Not a very compelling story on DTLA's "great" skyline. And folks wonder why high-rises in LA are not "attracting funding"?!? There's your track record, folks.

As for Pesto's comment about not approving projects "not good for the long term," all I can say is, "have you looked at an aerial photo of downtown lately?" We have blocks and blocks of surface parking lots and underutilized land in great locations. There is no shortage of development opportunity. I say we need to support projects that bring new jobs, provide more housing, provide retail services, and link the pockets of development throughout downtown into one cohesive whole. And that's saying a lot, and that requires a lot of new development. I think we should be focusing on that, and not whining about some project that will be 12 or 16 stories vs. 40.
The "error" here seems to be in your reading of my comments: I clearly state that the demand for development DT these days does not include highrises. That's obvious to most. But there are a few areas of DT that are specifically designated for "highrise", "super-graphics" and "entertainment" uses, and this is the largest parcel in one of them. The city should think hard before letting it disappear into a "Costa Mesa appropriate" big box shopping mall.

"Linking" what? The 110 and Francisco? This parcel is effectively cut-off from anything. Sort of tucked away and inaccesible might be more accurate. Even under the best scenario, this is all a bit too reminiscent of Macy's DT to get me excited as a "wonder project". In fact, Macy's really is in position to link areas; but it fails at this. At best it will be OK, and I think even that is not a sure bet. I wouldn't approve without at least 10 more stories or a strong story about who is occupying and what commitments they have. Maybe if they agree to 10 stories of afforable housing.

And I agree completely that AEG and other developers are looking for their own profits and do not care about the city generally, so thanks for reminding us. It is very clearly the city's role to look at projects with the long-term interest of the city in mind rather than the short-term benefit of any single group.

Last edited by pesto; Aug 3, 2011 at 5:21 PM.
     
     
  #1782  
Old Posted Aug 3, 2011, 5:05 PM
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Originally Posted by DistrictDirt View Post
Nokia Plaza could really use one. As it is right now, the plaza is a wasted opportunity.

On the LA Live website it says this about Nokia Plaza:



Then, you visit and see this:

Flickr: dnl2ba

If you actually watch how people interact with the plaza, you see that its far from a gathering place. People enter, look around at the video screens, maybe snap a few photos at the spectacle of it, and keep walking. There's hardly anywhere to sit given how large the plaza is, and no focal point besides the video screens. There's nothing about the place that communicates "Sit for a spell and relax!"

Contrast that with New York's great gathering places:


Washington Square Park - Flickr: Scoboco

DC's great gathering places:


Dupont Circle - Flickr: BAR Photography

And Portland's great gathering places:

Jamison Square - Flickr: dolanh

A water feature does seem to be a common theme here. That along with more seating and less video bombardment. I'd love to see Nokia Plaza transformed at some point in the future to a gathering place that's worth caring about.
DD: I've complained about this for years, but pictures express more than words ever can. In the NY pictures, do you see even one ad? Logo? Tradename? Even a sign? Conversely, at LA Live do you see anything but ads, names, metal, plastic, a brand on every surface that can support one? I guess if the goal is Times Sq., then bigger signs and big box retail are fine; but don't confuse it with a livable neighborhood or a place that visitors want to return to.
     
     
  #1783  
Old Posted Aug 3, 2011, 5:13 PM
LAofAnaheim LAofAnaheim is offline
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Originally Posted by pesto View Post
DD: I've complained about this for years, but pictures express more than words ever can. In the NY pictures, do you see even one ad? Logo? Tradename? Even a sign? Conversely, at LA Live do you see anything but ads, names, metal, plastic, a brand on every surface that can support one? I guess if the goal is Times Sq., then bigger signs and big box retail are fine; but don't confuse it with a livable neighborhood or a place that visitors want to return to.

As DistrictDirt later pointed out...LA Live! was built with private money and it's not a public space like that of Pershing Square. LA Live! = Times Square (lot of private development).

Pershing Square is where we need to focus our efforts and making that our CENTRAL gathering spot. It's in a perfect location, but crappy design. Let's hope there is some way we can modify Pershing Square with less car ramps and more greenery.
     
     
  #1784  
Old Posted Aug 3, 2011, 5:47 PM
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Originally Posted by pesto View Post
I guess if the goal is Times Sq., then bigger signs and big box retail are fine; but don't confuse it with a livable neighborhood or a place that visitors want to return to.
Yeah, I'm sure that's why Times Square is so devoid of tourists nowadays... Listen, don't kid yourself into believing the opinions of people on this forum are anywhere near those of the average tourist. Go read what they say on tourist forums and you'll find people raving about Times Square, the Grove, the Las Vegas Strip, and every other similarly tacky locale you can think of. And they LOVE what LA Live has done to that area of DTLA.
     
     
  #1785  
Old Posted Aug 3, 2011, 6:27 PM
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I feel a need to point out what happens when a developer does not use up all of its available development rights, as would be the case here with Metropolis. Those rights don't just disappear into thin air but rather they can be sold off to other developers of neighboring parcels through the Transfer of Floor Area Ratio (TFAR) program to increase density of those other projects. For instance, the convention center has about 4 million square feet of unused "air" rights which can be sold off should there ever come a time when land values are high enough that other downtown developers will want to build higher than what their parcels are zoned for. The net result is that the overall density of the region would still end up being the same.
     
     
  #1786  
Old Posted Aug 3, 2011, 8:55 PM
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Originally Posted by bobcat View Post
I feel a need to point out what happens when a developer does not use up all of its available development rights, as would be the case here with Metropolis. Those rights don't just disappear into thin air but rather they can be sold off to other developers of neighboring parcels through the Transfer of Floor Area Ratio (TFAR) program to increase density of those other projects. For instance, the convention center has about 4 million square feet of unused "air" rights which can be sold off should there ever come a time when land values are high enough that other downtown developers will want to build higher than what their parcels are zoned for. The net result is that the overall density of the region would still end up being the same.
Yes that's exactly what I pointed out as well about "air rights" (which is how the Library Tower got its extra height from) in an earlier post and I completely agree with you bobcat.

Ultimately speaking, whether one likes Metropolis or not in its current form is subjective. What will be reality is the effects it will have on the urban landscape, which we really won't know until AFTER the project is completed and there is some time to see what the longer term effects are. Will it be enough to attract shoppers or will it not attract shoppers? Will it attract big name retailers or will it not? I think the answer is yes to both, but only time will tell. Certainly, being sandwiched between LA Live and FIGat7th can't hurt its prospects in either case.

I agree that the 9th Street side of Metropolis will DEFINITELY need some work to make it safe for pedestrians to cross because of the offramp from the 110 freeway. That is going to be an issue NO MATTER what Metropolis looks like.

Other than that, I think Metropolis will be a successful project and will add a substantial amount of retail options to an otherwise retail-starved Downtown LA.
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Last edited by LosAngelesBeauty; Aug 3, 2011 at 9:07 PM.
     
     
  #1787  
Old Posted Aug 3, 2011, 9:01 PM
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Originally Posted by bobcat View Post
Yeah, I'm sure that's why Times Square is so devoid of tourists nowadays... Listen, don't kid yourself into believing the opinions of people on this forum are anywhere near those of the average tourist. Go read what they say on tourist forums and you'll find people raving about Times Square, the Grove, the Las Vegas Strip, and every other similarly tacky locale you can think of. And they LOVE what LA Live has done to that area of DTLA.

Exactly, and everyone will have their opinions. I personally really like LA Live and know that when the area continues to densify around it with other larger mixed use projects like LA Central and Marriott hotels, it will become an organic extension and viewed much more favorably. LA Live has street front businesses along Olympic and Figueroa, and sure it has some internal corridors, but that doesn't make it automatically artificial. It's how it interacts with its surrounding and if there is a natural pedestrian crossflow with other buildings surrounding it. That obviously won't happen until there are other buildings. But that'll change when other buildings are built around it.
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  #1788  
Old Posted Aug 3, 2011, 9:20 PM
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Originally Posted by BrighamYen View Post
Yes that's exactly what I pointed out as well about "air rights" (which is how the Library Tower got its extra height from)
Sorry, somehow I missed that. But yeah, one way to look at it is that developments that are "underbuilt" now can actually pave the way to larger projects in the future, and Library Tower is a prime example--I think it was called that because the developer bought the air rights from the Central Library. Park Fifth was required to purchase air rights as well, although that project didn't go through.

ETA: And according to this article it looks like the Wilshire Grand project will have to buy 1.4 million sq ft of air rights.
http://www.planningreport.com/tpr/?module=displaystory&story_id=1578&format=html

Last edited by bobcat; Aug 3, 2011 at 9:48 PM.
     
     
  #1789  
Old Posted Aug 3, 2011, 9:43 PM
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Originally Posted by BrighamYen View Post
Exactly, and everyone will have their opinions. I personally really like LA Live and know that when the area continues to densify around it with other larger mixed use projects like LA Central and Marriott hotels, it will become an organic extension and viewed much more favorably. LA Live has street front businesses along Olympic and Figueroa, and sure it has some internal corridors, but that doesn't make it automatically artificial. It's how it interacts with its surrounding and if there is a natural pedestrian crossflow with other buildings surrounding it. That obviously won't happen until there are other buildings. But that'll change when other buildings are built around it.
I think some people think LA Live is lame because it only has that kind of activity goin on on just one block.. but once places like LA Central, the marriot and future developments, hopefully that lot behind the Luxe, get developed, the energy of LA Live will extend or spill out onto the streets(as you said) and the whole LA Live experience will feel much more alive and bigger than the secluded inside the small plaza feeling.
     
     
  #1790  
Old Posted Aug 4, 2011, 1:13 AM
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Most definitely.........Pershing Square is no where near maximizing its potential. You would have thought the restoration of the Biltmore would have been enough of a catalyst and an anchor to make that part of DT come to life.
Are you referring to the 1987 restoration of the Biltmore/addition of the Biltmore Tower? It was THAT restoration where the main front entrance on Olive Street fronting Pershing Square was turned into the back entrance, and a new main entrance and lobby were created on the Grand Avenue side (what was once the lobby is now called the Rendezvous Court, still gorgeous, but not serving the function it once had). In essence, the Biltmore turned its back on Pershing Square. No wonder, though, being that by the 1980s, and probably even before, Pershing Square was a haven for homeless.

The only way Pershing Square can be restored to its former glory is to get rid of the parking lot. Pershing Square has been a mess since 1951, when it was turned into an underground parking structure. Prior to that, it really was a gathering space; it is now just the roof of a parking structure. The driveway ramps really make the "square" difficult for pedestrians to access it. If there was a way to somehow reconfigure and/or get rid of some of the ramps, maybe it might be workable. The design of the Maguire Gardens at the Central Library, after all, are based on a 1920s design, and it was made to accommodate parking below it.
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  #1791  
Old Posted Aug 4, 2011, 1:25 AM
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Originally Posted by DistrictDirt View Post
Nokia Plaza could really use one. As it is right now, the plaza is a wasted opportunity.

Then, you visit and see this:
districtdirt, allow me to place your post in a different context....

Then, you visit and see this:


maps.google.com

the main problem is not so much that nokia plaza isn't as well designed for ppl as it could be----& I agree it's not----as much as the hood still isn't very heavily populated. And that's even considering projs like the concerto, roosevelt & brockman are fully occupied, which they're not. So whether LA Live is ppl friendly or not, there's still not a lot of ppl in dt, 24/7, esp compared with certain other cities that never were drained of so many residents in the first place, as what happened to dtla starting over 60 yrs ago.

I suspect far more ppl go to nokia plaza &, while they may be underwhelmed by its lack of friendly or great design, are turned off far more by what's shown in the pic above or in the wide angle pic shot by kingofthehill of the huge fugly parking lot south of 8th St.
     
     
  #1792  
Old Posted Aug 4, 2011, 1:38 AM
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Originally Posted by sopas ej View Post
The only way Pershing Square can be restored to its former glory is to get rid of the parking lot.
I know you're referring to the lot UNDER Pershing, but I'd say it's these lots that really are the biggest problem right now....



maps.google.com


maps.google.com

^ the problem with pershing sq is not too different from the problem with nokia plaza. IOW, while the design of both could use some improvement, the biggest issue is the hood still lacks a really large presence of ppl 24/7---& I'm not including the homeless, drifters, druggies or ppl so desperate they don't mind----& maybe even enjoy----the pathetic swapmeets on broadway. So without crowds of ppl to keep the hood jumpin, esp around Pershing sq, it's easier for the sidewalks & public areas to feel overly quiet. That in turn makes it easier for homeless ppl & drifters to feel comfortable enough to take over all those quiet spaces.
     
     
  #1793  
Old Posted Aug 4, 2011, 2:23 AM
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Eventually I came to realize that LA is a very unique city in this country with its own very distinctive style.

......It was why I moved to a city that more fit my vision. I finally conceded that LA was not about to change in a direction that I wanted. It was going to do it its way and that would not make me happy.
not sure where you now live, although for some reason I think of you as being in portland or seattle. maybe SF.

In terms of whether the grass is greener on the side of the hill----& sometimes it is-----there was a person who several wks ago posted pics of the civic ctr of SF. Lots of beaux arts or neo classical bldgs, which really impressed me. I thought "WOW"! & was so taken by it, I went to google street view to get a better, closer look. although I've been in sf before, I never looked really closely at that part of sf & what was in those pics.

So when moving google's cam through SF's civic ctr, I was astounded, but not in a way I'd thought I'd be. When looking at the imposing bldgs of sf's civic ctr from more than a narrow, front angle view, I was struck by how things didn't seem quite so WOW! The hood as viewed from more of a 3 dimensional, front & back standpoint didn't seem quite as good as I'd thought it would be. Ex: SF's bldg used for classical music----their version of disney hall----even has a fugly little surface parking lot notched right into the corner of the block it's on. I saw that and went, um, oh oh!

the scale of everything also seemed kind of small townish. that's not necessarily a bad thing, but it just seemed kind of oddly rinky dink. I was wondering if that was just due to some strange aspect of google streetview---or that maybe I was looking at things in a jaded way----so I then switched to google's shots of parts of dtla around 1st & grand, towards LA sts. The scale was exactly as I've always known it to be, more fitting for a major city. iow, such a difference doesn't have to be considered better---or worse---but it's one difference that's noticeable in one, not so noticeable in the other.

another thing: boutique cities may be friendlier, cozier, nicer & without as much of the fugliness as LA, which it does have too much of. But that doesn't mean those boutique type of cities are more interesting or multi layered.

which leads to....

Quote:
Originally Posted by bobcat View Post
Go read what they say on tourist forums and you'll find people raving about Times Square, the Grove, the Las Vegas Strip, and every other similarly tacky locale you can think of. And they LOVE what LA Live has done to that area of DTLA.
SSPers in his thread may get very analytical----possibly over analytical----about urban design & the pros & cons of places. But when all is said & done, ppl determine what succeeds or fails in the way they spend their time & money.

I think boutique cities, in the PNW or a town like boston, can be overly one dimensional & less interesting than LA, but many other ppl would disagree.

some ppl may say the proposed metropolis proj between 8th & 9th Sts is too burban, too short, too small, too boring, too whatever. but I bet far more ppl won't be bothered by those things as much as they'll be turned off by what's there right now: a huge fugly parking lot.

when it comes to the devlpr of the metropolis, they aren't going to be shaped by what we think here. they'll be shaped by whether big box stores will want to join with them, & whether banks will want to give them $$$. That's the only thing that matters right now, & unfortunately that may mean the big deadzone there today will still be a deadzone several yrs from today. of course, I hope I'm wrong.
     
     
  #1794  
Old Posted Aug 4, 2011, 2:49 AM
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As important as the Park Fifth lot is, I consider the subway portal parking lot just as crucial to Pershing Square's revival.

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Originally Posted by laofanaheim View Post
as districtdirt later pointed out...la live! Was built with private money and it's not a public space like that of pershing square. La live! = times square (lot of private development).

Pershing square is where we need to focus our efforts and making that our central gathering spot. It's in a perfect location, but crappy design. Let's hope there is some way we can modify pershing square with less car ramps and more greenery.
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Last edited by JDRCRASH; Aug 4, 2011 at 3:04 AM. Reason: another thought
     
     
  #1795  
Old Posted Aug 4, 2011, 3:48 AM
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I wouldn't approve without at least 10 more stories or a strong story about who is occupying and what commitments they have. Maybe if they agree to 10 stories of afforable housing.

And I agree completely that AEG and other developers are looking for their own profits and do not care about the city generally, so thanks for reminding us. It is very clearly the city's role to look at projects with the long-term interest of the city in mind rather than the short-term benefit of any single group.
Well, that goes back to the point I was making - high-rise does not pencil today, so a City should allow a major piece of dirt sit fallow for years until such time as it may make sense to develop the density people think it should have? If you want to see high rises and 10 stories of affordable housing, who pays for that? No developer can finance that. Only a city or Redevelopment Agency that's not defunct or stripped of its cash by Jerry Brown can make that work. So guess I'm confused as to what you really want - to bemoan a project that you don't think is dense enough that can actually get built, or let land sit fallow with dreams or high rise erections dancing in your head.
     
     
  #1796  
Old Posted Aug 4, 2011, 4:23 AM
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Originally Posted by citywatch View Post
districtdirt, allow me to place your post in a different context....

Then, you visit and see this:


maps.google.com

the main problem is not so much that nokia plaza isn't as well designed for ppl as it could be----& I agree it's not----as much as the hood still isn't very heavily populated. And that's even considering projs like the concerto, roosevelt & brockman are fully occupied, which they're not. So whether LA Live is ppl friendly or not, there's still not a lot of ppl in dt, 24/7, esp compared with certain other cities that never were drained of so many residents in the first place, as what happened to dtla starting over 60 yrs ago.

I suspect far more ppl go to nokia plaza &, while they may be underwhelmed by its lack of friendly or great design, are turned off far more by what's shown in the pic above or in the wide angle pic shot by kingofthehill of the huge fugly parking lot south of 8th St.
Why is your 'counterpoint' to every complaint about building design is to show a google streets pic of an adjacent surface parking lot? You know its possible for these two things to be mutually exclusive. You can plop this current Metropolis incarnation in a sea of parking lots or in the middle of downtown Manhattan and it still won't change how ugly this bulding is. I'm getting a little tired of this idea on this forum that we should keep our opinions on bad architecture/design to ourselves because beggars shouldn't be choosers as if a building's flaws are immediately exonerated because it's replacing a parking lot. Are we or are we not a 'world class city' (as so many here love to advertise, yet think Metropolis is a satisfactory design) that demands intelligent design? Obviously no one here disagrees the elimination of that surface parking lot is a good thing, but these architects need to go back to the drawing board.
     
     
  #1797  
Old Posted Aug 4, 2011, 4:35 AM
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Originally Posted by BrighamYen View Post
Exactly, and everyone will have their opinions. I personally really like LA Live and know that when the area continues to densify around it with other larger mixed use projects like LA Central and Marriott hotels, it will become an organic extension and viewed much more favorably. LA Live has street front businesses along Olympic and Figueroa, and sure it has some internal corridors, but that doesn't make it automatically artificial. It's how it interacts with its surrounding and if there is a natural pedestrian crossflow with other buildings surrounding it. That obviously won't happen until there are other buildings. But that'll change when other buildings are built around it.
Recognizing that L.A. Live is a tacky artificial suburban development awkwardly pegged into an urban environment, I accept we need developments like this to bring revenue and attention to downtown, but does that mean it needs to functionally act like CityWalk? I don't know how you can 'really like' LA Live when most of Chick Hearn Ct. is walled off amid metal panels and giant billboards, when there's barely any windows fronting Figueroa eliminating synergy between interior/exterior of the buildings, when the goofy looking light towers in the main plaza already look outdated. Since the opportunity and financing were there, couldn't the developers have done a better job? Again, are we or are we not a world class city that is innovative? I'm not saying lets bulldoze the structure, and I recognize it's done good. I'm just saying maybe if we recognize LA has nothing more than an oversized Tulsa Oklahoma by the sea, then maybe our middling standards would be justified. All I'm saying L.A. Live was golden opportunity to be better than it is and there are too many instances of wasted opportunities in this city.
     
     
  #1798  
Old Posted Aug 4, 2011, 4:49 AM
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Originally Posted by sopas ej View Post
Are you referring to the 1987 restoration of the Biltmore/addition of the Biltmore Tower? It was THAT restoration where the main front entrance on Olive Street fronting Pershing Square was turned into the back entrance, and a new main entrance and lobby were created on the Grand Avenue side (what was once the lobby is now called the Rendezvous Court, still gorgeous, but not serving the function it once had). In essence, the Biltmore turned its back on Pershing Square. No wonder, though, being that by the 1980s, and probably even before, Pershing Square was a haven for homeless.
Yes, that restoration........it took place before I got to LA. And while I recognize the entrance to the hotel was changed, just the quality of the restoration and the amt of money spent and given its initial reception when it opened, one would have thought it would have been enough to spark a revitalization in the PS area. Instead, the Square began to impact negatively on hotel bookings. So they redid the Square......but in my estimation it was done poorly.

And I agree with you it doesn't help that they put a parking garage under the Square but I personally never thought that was the real problem. Its just that DTLA was so moribund during the 90s. Nothing caught on given the turmoil the city was going through............a severe economic recession, an earthquake and the LA Uprising. There were times I didn't think the city would survive.

But now is the time to get PS to realize its full potential.
     
     
  #1799  
Old Posted Aug 4, 2011, 4:57 AM
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Originally Posted by BrighamYen View Post
I totally see high-end designer boutiques take over the ground floor retail spaces of the Biltmore Hotel and other nearby buildings and eventually become a new shopping district surrounding Pershing Square.

It's possible that the ACTUAL name Pershing Square may connote shopping in the future just like when you say "Union Square SF" people usually think of shopping. Or if you say SoHo, people think of shopping now. In the future, what if people said "Pershing Square" and it became synonymous with LA's premier shopping district?
Agree with you completely........that whole area could become more upscale. Isn't the Hotel Clark near PS as well? Someone posted its redone sign........looking good! There are some interesting bldgs around the Square with the notable exception of the jewelry bldg...........I just couldn't get into that one.

And Olive could act as the connector between 7th and PS. As you can tell, Olive was one of my favored streets.
     
     
  #1800  
Old Posted Aug 4, 2011, 5:23 AM
alki alki is offline
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Join Date: Apr 2011
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Quote:
Originally Posted by citywatch View Post
I know you're referring to the lot UNDER Pershing, but I'd say it's these lots that really are the biggest problem right now...

^ the problem with pershing sq is not too different from the problem with nokia plaza. IOW, while the design of both could use some improvement, the biggest issue is the hood still lacks a really large presence of ppl 24/7---& I'm not including the homeless, drifters, druggies or ppl so desperate they don't mind----& maybe even enjoy----the pathetic swapmeets on broadway. So without crowds of ppl to keep the hood jumpin, esp around Pershing sq, it's easier for the sidewalks & public areas to feel overly quiet. That in turn makes it easier for homeless ppl & drifters to feel comfortable enough to take over all those quiet spaces.
Citywatch, come on.....one size does not fit all. Your focus on parking lots is beginning to sound fanatical. I appreciate that you do not like parking lots..........most of us don't. However, to suggest they are the reason why PS or NP are not successful as people draws is really stretching it.

First of all there are not a lot of parking lots in the heart of DTLA. They tend to be more on the periphery which is pretty typical of many American cities. Secondly, there are more than enough people in DTLA to fill up what squares or plazas exist there. I have been in much smaller cities that have fairly active plazas.........Portland, OR is just one example. From my experience, successful plazas are more dependent on good design and features that manage to draw people in. And it takes time for a new plaza or square to catch on.........their success doesn't happen overnite.
     
     
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