LOS ANGELES | Downtown Project Rundown 4.0

[pesto]

Originally Posted by colemonkee

^ Technically it IS on the same block. It's in a great location, save for the blight of Los Angeles Street.

As to why developers aren't building high rises like Zen Tower left and right? They still don't pencil out for the most part. They may have in the condo boom days, but a 50-story tower like Zen won't pencil out for the foreseeable future - as condo or rental. Currently there's only two residential buildings over 20 stories that claim to be starting construction soon (but haven't just yet), and one 20 story residential tower with a well-established developer that still can't lock down financing. So while there is significant demand there, rental prices only pencil out for those few lucky developers who were able to obtain their land with plans & entitlements at a depressed cost from another floundering developer.

So in terms of the economic winds opening up the high-rise development pipeline, we're not quite out of the woods just yet. However, if we get even 8th and Hope, 9th and Olive, and Angelena (or Angelina, or el Angelinarino, if you're not into the whole brevity thing) under construction by the end of the year, we'll have a pretty healthy level of construction going on that could support another similar wave of developments in the 6-12 months following their completion (I'm looking at you, Apex/Concerto Tower #2!!!)

Angelotto: 40 stories
Angelina: 30 stories
Angelini: 20 storees
Angel-oh,no: 5 stories

[pesto]

Originally Posted by alki

From time to time, public institutions create new complexes.........complexes that can enhance urban life. They don't happen very often so you want to maximize their bang. Therefore, IMO, putting an important museum on top of a hill overlooking the San Diego freeway is a total waste. Beautiful complex.........I like the architecture.......but it does the real city very little good. And LA does that way too often.

True. But can you imagine Getty trying to put together 40 acres or more on the Westside today? Or someone proposing to clear slum housing and build USC where it is today?

If you have any brains, you head to a mountain top, Santa Clarita or somewhere with fewer regulations, more space and fewer payoffs to the powers that be. Don't blame Getty: blame the city and yourself for voting for them.

[pesto]

Originally Posted by LAofAnaheim

Los Feliz Park is not easily accessible. Now, get parks on/near Metro rail stations and that'll change. You already hear a lot of people in LA start thinking about going to Exposition Park with the Expo Line for their Friday Night Movie Series. The new Grand Civic Park is going to be above the Civic Center Red/Purple Line station.

Look at Pershing Square during events, especially Santacon, Pillow Fight, Night Lights, free concerts, ice skating, etc... the place gets PACKED. And tons of those people are taking the Red/Purple Line to easily arrive there.

These are the kinds of things that drive demand to live DT. And increased demand is the ONLY way to encourage building (although there are plenty of ways of discouraging it).

Don't blame bad design, slum lords, etc. Those "causes" miraculously disappear when demand to live in an area increases.

[blackcat23]

Originally Posted by pesto

Angelotto: 40 stories
Angelina: 30 stories
Angelini: 20 storees
Angel-oh,no: 5 stories

[mhays]

Originally Posted by Illithid Dude

That may be so, but then why are apartment high-rises penciling out in, say, Seattle? It's not like Seattle is more expensive then L.A. And I've looked at the rental prices, just out of curiosity, and they are about the same as rental prices in L.A. Moreover, rental prices in L.A are expected to go up almost ten percent by the end of the next year. Are buildings simply less expensive to build in other cities?

Well, relatively off-the-grid.

Because in Seattle they can have much less parking...commonly 0.6 or 0.8 spaces per unit. That makes smaller properties viable (14,000 sf sometimes), and greatly reduces construction costs.

Also, people will pay more of a premium to live within walking distance of the CBD in Seattle than in LA. Here, greater Downtown is the center of nearly everything, vs. the dispersed model of LA. Plus there's more of a walking and transit culture.

[mhays]

Originally Posted by colemonkee

It comes down to land prices and construction costs, not necessarily availability of jobs. Downtown has one of the largest concentrations of white collar jobs in the city. Land prices in LA are very high, probably somewhere comparable to those in NY or SF (though both of those are likely higher than LA). Then factor in that labor costs are likely higher in LA due to union rules and higher costs of living, and materials costs may be higher due to supply chains, distance from manufacturing centers, and sales tax. Compound that with the very tedious and expensive process of code compliance and plan check in LA, and you have your answer as to why buildings are more expensive to build than in, say, Seattle.

Seattle has most of that too. But you can put your 250 units on much less land due to parking not being required, meaning the developer can do the number spaces they think necessary.

Using 250 units and a 14,000 sf site as an example, you might fit 150 spaces on four levels of parking. But if you need 500 spaces, you'll probably want to find a 30,000 sf site and do six levels. Assuming $500/sf for the land, that's another $8,000,000 wasted on extra land, and maybe $14,000,000 wasted on extra development costs including construction. Basically $22,000,000 extra for the "same" building, or $88,000 per unit.

[WonderlandPark]

Anyone know what the parking requirements are in San Diego? They seem to have no problem throwing up highrises by the dozen.

[Illithid Dude]

I've decided to start doing a compilation of all the new food and retail developments every week. There's just so much stuff happening DT that is going unnoticed- and there deserves to be a way to bring all that news to the forefront. Remember, all this stuff has happened in just one week. Let's do this.



A hipster bread store (B1 Breadshop) is opening next week on 7th.

Picture taken from their Facebook page.



New restaurant opening up at Luxe Hotel from a Top Chef guy.

http://la.eater.com/archives/2012/07/20/figoly_opening_july_27_in_downtowns_luxe_hotel.php#more



Pressed Juicery has opened downtown, in the Fashion District.



Terroni (Italian food) is under construction on Spring and 8th.

http://la.eater.com/archives/2012/07/18/terroni_goes_glam_in_a_big_way_opening_dtown_in_nov.php



The Parish (on the intersection of Main and Spring) is almost done, and should open last week of July or early August.

http://la.eater.com/archives/2012/07/16/have_a_look_inside_the_parish_soon_to_open_downtown.php

Concept spanish-themed coffee house opening on Spring between 6th and 7th, where Night Toast used to be.

http://blogdowntown.com/2012/07/6910-horchata-lattes-rice-and-bean-frappes-coming



French Bistro planned for El Dorado lobby.

http://www.ladowntownnews.com/restaurant...329ae9c-cd2e-11e1-8f52-001a4bcf887a.html



New gym opening up in the Old Bank District next month.

http://www.ladowntownnews.com/news/new-c...2dc0b40-d03f-11e1-9a83-001a4bcf887a.html

Gourmet 8,200 sf market to open in the Arts District.

http://www.ladowntownnews.com/news/marke...30589c8-cd2d-11e1-a0af-001a4bcf887a.html



Poketo store opens in the Arts District on 3rd. Sells hipster stuff- chairs, shirts, laptop covers, books, pencils, etc.

http://poketo.com/



Leka restaurant (new American Food) nearing completion.

http://brighamyen.com/2012/07/18/leka-restaurant-nears-completion-august-grand-opening-in-dtla/



Parker and Barrow (clothing boutique) opening up on Broadway between 8th and 9th.

http://brighamyen.com/2012/07/17/parker-...retail-on-broadway-downtown-los-angeles/

And I'm sure I missed some, but that's all I got. Would this be something you would like me to continue doing on a weekly basis?

http://www.latimes.com/features/home/la-...s-arts-district-20120713,0,5103958.story

[Muji]

Shot of 1111 Wilshire I got 2 days ago:

[Kingofthehill]

"Hipster bread store" and "hipster stuff?" I thought we knew better than that. C'mon, man .

If there is one word that is overused and little-understood, it has to be that one. That is especially funny, seeing how DTLA is literally going from abandoned wasteland to upscale yuppie destination overnight, skipping the hipster trajectory altogether. With regards to the dining scene, this is visible and cemented with Bottega Louie, Más Malo, Artisan House, Mo-Chica, Church & State, Lazy Ox, the Blue Cow, Industriel, the new Water Grille, Patina, various new whisky, wine, and vodka bars, etc. Echo Park or Bushwick, they are not.

I don't know legitimately "hipster" anything there can be in the face of all of those high-end restaurants, cafés, yuppies, USC students, office workers, lawyers, tourists, lofts, hotels, etc. As I understand it, hipsters, for the most part, can't afford to drop, at the very minimum, $1500+ on a fancy loft. As a result, the newcomers to Downtown trend more educated and professional, and less artsy and "hipster." Anyways, it goes without saying that all of the new dining scene additions are great news, and wonderful assets for a healthy, revitalized city center!

[Illithid Dude]

Originally Posted by Kingofthehill

"Hipster bread store" and "hipster stuff?" I thought we knew better than that. C'mon, man .

I generally agree, but if I say 'Hipster', most of the time, people get a good idea of what I am talking about. For example, I say 'hipster' bread store, and people will think organic, fresh made, multi-flavored types of bread sold in a clean, modern, minimalistic space- which is exactly what B1 Breadshop is.

But yeah, there is a staggeringly large amount of constant improvement happening downtown. It's fantastic.

[pesto]

Originally Posted by Illithid Dude

I generally agree, but if I say 'Hipster', most of the time, people get a good idea of what I am talking about. For example, I say 'hipster' bread store, and people will think organic, fresh made, multi-flavored types of bread sold in a clean, modern, minimalistic space- which is exactly what B1 Breadshop is.

But yeah, there is a staggeringly large amount of constant improvement happening downtown. It's fantastic.

Very impressive and I agree that "hipster" is a good shorthand for this.

I haven't been DT in some months; any suggestion on 4 or 5 new places to eat/drink that I should definitely catch?

[alki]

Not sure if this new restaurant has been posted previously.

Have a Look Inside The Parish, Soon to Open Downtown

Monday, July 16, 2012, by Kat Odell





Lo and behold, one of the summer's most anticipated restaurant openings, The Parish, which looks just about ready for its downtown debut. Chef Casey Lane (The Tasting Kitchen) first mentioned his "true gastropub" last fall, and after a few delays, the eatery, which overtook Angelique Cafe, is slated to launch the last week of July/early August. Very exciting. Up above, a quick glance inside the triangular space. Downstairs furniture is in place, both inside and out, and Tasting Kitchen GM François Renaud was on site earlier today overseeing progress and the finishing touches.
·All Casey Lane Coverage [~ELA~]

http://la.eater.com/archives/2012/07/16/have_a_look_inside_the_parish_soon_to_open_downtown.php

[alki]

Originally Posted by colemonkee

It comes down to land prices and construction costs, not necessarily availability of jobs. Downtown has one of the largest concentrations of white collar jobs in the city. Land prices in LA are very high, probably somewhere comparable to those in NY or SF (though both of those are likely higher than LA). Then factor in that labor costs are likely higher in LA due to union rules and higher costs of living, and materials costs may be higher due to supply chains, distance from manufacturing centers, and sales tax. Compound that with the very tedious and expensive process of code compliance and plan check in LA, and you have your answer as to why buildings are more expensive to build than in, say, Seattle.

If land prices and construction costs were the key factors, Cleveland would be booming and Manhattan would be devoid of development. Ultimately, good economics, meaning demand created by job creation and gdp growth, drive construction. Of course, there are other factors at play and certainly DTLA will get new construction just because its a large metro area and DTLA has become Angelenos' new toy but creating more jobs would make DT development more impressive. The good news is that in the last two months job creation in S CA has started to ratchet up........May and June were the best months for job creation in CA since the great recession happened.

As for construction costs, the difference between Seattle and LA are not significant:

http://www.reedconstructiondata.com/cons...ruction-costs-for-four-types-of-accommo/

http://www.reedconstructiondata.com/cons...ruction-costs-four-types-of-office-buil/

[alki]

Originally Posted by citywatch

I think that pretty much sums it up.

Saw this article and thought of you.....attention to details.

Little Thing Ruined on Sunset Blvd

http://la.curbed.com/archives/2012/07/li...nset_blvd_makeover_at_bev_hills_ford.php

[alki]

Originally Posted by citywatch

I think that pretty much sums it up.

I notice some ppl instead claim the biggest problem is due to a lack of transit, or not enough parks, or that things like the getty museum or the grove shopping ctr are a certain way. Or that apt towers have parking podiums, or that bldgs aren't oriented to the sidewalks, or our bldgs are too short. Or that ppl in LA like cars instead of trains, or they don't like to walk, or they're too plastic & into hollywood flash.

I think all of that pales next to problems like this....


kingofthehill

^ I think that's disgusting....it makes me ... The owner can't even do something as simple as removing the lettering on the bldg's marquee, much less doing far bigger improvements. And the shopkeepers who rent from the slumlord are no better, & their customers who tolerate such are just as bad too.

when too many ppl & the places they own are merely variations of the type who controls the roxie theater, then it's silly to over analyze the problem with LA or make it sound like it's more complicated than it really is.

It was what was both annoying and exciting for someone like me living in LA. Most cities in this country......at least the more dynamic ones...........have saved most of their good historic bldgs and turned them into important contributors to the urban fabric. In LA, that process is way behind which was good for me because that's what I liked doing......turning ignored and deteriorated bldgs with good bones into viable bldgs again.

But I never understood why so many bldgs like the one above were allowed to deteriorate. McArthur Park, a district with great historic bldgs and a beautiful park, should be an incredible DT adjacent neighorhood where people who work DT live. Instead, landlords are allowed to rent 10 undocumented workers to a 1 bd apt, doing minimal upkeep and accelerating the deterioration of these bldgs. Other cities would kill for a neighborhood like McArthur Park while LA ignores it. Why?! The answer is a complex one........but I think you are capturing the jist of it. Throw in some corruption and LA's strange politics and I think you get the answer in totality.

[alki]

Originally Posted by LAofAnaheim

Nope. Reduce the high parking quota in LA and then you'll get development.

Although its changing, Seattle has high parking requirements DT. You guys have got to understand........developers live to develop. If the demand is there, they will find a way to build. Its as simple as that.

[alki]

Originally Posted by LAofAnaheim

Los Feliz Park is not easily accessible. Now, get parks on/near Metro rail stations and that'll change. You already hear a lot of people in LA start thinking about going to Exposition Park with the Expo Line for their Friday Night Movie Series. The new Grand Civic Park is going to be above the Civic Center Red/Purple Line station.

Look at Pershing Square during events, especially Santacon, Pillow Fight, Night Lights, free concerts, ice skating, etc... the place gets PACKED. And tons of those people are taking the Red/Purple Line to easily arrive there.

All I am saying is that its a struggle to get people en masse into LA parks. That's why I am curious as to the response to the Grand Civic Park. A native Angeleno architect once told me that Angelenos prefer to live in their backyards; not their parks. I look forward to hearing your comments re. GCP.

[alki]

Originally Posted by LA/OCman

I agree. When I first attended a concert at Pershing Square a few years ago I as shocked at how many people, including kids and families, were there. Alki, I do believe your perception of 20 years ago has changed. Plus, I do have mention that every weekend the beaches are packed in the summer. Having grown up at the beach, it is crazy how many thousands pack the city/state beaches. Those is our most important parks. Samo, Venice, Manhattan, Hermosa, Redondo...and many visit from inland areas to escape the heat.

Downtown, there are many tourists and locals enjoying the park above Angels Flight (it became famous from "500 Days of Summer" movie). Near Colemonkee, the LAPD HQ is dog park central. It is really a community of dog owners who frequent the park. Grand/Hope park used to be deserted on weekends. Not anymore. But LA of Anaheim has a point. The amazing Vista Hermosa park just west of DT is quieter...most drive there as the metro is not easily accessible. Also, the new State Park adj. to Chinatown has great events and lots of joggers/dog walkers. It is packed during events but it is not fully developed yet. And yes, Exposition Park is now accessible to the masses due to the Expo Line..

OK. I stand corrected. Based on comments on this forum, I thought most parks like Pershing Square were still underutilized. And yeah, you make a great point......the beaches are always packed. They may be drawing people away from the city's parks. Thanks.

[alki]

Originally Posted by pesto

True. But can you imagine Getty trying to put together 40 acres or more on the Westside today? Or someone proposing to clear slum housing and build USC where it is today?

If you have any brains, you head to a mountain top, Santa Clarita or somewhere with fewer regulations, more space and fewer payoffs to the powers that be. Don't blame Getty: blame the city and yourself for voting for them.

Pesto, that's my point........why should it be on the Westside and why should it have to take up 40 acres??? There are any number of vacant one acre sites DT that would have been more than adequate to site the complex; locations that would have been much more democratic.

I don't mean to be argumentative or derogatory but you are thinking just like an Angeleno. A new museum? Of course it has to be on the Westside. And of course, it has to be on this huge expanse of land. And it has to be isolated on a mt top so the masses can't get to it.

Lets not forget the greatest museums.....Le Louvre, the Whitney, the Art Institute of Chicago etc......all have urban locations. For me, the Getty was a wasted opportunity. It should have been DT.