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  #4881  
Old Posted Jun 27, 2014, 9:08 PM
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Originally Posted by ThomJames View Post
Um...FYI, it took Bottega Louie almost 3 1/2 years to complete construction and that is in a one story unit. He is trying to put 3 or 4 concepts all under one roof which involve food production.

You shouldn't make such dumb and authoritative comments when you have no clue as to what you're talking about.

You're just another annoying armchair quarterback on this blog, that is negative about almost everything with obviously no development experience.

No Trolls
No need for the personal attack. Alki has been a good contributor to this thread.
     
     
  #4882  
Old Posted Jun 27, 2014, 9:31 PM
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http://brighamyen.com/2014/06/27/breaking-aeg-worldwide-leased-entire-desmond-building-downtown-la/

Breaking: AEG Worldwide Has Leased Entire Desmond Building in Downtown LA

     
     
  #4883  
Old Posted Jun 27, 2014, 9:53 PM
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Originally Posted by BrianMojo View Post
I'm really worried that he did run out of money. But honestly, he seems like the type to do things right if The Edison is any indication. So I imagine even if he opens with a less-than-perfect facade, he'd go back and fix it up later.
I have been following this bldg closely because I was pretty familiar with it from when I did docent work for the LA Conservancy. Back in Feb, he said the bldg would be open within six months....that's in two weeks:

Despite several delays, Meieran says the new Brookdale, in some form, will be open within six months.

http://www.collectorsweekly.com/articles/cliftons-brookdale-cafeteria/

I am not trying to knock Meieran......I suspect he may be a decent guy from what I've read. I guess I am just frustrated with the ongoing delays.........every time he's contacted the completion date gets pushed out. Now Brudy is hearing its in the fall. If they can build supertalls in 24 months, it seems to me this rehab of Clifton's should be going faster.
     
     
  #4884  
Old Posted Jun 27, 2014, 9:56 PM
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Originally Posted by LosAngelesSportsFan View Post
No need for the personal attack. Alki has been a good contributor to this thread.
Thanks......
     
     
  #4885  
Old Posted Jun 27, 2014, 10:01 PM
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Originally Posted by alki View Post
Excuse me but rehabbing bldgs is what I did for a living. It doesn't take 3 1/2 years to do a Bottega Louie and it doesn't take 4 years to do a 4 story bldg. He's stretched too thin financially........I don't have to see his bank statement to know that.........so, please, stop with the troll comments.
Bottega Louie's lease was signed in January of 2006, doors opened in April of 2009, April.

BTW, how many restaurant/bars have you opened in historic buildings?

Money may be some contributing factor, as any restaurant/ bar construction especially in historic buildings is unpredictable, most often times a money pit. I have a lot of development experience as well and the last restaurant I built in downtown took over 2 years. And it definitely wasn't as difficult a project as what Andrew is undertaking. 4 concepts under one roof.

Lease negotiations/ final lease usually take 3-4 months. Hiring architects/planning take at least 6-9 months. Plans must be approved by about 10-15 depts. Construction another 12-18 months depending on changes and city inspections. Just to get a CUP takes about a minimum of one year.

I'm not sure what kinda of buildings you rehabbed and where, but in downtown LA this is about the time it takes. Especially with historical buildings in which everything must be upgraded. Did you have to retrofit all the buildings you rehabbed? I'm certain the city required that for this building.

I am good friends with 4-5 restaurant owners on 7th street and it has taken everyone at least 2.5 years. And that is in spaces that are 'construction ready'
     
     
  #4886  
Old Posted Jun 27, 2014, 10:03 PM
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Originally Posted by delts145 View Post
Really, trash would be the only reason. Much of Downtown itself is actually not so bad as far as street trash goes. Of course there's still the homeless issue, which in certain blocks can be over the top. However, there is so much progress being made downtown, and it is changing so quickly for the better, that you can really feel the tangible hope.
Good.......because cleaning up the streets is fixable.

Like I've said before, you all who live in DTLA are gaining power as your population grows. You need to be demanding the improvements you want.


Quote:
I probably am talking more specifically the neighborhoods surrounding Downtown. I love the architecture of areas like Pico Union and also much of the central neighborhoods between Western and Figueroa like West Adams, etc. I just get overwhelmed by the trash at times. We really need our land/property owners to take responsibility. Handing out tickets to pedestrian littering is just a pipe dream. Make the property owners responsible, and start sending out litter maids as zealously as meter maids, and we'd see a whole new and cleaner central city.
Pico Union is a tough one.......its pretty hard core. However, I don't get West Adams. I rehabbed a house there and really thought it would come back strong with USC so close. And yet, it continues to flounder. But then, Echo Park is doing much better; ditto with Highland Park. I think once City West and Chinatown become stronger, DTLA won't seem so much like an island.
     
     
  #4887  
Old Posted Jun 27, 2014, 10:07 PM
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Originally Posted by blackcat23 View Post
http://brighamyen.com/2014/06/27/breaking-aeg-worldwide-leased-entire-desmond-building-downtown-la/

Breaking: AEG Worldwide Has Leased Entire Desmond Building in Downtown LA

Net positive or net negative?

It seems to me we've seen more tenants leaving DTLA (even this year) than coming to it. Most the tenants moving into DTLA offices are downsizing from other DTLA offices.

It's pretty sad that even with all our hyping and buzz our office market is still downward trending.
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  #4888  
Old Posted Jun 27, 2014, 10:07 PM
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Originally Posted by alki View Post
I have been following this bldg closely because I was pretty familiar with it from when I did docent work for the LA Conservancy. Back in Feb, he said the bldg would be open within six months....that's in two weeks:

Despite several delays, Meieran says the new Brookdale, in some form, will be open within six months.

http://www.collectorsweekly.com/articles/cliftons-brookdale-cafeteria/

I am not trying to knock Meieran......I suspect he may be a decent guy from what I've read. I guess I am just frustrated with the ongoing delays.........every time he's contacted the completion date gets pushed out. Now Brudy is hearing its in the fall. If they can build supertalls in 24 months, it seems to me this rehab of Clifton's should be going faster.
City Inspections/ Heath Dept inspections can take months. Most times it's easier to build from the ground up than retrofit and rehab buildings especially in the restaurant industry. The codes are so many and difficult here it would make your head spin.

The first restaurant I worked on here, I thought I could use the same contractors I used in other parts of the city. All of my contractors wouldn't touch Dtwn with a ten foot pole. Everyone thinks it's way too difficult/ complicated.
     
     
  #4889  
Old Posted Jun 27, 2014, 10:18 PM
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Originally Posted by ThomJames View Post
Bottega Louie's lease was signed in January of 2006, doors opened in April of 2009, April.

BTW, how many restaurant/bars have you opened in historic buildings?

Money may be some contributing factor, as any restaurant/ bar construction especially in historic buildings is unpredictable, most often times a money pit. I have a lot of development experience as well and the last restaurant I built in downtown took over 2 years. And it definitely wasn't as difficult a project as what Andrew is undertaking. 4 concepts under one roof.

Lease negotiations/ final lease usually take 3-4 months. Hiring architects/planning take at least 6-9 months. Plans must be approved by about 10-15 depts. Construction another 12-18 months depending on changes and city inspections. Just to get a CUP takes about a minimum of one year.

I'm not sure what kinda of buildings you rehabbed and where, but in downtown LA this is about the time it takes. Especially with historical buildings in which everything must be upgraded. Did you have to retrofit all the buildings you rehabbed? I'm certain the city required that for this building.

I am good friends with 4-5 restaurant owners on 7th street and it has taken everyone at least 2.5 years. And that is in spaces that are 'construction ready'
I am not even talking about opening the restaurants. I am talking about completing rehab of the bldg. As far as I can tell, all that's been done in 4 years is taking off the fake front. Now its true I have not been inside. It could be that for the past 4 years, he's been working almost exclusively inside and the inside is construction ready, has its sign offs, and all he needs now is Certificate of Occupancy. If so, I will eat crow publicly on this forum. However, if the inside looks anything like the outside, then that bldg has been sitting there for nearly 4 years with very little getting done.

And yes, I had to retrofit the bldgs I did in LA and bring them up to seismic standards. In fact, with two of them, I got approvals for two new procedures that allowed the historical facades to remain intact. So I know what a pain the city can be.

Lastly, you don't sit there paying overhead/administrative costs, trying to get your restaurants approved, and not work on the bldg itself. At least not if you want to stay in business for very long.

I apologize to the thread for all the ranting. Never intended to get people upset. Again, I was mostly expressing my frustration that the bldg isn't getting done.
     
     
  #4890  
Old Posted Jun 27, 2014, 10:23 PM
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Originally Posted by DTLAdenizen View Post
Net positive or net negative?

It seems to me we've seen more tenants leaving DTLA (even this year) than coming to it. Most the tenants moving into DTLA offices are downsizing from other DTLA offices.

It's pretty sad that even with all our hyping and buzz our office market is still downward trending.
What companies have left? From personal experience and with speaking to other Realtors, there is A LOT more interest from out of the area and plenty of leases being signed. The only reason the vacancy rate doesn't change much is that we have a lot of law / accounting firms who re-up and take significantly less space because everyone is going to open / creative space instead of cubicles and offices which require a lot more square footage.
     
     
  #4891  
Old Posted Jun 28, 2014, 1:17 AM
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Originally Posted by BrandonJXN View Post
Could've sworn Jalisco was a gay bar...
yeah Jalisco, is the only gay bar in downtown. Its off 2nd and main, been their on Saturdays nights, its a very Latino centric bar. The 4th st. bar may be going for the WeHo crowd which is fine by me. The gay population is huge in downtown.
     
     
  #4892  
Old Posted Jun 28, 2014, 2:53 AM
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  #4893  
Old Posted Jun 28, 2014, 3:13 AM
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So it looks like we are essentially on the verge of groundbreaking on Metropolis, 9th & Hope, and 11th & Grand Glass Tower. They're all fenced off. This is a good sign.
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  #4894  
Old Posted Jun 28, 2014, 3:49 AM
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Originally Posted by DTLAdenizen View Post
And as a follow up, these are from this afternoon.

The children of Los Angeles showing great respect for property around Downtown lately. There has been a huge spike in tagging & vandalism. (And even bigger spike in homelessness, though lets all just keep ignoring that).

Finally, some retail space in South Park!!

Wait a minute...... (7+ years vacant, and theres a lot more within just a couple blocks like it)

3+ years vacant.

All your pics must have taken quite a bit of time to both shoot & then assemble, so I certainly appreciate the effort.

your comments about vandalism & retail space that sits vacant for yrs on end should be combined with my awareness of just how much land in dt still needs to be filled in or cleaned up. Those are the things I notice most whenever I'm in dt, which is why unhappiness about new devlpt not being taller always puzzles me. The ppl who feel that way must live in a parallel universe from mine. Their universe must be one where just about all retail space in dtla is fully booked with nice stores....& not swapmeets....& always full of customers, where every nook & cranny of dt is pleasantly developed, where troublemakers, including taggers & aggressive homeless ppl, barely exist, & where dtla's sidewalks are always full of ppl, esp women out shopping for the day.

whenever I browse through comments about dt, such as those posted to yelp about various restaurants or stores in the hood, the one negative comment that always pops up on a somewhat regular basis regards the problems of dirty streets, rundown properties, homeless ppl. iow, even though various new devlpt can be quite architecturally bad, almost no one cites that as the reason they're leery of dtla.

however, in regards to incompetent architecture, the Ava apt bldgs are proof positive that unattractive, tacky design has nothing to do with a low budget. Perhaps the choice of stucco instead of something more classy can be blamed on budgetary restraints. But the horrible colors used on Ava, on both its accent areas & the glass siding of its balconies have nothing to do with money, but everything to do with BAD taste.

If anything, the colored glass probably costs more than plain, clear glass, since tinted glass isn't produced in huge quantifies, whereas uncolored clear glass is.
     
     
  #4895  
Old Posted Jun 28, 2014, 7:40 PM
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11th and Grand isn't for the Glass Tower FYI. That's the Desmond's parking lot. It was for staging for renovating the Desmond. Glass Tower is across the street and won't start construction until late 2014/early 2015.
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  #4896  
Old Posted Jun 28, 2014, 8:49 PM
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Aren't we all entitled to our own opinions?
Absolutely. I don't see the ugliness in Ava when others do (though I will say that I'm not a fan of the highlighter green nasty bits). My opinion of it differs from yours (you meaning anyone). But when all you say is something negative, it's a sign that you should shut the hell up. Especially if you say the sky is purple when clearly it's blue and has been blue since the dawn of time.
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  #4897  
Old Posted Jun 28, 2014, 8:59 PM
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Absolutely. I don't see the ugliness in Ava when others do (though I will say that I'm not a fan of the highlighter green nasty bits). My opinion of it differs from yours (you meaning anyone). But when all you say is something negative, it's a sign that you should shut the hell up. Especially if you say the sky is purple when clearly it's blue and has been blue since the dawn of time.
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During a different period in our planet’s lifetime, when the atmosphere was composed of different gases, the sky may not have been the blue sky we see today.
Source: http://thetartan.org/2012/12/3/scitech/howthingswork
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  #4898  
Old Posted Jun 28, 2014, 9:27 PM
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Originally Posted by DTLAdenizen View Post
You can post this but not anything regarding businesses fleeing DTLA or doom and gloom about empty condo towers.

Also: why are you watching people come in and out of their homes? That's some Rear Window type of stuff. How does that work? Do you see a girl walk into her building and wait so many hours until she comes out?

Bye Felicia.
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  #4899  
Old Posted Jun 28, 2014, 10:23 PM
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I think DTLADenizen does love downtown, which is why he is so hard on it. No, downtown isn't as bad as DTLADenizen makes it, but it isn't as wonderful as other forumers say it is either. For example, there is a growing homeless issue downtown. I was at Bottega Louie the other night getting dessert after Q Sushi (which is the best sushi place in L.A., and I've tried literally every single high end sushi place in L.A.) and there were two homeless men flanking the entrance panhandling. I shouldn't have to walk through a tunnel of homeless just to get to some dessert. This is only gonna get worse with that huge hotel in the historic core being turned into homeless housing. Honestly, someone should place a moratorium on new homeless housing downtown. Why not spread the love around the county a little bit?

Also, OC is probably building more housing than DTLA. OC is fucking massive, DTLA is only 60 something blocks. Be logical, people.

The only thing I don't like about DTALDenizen is that he quoted all his photos when he posted his new batch. Don't do that!

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  #4900  
Old Posted Jun 28, 2014, 10:26 PM
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Absolutely. I don't see the ugliness in Ava when others do (though I will say that I'm not a fan of the highlighter green nasty bits).
so, brandon, do you just copy/paste your opinion about ava?....even more so when you're still saying you don't see the ugliness in that proj yet do now admit there are some 'nasty bits'.

I'm still surprised at just how jarring....& unsophisticated....the colors are, even more so since the artist's rendering of the bldg, from the architects themselves, doesn't indicate the colors were going to be so clumsily handled....



tcaarchitects.com


after looking more closely at the image, I now realize the glass siding of the balconies was always going to have different colors. But the accent colors look like they originally were going to be either only dark brown or certainly a much darker shade of green.

I still think the basic shape of their apt bldg at wilshire & La brea makes that the worst of TCA's designs, but after seeing how something as basic as the colors of their bldg in little toyko turned out, I'll really cringe in the future whenever I hear the owner of a new proj is using TCA as the designer.

They're now a case of 'buyer beware'.

some forumers have been equally harsh about their designs for bldgs in south pk, but so far....at least based on the artwork....I'd call them bland instead of ugly. But I'll take bland over wilshire/labrea & ava any day of the wk, which to me are surprisingly tacky.

as for the comments of dtladenizen, he's a tough taskmaster, to be sure, but so is brudy in his own way. Since they both live in dtla, whenever I cringe at how unhappy they are about certain aspects of the hood, I have to remember the way I've often felt when I've visited dt, seen things directly & personally for myself.....gotten a sense of the hood with my own eyes....& then come away with a very different impression than the one I had when I went in.

Ppl are the spice of life, so I notice that whenever I've been in dt, my reaction is greatly affected by how many ppl are out & about, walking around, shopping in stores, filling restaurants....all helped if I've read that new apts are being snapped up rather quickly, or that offices in the hood finally are being leased up. Since the last thing is something I know has yet to happen in over 20 yrs, it remains the one point that makes me cautious even when I'm personally in dtla & have come across an active street scene. iow, I'm always aware there are certain weak points working against dt, which is probably why I appreciate to an even greater degree the improvements being made to the hood.

btw, I saw this on kcet's blog about a yr ago...

Quote:
Irvine is Southern California's fastest growing city, according to new census data. It grew at a pace five times the Southern California average, with its population leaping to nearly 230,000, or 4.2%, from July 2011 and July 2012.

Real estate agents say that the Orange County city's schools are the biggest draw, according to the Los Angeles Times. More growth is expected for Irvine, with its population nearing 300,000 by 2035. New construction has also continued to increase with more than 1,400 new homes sold last year in Irvine Co. developments. That's up from 774 sold the year before. Irvine also boasts the lowest violent crime rate of any U.S. city with more than 100,000 people.

^ this is why most ppl, if they feel wary about areas like dtla, won't place the mediocrity of the design or the shortness of new projs in such hoods on the top of their priority list.

but I don't want to end on a low point, so this is in the current issue of downtownnews.com.....


Quote:
Now that Grand Park officials know that free events in the 12-acre attraction can draw bigger-than-expected crowds, they have made a key decision. With the park's second Fourth of July celebration taking place this Friday, they are planning for 25,000 attendees, but preparing for up to 50,000 people.

Park security had to shut the gates this past New Year's Eve when three times as many people as expected showed up. So, for the country's birthday bash, park Director Lucas Rivera is widening the boundaries of the event site. The July 4 Block Party will stretch to Temple Street on the north, Second Street on the south,, Grand Avenue on the west and Main Street on the east.

Last year's event brought out 10,000 people, Rivera said, and pyrotechnic professionals set off fireworks from the ground. This year, Ron Smith, vice president of theatrical operations for J.E.M. F/X, Inc., will be firing 1.2- and 3.5-inch aerial shells from the roof of the Dorothy Chandler Pavilion. The difference, he explained, is like going from a light show at a concert to a professional fireworks display. "The last time Los Angeles had fireworks this big was in 1995," Rivera said.

So you ppl who live in dt & will be there next friday are in a position to get a nice fireworks show at night. It wasn't too long ago when dtla was one of the last places many ppl throughout LA wanted to be either on NYE or independence day.
     
     
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