Proposed Mid-Wilshire Towers Coming Back from the Dead?

Wilshire Crescent Heights (L) and Wilshire Skyline (R).  Images from GMP Architects and EPT Design.

The Mid-Wilshire area has been on quite a roll in 2013.  Construction is well underway on several new mixed-use developments and the J.H. Snyder Company has announced plans for a 13-story office tower overlooking Hancock Park.  To top that, upwards of $1 billion in upgrades are potentially coming to LACMA by way of a new Motion Picture Museum (designed by Renzo Piano and Zoltan Pali) and the proposed redesign of the main campus by Peter Zumthor.

The Texas based Hanover Company may be looking to add to this momentum, as two of their long dormant proposals have recently shown their first signs of life in years.  Earlier this month, Hanover received a six year extension on their approvals for a 21-story building at the northeast corner of Wilshire and Crescent Heights.  The tower, designed by GMP Architects, would stand 255 feet tall, containing 158 residential units above nearly 7,000 square feet of ground floor commercial space.

One block west, Hanover received extended approvals in June for the Wilshire Skyline, proposed for the northwest corner of Wilshire and La Jolla.  The 16-story tower would stand 201 feet tall, comprised of 143 residences atop 4,800 square feet of ground level restaurant space.  The project was designed nearly ten years ago by Nadel Architects.

However, groundbreaking does not appear to be imminent for either tower, as construction permits have yet to be issued.  Still, it is encouraging to see more ambitious projects re-emerging as the Los Angeles economy starts getting wind back into its sails.

New Look for the Vibiana Lofts

The Vibiana Lofts, designed by Nadel Architects

Yesterday, the Weintraub Real Estate Group presented their revised plans for a mixed-use development adjacent to the Cathedral of St. Vibiana at a meeting of the Downtown LA Neighborhood Council's Planning and Land Use Committee.  The new plans for the Vibiana Lofts call for a nine-story structure designed by Nadel Architects.  The building will stand a maximum of 123 feet tall, containing 238 apartment units and 3,600 square feet of ground level commercial space.  The apartments would sit above a three-level, 303 stall underground parking garage.  As previously mentioned by the project's former developer, Tom Gilmore, the Vibiana Lofts are intended to be a "unified development," with the Cathedral.  This means that the two projects will share architectural features and a joint plaza to encourage pedestrian activity between the buildings.

Profile of the Vibiana Lofts seen from the south and the west.

A shared courtyard would allow pedestrian circulation between the Cathedral, the Vibiana Lofts and the Little Tokyo Library.

The new iteration of the Vibiana Lofts represents a substantial downsizing from the 41-story tower approved for the site in 2007, which was set to contain 300 residential units above a massive five-floor underground garage.  However, I imagine that many locals will applaud this revision, since a nine-story structure is much closer in scale to the existing buildings within the Historic Core.  With an attractive design and a relatively sane ratio between parking spaces and residential units (1.27:1), there isn't much to complain about here.

• 200 S Main Street (DLANC PLUC)
• Gilmore Planning to Sell Lot at Vibiana as Restaurant Advances (Downtown LA News)

118 Apartments Proposed Near Hollywood and Highland

1840 Highland Avenue

Lately, we've seen a lot of plans emerging for residential developments in the area to the southwest of Hollywood and Highland.  Now, lets take a look at an upcoming development located north of Hollywood Boulevard:

1840 N Highland Avenue

A new six-story, 118-unit multi-family residential building with approximately 166,000 square feet of floor area and 216 parking spaces on a 57,810 square foot site that is currently a surface parking lot and vacant.

1840 Highland Avenue, outlined in red.

1840 Highland Avenue will consist of one, two and three bedroom units, complete with outdoorsy amenities including a pool and a spa.  The project was designed by Los Angeles based Nadel Architects, who also bear responsibility for City West's Bixel and Lucas development.  In a time where so many low-rise projects seem eager to lather on stucco, 1840 Highland bucks the trend.  Architectural drawings provided to the Department of City Planning indicate that the building will be clad in metal paneling, plaster and glass.  If only more of the mixed-use projects in Downtown could get similar treatment!

As luck would have it, 1840 Highland isn't the only project looking to liven up the gateway to the Hollywood Bowl.  Curbed LA reports that a 100-room Indigo Hotel is in the works on the opposite side of Highland Avenue.

Anyway, I leave you here with some grainy, black and white eye candy.

Close up on the Las Palmas Avenue entrance of 1840 Highland

Eastern and Southern elevations of 1840 Highland.

City West Getting 122 More Apartments

1435 W 3rd Street

The Central City development swell continues, as yet another sizeable mixed-use project is on its way west of the Harbor Freeway.  Here's what to expect:

1435 W 3rd Street

The project includes the demolition of nine buildings with 22-single and multi-family residential units and approximately 2,000 square feet of commercial floor area and the construction of a new five-story mixed-use residential building.  The residential component of the building will include 122 residential units with 11 units reserved for very low income households, and a total of 93,885 square feet of floor area, and 122 parking spaces.  The building will also include 3,500 square feet of commercial floor area, and 7 additional parking spaces for commercial use.

The development will go by the name of "3rd and Witmer."  Fairly nondescript, but a nice shot in the arm for City West.  Just south of this location, a significantly larger development is springing up next door to the Good Samaritan Hospital.

Bixel and Lucas, designed by Nadel Architects

The Bixel and Lucas development will create 648 new apartments and approximately 40,000 square feet of retail space.  606 of those residential units would be contained in the new 6-story building seen above.  The remaining 42 units are encompassed by the adaptive re-use of the handsome 1923 Medical Office Building at the corner of Lucas Avenue and 6th Street.

The Medical Office Building

• 1435 W 3rd Street (Department of City Planning)
• Good Samaritan Mixed-Use (Nadel Architects)
• Bixel and Lucas Project DEIR (Department of City Planning)

Two Residential-Retail Complexes Start Work in Westlake

After more than a year of inactivity, mixed-use construction is finally returning to City West.  In the shadow of Good Samaritan Hospital, two developers are now in the midst of site preparation for a pair of residential complexes that will infuse the Westlake neighborhood with more than 800 new market rate apartment units.

On a 4.1 acre property immediately northeast of the hospital, the Vancouver-based Holland Partner Group recently commenced work on a long delayed $125 million mixed-use development.  Known as the Bixel and Lucas project, plans call for a low-rise development with 648 residential units and 40,000 square feet of ground floor commercial space.  According designs drawn up in 2011, the project will consist of two phases, the first of which entails the conversion of a vacant eight-story office building at 1136 W. 6th Street into 42 apartments.  The second stage, which consists of approximately 600 residential units, calls for the construction of a new, six-story building that would occupy most of the project site.  Residential amenities would include a landscaped interior courtyard, recreation room, dog run, and parking accommodations for 762 vehicles.  As part of a density bonus granted by the city, Bixel and Lucas shall reserve 30 of its residential units very low income households.  The almost 925,000 square foot development comes on the heels of 1111 Wilshire, a significantly smaller building opened by HPG in early 2013.  Bixel and Lucas, like 1111 Wilshire, features a colorful facade designed by Nadel Architects.

Image credit: Nadel Architects

1136 W. 6th Street, currently being refurbished as part of HPG's Bixel and Lucas Development.  See what it looked like before.

A few blocks southwest, Astani Enterprises recently commenced demolition on the cluster of one-story commercial buildings formerly located at 1501 Wilshire Boulevard.  In their place, the Beverly Hills-based developer intends to construct Valencia, a 218-unit complex designed by Killefer Flammang Architects.  Rising six stories, the building will offer 4,400 square feet of ground floor commercial space, in addition to a 258-car underground parking garage.  Similar to many Downtown projects currently in predevelopment, the project utilized the city's recently instated bicycle parking ordinance to allow for a 10% reduction in total number of vehicular parking stalls required.  Like Bixel and Lucas, stipulations of a density bonus granted by the city also require Valencia to include affordable housing.  In this case, a total of 18 residential units will be reserved for low income households.  The $60 million development is located just one block west of Vero, another residential-retail complex opened by Sonny Astani in 2006.

• City West Project With 640 Units to Break Ground in 2014 (Downtown News)
• Good Samaritan Mixed-Use (Nadel Architects)
• Astani's Latest Westlake Mixed-User Revealed (Building Los Angeles)

First Look at Proposed Fountain/Cahuenga Mixed-User

Last summer, Florida-based real estate investment trust Rescore purchased approximately two acres of land in Hollywood, with the intention of building a low-rise mixed-use complex.  Half-a-year later, a set of environmental documents published by the Los Angeles Department of City Planning has revealed new details about the proposed development at 1311 North Cahuenga Boulevard.

Designs from Nadel Architects call for a seven-story structure, spanning across two properties bounded by Cahuenga Boulevard, Cole and Fountain Avenues.  The proposed building would range from 82 to 110 feet in height due to elevation changes through the project site.  The land is currently developed with a series of small structures, including two office buildings, a single-family home and an automotive repair shop.

The $110 million project would feature 369 residential units, micro units, studio, one-, two-and-three bedroom apartments.  These units would reportedly command rents catering to "the working person," as opposed to those in more expensive complexes in development along Vine Street, Hollywood and Sunset Boulevards.

Additionally, the building would feature a full battery of residential amenities.  Open space within 1311 Cahuenga Boulevard would include a gym, recreation room and an outdoor roof terrace.

At ground level, the building would feature 12 live-work units and slightly over 2,500 square feet of creative office space along Cahuenga Boulevard.  These uses would be served by a two-level underground garage, featuring parking accommodations for 567 vehicles and 410 bicycles.

Exterior materials would consist primarily of painted plaster, glass and textured slats.  The project's design would be highlighted by a swooping rooftop canopy, providing both weather shielding and architectural panache.

Construction of 1311 Cahuenga Boulevard is expected to commence in late 2015 or early 2016, with delivery to follow in 2018.  However, Rescore and partner Cal-Coast Development will require multiple discretionary approvals prior to breaking ground on the project, including a street vacation and an increase in the property's maximum floor area ratio.

If and when the mixed-use complex starts work, it will join a well documented construction boom near the Hollywood/Vine subway station.  North towards Hollywood Boulevard, the J.H. Snyder Company recently broke ground on a long-delayed mid-rise office building.  Immediately east across Cahuenga Boulevard, developer Kilroy Realty is planning a $300 million campus with offices, retail, apartments and potentially hotel rooms.

1311 N. Cahuenga Boulevard

• Initial Study: 1311 N. Cahuenga Blvd. Project (LADCP)
• Big Fountain/Cahuenga Mixed-User to Have Reasonable Rents (Curbed LA)

Mixed-Use Campus Planned at Former LA Times Printing Plant

Just 22 years after it opened, the Los Angeles Times shuttered its San Fernando Valley printing plant due to declining circulation.  The property has lain dormant since 2006, but may soon see new life as a mixed-use development anchored by a toy manufacturer.  MGA Entertainment, maker of the popular Bratz dolls, will relocate its corporate headquarters to the 214,000 square foot building at 20000 Prairie Street.  The adaptive re-use project, designed by Brooks + Scarpa Architects, converts the stuffy printing plant into trendy creative office space.  However, MGA also has ambitious plans for the large surface parking lots surrounding the building.  Envisioning a similar environment to Google's Mountain View campus, MGA intends to sell the majority of the 23.6 acre property to developer(s) who would build mixed-use apartment complexes.  A site plan drawn up by Nadel Architects calls for a trio of four-story residential buildings, combining to create approximately 700 apartment units.  The office and apartment structures would feature 14,000 square feet of ground floor commercial space, with parking mostly located in above-grade garages hidden from street view.  As a nice nod to the neighborhood, the land along the southern perimeter of the property would be transformed into approximately 1.5 acres of park space.  Of course, it's hard to say if this vision can translate into reality (in Chatsworth, of all places).  Still, an internally focused campus still beats the office parks and porn sets warehouses that currently surround the project site.

Brooks + Scarpa Architects' design for MGA Entertainment's Headquarters

• Case Information Summary Sheet (LA City Planning)
• MGA Entertainement (Brooks + Scarpa Architects)
• 20000 Prairie Street (CBRE)

Low-Rise Apartments Begin Work in Westlake

In the latest example of investment dollars spilling outside the Central City freeway ring, construction has started on another mixed-use development in Westlake.

Last month, Los Angeles-based Canfield Development broke ground on a low-rise apartment building on a vacant half-acre lot at 1329-1419 West Seventh Street.  The residential-retail complex, first reported in 2013, will consist of a seven-story structure featuring 87 studio, one-and-two-bedroom apartments above nearly 1,000 square feet of ground-level retail space.  Plans filed with the city call for multiple communal amenities, including a 135-car garage, an on-site fitness center, and a third-level recreation deck .  The project is also the beneficiary of a 25% density bonus due to its inclusion of five very-low income housing units.

Like many recent developments west of the Harbor Freeway, the Seventh Street Apartments will employ wood-frame construction and a painted plaster finish.  Designs from Nadel Architects also incorporate substantial glass and metal paneling to obscure two above-grade parking levels.

A precise completion date for the project is currently unclear.  The Seventh Street Apartments are the third market-rate apartment complex to break ground in Westlake since the beginning of 2014, following two larger developments located on Wilshire Boulevard and Sixth Street.

1402 W. 7th Street (All images: Canfield Development and Nadel Architects)

• 7th Street Apartments (Canfield Development)
• 7th Street Apartments (Nadel Architects)
• 87 Apartments Coming to Westlake (Building Los Angeles)