La Now Volumes 3 And 4, Chapters 3-4

134 136

156

170

184

198

transportation

research people & culture natural habitat

Chavez Ravine

downtown site

TC



end

case studies stadium housing

218

232 238





downtown Arts District site

Chavez Ravine / Elysian Park

natural habitat

zoning and planning city districts housing and office rates development housing 2003 housing 2020 site area and boundaries site description zoning and government land maps manmade habitat and building use building condition and material finishes APN site division building database 1 building database 2

site description history of Chavez Ravine grading begins grading finishes site area and boundaries general zoning general-plan land use council districts area planning site boundary APN site division building parcel data

Los Angeles River infrastructure Los Angeles River historic routes and timeline flood plains: city and rainfall flood region: metro and water infrastructure total residential yard arceage beaches in Los Angeles downtown Los Angeles -parks and open spaces -topography Chavez Ravine/Elysian Park water consumption and energy consumption air pollution, landslides and faultlines Arts District bedrock level Arts District site contamination Arts District water table map Arts District liquefaction zone

Research tabl

TC

people and culture

transportation

case study: housing

downtown population downtown population downtown population density downtown ethnic density income and downtown festivals cultural institutions -theaters and concert venues -museums and galleries -educational institutions -civic institutions -sports centers -religious institutions

rail California High-Speed rail SCAG Maglev Metro Rail travel dIstance Alameda Corridor Alameda Corridor national impact metro lines and cultural institutions alternative rail proposals for south end of Union Station bus lines travel distance by minutes destinations and time from site vehicles destination origin commuter maps roadway development history freeway development history freeway traffic travel time distance at normal time travel time distance at peak hours proposal 1a and 1b -extension of 2 Glendale Fwy and North Alameda Street proposal 2 -modern light rail transit system all transportation systems energy cost comparison construction cost comparison

plan comparison statistical comparison Elysian Heights Playa Vista Battery Park Euralille Shiodome Potzdamer Platz World Trade Center Kowloon Walled City

case study: stadium stadium comparisons downtown site location candidates

TC

downtown site

157

185

research natural habitat people & culture

171

Chavez Ravine

e of contents

135 137

199 transportation

219

233 239

case studies end housing stadium

descriptions, comments, and pertinent news

research

136

site: 5,500 ft. (1.04 miles)

downtown: 13,650 ft. (2.58 miles)

downtown site

downtown:

18,220 ft. (3.45 miles) site: 2,680 ft. (0.5 mile)

downtown Los Angeles Arts District

137 downtown site research

regional commerce R2, RD, RMP, RW2, R3, R4, R5

neighborhood commerce

high-density housing

CM, MR, CCS, M1, M2, M3, SL

PF

heavy industry

medium-density housing

CR, C1, C1.5, C2, C4, C5, CW, ADP, LASED, WC

OS

light industry

open space / public and quasi-public lands

general zoning

websites: cityplanning.lacity.org zimas.lacity.org

use zoning

websites: cityplanning.lacity.org zimas.lacity.org

research

downtown site

138

Central City

Central City

Central City North

Central City North

neighborhood council districts

department of planning

websites: websites: cityplanning.lacity.org cityplanning.lacity.org navigatela.lacity.org navigatela.lacity.org now: 1. Hilda Munoz, Glendale Envisions a New Urban Village,” Los Angeles Times, July 1, 2003, sec. B. 2. Susan Carrier, “What’s green and well educated? Claremont,” Los Angeles Times, June 29, 2003, sec. K. 3. Daniel Hernandez and Janet Wilson, “4 Cities on U.S. List of Fastest Growing,” Los Angeles Times, July 10, 2003, sec. B.

now 1. The City of Glendale has voted to rezone twelve blocks of a major commercial boulevard to allow for a mixed-use housing and retail development. The development plan calls for five stories of both affordable and upscale housing to sit atop restaurants, markets, cafes, and shops. The project will follow the example of similar mixed-use facilities built in recent years in other Southern California cities, including Pasadena’s Paseo Colorado and Burbank’s Media Village.

2. Claremont is that rare city with both beauty and brains: 10,000 of its 36,000 residents hold advanced university degrees, and it boasts 23,500 trees located on public land. The seven Claremont Colleges occupy the center of town, and nine public K–12 schools, eight of which have been designated “distinguished schools” by the California School Recognition Program, sit next to twenty-one parks. The city also preserves 1,200 acres of foothills as a wilderness park.

3. The Inland Empire cities of Irvine, Rancho Cucamonga, Chula Vista, and Fontana grew more than 11% in two years, reflecting a strong demand for new housing in the area. ‑Other revitalization efforts are following fast: In Fontana, for example, $60 million to $80 million worth of civic development projects are in the works, including new roads which should attract commercial and retail developments to accompany increased housing.

district 9, Councilwoman Jan Perry district 14, Councilman Jose Huizar

business-improvement districts

city council districts

websites: cityplanning.lacity.org navigatela.lacity.org

websites: cityplanning.lacity.org navigatela.lacity.org

Amended Little Tokyo

City Center

Bunker Hill

Central Industrial

Little Tokyo

central business

community redevelopment agencies

research

website: ci.la.us/CRA now: 1. Patrick McGreevy, “State Agency Rejects Proposal for a New City at L.A. Harbor,” Los Angeles Times, July 24, 2003, sec. B. 2. Caitlin Liu, “Sprawl Tied to Higher Transportation Costs,” Los Angeles Times, July 23, 2003, sec. A.

now 1. LAFCO, a state agency, rejected a proposal to transform San Pedro and Wilmington into an independent municipality. A financial study by the agency concluded that the harbor area could not generate enough revenue to sustain the proposed city. Despite accusations that it wrongly excluded a major tax generating industrial area, LAFCO will not conduct a new study, maintaining that to do would constitute an inappropriate use of public funds.

2. As another effect of urban spawl, a recent study finds that families who live in spread out metropolitan areas with weak pubic transit networks spend more of their household budgets on transportation than people in denser regions. San Diego was ranked fourth nationally in expenses; the densely populated and transit-friendly New York City came in last. The Ctiy of San Diego was not surprised by the results of

downtown site

139

the study and is taking steps to mitigate the problem; it plans to spend $42 billion over the next 27 years to increase public transit and build more carpool lanes. The report may draw attention to congressional debates over a federal transportation bill that will provide highway and transit funding over the next six years.

8,502

20%

7,000

15%

vacancy rates

8,000

10%

5,000

5%

4,000

0% 1996

1997

1998

residential space

1999

2000

2001

office space

3,350

housing unit construction

5,452

6,000

3,000

1,000

$1.80 $1.70 $1.60 $1.50

market units

research

affordable units

downtown housing rates

website: downtownla.com

$

Mid-Wilshire

Mid-City

downtown

205

planned 2005 and beyond

planned 2003–2004

0

0

under construction

140

existing

downtown site

138

$0

Southeast Los Angeles

1,386

1,914

2,000

office rental rates / sq. ft.

$1.90

The industrial vacancy in downtown was 2.6% in 2001. The average net weighted rental rate in downtown is

$0.47 per square foot per month.

downtown office rates

website: downtownla.com

recreation education residential

13

infrastructure / civic

9

services / commercial

6 12

>$300 million <$300 million <$100 million

3 2 5 4 10 1415 7 11

8

<$50 million <$20 million 1

cost

address

1 L.A. Live 2 Grand Avenue Development 3 Gold Line Eastside Extension 4 Federal Courthouse 5 Police Headquarters 6 Walt Disney Concert Hall 7 Block 8/ Little Tokyo 8 South Village/Ralphs 9 Cathedral of Our Lady of the Angels 10 Caltrans District 7 Headquarters 11 Santee Village 12 Colburn School of Performing Arts 13 California Endowment 14 Vibiana Place 15 Little Tokyo Branch Library

$2 billion $1.8 billion $899 million $314 million $303 million $274 million $250 million $220 million $190 million $172 million $130 million $120 million $62 million $8 million $3 million

Figueroa Ave. and 11th St. Grand Ave 1st and Los Angeles 1st and Spring St. 111 South Grand Ave. 2nd and Los Angeles 8th and Flower Temple and Grand Ave. 1st and Main Los Angeles St. and 7th St. 200 S. Grand Ave. Alameda and Main St. 2nd and Main St. 2nd and Los Angeles

size

architect/developer

3.8 million sq. f.t 6 miles/8 stations 1,000,000 sq. ft. 500,000 sq. ft. 293,000 sq.ft. 1500 units 550 units+60,000 sq. ft. 8,000 sq. ft. 1,000,000 sq. ft. 300,000 sq. ft. 780,000 sq. ft.

12,500 sq. ft.

Anschutz Entertainment Group Frank Gehry & Partners MTA Perkins and Will DMJM Frank Gehry & Partners Thomas P. Cox Architects CIM Group Rafael Moneo Morphosis MJW Investments Pfeiffer Partners 141 Rios Clementi Hale Studios Gilmore and Weintraub Anthony J. Lumsden

website: downtownnews.com Grand Avenue Committee press release, grandavenuecommittee.org/press_release_2005may23.pdf#search=’Grand%20plans%20for%20Grand%20Avenue%20move%20forward’ John Dale,”The Battle of Bunker Hill or Grand Avenue Revisited,” laforum.org/issues/more.php?id=77_0_14_0_C Sam Hall Kaplan, “Grand Concerns,” ladowntownnews.com/articles/2005/08/01/news/opinion/edit01.txt

Grand Avenue, once the centerpiece of a thriving downtown residential neighborhood has seemingly failed the expectations bestowed upon its CRA revival of the sixties and seventies. Leveled to construct a major urban center, it had largely remained an empty and desolate few blocks, active mainly during the day time. In the last few years; however, the downtown boom has encouraged a steady shift. With a slue of apartment and loft conversions, the arrival of the Disney Concert Hall and the establishment of a cultural

nexus, the intervention has gained momentum. The latest of the Grand Avenue revitalization efforts has quickly become the most publicized of recent restoration plans intended for downtown Los Angeles. The reclamation of 3.5 million square feet as a mixed use development is set to yield 400,000 square feet of retail, a 275 room boutique hotel and up to 2,600 residential units. The development promises to generate 5,300 jobs and produce $28 million in annual revenues for the city, county and state.

The $1.8 billion allocated for the development is expected to usher in a project that will engage a re-emerging downtown Los Angeles. With a dire need for affordable housing and public recreational space, the goals of the development as set by the Grand Avenue Committee aim to address these very concerns in hopes of cultivating a thriving downtown. As demand increases in the downtown housing market so does the importance of this new development geared towards supporting a growing residential community.

research

downtown development

downtown site

# development

2

Staples Center, phase III market-rate units: 800

3

research

downtown site

Hayward Manor 206 W. 6th St. affordable-rate units: 600

142

downtown housing, 2003

website: downtownla.com/economic/index.html

top five housing developments (ranked by total number of units) All housing developments share a common 10,000 sq. ft. footprint. Height of diagrams determined by number of units.

5

Bunker Hill Towers 222–234 South Figueroa St. market-rate units: 456

1

Angelus Plaza 200–300 S. Olive St. affordable-rate units: 1,093

number of units affordable rate market rate TOTAL

4

Promenade Towers 123 South Figueroa St. market-rate units: 506 affordable-rate units: 89

existing as of 4th Quarter 2002

8,502

5,452

13,954

under construction

20

1,938

1,958

planned / proposed 2003–2004

199

2,344

2,543

planned / proposed 2005 and beyond

59

3,387

3,446

GRAND TOTAL

8,780

13,121

21,901

proposed existing market rate existing affordable rate

downtown site

143

research

downtown site research

144

downtown housing, 2020

website: downtownla.com/economic/index.html

anticipated (additional 105,000 units) proposed (6,000 units) existing market rate existing affordable rate

downtown site

145

research

3,145ft

Union Station

northern part

Santa An

a Freewa

Edward R. Roybal Federal Building & Detention Center

production facilities civic institutions

y

semi-poro

us 2,830 ft

iver

Japanese Catholic Center

96

0

SCI-Arc

ft

emergent retail area

eable

2,

Department of Public Social Services

E.

4t

imperm

total land value $347 million

Los An

0.09% of L.A. metropolitan area 16.4% of downtown area

total building value $240 million

E. 1st Str eet

Zen Temple

geles R

9,916,923 sq. ft. 921,282 sq. mi.

Buddhist Temple

hS

tre

et

production facilities civic institutions cultural institutions housing

E. 6th Street

146

3,320 ft

650 ft

southern part downtown site

1,980 ft

porous

site area 228 acres

MOCA Geffen Contemporary Japanese American National Museum

Alameda Street

LAPD

580 ft

northern part: 41 buildings 0’

500’

750’

1000’

site area and boundaries

websites: zimas.com cityplanning.lacity.org

North Alameda Blvd

research

southern part: 67 buildings

E Commercial Street

photography: building elevations

Duocommun Street

description The site is bounded north and south by the 101 Freeway and 4th Street respectively and Alameda Street to the west. The concrete lining of the Los Angeles River defines the site’s east edge. The river and the network of rail tracks along it, together with the constantly busy 101 Freeway, form the most impermeable edge of the site. The degree of porosity of two other boundaries is dependent upon the amount and density of traffic on 4th and Alameda Street. Also, porosity depends upon the presence of extensive fenced-off parking buffers that discourage loitering. In addition to the aforementioned four boundary constraints, East 1st

Street divides the site into two distinctive parts, each with their own set of focalizing processes that contribute to the definition of the site. For the southern half, these focal centers are the Department of Public Social Services, the recently situated educational institution of SCI-Arc, and two temples serving the JapaneseAmerican community. The focal centers of the northern half are two museums—Japanese American National Museum and MOCA Geffen Contemporary. The distinc-

E Temple Street

tion between the two parts of the site is reinforced by different components that form urban infill. Whereas the majority of the buildings in the northern half serve industry, artists’ lofts are gradually overtaking remodeled warehouses in the southern half of the site. The layout of the territory provides for side-by-side interactions along the Alameda Street—East 4th Street edge. In fact, two Buddhist temples and the Japanese Catholic Center are the results of the interaction with

research

site, looking west, 1951

downtown site

147

Turner Street

Banning Sreet

the adjacent area of Little Tokyo. However, the current state of the site is very fragile. There are few emergent characteristics that affect the site. Dilapidated former commercial manufacturing and storage areas have become spaces for artistic production. The ongoing conversion of old warehouses into lofts brings new residents into an area formerly occupied mostly by the urban poor and homeless. Along Traction Avenue, a bookstore, café, sushi bar and a

little theater have opened and rely on new clientele with disposable income. Though they are few in number, they very likely will multiply. This gentrification of space is furthered by the presence of SCI-Arc, spurring concerns of the residents over affordability and diversity in their neighborhood.

A

0’

500’

1000’

0’

PF

federal/municipal property

CR, C1, C1.5, C2, C4, C5, CW, ADP, LASED, WC

transportation facilities

500’

1000’

CM, MR, CCS, M1, M2, M3

29%

research

downtown site

PF public facilities zone CR limited commercial zone C1 limited commercial zone C1.5 limited commercial zone C2 commercial zone C4 commercial zone C5 commercial zone CW Central City West Specific Plan zone ADP Alameda District Specific Plan zone LASED Los Angeles Sports and Entertainment District WC Warner Center Specific Plan zone

148

55% 16%

A

CM commercial zone MR restricted City South Studio Zone CCS Century City South Studio Zone M1 limited industrial zone M2 light industrial zone M3 heavy industrial zone SL ocean-submerged land zone

zoning

websites: zimas.com cityplanning.lacity.org

site area: 9,916,923 sq. ft. (100%) transportation facilities: 2,834,570 sq. ft. (29%) city-owned land: 1,640,097 sq. ft. (16%) This site is targeted for the following proposed facilities: new LAPD headquarters 500,000 sq. ft. EOC/POC Fire Dispatch 100,000 sq. ft. 50,000 sq. ft. max. footprint metro jail 179,000 sq. ft. 50,000 sq. ft. per floor metro bomb facility 21,000 sq. ft. fire/paramedic station 15,000 sq. ft. standard facility 12,000 sq. ft. max. footprint

government land map

websites: zimas.com cityplanning.lacity.org

East 2nd Street

0’

500’

1000’

0’

500’

1000’

building footprints

fenced-off areas

cultural

residential

civic

mixed

parking

railroad

service

production

retail

undetermined/ none 6% 9%

13% 14%

9%

27%

31% 10%

29%

10%

19 %

17%

13% 12%

Housing

site area: 9,916,923 sq. ft. (100%) fenced-off areas: 1,308,008 sq. ft. (13%) building footprint area: 1,386,217 sq. ft. (14%) parking: 1,687,116 sq. ft. (17%) railway: 2,819,900 sq. ft. (29%) roads/open space: 2,674,012 sq. ft. (27%)

average value = $35 per sq. ft. (estimated) total open space = 5,669,136 sq. ft. (57%) building footprint area = 1,427,887 sq. ft. (14%) total building area = 3,427,887 sq. ft. (35%) average number of stories = 2.1

Traction Street

building use

websites: zimas.com cityplanning.lacity.org

East 1st Street

research

man-made habitat

websites: zimas.com cityplanning.lacity.org

149

downtown site

total improvement area: 1,346,179 sq. ft. (estimated for 70% of site) total improvement value: $32,969,159 (estimated for 70% of site)

East 3rd Street East 4th Street

0’

500’

1000’

0’

poor

good fair

brick

concrete/CMU

stucco

stucco/brick

9%

6% 9%

46%

38%

15%

48%

150

building condition

building-material finishes

Field Research + Analysis

Field Research + Analysis

East 1st Street

research

downtown site

32%

North Alameda Sreet

500’

1000’

metal/glass

#

1

6

7

2

8

3

10

9

11 12 16

17

14

13 18

21

23

22

5

15

19 24

4

20

25 26

37 38 43 45 44

49 48

62

50

51

63 65

54 52

53

68

76 77 78

81

80 79

88

56

71

74 75 72

69

67

47

57 58 55 59 60 61

70

64 66

46

82 83 84 85 86

89

87

90 91 92

93

0’

500’

# 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94

APN # 516-300-2026 516-300-3012 516-300-4005 516-300-4008 516-300-4007 516-300-5006 516-300-5005 516-300-5007 516-300-5001 516-300-5013 516-300-5003 516-300-9901 516-300-8001 516-300-8004 516-300-8003 516-300-8005 516-300-8012 516-300-7013 516-300-7010 516-300-6013 516-300-6016 516-300-6017 NA 516-300-6012 516-300-6027 516-300-9005 516-300-9001 516-301-2015 516-301-2900 516-301-2004 516-301-5028 516-301-5029 516-301-5022 516-301-5006 516-301-5007 516-301-5002 516-301-5003 516-301-3001 516-301-3009 516-301-3900 516-301-4011 516-301-4009 NA 516-400-5002

151

1000’

research

accessor parcel number (APN) site division

website: zimas.com

APN # 517-300-3009 517-301-8001 517-301-9006 507-301-9001 507-301-9009 517-300-1024 517-300-1017 517-300-1900 517-300-2010 517-300-3010 517-300-3002 517-300-3001 517-301-7006 517-301-7008 517-302-0010 NA NA 517-301-7006 517-301-6008 517-302-1001 517-300-4015 517-300-4902 517-301-5011 517-301-5006 517-301-5003 517-302-2002 517-300-8001 517-300-8019 517-300-8017 517-300-8018 517-300-9004 517-300-9005 517-300-9002 517-301-0009 517-301-0003 517-301-1011 517-301-4900 517-302-2004 517-301-1020 517-301-1021 517-301-2025 517-301-2027 517-301-3018 517-301-3014 517-301-3020 517-301-3016 517-302-3001 516-300-1002 516-300-2023 516-300-2009

downtown site

94

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50

site #

3

5

6

4

7

1

8

1

8 8 9

12 13

10 18

16

14

22

15

20

17 23

19

24 25

26

36 37

43

46

44

47 52 50 51 48

45

49

60

63 79

65

80 81 83 82

61 64 66 88

38

53

27

28

33

34

39 41 40

56

54 62

21 29

32

42

2

55

57 58 59

67 68

71 73

69

72 74

70 89 90

75

77 78

76

84 87 85 86 91 92

93 94 97 95 102 98 96 99 103 101 100

105

104

downtown site

106

108 107

152

research

0’

500’

1000’

building database 1

street

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

Center Commercial Alameda Commercial Commercial Commercial Commercial Garey Ducommon Ducommon Ducommon Ducommon Ducommon Temple Temple Jackson

17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55

Ducommon

Center Center Jackson Jackson Jackson Center Temple Center Jackson Temple Temple Temple Temple Center Center 1st Vinges 1st 1st Santa Fe Santa Fe Center 1st 1st Hewitt Hewitt Hewitt 1st 1st 1st Hewitt Hewitt 1st 1st 2nd 2nd

street #

837 520 412 414 462 500 615 711 444 444 444 433 433

706 710 410 410 612 700 710 729 707 749 820 815 432 610 700 210 210 815 124 901 915 120 100 120 604, 606, 610 618/620 123 123 106 712 704 120 130 810 905 923

stories

original use

2 1 1 2 7 1 1 2 2 2 5 2 3 1 2 1

current use factory/storage factory/storage gas station/shop offices parking truck depot factory storage factory fleet main. facility parking fleet main. Facility DWP DWP office/storage factory/office

2 2 1 2 2 2 1 2 2 1 2 2 2 3 2 3 2 2 1 2 1 1 2 2 2 2 3 1 2 3 3 2 2 2 2

storage

storage

warehouse retail/storage retail/storage retail/storage mortuary photo lab storage/office processing retail/storage offices offices factory religious institution offices restaurant office/storage factory/mill factory/mill lofts retail/art studio residence Japanese temple residences studio/residential offices offices artist lofts/warehouse

toy warehouse studio/lofts

website: zimas.com

North Vignes Street

finish

color

remarks

condition

white white grey pink natural white/red grey blue/grey pink white grey natural grey brown brown light brown

good fair good good good poor fair fair fair good good good good good good good

Friedman Bag bakery/noodle Mobile station immigration bonds

concrete brick concrete brick brick concrete block brick concrete block brick brick/stucco brick brick brick/stucco concrete block brick stucco brick concrete concrete block concrete block stucco concrete brick brick brick brick/stucco brick/stucco brick/CMU brick/stucco brick

white natural grey/brown natural natural grey grey natural natural natural/white natural natural cream white natural grey white white white/brown natural white grey/white grey grey white white white golden/grey white/red natural

good fair good fair fair fair fair fair fair good fair good poor fair good good fair fair good good good good fair fair good fair fair good fair good

Friedman Bag Luggage Co.

concrete block brick brick concrete stucco/CMU concrete block concrete concrete

grey red/white red/gold white grey/earth grey white/red grey

good good good fair good under const. fair fair

improvement value

improvement sq. ft.

not listed $754,543 not listed $102,221 $400,000 $1,896,106 $149,359 not listed

not listed $2,673,467 not listed $110,027 $300,000 $36,812 $416,566 not listed

not listed

not listed not listed not listed not listed

not listed not listed not listed not listed

not listed not listed not listed not listed

$209,105

$435,255

38,780

$657,000

$1,580,612

39,759

not listed $541,008 $537,714 see 25 $1,245,000

not listed $346,453 $259,134 see 25 $828,000

not listed 27,600 16,692 see 25 69,597

Woodland Inc. National Cold Storage Co.

$1,402,508 see 21 $106,805

$2,103,765 see 21 $220,504

56,302 see 21 19,564

L.A. Personnel Department National Cold Storage Co.

not listed

not listed

138,460

$336,901 $170,000 $26,041 $950,000 $652,359 see 28 $898,698 $156,823 $113,227 $107,530

$3,225,519 $500,000 $42,309 $1,290,000 $199,042 see 28 $845,832 $29,525 $151,585 $604,112

40,767 5,905 not listed 34,418 19,520 see 28 88,105 14,040 3,600 17,940

$40,000 see 39 $317,181 $634,373 $210,000 $864,960

$420,000 see 39 $435,484 $356,833 $286,000 $0.00

12,362 see 39 19,200 19,200 6,622 0

$476,370

$2,069,178

44,547

equipment repair

Friedman Bag City of Los Angeles City of Los Angeles City of Los Angeles

LAUSD Services/Maintenance

Key Co. Key Co. fabric company

Temple Medical Center Mexican Restaurant

S.K., UYEDA bldg. zen shudi 60s-70s

POMO art deco art deco

not listed 13,800 41,410 29,218 not listed

downtown site

concrete brick brick stucco concrete stucco steel/concrete block concrete concrete block concrete glass/steel concrete glass/steel concrete block concrete block stucco

land value

153

art deco research

First Street Bridge

3

5

6

4

7

1

8

1

8 8 9

12 13

10 18

16

14

20

17

22

15

23

19 21

24 25

27

26

36 37

46

44

47 52 50 51 48

42 45

49

62 63

79

65

80 81 83 82

61 64 66 88

38

53

33

34

39 41 40

56

54 60

28 29

32 43

2

55

57 58 59

67 68

71 73

69

72 74

70 89 90

75

77 78

76

84 87 85 86 91 92

93 94 97 95 102 98 96 99 103 101 100

105

104

106

downtown site

108 107

154 500’

1000’

building database 2

website: zimas.com

East 4th Street

research

0’

North Alameda Street

street #

stories

site #

street

56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78

1st Vignes 2nd Santa Fe 2nd 2nd Garey Hewitt Garey Hewitt 3rd 2nd Garey 3rd 3rd 2nd 3rd 2nd 3rd 2nd 3rd Santa Fe Santa Fe

900 120

923 923 940 941 948 953 201 215

2 4 1

79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108

Alameda 3rd 4th Hewitt Hewitt Traction Traction Traction 3rd 3rd 3rd 3rd Traction Traction Avery Traction Traction Traction Traction Traction Traction Traction

216 701 707 231 734 704 708 716 800/808 820 822 912 805 811 300 821 837 837 800 810/812 830

3 4 1 2 1 1 1 4 1 4 1 4 1 3 6 2 4 4 5 2 3 1

4th 4th 4th 3rd 4th

801 813 963 960

284 510 720 209 222

833 290 901

original use

3 bakery 2 1 1 1 2 2 2 2 1 1 1 2

3 2 3 3

3 2 3, 5, 3 2 3 1 2

train depot train depot

current use artist lofts artist lofts warehouse transportation art studio/warehouse production art

Japanese Catholic Cntr. business abandoned warehouse art studio abandoned commercial/lofts commercial/lofts activity center studio studio/comm. architecture studio business/comm. retail/residential

toy wholesalers public library retail art studio/restaurant art studio/residences entertainment sevice/residential loft/retail lofts warehouse furniture production/lofts business cafe/lofts storage lofts lofts/artist residence lofts/artist business residences/studios warehouse warehouse

Coca-Cola train depot warehouse warehouse

social sevices, municipal retail/warehouse SCI-Arc transportation facility filming filming

finish

color

condition

brick stucco brick/stucco concrete/CMU concrete block brick concrete brick cream/red brick brick/stucco brick concrete stucco brick brick/stucco brick brick brick stucco stucco/brick concrete brick

natural grey yellow/grey grey white natural blue white

blue/grey natural

good fair fair good good fair fair good fair good fair poor poor fair poor good good fair fair good good fair good

brick stucco corr.metal/conc.block concrete brick/stucco metal sheetes brick brick brick/concrete concrete brick concrete concrete block stucco concrete concrete block brick stucco brick brick stucco brick

natural grey green/grey off-white red/blue silver natural white brown brown/blue natural grey grey red grey grey natural grey white/red natural grey white

fair fair fair fair fair good good fair fair fair fair fair good fair poor good good good fair fair fair fair

brick concrete block/stucco brick concrete metal sheets brick/stucco brick

yellow grey red/white grey natural grey natural

fair good good fair good fair fair

white red/sandy

white dusty/sandy red/grey natural natural natural red/white

remarks

vines on facade art deco

land value

improvement value

improvement sq. ft.

$918,000 $144,476 $339,586

$2,422,500 $1,009,071 $403,259

65,925 32,504 24,300

not listed

not listed

not listed

$22,391 $131,432

$80,647 $170,932

5,107 26,980

$104,020

$765,566

7,160

see 10 $720,981

see 10 $661,741

see 10 37,627

$496,713 not listed

$372,963 not listed

46,863 not listed

$116,732 not listed $48,111

$175,099 not listed $132,445

4,722 not listed 9,090

not listed $200,000

not listed $800,000

not listed 21,938

$137,957 $380,000 $171,193

$100,814 $2,035,000 $92,333

4,956 59,885 5,163

$958,406

$537,305

104,982

$189,685 $263,724 $96,585 $89,668 $418,325 $208,080

$1,055,979 $1,656,926 $567,752 $261,539 $219,845 $62,424

27,792 43,600 47,500 18,058 31,500 7,000

not listed

not listed

39,855

not listed

not listed

not listed

$1,762,900 see 107

not listed see 107

not listed see 107

DWP testing lab

church/school St. Frances Xavier Chapel Charled Cerbe design, art deco grafitti graffiti grafitti, lart-breaux graffiti

90s

art deco commercial L.A.P.L. Little Tokyo parking for social services

general store/rest./hotel art deco

American Self-Storage 90s

Art Share LA Dept. of Public Social Services TT Toys

downtown site

Crazy Gideons

155

research

South Hewitt Sreet

research Chavez Ravine

156

Chavez Ravine / Elysian Park

Chavez Ravine

157

research

Chavez Ravine reconsidered Downtown Los Angeles, a major pulse of the city, houses the art community, cultural corridor, convention center, financial center, business district, civic powerhouse, and manufacturing district. Even with such an intense urban fabric, the city lacks the housing thread that binds the city together. The heavily charged city by day turns into a desolated ghost town for the homeless and crime at night. The lack of housing units in downtown drives people to the skirts of the city to live. When the entire workforce of a city tries to discharge itself through its limited infrastructure within a relatively small window of time, it is inevitable that traffic congestion would take place. The existing capacity of road infrastructures is not large enough to handle the extreme volume of cars without experiencing delays. This proposal for urban housing will both rejuvenate downtown Los Angeles and alleviate traffic conditions.

research

Chavez Ravine

Looking for possible locations for urban housing, one realizes that Dodger Stadium in Chavez Ravine is the single largest remaining under-utilized land in downtown Los Angeles. Perched on a hill with panoramic views of the downtown cityscape, the site of Dodger Stadium offers serenity and seclusion from its neighboring communities. The present usage of the land as a stadium, with its main function of directing people’s attention inward toward the sporting field, negates the uniqueness of the site.

158

Currently, any green space in the city is hard to come by, let alone a vast green space such as Elysian Park. This unimaginable treasure holds the potential to bind different neighborhoods together. It has been shown that Elysian Park has a higher concentration of recreational facilities and sporting centers than any parks nearby. Furthermore, Elysian Park services several ethnic communities providing a diverse cross section of Los Angeles. However, the living standards of these neighborhoods are lower than the rest of Los Angeles. As a result, important civil amenities, such as hospitals, libraries, and fire stations are lacking. Amenities have to cover a greater radius of distance when compared to the average of the city. The introduction of higher income residents as another demographic component will serve as a catalyst to raise the living standards of the surrounding neighborhood. The higher tax revenues will provide higher quality and quantity of amenities. The potential high buying power of these new residents will attract commercial/retail developments to the site, which in turn will increase the land value and raise the net worth of the residential properties.

Chavez Ravine photographic timeline

1949 Unpaved roads and distressed houses define the neighborhood community of Chavez Ravine. Despite the physical condition of the structures, the community has a deep and rich legacy.

1949 View of housing on Chavez Ravine before the eviction notices.

June 1951 Homeowners from Chavez Ravine protest to the City Council against a plan to relocate them to a low rent alternative housing development. Eventually, the $100,000 development from the Los Angeles Housing Authority faced a more powerful opposition: the era’s anti-communist fervor.

Less that two miles north of downtown Los Angeles, Chavez Ravine, until the late 1949s, was home to three villages of some 1,100 mostly poor, mostly Mexican American families. Tucked into the rolling, picturesque ravines, inhabitants of La Loma, Bishop, and Palo Verde ran their own churches and schools, and grew their own food, living up to the nickname, a “poor man’s Shangri La.” Non-residents, however, saw Chavez Ravine as an eyesore in the middle of a burgeoning Los Angeles. Coinciding with the end of World War II, the Federal Housing Act of 1949 earmarked 10,000 new units to be built in Los Angeles. Los Angeles mayor Fletcher Bowron saw the 315 acres of “shanty town” as a prime location for thousands of these units. In July of the next year, the residents of Chavez Ravine received letters telling them to sell their homes or lose them to eminent domain. After demolition, the residents would then have first choice of a newly designed Elysian Park Heights home. Elysian Park Heights, designed by Richard Neutra and Robert E. Alexander, was to be a combination of 13-story highrises and two-story bar buildings. Optimized for views of Elysian Park and downtown, the more than 3,300-unit project included a school and recreation center. Within two years, other than a few holdouts, Chavez Ravine had been cleared of its inhabitants and made ready for public housing. In the early 50s, however, public housing, became another Cold War front. Immediately the Los Angeles Times and downtown business interests attacked the project as abject socialism. Frank Wilkinson, an assistant to the director of the Los Angeles Housing Authority and a proponent of Elysian Park Heights, failed to answer under oath if he was a communist and was hauled before the House Un-American Activities Committee. He was fired and spent a year in jail. The Los Angeles City Council attempted to block the construction of the project, and the final blow came from the newly elected mayor, Norris Poulson, who ran on a platform of stopping “un-American” spending. The City Council and Poulson then offered to buy back the land from the federal government, promising that it would be spent for public use. Sensing that by 1953 no public housing would be built in Chavez Ravine, the federal government sold the property back to Los Angeles at a reduced rate with the “public use” stipulation attached. By the late 50s, Los Angeles was quickly gaining population and confidence and was seeking a major league baseball team. Walter O’Malley’s Brooklyn Dodgers were successful on the field but unprofitable in the overly small Ebbets Field, and so after being denied a new field by New York City, he took his team west. In 1957, he struck a deal with Los Angeles to purchase the 315 acres of Chavez Ravine and a minor league team (Los Angeles Angels) and its ballpark, with the promise that a new stadium and youth recreation center would be built. The total deal cost O’Malley $500,000 initially, annual payments of $60,000 for 20 years, and $345,000 in property taxes starting in 1962. This controversial new deal, ostensibly fulfilling the “public use” stipulation of the federal land sale, was approved in 1958 by a city-wide referendum after garnering 52% of the vote. Subsequent court cases ruled in favor of O’Malley, and so the last family to be removed—squatting on site for over seven years—was evicted on May 8, 1959 to make way for the ceremonial groundbreaking four months later. The 56,000-seat Dodger Stadium, surrounded by 21 terraced parking lots, opened on April 10, 1962.

Chavez Ravine the evictions

1951 In the face of eviction notices, many residents begin the exodus out of Chavez Ravine. It would be another eight years before the last of the residents were evicted from their homes.

research

websites: pbs.org/independentlens/chavezravine/cr.html Los Angeles Times, Mike Boehm, 05.18.03 pbs.org losangeles.dodgers.mlb.com ballparks.com

Chavez Ravine

159

1952 One of the three housing projects for Elysian Park as envisioned by the Los Angeles Housing Authority. The projects offered a comprehensive community sustaining a variety of housing types with schools, shops, and hospitals.

May 1959 The media is on location as movers vacate belongings of the Vargas-Arechiga family. One of the last holdouts, in a few months this property would become part of the ballpark development.

Chavez Ravine research

160

Chavez Ravine grading begins, 1960

May 1959 Many residents, including Ms. Vargas (above), resisted eviction to the very end. They were forcibly removed as the groundbreaking for the stadium loomed four months away.

June 1959 Walter O’Malley (seated left) shakes the hand of Council President John S. Gibson Jr. after signing the contract allowing the Dodgers to build their stadium on Chavez Ravine. Standing left to right: Councilman Ransom Callicott and City Attorney Roger Arneberg.

May 1960 Dodger Stadium takes shape as the pastoral topography of Chavez Ravine metamorphosizes into terraces of concrete and asphalt for $23 million.

present Panoramic view of the Los Angeles downtown skyline from Dodger Stadium. Dodger Stadium’s approximate 260 acres—200 acres of hardscaping—caps Chavez Ravine.

research

Chavez Ravine grading finished, 1961

Chavez Ravine

161

project site In the site area, most of the land was defined as Agriculture Zone. But, in actuality all the lands around Dodger Stadium in the site area serve as a parking lot for 16,000 automobiles.

site commercial zone: CR, C1, C1.5, C2, C4, C5, CW, ADP, LASED, WC dwelling zone: R2, RD, RMP, R2, R3, RAS3, R4, RAS4, R5 single-family zone: RE, RS, R1, RU, RZ, RW1 agriculture zone: A, RA open space: OS commercial manufacturing zone: CM, MR, CCS, M1, M2, M3, SL public facilities zone automobile parking zone: P, PB

research

Chavez Ravine

in fact......

P 162

......16,000 Cars

zoning: general zoning

website: zimas.lacity.org/

0 0

description Zoning is locally regulated law that is used as a guideline for land management control by establishing specific policy that must be followed in the use of land and buildings. Zoning asserts explicit uses that are permitted under varying circumstances. It dictates reasonable development by protecting property from detrimental uses on nearby properties. Zoning also standardizes the size of lots, building set-backs from

roads or adjoining property, maximum height of buildings, population density, and other land-use issues.

100ft

500ft

1000ft

1/3mile

1/2mile

1 mile

Cu

In the of the la

Zone. the Dod th p Ac area s Park

site

low-density housing medium-density housing open space / public and quasi-public lands light industry regional commerce

zoning: general plan land use

research

website: zimas.lacity.org/

0

100ft

500ft

0

description The General Plan is the fundamental land-use policy document of the City of Los Angeles. It defines the framework by which the city’s physical and economic resources are to be managed and utilized over time. Decisions by the city with regard to the use of land; design and character of buildings and open space; conservation of existing housing and provision for new housing; provisions for the continued updating of infrastructure; protection of environmental resources;

Chavez Ravine

163

protection of residents from natural and man-made hazards; and allocation of fiscal resources are guided by the plan.

1000ft

1/3mile

1/2mile

1 mile

research

Chavez Ravine

project site The Elysian Park area is divided into two council districts: CD1 and CD13. The park and stadium in the eastern part belong to CD1, which enjoys a different budget model than the western part.

164

zoning: council districts

0

100ft

500ft

1000ft

0

1/3mile

1/2mile

1 mile

website: zimas.lacity.org

description Council Districts are political boundaries, created as required by the charter of the City of Los Angeles that acts as the governing body of the city, except as otherwise provided in the charter, and enacts ordinances subject to the approval or veto of the mayor. It orders elections, levies taxes, authorizes public improve-

ments, approves contracts, and adopts traffic regulations. The council adopts or modifies the budget proposed by the mayor and provides the necessary funds, equipment, and supplies for the budgetary departments. The council confirms or rejects appointments proposed by the mayor and prescribes duties of boards and

officers not defined by charter. There are fifteen council districts in the city. By charter rule, council district boundaries must be redrawn every ten years. New boundaries are based on the most recent census and must be in place no later than the end of the city’s fiscal year.

project site The Elysian Park area has two parts that belong to different area-planning commissions. Dodger Stadium and Elysian Park belong to the same one in the north.

site Central Los Angeles: Silver Lake / Echo Park Central Los Angeles: Central City North

Elysian Park

Dodger Stadium Echo Park

Chavez Ravine

chinatown

zoning: area planning

downtown

0 0

100ft

500ft

165

1000ft

1/3mile

1/2mile

description Area Planning Commissions exercise the power to: (a) hear and determine appeals where it is alleged there is error or abuse of discretion in any order, requirement, decision, interpretation, or other determination made by a Zoning Administrator; (b) hear and make determinations on any matter normally under the jurisdic-

1 mile

research

website: zimas.lacity.org

Chavez Ravine

Chinatown down town

tion of a Zoning Administrator when that matter has been transferred to the jurisdiction of the Area Planning Commission because the Zoning Administrator has failed to act within the time limits prescribed by ordinance; (c) hear and determine applications for, or appeals related to, conditional use permits and other similar

quasi-judicial approvals, in accordance with procedures prescribed by ordinance; (d) make recommendations with respect to zone changes or similar matters referred to it from the City Planning Commission pursuant to Section 562; and (e) hear and determine other matters delegated to it by ordinance.

buildings Dodger Stadium area Solano Canyon Community

stadium area 263.11 acres 11,460,876 sq. ft. 1,064,750 sq. mi.

Solano Canyon neighborhood 60.36 acres 2,629,087 sq. ft. 244,250 sq. mi.

21 buildings land value: $55,175,069 buildings: $57,889,945 total value: $113,065,014 value/sq. ft.: $9.87/sq. ft.

270 buildings land value: $20,553,886 buildings: $21,578,361 total value: $41,232,247 value/sq. ft.: $16.1/sq. ft. site mixed site 323.47 acres 14,089,963 sq. ft. 1,309,000 sq. mi.

Elysian Park

291 buildings land value: $75,728,955 buildings: $79,468,306 total value: $155,197,261

FR EE W AY

Solano Ave Shcool

RES

PA S

AD

EN A

Dodger Stadium

Elysian Park

Elysian Park Ave

Elysian Park

Elysian Park

Va 60

2,62 244

0

100ft

500ft

research

Chavez Ravine

100m

166

1000ft 200m

500m

S 2

site boundary

11 1,

2 L B T V

website: zimas.lacity.org/ now: 1. Sharon Bernstein, “Getting to the Ballpark -- or Around It -- Can Be Daunting,” Los Angeles Times, April, 29 2003, sec. B. 2. Roger Vincent; “Dodger Bidder Would Raze Stadium, Put One Downtown,” Los Angeles Times, July 11, 2003, sec. A

1. Commuting routes within striking distance of major stadiums suffer from major traffic jams. Dodger Stadium accommodates 19,000 cars and wreaks havoc on commuting times for Echo Park residents as well as those who live in nearby Atwater Village, Eagle Rock, Glendale, Pasadena, and Silver Lake. Other problems are caused by a shortage of stadium parking, such as at Edison Field, which only has 12,000 spaces for 45,000 seats.

27 La Bu Tot Va

2. If wealthy developer Alan Casden can successfully acquire the Los Angeles Dodgers, he will seek to embark upon the relocation of Dodger Stadium from its current home in Chavez Ravine to a new one downtown, a few miles south on the 110 Freeway. Casden believes that this will contribute to the renaissance of downtown Los Angeles, as well as provide a better experience for baseball fans. At the same time, he

sees a wide range of new homes being built in Chavez Ravine, surrounded by the green of Elysian Park. Locals are skeptical as to whether Casden’s plan would succeed, and what his true motives are. Casden says he has positive interests at heart: While growing up in L.A., he would take the bus and trolley to see the Dodgers play in the Los Angeles Memorial Coliseum. He collected baseball cards and sold programs before games to earn pocket money.

A1-1XL Agriculture Zone A1-1XL Agriculture Zone R1-1VL One Family Zone R2-1VL Two Family Zone 0

C2 Commerccial Zone

100ft

500ft

P Automobile Parking Zone PF Public Facilites Zone

100m

1000ft 200m

500m

site

GENERAL ZONING + KEY NUMBER

2 40 41 42 43 4445

6

4

9

FR EE W AY

5

3

1

222

PA S

AD

EN A

Dodger Stadium

259

A1-1XL Agriculture Zone

Key

1. 2. 3. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22.

Apn

P Automobile Parking Zone PF Public Facilites Zone

Street 5415-018-012 5415-021-014 5415-018-900 5415-018-009 5415-018-009 5415-019-003 5415-019-004 5415-019-005 5415-019-006 5415-019-007 5415-019-008 5415-019-009 5415-019-010 5415-019-011 5415-019-012 5415-019-013 5415-019-014 5415-019-015 5415-019-016

Street#

Elysian P Ave 1000 Elysian P Ave 1000 Elysian P Ave Brooks Ave Brooks Ave Brooks Ave Shoreland Dr 1657 Shoreland Dr 1663 Shoreland Dr 1618 Shoreland Dr 1610 Shoreland Dr 1606 Shoreland Dr 1600 Shoreland Dr 1548 Shoreland Dr 1544 Shoreland Dr 1538 Shoreland Dr 1532 Shoreland Dr 1528 Shoreland Dr 1522 Shoreland Dr 1518

Property

C/ I $47,407,052 C/ I $5,630,390 other v $389,176 v v $28,042 S $94,662 S $22,498 S $9,628 S $23,517 S $144,974 S $56,090 S $83,787 S $158,683 S $111,495 S $23,517 S $60,299 S $109,990 S $164,853

$263,644

2,527

$16,065

976

$127,334

1,440

$97,465

1,174

$20,945

792

$46,977

865

$44,776

1,709

$57,783

1,662

$118,333

2,196

$82,492

1,172

$47,301

1,328

292

Street#

5415-018-012 Elysian P Ave 1000 5415-021-014 Elysian P Ave 1000 5415-018-900 Elysian P Ave 5415-018-009 Brooks Ave 5415-018-009 Brooks Ave 5415-019-003 Brooks Ave 5415-019-004 Shoreland Dr 1657 5415-019-005 Shoreland Dr 1663 5415-019-006 Shoreland Dr 1618 5415-019-007 Shoreland Dr 1610 5415-019-008 Shoreland Dr 1606 0 100ft 500ft 1000ft 5415-019-009 Shoreland Dr 1600 5415-019-010 Shoreland Dr 1548 100m 200m 5415-019-011 Shoreland Dr 1544 5415-019-012 Shoreland Dr 1538 5415-019-013 Shoreland Dr 1532 5415-019-014 Shoreland Dr 1528 5415-019-015 Shoreland Dr 1522 5415-019-016 Shoreland Dr 1518 5415-019-017 Shoreland Dr 1512 5415-019-018 Shoreland Dr 1508 5415-019-019 Shoreland Dr 1502 5415-019-020 Shoreland Dr 1452 5415-019-021 Shoreland Dr 1448

Total

Property

C/ I $47,407,052 C/ I $5,630,390 other v $389,176 v v $28,042 S $94,662 S $22,498 S $9,628 S $23,517 S $144,974 S $56,090 S $83,787 S 500m $158,683 S $111,495 S $23,517 S $60,299 S $109,990 S $164,853 S $145,525 S $163,200 S $164,295 S $25,547 S $157,849 $55,175,069

263.11 acres 11,460,876 sq. ft. 1,064,750 sq. mi.

Land Value

$56,312,511

773,585

$311,248

75,600

$45,572

1,628

$17,924

976

$263,644

2,527

$16,065

976

$127,334

1,440

$97,465

1,174

$20,945

792

$46,977

865

$44,776

1,709

$57,783

1,662

$118,333

2,196

$82,492

1,172

$47,301

1,328

$36,380

1,184

$40,800

742

$56,326

2,068

$69,938

2,188

$86,131

1,629

$57,899,945 875,441

21 buildings value (2002): land: $55,175,069 buildings: $57,889,945 total: $113,065,014 value/sq. ft.: $9.87/sq. ft.

167

research

website: zimas.lacity.org/

Street

Chavez Ravine

site R1-1VL One Family Zone R2-1VL Two Family Zone general zoning C2 Commerccial Zone

Building Area

Apn 280 8 279 26 7 278 26 6 277 4 26 26 276 5 3 26 275 26 62 2 61 4 2 0 27 3 26 27 72 2 1 27 70 2 9 26

A1-1XL Agriculture Zone

1. 2. 3. 7. 8. 9. 10. 11. 12. 13. 14. 15. Building Area 16. Land Value 17. 18. 19. 20. $56,312,511 773,585 21. $311,248 75,600 22. 23. 24. 25. 26. $45,572 1,628 27. $17,924 976

258

Key

257 2565 25 254 253 252 251 250 249

224

Chavez Ravine research

168

4. 5. 6. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. 49. 50. 51. 52. 53. 54. 55. 56. 57. 58. 59. 60. 61. 62. 63. 64. 65. 66. 67. 68. 69. 70. 71. 72. 73. 74. 75. 76. 77. 78. 79. 80. 81. 82. 83. 84. 85. 86. 87. 88. 89. 90. 91.

5415-018-008 5415-018-004 5415-018-007 5415-023-001 5415-023-002 5415-023-003 5415-023-004 5415-023-005 5415-023-006 5415-023-007 5415-023-008 5415-023-009 5415-023-010 5415-023-011 5415-023-012 5415-023-013 5415-023-014 5415-023-015 5415-023-020 5415-023-018 5415-023-019 5415-024-001 5415-024-002 5415-024-003 5415-024-004 5415-024-005 5415-024-006 5415-024-007 5415-024-008 5415-024-009 5415-024-012 5415-024-013 5415-024-031 5415-024-014 5415-024-015 5415-024-016 5415-024-017 5415-024-018 5415-024-019 5415-024-020 5415-024-032 5415-024-023 5415-024-029 5415-024-025 5415-024-26 5415-024-027 5415-024-028 5415-025-001 5415-025-002 5415-025-003 5415-025-004 5415-025-005 5415-025-006 5415-025-007 5415-025-008 5415-025-009 5415-025-010 5415-025-011 5415-025-012 5415-025-013 5415-025-014 5415-025-015 5415-026-001 5415-026-002 5415-026-003 5415-026-004 5415-026-005

Brooks Ave Brooks Ave Brooks Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Boutee St Brooks Ave Brooks Ave Brooks Ave Boutee St Boutee St Boutee St Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Academy Dr Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Amador St Boutee St Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Boutee St Amador St Amador St Amador St Amador St

1200 v v v 815 S 801 S 834 S 832 S 828 S 826 S 820 S 816 S 812 S 806 S 804 S 1827 S 1814 S 1808 M 1809 S 1809 v 1819 S 1821 M 743 S v v 729 S 725 S 721 S 717 v 711 M v v 701 S v v M 749 S 745 S 741 S 737 M 733 S 725 M 721 S 717 713 M 709 S 705 S 702 M 753 S 1832 S 748 S 744 S 740 M 736 S 732 S 728 M 724 S 720 M 716 M 712 S 708 S 705 S 701 S 1802 other 750 S 748 S v 742 S

$680,234 $153 $29,103 $102,830

$113,654

2,068

$23,517

$16,065

1,872

$23,343

$28,257

3,084

$19,451

$10,478

854

$157,585

$109,124

2,204

$19,451

$6,417

952

$150,960

$37,740

832

$19,623

$13,695

1500

$70,118

$63,106

1458

$21,652

$7,436

642

$107,181

$28,651

1216

$42,456

$78,852

1176

$17,589

$8,620

1280

$110,160

$10,815

1288

$19,623

$53,648

2653

$35,715

$67,397

560

$13,526

$10,815

1288

$26,509

$12,100

450

$16,575

$8,573 $13,783 $11,436

$173,891

4509

$22,488

$90,000

2015

$52,115

$38,320

970

$32,213 $42,920

$49,050

1945

$33,695 $31,836 $56,285

$31,674

916

$19,483 $19,483 $19,483 $88,804

$38,055

884

$200,235

$1,215

952

$130,316

$32,578

1316

$19,451

$11,666

740

$56,038

$123,314

1752

$151,660

$168,156

1714

$19,623

$6,753

1260

$80,969

$66,097

1194

$19,451

$9,974

1564

$19,623

$14,202

1832

$122,098

$30,523

1164

$131,669

$8,375

2106

$135,660

$42,840

1056

$78,030

$52,020

1,101

$19,623

$7,094

1032

$19,623

$28,506

1191

$144,000

$71,000

1430

$55,944

$33,470

984

$58,617

$39,077

864

$129,890

$54,121

1695

$126,991

$31,775

1332

$111,838

$54,048

2014

$57,879

$107,308

2082

$94,356

$15,494

1218

$112,463

$28,142

1964

$35,154

$52,668

838

$82,146

$152,560

2203

$24,362

$169,102

7420

$71,968

$33,734

880

$122,094

$48,834

1300

$14,710

769

$1,845 $12,678

Solano Canyon parcel data website: zimas.lacity.org

92. 93. 94. 95. 96. 97. 98. 99.

5415-026-006 5415-026-007 5415-026-008 5415-026-009 5415-026-010 5415-026-011 5415-026-012 5415-026-013

Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St

736 732 726 724 718 716 710 708

S M M S M S S S

$105,836

$26,456

1248

$145,292

$1,215

1338

$19,451

$17,415

2412

$19,623

$6,753

798

$143,263

$22,815

2064

$18,406

$8,285

864

$14,423

$41,061

1595

$56,090

$19,627

432

91.

5415-026-005 Amador St

742 S

92. 93. 94. 95. 96. 97. 98. 99. 100. 101. 102. 103. 104. 105. 106. 107. 108. 109. 110. 111. 112. 113. 114. 115. 116. 117. 118. 119. 120. 121. 122. 123. 124. 125. 126. 127. 128. 129. 130. 131. 132. 133. 134. 135. 136. 137. 138. 139. 140. 141. 142. 143. 144. 145. 146. 147. 148. 149. 150. 151. 152. 153. 154. 155. 156. 157. 158. 159. 160. 161. 162. 163. 164. 165. 166. 167. 168. 169. 170. 171.

5415-026-006 5415-026-007 5415-026-008 5415-026-009 5415-026-010 5415-026-011 5415-026-012 5415-026-013 5415-026-014 5415-026-015 5415-026-016 5415-026-017 5415-026-018 5415-026-019 5415-026-020 5415-026-021 5415-026-022 5415-028-001 5415-028-002 5415-028-003 5415-028-004 5415-028-005 5415-028-006 5415-028-007 5415-028-008 5415-028-009 5415-028-010 5415-028-011 5415-028-012 5415-028-013 5415-028-014 5415-028-015 5415-029-016 5415-029-008 5415-029-009 5415-029-010 5415-029-011 5415-029-012 5415-029-013 5415-029-014 5415-029-015 5415-029-902 5415-029-001 5415-029-002 5415-029-003 5415-029-004 5415-029-005 5415-029-006 5415-029-900 5415-030-001 5415-030-002 5415-030-003 5415-030-004 5415-030-005 5415-030-006 5415-030-007 5415-030-008 5415-030-009 5415-030-010 5415-030-011 5415-030-012 5415-030-013 5415-030-014 5415-030-015 5415-030-016 5415-030-017 5414-023-001 5414-023-002 5414-023-003 5414-023-004 5414-023-005 5414-023-006 5414-023-007 5414-023-008 5414-023-009 5414-023-032 5414-023-010 5414-023-011 5414-023-012 5414-023-013

736 732 726 724 718 716 710 708

Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Amador St Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Academy Dr Academy Dr Academy Dr Academy Dr Park Row Dr Academy Dr Park Row Dr Academy Dr Academy Dr Park Row Dr Park Row Dr Academy Dr Academy Dr Park Row Dr Park Row Dr Park Row Dr Park Row Dr Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave

S M M S M S S S v

$12,678

$14,710

769

$105,836

$26,456

1248

$145,292

$1,215

1338

$19,451

$17,415

2412

$19,623

$6,753

798

$143,263

$22,815

2064

$18,406

$8,285

864

$14,423

$41,061

1595

$56,090

$19,627

432

$15,918

595

$15,300 $63,672 $617

704 S 702 S v v v 662 S 658 M 654 S 652 S v 648 M v 642 v v v v v 656 S 652 S 648 M 644 M 640 M 636 S 632 S 628 S 624 M other 655 M 651 S 647 M 643 S 639 S 635 M other 647 S v 643 S v 628 M 635 M 620 M 631 S 627 S 616 M 612 M 623 S 617 S 608 M v v v 540 M 532 S 528 S 524 S 520 M 516 S 512 M 510 M 506 S v 429 M 490 S 482 S 480 S

$63,672

$15,918

595

$13,695

$3,874

522

$617 $49,846 $34,527 $109,242

$10,404

978

$132,600

$71,400

4412

$41,616

$10,404

360

$152,428

$13,333

728

$31,572

1580

$31,400

686

$74,242

$1,365

1040

$37,797

$69,038

1856

$19,451

$13,021

1792

$19,623

$127,066

2628

$19,623

$137,629

3369

$136,043

$90,694

1703

$179,520

$44,880

1477

$156,476

$39,119

1371

$125,772

$109,159

2152

$19,451

$22,141

1926

$88,415

$29,466

1004

$224,165

$36,111

1668

$31,105

$16,094

1144

$6,346 $115,434 $1,845 $125,600 $18,360 $18,654 $18,654 $153 $1,339

$19,623

$12,344

1404

$114,444

$75,949

1536

$41,638

$24,997

704

$28,042

824

$3,874 $54,688 $30,600 $93,666

$62,441

2066

$108,242

$84,429

1784

$120,673

$84,736

1716

$132,600

$30,600

676

$68,978

$10,612

676

$17,851

$20,404

1530

$132,600

$122,400

1760

$153,380

$40,248

1410

$90,611

$1,145

672

$16,575

$20,636

1960

$49,073

$318,247

13306

$33,841

$11,498

1103

$134,600

$64,400

878

$47,497

$10,640

1812 3412

$26,203 $12,905 $12,905

$33,841

$60,417

$107,844

$30,180

1257

$63,500

$270,500

4394

$30,454

$124,920

4,354

$100,572

$43,860

1154

$70,836

$44,090

2372

$33,841

$21,316

1876

$97,173

$40,304

1710

$32,529

$22,274

1980

$1,020

159. 160. 161. 162. 163. 164. 165. 166. 167. 168. 169. 170. 171. 172. 173. 174.

Solano Canyon parcel data

532 528 524 520 516 512 510 506 429 490 482 480 476 472 470 466 460 456 452 448 444 436 432 428 424 1373 541 533 537 523 519 515 511 507 505 501 491 487 483 479 475 469 467 540 542 534 530 526 522 518 514 512 506 504 500 492 486 482 478 474 470 466

463 461 455 451 449 445 441 435 431 427 425 419 462 458

S S S M S M M S v M S S S S M M M M M M M M M M S S v M M S S M S M S S S M S M M S M S S S S M M M M M S S M M S S S M M M M other other M M M M M M M M M M M M S M

$33,841

$11,498

1,103

$134,600

$64,400

878

$47,497

$10,640

1,812

$33,841

$60,417

3,412

$107,844

$30,180

1,257

$63,500

$270,500

4,394

$30,454

$124,920

4,354

$100,572

$43,860

1,154

$1,020 $70,836

$44,090

2,372

$33,841

$21,316

1,876

$97,173

$40,304

1,710

$32,529

$22,274

1,980

$134,000

$45,000

1,158

$133,171

$262,180

3,213

$102,519

$84,247

2,400

$114,813

$69,967

2,983

$33,841

$78,701

3,684

$249,502

$178,217

5,131

$154,736

$262,315

5,131

$36,214

$30,115

3,216

$70,624

$27,195

2,184

$72,773

$341,945

14,276

$126,928

$120,166

3,482

$33,841

$21,316

2,209

$33,841

$17,924

1,388

$242,461

$102,722

24,633

$74,468

$365,648

14,813

$114,500

$217,500

4,372

$133,776

$1,491

1,162

$148,278

$15,494

1,070

$85,823

$42,907

3,023

$34,855

$20,805

1,858

$37,411

$27,645

3,152

$90,356

$45,277

1,134

$103,114

$29,954

1,111

$34,855

$79,532

2,442

$69,553

$104,330

1,264

$36,378

$113,715

$27,886

991

$34,855

$85,136

4,048

$102,132

$51,062

1,511

$140,824

$35,202

1,178

$63,750

$63,750

1,823

$93,710

$44,097

1,300

$79,526

$13,471

886

$71,257

$12,950

768

$26,223

$10,313

1,208

$27,071

$103,758

4,232

$127,700

$51,300

1,926

$134,388

$26,166

1,491

$29,274

$231,088

3,849

$73,624

$123,545

2,068

$25,375

$9,974

824

$108,700

$49,500

768

$113,220

$177,480

2,694

$27,071

$103,758

4,232

$104,040

$31,212

968

$90,694

$36,274

780

$93,251

$23,741

1,116

$66,400

$203,600

3,250

$142,300

$189,700

3,772

$76,158

$233,666

3,250

$24,529

$23,343

2,794

$112,200

$47,940

1,498

$105,300

$223,700

3,328

$116,732

$140,610

2,152

$34,855

$159,395

3,710

$92,600

$82,400

1,878

$78,860

$118,291

2,312

$115,972

$96,256

4,285 1,763

$34,855

$15,563

$108,500

$328,363

4,820

$34,855

$86,831

4,630

$118,725

$5,710

2,198

$35,531

$58,894

4,261

$24,529

$10,478

1,626

$80,000

$310,000

6,260

Total

60.36 acres 2,629,087 sq. ft. 244,250 sq. mi.

Casanova St Casanova St Casanova St Casanova St Elysian Park Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway Cansanova St Cansanova St N Broadway Savoy St Savoy St Savoy St Savoy St N Broadway N Broadway N Broadway N Broadway N Broadway Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St Savoy St N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway N Broadway Elysian Park

474 M 470 M 466 M other other 463 M 461 M 455 M 451 M 449 M 445 M 441 M 435 M 431 M 427 M 425 M 419 M 462 S 458 M 454 M 448 M 444 M 442 M 438 S 432 M 430 M 426 M 422 M 418 M 1041 C 1411 C 1415 M 1417 M 1412 C 1425 S v v v 433 M 433 M 1201 C 438 M 434 M 430 S 418 C 1201 C 1217 C C 1231 C other 445 M 451 S 449 S 441 M 437 M 435 S 431 S 427 M 425 S 419 S 417 M 1301 C 1305 other 1311 M 1319 M 1323 C 1327 other 1335 M other other v 1357 C other

$142,300

$189,700

3,772

$76,158

$233,666

3,250

$24,529

$23,343

2,794

$112,200

$47,940

1,498

$105,300

$223,700

3,328

$116,732

$140,610

2,152

$34,855

$159,395

3,710

$92,600

$82,400

1,878

$78,860

$118,291

2,312

$115,972

$96,256

4,285

$34,855

$15,563

1,763

$108,500

$328,363

4,820

$34,855

$86,831

4,630

$118,725

$5,710

2,198

$35,531

$58,894

4,261

$24,529

$10,478

1,626

$80,000

$310,000

6,260

$89,288

$377,570

5,020

$69,448

$75,423

2,250

$23,686

$73,651

2,168

$23,686

234,043

3,712

$94,860

$42,840

688

$78,092

$198,239

3,412

$105,622

$219,495

4,424

$107,100

$46,920

1,826

$27,071

$66,511

2,956

$27,071

$109,007

5,087

$412,329

$120,606

5,952

$49,584

$23,517

6,624

$32,148

$4,555

1,028

$28,762

$86,831

5,580

$30,454

$13,864

3,040

$31,518

$8,285

389

$581,947

$2,316,759

25,966

$581,947

$2,316,759

25,966

$60,081

$20,128

4,000

$22,329

$80,730

4,127

$25,038

$15,049

2,040

$24,195

$8,955

789

$122,000

$1,000

7,453

$255,607

$201,776

22,353

$61,605

$1,845

5,600

$44,000

$1,340

4,000

$208,000

$219,000

6,859

$97,920

$299,880

3,544

$28,762

$10,140

1,495

$8,788 $6,417 $5,744

$48,470

$7,808

900

$28,764

$73,790

3,810

$207,500

$141,500

4,594

$33,841

$23,346

1,500

$111,469

$25,321

1,114

$20,128

$21,990

1,936

$139,300

$40,400

1,207

$124,400

$60,600

984

$36,380

$42,984

3,432

$274,659

$404,843

7,939

$220,496

$149,500

2,730

$319,700

$906,300

15,920

$37,226

$15,563

2,824

$178,801

$49,230

1,200

$199,531

$84,215

3,686

$115,923

$99,746

2,183

$98,166

$624,110

3,587

$63,106

$142

$11,789

$781

2,800

$20,553,886 $21,578,361 623,877

270 Buildings land value: $20,553,886 buildings: $21,578,361 total value: $41,232,247 value/sq. ft.: $16.1/sq. ft.

169

research

Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave N Broadway Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Casanova St Elysian Park Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Solano Ave Casanova St

5414-024-034 5414-024-035 5414-024-036 5414-027-900 5414-027-901 5414-025-001 5414-025-002 5414-025-003 5414-025-004 5414-025-005 5414-025-006 5414-025-007 5414-025-008 5414-025-009 5414-025-010 5414-025-011 5414-025-012 5414-025-013 5414-025-014 5414-025-015 5414-025-016 5414-025-017 5414-025-018 5414-025-019 5414-025-020 5414-025-021 5414-025-022 5414-025-023 5414-025-024 5414-025-025 5414-025-026 5414-025-027 5414-025-028 5414-025-029 5414-025-030 5414-025-019 5414-026-020 5414-026-021 5414-026-022 5414-026-023 5414-021-001 5414-021-002 5414-021-003 5414-021-004 5414-021-020 5414-021-007 5414-021-008 5414-021-021 5414-021-011 5414-021-900 5414-021-012 5414-021-013 5414-021-014 5414-021-015 5414-021-016 5414-021-017 5414-021-018 5414-021-019 5414-022-001 5414-022-002 5414-022-003 5414-022-004 5414-022-005 5414-022-016 5414-022-008 5414-022-009 5414-022-010 5414-022-014 5414-022-900 5414-022-013 5414-022-012 5414-022-011 5414-020-900

Chavez Ravine

5414-023-002 5414-023-003 5414-023-004 5414-023-005 5414-023-006 5414-023-007 5414-023-008 5414-023-009 5414-023-032 5414-023-010 5414-023-011 5414-023-012 5414-023-013 5414-023-014 5414-023-015 5414-023-016 175. 5414-023-017 176. 5414-023-018 177. 5414-023-019 178. 5414-023-020 179. 5414-023-021 180. 5414-023-022 181. 5414-023-023 182. 5414-023-024 183. 5414-023-025 184. 5414-023-026 185. 5414-023-027 186. 5414-023-031 187. 5414-024-041 188. 5414-024-003 189. 5414-024-004 190. 5414-024-005 191. 5414-024-006 192. 5414-024-007 193. 5414-024-008 194. 5414-024-009 195. 5414-024-010 196. 5414-024-011 197. 5414-024-012 198. 5414-024-013 199. 5414-024-014 200. 5414-024-015 201. 5414-024-016 202. 5414-024-017 203. 5414-024-018 204. 5414-024-019 205. 5414-024-020 206. 5414-024-021 207. 5414-024-022 208. 5414-024-023 209. 5414-024-024 210. 5414-024-025 211. 5414-024-026 212. 5414-024-027 213. 5414-024-028 214. 5414-024-039 215. 5414-024-040 216. 5414-024-031 217. 5414-024-042 218. 5414-024-043 219. 5414-024-033 220. 5414-024-034 221. 5414-024-035 222. 5414-024-036 223. 5414-027-900 224. 5414-027-901 225. 5414-025-001 226. 5414-025-002 227. 5414-025-003 228. 5414-025-004 229. 5414-025-005 website: 230. 5414-025-006 zimas.lacity.org/ 231 5414-025-007 232. 5414-025-008 233. 5414-025-009 234. 5414-025-010 235. 5414-025-011 236. 5414-025-012 237. 5414-025-013 238. 5414-025-014

220. 221. 222. 223. 224. 225. 226. 227. 228. 229. 230. 231 232. 233. 234. 235. 236. 237. 238. 239. 240. 241. 242. 243. 244. 245. 246. 247. 248. 249. 250. 251. 252. 253. 254. 255. 256. 257. 258. 259. 260. 261. 262. 263. 264 265. 266. 267. 268. 269. 270. 271. 272. 273. 274. 275. 276. 277. 278. 279. 280. 281. 282. 283. 284. 285. 286. 287. 288. 289. 290. 291. 292.