PPD 531 Council for Watershed


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PPD 531 Council for Watershed

  1. 1. INTRODUCTIONwelcomeCouncil for Watershed HealthSite Selection and Vision for New HeadquartersPresented by PPD 531LDecember 3, 2012
  2. 2. INTRODUCTIONpresentationoutlineI. INTRODUCTIONI. outlineII. presentation goalsII. METHODOLOGYIII. SITE SELECTION GOALSIV. AREA OVERVIEWI. caspII. communityIII. environmentalV. BLOCK 20I. contextII. opportunitiesIII. visionIV. how the vision fits with CWHgoalsV. constraintsVI. BLOCK 48/49I. contextII. opportunitiesIII. visionIV. how the vision fits withCWH goalsV. constraintsVII. CONCLUSION
  3. 3. INTRODUCTIONpresentationgoals1. After this presentation, the Council should:1. Understand of the area surrounding their new headquarters,especially the CASP, the environment (hydrology, soils,contamination), and the community1. Understand the merits of Block 20 or Block 48/49 as their newheadquarters1. Draw conclusions that will inform ultimate site selection
  4. 4. 1. council presentation introduction to CWH mission and goals for new headquarters1. criteria determined for site selection ½ mile transit proximity, river access, healthy workplace,approximately 10,000 square foot building, offices for 20-25 staff, flexible offices for visitors and interns,open areas for collaboration, meeting and training space (125-300 people), tenant space (retail, café),storage (bike, equipment), community space with outside and after-hours access, interpretive space toillustrate green building features, living laboratory, BMP area outside, wet lab (including shower, lockers,staff “clean-up” area), bioswale of approximately 4 by 20 feet.1. matrix developed to evaluate 12 sites Block 5, Block 9, Block 14, Block 19B, Block 20, Block 21B, Block 44,Block 48, Block 49, Block 52, Block 54B, and Block 701. Council selected Block 20 and Block 48/49 for study students split into Block 20 and Block 48/49 researchand visioning teams1. data gathered interviews, site visits, case studies, planning and zoning document review, draft EIR, draftCASP, LA River Revitalization Master Plan2. visioning each site was envisioned as CWH new headquarters with respect to council site needs:sustainability, collaboration and partnerships, interaction with and preservation of watershed, BMPresearch, and community outreach.1. final presentationMETHODOLOGYoutline
  5. 5. SITESELECTIONGOALSreasons sites wereselectedBoth Block 20 and 48/49 are situated toaddress most of the Council’s facilitygoals:multiple benefit solutionsdemonstrations (BMP)education, partnerships andcollaborationcommunity engagementability to attract fundingaccessibility to park or open-spacelandswalking distance to subway or light raila supportive political climatebuilding itself should sit lightly on theearthprovide a healthy and stimulatingworkplace environmenta living laboratory for greeninfrastructureenergy, waste and water will come fromand return to the watershedoffice space should be customizableand able to house 20-25 staffinclude open areas for collaborationand flexible offices for visitors andinternsmeeting and training space occupancyof 125-150 research space should include bothcreative and quiet spacesa wet lab for bench-scale testing,equipment calibration and showers forstaff clean-upbuilding should be instrumented forreal-time monitoring
  6. 6. SUSTAINABILITYGOALS1. LEED Certification2. SITES Certification3. Passive design4. Rainwater captureand reuse5. Open/green space6. Site Remediation
  7. 7. AREAOVERVIEW Cornfield Arroyo Seco Specific plan (CASP)Transforms residential/industrial corridor into transit oriented development• Increases the use of existing public transit amenities• Decreases regional auto dependencyMixed-use, form-based codes and street modifications• Live, work and play in one neighborhood• Increases in pedestrian and bike activityCASP + Los Angeles River Revitalization Master Plan projects• Utilize river as gateway to increased community access• Facilitate the exchange of resources between neighborhoodsCASP, LID Ordinance and AQMD promotes various BMPs• Reducing consumption and preservation of natural resourcesEnvironmentally healthy economic growth with emerging and“clean tech” industries Source: City of Los Angeles, 2011
  8. 8. COMMUNITYThe Public Participation Handbook: Making BetterDecisions Through Citizen Involvement (Creighton, 2005)• Broader definition of benefits and costs• Accountability for decisions• A consensus of values• Identifying “clusters of publics”• Making “political” decisions– And mitigating unintended consequences!Why community assets?
  9. 9. COMMUNITYCommunity assets location map
  10. 10. COMMUNITY• Lincoln Heights Neighborhood Council• Downtown Los Angeles Neighborhood Council• Chinatown Historic Cultural Neighborhood Council• Chinatown Business Improvement District• Additional local businessesAdditional community assets
  11. 11. COMMUNITY• Formation of an industrial business improvement district (BID) or otherspecial district– Taxes itself, gains revenues to pursue common goals– Wields significant political power to shape community• Partnerships with local schools, religious centers, and community centersto bridge environmental education efforts across languages, cultures,generations• Environmental remediation and education at William Mead Homes• Collaboration with business, government, and local community to shapepublic infrastructure more sustainably• Innovative partnerships with Brewery Arts Complex, Dodger Stadium, LACentral Animal Hospital, etc.• Leadership in still relatively untouched northern part of CASPOpportunities in the community
  12. 12. AREAOVERVIEWenvironmentalhydrology and drainage• San Fernando and Central Groundwater Basins• 834 square miles – mixed development• Waters flow north to south (more than 20 ft. below surface)contamination• Calcium bicarbonate at eastern part of Basin• VOCs above federal maximum level in Pollock Well Field (North of CASP)L.A. River floodplain• Majority of the surface is impervious/sealed• Dense development contributes to water quality problems“Infiltrate, evapotranspire or reuse 100 % of runofffrom a “0.75-inch storm”• Curb non-point source pollution• Increase groundwater recharge• Sites with limitations must create offsitecapture/infiltration systemsSource: Arup, 2008Source: Arup, 2008
  13. 13. context- environmentalsoilEastern portion of San Fernando Groundwater Basin, is comprisedmostly of silts, sand and gravel with a high porosityThere may be isolated areas of less permeable soilsRecommended that soil bore data is collected to verify water levelscontaminationLong history of industrial uses: oil, gas and coal productionRisk associated with high permeability of the floodplainNo site-specific contamination to Block 20/Block 48(Neighbors harbor moderate/high levels)Sites should be vigorously tested before implementation of BMPsSource: City of Los AngelesAREAOVERVIEW
  14. 14. BLOCK20context• Peninsula shaped parcel that is located between Baker Street and North Spring St.• Stretches along the LA State Historic Park and is conveniently located near the MetroGold line and the LA River.• Block 20 includes many warehouses and art studios.• The proposed building is an historic live-work environment• “Last art haven in LA" (Mark Torres, local resident)
  15. 15. BLOCK20opportunitiesCASP & LARRMPTargeted for linkage to larger park systemDesign for historic Broadway Bridge• 0.4 miles walk from Block 20• Increased access to parks, trails and river’s edgecomplete streetsSpring Street  Secondary Modified IV Street (4-lanes)Baker Street  Local Modified street or “Main Street” (2-lanes)3-way, signalized cross walkszoning• Integration of commercial, residential and industrial uses• Creative use of the existing space Source: City of Los Angeles, 2011Source: City of Los Angeles, 2007
  16. 16. BLOCK20Context - Circulation
  17. 17. BLOCK20Context – River Access
  18. 18. BLOCK20opportunities“The last art haven in Los Angeles”Block 20 neighborhood is home to a collection of artist live-work studios• Over-sized murals• Film and graphic design productionArtist clusters combined with street/building improvements =• Attractive place live and work• Draw for outside visitorsOpportunities for community relationship buildingMurals and/or art installationsHistoric corridor, Downtown L.A. Case Studies:• Symbiosis between artists, residents and local businesses• Increased property values and investments in future developmentsCredit: Dafne Gokcen & Colleen Horn, 2011
  19. 19. BLOCK20opportunities“the greenest building is the one alreadybuilt”The Raphael Junction Block building was designated LosAngeles Historic Cultural Monument #872.• The building is a rare example of a Victorian Flatironindustrial building in Los Angeles.• It is suspected to be the 2nd oldest industrialwarehouse building in downtown Los AngelesOpportunity for leadership• The historic notoriety makes this building a trophyproperty, uniquely positioned to draw attention (andfunding!) from a diverse stakeholder group• Council can take a leadership role in an emerging trendof creatively adapting historic buildings to new useswhich incorporate sustainable design and greenbuilding principles.• the Council can demonstrate how green buildingdesign and BMPs can be integrated successfully withhistoric resources• Mills Act & conservation easements are sources ofmoneyCredit: Dafne Gokcen & Colleen Horn, 2011Source: Preservation Idaho
  20. 20. BLOCK20vision
  21. 21. BLOCK20visionPHASE I:• Bioswale, rehabilitation of historic façade, LEED certification (catchments for rainwater capture, roof-topcommunity gathering space (marquee open space for the project), reorganize internal space for office &meeting space, outdoor bike parking, outdoor art installations to engage local artistsPHASE II:• Partnership with the city’s “Green L.A.” program for tree planting and “Not a Cornfield” to expandinfluence in the community and extend outdoor demonstration areas, extending the existinglandscaping and transitioning side-walks into pervious material
  22. 22. BLOCK20how vision fitswith council goalsmultiple benefit solutionshistoric preservation, adaptive reuse,sustainability, green buildingdemonstrations (BMP), a living laboratory forgreen infrastructure green roof, permeable bike parking area,on-site bioswale +/- 850 square feetpartnerships and collaborationnot a cornfield, Los Angeles Conservancy,artist clusterability to attract fundinghistoric preservation funds, green buildingfunds, “wow” factor for donations (views,historic building, public art)Access to transportationAccess to park or open-space landsacross the streetbuilding itself should sit lightly on the earth“the greenest building is the one alreadybuilt”provide a healthy and stimulating workplaceenvironment, customizable office space , meetingand training space, a wet lab18,500 square feet and 2 stories providesthe flexibility to program office, event spaceand wet lab Community accessgreen roof, flexible event space, withexterior stair access for public
  23. 23. BLOCK20constraints• site and building size is essentially fixed• no on-site parking• farther than 1/2 mile to the Chinatown Gold Line Station• building currently partially occupied by artists, small business• potential incompatibilities with artist cluster• nearby soil contamination (blocks 16 and 18)• project is contingent on negotiation and purchase from UCLAProfessor, his intentions are unknown• as a HCM, requires Cultural Heritage Commission review forproposed exterior and interior alterations• Secretary of Interior Standards “Repair rather than replace”,“New work shall be differentiated from the old”• CASP design, sustainability, and performance standards
  24. 24. BLOCK48/49Context | LOCATION AND OWNERSHIP
  25. 25. BLOCK48/49Context | REGULATORY FRAMEWORK• Area 3 of CASP: Rivertown• Light industrial andresearch anddevelopment space• High volume of daytimeactivity• Urban Innovation Zone• Flexible range of lightindustrial job uses andresearch anddevelopment activities• Close proximity tocommunity,entertainment, andrecreation• Other important elements:• Parking• Open Space
  26. 26. BLOCK48/49Context | LA RIVER & ARROYO SECO CONFLUENCEKey location for:• Habitat & StreamRestoration• Connecting Regional &Local Communities• Flood Management &Water QualityImprovements
  27. 27. BLOCK48/49Context | DEVELOPMENT PLANS• Neighborhood demonstration project opportunity• Related to Clean Water Campus function & potential partnerships• BMP model for additional neighborhood projectsHumboldt River Greenway Project
  28. 28. BLOCK48/49Context | DEVELOPMENT PLANSProposed Clean Water Campus –Bureau of Sanitation• Future Location of the Bureauof Sanitation WatershedProtection Division andpossible future CWHHeadquarters• Provides office space, researchfacilities, & conference room• Creates an environment thatpromotes CWH organizationalgrowth• Brings together environmentalscientists, analysts, engineersand policymakers for restoringthe L.A. River
  29. 29. BLOCK48/49VISION
  30. 30. BLOCK48/49VISION | Overview: Fits with Goals• Program Requirementsoffice space should be customizable and able to house 20-25 staffinclude open areas for collaboration and flexible offices for visitors and internsmeeting and training space occupancy of 125-150• Communityeducation, partnerships and collaborationcommunity engagementability to attract funding (brownfields and workforce EPA funds)accessibility to park or open-space lands• BMP testing, wet lab, and living laboratoryParking lot space• Environmental goalsmultiple benefit solutions“Green Building”• Partnerships• Bureau of Sanitation, Watershed Protection Division• Other existing development plans• AccessibilityProximity to river and Metro
  31. 31. BLOCK48/49VISION | PROGRAM REQUIREMENTS• Flexible design to enhance sustainability• 5,000 sqft of open-plan multi purpose roomsConference rooms, lecture hall, classrooms, etc.• “Active” BMPs to engage CWH employees and community members• retention pond combined with amphitheater• nursery• green roof• pervious patio• Bioswales on sidewalks
  32. 32. BLOCK48/49VISION | ENVIRONMENTAL GOALS• Building“The property, when developed, will include sustainable architecture andstormwater systems. The building will be for BOS office space combinedwith a percentage dedicated to private street level commercial/retail.”- Nishith Dhandha, The City of Los Angeles• Landscape and Hardscapes• Expand green space using native plants• Potential to add greenroofs to slow water runoff• Use porous materials on land surrounding buildings• Stormwater and runoff• Drainage direction from EIR  water flows across the site• Goal is : water quality and infiltrate onsite• This vision includes: topography modifications and catchment pond
  34. 34. • CASP vision for Humbolstreet• catalytic project + ConflPark for a greener regionBLOCK48/49VISION | SHAPING THE FUTURE
  35. 35. BLOCK48/49Constraints• Partnership assumptions:“The options exist. The proposed development is envisioned as apublic/private partnership. The role of the private enterprises willbecome more clear as the spaces are designed by that will occur in thenext phase, if funded.”- Nishith Dhandha, The City of Los Angeles• Timeline unknown and dependent on Bureau of Sanitation• Cost unknown – buy or rent?
  36. 36. CONCLUSIONSite Comparison• Block 20 is a great site with a historic building and excellent river andpark access• However, we are concerned with the fact that the same site offerslittle room for growth• Block 48/49 presents an opportunity for CWH to partner with thepublic and private sector to be part of an exciting new project• Lots of potential for 48/49 to be as well-connected and visible as 20
  37. 37. CONCLUSIONLimitations• Uncertainty about whether the current site owners would be willing to selltheir properties or partner with CWH• Uncertainty about the CASP since it has not yet been approved by CityCouncil• Lack of perfect information about the plans for Blocks 48 and 49• Lack of technical expertise to fully understand soil contamination issues• Cost information was beyond the scope of this project
  38. 38. CONCLUSIONFinal Thoughts• Assuming CASP is passed, CWH is a growing non-profit that willcompliment the policies and projects in the area• Opportunities for partnerships and community engagement that willbe mutually beneficial to CWH and the area• CWH could provide leadership in environmental initiatives
  39. 39. Questions?