How the Future Gets Built

Mayor Eric Garcetti's keynote to FutureBuild / VerdeXchange heralded the coming restoration of the L.A. River. photo by Dlugolecki Photography

Urban Explorations from FutureBuild / VerdeXchange

 By Jack Skelley

Los Angeles Major Eric Garcetti joined international change-makers of the built envirornment at the recent FutureBuild Sessions produced by ULI Los Angeles with VerdeXchange. The annual event, which attracts designers, developers, civic leaders, and environmental stakeholders, explored urgent urban issues, including: transforming the Los Angeles River; the world’s greenest buildings; how transportation tech is transforming cities; places built to withstand quakes, droughts and climate change, and more.

Garcetti’s keynote address trumpeted ambitious efforts to restore the Los Angeles River. A recent agreement with Army Corps of Engineers allocatoes $1.3 billion for the effort – which Garcetti deemed “the largest urban ecosystem restoration the Army Corps has ever seen.” Stakeholders have not yet approved plans, which include a proposal by architect Frank Gehry. Garcetti nonetheless was upbeat, saying, “I look forward to hearing the music of the River.”

Made to Last: Getting to Resiliency

Resiliency panel, left to right: Rick Cole, Frank Bush, Marissa Aho and Ann Gray. photo by Dlugolecki Photography

Made to Last, a panel on resiliency (including seismic and infrastructure challenges) was moderated by Ann Gray, Principal of GRAY Real Estate Advisors. Contributors were Marissa Aho, Chief Resiliency Officer, City of Los Angeles, Frank Bush, Executive Officer, Los Angeles Department of Building and Safety, and Rick Cole, Santa Monica City Manager. Gray launched the discussion with a compelling video, “Our Changing World,” produced by RICS and dramatizing trends reshaping the planet.

 The conversation quickly got local. Saying, “There is simply not enough money to go around,” Cole noted that before Los Angeles can address drastic resilience issues, the city faces approximately $100 billion in infrastructure needs. Bush cited the approximately 13,000 buildings in the city that require seismic retrofits. Aho offered some solace, reporting that L.A. is among the 100 Resilient Cities funded by Rockefeller Foundation, and that the city is implementing 18 recommendations of seimologist Dr. Lucy Jones, the influential “earthquake lady.”

 Challenges remain huge. Cole blasted the “immature poltical culture” that fixates on the click-bait of fear and hysteria, rather than on real solutions.

 “We have to get back to the basics” of fixing the city, he said. “Otherwise we willhave a third-world infrastructure trying to govern a first-world economy.”

 Cole had the ear-catching quote of the day: “The best cities in Italy are run by communists. The best cities in the Southern California are run by renters,” (namely, Santa Monica and West Hollywood).

The Evolution of Energy

Panel on the most sustainable buildings in the world, left to right: David Kramer, Harlan Kelly, Frances Anderton and David Martin. photo by Dlugolecki photography

 Another compelling panel was The Most Sustainable Buildings in the World, with moderator Frances Anderton, host of  "DnA: Design and Architecture," KCRW; joined by David Martin, FAIA, Design Principal, AC Martin, who is designing the the 73-story Wilshire Grand tower;  David Kramer, President, Hudson Companies, creating Manhattan’s Riverwalk on Roosevelt Island, considered one of the most energy-efficient developments in the world; and Harlan Kelly, General Manager, San Francisco Public Utilities Commission.

 The Riverwalk technologies are advanced, responding to New York’s extremes of heat, cold, and even inundating storm surges. In some ways, the mission for Los Angeles buildings is simpler: to unlearn unnecessary design habits. Martin says his team will “fine-tune” the Wilshire Grand to Downtown L.A.’s micro-climate.

 Approaches include breathable skin, and smaller and smarter air-conditioning, so that the building’s HVAC system is not working overtime. The skyscraper will include hundreds of openable windows, which, for some reason, are still rare in L.A. high-rises.

 “In New York City you want to insulate the client from the climate,” Martin said. “ In L.A. we want to connect with the outside where it’s beautiful outside right now!”

Hyperloop and Healthy Communities

 With panels jointly produced by ULI Los Angeles and VerdeXchange, the cross-polination was fertile. Next Generation Sustainable Development had moderator Richard Katz, Founder, Katz Consulting, Inc. asking questions of Randall Lewis, Owner, Lewis Group of Companies; Quay Hays, CEO, GROW Holdings; and Michael Dieden, Founder, Creative Housing Associates. These are three of California’s most visionary developers.

 Hays is creating Quay Valley, a sustainable town planned in Central California that will also house the first test-track for the revolutionary hyperloop transportation technology. Dieden is a pioneer of transit-oriented developments who is passionate about creating human-scaled environments. And Lewis is a constant innovator whose latest communities – many on Ontario Ranch in California’s Inland Empire – include emerging concepts

 He listed them in rapid-fire: healthy design (in coordination with ULI’s Building Healthy Places initiative); education-centered communities with schools and joint-use facilities at the center; “Harvest” branded developments with edible landscaping and outdoor dining; and, with heathcare a growing industry in the Inland Empire, an ambitious coordination with local colleges and medical educators.

 Many of them fall under the Healthy Ontario banner, which emphasizes prevention and wellness, access to healthcare, education and lifelong learning, and safe and complete neighborhoods.

Does Downtown Need Frank Gehry?

Originally published on Huffington Post, 3.5.14

Walt Disney Concert Hall. Photo by Debbie Zeitman

City watchers embraced the recent news that Frank Gehry has been rehired as designer of the Grand Avenue project. This is the $650 million stack of towers and plazas long-planned next to Disney Hall, also designed by Gehry.

Grand Avenue has been on the drawing board for nearly a decade.  Like downtown itself, its fortunes have risen and fallen with the economy, and with planning decisions good and bad.

No one wants this key part of Downtown to remain barren parking lots. And Gehry’s exuberant designs are sure to boost L.A.’s reputation as the capital of creativity. So let’s applaud the progress.

But let’s also remember the problem that Grand Avenue was supposed to solve. Presently, the Music Center and Disney Hall preside over dead streets. For a cultural complex, it sadly lacks the street activity such a landmark should enjoy. Instead, concert-goers drive into underground garages, escalator up to the theaters, and scoot back to their cars to return home.

It’s a one-stop destination that walls off patrons from surrounding neighborhoods. (The same selfishness, symptomatic of L.A. planning, afflicts The Getty Center and Dodger Stadium.) The root of the problem is the Bunker Hill area where it sits. In a fit of misguided 1960s urban renewal, the hill’s Victorian homes were sheared off to make way for the Music Center. If even just a few of those homes were saved, the place might have retained an authentic vibe.

Like the rest of Downtown has.

For while Grand Avenue plans gathered dust, other neighborhoods thrived. The old banks and theaters now teem with lofts and cafes. The residential market can’t keep pace with demand. Hipster havens like Ace Hotel are reviving faded landmarks. Every week there’s another cool, new restaurant. In 2013 alone, 64 retail establishments opened – most by independent proprietors – according to the Downtown Center Improvement District.

These neighborhoods grow organically from a porous street grid, with narrow alleys, wide sidewalks, multiple storefronts, and pleasingly mis-matched facades. They do it without a starchitect.

As Downtown’s tide has turned, Grand Avenue is not the only mega project to resurface. After 27 years in a coma, Metropolis – the $1 billion plan near L.A. LIVE – has been revived by China’s Greenland Group and a Gensler design. Also near L.A. LIVE, developer Mack Urban will build a $750 million set of highrises. The Wilshire Grand’s 73 floors will make it the tallest building on the West Coast. And more big deals are lining up.

They will all include residences. They will all have brand-new buildings. They will all be ginormous!

The question is whether Gehry and the other mega projects can, starting from scratch, capture the magic Downtown is already generating. Will they selfishly corral pedestrians? Will they be bunkers and monoliths? Will L.A. commit the same old errors?

Rick Cole, Deputy Mayor for Budget & Innovation in Los Angeles Mayor Eric Garcetti’s office, is one of those who hopes for results that draw on traditional design principles like the ones sparking revival of Downtown's old core. Without prejudging Gehry's new conceptual design, Cole is skeptical of designers known for splashy architecture and not for attending to mundane details like the real-life experience of the pedestrian.

“Getting streets right isn't rocket science and it doesn't require ‘creativity,’ ” says Cole, the former Mayor of Pasadena who helped revive street life in Old Pasadena. “In fact, most 'creative' solutions have fallen abysmally flat because they ignore time-tested principles of how people behave. With Photoshop, you can show a space full of people in an illustration. But in the real world, you can't fix dead wall space at the ground floor with decorative pavement and landscaping. 'Door/window/door' is the science of engaging the pedestrian.  We know how to do it in malls.  We've forgotten how to do it on city streets.  More grand plazas and gardens aren't the answer.  Success comes from wide sidewalks and human-scale street activity.”

Let’s continue to succeed.