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Old January 1st, 2008, 11:52 PM   #21
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They are still just taking down the current parking structure on the property.
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Old January 2nd, 2008, 12:02 AM   #22
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any updates?
new renders?
anything?
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Old January 2nd, 2008, 12:06 AM   #23
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Read the post above you smart guy. And Gehry rarely if ever releases new renderings so all the renderings are on the first page.
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Old January 12th, 2008, 05:17 AM   #24
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$3 Billion Predicament: Grand Avenue Project Delayed

By Rich Alossi
January 11, 2008

The $3 billion Grand Avenue Project, being developed by New York-based Related Cos., has been delayed. Official groundbreaking is being pushed back to summer at the earliest, according to a company representative we spoke with today.

Site prep work continues, however, as the tinkertoy structure is being tested for demolition engineering purposes.

The official word on the delay is that “some key folks had conflicts with the timing.” Key folks, eh?

Blogdowntown recently reported on the Concrete Frequency symposium with Frank Gehry, designer of the project’s first phase, in which the outspoken architect openly criticized the project’s funding. Gehry contends that “Money is not available and the developer is in denial.” This would seem to fit in perfectly with Mr. Gehry’s allegation.

With an unsteady market and construction costs that have climbed by over $1 billion since last year, this latest delay is unfortunate but hardly a surprise. However, it’s regrettable that Downtown has to pay the price of keeping another deadzone in our still-struggling Civic Center.

Previous Coverage

-Work Begins at Grand Avenue Project Site
-New Grand Avenue Renderings

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Source: angelenic
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Old January 12th, 2008, 05:25 AM   #25
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Delays delays...
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Old January 12th, 2008, 05:33 AM   #26
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Old January 18th, 2008, 06:25 AM   #27
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Related: Grand Avenue's Work Schedule Hasn't Changed

By Dakota
January 17, 2008

Today, LAist.com posted on Grand Avenue, citing those negative comments made by Frank Gehry and the ground-breaking push back news. We asked Related's press rep for an update on the project, and specifically asked about the ground-breaking push back. Here's their statement: "The preliminary date for a groundbreaking ceremony is being revised due to the personal schedules of several key participants. The project’s work schedule hasn’t changed. We still plan to begin demolition of the garage in February.

"The schedule of the groundbreaking is symbolic and built around availability of multiple participants. It has little to do with the actual schedule. The total construction schedule is still about 45 months from now, and that hasn’t changed.”

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Source: Curbed LA
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Old January 18th, 2008, 04:55 PM   #28
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Interesting project
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Old January 20th, 2008, 10:47 AM   #29
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Grand Avenue Groundbreaking Delayed

Developer Says $3 Billion Project Still on Schedule, With First Phase to Open in 2011

By Anna Scott

A groundbreaking ceremony for the $3 billion Grand Avenue project has been pushed back from March until at least the summer, officials with developer Related Cos. confirmed last week. It marks the third time that the public kickoff for the massive Bunker Hill effort has been postponed.

However, Related Cos. President Bill Witte said the development is on track to meet its most recently announced timeline, with phase one slated for completion in 2011. He also maintained that the project's financing is in order.

"The groundbreaking is more of a symbolic event," Witte told Los Angeles Downtown News last week. "It has little to do with where we are in the project schedule. We are continuing ahead, and we have the wherewithal to do it."

Designed by architect Frank Gehry, the 3.6 million-square-foot development - dubbed The Grand - is expected to eventually bring 2,600 housing units, 449,000 square feet of retail, a hotel, a grocery store and a health club to Downtown Los Angeles.

The approximately $1 billion, 1.3 million-square-foot first phase of the development will include a 48-story Mandarin Oriental Hotel & Residences with 295 rooms and 266 for-sale units, a 19-story residential tower with 126 market-rate apartments and 98 affordable units, a 250,000-square-foot retail pavilion and 16-acre civic park. The towers will rise across from Walt Disney Concert Hall on the site of a current multi-level parking lot.

Related initially set the groundbreaking for October 2007, but subsequently moved it to the end of the year. As that date neared, developers said that the ceremony would take place by March. That was recently amended to an unspecified date in the summer.

The repeated delays have led some in the real estate industry to speculate that the project is facing financial uncertainty. That comes amid the nationwide credit crunch and a softening of the housing market.

"These ceremonies are important on a number of levels," said a Downtown figure experienced in large projects, who asked to remain anonymous because he did not want to publicly criticize another development. "If you're not quite there with your funding, it's often far too risky to state that you're going to start. You don't want to take the financial hit if you have to scale back your project in any way."

Marty Collins, CEO and president of Gatehouse Capital Corp., developer of the under-construction $600 million hotel, retail and condominium complex W Hollywood Hotel and Residences, agreed that for large-scale projects, construction financing is typically in place before holding a groundbreaking ceremony.

But, he said, a groundbreaking delay could also reflect various considerations beyond the construction schedule. "Historically, groundbreakings have been events that are tied to the commencement of construction," Collins said, "but more recently, these are largely ceremonial marketing events."

Despite the delays, Witte maintains that the project is financially stable.

"The most important part of these deals is equity, which we anticipate to be 25% to 30% of the cost" for phase one, he said. "That is in place. As we begin site work, we will then get a construction loan to provide the balance of the financing. The issues in today's markets are not construction loans per se, but rather the equity that underpins them. As far as we are concerned, we have the necessary financing in place."

Securing that remaining funding in the slowing market, however, could come with additional hurdles, said Jack Kyser, senior vice president and chief economist for the Los Angeles County Economic Development Corp.

"They are in a somewhat unusual spot," Kyser said of Related Cos. "Right now, you have a financial system that has almost completely seized up. There is so much fear of risk, they are probably going to leap over higher hurdles."

Still, he added, the developer is probably in a better position than most.

"Related has a track record." Kyser said. "They will probably get their funding, but they're going to burn a little more midnight oil than they planned on."

Staying the Course

Despite the uncertainty in the real estate industry - including in Downtown, where several condominium projects have slowed or changed course to rental units - Witte said there are no plans to downsize or alter The Grand.

"Nobody who's in real estate today isn't somewhat concerned about the environment," said Witte, "but I do believe that even in this climate, Downtown is faring as good or better than other sub-markets. The way things have played out, we would rather be where we are than opening at the end of '08. We also know that we are getting very, very strong responses for an incredibly high-caliber level of retail and restaurants. We're doing better than we thought we might."

Last month, Related began lead paint abatement on the parking garage at Grand Avenue and First Street, which the company expects to demolish on schedule next month, Witte said. Construction on the $50 million park is expected to begin in the fall, with the opening slated for 2010. The hotel and retail pavilion are scheduled to debut in early 2011, and the residential towers are anticipated to open that summer.

In the meantime, Ninth District Councilwoman Jan Perry, who has been closely involved in the plan's development, said that any speculation about the project potentially changing course is "premature."

"I think most projects built in this city of this magnitude always experience bumps in the road," said Perry, who noted that Related paid for the park up front. "This is not a situation that is unusual."

Related will likely hold off on setting a specific date for the groundbreaking ceremony until demolition of the parking garage is complete, Witte said.

"Because this is such a protracted schedule, we want to be really into the ground-up construction before the groundbreaking," said Witte. He added, "If we start and there's a two-month delay, you'll all be calling again, asking what's going on.

"No matter what we do, we assume that we're going to get questions about the status of the project until we're finished."

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Source: Los Angeles Downtown News
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Old February 23rd, 2008, 11:49 PM   #30
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Dubai Royal Family Is New Grand Avenue Plan Investor for
Downtown Los Angeles Project

CalPERS, MacFarlane Partners Replaced in $3 Billion Project


by Anna Scott
Staff Writer
The Related Cos., the developer of the $3 billion Grand Avenue plan, has changed its financial partners, a top company official told Los Angeles Downtown News. While one major investor and its high-profile manager are no longer participating, the royal family of Dubai is on board.
Although a groundbreaking ceremony was recently delayed, Related of California President Bill Witte said the project is still on line to open its first phase in 2011.
Related will seek approvals from city, county and redevelopment officials over the next six weeks for the new investor in its proposed Bunker Hill mega-development. The company secured the new partnership with Istithmar, a sovereign fund controlled by the royal family of Dubai, after its key equity partner, California Public Employees’ Retirement System, pulled out.
CalPERS had invested in the Grand Avenue plan through its San Francisco-based advisor, management investment firm MacFarlane Partners. Last June, MacFarlane joined the Convention Center hotel project being developed by Anschutz Entertainment Group as part of the L.A. Live project.
“We have been working to replace them, even though there was no formal decision made, since early to mid-last year,” Witte said of CalPERS. “We reached agreement with our new equity partner in December.”
After taking several months to finalize the numbers, the new agreement is “completely signed and committed,” he said.
Related expects to receive approvals on its newly cemented partnership from the Community Redevelopment Agency board, the County Board of Supervisors and Grand Avenue Authority by the end of March. As part of the original agreement, Related was required to get new approvals if the major investment partner changed before the end of construction.
Once Istithmar is approved, Related can move forward with demolishing a multi-level parking lot on the project site, across from Walt Disney Concert Hall. That was previously expected to happen this month.
On Monday, Feb. 25, the Grand Avenue Authority is expected to approve design-development drawings from architect Frank Gehry, a key step in shoring up a construction loan.
“Once they approve it, we’re starting work on the final construction documents,” said Witte, “from which the numbers that go into the construction loan will be derived.”
Related is tentatively scheduled to go before the CRA board on March 6, the L.A. County Board of Supervisors on March 11 and the Grand Avenue Authority on March 17 for approval of Istithmar.

Plowing Through
The 3.6 million-square-foot project, officially known as The Grand, is expected to eventually bring 2,600 housing units, 449,000 square feet of retail, a hotel, a grocery store and a health club to Downtown.
The approximately $1 billion, 1.3 million-square-foot first phase of the project, slated for completion in 2011, will include a 48-story Mandarin Oriental Hotel & Residences with 295 rooms and 266 for-sale units, a 19-story residential tower with 126 market-rate apartments and 98 affordable units, a 250,000-square-foot retail pavilion and a 16-acre civic park.
In December, Related began lead paint abatement on the soon-to-be demolished parking garage at Grand Avenue and First Street, where the towers will rise. Construction on the $50 million park is expected to begin in the fall, with an opening slated for 2010. The hotel and retail pavilion are scheduled to debut in early 2011, and the residential towers are expected to open that summer.
Related last month delayed the project’s groundbreaking ceremony for the third time, pushing it from March to an unspecified date this summer. Witte has maintained that the construction schedule remains unaffected.
He said last week that the groundbreaking delays were not connected to the shuffling of investment partners. He stressed that despite missing an initial start date last October, as well as delayed plans from Gehry and legal challenges from the operator of the Westin Bonaventure Hotel (since settled), site work began late last year as planned.
“We knew we couldn’t get financing with the lawsuit outstanding,” said Witte. “But we didn’t slow down at all.… Had we not been able to make a deal on our equity late last year, it would’ve caused a delay, but we did.”

The Road Ahead
Other recent Istithmar investments include the acquisition of the upscale Barneys New York retail chain last year and an interest in two New York hotels developed by Related.
“They’re a huge fund that has invested in real estate all over the U.S.,” said Witte. He added, “They’re just investors. They don’t have any control” over the direction of The Grand.
Related’s previous partner, CalPERS, had invested entirely through MacFarlane Partners, which has had a hand in several Downtown projects including complexes Hikari and Block 8 in Little Tokyo (both from Related), and Forest City’s Met Lofts in South Park. The firm made a splash last summer when it joined AEG in the $900 million Convention Center hotel.
“With the focus during the last quarter of 2007 on the L.A. Live investment, the firm determined for the moment another major investment in Downtown Los Angeles such as Grand Avenue would not be prudent,” said company chairman and CEO Victor MacFarlane in an email last week, while traveling.
With Istithmar committed, Related’s biggest financial hurdle — partnering to provide the more than $300 million in equity that the developer pays upfront to obtain its estimated $600 million-plus construction loan — is now cleared, Witte said.
“In this climate, you can get a construction loan if you have enough equity,” said Witte. “The bigger challenge is getting the equity, because you’re taking the bigger risk.”
Bob Safai, a lending expert and principal at real estate brokerage Madison Partners, agrees that securing equity is a challenge in the market reeling from the subprime mortgage crisis. Banks today often require loan seekers to put down about twice as much upfront as was required just a year ago, up to nearly half the total loan amount, he said.
Even with equity in place, obtaining a loan in the current environment is no easy feat, said Safai.
“There’s much more stringent requirements on getting a loan done,” said Safai. “In this climate, when you’re dealing with local banks, often times you have to give a recourse loan, which means you personally guarantee the loan; you’re not just risking your equity.”
Witte concedes that the climate is tough.
“We are of course in a credit crunch, but we have our equity partner committed so we’re going forward,” he said. “I’d be lying if I said this is an easy time.”
He expects Related’s track record — which includes the Time Warner Center in New York, the planned $3 billion Snowmass Village Resort in Colorado and multiple West Cost projects — to go a long way in moving Grand Avenue forward.

“These are very tough, very large projects in uncertain times, but the people who keep moving are the people like AEG and Related,” he said. “We were here before Grand Avenue, and we’ll be here after Grand Avenue.”
Contact Anna Scott at [email protected]

www.downtownnews.com
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Old March 9th, 2008, 03:24 AM   #31
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Grand Avenue Partners Get First Approval

News Brief

The Community Redevelopment Agency board last Thursday approved developer Related Companies' new key equity partner, Istithmar - an investment fund controlled by the royal family of Dubai - in the first phase of its $3 billion Grand Avenue project. Los Angeles Downtown News last month was the first to report that Related joined with Istithmar after a previous partner, California Public Employees' Retirement System, and its investment manager MacFarlane Partners, pulled out of the Bunker Hill project officially known as The Grand. A third investor, the Mandarin Oriental Hotel Group, was also approved Thursday. Related of California President Bill Witte has said that Istithmar has committed $100 million to the project, expected to account for about 40% of the initial equity. Mandarin Oriental has committed $42 million with another $20 million expected, while Related will assume responsibility for the balance and may bring in another partner. The new partnership must also be approved by the County Board of Supervisors and the Grand Avenue Authority, expected to happen by the end of this month. Once approvals are complete, Related can move forward with demolishing a multi-level parking structure at First Street and Grand Avenue. The developer is also in the process of finalizing the project's construction documents, a necessary step before securing the estimated $600 million-plus construction loan. Phase one of The Grand, designed by Frank Gehry, will feature a 48-story Mandarin Oriental Hotel & Residences with 295 rooms and 266 condominiums, a 19-story residential tower with 126 market-rate apartments and 98 affordable units, 250,000 square feet of retail, an Equinox health club, a nightclub and a 16-acre civic park. Completion is expected in 2011.

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Source: Los Angeles Downtown News
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Old March 9th, 2008, 03:49 AM   #32
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" WOW! "

Do You see, NOW, Grand Avenue fans? And to think that, SOME of You were worried. Congratulations, L.A. !

" Good Things come to Those Who wait! " - old saying
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Old March 10th, 2008, 08:54 AM   #33
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Quote:
Originally Posted by soup or man View Post
Is the area in the Civic Centre between the City Hall and the Music Centre a mall (like the National Mall in Washington DC) or just a park? I can't tell.
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Old March 18th, 2008, 12:19 PM   #34
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Funding Puts Grand Avenue Plan in Starting Position

With $100 million from a Dubai fund, construction of the massive mixed-use development in downtown Los Angeles will begin next month, officials say.

By Cara Mia DiMassa, Los Angeles Times Staff Writer
March 18, 2008

Armed with $100 million from Dubai and a refined design plan, officials Monday said construction will finally begin next month on the Frank Gehry-designed residential and shopping plaza along Grand Avenue that is considered a linchpin to downtown L.A.'s revitalization.

The announcement comes after months of delays and questions about the viability of such a massive development in the midst of L.A.'s real estate slump.

But those doubts were eased significantly Monday when the government agency overseeing the redevelopment approved the investment of Istithmar, a fund controlled by the royal family of Dubai.

The fund stepped in with $100 million after one of Grand Avenue's big early investors, California Public Employees' Retirement System, exited the project, saying the organization was already too heavily invested in the downtown real estate market.

The investment from Dubai gives the developer, Related Cos., the money needed to secure construction loans -- allowing it to finally tear down a parking structure across from the Walt Disney Concert Hall, where the first phase of the development will be built. The $2-billion plan calls for shops, condo towers and a boutique hotel -- as well as a civic park -- on city and county land on Bunker Hill.

"There will always be challenges on this project." said Bill Witte, chief executive of Related California, which is overseeing the project. "But we feel very good about where it is now."

Construction was expected to begin last fall, but the time required for design development and project approvals caused delays.

A lot is riding on the project. Grand Avenue is seen by downtown boosters as a way to bring night life and an upscale feel to the city center.

Russell Brown, president of the Downtown Los Angeles Neighborhood Council and executive director of the Historic Downtown business improvement district, said he had been hearing for months concerns that Grand Avenue was in trouble.

"But any large project takes a while to work things through," Brown said. "In many ways, these haven't been routine delays. To be able to go through those hurdles, in spite of that uncertainty, expresses a great amount of confidence in downtown, and in L.A. I think it's going to be an amazing event."

Craig Webb of Gehry Partners said details of the project were fleshed out from the initial schematic design. Those refinements, he said, included figuring out the facades of the project's two towers, doorway locations and stonework patterns -- "pretty specific stuff."

The towers -- which would house residences as well as a Mandarin Oriental hotel -- would be "skinned" with a combination of glazing, stone and precast concrete.

In addition, Webb said, "we've been working on the interiors of the apartments, getting into very fine details about the kitchens and the bathrooms -- all the stuff that makes a building go together. The full building from top to bottom."

Now, Webb said, another firm will take the designs and translate them into thousands of pages of construction documents.

Two aspects of the design -- the landscaping and public art components -- are still in the works, Witte said. He said he expected the Grand Avenue Authority, which is made up of city and county leaders, to consider those elements in May.

Plans for a public park that is part of the project's first phase are also in the initial stages. Officials hope to unveil a proposed schematic design for the park at a meeting in late April, where they also plan to discuss how the park will be operated and programmed. Witte said he expected construction to begin on the park this year.

There remain skeptics who wonder whether downtown L.A. is being overdeveloped with condo projects. In addition to Grand Avenue, there are a slew of residential towers rising around Staples Center, a 76-story tower proposed next to Pershing Square and other older office buildings being renovated for apartments.

In the last year, about a third of all proposed housing developments downtown have been put on hold or canceled. They include the 50-story Zen tower on 3rd and Hill streets, the Mill Street Lofts in the industrial district, the multitower Metropolis off the 110 Freeway and the conversion of the former Herald Examiner building.

At the meeting Monday, some officials noted downtown's changing landscape.

"We need to continue to wish ourselves good luck," said L.A. County Supervisor Gloria Molina.

The three-phase Grand Avenue project ultimately could include eight condo and office towers, retail stores, a boutique hotel and public park. The first phase includes two towers at opposite ends of the block east of Disney Concert Hall -- set that way to preserve sightlines to the venue from many parts of downtown. The taller tower -- 48 stories -- would include rooftop pools, 264 high-end condo units, a 289-room Mandarin Oriental and an Equinox health club.

The second, 19-story tower would include nearly 100 rental units -- designated as affordable housing -- and 126 condominiums. Phase one also includes the civic park northeast of the concert hall.

The second phase is to be built on the block south of Disney Hall, with preliminary plans calling for two 30- to 35-story residential towers, one five- to six-story residential building and more retail stores and parking. The third phase would go two blocks east of the concert hall. Preliminary plans call for a 35- to 40-story residential building that would include some retail shops and possibly a 15- to 20-story building with office space or condos.

Brown said he had recently returned from Bilbao, Spain, where he saw the Frank Gehry-designed Guggenheim Museum and a trolley system built throughout the city. Brown, who has been working on a similar street car system for Los Angeles, said the trip convinced him of "the extent to which significant architecture and public spaces can really revitalize whole city centers."

He predicted that the public park and Grand Avenue's retail spaces, which could potentially include a gym, bookstore and grocery store, "will start to pull together parts of the community on the northern part of downtown that have never been there before."

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Source: Los Angeles Times
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Old March 30th, 2008, 01:25 PM   #35
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LOS ANGELES | Grand Avenue Project | 50 fl | 25 fl | App

A new multi-phased downtown Los Angeles project. The Grand Avenue Project will transform the civic and cultural districts of downtown Los Angeles into a vibrant new regional center which will showcase entertainment venues, restaurants, and retail mixed with a hotel and up to housing units. Phase I of the project includes 400,000 square feet of retail, a proposed Mandarin Oriental luxury hotel and over 400 residential units. A distinctive 50-story iconic tower is planned to combine the hotel of approximately 275 rooms with 200 condominiums on the upper floors. A 25-story residential tower will combine 150 condominium units on the upper floors with 88 rental apartments on the lower floors. These buildings flank over 200,000 square feet of mixed use retail space, community rooms, an athletic club, plazas and courtyards with inviting outdoor seating and dining areas. Overall, the project's first phase will incorporate the development of over 1.2 million square feet of mixed-use space.







PICTURE OF THE AREA:
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Old March 30th, 2008, 01:33 PM   #36
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Los Angeles Approves Grand Avenue Project.

link article: http://www.aznews.us/los_angeles_app...ue_project.htm

Grand avenue to break ground next month.
by Rich Alossi on March 18, 2008

link: http://www.angelenic.com/grand-avenu...out-that-loan/
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Old March 30th, 2008, 11:05 PM   #37
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There is already a thread for this building in this section:
http://www.skyscrapercity.com/showth...%2CLos+Angeles
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Old March 30th, 2008, 11:39 PM   #38
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Question to L.A...

What's the, general, L.A. consensus about Grand Avenue's (proposed) design? Is IT liked or disliked?
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Old April 25th, 2008, 01:57 PM   #39
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image hosted on flickr

Kathleen McMullin asks a question about the park model.

Presented Park Plan a Start, but Illustrates the Need for a Cohesive Transit System

By Eric Richardson
April 22, 2008

County Supervisor Gloria Molina welcomed the crowd gathered to hear of plans for a redone Civic Center park with a warning: dreaming is nice, but at the end of the day something's got to be built with the money the project has in hand.

Her remarks set the tone for a meeting that lacked grand reveals, and instead talked of building a basic foundation onto which pieces could be added as additional funds were raised. Given the lack of architectural fireworks, programming that included large events was given a prominent placement.

Though neither were addressed, the presentation's focus on crowds illustrated how vital both the streetcar and Regional Connector will be to the park's success.

The Civic Center park sits tucked away between government buildings, running from the Music Center on the west to City Hall on the east. With the 101 freeway a significant barrier to its north, the park isn't naturally at the center of anything. While the Grand Avenue Project will bring residential development a block away, the bulk of Downtown's residents aren't within an easy walk of the park site.

Those who want to come to the park to read a book, eat at the cafe or throw around a frisbee will have to find their way to the site. The proposed streetcar system, in its role as a "walk extender," offers the best potential to make the park somewhere that residents will visit. Without it, the space's location quickly becomes a deterrent to casual use.

Large events will draw a crowd from beyond Downtown and bring their own set of challenges. The park flows down from the Music Center to City Hall with an emphasis on open views, creating an ideal space for concerts and rallies. In the process, though, the site crosses three major north-south streets: Spring, Broadway and Hill. All three are heavily used by bus lines.

A major event that extended through the park and led to the three streets' closure would currently cause a major disruption in transit traffic that travels through Downtown. A below-grade Regional Connector, as a second grade separated trunk line through Downtown, offers the ability for transit lines to run to the edges of the Central City.

Passengers headed across town would be able to transfer to the rail, sail under the disruption above, and reboard their bus on the other side. Alternatively, routes could simply bypass around Downtown, offering a connection to the rail system as a way to let those traveling into the core reach their destination.

All this, though, will take some time. Plans for the park have much to be finalized, and construction is tentatively scheduled for a Spring / Summer 2009 start and a mid-2011 conclusion.

image hosted on flickr

At Hill street the plan would leave current parking ramps intact, simply putting some green over top of them. Pedestrians would have to travel around the ramps, as they do today, disrupting a continuous flow down the middle of the site.

image hosted on flickr

The enhanced park plan would re-activate the old State Building footprint, already once a park. The basic plan would leave it in its current state.

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Source: Blogdowntown
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Old April 25th, 2008, 01:58 PM   #40
Westsidelife
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Some more photos of the park model...

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix

And here are some photos of the Grand Avenue project model...

image hosted on flickr

From Flickr, by alossix

image hosted on flickr

From Flickr, by alossix
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