Culver City enters running for Broad art museum site

In an interview last week, billionaire developer and philanthropist Eli Broad revealed that a 10 acre site in Culver City is also under consideration for the location of a new museum that would be endowed in his name. When Broad announced plans for the museum back in November of 2008, a site at the southeast corner of Santa Monica and Wilshire Blvds in Beverly Hills was the principle consideration. A year ago however, Broad announced that he was also looking at a 2.5 acre city-owned lot next to Santa Monica's Civic Auditorium. The Culver City site is located along Jefferson Blvd on the West LA College campus.

Broad's revelation was shocking to all, but perhaps more so to Mark Rocha, West LA College's president, who says that he hasn't heard from Broad's foundation. After reading about the competition between Santa Monica and Beverly Hills last year, Rocha wrote the foundation, asking them to consider his site as well. Unfortunately that vacant lot is currently being used as a staging area for the college's capital construction project, and will likely be in use for another 2 years.

But Broad says that at age 76, he wants the project to move fast, with as little red tape as possible. While Santa Monica already owns its site in question, the City of Beverly Hills would have to acquire the parcel that Broad has been eyeing. And whichever city gets the honor of landing Broad's museum would be asked to donate the land, contribute $1m+ in construction fees, provide parking, and pay for landscaping. It is a pricey investment that each municipality believes will be well worth the prestige and popularity of the Broad collection. While Broad has said he is not trying to pit each city against the other to generate the best deal, he is probably selecting jurisdictions based on their ability to expedite the bureaucratic process. The City of Los Angeles, notably but not surprisingly, is not on Broad's short list.

The 50,000 sf facility is to house Broad's 2000 piece art collection, his foundation, storage space, and a research component. The museum would be launched by a $200m endowment, said to sustain a $12m/year operating budget. That bequest would be the largest infusion into Southern California arts, second only to the $2.76b Getty Trust. It is estimated to cost ~$60m.

Source: LA Times

University Gateway Nears Completion, Begins Leasing

University Gateway, the housing behemoth being built by Urban Partners, LLC in conjunction with USC, has begun leasing its units, about a year ahead of expected move-in. The 8-story complex will boast 421 apartment units accommodating 1,650 beds at a university in desperate need of local housing. The project, which sits on the corner of Jefferson Blvd and Figueroa St, replaced an open-air auto lot that was owned by Felix Chevrolet and Cadillac. The famed neon 'Felix the Cat' remains intact (thank God) across the street.

With construction completion scheduled for June of next year, the owners spared no time in starting to make lease options available fully one year before the 2010/2011 school year. The company has set up a leasing office in the University Village shopping center and claims it has seen lots of early interest. A large challenge will be to get the word out and convince students that they should choose the Gateway over other alternatives (especially considering the alleged cramped conditions and 7 ft ceilings). The university has come under enormous pressure to add beds both on- and off-campus to accommodate an increasingly residential student population. While USC will not manage the property, it will maintain pricing agreements with the owner and has exclusivity to ground level retail, which will include a university bookstore and gym.

With area housing largely derelict and in short supply, students who are not invited back to live in campus housing after their first year are forced to pay exorbitant prices for substandard conditions. The quandary peaked last year when USC was given ownership of the now-dissolved slumlord housing provider Conquest. In the legal battle, Conquest sued the Gateway project for failing to provide sufficient parking on- and off-site, but was counter-sued for monopolistic business practices.

Interestingly this summer, there appeared to be a housing surplus around campus, as mom-and-pop housing providers struggled desperately to fill units. This may be in part due to the university's recent completion of a large dormitory on campus, which has allowed USC to guarantee housing to all freshman and sophomore undergraduates. According to the Daily Trojan, some students have expressed trepidations about signing a lease without being able to see the finished project. Upperclassmen will remember all too well the housing purgatory of 2006, when residents who were promised a spot in the sold-out Tuscany were forced to hole up in a hotel downtown for weeks before moving in.

Moss' "Glass Tower" Revived by Expo Line

Eric Owen Moss' eccentric tower, which was previously stalled by financial constraints, has enjoyed renewed interest thanks to the Expo lightrail line that will connect Downtown with Culver City in 2010. The first rendition, which was approved in 1999, was composed of two towers and claimed to be the "only high-rise proposal in South Central...the location for two urban riots in the last 50 years." We won't tell them La Cienega at Jefferson isn't anywhere near South Central and is actually adjacent to affluent, suburban Culver City.

Program calls for about 210,000 sf of office space split across 16 floors of varying height, in addition to parking both above and below grade. The exterior ribbon structural system allows for an open, column-less interior. The project is being developed by Samitaur Construct, the company behind the office complex of the same name, another Moss design that was completed to thunderous acclaim in 1995.

The site is located on a large tract bordered by the lightrail line on the north and the Ballona Creek on the West. It is near the beginning of National Blvd, where Jefferson Blvd turns due south. The La Cienega lightrail station is located less than a block away, and is the second-to-last stop before the terminus at National and Washington near downtown Culver City. In the 1990s Moss made a name for himself in nearby Culver City with his designs for the massive redevelopment of Hayden Tract, a gaping expanse of industrial land that was repurposed for office and manufacturing space. The land, home to offices including Ogilvy & Mather, Kodak, and Smashbox Studios, has since quintupled in value. So maybe Moss does have the Midas touch for blighted real estate, but isn't this just another pricey vanity box, albeit in a not-so-desirable part of town?

Mixed Decisions on Expo Lightrail Crossings

California Public Utilities Commissioner Rachelle Chong ruled last week on a pair of controversial street crossings for the Expo light rail, under construction between Downtown and Culver City. Her decision allows for an at-grade crossing to be built at Harvard Boulevard, but rejects the Expo Metro Line Construction Authority's request for the at-grade crossing at Farmdale Avenue. The majority of the line's 38 crossings have been approved, but these last two were met with strong opposition from community members who feared for the safety of the students at local high schools.

'Fix the Expo Rail Line' is the community organization created to protest the seemingly dangerous light rail-street crossings near Dorsey High School (Farmdale Avenue) and the Foshay Learning Center (Harvard Boulevard), in South LA. This decision marks a half-victory for that team, as only one of the two crossings was denied. Grade separation is the act by which the right-of-way for the light rail is either dug below street level into a trench or raised above the street on an elevated rail. Both methods of grade separation are prohibitively expensive, and the Metro construction authority has pleaded that they simply cannot afford the changes, and that they will delay the project indefinitely.

Already included in Metro's plan were two above-grade stations (La Brea and La Cienega) and one short underground passage (corner of Jefferson Blvd. and Flower St.), both implemented because of heavy automobile traffic in those areas. They were built into the initial construction budget and planned for. While it is encouraging to learn that the voice of the community is not mute in this project, the delay of the already too-late rail line to the Westside will be unpleasant to builders, financiers, riders, and neighbors. The slow-moving light rail trains will arguably pose little additional threat to the existing dangers of high-speed local boulevards Exposition and Jefferson. And while protesters have made it clear they want to "fix" the line, rather than oppose its implementation, the transit linkage of Downtown with West LA will be a net gain for residents of those nearby areas. All you have to do is look at the traffic on the 10 anytime between 6 am and 9 pm to understand the desperate urgency of this project.

USC Specific Plan Lambasted at Scoping Meeting

Last Wednesday night, USC and the City of Los Angeles participated in an early part of the EIR and CEQA process – the public scoping meeting. The meeting, which was presided over by the district’s city planner Arthi Varma, was split into three segments. In the introduction, Varma outlined the intentions of the university in its expansion into university-owned properties to the north, south, and east of the core campus. Then the attendees, who included students, community residents, and local business and property owners, were encouraged to mingle about the various information tables and ask questions of the university’s representatives. Lastly, and most time-consuming, was the community feedback forum, where attendees were given the opportunity to voice their concerns and suggestions for the expansion.

The statements, which were limited to two minutes, consisted mainly of frustrated community members who condemned the university’s expansion. A number of heartfelt testimonies of displacement and gentrification were met with fervent applause, which was technically forbidden. There were a number of speakers who supported the university, especially its community outreach activities, but these speeches were not as passionately received. Almost nothing was heard from local property owners, who must be concerned about a potential vacuum created in student demand if the university accommodates more students.

For better or worse, as the chief employer and investor in this downtrodden neighborhood, USC has the upper hand. New construction will only take place on property already owned by the university – it is not interested in (nor can it afford) acquiring new outlying properties. USC is responding to higher demand created by a student population that increasingly wants to live near campus. Of course construction of this scale will have effects outside of its bounds, but that is one of the side effects of densifying cities. Whosever side you are on, it is of interest to note that almost nothing was said of the actual environmental impact of the project, except for a brief mention of increased traffic on Jefferson Blvd.

PS. Student housing is one of the only recession-proof development investments…as pockets flatten, enrollments bulge. So if you’re not in there, get in.