architecture and urban design issues in site selection for

Architecture and Urban Design Issues in Site Selection for

Affordable TOD (beyond the obvious)

1. Are there contamination issues?

2. Are there flood plain issues?

3. Transit Technology

1. Commuter Rail: Noise and vibration

2. Subway: Spanning tubes and stations, depth of station

3. Light rail: Station access issues

4. Expectations of Transit agency in Joint Development

5. Parking Requirements – sharing, etc.

6. Porosity of nearby community (size of street grid)

7. Proximity of nearby community assets

8. Walkable Streets?

9. Are there design standards to be met?

10.Mix of Uses/Mix of Incomes

1. Is ground floor retail expected/required?

2. Is the site part of a larger redevelopment? How fine or coarse is the intermixing?

TORTI GALLAS AND PARTNERSArchitects of Community

Are there contamination issues?

TORTI GALLAS AND PARTNERSArchitects of Community

Are there contamination issues?

TORTI GALLAS AND PARTNERSArchitects of Community

Are there contamination issues?

TORTI GALLAS AND PARTNERSArchitects of Community

Are there flood plain issues?

TORTI GALLAS AND PARTNERSArchitects of Community

Great American Urban Rivers

East River, New York

Potomac River, Washington

Chicago River, Chicago

TORTI GALLAS AND PARTNERSArchitects of Community

LA River- Existing

The Los Angeles River

TORTI GALLAS AND PARTNERSArchitects of Community

TORTI GALLAS AND PARTNERSArchitects of Community

What is the transit technology? – Commuter Rail: Noise and Vibration

TORTI GALLAS AND PARTNERSArchitects of Community

What is the transit technology?

Subway: Spanning tubes and stations, depth of stationTORTI GALLAS AND PARTNERSArchitects of Community

“Major Urban Center”

“Urban Center”

“Urban Boulevard” “Neighborhood Center”

What are the expectations of the transit agency in joint development?

…or the local municipality?

TORTI GALLAS AND PARTNERSArchitects of Community

Design as tool to conceptualize the Big Picture

What are the expectations of the transit agency in joint development?

…or the local municipality?

TORTI GALLAS AND PARTNERSArchitects of Community

$75/SF$60/SF $90/SF $135/SF $200/SF$175/SF

What are the expectations of the transit agency in joint development?

…or the local municipality?

TORTI GALLAS AND PARTNERSArchitects of Community

Surface - Pavers:

$10,000 / space

Surface - Asphalt:

$3,000 - $5,000 / space

Underground garage:

$35,000 to $52,000 / space

Wrapped garage:

$15,000 – 25,000 / space(assumes precast)

Unadorned deck:

$15,000 - $25,000 / space

Exposed and decorated garage:

$20,000 – 32,000 / space

For a unit of housing: A bathroom costs $7K. A kitchen $12K. 2 spaces of Required Parking $60K.

What are the parking requirements/expectations?

Parking Requirements?

Parking Requirements and Transit Technology?

TORTI GALLAS AND PARTNERSArchitects of Community

Parking Requirements and Transit Technology?

TORTI GALLAS AND PARTNERSArchitects of Community

MacARTHUR PARK APARTMENTS PHASE 1 - Los Angeles, California

Affordable Housing

McCormack Baron Salazar, Inc.

MacARTHUR PARK APARTMENTS PHASE 1 - Los Angeles, California

Affordable Housing

McCormack Baron Salazar, Inc.

TOD –MIXED USE MARKET RATE AND AFFORDABLE

How porous is the surrounding neighborhood?

Taylor YardLos Angeles, CA

What are the nearby community assets?

TORTI GALLAS AND PARTNERSArchitects of Community

10

5

2

3

5

1

4

9

8

10

5

5

4

6

5

7

6. PLAY YARD

7. ENTRY COURTYARD

8. MONUMENTAL STAIR

9. GRAPHIC BOARD

10. TERRACE

1. METRO PLAZA

2. METRO ENTRANCE

3. MACARTHUR PARK

4. PASEO

5. COURTYARD

What are the nearby community assets?

TORTI GALLAS AND PARTNERSArchitects of Community

Are there urban design standards to be met?

Are there urban design standards to be met?

TORTI GALLAS AND PARTNERSArchitects of Community

Taylor YardLos Angeles, CA

Mix of Incomes, Mix of Uses?

TORTI GALLAS AND PARTNERSArchitects of Community

Mix of Uses, Mix of Incomes?

Mix of Uses, Mix of Incomes? How Coarse of Finely grained is the Mix?

Mix of Uses, Mix of Incomes? How Coarse of Finely grained is the Mix?

Mix of Uses, Mix of Incomes? How Coarse of Finely grained is the Mix?

TORTI GALLAS AND PARTNERSArchitects of Community

THE COST OF MIXED-USE TOD

From Edge to CBD Moving across the TOD Transect

$175/SF $200/SF$115/SF $135/SF $160/SF$120/SF

Mix of Uses, Mix of Incomes? Is ground floor retail expected or required?

TORTI GALLAS AND PARTNERSArchitects of Community

Mix of Uses, Mix of Incomes? Is ground floor retail expected or required?

MacARTHUR PARK APARTMENTS PHASE 1 - Los Angeles, California

Affordable Housing

McCormack Baron Salazar, Inc.

Neal Payton, AIA

Torti Gallas and Partners, Inc.

npayton@tortigallas.com

www.tortigallas.com

Twitter: @nealip