Architecture and Urban Design Issues in Site Selection for ...
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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 PARTNERS Architects of Community
Transcript of 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.
www.tortigallas.com
Twitter: @nealip
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