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ABOUT THE PLAN
What is planned for the property at Wilshire and La Brea?
BRE Properties intends to build an attractive, well-designed project that consists primarily of new housing with street-level commercial uses, complementary to the surrounding area, creating a new gateway to the Miracle Mile.
The project, which is encompasses a 3.4-acre city block bounded by Wilshire Boulevard, 8th Street, Sycamore Avenue and La Brea Avenue, will included:
BRE Properties, Inc, a real estate investment trust, develops, acquires and manages highly desirable apartment communities in the West's most sought-after places to live. BRE purchased the property in 2007. The firm also developed the residential community at 5600 Wilshire Boulevard previously known as "The Pit" and several other Los Angeles communities.
Who is the project architect?
Thomas P. Cox: Architects, Inc. (TCA), is the design architect for the project. Founded in 1993, TCA is a multi-disciplined architecture, planning and urban design firm specializing in single, multi-family residential, mixed-use and urban infill projects. The firm is currently working on a number of projects including the $250 million mixed-use development in Little Tokyo in Downtown L.A. and several high-rise adaptive re-use condominium conversion projects. TCA was also the design architect for Legacy at Miracle Mile at 5550 Wilshire Boulevard which is currently under construction.
What will the new project look like?
The look of the new project will reflect the architectural character of the Miracle Mile area. The retail and residential components will be connected in an architectural style that pays homage to the area's Art Deco / Streamline Moderne design and will be augmented by generous landscaping.
What is the height of the new building?
The building will be a podium-style structure with commercial space located under the podium along Wilshire Boulevard and La Brea Avenue. The residential buildings will sit on top of the elevated base or podium (above retail). The project will be 5 stories plus mezzanines above the podium, with a height of 90 feet along Wilshire and portions of La Brea, and stepping down to 60 to 70 feet along the western portion of 8th Street. Along Sycamore there are 2 stories above the podium, comparable to some of the buildings across Sycamore Avenue.
An accent tower at the corner of Wilshire and La Brea will be up to 100 feet tall.
How will BRE ensure the maintenance of its property?
BRE is a long-term owner and has created stringent design and operational standards for each of its properties to ensure that the visual character and quality of its buildings are maintained for the long-term for both the enjoyment of its residents and the surrounding community.
The proposed project will comply with the Miracle Mile Community Design Overlay District Standards. It will also adhere to our own specific requirements relating to various external components including the usage of balconies, retail signage, and outdoor furniture and decoration.
For example, residents will not be allowed to use balconies for storage or hanging of laundry, and all outdoor furniture for the individual retail uses will be coordinated to make certain that styles and colors are complementary. These standards and practices will be incorporated into the project to create a unified, cohesive look, ensuring that views from the neighborhood are pleasant.
In what ways will the project benefit the surrounding community?
The project will provide quality, market-rate rental housing on two major transit corridors, helping to address Los Angeles' housing shortage. The new housing will be built on commercially zoned land and will not displace any residents. It will also provide new and better retail uses within walking distance of the residential neighborhood. And, it will create a landmark gateway to Miracle Mile and re-energize this prominent corner of Los Angeles by attracting new life and activity to the area.
BRE Properties intends to build an attractive, well-designed project that consists primarily of new housing with street-level commercial uses, complementary to the surrounding area, creating a new gateway to the Miracle Mile.
The project, which is encompasses a 3.4-acre city block bounded by Wilshire Boulevard, 8th Street, Sycamore Avenue and La Brea Avenue, will included:
- 40,000 square feet of ground floor, neighborhood-serving retail uses, including restaurants, fronting Wilshire and La Brea.
- 462 flats, and 20 lower density units along Sycamore Avenue, fully parked in a mostly subterranean parking garage, and significant landscaped public and private open space.
BRE Properties, Inc, a real estate investment trust, develops, acquires and manages highly desirable apartment communities in the West's most sought-after places to live. BRE purchased the property in 2007. The firm also developed the residential community at 5600 Wilshire Boulevard previously known as "The Pit" and several other Los Angeles communities.
Who is the project architect?
Thomas P. Cox: Architects, Inc. (TCA), is the design architect for the project. Founded in 1993, TCA is a multi-disciplined architecture, planning and urban design firm specializing in single, multi-family residential, mixed-use and urban infill projects. The firm is currently working on a number of projects including the $250 million mixed-use development in Little Tokyo in Downtown L.A. and several high-rise adaptive re-use condominium conversion projects. TCA was also the design architect for Legacy at Miracle Mile at 5550 Wilshire Boulevard which is currently under construction.
What will the new project look like?
The look of the new project will reflect the architectural character of the Miracle Mile area. The retail and residential components will be connected in an architectural style that pays homage to the area's Art Deco / Streamline Moderne design and will be augmented by generous landscaping.
What is the height of the new building?
The building will be a podium-style structure with commercial space located under the podium along Wilshire Boulevard and La Brea Avenue. The residential buildings will sit on top of the elevated base or podium (above retail). The project will be 5 stories plus mezzanines above the podium, with a height of 90 feet along Wilshire and portions of La Brea, and stepping down to 60 to 70 feet along the western portion of 8th Street. Along Sycamore there are 2 stories above the podium, comparable to some of the buildings across Sycamore Avenue.
An accent tower at the corner of Wilshire and La Brea will be up to 100 feet tall.
How will BRE ensure the maintenance of its property?
BRE is a long-term owner and has created stringent design and operational standards for each of its properties to ensure that the visual character and quality of its buildings are maintained for the long-term for both the enjoyment of its residents and the surrounding community.
The proposed project will comply with the Miracle Mile Community Design Overlay District Standards. It will also adhere to our own specific requirements relating to various external components including the usage of balconies, retail signage, and outdoor furniture and decoration.
For example, residents will not be allowed to use balconies for storage or hanging of laundry, and all outdoor furniture for the individual retail uses will be coordinated to make certain that styles and colors are complementary. These standards and practices will be incorporated into the project to create a unified, cohesive look, ensuring that views from the neighborhood are pleasant.
In what ways will the project benefit the surrounding community?
The project will provide quality, market-rate rental housing on two major transit corridors, helping to address Los Angeles' housing shortage. The new housing will be built on commercially zoned land and will not displace any residents. It will also provide new and better retail uses within walking distance of the residential neighborhood. And, it will create a landmark gateway to Miracle Mile and re-energize this prominent corner of Los Angeles by attracting new life and activity to the area.
NEW RESIDENCES AND SHOPPING
What residential amenities will be provided?
Amenities will include security service, indoor recreation and fitness areas, outdoor pools, a spa and both public and private open space decks, as well as landscaped public plazas at all four corners of the property as well as a linear park located along Sycamore Avenue.
What is the average size of the apartments?
Studio will average 525 sf, one bedroom units will average around 725 sf and two bedroom units will average around 1,100 sf. The proposed townhomes along Sycamore are approximately 1,300 sf.
What new stores are planned?
The project will include approximately 28,000 sq. ft. of retail space and approximately 12,000 sq. ft. of restaurant space in the ground level commercial space along Wilshire and La Brea, all intended to activate the street scene and promote pedestrian activity.
The retail space has been designed to accommodate a variety of neighborhood-serving shops and services such as a café, gourmet food shop, upscale restaurants and dry cleaning service. Specific tenants will be sought and announced once project approval has been secured.
Amenities will include security service, indoor recreation and fitness areas, outdoor pools, a spa and both public and private open space decks, as well as landscaped public plazas at all four corners of the property as well as a linear park located along Sycamore Avenue.
What is the average size of the apartments?
Studio will average 525 sf, one bedroom units will average around 725 sf and two bedroom units will average around 1,100 sf. The proposed townhomes along Sycamore are approximately 1,300 sf.
What new stores are planned?
The project will include approximately 28,000 sq. ft. of retail space and approximately 12,000 sq. ft. of restaurant space in the ground level commercial space along Wilshire and La Brea, all intended to activate the street scene and promote pedestrian activity.
The retail space has been designed to accommodate a variety of neighborhood-serving shops and services such as a café, gourmet food shop, upscale restaurants and dry cleaning service. Specific tenants will be sought and announced once project approval has been secured.
PUBLIC OPEN SPACE AND GREEN DESIGN
How much open space will the project provide? Will it be open to the public?
The project will provide approximately 65,000 square feet (nearly 1.5 acres) of open space and include public space along all four streets, a public pocket park at the corner of Sycamore Avenue and 8th Street, private residential space at the podium level and private decks.
Significant portions of the property will be dedicated to public open space including a linear garden along Sycamore, publicly accessible park at the corner of Sycamore and 8th Street, and public plazas located at the other three major corners. In addition, significant landscaping will be installed adjacent to all street frontages around the property, including a dual row of trees along Wilshire Boulevard between La Brea and Sycamore.
Will the sidewalks on Wilshire and La Brea be improved as a result of this project?
Yes. The project has been designed for pedestrians and will include uses such as street-front shops and outdoor dining as well as design elements to encourage walking. As part of the design a 27 foot setback from curb along Wilshire Blvd. and a 15 foot to 22 foot setback from the future curb along La Brea Avenue south of the existing alley will be incorporated into the project to allow for ample sidewalks and landscaping. Proposed improvements could include colored concrete or tile paving in key areas.
Will the project meet the city's sustainability building requirements?
The project will provide approximately 65,000 square feet (nearly 1.5 acres) of open space and include public space along all four streets, a public pocket park at the corner of Sycamore Avenue and 8th Street, private residential space at the podium level and private decks.
Significant portions of the property will be dedicated to public open space including a linear garden along Sycamore, publicly accessible park at the corner of Sycamore and 8th Street, and public plazas located at the other three major corners. In addition, significant landscaping will be installed adjacent to all street frontages around the property, including a dual row of trees along Wilshire Boulevard between La Brea and Sycamore.
Will the sidewalks on Wilshire and La Brea be improved as a result of this project?
Yes. The project has been designed for pedestrians and will include uses such as street-front shops and outdoor dining as well as design elements to encourage walking. As part of the design a 27 foot setback from curb along Wilshire Blvd. and a 15 foot to 22 foot setback from the future curb along La Brea Avenue south of the existing alley will be incorporated into the project to allow for ample sidewalks and landscaping. Proposed improvements could include colored concrete or tile paving in key areas.
Will the project meet the city's sustainability building requirements?
Yes. BRE Properties has made a strong commitment to be a Green Builder in new developments, as well as renovations of existing communities. Our commitment extends beyond just words and marketing - we currently have four new communities under construction, and five more in planning stages, that will incorporate environmentally responsible features such as low flow plumbing fixtures, Energy Star appliances, low water usage and drought tolerant native plant species, and energy efficient HVAC systems. The Wilshire La Brea project is intended to be LEED-certified (Leadership in Energy and Environmental Design).
PARKING AND TRAFFIC CIRCULATION
How many parking spaces will the project provide, and where will they be located?
A three and a half -level, mostly subterranean parking garage will provide 992 parking spaces, meeting the requirements of the municipal code.
Two levels of the parking structure will be entirely underground, one level will be at street grade and one additional partial level will be above grade. The majority of the above or at-grade parking will be hidden behind the retail space and town homes. The parking area façade along 8th Street will be designed to screen the parking with decorative paneling and landscaping including vertical or hanging gardens.
From which streets will cars access the project?
Retail and residential traffic will enter and exit the project on 8th Street and Sycamore Avenue.
What traffic impacts are expected?
A traffic study was prepared and included in the city’s environmental impact report, and concluded that traffic impacts could be mitigated through the upgrade of several intersections and traffic lights. In addition, a right turn lane from northbound La Brea to eastbound Wilshire will be installed and Sycamore Avenue will be widened to allow for an additional 20 public on-street parking spaces. BRE is working with the neighborhood to develop additional neighborhood traffic mitigation measures above and beyond what is required in the city’s environmental impact report.
A three and a half -level, mostly subterranean parking garage will provide 992 parking spaces, meeting the requirements of the municipal code.
Two levels of the parking structure will be entirely underground, one level will be at street grade and one additional partial level will be above grade. The majority of the above or at-grade parking will be hidden behind the retail space and town homes. The parking area façade along 8th Street will be designed to screen the parking with decorative paneling and landscaping including vertical or hanging gardens.
From which streets will cars access the project?
Retail and residential traffic will enter and exit the project on 8th Street and Sycamore Avenue.
What traffic impacts are expected?
A traffic study was prepared and included in the city’s environmental impact report, and concluded that traffic impacts could be mitigated through the upgrade of several intersections and traffic lights. In addition, a right turn lane from northbound La Brea to eastbound Wilshire will be installed and Sycamore Avenue will be widened to allow for an additional 20 public on-street parking spaces. BRE is working with the neighborhood to develop additional neighborhood traffic mitigation measures above and beyond what is required in the city’s environmental impact report.
PROJECT SCHEDULE AND CONSTRUCTION
What is the timeline for the city approval process?
The city prepared and released the final environmental impact report (EIR) on the project. Public hearings before the Los Angeles City Planning Commission and City Council are expected to be scheduled in the coming months.
When will construction start and how long will it take?
Construction will take about 32 months and will begin after the approval process is complete. BRE will comply with all City of Los Angeles regulations regarding construction activities to minimize potential impacts on the surrounding area. Because the site is large and contains extensive open space, much of the construction staging will be contained internally, on the site, rather than on city streets.
The project will be built in a single phase, and it is estimated that it will be ready for occupancy in 2012.
The city prepared and released the final environmental impact report (EIR) on the project. Public hearings before the Los Angeles City Planning Commission and City Council are expected to be scheduled in the coming months.
When will construction start and how long will it take?
Construction will take about 32 months and will begin after the approval process is complete. BRE will comply with all City of Los Angeles regulations regarding construction activities to minimize potential impacts on the surrounding area. Because the site is large and contains extensive open space, much of the construction staging will be contained internally, on the site, rather than on city streets.
The project will be built in a single phase, and it is estimated that it will be ready for occupancy in 2012.