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Ivy Station is a complicated, mixed-use project. What has been the biggest challenge and the greatest opportunity?
Clearly, it is more exciting to me to consider the greatest opportunity, and in this case, we collectively have the responsibility to create an activated, energetic, mixed-use development directly on one of LA’s newest light-rail transit lines, the EXPO line. Our mission is to build value in real estate by creating innovative and lasting environments for people to live, work and play. That is exactly our goal with Ivy Station.

The greatest challenge?
Like any development project there are many constraints and stakeholders involved. Here, that is only magnified by the fact that the site has shared jurisdiction of both Culver City and Los Angeles. In addition, given the station proximity and transit parking, Metro rounds out the trifecta of agencies. Each of these bring along a multitude of requirements and site planning constraints. Layer this in with community, economic, constructability and market conditions, and there are many factors at work that must be managed and addressed.

How do you see TOD changing the way Los Angeles is growing?
I look at demand for residential and commercial space, and we see the growing desire from tenants to eliminate the commute and live in walkable, pedestrian oriented environments. This trend, combined with the significant investment in infrastructure throughout LA (the rail system is doubling in size), is changing the face of development and the landscape of the Los Angeles area. Properties surrounding transit stations are the new “freeway off-ramp” location that are in great demand. The challenge is that most locations directly adjacent to the transit stations are small in scale making it difficult to create meaningful impacts. Thankfully at Ivy Station we have the size to create a true destination and a mix of uses.

How different is creating place in Culver City compared with, say, DTLA?
I don’t think it is significantly different between the two locations. It is more site specific and relating to the context of the neighborhood in either location. Both Culver City and DTLA both have an existing fabric of commercial uses, a strong history and access to transit. In Culver City, we have the difference that we have more area to work with and can therefore create a more meaningful space within the development. It also relates to the demographics; in downtown we see a younger resident, while Culver City brings an established neighborhood of families and a broad range of residents.

How do you see Culver City changing in the next 5 years given the current wave of development?
Culver City has always been a desirable location – on the Westside with easy and convenient access to both downtown LA and the beach areas. Now that access is only magnified with the addition of the EXPO line. I see responsible and balanced development that will enhance the walkability of the community and provide a mix of uses (residential, commercial, hotel & retail) that will only foster additional vibrancy of the area. The area will be home to more residential development as well as commercial space. More than anything, I see Culver City being linked together more than ever before. The TOD area will be the hinge that will link downtown to Helms and the Arts District and Hayden Tract.

Do you think our communities understand the value of design?
Absolutely, although some communities value it more than others. Good design certainly adds value to properties although it must be a balanced approach as additional costs must create additional revenue or we will never be able to build it. It’s no doubt that good design is recognized and rewarded once complete. Sometimes the challenge is presenting and convincing others in the planning stages to take the additional risk in order to reap the rewards. Nothing is certain, but quality design and attention to details are essential for success.

What still gets you excited about doing what you do?
The most important thing about what I do every day, and keeps me excited, is the ability to create. The ability to dream, coordinate and create high quality places for us all to live, work and play. There are not many fields where you have the ability to touch ones’ senses in so many ways and impact lives for a generation to come. Sure there are the challenges, the process and the headaches along the way – those are exciting too – just in a different way! The process is exciting, but the finished product is the true reward.

OVERVIEW

The highly-anticipated Ivy Station development will be 500,000 SF of high quality, state-of-the-art office, residences, hotel, stores and restaurants within a landmark, destination-oriented environment. With the opening of the Metro Expo Line in June 2012, excitement about the area has substantially gained interest. This development is located at the intersections of Venice, Washington and National Boulevards. Just adjacent to the terminus of the Metro Expo Line of Culver City, this area is expected to become an energetic center of life for residents and visitors alike.

Ivy Station is a mixed-use transit-oriented development that provides a mix of retail, office, hotel and residential uses surrounding a large central open space and conveniently served by light rail and bus transit in Culver City. The project includes a stand-alone 5-story office building with retail and restaurant space on the ground floor and offices located on all levels. In addition, two interconnected 5 to 6-story buildings atop a single-level podium include a 200-unit residential building and a 148-room boutique hotel building, both of which will have ground floor retail and restaurant space. The three buildings are built over a three level subterranean parking structure. The project scale will reflect the surrounding area with additional building setbacks, step backs and offsets to create visual interest in the building design.

The Metro Expo Line connects the Westside by rail to Downtown L.A., Hollywood, the South Bay, Long Beach, Pasadena and dozens of points in between, making the ride from Culver City to Downtown less than 30 minutes. With a convenient stop at Ivy Station, commuters will have easy access to the businesses, residences and retail of the area. Subterranean parking for Metro riders will also be provided.

Ivy Station includes a total of approximately 136,000 SF feet of public and private outdoor open spaces, gateways, landscape treatments, and amenity spaces all designed in collaboration with Melendrez. This includes a Great Lawn and Central Plaza that will be a programmed for occasional daytime or evening special events. Concerts, movie nights, wine & cheese festivals, fitness classes, holiday craft fairs and seasonal activities are just some of the activities planned for the park. The Great Lawn and Central Plaza will be accessible from the train, office, retail areas, hotel and residential units, creating a dynamic place for the public, commuters, hotel guests and residents to enjoy. Retail and café uses will line the park area and the transit plaza providing opportunities for shopping and dining experiences.

The project’s landscape and streetscape design are key elements that will help promote a more livable, accessible, and vibrant neighborhood. Streetscape improvements around the site are intended to promote area revitalization through the implementation of pedestrian-friendly streetscape enhancements including canopy street trees, street furniture, graphics, and new crosswalk paving.

Private open spaces include a residential pool courtyard, a landscaped residential courtyard, a club room terrace, a gym deck, and a roof terrace. The hotel will provide public open space including a hotel courtyard space provided on the second level podium. The hotel will also have a 6^th floor, rooftop pool deck.

TRANSIT PLAZA
Ivy Station includes a Transit Plaza extending from Venice Blvd. on the west to the Expo Station platform, and provides gathering spaces to serve commuters, project residents, employees and the local community, including locations for commuter related retail. Envisioned as a natural extension of the existing space beneath the platform, this public space offers a hardscape and landscaped place to linger for transit riders travelling both to and from the escalator, elevator and stairs that access the platform. The Transit Plaza also provides an appropriately civic space within which Metro’s Bike Rental Hub can reside, maximizing its visibility, and complimenting it with additional short-term bike parking at its edges.

OFFICE BUILDING
The office building, designed by Ehrlich Architects, features generous amenities and indoor-outdoor spaces that take advantage of the complex’s high visibility and urban location. The office building will serve as the “Front Door” to the project and the Expo station. Balconies on the south façade of the office building will overlook the Great Lawn and Central Plaza below. The ground floor will provide restaurant and retail spaces, enhancing the pedestrian experience and taking advantage of the complex’s high visibility and urban location.

HOTEL BUILDING
The Hotel at Ivy Station will be a 5-6 story boutique style hotel with 148 rooms. The hotel places significant focus on creating memorable public spaces in the lobby, lounge and the restaurant to appeal to hotel guests and local residents. Hotel amenities will include a gym, outdoor terrace, ballroom, meeting space and a board-room, and a pool and spa deck located on the roof.

RESIDENTIAL BUILDING
The Residential Building is 5-6 stories and will include 200 residential units. Similar to the hotel building, the massing of the residential building is carefully designed to maximize views out and create a varied streetscape experience. The residential building has three different roof levels. The ground level of the residential building will have retail and restaurant storefronts along National Boulevard, the interior open space area and the paseo parallel to the Expo platform. Amenities will include a pool with courtyard space, a landscaped courtyard, gym, clubroom, and outdoor terraces.

RESIDENTIAL + HOTEL BUILDING POSITIONING
The residences are contained within two buildings on a single podium. On top of the podium will sit a series of sculpted, v-shaped courtyards providing as much natural light as possible, views out for internal units and privacy for the residential pool courtyard. The building massing is an exciting, geometric response to the courtyards, plazas and open space and creates a striking approach to the train station for passengers. The residential and hotel buildings are designed to interact as one dynamic building form while at the same time providing a clear horizontal separation.