Some of the opposition can be easily explained in terms of rational self-interest (e.g. a building blocking a view of the Hollywood sign) or generational conflict (Baby Boomers clinging to a mid-century suburban ideal versus city-loving middle-class Millenials). But given the visceral nature of anti-growth sentiment, which at times goes against the self-interest of the parties involved (e.g. homeowners in Westwood opposing high-density commercial developments that would increase the value of their property), I suspect that a larger psychological bias is at play.
A Google search for “ugly development” yields more than 82.5 million results, with seven of the top nine housing-related results specifically criticizing multi-family housing design and two of these being articles criticizing current densification in Santa Monica. As if Google can read the sub-conscious, a related image search which surfaces at the bottom of the page bears the terms “Modern Apartment Buildings.”
©Creative Commons (Unsourced Photos taken by Author)
Dingbat (Top), Concrete monster (middle), Concrete monster+ “Hipster Fencing” (bottom)
In an article from several years back, that was cross-published on Zocalo Public Square and the development-skeptic news site CityWatch, architect Greg Goldin denigrates’ Los Angeles’ “public architecture” (I.e. everything excluding the single-family residence) as “resoundingly mediocre.”
Might it be the case that popular animosity towards density in Los Angeles stems at least partly from the low-grade design of its 3+ story buildings?
Having been on an apartment search for the past three months, I have found plenty of supporting evidence. Many of the region’s high-density neighborhoods, such as West Hollywood and Koreatown, are littered with a mix of tacky dingbats (sorry, Dingbat lovers, being regionally- and historically-specific does not compensate for aesthetic deficiencies) and monochrome concrete boxes which look like they’re made out of either fine-grained paper mache or painted-over cardboard. Post-2000 structures usually add on an annoying “hipster fence” and glass façade. I have seldom encountered apartment buildings that either appealed to my aesthetic sensibilities or conveyed a unique sense of place.
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What might an alternative high-density architecture look like? When I ponder this question, I think back to my mid-June visit to Chicago, arguably the world’s first high-rise city. The “Loop”, as the city’s central business district is referred to, boasts many eye-pleasing skyscrapers including the Chicago Board of Trade and Frank Lloyd Wright's "Rookery" building.
Chicago Board of Trade (Top), The Rookery (Bottom)
Collectively, the high-rise facades make for some impressive skyline views.
“City Beautiful”. Views of the Chicago Loop looking west from Millenium Park
While the Loop is a classic Central Business District, with land uses overwhelmingly commercial and tourist-oriented in nature, the brick-and-mortar turn-of-the-century elegance extends well into the inner-ring suburbs, including along this commercial/apartment corridor nearWrigley Field.
Wrigleyville street, spotted from the "L"
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LA should not mimic Chicago’s architecture as it densifies. Nor does it need to. Hidden amidst central Los Angeles’s boxy behemoths, one can find stunning duplexes, triplexes and even three to five story apartment buildings constructed in the Spanish Colonial Revival and Art Deco styles. Nearly all of these were constructed before World War II.
Spanish Revival Adobe Duplex in Fairfax Neighborhood
Colonial Revival apartment building in Beverly Hills
Two months after visiting Chicago, I flew across the Atlantic to Madrid. While walking off jet lag during my first evening, I stumbled upon the Gran Via, a majestic commercial street that was largely developed during the early twentieth century.
Gran Via Street Scene
Madrid historic center: Plaza Mayor (top) and Palacio Real (bottom)
Despite their young age, many of the buildings have adapted the baroque features (e.g. elaborate marble columns and cartouches) that characterize the architecture of Madrid's historic center.
The art deco edifice of the Circulo de Bellas Artes (the “Circle of Fine Arts”-i.e. the city's theater/cultural center) particularly caught my attention.
Circulo de Bellas Artes
Standing at eight stories (183 feet) high, it would easily dwarf most LA apartment buildings outside of downtown. And yet, the geometric window/column patterns and graceful upper-story curvature make it attractive rather than imposing. The neo-baroque colonnade and grey color palate cohere nicely with the surrounding low-rise edifices.
The Circulo is a modern skyscraper which pays homage to Madrid’s 18th-century Baroque architecture and helps foster a unique and appealing sense of place on the Gran Via.
Can LA do the same? Can we develop high-rise apartment complexes that reflect our city's multi-faceted historical and cultural experience (Indigenous, Spanish, Mexican, Chicano, Chinese, etc.)? Can we build structures that stand tall without sticking out from the surrounding ecological and built environments? Can we develop a vernacular architecture that excites locals and newcomers alike, and which visually cements our city’s reputation as a cool, creative international cultural center?
For architects, answering this question may require an extended intellectual conversation. However, urban planners like myself can give powerful incentives by reforming zoning codes to reduce the Euclidean zoning (i.e. limiting buildings’ height, density, bulk and use) component and increase the form-based (i.e. regulating the aesthetic character) zoning component. Planners should also consider how minimum parking requirements stifle architectural creativity by forcing developers to excessively budget for vehicle storage.
Angelenos, planner, developer and resident alike: I want to hear from you. What are your thoughts? Please comment below😊
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