Playhouse District Projects

Rendering of Union Village, courtesy of Mack Urban

Oh no! The Playhouse District is stealing Old Pasadena's thunder!  Actually, for the last two years for anyone who's traveled the stretch of Colorado Bl. from Lake on west can't help but notice the changes going on in the PD.  New restaurants started springing up and lots of people started coming in.  The cherry on top is Urth Cafe's opening last year and the crowds just keep on coming.

But the bigger picture is the way Pasadena is moving in the right direction with regards to density planning and design.  That's not to say that there were no hurdles when proposals were first submitted to raze the old furniture store on the corner of Colorado and El Molino, because there were many (the first proposals were nothing like what is currently being erected on the site).  It was good to see the Playhouse District association and Pasadena Heritage play a role in making sure the new building was in keeping with the area's charm and feel.

I was fortunate enough to attend a Downtown Pasadena Neighborhood Association several months ago where representatives of Mack Urban spoke to our group on the plans for the site that will become Union Village.  To say that my jaw dropped-in a good way-is an understatement: good, sensible planning with a gorgeous design was presented and I could not wait for this project to start.  Not only will this blend nicely to the existing condo complex, Granada Court, but the architects made sure that a connection to Vroman's and thus Colorado Bl would be integral to the design of the new complex.  And the design: wow!  It'll be in the Mission Revival style: so Pasadena!

• 2 Pasadena Projects Give Nod to 1920's [LA Times]

Happy Birthday, Gold Line!

photo: Curbed LA

The Gold Line celebrated its 10th birthday yesterday, and Pasadena should feel very lucky that we have the best line out of all the Metro lines.  When I bought my condo a few years ago one of my priority items when house-hunting was that it be located within walking distance of a Gold Line stop.  I've made countless trips between Pasadena and downtown and have on a few occasions ventured out further, connecting with the Red Line to Hollywood and North Hollywood.  And with extension further east into Arcadia and Azusa, the Gold Line will only get better (have you seen the beautiful "basket" bridge, part of the Gold Line extension?)

Light rail is already an important issue within LA's mass transit planning and an integral part of how the city/county and surrounding metro area defines itself in the next few decades.  Not everyone is on the same page (look at the problems plaguing the Expo Line's extension through the Westside and into Santa Monica).  But looking closer to home Pasadena has indeed benefited in spades from the Gold Line and will continue as this mode of transportation takes on a greater presence in the LA area.

Sidenote: everyone talks about how once the Expo Line is done how it will allow many Angelenos to hit the beach without jumping into their cars.  Well, it goes both ways and it will allow many Westsiders an alternative and easier access into the Pasadena/San Gabriel Valley area?  I've talked to many UCLA fans who have taken the Gold Line during game day at the Rose Bowl and all have wonderful things to say about the convenience the Gold Line offers.

Sidenote 2: Curbed mentioned how once the Regional Connector is finished in the downtown area, the Gold Line will become part of the Blue Line.  I cringed when I read that.  I'm just going to say it: the Blue Line is awful.  Dirty, trashy cars, unreliable service, lots of very rude riders...the list goes on.  I just hope there won't be any spillover effect.

• Metro Gold Line Celebrates 10 Years of Progress  [The Source]
• The Gold Line, LA's Most Lovable Light Rail, Turns 10 Today [Curbed LA]

Old Pasadena Farmers Market: Coming Very Soon!

From our friends at Downtown Pasadena Neighborhood Association:

RESIDENTS LOOKING FORWARD TO NEW FARMERS MARKET IN OLD PASADENA AFTER LONG DELAYS

The much anticipated Old Pasadena Farmer’s Market is on the horizon and is expected to open on August 4, 2013 on Holly Street between Fair Oaks and Raymond Avenue. Southland Farms operates eleven markets in the Southern California area, including the widely attended Santa Monica market. Through the tenacious efforts of Steve Mulheim and the business owners of the Old Pasadena Management District the market is a much-anticipated addition to the Old Pasadena Area. All three of the business districts (Old Pasadena, Playhouse District and South Lake) will now have their own markets. If you happen to miss this market the other markets are:

• Villa Parke Farmer’s Market, Tuesdays, 8:30 a.m. to 12:30 p.m. at Villa Street and Garfield
• South Lake Pasadena Farmer’s Market  Tuesdays at 10:00 a.m. at the Corporate Center on South Lake
• Playhouse District Farmer’s Market, Wednesday, 3:30 p.m. to 7:30 p.m. on Union Street and Madison

We can't wait!!

Ode to Altadena

As some of you have heard, the small newspaper publication, Pasadena Sun, printed its last edition this past Sunday.  A community newspaper distributed by the Los Angeles Times, it was a welcome addition to my periodical enjoyment (I consider myself a tech-savvy individual who still likes to rustle newspapers).  In this last issue, reporter Timothy Rutt wrote a nice article on the joy of reporting the going-ons of our sister city to our north.

I've make dozens upon dozens of visits to different parts of Altadena on behalf of the film business (sorry, residents of Rubio St.--I know you're sick and tired of all the filming that goes on in your neighborhood), and I'm always taken aback of how un-L.A. this community is...and in a good way!  I never fail to come across friendly people and a creative spirit that permeates across this town.  Timothy used the word culture, and I think he hits on a term that identifies a uniqueness that is all Altadena.  One would never mistaken Altadena for San Francisco but there's a certain liberalness and vibe that makes it a place I want to learn more about and keep visiting.

South Marengo Ave: Turning 'Meh' to 'Nice'

South Marengo Ave and E. Glenarm St.

Something bothers me everytime I drive down (or up) Marengo Ave. between Glenarm and California (and maybe even beyond California, say up to Del Mar).  I mean, it's a nice street: tree-lined, wide, view of the mountains on a clear day, well-kept apartments and townhouses all along and a nice alternative to Arroyo without it being too busy.  Then it hit me.  The center median/turn lanes is making this stretch pretty ho-hum.  Let's imagine a pretty esplanade with green shrubery and maybe some jacarandas (There are already palms on Arroyo, so no need to duplicate it here).  We could make it where the esplanade would stagger and enough spacing still maintained to allow ample room for left turns even with two or three cars in a row.  Hmm, I'm liking the idea already...

Home of the Week - 810 N. Michigan Ave.

photo: MLS

This beauty is located in Bungalow Heaven, and everyone know that fine craftsman bungalows like this rarely come up for sale in this area.  Well-maintained, wonderful details and lots of upgrades along with being in an area where neighborhood pride runs strong.

• 810 North Michigan Ave. [Redfin]
• Price: $945,000
• 3 Beds/1 Bath
• 1635 sq. ft.
• Pasadena area: Bungalow Heaven

Pasadena's Oldest House for Sale

photo: Michael Dilsaver, Partners Trust

 The James Craig Adobe, the oldest building in Pasadena, is up for sale.  A Cultural Heritage Landmark and also listed in the National Register of Historic Places, the house was built around the 1840's, before California became part of the union.  It was recently featured on a tour sponsored by the Pasadena Heritage Society highlighting the city's oldest homes.  170 years old and looking pretty damn good.

• 2121 Monte Vista St. [website]
• The James Craig Adobe [Pasadena Daily Photo]

Home of The Week: Home By Frank Lloyd Wright...Junior

photo: MLS

Okay, so it's not by THE Frank Lloyd Wright (known in most circles as just Lloyd Wright), and it's not technically in Pasadena.  But this Altadena home sure is pretty.  If you're a fan of mid-century modern then the Dorland Home is sure to raise your hair.  Check out the living room ceiling. As Curbed pointed out, there's some inspiration derived not just from his father's Usonian design but also John Lautner's Shaffer House especially with the semi-cantilever.

• 1370 Morada Place [Redfin]
• Price: $945,000
• 2 Beds/1 Bath
• 1465 sq. ft.
• Pasadena area: Altadena

Stucco: Ugly and Here to Stay?

You either like it or you don't.  Stucco.  It's everywhere here in Southern California.  Look around and chances are that the house or apartment building next to yours is clad in beige stucco.  The office building down the street?  Stucco.  That wanna-be French McMansion being built in your neighborhood that the neighbors are protesting?  Yep, stucco.  Fellow blogger Steven Corwin wrote a pretty scathing rant on what is an unfortunate symptom of rapid development and shortsightedness among yesterday's and today's prolific developers.  Kind of hard not to disagree, eh?

• Dear property developers: your stucco buildings are ruining my city [Steven Corwin]

Development Watch: Urth Cafe

Urth Cafe construction, Colorado Blvd. & Madison Ave.

The construction of the Urth Cafe building on Colorado Blvd. is coming along nicely.  It's Spanish Mission influences already evident with tiles and beams throughout and that curvilinear gable over the main entranceway.  This is going to be one beautiful building, blending in nicely with the Playhouse District buildings.  A wonderful example of infill done right (remember the shoe repair place before it?)  Bring on the (organic) coffee!

Development Watch: Pasadena Humane Society

Construction on Pasadena Humane Society & SPCA campus

The new addition to the Pasadena Humane Society campus is coming along nicely, albeit slowly.  The new facility's architecture will blend with the existing structures and become a beautiful landmark on the corner of E. Del Mar Blvd. and Raymond Ave.

Home of the Week - 1695 Poppy Peak Dr.

photo: MLS

Folks, check out this stunner!  Designed by the famed Buff, Straub and Hensman architecture firm (their masterpieces are Case Study House #20 in Altadena and #28 in Thousand Oaks), this mid-century jewel has been lovingly restored by historic home renovation specialists, Lander Design.  This is an early example of the architects' Post-and-Beam work and, man, is it a beauty or what?  Located in the Poppy Peak historic district this house fits right in among other notable house, but this one definitely stands out.  The house is covered under the Mills Act, so whoever ends up buying it will also save a bunch on property taxes.  What high-tax bracket individual wouldn't like that?

• 1695 Poppy Peak Dr. 91105 [Redfin]
• Price: $1,495,000
• 4 Beds / 2 3/4 Baths
• 1,887 Sq. Ft.
• Pasadena area: Poppy Peak/San Rafael Hills
• Thomson Residence [ArchitectureforSale.com]
• Mid-Century Made Modern Again: A Classic Pasadena House Revived [LA Times]

Bicycle Boulevard: Not Just Access But Connecting Communities

photo: LA Times

Pasadena recently unveiled Bicycle Boulevard, a small stretch of Marengo Avenue, between Orange Grove Boulevard and Washington Boulevard.  According to officials, this is the first of many new bicycle-friendly additions to the community.

This is a good start, albeit one that should have happened long ago.  Planners on city, county and regional levels should prioritize improved and exclusive bicycle and pedestrian access on all projects whether they be new developments or improvements to existing infrastructure.

This is more than a safe bikeway access issue.  The flip side of the coin is that the city and, specifically, neighborhoods, benefit from this.  We all know that northwest Pasadena has it's share of problems.  Poverty, crime, neglect and a host of other issues have plagued this area of Pasadena for many years.  However, many people have also seen the potential this area holds.  There are wonderful neighborhoods with proactive individuals and associations in this section of Pasadena.  Real estate prices are still reasonable and a growing number of young professionals and families are starting to recognize the value of this area.  Take a closer look at this particular bikeway on Marengo on a map and you will see this particular bikeway serves almost as a barrier-breaker between the surrounding neighborhoods and it's more prosperous neighborhoods and businesses to the south.  Bikeways such as this is a net positive improvement.  With proximity to the Gold Line biking becomes more of an attractive transportation alternative and encourages more people to explore this part of the city and consider it as a place to live in.  When you connect neighborhoods you connect people.

• Riders Give Bicycle Boulevard a Spin [Pasadena Sun]
• Bicycle Boulevard Opens [City of Pasadena]

Home Of The Week - 1230 Brookmere Rd.

photo: MLS

Per broker listing: "Sophisticated Resort Style living in the prestigious South Orange Grove area of Pasadena, this residence boasts an open floor plan, an abundance of natural light, and the finest quality materials."  This home has pretty much everything I'm looking for.

• 1230 Brookmere Rd. 91105 [Redfin]
• Price: $1,589,000
• 3 Beds/2.5 Baths
• 3516 Sq. Ft.
• Pasadena area: South Orange Grove

Pasadena: Foodie Mecca?

Trattoria Neapolis restaurant on Lake Ave

Pasadena is finally getting some recognition from the rest of Southern California for it's burgeoning restaurant scene.  And there's one underlying theme for this renaissance: good food.  That's it.  As some of you remember there was buzz before regarding Pasadena's restaurant scene, highlighted by Jennifer Lopez's Madres and Kevin Costner's Twin Palms.  Both have since been shuttered.  I guess diners finally realized that celebrities and a "scene" don't make a restaurant - great chefs and great food does. 

Pasadena's geography also makes the city an opportune locale.  As the gateway for the San Gabriel Valley and it's heavy Asian cuisine influence, proximity to downtown LA and it's growing residential population and hipster-yuppie-fication of neighboring Highland Park and Eagle Rock can only make Pasadena's dining scene lively and exciting for years to come.

• Pasadena Heats Up As Culinary Hub [LA Times]

Must-Know Modern Homes: The Gamble House

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The Future of Neighborhood Markets

The recent news about the Fresh and Easy market chain's withdrawal from the U.S. came as hardly a surprise.  Since the British supermarket giant, Tesco, established a presence here five years ago, their Fresh and Easy concept has struggled with attracting and maintaining shoppers and turning a profit.

I've shopped at the Fresh and Easy located at the corner of South Lake and California a couple of times and have found it to be both convenient and a decent alternative to Trader Joe's (still my favorite) and Whole Foods.  Concentrating on this store alone, I feel it would be a loss to both the South Lake neighborhood and Pasadena in general if it was to close (if you remember, this location used to be a Wild Oats store, which itself struggled because of competition to Trader Joe's and Whole Foods Market).  The future of this location will eventually be determined from the sale of the company and new owner.  Yes, there's a Pavilions across the street, but comparing Fresh & Easy to them is not really fair.  If I wanted to need to fill an empty kitchen, yes, I would go to the larger format grocery store.  But if I need to buy just a few things or make a quick trip to fill a missing ingredient then Fresh & Easy did the trick.  And judging from some some of my trips here there are many others who do the same thing.  Also, the fact that Peet's is right next door also helps me knock two birds with one stone. 

Whether this particular location is profitable or not, I don't know.  But I think it fills a niche here in Pasadena and hope it will survive.

Holly Street Christmas Lights Proposal

4th Street, downtown LA

For the last couple of years these amazing lights have been installed above 4th Street between Spring and Main in the Old Bank District in downtown during the Christmas season.  This area of downtown just gets prettier every year during the holidays as it becomes more gentrified.  The pictures do no justice--you really have to take a stroll (maybe during the next art walk) to really appreciate how beautiful these lights are.  Imagine if this was set up along Holly Street from Fair Oaks towards City Hall here in Pasadena!  Pasadena Public Works and Street Maintenance should really look into this.  What do you think?

Pasadena Home Prices Up, Inventory Low

According to figures compiled by realtor Phylis Harb, the average selling price for a Pasadena home was $730,100 in October 2012 compared to $643,823 same time last year.  For the last several months Pasadena has seen a gradual rise in prices.  But buyers these days are faced with a shortage of inventory.  Keller Williams agent Keith Sorem pointed out that there were only 156 homes on the market in October vs. 296 in October of 2011.

Along with many homeowners here in Pasadena I've been receiving a lot of mailers lately from agents inquiring about listing my place.  And as a homeowner (or, in my case, condo-owner) I should feel fortunate that the tide is finally turning.  Sure, there are still some caveats, notably the still-high unemployment, the fragile state of the economy (domestic and world) and the fiscal cliff problem.  But taking a peek at both Realtytrac and Foreclosure Radar I'm amazed at the huge reduction in foreclosure activity in and around the Pasadena area.  There are still many homes mired in the foreclosure mess, but also looking at areas surrounding Pasadena, like Highland Park and Eagle Rock, our region is on the road to recovery.  Home ownership this time around is more organic as opposed to the rampant speculation and easy money of years earlier.  But one can only keep his/her fingers crossed that this trend can continue.

Urban Farming...In Pasadena??

photo: Los Angeles Times

There was an interview article in last week's LA Times in which Patt Morrison talked to Tara Kolla who's pioneering the concept of urban farming in Los Angeles.  As I was reading the article I kept thinking of how we can apply the basic tenets of urban farming to Pasadena.  We are a city in which many houses sit on large lots and a growing farmer's market presence in several Pasadena spots.  I'll have to check on the local laws, both county and city regarding small, localized farming.  In addition to residential properties there are many empty plots north of the 210 freeway (Altaden and Sierra Madre, I'm also talking to you) that can be utilized towards urban farming, and many of those abut major streets such as Fair Oaks.  Imagine a small colorful or green oasis instead of empty or even blighted parcels.

• Down to Earth [Los Angeles Times]