City of Culver City, California
Agenda Item Report
Meeting Date: 01/30/12 Item Number: J-1
JOINT CITY COUNCIL/REDEVELOPMENT AGENCY BOARD AGENDA ITEM:
Approval of a Commitment Letter with Lab Holdings LLC for the Sale and
Redevelopment of City Owned Property at the Northerly corners of the Washington
Boulevard and Centinela Avenue Intersection
Contact Person / Department:
Joe Susca/CDD
Todd Tipton/ CDD
Phone Number:
(310) 253-5763
(310) 253-5783
Fiscal Impact: Yes [X] No [] General Fund: Yes [X] No []
Public Hearing: [] Action Item: [X] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification: (E-Mail) Meetings and Agendas – City Council; (E-Mail)
Redevelopment Agency Projects (01/27/12); (E-Mail) Meetings and Agendas –
Redevelopment Agency (01/27/12); (E-Mail) The Advisory Committee on Redevelopment
(01/12/12); (E-Mail) Members of the public who attended the August 20, 2011 Open
House and August 31, 2011 community meeting and/or pulled speaker cards on the topic
(01/12/12); The Culver West Neighborhood Association (01/12/12); (E-Mail) The Herbert
Street Homeowners Association (01/12/12); (E-Mail) The Culver Triangle Neighborhood
Association (01/12/12); (Newspaper) A public notice was published in the January 19 and
26, 2012 editions of the Culver City News; (U.S. Post) A public notice was mailed to
businesses, residents, and property owners in excess of a 500’ radius of the site
(01/12/12); (E-Mail) Lab Holdings LLC and Red Barn/Regency Centers (01/26/12).
Department Approval:
Sol Blumenfeld: (01/25/12)
City Attorney Approval:
Carol Schwab (by H. Baker) (01/25/12)
Agency General Counsel Approval:
Murray Kane: (01/25/12)
Chief Financial Officer Approval:
Jeff Muir (01/26/12)
City Manager/Executive Director Approval:
John M. Nachbar (01/26/12)
RECOMMENDATION:
Staff recommends the City Council approve a Commitment Letter with Lab Holdings
LLC for the sale of City owned property located on the northeast and northwest
corners of the Washington Boulevard and Centinela Avenue intersection (Property)
pursuant to Section 33433 of the California Health and Safety code for development
of a Market Hall.|1010|
BACKGROUND:
In 2007, the Culver City Redevelopment Agency (Agency) acquired the Property,
relocated business and residents that had resided on the site, demolished existing
improvements, and performed ground water remediation in anticipation of
development at a cost of $12,831,000.|1010| The Property is approximately 72,758 sq.
ft. in area. City of Culver City, California
Agenda Item Report
On June 27, 2011, the City Council/Agency Board approved redevelopment of the
Property as a 33,250 sq. ft. Market Hall with specialty retail, artisanal food vendors
selling products such as cheeses, charcuterie, baked goods, confections, wine and
locally grown produce in a unique, attractively designed market hall (Market Hall)|1010|.
The Market Hall concept will be a character defining feature of the area and will
culminate efforts of the City Council/Agency Board to improve the westerly portion
of Washington Boulevard. The Market Hall design was discussed with the
community during numerous meetings and has been embraced as the preferred
project.
On September 26, 2011, the City Council/Agency Board authorized issuance of a
Request for Qualifications (RFQ) to solicit developers for the Market Hall and a
Request for Proposals (RFP) to secure a firm to design the Parking Structure to
meet the Market Hall’s parking needs and to provide additional public parking
spaces for patrons of surrounding businesses.|1010| The RFQ was sent to nine
developers and on November 9, 2011 proposals were received from Red Barn in
partnership with Regency Centers (Red Barn) and Lab Holdings LLC. The
developers were evaluated and determined to be qualified by staff and both were
invited to respond with a proposal. (See Attachment No.1)
DISCUSSION:
The Supreme Court of California upheld AB X1 26 on December 29, 2011,
eliminating redevelopment agencies statewide effective February 1, 2012. Staff
proceeded with an abbreviated process to select a developer for
Washington/Centinela and issued a letter requesting land offers and confirming
whether the developers were willing to construct the thoroughly vetted Market Hall
plans prepared by the City to study development of the site as described in detail
in the RFP/RFQ process. (See Attachment No. 2)
The City will design and construct the related 217-space public parking structure at
City expense to accommodate project and commercial area parking needs. The
City would retain ownership of the parking garage and process a parcel map to
establish ownership of the private Market Hall and the public garage. In addition to
providing code required parking for the Market Hall, the garage includes 47
additional public spaces.
Staff determined that the Lab Holdings offer was superior. A January 19, 2012
appraisal valued the Property at $4,710,000.
Lab Holdings Commitment Letter:
The proposed Commitment Letter with Lab Holdings includes the following terms:
City of Culver City, California
Agenda Item Report
1. A land offer of $1,278,950, plus an additional $1,134,000 (a total of
$2,212,950) for the following costs:
a. $684,000 for offsite improvements including neighborhood traffic
calming measures (See Attachment No. 3); and
b. $250,000 for aerial utility relocation related to the 217-space parking
garage and Market Hall; and
2. Agrees to construct the Market Hall as outlined in the RFP and agrees to
hire JRDV Architects, the firm who prepared the conceptual plans and
preliminary design studies.
3. Provides 47 additional parking spaces for community commercial parking.
4. Lab Holdings agrees to pay prevailing wages for construction of the Market
Hall and parking garage.
Keyser Marston Associates (KMA) believes Lab Holdings land offer is reasonable
due to the inclusion of the extraordinary costs noted above, because the high-end
design carries significant cost premiums and because Lab Holding’s proposal
assumes lower per square foot revenues than the KMA analysis. KMA believes
the lower per square foot revenues are reasonable due to Lab Holding’s
experience with retail leasing for this type of development.
FISCAL ANALYSIS:
Approximately $5 million in tax-exempt bond proceeds will be used to construct the
217 space public parking garage.
The City will receive one-time land sale proceeds in the amount of $1,278,950. In
addition to land sale proceeds, the General Fund is anticipated to receive $63,000
annually from sales tax, business gross receipts tax, and utility user’s taxes.
ATTACHMENTS:
1. Proposals by Developers
2. Letter To Qualified Developers
3. Off-Site Public Improvements
4. Commitment Letter
5. Summary Report Pursuant to Section 33433 of the California Health and Safety
Code.
6. Public Notices
MOTION:
That the City Council:
City of Culver City, California
Agenda Item Report
1. Approve a Commitment Letter with Lab Holding LLC for the sale and
subsequent development of the northerly corners of the Washington Boulevard
and Centinela Avenue intersection for construction of a Market Hall project; and
2. Authorize the City Attorney and City Special Counsel to review/prepare the
necessary documents; and
3. Authorize the City Manager to execute the Commitment Letter on behalf of the
City, and to issue interpretations, waive provisions, enter into amendments on
behalf of the City, and to sign all such other documents and instruments
necessary to implement and carry out the agreement on behalf of the City in
such form as is reasonably acceptable to the City Manager.
NOTES:
|1010|The Agency and the City entered into a Cooperation Agreement dated January 15, 2011, as
amended on February 22, 2011 and March 7, 2011 (collectively the “Cooperation Agreement”). In
furtherance of the Cooperation Agreement and to achieve important public purposes, the Agency
has conveyed the Washington/Centinela property and other Agency-owned properties to the City
and has transferred the Agency’s cash accounts to the City to carry out the duties and obligations of
the Agency (without resulting liability to the City), devoid of relieving the Agency of its duties and
obligations to fulfill the goals and objectives of the Redevelopment Plan for Component Area No. 4.
|1010|Through an Agency agreement, Shell paid 100% of the cost to clean up the groundwater and soil
contamination. The L.A. County Regional Water Quality Control Board subsequently issued a
Polanco Redevelopment Act Closure Letter that provides immunity from liability to the Agency and
any subsequent buyer of the property. The northeast corner is now clean and ready to be
developed.
|1010|The Project is comprised of two sites of similar design that are constructed concurrently:
Site A: A market hall with high ceiling and/or mezzanine space comprised of approximately
21,250 square feet of building area on a 31,422 square feet parcel with public plaza frontage.
The remaining 21,600 sq. ft. will remain City property to construct the public parking structure.
Site B: Additional high ceiling and/or mezzanine market hall or other related retail/restaurant
uses comprised of 12,000 square feet of building area on a 19,736 square feet parcel with public
plaza frontage.
|1010|In order to address the high cost of Project parking, staff and the Agency’s financial consultant,
Keyser Marston Associates (KMA) recommend constructing an above grade parking structure at the
rear of the northwesterly site. KMA further believes the parking structure must be funded by the
Agency in order to make the Project financially feasible due to the soft retail and restaurant markets,
recovering financial markets and excessive cost to construct subterranean parking.
MEETING DATE: 01130/12
AGENDA ITEM: CITY COUNCIL AGENDA ITEM: Approval of a
Commitment Letter with LAB Holdings LLC for the sale of
City owned land located on the northerly corners of the
Washington Boulevard and Centinela Avenue intersection
for development of a Market Hall.
ATTACHMENTS
Item Description Pages
1 Proposals by Developers 1-29
2 Letter to Qualified Developers 30-31
3 Off-Site Public Improvements 32
4 Commitment Letter 33-38
5 Summary Report Pursuant to Section 33433 of the 39-49
California Health and Safety Code
6 Public Notices 50 LAB HOLDING, LLC
January 12, 2012
Sol Blumenfeld
Community Development Director
City of Culver City
9779 Culver Blvd.
Culver City, CA 90232
Re: Washington Centinella Markethall
Dear Mr. Blumenfeld,
Thank you for the opportunity to participate in this exciting project. As you are aware, we are currently
completing a Similar food hall type project in Anaheim. Our experience with design, operational logistics
and tenanting will dovetail perfectly with the Culver City project- are fully ingrained with the
culinary community that will populate this project and are prepared to immediately execute the City's
vision here. "
As outlined in our previous submittal, we believe LAB Holding is uniquely qualified to implement this
type of unique development and have a proven track record of doing so.
We understand that if selected we will be asked to serve as the fee developer for the City's portion of
the project which will include the public parking structure and associated site amenities/utilities and will
develop the remaining Market Hall as a private development We have had discussions with JRDV
Architects and are clear on the program that the City wishes to see developed here and it is our intent to
develop the Market Hall as required by the City on this property.
Our experience onthe Packing House in Anaheim has served as a model for our consideration of unique
infrastructure needs, health department requirements and other construction items that will ultimately
lead to a successful operation here. Our financial model takes these items as well as the current
tenanting environment into account. Based on our assumptions, we can execute a plan to create a long-
term sustainable asset for your community.
We are prepared to offer $1,278,950 for the private portion of this site.
Thank you for your consideration. We look forward to further discussion with you.
Chris Bennett
Director of Development Noveitther 2011
Thank you liw the tipporturrity to enter into initial discussion on the potential for this unique site.,
Sincerely,
Dear Culver City Projett Selection Committe:
The: cavo : City Maikethall project offers exactly the opportunitis our company thrives upon:
iconia structures central for inspiration ;. an architectural challenge to mix infill orgartiCallymTith: new
use:0,i , flelifnatuml environment in which to organize and plan a thriving community center as well
aS :Via* aid coMplithetgary retail reSident0, Our resume shows we are passionate about cornbining
'itomniunity. taittte 'dog tOttiMerce" and creating places of gathering, respectful of existing busi-
nesses and residenealneikhbothOod0. As "specialty" devekl.nrs, we specifically target creative chal,
leriges- and:•;:tcrept: only projects that :oitow a long term coml.-film-Lent to nurture and expand a project
within the local cornmur3ity.
We are well acquainted with the unique environment and culture of Culver City,
I am proud fo introduce our tean3,- present our experience, independent financial strength, as well as
our initial thoughts i:lbottt.developtnent for this Mar.ket Fla I
Chris Bennett
LAB liolding, LLC LAB Holding, LLC team (LAB) , is uniquely qualified to envision,
design, construct, program and operate the proposed 1Vlarke-
thall project.
With over 20 years experience in innovative retail and commercial
real estate, our success includes world renown retail centers, infill
development and planned eco friendly urban mixed use projects
with both restaurant and residential components. Most impor-
tantly, we are experienced in the long term operation and on-site,
hands-on management of all our projects. This is an important
commitmentto ourtenantswhich also reinforces community rela-
tionships and supports organic commercial growth.
Apart from any other developer, our experience encompasses
creating new business concepts, developing innovative venues,
and combining these opportunities with respected local opera-
tors for sustainable, growth-oriented seed businesses. This is a
revol utionarydeparturefrom formula in the commercial develop-
ment field where homogenized centers are built with national mall
chain tenants. The LAB team is in the business of specialization,
customization and community building.
The LAB'S history of creating unique specialty environments
aligns well with the qualifications required by this one of a
kind project. Our projects have remained true to the original
vision, achieved commercial success and have all received criti-
cal acclaim locally and internationally The Markethall Project
requires a developer with experience with infill develoopment,
city partnerships, creation of public spaces, community develop-
ment and most importantly an ability to operate this project to
ensure long term success. The LAB has a proven track record in
each of these critical areas.
Following is information on the proposed development team
as well as brief descriptions of key projects which the LAB team
envisioned, built and continues to operate and the similarities of
these projects to the Markethall Project.
The LAB team is currently wrapping up a similar project in Ana-
heim in June 2012 and will be prepared to take on this new proj-
ect if selected.
pagel DE lopment Entity
Full Legal Name:
• LAB Holding, LLC
The LAB team encompasses experience in taking vision-
ary plans and seeing them through to completion as well
as ongoing day to day operations. Our in-house team has
established experience in both implementing and operat-
ing projects similar to the Markethall proposal.
Type: In addition to ourcore staff,the LAB team has formed invalu-
able partnerships over the last decade with designers that
• California Limited Liability Corporation bring a wealth of unparalleled talent to this project. This
consolidated effort brings years of in depth experience
Contact: with similar projects as well as firms renown both nationally and
internationally.
Chris Bennett
714.966.6661
Each member of our internal and consultant team has devel-
oped a unique reputation of performance and implemen-
tation and will ensure that this project is not only at the
forefront creatively, but will be built with quality and in a
timely manner. All noted "collaborators" are committed to
the realization of the Culver City project via collaboration
between their firms and the LAB.
page2
4 SHAHEEN SADEGHI
Principal, LAB Holding, LLC
After almost 20 years building a highly successful career in
the retail and fashion industry, most recently as President of Qui-
ksilver (a $2 Billion global outdoor action sports and retail
company trading on NYSE), Shaheen has taken his international mana-
gerial and team building experience to an unconventional place.
With years of experience throughout the Far East and Europe com-
bined with his highly developed trend intuition, he has made
waves in the arena of retail and commercial real estate by creat-
ing highly successful niche marketing community centers. In
the last decade he has conceived, built and continues to operate
the revolutionary LAB retail project, CAMP green project,
SoBeCa mixed use urban project among others.
He has been a guest speaker at the Urban Land Institute, 'CSC, Ted Sell Conference, SIMA, Warnaco, Norte!
Communications, the Quest organization, consultant for Fortune 500 companies such as General Motors,
Volkswagon, McDonald's, Nestle, and
ma nyothers. Hewas invited to a global multi-industrytrend symposium in
Cap Ferret, France in 2005. Locally, he chaired the Bristol Overlay Committee, is currently a Chamber of Com-
merce board member, consistently listed in "the 0.C.'s top 101" and the L.A. fashion industry's "Top 25", and
recipient of the Hall of Fame award for Community Revitalization in Costa Mesa.
Shaheen is a graduate of Pratt Institute in NewYork City, with a B.A. in design and has completed the Harvard Busi-
ness School Executive Finance program in Boston.
CHRIS BENNETT
Director of Development, LAB Holding, LLC
Chris's experience began while working for the RRM
Design Group designing numerous master planned communi-
ties throughout CA. Contingent to that work was the design of
several downtown revitalization programs. Moving to TMC
Chris oversaw teams of master planners, architects, engineers
and landscape architects for the community projects of North
Peak (500 acre) and Liberty (3000 acres).
Since joining the LAB team, Chris has become instrumental in
furthering our foray into mixed use projects and expanding
liaisons with like minded creative City planning departments.
page3 L' ,A SADEGHI
COO, LAB Holding, LLC
As a partner since the inception of the LAB organization, Linda
has been instrumental in organically growing and supervis-
ing the operational departments.This involves hiring and training
specialty property managers, financial talent, marketing and
community relations personnel. Over the last decade the LAB
team has stood apart from conventional developers in cre-
ative marketing, interfacing with local artisans as well as the
communitythru custom oriented events, developing"branding"
of a real estate product, innovative advertising and promotion.
Through the last decade, im portant relationships have been nur-
tured with banking and financial institutions to enable growth
into additional markets.
Linda draws from her 20 years in management positions with an international fashion sourcing, production and
finance background, working for the likes of Catalina, Ocean Pacific, PCH, and for national accounts such as
Federated Dept. stores and Neiman Marcus. Linda graduated Pratt Institute in New York with a B.A. degree in
design.
Linda and her team bring business savvy and solid financial relationships to support the operations and ongo-
ing day to day functions of all our projects, along with the creative slant to maintain the integrity of our unique
product.
TRACY ANTOLIN
CFO, LAB Holding, LLC
With over 17 years in the financial field, Tracy brings a broad
knowledge of business accounting expertise to the LAB team.
Graduating from Cal State Fullerton with a BA in Accounting, Tracy
served as Purchasing Manager, Admin. Mgr. as well as Controller
before joining LAB Holding LLC as CFO. Tracy and her staff of
accounting professionals ensure direct responsibility of property man-
agement cash functions including collections, as well as budget
creation and management for promotional funds, CAM expenses
and reconciliations, as well as impound accounts. She is the contact
person for outside financial consultants, financial planners and tax
accountants. The CAMP
Anaheim Packing District
Description: Description:
Retail project focused on healthy and eco living. Markethall project
Lender and Amount: Lender and Amount:
Greenwich Capital Financial- $9.45M Current projected cost- $20M
Developer's Role: Role:
The LAB team built and operates the CAMP. LAB will be operator/developer of this project
The LAB
Description:
Retail project showcasing emerging talent in
local fashion and art community.
Lender and Amount:
Countrywide Commercial- $10.4M
Developer's Role:
The LAB team built and operates the LAB.
page7 Recognizing a trend toward healthy living and sensitivity to the environment,
LAB Holding, LLC was far ahead of the curve when they pioneered a green
retail center focusing on authentic and respected retailers specializing in products for outdoor enthusiasts. Unique in
serving an emerging niche customer base, The CAMP opened as the first"green" shopping center of its' kind in
urban Orange County in 2002, serving as both a focused retail campus and community educational center. Award winning
architecture featu res include certified redwood, indigenous landscaping, stormwater percolation system, grass
roof, herbal and rock sculpture gardens throughout. Customers can be certified in the dive pool, test mountain
bikes recommended by racing pros, eat organic food within an authentic yurt, do"hot"yoga, buy hiking equip-
ment with camping recommendations, purchase non-leather"vegan"shoes and share global cuisine and wine
on the rooftop terrace.
We believe the heart of any project is community interaction and The CAMP offers amenities such as chess
tables beneath the grapevines,"CAMPfi re" musical performances on various open air stages, travel and educa-
tional seminars, healthy cooking demonstrations,vintage trailer exhibition weekends,an organicfarmers market,
and even a hammock beneath the redwood trees. We developed a site specific"Co-op Kiosk" public gallery, show-
casing a rotation of local artisans who display photography, painting, ceramics, sculpture, jewelry and furniture
design. Working with local colleges, we offer the annual IDEAS scholarship (Inter Disciplinary Enriching the
Arts Scholarship) to encourage creative teamwork on outdoor installations incorporating community interac-
tion. Beyond financial statements and 100% leased status,The CAMP project is a commercial and social success as
demonstrated by national attention to its' unique focus on human powered sports, sensitivity to the environ-
ment and day to day community interaction and education.
PROJECT FACTS
SIZE: approx. 60,000 sq.ft.
LOCATION: Bristol St., Costa Mesa, CA
DATE STARTED/COMPLETED: 2001- 2002
QUALITY OF DESIGN: Winner, 0.C. Top Architectural Award, 2003
Winner, Costa Mesa Most Prestigious Project Award, 2003
Indigenous gardens designed by Spurlock Poirier, of
Getty Museum gardens fame
RETAIL TENANTS: Adventure 16, Patagonia, Cyclewerks, Active Ride
Shop, Humanitaire, Liburdi's Scuba Shop, Blankstyle, Bikram
Yoga
RESTAURANTS: Aire Global Cuisine, Old Vine Cafe, Native Foods
GALLERIES: Co-Op Kiosk
PROJECT VALUE: $95.5 Million
WEBSITE: www.thecarnpsite.com
page8 We will offer the following commonalities ,
kfound at the CAMP project to Culver City: sensitivity,
tobuildinga"green"orientedprojectuseofindigenousland-
scaping, creation of multiple, smaller venue public spaces, '
intimate open air stage areas for musical performances or
seminars,open airfirepit seating, use of minimal and nate,
ral sounds, multiple and non-competing retail uses, hand
chosen and merchandised unique restaurants operated
by local experts, co-op kiosk gallery, all focused on the
primary audience of environmentally conscientious resi-
ents.
Natural materials and a series of intimate
outdoor gathering spaces create a cairn
relaxed environment. :gun- way
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page11 The
In 1991, in the midst of a national retail slump and Orange County bankruptcy, Lab Holding, LLC invented the
concept of an "anti-mall"to serve urban youth dissatisfied with the homogenization of conventional malls. With
the help of Pompei A.D. architectural design firm out of New York City, the LAB (an acronym for Little Ameri-
can Businesses) retail center was born in 1993 out of the disarray of an abandoned military night goggle factoiy.
Materials removed from the redevelopment were reconstructed as walls and planters throughoutthe propertyto create
a"recycled"center. ltarose asa ground breaking indoor-outdoor venue of focused, complimentary non-chain retailers
and custom designed restaurants to serve the demands of today's youth culture. Now nearly 15 years old, the LAB
continues to garner international press for its'originality and focus, and boasts up to 51,200./sg.ft.. in retail sales
just a short distance from South Coast Plaza, the most successful mall in the country with reported sales per sg.ft.
of $850. (an "average" American mall would garner about $450./sg.ft.).
The purposefully designed LAB"Living Room", an open air central courtyard, invites customers to"hang out"with
music, magazine stand, community table, couches and serves as the "beating heart" of the center. Weekends
often include musical performances, poetry readings and seasonal community events.Art installations and furni-
ture design change reg ularlythroug hout the project, stimulating the senses of this young-at-heart customer base.
This has included wall paintingsand poetrywritings, ceiling artinstallations, communitytable graphics, temporary
sculptures, ongoing community art projects such as the "tile wall" or group collage events on the central prom-
enade. An annual LAB CD compilation, featuring local musicians, is distributed free to LAB customers. LAB tee
shirts and stickers are must haves.
The LAB is a resounding success, both commercially as well as socially, as evidenced by sales per sg.ft., new tenant
waiting list, and awards by local and state authorities for contributions to community revitalization as recently as
April 2006.
PROJECT FACTS
SIZE: approx. 40,000 sq.ft.
LOCATION: Bristol St., Costa Mesa, CA
DATE STARTED/COMPLETED: 1992
QUALITY OF DESIGN: Adaptive reuse of three existing manufacturing
buildings with eclectic front scaffolding nesting colorful
light domes, intentional "deconstructed" look, recycled
RETAIL TENANTS: Urban Outfitters, Thousands Elsewhere, Crew Salon, Habit,
EyeFive, Buffalo Exchange, Harlow, Great Laundry, ARTH
Blends, Carve, Standard Issue
EXCLUSIVE RESTAURANTS: Gypsy Den Café and Reading Room, Habana Cuban
Cuisine, Zipangu Japanese Fusion Lounge
GALLERIES: The ARTery
PROJECT VALUE: $20 Million
WEBSITE: www.thelab.com
page12 The Living Room is an outdoor canvas
redesigned yearly with new installations,
art, and furniture.
Changing elements in the architecture
keep the experience fresh
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Fr -Om-the LAB project to Culver City, we intend to carry forward the LAB "living
room" human comfort concept to the park features. We will create a sense of
community and incorporate art to make a project stimulating and interest-
ing to patrons of the arts. We will duplicate the open air public art spaces for ever -
changing installations and community interaction. As always, we will plan for
intimate public performance or exhibition spaces.
page 13
Artists were used in every aspect of
the Lab's construction
iS The lab
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page15 In 1991, in the midst of a national retail slump and Orange County bankruptcy, Lab Holding, LLC invented the
concept of an "anti-mall"to serve urban youth dissatisfied with the homogenization of conventional malls. With
the help of Pompei AD. architectural design firm out of New York City, the LAB (an acronym for Little American
Businesses) retail center was born in 1993 out of the disarray of an abandoned military night goggle factory. Mate-
rials removed from the redevelopment were reconstructed as walls and planters throughout the property to create a
"recycled"center. Itaroseasa ground breaking indoor-outdoor venue of focused, complimentary non-chain retailers
and custom designed restaurants to serve the demands of today's youth culture. Now nearly 15 years old, the
LAB continues to garner international press for its'originality and focus, and boasts up to $1,200./sq.ft.. in retail
sales just a short distance from South Coast Plaza, the most successful mall in the country with reported sales per
sq.ft. of $850. (an "average" American mall would garner about $450./sq.ft.).
The purposefully designed LAB "Living Room", an open air central courtyard, invites customers to "hang out" with
music, magazine stand, community table, couches and serves as the "beating heart" of the center. Weekends
often include musical performances, poetry readings and seasonal community events. Art installations and fur-
niture design change regularly throughout the project, stimulating the senses of this young-at-heart customer
base. This has included wall paintings and poetry writings, ceiling art installations, community table graphics,
temporary sculptures, ongoing community art projects such as the"tile wall"or group collage events on the cen-
tral promenade. An annual LAB CD compilation, featuring local musicians, is distributed free to LAB customers.
LAB tee shirts and stickers are must haves.
The LAB is a resounding success, both commercially as well as socially, as evidenced by sales per sq.ft., new
tenant waiting list, and awards by local and state authorities for contributions to community revitalization as
recently as April 2006.
PROJECT FACTS
SIZE: approx. 40,000 sq.ft.
LOCATION: Bristol St., Costa Mesa, CA
DATE STARTED/COMPLETED: 1992
QUALITY OF DESIGN: Adaptive reuse of three existing manufacturing
buildings with eclectic front scaffolding nesting colorful
light domes, intentional "deconstructed" look, recycled
RETAIL TENANTS: Urban Outfitters, Thousands Elsewhere, Crew Salon, Habit,
EyeFive, Buffalo Exchange, Harlow, Great Laundry, ARTH
Blends, Carve, Standard Issue
EXCLUSIVE RESTAURANTS: Gypsy Den Café and Reading Room, Habana Cuban
Cuisine, Zipangu Japanese Fusion Lounge
GALLERIES: The ARTery
PROJECT VALUE: $20 Million
WEBSITE: www.thelab.com
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