Monthly Archives: November 2016

Studio One Eleven Promotes Moiri Fleming

moiri-picStudio One Eleven is excited to announce the promotion of Moiri Fleming to Project Design Director. Moiri Fleming has been responsible for leading design efforts on various landscape studio projects including most recently The Oaks School, Paramount Blvd. Urban Revitalization, Del Mar Highlands Expansion, The Lot Ctyd and 495 Promenade, Long Beach.  She is a very talented designer with the technical ability to realize landscapes for challenging and wide-ranging project types.  Since joining Studio One Eleven in April 2015, Moiri has been instrumental in further developing landscape design standards, presentation graphics and 3D renderings. Her previous experience includes working for Tichenor & Thorp Architects, Van Atta Associates and Farmscape Gardens. Moiri received her Bachelor of Science in Landscape Architecture from Temple University, is a registered Landscape Architect in the State of California and has over 10 years of diverse design experience.

Studio One Eleven Promotes Three of its Staff

Studio One Eleven is proud to announce the promotions of three of its dedicated staff members. Our people are committed to creating more vibrant communities. Studio One Eleven’s philosophy is to work on projects that have economic, social and environmental benefits to create a more humane and sustainable whole. We are pleased to recognize the work of these three individuals towards Studio One Eleven’s common goal, and excited for them to assist in leading the future of the studio.


Reed Suzuki, Design Manager, Associate

Reed Suzuki is a Design Manager at Studio One Eleven currently focusing on residential/mixed-use developments.  He also has experience on numerous projects types such as institutional, commercial, and adaptive reuse.

Reed’s residential experience includes recent work as a project designer/job captain for the Domain Apartments, a 166-unit mixed-use development in West Hollywood, as well as the Glendale Arts Colony, a 70-unit affordable housing project with a priority to artists.  His commercial experience includes work on La Brea, a 110,000-square-foot adaptive reuse of a former printing facility in Los Angeles. He leads many of our recruiting efforts at campuses and recently was a guest speaker at Orange Coast College.



Brad Leeds, Senior Project Manager, Associate

Brad Leeds has 17 years of broad experience in multi-family and mixed-use housing.  As a licensed architect, he knows the importance of great design and the proactive, engaged process that is required to realize it.

As Project Director, Brad led the effort to complete the construction documents and obtain the building permit for the Glendale Arts Colony Apartments project, which is currently under construction and scheduled to be complete by the end of the year.  He is also responsible for 101 Alamitos, a mixed use development in downtown Long Beach scheduled to break ground early next year. Prior to joining Studio One Eleven, he was Senior Associate and Project Manager for GMPA Architects for over six years where he specialized in housing projects for private developers.  His previous experience in retail, institutional and civic projects has helped to inform his housing experience and provide creative solutions to housing challenges.



Tobin White, Project Manager, Associate

Tobin White, AIA, is a Project Manager for Studio One Eleven with over 10 years of experience in urban design, mixed-use and community projects. Tobin is responsible for managing multiple projects, including re-use and mixed-use projects, Bay Street and Domain. He was responsible for the Roost, an adaptive re-use retail development in Santa Ana acknowledged by the Orange County ULI as one of the most creative developments in their chapter. He is also managing another adaptive reuse development for LAB Holding LLC in Anaheim called Leisure Town that will include a Modern Times Brewery. Tobin received his Bachelor of Arts in Architecture from Columbia University, New York, NY. Since then he has become a registered architect in the state of California and is a member of the American Institute of Architects.

We offer our most sincere congratulations to Reed, Brad and Tobin for their exemplary work.

Analyzing Retail Streets: Second Street in Belmont Shore

By Alexandra Burkhardt, Designer and Research Analyst for Studio One Eleven

For more than five years, Studio One Eleven has been analyzing Long Beach’s Second Street in Belmont Shore to better understand what makes a thriving retail corridor. Second Street is considered the most successful retail street in Long Beach, thus making it an excellent case study for how to create and maintain a prosperous retail environment and valued shopping experience.

As opposed to present zoning regulations, much of the original zoning that helped Second Street succeed – dense structures, mixed-use development, less intensive parking standards – would be impossible to implement today. In our study, we outline how Second Street maintains its thriving retail environment, explore the challenges facing the area and offer analysis to lay the groundwork for continued successful development.

second-street-image-page-11Much of what makes Second Street so successful is its accessibility. Relatively convenient parking, frequent bus transit, newly-added bike sharrows, calm traffic speeds and synchronized lights allow those on foot, bike and car to travel safely in unison. Short block lengths and wide sidewalks help pedestrians navigate Second Street with comfort and ease, simultaneously creating an engaging pedestrian experience. Of the 154 ground floor businesses, thirty-five percent provide outdoor seating and dining areas – far more than other retail streets of its kind. Additionally, Second Street’s ground floor retailers are fifty percent neighborhood-oriented and fifty percent destination-oriented, allowing Second Street to serve the local community and the greater Southern California area equally.

The neighborhoods that surround Second Street have supported its shops for decades. While the population density is similar to the City of Long Beach, the housing density and income are significantly higher. The wealth of these neighborhoods helps support the retail environment of Second Street, and in return, many “Mom and Pop” shops on the street are invested in creating a fun and unique retail experience.



However, Second Street is not without challenges. Business owners and residents often disagree on parking – an issue both sides must work together with the City to address. Additionally, shifting economic pressures have created challenges and increased rents have made it difficult for independently-owned shops and local businesses. Therefore, maintaining a healthy balance of local and non-local retailers – and preventing syndicates from buying up buildings from local families that someday subsidize rents for popular key tenants – appears vital for the continued success of Second Street.

The street’s physical structure has accommodated changing market demands. Its character, scale, and accessibility offer locals and visitors an experience other shopping destinations lack. With the rise of discount retailing and online shopping, traditional department stores and enclosed malls will continue to decline and retail will continue to evolve into smaller high tech, high touch shops. However, the unique experience of retail destinations like Second Street will continue to thrive. Whether society is being driven by virtual and visceral shopping demands or a desire to be immersed in quality food and beverage environments, Second Street will continue to provide a shopping experience uniquely its own.

Click here to view Studio One Eleven’s full report on analyzing Second Street.