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Venice Update

News of Venice, CA and Marina del Rey CA

ImagineVenice.org Owner Calls for Moratorium

Elaine Spierer of ImagineVenice.org is calling for a moratorium on all commercial change-of-use permits if 2014 parking requirements are exempt. ImagineVenice.org is co-written by Elaine Spierer and Marian Crostic.

“Only if they meet 2014 parking requirements should a permit be issued,” she emailed. “It is only in recent years that permits have been given for commercial change-of-use permits utilizing phantom parking spaces they call ‘credits.’” See Comments.

Update concurs. Update cannot get car in phantom space.

What is Phantom Parking? Murez Answers—Credit and In-Lieu

Parking! Parking! Parking! Parking is the name of the game in Venice. It is definitely a hot topic of conversation in this town busting with visitors. Some business owners are trying to solve the shortage with mechanical parking structures. Many residents seek city parking structures. But where does Phantom parking fit in?

Phantom parking means one, if qualified, can open a business without parking and bloat residential and commercial neighborhoods with his customers. Not too compatible a situation. Many ask: “Why doesn’t that place have parking?”

Update has been concerned and not knowledgeable. So Update asked Jim Murez, who is on the Land Use and Planning Committee (LUPC) and is running for chair what all this “phantom” parking really is and why we have it. Phantom parking is “credit” and “in-lieu” parking. The following are his answers.

What is credit parking?
An existing project with a non-conforming use under today’s municipal code; where the parking requirements at the time the project was constructed were more relaxed than today’s standards; the net result being that the project may continue to operate with a credit of any shortfall due to the code revisions that have occurred after original project approval.

An example: A project was approved as a Retail Use in 1940 and was required to provide zero parking at the time. Parking requirements were not introduced into the municipal code until the 1970’s (and in Venice where the standards are double that of Los Angeles only became in effect in 1988). Today that same project in Venice would be required to provide one stall for every 225 Sq. Ft. of floor area. In this example, if the building provided 1000 Sq. Ft. of floor area, under today’s standards 4 stalls (1000 / 250 = 4) would be the parking requirement. Therefore, to preserve the properties owners’ rights and not force the building to be condemned due to lack of parking, they receive four credits.

In-Lieu Parking
This topic raises a larger discussion about In-Lieu parking which also ties back to the Venice Specific Plan and the other concept of Adaptive Reuse. In-Lieu parking is the concept that a property may purchase the right to not provide onsite stalls. The concept is a good one which has been horribly implemented by our City. Unlike the working in our Coastal Commission Certified Land Use Plan, the City in creating our Specific Plan dropped some of the most important wording – the cost was tied to a 1988 rate for construction and omitted the part about land value. In 2011 while I was Chair of the VNC Parking Committee, I introduced a working paper that called the City to re-evaluate this concept. In 2012 the City undertook the task and published an official report that basically endorsed what I had been saying for many years – to cheap and nothing was actually getting built with the funds that had been collected.

The concept of Adaptive Reuse, as defined by our Land Use Plan and the Venice Specific Plan, encourages developers to not demolish the existing structures but rather offers incentives to allow them to use what is existing today. Others might include being able to encroach into the Public Right-of-Way along Windward Av in the first block to the beach where the historic Arched Colonnades cover the sidewalks. Parking credits and In-Lieu credits are two of these incentives.

LUPC to Hear Three Wednesday

Land Use and Planning Committee (LUPC) will hear three cases Wednesday (16 April) starting at 6:45 at Oakwood Recreation Center, 767 California Ave.

LUPC will hear 750 California, a small lot subdivision; 320 Sunset, which wants a change of use, a restaurant, a bakery, full liquor approval and off-site sales of beer and wine, and 1212 Electric, which wants to demolish a duplex and build a single-family home and duplex with a reduced setback request.

There will also be public comment regarding 34 24th Avenue.

What’s Going Up in Venice

The following table is a list of the projects for Venice area.  This table was put out by Kenny Hargrove, administrative assistant to Venice Neighborhood Council. 

ZA-2014-972-CEX 246  S  3RD AVE   90291 NEW POOL AND SPA CEX-COASTAL EXEMPTION DANIEL NOVALES NOVALES POOL AND SPA (818)894-0258
ZA-2014-1032-CEX 1146  S  ABBOT KINNEY BLVD  90291 Venice COASTAL EXEMPTION (SINGLE JURISDICTION) TO ADD A 100 SQUARE FOOT OUTSIDE PATIO CEX-COASTAL EXEMPTION STEPHEN VITALICH (310)474-1616
ENV-2014-1112-CE 2404  S  BOONE AVE   90291 Venice DEMOLITION OF AN EXISTING SFD AND CONSTRUCTION OF NEW 2-STORY SFD. CE-CATEGORICAL EXEMPTION ROBERT THIBODEAU (310)452-8161
ZA-2014-1111-CDP-MEL 2404  S  BOONE AVE   90291 Venice DEMOLITION OF AN EXISTING SFD AND CONSTRUCTION OF NEW 2-STORY SFD. CDP-COASTAL DEVELOPMENT PERMIT ROBERT THIBODEAU (310)452-8161
AA-2014-1086-PMLA-SL 672  E  BROOKS AVE   90291 Venice 2 SMALL LOT SUBDIVISION PMLA-PARCEL MAP KAMRAN KAZEMI (424)832-3455
ENV-2014-1087-EAF 672  E  BROOKS AVE   90291 Venice 2 SMALL LOT SUBDIVISION EAF-ENVIRONMENTAL ASSESSMENT KAMRAN KAZEMI (424)832-3455
ZA-2014-1088-CDP-ZAA-MEL 672  E  BROOKS AVE   90291 Venice 2 SMALL LOT SUBDIVISION CDP-COASTAL DEVELOPMENT PERMIT KAMRAN KAZEMI (424)832-3455
DIR-2014-1012-VSO-MEL 431  E  GRAND BLVD  90291 Venice CONVERT TWO DUPLEXS INTO ONE SFD AND ADD A SECOND FLOOR VSO-VENICE SIGNOFF RAY MAIELLO  (310)490-5623
DIR-2014-1009-VSO-MEL 1608  S  OAKWOOD AVE   90291 Venice CONVERT DUPLEX TO SFD VSO-VENICE SIGNOFF RANA HAUGEN CORE (310)463-5169
DIR-2014-1120-VSO-MEL 521  E  ROSE AVE   90291 Venice DEMO BUPLEX AND CONSTRUCT A NEW DUPLEX VSO-VENICE SIGNOFF JOHN REED (310)393-9129
AA-2014-1082-PMLA-SL 665  E  VERNON AVE   90291 Venice 2 SMALL LOT SUBDIVISION PMLA-PARCEL MAP KAMRAN KAZEMI (424)832-3455
ENV-2014-1083-EAF 665  E  VERNON AVE   90291 Venice 2 SMALL LOT SUBDIVISION EAF-ENVIRONMENTAL ASSESSMENT KAMRAN KAZEMI (424)832-3455
ZA-2014-1084-CDP-ZAA-MEL 665  E  VERNON AVE   90291 Venice 2 SMALL LOT SUBDIVISION CDP-COASTAL DEVELOPMENT PERMIT KAMRAN KAZEMI (424)832-3455

LUPC Cancelled for 1st Wednesday; Projects to be Heard 16 April

The first Wednesday’s Land Use and Planning Committee (LUPC) “Special” meeting was cancelled late Wednesday. Scheduled cases will be heard 16 April.

LUPC meets first and third Wednesdays of each month at 6:45 at the Oakwood Recreation Center, 767 California.

Jake Kaufman, chair of the committee, had scheduled a “Special” meet for Wednesday (2 April) requiring only 24-hour notice. Normally, 72 hours is required.

“At the 72-hour window, we did not have enough information clarified/available to post the meeting properly,” wrote Kaufman.  “This Special meet allowed the community to jumpstart the discussions on 320 Sunset and also work through the other cases (also freeing up our next meeting for additional cases).”

LUPC to Hear Three Projects

Land Use and Planning Committee (LUPC) will hear the following three projects today (Wednesday) at 6:45 pm,  Oakwood Recreation Center, 767 California Ave. There is to be a special meeting of the Venice Neighborhood Council 8 April and 320 Sunset will be heard and one would assume 750 California would be too.  Electric’s status is unknown at this time.

750 California– single lot subdivision for two detached single family dwellings with four parking spaces.  This will also be heard 9 April 2014, 9:30 am, Los Angeles City Hall 200 N. Spring St, Room 1050.  Contact is Kevin Golden, 213-978-1396.

1212 Electricbuild a single family dwelling and a duplex with a reduced setback request.

320 Sunset–The following is a reprint from a previous Update.

Will it be bagels and beer a go-go at Sunset?

d.  320 Sunset

Both the Venice Neighborhood Council (VNC) Land Use and Planning Committee (LUPC) and the Zoning Administrator  have heard 320 Sunset. There was a problem with the motion that was made at LUPC so 320 Sunset has to return.

The zoning administrator is holding the project open until she hears from the Venice Neighborhood Council.  It heard comments but only mentioned that applicant kept adding uses. The VNC is holding a special meet 8 April and this may be on their list.  It has not been scheduled as of yet.

The project appears to have started as a bakery and evolved into a restaurant with a sit-down area inside and an outdoor patio.  Then onsite sale of a full line of alcohol was added in addition to off-site sales.

Parking was a major concern.  Using the planning formula of 65/35 for just the building, the applicant should provide approximately 35 parking spaces.  Applicant claimed he had 20 parking credits and had leased the lot next door.  His claim is that he can get trash, bike racks, and 25 cars on lot.  LUPC said the lot had to be tied to the restaurant.

In addition to lot tie, LUPC said hours for bakery were to be 6 am to midnight; hours for patio to be 8 am to 9 pm Sun-Thu and 8 am to 10 pm Fri and Sat.  Patio is located across a 15-foot alley from residential use. Bakery product shipping was limited to 6 am to 6 pm daily.

Off-site sale of liquor was limited to beer and wine with the sale of food to go. Thus it truly would be bagels and beer a go-go at Sunset.

For details go to cityhood.org.

Three Washington Blvd Pot Shops Gone

Three marijuana shops between Oxford and Marr on south side of street are gone. The one at 730 Washington was targeted last year by City Attorney’s office. The other two were within 1000 feet of a school.

Two Restaurants Seek Alcohol CUP

Piccolo Ristorante
Hearing for Piccolo Ristorante, 5-7 Dudley,  conditional use permit, beverage (CUB) will be 17 April, 10:30 pm West LA Municipal Bldg, 1645 Corinth Ave.  Comments can be sent to JoJo Pewsawang, JoJo Pewsawang@lacity.org, 213-978-1214.  Reference  ZA2014-0107(CUB).

Piccolo Ristorante is seeking a full line of alcoholic beverage for on-site consumption.  Restaurant is 1664 square feet with 40 exterior seats.  They plan live entertainment.  Proposed hours of operation are 5:30 pm to 10:30 pm Sunday thru Thursday and 5:30 pm to 11 pm Friday and Saturday.

Ruth’s Chris Steakhouse
Ruth’s Chris Steakhouse, 13455 Maxela Ave, will be heard 9:30 am, Wednesday (2 April) at Los Angeles City Hall, 200 North Spring Street, Room 1020, Los Angeles, 90012.

Restaurant wants a full line of alcoholic beverages in conjunction with a new 10,065 square-foot  (9,145 indoor; 920 outdoor) restaurant and bar with hours of 11 am to 1 am.  The restaurant plans a total of 324 seats, 268 indoor and 56 outdoor, and will provide a total of 906 shared parking spaces.

Comments can be sent to Jenna Monterrosa, 213-978-1377, jenna.monterrosa@lacity.org.  Reference ZA2014-0186(CIB)(CU).

SOV Catches Date Conflict; LUPC Cancelled

Someone from Spirit Of Venice (SOV) notified LUPC and VNC that the Town Hall meet schedule for Venice High School, 26 March conflicts with LUPC meet scheduled for 26 March.

Latest is that LUPC is cancelled but doesn’t have a special date other than the regularly scheduled first and third Wednesdays of the month.

Will it be bagels and beer a go-go at Sunset?

 320 Sunset
Both the Venice Neighborhood Council (VNC) Land Use and Planning Committee (LUPC) and the Zoning Administrator heard 320 Sunset within the last week.

The zoning administrator is holding the project open until it hears from the Venice Neighborhood Council. It heard comments but only mentioned that applicant kept adding uses.

The project appears to have started as a bakery and evolved into a restaurant with a sit-down area inside and an outdoor patio. Then onsite sale of a full line of alcohol was added in addition to off-site sales.

Parking was a major concern. Using the planning formula of 65/35 for just the building, the applicant should provide approximately 35 parking spaces. Applicant claimed he had 20 parking credits and had leased the lot next door. His claim is that he can get trash, bike racks, and 25 cars on lot. LUPC said the lot had to be tied to the restaurant.

In addition to lot tie, LUPC said hours for bakery were to be 6 am to midnight; hours for patio to be 8 am to 9 pm Sun-Thu and 8 am to 10 pm Fri and Sat. Patio is located across a 15-foot alley from residential use. Bakery product shipping was limited to 6 am to 6 pm daily.

Off-site sale of liquor was limited to beer and wine with the sale of food to go. Thus it truly would be bagels and beer a go-go at Sunset.

For details go to cityhood.org.