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Venice Update

News of Venice, CA and Marina del Rey CA

VNC Denies Developer; One Building Built and Sold

Before

Before

 

After

After

By Angela McGregor

At the most recent VNC Board meeting, two projects from developer Thomas James Capital were discussed. The first was a single family home at 2819 Grayson. The original permit obtained in November, 2015, from the City of Los Angeles described the following project: “A 2-story addition to an existing 832 square foot 1-story single family home”, adding 2438 square feet to the original structure and maintaining at least 49 percent of the original structure.

Based upon this description, the City of Los Angeles issued a Coastal Development Permit (CDP) exemption and also a building permit, at which time demolition commenced. In March, the Coastal Commission received a request for an appeal to the exemption, due to the fact that the scale of the project was clearly beyond that described in the original permit and the original structure had been entirely demolished (see: https://documents.coastal.ca.gov/reports/2016/4/th17e-s-4-2016.pdf).

The Coastal Commission sided with the appellants, and denied the exemption, stating: “the fact is that most of the entire structure, with the exception of some of the wood framing, has been demolished. Thus, there is no existing structure to “add on” to or improve, which as a result, invalidates the exemption.”

The Coastal Commission then revoked the City’s permit, and yet the work continued. Sadly, not only had the original structure been demolished, but a massive tree in front of the property containing a hawk’s nest was also taken down illegally and improperly. The new home constructed on the property in apparent defiance of this stop-work order was sold in late August for $3.5 million (see: https://www.redfin.com/CA/Los-Angeles/2819-Grayson-Ave-90291/home/6734845).

The motion on the VNC’s agenda recommended the CDP approve the project with maximum fines (which could total up to $1.63 million), and that those fines be imposed on the developer and not the current homeowner. Jim Murez argued in favor of this option, since in his opinion, based upon numerous conversations with all involved parties, the permitting process was deeply flawed and the developer contended that the City had never notified them of the stop work order issued by the Coastal Committee. Furthermore, the Coastal Committee found the size, mass and scale of the development to be in keeping with the rest of the neighborhood, implying that they would have approved the development had it gone through the appropriate legal process. The Coastal Committee recommended, therefore, that the developer “pay off” the community with a large donation to a local non-profit, since the City would not likely fine the developer, anyway.

Board President Ira Koslow disagreed, and stated that the developer and/or architect clearly received a stop work order and chose to continue the work, and that there appeared to be collusion to do so between the occupant and the developer. He felt the Board should deny the motion to approve the development and send a strong message to developers in Venice — “no cheating!”. This motion was amended to include the recommendation of maximum fines, and passed 12-2-2.

The second project from this developer on the Board’s agenda was 213 Ruth Avenue. The motion on the agenda recommended denial of the project for similar reasons to the previous project: lying to neighbors regarding the existence of plans and ignoring stop work orders from the Coastal Commission. Also, they found the project not to be in keeping with the mass, scale and character of the neighborhood. This motion passed, 15-0-1.

During the discussion of these issues, a couple of broader points were brought up:

1) The VNC Board should have more authority over tree removal. The tree removed in front of 2819 Grayson was described as an important, heritage tree whose loss (ostensibly, to repair the sidewalk) was deeply mourned by the neighborhood.

2) The loophole used by this developer to bypass Coastal Commission approval is one widely used by many developers in Venice, who, under the pretense of retaining “49%” of the existing structure will often leave a single wall (or less) and proceed with development that, in fact, required a CPD.   In fact, several public speakers pointed out that there are more developments from this particular developer in the pipeline which will come up at future VNC Board meetings which use similar tactics.

All motions on the general consent calendar were passed without dissent, including the motion for the Holiday Reunification Program made by the Homeless Committee.

L.A. Department of Public Works President Kevin James made gave a 20 minute presentation on the Department’s ongoing projects, including fixing L.A.’s broken sidewalks and streets. To request service, dial 311 or use the LA311 app.

 

Planning

749 Oxford will be heard by the zoning administrator 5 December, 12:30 pm, West Los Angeles Municipal Building, 1645 Corinth Ave.

Owner wants to remodel and add to a two-story, 833 square-foot, single family dwelling. This will consist exterior and interior improvements with a two-story, 766 square-foot addition. The project will maintain an existing detached two-car garage.

Comments and questions can be addressed to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org. Reference: DIR-2016-2578-CDP.

127 Via Marina will be heard 5 December, 12 pm, West Los Angeles Municipal Building, 1645 Corinth Ave.

Owner wants to construct a four-story, 4,784 square-foot, single-family dwelling with a basement level containing habitable area and an attached three-car garage on a vacant residential lot. Owner also wants side yards to be 3,5 feet instead of the required 6.5 feet.

Comments and questions can be directed to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org. Reference: ZA-2016-2771-ZAA

1519, 1521, and 1525 Abbot Kinney Blvd will be heard at 5 December, 11:30 pm at West Los Angeles Municipal Building, 1645 Corinth Ave.

Owner wants to construct a three-story, 35-foot-tall, 9,254 square-foot, mixed-use development consisting of two artist-in-residence units. There will be 2,133 square feet of ground floor for retail use and a 1,405 square-foot ground floor restaurant comprised of 473 square feet of Service Floor Area on two lots currently developed with a surface parking lot. The project includes two subterranean parking levels providing 42
parking spaces.

Comments and questions can be addressed to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org. Reference DIR-2015-2998-CDP-SPP-MEL

Planning

835 Brooks will be heard 7 November at 10:30 am at the West Los Angeles Municipal Building, 1645 Corinth Ave, 90025.

Owner wants to convert an existing two-story, three-unit multiple-family dwelling (triplex) into a single-family residential dwelling, interior and exterior improvements to the structure, as well as the construction of a new accessory building with a two-car garage on the ground level and a new dwelling unit above (replacement affordable unit), located in the single permit jurisdiction area of the Coastal Zone.

Comments and questions can be addressed to D. Solaiman Tehrani, (213) 978-1193, David.solaiman-tehrani@lacity.org. Reference: DIR-2016-1144-CDP-MEL

45 North Venice Blvd will be heard 7 November, 1:30 pm at West Los Angeles Municipal Building, 1645 Corinth Ave, 90025.

The applicant seeks a Zone Change to modify the Permanent “Q” Qualified Conditions as regulated by Ordinance No. 164,235, to allow a change of use from art gallery to office, general retail, joint living and work quarters, art gallery, and another uses consistent with the neighborhood character. No new construction is proposed. The subject request is to allow modifications as it pertains to the existing art gallery use. The “Q” Condition stipulates that the subject property shall be used “exclusively for an art gallery and associated uses” and also limits hours of operation. Due to the specific use and operational constraints contained within the “Q” conditions, the applicant is requesting a zone change to amend Ordinance No. 164,235 by removing the specific land use restrictions and limited hours of operation. The zone change requested will not change the underlying zoning, as it will remain [T][Q]C1.5-1-O-CA, and any future changes to the site would be processed under all applicable rules and regulations of the City of Los Angeles Municipal Code (LAMC) in effect at that time.

After the hearing, the Hearing Officer will prepare a report, including a recommendation, which will be considered by the West Los Angeles Area Planning Commission at a later date.

Comments and questions can be addressed to Jason Chan, 213-973-1310, Jason.Chan@lacity.org. Reference: APCW-2015-4392-ZC-C

938 Amoroso Place will be heard 1 December, 10:30 am at 1645 Corinth Ave, 90025.

Owner wants to do an addition to an existing one-story 948 square foot single-family dwelling and 198 square foot detached garage, to create a two-story 28-foot tall 2,482 square foot single-family dwelling with attached 356 square foot garage located in the single permit jurisdiction area of the Coastal Zone.

Owner is asking for a 0 rear yard setback in lieu of the required 15-foot setback.

Comments and questions can be addressed to Jason Chan at 213-978-1310, Jason.chan@lacity.org. Reference ZA-2014-4641-CDP-ZAA-SPP-MEL

November Planning

 

701 Indiana will be heard at 11 am,   21 November at West LA Municipal building, 1645 Corinth Ave.

Owner wants to construct a new 2-story, 2,112 square-foot dwelling unit with a second-story terrace and an attached 2-car garage that is attached to the rear of an existing one-story single-family dwelling, all providing five parking spaces.

Comments and questions may be addressed to Juliet Oh at 213-978-1186, juliet.oh@lacity.org.

2000 Oakwood will be heard at 10 am, 21 November at West LA Municipal building, 1645 Corinth Ave.

Remodel and add to a one-story, 1,015 square-foot single-family dwelling 17.25 square feet on ground floor and a new 1,322 square-foot second floor

with a 132 square-foot balcony; the project would provide a total of four parking spaces. 

Comments and questions may be addressed to Juliet Oh at 213-978-1186, juliet.oh@lacity.org.

 

Planning

2812, 2814, 2816, 2818 S. Grand Canal will be heard 7 November, 11:30 am at West Los Angeles Municipal Building, 1645 Corinth Ave 90045

Owner wants to demolish a four-unit, multi-family residential structure and with two detached garages and construct a three-story, 4,632 square-foot, single-family dwelling with an attached two-car garage and a new swimming pool and spa; three parking spaces provided onsite.

Comments and questions can be addressed to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org.

1509 Cabrillo Ave will be heard 21 November at 10:30 am, at West LA Municipal Building, 1645 Corinth Ave, 90045

Owner wants to construct a 1,617 square-foot addition to join an existing 1,429 square-foot two story single-family dwelling at the front of the property and an 819 square-foot one-story single-family dwelling at the rear of the property and the convert a 791 square-foot portion of the rear dwelling into an attached three-car garage All this results in a 3,074 square-foot, three-story duplex with roof deck and a 791 square-foot attached three-car garage, all on a 3,825 square-foot lot within the Single Jurisdiction Area of the California Coastal Zone.

Comments and questions can be addressed to Kenton Trinh, 213-978-1290, Kenton.Trinh@lavcity.org.

1715 Pacific Ave will be heard at 10:30 am, 7 November at West LA Municipal Building, 1645 Corinth Ave, 90025.

Owner wants a Conditional Use Permit to allow the continued sale and dispensing of beer and wine for on-site consumption for an existing 996 square foot restaurant with 16 indoor seats and with a 240 square-foot front patio with 24 seats and a 456 square foot back patio with 36 seats with hours of operation from 10 am to 2 am daily.

Owner wants to allow existing restaurant to operate from 10 am to 2 am daily in lieu of the maximum 7 am to 11 pm.

Comments and questions can be directed to Zuriel Espinosa, 213-202-5474, ziriel.espinosa@lacity.org.

Planning

514 Santa Clara Ave will be heard by zoning administrator 7 November at 10 am, West Los Angeles Municipal Building, 1645 Corinth.

Owner wants to demolish a duplex and construct an approximate 4,811 square-foot, three-story, single-family dwelling with an attached two-car garage. The project proposes a total of two covered and one uncovered on-site parking spaces and a maximum building height of 30′-0″ in the single permit jurisdictionarea of the Coastal Zone.

Planning

110 and 112 Paloma Ave will be heard 27 October, 9:30 am, West LA Municipal Building, 1645 Corinth.

Owner wants to construct a 3,939 square-foot, two-story, 28 feet-in-height, single-family dwelling with a basement containing 1,664 square feet of habitable area and a rooftop deck on a vacant 2,732.4 square-foot residential lot; two required parking spaces are provided off site at 111 E. Sunset Avenue.

Comments may be sent to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org.

111 Sunset Ave will be heard 27 October at 10 am, West LA Municipal Building, 1645 Corinth.

Owner wants to construct a 1,575 square-foot, two-story, 30 feet-in-height, single-family dwelling with subterranean parking and a rooftop deck on a vacant, 1,992.7 square-foot, residential lot; the project provides a total of four parking spaces within a basement level, two spaces for the project and two spaces for the project at 110 and 112 E. Paloma Avenue.

Comments may be sent to Juliet Oh, 213-978-1186, Juliet.oh@lacity.org.

Planning

1711 Lincoln Blvd will be heard 10 am, 13 October, West LA Municipal Bulding, 1645 Corinth, 90025.

Owner wants to demolish a detached garage and construct a 794 square foot kitchen addition to an existing one-story restaurant for a total floor area of 3,309 sf, with a maximum building height of 13’-6”.

Owner also wants a Conditional Use to permit the sale and dispensing of a full line of alcoholic beverages for on-site consumption in conjunction with a 3309 square foot restaurant with interior seats of 96 seats; and hoursof operation from 9 am to 1 am Sunday through Thursday, and from 9 am to 2 am Friday and Saturday.

Owner wants a Conditional Use to permit a Commercial corner deviation from the required 7 am to 11 pm. to have hours of operation from 9 am to 1 am Sunday through Thursday, and from 9 am. to 2 am Friday and Saturday.
Address all comments to Lakisha Hull, 213-978-1319, Lakisha.Hull@lacity.org. Reference case no. ZA-2016-2090-CU-CUB-CDP-SPP.

Address all comments to Lakisha Hull, 213-978-1319, Lakisha.Hull@lacity.org. Reference case no. ZA-2016-2090-CU-CUB-CDP-SPP.

303 Windward Avenue will be heard 10:30 am, 17 October at West LA Municipal Building, 1645 Corinth, 90025.

Owner wants a 3-foot side yard in lieu of the 4-foot side yard required and wants to remodel and add to an existing 26-foot high, 2225 sq ft duplex a 30-foot high, 3612 sq ft duplex with an attached 387 sq ft garage.

Comments may be addressed to Fipe Leilua 213-473-9984, fipe.leilua@lacity.org. Reference Case No. ZA-2016-2154-ZAA.

128 Reef Mall 3rd-Floor Addition to Be Heard

128 Reef Mall will be heard by zoning administrator 3 October, 1 pm, West LA Municipal Building, 1645 Corinth Ave.

Owner wants to remodel an existing two-story, single-family dwelling by adding 1034 square feet for a total floor area of 3192 with a maximum height of 37 feet.  Owner also wants a side yard adjustment of 3-1/2 feet in lieu of the minimum 4-1/2 feet necessary for a third story addition.

Comments and questions can be addressed to Alissa Gordon, 213-978-1456, alissa.gordon@lacity.org.

204, 206 Rennie to Be Heard

204 and 206 Rennie will be heard 19 September, noon at WLA Municipal Building, 1645 Corinth Ave.

Owner wants to convert a duplex to a single-family dwelling with minor interior and exterior improvements. Owner must obtain a Mello Act Compliance Review for the conversion of a duplex into a single-family dwelling in the Coastal Zone.

Comments and questions may be addressed to Juliet Oh, 213-978-1186, or juliet.oh@lacity.org.