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Venice Update

News of Venice, CA and Marina del Rey CA

98-Unit Thatcher Yard Affordable/Psh Project to go Before Planning 21 November, Van Nuys

The 98-unit affordable/psh, senior project to be built on the Thatcher Yard by Thomas Safran Associates will go before the City Planning Commission Thursday (21 November) after 8:30 am at the Van Nuys City Council Chambers 14410 Sylvan Street, Van Nuys 91401.

At the last meeting the possibility of oil well/s on the property was discussed

Triangle Residents Discover Oil at Thatcher Yard … or Maybe

Most people would be elated to find out there was an oil well in their backyard.  Not so for the Oxford Triangle residents, the Thatcher Yard project in particular.

It was brought out in the first City Planning meeting for the 98-unit Thatcher Yard project 21 October that an abandoned oil well may be on the 2.11-acre site at the end of Thatcher Ave.  Whether it is there or not, does not matter at this point.  All feel the question of its possible presence must be determined one way or the other prior to the project going thru.

No one seemed to have any complaints regarding the project other than the oil. One person asked about the timing for the Thatcher gate installation. It was brought up by the City Planner Juliet Oh that a condition could be put on the project so that the proposed road gate on Thatcher at Princeton (west of Thatcher) be installed prior to all demolition and construction traffic. Other than that there were only comments regarding the oil well.


Those present for the hearing.

Another City Planning meeting will be held 21 November at Van Nuys City Council Chamber, 2nd Floor, 14410 Sylvan Street, Van Nuys 91401. No specific time of day is stated. City Planner Juliet Oh said the meeting begins at 8:30 am, so items are noticed as being heard “after 8:30 am.”

Diane and Carl Hoppe somehow were instigators of the possibility of this capped oil well being on the Thatcher Yard property.   Dr. Tom Williams, senior technical advisor for Citizens Coalition for a Safe Community and Patricia McPherson, environmentalist and familiar with the oil projects that have had devastating  consequences both spoke on the necessity to check this out. The City, as explained by a consultant for the Thomas Safran Association had no knowledge of the well based on their various methods for tracking wells.

The Thomas Safran Associates representatives totally agreed that this would have to be checked.

Earlier this year there was a well blowout on a construction site near Via Marina.

Dr. Tom Williams explained that a “magnetometer was required to find the metal 18-inch capped well.  The cap must be removed by a crew from health and safety.  They must drill thru the cement 600 feet deep and remove all of whatever is in there.  Then it must be re-capped with concrete.  He said the City feels it will cost $500,000 to $2 million dollars.” 

Technically, Dr. Williams explained it as such:

The “Core Hole” (also corehole) is recognized by DOGGR/DOC as Well API# 0403705612 drilled to 6000+ft depth and with a steel casing of 18+in diam and 905ft depth.

May we please call it an “oil well”.

The Casing was set in place with 300 sacks of cement and backfilled with drilling mud to near surface.  The casing was capped by a steel plate.

With almost 100 years, the mud should be assumed to have settled and without any cementing. As such it would NOT conform with current DOGGR plugging and abandonment requirements.

Without mention of any communications with DOC/DOGGR, the reports to date must be considered as preliminary and require DOGGR review and considerations.

Although, currently, the project appears to be moving forward the absence of DOGGR review and recommendations appear critical to the timing and funding of the Project.

Check out the DOGGR requirements:
https://www.conservation.ca.gov/index/Documents/DOGGR-SR-1%20Web%20Copy.pdf
STATUTES and REGULATIONS
California Department of Conservation    Oil, Gas, and Geothermal Resources   APRIL 2019 Article 4.  Regulation of Operations

Proposed 98-Unit for Thatcher Yard to Go Before Planning, 21 October


The first of the three major housing projects for the homeless in Venice — the Thatcher Yard — will go before City Planning at noon, 21 October at the West Los Angeles Municipal Building, 1645 South Corinth Ave, LA 90025.

The 2.11 acres, formerly a city maintenance yard, is to accommodate  98 units –68 senior and 30 family. The project is further characterized as 50 percent affordable, 25 percent homeless, and 25 percent permanent supportive. The permanent supportive is defined as homeless with a disability.

Further details of the project can be obtained here.

The project as described by City Planning is:
The Project consists of the removal of a vacant service yard and surface parking lot and the construction of a 101,771 square-foot, 98-unit (68 senior units and 30 family units) residential development comprised of one three-story structure
with one subterranean parking level and nine two-story structures with a maximum height of 40.5 feet (measured to the top of the clock tower); 82 parking spaces are provided in the subterranean parking level and all vehicle access is provided on Thatcher Avenue via Princeton Drive (to the northeast).

The Project provides affordable and supportive housing for senior citizens and formerly homeless families, with approximately 590 square feet of supportive services onsite. Approximately 45 non-protected trees will be removed from the site; no street trees will be removed. The Project includes the removal (relocation) of a vehicular gate on Princeton Drive and construction of a new vehicular gate and paving on Thatcher Avenue, adjacent to the northeast corner of the project site; vehicle access is limited to emergency vehicles. The project would require export of 4,800 cubic yards of soil and removal of 2,400 cubic yards of asphalt.

Thomas Safran Associates (TSA), builder of the project, requests the following:

1. The City Planning Commission shall consider pursuant to California Public Resources Code Section 21155, consideration of the whole of the administrative record, including the Sustainable Communities Environmental Assessment (SCEA) prepared for the project, Case No. ENV-2018-5594-SCEA, all comments received regarding the SCEA, the imposition of mitigation measures and the Mitigation Monitoring Program prepared for the SCEA;

2. Pursuant to Los Angeles Municipal Code (LAMC) Section 12.20.2, a Coastal Development Permit for the proposed Project in the Single Permit Jurisdiction of the California Coastal Zone; Initial HN (Non-Commission) –rev. 03/27/19 Page 2

3. Pursuant to LAMC Section 12.22-A,25, a Density Bonus for a housing development project comprised of 98 dwelling units, of which 10 units will be set aside for Very Low Income Households and requesting the following incentives
and waivers of development standards:

a. An on-menu incentive to allow a maximum height of 40 feet 6 inches, in lieu of the otherwise permitted 30 feet pursuant to LAMC Section 12.21.1-A, and
b. An off-menu waiver to allow space between buildings – passageways of 8 feet in lieu of the 10 feet and 20 feet otherwise required pursuant to LAMC Section 12.21-C,2;

4. Pursuant to LAMC Section 12.24-U,21, a Conditional Use Permit to permit a joint public and private development with uses more intensive than those permitted in the most restrictive adjoining zone (R1-1);

5. Pursuant to LAMC Section 16.05, a Site Plan Review for a project which creates or results in an increase of 50 or more dwelling units;

6. Pursuant to LAMC Section 12.37-I,3, a Waiver of Dedication and/or Improvements to waive the requirement to widen an additional 15 feet along Oxford Avenue;

7. Pursuant to LAMC Section 11.5.7, a Project Permit Compliance Review for a project within the Oxford Triangle Subarea of the Venice Coastal Zone Specific Plan.

8. Pursuant to Sections 65590 and 65590.1 of the California Government Code and the City of Los Angeles Interim Mello Act Compliance Administrative Procedures, a Mello Act Compliance review for construction of 98 new Residential Units within the Coastal Zone

Venice is No.1 Provider Per Capita of Low Income, Supportive Housing in WLA; No. 8 in All of Los Angeles Community Plan Areas

The Venice community Plan Area (CPA) is the No.1 provider per capita of low income and supportive housing units on the west side of Los Angeles as defined by the borders of the West Los Angeles Area Planning Commission, according to Planning Urbanism, a research organization paid for by Frank Murphy, builder in Venice.

Furthermore, the Venice Community Plan Area (CPA) is the 8th largest provider per capita of low income and supportive housing units out of all 37 CPA in the City of Los Angeles

Within the West Los Angeles community Plan Areas

1) Venice provides 2.5 times the amount of the No.2 provider Palms – Mar Vista.
2) Venice provides 25 times the amount of the least provider Brentwood – Pacific Palisades.
3) Bel Air – Beverly Crest provides 0 units; therefore, they cannot be considered as a provider.

Santa Monica and Culver City are separate Cities but West Los Angeles neighbors.

!) Venice provides 5 times the number of units as does Culver City.
2) Venice provides 50 percent more units than Santa Monica

These figures do not consider the units planned for Venice:

98 units — the Thatcher Yard
140 units — Venice Median
34 units — 720 Rose project
46 units — the Lincoln project
154 Beds of Bridge Housing

“By any measure with which you would equate parity on the west side of the Los Angeles Metropolitan Area, Venice is the most densely populated with low income and supportive housing units,” said Murphy.

The spread sheet is the ranking of affordable units per 100 residents of all Community Plan Area’s in the City of LA. These numbers reflect the current and near past, so stated because categories are fluid such as HUD and subsidized housing terming out, vouchers moving around and etc.

This next spread sheet shows the source for the figures.

Thatcher Yard Project Approved at the Current VNC Board’s Last Meeting

By Angela McGregor

Election season was the mood of the evening at the May 2019 meeting of the Venice Neighborhood Council (VNC).

A table at the back of the room was covered in flyers, postcards and door hangers from various candidates as well as a big stack of 2019 VNC election guides, containing the pictures and statements from 47 candidates, 34 of them running for one of the 13 Community Officer at Large positions.

In his remarks, Election Committee Chair Ivan Spiegel stated that the election social media campaign has begun, election guides are being distributed around neighborhoods, and lawn signs are soon to follow. The election is 2 June from 10 am to 6 pm at the Oakwood Recreation Center, 767 California.

Thatcher Yard Project
Although the agenda was a long one, the marquee item, for which the majority of attendees in the packed auditorium had come, was the presentation on Thomas Safran & Associates’ (TSA) PSH/Affordable Housing project at Thatcher Yard. For details.

Tyler Monroe of TSA gave power point presentation of the 98 unit [68 seniors, 30 families; half seniors with low to extremely low incomes and half formerly homeless with 25 percent of that half being permanent supportive homeless (PSH)], coastal-craftsman style development, and also detailed the extensive interaction that TSA had over the past three years with residents in the Oxford Triangle which resulted in the project being scaled down from the initially proposed 152 units.

In public commentary, members of the #shedoes movement, current, formerly homeless residents of Safran’s Del Rey development and representatives from Venice Community Housing (both Linda Lucks and Becky Dennison) all rose to speak in favor of the project, although a few affordable housing advocates felt the project should be more dense. Three Oxford Triangle residents also spoke in favor of the project and reiterated Monroe’s description of the extensive public outreach that resulted in the neighborhood’s general approval of Safran’s design.

Board commentary was also generally positive. Jim Murez pointed out a couple of flaws — that the trees proposed for the project would, in this climate, never reach the tops of even the shortest structures, and so should be replaced with hardier and taller varieties. Also, he expressed concern that the front doors of the family townhouses that face the single family homes on Princeton and Oxford were facing inward rather that to the street, discouraging neighborhood interaction.

Ira Koslow felt the clock tower (a signature of every Safran development) was an unnecessary waste of space, given that “nobody tells time anymore, they all look at their phones”, but Ilana Marosi disagreed, pointing out that both the seniors and children who would be living at the Yard were “able to tell time”. Matt Royce — the lone dissenting Board vote — said he admired the project and commended TSA on their extensive outreach, but could not approve the project because, in his opinion the project is worth “at least a 40 or 50 million dollars” and funds from the City sale could have been used to build far more housing in a denser, less expensive development. In the end, the project pass 16-1-1.

The meeting did not adjourn until well past 11pm, and the next meeting, on June 18th, will feature the swearing-in of an entirely new Board, the first in three years.

LUPC Approves Oxford Triangle 98-Unit Affordable/Homeless/PSH Project

The Thomas Safran 98-unit affordable/homeless/psh project scheduled for the Oxford Triangle sailed through the Land Use and Planning Committee with Chairman Matt Royce making the statement to the neighbors and the builder that LUPC wished all “communities and builders could work together as well as these have done.” The vote was 4 to 2.

There were three conditions of approval:

The building of the property is to be contingent on obtaining and installing road blockage at Thatcher prior to any work on the property, including demolition. The haul route for pavement and soil removal, the ingress and egress for the construction work, and the parking for the construction workers, all need to take place on the project-side of the road barrier and not in or through the neighborhood, and if the City does not approve the haul route on Princeton, the project can not go forward.

The developer shall work with Harbor Crossing to make the Harbor Crossing exit into an entrance/exit.

The developer shall maintain the street surface during demolition and construction, shall restore the street surface after the removal of the pavement and soil, and shall restore the street surface after completion of construction

The following entitlements from the contractor were approved:

First of Affordable/Homeless/PSH Housing to Go Before LUPC, 2 May

The 98-unit affordable/homeless/permanent supportive housing project at the formerly City Yard on Thatcher Ave in the Oxford Triangle will be reviewed by the Land Use and Planning Committee (LUPC) of the Venice Neighborhood Council (VNC), Thursday, 2 May, 6:45 at Oakwood Recreation Center, 767 California Ave.

Safran Explains Building for Thatcher Yard to Oxford Triangle Residents

Residents of the Oxford Triangle assembled Saturday morning to hear representatives of Thomas Safran Associates explain what they plan to put on the old Thatcher Maintenance Yard.

The property, which was to be rezoned RD1.5, makes use of two 35 percent bonuses.

Safran’s plan is to put 98 affordable units on the property, 68 will be for seniors and 30 for families. Half of the 98 units will be for formerly homeless individuals and half of that half will be for permanent supportive housing. The affordable units will be for low and extremely low incomes. Permanent supportive housing is for people who have been homeless and have a disability, such as a physical disability, reliance on drugs or alcohol.

Next step is to go thru the land use and planning committee (LUPC) of the Venice Neighborhood Council.

Safran’s Group Meets with Residents of the Oxford Triangle to Show Their Project



Thomas Safran and Associates met with member of the Oxford Triangle to display their latest ideas for the Oxford Triangle Thatcher Yard.

Safran plans to build 98 units of affordable and permanent supportive housing on the 93,347 sq ft lot located on the south end of the Triangle. The lot which will be rezoned RD1.5 would have afforded a maximum of 62 units but with two 35-percent density bonuses allowable for affordable housing, Safran could have gone to 106 units.

Construction according to their plan should start second quarter of 2020 and continue thru the fourth quarter of 2021. A planned contingency for the project is a fire gate across Thatcher to be built prior to any work. Gate is intended to keep all vehicular traffic for the project from entering the Triangle residential area. All construction and future tenant vehicle ingress/egress will use Princeton east to Carter to exit onto Lincoln Blvd at the Jefferson Marina Way light.

Planning land use approvals, entitlements, contingencies should start mid 2019.

There will be 68 units for seniors, 30 units for families, 82 parking spaces.

. Half of all households will have access to supportive services
. Complies with intent of Oxford Triangle Specific Plan, the comparative heights and setbacks of surrounding buildings
. Architecture has been redesigned to be more traditional and consistent with dominant style in the neighborhood
. Maximum height is 40-feet, 6-inches at clock tower on Thatcher Avenue.
. Increase in height of fence along Princeton Ave to 48-inches
. Relocation and modification of the gate along Thatcher Ave,
for controlled vehicular and pedestrian access

Of the 98 units, some will be apartment type and others, on side adjacent to Triangle single family homes, will be single family dwellings, some one-story, some two-story.

The height will be a maximum of 3.5 stories, which includes the garage that will be subterranean. There will be a total of 128 bedrooms so some apartments, houses will include 2 bedrooms. There will be a managers unit.

The six-foot tall fence across Thatcher will have an opening for fire trucks and an opening for pedestrians. All vehicle access will be from Jefferson Marina Way off Lincoln to Carter to Princeton, east, to Thatcher.

At this point the placement of the pedestrian ingress/egress on Thatcher is in contention as to whether it should be placed on east side or west side of Thatcher. East side, which affects more Triangle residents, is next to Jefferson-Marina and Triangle homes. West side is where the Safran project will be. It was on the west side and has been submitted to planning for the east side.



 

Safran Presents Another Architectural Style to OTA, Answers Memo Regarding Thatcher Yard Project

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Entrance off Princeton (east). Frederick Fisher’s more contemporary approach.

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Steven Giannetti’s more residential approach.

By Casey Truit and Angela McGregor

The Thomas Safran Associates (TSA) group met Monday (19 March) with members of the Oxford Triangle Association (OTA) to show members a new, more “residential” design for the Thatcher Yard project and to answer questions regarding the OTA memo sent to TSA in response to their initial proposal.

The OTA memo, dated 7 January, was sent in response to the December presentation by TSA showing 98 units. The memo asked for 62 units which would be normal for a 93,000 sq ft lot zoned R1.5. The 98 units would be in line with two additional 35 percent bonuses, which are allowed for affordable housing.

The memo also asked for increased parking, two performance bonds that would insure ingress/egress rights of way thru Jefferson-Marina Drive via Princeton (east) and complete vacation and fencing of Thatcher Ave at Princeton (west) after planning approval and prior to any testing, construction, building.

The fire department has been known to approve a project during the planning process only to say “No” after planning approval and during the construction approval process which is past the time for citizen intervention. The bonds would prevent TSA from building without these approvals.

Parking was increased from 64 to 86 which is better than required for affordable housing.  The memo asked for many other concessions as shown REL.

Most people preferred the second design, done by Steven Giannetti.

In response to the community’s wish that the development retain more of a single-family look, both renderings restricted the height of buildings fronting Princeton & Oxford to 25 feet (no more than the maximum height of the single-family homes facing the Yard on those streets). They also increased setbacks to mirror those of nearby homes. The project is 3.5 stories in one place.

Also discussed were TSA’s standards for determining who can occupy their developments (they currently manage close to 60 properties), security concerns (the facility will have a full-time, on-site manager), energy and water usage efficiency standards in the finished development, regulations and expectations for resident retention, and community concerns and requirements for the construction process.

Elena Theisner, of Safran management staff, explained the process for tenant selection for the TSA properties. Prospective tenants for both affordable and permanent supportive type housing have both a credit and a criminal check. If drug use or alcoholic use is indicated on the criminal check that goes back seven years, the tenant is disqualified.

TSA estimates that, once community approval on a proposal is reached, the permitting process would take at least one year, followed by two years of construction.

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Frederick Fisher’s design showing project at Thatcher.

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Steven Giannetti’s design showing project at Thatcher.

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