These Beautiful Garden Apartments to be Razed by Developer
Why do we have neighborhood councils? What do neighborhood councils do? Is there any reason for people in Los Feliz to be interested in the Greater Griffith Park Neighborhood Council?
At a time when rumblings of succession were stirring in the San Fernando Valley, the Harbor area, and Hollywood, a new City Charter was adopted, which created the framework for establishing neighborhood councils throughout Los Angeles. Neighborhood councils, according to the Charter, are designed to “promote more citizen participation in government and make government more responsive to local needs.”
A 2007 USC Policy Brief, “Toward Community Engagement in City Governance: Evaluating Neighborhood Council Reform in Los Angeles,” presented the findings of a multi-year study of neighborhood councils. The report, written by Juliet Musso, Christopher Weare, Mark Elliot, Alicia Kitsuse, and Ellen Shiau, evaluated neighborhood councils along a number of dimensions and found that among the issue-areas on which neighborhood councils focus, land use and planning issues are the most prominent.
“Land use and planning (including transportation) together constitute the single most important issue area to councils at 49% of all issue-oriented activities. Activities related to specific discretionary actions, such as requests for zoning changes and other project-level variances, account for nearly half of land use agenda items. These specific project activities comprise a quarter of all issue activities.” [p. 32]
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“Citywide, land use was the single most frequently cited area of accomplishment (29%). Community beautification and transportation were mentioned at 23% and 11% respectively.” [p. 34]
A typical land use issue arises when a developer proposes a construction project that violates zoning restrictions in the area. In such a case, he must seek a variance from the City Planning Department. Following adoption of the new City Charter, neighborhood councils now have an advisory role in this process.
While there is no guarantee that the Planning Department will follow a council’s recommendation, in practice it often does so. That’s why we have neighborhood councils, after all: to get citizen input about their neighborhoods.
In the case at hand, the owner of the property at 1801-1817 New Hampshire intends to raze the buildings and construct a new apartment complex. While the new project – based on architectural drawings – arguably has less charm than the garden apartments pictured, the proposal clearly has greater potential for earning revenue.
The owner has commissioned two sets of architectural plans. The first, which violates the zoning requirements and thus requires a variance, creates one large building with a number of aesthetic features to increase the ‘charm’ quotient of the project. The second, within his legal rights and consistent with zoning in the area, consists of three boxy buildings drained of pleasing aesthetic features – this version is ugly – but it has the same number of units (from which to collect rent) as the charming version that requires a variance.
So, is he bluffing? Would he really build the homely version of the complex – 3 buildings allowed by the zoning code – to maximize the number of rentals within current zoning rules if he didn’t receive the variance? Should the council say ‘No’ and call his bluff (hoping that his architect will go back to the drawing board and make those 3 boxy buildings more attractive)? Or should the council play it safe and allow a variance – to permit a single building spanning 3 lots – because the single building proposed is more attractive than the alternative presented?
Council members were in disagreement about whether the threat to build a particularly unsightly complex was a bargaining ploy or a likely possibility. At their May 18 meeting, the board deadlocked 6 to 6 on the motion, with 2 abstentions. The chair chose not to break the tie. The builder would go before the City Planning Department without a recommendation – either for or against – from GGPNC.
The supplement to the June 1 agenda includes minutes from the May 18 meeting and the recorded vote.
