SLNC Urban Design and Preservation Advisory Committee

Minutes June 9, 2004

Urban Design & Preservation Advisory Committee

Regular Monthly Committee Meeting
Wednesday, June 9, 2004
7:00 PM to 9:00 PM

Silver Lake Park Recreation Center
1850 West Silver Lake Drive
Los Angeles, CA 90026

Chair: Elizabeth Bougart-Sharkov, e.sharkov@att.net, phone 323.662.4741

Minutes

I. 7:05 PM - Call to order and introductions, scribe secured

II. Minutes of May 12, 2004 meeting were approved with the following corrections:
V. Delete "No action was taken." Replace with "Committee will explore a date for community discussion."
VI. 2. Delete "…and Diane…".

III. New Business
A. Inclusionary Zoning Motion, a pending proposal by Councilman Ed Reyes, CD 1 and Councilman Eric Garcetti, CD 13, et al.
1. Motion Matrix
Developers are lobbying for this ordinance in order to get a blank check, especially in the areas closest to Downtown. They don't care about in-lieu fees, off-site construction or other incentives, only increased density, height limits and Floor Area Ratios (FAR).

The State legislature appears to have closed loopholes to allow this type of ordinance to pass. While the intention to encourage integrated income levels in new development is worthy, this ordinance would permit variances from code and the Community Plan that would ultimately harm the community.

Significant concerns discussed were:
• How will the plan be implemented and how can it be kept under control?
• Many elements of this plan are in opposition to the Community Plan Update, including the 45' height limit, which could get to 66', allowing higher FAR's in neighborhoods away from the main streets like Sunset, Hyperion and Glendale, where we directed the higher FAR's.
• Issue 2.6 Waiver
This waiver is very vague, creating loopholes where "hardship" may be
claimed.
• Issue 3.2 Owner: Number of years sale price must be affordable to targeted income group
Owner resale is restricted to the targeted income group in perpetuity. Among the problems in low-income housing are poor management of rental units, loan defaults on owner-occupied units, and little incentive for owner upkeep. A sunset clause on resale restrictions on owner-occupied units would encourage home maintenance as well as investment in the community. Committee recommends 10 - 15 years.
• Issue 4.3 Off-site Construction:
The option for off-site construction contradicts the intention of inclusionary zoning, by separating low-income families from higher-income families paying market rate, and creating the potential for slums. However, separating low-income and market-rate housing may provide for better management of low-income lousing. The other argument for off-siting the low-income units is for developers to make more money on the market-rate units.
• Issue 4.5 Acquisition or acquisition/rehabilitation:
Partnerships could allow for creation of slums by off-siting low-income units.
• Issue 5.1 Density Bonus:
At sites located within 4 blocks of public transit, the additional 15% Density Bonus, on top of the city's 35% density bonus, would allow 155 units for a proposed 100-unit project
• Issues 5.2 Alternative unit type and 5.3 Design of units:
Allowing alternative unit types contradicts the requirement that the exterior design of lower-income units be indistinguishable from market-rate units. More modest finishes may mean lower durability and higher replacement costs in low-income units.
• Issue 5.6 Parking:
Committee recommends not offering any relaxation of parking requirements. We should fight to keep 2.5 spaces/unit. It was noted that if parking were provided underground, it would help with the height requirement and FAR. However, they could then build even more units to reach 66'.
• Issue 5.7 Open space, floor area ratios, building height:
Committee opposes open space waiver and height limit changes.
• Issue 5.8 Site plan review:
Site Plan Review will be dropped for multi-family housing of 100 units or less, meaning that most of what will be built in Silver Lake will not be reviewed for CEQA, only for zoning changes. Because Silver Lake is considered a Very High Fire Hazard Zone, all projects should be environmentally reviewed regardless of inclusionary zoning. This language needs to be added to 5.8.
• Issues 5.9 Expedited Construction and Entitlement Permit Processing and 5.10 Time Limit - Entitlement Requests:
Committee opposes priority processing for inclusionary projects. Normal processing takes 45 - 75 days; with priority processing, projects not processed in 45 days will be automatically green-lighted. Ask that Neighborhood Councils be notified within 7 days of the request for processing.
• Increased traffic is not addressed by the ordinance.

Research is needed to find an example of a successful inclusionary zoning project (Portland and Boston were suggested). We also discussed approaching City Councilmembers to talk about our concerns with the Inclusionary Zoning Ordinance, as well as drafting a letter outlining our position.

The last, best hope for changes to Inclusionary Zoning is with PLUM. We need to know when it's coming up for discussion.

B. Someone will be invited to speak to the Governing Board about roof-top cell
phone antenna installations. OK to discuss in August per Jason.

C. Jason to handle letter regarding the regional representatives' responsibility to respond
to CNC items.

IV. New item for UD&PAC meeting on July 14, 2004:

A. 944 Maltman Avenue; Proposed 10-unit condominium building , Tentative Tract
Application, tentative hearing date shifted to late August, 2004.

We will invite stakeholders living in the neighborhood of the proposed development, as well as the developer, to review this project at our next meeting and make a recommendation to the Governing Board in August.

V. Announcements and Adjournment

A. Jason asked about the effectiveness of the KOR presentation at the Governing Board
meeting. It was thought to be adequate as it had been presented more fully at previous
meetings. Elizabeth recommends more outreach with a community-wide meeting.

Minutes January 14, 2004

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Elizabeth Bougart-Sharkov