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Venice News Updates

News of Venice, CA and Marina del Rey CA

DuFay Says Rose Apartment Project Not Compatible with Community

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Top: South side. Far left. The gas station at Lincoln. 720 Rose is in the middle.
Bottom: North side. For comparison, Whole Foods is the wide building

Note: Darryl DuFay was the first chair of the Venice Neighborhood Council (VNC) Land Use and Planning Committee (LUPC). This is a letter he wrote to the VNC board regarding 720 Rose Ave Project.

By Darryl DuFay

Venice faces another crisis brought about by a lack of openness and information. That crisis is the proposed project at 720 Rose Ave, which the VNC will consider on Monday, Sept. 17th., Agenda Item 10A.

There is a crisis of civility drowned in chaos. The chaos is so frequent and repetitive that it is disastrous to all business. Meetings that should be a place for asking and answering question did not happen. The community is again being placed in the dark. Documents lacked sensitivity to the effects of the project on the surrounding community. Proposals are made that fracture the Venice Specific Plan (VSP).

As to the project itself. 720 Rose Ave will cost $18,220,401. (Source for Development Costs: “HHH” Citizen’s Oversight Committee Report for February 2018. Table 1: HHH Project List – General Information, p.4, Table 2: HHH Project List – Development Costs, p. 5. Committee Chair: Miguel Santana.) It will have 35 units at $520,583 per unit.

Of special interest is the “Project Description” available from the VNC’s LUPC committee. Other than mentioning that the project is located in the “Venice Coastal Specific Plan” area there is no other reference to the VSP, which is the guide for construction in Venice. The entire section in the VSP on Oakwood where the project is located is missing.

The allowable height in Oakwood for this flat roof structure is twenty-five feet. It is proposed at forty-five feet. If “mechanicals” such as air conditioning on the roof are added it would be fifty-feet high, which would be a 100% increase. The height is not even mentioned in the “Project Description.” What you have instead is a vague, hidden, statement: Height Increase of 20’ 0” in lieu of that otherwise allowed by code.

The VSP clearly states that it is to be used to “regulate all development, including use, height, density, setback, buffer zone and other factors in order that it be compatible in character with the existing community and to provide for the consideration of aesthetics and scenic preservation and enhancement, and to protect environmentally sensitive areas.

If the VSP differs from provisions of the Los Angeles Municipal Code (LAMC) regarding density, lot area, floor area ratio, height of buildings, parking, design standards, and other issues, the VSP shall supersede those other regulations.

720 Rose, as presented, is not compatible in character with the existing community.

VSA Says “No” to Rose Apartment Project and Gives Reasons

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Mark Ryavec, president of the Venice Stakeholders Association (VSA), provided a list of reasons the controversial Rose Avenue (718 – 720 Rose) apartments should not be approved by the Venice Neighborhood Council at its September meeting, Monday, 17 September.

In general, the project will tower over all nearby structures. Further, the massing, height and lack of required parking stand in extreme violation of the Venice Local Coastal Specific Plan. Ryavec refers to the project as a mixed-use project, not as does Venice Community Housing (VCH).

1. Number of stories and height of the building: The applicant has not designed the project within the California state standard density bonus guidelines but has requested “off menu incentives.” Off menu incentives are requests that exceed the “by right” incentives permitted under the density bonus laws. As an example, the SB 1818 state density law permits an applicant to exceed the height limit by one story and not more than 11 feet. This applicant is requesting two additional stories and 20 additional feet of height. As proposed this building would be the only four-story building in the entire Oakwood subarea of the Venice Land Use Plan. The permitted height in the coastal zone for this project is 25-feet for a flat roof and the proposed project is 45 feet high. Thus, this project represents a dangerous precedent both for future developments under the existing Specific Plan and for the message its approval would send to city planners now engaged in drafting the Venice Local Coastal Plan and revising the Specific Plan.

2. Parking The required parking for this project under the Venice Local Coastal Specific Plan would require 89 parking spaces. In the past the Coastal Commission has determined that state density bonus laws DO NOT trump the California Coastal Act. Numerous affordable housing projects within the coastal zone have been required to provide one parking space per unit. The proposed project as designed provides 12 parking spaces for the 35 residential units of which seven parking spaces are proposed off-site. Based on the Los Angeles Municipal Code section 12.26E5 and documentation from the property owner who owns the offsite parking lot located at 225 Lincoln Blvd., these seven off-site parking spaces will not be available for the new project.

3. Off-Site Parking Affidavit Parking affidavit 4123, which was recorded on October 11, 1973, was an agreement signed between a building tenant, Safeway No. 45, located at 225 Lincoln Boulevard, and The Children’s Center for Educational Therapy, located at 718-720-722 Rose Avenue. Parking affidavits are required to be signed by the legal owners of the real property of both properties and not tenants. Safeway No. 45 was not the legal property owner and had neither the authority, permission nor right to sign said agreement. Parking affidavit 4123 should be deemed null and void. Furthermore, parking affidavit 4123 will no longer continue in effect once the existing structures on 718-720-722 Rose are demolished. The seven offsite parking spaces which supposedly satisfy part of the parking requirement for the project are non-existent.

4. Building Setback Requirements from Rose Avenue The Venice Local Coastal Specific Plan, in the Oakwood subarea, requires “any portion of the roof that exceeds 25 feet be set back from the required front yard at least one foot in depth for every foot in height above 25 feet.” The proposed project does not comply with this step back requirement and proposes a 45-foot high wall with no windows facing Rose Ave at the 2nd, 3rd and 4th floors. The proposed design does not provide a varied and articulated facade with visual interest to pedestrians. The primary ground floor entrance to the residential entrance does not face the street and is accessed from a narrow side yard and a 14-foot passageway and is located more than 75 feet from the sidewalk. The ground floor office space, which is not a visitor serving use, is set two feet below the grade of the sidewalk, which is inconsistent with the Los Angeles Citywide Design Guidelines.

5. Environmental Categorical Exemption The applicant is unacceptably proposing no environmental review for the proposed project despite requesting a project with density almost double that permitted in the zone, the tallest building in Oakwood by an entire floor, inadequate parking, no loading zone, blank walls facing Rose Avenue, no required step backs from the street, all of the mass of the building facing the adjacent neighbors’ properties, and has not provided a detailed explanation of what services will be provided on-site to residents and at the ground-floor corporate office for nonresidents, which may generate vehicular traffic. Your Board should call for a full environmental review.

6. The City of Los Angeles and California Coastal Commission have already set a precedent for mixed use projects with a residential density bonus on Rose Avenue and this project is inconsistent with that precedent.

On August 9, 2005 The California Coastal Commission approved a precedent-setting mixed-use project which included a density bonus project with 70 residential units located at 512 Rose Avenue after an appeal was filed and a substantial issue was found. The De Novo Permit Special Conditions relating to the project set various building design conditions; these same conditions should apply to the 720 Rose Project and the design should be modified as follows:

Building Design: The 720 Rose project should be designed with a varied and articulated facade that provides visual interest to pedestrians. Frequent windows and the primary ground floor entrances for the residential units shall face the streets. Porches, bays and balconies are encouraged, consistent with the City’s setback requirements

Building Height: The 720 Rose project should be designed with three stories and a 33-foot high flat roof.

Landscaping: The 720 Rose project should be designed with landscaping in order to enhance visual quality, and to preserve water the side of the project facing the public street, Rose Avenue, should be landscaped with large canopy street trees and low water use plants, consistent with City requirements.

Parking: The 720 Rose project parking should be designed with ground floor office parking equaling 10 parking spaces, one space for each affordable unit or 34 parking spaces, two spaces for the manager’s unit and ¼ guest parking equaling – 18 parking spaces – for a total of 64 parking spaces. Having managed 160 units of affordable housing in the San Fernando Valley for five years I know from experience that while chronically homeless individuals usually move in without a vehicle, this does not remain the case in many instances. As they stabilize their situation, receive benefits and job training, and eventually obtain employment, one of their first purchases is a vehicle. There also is the likelihood that some of the eventual residents of the Rose Apartments will be former “car campers;” by definition they will arrive with a vehicle. We have seen this here in Venice before. During Councilman Bill Rosendahl’s tenure, one of the first vehicle dwellers that PATH moved into an apartment in a Breezes del Mar building on California Avenue at Electric Avenue parked his empty camper across the street from the building for months, taking two parking spaces away from residents.

Bike Path at Beach Closed for Repairs; Open Sundays

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By Noel Johnston

The Marvin Braude bike path from Marine (Santa Monica border) to Washington Blvd will be closed for repairs from 10 September to 20 October, Monday thru Saturday from 7 am to 3:30 pm. Bikers will be directed to use Pacific Ave and Main St.

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Congressional Candidate Wright Proposes a “Township” for Homeless

Venetian Dr. Kenneth W. Wright, MD, who is running for the US Congress, California District 33, was asked by the Venice Update what he would do to help solve this homeless crisis California is experiencing.

Update explained that, as of now, 240 units of affordable/psh and 100 units for homeless transitional housing are planned for Venice’s three square miles and residents feel it is overkill. Update said that residents are suing because other areas within Congressional District 33 had no such plans for homeless and certainly not in proportion to Venice’s size of three square miles.

His answer was “I will send you some information.”

Dr.Kenneth Wright, MD is an internationally respected pediatric eye surgeon that has experience in caring for the underprivileged and homeless. His practice is in Beverly Hills next to Cedars Sinai hospital. He lives in Venice, the part referred to as Marina del Rey by the post office. Dr. Wright founded the Wright Foundation a non-profit 501c (3) that supports a pediatric eye clinic for underprivileged children in Los Angeles. He is also author of numerous medical books and articles.

The Township Option for Homeless — the Street is Not an Option

By Dr. Kenneth W. Wright

It is estimated that there are over a half a million homeless people in the United States and almost 60,000 in Los Angeles County alone. The County spent over $150 million last year on homeless programs and this coming year LA City is allocating almost $400 million.

Despite this huge commitment the crisis only seems to be getting worse.

The truth is, most traditional homeless programs provide stop-gap measures. While well-intended, outdoor showers, street lockers, relaxed overnight parking restrictions, blankets, and soup kitchens do not solve the problem and may act to increase the number of homeless.

Even shelters and transitional housing are only short term Band-Aids and do not address the fact that most homeless need much more than four walls and a roof. They need a structured environment: job training, life skills counseling, and drug and alcohol addiction rehabilitation. Additionally, those with debilitating physical or mental disorders require ongoing life-long care.

The Township Option
I suggest a new approach — “The Township Option”. The Township is a large, self-contained, multi-acre area that will provide housing, scheduled meals, job training, and a safe, structured environment. Admission to the Township will be voluntary on referral from existing shelters or social services.

The Township will provide vocational training with on-site workplaces (e.g., furniture factory and construction site), gardens, mental health services, counseling, legal services, and alcohol and/or drug rehabilitation. Volunteers, including veterans, retirees, and professionals, can participate as adjuncts to staff. This is not an “out-of-sight, out-of-mind” program. For some, it will be a way to transition into mainstream society, while for others the Township will be “home”.

One possible site for the Township is an abandoned military base such as Fort Ord in Monterey, California. Funding would come from a combination of private foundations, state and federal government, and income generated from the Township.

“The Township location will also address the ‘not in my backyard’ issue as it will not be in your backyard,” said Dr. Wright.  “Politicians have to remember, hardworking citizens who pay rent and are property owners have rights too.  City officials are responsible for keeping the communities safe and sane.”

Ted Hayes Established the Dome Village
The Township concept is not new. In 1993, Ted Hayes established the Dome Village for homeless. Located in Downtown Los Angeles, the Dome Village housed approximately 30 homeless singles and families for over 13 years. According to Ted, Dome Village residents got along well.

dome

Educational programs were offered, including workshops in computer literacy, job-searches, and legal issues. Many residents graduated to productive lives outside the Village, while others required chronic care. Ted did a poll of homeless people in Los Angeles and over 90 percent said they would be in favor of the Township Option. Having a large facility will also allow enforcement of vagrancy laws as there will be a safe beautiful place for the homeless to go.

Once established and refined, the Township Option could be replicated throughout the United States. If elected to Congress, I will sponsor a bill to fund a pilot Township Option project and to authorize use of an abandoned federal facility. The street should not be an option for those who cannot make it in mainstream society.

First Bridge Home — El Pueblo — to Open Monday

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(All photos are courtesy of the Office of the Los Angeles Mayor Eric Garcetti.)
Nestled between the freeway and on ramps, five trailers are set to provide Los Angeles with its first “Bridge Home” project. Three trailers will be for residents, one for services, and one for a combination laundry, restroom, and shower facility.

Los Angeles’s first “Bridge Home” will officially open Monday, 10 September, and provide a home for 45 homeless individuals until they secure permanent housing. Dignitaries gathered this week to showcase El Pueblo as the first of its kind.

Located near the El Pueblo Historical Monument, the housing located at 711 N. Alameda St. is the first of a series of projects planned for construction across Los Angeles to bring homeless people indoors. To date, dozens of sites across the city are being explored by the City Council.

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Bathroom, shower, laundry room.

Bathroom, shower, laundry room.

Bridge Home sites are intended to offer immediate beds, showers, mental health services, restrooms, storage facilities, and pet accommodations until permanent housing can be obtained. Supportive services will be part of the package at each site.

“We are here to help people in desperate need get themselves on a bridge that goes in one direction — toward housing and healing,” said Mayor Garcetti. “Angelenos have freed up more resources than ever before to help our homeless neighbors recover from the trauma and poverty that forces them onto the streets. Today, we have one message for the men and women who will soon move into this facility: Welcome home.”

Workers prepare tables and chairs for the common area under the awning where people will eat and gather.

Workers prepare tables and chairs for the common area under the awning where people will eat and gather.

This site will be occupied by people from existing, high-density encampments in the immediate surrounding area. New residents of the site were identified through unprecedented outreach efforts by specialized teams who walked the streets of the El Pueblo neighborhood every day for the previous three months in order to identify homeless Angelenos already living in the community, and prepare them to move indoors.

“In Council District 14, we have and will continue to work with our partners on creative solutions to end the despair of homelessness,” said Councilmember Jose Huizar, co-author of Measure HHH, and a leading voice on the City Council in addressing homelessness. “Given that we are blocks from Skid Row, the largest homeless encampment in the nation, it is fitting that the City’s first Bridge Home site be located in Downtown. Let hopelessness end here for these residents, and let’s open our City’s collective arms and share that hope with the thousands more who will follow.”

The site at El Pueblo is run by The People Concern, a social services agency that has operated in and around the Downtown LA area for more than 50 years. The facility is furnished with on-site mental healthcare, substance abuse support, connections to permanent housing, career services, and 24/7 security, and staffed by case managers from The People Concern at all times. It will stand for three years — enough time for the City to build permanent housing.

“A Bridge Home is the community working together to bring services to those who need it most and empower individuals to rebuild their lives,” said John Maceri, CEO of The People Concern.

After the new bridge housing opens its doors and the first 45 residents move in, City Sanitation teams will work to restore spaces previously occupied by encampments into clean and accessible public passageways.

The site was designed pro bono by M. Arthur Gensler Jr. & Associates, and includes a community garden, a pet relief area, offices for meetings with case managers, and an outdoor community space where meals will be served three times a day.

“As architects it was important for us, as part of the Downtown community, to step up and help make this crucial project become a reality,” said Rob Jernigan, Co-Regional Managing Principal at Gensler. “We’re all affected by homelessness and as Angelenos we are proud to play a small role in helping our fellow citizens battling this issue.”

In total, the Mayor’s budget includes more than $450 million in supportive housing, bridge housing, services, and facilities to help homeless Angelenos find their way under a roof and off the streets. That represents a 147% increase over last year.

The Mayor also fought for — and won — funding from the State’s budget surplus to help cities across California find, build, and expand housing for their homeless populations. Thanks to that effort, Los Angeles County alone will receive $166 million from the State to bring our unhoused neighbors indoors.

In April, Mayor Garcetti and the City Council declared an emergency shelter crisis and took advantage of a new State law that enables cities to construct bridge housing — faster than ever before — on any land owned or leased by the City.

In May, Mayor Garcetti signed an Executive Directive requiring City departments to fast-track temporary shelter projects from application to construction, allowing those that meet legal and environmental standards to open their doors in as little as 32 weeks. The City will guide these projects from start to finish.

With Mayor Garcetti’s support, Councilmember Huizar is pushing forward with a plan to identify other emergency locations in Downtown LA to house approximately 2,000 unsheltered Skid Row residents in City-owned buildings or available private properties — such as the old Children’s Museum located at the Civic Center near City Hall, and a private lot on Paloma Street, in partnership with LA County.

Movie Location Walking Tour by VHS, 16 Sept

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Venice Historical Society is doing a walking tour of the movie locations in Venice, 9:30 am Sunday, 16 September. Meet in front of Rose Cafe at corner of Rose and Hampton.

Court of Appeals Says Homeless Can Sleep on Public Property if Shelter Beds Not Available

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US Ninth Circuit Court of Appeals territory says one may sleep on public property if there is no available shelter bed available.
 

The US 9th Circuit Court of Appeals says homeless cannot be cited for sleeping on public property when there are no available shelter beds, 4 September. The court says it violates the US Constitution’s eighth amendment of cruel and unusual punishment being inflicted.

This further solidifies what Councilman Mike Bonin has stated in reference to the Jones Settlement. The Settlement states that after meeting the requirement of 1250 units of permanent supportive housing, the Jones Settlement would be removed. The number of units is so few compared with the number of homeless in Los Angeles, Councilman Bonin said the City would be back in court.

The court of appeals referred to availability of a bed for each homeless person. All the states within the ninth circuit are now in the same situation as Los Angeles.

Mayor Eric Garcetti’s plan to “discourage” those homeless in encampments who refuse his Bridge Home plan may be questionable. The court doesn’t mention “refusing” to accept a bed  with a plan that leads to permanent housing … it just says a bed and implies one for each person.   City Attorney Mike Feuer says he feels refusing the plan with a bed, is like refusing a bed.

See LA Times story.

Crime in Oxford Triangle — 7 to 10 Days

Is crime up or is crime down? Up … Down … It doesn’t matter; it is all relative to the crime in one’s immediate area. If one has crime in his neighborhood, crime is up no matter what the statistics have to say.

Oxford Triangle had several incidents within seven to 10 days recently that, of course, made it appear that crime was up. Whether crime statistics say crime is up or not didn’t matter to the neighbors in the Oxford Triangle. Crime was up.

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It started with one person trying to break-in a house. People who have cameras have an advantage. Someone in the house let the person know they were at home. The picture one person identified as the man who has been hanging at Walgreens, Lincoln and Washington.

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Then there was the lady with the pink Mohawk haircut, pink shirt who set off the alarms in one house, alerted police and the helicopter, only to go into another neighborhood where a door was unlocked and the cleaning lady was pushed aside. She apparently tried to break into several places in the Del Rey gated community. Police were called but commenter said they never arrived.

One person made the following comment: “More crime daily now. Very disturbing. Again, these are not your unfortunate homeless people. These are grifters, druggies, etc.” One wants to add “drifters” to the definition also. They are here today and gone tomorrow.

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Early one morning one naked fellow was running thru traffic to cross Lincoln and made it to Walgreens Drug store. He danced around the area before entering Walgreens. Police came and took him in the police car.

Couple days later he was at the corner of Lincoln and Washington playing with a soccer ball, fully clothed.

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One lady and her daughter had three young men on bicycles throw rocks and dog feces at them while they were in front of their opened garage. Lady has a photo and will be filing charges.

And this is just what has happened in the Oxford Triangle in the last 7 to 10 days. One cannot believe that other neighborhoods are not burdened with such. The application Nextdoor.com is excellent for reporting incidents and following them.

Bird Designs for the Hard to Get

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Bird figured it out! People drop off the scooters in odd places and some of these odd places present problems for the larger pickup vehicles to navigate.

This is a photo taken in Santa Monica where many of the streets are one lane only and stopping to pick up a scooter would be against the law.

Rose Ave Apartments Passes LUPC 7 to 2

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The controversial Rose Ave project passed the Venice Neighborhood Council (VNC) Land Use and Planning Community (LUPC) 7 to 2 Tuesday night. Next step is the Venice Neighborhood Council meet, Monday, 17 September.

The Oakwood Recreation Center was standing room only as an emotionally charged crowd waited for their turn of 45 seconds to speak. Matt Royce, chair of LUPC, made the statement that it was the largest crowd he had ever had.

Becky Dennison, director of Venice Community Housing (VCH), did a presentation with John Lonnel, consultant, assisting with questions.

Height and parking seemed to be the main objections to the project. Height for the project is 43 feet and the Venice Specific Plan calls for 25 to 30, depending on the roof structure. Parking is not in compliance with the Venice Specific Plan either. Parking provides for 15 places on site and seven on whole Foods parking lot based on an agreement with Whole Foods which is located across the street. There will be 2750 square feet of commercial and 35 apartments. Also there was some controversy over having/not having a loading zone. The four story building consists of three stories of residential and a ground floor of commercial.

Most of the comments consisted of “we need housing” and testimonies of how “housing changed my life.”

Both Jim Murez and John Reed members of the VNC board and former members of LUPC talked about the parking and height of the building as precedent setting features. John Reed, an architect, said that first of all the parking covenant states that it has to be signed by the owner of the property and Whole Foods is not the owner, nor was Safeway the owner. That would leave 15 spaces for 2750 square feet of commercial and 35 residential units. The video talks of side yard and front setbacks, no windows in front and more as well as the height and lack of parking.