MTA Lot Proposed Site for 56-foot-high Self-contained Gated Community


By Jan Sproull

I am opposed to the request by applicant Robert D’Elia, RAD Jefferson, LLC, including but not limited to the request for a zone change – from M1-1 – to CM-1 – commercial manufacturing zone, which would allow the developer’s proposed 5-story structure including 214 residential condominium units with only 341 parking spaces, plus 10,000 square feet of commercial floor retail space with only 59 guest parking spaces compared to 262 spaces for the commercial tenant representatives who would work there.


The proposal to increase the nearby building height to 5 stories, in violation of the Venice Coastal Zone Specific Plan (Ordinance 177,693), would invade the privacy of existing residents in historically significant structures built in the 1920’s, before the prevalence of the automobile, on walk streets that give Venice its unique and world-renowned character.

Furthermore, to grant a specific plan exception in this neighborhood would necessarily result in noise pollution, street-parking depletion and traffic congestion. The neighborhood is already at capacity on these dimensions.

To grant zoning change or plan exception for this corporate (LLC) development would diminish the quality of life and experience of existing residents, as well as tourists, who can find the market-branded coffee shops, health clubs and retail outposts elsewhere between Marina del Rey and Santa Monica.
It has been rumored in the Venice community that short-sighted financial development interests would destroy the historical quality of Venice as artistic and garden haven by the sea, and seek a homogenous Marina-to-Monica strip.

This is contrary to the inherent intent or explicit requirements of the Venice Coastal Zone Specific Plan (Ordinance 177,693), the Municipal Code, the Los Angeles Rent Stabilization Ordinance (and related California Civil Code), and the Mello Act, as well, potentially, as coastal protections and air-quality impact provisions of federal environmental law.

I urge the following:

1. deny the requested zone change from M1-1 to CM-1;

2. deny the requested specific plan exception from any part of the Venice Coastal Zone Specific Plan (Ordinance 177,693);

3. deny the requested adjustment from any portion of the Municipal Code;

4. deny the requested coastal development permit;

5. find that the project requests of applicant Robert D’Elia, RAD Jefferson, LLC, would not preserve or increase the supply of affordable housing in the Coastal Zone as the Mello Act requires (but, by parking depletion and Third-Street-Promenade-type inflated market increases, would indirectly force the working residents out, and be an undue economic inducement for one or more residential property owners to circumvent the Los Angeles Rent Stabilization Ordinance and California Civil Code by further improper means);

6. deny the requested project permit compliance with the Venice Coastal Zone Specific Plan; and

7. make findings that the requests of applicant Robert D’Elia, RAD Jefferson, LLC, by site plan review, should not go forward under the governing codes, ordinances and acts for Venice, the City and County of Los Angeles and the State of California, and that federal environmental impact also be considered given the close proximity of the proposed building and development to the Pacific Coast including historical
man-made alterations to Venice Beach.

(Jan Sproull is a neighbor of the MTA lot)

Posted: Thu - September 1, 2005 at 06:31 PM          

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