Minutes Detail
Wednesday, October 11th, 2006

Regular Monthly Meeting - Wednesday, October 11, 2006 – 6:30 P.M.
SLNC Office – 2898 Rowena Ave., Ste. 101, L.A., 90039

Minutes:
I. The meeting was called to order at 6:34 pm
In Attendance:
Board Members (3): Elizabeth Bougart-Sharkov (Chair), Rusty Millar, Jason Lyon
Committee Members: Kristopher Wallin (Scribe), Leni Fleming (Scribe), Lori Oddino, Maryann Kuk, Diane Edwardson
Stakeholders: Clio Tegel, John Matysiak, , Yunko Nagao, Takumi Noma, Vulcan Wall, Barry Blomquist, Greg Keating, Will Oltara, Collette Brumley, Marx Gutierrez, , Rob Alvarado, Margaret Geardian, Guy Coffer, David Vance, Dorit Dowler-Guererro, Robert Smoon, Steve Peterson, Christine Browning, Eva Santiago, Alina, Bruce Schaffer, Susna Koger, Larry Kronish, Amy Kehoe, Robert Browning,
Presenters: Art Simonian, Debra Neyman, BY Sonn

II. Minutes of September 13, 2006 were unanimously approved
III. Old Business:
1. 950 Edgecliff Dr., L.A, CA 90026
12-Unit Residential Condo Conversion. ENV-2006-1643-CE, VTT-66286. Follow up after UD&PAC recommendations of 9-13-2006 and Public Hearing of 9-20-2006.
This was the owner’s second visit to UD&PAC. He had been asked to return and demonstrate improved communication with tenants regarding his proposed condo conversion. Tonight he reported that he had met with the tenants, had explained the timing of the 180-day vacancy notice, and was complying with tenant protection regulations (i.e. financial assistance for each unit as specified in the regulations). Many of the building’s tenants were present. They complained that the owner still had not presented notification to them in writing. They also were unclear about some details regarding the 180-day notice. In addition, they expressed dissatisfaction with the relocation fees, feeling that they are inadequate. There was general anxiety about their ability to find comparable housing in Silver Lake.
Elizabeth Bougart-Sharkov expressed disappointment that nothing has been presented in writing to the tenants. Lori Oddino asked if tenants had been given the option to purchase their units “as is” for a reduced rate. Yes, the owner replied. Elizabeth expressed disappointment about the insufficient written communication and requested that the owner return to another UD&PAC meeting with written specifications on the subjects in question. The owner expressed concern that this would result in delay of the project, pleaded to present written notification as outlined by Elizabeth, later this evening.
• Tenants are requesting that relocation fees should be per tenant rather than per unit as many units are divided into 3 independents. Also asked if one roommate moves out, what about the remaining roommates who now must have to pay the remaining rent?
• Elizabeth agreed to accept the owners written statement to tenants later in the meeting in order to avoid a delay in presenting it to the SLNC Board. At this time, owner left the meeting to work on the letter at his office.

IV. New Business:
1. 1310 Tularosa Dr., L.A. CA 90026
Proposal for 8 Residential Units – 8 Detached units built as 4 Duplexes – Small Lot Subdivision
Presentation of preliminary design for proposed 8 units detached units built as 4 duplexes to a height of 36’ by Art Simonian /Architect and Investor from Metro Investments. Currently the site consists of 2 lots for a total of 25,000 sq ft, zoned R2 1VL. Development would include street widening and adequate turnaround for LAFD per code.
The site was used as a dump site when the area roads were constructed and in 1996 an independent developer began construction on the site, when it was graded flat. However, a miscalculation of the bedrock level arose and he was forced to abandon the project.
Property has since eroded and is beginning to fall back from neighboring property lines.
Robert Browning, who owns the property (who owned it in 1996), has tried to sell it for the last 2-3 years. Art Simonian says the type of the property needs a hillside expert to come in and finish the job. Simonian acknowledged the extensive grading issues. Simonian has done outreach to neighborhood to “solve this problem once and for all.” The current owner prefers to sell the units individually by using the tools of the Small Lot Subdivision Ordinance.
Many neighbors were present at the meeting.
• Milt Rosenberg asked about retaining wall height, as well as the viability of widening the street to 25 feet.
• Diane pointed out the retaining walls should be max 12’ or 2 - 10’ walls separated by vegetation per retaining wall ordinance. This is a difficult site like the Menlo Property and we don’t want another giant half-built retaining wall and an abandoned project.
• A neighbor pointed out that this property owner has had a history of bad developments in this area (photos were passed around) and therefore should not be supported. The owner disputed this.
• Art Simonian was asked about price range per unit and he stated that they hasn’t come up with prices yet, but will be flexible for first time buyers.
• Neighbors have come forth and expressed support for Art Simonian as they want this project to go forward because of the existing problems on the lot. Art stated that plans are underway for a 3rd Soils Report (the last one was in 1996) in order to get momentum started before next rainy season.
• Straw vote of neighbors was held, with 12 in support and 0 opposed. The vote is for seeing more detailed Architectural Plans, Structural Calcs, Retaining wall info, etc… to be presented before the committee at its November 8th Regular Monthly Meeting.

2. 4124 Sunset Blvd., L.A. CA 90026
Proposal for Mixed-Use Commercial Building / Retail and Office Space
Lot size: 1833 Sq. Ft. A 4 level, 5600 sq ft building which can either be residential or business offices to a height of 66.5’ from Myra. However, the developer can only provide 4 parking spaces. The Committee expressed opinion that this project will not be a viable one for businesses without sufficient parking. Project not yet filed.
• Diane acknowledged the difficult site and expressed opposition to height being taller than the existing adjacent Grosh Bldg (which according to developer - Grosh is 61’ high from Myra).
• The developer asked for approval of a Billboard Banner (a lighted flashing billboard). The committee opposed outright.
• The developer encouraged to make a final decision on the proposal use and submit evidence for sufficient parking serving the designated use.

V. Ongoing UD&P Discussion
1. Condo Conversion - Citywide Policies
Allison Becker from Council President Eric Garcetti’s office was in attendance.
Alison also said that Tenants’ Rights are at the forefront right now in City Council; there is ongoing concern and efforts are being made to tighten requirements.
• Diane initiated this topic because she thinks there should be a minimum number of units for condo conversion since the fewer # of units would tie the owners together financially and potentially bind them when major repairs are necessary. No one seemed to agree this was necessary since a smaller number of units means less expensive repairs and maintenance.
• A tenant wanted feedback about the possibility of a moratorium to “stop the bleeding” regarding condo conversions in certain neighborhoods. Cited shrinking inventory as a serious problem.
• Someone suggested that Condo Conversion is cyclical and we’re on a downturn due to slowing sales.
• There has been no progress towards a city-wide moratorium. Proposition H is being proposed to address this issue.
• Elizabeth shared some info about a new multiple unit rental building being under way to be presented before the committee in a near future. The UD&PAC has as its longstanding goal to encourage new rental development in Silver Lake.
• A stakeholder/ tenant asked about the “5% rule”, which reads that a condo conversion can not be pursued if vacancy rate is less than 5%. Currently it is 3-4% in certain neighborhoods.
• Elizabeth suggests that tenant seek outside council to research more.
• Tenant suggested that DWP might keep rates depending on who’s water is on.
2. Discussion of QUIMBY Fees – It was suggested that new construction must set aside $$ not only for public parks and places but as well as to condo conversions and other community serving projects. Alison Becker mentioned the discrepancy between QUIMBY fees for new-construction condos and for condo-conversions (the fees for conversions are currently much smaller). She suggested that closing that gap might serve as a deterrent to some condo-conversions because of the increased fees. She made the point that for every project that is approved, we should EXTRACT something from the developers that benefits the community. Currently, QUIMBY Fees are $6000 per new unit constructed; $200 per unit under condo conversion.
3. Outdoor Restaurant Seating discussion was tabled.
4. Issuance of Liquor Licenses within SLNC Area:
Rusty stated that results were that all 6 census tracts exceeded their limits.
The Committee reiterated its concern about the proliferation of liquor establishments in Silver Lake but stopped short of recommending a blanket rule because:
a) liquor venues cannot be lumped together; not all are run irresponsibly and not all contribute to alcohol-related problems.
b) UD&PAC support business growth in Silver Lake.
Therefore, applications for liquor licenses will continue to be considered on a case-by-case basis.

VI. Old Business (cont.)
950 Edgecliff people are back for a pre-vote after we’ve heard feedback from the tenants. Elizabeth asked them to insert information regarding sprinkler systems into the one-sheet.
M/S/F: The UD&PAC supports the project based on these conditions?
Developer asked why it failed, since he had complied with the Committee’s requests. Committee members said that it was difficult to support a project when the tenants in question were almost unanimously opposed to it.
• Upon returning to the mtg, owner presented terms in writing to the 4 tenants present and the committee.
• Tenants requested any decision be postponed until all tenants received this notice in writing. Diane & Dorit agreed.
• Rusty Millar stated that he thinks the relocation rates are reasonable by comparison with current rates on Westside Rentals.
• Jason Lyon recommended against making it a black/white vote issue. Instead, the Committee decided to draft a letter supporting the merits of the project, but expressing grave concerns regarding condo conversions in general and the resulting plight of tenants.
• Maryann Kuk volunteered to draft a letter, which must be presented to the SLNC Gov. Board for approval.

VII. CNC Report
VIII. Announcements – Scribe for Nov. 8 meeting – Leni Fleming
IX. Adjournment – 9:45 PM