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Miracle Mile Residential Association Newsletter • September 2013

Miracle Mile
Residential Association

Newsletter • September 2013 • Los Angeles, California                                                                                                    

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IN THE SEPTEMBER NEWSLETTER:

MMRA President Appeals City's Approval of Petersen Museum Facade
When a Square is a Circle by James O'Sullivan
What is the Miracle Mile Community Design Overlay Design District?

MMRA Launches an Inventory of Vacant Lots and Abandoned Buildings
Miracle Mile Real Estate • August 2013 Sales
(...below the fold...)





MMRA President Appeals City's Approval
of Petersen Museuem Facade

 
James O’Sullivan, President of the Miracle Mile Residential Association [MMRA], has appealed the Department of Planning’s approval of plans by the Petersen Automotive Museum to erect a new facade on their building on the southeast corner of Wilshire Boulevard and Fairfax Avenue.
 
O’Sullivan appealed the decision on grounds that the facade violates the design guidelines of the Miracle Mile Community Design Overlay District [CDO] and ignores the CDO mandate that the museum maintain a pedestrian entrance on Wilshire Boulevard during operating hours, allowing the Petersen to continue to turn its back to Museum Row.


Plans for the facade as well as the interior renovations of the museum were officially announced by Petersen officials on August 18 at the Concours d’Elegance classic car show in Pebble Beach – but renderings of the controversial façade were leaked to the media in early July, accompanied by stories that the museum was selling off a substantial portion of its collection.
 
Alarmed by this situation, the MMRA requested a meeting with representatives of the Petersen. O’Sullivan and MMRA Vice President Ken Hixon met with Terry Karges, Executive Director of the Petersen Museum, and their planning consultant, Melody Kanschat, on July 28. At this meeting O’Sullivan and Hixon were surprised to learn that not only had plans for the facade been already submitted to the Department of Planning – without any notice to the community – but that the plans had been approved by the City ten days earlier, on July 18. They also learned that the decision would become final unless an appeal was filed by August 2.
 
With only a few days to act – and with no time to call for a Board of Director’s meeting – O’Sullivan filed an individual appeal on behalf of the MMRA. The Central Area Planning Commission will conduct a public hearing on the appeal on September 10 [here’s a link to the hearing notice].
 
The MMRA Board of Directors adopted a motion approving O’Sullivan’s appeal at its August meeting. The board is very troubled by the fact that the community was kept in the dark about the Petersen’s plans. The MMRA is committed to community involvement in the decision-making process (this newsletter is an example of that commitment). We are a consensus-based organization – but it is difficult to arrive at consensus if our residents don’t have all the facts in a timely manner.
 
The MMRA is also gravely concerned that the “jungle gym” design of the Petersen façade will be an attractive nuisance. The ribbon design reaching all the way down to the sidewalk will provide an easy foothold to secure climbers and will tempt young people and graffiti artists to scale the building.
 
The attractive nuisance doctrine states that a landowner may be held liable for the injuries to minors trespassing on their property who are unable to appreciate the risks posed by an object or condition. By approving this design, the City of Los Angeles – and its taxpayers – could share financial exposure for damages should a minor be injured climbing the Petersen facade.
 
The MMRA also fears that the Petersen facade will be a magnet for taggers and graffiti artists, who are notorious for the dare-devil risks they assume to prominently place their “tags.” They have been known to precariously hang over speeding traffic in order to tag freeway signs. High visibility is the supreme objective of taggers; the Petersen’s location on a busy intersection at the western gateway to the Miracle Mile presents an ideal canvas for such vandalism.


[Images courtesy of the Petersen Automotive Museum.]

 
For additional information...

Petersen Application to the Department of City Planning 
 
Attachment A - Petersen Application

Department of City Planning Approval of Petersen Facade
 
Department of City Planning Public Hearing Notice: Petersen Appeal

Miracle Mile Community Design Overlay Guidelines and Standards 

More information on the Petersen appeal can be found below...

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When a Square is a Circle by Jame O'Sullivan


When
a Square
is a Circle

 
A geometry
lesson
from
 the
Los Angeles
Planning
Department

 
by James O’Sullivan,
President, MMRA

 
The Los Angeles Planning Department has once again made a mumbo jumbo finding to justify a project it wants to approve. On July 18 the Director of Planning issued an opinion about the proposed new facade of the Petersen Automotive Museum that strains credulity. But this is par for how the City operates. I don’t have anything against the Petersen – I’ve taken many visitors there – but, in my humble opinion, the new facade design is just plain ugly. It reminds me of the psychedelic boarders of an old Grateful Dead poster. It’s definitely “trippy” – and it seems no more relevant to an automotive museum than it does to the Miracle Mile.
 
There is a Miracle Mile Community Design Overlay [CDO] that many of us worked for years to get approved and it is supposed to make sure that these kinds of designs do not happen in the Miracle Mile. However, the Petersen and the City did not deem it necessary to share this new design with anyone in the Miracle Mile, they just handled it in secret and approved it. And, love it or hate it, it really irks me that the community was shut out of this process. So, on behalf of the MMRA, I appealed the approval of the Petersen’s new facade and look forward to everyone – pro and con – having the opportunity to weigh in on this project when it goes before the Central Planning Commission on September 10.
 
Of course, beauty is in the eye of the beholder ­– particularly when it comes to modern architecture – but you can read the CDO yourself [here’s a link] and see that it contains clear language about horizontal and vertical design elements.
 
Most people would agree that a circle is not a square and a horizontal line is not the same thing as a vertical line. That is not the case for the Los Angeles Director of Planning. After examining the application from the Petersen, the Director of Planning called horizontal lines vertical.  Actually, what he said was that the “facade upgrade consists of installing a series of stainless-steel curvilinear ribbons. . .which provides a new horizontal and vertical rhythm and provides a sense of scale to the facade.” 
 
Horizontal and vertical rhythm? Is he describing the Petersen facade or judging an episode of Dancing with the Stars? That is just plain nonsense. How can you look at the renderings of the facade and reconcile it to what it says in the CDO?
 
The approval stated, “The project has been reviewed by staff and has been found to be in substantial conformance with the design guidelines.” I have learned over the years that when anyone from the City mentions substantial conformance it means they will deem that a square is a circle if it suits their logic. The guidelines that that City must implement state that plans must conform to the CDO. Either they do or they don’t. There is no such language as “substantial conformance” to be found in the CDO.
 
The Planning Director admits that the Petersen design doesn’t really fit the Miracle Mile when he says: “Although the facade is very different from the surrounding commercial buildings, the unique facade design as proposed revitalizes the building and at the same time introduces an aesthetic design that enhances the area. It is consistent with the innovative modern architecture design present in the nearby museum uses (my italics)."
 
Normally, I would take the word “present” to mean LACMA West, the Bing, Hammer, Ahmanson, Broad, or  Resnick galleries at LACMA or the A+D museum next door. But he seems to be saying that the Petersen facade is “consistent” to proposed designs that have yet to be approved, let alone built, such as the Zumthor “ink spot” redo of LACMA or the glass bubble theater the Academy Museum plans to build on the north side of the former May Company building.
 
And, to top it all off, the Planning Department seems completely oblivious to public safety. A child or teenager looking at the façade won’t see “innovative modern architecture” – they’ll see a giant jungle gym. The design screams: “Climb me!” And they will. And there will be injuries and lawsuits. And the taxpayers will find themselves on the hook for a share of the damages because the Planning Department approved a shiny, four-story attractive nuisance.
 
Although a design like the Petersen facade was never anticipated by those of us on the citizen advisory committee who created the Miracle Mile CDO, it is exactly what we were trying to prevent. The CDO was a product of community input and consensus. The approval of the Petersen facade was a well-executed end run around the community. 

[Petersen images courtesy Petersen Automotive Museum. Fillmore West poster, circa 1967, courtesy 
Bill Graham Archives, LLC. Copyright owned by Bill Graham Archives, LLC. All Rights Reserved.]

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What is the Miracle Mile Community Design Overlay District?



What is the Miracle Mile
Community Design Overlay District?

In 2004 the Los Angeles City Council approved the creation of the Miracle Mile Community Design Overlay Guidelines and Standards [CDO]. The CDO covers all commercially zoned parcels and structures along Wilshire Boulevard between Sycamore Avenue on the east to Fairfax Avenue on the west, with the exception of the Los Angeles County Museum of Art and Hancock Park [see map below].
 
The purpose of the CDO is to enhance the physical and aesthetic qualities of this distinctive section of Wilshire Boulevard. It addressed one of the key tenants of the City’s General Plan Framework to “determine the appropriate urban design elements at the neighborhood level” in order to create a more pleasant, pedestrian-oriented environment.
 
The impetus to create the CDO was sparked by a rash of new construction in the early-2000s that was inconsistent with the pattern of historically significant architecture in the Miracle Mile. Some of these new buildings paid little attention to the design of their Wilshire facades. They did not have open pedestrian entrances on Wilshire Boulevard, their display windows were blacked-out, and their signage was out-of-scale. These new buildings visually degraded the character and unique identity of the community [see photo above of the Smart & Final store].
 
At that time, the preservation and restoration of the Miracle Mile’s mainly Art Deco historical buildings were also threatened and it became apparent the only way to establish standards for the rehabilitation of these unique historic resources was by means of a CDO. Hence, the CDO created two sets of architectural guidelines, one for new and existing developments and one specific to historic structures that are eligible for listing on the National Register of Historic Places, such as the former May Company building.
 
In its recommendation supporting the creation of the CDO, the Department of Planning wrote that the CDO “will ensure that future development provide a sense of place in terms of design by applying unique architectural guidelines and standards developed for this area, and will help prevent the development of structures with exterior design that is not compatible with the surrounding community.”
 
A citizen advisory committee was formed to work with the Department of Planning to craft the CDO. The committee consisted of residents and business and property owners, who were charged with making the Miracle Mile section of Wilshire Boulevard a more pleasant and attractive street and to address issues of urban design, land use compatibility, and quality of life issues.  James O’Sullivan, President of the MMRA, served on the committee and Renee Weitzer, Land Use and Planning Deputy for Councilmember Tom Labonge, was in regular attendance. [Museum Garden apartments is one of many buildings constructed implementing the CDO guidlines; see photo above.]
 
The CDO that emerged through the hard work of the citizen advisory committee, as approved by the City, mandates in its introduction that “All projects within the boundaries of the Miracle Mile CDO District should comply with the following Design Guidelines and Development Standards.”
 

To enlarge image clike HERE for a scaleable PDF of boundaries.

Q & A:
 
Why was the Los Angeles County Museum [LACMA] exempted from the Miracle Mile CDO?
 
LACMA is a county institution located in Hancock Park, which is a county park. The CDO is under the purview of the City of Los Angeles, whose regulations do not apply to Los Angeles County property.
 
The MMRA is particularly puzzled by the Planning Department’s approval of the Petersen facade on the grounds that “it is consistent with innovative modern architecture design present in nearby museum uses.” The logic of this statement in ambiguous – it appears to be a reference to LACMA, given that it is the only nearby museum with innovative modern buildings present. But as explained above, LACMA is not legally bound by the guidelines and standards of the Miracle Mile CDO. If, indeed, they are referring to LACMA, then the Planning Department found that the Petersen facade was consistent to the CDO by comparing it to a museum that is exempt from the CDO. This slight of hand ignores the purpose, intent, and spirit of the CDO.
 
Does the CDO prohibit modern architecture?
 
No, not at all. The CDO does establish practical guidelines regarding setback, having a Wilshire pedestrian entrance, avoiding garage driveway entrances on Wilshire, etcetera – as well as general design standards regarding massing, architectural elements, and building materials – but it doesn’t require that new projects be constructed in an Art Deco or any other particular style.
 
Who enforces the CDO?
 
The Los Angeles City Department of Planning. But  ­– as evidenced by their endorsement of the Petersen facade ­– it is obvious that anything goes with the Department of Planning.
 
The MMRA recently requested that our Councilmember, Tom Labonge, reinstate the Miracle Mile CDO citizen advisory board – but he refused. He maintains that the Department of Planning is solely franchised to implement the CDO. It is a Catch 22 situation for the Miracle Mile. The Department of Planning is in charge of implementing guidelines and standards that they feel free to redefine at will ­– without any public input.
 
Neither the Department of Planning nor the Petersen Museum did any public outreach before the plan for the new facade was submitted and approved by the City. The MMRA only accidentally learned of the project after it had been signed off on – and only a few days away from the expiration of the appeal process.
 
Since the filing of an appeal by MMRA President James O’Sullivan, the Petersen has belatedly begun its outreach campaign. And it is only because the appeal was filed that the public will have any input on this project at all.
 
Obviously, since the Department of Planning has apparently abdicated its responsibility to enforce the CDO, it falls upon the MMRA to fight for its implementation.  To some the CDO is an imperfect document, but it was created by consensus to address the concerns of the community. The MMRA fully supports efforts to improve the CDO or to correct any of its defects. But it cannot be casually dismissed; it is the law in the Miracle Mile.

[Image credits: Smart & Final courtesy of Mark Berman; Museum Gardens courtesy of Sares-Regis Group; Miracle Mile CDO Boundaries courtesy of the Los Angeles Department of Planning.]

For additional information...

Miracle Mile Community Design Overlay Guidelines and Standards

Fixing Wilshire Boulevard by Mark Berman

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SCROLL DOWN FOR:
MMRA Launches an Inventory of
Vacant Lots and Abandoned Buildings




Vacant lot at southeast corner of Curson and Olympic; courtesy of Google Maps.

MMRA Launches an Inventory of
Vacant Lots
 and Abandoned Buildings
in the Miracle Mile

In response to complaints from residents, the MMRA has initiated an inventory of all vacant lots and abandoned buildings within our boundaries [click HERE to see map]. Board member Jay Schoenfeldt has generously offered his assistance in this effort by utilizing his resources as a Realtor to identify the owners and legal addresses of these parcels.
 
Vacant lots that are not properly fenced and maintained become weed-choked, littered with trash, and targets for graffiti. Abandoned buildings invite vandals and squatters. Once this inventory is completed, the MMRA will request that the owners of such properties quickly remedy any safety or code violations. If they are not compliant we will seek action from the City.
 
This inventory will include all vacant lots and abandoned properties in the Miracle Mile – regardless of their condition – so that in the event a once well-maintained parcel displays signs of neglect the MMRA may move quickly to correct the situation.
 
Residents are the eyes and ears of the MMRA; you can help us build this inventory by notifying us of any vacant lot you are aware of – or any abandoned property that may pose a safety risk to the community.
 
Please contact Jay Schoenfeldt: jeschoenfeldt@gmail.com.  
 
In your message include the address of the property. If there is no obvious address note the addresses on either side of the property. In your message describe the condition of the property: is it well maintained, is it fenced, is there litter and other debris, is there graffiti, does it collect stagnant pools of water, is it a source of windborne dust? These sorts of details will help the MMRA prioritize our efforts. Digital photographs are also extremely useful.
 
This inventory will be an on-going project to help the MMRA fulfill its charter to preserve and maintain the quality of life, property values, and security of the Miracle Mile.

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Miracle Mile Real Estate • August 2013 Sales


Miracle Mile Real Estate
August 2013 Sales


937 Masselin Ave.

3 bdrm, 2 bath, 1,774 sq. ft.
lot: 7,001 sq. ft.
listing price: $1,249,000
sale price: $1,200,000
sale date: 8-2-2013



938 S. Stanley Ave.
3 bdrm, 2.5 bath, 1,771 sq. ft.
lot: 5,501 sq. ft.
listing price: $1,149,000
sale price: $1,085,000
sale date: 8-16-2013



808 S. Ridgeley Drive
2 bdrm, 3 bath, 1,796 sq. ft.
lot: 6,734 sq. ft.
listing price: $799,000
sale price: $915,000
sale date: 8-13-2013



1011 S. Stanley Ave.
2 bdrm, 1 bath, 1,389 sq. ft.
lot: 5,248 sq. ft.
listing price: $500,000
sale price: $500,000
sale date: 8-20-2013


749 S. Cloverdale Ave. #101

condominium
2 bdrm, 2.5 bath, 1,605 sq. ft.
listing price: $799,000
sale price: $770,000
sale date: 8-20-2013

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(...below the fold...)

 UPCOMING EVENTS 


MMRA Board Meeting
Thursday
October 3, 2013
@ 7 PM

 
Board meetings
are held at
the Berch Lounge
Westside Jewish
Community Center

5870 Olympic Blvd.
on the first Thursday
of each month.

All are welcome.



In the news:


 
For lost and found pets,
crime and traffic alerts,
and breaking news
follow us on Twitter:


news@miraclemileMMRA

 


www.MiracleMileLA.com
 



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MMRA now has PayPal!
 
Now you can use PayPal to join the MMRA or pay your membership dues. PayPal is the faster, safer way to make online payments. PayPal allows us to accept credit card payments. Joining the MMRA has never been easier, just click on the Buy Now button:
 

 



Miracle Mile
History Quiz

What was the Wilshire Bowl? (Hint: it wasn’t a bowling alley.) Click on the image to find the answer.




MIRACLE MILE
RESTAURANT GUIDE

Our guide not only lists all the restaurants in the Miracle Mile, but also the nearby restaurants that are popular with our residents – as well as eateries that deliver to the Miracle Mile. One of our nearby favorites that delivers is Bloom Cafe, 5544 Pico Blvd.


 

Miracle Mile
Residential Association
 
James O’Sullivan, President
james.osullivan@MiracleMileLA.com

Alice S. Cassidy, Vice President
alice.cassidy@MiracleMileLA.com

Joseph Steins, Treasurer
joseph.steins@MiracleMileLA.com

Ken Hixon, Vice President/
Newsletter Editor
kenhixon@MiracleMileLA.com
 
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Copyright © 2013 Miracle Mile Residential Association.  All rights reserved.


Miracle Mile Residential Association
P.O. Box 361295
Los Angles, CA 90036-9495


Email: info@MiracleMileLA.com
Website: www.MiracleMileLA.com
Newsletter: newsletter@MiracleMileLA.com


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