Miracle Mile Residential Association Newsletter • March 2016

Miracle Mile
Residential Association

Newsletter • March 2016 • Los Angeles, California                                                                                                    

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Dirty Tricks Won’t Fix the Affordable Housing Problem in L.A.

by James O'Sullivan, MMRA President

When the Neighborhood Integrity Initiative – now slated to appear on the March 2017 ballot – was announced last fall it was enthusiastically supported by many grassroots neighborhood leaders fed up with mega-developments and spot zoning. It was instantly opposed by the developer class, the construction trade unions, and City Councilmembers Joe Buscaino, Bob Blumenfield, Gil Cedillo, Paul Kerkorian, Mitch O'Farrell and Curren Price. 

Now, right on cue, another ballot measure, the Build Better L.A. initiative was launched. It is billed as an “Initiative to Increase Creation of Jobs and Affordable Housing Units.” Its campaign motto is: “A job. A house. A future.”

This Norman Rockwell sales pitch is intended to camouflage the callous purpose of the initiative: it is a shameful, devious and deceitful attempt to shoot down the Neighborhood Integrity Initiative and trick the citizens of Los Angeles in the process. 

Supported by the L.A. County Federation of Labor, this is nothing more than a political/developer-class backed attempt to keep the status quo in place by giving developers anything they want in exchange for reliable donations to reelection campaigns. It is exactly the kind of “business as usual” move that millions of people across the country on both sides of the aisle are rebelling against.  

Build Better L.A. is touted as a way to mitigate the surge of homelessness in L.A. while aiding residents struggling with skyrocketing rents – but this corrupt ballot measure does not even come close to solving these problems.

The advocates of the Build Better L.A. want to encourage super-sized apartment projects to be built that require a zoning exemption for increases in height, residential floor area, or density. The developer will also get three incentives or concessions from the city (density bonus, reduction in parking, etc.) and in return the developer will add a percentage of low to very low income housing units in their market rate projects. These projects will be built within Transit-Oriented Districts and designated centers along transportation corridors. This includes all land within one-half mile radius of a major transit stop.

What most people don’t realize is that a “major transit stop” isn’t defined as a subway, light rail, or express bus stop; it also includes any bus stop with service every 15 minutes. In other words, these gargantuan projects can be constructed everywhere in L.A. 

But surprise, the Built Better LA initiative does not require any affordable units to actually be built in the approved building. They can instead build the low income housing one-half to three miles away from the project. For a new apartment complex on Wilshire Boulevard that means that the affordable units can be built below Washington Boulevard. So, how would that address the affordable housing needs of the Miracle Mile? Answer: it wouldn’t.

The developer can also pay an in-lieu fee to the city instead of building any affordable units.  All monies will be deposited in the city's Affordable Housing Trust Fund.  The City will then use that money to “create and/or preserve housing affordable to Extremely Low-, Very Low- and Lower-Income households.”  Don’t hold your breath on that happening, because that money will then be in the belly of the beast. The City of Los Angeles has a long history of raiding funds of all kinds for purposes other than what they were originally designated for.  [See below: “The Parking Crisis in the Miracle Mile.”]

I thought New York City with its “poor door” policy where low income residents had to enter through a separate door was bad, but this is so much worse. This initiative pretends to help the homeless and those struggling to keep up with soaring rents, but it offers no relief they can depend on. 

So, don’t be fooled, this initiative will not help our homeless problem and it will not remedy our affordable housing crisis. What it will do is to allow for even more mega-developments containing luxury rate apartments that will continue to add to our deteriorating infrastructure crisis.

Build Better L.A. is political chicanery of the worse kind: it makes false promises to the poor in order to line the pockets of the rich. Haven’t we had enough of that?

The Build Better L.A. initiative is currently scheduled to appear on the November 2016 – although some are predicting that it will be shifted to Spring 2017 in a head-on battle with the Neighborhood Integrity Initiative. But regardless of which ballot it appears on, make sure you vote no for the Build Better L.A. initiative.



Neighborhood Integrity Initiative Moved to Spring 2017 Ballot


News Alert:

Neighborhood Integrity Initiative

Moved to Spring 2017 Ballot

by Tim Deegan, CityWatch

March 15, 2016 – Citing “an overcrowded November election with a least 20 ballot measures” the Coalition to Preserve L.A. has announced that they are pushing back their Neighborhood Integrity Initiative from November to the Spring 2017 City election. Campaign Director Jill Stewart and Aids Healthcare Foundation President Michael Weinstein jointly presented their new plans at a media conference on the steps of City Hall Tuesday morning. 
“We are going to shift gears”, said Weinstein. “The November ballot is very crowded, with many state issues and the Presidential race. The Neighborhood Integrity Initiative is a city issue, better suited for a city election, which we will have in March 2017.”
The Mayor and some city councilmembers will also be on the same ballot, and that will help amplify the debate, and extend the conversation about development in Los Angeles. It will also force politicos hoping to hold onto their seats into making a public declaration how they stand on development, and identifying which developers are helping to finance their campaigns. This will be a unique and an unexpected benefit of the change in ballot dates. 
With this shift to the Spring city election, anti-development candidates interested in running may have an opening in contested districts to attract attention to themselves in stark contrast to many incumbents that have benefitted from their linkage to developers. This is a strategy that helped to get David Ryu (CD4) elected. 
An unhappy-with-development electorate may be expected to be enthusiastically against any politico running for reelection that does not favor some sort of review and roll back of the out of control building schemes that are dwarfing L.A.’s residential neighborhoods and robbing them of their character. 
Stewart added that they have resubmitted a petition to the City Clerk that is now “Eight pages … down from 23 … which makes it easier for the public to understand when being asked to sign and support the Neighborhood Integrity Initiative.”
While stressing that “90% of the goals remain the same”, Stewart revealed that “One change is if a project is 100% affordable housing, it would be allowed to go forward during the moratorium in most cases." 
The reschedule, from the November to the Spring 2017 election, will allow for better understanding and greater buy-in of the Neighborhood Integrity Initiative, a ballot measure that makes City Hall: 

  • Obey the Law
  • Play by the Rules
  • Do their job - update the City’s Plans
  • Respect the Character of the Neighborhoods
  • Stop Traffic Density Gridlock
  • Stop City Planning Lawlessness
  • Curb Undue Influence by Developers

Once approved by for circulation by the City Clerk, the Neighborhood Integrity Initiative will need 61,486 signatures by the end of August to qualify for the Spring 2017 City election.
Tim Deegan is a long-time resident and community leader in the Miracle Mile, who has served as board chair at the Mid City West Community Council and on the board of the Miracle Mile Civic Coalition. Tim can be reached at
This article first appeared in CityWatch, edited by Miracle Mile resident Ken Draper. We are grateful to Ken and Tim for permission to republish it here.



The Parking Crisis in the Miracle Mile


The Parking Crisis in the Miracle Mile



What’s wrong with this picture?

Hint: There is only one city owned public parking facility in the entire Miracle Mile – Lot 614 at 728 S. Cochran Avenue, which has 41 spaces.
Now, lets look at a map of city owned public parking facilities in Beverly Hills:


Or Culver City:



And, finally, Santa Monica:

Why does Beverly Hills, Culver City, and Santa Monica have so many city owned off-street parking facilities and the Miracle Mile has only 41 spaces?

Because for years the City of Los Angeles has been raiding its Special Parking Revenue Fund (SPRF), which was established to receive all revenue from parking meters and public 0ff-street parking facilities administered by the Department of Transportation. The original intent of the SPRF was to pay for the creation and maintenance of additional off-street parking facilities, but the city has been diverting a substantial portion of this money into its general fund to keep the lights on at City Hall.
It’s important to remember this fact when dissecting the current parking crisis at the eastern end of the Miracle Mile. The root of this problem is not with the temporary factors that have exacerbated the situation – subway construction or other private projects underway. The City of Los Angeles turned its back on the parking needs of the residents and small business owners in the Miracle Mile years ago when it began raiding the SPRF to patch its leaking budget.
The parking shortages centered around La Brea and Wilshire will spread west towards Fairfax once the subway station there and the Academy Museum opens. The Purple Line Extension Environmental Impact Report stated that the Fairfax subway station will create a new demand for 226 on-street parking spaces. (The Wilshire/La Brea station will create a new demand for over 250 parking spaces!) Metro is not including any parking at their Miracle Mile subway stops; they aren’t even providing “kiss and ride” areas for passengers to be dropped off by private vehicles.
The Academy Museum was approved by the city without requiring the construction of a single new parking space. The Academy and LACMA maintain that LACMA’s existing parking facilities are sufficient to be shared by both institutions. Last year LACMA attracted 1.2 million visitors; some predict that the Academy Museum will draw an additional 1 million visitors to the Miracle Mile. LACMA’s Pritzker garage and Spaulding parking lot contain a maximum of 913 parking spaces (if they implement stacked parking). You do the math.
Here’s a list the current straws that have broken the camel’s back at the eastern end of the Miracle Mile:

  • The closure of a parking lot on Detroit (north of Wilshire) by Metro for use as a construction staging site for the Purple Line extension. Metro attempted to replace the loss of these spots by seeking approval to make two streets between Wilshire and 6th Street into one-way streets, so that angled parking would allow for additional spaces. Unfortunately, as per L.A. Department of Transportation rules, only building owners were allowed to vote on this proposal – which they readily defeated. If tenants of these apartment buildings had been afforded an opportunity to weigh in the outcome could have been different. A number of the older and historic apartment buildings in the Miracle Mile provide no or insufficient off-street parking for their tenants.
  • The installation of pilings at Wilshire and La Brea is intermittently obstructing metered parking on Wilshire. This is part of the cut-and-cover work required for the underground construction of the subway.     
  • The loss of the former Bank of America parking lot on the southwestern corner of Wilshire and La Brea – another subway construction site – has had an impact, too. This large lot served as a “pressure relief valve” for the parking needs of nearby residents and small businesses. 
  • The large infill apartment project going up on the former parking lot behind the Desmonds Tower at Wilshire and Dunsmuir. The lengthy construction of this 175-unit building has forced employees and customers of businesses located in the Desmonds Tower to seek on-street parking and compete for spots at off-site parking facilities. The project’s new underground garage is designed to accommodate the parking demands of the Desmonds Tower as well as apartment tenants, but the completion of this project will be wrapping up around the same time that yet another infill apartment project will commence on the parking lot behind the Dominguez-Wilshire building (on the south side of Wilshire between Cochran and Cloverdale). This will prolong the competition for on-street and off-site parking spaces.

Meanwhile, residents in the Miracle Mile are scrambling to secure Preferential Parking status for their blocks. In February 2016, two additional blocks joined our existing Preferential Parking Districts: the north side of 8th Street between Genesee Avenue and Ogden Drive (District No. 2) and 9th Street between Dunsmuir Ave and Cochran Ave (District No. 36).
It has become every man for himself in the Miracle Mile. Residents and small business owners have been pitted against each other because the city abdicated its pledge to utilize parking revenues to construct new parking facilities. There will be no real relief from the parking wars until our city leaders stop siphoning dry the Special Parking Revenue Fund and start building off-street parking facilities in areas with acute parking shortages.
Is that likely to happen? No.
The city has an embezzler’s mindset – they fool themselves (and the taxpayers) with the pretense that they will pay back the funds they are “borrowing.” But the more money they take – and the longer they take it – the more it becomes clear that the transaction is not a “loan.” The city doesn’t have the means to replenish the parking fund. That money is gone forever. Our only hope is that the City Council will put the lid back on the cookie jar and keep their hands in their own pockets. 


Miracle Mile Small Business Stroll


Miracle Mile Small Business Stroll

• Saturday, April 2 

by Patricia Sanchez, Park Labrea News/Beverly Press

Amid Metro construction and a changing landscape, small business owners around Wilshire Boulevard and La Brea Avenue are collaborating to create a “Small Business Stroll” starting in April.
On the first Saturday of each month, the Small Business Stroll will feature promotions and special events hosted by businesses to spark community activity. The first event will be held April 2 from 10 a.m.-10 p.m and include businesses along La Brea Avenue from from the corner of Olympic Boulevard to Wilshire Boulevard and along Wilshire Boulevard from La Brea Avenue to Cloverdale Avenue.
Business owner Fatima Dodson [above], owner of Runway Boutique located at 807 S. La Brea Ave., said now is the perfect time to start the event.

“My business has been here for 10 years, and there’s a big difference in the community from then to now,” Dodson said. “The community has grown, and there’s so much construction going on which is both good and bad for business owners.”
Dodson said she wanted to start the event since last year, and current construction for the Metro Purple Line Extension has pushed her to finally get it going.
“My idea is to have business meetings, team captains and monthly meetings,” Dodson said. “We’re starting out with the Small Business Stroll, but it’s going to grow into something bigger. Part of owning a business is coming up with ideas, and if [small businesses] can come together to bounce ideas off of each other, it will only make us more successful.”
Since construction started, Dodson said she has seen a decline in some of her regular customers from outside the area, but she has seen an increase in foot traffic. Other business owners, she said, are experiencing the same dilemma.
Christine Johnson [left], owner of Miracle Mile Toys and Games located at 5363 Wilshire Blvd., said she encourages business owners around her shop to participate in the event. The Small Business Stroll, she said, will help both businesses and patrons during construction.
“Despite what people think, this is a community accessible by walking,” Johnson said. “The weather is getting warmer and construction is getting louder. People don’t have as much access to parking, so why not encourage them to walk.”
Johnson said despite preparing for the impact of construction during the next few months, it is unknown how her business will be affected.
“We’re just seeing the beginning of construction,” Johnson said. “Even with all the meetings, no one can really predict what will happen, so getting community support now is important for the future.”
Jennifer Ritchkoff, owner of Muse on 8th, a café located at 759 S. La Brea Ave., said when she opened four years ago, she had no idea there would be so much construction with the Metro. She said she’s excited to participate in the Small Business Stroll because it can only help her business.
“A lot of people don’t know their own interior community,” Ritchkoff said. “It’s a great opportunity for people to explore and get to know what small businesses have to offer.”
Dodson said aside from support from fellow business owners, the Small Business Stroll has gained the support of the Miracle Mile Residential Association (MMRA). Ken Hixon, MMRA’s vice president, said he is a big fan of small businesses and is happy to help.
“Whether it’s a place to get your hair cut or to go out toy shopping, we have a unique mix of small businesses,” Hixon said. “When Fatima came to me with the idea, I thought it would be a great opportunity for synergy between the small businesses and MMRA.”
Hixon said MMRA will work with Dodson and the other business owners to promote the Small Business Stroll in MMRA’s newsletter.
“Metro is doing what it can with the Business Interruption Fund and their ‘Eat, Shop, Play’ program, but it’s also important for the community to do its part,” Hixon said. “Getting the word out is the most powerful tool, and MMRA is happy to help in that way.”
Dodson said she has also gone to Metro with her idea, and they are supportive well.
During a Metro meeting with businesses on Feb. 17, Dodson spoke with Michael Cortez, senior construction relations officer for Metro to involve Metro with the event.
Dodson said at least a dozen stores and restaurants will participate in the first stroll including Muse on 8th, Miracle Mile Toys and Games and Candela Taco Bar and Longue.
“Everything is coming together slowly, but we’ve had a lot of positive feedback so far,” Dodson said. “I’m excited to see the turnout for next month.”
This article first appeared March 2, 2016 in the Park Labrea/Beverly Press, we are grateful for permission to republish it here. Photo of Fatima Dodson by Patricia Sanchez.


City Hall Trips Over Its Own Feet on Sidewalk Repairs


City Hall Trips Over Its Own Feet
on Sidewalk Repairs


In 2015 , the City of Los Angeles agreed to spend $1.3 billion over the next 30 years to fix its massive backlog of broken sidewalks in order to resolve a lawsuit filed by attorneys for the disabled, who successfully argued that impassable sidewalks were in violation of the Americans With Disabilities Act.
Under the terms of the settlement the city must spend $31 million annually on sidewalk repairs and other related improvements. That amount would gradually increase to $63 million in future years to adjust for rising costs.
City Hall has a well-deserved and notoriously poor history of executing and managing infrastructure projects. Ever since the sidewalk settlement was announced there has been snail-like progress in developing a working plan to inventory 11,500 miles of sidewalks in order to prioritize repairs.
The City Council’s Joint Committee of Public Works and Gang Reduction and Budget and Finance has been conducting hearings and community meetings in an effort to craft a comprehensive sidewalk program. On February 29, 2016, the Joint Committee issued a letter outlining their recommendations – which will now go before the full City Council for discussion.
But the Committee’s recommendations offer no real clarity as to how the city would actually inventory damaged sidewalks, which doesn’t inspire much confidence in the city’s sidewalk repair plan.
The MMRA is not waiting for the city to inventory our damaged sidewalks. In January 2016 we began our own survey. We have been photographing damaged sidewalks, street-by-street, throughout the Miracle Mile. This documentation is in the process of being compiled into a list that we will submit to Councilmember Ryu with our recommendations on which sidewalk repairs are in most need of immediate action.
Mayor Garcetti was elected to office touting a “Back to Basics” approach to city management and nothing is more basic than safe and navigable sidewalks. But, so far, City Hall has not satisfied the very first step in repairing our damaged sidewalks: how to determine their location.

For additional information:

Los Angeles Times: L.A. Plans to Fix Sidewalks, Then Hand Off Responsibility for Future Repairs

Photos courtesy of Mark Overbaugh, President, Wilshire Galleria Home Owners Association.


Update on the Reform of the Baseline Mansionization Ordinance
with Shelley Wagers

Now Playing on the MMRA Channel on YouTube:


Click on image to view video.

Update on the Reform of the
Baseline Mansionization Ordinance

with Shelley Wagers

While proposed ballot measures that would change the rules of the game for planning in L.A. have grabbed the most ink, another important and closely related struggle is well underway: the reform of the Baseline Mansionization Ordinance.
Shelley Wagers, a Beverly Grove resident, and her organization, No More McMansions In L.A., has spearheaded the fight to eliminate the loopholes in the original ordinance and stem the construction of super-sized homes that overwhelm the scale and character of neighborhoods throughout the city.
The Miracle Mile Residential Association has previously produced two video interviews with Wagers on the Baseline Mansionization Ordinance for its MMRA Channel on YouTube. Recently, a third interview was posted in which Wagers provides an update on where the campaign to reform the BMO currently stands.
Last fall, the Planning Department issued draft amendments and set a January 11, 2016 deadline for comments. In the interview, Wagers reports that comments in favor of BMO reform outnumbered the pro-McMansion forces by a 4-to-1 ratio. Despite this showing of support, Wagers says a few critical loopholes still exist in the proposed amendments. She makes it clear that it is crucial that pressure be kept up to force the city to properly fix the BMO once and for all.


Urban Wildlife Town Hall Meeting Video Now Online



Urban Wildlife Town Hall Video Now Online

On Wednesday, March 2, 2016, the Larchmont Buzz and the Greater Wilshire Neighborhood Council co-sponsored an Urban Wildlife Town Hall meeting to discuss how to manage our co-existence with coyotes, raccoons, and other animals.
Los Angeles Department of Animal Services Officer Hoang Dinh and California State Department of Fish and Wildlife Lt. Kent Smirl provided an extensive array of facts, advice and resources on the subject.
You can view the video of the meeting by clicking HERE.
You can also read about the meeting in the four-part series of Buzz stories:

Part 1 – Coyote Myths, Facts & Status
Part 2 – Wildlife Management and Prevention
Part 3 – Coyote Encounter & Hazing Tips
Part 4 – Wildlife Watch and Other Community Support 



Northen Annex of Former May Co. Building Demolished



Northern Annex of Former May Co.


Demolition of the 1946 northern annex to the former May Co. building is underway for the Academy Museum project. The façade of the original 1939 portion of the structure is a Los Angeles Historical Cultural Monument and will be preserved and restored. The interior of the original building will be extensively reconfigured to serve as a museum of motion picture history.


Illustration of Academy Museum courtesy of A.M.P.A.S.

For additional information: Academy Museum Website


May Co. Timeline


May Co. Timeline:


Circa 1970s, Marvin Rand, Photographer.
(Library of Congress; Call Number: HABS CAL,19-LOSAN,39–1)

The May Co. opened in 1939. The Streamline Moderne building with its signature gold mosaic “perfume bottle” entrance was designed by Albert C. Martin and Samuel A. Marx. The department store was constructed at the peak of the Miracle Mile’s popularity as the first major shopping district outside of downtown Los Angeles.
Desmonds, Silverwoods, Coulters, and other successful clothing retailers preceded the May Co. and the innovative design of these stores helped to perfect the concept of automobile related retailing: eye-catching architecture featuring large sidewalk display windows (designed so be noticed at 25 mph) with ample parking lots in the rear.
The May Co. quickly became the leading department store in the Miracle Mile. It’s success warranted the construction of an addition in 1946. This northern annex was also designed by Martin and Marx and seamlessly blended with the original building. Around this time a single-story appliance department was constructed on the east side of the department store (where the Broad Contemporary Art Museum is presently located). In it’s heyday the May Co. complex also had its own gas station at the corner of Fairfax and 6th Street.
The advent of popular enclosed shopping malls, such as the Beverly Center, and the consolidation of regional department stores into national chains contributed to the demise of the May Co. It went out of business in 1993.
In 1994 the property was purchase by Museum Associates, the non-profit entity that manages the Los Angeles County Museum of Art. It was operated as “LACMA West” for several years and was the location of several blockbuster exhibitions. But Museum Associates were unable to summon the will or the funds to fully readapt the building. Museum Associates leased the property to the Academy of Motion Picture Arts and Sciences in 2014 for use as the Academy Museum.

Click on image to enlarge.

Simon’s Drive In Cafe at the northwest corner of Fairfax and Wilshire (now the location of Johnie’s Coffee Shop); photograph dated 1938. The following year construction of the May Co. would begin on the lot with the billboard. (“Dick” Whittington Photography Collection, 1924-1987; USC Digital Collection.)

Click on image to enlarge.

Looking northeast across Wilshire Boulevard and Fairfax Avenue at the May Co. under construction, circa 1939. (“Dick” Whittington Photograhy Collection, 1924-1987; USC Digital Library.)

Click on image to enlarge.

View looking across Fairfax Avenue toward the northeast corner of Fairfax and Wilshire showing cranes and scaffolding surrounding the May Co. store under construction, 1939. (Water and Power Associates.)

Click on image to enlarge.

The original May Co. building in 1941, before the addition of the northern annex. (Miracle Mile Historical Photo Collection.)

Click on image to enlarge.

May Co., circa 1940 & 2013. Top photo: View of Fairfax Avenue side of the May Company, circa 1940. The original building opened in 1939. The store was expanded to the north in 1946. It is this addition that is being razed for the construction of the new Academy Museum. (Top photograph: Huntington Library Digital Library; bottom photograph: Justin Fields.)

Click on image to enlarge.

Aerial view of original May Co. building and gas station (right center) at 6th Street and Fairfax Avenue, 1940. (Miracle Mile Historical Photo Collection.)

Click on image to enlarge.

The intersection of South Odgen Drive and Wilshire Boulevard with the May Company building and appliance store, 1963. (Miracle Mile Historical Photo Collection.)

To view more photographs of the May Co. and other historical photos of the Mirace Mile visit:

The Miracle Mile Historical Photo Collection



Miracle Mile Real Estate • February 2016 Sales


Miracle Mile Real Estate
• February 2016 Sales •


916 S. Detroit St.
duplex: 2 - 3 bdrm; 2 bath units
3,918 sq. ft
lot: 6,458 sq. ft.
listed price: $1,399,950
sale price: $
sale date: 2/16/2016

1111 S. Cochran Ave.
6-unit apt. bldg
4,978 sq. ft.
lot: 6,583 sq. ft.
listed price: $2,275,000
sale price: $2,025,000
sale date: 2/25/2016


927 S. Odgen Dr.
4 bdrm; 3 bath
2,156 sq. ft.
lot: 6,002 sq. ft.
listed price: $1,299,000
sale price: $1,254,500
sale date: 2/5/2016

922 S. Sierra Bonita Ave.

4 bdrm; 3 bath
1,954 sq. ft.
lot: 7,000 sq. ft.
sale price: $1,450,000
list price: $1,499,000
sale date: 2/11/16




(...below the fold...)


MMRA Board Meeting
APRIL 5, 2016
@ 7 PM

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Miracle Mile

History Quiz

The Atlantic & Pacific Food Palace opened on Wilshire Boulevard in 1935. But you can't buy groceries there today. What sort of merchandise can you purchase?

Miracle Mile Farmers' Market
Every Wednesday 11 AM ~ 3 PM

Wilshire Courtyard

Miracle Mile
Residential Association

James O’Sullivan, President

Alice S. Cassidy, Vice President

Joseph Steins, Treasurer

Ken Hixon, Vice President
Director of Communications

Mark Zecca, Chairperson
Miracle Mile HPOZ Committe

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


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