Another One Bites the Dust: Can Good Luck Bar Be Saved?

Good Luck Bar

If you’ve been following the preservation/gentrification wars in LA, you’ll want to read the piece just published on LAist about the impending eviction of the Good Luck Bar in Los Feliz.  Residents are trying to fight a developer who has plans to create a boutique hotel on the site and a petition is being circulated in the hope that the bar can be preserved.

The article on LAist makes the point that the Good Luck Bar opened up as part of an earlier cycle of change in Los Feliz, and that cities are constantly evolving.  The bar’s current owner made money by catering to a new crowd that was moving to the neighborhood back in the 90s, and he’s currently involved in a revamp of the Chelsea Hotel in New York.  Old bars close, new ones open, and nothing lasts forever.

But having said that, there are some other issues here that make it sound like the community has been played, and I don’t blame them for being angry.  According to the article, when the boutique hotel was presented to the Los Feliz Neighborhood Council in 2014, apparently the developer, Conroy, assured residents that the Good Luck Bar would remain.  The LFNC ultimately voted to support the project, based in part on those assurances.  But the article goes on to report that the Good Luck Bar has been trying to renew its lease since 2016 and that the developer has simply ignored them.  Then last year, Conroy asked the owner of the bar to turn over the liquor license.  Understandably, Good Luck refused.  To me it sounds like the developer is trying to capitalize on the existing business without offering anything in return.

The Los Feliz Neighborhood Council will be talking about this at their meeting tonight at the Elysian Masonic Lodge.  Here’s the motion….

MOTION: Approve a resolution expressing concern over the eviction of Good Luck Bar and calling on the city to invalidate any permits or approvals previously given to the proposed project on the site.

And here’s the full agenda.  Should be an interesting meeting.

Los Feliz Neighborhood Council Agenda, April 30, 2019

Here’s the article from LAist.  An excellent breakdown of a complicated situation.  And one more chapter in the messy story of how our neighborhoods are being remade.

Good Luck Bar Is Closing After 25 Years. Can Los Feliz Save It?

 

 

The Grand Avenue Project

Grand Ave Woman

No one will miss the parking structure that used to stand at the corner of First and Grand in Downtown. It was demolished recently to make way for the Grand Avenue Project, which will be rising on the site you see in the image above. I was walking down First earlier this month, on my way to the Disney Concert Hall, and as I rounded the corner onto Grand I was startled to see nothing but clear, blue sky on the opposite side of the street. It’s strange how the disappearance of something familiar can reshape the space around it.

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A view of buildings surrounding the Grand Avenue Project site.

The Grand Avenue Project has been in the works for years. The completed project will include a 20-story hotel and a 39-story residential tower with 20% affordable housing, as well as retail, restaurants, and a public plaza. The complex was designed by Frank Gehry, and will be situated in the midst of the Downtown cultural hub that includes the Colburn School, MOCA, The Broad, the Disney Concert Hall and the Music Center.

Even though nobody will be mourning the loss of the parking structure, I thought I’d post a few photos to mark its passing. I’ve been taking lots of pictures of Downtown in recent years, trying to document some of the changes that are taking place. It’s interesting to watch the landscape as it’s going through these transformations.

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A view of the demolished parking structure with the Disney Concert Hall in the background.

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A view looking down Olive.  The parking structure is on the right.

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Stairs on the north side of the parking structure.

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Interior of the parking structure.

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A view from the top level.

One loss I am mourning is the removal of a number of street trees along the west and north sides of the project site. While the ones on Grand were fairly young, the ones on First were fully grown and provided extensive canopy. I’m sure new trees will be planted once the project is completed, but that’s at least a couple years away, and new development is taking a heavy toll on the City’s urban forest. The folks at City Hall keep talking about how important trees are for sustainability, but they keep getting cut down. If there was a program in place to monitor the urban forest and ensure its growth, that would be one thing, but no such program exists and the City does a lousy job of monitoring the situation. We can have new development and a healthy urban forest, but we need to plan to make that happen.

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Trees that used to stand on First Street.

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Trees that used to line Grand Avenue.

Here’s an article from Curbed about the groundbreaking for the Grand Avenue Project.

Construction Kicks Off on Frank Gehry’s Next Big Project

I don’t know how long construction is expected to take, but I imagine we’re talking at least a couple years. I was a little concerned by a paragraph toward the end of the Curbed article that talks about financing. Apparently the funding that allowed this project to move forward was obtained last year from a couple of Chinese firms. My concerns may be groundless, but it made me think about the stalled Oceanwide project near the Staples Center. That’s also funded by Chinese money, and while nobody’s sure exactly what’s going on, it sounds like they’re having serious cash flow problems. For years there was a flood of Chinese money fuelling development Downtown, but that seems to be coming to an end. Hopefully the funding for the Grand Avenue Project is rock solid, and things will keep moving forward.

Grand Ave Empty

Stop the Insanity at LACMA

LACMA Plaza

If you care about the Los Angeles County Museum of Art (LACMA), and you haven’t heard the latest about the massive makeover planned for the campus, please check out the articles below. There’s some crazy stuff going on. When the project was being discussed back in 2015, I wrote a post supporting the demolition of existing buildings and construction of new gallery space. But after reading reports in the media about the latest twists in the LACMA saga, I say we need to slam on the brakes. The project as currently proposed is just insane.

Read the articles below for more details, but the upshot is that LACMA will be spending hundreds of millions of dollars to create a new campus with a lot less gallery space. Even worse, the new buildings won’t contain offices for curators and other museum staff. LACMA will be leasing space for them in a building across the street. Unbelievable.

But it hasn’t been approved yet. The LA County Board of Supervisors will consider approval of the plan at their meeting on Tuesday, April 9. If you care about LACMA’s future, please write to your Supervisor TODAY and let them know you oppose the current plan.

LA County Board of Supervisors

Here are two articles that lay out what’s going on. The first is by Christopher Knight, who gives an overview of the proposal. The second is by Joseph Giovannini, who breaks down the numbers in excruciating detail. Both authors oppose the current plan

LACMA, the Incredible Shrinking Museum

LACMA: Suicide by Architecture

When the idea of remaking the LACMA campus was first proposed it seemed like a good idea, but over the years the proposal has morphed into an awful, pathetic mess. Please tell the Board of Supervisors to reject this idiotic plan.

Dismantling Times Mirror Square: Housing vs. History?

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In late November, the LA City Council’s Planning & Land Use Management (PLUM) Committee considered giving Times Mirror Square landmark status. It was an interesting hearing. The application nominating the site for Historic-Cultural Monument status was submitted by a group of people, including local preservationists Kim Cooper and Richard Schave, as well as architectural historian Alan Hess. There’s really no argument that Times Mirror Square has played a huge part in LA’s history. The debate centered around how much of it should be preserved.

As someone who grew up with newspapers, I have to remind myself that these days most people under 30 see them as a useless holdover from the past. The number of print publications has fallen dramatically over the past 20 years, and while a number of major papers continue to publish on-line, they’re struggling to reach an audience. These days a lot of Americans get their “news” from sources that don’t even claim to be news outlets. Do people under 30 have any idea how powerful and influential major newspapers were before the internet? From the early days of the 20th century the Times had a huge impact on local politics, the regional economy, and the built landscape. If the Times had never existed, LA would probably look very different than it does today.

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Los Angeles Times Building at First and Spring, designed by Gordon Kaufman

At the PLUM hearing, nobody questioned the site’s historical significance. The debate was all about the structure, or really the structures. Times Mirror Square was actually built in pieces over decades. The first segment, located at First and Spring and designed by Gordon Kaufman, was completed in 1935. In 1948 the owners extended the complex to the corner of Second and Spring, and the architect for this phase was Rowland Crawford. The final segment, built on the west side of the site in 1973, was designed by William Pereira. (And if you really want to dig into the details, you’d also have to count the plant building and the parking structure.)

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The Mirror Building at Spring and Second, designed by Rowland Crawford

For those who don’t know much about the Times’ history, here’s a quick summary. The paper was founded at the end of the 19th century and played a major role in LA’s development throughout the 20th. In its early years, editor Harrison Gray Otis made the paper successful through ardent boosterism, pushing hard for LA’s growth. The Times played a key role in advocating for the construction of the LA Aqueduct. Otis’ conservative, pro-business policies were shared by his successors, Harry Chandler and Norman Chandler. But things changed when Otis Chandler took over in 1960. The Times adopted a more independent perspective and expanded its staff, striving to become a national paper on the level of the New York Times. The change was quickly apparent. While in the past the Times had fanned the flames of bigotry, soon after Otis Chandler took over it ran a series exposing racism in the John Birch Society. When Richard Nixon lost the race for California governor, he blamed the LA TImes. Before 1960 the paper had never won a Pulitzer. Since 1960 it’s won 44.

Unfortunately, in 2000 the Times was sold to the pack of idiots at the Tribune Company. They spent over 15 years turning what had been a regional media giant into a pathetic shadow of its former self. In 2018 the paper was finally freed from the toxic grasp of the Tribune when it was purchased by billionaire Patrick Soon-Shiong. Not long after purchasing the Times, Soon-Shiong announced that its offices would be relocating to El Segundo, and that Times Mirror Square would be sold to developer Onni Group.

And this is what the debate at the PLUM hearing was all about. Onni has proposed preserving the Kaufman and Crawford buildings, but getting rid of the Pereira addition in order to build two residential towers. The preservationists who nominated Times Mirror Square wanted to landmark the entire site, which would make development more difficult.

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Times Mirror Headquarters at the corner of First and Broadway, designed by William Pereira

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View of Times Mirror building along Broadway

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City Hall and the Clara Shortridge Foltz Criminal Justice Center reflected in the facade of the Times Mirror building

Back in September, the Cultural Heritage Commission (CHC) sided with the preservationists. In spite of a report from GPA Consulting that took great pains to play down the quality of the Pereira building, the CHC voted to include it in their recommendation, saying that all of Times Mirror Square was worthy of landmark status. Interestingly, GPA also dug deep into the Pereira firm’s archives to question whether the architect designed the project himself. They seemed determined to block the nomination of that segment, which is exactly what Onni Group wanted. But it’s commonplace for the principle of an architectural firm to assign a team to complete the bulk of the work on a project. While GPA argued at the hearing that the Pereira building was not a significant example of the architect’s work, many others, including architectural historian Hess, insisted that it was.

This is the second time I’ve run across GPA in covering preservation issues, and I have to say I’m not impressed by their work. When DLJ Capital bought the 800 Traction building and decided to evict the Japanese-American artists who lived and worked there, the new owners brought in GPA to evaluate the structure’s history. While GPA found that the building deserved landmark status, their report managed to avoid any mention of the Japanese-American community that had lived in the area for decades. They also whitewashed 800 Traction’s history by omitting references to the Japanese-American artists who had lived and worked in the building for years, some going back as far as the 80s. And somehow GPA failed to note that some of these artists played a key role in creating the Downtown Arts District. Seems to me that GPA Consulting basically serves as a hired gun, dedicated to helping real estate investors push their projects forward.

History is a complicated thing. Most of us know relatively little about the city we live in. Sometimes it turns out we aren’t even really familiar with the things we think we know well. In early December I went down to Times Mirror Square to shoot some photos. I have to say the visit was an eye-opener. I bet I’ve walked by the building a thousand times, but while I was taking pictures I realized there was a lot that I’d never really seen. Walking past the main entrance on First Street I’d certainly noticed the contrast between the Kaufman and Pereira buildings, but I’d never paid any attention to the Crawford building. I’d never looked closely at the lines or the materials. I’d never read the inscriptions on the First Street facade. I’d never really thought about the way the Pereira building shapes the space.

And I’d never noticed this plaque near the corner of Spring and Second.

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Looking at it made me think about the many changes that have happened in Downtown, and reminded me that things will always keep changing. There are whole histories that have been bulldozed and buried. Thousands of stories I’ll never know. And while I believe preservation is important, we can’t save every old building, or even every beautiful building. Inevitably, the City will keep growing. It can’t remain static. So we have to weigh these things, and ask whether the changes are happening for better or for worse.

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View of Times Mirror Square from Spring

A number of people spoke at the PLUM Committee hearing, and again, the discussion was pretty all much about whether the Pereira structure should be preserved. Obviously, the developer reps and the business community argued against preserving that portion. The Committee also heard from a number of union workers who shared that view. On the other side you had preservationists arguing that the Pereira addition was an important example of the architect’s work, and an important part of the building’s history.

I agree with the preservationists. While all three architects involved with Times Mirror Square did impressive work, Pereira had the most extensive relationship with the LA area. He played a crucial role in shaping the city’s modernist period, and designed some of its most remarkable structures, including CBS Television City, Otis College of Art & Design (original campus), and the Los Angeles County Museum of Art (original campus). He also made significant contributions to Los Angeles International Airport,
the University of Southern California, and Occidental College. Pereira was a major player in creating the look of mid-century LA.

As for Times Mirror Square, I completely agree with the people who say the Pereira addition has a cold, corporate feel. That doesn’t make it bad architecture. In fact, it has a striking sculptural strength, and the way it shapes the space around it is impressive. Actually, I think it’s an appropriate expression of the power and position the Times held back in the 70s. Does it fit with the older buildings? Depends on what you mean by “fit”. The contrast between the Kaufman and Pereira structures is jarring, and I’m certain that’s what Pereira wanted. And remember, we’re talking about LA architecture. In most other cities this kind of mash-up would stand out as a bizarre oddity. In this city, it’s just one of many examples of extreme stylistic conflict. Over the last hundred years, the story of LA architecture has been all about brash, experimental eclecticism.

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Pereira building in foreground and Kaufman building in background

But it was pretty clear where the PLUM Committee hearing was going. The developer didn’t want the Pereira building to be declared historic, and that was a pretty strong sign the PLUM Committee didn’t want that to happen either. They’re very accomodating. Anybody who thought replacing former Chair Jose Huizar with Marqueece Harris-Dawson might change things was living in a fool’s paradise. At this PLUM hearing the main order of business appeared to be giving real estate investors whatever they asked for, just like when Huizar was running the show.

I did think it was interesting that people kept bringing up housing as an important issue. The developer, the union folks, the PLUM Committee all kept talking about how Downtown needed housing badly, and how Onni’s proposed luxury skyscraper would help ease that need. That’s weird. When I look at web sites for residential buildings in Downtown I find that a lot of them are offering discounts for signing a lease. Some are offering up to two months free rent. You wouldn’t think they’d be offering such great deals if housing was in really short supply.

Something else that’s weird. Onni’s reps are claiming that there’s a housing shortage in Downtown, but at one of their other buildings not too far away they’re turning residential units into hotel rooms. A few years ago the developer opened Level Furnished Living at Ninth and Olive. It was approved as 303 residential units, but in 2017 local activists discovered that Level’s owners were actually offering the units as hotel rooms. At first they were doing it illegally, but City Hall was good enough to grant them a TORS conversion for 97 units. This stands for Transit Occupancy Residential Structure, and basically it means you’re turning housing into hotel rooms. And it looks like were going to see more of this. Another developer has filed an application to build a 27-story high-rise at 949 South Hope. The project description calls it a residential tower, but if you look at the requested approvals you’ll see that the developer is asking for the TORS designation up front. In other words, once the building is open it could be used as housing or hotel rooms.

This is a brilliant way to reduce vacancy rates in Downtown. Obviously Onni is really on to something. If you can’t market your units as apartments or condos, just turn them into hotel rooms. That way you’re turning a profit even if there really is no demand for housing. And the best part is, once you slap on the TORS designation, these units don’t have to be counted when calculating Downtown’s vacancy rate. If an apartment or condo is sitting empty, then it’s a vacant unit. If it’s a hotel room, it’s just an empty hotel room. It’s sheer genius. The City can reduce the Downtown vacancy rate just by calling these units something else.

Of couse, if Onni is turning residential units into hotel rooms at Level, you’ve got to ask if the need for housing in Downtown is really that severe. And at the same time, you have to ask if the PLUM Committee has any real interest in easing LA’s housing crisis. More likely they’re just helping a developer create another valuable asset for their portfolio.

After public comment, the PLUM Committee members spoke briefly, and it was pretty clear they were all on board with Onni’s agenda. They voted to recommend granting historic status to the Kaufman and Crawford buildings, but not to the Pereira building. In early December the full City Council adopted the Committee’s recommendation. Looks like Onni will get to go forward with its two residential towers. And if we find out in a few years that those residential towers have somehow turned into luxury hotels, well, that’s just the way things work in the City of LA.

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Hotel Developer Keeps Asking, and City Planning Keeps Giving

Dream 2 Construction Site

Construction site in the foreground, and Dream Hotel in the background.

If you need any more proof that City Hall is ready to give developers whatever they ask for, there’s a block in the heart of Hollywood you should take a good look at. Hollywood International Regional Center (HIRC), a developer that specializes in hotels funded with EB 5 money, has spent years remaking the stretch of Selma between Cahuenga and Wilcox, and they’re not done yet. Richard Heyman, HIRC Managing Partner, filed his first application for this site about ten years ago, and since then he and his associates have come back asking for numerous changes to their project/s. A review of the associated documents seems to show that the Department of City Planning (DCP) has been more than willing to accommodate the developers’ requests. Construction has been going on almost continuously since 2014, and it looks like it’ll be going on a while longer.

Because tourism is thriving these days, there’s a push to build party hotels in Hollywood. HIRC has already finished one and has a few more in the works. In addition to the completed Dream hotel, there are two other HIRC projects under construction, and the City Planning Commission (CPC) just approved a fourth one. All four of these projects are within a one block radius of Selma and Wilcox. Actually, it almost seems like these four hotels could be considered one big project. But more on that later….

HIRC’s latest effort was on the agenda at the CPC hearing on July 12. This is an eight-story hotel to be built at the corner of Selma and Wilcox. Of course, since this hotel is being built in Hollywood, it has to have a rooftop deck with a pool and a bar/lounge, and even though it wasn’t mentioned in the hearing notice, live entertainment is also part of the package. Given the fact that Hollywood is already jammed with bars, and that crime is rising by double digits, and that area residents are complaining about noise from the party scene, you might ask if we really need another party hotel in Hollywood.

But the folks at the DCP don’t seem bothered by the problems Hollywood residents are facing. They apparently weren’t bothered by the fact that this project was already under construction. Yeah, that’s right. The developer had already started to build this hotel, even though it hadn’t yet been approved. How did that happen? It’s complicated. First we have to ask what the project actually is, and there’s no simple answer. Many Hollywood residents feel HIRC has not been honest about what they’re doing, and that the DCP has been too willing to look the other way. The closer you examine it, the more it appears that this new hotel at Selma and Wilcox is actually part of a complex that’s been in the works for years. But to tell this story, we have to go back to the previous decade….

Heyman’s first hotel on Selma was the Dream 1, which was approved back in 2008. According to the original determination letter, the hotel was going to have a total of 120 rooms, and the project would consist of about 73, 814 square feet with two levels of parking. But then the recession hit, and the project got delayed. In 2011 it was back on again, but this time with a few changes. Now it was going to have 136 guest rooms, but the size held about steady at 73,607 square feet. And while the project was originally required to have 107 parking spaces, now the number was reduced to 90.

So far this doesn’t seem like a big deal. A few more rooms, a little less square footage, and 17 less parking spaces. Who cares? But keep your eye on the parking, because it’s about to disappear.

A Zoning Administrator’s letter dated April 2014 shows further changes. “There will be 182 hotel rooms, 77 on-site parking spaces, 14 off-site parking spaces….” And now, while the height is the same, they’ve added another floor, meaning it’s now a ten story hotel with 79,376 square feet of floor area. Obviously the folks at HIRC are prone to changing their minds, and the folks at the DCP are ready to accommodate them.

But you’re probably saying, “What do you mean the parking disappeared? It’s still there. The ZA approved 77 on-site spaces and 14 off-site spaces. They’ve still got plenty of parking.” And that’s the great thing about misdirection. You were busy looking at the ZA’s letter, instead of keeping your eye on the hotel. Next time you’re in Hollywood, take a stroll down Selma past the Dream.

It has no on-site parking at all.

If you didn’t catch on to that trick, don’t worry. The people at the DCP don’t seem to have noticed either. Strangely enough, the Department of Building & Safety (DBS) granted a permit for the change, and apparently the DCP signed off on it, even though they hadn’t approved the change. I tried asking the folks at the DCP how they approved the permit even though they hadn’t approved the project revision. In response they sent a document that had no relation to the question.

Of course eliminating the on-site parking is completely illegal. But there’s another problem. You see, parking isn’t counted in calculating a project’s square footage. This means that the conversion of that space to other uses has boosted the hotel’s square footage significantly. You might think that the DCP would be upset over a developer unilaterally adding several thousand square feet to a project, but you’d be wrong. They’ve taken no action to enforce the terms of the Department’s determination letter.

Some people speculate that maybe HIRC has friends at City Hall. The developer seems to get pretty much everything they ask for. But they’ve made a lot of enemies in Hollywood. The developer’s aggressive push to build party hotels has angered a lot of folks in the community, and these days people are watching their moves much more closely.

In 2015 HIRC applied to build another, more modest project, next to the Dream 1. This was going to be a one-story restaurant, with 6,000 square-feet of retail space, and three levels of underground parking. Who could object to that? But then people who live in the neighborhood took a look at the application and saw that the name of the LLC that HIRC was using for this project was “6421 Selma Wilcox Hotel”. Seemed like an odd choice of names for a project that was supposed to be just a restaurant with some retail. It also seemed odd that a developer who specialized in building hotels was asking City Planning to approve something so much smaller. The DCP, of course, ignored the community’s concerns and signed off on the project.

It was no surprise to area residents when HIRC came back in 2016, now asking the DCP to approve an eight-story hotel on the same site. Again, since the legal entity being used to build the original project was “6421 Selma Wilcox Hotel”, it’s hard to believe that this was an unexpected evolution of HIRC’s plans. And the fact that the papers for this LLC were filed with the State of California in October 2014, well before HIRC applied to build the restaurant/retail project makes it appear that their goal was to build the hotel all along.

And if you spend a little time surfing the web, you’ll find documents indicating that not only was this project conceived as a hotel from the beginning, it was always intended to be the second phase of a complex that began with Dream 1. If you take a look at the web site for Space Global, a firm HIRC partnered with in raising EB 5 money from Chinese investors, the project is repeatedly referred to as Dream 2. In fact, information for investors posted on-line specifically refers to it as an extension of Dream 1, saying construction is expected to begin by the end of 2014. The text not only mentions Tao Restaurant & Lounge, but another restaurant, Beauty & Essex, which is on the far side of the project site. The web site features renderings of the completed project showing both hotels stretched across the length of the block, with Tao sandwiched in the middle.

This seems to be pretty strong evidence that back in 2014, around the time the DCP gave its final approvals for Dream 1, that HIRC already saw the two hotels, the restaurant and the renovated bar as one project. Now, ordinarily if you were going to build a hotel complex with just under 300 rooms, multiple locations selling alcohol, and live entertainment, it would seem reasonable to assume that it could have significant impacts on the neighborhood. HIRC could have revised their original application to reflect the project they apparently intended to build, but that might have meant submitting to a higher level of environmental review. Instead, in 2015 HIRC submitted an application for the property at Selma and Wilcox, directly adjacent to Dream 1, saying they just wanted to build a restaurant, some retail, and three levels of parking. Then in 2016, with the restaurant taking shape and heavy machinery digging a huge hole right next door, they came back and filed the application for the eight-story hotel that their promotional materials refer to as Dream 2.

So let’s get back to the July hearing held by the City Planning Commission (CPC) where they considered the Dream 2. It was actually more entertaining than most CPC hearings. Developer Grant King gave a stirring speech, hypnotizing the crowd with an account of his dramatic effort to rescue Dream 1 in 2012. “I took the last $75,000 I had in the world and bought a one-way ticket to China….” The union workers who attended to protest the failure of King and his partners to hire union labor may not have been moved by his story. I guess it never occurred to the intrepid developer that these union workers had probably never had anything near $75,000 in their bank account. I don’t doubt the Commissioners were enthralled by King’s story, but a number of them had serious reservations about the project. Commissioner Renee Dake-Wilson had some especially harsh words. While she emphasized that she didn’t believe the developer was engaged in “piecemealing” (seeking approvals in pieces, rather than all at once), she stated forcefully that she thought the original restaurant/retail project was “a sham in order to get this hotel going.”

But the last Commissioner to comment was President David Ambroz, who offered a ringing defense of the project. Responding to criticism of the developer’s first structure on Selma, he said, “I think the Dream is a well run hotel.” In response to another Commissioner’s suggestion that the rooftop bar/lounge be restricted just to hotel guests, Ambroz said, “I like going to these rooftops. I would not be in agreement with prohibiting public access.” The Commission President was apparently not impressed with Hollywood when he first arrived years ago, but he feels it’s come a long way because of projects like this. “The renaissance that has occurred there is a testament not just to Grant and his company, but others as well.” Ambroz was definitely sold on the project, and he seemed to be doing his best to sell it to everyone else.

However, there were concerns about parking, and that discussion was really interesting. The project would require a certain amount of off-site parking, and the Commissioners weren’t certain where that would end up. You see, parking is at a premium in Hollywood, and some of the Commissioners wanted to know where the developer would find those off-site spaces within the required 750 feet. Fortunately, HIRC’s rep stepped forward to explain that the developers had two other hotels under construction nearby, and he was certain that one of them could handle the overload. Which is actually really odd, because the CPC approved both those projects and they’re strongly opposed to providing excess parking. There’s also the bizarre idea of creating a covenant to provide parking at a building that doesn’t exist yet. And lastly, if the developer has already made plans to provide additional parking for the Dream 2 at one of these other locations, it makes it sound like these projects were conceived together. That really these hotels, all proposed by the same developer, all within a one block radius of Wilcox and Selma, all approved within the last ten years, should be seen as one project.

In the end, the CPC approved the Dream 2 by a 6-2 vote, with Commissioners Vahid Khorsand and Dana Perlman voting no. We’ll see what actually happens with the parking down the road. But I doubt Grant King is worried. For all the talk during the hearing about how enforcement is key, the Dream 1 was built with none of the required on-site parking, and the City hasn’t taken any action at all. Even if the off-site parking for the Dream 2 never materializes, King knows that the City of LA won’t do a damn thing about it.

Predatory Development: Crossroads Hollywood

CH Sunset Project Site EDIT

New development is necessary. In order for a city to grow, in order for its economy to stay healthy, it’s important to have new construction to bring investment to communities and adapt to the city’s changing needs. But new development isn’t always a good thing. New projects bring new impacts, and the larger the project the more important it is to consider carefully how it will affect the surrounding community. Most large projects are a mixed bag. Pro-business groups will inevitably argue that they bring tax revenue and jobs, and both of these are important. But large projects can also have serious negative impacts, and we need to weigh those, too. Often it’s a matter of trying to figure out if the good will outweigh the bad, and in many cases it’s hard to say for sure.

On the other hand, in some cases it’s pretty easy to make the call. Crossroads Hollywood is a clear example of predatory development. While the backers of the project tout its benefits in terms of tax revenue, jobs and economic activity, they completely ignore the downside. And the downside is considerable.

First, let’s take a look at what this whole thing entails.

Crossroads Hollywood includes about 1,381,000 square feet of floor area, consisting of 950 residential units (of which 105 are for Very Low Income Households), 308 hotel rooms, and approximately 190,000 square feet of commercial space. The project does include the preservation and rehabilitation of the historic Crossroads of the World mall and the Hollywood Reporter building. All other buildings on the project site would be demolished, including 84 Rent Stabilized apartments. The developers are also asking for a Master Conditional Use Permit to allow the sale of a full line of alcoholic beverages at a total of 22 establishments, and another Master CUP to allow eight uses with public dancing and live entertainment.

I’ve gotta say, it’s pretty ambitious. The investors behind Crossroads, Harridge Development Group, are thinking big. They’re also thinking only of themselves and the massive profits they’ll reap from this project. They don’t really give a damn about the community. If approved, Crossroads Hollywood will be devastating for the environment, devastating for housing, and devastating to the health and well-being of the Hollywood community.

Let’s take a look at the project’s environmental impacts….

These days any developer is going to tell you their project is good for the planet. They learned long ago they need to play that angle to sell it to the public. But Harridge’s claims about Crossroads being environmentally friendly are mostly just hype.

The State of California has designated Crossroads Hollywood an Environmental Leadership Development Project. (ELDP). In order to qualify, the developer has to show that it won’t result in any net additional emissions of greenhouse gases (GHGs). But a project on the scale of Crossroads represents a huge increase in square footage, so it’s to be expected that there will be a huge increase in energy use. The report by the California Air Resources Board (ARB) estimates the Crossroads project will produce 9,440 MTCO2e (Metric Tons of Carbon Dioxide Equivalent) during demolition and construction, and then 14,294 MTCO2e during the first year of operation, though they say that number will decline each year over the life of the project. This is a huge increase in emissions. So how can the State say it achieves a net reduction?

Simple. The developer buys carbon credits. Like many other states, California has an exchange where businesses that aren’t producing their maximum allowed CO2 emissions can sell what they don’t produce as “credits”. Other businesses that want to offset their own emissions can buy the credits to satisfy regulators. So while Crossroads Hollywood will be putting tens of thousands of tons of additional GHGs into the atmosphere, the State says that buying credits actually makes the project carbon neutral. There are people who have reservations about the carbon credit system, but it’s become widely accepted as a tool for reducing global warming, so let’s go along with the idea that this does represent a net reduction in CO2 emissions.

The problem is that this project isn’t just producing massive amounts of CO2. It’s also spewing out tons of ozone, nitrogen dioxide, and particulate matter. This is bad news for the people who live in the area. The South Coast Air Quality Management District (SCAQMD) has evaluated cancer risk from air pollution in its Multiple Air Toxics Exposure Study IV (MATES IV). You can see by the map below that Hollywood is near the top of the scale.

Crossroads Air Quality MATES IV from EIR

But it gets worse. After going through pages of boiler plate language about localized significance thresholds and standard methodologies, the Crossroads Environmental Impact Report (EIR) gets around to analyzing impacts during the construction phase of the project. After listing nearby sensitive uses, including Selma Elementary School/Larchmont Charter School (same campus), Hollywood High, and Blessed Sacrament School, and acknowledging that young people are at higher risk of chronic lung disease from air pollution, the EIR claims, “…, localized construction emissions resulting from the Project would result in a less-than-significant air quality impact.”

Give me a break. Four years of construction, including demolition and excavation, thousands of diesel truck trips and extensive use of heavy machinery will have “less-than-significant” impacts on the kids at these schools? And it’s also important to point out there have been projects under construction on Selma for years now, many of them within three blocks of Selma Elementary. These kids have been inhaling construction dust and diesel fumes since 2015, and the folks behind Crossroads want to keep that going til 2021. But don’t worry. It won’t harm the students a bit.

So let’s talk about transportation. I will give the authors of the EIR credit. Usually traffic assessments for projects like these are ridiculously dishonest. In this case, the EIR acknowledges that traffic is already bad in the area, and that the project will make it worse. Here are a few shots of what it looks like at rush hour.

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Northbound traffic on Highland, the western boundary of the project.

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Traffic heading west on Selma toward Highland.

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Traffic heading north on Las Palmas toward Selma.

The EIR does analyze existing weekday rush hour conditions as required by the California Environmental Quality Act (CEQA). The problem here is, Hollywood is a special case. In addition to really awful congestion at rush hour, you can also have heavy traffic at night and on weekends because of the constant parade of concerts, movie premieres, food fairs and other miscellaneous events. There are multiple happenings in Hollywood every month, many of them involving street closures. And don’t even ask what it’s like during the Hollywood Bowl season.

I wouldn’t expect the authors of the EIR to include all this, because they’re not required to. But they should at least talk about additional traffic generated by the eight live entertainment venues that are included in the project. Crossroads Hollywood isn’t just meant to be a place where people live and work. It’s intended to be a destination. While I’m sure some of the spaces offering entertainment will be fairly small, it seems likely that at least one of them will be a dance club offering live DJs. And I wouldn’t be surprised if popular singers and bands start showing up on a regular basis. Which means that a community already overwhelmed with events that draw tons of cars and disrupt transit will have to bear an even heavier load once Crossroads is up and running.

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Apartment building to be demolished if the project is approved.

And what about the impacts that eight places featuring live entertainment will have on the LAPD’s workload? Not to mention the 22 establishments selling alcohol. Incredibly, the EIR doesn’t even discuss these things in the section dealing with police protection. They conclude again that project impacts will be “less-than-significant”. Obviously the authors of the EIR haven’t seen the research indicating that high alcohol outlet density has been linked to higher rates of violent crime.  Back in 2014, LAPD Chief Charlie Beck wrote to the Department of City Planning (DCP) pointing out that the “oversaturation” of alcohol outlets in Hollywood was contributing to increased crime, including robbery, shootings, rape, and assault. The DCP obviously paid no attention, because they’ve gone on granting liquor permits, and violent crime in Hollywood has risen every year since then. LAPD stats for Hollywood as of April 21 show violent crime has gone up 28.9% over the same period last year. The LAPD is understaffed, and doing their best to cope with a difficult situation. Too bad the DCP has no interest in helping them out. Apparently the folks at City Planning have no concern for the safety of Hollywood residents, or for the people who visit the area. And it looks like Harridge shares their total indifference.

This same indifference extends to the project’s noise impacts. Remember, the developer is asking permits for live entertainment in 8 venues. It seems like at least some of these will be outdoors. Check out this table from the EIR that lists the spaces where they plan to have amplified sound.

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It’s hard to say how much overlap there will be, since they don’t distinguish between those spaces intended for live performances and and those that will just have recorded sounds. But it’s pretty clear that there’s going to be a lot of music, and a lot of it will be outdoors. The EIR acknowledges that there could be significant impacts from noise, but don’t worry, they have a plan to take care of that. What’s their plan? They’re going to build a 12-foot wall on the project’s eastern boundary, between Crossroads of the World and Blessed Sacrament Church. And according to the EIR, that fixes everything.

This is so ludicrous it’s hard to believe they expect people to buy it. A single 12-foot wall is going to addres any concerns about noise. Live outdoor performances have been a problem for years in Hollywood. Area residents can tolerate a lot, and nobody gets bent out of shape if someone puts on a show during the day. But in recent years more and more club owners have been pushing the limits at night. There have been a lot of complaints about DJs ripping it up on rooftop bars in the small hours. The EIR’s claim that amplified music will only be heard in the immediate vicinity is bull. People who live in the hills have told me they can hear late night noise from down on the boulevard, and they’re not happy about it.

But Crossroads Hollywood wasn’t meant to benefit the community. It was meant to benefit the investors who are hoping to reap huge profits. This project will put more cars on the road and more poison in the air. It will create more crime than the LAPD can handle and more headaches for residents trying to get a good night’s sleep. And what do we get in return? Yeah, there’s the tax revenue, but the City is already seeing record revenues and still can’t balance its budget. More housing? Yeah, the vast majority of it priced way beyond the reach of most people who live in Hollywood. When we put the 105 Very Low Income units gained against the 84 Rent Stabilized units lost, we see a net increase of 21 units that will be accessible to the low income families that really need housing. The gain of 21 units will quickly be erased by the project’s gentrifying impact. If Crossroads is built, you can expect to see a lot of other investors buying up apartments and kicking people out. And will the project create jobs? Sure, mostly low-paying jobs in bars, restaurants, and hotels. Most of the people who will work there could never afford to live there.

This is predatory development. A project designed by investors for investors. The reason the EIR doesn’t see any serious problems for the community is because the needs of the community were never considered in any meaningful way.

It’s just about money.

Next week the City will be holding a hearing on Crossroads Hollywood. If you want to show up and speak your mind, here’s the info.

Tuesday, May 15, 2018, 9:00 am

Los Angeles City Hall
200 North Spring St., Room 350

ENTER ON MAIN STREET.

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Crossroads of the World

 

Where Is this Bridge Going?

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The old Sixth Street Bridge is gone. It was torn down early in 2016. The demolition was necessary because the concrete in the original structure was decaying. Work has begun on constructing a new Sixth Street Bridge, and right now it looks like it will be finished in 2020. (For the record, the formal project title is the Sixth Street Viaduct Replacement Project.)

Bridges are about making connections. The original structure was built in 1932, and was one of a series of bridges that spans the LA River. This ambitious infrastructure project started in the 20s and continued through the 30s, eventually allowing numerous crossings between Downtown and East LA. Here are a few photos of the old Sixth Street Bridge.

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A shot from the base of the bridge.

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A truck coming down the west side.

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A view of the bridge facing west.

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Downtown in the distance.

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A view of the San Gabriel Mountains from the old bridge.

The renderings of the new bridge are striking. It was designed by architect Michael Maltzan, but the project is a team effort, and the goal is to produce something much more than a bridge. Here’s a quote from Maltzan’s web site.

The design team including Michael Maltzan Architecture (Design Architect), HNTB (Engineer and Executive Architect), Hargreaves Associates (Landscape Architect), and AC Martin (Urban Planning) began with the fundamental understanding that the Viaduct is more than a simple replacement thoroughfare crossing the Los Angeles River. The project instead foresees a multimodal future for the City, one that accommodates cars, incorporates significant new bicycle connections. It also increases connectivity for pedestrians to access the Viaduct, not only at its endpoints, but along the entirety of the span, linking the bridge, the Los Angeles River, and future urban landscapes in a more meaningful relationship.

The project also includes a park and an arts center. You can see some images here.

Sixth Street Viaduct/PARC from LA Bureau of Engineering

Here are some shots of the project site from March 2017, when work on the new bridge was just beginning.

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For the time being, this is where Sixth St. ends.

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Lots of machinery on the project site.

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Looking across the river toward East LA.

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A shot of the riverbed when construction was just starting.

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Another angle.

And here are some shots from August 2017.

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A little more progress has been made.

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A closer view.

For the team involved with the design, this project is all about bringing things together, creating connections and offering new ways for people to experience this space. One of the chief goals is to link the Arts District with Boyle Heights and the LA River. That sounds pretty cool in the abstract, but in actual fact there are a lot of reasons to worry about the downside. I’m sure Maltzan and his team see this project as a positive thing, but that’s not surprising. They’re architects and engineers engaged in creating a spectacular new piece of infrastructure. And of course the City’s website  is all about the upside.  But really, the City’s glib promo materials don’t begin to describe what’s happening here. By itself, the new bridge may sound great, but if you look at it in the larger context of the area’s culture and economy, you start to realize that this project could have serious negative impacts.

Any large scale infrastructure project, any attempt to remake the landscape, is going to affect the surrounding communities. These impacts can be good or bad, and often it’s a mix of the two. In this case, the biggest issue is one that never gets mentioned on the City’s web site. It’s the same issue that communities all over LA are dealing with. Displacement. Downtown LA has been going through a massive construction boom, with high-end housing and high-end retail largely transforming that community into an upscale enclave. Now developers are eyeing neighborhoods on the other side of the river.

The residents of Boyle Heights are already feeling the effects of gentrification, as real estate investors looking for cheap land and big profits have been buying up parcels in the area. Evictions are already happening, and many people who live in this largely Latino community are afraid they’ll be next. You may have read about the protests that have taken place in recent years. Here are some shots from an action staged by East LA residents in September 2016.  Protesters met at the intersection of Whittier and Boyle, where the old bridge touched down on the East Side.

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“Boyle Heights Is Not for Sale.”

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Families are worried about losing their homes.

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Many people on this side of the river see gentrification as violence.

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New art galleries are seen as harbingers of displacement.

The protest movement in Boyle Heights has gotten a fair amount of media attention, partly because in some cases the protesters have used aggressive tactics in trying to shut down a new coffee house and some local galleries. They see these businesses as the first outposts of coming gentrification. There are people who have questioned the protesters’ methods, complaining that they’ve gone too far. But let me ask you this. If you were in danger of losing your home and being driven out of your neighborhood, how far do you think you’d be willing to go?

It’s no accident that communities like Boyle Heights have been targeted by real estate investors. Land is cheaper there than in Downtown, and they know that the completion of the bridge and the accompanying amenities will make the area more desirable to upscale residents. We’ve already seen something similar happen in the Arts District. A largely low-income community has been rapidly transformed by a massive influx of developer dollars, and the people who had lived there for years, in fact, the people who actually built the community, have been driven out.  A similar scenario has been unfolding in Hollywood, and with the construction of the Crenshaw/LAX line you can see the same thing happening in communities like Leimert Park.

Investment in a community can be a good thing, but not when it drives out the people who have spent their lives there. And these days it’s not a gradual evolution. City Hall works with developers to target areas for rapid growth, almost all of it geared toward affluent new residents. When the City or County lays plans for new infrastructure, like light rail or parks or, in this case, a bridge, real estate investors move in quickly.  Often these investors are well connected at City Hall and already have possible projects in mind.  In other cases they’re speculators just snapping up parcels that they know will rise in value. They don’t plan to build anything, since they know they can make a profit just by sitting on the property until new infrastructure is in place.  And Mayor Garcetti gleefully promotes the aggressive transformation of these communities, apparently without giving a thought to the real suffering that displacement is causing for thousands of Angelenos. It seems he feels he was elected just to serve the affluent.

These days I hear so much talk about making LA a “world class city”, and I’m really sick of it. Garcetti’s idea of creating a “world class city” is about pouring billions into new infrastructure so that developers can cash in by building upscale enclaves for the affluent. Personally, I don’t care what class LA is in. If we can’t help hardworking people stay in their homes, if we can’t support communities that people have invested their lives in building, then this city is a failure.

You can spend all the money you want on bridges and parks and rivers and rail lines. All that stuff is meaningless if at the same time we’re dismantling our communities, the human infrastructure that really holds this city together.

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