CommentsPLATKIN ON PLANNING-Kids say the Darndest Things is long gone from television, but based on the rib-tickling comments from the planning and environmental consultants who Caruso Affiliated hired to support its high-rise luxury apartment project at 333 S. LaCienega, a revival in now warranted. Instead of kids, though, I suggest Art Linkletter’s and Bill Cosby’s successor can interview the various officials, architects, lawyers, planning expediters, outreach specialists, environmental specialists, and hoodwinked neighbors on the payroll to sing the praises of one unplanned mega-project after another.
Based on their performance in promoting Caruso Affiliated’s 333 S. LaCienega project at the City Planning Commission, I think the new show might even deny Julia Louis Dreyfuss her ninth Emmy. We also may need to move quickly because if the Neighborhood Integrity Initiative passes in March 2017, developers will no longer be able to select their own environmental consultants, and all their reality-defying performances will be lost forever.
To scope out the revival of Kids Say the Darndest Things, let us examine how these Santa’s little helpers deflected an obvious criticism: a 240 foot high-rise apartment tower constructed on a lot with a 45 feet height limit and facing one of the most congested intersections in Los Angeles does not meets the General Plan’s policy that new high density residential must match the character and scale of surrounding residences.
Then let us move on to their equally droll defense against the public comment that some of this planet’s wealthiest tenants are not going to travel around Los Angeles on METRO busses or hoof a half-mile to the future Purple Line station at LaCienega and Wilshire for forays to LACMA, the Wiltern, Little Tokyo, or Universal Studios.
The consultants replied that any claims of a clash in scale and character were purely conjecture, and they then asserted the opposite, that the proposed structure is visually consistent with nearby residences because they spotted some mid-rise buildings in the vicinity. Then Little Sir Echo from the Department of City Planning repeated these consultant claims to an obliging City Planning Commission (CPC). While that is obviously sufficient for a CPC whose members are insiders handpicked by the Developer-in-Chief, Eric Garcetti, it is not likely to pass muster with less enlightened outsiders.
To begin, the Wilshire Community Plan, which governs 333 S. LaCienega Boulevard, presents two clear policies:
Policies
1-1.1
Protect existing stable single family and low density residential neightborhoods from encroachment by higher density residential uses and other uses that are incompatible as to scale and character, or would otherwise diminish quality of life.
1-3.1
Promote architectural compatibility and landscaping for new Multiple Family residential development to protect the character and scale of existing residential neighborhoods.
New high-density residential buildings should be consistent with the character and scale of nearby low-density and single family residential areas.
At this location the highest surrounding buildings, at Cedars-Sinai Hospital and the Beverly Center Shopping Center, are about 8 stories tall, while 240 feet translates into approximately 19-21 stories. As a result, the 333 S. LaCienega tower is at least twice the height of the tallest surrounding buildings. Furthermore, most buildings on LaCienega Boulevard, to the north, between Beverly Boulevard and West Hollywood, conform to the corridor’s 45-foot height limit, as prescribed by the General Plan and its C2-1VL zone. To the south, nearly all buildings between this site and Wilshire Boulevard also conform to the General Plan designation and to existing zoning.
Improving the visual character of the area?
In hopes that the pilot will become a comedy hit, the consultants also claimed that the proposed project would improve the visual character of the immediate area, even though a 240-foot tall building would tower everything else in this part of Los Angeles. To find other buildings this tall, one needs to drive west to Century City, south to some parts of Wilshire Boulevard, or north to West Hollywood’s Sunset Strip. But, the planning and zoning in these three areas permits such high rise structures, and these legal buildings are not two (2) to eight (8) times taller than everything else. While the project’s renderings are designed to shrink the building’s height, it can still be observed in the following. Despite architectural trickery and traffic-free streets at one of LA’s and Beverly Hill’s most congested corners, the high-rise still towers over the Beverly Center, which is one block to the north and Cedars Sinai, which is to its immediate northwest.
Auto-centric high-rise structures, like this, are transit adjacent, not transit oriented.
In response to public comments that it is highly farfetched to re-package a luxury high-rise tower as a transit-oriented development whose super-wealthy tenants will ride METRO busses, the consultant’s rejoinder was so ingenious that Larry David must be cribbing the lines. Any claims about high rents and low transit use are purely speculative. But, this complaint about the proposed project was not speculative. It is based on data that the high-rollers shelling out $12,000 to $40,000 per month for rent will NOT take METRO busses or the future subway.
The information comes straight from the project’s developer, Rick Caruso, as corroborated by the Los Angeles Times. At several meetings with the Beverly Wilshire Homes Association, Mr. Caruso stated that his project will be a unique luxury apartment building, and about half of its tenants would be occasional visitors from other countries. It would offer the up-scale amenities of a five star hotel, including a concierge service that shops for tenants and provides on-call chauffeur-driven luxury cars for all their mobility needs.
Apparently, the meeting did not last long enough for the developer to mention that there were nearby METRO bus stops and his future tenants would quickly grow tired of their chauffeur-driven luxury cars. At that point, they would switch to METRO busses, and beginning in 2023, stroll a half-mile to LaCienega and Wilshire to venture forth on the Purple Line Subway.
At these meetings Mr. Caruso also emphasized that his tenants expected lavish amenities, including semi-private elevators that allowed them to avoid other tenants. This was, in fact, his primary reason for not building a shorter building with more luxury units on each expanded floor.
While it not possible to know the exact rent structure of the proposed project, according to the real estate site, Curbed LA, it is intended to match the luxury Caruso building one block to the south, at 8500 Burton Way, where the penthouse rents for $40,000 per month.
Furthermore, according to the March 9, 2015, Los Angeles Times, the typical rent there is $12,000 per month, which is at least four times the average rent in Los Angeles, and comparable to the highest rents in New York City. This press report also quotes the developer directly:
"It's very eclectic," he said of the tenant mix, "sort of the rich and famous of all categories….About half of them have a primary home outside Los Angeles, in many cases overseas, he said, "It's a second home to many."
A key factor in the building's appeal is hotel-like service, Caruso said. There is a driver and car to help tenants run errands or get to the airport. A concierge will secure concert tickets or see to it that tenants' grocery lists are fulfilled and the food is stocked in their pantries.
"We shop everywhere," Caruso said. "If you want a salad from the Polo Lounge, we'll bring you a salad from the Polo Lounge. People want to be pampered."
While the environmental and planning consultants might contend that these rich and famous tenants will take METRO busses and the future Purple Line subway, their sole evidence is proximity to several bus stops. But, a transit adjacent apartment building is hardly the same as a transit-oriented one. In the latter, the tenant mix is transit-oriented, and programs to generate transit ridership are front and center, not an after-thought slipped into an Environmental Impact Report.
Had the consultant team looked further, though, they could have easily obtained a demographic profile of METRO passengers derived from on-board surveys. Eighty percent of the bus passengers are Latino, Black, and American Indian. Their average income is $16,377 per year, which means they are not likely to rent luxury apartments at 333 S. LaCienega. In fact, with such low incomes, it is doubtful they could even afford the 13 low income and affordable apartments that Caruso Affiliated pledges to build to qualify for on and off-menu Density Bonus incentives.
While I realize that some readers may struggle to find the humor in this column, can’t we at least agree that the creativity of the consultants and their abettors at City Hall ought to be recognized? If not through a new comedy series, then perhaps we should consider something else, perhaps the next Doublespeak Award from the National Council of Teachers of English.
(Dick Platkin reports on local planning issues in Los Angeles for CityWatch. He is also serves on the Board of the Beverly Wilshire Homes Association, which opposes the requested zone change, height district change and General Plan Amendment for the proposed luxury apartment tower at 333. S. LaCienega. Please send any comments or corrections to [email protected].) Prepped for CityWatch by Linda Abrams.
Planning Consultants Say the Darndest Things
