OAC UPDATE AND UPCOMING WNC MEETING

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Please mark your calendars for Pick Pico May 21st 11am -3pm at the corner of Pico and Overland. There will be 120 vendors, 12 food vendors and performances from our local schools. This event is designed to put a spotlight on local business and artists, non profits and schools…please come out and support our community…The new brewpub Stalking Horse will be there to show off it’s wares and Pitfire Pizza is bringing back its wood fire oven to the Chase Bank parking…and much more…I really hope to see a strong OAC showing!

We are in need of volunteers to help set up the night before 6-10pm and the day of…greeters, cleaner-up -ers etc. I will have an official e sign up soon and will pass along to all those who want to join in…free t-shirt for those who help!

I am waiting on information about Pelham stop sign and over height fence meeting, but I did not want to delay this email any longer…so will follow up soon.

Open House and Public Hearing for the Preliminary Exposition Corridor Transit Neighborhood PlanTuesday, May 23, 2017 IMAN Foundation (3376 Motor Avenue)

Open House 6:00 PM – 8:00 PM

Public Hearing 6:30 PM

Dear Stakeholder,

You are receiving this email because you have shown an interest in the proposed Exposition Corridor Transit Neighborhood Plan and signed up for updates at important milestones in the process. You are invited to attend an Open House and Public Hearing held by the City of Los Angeles Department of City Planning on the Preliminary Draft of the Exposition Corridor Transit Neighborhood Plan (Expo TNP) and its associated environmental clearance. Please feel free to share this information with others who may be interested in this planning process.

The Expo TNP is a Specific Plan which establishes new zoning, design and development standards, and review processes for select properties within the Plan Area. The City is preparing the Plan to foster a mix of uses around transit stations that will encourage transit use and improve mobility for all transportation modes. Directing new housing and jobs to transit-served areas is an overarching principle of the City’s General Plan. The goal is to give residents and employees greater mobility choices and reduce automobile dependence and greenhouse gas emissions that contribute to poor air quality and climate change. The Plan Area includes all properties located approximately within a half-mile of the following Exposition Line Light Rail Transit stations: Culver City, Palms, Westwood, Sepulveda, and Bundy (see map). Please see the following additional documents:

• Hearing Notice
• Frequently Asked Questions Sheet
• Preliminary Exposition Corridor Transit Neighborhood Plan
• Draft Environmental Impact Report
• Additional Project Information

Comments on the Preliminary Draft of the Expo TNP and Draft Environmental Impact Report (EIR) can be submitted at the upcoming Open House and Public Hearing, or sent to:

Lameese Chang

Los Angeles Department of City Planning

200 N. Spring Street, Room 667

Los Angeles, California 90012

(213) 978-1178 (phone)

(213) 978-1477 (fax)

lameese.chang@lacity.org (e-mail)

When commenting on the Draft EIR, please include the case number

ENV-2013-622-EIR. Because of time limits mandated by state law,

written or typed comments on the Draft EIR must be provided to the City

at the earliest possible date, but no later than 5:00 PM on June 5, 2017.

Please direct any questions to Lameese Chang

at 213-978-1178or lameese.chang@lacity.org.

Sincerely,

The Los Angeles Transit Neighborhood Plans Team

Join us at the WNC meeting this Thursday at 7pm, on Level 1 Next to Hallmark ****This new location is due to the expected size of the crowd****. Please see WNC AGENDA March 9, 2017

The BMO (Baseline Mansionization Ordinance) that we discussed in our last email was passed by City Council on Wednesday.

I know I sent you info about this before…but in a nutshell the BMO allows for 45% FAR or floor area ratio on lots regardless of size. It also has rules about articulation of homes so a large box like structure can be avoided. Our lots are pretty consistent…with some homes north of Olympic slightly smaller than those south. There are also the R1 variation zones that an area can petition for if they do not think the 45% is appropriate.

Before the BMO was passed, the ordinance in place, the ICO or Interim Control Ordinance, allowed 50% and no bonuses to add to it…and before that it was 50% plus 20% of possible bonuses… so houses could get to a 70% FAR a few years ago. It did not specifically address the articulation of a house as well. The new R1 variation zones vary from 65% FAR to as low as 35%. They also vary with lot sizes.

Some folks believe 45% is a good compromise…others think it is too low and hinders how a homeowner could improve their house and use their home.

The OAC has not taken an official position, but I can tell you from my conversations with you via email and on the street and on the phone that we have a mixed bag of opinions here with some wanting larger and some wanting smaller. I think the best thing the OAC can do is give you the information, direct you to meetings that address this and then if and when the times comes…. vote.

Every property owner should be able to vote for what they believe is best for them. No one should be overlooked or pushed into any decision. Each of us have different situations and different goals for our homes…some of us have been here a long time and have completed major home additions…while others are new to the area and have not yet started any expansion projects.

The most important thing is that everyone really understands this zoning change and the implications. I will know more as to next steps in the coming weeks.

In the meantime, I urge you to take the quick survey that our council office has put out. https://www.surveymonkey.com/r/SBWGKSN

I also urge all of you…and you know I do not ask you to do this often, to come to the WNC meeting this Thursday at 7pm. This issue will be discussed. It will be video taped. Your comments will be a part of the record as we move through this. Many voices will be there expressing their view and I want to be sure everyone has a chance to speak respectfully for and against the BMO. It will also be a great learning tool for you to understand this issue in depth and see how the BMO applies to you and the options going forward to possibly change it to a R1 variation.

You may wonder what it takes to change to one of these zones…well that IS the question. We would need to figure out a way to let everyone vote…either by mail or via email or a large town hall or some kind of petition. If it is proven that a majority of people want a change (and those people must live in the area and the signatures need to be validated) then the council office will bring it to PLUM (Planning and Land Use) and it will be voted on again. The process I am told will take 6-12 months.( I originally thought 4-6 months so sorry Caroline C. that I gave you an incorrect estimate)

I will also say that there are serious questions that need to be addressed with this new BMO. How large or small of an area can opt in or out? Should those areas be defined by HOAs or geographically? What about existing non conforming buildings (ones that are now over the allowable square footage) can they be rebuilt fully if destroyed by fire or earthquake? Are there any hardship cases when a home is currently sandwiched between oversized homes? What % of change can the Zoning Administrator give if a variance is filed under the BMO?

Hi Everyone!

There is an issue that has come up that I feel directly effects all of you. I imagine you will have very strong feelings about this so I am asking you all to take the time to really read the first topic and the related attachments and take action as described below. You may find it necessary to take immediate action. 

We have many voices and opinions in our wonderful neighborhood and I think it is important to respect all views. I also think it is very important that we all become educated before we act. No one person should speak for all without good outreach and communication and follow up. The OAC was born out of the desire to have all voices considered. 

In the end, a majority will dictate how we respond as a group. 

We are considering taking a survey of your opinion after you become acquainted with the material. This survey could lead us to next steps. I am counting on all of you to read and consider… I look forward to hearing from you. 

New Zoning Codes for our Area… (this is a lot of of info)

Many of you may have heard about something called R-1 Variation Zones. You may have received a flyer in your mailbox or read about it on Next Door. This topic has been discussed at our WNC meeting numerous times with representatives from our Council Office and Planning explaining what it all means. 

I have attached information about these changes. I know you may open these and be confused (I was myself!) so i will try and break it down as best I can. 

As you know, many in the area have expressed displeasure about the mass and scale and character of new homes being built in our area. A few years ago, the code allowed for certain Floor to Area Ratios (a % of living space on lot size) …or FARs to be built. Back then it was 50% FAR plus the code also allowed for “density bonuses”…in other words the developer could put in certain features, energy efficient windows etc and gain 20% MORE extra floor area… so FARs of approx 65-70% (this is only approx) This resulted in many large homes being built with no articulation or consideration of light and air to the next door building.

To answer the problem…the City put in Interim Control Ordinances or ICO That put a cap on 50% FAR and eliminated most exemptions… this basically put the brakes on some of the loopholes…. but it was not a total fix… nor was it meant to be… a new zoning ordinance needed to be put in place. 

Now there is a new ordinance being put forward. This ordinance has been approved by the City Planning and Land Use Committee and is on its way to a full City Council vote… it is called the Baseline Mansionization Ordinance or BMO that would cover our area. I have attached the motion below. It would put a cap on FARs at 45% no matter what size the lot (most of our lots are 6-7,000 sq feet.)

This ordinance also discusses side wall articulation… so after a certain height the building must step back, roof top deck setbacks along side yards so neighboring buildings would not lose privacy to these decks and driveway widths. 

So for example under the new BMO rule a 6K sq foot lot could have a 2,700 sq foot house… add 400 sq feet for a rear detached garage amounting to a maximum 3,100. For a front attached garage the City would allow 200 sq feet. Since most garages are 400 sq feet, 200 sq feet of the total livable area of the house or 2,700 would need to be subtracted so 2,500 house with 400 sq foot front attached garage.

A 7,000 sq foot lot could have 3,550 and 3,350 depending on garage. Basements are exempt from sq foot count. 

Some Neighborhoods included in the BMO are Encino, Westwood, Rancho Park, Palms and Mar Vista. 

Now here is where things get a little confusing so stay with me. 

There is also something called R-1 Variation Zones. These zones are variations on the residential zone we now have. They only apply to FARs… what size house can you build on what size lot. Each variation zone breaks down what you can build % wise on what size lot.

There is a chart I attached that shows you this… but again… in a nutshell… they go from more sq footage to less sq footage per lot with R1V1 being the most you can build per lot and R1V4 being the least you can build.

There are 3 nearby neighborhoods that requested last year to opt out of the BMO or 45% and go for larger FARs.  Cheviot Hills, Beverlywood and California Country Club want one of the variation zones not BMO. They chose R1V2 which means up to 55% FAR. That means on a 6K sq foot lot they can build a 3,300 house plus garage exemptions of 200 or 400 feet… so 3,500 or 3,700 sq foot house.

These differences mean different things depending on what you find important. 

Some think the BMO restriction goes too far and that homeowners will lose value on their homes or may not be able to use their house they way they want since there is a square footage restriction to improvements.

Some others think the BMO will rein in some of the larger scale homes, protect privacy and provide an ample house without being out of scale. 

Obviously this is very important to all of us. 

This matter is being presented at a full City Council meeting on March 1st 

I encourage all of you, if interested one way or another, to either attend this meeting and go on record during public comment or call or email our council office and let them know how you feel about this.

The OAC has not taken an official position. Other local HOAs have, including WSSM and WOW who support the BMO option.

Call or email Shawn Bayliss at CD5. He is Councilman Koretz’s Planning Deputy 818 917 3088 shawn.bayliss@lacity.org

There are two neighborhoods who asked for a MORE restrictive FAR than the BMO at 45%…they requested 35-45%

Lastly, this new BMO does not preclude anyone from seeking a variance. Also, if the BMO passes for our neighborhood after the City Council vote in March (which CD5 has recommended) we still have an option. If we find that our neighborhood overwhelmingly feels that the BMO or 45% is too restrictive and want to apply the R1V2 or 55% to our area, we can gather signatures as the OAC, prove we have a majority of homes that are in favor and CD5 will present to Planning a revision from the imposed BMO to the majority approved zoning

variation designation.

Opting out of the BMO will take time however. We would need time to organize, meet and vote. It might be helpful to have a town hall style meeting with Shawn Bayliss and Councilman Koretz so they can hear our opinion and we could ask questions to them directly. I have been assured by CD5 that even if the City Council votes to adopt the BMO we will have a remedy if we have consensus to change.

If you feel strongly about our area not becoming a part of the BMO or 45% and want to petition for the R1V2 or 55% and want to act now, please see petition below created by fellow OAC-er Saul Brand. I have attached the petition for your review. This petition is not an OAC petition, but rather produced by an individual who happens to live here. He asked me to include it here.

If you feel the BMO is appropriate to the mass character and scale of our hood…

please email Shawn Bayliss by clicking here.

I will tell you now is the time to speak up… either way… we all should have a say in the future of our neighborhood.

Customers have questions, you have answers. Display the most frequently asked questions, so everybody benefits.

LAPD will share crime trends and how we can protect our community in the fight against crime.

The meeting will be March 30 6:30pm at the Westside Pavilion in the store front next to Hallmark (where we hold our annual meeting). This is open to all WNC stakeholders. Encourage your neighbors to attend and invite friends in other HOAs.The more blocks that have a Neighborhood Watch the safer for all of us.

There was a question about driveways… This is what the program covers. Driveways that are not in compliance with ADA requirements for the sidewalk portion of the driveway will be eligible for replacement up to the property line as necessary to make the sidewalk ADA compliant. Driveways that intersect sidewalks must have a 4-foot wide walkway with a cross slope no greater than 2% to be in compliance with ADA requirements. Whether the apron portion of a driveway is eligible for a rebate will be determined when the City representative assesses the sidewalk adjacent to the property. If the driveway apron must be altered to make the sidewalk ADA compliant, the apron portion will be included in the rebate. Aprons are not eligible in cases where the apron is damaged but the sidewalk itself does not need repair or the sidewalk can be repaired without altering the driveway apron.

Hi All,

Just a reminder of our meeting today at 4pm. The Councilman will be here to speak first so please try to be on time…I promise to move things along…but we have some really important issues to discuss today and I need all of you to attend…(yes…the TV will be on in the kitchen for football updates!!)

See you at 4pm…and thank you for your continued support of OAC

Lisa

Hi Everyone

I am hoping you have all carved out a little time for me this Sunday October

23rd. We will be having our annual meeting for the Overland Avenue

Community. I try not to overwhelm you with information or have unnecessary

meetings so when we do have one it is important we all try to come.

This meeting is especially important because not only are we having two reps

from CD5 we are also having the Councilman himself, Paul Koretz come update

us and answer any questions you may have. The Councilman has never sat down

with ll of us directly so this is a great opportunity.

I cannot strive how important it is that we have a good showing for this. Many

times I sit in at meetings with other neighborhood groups that are much larger

than ours. We are small, but mighty and we know how to get things done…so

please try and swing by at 4pm on Sunday to welcome our Councilman. Please

come prepared to ask questions you may have about our neighborhood.

We have some big topics on the agenda that will directly affect us.. I also ask you

to please be respectful of our guest speakers …they are making time on a Sunday

to see us.

Please bring your checks or cash for annual dues…a whopping $5!

I will be sure to have good snacks and plenty of wine! I promise to not go over 2

hours.

I look forward to seeing each and every one of you.

Thanks So Much

Lisa Morocco