WEHOville

WeHo Planning Commission Tonight Will Consider Demolition of Three Houses to Build 20 Condo Units

Thu, Aug 17, 2017   By Staff    11 Comments

Proposed Spaulding Avenue condo building (American General Design)

The West Hollywood Planning Commission tonight will review two proposed projects that would require demolition of a total of three single-family homes, which would be replaced by a total of 20 condominium units.

The largest project would require demolition of two single-family houses at 1041-1047 N. Spaulding Ave., between Romaine and Santa Monica Boulevard, which would be replaced by a three-story building that would house 14 condos and have an underground parking garage.

The building is a project of a limited liability company that apparently is owned by Guild GC, a Culver City development firm whose principals are Eric Fishburn and Craig Knight.

The building would include five one-bedroom units and nine two-bedroom units. One of the one-bedroom units would be made available to a very-low-income tenant. The addition of the very-low-income units allows the building to add four units to the 10 otherwise permitted under the city’s zoning law.

The project also qualifies for certain concessions as a “green” or environmentally conscious building. The developer is using those concessions to request a reduction in the amount of required private open space, in exchange for which it will provide more common open space.

The project got some pushback in May from the Planning Commission’s Design Review Subcommittee, with some members saying the front yard was not as pedestrian friendly as it could be and that the open staircase should be better integrated with the front year. The developer has made those changes.

Proposed condo building at 1012 Cory Ave. (Boshi Architects)

Another proposal on tonight’s agenda is to demolish a single-family home on Cory Avenue and replace it with a six-unit condominium building.

The house is on 1012 Cory Ave. between Sunset Boulevard and Phyllis Street. The condo building is a project of Elite Investment Management Group, a firm owned by Meir Silbani and Jonathan Menlo.

The proposed building would be three-stories high with an underground parking lot. One of the six units would be set aside for a low-income renter.

Zoning for the lot on which the project would be built restricts it to four units. However, Elite’s decision to add a low-income unit allows it to build a total of six units on the property. Four of them would be one-bedroom units and two would be two- bedroom units. Under state law, the developer also is allowed to add an additional story in an area otherwise limited to two stories and to reduce the setback of the building from the street by roughly two feet.

The project also qualifies for certain concessions as a “green” or environmentally conscious building. The concession Elite is seeking would allow it to meet part of the city’s requirement for private open space for each unit by proving a common open space area.

Finally, the Planning Commission will consider a request by Noa, a new restaurant planned for the building at 8500 Sunset Blvd., to allow sales of wine at its adjacent Wine Shop for consumption by restaurant diners.

The Commission will meet at 6:30 p.m. at the City Council Chambers, 625 N. San Vicente Blvd., south of Santa Monica. Parking in the five-structure building behind the Council Chambers is free with a ticket validated at the Commission meeting.

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11 Comments

  1. Jim NasiumThu, Aug 17, 2017 at 3:44 pm

    The one on Spaulding looks nice.

  2. Todd BiancoThu, Aug 17, 2017 at 2:40 pm

    I’ve seen shipping container homes that are far more stylish and forward thinking these “modern” boxes. For such a creative city, most developers do NOT bring their A game or allow their architects any leeway for cutting edge design.

  3. Shawn ThompsonThu, Aug 17, 2017 at 1:52 pm

    Of course it will be approved they say yes to everything in the ruse of community out reach. Just because it’s legal to force density in #weho doesn’t make it right. The urban village is in its last days

  4. Tim WinebrennerThu, Aug 17, 2017 at 12:50 pm

    West Hollywood is starting to feel more like West Central Park.

  5. Tom SmartThu, Aug 17, 2017 at 11:50 am

    More stupid boxes housing people. Why don’t we just stack shipping containers and call it a day?

  6. Bonni ChamplinThu, Aug 17, 2017 at 10:22 am

    what Brian Holt said!

  7. MannyThu, Aug 17, 2017 at 10:19 am

    Spaulding Ave is full of multi-unit residential buildings. It’s zoned that way and has been for a very long time.

    If someone want to live in a SFH, they can go to a Weho R1 zone or the many neighborhoods in LA County that have SFHs as far as the eye can see.

    But suggesting, as one commentator has, that single family home buyers or renters are not being served……or that condo, apartment or affordable housing is less important or not necessary is a myopic view of the housing market.

  8. Todd BiancoThu, Aug 17, 2017 at 9:09 am

    The obvious problems with the city’s building code are on full display here:

    On Spaulding, only 1 small “ultra-low-income” housing unit nets the developer a 40% (4 unit) bonus. The profit from the 4 market rate condos far outweighs the one small rental. It would be far better to force a payment for affordable housing rather than grant such a generous “bonus.”

    On Cory, the addition of 1 “low-income” unit also nets a bonanza of benefits for the developer. The developer gets a 25% increase in units (from 4 to 5) AND gets to add a 3rd story when the lots is only zoned for 2. Then, because it meets some “green” standard, the developer gets to dump “private open space” in exchange for common open space. Not much of a trade off for such a small development, but it must add a few extra salable square feet to each unit. Call me stupid, but I’d trade private open space (like a large terrace or balcony) for a smaller living room.

    The code should require ALL new buildings to be as green as possible and to include solar electric panels (for common areas). No more gigantic bonuses for small concessions. Just make a large donation to the City’s affordable housing fund mandatory and be done with it.

  9. Development WoesThu, Aug 17, 2017 at 9:00 am

    Re: Spaulding Increasing common space at the expense of private space in a condo makes little sense. One only has what little privacy and solace in their own home. Please vote no.

    Re: 8500 Sunset. A wine shop adjacent to a hotel restaurant appears to be overreach. Please vote no.

  10. Donald E AzarsThu, Aug 17, 2017 at 8:41 am

    Once again, we waive requirements. In return “more common area” Really? That benefits our city how? And there is only ONE unit designated for “very low income”? Only ONE! Obviously our appointed boards have their priorities, but I question what they are.

  11. Brian HoltThu, Aug 17, 2017 at 8:38 am

    Why doesn’t this city believe in supporting “homes” and not just housing?? Where is anyone who has or who wants to start a family supposed to find a home with a front and backyard? Somewhere to place a swingset and put down roots for a decade or more? We are becoming Manhattan faster than a New York minute.

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