EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
NORTH HOLLYWOOD REDEVELOPMENT PROJECT AREA DIRECT ALL INQUIRIES TO: 818.753.1918 OR 213.977.1695
ACTIVE PROGRAM ACTIVITY
1. Ticino Apartment Complex Location: 11023 McCormick Street Developer: JSM CONSTRUCTION, INC. (Craig Jones) Status: Completed Features: 103 units, 10 affordable units, and 3,000 SF of retail space, 180 Parking Spaces, one level of subterranean. Amenities for the project include luxury finishes, a pool deck and a recreation room. Contact: Bill Mason
2. Burbank Condominiums Location: 11124 Burbank Boulevard Developer: AUM LTD (Suresh Gupta) Status: Under Construction; Estimated Completion Date: Spring 2005 Features: 36 for-sale apartments (2 and 3 bedrooms), 1 affordable unit Contact: Bill Mason
3. NoHo Tower Location: 11324 Cumpston Street, SW corner of Cumpston and Lankershim Boulevard Developer: JSM CONSTRUCTION, INC. (Craig Jones) Status: Under Construction; Estimated Completion Date: Spring 2006 Features: 15 story concrete structure with 191 units, of which 14 are affordable units, 17,000 SF of ground floor retail space, 391 Parking Spaces. Amenities for this project include luxury finishes, a pool deck, a landscaped roof deck, 9-foot ceilings in each unit, a business center, a resident lounge, 24-hour doorman and a Porte Cochere. Contact: Bill Mason
1 EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
4. Imperia Apartments Location: 11049 McCormick Street Developer: JSM CONSTRUCTION INC. (Craig Jones) Status: Under Construction; Estimated Completion Date: Spring 2006 Features: 103 units, 8 affordable units, 3,000 square feet of ground floor commercial, 132 parking spaces Contact: Bill Mason
5. Milano Apartments Location: 11049 Magnolia Boulevard Developer: JSM CONSTRUCTION INC. (Craig Jones) Status: Under Construction; Estimated Completion Date: Winter 2006 Features: 196 units, 15 affordable units, 10,000 SF of ground floor commercial, 139 parking spaces Contact: Bill Mason
6. Otsego Gardens Apartments Location: 11209 Otsego Street Developer: CHANDLER PARTNERS (Dan Chandler) Status: Under Construction; Estimated Completion Date: Spring 2006 Features: 100 units, 8 affordable units, 189 parking spaces Contact: Bill Mason
7. Cartwright Artist Loft Complex Location: 5355 Cartwright Avenue Developer: DT VENTURES DEVELOPMENT (Dan Markel) Status: Under Construction; Estimated Completion Date: Fall 2005 Features: Adaptive Reuse of vacant industrial building into 68 live/work loft units. Contact: Bill Mason
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8. NoHo Commons Mixed-Use Project Location: Bounded by Cumpston on the North, Lankershim on the West, and the Academy complex on the South Developer: J.H. SNYDER CO. (Cliff Goldstein) Status: Owner Participation Agreement approved in 2001; CRA acquisition of property and relocation of tenants on-going; Phase I (438 units) and Phase II (278 lofts, 60,000 SF retail) Under Construction; Estimated Completion Date Spring 2006) Features: A three phased project on 16.7 acre site adjacent to Metro rail Red Line, including 739 residential units; 152,000 SF retail space; 200,000 SF office; 20,000 SF community service space. Contact: David Riccitiello
9. NoHo Warehouse Lofts Location: 10747Magnolia Boulevard Developer: SY DEVELOPMENT CORPORATION Status: Proposal under review; negotiating Owner Participation Agreement. Features: Proposed 4-story mixed-use project with 36 for-sale units (33 loft style apartments and 3 live-work units), 2,830 SF of ground floor retail space and 109 parking spaces on the ground floor of the building and on 2 underground levels. Amenities for the project include luxury finishes, 12-foot ceilings and a landscaped courtyard at the podium level. Contact: Bill Mason
10. Lankershim Historic Train Depot Location: Northwest corner of Lankershim and Chandler Boulevards Developer: MTA and CRA/LA Status: Contractor Selection Underway Features: Rehabilitation of historic train depot; linkage between the East-West BRT Busway, Metro Red Line, Chandler Bikeway, and the NoHo Theatre and Arts District. Contact: Michelle Banks-Ordone
3 EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
11. Chandler Bikeway Location: Chandler Boulevard; Railroad Right-of-Way between Vineland Avenue and Clybourn Avenue Developer: LA BUREAU OF STREET SERVICES and CRA/LA Status: Under Construction; Estimated Completion in 2005 Features: The project consists of the construction of a 10-foot wide bike path and a 6-foot wide pedestrian path on the right-of-way parallel to Chandler Boulevard. Landscaping will be planted from Vineland to Clybourn Avenue. The scope of work includes grading, drainage enhancement for adjacent industrial uses. Contact: Michelle Banks-Ordone
12. North Hollywood Business Improvement District (BID) Location: Lankershim and Magnolia Boulevards Sponsors: CRA/LA and NH CHAMBER OF COMMERCE Status: CRA/LA selected Urban Place Consultants to lead BID formation effort. Estimated BID adoption Lankershim – Between Burbank and Riverside Magnolia – Between Tujunga and Vineland Spring 2005. 194 Parcels Features: The BID will provide new improvements and Petition Process for LA City – 80% Agreement activities, including clean and safe patrols and image Prop. 218 Petition Process – 50% Plus 1 Agreement $2 Million – MTA Seed Money enhancement services beyond those currently provided by the City. The CRA/LA is partnering with the Universal City/ North Hollywood Chamber of Commerce to implement the BID in North Hollywood. Contact: Vanessa Delgado
13. Elmer Avenue Location: Agency-owned property located on Elmer Avenue just north of Burbank Boulevard Developer: TO BE DETERMINED Status: Evaluating alternative scenarios for the development of the site. Features: 10 to 20 condominiums for first time, moderate income home buyers. Contact: Margarita H. de Escontrias
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14. Neighborhood Improvement Target Area Location: Target area located within the area bound by Cumpston Street, Hatteras Street, Vineland Avenue and Lankershim Boulevard Status: Program elements under development; program to be initiated Fall 2004 Features: The Neighborhood Improvement Target area is a partnership of City agencies and departments, in coalition with business and community leaders, to improve the livability of North Hollywood neighborhoods by: installing curbs and sidewalks, development of vacant lots, repaving
of streets and potholes, elimination of gang crime, removing of graffiti and dumping hot-spots and offering grants and loans for residential and commercial rehabilitation. Contact: Vanessa Delgado
15. Los Angeles Unified School District East Valley Area New High School No. 1B Location: Vineland Avenue at Cumpston Street Developer: THE LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) Status: Under Construction; scheduled to be completed in June 2006 Features: A new high school for grades 9 through 12. The proposed school is planned to help alleviate overcrowding at existing local LAUSD schools. The new high school will include athletic fields and swimming pool. Contact: Bill Mason
16. NoHo Arts District Streetscape Improvements Location: NoHo Arts District Developer: CRA/LA, MELENDREZ DESIGN PARTNERS, THE REGIONAL ART COUNCIL, and SEVERAL LOCAL ARTISTS Status: Initiated design phase in 2004 with estimated start of construction in June 2006. Features: The project will include the design and construction of the following streetscape improvements and pedestrian amenities: street furnishing: transit shelters, benches, trash receptacles, planter pots; enhanced pedestrian crosswalks; new district gateways; street lights, pedestrian lights; painted traffic signals; new and replacement Palms and canopy street trees; tree well cutting and removal, shrubs and ground cover. Contact: Michelle Banks-Ordone
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17. Huston Condominiums Location: 11011 Huston Street Developer: S.O.S. ENTERPRISES, INC (Gideon Cohen) Status: Conceptual proposal under review; negotiating Owner Participation Agreement. Features: Proposed 5-story residential project with 65 for-sale apartment units and 146 parking spaces on one semi-subterranean and one underground level. Amenities for the project include luxury finishes, 10-foot ceilings, French balconies and fireplaces in each unit, a ground floor recreation/gallery space and a landscaped courtyard with swimming pool.
Contact: Bill Mason
PLANNING ACTIVITIES
1. Parking District The CRA/LA commissioned Bruce Miller and Associates to conduct a parking study for the commercial areas of the North Hollywood Redevelopment Project Area in response to a perception that a parking deficiency exists for businesses and customers. The study identified current sources of parking in the greater North Hollywood area. Much of the parking currently available is not adjacent to the commercial areas that need it most during peak hours. The final report outlined several recommendations for providing more centralized parking along Magnolia and more convenient way-finding signage for directing patrons to the surrounding parking areas. Next steps include identification of a site for constructing a parking structure and securing funding. Contact: Michelle Banks-Ordone
2. Urban Land Institute (ULI) Action Plan A draft ULI Action Plan has been prepared based on the ULI recommendations in the “Advisory Services Panel Report, North Hollywood, Los Angeles, California”, community outreach and input, identification of recommendations to be implemented, including those to be implemented cooperatively with the MTA, with consideration to time-frame, strategies, organization, staffing and consulting requirements, and stakeholder participation. The Agency Board will consider the Action Plan in November. Staff will proceed with securing public comment and implementation of key recommendations. Contact: Bob Fazio
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3. Design for Development A Design for Development is being prepared to implement specific land use and urban design recommendations from the Urban Land Institute Advisory Services Panel Report for North Hollywood. It is anticipated that the Design for Development will be circulate d for comm unity comm ent in the fall of 2004 followed by Agency Board approval. Contact: Bill Mason
RESIDENTIAL AND COMMERCIAL INCENTIVE GRANT/LOAN PROGRAMS
1. Residential Rehabilitation Program The program is designed to preserve and retain housing resources in North Hollywood and to enhance the character of the older residential neighborhoods. Loans are available from the Agency to rehabilitate properties including painting, landscaping and roofing. Contact: Margarita de Escontrias
2. Commercial Façade Grant Program This program is available to property owners and long- term tenants for improvements to the exterior of commercial properties. Improvements can include restoration, rehabilitation or replacement of storefronts, signs and general repair up to $25,000 per address. Participants under this program must enter into an agreement with the Agency to maintain the improvements in sound and graffiti-free condition for a period of ten years. Contact: Betty Brassfield
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3. Marquee Grant Program This program is designed to assist the more than 30 storefront theater operators in the NoHo Arts District. Grants are available to install a marquee to improve the visibility of the theaters along with new signage and façade improvements. The maximum grant amount is $30,000 per theatre. Contact: Betty Brassfield
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9 EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
LAUREL CANYON COMMERCIAL CORRIDOR PROJECT AREA
ACTIVE PROGRAM ACTIVITY
1. Valley Plaza Location: Laurel Canyon and Victory Boulevards Developer: J.H. SNYDER, CO. (Cliff Goldstein) Status: Developer negotiating to acquire property within the old shopping plaza; Developer seeking Agency financial assistance; feasibility analysis pending. Features: Redevelopment of 26-acre regional shopping center including the development of approximately 550,000 SF of retail; 250,00 0 SF of office; 5,000 parking space s and streetscap e improvements. Contact: Dick D’Amico
2. Valley Plaza Park Alternative 1 Location: Laurel Canyon and the 170 Freeway Developer: CRA/LA and J.H. SNYDER CO. Status: Evaluating alternative sites for relocating an underutilized park facility. Coordination with the Department of Recreation and Parks is ongoing to negotiate a possible swap of land to assist in the development of the Valley Plaza Shopping Center. Features: A 5-acre park site to service the Laurel Canyon neighborhood; expected to be a passive park with large specimen trees and picnic areas; may include a tot lot with playground equipment for young children. Contact: Bob Fazio
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3. Laurel Canyon Plan Amendment Status: Subject to a financially feasible development proposal. Features: The existing plan for the Laurel Can yon Commercial Corridors Project will be amended to provide for acquisition of property by eminent dom ain, if required, within the proposed new Valley Plaza Shopping Center site, situated immediately southwest of the intersection of Victory and Laurel Ca nyon Boulevards. Action to prepare the amendm ent is contingent upon the receipt of a feasible developm ent proposal, compliance with the plan amend m e n t provisions of the redevelopment law with respe ct to findings of blight and/or the need for effective redevelopment, preparation of an environmental im pact report, and amended rules to govern owner participation and relocation, public review and final action by the Agency Board and the City Coun cil. A concurrent preparation and approval of an amendm ent to the existing community plan for the area is also needed to permit commercial development for an area occupied by the south portion of Valley Plaza Park. Contact: Bob Fazio
4. Laurel Canyon Streetscape Status: Conceptual renditions of median and landscaping elements have been prepared. Refinement of existing streetscape plan s to accommodate pedestrian and vehicular circulati on needs as affected by future development of Valley Plaza retail center and surrounding key comme rcial corridors (Victory Boulevard and Laurel Cany on Boulevard) within the Laurel Canyon commercial core are in review and development phase. Pubic revie w and meetings with city departments for improve ments are pending. Features: Pedestrian seating/related ameni ties, landscaping, street re-surfacing at sele cted intersections, pedestrian safety signalization, banners, lighting, signage, median construction and tree planting. Contact: Bob Fazio
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5. East Valley New Middle School #1 Location: 6501 Laurel Canyon Boulevard, on th e West side of the boulevard between Hamlin Street and Kittridge Street. Developer: LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) Status: Site clearance and relocation compl eted. Construction being initiated. Features: A full service middle school to alleviate overcrowding, on land previously part of the Valley Plaza Shopping Center, for grades 6 through 8, in cluding classroom, library and gymnasiums. The firm of Johnson Fain Partners has enhanced the LAUSD goal of improving education access by emphasizing design quality and an urban aesthetic for the neighborhood. Contact: Bob Fazio
12 EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
13 EAST VALLEY REGIONAL OFFICE Project Activity Fall 2004
PACOIMA/PANORAMA CITY PROJECT AREA
ACTIVE PROGRAM ACTIVITY
1. Osborne Manor Location: 12232 Osborne Place Developer: OSBORNE MANOR LP Status: Developer is obtaining a bridge loan for pre- development costs. Construction expected to start Spring 2005 and completed by Fall 2006 Features : 49 low- to mo derate-in come family apartme n t units Contact: Margarita H. de Escontrias
2. Foothill Terrace Housing Location: 13574 Foothill Boulevard; CRA/LA has acquired this site for the Housing Authority of the City of Los Angeles. Developer: OLSON CO. DEVELOPMENT Status: Developer to submit revised budget and revised proforma based on seismic conditions that were not known prior to due diligence. Request For Proposals Released November 2003; Estimated Construction Start Date Spring 2005. Features : 15 single family units of Affordable Ownership Housing Contact: Margarita H. de Escontrias
3. Pacoima Center Retail Development Location: (Former Price Pfister Manufacturing Plan t)– Block bounded by Paxton Street, Bradley Avenu e, Louvre Avenue and Sutter Avenue in Pacoima. Developer: LINCOLN PROPERTY DEVELOPMENT Status: Lincoln Property closed escrow on the Site in June, 2004. Lowe’s proceeding to get entitlements to build 137,000 SF store (Phase 1) without City finan cial assistance; Phase II (Lincoln Property) develo pment under analysis, proposed to be built after Lowe’ s is completed in Dec. 2005. Features: Under consideration for Phase II -87,000 SF shopping center and 45,000 SF Supermarket, Estimated Start Date of Construction for Phase I (Lowe’s) – Spring 2005. Contact: Dick D’Amico
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4. Panorama Tower Location: SW corner of Van Nuys Boulevard and Titus Street Developer: TO BE DETERMINED Status: Market viability of this site is currently under evaluation for development. Agency anticipates entering into a Development Agreement for this property. Features: Potentially, this property could be adaptively reused as an affordable housing complex with community center and possible retail at ground lease. Contact: Dick D’Amico
5. Palm Village Location: 9040 Laurel Canyon Boulevard Developer: LITTLE TOKYO SERVICE CENTER/THAI COMMUNITY DEVELOPMENT CENTER Status: General Plan Amendment is required and is under process. Features: Development of sixty (60) units of elderly housing. CRA to provide predevelopment financing. Contact: Margarita H. de Escontrias
6. K-Mart Site Location: NE corner of Roscoe Boulevard and Willis Avenue Developer: TO BE DETERMINED Status: Retail and mixed-use being explored on the site by an interested developers. Features: 9-acre site, former Montgomery Wards Department Store
Contact: Dick D’Amico K Mart Site
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7. County Building-Panorama City Location: 8750 Van Nuys Boulevard Developer: ARDEN REALTY Status: County proceeding with securing financing and entitlements. Features: The project will house over 300 employees of the Los Angeles County departments of Children and Family Services, Health Services, Mental Health, and the Department of Probation and Public Soci al Services. It is anticipated that the Agency may also issue bonds to support the project. A 3-story, 149,000 square foot office building with free standi ng parking structure (including a subterranean level and rooftop parking) with 660 parking spaces on a 3.29 - acre site. Contact: Dick D’Amico
8. Pacoima Town Center Van Nuys/San Fernan do Project w/ MTA Location: Van Nuys Boulevard and San Fernand o Road Developer: CRA/LA and MTA Status: Waiting for Department of Transportation to redo scope to fit within budget parameters. Features: Pedestrian improvements that address safety issues. Contact: Bob Fazio
9. Sunquest Industrial Park Location: San Fernando Road in Pacoima Developer: TO BE DETERMINED Status: The City in cooperation with the Agency is negotiating to develop the site. Features: 25-acre site that includes a former City landfill zoned for industrial use that could accommodate 300,000 SF of industrial development. Contact: Dick D’Amico
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10. East Valley Area New High School # 3 Location: Van Nuys Boulevard in Pacoima Developer: LOS ANGELES UNIFIED SCHOOL DISTRICT (LAUSD) Status: Under construction, scheduled to be completed in June 2006 Features: A new high school for grades 9 through 12. The high school will help alleviate overcrowding at existing local LAUSD high schools. The new school will include administrative and classroom facilities, as well as athletic fields. Contact: Roberto Espinoza
PLANNING ACTIVITIES
1. Van Nuys Boulevard Busin ess/Oppor tunities Inventory Status: Study completed. Features: CRA/LA is undertook a Pacoima Towne Center Inventory on Van Nuys Blvd to access the opportunities for economic devel opment, contin ued streetscape improvements, an d identificati on of catalytic projects to revitalize the comm ercial co rridor between San Fernando Road an d the 5 Free way. The inventory will enable the CRA/LA to target properties for façade improvements and rehabilitation and includes gathering information on lo cal busin ess, zoning, land use, constructio n, and developm ent opportunities. Contact: Bob Fazio
2. Pacoima Opportunities Inventory Status: Consultant inventory completed. Development site evaluation and strategy to be initiated subject to prioritization of related activities and assessment by Housing Manager. Features: CRA/LA has completed a comprehensive Vacant Lot Inventory for Pacoima. It catalogs identifiable vacant parcels with additional property information. This information will be helpful in accurately identifying where development could take place in the Project Area. Con tact: Bob Faz io
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3. Panorama City Re vitalization Strate gy Status: Revitalization strategy completed; implementation underway. Features: CRA/LA will create a 5-year revitalization strategy beginning in FY05 to put a new face on the commercial district of Panorama City along Van Nuys Boulevard from “The Plant” shopping center on the south to Parthenia Street on the north. Key projects integral to this area’s revitalization potentially include, the creation of a streetscape along the boulev ard, installation of a gateway to Panorama City market s, development of prime retail, housin g, and governme nt sites adjacent to the boulevard, and leveraging the CRA/LA’s commercial façade prog ram in the area. Contact: Roberto Espinoza
4. Pacoima Town Center Revitalization Strategy Status: Revitalization strategy in draft form; seeking public comment. Features: CRA/LA will create a strategy in FY05 to develop an integrated, vibrant, pedestrian-friendly, commercial district along Van Nuys Boulevard in Pacoima Between San Fernando Road and Laurel Canyon Boulevard. The Strategy considers the following improvements over the next 5 years, street improvem ent s, street furniture, street sign age, acquisition of parcels, to create additional pa rking, leveraging CRA/LA commercial façade program funds with private investment, and encouraging the attra ction of viable retail on the boulevard. Contact: Roberto Espinoza
5. San Fernando Road Business Improvement District (BID) Status: Consultant selection completed; moving forward with feasibility study. Features: In partnership with the office of Council President Alex Padilla and the Valley Economic Development Corporation, CRA/LA is considering the implementation of a Business Improvement District along San Fernando Road from Branford on the south to Roxford on the north, not including areas of the City of San Fernando. The BID will provide new improvements and activities, including clean and safe patrols and image enhancement services beyond those currently provided by the City, among other services as determined by business owners. Contact: Vanessa Delgado
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6. Panorama City Business Improvement District (BID) Status: Exploratory meetings have been scheduled with property owners. Features: CRA/LA is analyzing the feasibility of Business Improvement District (BID) formation for the Panorama City commercial corridor on Van Nuys Boulevard, in partnership with the offices of Council Presi dent Alex Padilla a nd Cou ncil membe r T o n y Cardenas. The BID will serve to augment City services and will also serve to maintain improvements of a possible landscape median along Van Nuys Boulevard. Contact: Vanessa Delgado
7. Constituent Services Center (CD7) Status: City Architect and CRA staffs are working together to explore design alternatives in coordination with Councilman Padilla's office for the proposed Constituent Services Center. A design competition will be undertaken shortly to select a project architect by the middle of January 2005. Features: Promote the development of the Constituency Services Center as a catalytic project to further revitalization efforts on Van Nuys Boulevard. To provide for on-site mixed-uses that creates jobs and services and enhances the availability of sho ppin g an d governmen tal servi c e s in a cent rall y located area of the community. In addition, to ensure high quality building design with flexible well- designed interior/exterior office/meeting space that will be available for formal events and informal gatherings. Contact: Roberto Espinoza
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8. East Valley Industrial Revitalization Strategy Status: Staff currently identifying vacant parcels, preparing parcel inventory/database, including property profiles. Researching business incubators and their applicability to the industrial sector. Staff will prepare Scope of Work to hire consultant to prepare an Industrial Revitalization Strategy in Spring 2005. Features: Industrial Revitalization Strategy that will identify the key issues and overall vision for industrial development in the East Valley. The Strategy shall take into account numerous factors such as prior studies; existing physical conditions; market conditions/trends; development opportunities and provide implementation recommendations for the next 5 to 10 years. The goal of the Strategy is to enhance private investment and encourage the retention of existing successful businesses and the attraction of new viable ones to the East Valley. Contact: Roberto Espinoza
COMMERCIAL INCENTIVE GRANT/LOAN PROGRAMS
1. Paint is Free Program This grant program is available to residential property owners of single-family homes or apartment owners (1 - 4 units), and covers up to $3,500 of labor costs and $750 for materials; Properties with 4 or more units are eligible for up to $5,000 of labor and materials costs; Properties in need of re-stucco are eligible for up to $4,500 of labor and materials costs. Contact: Betty Brassfield
2. Commercial Incentive Program This prog ram is inten ded to provide a comprehe nsiv e economic development assistance program for the commercial areas of Pacoima and includes Commercial Façade and Signage Grants up to $25,000 per storefront or tenant, and Conditional Loans up to $250,000 for building rehabilitation including tenant improvements. Loans over $100,000 are subject the City’s living wage ordinance. Contact: Betty Brassfield
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3. Residential Rehabilitation Program A program is currently being developed for Pacoima and Panorama City; anticipate launching new program in the Summer 2005. Contact: Margarita H. de Escontritas
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EAST VALLEY PROJECT AREAS
KEY
FY04 BUDGET PRIORITIES
1. PACOIMA / PANORAMA CITY (CD 2, 6 & 7)
2. LAUREL CANYON (CD 2 & 4)
3. NORTH HOLLYWOOD (CD 4) 23