Poised to be the mother of all the initiatives ever to impact the built environment of the city in a while, a proposed ballot initiative called the Neighborhood Integrity Initiative, sponsored by a group called the Coalition to Preserve L.A. (CPLA), is the talk of the architecture, planning and developer circles at the moment.
Initially underwritten by the AIDS Healthcare Foundation, who emphasizes, among other reasons, the idea that densification can be a public health issue. The proposed initiative has the potential of stopping all the large scale development in Los Angeles. It aims to put a halt on the "vibrant" urban lifestyle which the developers, their political representatives and good number of gentrification people have been advocating at the cost of minorities, low-income communities and the majority of L.A.'s residents who have been struggling to come up with the outrageous rents month after month until they finally fall victim to substandard housing, homelessness or move far away places in many cases.
Of course, the issue is not as simple as I put it down. In the center of the problem is an old General Plan, archaic and “cumbersome” as it is called by the planners own "literature". It often needs to be spot amended by the local councilmen to make way for mega development projects continuously being proposed, permitted and built along the mass transit lines where the city is changing and densifying.
There is a good analysis in CP & DR by Josh Stephens explains the conundrum from both ends of the issue.
It will be an intense battle no matter what. It could either start a trend across the map for moratoriums and/or opens the doors for all the development you can eat!
The architects, planners, and the urbanists alike are scrambling to locate themselves in the proper trench and this is just the beginning. The opposition in the name of "the Communities United for Jobs and Housing" is also gaining momentum, "including business groups, developers groups and building trade associations, architects, and transit advocates. Six sitting City Council members have pledged opposition. Other factions that are often at odds with developers also oppose the measure, including environmental groups, and affordable housing advocates," says the CP&DR article,
The keywords, general plan, low-income housing development, hi-end condo development, parking, TOD, gentrification, political bribery, zoning, community control, and "jobs" will be common words in everyday conversations in days to come. The good news is, the battle will most likely make the Angelenos more knowledgeable and active for growth concerns of their city.
For Los Angeles voters, the coming general elections in November will have a whole separate issue which might prove itself to be more important than the presidential selection.
Get ready, it is bold, complex and simple at the same time but nevertheless, it has a potential to turn things upside down around here.
29 Comments
Thanks for posting, Orhan. I'd heard about this, and just moved back into LA city, so I need the whole story.
Wow, what a confusing mess. Good link to an explanation. This quote seems to address the real reason for the involvement of the AIDS Healthcare Foundation:
“We felt it was appropriate given that…this is occurring out our front door,” said AHF Board Chair Cynthia Davis. “When I drive over to our corporate offices, I can’t even find a parking space. I have to drive 20 minutes to find a parking space.”
When the board chair of a prestigious charity is late to meetings bc she can't park close, that definitely risks impacting public health.
I'd say driving in itself poses a greater threat to public health.
Not sure if people heard about the target in Hollywood. Work was halted because they exceeded the height limit. This is a two story building in a poorer neighborhood near a food 4 less. It's on a corner in a heavily trafficked commercial area.
Let's be real for a moment. It is a positive thing for the neighborhood. How is it Emerson college got their building down the street? Much taller than the Target.
For those who are out of town, this Target construction site is sitting idle just like this picture for over a year now. All access is restricted with a long construction fence on Sunset Blvd. & Western intersection. The Neighborhood Integrity Initiative is not a fantasy. It has a real chance of passing given the mobilization of neighborhood groups and other grassroots organizations the AIDS Foundation can reach. The result can be the whole collection of construction sites boarded up and waiting for a political clearance. You would think "how in the hell....?" This is L.A., the intrepid.
More links to Target case in point here:
http://la.curbed.com/archives/2015/10/hollywood_target_.php
Orhan,
How tall is too tall? In other words, how much over the limit is that?
Pete, here is another excerpt from another la.curbed post. Basically CCLA raised the issue based on neighborhood "scale". This seems to be the main theme behind the ballot initiative as well. 35' ht limit vs. 74' the project height.
"the Los Feliz Ledger reports. CCLA claims the project includes too many exemptions to the area's Station Neighborhood Area Plan, which encourages retail and residential use near transit stops, but limits commercial structures to 35-foot heights (e.g. the stumpy retail planned near the nearby Red Line stop). The 195,000-square-foot Target development rises 74 feet, which "disrupts the existing character of the neighborhood," according to CCLA (the site was previously a stripmall)."
You can dig in more here.
http://la.curbed.com/archives/2014/05/nimbys_trying_to_dismantle_east_hollywoods_halfbuilt_target.php
Here is another planning argument the ballot initiative opposes; The city officials' ability to "spot amend" existing height, EIRs, etc.. , basically altering the said "General Plan" which needs to be rewritten but not like this spot amendments. Basically inviting self interest lobbying and decision making at the city hall and other local levels, often leading to murky deals, risking or working against the benefits of underrepresented citizenry.
I am for updating the "cumbersome" 1946 General Plan with an input of larger constituency and with the help of interested groups. But, also against the spot decisions and amendments that is creating a real mess. I don't think you can curb the mass development at this scale with ballot initiatives. I think initiative proposes two years moratorium during which a workable plan can be created. City wants to densify, it needs to densify. It cannot be stopped, but it can be harnessed in a way that benefits the low income or affordable housing situation.
Stakes are very high in this situation.
Here is another bit on Target store. Turns out CCLA's chances weren't so slim after all. Imagine, the City is approving a project of that size next to 1 or 2 story residential buildings without the EIR. Innocuous??
Another reason CCLA's chances are slim: the city initially thought the project was so innocuous that officials approved it in 2010 without an environmental impact report, but Target eventually completed one after some locals threw a fit.
Of course, the real gatekeeper of all this is the parking requirements. Surprised? I don't think so...
A Conversation with Mott Smith on the Neighborhood Integrity Initiative.
He is the co-founder and principal of Civic Enterprise, a planning and development firm, and board member of the developers group, the Council of Infill Builders; member of the new "working group," established by Mayor Garcetti, to rethink parking in LA.
He is interviewed by MMRA, Miracle Mile Residential Association, Vice President Ken Hixon.
Now from the Coalition to Preserve L.A. (CPLA) Director Jill Stewart,
Neighborhood Integrity Initiative • A Conversation with Jill Stewart
And a debate between two sides,
Neigborhood Integrity Initiative Debate • Part One • Feb. 22, 2016
We need to densify AND increase public transport drastically. The only other way is sprawl into the inland empire and antelope valley.
Web combat has began.
City Hall For Sale: Developer Related Companies Has Contributed $118,550 to LA Campaigns
how does densification be a public health issue?
also, I don't understand ... the Aids Healthcare is against densification and also wants to stop large scale gentrification developments. so the Aids Healthcare is, simultaneously, against and with the low income résidents and minorities? either I'm not understanding the article or it's not clear.
Open Letter from Homeless Advocates Serving Los Angeles to Neighborhood Integrity Initiative Supporters
Dear Neighbors,
Today, supporters of the so-called Neighborhood Integrity Initiative announced that they had gathered enough signatures to place their measure on the ballot. As homeless service providers and builders of affordable housing, we are concerned that those of you who have signed their petitions may not fully appreciate the consequences of the Neighborhood Integrity Initiative before adding your public support to it.
We have researched the initiative – and believe it will be disastrous to our efforts to build and supply affordable housing, address the growing problem of homelessness, and make our city a more livable place for all Angelenos.
We spend every day trying to address these issues. This misguided initiative will make our mission far more difficult, and put solutions to the growing problem of homelessness and housing scarcity further out of our reach.
Over 28,000 Angelenos are homeless on any given night. Over 250,000 households pay 90% or more of their income on rent and are one financial hardship away from homelessness. Our city desperately needs more affordable and homeless housing.
We understand there are problems in the Los Angeles planning process that need to be fixed – but this ballot-box legislation goes too far and hurts the neediest among us. The Neighborhood Integrity Initiative will ban the building of virtually all housing, including 92% of all planned affordable and homeless housing projects. Restricting the housing supply any further will have a disproportionate impact on those struggling to stay afloat, either to make monthly rent or find an affordable place to live.
That is why so many in our community – dozens of homeless service groups, tenant rights organizations, affordable housing advocates, and the United Way, among many others – have publicly opposed this initiative.
We are on the front lines of the affordability and homeless crisis in Los Angeles. We are aware of the problems and challenges facing our city – and that is why we are opposing the Neighborhood Integrity Initiative.
When you add your signature to a ballot measure, it really matters. And supporting this issue will hurt people experiencing homeless, working families, and those under struggling to pay their rent.
Please reconsider your support of this initiative.
Signed,
Homeless Advocates Serving Los Angeles
Mike Alvidrez, Executive Director, Skid Row Housing Trust*
Elise Buik, CEO, United Way
Stephanie Klasky-Gamer, CEO, LA Family Housing*
John Maceri, CEO, LAMP Community/Ocean Park Community Center*
Anne Miskey, CEO, Downtown Women’s Center
Adam Murray, Executive Director, Inner City Law Center
Herb Smith, President & CEO, Los Angeles Mission*
Mark Supper, President & CEO, Los Angeles Youth Network*
*Titles for Identification Purposes
Paid for by Coalition to Protect L.A. Neighborhoods and Jobs. Major funding by CH Palladium, LLC and Westfield DD&C, LLC
777 S. Figueroa St., Ste. 4050, Los Angeles, CA 90017 Additional information is available at ethics.lacity.org.
link: http://www.goestoofar.com/
http://2preservela.org/city-hall-for-sale-developer-frostchaddock-of-sunset-junction-project-has-spent-504919-to-woo-la-politicians/
City Hall For Sale: Developer Frost/Chaddock of Sunset Junction Project Has Spent $504,919 to Woo LA Politicians
As the March 7 ballot is nearing the epic battle for LA is getting more and more important for the city. I try to post both sides of the argument here on Archinect.
Why Does the L.A.'s Tenants Union Support Measure S?
'No on S' - Kate Diamond, FAIA
L.A. Has The Worst Idea On Housing
L.A. Has The Worst Idea On Housing
Stop supply-side ‘splaining Measure S to me and get busy with better answers
Making sense of Measure S, the latest battle in L.A.'s long war over development
By Christopher Hawthorne
By: Dakota Smith and Ben Poston, LA Times
"When developers want to build more than zoning allows, L.A. planning commissioners almost always say yes"
By David Zahniser and Emily Alpert Reyes
A $72-million apartment project. Top politicians. Unlikely donors.
Who wrote the checks to elected officials weighing approval?
"Less than a week before Election Day, millions of dollars have poured into the bitter fight over a ballot measure that would restrict real estate development in Los Angeles. And two of the biggest spenders are familiar foes, already locked in a legal battle over a Hollywood building project. Real estate development company Crescent Heights has been at odds with the AIDS Healthcare Foundation over its plans to build two towers next to the foundation headquarters on Sunset Boulevard. So far, Crescent Heights has contributed more than $2.5 million to oppose Measure S. The AIDS Healthcare Foundation, in turn, has chipped in more than $5.5 million to support it."
Here are the biggest spenders in the battle over building restrictions in L.A.
Whoah! Nice developments will increase rents! Let's stop evil developers from building anything....... so population increases can increase rents.
The heartfelt endorsements by Will Wright of AIA/LA
My Love for Los Angeles:
The Reason Why I am Voting "No on Measure S" and Voting "Yes on Measure H"
I have been covering Measure S for a year now and tried to be as even as possible. However, it is disappointing that Measure S discussions have not reached to the state that urbanism specific to LA and to the nation were examined. Our zoning regulations need work for a fact and growth is impossible to stop. How we densify and protect and enhance right to housing for all should be addressed. Do we go vertical or keep spreading, how do TOD projects impact the city, how do we provide much needed affordable housing and many more questions on the table here. And don't forget, this is the ultimate "La Citta Capitalista."
I'll leave you with one final pre-election endorsement.
This is a really important measure and please vote tomorrow if you are eligible to vote in Los Angeles.
WHY DOES THE L.A. TENANTS UNION SUPPORT MEASURE S?
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