DEL REY HOMEOWNERS & NEIGHBORS ASSOCIATION
MINUTES OF BOARD MEETING – May 1, 2006
Board Attendees: Janice Santos, Parliamentarian; Chris Nevil, President; George Gross, 1st VP; Wendy Averill, 2nd VP; Tobyann Mandel, Director; Aaron Bernardin, Director; Casey Anderson, Membership Chairman, Director.
Guests: Lydia Athan, neighbor of Wendy Averill; Marlene Savage, local resident; Jacques Mashihi, architect for proposed Culver-Stoner development; Ilya Kleinman, owner of proposed Culver-Stoner development; Kamran Kazemi, civil engineer for proposed Culver-Stoner development; Ken Alpern , Mar Vista Community Council Director, Co-Chair of Planning and Land Use Committee.
Approval of Minutes – The minutes of the March 6, 2006 meeting were reviewed and approved. The notes had been distributed electronically, but there had previously been no quorum for approval. The minutes of the April 3, 2006 meeting were reviewed and approved. These notes were also distributed electronically. Chris Nevil suggested we approve minutes electronically going forward to save time at the meetings. Elizabeth can send out a motion to approve the minutes along with the minutes themselves. If anyone has a problem, then we will reserve approval until the next meeting.
Chris Nevil investigated the purported closing of Home Depot on Jefferson following Don Dombrowski’s claim at the April meeting. It appears that Home Depot is not, in fact, closing, has no plans to close or move, and will remain where it is currently located.
Treasurer’s Report – The treasurer’s report for April 1 – April 29, 2006 was reviewed and approved. The report was distributed electronically before the meeting. During April we collected $172.00 in membership dues and spent $536.00 on the April 27, 2006 general meeting printing and postage.
NEW BUSINESS
1. Presentation by Ilya Kleinman, Culver-Stoner LLC, re: condominium development on Culver east of Inglewood. Kamran Kazemi gave a presentation re: the proposed development. The affected area includes the south side of Culver Blvd. between Stoner Ave. and Inglewood Blvd. There are currently 55 1-bedroom units on the site, and 43 or 44 tandem parking spaces provided for those units with access off of the alley behind. This alley is also used to access the garages of single family home owners whose homes back up to the alley. There is currently no ingress or egress off of Culver Blvd.
The developer proposes to build 70 units, each 1,200 – 1,300 SF, mostly 2-bedroom with a few 1-bedroom and 3-bedroom units, beginning construction as apartments, and seeking a condominium conversion while under construction. The building would be 4 stories (45’) along Stoner Ave. Where it is adjacent to single family homes near Inglewood, the building would drop down to 2 stories (25’) in the rear and 3 stories (35’) in the front. The main entry would be from the front of the building, with an interior courtyard. There is no affordable housing component.
The developer is required by the City to provide 2 parking spaces per unit for apartments, or 2.5 parking spaces per unit for condominiums. Since they seek a condo-conversion, they are providing 2.5 spaces per unit and 35 guest parking spaces, totaling 175 spaces in one level of subterranean parking. Marlene Savage stated her opposition to the parking situation. The parking will still be accessed by the alley, and the developer is looking into gating the alley for security and providing access to all owners in the condominium building and neighbors in the adjacent single family homes who access their garages off of the alley. Ilya Kleinman stated that the City may not allow this. Another option is to vacate the alley, where ½ of the alley goes to the condominium development and ½ to the neighbors toward their total land parcel, and a keyed entry is installed. Chris Nevil asked if this is allowed, who will be responsible for maintenance of the alley. Kamran Kazemi was not sure, but thought maybe the HOA and neighbors. Trash pick up will also be off of the alley.
Wendy Averill mentioned that the existing building generates quite a bit of noise now. When there is a problem, they speak with the building manager, who contacts the management company. Kamran Kazemi and Ilya Kleinman said all complaints for the proposed building would be handled by the HOA. Wendy also requested a “no-investor” clause to be written into the purchase agreement and CC&R’s for the development to discourage renting out of units. Ilya Kleinman stated that there would be no problem to include something in the CC&R’s stating that owners can not sell or rent out the unit, that the unit must be owner occupied for the first year. He also added that renters would not belong to the HOA. Sales prices will be between $400-500/SF, and the project will take 2 years to build. Kamran Kazemi stated that most people who will be interested in the units will be first time buyers. At 10-20% down, a rental would not carry the mortgage payment.
The developers are asking for a variance. The property is made up of 2 parcels. The parcel near Inglewood is zoned C2, and by right they can build 46 units on this property. The parcel near Stoner is zoned R3, and by right they can build 40 units on this parcel. They have designed the units to be uniform across both parcels, and are requesting to build 22 units on the C2 parcel and 48 units on the R3 parcel.
The building is currently designed at a 22’ set back from the existing curb on Culver. The City is looking to widen the street, after which it will be a 10’ set back. Plans are currently in plan check; the developer has met with the City and is trying to get before the City Planning Commission. Ilya Kleinman stated that he would enforce City construction hours. Board members agreed to review the proposal and come to a decision re: their support of the project.
OLD/CONTINUING BUSINESS
Motion regarding Green Line (light rail). Ken Alpern returned to present a proposed motion in favor of a LAX/Green Line Extension. The Green Line never got connected to LAX. It was originally environmentally approved to go up Aviation and up Lincoln to Jefferson, but they ran out of money to build it. Now they are working with Los Angeles World Airports (LAWA) and Metro Transit Authority (MTA) to get this extension, paid for by LAWA. Antonio Villaraigosa is involved with both LAWA and MTA, and according to Ken Alpern, may sign off if the money comes from LAWA and it doesn’t interfere with his subway project. Grieg Asher, Rosendahl’s planning director proposed this extension. Rosendahl has signed off in support.
The Green Line will not go directly to the terminals at the airport. It was never designed to, due to safety and monetary concerns. Since the 1990’s there has always been a plan for a People Mover. Under the Hahn plan the People Mover was mandatory and stopped in the southeast terminal; under this proposal it is optional. Transportation and security concerns seek to separate regional Green Line traffic from airport traffic. The Green Line is not automated. The people mover is Light Rail. The idea for now is to have remote buses to access Lax and the Green Line. Ken Alpern says more options means more access, less traffic.
Jim Richie at LAWA and the MTA drew up the map. Metro Harbor Subdivision right of way is not used now. Transit Oriented Development Park noted on map is not yet planned. LAWA owns the land and may build a convention center and hotels in that area.
Chris Nevil brought up the issue that for those of us north of the airport there does not seem to be much benefit from the Green Line. By the time we get to Lincoln and Sepulveda, we are at the entrance of the airport. Ken Alpern explained that the Century and Aviation stop was the focus, and the line needs to be 2 miles or the MTA will not build it. That’s why the Lincoln/ Sepulveda spur was added. Rosendahl wants a north/south Lincoln Green Line to the Expo, but this is a first step. Right now we do not have support to go any further down Lincoln through Westchester.
Before leaving Ken Alpern added that we ought to get someone from the planning department to sit in on our meetings when developers come to speak. They should come prepared with bullet points about the project, variances, elevations, plans, etc. Board members agreed to review the proposal and come to a decision re: their support of the project.
Police/Crime Report – Mary Anderson attended the April meeting, but she is out of town and has not written up the report, so it was tabled until next meeting.
Traffic Committee Report – Tabled. No meetings.
Newsletter Report – Chris Nevil said we need articles, we are behind. Wendy Averill will put together an article for the next newsletter about the community garden. George and Casey will try to put together an article on the Starbucks.
Chris Nevil announced that Wendy Averill, Marilee France and Lydia Athan just finished CERT training. Chris encourages everyone on the board to complete CERT as an example to the community.
General Meeting Report – The board agreed the general meeting was wonderful. The speakers were outstanding, and kudos were given to Chris Nevil for planning, George Gross for web and email, Wendy Averill and Marilee France for the snacks, Aaron Bernardin for signage and photos, and the whole group for putting it together. Everyone was disappointed with the turnout. Tobyann Mandel thought we needed to publicize more. Chris Nevil confirmed over 1,000 flyers sent out, emailed, and handed out as well as press releases in the Daily Breeze and Argonaut, though the Argonaut printed it the day of the event.
Discussion followed re: how to further publicize the DRHNA. George Gross stated that he can obtain title reports for us to send pre-sorted first class mailings, but it will cost about 50 cents per house. Marlene Savage said we can request money from the Neighborhood Council as well, but we have to do it well in advance. Janice Santos and Aaron Bernardin stated that we need to be more aware of outside factors which may contribute to people not attending, such as the last meeting being on the same night as a Lakers playoff game and American Idol. He also stated that if we raise our dues now, we will raise more money. We have to look at the benefits of spending money to bring in more money down the road. Casey Anderson suggested that we could send out a mailing to people who have moved to the area in the last 5 years to spread the word about our organization. Chris Nevil mentioned that we have always discussed an inclusion with the phonebook or George Chung mailer, but have never followed through. Tobyann Mandel mentioned we are not on the list of Neighborhood Councils and Neighborhood Associations in his mailer. Chris Nevil, Casey Anderson and George Gross agreed to look into options and discuss at next meeting.
Membership Report – Casey Anderson reported that we had a few member dues trickle in for April. No new members signed up at the General Meeting. In October, Casey will send out “final notices” to people who are behind on dues, and regular notices to people who are current on dues. Next month she will report numbers on paid membership, unpaid membership, and gratis mailings. She also suggested we send an email out to non-members to join if they want to continue to receive updates on meetings, since it is not fair if members and non-members receive the same benefits.
Website Report – George Gross reported 266 hits in 25 visits after we sent out the flyer and email. This was our highest count. Chris Nevil suggested that next time we do a flyer directing them toward the website we may want to provide some different information there. Marilee France, Aaron Bernardin and George Gross all took photo and video of the meeting, which will be posted on the web.
Del Rey Neighborhood Council – Next meeting is May 11, 2006.
USPS Distribution Facility Park Task Force Report – No new news.
Pacific Division Update – Tabled. No one in attendance.
OLD/CONTINUING BUSINESS
B. Ballona Watershed, coordinated vision endorsement. Tabled.
C. Request for DRHNA boundaries to include Glencoe-Maxella area. Marlene Savage has gathered 38 signatures. Only 2 people have declined. She will keep working, and requested newsletters from George Gross to hand out.
F. Problem with trailers and other potentially illegal uses of vehicles on little Culver west of Mascagni. Chris Nevil reported he had waited to mail the letter we approved on the basis that it may be irrelevant. Steve Knight had reported that there had been ordinance changes that may change the outcome of the trailers. Chris Nevil will contact Kathryn Frengs to discuss, and if nothing is heard back, will send the letter.
G. Report on election 4/27/06 and vacant director positions (if any remain). The election went through with no problems. 2 Director positions and a corresponding secretary position are still open. Janice Santos added that the vote to increase dues needs to be incorporated into the bylaws. Casey Anderson will bring the extra vote papers to the next meeting for everyone. George Gross will post the changes online.
Lydia Athan became a member at the meeting.
George Gross complained of grading noise and dirt from Playa Vista. He said staging begins at 7:20am every morning. He will contact Cybil Buchanan at Playa Vista.
NEXT MEETING MONDAY, JUNE 5, 2006 AT 7 P.M.
Submitted by Casey Anderson
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