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  #1161  
Old Posted Nov 3, 2008, 5:11 AM
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Maybe they're partying because they realize that "Change" is just around the corner.
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  #1162  
Old Posted Nov 21, 2008, 2:34 AM
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Plan for park atop Hollywood Freeway is praised
The project would cost about $950 million and could begin as early as 2012, feasibility report finds.
By Bob Pool
9:22 PM PST, November 19, 2008

Maybe they've just scratched the surface, those who want to cover over a mile-long section of the Hollywood Freeway and create a park on top.

But a group promoting construction of an airy, meandering promenade for local Hollywood residents isn't certain what its effect might be on motorists down below traveling through a serpentine tunnel between Bronson Avenue and Santa Monica Boulevard.

A feasibility report years in the making concludes that the freeway-top park would cost $950 million in today's dollars. Construction could begin as early as 2012.

The freeway conversion, backed by the Hollywood Chamber of Commerce, Los Angeles redevelopment officials and local politicians, would turn the top of the freeway into a 44-acre "locals-first community park." It would serve what advocates say is one of the city's most parks-poor areas.

"It will be built," advocate Don Scott promised Hollywood residents as the 92-page report detailing its preliminary design concept was released Wednesday night.

A parade of local lawmakers declared their support for what backers call "Hollywood Freeway Central Park," which would be funded with a combination of state, local, federal and private dollars. A group of about 80 meeting at a newly built Hollywood high school adjacent to the freeway greeted the plans warmly.

Missing from the audience, however, were commuters who a few yards away were struggling in both directions through the end of the evening rush hour. More than 203,000 cars and trucks travel on the stretch of the Hollywood Freeway daily.

What would their experience be like if they were stuck underground up to an hour a day in traffic jams that regularly slow Hollywood Freeway traffic to a 2 mph crawl?

Feasibility study leader Mike Williams, a senior associate with EDAW Inc., the international design firm that prepared the report, wasn't sure.

"We didn't have a psychologist on board," Williams said after the report's unveiling.

Design consultants say the one-mile tunnel would be brightly lighted, under full-time surveillance by closed-circuit TV and fully ventilated by filtered vents that would be camouflaged as above-ground sculpture in the overhead parkland.

There would be emergency access for police and fire trucks, Williams said. The tunnel would have automatic gas detectors, emergency exit walkways and a fire detection and suppression system.

Its ceiling would be at least 17 feet high, providing more room for trucks that sometimes have little space to spare under freeway over-crossings that currently have less than 15 feet of clearance.

Williams' report cites Boston's Big Dig Park, Chicago's Millennium Park, Washington state's Mercer Island Lid Park and La Can~ada Flintridge's tiny 210 Freeway cap as precedents for freeway-top parks.

Hollywood's park would maintain existing streets' freeway crossings and add one new one. Fountain Avenue would be extended to create a four-sided plaza over the tunnel, according to the plan.

There would be room for a baseball field near Sunset Boulevard. Other areas would feature meadows, spaces for artworks and a section for a playground and family picnics. Since the mile-long park would be designed for nearby residents, no parking lots would be required.

Those attending the presentation at the new Helen Bernstein High School had questions about earthquake safety, the park's ventilation towers, the project's effect on the neighborhood gentrification and the safety of park users.

Frontage roads and an above-ground police substation at the tunnel's midpoint would help ensure safety, they were assured.

Hollywood-area Assemblymen Mike Feuer and Kevin de Leon and local City Councilman Tom LaBonge praised the freeway coverup plan. LaBonge said he also hopes to eventually see a freeway-top park linking the Olvera Street area with downtown's Civic Center.

A detailed environmental impact report will be required as the next step of the project, backers said. It would presumably include its effect on commuters and truckers.

"It has a big price tag, but it's a big project," said Scott, head of the chamber of commerce-backed committee that is pushing for the park. "It's going to be a long journey. I hope it only takes seven or eight years."

Pool is a Times staff writer.

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  #1163  
Old Posted Nov 21, 2008, 3:19 AM
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if someone can post the pics from curbed that would be great. the before and after renders look very nice and this could be an amazing boom to the area. I hope its built and this is copied downtown over the 101 as well as the 110, as these parks have the potential to reconnect areas that were cutoff by these freeways and add to the cohesiveness of the city once again.
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  #1164  
Old Posted Nov 21, 2008, 8:45 AM
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The 101 cap park is probably the most important one of all. Nevertheless, I hope the one in Hollywood gets built.
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  #1165  
Old Posted Nov 21, 2008, 9:05 AM
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if someone can post the pics from curbed that would be great. the before and after renders look very nice and this could be an amazing boom to the area. I hope its built and this is copied downtown over the 101 as well as the 110, as these parks have the potential to reconnect areas that were cutoff by these freeways and add to the cohesiveness of the city once again.

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  #1166  
Old Posted Nov 21, 2008, 9:15 AM
edluva edluva is offline
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i hate the rendering. it appears to be just another huge lawn soon to be overrun with yellow-parched crabgrass, sun-baked dog shit and all manner of plastic refuse. i'm hoping they don't make this another spartan tree-challenged suburban park like orange county's mile square park. they should aim for a natural setting along the lines of central park or GG with tons of cool shade cast by dense groves of majestic conifers, sycamore, and aspen on nearly every square foot outside of those meadows, with running trails along the length of the park. of course there's not much room to work with this being the width of the 101 and all, but GG park's panhandle does quite well. our one chance to get a "big" urban park and if we decide to turn it into a giant version of some elementary school playground i'll pop a vein.

Last edited by edluva; Nov 21, 2008 at 9:52 AM.
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  #1167  
Old Posted Nov 23, 2008, 2:45 AM
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Not to be too cynical but do you guys know how many proposals to build something big over LA freeways there have been over the years? Lots and not one ever can to fruition. Oh I take that back. The Harbor Frwy transitway is the only one.
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  #1168  
Old Posted Dec 6, 2008, 2:56 PM
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In West Hollywood, town houses chic and sheathed
Architect Lorcan O'Herlihy took a cue from the nearby Formosa Cafe and wrapped this 11-unit building in red metal.
By Catherine Ho, The Los Angeles Times
8:59 PM PST, December 5, 2008

When architect Lorcan O'Herlihy masterminded the color palette for the Formosa 1140 town houses in West Hollywood, he drew inspiration from Hollywood hot spot Formosa Cafe down the street.

He designed a metallic skin that wraps around the building in shades of red. The skin helps diffuse light and heat, provides privacy for outdoor walkways and gives the building a funky geometric look.

The town houses, which began construction 18 months ago and are set to open this month, are a short walk from the shops and restaurants near Santa Monica Boulevard and La Brea Avenue.

Units feature design elements that O'Herlihy saw in boutique hotels in Europe, including sliding doors for the powder room, all-white kitchen and bathroom cabinetry, and all-white countertops contoured into vanity sinks in the bathrooms. Floors are made of a recycled hardwood that resembles bamboo.

Ten two-story units have an open living, dining and kitchen area with a study and bathroom on one floor and two bedrooms and two bathrooms on a second level. The front unit extends three levels.

Each of the four upper-level units has a roof deck with views of the Hollywood Hills and downtown Los Angeles on a clear day. A pocket park designed by landscape architect Katherine Spitz lines the southern border of the building and will be open to the public during the day.

No units had been contracted to be sold as of last week.

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  #1169  
Old Posted Dec 7, 2008, 11:27 PM
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does anyone have updated pictures of the W?
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  #1170  
Old Posted Dec 10, 2008, 7:32 AM
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W from inside looking out


Last edited by Bill Dings; Dec 10, 2008 at 8:13 AM. Reason: can't see photos
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  #1171  
Old Posted Dec 10, 2008, 5:53 PM
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Awesome photos!!

^ You have to type [IMG] before the address, and [/IMG] after the address.

Oh, and welcome to the forum!!!
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  #1172  
Old Posted Dec 10, 2008, 6:40 PM
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W Topping Out

thanks,
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  #1173  
Old Posted Dec 11, 2008, 9:22 AM
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Does anyone have any updates on 1540 N. Vine (Whole Foods Development) and BLVD 6200? I can't find any news on when construction may start on either of these...
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  #1174  
Old Posted Jan 11, 2009, 6:52 PM
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From bizzlebros.com

I thought this was an interesting article not only about JV, but how highly he spoke of Amoeba Music in Hollywood. I have actually NEVER gone inside before, but apparently it's got the greatest collection of vintage music all under one roof. And what's also interesting is how all the music he finds here helps him form his fashion empire as his passion is music.



Carolyn Cole/ Los Angeles Times
SELLING AN IMAGE: New York-based John Varvatos, who hopes to go global, has long plumbed the rock ’n’ roll aesthetic


http://www.latimes.com/features/la-i...,3022673.story
From the Los Angeles Times

DESIGNERS

John Varvatos hopes to go global with rock-flavored menswear line
There's a rock god inside every guy, John Varvatos says. His thriving lifestyle label taps the fantasy.
By Adam Tschorn

January 11, 2009

Next week, when his men's collection hits the Milan runway, New York designer John Varvatos will be firing the opening salvo in a bid to make his rock-flavored label the next American lifestyle brand to go global. In nine years, he's managed to make fashion safe for men, invented the laceless Converse Chuck Taylor slip-on and turned New York's CBGB nightclub into a clothing boutique. To paraphrase the Talking Heads, who got their start in the same 315 Bowery St. space where Varvatos now sells suits, "And you may ask yourself: Well, how did he get here?"

The answer can be found amid the record bins at Amoeba Music on Sunset Boulevard. That's where the jet-lagged designer lingers on a late fall afternoon, elbow deep in the racks of records, wearing a leather jacket with a messenger bag slung across his chest. In the pause between his brand's launch in South Korea and a star-studded charity bash to mark his new Malibu outpost, the 53-year-old menswear designer is off the clock and on the hunt for vintage vinyl.

"This is the best record store in America," Varvatos says. "I get to Los Angeles about six times a year and try to get in here every time." One of his coolest finds came two visits ago when he snagged the original Columbia acetate and first pressing disc of Steve Winwood's "Arc of a Diver." "I got it for something like $150. It was ridiculous."

Varvatos is known to spend hours at Amoeba, and on occasion he's bought so much there that his West Hollywood boutique has had to box up the haul and ship it home to Manhattan. The passion that finds him flipping through racks of second-hand albums like "Mr. T's Commandments" and "Concerts for the People of Kampuchea" has done much more than build a collection of nearly 7,000 vinyl records, 15,000 CDs and 35,000 MP3 tracks.

He's made musicians and rock stars the core of his advertising campaigns, and the rock aesthetic is the foundation of his menswear. Last April, he added the ultimate piece to his music collection by opening in the former CBGB space, where his clothes are displayed among vintage books, high-end stereo equipment and a preserved wall of the original club, covered in tattered band fliers. Leveraging his love of music has helped him sell a reported $80 million worth of John Varvatos-branded clothes, shoes and accessories at retail last year alone, reaching an astonishingly broad base that reaches across generations from Zac Efron to Ian McKellen.

"His collection hits a really wide demographic," said Alex Carapetian, a buyer at Fred Segal Man in Santa Monica, which has a JV shop-in-shop. "From the younger kid who's not really snobby and doesn't really care what label he wears, to the old-school '80s-dude rock fans who come in here and reminisce about all the concerts they've been to."

By tapping into their inner guitar hero, Varvatos has managed to make runway fashion safe for regular Joes. The message is simple: You may not be a tuxedoed Alice Cooper kicking back on a Hollywood Hills couch with an anaconda on your lap, but you don't have to be. Let the rockers be the fashion leaders -- it's enough to be fashion-conscious and pick up a few style tips from them along the way.

"Every guy has a rock-god fantasy," Varvatos says from the Amoeba aisles. "I just dial into that." That's why Perry Farrell is the face of the current season, and indie Glaswegian rockers Franz Ferdinand will don John for the upcoming spring/summer campaign.

Varvatos is certainly not the first to leverage music into menswear, but his appeal lies in the deft way he layers the rock riffs, melding them with other inspirations (military, bohemian, Edwardian dandy) along the way. Instead of cartoonish leather jackets and shredded jeans, it's a subtle influence. The wide collars on a white, double-breasted jacket bring Elvis to mind; a black jacket with military braiding hints at Hendrix.

Suits can be rock-star slim or flare dramatically at the ankle. Chunky cable-knit sweaters sport horn toggle buttons. Otherwise staid-looking jackets kick it up a notch with asymmetrical closures. His color palette tends toward the neutrals -- blacks, browns, grays and dark greens -- and he works mostly in down-home fabrics: wools, cottons and scuffed, antiqued, broken-in leathers. The clothes are comfortable-looking and familiar, but with an air of "other" -- like the wardrobe of an older brother who went off to his junior year abroad and came back slightly cooler in a way you can't quite discern.

"His sense of style really speaks to men," says Tom Kalendarian, executive vice president of menswear for Barneys New York. "He thinks about the way a guy is going to react to his clothes. . . . John has had a big hand in changing the way men look at accessories. Look at certain categories like messenger bags or guys wearing scarves with jackets, or shoes. All those Converse sneakers."

"Those Converse sneakers" are the slip-on Chuck Taylor All Star Low Profiles that Varvatos developed in 2003 as part of his collaboration with Converse. It has since become a huge hit for both brands, and spawned countless knockoffs.

Varvatos, who hails from the Detroit suburb of Allen Park, Mich., says his style icon growing up was Steve McQueen. "Well, McQueen and all the rock stars. When I got into high school I wanted to dress like a rock 'n' roll dude. The first time I heard Led Zeppelin, I think I was 14, it changed my life."

His interest in clothing only came later, while he was working as a sales clerk to pay his way through college (he studied education at the University of Michigan). In 1983 he joined Polo Ralph Lauren, leaving in 1990 to join Calvin Klein (where he helped launch the men's collection and came up with a little something called the boxer brief). He returned to the Polo fold in 1995 as head of menswear design. Four years later he founded his eponymous label, debuting his collection for fall/winter 2000.

It should come as no surprise that, having learned the ropes at Lauren, he now draws on his own history and the faces, sounds and memories of his rock pantheon to evoke a nostalgia and build an entire lifestyle around them -- much the way Ralph Lauren taps an idealized past with his Polo Ralph Lauren.

"You can really tell John started off his career at Ralph," says Kevin Harter, vice president of men's fashion direction at Bloomingdale's. "Very few designers have been able to pull off that unique of a range. He does a great job of differentiating his labels and his point of view, but still keeping it all one lifestyle. That's a unique talent."

So he can sell $2,295 four-zippered lambskin jackets and $395 shoes in his high-end John Varvatos collection, $1,095 leather lambskin blazers and $1,095 three-piece suits in the younger-skewing Star USA line and $395 zip-front cashmere hoodies and $95 canvas slip-on Jack Purcells in the Converse by John Varvatos line, which also includes women's shoes, clothing and accessories.

If there is anything keeping the Varvatos fashion juggernaut from achieving full Ralphian critical mass, it's the lack of a full-fledged, high-end women's collection under his nameplate. A women's line he launched in fall of 2004 was shelved a year later. But in 2008, Varvatos launched his first women's fragrance, a second one is planned for 2009, and he says that although a women's collection is not on the current business plan, it's something he thinks about.

Still, the economy being what it is, that's for another time. "It's important now to strengthen what we've already built," he says.

That means focusing on the existing business, which industry sources say could do $140 million wholesale this year when all the co-branded Converse merchandise and the fragrances are factored in. (Notably, Varvatos' businesses reported double-digit increases in the tough third quarter of 2008).

So, as Varvatos steers his label into its 10th year, he's decided to permanently relocate his runway show from New York to Milan, despite the recession. He says it is part of the plan to grow business abroad this year. "Eighty percent of our business comes from the U.S., so there's significant growth opportunity in Europe and Asia."

And if all goes according to plan, 2009 will be the year Varvatos goes beyond global. The designer is finalizing a deal to host a monthly music show for Sirius Satellite Radio called "Born in Detroit," which would connect him to as many as 19 million listeners. That would technically make him an extraterrestrial lifestyle brand.

Which totally rocks.

adam.tschorn@latimes.com
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  #1175  
Old Posted Jan 14, 2009, 2:28 PM
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^wow, yet another a new yorker approves of something in LA. we are more relevant than ever!
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  #1176  
Old Posted Jan 16, 2009, 8:45 AM
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Quote:
Originally Posted by LosAngelesBeauty View Post

From bizzlebros.com

I thought this was an interesting article not only about JV, but how highly he spoke of Amoeba Music in Hollywood. I have actually NEVER gone inside before, but apparently it's got the greatest collection of vintage music all under one roof. And what's also interesting is how all the music he finds here helps him form his fashion empire as his passion is music.
Hehe I'm actually surprised that you've never been to Amoeba. I've gotten out-of-print CDs and DVDs there, it's an amazing place. Better than the ones in SF and Berkeley.
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  #1177  
Old Posted Jan 16, 2009, 2:17 PM
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yes, amoeba is big cultural asset for LA. i'm there at least monthly. there's no other place with a comparable selection of vintage music/paraphanelia anywhere.
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  #1178  
Old Posted Mar 20, 2009, 9:16 AM
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Vegas, baby: Hollywood is getting a Sin City-style makeover
The recession has forced many clubs to scale back or go out of business. But new faces are rushing in, some with Sin City connections.
By Charlie Amter

March 20, 2009

Don't look now, but in the middle of a recession, night-life players are doubling down, Vegas style, on Hollywood's return.

Despite a brutal winter that forced some smaller area lounges to shut their doors (see Play, S Bar and Hush Lounge) and pushed several others to open fewer nights per week, several operators -- some from out of town -- are betting that Hollywood's season of discontent might be coming to an end soon. They're positioning new venues to catch the crowds if indeed things turn around.

So what will Hollywood look like as 2009 takes shape? More and more like Las Vegas, apparently.

In fact, some of Sin City's best-known night-life fixtures, Victor Drai and Cy and Jessie Waits (known as "the twins"), are together set to take over the rooftop of the W Hollywood by December to open what promises to be one of L.A.'s most scene-worthy hot spots by this time next year.

"The W Hollywood is destined to usher in Hollywood's second golden age of glamour and sophisticated night life at Hollywood and Vine," said Marty Collins, chief executive of W Hollywood developer Gatehouse Capital, from his home in Dallas this month. "The night-life experience planned will be on a grand scale. . . . Los Angeles is in for something very special."

It remains to be seen just how "special" the spandrel glass-walled club, tentatively dubbed Drai's L.A., turns out to be.

But the Waits twins, who have made their name in Las Vegas helping to manage opulent, high-volume destinations such as Tryst and XS for Steve Wynn, plan to go all out to lure celebutantes to the forthcoming nearly 20,000-square-foot club (which was formerly set to be run by Pure Management Group).

"We really know how to take care of people, and we work hard," said Cy Waits on Wednesday. "We have a lot of L.A. regulars excited that we are coming to Hollywood."

But before the 11th-floor poolside destination debuts, several other players hope to ratchet up the Vegas-style sizzle in Tinseltown -- despite a playing field arguably already saturated with glitzy cocktail lounges and high-end clubs, such as the recently opened MyHouse and the struggling, though decidedly Vegas-esque Kress.

Elie Samaha, who helped bring Los Angeles the Roxbury and the Sunset Room, is such a believer in Hollywood that this summer he is opening a 12,500-square-foot lounge/club hybrid dubbed Playhouse inside the old Fox theater on Hollywood Boulevard.

"I've always believed in the neighborhood," the film producer and former Studio 54 doorman said from his office this week. "All the stuff going on at the Kodak [including another Vegas export, Cirque de Soleil, which begins a run next year] and Mann's Chinese is drawing more tourists than ever. It's no longer just about the locals in Hollywood, and the time is now for more development."

And though Samaha's track record as a film producer may be mixed (he helped produce one of the most notorious box-office bombs of all-time, "Battlefield Earth"), the Lebanese immigrant has a better track record of sensing night-life trends.

"When I opened the Roxbury in the 1990s, everybody was laughing at me and they thought I would last just six months," he said. "Playhouse is more special to me than the Roxbury even," he said of his long-delayed club. He and his partners have spent millions since last year renovating the old Fox Theater.

Like the forthcoming club at the W, Playhouse will feature Vegas-esque sizzle, with a monthly Cirque-type show featuring aerialists and the occasional gig by Sin City personality Jeff Beacher, known for his "Beacher's Madhouse" variety show that has drawn celebrities to its former home at the Hard Rock Hotel and Casino.

Some might argue that the "Vegasization" of Hollywood began earlier this decade, with slick clubs that cater to the lowest common denominator such as the Highlands.

The club above the Hollywood & Highland complex barely registers on most hipsters' radars yet rakes in serious cash every weekend (the multilevel venue recently came in at No. 19 on Nightclub & Bar magazine's list of the 100 top-grossing nightclubs in the country).

Smaller bars set for opening this year are legion, including the Essex, Boho, the Supper Club at the Vogue Theater, Public House, 45, the Lounge at Palihouse Vine, Halo and the Capital City Sports Grill. But not everyone thinks Hollywood can shake the stigma of seedy streets, despite the fresh cash infusion the big clubs like the Playhouse and Drai's L.A. portend.

"With Katsuya, Beso, the Kress and others, you've got some excellent dining and partying choices in Hollywood that match anything in Beverly Hills," says actress Lorielle New, a familiar face on the L.A. club scene. "The difference is that you still have a higher risk of getting mugged or robbed on the streets of Hollywood. That's not a good way to end an evening."

charlie.amter@latimes.com
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  #1179  
Old Posted Apr 13, 2009, 10:11 AM
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Yes, this is the actual W sign on top of the W Los Angeles Hollywood hotel! How exciting!

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  #1180  
Old Posted May 6, 2009, 2:29 AM
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Final approval expected on North Hollywood redevelopment plan
A plan to revive a blighted shopping plaza at Laurel Canyon and Victory boulevards raises hopes for wider improvements.
By Ann M. Simmons
10:05 PM PDT, May 4, 2009

Plans to redevelop a struggling shopping plaza in North Hollywood have raised hopes for wider improvements along a commercial strip that was devastated by the 1994 Northridge earthquake and has long suffered blight.

The Los Angeles City Council and the Community Redevelopment Agency are expected to grant final approval today for the massive Laurel Canyon Commercial Corridor project. Among the planned improvements are the restoration of the Valley Plaza shopping center -- a 23-acre parcel at the southwest corner of Laurel Canyon and Victory boulevards -- and the relocation of an existing public park.

The final environmental impact report for Valley Plaza was approved last week by the City Council and the Community Redevelopment Agency board. The redevelopment agency will acquire commercial properties there by eminent domain.

The shopping center and an adjoining residential development called Laurel Plaza are part of a larger 248-acre Earthquake Assistance Project for the Laurel Canyon Corridor.

"It's a very significant step forward," said Councilwoman Wendy Greuel, a longtime supporter of development where people live within easy access to shops, offices, entertainment and transportation routes. "We're excited it is going to make a community dream a reality."

Representatives of J.H. Snyder Co., the Los Angeles builder that is developing both projects, did not return calls for comment. According to its website and permit information, the Valley Plaza shopping center would comprise 777,142 square feet and potentially be anchored by a Macy's department store, a Target and a multiplex theater.

The site would also have a 32,000-square-foot discount electronics store and various specialty shops and eateries.

The development's cost is pegged at about $333 million. The firm predicts the project will generate about 1,600 construction jobs and 1,300 permanent positions. "It's going to really revitalize an area that has seen a lot of businesses leave," said Stuart Waldman, president of the Valley Industry and Commerce Assn.

The shopping center was one of the first to be built in the San Fernando Valley in the 1950s and used to house a popular skating rink.

The center began to decline in recent decades, however, and the Northridge earthquake dealt it a further blow. Many area residents said they were keen to have a commercial center on their doorstep.

"Now we have to go to Sherman Oaks, Burbank and Glendale to shop," said Cary Adams, president of the Mid-Town North Hollywood Neighborhood Council, which represents about 70,000 residents. "We don't want to go out of the community. We want to keep the jobs here. We want the tax money to remain here."

Adams said he was eager to see work begin on the many vacant and boarded-up properties acquired for the project.

They "are a potential magnet for graffiti and vagrancy," Adams said.

Judy Price, president of the Valley Glen Neighborhood Assn., said many in her community of 40,000 would welcome convenient access to department and chain stores, to complement the neighborhood mom-and-pop businesses.

But Price and other area residents are less happy about the adjoining Laurel Plaza project.

This would involve the renovation and remodeling of an existing Macy's department store building to accommodate 742 multifamily residential units, including condominiums, apartments and town houses.

"We have concerns about density and usage of the residential portion," Price said.

Before this could happen, Macy's would have to agree to move its business to Valley Plaza -- a decision that is still pending, according to Sharon Bateman, a Macy's spokeswoman.

Diann Corral, president of the Laurel Grove Neighborhood Assn., expressed frustration over what she viewed as Snyder's failure to heed residents' wishes.

"The community has been clear about what it wants," Corral said. "We want businesses. Both lots should be commercial, maybe one of them for mixed use, where apartments are above the shops. Why would you downgrade a commercial lot to residential, when we need business?"

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