FAQ | scram

SCRAM! FAQ's - latest update 8/13/13 see number 11 below

Why does SCRAM! oppose this zone change?

There is no need for a commercial use of any sort in the middle of our entirely residential neighborhood. Neighborhood serving commercial is available nearby on Sunset Blvd. and elsewhere.
Our neighborhood in Silver Lake is a residential, closely-knit, friendly, creatively focused enclave and we want to preserve its character & charm.
The opening of a business in this location would negatively impact already scarce parking, street cleaning, & trash collection, would increase traffic on narrow hillside streets, and bring strangers, employees and clients into our now quiet neighborhood.
A variance (zone change), goes with the property, NOT the owner, so there would be no local input on what came next. The next use could bring even greater detriment.
One commercial use sets a precedent for additional commercial uses.
Once a business has been granted conditional approval, there is little if any follow-up enforcement by local officials. As a result, local residents are burdened with becoming the unofficial monitors to ensure the business complies with the rules for staying open.
If the owner, employees, or clients were not compliant with conditions of use, it becomes a multi-year effort by neighbors to try for City action while adverse impacts continue.

I understand they are applying for more than one variance. What are the others?

In addition to asking permission to run a commercial-office in a residential zone, they are asking to:

install signage including a 3 by 4 foot sign on wooden posts nearly identical to a for sale sign
reduce the number of required parking spaces to two only for 12 work stations for the 12 employees, real estate agents, and many categories of clients who will come and go.
back into Marathon Street (not permitted for commercial parking)
park in the front yard (Marathon Street would be considered the new front yard.)

With only two on-site parking spaces where would 12 employees and clients park?

The owner promises that employees and clients for the real estate and real estate management businesses would park on Silver Lake Blvd, then walk uphill to the building entrance. Even if there were a way to enforce such a promise, Silver Lake Blvd., too, is entirely residential, and those residents are upset that business people could take parking spaces essential to accessing their homes. Most residents in this creative enclave work from their homes part or all the time, work at night, or are homemakers. Spillover parking concerns would exacerbate scarce parking on many nearby streets.

A parking study conducted by the owner's hired consultants asserts there are no fewer than 18 spaces available on Silver Lake Blvd. between Vendome Street and the bridge under Sunset Blvd., 700 feet away, even during street cleaning hours. The experience of neighbors is not at all what the submitted study says. For example, neighbors count no more than one available parking spot at 9 AM on most every street cleaning day, an 1800% discrepancy.

I understand the owner's hired consultants made gross misrepresentations in the owner’s 28 page Application for a variance submitted to the City. What were those misrepresentations?

The owner ‘s consultants alleged that the property was distressed, had been vacant for 9 years, was never used as a residence, was unsuitable for use as a residence, in part because of an irregular lot shape, and could only be used as commercial space. Further, he said there is ample street parking to accommodate employees and clients of the business.

These gross misrepresentations and others were made because there is no factual basis for the Zoning Administrator to make the five findings required under the law in order to approve a change from residential to commercial use. The consultant had to come up with something even while it was fictional, lies.

What is the Truth?

The previous occupant of the home, Zachary K. states "It was represented that the house has been vacant and on the market since 2003. This is untrue: My wife and I lived at this house from August 2007 through January 2012*. Additionally, the previous owner also lived at the house for some period of years...

To the extent that...a decision to grant or deny the variance is based on a concern that the property is not suited for residential use, I can assure...that it makes a lovely home. My wife and I felt lucky to live there and only moved because our landlord decided that he wanted to sell the house and terminated our lease. Frankly, I'm surprised that this is an issue, as many or our friends and colleagues inquired about the house when they knew it would be listed for sale."

*The property transferred to the businessman in April 2012.

Is there anything like this nearby?

No, there is no commercial use within the 500 foot radius, the area used by Zoning in deciding whether a variance should be granted. There is none at all on Marathon Street nor on Parkman Avenue. The closest commercial use on Silver Lake Blvd. is a quarter mile to the south near Bellevue and on Sunset Boulevard about 700 feet as the crow flies.

This question is the single major question the City Planner has when considering a variance, and should the variance be approved, would set the stage for additional commercial uses.

What is the zoning in this area?

This lot is zoned RD2 as are properties east of Silver Lake Blvd. Across Marathon Street the zoning is RD1.5. Across Silver Lake Blvd. it is R3 as there are apartment houses closer to Sunset interspersed with single family homes and duplexes. The Silver Lake Specific Plan shows the entire area as low/medium residential. No commercial use is expected in a residentially zoned area. For Zoning map click here.

Across the three streets fronting the lot there are six single family dwellings, a duplex, and two multi-family lots.

Why could the applicant not move in his business?

The applicant for the variance attempted to fly under the radar. He jackhammered the concrete slab floor for cables and installed 12 work stations without the required permit. Lacking a Certificate of Occupancy for commercial use, City Building & Safety would have closed down the operation.

Everyone finds this property attractive. Why?

The MLS Multiple Listing service describes the property as:

"a Magnificent Loft-Style Residence with separate sleeping loft, 2 baths, fireplace, skylight throughout, refurbished from below the ground up, gourmet kitchen - granite, stainless, wine cellar."

"This circa 1930's chapel has been transformed into a modern New York style loft space...on its own city block!"

"chic urban loft style has always been appealing, but you want a single family home and no homeowners' dues..an enormous living area effortlessly adapts to a variety of design themes and has concrete floors, with the perfect patina, an open fireplace,...gourmet kitchen, professional grade appliances and beautiful hardwood floors."
Photos of the interior are on the following website: http://www.zillow.com/homedetails/800-Silver-Lake-Blvd-Los-Angeles-CA-90026/82870969_zpid/

Silver Lake is a community of diverse neighborhoods. What sets this neighborhood apart?

This neighborhood is an enclave of highly creative individuals - actors, artists, musicians, writers, producers, craftsmen, and designers of all sorts. Most work in the entertainment industry, some are restaurateurs and chefs. More than half work from their homes or evenings only so they are home in our neighborhood daytimes.

Many have moved to this community to start their families as evidenced by numerous strollers and kids riding in seats on their parent's bikes. This is a family-oriented neighborhood.

What is the Silver Lake Community Plan and how does it apply here?

The Silver Lake Community Plan guides the location and intensity of public and private land uses. Its first goal is "a safe, secure and high quality residential environment for all..." A major policy is to "promote the preservation of existing single and multiple family neighborhoods." The plan establishes residential land use categories. "All zone changes,...variances...shall be consistent with Community Plan land use designations."

This area in the community plan is set aside for low/medium residential use. The request to change from residential to commercial use does NOT conform to the community plan. Click here for a link to excerpts from the Silver Lake Community Plan.

Figure One from the Silver Lake Community Plan Update illustrates the areas set aside for Neighborhood Districts, Community Centers (shaded) and Mixed Use Boulevards (heavy solid and hash-marked lines). Click here for Figure 1.

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What are the benefits to neighbors?

None. Granting a variance for commercial-office would provide no benefit to neighbors.

There is no need for an office with 12 employees of any sort and no need for a real estate & a real estate management office in this neighborhood. Further, there is no need for any commercial use in the midst of this entirely residential community; commercial uses are available nearby on Sunset Blvd.

Office space is also located in commercial centers such as Hyperion Ave., Temple Street, Glendale Blvd. and Hillhurst Ave. Empty store fronts and empty commercial properties await new commercial uses.

Why is this neighborhood worth protecting from commercial encroachment?

We believe that our neighborhood should enjoy the same protections that the Zoning Code, the General Plan, and the Silver Lake Specific Plan offer to the rest of Silver Lake and the entirety of Los Angeles, that there should be a level playing field. All families deserve to know now and in the future what their neighborhood will look like, that it will be safe and secure, that the integrity of our neighborhoods will be protected, that residences will remain residences as they have been.

It's important to understand - should this happen in one neighborhood it could happen in yours, in Silver Lake or across the City of Los Angeles.

​SCRAM! FAQ's - latest update 8/13/13 see number 11 below

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What are the benefits to neighbors?

Why is this neighborhood worth protecting from commercial encroachment?

SCRAM! FAQ's - latest update 8/13/13 see number 11 below