Dasher/Lawless Development could revitalize Mid-Valley Area
Los Angeles Daily News
Connie Llanos
October 13th, 2007
VALLEY GLEN - A builder has unveiled plans for two Victory Boulevard developments worth nearly $400 million that would revitalize the mid-San Fernando Valley area with new commercial, residential and retail space over the next several years.
The projects - replete with Italian-inspired walkways, fountains and a trolley - are expected to cover 16 acres on the north side of the boulevard between Ethel and Atoll avenues, marking the largest development in the community to date.
"This is going to change the face of this side of the Valley and will raise the bar for future developments," said Christopher Alan, owner of Dasher Lawless Inc., based in Van Nuys.
"Victory Boulevard is a major artery that runs through the heart of the San Fernando Valley. But if I want to get something to eat or take a business partner out to lunch, I have to drive a mile and a half to Ventura Boulevard."
Alan has enlisted designer Richard Sawyer - who also designed developer Rick Caruso's popular open-air malls The Grove and The Commons - for the Victory Boulevard project.
While the first phase, The Glen, is awaiting final approval from the city, construction is expected to start by the end of the year.
The $85million project will include 124 luxury condominiums and 114,000 square feet of retail space on 4.2 acres.
The second project, The Plaza, is in the design phase but Alan said he is considering amenities including a business-class hotel and a movie theater on the 12.2-acre lot. Construction on that project could start in 2009.
"This is an investment in the Valley; it's an exciting project in an area that is changing and an opportunity to serve the community," said City Councilwoman Wendy Greuel, who represents the area.
"We know that having housing and jobs near one another addresses issues of traffic, affordability and environment."
But the development comes amid a citywide outcry over a growing shortage of affordable housing and Alan's first project - which razed five rent-controlled apartment buildings - will not include any affordable units.
Alan's project will replace 72 apartments, which rented for about $900 a month, with condos that will sell for $450,000 to $600,000.
Alan, a Valley Glen resident, said he held dozens of meetings with community members who asked him not to include below-market housing.
"This (was) a blighted piece of property that was gang-infested," Alan said. "The community was fed up ... they said what they didn't want was more apartments or affordable housing.
"What I am bringing is an amenity to this community and it fits in with the city's plan for more mixed-use properties."
Greuel, who has touted the need for affordable housing, said the city entices developers to include affordable housing by giving them the option of building more units to cover the cost.
But Alan did not build as many condos as he could have on the Valley Glen lot, she said.
"We always encourage affordable housing, but in this scenario we couldn't require it," Greuel said.
Still, housing advocates said the move is unconscionable.
"It is irresponsible for anyone - a city official or a developer - to demolish affordable housing and rebuild it with something totally unaffordable," said Sharon Kinlaw, associate director of the Fair Housing Council of the San Fernando Valley.
Displaced apartment residents were given $8,500 per unit, but Kinlaw said the relocation money only puts a Band-Aid on a bigger issue.
"That money is not going to last very long," Kinlaw said.
Kinlaw added that Alan should also think about lower-income business owners when he starts to lease commercial space in his development.
When completed, the first Valley Glen project is expected to nearly double the amount of traffic in the primarily residential area.
Traffic reports for The Glen say the development should add 145 vehicles to the road during peak morning hours and 429 during the afternoon peak hours.
Traffic reports have not yet been prepared for the second project.
But Alan said plans include adding extra turn lanes on Victory Boulevard for access to the property. It also has 890 parking spaces in three underground parking levels - more than the required amount.
Alan also hopes to include a public-transit component by incorporating a circular plaza with bus stops.
While he has not yet signed any retailers on to the plan, Alan said he is considering stores such as Tesco, Circuit City and PetSmart.
Some of the restaurants that have signed letters of intent include Maria's Italian Kitchen, Dairy Queen and Crepe Maker, Alan said.
Many community members said they are excited to see a project of this scale in their community.
"It's really hard to be against this project," said Peer Ghent, a 20-year resident and member of the Valley Glen Neighborhood Association.
"Did you see what used to be there? It was a real eyesore," he said. "If he's successful, it will provide a locus of activity on Victory Boulevard that now is reserved for Ventura Boulevard."
Judy Price, president of the Greater Valley Glen Council, said she was elated to learn of the investment.
"We are talking about a street that has issues," Price said. "What he is replacing, some of us used to call `The Projects."'
Price said that in the past she has been at odds with Alan, who has come under fire for developing massive homes in the area dubbed "McMansions."
Price said she opposes such homes in the Valley Glen area, but Alan has worked to get community input on his current project.
"He made himself available to any stakeholder; he'd let them come to his office to talk, negotiate and discuss," she said.
But not every resident is wholeheartedly supporting Alan's project.
Candy Campbell has lived in her Valley Glen home for 42 years and the community activist said the neighborhood has tried to limit new development.
"For the last 20 years, homeowners groups have deliberately scrutinized developments and have tried to keep density low, keep height restrictions and maintain the integrity of the single-family residential neighborhood," she said.
Campbell said she is concerned with the new development's lack of affordable housing and the increased traffic it will bring. But she said she will probably back the project anyway.
"But I will be looking closely to see if in fact this development is good for the community," Campbell said. "If this doesn't meet the expectations of the community, I will personally make future projects here difficult."
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