Reasonable Compromise

Although it still holds the potential for unfixable traffic jams, the most recent expansion plan for Universal Studios offers far more protection to neighbors than the entertainment giant offered in previous proposals. Still massive by any stretch of the imagination--more than 3.2 million square feet of hotels, offices, studios and entertainment facilities--the project detailed in reports earlier this month illustrates how the development process is supposed to work to create a better city.

Neighbors were understandably outraged in 1995 when Universal executives unveiled a plan to more than double the size of the entertainment and studio complex at its north end on the Cahuenga Pass. That plan would have increased traffic and noise to unacceptable levels, and the complaints from nearby residents were more than a simple Not-In-My-Back-Yard reflex. Faced with criticism from the politicians who ultimately must review the project, the company in 1997 scaled the plan down to its current level--a 44% cut that still includes 1.2 million square feet of office space, 450,000 square feet of production facilities, 1 million square feet of hotels and a 388,000-square-foot addition to Universal’s theme park.

Because Universal’s property lies in both the city of Los Angeles and Los Angeles County, both governments must sign off on the expansion plans. Next month, planners will review the revised plans and the accompanying environmental documentation. Next year, the public can comment on the plans before the City Council and the Board of Supervisors pass final judgment. What’s actually under consideration is a development agreement that would allow Universal 15 years to build as it saw fit. As the market changed, Universal could adjust its construction schedule without seeking new approvals each time.

Is the plan perfect? No, as this newspaper has pointed out before. But it’s much better than the original proposal and demonstrates that land-use planning in Southern California need not be a zero-sum game. All sides gain. Universal gets the assurance that it can follow a long-term growth strategy without fear of a changing political climate. The city and county get expensive improvements to infrastructure, such as streets and highways, as well as a steady stream of tax revenue. And neighbors who surrender views and a little quiet get setbacks and extra trees to hide new buildings as well as a tough set of noise restrictions that establish definable standards for the studio to meet.

Among the plan’s highlights:

* A rule requiring Universal to build the project in two phases--one of 2.1 million square feet and a second of 1.1 million square feet. Before construction on the second phase could begin, Universal would have to complete or have committed to build all of the project’s many traffic improvements. It’s a condition that would keep Universal on the hook until the infrastructure was in place to handle extra cars.

* Even with millions of dollars in street improvements, the project would draw an additional 87,960 cars a day to an area already plagued by some of the worst traffic in the region. Of 21 important intersections around the project, 19 would be affected. Some could be fixed. Some could not. The bottom line for motorists and residents: more traffic more often.

* A landscaping plan for the Los Angeles River would beautify the northern edge of the studio’s 415-acre property and provide an important link in a countywide network of bicycle paths. Sadly, though, plans don’t require construction of the path for 15 years. That schedule should be moved up.

* Sound regulations would restrict entertainment so noise levels were lowered. For instance, the specific plan calls on Universal to either reduce the noise of its “Waterworld” attraction or shut it down. Other fixes include barriers, enclosures and directional speakers to limit noise. Because of Universal’s unique topography, sound bounces around the surrounding hills. Rather than using city and county rules, which use vague guidelines such as “reasonable” and “normal,” the Universal plan sets specific limits on noise. Most notably, Universal canceled plans to build helicopter landing pads in the project. County planners also want to restrict nighttime noise associated with filming. That’s tricky--and any attempts to infringe on Universal’s historic right to film should be weighed carefully.

* Restrictive building heights would prevent the property from turning into a high-rise wedding cake. The specific plan attempts to prevent an awkward, view-blocking skyline by restricting heights to certain elevations above sea level. For instance, at the top of the hill, already 760 feet above sea level, buildings would be restricted to 840 feet above sea level. The tallest buildings would be permitted along Lankershim Boulevard near the already developed west end of the property. The restrictions would help preserve the view for neighbors. The Texaco Tower and the Hilton Hotel, for example, could not be built under the new height restrictions.

Over the next several months, residents and politicians have the opportunity to work with Universal executives and county planners to hammer out the remaining disagreements over the project. Expansion will bring noise and traffic. There’s no doubt about that. But it will also bring more revenue, create jobs and help cement Los Angeles’ position as the entertainment capital of the world. With a Red Line subway stop just outside Universal’s complex, the site is a prime spot for intensive development that leverages public investment in mass transit.

The big disagreements have been resolved. Now, the details remain.