Plans for N. Hollywood Project Scaled Back

In a blow to revitalization efforts for the area around the soon-to-open North Hollywood subway station, a developer Tuesday scaled back plans for a commercial and office complex, cutting the project by more than half and at least temporarily dropping plans for 10 film sound stages.

Developer J. Allen Radford said he has been unable to sign sound stage tenants to a long-term lease, which he said is required before he can build that part of the project. But Radford said what remains of the project will be a major boost to North Hollywood.

“This is a development that we feel is more compatible with the surrounding community and the subway station that is there,” Radford said. “There are a lot of elements to this plan that will be terrific for North Hollywood.”

Others called it yet another setback for a redevelopment program that has promised large-scale development for more than two decades.

“It’s terrible,” said Mildred Weller, a member of a residents’ panel that advises the Community Redevelopment Agency. “It’s not going to make a difference for North Hollywood.”

“If the larger project would have provided more jobs, I’m a little disappointed,” said Los Angeles City Council member Alex Padilla, who represents part of North Hollywood.

Others saw the glass as half full.

“I wish they could build the whole project, but something is better than nothing,” said Bruce Ackerman, president of the Economic Alliance of the San Fernando Valley.

Lorretta Dash, president of the Universal City/North Hollywood Chamber of Commerce, said it’s disappointing so many film productions have fled the country, hurting the market for sound stages. But Dash said she understands Radford’s decision to scale back from 43 to 22 acres.

“We certainly don’t want him to build something that no one wants, and have it sit vacant,” Dash said. “We are gratified to see that it is economically viable to do a project like the one he now proposes.”

Initially, Radford two years ago proposed spending $1 billion on a development that would include 4.2 million square feet of office buildings, stores, movie theaters, restaurants, a 300-room hotel and 10 film sound stages.

The new plan totals 1.8 million square feet and includes a 14-screen movie theater, 250-room hotel, health club and 230,000 square feet of stores, restaurants and space for the Vancouver Film School to open a campus in North Hollywood.

The hotel, health club, theaters and retail buildings are at the southeast corner of Lankershim and Chandler boulevards.

The original plan called for construction of four office towers of 20 stories each. The new plan calls for six office buildings of five or six stories each, all just east of the Metro Rail subway station that’s set to open in June.

Chamber officials and neighboring residents have met with Radford since his development proposal was unveiled and urged him to scale down the office towers to better fit the area and lessen traffic.

“The redesigned project seems much improved,” said City Council President John Ferraro, who also represents part of North Hollywood. “It’s better suited and appropriately scaled for the area.”

Radford said his marketing research persuaded him to build smaller office buildings in a campus-like setting.

“The demand for garden offices is just extraordinary,” Radford said, adding that several entertainment firms have expressed interest in the buildings.

Redevelopment officials also apparently influenced Radford. The original project would have required tens of millions of dollars in subsidies from a redevelopment agency that is facing serious financial problems.

Lillian Burkenheim, the agency’s project manager in North Hollywood, declined to comment Tuesday, but previously said she had urged Radford to pursue a less ambitious project to reduce the financial burden on the agency. Burkenheim has said her position has been that the project should require no subsidies, but the agency and Radford are still involved in negotiations on the city’s role.

Radford declined to say how much cash his new plan would need from the CRA, but said he will probably need the agency’s help to condemn properties. Radford said 84% of the land is already in his hands or in the hands of government agencies.

William Kokott, who lost a CRA competition to Radford to build the project, said Radford’s plans have changed so radically that bidding should be reopened.

(BEGIN TEXT OF INFOBOX / INFOGRAPHIC)

More Promises for NoHo

Two years ago J. Allen Radford proposed a $1-billion development that would include 4.2 million square feet of office buildings, stores, movie theaters, restaurants and 10 film sound stages. Today, the plan has been scaled back to 1.8 million square feet.

*

Revised Project:

* Six office towers of up to six stories each

* A 250-room hotel

* No film sound stages

* A 14-screen movie theater

* A health club, retail shops and restaurants

Total: 1.84 million square feet on 22 acres

*

Original Proposal:

* Four 20-story office buildings

* A 300-room hotel

* 10 film sound stages

* 400 hundred condominiums

* Movie theaters

* Retail shops and restaurants

Total: 4.26 million square feet of buildings on 43 acres

*

Source: JARCO/SLG&G; LLC