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Wilshire Corridor condominium sales October 2017

Wilshire Corridor condominium sales October 2017 include 9 sales. Interestingly there are 6 two bedroom, 1 three bedroom and 2 one bedroom.The condos sold vary in price due to square feet, location, building, upgrades, amenities etc. Living on the Wilshire Corridor is convenient and the many buildings offer so many luxury services.

Firstly, of the 6 two bedroom condos that sold, the highest price was $3,100,000 for a 2 bed/2 bath at 10800 Wilshire Blvd. This mid level floor unit has 2640 square feet in a full service amenity building, the Californian.  In addition a mid level unit sold at the Mirabella for $2,000,000.00. That unit has 2324 square feet. The Californian is a newer building thus accounting for some of the difference in price. Both are security buildings with pool, gym, doorman, and valet parking in addition to other amenities.

10750 Wilshire 2 bedroom

Comparatively, another two bedroom condominium that sold for  $860.000.00 in The Westford has 1550 square feet. It is redone and decorated beautifully with built in wall system ,top of the line bathrooms and kitchen. The Westford has all the amenities such as pool, formal lobby, gym, security entry, valet etc. This is a this is a 3rd floor unit. This is a building from 1982. A beautiful unit in 865 Comstock sold which has 1550 sq feet on a high mid floor  for $1,180,000.00.Several  other 2 bedrooms sold.

865 Comstock

Secondly, the two one bedroom condos that sold had small square footage but are in the same building. One had 939 square feet and sold for $695,000. The  other had 654 square feet. Both were decorated very well . The Wilshire Regent has  amenities such as pool, valet, gym, community room,conference room, offices and several guest rooms. etc.

Thirdly, the one 3 bedroom condo that sold is in the Dorchester. It has 2071 square feet and sold for $1,020,000.00. There are no balconies at the Dorchester . Uniquely, the building has a rooftop pool, and gym and a beautiful lobby. It  was built from 1989. The unit has a Southern exposure. These are just a few of the reasons that account for  value.

Wilshire Corridor Condominium sales October 2017. 10501 Wilshire Blvd

1 bedroom Regent Wilshire

In Summary, if you are looking for a Wilshire Corridor condominium, consult with me for the expertise you need to understand the value of condominiums. If you think of selling your condo I will be able to assess the value . https://www.caronschwartz.com 310-383-0831   http://www.thewilshirecorridorcondos.net

Westwood apartments near UCLA to purchase or rent

Westwood apartments near UCLA to purchase or rent

969 Hilgard is a fabulous location within one block of UCLA is the perfect place to live while attending or working on campus. The building is also known as Park Westwood Towers.  Housing near UCLA is in high demand.

969 Hilgard is a security building with 24 hour doorman. The building has beautiful views of Westwood and the hills of Bel Air. One of the features it offers is a swimming pool. You are within a block of walking to campus, restaurants, grocery stores, shopping, theaters etc.

Westwood apartments near UCLA to purchase or rent

Just leased  2 bedroom, 1.5 bath condo  This apartment has amazing views of surrounding areas. It has a kitchen with granite counters and stainless appliances. The floors are marble and wood.

The apartment is 962 sq feet  .There are large windows in each room .It is a furnished apartment. The building also offers 1 bedroom apartments. Condominiums for sale in the building average $675-795,000 for a two bedroom condominium .

969 Hilgard condominium pool

Interestingly, there is not enough housing around the UCLA campus. Clients often contact me to help them find housing near UCLA. Typically I do a lot of work in the area. I know so many of the buildings available and their amenities. The Wilshire Corridor is also a close location to campus.

Most of all, living in Westwood allows you to walk and access so many things to do. You can visit museums, libraries, places of worship, sporting activities etc. In addition you can now rent bicycles and get around the area.

Additionally ,Westwood apartments near UCLA to purchase or rent is in a area in high demand . There is such a large population of students trying to find housing near campus. Apartments in Westwood Village can be found in low rise smaller buildings. There are more modern buildings that have been recently built. There are high rises with amenities within a mile of campus. I have the expertise to help you find a condo in Westwood.

Uniquely, 969 Hilgard is a perfect choice because it is so close to campus. If you are looking for a Westwood apartment near UCLA for purchase or rent, contact Caron Schwartz .

Conclusively, When it comes to real estate in Westwood contact: 310-383-0831 https://www.caronschwartz.com to assist you with campus housing and all Westwood real estate.

The Enclave

The Enclave at Century Woods is located in Century City. These unique 10 luxury villas are situated within Century Woods a private gated 24 hour security tree lined community within minutes to Beverly Hills. The villas are Mediterranean style luxury residences that are 5700 to 6700 square feet. They are four and five bedrooms located on 3 floors with elevator and stairway access. The Interiors have large French doors that lead to private balconies bringing the outdoors in as part of a relaxing California lifestyle. Interiors can be traditional, contemporary, and Mediterranean etc.

The unique homes in  The Enclave Century City Condominiums share access to an indoor pool, heated spa with outdoor terrace, tennis courts, a gym and fitness center. Being within Century City you can walk to the Westfield shopping mall, enjoy movies, the office towers of Century City and close freeway access to the beach, downtown, Hollywood etc. Golf Courses, Parks, farmers market are all close by. If you are looking for luxury homes in Los Angeles, look no further. The Enclave luxury homes are the perfect place to live if you want to be in the center of all Los Angeles has to offer. Westfield Century City is undergoing a major remodel with more than 50 restaurants, new shops, new Nordstrom’s, and so many of the favorite stores you have enjoyed. This will truly be one of the most exciting malls in the country.

The Enclave Century City  offers homes with 10 and 12‘ ceilings, large living room and family rooms. Dining rooms create open spacious interiors that flow from indoors to outdoors. The homes include, walk in pantries, top of the line appliances and cabinetry, master bedrooms with fireplaces, dual master bathrooms, terraces and patio’s, and laundry rooms close to basement level with 3 car garages. Please view the luxury interiors attached to envision these wonderful villas. The Enclave offers a carefree lifestyle surrounded by beauty and luxury in the heart of Century City. Contact https://www.caronschwartz.com  310-383-0831 #CenturyCity #CenturyCityCondos #CenturyCityhomes

Wilshire Corridor Sales August 2015

Wilshire Corridor Sales August 2015 include 12 Condominiums, starting at $435,000.00 for a one bedroom with 517 square feet, and the highest price sold being $2,450,000.00 for a 2 bedroom 3 bath in a building built in 2005 with 2640 square feet.Another noteworthy unit that sold was over 3000 sq ft for a 3 bedroom with outdoor terraces. Homeowners generally run around $3000 dollars currently for the larger units. Wilshire Corridor Sales August 2015 include approximately 15 units that remained active at the close of the month. The Wilshire Corridor is a wonderful place to live in Los Angeles. The amenities included in most buildings make condominium living a great alternative to a residential single family home. As you can see there are many price ranges available. So many of the condominiums sold on the Wilshire Corridor have been remodeled , some with spectacular views. Living on the Wilshire Corridor is so central to all areas in Los Angeles. It is a community with great schools, places to walk, close shopping ,places of worship, and parks. Wilshire Corridor Sales August 2015 reflect the continued demand for condominiums for sale in Los Angeles. With low inventories for single family homes available in Los Angeles, condominium sales remain strong. Contact https://www.caronschwartz.com for more information.

http://www.thewilshirecorridor.net

Wilshire Corridor Sales August 2015 2

Wilshire Corridor Sales August 2015 2

3 bedroom Wilshire Corridor sold

3 bedroom Wilshire Corridor sold

Wilshire Corridor Sales August 2015

Wilshire Corridor Sales August 2015

10724 Wilshire Blvd #1101 Sold

10724 Wilshire Blvd #1101 Sold. This fabulous 2 bedroom/den condominium in the Park Wilshire was sold this August 2015 by Caron Schwartz broker/realtor . The Park Wilshire is a beautiful high rise luxury building along the Wilshire Corridor,otherwise known as the Golden Triangle. The Park Wilshire is known for its Black glass exterior and wonderful amenities in this full service building. There are 1,2,3,and 4 bedroom units. This two bedroom and a den was over 2400 sq ft. Even though the Park Wilshire was built in 1989 many owners are enhancing the units putting in wood floors, moving walls, updating kitchens and bathrooms and taking advantage of the spectacular views from high rises along the Wilshire Corridor. 10724 Wilshire #1101 Sold for $1,400,000.00. This is a very well maintained building with exceptional staff. There are several rooms to meet with guests including a library, casual entertainment room and larger entertainment room. There is a large gym and large pool and lounge area with hot tub. There is an additional seating area off the lobby with a piano. 10724 Wilshire Blvd #1101 Sold because it had views facing South to Century City and the ocean, and great square footage. If you are buying, selling or leasing on the Wilshire Corridor, contact me for all your real estate needs.        https://www.caronschwartz.com       310-383-0831     http://www.thewilshirecorridorcondos.com

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Park Wilshire building

Park Wilshire building

10724 Wilshire Blvd #1101 Sold

10724 Wilshire Blvd #1101 Sold

Park Wilshire

Park Wilshire

Wilshire Corridor Sales July 2015

Wilshire Corridor sales July 2015 include 11 condominiums sold. There are several condominiums pending and 4 in backup positions. There are  at least 32 active listings at the end of July 2o15. Wilshire Corridor sales July 2015 include condominiums from $475,000 for a one bedroom rear facing overlooking the pool (1080 sq ft)and the sale of $5,100,000.00 condo for a three bedroom/4 ba ,4300 sq ft+ .This fabulous unit with panoramic views has 3 balconies and all the fine amenities found in high rise living on the Wilshire Corridor.. A remaining penthouse condominium for $6,495,000.00 is one of the pending in escrow condominiums with 4 bedrooms ,6 bath ,5742 sq feet built  in 1991. Moving forward , you can purchase a 4 bedroom Wilshire Corridor condominium with over 2765 sq feet, 3 bathroom unit for $2400,000.00

The Wilshire Corridor is always a wonderful alternative to a residential single family home. Spacious, low maintenance and amenities are all great reasons to choose a Wilshire Corridor Condominium. There is something for every budget . Choosing the right building and the right condominium is something I can help you with. View video’s about each building on my website https://www.caronschwartz.com to learn about the buildings. Contact me for all your real estate needs. 310-383-0831. Wilshire Corridor Sales July 2015 continue to reflect the high demand for condominiums in Los Angeles.

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Wilshire Corridor 5 million+ sale

Wilshire Corridor 5 million+ sale

2 story condominium Wilshire Corridor

2 story condominium Wilshire Corridor

The Wilshire Corridor and Westwood Senior Living Facilities

i’m writing today about the Wilshire Corridor and Westwood Senior Living facilities. Did you know that in Westwood there are two great senior living facilities? I’m so excited to share with you today several senior living facilities in Los Angeles. For my residential clients who need to move from larger luxury homes, homes or condominiums, making a change can sometimes be hard for the individual and family members. I have worked with many families to relocate during this sensitive time. There are many senior living residences in Los Angeles . I am pleased to tell you that there are some great living facilities that can bring added socialization and programs that make life exciting and help make the adjustment from a home to apartment style living with many amenities very promising. If someone is independent enough but needing to relocate from a home to a condominium, the Wilshire Corridor condominiums are also a great choice since most buildings have doormen and concierge and no home repairs to attend to.

Belmont Senior living is one of the most luxurious and 5 star Senior living facilities on The Wilshire Corridor (independent and assisted living facilities Los Angeles)(includes a special Alzheimer’s care floor)

Belmont Village Senior Living is a senior independent assisted living facility. It is located at 10475 Wilshire Blvd along the Wilshire Corridor .As a senior living facility , it is state of the art luxury living. There are so many classes and programs offered. You can live independently in one of the many apartments, or take advantage of assisted living. You can socialize, or enjoy quiet time in your own living quarters. Either way ,you can enjoy many programs. Their fabulous dining room, gym, gardening, pool, lectures, group parties and activities provide activity to be involved in. This can be a wonderful time in one’s life. I had a client recently tour Belmont and she said,” I feel like I’m living. I am so excited to go on tours of the art museum, eat their wonderful food, listen to lectures, and make new friends.”

I became a senior’s specialist so that I could help people considering a move and needing assistance  with transitions to a new lifestyle . By helping to assist with selling homes and help to arranging new living situations I can help you find a senior care facility in Los Angeles that best suits you. Close to UCLA, Cedars Sinai, Beverly Hills, Westwood, Belmont Village Senior living and Vintage Westwood Horizons are two ideal locations to create your next home experience. Belmont Village also has a Alzheimer’s care center. It is close to places of worship , shopping, parks and many enrichment programs are available. Concierge, maid service, beauty salon, transportation are all available

Vintage Westwood Horizons is another facility for senior’s that offers independent living and assisted living in Westwood Village. You can walk to target, Ralph’s, Whole Foods, UCLA, just to name a few locations within blocks. There are many activities, field trips and programs available. You can socialize, or live independently as your needs may vary. Concierge ,fabulous menu dining room, transportation ,maid service and beauty salon are available. It is my pleasure to assist in the sale of one’s home and the transition finding the new home that will be the right choice. Working with family members and individuals is something I am very good at. These are just two senior living facilities I am reviewing today along the wilshire corridor and Westwood senior living facilities.

to learn more about the Wilshire Corridor and Westwood senior living facilities contact Caron Schwartz at 310-383-0831

Caronschwartz.com SRES (Senior Real Estate Specialist)

https://www.caronschwartz.com       caronschwartz.realtor.broker@gmail.com

Belmont Village Westwood

Belmont Village Westwood

http://www.seniorhousingbeverlyhills.com

 

vintage Westwood Horizons

vintage Westwood Horizons

Wilshire Corridor April 2015

Wilshire Corridor April 2015 had 18 listings sold.  The highest price unit that sold was $4,200,000 which was listed at $5,200,000. This is a 3 bedroom 5 bath, on the 21st floor, 3500 square feet+,2010 building. Another good buy on the Wilshire Corridor April 2015 is the 18th floor Penthouse of an older building that has 5500 square feet, 4 bedroom,5 bath with Southern Views. This unit needed to have the interior redone, but was a terrific amount of space with wonderful views of Century City. Listed for $3999,000 it sold for $3,300,000. A great value on the Wilshire Corridor for a lot of space that was an easily remodeled interior. Lets talk about another great value on the Wilshire Corridor. On the low end side of sales Wilshire Corridor April 2015 we have a one bedroom condominium listed for $385,000 that sold for over asking at $411,000.00 .This was a great corner unit with North Eastern views of Bel Air and Westwood on the North side of the Wilshire Corridor  This condominium sold had 2 balconies, walk in closet,10′ ft ceilings,. While it was only 676 square feet, the HOA are low and it is walking distance to UCLA in a security building. Of the 18 condominiums sold on Wilshire Corridor April 2015, 9 were under 1 million,3 were between 1 and 2 million,1 was in the 2-3 million dollar range,4 sales were in the 3-4 million dollar range,1 condominium sold in the 5 million dollar range. In April there were approximately  90 condominiums for sale on the Wilshire Corridor, of which 18 sold. The Wilshire Corridor is a fantastic location to live in Los Angeles. It is central to all that Los Angeles has to offer. Most of the buildings are security buildings with amenities. You can walk to UCLA from many of the buildings along the Wilshire Corridor. You are close to UCLA hospital, freeways and 15 minutes to Beverly Hills.contact   Http://www.caronschwartz.com for all your real estate needs.

Penthouse Wilshire Corridor Sold

Penthouse Wilshire Corridor Sold

1 bedroom condominium sold Wilshire Corridor

1 bedroom condominium sold Wilshire Corridor

http://www.wilshirecorridorblog.com, http://www.holmbyhillstoday.com, http://www.centurycitycondostoday.com

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Holmby Hills ICO’s and Mansionization

This evening’s homeowners meeting with the HWPOA had many residents asking about Holmby Hills is now an under ICO’s. Many wanted further explanation about the ICO’s and to be informed more about the future HPOZ that they weren’t aware was in the works for the neighborhood. Although these have been actions that have been in the works for a long time, residents were suddenly reading more about it in the news and hadn’t paid full attention until it is now affecting the neighborhood.

Holmby Hills ICO's and mansionization

Holmby Hills ICO’s and mansionization

Holmby Hills ICO’s and Mansionization Restrictions were questioned. Residents are worried how it will affect property values and are starting to ask the questions “Will this be good for the neighborhood?” How will it affect real estate values?” What if I want to add or remodel to my home, who is going to dictate what I can and can’t do?” etc. Below is further information about what the current ICO ordinance prohibiting demolitions and substantial alterations of single family homes temporary hold means. Holmby Hills ICO’s and Mansionization restrictions are something everyone wanted to know more about so lets start with the ICO’s:

“On March 25, 2015, the Los Angeles City Council approved two Interim Control Ordinances [ICOs]: one ordinance prohibited demolitions and substantial alterations of single family homes in five proposed Historic Preservation Overlay Zones [HPOZ], and the second ordinance limits the scale of new home construction in 15 additional neighborhoods, including the Miracle Mile. Both ordinances took effect immediately upon adoption. The ICOs were enacted for an initial 45-day period, during which they may be renewed in six-month periods for up to two years. Given that they were “urgency” measures adopted (by a vote of 15–0) as a result of intense political pressure from neighborhoods under attack throughout the City, it is highly unlikely that the City Council will not routinely extend the ICOs for a full two-year period – but the MMRA and other ICO communities will be vigilant. The ordinances are intended to provide immediate relief from demolitions in areas experiencing the deleterious impacts of new “super-sized” homes – providing time for the Department of City Planning to execute a much needed reform of the Baseline Mansionization Ordinance [BMO], which has been wholly ineffective in stopping the spread of McMansions. The ICO prohibits the issuing of any building permit in Holmby Hills unless the proposed structure complies with the regulations set forth in the Beverly Grove Residential Floor Area District, which was adopted by the City Council in October 2013 to stop the unchecked spread of McMansions in that community. ”

Here is some additional information about BMO Baseline Mansionization Ordinance

“Reform the Baseline Mansionization Ordinance [BMO]:

The City adopted the Baseline Mansionization Ordinance [BMO] in 2008 to prevent McMansions, but developers have skillfully exploited loopholes in the ordinance to circumvent restrictions on height and square footage. This resulted in a surge of mansionization in the Beverly Grove and La Brea/Hancock areas. Desperate to stop the destruction of their neighborhoods, these communities pursued becoming Reduced Floor Area Districts [RFA] to plug the many loopholes in the BMO.

Homeowner and residential associations, as well as other community organizations, have recently increased the pressure on the City Council to fix the BMO so that RFAs would not be needed to stop mansionization. Having an ever-growing number of RFAs created throughout L.A. would strain the already threadbare resources of the Department of City Planning. Reforming the BMO would protect Los Angeles neighborhoods and save the taxpayers money.

The MMRA has been lobbying City Hall to enact speedy reform of the BMO. The City Council Planning and Land Use Management [PLUM] Committee held a public hearing this month that attracted a large showing of community representatives clamoring for revisions to the BMO. The PLUM Committee gave the Department of City Planning a month to come back with suggestions on how to change the ordinance.

The MMRA is closely monitoring the actions of the PLUM Committee and will continue to exert pressure to eliminate the loopholes in the BMO.”

I hope this article Holmby Hills ICO’s and Mansionization helps explain for those that haven’t been following what is happening in the neighborhood to  have a quick reference. I will be continuing to post about the IOC, HPOZ and neighborhood news. Follow my blog at http://www.wilshirecorridorblog.com,or http://www.westwoodnewsletter.com, or https://www.caronschwartz.com to find out what is happening in Westwood . Bel Air will be keeping a watchful eye as they are looking for and IOC and HPOZ to help restrict what is happening with construction of homes in their neighborhood.

http://www.belairhomestoday.com    http://www.belairnewsletter.com   http://www.holmbyhillsblog.com

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Holmby Hills Mansionization

Holmby Hills has been working for over a year to develop a HPOZ. In Holmby Hills they have been  working to promote a movement to maintain and preserve the quality of homes in Holmby Hills and Little Holmby. Efforts to create a HPOZ have been underway for some time . Holmby Hills mansionization is a hot topic. The City council felt it is time to review the rules on building, remodelling, additions, tear down restrictions etc. Bel air is in desperate need of restrictions on building in the neighborhood. Holmby Hills mansionization has been on the forefront for a few years so they are recently a neighborhood considered along with approx 20 neighborhoods under review.

Quoted from PaulKoretz, there has been a temporary moratorium placed onHolmby Hills and the following areas to curbmansionization:

Holmby Hills mansionization

Holmby Hills mansionization

“Mansionization
Monday, Nov 17, 2014

Mansionization occurs when homes are torn down to make way for larger, indeed often enormous, boxy “McMansions.”  With these new mansions towering over surrounding homes, many local residents feel that the historical character of their neighborhood has been altered, perhaps even irreparably.  Some communities in particular have experienced a major loss of smaller, older houses, bought to be razed and replaced with newer structures occupying the maximum available lot space.

One of the key sources of abuse has been the so-called “bonuses,” enabling developers to build using an additional 20% more space.  These bonuses were adopted half a dozen years ago, when size limits based on lot size were being set for both new and renovated homes. Councilmember Koretz strongly believes that allowing such large bonuses has undermined the effort to protect neighborhoods from overdevelopment, and that’s why he’s calling for significant limits on such bonuses or their outright elimination, as part of the Council’s effort to pass a citywide mansionization ordinance.

Deliberations on how best to strengthen anti-mansionization regulations, including by tackling the problem of these large bonuses, won’t be completed quickly – complex issues and challenges are involved, and the process may take an estimated 18 months.  In the meantime, the city has agreed to take some swifter action to protect some of the most vulnerable neighborhoods from rampant out-of-scale development.

That’s why on November 4th, the City Council unanimously agreed to create rules that temporarily protect some of the hardest-hit neighborhoods from the flurry of demolition.  Those areas, to be protected through the establishment of an Interim Control Ordinance (ICO), include Sunset Square, Carthay Square, Holmby-Westwood, Oxford Square, El Sereno-Berkshire Craftsman District, South Hollywood, La Brea Hancock Neighborhood, North Beverly Grove, The Oaks, Valley Village, Faircrest Heights Neighborhood, Old Granada Hills Neighborhood, and Larchmont Village.  Under the ICO, various temporary remedies regarding tear-downs and replacement homes may be applied to these neighborhoods, to curtail large, out-of-scale development there, while we move toward adoption of a permanent, citywide ordinance.

These temporary measures will help neighborhoods knee-deep in mansionization, which is why neighborhood activist join with Councilmembers Koretz, Blumenfield, LaBonge and Krekorian in celebrating after the November 4th vote, but the long term solution will be through a citywide mansionization ordinance that recognizes the need for changing the current system of bonuses that encourages out-of-scale McMansions”  http://cd5.lacity.org/Get_Informed/CommunityNews/LACITYP_029419

Holmby Hills has been working to bring about a HPOZ  for over a year. Foreseeing Holmby Hills mansionization, restrictions on building have been undertaken for some time. Spear headed by Susan Ruben believes the HPOZ would help protect the character and architectural standards within the community. Bel Air which has been greatly affected by tearing down old homes and building huge new homes is now making efforts to develop a HPOZ. The difficulties in the neighborhoods arise when developers over build or build outside of city guidelines and styles that may not fit as others see fitting for the neighborhoods. The HWPOA has sued and cited builders in the neighborhood for not adhering to the original CC&R’s in the neighborhood and tried to curb inappropriate projects in the area. Holmby Hills has a mixture of many styles of homes, Tudor, Mediterranean, Mid Century, Ranch,Colonial, English Country, French Country, Spanish etc. Large homes are being torn down and remodeled as many of the homes are older in Holmby Hills.New kitchens, bathrooms, wood floors, plumbing replacements, etc are all common in the homes that are being redone. Some people feel the HPOZ will dictate what can be done. Others worry about not having the regulations as new homes tower over their homes or are very large. As a member of the community and realtor in the area Caron Schwartz has noted” there is a large increase in construction ,both remodeling and tearing down homes in the recent year that is increasing.” “People recognize what a special neighborhood Holmby Hills and Little Holmby and Bel Air are. The existing homes are being improved, or torn down creating larger homes. In Bel Air,there is concern for some large homes being built There are many homes that are older and are in need of updating. Holmby Hills and Bel Air are very unique neighborhoods. They are  neighborhoods close to so much that L.A has to offer, yet tucked away with some privacy and beautiful homes. There is tremendous opportunity to upgrade and improve the older homes in the areas.”Concern for Holmby Hills Mansionization and Bel Air Mansionization are hot topics.

So
“What is an HPOZ and how does it work?

A Historic Preservation Overlay Zone, or HPOZ, is an area of the city which is designated as containing structures, landscaping, natural features or sites having historic, architectural, cultural or aesthetic significance. To receive such designation, areas must be adopted as an HPOZ by the City Planning Commission and the City Council through a zone change procedure that includes notification of all affected and nearby property owners and public hearings. Once designated, areas have an HPOZ overlay added to their zoning, and are subject to special regulations under Section 12.20.3 of the Los Angeles Municipal Code. Each HPOZ area has a five member HPOZ Board to review and make recommendations on projects and promote historic preservation within the designated area. Most types of exterior changes or improvements to properties in an HPOZ area require written approval from the Planning Department.
What are the possible advantages of living in an HPOZ?
  • Control over inappropriate alterations: HPOZs offer one of the most effective tools to protect the unique historic exterior architectural character of neighborhoods. The HPOZ process ensures that proposals for exterior alterations, additions, and new construction in historic neighborhoods receive appropriate review and scrutiny. Designation as an HPOZ helps to ensure that the most distinctive, historic, and charming qualities of the neighborhood will be preserved.
  • Increase in property values: Numerous studies nationally have found that homes within historic districts such as HPOZs tend to appreciate in value at a higher rate than similar homes outside designated historic districts. Many homebuyers specifically seek out homes in unique historic neighborhoods and welcome the assurance that the qualities which attracted them to the neighborhood are more likely to endure over time.
  • Eligibility for property tax reductions: Under the Mills Act program, owners of “contributing structures” (those structures that were built during the predominant period of development in the neighborhood and that have retained most of their historic architectural features) are eligible to enter into a contract with the City that can result in substantial property tax savings.
  • Preservation expertise: The HPOZ Board, in addition to its formal role in reviewing process, can often serve as an informal source of technical expertise and guidance. Board members often offer property owners excellent advice on cost-effective ways to remodel their properties to maintain and enhance their historic character, and may even suggest local contractors and craftspersons who have worked on similar rehabilitation projects.
  • Enhanced sense of community: The HPOZ approval process can often bring a neighborhood together around a common source of pride: a neighborhood’s history and architectural character. The designation itself can help create a sense of identity among neighborhood residents and greater awareness of the neighborhood throughout the city.
What are the possible disadvantages?
Property owners should be aware that properties located within an HPOZ are subject to additional review processes. A property owner may need to make a presentation to their local HPOZ Board. Most types of exterior changes or improvements must be approved by the Department of City Planning: minor modifications may be approved very quickly, but more significant changes may be under review for up to 75 days. Projects that would degrade the historic character of the building or the neighborhood may not be allowed.
An HPOZ is also not the right tool for every neighborhood. Sometimes, neighborhoods become interested in achieving HPOZ status largely to stop out-of-scale new development. An HPOZ should not be seen as an “anti-mansionization” tool: other zoning tools may better shape the scale and character of new construction. An HPOZ is best utilized when a neighborhood has a cohesive historic character and community members have reached a consensus that they wish to preserve those historic architectural features.
What is the adoption process for a new HPOZ?
The process typically begins informally, at a grass-roots level, with a local neighborhood group organizing community meetings to explain to residents how the HPOZ process works and to gauge possible interest in creating an HPOZ. Community members often ask their City Council members for assistance, and most HPOZs are formally initiated by the City Council through a motion by the Councilmember of the district. Under the HPOZ Ordinance, the Director of the Planning, the Cultural Heritage Commission, or the City Planning Commission may also initiate an HPOZ. An HPOZ may also be initiated through a formal application by owners or renters within the district; in these cases only, the ordinance requires that signatures of at least 75% of owners or lessees be obtained.
Before an HPOZ may move into the formal adoption process, an historic resources survey of the proposed district must be prepared. The survey details the historic and architectural significance of the neighborhood and identifies structures and features as either “contributing” or “non-contributing” to the district. A contributing structure is a building that was constructed during the predominant period of development in the neighborhood and that has retained most of its historic features. A non-contributing structure is one that was either constructed after the major period of the neighborhood’s development, or has been so significantly altered that it no longer conveys its historic character.
Once the historic resources survey is completed, it is reviewed by Department of City Planning staff for completeness and accuracy. The Department of City Planning also holds public workshops and hearings in the community before taking the HPOZ through the adoption process. An HPOZ becomes effective only after the completed Historic Resources Survey is certified by the Cultural Heritage Commission. Because the HPOZ includes changes to zoning within the proposed area, it must be adopted as an ordinance by the City Planning Commission and the full City Council, following full public hearings.”            quoted from: http://www.preservation.lacity.org
To learn more about real estate in Bel Air and Holmby Hills , contact https://www.caronschwartz.com   http://www.housesinwestwood.com  http://www.realestateholmbyhills.com
310-383-0831 http://www.belairnewsletter.com
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