PLUM Revisits Mixed-Use Project at Former Jack in the Box Site Appeals, Moves Forward

By LILY TINOCO | Reporter

The Planning and Land Use Management Committee of the Los Angeles City Council held another public hearing telephonically on Tuesday, February 16, to reconsider appeals for the demolition of a former Jack in the Box site and construction of a mixed-use property at 17346 West Sunset Blvd.

The five-story project, proposed by developer Michael Aminpour, will consist of 32,225 square feet of mixed-use development—breaking down into 39 dwelling units, 2,900 square feet of commercial use and 49 parking spaces. Four of the residential units will be set aside for very low-income housing.

The LA City Planning Commission previously voted and unanimously approved the project during a meeting in August 2020.

The PLUM Committee denied appeals filed by Edgewater Towers Condominium HOA and the Pacific Palisades Residents Association, represented by Thomas Donovan, on December 8, 2020, but the item was scheduled for further consideration.

Nick Vasuthasawat, planning assistant, began by summarizing the appeal points raised, including lack of compliance with the community plan, lack of compliance with the Coastal Act, insufficiency of the density bonus findings and more.

Vasuthasawat said the appellants have not provided substantial evidence to support their appeal—since the appeal cannot be substantiated, he recommended the PLUM Committee and City Council deny the appeal and sustain the previous determination.

“I spoke at the PLUM hearing on December 8 and this committee … denied our appeal, pretty much without any discussion, so I won’t waste time going over in detail the arguments you’ve already rejected,” Donovan said.

Donovan suggested the rooftop recreation area be eliminated or mitigated to avoid noise concerns. He suggested that the following be imposed: no live or amplified music on the deck, no parties or events of over 10 people, hours of operations be limited to between 8 a.m. and 10 p.m., and more.

 “The applicant … denies that the rooftop will be used for parties and late-night activities, so there’s no reason why the city can’t impose these conditions,” Donovan said. “You can at least throw the community a small bone.”

Michael Gonzales, representative for Aminpour, said the appellants have had multiple public hearings, “at which they have raised the same issues over and over, [and] have not provided any evidence in support of [these] issues.”

Gonzales said the applicant has made revisions to the project in response to the Palisades Design and Review Board to better resemble buildings across the street from the site.

Gonzales added in addition to the four low-income units, the applicant has agreed to provide four moderate-income units.

“Twenty percent of this project will be affordable, that’s a big drop in the bucket in this community,” Gonzales said. “It is a big step forward in providing much-needed housing. We have listened, we have made the changes. I think what the appellants would like us to do is to surrender and build nothing, which is what we cannot do.

“I urge this committee to once again unanimously support this project.”

The PLUM Committee denied the appeals and sustained the determination of the LA CPC, as amended.