CITY COUNCIL PASSES THREE NEW PROJECTS; VOTES IGNORE LOCAL OPPOSITION.

Byline: Rick Orlov Staff Writer

Overriding strong local opposition, the Los Angeles City Council approved Wednesday three developments, ranging from a tract map for a 48-unit West Hills condominium complex, to a 40,000-square-foot Benedict Canyon mansion.

Two of the votes were 13-0 in backing the wishes of the council member of the district. The third vote, involving the mansion, was against the desires of the council member - who had argued the action would set a dangerous precedent.

Councilman Mike Feuer, who was attempting to have the council overturn a ruling by the Board of Zoning Administration on the Benedict Canyon property, said he believed the council was making a mistake in allowing the development to go ahead.

``My view is that people need to abide by the rules, whether rich or poor,'' Feuer said. ``We have a set of rules that apply to the hillside, and the fact people have been getting exemptions is a bad idea.

``Here, we have a case where a rich person has hired an architect who designed a house contrary to the rules that exist. We should not allow an exemption.''

The West Hills project involved a development proposed by Harbor Commission President Ted Stein, constructing 48 stand-alone condominiums on a 4.5-acre site at 22141 Roscoe Blvd., where an abandoned hospital now stands.

``Frankly, I'm surprised at the opposition,'' Stein said. ``We could have built a much larger development on here, anywhere from 250 to 475 apartments. What we have is a planned development with four-bedroom houses. The only common area is a rec room and swimming pool.''

But residents, lead by Michael Cole, argued the development was too large and violated the community plan. He submitted petitions from more than 900 nearby residents opposed to the project.

Councilman Hal Bernson, who represents the area, engaged in a brief bitter exchange with one of the opponents.

``If you don't like this, then you should have bought the property,'' Bernson said. ``This is a difficult property. And, the fact of the matter is, by right, he would have been allowed to build much more on this land. I think this is the best use for the property.''

The debate over a Playa Vista project drew many of the people who have turned out over the last three years to fight the proposed DreamWorks SKG studio project.

Even though DreamWorks has pulled out, plans now call for a new studio along with a 13,000-home and apartment development on 1,087 acres near Marina del Rey.

The council action was the first step in awarding more than $400 million in bonds under the Mello-Roos act. That act allows developers to issue tax-free bonds to finance improvements such as streets and sewers to be paid back by the owners of the property.

Kathy Knight of the Sierra Club and a group called Spirits of the Sage said there is concern not only about the impact on adjacent wetlands but on possible methane gas under the development site.

Knight was one of a number of environmental activists who appeared before the council to protest the development, with others citing concerns about traffic and congestion if it is allowed to proceed.

Councilwoman Ruth Galanter has said she will call for environmental studies to make sure there is no problem but believes the project should be allowed to go ahead.

On the third property, a 157-acre plot at 1652 Tower Grove Drive, Herbalife president Mark Hughes wants to build a 65-foot-tall house on a site of more than 48 acres. In return for the right to build the house, he said he will turn over 100 acres of land to the Santa Monica Mountains Conservancy.

Hughes is being challenged in court on the height of the building. But, with the council action, he will be allowed to build it at least 45 feet high.

Councilwoman Cindy Miscikowski, who sits on the Planning and Land Use Committee, urged the council to reject the variance Hughes was granted for the property once owned by entertainer Merv Griffin and later by the sister of the Shah of Iran.

``One of the reasons for our hillside ordinance was to prevent the construction of monster mansions,'' Miscikowski said. ``I think this is a dangerous precedent that will be used by others who want to build larger houses on these type of lots.''

However, Miscikowski said the debate over the issue will help, as the city now intends to review the ordinance on hillside construction to tighten any loopholes.

CAPTION(S):

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Map: West Hills multi-unit dwelling