Studio Purchase Is Good News for Jobs

Earlier this month, Hudson Pacific Properties, Inc. announced that it had finalized a $200-million acquisition of the historic Hollywood Center Studios. This is the third studio acquisition in Hollywood by Hudson Pacific. Based on their track record, it is very good news for Hollywood.

Hudson had previously acquired Sunset-Gower Studios and Sunset-Bronson Studios. They will now own a combined 1.2-million square feet of facilities at the three studios, including 35 soundstages on 41-acres. The acquisition makes Hudson Pacific the largest independent owner-operator of sound stages in the nation.

I first became acquainted with Hudson Pacific when they purchased Sunset-Gower Studios in 2007. They were in a competition against several other firms for the property. Theirs was the only proposal to keep Sunset-Gower as an independent studio. The other developers planned to replace the studio with housing.

While there certainly was the need for housing, I was very concerned about the potential loss of industrial space, especially since Hollywood only has about 200 acres zoned for industrial uses. It was a time when Hollywood’s future hung in the balance. Many entertainment-related firms had exited Hollywood in previous decades, including almost all of the television stations. We were very concerned that Hollywood might lose its historical role as a commercial center.

Fortunately, Hudson Pacific did get the property, and they followed up by investing in the infrastructure and revitalizing the studio. Technicolor moved into a new 115,000-sq.ft. building at Sunset-Gower, making it their North American headquarters. This was the first major entertainment firm to move into Hollywood in decades.

In 2008, Hudson Pacific acquired the Sunset-Bronson lot. At that lot, they have built 423,000-sq.ft. of office space, all leased to Netflix. Their projects, along with others completed by Kilroy Realty and J.H.Snyder, have helped reestablish Hollywood as a commercial center. With 2,800 housing units under construction and another 7,200 in the pipeline in Hollywood, these projects will help us to maintain an important jobs-housing balance.

So the announcement that Hudson Pacific has acquired the historic Hollywood Center Studios bodes well for Hollywood. Hudson, in making the announcement of the purchase, also stated that they plan to move forward with a new 100,000-sq.ft. creative office building and a 350-space parking garage at the lot, which will be renamed Sunset Las Palmas.

For those not familiar with this lot, it is one of the most historic and oldest operating studios in Hollywood. It was founded in 1919 by a partnership formed by C.E. Toberman, John Jasper and C.W. Bradford. At the time, C.E. Toberman, who was the “Mr. Hollywood” of his day, had plans to convert Hollywood Blvd. (which was a mishmash of residential, retail and industrial uses) into a grand street and wanted to remove all industrial uses from the boulevard. The creation of the lot, christened Hollywood Studios, Inc., helped accomplish that goal. Over the years, the studio became home to iconic television shows like I Love Lucy, The Addams Family, Jeopardy, and legendary films like Hell’s Angels, When Harry Met Sally, and The Player.

Hudson Pacific has been responsible for bringing hundreds (if not thousands) of jobs to Hollywood. They have played a major role in the revitalization of Hollywood. On June 22nd, they will be honored with our Excellence in Economic Development Award at the annual Hollywood Economic Development Summit. The honors are well-deserved. On behalf of the Chamber, let me say that we appreciate having such great partners as Hudson Pacific in our community.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

Musings About a Target

By now, most people have heard the disappointing news that Superior Court Judge Richard L. Fruin, Jr. has once again sided with a very small group of plaintiffs to prevent Hollywood’s new Target from being completed. I thought it might be appropriate to offer of few of my own observations on this sad state of affairs.

Let me first offer a little background. It has now been nine years since Target first filed to build a store in Hollywood. When it was initially approved by the City and threatened with a lawsuit, Target decided to do a complete Environmental Impact Report (EIR) to strengthen its case against lawsuits. However, that later proved to be of little value.

At issue was a quirk in the Station Neighborhood Area Plan (SNAP) that governs development in that area. The SNAP ordinance allows projects that are strictly retail to only be 35 feet in height, but allows mixed-use projects to be up to 75 feet. The City Council and Planning Commission felt that the Target would be a benefit to the neighborhood and granted a variance to allow the project to be built at the 75-foot height.

The La Mirada Neighborhood Association, which is reputed to have only two or three members, sued. Judge Fruin ruled that the EIR was fine, but that the city erred in granting a variance and should have changed the zoning.

The City, in order to comply with the judge’s order, created a new Subarea F zoning category for big box retail centers. Once again, the La Mirada Neighborhood Association sued, saying that the City should have performed a new EIR to justify the new zoning designation. And once again, the judge agreed with the plaintiffs. It serves no purpose to rebut the judge’s rationale for his decision, but I would like to share my thoughts on what a loss it means for Hollywood.

Between 250 and 300 permanent jobs have been lost to the community now for several years because of these lawsuits. These are jobs that could have been filled by many of the low-income residents in the neighborhood close to the Target site. In addition, the Target would have provided expanded shopping opportunities for our entire Hollywood community, and would have been within walking distance for many low-income neighborhoods. It is only two blocks from the Hollywood/Western subway station and so is easily reachable from all areas of Hollywood. We haven’t had a department store since Sears closed its Hollywood store in 2008, so this would have been a wonderful addition to the community.

I get more questions about the status of the Target from both residents and businesses than any other subject. There is overwhelming support in Hollywood for this store. So the question is “What are the specific reasons why these few people are opposing the Target so vehemently?”

Robert Silverstein, the plaintiff’s attorney, usually responds that the plaintiffs aren’t against a Target – they just want them to follow the city’s rules. My objection to that answer is that rules set by a city are not cast in stone. Historically, cities have always had broad discretionary powers to determine land use within their bounds. The SNAP ordinance is not the U.S. Constitution. The City should have the right to make changes as circumstances warrant.

We live in an urban area. What value is achieved by limiting a retail center to one story? When we have attended past hearings on the Target, the main justification of the opponents for their position is that they want housing built in the neighborhood, not just retail centers. If developers wants added height, they have to provide housing as well, they say. They also have voiced concerns over views being blocked or a building built out-of-scale with the neighborhood.

I could understand these arguments eight years ago, but circumstances have changed dramatically since that time and the rationale for those positions no longer applies. In the interim, three projects have been announced and are in the entitlement phase across the street from the Target that will provide 1,293 housing units. These projects will all be as high, or higher, than the Target. So what purpose is to be achieved by forcing the Target to be torn down and rebuilt at one story? My answer would be “Absolutely none.”

The opponents can bask in their latest court victory, but in my view, they should be asking themselves if they are really serving the greater good for Hollywood? If Target pulls out because they are tired of fighting this small group of naysayers, have the interests of Hollywood really been served? Does the loss of these needed jobs and shopping opportunities mean anything to the opponents?

Being with the Chamber of Commerce, I am an eternal optimist. We have been through some difficult times in Hollywood, and despite setbacks, the community’s revitalization continues to move forward. I remain hopeful that a solution can be found so that the Target can be completed. Meanwhile, I would urge everyone who is supportive of having the Target finished, to not be silent. Let the La Mirada Neighborhood Association know how you feel.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

A Post Mortem on Measure S

In the aftermath of Measure S, it seems everyone is offering their post mortem observations about this giant struggle over land-use and development in Los Angeles. I’d like to add my “two cents”.

First, the voters made the right choice in sinking Measure S.  We can breathe a sigh of relief that a blanket moratorium did not go into effect that would have vaporized thousands of construction jobs and wreaked havoc on our economy. Now we can continue to address the serious shortfall in housing in our region.

Second, although the voters rejected Measure S, it was not a vote of support for the status quo. Far from it. Both residents and businesses made it clear that the current system is broken and needs to be fixed.

Third, the Mayor and City Council need to follow through on the reforms that were promised, among which were to update community plans in a timely fashion and to have the Planning Department select the consultants performing environmental impact reports.

Fourth, once community plans are updated, “spot zoning” (changing land-use rules to accommodate specific projects) should become the exception rather than the rule in approving projects. It would be helpful if criteria could be drawn up that explains when it is appropriate to grant an exception.

Fifth, greater transparency should occur throughout the entire process, so that trust can be established with the public. One particular area that needs improvement is with community benefits packages. The Planning Department and councilmembers now negotiate these packages, sometimes extracting millions of dollars from developers for projects that will benefit L.A. This process needs to be revised so that the public has more of an opportunity to provide suggestions on things that would benefit the impacted neighborhoods. And once a package is finalized and the developer hands over to the City mitigation funds, there needs to be accountability so that the public knows to which department the funds went and that they were spent according to the plan.

An example may help. When the Hollywood & Highland complex was built back in 1988, the City negotiated a contribution from the developer for more than $9-million to be spent on traffic improvements, etc. Years afterward, when I tried to find out if the money had been spent, I could get no answer. Yet, more than 10 years after the project was completed, I saw a motion before the City Council approving the expenditure of some of the mitigation money from that project. I am not implying that anything was done incorrectly. What I am saying is that the system was not set up for transparency with the public.

With today’s technology, there is no reason that a tracking system cannot be set up on a City website that easily allows the public to see what the community benefits packages are for each project and to track the expenditures of those funds as they occur. This is an issue of trust. If the public can see that these funds are truly going to benefit them and are actually being spent on the purposes intended, it will help to instill trust in the system.

Finally, in my conversations with neighborhood councils, one of their largest concerns is with evictions that are taking place to make way for some new projects. Most of these evictions are occurring with rent-controlled buildings and by-right projects. With the affordable housing crisis, some tenants are losing their homes with no place to go. The city needs to review its current policy to strike a balance between property rights and fairness for those being evicted. It is a complicated issue with no easy answers because of conflicting state and local laws, but the conversation needs to occur.

The voters have indicated by large margins in the last two elections that they understand the need to “densify” our City rather than to continue expanding outward. That is the proper course of action, but it is not easy to achieve. The Hollywood Community Plan update will be coming back later this year for reconsideration. Stakeholders will have ample opportunity for public input into the process. With all of the development and changes occurring in Hollywood, we really need to have an updated plan rather than operating under one that dates back to 1988. Let’s have the discussion necessary to adopt a plan that will move this community forward and which will help to reestablish trust in our land-use process.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

 

A Few Observations about Measure S

 

With only two weeks to go until the election, there has been a lot of “ink” written on the topic of Measure S. You’ve heard the statistics about how this measure is going to cost our economy $1.9-billion and 12,000 jobs for each year it is in place. You’ve heard about its devastating impact on affordable housing, especially in light of the passage of Measure HHH to build permanent supportive housing that Measure S would make difficult to build. And you have heard the claims of the proponents that only five percent of the proposed construction within the City will be impacted.

With the debate drawing to a close, I would like to share a few of my final observations. Here are my thoughts:

  1. The idea for this initiative sprang from a small group of activists in Hollywood, who were not able to stop development here, and thought they would have a better chance by enacting a citywide moratorium. They have cloaked their real intent under the cover of popular terms such as “updating community plans” and “ending spot zoning”. They continue to minimize the impact of this measure (far below what real studies have shown). In reality, their goal is not to update community plans, but to stop all significant development that adds traffic near their homes.
  2. Almost everyone agrees that the City of Los Angeles project approval process leaves much to be desired and needs reform. The one positive result of the initiative is that it spurred the City Council to vote on February 8th to update L.A.’s 35 community plans every six years, which is realistically about as fast as the City can move in updating all of its plans. That vote has triggered creation of a new ordinance that will mandate these updates. If the ballot measure sponsors really cared about updating the plans, they would declare “victory” at this point and move on. The fact that they haven’t done so, tells you that they really have another agenda.
  3. The proponents of Measure S are disingenuous when they say that the moratorium will only last for two years. They know that it is impossible for the City to update all of its plans within that timeframe. They also know that there will be lawsuits challenging the approval of new updated community plans, which will prevent their implementation. It has now been five years since the Hollywood Community Plan Update was approved and then blocked by a lawsuit. We are still waiting for it to be reconsidered. This is a good example of what is in store if this measure passes. Voters need to understand that the moratorium likely will be in effect for years.
  4. In an ideal world, no exceptions would be granted to zoning rules. However, in the real world, that is not possible for various reasons. There are cases where spot zoning is needed, and where it demonstrably is a good thing. Probably the best example in Hollywood is our beautiful new Emerson College campus on Sunset Blvd., which has won numerous design awards. Under the previous zoning, about all that could have been built on the site was a hamburger stand. I don’t think anyone would argue that a hamburger stand was a better usage for that site. Until such time as community plans are updated to reflect today’s circumstances, there is a need to allow legislative bodies to exercise judgment to consider the issues in addressing development at specific locations. And, even after a plan is adopted, there is a need for flexibility. Changing circumstances, new opportunities that may never have been contemplated, or mistakes in classification require some flexibility in allowing exceptions. Granting exceptions to the rules should be infrequent, but blanket prohibitions of “spot zoning” without considering real life situations are not in the public’s best interests.
  5. Measure S is really a case of “the haves” versus “the have nots”. If you already own a home and don’t care about the larger community’s interests, then you may be inclined to vote for Measure S, but if you truly care about those who are just getting started in L.A. or who are forced to commute in from outlying regions, then this measure is not for you. Last fall I spoke with Councilmember Nury Martinez, who represents the 6th District, stretching from Van Nuys to Panorama City. She said it is a challenge to bring development into her district and that the Measure S moratorium would harm her efforts to do so. Her concerns are echoed in many communities across this great city. Other than Hollywood, Koreatown and Downtown L.A., most areas of L.A. are not seeing a great deal of new development. Many communities want and need development. As I have said before, developers are not the enemy. They are the ones who help to revitalize older neighborhoods. Our opponents forget how bad Hollywood was 20 years ago. It has been primarily through new development that we have been able to turn this historic film capital around. Where you see no new development is where you most often see communities in a state of decline. Measure S will perpetuate that problem and make it more difficult to revitalize communities.
  6. Measure S is about the future of Los Angeles. I remain convinced that one of the main goals of the proponents of this measure is to stop the addition of density near mass transit centers. The Palladium Residences project that seems to have been the genesis of Measure S (at least for the largest contributor to their campaign), is only one block from a subway station. Opponents of that project do not want density near transit centers, and yet they have suggested no alternative. The horizontal city model with connecting freeways may have worked when we had three million residents in this county, but it does not work when we have 10 million residents. In city after city, we have successful models on how development has been focused along mass transit lines in order to avoid increasing congestion elsewhere. That has also been the plan for Los Angeles. With the passage of Measure M last November, we have an opportunity to truly accommodate growth and new residents in a logical fashion. To not allow density where it makes the most sense will create future chaos for this region. It will result in a lot of housing and businesses moving outside Los Angeles, and it will force many new residents into peripheral areas, only worsening commute times. We cannot go back to the 1950s.

I add my voice to those who say that Measure S is the wrong remedy for Los Angeles. Now that the City Council has committed to regularly updating community plans, our energy would be much better spent on seeing that we get visionary, well-thought out plans adopted for each area of our city. Let’s work to see that good developments are added along future and existing mass transit lines, and that they contribute to making this a more livable city. That way, we will all be winners.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

Keep the Momentum Going in 2017

As we begin 2017, I am optimistic about our future prospects in Los Angeles and Hollywood. When it comes to jobs, Los Angeles County has been moving in the right direction. In 2016, employment grew by 65,300 jobs and the unemployment rate declined to 5.1 percent.

Here in Hollywood, the news on the jobs front is also positive. Viacom has begun moving into its new home in Columbia Square and Netflix will be moving into the new Icon tower at Sunset-Bronson Studios within the next month. Netflix announced a week ago that they will take an additional 92,000-sq.ft. of office space at their new Hollywood home, bringing their total to more than 400,000-sq.ft. on that campus. Between these two companies, another 1,500 jobs will be added to the Hollywood market. These are good jobs that will provide opportunities for Hollywood residents and ancillary businesses.

Other positive prospects in Hollywood at the beginning of the year include the opening soon of two hotels – the Dream Hotel (which includes several restaurants) on Selma Avenue, and the Hampton Inn on Vine Street. Between them, about 300 hotel rooms will be added to the market and they will provide hundreds of jobs.

Later this year, we should see the completion of J.H. Snyder’s 1601 Vine Street office building and the Kimpton Hotel. There may also be a few additional ground breakings this year – provided Angelinos do not approve the ill-advised Measure S.

For the past year, we have debated this initiative that would place a two-year moratorium on significant building within Los Angeles – singlehandedly killing jobs, housing and reasonable growth in our city. The vote on this measure is coming up on March 7th.

Proponents say their measure will force the City to update community plans and to outlaw “spot zoning” and that it should only last two years. In actuality, it is much more complicated than that. Among the proponents are some of the people who sued to invalidate the Hollywood Community Plan Update in 2012.  Thanks to their efforts, the community is forced to operate under an antiquated plan that was adopted in 1988. What are the chances that any new community plan approved by the city will go into effect without a lawsuit challenging it?  In reality, the moratorium called for by Measure S could last for years under such a scenario.

L.A. city and county residents this past November overwhelmingly voted for reasonable growth. They passed Measure M, which will generate $860-million a year to accelerate the construction of a working mass transit system for this region. L.A. city voters also passed Measure HHH, a $1.2-billion bond to build housing for the homeless.

The passage of Measure S could put the brakes on plans to add density around mass transit stations and it could also make it very difficult to build housing not only for the homeless, but housing for anyone in Los Angeles. It would also apply to needed public improvements such as expansion of hospitals, etc.

I am indeed an optimist, and believe that voters will reject a measure that makes it difficult to implement the objectives that they just approved in November. However, it behooves all of us to do our part in educating our friends and neighbors about the negative ramifications of Measure S and to get out the vote!

L.A. is moving in the right direction on jobs. We need to continue that momentum. With the defeat of Measure S, I am convinced this will be another positive year for L.A. on the jobs front. Let’s make it happen.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

Thoughts on the Passage of L.A. Infrastructure Measures

Los Angeles County citizens sent a strong message on November 8th that they support infrastructure development. They committed to a permanent sales tax increase to accelerate the expansion of our mass transit system by passing Measure M.

The annual $860-million that will be generated means that Los Angeles will finally get a system that takes people where they want and need to go. For Hollywood, it means there will be a direct light rail link between LAX and the county’s top tourist destination. And, there will be better linkages to other areas of the county as well.

The funding is expected to generate about 465,000 jobs across the region, which will be a significant economic boost to our area.

While Measure M will not eliminate congestion, it will indeed make a difference. People who don’t want to be stuck in traffic will have alternatives. It validates the strategy that regional and local planners have espoused for decades to encourage density near transit hubs. That strategy’s success is very visible here in Hollywood where thousands of new units have been built and occupied by young professionals, near Metro transit stations. That, in turn has attracted major companies like Netflix and Viacom, who are bringing thousands of jobs that will propel our revitalization forward.

Voters were also very interested in housing issues, with the passage of measures HHH and JJJ. Measure HHH is a $1.2-billion bond to build housing for the homeless. Measure JJJ adds a requirement for developers to include affordable housing in their projects. The Chamber did not endorse JJJ because its prevailing wage provisions will also raise the costs of construction by as much as 30 percent. However, its passage, as well as the approval of HHH, shows that voters are interested in funding affordable housing, addressing homeless issues and expanding mass transit.

The passage of these measures runs counter to the goals of the so-called Neighborhood Integrity Initiative (NII), which we will be voting on in less than four months. This no-growth initiative would suppress the development of housing due to its draconian building moratorium. It is targeted at decreasing density around mass transit, which runs opposite of what the electorate has just approved. Their solution to congestion is a two-year building moratorium. The voters, meanwhile have said that they want expanded mass transit and housing.

Hopefully, voters will send a strong message next March that we are going to stay the course by building needed housing and locating it where it makes the most sense – near mass transit lines. I believe most voters will agree that is where density should go, rather than spreading it across the entire region and creating more congestion everywhere.  We have a lot of work to do to educate the public about the NII measure’s adverse impacts, but the recent voter-approved measures give us an indication of how the electorate is thinking on issues like this. I feel confident that voters will reject NII. Help spread the word!

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

What is the Value of a Job – Close to Home?

The California Legislative Analyst’s Office (LAO) released a study in September (California’s First Film Tax Credit Program) that for the first time, offers an assessment of the economic and fiscal impact of the filming incentives that the State of California approved for our entertainment industry. This is particularly interesting because the LAO is the nonpartisan fiscal and policy advisor to the state legislature, which means we should be able to rely on the veracity of their report.

The study zeroes in on the tax incentives that were first adopted in 2009 which provided a total of $800-million in incentives spread over eight years at $100-million per year. The LAO did not evaluate the more recent incentives (AB1839) that were passed in 2014 and raised the subsidy to $330-million a year. That report will come in a couple of years. Why should we care about what the LOA says? Because when it comes time to renew the film incentives, the LOA’s report will likely carry a lot of weight with legislators!

Unless you are a policy wonk, you are unlikely to wade through this report, so let me share with you some of the most interesting data in the report.

The LOA estimated that the $800-million in tax credits went to productions that will spend an estimated $6.1-billion in California over the life of the first film tax program. They estimate that the “economic output of California was increased by between $6-billion and $10-billion on net over a period of more than a decade.” I wonder how many other investments by the state of California have resulted in numbers like this? That is money that went to buying goods and services and payroll for thousands of Californians.

What is particularly interesting is how much this new spending generated in tax dollars for state and local jurisdictions that would otherwise not have happened. The LAO estimates that the increase to State General Fund revenues amounted to between $300 and $500-million (not adjusted for inflation) and that the bulk of this increased revenue came in the form of state personal income taxes. Not only that, but they estimate that local tax revenues increased by roughly $200-million over the life of the program.

So, to summarize, the LAO is saying that on the low end State and local jurisdictions received $500-million in new taxes and on the high-end as much as $700-million in new revenues on an investment by the State of $800-million. This means that the net cost to the State was between $100 and $300-million. We haven’t yet seen any studies that estimate how many jobs have been saved, but conservatively it numbers in the thousands. These are the jobs of Californians, who previously were forced to leave the State to find work.

Paul Audley, the President of FilmL.A., Inc., tells me that prior to the passage of the 2009 tax credit, the L.A. region was losing key productions at an alarming rate. The worst quarter on record occurred immediately prior to the implementation of the tax credit. He added that with the enactment of AB1839 in 2014, California has regained ground and stabilized the vendor and crew base, and that currently, 25 percent of TV production and 10-percent of feature film production in L.A. is due to the tax credit program.

The LAO generally advises policy makers against tax expenditure programs, but in this case said that it was “understandable to defend a flagship industry targeted by other states” and that the credits “can be viewed as ways to ‘level the playing field’ to counter financial incentives to locate productions outside of California.”

If the State had not offered the incentives, it was on the way to losing its signature industry. Was this a good investment by the State? I think most Californians would say “absolutely.” Where else could the legislature have invested $800-million in economic development and seen income tax revenues coming back to the State of as much as $500-million with an economic stimulus as high as $10-billion?

But behind the numbers is a more important fact. California families were being separated for long periods of time since so many were forced to follow productions out of state if they wanted to work. We have heard from hundreds of people who are grateful to our public officials for enacting this program that has allowed them to return home to work. And that is a number to which you cannot attach a price tag.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood.

5901 Sunset – A Project that Hollywood Needs

Two weeks ago, the Los Angeles City Council gave final approval to the 5901 Sunset Blvd. project, proposed by Hudson Pacific Properties. This is a marvelous project for Hollywood and Los Angeles.

The architecturally stunning building tiers back from the residential areas to the north so that the highest portion of the building is along Sunset Blvd. This approximately 300,000-sq.ft., 15-story office building would replace a parking lot that under the 1988 community plan was zoned for commercial uses like a hamburger stand, which no longer represents the development patterns in the area.

The proposed building is just west of the new offices of Netflix and east of Kilroy’s Columbia Square project. Similar in size to the Netflix building, it could bring as many as 1,000 jobs to Hollywood. With thousands of new residents moving here, it makes sense to locate jobs in close proximity to residential areas, so that we can truly encourage a live-work community. It would be one more step in Hollywood’s comeback as the home of the entertainment industry.

The developers, Hudson Pacific Properties, got their start here in Hollywood, and they are committed to this community. They first made their appearance more than a decade ago, when they purchased the Sunset-Gower Studios and saved this historic property as a working studio. Later they purchased the old Tribune lot, now known as Sunset-Bronson Studios. They have sunk millions of dollars into the upgrade of these properties.

They care about Hollywood and they are here to stay. Chris Barton of Hudson Pacific tells me that they want to make this a bellwether building for technology and the environment, and that they will be pursuing a LEED Gold designation. He expects it to be one of the most technologically-advanced office buildings in the country.

They have also agreed to an unrivaled package of community benefits as part of the project, totaling about $1.8-million. They are the first office developer to agree to contribute $1-million toward affordable housing, which will be built within the 13th Council District. They are contributing $50,000 to Helen Bernstein High School, $50,000 to Citizens of the World Charter School and $50,000 to LeConte Middle School, with another $25,000 going toward the Hollywood Central Park. In addition, they are contributing about $400,000 for other improvements in the Hollywood community.

Los Angeles needs jobs and it needs jobs that pay well. Back in June, the L.A. County Economic Development Corporation forecast that between now and 2020, most of the jobs being created in the county will pay below the median wage. At a time when the majority of the new jobs will be in the lower tier, we have a chance to have a facility built that will bring the type of jobs that are needed – jobs that enable people to afford to live here.

Hudson tells me that they are moving forward with plans to break ground in the first quarter of 2017. This is truly a win-win for our community … and yet, there are those seem to want to find fault with everything and may try to stop it with another lawsuit.

The attorney for one of these opponents wrote in her appeal of the project that it would “introduce inconsistency into the land use planning documents for the Hollywood area, will eliminate the possibility of creating a truly pedestrian-friendly section of Sunset Boulevard, and will contribute to the increasing – and unstudied – densification of Hollywood site-by-site.”

She obviously would like people to forget that the City Planning Department spent eight years studying where best to place density. When the City passed its updated Hollywood Community Plan in 2012, this stretch was rezoned to encourage office development. It makes sense, being only a block from the freeway and close to Metro stations, where the impact on surrounding neighborhoods is limited.

The fact is conditions change. In 1988, the only type of business that would have located on that stretch of Sunset Blvd. was a fast-food outlet. Now that the community has turned around and there is an opportunity to build and plan for the future, it is idiocy to say that we should only build what was envisioned in 1988.

As far as creating a pedestrian-friendly boulevard, I’ve noticed a significant increase in the number of pedestrians in the area as the nearby Columbia Square project nears completion. Likewise, this project will do an amazing job of activating the street and bringing pedestrians back to an area where virtually no one walked.

This is a project that is needed and which will improve Hollywood. I wasn’t here in 1988 when the current community plan was adopted, but I was here in 1992 and it was not a pretty picture. To those who are against virtually everything, I would say it is time to stop making excuses to justify your opposition to good projects. If you have valid concerns, let’s hear them. If not, then let good projects that are well-designed and create badly-needed jobs like 5901 Sunset proceed.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollyw

Case Study Reveals Downside of Minimum Wage Hikes

Los Angeles and California embarked on an unprecedented experiment this past year, when both voted to phase in a $15-minimum wage over a period of years. In L.A., the rate will reach $15 in 2020 for businesses with 26 employees or more and in 2021 for smaller businesses. In California, the $15 rate will be achieved in 2021, making it the highest state minimum wage in the nation.

Business concerns were minimized by both the City Council and the State legislature, who believed that adverse impacts would be minimal. There will be a lot of interest over the next few years to see whether businesses were playing “chicken little” in complaining about the anticipated impact to their businesses and if the economy can absorb these increases with minimal disruption.

While it may take a while to measure the impact of the general $15 minimum wage, there is a more immediate gauge that might indicate whether we need to worry. In 2014, a year prior to the wage vote that was applied to all businesses, the City Council approved a dramatic increase in the minimum wage for nonunion hotels with 300 rooms or more – raising the wage from $9 an hour to $15.37 an hour beginning in July 2015. For hotels with between 150 and 299 rooms, the increase was delayed a year to July 1, 2016. It was a jump of 70.7-percent all at once. This unprecedented increase affected only certain hotels and included all tipped and non-tipped employees.

In Hollywood, only the Hollywood Roosevelt Hotel was impacted by the increase in 2015. So I thought it might be interesting to ask the hotel how it is coping with the minimum wage increase. I spoke with Brett Blass, the Chief Operating Officer (COO) for Journal Hotels, the hotel’s management company. Let me share with you what I learned.

Blass told me that the minimum wage increase has cost the hotel almost $3-million annually – a significant bite to its bottom line. Unlike some government entities, businesses must operate in the black if they are to survive, and so the hotel was forced to take action to cut costs.

Especially of concern to Blass is that the ordinance did not include hotels with which the Roosevelt competes for customers, eliminating a ‘fair and level playing field’ amongst the hotel competitive landscape. “It is impossible to fairly compete when operating a hotel bar, restaurant or the hotel itself when singled out by government wage mandates such as this,” he emphasized. “A hotel can’t just raise all prices, as pricing is marketplace driven.”

The hotel chose to close one of its three restaurants for lunch, Public Kitchen & Bar, resulting in the loss of 10 jobs. “Restaurant margins are not high to begin with,” Blass pointed out. “By increasing tipped wages so much, we found margins at an all-time low or in the red completely.”

Over time, between 30 and 40 full-time positions were eliminated, about 8- percent of the hotel’s total staff. (This job loss is in line with the experience of hotels in proximity to Los Angeles International Airport that were impacted by a similar City-imposed increase a few years before.) In addition, several planned new jobs were put on hold.

Besides this, numerous employees had their hours more closely scrutinized or cut – especially tipped workers in the restaurants. When the increase is applied to tipped workers, the overtime pay becomes astronomical for a business to pay. Overtime is calculated not just on the $15.37 an hour wage, but also on the tipped wages. With the new minimum wage and tips, waiters are earning between $60 and $70 an hour at the Roosevelt, according to Blass. Add in overtime at time-and-a half, and you get the picture. A business cannot afford to have an employee work more than eight hours and so time is reduced to ensure that an employee does not exceed that amount.

The minimum wage hike caused “bleed-up” to happen as well, according to Blass. The hotel had to raise their managers’ pay to keep them above the minimum wage employees.

“We had planned greater annual raises for many of the non-tipped work force,” reflected Blass, “but had to stick to the minimum wage increase only because of the massive and immediate increase to the tipped wage. About 35-percent of the total hotel staff are tipped, so those folks taking home tips every day got the biggest minimum wage lift.”

He also noted that the hotel just completed $22-million in guest room renovations, which would probably have been considered differently had the annual wage increase been known at the time of construction planning.

So, there you have it – a case study showing the actual impact of a minimum wage hike. Now, I’m sure the hotel employees who received increases were very happy, but I wonder what happened to the 8-percent who lost their jobs? Perhaps they found employment at other hotels covered by the wage hike, but if the cutbacks experienced at the Roosevelt are an indication, I doubt it.

I realize that there is a difference between a one-time wage-jump of 70.7-percent versus a phased-in increase, but there is still a lot of good information we can glean from this case study. There are important questions that experts should analyze, such as how many new jobs will not be created by businesses coping with their increased overhead costs, and how much investment in their businesses will not occur since the money is not there. Such investment would create other jobs within the economy that now might not happen.

I wonder how much prices are going to rise over the next few years as the wage hikes work their way through the economy, and how much this is going to cost all of us. I wonder how many employees are going to lose their jobs and what efficiencies businesses will implement to reduce their overhead.

As we stated at the hearings, no one was arguing that an increase in the minimum wage was not warranted. However, based on the Roosevelt experience, I believe more caution and restraint would have been the wiser course. Now we wait to see how this plays out, and hope for the best.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood

Job Creation Needs to be a Top Priority

There has been a lot of information in the news lately about jobs. Let me share some statistics with you.

Last month, the Los Angeles Economic Development Corp. (LAEDC) projected that job growth in this county would result in 346,000 new jobs between 2015 and 2020. That is in addition to the 469,200 jobs created since the rebound began in 2010. L.A. County led the nation with the largest number of jobs created during that period, according to the Washington, D.C.-based Economic Innovation Group.

That sounds pretty good until you learn that most of the new jobs we are creating pay below the median wage (which was $32,537 in 2014). The LAEDC report showed that the largest growth area would be in office administrators and food servers, which will add 93,000 jobs. By comparison, the county will gain only about 19,000 production and engineering jobs. The LAEDC said that Los Angeles may face a “brain drain” if it can’t figure out how to create more lucrative and advanced jobs.

I’m sure that you have read that L.A. has the largest gap in the nation between wages earned and the cost of housing. This is simply unsustainable. If we are to have a healthy economy, we must provide jobs that can sustain singles and families.

Joel Kotkin reported in an article entitled “L.A.: City of Losers?” that although our industrial job count of 363,900 is still the largest in the nation, it is down sharply from 900,000 jobs just a decade ago. He said that although the L.A. region is the number one producer of engineers in the nation, as many as 70 percent are leaving town to find work.

There are a lot of reasons for the decline in industrial jobs. One sector particularly hard hit has been Aerospace. In 1990, there were 130,100 Aerospace workers in this county. By 2010, employment in that sector had plummeted to 39,100 in the aftermath of the Cold War. And, in a sign of the times, some firms picked up and moved to Washington, D.C. to be closer to their funding sources. These were a few of the factors that resulted in this precipitous drop.

Of course there are other reasons as well. Some manufacturing moved overseas. Environmental regulations, taxes and the high cost of housing have made it increasingly difficult for some manufacturing concerns to operate here. We are not viewed as business friendly as many other cities and states. Frankly, there are valid reasons for those views.

Despite the bad news, there are also some positive signs for us on the jobs front. One of our most important employment sectors, entertainment, was hemorrhaging jobs until the State passed AB1839 two years ago which raised the incentives to bring filming back to California. Reports that I am hearing are that studios and stages in Hollywood are back operating at full capacity – something not seen in many years. Local residents who were having to go to places like Georgia, New York and Louisiana have been able to return home for work. The filming incentives have worked marvelously and will translate into thousands of middle-income jobs.

And there are new creative industries where L.A. is excelling. Mayor Garcetti, when he spoke to the Chamber last month, noted that L.A. is number one in new tech and green jobs. We need to find more niches where L.A. can produce jobs that will enable our residents to have an acceptable quality of life.

Earlier this month, it was announced that a Los Angeles-based coalition, the Smart Manufacturing Leadership Coalition (SMLC) had made the winning bid for the Smart Manufacturing Innovation Institute, from the U.S. Dept. of Energy. The institute will pool more than $140-million in public-private investment from universities and manufacturers to develop smart sensors for use in advanced manufacturing. We need more wins like this.

There is nothing that will solve the entrenched problems of poverty and homelessness more than the creation of good-paying jobs. L.A.’s natural advantages, including our unparalleled weather, respected research universities and think tanks, and some of the most creative people on the planet can help attract business. However, there needs to be a concerted effort by local governments to make the creation of median-wage jobs a top priority, rather than an after-thought. The days are long gone when we could depend on the weather alone to bring good jobs here.

That means more than just giving lip service. It means identifying areas for potential growth, listening to business leaders and then following through on their suggestions of how to attract their industries, investing to create an infrastructure to accommodate those businesses, and changing perceptions that we are not business friendly.

It is a tall order in a county with 88 different cities, but wouldn’t it be amazing if all 88 cities were working together to attract these jobs? If they did, we’d have a lot more good news stories to write.

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Leron Gubler has been serving as the President and CEO of the Hollywood Chamber of Commerce for the past 24 years. His tenure since 1992 continues to oversee the great comeback story of Hollywood