Chayavanessen's Blog

Elizabeth Taylor’s Home For Sale

Chaya Van Essen — Tue, 24 May 2011 03:50:49 +0000

Located on one of the best streets in Bel Air behind gates is Elizabeth Taylor’s ranch-style home surrounded by beautiful lush gardens and more. As the gate opens, the driveway up takes you past the guardhouse to the main entrance of this 1960 home with views and complete privacy. Inside you sense the many charming, festive and happy moments the home was filled with. A great property reminiscent of the history of one of the greatest stars on the screen. The house is available for $8.6 million, sits on 1.26 acres and is listed by a dear friend who is one of the best brokers in town, David Mossler.

For more information, contact me at (310) 270-6305 or chaya.vanessen@telesproperties.com

Baseline Hillside Ordinance Adoption

Chaya Van Essen — Mon, 21 Mar 2011 18:06:14 +0000

Below is an email from the Los Angeles City Planner Eric Lopez regarding the recent adoption of the Baseline Hillside Ordinance.

Greetings All:

This is an email to let you know that the Baseline Hillside Ordinance (CPC-2010-581-CA; Council File No. 10-1001) was adopted by the City Council on Friday, March 18, 2010. The Ordinance received 13 Yes votes and 0 No votes.

For a copy of the adopted Ordinance and other online documents and information, please refer to the online Council File at the following link: http://cityclerk.lacity.org/lacityclerkconnect/index.cfm?fa=ccfi.viewrecord&cfnumber=10-1001

We are currently working a handout for the new hillside regulations that will include diagrams to illustrate some of the language, some of which can already be seen in the Staff Reports prepared for the Ordinance (use the links provided below). We hope to have that ready in the near future.

Where Will This Apply?

Any property zoned R1, RS, RE(9, 11, 15, 20, & 40), or RA which is designated as Hillside Area pursuant to Section 12.03 of the Los Angeles Municipal Code (LAMC) will be subject to the Baseline Hillside Ordinance when it becomes effective. Please use our Zoning & Information Map Access System, or ZIMAS (http://zimas.ci.la.ca.us/), to find your “Zone” and “Hillside Area (Zoning Code)” designation; please look under the “Planning and Zoning” tab on the left side of your web browser.

What’s Next?

According to Section 250 of the City Charter, the Mayor has 10 days to act on it – meaning he can act on it on the same day, or 10 days later. Assuming the Mayor approves it, the City Clerk’s Office will then post the adopted Ordinance for a period of 10 days and a 30-day effective date will begin after that. Simply put, the earliest an Ordinance can realistically go into effect is 40 to 50 days after it is adopted by the City Council.

When we have an effective date, we will email the individuals on this interest list.

Projects in Early Design Stages, Submitted for Discretionary Actions, and/or in Plan Check

For those of individuals working on projects which are currently in the early design stages or is waiting for a discretionary action of some sort, please use the information above to gauge whether you will be able to submit for plan check prior to the effective date of the proposed Baseline Hillside Ordinance.

Pursuant to Section 12.26 A.3 of the LAMC, any project which is accepted by the Department of Building and Safety for plan check with a complete set of plans and for which the fees have been paid prior to the effective date of an Ordinance will be considered to be a Vested Development Plan; meaning that the applicable regulations in place prior to this change will continue to apply. However, there are some limitations to this provision that you should be aware of, but the more relevant ones are that you have 18 months after the fee is paid, and that you cannot make changes to those plans which increase or decrease the height, floor area, or occupant load of the proposed structure by more than 5%. Feel free to reference our online Municipal Code for more details (http://www.amlegal.com/nxt/gateway.dll?f=templates&fn=default.htm&vid=amlegal:lamc_ca); go to Chapter 1, Article 2, Section 12.26, Subsection A, Subdivision 3.

The only way to “vest” a typical single-family development project under the current Code is through the Vested Development Plan provision summarized above. Applications for, or approval of discretionary actions (i.e. Zoning Administration Determinations, Adjustments, Variances, etc.) prior to the effective date does not confer vesting rights to a project. If you are not able to submit for plan check to the Department of Building & Safety prior to the effective date of the Baseline Hillside Ordinance, it is recommended that you consider the proposed hillside provision when making design choices or determining a course of action.

Useful Links

April 22, 2010 City Planning Commission Staff Report: http://planning.lacity.org/StaffRpt/InitialRpts/CPC-2010-581.pdf

May 27, 2010 City Planning Commission Staff Report: http://planning.lacity.org/Code_Studies/BaselineHillsideOrd/CPC-2010-581-CA052710SRpt.pdf

City Planning Commission Determination Letter: http://clkrep.lacity.org/onlinedocs/2010/10-1001_rpt_plan_6-8-10.pdf

City Attorney Report: http://clkrep.lacity.org/onlinedocs/2010/10-1001_RPT_ATTY_02-11-11.pdf

Online Council File: http://cityclerk.lacity.org/lacityclerkconnect/index.cfm?fa=ccfi.viewrecord&cfnumber=10-1001

Posted by Chaya van Essen at Teles Properties in Beverly Hills, California.

1031 Exchange Checklist

Chaya Van Essen — Fri, 18 Mar 2011 22:19:24 +0000

If you want to perform an exchange that is fully tax deferred, you must meet three simple requirements:

1. Reinvest the entire net equity – net proceeds – in one or more replacement properties;

2. Acquire one or more replacement properties with the same or a greater amount of debt; AND

3. Do the above within a certain amount of time (see below).

Here’s what you need to do:

Review every transaction with tax and/or legal advisors.
When entering into an “assignable” sale contract and before closing, immediately notify your Accommodator/Intermediary to initiate the exchange transaction.
All proceeds from the sale involved in the exchange transaction must be transferred directly to the Accommodator.
Identification Period: Both the 45-day identification period and exchange period begins. Although it is the sole responsibility of the exchanger to meet all identification rules, your Accommodator will typically keep you informed of the timelines for the 45-day identification period and the 180-day (or the date the tax return is due, whichever is earlier) exchange period, the idenfication requirements and the identification rules.
Identified Property: The replacement property needs to be identified by midnight of the 45th day.
Enter into an “assignable” contract to purchase the replacement property.
Stay in touch with your Accommodator: more documents will have to be filled out.
The replacement property closes.

If all exchange funds are used to acquire the replacement property or properties and all the exchange requirements are met, the exchange is complete.

For more information or to find an Accommodator, contact Chaya van Essen at Teles Properties in Beverly Hills, California:

(310) 270-6305 or chaya.vanessen@telesproperties.com or www.chayavanessen.com

Reduced Price French Chateau w/Vineyards

Chaya Van Essen — Thu, 20 Jan 2011 21:59:57 +0000

The asking price for this beautifully renovated Chateau with vineyards in the Beaujolais region of France has now been reduced to $5,800,000. Please direct all inquiries to Chaya van Essen at Teles Properties in Beverly Hills at 424-202-3207 or 310-270-6305.

Or visit our website at www.chayavanessen.com

The Legendary Robert Taylor Ranch for Sale

Chaya Van Essen — Sun, 31 Oct 2010 19:14:28 +0000

The legendary Robert Taylor Ranch in Brentwood is now available: this magnificent 112-acre estate could possibly be subdivided although I’d much prefer for this one-of-a-kind property to remain intact as it is. Joyce Rey has the listing.

For more information or to schedule a showing (pre-qualified buyers ONLY) please contact me at (310) 270-6305 or (424) 202-3207.

Chaya van Essen at Teles Properties, 338 N. Canon Drive, Penthouse, Beverly Hills, CA 90210

15 Amazing Castles From Around the Globe

Chaya Van Essen — Wed, 27 Oct 2010 17:43:19 +0000

Take a look at this site; it shows some amazing castles – one of them in Scotland is a bit scary looking though …..

For information about international properties, contact Chaya van Essen at Teles Properties in Beverly Hills: (310) 270-6305 or (424) 202-3207

www.chayavanessen.com

From BH 90212 to the HEART of the City!

Chaya Van Essen — Thu, 21 Oct 2010 23:27:22 +0000

We’ve finally arrived for real in Beverly Hills 90210! Located in the Penthouse at 338 N. Canon Drive, my office is now conveniently located in literally THE HEART of Beverly Hills. Views of the city and beyond to the mountains, and we’re now much more conveniently located for our clients. The Montage Hotel is steps away, and so are numerous top-tier restaurants.

The photo shows the view from our office towards the east, and you can see the tower of the Beverly Hills City Hall with in the foreground the parking structure that belongs to the beautiful Paul Williams building (“the White House of Beverly Hills”) located on Crescent Drive that is now home to Platinum Equity. And yes, it’s been raining here ….

To contact Chaya van Essen at Teles Properties, please email her at chaya.vanessen@telesproperties.com or call (424) 202-3207 or (310) 270-6305.

Casco Bay Island (Canada) for Sale!

Chaya Van Essen — Sun, 19 Sep 2010 23:33:28 +0000

Casco Bay Island

For anyone desiring privacy and abundance of wildlife and vistas, this is it! A 41+ acre island in Canadian waters and easily accessed from Eastport, Maine (US) with it’s own 2 bedroom home built with all modern amenities and solar panels, this is a bargain at US$1,400,000.

For more information or to arrange a showing of this property, contact Chaya van Essen at Teles Properties in Beverly Hills: (310) 270-6305.

Chateau Lambert, Beaujolais, France

Chaya Van Essen — Wed, 15 Sep 2010 03:23:11 +0000

Chateau Lambert, France

This very famous Chateau Lambert with wine-producing vineyards is now on the market at a new price: $7,995,000 – and that is US Dollars! The property is easily accessible from various European destinations and has a private jet airport nearby.

See: http://chateaulambertvineyard.com

For more information or to arrange a showing, please contact Chaya van Essen at Teles Properties in Beverly Hills: (310) 270-6305 or:

chaya.vanessen@telesproperties.com

Had to post this one!

Chaya Van Essen — Tue, 07 Sep 2010 19:15:27 +0000

Life-Saving??? I don't think we'll try this one!