The Second Tour

On Saturday December 9, 2006, six members of the Community Advisory Committee took a tour of three different residential development sites.

Accompanying committee members on the tour were Mr. Bisno, Mr. Alan Abshez, (Mr. Bisno, attorney for the Ponte Vista Project) a few members of Mr. Bisno’s Ponte Vista staff, Mr. Victor Griego, the committee’s facilitator and a staff member from his organization, Mr. Tony Olivo from the City Planning Department, and Mr. Ken Nilmeier of the firm of McLarand, Vasquez, Emsiek & Partners. Mr. Nilmeier represents the architectural firm selected by Mr. Bisno to design the Ponte Vista project.

Mr. Bisno and I share the common belief that all the members of the committee should take the opportunities afforded and take this second tour on a make-up date. The committee members found the tour very interesting for several reasons. We got to view a development designed by Mr. Nilmeier’s company, and we get direct, immediate, and very good access to Mr. Bisno, Mr. Olivo, and staff members of the project and city government. This direct and immediate access to important individuals concerned with Ponte Vista at San Pedro is vital to having questions answered and opinions debated. I hope the remaining members of the committee who weren’t able to attend today’s tour will redouble their efforts to take this second tour.

Newport Bluffs is a 1,100 unit apartment complex, along MacArthur Blvd. in Irvine, California. Designed by Mr. Nilmeier and his firm, it is truly a beautiful development, in my opinion. The complex’s apartment buildings closely resemble the conceptual drawings that have been published and circulated for the Ponte Vista project.

There is an abundance of excellent landscaping with copious amounts of non-fruit bearing olive trees. (A favorite of Mr. Bisno’s) There is a large open lawn space near the center of the project that somewhat resembles the artist’s drawings of the proposed large open space at Ponte Vista.

This complex looks more like what Mr. Bisno envisions than Playa Vista Does.

The bottom line for this apartment complex is: 1,100 units with an estimated population of 3,000 tenants. The largest units have a monthly rent price of $3,700.00.

Bay Harbor on Lomita Blvd., at former site of Bay Harbor Hospital was our second stop. This complex consists of 76 condominiums in 4-story buildings, and 84 townhomes, each having attached garages. The community has a density of approximately 28.6 homes per acre as opposed to Newport Bluff’s 22 units per acre.

In my opinion, the architecture and amenities are not near the level of Newport Bluffs, and wouldn’t hold a candle to any multi-building development at Ponte Vista.

The bottom line for this sold-out development is: A very plain complex of condominiums and townhomes with various sized units and an average price from the mid $400,000.00. It was completed in 2005.

Our third stop was Stonehaven at the corner of Frampton and 259th Street in Lomita.
This complex, built in 2005 features 95 attached toenhomes in 2 and3-story buildings with private street access to two-car garages that provide direct access into the home.

On first glance, I am reminded of Craftsman style homes that still exist in great numbers in San Pedro. The roof lines and use of wooden siding for a portion of the structures provide a hint of what older homes look like. Stepping back, I noticed that the main entry paths and front door areas reminded me of a lodge that might be found in a meadow at Yosemite or a ski lodge at Mammoth Lakes.

The streets within the development, if you could call them that, are very small and are not shaded by any trees. There is one small Jacuzzi and there is a small children’s play area. (tot lot)

Personally, I liked the design of these buildings and believe with landscaping on the level planned at Ponte Vista; this might be the second choice of design for the development. I like how there are remembrances of older styled homes in San Pedro and all over the L.A. area. I feel many supporters of Mr. Bisno’s plans to build 2,300 homes at Ponte Vista should afford themselves the opportunity to view at least the outside of this development.

The bottom line: 95 homes with a density of 22.8 units per acre. It is a gated, but unguarded development on flat terrain. The average price for the multi-bedroom homes is approximately from the mid $500,000.00.

The committee also received information about the new development, just approved by the L.A. City Council, to be built on Gaffey and Capitol Streets.

Commonly known as “J.C.C. Homes” which is the development company’s name, this development is now named Highland Park.

The development is being designed to include 134 attached homes in a gated community. These homes, originally pictured as small lot “patio” or “courtyard” homes, now will share exterior walls with neighboring homes. The artist’s concept depicts multi-story homes with attached garages on the bottom floor.

If you try to visit Highland Park, unfortunately you will only see the remains of the petroleum facility that is still occupying the site. Demolition of the site may take two years.

The bottom line proposed for these homes is: 134 homes with a density of 11.75 units per acre. These multi-bedroom homes have, as of today, and estimated selling price of $700,000.00, on average.

I will post pictures of Newport Bluffs Bay Harbor, and Stonehaven.

No one knows exactly what will be built at Ponte Vista. Mr. Bisno has his current vision. I consider the current zoning of the site, the best solution, at this time. Somewhere between Mr. Bisno and me, there will be a development everyone can be proud of. I consider Mr. Nilmeier’s concepts on whatever large buildings are built in Ponte Vista, to be the most preferred designs and amenities for those types of structures. I would also encourage the many supporters of Mr. Bisno’s vision to also take a drive around Stonehaven.

Please remember that I have been in literally hundreds of condominium and townhome projects throughout Southern California during my years with the telephone company.
But please don’t use my judgments, go check some out for yourself.