Last night I wanted to post just facts and an answer to a question. This post will begin an opinionated time that will ask everyone to look at what Bob's new proposal looks like, and make their own comments and have their own opinions.
I dropped the quotes around the word, new because it is a new plan that seems to include more total numbers that even many supporters thought Bob would use.
Tom Field made a proposal on this blog with a total of 1,700 units. Bob's new proposal is about 115% higher than what Mr. Field proposed. Mr. Jerry Gaines also had a proposal early on that called for approximately 1,700 units. I bet Bob even surprised him with his higher total.
Bob's main attack on having R1 remain at Ponte Vista, during the rollout meeting, was a well crafted smokescreen that even some CAC members couldn't understand.
Within the first two minutes of Bob's rollout of his new plan, he stated and repeated that there would be no "low income" housing built at Ponte Vista.
When he tried to attack R1, he came up with a 35% increase in the total number of units (429) that an all R1 Ponte Vista would have, using California State mandates for "low income" housing.
Bob said that he would have to built 724 single-family detached houses at Ponte Vista, because that what is required by the State when "low income" housing is provided for a specific percentages of houses. But Bob stated that there would be "no low income" housing at Ponte Vista, so his references to 724 instead of the number of 429, which he did not mention at last night's meeting, was a smokescreen to try and get folks thinking about 724 instead of 429.
It worked fairly well for those who didn't really get that it was a smokescreen.
Betsy Weisman seemed to know it was a smokescreen because she repeatedly responded that Bob could also apply for a "density bonus" with his 1,950-unit plan AND if approved, he could add 35% more units to that 1,950-unit plan.
Some members of the CAC had questions about Bob's "low density bonus" in an all R1 environment. They seemed not to hear the first two minutes of his presentation when he stated there would be "no low income" units at Ponte Vista.
R1 supporters like me want to keep the current zoning at the Ponte Vista site. Bob wants to use "specific plan zoning" to build whatever he builds there. A specific plan can include any number of housing units from zero to whatever he wants. R1 is a zoning that requires up to a certain maximum number of single-family, detached houses, whether there is a density bonus or not.
IF, and let me repeat IF Bob seeks any kind of density bonus he must do so prior to anything being approved of at his site. He can not have a project approved of and then apply for a density bonus. Any density bonus application would have to be done prior to any L.A. City Council action on changing any of the current zoning at Ponte Vista.
Bob may threaten to sell of parcels and/or larger pieces of the Ponte Vista site if he doesn't get his way. With the R1 movement continuing to grow, I feel that nobody in their correct mind would buy pieces or parcels to build anything other than single-family homes. Who would take the gamble that Bob finds himself in?
15%. 350. Those two figures represent how many fewer units Bob now proposes for his site, than in his original plans. It appears to me that Bob wouldn't even listen to many of his supporters who called for some real compromise. Don't you think 30%-50% fewer units that 2,300 would have been a reasonable compromise for Bob that many R1 folks would have possibly agreed to? With Bob's outrageous new plan, he not only help seal a new goal of getting 20,000 signatures on the R1 petition, he pushed aside his own supporters who now are going to have to contend with an even stronger R1 movement and more calls for abandoning "smart growth" because he is proving it wasn't "smart" to begin with.
Bob brought new blood and life into the R1 movement because his new proposal still is unreasonable, irresponsible, unrealistic, and disrespectful to so many members of OUR community.
His call for 1,950 units means that there may be zero Senior Housing units built because he stabbed even his own supporters in the back with such a high total number of units. He did not protect Senior Housing units, he basically set them up for a fall, IMHO. Please remember I called for 700 Senior Housing units until just this past May 29, so don't try to say that I never supported Senior Housing in San Pedro.
Please "stay tuned" for part 3.
5 comments:
Littlejohn's article says Bisno "will" make use of state law allowing greater density. Keep this in mind.
What an insult to hear Bisno's plan to donate 1 million to Los Angeles should his traffic mitigation plans fail. Obviously, he has no respect for the intelligent opposition that is IN HIS FACE!!!
Thanks anonymous 9:28 AM.
Bob did state at the meeting that there will be "no low income" housing at Ponte Vista as State mandates were created to allow for if applied for.
Even IF Bob were to apply for a density bonus in an all R1 zoning, that would only mean 724 single-family detached houses. There are not public parks in Mira Vista, Mira Costa Terrace, Palo de Encino, Rolling Hills Riviera, Peninsula Verde, and the single-family, detached home area east of Western, in R.P.V., so why would there be a fuss about not public park in an all R1 Ponte Vista?
Betsy Weisman of the L.A. Planning Department reminded us that Bob could apply for a density bonus of his 1,950-unit plan and that would allow for 2,632.5 total units. He also had the opportunity to apply for a density bonus with his 2,300-unit proposal. That would allow for 3,105 total units.
Should we trust that Bob "will" do anything?
I feel the R1 movement has made any thought of Bob being able to sell of pieces of his land to other developers very questionable.
It is looking like we are at the beginning of a real movement throughout the area to reconsider "smart growth" and higher density developments. We have Jack Weiss and Bob Bisno to thank for that. Their greed is looking good for our side, at this particular time.
MW
I'm confused on the density bonus. Why did the R1 number go up to 724? I thought is was around 525 or so.
Howdy anonyous 9:26 PM,
If you are confused about the density bonus then Bob did a pretty good job of creating the confusion in many minds and you should not feel bad at all about not understanding about R1 with a density bonus.
First, Bob stated that there would be "no low income" units at Ponte Vista. He then went into a defense against R1 by bring up "low income" units, using density bonus as a way to confuse you and a whole lot of other folks.
In any development, the developer can apply for a density bonus (more units than they origianlly plan for) by applying to supply a certain percentage of housing to "low income" buyers. These density bonuses have stiff requirements to provide housing for folks designated as "low income" workers.
The Draft EIR stated that an R1 Ponte Vista could have as many as 429 single-family, detached units on lots not less than 5,000 square feet. The Draft EIR also stated that if a density bonus was applied for and granted, the number of units could be raised to 536 units. I haven't been able to find the source for the additional 188-units Bob used last night.
Bob can claim that if the current zoning remains at Ponte Vista, he would be entitled to build 724 single-family, detached houses at Ponte Vista. I have not confirmed that is a true statement yet, because I haven't been able to pick up a copy of the Power Point Presentation Bob used.
Never the less, Bob has never stated before last night's meeting that he would even consider applying for a density bonus of any kind for any size of development at Ponte Vista.
Ms. Betsy Weisman, the head of the harbor area division of L.A.City Planning also confirmet that Bob could apply for a density bonus for any sized development he is seeking. He could apply for a density bonus for his 1,950-unit proposal that would bring the total number of units to 2,632.5.
The State of California heavily mandates the density bonus program for what must be provided and who can buy homes in the bonus units. Last night's first presentation by Bob threatening to apply for a density bonus was seen by many as a defense against the ever-growing R1 movement.
If Bob tries to apply for a density bonus it means he is so desparate that he will stoop to anything.
Can you believe anyone would buy an R1 home at Ponte Vista knowing that there are also "low income" neighbors just down the street?
Would you think Bob could sell out units in a condo development at Ponte Vista that also includes "low income" housing.
Bob use what many feel is a desparate threat to attack the R1 movement. It confused many folks, including some CAC members, but there are many people who view it as a vailed threat and something he would never do.
HOWEVER, he may come up with plans to sell off portions of the 61.53 acre project. I don't see how any other developer would think they have any chance against the growing R1 or lower density movement, at this time.
Bob has speculated, waited far too long, and is now gambling on a proposal that most find, dead on arrival.
Let's see how ruthless Bob gets in the coming weeks and months. That should tell all of us what type of develeper and person he really is.
MW
Thanks for your response Mark. Sounds like the density bonus is a bluff. It will be interesting to hear where Bisno got that 724 number from.
I think we already know what kind of developer he is. A google search of 'bisno santa monica' will turn up 811 results.
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