Wednesday, April 13, 2011

Ponte Vista Update With Shared Post

I am writing identical posts on two of my blogs dealing with Ponte Vista at San Pedro.

The Northwest San Pedro Neighborhood Council is a great source of information dealing with the project proposed for 61.53 acres in northwest San Pedro, directly across the street from homes and a very large business in Rancho Palos Verdes.

Here is a very good link to the Council's site where information can be gathered.

It appears that when the new Environmental Impact Report is published, HOPEFULLY VERY SOON, everyone will have a better opportunity to view the details and begin greater discussions and debates about having a large condominium project with access only along Western Avenue, built.

Expected are three 'Alternatives' that will have studies considered.

The primary 'Alternative' looks to be for 1,345 condominium and/or apartment units, some 'masquerading' as single-family units, but are legally identified as condominium units.

This Alternative provides for fewer than the "2,300" units published as the proposed Alternative when Bob Bisno was the Developer.

There will probably be "Alternative 2" which might include a proposal to construct condominium and apartment units in the 800-850 units range.

As a reminder, The Gardens is a 1,100-unit development that was first offered as owner-occupied condominiums on 80 acres of land almost adjacent to the Ponte Vista site.

Using the number of units constructed and the acreage, the dwelling density of The Gardens is 13.75 dwelling units per gross acre of land.

If the figure of 13.75 dwelling units per gross acre is applied to the Ponte Vista at San Pedro site, up to 846 dwelling units, maximum, to equal the dwelling density of The Gardens.

It is true that many of the 'condominium' units at The Gardens are now rental or leased out units and that actually changes the traffic count numbers when owner-occupied units become rented or leased out.

The new developers at Ponte Vista at San Pedro have proposed one of the building being constructed to contain "392 Apartment Units" but after they breath, they will tell you they expect and/or 'hope' that those Apartment Units would become owner-occupied units.

Here is where I need to mention that I still have two acres of The Moon up for sale and if you really believe 392 Apartment Units will eventually become owner-occupied units, you are someone I really want to talk to about unloading an acre or two on The Moon I have been trying to sell for years.

Alternative 3 will most likely be the legally required "No Project" Alternative.

This Alternative is legally mandated to be studied and included with Environmental Impact Reports and it is the Alternative that uses the idea that no zoning changes are made to an existing site and what the current zoning on the site is, is what new construction must utilize.

In the case of Ponte Vista at San Pedro, it was zoned by the city of Los Angeles to be "R1" which means single-family, detached dwellings on lots of not less than 5,000 square feet in size. The other zoning existing on some of the site is O1 or OS1 (Open Space), plus there is some land that is not suitable to have new housing constructed on it.

The "R1" designation on suitable construction land at the site allows for the construction of up to 429 single-family units.

Currently there are approximately 245 'duplex' units constructed for military housing purposes and when they were constructed for the military, no city zoning requirements or restrictions applied to military housing there.

The current zoning would not allow for refurbishment of existing residential units on the site.

The current developers have suggested and stated that they do not wish to apply for any 'density bonuses' on the 22 lots that comprise Ponte Vista at San Pedro. If density bonuses were applied for and approved, the number of proposed units could be increased by up to 35%.

What they have stated in one for or another is that they will be seeking new municipal codes from the Los Angeles City Council that will change the current zoning on the site and provide entitlements on lots that they would probably try to sell to others rather than actually contracting any firm to build new housing on their behalf.

What impresses me and what impressed other opponents of over development in our area is that the new development team seems to have greater understanding and they seem to be much more willing and able to sit down and discuss just about everything related to Ponte Vista at San Pedro and local neighborhoods in all the communities near the site.

R Neighborhoods Are 1, the communities-wide organization that worked hard and helped by a weakening economy to keep Bob Bisno from going further with his plans, has not gone anywhere.

Records illustrating the fact that more people signed petition sheets demanding that the Ponte Vista site remain R1 than Councilwoman Janice Hahn was looking for to help her decide her stance, remain on file.

More information will be provided when it becomes available.