addressing questions
Sorry to not get comments approved and posted until late. I was tied up most of the day with a family crisis. But let's address the questions raised.
First, Mark Wells. Yes, without Eastview there will probably be a lower traffic count. At this point I don't see anything else they could put in there since there has not been any public outcry for a senior center, or a daycare center, and such. It seems the public wants open space.
kris, thanks for the comment. Your position is not ignorant at att since this is actually quite a complicated process. Meetings of the CAC will be May 22, June 7 and June 19. At that point everything goes to the Councilwoman's office. She will add her recommendations. The project then goes to the City Planning Department who will draw up the actual Specific Plan. They then bring this plan in front of the full City Council. The City Council will send it down to their Planning Committee for review. If everything makes sense in the plan, they send it back up to the full City Council for a vote. That is when it will be finally decided. However, we as residents have the opportunity for input. Most easily to the CAC so the Councilwoman can see the suggestions and incorporate them. Getting ideas into the plan ssoner is better.
Does that help? I hope so. Comment again if you need any more clarifications. Or for anyone else, if you believe I have left something out, or was inaccurate, please comment on it.
Kara McLeod - While my personal situation is one which is more concerned about affordability, I was writing about traffic because that is what everyone seemed to want to talk about. For many people, the decision point over how they felt about the project would be determined if all the traffic could be mitigated.
But you are absolutely correct. This is Southern California, the Coastal region on top of that, so things will be more expensive than say - Hemet. Unfortunately when my kids were ready to buy (about 10 years ago) the areas which were affordable were not livable. The town has cleaned up a lot since then. But prices have gone up accordingly.
I believe that new construction affords first-time buyers a better opportunity than existing homes. If there are 20 studios built at Ponte Vista, that is a much bigger pool than anywhere else in the Southbay. Just look on realtor.com. Where are you going to find 20 newly-built, quality studios? You can't. It could be debated whether the prices will be comparable to the Gardens. I personally think the initial offering price will be a little lower than the because the units will all be basic with no upgrades. Once someone has livied in a home and upgraded their kitchen or their bathrooms, the price always goes up. For this reason, I believe pricing would be lower than for existing homes. Secondly, you can't even get into the Gardens if you want a studio. Nor can you find a 4-bedroom. So it is really a demand-driven dynamic. People will buy where they can.
That's enough of my soap-box lecture. I look forward to your future comments.
Tom Field
5 comments:
Whether you print this or not, or even edit this, for that matter, is for you to decide, unfortunately.
What about the Planning Commission? Where do they fit into the process.
Why do you think the CAC's mission in June? It is true that Bob is winging off to Europe on June 20, but that doesn't mean the CAC's mission should be completed before he give his total thoughts scheduled to be made at the June 18th meeting.
I have not seen any real firm determination by anyone that states the CAC's mission should be completed by June. I know most of us either hope the mission is completed or the CAC simply dissolves because of Ms. Hahn's latest statement, which you have chosen not to reveal to any of your readers.
The entire process of recommending amenities and/or community benefits before the real question of density is considered, is backwards, in my view.
Bob has no obligation to provide any mitigation if R1 remains at Ponte Vista whether "Tom" or I like it, or not.
Just what is "affordable"? I think if anyone actually reads about whether any units at Ponte Vista will be affordable to them, needs top consider that normal newly married couples can't afford to buy a newly built owner-occupied home anywhere, except in very few cases.
My son bought his first home at the age of 25-years old and before he got married. My Dan watched the entire construction of his beautiful 3-bedroom home on a 1/2 acre lot. He moved into the home and he and his wife got married and they shared the home together.
Of course that home was in Hesperia, but sometimes new homes can only be purchased by young couples in outlying areas.
When I bought my first home I visited both of my parents and my wifes parents in San Pedro, traveling from our house we bought in San Bernardino.
I feel it is unrealistic to imagine that young, newly married couples could have much of a chance of finding a home anywhere in the southbay area, and I am quite sure there are a whole lot of folks who would not like all the sacrifices they would have to make just so a few young couples could afford an approximately 650 square foot, one-bedroom or studio condo at Ponte Vista.
"Tom" you seem to be suggesting that all of us should put up with a very large development just so a few folks can find their dream condo, and a very small one at that. I feel you are asking much too much from the current residents of OUR community.
MW
"Tom"
Bob Bisno told me personally, about the number of bedrooms he projects will be at Ponte Vista, according to his wishes, when he and I had our little side meeting. He, Bob told me what percentages of condos would be of the smallest variety. The one-bedroom, lofts, and studios will comprise between 16% and 17% of the total number of units.
I have posted those facts, that were given to me by Mr. Bisno, himself, on my blog. Unfortunately, since you have stated that you will no longer visit my big blog, you will have to ask someone else to provide you with the information Bob Bisno, the developer, gave me about HIS project.
Subjecting all of us to 16% (276) or 17% (293.5) condominiums that you may find affordable in a 1,725-unit non-age restricted development, seem like a pretty hefty price you are asking all of us to pay so that 552 or perhaps 586.5 people can POSSIBLY have an "affordable" home.
MW
I think the affordabilty issue is a huge one, as is traffic, but traffic is what is getting all the attention. My comparison to the Gardens is to point out that if older, 1 bedroom, tiny units are selling there in the mid 300's today, Ponte Vista, which hasn't even broken ground yet, will not likely sell in that price range or below. While there are few upgrades, there is also demand for brand new housing because of the perception that it will be less maintenance than existing property.Even Bisno's people have said as much, that the units will more likely be in a much higher price bracket. After all, when the Vue was approved, the pitch was units in the 200's. The building isn't even up yet, but the cheapest places for presale went in the high 300's.
I have to say, I question the wisdom of much of this. I'm also somewhat put out that Bisno has set himself up in oppostion to a new campus. We need a new school. Yes, it's a hassle but our schools are desperately overcrowded and a development of this size is bound to bring more kids into town. I'm also not hearing enough about infrastructure other than roads. Can we say sewers? How about water use, grid impact, emergency planning, police and fire services?Of course there's also the gated community idea and the senior ghetto, I mean, housing.
To KM,
I also believe that new schools are needed. But to put a new school to ease the overcrowding of a school located in Harbor City, with a new school in San Pedro, is a recipe for disastor, I feel.
When the new school's size was 2,025 seats on a 15.03 acre campus, there was no room in Harbor City, Harbor Gateway, or even Lomita to locate such a large campus. Now that the number of seats have been lowered to 810 and the acreage needed has dropped to between 6 and 8 acres. there are several industrial or commercial sites in Harbor City and Harbor Gateway where a school of that size could be built without losing any residential zoned property.
I have written to the LAUSD about three such sites and included aerial photographs of the sites to let them know there are several alternative sites within walking distance of many students currently attending Narbonne.
For Anonymous,
When Tom mentioned that his two kids could not afford to move into a home in San Pedro because of the high prices, it got me thinking about whether there would actually be any "affordable" housing there.
For such a long time I simply stated on my blog and at CAC meetings that there would not be such types of housing at Ponte Vista, no matter what.
Tom got me thinking about which types of units, if any could be thought of as "affordable". Because Bob told me that between 16% and 17% of the housing at Ponte Vista would be of the smallest size and lowest prices, I got out my calculator and tried to figure how many total units, and therefore according to Bob's population projection, would be low enough priced for some first-time homebuyers to get into.
I don't care too much, at this point, what the lowest priced units might be priced at because Bob himself has been all over the map with that pricing. I was trying to figure out how many units would fit into the projection, and as a result, how many residents would get the chance to live in one of these types of units.
Folks in OUR community believe that the Ponte Vista as currently proposed by Bob is too big and that all of the residents of OUR community would have to suffer with more traffic, more crowded parking lots, longer lines at the dwindling number of gas pumps, more expensive goods because increased costs, and all the other negatives that go with living near a large residential complex.
So again, it comes down to numbers and factors. How many folks would be inconvienienced and have their overall costs go up for the benefit of how many folks could get into a new home for first time buyers.
Unfortunately for Bob's numbers, only 276 or 293.5 units would be built in a complex of 1,725 units at the lowest prices. Only between 552 to 586.5 folks would get the benefit of living in the least expensive units while the rest of us have to suffer the traffic and other nightmares concerning a the largest development proposed in the City of Los Angeles since the Playa Vista project was approved.
To put it more simply, in my opinion, too few folks might have the opportunity to live in these types of units, versus the number of people that would be negatively impacted if these types of units were built.
I am sorry that Tom's kids can't afford to buy in San Pedro, but all of us should not suffer because no more than 587 folks might get the chance at a new unit at Ponte Vista.
With that small a ratio of least priced units, it is no wonder why speculators would not want to jump at the chance of being the first buyers who might then either turn right around and sell the units at higher prices, or lease them out.
MW
As far as affordable is concerned, it would still be more "affordable" to buy an existing, lets say 10 year old, one/two bedroom condo in San Pedro than it would be to buy one of Bob's brand spankin' new "affordable" condos at market value. I just don't understand this affordable housing thing (good try though Tom). Most people move to Hemet because they want a brand new 5 bedroom home for $250K. I would be willing to bet that the reason why Tom's kids moved from SP was to get the huge home for cheap. I'm sure there is something here they can afford. Sorry Tom but I live in a 2 bedroom 80 year old house and it was affordable. I choose to live in San Pedro and not whine about it. People who want the mansion, right off the bat, have to move. That's just the way it is. Ponte Vista will not change that.
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