 |
 |
 |
|
|
|
|
|
|
Publications: |
Feature Articles |
Outsiders Find San Pedro a WinnerOctober 9, 2002By Donna LittlejohnDaily Breeze San Pedro has charming ethnic restaurants, standout museums and a built-in attraction in the working port. It also has a shortage of housing, limited public access to the water, confusing town entrances—and too many plans produced by too many committees over the years on what to do about it all. Two much-debated vacant parcels—one at 22nd Street and Crescent Avenue and the other on Centre Street between Sixth and Seventh streets—should be developed not with recreational uses or glitzy retail stores, but with mid-rise, market-rate housing. Those were among the points advanced Friday by a seven-member panel of redevelopment experts before a packed house at the Port Administration Building. The Urban Land Institute panel spent the previous five days touring the area and talking to locals before coming up with the recommendations requested by community leaders. Among the town's major strengths? "San Pedro has personality," said panel member Jennifer Stanton, a retail analyst from Charlotte, N.C. "That's hard to find." "Don't take your environment for granted," said panelist Eduard Freer, a design specialist from Madison, Wis. "Be inspired by it. Your greatest asset is where you live." Other highlights: New housing is crucial to bringing people to the area. Panelists were taken with the town's colorful neighborhood nicknames like Whiskey Flats and Vinegar Hill. Incentives should be found to encourage more family homes rather than group recovery homes near the downtown. Boutique shopping such as wine shops and arts-related stores with nice curb appeal should fair well in the port town. Large chains probably won't. The port should view commercial and recreational development of its waterfront as an investment, not an abandonment of land. Bridging the historic downtown to the waterfront will be key in future development. Focus on attracting new housing and retail, not office space. "Maximize the product, minimize the process"—meaning fewer overlapping committees. "Frankly, I don't know how you all do it," said panelist Diana Gonzalez, a consultant from Miami, Fla., referring to the many community meetings held each week. Create a new city redevelopment district that takes in port property. The city should explore assembling sites in the downtown district for new housing. The city also should acquire the vacant Logicon building and reconvey it for housing. The real debate over the proposal now begins, with a special meeting of the Downtown/Waterfront Task Force tentatively set for next week. But, so far, many like what they've heard. "This is some of the best money we've ever spent," said harbor Commissioner Camilla Townsend Kocol. The $110,000 study was jointly funded by the Port of Los Angeles, the Community Redevelopment Agency and the San Pedro Peninsula Chamber of Commerce. ‘They nailed it‘ "I think they hit a home run," said Los Angeles City Councilwoman Janice Hahn, who invited the panel to San Pedro. "They nailed it." While there were few recommendations that hadn't been heard before, panelists provided an outsiders' view on what it will take to rejuvenate San Pedro's historic downtown district and waterfront. New proposals include forming a nonprofit community/waterfront trust to hold recreational waterfront properties, including the planned promenade, in trust for the people. Panelists also suggested that the newly formed Downtown/Waterfront Task Force—intended to be a short-term group—should be expanded and instituted on a more permanent basis to coordinate future development. "Our approach is one of simplicity," said panel Chairman J. Kevin Lawler. "Build on your strengths and existing organizations." The promenade is an excellent idea—"You've got to get to the water, you've got to be able to see it, smell it and watch it," Freer said. However, he said the harbor shouldn't be seen as a singular solution to San Pedro's development problems. As for a time line, work should begin sooner rather than later, panelists said. "It's definitely time to build," said panelist Edwin R. Kimsey Jr. of Atlanta. "We heard it from virtually all corners: Cease the planning and get on with it," Lawler said. But the first pieces of development, they cautioned, need to be high-quality and well thought out to ensure attracting future developers. San Pedro has many features already that will be key to revitalization, the panel said. Among the town's best tools for drawing business are its many family-owned ethnic restaurants, said panelist Jennifer Stanton, a retail analyst from Charlotte, N.C. "You have unique gathering places that celebrate ethnic food," Stanton said. "And I don't say that just because I've gained 10 pounds this week." "They are your lead to attracting customers." It's a thriving arts community which is another plus, she said. Capitalizing on the port And while panelists took aim at the port for poor property maintenance and public access, it presents a "fascinating show" for visitors and should be seen as one of the area's most marketable assets, Stanton said. The waterfront should include plenty of park areas and green space. Stanton pointed to the work Charleston, S.C., has done in striking a balance in operating what is the largest East Coast container port alongside a historic and commercial attraction that draws tourists. "You've got all that and more," she said. "The waterfront should not become sterile, dominated by chain restaurants or stores. It shouldn't be Long Beach. "Tired formulas for generic waterfront development should be carefully avoided," Kimsey said. San Pedro also needs to promote itself more effectively. Showing a slide taken from the water of boats in the harbor against the backdrop of the historic municipal building, panelist Freer said. "This is an incredible postcard and I couldn't find where to purchase it." Poor signage makes it nearly impossible to find the shopping district, Freer said. The town also should capitalize on its museums, the panel said. "You have the most incredible maritime collection I've seen" at the Los Angeles Maritime Museum, Freer said. Representatives from that museum along with the Cabrillo Marine Aquarium should be included on the expanded Downtown/Waterfront Task Force. Other strengths include interesting architecture—specifically mentioned were the Warner Grand Theatre and the Whale and Ale English Pub—and a beautiful coastline. "Some of the areas we saw on Monday's tour were breathtaking," Gonzalez said. "Build on that." The so-called H2 site—a 1.2-acre, 30-year-old vacant parcel in the middle of downtown—should be developed with mid-rise housing and bottom floor, art-related retail, according to panel recommendations. "There's a tremendous opportunity to make it a vibrant, 24-hour piece of real estate," Freer said. | |
|
|