It seems almost every other day, the owner(s)/developer(s) of the properties formerly used for McCowan's Market on 20Th Street and Walker Avenue come up with a different idea.
Here is a recap:
Between 15-18 condominium units on the lots currently zoned C1-1XL and three-single-family,detached houses on the three remaining lots, currently zoned for only that type of housing. That would allow for a total of 21 residences.
Duplexes on all six properties, which would require a zoning change for at least two of the lots zoned for only single-family housing. That would allow for a total of 12 residences.
Duplexes on the three lots currently zoned C1-1XL, a duplex on the lot currently zoned R1-1XL on the same side of the street as the three-C1-1XL lots. Building only single-family, detached housing on the two lots on the south-east side of the intersection of 20Th Street and Walker Avenue. That would allow for a total of 10 residences.
The Vista del Oro Neighbors Against Condos (VDONAC) have demanded that only single-family, detached housing be built on each one of the six lots that make up the eastern corners of the intersection. That would allow for a total of 6 residences, all of the same type of housing.
"Little" issues have been brought to the attention of the owner(s)/developer(s) who have been informed about some of the following ways they may be thwarted:
With backing by Councilwoman Janice Hahn, the processes for placing a Q Condition on the lots currently zoned as C1-1XL, are moving forward and could be voted on in a matter of just a few months. The application of the Q Condition would restrict development on the three C1-1XL-zoned lots to having only dwellings built on the lots comparable to what is found on the majority of lots in the local neighborhood; Single-family, detached residences.
It is estimated that construction of underground parking that would be required for condominiums to be built on the former market's site would be approximately $40,000 per space and that, at least, 2.25 spaces are required for each 2-bedroom condominium units built above the underground parking.
A zoning change to allow for duplexes to be built on two of the three lots currently zoned only for single-family, detached housing could take 18 months.
It appears that there is growing opposition to whatever the owner(s)/developer(s) are coming up with, just about every day.
The owner(s)/developer(s) have the right to begin construction of apartments on the three lots currently zoned as C1-1XL, almost immediatly after the old market is demolished and hauled away, but they have not, as yet, submitted plans to build apartments.
The owner(s)/developer(s) have already claimed a hardship in print because they claim they are willing to "leave money on the table". Remember, nobody can lay "money on the cash register", for groceries, because McCowan's is gone.
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The neighbors living in the area of the Vista del Oro Neighborhood should be the ones voting on whether they should accept ideas from folks they have already stated they have no trust with.
It seems odd to me that a deal that would allow for only 10 total residences is trying to be struck long before any vote on a Q Condition which would allow for only one dwelling per lot on the three C1-1XL-zoned lots.
I have offered several more questions to those who will have the responsibility to vote on any and all compromises or deals. They are the ones that will have to live with their decisions while any and all construction begins.
Should they trust the developer(s)? Two words: Bob Bisno.
Should they wait and follow the progress of the processes that may lead to placing a Q Condition on the three properties? That should be their call.
Should Coastal San Pedro Neighborhood Council and R Neighborhoods Are 1 support the decision made by vote of the neighbors who will be affected for years to come, with whatever they choose to accept? Absolutely, positively YES!
What group would be better served by a wait and see attitude and stance? The neighbors get to have their own say on this one.
Who benefits most from moving processes forward as fast as possible? Again, it the neighbors' and neighborhood's call, I feel.
Who stands to lose the most, by accepting a compromise to a stance already taken? Could it be the neighbors that started VDONAC? Thankfully, this is not my call.
Who is willing to live with their own decision while foundations are poured on whatever is built on the site? I am willing to support whatever comes from a majority of neighbors polled about the issue. It's their neighborhood, so it must be their call.
What would I do if placed in the same spot about making a call on a compromise? I am not in any hurry to answer this question.
12 is better than 21 and 10 is better than 12. But is 10 better than 6? I'm secure in knowing I don't need to answer this question.
So, what in the heck should the neighbors do? That's easy. Talk, write, meet, argue, debate, join together, seek counsel from elected leaders and their representatives, and be the strong neighborhood they have already shown they are. Be proud of the accomplishments VDONAC and the neighbors have continued to do.
Remember, there is one "decider" who didn't want to "rush to judgement" even long after "mission accomplished" was viewed by millions of Americans.
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