Rebuttal to NYT article
“California Beach City Enlists Private Partner to Rejuvenate Pier”
(It has been brought to my attention that I reversed my fractions with respect to the downsizing of Seaside Lagoon. It's being reduced by 1/3, not 2/3. And the new parking garage is in addition to the current structure, which apparently, is fixable - bad news/good news. Also, I may have conflated the closing of Walmart with Macy's - I'll check that in the morning. Thank you for kindly being a stand for truth and transparency.)
On Sunday, January 12, the New York Times Commercial Real
Estate section ran a one-sided, laudatory article titled “California Beach City
Enlists Private Partner to Rejuvenate Pier,” written by Lauren Herstik. I’m a
Redondo Beach resident (since 2002) and I think local readers deserve to hear
another side that was not presented, and isn’t getting much press in local,
commercial ad-dependent papers.
After reading the entire 6,883 page Draft Environmental
Report (DEIR) and attending one open community meeting to learn as much as I
can about this proposed project, I am left with many unanswered questions and
unaddressed concerns. Foremost of these relates to the amount of risk in which
this transaction places the city’s residents – taxpayers – and about the
development of a shopping mall, which requires the destruction of popular
ocean-related amenities and local businesses. I guess this makes me one of what Redondo Beach
Mayor Steve Aspel describes as the “small vocal minority” even though I was
part of the majority of voters that rejected Measure B last March and the much
smaller retail element that AES proposed on the adjacent property.
The current city leaders and their chosen private partner,
CenterCal Properties, insist that a new, four-story tall, ocean- and
peninsula-view blocking parking structure is the solution to a problem of a
disintegrating public parking garage. I
agree that the existing partially-underground
parking garage, located at our famous Redondo Pier, is in need of much attention,
but that is actually a symptom of the another, more serious, problem.
Our city has underfunded and deferred the appropriate and
necessary maintenance and repairs to the pier parking garage for years. Now, some
of our city leaders are trying to justify abandoning a repairable and adaptable
structure in favor of building this expensive proposed concrete block in a
prime harbor location that takes away public water and marina views. The
solution that is so attractive to our leaders - CenterCal paying for new public infrastructure
- disguises the real problem: our city has not invested the public’s money in
the required upkeep, and so we require rescue in the form of corporate crony
cash. This kind of public/private partnership could lead to an addiction to maximum-revenue-seeking
behavior to satisfy even an more expensive public infrastructure maintenance habit.
Ms. Herstik wrote with impressively glossy, if incomplete, detail
about Redondo Beach’s proposed harbor-front redevelopment, presumably because
it is reportedly the largest such current redevelopment opportunity in the
United States, and because Redondo Beach has a well-known reputation as one of
only two harbors on southern California’s Santa Monica Bay. This proposed
project would not be newsworthy to such a renowned publication 3,000 miles away
except for what makes it truly special – its location on the beautiful Pacific Ocean,
and the easy public access afforded to water-related recreational, commercial
activities and spectacular natural views. A massively ironic aspect of the proposed
shopping mall, (even CenterCal ‘s CEO, Fred Bruning has referred to it as such),
is that many popular, commercially-successful, unique ocean-related features
and amenities will be completely eliminated, while others would be scaled back and repositioned in such a way
as to severely weaken Redondo Beach’s attraction as an ocean-front beach destination
for locals and visitors alike.
As described in the Draft Environmental Impact Report (DEIR)
CenterCal submitted for public input are many examples of our soon-to-be-
disappearing ocean-front lifestyle: The Sportfishing Pier, the Seaside Lagoon,
Lanakila Outrigger Canoe Club boat launch ramp and the current capacity for
public boat ramp usage to name some of the major losses. What CenterCal, the shopping center
developer, proposes to do with them shows that they are clearly outside of
their wheelhouse when it comes to appropriate, authentic, permitted coastal
redevelopment, as I explain below.
Redondo Sportfishing Pier, which was built in the 1950s has
been labelled “optional” in CenterCal’s plans, which in real people speak means
“not part of the base model and, for land’s sake, we’re shopping center
developers, ill-equipped to help Redondo Beach figure out how to sustain an
integral harbor asset that supports successful locally-owned businesses.” Highly-successful sportfishing and
whale-watching businesses, as well as Polly’s On The Pier, the go-to breakfast
and lunch destination for locals and visitors will fall off the radar – with
the shove provided by those who support this public/private partnership.
Our unique and incredibly popular enclosed Seaside Lagoon,
which has served as a protected sandy swimming beach for families for decades
is slated to be reduced in area by two-thirds. This cutback significantly
reduces public access for families wishing to swim, picnic and relax in a safer
environment than that provided by beaches open to the ocean.
Remember that huge new parking structure proposed to replace
the existing one in need of maintenance? They plan to build it right next to
the Seaside Lagoon: a four-story concrete parking behemoth right next to a quaint
kiddy pool. In addition to a much smaller lagoon, CenterCal also proposes to accommodate
public access to the water by designating part of the lagoon as a beach for launching
ocean craft such as kayaks and stand-up paddleboards.
Additionally, the proposal seeks to relocate our
hugely-popular Lanakila Outrigger Canoe Club so they will also launch and store
their racing hulls at the lagoon. Currently, the club uses a launch ramp located
in another part of the harbor, away from congestion posed by other recreational
users. If this proposed CenterCal
redevelopment is built as described in the DEIR and marketing materials, what
was once a child-friendly, family-oriented protected lagoon will become a
hazardous, over-crowded, high-traffic launch site. But that’s still not the
worst of it.
CenterCal is also proposing to open the lagoon, which has
been closed to the open ocean for all of its existence, to the harbor. Where children and families have previously
swum in treated, calm water over a pleasant, shallow, sandy bottom, away from
marine wildlife, this part of the plan will expose children and adults to
several unpleasant effects. Fuel and
other marine pollutants that currently do not reach Seaside Lagoon swimmers
will freely drift into the new, smaller environment. Our ever-present
California sea lions, always a challenge to keep off of the marina docks and
boats, can make their way into the lagoon to take up residence on the swimming
and boat-launch beach. It is likely that
once the sea lions discover the Seaside Lagoon, they, like millions of humans
before them, will want to come back time after time. Under California marine
wildlife protection laws, that gives them more legal rights than many
immigrants. Seaside Lagoon will be degraded for the first time ever by
aggressive sea lions fouling the water and beach with poop and stench.
If you’re already thinking twice about wanting to come visit
Redondo Beach’s newly-compromised Seaside
Lagoon, here’s another CenterCal proposal that will make you decide to go to Marina
del Rey instead. Adjacent to the now-open-to-the-ocean lagoon, CenterCal is
proposing to put automobile-launch lanes for trailerable boats. That’s right,
bobbing babies, dog-paddling adults, kayakers, stand-up paddleboarders, power-
and sail boats all together, sharing a relatively small space. This area is
already the turning basin for King Harbor, where all of the commercial fishing,
whale-watching and sailboat charters navigate to get in and out of the harbor. The proposal also would reduce the number of
boat launches per day due to severe space limitations. The Portofino Hotel next
door doesn’t want their outdoor wedding business affected by smelly, noisy
boaters. If I operated a hotel smack dab
in the middle of a busy harbor and several busy marinas, I wouldn’t want that
either.
If your reaction to
these examples is “No thanks, it sounds awful, I don’t think I want to enjoy
the ocean at Redondo Beach” who could blame you? If the problem were too many people coming to
Redondo Beach because of its location and unique outdoor, water-centered
offerings, CenterCal’s plan would be a perfect solution. Our inland visitors
who return here time after time, spending their hard-earned cash in our city,
could easily be forgiven for thinking that goal might not be too far from the
truth.
There are many other aspects to this particularly ill-suited
shopping-centric proposal that I personally don’t think are workable at this
site for the public and in particular, for Redondo Beach residents. This land
is property of the people of the State of California and is held in trust for
their use and pleasure by the City of Redondo Beach. This public/private
partnership the city is considering with CenterCal puts residents’ tax money at too great a risk based on too few financial details and no guarantees for
my comfort.
CenterCal has presented very pretty drawings and a flashy video
selling the hoped-for benefits of their bailiwick, a shopping center. Ms. Herstik’s article has trumpeted how
generous CenterCal is going to be in putting up their money to make Redondo
Beach’s waterfront redevelopment dreams come true. What is never mentioned is
that the economic assumptions upon which their forecasts and pitches to as yet
unknown and possibly non-existent shopping center investors are based, are no
longer representative of reality. (Hmm, do you suppose the purpose for
promoting this project in the New York Times Business section was to try to
manufacture interest from potential investors?)
I see evidence that Redondo Beach does not have significant unmet
retail, dining and hotel demand that correspond to the scope, location and
nature of the proposed project. In fact, other popular malls in the area are
struggling and investing heavily to create unique and relevant lifestyle
experiences to draw shoppers. Macy’s, the anchor tenant of neighboring city
Torrance’s Del Amo mall is closing. Nordstrom already left Redondo’s own
Galleria mall to go to the Del Amo mall.
Toyota of America, one of the South Bay’s largest employers,
many of whose 3,000 employees live, recreate
and spend in Redondo Beach, is
moving to Texas and taking their families, and their consumer and outdoor recreation lifestyle demands with
them. There are no economic trends that support the promise of growth in retail
demand for CenterCal’s mall as the centerpiece of Redondo Beach’s harbor.
Due to decades of medium- and high-density residential over-development
in Redondo Beach, nicknamed ReCondo Beach for our view-blocking high-density residential
buildup along the waterfront, there is not even much room to meet any increased
demand if it suddenly appeared. We shouldn’t expect much consumer demand based
on housing growth.
The ugliness and lackluster performance of our existing
infrastructure and business mix that our town’s leaders cite as justification
for their support of this shopping center are the result of decades of
water-front redevelopment projects that were once entered into, funded and
built with the same hype and high hopes that CenterCal is promising now. That this proposed project is orders of
magnitude higher in cost should be of great concern to Redondo Beach residents,
our neighbors in the South Bay cities, and any potential investors. If this shopping center performs the same way
the current redevelopments have performed, the risk to taxpayers is great,
while the risk to CenterCal’s business is much less.
It is my understanding that with the current agreement,
CenterCal can sell their interest in this huge capital project and walk away as
they inevitably move on to other places and projects. Redondo Beach could find
itself at a disadvantage in partnership with hedge funds or foreign investors
who could then control our waterfront and our community’s invaluable natural
and built-asset. There is no guarantee that whoever buys CenterCal’s interest
will be as invested in our town as our residents and visitors. I was always
taught to “dance with the one what brung ya” so I’m not comfortable with the
prospect of the private part of this public/private partnership being able to
leave the dance without me.
Redondo Beach does not have a Comprehensive General Plan and
Zoning for our waterfront area. Despite
residents repeatedly clamoring for our city’s leaders to undertake creating a
cohesive, community-driven plan, we are left to vote on major projects, one at
a time, as if the cumulative effects of each and all of them are nil. The last such redevelopment project, on land adjacent
to CenterCal’s proposed waterfront shopping center, also contained multi-use
retail, along with another hotel, medium and high-density residential and very
little open space for public access. In contrast to what our Mayor repeatedly
characterizes as a “small, vocal minority” the majority of Redondo Beach voters
clearly demonstrated that they oppose significant expansion of retail in our valuable
waterfront location. That concept was a losing proposal in last March’s
election when the voters rejected it at the polls. Despite a heavily-funded
campaign in support of that initiative, largely underwritten by AES Corp. who
owns the land, voters said No then to
85,000 square feet of additional retail and many of us are saying No to
CenterCal’s 524,000 square feet of parking
garage, national-chain retail mall, hotel and reduced water access and open
space.
I am not anti-development and I agree that our waterfront,
pier and harbor need upgrades and improvement. I am even in favor of expansion
of waterfront infrastructure, amenities and appropriate revenue-generating
businesses based on maximizing the value of our greatest natural asset – the
Pacific Ocean. I am not inclined to support redevelopment projects until we
have a Comprehensive General Plan and Zoning to focus efforts on
community-driven needs. I am also, seriously questioning, studying and
challenging this particular proposed retail redevelopment, at this particular
waterfront location, from this particular kind of shopping mall developer, with
this particular company, under these proposed troubling economic terms, at this
particular time.