Fight Shapes Up for Hearing on Sylmar Project

Supporters hail it as the Warner Center of the northeast San Fernando Valley, and opponents decry it as a gross aberration to the Sylmar community plan.

The proposal to build a sprawling industrial and business center on a rural hillside in the northernmost corner of Sylmar has sparked widespread community controversy, pitting the developer and businessmen against several hundred residents at the edge of the area.

In the opening salvo of what is expected to be a long battle over the massive project, both friends and foes are gearing for the city’s first public hearing on the issue Wednesday. Both sides vow to fight for what they say is the best use for the 262 acres of scenic land.

Proposed more than a year ago, the project is called the Sunset Farms Business Park, named after a horse ranch that occupied the land almost half a century ago. Landowner and developer John Symonds says it will be a high-quality development of about 45 industrial and office buildings in a park-like setting.

Although Warner Center is much larger than the Sylmar development would be, Symonds nevertheless likens his plan to the prestigious West Valley business center in terms of its lush landscaping and quality design.

Largest Area Development

In all, Symonds is proposing to build nearly 2 million square feet of industrial space and 105,000 square feet of commercial buildings, including a 105-unit hotel. It would be the single largest business development in the northeast Valley.

And 34 single-family homes would be built as a buffer to existing homes nearby.

The $150-million to $200-million project would bring more than 3,000 jobs to the area, development plans promise. It would also generate more than 13,000 vehicle trips a day into and out of the area, according to reports submitted to the city.

But, before any building can begin, Symonds must be granted a general plan amendment and zone change on the site.

The hillside, which includes a small, private park, is designated for low-density, residential uses. If developed in accordance to the community plan, about 285 homes could be built on the land.

Symonds is seeking designations allowing limited industrial and commercial uses. He would then be able to build warehouses, distribution and light-manufacturing facilities, research and development offices, the hotel, a restaurant and small shops.

Wednesday’s public hearing at Sylmar High School is only the first step in the general plan amendment and zoning change process. After the 4 p.m. hearing, the city planning staff will make a recommendation to the Planning Commission.

The final decision rests with the City Council.

The entire process is expected to take more than a year.

Councilman Ernani Bernardi, who represents the area, has not taken a stand on the development. Bernardi, however, will be pivotal in the decision since the council traditionally defers to the district representative on local issues.

Bernardi, an aide said, is reserving comment until after the hearings.

Predicting Approval

Not surprisingly, Symonds is predicting that he will gain approval.

“I’m convinced that this project is going to be good for Sylmar, and I’m feeling positive about the hearing,” Symonds said. “There are some who are against it, but that’s the American way.”

The most outspoken opponents are the residents of the 140-home Saddle Ridge tract next to Symonds’ property and residents of the 600-trailer Oakridge Mobile Home Park, several blocks away.

They argue that the project will destroy the neighborhood’s rural flavor and bring traffic streaming through their quiet streets. Many of the Saddle Ridge homeowners said they purchased their $175,000-to-$200,000 homes in part because continued residential development was promised by the general plan.

Foes Circulating Flyers

Homeowners in neighboring Granada Hills also have voiced concern over increased traffic, especially along Balboa Boulevard, of the main streets leading into the project.

Some of the Sylmar residents have formed a coalition called SOS, for “Save Our Sylmar” and are circulating flyers reading: “Think of the traffic, the noise, the pollution, increased crime and decreased police and fire protection.” The flyers are being distributed to community groups and have been posted at grocery stores and other public spots.

Saddle Ridge resident Guy Hayashi said he moved to the development because it is “safe and quiet, and my kids can play out in the front yard. None of us want to live next door to industry.”

The homeowners, along with the Sylmar Civic Assn., said they will push for rejection of the zone change.

In place of the massive business development, leaders of the group said, they will campaign for single-family houses.

“I don’t think we should be dumping the community plan so a developer can make a buck,” said Dean Cohen, president of the Sylmar Civic Assn. Cohen’s daughter lives in the Saddle Ridge development.

Called Unsuitable for Homes

“The plan,” he added, “calls for low-density residential, and it should stay that way. . . . This project is a gross departure from it.”

Symonds contends that residential development is unsuitable for the land because it is a “virtual utility farm,” crisscrossed by power-line rights of way, high-pressure underground gas pipes and water tunnels.

“It would not be an attractive place to live,” he said.

The land’s proximity to the Golden State, Foothill and San Diego freeways makes it a prime location for business, he added.

Moreover, Symonds said, he has worked to address the concerns of homeowners opposed to the project.

After spending a year meeting with homeowner and civic groups who objected to the magnitude of an earlier version, he said, he scaled down the project. He eliminated heavy industrial manufacturing and a 120-space recreational vehicle park. And, after area horse owners complained that the development would disrupt their riding, he promised to build equestrian trails along the edge of the development.

In response to traffic fears, Symonds came up with a plan to ease congestion by adding signals along Balboa Boulevard and restricting truck traffic near residential streets.

Backed by Chamber

The Sylmar Chamber of Commerce has given a “100%, total endorsement” to the project, said chamber President Ed Cholakian.

“I’m tired of namby-pamby people who don’t know what progress is,” Cholakian said. “For the first time, Sylmar is going to get a first-class industrial development. Sylmar hasn’t been a rural country area for a long time and people have to come to the realization. This project is going to be the pride of the area. We deserve something as good as Warner Center.”

The Sylmar Women’s Club, representing 110 women, also has endorsed the project. Leaders of the group like the way the project looks, said Virginia Constantine, the club’s president.

“It’s hard to say which way this is going to go,” Cohen, of the Sylmar Civic Assn., said. “I have a feeling that we are fighting a locomotive here. But the people have won battles like this before.”