Porter Ranch Development Plan Revived

Idled for six years by the recession and a sluggish real estate market, plans for the massive Porter Ranch residential and commercial development are being revived--as is the criticism that plagued it for years.

The development on the mountain slopes in the northwest San Fernando Valley will include nearly 3,400 homes and apartments, plus stores and restaurants, making it one of the largest developments in Los Angeles’ history.

The project received final city approval in 1990 after years of contentious debate that spilled over into an election that nearly cost Councilman Hal Bernson his seat. But the project has remained dormant due to economic conditions.

On Wednesday, the developer unveiled plans to begin construction of the project’s first phase, a 660,000-square-foot retail center north of the Ronald Reagan Freeway near Winnetka Avenue.

But even before the plan was presented at its first city hearing, neighbors and members of a citizens panel that reviewed the original project blasted the plan, saying it violates several of the original agreements reached between neighbors and developers.

Residents of the area argued that under the plan the retail center would not be the “upscale” complex that was promised but instead would be a “discount shopping center” with “big box” stores such as Wal-Mart and Home Depot--a charge developers reject.

They also objected to a request by the developers to eliminate two additional traffic lanes on Winnetka Avenue that were required under the original plan.

The developer acknowledged that the original plans have been revised but argued that the retail center would be reduced from more than 2 million square feet to 660,000 square feet on 67 acres.

“This specific plan is based on different economic times,” said Richard Mahan, a spokesman for the Porter Ranch Development Co. But he added, “We are not going to build a low-quality town center in the middle of this community.”

While Mahan said the revised plans would allow discount retail stores, he said no leases have been signed. He added that the developer has met with many upscale businesses for the center, such as Barnes & Noble bookstores and Starbucks coffee.

Because the first phase will be smaller and generate less traffic, Mahan said the developer is also asking the city to eliminate some of the obligations to make traffic improvements around the project.

Mahan and the Porter Ranch Development Co. made their pitch Wednesday for the new plans before a hearing examiner and an advisory panel of city staff members who will make a recommendation next month to the city Planning Commission.

After the Planning Commission considers the plan Jan. 23, the City Council is expected to make a final decision in February or March.

The new plans revive a project that sparked years of debate in the real estate boom years of the late 1980s.

The Porter Ranch development, a planned community of 1,300 acres at the base of the Santa Susana Mountains, is planned for construction in several phases over the next 20 years.

In total, the project is planned to include 2,195 single-family homes and 1,200 multifamily units. Under the original plans, it also would have included about 6 million square feet of commercial development.

So far, the developer has built a fire station on the project site and has added street improvements and an equestrian crossing signal on nearby streets. But none of the 3,395 homes have been built.

Construction of the first phase is expected to begin within 18 months.

But the reduction of the first commercial phase indicates that the developer may reduce the overall size of the project’s commercial element.

Because of the smaller commercial center, the developer argued that the city should ease the requirements for traffic improvements.

But the reductions have not appeased some neighbors who say the developer should not be allowed to make piecemeal changes to plans that were approved after thousands of hours of review and public hearings.

“If the specific plan and development agreements are to be changed, then the process should begin again,” said Walter Prince, a longtime critic of the project and head of the planning committee for PRIDE, a West Valley homeowners group.

“‘There should be community input, there should be community hearings, and whatever the developer plans for the entire regional center should be planned at one time.”

Eleven members of the 15-member citizens review panel that supported the original development plan in 1990 submitted a letter to planning officials, protesting the revisions.

“It’s not even close to what was promised,” said Ray Mulokas, an architect and former panel member. Mulokas echoed the sentiments of other committee members who said they endorsed the project based on specific plans and promises that are now being changed.

He and Prince said they worry the revisions may pave way for other major changes on the entire project.

(BEGIN TEXT OF INFOBOX / INFOGRAPHIC)

Porter Ranch At a Glance

The Porter Ranch development was approved by the Los Angeles City Council on July 10, 1990. A quick look at the project:

Cost: $2 billion (1990 estimate).

Size: 1,300 acres.

Housing: 3,395 residences, including 2,195 single-family homes.

Population: Estimated up to 11,000 people.