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Legado and City of Redondo Beach Settlement Agreement

Here it is folks, the settlement agreement!! Looks like Legado will break off the Hotel and sell it, separate from the property.

To outline:

  1.  Legado will reduce traffic from the project to “less than significant”.
  2.  Commercial sq feet will be brought down to 21,539. This is a reduction of 2,261 sq ft.
  3. Legado will not tear out the center median trees on PCH.
  4. Hotel renovation designs are to be brought to the City Planning Department for approval, and go through the regular approval process, albeit expedited.
  5. Hotel plans are not tied to any time frame other than being into the City in order to get a “Certificate of Occupancy” for the apartments and commercial space.
  6. Mixed-use/apartments will not get a Certificate of Occupancy until the City has plans.
  7. The Hotel will be broken off as a separate parcel from the rest of the property.
  8. The new plan will go directly to the City Council for review and approval, with a certain time frame.

The entire settlement agreement is here.

Legado will create a project that creates minimal traffic, break off the Hotel and probably sell it.

City of Redondo Beach Rebuttal/demur against the Legado Lawsuit

These are the official documents that the City of Redondo Beach filed to throw out the Legado Lawsuit. Great legal work, proving that what we asked for was legally correct!

You can fight City Hall, and WIN!

The City of Redondo Beach’s response: Pay us our Legal fees!!!

The City of Redondo Beach’s Response/Demur to the Lawsuit 9-16-16

Redondo Beach: Throw this lawsuit out! dismiss with prejudice!

legado redondo v. city of rb complaint. This is the actual Legado Lawsuit

Here are the main points:

  1. If Legado wants 180 units, apply for it. They applied for 146, got 115.
  2. The only application Legado was asking to hear was the 146 or 149 unit project, NOT the 180 unit.
  3. Legado is, of course, free to refile an application with the City for the 180-unit project
    and demand a final decision on that project at a noticed public hearing.
  4. The 146 ad 149 unit project did not include “Affordable housing” (STR said that all along!)
  5. The City was allowing full development of the property, Legado was only developing 3/4 of it!
  6. City Council is required to listen to the people! Amazing!

CITY’S MPA IN SUPPORT OF DEMURRER TO PETITION AND COMPLAINT
CASE NO. BS 164373
TABLE OF CONTENTS
Page
INTRODUCTION ………………………………………………………………………………………………………….. 1
ALLEGATIONS OF THE PETITION ……………………………………………………………………………… 1
STANDARD OF REVIEW ……………………………………………………………………………………………… 3
ARGUMENT …………………………………………………………………………………………………………………. 3
I. The Demurrer to Legado’s First Claim for Relief Should Be Sustained Because the
180-Unit Project Was Not Pending Before the City Council. ……………………………………… 3
II. The Demurrer to Legado’s Second Claim for Relief Should Be Sustained Because
The Housing Accountability Act Does Not Apply to Legado’s Project. ………………………. 7
III. The Demurrer to Legado’s Third Claim for Relief Should Be Sustained Because
Mandamus is Not Necessary to Provide the Relief Legado Seeks in its Prayer. ……………. 8
IV. The Demurrer to Legado’s Fourth Claim for Relief Should Be Sustained. …………………… 8
A. Legado’s Takings Claim Based on the City’s “Denial” of the 180-Unit
Project Is Unripe. ………………………………………………………………………………………… 9
B. The Resolution Did Not Effect a Taking. …………………………………………………….. 10
1. The Economic Impact Factor Fails to Support a Takings Claim. …………… 12
2. The Reasonable Investment-Backed Expectations Factor Further
Undercuts Legado’s Takings Argument. ……………………………………………. 12
3. The Character of the Governmental Action Fails to Support a
Taking. …………………………………………………………………………………………… 13
C. The City’s Responsiveness to the Views of the Public Regarding Legado’s
Project Does Not State a Takings Claim. ……………………………………………………… 13
D. Rational Basis and Proportionality Are Not Valid Takings Tests. …………………… 14
V. Legado’s Fifth and Seventh Claims for Relief for Declaratory and Injunctive
Relief Fail to State Causes of Action. ……………………………………………………………………. 14
VI. Legado’s Sixth Claim for Relief for a Writ of Mandate Commanding the City to
Approve the 180-Unit Project Is Unripe. ……………………………………………………………….. 15
CONCLUSION ……………………………………………………………………………………………………………. 15

Legado Lawsuit

The BOOT is back!

Here is the Legado Lawsuit!  Legado Redondo LLC v. City of Redondo Beach complaint. 24 pages of a one sided story, that ends with a cry baby “I want everything, including the cookie jar that my hand was caught in”.  Legado Redondo LLC sues the City of Redondo for over absurd allegations of NIMBYism.

Looking into the absurd Lawsuit, even Legado copies from the broken Redondo General plan. They talk about how this site would not “create[ing]undue impacts.” That’s how bad our General plan is: almost triple the development, and state “no impact”. As if we have no traffic on PCH, as if we have no parking problems on PCH.

 

PRESS ALERT Save The Riviera

Save The Riviera redondo beach riviera

Save The Riviera Redondo Beach Riviera

 

‐‐‐ Press Release ‐‐‐

June 15, 2016

Since Fall of 2014, Redondo Beach residents have been fighting against the over-development of the
Hollywood Riviera area. Save the Riviera, a grassroots community network, was formed in the fall of 2014 and
has worked to educate and mobilize the community on reasonable and sustainable development of the area.
Thanks to another huge turnout by residents at the City Council hearing, Wednesday morning (6/15/16), at
1:40am, after 7 ½ hours of public hearings with more than 150 people in attendance and almost 60 speaking out
opposed to the project, the City Council issued a resolution sustaining in part an appeal and approving
construction of a much-reduced apartment and commercial mixed-use development. This property, located at
1700 S. Pacific Coast Highway (the site of the former Bristol Farms and Palos Verdes Inn), if agreed by the
developer, would consist of 115 apartments (down from 146) and 23,800 square feet of commercial (the same
as requested by the developer), and a renovated Palos Verdes Inn.
The developer, Legado Companies, LLC of Beverly Hills, CA has owned this property since 2006 and has not
maintained it, allowing it to fall into disrepair. A fire at the Palos Verdes Inn one year ago resulted in Legado
shuttering the hotel.
Legado had originally proposed building 180 apartments with over 37,000 square feet of commercial
development but residents protested the massiveness of the structures. Redondo’s Planning Commission asked
that Legado come back with a more reasonable proposal that would be in keeping with the character of the
community. Legado then proposed 149 apartments with the same amount of commercial square footage. Due to
the out-of-character- for-the-community design, traffic, and safety impacts, the Planning Commission again sent
Legado back to the drawing board. The Planning Commission eventually voted to deny the project.
Tuesday evening, Legado’s proposal for just 3 fewer apartments (146) and less commercial square footage was
heard but not accepted by the City Council which, after hours of listening to residents and Legado owner, Ed
Czuker and his attorneys, issued its own resolution for a project that addresses residents’ main concerns while
meeting city zoning and general plan requirements.
Save the Riviera hopes that the developer will agree to this plan. Although our hoped-for outcome would have
been for an even smaller development, this is a compromise. We believe it is a reasonable solution for the City,
the residents, and the developer. Regardless, this is a Win-Win-Win.
Save the Riviera thanks you for being a partner in working to retain the character and charm of the Hollywood
Riviera while encouraging reasonable and sustainable revitalization and development. Please make sure to
thank Councilmembers Bill Brand, Christian Horvath, and Stephen Sammarco for their votes against the 146-
apartment proposal and for their creativity and quick work in coming up with this new 115-apartment proposal.
Save the Riviera, a grassroots citizens’ organization dedicated to preserving the unique character of the
Hollywood Riviera and its environs through sustainable development and revitalization, has been at the
forefront of mobilizing resident involvement.
CONTACT: Nils Nehrenheim – Nils.Nehrenheim@gmail.com (310) 344‐1678
Website: www.saveriviera.org

DENY DENY DENY!

Why the Redondo Beach City Council should DENY the Legado Project

 

Currently, Legado Companies has proposed a project that is 146 apartments, 23,800 sq ft of commercial, plus an existing non-conforming building that’s being used as a Hotel. All this, on a Jewel of a corner in South Redondo – which has some of the worst traffic problems around.

Our 15 failing points as to why you should Endorse Save The Riviera’s stance against this project:

1. Takes existing Green open space (lawns/trees) and replace entirely with concrete Open space.

2. Cut down large mature tress to make way for more asphalt, to better flow vehicle “traffic”.

3. Take out Center Median’s, which provide pedestrian refugees, buffer vehicles and opposing traffic from each other.

4. Residential density that is out of Character of the Community, more dense than Measure B.

5. Destroys a Hotel’s charm, to ensure a 0-star Hotel from what was a great Hotel built in 1960.

6. No Plans for the Hotel, a working jewel that has been tarnished by this land-owner and will not commit to plans for an upgraded 4-Star Hotel

7. Bulldoze existing historical structures, replace with a 3-story underground parking garage and 3-story buildings.

8. Traffic mitigation plans that promote vehicle traffic, which make pedestrian traffic and bike traffic unsafe.

9. Traffic mitigation doesn’t correctly analyze impact on surrounding intersections and larger community.

10. Current intersections need remediation NOW, before any development happen.

11. Current City Infrastructure can not handle increased load of: Traffic and Density.

12. Very little community benefit: Developer takes away huge profits from our community

13. Developer hasn’t worked enough with the community and will not provide enough funding for impact on School, Parks and City Services.

14. Virtually No local Business organizations support this Project or this Developer.

15. Virtually No community support

Please Endorse Save The Riviera with a statement that includes some of the points above.

Thank You!

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Save The Riviera

El Retiro Community Event!

FUNdraiser

Come to our FUNdraiser event this Saturday, June 11 from 5pm to 7pm at the El Retiro Park Community Room next to the Library.

Join your neighbors to get more information about the Legado Redondo project, the status of the PV Inn and enter our raffle or participate in a trivia game to win a prize.

If you are available to volunteer to help, please let us know. If you have a raffle prize you would like to donate to the cause, that would be awesome!

Legado Redondo Beach El retiro Park

Legado Redondo Beach El retiro Park

Donation and SUPPORT needed!!

HELP STOP Legado Redondo!

We need your financial support in stopping Legado Redondo development bulldozing our Community Character and turning us into the West-side. You can HELP by clicking the button below!

We need you to support us with financial donations! We have partnered with “Building a Better Redondo” (BBR) to help clear checks and get money to pay for the lawn signs, letters from lawyers and a traffic analysis. Were estimating the following costs:

  • Letter from lawyers
  • Traffic analysis from a professional firm/consultant
  • Lawn Signs
  • Flyers and outreach

The above items all cost money, we need your help. Please send us a donation, any check amount is greatly appreciated!

We are NO longer taking donations. THANKS for your support!!!
Make a notation on the bottom “Save the Riviera”
Please note: donations are -NOT- tax deductible. We will keep a full accounting and let everyone know how the monies are spent.
WE can not THANK YOU Enough!
WE also accept PAYPAL Donations, link here:


This Donation will go help fund lawyers to review our case, write letters of support, fund outreach (lawn signs/banners) and get professionals to support our cause.  The executive leaders at Save The Riviera have spent tens of thousands of hours and thousands of dollars to get this far, now we need your support.  Help Save The Rivera!

THANK YOU!!!

Legado Project in Redondo Beach

What is Legado?

Legado is a company proposing a 146 apartment unit project, with 23,800 sq ft of commercial, in addition to a Hotel that currently sits on the site. Essentially, they want to almost TRIPLE the amount of development that currently sits on the land. The site is on the corner of Pacific Coast Highway and Palos Verdes Blvd.  This is the old “Bristol Farms” location, and the current “PV Hotel”.legado-satellitelegado-map

Formerly, this site was an nightclub (Club Capri, among one…), Chez Melange ( a fantastic restaurant that has since moved away) and the old Plush Horse Inn. Many memories were made on this property, all except the Hotel will be bulldozed and replaced. The commercial aspect of the property will be torn down and replaced with multiple 3-story buildings that will compose of studio style, one and two bedrooms apartments.

Legado bought the property in 2006, since then Bristol Farms has left (2010), Chez Melange left, multiple small business have left and the Hotel itself has suffered a debilitating fire which has closed the Hotel since mid-June 2015. The property is in complete dis-repair and is needs work, needs a total refurbishment.  No upgrades have been done on the property since 2006, when the owner bought the property.

There are many things that this developer wants to do, to “mitigate” the affects of this massive development.  The developer wants to takes out the center median on PCH, and subsequently the trees on the center median. Legado also wants to take out the center medians on PV Blvd, for access to their project. This is all to accommodate the massive amount of traffic that this project will produce.

Part of their land will be give up to accommodate for a new right hand-turn lane on PCH. PCH will become a six-lane highway, dedicated to flowing as many cars as possible through this intersection.  This intersection is already rated a “D” by the traffic standards from Redondo Beach. They expect to raise the amount-of cars by 10%, but expect to have a better intersection

Legado wants to build 146 apartments units on the western portion of this property (not the Hotel area, which they plan on keeping). The math works out to be 46 apartments per acre, but City Zoning only allows 35 apartments per acre. The claim is that this is in keeping with the apartment unit on Avenue G, which were built to higher density levels. On Avenue G, parking is a mess, with required parking permits for the residents.

Residents are outraged and concerned.  Support Save the Riviera, to keep this project to the maximum sustainable development size.