School District Ladera Site Concept

By Martha Andreani

Our schools face a financial crisis. To obtain capital for investment income, the District considers selling property, such as the Begg pool area, the unused Ladera site south of Sand Dune Park, and the NW corner of Peck and MB Blvd. Whether to sell remains an issue strictly between the school board and the public. If the board does decide to sell, the city becomes involved by virtue of its zoning authority. In that case, Andreani favors a low-density residential area for Ladera.

Rotary City Council Candidate Forum, February 14, 2005

MBRA Televised Forum, Adelphia Ch 8, February 17, 2005

League of Women Voters, Mira Costa HS, February 22, 2005

The school district considers selling one or more properties, such as the Begg Pool site at the end of Peck Ave, the vacant land at the former Ladera School, between Sand Dune Park and Grandview School, or the corner of Peck Ave with Manhattan Beach Ave. Developing the Peck-MB Blvd corner will destroy the MB Botanical Garden, as well as taking a huge bite out of what essentially is Polliwog Park, which the school district owns.

The decision to sell remains an issue strictly between the Board of Education and the public. The city must stay out of the debate. Once the decision made, however, then the city becomes involved, because it has sole authority over land use and zoning. All school district properties have zoning for semi-public use (PS) and must be rezoned for any other use.

If the school board does decide to sell some property, then among the options discussed, Martha Andreani proposes a low-density plan for the Ladera site, versus a high-density 43-home tract proposed by the District's financial advisor. This paper describes Andreani's Ladera plan.

Almost completely unused for twenty years, the Ladera site is a multi-acre parcel bordering Grandview School, just south of Sand Dune Park in the northwest part of the city. Grandview fifth graders use a few classrooms. Ladera has a low-level of uses, such as private after-school programs and temporary fifth-grade classes. The underutilization of the Ladera site does not warrant maintenance costs, nor leaving acres of school board property lay idle, not usable by anyone.

In the candidate forums, Martha Andreani has consistently maintained that the council and school board must analyze options for the Ladera School site in order to provide financial support to the school system. Some candidates insist the area be kept as open space, either by the city buying the property, using fee and tax inceases for fiancancing, or the school district maintaining the status quo. Neither approach has credibility. These candidates do not acknowledge that the city lacks funds to purchase the property, or that the school board cannot afford to maintain a huge tract that contributes little to education.

At a July 2004 meeting, the school board reviewed a concept presented by their financial advisor that estimated the property could accommodate 43 residential lots and 42 parking spaces, presumably for school use. The Ladera site forms an isolated corner next to Sand Dune Park. A forty-plus subdivision and an off-street parking lot poses an unacceptable traffic impact on the neighborhood.

At the American Martyrs forum February 10, some candidates stated that the school board has sole authority over Ladera and that the city should not get involved. Selling the site is a school board decision, but the city does have zoning authority over the semi-public parcel. As councilmember, Andreani will work with school board to formulate the best solution for the community.

She envisions a development similar to Poet's Corner in Manhattan Beach along Ronda Drive, with estate-sized lots, huge yards and big side-yard setbacks, mandated under the city zoning authority. Some people will pay millions for a secluded over half-acre estate in Manhattan Beach next to the park and backed by the sand dune. This development of perhaps eight to ten unique homes on approximately 30,000 SF lots will not create a traffic problem. A special overlay district relative to R-1 zoning standards, with a reduced floor area ratio (FAR) and large setbacks, particularly side-yards, will preserve the open perspective.

This enclave of residential properties with areas ten times the standard beach lot constitutes a one-time opportunity unlikely ever to occur again in Manhattan Beach and will attract strong demand. Marketing these huge lots individually in a bidding process could provide the school board with the maximum return.

Here is a measure of value for estate-sized lots. A February 17 advertisement in the Beach Reporter offers for $7,500,000 a new 7500 SF home, on a half-acre, 24,399 SF lot. For high-end construction costs at $500 per square foot, the developer values the land at $3,750,000. Apparently, this lot has no amenities such as views or seclusion, in contrast to Ladera's secluded corner bordering park land. Ladera's exclusive ten estate lots with 30,000 SF at $4 million each would bring $40,000,000. This project would not have all the real estate overhead costs and complications of selling and developing a forty-plus unit tract, not at all distinguishable from any other homes in Manhattan Beach.

By state law, the school district cannot use this capital for day-to-day operations, but must maintain it for investment. The district can, however, use income from the investment for teacher salaries, books and other supplies.

As an enhancement to the open space perspective, the heavily wooded area with its steps and pathways between Sand Dune Park and Ladera School would remain in the current semi-wild state, transferred to the city, if now belonging to the school district.

As noted at the July board meeting, an option exists for retaining five existing Ladera School classrooms that could meet American Disability Act (ADA) standards. In addition to funds received from sale of the estate lots, the school will also benefit from reduced maintenance costs by demolishing other existing buildings.

Andreani's concept maintains the perspective of open space with a low-density development of eight to ten estate-sized homes having little traffic impact. It provides a big financial return to the school district, both from sale of the estate lots and elimination of maintenance. The residential enclave with its unique custom-designed homes increases the city tax base. Her approach of the city council working with the school district to properly rezone the site to preserve its open-space prospect with this concept constitutes a win-win situation.

Andreani's concept for Ladera embodies her philosophy of maintaining the City's quality of life and low-profile small-town ambiance, while providing balanced support for the needs of the community, especially school kids.