Issuu

SPRING 2015

NELLES:

Alfred Eichler watercolor of the Nelles gymnasium, slated for demolition without citizen intervention.

A LANDMARK AT RISK

The City of Whittier will soon be making some important decisions about the future of the Nelles property. Canadian-based Brookfield Residential, the self-proclaimed fifth largest land developer and home builder in North America, has plans to buy the property from the State of California, although it cannot close escrow without entitlements that can only be granted by the City of Whittier. This developer sees Nelles as an opportunity to do what they do everywhere else — which is to build the most profitable, largely off-the-shelf mix of homes, condos, apartments (and, in this case, some standard cookie-cutter commercial) that geography, circumstances and the community will allow. Their plans include demolishing a majority of the historic resources on the official state historic landmark site, and turning a campus with an extraordinary 125-year history into an ordinary subdivision that could be found anywhere in America. Although Brookfield knew they were purchasing a historic site, they did not hire an expert in the adaptive reuse of historic structures for commercial or residential purposes and make them part of the team. Nor did the city hire one, despite the fact that such an expert could have shown them how historic structures would add value to the project, not by setting them aside to gather admiration and dust, but by adapting and reusing them as vital, purposeful, integrated elements in a one-ofa-kind development with a strong sense of place. We were not content to see this opportunity squandered. And so, where the developer and the city have so far failed to identify feasible alternatives that better respect the city’s heritage and meet its future needs, we sought to play a constructive role and offer three of our own proposals. A Better Way

These proposals are the result of months of discussions with many stakeholders, including the state, the prospective developer, city officials, interested citizens, and organizations throughout Whittier. They were developed in consultation with an expert in

retail architectural design and with others who understand land use and planning. A great deal of care and thought went into their creation. Our proposals call for changes that will help the project better serve the community’s economic, social, recreational and cultural needs. An exhibit of these proposals is shown on pages 4 and 5. Modified Commercial Concept

The Whittier Conservancy believes that the redevelopment of the Nelles property presents an opportunity to create a unique dining, entertainment and special event destination unlike anything in Whittier or the surrounding region. Further, we believe this can best be accomplished by retaining and adaptively reusing some of the remarkable historic structures that are already there. The market analysis in the city’s Draft Environmental Impact Report (DEIR) for the project states: “Local brokers report that Whittier is saturated with neighborhood-serving retail, while a significant number of mall and lifestyle center environments a short drive from Whittier absorb demand for destination retail. Consequently, in order that new retail supply not cannibalize existing retailers, it must be differentiated from local competition and unique enough to draw out-of-town visitors.” Our project alternative is designed to meet this requirement through a modest modification of the commercial portion of the developer’s so-called “Lincoln Specific Plan,” away from “neighborhood-serving retail” and more toward destination dining and entertainment, featuring the unique, (Landmark, continued on page 2) INSIDE: Check out our alternative Nelles concept, pgs 4 & 5 Look what we’ve been doing! pg 6 Ten Myths about the proposed development at Nelles, pg. 3 1

Workshops / slated for demolition

Gymnasium / slated for demolition

(Landmark, continued from page 2) walkable, historic environment that Whittier is already known for. Our commercial concept has all of the features contained in the developer’s plan, including comparable square footage, but is designed to be more engaging and economically productive. Features include a vibrant dining and entertainment plaza and amphitheater, an exclusive special event court, handy junior box stores, shops on the boulevard, attractive transportation frontage, and a distinctive corner at Whittier Blvd. and Sorenson. DINING AND ENTERTAINMENT PLAZA: The dining and entertainment plaza features an outdoor amphitheater for live music and other performances and for screening major sporting events. The shaded plaza includes a water feature and children’s activity area. The former Gymnasium, Auditorium and Maintenance Garage border the plaza, along with two new structures that would complement the architectural features of the historic buildings. Potential uses include a sports bar and restaurant, brewery and beer garden, specialty food hall similar to the Packing House in Anaheim, supper club, dance/karaoke club, and a multi-theatre movie complex (think Whittier Village Cinemas West, offering more screens and movie choices for Whittier residents). Outdoor dining, beer and wine gardens extend into the plaza from the adjacent buildings, illuminated at night by strings of lights. The plaza could also feature boutique kiosks or carts and a grassy open area for picnicking or children’s play. Ambient music would add to the lively atmosphere. SPECIAL EVENT COURT: The special event court utilizes the former Administration Building, Superintendent’s Residence, Assistant Superintendent’s Residence (moved from its current location) and possible complementary infill. It would serve as a comprehensive event facility for weddings, quinceaneras, retirement parties, and other celebrations. As a comprehensive one-stop event location, the court would feature planning services, caterer, bridal gown & tux shop, decorator, day spa/hair salon, florist, jeweler, and similar service businesses. Customers could chose among a variety of event locations, including outdoor garden sites among the historic buildings, two chapels (one large and one intimate) at the nearby historic Chapels building, or the lovely reception room in the Administration Building. When not in use for weddings and receptions, the Chapels building would be managed by a consortium of Whittier Arts organizations for live music performances and arts education. Our Modified Commercial Concept is far more consistent with 2

Auditorium / slated for demolition

the specifications of the Whittier Boulevard Specific Plan and with the goals of the Lincoln Specific Plan. It creates two vibrant commercial areas that will serve as gathering places for people throughout Whittier and the region, in the process generating more economic activity than the proposed, more conventional commercial configuration. 2. Continuum of Care Project Alternative

A senior continuum of care facility would offer independent living and active adult residences that are integrated with Assisted Living and Skilled Nursing services for seniors. There is currently no facility in Whittier fitting that description, and long-time residents are leaving town to find one. Development of the Nelles property offers an opportunity to take advantage of a booming market driven by aging Boomers and their even more vintage parents. The inclusion of such a facility would better meet plan objectives and also substantially mitigate several of the impacts identified in the DEIR, since residents of such facilities have fewer cars, or have stopped driving altogether, resulting in reduced traffic and lower greenhouse gas emissions. In such a context, the historic Infirmary could be adapted to function successfully as a skilled nursing component. 3. Increased Density and Open Space Project Alternative

The Whittier Conservancy believes that a project alternative featuring more open space and play areas should be considered. Minimum open space requirements for a project this size is 7.3 acres. However, current plans provide no public open space and only 4.6 acres of private open space. This is unfair to potential residents of the new neighborhood and harmful to the larger community. Retaining more open space also offers the opportunity to preserve more of the current landscape features, including some of the 500 valuable mature trees on the property. In addition, the pedestrian trail, as currently configured, is little more than an enhanced sidewalk, entering the property in two places, tracking two internal streets and ending at a locked gate adjacent to the PIH property. We contend that a trail worthy of the designation should be a landscaped path that winds its way throughout the property, forming a loose loop that connects the various internal neighborhoods and commercial components. The Whittier Conservancy urges you to join us in advocating for these alternatives to the proposed project, and to look for even more ways this project could become the unique and lasting community asset it should be. 

SPRING SPRING2014 2015

NELLES

MYTHBUSTERS Who ya gonna call?

The mega-corporation that plans to purchase and develop the historic Nelles site, along with their local surrogates, has been making some wild and unsupported claims around town. The Whittier Conservancy urges you to be cautious about believing everything you hear from them, specifically the following:

Myth 6: THE POTENTIAL DEVELOPER CAN’T AFFORD TO DO

Myth 1: THE STATE WILL TURN NELLES INTO A PRISON IF WHITTIER

DOES NOT APPROVE THE PROPOSED DEVELOPMENT. The developer and

their supporters have claimed that this is the state’s intent but have offered no evidence. If the state had any such desire, it would have turned down the two-year extension of the purchase agreement that the developer recently requested and received after failing to meet their escrow deadline. Whittier killed a previous attempt to return the site to prison uses, and since then the Department of Corrections has expressed no interest in retaining it.

Myth 2: THE PROPOSED DEVELOPMENT BENEFITS THE COMMUNITY. The Draft Environmental Impact Report (DEIR) for the developer’s plan indicates that the project will have significant adverse impacts to traffic, air quality, greenhouse gas emissions, and cultural resources. Promised fiscal benefits are uncertain and commercial projections are questionable, if not illusory, since the neighborhood-serving retail proposed would be inserted into what the DEIR describes as an “over-saturated market.” Meanwhile, the proposed project provides no public open space, no affordable housing, no playing fields for youth, no continuum of care facility for seniors, no venue for the living arts, no unique destination commercial component, in short, nothing that this community really needs. It makes Whittier bigger, but not better.

Myth 3: THE PROJECT WILL BRING TAX DOLLARS TO WHITTIER.

So will any mixed-use project. There is nothing unique to Brookfield’s plan that offers an unusual windfall for Whittier. Their projected $1.5 million in annual revenue to the city is speculative at best and pie-in-the-sky at worst, based on a myriad of often unrealistic, best-case-scenario assumptions. And once the costs for city services are deducted, the promised riches dwindle to around four-tenths of one percent of Whittier’s total annual budget.

Myth 4: THE DEVELOPER SHOULD BE ABLE TO DO WHAT THEY WANT WITH THEIR PROPERTY. It’s not their property. Nelles was built by the public and has served the public interest for over a century. It belongs to the public today. The issue here are the conditions under which our property is turned over to a private entity. We have the right to demand that it meet our needs, not simply be used to fill corporate coffers.

Myth 5: THE POTENTIAL DEVELOPER’S PLANS TO PRESERVE FOUR HISTORIC RESOURCES ARE ADEQUATE. No preservation organization

has made such a determination. To the contrary, the State Office of Historic Preservation, the California Preservation Foundation, the L.A. Conservancy and the Whittier Conservancy have all formally stated that current plans are categorically inadequate because they demolish a majority of the designated historic resources on this official state historic landmark.

BETTER WHEN IT COMES TO HISTORIC PRESERVATION, OPEN SPACE OR SENIOR FACILITIES. Consultants hired by the developer have dramatically

understated their projected profits and artificially inflated potential losses to make the case that modifications cannot be made to their plan. However, the developer’s own pro-forma, provided as part of the purchase and sale agreement with the state, projects profits of $46.6 million, which is at least $26 million more than claims made by their consultant surrogates.

Myth 7: THE PROPOSED DEVELOPMENT WILL BRING 1,600

JOBS TO WHITTIER. This figure includes approximately 1,000 temporary construction jobs which will go predominantly to the developer’s pre-existing crews. The Draft EIR projects either 491 or 622 permanent jobs, most of them low-paying retail and food-service positions with no benefits.

Myth 8: THE POTENTIAL DEVELOPER HAS TRIED

TO COMPROMISE WITH PRESERVATIONISTS. After early talks with the Whittier and L.A. Conservancies, the developer unilaterally withdrew from negotiations. The only preservation they have proposed is what was specifically mandated as a condition of sale, or required by the city as mitigation in the EIR process.

Myth 9: PROJECTED NEW HOMES WILL REVITALIZE THE NEIGHBORHOOD. The impact on the neighborhood is likely to be

minimal because the development is to be completely cut off from surrounding homes. Further, the immediately adjacent residences are all single family and primarily owner-occupied while almost 40% of the proposed residential portion of the development is high density rental apartments with less than 1 1/2 parking spaces per bedroom. Another 35% is medium to mediumhigh density townhomes or condos. Given the relatively high densities and lack of open space in the projected development (less than the city’s minimum requirements), it is doubtful that the rosy projections for home values will be realized.

Myth 10: THE WHITTIER CONSERVANCY IS ONLY INTERESTED IN

SAVING ALL THE OLD BUILDINGS. While it’s true the Conservancy believes that more of the historic resources can be adaptively re-used in creative ways that would enhance any development, it is not our sole focus by any means. We see Nelles as a once-in-a-lifetime opportunity for 74 acres of urban infill that embraces the 21st century vision of a sustainable, pedestrian-friendly, inter-generational, transit-oriented community with a strong sense of place, where residents can work, shop and play where they live. Instead, Brookfield is serving up a standard car-centric dense suburban sprawl-with-a-mall project straight out of the 1980s, safe and profitable for them, but meeting none of our city’s needs for open space, affordable housing, senior facilities or high-quality destination retail. We don’t have to settle for ordinary.

THE PRESERVATIONIST

NOTE: The topographical information shown on this exhibit was provided by Hunsaker & Associatiates on 1/3/2005, revised on 1/7/2005, (added fringe areas)

2 4

SPRING 2015

WHITTIER CONSERVANCY ALTERNATIVE CONCEPT FOR NELLES KEY # NO. HISTORIC BUILDING

WHITTIER BLVD.

DEVELOPER HAS SLATED FOR DEMO

225.6

2 221.20

217.60

SENIOR CONTINUUM OF CARE FACILITY

DEVELOPER HAS SLATED FOR DEMO

2 3

Maintenance Garage Gymnasium

Auditorium

Administration Building

Superintendent’s Residence

Assistant Superintendent’s Residence (Relocated) Infirmary

Chapels

C9 6

ALTERNATIVE COMMERCIAL CONCEPT FOR NELLES

Dining and Entertainment Plaza Special Event Court Junior Boxes Boulevard Shops Transportation Frontage Distinctive Corner Features

8 SE OF NIOR CA CO RE N FA TIN CI UU LI TY M

PARK

206.10

PROPOSED COMMERCIAL BUILDING

TYPICAL CALLOUT

206.20

THE WHITTIER CONSERVANCY 5 THE NELLES PROPERTY CONCEPT A- SITE PLAN 11-14-14

6 5

THE PRESERVATIONIST

Look what we’ve been doing! DOROTHEA BOYD/ HADLEY MEDIANS

A generous grant from Southern California Edison (SCE) has helped make a long-time Conservancy goal a reality. Edison’s local public affairs manager Eddie Marquez and Conservancy grant-writer Maria Claver worked together to secure funding for our fabulous beautification project on Hadley St., east of Painter. The once-widened “runway” that became a giant “road to nowhere” is now enhanced by three medians that break up the expanse and add a defining feature to Eddie Marquez and Maria Claver the neighborhood. Conservancy members Shauna Bryan and Tom Bihr designed the landscaping in honor of past Conservancy president and community icon, Dorothea Boyd, using plants and trees that reflect her native Australian heritage. We know the project will transform the little historic part of Whittier that she called home. The neighbors we’ve heard from are delighted! 

TOP ROW:

EARLHAM HALL RESTORATION

Cynthia Baeder, Ben Baeder, Connie Miller, Gary Koetter, Deirdre Murdy, Paula Herrera, Isabella Murdy, Tommy Spencer, Barney Verdugo BOTTOM ROW: Bobby Baeder, Eddie Baeder, Ollie (dog)

After years of advocacy on behalf of longneglected Earlham Hall, we helped facilitate the transfer of the local landmark from Whittier College to local contractors Barney Verdugo and Tommy Spencer. Built in 1903 and Home to Whittier College’s first president, Charles Tebbets, Earlham has been vacant and left in disrepair since the 1987 earthquake. Now, Whittier High School graduate Verdugo says he’s looking forward to restoring the stately old manse to its former glory, but with all the modern amenities inside that buyers are looking for. “It’s a lot of work,” he observed, “but it’s a labor of love. I grew up with an appreciation for the older homes in Whittier, so it’s more than just an investment to us. It’s a way to enhance the community.” Residents of the Earlham Historic District, pictured here with Verdugo and Spencer, are thrilled that the 1903 home will finally become the neighborhood centerpiece it always should have been. 

SPRING 2015

Mission Statement

The Whittier Conservancy is committed to the preservation and enhancement of Whittier’s unique character and quality of life. The Conservancy promotes awareness and appreciation of Whittier’s historic, aesthetic, and natural resources. The Conservancy works for the preservation and sensitive use of Whittier’s significant residential structures, landmark commercial buildings, and notable landscapes, including its valuable cultivated trees, public parks, and the natural beauty of the Whittier Hills.

The Whittier Conservancy Membership Application Please consider making a tax deductible contribution. To become a member or renew your membership, kindly complete and send this form with your tax-deductible donation to:

$25.00 Student

The Whittier Conservancy, P.O. Box 9114, Whittier, CA 90608-9114

$50.00 Friend

Yes, I want to support our cultural heritage!

$100.00

Patron

$250.00

Preservationist

Heritage Circle

$500.00

$1000.00

Environmental Steward

_________

Other

New Member

Renewal Member

Contact me

Name Address Phone Email

* If you would like to consider making a Planned Giving donation to the Whittier Conservancy as part of your estate planning, please contact us to schedule a meeting with your financial advisors.

WHITTIEr CONSERVANCY BOARD OF DIRECTORS

2015

PRESIDENT

TED SNYDER VICE-PRESIDENT

DEIRDRE MURDY TREASURER

MEL STURR SECRETARY

GWEN WOIRHAYE TANIA CRUSE MARY GORMAN-SULLENS FRED KERZ THERESA McMILLAN EXECUTIVE DIRECTOR

HELEN RAHDER P. O. Box 9114 Whittier, CA 90608

www.whittierconservancy.org info@whittierconservancy.org

Help Us Keep Whittier Special

If there’s one thing I’ve learned in my first year as President of the Conservancy, it’s how much energy, time and money every accomplishment takes. In our work to preserve Whittier’s quality of life, whether it’s struggling to stop the demolition of a State Historic Landmark, or simply saving a single tree, nothing — absolutely nothing — comes easy. The forces of change are constantly grinding away, sometimes usefully, sometimes indiscriminately. Standing for a better way — when it’s called for — is not a passive activity. It requires relentless attention, fierce commitment, tireless creativity and yes, cold hard cash. Later this year you’ll see a perfect example of our work when beautiful, historic Guilford Hall is moved from the Whittier College campus to Penn and Comstock as part of an outstanding housing project. That took seven years of public advocacy and behind-the-scenes collaboration. Some of our goals do take years to be realized, and occasionally even longer to be recognized. But recognized we are. Our small, determined band of advocates has been honored twice by the State Office of Historic Preservation as one of the leading preservation organizations in California. So, if you value our community’s natural and historic heritage, if your vision of the future includes important parts of our past and present, then we are on duty for you, always vigilant, always fearless, and usually too busy to spend time raising funds. That’s even more true today as we face our most formidable project to date; working to preserve the historic resources at Nelles and ensure that the landmark site serves our community’s future. The fact is: we need your support more than ever!

THE PRESERVATIONIST The Whittier Conservancy P.O. Box 9114 Whittier, CA 90608-9114

NONPROFIT ORG. U.S. POSTAGE PAID WHITTIER, CA PERMIT NO. 177

Return Service Requested

Whittier Conservancy Membership Application inside! Support Whittier’s unique history and quality of life!

A BRIGHT FUTURE FOR GUILFORD HALL & ANGELICA KLEIN!

Meet Angelica Klein, a senior at Whittier College majoring in Environmental Science. Thanks to a collaboration between the Whittier Conservancy and Whittier College, Angelica spent two months as an intern for Heritage Housing Partners (HHP) of Pasadena, a non-profit devoted to historic preservation and the production of in-fill affordable housing. She is standing in front of Guilford Hall, the centerpiece of a project the Conservancy

has been working on since saving Guilford from the wrecking ball seven years ago. That project will move the home, built in 1903, from the Whittier College campus to the corner of Comstock and Penn, where it will form the cornerstone of a beautiful eleven-unit courtyard housing project (shown above). Helen Rahder, Executive Director of the Conservancy, Dr. Joyce Kaufmann, Director of Whittier College’s Center for Engagement with Communities, and Dr. Cheryl Swift, the James Irvine Professor of Biological Sciences, worked together on a grant that fully funded the internship and created a career-oriented opportunity for Angelica. At HHP, Angelica learned first-hand about sustainable building practices, adaptive re-use construction, city code compliance, administrative restrictions, funding strategies, infrastructure requirements, landscaping

alternatives, neighborhood compatibility, and the many practical compromises required in real-world civic planning. She also worked on creating a native plant garden for the Comstock and Penn project, as well as researching potential historic rehabilitation opportunities in the area. “Each day I learned something new that applies to sustainability and civic planning,” Angelica noted. Mrs. Rahder commented on how the internship and the upcoming Penn/Comstock project perfectly express the mission of the Conservancy. “These collaborations with Whittier College, HHP and the city of Whittier remind us that preservation goes hand in hand with community-building. After years of effort, Guilford Hall will be returned to its original use while simultaneously eliminating blight and providing needed quality housing to an under-served area of Uptown.”