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City Planning Commission backs 1 San Pedro plan to replace Rancho San Pedro with 1,553 homes
Summary
The City Planning Commission voted unanimously to recommend approval of the 1 San Pedro specific plan to redevelop Rancho San Pedro into a mixed-income community of up to 1,553 units, 130,000 sq ft of commercial space and 5.3 acres of public open space. Public testimony supported jobs and apprenticeships while staff explained HUD Section 3 rules limit mandatory local-hire requirements.
The City Planning Commission voted to approve staff's recommendations to recommend that the mayor and City Council approve the 1 San Pedro specific plan, a phased redevelopment of the Rancho San Pedro public housing site that will replace 478 existing restricted affordable units and allow up to 1,553 housing units, 130,000 square feet of commercial space and 5.3 acres of publicly accessible open space.
Planning staff presented the plan as a "significant public benefit," outlining required entitlements including general plan amendments, a vesting zone and height district change, a code amendment to add the OSP zone, adoption of a specific plan, and a CPIO amendment. Moore Song, planning staff with LA City Planning, told the commission that the specific plan is written in the city's new, form-based code format and recommends the commission forward the requested approvals to the mayor and City Council.
The applicant, represented by Alexa Washburn of National Community Renaissance ("National Core"), framed the proposal as a long-term, phased redevelopment of a 20-acre site intended to produce a mixed-income neighborhood with robust open space, retail and workforce pathways. "This will include a mix of largely affordable but also some market rate rental and home ownership opportunities," Washburn said, and the team emphasized ongoing community engagement and workforce training that has prepared 53 residents for construction jobs to date.
Public testimony largely supported the project but emphasized labor standards and local hiring. Ray Lawson of the Western States Carpenters urged the commission to require prevailing wages, health care and apprenticeships, saying, "Labor standards are prevailing wage, which means a livable wage to be able to live in the South Bay, be able to pay for gas, the cost of living increases and so forth." Several speakers, including a council office representative, urged local-hire agreements and a project labor agreement; Pamela Thornton, planning director for Councilmember Tim McOsker, said the council office supports affordable housing, local hire and the project's public-space and economic-development goals.
City planning staff and the applicant explained how federal HUD rules affect local hiring: the project is subject to HUD Section 3 requirements and a federal rule that, for this federally assisted site, limits the city's ability to impose local-hire mandates tied to Measure JJJ. Song told the commission that because of federal HUD requirements "there actually is a specific federal requirement that preempts" local-hire contracts associated with Measure JJJ, but he emphasized that "that does not preclude the applicant from negotiating their own, private development agreements with any union organizations." Margaret White of Power to Workers summarized the HUD Section 3 final rule changes: "25% of all work hours will be worked by section 3 residents," with 5% of hours by targeted Section 3 workers who live within one mile of the project site.
The commission discussed the team composition, funding approach and timeline; the applicant said the development team (National Core, Century Housing and the Richmond Group) will pursue a mix of federal, state and local funding, project-based vouchers and HACLA gap financing. The specific plan divides the site into three buildout phases with phase caps (phase 1: up to 375 units and 32,000 sq ft commercial; phase 2: up to 600 units and 55,000 sq ft; phase 3: up to 578 units and 43,000 sq ft) and anticipates a 14-to-20-year full buildout.
Commissioner Mac moved to approve staff's recommended actions; Commissioner Zamora seconded. Commission Clerk Cecilia Lamas called the roll and Commissioners Mac, Zamora, Cho, Vice President Newhouse and Commission President Lachey voted "yes." The chair announced that "the motion carries" and closed the item; the commission will forward its recommendation to the mayor and City Council for final action.
Next steps: the commission's action forwards the specific plan, associated amendments and the environmental review to the mayor and City Council for their consideration.
