Corralitas Public Staircase: Native Morning Glories & Stalled Development

Photo: Diane Edwardson, May 23, 2015.  Native Morning Glories managed to survive the brush clearance and will bloom all summer long.  Maybe it's because nothing has happened on the construction site for the better part of the last 2 months.  (Click on photo to enlarge.)

Neighbors are hoping the half-framed retaining wall isn't turning into another chapter in the Legacy of Failed Development. 

2316 Silver Ridge Ave: Stalled Development Update, 6 Years Later

Photo: Diane Edwardson, October 8, 2011.  Neighbors on Lake View Ave are calling the single family home, "The Hotel."  (Click on photo to enlarge.)

More than 6 years in stop & start construction, a check of the Building & Safety website indicates this Spanish Revival Persian Palace meets Medieval Hollywood is still not complete. Although, it gets more amusing every day: gun turrets, mace, more wrought iron than any one has used since the Middle Ages, stained glass, anti-invasion spikes, guard zebra and a wrought iron dog run suspended off the side of the building made for chihuahua-sized dogs.  It even has nicely concealed trashcans - an added bonus.

The house may raise eyebrows, but at least it's not a big stucco box with an ugly rooftop.  

Corralitas Drive: Stalled Development Update, Corralitas Pits Of Doom

Photo: Diane Edwardson, October 10, 2011.  Since breaking ground in 2006, the Corralitas Pits of Doom are living up to their name.  (Click on photo to enlarge.)

More than five years in stop & start construction, 2463 & 2467 Corralitas Drive have given so much to the neighborhood: crime, illegal billboard, dumping, graffiti, unscreened utility hook-ups, collapsing public staircase, ugly rooftops and of course, the ever popular Pits of Doom.  The Pits of Doom were finally filled in October 2010.  On and off the market since early 2008, it's no wonder neighbors still call the two houses, the Corralitas Pits of Doom.

And speculators developers wonder why neighbors get so hostile when they swear they'll complete a project?

See also:

All the Corralitas Pits of Doom posts

The Legacy of Failed Development 

Ugly Rooftop Watch

Corralitas Pits Of Doom Update

Photo: Diane Edwardson, October 25, 2010. I don't think that little piece of plastic is going to hold back the dirt adjacent to the Corralitas Public Staircase. (Click on photo to enlarge.)

The Corralitas Pits of Doom were finally filled in last month. However, they failed to bridge the gap with anything more than a plastic tarp between the ancient brick retaining wall adjacent to the public staircase and the newly finished retaining wall for 2467 Corralitas Drive.

2562 Corralitas Drive: Stalled Development Update

Photo: Diane Edwardson, October 17, 2010. 2562 Corralitas Drive as seen from the Red Car Property. (Click on photo to enlarge.)

A developer broke ground for this house in February 2007. Neighbors on the narrowest part of Corralitas have endured years of stalled development. It may be closer to completion as they seem to be pouring concrete again Monday.

Photo: Diane Edwardson, October 17, 2010. When did this become acceptable plumbing on the side of a house? (Click on photo to enlarge.)

Developers wonder why neighborhood groups scrutinize plans for little things like rooftop equipment screening, trashcans and now, we have to review plumbing hookups?! Come on, developers and contractors: take some pride in workmanship!

Click here for all our 2562 Corralitas Drive posts.

2467 Corralitas Drive: It Will Always Be Known As The Corralitas Pits Of Doom*

Photo: Diane Edwardson, October 17, 2010. The Corralitas Pits of Doom were filled in last week. Lets hope they clean up the trash as quickly as they filled in the pits. (Click on photo to enlarge.)

* 5:45 PM, UPDATE: One of the original developers responsible for the Corralitas Pits of Doom, Albert Y.M. Huang, mayor of the City of San Gabriel, resigned as mayor. He was arrested for assault and purse snatching last Friday.

I met Huang on site and talked to him a number of times in 2006 when they broke ground on the Pits of Doom. My concern was the preservation of the Corralitas Public Staircase since it was already in bad shape before they broke ground.

At the time, unaware of my community leadership, Huang boasted of his connection to City Councilmember Eric Garcetti and that he planned to landscape the triangular portion of vacant lot below the Corralitas Public Staircase because it would enhance the value of 2463 & 2467 Corraltias Drive.

Unfinished homes, ugly rooftops, graffiti, illegal billboard and the Pits of Doom, thanks for improving our neighborhood.

See all our Corralitas Pits of Doom posts.

2316 Silver Ridge: Stalled Development Update

Photo: Diane Edwardson, October 10, 2010. Since construction began more than 5 years ago, some progress is better than none. (Click on photo to enlarge.)

See post: August 15, 2009

Stalled Development: Corralitas Pits of Doom

Photo: Diane Edwardson, March 22, 2010. The Corralitas Pits of Doom have seen no activity since early January 2010. (Click on photo to enlarge.)

Grading for construction of 2463 & 2467 Corralitas Drive began in August 2006. Three and a half years later, the chasm remains between the unfinished retaining wall and the Corralitas Public Staircase.

Click here for all Corralitas Pits of Doom posts.

Stalled Devlopment Week: 2316 Silver Ridge Ave., 4 Years Later...

Photo: Diane Edwardson, August 14, 2009. Neighbors of 2316 Silver Ridge at Lake View wondered if work would ever begin again after all signs of progress ceased about 2 years ago. Permits were obtained in May 2005 for this very difficult site to build. Work began shortly thereafter. Yesterday, a contractor stated, and confirmed by Building & Safety's website: a new owner has taken over the property as of July. (Click on photo to enlarge.)

Stalled Development Week: 2562 Corralitas

Photo: Diane Edwardson, July 30, 2009. Piles of trash at 2562 Corralitas Drive have been there since July 11, 2009. The site has not changed since these photos were taken two weeks ago. (click on photo to enlarge.)

Photo: Diane Edwardson, July 30, 2009. There's also a big pile of trash in the garage. So much for that Building & Safety rule about keeping trash in an enclosed container on construction sites. The fence isn't secure either. Neighbors report people rooting around the construction site on weekends, but no actual work seems to take place. (Click on photo to enlarge.)

Photo: Diane Edwardson, July 11, 2009. After a year of inactivity since the owner/developer died, neighbors were hopeful when the site was cleaned up in April; scaffolding went up in late June; a layer of stucco applied in early July. However, there has been no new activity on the site since July 11, 2009. (Click on photo to enlarge.)

Developers wonder why neighbors get hostile. They broke ground in February 2007.

10 AM Update: Neighbors report a worker on site who seems to be prepping the exterior for paint.

See all : 2562 Corralitas Drive posts.

Stalled Development Week: Adelbert Retaining Wall

Photos: Diane Edwardson. Above left: May 2005, record rainfall caused a landslide below 2596 Adelbert at the Red Car Property. Right: April 9, 2009 grading began for a retaining wall and support pilings to repair the slope. (Click on photos to enlarge.)

Photos: Diane Edwardson. Above left: April 10, 2009. Right: April 23, 2009, work progressed reasonably, contractor drilled holes for pilings; rebar forms are waiting to be placed. (Click on photos to enlarge.)

Photos: Diane Edwardson. Above left: April 24, 2009, concrete forms were being placed. Right: May 5, 2009, concrete pilings already poured and rebar was being placed for retaining wall. (Click on photos to enlarge.)

Photos: Diane Edwardson. Above left: May 9, 2009, work progressed on the retaining wall. Right: June 20, 2009, the wall appears complete. Yet it would be another month before they returned in July to complete the soil compaction. (Click on photos to enlarge.)

The lack of activity on the site in June and July attracted illegal dumping. Construction vehicles were left on site leaving neighbors to wonder when this work would be completed. The crane finally left this week, and some rubble appears to have moved. Perhaps this stalled construction site will soon be complete.

Stalled Development Week: Piles of Rubble Might Soon Leave Red Car Property

Photo: Diane Edwardson, August 11, 2009. For months, the rubble pile sat near the construction site of a retaining wall between the Red Car Property and 2596 Adelbert. This week, some of the rubble made it into the truck that hasn't moved in months. (Click on photo to enlarge.)

Photo: Diane Edwardson, July 30, 2009. A month since the last activity on the slope, the rubble just sat outside the empty truck. (Click on photo to enlarge.)

Photo: Diane Edwardson, August 6, 2009. Taking a cue from the neighbors who store their heavy vehicles on "Lot C," the contractor stored the crane here for the past month. The piles were here so long, people dumped more trash on the rubble pile. (Click on photo to enlarge.)

Photo: Diane Edwardson, July 11, 2009. The last time the crane seemed to be in use was a month ago. As of August 11, the crane was gone. (Click on photo to enlarge.)

"Crane" may not be the right term for the above piece of equipment. It seems to be a multi-use piece of hillside construction equipment with interchangeable heads for the extendable arm. If you know the appropriate term for this equipment, please email us: redcarproperty@gmail.com.

Tomorrow, we'll review construction of the retaining wall.

Stalled Development Week: 2463 & 2467 Corralitas Pits of Doom

Photo: Diane Edwardson, August 11, 2009. Corralitas Pits of Doom (a dozen 8 -12-foot deep holes) remain covered by plywood alone. (Click on photo to enlarge.)

Photos: Diane Edwardson. Above left: August 1, 2006. Right: March 12, 2008. Beginning in August 2006, after cutting into the hillside, they built houses, but not the required retaining wall adjacent to the public staircase. (Click on photos to enlarge.)

Photos: Diane Edwardson. Above left: October 3, 2008. Building & Safety cited unsafe conditions. Above right: July 30, 2009. Corralitas Pits of Doom remain covered with plywood and no fence around the site as required by B & S order to comply. (Click on photos to enlarge.)

Three years after breaking ground, 2463 & 2467 Corralitas Drive are still unfinished. The developer obtained a building permit for the retaining wall in January this year. There has been no significant activity on site for the past 16 months. Only after LAFD issued a Red Tag notice, they finally did the brush clearance this past weekend.

Photo: Diane Edwardson, January 18, 2008. Of course, this is the same developer who refused to paint out graffiti for months, instead of the 24 hours as required by the City. (Click on photo to enlarge.)

You may remember, the same developer also gave us Ugly Rooftops and an Illegal Billboard. Developers wonder why neighbors get hostile.

See all Pits of Doom posts.

Stalled Development Week: 2463 & 2467 Corralitas Drive

Photo: Diane Edwardson, August 10, 2009. This weekend, brush clearance finally happened at 2463 & 2467 Corralitas Drive. Yet they couldn't chop down the dead bamboo. (Click on photo to enlarge.)

Photo: Diane Edwardson, August 10, 2009. However, they seem to have used a leaf blower to thin out the bamboo, leaving a pile of it on the sidewalk across the street at Rosebud. (Click on photo to enlarge.)

Tomorrow, we'll catch up with the Corralitas Pits of Doom on the same construction site.

Menlo Property: The Pattern of Neglect

Photo: Maryann Kuk, April 25, 2000. Menlo Property on Riverside Drive adjacent to the River Glen Apartments: sidewalk closed for more than 12 years. (Click on photo to enlarge.)

The Menlo Property was the ultimate "broken window" in the Silver Lake Community for over decade. In 1991, Building & Safety and the LA Times reported conditions of the abandoned site as unsafe and unsecured; a half finished retaining wall looming over the sidewalk with steel rebar poking out of the hillside; eroding black plastic covering piles of earth. Building & Safety reports dated from 1996 to 2001, state conditions remained unchanged since 1990.

Sam Menlo purchased the property and the River Glen Apartments in 1992. He allowed the site to remain in it's abandoned and deteriorating condition for a decade.

The sidewalk was closed to the public in a half-assed manner (see above photo). Homeless took up residence behind the barricades. Dumping was routine. Graffiti vandals constantly tagged the concrete and plywood barriers as well as the degrading black plastic. Plastic freeway barricades became festering cesspools of mosquito larvae.
Photo: Maryann Kuk, April 25, 2000. Freeway-type barricades allowed to fill with rainwater and became mosquito breeding grounds. (Click on photo to enlarge.)

Silver Lake Residents' Association (SLRA) as well as residents of Waverly (directly above the property) held a meeting in September 1993 to review Menlo's development plans. They did not vary from the earlier proposed 900-foot long by 30-foot high retaining wall, topped with a 35-foot high stucco box of apartments.

Menlo ignored SLRA's and neighbors' pleas to at least clean up the site until he was ready to build. In 1996, Menlo submitted another soils report and nothing seems to have come of it. In 1998, Building & Safety's Grading Division notified Menlo that his grading permits had expired, issued an Order to Comply to restore the slope to its original condition.
Photo; Maryann Kuk, April 25, 2000. Homeless encampment using the steel rebar for support next to the giant retaining wall. (Click on photo to enlarge.)

The Building & Safety file reads like a broken record. Orders to Comply and deadlines set by Building & Safety were ignored by Menlo; letters from neighbors and SLRA asking Building & Safety and the City Attorney to take action. Menlo appealed Orders to Comply but then never followed up with new grading plans as required by Building & Safety.

After years of dedicated phone calls from SLRA boardmembers getting nowhere with Building & Safety, City Councilmember Jackie Goldberg asked the City Attorney to take action. One SLRA boardmember threw her hands up in disgust with the bureaucracy and walked away after logging 40 hours of phone calls to the powers-that-be on the Menlo Property.
Photo: Maryann Kuk, April 25, 2000. Plastic covered slopes were a magnet for graffiti vandals. (Click on photo to enlarge.)

After two more years of phone calls, meetings and hearings and the threat of criminal prosecution by the City Attorney, September 13, 2000, the Building & Safety Commission denied Menlo's last appeal "with prejudice," and ordered him to restore the slope. Judging by letters in the SLRA file, Menlo appears to have finally begun work on the slope restoration in 2001.

Tues April 7, 2009: Menlo's Representatives will present plans for 120 condo units on the Menlo Property to Silver Lake Neighborhood Council.

See also: Legacy of Failed Development.

Coming Tomorrow: "Menlo Property: Political No-Man's Land."

Neighbors Losing Patience With 2562 Corralitas Drive

Photo: Diane Edwardson, March 7, 2009. Unsecured fence and piles of trash at 2562 Corralitas Drive. (Click on photo to enlarge.)

Progress at 2562 Corralitas Drive has been painfully slow. Since November 2008, a few windows were installed. The trash is in piles at the front of the property and the fence is not secure. There is no phone number posted on the fence, to reach the owner or developer, as required by Building & Safety.

Construction began in February 2007. The owner died last summer and the DWP disconnected the power in August 2008. A new owner was supposed to continue the work. Neighbors are fed up with the slow pace.

Photo: Diane Edwardson, March 7, 2009. 2562 Corralitas seen from the Red Car Property. (Click on photo to enlarge.)

UPDATE 4-1-09: After Building & Safety contacted the owner two weeks ago, per CD13's request, they finally cleaned up the piles of trash on the site and secured the fence.

Update: Corralitas Pits of Doom

Photo: Diane Edwardson, February 23, 2009. Corralitas Pits of Doom.
(Click on photo to enlarge.)

Despite obtaining a permit to build a new retaining wall in January 2009, adjacent to the Corralitas Staircase, the developer of 2463-2467 Corralitas Drive has yet to even comply with the October 2008 order to fence off the dangerous slope or cover the eroding hillside.

A neighbor discovered the Pits of Doom on October 1, 2008, when he found his missing dog at the bottom of one of the dozen 6' to 8' deep holes covered only by a degraded blue tarp. While the developer complied immediately with Building & Safety's order to cover the death traps with something more substantial than a tarp, the developer failed to do anything else required.

Looking back at the December 17, 2008 photo, the hillside between the Pits of Doom and the public staircase continues eroding. Perhaps the City can get the developer to pay for the staircase repair if it finally collapses. Considering the lack of progress on these two homes (under construction since summer of 2006), that's not too likely.

Coming Soon: Collapsing Corralitas Staircase

Photo: Diane Edwardson, December 17, 2008. 2467 Corralitas Drive and the Corralitas Public Staircase. (Click on photo to enlarge.)

Neighbors are waiting to see how long the Corralitas Staircase will hold up since heavy rains are not being diverted from the Corralitas Pits of Doom.

You may remember, the Pits of Doom were revealed by a neighbor who discovered his missing dog at the bottom of one of the 8' deep pits adjacent to the Corralitas public staircase. (Luckily, his dog was OK.) A thin blue tarp was the only protection from the potential death traps. Apparently, a retaining wall and support columns were planned, but never completed.

City Council District 13 immediately alerted Building & Safety, who ordered the property owner to cover the pits appropriately. They did and now the slope is not protected against rain. If you enlarge the photo above, you can see where the slope is beginning to fail midway up the cut. The staircase has been shifting since the hillside was cut into for construction in 2006.

The same developer not only gave us Corralitas Pits of Doom, but also ugly rooftops and an illegal billboard. What a great neighbor.

UPDATE 12-24-08: Got the following email from CD13 today...

"Senior Inspector has assessed that the staircase has been failing for many years in a gradual process. There are patches that are also slowly failing. They feel the stairs will remain usable for many more years. However, the excavation for the retaining wall close by is lacking a required protection fence and LADBS is processing a correction notice for a fence and erosion control measures."

UPDATE 1-26-09: Got word from CD13, per the grading inspector, that the property owner obtained a permit to build a retaining wall at the Pits of Doom on January 20, 2009.

UPDATE 10-14-09: No action was ever taken by B&S and the Pits of Doom remain covered only by rotting plywood. Neighbors think the staircase shifted has shifted further in the past few months.

Previous Downturn Lasted a Long Time

Photo: Diane Edwardson, November 26, 2001. To neighbors' dismay, this house sat unfinished for several years on Lake View Ave. across from Rose Scharlin Co-op Preschool. Another inexperienced hillside developer started building the house before putting in the required retaining walls and running out of money. Photo shot from Corralitas Drive. (Click on photo to enlarge.)

Developers Wonder Why Neighbors Get Hostile

Photo: Diane Edwardson, November, 2008. The DWP disconnected the power for the unfinished home on Corralitas Drive in August, when all work stopped on the house. Construction started in February 2007. Photo shot from Riverside Terrace. (Click on photo to enlarge.)