Development OpportunitiesThe WIP chould be in an optimal position to market to a mix of users and industries, benefiting from the strength of the Los Angeles Industrial Complex and the booming international trade industry. The tendency for new development involving significant investment and employment generation capacity to geographically skip over the WIP in favor of other areas is primarily related to a lack of existing development opportunities and real or perceived impediments to the development process. Although new development within the WIP faces a number of impediments as described in the Development Constraints portion of this report, it also offers key opportunities to businesses looking to locate in the area. Shortage of Viable InventoryIn the short-term, industrial users will be attracted to those master planned industrial parks that do exist and have capacity, such as Dominguez Technology Center and Carson Town Center. Once the availability of these parks is diminished, new location and expansion opportunities will seek locations outside of the South Bay and Los Angeles County, unless other opportunities can be created. As indicated previously, the Inland Empire will be a desirable location for larger, less employment-intensive companies that are not port-dependent. Quality Anchor TenantsOne critical source of ongoing real estate demand in the WIP will be the existing tenants. The WIP's roster of anchor tenants includes a number of family-owned firms that are loyal to the area and its labor force. These firms meet the CRA's assessed value and employment criteria. It is very important that the CRA do everything in its power to cultivate these companies and encourage their expansion on-site. Proximity to the Ports of Los Angeles and Long BeachThe lack of functional, master-planned inventory has resulted in strong competition between manufacturing and logistics firms for available space that is proximate to the Ports. No other industrial park located outside of Port-owned land offers the proximity to Port operations that can be found at the Wilmington Industrial Park. The volume of containerized cargo moving through these Ports doubled from less than 4 million containers in 1990 to just over 7 million containers by the year 2000. This volume is expected to triple to more than 24 million containers per year by 2020. As Port traffic has increased, so have the number and size of many port-related businesses located on Port properties and in a number of South Bay communities. In San Pedro, the Bridge to Breakwaters planning area currently contains a mix of commercial, recreational, and industrial Port uses. The industrial Port uses include warehousing, break bulk cargo handling, refrigerated agricultural products, chemical (liquid bulk) products, marine fueling facilities, fishing vessel berthing and fish processing, ship repair, and tug and harbor pilot facilities. Generally, these Port uses will not be compatible with the commercial, recreational and cultural uses that are envisioned for the Bridge to Breakwaters area. A number of the uses can be incorporated into and will enhance the waterfront experience (e.g. the marine fueling facilities, tugboat mooring areas, Harbor Pilot Station, and the San Pedro Fisherman's Slip). However, the cargo handling operations, and the truck and rail activity associated with them, generate environmental, security, and safety impacts that will require relocation of incompatible facilities to more appropriate locations. The businesses to be relocated will need facilities that meet or upgrade their current physical, operational, infrastructure, and access requirements. Those that do not require direct wharf berth access may be potential relocation candidates for the WIP. Some of these include Crescent Warehouse, California Fish and Game, SSA Refrigerated Fruit, Arco Battery, West Marine, and Marine Hardware. Additionally, the Port is exploring possible development of the Banning's Landing area. Uses that may be incompatible with the future development, and thus may require relocation, include; California Glass Bending, College of Oceaneering, Pacific Unicom Corporation, H & H Industries, Global Intermodal Systems, Advanced Cargo Services, Berge's Sales & Service, DeMaria Electric Motor Services, Distribution & Auto Service, GCB Corporation, Dockside Machine & Ship Repair, and Wilmington Iron Works. Strong Local Labor ForceThe Wilmington labor force has been described as hard-working and reliable, and has been cited as a primary reason for the initial location, expansion, or continued presence of existing tenants in the area. Many employees walk to work from their nearby Wilmington homes. Other businesses that rely either on the Wilmington labor force in particular, or a labor force with similar characteristics, may be good candidates for location at the WIP. Growth of the local labor force requires the provision of a broad spectrum of housing types, including housing that is affordable to unskilled and semi-skilled labor. Because many employees live near and walk to the WIP, close-in housing development should be pursued by the CRA to the extent possible--an excellent use of the housing set aside portion of the tax increment generated by new industrial development in the WIP. Land Use OrganizationThe intent of the WIP Economic Adjustment Strategy is to create a viable, dynamic light industrial and manufacturing employment district that serves the employment needs of Wilmington. By identifying allowable uses, organizing the location of potential use types, and characterizing the minimum physical improvement standards, the development strategy for the WIP is intended to be both practical and achievable, while at the same time creating an employment district that the entire community can be proud of. Moving from its current blighted, underutilized state to a vibrant light industrial park will require flexibility within a comprehensive development framework. The specifics of this framework are described in the sections below. The development strategy for the approximately 100 remaining developable acres at the WIP is as follows:
Development Opportunity Focus AreasThe WIP site is bisected by Eubank Avenue and E Street. These major circulation routes create four distinct, yet inter-related Opportunity Focus Areas. These areas have been designated at the Northwest Opportunity Focus Area, the Southwest Opportunity Focus Area, the Eastern Opportunity Focus Area, and the Eubank Avenue/E Street Infill Focus Area (Central Core). The Opportunity Focus Areas are flexible and must respond to market conditions. However, each of the areas has distinct attributes and issues that work to define potential overall development characteristics. Northwest Opportunity Focus Area The general boundaries of this development opportunity area are identified in the Development Opportunity Sub Area Map (Figure 10). From an environmental and ownership standpoint, this area represents the most feasible near-term development opportunity in the WIP with several large, vacant parcels under single ownership. Two proposed strategies are under consideration for development of this area. The first is to assemble 25-35 acres under a master developer and develop an industrial manufacturing/assembly complex with buildings ranging in size from 17,000 square feet on one-acre parcels to 120,000 square foot buildings with divisible floor plates on seven-acre parcels. The second strategy is to consolidate smaller block related parcels of 3.5-7 acres, much like the Watson Land Company holding, under a number of developers, to create a cohesive industrial area using enforceable development standards. Issues affecting the Northwest Opportunity Focus Area are: Land Assembly Within the Northwest Opportunity Focus Area there is a mixture of larger scale land holdings such as those of the Watson Land Company at Blocks 11 and 14, and Harbor Express at Block 32, and numerous small lots particularly on Blocks 10, 15, and 31. Existing Uses Uses associated with the area are for the most part truck repair, truck parking, transloading and auto salvage. The exceptions to this are the PMA training facility at Blocks 11 and 14, and two significant private developments on Blocks 12 and 13. Both San Pedro Sign Company (12) and California Cotton Fumigation (13) are desirable business for the area, however, the PMA training facility, while not visually offensive, is a marginal use for the site and offers no real job opportunities for local residents. Circulation Under the proposed circulation diagram, the area will be bisected by two primary industrial roads in Quay Avenue and G Street. In addition, E Street defines the southern edge of the area. Several streets are identified for vacation both as a means of supporting the land assembly strategy for the area, and consolidating and directing the industrial traffic flow. Together, these streets provide direct, efficient access to Alameda Street and Harry Bridges Boulevard, and direct industrial traffic away from Anaheim Street. Environmental Issues Based on the preliminary visual analysis, the Northwest Opportunity Focus Area has the potential for widespread soil toxicity. Available maps indicate there are no active oil wells in the area, but there are several capped wells and some injection wells. Infrastructure The area is served by adequate water lines, sanitary sewer, storm sewer, and power. Geotechnical Based on preliminary investigation, two of the blocks in this opportunity area are inside the potential liquefaction zone. The remainder of the area appears to have adequate soil conditions with fill depth ranging from 0-15 feet. Southwest Opportunity Focus Area With a significant number of liquefaction, environmental, relocation, oil well and ownership issues, consolidation of significant parcels for multi-block development will be a long-term, costly process. This area will be better served with incremental development as parcels can be assembled around existing anchor tenants and desirable non-anchor manufacturing businesses. The question of what to do with the relocated auto salvage yards may be answered by creating a demonstration site of consolidated, environmentally appropriate auto salvage and repair facilities preferably off-site. Measures such as strictly enforced development standards and maintenance requirements and visual screening would be positive steps in transforming the character of these traditionally unwelcome uses. The opportunity to relocate desirable businesses to this area from other areas to facilitate land assembly also exists. Issues affecting the Southwest Opportunity Focus Area are: Land Assembly Within the Southwest Opportunity Focus Area there is only one land holding of 3 acres on Block 47, however, there are several between one and two acres. In addition, many of the landowners in the area have multiple parcels under their control. With three CRA-assisted developments scattered on three individual blocks and the relocation of State Fish onto Block 52, there are few opportunities to assemble large land holdings. Existing Uses Uses associated with the area are for the most part truck parking, transloading, auto salvage, and several small industrial uses. The exceptions to this are the three CRA-assisted developments, Agnifili, L.A. Diesel, and Larquier, and the privately developed State Fish facility. Circulation Under the proposed circulation diagram, the area will be bisected by the primary industrial road, Quay Avenue, and also served by secondary internal roads at C and D Streets, and portions of Lakme Avenue and Lecouvreur Avenue. Harry Bridges Boulevard defines the southern edge of the area. Environmental Issues Based on the preliminary visual analysis, the Southwest Opportunity Focus Area has the potential for widespread soil toxicity. Available maps indicate there are numerous abandoned oil wells in the area. Infrastructure The area is generally served well by adequate water lines, sanitary sewer, storm sewer, and power for the most part; however, the portion of the area west of Lakme Avenue will not support high water demand uses. Geotechnical Based on preliminary investigation, all of the blocks in this opportunity area are within the potential liquefaction zone, as well as over deep fills greater than 15 feet. Eastern Opportunity Focus Area This area is comprised primarily of small lots that are utilized for a variety of small manufacturing, storage, vehicle repair and salvage uses. There is a private landowner currently attempting to assemble multiple parcels, and there are a number of small desirable manufacturing businesses. The combination of numerous storage yards, salvage yards, and truck parking/repair uses, will require a long-term, costly process to consolidate significant parcels. However, long-term development opportunities exist in this area to assemble two or three 3.5-7 acre projects with clusters of light industrial manufacturing/assembly facilities ranging in size from 30,000 to 100,000 square feet. Issues affecting the Eastern Opportunity Focus Area are: Land Assembly Within the Eastern Opportunity Focus Area there are two large land holdings and one that is currently being assembled. Bragg Company/Summit holds Block 19. Union Ice, with the assistance of the CRA owns approximately one half of Blocks 26 and 27. A private developer is currently attempting to assemble Blocks 22, 23, and 24. In addition, two smaller CRA-assisted developments, Paragon and Advanced Finishes, own portions of Blocks 21 and 4 respectively. There appears to be opportunities to assemble one or two seven-acre development sites, supported by infill development in the surrounding parcels. Existing Uses Uses associated with the area are for the most part truck parking, truck repair, auto salvage, and a couple of small residential sites. The exceptions to this are the two CRA- assisted developments, Paragon, and Advanced Finishes, and the several private developments including Union Ice, Bragg Company/Summit, American Soccer, Stone Depot, Seacliff Seafoods, and South Bay Heating and Air Conditioning. Circulation Under the proposed circulation diagram, the area will be served on its north and south sides by the primary industrial roads, G Street and E Street, and also served by secondary internal roads at Sanford Avenue and Flint Avenue. Alameda Street defines the southeastern edge of the area. Rail access is available to the area along the Alameda Corridor. Environmental Issues Based on the preliminary visual analysis, the Eastern Opportunity Focus Area has the potential for widespread soil toxicity. There are several active oil wells, injection wells, and numerous abandoned oil wells in the area. In addition, the fresh water barrier and associated injection wells are located along the north side of E Street east of McFarland Avenue. Infrastructure The area is served by adequate water lines, sanitary sewer, storm sewer, and power for the most part, however, parcels facing G Street between Sanford Avenue and Watson Avenue will have to contend with a substandard 6. water line in G Street. Geotechnical Based on preliminary investigation, none of the blocks in this opportunity area are within the liquefaction zone; However, many blocks are located over deep fill greater than 15 feet. Central Core Opportunity Focus Area As the majority of anchor tenant and proposed anchor tenant development is located along Eubank Avenue and E Street, the few significant development opportunities that existing within the area will be instrumental in shaping the character of the WIP along these primary streets. There are both larger consolidated land holdings within the area, and small residential scale holdings that will need to be consolidated for industrial scale development. There are opportunities within the area to incorporate public open spaces with local serving retail and public transit nodes in support of the anticipated employment density. Issues affecting the Central Focus Area are: Land Assembly Within the Central Core Focus Area there are numerous land holdings of 3 acres or more, many of which are developed as anchor tenants. Juanita's Foods, American Soccer, Metropolitan Stevedore, Komax, Potential Industries, and Wilmington Truck Stop as well as several other industrial business developments define a pattern of development that corresponds to the goals of the CRA and the community. The remaining development potential within the area has both the potential for three or four projects in the 3-5 acre range on Blocks 18 and 28, 34 and 35, Block 19, and along Eubank Avenue on Blocks 38, 45, 54 and 53. Additionally, there is the opportunity for smaller infill projects on Blocks 33 and 37. Existing Uses As described above, a number of the uses in the area are anchor tenants. Other uses include small industrial facilities, auto and container storage, salvage yards, vacant land. Many of the uses, such as Juanita's Foods, American Soccer, AT&T Broadband, Komax, Cooper & Brain, TCF, Metropolitan Stevedore, and Acme Development are CRA assisted projects. Several others, including Potential Industries and the Wilmington truck stop are private developments. Circulation Under the proposed circulation diagram, the area will be bisected by Eubank Avenue and E Street. Both of these primary circulation corridors have recently been upgraded through the efforts of the CRA, however, the landscaped rights-of-way have been allowed to deteriorate as a result of inadequate irrigation and maintenance. Other primary streets that intersect and serve the area are Quay Avenue and G Street. Secondary access is available on D Street. Alameda Street defines the southeastern edge of the area and rail access is available to the area along the Alameda Corridor. Environmental Issues Based on the preliminary visual analysis, the Central Core Opportunity Focus Area has the potential for widespread soil toxicity. There are several active oil wells, injection wells, and numerous abandoned oil wells in the area. In addition, the fresh water barrier and associated injection wells are located within the blocks south of E Street and surrounding Block 28. Infrastructure The area is generally served well by adequate water lines, sanitary sewer, storm sewer, and power. Geotechnical Based on preliminary investigation, Blocks 34 and 35, as well as portions of Blocks 36, 37, 38, 45, 54 and 53 fall within the potential liquefaction zone. Fill depths in the area range from zero at the intersection of Eubank Avenue and Anaheim Street to greater than 15 feet in the southeastern portion of the Central Core Opportunity Focus Area. Source: Wilmington Industrial Park Economic Adjustment Strategy, Final Report, February 12, 2003, pgs. 58-66, Prepared by Economic & Planning Systems |
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