Harbor Highlands San Pedro
The new development on North Gaffey has been named Harbor Highlands. It’s a development of 133 new homes on what was a tank farm.
Kinder Morgan owned the property as well as 2 other companies that stored chemicals there. They sold the property to JCC Homes who divided the property and got the city of Los Angeles to approve a small subdivision. Kinder Morgan was to clean the toxins from the property before the final transfer to JCC. From the Northwest Neighborhood Council notes about the project back in 2006:
- JCC Homes: They do not yet own the property and have not started construction. They will not assume ownership until there is a certification that the soil is clean. When JCC went before Planning Commission they anticipated that there would be two phases of construction because the front section of the property is more contaminated than the back. They did not anticipate the size of the contamination. They have asked the City to adjust the lot line so that they can complete the sale on the back half and start construction sooner. Money for the park is in a trust fund. The money gets paid in as each unit is sold.
- JCC Homes Motion: The following motion was brought forth from the Planning and Land Use Committee and passed unanimously by the Northwest San Pedro Neighborhood Council
Board: The Northwest San Pedro Neighborhood Council supports the lot line modification to Tentative Track #62465 as requested by JCC Homes and sees no need for a public hearing on said modification provided that the project density, parking, street layout, ingress and egress and other conditions of approval remain unchanged.
Kinder Morgan was ordered to clean up the property in 2008, details here.
AIS was contracted to provide environmental remediation construction services at the former Gaffey Street Terminal Tank Farm. Notes from AIS:
“This complex remediation project is located in an urban neighborhood surrounded by residential and commercial property. AIS excavated approximately 73,000 tons of petroleum contaminated soil, and several thousand tons of non-RCRA lead impacted soil. All of the soil was transported to and disposed of at a State of California approved disposal facilities. Approximately 50% of the soil was directly loaded into trucks due to exceptionally high VOC concentrations. The project also included demolition of abandoned underground steel pipes, catch basins, oil water separators, concrete lined pits, concrete footing and steel tank bottoms. Excavation included removal of impacted soil from over 500 linear ft of the property line along a major street and adjacent to a large commercial building. AIS used an innovative slide rail shoring system that eliminated vibration, minimized open excavations, increased safety and reduced risk due to deflection. After a thorough analysis of the onsite hydrogeologic setting, a focus dewatering plan has been implemented to not only accomplish excavation and backfill, but to minimize pulling in contaminated water from off-site and reduce the risk of settlement of saturated peat zones. Onsite activities included preparing and controlling manifests and weight tickets for soils transported offsite, daily tailgate safety meetings, continuous monitoring for VOC and dust levels (critical due to the proximity of nearby neighborhoods).”
A neighboring car repair business sued Kinder Morgan one of several companies in 2011 claiming the property was still filled with and leaching toxic chemicals.
Nearby in Carson, the Carousel tract is still waiting for Shell Oil to remediate the contamination there. A similar tank farm sat on that property for 40 years before it was developed into housing in the 60s. Toxic chemical remediation has come a long way since the 1960s however long term ramifications of any possible chemicals left behind can’t be studied until after the fact.
JCC Homes worked out a deal with then Councilwoman Janice Hahn to give $3400 per home sold to build Harbor Highlands Park as well as generating $1.5 Million in Quimby funds. The park has already been built.
JCC went as far as getting the final maps approved and then sold or partnered with Standard Pacific Homes who is building and selling the individual homes.
Harbor Highlands will contain 133 Single Family homes that are more like town homes. The development is gated, has a community pool and HOA fees that are just under $300 per month. Each home has a small concrete fenced yard.
Homes range from 1790SF to 1936SF and have both 3 and 4 bedrooms and list prices starting at $557,000 and going up over $600K. Actual sale prices have been in the low 500s.
Standard Pacific Homes is developing the site and has a sales office, but they are cooperating with Real Estate Brokers.
Building continues with sales.