Sterling Honea describes the vacant field next to his home in the Kentwood area of Westchester as an idyllic spot where joggers, dogs, children and wildlife find refuge from urban congestion.
Across the field is a spectacular view of West Los Angeles, Century City and Westwood.
"It's a beautiful area," said Honea, a 39-year-old attorney. But it's now a battleground between Howard Hughes Realty Inc., which owns the land and wants city approval to build homes there, and residents who would like to keep the open space or, failing that, force Hughes to reduce the number of planned homes by 40%.
The Hughes proposal would create 205 lots on 42 acres on two areas of the bluff. The terraced subdivisions would overlook Playa Vista, a proposed community of homes, apartments and offices extending to Marina del Rey. Summa Corp., the parent company of Howard Hughes Realty, is the developer of Playa Vista and of the Howard Hughes Center, a giant office-hotel complex being built nearby.
Life Style at Issue
All of the developments have been under attack from homeowners who say they want to preserve a small-town way of life in their part of Westchester.
"It seems to me that not every square inch of land that was owned by Howard Hughes needs to be developed," Honea said. "Can't they leave one little area for people who live there to walk around, enjoy the fresh air and watch the birds and gophers?"
Honea and dozens of other homeowners have written letters and signed petitions urging the Los Angeles Planning Department to reject the Hughes Realty housing proposal and preserve the land for recreation. If the development plan is approved, the homeowners have urged the department to reduce the number of houses.
The petitions and letters are in response to a draft environmental impact report that was prepared for Hughes Realty by Planning Consultants Research of Santa Monica and is being circulated by the city Planning Department. The department is accepting comments from the public on the report until Monday as part of the process leading to approval of a final environmental impact report.
Walter Hoffman, president of Kentwood Home Guardians, an organization that represents 3,200 Westchester homeowners, said he sees "very little" chance of stopping the project since it conforms with zoning requirements.
Residents have different opinions on the project, he said. Some want to stop any development, while others would accept single-family homes if the density is low enough.
Hoffman said there is "plenty of room for 100 or so houses," but not 205.
Stephanie Miller, vice president of Howard Hughes Realty, said other residents do not regard the vacant land as a pleasant patch of open space but as an "eyesore," and would welcome high-quality housing to upgrade property values.
Hoffman said many of the homes in the neighborhood were built in the 1950s and are valued at $200,000 and higher, but he has heard that many of the new homes would sell for much more.
However, Miller said no builder has been selected and she has no idea what the selling prices would be. Hughes Realty does not intend to build the homes itself but plans to sell the land to a builder, she said.
Miller said residents have fought growth with the claim that the area is job-rich but housing-poor. Now comes a proposal to ease the housing shortage with single-family homes, she said, and it is also attacked.
South of Runway
The bluff on which the homes would be built lies south of the Hughes airport runway and west of Sepulveda Boulevard. One subdivision of 120 lots would occupy 25 acres north of Kentwood Avenue and Riggs Place. The other subdivision, separated from the first by a ravine, a school and existing houses, would contain 85 lots on 17 acres north of Denrock Avenue at Dunbarton Avenue.
The property north of Denrock Avenue contains a well-worn circular path. Honea, whose home abuts the property, has requested that Councilwoman Pat Russell ask the city attorney whether Hughes Realty has, in effect, given the land for public use by failing to bar the public from it.
Honea cited a 1970 state Supreme Court case that held that a Santa Cruz property owner's failure to halt public use over a five-year period had given the public the right of continued access.
The field north of Denrock is posted with "No Trespassing" signs and fenced with cables and a gate that blocks vehicles but not pedestrians. As many as 50 people a day walk on the property and the public has been using it for 30 years or more, Honea said.
"It is reasonably clear that when Howard Hughes bought this land he never intended for it to become a part of the Westchester housing subdivision, but rather to be a buffer area of open space," Honea said.
But Miller said Hughes Realty has tried to keep the public off its land for years. In addition to installing signs and fences, she said, the company has employed a security patrol.