Topanga Messenger

VOL.24 NO. 7
April 6 - 19, 2000

Steel Rises at Pine Tree Circle

Text and photos by Tony Morris

Construction activity at the site of Topanga's largest remaining commercial site has increased dramatically with the erection of structural steel at the Pine Tree Circle.

Originally known as the "Barn Project" when first introduced to the community by Steve and Leslie Carlson in 1993, the two-story project with 28 units is expected to be completed in July.

Situated in the heart of Topanga, Pine Tree Circle is named after the former site of American Legion Post 579's Honor Roll to the men and women who served in World War II. With a total of 19,000 square feet, the project's commercial enterprises will include a sandwich/coffee shop, bakery, the Canyon Gallery, another fine arts gallery, a real estate office, a children's toy and bookstore, hair salon, interior decorating shop and the new Topanga Homegrown. The Topanga Historical Society will have an office, and discussions are currently underway to provide ATM services. Approximately 70% of the available units have been leased with one to five-year lease options.

As one of the last remaining commercial sites to be developed in Topanga, Pine Tree Circle's construction signals a new phase in the community's development. When the project was first presented by the Carlsons, a vocal minority sought to oppose the development and preserve the site. Concerns were voiced about the possibility that a Native American burial ground would be destroyed. Archeologists studied the site and found this was not the case. Opponents of the project called for the Carlsons to offer the property for sale, but no credible offers were received.

With over 100 parking spaces, Pine Tree Center will provide more than the required number of spaces for the project's professional offices and retail stores. What concerns community residents is the ongoing problem of traffic and congestion along Topanga Canyon Boulevard. Traffic on the Boulevard continues to increase as rush hour commuters seek alternate routes from the Valley to the Westside. Daily vehicular totals have been recorded as high as 22,000. During morning and evening commuter traffic, Topanga residents find it increasingly difficult to merge with traffic moving through the community.

With no turn lane for vehicles entering or exiting Pine Tree Circle from Topanga Canyon Boulevard at the blind curve by Bouboulina, traffic safety is a major concern. Although a basic study of the project's impact on traffic was completed as a part of the permit process, Caltrans has not provided additional striping for turn pockets on the Boulevard.

Currently Caltrans is producing a major study of traffic throughout the "scenic corridor" which extends from Santa Monica to the Ventura County line. Topanga's existing traffic problems merit the attention of Caltrans traffic engineers and an inspection of the most congested portions of the Boulevard is in discussion.Steve Carlson sees Pine Tree Circle as ultimately improving the business and retail spaces of the community. Pat Burke, owner of Pat's Topanga Grill, remarked that Topanga needs "an increase in positive mutualism" with community support of local business. Longtime Topanga Center owner Joe Gerson, when asked his views on the new project preferred to reserve judgment with "no comment."

Topangans are clearly watching the final stages of construction as the community once again anticipates the consequences of change. Nostalgia for the "old" Topanga remains, as the community looks forward to the future.