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Redevelopment Meeting Unveils Two Proposals For 9th & Palm
Imperial Beach Eagle & Times
by Nina McDonald
November 17, 2005
Views of the “Imperial Beach Gateway” project presented last Wednesday at the special city council planning meeting by Lennar Homes and Sterling Construction. Renderings showed possible designs from two different teams that city staff are reviewing. Submitted art |
City Manager Gary Brown opened the city's redevelopment meeting last Wednesday, Oct. 26 by saying; “We have the opportunity as a city to create the kind of development we want.”
Brown was referring to two proposals presented that night for a complete rebuild of the strip mall on the corner of 9th Street and Palm Avenue. He added that the project would be funded with $8 million - the “lion's share” - of Imperial Beach's redevelopment bond money.
A standing-room-only crowd of city officials and citizens packed council chambers to hear two developers present plans which would include over 70,000 feet of shops and restaurants and approximately 200 condo units. Councilmember Mayda Winter said, “We appreciate the fact that this is a huge, huge moment for out city. We are on the threshold of the future and this will set the tone for future projects.”
The current shopping center houses a variety of tenants including a thrift store, ice cream parlor, a church, a drugstore and other small businesses. Under the proposed plans the entire 5.5 acre lot would be razed to make room for the new construction. Tenants of the mall would have the option to relocate or re-open in the new mall once construction is completed. Redevelopment Agency funds would be used to help businesses relocate. Current owner of two-thirds of the property, Sam Dimenstein, has allowed the buildings to deteriorate and was fined $120,900 in 2001 for code violations. Dimenstein's son, Zach, took over management of the property and is currently in negations to sell with one of the developers.
IB resident and team advisor, Dan Malcolm, introduced the first development group, “Imperial Beach Gateway,” saying the project would fulfill two community goals by enhancing livability in the city and providing a more stable and financially sustainable base. Imperial Beach Gateway, includes nearby property owner North Island Federal Credit Union, Lennar Homes, Sterling Development and former City Councilman Malcolm.
The Gateway team unveiled a Mission-style shopping complex that included fountains, a condo association swimming pool, and “paseos” (landscaped walkways.) The complex would house 219, one to three-bedroom residential units, 72,000 square feet of commercial space and underground parking. A proposed timeline would see project completion sometime in 2008, if no major planning or permit obstacles are encountered.
Presenters stressed that the Mission-style concept was just a starting point and that plans were flexible. That council should view the drawings as just an idea of what could be built.
Jeff Rasak, president of Sterling Development, gave an impassioned testimonial citing his company's successful redevelopment of IB Promenade, the property directly across the street. “We spend an inordinate amount of money maintaining that property. We have never had a vacancy [there] and I don't intend to. Our track record is sterling. We want to create an “iconic gateway” into IB with pedestrian scaled retail. A safe environment with return visitation [potential],” he said.
Rasak also stated that his company maintained a catalogue of clients for the last five years who have wanted to come to IB. “We are talking about high class retailers that spend money on their tenants. We want this to be the hangout for the town.”
North Island Federal Credit Union representative, Jeff Stone said, “We have retailers that want to be here, they have just been looking for the right project.” Although the developers were reluctant to specifically name names, a slide show during the presentation featured several nationally known chains such as smoothie franchise Jamba-Juice, Barnes and Nobles, Trader Joe's, Starbucks and restaurant Pat & Oscar's.
The second group to present a proposal was builder D.R. Horton who has teamed up with American National Investments to develop “South Beach Colony,” a project with 223 condominiums and 70,000 square feet of commercial space. David Stern, vice-president in charge of the project said that D.R. Horton specialized in RDA projects and “thinking outside-the-box” design. Horton is in negotiations to buy the majority of the property from Sam Dimenstein. “We anticipate spending a lot of time in the community and listing to what the community wants,” said Stern. “We want to create a landmark gateway to IB. A destination and gathering place for the community and the neighborhood. If this idea is done as quality job it's going to raise the bar.”
The South Beach Colony design featured an eclectic design that architect Michael LaBarre said reflected the spirit of the “classic southern California beach town. In these beach towns there is an independent spirit we admire and a diversity of architectural styles.”
LaBarre presented the drawings pointing out features such as sidewalk cafés, firepits and fountains, also saying that the design would encourage street fairs and farmers markets. Both groups proposed closing off Delaware and 8th streets to traffic in order to incorporate them into the project. Both proposals would widen the alley behind the development and make it more pedestrian friendly.
Each project would require the city to invest between $3.7 to $7.5 million of RDA funds. Both proposals would generate total projected combined tax increment and sales tax revenue of around $850,000 annually. Of that amount, around $650,000 would be tax increment income. Under California redevelopment law, tax increment revenues can only be used to fund other capital projects and not city services.
Citizens were equally divided in expressing their support and concerns. Resident Dana Clark spoke out against the project saying, “The city takes a short-term approach to problems. [They] want to gentrify IB. The development on Seacoast promised oodles of bucks and look at what happened. [They want to build restaurants] serving cups of coffee that cost $7,8 or $9: I don't think people will patronize these establishments.”
Resident Jim Kane voiced support of the project saying, “It's nice to see something finally being done. The area is blighted. The first proposal [Imperial Beach Gateway] is good - we can see what they've done across the street. We need to ask why the current owners haven't done anything on the project.”
Michel Dedina suggested the complex should house a public library, and to build a pool in the complex that the entire city would not be able to use might not be a good thing. Dedina also voiced concerned that the plans did not feature environmentally-friendly building techniques. “Let's get down to the nitty-gritty. Where is the photo-voltaic, solar and wind [power]?
Others aired concerns about population density, saying that the city should build only commercial space to provide tax revenues the city could use for services. Port Commissioner Mike Bixlar gave cautionary approval to the projects saying, “Cal Trans only allows for so many trees. Take the trees out of this project and see what you are left with. But this is a wonderful opportunity. I think this community has waited for years for the present owner to set the bar higher. This is a unified large-scale project that doesn't even come close to looking like Palm does now. We need a unified project.”
Councilmember Patricia McCoy drew chuckles from the crowd when she said, “I'd like to keep IB like a fly in amber; I've been accused of that. But a community is a living growing thing. We have the opportunity to do some really interesting things. We want to look at what we are being asked to give up, but also what we are going to get in return. This is a community conversation; it includes all of us, not just five people. We don't take the community for granted. We should be able to produce a quality project. This is the next big step we have to take. If we plan it properly, it should have our stamp on it.”
Councilmember Winter suggested city staff produce an economic analysis of the project for differing ratios of commercial-versus-residential space. The city plans to hold another meeting to discuss the economic analysis and revue citizen input before the month of December.
Brown stressed the meeting was “just a start” and that no decisions were to be made at this point. “Both proposals have exceeded our hopes. I think we will end up with something that proves even better,” she said.
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