The Nipomo Incorporation Committee (NICE) held a vision conference on Saturday February 12, 2011 at the Blacklake Golf Resort Clubhouse.   Approximately 45 people attended from various groups representing a cross section of the Nipomo Community.

Media including KSBY and the Adobe Press covered the event.  You can view the KSBY video clip here.  The Adobe Press published their article this morning and had a good re-cap of the morning’s events:

A broad spectrum of Nipomo residents, business owners and community group leaders attended a recent meeting to share their visions of what they would like to see if the town becomes a city.

Approximately 45 people representing some 25 organizations attended last Saturday’s incorporation workshop facilitated by the Nipomo Incorporation Committee for Education (N.I.C.E.) and Chamber of Commerce.

You can view several photographs of the event here. The individuals attending came up with several goals, which were written on large sheets, which you can see here.

The top goals as the Adobe Press reported were narrowed to:

The groups then came together and developed a list of the top five goals for Nipomo’s future, which included developing a more diverse and expanded tax base, and putting a greater emphasis on the community’s schools as well as youth and senior programs.

The group also listed developing hotels and/or a convention center in the community and giving Nipomo an identity as top goals, Murray said.

Also attending were various government leaders, including County and local NCSD elected officials.  Thanks to everyone to participated and assisted in the program, including NICE Steering Committee Members and Bill Morrow and Bob McGill who acted as facilitators for the event.

If you’re on Facebook, come visit and “Like” us on our NICE Facebook Page.

Questionnaire Results (25% response)

March 1, 2009

1. Please rank the following, in order of priority, as to reasons for Incorporation;

1. Self Rule 46.15%

2. Growth 28.20%

3. Local representation

4. Water decisions

5. Better use of tax dollars

6. Permitting

Others

Infrastructure

Keep private property private

Concerns over future water rights

Ability to establish priorities for the Nipomo area (broader than self rule)

Land use planning power

2. Please rank the following, in order of importance, as the important issues facing Nipomo today;

1. Water 45.00%

2. Traffic 22.50%

3. Growth

4. Roads

5. Density

6. Schools

7. Parks

Others

Don’t waste funds fixing a state and federal problem

Planned growth with proper infrastructure (roads)

Using zoning correctly without GPA

3. What questions do you have about the possible incorporation of Nipomo?

A. How will the cost to incorporate be covered? 

Through fundraising and donations. We have a fundraising committee that will begin to work on the $200,000.00 necessary to place the subject before LAFCO.

B. When will the incorporation process be able to begin? Our original estimate was that we would be able to place the question on the ballot in the year 2012.

 Our original estimate was that the community would be able to vote on the subject of incorporation in the year 2012, however due to the current economy we are not sure of the date. When the finance committee determines that the community is generating enough sales tax, property tax and other funds to support a city we will explore the ballot option.

C. Where is the money to incorporate? 

See A

D. Exactly how much tax revenue goes to the County and exactly how much is spent on Nipomo? 

Unknown at this time

E. How can we be assured that incorporation will offer us a better quality of service and greater efficiencies in government including accountability while not increasing taxes?

 On the question of raising taxes, the new city government cannot raise taxes without a vote of the people. This is law. As to the second part of the question, you will be represented by 5 people elected from the city and not just one person sitting on the Board of Supervisors. Lastly, local control will be able to address problems in a timelier manner.

F. How can we design incorporation to offer us more than just another layer of government and potentially less skilled, ego-driven politicians? 

Get involved and have a say in how Nipomo should be run. We need a council of hard working and dedicated individuals to run our community. They are currently in our community and will serve if asked.

G. How do we assure ourselves that if incorporation happens that the skills of those elected and/or hired are of equal or better quality than at the County level? 

Get involved in the process and make your voice heard. We currently have people serving the community through SCAC and NCSD. Attend their meetings and observe their commitment, knowledge and willingness to serve. This is where the new council will come from as elected (not appointed) by the community.

H. If incorporated, will the tax base be sufficient to cover roads? 

Yes

I. How do the current powers and finances of the county and local water transfer to the new city?

 The PUC controlled water purveyors will stay the same and NCSD may or may not become part of the City government. These are discussions that will occur with LAFCO.

J. How can the new community pay for the deteriorating infrastructure without raising taxes? 

The funds currently going to the County generated in Nipomo would transfer to the City of Nipomo

K. When will the community be able to see the cost of local government versus the rate of commercial and property tax growth? 

We have a finance committee that is currently analyzing this information and will have a preliminary report at our fall meeting

L. How do we prevent the new city from being run by the historic land owners and developers? We could leap from the pan into the fire regarding development. 

Through the election of the City council

M. How much commercial development will it take to become financially viable for incorporation? 

Unknown at this time but the committee is working on this matter

N. Can Nipomo afford all the necessary services required at our current population and business levels without increasing property, sales and local taxes? 

These are being analyzed by the finance committee, but remember that taxes cannot be raised without the approval of the voters.

O. What industry/business/ other sources of revenue will provide enough of a tax base to support self governance?

 See M

P. Where can we get information that shows the economic arguments in favor of becoming a city?

 By becoming a part of N.I.C.E and attending the information gatherings

Q. What is the proposed area of incorporation and will the County target that boundary for growth according to the smart growth principles and the framework for planning?

 Our proposed area of incorporation follows the 93444 zip code. See the web site for a map of the area. The final decision on the boundaries will be determined by LAFCO. As to growth, without control of the City through incorporation, the County will continue to use Nipomo as an area to place development that other communities resist.

4. Please rank the services, in order of importance, which you feel are less than adequate in Nipomo;

1. Road maintenance 33.33%

2. Health care facilities 22.50%

3. Community Center

4. Senior support

5. Parks

Other

Commercial Development tax base

Hotels/motels

Cemetery

Water & sewer

NCSD management and transparency

Would like more cohesiveness in the community

More shopping, i.e. Grocery stores

Better communication with the press

Better highway interface construction

Police/fire and related services

Population control

Water use

5. Do you feel that the County is spending an adequate amount of tax dollars, collected from Nipomo residents, in Nipomo?

Yes   3 No 33

6. How long have you lived in Nipomo? 

0-5 years 34.21%

6-10 years 42.11%

11-15 years  5.26%

Over 16 years 18.42%

7. On a scale of 1 to 10 (1 low and 10 high), please rate the following:

Is incorporation good for Nipomo? 8

Does Nipomo need more commercial growth? 6

Is the idea of “rural” good for Nipomo? 7 

8. Groups where a presentation on incorporation would be valuable;

Newcomers

9. What subject would be of interest to you at a “Community Gathering” in the future?

A. Projected cross over regarding revenue neutrality

B. “What is Nipomo” Gather all significant community groups together and give them 10 minutes to describe what their mission is in the community. NICE could moderate and see what consensus is achieved in the vision of Nipomo.

C. Meetings on time and expense to incorporate.

D. How can Nipomo bring in more jobs? What kinds of jobs are best for Nipomo?

E. Roundtable discussions on Incorporation.

F. What can the general public do to assist in this massive project?

G. Freeway issues and water issues

H. Green projects for the community and their value with regards to future employment in Nipomo.

I. Clear condensed idea of actual costs per capita to incorporate and costs after incorporation.

J. Growth, infrastructure, services and the financial health of Nipomo after incorporation.

K. Fiscal analysis of Incorporation and continued updating of the community on this subject.

L. Financial projections of Nipomo in view of the current economy.

M. Is incorporation going to maintain rural or create a city? Is zoning going to be less than Residential Suburban?

An adequate water supply and completion of the Willow Road interchange to support commercial growth in five areas will be key to cityhood for Nipomo, county officials told residents Saturday.

If the community does become a city, it would have to find a way to make up a roughly $300,000 shortfall the county currently experiences in a variety of costs, such as maintaining streets and parks, officials said.

But when Nipomo could feasibly become a city is in question under the current economic situation — probably not by the previous target of 2012 — and the proposal could be blocked at a number of steps along the way, officials said.

Those were just a few of the issues discussed Saturday morning at an informational meeting presented by the Nipomo Incorporation Committee for Education (NICE) in the Monarch Club at Trilogy Central Coast in the Woodlands development.

About 75 residents turned out to hear representatives of the county Planning and Building, Public Works and Parks departments and the Local Agency Formation Commission discuss incorporation from their points of view.

NICE has been holding such meetings periodically to educate the community about the potential for cityhood, because if all other hurdles are cleared, incorporation ultimately will come down to a public vote.

Fourth District Supervisor Katcho Achadjian said he supports incorporation because it would be the community’s decision and NICE is doing a good job of educating the public.

“The time has come (for a decision). The community has matured,” Achadjian said, noting Nipomo has already set its own growth rate cap and developed its own transfer of development credits program separate from the rest of the county.

Chuck Stevenson, manager of the Planning and Building Department’s Long Range Planning Division, said the biggest obstacles will be infrastructure, water, a limited economic base, the cost of municipal services and workforce housing.

“Businesses looking to locate to a place are looking for homes that are affordable to their workforce,” he said, and the sales taxes generated by businesses are what will make cityhood viable.

Stevenson said five areas are targeted for commercial development. Those include Olde Towne, which is largely undeveloped, and Crystal Oaks, also known as the Canada property, west of Highway 101 and north of Sandydale Drive.

The others are the south side of Southland Street; South Oakglen Avenue south of the Dana Adobe, where another freeway interchange is proposed; and the so-called Downtown Core on West Tefft Street west of the freeway.

“Willow Road (interchange with Highway 101) is critical to incorporation,” he said, because it’s needed to handle the traffic generated by new businesses, particularly the Canada property through which the Willow Road extension will pass.

But securing adequate water, workforce housing, roadways and the commercial development to generate enough sales taxes is just the start of a complex process.

Paul Hood, executive officer of LAFCO, said the agency is generally in favor of Nipomo incorporating, but it must be financially feasible.

Once city boundaries are developed, proponents must issue a notice of intent to circulate petitions, gather signatures from 25 percent of property owners and submit an application to LAFCO with a $15,000 deposit.

That fee is just the start of what could become a $200,000 process with a full environmental impact report.

A comprehensive fiscal analysis would be conducted to be sure the county would save as much on services as it would lose in revenue, which Hood said is “one of the most important and challenging hurdles.”

Hood would then analyze the city boundaries, services plan, fiscal analysis, environmental determination and terms for transferring assets and employees and would either approve or deny the application.

If it’s approved, LAFCO would hold public hearings that could take several days and a protest hearing, which could kill the plan if 50 percent of the property owners object to incorporation.

If the proposal clears the protest hearing, an election would be scheduled. Even if the plan succeeds in the election, the transition of power still could take a couple of years.

“Then the keys are handed over to the city manager and city council, and the county says, ‘See ya. Good luck,’” Hood said.

Despite the daunting task ahead, Achadjian urged NICE and the community to persevere.

“Put together the pros and cons and decide if independence is worth the cost,” he said. “There’s a lot of challenges ahead of you, a lot of education. … Don’t lose hope, don’t lose momentum. Keep the faith and move forward together.”

NICE appreicates the Santa Maria Times for attending and actually covering this community event.  NICE, as is its custom and practice invites all the local media to their community wide meetings.

Date 03/28/09

Time:  9:00 a.m to 12:00

Location:  Avila Room in the Monarch Club of Triology at The Woodlands

The program, moderated by Katcho will include:

Q & A with San Luis Obispo County Staff who are instrumental in determining Nipomo’s character.  Some of the questions to be addressed include:

Chuck Stevenson–Planning:

What is the future of Old Town?

What Specific Plans are moving through the county?

Dave Flynn–Public Works:

What are the current plans for the Tefft Street Interchange?

What additional roads are planned to relieve congestion at Pomeroy?

Pete Jenny–Parks and Recreation:

Would the community park stay with the county or transfer to the new city if Nipomo incorporated?

Paul Hood–LAFCO:

What is the incorporation process for Nipomo, i.e., time lines, costs?

Bring your questions for the panel.  Be a part of your community’s future.

NICE extends its appreciation to the Trilogy Resort Living for their support of this important community event.

Noting some 200 Nipomo residents attended,  (closer to 263, based on NICE counts during the conference) this was an incredible turnout to hear about Nipomo’s development future:

If developers build all the projects described Saturday at an informational meeting, Nipomo would have or be close to having enough tax revenue to become San Luis Obispo County’s eighth city and the largest in the South County.

An estimated 200 Nipomo area residents — about double the number anticipated — turned out to hear about nine projects at a meeting sponsored by the Nipomo Incorporation Committee for Education (NICE) in the Monarch Club at Trilogy Central Coast.

None of the developers could estimate the tax revenues that their projects might generate.

True, no one can precisely estimate the amount of potential tax revenues the projects might bring; however, the trend in sales tax revenue in Nipomo has been trending upward over the last several years.  Mike asked me whether I thought if all these projects came to fruition that might result in enough revenue for Nipomo’s Incorporation:

But Guy Murray, vice president of NICE, said if all were fully built,
they could generate enough, combined with other revenues, to allow a
city to pay for all the services it would have to provide.

“It would certainly close the gap (in required tax revenue), if not get us
very close,” Murray said, adding the proposed hotels would provide a
major boost through transient occupancy taxes, which would all go to
the city.

Again, we would have to calculate all the sales tax and transient occupancy tax generated by the projects.  This would be accomplished through a comprehensive fiscal analysis overseen by LAFCO during the actual incorporation process:

Exactly how much revenue would have to be generated through sales and
transient occupancy taxes won’t be known until an incorporation
application is made to the Local Agency Formation Commission, he said.

Then a $200,000 feasibility study would have to be conducted which,
essentially, would lay out the proposed city’s budget for the first
five years.

“The trick is to be as close to the line (for funding city services) as you can be,” Murray said. Too far over and the community would become a “cash cow” for the county, which would
require huge payments from the city to neutralize the county’s loss of
tax revenues.

Right now, Nipomo is in the red in terms of budget shortfall; however, that is actually the better position to be in rather than having so much surplus that the new city would be saddled with years of revenue neutrality payments to the county.

The rest of the story noted the previous NCSD preliminary feasibility study, as well as Nipomo’s projected population will be approximately 20,000 by 2012 making Nipomo the largest south county community, and if incorporated, the largest south county city:

When Nipomo Community Services District conducted a preliminary feasibility study in 2003, it indicated a city would need a $6 million budget and would operate at a 2 percent deficit that could be eliminated in four years.

In addition to sales and transient occupancy taxes, revenue would come from property taxes and other state and local taxes, licenses and fees.

NICE President Mike Eisner said originally it was estimated Nipomo could become a city in 2012, when the community’s population is projected to hit 20,000.

That would make it the South County’s fourth and largest city in terms of population, but given the current state of the economy, Nipomo can’t become a city that soon, he said.

Most of the developers said the dates for launching their projects depends upon when the economy improves and financing becomes available, although a few did have projected start dates next year.

At least one is virtually complete, with the first retail store to open next month.

But without the developments, Nipomo will remain shy of the revenues needed for cityhood.

Developers and the projects they outlined were George Newman of Nipomo Town Square, Dave Watson of King Ventures’ project on South Frontage Road, Greg Nester of the Trading Post and the Villagio Deli, Jim La Loggia and John Scardino of the Woodlands Marketplace, Rob Rossi of Blacklake and Terry Flatley of Flatley Homes’ project on West Tefft Street.

Two developers — Rob Marinai of Nipomo Commons and Tai Martin of the Longs Drugs project — could not attend, so Eisner provided brief outlines of those projects.

In a related story in the Santa Maria Times Mike briefly outlined the nine projects discussed at the Nipomo Development Conference:

Nine projects on horizon for Nipomo

By Mike Hodgson/Associated Editor

Here’s a brief look at the nine projects described by developers at the Nipomo Incorporation Committee for Education meeting held Saturday:

Nipomo Town Square, Mary Avenue and Juniper Street —19 acres, retail stores, professional offices, wide variety of medical services, assisted living facility with dementia support, ambulance; potential tenants include hardware store, health food/grocery store, two restaurants; groundbreaking mid- to late 2009, full buildout in 30 months.

King Ventures, South Frontage Road between Hill and Mary streets — 10 acres, 60 residential units, 35,000 square feet of retail space, 25,000 square feet of office space, 15,000 square feet of restaurant space; includes realignment of South Frontage Road to accommodate proposed southbound Highway 101 onramp in cooperation with adjacent Nipomo Commons; uncertain start date.

Nipomo Commons, South Frontage Road, north of Hill Street (former Nipomo Recreation Center site) — 5-plus acres, 38,000 square feet of commercial, 17,000 square feet of office space, 51 residential units; adjacent 72- to 83-room hotel; uncertain start date.

Flatley Homes, 691 W. Tefft St. (across from Nipomo Post Office) — 4 acres, four commercial buildings with 32,000 square feet of office space, 20 mixed-use buildings with garages and offices on first floor, two to three residential units on second and third floors; infrastructure under construction, with completion in four months; uncertain start date for remainder.

Woodlands Marketplace, center of the Woodlands project — Total of 140,000 square feet of retail and office space; 36,000 square feet of office and retail, sheriff’s department field office, 20 apartments on second floor; three separate buildings for offices, restaurants, markets or medical facilities; hotel with 200 to 200 rooms (500 permitted); 19-acre business park for light manufacturing and distribution; 3-acre park, 19-acre butterfly habitat, golf course; first phase to start in 2009.

Blacklake, from Willow Road to site of current Blacklake Golf Resort clubhouse — 1,800-square-foot three-bedroom golf bungalows, 60-room hotel, three stories above ground, one below; new entrance, reconfiguration of golf course front nine, state-of-the-art irrigation system to reduce water use; possible groundbreaking in 2011.

Villagio Deli, corner of Pomeroy Road and realigned Willow Road — 5,000-square-foot convenience store and restaurant-quality delicatessen, wine tasting of local wines, event room, outdoor eating area; golf-cart/handicapped-accessible path from Blacklake community; unannounced start date.

Trading Post, Thompson Road near Tefft Street — Seven buildings, two-story restaurant with clock tower, 400- to 3,600-square-foot single-story retail stores, three residential condominiums on south side of creek tributary, connected by footbridge; unannounced start date.

Longs Drugs extension, Mary Avenue at West Tefft Street — Retail center with Me-n-Ed’s Pizzeria, UPS Store, Mexican restaurant, vitamins and herbs store, Lemos Feed & Pet Supply, TNT’s Frozen Yogurt, Healthy Inspiration women’s exercise center, Healing Touch day spa, Wells Fargo Bank; three units still not leased; near completion, Lemos to open in October.

September 21, 2008

The front page article in it’s entirety on the front page:

Projects could make Nipomo a city

By Mike Hodgson/Associate Editor

If developers build all the projects described Saturday at an informational meeting, Nipomo would have or be close to having enough tax revenue to become San Luis Obispo County’s eighth city and the largest in the South County.

An estimated 200 Nipomo area residents — about double the number anticipated — turned out to hear about nine projects at a meeting sponsored by the Nipomo Incorporation Committee for Education (NICE) in the Monarch Club at Trilogy Central Coast.

None of the developers could estimate the tax revenues that their projects might generate.

But Guy Murray, vice president of NICE, said if all were fully built, they could generate enough, combined with other revenues, to allow a city to pay for all the services it would have to provide.

“It would certainly close the gap (in required tax revenue), if not get us very close,” Murray said, adding the proposed hotels would provide a major boost through transient occupancy taxes, which would all go to the city.

Exactly how much revenue would have to be generated through sales and transient occupancy taxes won’t be known until an incorporation application is made to the Local Agency Formation Commission, he said.

Then a $200,000 feasibility study would have to be conducted which, essentially, would lay out the proposed city’s budget for the first five years.

“The trick is to be as close to the line (for funding city services) as you can be,” Murray said. Too far over and the community would become a “cash cow” for the county, which would require huge payments from the city to neutralize the county’s loss of tax revenues.

When Nipomo Community Services District conducted a preliminary feasibility study in 2003, it indicated a city would need a $6 million budget and would operate at a 2 percent deficit that could be eliminated in four years.

In addition to sales and transient occupancy taxes, revenue would come from property taxes and other state and local taxes, licenses and fees.

NICE President Mike Eisner said originally it was estimated Nipomo could become a city in 2012, when the community’s population is projected to hit 20,000.

That would make it the South County’s fourth and largest city in terms of population, but given the current state of the economy, Nipomo can’t become a city that soon, he said.

Most of the developers said the dates for launching their projects depends upon when the economy improves and financing becomes available, although a few did have projected start dates next year.

At least one is virtually complete, with the first retail store to open next month.

But without the developments, Nipomo will remain shy of the revenues needed for cityhood.

Developers and the projects they outlined were George Newman of Nipomo Town Square, Dave Watson of King Ventures’ project on South Frontage Road, Greg Nester of the Trading Post and the Villagio Deli, Jim La Loggia and John Scardino of the Woodlands Marketplace, Rob Rossi of Blacklake and Terry Flatley of Flatley Homes’ project on West Tefft Street.

Two developers — Rob Marinai of Nipomo Commons and Tai Martin of the Longs Drugs project — could not attend, so Eisner provided brief outlines of those projects.

(For descriptions of the projects, see related story.)

Jim Tefft also gave a presentation on the Olde Towne Nipomo Association and its efforts to turn the area around Tefft Street and Thompson Road into a pedestrian-friendly tourist attraction.

NICE does not advocate for or against incorporation, Eisner said. Instead, the committee is dedicated to providing residents with as much information as possible about incorporation and “moving the process forward so the citizens can vote” on becoming a city.

Mike Hodgson can be reached at 739-2221 or mhodgson@santamariatimes.com.

September 21, 2008

Thanks to Mike Hodgson for actually attending the conference and following up with his two excellent stories.

On Saturday, September 20, 2008, 263 Nipomo residents jammed the Avila Room at at the Monarch Club in Trilogy (Woodlands) to hear about eight development projects in the works in the Nipomo Area.

This was one of the largest, if not the largest gathering of Nipomo residents in history.  It was standing, sitting and kneeling room only at the Monarch Club’s Avila Room at Trilogy, as many of the photographs confirm.  The meeting ran on schedule thanks to the moderator, Dave Congalton, of Hometown Radio.

Nipomo Town Square

George Newman, developing Nipomo Town Square, led off the group presentations.  Early photos of Nipomo Town Square are here. I’ve also written about Nipomo Town Square, here, and here.

George expressed gratitude for the large crowd and publicly confirmed his support for Nipomo’s eventual incorporation.  Nipomo Town Square intersects at Juniper and Mary Streets in Nipomo, and consists of approximately 19 acres.  It will contain commercial, retail and professional projects.

George has spent approximately 17 years obtaining the property, the permits, and securing tenants. Some tenants will include restaurants, medical offices, an assisted living facility, professional office, and retail  outlets are all included in Nipomo Town Square.  George described five different eating facilities.

The assisted living facility will have up to 142 residents, comprised of some 90 units.  The rooms will be quite large.  He anticipates couples could live together at the assisted daily living.

George showed several layouts of buildings.  The medical buildings, might include an out patient surgical center, an urgent care center, podiatrists, optometrist, pediatrics, obstetrics, gynecologists, medical imaging, physical therapy, and internal medicine.

The project may also have a drive through bank.  San Luis Ambulance may also move into one of buildings.

There is no bed tax in the project, meaning hotel beds; but, there will be approximately 78,900 square feet that can generate sales tax.  George anticipates building within eight to ten months, and hopes to achieve total build out within 30 months.

The possible retail projects include a hardware store, health food store, grocery store, and restaurants.

George will make many improvements to the area, including widening Juniper with left turn lanes.  He will add right turn lanes as well.  There will be a right turn lane in front of Vons gas station.  Another right turn lane will be from south Mary to West on Tefft street. There will also be left turn lanes on Mary. Finally there will also be curbs, sidewalks, landscaping.

Frontage Road

Dave Watson’s Frontage Road project followed.  This project originally consisted of approximately 10 plus acres, and has had several incantations thus far.  When originally approved in 2000 they were looking to widen Frontage Road, and include a south bound on ramp to the freeway.  Then, after discussions of moving the south bound on ramp to Hill Street, Dave had to make significant changes to the project.

The 2005 version tried to fashion various alternatives for the freeway onramp; however, there is currently a disagreement with what the local community wants, San Luis Obispo County wants, and what Cal Trans thinks should go in.  Dave suggested using all available means of political pressure to help persuade Cal Trans to see the on ramp issue as the local community wants it to be.

The current project version contains approximately 75,000 square feet of retail space, on Frontage Road.  There will be approximately 60 units of mixed use units, those combined with commercial downstairs and residential upstairs.  Of the 75,000 square feet retail, approximately 15,000 square feet will be some type of food service establishment, which will generate sales tax.  The remainder of the commercial/retail will be a mix of commercial and/or professional.

Dave is currently working with the Nipomo Commons, the development next door.  He, and Rob Marinai are cooperating as their projects abut, and things are working smoothly between the two projects.  Dave doesn’t know when the Frontage Road project will move forward, given today’s economic climate.

Nipomo Commons

Rob Marinai was unable to attend; however, he did speak with Mike Eisner about the project.  It will eventually include a hotel.  They are currently in discussions with Choice Hotels, Intercontinental Hotels, and Hilton to build a 72 to 83 room hotel with nightly rates at about $120.00.  This project will bring in much needed transient occupancy tax (ToT) to Nipomo once incorporated.

There will be approximately 38,000 square feet of commercial space, along with 51 units of mixed use.  They hope to complete the project within the next 18 to 24 months; however, since part of the project site is the old recreation center, which was recently gutted by fire, there is some element of doubt about the exact timing for this project.

Flatley Tefft Street Project:

Patrick Flatley stepped in for his brother Terry Flatley to discuss their current project located at 691 W. Tefft Street, right cross the street from Post Office.  It is a four acre mixed use project.  Right now it consists of an incredibly big hole in the ground, which will eventually be the retention basin.  There are 20 units designed with commercial or office space on the ground level, and residential upstairs.  This is meant to reduce traffic, and bring people closer to where they work.

Currently the 20 units are for sale.  There are two condos over one commercial building.  This is meant for a professional, i.e., accountant, real estate, photographer or the like.  The project is designed with low maintenance landscape throughout. Traditional landscaping takes lots of water.  So they are focusing on low maintenance landscaping meant to reduce water usage.

Patrick made the often forgotten point that developers write the checks and contribute money toward impact fees and future supplemental water to do their part in mitigation for traffic impacts and water impacts.  This project won’t impact traffic or water much.  The concept is live where you work.

Their homes are some of the most energy efficient in California.  They look at as many things as they can to be energy efficient.  California has highest energy efficient building standards in country.

OldeTowne

Jim Tefft discussed Olde Towne in general and some of their goals.  The Olde Towne Association began in 1995.  They hold regular luncheon meetings each Thursday at the Creekside Cafe in Olde Towne.  They are always looking for new members.  So if you are interested go check them out at lunch one Thursday.

Jim described one of the overriding goals of Olde Towne is to create the equivalent of the Village in Arroyo Grande.  It is to be a pedestrian friendly tourist type center of the Nipomo community.  They have already made incredible improvements to the Olde Towne section with revamped streets, lights, and benches.

Currently they have run out of money, so that is a factor in further development they would like to undertake.  Peg Miller, an Olde Towne citizen has two projects in the works, including one kitty corner to Jockos, a mixed use project.  The other is near the Mayor’s place on Tefft Street, also mixed use.

Jim also discussed the ongoing culvert construction in Olde Towne meant to alleviate their past flooding history.

Woodlands Project

Jim LaLoggia discussed the ongoing development at The Woodlands.  I have previously written about The Woodlands here.

The Woodlands started over 20 years ago, and was approved as a village, a mixed use community, with business, residential, and recreational areas.  The Village Center, is a 140,000 square foot retail and office space, including a sheriff’s facility.  Construction is to begin latter part of 2009.  There will be no holding cells or lockup at this sheriff facility, just communications and transportation.

There will be 20 apartments included above office and retail space.  Also in the hub is a three acre park.  There will be retail and art in the park.  There are three other parcels of free standing office buildings, restaurants, and markets.

The business park will have light manufacturing.   The resort facility, will eventually contain a four star hotel, which is approved for up to 500 units, if the market would bear such a hotel.  It is located just below the butterfly habitat of 20 acres.  The design is approved. The first phase will start the latter part 2009.

The Woodlands will eventually contain 1320 total residential units.  Most of these will be single family homes.  A few hundred  will be apartments.  There are several access areas to the Woodlands complex.

They are currently in the first phase.  There are about 250 homes now occupied and constructed.  They will be moving to second phase soon.  The have two of three world class golf courses (Monarch Dunes) developed.

The retail would include typical retail outlets.  They have discussed spots for a financial institution, escrow companies, real estate, and restaurants.   The Business Park is about 10 acres.  Ingress and egress to the business park does not require going through the Woodlands itself.

They are looking for the right mix of tenants are retail outlets.  Jim foresees the possibility of some type of Subway Sandwich or a Starbucks, but probably not a McDonalds.

Blacklake

Rob Rossi, discussed his future plans for Blacklake Golf Course. Rob has been involved with the Blacklake Golf Coure in the past; but, has owned the golf course since 2001.  He is excited to be part of the Blacklake community.  Rob explained that some of the Blacklake infrastructure needs updating, particularly the outdated course irrigation system.  They intend to re-do portions of the golf course, possibly reconfiguring the front nine holes.

Water is a significant cost, and he wants to redesign the entire irrigation system to be more water efficient, thereby saving more water than they use.  He is working with the NCSD in updating the water and irrigation systems at the course.

Rob presented a power point slide show detailing some of the aspects of the project, including golf bungalows and potentially a 60 room hotel.  I’m having trouble uploading the power point to the website; but, if you want a copy email me and I will send it out via email.

The new Blacklake Lodge will be a four story building, three above ground and one below grade.  Rob hopes to begin construction by approximately 2011.

Trading Post and Olde Towne Development

Greg Nester of Greg Nester Construction discussed his commercial development plans for Olde Towne and The Villaggio Deli/Market at Blacklake.  Greg is a 25 year Nipomo resident and is well invested in community having built several residential projects.  Greg has a couple of commercial projects coming up.  One is at Pomeroy and Willow near Blacklake, called the Villaggio Market.  It is a 5,000 square foot convenience market.  There will also be a high quality deli and restaurant at the location.  There will be wine tasting as well as an event room for rent.

Greg plans a golf cart path with access from Sunday Drive in Blacklake to the market.  Otherwise access will be via  Willow Road which will eventually move closer to the deli and market when it is reconfigured and extended.

The other project is the Trading Post at Thompson and Tefft Streets. It will front  2/3 of the block on Tefft Street.   The first of seven buildings will be a restaurant.  The project will have a clock tower,  and will be two stories.  The rest of the project will be retail buildings, single story.  They will include 400 to 3600 square feet in retail buildings.  The residential will be on back side to south.  There are three residential condos for this project.  They do not intend to save old building currently there.  It is not an historical landmark.  It is  also below flood plane, and poorly built.

Greg is working with SCAC and has architectural approval.   He is senstive to growing energy efficieny and energy reduction.  They focus on building more efficient homes.  Greg did not indicate a timeframe for these projects.

Longs Project

Ted Moore was unable to attend.  Mike Eisner gave brief update on the project.  This is the extension of the current Longs center located at Mary and Tefft Streets.  It is moving along and many tenants will be moving in within a matter of weeks.  The Lemos Feed and Pet store will open the first or second week in October.

Some tenants include Wells Fargo Bank, Me & Ed’s Pizza, a UPS Store, a mexican restaurant, Healing Touch and Healthy Inspirations.  There are only three spots left to lease in the project, two of them are next to Wells Fargo Bank.

A few other photos of the development conference follow below.  Thanks to Bonnie Eisner for taking photos of the event.  Also, a special thanks to the Woodlands for allowing us to use the Avial Room, and providing the great refreshments.  We also want to thank Dave Congalton of Hometown radio and now Nipomo resident for moderating the meeting.  Thanks also to Ingmar Lauringson, Mike Eisner and Kevin Beauchamp for making most of the arrangements and doing the legwork to make this incredible meeting possible.

NICE also wants to thank the general public for their attendance.  The numbers exceeded our wildest expectation, and we hope that those who attended felt it was worth while.  We would like to hear from those who attended, or even those who have read these notes on their impression of the conference, the things you liked, disliked, suggestions for future meetings and topics, and ways to improve what we did today.  Please leave your thoughts in the comments section at the end of the post.

Dave Congalton reading a question from the audience

Audience members in attendance

More audience

Dave and Mike prepare to start the morning

$225,080    1st Quarter 2008

$213,972     1st  Quarter 2007
$258,584     2nd Quarter 2007
$239,171     3rd Quarter 2007
$238,989      4th Quarter 2007

$950,715    Total 2007 Sales Tax Revenue

$210,000 Est.  1st Quarter 2006
$256,827         2nd Quarter 2006
$253,922         3rd Quarter 2006
$237,290         4th Quarter 2006

$958,039    Est. Total 2006 Sales Tax Revenue

$921,000    Total 2005 Sales Tax Revenue

Panelists include:

George Newman        Project at Mary and Jupiter (Nipomo Town Square)
King Ventures           Frontage Road
Ted Moore               Long’s project
Rob Marinai              New motel and Nipomo Commons
Jim La Loggia            Woodlands Marketplace
Greg Nester             The Trading Post in old town and the market at Willow and Pomeroy

The official program title:

Developers Address The Retail Future of Nipomo

Moderating this spectacular lineup is none other than Home Town Radio’s Dave Congalton, a local Nipomo resident.   Make certain to mark your calendars:

Date:  Saturday September 20, 2008
Time:  9:00 a.m.
Location:  TBA (Either Woodlands or Blacklake)

Local and state government officials have been invited, and some are certain to attend.  We invite media representatives to report on the meeting prior to as well as after the event.  Spread the word to friends and community members to attend this critical Nipomo Incorporation update.