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?

The Nipomo Incorporation Committee for Education (NICE) held its most recent community meeting on Saturday, 03/28/09 at the Woodlands Trilogy, Avila Room from 9:00 a.m. to 12:00 noon.  Over 100, (103 was the official count) local Nipomo residents, joined several governmental leaders and community leaders at the meeting.    Katcho Achadjian, 4th District Supervison, San Luis Obispo County attended, as did officials from the Nipomo Community Services District, Chamber of Commerce, and others.  Katcho moderated the morning’s discussion, which included the following presentations.  

9:06 a.m. Frank Smith, Triology, Shea Homes.  Frank gave a brief overview of the current focus of the Woodlands community.  Despite a downturn in the economy, in 2008, Shea Homes closed and sold 83 homes out of their 87 home goal.  This year in 2009, they have sold five homes each month, from January through March.   The Woodlands community continues its growth.    NICE thanks The Monarch Club of Trilogy at The Woodlands for the generous donation of the Avila Room for the meeting location, including light refreshments.

9:12 a.m.  Mike Eisner, NICE, President gave an overview of the recent NICE Survey on Incorporation.

NICE powerpoint presentation here. (Click on slideshow icon at top right to view images)

9:19 a.m. Katcho, Moderator.  Katcho pointed out that any eventual Nipomo incorporation decision will be one made by Nipomo residents, not the county, not the surrounding communities–but Nipomo residents alone.  Katcho felt that NICE has, over the last years delivered what it has promised to the community:  education.  NICE has brought in representatives from the San Luis Obispo County Sheriff’s Deparment, CDF , San Luis Ambulance, Local Developers, and County Government.  Katcho also pointed out that NICE is a non-profit organization completely comprised of local volunteer efforts of Nipomo residents.

9:29 a.m. Chuck Stevenson, San Luis Obispo County Planning Department.  

Chuck also presented a powerpoint presentation, which you can view here (Click on slideshow icon at top right to view images).  Some of the highlights included the following:

2008 population estimates show Nipomo at approximately 14,547 residents, reflecting a 13% increase since 2000.  Buildout projections of 2030 estimate Nipomo’s population to be approximately 21,539.  If the surrounding rural areas are included (historic Nipomo) the population increases to approximately 35,072.

Some incorporation obstacles include infrastructure, water, tax base, affordable work housing, and costs of government.   Nipomo’s infrastructure needs include longtime reliable water source, and various street and highway needs, including Willow Road interchange and Tefft Street freeway improvements.

The powerpoint presentation outlined several opportuinty areas for economic growth.  In the next five years, Nipomo will need water supply and highway interchange improvements.  Commerical growth will likely be modest and slower.  There will be continued residential growth.  And, there will likely be an general plan update for the Nipomo area within five years.

9:58 a.m. Dave Flynn, San Luis Obispo County Department of Public Works

Dave’s powerpoint presentation can be seen here.  (Click on slideshow icon at top right to view images).

Some highlights include a fascinating inventory of existing Nipomo infrastructure:

94 Lane Miles of Streets

160 Culverts

125 Street Lights

42 Drainage Basins

32 miles of Sidewalk

6 Traffic Signals

2 Bridges

2  Transit buses

In terms of Nipomo’s 94 miles of streets, we actually rank in the top tier of the county in road conditions; however, all communities are sliding downward in road conditions because of the lack of funding.  From 2006 to 2008, the following roads were paved in the Nipomo community:  Southland, Division, Orchard, Pomeroy, Las Flores, and Thompson.  

Current revenues relating to Nipomo infrastructure total approximately $1,025, 000, while expenditures slightly exceed revenues at approximately $1,310,000.  To make up this shortfall, the County must dip into the general fund.  

Proposed Tefft Street improvements in four phases over the next eight years will total almost $10,000.00, which will include additional off ramp lanes, and relocating the southbound on ramp.  

10:48 a.m. Pete Jenny, County Parks and Recreation:

Pete did not prepare a powerpoint presentation; however, he pointed out that there are approximately 154 acres of community parks.  In Nipomo, we fare far better than most other areas of the county.  Nipomo enjoys approxmimately 10.5 acres per 1000 residents.  The county average is only two acres per 1000 residents.  

The county strives to have at least one park within 1/2 mile of a residence, which is not always possible.  Pete pointed out that several community services district in the county are now assuming park powers, including here in Nipomo–even though limited at the present time.  

Pete also pointed out that much is accomplished throughout the county by unique partner relationships.  For example, the county partnerned with the Lucia Mar School District to provide soccer fields at Nipomo High School.  Such creative partnerships make many projects possible.

Pete outlined some of Nipomo’s recreational needs for the future:  A needs assessment is a big undertaking; howevever, Nipomo needs to know where to start and plan for its recreational future.  Pete suggested:

1.  Protection of Nipomo’s open space habitat;

2.  More community parks;

3.  Recreation programs.  

4.  The NCSD’s assumption of park powers can help implement these goals.

11:20 a.m.  Paul Hood LAFCO

Paul’s powerpoint presentation outlined some of the basic steps toward incorporation.  You can see Paul’s powerpoint here, directly from the SLOLAFCO website.  Paul’s presentation included a background of LAFCO, why communities choose to become cities, and process followed to become a city, including the petition process, administrative process, fiscal analysis and eventual election.  It’s a very informative presentation and gives a very good overview of how a city, specifically, how Nipomo would go through the legal requirements to become a city.  I encourage you to review the powerpoint.

Overall, the County Staff did an excellent job of presenting the information to the community.  The community benefited, and it was truly an educational meeting.    NICE plans to hold another community meeting next September.  To become more involved please leave a comment with your email address, if we do not already have that information.  Thanks to all who participated.

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.

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