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.

Date:  Saturday April 10, 2010

Time:  9:00 a.m. to 11:00 a.m.

Place:  Blacklake Golf Resort Banquet Room, 1490 Golf Course Lane, Nipomo, CA

Come and hear the the candidates’positions on what law enforcement issues face the south county, and Nipomo in particular.

On a rainy Saturday morning on February 6, 2010 176 South County residents filled the Avila Room at the Trilogy Golf Resort to hear the three candidates for the San Luis Obispo County’s 4th District seat.  The candidates in alphabetical order:  Jim Guthrie, Paul Teixeira, and Mike Zimmerman answered questions from the audience for two hours at the moderated Candidate’s Forum.  Dave Congalton of Home Town Radio, KVEC 920 A.M. moderated the forum before the largest political candidate forum ever held in Nipomo.  There were 63 questions submitted, but we only had time for candidates to answer 22.

Below are my rough notes of the forum including the opening statements, questions, answers and closing by each of the candidates.  They are not meant to be verbatim, but rather my best recollection of the content of their comments.

Paul Teixeira

Jim Guthrie

Mike Zimmerman

Jim Guthrie Opening

Thanks all for attending.  Many challenges over coming years.  Requires thoughtful leadership.  Has been dealing with issues last 9 years on Arroyo Grande City Council.  Provided development where makes sense and does no harm.  Has endorsement of many local politicians, including two sitting supervisors, and two sitting NCSD members.  Hopes to be Supervisor.  Facing difficult fiscal choices in San Luis Obispo County.  Has experience with fiscal matters. Manager of spyglass Inn.  Hard choices coming for SLO county and is ready to meet them.  Believes can bring good solutions to 4th District and Nipomo.

Mike Zimmerman Opening

Appreciates attendance.  Thanks to NICE.  Introduces family.  Background grew up in Modesto and Arroyo Grande CA.  Public schools, Modesto Jr. College, then Cal Poly.  Took farm management, graduated with a Masters of Science.  Met wife Joan, married during Cal Poly education.  Joan’s dad an attorney.  He suggested Mike go to law school.  Accepted Western State University Law School.  Moved to Fullerton while in law school.  Practiced with father in law, for 31 years in trusts estates, real estate.  Has good background in law.  Believes well suited for 4th District supervisor.  Local bar association board director.  4H experience, dealing with pork.

Paul Teixeira Opening

Thanks NICE.  Lived Nipomo last 40 years.  Introduced family.  Running because loves area and wants it to stay same.  School Board and park commissioners.  Involved in Jack’s Helping Hand  Dana Adobe, Rotary, FFA and 4H as well.  Return county to sense of community.  Improve quality of health care in SLO county.  Improve mobility of county, improving roads.  additional recreation.  provide resources to properly address growing drug problem.  Improve public trust in county government.  Eliminate waste in county government.  Need to look at all ideas to improve county.  Thanks for attendance.

Medical Marijuana–What is your position on marijuana dispensaries in the unincorporated areas of San Luis Obispo County?

Jim Guthrie

Too much conflict between state and federal law.  Too ambiguous state law.  Same position as his position on the Arroyo Grande  City Council.  Too limited police resources.  Not in favor of dispensaries in any unincorporated areas.  Spoke against it at SCAC meeting in Nipomo.

Paul Teixeira

On school board deals with drug issues on regular basis.  Marijuana problem in area getting worse.  Also spoke against here dispensary in Nipomo at SCAC meting.  Needs to be dealt with by medical professionals, i,e, trained pharmacists.  Doesn’t  believe in half baked ideas as this plan is currently.

Mike Zimmerman

All agree on this issue.  Federal law its illegal.  Morro Bay distributor convicted.  Not enough law enforcement in Nipomo.  Also at SCAC meeting the other night and spoke against it.  Hundreds of dispensaries shut down in Los Angeles. The only reason to come is to buy marijuana.  Problems can occur after the purchase.  Applicant hasn’t dealt with this issue.  The current board of supervisors should impose moratorium.

Energy and Off Shore Oil Drilling

Paul Teixeira

Need to explore solar farms.  Feds asking us to be more energy efficient.  County prefect location for solar.  Wildlife concerns addressed.  personally supports off shore oil drilling.  Energy Department created to wean us off foreign oil, hasn’t happened.  Need to develop alternate energy sources.  We need wind and solar power and for now oil drilling.

Mike Zimmerman

Need increased solar projects.  It will help with unemployment.  Environmental concerns   can be addressed.  We have better off shore oil technology.  We  should go after those resources now and use existing platforms.  Will create new jobs and tax revenue.

Jim Guthrie

No to off shore oil drilling.  Recent plan to use current platforms.  Supports renewable energy.  Believes EIR will show mitigations available on solar energy.  Have to keep open mind as public official.

SMART Growth and Nipomo

Mike Zimmerman

Is a term of art, doesn’t mean it is actually smart.  May actually be dumb growth.  County already on this track, but born out of extreme environmentalism.  This extremism has shut off water top valley farmers.  When you cut off jobs over extreme environmental position something is wrong. Idea sounds good.  Want all building to occur within certain boundary.  Have higher density in those boundaries.  Example in Templeton.  Neighbors there didn’t want it though.  Take to logical extension, very dense home building, grid lock.  In Nipomo doesn’t see it working well.  Embrace what works.

Jim Guthrie

Look at big picture.  Generally higher density requires fewer resources including water.  Potential to reduce drive times and green house gases.  execution of smart growth, have to take what you can get, based on his experience in Arroyo Grande.  Templeton example good.  Supervisors should have denied.  Look at what community and market will support.  Leaders should exercise judgment.

Paul Teixeira

Good and bad points to it.  In SLO have some high density that makes sense.  In Nipomo we want rural community–why we came here.  We don’t want high density especially on the mesa.  People need to decide what they want.  If we don’t want high density need to speak up.  Perhaps room else where but not in Nipomo.

What will help Old Towne complete their improvements

Jim Guthrie

Built infrastructure in advance a problem.  Also on wrong side of freeway, another problem.  This why it lacks development.  When Vons came to west side hurt Old Towne.  Once first building is built, then development will take off.

Paul Teixeira

40 years ago it was just Nipomo not old town. Likes east side charm.  Rexall, barber shop, Jockos.  Whatever we can do to help we need to do.  Major mistake was post office move.  Many on east side have p.o. boxes.  They used to walk to get mail now don’t. Putting the post office back would help greatly.  All kinds of things down there now.

Mike Zimmerman

East side is a special place in Nipomo.  Envisions old town developing into something like the Arroyo Grande Village. Tefft street mess over freeway is deterrent on west side.  Get more off ramps and on ramps will help relieve congestion.  This in turn will help open opportunities for east side development.  Need more tax dollars to come to Nipomo to help incorporation.

Water and Nipomo

Mike Zimmerman

Water most important issue in growth.  Many have attended water meetings.  Aquifer experts saying all out of same pool.  Concern re: salt water intrusion.  Make certain we don’t over draft.  Not al lot of choices.  Cut back on use, or find new sources.  NCSD getting water from Santa Maria.  Supposed state water and court mandated.  About $23 million.  Possible assessment district.  Should look at desalination for water as well.  If we don’t start looking for other sources ocean is what’s left.

Jim Guthrie

Water is important issue all over county  Oceano and Pismo probably only ones with sufficient for their build out.  Currently connection to Santa Maria best solution for now, Not sure if court mandated.  Need other sources. Desalation is very far off.  Northern cities have been working on that, but is difficult to achieve.  Recycled water also an option.  Need a regional solution.  Use surface water, recycled, desalination in combination.

Paul Teixeira

East side mostly affected by water shortage, more so than mesa.  Many wells on mesa.  We need water, doesn’t know if pipe line right answer.  Desalination good idea.  If we started 10 years ago be further ahead. Ten years ago should have purchased state water.  Doesn’t think spending $24 million is good idea for pipeline.  May need to use reclaimed water on some projects.  Santa Maria water table higher than 10 years ago Better agriculture techniques now.

Development How To Spur

Paul Teixeira

Nipomo needs some growth in east side.  Also need affordable housing for normal working person.  Don’t have it here in Nipomo.  Have some self help projects, good idea, sweat equity good way to get housing starts.  Need place for people who work locally to live.

Mike Zimmerman

Low cost housing needed all areas.  School fees and permitting about $70K before breaking ground.  Hard to have affordable housing with these costs.  Need to find areas to build affordable housing.  Need to cut costs to help.  Spur development most people want controlled development.  Don’t want run away building.  Once economy improves will see more development, but affordable housing important.

Jim Guthrie

Affordable housing an important need.  Take a look at fees, but are necessary.  Tefft interchange shows fees important to improve road and water systems to handle additional growth.  Past fees not high enough which happened here in Nipomo.  Arroyo Grande successful because collecting fees for some time.  County now behind and collecting higher fees.  Fees not alone impediment to development.  When economy and market comes back so will development.  But work force housing absolutely key.  Need more affordable housing on small lots.

Why do you want to be supervisor

Jim Guthrie

Key time and challenging.  Significant changes in county to prepare us for future.  In Arroyo Grande they went a.g. went through contentious time.  If we plan ahead improve how county operates, can thrive in future.  Much has to take place on county level and he has experience to implement and prepare change for future.  Cares about county and its future.

Paul Teixeira

Lived in Nipomo over 40 years, loves area.  Wants to serve community he loves, which is what he has done.  Can’t see passing current seat to someone not involved in our community.  We know what we want, and what we have.  Won’t turn back on friends.  Have serious work to do with economic downturn.  Need to get back to work, take care of kids.  Keep drugs out of school.

Mike Zimmerman

Doesn’t need a job.  Direction of county, doesn’t like it.  More regulations farmers ranchers.  Changing grading requirements for farmers.  Business owner comes with different perspective to county government on what it takes to make business run and create jobs.  More regulations may seem like good ideas but businesses can’t take it.  Katcho excellent voice for business owners.  Wants to continue for business people and property owners.  Keep government intrusion out of our lives as much as possible.

Tefft Street Traffic

Mike Zimmerman

Doesn’t make sense one off ramp for Nipomo. Plays golf on mesa all the time.  Idea waiting through all the signals ridiculous.  Not too expensive to have on ramp off ramp other side of freeway and a good idea.  Having additional on off ramps alleviate much of Tefft street corridor.  Would look into this w/ Cal Trans.  Perhaps moving Tefft street off ramps down on frontage.  Traffic planners can study .

Jim Guthrie

Willow is funded.  First improvement.  Don’t know if it will go to Thompson.  Key to make certain Willow Road is built and also Frontage Road too.  Many go to great lengths not to go on Tefft Street.  Other interchanges dependent on studies to be done.  Cal Trans doesn’t want to be bothered with this, leave Tefft as a monster interchange.  Additional interchange is essential, Southland is good location.  Will be a long process.

Paul Teixeira

Tefft is a mess.  Cal Trans wants to make it bigger and better.  But also want to put local businesses out of business.  Need to get Willow Road done.  Southland is good project if Cal Trans will allow.  We need help from Cal Trans.  This is not rocket science.  Cal Trans has ignored us for many years.  Willow Road important.  We need this as a whole.  Needs to be done for good of community.  Take truck traffic off mesa.  166 hooked to Division directly then to 101 take trucks out of community.

Housing–Fair Share South County

Paul Teixeira

High density a problem in Nipomo.  Have low cost property attractive to developers over the years.  County and state has allowed this in Nipomo.  Other communities and cities need to share.  Not fair for Nipomo to take brunt of this housing without other communities sharing along with Nipomo.

Mike Zimmerman

Attended number of meetings in Nipomo.  People unhappy with county.  Feeling here is county dumps undesirable projects here marijuana dispensary example.  Stick to your guns.

Jim Guthrie

Most housing development here driven by land prices.  Doesn’t think county has dumped low cost housing here.  Need to solve problems in Nipomo before moving forward with additional housing.  Need infrastructure first before more development.

Conversion of Agricultural Land To Urban Use

Jim Guthrie

In Arroyo Grande has dealt with this.  Haven’t converted any in Arroyo Grande.  Only support if it was totally infill.  Not in favor of conversions generally.  Can find other locations for residential.  If location makes sense for overall development and not on class 1 or 2 lands may support.

Paul Teixeira

Support private property rights.  People should be able to do what they want with their property.  Should be able to do what they want within reason.  People with property may want a granny unit, or don’t want to farm anymore, and aren’t allowed to do this.  County requirements are burdensome.  People who own agricultural land and if project makes sense, then he supports converting.  Woodlands development once agricultural land.  Turned worthless sand dune into beautiful community.  Same with Black Lake.  Prime agricultural land take real hard look.  Property owner should be able to do what wants.

Mike Zimmerman

Agrees with Paul, property owner should have rights to do what they want that is reasonable.  Nice to be able to have a family home on the farm/ranch even if agricultural.  Class 1 or 2 depends on location.  Dalidio property didn’t want to farm any more.  Was island in middle of city.  Would be in favor of these types of developments,  property rights win out in right circumstance

Vehicles on Beach/Dunes

Mike Zimmerman

Dunes for tourism and ATV’s essential to tourism of economy of area.  Not in favor of closing dunes to vehicles.  Look carefully at studies that suggest negative effects.  Need good science before shutting down dunes to vehicles.

Jim Guthrie

Favors keeping vehicles on dunes.  County should look at whether sell or lease land.  Air pollution study, need to take a closer look.  There are questions need better look and see what actual impacts are on Nipomo.  Mesa residents see clouds every day and particulate matter on cars.  Vehicle part of dunes may be over stated as essential, but is a key piece and a source of recreation many people like to do.

Paul Teixeira

Agrees with others on beach access.  Believes should increase area for vehicles.  Is important to local economies, including surrounding incorporated cities.  Doesn’t support selling property, but might support expanding.  Taking trees out took out greatest filter.  Take harder look at studies.

Nipomo Community Park-Community Center?

Paul Teixeira

Original design of community center by medical center near Dana School.  But ended up next to little Jockos.  Unfortunate went by way side.  Met with Katcho and parks re: community center in park.  Need one somewhere and needs to be high traffic area.

Mike Zimmerman

Need community center Nipomo.  At Dana Adobe meeting where park considered, and also possible site for community center.  Miller Park potential area, but doesn’t know if community would agree.  If room for community center there would be in favor if enough parking and infrastructure.  Edwards barn used for events.  Would like special zoning for Edwards Barn for more benefits for them and community.

Jim Guthrie

Lots of potential uses in park, and community center would generate a greater amount of traffic.  Not sure park best location.  Perhaps best located near freeway.  If looking at just a meeting location, look to private property, i.e., Trilogoy or other locations.  Need to verify demand for community center not just desire.  Just because there was one given change over the years doesn’t mean we need one today.

Nipomo Incorporation

Jim Guthrie

No problem supporting incorporation if affordable.  Looking forward suggests an area plan lays out what potential development would be to see if it’s possible.  Incorporation concerns could be accomplished through a vigorous area plan instead of incorporating.  Or go through general plan process.  But is in favor if it is affordable.

Paul Teixeira

Incorporation will come in time; but, the time is not now.  Gridlock on Tefft.  For incorporation to work need to stand alone, can’t do that right now.  Possbily in the next 5 to 7 years.  Something needs to be addressed.  Doesn’t know if it will happen.  Is a community decision.  Behind it if community is.

Mike Zimmerman

Not opposed.  Need to have boundaries.  Then it goes to LAFCO.  Series of things that have to happen.  Hasn’t been new city in CA since 2003.  County has to be revenue neutral.  Need sufficient sales tax to provide services.  Many don’t want to see big development that is where sales tax comes from.  Wal Mart in Arroyo Grande has been important to their tax base.

Huasna Valley Oil Drilling Project

Mike Zimmerman

Against drilling is Huasna Valley.  Prior wells not properly cleaned up.  12 more wells proposed.  County needs to make certain they clean up the mess.  Doubts there is sufficient oil there to support the project and make it worth the expense.  Traffic impact on Huasna Road also a concern.

Jim Guthrie

Opposed to drilling in this area.  Oil a messy business, with history of a mess in the past when tried before.  Need to look at impacts and cumulative effects.  In future much larger operation to make economically feasible.  Not a positive thing.

Paul Teixeira

Water is critical component.  Water scarce out there.  Many are dry farmers.  Believes water would be needed.  Traffic impacts would be negative.  Air quality would impacted as well.  Track record not good.  In past left a mess.  How much oil really can they get out of the area?

Suey Ranch County Line Move

Paul Teixeira

Personally thinks county line fine the way it is.  River makes a good definition between the two counties.  If motive is development then that is important factor.  Might benefit property owner, but not a good match.  Leave as they are.

Mike Zimmerman

Hasn’t looked into project.  Not current issue, but need to be benefit for San Luis County and benefit for Nipomo to agree. Without such a benefit would not favor this change.  Water, if great benefit for Nipomo, possibly, but would have to see the benefits.  No one could buy vote.

Jim Guthrie

Has come up a couple of times.  River an artificial division between counties.  Would not support.  Most supervisors against currently.  Applicant contributor to Mike’s campaign.

Differences between candidates

Jim Guthrie

Significantly more experience dealing with issues facing Nipomo, land use, because of his city council experience.  Key difference is impact to entire area not just immediate area or developer.  Only candidate with real business experience 25 years running hotels and experience with budgets.

Paul Teixeira

History living more than 40 years in Nipomo.  Can walk the walk talk the talk.  Familiar with planning and public works.  Has to deal with relationships.  Would culminate his career as volunteer in community.  Need to work with people.  Managed business last 15 years.  Good family and friends in area.  Can and will do good for county.

Mike Zimmerman

Supervisors cross section of issues they confront.  Several lawsuits.  Ordinances must be passed.  Only one with legal experience.  Difference between managing business with someone else’s money vs. owning own business.  Has dealt with payroll issues.  Different mindset when you own the business when buck stops with you.  Can bring with common sense to board of supervisors.

Poor Nipomo Roads

Mike Zimmerman

Roads are expense item.  Economy down, county currently out of money.  Need priority in needs, fix sewer or pot holes.  Look at problems and prioritize what first and what next, and on and on.  As economy improves then more revenues.  For now not a lot of money available for road improvement.  Priorities are key.

Jim Guthrie

Arroyo Grande residents allowed tax increase.  They made list of priorities from citizens.  Currently you see road improvements even in tough times.  Essential to have consensus in community to trust officials with doing what they say.  Government follow through on promises required.

Paul Teixeira

Look at taxes already collected for road improvements.  Hasn’t see gas taxes used down here in a long time. Look at best use of money for projects.  Example of eucalyptus trees taken down and then to dump rather than cut up.  Use money and tax dollars wisely.

How would you fit in the current Board of Supervisors

Paul Teixeira

Doesn’t see problem working with other supervisors.  Knows all the others from prior experiences.  Need to collaborate to get things done.  Paul does that and works well with others and with county.  Tries hard to do best for south county.

Mike Zimmerman

Gets along with most everyone.  No benefit being mean or calling people names.  Need to work through issues even though differences of opinions.  He is proponent of business and private property rights.  Will bring skills of mediation and argument to the board of supervisors.  This is a servant’s job.  Board members supposed to help residents.  Let’s see how we can get things done.  Look at all sides of the issues, have an open mind and not have pre conceived ideas.

Jim Guthrie

History on Arroyo Grande City Council, very collaborative while he’s involved.  Endorsements of two current sitting supervisors.  Has history of working with council in Arroyo Grande.   Can also work with current supervisors.  Los Osos sewer moved forward once supervisors took over and a consensus and collaboration achieved.  Willow road another example.  County staff jumped on opportunity and consensus on board to get the job done.

Closing

Jim Guthrie

Seen clear differences some issues and similarities too.  Key is 9 years experience and voting record on Arroyo Grande City Council.  Considers both impact and development issues.  Look at business history is a fiscal conservative.  Will bring support of many leaders in community too.  Consensus essential to solving county’s problems.  Has met many in Nipomo.

Mike Zimmerman

Appreciates being here.  Lots of support of campaign in community, including former supervisor Brackett and many others here and not today.  Support in all areas of the district.  We listen to all concerns get to work and try to solve.  Has done this for 30 years solving problems for clients.  Thinks outside box.  Visited two thousand homes in Nipomo.  Appreciates all in attendance.

Paul Teixeira

Hopes everyone appreciates what you do.  Has done many projects and volunteering in community.  Is fiscally responsible.  Need to look at whole picture.  Look at compassion and wherewithal of person to do the job.  We are grass roots campaign.  Appreciates vote and support.  Not lots of sponsors, but comes from the ground.  fFnd a better candidate vote for him.

Selected Photos

To see all photos of the forum, they are posted at this link.

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.

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