It is an area of unparalleled promise. It is also an area that deserves a promise of responsibility from those who would develop it. It is a never ending debate, to build or not to build. This time the center of attention is the Ponto area in South Carlsbad.
There are acres and acres of white water views from the open spaces of the Ponto neighborhood now. There are also funky shops, underperforming assets and great opportunity.
The city and its redevelopment staff looked at those views, called the area "blighted" and, in 2000, designated it a redevelopment zone. After City Staff wrote a hotly debated "vision plan" in 2004, the planning commission held hearings on the matter earlier this year. Unlike George Bush Sr., who never quite mastered "the vision thing," local planning commissioners thought they indeed did have vision and endorsed the creation of a grand southern entrance to Carlsbad.
The plan would include hotels, timeshare units, restaurants, meeting rooms, retail shops and "live/work" units with a residence above a street level commercial property. Trails and pocket parks are also part of the plan.
Well, as you might expect, it didn't take long for the fur to fly. Quicker than you can say "nanosecond" the battle lines were drawn. Neighbors, shopkeepers and residents of the area let out a howl of protest over the city and planning commission's vision. Some disgruntled residents thought the city must be blind to consider changing the character of the neighborhood.
Speaker after speaker vented their feelings into the microphone at City Hall. At the end of some very long meetings, there were more than a few frayed nerves. More than once I wonder if the phrase "Redevelop this!" was uttered into the mike along with some interesting hand gestures.
Time has passed and tempers have cooled, somewhat. Today, there are some important realities that Ponto must confront. First, it seems to me that due to the value of the land in question, it would not have remained undeveloped forever. It is simply too valuable, particularly in Southern California along the beach. This is truly the Gold Coast of the Golden State.
Second, the city is losing more than $1 million per year to the state from budget raids by politicians in Sacramento as they attempt to balance the state budget by taking local funds. This robbery has been going on for years.
Third, it is fact that Carlsbad is nearing build out and revenue into the city coffers from fees, permits and certain taxes will begin to decline. Looking at "outyear projections," or several years into the future, we should begin to mind our capital spending plans. We have a big appetite for public projects and a shrinking ability to pay the check.
Transit Occupancy Tax, or TOT, is the overnight tax paid by visitors at the hotels in our city. It is the one key revenue source Sacramento politicians cannot touch. In 2004, our city had 3,194 hotel rooms, according to city planners. Hotels generated $9,952,000 to the city's general fund last fiscal year, according to the city finance department. In FY 2006 we expect to produce $10,279,000 in TOT.
Over the next few years the city is expected to add close to 1,400 additional hotel rooms. Those additional hotel rooms could easily generate an excess of $5 million per year for the city beyond what it currently receives. (A disclaimer here in the interest of full disclosure: I am a hotel and resort developer with properties in Carlsbad.)
What does all this mean to Ponto?
In my way of thinking it means several important things that benefit the area and the city at large.
Responsible developers don't need to build over every single square inch of land in the area. Let's give ourselves the satisfaction and peace that comes from watching an oceanfront sunset while sitting on a blanket perched on an expansive plot of grass or while walking along a seaside trail. This is exactly what staff and city leaders have proposed for portions of the area.
Also, residents of the area, both current and future, will have a significant TOT revenue stream pouring into the city treasury that will provide money for the very things our community loves. Namely, parks, open space, trails, nature preserves, recreation facilities, the arts, public improvements and discretionary grants. A hotel room and a new business can fund the Little League or community park of tomorrow. One cannot exist without the other, in most cases.
Remember, responsible developers are valuable members of our community. They invest in the community infrastructure and social fabric that keep us connected to one another. They create taxable businesses that will join the Chamber and provide employment opportunities so those who work in Carlsbad might also enjoy the benefits of living in Carlsbad.
Yes, Ponto is going to change. It was inevitable. Perhaps someday the wood that for years has been "Not for Sale" will create a warm fire on a January night in the hearth of a new homeowner, shopkeeper and soccer coach in the Ponto area.
When that happens, the pulse of redevelopment in Ponto will have changed into the healthy heartbeat of a new community.
There are acres and acres of white water views from the open spaces of the Ponto neighborhood now. There are also funky shops, underperforming assets and great opportunity.
The city and its redevelopment staff looked at those views, called the area "blighted" and, in 2000, designated it a redevelopment zone. After City Staff wrote a hotly debated "vision plan" in 2004, the planning commission held hearings on the matter earlier this year. Unlike George Bush Sr., who never quite mastered "the vision thing," local planning commissioners thought they indeed did have vision and endorsed the creation of a grand southern entrance to Carlsbad.
The plan would include hotels, timeshare units, restaurants, meeting rooms, retail shops and "live/work" units with a residence above a street level commercial property. Trails and pocket parks are also part of the plan.
Well, as you might expect, it didn't take long for the fur to fly. Quicker than you can say "nanosecond" the battle lines were drawn. Neighbors, shopkeepers and residents of the area let out a howl of protest over the city and planning commission's vision. Some disgruntled residents thought the city must be blind to consider changing the character of the neighborhood.
Speaker after speaker vented their feelings into the microphone at City Hall. At the end of some very long meetings, there were more than a few frayed nerves. More than once I wonder if the phrase "Redevelop this!" was uttered into the mike along with some interesting hand gestures.
Time has passed and tempers have cooled, somewhat. Today, there are some important realities that Ponto must confront. First, it seems to me that due to the value of the land in question, it would not have remained undeveloped forever. It is simply too valuable, particularly in Southern California along the beach. This is truly the Gold Coast of the Golden State.
Second, the city is losing more than $1 million per year to the state from budget raids by politicians in Sacramento as they attempt to balance the state budget by taking local funds. This robbery has been going on for years.
Third, it is fact that Carlsbad is nearing build out and revenue into the city coffers from fees, permits and certain taxes will begin to decline. Looking at "outyear projections," or several years into the future, we should begin to mind our capital spending plans. We have a big appetite for public projects and a shrinking ability to pay the check.
Transit Occupancy Tax, or TOT, is the overnight tax paid by visitors at the hotels in our city. It is the one key revenue source Sacramento politicians cannot touch. In 2004, our city had 3,194 hotel rooms, according to city planners. Hotels generated $9,952,000 to the city's general fund last fiscal year, according to the city finance department. In FY 2006 we expect to produce $10,279,000 in TOT.
Over the next few years the city is expected to add close to 1,400 additional hotel rooms. Those additional hotel rooms could easily generate an excess of $5 million per year for the city beyond what it currently receives. (A disclaimer here in the interest of full disclosure: I am a hotel and resort developer with properties in Carlsbad.)
What does all this mean to Ponto?
In my way of thinking it means several important things that benefit the area and the city at large.
Responsible developers don't need to build over every single square inch of land in the area. Let's give ourselves the satisfaction and peace that comes from watching an oceanfront sunset while sitting on a blanket perched on an expansive plot of grass or while walking along a seaside trail. This is exactly what staff and city leaders have proposed for portions of the area.
Also, residents of the area, both current and future, will have a significant TOT revenue stream pouring into the city treasury that will provide money for the very things our community loves. Namely, parks, open space, trails, nature preserves, recreation facilities, the arts, public improvements and discretionary grants. A hotel room and a new business can fund the Little League or community park of tomorrow. One cannot exist without the other, in most cases.
Remember, responsible developers are valuable members of our community. They invest in the community infrastructure and social fabric that keep us connected to one another. They create taxable businesses that will join the Chamber and provide employment opportunities so those who work in Carlsbad might also enjoy the benefits of living in Carlsbad.
Yes, Ponto is going to change. It was inevitable. Perhaps someday the wood that for years has been "Not for Sale" will create a warm fire on a January night in the hearth of a new homeowner, shopkeeper and soccer coach in the Ponto area.
When that happens, the pulse of redevelopment in Ponto will have changed into the healthy heartbeat of a new community.