Charrette – Day 3

September 27, 2006

 

 The noon session was another Economics lecture. Land use planning becomes critical for municipalities to establish their economic well-being. Communities can add revenues by increasing retail sales, hotel occupancy, and commercial uses that generate fees for municipal services. Residences use more in municipal services than they generate in revenues so there needs to be a balance between homes and businesses. The break-even point in California for a RDU (residential dwelling unit) is approximately $400,000; that is the point at which a property pays as much in taxes to the municipality’s General Fund as it draws in services (roads, schools, fire, sheriff, etc.) The break-even point in a Redevelopment Area is even higher since the growth in property taxes for the life of the Redevelopment District (20-30 years) goes to the Redevelopment Agency and not to the City’s General Fund.

I asked about encouraging synergy between the areas encompassed by the North Newhall Specific Plan and the Downtown Newhall Specific Plan. David Bergman, the economist, indicated the Downtown area is only in its infancy and would more likely be cannibalized by competition from the newer area.

The evening session dealt with the Development Program. Within the Casden area, the projection is for 35 single family residences, 41 work/live units, 240 courtyard homes and 101 loft units for a total of 417 units. Outside of the Casden area, but still within the Redevelopment Zone, another 210 courtyard homes and 10 lofts are planned. The single family residences would be along the MWD right of way. Work/live properties are gaining popularity with a small commercial operation (architect, commercial artist) located on the ground floor with most of the living quarters above. There are few employees involved and few visiting customers; still parking can be a problem. Courtyard homes are three or four units built around a central courtyard. (The Banyan street area off Seco Canyon Road is a prime example in the SCV. You can also see some small roundabouts there.) Lofts would be dwelling units over some of the commercial buildings.

Between 400-500,000 square feet of commercial space is projected on the Casden property and the remainder of the Redevelopment Zone. There will be approximately 200,000 sq. ft. of general office space, 115,000 sq. ft. of “Flex” commercial (office plus production), 90,000 sq. ft. of retail (primarily intended to serve the neighborhood) and a hotel/spa.

The roads are still in a state of flux. While that is a matter of concern, of course, it shows the group is truly looking at the area and working to provide an honest solution.

Valerie Thomas

Board Member

PCPOA