Midtown renaissance
Over the past fifteen years, Ventura's Downtown has undergone a remarkable revitalization as new businesses and institutions have brought new life to our historic civic center. The same effect has been taking place in the older neighborhoods to the east in Midtown as families have invested in sprucing up their homes in older neighborhoods. Yet the commercial strips of Main and Thompson have lagged. While there are certainly many bright spots of small independent businesses, there are also plenty of vacant storefronts, vacant lots, low rent motels and marginal land uses like used car lots.
In 2005, Ventura adopted a visionary General Plan to stop sprawl from eating up farm land or paving over our hillsides. It called for directing new investment back into aging strip commercial areas like Main and Thompson in Midtown. It also called for rewriting the zoning rules in those areas to ensure that new development would "enhance Ventura's historic and cultural resources; respect our diverse neighborhoods; reinvest in older areas of our community; and make great places by insisting on the highest standards in architecture, landscaping and urban design."
Recently, a handful of proposed projects in Midtown have been the subject of debate over the scale of new development. To address this concern and implement the goals of the new General Plan, on Thursday, City staff are presenting a draft "code" for Thompson and Main to update the old zoning in the area.
It calls for lowering currently allowed height limits along significant areas of the corridors (although not all.) It spells out in detail the kinds of setbacks, architectural standards and quality of design needed to ensure that new development respects the surrounding older neighborhoods. It bans new automotive businesses like gas stations, car lots and muffler shops. It requires new projects to be designed to promote walking and use of transit to minimize traffic in the future.
For more info on the proposal, see the full report and draft code at:
http://www.cityofventura.net/midtown/20070117staff_report
Of course, no discussion of this topic would be complete without noting the involvement of the community in this effort. We have partnered with the Midtown Community Council to hold two neighborhood workshops on the topic. And the Bungalow Neighbors group has been active and vocal in pushing for lower height limits along the corridors. While not everyone has the same perspective, public awareness and participation in coming to consensus on the future of the corridors is vital.
The public is invited to attend and speak at a joint Planning Commission and City Council workshop this Wednesday, January 17th in the Community Meeting Room at City Hall, 501 E. Poli.
In 2005, Ventura adopted a visionary General Plan to stop sprawl from eating up farm land or paving over our hillsides. It called for directing new investment back into aging strip commercial areas like Main and Thompson in Midtown. It also called for rewriting the zoning rules in those areas to ensure that new development would "enhance Ventura's historic and cultural resources; respect our diverse neighborhoods; reinvest in older areas of our community; and make great places by insisting on the highest standards in architecture, landscaping and urban design."
Recently, a handful of proposed projects in Midtown have been the subject of debate over the scale of new development. To address this concern and implement the goals of the new General Plan, on Thursday, City staff are presenting a draft "code" for Thompson and Main to update the old zoning in the area.
It calls for lowering currently allowed height limits along significant areas of the corridors (although not all.) It spells out in detail the kinds of setbacks, architectural standards and quality of design needed to ensure that new development respects the surrounding older neighborhoods. It bans new automotive businesses like gas stations, car lots and muffler shops. It requires new projects to be designed to promote walking and use of transit to minimize traffic in the future.
For more info on the proposal, see the full report and draft code at:
http://www.cityofventura.net/midtown/20070117staff_report
Of course, no discussion of this topic would be complete without noting the involvement of the community in this effort. We have partnered with the Midtown Community Council to hold two neighborhood workshops on the topic. And the Bungalow Neighbors group has been active and vocal in pushing for lower height limits along the corridors. While not everyone has the same perspective, public awareness and participation in coming to consensus on the future of the corridors is vital.
The public is invited to attend and speak at a joint Planning Commission and City Council workshop this Wednesday, January 17th in the Community Meeting Room at City Hall, 501 E. Poli.
posted by Rick Cole at
9:29 AM
5 Comments:
Although the Downtown has enjoyed a turnaround over the past 15 years, it has, unfortunately, been left stagnant over the past 2 or 3 years. It is easily witnessed by walking the dirty, cigarette butt-strewn sidewalks, alleys and streets. Dumpsters are often overflowing with trash and infested with vermin.
I was told by a city councilperson recently that the city no longer devotes funds to general clean up and maintenance of downtown streets and sidewalks; that it is the responsibility of the merchants and associated organizations such as the DVO.
I have seen the number of visitors to the downtown remain flat or decrease slightly over the past 3 years (the VVB hotel report confirms this).
Fewer people are attending ArtWalks and Street Fairs. I have seen a dramatic decrease in marketing for these events--cause & effect(?).
Now, there is a movement toward parking fees to alleviate the parking "problem." Don't you have to have too many visitors creating a problem before you embark on a solution?
I can stand outside my busines on Main Street at 8 or 9 pm 10 months out of the year and see only a handful of people on the street. I have never had a customer, solicited or unsolicited, tell me there is a parking problem downtown. Santa Monica, SB, Pasadena? Yes, they have a problem. Ventura? No! I hope these people rallying for fees are not basing it upon a handful of busy days on the calendar.
You can create more parking by telling merchants and their employees not to park in the lots directly behind their business (these are the same merchants who whine about the lack of parking for customers!). Charge the carpoolers $50/month to use the structure. Build the planned structure at Santa Clara and Palm Streets. Stop quibbling over fees paid to landowners who rent spaces to the city (several were lost spots behind Nicholby's to 'Permit Only' parking).
Shouldn't the DVO be spending money intelligently on marketing the downtown?
Shouldn't the City be taking care of the 'basics' so that the downtown doesn't languish in continued stagnation?
I live within "sight" of 5points in Midtown. I agree that height restrictions should be lowered. I was dismayed, however to see that you want to keep the heights at this admittedly valuable corner to 6 stories. Currently the only "high rise buildings" in the proposed area are at CMH. There is a vacant lot at 5points that should still be Cartwrights (but that's another frustrating Midtown story). It would be an eysore and a traffic hazzard to have this space replaced by a 6 story highrise. More highrises in this area would block the views of Two Trees and the mountains from many of the "Rancho Estates" homes, built 1950-1952. Three stories, might not be too bad, two would be in fitting with the current corrodor. Six would be a travesty. Yes this corner could use some major renovation, including adequate pedestrian and bicycle considerations, but please don't let money-hungry developers usurp the uniqueness of our crossroads area. Thank you: without this space I could not be heard since I am unable to attend the meetings.
My twenty plus years experience in downtown and neighborhood revitalization and experience as Executive Director of Main Street Inglewood, compels me to offer the following observations.
The DVO is conducting a search for an Executive Director. The DVO Executive Director, I sincerely believe, must be able to navigate a complicated political and organizational environment-especially if the individual does not live in Ventura!
I was a candidate for the Executive Director position. Although I live in Sherman Oaks, about an hour's drive from downtown Ventura, the recruitment committee choose to "interview" me over the telephone.
During the strange and very awkard encounter,I attempted to stress to the telephone panel, that downtown revitalization is very competitive and requires difficult to find skills, in an Executive Director.
The job description for the Executive Director position, in my estimation, did not describe the skills needed to manage a Main Street revitalization effort.
If I were making the selection, I would look for the following skill set in an Executive Director.
* My Executive Director would have demonstrated ability to form relationships with diverse interest groups!
* Strong written and verbal skills, would be both demonstrated and highly prized.
* Volunteer recruitment and management skills are essential, because volunteers are supposed to design and implement projects. (from my telephone visit with the recruitment committee, there appears to be confusion about the role the Executive Director plays in designing and implementing projects. The Main Street approach views the Executive Director as an orchestra leader, coordinating, leading and directing the volunteers who actually designs and implements projects)
* An Executive Director's inability to think strategically, has been the doom of many Main Street Programs!
Why?
Because highly developed strategic thinking skills will permit the Executive Director to recommend improvements to the revitalization effort over time, in response to changed conditions and program experience.
* Problem-solving skills, in an Executive Director, go hand in hand with strategic thinking
* Knowledge of small business assistance and real estate development, is probably the most important skills an Executive Director can offer downtown Ventura!
Why?
Because your Executive Director, in many ways will be an asset manager and promoter. Working with the DVO Board of Directors and four committees, the Executive Director will be the key resource that identifies new and innovative ways to manage and promote the downtown's historic buildings, pedestrial-oriented public spaces, special, retail and media events, entrepreneurial talent and other assets that will contribute to a rebirth in downtown Ventura.
Finding an individual who is able to communicate effectively with retail merchants, local government bureaucrats, property owners, elected officials, the media and residents, is a hugh challenge.
( From the telephone discussion, I got the feeling that the panel was seeking a special events manager or a fund-raiser or the type of person quilified to manage a local government economic development program (bureaucrat)
Take my word for it, a Main Street Executive Director is rare breed of manager and very hard to find.
They have the ability to communicate with and motivate, individuals from the public and private sectors with equal effectiveness.
The DVO can't go wrong, If they choose to hire a strong leader, as their Executive Director.
Leadership ability, in the Executive Director, in my opinion, will allow the DVO to accomplish its goals.
Rob Edwards has been selected Executive Director of the DVO.
What successes did he have in him former positions?
Was he able to rais money for downtown projects? Did he expand the downtown organizations' volunteer base? Did he help develop public improvement programs? Did he establish business assistance programs?
What is Rob's track reord, in terms of success? What is the basis for paying Rob Edwards 42% of the $500,000 provided by the city of Ventura, to improve the downtown?
The city seems to be pretending that rezoning to allow 3 & 4 story mixed-use is an improvement over 6 story commercial, but in reality it will open the floodgates for development. There obviously isn't any demand for 6 story commercial since none has been built. 3-4 story cookie-cutter condos however are being built everywhere there is housing demand. These zoning changes do nothing to take into account what makes midtown a great place to live. Instead the zoning will make it look like any LA suburb. I think the existing R3 zoning in the neighborhoods should also be reduced. We've had 2 neighbors build up their whole backyards with what we call 2-story monstrosities looking down on all our backyards. I think they are selfishly trying to get an ocean view and increase their property value at the expense of their neighbors. If we all did it everyone would be worse off. No views and no yard, just like a new tract! I bought my 1100 sq. ft. home here and raised my son here because I liked the neighborhood the way it was. I don't need a McMansion. If that's what you want, go buy a new tract home. Also I don't need Thompson to be redeveloped. The corner liquor store is all we need within walking distance. How will mixed-use condos benefit me? More traffic and less parking?
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