At Kaweah Delta’s campus the hospital will soon have use of a second parking garage across the street from the other one that straddles Locust and Court across from the Radisson.  The hospital will be bidding the new 5 level parking garage in their eastside parking lot in the next few months.  Call it progress but call it more expensive as well.  Every parking place in a parking garage is at least 5 times the expense of building one the ground floor.

Meanwhile, it is not just the hospital and downtown streets that are running out of room - city hall itself is getting to small for a city of 100,000.  In recent weeks the Visalia City Council concluded that they didn’t want to plan any “patchwork” additions to the police, fire or administration offices there but rather seek a facilities plan to look to a city with a population of 165,000.

Just where city hall will be in the future is very much on the front burner.  As most people know the city council recently sent a letter to the KDDH board outlining its interest in selling the 2 block city property to the hospital in an effort to keep the hospital in downtown.  Last December the health care district bought 100 plus acres on Caldwell at Lovers Lane to accommodate future growth in the event the district was forced to rebuild the hospital up to demanding new earthquake standards required by the state.  The new site stirred up concerns that the hospital would relocate out of the city center.

In recent weeks the health district board took up the city offer but decided to take no action for now, says board member Dr. Tom Felsted.  “We are concerned about downtown but our number one concern is healthcare,” he remarks.  Expanding downtown may be awfully tight, he worries.  It is a foregone conclusion that remodeling the hospital to the new code will be too expensive, he believes, and that means some decades from now a new hospital will be needed.  “I see the future of medicine going into specialized hospitals,” say Felsted, rather than one monolithic building, he believes.  Such modular units could be accommodated downtown, he believes, if there was enough room.  “It depends how much this city wants to sell their property for” of course.

But if the hospital would like to stay in the downtown area but needs more than a few blocks to spread out on why not do what city hall and other businesses are doing - looking east toward Burke, Ben Maddox and the stockyard area where opportunity appears brighter every day for available land?  Speaking for himself, Dr. Felsted says he would be open to the idea.

Consider the greater stockyard area where the Tulare County Farm Bureau is weighing relocating to the Tulare Agri-Center site on land being offered by the Tulare Ag Commissioner.  The relocation of the Farm Bureau and stockyard would make that land available for new use.  Consider the 4 acre CalTrans Maintenance yard on Burke and Goshen scheduled to be relocated in the next few years elsewhere in Visalia closer to freeway access.  The old uses are going away - uses like Sequoia Lumber now gone and the old Edison pole dipping plant, now mostly cleared and available for sale.  New uses are coming in like United Rentals’ new store on Ben Maddox and now Detail’s Party Store is moving to Ben Maddox from Willis to a vacant building.  The railroad who owns most of the acreage on Ben Maddox north of Center has it all for sale.

“You drive around this area north and east of downtown and find not just empty land, but underused parcels,” says Salomon who sees the possibility of a master plan in the area in the future.  “We have a good chance of receiving a federal grant to do a master plan,” says the city manager.  Meanwhile a Downtown Visalian “visioning” process to be carried out with the help of a consultant over the next few months may help drive this process along.

Road improvement planned by the city should help stimulate development  in the area.  There is planned widening of Ben Maddox, the construction of the Santa Fe overcrossing and the likely expansion of Oak St. east of Santa Fe.  The city is helping to push development in that direction anyway.

Next week it will put out an RFP for an office complex on Garden and Oak at Bridge across the street from the planned Transit Center on Oak at Santa Fe.

Relocating old uses out of the area east of downtown to make room for new is part of the equation that could make this the hot growth area of the new millennium.  Downtown’s car dealers including Ford and Giant will likely exit Main St. in coming years.

The extension of Main St. retail will head east.  “I see a mixed uses area with retail on Main, office uses in back and residential as well,” says Salomon.  A longer retail strip could duplicate the strength of Mooney - a big boulevard where multiple shopping opportunities draws a bigger crowd.  The news this week that Downtown Visalia would work harder to attract national retail tenants could extend Main Street’s muscle blocks to the east.  Hopefully the difference between the Main St. of the future and Mooney will be Main St.’s pedestrian orientation.

The city set in motion this opportunity when it built the city’s auto mall drawing auto uses further to the east some years ago.  Today the Signature Theater sits where Arnold Weibe used to sell Buicks.

Already a plan for the area and a commitment to move all or part of city hall will start the ball rolling.  The old Mill Creek hobo jungle area could become a jogging pedestrian path connecting Ben Maddox to downtown and the planting of Mill Creek along this street could be a signal for those paying attention - this nearly vacant district in the center of Visalia may just be the place to be.

The three groups, the Agri-Center, the Fair and Reigned Cow Horse Association, agreed to work with a consultant to masterplan what could be the hottest ticket to Tulare’s future covering 500 acres or more.

Whether you’re interested in international trade, or want to learn roping “this will be the hub for agriculture worldwide,” says a confident Bill Evans, president to the Tulare County Economic Development Corps who will have his offices at the International Trade Center that will open in the next year.

Former Tulare city manager Lynn Dredge, now a consultant to the Agri-Center and representative of property owner Manuel Faria, expects they “could turn into something really special” for the region bringing in international recognition.

The Tulare County Fair, a 54-acre site, is surrounded by residential, commercial and industrial uses which limits the fair’s growth.

The International Agri-Center is a 180-acre site that is the home to the three-day California Farm Equipment Show and International Exposition, the two-day Western Dairy Expo and the three-day California Antique Farm Equipment Show.  Increasing use of facilities, and improving facilities, has been a long-term goal of the International Agri-Center, according to general manager Gary Schulz.

The National Reined Cow Horse Association is looking for a venue for its many activities, which include a 10-day Snaffle-Bit Futurity that attracts as many as 30,000 attendees from around the world.  The upcoming event in Reno is expected to have a purse of $750,000 and an economic impact on the City of Reno of more than $5 million, according to Scott Clark, executive director of the non-profit group.

“Having the Tulare County Fair, the International Agri-Center and the National Reined Cow Horse Association co-located on this site would be a highly effective use of land and facilities,” Schulz said.  “This would be another logical step in the development of an agricultural cluster in this neighborhood.”

Co-locating the Tulare County Fair and the International Agri-Center, sponsors of the two largest public events in the county, has been discussed casually for more than a decade, Hirsch noted, and the issue of long-term facility needs came up at his board’s recent strategic planning session.

“The commonalities of our events - with a strong agricultural theme - make it logical to work together,” Hirsch said.  “Co-location is one option that could allow us to serve the greatest number of people in a most effective and efficient manner.  There are many issues to be worked out, but the end benefit could be a win-win for the community and the region.”

According to Clark, the Reined Cow Horse Association is growing 35 to 40 percent a year, and the group’s events are just a few of the many equestrian events that could be held in California if a suitable venue was available.  Tulare would be an ideal site because of its central location, its accessibility via Highway 99 and its location near the headquarters in Corcoran, he added.

“If we can partner with other non-profit organizations to create a state-of-the-art facility that allows for effective use of land and buildings, we would set a fine example for other fairs and events,” Hirsch concluded.

All organizations would retain independent staffs and boards.  The next step is to review a proposal from Bullock Smith & Partners to develop a master plan and feasibility study for the site.  The plan would look at all aspects of re-locating the fair and locating National Reined Cow Horse Association events at the Agri-Center site.

Centerpiece facility for the Reigned Cow Horse Association is expected to be a 7000 seat arena with a floor area like a football field and second staging buildings of similar size, Lynn Dredge says.  Dredge expects the facility would likely be used by the other partners in this cooperative effort.  “Such an enclosed space could mean a chance for entertainment, shows, concerts in an enclosed environment - something Tulare does not have currently.

Dredge says the Cow Horse Association is setting out on a major fund raiser to raise “a considerable amount” to fund the facilities.

As for the Fair, the news the Countywide Fair would like to co-use the facility as well means it’s likely this campus of exhibit halls, outdoor arenas, likely some sort of race track and equine facilities will attract more use of facilities that separately might be used a few weekends a year, could be used regularly.  Reigned Cow Horse Association events could happen as often as twice a month by one estimate.

Any relocation of the Fair would leave its current 54 acre site - owned by the State of California - available for some other economic use for Tulare.  The betting is that the site located next to the world’s largest milk receiving station just might attract dairy processors or ingredient users - “big opportunity” for the community, some believe.

Locating the new Trade Center will be Fresno economist Joseph Penberra and his new Ag Zone Internet company who has termed all this agri-clustering, Ag Disneyland because of the scope and varied activities that are likely to be offered on the 500 acre campus.

Currently an alfalfa patch, this open field land right on 99 will get enough visitation, leaders believe, that it will attract major hotels and eating establishments.  Dredge says they are already in contact with some good prospects.

The planning of the complex “would be easier if we assume we can site the new freeway interchange about a mile south of Paige and north of Ave. 200, says Dredge, to allow for traffic flow.  Dredge has been trying to tread lightly on this issue since CalTrans rules have to dealt with and people who have access now don’t want to lose it.

Muddying the water somewhat is a plan to sell 20 acres next to the airport on the open market - possibly to a truck stop who has expressed interest.  This user is opposed by some who want to see the developments this gateway location be ag related and they want Ag Disneyland.  The truck stop use - an oil company believed to be Mobil is looking at other locations in Tulare and south to Pixley and up to Goshen, sources say.  The decision to announce the plans to the public that the three entities are in discussion could influence whether the city decides to sell the airport property if a bid comes in.

Not to be left out of the equation is the fate of the airport that Dredge promises to bring into the planning as well.  Knocked by some as a lightly used crop dusting airport, the airport could also be a user with the amount of visitation to the Tulare Agri Cropolis (how’s that name?) that is expected.  The location of the complex meeting rooms and trade center should give a shot in the arm to the Tulare golf course as well.

If this place will be the place to buy or sell ag products or learn about them, celebrate or ride or rope the animals, it will be especially important, says Bill Evans because of the importance of food in the future.  With the population of the world doubling in a few years - from 6 to 12 billion, food will be the key.  “They used to fight over gold - tomorrow food will be in that place,” he says.

Visalia - A draft copy of a report proposed by a task force of 29 Visalia community leaders suggests the City keep to their General Plan when siting regional retail uses in the future.  The report to be delivered to the council in early August is entitled “A Community Assessment Of Regional Retail Growth Issues” and offers 6 findings as well as commenting on 13 possible locations for regional retail in town.  The group - co-chaired by Diana Dooley representing the Central Valley Futures Institute and Phil Laird of Downtown Visalians - met weekly from early May through July to come up with their conclusions.

Among the findings:

5. City should attract new commercial and industrial employers to decrease its relative dependence on sales tax.

The findings appear to be bad news for projects in the proposal stage outside the city growth boundaries that include the big 60 acre Kashain project on 198 and Plaza, the Travis project at Caldwell and 99 and even the Westland Development project on city owned land at Akers and 198 since it is not currently zoned for development - its in an ag zone.  Two shopping center locations south of Packwood Creek might or might not be opposed by the group since they are in Regional Retail Reserve category - part of the General Plan as it exists today.  Mooney developer Don Orosco has two parcels on both sides of Mooney in escrow to build new retail south of Costco.

Now the issue will be handed to the Visalia City Council who will hear critics of the study group say the 29 member task force lacked adequate business representation and “was full of do gooders” as one put it.  Still, the council will listen to the broad based group of Visalians and suggest they don’t want too much growth - too fast especially by 99 or Plaza and 198.  Fresno developer Ed Kashain has been treading water until the council makes its mind up on whether to bring new regional retail lands not the mix.  Kashain has been working to build an 18 plex movie theater on Plaza as well as other big box retailers.  The plan had some Mooney merchants including the Visalia Mall owner upset that Mooney would lose its luster if retail uses were allowed far west of town.

The study group looked at 13 locations around town dropping the baseball stadium/commercial site at 198 and 99 after the Board of Supervisors shot it down.  On the Akers/198 site the group had both pros and cons on the site with the negative being the fact it is located in the scenic corridor and that this tie could undermine Mooney and Downtown.  Regarding the South Packwood site, the group suggested the site “has not met the criteria identified in the Land Use Element of removal of the Reserve status as well as the fact that it would continue Mooney Blvd. “which is not the best location Visalia has to offer.”

Other points made in the study included a look at developing some 20 acres of stockyards on Ben Maddox that would fit into concentric growth policy but would be costly to assemble.  It also looked at North Dinuba Blvd. that “would balance the city culturally” but might be better for neighborhood commercial than retail.  However it notes there are some 42,000 people living north of Murray in Visalia.

Task force member Karl Schoettler of the Visalia Beautification Committee suggested new projects be more pedestrian oriented with shaded walkways, outdoor seating and plazas rather than just a “sea of parking lots.”

Clark says his wife is from Tulare and he had planned a move some years ago to relocate to the area.  Clark says the lower cost of living and doing business here are  major factors of his relocating their Anaheim facility to Tulare.  “I looked in Visalia but costs were too high,” says Clark.

“We expect to establish a statewide sales force and be up to our former level of 50 jobs once fully operational,” he says.  There might be some problems here with material suppliers that are nearby in Anaheim, he says.  He hopes to find some skilled workers here who can operate the lathes and mills used to make parts.  “We’ll be looking for skilled workers although we find we have to train them ourselves,” says Clark.

Clark says he hopes to be operational in some 60 days, although it could take a full year to relocate completely to Tulare.
The company sells parts to agriculture, construction, automotive, lawnmower and aerospace industries.

Instrument Enclosures was in the building before it sold its business that then was relocated out of state.  The 18,000 sq ft building sold for $600,000, says broker George Stemolis of CB Commercial in Fresno who represented the sellers, William and Sandra Taylor who owned Instrument Enclosures.  The buyer is represented by Johnny Lancaster of Coldwell Banker Blain and Choboian.

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