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With an election only 7 weeks away, Gregory says it’s better a new council take up the controversial retail growth issue.

In addition to opposition by Planning Commission members and a community task force that presented their report last week, there is indication that the Tulare County Airport Land Use Commission (ALUC) may very well oppose the project because it includes a big theater in an approach zone (see other story).  That would force the council to approve the project by at least 4 out of 5 votes.  Supporters say the city is moving to modify their Airport Master Plan in the next few weeks and that those changes could make a difference on how the County ALUC views the Kashian project.

While there are a number of proposals to expand regional retail commercial growth in Visalia, the project that has galvanized the strongest opposition is the Kashian deal - modeled after the Fresno developer’s River Park complex in north Fresno.  It’s controversial because it is a departure from long term city growth policy that seeks to keep retail districts close in - to the population center of town.  But Gregory feels that it may benefit the town on two major scores - maybe as much as 1000 jobs and strong sales tax generation.  Gregory says “I told George (Ouzounian - agent on the Kashian deal) to go slow.”  Ouzounian is Gregory’s Treasurer for the current city council campaign and a friend.

Despite wanting to wait until after the election, Gregory is conflicted on the issue because “we know we can’t wait much longer to make a decision” on which growth projects to approve.

Ouzounian says its far too early to throw in the towel despite opposition.  In the past few weeks the project moved forward by filing a formal General Plan Amendment that starts the environmental impact process.

Gregory says after the election each retail project should be weighed on what it brings to the table and the cost to develop their projects.  Kashian for one says there would be no infrastructure cost because he is picking up that expense, for example.

The Kashian deal was proposed as far back as April 1998.  The Voice ran our first story about the project in May 1998 amid discussion of an Edwards Theater deal.  Since then there has been talk but no formal application process by the proponents until just a few weeks ago.

Ironically the limbo status of a 360,000 sq ft entertainment and power shopping center has hamstrung the development process.

The issue has divided the community - prompting a lengthy study process - the formation of a citizen task force.  That study process, it appears, is not over yet.  In the meantime the indecision has sent mixed signals to prospective retailers who might want to expand in this market.  “Right now they don’t know which way the city is heading,” says Phil Laird, co-chair of the Retail Task Force that reported to the city last week at a big joint meeting of the council and planning commission.

The upshot has been while development proposals in all parts of the city have surfaced - none have been able to move forward - to secure new tenants because of the uncertainty over future city growth policies.

“We’re all talking to the same tenants,” agrees Dave Harris of Sequoia Mall who is working to fill a 58,000 sq ft building.

The proposal to build a new center similar to Kashian’s River Park complex in north Fresno has spawned concern from both Downtown and Mooney merchants that existing commercial districts would be harmed.  They point to a similar effect the River Park development has had on Fresno, particularly Blackstone.

This past week the city council got the message loud and clear from a community task force led by Phil Laird and Diana Dooley - stick with the existing 2020 growth plan that calls for this type of development close in to existing retail districts.  Despite the message the council talked about “more study” including a market study of the need for retail although a joint meeting of the planning commission and council on the subject “brought up more questions than answers,” said council member Jim Harbottle who says he favors the Kashian project.  For one, he wonders how the Kashian project is leapfrog development while the Holiday Inn - located across the street for more than two decades - is not.

The idea of the task force study and planning commission/community meeting on  the subject was to forge a consensus on the issue and come to a decision to be presented to the council that would allow them to reaffirm the existing 2020 growth plan or make modifications rather than dealing with each new shopping center on a piecemeal basis.

Today it still isn’t clear how the projects will be evaluated forcing each to apply formally and go through a many month process to see if their project will be approved.  The upshot is more delay.

The city has not had a major new retailer come to town since Borders announced they would locate here in June 1998.  Developers say there may be as many as 10 new retailers ready to come into Visalia who have been waiting in the wings to see what Visalia decides.

Nobody has been more adamant that the Kashian project or other development near the 99 corridor could hurt existing investments than the largest retail complex in the city - Visalia Mall owned by JP Realty of Salt Lake City, Utah.

The mall is working on an expansion plan but approval of a 198/99 retail hub would gut the process, they say.
Mooney developer Don Orosco appeared at the joint hearing this past week to pour more fuel on the fire.  Orosco suggested if Costco, currently on south Mooney, moved to the Kashian project it would devastate all of Mooney saying his 50 acre project south of Packwood Creek on Mooney would bolster Mooney in part by providing a new location for Costco - the city’s number one retailer.  He claims Costco supplies 20% of the sales on Mooney and that Mooney processes some 50% of sales in the city.

Costco reportedly wants to expand its store square footage by one-third - difficult to do in its present location.  Orosco says Costco has a tenant for its existing storefront which they own.

Council member Don Landers who has been on the fence on the Kashian deal sees the apparent Tulare County Airport Commission stance as “difficult to overcome” if what he has been told by members of that Commission is right.  Still he wants to proceed with a market study as suggested by the most recent joint meeting of the council/planning commission and task force members.  Landers says he appreciates the long lead time on these decisions but “it’s better to be slow and make the right decision.”

Landers says he is concerned that Visalia could end up with few new retail shopping centers if there is a “no growth” attitude on the council.  He says the south of Packwood projects seem to have more support.  But he worries about “significant traffic problems that the developer will have to mitigate - including the building of a road.”  There will be some major expenses the developer must bear to make the project happen, he believes.

Developer Craig Mangano who continues to work with the city to attempt to buy 30 acres at Akers and 198 says he isn’t surprised the council hasn’t come to some sort of “big policy decision” figuring that the city will “work at their own pace.”

Asked if the city could absorb all 140 acres adding up the Kashian deal, Orosco deal and his own - Westland Development deal, he figures not.  But he would be happy if “the market place decides” which locations are best. “I think Mooney is one big traffic jam” and adding more retail there is “growing in the opposite direction of the city.”

Of course the same argument could be said of the Kashian deal.  One advantage a project on 198 has - the state is footing the bill for a new freeway that will whisk people east and west quickly.  There is no such north/south thoroughfare that will offer that.  Mooney is however, expected to be widened to 6 lanes in 2003.

Add up the constituency against approval for Kashian not just other developers but many old time Visalians and you see Gregory - if he wants the project to fly - will have some convincing to do.

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A key impact will be the effect of the 360,000 sq ft retail and entertainment complex on the operations of the airport.  The development is located close enough to the Visalia airport to come under the jurisdiction of the Tulare County Airport Land Use Commission who must determine if the project is consistent with the airport’s Land Use Master Plan, adopted in 1992, with permits issued through CalTrans.  The project includes a proposed 18 screen movie theater.  The center is located in the H (horizontal) zone of the airport meaning that planes sometimes circle for landing over the proposed site.

That zone says “No more than three dwelling units per acre (under traffic pattern); no schools, arenas, auditoriums or similar uses which attract large numbers of people.”

This past week proponents of the project were to meet with the airport commission which is the County’s Planning Commission and 2 pilots that also is on the panel.  But the informational presentation was postponed.

If the Airport Commission finds the project is inconsistent with the Land Use Master Plan, then the city can override the decision but only with a two thirds vote.  A two thirds vote of the city council means 4 out of the 5 city council members would have to make a finding that the project is in fact consistent with airport safety.

Still there is some talk of modifying the flight pattern at the airport to ensure that planes don’t circle the airport on the northeast side but do that on the less populated west of 99 side.  It is argued that will help keep lots of major development due to go along Plaza Dr. out of harm’s way.  To make those changes however, the city would have to go through the County Airport Commission who adopt their own rules.

The Kashian project has been controversial since it was proposed more than a year ago because of its location away from existing retail districts, 3 miles out of town.  The concern is that existing retail districts would lose tenants to a new hot spot that may draw customers from far and wide but gut long time investments that have been made on Mooney, 198 and Downtown.  Starting the environmental process appears the only way for Kashian to know for sure - will his project fly or not.

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The summit will feature testimony gathered by a consultant after one-on-one meetings with at least 40 leaders around the County and shared later.  “We think bringing in a third party to assess our needs and what’s happening is the way to go,” says Bill Maze.  Some $40,000 is to be raised publically and privately to do the study.

The Tulare County Economic Development Task Force has retained National Community Development Services, Inc. (NCDS) to assist with their efforts.  NCDS is an Atlanta based firm that is nationally recognized for economic and community development strategy and fundraising.  NCDS founder and CEO, Howard Benson will be in Visalia to facilitate the summit. NCDS has worked with over 400 communities across the country in their 22-year history. NCDS clients are gaining new job growth at a rate of 11.6% vs. the U.S. average of 4.4%, according to Terry Cusack, Sr. VP of NCDS.

The EDC has gone through another couple of tough weeks with the announcement that Bill Evans was leaving his post as top executive staffer and the announcement by the city of Lindsay that would pull out of the organization.  Visalia, too, has said they would not pay their full membership dues using the formula of sales tax revenue for this coming fiscal year due September 30.  Loss of these two public members would cut the organization’s budget by about half.

Already change in the organizational structure have been set forward with a Board decision to add 9 members from the private sector.  Maze says a nominating committee for the board has already selected the nine members.  By laws changed reflecting the 9 new private board members to add to the nine public members have been proposed as well.  Those bylaws also delete reference to the SBA - since the loan production part of the organization - the CDC - has now been spun off.

What isn’t clear is where the money to run the organization will come from - increased private donations or money public funding?  Some public members like the city of Dinuba like the consensus building part of the new equation, but don’t like the fact that the private members are likely to be from the larger cities - Visalia and Tulare - eliminating a “one town - one vote understanding” the organization has maintained, says city manage Ed Todd.  Dinuba and others voted to bring the private members on by geography so they didn’t all come from the large cities.  But that was turned down.  Maze says the organization has made an effort to pick private members from all parts of the County, however.

This is one of Lindsay’s beefs as well as lack of productive leads coming to our town, says Bill Drennen, city manager.

The original formula is based on members from 8 cities in Tulare County and one member from the County - Maze.

Maze as chair of the EDC, says the organization will hold its regular meeting in October to adopt the bylaws and approve new board members.  The membership has to vote on the seating of new board members.  “Of course there can be nominations from the floor,” he says. Private members of the organization already out number the public members but there is only public board members now.

In November he expects to get the consultant report back that could set in motion a renewed EDC perhaps restructuring itself and bring together all the chamber and redevelopment efforts to bring jobs to Tulare County.

Just where Visalia stands on the EDC is a complicated picture.  The city sent a letter to Maze September 9 suggesting they support private partners with the EDC.  But it indicates no change from the policy set that the city would pay only $81,000 for the coming fiscal year - the figure based on the percentage of the city’s population rather than sales tax.  The council will review that decision September 20, the letter from Wally Gregory says.  Gregory calls the current time a “transition period” and suggests the organization not hire an executive director for a while and reduce the EDC budget and in turn the city would continue to pay their share “on a sales tax basis during this transition period.”  Maze says this week the EDC will hold an emergency meeting to gauge Visalia’s new request.  Porterville is expected to approve a $40,000 contribution for next fiscal years dues.

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Visalia - Interim Probation Chief Stan Kephart has his good news and his bad news this week.  The good new is that the $33 million, 220 bed juvenile detention facility out at Sequoia Field is open and some 95 kids from the ancient Glenn Moran Hall in north Visalia have moved in.

The bad news is that Glenn Moran Hall was trashed by some youth as they left with doors kicked in and the lights wrecked for the second time in a matter of weeks.

More good news is that the facility is full of space, securely laid out and well lit, unlike the old hall, which was austere and dark may change some kids attitudes, he feels - for the better.  “Those same kids are more docile now,” he says, calmer in their new surroundings and convinced the doors can’t be knocked down at this state-of- the-art facility.

With the new hall not even half full, the County has been exploring the possibility of bringing in more youth from outside the County that might bring income to help pay for this place, confirmed Supervisor Bill Maze.  “I understand those discussions are going on,” he says.

Kephart confirms that the 165,000 sq ft complex - one of the few in the state that has room to spare - may house out of county youth with extended sentences.  “We put out feelers to other Counties and there is a high interest level.”  He notes that the many counties in California have no room for longer term youth and send them out of the jurisdiction and “even out of state” at great expense.

Tulare County sent 30 youth to Kern County a few years back because we didn’t have the room.  Then Kern needed the space and those youth were returned here.  They were until a few days ago housed at the Annex building and now they were moved back in the new detention facility.

At this point they don’t know how many outside youth inmates might be contracted for.

The idea here is that with a huge operational budget, not paid for by the taxpayer funded bond that built the facility, other counties can help pay the cost of operation and maintenance.  The place currently has some 100 staffers but the work load forced the County to reduce some probation programs outside the jail.  27.5 positions from Probation were cut this fiscal year while more staffers became jail custodians.

A critic of those cuts is Judge William Silveira who spearheaded Measure J that built the new hall, but now finds all this talk more bad news.

Bringing in a number of kids from out of the County “would be a breach of faith with Tulare County voters” who agreed to an increase in their sales tax for this.  He says he fears that bringing in kids from places like Fresno County would “spread gang members over county lines.”  A victim of the cuts himself, Silveira has been struggling with County leaders to restore one Probation Officer to the Drug Court he oversees that keeps kids out of juvenile hall enrolled in a highly acclaimed monitoring and rehab program.

Silveira who doesn’t mince any words when he feels strongly about an issue, calls the out of County proposal “a disastrous idea” he says even if there is room “Probation staff isn’t ready for it.”

Kephart says that every effort to cut tax payer cost on the new facility has been made including the design of the facility that allows fewer employees to monitor the youth and the fact that the facility has all the venues needed in- house - without the safety concerns and cost of transporting prisoners.  Instead medical, counseling, the court itself and office for the DA and County Counsel are all at the facility.  Still the expense of the project’s day to day operation has had County officials scrambling to fund it.  The out of County juveniles could bring in some millions of dollars to help carry the burden.

The Tulare County Grand Jury criticized the County in the most recent report for floating a large debt issue - Certificates of Participation - bond issues that don’t require public input in part because of the major criminal justice expenses we were about to undertake - a half dozen major capital projects to help fight crime.  Now, some say, we must pay the piper.

It was the Grand Jury that suggested the County hold more “well advertised public meetings” instead of telling the taxpayers after the fact.

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Visalia - Kaweah Delta is taking a new look at establishing a second Lifestyle Center in the eastern quadrant of Visalia.  The matter came to a district board property acquisition subcommittee in closed session.

The board is responding to a proposal by a private developer to build a complex and lease it back to Kaweah Delta thereby not encumbering the health care district’s capital fund.

“There’s no doubt there is need,” says Lifestyle Center physician Dr. Ron Marconi.  “We’re absolutely out of space.”

At the big Akers wellness center that rocks and rolls day and night with everything from busy execs working up a sweat after work to families who traipse in at all hours and seniors, cardiac patients and recovering surgical patients who use the specialized gym equipment in their recovery process.

Kaweah VP Dena Cochran says the board will look at the “need” for the center and opportunity to expand the wellness concept to other populations including cooperative effort with the schools.  The Lifestyle Center does well appealing to relatively middle class people but not so well in attracting the working poor, for example.

The idea of a Lifestyle as a medical treatment center is cost effective, says Dr. Marconi - it’s the lowest cost treatment based on prevention.  “It makes the district money too.”

The 50,000 sq ft center boasts some 8400 members.  “We’re seeing more people coming in regularly and staying longer at the center,” says Cochran.

But Cochran cautions the district “ is not ready to jump into this project” without plenty of study.

In the past few years the district has looked at establishing a second center only to get political flack from private gyms who feel the district is using tax payer money to compete with them.  Hospital officials believe the wellness center is medically based and therefore fits into the mission of Kaweah Delta.

No word on where the district is looking to locate a new Lifestyle Center or who the development proposal is from.

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Visalia - Visalia's Fabulous Fox: A Theater Story" is scheduled for mid-November delivery.  Only a limited number of copies are being printed.  Friends of the Fox Research Committee encourages everyone to reserve their copy at the special pre-publication offer of $29.95 + tax.  Those interested have only thirty days left to take advantage of the big $10 savings.  After October 15th, the retail price will be $39.95 + tax.

For almost two years the Fox Historical Research Committee has conducted interviews and gathered photographs and memorabilia while researching the history of the Fox Theatre.  "Visalia's Fabulous Fox" will tell the wonderful story of the Fox Theater, beginning in 1929, and capture more than seventy years of history about Visalia's most distinguished landmark.  Readers will learn about the details of the theater's original construction, the grand opening gala and stage shows.  The book will include wonderful memories of contests and give-aways, the Fox kiddie Club, pigeons in the clock tower, the famous genie and the many past employees.  The final chapter will reflect upon the preservation and restoration efforts by Visalia Friends of the Fox and celebrates the theater's grand opening as a Performing Arts Theater.

This magnificent book (published locally by Josten's Printing & Publishing) will feature over 200 pages, beautifully hard-bound with dust jacket, and will include a large collection of photographs and illustrations (some never before published).  Over 100 folks have been interviewed and have shared their colorful Fox memories with the research committee.  The text is written by veteran author Newell Bringhurst, with forward by noted historian, Annie R. Mitchell.

All proceeds beyond printing costs will go for further restoration of the theater.  For further information, call Friends of the Fox (559) 625-1FOX.

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The above stories are the property of The Valley Voice Newspaper and may not be reprinted without explicit permission in writing from the publisher. 

September 15, 1999