Lodi residents get primed on redevelopment district

Debbie Olson, left, and Keith Land write down some suggestions for redevelopment during a meeting at the LOEL Center in Lodi on Thursday night. (Angelina Gervasi/News-Sentinel)

Lodi residents get primed on redevelopment district

Public meeting sheds light on community planning tool

By Chris Nichols
News-Sentinel Staff Writer

Friday, January 25, 2008 6:55 AM PST

Comments (20 comment(s))

Redevelopment.

The clunky term isn't easy to comprehend.

But city of Lodi leaders Thursday night shed more light on it during a public workshop — showing how other cities have used the planning tool to spark life in their previously sluggish communities.

Redevelopment leaders from Livermore and Manteca spoke at the meeting, held at the LOEL Center and attended by roughly 50 residents, local businesspeople and city officials.

"Redevelopment has been used as the economic stimulus to get private business going," said John Novak, Manteca's deputy city manager, noting that shopping and entertainment projects — including the Big League Dreams softball complex — have flourished in the city since redevelopment was put in place.

Redevelopment is a tool cities use to keep a greater amount of a neighborhood's property taxes local. The money gathered, or issued in bonds, allows cities to make improvements benefiting that community, from fixing sidewalks to building libraries or affordable housing.

The Lodi City Council will vote this summer whether to establish a redevelopment district.

Local leaders are hoping the process will pay off the way it has for Livermore. Property values in that city's downtown redevelopment area have soared from $125 per square foot to $390 per square foot, said Rob White, Livermore's redevelopment agency director.

A sample of redevelopment requests jotted down by residents at meeting

"All weather outdoor sports facilities."
"Sunset theater renovation."
"More recreation centers for youth!"
"Pedestrian crossing over the railroad between Century and Salas Park"
"Affordable financing to encourage private investment"
— News-Sentinel staff.

If the city approves redevelopment, what kind of projects should it focus on?

Asked at Thursday night's redevelopment meeting

“

More accessibility. Curbcuts with access to the corners for wheelchairs. If you go up and down (Lodi Avenue), nearly no corner has a curb cut.

”

Jon Ibarra
Lodi

“

Decent, safe, senior housing. ... As the baby boomers come about, and they're already here, there's going to be a huge demand for decent, safe, senior affordable housing. And they deserve it, they work hard.

”

Keith Land
Lodi

“

Revitalizing maybe Sacramento Street.

”

Dusty Wilton
Lodi

“

The streets, sidewalks, the landscaping and the (installation of) water meters. ... You've got to start from (the ground) and move up.

”

Eileen St. Yves
Lodi

“

I don't know what can be done. I know (the Eastside) does need improvement. For me, it's really new.

”

Stephen Holck
Herald

"It really is a dramatic change," he said, describing the lively and pedestrian-friendly downtown core the city has helped form.

Most residents at the meeting, which included numerous business owners, developers and real estate professionals, said they supported redevelopment in Lodi.

A few said they were unsure about the idea.

And one very vocal critic said Lodi is headed down the wrong path.

"What you failed to tell the people is all the money you're giving the developers (through redevelopment)," said Georgianna Reichelt, of Manteca, following White's presentation. "How much is that costing us taxpayers? ... You need to tell both sides of the story."

White said most of the $30 million Livermore issued in bonds has gone toward public projects, like a downtown parking structure and street realignments. He said less than $1 million has been given to private developers, typically through $10,000 or $20,000 incentives that help them initiate a new business.

Lodi City Manager Blair King said the city has two options to finance redevelopment projects, should the tool be approved this summer.

It could do a "pay as you go" approach, where the city would wait for property values to increase in the redevelopment district, taking the greater share of property tax as it accumulated.

Or it could issue redevelopment bonds. That would require the city to prove its ability to pay off the bonds, prior to issuing them.

Under that scenario, the city would have 30 years to help spur redevelopment projects, and 15 additional years to pay off the bonds.

"It's probably one of the most secure bonds," said Jim Krueger, Lodi's deputy city manager and finance chief.

Contact reporter Chris Nichols at chrisn@lodinews.com.

Reader Feedback

Cogito wrote on Jan 26, 2008 5:23 PM:

" I can imagine "taxpayer". It's been many years since I've been to the flea market, and it was a nightmare then. The northbound freeway exit can back up traffic to the Dry Creek bridge, and even farther. I think the overwhelming majority of those who go there are from out of town. I've only been there twice in all the years it's been there. I don't think there's anything for sale there that I'd either want or need. "

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Taxpayer & Citizen wrote on Jan 26, 2008 9:17 AM:

" And, Cogito, there are also many good old girls. Many of them wear the pants in the family, too. Many are transplants from other areas and most of the good old boys and girls attained their wealth through inheritance, and in some instances, very questionable deals. When you're a good old sumthin', there are no laws or rules to follow. You take what you can get, anyway you can get it. "

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Taxpayer & Citizen wrote on Jan 26, 2008 9:13 AM:

" Cogito, I used to love the Galt flea market and now it's just the same vendors with chinese junk and cheap clothing and wares. My wife and her girlfriend were vendors out there for years and quit 10 years ago when they expanded. It's still fun and not really so nice and the parking sucks with the vendors taking up too much parking with their large trucks and trailers.

My wife and I went once last summer and there were two old time vendors left that they used to every week out of a dozen and a half or so.

It's sad that it's turned into just another commercial venture and not a family oriented event like it used to be. "

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16925 wrote on Jan 26, 2008 9:02 AM:

" Cogito, Thank you for answering my question. I guess all the cc are good ole boys and girls. We have many in Lodi. Sounds like that is a good thing! "

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Cogito wrote on Jan 25, 2008 10:52 PM:

" And guys, I'd be willing to bet I could easily afford to live in YOUR neighborhood. I just choose not to. "

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Cogito wrote on Jan 25, 2008 10:31 PM:

" Finally, I decided to establish myself in business years ago in Lodi. The people of Lodi have taken me in and embraced me as a businessman. Many of them are the good old boys (and women). I've found them to be warm and generous people. They never look down on me because I live in Galt. Many of them will traverse a crowd of people just to shake their friends hand when they see me. Yes, there have been some slimeballs, but everyone knows who they are. I'm proud of the guy I see in the mirror everyday, are you? "

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Cogito wrote on Jan 25, 2008 10:13 PM:

" Hey taxpayer and 16925, I'll answer a few here. The "good old boys" are the people who have grown up in Lodi, or have lovingly adopted it. They love it enough to be proactive in making their community a better place to live' instead of bitterly sitting on the sidelines complaining because they haven't got theirs. You don't have to be a "boy" to be one either. Old Sacramento was a rundown area with nothing going for it before redevelopment. Look what it is now. Do you think the money spent there hasn't paid off HUGE! Have you ever tried driving through there on a weekend? Do you honestly think all those people LIVE there? As for the Galt flea market, that thing is a CASH COW! Everywhere I go, when I tell people I'm from Galt, They've only heard of it from the flea market. It puts MILLIONS in the city coffers every year. The only thing Lodi has to match it monetarily is the wineries. Which I gladly do my part to support. I'm proud to be a Galtonian, so taxpayer, don't sully up my town by moving here. We have our standards. "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:46 PM:

" And just what "improvements" are you talking about, cogito? The leaky sewers and water mains? The ground and groundwater pollution? The cracked, broken and crumbled sidewalks? The water meters that need to be installed? Maybe a shelter for the homeless so the "tourists" won't see them on the streets downtown panhandling? Now those would be improvements, but they won't happen because Lodi is broke and needs this redevelopment scheme to keep the funds flowing to the good old boys instead of paying their bills. "

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16925 wrote on Jan 25, 2008 9:38 PM:

" What happened to my blogs? "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:34 PM:

" The good old boys are the wealthy, well connected, tied together, disliked group of people who bully, buy or just plain steal to control an area that's similar to a gangs territory. They are found in the city government, city councils, Chamber of Commerce, city employee lapdogs, and city employees from city attorney and manager on down. They have their own set of rules and are like the police and fire, always protecting one another in bad times. Any other definitions to add to the list? I know I've missed plenty,not even getting into the realty, development and building rats in this area. "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:27 PM:

" And, cogito, those good old boys are the only ones in town who can afford 30-50 dollars a ticket to see Johnny Cash at the refurbished high school. It's more like free or low cost child care and services for the connected, and other unnecessary programs for those who need it the least. What's so good about Hutchins Street Square when it loses 1.5 million per year? Again, you must have that Galt flea market mentality. "

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16925 wrote on Jan 25, 2008 9:26 PM:

" I would love to see Lodi as a tourist destination. How do you think redevelopment will help? Cogito, your thought please. "

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16925 wrote on Jan 25, 2008 9:23 PM:

" What in the heck is a "Good Ole Boy"? People who have lived here a long time? People who volunteer? People who own businesses? Government? What? Please provide insight, Cogito, as you seem to know something? "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:23 PM:

" cogito, Lodi a tourist destination with dumpholes Galt on the north and Stockton on the south? I've been hearing this tourist destination for over 20 years. There once was the Wine & Roses Bed & Breakfast and now it's gone and just another overpriced motel. Just what do you think would attract tourists to Lodi? Maybe the new franchise pot&pan franchise downtown, or the new super Walmart? I can sure tell you live in dumpville, Galt. "

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Cogito wrote on Jan 25, 2008 6:53 PM:

" Public money, well administrated, spent on projects such as this can be very positive things for the community. The amount of outside money that can be brought in by making Lodi a tourist destination could be substantial. Not to mention , the improvements will make Lodi even more lovable. That would make the money being spent by tourists a return on investment. You have to give outside people a reason to exit the freeway and spend their money. The Winegrape Growers Commission has been doing a great job putting Lodi on the map. Wine and Roses has become a very high class feather in Lodi's cap. Hutchins Street Square is, and is becoming even more of, something Lodians should be very proud . Especially the way the community rallied to pay for, and save, their old high school. Lodi now has some pretty high class entertainment making stops here. The 'good old boys' had a lot to do with these things, and I applaud them for it. I'll give them the benefit of the doubt until they prove otherwise. "

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mp wrote on Jan 25, 2008 5:14 PM:

" Point #1) My problem with redevelopment is the abuse of government subsidy. I have a real problem with giving obscene subsidy to "for profit" businesses. My tax dollar was not intended for that use.
Point #2) Taking my property to give to a developer so they can make a profit is obscene.

I really hope Lodi does not go down the same road as Stockton. It may be a good place today, but Stockton abused a lot of people to get there. I don't know if the trade off is worth it in Lodi. Lodi don't have the same kinds of problems as Stockton. Besides, Stockton downtown may look good, but all the homeless just have a better place to hang their hats.

Just my thoughts on the article. "

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jungleplant wrote on Jan 25, 2008 2:46 PM:

" I own a house on lodi ave. between smart and final and cherokee lane , anybody , should i sell now or wait, ted "

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commonsense1 wrote on Jan 25, 2008 11:38 AM:

" Taxpayer....No I don't get your point. Are you suggesting the improvements made in Stockton have had a negative impact? They have transformed the waterfront into a great place for the entire family. Do you think that would have happened without the redevelopment money. By the way, I don't live in Stockton, just used a little commonsense. "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:50 AM:

" Just look at Stockton. Redevelopment brought them a new waterfront, ballpark, arena and a new city funded fancy hotel in front of the arena. Now it's going to bring a Paragary's restaurant to that area to the tune of being subsidized about 2.5 million by the city and 5 free years of lease. They will also use PRIVATE EMINENT DOMAIN to achieve their redevelopment goals. They too said they wouldn't use PUBLIC EMINENT DOMAIN. Lodi will use the same dirty tactics and when an issue as important like this comes up, they're going to approve it because they are going to be the same shysters who'll grant many of those funds to their friends and the good old boy network in Lodi.

Your first project will probably will be the Wine & Rosewood high rise hotel in downtown Lodi. Get my point? "

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Taxpayer & Citizen wrote on Jan 25, 2008 9:43 AM:

" Here we go again with another new pyramid type scheme to benefit the good old boys, the wealthy and the city coffers. With Lodi's credit rating being upgraded from terrible to only half-terrible, who do you think is going to buy any bonds issued by Lodi? "

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