Consultant Advocates Revival in Martinez
By Corey Lyons
Contra Costa Newspapers
Feb. 3, 2004
Capping months of speculation, a city-hired consultant has concluded that the commercial core of downtown Martinez, including its aging marina, is ripe for redevelopment.
The $36,000 study has drawn considerable interest in Martinez, which is divided over whether the city should establish a redevelopment agency.
Critics say redevelopment would ruin the city's small-town charm, while proponents argue that it would provide a financial tool to revive the drowsy county seat.
Keyser Marston Associates Inc., of Los Angeles, conducted a sweep of the city to analyze whether Martinez had sufficient "blight," a legal finding required to create a redevelopment area.
The firm, wrapping up a highly anticipated study Friday, identified downtown as a feasible redevelopment project, giving supporters a boost. In its preliminary report, the consultant, criticized by redevelopment opponents for taking too long, identified several issues that could be addressed by setting up a district:
*Dilapidated ferry pier and docks at the marina, which is dragged down by a costly silt buildup;
*More than two dozen unreinforced masonry buildings that have not had seismic upgrades;
*Abnormally low lease rates downtown;
*Inadequate building sizes, stagnant property values and severe parking shortages;
*A pattern of sliding retail sales during the past 10 years.
Keyser Marston narrowed its focus to the city's aging commercial core, saying it was the most logical place to establish a redevelopment boundary.
"This assessment," the report said, "was based on the apparent limited amount of business activity and a tenant composition that had a preponderance of second-hand stores, suggesting a decline in economic conditions."
Even so, the consultant said a more comprehensive blight and financial analysis would be necessary to begin the steps of forming rigid redevelopment areas. In that case, "the boundary could expand or contract from that studied."
The issue of redevelopment has long been a testy one in Martinez. Measure M, which asks voters whether the city should establish a redevelopment agency, appears on the March 2 ballot.
Redevelopment allows cities and counties to designate blighted areas and collect a larger share of property taxes within those districts. The added revenue, or tax increment, is used to pay for new construction, street and sewer repairs and other projects.
In September, the city hired Keyser Marston to carry out a 90-day feasibility study in which it would identify areas considered blighted.
The study, which took nearly 120 days, zeroed in on the city's 44-year-old marina, dogged by a costly silt buildup problem that has left nearly half of its slips empty. The old pier is a piece of twisted wreckage ringed by a chain-link fence.
Dock fees and other marina revenues at competitive market rates do not support an estimated $16.5 million to renovate the marina, Keyser Marston said.
In addition, the firm indicated that downtown sales tax has slid 13 percent between 1992 and 2002, despite a slight population growth.
The problems include buildings that are too small to accommodate anchor retailers, a huge off-street parking deficit and extremely low lease rates that "cannot support a major rehabilitation" project.
"I think what we are looking for here," Mayor Rob Schroder said, "is if there is enough evidence of blight in Martinez, in general, to take the next step."
Schroder, who supports redevelopment, said Monday that he had not fully analyzed the study results.
Contra Costa Newspapers
Feb. 3, 2004
Capping months of speculation, a city-hired consultant has concluded that the commercial core of downtown Martinez, including its aging marina, is ripe for redevelopment.
The $36,000 study has drawn considerable interest in Martinez, which is divided over whether the city should establish a redevelopment agency.
Critics say redevelopment would ruin the city's small-town charm, while proponents argue that it would provide a financial tool to revive the drowsy county seat.
Keyser Marston Associates Inc., of Los Angeles, conducted a sweep of the city to analyze whether Martinez had sufficient "blight," a legal finding required to create a redevelopment area.
The firm, wrapping up a highly anticipated study Friday, identified downtown as a feasible redevelopment project, giving supporters a boost. In its preliminary report, the consultant, criticized by redevelopment opponents for taking too long, identified several issues that could be addressed by setting up a district:
*Dilapidated ferry pier and docks at the marina, which is dragged down by a costly silt buildup;
*More than two dozen unreinforced masonry buildings that have not had seismic upgrades;
*Abnormally low lease rates downtown;
*Inadequate building sizes, stagnant property values and severe parking shortages;
*A pattern of sliding retail sales during the past 10 years.
Keyser Marston narrowed its focus to the city's aging commercial core, saying it was the most logical place to establish a redevelopment boundary.
"This assessment," the report said, "was based on the apparent limited amount of business activity and a tenant composition that had a preponderance of second-hand stores, suggesting a decline in economic conditions."
Even so, the consultant said a more comprehensive blight and financial analysis would be necessary to begin the steps of forming rigid redevelopment areas. In that case, "the boundary could expand or contract from that studied."
The issue of redevelopment has long been a testy one in Martinez. Measure M, which asks voters whether the city should establish a redevelopment agency, appears on the March 2 ballot.
Redevelopment allows cities and counties to designate blighted areas and collect a larger share of property taxes within those districts. The added revenue, or tax increment, is used to pay for new construction, street and sewer repairs and other projects.
In September, the city hired Keyser Marston to carry out a 90-day feasibility study in which it would identify areas considered blighted.
The study, which took nearly 120 days, zeroed in on the city's 44-year-old marina, dogged by a costly silt buildup problem that has left nearly half of its slips empty. The old pier is a piece of twisted wreckage ringed by a chain-link fence.
Dock fees and other marina revenues at competitive market rates do not support an estimated $16.5 million to renovate the marina, Keyser Marston said.
In addition, the firm indicated that downtown sales tax has slid 13 percent between 1992 and 2002, despite a slight population growth.
The problems include buildings that are too small to accommodate anchor retailers, a huge off-street parking deficit and extremely low lease rates that "cannot support a major rehabilitation" project.
"I think what we are looking for here," Mayor Rob Schroder said, "is if there is enough evidence of blight in Martinez, in general, to take the next step."
Schroder, who supports redevelopment, said Monday that he had not fully analyzed the study results.
posted by Corey at 9:48 AM
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