HomeMy WebLinkAbout07/20/01 B A K E R S F I E L D
OFFICE OF THE CITY MANAGER
MEMORANDUM
July 20, 2001
TO: Honorable Mayor and City Council
FROM: Alan Tanc~ ~anag~er
SUBJECT: General Information
1. Council member Carson reports she is on the mend after her knee surgery and
intends to be at the City/County meeting next Monday.
2. Both the red light enforcement and the constituent tracking software programs have
lost some time due to technical and negotiating problems. We are resuming efforts
to get both moving.
3. The three leases from Olmscheid are in - they are very lengthy and are in legal
review.
4. Economic and Community Development has provided a draft of the Economic
Study for Southeast Bakersfield for your review. This is the special focus on Union
and Lakeview.
5. Centennial Garden staff is proposing to increase the parking rates from $3 to $5 on
August 1st. This was mentioned in their budget presentation. Per the enclosed
survey of California arenas, the rate would still be lower than what most of the other
facilities currently charge.
6. A memo from Telecommunications is enclosed regarding County preemption of
some re-broadcasts of City Council meetings due to County re-districting meetings.
7. A memo from Traffic Engineering is enclosed on the Fox Theater's proposal to
close 20th Street. It is OK traffic-wise, but will cost parking is the conclusion.
8. The Special Enforcement Gang violence Report for June is enclosed.
9. Currently under discussion is a joint project between the Recreation and Parks
Department and the Solid Waste Division to develop a small nursery for growing
trees to use in development of the urban forest. A memo from our Urban Forester
is attached which details the plan.
Honorable Mayor and City Council
July 20, 2001
Page 2
10. The Large Cities Executive Forum (cities over 200,000) was very useful in
comparing our projects and programs to those of others. As I am sure you have
seen at League events, Bakersfield usually compares quite favorably.
11. Enclosed is a letter of appreciation from Don Murfin, Chairman of the Board of the
Kern County Museum, in response to the City Council's decision to use CDBG
funds for improvements in front of the Museum.
12. Congratulations to Jeff Bryson of the Building Department! Jeff received
certification from Governor Davis and Secretary of State, Bill Jones that his
appointment to the State Building Standards Commission has been confirmed by
the State Senate. Only 10 people are appointed to this Commission, and they are
responsible for adoption of codes regulating construction in the State.
13. Responses to Council requests are enclosed, as follows:
Councilmember Couch
,, Review of request regarding the Cops, Cars and Kids event.
cc: Department Heads
Pam McCarthy, City Clerk
Trudy Slater, Administrative Analyst
BAKERSFIELD
Economic and Community Development Department
MEMORANDUM
July 18, 2001~
TO: Alan Tandy, City Manager ~__~,~.~\~,,r ~
FROM: Donna Kunz, Economic Development Director
SUBJECT: Economic Study for Southeast Bakersfield
Attached for your review and comment is a draft of the Economic Study for Southeast
Bakersfield. The study was initiated at the request of the Southeast Project Area Committee,
which felt their area required a study similar to the one done to market the area south of the
Convention Center, which lead to the development of the City Center Project. The SE PAC
wanted the study to encompass the commercial corridors along Union, Lakeview and
Cottonwood. The economic analysis was to determine what businesses or uses have the
greatest potential to succeed and to identify some key sites which would be best for
development. An executive summary at the beginning of the report outlines the retail market
demand, potential development sites, and recommendations for each corridor segment.
To determine the retail market demand for each corridor, the study determined the estimated
household spending demand for each area surrounding the corridor. By analyzing the number
of households and household incomes, the study estimated the amount of retail spending that
occurs within various sales categories. It also detailed the approximate retail sales occurring
currently in the area based on actual taxable sales. The difference between the two is the retail
sales "leakage" from the area that represents an opportunity for new retail expansion.
While the study outlines total sales leakage of over $88 Million in the area, the amount of retail
sales demand in each store category determines the potential viability of a retail establishment
willing to locate in the area. Many of the store categories required average sales above what
was available from the defined area. This indicates it would be difficult to convince a store to
locate in the area which doesn't generate enough retail spending for their type of store.
Overall, the study is showing there is the potential within specific retail categories to attract
some retail/commercial stores. Due to number of households, incomes and traffic counts
attraction of retail uses is more viable on Union Avenue. The corridors of Lakeview Avenue and
Cottonwood Road do not have sufficient households and income levels to attract as many
types of retail uses. These areas will be slower to develop retail uses, but can speed up the
potential by creating more households (new housing) and higher income levels (new jobs).
Upon review, please provide your input on the draft study which we will pass on to the
consultant in order to finalize the study.
S:\REDVAREA~DE Eco Study~AT memo - draft study ADE.wpd
SOUTHEAST BAKERSFIELD
REVITALIZATION STUDY
DRAFT REPORT
DEVELOPMENT
ECONOMICS
SOUTHEAST BAKERSFIELD
REVITALIZATION STUDY
DRAFT REPORT
July 13, 2001
Prepared for
City of Bakersfield
Economic and Community Develoment Oepartment
I
Prepared by
Applied Development Economics
I ~' 2029 University Avenue · Berkeley, CA 94704 · (510) 548-5912
2019 J Street · Sacramento, CA 95814
www.adeusa.c0m
I
CONTENTS
EXECUTIVE SUMMARY
A. Market Demand for Retail Services ............................................................................................. i
B. Inventory of Development Site Opportunities
C. Competition for Retail Investment ............................................................................................ vi
D. Current Policies, Programs, and Business Incentives for Southeast Bakersfield ............... vii
E. Recommendations ........................................................................................................................ ix
1. PROJECT BACKGROUND AND STUDY AREA TRENDS .................................................. 1
2. EXISTING CONDITIONS ALONG THE COMMERCIAL CORRIDOR STUDY
AREA 4
2.1 Segment #1 - Union Avenue between California and Brundage .......................................... 5
2.2 Segment #2 - SOUTH Union Avenue between Brundage AND PLANZ ........................ 7
2.3 Segment #3 - SOUTH Union Avenue betxveen PLANZ and white lane ........................... 9
2.4 Segment #4 - Lakeview Avenue between California and Brundage .................................. 10
2.5 Segment ~¢5 - Cottonwood Road Between Brundage and E. Planz Road ........................ 11
2.6. Section ~6 - Cottonwood Road between E. Planz Road and Pacheco ............................ 12
3. SITE DEVELOPMENT OPPORTUNITIES .............................................................................. 13
3.1 Site Development Opportunities Along Union/South Union Avenue ............................. 13
Site 1' Jamieson Site ................................................................................................................... 13
Site 2: Turner Motel ................................................................................................................... 15
Site 3: Old Chapparet Motor Inn Site ..................................................................................... 15
Site 4: Jack in the Box site - NE Corner of Union Avenue and Brundage ....................... 15
Site 5: Former Shell Station - SW Corner of South Union and Brundage ........................ 16
Site 6: Former Plunge Pool Site ............................................................................................... 16
Site 7: Bakersfield Airpark
Site 8: Nighbert Site at the South Chester and South Union Triangle ............................... 16
3.2 SITE DEVELOPMENT OPPORTUNITIES ALONG LAKEVIEW AVENUE
AND COTTONWOOD ROAD .................................................................................................. 17
Site 9: Panatoni site at southeast corner of Lakeview and Brundage ................................. 17
Site 10: Vacant land at southxvest corner of Lakeview and Brundage ............................... 18
4. MARKET DEMAND FOR NEIGHBORHOOD SERVICES ................................................ 19
4.1 Market Demand for Corrm~ercial Services along Union Avenue (California to Brundage)19
I, CONTENTS
I EXECUTIVE SUMMARY
A. Market Demand for Retail Services ............................................................................................. i
' '1 B. Inventory of Development Site Opportunities ........................................................................ iii
I C. Competition for Retail Investment ............................................................................................ vi
D. Current and Business Incentives for Bakersfield
Policies,
Programs,
Southeast
vii
E. Recommendations ........................................................................................................................ ix
i 1. PROJECT BACKGROUND AND STUDY AREA TRENDS .................................................. 1
2. EXISTING CONDITIONS ALONG THE COMMERCIAL CORRIDOR STUDY AREA4
I 2.1 Segment #1 - Union Avenue between California and Brundage .......................................... 5
2.2 Segment #2 - SOUTH Union Avenue between Brundage AND PLANZ ........................ 7
I~ Segment - PLANZ and white lane ........................... 9
2.3
#3
SOUTH
Union
Avenue
between
2.4 Segment #4 - Lakeview Avenue between Cahfornia and Brundage ..................................10
i Segment - Brundage and E. Planz Road ........................ 11
2.5
#5
Cottonxvood
Road
Between
2.6. Section ~¢6 - Cottomvood Road between E. Planz Road and Pacheco ............................ 12
, 3. SITE DEVELOPMENT OPPORTUNITIES 13
3.1 Site Development Opportunities Along Union/South Union Avenue ............................. 13
'1 Site 1: Jamieson Site ............................................................................... 13
Site 2: Turner Motel ................................................................ 15
~1 Site 3: Old Chapparel Motor Inn Site ..................................................................................... 15
Site 4: Jack in the Box site - NE Corner of Union Avenue and Brundage ....................... 15
i Site 5: Former Shell Station - SW Corner of South Union and Brundage ........................ 16
Site 6: Fo~mer Plunge Pool Site ............................................................................................... 16
,~, Site 7: Bakersfield ALrpark ........................................................................................................ 16
Site 8: Nighbert Site at the South Chester and South Union Triangle ............................... 16
3.2 SITE DEVELOPMENT OPPORTUNITIES ALONG LAKEVIEW AVENUE
: AND COTTONWOOD ROAD .................................................................................................. 17
Site 9: Panatoni site at southeast corner of Lakeview and Brundage ................................. 17
'1 Site 10: Vacant land at south\vest corner of Lakeview and Brundage ...............................18
4. ND[RICET DEMAND FOR NEIGHBORHOOD SERVICES ................................................ 19
I 4.1 Market Demand for Commercial Services Union Avenue 9
along
(CaUrornia
to
Brundage)
1
Site Development Opportunities along the Union Avenue Corridor ................................ 19
!
Development Opportunities along the Union Avenue Corridor ................................ 19
Site
4.2 Market Demand for Commercial Services along South Union Avenue (Bmndage To
White Lane) ................................................................................................................................. 21
Site Development Opportunities along the South Union Avenue Corridor .................... 22
4.3 Market Demand for Commercial Services along Lakeview Avenue (California To
Brundage) .................................................................................................................................... 23
Site Development Opportunities along the Lakeview Avenue Corridor .......................... 23
Site #9: Panatoni site at southeast corner of Lakeview and Bmndage .............................. 25
Site # 10: Vacant land at southwest corner of Lakeview and Brundage ............................ 25
Demand for Commercial Services along Cottonwood Road (Brundage to
4.4
Market
Pacheco) .................................................. : ................................................................................... 25
Site Development Opportunities along the Cottonwood Road Corridor ......................... 26
5. MARKET DEMAND FOR REGIONAL RETAIL SERVICES ............................................. 27
Opportumues to Attract a Regional Shopping Center..~ ............................................................. 27
Opportumues to Attract an Additional SuPermarket .................................................................. 27
Opportunmes to Attract Discount Stores ..................................................................................... 28
Opportumnes to Attract Warehouse Clubs .................................................................................. 28
Opportumues to Attract National Chain Drag Stores ................................................................ 28
Opportumnes to Attract Building Materials and Home Furnishings Establishments ........... 28
Opportumnes to Attract Additional Auto Dealers ...................................................................... 28
6. RETAIL COMPETITON .......................... - 29
7. AVAILABLE INCENT1ATES .......................................................................................................... 30
8. RECOMMENDATIONS
APPENDICES
APPENDIX A Supplemental Tables
APPENDIX BADE Retail Model Methodology
APPENDIX C Bakersfield Enterprise Zone Map
D Industrial Zoned Land Parcels Along Cottonwood Road and South Union
APPENDIX
!
!
FIGURES
Figure 1 Union Avenue and Lakeview/Cottonwood Corridor Study Area ................................... 1
Figure 2 Population Growth in Kern County, Bakersfield, and Redevelopment Project Area... 3
Figure 3 Average Household Income in Kern County, Bakersfield and Redevelopment
Project Area 2000 .................................................................................................................... 3
Figure 4 Percentage of Hispanic vs Non-Hispanic Population m Bakersfield and
Redevelopment Project Area ................................................................................................. 3
Figure 5 Neighborhood Market Demand Indicators for Union and
Lakeview/Cottonwood Commercial Corridors .................................................................. 4
Figure 6 Inventory of Existing Businesses along Union Avenue and
Lakeview/Cottonwood Corridors ......................................................................................... 6
Figure 7 Neighborhood Market Area for Union Avenue ................................................................. 7
Figure 8 Neighborhood Market Area for South Union Avenue
(between Bmndage and Planz Road) .................................................................................... 7
Figure 9 Neighborhood Market Area for South Union Avenue
(betxveen Planz and Pacheco)
9
Figure 10 Neighborhood Market Area for Lakeview Avenue ........................................................ 10
Figure 11 Neighborhood Market Area for Cottonwood Road
(betxveen Brundage and Planz) .......................................................................................... 11
Figure 12 Neighborhood Market Area for Cottomvood Road
(between Planz and Pacheco) ............................................................................................ 12
Figure 13 Key Commercial Development Sites along Union and Lakevie~v Corridors ............. 14
TABLES
Table 1 Cormnercial Market Analysis for Union Avenue (Segment 1) ......................................... 20
Table 2 Commercial Market Analysis for South Union Avenue (Segments 2 & 3) .................... 22
Table 3 Commercial Market Analysis for Lakeviexv Avenue (Segment 4) .................................... 24
Table 4 Commercial mo. rket .Analysis for C, ,i tomvood Road (Segments 5 & 6) ......................... 25
EXECUTIVE SUMMARY
The purpose of this study is to analyze the economic development opportunities and
recommend specific action steps that can be taken to revitalize the two main commercial
through Bakersfield. The residents of the Southeast Bakersfield Project
corridors
Southeast
Area have among the lowest incomes of any citizens in California. They lack access to a
supermarket and other types of commercial services common to other urban communities.
After many years xvithout basic retail services, the situation may change if current proposals to
build both a Food 4 Less and an Albertson's within the project area are implemented.
A. MARKET DEMAND FOR RETAIL SERVICES
Union/South Union and Lakeview/Cottonwood run approximately 4.5 miles in length and
have a variety of business districts that serve distinctly different neighborhoods. Accordingly, a
analysis was completed for four segments of the two commercial corridors. The
retail
market
market analysis quantifies local spending that each segment of the corridor can realistically
capture as described beloxv.
Market Demand Along Union Avenue (Between California and Brundage)
Properties along Union Avenue betxveen California and Brundage have served a regional
function since the time that Union Avenue was the old Highxvay 99 thoroughfare. Union
Avenue is a major traffic corridor absorbing between 35,000 and 40,000 vehicles per day. There
are 15 businesses that cater to the spending needs of the surrounding neighborhoods. The
proposed Food 4 Less will be a major addition to the neighborhood and local business
community.
The presence of eight motels in various states of disrepair stands out along Union Avenue. At
least two old motels have been abandoned, one is being demohshed, and others have become
residential motels. Nearly every building along Union Avenue is in need of repair and some
buildings require demohtion
Retail establishments along Union Avenue serve neighborhoods with approximately 9,900
persons and an average household income of $25,300. Neighborhood residents spend $30.2
n~llion on retail services, with $28.4 million of the spending lea-king out of the area. The data
indicates that there is only $5.5 million of neighborhood supermarket spending available to
capture by Food 4 Less.
Al~plied Development £¢onomics Page i
I
Market Demand Along South Union Avenue and White
(Between
Brundage
Lane)
South Union Avenue, between Brundage and White Lane covers appro.',srnately three miles of
I roadway where congestion is significantly reduced and average daily traffic (ADT) counts drop
to 24,100 vehicles per day. Between Planz and White Lane the roadway becomes more rural and
includes vacant lots that have never been developed. Traffic counts decline to 14,000 vehicles
'i per day south of Planz. The area between Brundage and Planz is a mixed industrial transition
area that includes manufacturing, auto storage and repair, retail, residential, and institutional
I land uses such as the Kern County Fairgrounds and the Bakersfield Airpark.
It is estimated that 88 businesses are located along South Union Avenue, between Brundage
and Planz Road. There are 72 business establishments that are not related to local
neighborhood spending, such as automobile repair and parts establishments, auto wrecking and
i dismantling companies, and trucking and towing companies. There are virtually no retail centers
or services along this segment of South Union Avenue. The corridor lacks a supermarket,
specialty food stores, or personal service establishments that attract neighborhood shoppers.
,I The neighborhoods that surround South Union Avenue have a combined population of 27,500
persons, with an average household income of $34,200. Area residents spend a total of $104.4
I million on retail services, and $99.6 million leaves the and is
approximately
area
not
captured
by
local businesses due to the fact that there are very few local businesses that serve neighborhood
residents. The data indicates that area residents spend $18.9 million at supermarkets, which is
sufficient spending to support a new supermarket in this area. The general merchandise
spending leakages may also be sufficient to support a Kmart or some other niche market
'1 discount general merchandiser.
i Market Oemand Along Lakeview Avenue (Between California and
Brundage)
The attraction of new commercial services tO Lakeview Avenue, between California and
.~ Brundage is of great importance to project area residents. The lack of local commercial services
· creates significant hardships for area residents. There are only three convenience stores, two
~ food establishments, a furniture store, a specialty retailer, and a barber.
Lakeview Avenue has traffic counts of only 5,500 vehicles per day, in comparison to betxveen
35,000 and 40,000 vehicles per day that travel along Union Avenue. The neighborhood that
I surrounds Lakeview Avenue has 12,100 persons with an average household income of $23,000.
Neighborhood residents spend a total of $21.7 million on consumer items. Since there are only
'1 seven retail businesses along Lakeview Avenue, all but $700,000 of neighborhood spending
leaves the area. Unfortunately, the spending leakages and loxv traffic counts are insufficient to
support an),' type of new retail development along Lakeview Avenue.
~lppl/ed ~}evelopment Economics Page ii
Market Demand Cottonwood Road and
Along
(Between
Brundage
Pacheco)
Cottonwood Road is an economically stagnant commercial corridor. No nexv commercial
services have been developed in this area for decades. Rural residential neighborhoods, open
space, agricultural fields, a county-owned park and ball fields, a golf course, and the cit-}, sewage
treatment facility characterize the area. Retail services in this area are limited to three corner
store two auto repair and service establishments.
markets
and
Traffic counts drop to 4,250 vehicles per day from Brundage to E. Planz Road, and down to
2,200 vehicles per day between E. Planz and Pacheco. There is no public transportation
between Planz and Pacheco. There are many residents that do not have the economic means to
travel by car, and must hire a taxicab for transportation, which further strains their household
budget for basic needs and other consumer items.
The total within the the 3 miles of Cottonwood Road
population
neighborhoods
along
amounts
to 9,600 persons with an average household income of $33,000. Residents living in the
neighborhoods surrounding the Cottonwood Road corridor spend a total of $44 million on
consumer items. All but $700,000 of neighborhood spending leaves the area. Despite the
leakages, total demand is insufficient to attract new retail investment along Cottonwood Road.
B. INVENTORY OF DEVELOPMENT SITE OPPORTUNITIES
The analysis of sites available for development and redevelopment are directly related to
neighborhood and regional market opportunities. One of the key goals for this study is to
identify to attract retail services to the project
sites
~vith
sufficient
market
demand
additional
area. A discussion of the opportunity sites for each corridor is provided below.
Union/South Union AYenue Opportunity Sites
The most significant retail sites within the study area are along the Union and South Union
Avenue corridor. 'The Union Avenue corridor has sufficient market demand that property
owners and investors can consider developing ne~v retail shopping facilities. The key
sites and their market described below.
opportunity
opportunities
are
Site 1: Jamieson Site
The oxvner of this site has a commitment to build a 55,000 S.F. Food 4 Less. The market
demand data indicates that the nexv supermarket xvill have to be a regional attraction that draxvs
customers from throughout Southeast Bakersfield and beyond the project area. Without a
regional capture of spending Food 4 Less will not be able to survive at the site.
!
Applied Development Economics Page iff
Site 2: Turner Motel
The cit'), has started demolition of the motel on this 2.5-acre site, which is large enough to
accommodate a 25,000 S.F. convenience center. The market demand data suggests that the
development of a neighborhood convenience center at the Turner Motel site is feasible and
neighborhood spending could support a mini-mart and additional food establishments.
Site 3: Old Chapparel Motor Inn Site
A new owner who intends to build 40 residential apartment units along with 30,000 S.F. of
additional commercial space has acquired the Old Chapparel Motor Inn and Black Angus
Restaurant. The data indicates that there is sufficient market demand to the proposed
support
uses.
Site 4:Jack in the Box site - NE Corner of Union Avenue and Brundage.
Jack in the Box, Inc. has purchased this 1.26-acre site for development as a fast food and gas
station complex. The data indicates that there is sufficient local demand to support a fast food
and gas station, and the site is ideal for this type of use.
Site 5: Former Shell Station - SW Corner of South Union and Brundage
This .73-acre site is a former Shell gas station that can no~v be redeveloped for alternative land
uses. The site xvould also be ideal for fast food estabhshments. Hoxvever, its .73-acre size may
limit development to a stand-alone establishment.
Site 6: Former Plunge Pool Site
The former Bakersfield Plunge is a owned 12-acre site located the of South
privately
at
corner
Union' and Bell Terrace Drive. The market demand data indicates that there is sufficient area
spending to support a supermarket anchored shopping center along South Union. The plunge
pool site can offer a shopping center developer a good location and an adequate sized land
parcel. Hoxvever, the site is privately owned and located in the count% Thus, the Cit7 or
Redevelopment Agency cannot assist with land and incentives make the site
assembly
to
more
attractive for development.
Site 7: Bakersfield Airpark
Appro.'dmately 10 acres of land could be made available for commercial development within the
Bakersfield Airpark at the corner of South Union and.Watts Avenue, which was purchased
many years ago by the city as a private general aviation airport. The Bakersfield Airpark serves
the same market as the plunge pool site. In fact, this site is more likely to attract private
Applied Development Economics Page lv
city owns land, control the use, and offer a range of incentives
investment
because
the
the
could
to make a shopping center development successful.
Furore retail development at the Bakersfield Ampark, and at other competitive sites along the
South Union Avenue corridor is constrained by city policies, which have zoned key sites for
industrial land uses. The industrial zoning restricts retail investment because of the potential
conflicting land uses even though the zoning can be changed on a site-by-site basis.
Site 8: Nighbert Site at the South Chester and South
Union
Triangle
A 12.2-acre privately owned site with frontage on both South Union and South Chester is
new development. This site is also large enough to accommodate a
available
for
commercial
supermarket-anchored shopping center. So, the site is competitive with the Bakersfield Airpark
and the Plunge Pool site.
Lakeview Avenue Opportunity Sites
Lakeview Avenue has vacant lots that can be developed for stand-alone retail stores or for
mixed-use development. However, there are no ideal sites for retail development even though it
possible to assemble and redevelop land for a convenience retail center.
would
be
The problem with the sites along Lakeview Avenue relates to the lack of population and
incomes needed to justify new commercial real estate investment. Due to the lack of demand a
supermarket-anchored shopping center is simply not economically feasible even if an
appropriate site could be assembled. Moreover, it is not feasible to attract an investor to
develop a mini-market anchored convenience center. A new store would have to rely on taking
sales away from e,,dsting small corner stores.
The lack of market demand leaves LakevieWAvenue with sites that could accommodate stand-
alone commercial infill developments. There is an unmet demand for more eating
establishments in the market area. So, entrepreneurs that have the capital and desire to develop
take out and in-service eating establishments could be accommodated at two opportunit7 sites
described beloxv.
Site 9: Panatoni site at southeast corner of Lakeview and Brundage
The Panatoni Development Company owns a two-acre site at the southeast corner of Lakeview
and Brundage that is of sufficient size and location to attract a fast food restaurant or a gas
station. The data indicates that market demand can support this use and take advantage of the
site's locadon adjacent to the Interstate 58 on-ramp.
Applied Development Economics Page v
I
I Site 10: Vacant land at southwest corner of Lakeview and Brundage
This 3.25-acre site is now an unpaved lot across the street from the Panatoni site. This lot has
I virtually the same location and market demand the Panatoni site described
advantages
as
above,
and has an attractive location for fast food, gas station, and/or a mini mart.
'l
Cottonwood Road Oppor~uni~
: ~ The Cottonwood Road corridor also has vacant land and potential sites that could
accommodate retail services. The problem with the sites is the lack of income and population
needed to attract commercial investors. Moreover, the land parcels along the Cottonwood Road
I are general heavy uses, which makes the area unattractive for
corridor
zoned
for
and
industrial
retail investment.
.1' It is not economically feasible to develop a supermarket-anchored shopping center along
Cottonwood Road. Moreover, the area is also fully served by small corner stores, xvhich make it
I not feasible to attract an investor to develop a new convenience center that would only take
sales from e.,cistmg establishments within wa -lking distance of residential neighborhoods.
I C. COMPETITON FOR RETAIL INVESTMENT
Any new development of retail services in Southeast Bakersfield will have to compete with the
entrenched habits of residents to shop outside the project area. For example, the Valley Plaza
Shopping Center lies only 1.5 miles east of the Kern County Fairgrounds, located on South
Union Avenue. Residents from southeast neighborhoods between Brundage and E. Planz Road
can easily drive to the super regional mall with four anchor department stores, over a hundred
I specialty stores, a movie theater, and 1.08 million S.F. of sp~ce.
There are 26 shopping centers in Bakersfield with more than 100,000 S.F. of space. The Valley
I super regional center stores. The East Hills Mall is
Plaza
Shopping
Center
is
four
anchor
a 410,000 S.F. regional shopping center with four anchor tenants. Northwest Promenade is a
I 510,000 S.F. center anchored by Wal-Mart. The remaining centers are communi~ based, mostly
anchored by supermarkets.
I The new Food 4 Less xvill have to compete xvith an inventory of e~stmg supermarkets located
around the city including the Ming Avenue Food 4 Less, the White Lane Foods Company, and
potentially an Albertson's at Brundage and Chester. There are approximately slx Vons and slx
I Albertson's stores spread throughout the city. Mercado Latmo and Ranch Market are niche
supermarkets that cater to Hispanic consumer needs and are taking market share away from the
I national chain store supermarkets.
!
Applied lTevelopment Economics Page vi
!
POLICIES, PROGRAMS, AND BUSINESS INCENTIVES FOR SOUTHEAST BAKERSFIELD
O.
CURRENT
The city has a set of policies and programs that impact the revitalization efforts along the txvo
commercial study area corridors. These programs are described below.
City Commitment to Southeast Bakersfield
it is important to note that the City' of Bakersfield has demonstrated a commitment to
revitalizing Southeast Bakersfield, including the study area corridors. The city has financially
committed to create the redevelopment project area and incur the costs of removing blighted
buildings. Moreover, the city has a professional economic development department with the
capacity to work on efforts to attract and retain business to the area. Over time, the city has
earned a reputation of cooperation with the private sector by reducing or eliminating barriers to
private investment.
Redevelopment Agency Tax Increment Financing
The creation of the Southeast Bakersfield Redevelopment Project area provides the city with an
important tool to finance physical improvements such as streets, drainage, water and xvastewater
systems, miscellaneous public facilities, parks, and community gateways. The tax increment
revenues accrued by the redevelopment agency can be used to retain and attract business by
reducing the costs of development or rehabihtation investments.
Enterprise Zone Assistance
The Enterprise Zone, xvhich includes the Union Avenue and Lakeview/Cottonwood Road
commercial corridors, offers State of California tax incentives for firms to locate within the
zone. The Enterprise Zone provides the city with incentive tools that can assist the business
attraktion effort.
Housing Assistance Programs
The City of Bakersfield administers federal and state housing assistance programs that can help
finance nexv home construction and improve housing affordability within the project area. The
existing programs are effective, but the financial resources are limited, and many residents in
need remain unserved. The assistance programs are listed below.
Housing Construction Program.
Tkis program is funded by the California Homing and Finance Agency (CHFA), and is
designed to construct in-frll housing in the Lakeview neighborhood of Southeast Bakersfield.
New housing starts within the Southeast Bakersfield Redevelopment Project Area will help
Applied Development Economics Page vii
stimulate commercial development along the Lakeview/Cottonwood and Union Avenue
corridors.
First Time Home Buyers Assistance Program.
This HUD funded program helps eligible residents to purchase their first home with a low or
no-interest down payment loan of up to $3,500. The demand for assistance exceeds the
financial resources available to the program. The loans were distributed during the first six
year budget was expended, more were available, this
lllonths
of
the
fiscal
before
the
If
funds
program can be used extensively throughout Southeast Bakersfield.
Single Family Loan Rehabilitation Program.
This HUD funded program is designed to improve housing stock that needs repair by offering
low and no interest home improvement loans. The demand for housing rehabilitation financial
assistance far exceeds the available resources.
Current Planning and Zoning Policies
The planning and zoning policies impact the revitalization of the study area corridors and guide
the allowed land uses that property owners can develop. The South Union corridor, between
Ming/Casa Loma and Planz Road, is zoned for general manufacturing land uses (M-2) on both
sides of the roadway. Between Planz Road and White Lane, the zoning changes to M-l, a light
manufacturing designation, for properties in both the city and the countv.
Many of the current automobile related and other industrial land uses do not fit with the area's
sites that are best suited for commercial development. The former plunge pool site, the
Bakersfield Airpark site, and the Nighbert site are all zoned for industrial uses. Although the
industrial designation may allow an owner to develop a shopping center, the neighbors are
allowed to locate a factory or an automobile wrec -king yard on the adjacent property. Thus,
current land use policies make the site unattractive for commercial investors.
The Cottonwood Road Corridor has a similar zoning problem that guides the future
development of its extensive open spaces. Cottonwood needs residential development, but large
parcels are zoned for general and heavy industrial uses. These land use designations severely
constrain residential and commercial development along Cottonwood Road.
I E. RECOMMENDATIONS
I The recommendations are site and area specific, and are based on the analysis of market
demand opportunities along the Union ~\venue and Lakevie\v/Cottonwood commercial
!
Applied Development Economics Page viii
I
corridors. The recommendations described below are based on conclusions that the potential to
attract new retail services to the project area is limited.
IJnion/~venue Corridor Recommendations
The following recommendations should guide the development of each opportunity site along
Union Avenue.
Recommendation #1: Continue Efforts to Attract Food 4 Less to Jamieson Site (Site 1)
It is recommended that the redevelopment agency and the city continue to work with the
property owner to attract Food 4 Less to the site.
Recommendation #2: Redevelop Turner Motel Site (Site 2) as Convenience Center or
Food Court
It is recommended that the redevelopment agency and the city attempt to redevelop the Turner
Motel into a neighborhood convenience center or food court, which may also include some
residential uses.
Recommendation//3: Continue to Work with Property Owner to Redevelop Old
Chapparel Motor Inn (Site 3) for Proposed Residential and Commercial Uses
It is recommended that the city continue to work with the o~vner of the Old Chapparel Motor
Inn to redevelop the site for the proposed residential and commercial uses.
Recommendation//4: City Staff Should Pro-actively Market the Vacant Lots at the
Corner of Union and.Brundage (Sites 4 and 5)
It is recormnended that city. staff attempt to attract fast food and gas station tenant prospects to
the vacant lots at the corner of Union and Brundage.
South IJnion/~venue 12orridor Recommendations
The follo~ving recommendations should guide the development of each site opportunity along
South Union Avenue.
Recommendation//5: Attract Developer to Build a Supermarket Anchored Shopping
Center at Bakersfield Airpark (Site 7)
It is recommended that the city should attempt to attract a developer to build a supermarket-
anchored shopping center at the Bakersfield Ak-park.
Applied Development Economics Page ix
I Recommendation #6: Attract a Niche Supermarket as a Shopping Center Anchor
Tenant
I It is recommended that city staff attempt to attract a niche supermarket such as Ranch 99 or
Mercado Latino as the anchor tenant for the Bakersfield Airpark shopping center.
I Recommendation #7: Prepare Concept Plan to Guide Commercial Development at
Bakersfield Airpark
I It is recommended that city staff or consultant prepare a concept plan for developing a
shopping center at the Bakersfield AL-park in advance of the business attraction effort.
I Recommendation #8: Offer the Nighbert Site (Site #8) as an Alternative for a New
Supermarket Anchored Shopping Center
I It is recommended that this site be packaged along with the Bakersfield Airpark as a possible
site for a supermarket anchored shopping center development.
Lakeview Avenue Corridor Recommendations
I The follo~ving recommendations should guide the development of the site opportunities along
Lakeview Avenue.
I Recommendation//9: City Should Not Invest Resources on Retail Attraction Efforts
Along Lakeview Avenue.
I It is recommended that the city not invest staff or financial resources on land assembly or'
business attraction efforts to Lakeview Avenue due to lack of market demand.
I Recommendation #10: Use 20 percent Redevelopment Set-Aside to Encourage Housing
Development in the Lakeview Neighborhood.
I It is recommended that the agency help finance the development of additional housing units in
the neighborhoods near Lakeview Avenue by using redevelopment tax increment revenues to
I supplement the existing state and federal housing assistance programs.
Recommendation #11: City Staff Should Pro-actively Market the Vacant Lots at the
I Corner of Lakeview and Brundage (Sites 9 and 10)
It is recommended that city staff pro-actively market these sites and try to attract fast food and
I gas station tenant prospects. The city should not rely on the private sector to market these sties
to corporate retailers.
Applied Development Economics ?age x
Cottonwood Road Corridor Recommendations
The following recommendations should guide the development of the Cottonwood Road
revitalization effort.
Recommendation #12: City Should Not Invest Resources on Retail Attraction Efforts
Along Cottonwood Road.
It is recommended that the city not invest staff or f'mancial resources on land assembly or
business attraction efforts to Cottonwood Road due to lack of market demand.
Recommendation #13: Change Land Use and Zoning Designations Along Cottonwood
Road
It is recommended that the city review and change its Cottonwood Road zoning policies away
from general and heavy industrial uses. Instead, the city should encourage residential and
commercial development in the area.
Applied Development £conom/cs Page M
Figure 1
Union Avenue and Lakeview/Cottonwood Corridor Study Area
'1
!
I ~o c
I Brund~ge
I
~m L~a 0
I Pacheco
A~pI/ed DeveloRment Econom/cs Page I
· I. PROJECT BACKGROUND AND STUDY AREA TRENDS
I The Southeast Bakersfield Redevelopment Project Area was created in 1999 so that the cit3, can
earn tax increment revenues that can be used to finance project area improvements. The
I purpose of this study is to analyze the economic development oppormmties and recommend
specific action steps that can be taken to revitalize the two mare commercial corridors through
I the Southeast Bakersfield Redevelopment Project Area. Umon/South Umon and
Lakeviexv/Cottonwood run appro 'ximately 4.5 miles in length and have a variety of business
districts that serve distinctly different neighborhoods within the project area. The two
commercial corridors that are the focus of this revitalization effort are displayed on Figure 1.
The residents of Southeast Bakersfield lack access to a supermarket and off, er types of
commercial services common to other urban commumties. It was recendy announced that a
55,000 S.F. Food 4 Less would be built on a 4.5-acre site near the corner of California and
I Brundage. In addition, Albertson's has submitted a plan to redevelop the northwest corner of
Chester and Brundage and build a new supermarket at the site. Thus, there is real hope that
project area residents will soon have an opportunity to purchase fresh and inexpensive food
I products at a local major supermarket.
I The residents of the Southeast Bakersfield Project Area have among the lo,vest incomes of any
citizens in California. There are many residents that do not have the economic means to travel
by car, and public transit does not serve Cottonwood Road south of Planz Road. Thus, some
I project area residents have to take a taxicab to the store, xvhich further strains, their house, hold
budget for basic needs and other consumer items. Residents that do have transportation must
I drive a few miles to a supermarket or patronize the corner store, most of which sell food items
for high prices, and do not offer fresh produce and cut meats.
I Accordingly, local residents xvould like to attract an additional supermarket to Cottonwood
Road or Soud~ Union. It is also desirable to attract other commercial services and new real
estate development that will revitalize the commercial corridors.
!
An examination of city- wide data shows that the Ciu, of Bakersfield and fl~e Southeast
I Bakersfield Redevelopment project area has experienced a substantial amount of change dunng
the past decade. Data in Figure 2 shoxvs that Bakersfield's population has expanded by one-
third during the past decade. The city is now home to more than 230,000 people. Kern Count3~
I_, expanded by percent to more 540,000 people.
itself
has
almost
20
than
The
Southeast
Bakersfield Redevelopment Project Area holds less than 30,000 people. The area is
I economically stagnant xvith very little commercial or residential development during the past
decade. During the past decade, he population growth rate in the redevelopment proiect area
amounted to only 5.4 percent.
!
Applied Development Economics Page 2
Figure 2
Population Growth in Kern County, Bakersfield, and
Data in Figure 3 also shows that average Redevelopment Project Area
1900 - 2000
household income in the project area is only
$26,000. The project area's extremely low incomes O/o Ch~.,c m0- 2ooo
in contrast to average household incomes 4°'°":1
are
throughout Bakersfield that are twice as large at
nearly $57,000. All of Kern County has average
household incomes of approximately $51,000. .-00,~-
Data in Figure 4 shows the tremendous
demographic changes in Bakersfield and the
Project Area during the past 20 years. The
Hispanic population throughout Bakersfield ~,.Co~.~. c~ o,'B~k,,~ ~"~'°"~',oi~:~,e~ ......
Source: Applied Development Economics
expanded from 15 percent of the total in 1980 to Not~: See Appendix A. Tablc I for detailed data
28 percent of the total during the same 20-year
period. This reflects broader societal changes creating ~.~ ~.~.o,,.~.~,o~^,~,000
an incentive for retailers to respond by shifting their , ......... - .................. ~:a ..........................................
products toward Hispanic consumer tastes.
In less than one-third of the
1980,
(28
percent)
Project Area residents were 'Hispanic. By the year
2000, two-thirds of the area's residents are Hispanic.
Thus, there has been a dramatic shift toward Hispanic
consumer among project area residents.
The demographic changes and stagnant incomes have ~ ....... ~o~ ...... ~ ..... ~o.o.~ ........................ ,. ~ ......
left a substantial amount of physical blight along the
Union Avenue, and Lakeview
Avenue/Cottomvood Road commercial Figure 4
Percentage of Hispanic vs Non-Hispanic Population
corridors. A 1999 report for the in Bakersfield and Redevelopment Project Area
1980 - 2000
Redevelopment Agency indicated that only0,,.
22 percent of the project area buildings are ....
structurally sound, 67 percent require .... t
renovation, and 12 percent are dilapidated .......
and need to be ~ ~i~';:¢ ~]~ .o._
S un~ -- ~ Hispanic
~o~ ' : ~ Hi~panic
] Data published in the Report to City Council on
2000
20OO
Southeast Bakersfield Project Area, August 10, t 999 c~ of Bakersfield Redevelopment
Applied Development Economics Page
I
!
· 2. EXISTING CONDITIONS ALONG THE COMMERCIAL CORRIDOR
~ STUDY AREA
· The commercial corridors along Union Avenue/South Union and Lakeview
· Avenue/Cottonwood Road are nearly 5 miles in length. Businesses that locate along the t-xvo
commercial corridors generally do not serve the entire redevelopment project area. Instead, they
I serve neighborhoods that are relatively close to their business location.
i Thus, the two commercial corridors have been subdivided into six area segments for the
purpose of analyzing each area's market potential. The data displayed in Figure 5 provides
traffic, population, and income indicators that retailers examine before making investments. For
I example, segment ~1 of Union Avenue is a major traffic corridor that accommodates 37,500
vehicles per day. The neighborhoods east and ~vest of Union Avenue, between Cahfornia and
I' Figure 5
Neighborhood Market Demand :Indicators
for Union and Lakeview/Cottonwood Commercial Corridors
¢~ ~ ~--~ = # of cars per day
~ ~'~. SSS ~SSS / ~ :population
~ ~ 14'000 $~'"- 4k_!
I
4oplied ~evelopment Economics Page 4
I
I hold ~vith household income of $25,300. The data also
Brundage
9,900
people
an
average
indicates that segment #4 of Lakeview Avenue actually serves more people than does segment
I #1 and the households around both commercial areas have similar incomes. The main
difference is that Lakeview Avenue has only 15 percent of the traffic that Union Avenue has on
a daily basis.
I Additional data in Figure 6 quantifies the number of businesses already present along each
segment of the two commercial corridors. For example, 15 retail oriented businesses, and 18
I other types of businesses are located along Union Avenue between California and Brundage
(segment #1)2. In comparison, Lakeviexv Avenue between California and Brundage has only
I seven retail businesses and a health center. Essentially, Union Avenue is a more desirable
location for retail than is Lakeview Avenue, as retailers want to be located next to other
retailers. A description of the e:dstmg conditions along each commercial corridor segment, and
I their surrounding residential areas is provided in Figure 6.
2.1 SEGMENT #1 - UNION AVENUE BETWEEN CALIFORNIA AND BRUNDAGE
Properties along Union Avenue between California and Brundage have served a regional
function since the time that Union Avenue ~vas the old Highway'99 thoroughfare. Although the
north-south traffic has been rerouted to the freexvays, this segment of Union Avenue is still a
major traffic corridor hosting between 35,000 and 40,000 vehicles per day. In fact, Union
Avenue becomes congested during rush hours.
There 15 businesses located this of Union Avenue that the
are
along
segment
cater
to
spending
needs of the surrounding neighborhoods) Some, like Manuel's Casa de Mariscos and the Great
Castle Chinese restaurant, the Royal Palms Cabana Nightclub, and the recently closed Chateau
Basque restaurant, attract a regional clientele. This
segment of the roadway also accommodates two small
Mexican eateries, txvo convenience stores, four small
specialg' retailers, an off-brand gas station, a small,
auto dealer, and three auto repair establishments.
There is an absence of specialty food stores or
personal service establishments that attract :,:: ~ i:~:~
This recently closed restaurant xvas one of Union
Avenue's regional desolations
2 The Polk Directou? is not a fl~orough census of businesses in the project area. Most likely the number of
businesses is undercounted. This should be viexved as an indicator rather than a complete count.
3 See Appench_x A, Table 2 for hst of business types located along Union Avenue - Segment ~1.
Applied Development Economics Page
neighborhood The recent announcement that a Food 4 Less xvill build a 55,000 S.F.
shoppers.
store at the comer of Union and California will provide area residents xvith improved access to
the inexpensive and fresh food products available at large supermarkets. The prices offered by
Food 4 Less are generally 15 to 20 percent below Vons, Albertson's, and other chain
supermarkets.
The presence of eight motels in various states of disrepair creates a distinctive character for this
segment of Union Avenue. At least two old motels have been abandoned, one is being
demolished, and others have become residential motels. The area used to attract long distance
highway travelers. But, with the lack of investment and new development, the decline of the
motels has accelerated.
Based on data collected for the Redevelopment Plan nearly every building along this segment of
Union Avenue is blighted. Buildings are in need of repair and some buildings require
demolition. This situation of physical blight in combination with a perception of crime has
Figure 6
Inventory of Existing Businesses
Along Union Avenue and Lakeview/Cottonwood Corridors
( RRRRn XXXX X~, ~
~ XXXXX~
xxxxx
XXXXX \
XxXxx \ RI~RRR
,,- RRRRR ~ xxxxx / ~ "
~ RRR ~ XXXXX /
~ ; xxxxx / E
~ ~ xXxXX /
U~ ~ 60/
/, X:= Other Commercial/
Industrial Businesses
xxxxx \
~ RR XXX
~ 19
E E
Source: Appl/ed Dt'velopmcnt/£conolnics based on data from Polk Directory
ApR/led Development Economics Page 6
Figure 7
Neighborhood Market Area
inhibited other investment to take advantage for Union Avenue
(between California and Brundage)
of market opportunities.
There are ten additional businesses that have _~nOD
located along this segment of Union Avenue. Gl4~O~V~e~t
They include xvholesale trade, plumbing,
roofing, other contractors, and professional
sendce estabhshments located in low rise
office style buildings. I
Figure 7 identified the neighborhood market = ~ . · |
area for this segment of Union Avenue, which
can be defined by census tracts 20 and 21.
Census tract 20 is bordered the north
on
and south by California and Brundage. Figure 8
Neighborhood Market Area
for South Union Avenue
Chester Avenue forms the western (between Brundage and Planz Roa._,d)
boundary and Union Avenue forms the
eastern boundau,. King Street forms the
eastern boundary of census tract 21.
Together, these census tracts have
approximately 2,800 households and a <~ ...
population of 9,900 persons. The average
household incomes of the combined census
............. ~ ...................... 3 ~: ................ ~!~!!~ ......................
tracts are estimated to be $25,300.4
2.2 SEGMENT #2 - SOUTH UNION AVENUE
BETWEEN BRUNDAGE AND PLANZ
South Union Avenue, betxveen Brundage and Planz Road covers approximately two miles of
roadway. Major landmarks along the corridor haclude the Kern County Fairgrounds located on
the west side of the roadxvay at the corner of South Union and bling Avenue. Just north of the
fairgrounds is the Golden West Casino, xvhich is a small scale, 24-hour gambhng and
entertainment destination. Bakersfield Airpark is an underutilized resource owned by the city,
and a major landmark on the east side at Planz Road. Roadway congestion is significantly
reduced south of Brundage as average daily traffic (ADT) counts drop to 24,100 vehicles per
day.
I
a See AppendLx A, Table 3 for census tract demographic data.
!
Applied Development Economics Page 7
,!
This segment of South Union is a mixed industrial transition area that accommodates
manufacturing, auto storage and repair, retail, residential, and institutional land uses. It is
estimated that 88 businesses are located along South Union Avenue on both sides of the street
between Brundage and Planz Road.s There are 72 business establishments along the two-mile
strip that have nothing to do with local neighborhood spending. This includes a cluster of 16
automobile repair and parts establishments. Additional auto oriented establishments include ten
businesses engaged in auto wrecking and dismantling and nme truc -king and towing companies.
This segment of South Union Avenue also has 12 old motels and trailer parks that are
underutilized and provide housing for low-income residents. There are eight companies selling
some type of heavy equipment to other business establishments, and six involved in some type
of light manufacturing or assembly. There are also ten contractors or professional businesses
working out of low-rise office facilities. Kern County and the State of California also have
offices in this area.
Only 12 businesses are retailers and there are virtually no retail centers or selxrices along this
segment of South Union Avenue for the residents of the surrounding neighborhoods. The
corridor lacks a supermarket, specialty food stores, or personal service establishments that
attract neighborhood shoppers. There are two small auto dealers and seven eating
establishments of various size and quality.
On the southxvest corner of Bmndage and South Union, next to the Interstate 58 on-ramp, an
old gas station site is being environmentally remediated. A local real estate broker has indicated
that a national chain fast food outlet is scheduled to be developed at this site, and thus will
provide some are not currently being met by existing food establishments
local
services
that
serving the neighborhood. Jack-m-the-Box has purchased the northeast corner, so another fast
food site, probably in combination with a gas station, may be m the ~vorks. No additional
development projects are in the pipeline that. impact the availability of neighborhood services.
The local neighborhood that surrounds segment #2 of South Union Avenue is displayed in
Figure 8, and can be defined by census tracts 25, 26, and 30. Census tract 26 is bordered on the
north and south by Bmndage and Ming Ave. Census tract 30 is bounded on the north by Ming
and the south by Planz Road. Chester Avenue forms the western boundary, and Union Avenue
forms the eastern boundaU, of tracts 26 and 30. Cottonwood Road forms the eastern boundaU,
of census tract 21. The three census tracts hold approximately 4,700 households and a
!
3 See Appendix ~&, Table 2 for a business type hst
!
Applied Development Economics Page 8
I
population of 16,900 persons. The Figure
average
Neighborhood Market Area
household income of the combined for 5outh Union Avenue
census tracts is estimated to be $32,000.6 (between Planz and Pacheco)
BETWEEN PLANZ AND WHITE LANE ~.~ ~! Planz
South Union Avenue, between Planz and
Pacheco covers approximately one mile of
the commercial corridor. This segment of
the corridor becomes more rural with
vacant lots that have never been
developed. There are no abandoned
buildings, and residential motels and
traffic counts south of Planz drop to
14,000 vehicles per day. At this point along the corridor, South Chester Avenue merges with
as the roadway leads to~vard southern Kern County..
South
Union
It is estimated that 36 businesses are established along South Union Avenue, between Planz and
Pacheco. Automobile oriented establishments dominate the landscape as the area includes l 3
auto parts and repair establishments, two wrecking yards, two small used car dealers, and one
trucking establishment. The oil industry has a presence along this segment, xvith eight
businesses selling equipment or providing service to local oil fields/
There are no nexv development projects in the pipeline that affect the potential for new retail
services along this segment of the corridor. The only local retailers in the area include one
convellience store and one restaurant.
The local neighborhood that surrounds segment ~3 of South Union Avenue is defined by
census tracts 31.21 and 31.03 as displayed in Figure 9. Both census t~acts are bordered on the
north and south by Planz and Pacheco. South H Street forms the eastern boundary of tract
31.21, and Cottonwood Road forms the eastern boundary of census tract 31.03. The two census
m
m 6 See AppendLx A, Table 3 for census tract data. Census tracts 26 and 30 are not in the project area, but logically
are part of the market area for retailers that locate on South Union Avenue. The average household income in
Census tract 26 is $37,300 and is $32,500 in census tract 30. These household incomes are significantly }figher than
m elsewhere in the Redevelopment Project Area.
7 See AppcndLx A, Table 2 for list of business types along South Union Avenue, Segment #3.
I
~pplied Development Economics Page 9
!
I tracts hold approximately 3,500 households and a population of 10,900 The
persons.
average
household income of the combined census tracts is estimated to be $36,400.8
i 2.4 SEGMENT #4 - LAKEVIEW AVENUE Figure 10
Neighborhood Market Area
BETWEEN CALIFORNIA AND BRUNDAGE for Lakeview Avenue
(between California and Brundage)
I The attraction of ne,v commercial services California /
to Lakeview Avenue, between Cahfornia C~ ~ 0o
I and Brundage is of great importance to ~ ~ ;~-
project area residents. This segment of O ~lX~e~t ~! ~
Lakeview Avenue has vacant lots that can Brundafie
I be developed along with a mix of blighted
and underutilized commercial buildings. ~'"I~T~- ~
Unfortunately, the lack of local commercial
services creates significant hardships for
i area residents. There three ~t .... 1
convenience stores, txvo eating out food establishments, a furniture store, a specialt7 retailer,
i and a barber. Moreover, there are no other types of commercial businesses along this segment
of Lakeviexv Avenue except for the County, Health Center.~ Thus, the area does not attract
employees xvho spend money on retail services and add to a local area's market demand.
i Lakeview Avenue, between California and Brundage presents a rural character. Only 5,500
vehicles per day travel along this segment of Lakeview Avenue in comparison to between
'! 35,000 and 40,000 vehicles per day that travel along Union Avenue between California and
Brundage. The lack of traffic along this segment of Lakeview Avenue is a major reason for the
I area's inability to attract retailers and develop potentsal commercial properties.
Ther~ are no new commercial development projects along this segment of Lakeview Avenue
I that impacts the market potential for new retail services along Lakeviexv Avenue. Ho~vever, the
Kern County Housing Authority is rehabilitating and selling 84 residential units at thc Oro Vista
housing project that will sell for between $20,000 and $40,000. An additional 50 units of public
I. housing are being rehabilitated and sold at Adalante Vista. The housing authority's goal is to
provide home ownership opportunities for residents of the Lakeview neighborhood. The goal
i of placing public housing up for sale is to improve the neighborhood's physical appearance and
~ See Appendix A, 'Fable 3 for detailed census tract data. Census tract 31.21is in the but would be
not
project
area,
part of the market area for retailers that locate on South Union Avenue between Planz and Pacheco. The average
household income m Census tract 31.21 is $37,900, which is significantly higher than incomes elsexvhere in the
Redevelopment Project 3. rea.
9 See AppendLx A, Table 2 for a list of business tTpes locatc:d on Segmem #4.
~pplied Development Economics Page I0
I ,: ..~,~t~ make the area more attractive for retail services. In
addition, the City is in the process of enlarging the
i development of new single-family homes on in-fill
residential sites.
.1 The local neighborhood that surrounds this segment of
Lakeview Avenue is displayed in Figure 10, and
'l Kern County Housing Authorit5, home sales in
the Lakeview neighborhood defined by census tracts 21, 22, and 23.02. All three
census tracts are bordered on the north and south by
I Cahfornia and Brundage. Census tract 21 includes the east side of Union Avenue to ICing Street.
Census tracts 22 and 23.02 cut across Lakeview Avenue, and are bounded by King Street on the
west and Mount Vernon Avenue on the east. Together, these census tracts have approximately
~, I 3,000 households and a population of 12,100 persons. The average household income of the
i combined census tracts is estimated to be only Figure
Neighborhood Harket Area
I $23,000. for Cottonwood Road
(between Brundage and Planz)
i Lakeviexv Avenue becomes Cottonwood Road
south of Brundage, and continues its ......
transformation into a rural area. The area is
characterized by a few rural residential
neighborhoods. There is also a substantial
_ X c Planz ¢; o
amount of open space, agricultural fields, ~ : ............................................... :'-~
I county-oxvned park and ball fields, a golf
course, and the city sewage treatment facility. -
I Traffic counts drop to 4,250 vehicles per day
from Brundage to E. Planz Road.
l' ': ,~' '' '"er [ Retail services in this area are limited to three
~t~' ~-',J''"" :~!i:~ ". ~'~'w i-" ~":: :?;~55~ corner store markets and txvo auto repair and
service establishments. Denny's Market is a
neighborhood landmark located on the corner of
Cottomvood and Interstate 58. Due to the lack of
Kern CounU, Housing Authorit5' home sales in
the Lakeview neighborhood
Applied Development Economics Page II
'1
I. retail sen, ices, Denny's functions as a store destination for much of the area)'~
grocery
project
The residential areas surrounding this segment of Cottonwood Road are displayed in Figure 11.
I They include census tract 25 and a portion of tract 24. Census tract 25 borders South Union
Avenue on the east. Census tract 24 goes east to Weedpatch Highway and south to Pacheco.
I Together, these census tnrcts have approximately 2,200 households and a population of 8,300
persons. The average household income of the combined census tracts is estimated to be
Figure 12 $31,100.
i Neighborhood Manet Area
for Cottonwood Road
(between Planz and Pacheco)
- i t{ C'~ 2.6. SECTION #6 - COTTONWOOD ROAD
I BETWEEN E. PLANZ ROAD AND PACHECO
)
: Planz
-~ ................................................... ~'~ ...... South of Planz Road is White Lane and
~ ' ~ 0 Pacheco. The area is characterized by open
-C i_ "~.~_ '! g- -O ~IXRICf~'~ space, agricultural fields, and scattered
I = R.~oO~l~ residential sites. Traffic south of White
Pacheco se~e"t ~ Lane drops by 50 percent to 2,200 vehicles
i :~ .... '.~ per day.
There are no commercial businesses along
I Cottomvood Road between E. Planz and
I Pacheco. Thus, neighboring residents have to travel outside their immediate area in order to go
to any tTpe of store. This is particularly problematic for low-income residents without cars since
i there is no pubhc transit access to this area.
The residential areas surrounding this segment of roadway are displayed in Figure 12, and
I census tract a portion of tract 24. Census tract 31.03 borders South Union
includes
31
and
Avenue on the east. Census tract 24 goes east to Weedpatch Highway and south to Pacheco.
I Together, these census tracts have approximately 1,300 households and a population of 4,700
. persons. The average household income of the combined census tracts is estimated to be
$35,400.
I ~0 See AppendLx A, Table 2 for list of business ,types located along Segment #5 of the corridor.
I
I
Applied Development Economics Page 12
!
3. SITE DEVELOPMENT OPPORTUNITIES
I The analysis of sites available for development and redevelopment are directly related to
neighborhood and regional market opportunities. Retailers and developers have a broad
I selection of site location choices. The of commercial real estate and the
improvement
establishment of a retail store is an investment for the property owner and business. ]'he
I property owners and business prospects need confidence that their business will succeed. One
of the key goals for this study is to determine the project area's potential to attract retailers that
can provide services for residents of the surrounding area. Accordingly, this section provides a
I brief description of the potential sites that could attract retail development.
new
3.1 SITE DEVELOPMENT OPPORTUNITIES ALONG UNION/SOUTH UNION AVENUE
The most significant retail sites within the study area are along the Union and South Union
Avenue corridor. The Union Avenue corridor has sufficient market demand that
property
owners and investors can consider developing new retail shopping facilities.
For example, there are sites along Union Avenue that can physically accommodate a
convenience shopping center that ranges in size between 8,000 and 30,000 S.F. A tc-pical
convenience center has about 20,000 S.F. of space and is anchored by a personal convenience
service such as a mini-market. Given planning and parking requirements the development of
20,000 S.F. of nexv retail xvill require approximately 2 acres of land. So, any project area site with
1.5 to 3 acres of land ~vill be limited to accornmodafion a convenience center or a stand-alone
retailer.
Union Avenue also has sites that can accommodate a community shopping center, which is
usually developed with a supermarket as an anchor tenant. A community center ranges in size
between 30,000 S.F. and 100,000 S.F. with a typical leasable area of 50,000 S.F.
gross
Community center tenants also includes establishments that sell convenience goods and
personal services. The key opportunity sites are displayed in Figure 13, and the Union Avenue
sites are described below in further detail.
Site I: Jamieson Site
The site used to be the Bakersfield Inn, which was demohshed and cleared with assistance from
the city. The owner has. a commitment from Food 4 Less to locate on the site. Site
development
plans have recendy been submitted to the City. The 4.5-acre site can hold the proposed 55,000
S.F. building. Unfortunately, the site is not large enough to accommodate additional commercial
spaces to create a community shopping center.
Applied Development Economics Page 13
'1
Figure :t3
Key Commercial Development Sites
Along Union and Lakeview Avenue
Corridors
Site
0 C
(1) ~~ Tumer Motel
~ ~OId Chapparel
~ Motor Inn
Jack In~4~ ~~ Brundage
ormer Shell Vacant Lot
S~on
~11 Te~ce DHve
Plunge Pool
Site
Planz o
Pacheco
Applied Development EconomRs Page 14
Site 2: Turner Motel
The City of Bakersfield has condemned and
placed a lien on the oxvner of the abandoned
Turner Motel. The site is listed for sale on the
private market, and the City started demolition of
the motel on this 2.5-acre site. The site is large
enough to accommodate the development of
about 25,000 S.F. of convenience center retail
space.
Turner Motel recently demolished, could be
redeveloped as convenience center.
Site 3: Old Chapparel Motor Inn Site
The Old Chapparel Motor Inn and Black Angus
Restaurant has been acquired by a new oxvner
who intends to redevelop the property for
residential and commercial uses. The property
oxvner intends to redevelop the site and build 40
residential apartment units along with 30,000 S.F.
bf additional commercial space that fronts Union
Avenue. Appro:drnately 7,500 S.F. of space will be Old Chapparel zMotor Inn xt511 soon be
developed as a food court with tenants that attract redeveloped for residential and commercial uses.
customers from the immediate neighborhood.
Another 10,000 S.F. of space xvill be used by a coffee roasting company. This company xvill not
be a retailer serving local residents, but it xvill provide jobs and attract additional employees to
the project area. The uses of the remaining commercial space have yet to be decided.
Site 4: Jack in the Box site - NE Corner of Union Avenue and Brundage.
This 1.26-acre site has been purchased by Jack in the Box, Inc. for development as a fast food
and gas station complex. Hoxvever, Jack's inidal negotiations with a local gas station franchise
has failed to conclude with a development agreement. Thus, it is unclear when development
may occur on this site. The site remains very attractive to develop as a fast food and or gas
station complex.
I
Applied Development Economics Page 15
'1
Site 5: Former Shell Station - SW Corner of South
Union and Brundage
T~s .73-acre site is a former Shell gas station that is
under reme~afion, and can now be redeveloped for
alternative hnd uses. ~s site would also be ideal
store fast food estab~s~ents.
for
national
chain
Locally owned fast food businesses should also be
recited, and may comp~ent the NE corner
where Jack m the Box w~ eventually be located.
The intersection ~affic counts m combination with "
Interstate 58 ~affic Former gas station site has been reme~ated and can
should
be
at=active
to
fast
food
be redeveloped for fast food or restaurant uses.
estabEshments.
~ite 6: ~ormer Plunge Pool Site
The former Bakersfield Plunge is a privately owned 12-acr~ site located at the corner of South
Umon and Be~ Terrace Drive. The site is located next to ~e Kern Coun~ Fakgrounds, and is
of sufficient size to acco~odate a supermarket anchored co~uni~ center.
Site 7: Bakersfield ~irpark
Appro~ately 10 acres of land could be made available for co~ercial development wit~ the
Bakersfield A~ark at the corner of Soud~ Umon and Watts Avenue. The Bakersfield A~ark
was purchased many years ago by ~e ci~ as a private general aviation a~ort. The land and
fac~fies are underu~zed. A site at ~e corner of Watts and South Umon wo~d be large
enough to acco~odate a supermarket anchored co~ud~ shopping center. T~s ~e of
reta~ center would need to a~ the
se~e
neighborhoods
along
Umon
Avenue,
be~een
Bmndage and Planz Roads. It may also need to be a regional at,action, depen~g on ~e ~pe
of anchor tenant at,acted to ~e center ~ order to be
profitable
Site 8: ~ighbert Site at the South ~hester and ~0uth
~nion lriangle
A 12.2-acre phvately owned site with frontage
on
bo~ Sou~ Umon and South Chester is available for
ne~v co~ercial development. T~s site is also large
enough to acco~odat~ a supermarket-anchored
shopping center. Nighbert Site available for commercial or
industrial use.
Applied Development Economics Page 16
3.2 SITE DEVELOPMENT OPPORTUNITIES ALONG LAKEVIEW AVENUE AND COTTONWOOD ROAD
There are no sites along Lakeviexv Avenue that are ideal for retail development although it
would be possible to assemble and redevelop land for a convenience retail center. There are
vacant lots that can be developed for stand-alone retail stores or for mixed-use development.
The Cottonwood Road corridor is in roughly the same situation as is Lakeview Avenue. The
lack of demand (fexv people, low income, sparse traffic) severely limits site development
possibilities.
Basically, the sites along this corridor are best suited for stand-alone retailers. However, certain
types of business establishments do not do well unless they are along side other establishments.
Specialty apparel and specialty retail, with their relatively small annual earnings do best in a
downtoxvn area or within a shopping center anchored by a larger store. The specialty shops
have a difficult time drawing customers on their own and have to offer
a
unique
product
or
service in order to survive as a stand-alone store.
Thus, only a.few types of retailers are ~villing to locate at sites not adjacent to other retailers.
These include national chain restaurants, fast food establishments, and large retail stores that
can attract customers xvithout generating synergy from other neighboring retailers. Discount
stores and xvarehouse clubs will develop stand-alone stores. Supermarkets will also, although
supermarkets prefer to anchor a shopping center development.
With this background, the only real opportunity sites of undeveloped property' are located at the
corner of Cottonwood Road and Brundage xvith access to the 1-58 freeway on-ramp and
expanded traffic counts. The two key opportunity sites are described below.
I Site 9: Panatoni site at southeast corner of Lakeview and Brundage
The Panatoni Development Company purchased approximately 20 acres of property along
I Brundage Road, east of Lakeview. All but t~vo acres of this has been for
property
developed
light industrial uses. The remaining ~vo-acre site at the southeast corner of Lakeviexv and
i Brundage is located adjacent to the Interstate 58 on-ramp, and seems to be an ideal site for
commercial development. The site is of sufficient size and location to attract a fast food
restaurant or a gas station.
I
I
!
Applied Development Economics Page 17
Site I0: Vacant land at southwest corner of Lakeview and Brundage
This 3.25-acre site is now a parking tot next to an old, underutilized locally owned fast food
establishment. The site location close to a freeway on-ramp is also ideal for fast food, gas
station, and/or a mini mart.
Vacant lot next to old drive-in available for food-
related or other commercial uses.
ApR~led Development Economics Page 18
4. MARKET DEMAND FOR NEIGHBORHOOD SERVICES
I rH~e primary goal of the revitalization effort is to attract additional retail services for residents of
the surrounding neighborhoods. Each neighborhood within the redevelopment project area
I lacks adequate commercial services and would like have xvithin
to
a
grocery
store
wa -lking
distance, or at least a short drive away. An analysis of the market demand for neighborhood
I services and the adequacy of sites within each roadway segment are described below.
i 4.1 MARKET DEMAND FOR COMMERCIAL SERVICES ALONG UNION AVENUE (CALIFORNIA TO
BRUNDAGE)
i Data in Table 1 indicates that residents living in the neighborhoods surrounding this segment of
Union Avenue spend a total of $30.2 million on consumer items. The analysis indicates that
nearly all neighborhood spending, approximately $28.4 million leaves the area and is not
I captured by local businesses due to the fact that there are few local businesses that
serve
neighborhood residents. The most significant leakages are among automobile purchases ($6.2
million), supermarkets ($5.8 million), and general merchandise establishments such as Wal-Mart
I at $5.3 milhon)~
I An additional $5.8 million of neighborhood sales is leaving the project area that, if captured,
could support more neighborhood and convenience retail services. A total of $2.2 million of
neighborhood spending at fast food and other eating establishments is available to be captured.
I Another $1.7 million of spending at specialty' apparel stores, $1.6 million of other specialty
retail, and $400,000 of spending at convenience or specialty food stores are available to be
I captured by businesses along this segment of Union Avenue. Moreover, there are opportunities
to capture neighborhood oriented personal service spending at barber and beauty shops.
I Site Development Opportunities along the Union Avenue Corridor
The market demand data for this segment of Union Avenue provides a framework for
I understanding the development potential of the area's opportuni~- sites. The potential for each
opportunity site is summarized below.
I Site l:Jamieson Site
I Food 4 Less anticipates that a 55,000 S.F. store will capture $18.7 ~mllion of annual spending.
At the same time, the data in Table 1 suggests that neighborhood supermarket spending
I 11 See AppendLx B for an explanation of the retail methodolo~, used for the enclosed analysis.
!
Applied Development Economics Page 19
'1
I leakages amount to only Food 4 Less ~vill have to be a regional
$5.8
million.
It
is
obvious
that
am:action that draws customers from throughout Southeast Bakersfield and beyond the project
I area. Without a regional capture of spending Food 4 Less will not be able to survive at the site.
TABLE 1
I Commercial Market Analysis for Union Avenue (Segment 1)
(California to Brundage)
Sufficient
I Number of Estimated Average Sales Demand
Household Establish- Sales Neighborhood per Establish- to Suppert
DemandX ments~ Capture~ Leakages4 mentS New Stores~
I TOTAL $30,182,224 15 $1,807,500 $28,374,724
Apparel $1,696,917 0 $0 $1,696,917 $550,000 Yes
General Merchandise $5,381,522 0 $0 $5,381,522 $23,300,000 No
I Specialty Retail $1,964,247 4 $367,200 $1,597,047 $500,000 Yes
Supermarkets $5,778,847 0 $0 $5,778,847 $14,600,000 No
Convenience & Specialty $699,704 2 $341,600 $358,104 $380,000 Yes
Food Stores
I Eating & Drinking Places
Fast Food $1,198,158 0 $0 $1,198,158 $1,000,000 Yes
Other Eating and Drhking $1,251,069 4 $250,800 $1,000,269 $600,000 Yes
i Home Furnishings & Building
Materials $2,646,638 0 $0 $2,646,638 $18,000,000 No
Auto Purchases $6,562,578 1 $334,200 $6,228,378 $37,000,000 NO
Gas Stations $2,7'62,635 1 $255,400 $2,507,2~g $2,000,000 Yes
I Auto Parts $239,909 3 $258,300 0 $500,000 No
Source: Applied Development Economics
Notes: Column (1) See Appendix on retail methodolog? for explanation of retail dc. rnand numbe£s
i Colurnn (2) Data collected fromthe Polk Directory
Column (3) Estimates based on actual sales tax collected adjusted for the number of pro}eot area establishments from Polk Directory
Column (4)equals Column (1)~ Column (3)
Column (5) Basic clta from sales tax data on actual sales in Bakersfield by store type
- General Merchandise data reflects aver ~age sales earned by Walvlart
I - Supermarket data reflects average sales earned by Safeay
- Fast food data reflects average sales earned by Burger King
- Home fi~rnishings sales reflects a t Iome Depot with Iow sales
Column (6) equals Column (4) divided by Column ~5
I Site 2: Turner Motel Site
i The market demand data suggests that the development of a neighborhood convenience center
at the Turner Motel site is feasible and could remain viable. The site can accommodate
approximately 25,000 S.F. of retail space. A convenience center at fi'tis site could be anchored
I by a mini-mart or a food estabhshment.
Site #3: Old Chapparel Motor Inn Site
I The owner of this site has proposed to develop at least 7,000 S.F. of commercial space as a
i food court. The data indicates that the project concept is feasible, and there is sufficient market
demand to support additional commercial developed for specialu, retail or personal sen'ices.
!
ApR/led Development Econom/cs Page 20
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'1
I Jack Site - NE Corner of Union Avenue and Brundage
Site
4:
in
the
Box
The data indicates that there is sufficient local demand to support a fast food and gas station at
I this 1.26-acre site. The location and traffic flows xvill add to the local demand, and make the site
ideal for this type of use.
I Site #5: Former Shell Station- SW Corner of South Union and Brundage
I A second fast food establishment can be supported by local market demand. The possible
establishment of a Jack in the Box across the street ma), actually enhance the site's attractiveness
for a small restaurant or a second fast food establishment. Ho~vever, its .73-acre size may limit
I development to a
stand-alone
establishment.
I FOR COMMERCIAL SERVICES ALONG SOUTH UNION AVENUE (BRUNDAGE
4.2
MARKET
OEMANO
TO WHITE LANE)
I Data in Table 2 indicates that residents the
living
adiacent
to
South
Union
Avenue
neighborhoods (south of Brundage) spend a total of $104.4 million on consumer items. The
I analysis indicates that nearly all neighborhood spending, approximately $99.6 million leaves the
area and is not captured by local businesses due to the fact that there are very few local
businesses that serve neighborhood residents. The most sigmificant leakages are among
I million), supermarkets ($1 million), and general merchandise
automobile
purchases
($22.1
8.9
establishments such as Wal-Mart at $18.1 milhon. The data indicates that there is sufficient
I demand to support the establishment of a new supermarket in this area. The general
merchandise spending leakages ma3, also be sufficient to support a Kmart or some other
discount general merchandiser. Hoxvever, a new store in the project area would have to
I compete ~vith a Wal-Mart that serves the project three miles of South
area
only
xvest
Union,
which.is where most of the leakage is probably being captured currently)2
I An additional $22.4 million of neighborhood sales is leaving the project area that, if captured,
could support more neighborhood and convenience retail services. Neighborhood spending
I could support $7.8 million of additional eating and drinking estabhshments, $5.9 million of
specialty apparel stores, $6.7 million of other specialty retail, and $2 million of additional
spending at convenience or specialty food stores. In addition, there is a lack of personal service
Iestabhshments such as barber and beauty shops that can economically be supported by
neighborhood spending.
!
I 12 The WaLMart located at \'(;hite Lane and Hughes Lane scr~es segment 2 of the market area.
!
~lpplied Development Economics Page 21
I
I TABLE 2
Commercial Market Analysis for South Union Avenue (Segments 2 & 3)
(Brundage to White Lane Rd.)
I sufficient
Number of Estimated Average Demand
Household Establish- Sales Neighborhood. Sales per
DemandI ment~ Capture~ Leakagesa Establishments to Support
New Stores~
I TOTAL $104,366,757 45 $4,939,500 $99,599,231
Apparel $5,937,752 0 $0 $5,937,752 $550,000 Yes
i General Merchandise $18,157,431 0 $0 $18,157,431 $23,300,000 No
Specialty Retail $6,799,190 1 $91,800 $6,707,390 $500,000 Yes
Supermarkets $18,986,106 0 $0 $18,986,106 $14,600,000 Yes
i Convenience & Specialty $2,309,603 3 $341,600 $1,968,003 $380,000 Yes
Food Stores
Eating & Drinking Places $8,366,651
Fast Food $4,092,953 0 $0 $4,092,953 $1,000,000 Yes
i Other Eating and Drinking $4,273,698 8 $438,900 $3,834,798 $600,000 Yes
Home Furnishings & Building
Materials $9,323,532 0 $0 $9,323,532 $18,000,000 No
Auto Dealers $22,791,351 4 $668,400 $22,122,951 $37,000,000 NO
I Gas Stations $9,256,701 0 $0 $9,256,701 $2,000,000 Yes
_ Auto Parts & Repair Services $589,214 29 $1,377,600 0 $500,000 No
i Source: Applied Development Economics
Notes: Column (1) See Appendix on retail mthodology for explanation of retail demand numbers
Column (2) Data collected from the Polk Director),
Column (3) Estimates based on actual sales tax collected adjusted for the number of pro eot area establishmems fi'om Polk Di,~at
Column (4) equals Column (1)- Column (3)
I Column (5) Basic data from sales tax data on actual sales in Bakersfield by store V/pe
- General Merclaandise data reflects average sales earned by WaMart
- Supertanker data reflects average sales carned by Safeway
~ Fast foc)d data reflects average: sales earned by Burger I',hng
I - Home furnishings sales reflects a Home Depot ,ith Iow sales
Column (6) equals Column (4) divided by Column (5)
I Site Development Opportunities along the South Union Avenue Corridor
The market demand data for South Union Avenue provides a framework for understanding the
development potential of the area's opportunity sites. The potential for each opportuniu, site
I on analysis is described below.
based
the
market
i Site 6: Former Plunge Pool Site
The former plunge pool site can also offer good size and location to a shopping center
i developer. The site is located near the Kern Count?' Fairgrounds and next to the Golden West
Casino, xvhich is a regional attraction at the corner of South Union and Belle Terrace. The site is
also reasonably close to Interstate 58 traffic. The biggest problem with the site is that it is
I privately oxvned and located in the Thus, the Cit7 or Redevelopment
county.
Agency
cannot
assist xvith land assembly, nor can any development incentives be offered.
!
!
Applied Development Economics Page 22
I
Site 7: Bakersfield Airpark Site
Data in Table 2 indicates that there is sufficient market demand among neighborhood
households around South Union Avenue to based
support
COITlmuni~
a
shopping
center
anchored by a supermarket. The Bakersfield Airpark site would be an ideal location because the
city. owns the land, could ,control the use, and offer a range of incentives to make a project
work. Moreover, the site's location at the corner of South Union and Watts Avenue offers
retailers an attractive corner location. There is sufficient market demand to support a small
general merchandiser. However, it would have to be niche retailer since it will have
a
to
compete with WalMart located only a few miles away. The city could assist undersized
infrastructure (a site liability) that will have to be developed in order to attract a developer.
Site 8: Nighbert Site at the South Chester and South Union Triangle
A 12.2-acre privately owned site with frontage on both South Union and South Chester is
available for new commercial development. This site is also large enough to acco~m'nodate a
supermarket-anchored shopping center. If not economically feasible, the owner is willing to
attract non-retail tenants.
4.3 MARKET DEMAND FOR COMMERCIAL SERVICES ALONG LAKEVlEW AVENUE (CALIFORNIA TO
BRUNDAGE)
Data in Table 3 indicates that residents living in the neighborhoods surrounding Lakeviexv
Avenue, between California and Brundage, spend a total of $21.7 rnilhon on consumer items.
Since there are only seven retail businesses along Lakeviexv Avenue, all but $700,000 of
neighborhood spending leaves the area. The most significant leakages are among automobile
purchases ($4.6 million), supermarkets ($4.2 million), and general merchandise estabhshments at
$3.9 million.
The data analysis estimates that $4.2 million of neighborhood oriented retail is
spending
leaving
the project area. Neighborhood spending leakages could support $1.7 million of additional
eating and drinking establishments, $1.2 million of specialty, apparel stores, and $1.3 million of
other specialty retail.
Site Development Opportunities along the kake¥iew Avenue Corridor
The market demand data for Lakeview Avenue provides a framework for understanding thc
area's opportunit7 to develop retail sites, there is lack of sufficient
Basically,
a
spending
ii1
the
surrounding neighborhoods to support the development of any type of large retail center along
Lakeview Avenue. Unfortunately, the area lacks sufficient demand (i.e., income and population)
for retail services to justi~, new commercial real estate investment.
.~pplied Development Economics Page 25
'1
For example, the residential areas on both sides of Lakeviexv Avenue are spending S4.2 rmllion
at supermarkets outside the neighborhood. New supermarkets need to capture more than $12
million of spending in order to justify their investment. A supermarket-anchored shopping
center is simply not economically feasible even if an appropriate site could be assembled along
Lakeview Avenue.
TABLE 3
Commercial Market Analysis for Lakeview Avenue (Segment 4)
(California to Brundage)
Sufficient
Number of Estimated Average Demand
Household Establish- Sales Neighborhood Sales per to Support
DemandI mentsz Capture~ Leakages4 Establishments New Storesa
TOTAL $21,736,292 7 $729,600 $21,006,692
Apparel $1,220,929 0 $0 $1,220,929 $550,000 Yes
General Merchandise $3,896,424 0 $0 $3,896,424 $23,300,000 No
Specialty Retail $1,397,928 1 $91,800 $1,306,128 $500,000 Yes
Supermarkets $4,236,999 0 $0 $4,236,999 $14,600,000 No
Convenience & Specialty Food $512,353 3 $512,400 0 $380,000 No
Stores
Eating & Drinking Places $1,778,207
Fast Food $869,896 0 $0 $869,896 $1,000,000 Yes
Other Eating and I~inking $908,311 2 $125,400 $782,911 $600,000 Yes
Home Furnishings & Building
Materials $1,860,266 1 $0 $1,860,266 $18,000,000 No
Auto Dealers $4,638,045 0 $0 $4,638,0~5 $37,000,000 No
Gas Stations $2,02t,053 0 $0 $2,021,053 $2,00C~000 No
Auto Parts & Repair Services $174,088 0 $0 $174,088 $500,000 NO
Source: Applied Development Economics
Notes:Column (1) See Appendix on rdt,-dl methodology' for explanation of retail demand numbers
Column (2) Data collected from be Pnlk Director3'
Column (3) Estimates based on actual sales tax collected adjusted for the numbe of prolec~ area establishments from Polk Directory
Column (4) equals Column (1)~ Column (3)
Column (5) Basic daa from sties tax data on actual sales in Bakersfield by store type
- General Merchmdise data reflects average sales earned by \"i"alvl~t
- Supermm'ket data reflects average sties earned by Safew%,
- Fast food data reflects average sales earned by Burger l,~ng
- Home furnishings sties reflects a Home Depot with Iow sties
Column (6) equ~s Column (4) divided by Column (5)
Moreover, it is not feasible to attract an investor that xviLl develop a mini-market anchored
convenience center along Lakeviexv Avenue. The area is served by small corner stores located
throughout the residential areas. So, a nexv store would have to rely on taking sales from
away
emsting establishments.
The lack of market demand leaves Lakeviexv Avenue ~vith sires that could accommodate stand-
alone commercial in£fil developments. There is an unmet demand for more eating
establishments in the market area. So, entrepreneurs that have the capital and desire to develop
take out and in-sen:ice eating establishments could be accommodated at t~vo opportunity sites.
Applied Development Economics Page 24
I Site 9: Panatoni site at southeast corner of Lakeview and Brundage
The data indicates that there is sufficient market demand to develop this site for food-oriented
i establishments, or a gas station and convenience store. These uses can take advantage of the
site's location adjacent to the Interstate 58 on-ramp.
I Site I0: Vacant land at southwest corner of Lakeview and Brundage
This 3.25 acre site has virtually the same locational advantages and market demand as the
I Panatoni site described above. The site can accommodate facilities.
multiple
use
I 4.4 MARKET OEMAND FOR COMMERCIAL SERVICES ALONG COTI'ONWOOD ROAD TO
(BRUNDAGE
PACHECO)
I Cottonwood Road is an economically corridor. No new commercial services have
stagnant
been developed in this area for decades. The only significant development is the rehabilitating
I TABLE 4
Commercial Market Analysis for Cottonwood Road (Segments S & 6)
i (Brundage to Pacheco)
Sufficient
Number of Estimated Average Demand
Household Establish- Sales Neighborhood Sales per
I Demandx mentsZ Capture3 Leakages¢ Establishment~ to Support
New Stores6
TOTAL $43,967,793 5 $684,600 $39,791,739
I Apparel $2,457,119 0 $0 $2,457,119 $550,000 Yes
General Merchandise $7,576,464 0 $0 $7,576,464 $23,300,000 NO
Specialty Retail $2,826,451 0 $0 $2,826,451 $500,000 Yes
i Supermarkets $7,956,305 0 $0 $7,956,305 $14,600,000 No
Convenience & Specialty Food $966,573 $512,400 $454,173 $380,000 Yes
Stores
Eating & Drinking Places $3,491,454
I Fast Food $1,708,014 0 $0 $1,708,014 $1,000,000 Yes
Other Eating a.d Dri.ki.g $1,783,440 0 $0 $1,783,440 $600,000 Yes
Home Furnishings & Building
Materials $4,157,896 0 $0 $4,157,896 $18,000,000 No
I Auto Dealers $10,323,698 0 $0 $10,323,698 $37,000,000 NO
Gas Stations $3,864,904 0 $0 $3,864,904 $2,000,000 Yes
Auto Parts & Repair Services $346,929 2 $172,200 $174,729 $500,000 No
I Source: Apphed Development Economics
Notes: Column (1) See Append£x on retail methodoloK.- for explanation of retail demand numbers
Column (2) Data collt'cted from the Polk Directory
I (~olumn (3) Estimates based on'acnml sales to_,: collected adjusted for the number of project area establishments from Polk Directory
Column (4) equals Column (1) -Column (3)
Column (5) Basic data from sales tax data on actual sales in Bakt.-rsfield by store type
- General Merchandise data reflects average sales earned by Wal-Mart
i - Supermarket data reflects ave.'agc sales earned by Safeway
- l~ast food data reflects average sales carncxt by Burger Krug
- I lome furnishings sales reflects a lqome D%*ot wit,t, Iow sales
Column (6) equals Column (4) divided by C{,lumn (5)
!
Applied Development Economics Page 25
!
and sale of 155 Kern County Housing Authority residential units scattered through
neighborhoods near Lakeview Avenue.
indicates that residents living in the neighborhoods surrounding the
Data
Table
4
Cottonwood Road corridor spend a total of $44 million on consumer items. All but $700,000 of
neighborhood spending leaves the area. About $8 million of supermarket spending is leaving
the area. Another $8.8 million of neighborhood oriented retail spending is leaving the project
area. If recaptured, this spending could support $3.5 million for eating and drinking
establishments, $2.5 specialty apparel stores, $2.8 specialty
million
for
and
of
other
retail. This segment of Cottonwood Road is supplied with a few convenience or specialty food
stores, in addition to small corner stores within various neighborhoods.
Site Development Opportunities along the Cottonwood Road Corridor
The Cottonwood Road corridor has a lot of vacant land and potential sites that could
accommodate retail services. The problem is that there is a lack of demand (income and
population) and densities of residential population needed to attract commercial investors. The
$8 million of supermarket spending Icakages i~ i~,-,r ,,,~,:,_'eat to attract a community-based
shopping center. The lack of unmet demand for convenience foods makes it difficult to attract
a convenience center.
I It is simply not economically feasible to develop a supermarket-anchored shopping center along
Cottonxvood Road. Moreover, it is not feasible to attract an investor for an additional mini-
market to anchor a convenience center along Cottonxvood Road, because the area is also fully
I served by small corner stores. So, a new store would have to rely on taking sales axvay from
existing establishments that are within easy walking distance in residential neighborhoods.
!
I
App//ed Deve/opment £conomic$ Page 26
5. MARKET DEMAND FOR REGIONAL RETAIL SERVICES
ADh has analyzed the demand for retail services for the entire project area. This data analysis is
designed to quantify thc market demand for regional retail services, xvhich will supplement the
analysis for neighborhood services. In summary, the following economic demographic data
shapes the market demand opportunities throughout the redevelopment project area)3
· The 28,000 plus residents in the project area spend $94.1 million retail sertsces,
per
year
on
· Project area retailers capture only $5.4 million of sales)4
· Project area residents spend $88.6 million'for retail services elsewhere. This represents an
economic potential that can be captured by local businesses.
More specifically, the retail demand numbers provide an indication on the market potential for
attracting specific tTpes of regional serving stores and shopping center developments to the
proiect area. A brief analysis of regional retail Opportunities by store and real estate type is
provided below.
Opportunities to Attract a Regional Shopping Center
regional shopping center anchored by a department store or a discount store is not possible
A
at this time in Southeast Bakersfield. The total spending and spending leakages are not
sufficient to support such a large development. Accordingly, it is very difficult to recapture
spending leakages in specialty apparel and specialty, retail, which are most successful if the3 are
located in a regional center.
Opportunities to Attract an Additional
Supermarket
The data indicates that there is sufficient
spending to support a second supermarket on
South Union Avenue, provided that it is a niche
market that does not try to directly compete
,vith Food4 Less. Ranch Market and Mercado
This highly successful supermarket caters to
Hispanic constuner tastes.
~3 See AppendLx A, Table 4 for detailed market demand data for the entire redevelopment project area.
14 Data on retail sales capture rates does not include s~nal] portions of South Union and Cottonwood Road that are
in the county. Denny's Market, one of the most significant project area retailers is in the countv, and their sales are
not included in ,SppenclLx A, Table 4.
~lppl/ed Development Economics Page 27
Latmo are two successful niche markets operating in Bakersfield. The second supermarket will
need to extend its market area beyond the immediate neighborhood.
Opportunities to Attract Discount Stores
Project area residents spend only $5.3 million at big box discount stores such as Wal-Mart. This
store type is not an option since WalMarts need at least $25 million in annual sales and a Wal-
Mart has already been established on White Lane, only a few miles from the project area.
However, a smaller general merchandise store that serves a niche market my be attracted to
South Union Avenue and take advantage of spending from neighborhoods outside the
redevelopment project area. Due to their increasing population and income numbers within the
area, it makes sense to focus an attraction effort on a general merchandiser that caters to
Hispanic consumer tastes.
Opportunities to Attract Warehouse Clubs
Warehouse clubs such as Costco earn $80 million of sales and sites
nearly
require
large
vel'y
to
accommodate parking. It is not feasible to attract a warehouse club to Southeast Bakersfield.
Opportunities to gttract National Chain Drug Stores
Project area residents spend ~3.2 m/Ilion at national chain drug stores. Some of that spending is
absorbed by Walgreens at Chester Avenue. Unfortunately, $3.2 million of spending is not
sufficient spending to attract a second national chain drug store such as Watgreens, which earns
$6.3 million of sales per store.
Opportunities to Attract Building Materials and Home
Furnishings
Establishments
Project area residents spend $8.2 million on a variety of home improvement stores such as
furniture, nurseries, paint stores, and others. Although the aggregate demand numbers are
rather large, they are insufficient to support any specific tsq~e of store in the project area. Low
earning Home Depots earn $18 million, and project area spending is not adequate to support a
local store of this t~,pe. Lumberjack at Ming and Union currently the majority, of this
captures
spending categou,.
Opportunities to Attract Additional Auto Dealers
Project area residents spend $18.6 million per year to purchase motor vehicles. There are a
couple small used car lots in the project area that earn $1.2 million of annual sales. This leaves
$17.6 million of local spending left to be captured. Wkile the spending leakages are large, the),
are not adequate to attract major nexv and used car dealers. The average ne~v car dealer in
Bakersfield earns $37 million in annual sales. A used car dealer earns 512 million in sales.
Applied Development Economics Page 28
6. RETAIL COMPETITON
Any new development of retail services m Southeast Bakersfield xvill have to compete with
the entrenched habits of residents to shop outside the project area. For example, the Valley
Plaza Shopping Center lies only 1.5 miles east of the Kern Count)' Fairgrounds, located on
South Union Avenue. Residents from southeast neighborhoods between Brundage and E. ·
Planz Road can easily drive to the super regional mall with four anchor department stores,
over a hundred specialty, stores, a movie theater, and 1.08 million S.F. of space.
There are 26 shopping centers m Bakersfield with more than 100,000 S.F. of space)s The
Valley Plaza Shopping Center is a super regional center with four anchor stores. The East
Hills Mall is a 410,000 S.F. regional shopping center with four anchor tenants. Northwest
Promenade is a 510,000 S.F. center anchored by WalMart. The
remaining
centers
are
community based, mostly anchored by supermarkets.
Moreover, the nexv Food 4 Less will have to compete with an inventory, of existing
supermarkets located around the ciD' including the Ming Avenue Food 4 Less, the White
Lane Foods Company, and potentially an Albertson's at Bmndage and Chester. Bakersfield's
supermarket industry is dominated by the Vons and Albertson's chain stores. There are
approximately slx Vons and slx Albertson's stores spread throughout the city. Neither store
tTpe offers a product mLx and price selection that fits the needs to Southeast Bakersfield
project area residents.
Most importantly, there are two established supermarkets in Bakersfield that cater to
Hispanic consumer needs. Mercado Latmo is located on Edison Avenue, only a few miles
from the corner of California and Lake~dexv Avenue. The market specializes m fresh
produce
and prepared products from Mexico. Attached to the supermarket store is an open air and
enclosed market of small retailers providing consumers xvith a full sen~ice Mercado
atmosphere. The exterior of the building is also integrated into the Mercado concept.
Ranch Market located on Mt. Vernon and Niles offers a second Hispanic oriented
supermarket for Bakersfield consumers. Ranch Market is a six-store chain started in
Southern California that is expanding into the Central Valley. New stores are under
development and Fresno. The market offers consumers a full range of Me.,dcan
m
Delano
products, a tortilla factor),, and an m-store deli.
Is See Appenc[Lx A, Table 5
Applied Development Economics Page 2~
I
7. BAKERSFIELD'S ECONOMIC DEVELOPMENT POLICIES,
PROGRAMS, AND INCENTIVES AVAILABLE TO THE STUDY AREA
The City of Bakersfield has a set of policies, programs, and business incentives that impact
economic development within the study area and is summarized below.
i 7.1 CITY COMMITMENT TO SOUTHEAST BAKERSFIELD
i The City of Bakersfield has demonstrated a commitment to revitalizing Southeast
Bakersfield, including the study area corridors. The city has committed its finances toward
creating the redevelopment project area, and the expense of removing buildings including
1' the former Bakersfield Inn and the Turner Motel. Moreover, the city has gamed a reputation
of cooperation with the private sector, and has consistently reduced or eliminated barriers to
i private investment. The city also has committed financial re'sources to hire staff with the
capacity to work on efforts to attract and retain.busmess to the area.
7.2 REDEVELOPMENT AGENCY TAX INCREMENT FINANCING
The creation of the Southeast Bakersfield Redevelopment Project area provides the city ~vith
an important tool to finance physical improvements such as streets, drainage, water and
xvastewater systems, miscellaneous public facilities, parks, and community gatexvays. Most
I ' importantly, the tax increment revenues earned by the redevelopment can be used to
agency
retain and attract business by reducing the costs of development or rehabilitation
"l investments. The business assistance tools available to the redevelopment agency are Listed
! below.
i · Tax exempt financing
· Purchase of capital equipment for industrial users
I · Land assembly and cost ~vrite downs
· Lo~v interest loans for facilit37 expansion or rehabilitation
The agency has already used some of these tools m Southeast Bakersfield. For example, the
i, agency Jamieson Turner Motel sites. A site on Chester
financed
the
clearance
of
the
and
Avenue may be cleared xvith agency assistance for Albertson's. There is wilhngness to take
..~ similar actions to stimulate economic development elsewhere along Union Avenue and the
Lakeview/Cottonxvood commercial corridor.
Appl/ed Development £conom/cs Page JO
i ' 7.3 ENTERPRISE ZONE ASSISTANCE
._ The Southeast Bakersfield Enterprise Zone includes the Union Avenue and Lakevie~v/
Cottonwood Road commercial corridors)6 The Enterprise Zone offers State of California
tax incentives for firms to locate within the zone. Thus, the following incentives are available
, '1~ for firms to locate along the study area corridors.
· Businesses that locate in the Southeast Bakersfield Enterprise Zone (SBEZ) can gain
I h/ring tax credits of up to $29,000 for'each qualified employee.
· Businesses that locate in the SBEZ can gain sales tax credits on purchases of
i, manufacturing equipment
· Businesses that locate in the SBEZ can deduct certain depreciable properties
· Businesses that locate in the SBEZ can caru, over 100 percent of their net operating
" losses for 15 years.
· Lenders pay no taxes on net interest earned on loans to SBEZ businesses.
?.4 H0USING A$SISIANCE PROGP&M$
1 The City of Bakersfield administers federal and state housing assistance programs, one of
which is specifically targeted for Southeast Bakersfield. Due to the lack of resources there are
i no housing assistance programs funded by the city. The goals of housing assistance as it
relates to Southeast Bakersfield are to develop new' housing on vacant and abandoned lots,
i increase the rate of home ownership, and help finance the rehabilitation and expansion of
e.,dstmg homes. The housing assistance programs described beloxv make an important
contribution to the revitalization effort. The assistance programs are effective, but the
financial resources are limited, and many residents in need remain unserved.
Housing Construction Program
The City of Bakersfield recently applied for and received a $500,000 grant from the
i California Housing and Finance Agency (CHFA) to construct in-fill housing in the Lakeviexv
5 neighborhood of Southeast Bakersfield. ' The CHFA funding will allow developers and
I ~6 See Appendix C for Enterprise Zone Map
17 CHFA does not compete xx4th pnvate lenders but works directly xxdth them in the follo~x4ng manner. For the
single-family loan for the first-time homebuyer, one of the 44 lenders CHFA works with across the State
imtially makes the loan to a borrower. Once the low-interest rate loan is made and the paper work is
~pplied Development Economics Page 31
contractors access to loxv interest loans to both purchase vacant lots and construct new
homes. Accordingly, the city will seek proposals from developer/contractors to build 1,200
to 1,400 S.F. homes at a sales price of $65,000 to $78,000. The contractor/developer xvill be
asked to acquire the property, pay all the necessary fees, make required offsite
improvements, and build and sell the housing. The City of Bakersfield's role will be limited
to fmanciat assistance and marketing the program to potential contractors.
New housing starts within the Southeast Bakersfield Redevelopment Project Area xvill help
stimulate commercial development along the Lakeview/Cottonwood and Union Avenue
corridors. The area's lack of retail services directly relates to an insufficient critical mass of
people, incomes, and spending available to retailers. Within a 40-block area bounded by East
California, Lakeview, Brundage, and South K_ing Street are more than 135 vacant lots and 50
or more houses that need to be rehabilitated or demolished)s
First Time Home Buyers Assistance
This Department Housing Development (HUD) program designed to help
of
and
Urban
is
eligible residents to purchase their first home xvith a low or no-interest down payment loan
of up to $3,500. The program is open to quali~Ting frrst time homebuyers that earn 80% or
tess of the area's median income of .$30,950 for a four-person household. Approved
applicants must use the home as their principal residence, and the maximum purchase price
cannot $100,000.
exceed
There is $95,000 available for f~rst time homebuyer assistance during FY 2001-02. Last year,
40 loans xvere made at an average of $2,600 per loan. City staff market this housing
assistance program by attending neighborhood meetings and community events. Even with a
limited marketing effort the loans xvere distributed during the first six months of the fiscal
year before the budget was expended. Essentially, the demand for assistance exceeds the
completed, CHFA purchases the loan from the lender using the bond ftmds. For multifamily loans, a
conventional lender, such as a bank, makes the construction loan for the project and once the projcct is
completed, CHFA makes the long-term permanent loan and the construction loan is paid off. Ka~owing that
CHFA will make the permanent loan makes it easier for the to obtain the construction loan. CHFA
sponsor
fills a niche by helping first-time homebuyers buy their first home or by helping the sponsors of multifamily
projects create more affordabl6 rental apartment housing. Lenders support this approach because it helps them
recycle their loan funds.
~ Source: City grant apphcation to the California Housing Finance Antho~5~'
~pplied Development Economics Page
'1
i financial resources available to the program. If more funds were available, this program can
be used extensively throughout Southeast Bakersfield.
?.
I Single Family Loan Rehabilitation Program
.f~, The other HUD program is designed to improve housing stock that needs repair by offering
low and no interest home improvement loans. The program is marketed by certified
contractors that have the capacity to make the improvements. The certification provides the
I city with some quality control.
Tkis program has $400,000 available and last year 18 loans were made at an average of more
I than $20,000 per loan. About half of last year's recipients are residents of Southeast
Bakersfield. Again, the demand for housing rehabilitation financial assistance far exceeds the
'i available resources.
i , 7.5 CURRENT PLANNING AND ZONING POLICIES
The planning and zoning policies, which guide the allowed land uses that property owners
, can develop distmcdy impact the revitalization of the study area corridors. A review of the
current land use policies suggest that the policies severely limit the commercial revitalization
possibilities for both the Cottonwood and South Union corridors as explained below)~
!
South Union Corridor
corridor, Ming/Casa Loma and Planz Road ~s zoned for general
The
South
Union
betxveen
manufacturing land uses ~{-2) on both sides of the roadway. Between Planz Road and
I White Lane the zoning changes to M-l, a light manufacturing designation. The industrial
designation applies to properties in both the city and the county.211
i Many of the current automobile related and other industrial land uses do not fit with
commercial development. This is a particular problem with the area's sites that are best
1 suited for commercial development. The former plunge pool site, the Bakersfield Airpark
~' site, and the Nighbert site are all zoned for industrial uses. Although the industrial
designation may allow an owner to develop a shopping center, the neighbors are allowed to
!
i ~') The current zoning and land use policies pose no constraint to revitalization along Lakeviexv or Union
Avenue, between California and Brundage. The constraints are limited to corndor properties south of
Brundage.
I 2o See Appendix D for zoning maps related to the South Union and Cottonwood corridors.
i
Applied Development Economics Page 33
!
locate a factory or an automobile wrec -king yard on the adjacent property. Thus, current land
use policies make the site unattractive for commercial investors. It is difficult to attract
customers to a shopping center in the middle of an industrial area.
Cottonwood Road Corridor
The Cottonwood Road Corridor has a similar zoning problem that guides the guides the
future development of its extensive open spaces. That is, Cottonxvood needs residential
development but large parcels are zoned for general and heavy industrial uses. For example,
property in the county located between East Belle Terrace and Casa Loma Drive is zone M-
2. Another large vacant land parcel south of the golf course is zoned M-2. Moreover, vacant
property between Planz and Pacheco is zoned M-3 that allows the establishment of oil
related and other heavy industry businesses. These land use designations severely constrain
residential and commercial development along Cottonxvood Road.
~pplied Development £¢onomits Page $4
8. RECOMMENDATIONS
The recommendations enclosed in this report are site and area specific, and are based on the
analysis of market demand opportunities along the Union Avenue and
Lakeview/Cottonxvood commercial corridors. The recommendations described below are
based on conclusions that there is limited potential to attract new retail serx4ces to the
project area.
8.1 UNION AVENUE CORRIDOR RECOMMENDATIONS
Union Avenue, between California and Brundage is the most visible segment of the study
area. Its location, traffic counts, and neighborhood market demand create some distinct
opportunities redevelop blighted old motel sites for nexv retail uses. Accordingly, the
following recommendations should guide the development of each site opportunity.
Recommendation #1: Continue Effom$ to Attract Food 4 Less to Jamieson Site {Site I)
It is recommended that the redevelopment and the ci~ continue to ~vork with the
agency
property oxvner to attract a Food 4 Less to the site. The city should continue its approach of
removing planning and regulatory barters that may limit the site's development for a
supermarket.
Recommendation #2: Redevelop Turner Motel Site (Site 2) as Convenience Center or Food
Court
It is recommended that the redevelopment agency and the city. attempt to redevelop the
Turner Motel into a neighborhood convenience center or food court, which may also
include sonle residential uses. Redevelopment xvould be facilitated if the city were to gain site
control. The ciD' could prepare a RFP that seeks a developer to reuse the site for commercial
and residential uses. As part of the developer selection process the city should be prepared
to offer additional site improvement incentives to encourage private investment and ensure
that redevelopment is successful.
Recommendation #3: Continue to Work with Property Owner to Redevelop Old Chapparel
Motor Inn (Site 3) for Proposed Residential and Commercial Uses
It is recommended that the cit-y continue to work with the oxvner of the Old Chapparel
Motor Inn to redevelop the site for the propose'd residential and commercial uses. The
redevelopment of this site would make an important visual improvement to the area. Project
~pplied Development Economics Page 35
implementation may require agency assistance, but such assistance should not occur without
a significant corresponding private investment.
Recommendation #4: City Staff Should Pro-actively Market the Vacant Lots at the Corner of
Union and Brundage (Sites 4 and 5)
It is recommended that city staff attempt to attract fast food and gas station tenant prospects
to the vacant lots at the corner of Union and Brundage. Due to the overall lack of interest in
Southeast Bakersfield by private sector investors and corporate retailers the city should not
rely on real estate brokers and developers to attract the tenants.
The use of incentives to reduce the cost of development at these sites should be relatively
small and dependent upon the proposed uses and the size of the private investment. The
potential redevelopment of the two small sites will limit redevelopment agency's capacity to
reduce development costs through incentives.
8.2 SOUTH UNION AVENUE CORRIDOR RECOMMENDATIONS
South Union Avenue, between Brundage and White Lane offers a broad mb: of land uses,
market development opportunities, and potential sites xvhere retail services can be
developed. The potential attraction of retail services to sites along tkis corridor could serve
project area neighborhoods Brundage. Accordingly, follo~ving
all
the
located
south
of
the
recommendations should guide the development of each site opportunity.
Recommendation #S: ~ttract Developer to Build a Supermarket Anchored Shopping Center
at Bakersfield Airpark (Site 7)
It is recommended that the city should attempt to attract a developer to build a supermarket-
anchored shopping center at the Bakersfield Aivpark. The city owns the airpark. So, the land
can be conveyed to a developer or private oxvner at no or low cost. The an-Park has a lack of
infrastructure that will need to be improved before development can take place. All or a
significant part of the infrastructure improvements could be financed by the redevelopment
agency. Additional fmancial incentives may be considered to attract development to tkis site.
The lack of interest in Southeast Bakersfield by private sector investors and corporate
retailers will have to be overcome by the city's business attraction leadership.
Recommendation #6: Attract a Niche Supermarket as a Shopping Center Anchor Tenant
It is reconmaended that the city should attempt to attract a niche supermarket such as Ranch
99 or Mercado Latino as the anchor tenant for the Bakersfield Airpark shopping center.
These are local and regional chains that are targeted to serve Hispanic consumers, and are
~lpplie# Development Economics Page 36
i also competing for market share against big, national chain stores such Vons and
as
Albertson's that are not in Southeast Bakersfield. A Hispanic niche supermarket could take
,I advantage of the project area's demographic preferences.
i Recommendation #7: Prepare Concept Plan to Guide Commercial Development at
Bakersfield Airpark
It is recommended that the city prepare a concept plan for developing a shopping center at
I the Bakersfield Airpark in advance of the business attraction effort. The plan could provide a
vision for what the center should look like and include a concept for the internal roadxvays,
,~ parking, circulation, and on-site infrastructure. Private developers and investors need to see
that the city has a vision for development that is similar to their investment intentions.
i The concept plan should include a review of the surrounding land use and zoning
designations. The shopping center should be protected from negative impacts created by
neighboring industrial properties, as it needs to be in a location that attracts consumers. It
:l~ will be very difficult to successfully develop a shopping center that is surrounded by
industrial land uses.
!
Recommendation #8: Offer the Nighbert Site (Site #8) as an Alternative for a New
I Supermarket Anchored Shopping Center
" The Nighbert site is another location along South Union Avenue that could accommodate a
community-based shopping center. It is recommended that this site be marketed to a
I developer along xvith the Bakersfield Airpark. If the site attracts then the
developer
interest,
city could encourage development by offering to finance infrastructure and provide for other
i! incentives. However, the site is privately owned, and the city_cannot offer the land for free
, like they could the airpark site. Accordingly, a privately owned site is not fmanciallv
competitive to a city owned site such as the Bakersfield Airpark. It is most Likely that the site
'~l would have to wait until after the airpark site is fully developed.
The former plunge pool site (Site 6) is also large enough to accommodate a shopping center.
I Hoxvever, site is located in the count3,, and it is to the advantage of the redevelopment
tiffs
agency and the project area residents to have a community shopping center located in the
i city, rather than the county. The former plunge pool and the Nighbert site are in competition
with the airpark for the same type of development.
I 8.3 LAKEVIEW AVENUE CORRIDOR RECOMMENDATIONS
i Due to the lack of any reasonable private sector investment, redevelopment
agency
resources should not be targeted for retail attraction along the Lakeviexv Avenue corridor.
!
ApR~led Development Economics Page 37
I
Accordingly, the folloxving recommendations should guide the development of the site
opportunities along Lakeview Avenue.
Recommendation #9: City Should Not InYest Resources on Retail Attraction £f[orts Alon§
Lake¥iew AYenue.
I, It is recommended that the agency not invest staff or £mancial resources on land assembly or
business attraction efforts to Lakeview Avenue. The market opportunities along Lakeview
I Avenue are insufficient to develop a shopping center due to the lack of demand for services
~ along this corridor.
Recommendation #10: Use 20 percent Redevelopment Set-Aside to £ncourage Housing
Development in the Lakeview Neighborhood.
I It is recommended that the agency help finance the development of additional housing units
in the neighborhoods near Lakeview Avenue by using redevelopment tax increment
I revenues to supplement the existing state and federal housing assistance programs. California
~ Redevelopment Law requires the City of Bakersfield to set aside 20 percent of its tax
· -., increment revenues for housing assistance. Thus, the redevelopment agency can offer local
~l funds to supplement the $500,000 of CHFA housing construction program, the HUD
funded ftrst time homebuyers assistance program, and the HUD funded single-family home
I rehabilitation program. There is no need to start a new housing assistance program, just
provide more funding for the e,,dstmg, successful programs.
I Recommendation #11: City Staff Should Pro-actively Market the Vacant Lots at the Corner of
Lakeview and Brundage (Sites 9 and I0)
It is recommended that city. staff pro-actively market these sites and to attract fast food
and gas station tenant prospects. The city should not rely on the private sector to market
these sties to cot-porate retailers.
The use of incentives to reduce the cost of development at these sites should be relatively
small and dependent upon a specific proposed development, and the size of the private
investment attracted to the project area. The two sites are small, and the potential
redevelopment uses are too limited for the redevelopment agency to use sigmficant
t . incentives at these sites. Moreover, the market demand is limited to fast food and other
food-oriented retailers.
App/ied [~eve/opment Economics Page
'1
8.4 COTI'ONWOOD ROAD CORRIDOR RECOMMENDATIONS
Due to the lack of any reasonable private sector investment opportunities, redevelopment
agency resources should not be targeted for the Cottonwood Road corridor. There are no
market opportunities to develop a shopping center along this corridor. Moreover, the use of
agency incentives to attract retail to Cottonwood Road will not change market conditions.
Accordingly, the following recommendations should guide the development of the
Cottonwood Road revitalization effort.
Recommendation #12: City Should Not Invest Resources on Retail Attraction Efforts Along
Cottonwood Road.
It is recommended that the agency better serve the Cottonwood Road neighborhoods by
attracting new retail to South Union where the market is stronger and the city retains control
over key sites. The Cottonwood Road corridor should not be a focus of the
land
redevelopment agency's retail attraction efforts due to the lack of sufficient demand for
services. Accordingly, the agency should not invest staff or f-mancial resources on land
assembly or business attraction efforts in this area.
Recommendation #13: Change Land Use and Zoning Designations Along Cottonwood Road
It is recommended that the cit-y review and possibly change its Cottonwood Road zoning
policies axvay from general and hea%, industrial uses. The city's current planning and zoning
policies make it impossible to develop more residential neighborhoods along Cottonwood
Road. The lack of residential development opportunities restricts future retail opportunities.
Moreover, current policies may threaten the health and safety of existing residents,
particularly if high polluting industries are located near existing neighborhoods.
Aplal/ed Development Economics Page 39
APPENDIX A
!
SUPPLEMENTAL TABLES
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Applied Development Economics ?aoae 40
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I Table 1
Demographic Changes in Kern County,
I Bakersfield, and Redevelopment Project Area
1990-2000
I Kern City of Redevelopment
County Bakersfield Market Area
Population
m 1990 543,477 174,820 27,472
2000 648,430 233,384 28,995
% change 19.3% 33.5% 5.4%
I No. of Households
1990 182,116 62,500 7,764
2000 214,614 82,554 8,207
% Change 17.8% 32.1% 5.7%
l, Avg. Household [ncome
1989 35,633 39,344 19,801
i 2000 51,259 56,632 26,384
% Change 44% 44% 33%
2000 Population by
Race/Hispanic
m= White (not Hispanic) 53.2% 57.2%
1.7%
m
· Black (not Hispanic) 5.6% 9.0% 28.1%
Asian (not Hispanic) 3.6% 4.3% 1.9%
m ~ All Other non-Hispanic 1.2% 1.0% 0.8%
Hispanic Origin (all races) 36.5% 28.5% 67.5%
Total 100% 100% 100%
I by Age
2000
Population
Median Age 31.9 32.8 26.2
0 - 19 33% 33% 41%
!
20 - 39 290/0 290/0 29%
40-64 27% 28% 20%
65 and over 10% 10% 10%
I Total 100% 100% 100%
Source: Applied Development Economics based on data from US Census,
I California Dept of Finance, and Claritas, Inc.
I
Applied Development Economics Page 41
I
TABLE 2
I Inventory of Retail and Non-retail Businesses
Located along Study Area Corridors
~ I 2000
Number of Establishments
Segment Segment Segment Segment Segment Segment
I Business Type #1 #2 #3 #4 #5 #6
Consumer Businesses
Specialty Retail 4 1 0 1 2 0
I, Convenience & Specialty Food Stores 2 2 ! 3
3
0
Eating & Drinking Places 4 7 I 2 0 0
Auto Dealers i 2 2 0 0 0
I Gas Stations I 0 0 0 0 0
Auto Parts & Repair 3 16 13 0 0 0
Nightclubs I 0 0 0 0 0
i Furniture 0 0 0 I 0 0
Subtotal 76 28 17 7 5 0
Other Business Types
i Motels & Mobile Homes 8 12 0 0 0 0
County & State Offices 0 4 0 0 0 0
Auto Wrecking/Dismantling 0 10 2 0 0 0
Heavy Equipment Sales 0 8 I 0 0 0
I Oil Industry Equipment Service 0 0 8 0 0 0
Light Manufacturing/Assembly 0 6 0 0 0 0
Storage 0 I 2 0 0 0
I Trucking & Towing 0 9 ! 0 0 0
Recycling 0 0 2 0 0 0
Wholesalers 2 0 0 0 0 0
Contractors 7 0 0 0 0 0
I 0 0 0 2 0
Non-Profit
Services
0
Professional and Business Services ! !0 3 0 0 0
Health Center 0 0 0 I 0 0
I Subtotal 18 60 19 I 2 0
Total 34 88 36 8 7 0
Applied Development Economics based on data from Polk Director,
Source:
Notes: Segment ~:A - Umon Avenue between California and Brttndage
i Segment ~ - South Umon Avenue between Brundage and Planz
Segment ~3 - South Union Avenue between Planz and White Lane
Segmcmt ~-4 - Lakeview Ave betwcen California and Brundage
Segment ,65 - Cottonwood Road between Brundage and Planz
I Segment 7~/6 - Cottonwood Road between Planz and Pacheco
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Applied Development Economics Page 42
TABLE 3
Project Area Demographics by Census Tract
2000
Number of Average HH
Census Tract Population Households Income
20 6,197 2,048 $26,751
21 3,724 923 $22,394
22 5,707 1,525 $22,458
23.02 2,659 665 $25,525
25 7,117 1,939 $28,837
31.03 3,551 1,107 $32,558
Total Market Area 28,955 8,207 $26,384
Source: 2000 U.S. Census
Note: Household incomes adjusted for inflation to reflect current dollars
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Applied Development Economics Page 43
TABLE 4
Commercial Market Analysis for Cottonwood Road (Segments 5 & 6)
(Brundage to Pacheco)
Sufficient
Number of Estimated Average Demand
Household Establish- Sales Neighborhood Sales per
Demandx merits2 Capture3 Leakages4 Establishments to Support
New Stores6
TOTAL $43,967,793 5 $684,600 $39,791,739
Apparel $2,457,119 0 $0 $2,457,119 $550,000 Yes
General Merchandise $7,576,464 0 $0 $7.,576,464 $23,300,000 No
Specialty Retail $2,826,451 0 $0 $2,826,451 $500,000 Yes
Supermarkets $7,956,305 0 $0 $7,956,305 $14,600,000 No
Convenience & Specialty Food $966,573 $512,400 $454,173 $380,000 Yes
Stores
Eating & Drinking Places $3,491,454
Fast Food $1,708,014 0 $0 $1,708,014 $1,000,000 Yes
Other Eating and Drinking $1,783,440 0 $0 $1,783,440 $600,000 Yes
Home Furnishings & Building
Materials $4,157,896 0 $0 $4,157,896 $18,000,000 No
Auto Dealers $10,323,698 0 $0 $10,323,698 $37,000,000 No
Gas Stations $3,864,904 0 $0 $3,864,904 $2,000,000 Yes
Auto Parts & Repair Services $346,929 2 $172,200 $174,729 $500,000 No
Source: Applied Developmcnt Economacs
N ores: Column (1) See Appendix on retail methodology for explanation of retail demand numbers
Column (2) Data collected from the Polk Directory
Column (3) Estimates based on actuti sales tax co]lectcd adjusted for the number of project area csrablishmcnts from Polk Directory
Colunm (4)equals Column (1) -Colurrm (3)
Column (5) Basic data from sales tax data on actual sties in Bakc-rsficld by store type
- General Mercban&se data reflects averagc salcs earned by Wal-Mart
- Supermarket data reflects averagc sales earned by Safeway
- Fast food data reflects average sales earned by Burger King
- Home furnishings sales reflects a Home Depot with low sales
Column (6) equals Colunm (4) divided by Column (5)
!
A£p/ied Development Economics Page 44
I
TABLE 5
I Shopping Destinations in Bakersfield
Name Gross Lease Area Anchor Tenants
I .. ' Penny, Robinson s-May, Gottsd~alk's
alley Plaza Shopping Center 1,092,016 Sears, Maq, s,.] C ' '
East Hills Mall 410,000 Mervyn's, UA Theaters, Village East, Gottschalk's
lak OrthweSt Pro m enade 510,577 Wal-Mart
ersfield Plaza 213;372 .' Cicuit City, Long's Drug, UA Theaters, \Tons
Benton Park Shopping Center 125,000 Hancock Textiles, Lucky Discount Supermarket, Kite Aid Pharmacy
tst Plaza Shopping Center 141,055 Parry Works, 98 Cents Clearance Centers
ilders Square 152,000 Builders Square
The Center; ' . 257,964 Costco, HomeBase, Office Depot
~ast Hills Plaza . 256,000 Mac Frugal's, V0ns, \Val-Mart
Wast Hills \Tillage 245~000 Wal-Mart
~I',2mart Shopping'Center .. "·124,000 .... Kmart
~aeMa[ketplace :' ':' .~ : ,. ': 294,000' E'flxgards Theatre, Vons '
~eadow Fields Mall 22.5,000 Discount Store
'Montgomery Wards Shopping Center ' 200,000 Montgomery Wards
i l~ve ]Dfi~re-Town Center 154,262 ' Floyd's Hardware, Lucky Discount Supermarket
~erlakes ~rillage 119~226 Long's Drags, Vons
~xosedale Plaza Shopping Center 143,585 Ralph's Grocer),
7.nsedale Village Shopping Center 127.529 Kmart. Payless Drug, Sav-Mart Supermarket
e-~hite Town Centre 110,000 Builders Emporium, Lucky Discount Supermarket
Ockdale Town Center 165,0130. Long!s Drugs, Vons
Stockdale Village 132,000 AMC Theaters. Long's Drugs, Office Depot. Olcott's, Save Mart
Iwn & Country Village 175,000 Action Sports, Albertson's. Long's Drags, TraderJ oe's
- . illage ~it the Oaks I25,905 Albertson's, Payless Drag
Vons Center 104,625 Vons Supermarket
I 'al-Mart Shopping Center 125.584 Wal-Mart
hite Lane Plaza 112.000 Long's Drags, Pavilhons Su perm arket, Payless Shoesource
5,840,700 GLA for all Community Regional. &Supcr Regional Shopping Centers
llus 24 Neighborhood Shopping Centers 1,311,523 GLA for all Neighborhood Shopping Centers
7,152,223 Total GLA (sq. ft.) in Bakersfield Shopping Centers
!
Applied Development Economics Page 45
'1
TABLE 6
Grocery Stores Competing for
Southeast Bakersfield Spendinq
Store Name Location
Albertson's Bakersfield Center (Mt. Vernon & Colum bus)
Albe.rtson's 4200 Ming Ave.
FoodsCo 1801 White Lane
Food4Less Ming Ave.
Albertson's Benton Park Shopping Center (2100 S. H St.)
Luckey Discount Stine-White Town Center (4801 White Lane)
Mercado Latino 2105 Edison Hwy.
Ranch Market Mt. Vernon & Niles
Vons Stockdale Town Center (Stine & Planz)
Vons White Lane & Hughes
Young's Market 3030 Brundage Lane
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Applied Development Economics Page 46
APPENDIX B: ADE RETAIL MODEL METHODOLOGY
The retail market analysis consists of two main parts -- an estimate of household retail
spending by households located in the market area, and a comparison of that spending
potential with actual sales by retail businesses located along the Union Avenue and Lakeview
Avenue/Cottomvood Road corridors.
model estimates the amount of household income in the market area that is spent
The
retail
on retail goods. The sales data is an annual total, and is shown by retail category. Since some
items - such as food and prescription drugs - are not taxable, the analysis includes a
calculation that converts tax'able sa/es into actual sa/es (which includes both taxable and
nontaxable sales). Sales Leakage is the gap bet',veen household spending in the market area
by currendy along Union Avenue and
and
retail
sales
businesses
located
Lakeview/Cottonwood corndors. In general, leakage represents an opportunity for retail
expansion and attraction along these tow corridors.
Market Area Oefinition
The retail model uses census tract data estimate household spending by retail categories.
Thus, it is useful to define a market area based on census tract boundaries.- The natural
market area for the Union Avenue and Lakeview/Cottomvood corridors shifts depending
on the specific site location. For example, the comer of Union & California serves a much
different market area than would a site located on Lakevie~v & California or Union & White
Lane. Therefore, the two corridors xvere divided into six individual segments for analytical
purposes, each xvith its own unique market area definition comprised of two or more
adjoining census tracts, as described in the report.
Household Growth Assumptions
Currendy available Census 2000 data includes population figures by tract, but does not
include the number households. Using the population change over the ten-year period (1990
- 2000) to gauge the household groxvth rate, an estimated number of current households he
was calculated for each census tract in the study area. ::
2~ In some cases it is possible to use census block groups - which are smaller units than census tracts ~ to define
a market area for a particular site.
22 In calculating the number of households for 2000, the 1990 average household size was held constant for
each census tract. It should be noted, however, that for some of the tracts the avg. household size may have
,4ppi/ed Development Economics Page 47
!
I Income Assumptions
The household income distribution for the primary and secondaU, market areas comes from
i the 1990 Census, and the calculations hold this distribution constant. To estimate 2000
incomes, the income ranges were inflated using the Consumer Price Index (CPI), and the
analysis did not assume any real income growth since the 1990 Census. In order to calculate
I total household income, the midpoint for each income xvas multiplied by the number
range
of households within that range.
I I)ata Sources Used In The Retail Model
I Data on existing sales among businesses located along Union and Lakeview/Cottonwood
was provided by the City Treasurer based on sales tax receipts. Tkis information was
obtained using the City's business license file and does not include those retail
I establishments that are within County jurisdiction.
ADE's retail model estimates household retail demand by store type and product type. The
I variables that go into the model are average household income, the number of households in
- the study area, and any necessary inflation factors. The source of data for the household
I product type demand is the Bureau of Labor Statistics' surveys on consumer spending.
These surveys stratifY the sample based on type of location, income, and region. Data for
analyzing the household demand by store type came from the 1997 U.S. Census of Retail
I ~ Trade.
I Assumptions Made In The Retail Model
Additional
Because the data from the State Board of Equalization only reflects taxable sales, the retail
I model makes an adjustment to account for nontaxable retail items, as noted above. The
adjustment inflates the taxable sales by the average ratio of nontaxable to taxable products
for an individual store type. This distribution of sales by product type comes from the 1997
I regarding the taxability of different retail products
Census
of
Retail
Trade.
Information
comes from the California Tax Code.
i increased slightly, particularly m those neighborhoods that have seen a dramatic demograpkic shirt towards
younger, Hispanic households.
!
Applied Development Economics Page 48
I
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~ APPENDIX C:
I BAKERSFIELD ENTERPRISE ZONE MAP
I
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I
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Appl/ed Development £conom/cs
METROPOLITAN BAKERSFIELD ENTERPRISE ZONE
IUNDAGE ...... EAST~i BRUNDAGE LANE
,. LEGEND
,. ZONE AREA
OCTOBER 2000
(approximate area, see street address
ranges for specific parcels)
APPENDIX D
INDUSTRIAL ZONED LAND PARCELS ALONG COI'I'ONWOOD ROAD AND SOUTH UNION
Applied Development £conom/cs
CiTY OF BAKERSFIELD
~ ...... "'°' ZONING MAP 124-08
SEC B T. 30s R. 28£
LEGEND
R-2 f7'2 .'LL:.3 sc.ooL s
R-S
,
R-2 c · ~
~ m2 ~ c. ~ ......
CITY OF BAKERSFIELD
' ...... "'°' ZONING MAP 124-09
c~,s~ LO~ O,,v[ Co~r I ............................... .~. SEC, 09 T. 30S R 28£
~, ,, LEGEND
R-S ~,xx
CiTY 0f BAKERSFIELD
' ...... "'°' ZONING MAP 124-17
SEC. 17 T. 30s R. 28E
LEGEND
R-2 ~ R-2 ~ ~ sc-oo~s
~,.
~ m IG~VLt U~(
Z
,1#, I ,_~ '~ CITY OF BAKERRFIELDv
,.. ~. ,..o, , ZONING MAP 124-16
SEC, 16 T 3OS, R28£
LEGEND
~L~_~ SC.DOCS
m m m m m m m m m m m m m m
'" s,, ~ /~,~'o~ (;ITY OF ~AK[RSFIELI~
,v,,u, ZONING MAP 124-07
c-~ [" M-~ J " SEC. 7 T 3Os R 28E
R-I R'I R-I ~'""~
R-I
R-I
R-t R-I R-I
R-I :'2 '~ R-i
R-I
s,, ~o~ ~o~-JJ CITY Of BAKERSFIELD "
M-2 M-~ ~ LEGENO
I c,,~ ,,,
M-~ TT TR~V[L TR~tL[fl ~RK ZON[
I
BAKERSFIELD CENTENNIAL GARDEN
& CONVENTION CENTER
MEMORANDUM
TO: ALAN TANDY, CITY MANAGER.
FROM: JIM FOSS, EXECUTIVE DIRECTOR
DATE: JULY 17, 2001
SUBJECT: PARKING RATES
We recently conducted a survey on parking rates for arenas in the state of California (please
see attached). Based on this survey, we are proposing an increase from $3.00 to $5.00 per
car effective August 1, 2001
Attachment
PARKING ZNFORMA-rZoIu
Anaheim-Arrowhead Pond
Hockey-Autos $7.00
Hockey-Limos/RV $15.00
Other Events-Auto $8.00
Other Events- Limos/RV $16.00
Fresno -Selland Arena & Convention Center
Auto/Buses/Limos $5.00 (Seniors $2.00)
Bakersfield-Kern County Fair
All $4.00
Los Angeles-The Staples Center
(the top prices are the parking lots closest to the facility)
General $8.00-$15.00-$20.00
Family/Sports $10.00-$12.50-$~.5.00
Concerts $15.00-$20.00
Pasadena-Civic Auditorium
All $7.00
San Diego Arena
Concerts & Special Events $8.00
Hockey $6.00
Long Beach-Long Beach Convention & Entertainment Center
Cars $7.00
Buses $21.00
San Francisco-Cow Palace
Main Lot $7,00
Preferred Parking$10.00
Low Lot $5.00
San .3ose-San .lose Arena
Family Events $8.00
Sports/Concerts $13.00
B A K E R S F I E L D
PUBLIC WORKS DEPARTMENT
MEMORANDUM
TO: ~Pamela McCarthy, City Clerk
FROM: Mel Perry, Communications Coordinator
Date: July 18, 2001
SUBJECT: Request to pre-empt
The Board of Supervisors have requested to pre-empt the July 25th
taped rebroadcast of the July 18, 2001 Council Meeting with a
live public re-districting meeting from 6 pm to 8 pm. The July
18th meeting will playback Saturday evening July 21st at 7:00 pm
and noon on Sunday July 22nd. The County Television Production
Unit will run the broadcast schedule change information on the
KGOV bulletin board. On the 25th, the City Audio/Video Specialist
will put up an information slide with the schedule change from
5:15 pm to 6:00 pm.
cc: City Manager's Office
Raul Rojas, Public Works Director
Brad Underwood, Public Works Operations Manager
I R~T-~ojas - Fox Theater proposed ~losur~e'~ ~.Oth-Str~t-Pa~'k~n~l Mal~l ............... Page
To: Raul Rojas
Date: Wednesday, July 18, 2001 12:03:11 PM
Subject: Fox Theater proposed closure of 20th Street Parking Mall
Raul:
For you information and use.
The segment of road that the Fox group is proposing to close off from public use is part of the downtown
parking mall on the 20th Street alignment between G and H streets. Because it is a parking mall and not a
standard street, the traffic uses are less. The speed limit is only 10 mph, the direction is one-way
westbound and parking is diagonal. Our traffic counts taken a few days ago show the volume to be only
971 vehicles in a 24 hour period. The maximum hour volume was 105 vehicles from 1 to 2 pm. Because
of the Iow volume on the street during a normal day, diversion of traffic due to a closure of the parking mall
would cause minimal disruption to general traffic. It would, of course, cause serious disruption of access to
local businesses located on the parking mall and immediately west of G Street. Approximately 30 public
parking spaces would be lost.
Although the impact of traffic diversion is minor, the loss of parking, in an area lacking parking for the
theater, will have a more serious effect and should be considered.
Stephen L. Walker, PE
Traffic., Engineer - Public Works Department
City of Bakersfield, California
Office Phone: (661) 326-3959
Office FAX: (661) 324-7483
email: swalker@ci.bakersfield.ca.us
CC: Bruce Deeter; Ryan Starbuck
BAKERSFIELD POLICE
MEMORANDUM
July 19, 2001
To: Alan Tandy, City Manager
Honorable Mayor Hall and Council Members
From: Eric W. Matlock, Chief of Police
Subject: Special Enforcement Gang Violence Report
I've enclosed the Special Enforcement Unit's monthly report for June, 2001 which
includes year to date statistics. Again, shootings have decreased when compared to
the same time period last year. A more detailed comparison of statistics for 2000/2001
is also enclosed.
If you have any questions or need clarification of our analysis please do not hesitate to
let me know.
EWM/vrf
Bakersfield Police Department
Special Enforcement Unit
Monthly Report - June 2001
The following is a compilation of the performance of the Special Enforcement Unit and
significant incidents / investigations for June 2001.
80 Felony Arrests 6 Guns Seized 75 Special Reports
61 Misd. Arrests 216 Fl's 5 Offense Reports
18 Felony 20 Citations 19 Clip 150's
Warrants
Arrests
17 Misd. Warrant 58 Probation / 1 Seamh Warrants
Arrests Parole Searches
288 Hours in 214 Hours assisting 2 2001 Shootings
Training other Department 4 2000 Shootings
sections 9 1999 Shootings
Year to Date Statistics
January - June 2001
451 Felony Arrests 70 Guns Seized 536 Special Reports
249 Misd. Arrests 1571 Fl's 32 Offense Reports
60 Felony 148 Citations 136 CHP 180's
Warrants
Arrests
113 Misd. Warrant 447 Probation / 20 Seamh Warrants
Arrests Parole Searches
1140 Hours in 1243 Hours assisting 20 2001 Shootings'
Training other Department 28 2000 Shootings
sections 60 1999 Shootings
"~· ·" ~ o StatTotals r 2000 fr' anua - ne~ ~ . ,, . ,. ~.:, .. ~ ,~
felony misd. fei. wrrt. misd.wrrt, hrs. in guns Fl's citations prob/par hrs assisting special offense CliP search new gang 2000
arrests arrests ;irrests arrests training seized searches otherdepts reports reports 180's warrants mem. ID'd shootings
January 53 36 8 13 10 8 139 17 42 52 58 4 20 0 0 4
February 64 26 11 22 62 11 305 10 99 163 58 I 16 1 8 7
March 85 18 3 11 22 23 164 7 163 111 67 2 19 0 14 8
April 55 25 6 16 44 9 150 27 89 274 51 2 17 2 24 1
May 84 19 20 16 8 7 134 30 81 150 61 6 20 0 4 4
June 40 33 9 17 104 5 200 16 176 184 63 3 19 0 6 4
Totals 381 157 57 95 250 63 1092 107 650 934 358 18 111 3 56 28
i! ~,'.~ Monthly stat Totals for 2001 from january~ ~,june~.~!~.: ~ ~.i ~'i~,:'
~ ~' ,, ~ '" , ', ' ~'~.' , · ~ ~' ~'~:: ,~i ~: , :" ~ - ·
felony misd. fei. wrrt. misd.wrrt, hrs. in guns Fl's citations prob/par hrs assisting special offense CHP search new gang gang
arrests arrests arrests arrests training seized searches otherdepts reports reports 180's warrants mem. ID'd shootings
January 73 22 7 13 80 15 254 11 72 223 76 4 17 4 7 2
February 64 23 11 13 326 12 200 13 56 216 77 4 16 3 20 4
March 92 46 7 24 108 19 299 24 106 75 98 7 24 3 8 4
April 68 65 9 27 314 5 306 44 78 161 110 6 38 6 9 3
May 74 32 8 19 24 13 296 36 77 354 100 6 22 3 2 5
June 80 61 18 17 288 6 216 20 58 214 75 5 19 1 13 2
Totals 451 249 60 113 1140 70 1571 148 447 1243 536 32 136 20 59 20
· ' · COmp 2000 ·
~,~ ~¥~,:~ ..~ ' 2001 ired to ', ~,~, ·
felony misd. fei. wrrt. misd. wrrt. hrs. in guns Fl's citations prob/par hrs assisting special offense CliP search new gang gang
arrests arrests 'arrests arrests training seized searches otherdepts reports reports 180's warrants mem. ID'd shootings
2000 '381 157 57 95 250 63 1092 107 650 934 358 18 111 3 56 28
2001 451 249 60 113 1140 70 1571 148 447 1243 536 32 136 20 59 20
up up up up up up up up down up up up up up up down
increase/decrease 18% 37% 5% 19% 356% 1 1% 44% 38% 31% 33% 50% 77% 22% 567% 5% 29%
CITY OFBAKERSFIELD
Recreation
DATE: 6/28/2001
TO: Stan Ford, Director Recreation and Parks
FROM: Paul Graham, Urban Forester ~
SUBJECT: National Tree Trust Grant / Urban Forestry Field Nursery
Currently under discussion is a joint project with the Solid Waste Division to develop a small five
acre nursery for growing street trees for use in development of the urban forest. The idea stems from
the desire for optimally grown specimens and knowledge of current nursery practice. Common
problems that develop in container grown trees are girdling roots, topped central leader, and poor
trunk taper. Each of these issues have the potential to develop into hazardous situations and can
further be attributed to the early decline of some specimens.
The National Tree Trust Grant provides free saplings for planting out in containers or in the field.
Knowing the difficulties and problems with container grown plants and having a desire for optimally
grown trees, the idea of field grown trees was decided upon for a preferred method of planting. Solid
Waste has agreed to loan five acres of property near the Mt.Vernon facility, and all the compost
needed to prepare the site for planting.
Talks with the Wastewater Department to supply treated effluent at the rate of 5 acre.ft/yr are
currently being pursued. Labor to plant, weed and further maintain the nursery site will be co-
ordinated with the KBB program and the volunteers generated by that group. Both the KRPF and
TFOK have given their verbal support for the project, letters of support from both organizations are
expected shortly. No resources are available from either group. Contacts within these organizations
have opened doors for local sources of free planting stock without affiliation with either group or
the complication of domain.
The purpose of this project is to develop sound stock that will aid in the re-development of SE
Bakersfield, reduce and/or augment the cost of securing plant material placed in the urban forest,
and to determine if the idea is worth pursuing on a grunder scale. The true purpose of this project is
to aid in the education of local students ( K- 12), college students, and community groups with hands
on training and interaction with trees and the urban forest. Educators from special education
programs, elementary schools, secondary level biology, and post-secondary horticulture have
expressed peaked interest when asked if available to participate programmatically in some form.
Currently cost associated with irrigation infrastructure, professional supervision, and transplanting
of specimens is being calculated and is expected to be available shortly. A cost/benefit analysis of
this project in time will indicate its viability as a continuing program.
July 10, 200 ' e-ot 32e '?
Don Munn
~. ~ T~dy ..
Vice C~irman
Kevin Findle~ City M~ger _
Chief a~nda/O~cer City of B~ersfield
Chudia Young-Holdemess 1501 T~ Avenue
s~m. B~ersfield, CA 93301
Gina Fannuchi
P,~i~nt De~ ~. T~dy:
Carola Kupe~ Enriquez
T~ you for yo~ le~er dated J~e 26, 2001 c0ncemg the CiW C0~cfl's
decision to use CDBG ~ds for the medi~ e~cements ~d on-gohg street
T~t~ ~ght~g ~ ~ont of the Kern Co~ty Muse~.
Sherin Bates
Renee Bhaiji
We greatly appreciate the ci~ Co.efts suppoa as we embgk on the
Beth
Broo~a~
mbitious t~k ofrais~g $9 ~on to ~e the Musem a mtiom~y
Philip J. Ce~o II
C. ~e Clark recog~ed, ~st cl~s regio~ ~titution.
Les Clark
Pe~ Darling We spoke ~th Co.cfi Mem~r Sue Be~ about o~ idea to create a
Gina Fannuchi tmout for school buses ~d ciW buses ~ p~ of the e~cement project.
Marge Fredenburg" Subsequently we received a ca~ ~om Ted Wright ~d ~e ~ the process of
Jfllhn Fritch4mmp se~g a meet~g to discuss o~ ide~.
John Maynard
M~chad W. Oh~e T~ you ag~ for yo~ suppom We wffi keep you ~ the loop as o~
Walter J. Pac~rd cmpaign pro~esses.
Tom ~ndour
Charlie Rodriquez
Robe~ A. Shore S~cerely,
William St. Claire
Pa~icia Waldo ~~ ~
Don M~
Chain of the Bo~d
3801 Chester Avenue
Bakersfield, CA 93301
Voice (661) S52-5000
Facsimile (661) 322-6415
TDD (661) 636-4800
www. kcmuseum, org
~r
From: Jack Hardisty
To'. Rhonda Smiley; Trudy Slater
Date: 7/12/01 2:59PM
Subject: Jeff Bryson's Appointment
Jeff Bryson, Supervisor, Building Department has received certification from Governor Gray Davis and
Secretary of State, Bill Jones that his appointment to the State Building Standards Commission has been
confirmed by the State Senate.
His term will expire January 1, 2004. Only 10 people in the state are appointed to the Building standards
Commission. They are responsible for adoption of codes regulating construction in the State of California.
These include: Uniform Building Code, Uniform Fire Code, Uniform Mechanical Code, Uniform Plumbing
Code, National Electric Code, Housing Code, Abatement of Dangerous Buildings Code as well as other
regulations.
CC: ' Dennis Fidler; Jeff Bryson
DEPARTMENT OF RECREATION AND PARKS
DATE: July 18, 2001
TO: Alan Tandy, City Manager
FROM: Stan Ford, Director .'.'.'.'.'.'.'.'.'.~~
SUBJECT: Cops, Cars and Kids Event
#WF0018915 (Ward 4)
Councilmember Couch requested that Stan Ford, Director of Recreation & Parks
review the request from Mr. Art Carlock, Corvettes of Bakersfield regarding the Cops,
Cars and Kids event and see if the city could work with the DBA on this event and
report back to Councilmember Couch.
Allen Abe and I met with Mr. Art Carlock to discuss his ideas for his proposed Cops, Cars, and Kids
event. In short, the department would be very excited to support an event like this since we have had
a couple of different automobile events in our plans for a few years.
To be successful, the event will require the cooperation and coordination of other city departments,
primarily police. In order to host the event as Mr. Carlock describes, will likely require street
closures similar to, but not as extensive as, First Night. The primary location would likely be
Truxtun Avenue in front of Centennial Plaza and along Chester Avenue from Truxtun north,
potentially as far as Games Circle.
Further, we will need the support of the area businesses, especially those that would be impacted by
the vehicle and pedestrian traffic. The Downtown Business Association may also wish to be
involved.
Mr. Carlock indicated to us that he already has the verbal support of over thirty car clubs. He
estimates that we may expect over 2,000 participants (not spectators). In addition, this event will
likely attract many individuals from outside Bakersfield. One event that might prove especially
attractive to participants would be an "open header cruise." If we chose to offer this cruise, we will
need to address the concerns of the noise this would generate.
Should the department become a sponsor or the primary planners for the city, the name °fthe event
should Probably reflect our involvement.
S:\Council Referrals\WF0018915.wpd July 18, 2001 (9:12AM)
July 18, 2001
Page 2
Mr. Carlock indicated that the event should be "profitable" to'the point that not only would their
designated charities benefit financially, but the department programs, too.
If you and the council direct us to pursue this, I will contact Eric Matlock and Raul Rojas to
determine the impact and costs to their departments.
Mr. Carlock has also requested information from three communities in the state regarding the
involvement of their city in local events. Once we receive this information, I will forward it to you.
Based on the information we have to date, I would recommend that the city pursue this event for
spring 2002.
S:\Council Referrals\WF0018915.wpd July 18, 2001 (2:34PM)