Voters to Decide on Revitalization of Midtown

Voters will decide Tuesday whether to establish a redevelopment district aimed at beautifying the city’s midtown area over the next 45 years.

If Measure A is approved by a majority of voters, midtown would be declared a blighted area. That would enable the district to provide low-interest loans to property owners and financial assistance to first-time home buyers.

Opponents argue that the plan would allow the city to use its power of eminent domain to acquire properties that are declared blighted.

Although the measure states that eminent domain would not be used, opponents say it would give city officials a loophole to acquire property under certain circumstances.

Furthermore, they say future city leaders could decide to use eminent domain.

“We would be signing a contract giving the [redevelopment] agency the power to do this,” said Allen St. James, who owns Tiki Trader’s Hawaiian Shop on Main Street in midtown. “Eminent domain is incredibly un-American and undemocratic.”

But supporters dismiss that argument as a scare tactic. They say the measure makes clear that participation in the redevelopment district is voluntary.

Those who wanted to participate would be given low-interest loans or grants to upgrade their properties, including parking and landscaping improvements, they say.

The Ventura City Council unanimously voted in May to adopt a resolution assuring property owners that they would not be forced to participate in the district.

“We, as a council, have gone on record saying eminent domain will not happen,” Councilman Brian Brennan said. “There’s no clearer way to say that’s not the way it’s going to be.”

Under state law, future city councils that wanted to use eminent domain would have to go through the same public hearing process that led to Measure A, supporters say.

In November, the Ventura council approved the $72-million face-lift for the midtown business corridor--bounded by East Main Street, Ash Street, East Thompson Boulevard and Mills Road.

The redevelopment district includes the Pacific View Mall and portions of Loma Vista and Telegraph roads.

Under state law, cities can designate areas as physically or economically “blighted” and establish redevelopment districts.

The district would divert new property taxes to a special fund and invest the money in the community. Cities often borrow against that fund to finance development and spur private investment.

The proposed district would use a portion of property taxes collected in the project area over 45 years to do landscaping, pave streets and provide low-cost loans to rehabilitate aging structures.

Proponents say the project would lift midtown from its suburban decay and allow property taxes to stay in Ventura. Normally, most of that money first goes to Sacramento before a portion flows back to the city’s General Fund.

Proponents estimate the district would generate $53.1 million over the next 45 years.

But opponents, especially business owners, fear that the intense real estate speculation will drive up rents and squeeze them out, as creation of a similar district downtown did for some longtime merchants.

They say redevelopment threatens midtown’s string of quirky, locally owned specialty stores, which include comic book shops, pool halls and beauty parlors.

Opponents have also voiced concern that the plan would siphon money away from such public services as education and law enforcement.

Currently, property taxes are funneled into the city’s General Fund and are distributed to various government services.

But Brennan noted that both the city fire and police departments support the plan.

“This is not something that’s being crammed down anyone’s throat,” he said. “This is a tool to improve midtown. On Tuesday, we’ll find out if people want to take the tool out of the toolbox.”

FYI

Ventura’s 55,820 voters will be able to cast ballots at 33 polling places from 7 a.m. to 8 p.m. Tuesday. For polling place locations, call the city clerk at 658-4787.