Last week,
Petaluma Urban Chat met to continue assessing the future reuse of the Sonoma
Marin Fairgrounds. This effort has been
described in several earlier posts, most recently in the report on the November meeting.
At that meeting, the group discussed the land-use elements that would
best meet their vision for the future of the Fairgrounds. Those uses included residential, a public
market, a park, and an experimental kitchen among other thoughts.
This month, our
goal was to take the next incremental step in developing the vision. It seemed a relatively simple step, although
we soon found a complication.
To set the background,
before the November meeting I made the decision that the vision effort would be
based on an assumption that 30 acres of the current 63-acre Fairgrounds site would
be reused as something other than a fairgrounds. There wasn’t any particular insight or data behind
the assumption. Nor do I have any
authority in the matter except for helping to guide the hypothetical Urban Chat
study. About the only justification
behind the 30-acre assumption is that the reuse would be approximately half of
the current Fairgrounds and we’re hard-wired to intuitively grasp what half
looks like.
I
acknowledged that the 30-acre assumption would and should be subject to future
review. But to keep the group, which has
a constantly changing membership of about twenty folks, moving ahead, I chose
to make key assumptions upfront, such as the size of the reuse area, rather
than getting bogged down in difficult questions
for which we lacked key information.
With that
background, the task for the December meeting was to decide which 30 acres
would be removed from the Fairgrounds lease and opened for reuse. (Note: It’s also possible the land could
remain within the Fairgrounds lease and be redeveloped under the auspices of
the Fair Board. That could be a key
distinction to the Fair Board and to the City Council, but wasn’t relevant to
our discussion. Our interest was what
the new land uses should be, not which entity would oversee the effort.)
We asked
several speakers to participate in the meeting.
Unfortunately, conflicts kept some of the speakers from attending, but
Matthew Morgan, the Director of the Live Oak Charter School, a current
Fairgrounds tenant, gave an excellent presentation on the buildings now
occupied by the school and the hopes of the school for future site expansion
and improvements. Subject to the requirement
that the school end up better equipped to serve its students, Morgan felt that
significant changes to the school site could be tolerated.
Building on
Morgan’s presentation, I gave a brief summary of the existing site elements that
might be considered historic. My
information was based on a briefing provided by a local historian several
months earlier. The key element was that
some of the structures, although heavily remodeled, may date from the late
1930s and were likely constructed with Works Progress Administration
funds. Both the age of the structures
and the funding source would trigger detailed historic analyses and the
possible requirement for historic preservation.
I also
described the boundary conditions for the current Fairgrounds, the major
arterial plus civic structures on the north boundary, the conventional retail
with fronting parking lots on the east, the industrial uses, some thriving and
some marginal, on the south, and the quiet residential neighborhood on the
west. I explained that recognition of
and adjustment to the boundary conditions was often essential to securing site
entitlements and to ensuring a successful project.
With that
information presented, we began our assessment of where the 30 acres of reuse
should be located. And we quickly came to
a hurdle.
Before the
complication, we reached consensus on two points. First, the remaining Fair property should be at
the south end of the current site. If
there are financially marginal uses on the adjoining lands to the south, uses
that can be supplanted by an expansion of adjoining uses, we judged that it
would be more reasonable for the new uses to be expansions of the Fairgrounds than
of the reuse area. (I’m not sure that I
agree with that decision, but neither am I sure that I disagree. It’s a complex question without an obvious
answer.)
We also agreed
that the Payran Street frontage was the most valuable element of the potential reuse
site. With the intersection of Payran
and D Streets almost exactly the same distance from the coming SMART train
station as the corner of Second and D Streets, the Fairgrounds reuse has the
potential to become a second downtown for Petaluma. And the Payran frontage is closest part of
the Fairgrounds to the station. (I hadn’t
foreseen this perspective on Payran, but agreed with it enthusiastically.)
Those two
decisions then led us to the conundrum.
Trying to draw a dividing line between a reduced Fairgrounds and a
30-acre reuse site, with the reduced Fairgrounds at the south and the Payran
frontage maximized, the line kept bumping into the Petaluma Speedway, a long
established Fairgrounds element.
Including
the oval track and stands, pit area, and parking lot, the Speedway consumes
about 15 acres of the Fairgrounds, a surprisingly large chunk. And from the knowledge, perhaps dated, of an
Urban Chat participant, it generates less than $50,000 in annual profit, a disappointingly
low return on 15 acres of key real estate.
So the
question became whether the Speedway should be preserved. And the decision was that it shouldn’t, not
only because higher and better economic uses were possible, but also because it
would difficult to secure a good price on the reuse site if it adjoined a
still-operating racetrack.
I know that
many Petaluma old-timers will decry this decision, recalling fond memories of
evenings spent at the Speedway. I can
empathize. I would have liked a ballpark
in the reuse area, but that idea never gained traction in the Urban Chat
group. And I understand why. The ballpark didn’t make economic sense for the
City. Nor does the continuation of the
Speedway make sense. Times change and we
must accept those changes.
With that
decision made, it became reasonable to reconsider how much land was to be
subject to reuse. My original decision
to use 30 acres for the reuse area included the implicit assumption that the
Speedway would remain a Fairgrounds element.
With the Speedway eliminated, we decided to divide the land area of the Speedway
between the reuse area and the reduced Fairgrounds, with 40 acres going to
reuse.
With that assumption revised, the drawing of the
line became surprisingly easy. An extension
of Jefferson Street from Payran to Kenilworth, shown in the photo above, comes
very close to a 40-acre reuse site north (left) of the dark line and a reduced 23-acre
Fairgrounds site south (right) of the line.
Furthermore,
the line can be more than a boundary. Actually extending Jefferson to
Kenilworth and similarly extending D Street to Kenilworth would provide the beginnings
of a grid system for the reuse area.
In the north-south
direction, building a city street along the current alignment of the primary
Fairgrounds concourse and realigning Kenilworth to be parallel would complete
the grid system, forming six new blocks similar in size to the adjoining
residential neighborhood. (Two of the
next blocks would be partially occupied by the existing library and swim
center.)
This grid
system isn’t a final decision, but is a good start on the next discussion.
Lastly, the
earlier land allocation decision between residential, retail, manufacturing, recreation,
and public facilities should be reassessed relative to the increased reuse
area. Of the 40 acres now assumed for
reuse, I’ll assume that 10 acres will be consumed by streets and utilities,
with the remaining 30 acres available for new uses. My tentative thoughts on the new allocations
follow, all of which are subject to reconsideration and revision.
·
Residential: Was seven acres, now bumped to ten
acres.
·
Retail: The public market needn’t be scaled up,
so four acres is still assumed.
·
Manufacturing: Was six acres, now bumped to seven
acres.
·
Recreation: Was three acres, now bumped to five
acres
·
Public Facilities: Was three acres, now bumped
to four acres.
At the next
Urban Chat meeting, we’ll reaffirm some of these decisions and begin placing
the actual land uses on a map. It should
be an engaging evening. Please plan on
joining us on Tuesday, January 13. We’ll
gather at 5:30pm at Taps.
In the next
post, I’ll offer the first of two urbanism-related thought exercises for you to
ponder as your plane sits on the tarmac, awaiting approval to fly you home for
Christmas.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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