Executive Directors Report- India Street and Little Italy:
A Street and Community Reborn
Little Italy Association Newsletter; San Diego, Calif.; January 2000; Marco LiMandri

• BOARD MEETINGS OPEN TO ALL

It is the standing policy of the Little Italy Association Board of Directors to encourage all Business Improvement District members, property owners, residents or interested parties to attend our monthly Board meetings. There are seventeen members of the Board of Directors of the Association who are freely elected by the entire membership every March. The Board of Directors has adopted the "Main Street Organizational Model" for establishment of committees and delegation of workload. The Committees which meet as necessary include: The Organization Committee (comprised of the officers and serves in the capacity of the Executive Committee), the Design Committee, the Promotions Committee, the Economic Restructuring Committee and the newly formed Design Review Committee.

Recently, the Board of Directors heard of a story which is reflective of the fact that all BIDs do not function in the same manner. A Vice-President of a BID in the Los Angeles area began an investigation into its budget and realized that she was unaware of what their BID was paying the Executive Director as well as for administration. When she legitimately inquired about the costs, since they did not appear as a line item, the President, Controller and Executive Director informed her that as Vice-President, this information was none of her business. The concealing of this information is not only unethical but unprofessional. The end result of the inquiry was a potential lawsuit, the departure of the Executive Director and the Controller and a change in the leadership of the BID.

The point is that whoever controls the money, controls the organization. Little Italy's books are open for review by all members and a monthly financial report is distributed at each Board meeting. If you would like to know more information on the upcoming Board of Directors meetings, receive the monthly financial report or would like to be on the monthly notification list, please call the LIA office at 233-3898.

• L. I. A. MISSION STATEMENT

The following represents the Mission Statement of the Little Italy Association which was adopted by the Board of Directors on July 1, 1997.............

"The Little Italy Association was organized to provide the community with a cohesive voice for constructive change and improvements to Little Italy. Representing the residents and more than 400 businesses that call Little Italy their home, the Association pledges to advocate on behalf of its members' best interests in the areas of public safety, beautification, promotion and economic development in the community. Most importantly, the Association seeks to bring a sense of order to Little Italy today, as well as present a vision for enhancement and growth of Little Italy in the 21st Century"

• DESIGN REVIEW COMMITTEE REVIEWS MANY NEW DEVELOPMENTS IN LITTLE ITALY

As mentioned in the last LIA Newsletter, over the last few years, the Board of Directors has become increasingly concerned about the scale, design and style of new developments or rehabs in Little Italy. While the Board seeks to encourage as much development as possible, particularly when it comes to the construction of market rate housing units in Little Italy, we realize that whatever is built will be with us for decades to come. In light of some of the more poor examples of development that has occurred throughout Downtown over the past 10 years, the Board considered and adopted a proposal which would allow for Association advisory input into any new developments or rehabs in Little Italy which occur on lots over 5,000 square feet.

In June, the Board voted that the Design Review Committee would constitute a new standing committee to advise the Board as well as CCDC on relevant new projects in Little Italy. The orientation of the committee has been to encourage development that is consistent with a Mediterranean, Italian or European, even an Art Deco theme. We understand that we cannot legislate beauty or design, but we can provide direction to architects in the process of planning new residential or commercial developments.

If you would like a copy of the new Design Review Committee policy and the corresponding Developer Submittal Checklist, please call the office and we will fax a copy to you.

Since August, the Design Review Committee has met many times to review the following projects:
1) the IntraCorp development at the corner of Cedar and India, 2) the Olson Company project on Kettner between Fir and Date. During each of these meetings, minutes were taken and forwarded to the Board of Directors. The Design Review Committee will be reviewing the following projects over the course of the next 6 months: 1) continue to review and work with the Olson Company on their Kettner Street project, (mixed use), 2) the Camden Development (residential apartments) to be built on the 60,000 square foot lot of the AVIS Rent a Car on Kettner, 3) the Hampton Inn at Beech and Pacific Highway (not subject to Design Review due to its timing). There is currently a lot of property for sale or in escrow in Little Italy, primarily full blocks. If you would like any information on the Design Review Committee or its meetings, please feel free to call the Little Italy office at 233-3898.

• PARKING STRUCTURE PLANNING FOR LITTLE ITALY

In December 1997, after years of work with CCDC, the Little Italy Association, the Downtown Partnership and other Business Improvement Districts presented an ordinance to the City Council to share the parking meter revenue generated from various parking districts throughout the City. In an effort to provide additional parking to those areas in which parking meters extracted revenues on public streets, the Council adopted an ordinance which allowed up to 45% of the parking meter revenue generated within a particular district to stay in that district. Three parking districts were established including a Downtown District, an Uptown and a Mid-City Parking District.

The purpose of these districts was to provide long term parking and transportation solutions to those areas of the city that were generating an independent parking related revenue stream as well as represented some of the denser areas of the City. Councilman Byron Wear was instrumental in supporting this effort to reallocate parking funds from the General Fund back to the areas in which they were generated.

The LIA Board of Directors was very cognizant of the fact that parking would become a major issue in Little Italy as the North Embarcadero redeveloped, as the Ballpark was built and with the general redevelopment occurring throughout the community. To insure that our parking meter revenue generated in Little Italy was not used as a subsidy for bonds to build parking structures in the Gaslamp District, or elsewhere, the Board insisted that Little Italy receive its fair share in the short term implementation of the Downtown parking plan. The Board was guided by these facts:

• There are 362 meters in Little Italy, (Gaslamp has only 333 parking meters);
  
• Little Italy provides 4.7% of the total revenue flow generated from all parking revenues throughout the City;
  
• An average of meter in Little Italy generates $603.00 per year;
  
• 362 meters times $603.00 means that Little Italy generates about $ 218,286.00 in parking meter revenue per year;
  
• Little Italy's share, (the 45% kept in the district), of this amount totals $ 98,228.00 per year which should be allocated for enhanced parking in the Little Italy community;

Thus, over a 20 year period, (for bonding purposes), the revenue generated from the existing base of parking meters in Little Italy totals approximately $ 1,964,560.00. Though this is not enough money to build any type of substantial parking structure, coupled with other funding sources such as the Port, County and private developers, a substantial structure could be built to accommodate a variety of needs. The preference of the Board has been to build a parking structure within a 3 block radius of the Trolley stop at Cedar and Kettner.

In regards to the City Council adopted plan for the implementation of the Downtown Parking District the following action was agreed upon in December 1997:

Short Term (1 - 2 Year) Public Parking Facilities "The City/Agency facilitates the phased development of the following private, and/or public - private parking facilities:

• Gaslamp Quarter/East Village Garage Phase I - 550 parking spaces
  
• Gaslamp Quarter/Warehouse Parking Lot - 200 spaces
  
• Little Italy Parking Lot - 150 to 200 parking spaces

The amount budget for the Little Italy Parking Lot and submitted and approved by the City Council called for $2.1 million to be spent within 1 - 2 years. In a letter written recently to CCDC President Peter Hall from LIA President Steve Galasso, it was stated that we have now reached that 2 year threshold and further that absolutely no action whatsoever has been taken to discuss, plan or facilitate any additional parking needs in Little Italy.

The issue of parking will be handled by the Economic Restructuring Committee of LIA. This Committee is Co-Chaired by Sonia Miro Perry of Colliers International and Tom Fat of Frank Fat Properties. If you are interested in working on this issue regarding the allocation of the $ 2.1 million in Downtown Parking Meter Revenues to facilitate parking in Little Italy in the coming year, please call the LIA office and we will inform you of the Economic Restructuring meeting.

• GATEWAY SIGNS FOR LITTLE ITALY:

The Little Italy community is familiar with the concept of the "Landmark Sign" scheduled for construction later this year in the heart of the business district. To complement this sign, a series of "Gateway Signs" are planned for the key entrances into Little Italy. In the next few months, the Design Committee will be seeking designers to provide concepts for Gateway signs that are tied into the Landmark sign. The signs would be funded by a Community Development Block Grant from Councilman Byron Wear.

Recently, the Design Committee met and made recommendations to the Board on the locations for the Gateway Signs in Little Italy. Some of these signs would be directional with arrows, some without. The initial concept is that the sign would be unlit, free-standing, perhaps made of wrought iron and would be placed near the curb and have an overhang onto the street, about 15 feet off the ground. It is recommended that we begin immediately to pursue the design and architectural drawing phase of the project as well as find out the cost per sign. At its January 11th Board meeting, the Board adopted the recommendations as well as the following eight locations for study:

1. Southeast corner of Kalmia and Kettner;
2. Southeast corner of California and Cedar, as riders leave the Trolley and head into district;
3. Northeast corner of India and Ash on India;
4. Southwest corner of Cedar and Front Streets (directional)
5. Southeast corner of California and Grape;
6. Southwest corner of Columbia and Hawthorne;
7. Southwest corner of Kettner and Laurel, (directional)
8. Northeast corner of India and Ash on Ash (directional)

If you would like to participate in this planning process and be notified of the next Design Committee meeting, please contact the LIA office at 233-3898.

• LITTLE ITALY CONDUCTS SURVEY OF PROPERTY OWNERS TO DETERMINE SUPPORT FOR
MAINTENANCE DISTRICT 2000

Since 1972, property owners in Downtown San Diego have paid into an assessment district for enhance landscaping and lighting services. The special pedestrian lights and the enhanced maintenance have been part of this maintenance district for almost 30 years.

In July 1997, due the passage of Proposition 218, the City of San Diego undertook a study to "re-engineer" the district and insure that the assessments charged were consistent with the special benefit provisions of Proposition 218. After a vote of the property owners, the Downtown wide assessment district was reaffirmed by a "weighted vote" of the affected property owners. Little Italy property owners are part of this assessment district which has historically been administered and operated by the City Parks and Rec Dept.

The Little Italy zone of the Downtown wide maintenance district generates only $ 15,000 per year in lighting assessments and about $ 40,000 in maintenance related assessments. After a long process of attempting to self-administer this property funded maintenance district, as of May 15th, the Little Italy Association took over administration of the district on behalf of the property owners for a one year trial period. The Association anticipates it will successfully administer the district and this self-administration will become permanent in May 2000.

The Little Italy Association Board of Directors is unique to the other 17 BIDs in San Diego in that the majority of its members are property owners, as well as business owners. When the Association made the decision to administer the district, it did it because the Board believed that it could best represent the interests of business and property owners in the district.

Little Italy's Efforts:
In our opinion, Little Italy has never been cleaner and has never had a more responsive maintenance system in place. We have the ability to move quickly to respond to problem areas and insure that they are dealt with appropriately. The Association contracted with Second Chance, a non-profit organization which helps homeless people get a second chance and become integrated into the job market. Second Chance hired Ramiro Navarro to supervise the cleanup crew in Little Italy.

At the end of the one year period for administering the Little Italy Maintenance District, we fully expect to have the Park and Recreation Dept. endorse our continuing administration of the district. Since May 1999, our two employees contracted through Second Chance have initiated the following programs:

1. We have purchased over 25 trash cans and placed them in strategic "trash generating" locations throughout the district. Prior to LIA taking over the district, there were 2 trash cans in Little Italy, one in front of the Mexican Consulate and one at Amici Park. Our crew empties these trash cans once to twice per week throughout the district. It makes us wonder where the trash was going prior to the installation of these cans.

2. We rent our own dumpster and fill it twice per week. The dumpster is filled with almost 40 - 50 trash bags per week, as well as tree trimmings and large bulky items left on the streets and public rights-of-way in Little Italy;

3. Every property owner and business owner has been given the phone number of the Little Italy Association office, as well as supervisor Ramiro Navarro's personal pager. This was done so they could report areas of trash concentration, graffiti, hazardous conditions, trees in need of trimming or lights that need replacing. (Ramiro's pager number is 624-3027).

4. Over 100 trees planted along Kettner, Kalmia, Grape, State and Cedar are being watered and maintained by the Second Chance crew. We are proud to say that we have not lost any trees to date, except perhaps one, in front of Beardsley Auto and Paint.

5. Due to the vast area of Little Italy, 120 square blocks, the Second Chance crew cruises the Zone once per week visually monitoring trash, graffiti and problem areas. Since the area is so vast, they drive the area in their pick up truck and stop when they see litter in the curb, street or sidewalk.

6. We work very closely with the Graffiti hotline operated by Urban Corp to insure that graffiti on private property is removed as quickly as possible. We have worked hand in hand with the Urban Corp to insure that property owners have filled out the appropriate forms to allow the Urban Corp to do its job. Our goal is to have all graffiti removed within 24 - 72 hours.

Investigation of M.A.D. 2000:
As Little Italy becomes more of a magnet for new market rate housing development, commercial and retail growth, as well as for tourists from the Cruise Ship industry and throughout Southern California, its streets and sidewalks will inevitably become used more and thus will generate a higher concentration of trash on the streets. In order to prepare for this revitalization of Little Italy and the resulting increased activity, the Little Italy Association Board of Directors voted to work with area property owners to investigate the formation of a new enhanced Maintenance Assessment District for the commercial corridors of Little Italy.

In late November, a letter signed by various Board members and property owners was sent out to all property owners in the 120 square block Little Italy community. Attached to the letter was a survey which inquired about the level of services and desirability of enhanced services as Little Italy grows.
The results of this survey will be available sometime in February. Preliminary results reveal that there is tremendous support for daily street sweeping, tree planting throughout the district, beautification, security and other clean and safe programs.

Once the survey results are compiled, a budget will be created which responds to the stated needs of the majority of respondents. At that point, LIA staff will work with a certified engineering firm to come up with an assessment methodology which insures that assessments paid are equal to the benefit received. This plan will be finalized sometime in March or April and be reviewed and approved by a LIA M.A.D. 2000 Steering Committee. Once the Steering Committee has approved the plan, it will go to the City Council for a "Resolution of Intent To Form the District" and an assessment mail ballot proceeding will be conducted to determine if the weighted majority supports formation of this district.

The LIA M.A.D. 2000 assessment district would replace the existing district and, if approved, be part of the December 2000 property tax installments.

If you are a property owner, or a tenant who has a long term ground lease, and have not received a copy of the survey, please call the LIA office at 233-3898 and request a copy.

• NEW DEVELOPMENTS BREAKING GROUND IN LITTLE ITALY

One of the true tests of the success of the redevelopment process in any community is its ability to attract private capital to this community. The Little Italy Association was created a few years ago not only to administer the newly formed Business Improvement District but also to serve as an advocate for the re-development of this historic community.

Over the last few years, there has been a tremendous amount of interest in Little Italy.

• Mike Galasso and Jim Barone completed the award winning, mixed-use Villa Maria project on India Street as well as completed the Marriot Resident Inn on Pacific Highway. The Villa Maria was filled almost immediately and was a developed designed by nationally acclaimed architect and Little Italy resident, Rob Quigley.
  
• Bobby Patel purchased the Pacific Inn as well as the Harborside Inn on Grape Street and has done some great upgrades to each facility.
  
• Tony Gauson refurbished the Harbor House on Hawthorne and Columbia serving as a great mixed use gateway into our community.
  
• Alfredo De Nunzio has broken ground on the "La Piazza" at the corner of India and Hawthorne and plans to be open by this summer. La Piazza will feature a restaurant, deli and bakery. This retail store will complement the already excellent foods to be found on that block offered by two Little Italy institutions: 1) the Brunetto Brother's Mona Lisa Restaurant and Deli as well as 2) the Assenti's Pasta.
• Sherm Harmer and The Olson Company broke ground on Friday, November 12th on its first Downtown San Diego housing development. Village Walk, inspired by Burano, a fishing village outside of Venice Italy. The development is located on India Street between Beech and Cedar in the southern part of the Little Italy community. The one-half city block development offers 72 residences, ranging from 900 to 2100 square feet each. This market rate housing will be available around March and is expected to be in the mid $ 200,000 to $ 400,000 range. Tony Cutri, an architect with deep roots in Little Italy, is the architect of this project.
  
• Michael Brekka and IntraCorp are completing escrow on a half-block piece of property at India and Cedar. IntraCorp has plans to develop a five story, mixed use development at the corner of India and Cedar. Along with the Olson project, this will represent the largest residential development in Little Italy in years;
  
• David Sharazi, owner of the Super 8 Motel, in under construction for a 5 story condo and loft project at the corner Columbia and Elm Streets.
  
• Jonathan Segal, Little Italy's most ambitious builder, has been written up in the New York Times for his award winning row homes on Kettner between Cedar and Beech. Jonathan is in the process of developing the historic Waterfront property into mixed use development surrounding the City's longest standing bar. Jonathan has also broken ground on a rental residential development known as "Son of Kettner" at the old Aztec Car Rental location. Finally, Jonathan and Wendy Segal and their two kids are in the process of completing their new home and lofts at the corner of State and Cedar.
  
• CCDC issued an RFP on the 15,000 square foot lot at the corner of Cedar and India. CCDC received 5 proposals for mixed used development at this strategic corner and the selection of the developer should be made by March.
  
• Peter Cossavella and the Camden Corporation is in the process of drawing up plans for the development at the 60,000 square foot AVIS Car Rental site on Kettner. This 30 million dollar project will include 160 apartments, lofts and work/live spaces as well as and house a new AVIS Car Rental office on the Cedar Street side, net to the Trolley stop. The architect on this project is Faramarz Jabbari.
  
• The Olson Company is in escrow on a 60,000 square foot property to re-develop the old California Stamp Building site. The Olson Company plans to develop a mixed use site keeping the tower of the old Stamp Building intact. This project is scheduled to break ground by early summer 2000. Tony Cutri is the architect on this project.
  
• The new Hampton Inn is in the process of construction at the corner of Beech and Pacific Highway. The new hotel will rise approximately 5 stories over the street and mirror the art deco look of the County administration building. Joseph Wong is the architect on this project.

So as one can see, there is a lot going on in Little Italy. The attraction of private capital in this area proves the success of our strategy to bring quality, well designed development to this community. Look for some new exciting developments with the introduction of new major tenants in the block between Ivy and Juniper on India Street.