Pro North Beach Vision Coalition

Note: The following appeared as a Guest Opinion in the July 10, 2008 edition of the San Clemente Times

“Smart growth is an urban planning and transportation theory that concentrates growth in the center of a city to avoid urban sprawl; and advocates compact, transit-oriented, walkable, bicycle-friendly land use, including neighborhood schools, streets that work for everyone, mixed-use development with a range of housing choices.” (Wikipedia)

North Beach is currently dominated by inefficient parking, abandoned buildings, and under-valued commercial properties.  After decades of discussion the City decided that old, run down North Beach should be rejuvenated.  Following a lengthy public process the City’s Vision Plan was put it into action two years ago.

After inviting proposals, the City Council unanimously voted to work with the LAB LLC in a public/private partnership to revitalize North Beach.  Public workshops have been held, architectural and landscaping standards have been reviewed, and plans have been refined.

North Beach is a perfect location for transit-friendly development.  The northern terminus of the Coastal Pedestrian Trail brings people on foot.  A planned downtown trolley system will stop there.  The San Clemente Metrolink Station is also located at North Beach.

In the mid-90’s the LAB pioneered an “anti-mall” concept that spawned a vibrant arts district in Costa Mesa.  They want to similarly transform North Beach.

Their project calls for a measured amount of restaurant and food-oriented shops.  It also establishes abundant open space to create a park-like setting with public sitting and entertainment areas with greatly enhanced ocean views.  Current Beach and Metrolink parking levels are preserved and added parking will exceed City standards. Parking for Neighborhood Electric Vehicles (NEVs) is also included in the plans.

So what happened after two years of steady progress?  Measures C and I happened.  These were the Pacific Golf Course and Shorecliffs ballot initiatives.

They were popular causes.  They both passed by landslides.  For the record, I was a signatory on the Ballot Argument for Measure C and I publicly endorsed Measure I.  Most of my fellow Smart Growth advocates also supported them.  But the leftover tea leaves are hard to read. 

No Growth Radicals see Measures C and I as a mandate to halt all development in the City.  The Smart Growth crowd believes the majority of people want controlled, quality development.  The City Council has fractured with two members taking the No Growth stance.

City Council member Wayne Eggleston is traditionally No Growth and is leveraging Measures C and I to undermine the North Beach project.  He recently declared that he wants to ditch the City’s Vision Plan, presumably substituting it with his own.

Until recently Councilman Steve Knoblock was a staunch conservative but now he is teetering towards the No Growth camp.  By siding with Eggleston he could court the No Growth Radicals.  It would be an amazing metamorphosis.

With a 3-2 Council and an upcoming election the North Beach Vision is going to be referred to the voters.  I wholeheartedly endorse this approach.  It is the honest way to settle the question of North Beach. 

The public will have ample opportunity to study the facts.  City Council candidates will stake out their No Growth versus Smart Growth positions.  Above all, it will gauge whether San Clementeans want to halt all development or just want to see quality decisions made.

Are you for No Growth or Smart Growth?  Visit www.pronorthbeach.org for more information.

- Bill Hart, July 10, 2008