Another blow to the people of Sebastopol from the City Council to go along with two way streets that the people and Planning Commission did not want, the Grocery Outlet selling cheap almost expired food to put local stores out of business, bungled low income housing project on Bodega, harassing a local BBQ business, a second bagel store next to an existing one, whatever is going on with sewer/water, neglected library now with black mold, contracts where the city pays out for nothing and now the Barlow Bailout with a rooftop hotel bar residents can't use. The Barlow managers will come back asking for more more more for a project the free market does not want? Why will people stay in the ultra expensive hotel anyway? To see black mold at the library, to visit Grocery Outlet or the Nail Salon on Main St? Maybe there will be tours "Town Planning Gone Wrong: Ignoring the Residents."
Whoa, Tibby, that’s one heck of a summation of the dark side of all the local, what, happenings? Meanwhile it makes economic sense to proceed with this deal. But I understand the reluctance, no one wants a gun to their head — something that Barney ignores from his illness bed.
Speaking of beds, the city got in bed with him years ago for better or worse (flood plain anyone?) — nonetheless, the Barlow is a great tasteful development and a big tourism draw., which does benefit us.
I consider myself a progressive, but there have been a number of unintended consequences of local outrage. We have the incredibly ugly CVS structure and lot because, as I understand it, angry citizens stopped a much more attractive structure when it included a drive thru? Now we have a huge hard-to-navigate parking lot fronting an awkward and inappropriate structure… And thank god the city approved the two way drive plan despite protests, it will take us back to a village community, which others protested, voting instead to maintain a CalTrans highway thru town!
This is not a progressive issue. It is a common sense issue. If the Barlow can extract 1/2 the TOT why would they stop there? This is not a viable project, otherwise investors would jump on it. Do you really think the margin of profitability is just 1/2 the TOT? They will next ask for 20 years no property tax. Why only the Barlow Hotel, how about the hotel in the Guayaki property too? Why not the Marriott or whatever it is at the S end of town? They may sue. In the days of VRBO and AirBNB why is anyone considering a hotel anyway? Why is the city picking winners? Show me the numbers either visitors or dollars that prove the Barlow is big tourism draw. If you don't have that, the rest is spin. Show me awards the Barlow has won for "tasteful development"? What is a village community anyway? Can you provide and example of one?
Whoa! You just put me on overload with all those questions as to all my assertions. I grew up in Sausalito with Village Fair, then San Francisco with Ghirardelli Square, then New York City with all the gentrification there, including the Highline. . So it’s just my judgment & my experience & my taste. As to an example of a town with more of a village feeling, Healdsburg, even though it’s highly gentrified.
Yeah great assertions without basis in fact, just the way to run things. No wonder Sebastopol is in a pickle. Is a $500/night hotel that excludes residents gentrification or not? Is that a village feel? If the Barlow is such a tourism draw why so many empty storefronts and why so much turnover there? The only part of Sebastopol with few empty storefronts is the one way part of downtown. Explain that, the consultants and planning commission in the pocket of Barlow sure couldn't. NYC fought the Highline until community based groups won, then the gentrification happened and the money poured in. Sebastopol should listen to the community, not the developers not the Chamber of Commerce and not eccentrics on the Planning boards. It's a joke to say Healdsburg has a village feel. It has lots of nice restaurants and great music along with $25 dollar drinks and $150 bottles of wine.It's riding the downside of the post peak wine curve with visitors from Texas. Some village, like Old Greenwich maybe?
Steve, this is not accurate: We have the incredibly ugly CVS structure and lot because, as I understand it, angry citizens stopped a much more attractive structure when it included a drive thru?
CVS sued the City of Sebastopol when the City decided to stick to follow the General Plan. The City won, but CVS said it would continue to pursue the case, so the City gave up due to costs to litigate. When Zollman said the City was being strong armed he was right, and that's also what happened in the CVS debacle.
The primary issue with CVS at that corner is the damage it does to our local businesses and broader economy, not necessarily how unattractive it is (it is).
This well written article realy helped me understand the issues involved. At first glance, I was appalled at the thought of a fancy hotel there. I already don't like the barlow...But...we have lots of different people here in Sonoma County, and if we can bring in more revenue via taxes the city can better support its entire population. Lower sewer and water rates? More support for low income housing? Money for homeless services?
50% of something is more than 100% of nothing. "The Market" is already pricing in another interest raise by the Fed this year. The time to act is now or before now. Of course it sucks that the City now needs to share a "potential" source of revenue.
But, the investor talk is real. Private investment monies are a surprisingly efficient market...If this cake could have been made without the additional frosting, it would have been. Empty buildings and empty lots just mean a willing investor and a suitable project haven't found each other yet. A fraction of a % in overall deal value can make the difference, because investment dollars aren't confined to city limits. The competition for those dollars is nearly unlimited, and they don't really care about the details. It's all about the reasonably expected rate of return. Sharing the TOT apparently bumps us into competitive range of investable projects.
Do we know the future? Of course not. Any business (or city) is in constant negotiation with economic conditions and local governing conditions. The Barlow has become a significant part of our tax base. Who other than the Barlow ownership knows what target hotel market will grow that area and our tax base? Their goals and the city's goals are aligned for the moment. That's the importance of this vote. They seem to be taking most the risk and while the city is only sharing some of the upside.
Another blow to the people of Sebastopol from the City Council to go along with two way streets that the people and Planning Commission did not want, the Grocery Outlet selling cheap almost expired food to put local stores out of business, bungled low income housing project on Bodega, harassing a local BBQ business, a second bagel store next to an existing one, whatever is going on with sewer/water, neglected library now with black mold, contracts where the city pays out for nothing and now the Barlow Bailout with a rooftop hotel bar residents can't use. The Barlow managers will come back asking for more more more for a project the free market does not want? Why will people stay in the ultra expensive hotel anyway? To see black mold at the library, to visit Grocery Outlet or the Nail Salon on Main St? Maybe there will be tours "Town Planning Gone Wrong: Ignoring the Residents."
Whoa, Tibby, that’s one heck of a summation of the dark side of all the local, what, happenings? Meanwhile it makes economic sense to proceed with this deal. But I understand the reluctance, no one wants a gun to their head — something that Barney ignores from his illness bed.
Speaking of beds, the city got in bed with him years ago for better or worse (flood plain anyone?) — nonetheless, the Barlow is a great tasteful development and a big tourism draw., which does benefit us.
I consider myself a progressive, but there have been a number of unintended consequences of local outrage. We have the incredibly ugly CVS structure and lot because, as I understand it, angry citizens stopped a much more attractive structure when it included a drive thru? Now we have a huge hard-to-navigate parking lot fronting an awkward and inappropriate structure… And thank god the city approved the two way drive plan despite protests, it will take us back to a village community, which others protested, voting instead to maintain a CalTrans highway thru town!
This is not a progressive issue. It is a common sense issue. If the Barlow can extract 1/2 the TOT why would they stop there? This is not a viable project, otherwise investors would jump on it. Do you really think the margin of profitability is just 1/2 the TOT? They will next ask for 20 years no property tax. Why only the Barlow Hotel, how about the hotel in the Guayaki property too? Why not the Marriott or whatever it is at the S end of town? They may sue. In the days of VRBO and AirBNB why is anyone considering a hotel anyway? Why is the city picking winners? Show me the numbers either visitors or dollars that prove the Barlow is big tourism draw. If you don't have that, the rest is spin. Show me awards the Barlow has won for "tasteful development"? What is a village community anyway? Can you provide and example of one?
The Barlow property is the Guayaki property.
Isn't a hotel supposed to go into where the lumber yard was as well? What's that one called?
That is Hotel Sebastopol site, owned by Piazza Hospitality.
Are the both getting the tax break? If not, see you in court?
> In the days of VRBO and AirBNB why is anyone considering a hotel anyway?
As you know, short-term vacation rentals exacerbate housing insecurity for local residents all over the world. Lots of data on this here, too.
Whoa! You just put me on overload with all those questions as to all my assertions. I grew up in Sausalito with Village Fair, then San Francisco with Ghirardelli Square, then New York City with all the gentrification there, including the Highline. . So it’s just my judgment & my experience & my taste. As to an example of a town with more of a village feeling, Healdsburg, even though it’s highly gentrified.
More later. Gotta go kill some gophers…
Yeah great assertions without basis in fact, just the way to run things. No wonder Sebastopol is in a pickle. Is a $500/night hotel that excludes residents gentrification or not? Is that a village feel? If the Barlow is such a tourism draw why so many empty storefronts and why so much turnover there? The only part of Sebastopol with few empty storefronts is the one way part of downtown. Explain that, the consultants and planning commission in the pocket of Barlow sure couldn't. NYC fought the Highline until community based groups won, then the gentrification happened and the money poured in. Sebastopol should listen to the community, not the developers not the Chamber of Commerce and not eccentrics on the Planning boards. It's a joke to say Healdsburg has a village feel. It has lots of nice restaurants and great music along with $25 dollar drinks and $150 bottles of wine.It's riding the downside of the post peak wine curve with visitors from Texas. Some village, like Old Greenwich maybe?
😵💫
Steve, this is not accurate: We have the incredibly ugly CVS structure and lot because, as I understand it, angry citizens stopped a much more attractive structure when it included a drive thru?
CVS sued the City of Sebastopol when the City decided to stick to follow the General Plan. The City won, but CVS said it would continue to pursue the case, so the City gave up due to costs to litigate. When Zollman said the City was being strong armed he was right, and that's also what happened in the CVS debacle.
The primary issue with CVS at that corner is the damage it does to our local businesses and broader economy, not necessarily how unattractive it is (it is).
This well written article realy helped me understand the issues involved. At first glance, I was appalled at the thought of a fancy hotel there. I already don't like the barlow...But...we have lots of different people here in Sonoma County, and if we can bring in more revenue via taxes the city can better support its entire population. Lower sewer and water rates? More support for low income housing? Money for homeless services?
Great article- changed my mind.
50% of something is more than 100% of nothing. "The Market" is already pricing in another interest raise by the Fed this year. The time to act is now or before now. Of course it sucks that the City now needs to share a "potential" source of revenue.
But, the investor talk is real. Private investment monies are a surprisingly efficient market...If this cake could have been made without the additional frosting, it would have been. Empty buildings and empty lots just mean a willing investor and a suitable project haven't found each other yet. A fraction of a % in overall deal value can make the difference, because investment dollars aren't confined to city limits. The competition for those dollars is nearly unlimited, and they don't really care about the details. It's all about the reasonably expected rate of return. Sharing the TOT apparently bumps us into competitive range of investable projects.
Do we know the future? Of course not. Any business (or city) is in constant negotiation with economic conditions and local governing conditions. The Barlow has become a significant part of our tax base. Who other than the Barlow ownership knows what target hotel market will grow that area and our tax base? Their goals and the city's goals are aligned for the moment. That's the importance of this vote. They seem to be taking most the risk and while the city is only sharing some of the upside.