AT WHAT COST A NEWER NEWHALL?

Byline: Eugene Tong Staff Writer

NEWHALL - A cardboard sign hooked on the handlebars of Steve Jasik's orange beach cruiser bicycle told the mood of a neighborhood caught in the city's redevelopment push.

It read ``Save Newhall.'' But how the aging community core consisting of auto repair shops, worn homes and businesses catering to local working-class Latinos should be rescued depends on whom you ask.

``In theater, they talk about putting butts in seats,'' said Duane Harte, a member of the redevelopment citizen committee and supporter of the city effort. ``In Newhall, you got to have feet in the streets.''

The city's much touted Downtown Newhall Specific Plan is intended to set design and zoning standards that planners believe could convert these 50 blocks over the next two decades into a trendy entertainment and residential destination - a mixed-use pedestrian urban village.

``We want to create a destination,'' said Jason Smisko, a city planner. ``We want an urban village. ... We want to create civic gathering places.''

The document compiled by Pasadena-based consulting firm Moule & Polyzoides moved closer to adoption Tuesday after the Santa Clarita Planning Commission asked the staff to complete the environmental analysis by Aug. 30. If approved, the item heads to the City Council for final review.

But Jasik believes the city's vision leaves him out. His family has operated the German Auto-Haus garage for more than 20 years on 9th Street and Railroad Avenue - a lot designated for a parking structure on the draft plan.

``Our family is being supported by this business,'' Jasik, 32, said. ``They're kidding when they say we won't take away your property.''

While city officials have said they will not force out residents and property owners by declaring eminent domain, fears of city-led land grabs prevail. And a U.S. Supreme Court ruling last month granted municipalities the right to condemn property for private development to generate tax revenue.

Still, Smisko maintains Santa Clarita won't abuse this right - in particular with people's homes - because the city cannot go after the area without a lengthy process to amend its eminent domain policy, he said.

``Certainly those two words strike fear into people,'' Smisko said at the planning hearing. ``Regardless of what happens to this plan, it does not give the city the right to exercise eminent domain on residential property.

The plan envisions a pedestrian-friendly district attractive to private developers and national retailers. It includes severing San Fernando Road at Lyons Avenue to create walkable ``Main Street,'' with traffic rerouted to a widened Railroad Avenue featuring two parking structures.

Planners also proposed a new civic building where San Fernando meets Lyons; William S. Hart Park beautification; new residential building codes and 712 proposed housing units, of which 15 percent are designated affordable housing.

Smisko said the Newhall specific plan only sets land use conditions for changes to occur at its own pace. Early estimated project costs total some $196 million over 20 years - of which more than $108 million may come from private investment.

``The market forces that are out there now are not sufficient,'' Smisko said. ``In order to achieve our goal, we need a vision.

``The city is not displacing anybody with the proposed project. But the plan does hope to (give incentive to) a market that is different from what is there now.''

But some businesses tapped for big changes objected. While a parking garage - a key component of the plan - confronts Jasik, clothing boutique owner Adriana Gammert is aghast her property on San Fernando Road between 8th and 9th streets is within the proposed site of a 35,000-square-foot merchant hall planners are calling the ``Mercado.''

``My building is a tree in that drawing,'' she told the commission Tuesday. ``The designation of our block as a ... mercantile building is unacceptable to us. The designation is an invitation for eminent domain.''

Gammert offered an alternative - help existing owners improve the property rather than attract private investors. Though officials cited past efforts to spruce up the area through facade and parking improvement programs, which did not spark substantial change.

``Work with us, and let us keep our buildings,'' Gammert said.

As for the neighborhood's auto businesses, the city could provide relocation incentives, Smisko said. It's up to each stakeholder to decide whether to remain, redevelop or sell.

Some property owners are ready to deal. John Ahrens, who owns the vacant lot where a weekly farmers' market is held, said he's ready with a proposal when the city approves the specific plan.

``We will be right in front of you with a proposal that includes a cinema, restaurants'' and other venues, he said.

The redevelopment zone also includes East Newhall - a predominantly working-class Latino residential neighborhood. Despite promises of ``no eminent domain'' by the city staff, homeowners fear the specific plan's new building codes would mandate expensive renovations few could afford, hence forcing them to relocate.

``I'd like to see the whole city improved,'' said Gil Solorio, an East Newhall resident. ``But at what cost? There are a lot of people who are not going to be able to afford to live here.

``Give everybody a chance to do what they can do best for their property.''

Planning commissioners urged the city staff to quell anxieties.

``It's not the city that will cause this plan to be successful,'' said Commissioner Rick Winsman, sitting through his last meeting Tuesday before moving to Washington state. ``It's not the developers. ... It will be the people of this community who will make this plan successful.''

Eugene Tong, [phone]

eugene.tong(at)dailynews.com

CAPTION(S):

3 photos

Photo:

(1 -- 2) Below, Steve Jasik, whose family owns German Auto-Haus in Newhall, says he is worried the city's vision for the future leaves the two-decade-old firm out of the picture.

(3) Sammy Salem, owner of Newhall Muffler Service in Old Newhall, is worried that that the city may get rid of his business and others in redevelopment plans.

David Crane/Staff Photographer