99-0186
Resolution No.
S10CK10N CITY COUNCIL
WHEREAS, discussion relating to the blighted conditions in the Gleason Park Neighborhood have been a topic of concern for a number of years; and WHEREAS, four organizations within the Gleason Park areas came together for the purpose of sponsoring a single application to the City for the use of Community Development
Block Grant (CDBG) monies to conduct a study for the revitalization of Gleason Park; and
WHEREAS, the City Council allocated CDBG monies for a needs assessment study; and
WHEREAS, in March of 1997, the City Council adopted a resolutio11_11J)pro'l_irl_g __ the Final Gleason Park Needs Assessment Report, authorized preparation of a Master Revitalization Strategy (MRS) and designated Gleason • Park as a CDBG Target Neighborhood; and
WHEREAS, the Master Revitalization Strategy has now been completed and outlines policy-oriented actions and more specific projects to develop facilities, programs and activities; and
WHEREAS, it is now necessary that t�e City Council accept and adopt the Gleason Park Neighborhood Master Revitalization Strategy; now, therefore,
BE IT RESOLVED BY THE COUNCIL OF THE CITY OF STOCKTON, AS .FOLLOWS:
1. That the Master Revitalization Strategy as prepared by Moore, lacofano and Goltsman (MIG) is hereby accepted, approved and adopted.
PASSED,APPROVED and ADOPTED_APR��2_0_1_999 _____ _
CITY ATTY ·?,:\\-
REVIEW....... _..,,,:;;,1:l:l..i.----
�PR 2 O 1999 DATE.......... . ...... -... --
99-0186
Attachment D - 1999 Gleason Park Neighborhood Plan
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MASTER REVITALIZATION STRATEGY
Gleason Park
eigliborhood
CIT/ OF STOCKTON
D�p"rtm'!,t of
Housing 1tnd �-d.•,"loprn�nt
Attachment D - 1999 Gleason Park Neighborhood Plan
J
Gleason Park Neighborhood
MASTER REVITALIZATION STRATEGY
APRIL.1999
PREPARED FOR:
CITY OF STOCKTON
DEPARTMENT OF HOUSING AND REDEVELOPMENT
PREPARED BY:
MOORE IACOFANO GOLTSMAN, INC.
800 HEARST AVENUE
BERKELEY, CA 94710
IN ASSOC/A TION WITH:
KEYSER MARSTON ASSOCIATES, INC.
PITTMAN & HAMES
ARCHITECTURAL RESOURCES GROUP
Attachment D - 1999 Gleason Park Neighborhood Plan
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TABLE OF CONTENTS
Executive Summary ...................................................................................................... i Chapter 1: Introduction························································································�····· 3
1.1 Background and Purpose .................................................................... 3
1.2 The Community-Based Planning Process ............................................ 4
1.3 Report Organization ................................................. , .......................... 5 Chapter 2: The Gleason Park Neighborhood ............................................................ . 7
2.1 2.2
2.3 Neighborhood Profile ......................................................................... 7 Neighborhood Design and Character ................................................ 15 Assets, Challenges and Opportunities ............................................... 15 Chapter 3: A Community Vision ............................................................................... 23 Chapter 4: Revitalization Strategy ............................................................................ 25
4.1 Revitalization Strategies .................................................................... 25
4.2 Action Matrix ....................... :." ........................................................... 33 Chapter 5: Implementation Program ..... : .................................................................. 43
5.1 Implementation Program ................................................................... 43
5.2 Gleason Park Benchmarks ................................................................. 45 Tables
Table 2-1: Demographic Characteristics, City of Stockton, Gleason Park ................ 8 Table 2-2: Summary of Gleason Park Housing Inventory ........................................ 9 Table 2-3: Land Use in Gleason Park .................................................................... 10 Table 2-4: Building Conditions ............................................................................. 11 Table 2-5: Summary of Gleason Park Business Inventory ...................................... 13 Table 2-6: Selected Taxable Retail Sales - City of Stockton and Gleason Park ...... 14 Table 2-7: 1997 Demographic Characteristics of 1-mile and 2-mile Rings ............ 20 Table 2-8A: Retail Expenditure Potential - Gleason Park, 1- and 2-Mile Rings {Est. 1997) ............................................................................................ 20 Table 2-8B: Number of Stores Supportable - Gleason Park, 1- and 2-Mile Rings {Est. 1997) ................................ : .......................................... ................ . 21 Table 2-9: Major Employers with Downtown Offices in Vicinity of Gleason Park 21 Attachment D - 1999 Gleason Park Neighborhood Plan
EXECUTIVE SUMMARY
The Gleason Park Neighborhood is a close-knit, socially diverse community located just south of Downtown Stockton. In recent years, crime has overridden the neighborhood, drug dealers have taken over Edna Gleason Park, and absentee property owners have let their buildings deteriorate. Long-time residents of Gleason Park remember better days, when it was safe for children to play in the streets and for people to stroll outside at night.
This document represents the efforts of the City of Stockton, neighborhood residents, businesses, and community organizations who have come together to reclaim the neighborhood. The Gleason Park Master Revitalization Strategy describes the community's vision for the future, and identifies a set of actions to be implemented in order to achieve that vision.
Background
The Gleason Park neighborhood encompasses approximately 75 acres (22 square blocks) of land, and is located immediately south of Downtown Stockton. The neighborhood is defined by Lafayette Street to the north, Grant Street to the east, Hazelton Avenue to the south, and El Dorado Street to the west. The Gleason Park neighborhood is ethnically diverse, with many Asian and Hispanic residents. Ethnic markets and restaurants are the mainstay of local business. Income levels of Gleason Park residents are generally half that of the City of Stockton, with a majority of the population described as "low and moderate income" according to HUD (Department of Housing and Urban Development) sta ndards.
A "Needs Assessment" study of Gleason Park was completed for the City of Stockton in March 1996. Through interviews with community members, the study identified the prevailing problems facing Gleason Park as crime, deteriorating public infrastructure, substandard housing conditions, inadequate social services, and a lack of adequate commercial and retail facilities serving local residents.
In September 1997, the City of Stockton Department of Housing and Redevelopment (HRD) initiated a community planning process designed to develop specific strategies to revitalize Gleason Park. Throughout the process, community input has been critical to the development of the Strategy. four community workshops were held between November 1997 and June 1998, culminating in a public review of the Strategy by the City Council in January 1999. The partnerships formed during this planning process will be invaluable to the ongoing implementation of this Strategy.
Assets, Challenges and Opportunities
While there are many challenges facing the neighborhood, Gleason Park has numerous assets to leverage in achieving its vision for the future. The community identified crime, aging buildings and infrastructure, isolation due to the Crosstown Freeway, competition from larger retail establishments, decline of Downtown Stockton, transit dependence of residents, and zoning regulations that inhibit desirable land uses as challenges to achieving revitalization. Among the neighborhood's assets are its close-knit community, historic structures, ethnic diversity and pride, and successful small markets and restaurants.
Gleason Park Master Revitalization Strategy Executive Summary i Attachment D - 1999 Gleason Park Neighborhood Plan
Revitalization Strategy
The Revitalization Strategy outlines policy-oriented actions to develop facilities, programs, and activities. It provides a framework. for collaboration and partnerships with residents, neighborhood organizations, government agencies and private businesses, linking existing City and private projects with Gleason Park. The Revitalization Strategy is organized into three priority levels: Primary, Supporting, and Longer Term Revitalization Strategies.
Primary Revitalization Strategies
The Primary Revitalization Strategies include three projects intended to jump-start the neighborhood revitalization process by (1) strengthening the existing commercial base; (2) reclaiming Edna Gleason Park as a community resource; and (3) renovating and developing new housing that will attract responsible residents to the area. The strategies target two specific areas: the Lafayette Street corridor, a key neighborhood strength to be reinforced, and the Edna Gleason Park, a current liability with the potential to become a neighborhood asset.
Commercial Revitalization Strategies
• Lafayette Street will be developed and promoted as an International Market Place in cooperation with the Downtown Alliance, building upon the success of local ethnic restaurants and the Farmers' Market,
• Signage, streetscape and parking improvements for Lafayette Street are recommended to support the International Market Place.
Edna Gleason Park Revitalization Strategies
The Gleason Park Revitalization Strategies will
revive the park through:
• Additional crime prevention;
• Physical improvements such as
landscaping and lighting; and
• New community facilities and act1v1t1es,
particularly for neighborhood youth (e.g.,
Community Center, Safe Youth After
School Program, Summer Parks Program).
Targeted Housing Development Strategy
• Renovate and develop new housing along Lafayette Street (between Califo rnia and Grant Streets); and
• Renovate and develop new housing on blocks adjacent to Gleason Park.
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3 .. Establish a neighborhood improvement association, in partnership with the City of Stockton and the Downtown Alliance, to lead the implementation of the Revitalization Strategy. Members will represent the neighborhood to the_ City Council when issues affecting Gleason Park are on the agenda, work with the police department, help to maintain Edna Gleason Park, and coordinate outreach
efforts in the neighborhood.
Consistent with Stockton's Citizen Participation Plan, the neighborhood Community Development Committee representative should be nominated by and speak for this association.
4. Work with the Stockton Police Department to improve security in the area and to set up a neighborhood watch program.
5. Work with non-profit organizations such as affordable housing developers, ethnic community groups, and social service providers to bring new housing and social services to Gleason Park.
6. Utilize existing loan and grant programs available through the City of Stockton, San Joaquin County and non-profit
organizations. Organize outreach efforts through a
neighborhood services coordinator so that business-owners and residents of Gleason Park are aware of the opportunities available to them.
7. Include Gleason Park in the new redevelopment project area to make tax increment financing available as one of financing tools to carry out the Action Plan.
8. Encourage public-private-community partnerships to ensure continued commitment, cooperation and collaboration from all sectors of the community.
9. Monitor and evaluate progress to determine whether any "mid-course corrections" are needed. Demonstrated success also helps to sustain or increase commitment to the neighborhood revitalization process.
The development of this Strategy is another major step toward regaining the vitality and energy of the neighborhood. Continued commitment and support of residents, businesses, property owners, non-profit organizations, and local government are vital to successfully achieving the vision for Gleason Park.
Gleason Park Master Revitalization Strategy Executive Summary v Attachment D - 1999 Gleason Park Neighborhood Plan
Chapter 1
INTRODUCTION
This document provides a framework for revitalizing the Gleason Park Neighborhood of Stockton, California (Gleason Park). Please note that the actual park at the center of the neighborhood will be referred to in this report as Edna Gleason Park. Developed in cooperation with neighborhood residents, business owners, and other stakeholders, the Gleason Park Master Revitalization Strategy describes the community's vision for the future, and identifies the projects, programs and actions the City and community will undertake to imple ment the plan's recommendations for Gleason Park.
1.1 Background and Purpose
Project Background and History
In September 1997, the City of Stockton Department of Housing and Redevelopment (HRD) initiated a community planning process designed to develop specific strategies to revitalize Gleason Park. The Revitalization Strategy builds upon a "Needs Assessment" study of Gleason Park, completed in March 1996._. The Needs Assessment described the area's serious physical and social decay and identified five major problems impacting the area including:
1. Crime;
2. Deteriorating public infrastructure (streets and utilities);
3. Substandard housing conditions;
4. Inadequate social services; and
5. Lack of adequate commercial and retail facilities serving local residents.
One recommendation of the Needs Assessment was the development of a Master Revitalization Strategy, to be integrated with the Downtown Revitalization Plan. The City of Stockton retained the consulting firm of Moore lacofano Goltsman to work with the community to prepare this Gleason Park Master Revitalization Strategy (Strategy).
Location and Neighborhood Boundaries
Gleason Park encompasses approximately 75 acres (22 square blocks) of land, located immediately south of downtown
Stockton and bounded by Lafayette Street to the north,
Grant Street to the east, Mormon Sough to the south, and El Dorado Street to the west.
Gleason Park is adjacent to and just south of the Crosstown Freeway (Highway 4), with on/off access at two major interchanges at El Dorado and Stanislaus Streets. The Crosstown Freeway has served as a barrier that has cut off Gleason Park from Downtown. (See Figures 1 -1 and 1-2 for project location and neighborhood aerial photograph.) Gleason Park Neighborhood Master Revitalization Strategy I ntroduetion - 3 Attachment D - 1999 Gleason Park Neighborhood Plan
1.3 Report Organization
This document is organized into five major sections:
Section 1.0 - Introduction.
Section 2.0 - The Gleason Park Neighborhood. This section describes the current state of Gleason Park, and discusses its assets and challenges.
Section 3.0 - A Community Vision. This section presents the community vision for the future of Gleason Park.
Section 4.0 - Revitalization Strategy. This section outlines the actions that comprise the Strategy, which forms a framework for achieving the community's vision.
Section 5.0 - Implementation Program. This section lays out the Implementation Program for executing the Strategy.
Gleason Park Neighborhood Master Revitalization Strategy Introduction - 5 Attachment D - 1999 Gleason Park Neighborhood Plan
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GLEASON PARK NEIGHBORHOOD
MA STER REVITALIZATION
S T R A T E G Y
0' 750' 1500' 3000'
Figure 1-1
PROJECT LOCATION
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City or Sloc:ktoa
Houliag and Redffelop,ne■t O.panmnt
305 Nonh El Dol'9do Slrftt. Suite lUO
Stod<ton. Calllomi■ ll5l0l-230fl
l'lepan:d by:
MIG, Inc.
IIOO Hunt AYenue, Bmeley, California 510/MS.75-19
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NORTII
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