It’s decision time for the 400 block – what’s the best use and how do we make it happen?
The grassy open space at the southwest corner of San Benito and Fourth streets is commonly called the 400 block even though the property does not cover the entire block. Its appraised value is $220,000 and it’s currently owned by the Hollister redevelopment successor agency. Like all successor agency properties, it will be sold and the proceeds from disposal will go to the taxing agencies.
It was acquired as part of redevelopment to remove blight following the 1989 Loma Prieta earthquake. The property has been classified for downtown mixed use, but there has been no development to date even though a 1991 hazard investigation proved there was no potential for a surface rupture on the property.
In general I oppose public agencies, such as the city, owning land it does not use for primary public services because it removes the property from the tax rolls and stifles private development, but every case has to be evaluated on its individual merits. If the city can find someone interested in buying and developing the 400 block for a fair price, that’s always the first option. However, I believe there are significant barriers in this instance; therefore, we need a fallback position.
There are several reasons that this is a poor location for traditional mixed-use development. The corner, with heavy road traffic, is not a desirable commercial space. The building directly north – across Fourth Street – shares the traffic pattern; however, it has long been underused although it has the significant advantage of an adjacent street-level parking lot. Besides, there is more than adequate empty prime commercial space already available on both San Benito and Fourth streets; adding more empty stores or underused “me too” space will not improve the downtown area.
A multistory building will not work well; it will make the corner appear too crowded and squeeze pedestrians onto narrow sidewalks between a high building and the heavily travelled roadway. Multistory sight lines will hide the rest of the downtown area and it’s far too noisy. If large setbacks were added, the space, now totaling less than one-half acre, would be smaller still. There is a reason no one is scrambling to build there.
Finally, the Farmers Market, motorcycle rally and other downtown events will suffer if that open space becomes unavailable.
To me the best answer is obvious; retain the property as public open space, but eventually improve it by covering the half adjacent to The Vault with an indoor-outdoor gazebo type structure having one great room. The covered portion can then be used for special events year-round and act as a gateway and northern anchor to the central downtown commercial area. A good design will allow structure to act, essentially, as open space too.
Before erecting any structures on the site, the Briggs Building parking garage and the adjacent building currently housing The Vault, will have to be evaluated for seismic integrity to determine the risk of collapse. Obviously, if that hazard exists no occupied building would be permissible.
If properly designed the structure will provide some all weather capability, a place to gather and relax, and a location for indoor/outdoor events that fit the space. It would also be compatible with the farmers market, motorcycle rally and other events. Best of all it would offer an inviting and unique entry to the downtown area.
Marty Richman is a Hollister resident.
