Land Use – Enviro Updates

SuzanneJanuary 31, 2022February 9, 2022Land Usedevelopment, hotels, tourism impacts

Proposed hotel sparks controversy among Healdsburg residents

Katherine Minkiewicz-Martine, SOCONEWS

Many Healdsburg residents are up in arms over a proposed four-story 16-room hotel — called Hotel Healdsburg Residences — that would be segmented into three separate buildings at 400, 412 and 418 Healdsburg Avenue.

While residents and planning commissioners share some of the same concerns regarding the scale of the project and its proposed design elements, the main concern for several community members is the project in relation to the city’s hotel ordinance, which limits the amount of hotels built in the Plaza retail area and in the city’s Downtown Commercial District (CD) near Piper, Vine, East and Mill Streets.

SuzanneJanuary 27, 2022February 9, 2022Habitats, Land Use, Sustainable Livingdevelopment, housing, Sonoma Developmental Center, wildlife corridor

County moves ahead with preliminary plan for Sonoma Developmental Center, but likely with less housing

Phil Barber, PRESS DEMOCRAT

More than three hours into the Sonoma County Board of Supervisors’ discussion Tuesday on the future of the 930-acre Sonoma Developmental Center property in Glen Ellen, supervisor Susan Gorin cut to the chase, advocating a reduction of proposed housing units from the 900-1,000 range to between 450 and 700.

There were few tangible outcomes beyond that.

County staff stressed repeatedly that Tuesday’s agenda item would not lead to a vote. Instead, the lengthy conversation would serve as what Permit Sonoma Planning Manager Brian Oh referred to as an interim checkpoint.

“What we have presented today is a framework for the project description that would go into the environmental impact report,” Oh said. “We have started on broad concepts based on feedback that we’re hearing from the community.”

But judging by the comments that followed Oh’s presentation Tuesday, Sonoma Valley residents do not believe the county is being responsive to that feedback.

Speaker after speaker called for a scaled-down footprint, additional time to study wildlife impacts, more public transportation and bike lanes, services for people with disabilities, and a greater concentration of affordable housing.

SuzanneJanuary 26, 2022February 9, 2022Habitats, Land Use, Sustainable Livingdevelopment, Sonoma Developmental Center, wildlife corridor

Op-Ed: Heart of Sonoma Valley at risk of urbanization?

Teri Shore, SONOMA COUNTY GAZETTE

The future of the 945-acre expanse of open space lands and historic campus in the heart of Sonoma Valley at the former Sonoma Developmental Center (SDC), also known as Eldridge (next to Glen Ellen), remains uncertain after public hearings on county plans to create a new town. The plans are widely opposed due to the size and scale of the proposed development. The abandoned campus is surrounded by open space, agricultural lands and voter-approved community separator greenbelts.

At the end of 2021, Sonoma County planners released three similar variations of urban-style development on the historic campus that features 1,000 homes, a new hotel, restaurants, and commercial and office space, and a new road. The draft plans were intended as the foundation for developing a county SDC Specific Plan that will get environmental review.

The plans were widely opposed by environmentalists, housing advocates, labor, community groups and the public at large. Hundreds of letters were lodged with the county and state. The Sonoma City Council and Sonoma Valley’s two county-appointed Municipal Advisory Councils, and the public opposed the plans and made recommendations. Many are also asking that the land remain in public hands and not be sold to a developer.

SuzanneNovember 29, 2021December 27, 2021Habitats, Land Use, Wildlifebadgers, bears, mountain lions, wildlife corridor

Keep it wild, don’t urbanize!: Lands at risk in the heart of Sonoma Valley

Teri Shore, SIERRA CLUB SONOMA GROUP

The future of the 945-acre expanse of open space lands and historic campus in the heart of Sonoma Valley at the former Sonoma Developmental Center (SDC), also known as Eldridge (next to Glen Ellen) remains uncertain and contentious after the first round of public hearings on potential land use and planning options released last month.

Sonoma County planners proposed three similar variations of urban-style development on the historic campus that featured hundreds of single-family homes, a new hotel, restaurants, and commercial and office space, and a new road. The draft plans were intended as the foundation for developing a county SDC Specific Plan that will be reviewed under CEQA next year.

The surrounding 745 acres of open space were prioritized for conservation. However, the protection of the wildlife corridor, Sonoma Creek and other natural features were given little attention. The Sonoma Valley Wildlife Corridor https://sonomalandtrust.org/current-initiatives/sonoma-valley-wildlife-corridor/ is a critical link for multiple keystone species such as mountain lions, bears and badgers to travel from as far as the Berryessa-Snow Mountain Wilderness to the East to the Pt. Reyes National Seashore and Sonoma Coast. Millions of public and private funds have been invested in acquiring lands and protecting the wildlife corridor for decades.

As proposed, the draft alternatives would comprise the biggest subdivision and development in the history of Sonoma Valley – equal in housing units to the sprawling Temelec, Chanterelle and & Flags subdivisions on the south end of Sonoma Valley. All three alternatives would drastically increase driving and associated Vehicle Miles Traveled and Greenhouse Gas Emissions, and undermine decades of city-centered growth policies. The plans also conflict with local, county, regional and state polices to reduce climate-changing emissions, achieve equitable housing and preserve biodiversity.
Continue reading “Keep it wild, don’t urbanize!: Lands at risk in the heart of Sonoma Valley”

SuzanneNovember 12, 2021November 19, 2021Land Use, Transportationdevelopment, North Coast Railroad Authority, railroad, SMART

Train lines: How two Press Democrat owners finessed a Petaluma real estate deal

Will Carruthers, NORTH BAY BOHEMIAN

Last week, we reported that two owners of the Press Democrat, Darius Anderson and Doug Bosco, helped craft a state-funded bailout deal benefiting Bosco’s privately owned Northwestern Pacific Railroad Company while Anderson’s Platinum Advisors was a contract lobbyist for SMART from 2015 to 2020.

This week, we report the details of a real estate transaction in downtown Petaluma in which the A. G. Spanos Corporation paid $1.4 million to SMART and $1 million to another public rail agency which is financially intertwined with Bosco’s railroad company for their “right of ways” on less than 600 feet of railroad track traversing the triangular lot upon which Spanos is currently building the North River Apartments. A right of way is a perpetual, transferable easement allowing its owner to traverse the property of another. Without securing these easements, Spanos’ project was dead in the water and could not move through Petaluma’s planning process.

The Spanos property abuts the Petaluma tidal estuary, a row of historic businesses and restaurants on Petaluma Blvd. North, and Hunt & Behrens livestock, poultry and pet-feed operation. Public records show that SMART’s executive director, Farhad Mansourian, allowed Anderson to guide SMART’s easement sale to Spanos. Simultaneously, Bosco negotiated Spanos’ purchase of an overlapping right of way on the short spur owned by the North Coast Railroad Authority. “NCRA” is a state-chartered rail agency which critics say was largely operated to benefit Bosco’s company, commonly known as NWP Co.

Mansourian allowed Anderson to work on several projects that were outside the contracted scope of work of Platinum Advisors’ role as SMART’s Sacramento lobbyist, which began in 2015. Last week, we reported on how Anderson’s firm, as part of its work for SMART, lobbied on state legislation which helped the interests of his business partner, Bosco, as the NCRA and the NWP Co foundered. This week we report another instance of Anderson leveraging his position as SMART lobbyist to benefit his media business partner and political mentor, Bosco.

SuzanneNovember 11, 2021November 19, 2021Habitats, Land Useaffordable housing, riparian zones, wildlife corridor

Sonoma Ecology Center’s vision for the former SDC campus

SONOMA ECOLOGY CENTER

Resources

If Sonoma Ecology Center has learned anything from 30 years helping our community care for its environment, it’s that everything is connected. If we want to succeed at solving the most pressing environmental issues, including climate change and the biodiversity crisis, we must find solutions that address multiple challenges simultaneously: environmental, social, and economic.

SDC is a place where all these interests come together. We have a chance to do something meaningful in this place for the site, our Valley community, and perhaps for life on earth. In the coming weeks, SEC will be engaging with the SDC Specific Plan process. The public has been invited to make recommendations on draft versions of this plan. Following are some of our recommendations, which are not adequately reflected in the current alternatives.

Protecting the SDC Campus’ Wild Spaces

First, new development on the site needs to protect the site’s wild spaces, especially its significant wildlife corridor. We would like to see the wildlife corridor expanded at its narrowest point along the north and northeast side of the campus, by pulling the boundary of the developable area inward. Setbacks along Sonoma Creek should be larger–100 feet–to make room for a reestablished floodplain, riparian habitat, steelhead recovery, and groundwater recharge. The wetlands in the eastern meadows should be protected and restored. The site’s many water features–reservoirs, springs, streams, wetlands–should be managed holistically to produce multiple benefits to the entire Valley’s people and ecosystems. Developed areas should all have foot trails connecting to natural spaces, for all the benefits that occur from human connection with them, while assuring that they retain their ecological function. Paths and recreational areas are good, but they should keep away from the wildlife corridor and Sonoma Creek. Built areas and paths should use Dark Sky standards.

SuzanneNovember 9, 2021November 17, 2021Land Useaffordable housing, housing, second homes, tourism, tourism impacts, vacation rentals

Pacaso: You can’t unring a warning bell

Rue Furch, SONOMA COUNTY GAZETTE

The latest assault on the social fabric of our rural neighborhoods has arrived. The Pacaso LLC business model sells a “fractional ownership” to eight parties, providing access to a rural mansion multiple times a year. There is no limit on the number of people occupying the timeshare and the model skirts the obligation to pay Transient Occupancy Tax. Pacaso’s “party pads” are now found in Santa Rosa, Dry Creek Valley and Napa County, with more timeshare sales underway.

Pacaso is just the latest destructive element in “Tourism’s Faustian Deal” – the term coined at a 2015 NapaVision2050 Conference, where tourism and economic experts presented compelling data about Napa’s tourist-based economy and its unintended consequences both to communities and public trust resources.

Organizations have formed across Sonoma County including in Sonoma Valley (StopPacasoNow) and Dry Creek Valley (S.C.A.T. – Sonoma County Against Timeshares). Preserve Rural Sonoma County presented data to Sonoma’s decision makers demonstrating that the “Arm’s Race” for winery use permits was resulting in destructive competition, and that the inevitable economic course correction would result in harm to our signature small, family wineries.

Despite subsequent disruption from fire, flood and drought, Napa and Sonoma officials ignored expert advice and gave in to the lure of “Tourism’s Faustian Deal” – seemingly ignoring tourism’s external costs. The 2020-21 pandemic brought the economic realities home to tourist-oriented businesses.

Meanwhile, cities continued permitting hotel rooms and large-scale restaurants, while County officials opened ag and forest lands to accessory dwelling units, with no restrictions limiting their use as vacation rentals. New residents are building massive water and energy-intensive structures for use a few weeks each year, or for the short-term rental market.

SuzanneNovember 8, 2021November 16, 2021Climate Change & Energy, Land Use, Waterpermeable surfaces, sea level rise, stormwater, swales, wetlands restoration

Reimagining coastal cities as sponges to help protect them from the ravages of climate change

Elena Shao, INSIDE CLIMATE NEWS

Infrastructure experts in the San Francisco Bay Area have begun replacing impermeable roads and stormwater drains with water gardens and restored marshlands.

As an environmental officer in Samoa, Violet Wulf-Saena worked with the Lano and Saoluafata Indigenous peoples to restore coastline mangrove ecosystems that could slow incoming waves and protect communities from storm and flood damage.

Two decades later, in California’s San Francisco Bay Area, she’s the director of a nonprofit called Climate Resilient Communities that works on the same issue: restoring marshlands and wetlands to better protect vulnerable neighborhoods in low-lying areas from sea level rise.

Some areas of the Pacific Islands, where Wulf-Saena grew up, are projected by conservative estimates to see the sea level rise 10 inches by mid-century. By then, East Palo Alto, about 30 miles south of San Francisco, where Wulf-Saena works now, may also be frequently underwater during high tide events.

“Nature is the best protection to sea level rise, and if we restore these ecosystems we can mimic a lot of that protection,” she said. “It can be like a sponge.”

Most aspects of the built environment in the modern city are designed to drain away water as quickly as possible. Rain slides off of roofs, over concrete and asphalt and down into sewers, where it’s then redirected to the sea, lakes or rivers. The traditional approach to large water events like floods and storm surges has been to engineer the water out of the way, using seawalls, levees and flood barriers.

This means that cities like San Francisco could face billions of dollars in flood and storm damage as climate change worsens and overwhelms that infrastructure, all without capturing and reusing a lot of that water, which could ease some of California’s periods of drought.

Now, infrastructure experts are pushing for urban spaces to be reimagined as sponges—not just by restoring marshlands, but also with more parks and gardens soaking up stormwater, pebbles underneath surfaces acting as natural filtering systems and a more porous type of concrete absorbing water and slowing it down.

SuzanneNovember 1, 2021November 7, 2021Habitats, Land Useaffordable housing, open space, Sonoma Developmental Center, wildlife corridor

Sonoma Developmental Center Specific Plan updates

PERMIT SONOMA

Permit Sonoma has released the SDC Alternatives Report which presents and analyzes three draft land-use alternatives to guide redevelopment of the 900-acre site. Each alternative transforms the shuttered campus, bringing significant benefits to the community including affordable housing and diverse living-wage jobs. View the alternatives report here on the project website, and get ready to share your feedback at one of the community outreach events below!

Alternatives Overview
All of the alternatives create important community amenities. Plans call for between 990 and 1,290 housing units, creating a walkable community with an emphasis on affordable housing and active transportation to lessen automobile use. All three alternatives propose the protection of 700 acres of open space between Jack London State Park and Sonoma Valley Regional Park, and each alternative expands the existing wildlife corridor and preserves Sonoma Creek and its tributaries. Commercial, recreational, and civic spaces are proposed to benefit residents, employees, and the greater Sonoma Valley.

Developed after extensive feedback from the community and technical experts, each alternative approaches achieving the goals for the campus differently:

Alternative A: Conserve and Enhance preserves the most historic buildings and the second most jobs of any proposal;
Alternative B: Core and Community creates the most housing units and creates a walkable mixed-use core;
Alternative C: Renew creates a regional innovation hub bringing the most jobs of any proposal, neighborhood agriculture, open space preservation, and housing units to support these uses.

Community Input
Permit Sonoma wants your feedback on the alternatives at three upcoming public meetings!

Please join us to discuss the alternatives and the future of the SDC site at one or more of the following meetings:

SDC Alternatives Workshop on Nov 13 at 10-11:30 am
Zoom registration: https://dyettandbhatia.zoom.us/meeting/register/tZYvdeqopjksH9WSm0ml5nN1evaOGrARPZOP

SDC Spanish Language Town Hall on Nov. 16 at 5:30-7 pm
In person at Hunt Hall @ St. Leo’s Catholic Church, 601 W. Agua Caliente Rd Sonoma, CA 95476
Joint SMAC/NSVMAC/SVCAC Meeting on Nov. 17 at 6:30 pm
Zoom link: https://sonomacounty.zoom.us/j/96931443054?pwd=UFAxc2o1bHRTRW9waWxSR2NCdDZqZz09

In addition to the public meetings, stay tuned for an online survey that will ask you to give input on the options presented in each of the Alternatives, as well as other priorities for the site.

You can read the draft report and register for upcoming public participation opportunities at https://www.sdcspecificplan.com/.

Source: https://mailchi.mp/18b2fd7e8006/sonoma-developmental-center-specific-plan-updates-13413680?e=d2966a32b0

SuzanneNovember 1, 2021November 2, 2021Habitats, Land UseChanate development, land conservation

Supervisors to protect Paulin Meadow in Santa Rosa as open space

SONOMA COUNTY GAZETTE

The Sonoma County Board of Supervisors is expected this week to approve the transfer of Paulin Meadow, a 10.42-acre property adjacent to the County of Sonoma-owned Chanate campus, to the Agricultural Preservation and Open Space District (Ag + Open Space). The transfer from the county’s general services department will ensure the protection of the woodland area as open space in perpetuity.

This collection of parcels consists of Paulin Meadow, Ag + Open Space’s Paulin Creek Preserve (8.89 acres), and land owned by Sonoma Water (26.57 acres). These properties function together as an informal urban nature preserve and recreation space, with the approximately 1 mile of informal trails on Paulin Meadow connecting the Sonoma Water parcel to Ag + Open Space’s Paulin Creek Preserve, as well as to the surrounding neighborhood.

“It has been a long-time goal of the community and a promise by the county to protect this particular property for the benefit of the surrounding neighborhoods, as well as the wildlife that inhabit the meadow,” said Supervisor Chris Coursey, whose district includes Paulin Meadow. “We are happy to find a solution that ensures this well-loved open space area remains protected forever and will become part of the larger nature preserve along Paulin Creek.”

“Paulin Meadow is a wonderful nature preserve; a community gem,” said Caroline Judy, Director of General Services. “We are so happy to have an agreement that will ensure it is protected.”

Environmental Center of Sonoma County

Category: Land Use