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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.

Read more at https://sonomaecologycenter.org/sdc-vision/

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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.

Read more at https://www.sonomacountygazette.com/sonoma-county-news/pacaso-you-cant-unring-a-warning-bell/

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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

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Santa Rosa approves $38 million in loans for affordable housing

Will Schmitt, THE PRESS DEMOCRAT

The Santa Rosa Housing Authority has approved the use of about $38 million in federal disaster relief funds to build hundreds of new affordable homes in the next few years.

A short-handed Housing Authority on Monday afternoon voted to loan $38,353,107 to the developers of five projects in Santa Rosa that initially offer the promise of 377 units combined, almost all restricted to low-income residents.

The largest single award, notable for both its circumstances and its size, went to the first phase of the 3575 Mendocino Avenue project, which when fully built envisions 532 homes on the site of the former Journey’s End mobile home park. Linda Adrian, a former park resident and vocal supporter of the redevelopment effort, praised the $11.9 million award to the project, which would create 370 market-rate apartments as well as 162 units in an affordable development to replace the 160 Journey’s End homes, most of which were destroyed in the 2017 Tubbs fire.

“At the moment, I’m still living in a temporary apartment which is only 320 square feet, and I’ve been waiting for this — for Journey’s End to be rebuilt so I can move back in,” said Adrian, who lived at the park for 25 years.

The funds represent a bittersweet windfall for a city in desperate need for additional affordable places to live. While the money offers a rare chance to boost several large projects simultaneously, Santa Rosa wouldn’t have had access to the funds if it hadn’t suffered through the enormous disaster of the Tubbs fire.
Continue reading “Santa Rosa approves $38 million in loans for affordable housing”

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Second SMART station, affordable housing shell game blocked by new Petaluma City Council

Kathryn Palmer, PRESS DEMOCRAT

In the new Petaluma City Council’s first meeting, a tie vote has all but killed the revised Corona Station project meant to create more than 500 homes and usher in the city’s second SMART train station.

It was an unceremonious end to a proposal that has dominated public meeting agendas for more than a year, sparked heated controversies and prompted a lawsuit from new Council member Brian Barncale that forced developer Todd Kurtin to go back to the drawing board.

“Unless some miracle gets pulled out of a hat, this whole thing is basically over,” Kurtin said the day after the vote. “At the end of the day, the economics of the project and the politics of the city just didn’t mesh, so it all fell apart.”

The convoluted project, its most recent iteration proposing 131 affordable units at the corner of Corona Road and North McDowell Boulevard, was inexorably tied to the funding of the proposed east side SMART station as well as the future of a 402-unit apartment project next to the current downtown train station.

The vote Monday night effectively denied a linchpin request made by the downtown apartment developer Hines Co. to count affordable housing units on Corona Road toward requirements related to the downtown project. Representatives for Hines say the refusal makes their project financially untenable and scuttles the web of agreements that linked all three projects.

“We wanted to use the affordable housing units at the Corona Station as the (downtown project’s) alternative housing compliance,” Kurtin said, referring to the city policy that requires developers either to include on-site affordable units or place them in an alternative off-site location. “Since we can’t use the Corona Station affordable units to fulfill that, then everything is going to be collapsing.”

The evening meeting marked the first time newly elected officials Barnacle and Dennis Pocekay virtually joined the dais. The inaugural council session resulted in a rare stalemate 3-3-1 vote, with Pocekay joining Mayor Teresa Barrett and Councilmember D’Lynda Fischer in denying the request, while Councilmembers Dave King, Mike Healy and Kevin McDonnell supported the project. Barnacle’s lawsuit against the Corona Station project was a clear conflict of interest, requiring the new council member to recuse himself on the vote.

The split vote could signal a new progressive bloc headed by Barrett and Fischer, after this week’s rebuke of a project that former Council members Gabe Kearney and Kathy Miller historically supported.
Continue reading “Second SMART station, affordable housing shell game blocked by new Petaluma City Council”

Posted on Categories Climate Change & Energy, Land Use, Sustainable LivingTags , , ,

Infill housing is critical for a healthy region and climate

Zack Subin & Zoe Siegel, SAN FRANCISCO CHRONICLE

Bay Area cities and the state government have taken great steps recently to reduce greenhouse gas emissions and address the climate crisis. Recent bold action to switch from fossil fuels to renewable energy include the exclusion of fossil gas from new buildings in major Bay Area cities, Gov. Gavin Newsom’s series of executive orders to phase out gasoline-powered cars, and state legislation to bring a carbon-free power grid.

In order to more completely address climate change, we need to think beyond energy infrastructure and tackle our housing crisis as well. To do this, we need to change the way we build, and in doing so change the environmental rhetoric around new housing. This change requires us to build dense infill developments as well as “missing middle housing” (like townhouses, fourplexes, and courtyard apartments) in existing communities, while discouraging sprawl development in high risk zones most vulnerable to climate change.

Simply allowing for more people to live in Bay Area cities is one of the most potent means of reducing climate pollution with local policies. According to research led by UC Berkeley’s Chris Jones (available interactively at coolclimate.org), it could be the single most impactful measure for Bay Area cities ranging from San Francisco to Oakland to Mountain View. This is because cities in the inner Bay Area already have relatively low carbon footprints, particularly within the transit-rich core.

Housing we don’t build in cities ends up in outlying suburbs where folks are forced to drive for most daily activities, burning gasoline and necessitating far more asphalt, steel and concrete. A drumbeat of reports from state and national organizations, including the California Air Resources Board, have said that the continued upward trend in miles driven is a threat to our emissions goals, even considering a continued shift to electric cars. Moreover, continued development on the suburban fringe threatens the very natural and working lands we need intact to reach carbon neutrality.
Continue reading “Infill housing is critical for a healthy region and climate”

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Montage Healdsburg builder seeks to renegotiate deal with city as resort nears opening

Kevin Fixler, THE PRESS DEMOCRAT

Initial discussions are underway between the builder of a long-planned luxury hotel just months away from completion in Healdsburg and city officials over public benefits in the original development deal that the builder wants to forgo, including on-site construction of affordable housing.

Montage Healdsburg, touted as the city’s first five-star hotel, is set to open by December, about 15 years after the previously named Saggio Hills project was put forward on 258 wooded acres on the north side of town. It includes 130 rooms and suites ranging from $695 to $1,695 a night, and plans for up to 70 villa-style homes.

But as the finishing touches on the hotel are put in place, the Robert Green Company, the Encinitas-based developer, and project subsidiary Sonoma Luxury Resort, are seeking to renegotiate some of the public amenities called for in the 2011 approval that paved the way for the project, previously estimated to cost up to $310 million.

In exchange for a $7.25 million cash payment to the city, Robert Green Jr., the company’s president and chief executive officer, wants to forgo on-site development of affordable housing and other public amenities he was required to provide, including a fire substation, construction of a community park, a trail network and two public roadways meant to aid emergency evacuation and link with the nearby Parkland Farms subdivision.

On the 14-acre affordable housing site, which Green was to grade for the city before handing over for construction, the developer instead wants place an open space easement, barring future building. The cash payment would be intended in part to help finance equivalent housing elsewhere in the city.

Read more at https://www.pressdemocrat.com/article/news/montage-healdsburg-builder-seeks-to-renegotiate-deal-with-city-as-resort-ne/

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Land swap

Will Carruthers, THE BOHEMIAN

Petaluma approves complex land deal despite widespread opposition

Late on the night of Monday, Feb. 24, the Petaluma City Council narrowly approved a controversial, multi-part land deal in order to fund a second train station for the city.

Critics of the deal between Petaluma and Lomas Partners, LLC—a Southern California company businessman Todd Kurtin owns—say none of the parties involved have been responsive to criticism of the proposed designs, the process of approving the project and costs to the city.

Ultimately, the deal, which in part requires the city to contribute $2 million to cover some of the costs of the new train station, could leave the city with little leverage over the design of a downtown housing development and a related off-site affordable housing component, critics say.

After hours of discussion and public comment, almost unanimously against the current project proposal, the City Council voted 4 to 3 to support a development agreement with Lomas Partners and several related documents to greenlight Lomas’ interlocked housing development proposals.

There is at least one more significant hurdle for the project. The agreements approved by the City Council will be void if the city cannot secure a formal commitment from SMART to construct the Corona Road Station, which, if completed, will be the city’s second train station.

To that end, the Council directed staff to set up a meeting with SMART to reach an agreement.

Here are some of the details of the deal:

In August 2017, Lomas Partners, LLC, signed a deal with SMART to purchase 315 D St., a 4.48-acre piece of land next to Petaluma’s downtown station, for $5 million. In exchange, Lomas would donate 1.27 acres of land at 890 McDowell Blvd. and build a 150-space parking garage on it. Under plans filed with the city, Lomas would construct 110 homes on the remainder of the 890 McDowell Blvd. parcel.

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Posted on Categories Climate Change & Energy, Land UseTags , , ,

Petaluma council decisions irk climate board

Kathryn Palmer, PETLUMA ARGUS-COURIER

Climate Action Commissioners Thursday expressed their disappointment over City Council’s recent approval of the controversial Sid Commons apartment development, renewing questions over how the nascent and relatively toothless body will impact city decisions.

The 180-unit riverside project drew significant criticism from the public and two council members over environmental concerns earlier this month, including climate change-induced flooding and sea level rise.

“The last few weeks have been difficult, to say the least, for a climate activist to be sitting on the council,” said council woman and Climate Action Commission Liaison D’Lynda Fischer.

Both Vice Mayor Fischer and Mayor Teresa Barrett voted against the Sid Commons development, unconvinced the environmental studies of the project adequately addressed potential impacts on the parcel’s wetland and riparian corridor. They also questioned whether the reports relied on the best available data, especially in regards to anticipated sea level rise and increased flooding.

Last year, the city made significant strides to push climate change issues to the top of their agenda, declaring a climate emergency and creating the advisory Climate Action Commission. As a result, conversations over climate change adaptation and mitigation are only growing louder, permeating discussions within City Hall as the city moves to incorporate these new priorities.

Sid Commons is not the only development that has attracted criticism from sustainability advocates this year. Public outcry over the recent Corona Station development linked to Sonoma-Marin Area Rail Transit raised doubts over whether its single-family, single-use design kneecaps efforts to encourage public transit use as a way of lowering carbon emissions.

Criticisms of the Corona Station development also centered significantly on affordability concerns, a key sticking point that led the council to delay the project’s final vote to Feb. 24.

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Future Santa Rosa housing project taking shape at Journey’s End site

Will Schmitt, THE PRESS DEMOCRAT

A coalition of Bay Area developers and investors is finalizing plans to transform the former Journey’s End mobile home park that was mostly leveled in the 2017 Tubbs fire into one of Santa Rosa’s largest housing projects.

More than 500 new rental apartments are slated for the vacant 13.3-acre site on Mendocino Avenue, where rebuilding has been on hold while hundreds of homes rise across other parts of Santa Rosa burned in the 2017 firestorm.

Though the long-awaited, roughly $340  million project is months away from any approval and years away from construction, it comes with promises of much-needed housing and community amenities on a busy Santa Rosa artery — and a plan to prioritize requests from any displaced Journey’s End resident who wishes to return.

“It’s considerably more than I ever expected them to do,” said Linda Adrain, a longtime Journey’s End resident who plans to return. “It’s fancier than I expected it to be, it’s got more things going for it. I’m probably going to cry, realistically.”

The slow-moving project got a shot in the arm in January, when the City Council unanimously approved a formal closure of the mobile home park in a report required by state law and local ordinance. That report noted that most park residents like Adrain would receive “mitigation” payments of about $4,500, in addition to forgiven rent and utilities since the fire and insurance proceeds.

Read more at https://www.pressdemocrat.com/news/10657841-181/future-santa-rosa-housing-project