Friday, February 15, 2008
Mayor Craig Litwin
Sebastopol City Council
7120 Bodega Avenue
Sebastopol, CA 95472
RE: Northeast Sebastopol Development Proposal
Dear Mayor Litwin and Members of the City Council:
For 50 years, Greenbelt Alliance has protected the region’s working farms and natural areas while making the Bay Area’s cities better places to live. A key component of our work is identifying where new growth should occur and which development proposals best meet the needs of the region. Our Compact Development Team endorses and advocates for livable, transit- accessible communities with a wide range of housing options for families of all sizes and income levels.
Over the last two years, Greenbelt Alliance has been monitoring the process of adoption for the Northeast Area Plan. We have been pleased to note the interest in planning for a walkable, mixed-use development that efficiently locates new homes near to downtown. We write to encourage the adoption of a Plan that will create this type of community, while planning well for the infrastructure and resources necessary to support this growth.
Additionally, we have recently learned about the Northeast Sebastopol Development proposed by Aldridge Management. This project calls for at least 324 homes as well as a significant amount of civic, commercial, and retail space. In addition, the proposal includes public open space adjacent to Laguna de Santa Rosa. Although it is early in the process, we are thus far pleased by much of what is proposed in the current plans. The design of the homes is compact and pedestrian-oriented, leaving plenty of room for jobs and shops that residents can access on foot. The parking provided is not excessive, and its footprint is minimized. In an effort to foster an inclusive community, the developer has committed to offering 20% of the homes at below-market rates. The project includes mitigations for flooding from the Laguna and, furthermore, presents the opportunity to affirm a healthy connection between the Laguna and the downtown core. In addition, the Smart Code codifies pedestrian-oriented design as a guiding design principle.
The Northeast Area Specific Plan is the framework that will guide future projects in this area, and the final Specific Plan is still forthcoming. Greenbelt Alliance writes to support a finalized Northeast Area Specific Plan that will allow for projects similar to the Aldridge Management proposal: ones that feature compact, walkable development that enhances downtown Sebastopol
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and provides homes that people with a range of income levels can afford. In addition, this plan should effectively balance the need for new homes downtown with the desire for public open space, while additionally locating enough new residents in this area to provide support for increased Sonoma County Transit service. Once a Specific Plan is adopted, Greenbelt Alliance plans to evaluate the project proposed by Aldridge Management for potential endorsement after the developer has filed an application with the City. In the meantime, we look forward to continuing to engage in the broader Specific Plan effort.
In closing, Greenbelt Alliance applauds the City of Sebastopol’s focus on the downtown area for new homes, jobs, and shops. This kind of development combats climate change and alleviates pressure to pave over natural areas and working farms while providing homes for the people who live and work in the community. It is our hope that the final Northeast Area Specific Plan will encourage projects such as that proposed by Aldridge Management that use land efficiently and create complete neighborhoods.
Regards,
/s/
Marla Wilson
Livable Communities Outreach Coordinator
CC:
Kenyon Webster
Mary Gourley
Dave Brennan