Helen Shane
06-02-2006, 01:17 AM
Here is a formal statement of Tentative Agreements gathered by community members Tara Treasurefield, Helen Shane and Magick as sent today to the NE Quad consultants, City Council Members, Planning Commissioners and DRB members. Due to time constraints, it was not possible to circulate the document for more signatures by the desired deadline; anyone who would like add their name agreeing to the issues is urged to do so soon. Copy the document below and send it to Consultants DC&E at [email protected] and Mayor Gurney and other council members et al. It would be helpful if you also notified me that you are doing so. Helen Shane :welcome:
Proposed Criteria for Northeast Quadrant Development
“Despite how current residents earn their living, Sebastopol’s agricultural heritage and semi-rural surroundings state, ‘This is a country town.’” (General Plan, Introduction, I3)
This paper reflects the concerns of the undersigned about proposed development in the Northeast Quadrant (NEQ) of the City of Sebastopol. We’re convinced that to implement DC&E’s current proposals would require major modifications to the General Plan.
The last General Plan update took three years to complete. This thoughtful and thorough process yielded a document that achieves a balance among the economic, environmental, and social needs of the community, reflecting the concerns and values of the residents and business people of Sebastopol.
While it’s true that some of the Programs in the General Plan must be changed to reflect today’s realities, the current Goals must be pursued unless and until a thoughtful, open, and thorough public process has been accomplished and noted.
We therefore propose the following criteria for proceeding with any new development in the NEQ. Our purpose is to ensure that development is undertaken with great care and with strict adherence to and recognition of the established policies, procedures, and requirements of the City of Sebastopol.
Overarching Principles
- The Specific Plan must conform to the General Plan. (State of CA Government Code Sections 65450-65457)
- Before permits are issued, require a Water Supply Assessment that demonstrates that water supply is sufficient to support the development while sustaining water users in the aquifer.
- Before permits are issued, require a Resource Analysis of wastewater disposal facilities that presents (1) attributed data and (2) an inventory of available resources that demonstrates adequate infrastructure for the development.
- Require the Specific Plan to include a complete Resource Analysis that demonstrates adequate infrastructure carrying capacity and is approved by the appropriate city entities prior to the issuance of permits.
- In ESOS areas of the NEQ, a Resource Analysis must be conducted prior to the issuance of permits. (5/24/05 General Plan, Chapter 17.92)
Building Construction
- Ensure consistency with current maximum building height in the City of Sebastopol by limiting building height to two stories, to protect aesthetics and conform to ADA requirements.
- Scrupulously enforce existing Green Building Ordinance.
- Establish clear guidelines for character of desired retail stores.
Density
- Analyze impacts of high density in the NEQ.
- Before relaxing the Growth Management Ordinance in order to build units in the NEQ, establish a formula for ensuring equitable allotment city-wide.
Energy, Environment, and Restoration
- Continue to work toward meeting city’s greenhouse gas target.
- Require this area to generate the energy it needs, with solar panels, passive solar design and orientation, etc.
- Support local agriculture through a year-round farmers market on the west side of Morris Street.
- Restore the Barlow property to a wetland or riparian corridor.
- Encourage permaculture principles throughout the NEQ.
- Enhance the Laguna de Santa Rosa by buying back land when available and restoring adjacent industrial parcels; also create guidelines for future adjacent development, emphasizing protection of viewshed and habitat. (General Plan, Chapter III, Section III, p, 21)
Fill and Podia
- Before permitting fill and/or podia, determine if (1) the area is in an earthquake liquefaction zone, and if so, (2) there is proven fill/podia technology for earthquake liquefaction zones.
- Minimize fill sufficient to support aquifer recharge.
- Limit fill to the area west of Petaluma Avenue.
- Require a ballpark figure for the cost of filling as a percentage increase over the cost of building on a traditional foundation.
- Set specific limitations for areas designated for fill or podia, as they relate not only to the Laguna viewshed but also to flooding and aquifer recharge.
Flooding
-
- Require plans for new construction in the NEQ to include specific and proven methods for reducing existing flooding and offsetting potential new flooding.
- Increase the flood plain in accordance with the General Plan. (Chapter VII, Section 10 for reduction of flood hazards)
Traffic
- Require a traffic study in advance of any new building or street construction.
- Require development plans that keep traffic at current levels or lower.
- Subsidize start-up of entrepreneur-run jitney service in and around town from outlying parking areas.
Transportation
- Require development plans to encourage alternatives to single-occupant private autos, including walking, bicycles, carpools, car-share, and public transit.
- Use permeable surfaces for roads, parking areas, and walking trails, to ensure proper water recharge.
Zoning
- Analyze the market for more commercial space in town before changing zoning to mixed use.
- Assess real costs of proposed zoning change (fill, roads, water, sewer, streetlights, police, fire, schools, planning department staff) before developing the detailed Specific Plan.
- Permit live/work units wherever appropriate.
Submitted by:
Magick
Tara Treasurefield
Helen Shane
Proposed Criteria for Northeast Quadrant Development
“Despite how current residents earn their living, Sebastopol’s agricultural heritage and semi-rural surroundings state, ‘This is a country town.’” (General Plan, Introduction, I3)
This paper reflects the concerns of the undersigned about proposed development in the Northeast Quadrant (NEQ) of the City of Sebastopol. We’re convinced that to implement DC&E’s current proposals would require major modifications to the General Plan.
The last General Plan update took three years to complete. This thoughtful and thorough process yielded a document that achieves a balance among the economic, environmental, and social needs of the community, reflecting the concerns and values of the residents and business people of Sebastopol.
While it’s true that some of the Programs in the General Plan must be changed to reflect today’s realities, the current Goals must be pursued unless and until a thoughtful, open, and thorough public process has been accomplished and noted.
We therefore propose the following criteria for proceeding with any new development in the NEQ. Our purpose is to ensure that development is undertaken with great care and with strict adherence to and recognition of the established policies, procedures, and requirements of the City of Sebastopol.
Overarching Principles
- The Specific Plan must conform to the General Plan. (State of CA Government Code Sections 65450-65457)
- Before permits are issued, require a Water Supply Assessment that demonstrates that water supply is sufficient to support the development while sustaining water users in the aquifer.
- Before permits are issued, require a Resource Analysis of wastewater disposal facilities that presents (1) attributed data and (2) an inventory of available resources that demonstrates adequate infrastructure for the development.
- Require the Specific Plan to include a complete Resource Analysis that demonstrates adequate infrastructure carrying capacity and is approved by the appropriate city entities prior to the issuance of permits.
- In ESOS areas of the NEQ, a Resource Analysis must be conducted prior to the issuance of permits. (5/24/05 General Plan, Chapter 17.92)
Building Construction
- Ensure consistency with current maximum building height in the City of Sebastopol by limiting building height to two stories, to protect aesthetics and conform to ADA requirements.
- Scrupulously enforce existing Green Building Ordinance.
- Establish clear guidelines for character of desired retail stores.
Density
- Analyze impacts of high density in the NEQ.
- Before relaxing the Growth Management Ordinance in order to build units in the NEQ, establish a formula for ensuring equitable allotment city-wide.
Energy, Environment, and Restoration
- Continue to work toward meeting city’s greenhouse gas target.
- Require this area to generate the energy it needs, with solar panels, passive solar design and orientation, etc.
- Support local agriculture through a year-round farmers market on the west side of Morris Street.
- Restore the Barlow property to a wetland or riparian corridor.
- Encourage permaculture principles throughout the NEQ.
- Enhance the Laguna de Santa Rosa by buying back land when available and restoring adjacent industrial parcels; also create guidelines for future adjacent development, emphasizing protection of viewshed and habitat. (General Plan, Chapter III, Section III, p, 21)
Fill and Podia
- Before permitting fill and/or podia, determine if (1) the area is in an earthquake liquefaction zone, and if so, (2) there is proven fill/podia technology for earthquake liquefaction zones.
- Minimize fill sufficient to support aquifer recharge.
- Limit fill to the area west of Petaluma Avenue.
- Require a ballpark figure for the cost of filling as a percentage increase over the cost of building on a traditional foundation.
- Set specific limitations for areas designated for fill or podia, as they relate not only to the Laguna viewshed but also to flooding and aquifer recharge.
Flooding
-
- Require plans for new construction in the NEQ to include specific and proven methods for reducing existing flooding and offsetting potential new flooding.
- Increase the flood plain in accordance with the General Plan. (Chapter VII, Section 10 for reduction of flood hazards)
Traffic
- Require a traffic study in advance of any new building or street construction.
- Require development plans that keep traffic at current levels or lower.
- Subsidize start-up of entrepreneur-run jitney service in and around town from outlying parking areas.
Transportation
- Require development plans to encourage alternatives to single-occupant private autos, including walking, bicycles, carpools, car-share, and public transit.
- Use permeable surfaces for roads, parking areas, and walking trails, to ensure proper water recharge.
Zoning
- Analyze the market for more commercial space in town before changing zoning to mixed use.
- Assess real costs of proposed zoning change (fill, roads, water, sewer, streetlights, police, fire, schools, planning department staff) before developing the detailed Specific Plan.
- Permit live/work units wherever appropriate.
Submitted by:
Magick
Tara Treasurefield
Helen Shane