We need answers to some foundational questions before we commit Sebastopol’s future to the Plan. The first such question concerns the literal foundation of the Plan, which envisions construction on the Laguna flood plain of buildings up to 50 feet high on either landfill or podia to bring the ground floor above flood level.
Sebastopol civil and structural engineer Peter Schurch notes in his commentary on the Plan’s draft environmental impact report that the fill required by the Plan – 500,000 cubic yards – is larger than the Pyramid of Menkaure, the 3rd largest pyramid in Egypt. “Where will the dirt come from?” Schurch asks. He also notes that foundations for the podia would need to be drilled at least 40 feet deep to reach firm soil in an area “highly susceptible to liquefaction.”
The final EIR responds to Schurch’s concerns with assurances that Plan projects will undergo environmental review and consideration of site-specific geologic and soils conditions. “In addition, State and local planning, building, and engineering regulations addressing structures, excavation, foundations, retaining walls and grading activities would reduce the project-level impacts associated with geology and soils to a less-than-significant level.”
Somehow I am not reassured by this bafflegab. I keep thinking of a public hearing comment made by Sebastopol resident Kevin Dwan: “you can’t fool Mother Nature.”
I am also not reassured by “no net fill,” which posits that an eco-balance results from offsetting landfill with equivalent flood plain excavation. We extract a half million cubic yards of earth and pile it elsewhere, but on paper it averages out nicely.
Infrastructure financing questions come next. Sebastopol will incur an estimated $5,306,000 in infrastructure costs, mostly for streets. That excludes $2,512,000 for water and storm drain work already needed in the Plan area.
Show me the money. Scenarios may exist for private developers to subsidize the public infrastructure costs, but no deals have been made. And if federal money is needed, show me the earmarks.
The civic space and public facility? These will occupy property owned by sub-prime mortgage mogul Barney Aldridge. The realpolitik here is that Plan approval instantly inflates land value — we are priced out of the market and lose leverage on “incentivization” trade-offs with the savvy owner. If we really need new public amenities, why not develop city-owned downtown property?
Revenue? The Plan promises $253,890 in increased local sales tax receipts after buildout. Great, but 60 percent of sales in the Plan area are captured from other Sebastopol businesses – what happens to them and their employees?
Laguna connection? The Plan increases the total building footprint in the area by 158,000 square feet, while Laguna views remain largely blocked by the office buildings, gravel plant, and wastewater lift station on Morris Street. Show me the Laguna.