NOTE: This column by Guy Wilson was first published July 25, 2002 in the Sonoma-West Times & News
The Laguna Vista project is probably not what Sebastopol's voters had in mind when they overwhelmingly approved the Urban Growth Boundary (UGB) Initiative back in 1996. As currently conceived, Laguna Vista would involve the development of 21 acres along the Laguna wetlands at the south end of town. About 177 residential units would be built, as well as commercial units, roadways, and parking lots. Assuming an average of three new residents per living unit, the project would, in one fell swoop, increase Sebastopol's population by about 500 (or around seven percent). And, of course, the town's vehicular traffic would be increased by a significant percentage.
On the face of it, the sheer magnitude of the project (at least when measured by Sebastopol's “small town” standards) would seem to constitute classic urban sprawl. Laguna Vista is far bigger than anything to come down the pike in a long time. Bigger than the late, unlamented, and ultimately unbuilt Orchard Park and Palm Terrace subdivisions. Bigger than big things that did get built, like South Point, Woodstone, Bradley Video, the Holiday Express, the Charter School and Soll Court. Bigger even than the O'Reilly headquarters in the “campus”-like setting where an apple orchard once stood. Bigger than a breadbox. Big.
One may well wonder how Laguna Vista ever got this far. Well, for starters, the developer shrewdly shortened the project name, which originally had been “Laguna Hasta la Vista.”
But seriously, didn't we outlaw this kind of colossus when the UGB Initiative was passed six years ago? Not exactly. Laguna Vista may look like sprawl and crawl like sprawl, but the project itself falls squarely (if barely) within Sebastopol's existing town limits. So while this massive development on the outskirts of town would certainly bring urban growth, and lots of it, all of it would be perfectly within legal bounds. In short, Laguna Vista would comply with the letter of the UGB law, if not the spirit.
At the end of the day, of course, the public policy embodied in Sebastopol's UGB Initiative doesn't really matter when the law itself is inapplicable to a landscape-altering mega-project like Laguna Vista. The UGB “vision” may have been one of discouraging outsized, outward expansion and of encouraging creative in-fill development at the town center, where numerous vacant lots remain unutilized. But that was only the vision, not the vista. For all our well-intentioned vision, we lost sight of the vista. Whatever that means.
If I may mix my metaphors a little more, Laguna Vista will be a lot to swallow for little Sebastopol. But in all fairness, the project may be better than the alternative big box corporate development. The devil you know is better than the devil you don't. Laguna Vista is, if nothing else, ambitious and, arguably, idealistic (albeit in a political way). The plans call for construction of some 40 affordable housing rental units under the auspices of the Burbank Housing Corporation, which has successfully developed hundreds of low-cost residences in the county. Of the 21 acres comprising the project, seven would be left undeveloped so as to create permanent wetlands protection. Moreover, there would be economic opportunity for small businesses and artists with the creation of some 15 live/work units.
Somehow, though, I feel more dread than excitement. But don't take my word on any of this. This may be one of those rare opportunities where local voices actually make a difference.
(UPDATE: The project is now comprised of 145 units, with 10-plus acres dedicated to open space. The developer has sued the city for “bad faith” negotiations which the city has rejected.)
- Guy Wilson is a Sonoma West Times & News columnist and a Sebastopol resident