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June 20, 2007
"No Growth" No More
 |
| Meriam Park, the largest development proposed in Chico's
recent history, was approved on a 5-1 vote last night.
Councilor Mary Flynn was absent, and Councilor Larry Wahl was the sole
vote against
the
proposed development. Approval of the development was basically a forgone conclusion, with the typical "no-growth" crowd remaining sidelined or co-opted by New Urban Builders as supporters. Gone were the agitated neighbors typically organized by local left activists to bash the evil developer. The hyperbole often aimed at stopping development seemed to be aimed at supporting this one. The City Council deliberations and staff groundwork laid for this project were well reasoned. But some arguments in support of this development could be used to support any development. Councilors often said "we're going to grow, and we need places for people to live", or stated that the increased growth would fuel funding needs. It was acknowledged by our leaders that building west of the foothills and east of the greenline was the right place to grow. In fact, except for the public support and a very dense development plan, it sounded like a lot like proposals to develop Bidwell Ranch. |
I think Meriam Park will be an interesting and valuable addition to Chico. It will serve housing needs and provide economic development for our future. But some of the arguments against the development are entirely valid. And some of the arguments supporting the development didn't seem to make a lot of sense. In the roll of devil's advocate I'm going to cover some of these discussion points. Too Dense: Larry Wahl voted against the development because of it's density. He said that we're basically building another town inside of Chico. Furthermore, when compared to other North State towns of the size Meriam Park will be (like Gridley) this development will put the same number of people in 1/8th the land area. Wahl said that no area of Chico matches the developed density of Meriam Park, and that it is by no means an example of the historic lifestyle Chicoans lay claim to. He said it would be more appropriate for a large city. Walkability: One citizen said that there's no reason to expect people living in Meriam Park will walk to stores to shop. She said people don't choose things like a dentist because of how close they are, they choose them based on how good they are. I think this argument could be expanded to groceries (price vs. proximity) and a number of other commodities. Scott Gruendl used his "I walk the dog and meet my neighbors" story to exemplify how wonderfully walkable Doe Mill is, and therefore how wonderfully walkable Meriam Park will be. What is interesting to me is that I also walk my dog , and I also know my neighbors, and my neighborhood was built in the 1980's. In fact I have 2 convenience stores in my neighborhood, and a built park with restrooms, neither of which currently exist at Doe Mill. Those amenities might make my neighborhood more walkable than Doe Mill. I think "walkability" can be as much about the person as the place. Global Warming: A couple of the citizens that spoke in support of Meriam Park felt that it would help combat global warming. Last year's signing of the Mayor's climate treaty committed Chico to reducing green-house gas generation to 1994 levels. Denis Hayes, high priest of Global Warming, recently visited Chico and warned against drawing false boundaries when fighting green house gas emissions. To meet Hayes' goals (which are also the goals set by our last mayor) any new growth in Chico would need to not only have zero green-house gas emissions, but should actually absorb emissions. Meriam Park does not do that. |
| Summary: Meriam Park and New Urban
Builders represent a new way of doing business in Chico. They deserve credit
for "selling" their building ideals to a diverse group of supporters. Even so people do need to be realistic about what will be built. Meriam Park is dense, with building heights only found in downtown Chico, narrow streets, and acres of off limits preserved open space. People living in Meriam Park will not spend all day walking dogs. They'll drive, and they'll drive a whole bunch. A huge new development is not a step forward in reducing green-house gas emissions, but this development is a step forward in sustainable building practices. All that being said I trust that New Urban Builders will continue to create high quality livable space in our community. They believe in what they are doing, and believe they are making Chico a better place to live. Another side effect of this decision is that 4 of our 5 liberal councilors are now on record supporting massive high density development. And 1 of our 2 conservative councilors is now on record opposing massive high density development. Some people who voted in the last election may have expected the opposite. |
Posted by Lon at June 20, 2007 07:47 AM
Comments
Lon--
Interesting juxtaposition of the words "too dense" with "Larry Wahl". I don't think it's surprising that Wahl was opposed to the high density of the project; it's a reflex against the doctrine of high density advocated by the self-described progressive councilmembers.
They've taken something of a beating over density recently, after all. Developers, working with the Planning Department, submitted proposals that achieved the higher density the current majority favors, and had they been appropriate to the neighborhoods in which they were to be built, they probably would have been approved. But unfortunately (for the developers, especially), neighbors raised all kinds of hell about it, and the council, reflecting an astonishing absence of resolve, caved.
The good fortune in this case is that New Urban made significant outreach efforts to collaborate with potential neighbors and ameliorate their concerns. Their flexibility and willingness to compromise was reflected in the negotiation for the development agreement. Going about business in this way is not just tactically successful, it's also the right thing to do.
What New Urban demonstrates (to all but one NIMBY in Chico Creek Estates and one chronic critic) is that the sales cycle starts even before syndicating the capital or acquiring the parcels.
What they've accomplished is nothing short of amazing. Not only did they get the green light to develop and build one of the largest (in terms of units) projects in Chico's history, but they also managed to get the TND/SMU regulations on the books, and enrolled support from those who are traditionally reflexively hostile to any development. They've proven that development, per se, is not in and of itself an evil enterprise. They've taken a huge stick out of the hands of the no-growth warriors, and made it a lot easier for other developers to get their projects approved and entitled.
With the recent approval of Tony Symmes' Wildwood project, and the reconsideration of Steve Schuster's Tuscan Village development, we may be watching the majority migrating to a much more sensible position with respect to development. We'll see if this moderate pragmatism holds when we move into the '08 election season.
--Ax
Posted by: Alan Chamberlain at June 20, 2007 11:24 AM
Alan,
It is an interesting combination of words, however no slight was intended towards Councilor Wahl. I thought his opinion was entirely valid and probably shared by a lot of people in Chico. What Meriam Park represents is not representative of the kinds of housing developments that make up Chico.
I thought that Councilor Gruendl's comments that this development is closer to historic Chico neighborhoods was a bit of a stretch when density is considered. But I assume he was speaking more of the purpose and design of the project than the number of units/acre.
I think it was Councilor Steve Bertagna who suggested that the project represents change in how we will grow and live in the future here in Chico. That pretty much describes how I look at it. What New Urban Builders did was amazing. If they threw a big party afterwards I hope they enjoyed it. If they didnt throw a big party afterwards they should have.
If only Tom DiGiovanni was a disc golfer.
Lon
Posted by: Lon at June 20, 2007 03:36 PM
If they threw a big party, I've not heard of it. I expectinstead they slept the sleep of the just...
You write "What Meriam Park represents is not representative of the kinds of housing developments that make up Chico."
I guess it depends on how you want to define your terms. There are certainly parts of Chico where this density exists, even if they aren't "housing developments" per se. In the Avenues, Barber, and south campus, there are easily the same number of fetlocks per furlong as there are projected in the densest sections of Meriam. Whether by accident or design, some people will self-select for the values of the village, even if Larry Wahl is disinclined to live there, or permit others to do so. A pity; every village needs an idiot.
Posted by: Alan Chamberlain at June 20, 2007 10:06 PM
Remember to play nice Alan. There's nothing wrong with a difference of opinion.
If Meriam Park really matches old Chico, maybe New Urban Builders should rename themselves Old Rural Builders.
Lon
Posted by: Lon at June 21, 2007 07:38 AM