Some may
find that result refreshing, thinking that the role of a planning department is
to make development difficult for developers.
They’d be wrong. The best role of
a planning department is to shape development so it meets that needs of the
community, while creating an environment in which developers are encouraged to
build projects that benefit the community because they can make a profit.
That’s the
role that the Sacramento planning department was failing to fill.
In response,
the city manager and city council took action.
New management was recruited and a reorganization was implemented.
Developers
noted the changes, but weren’t enthusiastic.
Most had seen other cities go through similar modifications with little
eventual improvement. This time, they
were wrong.
Months
later, the local district of the Urban Land Institute held a meeting on the new
city planning organization. A developer
told a memorable story. Early during the
transition, he was in his car when his phone rang. On the other end was the new City of
Sacramento planning director. The
director praised the concept behind a project that the developer was considering
and asked what he could do to help the developer move the project ahead.
The developer
was so startled that he dropped his phone.
He had rarely heard from a Sacramento planning director previously and certainly
never with an offer of assistance.
Some of the
initial euphoria over the changes at Sacramento has since faded, as often
happens with early enthusiasm. And economic
hard times forced staffing changes. But
enough effect lingered that Sacramento now has a passel full of interesting and
beneficial urbanist projects in the works.
Many hurdles remain to be cleared, but the future of Sacramento looks
much brighter than it did only a few years ago.
Over the
past few weeks, I’ve written about a number of issues surrounding the Petaluma
Station Area Plan. I’ve written about a transition in parking philosophies and the
points on which a parking strategy might be tripped. I’ve written about how much retail the Station Area can likely support. I’ve written about adjoining land patterns and the need to recognize
non-conforming land uses. And I’ve written about the impact fee conundrum for transit-oriented
development (TOD).
All of those topics, and more, are crucial and will remain crucial. But equally important is outreach. Talking with developers, whether in the Station Area itself or in surrounding parcels, who might be enticed to develop projects that will help bring the TOD to full fruition.
As
illustrated by the accompanying photos, the area around the Petaluma Station
Area has little urbanism in its current makeup.
It will take a long and sustained effort to make changes.
This doesn’t
mean that the City of Petaluma, or any city, should grant broad concessions to
get a TOD underway. That’s a
land-development model that has gotten us into much of the economic mess in
which we now reside.
Instead, the
goal should be a win-win-win. A win for
the City in the form of an immediate upswing in economic activity, a win for developers
in the form of profits, and a win for the next generation of local residents in
the form of economically sustainable development. And win-win-win solutions are only found
through frank interchanges of needs and concerns. They don’t evolve in vacuums.
These comments aren’t intended to criticize the City of Petaluma planning department. I certainly don’t have access to their call logs or know with whom they’re meeting. I hope that they and others in City Hall are actively reaching out to, listening to, and encouraging possible developers.
Instead, the
comments are meant to alert all cities that have urbanist goals to remember
that adopting an urbanist plan is only a first step. That a plan is a necessary foundation, but
useless if there isn’t an ingrained commitment to implement the plan by
actively working with the community and developers.
I’ve seen
too many cities go through long and arduous processes of adopting far-sighted
planning documents, only to be puzzled when developers didn’t immediately begin
submitting conforming projects. I don’t
need to see any more failures. We should
all learn from Sacramento.
Reminder: The
Petaluma Planning Commission will begin consideration of the Petaluma Station
Area Plan at 7:00pm on March 26 in the Petaluma City Hall.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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