As some North Bay counties and communities begin to feel a strong fiscal slowdown, there could actually be a silver “green” lining to the gray clouds on the economic horizon. Many cities in Sonoma County, for example, are facing financial turmoil, while land within their city limits may not be producing as much tax revenue as it could. For example, many areas where inner-city land uses have changed to less lucrative activities for the tax base there, now could be the chance to get that land up to a higher value—back “into play” as a realtor might say.
Real estate professionals often use the saying, “Location, location, location” to sum up how property is valued. Land closer to the center of a city business district or commercial corridor often has a higher value for this proximity. But this is only the case if the area has vitality and can host more dynamic commercial and residential activities. Areas that are in decline and not producing as much tax revenue as desired can be targeted by municipalities for revitalization while taking development pressures off outlying green spaces.
Some local business writers and commentators have voiced concern regarding endangered species, such as the California tiger salamander and vernal pool fairy shrimp, in the Santa Rosa Plain; they claim all will be lost economically if species like the Sebastopol meadowfoam and Sonoma sunshine (both flowers) are to be saved with habitat preservation that restricts building. But green space areas in and near cities could actually be used to stimulate economic development in positive ways.
Residential property values are often higher for owners of land near green spaces, parks and open spaces such as golf courses. “Park proximity” is a term economists use to describe this documented economic benefit. Some neighborhoods and areas are often named after a local park, such as Santa Rosa’s Doyle Park or Julliard Park neighborhoods. These increased property values benefit a community with a direct link to higher property tax revenues for the municipality. Cities or towns finding it difficult to make financial ends meet can sometimes realize a better tax base when green spaces are preserved in some areas.
Urban nature preserves, woodlands and open space areas can act as habitat areas for species while serving as a natural amenity for people living close to them. Think of Santa Rosa’s Fountain Grove and its beautiful, natural areas. The limited number of homes nearby have increased values, and the tax rolls are higher. Right now, part of the economic difficulties occurring in Sonoma County have to do with an oversupply of housing and a lack of demand from buyers. This slack time in the market is an excellent time for savvy businesspeople and government leaders seeking increased tax revenues to look at the inner-city land near commercial corridors for development.
Let’s look at the Sebastopol Road commercial corridors in Roseland or along Santa Rosa Avenue. Both areas stretch for miles, and have the existing infrastructure to support increased development. The land saved for species habitat there could, in a sense, be replaced with sites for development.
One series of difficulties is in getting the different “species” of developers involved to make some beneficial cooperative efforts that adjust land use, while not using other “greenfield” land. In the Santa Rosa Plain area, city and county agencies are developers, in a sense, along with the private, for-profit developers and nonprofit housing developers such as Burbank Housing Development Corporation. The last organization is Sonoma County’s largest landlord, while the city and county are some of its largest employers. When they cooperate in a proactive manner, they can influence the economy. But if they don’t work well together, or follow inefficient paths of land use, the tax base can suffer for all.
Some private development interests don’t see the silver lining because they only know “greenfield” development. Now is the time for them to learn something different. It can be done—and may have to be done—because federal laws protecting endangered species might overrule local development interests. This can turn out to be a positive thing, though. Other California communities, such as San Diego County, have turned the need for species habitat protection into a positive economic outcome.
San Diego has a multiple species conservation plan (MSCP) that’s more than a decade old. Officials confirm, on a website and in telephone discussions, the MSCP is enhancing the region’s quality of life while supporting economic development. This is a successful example of preserving open space and habitat areas by deliberately moving development elsewhere. This is what should be done in Sonoma County—but developers and government officials drag their feet.
Sonoma County government agencies and developers appear to have shortsighted, “silo sightlines,” which keep them from seeing the silver lining. But the sky isn’t falling. A well-organized open space preservation system on the Santa Rosa Plain can benefit homeowners, government agencies and threatened species all at the same time. Start in the areas most pressured by development sprawl in southwest Santa Rosa and actually set aside an open space system for habitat preservation.
This can be achieved with help from the taxpayer-supported Sonoma County Agricultural Preservation and Open Space District. Offer transfer of development rights into commercial corridor areas for housing developers. Give developers housing density bonuses for building closer to city centers and proposed SMART rail depots. This can add green to the silver lining. If everyone involved in the local housing development process would look beyond their silo, they’d see a brighter picture.
Municipalities would see increased tax revenues without having to raise taxes, something many taxpayers may be wary of though they’ve supported the Ag and Open Space District. Raise money by saving land from development within city limits. Now that’s a novel idea in Sonoma County. At least for now, brighter economic days can begin with green ways.
Duane De Witt, MCP, MLA, is an urban quality researcher with a master’s degree in education and experience as a city planner, environmental planner and landscape architect. Raised in Roseland, he is a graduate of Santa Rosa High School, Santa Rosa Junior College and UC Berkeley. Contact him at dewittplanner@yahoo.com.
