Why I oppose a downtown specific plan
Before I launch into the monologue about the merits and demerits of a specific plan, I want to draw attention to the title of this article. Please note, this is not, Why I oppose the downtown specific plan, or, Why I oppose this downtown specific plan. I am about to describe why I oppose a downtown specific plan.
My opposition is not based on the content of the plan type that is now being discussed. My opposition is not based on the number of stories or density bonuses or parking garages or number of units, or mixed use or any of those things. Don’t get me wrong, I have plenty to say on each of those subjects, and I’m sure I will get to those another time.
My opposition to a downtown specific plan is based on the fact that a specific plan confers certain rights and obligations and I oppose a mechanism or process that confers those rights and obligations for development in Sierra Madre.
First of all, there is no requirement that a city have a specific plan. A city is required to have a general plan with certain elements, but a specific plan is permissible but not required. A specific plan has a level of detail unknown to a general plan. It lays out specific development plans for a small area contained within a general plan. Often a specific plan will be brought in to handle a particular area within a general plan—especially an area that has yet to be developed. One example of this is the civic center area of Malibu. Much of that area consists of raw land that has not been subdivided yet. It has some adjacent development and rather than leave this are in flux, during the Coastal Planning process, it was determined that a specific plan would be developed to address the exact details of how this property was to be developed. This could result in a shopping complex, including civic buildings, hotels, etc. It is easy to see that an area like the Malibu civic center area is very different from the downtown of Sierra Madre.
Perhaps an obvious difference is the stage of development of the two locales. Malibu’s civic center area has many acres of property that are owned by several owners. It is adjacent to a environmentally protected area (Malibu Lagoon) and there is a shopping area already existing on part of the land. It is not necessarily the devil’s work to lay out some kind of a plan that will allow continuity and compatibility of development there while considering and protecting the Lagoon area. Whether and how this will happen remains to be seen. The concept is apparent, however.
Sierra Madre, however, is another story. The entire downtown area can fit on one of the parcels of the Malibu civic center area. More importantly, it has been developed for nearly a century. It has been a downtown business area, with existing streets and buildings for many years now. Businesses have come and gone and occasionally a building has to be rebuilt after a fire. It is, however, an area with a developed past—unlike the Malibu property.
This raises the first questions: Why is further development a foregone conclusion? Why are we talking about development at all? We have buildings that exist and are quite serviceable. Some of them are or should be historically protected. There is no presumption that attends acres of wide open space in the center of a new city that it should be developed.
We are talking about development because somebody wants to talk about development. So far, the only people I can see who want to talk about development are City government and developers. Until the whole downtown specific plan issue was raised, I have never heard anyone talk about how much more development we need in the downtown business district. It was certainly not generated by popular demand.
In fact, I have heard about how bad some of the most recent buildings were—too tall, no style, too much mass, etc. Yet, at the same time, the proposal is to allow more new buildings in town, rather than protect our existing buildings and their footprints.
The reason I am opposed to a downtown specific plan, however, goes way beyond the fact that we don’t need and shouldn’t encourage additional development of our downtown area. The reason I am opposed to a downtown specific plan is because it will streamline development and make it easy for development to obtain permits over the counter with virtually no additional review or public comment. This is why developers want a downtown specific plan. One of the recent issues of Downtown Dirt spelled this reason out precisely, when it claimed that developers want to develop in a specific plan area because they know that their project will be approved if it meets specific plan criteria.[1]
The specific plan is developed by preparing and circulating an EIR to cover the impacts of the plan. That is it. No more EIRs -- or any other level of environmental review-- for projects proposed within the plan. No more public hearings or comments. Over the counter approval and then here comes 55 condominium units at the former Skilled Nursing Facility. Didn’t know? Hate it? Want to object? Too bad. No public participation, no need for any—it was all handled during the specific plan process.
Proponents of the specific plan will point to how much money and time this is saving the city. They’re right. When you dispense with things like public process and open decision-making, it is expensive and time-consuming. That pesky public can be a real problem when it comes to doing what you want to do in the development world. That is why the specific plan is a blessing to development. That is why I’m opposed to it—any specific plan. In a small town like Sierra Madre with an existing stock of buildings, there is no basis for a foregone conclusion that the downtown will be developed. And there is no basis for accepting that a plan ought to be laid out so the downtown can be handed to development interests on a silver platter.
[1] Downtown Dirt, Save Sierra Madre from Bankruptcy, [Really!!] http://www.downtowndirt.org/archive/lead/lead_007.htm
My opposition is not based on the content of the plan type that is now being discussed. My opposition is not based on the number of stories or density bonuses or parking garages or number of units, or mixed use or any of those things. Don’t get me wrong, I have plenty to say on each of those subjects, and I’m sure I will get to those another time.
My opposition to a downtown specific plan is based on the fact that a specific plan confers certain rights and obligations and I oppose a mechanism or process that confers those rights and obligations for development in Sierra Madre.
First of all, there is no requirement that a city have a specific plan. A city is required to have a general plan with certain elements, but a specific plan is permissible but not required. A specific plan has a level of detail unknown to a general plan. It lays out specific development plans for a small area contained within a general plan. Often a specific plan will be brought in to handle a particular area within a general plan—especially an area that has yet to be developed. One example of this is the civic center area of Malibu. Much of that area consists of raw land that has not been subdivided yet. It has some adjacent development and rather than leave this are in flux, during the Coastal Planning process, it was determined that a specific plan would be developed to address the exact details of how this property was to be developed. This could result in a shopping complex, including civic buildings, hotels, etc. It is easy to see that an area like the Malibu civic center area is very different from the downtown of Sierra Madre.
Perhaps an obvious difference is the stage of development of the two locales. Malibu’s civic center area has many acres of property that are owned by several owners. It is adjacent to a environmentally protected area (Malibu Lagoon) and there is a shopping area already existing on part of the land. It is not necessarily the devil’s work to lay out some kind of a plan that will allow continuity and compatibility of development there while considering and protecting the Lagoon area. Whether and how this will happen remains to be seen. The concept is apparent, however.
Sierra Madre, however, is another story. The entire downtown area can fit on one of the parcels of the Malibu civic center area. More importantly, it has been developed for nearly a century. It has been a downtown business area, with existing streets and buildings for many years now. Businesses have come and gone and occasionally a building has to be rebuilt after a fire. It is, however, an area with a developed past—unlike the Malibu property.
This raises the first questions: Why is further development a foregone conclusion? Why are we talking about development at all? We have buildings that exist and are quite serviceable. Some of them are or should be historically protected. There is no presumption that attends acres of wide open space in the center of a new city that it should be developed.
We are talking about development because somebody wants to talk about development. So far, the only people I can see who want to talk about development are City government and developers. Until the whole downtown specific plan issue was raised, I have never heard anyone talk about how much more development we need in the downtown business district. It was certainly not generated by popular demand.
In fact, I have heard about how bad some of the most recent buildings were—too tall, no style, too much mass, etc. Yet, at the same time, the proposal is to allow more new buildings in town, rather than protect our existing buildings and their footprints.
The reason I am opposed to a downtown specific plan, however, goes way beyond the fact that we don’t need and shouldn’t encourage additional development of our downtown area. The reason I am opposed to a downtown specific plan is because it will streamline development and make it easy for development to obtain permits over the counter with virtually no additional review or public comment. This is why developers want a downtown specific plan. One of the recent issues of Downtown Dirt spelled this reason out precisely, when it claimed that developers want to develop in a specific plan area because they know that their project will be approved if it meets specific plan criteria.[1]
The specific plan is developed by preparing and circulating an EIR to cover the impacts of the plan. That is it. No more EIRs -- or any other level of environmental review-- for projects proposed within the plan. No more public hearings or comments. Over the counter approval and then here comes 55 condominium units at the former Skilled Nursing Facility. Didn’t know? Hate it? Want to object? Too bad. No public participation, no need for any—it was all handled during the specific plan process.
Proponents of the specific plan will point to how much money and time this is saving the city. They’re right. When you dispense with things like public process and open decision-making, it is expensive and time-consuming. That pesky public can be a real problem when it comes to doing what you want to do in the development world. That is why the specific plan is a blessing to development. That is why I’m opposed to it—any specific plan. In a small town like Sierra Madre with an existing stock of buildings, there is no basis for a foregone conclusion that the downtown will be developed. And there is no basis for accepting that a plan ought to be laid out so the downtown can be handed to development interests on a silver platter.
[1] Downtown Dirt, Save Sierra Madre from Bankruptcy, [Really!!] http://www.downtowndirt.org/archive/lead/lead_007.htm
posted by Dr. Staccato | 8:29 PM
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