More housing, with saleable ADUs, may be coming to Sebastopol, plus construction at Park Side School, Vineyard Table, and kudos for Hillcrest Middle School
The Valentine project is only 'promising' to the developer. It's more nail in the coffin of a sweet small town that developers are hell bent on destroying with more 'infill' and crowding. Very sad that Sebastopol always needs more tax revenues for 'giveaways' and that politicians almost always cave to developers who maximize the number of units on every parcel they get their sweaty hands on. Call us NIMBY's....we don't care.
Just wonder, does the owner of the primary residence, get a say in who buys their ADU? Does the owner of the primary residence get first right to buy their ADU?
In general, I'm against the trend of the State dictating to a town what and how much to build. Call me a NIMBY, but the States vision doesn't match up with most.
One thing that has not been adequately explained is why if California's population is flat or even declining, why a housing shortage? Could it be short term rentals, vacation homes, residential to commercial conversions (S Main St.) or pied a terres for a few? We all know that most ADUs are really just short term rentals. A property will increase in value with an ADU so taxes will go up and it will cost more for someone to buy.
Kent is right! Again, a quick vote to be the first city to approve Condo ADU sales without much discussion and it turns out a developer must have been talking to council members. In a flash a property that was capped at 25-26 units is now approved for 39 units. Why didn't the city just rezone the parcel. Maybe because a public referendum would be required and the public might not vote the same way our elected and unelected (planning officials) would vote.
39 new neighbors with overflow parking on the street. Oh, that area has streets in the worst condition of anywhere in the city. Construction traffic won't help. Do you think the city will ask the developer for the $5MM to fix the streets in the neighborhood?
The developer appears to believe they sidestepped $15,000 per unit fees to hook up to water and sewer. One hookup, one customer - the HOA. The city will still have to deal with the new demands on the system using money from someone besides the developer.
The new residents will have lower water and wastewater bills. In 2026 residents pay a fixed charge of $73.21 bimonthly. The new HOA will pay $839 bi-monthly divided between 39 properties = $21 each. Sewer fixed charge to current residents will be $115.25. The HOA will pay $2,533 (3"meter)/39 = $65. The city council didn't dig that far into the new rate structure they approved.
Don't forget the developer is not using the bonus density concession because the Condo ADU allows pretty much any density they can put on the lot. So, the developer is reserving the right to how to use the concession at a future date. That should be interesting.
So these residents will pay $21.00 for the water fixed bimonthly charge and the rest of us will pay $73.21. And for the sewer they will pay $65.00 and we will pay $115.25. What is going on?
This city has already been illegally charging water and sewer rate payers higher rates than they should for around 20 years. I agree with Nancy Hair - call us NIMBY's... we don't care. This is over the top wrong!
Once again, the Times delivers. Now the recent ADU decision makes sense. The Valentine project looks promising, and is a creative solution for community improving suburban infill.
Local debates remind me of a Peanuts cartoon. Paraphrasing: Charlie says to sister Sally, "school starts tomorrow." Sally: "not for me, I went last year."
Grupe Investment LLC is jamming 39 homes on 2.96 acres, the former LDS site. Firstly, access from Valentine Ave. to a cramped curve, to a hammerhead turnaround will not accommodate multiple Emergency vehicles or even package delivery cars, let alone concurrent resident traffic. The curve is blinded by parking, narrow dimensions and planned landscaping---which makes it dangerous to back out and a “kid killer” in UPS driver parlance. Because dangerous "backing out" will be required to move around in the complex--this a huge safety risk! The Grupe Rep states that the Sebastopol FD is going along with an additional path of “landscaped crushed granite” to drive between houses to Valentine—sounding like a “Dukes of Hazzard” scenario in an emergency!
Instead of providing proper and proportional access and setbacks, Grupe has two lots, 5 and 6, in which they will build 4 houses with 10-foot setbacks, that literally impinge on the landscaping and the big, beautiful tree (roots) of 8116 Valentine Ave. When asked about the various setbacks, Grupe Rep was very sketchy. The two-story model literally dwarfs 8116 Valentine, shadowing over the back and front yard—hideous! How do fire insurance companies go along with lack of access (especially with Sonoma County fire risk)?
The Grupe Rep made such a big deal about the “Common Areas,” using glossy words such as an area for “personal expression,” to make it sound more appealing for Sebastopol. Then he said that the largest common area in the center of the complex would be about 39ft by 96ft! Tiny for 39 homes! A tiny dog park was hastily mentioned as well.
There is only one garbage center, and an iffy “plan’ (per Grupe Rep) to provide garbage removal for all those houses that will be schlepping garbage to that one refuse center. The Grupe Rep states that there will have to be a couple of garbage pickups a week, and that they may get a special garbage service. No mention was made about recycling or composting! This means that more industrial vehicles will be roaring through, pounding our potholed city streets. And…how is even that garbage trucks going navigating through the narrow driveways of Valentine Project!
There will be no tenant storage areas, no garages, but carports are planned, which will make more of a problem for accidents hitting carport awnings. Carports are generally considered to be a cheap feature in housing, although the houses will be starting for well over 600K. The Grupe Rep states that they are trying to provide affordable housing for first time buyers, but I remember that the Sebastopol City Council said that the condos behind Riley were going for first-home buyers, the workers, teachers, and public safety citizens of Sebastopol—but they are now going for over 1million dollars! So, that was a lie. So, these developers can say anything that the Planning Commission and City Council will buy!
Grupe Investment has at LEAST five units, 5 steps from the sidewalk on Valentine Ave, that are so far from their designated car spaces, so those people will want to park on Valentine and in front of the Valentine Ave. existing houses. Most people who buy or rent a 2-3 bed house may have up to 3 people per bedroom, many with their own vehicles. The Grupe Rep stated something about having 1.4 parking spaces per house. But the Grupe Rep states that his company estimated 1.8 cars per house—but with half the houses as rentals, and multi-occupents per house, this estimate is low. City of Sebastopol's ENVIRONMENTAL/INFORMATION FORM states that Grupe Investment states: Amount of off-street parking: 85 "stalls"---No! 85 parking spaces on Valentine Av for tenant parking?? Obviously, cars are going to be parked all over Valentine Ave, which is going to look like the very low-income housing off Old Stoney Point Rd, Santa Rosa, where the streets are almost impassable with all the parked cars. Remember that almost half the houses will probably initially be non-owner occupied or rented.
The elevations of the houses look like low-income Burbank Housing Project, Panas Place, that my stepdaughter lived in—the parking, driveway, garbage situation, design was very similar. . The Valentine Project housing elevations are just like the song: "Little boxes made of ticky tacky..." The social satire song mocks suburban tract housing as "little boxes" of different colors "all made out of ticky-tacky " and which "all look just the same". Although the housing elevations are "tweaked" to look “different,” they all look the same--ticky-tacky. The Valentine Project looks like a government housing project amidst the Zimpher/Young America Mid-Century, Baby-Boomer Modern homes surrounding the established neighborhood.
The Grupe Rep went on with a veritable dog and pony show, about this disaster of the Valentine Project. When an urbane architect neighbor spoke first about the Valentine Project—he was literally interrupted and shutdown after an allowed two minutes that was continuously interrupted by the timers. The planning commission allowing only 2 minutes for speaking was designed to shut down public input!
If you are concerned by Grupe’s Valentine Project, write or call City of Sebastopol Planning Commission and City Council to let them know how you feel.
The Valentine project is only 'promising' to the developer. It's more nail in the coffin of a sweet small town that developers are hell bent on destroying with more 'infill' and crowding. Very sad that Sebastopol always needs more tax revenues for 'giveaways' and that politicians almost always cave to developers who maximize the number of units on every parcel they get their sweaty hands on. Call us NIMBY's....we don't care.
Just wonder, does the owner of the primary residence, get a say in who buys their ADU? Does the owner of the primary residence get first right to buy their ADU?
In general, I'm against the trend of the State dictating to a town what and how much to build. Call me a NIMBY, but the States vision doesn't match up with most.
One thing that has not been adequately explained is why if California's population is flat or even declining, why a housing shortage? Could it be short term rentals, vacation homes, residential to commercial conversions (S Main St.) or pied a terres for a few? We all know that most ADUs are really just short term rentals. A property will increase in value with an ADU so taxes will go up and it will cost more for someone to buy.
Kent is right! Again, a quick vote to be the first city to approve Condo ADU sales without much discussion and it turns out a developer must have been talking to council members. In a flash a property that was capped at 25-26 units is now approved for 39 units. Why didn't the city just rezone the parcel. Maybe because a public referendum would be required and the public might not vote the same way our elected and unelected (planning officials) would vote.
39 new neighbors with overflow parking on the street. Oh, that area has streets in the worst condition of anywhere in the city. Construction traffic won't help. Do you think the city will ask the developer for the $5MM to fix the streets in the neighborhood?
The developer appears to believe they sidestepped $15,000 per unit fees to hook up to water and sewer. One hookup, one customer - the HOA. The city will still have to deal with the new demands on the system using money from someone besides the developer.
The new residents will have lower water and wastewater bills. In 2026 residents pay a fixed charge of $73.21 bimonthly. The new HOA will pay $839 bi-monthly divided between 39 properties = $21 each. Sewer fixed charge to current residents will be $115.25. The HOA will pay $2,533 (3"meter)/39 = $65. The city council didn't dig that far into the new rate structure they approved.
Don't forget the developer is not using the bonus density concession because the Condo ADU allows pretty much any density they can put on the lot. So, the developer is reserving the right to how to use the concession at a future date. That should be interesting.
So these residents will pay $21.00 for the water fixed bimonthly charge and the rest of us will pay $73.21. And for the sewer they will pay $65.00 and we will pay $115.25. What is going on?
This city has already been illegally charging water and sewer rate payers higher rates than they should for around 20 years. I agree with Nancy Hair - call us NIMBY's... we don't care. This is over the top wrong!
Once again, the Times delivers. Now the recent ADU decision makes sense. The Valentine project looks promising, and is a creative solution for community improving suburban infill.
Local debates remind me of a Peanuts cartoon. Paraphrasing: Charlie says to sister Sally, "school starts tomorrow." Sally: "not for me, I went last year."
those things are not mutually exclusive.
Thanks for the update on school construction.
Grupe Investment LLC is jamming 39 homes on 2.96 acres, the former LDS site. Firstly, access from Valentine Ave. to a cramped curve, to a hammerhead turnaround will not accommodate multiple Emergency vehicles or even package delivery cars, let alone concurrent resident traffic. The curve is blinded by parking, narrow dimensions and planned landscaping---which makes it dangerous to back out and a “kid killer” in UPS driver parlance. Because dangerous "backing out" will be required to move around in the complex--this a huge safety risk! The Grupe Rep states that the Sebastopol FD is going along with an additional path of “landscaped crushed granite” to drive between houses to Valentine—sounding like a “Dukes of Hazzard” scenario in an emergency!
Instead of providing proper and proportional access and setbacks, Grupe has two lots, 5 and 6, in which they will build 4 houses with 10-foot setbacks, that literally impinge on the landscaping and the big, beautiful tree (roots) of 8116 Valentine Ave. When asked about the various setbacks, Grupe Rep was very sketchy. The two-story model literally dwarfs 8116 Valentine, shadowing over the back and front yard—hideous! How do fire insurance companies go along with lack of access (especially with Sonoma County fire risk)?
The Grupe Rep made such a big deal about the “Common Areas,” using glossy words such as an area for “personal expression,” to make it sound more appealing for Sebastopol. Then he said that the largest common area in the center of the complex would be about 39ft by 96ft! Tiny for 39 homes! A tiny dog park was hastily mentioned as well.
There is only one garbage center, and an iffy “plan’ (per Grupe Rep) to provide garbage removal for all those houses that will be schlepping garbage to that one refuse center. The Grupe Rep states that there will have to be a couple of garbage pickups a week, and that they may get a special garbage service. No mention was made about recycling or composting! This means that more industrial vehicles will be roaring through, pounding our potholed city streets. And…how is even that garbage trucks going navigating through the narrow driveways of Valentine Project!
There will be no tenant storage areas, no garages, but carports are planned, which will make more of a problem for accidents hitting carport awnings. Carports are generally considered to be a cheap feature in housing, although the houses will be starting for well over 600K. The Grupe Rep states that they are trying to provide affordable housing for first time buyers, but I remember that the Sebastopol City Council said that the condos behind Riley were going for first-home buyers, the workers, teachers, and public safety citizens of Sebastopol—but they are now going for over 1million dollars! So, that was a lie. So, these developers can say anything that the Planning Commission and City Council will buy!
Grupe Investment has at LEAST five units, 5 steps from the sidewalk on Valentine Ave, that are so far from their designated car spaces, so those people will want to park on Valentine and in front of the Valentine Ave. existing houses. Most people who buy or rent a 2-3 bed house may have up to 3 people per bedroom, many with their own vehicles. The Grupe Rep stated something about having 1.4 parking spaces per house. But the Grupe Rep states that his company estimated 1.8 cars per house—but with half the houses as rentals, and multi-occupents per house, this estimate is low. City of Sebastopol's ENVIRONMENTAL/INFORMATION FORM states that Grupe Investment states: Amount of off-street parking: 85 "stalls"---No! 85 parking spaces on Valentine Av for tenant parking?? Obviously, cars are going to be parked all over Valentine Ave, which is going to look like the very low-income housing off Old Stoney Point Rd, Santa Rosa, where the streets are almost impassable with all the parked cars. Remember that almost half the houses will probably initially be non-owner occupied or rented.
The elevations of the houses look like low-income Burbank Housing Project, Panas Place, that my stepdaughter lived in—the parking, driveway, garbage situation, design was very similar. . The Valentine Project housing elevations are just like the song: "Little boxes made of ticky tacky..." The social satire song mocks suburban tract housing as "little boxes" of different colors "all made out of ticky-tacky " and which "all look just the same". Although the housing elevations are "tweaked" to look “different,” they all look the same--ticky-tacky. The Valentine Project looks like a government housing project amidst the Zimpher/Young America Mid-Century, Baby-Boomer Modern homes surrounding the established neighborhood.
The Grupe Rep went on with a veritable dog and pony show, about this disaster of the Valentine Project. When an urbane architect neighbor spoke first about the Valentine Project—he was literally interrupted and shutdown after an allowed two minutes that was continuously interrupted by the timers. The planning commission allowing only 2 minutes for speaking was designed to shut down public input!
If you are concerned by Grupe’s Valentine Project, write or call City of Sebastopol Planning Commission and City Council to let them know how you feel.