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Stockton Record- December 19, 2005
A chilling development Members of the San Joaquin Valley Air Pollution Control District approved new pollution-reducing rules Thursday as unusually stagnant air — posing serious health threats — hung like a damp blanket over the Valley.
The first day of winter is Wednesday, but a foggy stillness has descended, trapping soot, nitrates and ash.
In that gray and cold environment, the Valley's air-pollution regulators decided to impose first-in-the-nation regulations governing new construction projects and 18 of the region's largest wineries.
The rules are supposed to reduce air pollution by 10 percent in the San Joaquin Valley. We'll see.
Meanwhile, developers — already paying substantial impact fees — will need to rethink their projects.
Using a point system, the district will evaluate housing and commercial projects with a set of criteria.
Energy-efficient structures — already being built — would gain points with pollution cops. Sprawling housing developments wouldn't.
Builders will be encouraged to locate projects near mass transit and to add bicycle and pedestrian pathways.
Anything that reduces smog will help.
Fees will be phased in over three years beginning in 2006. By 2008, the cost of building a typical single-family home would be $1,772 higher.
The Valley's largest wine makers also will be required to reduce pollution — by 35 percent from existing operations.
Fortunately, the Fresno-based board will revisit the rules in 2010. By then, there needs to be measurable proof these fees and requirements have resulted in cleaner air.
It's certain they'll increase home prices in one of California's few remaining last affordable markets.
It's unclear whether they'll have any impact on human behavior, construction trends or sprawl.
Looking for a model?
The Sanctuary, a 7,000-home master-planned development by The Grupe Co., already is designed to incorporate environmentally friendly elements that far exceed anything the district board has proposed.
The subdivision planned for Shima Tract at the west end of Stockton's Hammer Lane combines ideas and concepts from the Urban Land Institute's 2002 report that encourages smart growth practices.
It includes a forested entry, villagelike town center, a single road planned for gas-power vehicles (the rest is designed for foot, bicycle or electric-power vehicles), 300 acres for parks and seven miles of trails.
Even so, company executives oppose the new fees.
"I think it's the wrong approach," said Kevin Huber, The Grupe Co. president. "The degradation of air quality in the Valley is the result of several things and several industries and should not be borne just by the new home buyer and home builder."
By 2010, the validity of unilaterally imposing these fees will need to be borne out. The costs could be as chilling as the first day of winter.
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