Now that the Ukiah Valley Smart Growth Coalition has released its winners in the contest it hosted to try to find an alternative industrial use for the old Masonite site, I can talk about my role as a judge in that contest. The contest was launched in an attempt to show that the county need not rezone the property for Diversified Developers Realty, that there were perfectly good industrial uses for it. Smart Growth opposes any rezoning of the land and opposes DDRs plans in any form.
I was asked by Smart Growth spokeswoman Judy Pruden to be among a dozen or so community members being asked to judge the 27 contest entries and I agreed.
The first thing we were asked to do by Smart Growther Mari Rodin when we arrived at the meeting room on an early weekday morning was to agree to confidentiality about what went on in the room. I felt the request was aimed directly at me and so I guess I will let the Ukiah Valley Smart Growth coalition release the names of the judges as they certainly should be willing to do. I will say that they were not all officially Smart Growthers although clearly a number of them would be expected to agree with the group's overall goals. The group did release the fact that a DDR rep was there and so it should be no secret that that was DDR's Jeff Adams. I don't see any reason anything else about the general tone and methods of the judging should be a secret.
I will make the obvious crystal clear right here: these are my own observations and opinions and not necessarily those of other people in the room.
We were all given a packet ahead of time with all 27 ideas and a matrix judging sheet through which you gave points based on each idea's conformance to policies such as the use of local resources, creation of local wealth, environmental quality, quality of jobs, business viability etc.
We all came to the meeting having looked at the ideas ahead of time.
Unfortunately, the ideas came mostly in one page format, with little detail about how the idea would be carried out. We all had to simply guess whether they would create good jobs or be economically viable.
For instance, one idea that won the "creativity" award was a Harry Potter Theme Park complete with a Hogwarts Express train that begins in Cloverdale. Clearly a non-starter. First of all, the people who own the rights to Harry Potter certainly are not going to build a theme park in Ukiah. Second, such a theme park would use up more resources than the biggest big box mall you can imagine, would create far more traffic, and a load of low paying tourism jobs.
A number of other ideas also included retail and some unrealistic and certainly non-industrial uses (an Arts Center, a Water Park, A Recreational Park, and Skateboard factory and Skate Park). At the start I asked if we, as judges, should have discounted any idea that would require rezoning of the property (which is the point Smart Growth is making) and was told no, but that lots of things other than industry can go forward on a piece of land like the Masonite site with just a use permit.
As we continued, we were each asked to write down our personal top three projects.
Then we all discussed how the point system would play out, and we were broken into three groups of four, prechosen by the Smart Growth folks, and asked to come up with our top three projects out of the 27, plus some honorable mentions.
Most of the people in the room came in with one of the projects, an alternative building materials, alternative energy, mixed use non-profit and educational center on our lists somewhere so it rose to the top. Many of us were also enamored with my personal number one, a wood pellet plant suggested by local resident Bill Smith. (It came in number two overall on the personal lists we were told.) But that project lost steam in the groups as too old-world, although my group still had it among the winners. It was considered by a number of us in the room as the only really immediately viable idea using local resources and creating good jobs. I am not sure why it doesn't get any mention at all in the Smart Growth press release as I left the meeting thinking it had al least garnered an honorable mention.
Other ideas about wine bottle and other recycling, biofuels center, solar energy plant, and the like, showed up in different plans as well, sometimes more than once.
Overall, I think the group agreed that some kind of progressive, alternative energy, light manufacturing center that would showcase the trends in that area already far forward in this county would be a good thing.
The problem is, that's not a particularly new idea. People have been talking about that for some time but no one is coming forward to do it.
That was the problem a number of us in the room saw with most of the ideas on the judges' tables: They were light on details and light on viability.
As I said to the room as we discussed how to proceed with PR once the judging was over, Smart Growth needed to put some meat on the bones as certainly no one would be surprised that this group ended up with a contest winner all about alternative energy and progressive light industry. Rodin objected to my characterization, saying it was not Smart Growth which had come up with this winner, but instead we diverse community members who served as judges. Except that Smart Growth hosted the contest, and came up with the matrix to judge the entries. I'm not saying I think the contest was unfair or rigged in any way. And I believe there are a lot of good ideas out there.
However, a contest like this should not be portrayed as having come up with any sort of realistic, doable alternative to what's being presented now by DDR (which by the way is clearly different from what is still portrayed as 700,000 square feet of big box stores on the Smart Growth Web site).
Speaking of DDR, their spokesman Jeff Adams was asked to come and participate in the judging and I give him credit for agreeing. At the end of the meeting Adams was asked by one or two people adamantly opposed to the DDR project what can be done to move DDR closer to something like one of the winning Smart Growth contest projects. Adams said basically, that as long as Smart Growth remained adamantly opposed to any retail in the project, it would be hard for DDR to bend any further. (There was also a comment from a DDR opponent which not so jokingly intimated that if Whole Foods, say, were one of the big box stores it wouldn't be so bad.)
Again, I think there were lots of good ideas coming from this contest. None of them alone would likely work, but a combination of several of them might. Interestingly, I would hazard a guess that a mixed use zoning for the Masonite site (which Smart Growth opposes) may in fact be the best zoning to provide a chance for some of those ideas to move forward. The vast majority of the ideas were not anything like "heavy" industrial use.
Also, I think it's time for some real economic data and some good figures on how the DDR project will affect spending here and also how anything like Smart Growth's contest vision could pay off for investors. After all, without people to put up the money and make money - sorry, it's still about making money, progressively or not - the property will continue to stand empty which is what I think is a big fear for lots of Ukiah Valley residents.
And, whether or not you agree with the DDR plan, and I haven't made up my own mind yet, I think DDR ought to be required to first build the live-work housing, the light industrial park, the bus depot and the other non-big box amenities they say make this "not just a big retail project," guaranteeing our community that the benefits of the project we are being sold actually happen before any big box store arrives. That way, if the big box ghost town Smart Growth predicts will eventually follow this project comes true, we'll still have a nice group of non-retail projects from which to recover.