Coles Road developers turn to community

Published 9:00 am Saturday, December 30, 2006

The developers of The Grove on Coles Road in Langley have asked architect and community planner Ross Chapin to explore ideas about what to do with the property.

The developers are at a loss as what to do with the already approved project after the community sent a loud and clear message to them earlier this year: no to more homes. This message was delivered to Pacific Crest Partners’ when the company approached the city of Langley and asked to up the number of lots from 24 to 46.

As one of his conditions to work with the developers, Chapin said a community discussion is necessary. A town meeting is scheduled from

7 to 9 p.m. Jan. 9 at the Langley Methodist Church. Bob Libolt and Jeff Johnson, developers for The Grove, will be attending.

Chapin said beyond the goals relative to the Coles Road project, his goal for the meeting is to try out new models of engagement that could apply to any developer or property owner.

“Typically, the developer comes to the city with plans that push the limits, knowing they will eventually back off into a compromise position,” he said. “An adversarial relationship is assumed from the start.”

The city must rely on zoning and codes to describe what can and cannot occur.

“Citizens feel they have no voice or say in the matter, so they dig into an opposing position,” he said. “I’m trying a different approach. By meeting outside of city hall first, I am trying to provide an opportunity for all parties to hear one another and, hopefully, discern together the approaches that benefit everyone.”

The controversy about the housing development re-ignited in late October.

Pacific Crest Partners, the Bellingham-based company building The Grove, claimed its approved version of the plans didn’t pencil out financially and asked Langley officials to almost double the number of lots in the development.

After meeting with city staff, the developers withdrew that proposal, but said they would come back after reworking their plan.

At a city council meeting in early November, however, neighbors and Langley residents criticized the proposal to change the 24-home housing development into a 46-home subdivision.

Many interests were at stake, Chapin said.

“For a project to see the light of day, it must be financially feasible, Chapin said. “That’s one kind of a bottom line. Another of my bottom lines is that a project must have low impact to the environment and be reasonably ‘green.’ Beyond that, however, my fundamental bottom line question is: does a project contribute to and strengthen our community? In meeting this goal, we all stand to gain.”

More than 60 people showed up to the city council meeting in November and many said they didn’t want extra homes built on the land. Among the concerns are impacts on city services, noise and pollution, unsustainable energy use and a suburban pattern of development.

Neighbor Pat Brookes said residents fear increased traffic on Coles Road and the impact on the quality of life.

Also neighbors felt jerked around as the community was clear that they didn’t want a suburban subdivision, yet the developers have come back time and time again.

“Langley is such a quality community in the way it looks at building,” Brookes said. “We don’t want the atmosphere of buildings growing like mushrooms as they are in Oak Harbor.

“They are not getting that we’re digging our heels because we care so much.”

She said Langley is a unique city.

“The value of land has exploded, but as it has grown and improved, there are many more people interested in creative and proper usage,” Brookes said.

The most outspoken people opposed to the original plan for The Grove were nearby homeowners who live outside of Langley. Many still recall the clear-cutting of the property, which remains a sore point for some in Langley.

The city approved the subdivision last year. The developers received preliminary approval last year for their plan to develop 24 lots, and began clearing for roads and utilities.

After a thorough cost analysis, they stopped work, and are now examining other approaches to make it feasible.

Chapin said he has not yet formed ideas on how to make the project feasible for the developers, while being accepted by the community.

“That’s one reason why I’m holding this town meeting,” he said.

The 40-acre property was annexed to the city of Langley in 2005, and several conditions were set for the developer in the annexation agreement — including a limit of 24 single-family homes and 30 acres left as open space.

To make changes now, the annexation agreement would have to be amended.

“The city and community are in a good position relative to this project — a reasonable (to the city) agreement is already in place” Chapin said. “This town meeting is an opportunity to explore all options.

“If ideas come out of this that are clearly beneficial, the community stands to gain. I am hoping that our community will be open to exploring the possibilities.”

The mayor and some city council members said they would consider changes to the agreement only if there was significant benefit to the city and community.

Chapin wants to explore what exactly those benefits could be.

Earlier this year, there was talk about a cooperation between Pacific Crest Partners and a housing/land trust to work on an affordable housing portion within the project. Chapin said he has no information about that at this time, but all avenues are being explored.

If the developers can’t make their project work, there are people who have an eye on the property.

Keke Cribbs, the creative force behind the Sui Generis project, said that she is interested in purchasing the property as a site for the arts learning center. An inquiry showed the price was too high. Cribbs estimated, based on her research, that the developer tried to double the original purchase price of the property.

“As a community, we have to decide what we want and make it a reality,” she said.

So far, the city has not received any new applications or proposals for the project, Langley’s city planner Larry Cort said.

The last city officials heard was that the developers would come forward with a new proposal whenever they are ready, and that Chapin was initiating a community discussion.

“We’re just as curious as everybody else,” Cort said.

Chapin’s approach to get the community involved in large controversial projects has been successful at Langley’s other large housing project, The Highlands. His involvement could make or break the success of The Grove.

“If any possibilities come out of the first meeting, I will explore these and come up with specific ideas that will be presented and discussed at a second town meeting,” he said. “From there, if it goes further, it would be to the established city process.”