Locals weigh in on greenbelt

As the process for creating a greenbelt between Lodi and Stockton continues to lag, local stakeholders were asked their opinion and assessment of the situation. Below is a summary of some questions they were asked, and their responses.

Susan Hitchcock

Susan Hitchcock is a member of the Lodi City Council and formerly served as mayor of Lodi. She is also principal at Clairmont Elementary School. She is an advocate of the greenbelt because she wants to see Lodi continue to grow as a tourist destination, and wants to see the city maintain its tradition and identity.

Why does Lodi need a greenbelt?

To preserve the identity of Lodi as its own community. We are hinging our economy on becoming a tourist destination, and we need a distinct community boundary that tells people they are entering wine country. Instead of being like Southern California, where cities blend in with each other and overlap, Lodi needs to preserve its community.

Ideally, how big would a greenbelt be?

The ideal size would be big enough to preserve grapes and agritourism. I don't know of a specific size. Lodi doesn't have big malls that generate large amounts of sales tax revenue. Lodi found its niche as the Zinfandel capital of the world, and it needs to preserve that grapegrowing base.

Is there a "drop-dead date" for when a greenbelt needs to be complete?

Since the economy has been down, it has slowed development and people don't feel the same sense of urgency. Stockton's general plan has an area for a greenbelt, but that doesn't mean it will always be there. The economy slowed down the necessity of growth, but when it starts up again the change could happen overnight.

What is your ideal scenario?

I want to see an area that preserves agribusiness for property owners. It would be a livelihood and community separator that is created by a compromise between leaders in Lodi and property owners.

Is there a plan for a greenbelt that is favored among others?

We have done surveys in which 85 percent want preservation of agricultural land, but recognize that farmers need to make a living. Cluster zoning is the most likely outcome unless a group puts an initiative forth. Whatever we do, I would like to see it done through professional planners, not through the ballot box. Usually, going through the ballot box does not produce the most desirable outcome.

Does San Joaquin County have to be involved, or could Lodi create a greenbelt on its own?

If property owners wanted to act unilaterally, they could. The county keeps throwing up roadblocks to the process. They made property owners sign their property rights over to the city to act as representatives.

What are models of greenbelts that you like?

Livermore has clusters that protect agriculture. Greenbelts are also common in Oregon. They serve as urban growth boundaries so cities don't grow together.

Bob Lauchland

Bob Lauchland is a former city planner for Stockton, senior planner for the city of Ceres and assistant city manager in Antioch. He served on the task force for Stockton's 2035 General Plan. His family came to Lodi in 1901 and has called it home for five generations. He is the former president and currently serves as one of the treasurers of the Lodi District Grape Growers Association.

How did this debate over a greenbelt start?

It all started with a fight between Stockton and Lodi over spheres of influence. Stockton was looking toward their future growth and Lodi was, I think, trying to use their sphere of influence from their sewer plant (White Slough) as an attack point to cut Stockton off from growing north.

What have been some hurdles in the process of creating and planning a greenbelt?

What some lose sight of is that zoning laws were developed to prevent properties from harming each other. It's evolved to the point where it is pushing the constitutional rights of property owners to do what they wish with their properties. If the government wants to come in and change those rights and take them away, they are entitled to, provided the farmers are compensated for their loss.

Our frustration has always been that they haven't seen that as something they need to compensate farmers for. When we started having task force meetings with the city government, we made it clear as farmers that they need to set things right.

They forced the farmers to look at what the future value of their land would be if they restricted those future rights now.

It's sort of like saying, "You aren't sick, so if we say you can't go see a doctor we aren't harming you. You aren't allowed to develop right now, so if we take those development rights away from you forever, we aren't really harming you."

Also, I don't think the county is real excited about this greenbelt compromise the farmers came up with. Keep in mind this is really hard for farmers to do. To get all those property owners and interests to come together with all different sized parcels, all affected differently, to say, "OK, we will agree to do this." That was pretty amazing.

What kind of compromises have been discussed or are feasible?

If farmers are required to restrict the use of their land, the city can't afford to pay them for those land rights right now. What they can do is allow some sort of development right now that would be acceptable to the city in the future. That was the cluster zoning, one parcel per five acres. The only problem is, it flies in the face of smart growth, where cities are trying to force higher density land use and leave a smaller footprint.

What made a possible deal cool off for the greenbelt?

The county was resistant to this. The death nail for the county was to tell Lodi that they are paying for it. They told (Lodi) they have to pay for the environmental impact report, all the planning and all the design for it. And Lodi is like every other city right now without any money to do anything.

Is now a good time to even be pursuing a greenbelt?

The housing pressure has receded. This is where, from my perspective as a planner, you get things settled. Housing pressure is light right now. So let's look at it realistically and realize that you are going to have to pay farmers for what you are taking away from them.

What is your ideal scenario?

I would like to see it tied somewhat to the general plan. Say it's going to be a strip a mile wide and it's worth this amount, we will generate a local bond to pay for that. We will acquire those properties from willing sellers. And we will build ourselves a greenbelt.

Absent that, the compromise is to allow farmers one parcel per five acres. That makes it difficult for developers. If they can't get a cohesive chunk of land, 100 or 120 acres ... they really aren't interested in five acres with a house on it. They can't tie it all together.

If it's acceptable for farmers, that's probably the best solution.

How big does a greenbelt need to be?

That is part of the problem. What is a greenbelt? At one of the greenbelt task force meetings we had someone, I think he was from Pleasanton, talk about their buffer. He said it was great and it keeps the identity between the cities. We asked him how big it was and he said 100 feet. That was fine for them. So what is a buffer? And what do you need?

I think Lodi would like the buffer to start at Eight Mile Road. I don't think Stockton's plans are for that. Stockton's plan stops short of Armstrong Road.

Jerry and Bruce Fry

Jerry and Bruce Fry are a father and son who run Mohr-Fry Ranch on West Lane. Jerry Fry studied soil physics and agricultural engineering at University of California, Davis and University of California, Berkeley. Bruce earned his degree in agricultural business management from California Polytechnic State University, San Luis Obispo. Bruce Fry helped draft a compromise between 169 property owners for an ag cluster zone.

Where do we go from here?

Bruce: It's kind of at a standstill from what the City Council decided. They voted to do nothing. It's kind of in no man's land. All the property owners have been busy with harvest season since August. I don't know who has dropped out and who is still in. There have been some rumblings. Some people are frustrated and they are done with the whole thing.

Where is the frustration coming from?

Bruce: From everything. From the city of Lodi and the county. The city of Lodi forced this on the property owners from day one when this whole discussion started. I don't like the word "greenbelt." There is an agriculture zone out here right now. If the county and the city of Lodi help agricultural products and businesses prosper, these vineyards, orchards and dairies will stay here.

What is your ideal outcome?

Bruce: For the city of Lodi to sit down and take the bull by the horns and spend the money, because they created this issue. Have them go for it and get the planning document and the environmental impact report done. I wish they would have done that, but they decided not to. That would have been the best thing. Don't just give up. That's not how you get things done.

What is your concern right now?

Bruce: They decided not to do it, but in the city's draft General Plan they have the ag cluster zone painted in that area. If they aren't going to do it, I want it to be taken off. Right now, all that area is designated as planned residential reserve from the 1991 general plan. They can't have their cake and eat it, too.

Would a cluster zone benefit Lodi?

Jerry: It gives an exit strategy for agriculture. A cluster zone would allow for nice homes, bed and breakfasts, and small boutique wineries. There are a lot of options. All the property tax would go to the county, but all the sales tax revenue would come to Lodi. People would come here to stay at the Hampton Inn or eat at School Street Bistro or Rosewood. Everybody benefits.

What will move this forward?

Jerry: People need to talk about it so the community understands. It is important to understand what the issues are so they understand why people feel the way they do, and not have people think they are selfish for wanting to protect their property rights.

When I was growing up, people had uncles on farms and grandparents and that isn't the case anymore. You don't hear those discussions about what is going on. The more you talk and have relationships, the more you start to understand each other's point of view. And you may disagree, but you can discuss things on a rational basis.