TRAILS IN NEW DEVELOPMENTS: A CASE STUDY
In Southern California and elsewhere, building trails in new home developments is a distinct trend, especially where those developments abut hillsides or public open space. Trails are increasingly part of the infrastructure.
Consequently, my trail building business, which began in response to high altitude bid opportunities by Federal agencies, mostly the Forest Service, has been transformed. I am currently involved with about eight projects, most of which involve new developments of one kind or another. These are almost exclusively design/build projects in my area, whereas we used to move multi-state to ply our trade.
American Trails has thought it useful to recognize this movement and to offer insight about its unique characteristics and importance in the trail world generally. This article is one small way we are furthering that effort. Also, we added a representative of the development (and golfing!) community, Eric Larson, to our Board. (By the way, Eric is moving on to the Advisory Board and we are looking for a replacement; Pam Gluck, Bob Searns, or I would be pleased to know of potential candidates.)
Let me share some details of a project which has engaged my company for over a year. Near to and partly within a high-priced gated community in Calabasas, CA (LA County), this project came about through a really interesting process. Located in the Santa Monica Mountains, chances are, had it not been grandfathered in due to an earlier approval, the development probably would never have occurred due to pressure to preserve such hillside areas as open space.
Either because of or as a balance to that approval, one provision was that the developer fund a substantial trail project surrounding the property. The trail would then become primarily a City responsibility and they most likely will pass on management to another agency. This is preferred by the Developer as it also shifts liability, maintenance, and management control.
Ron Webster, a local volunteer, who had provided design help and maintenance support for many other trails in the Santa Monica Mountains, went out at the City’s behest and provided a preliminary map for this 8 mile plus trail. Not only would it totally encircle the property, but it would connect to other existing and proposed trails within two conservancies.
Ron suggested, especially for one really steep area close to several of the most expensive homes, that they get my advice as to the “buildability” of that section and a rough cost estimate for the entire project.
This preliminary plan was then submitted to the Calabasas City Council, which, as part of its approval, required New Millennium Homes to post sufficient funds in escrow; and asked a local environmental entity, Mountains Restoration Trust, to manage the project. Ron was engaged to flag the initial line, and my company, Bellfree Contractors, Inc., was hired to partner with Ron in the design and then to build the trail.
This unique arrangement did reduce bureaucracy. It enabled a negotiated price and a less formalized contract process, without the normally required boiler plates and bid process that would have been necessary with a City administered project. I did prepare specifications incorporating special environmental concerns and we got a buy-in by one of the conservancies about some sensitive areas we needed to protect. Also, we had to stop work for awhile to get further approvals from State Fish and Game, Army Corps, and Regional Water Quality Control Board (that took months—bureaucracy did rear its head!) And the Developer had to secure a grading permit for our work.
The project has one 60’ bridge (installed using a helicopter lift), and in the steep section mentioned above, some engineered treated wood walls with steel posts and tiebacks. There are many switchbacks, and the trail, despite being multi-use, was kept natural in terms of surfacing and width so as to preserve a pristine character.
Coordination has been critical. Adjoining gated communities needed to be “smoozed” and in one case persuaded to allow the trail to traverse their land. In another section, private property owners were financially induced to permit a trail easement. These arrangements took time and negotiating skill and consequently nearly two miles of trail completing the loop will be built later this year. Likely this will include constructing a connector trail through property owned by a supportive citizen.
In addition, the City obtained a grant for an adjoining section of the long-distance De Anza Historical Trail, complete with a really nice interpretive trailhead that serves both trails. MRT is managing and we built this trail as well.
These arrangements are complex, to be sure. The many “partners”—the Developer, the City and City Council, MRT, the other conservancies, State Parks and the national Park Service (which may eventually “own” the trail), other approving agencies, the residents and HOA’s, the contractor and designers, various user groups, and interested citizens—all of these had to blend their input and support the project, or it perhaps could have been derailed. But all the parts have worked quite harmoniously.
As the contractor, we were fairly compensated; consequently, I have been readily available for many unpaid extras, consulting on a variety of related aspects, providing construction and design service beyond the scope of our agreement.
MRT has managed skillfully, keeping all the parts focused and providing awareness of the larger picture. Through a series of community meeting they have assuaged resident fears about the prospect of bringing the unwashed public into their community and invited input from various user groups about the design and management approach. This has built support and acceptance.
They will sponsor soon an initial trail ride on a completed segment by CORBA, the local mountain bike club, which has indicated interest in helping with long term maintenance. Ron Webster has led Sierra Club hikes on other segments and will organize volunteer maintenance groups as well. We will also likely assist with maintenance. This will be an essential dimension because vegetation growth, especially with record rains, constantly threatens to reclaim the trail to nature.
All in all, the project so far has been a huge success. My experience on this and similar projects, leads
me to see this dimension as crucially important in the larger world of trail development. Especially with the growing frugality of governmental funding for trails, private developers will need to be seen as significant partners. And while this financial and other support may need to be “induced” by appropriate land use policies, I think I detect a growing recognition by these companies that trails add value to their projects. On the one hand, they see that such amenities usually increase the attractiveness and property values of their homes, and on the other, it may be a subtle device to reduce public suspicion of gated home developments.
In this case, I can only say very positive things about New Millennium Homes. Their project is hugely profitable and they have been generous and supportive in every way. Similarly, the City and the Conservancy have been there as responsible and creative supporters throughout.
This is win-win in every way!
ROGER BELL
BOARD CHAIR
AMERICAN TRAILS
July 2005