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Financial In Market The battle is over a scruffy seven-acre spit of land next to a shopping center, overrun by weeds and junked pick-up trucks. A developer wants to build an apartment complex with modest rents. Nearby residents sued to stop it. Embroiled in the dispute is the Sierra Club -- defender of open space, enemy of development. But in this case, for the first time in its history, the 110-year-old pillar of the environmental movement has gone to court on behalf of a builder.

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Oriental Trading The club decided it's better to support a housing project on marginal property inside an urban area than to fight it and watch development spread over farmland, forests and hillsides in the rapidly growing corridor between Sacramento and Lake Tahoe. Suburban sprawl, the club says, not only chews up farmland and open space but creates more traffic congestion and air pollution.

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Financial Forex Forex Software ''We recognize that the future of smart growth lies in actually supporting developers who are doing it right,'' says Melody Flowers, the Sierra Club's national anti-sprawl director. ''We can't just say no to everything.''

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Trading Support for the proposed 72-unit Silver Bend complex here reflects a growing awareness among environmentalists that their traditional response to development -- knee-jerk opposition -- isn't always in their best interest.

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Trading Financial System As rapid population growth stokes debate over sprawl in many regions, conservation groups are forging alliances with developers who meet their smart-growth criteria: packing new housing, some of it affordable to middle- and lower-income residents, into cities near jobs, shopping and mass transit, shortening commutes and easing pressure on undeveloped land.

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Day Trading With 13 of the 15 least affordable real estate markets, California's housing crunch is the nation's worst. But sprawl and congestion also plague Las Vegas, Phoenix, Seattle, Dallas, Houston, Miami, Washington, D.C., and other fast-growing metro areas. Service workers aren't the only ones being pinched -- even middle-class families can't afford to live where they work. So they commute long distances and look for cheaper housing in subdivisions sprouting from the edges of cities.

Forex Financial Trading The Home builders remain leery of environmentalists. The National Association of Home Builders endorses smart growth but not at the expense of what the home-buying public wants. High-density projects are fine, but they can't satisfy the bulk of housing demand, the association says.

Fortune Make Option Trading ''The Sierra Club is almost always going to look at open space and see a habitat or a buffer or a greenway and say this has got to be protected,'' says Clayton Traylor, a Home Builders vice president. ''They put 90% of their energy into that, and if it dislocates housing or creates leapfrog development or increases the cost of housing it isn't their problem.''

Science Of Financial Market Developers who embrace smart growth are often stunned when they win environmentalists' approval. ''I was more shocked about having the Sierra Club support our project than about the lawsuit to stop it,'' says Bill Spann, Silver Bend project manager and a consultant for developer AHDC Inc. of Clovis, Calif. ''This would be the first time environmentalists have gone to bat for us.''

Future Trading The strategy was honed by the Greenbelt Alliance, a group that has fought for smart-growth projects in the nine-county San Francisco Bay area for a decade. Greenbelt has lobbied successfully for affordable apartments, condominiums and townhouses, usually along mass transit routes. Along with the Sierra Club, Greenbelt joined a major business group and trade unions to push for high-density projects in Silicon Valley's chronically tight housing markets.

Financial Sales Services Their clout can be decisive. With the planning commission in Pleasant Hill, Calif., on the verge last month of approving a retail complex of ''big box'' stores for its potential sales tax revenue, Sierra Club and Greenbelt argued for apartments instead on the site near a commuter rail line -- and swung the commission.

Commodity Trading Suburban expansion east from Sacramento and a surging market for second homes in the Sierra Nevada foothills make Placer California's fastest-growing county. Its eastern border is the booming Lake Tahoe region and its huge unmet housing demand among low-wage resort and entertainment workers.

Financial Services Trading Development pressure is severe, particularly along Interstate 80 east of Sacramento. But cities along that stretch resist affordable housing for low- and moderate-income families because developers insist the overwhelming demand is for pricier homes.

Online Forex Trading Outside the cities, on county land, more than 8,000 new affordable units will be needed by 2007, a regional government planning agency estimates. County officials say there's virtually no hope of meeting the goal.

Financial Portfolio Trade Many developers here, as elsewhere, cling to a suburban subdivision model of single-family detached homes on large lots. Few want to build dense, attached urban housing, arguing that most consumers don't want it.

Sierra Trading Post ''We're fiercely fighting battles all over,'' says Terry Davis, conservation coordinator for the Sierra Club's Mother Lode chapter in Sacramento.

Trading Financial Future ''But the public needs to know we're not just against everything, that we have ideas and solutions to our growth problem,'' he says.

Forex Trading Software Enthusiasm for bonding with developers is hard to gauge. Fighting sprawl has been atop the Sierra Club's agenda for two years, but it's unclear how well national priorities meld with local ones.

Trading Post Bill Fulton, editor of the California Planning and Development Report, a newsletter covering growth issues, says the typical Sierra Club member suffers from NIMBYism (Not in My Back Yard).

Trading System ''If you're an environmental activist because you live next to a pretty place, which most of them do, then you don't care whether it's smart growth to build in that pretty place or not,'' he says. ''You just don't want it to happen.''

Forex Trading System Despite sprawl's impact, nearly half the state's residents still prefer living in large homes with large backyards, even if it means longer rides to work, according to a November poll by the Public Policy Institute of California. Only 31% would choose high-density neighborhoods convenient to public transit.

Fx Trading Silver Bend supporters say the lawsuit to block the project is the result of NIMBYism, some of it from residents who consider themselves environmentalists and have supported other affordable housing projects.

Trading Card But opponents want the county to abide by state law that they say requires an environmental impact report.

In Online Trading ''Great project, bad location,'' says John Gabrielli, lawyer for RAID -- Residents Against Inconsistent Development. ''A lot of my clients are neighbors to the project. And sure, they don't like it. But it's their right not to like it.''

Online Commodity Trading RAID's lawsuit charges that county officials -- the land is just outside Auburn -- passed over better sites, failed to test for pesticide contamination from old orchards and ignored the danger to children of a steep cliff on one side of the property.

Line Trading County officials say the environmental impacts are insignificant and the land suitable for apartments, a legal determination that requires no environmental report. A fence will keep kids away from the cliff, they say.

Forex Currency Trading The land has been zoned for residential development for years. ''People have their prejudices, especially in an upper middle class area like Auburn,'' the Sierra Club's Davis says. ''They equate affordable housing with crime and drugs and welfare.

Online Option Trading ''But we're talking about workforce housing for entry-level teachers, firefighters and police officers. They would all qualify to live in a place like Silver Bend,'' he says.

Online Currency Trading By John Ritter
USA Today - 12/10/2002

Topic: Sprawl

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