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Sunday, Aug. 23, 2009

Sounds of hammering is music to Livingston

LIVINGSTON -- While much of the county's once-frenzied building has come to a standstill, some hammering can be heard in Livingston.

It's not exactly a turnaround, but city officials are taking what they can get from the weak economy.

"I just think that we were in a better position to attract and keep developers," said Donna Kenney, Livingston's community development director.

Livingston's green shoots are either an anomaly or they could be the first part of a slow but real recovery in the construction industry in Merced.

According to City Manger Richard Warne, the city has seen a 150 percent uptick in permits issued for new single-family homes this year. Just since July 1, the city has issued six permits for single-family homes, and it is about to issue three more.

In addition to the new projects, three larger ones are in the works. One is the Super Wal-Mart east of Highway 99, another is a 70-room hotel. The third is a low-income housing project.

Kenney thinks part of the reason for the new development is the city's low impact fees. "Development is moving forward in Livingston as opposed to other areas because we've kept our impact fees comparatively low compared to other cities," she said.

Kenney said another reason why Livingston may be benefiting is because most of its lots that are ready to build on boast all of the infrastructure they need -- sidewalks, sewers and electricity.

All six permits for residential homes in Livingston were pulled by developer K. Hovnanian, said Kenney. And the developer has expressed interest in buying other lots that are ready to build on, she said.

In addition to the new single-family home construction, the city just OK'd a 49-unit affordable-housing apartment complex.

The other two big projects -- Super Wal-Mart and a hotel -- while still in the planning stages could be issued their first building permits by next spring, Kenney added.

Most of the rest of the county doesn't come close to the level of activity unfolding in Livingston.

In Atwater, while several projects are in the pipeline, not one permit for a single-family home has been issued in 2009, said Denise Frazier, an Atwater deputy building official.

Merced has not fared much better. According to the city's building department, only two permits for single-family homes and one for an office building have been issued this year.

The county's building activities have been only marginally better, said Katie Albertson, the county's spokeswoman. This year, only 47 single-family home permits have been issued, compared to 58 in 2008. But, said Albertson, June and July saw more permits pulled compared to those same months in 2008.

For now, Livingston is happy with the sound of hammers. Other cities in the county hope to hear more of them soon.

Reporter Jonah Owen Lamb can be reached at (209) 385-2484 or jlamb@mercedsun-star.com.