Davisite Banner. Left side the bicycle obelisk at 3rd and University. Right side the trellis at the entrance to the Arboretum.

Category: Housing

  • Davis still needs a new vision

    Back in December 2020, some members of the successful 2020 No on DISC campaign got together and articulated what they felt was a new and better vision for Davis.  With the apparent defeat of DiSC 2022 as Measure H, currently showing a 63.52% "No" vote, I thought I would pull it out again.  I think our vision and much of what we wrote here remains pertinent , including an all-too-prescient prediction that:

    "the developers will try to bring back DISC with minor changes and spend another quarter of a million dollars in the hopes of gaining just enough new votes to change the outcome of the election.  What the election vote shows is that such an attempt would be a mistake.  The project proposal was fundamentally flawed and a few more bells and whistles wouldn’t change that."

    We did not, however, expect that the developer would spend significantly more than half a million dollars, and still lose.  It is to Davisites' credit that we still saw that this was a bad project delivered through a bad process (including an inappropriate developer-funded lawsuit, spearheaded by a sitting Councilmember).

    I hope our op-ed stimulates you to think about an alternative path for Davis.

    -RLM

    The Failure of Measure B Suggests a New Vision Is Needed
    Originally posted December 12, 2020
    https://newdavisite.wordpress.com/2020/12/12/the-failure-of-measure-b-suggests-a-new-vision-is-needed/

    West from Rd 30B - Sac skylineBy Roberta Millstein, Pam Gunnell, Nancy Price, Alan Pryor, and Colin Walsh

    Measure B – the measure that proposed a 200-acre business park and housing development outside of the Mace Curve – failed at the polls.  The defeat comes with official Yolo County returns showing that 16,458 people, or 52% of voters, said “no” to the project.  In Mace Ranch and Wildhorse, 60% of voters opposed the project.

    This is a remarkable result considering that the No on B campaign was outspent by over 14 to 1.  As of October 28, Yes on B had spent $258,919 between when B was put on the ballot in July and the election in November, while No on B had spent $18,149.  The No on B campaign, composed solely of volunteer Davis citizens, created its own literature, designed its own sign and other graphics, was active on social media, and, to the extent possible during COVID, pounded the pavement distributing flyers to let Davisites know about the negative impacts that this project would bring.  It was a true grassroots effort.  There were no paid designers, no paid consultants, no multiple glossy mailers, and no push-polls to gather information on what messages would sell.  Opponents also could not table at the Farmers Market due to COVID restrictions, normally the bread and butter of a campaign lacking deep pocket donors to finance getting its message out.

    By comparison, Yes on B hired a PR Firm and other consultants more than a year in advance of the vote to help contrive and package its message and run the campaign.

    The fact that Measure B was nonetheless defeated in the face of long odds and unusual circumstances shows that DISC was a bad project for Davis from the outset.  It was too big, chewing up prime farmland and habitat.   The promise of on-site housing for DISC employees could not be guaranteed, making the development car-and commuter- oriented with extensive parking areas. Poor public transportation options exacerbated this problem. The DISC development would have massively increased Davis greenhouse gas emissions and made it impossible for Davis to meet its carbon neutrality goals. We are in a climate emergency, as Yolo County and other counties have recognized; Davis needs to shoulder its share of responsibility for climate impacts, including but not limited to wildfire impacts and extreme weather events locally and globally.

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  • Community Leaders Urge – Vote “No” on Measure H

    (From press release) Here are six of the many respected and well-known community leaders who urge you to vote No on Measure H against the DiSC project, together with a brief statement of their concerns.

    Evans "Previous City Councils required 25-35% affordable housing per each new project. DISC is providing many fewer low income units under a weakened ordinance that does not apply to land outside the city. This project is designed to deliver less units of affordable low income housing."
    Ann Evans
    Former Mayor of Davis; Founder of the Davis Food Co-op; Author, Davis Farmer’s Market Cookbook
    w/ David Thompson
    Affordable Housing Developer


    Jolly“If these developments were about providing needed and affordable housing and not speculation, the developers would have broken ground on already approved projects. No on Measure H.”
    Desmond Jolly
    Former Long Range Planning Commission Member
    Director Emeritus, UC Statewide Small Farm Program
    w/ Julia Jolly


    Krovoza“Long-term fiscal sustainability of projects for Davis is paramount. This means projects that pay for their impact and don't further burden city resources. The tax sharing deal with the county was done after the city announced the supposed financial returns. That's completely backwards. I firmly believe the 50/50 split with the county is low, and there's no evidence it’s based on which jurisdiction would pay the most for negative impacts. No on H, for sure.”
    Joe Krovoza, Former Mayor of Davis
    w/ Janet Krovoza


    Dickey“A sustainable project needs to be sited and connected to the community it serves; it needs to favor walking and bike-riding. The location of DiSC 2022, the promise of minimal connectivity for active transportation, and a decidedly car-optimized design will ensure thousands of additional motor vehicle trips through town and onto the freeway each day.”
    Darell Dickey
    Former Commissioner, City of Davis Bicycle Advisory Commission
    Living Streets Activist
    Advisor, Bike Davis


    Corbett“There are better options for Davis than DiSC. It will not do what they say it will do. With a new general plan Davis can maintain its compact size on existing land and actually provide a better transportation design, more affordable housing, desirable jobs, and improved City financing.”
    Mike Corbett
    Former Mayor of Davis
    Developer of Village Homes
    Affordable Housing Developer
    w/ Grandson


    Caswell“The worst, most deceptive, and disgraceful greenwash campaign in Davis’ history.
    Measure H is bad for Downtown, bad for climate, bad for traffic, bad for Davis! Please vote for the Davis you Love, vote no on H”
    Heather Caswell
    Owner of The Wardrobe
    Founder Davis Community Vision Alliance

     

     

  • Letter: Where’s the Water? NO on H!

    Measure H is a rare opportunity for us, as individuals, to choose what is good for the many over what is good for the few.  The NO on H arguments focus on verifiable negative impacts of the proposed DISC development such as increased traffic and paving over of prime agricultural land, while the Yes side claims that, if all goes as advertised, the city will benefit financially.

    No matter which arguments you believe or favor, there is one overarching reason to vote NO on H – WATER.  The City of Davis, indeed the entire state, is in the throes of a severe, worsening drought.   Davis receives surface water from the Sacramento River and well(or ground-)water pumped from aquifers beneath the city.  Our surface water supply is limited by finite, maximum water “rights,” which in turn are dependent on upstream reservoir levels and snowpack, both of which are far below normal, and pumping huge volumes of water, especially from the deep aquifers, is unsustainable. 

    The agricultural land on which DISC would be built currently receives NO water from the city of Davis – NONE.  And, as ag land, it can be fallowed if necessary.  BUT, if Measure H passes, that 100-plus acres of land will be annexed into the City and connected – permanently – to our city water infrastructure, thus creating a new drain on our already-limited water supply.  And, if water is like any other commodity, even as we conserve more as a community, the demands of DISC and already-approved projects will lead to increased water rates.

    But fear not, our city leaders have not forgotten us.  Even as they are campaigning for Measure H, they are planning to educate us with a new “messaging” slogan: “No doubt, We’re in a Drought!”  

    Seriously folks, a few people could make a pile of money if H passes, and the City might benefit financially, but I believe we need to help the many by voting NO on Measure H.

    Rick Entrikin
    Davis

  • Letter: Not buying DiSC

    I knew this Yes on H campaign was off to an ignominious start when I started receiving phone calls.  A lot of phone calls. All seeking my opinion.  Developers care about my thoughts? Not likely.  When you get THAT many phone calls, you know the pockets pushing a project are deep, aggressive, and expect to make a lot of money. They don’t like anyone getting in their way.  Then a sitting city Davis city council member, who heads the Yes on H campaign, sued the opposition with the apparent intent of snuffing out dissenting voices.  This lawsuit against the No on H folks felt Trump inspired: sic lawyers on any opposition and financially drain them into submission. That’ll teach ’em to speak up!

    The Yes on H folks are trying to create the illusion that this enormous industrial development will attract people seeking nature.  This project is simultaneously being billed as helping solve the housing crisis in Davis (it won’t), helping endangered species (by paving almost 100 of acres of land, I guess) and solving climate change (because some people may take the bus or bike out there). Their “transit plaza” is …a bus stop. See how easy solving world climate change was! All solved with a single development!  Wow.  I guess mentioning “world peace” was too much of a stretch, even for them. Maybe next time, after they’ve had their way with Davis, they’ll say that their NEXT mega development will solve the Middle East Crisis.

    When they expect over 2,500 employees working at site, yet only 460 housing units (with no guarantee that residents in the development are actually working at the site) … then … well, it’s not going to be an environmental utopia, no matter the grand the promises.  No solving the Climate Crisis.  No world peace either, I guess.

    Davis needs to vote no on this project before the project leaders shut down any more voices that they don’t like with their lawyers.

    Liz Reay 

    Davis

  • It is all there in the Numbers … Traffic, Traffic, Traffic!!!

    Traffic-on-maceBy Matt Williams

    With apologies in advance to those people who find my articles and/or comments too detailed, I’m going to clearly show David Greenwald of the Davis Vanguard the numbers, so that he, and hopefully everyone, understands the traffic study contents. 

    For those of you who want to skip the detail and just read the summary, it appears at the bottom of the article alongside the very tall Google Earth image of Mace and its current lane configuration.

    With the caveat that the readers of yesterday’s article don’t know what steps might have happened behind the scenes that weren’t described in the article, it appears that yesterday, David Greenwald forgot to follow his own advice.  Several times in the recent past David has complained bitterly that one of the Vanguard’s guest writers published their article without taking the time to check with an information source prior to publishing an article that criticizes one or more aspects of our community’s decisions and/or decision processes.  I believe, but could be wrong if there is information I don’t know about, David would have done well for himself and for the Yes On Measure H campaign team if he had checked with the information source he criticized in yesterday’s article.  If he did do so, I’m sure he will clarify in a comment.

    Traffic studies are arcane beasts.  They follow a set of clearly set out rules that a lay person like David and me has to work hard to understand. It is easy for a lay person to make mistakes when trying to understand “WHY?” a traffic finding in the traffic study is what it is.  In late 2020 when formally submitting questions  about the traffic study in the Draft EIR, I learned that lesson the hard way.  To their credit Fehr & Peers responded very clearly, logically, understandably, and professionally to my questions … pointing out where I had gone wrong in my calculations.  They were good teachers.  I thank them for that educational lesson.

    So, when the updated traffic study for DiSC 2022 was published I was able to much better understand the data … and also carry forward the intersection by intersection graphics that had accompanied the 2020 traffic study.  However, before I finalized any conclusions based on the new data, I reviewed those tentative conclusions with a retired City traffic engineer and two engineering professionals who have considerable experience dealing with traffic.  Their collective and individual counsel was very valuable.  Their advice would have been very helpful to David if he had sought that advice prior to publishing yesterday.

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  • Misrepresentations of the Yes on H/Yes on DiSC campaign

    Yes-on-H-mailer-cropped-annotatedBy Colin Walsh

    The Vanguard published a guest commentary by Jackson Mills, “Debunking Deceptive Descriptions of DiSC in No on H Campaign Messaging,” on Tuesday morning. But it’s the commentary itself that is deceptive.

    Ironically Mr. Mills himself chooses to mislead people in his selection of an outdated illustration to lead the article. It is notable that the illustration used with this article is from the previous DISC proposal and is certainly not an accurate picture of the current DiSC proposal. The water feature in this picture is an idealized version of the drainage ditch that ran through the middle of the previous project (it also shows far more water than there ever would have been). The drainage ditch does not run through the project in the current iteration. And the drainage ditch certainly doesn’t support paddle boarding as depicted on the Yes on H mailers.

    The Vanguard has done nothing to address the Misrepresentations of the Yes on H campaign. Those claims have included such outrageous exaggerations and misinformation such as:

    Measure H “helps our community fight the housing crisis” – DiSC will have over 2,400 employees, and by the City’s own documents only 187 will live in the onsite housing. That adds over 2,200 additional people looking for housing in Davis, adding pressure to our already incredibly tight Davis housing market.

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  • Affordable Housing Expert argues that Affordable Housing at DiSC does not Comply with City of Davis Municipal Code

    Landplan

    Site map showing the Residential Area of DiSC adjacent to the Advanced Manufacturing Area. Most of the residential units will be market rate, not Affordable.

    By Matt Williams

    Each morning for the next two weeks I will provide Davisite readers and Davis voters with an article on one of the dozen issues that I covered in my presentation on Thursday at University Retirement Community which had Dan Carson presenting for Yes On Measure H.  For everyone’s reference, at the end of this article I have listed those dozen issues that argue strongly for a “No” vote on Measure H.

    What is the most important reason to vote “No” on Measure H?

    On Tuesday I got a telephone call from David Thompson, the president of he Twin Pines Cooperative Foundation and co-principal of Neighborhood Partners LLC, which has developed and has in development over 1,400 units of low-income integrated nonprofit housing valued at over $200 million. His Affordable Housing projects in Davis include:

    Creekside
    Eleanor Roosevelt Circle
    Cesar Chavez Plaza
    Tremont Green
    Moore Village
    Twin Pines
    Owendale
    Dos Pinos

    David has forgotten more about Affordable Housing than I will ever know. So when he asked me if I was interested in understanding how there is considerably less Affordable Housing in the DiSC project than is required by the City of Davis Affordable Housing Ordinance, I was quick to listen.

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  • Fact Checking Matt Williams’s Affordable Housing article

    By Matt Williams

    This table provides fact checking for the article Affordable Housing Expert argues that Affordable Housing at DiSC does not Comply with City of Davis Municipal Code

    What is the most important reason to vote “No” on Measure H?

    A header

    On Tuesday I got a telephone call from David Thompson, the president of the Twin Pines Cooperative Foundation and co-principal of Neighborhood Partners LLC, which has developed and has in development over 1,400 units of low-income integrated nonprofit housing valued at over $200 million. His Affordable Housing projects in Davis include:

    Creekside
    Eleanor Roosevelt Circle
    Cesar Chavez Plaza
    Tremont Green
    Moore Village
    Twin Pines
    Owendale
    Dos Pinos

    Factually correct

    David has forgotten more about Affordable Housing than I will ever know. So when he asked me if I was interested in understanding how there is considerably less Affordable Housing in the DiSC project than is required by the City of Davis Affordable Housing Ordinance, I was quick to listen.

    Factually correct

    David started our discussion by asking me whether I had received the recent promotion piece for Yes on Measure H, which says, “Measure H enhances and advances more of what we love about Davis by creating affordable housing.”

    Factually correct … confirmable on the Yes on DiSC website

    After I told him that I had indeed seen that statement, he replied “That statement by DiSC is simply not true!”

    DISC is purposefully choosing to provide less affordable housing as a percentage of the total than any previously proposed site that has come up for a citizen vote.

    Factually correct.  He absolutely shared that opinion with me.

    The reason is both simple and straightforward. Prior to 2018 all citizen vote proposals provided at least 25-35% of the housing units as permanently affordable under the provisions of Article 18.05 of the City of Davis Municipal Code … the City of Davis Affordable Housing Ordinance … which states.

    Factually correct.

    To the maximum extent feasible, each developer must meet the ownership affordable unit requirement as it pertains to the project, as set forth below:

    (a) Standard ownership affordable housing requirements. Any development that is comprised in whole or in part of ownership units shall comply with the following requirements, which shall be included in the development’s affordable housing plan.

    (1) Affordable Housing Requirements, by Residential Product Type.

    (A) For projects comprised of market rate single-family detached ownership units on lots larger than five thousand square feet in area, the developer must provide for a number of affordable housing units equivalent to twenty-five percent of the total units being developed, including the affordable units, by means of one of the methods set forth in this section.

    […]

    General plan implementing policies also require that, to the extent feasible and subject to existing law, rental housing developments with five to nineteen units shall provide fifteen percent of the units to low income households and ten percent to very low income households; and in rental housing developments with twenty or more units that twenty-five percent of the units be affordable to low income households and ten percent of the units be affordable to very low income households. General plan policies also require that affordable rental units remain affordable in perpetuity. (Ord. 2418 § 1, 2013)

    Factually correct.  Every word is copied verbatim and pasted directly from the Municipal Code

    David went on to explain that DISC is applying under the “Interim Affordable Housing Ordinance” which substantially reduced the requirement to 15%.

    Factually correct

    The interim Affordable Housing Ordinance was passed by City Council in February 2018 with the stated plan that it would sunset on December 31, 2018. That sunset never happened, and its interim policy is still in effect.

    Factually correct.  The Vanguard has published that very information in past articles.

    However, that interim policy with its lowered 15% was written specifically to apply to land already in the city, and was/is based on the December 11, 2015 Economic Report prepared for the City by A Plescia & Co entitled Preliminary Project Economic Analysis For City of Davis Affordable Housing Ordinance.  That Plescia report begins as follows:

    Factually correct.

    The primary purpose of this summary report is to present preliminary information related to the projected economic implications of potential affordable housing ordinance requirements on certain urban scale residential ownership and rental development prototypes. The project economic analysis summarized in this report addresses the estimated financial feasibility (including profitability) information for certain identified residential ownership and rental development prototypes.

    Factually correct.  Every word is copied verbatim and pasted directly from the Plesia Report document

    The preliminary project economic information presented in this report can be used by the City of Davis to inform the process being undertaken by the City of Davis in regard to its consideration of amending its existing Affordable Housing Ordinance as it relates to the identified residential ownership and rental development prototypes addressed in this memorandum.

    […]

    For purposes of this preliminary project economic analysis, the identified residential and mixed-use prototype alternatives are assumed to each be developed on a hypothetical 2.0 acre infill development site within the current urbanized area of the City of Davis.

    Factually correct.  Every word is copied verbatim and pasted directly from the Plesia Report document

    Why within the current urbanized area of the City?

    Header

    Because land costs in the City had risen to the level of  hundreds of thousands of dollars per acre.

    There probably were a number of reasons, but this is the root cause reason.  So this statement can be characterized as an opinion rather than a fact.

    Land that is outside the urbanized area, like the DISC site, does not suffer from high land costs. It resides on agricultural land outside the City Limits that was purchased for considerably less than $10,000 per acre … NOT hundreds of thousands of dollars per acre.

    Factually correct

    That economic reality, and the clear words of the Plescia report mean the affordable housing requirement for DiSC should remain at the 25-35% threshold contained in Article 18.05 of the Municipal Code

    Opinion / Conclusion / Position

    In November 2019 hundreds of Davis residents applauded Richard Rothstein’s talk on the “Color of Law,” which critiqued the role of government in reducing housing for people of color. Many of us want a future Davis to be more inclusive and expansive of housing for low income residents and racial minorities.

    Factually correct

    DISC does the opposite by providing considerably less housing for low income residents and racial minorities.

    Opinion / Conclusion / Position

    David is unequivocal in his opinion that the interim Affordable Housing Ordinance simply does not apply to DiSC, and until and unless the DiSC project changes its Affordable Housing Plan to comply with the provisions Article 18.05 of the City of Davis Municipal Code, the only choice is to vote “NO” on Measure H.  David Thompson has clearly stated that it is the most important reason to vote “No.”  None of us should want to live in a Davis that accepts fewer homes for those most in need and people of color.

    Opinion / Conclusion / Position plus a recommendation for solving the problem identified.

    As noted at the beginning of this article, each morning for the next two weeks I will provide Vanguard readers and Davis voters with an article on one of the dozen issues listed below that I covered in my presentation on Thursday at University Retirement Community.

    Reasons to Vote “NO” on Measure H

    • Massive Traffic Problems
    • No Firm Plans to Mitigate Traffic
    • Unmitigated Greenhouse Gas Emissions
    • DISC will Cannibalize Existing Downtown and Local Businesses in Davis that are Still Hurting from the Pandemic
    • Projected Financial Projections to the City are Questionable or Misleading
    • We Cannot Trust our City Staff and Council to Protect Us from Rapacious and Predatory Developers
    • Critical Farmland, Habitat, and our Last Views of the Sierra and Sacramento Skyline will be Lost Forever
    • A Yes Vote Gives the Developer Lucrative Entitlements with No Guaranteed Baseline Features in Many Critical Areas
    • The Project Will Exacerbate the Housing Shortage in the Davis Area
    • The Scale of the DiSC Business Park is Much Too Large for a Small College Town Like Davis
    • An industrial-research development while we are in a serious drought?

    N/A

  • Letter: 2 reasons for voting No on H: Muzzling citizens & exclusionary housing

    Thompson graphic 2Dear Davis Citizens:

    Two reasons for voting No on H.

    Council Member Carson tried to silence six voices opposed to Measure H. The six Davis citizens incurred a $71,000 bill to defend themselves, and now Carson is suing them for his legal costs of $76,358. Those volunteer voices are potentially paying $147,000+ from their personal savings.

    On the other hand Carson has incurred no personal costs because his attempt to muzzle citizen voices opposed to Measure H was financed by the DISC developer.

    That has prompted me to raise my own citizen voice … Council member Carson’s developer-funded stealth tactic should not be rewarded!  That alone is reason enough to vote No on Measure H.

    However, there is a second reason to vote No on H. There’s Less Affordable Housing than the norm!

    I received a Measure H piece, stating,

    Measure H enhances and advances more of what we love about Davis, Affordable Housing.

    Simply not true. DISC is providing less affordable housing as a % than any site set for a citizen vote.

    Prior to 2018 all citizen vote proposals provided at least 25-35% of the housing units as permanently affordable. DISC is applying under the “Interim Affordable Housing Ordinance” which substantially reduced the requirement to 15%.

    However, the interim policy with its lowered 15% was written specifically to apply to land already in the city.  Why?  Because land costs in the City are hundreds of thousands of dollars per acre.

    The DISC site does not suffer from high land costs.  It resides on agricultural land outside of the city that was purchased for likely less than $10,000 per acre.  Therefore, the affordable housing requirement should remain at 25-35%.

    In November 2019 hundreds of Davis residents applauded Richard Rothstein’s talk on the “Color of Law,” which critiqued the role of government in reducing housing for people of color. Many of us want a future Davis to be more inclusive and expansive of housing for low income residents and racial minorities.

    DISC does the opposite by providing considerably less housing for low income residents and racial minorities.

    Please join me in voting No on H.

    David J Thompson
    Davis

  • Old East Davis Requests Review of the Trackside Project Appellate Decision

    Mandala-oednaThe Old East Davis Neighborhood Association (OEDNA) is requesting review by the California Supreme Court of the recent appellate court decision on the Trackside development project, in the case of OEDNA vs. City of Davis.

    We are doing this because we believe that the City should be faithful to the plain meaning of its planning and zoning rules, and because we want to preserve the setting and feeling of our historic neighborhood.

    By convention, land use policies adopted by a California city can be interpreted by the same city when the policies are applied to specific projects. While this sounds logicalgiving cities flexibility and local controlif understood too broadly, the conventional view could allow a city to reinterpret planning policies in ways that violate their original meaning and intent.

    In the Trackside case, the Yolo Superior Court found that the City of Davis overstepped its discretion in approving the project, which does not conform to the City’s land use policies for mass and scale transitions between the downtown core and traditional neighborhoods.

    To our dismay, the appeals court reversed the Yolo court’s decision, and in doing so claimed that the City has almost unlimited discretion in the application of its planning policies.

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