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Category: Housing

  • Recommendation to the Social Services Commission for Changes in Davis’ Affordable Housing Ordinance

    The following was emailed as an attachment to the Social Services Commission yesterday for their meeting this evening (7 PM, Monday May 15) where they will be taking up proposed changes to Davis's Affordable Housing Ordinance.

    by Roberta Millstein and Alan Pryor

    5/14/2023

    Introduction

    The Davis Affordable Housing Ordinance (available at https://library.qcode.us/lib/davis_ca/pub/municipal_code/item/chapter_18-article_18_05?view=all) is now implemented on a temporary basis to account for changes in state law requiring economic justification if minimum affordable housing requirements for new projects exceed 15% of total housing units.  The current temporary ordinance is scheduled to expire on June 30, 2023, with proposed changes under consideration by the Social Services Commission at its May 13, 2023 meeting.

    However, even with these proposed changes, the existing Affordable Housing Ordinance has provisions which we believe do not provide social justice, equity, and fairness in terms of meeting the needs of the City’s low-income population because it is biased toward the financial benefit of developers rather than maximizing the availability of affordable income housing in Davis.

    We recommend the following changes to the temporary ordinance if it is renewed by the sunset date of June 30, 2023 and to a revised permanent ordinance.

    1. Eliminate ADUs as an acceptable alternative to provide on-site Affordable Housing – We recommend that Accessory Dwelling Units (ADU) be completely eliminated as a way for developers to avoid constructing real Affordable Housing.
    2. Substantially increase in-lieu fees if chosen by a developer as an acceptable alternative to provide on-site Affordable Housing – We recommend that in-lieu fees be substantially increased so that it is no longer a financially preferable option for developers to pursue. 

    We elaborate on each of these recommendations further below.

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  • The Proposed Village Farms Davis Development Project is NOT Threatened by Groundwater Contamination from the Former Davis Landfill Site

    By Alan Pryor

    Executive Summary and Conclusions

    This article reports on potential groundwater contamination beneath the former Davis Landfill site north of the City of Davis on Poleline Rd. and the adjacent site proposed for the Village Farms Davis development project immediately south and southeast of the old landfill site.

    During the contentious Measure X election in November, 2005 in which the proposed Covell Village project (on the same site as the current proposed development, Village Farms Davis) was rejected by voters, allegations were made that the site’s groundwater was contaminated by leaching of pollutants from the former Davis landfill site just north of the project. In particular, it was alleged that a carcinogen, vinyl chloride, was in the groundwater beneath the project site rendering the project unsuitable for development in as much as a deep well was proposed for the site to add to the City of Davis potable water supply.

    In a recent City Council meeting (April 4, 2023) in which the possible timing of bringing peripheral projects before the voters were discussed, one public comment again stated that vinyl chloride was in the groundwater beneath the old Davis landfill and the proposed site for the Village Farms Davis project.

    “The parcel itself has so many problems. It has toxics in the north end from the land fill site. The old land fill site was not lined so there is vinyl chloride leakage from the old land fill and it’s substantial. Vinyl chloride does not go away.”

    These claims of vinyl chloride and other toxic compounds in the groundwater were based on data from the early 1990s though 2005 which showed some intermittent groundwater contamination (including some tests showing the presence of vinyl chloride) in shallow groundwater test wells beneath the old landfill and immediately to the south beneath the then proposed Covell Village project. These earlier monitoring well test results were reported in the EIR issued in the Covell Village EIR issued in 2005 and are further discussed below in the section entitled Summary of Well Monitoring Findings.

    These reported findings were considered important at the time because, as stated above, the Covell Village project proposal included a new deep well on the project site to provide drinking water capacity for the proposed project and connecting into the City’s potable water supply network. Concerns were expressed that the shallow water contamination could worsen and impact the deep aquifer from which potable water would be drawn. Potentially compounding the problem was the discovery that the groundwater plume was migrating from the landfill toward the south and southwest in the direction of the proposed Covell Village project.

    Annual testing of the monitoring wells subsequently occurred in the period since the Covell Village EIR from 2012 – 2019. These later tests showed a substantial reduction in groundwater contamination in the intervening years and the report from consulting engineers engaged by the City to evaluate the groundwater contamination showed the following results;

    1. NO Vinyl Chloride was found at all in any sampled groundwater from 2012 – 2019 nor were there ANY other VOCs (Volatile Organic Compounds) or metals found in any of the test well samples above the EPA's Primary Maximum Concentration Levels (MCLs) for drinking water.
    1. There were some measurements of nitrate (probably from past agricultural fertilization on the site) in the monitored wells that were in excess of Primary MCLs and some other naturally occurring minerals (selenium, manganese, and sulfate) that were intermittently in excess of Secondary MCLs but not hugely in excess of other well waters in the area.

      However, these are NOT a human health concern because the groundwater beneath the Village Farms Davis project site will NOT be pumped and used for drinking water purposes. Instead, the project will rely on City of Davis municipal drinking water supplies as delivered to the rest of the City.

    1. The plume of groundwater beneath the former landfill site and the proposed development project site was most recently determined to be moving toward the northeast away from the Village Farms Davis project site as a result in changes in groundwater extraction rates in the area. Thus, even if there was very unlikely leaching from the landfill site future in the future it would NOT migrate in the direction of the proposed development project.
    1. Based on the sampling results from 2012 – 2019 indicating no detectable amounts of vinyl chloride and no amounts of volatile organic hydrocarbons (VOCs) or heavy metals in excess of established EPA MCLs, it was recommended that the City discontinue annual testing and request a No Further Action letter from the Regional Water Board thus confirming the area is no longer considered a threat to groundwater contamination.

    These later test monitoring results from 2012 – 2019 are also further discussed below in the section entitled Summary of Well Monitoring Findings.

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  • React in haste; repent at leisure

    A few reflections on our recent tragedies

    By Roberta Millstein

    Before I say anything else, let me begin by expressing my deepest condolences to the family and friends of David Breaux and Karim Abou Najm.  Both were important contributors to the community, both with more to give.  The third stabbing victim, is, as of this writing, thankfully still alive.  Although her name has not been released yet, I venture to say that she too is an important member of our community.  I can say that with confidence because I deeply believe that we are all important community members.

    With two of the three stabbing victims being unhoused, I am grateful to see that the City is working toward providing emergency shelter for those who are willing to accept it.  I hope that these efforts are successful; given that the perpetrator(s) have not been found, the unhoused members of our community are clearly more vulnerable than ever.

    Beyond protecting those who most need it, what else can the City do?  Here I will admit to being tired, wrung out, and on edge, so I don’t have the energy to go on at length.  So what follows will be, I am sure, too brief.  But perhaps it will be enough to get people thinking.

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  • Letter: Make the Wright vote

    We are fortunate to have two good candidates for Davis City Council. I will vote for Francesca Wright because I see her as better able to think outside the box and be a results-oriented activist. I value her demonstrated strong commitment to address racial inequities. I appreciate that she is an experienced group facilitator as we need to have difficult conversations, especially with financial issues looming. She has demonstrated a need to help people before they are in crisis with the Department of Social Services. I appreciate her innovative ideas for dealing with climate change such as developing storage capacity with neighborhood microgrids and encouraging small farm food production and eco villages. She is committed to speaking up for renters, half of our Davis population and I respect that. I experience her as being a person with skills and heart.

    Jean Jackman
    Davis

  • Letter: Francesca is Wright for the City Council

    Dear Davis Citizens,

    In the upcoming Davis City Council Election please vote for Francesca Wright.

    Two months ago, in her pursuit of input on affordable housing Francesca sought out my perspective.

    I was pleased to share my experience and hear of her passion and plans to address affordable housing.

    Francesca seems even-keeled, thoughtful and interested in the opinions of others. She has a long history of successful organizational activity on behalf of needed community solutions.

    The city has to face some critical structural issues and I trust that Francesca has the competency, courage and common sense to tackle them head on.

    She's Wright for the job.

    David J Thompson

  • Letter: Vote for Donna Neville

    I urge you to vote for Donna Neville on May 2 to fill the vacancy on the Davis City Council.  I am an advocate for the unhoused who has worked on homeless and low-income housing issues in Davis for many years, and I am impressed by her understanding of the causes of both chronic homelessness and temporary homelessness that results from an unforeseen crisis, such as a medical emergency, and. Her understanding has led her to propose specific, practical solutions. She understands that Davis can only deal with the issue by working to provide more housing for low-income workers and families.

    Her emphasis on updating the General Plan reflects an understanding of the need for our city to plan and to develop a shared vision of what we want our community to look like over the next decades. She also understands that the General Plan is an important part of dealing with our multifaceted housing crisis. 

    Donna also advocates for an Economic Development Plan where the city takes a proactive approach to determining how it will diversify our revenue and bring in the much-needed funding to take care of city infrastructure and continue to support city services. Her background in public finance will be invaluable in assisting in this economic development effort.

    As someone who taught Environmental Studies for many years, I know that Donna has a real grasp of the need for action to address climate change. She will depend on the best science and will consider how the costs of various actions needed to address climate change will be borne by different members of the community. Her willingness to listen to everyone in the room will be important in ensuring that the city's policy is accepted by people living in Davis.

    Finally, Donna's considerable professional experience as a government lawyer means that she has the knowledge and the experience to critically evaluating the information put before her.  As a city council member, she will clearly, fairly, and compassionately weigh the costs and benefits of varying actions before the council.

    Please vote for Donna Neville for city council.

    Helen Roland Cramer

  • Don’t lose the opportunity for housing at University Mall site

    By David J Thompson

    Without a doubt, the University Mall site will be the greatest lost opportunity for housing in Davis in this ten year RHNA cycle. At 14+ acres, no other site presents the capacity for affordable housing as does University Mall. In terms of a real (not imagined) site that the developer wishes to re-develop, the closest proximity to the UCD campus of any site, the opportunity to reduce student traffic, an option to swap parking spaces for housing, with thoughtful site planning an ability to accommodate additional stories of housing, a valuable site for affordable housing, the possibilities are endless and the benefits accrue to many of us that envision the future projects that Davis must foster. 

    There will be no bigger loss to Davis’s needed future if a retail only plan is the regretful permanent outcome. There is no other site within Davis that provides such immediate and real value for the changes we need in land use.

    However, it seems like Brixmor is intent on replacing a mall with a mall. In this era which requires a radical rethinking of city planning can we really be so bankrupt of options that a redone mall is the only outcome? We need big changes where we have big opportunities. So the City must turn down the Brixmor plan.

    What could change the outcome?

    1. The City should pause the application process and enter into negotiations with Brixmor as to the best way for the City and the neighborhood to achieve a mixed use project. Every reasonable effort and inducement by the City should be looked at to encourage Brixmor to withdraw this present application and return with a mixed use application.
    2. Could the City use eminent domain to obtain the site for a housing only proposal that would eliminate the parking structures needed for the commercial site and replace it with housing? Repurposed as just housing at 40 units per acre the site can accommodate 560 apartments of which at 20% around 112 units would be affordable. The most ever affordable units in the history of Davis.

    What an achievement that could be for the Davis future many of us want to build.

    To the Planning Commission and City Council I ask you to pursue anything except a re-done mall.

  • Davis must grow up, not out

    By Judy Corbett, Robert Thayer, Stephen Wheeler and James Zanetto

    The Feb. 5 Davis Enterprise article stating that the City Council will examine ways of pre-approving housing developments on sites at the periphery of Davis in order to meet the city’s long-term “regional housing needs” allocation runs counter to the entire momentum of urban development economics and city finance.

    It is well known that by building dense, vital downtowns, with multi-story housing and walkable amenities, cities may not only reduce greenhouse gas emissions but actually build more positive property tax flows. Building at the periphery does the exact opposite by reducing income per acre from property taxes while increasing infrastructure maintenance including roads, water, sewers, flood control, street trees, police, fire and garbage collection.

    Jeff Speck, author of “Walkable City Rules,” (Island Press, 2018) states that “communities that fund infrastructure with an eye to long-term return will invest in compact, mixed-use development — especially in historic districts — and not in sprawl.”

    Beginning with the 1974 “Costs of Sprawl,” considerable research studies have shown that dense urban areas return far more revenue per acre than peripheral, auto-oriented development; the former actually subsidize the latter. (See the case studies website of Urban3: https://www.urbanthree.com/case-study/ )

    Since the new Davis Downtown Plan addresses this, at least in the short term we need to avoid peripheral development that does not pay for its own ultimate financial impact on a wide range of city services. Portland, Ore., and the smaller California cities of Pasadena, Petaluma, Hercules and Lodi are examples of communities where the advantages of building strong downtowns can be observed today.

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  • Rent Increases, Price Gauging, Collusion — Republican Stew

    2022-10-20 Porter Inflation

    U.S. Representative Katie Porter

    By Scott Steward

    Rents have gone up so fast it has surprised even colluding real estate software marketer RealPage. Again blocked by Republicans, the “A Place to Prosper Act”, renters rights and rent increase control, never reached debate. Rent is not increasing because it costs more to keep up properties. Rents are higher because it’s what enough people can be forced to pay. Owners are charging computer generated higher rents, knowing that it will cause higher vacancies, because they can—increasing homelessness. It’s that bad.

    Not one Republican voted for the Consumer Fuel Price Gouging Prevention Act. And if Republicans are the majority—you will never hear of the bill to make sure you are charged a fair price at the pump. Much more the opposite, put Republicans in power and you will fuel Putin’s Russian war, make Saudi’s rich and put American energy independence into the trash can.

    Corporate profits are at records. This is true not because these corporations are adding value, it is true because they are charging high prices. Pharmaceutical companies, cable companies, oil companies—an average of 53% increase in profits over the last 6 months. How? By raising prices well over their costs—just plain old “because they can.” Biden is not the owner of Moderna, Xfinity or Exxon—most of inflation is being caused by corporate greed.

    In the meantime Trump appointed judges ruled to defund the Consumer Financial Protection Bureau, a similar ruse was used to undercut the EPA, (saying agencies have to have more explicit power from Congress.) Hogwash! Guess what else is funded outside of regular appropriations—Medicare and Social Security. These Judges want to serve up these 50+ year old protections, including women’s reproductive rights, to the carving knives of MAGA Republican controlled majorities in the House and Senate.

    Blame inflation on someone, that’s what Republicans are betting on even as their party will make the problem worse with giveaways to the rich and the same trickle down policies that gave 80% of us a zero increase in household income over the last 40 years. That’s their big idea.

    Democrats can be forced to make laws that put Americans first. That’s why we have made some gains to see that regular Americans get fair compensation and opportunity—that is what is best for the economy—for Democrats, Republicans, Independents and everyone.

  • Celebration of Abraham Rocks the Block in West Sacramento with Habitat for Humanity

    Rocks-the-block(From press release) On Saturday October 8 the Celebration of Abraham joined Habitat for Humanity Greater Sacramento to Rock the Block in West Sacramento. Our team comprised folks from all three Abrahamic traditions including Jewish (Renee Dryfoos, Gregory Guss, John Katonah and Dean Newberry), Muslim (Anne Kjemtrup, Kamal  Lemseffer and Timur Mamedov) and Christian (Mary Philip and Helen Roland Cramer). In addition to providing the interfaith work team, the Celebration of Abraham ran an on-line fundraising campaign and raised $1350 to supply the materials needed to work on the project.

    The specific project that the Celebration of Abraham worked on was painting the transitional housing that Shores of Hope provides to folks aging out of foster care. Shore of Hope is a nonprofit in West Sacramento that offers among other services transitional housing, Slavic Women’s Health Outreach, emergency shelter, and a Food Closet. (See Welcome to Shores of Hope )