Category: Land use

By Alan Pryor

INTRODUCTION

In yesterday’s column entitled “My View: Unintended Consequences – Will Anyone Go above the Affordable Housing Requirements Again?, David Greenwald made a number of unsubstantiated and erroneous claims about whether the City’s current affordable housing requirements were met by the West Davis Active Adult Community project.

Mr Greenwald claims these City’s minimum affordable housing requirements were more than met by the developer and chastised opponents of the project for making a number of “misleading” or “inaccurate” statements.

As reported by Mr. Greenwald in yesterday’s column,

What we see at WDAAC is that the developer would have been required to build around 84 units in order to reach the 15 percent threshold.  The developer could have avoided much of this kerfuffle by simply donating 1.25 acres of the land, the minimum required and then pumping additional money just like Sterling did to help them build the housing.

The result is that the developers would have met the minimum 15 percent affordable housing requirements.  They would have had a cash contribution in there to assist with building the project.  And this attack by the opposition would not have occurred.

….

“Instead of 1.25 acres, they’ve donated around 4.25 – which means by their calculation, they have made about a $2.7 million contribution over and above what they were required to do.

In addition, there will be an additional 66 or so affordable units (there were some differences in what number that was originally required, but we will use 74 for the purpose of this argument).”

The problem with David’s analysis is that it is just blanket statements of numbers presented as facts. There is no quantitative calculations to justify these claims nor references to the Affordable Housing Ordinance or the Development Agreement to substantiate these claims.

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Three days ago, Alan Pryor revealed on the Davisite that David Taormino was refusing to participate in two public forums on the West Davis Active Adult Community (WDAAC), apparently because he particularly objected to debating Alan.  But maybe some Davisites don’t see why this is a problem.  After all, are developers obligated to participate in a public forum?

Yes, they are.  And they shouldn’t be able to select who their debating opponents are.

To see why, let’s compare a public forum for the Davis City Council with a public forum for Measure L. 

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By Alan Pryor

There is a long history of community forums and debates in Davis on important ballot measures that were hosted by various community groups. Indeed, every major ballot measure for the past 10 years has seen at least two or more such forums or public debates occur leading up to election day.

I myself have participated in a number of these debates on behalf of the City including two supporting passage of Measure D (the Parks Tax Renewal in 2012), six supporting passage of Measure I (the Water Project in 2013), and two supporting passage of Measure O (the Sales Tax Measure in 2014). I also represented the No on Nishi 1.0 campaign in 2016 in five forums or debates.

The campaign committee “No on Measure L – No on West Davis Active Adult Community” has offered to participate in any and all such public forums and debates on Measure L during this election cycle and we were rearranging our work and vacation schedules to make sure we were available to attend such events.

We thought we had a minimum of 2 forum/debates scheduled and were actively working to arrange to participate in others until late last week. Then we were informed that the two planned events sponsored by CivEnergy and Rancho Yolo were abruptly cancelled and simultaneously the phone lines went dead with prospective sponsors of other potential forums/debates.

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Any complex project will have its pros and cons, so voters need accurate information in order to be able to properly assess them.  The “courtesy map” included in an article about the project in today’s Davis Enterprise, presumably provided by WDAAC project proponents, works against this purpose.  It is extremely misleading.

Looking at the map provided, you’d think it would be just a short hop from the WDAAC to the Marketplace shopping center, where there is a supermarket, a drug store, restaurants, and other useful businesses.  Of course, this would be desirable if it were true.  But it isn’t true.

The Google satellite map shows the real story.  Highway 113, just a thin line on the courtesy map, is a wide freeway, together with on-ramps and off-ramps (not shown on the courtesy map at all) on either side.  Pedestrians will have to cross the distance of the highway and the on- and off- ramps. 

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by Alan Pryor and Pam Nieberg

Forward –

The Davis City Council has approved a sprawling senior housing development project located in West Davis along Covell. Voters will have a chance to approve or reject the project in this year’s November election. The project is called West Davis Active Adult Community (WDAAC).

On Tuesday, 8/28, an article by the author was published in the Davisite that discussed the massive reductions in Development Fees given away by the City to the Developer.

On Thursday, 8/30 another article was published that discussed the erroneous financial assumptions used by the City to project a positive annual financial benefit to the City. That article also discussed how the Development Agreement and Baseline Features for the project are so vague so as to make them functionally  unenforceable

This current article focuses on the gross deficiencies in general land use and planning for the project and how it fails to meet objective City guidelines for senior housing nor regional sustainable urban planning standards.

1. The Far Edge of Town is Exactly the Wrong Location for a Senior Development and This Project has Exceedingly Poor Connectivity for Seniors.

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May Actually Cost the City Money on an Annual Basis, and The Development Agreement Is Non-Binding and Weak

by Alan Pryor and Nancy Price

Part 2

Forward: The Davis City Council has approved a sprawling senior housing development project located in West Davis along Covell. Voters will have a chance to approve or reject the project in this year’s November election. The project is called West Davis Active Adult Community (WDAAC).

On Tuesday, 8/28, Part 1 of this article was published in the Davisite, which discussed the massive reductions in Development Fees given away by the City to the Developer. This is Part 2 of the article.

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1. The City Projects a Positive Annual Return to City Coffers as a Result of Build-Out of this Project. However, this Estimate is Based on Accounting Methods that Assume Unsubstantiated Reduced Costs on a Per Resident Basis for Providing Basic City Services such as Public Safety and Transportation.

The City’s Finance and Budget Commission analyzed the potential financial impacts to the City and made a number of projections about the project’s financial viability with respect to income or loss to the City. Their report to the City Council on February 12, 2018 can be found at www.cityofdavis.org/home/showdocument?id=9199:

The conclusions reached by 4 of the Commissioners (with two dissenting votes) made the following observations (with emphasis added):

1. At the time of this analysis, the commission did not have available to it a development agreement with the city for the project. Therefore, any conclusions we have reached should be considered preliminary and subject to change….
2. We recommend that the commission, or if necessary an FBC subcommittee, be provided a timely opportunity to review and comment on the fiscal provisions of the proposed development agreement before its presentation to City Council for approval. “

Surprisingly, the Finance and Budget Commission never did again review the Development Agreement before it went to Council.  But nevertheless, City Staff assumed when otherwise calculating the project’s positive return to City coffers that the City’s average cost for providing services to the residents of WDAAC were only going to be 75% of the City's otherwise calculated average costs. Staff made this assumption without any quantitative explanation as to how they derived that 75% figure.

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May Actually Cost the City Money on an Annual Basis, and The Development Agreement Is Non-Binding and Weak

by Alan Pryor and Pam Nieberg

Part 1. The City has Granted the Developer Massive Giveaways and Subsidies by, among other things, Reducing Project Impact Fees by over $3.4 Million Compared to Fees Normally Charged to New Developments.

The Davis City Council has approved a sprawling senior housing development project located in West Davis along Covell. Voters will have a chance to approve or reject the project in this year's November ballot. The project is called the West Davis Active Adult Community (WDAAC).

The City Council has agreed to development-related fees in the Development Agreement for this project that, in all but the market rate non-age restricted housing units, are generally from 25% – 60% less than the current mandated fees normally required of other development proposals. This has resulted in essentially a give-away to the project proponent of approximately $3.4 million in fees which is a discount of more than 40% compared to fees that would otherwise normally be charged to a developer for a project with this number and size of units as shown in Appendix A.

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