By Greg Rowe

Some Davis residents have publicly questioned the planning commission’s May 27 unanimous rejection of the University Commons redevelopment proposal.  After carefully evaluating this project for 18 months, I suggest that decision reflects the community’s expectation that the commission will uphold good land use practices and support neighborhood integrity.   

Instead of simply modernizing University Mall, the owner (Brixmor) wants to convert it to a large student housing complex with retail, offices and other features to purportedly serve community needs.  Brixmor’s March 2018 application included 174 housing units comprising 552 bedrooms within 208,606 square feet (sf). But 8 months later when the city issued an EIR “Notice of Preparation” (NOP), the apartments had increased by 90 units and almost doubled in area to 412,000 sf with 894 beds. There was no explanation for this increase.  

The NOP said the 264 apartments would consist of 66 one-bedroom units, 104 two-bedrooms, 28 three-bedrooms, and 66 four-bedroom units (25%), focused on student bed rentals. But as I explained at the May hearing, a 2019 survey of Davis apartment complexes revealed that 76% of surveyed units have only 1 or 2 bedrooms. Units with 4 or more bedrooms comprise just 6% of surveyed apartments, compared to the 25% sought for University Commons. These factors clearly reveal Brixmor’s intent to exclusively cater to student renters because families are better served by conventional apartments.

The owners of the University Mall, the Brixmor Property Group, have applied to the City for permission to demolish the existing shopping center and replace it with a mixed-use project of 264 apartments and 136,000 sq ft ground-floor retail.

We also note that Commissioner Darryl Rutherford has stated that the Commissioners themselves had multiple objections. "I'm a little disappointed in what we're seeing here." He called the proposed affordable housing plan ($600,000 in lieu fees) "an atrocity" and a "slap in the face."

Historically, Davis once had one of the strongest inclusionary housing requirements in the state. That policy intended to create affordable units in every major rental project built in Davis, enabling low-income families to live in Davis, and create the possibility of a robustly diverse community. Many minority households whose members work in Davis are part of the low-income population and these affordable units were often their only entry to living and working in Davis.

However, of the 264 apartments being given permission to be built on the University Mall site in Davis, not one of those 264 units will be set aside as an affordable unit.

by Alan Pryor

Summary

David Taormino, the developer of the Bretton Woods senior housing development just west of Sutter Hospital, is trying to pull another fast one on the City of Davis' senior population. Taormino just proposed, and City Staff supports, that the Davis-Based Buyers Program be rescinded from the signed Development Agreement for the Project that already exists between him and the City. This local senior-preferential buying program reserved 90% of the 560 new homes in the project for seniors that have a pre-existing connection to the City of Davis. It promised that the project would be for local or Davis-connected seniors and not just a high-end enclave for rich retirees fleeing from the Bay Area.

This requirement to preferentially sell to existing Davis seniors was widely promoted and promised to voters in actual ballot language when the project was approved in the November, 2018 general election (then known as the West Davis Active Adult Community). Well, after Taormino and all his lawyers and the Davis City Council all loudly and adamantly proclaimed the project was definitely and undeniably legal in all respects, now David Taormino claims he has new "concerns" about the legality of the program and he wants to rescind it and its promises to Davis seniors. There has been no new legal opinion or justification provided by Mr. Taormino to substantiate this newfound concern.

Of course the real reason that Taormino has this newfound concern for the law is that he realizes that by selling his new homes to wealthier Bay Area expatriates instead of the local senior voters he so ardently-courted (but who have far less home equity in their existing homes), Mr. Taormino can probably get an extra 10 - 15% or more for each home he sells to out-of-towners. And he can market the homes to a whole lot more people than he would if otherwise restricted to Davis. 

But Taormino heavily sold this project directly to Davis senior voters by promising them that this project would be just for them and not cater to Bay Area transplants. He even collected hundreds and hundreds of names and email addresses of senior voters by claiming he was putting them on a buyers "waiting list" for the new homes and then proceeded to bombard them with campaign literature in the guise of project "updates" throughout the election campaign.

This whole bait and switch process is fundamentally dishonest and reprehensible. And for City Staff to recommend that Taormino be allowed to remove this obligation from the Development Agreement while getting really noting of substance in return, it shows City Staff is once again willing to play ball accommodating developers without regard to what is best for the City and, in this case, its senior residents.

Is it a "Field of Schemes"?

By Alan Pryor

EXECUTIVE SUMMARY

The COVID-pandemic has accelerated and likely made permanent huge increases in home-based, work-related remote telecommuting. This trend would dramatically decrease office space needs in sprawling business parks like the proposed Davis Innovation and Sustainability Center (DISC) (formerly known as the Aggie Research Campus (ARC), and before that, as Mace Ranch Innovation Center (MRIC)).

In turn, this reduced demand for office space will drastically decrease rental income from such large office developments. Because property valuations are strongly based on rental income, reduced rents will reduce property valuations which will, in turn, reduce property tax income to the City. And if such property tax income is sufficiently depressed in the future and exceeds the costs to the City of providing essential services to residents and business park tenants, the DISC project could turn into a net drain on City coffers.

Sub-Committee will bring draft to full Commission meeting this week

Proposed Transportation Baseline Features for Davis Innovation Sustainability Campus:

Parking Lots and Internal Streets, Housing, Transportation Demand Management, Site Access and Traffic Mitigation Features and general Mitigation Features

The City of Davis (City) Bicycling, Transportation and Street Safety Commission (BTSSC) met on May 8, 2020 and formed a sub-committee on transportation baseline features for the proposed Davis Innovation Sustainability Campus (DISC; formerly known as the Aggie Research Campus) Project (Project). These draft features will be reviewed with the full BTSSC on June 11, 2020 with any resulting vote submitted to the appropriate city bodies, with a recommendation for the revised features to be included in “Baseline Project Features” submitted for voter approval of the Project pursuant to a Measure R vote. The draft of this sub-committee discussion is below.

Information on the June 11 meeting, including how you can comments, can be found here.

“University Commons”, Still a Monolithic Mega-dorm Fraught with Problems

U-Mall Project proposal is still out-of-scale and the wrong design

By Eileen M. Samitz

Time is of the essence for anyone concerned about the inevitable negative effects that would come with almost 900 students living at University Mall.  The proposed “University Commons” redevelopment project and Final Environmental Impact Report (or FEIR) will be on the Planning Commission agenda for a public hearing next Wednesday evening, May 27th.  The commission is being asked to make a recommendation to the City Council on whether to proceed with the project.  As outlined in my article on December 15th, the proposed massive 7-story building will put another big concentration of students close to already heavily-impacted neighborhoods, without improving retail opportunities for Davis residents. 

It should not surprise anyone familiar with the University Mall area that the FEIR determines that the University Commons Project “…would result in significant and unavoidable impacts related to transportation and circulation.” The proposed project continues to pose many important but unanswered questions in terms of parking, neighborhood spillover outcomes and other concerns summarized below.

To make your opinion count, please send an email to the Planning Commission now, and leave a voice mail comment for the commission by following the directions in the agenda notice posted Friday on the City website. It is important to express your concerns by leaving your public comment voicemail, limited to three minutes any time before the meeting, or before the item during the Wednesday, May 27^th Planning Commission meeting at (530) 757-5693.  Because public meetings remain off limits due to COVID-19, the Commission meeting will occur on Zoom (see the Zoom link for the meeting via the agenda link below), and recorded project comments will be read aloud to the commissioners during the meeting. To leave a public comment that will be read during the meeting, follow the May 27^th agenda link below, and follow the instructions under “public comments”. The meeting be viewed via ZOOM or on cable TV on channel 16. Please be sure to review the staff report.

Here is the Planning Commission Agenda:

http://documents.cityofdavis.org/Media/Default/Documents/PDF/CityCouncil/Planning-Commission/Agendas/2020/2020-05-27/Planning%20Commission%20Meeting%20Agenda%20for%20May%2027,%202020.pdf

Here is the U-Mall EIR Staff report:

http://documents.cityofdavis.org/Media/Default/Documents/PDF/CityCouncil/Planning-Commission/Agendas/2020/2020-05-27/05A%20University%20Commons.pdf

The FEIR and updated documents about the project are on the City website, at this link:

https://www.cityofdavis.org/city-hall/community-development-and-sustainability/development-projects/university-commons

The following comments were submitted by Greg Rowe, member of the Planning Commission, for the February 26 Planning Commission workshop on the Aggie Research Campus (ARC).  They are addressed to the Chair and staff liaison to the Commission, respectively.

Matt Keasling speaks to the Planning Commission, 2/26

Cheryl and Sherri:

As you know, I'll be out of town for the Feb 26 Planning Commission meeting; I’ll be leaving early Thursday AM. 

I met on January 7 for over 2 hours with Dan Ramos and attorney Matt Keasling (Taylor & Wiley).  Below are a few of the questions I asked, and their responses.  This information may be relevant to next week's workshop.

(from press release) Dear Davis community,

Tonight at our General Assembly, we agreed to move forward in solidarity with the wildcats in Santa Cruz and see through our demands for a Cost of Living Adjustment (COLA). On Thursday, February 27, Davis graduate students will begin a grade strike for the Winter quarter to demand a COLA and to call on the University of California to rescind its threats of retaliation against wildcat strikers at UC Santa Cruz.

A grading strike is the withholding of grades by Teaching Assistants (TAs) designed to disrupt the everyday functioning of the University.

We will be releasing more information, resources, and FAQs in the coming days. Please check out our website and follow our social media for all of that.

By Colin Walsh

On Thursday morning, a local blog referred to a set of environmental sustainability "guiding principles" released from the developers of the Mace ARC business park. I looked on the City's ARC website but I could find no such document. Puzzled, I emailed City Manager Mike Webb, and received the following response:

Dear Colin,

I am responding to this message on Mike's behalf.

David Greenwald contacted staff on Tuesday afternoon asking if we had received any new materials on Aggie Research Campus from the developer. The only additional item that we had received was their Environmental Sustainability Guiding Principles for the project. Considering a public document was requested, it was provided accordingly. The attached document was received last week from the applicant and will be posted to the City website later today along with the Natural Resources Commission memorandum when it is ready for posting. Our staff is not able to immediately post each document as it is received. We endeavor to post them in a timely fashion and it will be posted later today along with the staff memorandum to the Natural Resources Commission.

The Natural Resources Commission and the Planning Commission will both be receiving the document with their meeting packets consistent with our regular and accepted operating procedures for commissions. Staff will be seeking the Natural Resources Commission feedback on the applicant's proposed Environmental Sustainability Guiding Principles and the Planning Commission workshop is an informational project introduction. The packet for the Natural Resources Commission will be posted on the City website this evening and the Planning Commission packet will be posted tomorrow evening.

Thank you,

Ashley Feeney
Assistant City Manager

Tree, Recreation and Parks Commissions will now review before the vote; still unclear what sort of project detail will be left out

By Roberta Millstein

On Tuesday, I published an article that detailed the fact that despite numerous requests and promises from the City, some key commissions would not be reviewing the Mace ARC Business Park until after the Measure R vote (see article here).  I had also forwarded my article to the Davis City Council.  Early yesterday evening, I received the following email response from Assistant City Manager Ashley Feeney:

Dear Roberta,

The ARC project has applied for a General Plan Amendment, Pre-Zoning, a Sphere of Influence Amendment and an Annexation. These are the land use entitlements that would be the subject of a Measure R vote should they ultimately be approved and referred to the ballot by the City Council. Baseline project features would also be established and memorialized as part of the Measure R vote. These initial entitlements would establish land use for the project area. The project will require future implementing entitlements that have been described on the City's ARC webpage.

The City’s promise to include full commission review is being broken

 By Roberta Millstein

The developers of the Mace ARC Business Park are avoiding a full analysis of their project proposal and omitting important project details until after citizens have voted on the project.  City staff seems to support them in this, and City Council isn’t asking any questions – even though they had already promised that the proposal would be seen by all of the relevant City commissions. 

Without a full public disclosure of the project and proper impartial commission analysis, citizens will not have the information they need to make an informed decision.

For those who don’t know the legal context, this project will require a city wide vote – because the 200 acres proposed for the ARC business park outside Mace Curve is outside the Davis City limits with an agricultural land use designation, it is subject to a Measure R (formerly Measure J, now Davis Municipal Code Chapter 41) vote.  One of the provisions requires:

Yolo County Supervisor candidate David Abramson will be hosting a ‘Renters Forum’ on Saturday, February 15 from 5:00-7:00PM. It will be held at Davis Coworking’s new downstairs event space, right next to Fluffly's Donuts and Subway.

It will be an opportunity for renters to share their stories and to get together to develop a vision for affordable, healthful, and climate-positive housing in Davis and Yolo County.

We will also envision how we can move forward in creating affordable and accessible cultural spaces to facilitate arts, music, and healthy activities in Yolo County.

All who are interested (renters and homeowners alike) are welcome to join. Light refreshments provided.

Max capacity 40. Please register in advance to ensure your seat! https://www.facebook.com/events/122783449070392/

Reacting to the failure of SB 50 to move out of the Senate, the groups Alliance for Community Transit-Los Angeles (ACT-LA), Public Counsel, PolicyLink, Western Center on Law and Poverty, Public Advocates, and the California Rural Legal Assistance Foundation made the following statement:

It is time to reject false choices and get serious about affordable housing and community stability.

The debate around SB 50, and SB 827 before it, has too often been reduced to a false choice: protect the status quo of exclusionary zoning or embrace a trickle-down market-based model. While this simple NIMBY-YIMBY binary fuels online arguments and frames the public narrative, millions of Californians continue to suffer without appropriate solutions. We reject the status quo, but we also reject the notion that the low-income communities and communities of color most harmed by the planning and zoning decisions of the past should be forced to accept new policies that fall short of true equity and inclusion.

The answers might surprise you.

 By Roberta Millstein

Recently on NextDoor and elsewhere, Davisites have been disagreeing about whether Davis is building enough housing or whether it needs more.  The discussions have become particularly relevant in light of two potentially large projects: the University Commons project (264 residential units / 894 beds) and the so-called Aggie Research Campus (ARC), which proposes 850 units as part of the larger proposal for a massive 200 acre business park outside of Mace Curve.

But to answer the question of whether we have enough housing or not, Davisites need to know how much is in the pipeline.  I suspect that most Davisites don’t know the answer to that question, even if they’ve been paying attention.  This article is the result of my attempt to figure out the answer. 

If you just want the answers I calculated, here they are: the housing that is now in the pipeline will accommodate more than 10,000 additional people in the City and more than 20,000 additional people in the City and UC Davis combined.  The details of those answers are below.

It's an unfunded mandate for an unproven assumption about affordable housing

Sen. Scott Wiener, shown here with Yimby leader Laura Foote Clark, says he thinks people who fear displacement from market-rate housing are “quacks.” Photo credit: 48hills

By Tim Redmond

State Sen. Scott Wiener will hold a press conference and rally in Oakland Tuesday/7 to announce that he’s re-introducing a new version of his housing deregulation bill, SB 50. It will need to get through committee and off the Senate floor this month.

Yes, SB 50 is back– with some amendments, and the current opposition of the San Francisco Board of Supes (which means the city’s official position on the bill is Oppose).

The East Bay Times calls it a Zoning Reform Bill, but it’s much more than that. It’s a measure that, in essence, would force California cities to rely even more on the private sector to address the housing crisis.

It does not offer a penny of state money for affordable housing. It doesn’t do anything to mandate that cities limit office development until they have adequate housing for the workforce. It starts and ends with the assumption – unproven and by some accounts just wrong– that greater density will lead to lower housing prices.

Davis needs an expanded retail project at U-Mall, not another mega-dorm

By Eileen M. Samitz

Project description

The owner of University Mall, Brixmor Property Group, has proposed a renovation of this important community shopping center that opened in 1966. The effort would demolish 90,563 sq. ft. of the existing University Mall building and replace it with a mixed-use development comprised of 136,800 sq. ft. of retail space, 264 multi-family housing units, and a 3-level, 246,000 sq. ft. parking structure.  The existing 13,200 sq. ft. Trader Joe’s store would remain, resulting in a shopping center with 150,000 sq. ft. of retail space. The ARCO service station on the southeast corner of the site is not part of the project. 

This “University Commons” project would total 795,300 sq. ft., meaning the retail space would occupy just 17% of the building area. The single greatest use of space would be the residential area, comprising 412,500 sq. ft., or almost 52%.  Parking would consume 246,000 sq. ft., or almost 31%.  Brixmor says the residential units could be rented by anyone, but concedes that most of the apartments will be occupied by students.  In other words, the project would become an ultra-dense residential project with window dressing retail that would likely focus on being student-serving, rather than the original intent of having businesses that serve the entire Davis community.

Recommended Project Alternatives for the Supplemental Environmental Impact Report

The following comments were submitted to the City by The Aggie Research Center Working Group, an ad hoc committee of interested Davis environmentalists with experience in evaluating land use and planning issues in Davis, on December 7. The Group has collaboratively developed this set of recommended sustainability features for the project and submitted them to the developer in November, 2019. With his knowledge, these recommendations are now formally submitted as scoping comments to the supplemental EIR for the purposes of evaluating desirable sustainability alternatives for the project

Others who wish to submit their own written scoping comments can do so via the City of Davis Community Development and Sustainability Department, 23 Russell Boulevard, Suite 2 Davis, CA 95616 Attn: Sherri Metzker, Principal Planner or via electronic mail to smetzker@cityofdavis.org up until Monday, December 9, 2019 at 5:00 PM.

~~~

I. SUSTAINABILITY PLAN

Functional Goal: Develop and implement a comprehensive Sustainability Plan and ensure sustainability commitments made in the Plan are embodied in the subsequent Development Agreement and implemented and maintained for life of project.

1. Mandatory, measurable and enforceable.
   
   
2. Equivalent in scope and detail to Nishi.

Questions about traffic, area impacts, climate change

The following comments were submitted by Roberta Millstein to the City of Davis. This is part 2 of 2; other comments submitted by Millstein and posted earlier addressed land use, parks/greenways and open space.  These comments serve as recommendations as to the scope and content of the supplemental environmental impact report (EIR) for the "Aggie Research Campus," a proposed massive ~200 acre business park on prime farmland outside the Mace curve, focusing on the changes in project and conditions from the previous Mace Ranch Innovation Center (MRIC) proposal.

Others who wish to submit their own written scoping comments can do so via the City of Davis Community Development and Sustainability Department, 23 Russell Boulevard, Suite 2 Davis, CA 95616 Attn: Sherri Metzker, Principal Planner or via electronic mail to smetzker@cityofdavis.org up until Monday, December 9, 2019 at 5:00 PM.

~~~~

The following questions need to be addressed by the Supplemental EIR for the “Aggie Research Campus” (please note that wherever I say “impacts” I mean “environmental impacts”):

Questions about land use, parks/greenways and open space

The following comments were submitted by Roberta Millstein to the City of Davis today. This is part 1 of 2; other comments submitted by Millstein to be posted later [edit: see here] will address traffic/transportation, area impacts, and climate change impacts/interactions.  These comments serve as recommendations as to the scope and content of the supplemental environmental impact report (EIR) for the "Aggie Research Campus," a proposed massive ~200 acre business park on prime farmland outside the Mace curve, focusing on the changes in project and conditions from the previous Mace Ranch Innovation Center (MRIC) proposal.

Others who wish to submit their own written scoping comments can do so via the City of Davis Community Development and Sustainability Department, 23 Russell Boulevard, Suite 2 Davis, CA 95616 Attn: Sherri Metzker, Principal Planner or via electronic mail to smetzker@cityofdavis.org up until Monday, December 9, 2019 at 5:00 PM.

~~~~

The following questions need to be addressed by the Supplemental EIR for the “Aggie Research Campus” (please note that wherever I say “impacts” I mean “environmental impacts”):