Why So Many Homes?
Davis Has Enough Approved Housing For Now:
· 2,000 units are entitled and unbuilt in Davis and adjacent University property.
o According to City staff, Davis has over 500 unbuilt units. UC Davis approved 475 houses and 3,000 student beds (1,000 dwelling-unit equivalents) in its massive West Village development.
· The City has exceeded its current state-issued growth targets.
o Counting West Village and City-approved housing, Davis will have grown almost 70% since 1988 — hardly slow growth!
· This project is not needed to address school enrollment.
o We have 1,000 non-student unbuilt units, most able to accommodate families with children.
· This project is not unique.
o West Village is a zero net energy plan, is closer to campus and downtown, while Wildhorse Ranch is located on Davis’ periphery.
o Most greenhouse gases come from auto emissions, which the developer’s analysis ignored.
· This project provides no student housing or owner-occupied affordable housing.
o The least expensive ownership units are $425,000 townhouses.
· Disgracefully rushed to the ballot by Council after midnight without sufficient analysis.
This Project Will Drain City Finances:
· According to City staff, Wildhorse Ranch will cost more to service than it will generate in tax revenue each year because the City’s share of property taxes for this project is 11.8%, significantly below the citywide average of 17.5%.
o The deficit will increase over time, even with the additional $300 CFD fees.
· According to staff, this project will bring no additional net revenue to the City except for the standard, modest, onetime construction tax.
o The Impact and Quimby fees only pay for the development’s share of infrastructure costs.
o Wildhorse Ranch compares unfavorably to the recently-approved Verona and Chiles Ranch projects. Verona contributed $12,000 per market-rate unit, plus standard fees; Wildhorse Ranch requires no such contributions.
HELP SLOWERIPHERAL SPRAWL.
2000 UNBUILT UNITS ARE ENOUGH FOR NOW!!
Please Vote No on P.
We stand behind the statements that we made in the Argument against Measure P. We’ve provided verification, documentation, and explanation at 2000homesareenough.org.
· Wildhorse Ranch prices are NOT affordable.
o According to City staff, the least expensive units are 73 townhouses which will sell for $451,000 on average if built in three years.
o Is $451,000 for an attached townhouse really “affordable” housing?
· The project that you are voting on does not pay for itself.
o City costs exceed tax revenues each and every year.
· “Green” and “sustainable” claims are overstated.
o Sustainable developments are generally close to jobs, transportation hubs, neighborhood shopping and/or downtown.
o This project is located on the periphery, far from Davis jobs, shopping, and transportation hubs.
· A deeply flawed process.
o This project was rushed onto the ballot in the wee hours of the morning, without a completed development agreement, without adequate Council discussion, and without review by key citizen-based Commissions.
· We should not approve more housing now.
o Davis has already satisfied our current State growth target and the more housing we approve now, the more pressure we will have to grow faster in the future since future targets are based on past growth.
· The development agreement can be changed after election day by future City Council votes.
o But passage of Measure P ensures that the land designation from agricultural to residential will remain.
o
PLEASE HELP US SLOW PERIPHERAL SPRAWL. 2000 UNITS ARE ENOUGH FOR NOW.
VOTE NO ON MEASURE P