Davis at a Crossroads: Debunking Housing Narratives and Rethinking Measure J/R/D
The looming votes on the Village Farms and Willowgrove development proposals have ignited a heated debate in Davis, centered around the city’s housing needs and the role of Measure J/R/D. The Davis Citizens Planning Commission argues that the prevailing narratives surrounding these proposals are largely flawed, leaving the community with a binary choice between two unsatisfactory options: unfettered development driven solely by landowners or outright rejection of crucial housing projects. The Commission proposes a third path: amending Measure J/R/D to empower the community to shape its own growth.
Arguments against expansion often hinge on the belief that infill development can satisfy Davis’s housing needs. However, the recent Housing Element update, mandated by the state, demonstrated the inadequacy of this approach. While some contest the state’s role in assigning housing targets, the Commission emphasizes that this mandate is a relatively light touch, simply requiring cities to identify potential housing sites. This process revealed the limitations of infill development in addressing the statewide housing deficit, which is particularly acute in Davis.
Another common argument against expansion centers on the anticipated "baby boomer die-off," predicting a surplus of available housing. While it’s true that a significant portion of Davis’s single-family homes are owned by individuals over 65, these homes primarily cater to the upper end of the market. The Commission highlights the urgent need for middle-income housing, a segment largely untouched by the boomer die-off. Furthermore, any substantial release of these properties is still years away, providing no immediate relief to the current housing crisis. Misconceptions about California’s declining population further cloud the issue. Despite a temporary dip during the pandemic, the state’s population is rebounding. More tellingly, the average number of people per household has increased, underscoring the persistent housing shortage.
Opponents also raise concerns about declining school enrollment, suggesting that "right-sizing" schools could negate the need for additional housing. The Commission counters this argument, emphasizing the social and economic benefits of a robust school system. Closing schools would not only negatively impact the community but also prove fiscally unsound due to fixed costs and per-student funding losses. Supporting the school system, including out-of-district transfers, is viewed as a contribution to regional well-being, extending the advantages of Davis’s excellent schools to a wider population.
On the other side of the debate, proponents of the current development proposals often tout the benefits of increased housing supply, including the filtering down of housing to lower-income brackets. However, the Commission argues that new premium housing, like that in the Cannery, is often snatched up by out-of-town buyers, with little impact on local affordability. The focus, they contend, should be on housing targeted towards those currently excluded from the Davis market.
The proposals for Village Farms and Willowgrove are promoted as providing significant "Missing Middle Housing" and "affordable by design" units. The Commission challenges these claims, pointing out that the majority of units in both developments are detached single-family homes, falling outside the definition of "Missing Middle Housing." True "Missing Middle Housing," such as attached duplexes and townhouses, remains a small fraction of the proposed developments, raising concerns about their effectiveness in addressing the needs of moderate-income households, including teachers and service workers.
The argument that detached single-family homes in neighboring cities are similarly priced to attached units in Davis, thereby negating the need for the latter, is also disputed. The significant price premium enjoyed by Davis homes reflects their desirability, stemming from factors like superior schools, safety, and amenities. Attached units in Davis remain highly sought after, particularly by younger families and those working locally, but their scarcity perpetuates affordability challenges.
Finally, the notion that detached single-family homes contribute more students to the school system than attached units is debunked. The Commission criticizes a Davis Joint Unified School District study that uses data from the Cannery’s high-density, child-unfriendly townhouses as a basis for this claim. They argue that well-designed, lower-density attached housing with private outdoor space can be just as, if not more, conducive to families with children, particularly for younger families drawn to starter homes. Ironically, the proposed developments prioritize housing types least affordable for the very teachers who educate the students they are intended to attract.
Confronted with these conflicting narratives and the limitations of the current proposals, the Davis Citizens Planning Commission advocates for amending Measure J/R/D. This would create a third option, allowing the community to define its own vision for growth and pre-approve development plans that align with its values. While a General Plan update is underway, this process is inherently broad and lacks the direct citizen input and binding nature of a Measure J/R/D amendment.
The amendment would offer a proactive approach to addressing the housing crisis, facilitating collaboration between the community and developers. It would empower residents to shape the future of Davis, ensuring that growth aligns with their vision rather than being dictated solely by landowner interests. This approach does not undermine democracy, but rather enhances it by giving more power to the electorate and enabling direct citizen participation in shaping development plans. By adding a choice that reflects wider community values and desires, the power of the vote is strengthened. The Commission urges the community to embrace this opportunity and engage in a productive dialogue about amending Measure J/R/D.
