City of Davis

September 30, 2009 – Measure P Information, Wildhorse Ranch Proposal Ballot Measure

Background

The Citizens Right to Vote on Future Use of Open Space and Agricultural Lands Ordinance was passed by the voters in 2000, as Measure J on the ballot. This provision requires the City’s voters to approve a General Plan amendment that would re-designate land from Agriculture or Open Space to any urban use. If the City Council votes in the affirmative on the General Plan amendment for a project, then the General plan amendment goes before the voters to ratify or reject the City Council action. The vote is an “up or down” mechanism that requires a project be accepted or rejected in its entirety. General Plan amendments going before the voters must include a list of baseline project features for the proposed project. These features provide a description of the key elements of the project which may not be changed without a subsequent vote of the City's voters.

What is Measure P?

Measure P is the ballot measure which places the Wildhorse Ranch residential project proposal before the voters for their consideration. The ballot measure language reads as follows:

“Shall Resolution No. 09-132, amending the Davis General Plan to change the land use designations for the Wildhorse Ranch property from agricultural to residential uses, as set forth in the Resolution and establishing the Base Line Project Features for development of the Wildhorse Ranch Project be approved?”

When is the Election?

The election is being held on Tuesday, November 3, 2009. Measure P is the only measure on the ballot in Davis.

What is the Project Proposal?

The project site is located on the north side of Covell Boulevard directly north of the intersection of Covell Boulevard and Monarch Lane and on the east edge of the Wildhorse subdivision. The proposal is to allow the development of the 25.8-acre site with up to 191 residential units, which will consist of 73 detached single-family units, 78 two to three story attached single-family units (condominiums/townhomes), and a 40-unit apartment complex on 1.92 acres; 38 of the 40 units will be used to meet the project’s affordable housing requirement.

City Council Actions

On July 28, 2009 the City Council held a public hearing on the proposed project applications, and took the following actions:

1. Certified the Final Environmental Impact Report (EIR) for the proposed project
2. Approved the General Plan Amendment that changes the land use designation of the subject site from Agriculture to Residential High Density, Residential Medium Density, Neighborhood Greenbelt, Natural Habitat Area, and Urban Agricultural Transition Area
3. Approved a resolution calling for a special election on November 3, 2009 for voter consideration of the Wildhorse Ranch General Plan amendment and baseline project features.

In September, 2009 the City Council took the following actions, contingent of the passage of Measure P:

1. Approved an ordinance rezoning the property from Horse Ranch to Residential Planned Development.
2. Approved the affordable housing plan for the proposed project and determined that the affordable housing shall be constructed by the developer and not given to the City as a land dedication site. Construction of the affordable housing units shall begin by the 75th market rate unit building permit and shall be completed by the 100th market rate unit.
3. Approved an ordinance adopting a Development Agreement between the City and the developer, Parlin Development, LLC. A Development Agreement is a contract between the city and a developer and provides a vested right for development of an approved project in exchange for certain developer obligations.

These actions do not go into effect if the voters reject Measure P.

Are additional actions necessary if Measure P passes?

Future entitlement applications that must be processed for the project to proceed, if Measure P passes, include:

1. Tentative Map to subdivide the property;
2. Final Planned Development to establish final development standards for the property; and
3. Design Review (for the affordable housing units and open spaces within the project)

The above entitlements would be reviewed by the City Planning Commission at a public hearing and are appealable to the City Council. Subsequent Final Map(s) and subdivision agreement(s) would be reviewed and acted on by the City Council.

Where can I find more information?

• Additional ballot measure information, including the impartial analysis and arguments in favor and against Measure P can be found at the Yolo County Elections office web site.
• Various City documents, including the project plans, staff reports, and the Environmental Impact Report can be found on the Documents page of the Wild Horse Ranch Proposal section of the City of Davis’ web site.