Town Center debate targets density numbers
Some observations regarding the continuing Town Center debate and discussion:
--Residents and project planners clearly differ over the definition of high-density as they discuss the merits of housing proposals for the 344-acre Old Towne redevelopment area. Historically, Yorba Linda considers 10 to 15 units per acre on the high side, but the city’s development partner, Creative Housing Associates, sees an even higher number needed to ensure economic success for their pedestrian-oriented Town Center revitalization.
--The developers think high density – from 30 to 40 units per acre – can be disguised by design elements, and they point to their several Los Angeles-area projects as evidence. However, some residents note that Yorba Linda has been built as a low-density, semi-rural environment, and placing a dense retail and residential development in the heart of the city represents a historic change of direction.
--A Creative Housing document says the company’s proposed high-density units will target homebuyers from the "creative class," which they describe as "artists, engineers, designers, architects and others" who want to live in a pedestrian-friendly downtown.
High-density opponents point out that state law requires at least 20 percent of a redevelopment area’s tax-increment revenues be used to provide affordable housing for very-low-, low- or moderate-income households.
--A one-page biography of lead developer-partner Michael Dieden has surprised some of Yorba Linda's conservative Republican residents. The bio boasts that Dieden was "one of the youngest staff members"in Jerry Brown's 1974 gubernatorial campaign.
The handout also notes Dieden managed Tom Hayden's 1982 Assembly campaign and was appointed to the California Architects Board in 2002 by recalled Gov. Gray Davis.
--The well-attended four-day charrette pealed away some project opponents by penciling in a cultural arts facility and promising to preserve Old Towne’s historic buildings.
However, density, traffic, taxpayer financing and staunch opposition to the threatening nature of the city’s eight-year eminent domain authority, has unified other opponents.
--Yorba Linda Residents for Responsible Redevelopment has retained prominent anti-redevelopment attorney Chris Sutton and will explore petitioning for an initiative or referendum vote by residents on all or various aspects of the project.
Some anti-redevelopment activists think a ballot initiative would gain more voter support than a referendum because a successful initiative could enact a mechanism that would provide density and other protections citywide, not just in the Old Towne area.
A FINAL NOTE
City Council members should take two actions to build a true community consensus for the Town Center project and avoid months of contentious debate, as well as a potentialballot initiative that would divide the community along geographic lines:
First, they should repeal their eminent domain authority, a power they say they don't want to exercise.
Second, they should put a density cap on Old Towne housing development and tell Creative Housing Associates to work within the city's historic parameters as the developers prepare their plans.
--Residents and project planners clearly differ over the definition of high-density as they discuss the merits of housing proposals for the 344-acre Old Towne redevelopment area. Historically, Yorba Linda considers 10 to 15 units per acre on the high side, but the city’s development partner, Creative Housing Associates, sees an even higher number needed to ensure economic success for their pedestrian-oriented Town Center revitalization.
--The developers think high density – from 30 to 40 units per acre – can be disguised by design elements, and they point to their several Los Angeles-area projects as evidence. However, some residents note that Yorba Linda has been built as a low-density, semi-rural environment, and placing a dense retail and residential development in the heart of the city represents a historic change of direction.
--A Creative Housing document says the company’s proposed high-density units will target homebuyers from the "creative class," which they describe as "artists, engineers, designers, architects and others" who want to live in a pedestrian-friendly downtown.
High-density opponents point out that state law requires at least 20 percent of a redevelopment area’s tax-increment revenues be used to provide affordable housing for very-low-, low- or moderate-income households.
--A one-page biography of lead developer-partner Michael Dieden has surprised some of Yorba Linda's conservative Republican residents. The bio boasts that Dieden was "one of the youngest staff members"in Jerry Brown's 1974 gubernatorial campaign.
The handout also notes Dieden managed Tom Hayden's 1982 Assembly campaign and was appointed to the California Architects Board in 2002 by recalled Gov. Gray Davis.
--The well-attended four-day charrette pealed away some project opponents by penciling in a cultural arts facility and promising to preserve Old Towne’s historic buildings.
However, density, traffic, taxpayer financing and staunch opposition to the threatening nature of the city’s eight-year eminent domain authority, has unified other opponents.
--Yorba Linda Residents for Responsible Redevelopment has retained prominent anti-redevelopment attorney Chris Sutton and will explore petitioning for an initiative or referendum vote by residents on all or various aspects of the project.
Some anti-redevelopment activists think a ballot initiative would gain more voter support than a referendum because a successful initiative could enact a mechanism that would provide density and other protections citywide, not just in the Old Towne area.
A FINAL NOTE
City Council members should take two actions to build a true community consensus for the Town Center project and avoid months of contentious debate, as well as a potentialballot initiative that would divide the community along geographic lines:
First, they should repeal their eminent domain authority, a power they say they don't want to exercise.
Second, they should put a density cap on Old Towne housing development and tell Creative Housing Associates to work within the city's historic parameters as the developers prepare their plans.
posted by Jim Drummond at 12:00 PM
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