06 New Harmony Project - City Council - City of Davis

New Harmony Apartments – PA#61-07
designed, they cited their concern about the potential health impacts of exposure to freeway
traffic on residents as the primary reason for their denial. In particular, the Commissioners cited
a recent study that found detrimental effects on lung development from traffic exposure for
children living within 500 meters (1,640 feet) of a freeway in 12 communities in Southern
California.
The applicant filed an appeal of the Planning Commission’s denial. For its basis, the appeal cited
inconsistency with applicable City policies and standards and State regulations, inadequate
findings for denial, and failure of the Planning Commission to proceed in a manner required by
law. The appeal included additional information and analysis, specifically addressing the air
quality and health issues raised by the Planning Commission.
Overall, staff believes the project is well-conceived and is consistent with City policies and
goals. The project and site improvements represent a significant investment in the property that
would provide benefits to the neighborhood and community. Importantly, the project targets a
difficult-to-serve population and provides high-quality affordable housing to help the City meet
its state housing requirements. However, it also faces challenges. There are neighborhood issues
related to crime, parking, traffic, and project design that the applicant has worked to address, but
concerns persist and neighbors have expressed opposition. Comments have indicated a
perception of an overconcentration of affordable housing sites in the neighborhood and worries
that existing problems could be worsened by this project. In addition to the neighborhood
issues, the project faces serious concerns about potential air quality impacts raised by the
Planning Commission.
Basic project issues are discussed in the attached Planning Commission staff report.
Supplemental information and additional discussion of air quality and housing issues are
presented below. After reviewing the merits of the project and considering the Planning
Commission action, public comments, and additional analysis, the City Council has the
discretion to approve, deny, or modify the project as it deems necessary. Staff believes that
specific neighborhood concerns have been addressed by the project or as conditions of approval
and that affordable housing is well-dispersed throughout the city and has not created an overconcentration
of sites in this area. Given the site-specific analysis that has been done for the
project, and consultation with the local air quality district and other air quality experts, staff also
believes that the air quality concerns can be and have been adequately addressed and mitigated.
Council Goals & Objectives
The project meets the City Council’s goal to “Provide a mix of high quality housing to meet
community needs.” Consistent with the stated goal, it advances housing options targeting
affordability, internal growth, and housing needs of special populations. It addresses the
Council’s specific objectives to:
Provide slow, steady additions to housing stock, consistent with Council set goals and
General plan and ensure that any new housing benefits the community.
Address SACOG fair share growth, natural growth and growth to provide internal
support for the University.
Ensure special needs housing – for seniors, for those who have accessibility issues, and
for people who work but don’t currently live in Davis.
Work to establish permanent affordability of housing provided through city program and
requirements for inclusion.
10/07/2008 City Council Meeting 06 - 2