I forgot to mention how grateful I am for the reporting on this project. I hope that you have the bandwidth to continue to pursue more information about the efforts and outcomes to actually rent the units.
You were generous in not pointing out that the brochure is nearly incomprehensible. What is a domestic tenant or co-tenant farm laborer? What are the requirements in the code 3560.152? Does anyone have the definition of adjusted income on the tip of their tongue? Do they mean the adjusted gross income line on your IRS form? What is applicable welfare rent? The Income limits table is still a bit of a mystery. I guess AMI is area median income. So, 30% of area median income is $29,070 for one person and $41,490 for four people? Then the fine print says rent is 30% of adjusted income. Adjusted for what. Where do I find the data on the difference in rent for 1, 2 or 3 bedrooms? Wonder why farm workers are not lined up?
So, if I read this correctly, we have for-profit entity getting a 1% loan for 33 years due to a somewhat opaque relationship with a non-profit organization. They also qualify for a rent subsidy that enables them to have guaranteed ROI since the subsidy is based on the development costs. Additionally, they qualify for a property tax exemption and were allowed to bypass the local approval process, and I would assume, related fees. All of this ridiculousness is regulated and funded by a federal agency and sanctioned by our state governor and legislature. The local farmers are unaware of the opportunity for their workers so no apparent effort has been made by the developer to secure tenants. This sounds like a classic example of the federal, state and local governments enabling and funding development that ultimately benefits only the developer and government agencies that "manage" the regulations and funding mechanisms. There is nothing that says that the developer can't amend his need estimate to zero and sell the property in the coming years. What a ridiculous scam at the expense of the taxpayers.
When are our elected officials (not just here in Sebastopol!) going to stop giving money and contracts to these fly-by-night companies? There is no accountability. Just a "whoops, we spent too much money and got nothing for it! Again!"
Since the incoming administration decided to deport farm workers, maybe they don't want to be such an easy target. "Hey we live here in a farm worker complex".
Thank you for this article. Also…the CEO of Pacific companies, Caleb Roope is a millionaire businessman from Idaho on the Board of several right wing Christian organizations with missions to “help the poor” by making millions for their white board members. Look him up! And their sister companies.
The fact that our local government/planning commission didn’t feel obligated to investigate this project when it went for state funding is a travesty—along with the empty apartments sitting there when people need housing !
Another example of our city basically saying, what can we do about it? Like the hotel housing the homeless closing. Like the Cock Robin sign. There is Lots of goodness in Sebastopol, but some major improvements needed in accountability and reaching the goals we set ourselves or from the housing dictators in Sacramento.
If 'farm worker' includes vineyard/winery workers of all kinds, there should be plenty of applicants. The hours the rental office is keeping are absurd. What's their motive for keeping the place empty? Not that the neighbors mind less traffic and noise. Houses and condos all around the property are going on the market in anticipation of all that.
Nice job of reporting, digging in, and asking the questions. The lack of answers from the owners and the lack of tenants, puts a big doubt in the public's mind of what's really going on. It's easy to assume/conclude the owners don't want rent those units out cheap, rather find a way around the restrictions to bring in a higher paying tenant base
I forgot to mention how grateful I am for the reporting on this project. I hope that you have the bandwidth to continue to pursue more information about the efforts and outcomes to actually rent the units.
You were generous in not pointing out that the brochure is nearly incomprehensible. What is a domestic tenant or co-tenant farm laborer? What are the requirements in the code 3560.152? Does anyone have the definition of adjusted income on the tip of their tongue? Do they mean the adjusted gross income line on your IRS form? What is applicable welfare rent? The Income limits table is still a bit of a mystery. I guess AMI is area median income. So, 30% of area median income is $29,070 for one person and $41,490 for four people? Then the fine print says rent is 30% of adjusted income. Adjusted for what. Where do I find the data on the difference in rent for 1, 2 or 3 bedrooms? Wonder why farm workers are not lined up?
So if I understand it they're now renting at market rate, watch the next big development going in north of town at the O'Reilly' building
So, if I read this correctly, we have for-profit entity getting a 1% loan for 33 years due to a somewhat opaque relationship with a non-profit organization. They also qualify for a rent subsidy that enables them to have guaranteed ROI since the subsidy is based on the development costs. Additionally, they qualify for a property tax exemption and were allowed to bypass the local approval process, and I would assume, related fees. All of this ridiculousness is regulated and funded by a federal agency and sanctioned by our state governor and legislature. The local farmers are unaware of the opportunity for their workers so no apparent effort has been made by the developer to secure tenants. This sounds like a classic example of the federal, state and local governments enabling and funding development that ultimately benefits only the developer and government agencies that "manage" the regulations and funding mechanisms. There is nothing that says that the developer can't amend his need estimate to zero and sell the property in the coming years. What a ridiculous scam at the expense of the taxpayers.
Good article, Ezra. Thank you for all the information.
When are our elected officials (not just here in Sebastopol!) going to stop giving money and contracts to these fly-by-night companies? There is no accountability. Just a "whoops, we spent too much money and got nothing for it! Again!"
Since the incoming administration decided to deport farm workers, maybe they don't want to be such an easy target. "Hey we live here in a farm worker complex".
I assume this would be for legal residents.
Even legal immigrants might be wary. The Chinese Exclusion Act deported many legal immigrants.
The Japanese Internment camps (instituted under the Alien Enemies Act) were 2/3rds comprised of American citizens.
https://www.archives.gov/education/lessons/japanese-relocation
Thank you for this article. Also…the CEO of Pacific companies, Caleb Roope is a millionaire businessman from Idaho on the Board of several right wing Christian organizations with missions to “help the poor” by making millions for their white board members. Look him up! And their sister companies.
The fact that our local government/planning commission didn’t feel obligated to investigate this project when it went for state funding is a travesty—along with the empty apartments sitting there when people need housing !
Another example of our city basically saying, what can we do about it? Like the hotel housing the homeless closing. Like the Cock Robin sign. There is Lots of goodness in Sebastopol, but some major improvements needed in accountability and reaching the goals we set ourselves or from the housing dictators in Sacramento.
If 'farm worker' includes vineyard/winery workers of all kinds, there should be plenty of applicants. The hours the rental office is keeping are absurd. What's their motive for keeping the place empty? Not that the neighbors mind less traffic and noise. Houses and condos all around the property are going on the market in anticipation of all that.
What the heck? She could not tell what company she worked for? This sounds crooked at a dog's hind leg.
Sounds like there's something rotten in the estate of Woodmark.
Nice job of reporting, digging in, and asking the questions. The lack of answers from the owners and the lack of tenants, puts a big doubt in the public's mind of what's really going on. It's easy to assume/conclude the owners don't want rent those units out cheap, rather find a way around the restrictions to bring in a higher paying tenant base