Novato Advance, Wednesday, April 12, 1989 Hamilton a
golden opportunity
It is less important to redistribute wealth than it is to redistribute opportunity.”
Arthur Vandenberg
By DWAYNE HUNN
Trying
to redistribute wealth is an unfortunate habit America falls to after it misses
productive opportunities.
Novato voters should approve Hamilton project with a
yes vote on Measure F because It offers a golden opportunity to:
1. Redevelop a blighted area.
2. Attract business and generate sales-tax
revenues.
3. Create jobs for some
of the 78 percent of Novato residents who commute out of town to work.
4. Provide
funds that would allow up to 1,000 Novato families to obtain affordable rental
and ownership homes.
If voters reject the
Hamilton project, the costs of “doing business as usual” will continue to:
1. Force long Sonoma
commutes that gridlock 101.
2. Deprive the region of Increasing and balancing the supply
of jobs with affordable housing.
3. Weaken the
possibilities of making the train economically viable on the Northwestern
Pacific railroad right-
of-way.
4.
Allow the military to develop Hamilton, thereby depriving the city of any
economic benefits.
Voting no on Measure F will force future generations to find more
expensive means “to redistribute wealth” in order to try to regain today’s
present good-planning opportunity. From this perspective I address some of the
issues raised by the opponents
The 400-plus acres purchased by Berg-Revolr for $45 million will
be a master planned community. Opponents unfairly distort Hamilton by comparing
It to non-master planned communities where haphazard, piecemeal development at
higher densities has occurred
The Hamilton plan calls for 215 residential acres to have 2,550
housing units, only 12 units per acre. Seventy acres have been set aside for
parks, open space, lighted bail fields, etc. Woven throughout the project are
bike and walking-running paths. Hamilton Field’s boarded-up barracks, unused
and rundown
hangars and decaying
underground utilities make It a blighted, stagnant area. Hamilton generates no
tax revenues for the City of Novato.
Incidentally, do you realize that Novato generates the lowest tax
revenue per person of any city In the nine Bay Area counties?
In 1985 the use of
redevelopment-agency bond financing was an option available to the purchaser.
At that time the cost estimates to Improve
the freeway, frontage road and add interchanges (which until the Hamilton
project have never been required expenditures of a private developer) were $7
million. In 1988 those cost estimates mushroomed to $24 million.
The costs to totally replace sewer, electrical, water utilities,
drainage and flood control (Improvements which benefit the extended Hamilton
subregion including Lanham Village, the mobile-home park and Hamilton School)
also increased.
When these escalating redevelopment costs were added to the $33
million of Berg-Revolr site improvement costs, financial logic dictated - that
available Novato Redevelopment Agency bond
financing be requested.
Opponents claim that using bond financing
will steal Novato taxpayers’ dollars. The California Community Redevelopment
Act Law refutes that distortion:
“Blighted areas are an economic and social
drag upon the community and it is good public business to eliminate them. By
the adoption of this constitutional amendment it will be made possible for the
property to pay its own way and finance the cost of redevelopment without any
additional levy upon the already overburdened
taxpayers.”
Project opponents claim there is some
deep, dark conspiracy involved In redevelopment financing. Opponents must
believe that Novato’s city staff, unified school district, sanitary district,
fire district and police department as well as every member of the Mann County
Board of Supervisors were blindfolded and arm-twisted into giving their
support. Do you believe those 3upporters are all a group of “uninformed wimps”
or “on the take"?
After
every new Hamilton-generated city-service cost —every police, fire, school,
park and road personnel or service is paid for — the city will annually receive
approximately $165,000 in general revenues for about 30 years while the
redevelopment-agency bonds are being paid of off.
Alter
the bonds are paid, the city will receive $2 million to $2.5
million per year. In addition, the city’s sales-tai revenues will jump by
approximately $500,000 (non-inflated) per year over the next 30 years.
Perhaps
most importantly, redevelopment-agency
financing is estimated to generate $36 million (non-inflated~ or $105 million
(inflated) to assist on-site workers In owning or renting at Hamilton.
Recently
I analyzed for Novato Ecumenical housing how many low-Income households could be assisted In their desire to
live and work on site at Hamilton. By pledging future cash flows from Novato’s RDA housing set-aside funds, 365 (29 percent) of the rental
units and 292 (23 percent) of the ownership units could be made affordable to
low-Income households.
This conservative analysis:
—
Used only 12 of the projected 30 years of
redevelopment-agency financing that are mandated for affordable
housing.
—
Used Mann’s criteria for defining low-Income
households (3.5-person household earning $32,000) to
determine how many ownership units could be purchased.
What does this mean to the traffic scare that opponents
constantly throw at the public to get them to oppose the project? It means
those potentially long traffic lines can be drastically reduced because Novato
RDA housing set-aside funds were not considered in tabulating the traffic
effects under the environmental impact report.
The EIR also did not consider the 101 traffic-reducing impact of
having a commute train operate on the rail tracks that run through the middle
of the Hamilton project.
A yes vote on Measure F can set the tone for how land owners up
and down the rail line develop. Only by abandoning suburban sprawl development
in favor of pedestrian pocket communities
along the rail line will Mann and Sonoma ever offer people the opportunity
to escape the gridlocking single-occupant vehicle.
Only
by voting with a vision for the future that provides diversity and opportunity for all can Mann really have
it all.
Please listen to those who want to educate you on Hamilton’s social and environmental benefits. Golden opportunities seldom knock twice.