Community Collaboration

Beginning in December 2005 the Wildhorse Ranch Development Team has met formally with their Wildhorse Community neighbors twenty one (21) times as follows:

1. 1. December 19, 2005

We began with a small gathering of selected neighbors at the offices of Cunningham Engineering in Davis. After gathering input from these meetings, we invited 486 neighbors within the Wildhorse community. On February 12, 2006, our conceptual map was presented at two separate sessions held at the Wildhorse Golf Club.

2. January 15, 2006

Hearing of concerns and suggestions, we invited the 47 immediate neighbors surrounding the property to meetings held January 15 and 22, 2006 at the Wildhorse Golf Club.

3. January 22, 2006

Hearing of concerns and suggestions we invited the 47 immediate neighbors surrounding the property to a meeting held 22, 2006 at the Wildhorse Golf Club.

4. February 12, 2006

After gathering input from the three prior meetings, we invited 486 neighbors within the Wildhorse community. On February 12, 2006, our conceptual map was presented at two separate sessions held at the Golf Club on this day. Overall comments and thoughts verbalized in these meetings were that the neighbors present generally believe the following:

• Support development as opposed to the continued operation of a horse ranch.
• Support single story homes around the perimeter adjacent to Caravaggio Street neighbors – minimizing impact on existing homes and on existing views.
• Support greenbelt access across the property to the greenbelt and agricultural buffer.
• They are divided as to the choice of receiving an addition of 20 feet to be added to the rear yards of the homes located on Caravaggio or having an addition of 20 feet separation setback added to the rear yard of the proposed new homes.
• Support home ownership, no apartments.
• Support greenbelts and a 3-acre passive park/recreational area.
• Support stacked flats/townhouses away from existing homes in the southeast corner.

5. June 4, 2007

We participated in the City of Davis Outreach Meeting designed for the immediate neighbors who live within 2,000 ft. of the Wildhorse Ranch project site. The City mailed invitation notices to the residents and property owners. Unveiling of the project designed by David Mogavero of Mogavero Notestine Associates and Parlin Development Company followed by discussion with the Wildhorse community neighbors.  Approximately 50 neighbors attended and 45 signed in.

6. June 14, 2007

Participated in a second City of Davis Outreach Meeting designed for the community at large. The City mailed invitation notices to the residents and property owners within 2,000 ft of the Wildhorse Ranch project site. A second unveiling of the project by David Mogavero of Mogavero Notestine Associates and Parlin Development Company followed by discussion with the Wildhorse community neighbors. Approximately 25 neighbors attended and 23 signed in.

7. July 18, 2007

Participated in a third City of Davis Outreach Meeting designed for the community at large. The City mailed invitation notices to the residents and property owners within 2,000 ft of the Wildhorse Ranch project site. A third unveiling of the project by David Mogavero of Mogavero Notestine Associates and Parlin Development Company followed by discussion with the Wildhorse community neighbors. Approximately 20 neighbors attended and 16 signed in.

8. January 23, 2008

A follow-up meeting hosted by the Parlin Development Team with the Wildhorse community neighbors prior to the January 29, 2008 City Council meeting.

9. February 25, 2008

Initial meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the adjacent Wildhorse neighbors following the January 29, 2008 City Council meeting in which the City Council directed the developer to continue to meet with the neighbors to try to resolve the differences between the parties. All 260 homeowners west of the project site were invited to this meeting. A group of neighbors met with the development team and a candid discussion occurred which resulted in a better understanding of the neighbors concerns about the project. Approximately 12 neighbors attended.

The following issues were identified as concerns by the neighbors and we agreed to work to resolve them:

• The project as currently designed was too dense at 259 units.
• There was concern about potential obstructed views due to building heights of the previous plan calling for three story and four story units.
• There was not enough buffer and open space between the project and the existing Caravaggio neighbors.
• There were concerns about appropriate park, playground area and open space.
• There were concerns about units being turned by property owners into rentals.
• There were concerns about the affordable apartment homes. Some did not want rentals at all.
• Maintain good communications between all parties (developer, neighbors, city staff.) and we committed to holding future meeting with the neighbors.
• Work with the neighborhood representatives in achieving agreement on the design of the project.

***Following the February 25, 2008 meeting the project was redesigned over a three month period taking into account the neighbors’ concerns***

10. June 10, 2008

A community meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club to unveil the newly designed Wildhorse Ranch plan by the Dahlin Group.  All residents who live within 2,000 feet of the Wildhorse Ranch project including all Wildhorse community neighbors were invited to attend.  Approximately 50 neighbors attended and 32 signed in.

11. July 29, 2008

A second meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club to again unveil the newly designed Wildhorse Ranch project by the Dahlin Group specifically to all the Wildhorse East Community neighbors (including all Caravaggio residents) who had recently formed their Wildhorse East Neighborhood Association (WENA.) All 260 homeowners west of the project site who comprise WENA were invited. Approximately 25 neighbors attended and 18 signed in.

On June 10, 2008 and again on July 29, 2008 we unveiled the newly designed plan to the neighbors, WENA and the community at large. This plan was formally submitted to the City in August 2008. The newly designed plan addressed the above concerns by:

• Wildhorse Ranch was reduced by 68 units to 191 units. The new project calls for (40) City required affordable apartment homes, (78) townhomes and (73) single family homes.
• All four story units were eliminated. The remaining three story units were surrounded by two story townhomes or apartment homes, so that no three story units faced the immediate neighbors on Caravaggio.
• Wildhorse Ranch was moved east and south to be as far away as possible from the Caravaggio
• Neighbors creating an “orchard” or “urban forest” open space buffer area between the existing and future neighbors.
• Combined with the “orchard”/“urban forest” open space the new plan dedicated a City greenbelt through the heart of the project (running east and west) and an agricultural buffer on the eastern spine of the project (running north and south.) A playground area will be designed for small children.
• Combined with the “orchard” the project dedicates to the City a green belt and agricultural buffer which guaranteed nearly 37.7% of the 25.8 acres as open space.
• Although there can be no guarantee that home buyers will not in turn rent their units the for sale units (townhomes & single family homes) will be marketed as affordable housing for first time buyers.
• Wildhorse Ranch affordable apartment homes are located at the southern end of the project and will be designed in a “seamless” manner and appearance to the rest of the project’s homes.

The Wildhorse Ranch development team and the newly formed Wildhorse East Neighborhood Association (WENA) have worked to maintain good communications and hold as many neighborhood meetings as needed. To that end, since January 2008 we have held (9) formal working meetings and participated in (2) City of Davis Outreach Meetings. The Wildhorse Ranch development team has continued to seek input from the neighbors as well as the community at large.

During our meetings in 2008 and 2009 we have continued to discuss and address the details of the new plan with WENA and worked to find common ground so as to reach a mutual agreement.  Our next three meetings of October 22, December 10 and January 27 we continued to focus of the newly designed plan and on the following issues and concerns of the Caravaggio East neighbors and WENA:

• The number of units.
• Third story townhomes and the apartment homes.
• Open space (orchard, greenbelts, ag buffer) guaranteeing that it remain as open space in perpetuity.
• Details about the orchard regarding its development and maintenance. A playground will be provided for small children.
• Latest plans for managing the affordable housing.
• Sufficient amount of parking for residents and guests at Wildhorse Ranch itself.
• The proposed 20 foot land dedication proposal for the Caravaggio East neighbors.

12. October 22, 2008

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the newly formed Wildhorse East Neighborhood Association (WENA)  working group to discuss the details of the newly designed plan. The “working group” consists of all WENA board members and officers as well as other interested WENA members. Nine WENA “working group” members attended.

13. December 10, 2008

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the WENA working group to continue discussing the details of the newly designed plan. Seven WENA “working group” members attended.

14. January 27, 2009

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the WENA “working group” to continue discussing the details of the newly designed plan. Seven WENA “working group” members attended.  As a result of the meetings from October through January the Wildhorse Ranch development team has addressed the following:

• Number of Units: we have addressed the project’s need to maintain the aggregate number of units at 191, which when taken into account is nearly the same amount of units per acre as the existing Wildhorse Community itself.
• Three Story Units: eliminated all four story units as originally proposed. Reduced the number of three story townhouse units and surrounding those that remain with two story townhome units and two story single detached homes. The Dahlin Group has provided additional drawings and a “Sketch-up” interactive model illustrating the Wildhorse Ranch building heights and views the Caravaggio East neighbors can expect once the project is built.
• Maintaining Open Space in Perpetuity: we have explored all methods to guarantee that the currently designed open space (orchard, greenbelts & ag buffer) will remain in perpetuity as open space. This will include language within the Development Agreement itself as well as other governing documents.
• Orchard Maintenance: we have provided greater details and information on its planned development and maintenance by the proposed Wildhorse Ranch Homeowners Association.
• Affordable Housing: working with the City of Davis we are committed to providing affordable housing as required by the City that is appropriate and attractive for the project.
• Residential/Guest Parking: working with the City of Davis we have shown a way to increase the amount of parking spaces from 512 spaces to 550 spaces.
• Caravaggio East Land Dedication: we have provided documents showing the details (estimated land value, costs, property taxes, transfer fees) regarding the 20 foot land dedication proposal for the Caravaggio East neighbors assuring that they will have this information in a timely manner to make an informed decision. We will create a date certain with the City for the offer to be exercised or not by the affected neighbors. We also worked on the fencing and grading issue for the land dedication (i.e. uniformity of the fence line, research the possibility of reusing the existing fence, review the design plans of the existing fence.)

15. February 10, 2009

Meeting hosted by WENA was held at Harper Jr. High with the WENA “working group” and the WENA General Membership. The entire WENA general membership was invited by the WENA association themselves. The Parlin Development Team and the Dahlin Group reviewed the work done to date with the WENA “working group” and showed both a power point and “sketch-up” presentation to the general membership and conducted Q & A. Approximately 25 WENA members including the “working group” and association board members attended.

16. February 25, 2009

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the WENA “working group” to continue discussing the details of the newly designed plan and in particular addressing the above items #1 through #7.  Seven WENA“working group” members attended.

17. March 11, 2009

Participated in the City of Davis Outreach Meeting designed for the immediate neighbors who live within 2,000 ft. of the Wildhorse Ranch project site. The City mailed invitation notices to the residents and property owners. At the City’s request, we conducted a presentation of the project and participated in the Q & A. Meeting held at Harper Jr. High. Approximately 30 neighbors attended and 27 signed in.

18. March 18, 2009

Participated in the City of Davis Outreach Meeting designed for the community at large. The City mailed invitation notices to the residents and property owners within 2,000 ft of the Wildhorse Ranch project site; placed notices in the Davis Enterprise and on the City website.  At the City’s request, we conducted a presentation of the project and participated in the Q & A. Meeting held at Harper Jr. High.  Approximately 20 neighbors attended and 17 signed in.

19. April 14, 2009

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with the WENA “working group” to continue discussing the details of the newly designed plan and the remaining issues of concern. Six WENA members attended.

20. July 6, 2009

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with WENA officers Phil Wyels (Chair) and Phil King (vice-Chair) to discuss the proposed 20’ land dedication to the adjacent Wildhorse neighbors along the east side of Caravaggio Drive. Additionally we discussed the issues of the project’s overall density, three story units and parking concerns. At the meeting Mr. Monfared agreed to restore the 20’ land dedication offer to those eastern Caravaggio Drive neighbors who wished to accept the gift of land. Mr. Wyels agreed to survey the eastern Caravaggio Drive neighbors as to who was interested in the offer and to invite them to our next meeting on July 21, 2009 to discuss the matter. Only two WENA members attended: Mr. Wyels & Mr. King.

21. July 21, 2009

Meeting hosted by the Parlin Development Team was held at the Wildhorse Golf Club with WENA & the eastern Caravaggio Drive neighbors who are being offered the 20’ land dedication to their existing backyards. Discussion concerned the details of the offer and the timeline for acceptance.