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Extracted from Consolidated Report

This investigation was originally published as part of a larger consolidated report containing multiple investigations. View the consolidated PDF for the complete document.

Yolo County Grand Jury • 2010-2011

Yolo cOuNT Y GRANd JuRYP

Published: June 30, 2011 101 pages
View PDF View Full Original

Findings 18 findings

F1 Page 17
The City has a long established program for many of the current problems, including the ongoing affordable housing that has developed over the lawsuit by the original developers/consultants years by trying different models and using seeking to take possession of the DACHA properties inclusionary programs to mix affordable housing and their rents/proceeds from the City and its with conventional housing. The City has worked citizens, with resulting large attorney fees and staff costs, could have been avoided. 17 2010–2011 Yolo CountY Grand JurY Final report
F2 Page 25
The consultant may have been a factor in WJUSD’s F12. The 2009–2010 Board did not receive any training decision not to renew another designated employee’s in its roles and responsibilities. contract. Disclosure of the amorous relationship between the consultant and a designated employee F13. The 2010–2011 Board of Trustees is commended may have influenced the Trustees’ decision. for participating in training held in fall 2010 on the Brown Act, Board Governance, leadership and
F3 Page 25
The WJUSD Board of Trustees violated the Brown meeting management organized by the District Act by engaging in serial e-mail discussions office staff. District staff are planning another preparatory to voting. governance training for May 2011.
F4 Page 25
The WJUSD may have violated the Brown Act by F14. There is a lack of clarity and consistency regarding failing to provide 24 hour notice to a designated the process and procedure for handling complaints employee whose contract was not renewed. from staff and community members about District administrators submitted to the Board. No response
F5 Page 25
In March 2010, the WJUSD Board itself determined at all or responses that in effect, simply say “Thank that it violated the Brown Act by failing to report you for your letter/sharing your concerns” are not a roll call vote during an open session related to sufficient and can be interpreted as disregarding and its decision not to renew a designated employee’s demeaning. contract.
F6 Page 25
A Brown Act violation occurred on March 18, 2010, STAR testing at Winters High School scheduled when the Board failed to place a “correct or cure” in mid-April 2011. As of early May 2011, it is procedure on the agenda. unknown whether the District’s attempts to resolve the problems have been successful.
F7 Page 18
The City has maintained that DACHA was a private refinancing the outstanding loans. The City’s actions organization and therefore the City had no greater were made in good faith and with transparency. The responsibility to take a more active role than any Grand Jury found no evidence of a cover up. other lien holder when DACHA was first formed. Although this may be technically or legally F11. The loan of $202,000 to DACHA for share accurate, beginning in 2005, the amount of staff stabilization was not an inappropriate gift of public time and energy, constant oversight and investment money. A loan that must be repaid is not a gift. of large amounts of public funds prove this initial DACHA’s insolvency due to a lawsuit means the attitude was unrealistic. If the City was going to loan will not be repaid. However, the filing of a suit assume the degree of responsibility observed by and its aftermath does not transform the loan into the Grand Jury, it should have done more from the a gift. Most importantly, even assuming the loan outset. In particular, more should have been done had not been made, the City and the DRA would to assist the shareholders to fulfill their obligation have faced a significant moral dilemma at the time to create a total of 67 affordable housing units. The of foreclosure regarding whether to permit DACHA DACHA shareholders were inexperienced first time shareholders to receive a refund of some or all of home buyers who were required to build and market their share investments, that is for the citizens and 67 homes, manage the properties, assure capital their elected representatives to decide. improve ment reserves were sufficient, and refinance sophisticated commercial loans. A handout with F12. No improper gift of public money was made to pay FAQs was insufficient for this purpose. DACHA’s legal fees. The only money transferred from the City to DACHA to pay attorney fees was
F8 Page 18
The City’s awareness of financing issues that led it $30,000 from a trust account created to protect the to make the first loan to DACHA, combined with City’s right to collect its mortgage. The money in the City’s concern that initial carrying charges were the account was from the carrying charges received at the maximum level allowed under its affordable directly from DACHA and therefore was not public housing rules mandated that the City monitor money. The City also forbore to collect $116,510 DACHA’s progress carefully. There were not enough in mortgage payments to permit DACHA to pay eligible buyers with required down payments for its attorneys. However, this money was “wrapped” shares of DACHA. As a consequence, personal into the refinance loan by extending its term and loans with balloon payments and prepayment therefore was a loan rather than a gift. penalties were made to DACHA in order to attract prospective share purchasers. There was insufficient F13. During the period of time DACHA’s carrying discussion between the City and the developers/ charges were paid into the City’s trust account, consultants regarding this problem. The City should approximately $13,000 in arrearages occurred. This have exercised its right to appoint a DACHA board did not result in any loss to the City or any gift of member long before it did so in June 2005, when public money, as simple arithmetic shows that even concerns by residents came to light. The failure to after deduction of the $30,000 in attorney fees to take proper cognizance of the developing problems defend against the involuntary bankruptcy, the funds and the failure to appoint a board member earlier in the trust account were more than adequate to was failure of oversight by the City. make the mortgage payments of $12,877 per month.
F9 Page 18
There were many factors in DACHA’s failure, F14. Although there may have been serious delinquencies including the failure of oversight by the City, the in payments of carrying charges by shareholders to collapse of the housing bubble, the recent recession, DACHA, there was no failure by DACHA to make and the filing of a lawsuit against DACHA. No one mortgage payments to the City. The City was not factor is found to be the likely primary cause or a damaged by any such delinquencies and no public substantial factor in DACHA’s failure. money was lost as a consequence of any such delinquencies.
F10 Page 18
The City acted responsibly by making many attempts to preserve DACHA as part of its affordable housing F15. Subsequent to the foreclosure, the City has program. These attempts include changing the successfully managed the former DACHA maximum carrying charges, reducing the cost of the properties and collected almost every penny of rent homes, reducing the initial share price to $6,250 and due. There has therefore been no further loss to 18 2010–2011 Yolo CountY Grand JurY Final report the city or gift of public money subsequent to the before deciding to invest significant taxpayer funds foreclosure. in it. This should include public policy, and legal and financial reviews of any documents that form
F11
The loan of $202,000 to DACHA for share stabilization was not an inappropriate gift of public money. A loan that must be repaid is not a gift. DACHA’s insolvency due to a lawsuit means the loan will not be repaid. However, the filing of a suit and its aftermath does not transform the loan into a gift. Most importantly, even assuming the loan had not been made, the City and the DRA would have faced a significant moral dilemma at the time of foreclosure regarding whether to permit DACHA shareholders to receive a refund of some or all of their share investments, that is for the citizens and their elected representatives to decide.
F12
No improper gift of public money was made to pay DACHA’s legal fees. The only money transferred from the City to DACHA to pay attorney fees was $30,000 from a trust account created to protect the City’s right to collect its mortgage. The money in the account was from the carrying charges received directly from DACHA and therefore was not public money. The City also forbore to collect $116,510 in mortgage payments to permit DACHA to pay its attorneys. However, this money was “wrapped” into the refinance loan by extending its term and therefore was a loan rather than a gift.
F13
During the period of time DACHA’s carrying charges were paid into the City’s trust account, approximately $13,000 in arrearages occurred. This did not result in any loss to the City or any gift of public money, as simple arithmetic shows that even after deduction of the $30,000 in attorney fees to defend against the involuntary bankruptcy, the funds in the trust account were more than adequate to make the mortgage payments of $12,877 per month.
F14
Although there may have been serious delinquencies in payments of carrying charges by shareholders to DACHA, there was no failure by DACHA to make mortgage payments to the City. The City was not damaged by any such delinquencies and no public money was lost as a consequence of any such delinquencies.
F15 Page 25
The District was inadequately prepared for the
F16 Page 19
The City’s assumption in February 2011 that it the basis of such a project. will show a “profit” of $150,000 upon sale of the DACHA units for $4,500,000 does not take into R3. The City and RDA should do a more careful job of account significant costs and is therefore erroneous. deciding at the outset of any privately developed Such costs as the audit ($18,000), foreclosure costs project involving the investment of significant ($20,000), the forbearance money which will never public funds what the degree of public involvement be recaptured ($116,510) and the legal fees (over will be, and ensure the plan has a clear means of $200,000) should be considered in any profit/loss implementation. calculation. The new sale valuations of April 2011 may cover these expenses, assuming the units can R4. If the City sells DACHA at market value, it should actually be sold at these prices. However, the new ensure that all funds received are reinvested in valuations are less consistent with the affordable affordable housing. housing concept.
F17 Page 19
Changes in the calculated value of a unit as a result REQUEST FOR RESPONSES of either including it in the affordable housing program or changes in the affordable housing Pursuant to California Penal Code Sections 933(c) rules or covenants do not cause an improper gift and 933.05, the Grand Jury requests a response as follows: of public money to occur. Placing deed restrictions with affordability covenants on the properties is From the following governing bodies: what makes them affordable. To call that a gift of public money is to call all affordable housing such • Davis City Council, Findings F4 through F18; a gift. To the extent the maximum selling price is Recommendations R1 through R4 approximately $50,000 per unit less than in 2008, it is speculative to say that the units could now be sold • Davis Redevelopment Agency, Findings F4 at 2008 price points. Perhaps more fundamentally, to through F18; Recommendations R1 through R4 sell the units at the higher price level even if possible does not support the affordable housing concept. • Davis City Attorney, Finding F6; Unsustainable share costs with expensive financing Recommendation R4 were major factors in the DACHA debacle from the outset and are to be avoided if at all possible. DISCLAIMER
F18 Page 19
No inappropriate gift or use of public money was made at any time for any purpose by the City in This report was issued by the Grand Jury with the connection with DACHA. However, the City has exception of two members who may have had a perceived incurred losses that may not be recovered and may conflict of interest. These jurors were excluded from increase in the future. Better initial oversight of all parts of the investigation, including interviews, DACHA could have prevented this. inspections, deliberations, and the making and acceptance of the report.

Recommendations 27

No Responses Found 2

Government entities assigned to respond to this report. No response documents have been linked in our database.

Davis City
Winters Joint Unified School District School District