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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.
⚠️ Translation Notice: This content has been automatically translated. The original English text is the official version. Translation may contain errors.
⚠️ Este contenido ha sido traducido automáticamente. El texto original en inglés es la versión oficial. La traducción puede contener errores.
Findings 8 findings
F1
By 2015, planning for the Peninsula Wellness Community (PWC) set aside ten percent of the senior housing as affordable housing; the vast majority of units were reserved for market-rate housing.
F2
According to housing advocates, the District’s meetings and public events did not provide effective formats for real-time dialogue between District representatives and community members.
F3
At its November 18, 2019, public meeting, the District responded to community and political pressure by announcing an increase in the percentage of affordable units in the project from ten percent to 39%.
F4
Whether the PWC project could be structured to provide more than 39% affordable housing cannot be determined by the public. The District has failed to provide information regarding the financial feasibility of providing affordable housing in a ratio greater than 39% including whether it is possible for the District to accept decreased lease income from the developers.
F5
The District failed to provide the financial analysis and assumptions that underpin the ratio of market-rate to affordable housing units, the projected income from the land leases, and the financial plan for use of that income once the project is complete.
F6
If the project goes forward as currently configured it will still provide a substantial number of new affordable housing units.
F7
While it is possible that continued demands by community advocates for a greater number of affordable housing units could impact the future of the PWC project, such concerns have not been communicated to the housing advocates.
F8
Upon completion of the PWC, the income generated by the development will be reinvested into the community and may be used to provide community grants and other auxiliary health services, but these benefits have not been clearly articulated.
Recommendations 3
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R1Starting November 1, 2020, with respect to the PWC project and future development projects, the District should: • provide opportunities during District meetings (whether in regular or special Board meetings, or during community outreach presentations) where community questions are answered in real time by the District, developers, and service providers and consider the use of a moderator to enhance those discussions; • clearly articulate the affordable housing limitations of each project as well as how the number of housing units were assigned between market-rate and affordable; • create a dedicated webpage to allow residents to follow the development of projects as they move forward including clear documentation of a conceptual and financial framework for determining community benefit, dollars allocated, timing and financing for current and future initiatives. In connection with such efforts with respect to the PWC project, for example, the District should highlight the new and ongoing health services envisioned for the community using the lease income from the PWC.
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R2Starting November 1, 2020, the District should modify its outreach communication strategy, by proactively identifying and engaging with local housing advocates and experts and other stakeholders, as it develops future residential projects.
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R3By November 1, 2020, the District should revise its mission statement to include the value of community input and involvement. REQUEST FOR RESPONSES Pursuant to Penal Code Section 933.05, the Grand Jury requests a response to their recommendations from: Peninsula Health Care District Board of Directors The governing body indicated above should be aware that the comment or response of the governing body must be conducted subject to notice, agenda, and open meeting requirements of the Brown Act.