Category Archives: Common Sense Opeds

Common Sense Opeds, Land Development, SunTrain

All aboard! The future…

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Published Marin IJ Wednesday May 15, 1996

Traffic in Marin:  Where do we go now?

Opinion  Marin independent Journal

 All aboard!  The future won’t wait

Dwayne Hunn

In the late 1970s, Peter Calthorpe was an associate of State Architect to-be Sim Van der Ryn, working to establish a Solar Village at Hamilton Air Force Base.   By the 1980s, Peter was on his own, preaching development Pedestrian Pocket communities where people could walk to and from parks, schools, work places and transit options other than the car nestled in suburbia’s omnipresent garage.

Pedestrian Pockets offered the opportunity to develop the community that ethnic neighborhoods of the 40’s and 50’s and Peter Calthorpe’s Sausalito houseboat neighbors had.  Unfortunately, Marin’s presumed environmentalists — and the power structure they supported, wouldn’t listen to concepts that allowed clustered communities of affordable housing to be built on at least 13+ large parcels that then laid adjacent to Marin and Sonoma’s Northwest Pacific Right of Way.

For years, few seemed to pay attention to Calthorpe’s rejuvenated concept or to pay for his services.  Luckily, his Berkeley students helped keep him going until the rest of the country realized the good sense of Pedestrian Pockets and paid him to do them.

In a shrinking world where our lifestyle consumes more than its proportional share, and our lack of community produces an abundance of dysfunctional acts, Pedestrian Pockets design part of the needed solutions.

In 1991 Peter was the keynote speaker for the region’s first Land Use and Transportation Conference sponsored by North Bay Transportation & Management Association, the first such association in Northern California.  Twenty regional leaders participated in the all day conference, where 400 listened and participated with the panels.

On Saturday, a similar conference will be held with Phil Erickson of Calthorpe & Associates serving as a keynote speaker.  Phil will report on a study that Peter has tried to fund for 20 years — a Sonoma/Marin transportation and land-use study.    Twenty years ago those 13+ large parcels were less fettered, with planned or existing expensive suburban sprawl homes entwined amid a morass of costly curbs, gutters and dead end streets.

But it is better late than never for Marin and Sonoma counties to use their remaining land to support uses that enhance the environment through more sustainable developments that allow for beneficial reuse of the rail line with passenger and freight traffic.

Thanks to narrow-minded planning, Marin rates at the bottom of the Bay Region’s nine county list when its labor market independence is ranked.  In Marin, 70 percent of county workers live here versus Sonoma’s comparable 94 percent.  In Marin, 59 percent of employed county residents work here versus Sonoma’s comparable 82 percent.   In Marin’s construction transportation, communications and public utilities industries, inbound-commutes hover near 50 percent versus Sonoma’s 10 percent.

Let’s hope Marin will waste no more time in providing land uses that will help make the rail line more economically viable. Even before Pedestrian Pockets are built, the existing rail line can help reduce environmental impacts.  Consider:

  • As development moves forward on Bel Marin Keys, Hamilton Field and St. Vincent/Silveira, wouldn’t it be more environmentally beneficial to import needed fill and building materials by train rather than by road hammering, pollution belching trucks?

And when you consider how much more fuel efficient trains are than cars, and how they, too, add to community building:

  • Wouldn’t Marin’s true environmentalists want to start setting the environmental and community standards for other parts of the country that have the same opportunity we have?

Dwayne Hunn, who lives in Mill valley, was Executive Director of the North Bay TMA and now works on land use, transportation and political issues as well as with Excel Telecommunications.

 

Common Sense Opeds, Land Development

Interviewing Angelo Siracusa — Bay Area Council boss

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Marinscope / Mill Valley Herald  March 29–April 4, 1993
 Dwayne Hunn

In 1966 he began working for the Bay Area Council (BAC). Today he runs it. In 1973 he moved to Sausalito, and his Berkeley girlfriend followed. In 1983 Angelo and Diana Siracusa bought their Hawk Hill home overlooking Tam Junction.

If you enjoy an engaging speaker who pulls few punches and knows his subject, listen to him when you can. Until then, read this.

What does the Bay Area Council do?

BAC is a business supported membership organization that engages in public policy issues that have an economic and social dimension. We are involved in housing, transportation, job training, economic development and growth management.

Our economic perspective is through the eyes of business so some in the environmental community dispute whether we act in the public interest. We believe we do. Housing affordability, for example, is a public interest issue, effecting peoples’ livelihood as well as corporate location and business expansion.

How has BAC’s agenda changed over the last 20 to 30 years?

Oddly, not very much. When the Council was first formed almost 50 years ago, we were almost exclusively an economic development, growth-oriented organization concerned about promoting post-war growth.

For the past 20 years we have been close to the stuff that is affected by and affects land use. For a while, when the Association of Bay Area Governments was doing the Bay Area Management Plan, we were more deeply involved in environmental questions. We are now in environmental issues largely because of the relationship between air quality and transportation.

Oddly enough, almost 20 years ago we were deeply involved in regional planning when then Assemblyman Jack Knox introduced regional planning and governance bills. Now they are back at the top of our agenda. Recently, we were significantly involved in the development and legislative work of SB 797 which would have created a regional growth management for the Bay Area.

Prior to the 1962 ballot election on whether to issue $792 million to construct 75 miles of the BART system, San Mateo and Marin dropped out. Why did Marin drop out?

Marin dropped out for the same reason Marin resists transportation today. They thought transit would be growth inducing.

They may have hid under the argument of the Golden Gate Bridge’s inadequate engineering capacity to handle fixed rail, but the real reason was the attitude that exists today. That is Marin doesn’t want a transit system that would generate what transit systems should generate–higher density development close to transportation corridors.

How would BART or a light rail system through the North Bay effect land use?

Tough to say. When we were first thinking about BART in the Bay Area, the Mayor of Toronto gave us a presentation showing how well theirs works. His slide presentation showed clusters of high density activity around their subway stations. Unfortunately, or fortunately, depending on where you stand, Toronto has a metropolitan system that was able to force not just transit decisions but related land use decisions. We don’t have that in the Bay Area. Here a city or a county can say, “Even though there’s a transit station here, we don’t want to change the land patterns.” The transit station’s existence should promote development there. Instead, the will of the local government too often stymies that sensible land use.

Do you think increased rail systems development would increase the development of Sausalito architect Peter Calthorpe’s Pedestrian Pockets?

Calthorpe’s PPs is really founded on the notion that you can get a home to work environment. A jobs-housing balance creates less of a necessity for either highways or transit. Therefore, I don’t see a necessary causal relationship between PPs and transit.

The Calthorpe idea, which I strongly endorse, is “let’s create a physical, psychological and economic environment where a person can and will want to live and work in the same general area.” That “will want to” is very important.

What’s one thing you’d like Marinites to think more deeply about?

Their narrow view of their own self interest. We all want open space next to us and less traffic. It’s part of our view of quality of life. Yet that can be a very narrow, parochial, selfish view. Marin is the worse example of that.

Marin’s density pattern is appallingly low. Density can be good for the environment — although others will disagree. There is nothing wrong with protecting the dairy lands of West Marin, but I don’t buy anti-development arguments surrounding Hamilton Field or Silvera (Ranch). We need to have the jobs-housing balance that sensible development at those sites can provide.

I’m unhappy with Marin’s extreme NIM­BYism. Yet I can understand it. All of us believe that our view of the environment is the world view of the environment, but Marin’s predominant view isn’t environmentalism. It’s extreme NIMBYism.

Do you think the 11 cities in Marin have dif­ferent attitudes regarding these problems?

No doubt about it. The political philosophies of southern and northern Marin are terribly dif­ferent. As it turns out, NIMBYism happens to transcend political philosophy. Even conservatives who love the market place and property rights can be as exclusionary as extreme environmentalists. So while they are different, it’s as difficult to get things done in Novato as in Mill Valley.

When you are on the social circuit, maybe at Marin parties, are you…

I’m the outcast. Yeah, I’m not too popular.  A lot of people think I state my beliefs with respect to other communities but not Mill Valley. My beliefs are also true for Mill Valley. We should develop different kinds of density patterns even in my hometown.

Somebody wanted to build a home in my neighborhood, and somebody else passed a peti­tion to not allow it. I testified on behalf of the developer. Not because I liked the developer, but because that person had a right to build there. An infrastructure existed. Homes were already there. Development did not change the character of the community.

Could hearing characters like Angelo Siracusa improve Marin or just hurt the gray stuff between exclusive ears?

Common Sense Opeds, Peace Corps

Misery and hunger in land of plenty

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San Francisco Examiner September 25, 1991

Misery and hunger in land of plenty

Dwayne Hunn
Bombay sidewalk hutments.

“Buck sheis de do, shab?  Khanna mangta hai.  Boock laga  hai…” he said, as he tugged my hand.  He stood belt level and I  turned away after glancing at him.  He kept holding and tugging, as  the teeming masses of Indians moved beside us on the sidewalk.

“Boock laga hai, boock laga hai, tora khanna mangta  hai…” he said as he rubbed his stomach and tugged my hand.  I tried  to look  at him as we kept walking in the crowd.  In  training  they had  told us that we would have to decide how to handle  beggars.  In  training, they had told us that 1/2 of India’s  beggars  were purposefully maimed.

“How do they get a statistic like that, does the  government go around and ask, `Did you purposefully maim your kid?'”  I  had skeptically asked.

During  my first five minutes in the streets, I had  trouble starring into the face of this boy whose cheek had a whole in  it the  size  of a Kennedy silver dollar, ringed  with  pus,  sores, exposed  teeth  and ugly gums.   Ahead, curbside on  the  street, were skateboards that American kids careen around on for fun.  In Bombay  they  are used by kids without hands, ankles or  legs  to reach  the  car or taxi at the light, grab its  handle  and  beg, “Paise de do, shab…  Gorib admi, shab..”

The  homeless  and  poor seemed to be  everywhere.   In  the financial district of the city, where piles of garbage were  left to  be picked up early in the morning, I naively asked the  scavenger, searching the piles which the rats always worked,  what he was  doing.   A weak “Khana (food), shab,” was his reply,  as  he continued  slowly  searching the mounds of garbage.  On  a  train trip, I laid on my pack at a village station and watched a family with a pants-less child defecate diarrhea on the train  platform, and use his fingers to lick it.

As  a kid living on the poor side of Cleveland, I  met  only one  beggar, whose cut foot my mother cleaned after  she  brought him  into the house and fed him.  As a Peace Corps  volunteer,  I saw them maimed and crippled and begging all day, everywhere.

Of  course,  I got to see the Taj Mahal, Ajanta  and  Allora Caves and stuff a kid from a working class family would not  have had  the  vacation money to see.  Those tourist  sights  made  me develop  a simplified philosophy of why the India I knew  in  the late-60’s  had the human problems it had, and has.  To build  the palaces for the rich, and naturally cooled, hand carved caves for the  influential religious classes took a tremendous  number  of  manhours and resources.  Energy that was not spent on  irrigation systems, infrastructure and education.

Little  did I realize how some of those experiences  working on Urban Community Development in the slums of Bombay would  prep me  for  today’s America.  My first work site, the  Worli  Chawls slum had  water available for only an hour a day,  usually  with enough pressure to reach the 2nd story of the typical four  story tenements, from about 3:00 a.m. to 4:00 a.m.  If you lived on the third  or  fourth story, you bucketed water up to store  in  your water drums.

For  years now I have lived in affluent Marin County,  California,  where in recent years we were limited to 50  gallons  of water per day per person.  The I captured rain water in drums and saved shower water in buckets and bucketed it to some very  basic toiletry  needs.  Homelessness and  begging has become a  growing problem  in  Marin   and a bigger problem in  Big  Brotherly  San Francisco.

On a shrinking planet whose resources are limited and  whose population  is  pushing 5 billion  with an increasing  number  of homeless and hungry, there is little justification in doing  more Taj  Mahals, even if we had powerful S&L financing and  visionary Trumph leadership.  There is obvious justification for increasing irrigation systems, infrastructure and education worldwide.

My  two  years of oversees work reinforced  my  belief  that there is a tremendous need for expanding the Peace Corps overseas and  its  resultant  educational benefits at  home.   Working  on affordable housing and land use problems in the North Bay of  San Francisco for almost 9 years continually exposed me to  opponents of  affordable housing, whose view of the world is  dominated  by preserving what they got and only allowing more palatial  estates to  be built.  How their relatively powerful actions play on  the stage the rest of the world must live on matters not.  They  fail to  see  how the use of our land to support  and  provide  energy efficient transit modes and affordable ownership housing  impacts not only those near their county borders but those oceans away in our  shrinking and ecologically fragile planet.  The NIMBYs  (Not In  My  Backyard)  elect NIMTOs (Not In My Term  of  Office)  who usually produce LULUs (Less than Useful Land Uses) by doing DECME (Density Erasers Causing Million Dollar Estates) projects  rather than meeting the working people’s and the environment’s  housing, transit and community development needs.

The  Maharajas’  produced  Taj Mahals by edict.   We  do  it through  a  more democratic process of meetings that  produces  a veiled but often similar result.  To a Peace Corps volunteer  who has seen and sensed what wasted hours and resources can do, it is hard  to fathom why people would fight to add another 2%  of  Marin’s land to the 88% which is already in open space, agricultural preserve and parks; rather than support a rail oriented development that would provide affordable housing, child care and less car-dependent communities.

Failing  to  comprehend  such logic, I often  fall  back  to thoughts Kishore Thakar, an Indian friend, left me.  Referring to his own caste-and-class riddled society he said, “People need  to walk a mile in other peoples’ sandals to understand the toil  and misery that goes into living the life of those who struggle.  For those  who move about easily,  the blisters developed  from  that walk  remove both the calloused perceptions some have  of  others and the scales that blind their view of what their actions do  to others.  It would do the world good if more people who move about easily  served a few years doing what you Peace Corps are  trying to do.

“Buddhists believe that each life should bring more enlightenment  and less need for selfish desires.    If in this life  we do  not become enlighten over what our actions cause  to  others, then  our reincarnation should be to walk endless miles  in  the sandals of those upon whom our actions stepped most heavily.”

Dwayne Hunn is a Mill Valley free lance writer.

 

Common Sense Opeds, Peace Corps

Teaching from the Peace Corps

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The Plain Dealer, Friday August 2, 1991

 Teaching from the Peace Corps

 By Dwayne Hunn

 “Buck sheis de do, shab?  Khanna mangta hai.  Boock laga  hai…” he said, as he tugged my hand.  He stood belt level and I  turned away after glancing at him.  He kept holding and tugging, as  the teeming masses of Indians moved beside us on the sidewalk.

“Boock laga hai, boock laga hai, tora khanna mangta  hai…” he said as he rubbed his stomach and tugged my hand.  I tried  to look  at him as we kept walking in the crowd.  In  training  they had  told us that we would have to decide how to handle  beggars.  In  training, they had told us that 1/2 of India’s  beggars  were purposefully maimed.

“How do they get a statistic like that, does the  government go around and ask, `Did you purposefully maim your kid?'”  I  had skeptically asked.

During  my first five minutes in the streets, I had  trouble starring into the face of this boy whose cheek had a whole in  it the  size  of a Kennedy silver dollar, ringed  with  pus,  sores, exposed  teeth  and ugly gums.   Ahead, curbside on  the  street, were skateboards that American kids careen around on for fun.  In Bombay  they  are used by kids without hands, ankles or  legs  to reach  the  car or taxi at the light, grab its  handle  and  beg, “Paise de do, shab…  Gorib admi, shab..”

The  homeless  and  poor seemed to be  everywhere.   In  the financial district of the city, where piles of garbage were  left to  be picked up early in the morning, I naively asked the  scavenger, searching the piles which the rats always worked,  what he was  doing.   A weak “Khana (food), shab,” was his reply,  as  he continued  slowly  searching the mounds of garbage.  On  a  train trip, I laid on my pack at a village station and watched a family with a pants-less child defecate diarrhea on the train  platform, and use his fingers to lick it.

As  a kid living on the poor side of Cleveland, I  met  only one  beggar, whose cut foot my mother cleaned after  she  brought him  into the house and fed him.  As a Peace Corps  volunteer,  I saw them maimed and crippled and begging all day, everywhere.

Of  course,  I got to see the Taj Mahal, Ajanta  and  Allora Caves and stuff a kid from a working class family would not  have had  the  vacation money to see.  Those tourist  sights  made  me develop  a simplified philosophy of why the India I knew  in  the late-60’s  had the human problems it had, and has.  To build  the palaces for the rich, and naturally cooled, hand carved caves for the  influential religious classes took a tremendous  number  of  manhours and resources.  Energy that was not spent on  irrigation systems, infrastructure and education.

Little  did I realize how some of those experiences  working on Urban Community Development in the slums of Bombay would  prep me  for  today’s America.  My first work site, the  Worli  Chawls slum had  water available for only an hour a day,  usually  with enough pressure to reach the 2nd story of the typical four  story tenements, from about 3:00 a.m. to 4:00 a.m.  If you lived on the third  or  fourth story, you bucketed water up to store  in  your water drums.

For  years now I have lived in affluent Marin County,  California,  where in recent years we were limited to 50  gallons  of water per day per person.  The I captured rain water in drums and saved shower water in buckets and bucketed it to some very  basic toiletry  needs.  Homelessness and  begging has become a  growing problem  in  Marin   and a bigger problem in  Big  Brotherly  San Francisco.

On a shrinking planet whose resources are limited and  whose population  is  pushing 5 billion  with an increasing  number  of homeless and hungry, there is little justification in doing  more Taj  Mahals, even if we had powerful S&L financing and  visionary Trumph leadership.  There is obvious justification for increasing irrigation systems, infrastructure and education worldwide.

My  two  years of oversees work reinforced  my  belief  that there is a tremendous need for expanding the Peace Corps overseas and  its  resultant  educational benefits at  home.   Working  on affordable housing and land use problems in the North Bay of  San Francisco for almost 9 years continually exposed me to  opponents of  affordable housing, whose view of the world is  dominated  by preserving what they got and only allowing more palatial  estates to  be built.  How their relatively powerful actions play on  the stage the rest of the world must live on matters not.  They  fail to  see  how the use of our land to support  and  provide  energy efficient transit modes and affordable ownership housing  impacts not only those near their county borders but those oceans away in our  shrinking and ecologically fragile planet.  The NIMBYs  (Not In  My  Backyard)  elect NIMTOs (Not In My Term  of  Office)  who usually produce LULUs (Less than Useful Land Uses) by doing DECME (Density Erasers Causing Million Dollar Estates) projects  rather than meeting the working people’s and the environment’s  housing, transit and community development needs.

The  Maharajas’  produced  Taj Mahals by edict.   We  do  it through  a  more democratic process of meetings that  produces  a veiled but often similar result.  To a Peace Corps volunteer  who has seen and sensed what wasted hours and resources can do, it is hard  to fathom why people would fight to add another 2%  of  Marin’s land to the 88% which is already in open space, agricultural preserve and parks; rather than support a rail oriented development that would provide affordable housing, child care and less car-dependent communities.

Failing  to  comprehend  such logic, I often  fall  back  to thoughts Kishore Thakar, an Indian friend, left me.  Referring to his own caste-and-class riddled society he said, “People need  to walk a mile in other peoples’ sandals to understand the toil  and misery that goes into living the life of those who struggle.  For those  who move about easily,  the blisters developed  from  that walk  remove both the calloused perceptions some have  of  others and the scales that blind their view of what their actions do  to others.  It would do the world good if more people who move about easily  served a few years doing what you Peace Corps are  trying to do.

“Buddhists believe that each life should bring more enlightenment  and less need for selfish desires.    If in this life  we do  not become enlighten over what our actions cause  to  others, then  our reincarnation should be to walk endless miles  in  the sandals of those upon whom our actions stepped most heavily.”

 

Hunn, a former Clevelander living in California, was a Peace Crops volunteer in India.  The corps is celbrating its 30th anniversary.

Common Sense Opeds, Land Development

How affordable housing goes in Marin

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News Pointer  April 5–11, 1989

 One Point of View

Dwayne Hunn, Community contributor

Often Individuals claim to be for “pro-affordable” housing but against the density of every proposed development. They claim that density causes traffic. Sometimes that’s what I read between the lines of the “pro-­affordable housing” Coastal Post.

Affordable housing in the County is a joke. it IS an endangered specie. There isn’t much of it now, and there will be less in the future… Affordable housing does not ‘result as a byproduct of housing construction. It certainly hasn’t to date. It must be a separate goal with, clear, creative and unusual strategies to make it achievable.

(1-16-89 Costal Post editorial)

Without widespread support successful strategies often take money. In Mann widespread support for affordable housing is usually only verbalized. Where support counts the most in the production of affordable housing is before city councils. The support that appears too often before City Councils is that of NIMBYS (Not-in-My-Back-Yard).

Let’s take an  example of  what  NIMBYs do to projects throughout the county.

Years ago a not-so-attractive average acre of land in Marin sold for  $100,000. That land was zoned for 17 units per acre. Before that builder turned one shovel of dirt, the price of each of those units was 17 units divided into his $100,000 land cost, or $5,900.

Under that zoning this for-profit builder would build 2 units of housing affordable to households who earn $35,000 or less, which was direly needed by those who commuted through this community  searching for afford­able shelter. By just spreading his land cost to the remaining 15 units his per unit land recovery cost only went to $6,600.

What typically happens to projects like this? The NIMBYS ‘fight to reduce  it to 5 units per acre. When they are successful, Which Is often, the cost of each unit Jumps to $2O,000, before a shovel of earth is turned.

Now just because the builder’s land cost has been increased 300% does not mean that his infrastructure costs like sewers, streets, utilities, and fees have been reduced by anything. Usually the NIMBYs have drawn out the approval process  for a year, two or more and this has inflated  construction and financing costs.

Now we all know that in good times in healthy economic markets the big car companies feel safer making profits by selling fewer big cars rather than many small ones. Marin is a healthy economic market because a lot of people enjoying  good economic times desire to live here.

Understanding the economic principles of the auto market, the Law of Supply & Demand, and the fact that 3 out of 5 of his fellow builder/developers are out of the business in 7 years, is it so difficult to understand why he builds a lavish home? principles of the auto market, the Law of Supply‘& Demand, and the fact that 3 out of 5 of his fellow builder/developers are put of the business In 7 years, it isn’t so difficult to understand why he builds a lavish home?

Now the numbers used as examples above happen over and over. The numbers were also happening just up the road in Marin. Two Novato council members supported by a petition carriers want to reduce what was once 3550 residential units to 1000 or less on 215 residential acres where per acre cost was about $102,000.

Very few people have a backyard at Hamilton Field. At Hamilton Field, Berg, Revoir, and Howard try to address community housing, traffic, and employment concerns in an integrated mixed-use development on blighted, stagnant property, on a railroad line, near the Bay, far from a freeway from which you can’t even see their project.

For NIMBYs backyards spread a long way. NIMBY’s must take a great deal of credit for FCFC–Freeway Congestion For Commuters

Dwayne Hunn works on affordable housing projects as Assistant Executive Director of Novato Ecumenical Housing.)

Common Sense Opeds, Land Development

Address our housing needs

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Marin Independent Journal   January 27, 1988

Opinion

Address our housing needs

By Dwayne Hunn

Dwayne Hunn chairs the Ma­rin Housing Development

Trust Fund Task Force. 

A recent Marin Independent Journal editorial accurately said:

“Marin land is pricey to the point of exclusivity. We are at risk of becoming a single-class society of landed gentry, served by outsiders who commute be­cause they cannot afford to live where they work.”

In that editorial, the U called for the establishment of a permanent relation­ship between the Marin Community Foundation and a network of non-profit affordable housing associations.

In 1984, when the San Francisco Foundation administered the Buck Trust, a group of affordable housing pro­viders began to develop such a program. Pursuit of this concept consumed sub­stantial amounts of organizational time, showed few results and produced much frustration.

After two years, at Novato Ecumenical Housing’s urging, Supervisor Robert Stockwell convened the Canal Commu­nity Alliance, the Ecumenical Association for Housing, Marin Community De­velopment Block Grant officials and the, Marin Housing Authority to resurrect the idea of a Marin Housing Develop­ment Trust Fund. These organizations have provided the staff and funding for a housing development’ proposal.

More than 70 percent of the speakers at the foundation’s community forums expressed affordable housing as their primary need and concern.

As part of the process following their community forums, the foundation is now discussing specific goals for the fu­ture in their Consultation Group meet­ings. Those of us involved in producing affordable housing are confident that the 38-page development trust fund proposal will be given attention by the new foun­dation.

What would a Marin Housing Devel­opment Trust Fund do? As proposed it would implement a unified long-term strategy to produce affordable housing by establishing:

  • A revolving low-interest loan pro­gram that would support 100 percent of the trust fund’s

administrative costs.

  • A risk capital program to enable non-profit sponsors to pursue outstand­ing property acquisition

opportunities.

  • A pre-development seed money pro­gram, which would use annual earnings on an endowment to

make loans to get projects started.

  • A grant program, which would sup­plement existing sources of such funds to reduce the up-front costs of housing.

The task force requested $5 million a year for four years to implement this model program. At this time, while the foundation’s, income is low for the next few years, $5 million could amount to 25 percent of the foundation’s yearly in­come — certainly, a lot of money. But when one remembers that most people devote 30 percent or more of their yearly income to shelter costs, that kind of foundation budgeting does not seem un­reasonable.

Drawing $5 million a year from the $400 million corpus and securing it on Marin real estate should also be consid­ered as a profitable strategy and a rea­sonable investment in improving Marin’s quality of life.

Each task force member, as well as the other housing advocates who have pro­vided valuable input to the Marin Hous­ing Development Trust Fund proposal, hope that the New Year will find Marin on its way to answering some of the impassioned pleas for affordable housing that were so often heard during the com­munity forums.

 

Common Sense Opeds, Land Development

Innovations at Novato’s Skylark project

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Marin Independent Journal  Friday, January 31, 1986

By Clark Blasdell and Dwayne Hunn

JUST UP THE ROAD from the Marin Independent Journal, 15 more families soon will be moving in at the Skylark housing project, another development by Novato Ecumenical Housing.

This Ignacio project will set a state record when 19 of its 37 homes are sold at below-market rates to first-time Marin homebuyers who. earn less than 80 percent of the county’s median income of $27,500.

There are several innovations connected with this project. Itemizing them gives us an idea of how difficult it is to build affordable housing in Marin.

With a balance sheet of zero, Novato Ecumenical Housing received a $350,000 California Housing and Community Development loan — one of their largest single commitments. Coupled with Community Development Block Grant funds and in-lieu fees from developers, NEH now had enough funds to purchase the site on Alameda del Prado near the Skylark Motel.

The city of Novato’s Housing Opportunity Program encourages affordable housing development by allowing certain sites to be built at the top of the density range, thereby reducing a developer’s per unit cost. One of these sites, was found.

By using the $350,000 predevelopment loan, NEH was required to make half of the development affordable to low-income households — those with earnings from $19,250 to $27,500. After eight lending institutions rejected NEH’s construction-loan application because of the project’s financial complexity, Citicorp granted a $2.35 million loan in February 1985.

NEH’s contribution was to come from $973,984 in grants it obtained from nine different funding sources.

Also part of the funding package was $2.754 million of first-time homebuyers’ mortgage money through the $22 million Marin County Tax Exempt Bond Pro gram, issued at a fixed 30-year rate of 10.5 percent.

To obtain this money, points (prepaid interest) had to be paid to the bond broker. These fees were paid by another block grant allocation.

Through the process, NEIl was determined to build the best project possible. We began by choosing California’s 1981 Affordable Housing Design winner, Mike Moyer, as project architect. He integrated all-redwood siding, solar domestic hot water beating, all-gas appliances, extremely high-efficiency gas furnaces, thermo-paned windows and edible landscaping into the one and two-bedroom designs. PG&E later awarded Skylark its Energy Conservation Award.

To make we homes affordable and to ensure that pride of ownership would be maintained, NEH created second trust deeds (mortgages) with deferred principle and interest, along with a shared-appreciation program for the below-market-rate buyers.

As an example, suppose such a buyer purchases a unit at $100,000, but can only finance $60,000 (down payment plus first mortgage). The remaining $40,000 in value is carried by NEH as a “sleeping” second mortgage requiring no payments until the unit is sold.

At that time, the first and second mortgage are repaid and the appreciation beyond that is split between the original buyer and NEH. This split, in essence, is NEH’s deferred interest.

For market-rate buyers, NEH provides interest-rate buydowns. For example, suppose a first-time homebuyer purchases a unit at the 10.5 percent interest rate. NEH may do a 2-to-1 buydown, which means it pays part of the interest for each of the first two years.

This means that in year one, the interest is 8.5.5 percent, in year two it is 9.5 percent and for the remaining 28 years it’s 10.5 percent. This often helps the buyer qualify by reducing initial monthly payments.

To cost-effectively carry out the design and ensure hometown accountability, a Novato builders’ consortium of respected builders was formed– Grippe, Parode, and Timmer.

As NEH enters its second full month of marketing, prices start at $88,000 with uniquely designed two-bedroom units available at $105,000. Spacious two-bedroom townhouse design s are priced at $114,950. A few below-market-rate units may also still be available.

Interested people should contact Home and Land Realty (454-9900) to take a look at the spectacular and affordable record-setting project that NEH and the community of Novato are proud to have created for Marin.

More than half the units at Novato’s Skylark housing will be sold at below market rates

 

Blasdell

Hunn

Clark Blasdell is executive director of Novato Ecumenical Housing. Dwayne Hunn is assistant director and Skylark’s project manager.

 

Common Sense Opeds, Peace Corps

We must plant the seeds of peace

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 Tuesday, Sept. 3, 1985, Marin Independent Journal

OPINION        EDITORIALS

 We must plant the seeds of peace

 Dwayne Hunn

 PEACE CORPS                            

 FOR MORE THAN A DECADE the deserts have spread over once-produc­tive African lands. Now African famines are the harvests being reaped. In our Latin American back yard inflation soars, insurrections take innocent lives, governments tumble and communist regimes spring up or become more likely.

Our answer? Politically, the out-of-power party blames the in-power party for not implementing a long-range plan to combat such tragedies and evils. What I propose is a program for which both parties can take credit – the Democrats for initiating it and the Republicans for expanding it. Ronald Reagan, the Great Communicator of this decade, could assure his place on the list of great presidents by a simple bold but peaceful move.

In the early 1960s, Sargent Shriver, the Peace Corps first director, said:

“If the Pentagon’s map is more urgent, the Peace Corps is, perhaps, in the long run the most important…What happens in India, Africa, and South America – whether the nations where the Peace Corps works succeed or not – may well determine the balance of peace.”

In 1966 America spent $114 million to send 15,556 Peace Corps volunteers into service, the most dollars ever committed to volunteers.

At the time, Sen. Jacob Javits proposed a Peace Army of a million young men. Labor leaders advocated a service corps of 100,000. The Peace Corps first deputy director, Warren Wiggins, called for a corps of 30,000 to 100,000.
In 1984 America spent approximately $108.5 million and sent approximately 5,200 volunteers into service.
What happened? Had the world’s plight improved so much that we could cut the Peace Corps by two-thirds? Were the hearts and minds of enough Third World people swayed to see the economic and social benefits of the democratic way? Had communist-inspired tur­moil and revolt diminished? Did we find a better way to let the world know who we Americans were than by exporting our skills, courage and heart through the Peace Corps?
From 1965 to 1974, we assigned 2,582,304 soldiers with a budget of $138.1 billion to defoliate, mutilate and whore over the countryside of Vietnam. The cost for these services was $53,480 per soldier. In that same period we sent 108,579 Peace Corps volunteers with a budget of $956 million to teach, build and inspire over the world. The cost was $8,809 per volunteer.
If America had used the Southeast Asian war budget to send volunteers into the world, America could have sent more than 15 million people out to plant crops, ideas and ideals. Which choice do you think would have most benefited our long-term national security de­sires? Our economy? The global village’s needs?
Former California Congressman John Bur­ton in his last Washington Report to his constituents wrote in 1981:

“When I was first elected to Congress eight and one-half years ago, some of the issues facing us were the war in Vietnam, the escalating arms race… Now as I leave Congress, the issues are American involvement in Nicaragua and other parts of Central America, which might become the next Viet­nam, the nuclear arms race typified by the MXmissile…”

What America needs today is leadership that will put 100,000-plus volunteers into the field of economic development:

  • Challenging communist economic ideas with practical programs.
  • Helping Africa reclaim its desert and grow food.
  • Pitting the character of the working volunteer against the slogans of radicals and terrorists attempting to antagonize the masses.
  • Establishing the economic and education­al infrastructure of developing countries.

    Then we need leadership that challenges the Russians to do the same. President Reagan is

the only leader that could do this today.

In 1963 President John Kennedy said: “In some small village, volunteers will lay a seed which will bring a rich harvest for us all in later days.”

He was right. It happened. But the crop comes from small gardens. We should be tilling fields upon fields. The time is late. We need to lay more seeds.

Dwayne Hunn of Mill Valley sewed in the Peace Corps in India from 1966-68 and speaks to groups about the importance of the Peace Corps.

Common Sense Opeds, Land Development

Posada Del Sol Is Not A “Ghetto”

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NEWS/POINTER                  OCTOBER 1, 1980

 Posada Del Sol Is Not A “Ghetto”

 To the editor:

For your Mr. Horshwitzky’s information, Denis Hemmerle’s suit against the City of San Rafael is not “for blocking his 281-unit housing complex.”  Denis brought it because the city “discriminated in its housing plan vs. individuals on the basis of age and economic status.” The suit defines some of these as:                –

  1. San Rafael’s own civil servants: who are almost all of low or moderate-income and are unable to find low or moderate-income housing. Only 15 percent of such persons live in San Rafael.
  2. Thousands of San Rafael’s former young adult residents of low or moderate-income who, in the past six years. have not been able to find low or moderate-income housing in San Rafael.
  3. Thousands of San Rafael’s former over age 85 residents who, in the. past six years’ have been unable to find housing appropriate to the needs of the elderly in San Rafael.
  4. San Rafael residents who rent who are mostly persons of low or moderate-income. Said persons are impacted in San Rafael by an extraor­dinarily low vacancy rate which results in said persons paying inordinately high rents.

Denis’ 281-unit Solar Energy Retirement Community with contracted lifetime medical care and congregate services on 33 acres amounts to 8.1 units/acre, which is less than R-1 zoning. While covering a quarry scar, it leaves 82 percent open space which is fit for park use. This is not quite a “ghetto.” Incidentally, the Martinelli Elderly Housing Complex and San Rafael Commons have densities of 90 and 95 units per acre.

In closing, I’d like Mr. Hershwitzky to answer a few questions. Is there something bad about having the elderly as neighbors in an affluent community? Is it irresponsible try to build a national model of energy efficient housing? Does building six millionaires’ estates on 33 acres, ac­cording to the probable interpretation of Sun Valley-Fairhills Neighborhood Plan, deal more honestly with our nation’s energy and housing crisis?

Dwayne. Hunn

NewsPointer                 September 3, 1980

 Letters

Can Hemmerle Be Sued For Defacing The City?

 To the editor —

Regarding Denis Hemmerle’s law suit against San Rafael (on behalf of senior citizens) for blocking his 281-unit housing complex in Red Rock Quarry — my heart goes out to Denis and his righteous concern for seniors (I am sure his deal is non-profit). I really love this kind of concern for our community.

Just think 28 units on 30 acres. Mr. Hemmerle’s heart is in the right place — just about where he would find his wallet.

If in fact this shabby proposal goes through and turns into another over-built ghetto, can 1, on behalf of  San Rafael’s citizens sue Mr. Hemmerle for defacing our city?

— Phil Hershwltzky

San Rafael-

Common Sense Opeds, Peace Corps

Peace Corps: Planting the Seed of Hope

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Glendora Press January 14, 1970

Peace Corps: Planting the Seed of Hope

(Editor’s Note: Following is the last in a series of series by Glendora High School teacher Dwayne Hunn relating his experiences as a member of the Peace Corps in India.)

By DWAYNE HUNN 

These months were not like the first. These flew. Socially I was beginning to aculturize myself. I had my third and forth date. I swam more often at the British swimming pools. I and fellow volunteers met an American engineer, who dined us into better health and partied us into better spirits while arguing us back into remembering how the mainstream of Americans thought and life was filled more with doing projects than with searching for projects to do.

The garden, library, and milk program continued to func­tion well. The orphanage still held my heart and two days a week in my schedule. But the brunt of my work centered around the school. My philosophy regarding increased involvement by these well-to-do students in their nation’s needs became more sophisticated.

In other words, fewer words were spoken this semester but more action was achieved. A few pictures, like the beg­gar at the foot of the building, plus some talk in key circles got the program into motion.

The year before a half dozen students made a trip with two of the British teachers to help build wells in Bihar. No wells were actually built. Instead, the group got involved in food distribution and, more importantly, they lived with the hungry, ate as they did, and tried to work under those conditions.

This year I wanted to get more kids involved and get them to actually accomplish something. Through a rugby contact I found what I needed.

Sister Teresa and her three assisting nuns were amazing people. The home was a tragic and wonderful place. In Build­ing Three one couldn’t miss the deaf and dumb, groveling paraplegic as he squirmed and groaned across the floor. He made the other pathetic humans there pale in comparison,

The men in Building Two all had their senses, but were without the use of such things as their leg, or arms, or couldn’t control their urinary cycle. Building One had every­thing the other buildings had, only there the ancient people continued what was called life.

The Cheshire Home, and its patients unnerved me. But the four Spanish Catholic nuns prayed, worked and sang through their young lives as if they were cast far the Sound of Music.

I was pleasantly surprised at the ease with which I got 30 volunteers for the 10-day work camp. The British chairman on the board for the Cheshire Home was delighted with my idea of supplying labor while the board supplied money for most of the needed projects, the smaller other part of the money I was able to obtain from the Peace Corps.

After 10 days at the home we had built a new chicken house, painted and fixed much of the furniture, cleared and seeded some very tough terrain into a large garden, started and failed at establishing a handicraft class for the patients, painted and repaired the servants quarters and water pump, and helped cook meals for everyone.

For all but two or three of the group this was the first extended manual labor they had done in their 16 or so years of life. It was also the first time that any had worked for the lowest castes of Indians, rather than the reverse which they were accustomed to. It was the first time they had roughed it.

We slept under the stars near the newly developed gar­den and ate mostly rice, tasteless chowpatis, platins and gallons of tea. It was a hard diet for them to adjust to but, I think, it showed them something. They had engaged in a so­cially responsible act and had made it succeed. If the thought of the deed would linger, if the thought would plant a seed, if the seed would sprout into a habit, then this capable class of Indians could start adding richness to a great mass of humanity.

It was not all labor among the miserable. During the hot afternoons they found light, pleasant conversations taking place with the sisters adding a beauty to them. Afternoons also sometimes found fooling with their friends, the two Bri­tish teachers, or for those who thought they had energy to burn, jumping their two PCV’s and dousing — excuse me, trying to douse them in the nearby pond. It was hard work, but fun, and they were heroes when they returned to school after their summer vacation.

After the work camp I took my last break. I had been reading about the famine conditions in Bihar, though the lo­cal cinema houses had shown only one documentary on the drought and famine conditions — what was shown all the oth­er times made one feel that India was sprinting into the 20th century amid religious festivities, steel mills and agricultural wonders; now I wanted to see some of those conditions. So I again threw some stuff in my green bag and climbed aboard a third class train out of Bombay.

If the monsoon doesn’t come before the middle of June, most of India’s farmers suffer dearly. This was one of the states in worse shape than Bihar, only the government did not want to reveal these plights. Well, I never tried digging in the fields outside of the train’s windows but its parched, brown, barren condition drove the small farmers plight home.

After some days, I reached Benares, India’s holy city. Since it was early morning and I was feeling better, I quickly hailed a bicycle-walla and toured the city. The temples, the pagodas, the university, and the Ganges, with its dirty brown, but believed drinkable, holy water, were sights; but by the time the heat of the afternoon arrived they had lost their appeal to me, I left the bike man for the benefits of a small but air conditioned room. I had dinner, took two quarts of beer to my room, wrote in my diary, and slept. The next day I decided on the hill air over that of India’s hot stuff.

I trained to Patna, and seeing wells, and green patches along the tracks of Bihar state, I figured that her notoriety was at least making something happen here about the drought. Not much was happening along those miles of tracks through the other three states.

From Patna I flew to Katmandu, Nepal where I spent about five days, and then on to the Pokhara valley at the foothills of Annapurna for three days of trekking. I stopped in Delhi where I again met Ambassador Bowle’s wife, who with her husband had visited my chawl work site; and then I returned to Bombay to finish up a few months of work.

I wrote a few radio scripts comparing American and Indi­an histories of development, continued checking on the chawl programs, played and coached basketball, went to the orphanage, and taught and coached at Cathedral School. The remaining months flew by and when the end approached I debated about extending. A fellowship at grad school, thoughts of preparing more for a career, and the draft pulled me back and cut my travels home to a month.

I still wonder if rushing home was the right path. I know it was a most intense period of my life, I was flooded with new physical, mental, and emotional experiences. I was forcing myself to work on my own, to contemplate, to read, to write and to wonder just what a world of perceived misery, new friends, new acquaintances and new thoughts were doing to me, the person. Still don’t really know what all those vibrations did. Do know, I wouldn’t trade those experiences.

Why build these cities beautiful

If man unbuilded goes

In vain we build the world

Unless the builder also grows

Edwin Markham

You know, when the Peace Corps left town the heart of the heart of the rugby team left with it. But some native heart blossomed at about the same time. The Indian Police team, coached some by John Fuller Sessions and prompted on by the PCVs played the Berahi Shabs of the Rugby Club when we were leaving.

For the first time, the Police beat them handily. It looked like it might be a pattern. Competition would be keener from then on. Respect would soon became two-sided, and sweet. Somebody had made those losers believe they could become winners.

To me, that’s what building’s about. To me, that’s what the Peace Corps was about. I like to believe that many peo­ple from our group planted some seeds, started some projects, laid some foundations that will help those men build their own world, and grow too.