A mixed-use cohousing development in San Juan Bautista is
unlikely to develop
Artisans Plaza, a 24-unit mixed-use cohousing project planned
for San Juan Bautista is unlikely to be developed.
A mixed-use cohousing development in San Juan Bautista is unlikely to develop
Artisans Plaza, a 24-unit mixed-use cohousing project planned for San Juan Bautista is unlikely to be developed.
Cohousing is a community-oriented housing project whose design promotes interaction between residents, said Tod duBois, the developer.
“It’s unlikely to proceed unless the city wants to do a development agreement,” duBois said. “And the real reason behind that is predictability.”
For a small developer, a development agreement is a necessity for a project of this scale, duBois said. The project would cost $15 million, duBois said.
“A development agreement sort of negotiates all the terms in advance,” duBois said. “You get an agreement on timelines, requirements and fees.”
Artisans Plaza was planned on a three and a half acre parcel on the western edge of downtown San Juan, duBois said.
It would have included 12 live/work units for artists, a small bed and breakfast and a visitor’s center, all surrounding a public plaza, duBois said.
The Chalmers House, the home of a local architect, would have been restored, duBois said.
“His style of architecture is quite important to the historical preservationists in the area,” duBois said.
duBois no longer has an option to buy the land.
Due to the risk involved in the project, in September or October of 2007 he chose not to buy the land, duBois said.
“It was a very tough decision at the time,” duBois said. “But I think the community loses most.”
Artisans Plaza would have generated $700,000 in impact fees, duBois said.
“The city makes more money than anyone else in the project,” duBois said, “with the fees and everything else, but I don’t think they see it that way.”
If city officials negotiated a development agreement with duBois, he could still buy the land, duBois said.
“The problem is [City Manager] Jan [McClintock] and the staff, they’re pretty swamped,” duBois said. “Unless city council is willing to put together a sub committee or a special team, I don’t see the city having the resources to do it.”
McClintock confirmed that duBois no longer has an active option to purchase the land, but said she knows little more about the project.
Development in San Juan is disjointed, duBois said.
“They outsource all the pieces,” duBois said. “The planning piece is outsourced, the engineering piece is outsourced, and those groups don’t necessarily work well together.”
A for-profit company’s staff might not have the best interest of San Juan at heart, duBois said.
“I personally think the outsourcing is a real problem,” duBois said. “These are for-profit companies. Their interest is billing hours.”
As a small developer, he needs a predictable timeline so that he can plan finances for the project.
“I’m not a big, deep pocket developer,” duBois said. “I’m a small town guy who is reasonably comfortable.”
The last two big projects built in San Juan took seven years, duBois said.
The risk of working on a project that would take seven years is too high for him, duBois said.
“I had the money lined up,” duBois said. “I would have had to borrow a lot of money. If it had taken seven years, it would have been too big a burden.”
