Showing posts with label JPA. Show all posts
Showing posts with label JPA. Show all posts

Tuesday, January 13, 2015

California Coastal Commission seals the Fate of Land Use in West Marin on May 17, 2014


Coastal Commission Meeting with new Land Use Plan for West Marin.  Here is  the nearly 6 hours of the Coastal Commission meeting held on May 15, 2014 at the Inverness Yacht Club.  I did not attend nor did I watch the full video, yet.  Marin County, Community Development Agency, led by Brian Crawford, presented a plan for Land Use Planning changes to be consistent with the objectives of Plan Bay Area.
Brian Crawford, Marin County Community Development Agency
presented housing plans for West Marin.

The Marin IJ only reported on the fracking protest that I don't think was even covered inside the meeting.  The real crux of the issue, was Marin County radically altering property rights in the Ag. areas.

I listened briefly yesterday when one of the commissioners from Southern California was debating if homes could be occupied by non agricultural workers. Another commissioner wanted homes allowed to be built only if occupants were blood relatives.  Another request that "gentrified" agriculture like wine be disallowed and that "agritainment" like farm tours are banned.
 
Are you listening to the public, Steve Kinsey?
Marin County Supervisor Steve Kinsey, is Chairman of the
California Coastal Commission and President of MTC
which along with ABAG is responsible
for Plan Bay Area that will radically urbanize Marin
and seize development rights everywhere.
Why should a politician from San Diego, have voting rights to decide the use of farmland in West Marin?  Shouldn't WE be deciding this?

The CCC is an agency whose mission now seems to encompass a mission far greater than coastal access and is embarking on social engineering .   They are an example of an administrative JPA who threatens the very concept of local democracy.

This Coastal Commission Plan is bullshit


Monday, July 7, 2014

The Enron-ization of Democracy - Part IV

See the original article in the Patch: The Enron-ization of Democracy-Part IV
Posted by

Government "Off the Books"
Government "Off the Books"
A multi-part investigative report into what's behind the push for Plan Bay Area's regional planning, and how the abuse of joint powers authorities is robbing us of representative government.


PART IV
Read PART I
Read PART II
Read PART III

Senator Steinberg’s Legacy
In 2012, Governor Brown vetoed senate bill 1156, which was drafted and promoted by Senator Darrell Steinberg, the author of SB375. It proposed to resurrect the state redevelopment agencies dissolved by the California Supreme Court. Governor Brown vetoed the bill.
In 2013, Darrell Steinberg, whose term in office ends next year, introduced Senate Bill 1 (SB1) which is virtually identical to SB1156.
In his remarks on SB1 before the Appropriations Committee on August 16th, Senator Steinberg noted that the passage of Proposition 30 (the “millionaire’s tax”) in 2012 put the state in "a much stronger fiscal position" to consider SB1. His implication being that we can now afford to appropriate funding for his latest redevelopment agency resurrecting scheme.
He added, "I believe that 2013 will be the year that we can find new ways to move forward and fill the void in local economic development and housing policy."
Senator Steinberg’s Asperger’s-like single mindedness to realize his transit oriented development (TOD) visions aside, this statement is remarkable for several reasons, not all of which are obvious at first glance.
On the surface what he said might even seem helpful since it purports to support local housing policy. However, once viewed in the context of SB375 and Plan Bay Area, his statements take on a more ominous tone.
While richly compensated ABAG executives continue to spin nonsense about how Plan Bay Area and SB375 have no effect on local control, we have Steinberg, the chief architect of the Sustainable Communities Strategy (aka, Plan Bay Area), lobbying for the creation of yet another “off the books,” quasi-governmental, regional planning and development agency (the Sustainable Communities Investment Authority in SB1), which further erodes local voices, local voters and local control.
These guys need to get their “spin” straight.
What’s equally remarkable is that Senator Steinberg never seems to consider that local governments, working from the bottom up, might better solve local planning and affordable housing challenges in more creative, effective and appropriate ways.
But most interesting of all is that there’s really no connection between the funds generated by Prop 30 which go into the state’s General Fund, and the proposals of SB1 which propose using local tax increment financing (a percentage of local tax dollars) to fund TOD.
So why would Steinberg say that? It's one of the questions that led me to look further into the list of complex new laws being proposed today in Sacramento. Laws that will all impact how Plan Bay Area will ultimately be implemented.

We’ve Only Just Begun
Commenting on Governor Brown’s 2012 veto of SB1156 (the former incarnation of SB1), Dan Carrigg, legislative director of the League of California Cities (a supporter of SB375 and SB1), said, "I don't think any doors were slammed last year. I think we're early in the process.”

Senator Steinberg himself, pleading before the Appropriations Committee last week to get them to approve SB1, asked the committee to appreciate that SB1 was just one of many new pieces of legislation that would all work together. He assured them that any shortcomings of SB1 would be remedied in other legislation that’s forthcoming.
He wasn’t kidding.
2013 has witnessed a dam break of proposed legislation that in concert, make it clear that SB1 is just the beginning.
What follows is a partial list of pending legislation that works to give teeth to Plan Bay Area and fund high density, transit oriented development.

SB628 – Jim Beall, D-San Jose: This bill would eliminate the requirement of voter approval for the creation of infrastructure financing districts or its issuance of debt to finance TOD.
Existing laws allow cities and counties to form infrastructure financing districts (IFDs). But it requires voter approval to do so or allocate taxpayer money or issue debt (bonds).
SB628 would allow cities and counties to create infrastructure financing districts without voter approval and it would remove local voter approval of how their tax money was spent to support high density TOD. SB268 also goes a step further by requiring that a city or county commit at least 25% of the tax increment financing revenues put into the IFD, toward developing TOD.
As justification, SB628 states that:
     “Transit priority projects, through the use of IFDs, will provide a new tool for green development to help achieve the sustainable communities strategy and regional transportation plan goals of Senate Bill 375.”
Remember, under existing law, a transit priority project (TPP) that meets specified criteria (SB375 and Plan Bay Area and soon SB1) is automatically designated as a “Sustainable Communities Project” and is therefore exempt from certain CEQA environmental review requirements. So in combination with SB628 this further erodes local government autonomy.
Like SB1, SB628 justifies its need by reiterating the faulty “findings” of SB375 about greenhouse gas emissions and TOD’s benefits. This is problematic. As more and more laws seize upon the same wording and non-scientific “truths” about the environmental benefits of TOD, the more it becomes the legal version of “if you tell a lie enough times, it becomes accepted as the truth.” And the more you are able to build other laws on that faulty logic.
What is dangerous here is these “legal” definitions were created for political reasons (not because of any reasonable study of TOD) but are now codified and tied to new fees and tax spending. SB628 not only removes taxpayer input into spending on infrastructure and affordable housing development, but in combination with SB375, SB226, Plan Bay Area and SB1, it virtually eliminates all checks and balances by the electorate.
As if this were not enough, there are actually two versions of this idea being pushed forward in Sacramento.

SB 33 - Lois Wolk, D-Davis:  This bill authorizes the creation of new “Infrastructure Financing District Authorities” (joint powers authorities – JPAs).
SB33 is very similar to SB628 but it goes a step further by creating more government “off the books.” SB33 tries to do for existing infrastructure financing districts what SB1 is proposing to do for defunct redevelopment agencies.
Again, existing law allows cities and counties to create infrastructure financing districts, use tax increment financing and issue bonds but only with a 2/3rds voter approval. These IFDs are like the old redevelopment agencies in that they are part of the city or county government and under their direct supervision and control.

Saturday, April 12, 2014

Silvestri: The "ENRON-ization" of Democracy - Part I

See Article in the Mill Valley Patch:The "ENRON-ization" of Democracy - Part I

Government "Off the Books"

A multi-part investigative report into what's behind the push for Plan Bay Area's regional planning, and how the abuse of joint powers authorities are robbing us of representative government.

PART I
In August of 2001, Sharon Watkins, a vice president at ENRON Corporation, an “innovative energy trading company,” wrote a memo commenting on some unusual accounting practices. By October, as the news hit the press, ENRON’s stock began to dive from its recent highs of $90 per share to below $1 a share, by November 1st. 

Its precipitous fall had little to do with the events of 9/11.
The financial world was in shock. How could one of the most valuable companies in the world, with $100 billion in assets, suddenly become worthless: a company whose finances were overseen by one of the country’s most prestigious accounting firms, Arthur Anderson? The answer is complex but at the risk of over-simplifying, their demise was due to something that might be called “off the books” transactions that showed up as “assets” in their balance sheet but were actually liabilities.  More accurately, most of those “assets” turned out to be worthless.
What ENRON had been doing is taking all its questionable business deals, failing investments and operations and putting them into so-called “arm’s length” subsidiary entities that were out of the public’s (and apparently their accountant’s) view. Then they were free to magically value them as wildly profitable. They only kept trades and transactions that were actually profitable in the main company, and those turned out to be far and few between (see The Smartest Guys in The Room, by Bethany McLean and Peter Elkind).
At the time, ENRON was the biggest bankruptcy in American history. But as the old saying goes, “You ain’t seen nothin' yet.”
By the fall of 2008, the world’s 14 biggest bankers showed us how it’s really done and almost brought down the global economy in the process. ENRON’s little accounting games were nothing compared to the tens (hundreds?) of trillions of dollars of worthless “assets” that the big banks held on their books: assets with fancy names like collateralized debt obligations (CDOs) and mortgage backed securities (MBS debt), and other more exotic derivatives and financial creations.
These billionaire banksters had succeeded in creating an off the books shadow banking system far larger than the real banking system itself. It’s a crime that you and your children will be paying for, either through inflation, taxes or debt, for the rest of your lives (See The Big Short, by Michael Lewis).
You would think we would wise up. But not to be outdone, your government is now hard at work perfecting this way of doing business in ways ENRON never dreamed of.

The Rise of the JPA
In the early 1920’s a variety of government agencies began to realize that collaboration with other cities or other government or quasi-government agencies allowed them to more efficiently and effectively provide services, purchase insurance and implement programs, or in some cases stay solvent. Since that time, a series of legislative acts and court rulings evolved into what has come to be known as a “Joint Powers Authority” (JPA).
As described in the 2007 report, Governments Working Together, by Trish Cypher and Colin Grinnell:
     “Joint powers are exercised when the public officials of two or more agencies agree to create another legal entity or establish a joint approach to work on a common problem, fund a project, or act as a representative body for a specific activity.
     “Agencies that can exercise joint powers include federal agencies, state departments, counties, cities, special districts, school districts, redevelopment agencies, and even other joint powers organizations. A California agency can even share joint powers with an agency in another state.
     “Examples of areas where JPAs are used commonly include: groundwater management, road construction, habitat conservation, airport expansion, redevelopment projects, stadium construction, mental health facilities construction, educational programs, employee benefits services, insurance coverage, and regional transportation projects.
     “For example, the City of San José signed a joint powers agreement with Santa Clara County to jointly administer redevelopment funds. In another example, the City of Palo Alto has a joint powers agreement to provide cable television service to area residents.”
Over the years, JPAs evolved from simple partnerships into highly complex entities that increasingly had more and more governing powers, previously only reserved for elected governing bodies, including the power to assess fees and sell bonds. In its latest iteration, a JPA’s increasing powers were codified in the Joint Exercise of Powers Act, SB 1350, Senate Local Government Committee, in 2000.
In the beginning, JPAs worked well. But like many simple ideas with noble goals, JPAs have morphed into something far beyond the intentions of their creators. Like the big banks, creative minds have used this vehicle to assemble shadow government agencies that operate pretty much off our radar and without public scrutiny. And more and more, it appears that’s become the real goal of creating them.
What started out as a way to provide more efficient and less expensive public services, has been seized upon by politicians as a method of eliminating public input and democratic process.
Again, noted by Cypher and Grinnell:
     “JPAs are different from other forms of government because they are the only type of government formed by mutual agreement. Unlike other governments, JPAs are not formed by signatures on petitions, and they’re not approved by a vote of the people.”
A key point to note is that JPAs can exercise all the powers that are common to their member agencies. The only power they lack is the power to pass real estate property taxes, though they’ve learned to get around that by calling them fees. But think about this for a moment: all the powers of whatever level of government they are formed out of. And all of those powers without any of the historic checks and balances that are the foundation of our democratic system.
Yes, in theory, JPAs are created and managed by agreement between local or regional governments or agencies (water, power, sewer, police, housing, or cities and county governments) under the supervision of our local elected representatives or at the least the staff members or appointees of those elected officials. However, the reality is that almost all JPAs are run by politically appointed executives who have no prior relationship with any of the JPAs member organizations. They go on to hire their own staff and consultants to create the team that will manage and make decisions for this new “quasi-governmental” agency on a day to day basis.
In practice, a JPA’s actions go largely unsupervised by anyone after their formation is approved. And the locally elected officials who approved it, who are often unpaid volunteers, can’t possibly analyze their complexities and potential unintended consequences of what they’ve created. So it’s pretty much all done on good faith and a cursory review of the JPA’s annual report.
At the risk of being cynical, in the sage words of Warren Buffet: “Only invest in things that a moron could run, because sooner or later, one will.”

JPAs - “Off the Books” Government
Entities like the Marin Energy Authority (MEA), the Sonoma-Marin Area Rail Transit (SMART), and most notably the Association of Bay Area Governments (ABAG), are all JPAs. None of the executives who make policy decisions or direct staff reports are elected.
Today, JPAs can take on debt (sell bonds, borrow money, etc.) without any vote by ratepayers or taxpayers or elected representatives, even though many provide critical public services or infrastructure.
In theory, JPAs are separate legal entities and their financial liabilities are not the public’s responsibility. But is that really true, in practice? If MEA or SMART or ABAG gets into financial trouble because of the debt they’ve issued or a construction project they’ve undertaken has cost overruns, or they default on debt and their project, that’s providing critical services to thousands of residents, is only half built, will we really say it’s not our problem to bail them out?
Let’s not forget that, “technically” under the law, we had no legal liability for all the defaults and losses of the banks in 2008. After all they weren’t even quasi-governmental entities. They were private for profit companies. Yet we were forced to bail them out with taxpayer money because they were deemed “too big to fail.”