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RMD HOUSING 8M JK F \HOUSING\SHARE\WPF1LES\STAFFRPT\502 colorado staff rpt wpd
Council Meetmg January 26, 1999 Santa MOnica, California
TO Mayor and City Council
FROM City Staff
SUBJECT Recommendations Regarding Selection of a Developer, and Approval of a
Ground Lease and City Loan for an Affordable Housing Replacement
Project Located at 502 Colorado Avenue
INTRODUCTION
This report transmits Information and recommendations regarding the proposed
development of an affordable housing project on the City-owned site located at 502
Colorado Avenue The report recommends that the City Council 1) approve In concept
the development of the project. 2) designate Community Corporation of Santa Monrca
(CCSM) as the developer of the proposed project, 3) authorize the City Manager to
negotiate and execute a short-term site control agreement and a long-term ground lease
with CCSM. 4) approve a CitYWide Housing Trust Fund loan to the project not to exceed
Five Million Three Hundred Thousand Dollars ($5,300,000), and 5) approve various
necessary budget changes
BACKGROUND
The City purchased 505 OlympiC Boulevard, a mobllehome park adjacent to the Transpor-
tation Department bus yards, In 1992 for the purpose of expanding the Bus Yards faCIlity
to accommodate the development of an alternative fuelmg faCIlity and additional bus
parking On June 29, 1993, the Rent Control Board and the City entered Into a Removal
Permit Agreement (Case # 296R-D) allOWing the City to close down and remove the
ttJ~
JAN 2 6 1999
mobllehome park at 505 Olympic Boulevard which was pnmanly vacant but consisted of
42 rental spaces (pads) The Removal Permit Agreement IS conditioned upon the City
replacmg the mobllehome park with at least 42 Single-Room Occupancy (SRO) units on
that site or a contiguous site such as 502 Colorado Avenue After recelvmg Council
authorization. the City purchased the vacant lot at 502 Colorado Avenue for the purpose
of developing the 42-unlt affordable SRO hOUSing project required by the Removal Permit
Agreement The Agreement also stipulates that these Units must all be affordable to low
Income persons, and that the replacement hOUSing be completed by June 29,2000
On July 14, 1998, the CIty Council authOrized staff to Issue a Request for Proposals (RFP)
seeking qualified nonprofit hOUSing developers to deSign. construct, own, and operate an
affordable hOUSing project The project must consIst of at least 42 SRO Units and be
located at 502 Colorado Avenue At that time, staff indicated to Council that following
evaluation of the proposals, staff would return With a recommendation regarding the project
concept and selection of a developer Staff further indicated that the project would reqUire
a commitment of City hOUSing funds to be financially feaSible
DISCUSSION
The RFP, published m the Argonaut on August 20. 1998, setforth a proposal submiSSion
deadline of October 2, 1998 On September 4, 1998. a bIdders conference was held In
City Hall to answer questIons from potential respondents The Community Corporation of
Santa Monica was the sole attendee at the bidders conference and only respondent to the
RFP
2
Project Concept
CCSM's project concept Includes 44 units of SRO rental housing (two more than reqUired
by the Removal Permit Agreement) with at-grade parking contamed In an enclosed garage
In the rear of the site The ground floor of the project will contain a patio garden, lobby,
lounge, mailboxes, and laundry room, with floors two through flve contamlng the 44 SRO
Units Access to the garage will be from 5th Street In the rear portion of the site The
garage area will not be vIsible from Colorado Avenue (front) and will be designed to provide
an attractive view along the 5th Street cOrridor (side)
The proposed development Incorporates both a pedestnan-orlented deSign along Colorado
Avenue and a significant landscaped gateway along 5th Street for vehicles usmg thiS
freeway eXit Along Colorado Avenue, the bUlldmg Will adhere to the front setback
established by ItS Immediate neighbor to the east, the Angels AttiC dollhouse museum, to
maintain a view COrridor along that street Also Incorporated In the deSign Will be a ten-foot
Side yard setback along the east property Ime adjacent to the Angels AttiC to provide light
and aIr to that neighbor and to permit the preservation of a mature tree Within that area
CCSM's proposal Includes preliminary deslg n sketches of the proposed project which are
attached as Exhibit 1 These conceptual draWings depict the bUilding footpnnVgeneral
layout, ground floor plan, typical floor plan. and typical Unit plan The proposed project
conforms to current zOning standards (C-3 Downtown Commercial) FollOWing CIty CounCil
approval of staff recommendations outlined In thiS report, the proposed new construction
,
.J
project would proceed through the regular planning approval process (probably an
Administrative Approval), including the Architectural Review Board Further, CCSM will
Incorporate Into the proposed project significant energy efflclentfeatures, Including, energy
efficient appliances and lighting, cross-ventilation to encourage natural cooling, and
xenscape landscaping Fmally, 'green' measures mvolvmg recycled matenals and
engineered lumber for construction of the prOJect. where cost effective, will be employed
To maXimize eligibility and competitiveness of this project for an allocation of Federal low
Income housmg tax credits ("tax credits" or "tax-credit financing"), CCSM will target these
apartments to households earnmg no more than forty percent (40%) of the area median
Income (currently $14,350 for a 1-person household) The rentforthese Units will be about
S300/month CCSM estimates that such tax credltfundmg will proVide roughly $2,387,000,
and If tax credits are awarded, the City'S Investment will be $2,596,000
The project concept proposed above satisfies the two main terms of the Removal Permit
Ag reement, which are that 1} at least 42 units of SRO hOUSing be bUilt, and 2) all of these
Units be affordable to low Income persons
Developer Selection
CCSM IS a nonprofit housmg development corporation and has been preservmg and
developing affordable housmg In thiS community Since 1982 CCSM currently owns and
manages 44 affordable hOUSing projects totaling 659 umts In Santa Monrca, Including a 44-
4
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Unit SRO located at 1423 2nd Street, known as Second Street Center Second Street
Center IS similar to the proposed project for 502 Colorado Avenue In that It IS bUilt on land
owned by the City and ground-leased to CCSM, and It was funded with a combmatlon of
tax credits. a City housing trust fund loan and a bank loan Second Street Center was
completed In 1994 and has been successfully operated by CCSM since that time
CCSM also has been very successful In the past at obtaining the tax-credit fmanclng that
could fund almost one-half of the total project cost To date, CCSM has been awarded tax-
credit financing for seven of their housing developments, totaling 205 rental unIts Their
most recent award oftax credits went to the large-family affordable housing project located
at 1144 5th Street which was completed this summer
The CIty has extensive experience as a lender with CCSM All of the housing properties
owned and operated by CCSM have been well-maintained and operate with an overall
vacancy rate of less than 3% GIven CCSM's extensive experience and track record
developing and managing affordable housing rn Santa MOnica, as well as obtarning tax-
credit flnancmg for such projects, staff recommends that the City Council designate CCSM
as the developer for the 502 Colorado Avenue affordable housing project
Ground Lease
As stated above, the City purchased the 502 Colorado Avenue site In 1994 to comply With
the Removal Permit Agreement (also described above) by constructing at least 42 Units
5
of replacement SRO affordable housing To provide the developer with site control, a
prerequIsite In applYing for the federal low Income tax credits which Will help fund the
project. staff proposes that the City first enter Into a short term site control agreement with
CCSM, then, prior to beglnnmg construction, the City enter Into the actual ground lease
In addition to providing the developer with site control, thiS structure allows the City to shift
the general liability associated with bUilding and operating the project to the developer/
lessee, while retaining ownershIp of the property
The RFP Issued by the City asked respondents to assume that the maximum term of the
ground lease would be 55 years ThiS maximum ground lease term IS set forth In Govern-
ment Code Section 37380(a). which prohibits a cIty from leasing property It owns for a term
exceeding 55 years, unless certain conditions are met Among those conditions IS the
reqUirement that the ground rent for the land go to market rent m the 56th year
Staff has determined that a lease term exceeding 55 years for thiS project Will lIkely be
necessary ThiS IS because the current Income/expense projection forthe project indicates
the City loan anticipated for thiS project cou Id not be repaid prior to the end of the 55-year
lease term To qualify for tax-credit finanCing, the project must be able to demonstrate to
the Internal Revenue Service that It can repay any loans to the project prior to the end of
the lease term Therefore, staff proposes that the CounCil authOrize the City Manager to
negotiate and execute a ground lease With CCSM for a term of 55 years, and Include
language In the ground lease providing the City With an option to extend the ground lease
6
at the request of CCSM (as long as CCSM IS not then In default under the ground lease)
for an additional 5 years, at the then-current market rent
Fmally, the current value ofthe 502 Colorado Avenue (unimproved) site IS $670,000, based
upon an appraisal commissioned by staff and completed thiS month ThiS value considers
that thiS land IS restricted by the Removal Permit Agreement and may only be Improved
With low Income SRO units Staff proposes that ground rent to the City, m exchange for
the 55-year leasehold estate In 502 Colorado Avenue to be provIded to CCSM, be m the
amount of $670,000, the current appraised value of the ummproved land Such ground
rent Will be due upon execution of the ground lease
City Loan
The total development cost IS estImated at approximately $5,240,000 ThiS Includes the
cost of land (leasehold estate), direct construction and site work/landscaping (I e hard
costs), and soft costs (I e archltecture/englneermg services, permit fees, Insurance, legal
fees, etc ) These costs are summanzed m the table below as follows
502 Colorado Development. C_o!its
Use of Funds Amount
,
Land (ground lease) $ 670,000
Hard Costs $ 3,260,000
Soft Costs $ 1,310,000
.
Total Development Cost: - ..4 !
"
,
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7
The sources of the funds for the proposed project, assuming It IS awarded tax credits and
Affordable Housing Program ("AHP") financing. are summarized below as follows
502 Colorado Funding Sources
Sources of Funds Amount
Tax Credit Investors $ 2,387,000
AHP $ 196,000
City of Santa Monica $ 2,657,000
Total Sources: ;: :. 2t:~ ':0:'
-
However, the City obligation to construct the proposed SRO affordable housmg project IS
set forth In the Removal Permit Agreement, and remains an obligation of the City
regardless of whether the project IS awarded tax credits or AHP fInanCing Although the
potential for thIS proposed project to receive an award of tax cred ItS and AH P finanCing IS
good, especIally In light of a set-asIde In the tax credIt competItion for SRO projects, staff
must prepare for the pOSSibIlity that no such funding Will be forthcoming Therefore, staff
recommends that City CounCil approve a CitYWide HOUSing Trust Fund loan to CCSM not
to exceed Five Million Three Hundred Thousand Dollars ($5,300,OOO)
The $60,000 difference between the maximum loan amount requested above and the
estimated development cost of $5,240,000 for the 502 Colorado Avenue proposed project
Will allow for slight fluctuations In the cost estimates provided In thiS report
8
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FINANCIAL/BUDGETARY IMPACT
Of the total $5,300,000 loan. $2,153,631 IS currently available In C1P account number
01-720-264-20099-8900-99051 The balance of the loan amountwrll require an appropria-
tion of $3,146,369 to CI P account number 01-720-264-20099-8900-99051 The total loan
amount Will be financed from funds currently available In the CitYWide HOUSing Trust Fund
deferred revenue accounts listed below
I Deforred Revenuo Account # i Amount
I I
01-000-000-00000- 9870-04682 $ 2,280,815
01-000-000-00000-9870-04683 $ 1,089.321
01-000-000-00000-9870-04684 $ 1,299,676
01-000-000-00000-9870-04898 $ 630,188
Total Amount: $ 5,300,000
-"-
Upon executron of the loan documents, the developer Will pay the $670,000 capitalized
ground rent payment which Will be depOSited Into revenue account 01-130-224-00000-
0417-10000 and reserved for future hOUSing trust fund uses The revenue budget at thiS
account number should also be reVised by thiS amount In addition, approximately
$300,000 Will be spent for predevelopment costs The budget for account 01-620-264-
00000-0440-10000 should be reVised by thiS amount The balance of the $5,300,000 Will
be expended as the project IS being completed In 1999-2000
9
.
.
RECOMMENDATION
The report recommends that the City Council 1) approve In concept the development of
the project as a 44-u nit SRO project. 2) designate Community CorporatIon of Santa Mon Ica
(CCSM) as the developer of the proposed project. 3) authorize the City Manager to
negotiate and execute with CCSM a short term site control agreement and a 55-year
ground lease with a 5-year option to extend, 4) approve a CitYWide Housing Trust
Fund loan to the project not to exceed Five Million Three Hundred Thousand Dollars
($5,300,000), and 5) approve the various budget changes set forth above
Prepared by Jeff Mathieu, Director, Resource Management Department
Bob Moncrief, Housmg and Redevelopment Manager
Jim Kemper, Semor Administrative Analyst
10
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EXHIBIT 1
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