SR-301-005-04 (2)
~A
AUG 1.2 2003
Council Meeting: August 12, 2003
Santa Monica, California
To:
Mayor and City Council
Chairperson and Redevelopment Agency
From:
City Staff
Subject:
Housing Trust Fund Loan and Grant to Ocean Park Community Center for
the Acquisition and Rehabilitation of Real Property Located at 1751
Cloverfield Boulevard, and Relocation Agreement between the Big Blue Bus
and Ocean Park Community Center
INTRODUCTION
This report recommends that the City Council and Redevelopment Agency: 1) approve a
housing trust fund loan and grant not to exceed $7,397,112 to Ocean Park Community
Center, a nonprofit corporation, to acquire and rehabilitate the real property located at 1751
Cloverfield Boulevard as temporary housing for low income persons; and 2) adopt
resolutions finding that the Ocean Park Community Center facility is of benefit to Ocean
Park Redevelopment Project Areas 1 (a) and 1 (b). This report also recommends that the
City Council authorize the City Manager to negotiate and execute a relocation agreement
between the Big Blue Bus and the Ocean Park Community Center in the amount of
$1,800,000.
BACKGROUND
Ocean Park Community Center (OPCC) operates the Daybreak Shelter and Access Center
programs in a facility located at 612 Colorado Avenue. Daybreak Shelter provides
congregate housing for fifteen homeless women, and shelter housing for five homeless
women. The Access Center serves as the entrance to the continuum of care for homeless
~A
1
AUG 1.2 2003
individuals and families in Santa Monica and assists approximately 200 homeless people
daily. The Access Center provides emergency food, showers, assessments, case
management, support groups, shelter placement, and other services that support
homeless persons in moving into temporary, and, eventually, permanent housing.
The goal of OPCC's continuum of care philosophy and program is to permanently house
homeless persons in private housing, with appropriate income and case management
support as needed. Approximately 93% of persons placed in permanent housing by OPCC
over the last five years have remained successfully housed.
The Big Blue Bus purchased the 612 Colorado Avenue property in 1985 and has leased
space at that location to OPCC since 1986 to operate these two programs. The Big Blue
Bus cannot continue to accommodate opec's programs on the property.
To select an appropriate site, OPCC staff evaluated twenty-two available sites (Attachment
A), in addition to the proposed site (Attachment B), using the following criteria: 1) within the
City of Santa Monica; 2) adequate indoor space for programs (at least 10,000 - 15,000
square feet); 3) adequate outdoor area (enclosed or potential to be enclosed) for people to
sit or wait, to eliminate lines on the street; 4) adequate parking; 5) minimal impact on
residential areas; 6) appropriately zoned for the proposed use; and 6) available for
purchase immediately, and occupancy within approximately two years. The proposed site
met all of the above criteria.
2
The property at 751 Cloverfield Boulevard comprises a 33,700 square foot parcel
improved with a two-story, stucco industrial/office building built in 1963 and is located in the
City's Light Manufacturing and Studio District, separated from the closest residential area
by approximately 800 feet and Interstate 10. The building is currently vacant and requires
rehabilitation to accommodate the OPCC programs. The proposed rehabilitation involves
interior space redesign, exterior building and landscaping enhancements, and enclosed
courtyards. The rehabilitation of the commercial building requires an Administrative
Approval permit and changes in the fayade design will require approval of the Architectural
Review Board.
The Daybreak program will be relocated to the new facility and expanded by ten beds to
include a total of twenty congregate housing and ten shelter housing beds for homeless
women. Safe Haven, a new program, will provide an additional twenty-five congregate
beds for homeless men and women. In total, the new facility will include fifty-five
congregate and shelter housing beds.
OPCC obtained site control of 1751 Cloverfield Boulevard on June 20,2003, when escrow
was finally opened with the property owner. Commercial real estate negotiations are
customarily protracted and sensitive. In the case of 1751 Cloverfield Boulevard, the City
first considered acquiring the property itself. On November 12, 2002, the City Council
approved an agendized staff report in which staff requested authority to "open preliminary
discussions with the owners or representatives of the real property located at 1751-1753
Cloverfield Boulevard for its possible acquisition by the City." In the staff report, staff noted
3
"the site at 1751-1753 Cloverfield Boulevard has been identified as usable for a variety of
potential public purposes including, but not limited to, possible social services programs
such as Ocean Park Community Center/Daybreak funded through Community and Cultural
Services Department." In staff discussions regarding available sources of funds, staff
determined that sufficient housing trust funds were available for property acquisition as well
as renovation of the proposed property for housing purposes. Staff further determined that
the most efficient process to acquire and renovate the site would be a loan to OPCC
pursuant to the Consolidated Housing Trust Fund Guidelines.
OPCC submitted a loan application to the City's Housing & Redevelopment Division in
January 2003, requesting housing funds to assist in the planning for the acquisition and
rehabilitation of the 1751 Cloverfield Boulevard property. At that point, negotiations
between OPCC and the property owner commenced, without agreement until June 20,
2003. As soon as OPCC and the owner reached agreement and entered into escrow,
outreach on OPCC's proposed use of the site commenced.
During July and early August 2003, OPCC has informed residents, businesses,
neighborhood groups and the media of its role in the community, the programs to be
relocated to the proposed site, and efforts being made to ensure that the proposed new
facility will be a good neighbor.
OPCC mailed informational materials in English and Spanish to 1,950 neighbors living in
an area well exceeding a 500-foot radius of the property, and to community organizations
4
and elected officials. OPCC conducted door-to-door neighborhood canvassing at
approximately 300 adjacent addresses, and in the process spoke to 87 residents, nine
businesses, and left information at the remaining 204 addresses. OPCC staff met with
representatives from the Pico Neighborhood Association, Mothers for Justice, Edison
Elementary School PTA, Bergamot Station galleries, the Water Garden, the First AME
Church of Santa Monica, Saint Anne's Catholic Church, the Government Affairs Committee
of the Santa Monica Chamber of Commerce, and contacted staff from Crossroads and
New Roads Schools, Ralph's supermarket, and Southern California Edison, among other
neighboring businesses.
In addition, on July 28,2003, fifty community members attended an open house held at
OPCC's Turning Point congregate housing facility, located at 1453 16th Street, to inform
the public about the proposed facility. opec staff also gave presentations to the Housing
and Social Services Commissions, and scheduled a presentation to the Disabilities
Commission for August 4, 2003. At its meeting of July 17, 2003, the Housing Commission
supported the use of housing trust funds for a new facility for OPCC. At the time this report
was prepared, the Social Services and Disabilities Commissions had not yet taken action
on the development.
Among the issues raised by community members are the proximity of the site to
neighboring residential areas, schools and parks; the potential for alternative sites in Santa
Monica's downtown area; safety'concerns; and a belief that there is a greater concentration
of social services in the Pico neighborhood (see Attachment C for information available at
5
the open house showing the distribution of social services throughout the community).
These concerns will be addressed by monitoring in and around the facility, the inclusion of
landscaping, screening and lighting to improve the facility's privacy and safety, and the
prohibition of congregating or camping outside the facility (subject to citation).
DISCUSSION
The City provided OPCC with a housing predevelopment loan of $400,000 to assist OPCC
in exploring the feasibility of purchasing the 1751 Cloverfield Boulevard property, preparing
preliminary design concepts, and making a deposit on the property upon opening of
escrow. OPCC has completed a feasibility analysis and a preliminary design, and, after
extended negotiations, recently opened escrow on the property with a $200,000 deposit.
OPCC now requires the balance of the housing funds requested in its loan application to
comply with the terms of the escrow agreement with regard to the acqu isition and to assist
in the housing component of the planned rehabilitation. A City funding commitment is
required prior to August 18, 2003 to avoid the risk of forfeiting the $200,000 deposit.
The total amount of the requested housing loan and grant, including the $400,000 housing
predevelopment loan, is $7,397,112 and is available from restricted housing trust funds..
Per the Consolidated Rental Housing Trust Fund guidelines, this loan and grant requires
approval of the City Council. The loan portion of City funding will be funded with TORCA
($1,893,707) and HOME ($800,000) housing trust funds, and the grant portion will be
funded from the Redevelopment ($4,703,405) housing trust fund.
6
The proposed OPCC facility is located outside Ocean Park Redevelopment Project Areas
1 (a) and 1 (b). The Redevelopment Agency's $4.7 million funding will be provided as a
conditional grant per the Consolidated Rental Housing Trust Funds Guidelines. The
source of Agency funds are proceeds of bonds which were issued to carry out Ocean Park
Redevelopment Projects 1 (a) and 1 (b). The City Council and the Redevelopment Agency
must make the appropriate findings of benefit to authorize the use of these redevelopment
funds. The attached Resolutions (Attachments D and E) determine and find that the
activity is of benefit to the Ocean Park Redevelopment Project Areas.
Additionally, OPCC has been successful in obtaining a grant for $400,000 from the County
of Los Angeles to fund capital development costs related to the housing component of its
programs planned for the new facility. OPCC is applying for an additional $900,000 in
state and federal housing funds. Should OPCC's applications for state and federal housing
funds be approved, the housing loan from the City will be reduced to the minimum subsidy
necessary.
The Big Blue Bus is obligated to assist displaced tenants and requests approval of a
payment of $1.8 million to assist OPCC in its relocation. If approved, OPCC will use these
funds primarily to defray the cost of constructing the non-housing component (that is, social
services provided through the Access Center) of the new facility. In addition to the $1.8
million, OPCC will be required to raise funds to contribute to the cost of the development.
This amount is estimated to be $799,038. Development costs and funding sources are
summarized in the following table:
7
It> TOTAL ESTIMATED DEVELOPMENT COSTS
Property Acquisition $ 5,000,000
Rehabilitation $ 3,755,500
Soft Costs & Contingency $ 1,640,650
TOTAL: $ 10,396,150
TOTAL ESTIMATED FUNDING SOURCES
Housing Trust Funds $ 7,397,112
Los Angeles County $ 400,000
Big Blue Bus Relocation $ 1,800,000
OPCC Fundraising $ 799,038
TOTAL: $ 10,396,150
The negotiated purchase price of the property is $5,000,000, which is three percent (3%)
higher than the appraised value of the property. Staff considers the negotiated price of
$5,000,000 to be reasonable because the property meets the specific criteria established
for a new OPCC facility. In addition, this development will further two goals of the current
Housing Element: 1) Program 2.i - Facilitate the Development and Maintenance of
Special Needs Housing; and 2) Program 2.j - Facilitate the Provision of Emergency,
Transitional, and Permanent Housing for the Homeless.
The terms of the housing trust fund loan and grant are consistent with the Consolidated
Rental Housing Trust Funds Guidelines adopted by the City Council. The loan and grant
terms are 55-years, secured by deeds of trust and are more specifically described below:
8
HOUSING LOAN and GRANT TERMS
Loan Terms Grant Terms
Amount $2,693,707 $4,703,405
Interest Rate Equal to Federal Home Loan Not applicable
Mortgage Corporation rate for 30-
vear fixed-rate
Term 55-years; a 25-year extension is 55-years; a 25-year extension is
permitted if the Regulatory permitted if the Regulatory
Agreement is similarlv extended Agreement is similarlv extended
Security Promissory Note, Deed of Trust, Conditional Grant, Deed of Trust,
and Regulatory Agreement and Regulatory Agreement
Afford ability Eligible occupants will be low Eligible occupants will be low
income [at or below 60% of income [at or below 60% of
median income] median income]
Payments made annually from Not applicable;
"residual receipts" [net income
from the operation of the facility]; If 1/80th of the grant amount is
Repayment loan term and Regulatory forgiven on an annual basis if the
Agreement are extended 25 years, programs are satisfactorily
and the programs are satisfactorily operated during the previous
operated for that period, any loan
balance is forgiven. year.
The loan may be prepaid in whole
or in part at any time without
Prepayment penalty, but all covenants will Not applicable
remain in effect for at least 55
years.
Resale of Not allowed without prior written Not allowed without prior written
approval of the Redevelopment
Property approval of the City during the Agency during the term of the
term of the Regulatory Agreement. Regulatory Agreement.
9
BUDGET/FINANCIAL IMPACT
A loan of $400,000 in housing trust fund money has been previously approved as
discussed above. Sufficient funds are available in the TORCA, HOME, and
Redevelopment Housing Trust Funds to fund the $6,997,112 balance of the tota/loan and
grant as follows:
HOUSING TRUST FUND ACCOUNTS
Account # Amount Notes
C 14037700.589000 $ 306,090 [previously approved]
C14037701.589000 $ 55,968 [previously approved]
C14037702.589000 $ 37,942 [previously approved]
C15068202.589000 $ 4,703,405 Redevelopment funds
C14037702.589000 $ 112,058 TORCA funds
C14037703.589000 $ 1,381,649 TORCA funds
C20005001.589000 $ 298,901 HOME funds
C20005002.589000 $ 29,000 HOME funds
C20005003.589000 $ 29,000 HOME funds
C20034499.589000 $ 46,593 HOME funds
C20034402.589000 $ 396,506 HOME funds
Additionally, sufficient funds are available in Big Blue Bus account C41 01 0402.589000 to
fund the $1,800,000 payment to OPCC,
10
RECOMMENDATIONS
It is recommended that the City Council and Redevelopment Agency:
1 Approve a housing trust fund loan and grant to Ocean Park Community Center
not to exceed $7,397,112 for the acquisition and rehabilitation of the real
property located at 1751 Cloverfield Boulevard for temporary housing for low
income persons; and
2, Adopt the attached Resolutions (Attachments 0 and E) finding that the proposed
Ocean Park Community Center facility is of benefit to Ocean Park
Redevelopment Project Areas 1 (a) and 1 (b).
It is recommended that the City Council:
1 Authorize the City Manager to negotiate and execute a relocation agreement
between the Big Blue Bus and the Ocean Park Community Center in the amount
of $1 ,800,000.
Attachments:
A - Locations Considered for OPCC Relocation Plans
B - Aerial Photograph of Proposed Site
C - City of Santa Monica Funded Social Service Agencies (Map)
o - City Council Resolution
E - Redevelopment Agency Resolution
Prepared by:
Jeff Mathieu, Director of Resource Management
Stephanie Negriff, Director of Transit Services, Big Blue Bus
Barbara Stinchfield, Director of Community & Cultural Services
Bob Moncrief, Housing & Redevelopment Manager
Julie Rusk, Human Services Manager
Tina Rodriguez, Redevelopment Administrator
Ron Barefield, Housing Administrator
Jim Kemper, Senior Administrative Analyst
Gigi Decavalles-Hughes, Senior Administrative Analyst
11
ATTACHMENT A
Locations Considered for OPCC Relocation Plans
Address Reason (s) why site will not work I
1671 20th Street
too close to Crossroads School and resldentia~
1101-1111 Broadway
1650 19th Street
1101 Olympic
1219~ 1225 Olympic
1457 19th Street
inadequate parking, no outdoor space
parking, no outdoor space, adjacent to
2230 Michigan
2912 Colorado
1824 Um::oln
space too small, inadequate parking, no outdoor
mm~ "m s~ac"~J; unw..\lIing to lease to us
space too small, inadequate parkingl no outdoor space
lnadequate parking, no outdoor space, unwiIHng to lease to
us
space too small, near residential and preschool
no outdoor space, unwilling to lease to llS
no outdoor space, unwilling to lease to us
inadequate parking, no outdoor space
space too small, Inadequate parking
space tDO small, inadequate parking, no outdoor space,
near residential
Inadequate parking, unwilling to lease to us
1831 Colorado
716 Colorado
1665 11 th Street
corner of ih &. Colorado
- tried to secure a land I
to secure~nd lease
1749 1 Street
4tn & Colorado
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NNNNN
RESOLUTION NO. 9883 (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA FINDING THAT USE OF LOW AND
MODERATE INCOME HOUSING FUND MONIES OUTSIDE
OF THE PROJECT AREAS IS OF BENEFIT TO THE OCEAN
PARK REDEVELOPMENT PROJECT AREAS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA MONICA:
Section 1. The City Council hereby finds and determines that the use of Agency
Low-and-Moderate Income Housing Fund monies generated from the proceeds of bonds
issued to carry out the Ocean Park Redevelopment Projects 1 (a) and 1 (b) outside of the
Project Areas to finance a portion of the cost of the acquisition of land and improvements
and the rehabilitation thereof for congregate housing use by the Ocean Park Community
Center is of benefit to each of the Project Areas because implementation of this program
will preserve, improve and increase the community's supply of affordable housing for
extremely low, very low and low income persons and provide badly needed shelter for such
persons,
Section 2. The City Clerk shall certify to the adoption of the Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM
~
ES MOUTRIE
1
Adopted and approved this 12th day of August, 2003,
h~
Richard Bloom, Mayor
I, Maria M, Stewart, City Clerk of the City of Santa Monica, do hereby
certify that the foregoing Resolution No, 9883 (CCS) was duly adopted at a
meeting of the Santa Monica City Council held on the 12th day of August, 2003,
by the following vote:
Ayes: Council members:
Feinstein, O'Connor, Genser, Mayor Pro Tern
McKeown, Mayor Bloom
Noes: Council members:
Holbrook
Abstain: Council members:
None
Absent: Council members:
Katz
ATTEST:
\ '
I ) , ". "
Q~ ~ ~,..vJ-
Maria M, Stewart, City Clerk
2
RESOLUTION NO. 484
(RAS)
(Redevelopment Series)
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF SANTA MONICA FINDING THAT USE OF
LOW AND MODERATE INCOME HOUSING FUND MONIES
OUTSIDE OF THE PROJECT AREAS IS OF BENEFIT TO
THE OCEAN PARK REDEVELOPMENT PROJECT AREAS
BE IT RESOLVED BY THE REDEVELOPMENT AGENCY OF THE CITY OF
SANTA MONICA:
Section 1. The Agency hereby finds and determines that the use of Agency Low-
and-Moderate Income Housing Fund monies generated from the proceeds of bonds issued
to carry out the Ocean Park Redevelopment Projects 1 (a) and 1 (b) outside of the Project
Areas to finance a portion of the cost of the acquisition of land and improvements and the
rehabilitation thereof for congregate housing use by the Ocean Park Community Center is
of benefit to each of the Project Areas because implementation of this program will
preserve, improve and increase the community's supply of affordable housing for extremely
low, very low and low income persons and provide badly needed shelter for such persons.
Section 2. The City Clerk shall certify to the adoption of the Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM
1
Adopted and approved this 12th day of August, 2003,
-fL- ~
Richard Bloom, Chair
I, Maria M, Stewart, City Clerk of the City of Santa Monica, do hereby certify that
the foregoing Resolution No, 484 (RAS) was duly adopted at a joint meeting of the
Santa Monica City Council and the Redevelopment Agency held on the 12th day of
August, 2003, by the following vote:
Ayes: Agency members:
Feinstein, Chair Pro Tern McKeown, Genser,
O'Connor, Chair Bloom
Noes: Agency members:
Holbrook
Abstain: Agency members:
None
Absent: Agency members:
Katz
ATTEST:
~ '\J..:\ '~J
Maria M. Stewart, Agerlcy Secretary
2