SR-300-002-01-01
'f
.
.
3tJt'J - t?d?'2~o/-o/l' - A
MAl-819M
C/ED:CD:BS:wp
CouncIl MeetIng 5/8/84
Santa Monica, CalifornIa
S--A
MAY 2 2 1!1i4
TO:
Mayor and CIty Council
FROM:
CIty Staff
SUBJECT:
RecommendatIon to Approve Agreement and Allocate
Funds for Purchase and RehabIlItation of Property
at 922 Broadway and 1501 9th Street for CommunIty
SerVices Center
INTRODUCTION
ThIS report summarIzes the hIstory of the proposed communIty
serVIces center proJect, origInally approved by the CIty CouncIl
as a part of the CIty'S CommunIty Development Block Grant (CDBG)
Program, and recommends the purchase and rehabIlitatIon of
property at 9th and Broadway to house a number of socIal serVice
agencIes provIdIng Important serVIces to the communIty. The
report further requests that CouncIl approprIate $1.99 mIllIon
from the City's General Fund CapItal Reserve to supplement the
prevIously allocated $508,000 avaIlable from the CDBG program.
BACKGROUND
As CouncIl IS aware, the InItIal CDBG proJect for a multiservice
center to house a number of socIal serVIce agencIes has undergone
several modIfIcatIons In scope and type of proJect SInce ItS
~-"
HAY 2 2 1984
InceptIon In 1979. Proposals have been developed for constructIon
of a new faCIlIty on numerous sItes and for rehabIlitatIon of
eXIstIng structures In varIous locations In Santa MonIca. The
(l-A
impetus for thIS long search by communi ty agencIes and CI ty staff MAY - 8 19M
1
"
"
.
.
.
was, and contInues to be, the crItIcal need to secure permanent,
affordable space for socIal serVIce provIders In order to ensure
that those most In need -- IncludIng lower Income indIviduals
and famIlIes, the dIsabled and the elderly -- contInue to receive
these Important serVIces.
I. Assessment of Need
The pressures faced by thIS communIty's social serVIce
organIzatIons are increasIng -- tradItional sources of fundIng
contInue to decrease; Increased demand for serVIces due to the
country's economIC condItIons has resulted in hIgher demands for
staff and resources to meet the needs of IndIVIduals affected by
these condItIons; general operatIng costs have rIsen due to
InflatIonary pressures and market condItIons experIenced by all
provIders In the community. To the great credIt of our
communlty's provIders, these pressures have been borne not only
WIthout a reduction In service but many tImes with an expanded
serVIce to meet crItIcal and pressIng needs.
These pressures to continue and also expand serVIces, coupled
WIth the Increased cost of operatIons, has resulted In a very
urgent need for many of these agencIes -- the need for stable,
affordable space from WhICh to operate.
Confronted with the task of locatIng space in Santa MonIca,
agenCIes have been contInually frustrated WI th not only finding
facilItIes in general, but fIndIng space that is accessIble to
their clIents, affordable gIven the organIzation's fIscal
2
~
.
.
.
.
constraints, and that will provide a certaIn tenure for the
organIzatIon.
The followIng scenarIOS provIde several examples
of agencies recently or currently In thIS sItuatIon.
These
examples do not necessarIly Imply that these agencIes would be
located In the proposed facilIty, however they are Intended to
pOInt to the urgency of thIS problem for many organIzatIons and
the IneVitability of these situations occurlng for other
organIzations In the future.
SenIor Health and Peer CounselIng Center - Over 8,000
senIors are served by thIS program each year, receIving
important preventIve health serVIces and counseling
support. Currently the Center receIves in-kind space
and rented space from St. John's HospItal. However,
thIS space IS not adequate for thIS program and the
Center fInds Itself In the pOSItIon of haVIng to schedule
meetIng rooms for group counselIng seSSIons In other
locatIons, often makIng attendance for some senIors dIffIcult.
In addItIon, St. John's IndIcates that tenure at the current
locatIon IS uncertain, pendIng fInalIzation of the
HospItal's plans for expansion. The Center has been
trYIng to fInd new faCIlItIes for over a year and has
yet to locate a SUItable property with the correspondIng
fInancIal resources to support It.
Westslde Independent SerVIces to the Elderly (WISE) -
WISE prOVIdes a range of serVIces to Santa MonIca's
elderly populatIon InclUdIng nursing home ombudsman
serVIces, case management, day care for the fraIl
elderly, and senior shared hOUSIng placement. ThIS
organIzatIon has moved four tImes In the last eIght years.
These moves were necessItated eIther by a loss of lease
to a hIgher-paYIng tenant or Inadequate space for expandIng
programs. Currently WISE operate from three separate loca-
tIons, makIng coordInated serVIce delIvery diffIcult.
WISE staff is actIvely purSUIng opportunItIes to consolIdate
Its programs Into one faCIlIty.
ADEPT (AssistIng the DIsabled WIth Employment, Placement,
TraInIng) - SInce the InceptIon of ADEPT's Santa MonIca
Program two years ago, the program has made several moves
to varIOUS locations In an effort to fInd In-kInd offIce
space. However, the current fIrm provldlng space to ADEPT
has notifIed them of tentatIve plans to relocate to other
facilities. Therefore, ADEPT must locate alternatIve In-
kInd or low rent space elsewhere. GIven the need for com-
pletely accessIble faCIlItIes and locatIon, this search to
3
~
~
.
.
.
date has not yet been successful.
CLARE (Senlo~ Alcohol Recove~y Program) - Currently thIS
program, servIng recoverIng senior citIzens, IS temporarIly
housed Inthe second floor of a bUIlding not accessIble to
the dIsabled or frail elde~ly. Acutely aware of the need
for accessible space, CLARE staff has made relocatIon a top
priorIty. However to date, they have only been able to secure
accessIble space one day a week at another senIor agency In
the community.
New Start - After offerIng drug counselIng services for
youth and adults from an older facilIty for a number of
years, three years ago New Start was notIfIed that the
commercIal landlord of the property would be USIng the
faCILItIes for expanSIon of ItS own bUSIness. After lookIng
for over one year, New Start found faCILItIes on a year to
year lease. However, since that tIme, the owner has put the
property on the market and has IndIcated hIS prefe~ence to
sell, dependIng on market condItIons. New Start staff
expresses frustratIon that It IS unable to sign a longer
term lease fo~ any SIte due to the annual nature of funding
for ItS program and that a hIgh level of dIrect serVIce
staff tIme has been devoted to thIS actIVIty over the
last several years.
Ocean Park CommunIty Center - Counseling Program - Over 220
IndIVIduals and famILIes receive ongOIng, professional
counselIng at opec's small facilIty. GIven the confIdentIal
and senSItIve nature of thIS type of support, OPCC staff
IS fIndIng It extremely dIffIcult to meet current levels
WIthIn thIS lImIted space. Efforts to fInd additIonal In-
kInd or low-cost space have not yet resulted In any VIable
optIons.
FamIly SerVIce of Santa MonIca and ConnectIons for ChIldren-
SharIng faCIlItIes owned by FamIly SerVIce, these two dIrect
serVIce agencies have waged a constant battle WIth crowded
and deterIorating faCIlItIes. Unable to house all staff
In the maIn bUIldIng, ConnectIons for ChIldren has several
staff members In a trailer adJacent to the bUIlding. In
addItIon, due to the age and conditIon of buildIng's
electrical system, ConnectIons for Children IS not able to
partICIpate In a statewide, computerIzed Information and
referral system that would greatly enhance Its serVIce to
famIlIes In need of chlldcare. Both agenCIes have been
actively searching for alternatIve or Improved facilitIes
and have not resolved these problems to date.
LatIno Resource OrganIzatIon, NeIghborhood Justice Center,
WestsIde Legal SerVIces - These three organIzatIons share
a lImIted amount of space on the Santa MonIca Mall. Due
to the confIdentIal nature of legal serVIces, these crowded
faCIlities make It very dIffIcult to conduct confIdentIal
clIent InterVIews. LRO's locatIon, on the second floor,
4
.
.,
~
.
.
IS not easIly vISIble or accessIble to the publIC, and
gIven the lImIted amount of space avaIlable for the program
makes the additIon or expansion of serVIces to the LatIno
residents very dIffIcult.
In order to ensure that these and other SOCIal serVIces are
maIntaIned In thIS communIty in the long-term, the CIty CounCIl
and CIty staff have assessed ways that the CIty could aSSIst In
addreSSIng thls need.
The following sectIon outlInes recent
actIVItIes In dOIng so.
II. Summary of the CIty'S Response to CrItical Space Problems
RespondIng to these identIfIed needs, the CIty has used CDBG
funds to purchase propertIes (for Fraternal Endeavors and
Stepping Stone) and to rehabIlItate prIvately-owned faCIlItIes
(OPCC, Westslde Legal SerVIces, CLARE, Los Angeles ChIldbIrth
Center) In order to address partIcular space needs of IndIVIdual
agenCIes.
However, In order to Impact the broader SOCIal serVIce network In
a cost effectIve way, the CIty contInued to assess the
pOSSIbILIty of a multI-serVIce or communIty serVIce faCIlity -- a
project origInally InitIated by community-based organIzatIons and
supported for many years by a range of agencies. ThIS assessment
by CIty staff resulted In the reaffirmatIon of three baSIC
development concepts for such a proJect:
o The project must be large enough to house a number of
agenCIes In order to meanIngfully address the space and
rent problems experIenced by the network of communIty
serVIce agenCIes In Santa MonIca.
o The center must be located In an area WhIch IS proXlmate
to current and potentIal users, In partlcular lower Income
reSIdents, and acceSSIble by public transportatIon.
5
~
.
.
.
o The physIcal layout must allow for the cooperatlve use of
common areas In order to promote Inter-organIzatIonal
actIvItIes by tenant agencIes.
Based on input receIved from interested agencIes and
non-profIt organIzatIons over the course of the project, CIty
staff developed the followIng proJect specIfIcatIons to more
clearly defIne the proJect development concepts.
These
specifIcatIons guided subsequent sIte procurement actIvItIes:
o SIze: Must be between 10,000 - 17,000 square feet
to house four to seven agencIes.
o LocatIon: Downtown or Mall area preferred because
of convenIence to walk-In clIents. Must be on or
close to a major bus lIne. Must be compatIble WIth
surroundIng uses. Must be WIthIn the CIty lImIts.
o Space Arrangement: Must have, or be able to be modI-
f~ed, to Include space for reception and waitIng areas,
common offIce eqUIpment area, large conference room,
small counseling and meeting rooms, and offIces and
work areas for staff.
o ParkIng: Must have adequate on-SIte or off-site park-
Ing for staff and clIents.
o AcceSSIbIlIty: All offIce spaces must be fully acces-
sIble to wheelchaIr users. At least one men's and one
women's restroom on each floor must be acceSSIble to
wheelchaIr users.
o RelocatIon: The acqUISItIon of an eXIstIng bUIldIng
WIth CDBG funds wIll be subJect to the reqUIrements
of the UnIform Relocation and Real Property ACqUISI-
tIon Act. SItes that would not require relocatIon
of commerCIal tenants were deemed preferable. ACqUISI-
tIon of rental unIts was also deemed inadVIsable due to
low vacancy rates In the rental hOUSIng market.
o ComplIance WIth Local Codes: All rehabIlitatIon or
new construction work must comply wlth local bUIldIng
or zoning codes, lncludIng applIcable seIsmIC codes.
Based on these speCIfIcatIons, CIty staff conducted an extensive
search over the course of the last year for bUIldIngs for
6
~
r
.
.
purchase and rehabIlItatIon or for SItes for new constructIon.
ThIS search was conducted wIth the assumptIon that the project
was to be Implemented WI thIn prevIously allocated revenues for
thIS effort. ApproXImately ten potentIally SUItable bUIldIngs or
SItes were examIned. The total acqUISItIon and rehabilItatIon or
constructIon prIces for these ranged from $1.1 million to $3.3
mIllIon, dependIng upon SIze, condItIon and locatIon.
Evaluated
In conSIderation of agency rent lImItatIons, operatIng expenses,
and avaIlable fInanCIng opportunitIes, the shortfall between the
total acquiSItIon and rehabIlItatIon costs and the avaIlable CIty
resources (the CDBG allocatIon and a mortgage) ranged from
approXImately $1.4 to $2.66 mIllion.
The varIance between the current CDBG allocatIon and the actual
CIty contributIon WhICh would be needed to complete thIS project
was verIfied by two subsequent efforts undertaken by staff.
First, an InItial offer structured to mInlInlze further
contrIbutIons by the CIty waS submitted for a property located at
922 Broadway which was flatly refused by the owner.
The second
and more SIgnIfIcant actIVIty was the Issuance of a Request for
Proposals (RFP) to Interested for-profIt
and non profIt
developers for the rehabilItatIon, construction, lease or sale of
a bUIldIng meeting the proJect specifIcatIons noted above. The
eXIstIng CDBG allocation was offered to SUbSIdize development
costs.
The RFP also IndIcated that proposals necessitatIng a
hlgher amount of CIty support could be conSIdered If proJect
characteristICS and budget Justlfled Increased expense. The
purpose of ISSUIng an RFP was twofold: {a) to dIscover potential
7
..
..
.
.
alternatIves not yet explored by staff; and (h) to provIde a
formal process to consIder Informal proposals inItiated outside
any formal compet~tIve process.
Th~s process generated the submIssIon of two proposals by non-
prof~t agenCIes which are described In further deta~l in
Attachment A to this report. The Pico NeIghborhood AssociatIon's
proposal required from $1.475 to $2.163 mIllIon In total City
support dependIng upon the structure of the fInancial package.
FamIly SerVIce of Santa MonIca also prepared a new constructIon
proposal for a smaller proJect WhICh would reqUIre from $830,000
to $981,000 In total CIty support, dependIng upon the fInanCIng
approach. As a contIngency proJect, staff also resubmItted on
offer on the 922 Broadway SIte, contIngent upon Counc~l approval,
WhICh also relIed upon more extenSIve CIty support. No responses
to the Request for the Proposals were submItted by proflt-
motIvated indIviduals or firms.
Staff then conducted an extenSIve analYSIS of the three
alternatIve SItes and development programs, resultIng In the
staff recommendatIon that the SIte located at 922 Broadway best
addresses the three programmatIC concepts of the project; I.e.,
(l) that the proJect house a number of agenCIes; {2} that the
proJect ~s accessible to current and potentIal users; and (3)
that the phys~cal layout promotes Inter-organIzatIonal actIVItIes
and sharIng of resources. In addItIon, staff determIned that thIS
SIte best met the addItIonal physical proJect speCIficatIons
descrIbed earlIer In thIS report. PrOJected rental rates, tIme
requIred to Implement the proJect, the utlllty of the structure,
8
of.
~
.
.
possIble supplemental uses on the same sIte, and conformance wIth
the City's proposed Land Use Element were also considered In thIS
assessment. WhIle staff IS recommendIng this partIcular site,
the resources and tIme that went into the submIsSIon of the two
alternatIve proposals have not gone unnotIced. The commItment of
the PICO NeIghborhood ASSocIatIon and Family SerVIce of Santa
MonIca to thIS concept IS certaInly appreciated.
PROPOSED COMMUNITY SERVICES CENTER
I. Goal Statement
The primary purpose of the proposed CommunIty SerVIces
Center IS to allow for the surVIval of community serVIce agencIes
1 n Santa MonIca by provIdIng stabl e, affordable fac 11 i tIes from
WhICh they can provIde Important serVIces to those In need --
includIng the communIty's senIor, low income, mlnorlty and
dIsabled residents.
If thIS proJect achIeves only this goal,
CIty support IS JustIfiable and warranted gIven the VUlnerabIlIty
of eXIstIng agencIes to IncreaSIng market competItIon for
commercIal space In thIS communIty.
In addItIon, the project IS
Intended to promote the coordInated delivery of socIal serVIces
to Santa MonIca reSIdents through the creatIve sharIng of
resources by tenant agencIes. WhIle preserVIng the IndiVIdual
nature of each organIzatIon, the Center WIll also serve to
increase the effectIveness of the combIned programs through thIS
mutual cooperatIon.
II. DescrIptIon of Proposed CommunIty SerVIces Center
Of the SItes and bUIldings surveyed, a bUIlding located at
9
.
.
.
.
922 Broadway and 1501 9th Street offered the best opportun~ty to
address the proJect goals descrIbed above.
The bUIlding is
14,452 square feet and IS situated on a 30,000 square foot lot.
The slte IS also Improved wIth a 43 space parkIng lot. The
office bUIldIng, formerly the headquarters of the A & W
CorporatIon, reqUIres a moderate level of rehabIlitation to
prOVIde offIces, conference rooms and receptIon areas for tenant
agenCIes.
The rehab program WIll prImarily Involve bathroom
remodelIng
for accessIbilIty, moving non-structural walls,
addIng a one-story elevator to second floor offIce space, and
InstallatIon of tenant ~mprovement$.
The bUIldIng has three entrances and a varIety of space
arrangements that could eaSIly be adapted to IndIvidual agency
needs.
An Interior courtyard prOVIdes for the opportunIty of
InterestIng common areas as well as effICIent space for program
actIVItIes.
The property IS In the pico NeIghborhood and IS
conven~ent to the downtown area.
If purchased by the CIty as
proposed, It WIll be held as a communIty serVIces faCIlity In
perpetUIty.
The total development costs, as detaIled In
Attachment B, are est~mated at $2,501,040, WIth $2,150,000 for
acqUISItion and the remaIning $361,040 for rehabIlItation.
ThIS
IS equivalent to $173.05 per square foot for useable, acceSSIble
bUIldIng space -- a cost competItive WIth that of the other
proposalS receIved.
III. FInanCIal Plan
In evaluatIng pOSSIble fInanCIal plans for thIS proJect,
10
--------- --- ~-------~---------
~
.
.
.
staff considered the following optIons (a) all cash purchase, (b)
cash plus conventIonal fInancIng, and (c) cash plus a tax exempt
note.
ThIS analysIs IndIcated that the amount of capital WhICh
could be raIsed under the latter two alternatives (ranging from
$370',00'0' to $400,(00) had signfIcant monetary and programmatIc
costs WhIch would not be JustIfIed by the modest leverage ratIO
whIch could be achIeved through borrOWIng. BorrOWIng agaInst
revenues Introduces complexity to the proJect's fInanCIng and
management structure WhICh could Involve extensive use of outSIde
counsel and would undenIably further delay the Implementation of
the project.
Furthermore, In order to raIse suffICIent revenues
to support even a modest loan, agenCIes would have to pay
$1.00/square foot In monthly rents, rather than the rent of
$.75/square foot used In the proposed fInanCIal plan.
From an Investment analYSIS perspective, thIS project has
extremely good potential for development of the parkIng lot
parcel to Increase revenues to the project and/or prOVIde
opportunitIes for development of affordable housing for dIsabled
or senIors WIth support from HUD's SectIon 202 program. Staff
has analyzed the development potentIal of the SIte and glven Its
locatIon In the proposed Broadway mlxed-used corrldor It could be
successfully developed as hOUSIng or commercIal property, whIle
stIll preservIng needed parkIng for the adjacent faCIlIty.
IV. Summary of Purchase Agreement Terms
The attached Purchase Agreement and Escrow InstructIons
(Attachment C) between the CIty and UnIted Brands Company
11
.
.
Indicates that the CIty agrees to purchase the proposed Site for
$2,150,000.00, all cash, wIth the followIng conditions:
o The City CouncIl approves the sIgned Purchase Agree-
ment and Escrow InstructIons wIthin forty-five days
of May 2, 1984.
o The Seller's Board of DIrectors ratIfies the Agree-
ment wIthin thIrty days of May 2, 1984.
o The CIty shall open escrow by deposIting $50,000 wIth
a local escrow company as soon as the Purchase
Agreement IS executed by both partIes; If the escrow
does not close wIthIn nInety days of the date it is
opened the CIty may extend the escrow for an
addItional nInety days with an increase In total
purchase prIce of $50,000. (Fefer to TImeline for
estimated dates.)
o Upon inspection, the CIty determines that It IS
feasIble to rehabilitate the property for the Intended
use, e.g., the property has no unforeseen structural
problems.
o The City approves customary title reports, surveys
and other necessary documents.
V. Ownership/Management Plan
A. OwnershIp
The City of Santa MonIca WIll retaIn ownership of the
property and faCIlitIes.
Tenant agenCIes WIll operate under
IndiVIdual leases WIth the CIty; the terms and condItions of
WhICh will be developed In conJunction WIth tenant agenCIes.
FInal lease terms WIll be approved by the CIty CounCIl.
B. Tenant SelectIon
Given the hIgh demand for affordable social serVIce
space In Santa MonIca and the large number of VIable agenCIes In
the communIty, the process of tenant selectlon Will be a
difficult one.
In order to achIeve the most eqUItable and
12
. .
effect 1 ve "mI x" of agencIes r 1 tIS proposed that appl i cati ons for
tenancy be made avaIlable by the CIty to all Interested
organ 1 zat Ions and completed appl iea t ions be evaluated using the
followIng process:
1. DeterminatIon of QualIfIed ApplIcant Agencies
ApplIcatIons for space wIll be assessed USIng the
followIng "threshold" criterIa:
o The agency IS a tax-exempt, non profIt corporation.
o The agency serves a minImum of 51% low and moderate
Income IndIVIduals, pursuant to CDBG gUIdelInes.
o The agency provIdes substantIal benefIt to the Santa
MonIca communIty.
o The IncluSIon of the agency would enhance the "program
mIX" wIthIn the Center so that the Center offers a
range of services.
o The agency states ItS commitment to the concept of
the CommunIty SerVIces Center and WIllingness to
partICIpate In Inter-organIzatIonal actIVItIes of
the Center.
o The agency documents Its need for space In the
CommunIty SerVIces Center.
o The agency's space requirements can be accomodated
withIn the space avaIlable whIle still preservIng
the concept of shared common space and multIple
tenants.
o The agency exhIbIts the capaCIty to run an effectIve
program from the Center.
2. Selection of Tenant Agencies
For those applIcant agenCIes successfully meetIng
the "threshold" crIterIa descrIbed above, tenant organIzatIons
w111 be selected In two steps:
Step 1..: A rna]Orlty of the space WIll be allocated to
13
.
.
those qualIfYIng agencIes that not only meet the "threshhold"
crIterIa, but further meet the followIng:
o The agency has a well-establIshed track record In provIding
ongoIng programs In the communIty.
o The agency has a dIversIfIed fundIng base WhICh makes
the organIzation less vulnerable to losses or reductions
In revenues from anyone source.
o The agency IS funded from sources that provIde some
assurance of long-term fundIng for the type of program
offered by the agency through legIslatIon and/or
other documented general commItments from fundIng sources.
ThIS group of tenant agencies WIll be selected not only ensure
that vIable serVIces WIll be located In the Center, but also
to ensure the long-term stabIlIty of the Center due to the
relatIve fInancIal stabIlIty of the selected agencIes.
Step ~: RemainIng applIcant agencIes meeting the
lIthreshhold" crIterIa,
WIll also qualIfy for further
consIderatIon, based on the extent to WhICh the fOllowIng
addItIonal crIterIa are met:
o The agency prImarIly targets Its services to lOW-Income
reSIdents and other reSIdents traditIonally experIencing
dIffIculty 10 obtaInIng access to these serVIces.
o The agency provIdes Important socIal serVIces to
surroundIng lower Income neIghborhoods.
o The serVices provIded by the agency addresses an
Important crItIcal need and proposes a InnovatIve
and vIable plan for addressing this need.
The purpose of thIS second step of the selectIon process IS to
carefully assess those programs that are possIbly smaller or
newer than the fIrst group but provIde Important serVIces that
14
.
.
would greatly enhance the CommunIty SerVIce Center concept.
The development of fInal tenant selection
recommendatIons wIll
combIne an assessment of the above crIterIa, the avaIlabIlIty of
space In the Center, and the desIred program mIX.
CrItIcal to
thIS process IS the careful assessment of space needs projected
by applIcant agencIes and Its coordInatIon wIth the desIgn/space
analYSIS phase of the project. A professional space planner wIll
be retaIned to desIgn effICIent uses of space, maXImI ZIng both
common areas and necessary program areas for each agency. The
tenant selectIon and desIgn/plannIng processes are necessarily
parallel actIvItIes.
C. Center Management
1. PhYSIcal OperatIons and MaIntenance - The CIty WIll
contract wIth a property management fIrm for the purpose of
provIdIng ongOIng phYSIcal operatIons, maIntenance, and
collectIon of tenant agency rents.
The cost of thIS serVIce will
be paId from rent revenues as IndIcated In the Project Pro Forma
(Attachment B of thIS report). A maIntenance reserve WIll also
be establIshed by the CIty from these revenues to ensure long-
term maIntenance and Improvements. Staff of the Department of
CommunIty and EconomIC Development WIll monItor thIS contract and
assume responsIbIlItIes for resolVIng any property management
Issues not governed by thIS contract.
2. Program Management - The management structure
of the faCIlIty will depend prImarIly on the tenant agencIes and
theIr efforts to IdentIfy mutual areas of cooperation and sharIng
of resources. The CIty WIll assume a prImary role 1n the In1tIal
15
.
.
phases of the proJect to ensure completIon of the development
phase and the avallablllty of technIcal support to agencies
movIng Into the facIlIty.
The followIng delIneates proposed
broad areas of responsIbIlIty for the City and the tenant
agencies.
o CIty CouncIl - The CounCIl WIll be responsIble for
establIshIng the long-term POlICY dIrectIon for the
Center; approvIng tenant selectIon crIterIa and
IndIvIdual tenant leases; for revIewing and approv-
Ing any recommendatIons from CIty staff, the SocIal
ServIces Commission, or tenant agencies regardIng
operatIonal or programmatIc Issues that may arise
durIng the course of the project.
o CIty SocIal ServIces CommissIon - SImIlar to Its
advisory role In the development and ImplementatIon of
the CIty'S CommunIty SerVIce Grant program, the SocIal
SerVIces CommISSIon WIll advIse the CIty staff and
CIty CounCIl on the ImplementatIon and operatIonal
aspects of the Center. These matters may Include the
reVIew of applIcatIons for tenant selectIon and other
plannIng or status reports prepared by eIther the CIty
staff or tenant organizatIons before transmIttal to
the CIty CounCIl.
o CIty Staff - Staff of the Department of CommunIty
and EconomIC Development WIll prOVIde staff support
for the development phase of the proJect, work closely
with applicant agenCIes and final tenant agencies to
clearly defIne space needs, and prOVIde ongOIng technI-
cal assIstance to agencies once the faCIlity IS occupIed.
o Tenant AgenCIes - WhIle the CIty WIll assume prImary
responsibIlIty for the overall, long-term management of
the faCIlIty, It 15 Important to note at the onset that
the success of the Center WIll lIe WIth the tenant
agenCIes, theIr Boards, staff and volunteers. As has
been the experIence WIth agencies currently located In
one buildIng on the Santa Monlca Mall, the creatlve use
of mutual resources occurs as agenCIes learn and under-
stand each others' mISSIons, IdentIfy duplIcatIon of
effort and potentIal areas of cooperatlon. WIthIn the
broad gUldellnes set by the CIty CounCIl, tenant
agenCIes shall have maXImum fleXlblllty to operate theIr
programs as lndependent agencies as well as exploring
varIOUS optlons for coordinatIon with other tenants.
VI. Tlmellne
16
.
.
.
An analysls of the tenant selectlon, space plannlng,
design and constructlon actlvItIes that will begln after CIty
CounCll approval of the proposed proJect indIcates that the
Center wlll be available for occupancy no later than June 1985.
The followIng tIffielIne reflects conservatIve estimates for the
tIme steps WIll take.
Act10n
Date
Conunents
1. City Council Approval
2. Open escrow
5/8/84
5/9/84
5/18/84
90 day escrow
3. Draft and issue limited
RFQ and fee proposal for
architect/space planner
21 day response
4. Develop and distribute
applications for tenants
5/21/84
Due 6/15/84
5. Select architect and begin
to reVIew structural reports,
title reports and surveys to
resolve sale contingencies;
review applicant space needs
6/23/84 -
7/23/84
At completion
of design phase,
archi tect gets
cost check by
contractors
6. Staff/Social Services Com-
mission review of tenant
applications and selection
of tenants by Council
7/1/84 -
8/14/84
7. Close escrow
8/7/84
Extension of
90 days with
increase of
$50,000 in price
8. Architect/staff
complete and review
construction documents;
issue request for bids
8/1/84 -
IO/15/84
45 days for
response
9. Select Contractor
11/15/84
12/30/84
6/30/85
10. Start construct1on
11. Center available
for occupancy
17
.
.
BUDGET/FINANCIAL IMPACT
In arrIvIng at the fInancIng recommendatIon for acquIsItIon of
the proposed property, an assessment was made of the eXIstIng
reserve posItIon of the CIty. A three-year budgetary effort to
elImInate spendIng from reserves for ongoIng operatIng costs has
been successful.
This tendency to balance the budget USIng
reserve funds was preCIpItated tor the most part by dramatic, and
sometImes unantIcipated, reductIons In State revenues, begInning
wIth PropositIon 13 and contInuIng Into the 1982-83 budget year.
To deal wIth this problem, the CIty Council used a two-pronged
approach. One was a reductIon In effective expendIture levels
and the other was to adopt a busIness lIcense tax increase to
prOVIde a stable locally-generated tax resource whIch would allow
conSIstency In budget expendIture plans from year to year.
In the 1982-83 annual fInanCIal statements presented to the
CounCIl on December 4, 1984, the followIng reserves were
IndIcated:
General Fund CapItal Reserves
General Fund UndesIgnated Reserves
CapItal Improvement Fund
$4.9 millIon
5.1 mIllion
1. 7 mIllIon
$11.7 mIllIon
In additIon, as of June 30, 1983, there was a $2.4 mIllion cash
balance for the Downtown Redevelopment Project.
During the year-, the only signIfIcant change made by Council to
the above reserves was to allocate $1 millIon from the General
Fund Cap~tal Reserves to ~mportant Infrastructure ma~ntenance and
Improvement proJects.
The analysis set forth In the
18
.
.
Infrastructure needs report served as the basIs not only for the
$1 mlll~on contIngency allocation to capItal proJects but also
was Integral to the development of the 1984-85 CapItal
Improvements Program. Reserve levels ~n the C~ty are now in a
strong pOSItIon, haVIng broken the pattern of beIng used for
ongoing operatIng costs. Therefore, opportunitIes for prudent
one-time Investments In the phYSIcal Infrastructure of the City
from reserve funds are merIted.
There are also needs for investment In the economIC and sOCIal
Infrastructure of the CIty. Staff feels that purchase of the
communIty serVIces center property WIll be an asset for the CIty
-- merely mOVIng from a lIqUId to a fixed asset POSItIon.
Staff recommends fundIng of the property acquisitIon from the
General Fund capItal reserves which now stand at $3.9 mIllion.
ThIS money has already been conSIdered In the Gann llm~t and so
IS excluded from current calculations. It 15 further recommended
thatthese reserve funds be replenIshed by any unspent 1983-84
operatIng and cap~tal budget general funds approprIatIons WhICh
eXIst as of June 30, 1984. Th~s money, too, has already been
conSIdered 10 the current Gano lImIt computatIons and would be
protected from future charging agaInst the lImIt by depOSItIng lt
in a capital reserve account before year-end.
At the present time, staff est~mates that up to $1 mIllion net
may be unspent from the 1983-84 General Fund approprIatIons. As
noted In the m~d-year reVIew, th~s IS prImarily due to
unantIc~pated vacanCIes WhIch impact bothsalary and benefIt
19
~
.
.
accounts; less than antIcIpated utIlIty rate Increases; and
slower than proJected InflatIonary growth In salarIes.
It IS Important to note that thIS antIcIpated under-expendIture
IS not caused by an over-realIzatIon of General Fund revenues.
At the present t1me, 1983-84 General Fund revenues are est1mated
to come 1n approxImately $900,000 under budget.
RECOMMENDATIONS
CIty staff recommends that the C1ty Counc1l:
1. Approve the purchase and rehabIlitation of the property
located at 922 Broadway and 1501 9th Street for use as a
communIty serVIces center, and approve the Purchase Agreement and
Escrow InstructIons between the CIty and Un~ted Brands Company.
2. Appropriate $1,993,622 from the General Fund Reserves to an
account In the non-departmental dIVISIon to be used for the
purchase and rehabll1tation of the proposed SIte, In conjunction
wIth prevIously allocated CDBG funds in account 19-200-262-000-
920 in the amount of $507,418.
3. Approve the tenant agency selectIon crIteria and Management
Plan 1ncluded In thIS report.
4. Authorize the C1ty Manager to beg1n ImplementatIon of the
proJect, IncludIng engagIng archItectural and engineering serVIces
to complete the plannIng and design phase of the proJect.
Prepared by: Barbara StinchfIeld, CommunIty Development Manager
MIndy LeIterman, HousIng Program Manager
Ann Sewlll, SenIor AdmInIstratIve Analyst
Department of CommunIty and EconomIC Development
20
. . Attachment A - pg. I
COMMUNITY SERVICES CENTER - PROPOSAL SUMMARY AND COMPARISON
(1) PICO Neighborhood Association
The pico Neighborhood Association proposed to purchase and
rehabilitate three bUIldings on two contiguous lots at 2115-
212l pico Boulevard. The total square footage of the
buildings is 13,175, with approximately 3,299 square feet in
two small structures and 9,975 square feet in an open
warehouse. The two small structures would require an
infeasible amount of rehabilitatIon to meet accessibility
codes, and have limited use in ~pace planning for a variety
of agencies. The site is on a major bus line and IS
easily accessIble by car. The property has good land-
banking and future expansIon potential. After adjusting the
proposed rents and financing terms to meet project
requirements and market conditions the proposed project
would require approximately $1,475,000 in City funds, or
$147.87 per square foot of accessible, usable space. If CIty
funds were used to cover the total development costs of
$2,163,725 the per square foot costs would be $216.91. The
Pico Neighborhood Association proposes to own and operate
the property as a community services center in perpetuity.
(2) Family Service of Santa Monica
Family Services of Santa Monica proposed to construct a
12,009 square foot two-s tory bu i Id i og with a subter ranean
garage on their current location at 1537-1539 Euclid Street.
.
.
Attachment A - pg.2
Family Services owns the site and would lease it to the City
or a non-profit corporation composed of tenant agencies at
$35,999 per year for a period equal to the term of their
lease in the Center. The site is within two blocks of a
major bus line. The costs are low; $81.75 in City funds per
square foot if private funds are used and $199.38 per square
foot if the City covers the total cost; because the site is
in a residential area. The project would require a
conditional use permit or variance from the City's Planning
Commission.
g
!-t
~ tI
II
:IIlln
1:1
..~
8.g
2 u
PoO
~t'
....
g,~
Ef:'
Ib"
Ii'
....
~
....
~!
~ :
11I0
Ii
.:Jet
....0
~~
~u
ln3
""J.
""
g,tI
o~
t1
.
to
H
.
C'
tI
Po
~ 1'.~
,..diet
"":000
. OI~
E"""'''''
Slll>otl-l
~-g >4 ~
~B51!
U
~U
, u
ao~
~5'"
. . '" III
O<BIIIH
~ HU
Ib !!:u
,
" u_
II ., tJ
J.1:11l .. u
3 ~ :::
.;1 u "'..
~ 8 -;:1:.'J
-t.~'lI':i:
'lIUS::"u
"~.rlOOl
g'of~lI>-
O-ltJUu
te...~~
1lI'UII~i,'i
UOIl':lIof'"
"'J.1"'og,=~
g.1:l~.'OIl"
.(I.,,"u....
i g = l1'o.~'d
~I!' ~~ Q
J:1I'\10IllJJ
III 1l:I~ U
"'Uitrl...olal
U If on (I....
,IIt- 01 A
" 0 ,
r1 v ><u
.c.o Jl " ....:t
U :l'.III.~O
~Jl.o~... 8~ ..
i. ~ ~ :l' ~=
...~ U II.. U -l ...
o-I..t.o. ~u
Olll> " f.--
2H ~ l>-8 z jJ:g~
...."'a"'~"'...
~'tI
<'41>
.-10-1
NlC
,
"'0
~;::l~
ibM,,"
., '\1
o 1II~ S III
JJ\f::::, ~
--lo....n..g~ tl
~ft"a<!"" 0
Z~j:13 ~.~ f
,r
III
In r. . TI
"'uti ib-O"" 5
~.;1gl<lL30S'
.:fog- Po
-9Ki1;~~<1g
jj"(I.<!"'lIof
OIge'e...E~fi
Mdti"'ODd!JJ
. ~
f:f ."" ~
!:g.1:r:
...
. 0-1.
Z . III lit
~ 9 rt:
t.,;}",u
"
III . 'tI
~ti ~
~~a
'!tet!:
:too
';l3iJ
~~tl
P'j 01
E.,~
DlUU
II
...
I .Q
11 ~ - ~
rl (I. tJ .,
)"i~
~~ I ~
O~I!'
~ ~ ~~
,....,t!1f
'""'U;;,....
~,~
....c:u
o
c: ... .. III
01 c> III III
II<<>"',",U
~ '" <:
~O-"g.~
\> <: i \111.-1
II..""",
V~ _ to
.o">l1'
"'1Il0~\.I
lI) n. u o'l 0
.
01
i!.s~.,E;
OIllC~1"i
'%."l4uVP
'tI!l.~~i
""OOl.oOU
0-1" '\101
U !I!;!,....
~~~r;~'g
'"
...""
~..'..:f
1/"'"1 U
'" '" :l
0-110)
AaChrnent "A" - page 3
t'
...
~
4J
-
e-
II
Po
SOl
O't1
'- l< \4
E: .. ..... of
6~~P,g
J.l1I'"
8~Ug-t'
""",>10
t'~3-5~
l1 8 [~j_
~
tI
!!'
II
4J
't1 III
~ ~
'1--1 E
~ :
~..v
llIlii>o
1!~~
::l U
to~3.
~Od
u u"
to I
.<:~'U 0:
lrO~ "
=' .... III I II
~=~,,~'8
u:t~ g.[
~.::: ~ g~ ..d
3 ~.... III ""
0..., tJ ~... 01
tJ 0 IIlIM .Q 00
......
II
U
"'"
tiJ
110
........
n
.,
:1..-
lll......
><~~..
~p,~~
-O,...U
III E III
e~6.u
1ll"'1;IoI
--
l><
III
~.<:
I!'<<IV
~e'"
., ~'tllll'ci ~
li',*~N""1I
-of iN...... ~
"ot "'.'""tJ)
A
,hrnent ITA"
1'4
Ul
..., M '"
"'- '" N M
Ul '" l1"l M
E-t l1"l co co
UlQ
OZ III -l-'
va: ttl 0
..:l Q) 0
E-t C 11-1
Z .-I
~ ::l Q)
~ 11-1 ,.,
AI Q) nl
0 ttl ::l
..:l ::l 0"
111 <II
:> .... .... L'l .j..J
~ '" 00 0 C I-l
Q nl Q)
CI '" \D M U p..
HO .-l 0 r- ..!
a:..:l N .-l ...... ..... 0
E-f1Il ,..j 0
0 C
E-< tl" .-I
.... VI-
III
C 40-1
,..j 0
0 0 0 0
.... .... 0 0 0 0 Q) .-I
E-t lt1 00 0 0 0 0 ~ QJ
I'4Q 0 0 nl >
.z ..... l1"l 0 0 ..::: Q)
oa: \D \D .-l .-l ,.., "" .-I
Ul..:l "" M ;..,
RI -l-'
e I:
Q)
-l-' ,.,
E-tt.:/ RI
~C1 0 0 N N ..::: III
111..:1 0 0 l1"l I!'l .j..J
I'4fil ...... .-I 0 0 <T .... <II
Il'I Il'I ttl Q)
~111 r- ...... N N .... .... g' E
P:,.;I '" '" ...... .-I .-I .-I ::l
<l;fil '" '" .... III
~r<l; '" (I]
0[1) .-I nl
[I)~ .-I
::l tl"
N .0 C
Ul .-4
ClO lI"\ 0 ...... 0 l-< U
Zfzl N 0 0 0 00 .... Q) c
pf-! ..., 0 '" lI"\ '-'1 0 ...... III
1'4[1) ..., 0 .-l C
iii <X> co .-I ..... t;j .-I
><=> N .-l '" ...... r- 0 E .....
f-!OI Ll'l '" ro N 0 Ll'l ttl
HI1I "" .-I Q)
uo:: ...... N N QJ '0
.-l N '0 .-I
::l 01
.-I -l-'
[1),.;1 U ::l
E-oa: '" 0 0 0 0 0 c 0
[l)E-f N 0 0 0 .... .... ..! QJ
00 ...... 0 '" I!'l 0 0 u ..:::
UE-< +l III -l-'
0 .-l 0 <X> .-I .-I 0 p.. r!
'" \0 M r- L'l 0 I: (I] ~
Z N .-I M N Lll If)
0 ttl QJ III
H N N .-l .-l N N (I) 0 +>
E-' o r! u
.-c 'tlll-4 Q)
f-! 0 0 0 0 '4-l n(l]
H lt1 0 0 0 .... .... ..... 0 o <II
E-t..:l N 0 l1"l on 0 0 r.I ,.,....,
[l)H r- 0 III '0 o.<<l
Ofil .-I' 0 00 ..... ...... o Q) I-l
ua: N M ...... 0 '" 0."'" ,.,
:I: ...... co "" N .... "" o <<l Otl"
111 on .... ,.,...., 1l-IC
P: .-I .-I llor! ....
...... t)
+ a: .... '0 C
z.o Q) nl
Z 0 0 0 0 Po III ...., C
E-t0 0 a 0 0 ..c: III ....
[l)H 0 0 0 0 'l-IQ) QJ1l-I
Of-! . . o l-< ::l
UH C' '" 0 0 tr-l-'
Ul ...... ...... L"l l1"l Q) . Q,lo.
H '" \0 ...... ..-I l;JlQ) p:e
0 .-I' r.I..-I Q,l
0 .-I 0 0 N N .....0 III ~
~ o .... '"ClQJ
o III 1:1
tl" 0- l;Jl 'HlII ::I:>:
C c: c Q,l 1'4l{\
.... ..... .... Q) tJ ....
...:I tJ 0 O>U tl" \.< tJ ><
r<l;Ul c: ><0> c: tl" '" C '"Cl l;Jl III r.I l{\ +>'1;1
UlUl oj ...., C III ><1:: .-I nl .-I >< C 111 ::l .-4 C
OIU C ..... r! C +>.... l'!1 C j:Il....,... ...., 0"11I Unl
"'0:: ..-l u'O>< :;:.-1 :;: ..-l'tl :>, ..-l r! '1;1 >< 0 Ul oj
00 a:'l-I a: C.-I Ul1l-l UlUC.-I 3:11-1 3:UC.-l Z .-I N
P:O Z'- z,-::lC: Ul'- Ul'-::l I:: "''- o.ll'-::lC
Po a: Ilo~ Po ): 1l-I 0 110): r..~'l-IO a: ): a:~1I-IO
page 4
.
.
Attachment B
Total Acquisition and Rehabilitation Costs
922 Broadway and 1591 9~h Street
Total Development Costs
Site Acquisition
2,150,090
Rehabilitation:
Construction @ $29jS.F.
Archi~ecture & Engineering
Closing Costs
Start-Up Operating
289,040
30,999
2,009
30, (HHJ
Total Rehabilitation
361,049
Total Development Costs
2,5liJI,949
Sources
Currenl COSG Allocation
Genetal Fund
Total Sources
507,418
1,993,622
2,501,liJ40
Annual Operating Statement
Income:
Rents @ $.75jS.F. on 85% net
rentable square footage
110,556
- 3% vacancy factor
(3,317)
Gross Effective Income
107,239
- Expenses including management,
maintenance, operating and reserves,
but excluding property taxes (publicly
owned building) @ $2.90'/S.F.!year
(41,910')
Net Operating Income
65,329
. .
.
.Attachment c
PURCHASE AGREEMENT AND ESCROW INSTRUCTIONS
THIS PURCHASE AGREEMENT AND ESCROW INSTRUCTIONS
("Agreement") IS made thIS 2ndday of !-1ay , 1984 by and between
Uni ted Brands Company '''Seller'') and the Ci ty of Santa MonIca
("BuyerU) .
THIS AGREEMENT IS an offer to purchase real property for the
purchase prIce and on the terms and condItions hereIn contained.
\..;hen accepted by Seller, It shall constitute the purchase
agreement between the parties and JOint escrow InstructIons to
the escrow holder named hereIn.
1. Property.
That certain property commonly known as 922 Broadway and
15\Jl 9th Street, Santa MonIca, Call fornla (A.P. 4282-029-1001 and
4282-1029-018 & 010) and all Improvements thereon (hereinafter
"PropertyU). Exact legal descrIptIon to be prOVIded In escrow.
Seller agrees to sell to Buyer and Buyer agrees to buy from
Seller the Property for the purchase prIce and on the terms and
conditIons hereIn contaIned.
2. Purchase PrIce.
The purchase prIce shall be Two MIllion One Hundred and
FIfty Thousand and NO/100 dollars ($ 2,150,0~0.00).
3. Payment of Purchase PrIce.
The purchase price paId shall be paid In cash through the
escrow described hereIn.
4. Escrow.
The sale shall be completed through thIS escrow to be opened
at Lawyer's Title ("Escrow Holder") WIth $50,1000 to be
depOSIted Into escrow by Buyer, together With a copy of thIS
Agreement executed by both Buyer and Seller. The escrow shall be
for an Initial term of three months and may be extended at
Buyer's opt i on for up to three months. I f escrow I s extended for
the additional three months, purchase prIce shall be Two MIllIon
Two Hundred Thousand and No!UJO dollars ($2,2010,0010.010).
The Buyer may, at hIS optIon, cause thIS Escrow to close
earlIer by gIVIng Seller ten (10) days wrItten notIce to depOSIt
a Grant Deed WIth Escrow Holder.
The escrow perIod shall commence upon receipt by Escrow
Holder of a copy of thIS Agreement executed by both parties and
depOSIt by Buyer as descrIbed above.
1
.
.
On closing thIS escrow all payments made by Buyer to Escrow
Holder shall be credIted toward the Purchase PrIce.
5. TItle.
ThIS Agreement is SUbJect to Buyer's approval of easements,
condItIons, covenants, rIghts, rIghts of way and all other
matters disclosed by a CLTA Standard PrelImInary TItle Report
WhICh shall be ordered at Seller's expense.
Seller agrees to delIver tItle to Buyer free and clear of
all rights to the Property not dIsclosed by the public records.
PosseSSIon of the Property shall be gIven Buyer upon recordatIon
of the Grant Deed. Escrow Holder shall not be concerned as to
such possessIon.
Any oil and mineral rIghts including any 011 or gas lease
presently owned by Seller shall be transferred to Buyer at the
close of escrow.
Buyer may reqUIre the receipt of an ALTA extended coverage
POlICY of tItle Insurance at the close of escrow and the cost In
excess of the standard owner's POlICY shall be borne by Buyer.
6. EngIneerIng.
Effective ImmedIately, Seller authorIzes Buyer, to enter
upon all of the Property for the purpose of making tests,
engIneerIng studIes and surveys, all of WhICh tests, studies and
surveys shall be done at Buyer's expense, and Buyer shall hold
Seller harmless from any and all claIms arIsing out of such work
a nd act I V 1 t Y .
7. AuthorizatIon.
Seller hereby agrees to execute any documents reasonably
reqUIred by the Buyer to secure the approval of governmental
bodIes for the acqUISItion and rehabIlItatIon of the Property.
All of the costs and expenses of proceSSIng such applIcations
shall be borne by and be th0 oblIgation of Buyer. Th1S is a
matter WIth which escrow 1S not to be concerned.
8. Approvals.
Buyer's oblIgation to perform under thIS Agreement and close
escrow is subJect to the fOllOWIng condItIons:
A. Approval of Agreement by CIty CounCIl of CIty of Santa
MonIca withIn forty-fIve ddYS of the date of execution of thiS
Agreement by Seller.
B. Buyer's approval of the PrelIminary Tltle Report.
C. ReceIpt by Buyer of an accurate legal description of the
')
. .
.
.
Property to be furnIshed by Seller.
E. Seller furnlshes Buyer, sImultaneously wIth the SIgnIng
hereof, all of the studIes, surveys, maps and data that he may
have pertaInIng to the subJect property and the zonIng thereof.
F. Approval by the approprIate governmental authority of
all and any bUIlding and rehabIlItatIon plans, WIth condItIons
satIsfactory to Buyer.
G. Seller furnIshes a termIte and pest control report at
Seller's expense, but Seller shall not be oblIgated to do any
work or make any repaIrs as recommended by saId report. If not
satIsfIed WIth results of saId report Buyer may termInate thIS
Agreement.
H. ThIS offer IS subJect to Inspection of the Property by
the City's BUIldIng and Safety and FIre Departments and
determination that the Property IS In complIance WIth all local
buildIng and fire codes for general office use, and that It is
structurally sound and economIcally feaSIble to convert the
bUIldIng for the Intended use. Buyer shall have thirty days from
the date of CIty CounCIl approval to make saId InspectIon and
determInatIon.
Seller's oblIgatIon to perform under this Agreement and
close escrow IS subject to the ratIfIcatIon of its Board of
DIrectors WIthIn thIrty (30) days of executIon of thIS Agreement.
9. Return of Funds in Escrow Account.
~. In the event that any of the condItIons enumerated in
SectIon 8 are not met by close of the escrow perIod, then Buyer
shall have the option to termInate this escrow WIthout any
lIabIlIty on its part. In that event, the Seller IS not to be
held responsIble for any expenses or work performed by the Buyer,
and Escrow Holder is Instructed to return the monIes deposlted to
Buyer, less cancellatIon costs charged by Escrow Holder.
B. In the event that escrow fails to close for reasons
other than listed in thIS Agreement, unless such failure IS due
to default on the part of Seller, the funds In escrow shall be
paId to Seller, less cancellatIon costs charged by escrow holder.
HL Prorations.
Real Estate Taxes shall be prorated as of close of escrow
based on 1a test ava lIable tax bilL Personal proper ty taxes, 1 f
any, assessed against the property as shown on latest real
property tax bIll shall be pald In full at close of escrow from
Seller's account.
3
.
.
11. Escrow Costs.
Escrow costs, recordIng fees and transfer taxes shall be
divIded accordIng to the usual practIces of the Escrow Holder.
12. WarrantIes.
Seller warrants that Seller has not receIved, nor is aware
of any notificatIons from the Department of BUIldIng and Safety,
Health Department, or such other CIty, County or State authority
haVIng JurISdictIon, reqUIrIng any work to be done on or
affectIng the Property. Seller further warrants that in the event
any such notIce or notIces are receIved by Seller prior to the
close of escrow and Seller IS unable to or does not elect to
perform the work reqUIred In said notIce at Seller's sole cost
and expense on or before close of escrow, said notices shall be
submItted to Buyer for Its examInation and wrItten approval.
Should Buyer fail to approve saId notIce and thereby elect not to
acqUIre the Property WIthIn fIve days from the date Seller
submIts saId notIce to Buyer, then thIS Agreement shall be
cancelled.
13. ConditIon ~ Property.
Property shall be delIvered to Buyer at close of escrow with
all permanent fIxtures r window trea tments f and f 100"1: cover I ngs 1
and WIth all maJor bUIldIng systems, Including plumbIng,
electrIcal, heatIng and air condItIonIng, In good workIng order.
If Seller falls to dellver tItle as hereIn provided, or If
the Improvements on said Property are destroyed or damaged prior
to transfer of title, Buyer shall have the optIon of termInating
thIS Agreement and shall be released from all obligatIons
hereunder WIthout lIabIlIty.
14. Comp+iance WIth Federal FundIng ReqUIrements.
Seller certifIes that he understands that the property is to
be acqUIred wlth CommunIty Develpment Block Grant funds and that
therefore is subject to the UnIform RelocatIon and Real Property
AcquisitIon Act of 1970 and the CalIfornIa RelocatIon ASSIstance
Law, Government Code SectIon 7260 et seq. Seller certIfIes that
It has received the publIC solIcatatlon for properties for thIS
purpose and that It voluntarIly offers the property for sale.
Seller certIfIes that the bUldIng has been unoccupied for at
least one hundred and eIghty (180) days prlor to the date of thIS
offer. Seller wa I ves, and sha 11 execute any necessary documen ts
effectuating such waIver, any relocatIon assistance reqUIred by
federal or state law.
4
.
.
15. General Provisions
A. All funds received in this escrow shall be deposited with other escrow
funds in a general escrow account or accounts of Escrow Holder.
B. Any commitment made in writing to the Escrow Holder by a bank, trust
company, insurance company, or building and loan or savings and loan association
to deliver its check or funds into this escrow may, at the sole discretion of
the Escrow Holder, be treated as the equivalent of a deposit herein of the amount
thereof.
C. All adjustments are to be made on a basis of a 30-day month.
n. Recordation of any instruments delivered through this escrow, if
necessary or proper in the issuance of the policy of title insurance called for,
is authori zed.
E. No examination or insurance as to the amount of payment of real or
personal property taxes is required unless the real property tax is payable on
or before the date of the policy of title insurance.
F. If any party to these instructions obtains a loan on the Property in-
volved during the pendency of this escrow, you are authorized to furnish the
lender, or anyone operating on its behalf, any information concerning this escrow,
including, but not limited to, a certified copy of the escrow instructions and
any amendments thereto.
G. Time is of the essence in these instructions.
H. Any amendment of or supplements to any instruction. including extension
or cancellation of escrow must be made in writing and executed by both the Buyer
and the Sell er.
16. Broker's Fees
Seller agrees to pay broker's fees. not to exceed 1.5% of the accepted sales
price to Westside Commercial Brokerage. Inc., 1.5% of the accepted sales price
to Tower Properties Co. and 2% of the accepted sales price to MGI Realty Co. as
commission for services rendered in effecting the sale. payable upon close of
and through escrow.
17. Notices
Notice to Seller may be effectively given by delivering or
-5-
'-
.
.
sendIng the same, VIa UnIted States certifIed or registered mali,
return receIpt requested, to:
Unlted Brands Company
1271 Avenue of the Americas
New York, New York 10020
AttentIon: Secretary
or such other address as Seller may from tIme to tIme deSIgnate.
NotIce to Buyer may be effectIvely given by delivering or
sendIng the same, via UnIted States certIfIed or regIstered mall
to:
CIty of Santa Monlca
1685 MaIn Street
Santa MonIca, CA 90401
AttentIon:
Department of Community & Economic Development
or such other address as Buyer may from tIme to tIme deSIgnate.
The underSIgned hereby approves and accepts the foregoing
terms and condItIons.
,
IN WITNESS WHEREOF, the partIes have caused this Agreement
to be execu ted the day and yearl fIr st above wr 1 t ten.
Buyer:
Seller:
c
CITY OF SANTA MONICA,
a munICIpal coporation
BY:
JOHN H. ALSCHULER, JR.
CIty Manager
APPROVED AS TO FORM:
~T\.--~
ROBERT M. MYERS '
CIty Attorney
6
.
.
~-.4-
lTlf the clty (counc~l) elects to budget approxlmately 2 milllon
dollars of lts funds & funds from other sources for a multl-
serVlce center--then ?a~ily Servlce of 0anta Vanica board of
dlrecto~s wlll defeT its proDosal for a multl-servlce center
& support the Clty nroposal. ~h1S ~ositlon 1S based on the
assurrptlon th~t the Cl~Y <<111 6eal wlth Famlly Servlce of
J"~-srlt.a ~~on:..ca ~!1 goo-::, faltl: aE. a prCispectlV€ ~e!:ant."
passe~ by unanlmous vote
j'"!ay 7, 1984 FSS!1 bd. of G.lrec tors spec1al meetlng
. .
.
.
~IJ
r- -, . !~' r_....
...) ./. -, (/"
I DJTRODCCTIOY
~~e Pice Ne~ghborhocd Assoc~at~on 1S proposing a two phase
?~oJect t~at ?rcv~des the Sa~ta ~on1ca co~mun1ty w~th a Multl-
Serv~ce Ce~te= w~th 16-170CO sq. ft. of space for at least
e~g~t age~c~es ~n phase ~ and the flex~bll~ty for an addl~~onal
~-5000 square feet by addlng another bUlld~ng when ~eeded.
P~A loo~ed :or a s~te that was located near the C1ty'S
?reCCffilnant lo~er lnCCMe po~ulatlon: that was acces~ble by ous
t=ans?o=tat~on: t~at had an eXlst~ng str~cture(s) arrenabla to
~~ter~or redeslgn: and chat would allow for parklng, su~~a~:e
landsca?lng, a~c ogen space.
II Praiec~ DeSCr~?t1on
a} The Slte ?roposec 15 two adJacent parcels of land at 2::5 anc
2:21 ?lCO Soulevarc. T~lS slte 1S between 2lst and 22~d s~reets
wlt~ 71r;~nla ?~rk to the l~~edlate North and East.
?~==el one at 2::5 ?:co :s 16,982 square :eet of la~c w~~~ an
ex~s~~~~ 9,975 square :oct t~lted concrete warehouse-type =~~lc~~g.
7~e ~~s~je of t~e ~ullc~~g lS o?en space ~lth no ex~stlns G1V~~~~g
Nalls or ?ar~l~:o~S and t~lS flexl~le :cr des~gn to weet var:a~le
space ~eecs of pctent~al tenants. There ~s prese~tly 14 ?ar~lng
spaces en ~~lS slte.
Parcel two lS 19,072 square feet of land w~th two st=uc~~res
on It. One, on the PlCO street front is a 2100 sq. ft. br:c~
bu:ldina presently be~ng ~sed as off:ce space. The pr:nary ~7cr~
neeced here 15 clea~-up and ensur~ng handlcap access~b1:1ty~ ~~e
second ~ull~:ng lS a~ 1100 square foot ~ou5e t~at couIe 06 ~ss~
:cr of::ce s9ace depend~~g en cost of rehabilltatlcn. I: ~o~
0~~lce, :~ ccul~ be used as safe stcrage. 7he prese~t ccc~?a~t __
~oth bu:l~lngs lS ~~e ow~er of =he ?rcperty a~c 1~ ~s ~:~ ~2s~re
~o vaca~e ~he s~~=~~~=e5 ~?cn sale.
Wlth la~dsca?l~g 30-40 ?ark~ng spaces ~a~ be prov1ced Wl~~
secure ~lght-t~~e stcrage :or ap9rcp~~ate ve~~=les.
T::e s~te 1.3 acceS31;;,le to a slgnl.:lcar:.t nurcber 0: lcwer-:!lCOt'E:
perso~s by bus a~d by ~alklng. The.7 P1CO bus stops l~ ~rcnt o~
~he s~te (We3tbou~c) or across t~e street (Eastbound). 7~e ~l:
Crc5stOWT. =us S~Q9S Just a Ilttle over a block away fro~ the Sl.te.
nt~ac~~e~~ 1 anc~2
b~ Attac~ed ~s eVlde~ce
~~
~-
Slte ::::::ntrol
a~c a ?rel~~~~a=y 7~~~:e
~epo!:"-r..
A~~acl':re~t 3
~\ ~~tached ~s t~9 s~~e ~c; show~ng surr=~nd~~g uses, rra:c=
streets, ~us ~~~es ar.d ?ark~~g
.
.
PAGE T\<JQ
.Z\..ttachment 4
d) See attached cescr1pt~on by Arch~tects.
e) PNA would occcpy about 1200 square feet of the s~te. There
have been dlScussions w~th other ootent~al tenants but because
th~s ~5 only a proposal, no co~~it~ents have been ~ace. How-
ever, It ~s envlsloned that potentlal tenant agency coule b~:
the Lcw I~come & Elde=ly Unlted-Cap (LIEU-CAP), Wests~ce Legal
Serv~=es, Lat~no Resource Organ~zatlon, Chllccare rnformat~on
Servlce, Nelghborhood ~esource and Development Corporat~on,
Westslde Incependent Serl~ces to the Slderly, and one of the
Youth cour.sel~ng agenc1es, Senlor Health and Peer Counsellng.
The square foot requ~rement of each ~s not confirmed but can
be accomodated 1n the des1gn work.
Attachment 5
f1 Sources/uses State~ent
Form/ls attached.
:h1s form shows that the ~nl~lal purchase and Rehablltatlon
wculd re~u~re about $2,129,747. 5500,000 of thlS would be
eXlst1ng CDBG fu~ds; 5547,400 owne=-carrled loan at lO~: and
we would ~eed asslstance from the Clty l~ obtaln1~g a low
lnterest (9%) lca~ for the $1,082,347 balance.
It is estlmated that a $1.25 per square =oot rer.tal cost
would pay fer all space ~nclud~ng co~~on space, utl11tles and
other related costs lnclud~ng a bu~ldlng ~anager. G~ven a r1x
rate mortage, there should be little compuls~on to ra~se the
square foot costs except for actual lncreases ~n the cost of
operat~ng t~e center.
II:::.
DEVELOPSR!O~~ER COC~~ENTS
a) 1-
2 .
3 .
i
'" .
0)
c)
j)
Plee ~e:ghborhocd Asscc~atlon - See at~achillen~
P~OJ~CTS - See attac~~ent
Unk~ct...-n
Unknow"n
See attach:rents
See a ttacn."'11ents
See attaC:1:t'ent
r'l . ?REL D1!~JARY ~!Ai.'lAGE."!E:-I'!' PL.AJ..'l
Wh~le It is open to d~Scusslon, t~e ?~A 1n~t~ally lntends
to serve as the nanage~ent of the Cente~ ~~th l~co~e =~or the
Center ~aYlng :or a property ~anager. One ~epresentat~7e :ro~
each tenant age~cy NOUle serle on an ~dv:sory 30ard wlth
Sgec~=lC powers to ceVlse ?OllCY ~elat~ng ~o the o?e~at:on 0=
~~e Center ~~cl~d~ng t~e :~ll~~g of vacanCles.
?AGE THREE
.
.
If, after ~nit~al start-up, the Advisory Board deems ~t
des~reable, a new corporation can be created w~th Clty concurrence,
to manage the Center.
In e~t~er case, the r~les of occupancy w~ll be worked out
w~th the Acv~sory Soard and C~ty Staff to ensure eff~cient and
effect~ve operat~on.
v. Attached
VI. CONCLGSION
It ~s the ~ntent of th~s proposal to rea~ntain th~s s~te and
bUl1d~ngs as a permanent home for agenc~es serv~ng people ~n need.
Unless there ~s no one ~n the City need~ng this kind of help, the
Mult~-Se~ice Center would eX1st =ar ~nto the future. Therefore,
the operat~ng agreement can be executed for any length of t~me
cesired by the C~ty ~r.clud~ng 99 years or more.
, .
.
.
03.05,1984
.~
_. --;., .150~5B25
DESIGN DESCRIPTION
SANTA MONICA ~ULTISERVIVE CENTER
E~~:;; J~~~
__-"t 1",-"
THE MAlN FOCUS OF PHASE ONE OF THE PROJECT IS THE TRANSFORMATION
OF THE EXISTING ANONYMOUS WAREHOUSE BUILDING INTO A 13,000 SQ,FT,
MULTISERVICE CENTER. A NEW PARKING LAYOUT UTILIZES EXTENSIVE
LANDSCAPING TO VISUALLY SCREEN PARKED AUTOMOBILES FROM VIEW,
ADDrT~ONAL SITE LANDSCAPING ALONG WITH NEW ARCHITECTURAL
ELEMENTS AND COLORS CREATE A STRONG POSITIVE STREET IMA~E FOR
THE FACiLI7Y, A NEW ~ECEPTION LOBBY FORM PROTRUDES FROM :HE
FRONT OF THE BUILDING TO CLARIFY ENTRY ACCESS, THE COMMON
CIRCULATION AREAS INSIDE ARE ALSO SIMPLE AND GRAPHIC TO
ACCOMMODATE THE MANY FIRST TIME USERS, ALL AREAS OF THE BUILDING
AND SITE ARE ACCESSIBLE TO THE PHYSICAlY HANDICAPPED, INSIDE THE
BUILDING THE SHARED COMMON FAClLITIES ARE GROUPED TOGE7HER IN
T~E CENTER WITH 2,500 SQ,FT, OF LOFT OFFICE SPACE OVERHEAD ON
THE SECOND LEVEL. THE SHARED FACILITiES INCLUDE A LARGE
CONFERENCE ROOM, FOUR COUNSELING ROOMS, OFFICE MACHINE AREA,
I I
KITCHEN, AND MEN S + WOMEN S RESTROOMS, THE REMAINING AREA
3ETWE~N THIS i~O STORY CORE AND THE EXTEqIOR WALLS OF THE
~XrST!~G 3UILJr~G COMPRISE 7,000 SQ,FT. OF FLEX!3L~ OF~ICE
SPACE, ~HE SPACE ON 3CT~ LEVELS CAN THEN BE SUB JrV!~ED TO
ACCOMMODATE SPEC;FIC AGENCY REQUIREMENTS, NATURAL DAYLIGHT!NG
THROUGH THE USE OF SKYLIGHTS IS EMPLOYED TO CONSERVE ELECTRICAL
ENERGY AND ALONG WITH OPEN OFFICE PLANNING, 14 FCOT HIGh
CEILiNGS AND T~E USE OF SCULPTURAL ARCHITECTURAL FORMS THE
SPACE WILL HAVE A PCS:TIVE LIVELv CHARACTER, TO TH= EAST OF T~E
~AI~ 3UILDING, TnE TWO SMALL EXISTING STRUCTURES WILL 3E
REPAIRED AND USED AS ADDITIONAL OFFICE SPACE AND STORAGE.
1 OF 2
..
..
..
..
..
. .
.
.
~~
~. --... .150-BB25
.--~-.;::;,.c:;;.-
__............-r- ........____
:.:.c- _ ~I--:. ~ .:- - ~_:
::''''''''''--.--.J .....--~:-
-----.:. ....-f",-..-c -'- --"'- -
. ",,-
--- -"
THE ~EMAINDER CF THE SITE IS UiILIZED FOR PARKING AND
LANDSCAPED TO CREATE A PEDESTRIAN LINK TO VIRGINIA PARK FOR
ACCESS TO EXISTING RECREATIONAL AND CHILD DAY CARE FACILITIES.
IF IMPLEMENTED, PHASE TWO OF THE PROJECT WILL UTILIZE THIS
EASTERN PORTION OF THE SITE FOR CONST~UCTION OF A NEW
3UILJING, THE SECONDARY EXIT FROM THE EXISTING MAIN BUILDING
IS DESIGNED 70 r~TERFACE WITH THE NE~3UILDING WHILE
MAI~7A!NING 7~E ~:~K WITH Vr~GI~I~ PARK,
2 OF 2
..
..
..
..
..
..
. MOlTISEi{VlCE CENTi.
Pl\OJEC."'t BUDGET - "SO\JRC,fS AND US!.StI $J.Jl"AAlY
.\PPI.Ic.AAT .'W'IE AHO AOtlRESS:
PICO NEIGHBORHOOD ASSOCIATION
, .
PI\OJEC'T ~E AHa .lCCRtSS:
S&~TA ~ONICA MULTI-SERVICE CENTER - 2115, 2121 PICO BLVD.
A. :Sit~T!D ~~O~~CT CCSiS
1. AC~UISIT1CM (LAMD.3UI~OIN'S)
z. C:ll1Si'Rucr tOil
3. '~F!S1 'OMAL ms 'MOt I1'!CT . m. )
4. FtHAHCI~ AltD t~rr' com
a. TAXES
b. ! MSURANCE
~. TfTl! AND ~(CORDING
d. COHmUCT1QN IHn~EST/F'EES
G. mER Ssc:-.-".fC'0c:tS
rOTA.&. F I HANel NG/"SO F'i'" COSTS
;. OTHER (DESCatSE)
a.
b.
~.
rOT~L arkER co~
";"~7~L ES":"1.w.A7'!:] ?qOJEC1' C:S":"S
i~7~L ClTY ~NOIMG iECUE~I:O
5CU~C~S ~F OrHE~ ~lHOS:
Owner ca~~~ec loa~ at :0~
c~ty aSSlstec flnar.cl~g at 9~
iJ~~L ALL SCURC!5
~O:t'11. !'1:SC (2/34)
..
$ ',fiO.I"1(H\ 1'1'1
S 400,000.00
S 48,000.00
s 0
S ~
I~
$ l,9~O.QO_
$ ,"'I
...
, glii'1.no
$ 2,750.00
S
$
$
$
o
o
o
o
$2,12<?,""sn
$ ~0().'1f1~
$ 547.400
$1,Cl82,350
s
521297::'('
~- f TT
PAGE 1 OF Z
, '
.
.
P~JECT Jlt>>E/ACORESS: SAN~A MONICA MULTI-SERVICE CENTSR
21~5 - 2121 PIce BLVD.
56 ~OJECT OP!\AT1HG INC~~€ AHD EX'E~SES
1. GAOSS AHHUAL lNCC~E:
... REm
b. FEES
$ lJe.O?Q
. $
~. OTHU Ar-Eua 1 :'.1nc.ra~ St.'lISC'
. , 208,000
TOTAL ~IC$S l MCCME
"il,nnn
1. VACANCY AUOWAHC! at 2 % - $
. $ 204,000
3. ~ROSS EFFECTIVE IN~~E
~. AHNUAL E~P~S~S:
;: ADMlN I snATI'/E
b. ~P!~T1NG{UT1~1~'!S.
PAYROU.)
e. AA Hf1''!.1tAH CE
d. TAXES AHO INSURANCE
e. aniV' :-eserves
r01'''L EXPEMSES
;. ~Ei OPE\AilNG INC:~f
( 3-4)
S. ~HUAL ~EaT S,~VIC!
(?AY~ESTS eM ~OANS)
7. ~NUAL CASH r!........
( 5 - 5 )
~JR.... 1; 1"SC (US4)
4,000
$ 21,958
+$ 15.00a
... $ 2. d["l('l
.$ i.nl"'1
...$: 1.nnr
. $ 50,295
.$ 153,70~
.$ 153r-:'05
. $
o
PAGE Z OF 2
"
.
>0 n
Z H
:> ~
I-<::
L..; t,.l '- 'J '-' I-' t
'-I W f->
~ ..
?: 3: H "< I'V '-'
..... i:) ~ 0 >.D ..,h
~ " :::J 't1 0 Co 0
'V ,.. !) ~ ~
""'I
,.., f-- f-J. 'D 0 3 '11
Pi ~ <1:} r.n ~ f-' ~
0 l.':.I ::r 1-->. b:1 ~
'J ,.... c-n, (')
Q. 0 !D 8
I-- r, ...
-'
I-< :::J ;Y;t-
3 ~ 0 '-'.
":J .~ 0 OJ
~ r.n c..J-
() N-
<:: ~ ~ ~ H ~
'7) ') N N Ie;. Z
::. ~ IE :>
15' ....
1"1- iJr
..; tv a <:
'"'1- >0 -"
\i~
... .. r;
---: 0 10
<." 0 it}'; n
0 0 ,~ ""
~
~
><;
3;
~
()
h
~
'"
0
v
'% 0
~ L,) ""- tv l\J '-' j'":J --.. ~..., ...........-~ rr-,
'.Z i4 ..., -"Y ".; }:'1 S;
I;;" U'...... ~'1---. If] t-
t- "- :> =-' t-< ;::; - 0 -..or:
--
('\ r; ~ n :) ~ h ';:l ,;c '-J ,.... J~
.~
:s- '-' cq (J) :u t; /g .. '..., ;-
" i--
r; '::: 'i en () '"' 0... c . i
...... r~
...., " 'j :lI -:'J 0 0 L..; ~ :)
~, '-,
-, ~ :::l. n m '-I 0 i...,- '- .!;,.
') J ..., ,... cn .. I~ c 0
2J ........ ". H- r.1 (j ~.
~
..... '<' ":J ""< f-' :3 - ~
....., ...,
f- '"T" i-' tTO c:J ::a
...... ~ C () ~ i-< '1 _J ~
Q, ~ 0 fD f!) ---
0 -;;
Qt co ......
... .~ ~ ...... OJ ~ ~ I~ Z'
,
~ <: ..... ttJ
-, u~ Q, n. I; ~
......
,.... " ..
-
... '. C" ';.1'\ !,>: ,...,
....,
) 3 ..r::.. :..n J.'t1 '":l
0 .. I G;
::;. "'! !\J tv X
;:: 'D l\J tv >
~ In '.0 i -
H
2;
f i
Or . , .
~ ~ .... If
.
.
II
..
.. ~ I
PICO BOULEVARD ELEVATION
- , . . I
i, 'j :.
~ I _ _ '1'-' ,
I' I . i I ..,
. i 't ~ !~' ill
I : I 'll.j','A'" j' - I :
'. ....dL", 11__
::~I:
I rf4... -..
I ; , i ' : 'i i: il " I
. : i . I I' :.' r' II I' .'
IIi: I 'I I, I' '" - '
il!iJ . 1111 liB 2 ~,~, ~ III
I I I I .
~
t. . .:. ~ t
VIRGINIA PARK ELEVATION
.,t
PlolecTs
"" I~
:: ~
. . ,
o
n
1---'
I
~<-y2;.'-.?"<C' ~', ~~ ~
,~" 1.""'"T- (I . 'l..
. ; . ,( . "". J'( ., "l, . ? . l~ .l ;
l,t[ttl~
I
II
, . '".
.
r----- --- - --- -- ;/
o
~
12
"
~
-...../"
. ENTRY
~~~~
.~.- Z/
VIR<>>IA ~.-
~
/ \
\.1' .J
tW
--'
.~~ I
< .~r+.
, \
~(;~
, PICO BLVO
~ (P'llAN ~ W ~ AUTO ,ccCESS
x
SITE PLAN
., r~
9(0\8'-'
~) .\
. ...
. -> -
"
~
, ,
, . ',.
r--'
L_J 01
,..........--,
I .
I I
I I
1.__-1
r--y
1 I
I I
:'_u_J
r---,
I 1
L__J
.
r-- -,
L_j
r- -1
L J
.
lJ~7
13
14 .:U~7
07\1
iJ 1\08
r : i I I
I ; ! I
111)(
I !
I :
-\]
r\
L .=~ J
. i i I I
, I I 1 I I
\n!-I ~'I:~~
10 \' I ~.I:I
rr+-...- ;,
\ I - I"
"I ~ .,
'I' -... I
. I I 1----1 I
Ii ,I~
II I"! i J
,r I' i 11\
~ I:' I i I ..
. ,:, I I, ·
I ii' I
I '
I' : .
I!
08
07
'\
,........
~
../
07
.
03
r----,
I '
I I
, I
I r
.....--...
J
I
:,1',/
! i; <..,
. . \
, :--i
,I
, I
: I
I
>--:,:
~'
I' '
I
Ij;
, '
,I:
I'
I''''' . I
II r : I .
! , . ',' , , .......
'\....'
Yi II i ~ I' :! v:
~' 'I' r _
FIRST FLOOR PLAN
""'1 OFFICE
02
03
04
05
06
OFFICE
OFFIC;:
OFFICE
OFFICE
OFFICE
5JIT:::
5U P'E
SU!T~
SUITE
SUIT=
SUITE
07 PRIVATE OFFICE
U":8
COUt\JSELI \IS
09 CONFEQENCE
'_" '.0
KITCHEN
11 OFFICE MACHINE
12 JANITOR
.
-
[=] 02
08
08
fl~
,I ::;
\ r 4
'-J.~
I I j
. ! I !
09
...---,
I I
~ l 04
I ,
~__4
-
-
-
. I
I I
I I
I I
I I
-
-
, ,
I I
I I
I I
t I
-
-
: ,
, I
l I
I [
I I
-
-
I .
I I
I I
I 1
I 1
-
...---,
t I
I I
. I
L.__ __J
.
I
-
,.---,
I I
I I
I I
L_--~
...--,
I .
I I
I I
l____J
.
...--,
I I
t I
I I
, I
1-----..
-
. ,
I I
: I
I I
I
-
- -
I ,
I ;18' I
I' J I
I I I I
I 1 I t
- -
-
-
, ,
I ,
I I
I I
I ,
-
I I
I I
I I
I
-
-
,
: ,
, I
I t
,
-
13 ME~'S RESTROOM
14 WOMEN'S RESTROO~
15 ELEVATOR
16 LOBBY
17 RECEPTION / WAITING \ _
18 ENTRY COLONADE n\eC\'S
~~
,.., -
. .
,. ! i ~
.
.
D DUD D
D
I
D
. I I
I '
05 ;- ! ; I r !: i ;"",\ 06
Wi
\ I c=J
I
"
~
~
~
~
~
1IIID~DUDDDDDD
D I I
SECOND FLOOR PLAN
~,-..
fQ\.eC\:J
~~
.J -- l