HomeMy WebLinkAboutR11-Economic Development Agency
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DBVELOPIIDT DEP~... OF 'lRB
CIT!' OF SO lJ-&lInIBO
DOUBST POR COIMISSIOB/C01JItCIL ACTIOl'l
From:
DDETII J. HENDERSON
Executive Director
Subject:
SBlIIOR BOUSIlIG PROPOSAL
POR CAllA RAJI)IIA
Date:
August 14, 1991
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~pais of Previous c-isa1cm1Ccnmcil/c-ittee Act101l:
On August 13, 1991 the Housing Committee considered this motion and
recommended to the Community Development Commission approval of this
project.
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Recommended MatiOll(s):
(C~itv Develo_t C-issiOll)
That the Housing Committee recommend to the Community
Development Commission approval of the Casa Ramona request for
assistance in an amount not to exceed $2,021,063 based upon
information and recommendations set forth in the staff report.
--1L
Administrator
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Bzecutive Direc or
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Contact Person(s): Ken Henderson/Doris A. Daniels Phone: 5081
Project Area(s):
Ward(s) :
6
Supporting Data Attached:
Staff Reoort: Prooosal
FUNDING REQUIREMENTS:
Amount: ~2.021.063
Source:
Budget Authority:
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CommissicmlCouncil Botes:
KJH:DAD:ELF:paw:0033q
COIMISSIOB AGDDA
Meeting Date: 08/19/91
Agenda Item Bo: ..iL
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DEVELOtIMBIT DEP.u.........:r
STAFF IlEPORT
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Senior BousiDI ProDOsal for Casa Ramona
On July 25, 1991, staff received a proposal (se~Attachment I) for the
development of senior housing units from Cas a Ramona, Inc., a non-profit
entity. The project is to be constructed by Dukes-Dukes and Associates,
Inc., development company. The forty-four (44) project is to be located at
Ramona Senior Complex at 1524 West 7th Street.
Based upon the proposal received, the following are indicated as costs of
the project:
Land
Construction Cost
Construction Fees
Interest
Development & Financing Cost
$ 320,000
1,449,831
294,323
123,840
138.221
Total
$2,326,215
Staff's analysis of the proposals raised certain concerns regarding deal
points that govern the financial assistance for the projects as follows:
1.
Land cost of $320,000 is included as part of the total financial
assistance of $2,341,063, even though the land is owned free and
clear by a non-profit pUblic benefit corporation fully owned by Casa
Ramona, Inc.
2. Minimum equity requirements imposed by California Housing Finance
Agency (CUFA) equate to five percent (5%) of the total cost or
$116,310. This cost reflects a reduction from a normal 10S cash
equity when a government entity provides secondary financing and the
sponsor is a non-profit entity. However, the total cost of $116,310
is also included as part of the total financial assistance requested
of the City.
3. In addition, the sponsor (Ramona Senior Complex, Inc.), will be
required to collateralize a Project and Operating Expense Reserve in
the amount of $38,246 equivalent to 110S of the project negative
income. This amount is also included as part of the financial
assistance to be provided by the City.
Conclusion:
Overall, staff believes that the combined total of $621.063, which reflects
land cost, cash equity contribution, and projected negative income should be
reduced by the value of the land cost ($320,000) inasmuch as the land is owned
free and clear by Cass Ramona, Inc. The secondary financing for this project
should be $301.063.
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KJH:DAD:ELF:paw:0033q
ClMfiSSIOK AGEKDA
Meeting Date: 08/19/1991
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DEVBLOPMDT DEPARI.......r STAFF UPORT
Senior BOUBiq Proposal for Casa Raaona
Date Prepared: AuaUBt 14, 1991
Pll8e 2
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RecOllllllendations:
Due to the non-profit status of Ramona Senior Complex, Inc., staff is
recollllllendiq that the City finance the cash equity contribution of $146,131
and the projected negative income cost of $32,747. The secondary financing
for the project should be adjusted to reflect actual needs required to
complete the development.
Terms and conditions on the secondary loan in the amount of h01.063 would be
a five year deferred loan and interest or payments will begin when positive
cash flow is achieved. Amortization of principal and interest would all bedue
and payable in fifteen (15) years.
On August 14, 1991, the Housing COllllllittee reviewed this proposal and, after
discussion regardiq the cost of land, developer equity and co11atera1ization
of the Projected Operatiq Expense Reserve, recollllllended to the COllllllunity
Development COllllllission approval of this project.
Staff recollllllends adoption of the form motion.
~~OR' Executive
Deve1o.-ent Departaent
Director
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IC.JH:DAD:ELF:paw:0033q
COIMISSIOR AGDDA
Meetiq Date: 08/19/1991
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CORSftUCTIOR LOU APPLlCATIOR
for
BAMOBA SBJtIOR COJIlILBX
TRB LOAIf
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This application is request for a construction loan in the
total amount of $2,341,063. The loan would be advanced to
the nonprofit sponsor, Casa Ramona Inc. and will be used to
construct a senior citizen apartment complex consistinq of
44 units.
Permanent financinq. in the amount of $1,720,000 will be
provided by the California Housinq Finance Aqency (CHFA)
from the sale of tax exempt mortqaqe revenue bonds. The city
will be repaid $1,720,000 at the loan closinq for the CHFA
permanent financinq. The balance of the construction loan
($621,063) will be a deferred no interest, no principal note
due and payable in thirty years.
THB SPORSOR
CASA RAMONA INC. is a private nonprofit cODlJ\\unity service
orqanization which was established in '1970. CASA RAMONA INC.
has evolved into a major center of the cODlJ\\unity providinq a
variety of social services, educational and cultural
proqrams for the local residents. The orqanization is
qoverned by a fifteen member board of directors. Its fundinq
sources include Arrowhead United Way of San Bernardino, the
California Department of Education, the CODIJ\\unity Services
Department of the County of San Bernardino, and the City of
San Bernardino. CASA RAMONA INC. employs 20 persons and has
an annual budqet of nearly one-half million dollars.
THB CORSULTUT /DBVBLOPD
The consultant/developer is DUKES-DUKES & ASSOCIATES, INC.
(DDA) a local cODlJ\\unity development corporation which was
established in 1971. Prior to 1978, DDA was involved in
providinq a diverse ranqe of services to Federal, State and
local qovernments. Since 1978 the firm has focused primarily
in the development and redevelopment of affordable housing.
As a developer, DDA has sponsored eiqht (8) Limited
Partnerships consisting primarily of large multi-family
projects for low and moderate income families. The firm
manaqes the construction of all its development projects and
currently manaqes its rental developments which consist of
four syndicated Limited Partnerships which consist of over
300 rental units. Among the current activities of DUKES-
DUKES & ASSOCIATES include the construction of 114 sinqle
family homes in San Bernardino.
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PROJECT DBSCRIPTIOH
The Ramona Senior Complex will consist of 44 units located
on a 1.9 acre site in San Bernardino. There will be thirty-
six (36) one-bedroom units whi.ch include three (3)
handicapped units; and four (4) two-bedroom units. The
project will also feature a 1,222 sf community building with
laundry room. The one-bedroom units are 585 square feet in
SIZE and the two-bedroom units are 832 sf. The handicapped
units are the same size as the standard one-bedroom units
and have specially equipped bathrooms and kitchens. The
project is designed to provide a sense of security to
residents and to encourage social interaction in the
courtyards and open areas throughout the project. Tenants
will enjoy a feeling of privacy as a result of effective
clustering of the units and orientation of individual views.
Vehicular access is provides from 8th Street into perimeter
parking which will consist of forty-four covered parking
spaces with two handicapped accessible parking spaces.
Visitor parking may be located on the street and on an
adjacent site. The entire project will be enclosed by a six
foot wrought-iron fence and both pedestrian and vehicular
access will be electronically controlled.
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1II0HIHG/LUD USB
The existing zoning for the majority of property in the
general area is as (Residential Suburban). There is a park
on the east boundary of the project and the zoning is PP
(Public Park). The project site is zoned RMH (Residential
Medium High).
LOCAT:J:ODL I'BATUllBS
The project is located within reasonable proximity to major
community facilities. The following information shows the
approximate distances from the project to local facilities:
civic Center 1.5 miles
Fire Station 1.3 II
Police station 1.5 "
Shopping Mall 1.3 "
Hospital 2.0 II
Elementary School .3 II
Jr High School 1.5 II
Sr High School 3.5 II
0 Community College 2.0. "
University 5.5 "
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DVIItODBJl'lAL 8BftIIIG
The project site is relatively flat vacant land. There is no'
vegetation on the site other than common varieties of weeds.
Tbe flora are those varieties of trees and shrubs typically
common to the area. The soil type consist of surface silty
sands underlain by sandy silt, poorly graded sands and more
silty sand. The silty sands and poorly graded sands were
relatively granular and considered not to be critically
expansive. The project site is not located in a flood zone
or on an active earthquake fault.
COMMUllI'1'Y IIlPACT8
All the major services are available to tbe site (i.e, fire,
police, utilities, etc.). There is a park and a baseball
field within one-balf mile of the project. There is a
bospital approximately two miles from tbe project and a
medical center located on the parcel west of the project.
There will be no impact on the local schools and the impact
on traffic patterns in the area sbould be minimal due to the
fact that seniors tend to make less tr~ps than families.
DlUtBT DATA.
According to the San Bernardino County General Plan, female-
headedbouseholds and senior citizens sbould be targeted for
affordable bousing and/or bousing assistance. Althougb only
13% of all bousebolds in the market area bad incomes below
poverty level, approximately 48% were female-beaded
bouseholds and 10% were senior citizens.
Census data also indicated that the proportion of senior
citizens 65 years and older had increased througbout the
market area and the county. A recent survey conducted by
Casa Ramona noted that a number of the seniors in the area
bave expressed an interest in the proposed senior bousing
project. They expressed a willingness to sell their homes
and continue to live in the neighborhood in the proposed
senior bousing project. Tbe cbances of tbese seniors finding
an apartment complex which can accommodate non-EngliSh
speaking individuals are less likely outside tbe general
area of the proposed senior bousing project.
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CnvvT""""'. 811M1m1lY
Rame:
Location:
Developer:
Description:
...VmIll. 8UZOR COIIPLU CBFA Humber: at 30 8 .
San Bernardino, San Bernardino
casa Ramona, Inc.
Forty-four (44) unit, elderly development to be financed
under the Aqency's Rental Bousinq Loan Program
URI'1'SIZE
1br/lba
2br/lba
1br/lba
2br/lba
TOTAL NUMBER
HtlHBER
REN'1' MAXDIUH IHCOME
8 very low incoae '$329
1 very low incOlle' 365
31 market rate '460
4 market rate '560
$14,400
16,200
44
(3 handicapped)
nn:Tl:AL
PYHAL
PER WIT
1st Mortqaqe Requested
2nd Mortqaqe Requested
other Financinq
Equity
Total Development Cost
$ 1,720,000
490,030
116,185
2,349,515
$ 1,720,000
490,030
116,185
2,349,515
34,000
11,137
2,641
53,398
$
LTC 79.12% .
L'1'V 74.78%
other/Locality Involvement$ 490,030 $ 490,030 $ 11,137
City of San Bernardino subordinated secondary financinq
city of San Bernardino is providinq the construction loan financinq.
.
Index:
Narrative
Project Features and Appraisal
Income Analysis (rents)
Income Analysis (expenses)
Cost Analysis
COIIIJIIi tJIIent Terms
Cash Flow Projections
Fees, surveys and.permits
Location Maps (site and area) ,
June 3, 1991, J04010
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CaLIJ'ourn. BOUSDlG J'IDIICB ABBCY
J'iDa1 cOllllitaat
Mortgage c~itaat aetJUest
~II& a_ior COIIp1ez
CBl'A at 30 a
The cOlllllli bent requested is an IIIITIAL a4 J'IDL Loan COIIIIIli bent
for a first mortgage loan in the _ount of $1,720,000 to assist in
the develop1llent of a forty four (44) unit elderly housing COIIIplex
in the city of San Bernardino. It is currently anticipated the
loan will be funded from the proceeds from a 501 (c) (3) tax
exempt ))ond.
SITE, paOJECT AJl]) AREA
,
The 1.85 acre site is located at 1524 W 7th Street in the City of
San Bernardino, County of San Bernardino. The site is accessible
to Shopping, cOllllllercial services, schools, recreational
facilities, employment, health facilities, and transportation.
The complex will consist of seven dwelli~g structures one and two
stories in height containing 39 one bedroom/one bath and 5 two
bedroOJll/one bath units. Project _enities include cOJlllllunity
laundry facilities, courtyards, private balconies or patios,
building security and a cOllllllunity building.
JPIIKft
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San Bernardino and Riverside Counties, the "Inland Empire" grew by
a higher parcentage from 1980 to 1990 than any other counties in
the state, according to fiqures released by the U. S. Census
Bureau. The two-county area took the building perIIits lead in
1989 and 90 for single family building permits. The strong demand
in housing is predicated upon strong growth, a diminishing supply
of available land in the surrounding counties, lower prices and a
large price spread differential between surrounding counties.
San Bernardino is the largest city in the county with 164,164
r_idents according to the 1990 U. S. Census. This represents a
36' percent increase over the 1980 population and a numeric
increase in population of 43,831. Approximately 12' of all San
Bernardino County residents reside in the City of San Bernardino.
The recent population projections estimate the 2010 population of
San Bernardino to be 261,523.
The proposed development will be located in an older area of the
city where many of the residential structures are lIore than 50
June 3, 1991, J04010
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'. years old. 20na Senior Apartments wi!f>be constructed on land
contiguous to casa Ramona, the vortex of activity for social,
cultural and social services for the Hispanic community in San
Bernardino. -
In addition to the subject development, the Aqency is" currently
processing for loan commitment two additional proposed/planned "
senior apartment complexes, Highland Lutheran (CHFA 89 026 S) and
Victoria Woods (CHFA 91 026 S). The 4evelopments are located in
different .arket areas of San Bernardino. Highland Lutheran and
Ramona Senior are geared to seniors 62 years of age and older;
victoria Woods is oriented to seniors 55 years and older. The city
of San Bernardino Planning Department has indicated, at the
present time, they are not aware of any additional proposed/planed
senior rental housing complexes.
LOCAL COIl'1'RIBUTIOB
The city of San Bernardino has agreed to provide both the
construction financing and subordinated secondary financing in a
minimUJll amount of $490,030. The sponsor and the City have not
completed the negotiations with respect to the terms and
conditions of the subordinated financing. The subordinated
financing will be for a period exceeding the Agency's financing,
payments, if any, will be from residual receipts, and the interest
rate will be between 3% and 6%.
mrvzROIDIIlHTAL 8I'1'1I AS81111V1l!1l'1'
A Phase I Environmental AssesDent prepared on March 6, 1991 by
Alaska PetroleUJll Environmental Engineering does not disclose the
occurrence of a direct past environmental illpact on, or present
potential environmental probl8JIIS with the site.
IIQUI'1'Y COIl'1'RJ:BUTIOB
Program guidelines require a minimum of 10% cash equity. However,
when a government entity is providing secondary financing and the
sponsor is a nonprofit entity, the guidelines provide for a
minimum equity contribution of 5%. '!'he minimUJll equity requirement
for the sponsor will be $116,185 or 5% of the projected
replacement cost. In addition, the sponsor will be required to
collateralize a Projected Operating Expense Reserve in an amount
of $38,246 equivalent to 110% of the projected negative income
stream reflected on the cash flow statement.
June 3, 1991, J04010
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Article XXXIV Referendum Authority is not required inOothis
instance as only twenty percent of the units will be restricted to
low income households. .
.
OCCUPUCY IlBSD%CT%0B8
occupancy of nine (9) units will be restricted to tenants whose
income does not exceed fifty (50') percent of ..dian inCOJl8 for
San Bernardino county. '!'he very low income units will be
available to low income residents for a period of thirty (30)
years as the sponsor will be required to execute a regulatory
agreement which will be in full force and effect for a period of
thirty (30) years.
DBVBLOPIUDl'l' TDH umLYSZ8
DBVBLOPBR
lamoDa seDior complex, %DC.
Ramona Senior complex, Inc., a California nonprofit public benefit
corporation was organized by casa Ramona Inc. in June 7, 1982, for
the specific purpose of providinq affordable housinq for the
elderly/handicapped persons. Bernabe Flores, President, has been
involved in community activities with Casa Ramona since 1975.
Casa Ramona Inc. (CRI)is a nonprofit community service
orqanization established in 1970. casa Ramona purchased a former
school buildinq in 1971 in order to serve the Hispanic COIIIIIUDity.
With a paid staff of twenty (20) persons CRI currently provides
lunch, social and medical care and assistance for the elderly,
licensed day care facilities, family and lIental health counselinq,
job referral proqram, and facilities for cultural and social
events.
CRI is qoverned by a fifteen (15) lIember Board of Directors drawn
frOll every sector of the community. lis. Esther Estrada, a former
schoolteacher and a current lIember of the San Bernardino City
council is Executive Director. Fundinq sources for the
organization include Arrowhead united Way of San Bernardino,
california Department of Education, Community services Department
of the San Bernardino, and the City of San Bernardino.
June 3, 1991, J04010
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COBSULTAIl'l'
DqxBS-DUD:S un AlSOCD.TBS, DC
Dukes-Dukes and Associates, Inc., (DD&A) is a community
development corporation fOrllled in 1971. 'l'he corporation's major
activities bave been in the development of affordable bousing.
DDU has developed Little Zion Hanor, CBFA 78 40 S; Villa Mirage
Phases I and II, CBFA 83 12 S, CBFA 81.26 S; and Dorjil Estates,
CBFA 85 30 S; utilizing a blend of private and public financing.
'l'hey are currently developing twenty seven (27) units of single
family bousing in the city of San Bernardino.
Mr. John Dukes, founder and president of DDU is responsible for
the general operations and direction of the cCIIIIPany. Be received
bis fOrlllal education in Business Administration, Hanag8lllent and
Law from Golden State University and Bastings College of Law in
Northern california. Prior to founding DDU, Mr. Dukes was
Executive Director for the San Francisco Office of Economic
Opportunity. .
CONTRACTOR
.
A licensed California general contractor bas not, as of this date,
been selected.
ARCHITBCT
Xod... A..ociate.
Steve Kodama, principal of the firlll of Kodama Associates, bas been
in the practice of architecture and planning for over twenty five
(25) years after receiving bis formal education in Architecture
from the University of California at Berkeley. Be is licensed to
practice in the state of California and is certified with the
National council of Architectural Registrations Boards.
Mr. Kodama'S planning and architectural experience covers a very
broad range, from bousing and education to commercial and
recreational resort projects.
Mr. Kodama is involved with community and use-oriented projects
sucb as the University Center projects and community bousing
projects. He is the architect of record for cupertino Housing,
CHFA 83 40 N; Village Oduduwa, CBFA 85 21 N; Olive Tree Plaza,
CBFA 90 13 N; Little Zion Manor, CBFA 78 40 S.
JlADGBMBN'.r AGD1'r
1"our Sea.on8
Four Seasons Management company, a California Licensed Real Estate
Broker, currently provides full property management services for
four rental bousing complexes (Villa Mirage Pbases I and II,
Little zion Manor and Dorjil Pbase II) financed by the Agency.
Four Seasons is a wbolly owned SUbsidiary of Dukes-Dukes &
Associates, Inc.
June 3, 1991, J04010
Page 3b of 11
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