HomeMy WebLinkAboutR35-Economic Development Agency
ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO
FROM:
Gary Van asdel,
Executive Director
SUBJECT:
CENTURYCROWELLDDA
(ARROW VISTA)
DATE:
August 15, 2000
OR' " II 'AL
iUJlw .
Svnopsis of Previous Commission/Council/Committee Action(s):
On July 1,1999 the Agency entered into a DDA with Century Crowell Communities, L.P. for development of62%
residentia110ts known as the Arrow Vista lots.
Recommended Molion(s):
(Community Development Commission)
MOTION:
To terminate that certain Disposition Development Agreement dated 7/1/99 by and
between the Redeveloprnent Agency and Century Crowell Communities, L.P. for
development of the Arrow Vista lots.
Contact Person(s): Gary Van OsdellJohn Hoeger
Project Area(s) Northwest
Phone:
663-1044
6
Ward(s):
Supporting Data Attached: lID Staff Report 0 Reso1ution(s) 0 Agreement(s)/Contract(s) 0 Map(s) 0 Letter/Memo
FUNDING REQUIREMENTS Amount: $
0.00
Source:
NIA
NIA
SIGNATURE:
Jo Her, Project Manager
Development Department
Commission/Council Notes:
f'kwr(J~
rr hi/no -# R..s&
,
GVO:JBH:lag:08-21-00 Century Homes
COMMISSION MJ
Meeli.
iI~3)
Agenda Item l'
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ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
----------------_..--------------------------------------------------------------------------------------------------
Century Crowell DDA (Arrow Vista)
Background
The Century DDA was based upon an understanding that lots in Phase I are worth about $20,000
more per lot than those in Phase II. The DDA, however, was deliberately constructed to sell the
improved lots at the lowered, average price ($7,000) as an incentive to get the project started.
Century was to pay cash for the first 24 lots at close of the land escrow, past improvement bonds
for Phase II, and then pay for Phase II lots when they were sold to buyers.
Phase I (24 lots):
Century now wishes to take only the more valuable Phase I lots. Moreover, the conditions in its
April 27 letter will result in a loss of more than $200,000 for the Agency (the effective price is
actually negative). Part of this loss is due to unpaid property taxes left from the Dukes and Dukes
project and part of it is due to Century's requirement that the Agency become fully responsible
for school fees that are in the process of increasing. Additionally, Century's terms require the
Agency to give its assistance up front and then wait to be paid.
The following chart shows some of the changes in Century's requirements after signing the
DDA. Losing Century's down payment and extended liability for school fees are the most
unacceptable requests.
,
I
DDA March 28 April 27
letter letter
Down Pavment 168,000 0 0
Back taxes bv EDA -114,600 -114,600 -114,600
City fees by EDA 0 0 -96,774
School fees by EDA 0 0 -158,122
Payment upon sale of homes 0 168,000 168,000
NET TO AGENCY 53,400 53,400 -201,496
I
I
Phase II (38 lots):
A legacy of the Dukes and Dukes project is that the Agency is obligated to install about
$700,000 of streets, sidewalks and other improvements on the Phase II site. Under the DDA,
Century would have became responsible for these improvements. Century, however, is no longer
willing to bond for these improvements and wants to treat Phase II as an option with the price to
GYO:JBH:lag:08-21-00 Century Homes
COMMISSION MEETING AGENDA
Meeting Date: 08/21/2000
Agenda Item Number: R. ?J~
'.
,be negotiated later. Rather than granting an option, staff would suggest deleting Phase II from
the agreement, reverting the mapped lots to acreage.
Other Issues:
Many other issues have been discussed over time. The principal ones include assessment
districts, a gating program, reductions in setback requirements and Mortgage Assistance Program
payments. Century has also asked that the City allow signs on Highland Avenue without limit
except for safety.
The first two issues are no longer raised. The waiver of full setback requirements was discussed
by the Committee in May and June. Century asks that reduction of side yard setbacks be a
condition to be satisfied before close of escrow. MAP assistance is available to buyers but is
based upon buyer qualification and is not automatic. Century will have to abide by the City's
codes regarding advertising.
Current Action:
The March and April letters are only the latest in a long series of twists and turns taken in the
negotiation of the project. The signed DDA is not acceptable to Century. Century clearly says it
will go forward only on Phase I and then only under conditions that result in a $200,000 loss to
the Agency.
At the Redevelopment Committee meeting of August 10, the developer agreed to accept or reject
a "last and final" set of terms before the close of business that day. The Committee directed
Staff to forward a recommendation for termination if acceptance was not received.
Recommendation:
I
,
the Redevelopment Committee, Staff therefore
---------------------.-----------------------------.-.--------------------------------------------------------------------------------------
GYO:JBH:lag:08-21-00 Century Homes
COMMISSION MEETING AGENDA
Meeling Dale: 08/2112000
Agenda lIem Number: ~
HAR. -2nO(TUE) 12:27
CENTURY CROWELL COM~IUN I TIES
TEL:909 885 5005
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CENTURY HOMES
CentUlY Crowell Communities
ero.Uftv.../c.'d, t1J.c.~de .JIonrduuJJ.e:.!
March 28, 2000
Via Facsimile Transmission (909) 888-9413
Ron Winkler
Director, Development Department
City of San Bernardino Economic Development Agency
201 North E. Street, Suite 301
San Bernardino, cA 42401
Re: Arrow Vista -- Disposition & Development Agreement
Dear Ron:
After a re-assessment of the Arrow Vista projecl by our marketing department, we have
determined that the initial home prices must be lowered by approximately $5,000 10
$7,000 per unit (See attached proforma.)
Accordingly, to ensure thai the project Is not buill at a loss, we need the following
modifications to Ihe DDA, in addition to those discussed with you lasl week:
. The $7,000 per lInit payable to Ihe EDA at house close be paid
from project cash now.
. We absolutely must have a gating program for the Project.
Attached is an outline of the program we propose. which is a
condition 0/ our closing escrow.
. We need a covenant by the City to permit all advertising signage
along Highland Avenue.
. The condition that we receive an Assessment District for the other
two projects mllst continue to remain a precondition to our closing.
Please get back with me.
Sincerely.
CENTURY CROWELL COMMUNITIES, LP
CENTURY HOMES COMMUNITIES
~7#
Ernest O. Vincent
Vice President, Corporate Legal
1535 South "D" Street, Suite 200 . San Bernardino, CA 92408
P. 001
6
City of San Bernardino
ECONOMIC DEVELOPMENT AGENCY
Redevelopment. Community Development. Housing. Business: Recruitment. Retention, Revitalization. Main Street. Inc.
April 14, 2000
John Pavelak
CENTURY CROWELL COMMUNITIES, L.P.
1535 South "D" Street, Suite 200
San Bernardino, CA 92408
RE: DISPOSITION AND DEVELOPMENT AGREEMENT (DDA) NOTICE OF
TERMINATION
Dear Mr. Pavelak:
As you know a revision to your current DDA with this Agency was recently transmitted
for your consideration. Content of the revised DDA was based upon understandings from
earlier meetings. On March 28, 2000, you communicated new deal points which would
substantially alter economics of our business arrangement and condition sale of the
Agency's land upon approval of assessment district financing on two non-related
developments in San Bernardino.
We have reviewed the new deal points with representatives of the Commission who find
them unacceptable. Consequently, consider this as a notice of default and intent to
terminate the DDA.
Si~ / /
4 / ~ef;/
Executive Director
o
201 North E Street, Suile 301. San Bernardino, Cali/ornia 92401.1507. (909) 663.1044. FAX (909) 888-9413
-
CENTURY CROWELL COMMUNITIES
P. DOl
JUN. -11' OO(SATI IO:Oi
TEL:909 885 5005
CENTURY HOMES
Cenb..rry Crowell Communities
(J..40,,,,;,;,IJ ~,;."",~.k Jlom.elu~!
April 27, 2000
Via Facsimilc Transmission (909) 888-94] 3
Ron Winkler
DirectOr, Development Dt:p~r\menl
City of Sun Bern~rdino Economic Development Agency
201 North E. Street, Suite 301
San Bemardino, CA 42401
Re: Arrow Vista -- Disposition & Development Agreement
Dear Ron:
Pursuant to OlU' discussions, Century Crowcll Communities has detennined to go forward with
the Anow Viilta DDA, :1,< follows:
. EDA will provide "MAP" dnwnpayment ~ssist~nce.
. The $7,000 per unit payable to the EDA at house close will be secured by the
Notes and Deeds of Trust. However, payment on the Phase n lots will not be guar~nteed.
Alternatively, which would be our preference, wc would not lakc down the Phase n Jots at this
time. Rather. we would have an eighteen-month option to purclmse the Phase II lots upon the
,ame tenns and conditions ilS Phase 1.
. We will b~ck off on tying our proposed garing program for the Project to close of
escrow. After close, however, we will propose this indcpcndc'Tltly to the City Council.
. City agrees to pcnnit all ~igt1age and tlags advertising U1e project con,istcnl with
public safely. No restrictions as to number ofsign~ and flags. City will also a.s;,. wilh
rehabilitation or dcmolition of bum cd-out home at the Project entrance.
. We will not tie clo,e of escrow on Mow Vista 10 thc othcr Asscssmenr Districts
we are processing.
. As discussed with Dave Gondek, language must be added to fhe DDA that
Agency will guaranty that therc arc $250,000 in prepaid fee,. Because of the possibilily Lhot the
School District will raise school fees to $4.00 per foot, we cannol have a rcstriclion on the
Agency's obligation to pay fees.
. Add to Section 2.05 - "At Close of Escrow, Agency shall calise the following
exceptions [0 tille cov~3ge [Q be removed from the tillc policies issued to Developer:
A. First American Title Insurance Company Order No, 283879 dotcd August 5,
1999 (24 1.01$):
(p
1535 South "0" Street, Suite 200 . San Bernardino, CA 92408
JU~. '.li' 00 (SAT) 10: Oi
CENTURY CROWELL CO~DlUN I TIES
TEL:909 885 5005
P. 003
(i) Ilems 3 through 26 - Defaulted taxes - to be removed by Agency
(ii) Hem 28 - the Helgate I, Ltd. Agreement will be remove,] by Agency
through a unilateral release to be executed and recorded by Agency since no
individual remains to sign on behalf of Delgate !, Ltd.;
(iii) Items 33 and 34 - Deleted per Supplemental Rcpllri dated December
10,1999
(iv) Items 35 and 36 - Deeds ofTrusl in favor of Agency to be released
by Agency
H. First Amel;clUl Title Jnsur~llce Comp~ny Order No. 283880 daled August 5,
1999 (38 Lots):
(I) Item 3 - Defaulted taxes - to be removed by Agency
(ii) Item 6 - to be removed by Agency as to subject property
In addition, although not shown on the above-reference title orders, Agency agn:cs Lo indcnmify,
defend and hold hmmless Developer and its homebuyers from and against any and all claims,
liability, and/or damages resulting from any anlt all Ahstracts of Judgment recorded against
Agency; including, but not limitcd 10, an Abstract of Judgment in favor ofDOIjil Company, a
Cali Cornia limited partnership in the amount of $204,958.55 and an Abstract of Judgment in favor
ofDukes-Dulces & Associates, Inc. in the amount of $359.428,66, all as referenced in the leuer
from Agency's counsel, James C. Feltalen, to Lee Ann Adams of First American Title Company
dated February 17, 2000 and attached hereto as Exhibit "_." This indemnity s11a11 survive close
of escrow."
. Exhibit"B" to the DDA, consistin(! of Note, Deed ofTmst and Paymenl
Guaranty must be revised to state tllat Payment Guaranty shall only be applicable to the Phase 1
Note and Deed of Trust. The Phase IT Note and Deed of Tmst are to be non-recourse. (Again,
we would prefer not to take down Phase II at this time.) In addition, the int.:rest rate shown on
the not.: (8%) is incorrect. This needs to be revised to show the interest pay;lblc as set forth in
Section 4.06 ofth.. DDA.
Please get back with me.
Sincerely,
CENTUUY CROWELL COMMUNITIES, LP
CENTURYHOMESCO~~~TmS
Ernest O. Vincent
Vice President, CorpOl1lte Leg~l
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CENTURY
VINTAGE
HOMES
August 21, 2000
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By Century Crowell
Judith Valles
Mayor of the City of San Bernardino
300 North "D" Street
San Bernardino, California 92418
RE: Proposal to Purchase EDA Residential Properties
Dear Mayor Valles
and Members of the City Council/Community Development Commission:
The purpose of this letter is to express the position of Century Crowell
Communities ("Century") with respect to Agenda Item R36, to be heard at your meeting
of August 21, 2000.
This item concerns termination of the agreement between the City of San
Bernardino EDA and Century with respect to the Arrow Vista development in Northwest
San Bernardino. The Staff Report refers to "a long series of twists and turns taken in the
negotiation of the project." Attached for your review is a Chronological Summary.
Essentially, the major problems causing delays in the project are as follows:
1. Century submitted its original proposal to the EDA based on payment to
EDA of $7,000 per lot, payable at the time of sale of each completed home. This $7,000
amount, plus an additional amount, was to be financed through an Assessment District
from the City of San Bernardino. The processing of the Assessment District, however,
was delayed due to the City's determination that all Assessment District consultants had
to be chosen pursuant to competitive bid. Further delay was incurred when the City
Council referred the matter to the Ways and Means Committee. While the Ways and
Means Committee decided to allow Century to pursue an Assessment District on two of
its other five projects in San Bernardino, the request for an Assessment District on Arrow
Vista was denied.
2. After the denial of Assessment District financing, the EDA proposed to
Century that EDA could provide $7,000 in fee credits (including school fees), which
would offset Century's costs of land acquisition. This proposal was acceptable to
Century. However, shortly after receiving the proposed amendment from EDA Legal
Counsel, we learned that School Fees were doubling from $2.00 per foot to $4.00 per
foot. Due to this and other factors, we felt we had no other choice but to propose
modifications to the deal.
3. Subsequent negotiations conducted by Ron Winkler on behalf of the
EDA and Ernie Vincent on behalf of Century resulted in a modified deal being approved
by the EDA in June, 2000 on the first 24 lots. Century's understanding was that the
1535 South "D" Street, Suite 200, San Bernardino, California, 92408, (909) 381-6007, Fax (969) 381-0041
1-800-BUY-CENTURY!, hltpJlwww.centuryvintage.com
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$7,000 per lot was now to be paid at close of escrow on home sales, as originally
proposed. Shortly, thereafter, Mr. Winkler left the EDA. Apparently, there was some
internal confusion in the EDA about what had been agreed to. Accordingly, at the
August 10th meeting of the EDA, staff proposed that the Commission either terminate
our contract, or require payment of $7,000 per lot up front for the 24 lots.
We are prepared to go forward with a compromise position in which we would
pay $3,500 per lot up-front, with the remaining $3,500 per lot being paid when each
home is sold. This was communicated to the EDA per the attached letter on August
16'h, but not in time to be reflected in the Staff Report for the August 21st meeting.
Century Crowell requests that the Council and Commission give serious
consideration to accepting our proposed compromise, for the following reasons:
1. Besides our proposal, the EDA received only two other responses to its
original Request for Proposal--one from Garfield Development and one from lnco
Homes, which is currently in bankruptcy. A comparison of these proposals is discussed
in the "Fiscal Impact" section of the EDA Staff Report of January 28, 1999 (Copy
attached). Our proposal in its current form is still better than the other two proposals.
We would also point out that Garfield Development, which owns 34 lots adjacent to
Arrow Vista, has still not been able to go forward with its development.
2. Century has fully developed plans for Arrow Vista, and currently has paid
bills of approximately $60,000 on this project. Our plans are ready to submit for City
design review. It is imperative that we obtain building permits and have school fees paid
within the next 100 days in order to lock in school fees at the statutory $2.05 per square
foot. The San Bernardino City School District is moving rapidly to raise fees to $4.00 per
foot. Once this happens, this increase in cost will directly reduce the value of the 24
finished lots to any other developer. We do not believe that any other developer, even if
interested in Arrow Vista, would be able to react in this time frame.
3. Once we have models open, with flags and advertising, it will greatly
increase the appeal of the Northwest San Bernardino Project Area, which is a primary
goal of the EDA. We are financially capable of completing the 24 lots, even at a loss, so
there will not be a repeat of past failures.
4. There are only two remaining contingencies of our deal. One is that we
must get the current side yard set-back requirement reduced to the level at which the old
tract was built. This is necessary to build the product upon which our original proposal
was based and which was toured and endorsed by Betty Anderson on March 2, 2000.
We have received word from the City Planning Department that there is very little
likelihood that our request will be denied. Since we are prepared to submit to design
review, we will have an answer shortly. The other contingency, as pointed out above, is
that we must get building permits to lock-in school fees. It is doubtful that any other
developer will enter into an agreement at this time that will not have many
contingencies.
5. The issue of whether or not the $7,000 per lot is paid up front or when
houses close is a cash-flow issue only, as our company has agreed to guaranty the back
-end payment.
2
'.
6. The Staff Report notes that there is a negative financial impact to the
EDA of $200,000. We disagree with staff's analysis, in that the payment of school fees
for the 24 lots would not exceed $72,000. The figure of $158,000 given by staff is
based on our April 27 letter, which covered all 62 lots and is no longer applicable. In
addition, the Staff Report notes a negative of $96,000 in City Fees to be paid by the
EDA. It is our understanding that most, if not all, of these fees were paid by the prior
developer, or by the EDA on the prior developer's behalf. Therefore this is not an actual
out-of-pocket expense. Subtracting the back taxes and school fees to be paid by
the EDA from the purchase price of $168,000 results in a negative impact of only
$18,600. We would point out that with Assessment District assistance, the EDA would
not have had to pay the School Fees, and would have received credit for the previous
paid City Fees, which would have resulted in a positive balance of $149,400 for EDA,
after payment of back taxes. This was a decision on the part of the Ways and Means
Committee not to burden the homebuyers with an Assessment District.
For the above reasons, we respectfully request the Council and Commission to
reconsider termination.
Sincerely,
CENTURY CROWELL COMMUNITIES, LP
CE JURY HOMES COMMUNITIES
~\N, ~~-~~'
. Pavelak. President cc: Members of the City Council
Gary Van Osdel
3
-
ARROW VISTA
CHRONOLOGICAL SUMMARY
December 3,1998 -- Century Crowell submits response to Request for
ProposalCentury proposes to pay $7,000 per lot for the 24 finished lots and 38
unfinished lots as houses close escrow. Deal conditioned on obtaining
Assessment District Assistance from the City at $7,000 per lot.
January 28,1999 -- One Hundred Eighty Day Exclusive Negotiating rights
awarded to Century. EDA staff insists on $7,000 per lot (times 24) down-
payment in consideration of the fact the 24 lots are finished. Total down was
$168,000. Balance of $266,000 to be a note on all of the property with releases.
August 18, 1999 -- DDA signed.
February 2, 2000 -- City of San Bernardino Ways & Means Committee denies
Developer request for Assessment District on Arrow Vista.
February 17, 2000 -- EDA proposes that Century accept a guaranty of $4,000
per lot City fee credit and payment by EDA of school fees of approximately
$3,000 per lot in lieu of AD assistance.
March 21, 2000 -- Century learns that School Fees will be raised from
approximately $2.00 per square foot to $4.00 per square foot.
March 28, 2000 -- After re-evaluating market conditions, construction costs and
increase in School Fee, Century proposes amendments to the DDA, including
provision that Century not be obligated to go forward on the 38 unfinished lots,
and that $7,000 per lot be paid at close of escrow on completed homes.
April 14, 2000 -- EDA rejects Century proposal in letter from Gary Van Osdel.
April 27, 2000 -- Century sends compromise proposal to Ron Winkler, which
also includes payment of $7,000 per lot at house close.
June 8, 2000 -- EDA meets and verbally accepts proposal as presented by Ron
Winkler. Legal Counsel is directed to draft amendment. Century continues
expenditures on soils architectural and other predevelopment work, up to an
approximate total of $60,000. On or about said date, Ron Winkler leaves the
EDA.
June 17,2000 -- Century learns from EDA Legal Counsel that direction is
unclear. Century faxes to Legal Counsel a copy of its April 27 letter to Ron
Winkler.
July 13, 2000 -- Century learns from Legal Counsel that deal is being submitted
to EDA Committee for re-evaluation/approval.
August 10, 2000 -- Staff report is submitted to EDA Committee recommending
termination, or proposal to Century that $7,000 per lot be paid up-front. Deadline
for take-it-or-Ieave-it response is set for 5:00 p.m that day. Develop faxes letter
to EDA stating that due to absence of key personnel, more time is needed.
August 16, 2000 -- Century faxes compromise proposal to EDA for payment of
$3,500 per lot down-payment with balance at house close.
August 17, 2000 -- Century learns that EDA has submitted to City Council for
termination of agreement.
August 16, 2000
CENTURY
VINTAGE
HOMES
Via Facsimile Transmission (909) 888-9413
Gary Van Osdel, Executive Director
Economic Development Agency
201 N. "E" Street, Suite 301
San Bernardino, caliiornia 92401
By Century Crowell
RE: Arrow Vista
Dear Gary:
After review of the cash ilow impact, Century Crowell is prepared pay to EDA one-half of
the seven-thousand dollars per lot at close of escrow on the land, with the second half
being secured by a note and deed of trust and paid as houses close escrow. All other
deal terms would be as expressed in my letter of August 10.
Although this is not in conformance with the EDA committee's direction given at the
August 10 meeting, we request that you take this back to the EDA committee as soon as
possible for approval or denial.
Please keep in mind the following considerations:
1. Our response to the RFP, upon which we were awarded exclusive negotiation
rights, was based on paying the $7,000 per lot at close of escrow on the sale of
complete homes. Payment of up-front cash was a deal point that was added during the
negotiations with EDA representatives.
2. Based on my letter to Ron Winkler of April 27, Ron went back to the EDA
committee and obtained approval of an amendment to the DDA. It was only after a
lengthy passage of time that I was informed of a problem with the amendment. In the
interim, Century Crowell incurred substantial expense in moving forward on the house
plans.
3. School fees will be going to $4.00 per foot. If we can get EDA approval of
$3,500 per lot up front cash as opposed to $7,000, we can proceed to get building
permits and lock in the current fee of $2.05 per square foot on the 24 lots. It is doubtful
that any other builder could do this in the same time frame. Furthermore, as there has
been no homebuilding activity in the immediate area for quite some time, there are few,
if any, builders who would be interested in re-pioneering this market.
4. As both the EDA and the builder have done a lot of work on this deal, it
makes sense to go forward with the 24 lots. Century Crowell is strong enough to
complete this portion of the project, e'/en if there are losses. and the new homes wiil
certainly have a positive impact on the surrounding area.
1535 South "[)" Street, SUite 200, San Bernardino, California, 92-108, (909) 381.6007, Fax 1<jfj9\ Sil'}C('J-l1
I -800- BUY -CE"TLlRY:. httpo/lwl,'w.centur;'vintogc.co111
I will be calling you shortly to discuss.
Sincerely,
CENTURY CROWELL COMMUNITIES, LP
CENTURY HOMES COMMUNITIES
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Ernest 0: Vincent, Vice President
2
EDA LET.doc
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REDEVELOPMENT COMMITTEE
AGENDA ITEM
ITEM NO: k
SUBJECT:
DATE: 01/28/99
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The Agency owns 14.68 acres of residential land remaining from the Arrow Vista
development of Dukes and Dukes. Improvements in the local economy and lowering
interest rates have created the opportunity to develop this property.
ARROW VISTA PROPOSAL
Background
Current Issue
As directed by the Community Development Commission, staff circulated requests for
proposals for the purchase and development of the land. Three responses were
obtained. In alphabetical order they were from:
A. Century Crowell Communities, LP (Century)
B. Garfield Financial Corporation (Garfield)
C. So. Calif. Housing Development Corp. (California)
All three are experienced developers in this area and all indicate they have the ability to
bring private financing to the project.
Century is a merger of Century Vintage Homes (John Pavelak) and Crowell/Leventhall
Builders (Harry Crowell). Both have been active in the area for more than 20 years.
Collectively the principals have built 11,000 housing units and 1,000,000 square feet of
commercial and industrial space. Local developments include Whispering Glen and
Cimmaron Ranch in San Bernardino and Del Rey at Los Colinas in Rialto. Century is
based in the City of San Bernardino.
Garfield is a family owned corporation with offices in Montebello. Recent experience
includes 9 single-family units in Fontana and a 25-unit project in EI Monte. Garfield
owns 34 units adjacent to the Arrow Vista property and proposes to include their
development in the project. Michael Minasian, President of Garfield, has built 171
housing units and has 8 currently under construction. His development team includes
an experienced builder, Wayne Simonian who has been active in Southern California for
30 years (total units were not completely identified but include numerous single-family
housing projects in the 1980s and 1990's).
California is a 501 (c)3 non-profit founded in 1992. It has rehabilitated and manages
2,500 multi-family units. It proposes to contract with INCO Homes for this single-family
project. INCa is a well-established builder of affordable single-family houses in the
Inland Empire. Ira Norris, who had been a corporate vice president with Kaufman and
Broad for 8 Yo years and was an independent builder before that, formed INCa in 1976.
He and INCO have received numerous awards from the industry.
A significant difference in pricing is illustrated by the following chart. At any given price
level, the Century and Garfield homes are smaller than those of California (SCHCD).
The $101,999 California home
is 368 square feet larger than
the $106,990 Century home
which is equivalent to adding a
15 X 25 room to the house.
There are, however, some
differences in features as
discussed in the next section.
This pricing is due partly to
differences in Agency
assistance. California is asking
for more Agency assistance
than Century and apparently is
applying it to reduce the price of the homes. Garfield, however, is asking for even more
assistance than California but it does not translate into a lower price.
Redevelopment Committee Agenda
Arrow Vista Proposal
January 28, 1999
Page Number 2
Retail Pricinq
PRICE vs. SIZE
5140,000
5130,000
5120,000
5110,000
5100,000
590,000
1000
1500
2000
Another way of measuring this same effect is to examine the price per square foot of
each builder. Each of the three builders has a model close to 1500 square feet. Based
upon those models (and again with some differences in features) the price per square
foot for California is $65 per square foot as compared to $78 for Century and Garfield.
Producing a cheaper house has the advantage of increasing the pool of potential buyers
and reducing the need for mortgage assistance. It may have the disadvantage of
lowering the value of neighboring houses.
Standard And Optional Features
All three builders are building the same basic single family house. These are detached,
single story, slab on grade houses with stucco exteriors and concrete tile roofs on
existing 7200 square foot lots. They all contain code-required features such as two car
garages, smoke alarms, landscaped front yards, and a variety of street front treatments.
Century and Garfield propose 9 different street elevations. California proposes 4
different elevations with two color variations.
Redevelopment Committee Agenda
Arrow Vista Proposal
January 28, 1999
Page Number 3
Despite the same basic
product there are S TAN D A R D FE A T U RES
differences in standard
features. The following
chart summarizes most of
these. A "Y" indicates that
the feature is standard. A
dash indicates that the
feature is either optional or
not offered. One distinction
is that the Century and
Garfield homes both have
3-car garages compared to
2-car garages for California.
NOTE: The total bedroom counts include the "bonus" foom for Century a
However, the bedroom Garfield and Ihe .play- room for SCHDC.
counts and living space
claimed for these houses requires counting the third garage space as a bedroom, thus
the "standard" is 2-car garages for all homes. It appears that this "bonus" space is not
fully finished in the standard package and that the extra bedroom will require paint,
flooring and ceiling finishes to be fully complete. On the other hand, there is some
money in the pro formas to provide accommodations to buyers and it is likely that these
finishes can be negotiated on an individual basis.
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CENTURY -, 5107 1200 200 3 2 Y - Y - Y - Y Y Y
CENTURY -2 S 117 1500 200 3 2 Y Y Y Y Y - - Y Y
CENTURY -3 5124 1700 200 3 2 Y Y Y Y Y Y Y Y Y
CENTURY -4 S 131 2010 300 4 3 Y Y Y Y Y Y Y Y Y
GARFIELD -1 5116 1505 200 4 2 Y Y Y - - Y Y Y -
GARFIELD -2 5122 1699 200 4 2 Y Y Y - - Y Y Y -
GARFIELD -3 5126 1909 200 5 2 Y Y Y - - Y Y Y -
CALiF -1 592 1296 - 4 2 - - - - - Y - - -
CALiF-2 5102 1566 - 4 2 - Y Y - - Y - Y -
A number of options are noted in the development proposals. Fireplaces can be added
where they are not standard. Finishes and appliances can be upgraded. Decorator
items (mirrored closet doors, etc) can be obtained. In general, Century comes with the
most upgrades already included in the standard price (hand finished cabinets, upgraded
lighting fixtures, plant shelves, masonry fencing, etc). These details, however, can
probably be changed as part of the negotiations of a development agreement. Larger
upgrades, such as swimming pools, would remain as optional extras.
Fiscal Impact
Century is asking for the least Agency assistance. Century proposes to pay the Agency
S7,OOO per lot which totals S434,OOO for the 62 lots. The "assistance" takes the form of
deferring these payments to the close of the retail escrows. No mention is made of
mortgage assistance program payments.
Redevelopment Committee Agenda
Arrow Vista Proposal
January 28,1999
Page Number 4
California is asking for both land and cash contributions. They propose that the Agency
convey the land at no cost to the developer. In addition they ask that the City "write
down" its fees by $314,000. Assuming the Agency paid the City for this waiver, it would
mean a cash cost to the Agency of $314,000 in addition to donating the land. It is
phased so that the Agency only donates the existing improved lots for the first 24 units
and then pays for the fees along with donating the land for the second 38 units. No
direct mention is made of mortgage assistance program payments.
Garfield appears to be asking for the greatest level of assistance by asking for $37,500
per unit for the 62 Agency lots plus an additional $37,500 per unit for 34 lots already
owned by Garfield (this totals $3,600,000 of assistance). This assistance, however,
includes mortgage assistance program payments so that not all of the assistance is
directly to the developer. In addition, it imputes value to the Agency owned property so
that contributing the land would reduce the cash assistance required. Staff calculates
that proposal values the Agency's property at $1,660,000 so that the remaining cash
cost of the assistance is $1,930,000. As mentioned this includes some level of
mortgage assistance that goes to buyers in the form of soft seconds. In an earlier letter
the developer suggested he would need $750,000 in direct assistance for his 34 lots,
which is $22,000 per lot. At that rate a $458,000 cash contribution would be needed in
addition to the land contribution for the development. In addition, there would be
$1,482,000 current cash cost for mortgage assistance which might eventually by
recovered through "soft seconds".
All of the above are subject to negotiation of a development agreement and mortgage
assistance is likely to become a part of any of the above proposals.
Recommendations
Northwest Pac Recommendation
Staff met with the new Northwest PAC officers on Saturday, January 23,1999. These
officers were elected at the preceding PAC meeting and met for the first time on
Saturday to review this project. Based upon this review they plan to suggest that the
PAC adopt a recommendation during its next meeting (February 8th) in favor of Century
Homes.
While discussing the project, the PAC officers pointed out several concerns. First they
pointed out, and staff agrees, that it is very important for the surrounding neighborhood
to present well to prospective buyers. It will be difficult to attract new residents if the
neighborhood looks run down. Also, there are some items in the general area, such as
the fence on the west side of California Avenue, that need repair and restoration.
-
~
Redevelopment Committee Agenda
Arrow Vista Proposal
January 28, 1999
Page Number 5
Secondly, there were concerns over the risk of creating more vacant housing if 62
houses were built and did not sell. The staff reviewed the probable phasing of
construction (starting with no more than 6 to 12 units initially) and some of the expected
provisions of the development agreement regarding the time of transfer of the property
(simultaneous with building permits for individual phases).
Staff Recommendation
The following action would direct staff to draft a 180-day Exclusive Negotiating
Agreement with Century. If authorized by the Commission, staff and Century would
negotiate the details of a Disposition and Development Agreement (DDA). During this
time, staff would continue its discussion with Code Enforcement and other City
departments to develop a coordinated approach for improvement of the neighborhood
and surrounding area. Staff would also involve the Northwest Project Area Committee
in this effort. Finally, the required joint public hearings would be scheduled for
Community Development Commission and Council to consider the negotiated DDA.
Based upon the above, staff recommends that the Redevelopment Committee direct
staff to draft an Exclusive Negotiating Agreement with Century Crowell Communities for
presentation to the Community Development Commission for approval.
Prepared By:
Name: John B. Hoeger
Tille: Project Manager
Certified to Funds Availability: .
!< I c-y ./';' '; ,(
'...t": ~ 0",-". <:::--~,..,~. <(~
Barbara J. Lindseth, Director Admin Svcs
Concurs With: I uJJ~
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Vista Del Rey
I AT ARROW VISTA
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Our Promise To You
Century Homes enjoys a long history of building distinctive
homes for discerning home buyers. We want to ensure your
pleasure and pride of ownership. For more than 30 years
Century has been making the dream of home ownership a
reality for more than 19,000 families. With Century Homes
your satisfaction begins the moment you visit one of our sales
centers, long before you ever move into your new home. It
starts with
educating you
on how your
home is built
and why we do what we do. It includes answering your home
loan questions and helping you find the right financing for
your family. And, it means caring enough about your family
to acquaint you with your new neighborhood, its' services and
benefits. Once you've moved in, one of our customer care
representatives will
be there to take you
on a room by room
,
'!! ~.~
_"i~
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Builders Reputation
orientation to
explain all of the
unique features
Century Homes has
included in your new
home. Making the
move as uncomplicated and comfortable as possible for the
entire family is just one more reason why Century Homes is
California favorite homebuilder.
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THE DEL REY
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Total:
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Ollr Promise To YOll
Century Vinmge Homes enjoys a long histo-
ry of building distinctive homes for discern-
ing home buyers. We want to ensure your
pleasure and pride of ownership. For more
than 30 years Century Vintage Homes has
been making the dream of home ownership
a reality for more than 19,000 families.
With Century Vintage Homes your satisfac-
tion begins the moment you visit one of our
sales centers, 10I}g before you ever move
into your new home. It starts with educat-
ing you on how your home is built and why
we do what we do. It includes answering
BUILDERS
REPUTATION
your home loan questions and helping you
find the right financing for your family.
And, it means caring enough about your
family to acquaint YOll with your new
neighborhood, its' services and benefits.
Once you've moved in, one of our cus-
tomer care representatives will be there to
take you on a room by room orientation to
explain all of the unique features Century
Vintage Homes has included in your new
home. 1\laking the move as uncomplicated
and comfortable as possible for the entire
family is just one more reason why Century
Vintage Homes is California favorite
homehuilder.
...
There's something big going on in the
San Bernardino Valley, the birth of six new
communities that will change the face of a city.
New neighborhoods that will include parks,
schools, shopping and fine restaurants.
Welcome to the best family value in the
Inland Empire...Welcome to San Bernardino.
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Your Choice of
Lifestyle
DEL REY AT ARROW VISTA
Classic Homes
Four Outstanding Plans
1,300 to 2,010 Square Feet
From $106,990
CIMARRON RANCH NORTH
Country Living/City Convenience
Large Lots
1,600 to 2, 700 Square Feet
From $124,990
STERLING POINTE AT NORTHPARK
Stunning Views of the City Lights
Exclusive Gated Community
2,000 to 2,700 Square Feet
From $169,990
STERLING RIDGE AT HOLCOMB HILL
Stunning Views of the City Lights
Exclusive Gated Community
2,000 to 2,700 Square Feet
From $194,990
WOODBRIDGE AT LITTLE MOUNTAIN
Value Price Homes
Four Outstanding Plans
1,400 to 2,400 Square Feet
From $119,990
WHISPERING GLEN AT UNIVERSITY PARK
Value Priced Homes
Five Outstanding Plans
1.400 to 2,400 Square Feet
From $119,990
August 2000 Vol. 17, No.4
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