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HomeMy WebLinkAbout2009-07-09; Housing Commission; MinutesMinutes of: HOUSING COMMISSION Time of Meeting: 6:00 P.M. Date of Meeting: JULY 9, 2009 Place of Meeting: CITY COUNCIL CHAMBERS CALL TO ORDER Chairperson Smith called the Meeting to order at 6:01 p.m. PLEDGE OF ALLEGIANCE Commissioner Bradwell led with the Pledge of Allegiance. ROLL CALL Present: Commissioners: Emelda Bradwell Craig Kirk Doris Ritchie Bobbie Smith Absent: Hope Wrisley Staff Present: Housing and Redevelopment Director: Debbie Fountain APPROVAL OF MINUTES Minutes of March 12, 2009, meeting were approved as written. VOTE: 3-0 AYES: Kirk, Ritchie, and Smith NOES: None ABSTAIN: Bradwell (absent from March 12, 2009, meeting) ABSENT: Wrisley ITEM NOT ON AGENDA There were no items that were not on the agenda. NEW BUSINESS Debbie Fountain, Director of Housing and Redevelopment, presented the item on the agenda which is for an affordable housing project financial assistance. We have a presentation and we also have the applicant here who will share information about their company and more about the project itself. I am going to primarily focus on the financial assistance request. The project is known as the Tavarua Senior Affordable Apartments, and as I mentioned, it is for a financial assistance request from the city. As background, back in June of 2008, the Planning Commission approved a project known as the Harding Street Senior Condominium Project on this same site. It is located at 3574 Harding Street. I will give you more information on that site as we go along. A 50-unit development was approved for the site. It is a little under an acre site. It has approval for a condominium project. What is being proposed by the applicant tonight will actually be an apartment project, but we will go into more detail on that. It does already have approval as a senior project. The site is an existing site that has a 35-bed senior care facility located on it. It is adjacent to I-5, surrounded by all residential, the Pine Avenue Park and the Senior Center is a very close walking distance. It is outside the Village Redevelopment boundaries, but it is in the area that is commonly referred to as the Village. The proposed project is a 50-unit senior restricted apartment project with one- and two-bedroom units and is 100% affordable. The project that was approved by the Planning Commission last year was not 100% affordable. It had low-income affordable and moderate income, but HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 2 of 9 this would be a change in that it will be 100% affordable, and it is intended to be a high quality design project. It is proposed to be a three-story building with all underground parking. There will be 40 one-bedroom units, nine two-bedroom units and one manager unit. The rent levels that are proposed will range from 30 to 60%, which is a very affordable category; five units at 30%, five units at 40%, 25 units at 50%, and 14 units at the highest level of 60%. They are all substantially lower than what we actually require by our inclusionary ordinance. I included within the Housing Commission's report an income chart that gives you an idea of what type of income levels and rents we are discussing here. The applicant will actually go into a little more specifics on their rent structure. As noted in the report, Western Community Housing and Meta Housing are partnering on this project. They are affordable housing developers based in Orange and Los Angeles counties. We have not yet worked with this development team in Carlsbad, but they are a very experienced team. They are recognized within the industry for their expertise in developing senior housing specifically. This is their first affordable housing development in Carlsbad, but as I mentioned, they are well established in the affordable housing industry so this is not their first project for affordable housing. In terms of project financing, it is estimated the project will have a total cost, including land, of about $18.4 million dollars. They are proposing right now to finance that through four sources. One is a conventional loan of about $2.8 million dollars; they also have an application in for tax credits for tax credit equity of about $10.9 million dollars to the project if approved. The city contribution that is being requested is $3.7 million dollars, and other contributions are about $1 million dollars. Every project we have come in that requests financial assistance, we look at it in a comprehensive review to look at its cost reasonableness and how it relates to other projects we have seen constructed in Carlsbad; how might it be similar, how might it be different. On this particular project, the average total cost per unit with the land cost is about $368,000. That is actually high in comparison with other projects assisted by the city, but when we look at it from a reasonableness standpoint and we consider that during the project construction they will have to pay state prevailing wage rates for the project, which are typically higher, continuing high cost of land in the coastal area, even with the economy, we are still seeing land cost hold in the coastal area so we don't see substantial reductions, and that substantial added cost of going completely underground with their parking is a big difference. We haven't had that yet in any of our affordable housing projects, and that is a substantial cost. We also look at the money put into a project, so there is not undue gain to the developer. We want them to earn a reasonable return in terms of a developer fee. We want to make sure our money is being put in appropriately. One of the areas we look at is specifically the developer fee. In this particular case, the developer fee is about $1.8 million dollars. That is approximately about 10% of total project costs, including land. We have determined it is an acceptable developer fee. We have ranges in the developer fee from about 6 to 10%, sometimes as low as 3%, but 10% is considered a reasonable developer fee when you look at the size of the project and the complexity of the financing for it. In terms of the subsidy analysis, the direct financial assistance from the city is equal to about $75,000 per unit. That is higher than other affordable rental developments in Carlsbad, but again this is the first 100% affordable rental project built by a developer in the Village area specifically. We have had some small projects with Habitat that we have worked with, but that was a for-sale product so it is a different product. Also the city purchased the Tyler Court Senior Apartments a number of years ago as an acquisition and rehabilitation. To actually have a new project of this size developed in the Village is the first of its kind. So it warrants a little bit higher subsidy. Some of the added costs warrant this higher financial assistance per unit as well. Also as a final note, it is not being built specifically as an inclusionary project. Many of our developments in Carlsbad have been done because of our inclusionary housing ordinance where a master developer has a requirement, they find an affordable developer and partner with the affordable developer, and then they build it within their market rate development. This is a case where the developer actually went and found a property and decided he wanted to build 100% affordable product. The project itself has its own inclusionary requirement because it is housing, but the fact that it is 100% makes it HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 3 of 9 eligible to serve as a combined project, which as you may remember means that other developers could potentially contribute money to the project to satisfy some of their inclusionary requirements, if there was development going on. In addition to the subsidy analysis, staff did review the cost and related requests for the subsidy. We did compare it to our other affordable housing developments that we have financed to date and/or are pending and found that we could support the subsidy requested. As I mentioned, the subsidy cost is a little bit higher, but we felt that it was appropriate. Currently there are no other funding sources available to fill this gap so they really need the assistance from the city to help. Why should we assist the project? The city needs more affordable housing in Carlsbad. We know that is a given and that we need it for seniors, as well. There is a desire for senior-restricted projects. It is not our number one priority as family housing is our number one priority, but when you look at the fact that we have not been able yet to build any senior-restricted 100% affordable properties, I think it rises to the point of being a priority. The project can't produce adequate income to make it financially feasible without the city's assistance, and the most important point is that the project needs to have city assistance so it can obtain its other financing. When it goes in for its tax credit application, if they didn't have some city financing in it, they wouldn't be able to compete well for those tax credits and that tax credit equity. So it is very important that the city partner with these affordable housing developers when they submit these applications so they can obtain that equity. As you notice from the previous chart that I prepared, almost 60% of the equity is coming from the tax credit program so that tax credit equity is very important and the fact that our participation helps them in getting that equity is really important. The bottom line is the project will produce 50 new residential units, provide for an attractive redevelopment of a deteriorating site, and it is an ideal location for a senior project. In terms of what will happen is we issue all of our financial assistance in the form of a loan. You have seen this before. It has been consistent with how the city does these deals. These are the types of loan documents that will be prepared and ultimately get approved for the project. Over time the money gets paid back to the city. We also look at the development risk that is involved. When we put our money in, a lot of times our money goes in first so there are the normal development risks that go along with any type of financing of a project. You could put your money in and you get through all the predevelopment and the project doesn't get built for some reason; you could be in construction and the project doesn't finish construction. You might be operating and there is not enough revenue for operations and so those are all risks. We also have a risk in that we typically have to subordinate to conventional financing. All that is said just to highlight that we look at those risks, we know that there are risks out there, but we feel in the way we structure our financing to these projects and all of the other agencies that are involved in monitoring that these risks are really reduced substantially in that there is a lot of auditing that goes on to insure that before you get to a problem where you would have to cancel a project, we would know that far enough in advance that you wouldn't risk too much of your financing. Our recommendation is to approve the financial cash assistance in the total amount of $3,750,000. You would be making this recommendation to the City Council and/or most likely the Housing and Redevelopment Commission because our intent as staff at this point is to recommend that this project be financed with Redevelopment Agency low and moderate income housing monies. We do have monies that we need to spend, and we continue to get revenue into that pot. I know in the past there have been some questions about what happens because the Redevelopment Plan is expiring for the Village area, is that money still being set aside? The answer is, yes, we will still be setting aside money for affordable housing so the fact that we have a balance of money that we need to spend and the fact that will continue to have it grow, it is a very good source of financing for this project so we will be recommending that source of financing. The applicant is also here and has a presentation as well. If I didn't answer some of your questions, hopefully the applicant can answer them. Commissioner Kirk said as he understands it, the city is assuming all risks of the risks you were talking about, and these risks are confined to the $3,750,000 or are there additional risks that are being assumed? HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 4 of 9 Ms. Fountain answered our risk is just our money that goes into the project. If for some reason, say we put our money in for predevelopment or we put our money in at the beginning of the project and something happens and the project doesn't get completed, then obviously there is a concern that we might not get paid back at some point. I think it is a very small risk quite honestly. If they get all of their other financing, this project will proceed. We won't be providing any money until we are assured that all the financing is in place for the project. We would not just start writing checks not knowing that they have all their financing in place. I think it is very unlikely they would start a project without all their financing in place. Chairperson Smith thanked Ms. Fountain for her presentation. It is really overdue for a senior citizen condominium so I am sold. Commissioner Kirk asked if the facility that exists there today is an active facility. Ms. Fountain said the applicant may know more information on this. My understanding is that over the years, they have been reducing the number of residents they have and not been adding new residents to the location. There may still be one or two people living there, but it is only a 35 bed facility. I know when we originally started talking with the property owner a number of years ago on this site, he had said that their goal is as people pass away, they are not putting new people back in. The applicant might have more information on what the current status is. Commissioner Kirk said he is interested in hearing what the plan is for those residents who remain at the facility. Ms. Fountain said it has come up before and that was a concern when the Planning Commission was approving the condominium project and the question came up at that point as to what happens and we need to be sensitive to the people that are living there. I think the owners, even though they have been reducing the number of people that live there, I think they have a plan for how they would relocate any of those that are living there. With that I am going to invite up the representatives that we have here from Western Housing and Meta Housing and they will introduce themselves and give you a presentation, and then we will all come back together to answer any more questions you might have. My name is Chris Maffris, and I am with Meta Housing Corporation. We are the joint prospective project developers with Western Community Housing. We are extremely excited about the prospects of working with the City of Carlsbad and about the opportunity to hopefully take advantage of a stalled condo project and build some high quality affordable senior housing. We have submitted a tax credit application to the tax credit allocation committee for an award of 9% tax credits, and we are hoping today to get the Housing Commission's support on the $3,750,000 loan, which will allow us to move to the next step which is getting a commitment from the city to keep us competitive in this current application process. It is good to note there is actually on a single round this year so this is the one opportunity we have to get the tax credit finding this year. If we can't get the commitment letter, it will just get pushed off until next year. We are here today to introduce ourselves and to provide some background information on Meta Housing Corporation as well as Western Community Housing. Hopefully we will be able to answer any questions you have on either one of our companies and any questions you have on the financing of the project. I would like to introduce Graham Espley-Jones, who is the founder and president of Western Community Housing. Graham is extremely well respected in the affordable housing community. We have done about 15 projects with Graham serving different capacities on all those projects. We are excited to be working with them on this project and looking forward to hopefully getting this thing built. I am Graham Espley-Jones, President of the Western Community Housing. My role tonight is to tell you a little bit about our company, what we do, and the other two will tell you all about the project and the details. Western Community Housing is a 501C3 corporation, and we have two missions. Our first mission is to HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 5 of 9 provide affordable housing. The second mission is to provide social services at those affordable housing communities. Chris and Ms. Fountain talked a little earlier about this partnership aspect of this industry. These are truly public, private partnerships. We partner with a full profit developer like Meta Housing that has a lot of horsepower and financial backing. We partner with the State of California because we get these tax credits. We partner with local cities or counties like the City of Carlsbad here in these applications. For affordable housing to work, these all have to go together. We have to get the tax credits, we have to have non-profit involvement, and we have to have support from the local city. This happens in almost every one of our communities. This is a partnership of a lot of different groups all working towards one common goal, and that is to provide affordable housing. Our organization was founded in Burbank in 1999. We initially got a large grant to develop a social service program, which we did, initially called More Than Shelter for Seniors. Now there is a separate non-profit organization called Engage that I am now director of. It is anticipated they will be the social service provider at this community. We moved the offices to Costa Mesa in 2004. The California Tax Credit Allocation Committee has now prequalified us as an experienced affordable housing developer. Usually every year when you apply for those points, you have to provide your experience. We have done that so many times for a certain group of affordable housing developers we have proven ourselves. Mr. Espley-Jones showed slides of some of the communities his company has provided. Systematically every year we add anywhere from two to sometimes as many as 10 new affordable communities to our portfolio. The vast majority have been new construction like this. Some have been acquisition rehab. In fact, we are involved in acquisition rehab right now in the City of Oceanside where we have a $4 million dollar grant from them to do that community. We have other communities down in San Diego. Our 58 communities are spread out throughout the State of California. We have a mixture between senior, family and special-needs projects. Our social service organization is now doing services in about 22 communities. Mr. Maffris said Meta was founded in 1993. Meta has a long successful track record building affordable senior housing projects similar to the one that has been proposed. We have done over 2,300 units with total development costs of over $280,000,000. Our real strength, I think, is our ability to secure financing and federal and state funds for these projects. We have had a great track record at the Tax Credit Allocation Committee, which is the most critical funding piece of the puzzle. We have actually won 13 of our last 14 applications and hope to continue the success with this project. We have a lot experience developing similar senior products. Our specialty is two to five-story apartment buildings over a parking garage, typically subterranean. We have completed 31 projects in California under the Meta flag. Our President, John Huskey, in a former life was the President of Calamar Properties and he has done over 10,000 units separately from Meta. A lot of people have a misconception about affordable housing. Affordable housing conjures up the pictures of the old HUD projects, Cabrini Greens and things like that. I think affordable housing has changed significantly over the past decade and we pride ourselves on projects that look like high end market rate developments. We have done: * Burbank Senior Artist Colony - built with Western Community Housing involvement. It has a heavy focus on social services. It is 141 units above a single level of subterranean parking. Engage runs its social service programs out of this project. The concept is to get seniors actively engaged out of their apartments and more involved in the community. *The Grove Senior Apartment Project - completed in 2007. It won project of the year. This is the same architect that we are using on Tavarua. *The Piedmont Senior Apartments - very similar to the Artist Colony. This is another award winning project. *Park Plaza Senior Apartments - directly adjacent to the Piedmont and very similar. It was the first phase of the total 400 units. *Cortina D'Arroyo in Arroyo Grande - similar in density to what we have proposed here. * Dorado Senior Apartments project in Buena Park - this is also a project that won project of the year. It was completed in 2006 and Engage is operating out of this project as well. *The Jasmine at Founders Village in Fountain Valley - worked closely on this project with the city. We actually designed an adjacent senior center. The city was extremely happy and HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 6 of 9 the senior center is very active and the community uses it all the time. This project also won several awards. *Yorba Linda Palms Family Apartments. *Pico/Gramercy Family Apartments - we also did a community center with the city. It is a similar density to what we have proposed. It has a level of subterranean parking. It is 71 units in the City of Los Angeles. * Adams/Central Mixed Use - under construction right now. It should be completed in March 2010. We worked closely with the CRA and the City of Los Angeles to bring a Fresh and Easy Supermarket to South Los Angeles. This is 80 apartment units, 100% affordable as well. *The Fountain Valley Senior Center. Scott Geyner, the Project Manager, said it is currently approved for a 50 unit senior condominium project with some affordability aspect. We are going to keep the entitlements in place, and we have created a somewhat similar design pattern to the original design in that it will be kind of a donut over a courtyard. What is great about our product type is that we don't need 2,000 square foot units. Our units on the one- and two-bedrooms are much smaller so it will decrease the massing and allow for greater open space and amenities such as that. This is 100% affordable for-rent, not for-sale, it is not a condominium, so the affordability factor is 55 years. We will be watchdogs, which is what we do as a nonprofit. The affordability factor is hopefully going to be in perpetuity even past 55 years. The ultimate design is going to be very similar to what was previously approved, it is just going to be a better design. We think we can improve on the architectural aspects of it and bring in that Carlsbad Village cottage look. We are working on that right now. I did meet with Gail Lynn and am very impressed with the Senior Center, probably the best senior center I have ever seen. She was already talking about how we could interface with our residents as opposed to being built as a for-sale senior project, the majority of those people might not want to even use the Senior Center. Whereas I would say, the majority of our tenants would love to use the Senior Center. Mr. Chris Maffris said they feel very strongly about working with the city as a partner as opposed to a lender. We want to work close and get as much input as possible on design and build something that everyone is proud of. Our goal is to get this done and the next time you need senior housing, we want you to call Meta and Western Community Housing first. Commissioner Ritchie thanked the presenters for being here tonight. The presentation was beautiful. Your projects are gorgeous. I am ready to move in. Can you describe the social services that you provide? Mr. Graham Espley-Jones said there is a gentleman named Tim Carpenter who is President of our Engage social service division and is very passionate about the program. His philosophy is that aging is really a beginning. There will be a physical aspect to the services and a people's aspect. The physical aspect starts with the construction of the building. A typical building will have a lot of facilities there free of charge for the residents to use; a computer room, sometimes an exercise room, a community room where they can have functions, and they can invite family to the kitchen. It also provides a venue to provide services, and we'll have different types of people coming to the community to provide educational classes, literacy classes, and exercise classes. We have a number of senior communities that you can have intergenerational activities. One of the duties of the social service director of the community is to make an assessment of the residents and the local community and what really fits there. An intergenerational activity would be if you are close to a school where you may have latch key children who can come to the facility afterwards in the community, sit down, do their homework, and maybe be mentored by a senior resident. Every community is a little bit different because they are unique; it depends what is in the local area. We typically have a very active program. The state requires we set funds aside to pay for that. Commissioner Ritchie asked, will you be doing that in this project? Mr. Espley-Jones answered yes. We typically start the services shortly after the community opens. No later than six months after. They continue on for long term. HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 7 of 9 Commissioner Ritchie asked, how is that billed? Mr. Espley-Jones asked if she meant from an invoice. Commissioner Ritchie said yes. Mr. Espley-Jones said when we structure the profit and loss statement of the community, we have our revenue which is the rents we receive, and out of the normal operating expenses there is an allocation made to pay for those services. Mr. Maffris said those costs are underwritten into the project as an operating expense. Commissioner Ritchie said she saw one or two projects that had stairs. Do you have elevators in all buildings, even three-story? Mr. Maffris said yes, absolutely. Commissioner Ritchie said she has been on this Commission for seven years and for seven years I have said why aren't we getting some senior housing. Mr. Espley-Jones said when we were looking at the competitive environment and the tax credit allocation, Ms. Fountain said the focus was multifamily, and the last seven developments have all been multifamily so we are ready for a senior community. Commissioner Ritchie said definitely. I think this will be very well received in the community. I am very hopeful this will indeed get built. Chairperson Smith said she would also like to make a comment. Thank you for coming. I enjoyed your presentation. How long will this project take to build? Mr. Maffris said it is estimated 18 months construction schedule. We can hopefully pick up on that and get it down to 16 or 17 months. It depends on availability of the subcontractors and things are slow right now so we have actually had projects built more quickly because everyone is hungry for work and we can get the manpower out there. Eighteen months is in the typical economic environment. Commissioner Ritchie asked why they chose this name. Mr. Espley-Jones said I am a golfer and I would like them to name projects after golf courses, but the tradition in a lot of the communities we have worked have been named after Spanish villages. A gentleman who was supposed to join us this evening but had a family emergency is the Senior Project Manager of Meta, Kasey Burke. He is an avid surfer. There is an island in Fiji called Tavarua, which is a well known surfing spot, so he was the one who named it. We think we will have such a demand for the units that we don't really need to have the catchiest name in the world. Commissioner Kirk asked with the 50 unit proposal, can you talk a little bit more about the types of common space we would expect to see in this project. Mr. Maffris said we typically have a community room, a computer room, and hoping once we open up and shrink the units we will be able to fit in an exercise room. We like doing that on our senior developments so we can run exercise classes. There will be a manager's office and typically an assistant manager's office as well. Also general sitting areas we will design throughout the project for people to meet if they want to be outside of their apartment and want to read a book or chat with friends in the community. Mr. Geyner said one of the unique dynamics of what might go on because the Senior Center is so incredible, but we don't have a cafeteria. I think a lot of people will gravitate at lunch time over to the HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 8 of 9 Senior Center. Then again if they want to stay on site, we have plenty of things going on in the common area. Commissioner Kirk said as far as social service programs and the access to the existing Senior Center, I would assume that Engage would in fact be reaching out. Mr. Espley-Jones answered, very much so. We spend a lot of time out in the local community, not only at the Senior Center, but also local businesses. Most of the communities are very rich in organizations that are just looking for space where they can come and provide services to residents. They will reach out to those people and invite them in. One of the things that had come up earlier was the cost of the community on a per unit basis. One of the things we talked about also is the partnership, and one of the partners is the State of California and they, as part of their tax credit application, have a lot of requirements in terms of space such as community rooms you have to make, and the size of the units have to be a certain size. While those things do add to the cost a little, they also improve the living experience for the residents. Commissioner Kirk asked if that would be the same as for parking. Mr. Maffris said right now our plan is to maintain the current parking unit count that the condominiums have, which is significantly higher than most state codes for senior housing. Seniors typically get only 14 parking space per unit, but this has 70 or so spaces. Mr. Geyner said actually this is something we need to work out with Planning. They have allocated a certain few visitor spots along the cul-de-sac, because it is not very well traveled. Mr. Espley-Jones said the issue with parking, based on the work we do with Engage, we get a lot of data back from the residents. Statistically across the communities we work with only about half of the residents still drive. Here we are looking at 50 units and I think about 60 parking spaces so this most likely will have many more parking spaces than we'll need. Mr. Geyner said he would like to mention one thing before we conclude. We live in this world of competitiveness trying to get these projects done and the list came out related to the other cities that are competing for tax credits. We are looking really good. There is one other project we will watch, but there could be multiple senior projects approved as tax credit projects. This is a very unique year in that two rounds have been combined in one and everyone scrambled to put their applications in. I think Chris has done a really good job packaging up numbers wise to compete and if you don't know our business, it is almost like you have to score 100% on everything and then you get to these tie breakers and just because of the fact you are coming to the table with a significant subsidy amount, I think we score well. If we don't make it this year, we do have another bite of the apple. We put that in our contract so we could apply again next year. Mr. Espley-Jones said we are competitive and we want to win this year. Chairperson Smith opened for anyone in the audience who would like to speak. No one stepped forward. Commissioner Ritchie recommends approval to the City Council and the Housing and Redevelopment Commission to provide $3,750,000 in financial assistance for construction of 50 affordable apartment units restricted for seniors only in the northwest quadrant of the city. Commissioner Bradwell seconded the motion. VOTE: 4-0 AYES: Bradwell, Kirk, Ritchie, and Smith NOES: None ABSTAIN: None ABSENT: Wrisley HOUSING COMMISSION MINUTES JULY 9, 2009 PAGE 9 of 9 DIRECTOR'S REPORT Ms. Fountain said we do not have any other items on the agenda tonight. I did want to mention to the Housing Commission that I was presented with an award at the City Council on Tuesday from the San Diego Housing Federation for the work that I have done in affordable housing, but as I shared with the Council that night, it really has been a community effort in providing affordable housing. There are so many people that are involved in this, the Housing Commission, the City Council with their policies, my staff in my office that work on these so I was a little bit embarrassed to accept an award just for me when there are so many people involved in it. It did feel good because it got recognition for the city's programs and all that has been done up to this date with affordable housing that actually can surprise people with what we are doing in Carlsbad and what we have been able to accomplish even with the high cost of land and all of our other challenges that we face. I thought it was a nice recognition of the city as a whole in receiving that award. The award itself is given in the name of John Craven who was a long-time housing official for the County of San Diego, and his family in memory of him has set up this memorial award for other officials within government that have done what they believe are significant efforts in producing affordable housing. It was a nice honor and I appreciated receiving it. ADJOURNMENT By proper motion, the meeting of July 9, 2009, was adjourned at 6:53 p.m. jlly submitted, Deborah Fountain Housing and Redevelopment Director PATRICIA CRESCENTI Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE WRITTEN MINUTES ARE APPROVED.