HomeMy WebLinkAbout1982-07-06; Housing & Redevelopment Commission; 6716-2; Jefferson Senior Housing Project. m i
HOUSING A~~T;tE~~~~~~~~~S~~~~p~~'~TY OF CARLSBAD cJ-"
AB# 6716-2 TITLE: DEPT. HD.
MTG. 7/6/82 ACCEPTANCE OF GRANT DEED FOR
DEPT. CA JEFFERSON SENIOR HOUSING PROJECT
RECOMMENDED ACTION:
If the City Council, acting as the Housing and Redevelopment Commision, wishes to proceed with the Jefferson Senior Housing Project, your action is to adopt Resolution No. accepting the County's deed of the property to t Housing and Redevelopment Commission.
ITEM EXPLANATION:
The City Council at your meeting of February 16, 1982 directed the City Attorney and the Director of Building and Housing to proceed with the steps necessary to accomplish the Jefferson Street Senior Citizen Housing Project including land acquisition, tax free bond financing, retention of bond counsel and negotiation of all necessary agreements. We have been actively working to carry out the Council's direction.
Bond Counsel has been retained and drafts of the Development and Disposition Agreement and the Ground Lease for the project have been prepared. We will be meeting with Mr. Rick on July
7, 1982 to discuss the documents which we hope to present to the City Council within the next 30 days.
Attached is a Grant Deed from the County of San Diego to the Housing and Redevelopment Commission of the City of Carlsbad of the property necessary for the project. The terms in the deed have resulted from a series of negotiation meetings with the County. We think they are consistent with the policy directions given to us by the Council on February 16. The resolution we have prepared will accept the deed on behalf of the Commission and authorize the City Clerk to affix her Certificate of Acceptance as soon as the matter is approved by the Board of Supervisors.
Attached is a letter dated May 24, 1982 from the consultant retained by the City Manager to analyze the project. The letter recommends that the Commission approve the project. Also attached is a letter from the County dated June 8, 1982 reaffirming the previous appraisal of the site and concluding that the $280,000 to be paid by the County for the site is just compensation. The Director of Building and Housing can report further if there are any questions about the policy consideration involved with the project.
EXHIBITS:
Resolution No. /3 Exhibit A - Appraisal Letter Exhibit B - Consultant's Letter
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RESOLUTION NO. /3
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA,
the County of San ed a Grant
ct to the Housing and Re elopment Corn
in the Office
reference herei
mission of
the City of Carlsba
interest to accept s
Redevelopment Comm
follows:
Carlsbad, California as
and Redevelopment
conveying the site for the
using Project to the Housing
City of Carlsbad is hereby
approval of th Deed by the Board of
Deed.
Clerk, or if appr
of the Board of Supervisors, is authorized to
of the Deed to be recorded in the office of the
of San Diego County.
the Clerk
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PASSED, APPROVED AND ADOPTED at a regular meeting of PASSED, APPROVED AND ADOPTED at a regular meeting of
g and Redevelopment Commission held on the and Redevelopment Commission held on the
1982, by the following vote, to wit: 1982, by the following vote, to wit:
ATTEST:
ALETHA L. RAUTENK
(SEAL)
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vvncm nLbvuauLu, r ~cm3c wnc L
THIS INSTRUMENT TO: -
I clerk, Board of Supervisors
. San Diego County Administration Center
1600 Pacific Highway
San Diego,California 92101 I I
NO TRANSFER TAX DUE
~',"s%$!&?%5 thru 10
-EXHIBIT A RESOLUTION NO. /3
.
-SPACE ABOVE FOR RECORDERS USE ONLY
Quitclaim Deed ’
Carlsbad Senior
Project Citizens' Housing
w. o. No. TROO@.
Parcel No.81-1151-A
For a valuable consideration, the County of San Diego
do(es) hereby remise, release and forever quitclaim to the Housing and Redevelopment Commission
of the City of Carlsbad
the following described real property in the County of San Diego,State Of California:
Lots 1 through 8 inclusive in Block 57 of the Town of Cafrlsbad in the
City of Carlsbad, County of San Diego, State of California, according
to Map thereof No. 775 on file in the Office of the Coun,ty Recorder
of said County;
subject to the following conditions:
Use of the above-described property by the Housing and Redevelopment
Commission of the City of Carl sbad (the "Commission") and its successors
and assigns shall be subject to all of the following restrictions:
1. The requirements of Section 25539.4 of the California Government
Code shall be met. These requirements are summarized as follows:
a. Not less than 80 percent of the area of the property shall
be used for the development of housing;
b. No less than 40 percent of the total number of housing units
developed on the property shall be affordable to persons or
families of low or moderate income, at least half of which
shall be affordable to persons of low income;
C. Dwelling units produced for persons and families of low or moderate
income under this section shall be restricted to remain continually
affordable to such persons or families for a period of not less
than 30, nor more than 40, years;
CCSF. Rev. 85.10, 5177
QUITCLAXM DEED - Page 2 A..
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County of San Diego bc)
Housing & Redevelopment Commission of the City of Carlsbad
,
d. Persons and families of low or
either by Section 50093 of the
Code or by the U.S. Department
(HUD) or its successors.
moderate income are defined
California Health and Safety
of Housing and Urban Development
2. The following occupancy and affordability requirements shall be
met for a period of no fewer than 20 years:
a. One hundred percent of the housing units (not including any
unit rented to a resident property manager) shall be for
occupancy by households earning no more than 80 percent of
San Diego area median income as determined by HUD, as adjusted
by HUD for family size , and as adjusted by HUD from time to
time; and
b. Those units reserved pursuant to (a.) above shall be offered
at monthly rents not to exceed one forty-eighth (l/48) of
80 percent of San Diego area median income as determined by
HUD, as adjusted by HUD for a one-person household, and as
adjusted by HUD from time to time.
3. If, during the first nineteen years after execution of this quit-
claim deed, the site is sold or otherwise conveyed by the Commission
for any other purpose than permitted by Section 25539.4 of the
Government Code, the Commission shall reimburse the County of
San Diego for a percentage of its full appraised value at the time
of conveyance as determined by the following schedule:
a. Within five years from the date of execution of this quitclaim
deed, 100 percent.
b. After five years from the date of execution of this quitclaim
deed, 100 percent less five percent for each additional year
(or fraction thereof).
C. After fifteen years from the date of execution of this quitclaim
deed, 50 percent less ten percent for each additional year (or
fraction thereof).
d. The schedule specified in a, b, and c above shall not apply
should the City of Carlsbad become an entitlement city under
the U.S. Department of Housing and Urban Development Community
Development Block Grant program or its successor.
4. .Proceeds of any sale or other conveyance of the property shall be
used for future housing.development purposes as authorized by law
and by CDBG regulations in place at that time.
_ .---- --- - ..*.-.... .,_ -..~ _ .d.~_ EXHIBIT A E
Agenda Bill 6716-2
BOARD OF SUPERVISORS
COMITY OF S’NU DIEGQ TOM HAYILTON FIRST DlETR‘ET
PAUL W. FORDEM ,CCOIIO OISrc-tCT
HOUSING AND COMMUNIT;Y DEVELOPblENT DiPARTMENT ROGER HEDGECOCH
7917 Ostrow Street, San Diego, California 92111 (O-2313’
GABRIEL G. RODRIGUEZ Director
TW,RD DIETT(ICT
JIM BATtiS *oue&aw D,ZI.LCI
June 8, 1982
Marty Orenyak, Director Housing and Redevelopment Department City of Carlsbad ‘3096 Harding Street A Carlsbad, CA‘ 92008
Dear Marty:
Attached for you is a copy of the response of the County Department of General Services to our May 5 request that the appraised value of the Jefferson Street site be re- evaluated. We asked for this reevaluation because of questions raised by the Board of Superyisors on April 14 and also because of your letter of April 28, .
As you will note in the response, a second County appraiser (Thomas R. Sandmeyer) from the Department of General Services' Facilities and Real Property Division reviewed -the original appraisal by Thomas Roberts and also concluded that $280,000 was "just compensation". This review appraisal was made in addition to the earlier review appraisal (also attached) made by Byron W. Conrad of the same County office.
If you have any questions or comments please call me at' 565-3462.
Yours truly,
KEN CARLSON / Associate Planner
KC:tjd 1
Attachments
cc: Jack McGee RECEIVED
County Dept. of General Services 3UN9 i982
CITY Oi CAR.LSBAD . Building Qepartment
I
. BOARD OF SUPERVISORS
COUNTY c9F ww lImEGO TOM HAMILTON V8I.V D,.I”ICI
PAUL W. FOROEM
DEPARTMENT OF ‘GENERAL 5ERVlCk w!COHD D,,I”ICI
5555 OVERLAND AVENUE, BLDG. 2, RM. 240 SAN DIEGO, CALIEORNIA 92123
. . . . . (714) 565-5293 ._ \.. .
.
ROGER HEDGECOCK
.“InD DI*T”sCI
4IM BATES CO”“l” DI,I”ICT
PAUL ECKERT PW,” 0,,,“,CV
MILARIO D. GONZALES
Dmrcrom
DIVISIONS
.ADMINISTRATIVE & FISCAL MANAGEMENT I Budgot Coordin4tion
P4rsonncllPayroll in Affirmativ4 Action ;~ _ Contrrl Records
i _. Csnh41 Duplic4ting f- Word Processing ‘ Fiscal Analysis
2-m
f .ARCHITECTURE &
ENGINEERING - . . -. Rojoct Managemant .: D4sign Liaison i _- Conrtruction Adminish4tion 2. 4nd Inspection
i .COMMUNICATIONS & FLEET p-. _ _.. SERVICES l
f V4hicl4s -Procurem4nt -M4intonancs +.-Fusl z
I. Mobile Radios
*- lntarcoms ‘.-. Public Addross
f .. County Mail +-.- Totephones r Radio Dhprtch f -.*FAClLlfY SERVICES = Bullding Maintenance
Z Custodial :_ G4rd4ning
COUNTY PURCHASE OF SENIOR CITIZEN HOUSING SITE IN CARLSBAD
Attached are the requested reevaluations of the appraised
value of the site on the above subject per your memo of May 5, 1982. .
If you have any further questions, ple'ase contact Jack
McGke at 565-522g3
8’ Gcwjty - -
I- Enrrpy Conssrv4tion
- cr4tts
w$$r-(&&!!kALES,#irector '
Depa ment of General Services ,. - ._
HDG:JAM;lll . *
._
~FACIL~TY/REAL P~orvzmY - MANAGEMENT
;;-- &ma Mensgment ‘.
May 25, 1982
:-
TO: . Gabriel G. Rodriguez, Director
Housing and Community Development
FROM: H. D. Gonzales, birector
Department of General Services
GS 821187
(0231)
(0360)
SUBJECT: .
d,ll Proper&
i ’ -Acquisition
--Er4lurtion Attachments .- -L4adng -.x:: -Surplus Property
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APPRAISAL REVXEW
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Project Carlsbad Senior Citizen Housinq TR 0042
Location NE Corner Oak Avenue E Jefferson Street, Carlsbad
Client Dept. Housing & Community Development Funding Source COBG
Appraiser ThqmaS I. Roberts
Date of Value 9-22-81
Date of Report g-22-81
Inspection Invitation to Owner Unknown
Parcel Just Compensation --
81-1151-A . $280,000
Construction Contract Work
None
Review Statements --
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Date of field inspection of subject parcel and market data? 5-25-82
Are the larger parcels and the parts to be acquired properly
identified? Yes
Are highest and best use conclusions reasonable and sufficiently
documented? Yes
Is the market data adequate to estimate value? Yes
Is the analysis of market data found to be reasonable? Not adeq;atel:y Gplajned
Conclusions of appraiser flow from discussion of data? No
Does report meet San Diego County "Guidelines for Appraisal Reports"
(Contents and applications)? &t+ Ml. but-acwle
The appraiser has disregarded any decrease or increase in the fair
market value of the real property to be acquired prior to the date of
valuation caused by the public improvement for which the property is
to be acquired for such public improvement, other than that due to
physical deterioration, if any, within the reasonable control of the
owner or occupant.
Information which was furnished by others is believed to be reliable,
but the reviewer assumes no responsibility for its accuracy.
.
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Parcel Appraisal Comments --
This is a poorly written ,apprai.sal report. It does not explain how the market
data relates to the subject property. It includes several sales.which are not
comparable. Howevgr, after going over the data which was helpful, talking to
people with knowledge of these sales and study of other market data not included
in this report, it is my opinion that $10 per square foot for this land, as of
September 1981, is a justifiable valuation.
l ,
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I fiereby Certify:
1.
2.
3.
4.
That I have personally inspected the property appraised, and that I have also made a personal ffeld inspection of the market data.
That neither my employment nor my compensation for making thts review are in any way contingent upon the values reported
herein.
That I have no direct or indirect present or contemplated future
personal interest in such property or in any benefit from any acquisi-
tion of such property appraised.
That the conclusions set forth fn this review were derived wlthout collusion, coercion or direction as to value. +L.
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Reviewer's Conclusions - . . .
Based on my field inspection and'review of the appraisal report, the appraisal report is approved and just compensation Is as follows:
Parcel .Just Compensation Construction Contract Work
81-1151-A $280,000 I . None .
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-ThornaULGtn~er eL Review Appraiser Mav 25, 1982 Date
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-HIBIT B Agenda Bill 6716-2
i
FRANK D. FARGO 6r ASSOCIATES
1400 K Street, Suite 206 Sacramento, Ca, 95814 916-448-8852
May 24, 1982
Mr. Frank Aleshire City Manager City of Carlsbad 1200 Elm Avenue
Carlsbad, Ca, 92008
Attn: Martin Orenyak, Acting Director
Housing and Redevelopment Department
You have requested our review of the proposed Jefferson Senior Housing Project to be located at the northeast corner of Jefferson and Oak
Avenues in the City of Carlsbad, within the Village Area Redevelopment
Project Area, and provision to you of a letter report regarding this
transaction from the viewpoint of the City of Carlsbad and its Housing and Development Commission; this fulfills that request.
It is our understanding that the subject property is about 28,000 square
feet in size. The value has been set by independent appraiser Thomas
Roberts of San Diego as $280,000. The County of San Diego proposes to purchase this property using Federal block grant funds and convey it by quit claim deed to the City Housing and Redevelopment Commission, and conditioning the deed by requiring that the property be used for low and moderate income housing for an extended period and that rents be control-
led.
The Commission, following acceptance of the offer and receipt of a deed from the County, proposes to lease the site to Jefferson House, a limited partnership, for 55 years for $1 per year with the stipulation that the lessee will construct and maintain a 48-unit low income senior housing project on the site, and limit the rents so that they represent no more than 25% of gross monthly income where the household does not earn more than 80% of the HUD determined median family income. Currently, this maximum rent is $280 per month based upon an annual income of $13,440.
We have reviewed Council Agenda material of.February 16, 1982, letters oE
February 12, lr‘dbruary 16, and April 26, 1982, from the County of San Diego,
a proposed Quit Claim Deed, HUD letters of March 19 and 30, 1982, and t'r;r-
appraisal of the ;ite. We have discussed the subject with City Staff,
Bill Rink, Steve Prough, and Tony Scholl of San Diego Federal, and both John Murphy and Kurt Yeager of the law firm. of Stradling Yocca Carlson &
Rauth,
It is our opinion that the site lo&ion is excellent, zoning is approp-
riate, -and the opportunity to improve hous.ing stock for seniors without
a City subsidy recognizes a largely unmet need.
'The City will be benefit-ted by'the County expending Federal Community
DeveJ.~;.:ment 33lock Grant Funds for the site acquisition. The Commission
will have some responsibility to assist the lessee to obtain el.igible
tenants, but as there are 240 Section 8 units in Carlsbad at this time, this should not be a difficul? task, and it is a routine-responsibility.
The property will pay'taxes equivalent to those,paid on privately owned
property as the site is within the Village redevelopment project area; these should be incremental tax :cevenuEs and be credited to $?edevelop'- men-t agency funds.
The concept is excellent .as is the site and its location. it is re-
commended that the Conunission approve the project.
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