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`MINUTES
Room B-8, Civic Center
Huntington Beach, California
Monday, April 2, 1979
A tape recording of this meeting is
on file in the City Clerk's Office
Mayor Pattinson called the adjourned regular meeting of the City Council of the
.City of Huntington Beach to.order at 6:00 P.M.
ROLL CALL
Present: Yoder, MacAllister, Bailey, Thomas, Pattinson
Mandic (arrived at 6:15 P.M.)
Absent: None
SENIOR HOUSING & RECREATION FACILITY OLD CIVIC CENTER SITE - WM LYON CO -
PROPOSAL ACCEPTED
Steve Kohler, Senior Community Development Specialist, referred to a communication
from the Acting Planning. Director dated .March 28, 1978 regarding the proposals
submitted by developers for the construction-of a,.Senior Housing and Recreation
Facility at the old Civic Center site. Mr. Kohler presented background informa-
tion relative to the project and proposals.
Mr: Brian Norkatis, Project Manager, Wm. Lyon. Co.; presented a review of their
proposal and introduced Mr. John 'Cotton, KCV Architects .who displayed a graph
detailing their proposal.. He stated that most of the items. incorporated in the
plan. were developed through experience with other similar projects. Discussion
was held between Council and Mr. Norkatis regarding aspects of the project such
as parking facilities, size of units, and recreational facilities.
Mr. Gary Thompson, Vice President of Planning, Ring Brothers, presented a review
of their proposal and gave. reasons why they proposed conventional financing of the
project. He informed Council that their proposal included renovation of the
library. He introduced Mr. Vito Cetta, Vito .Cetta. & Associates who displayed
graphs detailing their proposal . He reviewed the type of units planned and the
I menities which would. be provided to the residents. Discussion was held between
the Council and Mr. Thompson and Mr. Cetta regarding various facets of their
proposal
The 'Acting Planning Director reported on the matter, referring to the backup
material which had been provided to Council and the joint session minutes of the
Planning Commission at Redevelopment Commission.
Mr. Joe Milkovich, Chairman of the-Redeveiopment .Cominission, addressed Council
and stated that the Redevelopment Commission favored the proposal submitted by
the William Lyon Company.
Page #2 - Council. Minutes - 4/2/79
On motion by MacAllister, second Bailey, Council approved the'selection of the y
William Lyon Company as the proposed developer for the Senior Housing and
Recreation Facility at the Old Civic Center Site and directed staff to proceed
with the necessary steps Motion carried by the following vote:
AYES: Yoder, Thomas, MacAllister, Bailey, Mandic, Pattinson
NOES: None
ABSENT.: None
Councilman MacAllister requested that staff and William Lyon Company work toward
developing more parking and providing for a senior's motorcart parking area with
charge-up facility.
ADJOURNMENT
The adjourned regular meeting of the City Council of the City of Huntington Beach
was adjourned by the Mayor.
City Clqrk. and exrofficio C erk
of the City Council of the City
of Huntington Beach, California
ATTEST:
City Clerk Mayor
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AGENDA
CITY COUNCIL
CITY OF HUNTINGTON BEACH
Council Chamber, Civic Center
Monday, April 2, 1979
7:30 P.M.
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A.,--PLEDGE OF ALLEGIANCE
41VOCATI - Skip Wandrey - Youth Minister, St. Simon & Jude Catholic Church
�LLLL: Yoder, MacAllister, Bailey, Mandic, Thomas, Pattinson
B. PRESENT TIONS - COMMENDATIONS - PROCLAMATIONS
B- PROCLAMATION - Proclaiming April as Library Month. Present to
ccept is the Library Director, Walter Johnson.
B PRESENTATION - Of a $500 check donation for the 4th of July Parade
miDon bJalter of Pacific City Bank.
PRESENTATION - Of plaque to the White Cappers for having donated many
hours of service to the City. Joanie Smith, President of the White
Cappers,is present to accept.
NOTICE TO PUBLIC
All matters listed under consent calendar are
considered by the Council to be routine and
will be enacted by one motion in the form
listed below. The Mayor has requested that
any Councilperson with a question on Consent
Calendar Items or any other agenda item please
contact the appropriate Department Head or the
City Administrator prior to the meeting.
C. CONSENT CALENDAR
Action: Approve all items on the consent calendar by
affirmative roll call vote.
C-l . MINUTES - Approve minutes of special meeting of 3/19/79 and regular
meeting of 3/19/79. Recommended by the City Clerk.
(4/2/79) ON
Page #2 - Council Agenda - 4/2/79
C-2. PLANS AND SPECIFICATIONS/CALL FOR BIDS-CATHODIC PROTECTION - CC-484 -
pprove plans and specifications and authorize advertisement for
bids for cathodic protection of an existing steel water pipe line -
stations located at (Slater/Nichols) (Newland, n/o Warner) and
(Huntington,n/o Main). Recommended by the DPW.
C-3. LINING OF SANTA ANA RIVER CHANNEL - OCFCD PLANS & SPECIFICATIONS -
Approve O.C. Flood Control District plans and specifications for
the lining of the Santa Ana River from 1100' upstream of Pacific
Coast Highway to 3000' downstream of Adams, and authorize City
Clerk to notify the O.C. Environmental Management Agency of this
action. Recommended by the DPW.
C-4. SUBDIVISION AGREEMENT - TRACT 10485 - MAHMOUD KAVIANI - Located SW
Ash & Cypress - approve and authorize execution of Subdivision
Agreements for Tract 10485. Recommended by the DPW.
C-5. COMPUTERIZED FISCAL IMPACT MODEL CONTRACT - ULTRASYSTEMS INC - Approve
and authorize execution of an agreement between the City and Ultra-
Systems, Inc. , for the development of the Fiscal Impact Model of
land uses. Recommended by the Acting Planning Director.
C-6. TRANSFER OF FUNDS - SPECIAL CENSUS - Approve the transfer of $4,250
from Development Services Temporary Salaries Account#232120 to the
Census Temporary Salaries Account #103120. Recommended by the Acting.
Planning Director.
C-7. WOCWB TENTATIVE BUDGET - Approve Tentative FY 1979-80 West Orange
County Water Board Budget. Recommended by the WOCWB Secretary.
DC-8. NFORCEMENT OF NO PARKING SIGNS - HUNTINGTON VILLAGE LANE - Deny
the request of Jerwel Enterprises that the Police Department
enforce, pursuant to S. 21107.6 CVC, the "No Parking" signs
posted on Huntington Village Lane for the reasons submitted
in the Police Department transmittal . Recommended by the Police
Department.
TRACT NO 9357 - NOTICE OF COMPLETION - HUNTINGTON HARBOUR CORP -
Located s/o Edinger, w/o Trinidad, accept improvements dedicated
for public use, authorize release of Faithful Performance Bond,
Monument Bond and termination•.of the Subdivision Agreement.
Recommended by the DPW.
C-10. R/W CERTIFICATE - AHFP #931 = CC-416 - Approve R/W Certification for
Yorktown Ave. street widening between Delaware and Beach and
authorize execution. Recommended by the DPW.
(2) . (4/2/79)
Page #3 - Council Agenda - 4/2/79
C-11 . COMMUNITY FESTIVAL - 5/19/79 - Support Community Festival at no
expense to the City and allow PIO to assist in public relations,
use of showmobile and festival booths. Recommended by the Public
G.ormInf Officer.
ation
L OF 220 MAIN ST OFFICE BUILDING - Approve rental of downtown
ice building (originally used for Downtown Redevelopment) for
the monthly amount of $600. Recommended by the Director of Harbors,
Beaches, Recreation & Parks.
C-13. INHOUSE LANDSCAPE ARCHITECT AGREEMENT - Authorize execution of a
one-year contract between City'and Mr. Alan Ribera, Landscape
Architect as approved to format on September 8, 1978. Recommended
by Director of Harbors, Beaches, Recreation and Parks.
C-14. PERSONNEL BOARD RESIGNATION - GROSE - Accept, with regret, the resigna-
tion of Donald Grose from the Personnel Board. Recommended by the
Personnel Director.
C-15. SENIOR'S OUTREACH PROGRAM - REVENUE SHARING AGREEMENT - Approve and
authorize execution of a Revenue Sharing Agreement between the City
and County of Orange relative to the Senior Outreach Program.
Recommended by the Director of Harbors, Beaches, Recreation and Parks.
C-16. CITY-YACHT CLUB AGREEMENT MODIFICATION - At:the Warner Fire Station
and Marine Facility, for the purpose of insuring public use of
public ways and to provide parking and a boat storage area for
the Yacht Club; approve and authorize execution. Recommended by
the Fire Chief. Deferred from 3/19/79.
D. PUBLIC HEARINGS - (NONE)
E. ORAL OMMUNICATIONS
(3 inute time limit per speaker- 30 minute maximum speaking time)
/El . 1979-80 CITY BUDGET - PUBLIC COMMENT
b@%r : r,c,1�.,,d. r'#-Lk-, - -
(4/2/79) (3)
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Page #4 - Council Agenda - 4/2/79
ORAL COMMUNICATION CONTINUED
RECESS COUNCIL
F-1 . CALL MEETING OF REDEVELOPMENT AGENCY TO ORDER
F-la. MINUTES - Approve minutes of the regular meetings of 3/5/79
and 3/19/79. Recommended by the Clerk.
F-lb. EXTENSION OF CONTRACT - URBAN PROJECTS, INC - REDEVELOPMENT STUDIES
Transmittal from the Afting Redevelopment Director -of Supplemental
Agreement #7 to extend the agreement between the Redevelopment
Agency and Urban Projects, Inc. , from 7/1/78 to 6/30/79 (not
to exceed $8000) relative to redevelopment studies for the
Old Civic Center Site.
RA: Approve and authorize execution of said agreement.
ADJOURN REDEVELOPMENT AGENCY
F ,
RECONVENE COUNCIL
F-2. PARKING AUTHORITY - (NO BUSINESS)
(4) (4/2/79)
Page #5 - Council Agenda - 4/2/79
G. RESOLUTIONS
Action: After reading by title, adopt by roll call vote.
There will be no separate discussion of these
items unless cause is shown prior to the time
the Council votes on the motion to adopt.
G-1 . RESOLUTION NO 4732 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH REQUESTING THE STATE LEGISLATURE TO STRENGTHEN
REGULATIONS RELATING TO STATE-LICENSED CONTRACTORS." Prepared
at the request of the Ci.ty Administrator. (RCA 79-15 attached)
G-2. RESOLUTION NO 4733 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH, REQUESTING THE COUNTY OF ORANGE TO INCREASE
THEIR ALLOCATION FROM THE ARTERIAL HIGHWAY FINANCING PROGRAM
FOR THE DEVELOPMENT OF SAYBR06K LANE BETWEEN SANTA BARBARA LANE
AND EDINGER AVENUE" Prepared at the request of the DPW.
(RCA attached)
G-3. RESOLUTION NO 4734 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH CREATING AND ENUMERATING THE DUTIES OF THE
LIBRARY BOARD OF SAID CITY." Recommended by the City Council on
2/20/79. (RCA 79-14 attached) See related Item J-2b
G-4. RESOLUTION NO 4735 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH REQUESTING THE COUNTY OF ORANGE TO UNDERTAKE
THE DEFENSE OF THE CITY IN THE MATTER OF J.C. PENNEY COMPANY, INC.
VS. COUNTY OF ORANGE ET AL. " Prepared at the request of the City
Attorney.
G-5. RESOLUTION NO 4736 "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH OBJECTING TO A TAX COLLECTOR'S SALE NO. 1262,
AND AUTHORIZING THE PURCHASE OF TAX DEEDED PROPERTY. " Prepared
at the request of the Director of Harbors., Beaches, Recreation
and Parks.
G-6. RESOLUTION NO 4737 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF HUNTINGTON BEACH AMENDING RESOLUTION NO. 3960 ENTITLED, "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH
ADOPTING AMENDED RULES AND REGULATIONS GOVERNING PERSONNEL ACTIVITIES
WITHIN SAID CITY BY AMENDING SECTION 7-7 THEREOF. " Prepared at the
request of the Personnel Director.
(4/2/79) (5)
Page #6 - Council Agenda - 4/2/79
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H. ADMINISTRATIVE ITEMS
H-1 . NATIONAL LEAGUE OF CITIES CONGRESSIONAL CONFERENCE - (CA 79-2)
Report from the City Administrator regarding his attendance
at the National League of Cities Congressional Conference -
Washington D.C. - March 4-6, 1979. For information only.
H-2. BILL PENDING IN STATE LEGISLATURE-AFFECTING CITY
Communication from City Administrator requesting Council to adopt
recommended positions on bills affecting the City.
(1 ) Support SB 308 (Robbins) Juvenile Court Law
(2) Oppose AB 449 (Perino) Limi-tation on User Fees
Oppose SB 131 . (Holmdahl ) Limitation on User Fees
Oppose SB 246 (Marks) - Limitation on User Fees
RA: Adopt positions and direct the Mayor to inform
the proper legislators of these positions.
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H-3. HELIPORT RELOCATION - (RCA 79-17)
Communication from t e City Administrator regarding a potential
site for the City's heliport.
RA: Direct staff to proceed with negotiations for use of property
-owned by the 0.- C. Sanitation District.
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ACTION ITEMS FROM CITY ADMINISTRATOR'S CA
CA #3-15-79 Item #2 - Posting of Business Directory at Main/PCH
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Item #6 - Steverson Project Team
Item #9 - Legal Notices
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Item #10 - Comprehensive Plan for Bolsa Chica
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CA #3-22-79 Item #6 - Parking Meter Enforcement
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(6) (4/2/79)
Page #7 - Council Agenda - 4/2/79
I. WRITTEN COMMUNICATIONS - (NONE)
J. ORDINANCES
J-1 . FOR ADOPTION
Action:.- After reading by title, adopt by roll call vote.
J-la. ORDINANCE NO 2358 - "AN ORDINANCE OF THE CITY OF HUNTINGTON
BEACH- AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE BY AMENDING
SECTIONS 10.12.030, 10..12-040 AND 10.12.050, CHANGING. THE NAME
MANSION TO YORKTOWN WHERE NECESSARY_, AND CHANGING THE PRIMA
FACIE SPEED LIMIT ON CERTAIN STREETS.." Prepared at the request
of the DPW. (Introduction 3/19/79-)
J-1b. ORDINANCE NO 2355 - "AN ORDINANCE OF THE CITY OF HUNTINGTON
BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING
SECTION 9061 THEREOF TO PROVIDE FOR CHANGE OF, ZONING FROM
HIGHWAY COMMERCIAL DISTRICT TO QUALIFIED MEDIUM DENSITY
RESIDENTIAL DISTRICT ON REAL PROPERTY LOCATED ON NORTH SIDE
OF PACIFIC COAST HIGHWAY, WEST OF ANDERSON STREET (ZONE CASE
NO. 78-19) Pre aced at the request of the Acting Planning
Director. (Reconsideration and introduction 3/19/79)
J-2. FOR INTRODUCTION
Action: After reading by title, approve introduction.
J-2a. ORDINANCE NO 2362 -. "AN- ORDINANCE OF- THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE BY ADDING THERETO
CHAPTER 17.16 ENTITLED, "EARTHQUAKE- HAZARD REGULATIONS,"
CONTAINING PROVISIONS FOR REHABILITATION OR DEMOLITION OF
EXISTING BUILDINGS." Recommended by the Acting Planning
Director and Fire Chief.
J-2b. ORDINANCE NO 2363 - "AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE BY REPEALING
CHAPTERS 2.88, 2.92,. AND SECTIONS 2.84.020 THROUGH 2.84.060;
AND AMENDING SECTION 2.84.010 PERTAINING TO THE CITY LIBRARY.
Recommended by the City Council on 2/20/79, (RCA 79-14 attached)
See related item G-3.
J-2c. ORDINANCE NO 2364 - "AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE BY AMENDING SECTION
8.40.020 PERTAINING TO PROHIBITED NOISES." Prepared at the
request of the Police Chief.
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(4/2/79) (7)
Page #8 - Council Agenda - 4/2/79
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K. DEFERRED ITEMS
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K-1 . AMENDED FINDINGS OF FACT - MAIN LT. SALQ
Amendment to March 19, 1979 Findings of Fact and Decision based on
testimony of Mr. Wilson, together with conditions that could apply
if entertainment permit is granted.
RA: (a) Adopt third amended Findings of Fact and Decision and deny.
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(b) Approve entertainment permit, with conditions imposed by
the Police Department.
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L. NEW BUSINESS
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L-1 CITY COUNCIL
L-la. Council Vacancy i
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L-2. SUBMITTED BY MAYOR PATTINSON:
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L-3. SUBMITTED BY MAYOR PRO-TEM THOMAS: i
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L-4. SUBMITTED BY COUNCILWOMAN BAILEY:
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L-5. SUBMITTED BY COUNCILMAN MacALLISTER:
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L-6. SUBMITTED BY COUNCILMAN MANDIC:
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L-7. SUBMITTED BY COUNCILMAN YODER:
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L-7a. Seacliff IV - 38th St. Conditions 3 & 7.
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(8) (4/2/79)
Page #9 - Council Agenda - 4/2/79
M. COMMUNICATIONS - DEPARTMENTS - BOARDS - COMMISSIONS - COUNCILS
M-1 . RETIREE GROUP INSURANCE
Communication from the Personnel Director regarding whether
the eligibility of the retiree medical insurance should be extended
to the employees who. retired prior to July 1 , 1978.
RA: Include employees who retired after 7/l/78.
M-2. OAK VIEW CENTER - PERMANENT POSITIONS
Request from Director of Harbor, Beaches, Recreation and Parks
to make permanent the positions of a Center Coordinator and a
Center Assistant effective July 1 , 1979, with permission to
recruit and make selection prior to June 1 , 1979.
RA: Approve making Center Coordinator and Assistant positions
permanent and selection prior to June 1 , 1979.
M-3. MEADOWLARK AIRPORT BOARD- ORDINANCE REQUEST
Communication requesting Council to direct that a "Truth in Buying"
Ordinance be prepared so that new homebuyers would be aware of the
existence of Meadowlark Airport.
RA: Discretionary with Council .
M-4. FOURTH OF JULY PARADE AND FIREWORKS
Communication from Bill Reed, 'P. I.O.,recommending that Council approve
selection of parade coordinator - $3650; approve fireworks show -$5500;
approve contracting for 2 - $2000 floats with Green Float Co. , with
a total encumbrance not to exceed actual money in Account A-273.
RA: Approve as recommended:
M-5. INDUSTRIAL DEVELOPMENT
Communication from the Environmental Council requesting Council to
consider the hiring of an Industrial Coordinator to encourage new
industries development.
RA: Discretionary with the Council .
N. BIDS - (NONE)
0. ITEMS DISTRUBUTED TO THE CITY COUNCIL - (NONE)
P. ADJOURNMENT
(4/2/79) ALICIA M. WENTWORTH, CITY CLERK (9)
4
CITY COUNCIL AGENDA INFORMATION SHEET
The following is a brief explanation of the City Council Agenda Structure.
B. PRESENTATIONS - COMMENDATIONS - PROCLAMATIONS
Presentations, commendations, proclamations and similar activities
are handled through the Public Information Officer. Persons wishing
to participate in this portion of the City Council meeting should
contact the Public Information Officer at least one week in advance.
C. CONSENT CALENDAR
Consent Calendar items are considered routine items that normally .
do not require separate consideration. The City Council usually
makes. one motion for approval of all the items ' listed 'under the
CONSENT CALENDAR.
Items may be removed for discussion and separate consideration at
the request of a Councilperson, staff member or a citizen.
a
D. PUBLIC HEARINGS
Public Hearings allow citizens the opportunity to speak in favor
or against specific items scheduled under this portion of the
agenda. More detailed information on public hearings may be found
on the last page of the Council Agenda.
E. ORAL COMMUNICATIONS
Anyone wishing to address the City Council on any matter may do so
under Oral Communications. Those wishing to speak under this section
should fill out a form, available at the lower entrance to the Council
Chamber and give it to the City Clerk. There is a three minute time
limit per speaker. The maximum time allocated to this section of the
agenda is thirty minutes.
Comments regarding any item on the agenda which is not specifically
scheduled for a public hearing, or any matter not listed on the agenda
should be made at this time. The policy of the City Council is not
to render any decision based on' information presented or questions
asked; instead the questions will be referred to Staff for a written
response.
F. REDEVELOPMENT AGENCY AND PARKING AUTHORITY
The City Council sits as the governing body of both the Redevelopment
Agency and the Parking-Authority. They only meet when there is busi-
ness to conduct.
G. RESOLUTION (POLICY MATTERS)
Resolutions are adopted by the Council after introduction, and
are effective immediately. Resolutions may be adopted for a variety
of reasons, such as to create a special committee, to take a position
on a particular issue of interest; to establish policy, set certain
public hearings, etc.
H. ADMINISTRATIVE ITEMS.
Administrative items are considered by the Council separately and
require separate motion. These transactions are normally of a non-
routine nature.
This portion of the agenda also provides the City Administrator the
opportunity to request City Council action on specific agenda
related items.
I. WRITTEN COMMUNICATIONS
0
Miscellaneous items which are mailed and/or received one week in
advance addressed to the Honorable Mayor and City Council , Attention:
City Clerk, will appear as written communications.
J. ORDINANCES - (LAW)
Ordinances are first introduced, then adopted 5 days or more later.
Ordinances become law 30 days after adoption. However, an urgency
ordinance may be adopted immediately upon introduction, and is
effective immediately.
K. DEFERRED ITEMS
Includes items referred for study - or continued from a previous
meeting.
L. NEW BUSINESS
New items of business presented by Councilpersons.
M. COMMUNICATION FROM DEPARTMENTS - BOARDS - COMMISSIONS - COUNCILS
N. BIDS
Acceptance or rejection of Cash Contracts bids, or other miscellaneous
bids.
0. ITEMS DISTRIBUTED TO COUNCIL
Resolutions and communications received from various agencies or cities
submitted for Council review and possible action.
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HUNTINGTON BEACH CITY COUNCIL
PUBLIC HEARING PROCEDURES
This statement has been prepared to provide a better understanding of procedural
standards for public hearings before the City Council .
Regular meetings of the City Council are held on the first and third Mondays of
each month at 7:30 p.m. , in the Council Chambers. Adjourned meetings and
special meetings may be scheduled at other times.
City Council proceedings are governed by Robert' s Rules of Order; the following
is the typical sequence of events on public hearing items:
a. The staff report is presented.
b. Questions by the City Council concerning the staff report may be
answered at this time.
c. The public hearing is opened by the Mayor*
d. The applicant is given an opportunity to address the Council .
e. Individuals favoring and opposing the proposal are given an opportunity
to address the Council .
f. May ask questions of persons addressing the Council .
g. The public hearing is closed.
h. The Council may discuss the proposal at this time.
i . The Council then acts on the proposal by either continuing, approving,
conditionally approving, or denying the petition or initiative.
The City Council receives a staff report packet on the Thursday preceding the
meeting, allowing time to review each case and make further investigations
in the field prior to the scheduled meeting.
Staff reports are available in the City Clerk's office anytime after the Thursday
preceding the City Council meeting.
*The public hearing may be continued at this time or appropriate action taken.
x
REQUEST FOR CITY COUNCIL ACTION
Submitted by James W. Palin Department Development Services
Date Prepared March 28 119 79 Backup Material Attached Q Yes X� No
Subject Selection of Proposal; Senior Housing and Recreation Facility
on old Civic Center Site
City Administrator's Comments rpa`
Statement of Issue, Recommendation, Analysis, Funding Source, Alternative Actions:
STATEMENT OF ISSUE:
The Planning and Redevelopment Commissions met in joint session
on February 27 and March 13', 1979, .to review proposals submitted
for the Senior Housing and Recreation Facility on the old Civic
Center site. At the latter meeting,. the Commissions recommended
the Wm. Lyon Co. and Ring Bros Corp. proposals for the City Council. ' s
consideration. It is now time to select the proposal to be implemented
on the old Civic Center site.
RECOMMENDATION:
Select the proposal and development team most appropriate for the
old Civic Center site and authorize staff to negotiate with the
selected proponent on finalizing -the physical aspects of the proposal
and authorize the City Attorney to commence lease agreement negoti-.
ations with the proponent, and grant a period of. 60 calendar days
to complete these tasks. In addition, authorize staff to initiate
the . requirement amendment to the Zoning Ordinance to permit the
implementation of this project.
ANALYSIS:
The original request for proposal, staff analysis , and Planning and
Redevelopment: Commissions' recommendations were previously trans-
mitted to the Council . The Commissions ' recommendations were:
First Choice: The Wm. Lyon Co.
Second Choice: Ring Bros, Corp.
The Commissions also requested that the Council be made aware that
the Commissions expressed a strong preference for the Wm. Lyon Co.
proposal. This preference is based both upon the physical character-
Plo 3l78 ��
%`ram Request for City Cour.__l Action
old Civic Center Site Proposal
Page 2
istics and financing mechanisms included in this proposal . The
propoments of both the Wm. Lyon Co. and Ring Bros. proposals will
be present on April 2 , 1979, to make a brief presentation to the
'Council and to respond to questions from the Council
The suggested order of action for April 2, 1979, is as follows:
1. Staff Review of Project to Date.
2. Proponent Presentationss a. Wm. Lyon Co.
b. Ring Bros. Corp.
(Each proponent should be permitted to make a presentation while
the other proponent waits outside. the meeting room. )
3. Council Discussion.
4. Council Action to Select Proposal.
The graphic displays prepared by each proponent are on display in
the Planning Department for the inspection of Council members. Staff
will, of course, be available prior to the April 2, 1979, meeting
to answer the specific. questions of Council members.
ALTERNATIVES:
.Without Council selection of a proposal and authorization of Staff as
stated .in the above recommendation', the project can not move forward.
FUNDING SOURCE:
U. S. Dept. of Housing and Urban Development, Housing and Community
Development Program: $ 550,000
City Funds: 100,000 (for library improvements not yet
committed by Council)
$ 650,000
R spectfully submitted,
0
o-
ames W. Palin
Acting Planning Director
JWP:SVK: s
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AGENDA
CITY COUNCIL
CITY OF HUNTINGTON BEACH
Council Chamber, Civic Center
Monday, March 19, 1979
7:30 P.M.
A. PLEDGE OF ALLEGIANCE
INVOCATION —Carolyn Hunt, First Church of Christ, Scientist
ROLL CALL - Yoder, Thomas, MacAllister, Bailey, Mandic, Siebert, Pattinson
B. PRESENTATIONS - COMMENDATIONS - PROCLAMATIONS
B-1 . PROCLAMATION - Proclaiming April as Police Recognition Month. Chief
Earl Robitaille will accept.
B-2. PROCLAMATION - Proclaiming March 11-17 as Quality Week. Hank Lang,
Director of Quality Assurance for Huntington Beach, is present
to accept.
NOTICE TO PUBLIC
All matters listed under consent calendar are
considered by the Council to be routine and
will be enacted by one motion in the form
listed below. The Mayor has requested that
any Councilperson with a question on Consent
Calendar Items or any other agenda item please
contact the appropriate Department Head or the
City Administrator prior to the meeting.
C. CONSENT CALENDAR
Action: Approve all items on the consent calendar by
affirmative roll call vote.
C-l . MINUTES - Approve minutes of regular meeting of 3/5/79.
Recommended by the City Clerk:
(3/19/79)
Page #2 - Council Agenaa - 3/19/79
C-2. SUBDIVISION AGREEMENT - TRACT 10248 - LA CUESTA - Accept Faithful
Performance Storm Drain Pumping Unit Bond #2872673, Guarantee
and Warranty Bond #2872675, Monument Bond #2872674, Faithful
Performance Bond #2872672, Labor and Material (Storm Drain Pumping
Unit Bond #2872673 - (Safeco Insurance Company of America) and
approve and authorize execution of the Subdivision Agreement.
Recommended by the DPW.
C-3. PLANS AND SPECIFICATIONS - WATER MAIN - CC-492 - Approve plans and
specifications for the construction of a water main in Main Street
to Beach Boulevard and authorize the call for bids. Recommended by
the DPW.
C-4. FINAL TRACT 9889 - ALL OF TT 9889 - SAND DOLLAR DEVELOPMENT - Located
on the w/s of Lawson, approximately 490' s/o Adams, approve final
map pursuant to the mandatory findings set forth in S. 66474 of the
Government Code and accept offer of dedication and improvement subject
to completion of requirements stipulated. Recommended by the DPW.
C-5. TRACT 9481 - NOTICE OF COMPLETION - LOWELL ZEHNDER - Located S/E
Delaware and Yorktown, accept improvements dedicated for public use,
authorize the release of the Faithful Performance Bond, Monument Bond
and termination of the Subdivision Agreement. Recommended by the DPW.
C-6. PLANS SPECIFICATIONS/AGREEMENT - SEWER LINE - CC-490 - Approve and authorize
execution of an agreement between the City and Robert Espita for the
design and construction of a sanitary sewer in Huntington n/o Main,
approve plans and specifications and authorize the call for bids.
Recommended by the DPW.
C-7. PLANS & SPECIFICATIONS - MUNICIPAL PIER STAIRWAY REPLACEMENT - CC 487 -
Approve plans and specifications for the replacement of the existing
stairway at the municipal pier and authorize the call for bids.
Recommended by the DPW.
C-8. PARCEL MAP 78-41 - CHARLES HERMANSEN - Located S/W Heil and Bolsa Chica,
approve final parcel map pursuant to the mandatory findings set forth
by the BZA and instruct the City Clerk to execute same and to release
to the County for processing. Recommended by the DPW.
C-9. ARCHITECTURAL SERVICES FOR WATER OPERATIONS BUILDING - Accept the proposal
from J. Don Hartfelder, Architect, to complete the construction plans
and specifications for the new water operations building to be located
at the s/w corner of Garfield and Huntington for a sum not to exceed
$28,500 and authorize the preparation of a professional service agree-
ment. Recommended by the DPW.
(2) (3/19/79)
Page 3 - Council Agenda - 3/19/79
C-10. TRACT 5502 - NOTICE OF COMPLETION - FAMILY HOME BUILDERS - Located N/W
Utica and Florida, accept improvements dedicated for public use,
authorize the release of the Faithful Performance Bond, the Monument
Bond and termination of the Subdivision Agreement. Recommended by
DPW.
C-11 . FINAL PHASE - PACIFIC COAST BIKEWAY - REQUEST FOR PROPOSALS - Authorize
a 11Rpquest For Proposals for the design of the final phase of the
Pacific Coast Bikeway through Huntington Beach. Recommended by the
DPW.
C-12. SPECIAL EVENTS COMMITTEE - RESIGNATION - HILL - Accept with regret , the
resignation of Laurie Hill from the Special Events Committee and direct
the preparation of an appropriate commendation. Recommended by Bill
Reed, Public Information Officer.
C-13. CITY-YACHT CLUB AGREEMENT MODIFICATION - At the Warner Fire Station and
Marine Facility, for the purpose of insuring public use of public
ways and to provide parking and a boat storage area for the Yacht
Club; approve and authorize execution. Recommended by the Fire Chief.
D. PUBLIC HEARINGS
D-1 . PUBLIC HEARINGS - OPENED & CONTINUED TO THIS DATE
D-la. APPEAL TO DENIAL OF ENTERTAINMENT PERMIT - MAIN STREET SALOON
HEARING OPENED 3/5
Continuation from 3/5/79 of a hearing on an appeal filed
by Gary Mulligan, President of the Main Street Saloon, to
the denial of a renewal of entertainment permit.
RA: Uphold the denial of the entertainment permit.
(3/19/79) (3)
Page #4 - Council Agenda -3/19/79
D-2. PUBLIC HEARINGS
D-2a. PROPOSED ORDINANCE NO 2357
Hearing on proposed Ordinance No. 2357 to repeal conditional
use permit requirements for operation of group homes serving
six or fewer mentally disordered or otherwise handicapped
persons. Under existing code provisions 9730.27 through
9730.27.9 of the Huntington Beach Ordinance Code, a conditional
use permit and a public hearing is required before this type
of use can commence in a residential neighborhood. The pro-
posed ordinance would repeal Sections 9730.27 through 9730.27.9
of the Huntington Beach Ordinance Code and eliminate City
regulation of these types of facilities.
RA: After reading by title, approve introduction of
Ordinance No. 2357 - "AN ORDINANCE OF THE CITY OF
HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH ORDINANCE
CODE BY REPEALING SECTIONS 9730.27 THROUGH 9730.27.9
AND AMENDING SECTION 9700.6 TO CONFORM THE DEFINITION
OF "FAMILY" TO REQUIREMENTS OF THE STATE CODES, AND TO
MAKE ADDITIONAL NECESSARY DELETIONS TO SUCH SECTIONS. "
D-2b. REVOCATION OF PPSA 70-4 - ORD NO 2360 - INTRODUCTION
Public hearing to consider repea ing Ordinance No. 1633 which
would revoke Precise Plan of Street Alignment No. 70-4, the
alignments of Atlanta Avenue from 1265 feet west of Beach
Boulevard to Lake Street: (2) Lake Street between Orange
Avenue and Pacific Coast Highway and; (3) Olive Avenue between
Lake Street to 135 feet west of Second Street.
RA: Approve revocation of PPSA #70-4 and after reading by
title approve introduction of Ord. No. 2360 - AN ORDINANCE
OF THE CITY OF HUNTINGTON BEACH AMENDING THE HUNTINGTON
BEACH ORDINANCE CODE BY REPEALING ORDINANCE NO. 1633,
AN AMENDMENT TO DISTRICT MAP 16."
(4)
(3/19/79)
Page #5 - Council Agend, 3/19/79
D-2c. GENERAL PLAN AMENDMENT 79-1 A & B
.Public hearing for the purpose of considering General Plan Amendment
79-1 A & B, proposed amendments to the Land. Use Element and the Circulation
Element of the General Plan for those areas shown on the above map and
summarized below:
LAND USE ELEMENT - PART A
AREA ACREAGE REQUEST
2.1 4.78 Redesignate from Medium Density Residential
to General Commercial
2.2 2.83 Redesignate from Low Density Residential to
General Commercial
2.3 38.85 . Redesignate from Medium Density Residential to
Industrial
2.4 8.02 Redesignate from General Commercial to Medium
Density Residential
2.5 5.44 Redesignate from Planning Resery to M'xed
Development_ LCj
ADMINISTRATIVE ITEMS
3.1 10.00 Redesignate from Medium Density Residential
to General Commercial
3.2 1 .47 Redesignate from Low Density Residential to
General Commercial
3.3 1 .79 Redesignate from Low Density Residential to
General Commercial
3.4 3.09 Redesignate from Low Density Residential to
General Commercial
3.5 2.08 Redesignate from Low Density Residential to
General Commercial
3.6 2.45 Redesignate from Open Space to General
Commercial
3.7 71 .95 Redesignate from Open Space to Estate
Residential
3.8 2.00 Redesignate from Medium Density Residential
to General Commercial
3.9 4.09 Redesignate from Low Density Residential to
General Commercial
3.10 4.34 Redesignate from Low Density Residential to
General Commercial
3.11 3.31 Redesignate from Low Density Residential to
General Commercial
CIRCULATION ELEMENT - PART B
AREA SEGMENT REQUEST
A Lake Street, between Delete primary arterial designation
Garfield and Yorktown Aves.
B Talbert Ave. , between Designate as a secondary arterial
Goldenwest and Gothard Sts.
C Ellis Ave. , between Edwards Realign Ellis to intersect with
and Goldenwest Sts. Talbert Ave. at Edwards St.
ENVIRONMENTAL DOCUMENTS - The City Council will also be considering the
following environmental documents:
PART A PART B
Negative Dec aration #78-110 (Area 2.1 ) Negative Nc-aration #79-3 (Area A)
Negative Declaration #79-2 Area 2.2 Negative Declaration #79-12 Area B
Negative Declaration #78-21 Area 2.3� Negative Declaration #79-13 Area C;
Negative Declaration #79-5 (Area 2.4)
(3/19/79) Negative Declaration #79-4 (Area 2.5
(5)
Page #6 - Council Agenda - 3/19/79
RA: (a) Adopt environmental documents, approve GPA 79-1A and adopt
Resolution No. 4728 after reading by title 7 RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH AMEND-
ING THE LAND USE ELEMENT OF THE GENERAL PLAN BY ADOPTING
GENERAL PLAN AMENDMENT NO. 79-1A.
(b) Adopt environmental documents, approve �GPA 79 1B and adopt
Resolution No. 4729 after reading by tit�RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH AMENDING
THE CIRCULATION ELEMENT OF THE GENERAL PLAN BY ADOPTING
GENERAL PLAN AMENDMENT NO. 79-1B."
(6) (3/19/79)
. • f
Page #7 - Council Agent._ - 3/19/79
E. ORAL COMMUNICATIONS
(3 minute time limit per speaker - 30 minute maximum speaking time)
E-1 . 1979-80 CITY BUDGET - PUBLIC COMMENT
E-2: ORANGE COUNTY COMMUNITY DEVELOPMENT COUNCIL PRESENTATION
F. REDEVELOPMENT AGENCY & PARKING AUTHORITY - (NONE)
(3/19/79) (7)
Page #8 - Council Agenda - 3/19/79
G. RESOLUTIONS
Action: After reading by title, adopt by roll call vote.
There will be no separate discussion of these items
unless cause is shown prior to the time the Council
votes on the motion to adopt.
G-1 . RESOLUTION NO 4726 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH REQUESTING THE COUNTY OF ORANGE TO ALLOCATE FUNDS
FROM THE FLOOD CONTROL DISTRICT BUDGET FOR THE IMPROVEMENT OF FLOOD
CONTROL CHANNELS WITHIN THE CITY OF HUNTINGTON BEACH. Prepared at
the request of the DPW.
G-2. RESOLUTION NO 4727 - "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HUNTINGTON BEACH, REQUESTING THE COUNTY OF ORANGE TO INCREASE THEIR
ALLOCATION FROM THE ARTERIAL HIGHWAY FINANCING PROGRAM FOR THE DEVELOP-
MENT OF ELLIS AVENUE BETWEEN SOUTHERN PACIFIC RAILROAD AND GOTHARD
STREET." Prepared at the request of the DPW.
H. ADMINISTRATIVE ITEMS
H-1 . AUTHORIZATION FOR PERMANENT POSITION - (RCA 79-12)
Communication from the City'Administrator recommending approval
of a permanent position of Administrative Analyst, Sr. effective
6/29/79.
RA: Authorize said position.
H-2. FUND TRANSFER OUT OF NON-DEPARTMENTAL CONTINGENCY FUND - (RCA 79-11 )
Communication from the City Administrator recommending approval of
the City Attorney's request for a transfer of funds to pay for court
reporters ' appearances, transcript fees .and depositions that have
been generated as a result of various city-wide personnel matters
and other city lawsuits.
RA: Approve the transfer of $1 ,500 from the non-departmental
contingency fund to the non-departmental legal filing fees
account.
ACTION ITEMS FROM CITY ADMINISTRATOR'S CA
CA#3/8/79 - ITEM #8 - Request for Ad ourned Meeting - Senior Housing & Recreation
'Facilities on Civic Center Site 3/26 9.
I. WRITTEN COMMUNICATIONS - (NONE)
(8) (3/19/79)
Page #9 - Council Agen,- - 3/19/79
J. ORDINANCES
J-1 . FOR ADOPTION
Action: After reading by title, adopt by roll call vote
J-la. ORDINANCE NO.2356 = "AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING "THE HUNTINGTON BEACH ORDINANCE CODE BY AMENDING SECTION
9061 THEREOF TO PROVIDE FOR CHANGE OF ZONING FROM MEDIUM
DENSITY RESIDENTIAL DISTRICT TO MEDIUM DENSITY RESIDENTIAL
PLANNED DEVELOPMENT DISTRICT ON REAL PROPERTY LOCATED ON THE
NORTHEAST CORNER OF ATLANTA AVENUE AND BEACH BOULEVARD
(ZONE CASE NO. 79-1 ) ." Prepared at the direction of Council .
(Hearing and introduction on 3 5/.79.
J-2. FOR INTRODUCTION
Action: After reading by title, approve introduction.
J-2a. ORDINANCE NO 2358 - "AN ORDINANCE OF THE CITY OF HUNTINGTON BEACH
AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE BY AMENDING SECTIONS
10.12.030, 10.12.040 AND 10.12.050, CHANGING THE NAME MANSION TO
YORKTOWN WHERE NECESSARY, AND CHANGING THE PRIMk FACIE SPEED
LIMIT ON CERTAIN STREETS." Prepared at the request of the DPW.
J-3. URGENCY ORDINANCES
Action: After reading in full , adopt by roll call vote. Five
affirmative votes required for adoption.
J3a. ORDINANCE NO. 2361 - "AN URGENCY ORDINANCE OF THE CITY OF
HUNTINGTON BEACH AMENDING THE HUNTINGTON BEACH MUNICIPAL CODE
BY AMENDING SECTION 5.24.050 PERTAINING TO PERMITS FOR BATHHOUSES
AND MASSAGE PARLORS." Prepared at the request of City Council .
J3b. ORDINANCE NO. 2359 - "AN URGENCY ORDINANCE OF THE CITY OF
HUNTINGTON BEACH MENDING THE HUNTINGTON BEACH MUNICIPAL CODE
BY AMENDING SECTION 13.12.050 PERTAINING TO ROLLER SKATES AND
SKATEBOARDS ON THE PIER." Prepared at the request of the Director
of Harbors, Beaches, Recreation and Parks.
(3/19/79) (9)
Page #10 - Council Agenda - 3/19/79
K. DEFERRED ITEMS
K-1 . RECONSIDERATION OF ZONE CASE 78-19 - ORD NO 2355 INTRODUCTION
Reconsideration of a petition filed by Dr. Joseph Nob e, for a
change of zone from C4 (Highway Commercial District) to R2-Q
(Medium Density Residential ) Qualified Classification District
on property generally located on the n/s of Pacific Coast Highway
approximately 200' w/o Anderson. Negative Declaration #78-109
will also be considered in conjunction with said zone case.
Zone Case 78-19 was denied on 2/20/19. Motion to reconsider
and schedule for this meeting was made on 3/5/79.
RA: Adopt NO #78-109, approve ZC 78-19 and after reading by
title, approve introduction of Ord. No. 2355 -"AN
ORDINANCE OF THE CITY OF HUNTINGTON BEACH AMENDING THE
HUNTINGTON BEACH ORDINANCE CODE BY AMENDING SECTION 9061
THEREOF TO PROVIDE FOR CHANGE OF ZONING FROM HIGHWAY
COMMERCIAL DISTRICT TO QUALIFIED MEDIUM DENSITY RESIDENTIAL
DISTRICT ON REAL PROPERTY LOCATED ON THE NORTH SIDE OF
PACIFIC COAST HIGHWAY, WEST OF ANDERSON STREET (ZONE CASE
NO 78-19). "
K-2. AMERICAN INSTITUTE OF MASSAGE VS CITY - HEARING CLOSED 3/5/79
n 3/5/79 hearing held for the consideration of further evidence
and to make findings regarding the case. Appellate Court commanded
further hearing to make findings identifying the reasons for the
denial of the license. After reviewing prior public hearing evidence,
may issue order to deny permit based on findings.
RA: (a) Adopt proposed findings
(b) New order to deny based on findings
(10) (3/19/79)
Page #11 - Council Agei..-a - 3/19/79
L. NEW BUSINESS
L-1 . CITY COUNCIL
L-2. SUBMITTED BY MAYOR PATTINSON:
L-3.- SUBMITTED BY MAYOR PRO TEM SIEBERT:
L-4. SUBMITTED BY COUNCILMAN MANDIC:
L-5. SUBMITTED BY COUNCILMAN THOMAS:
L-6. SUBMITTED BY COUNCILWOMAN BAILEY:
L-7. SUBMITTED BY COUNCILMAN MacALLISTER:
L-8. SUBMITTED BY COUNCILMAN YODER:
(3/19/79) (11 )
Page #12 - Council Agenda - 3/19/79
M. COMMUNICATIONS - DEPARTMENTS - BOARDS - COMMISSIONS - COUNCILS
M-1 AGREEMENT FOR WATER BILL PAYMENT - SYSTEM CAR WASH
Transmittal rom the DPW of an agreement between the City and
System Car Wash for payment of a water bill in the amount of
$10,398.90 in 16 installments.
M-2. RES NO 4730 - SO COAST AREA WIDE WASTE TREATMENT MANAGEMENT PLAN -
Communication from the Development Services Department transmitting
a resolution recommended by SCAG for adoption by Council which
commits the City to the implementation and enforcement of 208
South Coast Areawide Waste Treatment Management Plan programs
appropriate to this jurisdiction.
RA: Adopt Res. No. 4730 after reading by title - "A RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF HUNTINGTON BEACH COMMITTING
TO THE IMPLEMENTATION AND ENFORCEMENT OF THOSE ELEMENTS OF
THE SOUTH COAST AREAWIDE WASTE TREATMENT MANAGEMENT PLAN
APPROPRIATE TO ITS JURISDICTION."
M-3. REVISION TO CETA AUDIT AGREEMENT
Transmittal from City Administration requesting approval of Supple-
mental Agreement No. 4 with Peat, Marwick, Mitchell and Co. for an
audit of City CETA funds from 7/1/76 thru 9/30/78.
RA: Approve revised agreement and authorize execution at an
increased cost of $4,750.
N. BIDS
N-1 . MSC-152 - SLURRY SEAL - MUNICIPAL PARKING LOT
Bids for slurry seal of Municipal Parking Lot at the beach.
RA: Accept lot bid and award the contract to Roy Allan
Slurry Seal Co. in the amount of $25,972, and reject
all other bids.
0. ITEMS DISTRIBUTED TO THE CITY COUNCIL
0-1 . PUC - SO CALIF GAS CO APPLICATION
Request for gas rate increase 23%) to cover costs through March
31 , 1980.
P. ADJOURNMENT
ALICIA M. WENTWORTH, CITY CLERK
(12) (3/19/79)
HUNTINGTON BEACH CITY COUNCIL
PUBLIC HEARING PROCEDURES
This statement has been -prepared to provide a better understanding of procedural
standards for public hearings before the City Council .
Regular meetings of the City Council are held on the first and third Mondays of
each month at 7:30 p.m. , in the Council Chambers. Adjourned meetings and
special meetings may be scheduled at other times.
City Council proceedings are governed by Robert' s Rules of Order; the following
is the typical sequence of events on public hearing items:
a. The staff report is presented.
b. Questions by the City Council concerning the staff report may be
answered at this time.
c. The public hearing is opened by the Mayor*
d. The applicant is given an opportunity to address the Council .
e. Individuals favoring and opposing the proposal are given an opportunity
to address the Council .
f. May ask questions of persons addressing the Council .
g. The public hearing is closed.
h. The Council may discuss the proposal at this time.
i . The Council then acts on the proposal by either continuing, approving,
conditionally approving, or denying the petition or initiative.
The City Council receives a staff report packet on the Thursday preceding the
meeting, allowing time to review each case and make further investigations
in the field prior to the scheduled meeting.
Staff reports are available in the City Clerk's office anytime after the Thursday
preceding the, City Council meeting.
*The public hearing may be continued at this time or appropriate action taken.
CITY COUNCIL AGENDA INFORMATION SHEET
The following is a brief explanation of• the City Council Agenda Structure.
B. PRESENTATIONS - COMMENDATIONS - PROCLAMATIONS
Presentations, commendations, proclamations and similar activities
are handled through the Public Information Officer. Persons wishing
to participate in this portion of the City Council meeting should
contact the Public Information Officer at least one week in advance.
C. CONSENT CALENDAR' . .
Consent Calendar items are considered. routine items that normally
do not require separate consideration. The City Council usually
makes one motion for approval of all the items listed under the
CONSENT CALENDAR.
Items may be removed for discussion and separate consideration at
the request of a Councilperson, staff member or a citizen.
D. PUBLIC HEARINGS
Public Hearings -allow citizens the opportunity- to speak in favor
or against specific items scheduled under this portion of the
agenda. More detailed information on public hearings may be found
on the last page of the Council Agenda.
E. ORAL COMMUNICATIONS
Anyone wishing to address the City Council on any matter may do so
under Oral Communications. Those wishing to speak under this section
should fill out a form, available at the lower entrance to the Council
Chamber and give it to the City Clerk. There is a three minute time
limit per speaker. The maximum time allocated to this section of the
agenda is thirty minutes.
Comments regarding any item on the agenda which is not specifically
scheduled for a public hearing, or any matter not listed on the agenda
should be "made at this time. The policy of the City Council is not
to render any decision based on information presented or questions
asked; instead the questions will be referred to Staff for a written
response.
F. REDEVELOPMENT AGENCY AND PARKING AUTHORITY
The City Council sits as the governing body of both the Redevelopment
Agency and the Parking Authority. They only. meet when there is busi-
ness to conduct.
G. RESOLUTION (POLICY MATTERS)
Resolutions are adopted by the Council after introduction, and
are effective immediately. Resolutions may be adopted for a variety
of reasons, such as to create a special committee, to take a position
on a particular issue of interest; to establish policy, set certain
public hearings, etc.
H. ADMINISTRATIVE ITEMS
Administrative items are considered by the Council separately and
require separate motion. These transactions are normally of a non-
routine nature.
This portion of the agenda also provides the City Administrator the
opportunity to request City Council action on specific agenda
related items.
I. WRITTEN COMMUNICATIONS
Miscellaneous items which are mailed and/or received one week in
advance addressed to the Honorable Mayor and City Council , Attention:
City Clerk, will appear as written communications.
J. ORDINANCES - (LAW)
Ordinances are first introduced, then adopted 5 days or more later.
Ordinances become law 30 days after adoption. However, an urgency
ordinance may be adopted immediately upon introduction, and is
effective immediately.
K. DEFERRED ITEMS
Includes items referred for study - or continued from a previous
meeting.
L. NEW BUSINESS
New items of business presented by Couricilpersons.
M. COMMUNICATION FROM DEPARTMENTS - BOARDS - COMMISSIONS - COUNCILS
N. BIDS
Acceptance or rejection of Cash Contracts bids, or other miscellaneous
bids.
0. ITEMS DISTRIBUTED TO COUNCIL
Resolutions and communications received from various agencies or cities
submitted for Council review and possible action.
• CITY OF HUnTmGTOn BEACH
4J. DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271
TO: Floyd G. Belsito, City Administrator
FROM: Stephen V. Kohler i.or._.Community Development._Specialist
DATE:, March 19, 1979
SUBJECT: SENIOR CITIZEN HOUSING AND RECREATION FACILITY
ON OLD CIVIC CENTER SITE
On March 13 , 1979, the Planning and Redevelopment Commission's
in joint session recommended the following proposals on the
subject matter for the Council' s consideration:
First choice: The William Lyon Company
Second choice: Ring Brothers Corporation
By separate transmittal the Council has been asked to establish
a date (March 26, 1979) for the consideration of these two
proposals. To assist the Council in the consideration of these
proposals, attached are the following documents.
1) The original request for proposal packet, along with all
supplemental information transmitted to proponents
(salmon attachment) .
2) Summary of all thirteen proposals received by the deadline
of December 22, 1978 (white attachment) .
3) Memo from Urban Projects, Inc . ; March 7, 1979 regarding financing
mechanism (blue attachment) .
4) Planning Commission Staff report of March 13, 1979 , with expanded
summary of four proposals and Staff narrative (buff attachment) .
In addition, the graphic displays prepared by the two recommended
proponents will be on display in the Planning Department until
just prior to the Council ' s special meeting.
The project team of both the William Lyon Company, and Ring Brothers
Corporation have been advised to attend the special Council meeting
to make a brief presentation and to respond to the questions of the
Council members. Council members may also contact Messers. Stephen
V. Kohler or .-Pat Tessier at 536-5541 with any questions prior to the
special meeting of the Council.
r
CITY OF HUNTINGTON BEACH
REQUEST FOR PROPOSALS
SENIOR CITIZEN HOUSING
This is a request for proposals for conceptual architectural drawings
and financial feasibility statements for the construction and operation
of a senior citizens housing development, full-service senior citizens
center, an exterior improvement and re-landscaping of the existing or pro-
vision of new branch library, and limited service commercial on the Old
Civic Center. Site in downtown Huntington Beach. The details of each of
these elements of: the proposal are described below, along with a budget
for site improvements.
The goal of this proposal is to combine the City' s Housing and Community
Development, General Fund , and Section 8 Mousing Assistance resources
with those of private enterprise to provide a comprehensive housing,
recreation, social and cultural center for senior citizens . To accomplish
this gual the City of Huntington Beach will:
1. Demolish existing buildings on site $60, 000
(except library)
2. Fully improve the site for construction $40 , 000
3 . Provide funds for:
a. Construction of senior citizens center $305 , 000
b. Construction' of new library or improvements
to existing facility $100 , 000
I
$405 , 000
4 . Leas( site to selected developer:
a. Lease terms $1. 00 per year
b. Estimated value of site: $906 , 000
In return, the selected developer will be obligated to do the following :
1. Design, finance, and construct approximately 200-300 one and two bedroom
senior citizen apartments on the site.
2 . Maintain and manage these units .
3 . Reserve a percentage of these units (20-50 percent depending on the
total number of units built) for certificate holders in the Section 8
Leased housing Assistance Program.
4. Design and construct with HCD funds , a Senior Center to be turned
over to the City upon completion.
1
r'
5 . Design and construct with City funds improvements to the existing
library which shall continue to be managed and maintained by the
City ; or :
'rhe developer' s option, a new, comparable library facility may be
provided but in no case will the City ' s contribution exceed
$100 , 000 , and the developer will be responsible for the cost of
demolition of the existing library . This option is offered to
provide the developer with the opportunity to more fully integrate
library facilities in the development and offer greater flexibility
on site design.
6 . (Option) Design, finance , construct , and manage small scale
service commercial area on the site.
2
THE S TTE
LOCATION : I)eLwcen Sixth and Main Streets and Acacia and Orange
Streets in downtown Huntington Beach (see map attached) .
USE: The site, formerly used as the City' s Civic Center, con-
tains five municipal buildings and a number of temporary
structures . The site includes a portion of the Pecan
Street right-of-way, which is presently used for on-
site parking.
SIZE: Approximately 3. 64 gross acres
ZONING: CF-C (Community Facilities - Civic Center USC .3) This
zoning will revert to R3 6 C3 upon discontinuance of
civic center use.
GENERAL PLAN: Planning Reserve (excluding Pecan St. right-of-way) .
UTILITIES: All major utilities are available to the site.
SERVICES: The Senior Citizens Recreation Center provides
recreational and social services for approximately
4000 seniors a month, and is currently located 2/3
miles from the project site, and will be relocated to
the old civic center as part of this proposal .
The beach and municipal pier are located approximately
four blocks from the site .
Bus Service by Orange County Transit District is
available at the site.
The City Gym with pool and exercise equipment is
nine blocks from the site .
Major medical facilities are 2 miles from the site .
Some shopping facilities and major banking institutions
are available in the downtown area, however, major
shopping would require travel of approximately one mile.
3
r
- r
THE PROJECT
No building confi(juration is specified , however, the following design
considerations must be followed :
A, Senior Citizen Housing
Project: The proposal calls for the construction of approximately
200-300 apartments for senior citizens in one or more buildings.
Most of these units should be one bedroom but some two-bedroom units
shall be provided for disabled and handicapped with live-in attendants.
The facility shall also include a full range of: communal facilities .
(except eating) and shall be designed to provide for handicapped
accessibility to all facilities.
The project' should be oriented to maximize natural light
and ventilation in each unit and to maximize view potential .
Movement to, from and within the project should be convenient.
Each unit. should have a private outdoor space.
Indoor and outdoor common areas should be provided.
Provision of common use amenities such as security systems ,
medical alarms, exercise facilities , gardening or outdoor
recreation facilities will enhance a proposal.
Project proposal should make use of the numerous specimen
size palms which presently exist on the site.
Funding: The construction and long-term financing of these units
would be the responsibility of the developer. In return for the
lease of the property a-t a minimal cost the developer would agree
to reserve a share of these units (approximately 20-50 percent)
for certificate holders in the Section 8 Leased Housing Assistance
Program. The Housing Authority would have responsibility for ad-
ministering the subsidy payments. A provision of the lease agree-
ment would require that Section 8 units rent for no more than the
federally established Fair Market Rents for the Leased Housing
Assistance Program (1 bedroom $220/mo, ; 2 bedroom $240/mo. ) & developers
are encouraged to submit rents below this level.
B. Senior Citizens Recreation Center
Project: To provide a full service senior citizens center (of
approximately 10, 000 sq. ft. ) to house the activities of the
current center at 17th and Orange plus the Transportation-Lunch-
Counseling -Program.
Senior Citizen Center would include meeting rooms , offices , a
kitchen, and outdoor and indoor recreation facilities .
r
Funding: To construct this center, HCD Funds programmed for im-
provements to the existing center should be reprogrammed to this
site and a portion of the funds programmed for site acquisition
for senior housing will also be reallocated (see attached Budget) .
e
C. Library Improvements
Project; Provide an exterior ".face lift" and relandscaping of
•the existing library directed towards creating a uniform archi-
tectural treatment for the entire project, or , at the developer' s
option, provide a new comparable facility. The City' s contri-
bution to this phase .of development shall not exceed $100, 000
and if a new facility is proposed, the developer would be responsi-
ble for the demolition of the existing library structure.
Funding: City funds would be required for this project (see Budget) .
D. Commercial Space
Project: At the option of the developer, limited commercial lease
space may also be integrated into the proposal. design. The: con-
struction of this optional facility would be the responsibility
of the developer and the- deve.loper or management agent will have
responsibility for the leasing and management of -the commercial
space.
Funding: The developer would be responsible for the financing of
this project and revenues from it may be used to underwrite the
costs of the -Senior Housing Project.
B. Option : The City will also receive proposals for the use of only
a portion of the site and these proposals may contain any or all of
the components described above. The submission of a proposal for
use' of only a share of the site is at the option of the developer
and developers are encouraged to submit more than one proposal.
5
.r
PROPOSAL CONTENTS
All proposal,; should bo "dasign/bu.i.ld" proposals; that is each proposal
should represent a physically sound and economically feasible project.
Each proposal should contain at minimum:
1. Preliminary Design
a. illustrative plot plan (showing building location, recreational
facilities, landscaping, walkways, parking)
b. 'elevations (rendering optional)
C. floor plan.of typical housing units , senior center and com-
mercial space, if any.
2 . Preliminary Financial. Statement
a. A "Pro Forma", financial statement must accompany each proposal.
This shall include building and other improvement costs, projected
revenues; and must document the necessity of the City' s financial
contribution for the production and rental of the housing units.
b. A maintenance and management plan for each element of the proposal
and the attendant costs must be included.
c. A statement of the credentials of the developer including , previous
experience with similar projects and a financial status statement
must also be included.
h
OLD CIVIC CENTER
REVISED HOUSING PROPOSAL
BOOT
Cost Source
A. SITE PREPARATION
1. Demolition i Clearance of $ 60,000 HCD Senior Housing Site
Memorial Hall, Fire Sta-
tion, Administration
Building, and Community
Clinic
2. water and Sewer Improve- 20,000 HCD Senior Housing Site
ments
3. Grading and Landscape 20,000 HCD Senior Housing Site
Alterations
Total Site Improvements HCD Senior Housing Site
B. NEW SENIOR CENTER
1. Construction of New $1500000 HCD Senior Housing Site
Facility 155,000 HCD Reprogram from
existing center
Total Center Costs 03050050
C. LIBRARY IMPROVaMaUTS
1. Building Alterations i $1001,0010 City Funds
Landscape Improvements
2. Or Contribution of 'New (10000_00) City Funds
Library
Total Library Costs $100,000 City Funds
Subtotal (4058000) HCD Funds
Subtotal (1001000) City Funds
GRAND TOTAL $5050000
E
r
27
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• CITY OF HUnTInGTOn BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
r, • P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271
November 29, 1978
SUBJECT: SENIOR CITIZEN COMPLEX AT OLD CIVIC CENTER SITE:
SUPPLEMENTAL INFORMATION
Gentlemen:
Transmitted herewith is the supplemental information packet
for the subject project including:
1. .Time Schedule for completion of Project;
2. Program Design for Senior Citizens Recreation Center;
and
3. Soils Investigation Report.
This completes the distribution of information regarding the
senior complex.
I would be pleased to meet with you to review the schematics
of your proposal. If you should wish to make an appointment
to do so, or if you should have any questions, please contact
me at (714) 536-5541.
Very truly ours,
Stephen V. hler
Senior Co unity Development Specialist
SVK:gc
Enclosures (3)
CITY OF HUNTINGTON BEACH
HOUSING & COMMUNITY DEVELOPMENT PROGRAM
OLD CIVIC CENTER
SENIOR CITIZEN HOUSING
TIME SCHEDULE
Sgntember. 1978
. Council approval of RFP (9/18/78)
• Final preparation of RFP
. Compilation of RFP distribution list
. Investigation of advertising
. Order site appraisal
October. 1978
. Meeting with City Departments (Library, Recreation Parka & Human
Services)
• Preparation of proposal review criteria
. Distribution of RFP
. Informational meetings with developers
November, 1978
. Proposal preparation period
. Arrange consultant economic review of proposals
• Initiation of General Plan Amendment and Specific Plan
December, 1978
. Deadline for submission of proposals (December 22, 1978, 12:00 noon)
. Interdepartmental review of proposals (staff screening)
January, 1979
• Presentation of acceptable proposals to Redevelopment Commission
(developer presentations)
. Formulation of Redevelopment Commission recommendations
. Initiation of EIR process and Zone Change
February. 1979
Presentation of Redevelopment Commission recommendations to City
Council
March - April, 1979
. Council selection of developer proposal
• Initiation of negotiation with developer for participation/lease
agreement
• Begin 60-day period for preparation of final proposal
r
. I
Page Two
May, 1979
. Council approval of participation/lease agreement, EIR,
and zoning
. Developer begins working drawings
June - September, 1979
. Developer completes working drawings
October - November, 1979
. Construction bid period
. Demolition of buildings on site
December, 1979
Council approval of contractor
January - September, 1980
. Construction period
October, 1980
Dedication and grand opening
t
• t
CITY OF HUNTINGTON $EACH
HOUSING AND COMMUNITY DEVELOPMENT PROGRAM
PROGRAM DESIGN
SENIOR CITIZEN RECREATION CENTER
OLD CIVIC CENTER SITE
As part of the new senior citizen complex to be located on
the City' s old Civic Center site will be a Senior Citizens
Recreation Center to replace the existing facility at 17th
Street and Orange Avenue. This new facility should encompass
approximately 10,000 square feet, and the program design for
the building is as follows:
1. Assembly Room
a. Seating capacity of approximately 400 at tables.
b.. Operable walls to divide space into at least two,
preferably three smaller spaces.
c. Access to kitchen is necessary, and when operable
walls are closed one space should accommodate 80-100
people seated for lunch under the Transportation-Lunch-
Counseling (T-L-C) senior feeding program.
2. Kitchen
a. For use primarily for catered meals, coffees, teas,
but should permit serving of "pot luck" meals with
limited on-site preparation.
b. Two warming ovens, sink, and commercial refrigerator,
residential range/cook top.
c. Generous counter top work space and storage.
d. Access to assembly room and to outdoor space necessary.
3. Senior Outreach Program
This program provides a variety of social services to home-
bound seniors. The. emphasis of this program is service to
seniors at home, client contact does not occur at the
Centeri therefore . . .
a. Office space for a staff of 15 is necessary.
b. One separate office for the program coordinator is
necessary.
c. Office space for Council on Aging representative is
necessary.
•Y •
t
4. Senior Citizens Center Staff
a. Office space for a staff of 10, including a recep-
tionist, is necessary.
b. One separate office for the center's director is
necessary.
5. Game Room
a. Must accommodate two pool tables and one snooker table.
6. Meeting Rooms
a. At least two and preferably three meeting rooms shall
be provided.
b. Each room should accommodate 25-30 people at tables and
50 people in assembly seating.
7. Additional Needs
a. Storage space for folding tables and chairs.
b. Reception area.
c. Foyer/lounge at entry with easy, covered access to buses.
d. Janitor's closet.
e. Restrooms with ladies "lounge" and handicapped equipment.
f. Coat storage.
g. Public address system in Assembly and with music in all
rooms.
h. All building components should be durable and require
little maintenance.
i. Transmission of interior noise should be mitigated.
J. Entire building must be accessible to handicapped.
k. Drinking fountains (inside & outside) & vending machine alcove.
8. Outdoor Activities
a. Four shuffleboard courts.
b.. Outdoor seating.
. c. Outdoor eating area with kitchen access and separation
from surrounding area.
d. Parking for 70-75 cars.
e. Easy access for charter buses.
NOVEMBER 229 1978
PROJECT NO: A78-2657
FOUNDATION.INVESTIGATION
SENIOR CITIZEN HOUSING DEVELOPMENT
OLD CIVIC CENTER SITE
MAIN STREETS BETWEEN Sth AND 6th STREET
HUNTINGTON BEACH# CALIFORNIA
FOR
CITY OF HUNTINGTON BEACH
Department of Planning and Environmental Resources
P. O. Box 190
Huntington Beach, California 92648
�o
1110 AINV04T WAY - P-O. 0011 1N00.1.0N• OEACM. CALF. 00N1 - PHONE 111/I20-7000
8021-C TMINO •TRUE• - O/veasses. CAUV. 98967 - 1110NU 716/w-7274
Qc" ENG00004"On
COPA" 10 V0~6ft ify11
November 227 1973
Project Not A7S-2637 ,
City of Huntington Beach
Department of Planning and Environmental Resources
P. O. Box 190
Huntington Beach. California 92648
Attention: Mr. Stephen V. Kohler
Senior Community Development Specialist
Reference: Senior Citizen Housing Development
Old Civic Center Site
Main Street, between 3th and 6th Street
Huntington Beach? California
Dear Mr. Kohlers
Presented herewith is our Report of Preliminary Foundation Investigation conducted an
the site of the Senior Citizen Housing Development to be located at the above
referenced site.
The investigation was planned in accordance with the plans and information furnished to
us by your office.
It is understood that the proposed structures will mainly consist of 1 to 3 story wood
frame construction. Maximum column and wall loads of 30 kips and 2.3 kips per lineal
foot, respectively, have been assumed and utilized in our calculations.
Prudent evaluation of site conditions has been made with regard to the structural
aspects of the proposed development.
Respectfully submitted,
ASSOCIATED SOILS ENGINEERING, INC. vie
Richard L. Manning. Jr. Sy Z. Ahmed
Project Engineer R. E. #16621
R LM:sda
cc: S
The purpose of this investiption was to determine the surface and subsurface soil
conditions on the site and to obtain information an which to bow recommendations for
site development and for designing adequate foundations for the proposed Senior
Citizens Housing Development.
The results of the field investigation and laboratory study, upon which our
recommendations are based, are contained In the Appendix to this report.
The recommendations contained In the report reflect our bat estimate of soil
conditions at the time of drilling only, and based upon Information obtained from the
limited number of test borings performed. it is not to be construed as a warranty of the
condition of the soil in other areas or at other depths. Should any unusual conditions
become apparent during grading or foundation construction, this office should be
contacted for Instructions prior to continuation of the work.
The owner or his representative should make sure that the information and
recommendations contained in this report are called to the attention of the project
architect and engineers and incorporated into the plans, and that the necessary steps
are taken to confirm that the contractors carry out such recommendations in the field.
This report is subject to review by the controlling authorities for the project.
This office should be notified should any of the following, pertaining to final site
development occur.
1) Final plans for site development indicate utilization of areas not originally
proposed to receive future structures.
2) Structural loading conditions vary from those utilized for . evaluation and
preparation of this report.
3) The site is not developed within 12 months following the date of this report.
4) Change of ownership of property occurs. 1
Should any of the above occur, this office should be notified and provided with finalized
plans of site development. Provided information would be reviewed and necessary
recommendations for additional work ,and or updating of the report provided. Any
charges for such review and necessary recommendations would be at the prevailing rate
at the time of performing review work.
�o
• A78-2657 page 2
xe �[No�niee�No.wc.
SITE LOCATION AND CONDITIONS r
1. LOCATION
The site is located an the property of the old Civic Center an Main Street,
between 3th and ith Street. In Huntington Beach. California. The following
information pertaining to site auditions was obtained during the course of
performing field work for this project.
2. BOUNDARY CONDITIONS
The property site is bound an the north by Main Street, and an dw south by
Orange Street. The site is bound an the east and west by Sth Street and 6th
Street, respectively.
3. SURFACE CONDITIONS
The area of investigation has a generally uniform level grade. Numerous
buildings are presently situated on the site (refer to Plot Plan, Plate "A") and
visually appear to be in good condition.
An asphaltic paved street (Pecan Avenue) was noted running across the site in a
direction parallel to Orange Avenue. Several paved parking lots were also noted
on the site. In general, asphaltic pavements visually appeared to be in fair to
good condition.
The balance of the site is covered by lawn, landscaped plants, and numerous trees
(mostly large palm trees).
4. SUBSURFACE EXPLORATION
Subsurface exploration disclosed no fill soils on the site at test boring locations.
Surface natural soils are classified as silty and clayey sands, sandy silts and silty
clays, with deeper seated natural soils classified as sands.
• A 78-26 57
Page 3
ric" EN01NEERWIM.U4G
SITE LOCATION AND CONDITIONS - continued
5• GROUNDWATER AND CAVING
Groundwater was encountered at a depth of 33 feet below existing grade, as
determined in test boring no. 1.
Measurements taken in test boring nos. 3, 4, and 3 were to the level of drillees
mud slurry only. The slurry was utilized to minimize any potential hole closure
during drilling. .The level of driller's mud slurry continued to fall during the
period of monitoring and therefore did not reflect depth to groundwater table.
However, the level of driller's mud slurry did stabilize at a depth of 34 feet
below existing grade, potentially Indicating the presence of a water table.
6. UTILITIES
No overhead or underground utilities were encountered during the performance
of field work for this project. However, overhead power lines were noted
servicing buildings on the northern 1/2 of the site, and underground utility lines
are probable. It is understood an oil production line may run through the site.
7. GENERAL
A detailed description of soils encountered and conditions experienced during the
performance of subsurface exploration is shown on the appended boring logs.
STRUCTURAL CONDITIONS
The following preliminary structural information is understood to apply for this project
(as provided via phone conversations with Steve Kohler) and was considered in our
evaluation.
1. It is understood that the site will be used for residential development consisting
of I to 3 story wood frame construction.
�v b
1
A78-2657 Page 4
lll9 ENp1t-MERU4O.NJG
STRUCTURAL CONDITIONS - continued
2. It is understood that slab on grade construction will be utilized.
3. It is understood that several of these structures may have a subsurface gage.
RECOMMENDATIONS
1. GENERAL
w '
Based an a review of site conditions disclosed during the performeme of field
work, and evaluation of available laboratory aest &ta, the foibwing
recommendations are provided.
2. SITE PREPARATION
Prior to grading, the following items should be performed.
2-1 Organic Growth:
2-1.1 Trees:
Trees which lie in areas of future construction must be removed.
Such removal must include rootballs and any attendant root
systems.
2-1.2 Surface Vegetation:
Grass turf should be stripped and disposed of off site. Stripping
should penetrate three to six inches into surface soils. Any soil
sufficiently contaminated with organic matter (such as root
systems or strippings mixed into the soils) so as to prevent proper
compaction shall be disposed of off site or set aside for future use
in landscape areas.
A,
Ar A78-2657 Page 5
���e ervo�n�e�nio.inic
l
ti R....OMMENDATIONS - continued
2. SITE PREPARATION - continued
2-2 Existing Structuress
2-2.1 Demolitions
Slabs on grade and foundation systems from demolished structures
should be completely removed before grading operations
commence.
2-2.2 Oversize Material:
No concrete from demolished structures, structure foundations, or
encasing may be used in compacted fill without the approval of the
foundation engineers. Approval would be dependent upon
feasibiilty of reducing concrete pieces to manageable sizes (six
Inch maximum), and feasibility of placing such oversized material
at a minimum of two feet below elevation of future footing
bottoms.
2-9 Existing Asphaltic Concrete Pavement:
Any existing streets and paved parking areas designated for removal shall
be stripped from the site and associated concrete curbs and walks
completely removed.
Such removed asphalt paving and concrete fragments should be disposed of
.off site unless it can be reduced to manageable sins specified in section
2-2.2 above. Reuse would be subject to the above referenced section.
2-4 Utilities:
Any underground utilities should be cut-off a minimum of K feet beyond
the edge of future buildings. As an alternate, deep hollow lines may be
left in place provided they are filled with concrete. No filled line should
be permitted closer than 2 feet from the bottom of future footings.
�o
A78-2657 Page 6
71L0 lNOI►!lii1N0.M1K' /
u
RECOMMENDATIONS - continued
2. SITE PREPARATION - continued
2-4 Utilities: - continued
The ends of cut-off hollow lines should be plugged a minimum of S feet
with concrete exhibiting minimum shrinkage characteristics to prevent
water migrating to or from hollow. lines. in addition, capping of lines may
be required should the plug be subject to any line pressures.
2-5 AbandonedWells:
The condition of any previously abandoned wells if encountered should be
researched to ensure that proper cut-off depths, and plugging and capping
operations were performed.
2-6 Oil Contaminated Soils:
Should any sumps or oil contaminated soils be encountered, it would be
necessary to remove soils sufficiently contaminated with oil to prevent
proper compaction to full depth. Contaminated soils should be disposed of
off site.
3. GRADING
After completion of the above preparatory items, grading may commence.
3-1 Slabs on Grade:
Natural soils in areas of future slab on grade construction should be
scarified 12 inches and recompacted to previously specified percentages
and moisture contents prior to replacing any removed old fill.
The above specified scarification and recompaction of site surface soils
would also be required prior to placement of any fill if needed to achieve
subgrade elevation.
a
o A 78-26 57 Page 7
m
v
�a eNaNt��.roc
RECOMMENDATIONS - continued
3. GR AniNG -continued
3-2 Backf ill:
Existing site soils encountered in test borings were generally dean and are
considered suitable for reuse. However, should any deleterious material
be encountered, it would be necessary to dean such material from
excavated soils prior to reuse.
Excavated material approved for reuse should be deposited in 6 to & inch
0
loose lifts and recompacted to 90 percent of maximum denslty at near
optimum moisture contents.
3-3 imported Soils (if needed):
Any imported soil required to complete grading operations should consist
of granular low expansive material which exhibits an expansion index of
not greater than 20 when tested in accordance with U.B.C. 29-2 Expansion
Index Test Procedures.
3-4 Tests and Inspections;
Grading, compaction, and utility line backfill operations should be
performed in the presence of a field representative of this office. An
adequate number of field den.ity tests should be taken to ensure
compliance with this report and local ordinances.
if it is determined during grading that soils require reworking to greater
depths, for safe support of the proposed structure, this additional work
should be performed as directed in the field.
fro
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A 78-26 57 Page 8
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iOoL9 ENOINSHFUNG."M
RECOMMENDATIONS - continued
3. GRADING - continued
3-4 Tests and lnspectionst - continued
imported fill soil should be inspected by a representative of this office
prior to being hauled to the site.
Maximum density for control of grading shall be determined in accordance
with ASTM D1557-70 test procedures.
4. SHRINKAGE AND SUBSIDENCE
The upper .3 to 6 inches of surface soils may not be suitable for use as structural
fill due to organic contamination.
Nominal volumetric shrinkage may be expected as a result of soil compaction.
Site subsidence caused by clearing and compaction operations will also occur. An
average value of 0.1 feet is recommended for earth yardage calculations.
An estimated 3 cubic yard wastage should be considered fdr each tree rootball
system removed.
Losses due to removal of structure foundations, slabs, pavement, and abandoned
utility lines will also occur, however such losses are dependent on the extent of
material removed and therefore cannot be accurately estimated at this time.
Total estimated site shrinkage should be calcuaited by combining all the above
values. The estimates given herein should be verified during grading.
e
A78-2657
Page 9
• o
3ch e ■NGN"Prao,inic
RECOMMENDATIONS - continued
S• DESIGN VALUES
3-1 Bearing Capacitiest
Respective, safe, dead plus live load allowable bearing pressures of 1900
and 2100 pounds per square foot may be used in design of continuous and
spread footings when placed on firm bearing natural sous, and when
embedded 1E inches below lowest adjacent finish subgrade. A one third
increase in the above bearing pressures may be used when Considering
short term loading from wind or seismic sources. No footing should be
built less than 12 inches wide.
Inspections of the footing trench excavations should be performed by a
representative of this office to confirm embedment into, and placement
on competent bearing natural soils, and to ensure any loose or caved soils
are cleaned from footing bottoms prior to placement of reinforcing or
concrete.
5-2 Settlements:
Total settlements for footings placed on approve.+ bearing soils are not
expected to exceed 1_ inch. Differential settlements may be determined
by comparing estimates for total settlements as presented in the following
table for varying finished floor subgrade elevations and loading conditions.
TABLE OF ESTIMATED SETTLEMENTS
Finish Floor Footing Load Settlement -
Subgrade Type Condition Inches
Existing Grade Continuous 2— .5 k/If 0.3
Existing Grade Spread 80k 1.0
'Partial Basement Continuous 2.5k/lf 0.4
MPartial Basement Spread so 0.9
w� *Finish floor subgrade elevation taken at S feet below existing grade.
� ,'° A78-2657 Page 10
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RECOMMENDATIONS - continued
5. DESIGN VALUES
5-2 Settlements: - continued
Should the structural loading conditions vary by more than 10 percent
from those assumed for this project, this office should be notified for
further evaluation and recommendations as necessary.
5-3 Lateral Resistance:
Lateral resistance may be computed by use of a passive pressure of 250
pounds per square foot per foot of embedment into compacted fill soils,
and a friction coefficient of 0.35 between concrete and the supporting
soil.
6. FLOOR SLABS
Floor slabs may be safely supported on soils reworked as described in the Grading
section of this report. Any slab to receive a moisture sensitive floor covering
should be placed on an impermeable membrane topped with two inches of clean,
coarse sand, or on 4 inches of open-graded gravel.
7. EXPANSIVE SOIL PRESSURES
Site surface soils exhibit very, low expansive soil characteristics. However the
degree of expansion should be confirmed after completion of rough grading
operations.
8. PLANTERS
Any planter areas placed adjacent to perimeter footings should be provided with
false bottoms, or other devices, to divert water away from foundation and slab
subgrade soils. Excessive lateral water movement to or from such soils might
unnecessarily increase differential settlements.
This concludes the recommendations. The appendix follows.
A78-2657 Page 11
a
icuLe t"GINEEM4Q.w4r-
APPENDIX
The folllow►ng Appendix contains the substantiating data and laboratory test results to
complement the engineering evaluations and recommendations contained in the report.
Plate "A" Plot Plan
Plate "B-l" thru "B-5" Boring Logs
Plate 11C-1" thru 11C-6" Load-Settlement Curves
Plate "D-1" thru "D-6" Direct Shear Tests
SITE EXPLORATION
On October 31, and November 1 and 2, 1978 field explorations were made by drilling 5
test borings at the approximate locations indicated on the attached Plot Plan, Plate
"A". A truck mounted rotary mud type drilling rig equipped with a pump capable of
circulating a bentonitic "drillers mud" slurry and 6 inch diameter soil type drill bit was
used to advance 3 of the 5 bore holes to depths of 25 to 40 feet from existing grade. A
truck mounted drilling rig equipped with a 6 inch diameter continuous flight auger bit
was used to advance 2 of the 5 bore holes to a depth of 30 and 40 feet from the existing
grade.
Description of the soils encountered, depth of undisturbed cores, field density and field
moisture content are given on the Log of borings for the test holes.
Undisturbed samples of soils were extracted in a barrel sampler with tapered cutting
shoe. The undisturbed soil retained in 2.5 inch diameter by one inch rings within the
sampler was tested in the laboratory to determine in-place density, moisture content,
shear resistance and settlement characteristics.
Continuous observations of the materials encountered in the borings were recorded in
the field. The soils were classified in the field by visual and textural examination and
these classifications were supplemented by obtaining bulk soil samples for future
examination in the laboratory. All samples were secured in moisture-resistant bags as
soon as taken to minimize the loss of field moisture while being transported to the
laboratory and awaiting testing.
After the samples were visually classified in the laboratory, a testing program that
would provide sufficient data for our analysis of the soils was established.
4
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APPENDIX - continued
LABORATORY TESTS
Direct shear and consolidation tests were performed an selected undisturbed core
samples to determine the shear strength and settlement characteristics of various soil
samples.
LABORATORY TEST RESULTS
MAXIMUM DENSITY TEST RESULTS
The following maximum density tests were conducted in accordance with ASTM D1337-
70 Method A of test using 3 equal layers, 23 blows each layer, 10 pound hammer, lE
inch drop in a 1130 cubic foot mold.
Test Hole Depth, Maximum Optimum Material
Number Feet Density, pcf Moisture, 9i6 Classification
1 0 - 4 123.0 9.0 SM
2 0 - 4 131.3 8.0 SM - ML
EXPANSION DETERMINATION
Expansion tests were performed on selected soil samples to determine the swell
characteristics of typical site materials and the following results were obtained for 144
pounds per square foot surcharge load. The expansion test was conducted in accordance
with Uniform Building Code Standard No. 29-2. Expansion Index Test.
Maximum Opt Molded Molded
Density Moist. Dry Moisture % Expansion Expansion
Location . pcf _ % Density Content_ Saturation Index - Classification
T. H. 1 128.0 9.0 122.1 9.3 63.2 0 Very Low
0- 4
T. H. 2 131 . 5 8.0 120.6 8. 1 34.7 0 Very Low
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«.«� (1)
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TEST HOLE NO. 1
0.0-1 .0 SANDY SILT - Brown to dark brown, border ML
silty sand (SM) - damp
1 .0-3.0 SILTY SAND - Brown, borders sandy silt gM 2.0 15 * 10.5
(ML) , with a trace of clay, with trace
roots (to 1/4" diameters) - moist
3.0-5.0 CLAYEY SAND - Brown, with a trace of Sc 3.0 30 115.5 12.4
rootlets - calcareous - moist
5.0-9.0 SILTY CLAY - Brown, light brown to light CL 5.0 24 117.4 14.3
gray brown below 7 .0' , with a trace of 8.0 27 111 .8 14.3
sand - moist, moist to wet below 7..0'
9.0-9.5 SANDY CLAY - Light brown - moist CL
9. 5-11 .5 FINE SAND - Light brown, with a trace SP-SM
of silt - damp
11 .5-40.0 FINE TO MEDIUM SAND - Gray and rust - SP 13.0 49 95. 1 3.1
damp, moist to wet below 36' 18.0 34
23.0 35/6" * 3.6
28.0 33
KEY:
1) Blow Count
2) Dry Density, pcf
3) Moisture Content, %
i
NOTE: Blow counts as determined by drop ng a
1140 lb. hammer through a height of 30 in es
on a 2. 5 inch I.D. sampling device. Rec ded
blows are for 12 inches of penetration, cept
as noted.
*Indicates unsuccessful attempts made in etrie ing
iundisturbed core sample. Bulk sample to n whe e
possible for visual classification and sture
determination only.
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TEST HOLE NO. 1 - continued
iWATER TABLE AND CAVING NOTES:
After completion of drilling to a depth
40' , test boring closed to 35' below ex
grade -- bottom of hole wet in moisture
After 15 minutes had transpired, bottomat 35' and saturated in moisture conten tins
approximate level of groundwater table.
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U1 PI ii of I It L None 018 �D 11-1-78
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TEST HOLE NO. 3
0.0-1.0 ASPHALTIC CONCRETE PAVEMNT ON 6"
16"
AGGREGATE BASE
1.0-5.0 SILTY SAND - Brown to dark brown, borders SM 2.0 26 113.2 9.3
sandy silt (M.) , trace of organics at 3.0 13 110. 1 9.3
2.0' - moist
5.0-11 .0 SILTY CLAY - Brown, with sand, gradation& CL 5.0 36 116..11 13.0
contact with above silty sand horizon, 6.0 41 118.8 15.6
sand percentages decrease with depth -
moist
11 .0-13.0 FIRE SAND - Brown with light brown, with SP 6
lens of clay (CL) at 12' - moist CL
13.0-18.0 FINE TO MEDIUM SAND - Light brown, with SP-SM 13.0 53 107.8 12.4
a trace of silt - moist N
18.0-39.5 FINE TO MEDIUM SAND - Light brown, light `I SP 18.0 52/7.5 101 .9 21 .7
gray brown below 28' - wet to saturated I 23.0 43
28.0 50/5" * 19.1
39.0 52/6" * 23.4
KEY:
I1) Blow Count
2) Dry Density, pcf
� 3) Moisture Content, X
I I
INOTE: Blow counts as determined by dropp ng a
250 lb. hammer through a height of 18 inc es
on a 2.5 inch I.U. sampling device. Reco ded
blows are for 12 inches of penetration, ceps
as noted.
*Indicates unsuccessful attempts made in etrieving
lundisturbed core sample. Bulk sample tak n for
visual classificaiton and moisture' determ natioin
only, where possible.
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TEST HOLE NO. 3 - continued
WATER TABLE AND CAVING NOTE:
After completion of drilling operations, he
bore hole was partially bailed of driller s
mud and the following tabulated measur is
were recorded.
Bottom :of Depth to
Date Time Holei Driller's rks
11-1-78 2:30 pm 34.01 Bat, hole f dril er's
11-2-78 8:15 am 38.0' 34.0' De to drI ler's i Pud app4 Bra st le.
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MPIM Of FILL None
u.ru WgoM 1`
TEST HOLE NO. 4
0.0-2.0 SILTY SAND - Brown to light brown, border SM
sandy silt, with a trace of clay - damp
2.0-3.0 SILTY SAND - Light brown, with clay, SM 2.0 70/10" 122.0 8.1
with trace organic material - moist
3.0-5;0 CLAYEY SAND - Brown with gray brown and SC 3.0 72/10" 123.0 9.3
rust - damp
5.0-8.5 SILTY CLAY - Light brown to brown, with CL 5.0 40 118.2 15.6
a trace of sand - moist
8.5-10.0 FINE SAND - Light brown with light brown SP
- moist
10.0-25.5 FINE TO MEDIUM SAND - Light brown, light SP 10.0 47 108.8 11 . 1
gray brown below 20' - wet, saturated 1 15.0 48/6" 107.2 19.1
with depth 20.0 30/6" * 4.7
25.0 30/6" 101 .8 17.0
KEY:
1) . Blow Count
2) Dry Density, pcf II
1 3) Moisture Content, X
iNOTE: Blow counts as determined by dropp ng a
250 lb. hammer through a height cf 18 In6l es on
a 2.5 inch I.D. sampling device. Record blow
are for 12 inches of penetration, except 1,
a not
*Indicates unsuccessful attempt made to r triev
' undisturbed core sample. Bulk sample tak n whe P
possible for visual classification and mol.sture
determination only.
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Of JAM ur IILL OrR OAWM I1-1-78
su1M1/166"/11 6 rwlw 1 SWAM" of 6001M
TEST HOLE NO. 4 - continued
WATER TABLE AND CAVING NOTES:
After completion of drilling operations t 0 bore
hole was partially bailed of drillers mud and
the following tabulated measurements were recordod.
Bottom of Depth of
Date Time Hole Drillers Remark
11-1-78 11:15 am 25.0' 19.0' B filed ho a of d illers iud
11-2-78 8:00 am 25.0' 22.5'
I
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0
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wAitN (ABLE See note below P801190 A78-2657
CAVING See note below 5
U1PTH OF FILL None MT[ NUM 10-31-78, 11-1 8
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TEST HOLE NO. 5
0.0-4.5 SILTY SAND - Brown, with a trace of clay SM 2.0 24 122.4 13.0
- moist 3.0 21 124.0 13.0
4.5-8.0 SILTY CLAY - Brown to light brown, with CL 5.0 41 119.6 15.6
a trace sand - moist
8.0-12.0 FINE SAND - Brown to light brown, with P-SM 8.0 40 117.8 14.3
silt - wet i
12.0-13.0 SILTY CLAY - Light brown - stiff - moist CL
13.0-22.5 FINE TO MEDIUM SAND - Rust and gray - SP 13.0 37/6" 102.2 19.1
wet to saturated 18.0 53/6" 105.9 21 .2
22.5-23.0 SANDY CLAY - Gray brown, borders clayey CL
sand - moist
23.0-23.5 FINE SAND - Gray with rust, with a trace SP-SC 23.0 30/6" 114.8 14.3
of clay - moist I I i
23. 5-28.0 FINE SAND - Gray with rust, with lenses SP 23.5 3.0/3" �
or layers of fine to coarse sand below
26 feet - moist
28.0-39. 5 : FINE TO t1EDIU11 SAND - Light gray brown, II SP 28.0 45/6" 106. 3 19. 1
! gray to blue gray below 39' - saturated 33.0 60/8" 100.2 22.0
' 39.0 40/6" 110.2 19.1
KEY:
1) Blow Count II
2) Dry Density, pcf
, 3) Moisture Content, %
i
NOTE: Blow counts as determined by dropp ng a
250 lb. hammer through a height of 18 inc es
on a 2.5 inch I.D. sampling device. Reco ded
blows are for 12 inches of penetration, cept
ias noted.
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TEST HOLE NO. 5 - continued
WATER TABLE AND CAVING NOTES:
After completion of drilling operations t bore
hole was partially bailed of drillers mud nd
the following tabulated measurements were ecordad.
Bottom of Depth of
Date Time Hole Drillers Remarks
11-1-78 8:15 an 28.0' Ba led hol of dr lers
11-1-78 9: 15 am 36.0' 28.5' I
11-1-78 1: 15 pm 36.0' 30.0'
11-2-78 8:00 am 36.0' 32.0'
11-2-78 1:00 pm 36.0' 32.5'
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• ( ITY OF HUnTmGT0n BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
1'. O. BOX 190, HUNTINGTON III AC11, Cl11 IFOI(NIA 926411 (114) ,136,011
December 15, 1978
Subject: Senior Citizen Housing Proposals: Evaluation Criteria
Gentlemen:
Enclosed please find a copy of the evaluation criteria that we will
use to review all proposals submitted in response to our Request for
Proposal for senior housing and recreation facilities on the Old Civic
Center site. These criteria are transmitted now to assist you in
finalizing your proposal.
In addition, I would like to ask that all narrative information sub-
mitted with your proposal (including economic statements, design
methodology, management plan, etc, ) be submitted in duplicate. Likewise,
if you intend to submit blueprint plans with your proposal , please
submit in duplicate. Of course, any large-scale display drawings you
may wish to submit will not require additional copies.
Let me remind you that all proposals must be received at our office
(2000 Main Street, Huntington Beach) by 12 : 00 noon December 22 , 1978.
We look forward to your submission and if you should have any questions,
please do not hesitate to contact me at (714) 536-5541.
Very truly yours,
r ,
Stephe I o er
Senior Comm ity Development Specialist
SVK:df
Enclosure
HUNTINGTON BEACH DEVELOPER EVALUATION CRITERIA
A. DEVELOPER QUALIFICATIONS AND CAPABILITIES
1 . Previous Experience:
a. Housing
- generally
- multi-family
- subsidized
- elderly
b. Rehab.
c. Commercial
d. Performance of Developed Projects
e. Property Management Experiences
- Management method (contract or in-house capabilities) -
proposed method on subject site.
- Organizational system and its characteristics
- Number -of residential units presently under
management
- Sinking fund or reserve for replacement
- Proposed tenant selection process
f. Reputation in Industry
g. Qualitications of Desiqn Team
2. Financial Strength
a. Net Worth
,b. Banking Connections
c. Credit References - D E B Rating
d. Sources of Financing
- interim
- take-out
-2-
B. DESIGN FACTORS
1 . Site Plan
a. Density, Number of Units
b. Open Space
c. Linkages, Units, Senior Center, Library
d. Orientation to Surrounding Environment
e. Retention of Specimen Trees
f. Landscaping
2. Amenity Package
a. Indoor Facilities
b. Outdoor Facilities
C. Parking
3. Unit Design
a. Unit Mix - 1 Bedroom, 2 Bedroom, Studio
b. Unit Size, Square Footage
c. Light, Ventilation
d. Unit Features
Amenities
Special Elderly Features, i .e. , grab bars , wider doorways,
shower seats, safety-related features, security features
e. Floor Plan
4. Building Configuration
a. Number of Stories
b. Design Diversity
c. Cost Effectiveness (net useable space both interior and exterior)
5. Outer Design Factors
a. Compatibility with Neighborhood
b. Energy Efficiency
-3-
C. FINANCIAL FEASIBILITY
1 . Development Costs
a. Site-Preparation
b. Direct Construction
c. Amenity and Landscaping
d. Indirect Costs
interim financing, including loan points
G 6 A
architecture and engineering fees
legal and accounting
- marketing
- insurance, closing costs, and miscellaneous fees
[l. OPERATING FEASIBILITY
a. Test Rental Rate Assumptions, Marketability of Non-
Subsidized Units
b. Number of Section 8 Units
- Do they meet HUD standards?
c. Gross Revenue •
d. Vacancy Allowance
e. Operating Costs
real estate taxes (in this case, whereby the City maintains
land ownership, possessory interest taxes will apply)
- insurance
- utilities - gas, water, electricity
- elevator maintenance and reserve
- landscape maintenance and reserve
- rubbish collection
- replacement reserves - roof, appliances, paint, carpets, etc.
- ongoing building maintenance
- janitorial
- resident manager.
- legal and accounting
- management fees
-4-
f. Cash Flow and Rate of Return.
- capitalized value of operating income stream
- probable amount and terms of interim and take-out financing
- developer equity requirements
- after debt-service cash flow
- cash flow return on investment (ROT)
- -justification of City subsidy
E . CITY OBJECTIVES
a. Number and Percent of Subsidized Units
b. Fiscal Impact
Revenues (possessory interest taxes, fees and licenses, per
cap subventions, sales tax generation, etc.)
Costs (direct subsidy, municipal services)
c. Completeness of Proposals - Commitment to All Elements of
Program or Just Parts
• CITY OF HunTinGT0n BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
• P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271
APPROXIMATE DEVELOPMENT COSTS/FEES
CITY OF HUNTINGTON BEACH
1. Environmental Impact Report
Approximate consultant fees $ 10, 000. 00
Approximate City administrative fees 490. 00
2. Use Permit Fee 75. 00
3. Drainage Fee ($600/ac. ) 21,000. 00
4. Water Fee 30. 00/unit
5. Sewer Fee 60. 00/unit
6. County Sanitation District Fee 250. 00/unit
7. Cultural Enrichment Fee
(2/3 of fee to be rebated upon
issuance of building permit) . 15/sq. ft.
8. Street Improvement Fee
(Calculated for unimproved frontage) 50. 00/linear ft.
9. Parks and Recreation Fees
Bachelor and efficiency 389. 00/unit
1 bedroom 492. 00/unit
2 bedroom 759. 00/unit
3 bedroom 1, 056. 00/unit
10. Building Permit and Plan Check Fee
(based on 6 million, doll.ar project) 22, 000. 00
�• �► CITY Or MtMrT/NRitan MELACH
INT9040 f�MT"Rff ",ICATION
MOYMC1*4 MAC"
To STEVE KOHLER PMM HALTER N, J(MSON .
HOUSING & CONKUNITY D>a1/> MMIl,NX' LIBRARY DIUCTOR
Subject MAIN STREET LIBRARY Date April 7, 1978
As requested, I have divided , �u4rements for 14 Main street
Library into two partsr *A*, Lon let the lW ting Building
and "B" , Requirements for a Now ,
A. Renovation of 18xisti>ng Rqi. ti:_
1 . Paint interior and exterior- .
i . improve lighting throughout .
3 . New overstuff furniture
4 . Light control for the gallery wing
Carpeting throughout
b. Repair of tiling in unearpeted areas
7 . Improve ventilation in restrooms
:i , Removal of asbestos ceiling
i) . Renovation of furnace and heating system
I0 . Altering room behind checkout desk to comfortable "living
room" atmosphere
11 . Dumbwaiter
1.2 . Renovation of staff lounge and hall area leading to it
13 . Public patio in back area
14 , Display space for Historical Society
Tlie- hilLiding is structurally sound and architecturally pleasing. It
is 11W (jeneral feeling that any attempts to replace it would be met
wit.fi of eat. resistance.
B. New Building Needs
1 . Space comparable to existing rom (to house 50,000 volumes)
2 . Adequate lighting from a variety of sources
3 . Study seating for 25 to 30
4 . Inviting outside entrance
5 . Wall display space
6 . Parking adjacent to entranceway
7 . Adequate staff working area
8 . Checkout area
9. Comfortable "living room" area
10 . Small office space
11 . Staff lounge
12 . Adequate space for Historical Society
13. Work display area for cultural activities
cc: Library Board
Allied Arts
Historical Society
Team
REVISED
MEMORANDUM
TO: Mr. Floyd G. Belsito, City Administrator DATE: 1/30/79
FROM: Stephen V. Kohler , Senior Community Development Specialist
SUBJECT: Proposals for Senior Housing / Old Civic Center .Site
As you may know, the City of Huntington Beach has received 13 proposals from
developers in response to our RFP for Senior Housing and Recreational Facili -
ties on the Old Civic Center site. A list of these California developers is
attached to this memorandum. We feel that the proposals were well thought
out, complete and, for the most part , realistic. We are fortunate to have
received proposals from a number of the leading California housing builders.
Our staff, assisted by Urban Projects, Inc. (our development advisors) , has
carefully reviewed each of the individual proposals and has evaluated each
on the basis of a set of preestablished factors entitled "Huntington Beach
Developer Evaluation Criteria". We have evaluated each of these proposals
.based upon: developer experience, design factors, financial reasonability
and City benefits. A.summary of our evaluation process of each of the 13
proposals is made a part of this memorandum.
It is our recommendation that the City Council (or a Housing Committee,
appointed by the Council) hear a verbal presentation from a select number
of the developers who have made proposals. These presentations should, un-
less deemed otherwise, be limited to about four firms. Based on our evalu-
ation , we recommend that the following four firms be interviewed:
Goldrich Kest 6 Associates
The William Lyon Company
Ring Brothers
The Toman Company
A number of the other firms could very well develop an acceptable senior
citizens housing project on the Old Civic Center site. In our evaluation
process we also felt that the proposals from Watt Industries and Mayer
Government Housing had specific merit in certain areas.
We recommend that a single developer be selected as a result of the inter-
view process and that the City negotiate with that firm on an exclusive
basis.
List of Developers
1 . The Hall Partners/Warmington Development Company
2. Calmark Properties, Inc. .
3. The Klein Group, et al .
4. Goidrich, Kest & Associates
5. The William Lyon Company
6. Mayer Government Housing, Inc.
7. National Housing Consultants , Inc. #1
8. National Housing Consultants, Inc. #2
9. The R. H. Klein Company
10. Ring Brothers Corporation
11 . Shapell Government Housing, Inc.
1.2. The Toman Company
13. Watt Industries, Inc.
SENIOR CITIZEN HOUSING Number 1
OLD CIVIC CENTER SITE I .D. Hall
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The Hall Partners / Warmington Developmen.t Company
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 150 75 $306-450
Studio 0
One Bedroom 105 $306-340
Two Bedroom 45 5364-450
DEVELOPER QUALIFICATIONS Limited experience in multi-family subsidized housing
(Hall - commercial ; Warmington - single-family resi-
dential) . Below average financial resources,
DESIGN FACTORS
Overall Plan Relatively good - set-backs and linkages good; parking all
surface and exposed; 120 spaces meet project requirements.
Housing For Elderly Average - unit size .and layout acceptable - narrow in-
terior courtyards , amenity package limited.
Sen.ior* Citizens Center Average - structure not well defined; well integrated
into existing library.
FINANCIAL FEASIBILITY
Project Cost Average - Limited cost breakdown provided; however , a cost
of $4.4 million or $29,600 appears to be reasonable for
the proposed project.
Operational Revenue Fair - projected rental rates 20% to 25% over current
and Expense H.B. market ; operating costs and reserve for replacement
low by industry standards and questionable
Proposed Financing Acceptable - conventional (10-3/4%, 30-year)
.CITY OBJECTIVES Average - provides adequate number of Section "8"
housing.
SUMMARY Financially questionable proposal by inexperienced
developers in the area of subsidized, multi-tenant
housing.
SENIOR CITIZEN HOUSING Number 2
OLD CIVIC CENTER,SITE I .D. Calmark
HUNTINGTON BEACH; CALIFORNIA 1 /25/79
NAME OF DEVELOPER Calmark Properties, Inc.
HOUSING CHARACTERISTICS
Building Type 2-story, non-elevator/Mediterranean Style
Rental Range
Dwelling Units Number Sec. "8" (Per Mo. )
All 148 148 $235-250
Studio 0
One Bedroom . 124 $235
Two Bedroom 24 $250
DEVELOPER QUALIFICATIONS Average to good - developed and managed over 12,000 multi -
family units in So. Cal . (3 senior citizen projects) ;
net worth of $4.8 million fairly low.
DESIGN FACTORS
Overall Plan Fair - high building coverage on housing land area; mass
of open parking facing Sixth St. ; acceptable linkage.
Housing For Elderly Fair - units 15% to 20% too small ; spartan plan as to
exterior facial and amenity package; security poor;
no consideration for handicapped needs.
Senior Citizens Center Fair - elongated building with limited explanation of
interior layout plan.
FINANCIAL FEASIBILITY
Project Cost Average - $2.7 million or $18,000 per unit lowest of
proposals but is for a truly low cost project.
Operational Revenue Average- rents on the low end of the scale wi"th a
and Expense correspondingly limited expense allowance.
Proposed Financing Acceptable - as to conventional financing (101%, 30-
year) .
CITY OBJECTIVES Average to Fair - provides "affordable" housing for
elderly but in a very spartanic environment.
SUMMARY Experienced but undercapitalized developer proposing
to build a "typical" garden apartment complex.
SENIOR CITIZEN HOUSING Number __ 3__
OLD CIVIC CENTER SITE I .D. Klein/Turner
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The Klein Group, et 'a.l .
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Colonial design
Rental Range
Dwelling Units Number Sec. 118" (Per Mo.)
All 156 0 $400-480
Studio �-
0
One Bedroom 120 $400
Two Bedroom 36 $480
DEVELOPER QUALIFICATIONS Klein has experience in subsidized housing development;
however, a newly formed firm in a new joint venture
with limited capital resources.
DESIGN FACTORS
Overall Plan Average/good - _good linkage landscaping and building
sighting plan.
Housing For Elderly Good -spacious rooms, well laid out with
and extensive amenity package. Massive building with
heavy site coverage, abundance of covered parking.
Senior' Citizens Center Average - well located on site; limited description of
interior layout.
FINANCIAL FEASIBILITY
Project. Cost Fair - $6.3 million or $40,000 per unit is 20% to 30%
more than that which is reasonable for the envisioned
senior citizens project.
Operational Revenue Poor.= high construction costs and heavy amenity package
and Expense has forced a rental program which is not in conformance
to Section 118" standards and 20% above the existing H.B.
conventional housing market.
Proposed Financing Fair - $ CHFA loan the size requested is unlikely;
municipal bonds are out.
CITY OBJECTIVES Fair.- pricing structure is out of reach of proposed
users.
SUMMARY Developer has presented a proposal which is question
able for Senior Citizen Housing. It is basically over-
designed for the market intended.
SENIOR CITIZEN HOUSING Number 4
OLD CIVIC CENTER SITE I .D. Goldrich/Kest
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Goldrich, Kest & Associates
HOUSING CHARACTERISTICS
Building Type 3-story , elevatored/Modern design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 135 N/A . $290-364
Studio __(T
One Bedroom 125 $2.90
Two Bedroom 10 $364
DEVELOPER QUALIFICATIONS Very good - firm specializes in multi-family housing
(emphasis on subsidized programs) . Developed and
managed over 12 ,000 units with net worth of $35 million.
DESIGN FACTORS
Overall Plan Average:- acceptable linkage and building positioning.
Set-backs from streets at a minimum.
Housing For Elderly Average/good -' interior layout and size acceptable; 51
underground parking spaces , security good; lighting
and ventilation adequate; ltd. retail space.
Senior Citizens Center Good - 13,000 square feet; two-story elevatored; ade-
quate parking.
FINANCIAL FEASIBILITY
Project Cost Good:- total of $4.8 million or $32,000 per unit which
is financeable and an adequate allocation.
Operational Revenue Average - rental rates achieveable in market; however ,
and Expense expense allocation (about 28% of gross income) is low
(not itemized) .
Proposed Financing Acceptable - CHFA 7A, 30-years.
CITY OBJECTIVES Average - meets the housing requirements of the Senior
Citizens with an acceptable plan.
SUMMARY Highly experienced developer in government-related
housing programs with a workable but stock plan.
SENIOR CITIZEN HOUSING Number 5
OLD CIVIC CENTER SITE I .D. Lyons
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The William Lyon Company
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 155 1��_ S235-�32
Studio 10 � 235
One Bedroom 137 $285
Two Bedroom 8 $332
DEVELOPER QUALIFICATIONS Good -major regional home builder with limited ex-
perience in governmental housing programs; supported
by very good consultant team.
DESIGN FACTORS
Overall Plan Very good - st-rong orientation and linkage with an inno-
vative use of the land.
Housing For Elderly Excellent - good mix of units with well designed dwellings ,
amenity package, good security and parking (underground) .
Includes 4,000 square feet of retail space.
Sen.ior• Citizens Center Good— 2-story layout with good amenity package; parking
25 spaces below City requirement.
FINANCIAL FEASIBILITY
Project Cost Good - total of $4. 8 million or $31 ,000 per unit. May be
as much as 15% low, based on extensive amenity package.
Operational Revenue Good %- rents are certainly achievable in existing market; .
and Expense allowance for expenses at 28% of gross income should be
increased by about 15%.
Proposed Financing Acceptable..- CHFA 71%, 40-year
CITY OBJECTIVES Very good - this is a creative proposal ; appears to meet
the housing criteria as well as providea strong, physical
complex.
SUMMARY A workable plan by a developer strong in finances and
in experience.
SENIOR CITIZEN HOUSING Number 6
OLD CIVIC CENTER SITE I .D. Mayer
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Mayer Government Housing Inc.
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Spanish design
Rental Range
Dwelling Units Number Sec. "8" . (Per Mo.)
All 184 111 $280-336
Studio -�—
One Bedroom 1.66"y_ ` y $280
Two Bedroom 18 $336
DEVELOPER QUALIFICATIONS Very good- largest housing developer in So. Cal . (spe-
cializes in multi-family) ; strong financial capacity
(no statement provided) . Ltd. govt . programs experience.
DESIGN FACTORS
Overall Plan Fair/average - fair site coverage and linkage with
little landscaping proposed.
Housing For Elderly Fair - small units which are not well laid out; limited
amenity package. Elevators poorly spaced
Senior Citizens Center Fair- little outside lighting.
FINANCIAL FEASIBILITY
Project Cost Average- $3.9 million or $19,000 per unit; appears to
be 15 to 20� low; developer claims that he is not tak-
ing any profit on construction.
Operational Revenue Average -rental range most acceptable; expenses some-
and Expense what low.
Proposed Financing Acceptable- finance construction from commercial loan
with conventional take-out at later time
CITY OBJECTIVES Average - meets housing demands but project lacks de-
sign interest or linkage.
SUMMARY Excellent developer (who has successfully built projects
with a low prof it margin) with a minimum plan for the
subject site.
SENIOR CITIZEN HOUSING Number 7
OLD. CIVIC CENTER SITE I .D. Nat ional- #1
HUNTINGTON BEACH , CALIFORNIA 1 /25/79
NAME OF DEVELOPER National Housing Consultants, Inc.
HOUSING CHARACTERISTICS
Building Type 9-story, elevatored/Modern design
l Rental Range
Dwelling Units Number Sec. 11
8" (Per Mo.)
All 208 N/A �5312-370
Studio 0
One Bedroom 196 $312
Two Bedroom 12 $370
DEVELOPER QUALIFICATIONS Fair - limited development of housing; do have a 200-
unit high-rise Senior Citizens project in Santa Ana.
Limited financial strength.
DES'I GN FACTORS
Average - high-rise residential building, abutting ad-
Overall Plan joining single-family neighborhood on Sixth Street,
linkage circulation and landscaping acceptable.
Housing For Elderly. Fair - site density is high, unit s.ize and design pass-
able; good amenity package.
Senior Citizens Center Fair - layout good but has less than 50% of the off-
street parking requested by the City.
FINANCIAL FEASIBILITY
Project Cost Fair/Poor - $4.6 million or $31 ,000 per unit; question-
ably low for a high-rise building.
Operational Revenue Average/Fair - revenues appear to be achievable; how-
and Expense ever, a high (9-94%) management fee indicated and a
low reserve for replacement.
Proposed Financing Conventional financing of 91, 30-years generally not
available in present market.
CITY OBJECTIVES Fair - this proposal does not appear to meet apparent
City objectives for the project.
SUMMARY Somewhat inexperienced developer with a proposed
complex high-rise building.
SENIOR CITIZEN HOUSING Number 8
OLD CIVIC CENTER SITE I .D.National/#2
HUNTINGTON BEACH , CALIFORNIA 1 /25/79
NAME OF DEVELOPER National Housing Consultants, Inc.
HOUSING CHARACTERISTICS
Building Type Combination of 6-story and 3-story buildings
Rental Range
Dwelling Units Number Sec. "8" (Per Mo. )
All 2_09 N/A �$312 - 370 .
Studio —IT '
One Bedroom 201 $312
Two Bedroom 8 $370
DEVELOPER QUALIFICATIONS Same as Proposal No. 7
DESIGN FACTORS
Overall Plan Same as Proposal No. 7
Housing For Elderly
Senior• Citizens Center
FINANCIAL FEASIBILITY
Project Cost Same as Proposal No. 7
Operational Revenue
and Expense
Proposed Financing
CITY OBJECTIVES
SUMMARY Same as Proposal No. 7
;z
SENIOR CITIZEN HOUSING Number 9
OLD CIVIC CENTER SITE I .D. Klein Co.
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The R. H. Klein Company
HOUSING CHARACTERISTICS
Building Type 5-story, elevatored/Modern design n
Rental Range 'r
` Dwelling Units Number Sec. "8" (Per Mo.)
All 159 0 $409
Studio 0
One Bedroom 159 $409
Two Bedroom 0
DEVELOPER QUALIFICATIONS Average/Fair- developer has consulted and undertaken sub-
sidized housing programs; managed 4,500 units; financial
capacity unknown.
DESIGN FACTORS
Average/Fair- buidling mass on west side of site, large
Overall Plan open .parking area on Sixth St. , linkage acceptable , cir-
culation average.
Housing For Elderly Fair - all units one bedroon, no mix, poor unit design
and interior layout.
Senior Citizens Center Average/Fair - renovation of fire station, interior
space limitations , inadequate parking.
FINANCIAL FEASIBILITY
Project Cost Fair - total of $6.1 million or $38,000 per unit.
Operational Revenue Poor - rental rates substantially above criteria for
a and Expense Section "8", as well as the existing H.B. market.
Proposed Financing
CITY OBJECTIVES Fair - does not meet housing requirements.
SUMMARY Rental rates , unit mix and design generally not in
conformance with project objectives and/or market
conditions.
SENIOR CITIZEN HOUSING Number 10
OLD CIVIC CENTER SITE I .D. Ring
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Ring Brothers Corporation
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/ New England design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo. ) y'
All 179 N/A* $283-343
Studio 0
One Bedroom 91 $283
Two Bedroom 86 $343
DEVELOPER QUALIFICATIONS Very good - multi-family housing specialist , 6,000 apts.
and 1 ,000 condos built and managed$ good financial state-
ment; wholly owned subsidy of Monogram Ind. , limited exp..
DESIGN FACTORS in subsidized housing.
Overall Plan Very good - excellent site plan linkage and compatibility
to surrounding area.
Housing For Elderly Good - creative building design with good interior and
exterior amenity package; parking open and away from
units ; unit size acceptable; 3,200 sq.ft. of retail .
Senior• Citizens Center Very good - attractive, well laid out , with good tie
with the library. -
FINANCIAL FEASIBILITY
Project Cost Average - total of $5.5 million or $30,000 per unit ; more
detailed information needed as this cost may be low based
on proposed amenity package.
Operational Revenue Average/good - rentals are most likely low based on market
and Expense (may have too high a percentage of 2-bedroom units) . Costs
should be ,increased.
Proposed Financing Acceptable- 9-3/4%, 30-years (int. rate may be slightly low)
CITY OBJECTIVES Good- meeting the housing requirements with an attract-
ive and creative project.
SUMMARY A good proposal from a well known Southern California
developer.
*All units will most probably qualify for Section "8".
SENIOR CITIZEN HOUSING Number 1.1
OLD CIVIC CENTER SITE I .D. Shapell
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Shapell Government Housing, Inc.
HOUSING CHARACTERISTICS
r:
Building Type 3-story, elevatored/California Modern design o
Rental Range_:
Dwelling Units Number Sec. "8" (Per Mo. Y.
All 136 $316-366,
Studio 13p $316
One Bedroom
Two Bedroom 6 $366
DEVELOPM QUALIFICATIONS Good - Shape] ] Industries (parent company) large Southern
California housing -developer; technically and fiscally
strong; govt. housing- subsidiary, has had good track record.
DESIGN FACTORS
Overall Plan Average - linkage fair due to open parking in middle of
project.
Housing For Elderly Fair - unit layout-'fair, room size acceptable; elevators
not well positioned.1 parking location and availability
fair-,- limited amenity package.
Senior. Citizens Center ' Average- 2-story bland exterior design with an average
interior layout.
FINANCIAL FEASIBILITY
Project Cost Average/Good- total of $3.7 million or $27,000 per unit;
reasonable for proposed project.
Operational Revenue Fair - rents will generally meet Section "8" requirements ,
jand Expense however, operating costs of 24% of gross income very low..
I
Proposed Financing Acceptable - however , a HUD221 (d)4 has. a long processing
( time.
CITY.OBJECTIVES Average - housing requirements are met with an unimagin-
ative project.
SUMMARY Experienced developer with a limited proposal .
f
I
SENIOR CITIZEN HOUSING Number 12
OLD CIVIC CENTER SITE I .D. Toman
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The Toman Company
HOUSING CHARACTERISTICS
Building Type 2- and 3-story, elevatored/Spanish design
Q V Rental Range
Dwelling Units Number Sec. 118" (Per Mo.)
All 184 100 $250-378
Studio 2 250-300
One Bedroom 129 $283-310
Two Bedroom 30 $335-378
DEVELOPER QUALIFICATIONS Good - experienced housing developer with limited ex-
perience in multi -family subidized projects; venture
with Genstar with a very strong financial statement.
DESIGN FACTORS
Overall Plan Average - heavy amount of open parking in middle; good
linkage and compatibility to surrounding neighborhood.
Housing For Elderly Good - good unit size and design, security good and
elevator location acceptable.
Senior- Citizens Center Average - exterior design acceptable, interior layout is
good.
FINANCIAL FEASIBILITY
Project Cost Average,.- total of $4.8 mi l l ion.or $26,400 per unit.
Could be about 10% low for proposed plan.
Operational Revenue Average/Good - rental schedule acceptable; vacancy rate
and Expense may be low; financially feasible.
i
Proposed Financing Acceptable - conventional financing at 9.78%, 29-years.
CITY OBJECTIVES Good - provides housing as required in acceptable project.
SUMMARY Smali , but experienced housing developer with strong
financial backing.
r
SENIOR CITIZEN HOUSING Number tom_
OLD CIVIC CENTER SITE I .D. Watt
HUNTINGTON BEACH, CALIFORNIA 1 /�5/79
NAME OF DEVELOPER Watt Industries , Inc.
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Spanish Design
Rental Range +`
Dwelling Units Number Sec. "8" (Per Mo. )
All 148 73 $307-400
Studio —0
One Bedroom 133 $307-325
Two Bedroom 15 $364-400
DEVELOPER QUALIFICATIONS Very good - major southern California company (over
25,000 units constructed) with strong financial
position.
DESI'GN FACTORS
Overall Plan Average - stock plan with all surface parking, fair
linkage wand circulation.
Housing For Elderly Average - one bedrooms small with limited dining
area; distance to elevators from parking; amenity
package light.
Senior Citizens Center Fair - not described in detail . .
FINANCIAL FEASIBILITY
Project Cost Good - $4. 3 million total or $29,000 per unit.
Operational Revenue and Fair/Average - rental rates 10-15% over estimated
Expense market for units proposed; expense projection
acceptable. {
Proposed Financing Acceptable- CHFA 71%, 40-year. �..
CITY OBJECTIVES Average- will probably meet housing requirements
but project design is not strong.
SUMMARY A proven developer with financial strength but
with a limited proposal.
MEMORANDUM
TO: Steve Kohler, City of Huntington Beach DATE: March 7, 1979
FROM: Tim Snow, Urban Projects , Inc.
SUBJECT: Senior Housing Proposals/Old Civic Center Site
In anticipation of next Tuesday's joint Planning/Redevelopment Commission
meeting, I have the following comments and pose the following questions
regarding the financial aspects of the four developer proposals:
• Goldrich Kest (135 Units -- SB99 financing)
1 . Can they "pencil the deal out" with as few as 135 rental units and
with any financing other than S899?
2. Proposed use of SB99 -- after a number of phone conversations with
Andy Hall (Bond Counsel for Loeb, Rhodes & Hornblower) , the follow-
ing are perceived to be areas of possible problems:
Outside bounderies of redevelopment project area: Sec. 33751 .5
of Health and Safety Code indicates "construction and rehabili-
tation of residences for occupancy by persons of low-income as
defined in Sec. 50093 is properly included within redevelopment
plans whether or not such construction or rehabilitation is to
occur within a redevelopment project area whether or not such
construction or rehabilitation is to occur within a redevelop-
ment project area.--" They can qualify for SB Bond Financing
while not being in a project area but by being in the "territorial
jurisdiction" of the Agency (coterminous with the corporate bound-
aries) . However, we have not found any evidence of low-income
housing being included in the redevelopment plan of the Golden
West Redevelopment Project and therefore question qualification
on this basis (needs a legal interpretation) .
Possible Referendum: Sec. 33760 of the H S S Code indicates for
housing outside a redevelopment project area that "residential
construction of residences in which the dwelling units are com-
mitted for the period during which the loan is outstanding, for
occupancy by persons of families who are eligible for financial
assistance specifically provided by governmental agency for the
benefit of occupants of the residence." "Eligible for financial
assistance" has generally been interpreted by the legal community
to mean 100 percent subsidized. If this is true, then a refer-
endum on the Old Civic Center project would be necessary as
Huntington Beach does not now have any voter approvals under the
Article 34 Referendum Authority. The subsidy issue, as related
t
Memorandum
Page Two
to SB99, could be answered shortly in Brea, where the Agency
is attempting to go to the bond market with a 25 percent sub-
sidized housing project located outside of a redevelopment
project area (needs legal interpretation) .
Lyon/Housing Concepts, et al . _(156 Units -- CHFA Financing)
1 . Use of CHFA financing (permanent loan of 7 1/2 percent, 40-years) .
- Further indicate that monies for elderly housing are now avail-
able and that a project in Huntington Beach will qualify.
- That Section 8 New Construction Certificates can be obtained
for 49 percent of the contemplated units.
- Can they get a 40-year loan?
- Timing of this entire processing?
2. Copy of opinion letter from counsel for California HCD that a refer-
endum under Article 34 will not be necessary for a 100 percent sub-
sidy program using the following proposed "tandem" program.
- 51 percent of the units under the Section 8 existing housing
certification program as administered by the Orange County Hous-
ing Authority.
- 49 percent of the units under the Section 8 new housing program.
3. If they use CHFA financing, "all rents must be uniform throughout the
complex for similar type units." If they use the "tandem" program,
then the maximum chargeable rents under the existing unit Section 8
program will be lower than that for new construction. Lyon will then
have committed themselves to a schedule of: Efficiency - $235/month;
1-bedroom - $285/month; 2-bedroom - $332/month.
4. On the basis of their proposal , their estimated project costs and re-
turns are:
Project Costs: $4,833,338 -- ($30,982 per unit for 156 rental
units or 538.13 per square foot of
gross floor area)
Financing: Debt $4,350,004
Equity 483,334
Total $4,833,338
Memorandum
Page Three
Returns: On Project Costs 8.3 percent
On Equity 6.4 percent
5. What if inflation causes high project costs and developer has fixed
rent schedule, how will developer deal with aspects of a fair return?
Will they cut back amenity package, reduce operating and maintenance
costs, take a lower return, or all of these courses of action?
As an example:
10 percent increase in costs ($5.3 million) provides 7.5 percent
return on costs.
15 percent increase in costs ($5.6 million) provides 7.2 percent
return on costs.
• Ring Brothers (179 Units -- Conventional Financing)
1 . Rental rates and unit mix
- Can they move 86 2-bedroom units in a senior citizens project?
Historically, senior citizens seem to favor 1-bedroom units.
- Rental projections for non-subsidized units (especially 2-bedrooms)
appear to be above the present rental rates for existing non-subsi -
dized Huntington Beach apartment units, i .e. :
Projected Ring Non-Subsidized Percent over
Rents (per mo. )' Market Average Market Average
1-Bedroom $320 $310 3 percent
2-Bedroom $456 $375 22 percent
2. How will Ring achieve these rental rates and still provide acceptable
housing for senior citizens (at an affordable rental rate) ? Are they
willing to some type of agreed upon upper-end lid (on a formula basis)
governing non-subsidized units?
3. In operating proforma, an annual tax figure of $105,727 is indicated.
What is included in this figure (RE tax, income tax, other) ?
4. Can Ring Brothers still make a reasonable profit on this project • if
costs increase (say 10 percent to 15 percent) because of inflation-
ary factors? Can they still provide the same amenity package as pro-
posed if costs come in higher than projected?
Memorandum
Page Four
• Toman ( 185 Units -- Conventional Financing)
1 . A total of 100 of the 184 units (54.3 percent) is proposed to be
subsidized. It may be that the project, as presently structured,
would be subject to an Article 34 Referendum Approval by the Hunting-
ton Beach voters (if free land is interpreted to constitute a form
of public finance) . Needs a legal opinion. Does the developer have
a comment?
2. Would the Toman company wait to place its permanent loan after com-
mencement of construction or even after project is completed? If so,
how would this speed up the time it takes to complete the project?
What if permanent rates go up in the future and not down?
3. Can Toman still make a reasonable profit on this project if costs
increase (say 10 to 15 percent) because of inflationary factors?
Can they still provide the same amenity package as proposed if .costs
come in higher than projected?
1213)393.7276 871.2120 501 SANTA MONICA BOULEVARD
SEVENTH FLOOR
SANTA MONICA,CALIFORNIA 90401
•
f
CORPORATION
A SUBSIDIARY OF MONOGRAM INDUSTRIES.INC.
March 6, 1979
Stephen Kohler
Senior Community Development Specialist
City of Huntington Beach
P.O. Box 190
Huntington Beach, CA 92648
RE: Ring Brothers Corporation: Senior Citizen Housing Proposal
Dear Steve :
On February 27 when we presented a proposal for senior citi-
zen housing to the joint meeting of the Planning and Redevel-
opment Commission, certain questions were directed to myself
and our staff in regard to a specific construction cost break-
down and statement of operating expenses . Pursuant to these
questions and a brief discussion with Mr. Snow of Urban Pro-
jects , attached hereto , please find some supplementary figures
which will hopefully clarify any questions . The total numbers
of the original proposal have not changed ; we have only given
a more detailed breakdown of our major cost categories for your
review.
Ring Brothers Corporation has a great deal of experience with
the type of construction proposed here . We are confident of
our cost .projections and strongly support the project and the
economic breakdown as submitted. I believe we have put .n great
deal of thought and study into the sociological aspects of this
type of housing as well as the necessary input and experience
to create the physical facility.
We are sincerely looking forward to the opportunity of working
with the City Council Commission and Staff to create an excep-
tional housing project that will be mutually beneficial to the
senior citizen community, the City of Huntington Beach and Ring
Brothers Corporation.
If you re ire any additional information or clarification, we
would b ore an happy to provide you with additional data.
Si.nc y,
T yr
ary io npson
Vice President , Planning
PRO-FORMA OPERATING STATEMENT
HUNTINGTON BEACH
SENIOR CITIZEN HOUSING PROPOSAL
MONTHLY ANNUAL
INCOME
1 Bedroom - 45 0 $283.00/month $ 12,735
46 @ $320.00/month 14,720
2 Bedroom - 43 0 $343.00/month 14,749
43 (1 $456.00/month 19,608
Rental Income $ 61,812
Vacancy @ 2$ (1,236)
Effective Rental Income $ 60,576
Other Income 2,000
Total Income $ 62,576 $ 750,912
EXPENSES
Operating
Accounting $ 2,000
Advertising 500
Auto 300
Cleaning 8,000
Gardening 5,000
Management Fee 37,500
Insurance 10,000
Legal 500
Office Supplies and Miscellaneous 1,200
Repair, Maintenance and Reserves 28,950
Salaries 58,000
Telephone 1,800
Utilities and Rubbish 12,000
Total Operating Expenses $ 165,750
Operating Income $ 585,162
Financial Expense and Amortization
Amortization and Interest $ (396,935)
Taxes (105,727)
Return on Equity $ 82,500
CONSTRUCTION COST BREAKDOWN
HUNTINGTON BEACH
SENIOR CITIZEN HOUSING PROPOSAL
A/C DESCRIPTION AMOUNT
OFFSITE
100 Barricades $ 1,000
112 Curbs, Gutters, Sidewalks 40,000
115 Electrical, Underground 10,000
124 Gas, Natural 10,000
127 Grading 10,000
142 Parkway Trees/ Landscaping 5,000
145 Paving, Street Improvements 40,000
154 Sewer 5,000
157 Storm Drain 10,000
160 Street Lighting 5,000
163 Street Signs 1,000
166 Telephone, TV Cable 3,500
170 Water 4,500
Total Offsite $ 145,000
ONSITE
203 Air Conditioning/ Heating 150,721
206 Aluminum Windows/ Patio Doors 42,708
208 Appliances 122,365
221 Cabinets 96,094
223 Carpentry, Finish 109,254
224 Carpentry, Rough 246,318
227 Cleanup 39,728
231 Concrete, Flatwork 33,124
232 Concrete, Foundations 90,000
234 Concrete, Lightweight 19,268
243 Drapes, Interior Window Cover 23,092
245 Drywall 228,440
248 Electrical Wiring 288,033
249 Electrical Fixtures 10,925
251 Elevators 70,000
254 Fiberglass, Tub/Shower 26,876
256 Fire Equipment 17,579
260 Flooring, Carpets 81,340
261 Flooring, Decking 40,672
A
Huntington Beach Senior Citizens Housing Proposal Page Two
Construction Cost Breakdown
A/C DESCRIPTION AMOUNT
ONSITE (Cont'd)
262 Flooring, Resilient $ 16,313
267 Formica/ Plastic Laminate 21,850
273 Furniture, Common Area 10,000
278 Grading 13,000
282 Hardware, Finish 14,203
289 Insulation 39,400
291 Intercom 20,995
294 Iron, Ornamental 26,171
297 Landscape 81,791
298 Labor 38,735
300 Lumber, Rough 272,072
305 Luminous Ceilings 3,103
307 Marbelene, Pullman Tops 14,675
310 Masonry 11,869
318 Mirrors 6,400
320 Miscellaneous/Contingency 30,670
323 Onsite Drains 17,381
325 Onsite Electrical/ Land. Lights 5,960
327 Onsite Gas 80,878
335 Patios Including Fences 16,.383
336 Paving 42,340
343 Plumbing 31H,267
354 Repairs/ Replacement 2,500
355 Roofing 45,400
360 Sheet Metal 20,360
378 Stucco 141,533
391 Tub/Shower Enclosures 12,017
395 Waterproofing 6,208
396 Weatherstripping 5,810
Total Onsite $ 3,072,826
DIRECT CONSTRUCTION MISCELLANEOUS
405 Blueprints 9,760
408 Bonds 2,444
410 Architects, Engineers 156,384
412 Construction Office 2,932
419 Fencing, Security 1,955
420 Guards 17,593
422 Inspection/Test Fees 2,944
427 Permits and Fees 97,740
huntington beach planning department
staff
Jreport
TO: Planning and Redevelopment Commissions
FROM: Planning Department
DATE: March 9 , 1979
SUBJECT: FURTHER CONSIDERATION OF SENIOR HOUSING AND I
RECREATION FACILITIES AT OLD CIVIC CENTER SITE.
JOINT SESSION -. MARCH 13, 1979
Attached for the Commissions' review is an expanded summary for each
of the, four proposals submitted for consideration. This sumamry includes
a brief staff narrative as well as additional statistical information
regarding each. proposal. In addition, the display materials prepared
by the proponents will be available for review until just -prior to the
meeting of March 13, 1979 .
The intention of the meeting on March 13 is to provide the Commissions
with the opportunity to fully question each proponent. The proponents
have been advised of the meeting and requested to have the respective
project team members available for questioning. Mr . Robert Snow of
Urban Projects, Inc. will also attend this meeting. The proponents will
be invited into the Council Chamber one at a time and will remain until
the Commissions ' questioning is complete.
At the completion of the questioning, it will be necessary to formulate
the Commissions' recommendations to the City Council. It is suggested
that the Commissions recommend the two proponents in which the Commissions
have the greatest confidence to the City Council for consideration, and
that these two proponents not be assigned a ranking. This will provide
the .Council with the guidance requested of the Commissions, will provide
the .Council with the opportunity to assess the two most appropriate . pro-
posals, and will provide an immediate alternate should the Council-
selected_ developer not perform as required.
Should the Commissioners have any questions regarding the proposals or
the procedure for the March 13, 1979 meeting, they may contact Mssrs.
Stephen V. Kohler or Patrick Tessier at 5.36-5541.
1
}
At t a hillo n t s
r
SENIOR CITIZEN HOUSING
OLD CIVIC CENTER SITE
�- HUNrINGIKN BEAM, CAIrIFCR 4IA
NUMBER 4
I.D. GOLDRICH/KEST 1/25/79
NAME OF DEVELOPER GOLDRICH, KEST & ASSOCIATES
HOUSING CHARACTERISTICS
Buildinq Type 3-story, elevatored/modern design
Rental Range
Dwelling Units Number: Sec. "8" (per Mo.)
All 135 N/A $290 - $364
Studio
One Bedroom 125 $290
Two Bedroan 10 $364
Unit Size 1 bd/l bath (A) 550 sq. ft.
1 bd/l bath (B) 550 sq. ft.
2 bd/1 bath ' (C) 712 sq. ft.
Private Outdoor 1 bd (A) 50 sq. ft. + planter box
1 bd (B) 66 sq. ft. + planter box
2 bd (C) 60- sq. ft. + planter box
Apartment .Amenities -Limited dining area
-Plan B - small kitchen and service bar
-Limited window/glass area
Conwn Amenities -(2) Main lobby areas a) 750 sq. ft. b) 1000 sq. ft.
n -Game rocm 336 sq'. ft. - TV roan 336 sq. ft.
-Arts and crafts 'roan 160 sq. ft. - Meeting Room 1680 sq. ft.
Total Approximately -A kitchen - office (manager) - (2) laundry roan per
4260 sq. ft. floor - interior halls have large glass areas
Cbrtmercial 2600 sq. ft.
DIVM- OPER QUALIFICATIONS Very good. - firm specializes in multi-family housing
(emphasis on subsidized programs) . Developed and managed
over 12,000 units with net worth of $35 million
DESIGN FACTORS
Overall Plan Average-acceptable linkage and building positioning.
Set-backs from streets at a minimum.
Housincq for .Elderly Average/good-interior layout and size acceptable; 51
underground parking spaces, security good; lighting
and ventilation adequate; ltd. retail space.
Goldrich/Kest
Page 2
Senior Citizen Center Good-13,000 square feet; two--story elevatored;
adequate parking.
FINANCIAL FEASIBILITY
Project Cost Gbod-total of $4.8 million or $32,000 per unit which
is financeable and an adequate allocation.
Operational Revenue Average-rental rates achieveable in market; however,
and Expense expense allocation (about 28% of gross income) is
low (not itemized) .
Proposed Financing Questionable SB 99; tax exempt
CITY OBJECTIVES Average-meets the housing requirements of the Senior
Citizens with an acceptable plan.
SUMMARY Highly experienced developer in government-related
housing programs with a wgrkable but stock plan.
Staff Narrative:
The Goldrich/Kest proposal appears to have some shortcomings. The SB 99 tax exempt
financing mechanism has been investigated by UPI and has been found to have --'
significant problems. The management component of the Goldrich-Kest firm is
highly reputable and currently manages a great many Section 8 projects and the
proposal is enhanced by the solid financial status of Goldrich-Kest.
This proposal, however, proposes a relatively modest number of units. In addition,
the integration of uses on the site is, perhaps, less than optimum. Of particular
goncern is the large area of open parking which divides the site and which may act
as a barrier between the housing units and the public facilities and which occupies
a prominent portion of the site.
c
SENIOR CITIZEN HOUSING
OLD CIVIC CENTER SITE
` . HUNTING70N BEACH, CALIFORNIA
NUMBER 5
I.D. LYONS 1/25/79
NA4E OF DEVELOPER THE WILLIAM LYON CCNPANY �
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwellinq Units Number Sec. "8" (per Mo.).
All 155 155 $232 .- $332
Studio 10 235
One Bedroan 137 $285
Two Bedroan 8 $332
Unit Size Studio/l bath 420 sq. ft.
1 bd/1 bath 537. sq. . ft.
2 bd/l bath 718 sq. ft.
Outdoor Private Space Studio 56 sq. ft.
1 bd ay. 75 sq. ft.
2 bd ay. 85 sq. ft.
Apartment Amenities -Most units have ;kitchen and service bar
-Large window/glass areas
-All units have dining area
f,,Comnon Amenities -Roof-top deck with central laundry facility
v. . -All floors have central lobby/lounge areas
-Large cc m on ocean view terrace on end of each floor
-Large lobby/lounge area, ccmnunity roan with kitchen
facility and arts and crafts area (approximately .4575 sq. ft.)
Cc miercial 4000 sq. ft.
IMA '101*1: 011A IPTCATTONS Good-major regional have builder with limited experience
in governmental housing programs; supported by very good
consultant team.
t�1 RN VAC"IUR.S
Overall Plan Very good-strong orientation and linkage with an innovative
use of the land.
11ousincT For Elderly Excellent-good mix of units with well designed dwellings,
amenity package, good security and parking (underground) .
William Lyons
Paqe 2
Senior Citizen Center Good-2-story layout with good amenity package;
parking 25 spaces below City requirement.
FINANCIAL FEASIBILITY
Project Cost Good-total of $4.8 million or $31,OOO-per unit.
May be as much as 15% low, based on extensive
amenity package.
Operational Revenue Good-rents are certainly achievable in existing market;
and Expense allowance for expenses at 28% of gross income should be
increased by about 15%. V
Proposed Financing Acceptable-CHFA 7h,%, 40-year.
CITY OBJFJCTIVES Very good-this is a creative proposal; appears to meet
the housing criteria as well as provide a strong,
physical complex.
SLMIARY A workable plan by a developer strong in finances
and in experiences.
Staff Narrative:
There appears to be no problem with the immediate or long-tern financial feasi-•
bili_ty of this proposal. Although the operational expenses specified in the
proposal seem somewhat law, this should not jeapordize the implementation of
the project.
The Lyon Company has assembled a highly reputable and prestigous project team for this
proposal. The members of this project team spent a significant amount of time inter-
viewing senior citizen representatives, and City Staff and did in-depth research regarding
the design, financing, and operation of the proposed facility.
The Lyon Company proposal tightly integrates the activities proposed for the site and
provides an acceptable number of housing units without overburdening the site or
damaging the character of the surrounding neighborhood. Some of the architectural
detail of the proposal, however, may require sane adjustment.
SENIOR CITIZEN HOUS IlN3
OLD CIVIC CENTER SITE
HUNTINGTON BEACH, CALIFORNIA
NUMBER 10
I.D. RING 1/25/79
NAME OF DEVELOPER RING BROTHERS CORPORATION
HOUSING CHARACTERISTICS .
Building Type 3-story, elevatored/New England design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 179 N/A* $283 - $343
Studio
One Bedroom 91 $283
Two Bedroom 86 $343
*All units will most probably qualify for Section "8".
Unit Size 1 bd/1 bath 532 sq. ft.
2 ,bd/1 bath 760 sq. ft.
Outdoor Private 1 bd 58 sq. 'ft. balcony
2 bd 58 sq. ft. balcony
Apartment Amenities -Kitchen with pantry and service bar
-No dining area
-Each unit/walk-in storage area
-Ample glass areas
Common Amenities -Greenhouse (1100 sq. ft.)
-Separate laundry building (600 sq. ft.)
-Flower garden akea
Vegatable garden
Total = 1700 sq. ft. -Sunning court with jacuzzi
-Interior laundry.facilities
-Interior corridors ending on open courtyards
Cor nercial 3200 sq. ft.
D1VT;1OPM OLIALTFTOUIONS Very good-multi-family housing specialist, 6,000
apartments and 1,000 condos built and managed; good
financial statement; wholly owned subsidy of Monogram
Ind. ; limited experience in subsidized. housing.
RING
Page 2
Overall Plan Very good-excellent site plan linkage and compatibility
to surrounding area.
Housing For Elderly Good-creative building design with good interior and
exterior amenity package; parking open and away from
units; unit size acceptable; 3,200 sq. ft. of retail
Senior Citizens Center Very goad-attractive, well laid out, with good tie
with library.
FINANCIAL FEASIBILITY
Project Cost Average-total of $5.5 million or $30,000 per unit; more
detailed information needed as this cost may be low
based on proposed amenity package.
Operational Revenue Average/good-rentals are .most likely low based on market
and Expense (may have too high a percentage of 2-bedroom units) . Costs
should be increased.
Proposed Financing Acceptable-9-3/4%, 30-years (int. rate may be slightly low) .
SUMMARY A good proposal from a well known Southern California
developer
Staff Narrative:
As with the other proposals, the immediate and long-range financial viability of this
proposal is good. Of scone concern is the stated cost' of the project, the projected --
rents, and the interest rate for convention financing; all of which appear scmewhat
low.
The Ring Brothers proposal also makes intense use of the site (proposing the greatest
number of housing units) , and integrates the uses on the site in a manner that would
encourage participation and communication by its users.
Despite this intense use of the site, the architectural treatment and landscaping proposed
should make the project compatible with the surrounding neighborhood.
SENIOR CITIZEN HOUSING,
OLD CIVIC CENTI--:R S.IW,
HUNTINGTON BEACH, CALIFORNIA
NUMBER 12
I.D. TCMAN 1/25/79
NAME. OF DEVELOPER THE TOMAN COMPANY
HOUSING CHARACTMSTICS
Building Type 2- and 3-story elevatored/Spanish design
Rental Range
Dwelling Units Number Sec. "8" (per Mo.)
All 184 100 $250 - $378
Studio 25 250 - 300
One Bedroom 129 $283 - $310
Two Bedroom 30 $335 - $378
Unit Size Studio/I bath 470 sq. ft.
1 bd/1 bath 620 sq. ft.
2 bd/1 bath 770 sq. ft.
Private Outdoor Space Studio 220 sq. ft. semi-public terrace/walk
1 bd 72 sq. ft. private balcony
2 bd 72 sq. ft. living room balcony
+ 35 sq. ft. bedroom balcony.
Apartment Amenities -All units/outside storage closet
-All units/have dining area
-All units/kitchen and service counter bar
Ample glass areas/all units
Conmion Amenities -Commn laundry room/2 per floor
Recreation room (1575 sq. ft.)
Thtal approximately -Game room (625 sq. ft.)
2200 sq. ft. -2 managers offices
Retail/Comercial None
DEVELOPER (QUALIFICATIONS Good-Experienced housing developer with limited
experience in multi-family subidized projects; venture
with Genstar with a very strong financial statement.
DF. ;TON FAC Ttl'
i�n•r,il..l i`lan Average-heavy amount of open parking in middle; good
linkage and compatibility to surrounding neighborhood.
F
Tiff: IUMAS COMPANY ~
Page 2
Housing For Elderly Good-good units size and design, security good and
elevator location acceptable.
Senior Citizen Center Average-exterior design acceptable, interior layout is
god
FINANCIAL FEASIBILITY
Project Cost Average-total of $4.8 million or $26,400 per unit.
Could be about 10% low for proposed plan.
Operational Revenue Average/Good-rental schedule acceptable; vacancy rate
and Expense may be low; .financially reasible.
Proposed Financing Acceptable-conventional financing at 9.78%, 29 years.
CITY OBJECTIVES Good-provides housing as required in acceptable project.
SUNMARY Small, but experienced housing developer with strong
financial backing
Staff Narrative:
While. this proposal appears financially feasible, the stated project cost and the
operational reserve may be somewhat low. Of greater concern for the long-term viability
of the project is that the developer intends to contract for management of the housing
units and since no agent has yet been identified, there can be no evaluation of the
crediatials of the management agent at this time.
Vhe proposal relys heavily on open parking located between the housing and the public
facilities. While this is an acceptable approach it does not achieve the integration and
intensity of uses seen in other proposals. Also, this is the only proposal that does not
include any commrcial use on the site. While commercial use was not a mandatory portion
of the request for proposal, it would be of benefit to the site users and its inclusion
has become significant in light of the competition for this project.
all, • .. ,
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huntington bed*planning deportment
staff
leport.
TO: Planning and Redevelopment Commissions
FROM: Planning Department
DATE: March 9 , 1979
SUBJECT: FURTHER CONSIDERATION OF SENIOR HOUSING AND
RECREATION FACILITIES AT OLD ;CIVTC .CENTER SITE..
JOINT SESSION - MARCH 13, 1979
Attached for the Commissions' review is an expanded summary for each
of the four proposals submitted for consideration. This sumamry includes
a brief staff narrative as well as additional statistical information
regarding each proposal. In addition, the display materials prepared
by the proponents will be available for review until just prior to the
meeting of March 13, 1979.
. 'The intention of the meeting on March 13 is 'to provide the Commissions
with the opportunity to fully question each proponent. The proponents
have been advised of the meeting and requested to have the respective
project team members available for questioning. Mr. Robert Snow of
Urban Projects, Inc. will also attend this meeting. _ The proponents will
be invited into the Council Chamber one at a time and will remain until
the-Commissions ' questioning is complete.
At the completion of the questioning, it will be necessary to formulate
the Commissions' recommendations to the City Council. It is suggested
that the Commissions recommend the two proponents in which the Commissions
have the greatest confidence to the City Council for consideration, and
that these two proponents not be assigned a ranking. This will provide
the Council with. the guidance requested of the Commissions, will provide
the Council with the opportunity to assess the two most appropriate pro-
posals, and will provide an immediate alternate should the Council-
selected developer not perform as required.
Should the Commissioners -have any questions regarding the proposals or
the .procedure for the March 13, 1979 meeting, they may contact Mssrs.
Stephen'V. Kohler or Patrick Tessier at 536-5541.
JWP.:SVK:df �.
Attachments l '
s
SENIOR CITIZEN HOUSING
OLD CIVIC CENTER SITE
HUNTINGTON BEACH, CALIFORNIA
NUMBER 4
I.D. GOLDRICH/KFST 1/25/79
NAME OF DEVELOPER GOLDRICH, KEST & ASSOCIATES
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/modern design
Rental Range
Dwelling Units Mmiber Sec. "8" (per Mo.)
All 135 N/A $290 - $364
Studio
One Bedroom 125 $290
Two Bedroan 10 $364
Unit Size 1 bd/1 bath (A) 550 sq. ft.
1 bd/1 bath (B) 550 sq. ft.
2 bd/1 bath (C) 712 sq. ft.
Private Outdoor 1 bd (A) 50 sq. ft. + planter box
1 bd (B) 66 sq. ft. + planter box
2 bd (C) 60 sq. ft. + planter box
Apartment Amenities -Limited dining area
-Plan B - small kitchen and service bar
-Limited window/glass area
. ..Common Amenities -(2) Main lobby areas a) 750 sq. ft. b) 1000 sq. ft.
-Game roan 336 sq. ft. - TV room 336 sq. ft.
-Arts and crafts room 160 sq. ft. - Meeting Roan 1680 sq. ft.
Total Approximately -A kitchen - office (manager) - (2) laundry roan per
4260 sq. ft. floor - interior halls have large glass areas
Commercial 2600 sq. ft.
DEVELOPER QUALIFICATIONS Very good - firm specializes in multi-family housing
(emphasis on subsidized programs) . Developed and managed
over 12,000 units with net worth of $35 million
DESIGN FACTORS
Overall Plan Average-acceptable linkage and building positioning.
Set-backs from streets at a minimum.
Housin(I for Elderly Average/good-interior layout and size acceptable; 51
underground parking spaces, security good; lighting
and ventalation adequate; ltd. retail space.
c
Goldrich/Kest
Page 2
Senior Citizen Center Good-13,000 square feet; two-story elevatored;
adequate parking.
FINANCIAL FEASIBILITY
Project Cost Good-total of $4.8 million or $32,000 per unit which
is financeable and an adequate allocation.
Operational Revenue Average-rental rates achieveable in market; however,
and Expense expense allocation (about 28% of gross income) is
low (not itemized) .
Proposed Financing Questionable SB 99; tax exempt
CITY OBJECTIVES Average-meets the housing requirements of the Senior
Citizens with an acceptable plan.
SUMMARY Highly experienced developer in government-related
housing programs with a workable but stock plan.
Staff Narrative:
The Goldrich/Kest proposal appears to have some shortcomings. The SB 99 tax exempt
financing mechanism has been investigated by UPI and has been found to have
significant problems. The management component of the Goldrich-Kest firm is
highly reputable and currently manages a great many Section 8 projects and the
proposal is enhanced by the solid financial status of Goldrich-Kest.
This proposal, however, proposes a relatively modest number of units. In addition,
the integration of uses on the site is, perhaps, less than optimum. Of particular
concern is the large area of open parking which divides the site and which may act
as a barrier between the housing units and the public facilities and which occupies
a prominent portion of the site.
SENIOR CITIZEN HOUSING
OLD CIVIC CENTER SITE
HUNTINGTON BEACH, CALIFORNIA
NUMBER 5
I.D. LYONS 1/25/79
WE OF DEVELOPER THE WILLIAM LYON COMPANY
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwelling Units Number Sec. 118" (per Mo.)
All 155 155 $232 - $332
Studio 10 $235
One Bedroom 137 $285
Two Bedroom 8 $332
• Unit Size Studio/1 bath 420 sq. ft.
1 bd/l bath 537 sq. ft.
2 bd/1 bath 718 sq. ft.
Outdoor Private Space Studio 56 sq. ft.
1 bd ay. 75 sq. ft.
2 bd ay. 85 sq. ft.
Apartment Amenities -Most units have kitchen and service bar
-Large window/glass areas
-All units have dining area
Common Amenities -Roof-top deck with central laundry facility
-All floors have central lobby/lounge areas
-Large common ocean view terrace on end of each floor
-Large lobby/lounge area, community room with kitchen
facility and arts and crafts area (approximately 4575 sq. ft.:
Commercial 4000 sq. ft.
DFUEI-OPER (QUALIFICATIONS Good-major regional home builder with limited experience
in governmental housing programs; supported by very good
consultant team.
DTSICTI FACTORS
• overall Plan Very good-strong orientation and linkage with an innovative
use of the land.
Housina For Elderly Excellent-qood mix of units with well designed dwellings,
amenity package, good security and parking (underground) .
William Lyons
• •
Page. :2
Senior Citizen Center Good-2-story layout with good amenity package; •
parking 25 spaces below City requirement.
riw4CIAL FEASIBILITY
Project Cost Good-total of $4.8 million or $31,000 per unit.
May be as much as 15% low, based on extensive
amenity package.
Operational Revenue Good-rents are certainly achievable in existing market;
and Expense allowance for expenses at 28% of gross income should be
increased by about 15
Proposed Financing Acceptable-CHFA 72%, 40-year.
CITY OBJECTIVES Very good-this is a creative proposal; appears to meet
the housing criteria as well as provide a strong,
physical complex.
SWIARY. A workable plan by a developer strong in finances
and in experiences.
Staff,Narrative:.
There appears to be no problem with the immediate or long-term financial feasi-
bility of this proposal. Although the operational expenses specified in the
proposal seem somewhat low, this should not jeapordize the implementation of •
the project.
The Lyon Company has assembled a highly reputable and prestigous project team for this
proposal. The members of this project team spent a significant amount of time inter-
viewing senior citizen representatives, and City Staff and did in-depth research regarding
the.'design, financing, and operation of the proposed facility.
The Lyon Company proposal tightly integrates the activities proposed for the site. and
provides an acceptable number of housing units without overburdening the site or
damaging the character of the surrounding neighborhood. Some of the architectural
detail of the proposal, however, may require some adjustment.
SENIOR CITIZEN HOUSINS
OLD CIVIC CENTER SITE
HUNrINGTON BEACH, CALIFORNIA
NUMBER 10
I.D. RING 1/25/79
NAME OF DEVEIAPER . RING BROTHERS CORPORATION
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/New England design
Rental Range
Dwellina Units Number Sec. 11
8" (Per Mo.)
All 179 N/A* $283 - $343
Studio
One Bedroom 91 $283
Two Bedroom 86 $343
*All units will most probably qualify for Section "8". .
Unit Size 1 bd/1 bath 532 sq. ft.
2 bd/l bath 760 sq. ft.
Outdoor Private 1 bd 58 sq. ft. balcony
2 bd 58 sq. ft. balcony
Apartment Amenities -Kitchen with pantry and service bar
-No dining area
-Each unit/walk-in storage area
-Ample glass areas
Ccmnon Amenities -Greenhouse (1100• sq. ft.)
-Separate laundry building (600 sq. ft.)
-Flower garden area
Vegatable garden
Total = 1700 sq. ft. -Sunning court with jacuzzi
-Interior laundry.facilities
-Interior corridors ending on open courtyards
Coamercial 3200 sq. ft.
DEVELOPER QUALIFICATIONS Very good-multi-family housing specialist, 6,000
apartments and 1,000 condos built and managed; good
financial statement; wholly owned subsidy of Monogram
Ind.; limited experience in subsidized housing.
RING
Page 2
Overall Plan Very good-excellent site plan linkage and compatibility
to surrounding area.
Housing For Elderly Good-creative building design with good interior and
exterior amenity package; parking open and away from
units; unit size acceptable; 3,200 sq. ft. of retail
Senor Citizens Center Very good-attractive, well laid out, with good tie
with library.
FINANCIAL FEASIBILITY
Project Cost Average-total of $5.5 million or $30,000 per unit; more
detailed information needed as this cost may be low
based on proposed amenity package.
Operational Revenue Average/good-rentals are .most likely low based on market
and Expense (may have too high a percentage of 2-bedroom units) . Costs
should be increased.
Proposed Financing Acceptable-9-3/4%, 30-years (int. rate may be slightly low) .
SMVIARY A good proposal from a well known Southern California
developer
Staff Narrative:
As with the other proposals, the immediate and long-range financial viability of this
proposal is good. Of sane concern is the stated cost of the project, the projected
rents, and the interest rate for convention financing; all of which appear somewhat
low.
The Ring Brothers proposal also makes intense use of the site (proposing the greatest
number of housing units) , and integrates the uses on the site in a manner that would
encourage participation and communication by its users.
Despite this intense use of the site, the architectural treatment and landscaping proposed
should make the project compatible with the surrounding neighborhood.
SENIOR CITIZEN HOUSING
OLD CIVIC CENTER SITE
HUNTINGTON BEACH, CALIFORNIA
NUMBER 12
I.D. TOMAN 1/25/79
NAME OF DEVELOPER THE TOMAN COMPANY
HOUSING CHARACTERISTICS
Buildinq Type 2- and 3-story elevatored/Spanish design
Rental Range
Dwelling Units Number Sec. 118" (per Mo.)
All 184 100 $250 - $378
Studio 25 T250 - 300
One Bedroom 129 $283 - $310
TWo Bedroom 30 $335 - $378
Unit Size Studio/l bath 470 sq. ft.
1 bd/l bath 620 sq. ft.
2 bd/1 bath 770 sq. ft.
Private Outdoor Space Studio 220 sq. ft. 'semi-public terrace/walk
1 bd 72 sq. ft. private balcony
2 bd 72 sq. ft. living roan balcony
+ 35 sq. ft. bedroom balcony
Apartment Amenities -All units/outside storage closet
-All units/have dining area
-All units/kitchen and service counter bar
-Ample glass areas/all units
Common Amenities -Common laundry room/2 per floor
-Recreation room (1575 sq. ft.)
Tbtal approximately -Game room (625 sq. ft.)
2200 sq. ft. -2 managers offices
Retail/Commercial None
DEVELOPER OI.IALIFICATIONS Good-Experienced housing developer with limited
experience in multi-family subidized projects; venture
with Genstar with a very strong financial statement.
DESIGN FACTORS
Overall Plan Average-heavy amount of open parking in middle; good
linkage and compatibility to surrounding neighborhood.
THE TOM AS COMPANY
Paqe 2
Housing For Elderly Good-good units size and design, security good and
elevator location acceptable.
Senior Citizen Center Average-exterior design acceptable, interior layout is
gam•
FINANCIAL FEASIBILITY
Project Cost Average-total of $4.8 million or $26,400 per unit.
Could be about 10% low for proposed plan.
Operational Revenue Average/Good-rental schedule acceptable; vacancy rate
and Expense may be low; financially reasible.
Proposed Financing Acceptable-conventional financing at 9.78%, 29 years.
CITv OBJECTIVES Good-provides housing as required in acceptable project.
SUMMARY Small, but experienced housing developer with strong
financial backing
Staff Narrative:
while this proposal appears financially feasible, the stated project cost and the
operational reserve may be somewhat low. - of greater concern for the long-term viability
of the project is that the developer intends to contract for management of the housing
units and since no agent has yet been identified, there can be no evaluation of the
crediatials of the management agent at this time.
The proposal relys heavily on open parking located between the housing and the public
facilities. While this is an acceptable approach it does not achieve the integration and
intensity of uses seen in other proposals. Also, this is the only proposal that does not
include any commercial use on the site. While commercial use was not a mandatory portion
of the request for proposal, it would be of benefit to the site users and its inclusion
has become significant in light of the competition for this project.
I
MEMORANDUM
TO: Steve Kohler, City of Huntington Beach DATE: March 7, 1979
FROM: Tim Snow, Urban Projects , Inc.
SUBJECT: Senior Housing Proposals/Old Civic Center Site
In anticipation of next Tuesday's joint Planning/Redevelopment Commission
meeting, I have the following comments and pose the following questions
regarding the financial aspects of the four developer proposals:
• Goldrich Kest (135 Units -- SB99 financing)
1 . Can they "pencil the deal out" with as few as 135 rental units and
with any financing other than SB99?
2. Proposed use of SB99 -- after a number of phone conversations with
Andy Hall (Bond Counsel for Loeb, Rhodes & Hornblower) , the follow-
ing are perceived to be areas of possible problems:
- Outside bounderies of redevelopment project area: Sec. 33751 .5
of Health and Safety Code indicates "construction and rehabili-
tation of residences for occupancy by persons of low-income as
defined in .Sec. 50093 is properly included within redevelopment
plans whether or not such construction or rehabilitation is to
occur within a redevelopment project area whether or not such
construction or rehabilitation is to occur within a redevelop-
ment project area.--" They can qualify for SB Bond Financing
while not being in a project area but by being in .the "territorial
jurisdiction" of the Agency (coterminous with the corporate bound-
aries) . However, we have not found any evidence of low-income
housing being included in the redevelopment plan of the Golden
West Redevelopment Project and therefore question qualification
on this basis (needs a legal interpretation) .
- Possible Referendum: Sec. 33760 of the H & S Code indicates for
housing outside a redevelopment project area that "residential
construction of residences in which the dwelling units are com-
mitted for the period during which the loan is outstanding, for
occupancy by persons of families who are eligible for financial
assistance specifically provided by governmental agency for the
benefit of occupants of the residence." "Eligible for financial
assistance" has generally been interpreted by the legal community
to mean 100 percent subsidized. If this is true, then a refer-
endum on the Old Civic Center project would be necessary as
Huntington Beach does not now have any voter approvals under the
Article 34 Referendum Authority. The subsidy issue, as related
Memorandum
Page Two
to SB99, could be answered shortly in Brea, where the Agency
is attempting to go to the bond market with a 25 percent sub-
sidized housing project located outside of a redevelopment
project area (needs legal interpretation) .
e Lyon/Housing Concepts, et al . (156 Units -- CHFA Financing)
1 . Use of CHFA financing (permanent loan of 7 1/2 percent, 40-years) .
Further indicate that monies for elderly housing are now avail-
able and that a project in Huntington Beach will qualify.
That Section 8 New Construction Certificates can be obtained
for 49 percent of the contemplated units.
Can they get a .40-year loan?
Timing of this entire processing?
2. Copy of opinion letter from counsel for California HCD that a refer-
endum under Article 34 will not be necessary for a 100 percent sub-
sidy program using the following proposed "tandem" program.
- 51 percent of the units under the Section 8 existing housing
certification program as administered by the Orange County Hous-
ing Authority.
- 49 percent of the units under the Section 8 new housing program.
3. If they use CHFA financing, "all rents must be uniform throughout the
complex for similar type units." If they use the "tandem" program,
then the maximum chargeable rents under the existing unit Section 8
program will be lower than that for new construction. Lyon will then
have committed themselves to a schedule of: Efficiency - $235/month;
.1-bedroom - $285/month; 2-bedroom - $332/month.
4. On the basis of their proposal , their estimated project costs and re-
turns are:
Project Costs: $4,833,338 -- ($30,982 per unit for 156 rental
un.its: or $38.13 per square foot of
gross floor area)
Financing: Debt $4,350,004
Equity 483,334
Total $4,833,338
Memorandum
Page Three
Returns: On Project Costs 8.3 percent
On Equity 6.4 percent
5. What if inflation causes high project costs and developer has fixed
rent schedule, how will developer deal with aspects of a fair return?
Will they cut back amenity package, reduce operating and maintenance
costs, take a lower return, or all of these courses of action?
As an example:
10 percent increase in costs ($5.3 million) provides 7.5 percent
return on costs.
15 percent increase in costs ($5.6 million) provides 7.2 percent
return on costs.
• Ring Brothers (179 Units -- Conventional Financing)
1 . Rental rates and unit mix
- Can they move 86 2-bedroom units in a senior citizens project?
Historically, senior citizens seem to favor 1-bedroom units.
- Rental projections for non-subsidized units (especially 2-bedrooms)
appear to be above the present rental rates for existing non-subsi-
dized Huntington Beach apartment units, i .e. :
Projected Ring Non-Subsidized Percent over
Rents (per moJ Market Average Market Average
1-Bedroom $320 $310 3 percent
2-Bedroom $456 $375 22 percent
2. How will Ring achieve these rental rates and still provide acceptable
housing for senior citizens (at an affordable rental rate) ? Are they
willing to some type of agreed upon upper-end lid (on a formula basis)
governing non-subsidized units?
3. In operating proforma, an annual tax figure of $105,727 is indicated.
What is included in this figure (RE tax, income tax, other)?
4. Can Ring Brothers still make a reasonable profit on this project if
costs increase (say 10 percent to 15 percent) because- of infl.ation-
ary factors? Can they still provide the same amenity package as pro-
posed if costs come in higher than projected?
v
Memorandum
Page Four
• Toman (185 Units -- Conventional Financing)
1 . A total of 100 of the 184 units (54.3 percent) is proposed to be
subsidized. It may be that the project, as presently structured,
would be subject to an Article 34 Referendum Approval by the .Hunting-
ton Beach voters (if free land is interpreted to constitute a form
of public finance) . Needs a legal opinion. Does the developer have
a comment?
2. Would the Toman company wait to place its permanent loan after com-
mencement of construction or even after project is completed? If so,
how would this speed up the time it takes to complete the project?
What if permanent rates go up in the future and not down?
3 Can Toman still make a reasonable profit on this project if costs
increase (say 10 to 15 percent) because of inflationary factors?
Can they still provide the same amenity package as proposed if costs
come in higher than projected?
12131 393-7278 871.2120 501 SANTA MONICA BOULEVARD
SEVENTH FLOOR
SANTA MONICA,CALIFORNIA 90401
CORPORATION
A SUBSIDIARY OF MONOGRAM INDUSTRIES,INC.
March 631 1979
Stephen Kohler
Senior Community Development Specialist
City of Huntington Beach
P.O. Box 190
Huntington Beach, CA 92648
RE : Ring Brothers Corporation: Senior Citizen Housing Proposal
Dear Steve :
On February 27 when we presented a proposal for senior citi-
zen housing to the joint meeting of the Planning and Redevel-
opment Commission, certain questions were directed to myself
and our staff in regard to a specific construction cost break-
down and statement of operating expenses . Pursuant to these
questions and a brief discussion with Mr. Snow of Urban Pro-
jects , attached hereto , please find some supplementary figures
which will hopefully clarify any questions . The total numbers
of the original proposal have not changed ; we have only given
a more detailed breakdown of our major cost categories for your
review.
Ring Brothers Corporation has a great deal of experience with
the type of construction proposed here . We are confident of
our cost projections and strongly support the project and the
economic breakdown as submitted. I believe we have put a great
deal of thought and study into the sociological aspects of- this
type of housing as well as the necessary input and experience
to create the physical facility.
We are sincerely looking forward to the opportunity of working
with the City Council Commission and Staff to create an excep-
tional housing project that will be mutually beneficial to the
senior citizen community, the City of Huntington Beach and Ring
Brothers Corporation.
If you re ire any additional information or clarification, we
would b ore an happy to provide you with additional data.
Sinc y,
ary o pson
Vice President , Planning
PRO-FORMA OPERATING STATEMENT
HUNTINGTON BEACH
SENIOR CITIZEN HOUSING PROPOSAL
MONTHLY ANNUAL
INCOME
1 Bedroom - 45 @ $283.00/month $ 12,735
46 @ $320.00/month 14,720
2 Bedroom - 43 O $343.00/month 14,749
43 (1 $456.00/month 19,608
Rental Income $ 61,812
Vacancy @ 2% (1,236)
Effective Rental Income $ 60,576
Other Income 2,000
Total Income $ 62,576 $ 750,912
EXPENSES
Operating
Accounting $ 2,000
Advertising 500
Auto 300
Cleaning 8,000
Gardening 5,000
Management Fee 37,500
Insurance 10,000
Legal 500
Office Supplies and Miscellaneous 1,200
Repair, Maintenance and Reserves 28,950
Salaries 58,000
Telephone 1,800
Utilities and Rubbish 12,000
Total Operating Expenses $ 165,750
Operating Income $ 585,162
Financial Expense and Amortization
3 Amortization and Interest $(396,935)
Taxes (105,727)
Return on Equity $ 82,500
CONSTRUCTION COST BREAKDOWN
HUNTINGTON BEACH
SENIOR CITIZEN HOUSING PROPOSAL
A/C DESCRIPTION AMOUNT
OFFSITE
100 Barricades $ 11000
112 Curbs, Gutters, Sidewalks 40,000
115 Electrical, Underground 10,000
124 Gas, Natural 10,000
127 Grading 10,000
142 Parkway Trees/ Landscaping 5,000
145 Paving, Street Improvements 40,000
154 Sewer 5,000
157 Storm Drain 10,000
160 Street Lighting 5,000
163 Street Signs 1,000
166 Telephone, TV Cable 3,500
170 Water 4,500
Total Offsite $ 145,000
ONSITE
203 Air Conditioning/ Heating 150,721
206 Aluminum Windows/ Patio Doors 42,708
208 Appliances 122,365
221 Cabinets 96,094
223 Carpentry, Finish 109,254
224 Carpentry., Rough 246,318
227 Cleanup 39,728
231 Concrete, Flatwork 33,124
232 Concrete, Foundations 90,000
234 Concrete, Lightweight 19,268
243 Drapes, Interior Window Cover 23,092
245 Drywall 228,440
248 Electrical Wiring 288,033
249 Electrical Fixtures 10,925
251 Elevators 70,000
254 Fiberglass, Tub/Shower 26,876
256 Fire Equipment 17,579
260 Flooring, Carpets 81,340
261 Flooring, Decking 40,672
-D
Huntington Beach Senior Citizens Housing Proposal Page Two
Construction Cost Breakdown
A/C DESCRIPTION AMOUNT
ONSITE (Cont'd)
262 Flooring, Resilient $ 16,313
267 Formica/ Plastic Laminate 21,850
273 Furniture, Common Area 10,000
278 Grading 13,000
282 Hardware, Finish 14,203
289 Insulation 39,400
291 Intercom 20,995
294 Iron, Ornamental 26,171
297 Landscape 81,791
298 Labor 38,735
300 Lumber, Rough 272,072
305 Luminous Ceilings 3,103
307 Marbelene, Pullman Tops 14,675
310 Masonry 11,869
318 Mirrors 6,400
320 Miscellaneous/Contingency 30,670
323 Onsite Drains 17,381
325 Onsite Electrical/ Land. Lights 5,960
327 Onsite Gas 80,878
335 Patios Including Fences 16,383
336 Paving 42, 340
343 Plumbing 318,267
354 Repairs/ Replacement 2,500
355 Roofing 45,400
360 Sheet Metal 20,360
378 Stucco, 141,533
391 Tub/Shower Enclosures 12,017
395 Waterproofing 6,208
396 Weatherstripping 5,810
Total Onsite $ 3,072,826
DIRECT CONSTRUCTION MISCELLANEOUS
405 Blueprints 9,760
408 Bonds 2,444
410 Architects, Engineers 156,384
412 Construction Office 2,932
419 Fencing, Security 1,955
420 Guards 17,593
422' Inspection/Test Fees 2,944
427 Permits and Fees 97,740
Huntington Beach Senior Citizens Housing Proposal Page Three
Construction Cost Breakdown
A/C DESCRIPTION . AMOUNT
DIRECT CONSTRUCTION MISC. (Cont'd)
428 Personnel, Onsite $ 85,522
433 Rental Equipment 1,466
434 Rental, Other 5,864
438 Temporary Utilities . 14,661
439 Tools 735
Total Direct Const. Misc. $ 400,000
LAND, FINANCE & OVERHEAD
453 Travel 2,000
461 Insurance 8,000
476 Model Decorate/ Furnish 15,000
479 Legal 5,000
482 Taxes 60,000
484 Loan Fees 100,000
486 Interest 425,000
487 Start up 30,000
Builders Overhead, Profit,
and Contingency 1,237,174
Total Land, Finance, Overhead $1,882,174
RECAP
Offsite 145,000
Onsite 3,072,826
Direct Const. Misc. 400,000
Land, Finance & Overhead 1,882,174
TOTAL $5,500,000
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HUNTINGTON BEACH/SENIOR CITIZEN'S HOUSING
SUGGESTED QUESTIONS OF DEVELOPERS FOR MEETING
OF PLANNING COMMISSION/REDEVELOPMENT COMMISSION
27 February 1979
DEVELOPMENT PLAN
1 . Explain your land use concept:
• Planning and development layout
• Financial reasoning and justification
2. Explain your internal physical plan:
• Layout of individual units
• Proposed amenity package
Linkage to parking, amenities, and senior citizen's center
3. Give us a description of at least one completed project similar to that
proposed for Huntington Beach.
• Concept
• Operational experience
FINANCIAL PROGRAM
1 . Proposed rental rate schedule
• Will you fulfill Section 8 housing objectives?
• Can you raise rents in the future and still have units affordable
to the public -- Subsidized? Conventional ?
2. Proposed Construction Costs
• What makes you believe that you can build the structure and .provide
the amenity package which you have indicated for your projected
project costs?
• Have you made allowances in your construction cost estimates for
future inflationary increases?
3. Proposed. Financing Plan
• Explain your proposed method of financing and why it can be accom-
plished.
• Will you be able to feasibly finance this proposed Senior Citizen 's
project if you are faced with a construction cost which is 10 per-
cent to 20 percent over that which you have estimated?
STAFFING AND PERSONNEL
1 . Describe how the project will be staffed:
• Person having primary responsibility (assurance of time availa-
bility)
• Supporting team (A & E, general contracting, leasing and operations)
2. Who will be designated to work with the City staff during predevelop-
ment planning organization and negotiations?
3. Schedule and timing of next steps.
NOTE: These are suggested questions which you may want to ask the Hunting-
ton Beach developer candidates. You may also have additional questions
which you wish to ask.
-2-
PLANNING AND REDEVELOPMENT COMMISSIONS
JOINT SESSION
TUESDAY, FEBRUARY 27, 1979 - 7 :00 P .M.
CITY COUNCIL CHAMBERS
1. INTRODUCTION
A. CONCEPT IN 1977
B. OBJECTIVES: 1. INC . AFFORDABLE SR . HSG . STOCK
2. USE LOCAL RESOURCES
3 . CREATE COMPREHENSIVE SR . FAC . TO ACT AS
CATALYST FOR DOWNTOWN
4 . IMPLEMENT WITH MINIMUM OF DELAY
C. AUTHORIZATION : COUNCIL ACTION SEPT. 18, 78
D. INTEREST: 80 RFP' s 13 PROPOSALS
E. DEADLINE : DEC. 22, 78
2. THE PROJECT
A. PROVIDE SENIOR HSG. UNITS (150-200 UNITS)
B. NEW SR. REC. FAC. (10K SQ. FT. )
C. IMPROVE EXISTING LIBRARY OR PROVIDE A NEW ONE
D. THIS TO BE ACCOMPLISHED BY A COMBINATION OF
1. CITY-OWNED LAND
2 . HCD $ ($550,000)
3. CITY FUNDS ($100,000)
4. SUBSIDY FUNDS FROM FEDERAL GOVERNMENT
REPRESENTS A UNIQUE APPROACH AND A REAL LOCAL COMMITMENT TO
MEETING HOUSING NEEDS .
3. THE PROPOSALS
A. WIDE VARIETY OF SOLUTIONS' TO CHALLENGE RFP
B. REVIEW CONCENTRATED ON :
1. DEV. QUALIFICATIONS AND CAPABILTIES
2 . DESIGN FACTORS
3 . FINANCIAL FEASIBILITY
4. OPERATING FEASIBILITY
5. CITY OBJECTIVES
C. SERwLIfES OF INTENSE ANALYSIS RESULTED IN RECOMMENDATION OF
FOUR PROPOSALS
D. TO ELABORATE ON METHODOLOGY OF REVIEW . . .
T
-2-
MR ROBERT NQW OF URBAN PRQJECTS, INCH.
4, TONIGHT'S PROCEDURE
A. 30 MIN MAX. PER PRESENTATION
B. PLEASE HOLD QUESTIONS TILL END OF EACH PRESENTATION
AND TO GENERAL DISCUSSION PERIOD TO FOLLOW ALL FOUR
PRESENTATIONS .
C . STAFF WILL PROVIDE NARRATIVE SUMMARY OF ALL FOUR
PROPOSALS PRIOR TO NEXT JOINT SESSION (RECOMMENDED
MARCH t3, 1979) .
Do THE PRESENTATIONS GOLDRICH KEST & ASSOC .
WILLIAM LYON CO,
RING BROTHERS
THE TOMAN CO,
huntin9ton in department
P�� 9
staff
report
TO: Planning Commission and Redevelopment Commission
FROM: Planning Department
DATE: February 23, .1979.
SUBJECT: PRESENTATION OF SENIOR HOUSING PROPOSALS FOR OLD CIVIC
CENTER SITE - JOINT SESSION, FEBRUARY 27, 1979
INTRODUCTION•
On September 18, 1978, the City Council endorsed the use of the
Old Civic Center site for senior housing and recreation facilities
and authorized staff to distribute a request for proposals. The
deadline for the submission of proposals was December 22 , 1978,
and on that date, staff received thirteen proposals. These pro-
posals and the staff recommendations concerning them, will. be ,the
subject of the Planning and Redevelopment. Commissions ' joint session
of February 27, 1979.
BACKGROUND:
Since receipt of the thirteen proposals, . staff, with .the .assistance
of Urban Projects, Inc. , has closely reviewed- all proposals and
requested proponents to provide additional information when necessary
to clarify the content' of a proposal.
To facilitate this review, a uniform set of criteria were established
by staff and Urban Projects and distributed to proponents prior to
the submission deadline. These review criteria are attached as part
of the request for proposal packet (buff attachment) . These criteria
concentrated on five major areas of concern:
a. Developer Qualifications and Capabilities
b. Design Factors
C. Financial Feasibility
-d. Operating Feasibility
e. City Objectives
. Also attached is a summary of the outcome of this review for each of
the thirteen. proposals. For-the convenience of the Commissions '
review, staff comments are confined to one page per proposal (white
attachment) .
V
Page Two
While some proposals may have ranked high in one or more categories ,
the four proposals recommended for consideration by the Planning
and Redevelopment Commissions were selected because they ranked
highest in all of the review categories listed above. The pro-
ponents of these four most desirable and feasible proposals are:
Goldrich-Kest & Associates
The William Lyon Company .
Ring Brothers
The Toman Company
Representatives of these proponents will be present to make a
presentation at the joint session. -
RECOMMENDATION:
The recommended order of action for the joint session of February 27,
1979 is as follows:
1. ' Staff Overview of Project
2. Presentation by Proponents (30 min. limit each including questions)
3. General Discussion by Planning and Redevelopment Commissions
4. Continuation of Discussion to March 13, 1979*.
I
*Since it is anticipated_ that further discussion will be necessary
it is suggested that an additional joint session be scheduled.
SVK:gcc-�
Encl.
_ i
V
Goldnch &Kest
J ' 5150 Overland Avenue • Culver City, California 90230 • (213) 204-2050
GOLDRICH, KEST & ASSOCIATES
CURRENT HUD CONSTRUCTION PROJECTS
CONTRACT ESTIMATED
DEVELOPMENT # OF UNITS AMOUNT COMPLETION
Acacia Villa (Garden Grove) 161 $ 3 ,183 ,900 9-79*
Amerige Villa (Fullerton) 101 1, 857 ,000 7-79
Burlington Arms (Los Angeles.) 55 1, 875 , 0001. 7-79
Clark Terrace (Baldwin Park) 78 1, 401,900 2-79
Civic Plaza (Santa Clara) ill 2 , 816 ,900 5-79
Clayton Gardens (Concord) 131 2 , 844 ,900 4-79
Grandview Terrace (West Los
Angeles) 189 6 ,775 ,000 12-79,
Millbrook Park (Fresno) .75 2,050 , 700 10-79
Palmdale East. Q. (Palmdale) 90 2, 737 , 100 9-79
'Pendleton Arms (Sun Valley) 56 1,634 , 800 10-79
Pleasant Hills Gardens
(Pleasant Hills) 101 2 ;500 ,300 1-79
Pres -dio Park (Santa Barbara) 50 1, 156.,000 6-79
Rosswood _Villa , (Santa Ana) 199 3 , 745 ,600 2-79
San Gabriel Villa (Montebello) 72 2 ,149 , 300 10-79
Santa Ana In . Town (Santa Ana) 158 5 , 377 , 700 12-79
'Valencia -Villa (Valencia) 76 1,565, 600 1-79
Villa Olive Oak (Monrovia) 81 1 ,593 , 400 5-79
$45 , 265 , 100
Total Current Project: 17
Total Number of Units : 1, 784
Total Amountof Construction:. $45 ,265 , 10.0
2-79
ppppRlVNfi oppo xuwY
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Goldiich &Kest
5150 Overland Avenue • Culver City, California 90230 • (213) 204-2050
FINANCING COST 121PACT STUDY
SENIOR CITIZEN HOUSING
ASSUME $3,930,000 MORTGA(Z
PER UNIT PER OPERATING EXPENSE
MONTH DEBT & EQUITY RETURN AVERAGE UNIT
TERMS SERVICE PER UNIT PER MONTH RENT
72%, 30 Years 203 94 297
8%, 30 Years 213 94 307
8z%, 30 Years 223 94 317
10%, 30 Years 255 94 349
OPMRUNR,
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i
REV I SED
MEMORANDUM
TO: Mr. Floyd G. Belsito, City Administrator DATE: 1 /30/79
FROM: Stephen V. Kohler , Senior Community Development Specialist
SUBJECT: Proposals for Senior Housing / Old Civic Center Site
As you may know, the City of Huntington Beach has received 13 proposals from
developers in response to our RFP for Senior Housing and Recreational Facili-
ties on the Old Civic Center site. A list of these California developers is
attached to this memorandum. We feel that the proposals were well thought
out, complete and, for the most part , realistic. We are fortunate to have
received proposals from a number of the leading California housing builders.
Our staff, assisted by Urban Projects, Inc. (our development advisors) , has
carefully reviewed each of the individual proposals and has evaluated each
on the basis of a set of preestablished factors entitled "Huntington Beach
Developer Evaluation Criteria". We have evaluated each of these proposals
based upon: developer experience, design factors, financial reasonability
and City benefits. A summary of our evaluation process of each of the 13
proposals is made a part of this memorandum.
It is our recommendation that the City Council (or a Housing Committee,
appointed by the Council) hear a verbal presentation from a select number
of the developers who have made proposals. These presentations should, un-
less deemed otherwise, be limited to about four firms. Based on our evalu-
ation , we recommend that the following four firms be interviewed:
Goldrich Kest & Associates
The William Lyon Company
Ring Brothers
The Toman Company
A number of the other firms could very well develop an acceptable senior
citizens housing project on the Old Civic Center site. In our evaluation
process we also felt that the proposals from Watt Industries and Mayer
Government Housing had specific merit in certain areas.
We recommend that a single developer be selected as a result of the inter-
view process and that the City negotiate with that firm on an exclusive
basis.
4
List of Developers
1 . The Hall Partners/Warmington Development Company
2. Calmark Properties, Inc.
3. The Klein Group, et al .
4. Goldrich, Kest & Associates
5. The William Lyon Company
6. Mayer Government Housing, Inc.
7. National Housing Consultants , Inc: #1
8. National Housing Consultants , Inc. #2
9. The R. H. Klein Company
10. Ring Brothers Corporation
11 . Shapell Government Housing, Inc.
1.2. The Toman Company
13. Watt "Industries , Inc.
SENIOR CITI-ZEN HOUSING Number 1
OLD CIVIC CENTER 'SITE I .D. Hall
HUNTINGTON- BEACH., CALIFORNIA 1 /�5/79
NAME OF DEVELOPER The Hall Partners / Warmington Development Company
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwelling' Units Number Sec. "8" (Per Mo.)
All 150 75 $3o6-450
Studio �—
One Bedroom 105 5306-340
Two. Bedroom 45 $364-450
DEVELOPER QUALIFICATIONS Limited experience in multi-family subsidized housing
(Hall. commercial ; Warmington - single-family resi-
dential) . Below average financial resources.
DESIGN FACTORS
Overall Plan Relatively good - set-backs and linkages good; parking all
surface and exposed; 120 spaces meet project requirements.
Housing For Elderly Average - unit size and layout acceptable - narrow in-
terior courtyards , amenity package limited.
Senior- Citizens Center Average - structure not well defined; well integrated
into existing library.
FINANCIAL FEASIBILITY
Project Cost Average - Limited cost breakdown provided; however , a cost
of $4.4 million or $29,600 appears to be reasonable for
the proposed project.
Operational Revenue Fair - projected rental rates 20% to 25% over current
and Expense H.B. market ; operating costs and reserve for replacement
low by industry standards and questionable
U
Proposed Financing Acceptable - conventional (10-3/4%, 30-year)
CITY OBJECTIVES Average - provides adequate number of Section "8"
housing.
SUMMARY Financially questionable proposal by inexperienced
developers in the area of subsidized, multi-tenant
housing.
SENIOR CITIZEN HOUSING Number 2
OLD C•1VIC CENTER- SITE I .D. Calmark
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Calmark Properties, Inc.
HOUSING CHARACTERISTICS
Building Type 2-story, non-elevator/Mediterranean Style
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.) " .
All 148 148 $235-250
Studio 0
One Bedroom 124 $235
Two Bedroom 24 $250
DEVELOPER QUALIFICATIONS Average to good - developed and managed over 12,000 multi-
family units in So. Cal . (3 senior citizen projects) ;
net worth of $4.8 million fairly low.
DESIGN FACTORS
Overall Plan Fair - high building coverage on housing land area; mass
of open parking facing Sixth St. ; acceptable linkage.
Housing For Elderly Fair - units 15% to 20% too small ; spartan plan as to
exterior facial and amenity package; security poor;
no consideration for handicapped needs.
Senior Citizens Center Fair - elongated building with limited explanation of
interior layout plan.
FINANCIAL FEASIBILITY
Project Cost Average - $2.7 million or $18,000 per unit lowest of
proposals but is for a truly low cost project.
Operational Revenue Average - rents on the low end of the scale with a
and Expense correspondingly limited expense allowance.
Proposed Financing Acceptable- as to conventional financing (101%, 30-
year) .
CITY OBJECTIVES Average to Fair - provides "affordable" housing for
elderly but in a very spartanic environment.
SUMMARY Experienced but undercapitalized developer proposing
to build a "typical" garden apartment complex.
SEWOR CITIZEN HOUSING Number _
OLD CIVIC. CENTER .SITE I .D. Klein/Turner
HUNT I NGTON BEACH , CAL I:FORN:I A 1 /25/]9
NAME OF DEVELOPER The Klein Group; et al ..
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Colonial design:
Rental Range „
Dwelling Units Number Sec. "8" (Per Mo. )
All 156 0 $400-480
Studio 0
One Bedroom 120 $400
Two Bedroom 36 $480
DEVELOPER QUALIFICATIONS Klein has experience in subsidized housing development;
however, a newly formed firm in a new joint venture
with limited capital resources.
DESIGN FACTORS
Overall Plan. Average/good - good linkage landscap.ing and building
sighting plan.
Housing For Elderly Good -spacious rooms, well laid out with
and extensive amenity package. Massive building with
heavy site coverage, abundance of covered parking.
Senior• Citizens Center Average - well located on site; l.imi.ted description of
interior layout.
FINANCIAL FEASIBILITY
Project Cost Fair - $6.3 million or $40,000 per unit is 20% to 30%
more than that which is reasonable for the envisioned
senior citizens project.
Operational Revenue Poor.= high construction costs and heavy amenity package
and Expense has forced a rental program which is not in conformance
to Section "8" standards and 20% above the existing H.B.
conventional housing: market.
Proposed Financing Fair = a CHFA loan the size requested is unlikely;
municipal bonds are out.
CITY OBJECTIVES Fair.- pricing structure is out of reach of proposed
users..
SUMMARY Developer has presented a proposal which is question
able for Senior Citizen Housing. It is basically over-
designed for the market intended.
G
SENIOR CITIZEN HOUSING Number 4
OLD CIVIC CENTER SITE I .D. Goldrich/Kest
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Goldrich, Kest b Associates
HOUSING CHARACTERISTICS
Building Type 3-story, el evatored/Modern design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 135 N/A . $290-364
Studio __F—
One Bedroom 125 $2..90
Two Bedroom 10 $364
DEVELOPER QUALIFICATIONS Very good - firm specializes in multi-family housing
(emphasis on subsidized programs) . Developed and
managed over 12,000 units with net worth of S35 million.
DESIGN FACTORS
Overall Plan Average:- acceptable linkage and building positioning.
Set-backs from streets at a minimum.
Housing For Elderly Average/good - interior layout and size acceptable; 51
underground parking spaces , security good; lighting
and ventilation adequate; ltd. retail space.
Senior Citizens Center Good - 13, 000 square feet; two-story elevatored; ade-
quate parking.
FINANCIAL FEASIBILITY
Project Cost Good:-- total of $4. 8 million or $32,000 per unit which
is financeable and an adequate allocation.
Operational Revenue Average - rental rates achieveable in market; however;
and Expense expense allocation (about 28% of gross income) is low
(not itemized) .
Proposed Financing Acceptable - CHFA 7P, 30-years.
CITY OBJECTIVES Average - meets the housing requirements of the Senior
Citizens with an acceptable plan.
SUMMARY Highly experienced developer in government-related
housing programs with a workable but stock plan.
w
l
SENIOR CI'TIZEN. HOUSING Number. 5
OLD, C LV I C...CENTER. SITE I .D. Lyons
HUNTINGTON- BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER - The-William Lyon Company
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Modern design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 155 155 S235-332
Studio 10 $235
One Bedroom 137 $285
Two Bedroom 8 $332
DEVELOPER QUALIFICATIONS Good -major regional home builder with limited ex-
perience in governmental housing programs; supported
by very good consultant team.
DESIGN FACTORS
Overall Plan Very good - strong orientation and linkage with an inno-
vative use of. the land.
Housing For Elderly Excellent - good mix of units with well designed dwellings ,
amenity package, good security and parking (underground) .
Includes 4,000 square feet of retail space.
Sen.ior' Citizens Center Good- 2-story layout with good amenity . package; parking
'25 spaces below City requirement.
FINANCIAL FEASIBILITY
Project Cost Good - total of $4. 8 million or $31 ,000 per unit. May be
as much as 15% low, based on extensive amenity package.
Operational Revenue Good " rents are certainly achievable in existing market;
and Expense allowance for expenses at 28% of gross income should be
increased by about 15%.
Proposed Financing Acceptable:- CHFA 71%, 40-year
CITY OBJECTIVES Very good - this is a creative proposal ; appears to meet
the housing criteria as well as providea strong, -physical
complex.
SUMMARY A workabl.e plan by a developer strong in finances and
in experience.
SENIOR CITIZEN HOUSING Number 6
OLD CIVIC CENTER SITE I .D. Mayer
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Mayer Government Housing Inc.
HOUSING CHARACTERISTICS
Building Type . 3-story, elevatored/Spanish design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 184 111 $280-336
Studio —�
One Bedroom 166 $280
Two Bedroom 18 $336
DEVELOPER QUALIFICATIONS Very good- largest housing developer in So. Cal . (spe-
cializes in multi-fami.ly) ; strong financial capacity
(no statement provided) . Ltd. govt . programs experience.
DESIGN FACTORS
Overall Plan Fair/average - fair site coverage and linkage with
little landscaping proposed.
Housing For Elderly Fair- small units which are not well laid out; limited
amenity package. Elevators poorly spaced
Senior Citizens Center Fair- little outside lighting.
FINANCIAL FEASIBILITY
Project Cost Average- $3.9 million or $19,000 per unit; appears to
be 15 to 20% low; developer claims that he is not tak-
ing any profit on construction.
Operational Revenue Average - rental range most acceptable; expenses some-
and Expense what low.
Proposed Financing Acceptable- finance construction from commercial loan
with conventional take-out at later time
CITY OBJECTIVES Average - meets housing demands but project lacks de-
sign interest or linkage.
SUMMARY Excellent developer (who has successfully built projects
with a low profitmargin) with a minimum plan for the
subject site.
SENIOR. CITIZEN HOUSING Number 7
OLD -CIVIC.CENTER SITE I .D. National #1
HUNTINGTON BEACH', CALIFORNIA 1 /25/79
NAME OF DEVELOPER National Housing Consultants, Inc.
HOUSING CHARACTERISTICS
Building Type 9-story, elevatored/Modern design
Rental Range
i
Dwelling Uni-ts Number Sec. "8" (Per Mo.)
All 208 N/A $312-370
Studio 0
One Bedroom 196 $312
Two Bedroom 12 $370
DEVELOPER QUALIFICATIONS Fair - limited development of housing; .do. have a 200-
unit high-rise Senior Citizens project in Santa Ana.
Limited financial strength.
DESIGN FACTORS
Average - high-rise residential building, abutting ad-
Overall Plan joining single-family neighborhood on; Sixth Street,
linkage circulation and landscaping acceptable.
Housing For Elderly Fair- site density is high, -unit size and design pass-
able; good amenity package.
Senior Citizens Center Fair - layout good but has less than 50% of the off-
street parking requested by the City.
FINANCIAL FEASIBILITY
Project Cost Fair/Poor - $4.6 million or 531 ,000 per unit; question-
ably low for a high-rise building.
Operational Revenue . Average/Fair - revenues appear to be achievable; how-
and Expense ever, a high (9-91%) management fee indicated .and a
low reserve for replacement.
Proposed Financing Conventional financing of 91, 30-years generally not
available in present market.
CITY OBJECTIVES Fair - this proposal does not appear to meet apparent
City objectives for the project.
SUMMARY Somewhat inexperienced developer with a proposed
complex high-rise building.
SENIOR CITIZEN HOUSING Number 8
OLD CIVIC CENTER SITE I .D.National /#/2
HUNTINGTON BEACH , CALIFORNIA 1 /25/79
NAME OF DEVELOPER National Housing Consultants, Inc.
HOUSING CHARACTERISTICS
Building Type Combination of 6-story and 3-story buildings
Rental Range
Dwelling Units Number Sec. 118" (Per Mo.)
All 209 N/A $312
Studio �—
One Bedroom 201 $312
Two Bedroom 8 $370
DEVELOPER QUALIFICATIONS Same as Proposal No. 7
DESIGN FACTORS
Overall Plan Same as Proposal No. 7
Housing For Elderly
Senior- Citizens Center
FINANCIAL FEASIBILITY
Project Cost Same as Proposal No. 7
Operational Revenue
and Expense
Proposed Financing
CITY OBJECTIVES
SUMMARY Same as Proposal No. 7
1
SENIOR CITIZEN HOUSING Number 9
OLD CIVIC CENTER SITE I .D. Klein Co.
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER The R. H. Klein Company
HOUSING CHARACTERISTICS
Building Type 5-story, elevatored/Modern design
Rental Range
Dwelling Units Number Sec. 118" - (Per Mo.)
All 159 0 $409
Studio —'�—
One Bedroom 159 .$409
Two Bedroom 0
DEVELOPER QUALIFICATIONS Average/Fai.r- developer has consulted and undertaken sub-
sidized housing programs; managed 4,500 units; financial
capacity unknown.
DESIGN FACTORS
Average/Fair- buidling mass on west side of site, large
Overall Plan open parking area on Sixth St. , linkage acceptable , cir-
culation average.
Housing For Elderly Fair - all units one bedroon, no mix, poor uni-t design
and interior layout.
Senior Citizens Center Average/Fair - renovation of fire station, interior
space limitations , inadequate parking.
FINANCIAL FEASIBILITY
Project Cost Fair - total of $6.1 million or $38,000 per unit.
Operational Revenue Poor - rental rates substantially above criteria for
and Expense Section "8", as well as the existing H.B. market.
Proposed Financing
CITY OBJECTIVES Fair.- does not meet housing requirements..
SUMMARY Rental. rates , unit mix and design generally not in
conformance with project objectives and/or market
conditions.
I
r
SENIOR CITIZEN HOUSING Number 10
OLD CIVIC CENTER SITE I .D. Ring
HUNTINGTON BEACH, CALIFORNIA 1 /25/79
NAME OF DEVELOPER Ring Brothers Corporation
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/ New England design
Rental Range
Dwelling Units Number Sec. 118" (Per Mo. )
All 179 N A` $283-343
Studio 0
One Bedroom 91 $283
Two Bedroom 86 $343
DEVELOPER QUALIFICATIONS Very good - multi-family. housing specialist , 6,000 apts.
and 1 ,000 condos built and managed% good financial state-
ment; wholly owned subsidy of Monogram Ind. , limited exp.
DESIGN FACTORS in subsidized housing.
Overall Plan Very good - excellent site plan linkage and compatibility
to surrounding area.
Housing For Elderly Good - creative building design with good interior and
exterior amenity package; parking open and away from
units ; unit size acceptable; 3,200 sq.ft. of retail .
Senior' Citizens Center Very good - attractive, well laid out , with good tie
with the library. .
FINANCIAL FEASIBILITY
Project Cost Average - total of $5.5 million or $30,000 per unit ; more
detailed information needed as this cost may be low based
on proposed amenity package.
Operational Revenue Average/good - rentals are most likely low based on market
and Expense. (may have too high a percentage of 2-bedroom units) . Costs
should be increased.
Proposed Financing Acceptable- 9-3/40, 30-years (int. rate may be slightly low)
CITY OBJECTIVES Good- meeting -the housing requirements with an attract-
ive and creative project.
SUMMARY A good proposal from a well known Southern California
developer.
*All units will most probably qualify for Section "8".
SEN I OR°k.0 LT1 ZEN".HOUSI NG'_ Number- 1 1
OLDi:C11 V.I`C :CENTEVS`LTEE I :D: .Shape•1 1
HUNTfNGTON',BEAGK CALI FORNIVA-+ 1 /25779
NAME=OF DEVELOPER Shape-ll '.Gover.nme'ntiHous:ing, . Inc:..
0
HOOS'INV=CHARACTERI ST I CS_:
B&ii:ld•i ngcTyp'ec 3'sto.ry-,,e4&va.tor.•ed-/Cea i for.ni,,uModecn-.des i gn
Ren:taJiRamgge
DweI I i-ng'UM,is Number.? Secc.
q},} 136 $316.4 3M,
Studio —�
Oiie :Bed,room°n 1 30" $3]-66 .
Two~Bed,rootn- 6 $366
DEVELOPER>,QUALI FICA-V0NS= Good: Shape=l l Industri,e.s.z(pa.renttcompa.ny�) • la:r.ge::Southern-
Ca-1 i fo.rn:i 6:3 hours=i ng�de'v-e]oper; techn-i ca_. 1 y, andci f i sca..l 1 y
strop-g; govtt. hous-ingzs:ubs:id-iaryt,. has�had=good-- track record: .
DESIGN'•FACTO RS
Overa;l 1 P=l an~ Averagel i nkage- fa-..r,-d-ue�-to_%open-pa rM ng_, i n::mi.dd l a of
project::
Hous i n`g;:Fo.r 'Elder}y. . Fe.i i- '--un-i t: l ayout.•fa=i r,, . roomy s=i 2e�accep.tab..1 e -1e.1 ev-a.to;rs
not:we l 1 _ pos:i_t'i oneda p:a.rk i ng; l ocax`i on and:ava:i 1 ab i 1 i ty
fair;-, 1 i mi ted_ame•n4 ty:=package
Senior' Gitizens Center: Average- 2=story b`-16nd-ex.terior-des�ign w•i,tKan-�ave>rage
i n-te:r i or 1 ayout'.
F.I NANC I AL.FEAS:I Ba L,I TY
Proj.e'c--t Cast': Average/Good:=--tota:.l of,: $3::7 mi l l i on-o:r-$2..T;000" per- un;i t;
reasonable- fort proposed:' project:.
Operat'i ona-1 Revenue- Fa-i i----rentsz w=i 1 1 genera=l ly_ meet. Section— "T' requirements ,
and_'Ezpense however; op'e_raa-:ing_ co=st's o,f 24% of= gross income very low.
Proposed=Fi nanc�i ng Accep=tab-1 e --h`owever-,. a:- HUD22.1'(d)4 has a.: long:. process i ng_
t;i me. v
C_ITYOBJECTIVES: Ave:ra.ge:--hous:ing_ requ:irements a:re:'met-with-..an un-ima.gi.n--
a:t:i ve p:roj ec.v..
SUMMARY' Eicper-i enced deveaoperrw i th-a 1 i m i ted p:roposa 1
SENIOR CITIZEN HOUSING Number 12
OLD CIVIC CENTER SITE I .D. Toman
o
HUNTINGTON BEACH , CALIFORNIA 1 /25/79
NAME OF DEVELOPER The Toman Company
HOUSING CHARACTERISTICS
Building Type 2- and 3-story., elevatored/Spanish design
Rental Range
Dwelling Units Number Sec. "8" (Per Mo.)
All 184 100 $250-378
Studio — __�250-300
One Bedroom 129 $283-310
Two Bedroom 30 $335-378
DEVELOPER QUALIFICATIONS Good - experienced housing developer with limited ex-
perience in multi -family subidized projects; venture
with Genstar with a very strong financial statement.
DESIGN FACTORS
Overall Plan Average - heavy amount of open parking in middle; good
linkage and compatibility to surrounding neighborhood.
Housing For Elderly Good - good unit size and design, security good and
elevator location acceptable.
Senior' Citizens Center Average - exterior design acceptable, interior layout is
good.
FINANCIAL FEASIBILITY
Project Cost Average.- total of $4.8 mi 1 1 ion.•or $26,400 per unit.
Could be about 10% low for proposed plan.
Operational Revenue Average/Good - rental schedule acceptable; vacancy rate
and Expense may be low; financially feasible.
Proposed Financing Acceptable - conventional financing at 9.78%, 29-years.
CITY OBJECTIVES Good - provides housing as required in acceptable project.
SUMMARY. Small , but experienced housing developer with strong
financial backing.
SENIOR CITIZEN HOUSING Number _ 13
OLD CIVIC CENTER SITE I .D. Watt
HUNTINGTON BEACH , CALIFORNIA 1 /25/79
NAME OF DEVELOPER Watt Industries , Inc.
HOUSING CHARACTERISTICS
Building Type 3-story, elevatored/Spanish Design
Rental Range
Dwelling Units Number Sec. 118" (Per Mo.) i
All 148 73 $307-400
Studio 0
One Bedroom 133 $307-325
Two Bedroom 15 $364-400
DEVELOPER QUALIFICATIONS Very good - major southern California company (over
25,000 units constructed) with strong financial
position.
DES FGN FACTORS
Overall Plan Average - stock plan with all surface parking, fair
linkage wand'circulation.
Housing For Elderly Average - one bedrooms small with limited dining
area; distance to elevators from parking; amenity
package light.
Senior Citizens Center Fair - not described in detail . .
FINANCIAL FEASIBILITY
Project Cost Good - $4. 3 million total or $29,000 per unit.
Operational Revenue and Fair/Average - rental rates 10-15% over estimated
Expense market for units proposed;. expense projection
acceptable.
Proposed Financing Acceptable- CHFA 71%, 40-year.
CITY OBJECTIVES Average- will probably meet housing requirements
but project design is not strong.
SUMMARY A proven developer with financial strength but
with a limited proposal .
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Alnie CITY OF HUNTINGTON BEACH
INTER-DEPARTMENT COMMUNICATION
HUNTINGTON BEACH
To Gail Hutton From Stephen V. Kohler
City Attorney Housing & Community Development
Subject OLD CIVIC CENTER SITE Date November 20, 1978
As you know, on September 18, 1978 the City Council endorsed
the use of the old Civic Center site for senior citizen
housing and authorized Staff to request proposals from
developers . As part of our discussions with developers
a question has arisen regarding the willingness of the
City to "subordinate" the lease to be negotiated with the
developer selected by Council .
Question: Will the subordination of this lease jeopardize
the City' s title to the old Civic Center property?
If you should have any questions, please phone me at
extension 5541.
SVK/dc
E...............................
............. ......... ::......*.'.*Z.*=.'.-.*.'.:.::.......... ........7:;....::.....:
...........
.................. ..............o...................... ... ........................
............ ... ....: ...:::
......... ............... .........
............................... ....................................... ................. ------
..................................................
............... ........ ........................
............... ............ ::::: *'*.,:::::.,:.,.,.,.,.,.,.,.*.'. ...I----................
................................. ........... ........................................ ..................................................
........... ................
............... ........ ................... .................. .................. ............. .. .............
.......................................................... ............................................. .. ....:::::::::: ' .....*--- -------
.......................................................................... ............................................................... .......................... .. .................... .............=---
It F ....................*...................
...............
6e
PURCHASE ORDER PURCHASE ORDER
®. ew,
Cfi--'�Y of Huntington Be"'ch 13994
POST OFFICE BOX 190
• N This number must
HUNTINGTON BEACH, CALIFOR [A 92648 RECEIVED
(714) 536-5221 appear on
packages and Invoices
APR 0 6 1978
DATE 03/31/78 016906691 13994
V S
N
E H URBAN PROJECTS CITY OFFUNTINGTON BEACH
I
D 10850 WILSHIRE P PLANNING
0 T
WESTWOOD, CA. 90024 2000 MAIN
R
0 HUNTINGTON BEACH , CA . 92648
F.O.B. Destination Delivery within Confirm Plus Frt.Prepay & Add: Terms:
0 days
WRININSIR •
SERVICES TO BE RENDERED DOWNTOWN REDEVELOPMENT
PROJECTS
THIS PURCHASE ORDER REPLACES PURCHASE ORDER ! 356 11'-
$ -7
TERMS AND CONDITIONS ON REVERSE TOTA
FORM A PART OF THIS ORDER
r� s g cer it h un n on ea h
...............................................................................................................—------------------------------------............
.............................
. ........ ....... ..... . .................. ................................ ............. ...........................................
...::.� *............*...... .....
........................... ...........................................................................................................................................................................................................—-
.................................................................................................. ... ......................................
......................................... .................... ..... ......
........................ ................................................. .............. ......................................................................................
................................. .................................................................................................................................. ................................... ...........................................................
.......... ...... ........ --.............. .................................. ............
.......................... .......... ....................
....................................................................................................................................................-...................................................................................................................................................
City of Huntington Beach
P.O. BOX 190 CALIFORNIA 92648
OFFICE OF THE CITY CLERK
June 21, 1977
Urban Projects, Incorporated
10850 Wilshire Boulevard
Suite 1050 - Westwood
Los Angeles, California 90024
Attention: Jerry A. Rogers
Executive Vice President
Gentlemen:
The Redevelopment Agency of the City of Huntington Beach, at its
regular meeting held Monday, June 20, 1977, adopted Resolution
No. 14, which amends the Agency's present contract with your firm
by extending the existing contract to June 30, 1978.
We are enclosing a certified copy of Resolution No. 14 which
includes a copy of Exhibit A - Supplemental Agreement #6 for your
records.
Sincerely,
Alicia M. Wentworth.-0-
City Clerk
AMW/CB/sh
Enc.
w H a
RESOLUTION NO. 14
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE
CITY OF HUNTINGTON BEACH AMENDING A PLANNING
SERVICES CONTRACT WITH URBAN PROJECTS, INC.
WHEREAS, the Redevelopment Agency of the City of Huntington
Beach is engaged in redevelopment planning studies. and the Agency
has generated a need for planning consultant services; .and
The Agency is engaging the services. of Urban Projects , Inc .
on a time-and-material basis to satisfy this need, and Agency
and Urban Projects , Inc. desire .to extend the time limit for
performance,
NOW, THEREFORE, the Redevelopment Agency of the City of
Huntington Beach does resolve. as - follows :
A supplemental agreement -between the Agency and. Urban Projects ,
Inc , for extending the time limit_- for performance of the existing
agreement for planning services which is attached hereto as
Exhibit "A" and made part hereof is hereby approved.
The Mayor of the City:- of Huntington Beach, a member of this
Agency, is hereby authorized. to execute a supplemental agreement
on behalf of the Agency, and the City Clerk of the City of
Huntington Beach is hereby authorized to attest such document on
behalf of the Agency.
PASSED AND ADOPTED b.y the Redevelopment Agency of the City
of Huntington Beach at a regular meeting thereof held on the 20th
day of June, 1977 • .
ATTEST:
hairman. for Redevelopment
Agency of the City of Huntington
Beach
Clerk for RedevelopmentAgency_
REVIEWED AND APPROVED: APPROVED AS T6 FORM:
Chief ecutive Officer Legal Advisor
NiT . cs MT
INITIATED AND APPROVED
AS TO CONTENT :
2 .
Res . No. 1=
:,TA".'E OF CALIFORN:A )
)
'MINTY OF ORANGE )
a
I , ALICIA M. WENTWORTH, Secretary of the Redevelopment
Agency of the City of. Huntington Beach, California,' DO HEREBY
(:ETNTIFY that the foregoing resolution was duly adopted by the
Redevelopment Agency of the City of Huntington Beach at a
ineet;n� of. 'said Redevelopment Agency held on the 20th day of
June 197 7, and that it .was so adopted by the
following, vote
AYES : Members :
Bartlett, wieder, Coen, Gibbs, Shenkman, Pattinson
NOFS Members :
Siebert
AR ENT : Members :
None
Secretary of t e Redevelopm nt
Apency of the City of
Huntington Beach
The foregoing instrument is a correct
copy of the original on file in this office.
Atte t 19
City C'�r; r:., °c;��Clerk of the City
Council of the Clty of Huntington Beach,
Cal.
BY� De uty
.:.... UN i INGTUN ��
H ,;:..
!'LANNiNu DIPT.
EXHIBIT A
SUPPLEMENTAL AGREEMENT NO. 6 i�0
P. 0. Lox
f-iunt;r.gton Ruch. CA 9264S
THIS SUPPLEMENTAL AGREEMENT NO. 6 , made and entered into this
20th day of June, 1977, by and between the HUNTINGTON BEACH REDEVELOP-
MENT AGENCY, a body corporate and politic in the City of Huntington Beacom ,
California (hereinafter called "Agency".) and URBAN PROJECTS, INC. , a
California Corporation, located at -10850 Wilshire Boulevard, Suite 800 ,
Los Angeles, California (hereinafter called "Consultant") to that certain
Agreement heretofore entered. into .between the parties dated March 3 , 1976 .
W I T N -E S S E T H
WHEREAS, the parties have heretofore entered into an agreement
for the provision of certain services by Consultant to Agency ; and
The agreement. as. originally. entered into contained a limitation
of time for performance of such services and the parties mutually desire
to enlarge upon the time for performance,
NOW, THEREFORE, the- parties covenant and agree as follows :
Paragraph III - . Time . of Completion' of the Agreement dated
March 3 , 1976 and amended January 17, 1977 , is further amended to delete
the words "to June .30 , 1977" and substitute therefore the words "to
June 30, 1978" .
IN WITNESS WHEREOF, the ,parties hereto have executed this
Supplemental Agreement No. 3 the day,_month, and year first above written.
ATTEST: n .
Chairman for the Redevelopment
Agency of the City` of .Huntington
Beach
Clerk for the Redevelopment .
Agency of the City of
Huntington Beach
REVI 9ED AND APPROVED: APPROVED AS TO FORM:
00,
Chief ecutive Officer Legal Advisor
........
INITIATED AND" APPROVED
AS TO CONTENT
URBAN PROJECTS , INC.
By
ut ' Vice P dent
The foregoing instrument is a correct
COPY of the original on file in this office.
Att'St 199
City C! of i�:3 Clerkof the City
Council of the City of Huntington Beach,
Ca I.
By puty
City of Huntington Beach
P.O. BOX ISO CALIFORNIA 92648
OFFICE OF THE CITY CLERK 1
March 16, 1977
Urban Projects, Inc.
10850 Wilshire Boulevard, Suite 1950
Los Angeles, CA 90024
Gentlemen:
The Redevelopment Agency of the City of Huntington Beach at its
meeting held Monday, February 22, 1977, adopted Resolution No. 12,
amending a planning services contract with your firm.
On March 7, 1977, we forwarded the original agreement for your
signature. Please return it to our office as soon as possible
and we will send you a duly executed copy by the Chairman and
Clerk for your records.
Sincerely yours,
C�C-.��--��tJ ���• CSC/E%dc�4���
Alicia M. Wentworth
Clerk, Redevelopment Agency
AMW:CB:sh
�! City of Huntington Beach
P.O. BOX 190 CALIFORNIA 92648
OFFICE OF THE CITY CLERK
March 7, 1977 1
v:
Urban Projects, Inc.
10850 Wilshire Blvd. , Suite 1950
Los Angeles, CA 90024
Gentlemen:
The Redevelopment Agency of the City of Huntington Beach at its
meeting held Monday, February 22, 1977, adopted Resolution No. 12,
amending a planning services contract with your firm.
We are enclosing a duly executed copy of the resolution, together
with the original agreement for your signature. When signed, please
return to our office and we will send you a duly executed copy by
the Chairman and Clerk for your records.
Sincerely yours,
Alicia M. Wentworth
Clerk, Redevelopment Agency
By:_
Connie Brockway
Deputy
AMW:CB:scb
Enclosures
®� City of Huntington Beach
P.O. BOX 190 CALIFORNIA 92648
OFFICE OF THE CITY CLERK
-' 1
j March 16, 1977
r:
Urban Projects, Inc.
10850 Wilshire Boulevard, Suite 1950
Los Angeles, CA 90024
Gentlemen:
The Redevelopment Agency of the City of Huntington Beach at its
meeting held Monday, February 22, 1977, adopted Resolution No. 12,
amending a planning services contract with your firm.
We are enclosing a duly executed copy of the resolution and agree-
ment for your records.
Sincerely yours,
Alicia M. Wentworth
Clerk, Redevelopment Agency
AMW:CB:sh
Enclosures
c 1
RESOLUTION NO. 12
.w
A RESOLUTION OF THE REDEVELOPMENT AGENCY
OF THE CITY OF HUNTINGTON BEACH AMENDING
A PLANNING SERVICES CONTRACT WITH URBAN
PROJECTS, INC.
WHEREAS, the Redevelopment Agency of the City of Huntington
Beach is engaged in redevelopment planning studies and the Agency
has generated a need for planning consultant services; and
The Agency has engaged the services of Urban Projects , Inc.
on a time-and-material basis to satisfy this need, and Agency and
Urban Projects, Inc. desire to increase the contract amount to
cover the preparation of a revised Downtown Plan and a plan for
Warner-Goldenwest small lot area;
NOW, THEREFORE, the Redevelopment Agency of the City of
Huntington Beach does resolve as follows:
Supplemental Agreement No. 4 between the Agency and Urban
Projects , Inc. for the increase in the contract amount of the
existing agreement for planning services, which is attached hereto
as Exhibit "A" , is hereby approved.
The Mayor of the City of Huntington Beach, a member of this
Agency, is hereby authorized to execute said Supplemental Agreement
No. 4 on behalf of the Agency, and the City Clerk is authorized to
attest such document on behalf of the Agency.
PASSED AND ADOPTED by the Redevelopment Agency of the City
of Huntington Beach at a regular meeting thereof held on the 22nd
day of February, 1977 .'
—;L '
ATTEST: Chairman of the�Re evelopment
Alicia M. Wentworth Agency
City Clerk
Clerk for Redevelop t APPROVED AS TO FORM:
Agency
APPROVED AS TO CONTENT:
Legal Adviso
The fore�oin instrument^ instr a
Chief Executive Officer a nt is a correct
c0PY of C:e original on file in t1his office.
APPROVED INITIATING DEPARTMENT Ai' /i IQ22
4 e CCJi. city
.0 �,L o� Huntington Beach
By eputy
Res . No. 12
"A".`E OF CALIF010"IA )
r^
".'NTY 01F ORANGE )
I , ALICIA M. WENTWORTH, Secretary of the Redevelopment
A�-,rnc:v of the City of Huntington Beach, California, DO HEREBY
CERPIFY that the foregoing resolution was duly adopted by the
Redevelopment Agency of the City of Huntington Beach at a
meet '. n�- of saj d Redevelopment Agency held on the 22nd day of
February 197 7 , and that it was so adopted by the
rollowinF. vote :
AYES : Members :
Bartlett, Gibbs, Pattinson, Siebert, Wieder
NOF13; Member:;:
A15SENT : Members :
Shenkman
ABSTAIN: Coen
Alicia M. Wentworth
Clerk of the Redevelopment
Agency of the City of
Huntington Beach
By
Deputy
� J
.,...... .........
EXHIBIT A
SUPPLEMENTAL AGREEMENT NO. 4
THIS 'SUPPLEMENTAL AGREEMENT NO. 4 , made and entered into
this 22nd day of February, 1977 , by and between the HUNTINGTON BEACH
REDEVELOPMENT AGENCY, a body corporate and politic in the City of
Huntington Beach, California (hereinafter called "Agency" ) , and
URBAN PROJECTS, INC. , a California corporation, located at 10850
Wilshire Boulevard, Suite 800 , Los Angeles, California 90024
(hereinafter called "Consultant" ) to that certain Agreement here-
tofore entered into between the parties dated March 3, 1976 ,
W I T N E S S E T H
WHEREAS, the parties have heretofore entered into an agree-
ment for the provision of certain services by Consultant to Agency;
and
The agreement as originally entered into contained a
limitation on the dollar cost for performance of such services and
the parties mutually desire to increase this amount,
NOW, THEREFORE, the parties covenant and agree as follows:
PARAGRAPH IV - Consultant' s Compensation dated March 3 , 1976 as
amended August 16 , 1976, is further .amended by deleting from line
four thereof the figure $35, 000 and by substituting therefore the
figure $50, 000.
IN WITNESS WHEREOF, the parties hereto have executed this
Supplemental Agreement No. 4 the day, month, and year first above
written.
ATTEST:
Alicia M. Wentworth Chairman for
Redevelopment Agency of the
City Clerk City of Huntington Beach
Clerk for
Redevelopment Agency
APPROVED AS TO CONTENT: APPROVED TO FORM:
Chief xecutive Officer Legal visor
APPROVED, INITIATING DEPARTMENT
URBAN PROJECTS, INC.
By ti ice Pr nt
f
City of Huntington Beach
P.O. BOX 190 CALIFORNIA 626"
OFFICE OF THE CITY CLERK
f^^ f
January 17, 1977 BAN 19 19
1�
Urban Projects, Inc.
J
10850 Wilshire Baulevard, Suite 1950
Los Angeles, CA 90024
Gentlemen:
The Redevelopment Agency of the City of Huntington Beach at
its meeting held Monday, December 20, 1976, adopted Resolution
No. 9, amending a planning services contract with your firm.
We are enclosing a duly executed copy of the agreement for
"your records.
Sincerely yours,
Alicia M. Wentworth
Cler, Redevelopment Agency .
By
Connie Brockway
Deputy
AMW/CB/sh
Enclosure
SUPPLEMENTAL AGREEMENT NO. 3
THIS SUPPLEMENTAL AGREEMENT NO. 3, made and entered into
this—/7 day of jzd� 1976, by and between the
HUNTINGTON BEACH REDEVE&OPMENT AGENCY, a body corporate and
politic in the City of Huntington .Beach, California (hereinafter
called "Agency") , and URBAN PROJECTS, INC. , a California corpora-
tion, located at 10850 Wilshire Boulevard, Suite 800, Los Angeles,
California 90024 (hereinafter called "Consultant") to that
certain Agreement heretofore entered into between the parties
dated March 3, 1976,
W I T N E S. S E T H
— — — — — — — — — — —
WHEREAS, the parties have heretofore entered into an agreement
for the provision of certain . sdrvices by Consultant to Agency; and
The agreement as originally entered into contained a
limitation of time for performance of such services and the parties
mutually desire to enlarge upon the time for performance,
NOW, THEREFORE, the parties covenant and agree as follows:
Paragraph III - Time of Completion of the Agreement dated
March 3 , 1976 as amended. August 16, 1976 , is further amended to
delete in lines one and two thereof the words "over a period of six
calendar months from the original date of authorization" and to
substitute therefore the words "to June 30, 1977. "
IN WITNESS WHEREOF, the parties hereto have executed this
Supplemental Agreement No. 3 the day, month, .and year first above
written. 111��
Vice - Chairman for
Redevelopment Agency of the
City of Huntington Beach
ATTEST:
Clerk for
Redevelopment Agency
APPROVED AS TO CONTENT: APPROVED TO FORM:
ief Executive Officer.
p�Sk Legal Advisor
APPROVED, INITIATING DEPARTMENT
�Act'ing 1 dri n i n Director URBAN PROJECTS, INC .
By _ uti ice ent
RESOLUTION NO. �
"A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF HUNTINGTON BEACH AMENDING A PLANNING
SERVICES CONTRACT WITH URBAN PROJECTS , INC.
WHEREAS, the Redevelopment Agency of the City of Huntington
Beach is engaged in redevelopment planning studies and the Agency has
generated a need for planning consultant services; and
The Agency is engaging the services of Urban Projects, Inc.
on a time-and material basis to satisfy this need, and Agency and
Urban Projects, Inc. desire to extend the time limit for performance,
NOW, THEREFORE, the Redevelopment Agency of the City of
Huntington Beach does resolve as follows:
A Supplemental Agreement between the Agency and Urban Projects
Inc. for extending the time limit for performance of the existing
agreement for planning services which is attached hereto as Exhibit
"A" is approved.
The Mayor of the City of Huntington Beach, a member of this
Agency, is hereby authorized to execute a supplemental agreement on
behalf of the Agency, and the City Clerk of the City of Huntington
Beach is hereby authorized to attest such document on behalf of the
Agency.
PASSED AND ADOPTED by the Redevelopment Agency of the City
of Huntington Beach at a regular m tK' _-r i';held on the 20th
day of December 1976 .
•.r..cr
Vice - Chairman for
Redevelopment Agency of the
City of Huntington Beach
ATTEST:
Clerk
for Redevelopment Agency
APPROVED AS TO CONTENT:
Legal Ad isor
4ChieExecutive Officer
APPROVED, INITIATING DEPARTMENT:
i
.........................................................................................................................---
City of Huntington Beach
P.O. BOX 190 CALIFORNIA 92648
OFFICE OF THE CITY CLERK
r v.
September 13, 1976 LZ C
SEP 14 '1976
Urban Proift-ts, inc.
Urban Projects, Inc.
10850 Wilshire Boulevard Suite 800
Westwood
Los Angeles, CA 90024
Attention: Bobbi Newell, Secretary
Gentlemen:
We are enclosing for your records a duly executed copy of
Supplemental Agreement #2 - Exhibit A approved by the
Redevelopment Agency of the City of Huntington Beach at
its regular meeting held Monday, August 16, 1976.
Sincerely yours
Alicia M. Wentworth
Clerk Redevelopment Agency
AMW:cb
Enc. 1
J
RESOLUTION NO. 8
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF THE
CITY OF HUNTINGTON BEACH AMENDING A PLANNING
SERVICES CONTRACT WITH URBAN PROJECTS , INC .
WHJEREAS, the Redevelopment Agency of the City of Huntington
Beach is engaged in redevelopment planning studies and the
Agency has generated a need for planning consultant services ;
and
The Agency has engaged the services of Urban Projects , Inc .
on a time-and-material basis to satisfy this need , and Agency
and Urban Projects , Inc . desire to increase the contract period
and the contract amount to cover the preparation of two additional
redevelopment plans ,
NOW, THEREFORE , the Redevelopment Agency of the City of
Huntington Beach does resolve as follows :
Supplemental Agreement No . 2 between the Agency and Urban
Projects , Inc . for the increase in the contract period and the
:.contract amount of the existing agreement for planning services ,
which is attached hereto as Exhibit "A," is hereby approved .
The Mayor of the City of Huntington Beach, a member of this
is hereby authorized to execute said Supplemental Agreement
2 on behalf of the Agency , and the City Clerk is authorized
to =ttest such document on behalf of the Agency .
PASSED AND ADOPTED by the Redevelopment Agency of the City
o`' Huntington Beach at a regular meeting thereof held on the 16th
day of August , 1976 .
ATTEST: Mayor 'as a rman o e
Redevelopment Agency
Clerk for
Redevelopment Agency
1
WSA : cs 1 .
r ,
EXHIBIT "A"
a � ,
SUPPLEMENTAL AGREEMENT NO. 2
THIS SUPPLEMENTAL AGREEMENT NO. 2, made and entered
into this /C'�' day of T 1976, by and between the
HUNTINGTON BEACH REDEVELOPMENT AGENCY, a body corporate
and politic in the City of Huntington Beach, California (hereinafter
called "Agency"), and URBAN PROJECTS, INC. , a California corpor-
ation, located at 10850 Wilshire Boulevard, Suite 800, Los Angeles,
California, 90024 (hereinafter called "Consultant") to that certain Agree-
ment heretofore entered into between the parties dated March 3, 1976,
W I T N E S S E T H :
WHEREAS the parties have heretofore entered into an agree-
ment for the provision of certain services by Consultant to Agency; and
The Agreement as originally entered into and subsequently amen-
ded contained a limitation upon services to be performed and contempla-
ted preparation of a single Redevelopment Plan and Redevelopment Pro-
gram; and
The original Agreement No. 1 contained a limitation of time for
performance of such services based upon such single project; and
The Agreement as originally entered into and as subsequently
amended contained a limitation upon Agency's liability for payment and
upon Consultant's right to receive compensation for services based upon
such single project,
NOW, THEREFORE, the parties covenant and agree as follows:
1. Paragraph I - Recitals dated March 3, 1976 is amended to
delete lines one, two and three thereof and to substitute therefore the
following: "WHEREAS, Agency desires to prepare three Redevelopment
Plans and Programs and to establish three redevelopment project areas
within the City of Huntington Beach;".
-1-
2. Paragraph III - Time of Completion dated March 3 ,
1976 and amended by Supplemental Agreement No. 1 dated
June 22 , 1976, is further amended to delete in line one
thereof the word "nine" and to substitute therefor the word
"ten. to
3. Paragraph IV - Consultant' s compensation dated
March 3, 1976 and amended by Supplemental Agreement No. 1
dated June 22, 1976, is further amended by deleting from
line four thereof the figure "$25 ,000" and by substituting
therefor the figure "$35,000 . "
IN WITNESS WHEREOF, the parties hereto have executed
this Supplemental Agreement No. 2 the day, month and year
first above written.
MR
ATTEST -
City T Mayor `
Clerk for Redevelopment
Agency
APPROVED AS TO CONTENT: APPROVED AS TO FORM:
Cit Administrator ity Attorney ti g s
04PLegal Counsel for development
Agenc
APPROVED, INITIATING DEPARTMENT:
URBAN PROJECTS, INC.
B
ec ve Vi a si ent
Y
-2-
ReG . No .
. !t4,ry n; nRANGE )
I , ALICIA M. WENTWORTH, Secretary of the Redevelopment
A,*.r.;:,•y of the Cite of Huntington Beach, California, DO HEREBY
""IFY that the foregoing resolution was duly adopted by the
4prievelopment: Agency of the City of Huntington Beach at a
tnoet, ; n? of :,aid h.,c3c'velopment Agency held on the 16th day of
August 19776 , and that it was so adopted by the
rr`I .) nwing vote :
.AYES : Members :
Bartlett, Pattinson, Siebert, Shenkman
None
Coen, Gibbs
• Clerk f ' of the Redevelonment
Agency of the City of
Huntington Beach
,ne foreguing uiStrurnent is a correct copy
of the original on file in this office.
Attest _a........... �.....
City Clerk cn ! of the City
Council of the City of Huntington Beach,Caf.-
URBAN PROJECTS, INC.
10c=0Yi'LS-+1RE BOULEIAF+Zr
SUITE 1050
� � -. WESTWOOD
JERRY A.ROGERS _ __ LOS ANGELES.CALIFORNIA 90024
EXEOUT,VE'J,CEE PRESIDENT 213/475-9651
January 30, 1976
Mr. Ed Selich
City of Huntington Beach
2000 Main Street
Huntington Beach, California 92648
Dear Ed:
Enclosed please find three copies of the Contract Agreement as per
our discussion.
Very truly yours,
U N PROJEC NC.
erry A. Rogers
Executive Vice President
JAR:bn
Enclusures
AGREEMENT
THIS AGREEMENT, made and entered into this day of ,
1976, by and between the HUNTINGTON BEACH REDEVELOPMENT AGENCY, a body
corporate and politic in the City of Huntington Beach, California (herein-
after called "Agency") , and URBAN PROJECTS, INC. , a California corporation,
located at 10850 Wilshire Boulevard, Suite 1950, Los Angeles, California
90024 (hereinafter called "Consultant").
W I T N E S S E T H
I. RECITALS:
WHEREAS, Agency desires to prepare a Redevelopment Plan and pro-
gram, and establish a Redevelopment Project area within the City of
Huntington Beach;
WHEREAS, in order to accomplish this purpose, it is necessary
to obtain the services of a firm qualified in the field of redevelopment,
planning, and consulting;
WHEREAS, consultant is a firm with experienced and skilled per-
sonnel qualified to render consulting services in connection with estab-
lishing redevelopment agencies, project area and related activities;
NOW, THEREFORE, the parties hereby mutually agree as follows:
II. SERVICES - SCOPE OF WORK
Upon request from Agency Director or his designated representative,
Consultant shall attend meetings, prepare work programs, prepare financial
and economic analyses , provide criteria, guidance and advice on the pre-
paration of a Redevelopment Plan. Such work shall be performed in a logi-
cal sequence, and delivered to Agency in written letter, memorandum and
verbal communication as appropriate to the request and the subject matter.
Consultant shall use those of its staff members as best qualified to
carry out the work. Consultant shall be given reasonable notice of required
' 1
attendance at meetings. Agency will keep Consultant reasonably informed
of schedules , programs in which it is expected to participate, and shall
promptly furnish information to Consultant as needed in the performance
of Consultant's work.
III. TIME OF COMPLETION
Consultant's work shall extend over a period of six calendar months
from the original date of authorization. This contract shall terminate
on that date unless otherwise extended by mutual consent of the parties.
The date of authorization shall be the date of execution of this Agree-
ment by the Agency Board or Agency Director as authorized by the Board.
IV. CONSULTANT 'S COMPENSATION
As full payment for services to be rendered under this Agreement,
Consultant shall be paid in the amounts and at the times described in
this paragraph. For the services described above under paragraph II ,
Consultant shall be paid for the time of personnel employed to carry out
the work at the hourly rates listed in Exhibit A, attached hereto, enti-
tled "Billing Rates". The hourly rates listed cover Consultant's person-
nel costs, office overhead, profit, local communication expenses between
Consultant and the Agency, and local travel of Consultant's personnel .
Within ten (10) days after the end of each calendar month following the
date of this Contract, Consultant shall submit an itemized invoice to
Agency listing the name, title of personnel and hours spent rendering the
services called for, and the charges therefore, computed at the rates
shown in ExH bit A attached. Agency shall pay Consultant's invoices with-
in fifteen (15) days of receipt.
In addition to the hourly rates described above, Consultant sha_11 be
reimbursed at his cost for local communication expenses in connection
with solicitations, reproduction in quantity of solicitation letters, offer-
ings, brochures, plans and other materials (other than ordinary letters and .
memos) required in carrying out the assignment and for any travel or com-
unication expenses outside of the Los Angeles area, said travel or communi-
cation subject to prior approval by the Agency. Consultant shall be reim-
-2-
=' r
bursed at cost for any subcontract services paid for by Consultant, re-
quired from planners , designers , engineers, graphics specialists, etc. ,
each of which subcontract services shall receive prior approval by the
Agency.
V. TERMINATION
Either party may terminate this Agreement upon thirty days written
notice to the other. In the event of such termination by Agency, Consul-
tant shall be compensated for all services performed and expenses incur-
red to the date of termination as determined .by Consultant's records of
staff time and activities and materials prepared to the date of termina-
tion, less any amounts theretofore paid by Agency. In the event of ter-
mination by Consultant, Consultant shall be compensated for its services
and expenses incurred to the date of termination as reflected in a writ-
ten report prepared by Consultant addressed to the Agency specifying the
reasons for termination and the services rendered up to that point. Upon
termination, all completed work shall become the property of the Agency.
VI. SUCCESSORS AND ASSIGNS
Agency reposes personal confidence in Consultant and has contracted
for the personal service of Consultant. Accordingly, Consultant shall
not assign, transfer, convey or otherwise dispose of this Agreement or
any title or interest therein nor sublet nor sub-contract any of the
work provided for herein without first obtaining written consent from
the Agency Director.
VII. NOTICES
Notices pursuant to this Agreement shall be given by United States
Mail , postage prepaid, addressed to the parties hereto as follows:
A. Redevelopment Agency of Huntington Beach
Attention: Agency Director
City of Huntington Beach
Post Office Box 190
Huntington Beach, California 92648
B. Urban Projects , Inc.
10850 Wilshire Boulevard - Suite 1050
Los Angeles , California 90024
-3-
IN WITNESS WHEREOF, the parties hereto have executed this
Agreement the day, month and year first above written.
REDEVELOPMENT AGENCY OF HUNTINGTON BEACH
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
APPROVED AS TO CONSENT:
URBAN PROJECTS, INC. , a California
Corporation
By:
-4-
EXHIBIT A
URBAN PROJECTS, . INC.
BILLING RATE SCHEDULE (PER HOUR)
Current
Rate
President $75.00
Executive Vice President $70.00
Senior Vice President $65.00
Community Development Specialist $45.00
Senior Associate $35.00
Associate $30.00
Senior Analyst $30.00
Analyst $25.00
Graphics $20.00
Research Assistant $15.00
Steno/Secretarial/Typist $12.00
NOTE:
1 . Rates include salaries, employee benefits, office operating
expenses and fee.
2. Reimbursable expenses are, in addition to the above time charges,
and include air fares, hotels and motels, meals , car rentals ,
taxis, long distance telephone calls, special delivery charges,
and costs of procuring special research materials (i .e. maps
and outside electronic data processing) . All items are reim-
bursed at cost.
3. Printing costs for printing of reports in excess of six (6)
copies shall be invoiced at cost. to client.
CITY OF HUNTINGTON BEACH
RrQUF:ST FOR PROPOSALS
SENIOR CITI7. EN HOUSING
This is a request for proposals for conceptual architectural drawings
and financial feasibility statements for the construction and operation
of a senior citizens housing development, full-service senior citizens
center, an exterior improvement and re-landscaping of the existing or pro-
vision of new branch library, and limited service commercial on the Old
Civi.c Center Site in downtown Huntington Beach. The details of each of
these elements of: the proposal are described below, along with a budget
for site improvements.
The goal of this proposal is to combine the City' s Housing and Community
-Development, General Fund , and Section 8 Mousing Assistance resources
with those of private enterprise to provide a comprehensive housing ,
recreation, social and cultural center for senior citizens . To accomplish
this 5ual the City of Huntington Beach will:
1. Demolish existing buildings on site $60 , 000
(except library)
2. Fully improve the site for construction $40 , 000
3 . Provide funds for:
a. Construction of senior citizens center. $305 , 000
b. Construction of now library or improvements
to existing facility $100 , 000
$405 , 000
4 . Lease site to selected developer:
a. Lease terms $1 . 00 per year
b. Estimated value of site: $906 , 000
In .return, the selected developer will be obligated to do the followinq :
1. Design, finance, and construct approximately 200-300 one and two bedroom
senior citizen apartments on the site.
2 . Maintain and manage these units .
3. Reserve a percentage of these units (20-50 percent depending on the
total number of units built) for certificate holders in the Section 8
Leased Housing Assistance Program.
4. Design and construct with HCD funds , a Senior Center to be tu.rn(2d
over to the City upon completion.
1
0J
1
S . Design and construct with City funds improvements to the existing
library which shall continue to be managed and maintained by the
City ; or :
The developer' s option , a new, comparable library facility may be
provided but in no case will the City ' s contribution exceed .
$100 , 000 , and the developer will be responsible for the cost of
demolition of the existing library . This option is offered to
provide the developer with the opportunity to more fully integrate
library facilities in the development and offer greater flexibility
on site design.
6 . (Option) Design, finance , construct , and manage small scale
service commercial area on the site .
2
THE STTE
LOCATION : BeLwcen Sixth and Main Streets and Acacia and Orange
Streets in downtown Huntington Beach (see map attached) .
USE: The site , formerly used as the City' s Civic Center, con-
tains five municipal buildings and a number of temporary
structures . The site includes a portion of the Pecan
Street right-of-way, which is presently used for on-
site parking.
SIZE: Approximately 3. 64 gross acres
ZONING: CP-C (Community Facilities - Civic Center Uses) This
zoning will revert to R3 & C3 upon discontinuance of
civic center use.
GENERAL PLAN: Planning Reserve (excluding Pecan St. right-of-way) .
UTILITIES: All major utilities are available to the site.
SERVICES: The Senior Citizens Recreation Center provides
recreational and social services for approximately
4000 seniors a month, and is currently located 2/3
miles from the project site , and will be relocated to
the old civic center as part of this proposal .
The beach and municipal pier are located approximately
four blocks from the site .
Bus service by Orange County Transit District is
available at the site .
The City Gym with pool and exercise equipment is
nine blocks from the site .
Major medical facilities are 2 miles from the site .
Some shopping facilities and major banking institutions
, are available in the downtown area, however, major
shopping would require travel of approximately one mile.
3
r r
THE PROJECT
No building conEiquration is specified , however, the following design
considerations must be followed :
A, Senior Citizen Housing
Project: The proposal calls for the construction of approximately
200-300 apartments for senior citizens in one or more buildings.
Most of these units should be one bedroom but some two-bedroom units
shall be provided for disabled and handicapped with live-in attendants.
The facility shall also include a full range of communal facilities .
(except eating) and shall be designed to provide for handicapped
accessibility to all facilities.
The project should be oriented to maximize natural light
and ventilation in each unit and to maximize view potential .
Movement to, from and within the project should be convenient.
Each unit. should have a private outdoor space.
Indoor and outdoor common areas should be provided.
Provision of common use amenities such as security systems,
medical. alarms, exercise facilities , gardening or outdoor
recreation facilities will enhance a proposal.
Project proposal should make use of the numerous specimen
size palms which presently exist on the site .
Funding : The construction and long-term financing of these units
would be the responsibility of the developer. In - return for the
lease of the property at a minimal cost the developer would agree
to reserve a share of these units (approximately 20-50 percent)
for certificate holders in the Section 8 Leased Housing Assistance
Program. The Housing Authority would have responsibility for ad-
ministering the subsidy payments. A provision of the lease agree-
ment would require that Section 8 units rent for no more than the
federally established Fair Market Rents for the Leased Housing
Assistance Program (1 bedroom $220/mo, ; 2 bedroom $240/mo. ) & developers
are encouraged to submit rents below this level.
B. Senior Citizens Recreation Center
Project: To provide a full service senior citizens center (of
approximately 10, 000 sq. ft. ) to house the activities of the
current center at 17th and Orange plus the Transportation-Lunch-
Counseling Program.
Senior Citizen Center would include meeting rooms, offices , a
kitchen, and outdoor and indoor recreation facilities .
Funding: To construct this center, HCD funds programmed for im-
provements to the existing center should be reprogrammed to this
site and a portion of the funds programmed for site acquisition
for senior housing will also be reallocated (see attached Budget) .
4
C. Library Improvements
Project: Provide an exterior " .Bice lift" and relandscapincJ of
H—ic existing library directed towards creating a uniform archi-
tectural treatment for the entire project, or, at the developer ' s
option, provide a new comparable facility. The City ' s contri-
bution to this phase of development shall not exceed $100, 000
and if a new facility is proposed, the developer would be responsi-
ble for the demolition of the existing library structure.
Funding: City funds would be required for this project (see Budget) .
D. Commercial Space
Project: At the option of the developer, limited commercial lease
space may also be integrated into the proposal. design. The con-
struction of this optional facility would be the responsibility
of the developer and the developer or manayement agent will have
responsibility for the leasing and management of the commercial
space.
Funding: The developer would be responsible for the financing of
this project and revenues from it may be used to underwrite the
costs of the - Senior housing Project.
E. Option: The City will also receive proposals for the use of only
a portion of the site and these proposals may contain any or all of
the components described above. The submission of a proposal for
use' of only a share of the site is at the option of the developer
and developers are encouraged to submit more than one proposal.
5
t
PROPOSAL CONTENT'S
All proposals should be "design/build" pr.oposais ; that is each proposal
should represent a physically sound and economically feasible project.
Each proposal should contain at minimum:
1. Preliminary Design
a. illustrative plot plan (showing building location, recreational
facilities, landscaping, walkways , parking)
b. 'elevations (rendering optional)
C. floor plan.of typical housing units , senior center and com-
mercial space, if any.
2 . Preliminary Financial: Statement
a. A "Pro Forma financial statement must accompany each proposal.
This shall include building and other improvement costs, projected
revenues; and must document the necessity of the City ' s financial
contribution for the production and rental of the housing units .
b. A maintenance and management plan for each element of the proposal
and the attendant costs must be included.
c. A statement of the credentials of the developer including , previous
experience with similar projects and a financial status statement
must also be included.
h
OLD CIVIC CENTER
REVISED HOUSING PROPOSAL
BUDGET
Cost Source
A. SITE PREPARATION
1. Demolition & Clearance of $ 60,000 HCD Senior Housing Site .
Memorial Hall, Fire Sta-
tion, Administration
Building, and Community
Clinic
2. Water and Sewer Improve- 20,000 HCD Senior Housing Site
ments
3. Grading and Landscape 20,000 HCD Senior Housing Site
Alterations
Total Site Improvements $10010 HCD Senior Housing Site
B. NEW SENIOR CENTER
1. Construction of New $150,000 HCD Senior Housing Site
Facility 155,000 HCD Reprogram from
existing center
Total Center Costs 03050 000
C. LIBRARY IMPROVEMENTS
1. Building Alterations i $100000 City Funds
Landscape Improvements
2. Or Contribution of 'New (100,000) City Funds
Library
Total Library Costs $100,000 City Funds
Subtotal (4050000) HCD Funds
Subtotal (100,000) City Funds
GRAND TOTAL $505,000 j
ry
27
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CITY Of HUNTINGTON BEACH
11NOUrST FOR f IMPOS/1T �
SENIOR CITIZEN HOUSING
This is a request •for proposals for conceptual architectural drawings
and financial _feasibility statetoonts for the construction an& operation.
of a senior citizens housing' development, full-service senior citizens
center, an exterior improvement and re-landscaping of the existing or pro-
viiLion of' newLbxanrh library, and. limited service commercial oh, the Old
Ci*ic denier Site in downtown Huntington Beach. The details of each of
these elements of the proposal are described below, along with a budget
fo; site improvements.
The goal of this proposal is to combine the City' s Housing and Community
Development, General Fund, and Section 8 Housing Assistance resources
with those of private enterprise to provide a comprehensive housing,
recreation, social and cultural center for senior citizens. To accomplish
this gual the City of Huntington Beach will:
1. Demolish existing buildings on site $40,000
(except library)
2. Fully improve the site for construction $40.,000
3. , Provide funds for:
a. Construction of senior citizens center $.305.,000
b. ' Construction -of new library or improvements
to existing facility , 0 00
$405,00'0
4. Lease: si.to to selected developer:
a. Lease terms $1.00 per year
b. Estimated value of site: $906•0000
in return, the . selected developer will be 'obligated to do the "following:
1. Design, finance, and construct approximately 200-300 one and two bedroom
senior citizen.,apartments on the site.
2, Maintain and manage these units.
3. . Reserve a percentage of these units (20-50 percent depending on the
total number of units built) for certificate holders in 0A. Section 8
Leased housing Assistance Program.
C . Design and construct with HCD funds, a Senior Center. to .be • turned
over to the City upon completion.
1
5. Desi.yn and construct with City funds improvements to the existing
library which shall continue to be managed and maintained by the
City ; or :
The developer' s option, a new, comparable library facility may be
provided but in no case will the City' s contribution exceed .
$100 , 000 , and the developer will be responsible for the cost of
demolition of the existing library . This option is offered to
provide the developer with -the opportunity to more fully integrate
library facilities in the development and offer greater' flexibility
on site design.
6. (Option) Design, finance, construct , and manage small scale
service commercial area on the site .
2
THE S TTE,
LOCATIUN : ll(!l•.wcr.n Sixth iiial Main :3tr.ouLu and Acacia find Orange
SLrcuts in downtown lluntingLon Buac:h (sea map attached) .
• USE: The site, formerly used as the City' s Civic Center, con-
tains five municipal buildings and a number of temporary
structures. The site includes a portion of the Pecan
Street right-of-way, which is presently used -for on-
site parking.
SIZE: Approximately 3.64 gross acres
ZONING:,. CF-C (Community Facilities - Civic Center Uses) This
zoning will revert to R3 & C3 upon discontinuance of
civic center use.
GENERAL PLAN: Planning Reserve (excluding Pecan St. right-of-way) .
UTILITIES: All major utilities are availablq to the site.
SERVICES: The Senior Citizens Recreation Center provides
recreational and social services for. approximately
4000 seniors a month, and is 'currently located 2/3
miles from the project site, and will be relocated to
the old civic center as part of this proposal.
The beach and municipal vier are located approximately
four blocks from the site.
Bus service by Orange County Transit .Dis�rict is ,
available at the site.
The City Gym with pool and exercise equipment is
nine blocks from the .site.
Major medical facilities .are 2 miles from the site.
Some shopping facilities and major banking institutions
, are available in the downtown area, however, major
shopping would require travel of approximately one mile.
3
THE PROJECT
No building configuration is specified, however, the following design
considerations must be followed:
A, Senior Citizen Housing
Project: The proposal calls for the construction of approximately
200-300 apartments for senior citizens in one or more buildings.
Most of these units should be one bedroom but some two-bedroom units
' ' shall be provided for disabled and handicapped with live-in attendants-.
The facility shall also include "a full range of communal facilities.
(except eating) and shall be designed to provide for handicapped
accessibility to all facilities.
The project' should be oriented to maximize natural light
and ventilation in each unit and to maximize view potential.
Movement to, from and within the project should be convenient.
Each unit should have a private outdoor space.
Indoor and outdoor common areas should be provided.
Provision of common use amenities such as security systems,
medical.' alarms, exercise facilities , gardening or outdoor
recreation facilities will enhance a. proposal.
Project proposal should make use of the numerous specimen
size palms which presently exist on the site.
Funding: The construction and long-term financing of these units
wou -be the responsibility of the developer. In - return for the
lease of - the property at a minimal cost the developer would agree -
to reserve a share of these units (approximately 20-50 percent)
for certificate holders in the Section 8 Leased Housing Assistance
Program. The Housing Authority would have responsibility for ad-
ministering the subsidy payments. A provision of the lease agree-
ment would require that Section 0 units rent for no more than the i
federally established Fair Market Rents for the Leased Housing
.Assistance Program (1 bedroom $220/mo, ; 2 bedroom $240/mo. ) & developers
are encouraged to submit rents below this level.
B. Senior Citizens Recreation -'Center
Project: To provide a full service senior citizens center (of
approximately 10, 000 sq. ft. ) to house the activities of the
current center at 17th and .Orange plus the Transportation-Lunch-
Counseling Program.
Senior Citizen Center would include meeting rooms, offices, a
kitchen, and outdoor and indoor recreation facilities.
Funding: To construct this center, HCD Funds programmed for im-
provements to the existing center should be reprogrammed to this
site and a portion of the funds programmed for site acquisition
for senior housing will also be reallocated (see attached Budget) .
4
C. Library Improvements .
t?r.oject: Provide an extorior ."face lift" and relandscaping of
the existing library directed tOW411-dSi creating a uniform archi-
tectural treatment for the entire project,' or , at the developer' s
option, provide a new comparable facility. The CiLy ' s con.Lri-
bution to this phase of development shall not exceed $100, 000
and if a now facility is proposed, the developer would bo. responsi-
ble for the demolition of the existing library structure'. .
Funding: City funds would be required for this project (see Budget) .
D. Commercial Space
Project: At the option of the developer, limited commercial lease
space may also be integrated into the proposal design. The con-
struction of this optional facility would be the responsibility
of the developer and the developer or management agent will have
responsibility for the leasing and management of the commercial
space.
Funding: The developer would be responsible for the financing of
this project and revenues from it may be used to underwrite the
costs of .the -Senior Housing Project.
E. Option : The City will also receive proposals for the use of only
a portion of the site and these proposals may contain any or all of
the., components described above. The submission of a proposal for
use' of only a share of the site is at the option of the developer
and developers are encouraged to submit: more than one proposal.
5
PROPOSAL CONTENTS
All Proposals should be "design/build" proposals; that, is each proposal
should represent a Physically sound and economically feas.ibLe project.
Each proposal should contain at minimum:
1. Preliminary Design
a. illustrative plot plan (showing building location, recreational
facilities, landscaping, walkways, parking)
b. elevations (rendering optional)
C. floor plan-of typical housing units , senior center and com-
mercial space, if any.
2. Preliminary Financial Statement
a. A "Pro Forma" financial statement must accompany each proposal.
This shall include building and other improvement costs, projected
revenues; and must document the necessity .o.f the City' s financial
contribution for the production and rental of the housing units .
b. A maintenance and management plan for each element of the proposal
and the attendant costs must be included.
c. A statement of the credentials of the developer including , previous
experience with similar projects and a financial status statement
must also be include$.
OLD CIVIC CENTER
REVISED HOUSING PROPOSAL
BUDGET
Cost Source
A. SITE PREPARATION
1. Demolition & Clearance of $ 60,000 HCD Senior Housing Site
Memorial Hall, Fire Sta-
tion, Administration
Building, and Community
Clinic
2. Water and Sewer Improve- 20,000 HCD Senior Housing Site
ments
3. Grading and Landscape 20,000 HCD Senior Housing Site
Alterations
Total Site Improvements 010 HCD Senior Housing Site
B. NEW SENIOR CENTER
1. Construction of New $150,000 HCD Senior Housing Site
Facility 155,000 HCD Reprogram from
existing center
Total Center Costa
C. LIBRARY IMPROVEMENTS
1. Building Alterations i $190,000 City Funds
Landscape Improvements
2. Or Contribution of New (100,000) City Funds
Library
Total Library Costs $100,000 City Funds
Subtotal (405,000) HCD Funds
Subtotal (100,000) City Funds
GRAND TOTAL $505,000
• CITY OF HUf1TInGTon BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
.* l
P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271
Al
October 10, 1978
SUBJECT: Request for Proposals; Senior Citizen Housing
Gentlemen:
The City of Huntington Beach is seeking proposals for the construction
of Senior Citizen Housing and a Senior Citizen Center on City-owned
property. Enclosed for your review please find a Request for Proposals
which details the anticipated project and the necessary proposal contents .
The City will use Housing and Community Development Block Grant Funds to
improve the 3. 64 acre site and will lease it to the developer selected
by the City Council.
If your firm is interested in submitting a proposal, please plan to
attend one of the meetings we have scheduled to discuss this project.
1. Monday, October 16 , 1978
2 : 00 P.M.
Room B-7 , Lower Level
Huntington Beach Civic Center
2 . Wednesday, October 18 , 1978
10: 00 A.M.
B-8, Lower Level
Huntington Beach Civic Center
2000 Main Street, Huntington Beach
Please contact us to confirm your attendance at one of these meetings at
(714) 536-5541.
The deadline for submitting proposals is November 17, 1978 at 4 : 00 P.M.
I
The City is also seeking developers who own or control sites within the
City and who would be willing to participate with the City in a plan to
provide mortgage assisted housing for low- and moderate income households .
You may also express your interest in this project :,t: one of the above
meetings or by phoning the above number. .
If you should have any questions regarding either of these projects , please
do not hesitate to phone me. I look forward to hearing from you.
Very truly yours,
Steph Ko er
Senior Comm ity Development Specialist
SVK:gc
Encl.
1
• CITY OF HUnTmGTon BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
�� • P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271
November 29, 1978
SUBJECT: SENIOR CITIZEN COMPLEX AT OLD CIVIC CENTER SITE:
SUPPLEMENTAL INFORMATION
Gentlemen:
Transmitted herewith is the supplemental information packet
for the subject project including:
1. Time Schedule for completion of Project;
2. Program Design for Senior Citizens Recreation Center;
and
3. Soils Investigation Report.
This completes the distribution of information regarding the
senior complex.
I would be pleased to meet with you to review the schematics
of your proposal. If you should wish to make an appointment
to do so, or if you should have any questions, please contact
me at (714) 536-5541.
Very .truly ours,
Stephen V. hler
Senior Co unity Development Specialist
SVK:gc
Enclosures (3)
CITY OF HUNTINGTON BEACH
HOUSING & COMMUNITY DEVELOPMENT PROGRAM
OLD CIVIC CENTER
SENIOR CITIZEN HOUSING
TIME SCHEDULE
September, 1978
. Council approval of RFP (9/18/78)
. Final preparation of RFP
• Compilation of RFP distribution list
. Investigation of advertising
. Order site appraisal
October, 1978
• Meeting with City Departments (Library, Recreation Parks_ & Human
Services)
. Preparation of proposal review criteria
. Distribution of RFP
. Informational meetings with developers
November, 1978
. Proposal preparation period
. Arrange consultant economic review of proposals
. Initiation of General Plan Amendment and Specific Plan
December, 1978
. Deadline for submission of proposals (December 22, 1978, 12:00 noon)
. Interdepartmental review of proposals (staff screening)
January, 1979
. Presentation of acceptable proposals to Redevelopment Commission
(developer presentations)
. Formulation of Redevelopment Commission recommendations
. Initiation of EIR process and Zone Change
February, 1979
. Presentation of Redevelopment Commission recommendations to City
Council
March - April, 1979
. Council selection of developer proposal
• Initiation of negotiation with developer for participation/lease
agreement
Begin 60-day period for preparation of final proposal
Page Two
May, 1979
. Council approval of participation/lease agreement, EIR,
and zoning
. Developer begins working drawings
June - September_, 1979
. Developer completes working drawings
October - November, 1979
. Construction bid period
. Demolition of buildings on site
December, 1979
. Council approval of contractor
January - September, 1980
Construction period
October, 1980
Dedication and grand opening
CITY OF HUNTINGTON BEACH
HOUSING AND COMMUNITY DEVELOPMENT PROGRAM
PROGRAM DESIGN
SENIOR CITIZEN RECREATION CENTER
OLD CIVIC CENTER SITE
As part of the new senior citizen complex to be located on
the City' s old Civic Center site will be a Senior Citizens
Recreation Center to replace the existing facility at 17th
Street and Orange Avenue. This new facility should encompass
approximately 10,000 square feet, and the program design for
the building is as followss
1. Assembly Room
a. Seating capacity of approximately 400 at tables.
b. Operable walls to divide space into at least two,
preferably three smaller spaces.
c. Access to kitchen is necessary, and when operable
walls are closed one space should accommodate 80-100
people seated for lunch under the Transportation-Lunch-
Counseling (T-L-C) senior feeding program.
2. Kitchen
a. For use primarily for catered meals, coffees, teas,
but should permit serving of "pot luck" meals with
limited on-site preparation.
b. Two warming ovens, sink, and commercial refrigerator,
residential range/cook top.
c. Generous counter top work space and storage.
d. Access to assembly room and to outdoor space necessary.
3. Senior Outreach Program
This program provides a variety of social services to home-
bound seniors. The. emphasis of this program is service to
seniors at home, client contact does not occur at the
Center; therefore . . .
a. Office space for a staff of 15 is necessary.
b. One separate office for the program coordinator is
necessary.
c. Office space for Council on Aging representative is
necessary.
4. Senior Citizens Center Staff
a. Office space for a staff of 10, including a recep-
tionist, is necessary.
b. One separate office for the center' s director is
necessary.
5. Game Room
a. Must accommodate two pool tables and one snooker table.
6. Meeting Rooms
a. At least two and preferably three meeting rooms shall
be provided.
b. Each room should accommodate 25-30 people at tables and
50 people in assembly seating.
7. Additional Needs
a. Storage space for folding tables and chairs.
b. Reception area.
c. Foyer/lounge at entry with easy, covered access to buses.
d. Janitor' s closet.
e. Restrooms with ladies "lounge" and handicapped equipment.
f. Coat storage.
g. Public address system in Assembly and with music in all
rooms.
h. All building components should be durable and require
little maintenance.
i. Transmission of interior noise should be mitigated.
j . Entire building must be accessible to handicapped.
k. Drinking fountains (inside & outside) & vending machine alcove.
8. Outdoor Activities
a. Four shuffleboard courts.
b. Outdoor seating.
. c. Outdoor eating area with kitchen access and separation
from surrounding area.
d. Parking for 70-75 cars.
e. Easy access for charter buses.
NOVEMBER 22, 1978
PROJECT NO: A78-2657
FOUNDATION INVESTIGATION
SENIOR CITIZEN HOUSING DEVELOPMENT
OLD CIVIC CENTER SITE
MAIN STREET, BETWEEN 5th AND 6th STREET
HUNTINGTON BEACH, CALIFORNIA
FOR
CITY OF HUNTINGTON BEACH
Department of Planning and Environmental Resources
P. O. Box 190
Huntington Beach, California 92649
BOIL9 ENOINEEFMNO.IP14
A 2210 AIA'O21T 27AT - P.O. DOX 2N00-LON• 216ACH. CALIF. 00N1 - FNONS 213/420.7090
2021-C TNISIO 0TSISST • 211YS010166. CALIF. 02607 - POISONS 712/N0-7272
i
November 22, 1979
Project Not A78-2637
City of Huntington Beach
Department of Planning and Environmental Resources
P. O. Box 190
Huntington Beach, California 92688
Attentions Mr. Stephen V. Kohler
Senior Community Development Specialist
Reference: Senior Citizen Housing Development
Old Civic Center Site
Main Street, between Sth and 6th Street
Huntington Beach, California
Dear Mr. Kohler:
Presented herewith is our Report of Preliminary Foundation Investigation conducted an
the site of the Senior Citizen Housing Development to be located at the above
referenced site.
The investigation was planned in accordance with the plans and information furnished to
us by your office.
It is understood that the proposed structures will mainly consist of 1 to 3 story wood
frame construction. Maximum column and wall loads of 80 kips and 2.3 kips per lineal
foot, respectively, have been assumed and utilized in our calculations.
Prudent evaluation of site conditions has been made with regard to the structural
aspects of the proposed development.
Respectfully submitted,
ASSOCIATED SOILS ENGINEERING, INC. vie d
- / r
Richard L. Manning, Jr. Sy Z. Ahmad
Project Engineer R. E. N16621
R LM:sda
cc: S
x:urt
The purpose of this investigation was to determine the surface and subsurface soil
conditions on the site and to obtain information on which to Base recommendations for
site development and for designing adequate foundations for the proposed Senior
Citizens Housing Development.
The results of the field investigation and laboratory study, upon which our
recommendations are based, are contained in the Appendix to this report.
The recommendations contained in the report reflect our best estimate of soil
conditions at the time of drilling only, and based upon information obtained from the
limited number of test borings performed. it is not to be construed as a warranty of the
condition of the soil in other areas or at other depths. Should any unusual conditions
become apparent during grading or foundation construction, this office should be
contacted for instructions prior to continuation of the work.
The owner or his representative should make sure that the information and
recommendations contained in this report are called to the attention of the project
architect and engineers and incorporated into the plans, and that the necessary steps
are taken to confirm that the contractors carry out such recommendations in the field.
This report is subject to review by the controlling authorities for the project.
This office should be notified should any of the following, pertaining to final site
development occur.
1) Final plans for site development indicate utilization of areas not originally
proposed to receive future structures.
2) Structural loading conditions vary from those utilized for evaluation and
preparation of this report.
3) The site is not developed within 12 months following the date of this report.
4) Change of ownership of property occurs.
Should any of the above occur, this office should be notified and provided with finalized
plans of site development. Provided information would be reviewed and necessary
recommendations for additional work and or updating of the report provided. Any
charges for such review and necessary recommendations would be at the prevailing rate
at the time of performing review work.
�o
� v A78-2657 Page 2
xe ��do��e�ena�.ruc
.ATE LOCATION AND CONDITION
1. LOCATION
The site is located an the property of the old Civic Center on Main Street,
between sth and ith Street, In Huntington Beach, California. The following
information pertaining to site conditions was obtained during the course of
performing field work for this project.
2. BOUNDARY CONDITIONS
The property site is bound an the north by Main Street, and an the south by
Orange Street. The site is bound on the out and west by Sth Street and ith
Street, respectively.
3. SURFACE CONDITIONS
The area of investigation has a generally uniform level grade. Numerous
buildings are presently situated on the site (refer to Plot Plan, Plate "A") and
visually appear to be in good condition.
An asphaltic paved street (Pecan Avenue) was noted running across the site in a
direction parallel to Orange Avenue. Several paved parking lots were also noted
on the site. In general, asphaltic pavements visually appeared to be in fair to
good condition.
The balance of the site is covered by lawn, landscaped plants, and numerous trees
(mostly large palm trees).
4. SUBSURFACE EXPLORATION
Subsurface exploration disclosed no fill soils on the site at test boring locations.
Surface natural soils are classified as silty and clayey sands, sandy silts and silty
clays, with deeper seated natural soils classified as sands.
�J
• A78-2657
Page 3
soave eniain�F�.�
a
SITE LOCATION AND CONDITIONS - continued
5• GROUNDWATER AND CAVING
Groundwater was encountered at a depth of 35 feet below existing grade, as
determined In test boring no. I.
Measurements taken in test boring nos. 3, 4, and S were to the level of drillees
mud slurry only. The slurry was utilized to minimize any potential hole closure
during drilling. .The level of driller's mud slurry continued to fall during the
period of monitoring and therefore did not reflect depth to groundwater "Me.
However, the level of driller's mud. slurry did stabilize at a depth of 34 feet
below existing grade, potentially indicating the presence of a water table.
6. UTILITIES
No overhead or underground utilities were encountered during the performance
of field work for this project. However, overhead power lines were noted
servicing buildings on the northern 1/2 of the site, and underground utility lines
are probable. It is understood an oil production line may run through the site.
7. GENERAL
A detailed description of soils encountered and conditions experienced during the
performance of subsurface exploration is shown on the appended boring logs.
STRUCTURAL CONDITIONS
The following preliminary structural information is understood to apply for this project
(as provided via phone conversations with Steve Kohler) and was considered in our
evaluation.
1. It is understood that the site will be used for residential development consisting
of l to 3 story wood frame construction.
�v
ya' A78-2657 Page 4
m
P
nka E-NGINEERW".ING
S...UCTURAL CONDITIONS - continue_
2. it is understood that slab on grade construction will be utilized.
3. It is understood that several of these structures may have a subsurface garage.
RECOMMENDATIONS
I. GENERAL
Based on a review of site conditions disclosed during the performance of fleld
work, and evaluation of available laboratory test data, the following
recommendations are provided.
2. SITE PREPARATION
Prior to grading, the following items should be performed.
2-1 Organic Growth:
2-1.1 Trees:
Trees which lie in areas of future construction must be removed.
Such removal must include rootballs and any attendant root
systems.
2-1.2 Surface Vegetation:
Grass turf should be stripped and disposed of off site. Stripping
should penetrate three to six inches into surface soils. Any soil
sufficiently contaminated with organic matter (such as root
systems or strippings mixed into the soils) so as to prevent proper
compaction shall be disposed of off site or set aside for future use
in landscape areas.
�o
9 A78-2657
Page S
v
301L9 lNOINEEfi1N0.11JG
cCOMMCNOATIONS - continued
2. SITE PREPARATION - continued
2-2 Existing Structures:
2-2.1 Demolition:
Slabs an grade and foundation systems from demolished structures
should be completely removed before grading operations
commence.
2-2.2 Oversize Material:
No concrete from demolished structures, structure foundations, or
encasing may be used in compacted fill without the approval of the
foundation engineers. Approval would be dependent upon
feasibility of reducing concrete places to manageable sizes (six
inch maximum), and feasibility of placing such oversized material
at a minimum of two feet below elevation of future footing
bottoms.
2-3 Existing Asphaltic Concrete Pavement:
Any existing streets and paved parking areas designated for removal shall
be stripped from the site and associated concrete curbs and walks
completely removed.
Such removed asphalt paving and concrete fragments should be disposed of
off site unless it can be reduced to manageable sires specified in section
2-2.2 above. Reuse would be subject to the above referenced section.
2-4 Utilities:
Any underground utilities should be cut-off a minimum of 4 feet beyond
the edge of future buildings. As an alternate, deep hollow lines may be
left in place provided they are filled with concrete. No filled line should
be permitted closer than 2 feet from the bottom of future footings.
�o
' A78-2657 Page 6
V
v
'OILS ENOIP-REFUNO.WIG j
RECOMMENDATIONS - continued
2. SITE PREPARATION - continued
2-4 Utilities: - continued
The ends of cut-off hollow lines should be plugged a minimum of S feet
with concrete exhibiting minimum shrinkage characteristics to prevent
water migrating to or from hollow. lines. In addition, capping of lines may
be required should the plug be subject to any line pressures.
2-5 Abandoned Wells:
The condition of any previously abandoned wells if encountered should be
researched to ensure that proper cut-off depths, and plugging and capping
operations were performed.
2-6 Oil Contaminated Soils:
Should any sumps or oil contaminated soils be encountered, it would be
necessary to remove soils sufficiently contaminated with oil to prevent
proper compaction to full depth. Contaminated soils should be disposed of
off site.
3. GRADING
After completion of the above preparatory items, grading may commence.
3-1 Slabs on Grade:
Natural soils in areas of future slab on grade construction should be
scarified 12 inches and recompacted to previously specified percentages
and moisture contents prior to replacing any removed old fill.
The above specified scarification and recompaction of site surface soils
would also be required prior to placement of any fill if needed to achieve
subgrade elevation.
�J
ti
A 78-26 57 Page 7
P
i0�9 ENOIIVEEi7MKi,Ih1G
RECOMMENDATIONS - continued
3. GR AI)ING -continued
3-2 Backfill:
Existing site soils encountered in test borings were generally clean and are
considered suitable for reuse. However, should any deleterious material
be encountered, it would be necessary to clean such material from
excavated soils prior to reuse.
Excavated material approved for reuse should be deposited in 6 to a Inch
loose lifts and recompacted to 90 percent of maximum density at near
optimum moisture contents.
3-3 Imported Soils (if needed:
Any imported soil required to complete grading operations should consist
of granular low expansive material which exhibits an expansion index of
not greater than 20 when tested in accordance with U.B.C. 29-2 Expansion
Index Test Procedures.
3-4 Tests and Inspections:
Grading, compaction, and utility line backfill operations should be
performed in the presence of a field representative of this office. An
adequate number of field den.;ity tests should be taken to ensure
compliance with this report and local ordinances.
If it is determined during grading that soils require reworking to greater
depths, for safe support of the proposed structure, this additional work
should be performed as directed in the field.
v
wv A 78-26 57 Page 8
w
P
30rL9 ENOINEEMNO.INC.
RECOMMENDATIONS - continued
3. GRADING - continued
3-4 Tests and Inspection: - continued
Imported fill soil should be inspected by a representative of this office
prior to being hauled to the site.
Maximum density for control of grading shall be determined in accordance
with ASTM D1557-70 test procedures.
4. SHRINKAGE AND SUBSIDENCE
The upper 3 to 6 inches of surface soils may not be suitable for use as structural
fill due to organic contamination.
Nominal volumetric shrinkage may be expected as a result of soil compaction.
Site subsidence caused by clearing and compaction operations will also occur. An
average value of 0.1 feet is recommended for earth yardage calculations.
An estimated 5 cubic yard wastage should be considered fdr each tree rootball
system removed.
Losses due to removal of structure foundations, slabs, pavement, and abandoned
utility lines will also occur, however such losses are dependent on the extent of
material removed and therefore cannot be accurately estimated at this time.
Total estimated site shrinkage should be calcualted by combining all the above
values. The estimates given herein should be verified during grading.
A78-2657
Page 9
301Le ENONVEERV40,rqc
RECOMMENDATIONS - continued
5• DESIGN VALUES
3-1 Bearing Capacitiest
Respective, safe, dead plus live load allowable bearing pressures of 19M
and 2100 pounds per square foot may be used in design of continuous and
spread footings when placed an firm bearing natural soils, and when
embedded la inches below lowest adjacent finish subgrads. A one third
increase In the above bearing pressures may be used when considering
short term loading from wind or seismic sources. No footing should be .
built less than 12 inches wide.
Inspections of the footing trench excavations should be performed by a
representative of this office to confirm embedment into, and placement
on competent bearing natural soils, and to ensure any loose or caved soils
are cleaned from footing bottoms prior to placement of reinforcing or
concrete.
5-2 Settlements:
Total settlements for footings placed on approved bearing soils are not
expected to exceed 1 inch. Differential settlements may be determined
by comparing estimates for total settlements as presented in the following
table for varying finished floor subgrade elevations and loading conditions.
TABLE OF ESTIMATED SETTLEMENTS
Finish Floor Footing Load Settlement -
Subgrade Type Condition Inches
Existing Grade Continuous . 25 kJ If 0.5
Existing Grade Spread 80k 1.0
+Partial Basement Continuous 2.5k/if 0.4
"Partial Basement Spread so O.S.
*Finish floor subgrade elevation taken at 5 feet below existing grade.
A�o
° A78-2657
Page 10
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v
3CM-0 ENGWMEPW40.MVG
RECOMMENDATIONS - continued
5. DESIGN VALUES
5-2 Settlements: - continued
Should the structural loading conditions vary by more than 10 percent
i
from those assumed for this project, this office should be ratified for
further evaluation and recommendations as necessary.
5-3 Lateral Resistances
Lateral resistance may be computed by use of a passive pressure of 250
pounds per square foot per foot of embedment into compacted fill ails,
and a friction coefficient of 0.35 between concrete and the supporting
soil.
6. FLOOR SLABS
Floor slabs may be safely supported on soils reworked as described in the Grading
section of this report. Any slab to receive a moisture sensitive floor covering
should be placed on an impermeable membrane topped with two inches of clean,
coarse sand, or on 4 inches of open-graded gravel.
7. EXPANSIVE SOIL PRESSURES
Site surface soils exhibit very low expansive soil characteristics. However the
degree of expansion should be confirmed after completion of rough grading
operations.
8. PLANTERS
Any planter areas placed adjacent to perimeter footings should be provided with
false bottoms, or other devices, to divert water away from foundation and slab
subgrade soils. Excessive lateral water movement to or from such soils might
unnecessarily increase differential settlements.
Akoo This concludes the recommendations. The appendix follows.
' A78-2657 Page 11
00
v
iOLL.9 ENOIIJEE�.NVG
APPENDIX
The following Appendix contains the substantiating data and laboratory test results to
complement the engineering evaluations and recommendations contained In the report.
Plate "A" Plot Plan
Plate 'B-1" thru "&-S" Boring Logs
Plate 11C-1" thru "C-6" Load-Settlement Curves
Plate "D-1" thru "D-6" Direct Shear Tests
SITE EXPLORATION
On October 31, and November I and 2, 1979 field explorations were made by drilling 5
test borings at the approximate locations indicated an the attached Plot Plan, Plate
"A". A truck mounted rotary mud type drilling rig equipped with a pump capable of
circulating a bentonitic "drillers mud" slurry and 6 inch diameter soil type drill bit was
used to advance 3 of the 5 bore holes to depths of 25 to 40 feet from existing grade. A
truck mounted drilling rig equipped with a 6 inch diameter continuous flight auger bit
was used to advance 2 of the 5 bore holes to a depth of 30 and 40 feet from the existing
grade.
Description of the soils encountered, depth of undisturbed cores, field density and field
moisture content are given on the Log of borings for the test holes.
Undisturbed samples of soils were extracted in a barrel sampler with tapered cutting
shoe. The undisturbed soil retained in 2.5 inch diameter by one inch rings within the
sampler was tested in the laboratory to determine in-place density, moisture content,
shear resistance and settlement characteristics.
Continuous observations of the materials encountered in the borings were recorded in
the field. The soils were classified in the field by visual and textural examination and
these classifications were supplemented by obtaining bulk soil samples for future
examination in the laboratory. All samples were secured in moisture-resistant bags as
soon as taken to minimize the loss of field moisture while being transported to the
laboratory and awaiting testing.
After the samples were visually classified in the laboratory, a testing program that
would provide sufficient data for our analysis of the soils was established.
v°
A78-2657 I
�(]LB EN01t�EPlMVO.IPIG
APPENDIX - continued
LABORATORY TESTS
Direct shear and consolidation tests were performed an selected undisturbed core
samples to determine the shear strength and settlement characteristics of various soil
samples.
LABORATORY TEST RESULTS
MAXIMUM DENSITY TEST RESULTS
The following maximum density tests were conducted in accordance wlth ASTM 01557-
70 Method A of test using 5 equal layers, 25 blows each layer, 10 pound hammer, It
inch drop in a 1/30 cubic foot mold.
Test Hole Depth, Maximum Optimum Material
Number Feet Density, pcf Moisture, % Classification
e
1 0 - 4 129.0 9.0 SM
2 0 - 4 131 .5 8.0 SM - ML
EXPANSION DETERMINATION
Expansion tests were performed on selected soil samples to determine the swell
characteristics of typical site materials and the following results were obtained for 144
pounds per square foot surcharge load. The expansion test was conducted in accordance
with Uniform Building Code Standard No. 29-2. Expansion Index Test.
Maximum Opt Molded Molded
Density Moist. Dry Moisture % Expansion Expansion
Location pcf % Density Content Saturation Index Classification
r
T. H. 1 128.0 9.0 122. 1 9.3 65.2 0 Very Low
0- 4
T. }i. 2 131 . 5 8.0 120.6 8. 1 54.7 0 Very Low
0 - 4
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A78-26 57 II
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A 6 - 2bSP7
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VvnII ii IA84I See note below PQKCT A78-2657
A%,iN(. See note below XW mug no. I
M V1I1 01 1ILI None Mx MLLIEO 11-2-78
TEST HOLE NO. I
0.0-1.0 SANDY SILT - Brown to dark brown, border ML
silty sand (SM) - damp
1.0-3.0 SILTY SAND - Brown, borders sandy silt SM 2.0 IS * 10.5
(ML) , with a trace of clay, with trace
roots (to 1/4" diameters) - moist
3.0-5.0 CLAYEY SAND - Brown, with a trace of Sc 3.0 30 115.5 12.4
rootlets - calcareous - moist
5.0-9.0 SILTY CLAY - Brown, light brown to light CL 5.0 24 117.4 14.3
gray brown below 7 .0' , with a trace of 8.0 27 111 .9 14.3
sand - moist, moist to wet below 7.0'
9.0-9. 5 SA14DY CLAY - Light brown - moist CL
9. 5-11 .5 FINE SAND - Light brown, with a trace SP-SM
of silt - damp
11 .5-40.0 FINE TO MEDIUM SAND - Gray and rust - SP 13.0 49 95. 1 3.1
damp, moist to wet below 36' 18.0 34
23.0 35/6" * 3.6
28.0 33 +�
KEY:
1) Blow Count
2) Dry Density, pcf
3) Moisture Content, %
i
NOTE: Blow counts as determined by drop ng a
1140 lb. hammer through a height of 30 inc es
on a 2. 5 inch I.D. sampling device. Rec ded
blows are for 12 inches of penetration, cept
as noted.
*Indicates unsuccessful attempts made in etrie ing
undisturbed core sample. Bulk sample to n whe e
possible for visual classification and sture
determination only.
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.A41W. TAN NM M0. 1 - cont'd
MP11+ (it flit on MOM
, • wI• s�yw�s�rw� uwiso fntent4 .
TEST HOLE NO. 1 - continued
( WATER TABLE AND CAVING NOTES:
After completion of drilling to a depth
40' , test boring closed to 35' below exgrade -- bottom of hole wet in moisture
After 15 minutes had transpired, bottom
at 35' and saturated in moisture contents indic ting
approximate level of groundwater table.
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LOG OF KNOM
OYAII k IAMI See note below PMXCt A78-2657
r.AviN(; See note below IM MS 110• 3
IN PI 14 On I R L None MR OMN18D 11-1-7 8
1 1
so so"
N�r
tLYWKaIeM 1uMI6N1 orrM► M ,,
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TEST HOLE NO. 3
0.0-1.0 16" ASPHALTIC CONCRETE PAVEMNT ON 6"
AGGREGATE BASE
1.0-5.0 SILTY SAND - Brown to dark brown, borders SM 2.0 26 113.2 9.3
sandy silt (ML) , trace of organics at 3.0 13 110. 1 9.3
_- 2.0' - moist
5.0-11.0 SILTY CLAY - Brown, with sand, gradations CL 5.0 36 116.1t 13.0
contact with above silty sand horizon, 8.0 41 118.8 15.6
sand percentages decrease with depth -
moist
11 .0-13.0 PI14E SAND - Brown with light brown, with SP b
lens of clay (CL) at 12' - moist CL
13.0-18.0 FINE TO MEDIUM SAND - Light brown, with SP-SH 13.0 53 107.8 12.4
a trace of silt - moist
18.0-39.5 FINE TO MEDIUM SAND - Light brown, light I` SP 18.0 52/7.5 101 .9 21 .7
gray brown below 28' - wet to saturated I 23.0 43
26.0 50/5" * 19.1
39.0 52/6" * 23.4
KEY: I�
11) Blow Count
2) Dry Density, pcf
13) Moisture Content, %
I
I
INOTE: Blow counts as determined by dropp ng a
250 lb. hammer through a height of 18 inc es
on a 2.5 inch I.U. sampling device. Reco ded
blows are for 12 inches of penetration, cept
as noted.
*Indicates unsuccessful attempts made in etrieving
undisturbed core sample. Bulk sample tak n for
visual classificaiton and moisture deter natio
! only, where possible.
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'':c]tL� E�X:iNFFF�I.MK:
LOG Of BOMM
wA„ N ,Atlil PGOAM A78-2657
r.AViN(, IM UM M0.3 - cont'd
of Ni►i Of ML @M SOKA D
I
, ,• „ r/a c�.w/wscnm IvOO1"1 wrII" OP so"N
_ •NI/11
TEST HOLE NO. 3 - continued
WATER TABLE AND CAVING NOTE:
After completion of drilling operations, he
bore hole was partially bailed of driller a
mud and the following tabulated measur is
were recorded.
Bottom �of Depth to
Date Time Holei Driller's rks ,
11-1-78 2:30 pm 34.0' Bai hole f dril er's
11-2-78 8:15 am 38.0' 34.0' Dep to dri ler's iud app rs st le.
i
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L-40
17
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us OF Boom
WA11 k iABIE See note below 1ODACT A78-2657
AviN(, None experienced VW MW ND• 4
01 Pi H Of Fill None MR MILLLD 11-1-78
I
TEST HOLE NO. 4
0.0-2.0 SILTY SAND - Brown to light brown, border SM
sandy milt, with a trace of clay - damp
2.0--3.0 SILTY SAND - Light brown, with clay, SM 2.0 70/10" 122.0 8.1
with trace organic material - moist
3.0-5.0 CLAYEY SAND - Brown with gray brown and SC 3.0 72/10" 123.0 9.3
rust - damp
5.0-8.5 SILTY CLAY - Light brown to brown, with CL 5.0 40 118.2 15.6
a trace of sand - moist
8.5-10.0 FINE SAND - Light brown with light brown SP
- moist
10.0-25.5 FINE TO MEDIUM SAND - Light brown, light SP 10.0 47 108.8 11 .1
gray brown below 20' - wet, saturated 15.0 48/6" 107.2 19. 1
with depth 20.0 50/6" * 4.7
25.0 50/6" 101 .8 17.0
KEY:
1) Blow Count
2) Dry Density, pcf
; 3) Moisture Content, %
IWOTE: Blow counts as determined by drape ng a
I250 lb. hammer through a height cf 18 inc es on
a 2.5 inch I.D. sampling device. Record blow
are for 12 inches of penetration, except a noted.
*Indicates unsuccessful attempt made to r triev
undisturbed core sample. Bulk sample tak n where
possible for visual classification and mo sture
determination only.
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wAII N IAN11 /GOAM A78-2657
f AVINt. VW IOU NO. 4 - cont'd
DIPTH uF rIu CAM 041M 11-1-78
~� ll) (!) (3)
"� SWISS, wwrw a�wA► GONINUM
���N/ll/
TEST HOLE N0. 4 - continued
WATER TABLE AND CAVING NOTES:
After completion of drilling operations t a bore
hole was partially bailed of drillers mud and
the following tabulated measurements were ecordod.
Bottom of Depth of
Date Time Hole Drillers Raman
11-1-78 11:15 am 25.0' 19.0' B iled ho a of d fillers tud
11-2-78 8:00 am 25.0' 22.5'
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PLAN 6' 4 - cont'd
•
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LOO OF
wAitk 1ABLE See note below P8Q=T A78-2657
CAVING See note below "W lot" No. 5
Of PIH of FILL None BASE OIMLM 10-31-78, 11-1 8
I
C 1.y0M&Nr 4~001 Evia" or 90"
M
cis
TEST HOLE NO. 5
0.0-4.5 SILTY SAND - Brown, with a trace of clay SM 2.0 24 122.4 13.0
- moist 3.0 21 124.0 13.0
4.54.0 SILTY CLAY - Brown to light brown, with CL 5.0 41 119.6 15.6
a trace sand - moist
8.0-12.0 FINE SAND - Brown to light brown, with P-SM 8.0 40 117.8 14.3
silt - wet
12.0-13.0 SILTY CLAY - Light brown - stiff - moist CL
13.0-22. 5 FINE TO MEDIUM SAND - Rust and gray - SP 13.0 37/6" 102.2 19.1
wet to saturated 18.0 53/6" 105.9 21 . 2
22.5-23.0 SANDY CLAY - Gray brown, borders clayey CL
sand - moist
23.0-23. 5 FINE SAND - Gray with rust, with a trace SP-SC 23.0 130/6" 114.8 14.3
of clay - moist
23. 5-28.0 FINE SAND - Gray with rust, with lenses SP 23.5 30/3" +�
or layers of fine to coarse sand below
26 feet - moist
28.0-39. 5 ! FINE TO 11FDIU11 SAND - Light gray brown, SP 28.0 145/6" 106.3 19.1
( gray to blue gray below 39' - saturated 33.0 60/8" 100.2 22.0
�( 39.0 40/6" 110.2 19.1
; KEY: i
1) Blow Count II
2) Dry Density, pcf
3) Moisture Content, % i
i
NOTE: Blow counts as determined by dropp ng a
250 lb. hammer through a height of 18 inc es
on a 2.5 inch I.D. sampling device. Reco ded
( blows are for 12 inches of penetration, cept
ias noted.
I
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wAilH BAWL A78-2657
(.AviNG TM 69" NO. 5 - c•ont'd
, • N� CL•NN16��IM wMI�1 ���� M i�r
TEST HOLE NO. 5 - continued
WATER TABLE AND CAVING NOTES:
After completion of drilling operations t bore
hole was partially bailed of drillers mud nd
the following tabulated measurements were ecord W.
Bottom of Depth of
Date Time Bole Drillers d Remarks
11-1-78 8:15 am 28.0' Ba led hol of dr lers
11-1-78 9: 15 am 36.0' 28.5'
11-1-78 1:15 pm 36.0' 30.0' �
11-2-78 8:00 am 36.0' 32.0'
11-2-78 1 :00 pm 36.0' 32.5'
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FLAX • 5 - ont'd
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.;OILS E►K3�a�EFMNO.IIJG
• CITY OF Hunfl1GTon BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
i'
• 1'. O. BOX 190, HUNTINGTON B1 ACII, C/1LIFOHNI/1 926118 (/14) !)36!)7/1
December 15, 1978
Subject: Senior Citizen Housing Proposals: Evaluation Criteria
Gentlemen:
Enclosed please find a copy of . the evaluation criteria that we will
use to review all proposals submitted in response to our Request for
Proposal for senior housing and recreation facilities on the Old Civic
Center site. These criteria are transmitted now to assist you in
finalizing your proposal.
In addition, I would like to ask that all narrative information sub-
mitted with your proposal (including economic statements, design
methodology, management plan, etc. ) be submitted in duplicate. Likewise,
if you intend to submit blueprint plans with your proposal, please
submit in duplicate. Of course, any large-scale display drawings you
may wish to submit will not require additional copies.
Let me remind you that all proposals must be received at our office
(2000 Main Street, Huntington Beach) by 12 : 00 noon December 22, 1978.
We look forward to your submission and if you should have any questions,
please do not hesitate to contact me at (714) 536-5541.
Very truly yours,
r ,
Stephe Ko er
Senior Comm ity Development Specialist
SVK:df
Enclosure
HUNTINGTON BEACH DEVELOPER EVALUATION CRITERIA
A. DEVELOPER QUALIFICATIONS AND CAPABILITIES
1 . Previous Experience:
a. Housing
- generally
- multi-family
- subsidized
- elderly
b. Rehab.
c. Commercial
d. Performance of Developed Projects
e. Property Management Experiences
- Management method (contract or in-house capabilities) -
proposed method on subject site.
- Organizational system and its characteristics
- Number of residential units presently under
management
- Sinking fund or reserve for replacement
- Proposed tenant selection process
f. Reputation in Industry
g. Qualitications of Desiqn Team
2. Financial Strength
a. Net Worth
b. Banking Connections
c. Credit References - D & B Rating
d. Sources of Financing
- interim
- take-out
-2-
B. DESIGN FACTORS
1 . Site Plan
a. Density, Number of Units
b. Open Space
c. Linkages, Units, Senior Center, Library
d. Orientation to Surrounding Environment
e. Retention of Specimen Trees
f. Landscaping
2. Amenity Package
a. Indoor Facilities
b. Outdoor Facilities
c. Parking
3. Unit Design
a. Unit Mix - 1 Bedroom, 2 Bedroom, Studio
b. Unit Size, Square Footage
c. Light, Ventilation
d. Unit Features
Amenities
Special Elderly Features, i .e. , grab bars, wider doorways,
shower seats, safety-related features, security features
e. Floor Plan
4. Building Configuration
a. Number of Stories
b. Design Diversity
c. Cost Effectiveness (net useable space both interior and exterior)
5. Outer Design Factors
a. Compatibility with Neighborhood
b. Energy Efficiency
C . FINANCIAL FEASIBILITY
1 . Development Costs
a. Site-Preparation
b. Direct Construction
c. Amenity and Landscaping
d. Indirect Costs
interim financing, including loan points
G b A
architecture and engineering fees
- legal and accounting
marketing
insurance, closing costs, and miscellaneous fees
�. OPERATING FEASIBILITY
a. Test Rental Rate Assumptions, Marketability of Non-
Subsidized Units
b. Number of Section 8 Units
Do they meet HUD standards?
C. Gross Revenue
d. Vacancy Allowance
e. Operating Costs
- real estate taxes (in this case, whereby the City maintains
land ownership, possessory interest taxes will apply)
- insurance
- utilities - gas, water, electricity
- elevator maintenance and reserve
- landscape maintenance and reserve
- rubbish collection
- replacement reserves - roof, appliances, paint, carpets, etc.
- ongoing building maintenance
- janitorial
- resident manager
- legal and accounting
- management fees
-4-
f. Cash Flow and Rate of Return
- capitalized value of operating income stream
- probable amount and terms of interim and take-out financing
- developer equity requirements
- after debt-service cash flow
- cash flow return on investment (ROT)
- justification of City subsidy
E . CITY OBJECTIVES
a. Number and Percent of Subsidized Units
b. Fiscal Impact
- Revenues (possessory interest taxes, fees and licenses, per
cap subventions, sales tax generation, etc. )
- Costs (direct subsidy, municipal services)
C. Completeness of Proposals - Committment to All Elements of
Program or Just Parts
I
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• CITY OF HUnTin (; Ton BEACH
DEPARTMENT OF PLANNING AND ENVIRONMENTAL RESOURCES
. • P. O. BOX 190, HUNTINGTON BEACH, CALIFORNIA 92648 (714) 536-5271.
APPROXIMATE DEVELOPMENT COSTS/FEES
CITY OF HUNTINGTON BEACH
1. Environmental Impact Report
Approximate consultant fees $ 10, 000. 00
Approximate City administrative fees 490. 00
2. Use Permit Fee 75. 00
3. Drainage Fee ($600/ac. ) 21, 000. 00
4 . Water Fee 30. 00/unit
5. Sewer Fee 60. 00/unit
6. County Sanitation District Fee 250. 00/unit
7. Cultural Enrichment Fee
(2/3 of fee to be rebated upon
issuance of building permit) . 15/sq. ft.
8. Street Improvement Fee
(Calculated for unimproved frontage) 50. 00/linear ft.
9. Parks and Recreation Fees
Bachelor and efficiency 389. 00/unit
1 bedroom 492 . 00/unit
2 bedroom 759. 00/unit
3 bedroom 1, 056 . 00/unit
10. Building Permit and Plan Check Fee
(based on 6 million dollar project) 22 , 000. 00