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HomeMy WebLinkAboutOld Civic Center Site Project - Proposition L ;& WRInk,Eels AD VA.041 File • TO Title= M�� rr�l" • — Year _ • • • • • Subject r� MON"M VA maw : r .i�l_�,! f.. �:.,,. .�•�: ,mil „_. _ �fL� Z`• HCD-29 �►-C � �o CITY OF HUNTINGTON BEACH 1 REQUEST FOR LEGAL SERVICES Ca"nary City Clark Pink City Administrator Goldenrod Departmental HUNTINGTON BEACH. Date Request Made By Department Sept. 3, 1981 Stephen V. Kohler Development Services/HCD Division INSTRUCTIONS: File request in the City Attorney's Office as soon as possible. Print or type facts necessary for City Attorney. Out- line briefly reasons for the request.Attach all information and exhibits pertinent to the subject. Type of Legal Service Requested: [ ] Ordinance [ ] Insurance [ 1 Other [ ] Resolution [ ] . Bonds [ ] Contract/Agreement [Xi Opinion All exhibits must be attached,or this request will be returned to.you. [A Exhibits Attached Please prepare a statement to certify that Prop "L" was -prepared' in compliance with Article XXXIV of the State Constitution and the election's code. (see attached memo) RECEIVED CITY ATTORNEY S E P 09 1981 AM PM 718 W011111211121314IN6 If for Council Action, If not for Council action,desired completion date .Signature: 4 Agenda deadline Council meeting /fl � PIO 12/79 • CITY OF HUNTINGTON BEACH V" INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH p en er, To Gail Hutton From Senior m ty City Attorney Develop ecialist Subject CITY ATTORNEY'S OPINION REGARDING Date September 3, 1981 ARTICLE XXXIV REFERENDUM PROCEDURES (PROP "L"; JUNE, 1980) As you know, in June, 1980 the City had placed on its election ballot Prop "L", an Article XXXIV referendum complying with the provisions of the State Constitution. Since the approval of this measure, the City Council has also approved a Cooperation Agreement with the Orange County Housing Authority and more recently authorized by resolution the Orange County Housing Authority to apply to HUD for public housing funds on the City's behalf. As part of this application for public housing funds now under preparation, HUD will require the submission of certain documents certi- fying the validity of the Article XXXIV referendum measure. One of these required documents is an opinion from the local governing body's counsel certifying that the election procedures used in placing the Article XXXIV measure on the ballot were consistent with the election's code and Article XXXIV of the State Constitution. QUESTION: Please prepare on your letterhead a statement to certify that Prop "L" , a low rent housing referendum approved through the election of June, 1980, was prepared in compliance with Article XXXIV of the State Constitution and the election's code. Attached you will find.one copy of a suggested format provided by the County of Orange County Counsel . Upon__compl eti on_,� ease return thjs_document to this_off_i.ce�and we_wi 11 forw.ar_d i t to the Or Counr_Housi nq Author_i tv al on_g_wi th .he—otherreq �i r�,ed documents _or th _Haus .n.g-.Autho=r.- ty's_use. for applying for public housing funds on the City's behalf. If you should have any questions, please call me at extension 5542. SVK:jb attachment ADRIAN KUYPER • ~ - COI1nTY COUw9tL OFFICES OF WILLIAM J.McCOURT -JJii11LL�. p1J.OU.11.A`DI- e17 J3L U111 E.S1i'1J.e1J. ARTHUR C.WAHLSTEOT,JR.. wss�srwnrs County Of Orange JOHN W. ANDERSON` 33.. LAU R=NCE M.WATSON VICTOR T_BELLERUE- - JOHN R.GRISET HALL OF ADMINISTRATION P.O.BOX 1379 • SANTA ANA,CA 92762 • 834-3300 CHARLES B.SEVIER - TERRY C.ANDRUS _ TERRY E.DIXON - - EDWARD N.DURAN - July 20 , . 1981 IRYNEC. BLACK RICHARD D.OVIEDO O.M.MOORE JULEE ROBINSON - BENJAMIN P.DE MAYO R. DONALD McINTYRE _ - HOWARD SERMN M.TON►PERRY DANIEL J.DIOIER - - - GENE AXELROD Mr. Art Luna ROBERT L.AUSTIN _ DONALD H_RUBIN Executive Director. DAVID R.CHAFFEE Orange County Housing Authority BARBARA H.E CAROL D.BROWN 2043 North Broadway BARBARA L.STOCKER oe.uress Santa Ana, CA 92706 Dear Mr. Luna: As the attorneys for the County of Orange, our opinion has been requested regarding the validity of the proceedings to ratify County Measure C in the June 3, 1980 election. This office serves as counsel to the Orange County Registrar of Voters, and as such we have reviewed the actions of the Registrar of. voters in that election. It is our opinion that. they have complied with the requirements of . Article XXXIV of the California Constitution and the Elections. Code. Very truly yours, ADRIAN KUYPER, COUNTY COUNSEL By Benjamin P. de May Deputy BPD:hp HCD-29 Y Of HUNTIN �• •CITY GTON BEACH Whltit Cn,r 41101natr REQUEST FOR LEGAL SERVICES anarr C1tY Clerk '•' lMnM C11y Aaminibt►at6r u�nNt:Itw.stales 4et""rod Departmental Date Regwe mob BY ti'apertniant Sept.` 3, "1981 Stephen V. Kohler Development Services/HCD Division INSTRUCTIONS: File request in the city Attomey's Office as soon as possible.Print or type huts nscettary for City Attorney.Out- line briefly reamm for the request.Attach all information and exhibiti pertinent to the subjict. Type of Legal Service Rnquenw: I I Ordinance 11 . Insurance I 1 Other 1 :Resolution. {. ] , Sends t I Cont6ct/ASriarant III. Opinion All exhibits mustbe bttadleil,or this request will be returned to you. 00 EXhibits Attacllld please preppare. statement to certify that Prop. "L° _was, prepared.in` col Hance with Article XXXIV,.of the State Constitution and the election's code. (see attached Mimeo) 3 : o� -M . If for Council Aix . If not for Council aeflon.cheered cotnplatlon date Signature: Agenda deadlitn _ council e-wtbig 1100"Q. P10 uns CITY OF HUNTINGTON BEACH . INTER-DEPARTMENT COMMUNICATION NUMTWGIOM OWN en e To Gail Hutton From Senior ty City Attorney Develo ecialist Subject CITY ATTORNEY'S OPINION REGARDING Date September 3, 1981 ARTICLE XXXIV REFERENDUN PROCEDURES (.PROP "Lu; JUNE, 1980) As. you knew, in Ju�re, '1980:the City had placed on its election ballot Prop- "L", an Article XXXIV reforendum conspiying .with the provisions.of the State.Constitution. Since the approval of this riaeasure, the City:Council has also approved a' Coope"ration Agreement.with tN *ange. .County Housing:_Authority and more recently;authorized :by resolution the Orange County Housing Authority_to apply to -HUD.for publ:ic .housing funds on. the City'.s behalf.. As part of this. application for public. housing funds now under preparat. phj� HUD will require the submission of .certain documents .certi- fying the validity of" the Article XXXIV referendum measure.. One, of these required ..documents is an opinion from=.the local governing :body's counsel_ certifying that .the election procedures used in placing the Article. XXXIV measure on the.ballot .were consistent with the election's code and Article XXXIV of the State Constitution. QUESTION: Please prepare. on your. letterhead:a statement to certify that Prop. "V.,. a low rent housing referendum approved through the election of June, 1980, was prepared .in compliance -with Article XXXIV of the State.Cons.tiEution and .the election's. code. .'Attached you will. find one 'copy of a suggested format_ provided by the County of Orange County Counsel. . Upon completion,. .please, rreturn this document to this office snd we will forward it to ,the. Orange County Housing'.Authority along with the other. required documents. for the Housing Authority.'s use for applying for. public 'housing funds on the City's behalf. If you should have any questions, please call me at extension 5542. SVK:jb.. attachment .wP^� All-IIiN ti:lv-•-y •.1 II.I; rJp wl .►.ua J . .'cou.•r THE COUNTY COLJNSEL ANTMUR C.WAMLSTZOT.J.t County Of Orange JOHN W. ANO6NSON 1AURHNC6 M.WATSON - VICTOR T:OHLL4RUt - JOHN R.6RISXT HALL OF AOMINISTRATION • P.O.BOX 1379 • SANTA ANA.CA 92J02 • 834-3300 CMARLGs 9.S6VItR TERRY C.ANORUS ►zPPV t.DIXOP# 60W46100 P#.DURAN' July 201 1981 lwvlvtC.e1-ACK "ICMAND 0.OV_l1loo - O.M.NOORt JULt6 ROBINSON BuNJAMIN P.:06 1MAv0 p:DONALO McINT1/IRt HOWARD 118111111106 M.Tons Ptwwr -- DAP#/tL.a.OIOIe* - - G614t^XUtUR00- Mr., ."Art Luna wosePT wusTla. - " - OONALD N:pYfIN. EXecut'ive Director. OAV10 R.CNAPP[t Orange County. Houi3ing Authority owpawpA y.ivw�+s cAPOL D.:DWOWN. 204 3 "North Broadway. 0Ap•ARA L.sTOCKG* Santa Ana, CA 92706 o....a�. Dear ''Mr. Luna: " ,A6. the `attorneys for the County of Orange, .our opinion has been requested regarding the validity of the proceedings to ratify County Measure C in the June 3, 1980 election. This, office serves as. counsel to the Oranye.,County Registrar of Voters, .and as- such we have reviewed the actions of " the: Registrar of Voters in that election. . .it, is. our, opinion that they have complied with the r.equiremeats. .of. Article XXXIV of the California Constitution and the Elections Code. Very truly yours, ADRIAN KUYPER, COUNTY COUNSEL Benipm'in P. de ray , Deputy BPD:hp W ' 1 i CITY OF H•UNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 P. O. Box 190 HOUSING AND COMMUNITY DEVELOPMENT Ms. Debby Linn, Planner June 22, 1981 City of Irvine 17200 Jamboree. Road P.O. Box 19575 Irvine, California 92713 SUBJECT: 'ARTICLE XXXIV REFERENDUM pear Debby.: a. It was a pleasure to .see you.again at the A.P.A. lunch on Friday, 'June 19, 1981 and; as you requested at., that time, I am transmitting herewith the .following infor- mation on the subject matter. . ` . 1. Resolution. #4859. A Resolution of the City Council calling a special. election for' Article. XXXIV 2. one copy of the voter's pamphlet with arguments .for and against the measure on the June 3, 1980 ballot in Huntington Beach;. 3 a. copy of.my memo of Novem6er: 7, 1980 outlining the procedures necessary to proceed with .the 100 percent subsidized housing project after the passage of the Article .XXXIV referendum authority; and 4. a copy of the legal notice required -to. be published prior .to `the. impldo mentation of a. 100 percent subsidized housing project. under. the provisions of Article XXXIV. The legislative review 'procedures and- publication requirements `included in the .City's. Article XXXIV referendum (known as Proposition L) are not required by the State . Constitution. These :were.. included in the Board Resolution calling a .speciai elec- tion in. June, 1980 and were included in the .City's Proposition to make it consis tent' With that on the- ballot within the County unincorporated territory: While these legislative. review:and publication requirements are not essential , they: do provide. additional participation by the local legislator's: and-can help. to reassure such a body of its continuing control of a project provided under an .Article XXXIV referendum authority. I hope that this information will be.. 'of assistance to'you, and should you decidC.to pursue this matter :further please do not .hesitate .to contact.me. Ve you Stephen .V...' Kohl r Senior Community velopment Specialist SVK:jb Telephone (714) 536-5542 a. MEMORANDUM OQPNGE Co . ` To: Y-E,fX &Ae Z Dote r c rot � ti From: A Subject: L r ARGU1 'T IN FAVOR OF PROPOSITION "L" AdWL The rising cost of housing.has made it very difficult for many tamilies, particularly senior citizens, to afford decent,.safe housing without sacrificing 1. K — L other essential items. Many are forced to spend a high percentage of their : HUNTINGTON BEACH incomes on housing which is substandard. Approval of this measure will enable private developers,to qualify for federal i and state housing funds to provide good quality new housing at rents which i Voters. Painphlet these lower income persons can afford and to makeolder'rental units livable i again. The use of these programs requires no outlay of city or county funds and no added cost to the taxpayer. In fact, the measure specifically prohibits use of local general funds for this housing. Approval of this measure does not mean the county must accept all housing proposed. The housing must be designed to blend with the quality and style of private housing in the neighborhood and it does not have to be in apartment type projects. Notice of-any housing proposed would be given, and approval by the City Council at a public hearing may be required; if public sentiment demands it. The amount of housing is limited to a small portion (5%) in the city. I. The taxpayers of Orange County are already paying for state and federal _ PROPOSED MEASURES, housing programs, while the money and benefits from many of these housing. CITY ATTORNEY'S IMPARTIAL ANALYSIS_ programs go to other areas. Each year the absence of Article XXXIV authority AND ARGUMENTS FOR AND AGAINST continues, the county loses approximately two million dollars which CITY MEASURES otherwise would be available for affordable housing. Passing of this ballot SPECIAL MUNICIPAL ELECTION measure would enable Huntington Beach to get their fair share of state and CITY OF HUNTINGTON BEACH federal housing dollars. CONSOLIDATED WITH THE There is a pressing need for the housing this measure will provide. We STATEWIDE PRIMARY ELECTION strongly recommend-approval of this proposition. TUESDAY,JUNE 3, 1980 - !r RUTH BAILEY RUTH FINLEY Mayor _ Mayor Pro Tem City of Huntington Beach City of Huntington Beach t, - ARGUMENT AGAINST PROPOSITION "L" (None Filed) r- 4 r J;: T cities participating in this measure are: heim, Buena Park, ° Costa. -sa, Huntington Beach, La Habra, Los Alam._-s,San Clemente, San Juan Capistrano and Tusiin. GAIL HUTTON f City Attorney The following arguments for and against the city measures have been filed with . the City Clerk' pursuant to.Article 4, Chapter 3, Division 5 (Sections 5010 to 5016, inclusive) of the Elections Code of the State of California. Arguments in support or opposition of the proposed laws are the opinions of the authors. Under requirements of the 1975 amendments to the Federal Voting Rights Act,the City has arranged to provide translation of these ballot materials into the Spanish language.A transla- tion of these ballot materials may be obtained in person at the City Clerk's office in the City Hall or,if requested by letter or telephone,a translation-will be promptly mailed. Ba)o los requisitos do los cnmendamientos do 1975 al Acto Federal de Derechos de Vota- cion, la Ciudad ha hecho arreglos para proporcionar traducci6n del teeto de la balota al idioma Espanol. Una traducci6n del texto de la balota se puede obtener en persona en la oficina del Secretario Municipal situada en la Alcaldfa. o si es solicitada pof carts o por teicfono•una traducci6n se enviara por correo prontamente. ALICIA M. WENTWORTH,City Clerk City Hall, 2000 Main Street P. O. Box 190 Huntington Beach,California 92648 Phone: 536-5227 M 1 a CITY ATTORNEN&PARTIAL ANALYSIS OF PROPOSI' I "L" I PROF 'TION K Before a low rent housing project can be developed, constructed, or ADVISORY PROPOSITION: acquired by' a state public body, such as the Orange County Housing Authority, within a county or city,,Article 34 of the California Constitution That the Governor and the Legislature YES requires approval by a majority of the voters of-that county or city. The apportion the existing six cent sales tax so that two Constitution defines-such housing projects, in part, as "any development cents rather than the one cent presently allocated,- composed of. . . living accommodations for persons of low income, financed may be used by local agencies for priority. local in whole or in part by the federal government or a state public body or to services rather than state _distribution or state: NO which the federal government.or a state public body extends assistance . . ." reserves. Proposition "L" gives the voters of those•cities within Orange County ' which have chosen to participate in this election under Article 34, an IMPARTIAL ANALYSIS BY CITY ATTORNEY OF PROPOSITION K opportunity to decide whether such housing shall be provided, with certain limitations as discussed below, for the elderly, handicapped, and other low. The sales tax advisory proposition proposes that the governor and legislature income persons of the county or participating city. The decision,of-the voters adopt.legislation to apportion the existing 6% sales and use tax so that 2 cents of a participating city shall apply only within that city. a rather than 11/4 cents presently allocated, be returned to local governments. % If approved, this proposition imposes several limitations on the The effect of the-adoption of such legislation would be for the state govern- production of such housing. The limitations are: ment to incur a substantial reduction of its revenues and the local govern- 1. No city general fund money can be used. ments to reap a substantial increase in their revenues with the total amount r of the sales tax remaining the same. 2. Notice of a specific, proposed project must be given to each member of the City.Council and to the public. , Currently the City of Huntington Beach receives 1 cent of the 11/4 cents with the County of Orange receiving the remainder. . 3. Notice to the public must be placed in an established newspaper with the greatest circulation within the area of the proposed housing project site �, Adoption of the proposition would be advisory only and a reflection of the and must be posted in at least,three conspicuous places on the proposed 1 will of the electorate of this city. site. GAIL HUTTON 4. If application to a noncounty body for funding or approval of such City Attorney housing is to be made, notice to the Council and to the public must be given ( before such an application for approval or funding is made. , 5. The City Council must approve the proposed application and project. ' 6. Approval by the City Council can occur in one of two ways: (a)A Council member,within thirty days of the notice,can place the matter before the entire Council and, after a public hearing, the Council can approve or conditionally:approve the project,nor (b) if no Council member submits the matter to the entire Council for a public hearing within thirty days of the notice, the project is deemed approved. 7. The total number of units produced cannot exceed five percent(5%) of the total number of dwelling units-within the city,limit area. _ F ARGL 4T IN FAVOR OF PROPOSITION "Kr F OSITION L. Want to send a message to Sacramento?Then vote YES on Proposition"K"1 (a) "Shall rental housing developments, as con- Ask yourself, what public services are of the greatest importance to you? templated by Article 34 of the California Constitu- Police protection? tion, for elderly,handicapped,low or moderate in- Fire protection? come persons be developed, constructed, financed or acquired in the unincorporated area of the Libraries? County of Orange and in participating cities, sub- Parks and Recreation? ject to the following conditions: All these services are provided by local government and essential-to a good No county or city general fund monies shall be ex- quality of life. "pended for such housing. Certainly they are of far greater value than those championed by overstaffed No project shall be authorized by authority of this measure in the unincorporated area of the county state and federal bureaucracies, which produce questionable benefits to the unless notice of any such proposed project is first YES public while=unquestionably devouring your tax dollars. submitted to each member of the Board of Super Did you know that the state collects locally a 6% sales tax, yet returns.only. visors for approval and, at the same time, notice is given to the public. slightly more than 1%?The rest stays in Sacramento where a budget surplus has proven to be an irresistible temptation for Sacramento politicians to Notice to the public shall-be legal notice in the newspaper having the greatest circulation within underwrite their pet projects. the affected area where the property is located and Yet, local government is faced with having to reduce or hold the line on these by posting the property in at least three (3) con- most important public services. spicuous places. Notice shall be submitted to each member of the It simply does not make sense! Board and to the public before any funding ap- Proposition"K" tells Sacramento it had better get the priorities straight,and plication to a non-County entity is made for project address our most critical needs without increasingthetax burden. approval or funding. After submittal to the Board members,any Board member shall have thirty(30) Proposition "K".proposes that some of that money-that now goes to and is days to place the matter on the Board agenda for spent in Sacramento be returned to local government so that city and county the purpose of initiating a public hearing on the government does not have to be concerned with providing you with the kind proposed project. If the matter is so placed, the of police and fire protection or other critical services you need and deserve. project shall not be deemed approved until the P P y Board, after such public hearing,approves,or con- Remember that our spending limit and that proposed under-the "Spirit of ditionally approves, the project. If no action is 13" initiative requires that any extra revenue would have to be returned to taken by a member of the Board during the thirty" (30) day period, the application, including the you, or be used for much needed public improvements. project applied for, shall be considered approved. To assure essential local services,-to reduce that surplus in Sacramento, vote Any project proposed to be located in incorporated NO for local control and for Proposition "K' areas of the County shall be submitted to the ap- propriate City Council members for action in the DON MACALLISTER ROBERT MANDIC, JR. same manner as hereinabove described. Mayor Mayor Pro TernHousing built or rehabilitated pursuant to this City of Huntington Beach- - City of Huntington Beach measure shall not exceed 5% of the total dwelling units within the unincorporated area of the County of Orange or,.for participating cities, within the ARGUMENT AGAINST PROPSITION "K" city. i (None Filed) ! A city is a participating city if the city council adopted a resolution requesting participation in this measure and submitted it to the Registrar of Voters on or before March 21, 1980." CITY OF HUNTINGTON . BEACH 2000 MAIN STREET CALIFORNIA 92648 P. O. Box 190.: TO: City Council ATTN: Frank B..Arguello, Acting City Administrator FROM: . _ Stephen V. Kohler, Senior Community Development Specialist DATE: November 7, 1980 SUBJECT: 100 PERCENT SUBSIDY FOR HUNTINGTON SEAVIEW (OLD CIVIC CENTER SENIOR HOUSING) . The passage of Article.XXXIV Authority (Proposition L) permits the California Housing Finance Agency to provide Section 8 rental subsidies.for 100 percent.of theunits in the Huntington Seaview project. The wording of the ballot measure approved.by the voters in June of 1980 provides for certain notification procedures before construction of a 100 percent subsidy project.may begin. Specifically, these procedures are: I. A published notice in a newspaper of general circulation (copy attached, published . . II-13-80); 2. Written.notice to the legislative body of the jurisdiction within which the project is to be located. This memo constitutes the written notice to the City Council of Huntington Beach regarding the allocation of subsidies to 100 percent of the units within Huntington Seaview. There is.no indication of public protest to the full subsidization of Huntington Seaview; however, a member of the City Council may requesta public hearing.on the matter if it is felt to be appropriate. If any Council member wishes to request a public hearing, or if you should have any questions, .please contact me at 536-5542. SVK:jb cc: Dan Villella LEGAL NOTICE NOTICE OF 100 PERCENT SUBSIDY HUNTINGTON SEAVIEW Notice is hereby given that Huntington Seaview, the Senior Citizen Housing Project to be located at Fifth and Orange, in the .City of Huntington Beach, is to be .100 percent' subsidized through the California Housing Finance Agency's Section 8 New Construction Program. This program.provides Section 8 assistance to all of the units, which will keep rent. levels at the fair market levels established. by HUD, guarantee that no tenant would pay more than 25 percent of their income toward rental payments, and maximize the number of residents receiving assistance. This notice complies with the requirements of the City's referendum authority for projects of this nature as provided by the passage of Proposition L, June, 1980. CITY OF HUNTINGTON BEACH INTER-DEPARTMENT COMMUNICATION HUNTINGTON BEACH To Floyd. G. Belsito From James W. Palin, Director City Administrator Development Services . Subject PROPOSITION "L" , JUNE 3 , 1980 Date May 22 , 1980 BALLOT; OLD CIVIC CENTER SENIOR HOUSING On March 17 , 1980, the City Council passed a. resolution to place on the June 3 , 1980 primary election ballot a referendum in conformance with the requirements of Article XXXIV of the California Constitution. If passed, this referendum (Proposition L) would permit the State and Federal governments broader participation in financing and subsidizing housing within Huntington Beach and would make additional funds available while still maintaining local control of the type and location of housing. This Proposition will also have an impact on the timing and eventual benefit of the senior housing on the Old Civic Center site. Specifically: 1. The California Housing Finance Agency (CHFA) has determined that it can provide subsidies for only 49 percent of the units in this project without passage of Proposition L. Since the original RFP for this project requested that 20- 50 percent of the units be subsidized, this is still con- sistent with the City' s goal. 2. However, increases in the mortgage interest rates for long- term financing available even from the CHFA will have an impact on the rents of the non-subsidized units. For example, the increase in mortgage interest rates from the original of seven and one half (7 1/2) to the current projected rate of over ten percent translates to an approximate rent in- crease on the non-subsidized units of $50/month. Such an increase would take the rents beyond the reach of those senior citizens .which the City. wishes to help. Therefore, it would be more beneficial to strive for the passage of Proposition' L and garner the additional CHFA subsidies necessary to subsidize all the units in the project. 3 . It is not true that the CHFA has refused to provide financing for this project. The Agency did notify the sponsors of pend- ing projects (including the Wm. Lyon Co. ) that mortgage funds were not immediately available due to the impact of higher prime interest rates on the bond market from which .all CHFA .revenue originates. It is anticipated that mortgage funds will be available at the time needed for this project; how- ever, at anew higher rate. 0 Y »--noyd G. Belsito May 22,' 1980 Page 2 . In conclusion, the passage of Proposition L will have a direct and immediate impact on the outcome of the Old Civic Center Senior Housing project. The Lyon Company is committed to the project and intends to proceed, but the passage of Proposition L will greatly increase the benefits of the project to local residents and is necessary to assure the long-term financial feasibility of the project. JWP:SVK: jb