HomeMy WebLinkAboutAuthorize and Direct City Manager/Executive Director to Exec r City of Huntington Beach
File #: 20-1432 MEETING DATE: 2/18/2020
REQUEST FOR CITY COUNCIUHOUSING AUTHORITY ACTION
SUBMITTED TO: Honorable Mayor/Chair, and City Council/Board Members
SUBMITTED BY: Oliver Chi, City Manager/Executive Director
PREPARED BY: Ursula Luna-Reynosa, Director of Community Development
Subiect:
Authorize and direct the City Manager/Executive Director to execute a Purchase and Sale
Agreement, in a form approved by the City Attorney, for acquisition of real property located at
17631 Cameron Lane by and between the City of Huntington Beach and Shigeru Yamada,
Trustee of the Shigeru Yamada Living Trust, and Mitsuru Yamada, Trustee of the Mitsuru
Yamada Living Trust; Authorize and direct the City Manager to execute an Option Agreement,
in a form approved by the City Attorney, to acquire real property located 17642 Beach Blvd. by
and between the City of Huntington Beach and Shigeru Yamada, Trustee of the Shigeru
Yamada Living Trust, and Mitsuru Yamada, Trustee of the Mitsuru Yamada Living Trust; and
approve allocation of funds necessary to complete the transaction to acquire the property
located at 17631 Cameron Lane
Statement of Issue:
The City Council/ Housing Authority is asked to authorize the acquisition of real property commonly
referred to as 17631 Cameron Lane (the "Property") utilizing restricted funds for the purpose of
affordable housing and authorize an option to acquire the adjacent property located at 17642 Beach
Blvd. (the "Option Property") for future acquisition for the same purpose.
Financial Impact:
The total acquisition costs for the Property are estimated to be $3,159,550 consisting of the following:
$3,077,010 (purchase price), $61,540 (broker commission); $8,000 (due diligence studies) and
$13,000 (closing costs) (collectively, the "Acquisition Costs").
The Acquisition Costs are proposed to be funded through the City's restricted Low-Moderate Income
Housing Asset Fund (Fund 352) (the "LMIHAF"). The LMIHAF represents the former Redevelopment
Agency's (the "Successor Agency's) Housing Set-Aside funds, which are restricted for developing
affordable housing within the City.
Based on current State Health & Safety Code Section 34176.1(d), and the estimated -$4.5 million in
LMIHAF dollars that the City is projected to have on hand at the end of FY 2019/20, the City will find
itself in an "Excess Surplus" situation, whereby the State will take back all Excess Surplus funds
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File #: 20-1432 MEETING DATE: 2/18/2020
(estimated at —$3 million), unless the City encumbers those dollars by June 30, 2020.
Therefore, in order to avoid having the State take back our local affordable housing dollars, it is
recommended that the City Council authorize the purchase.of the Property, which will enable the
Housing Authority to avoid an Excess Surplus situation, while also allowing the City substantial
influence in dictating the terms of any future development on the identified site.
Furthermore, a future purchase and sale agreement for the Option Property won't be executed
without sufficient funds identified through a budget amendment which will come to the City Council/
Housing Authority for approval.
Recommended Action:
CITY COUNCIL AND HOUSING AUTHORITY RECOMMENDATION:
A) Authorize and direct the City Manager/ Executive Director to execute a Purchase and Sale
Agreement and any additional necessary documents to consummate the transaction, in a form
approved by the City Attorney, by and between the City of Huntington Beach/ Housing Authority and
Shigeru Yamada, Trustee of the Shigeru Yamada Living Trust, and Mitsuru Yamada, Trustee of the
Mitsuru Yamada Living Trust to acquire the Property; and,
B) Authorize and direct the City Manager/ Executive Director to execute an Option Agreement, in a
form approved by the City Attorney, by and between the City of Huntington Beach/ Housing Authority
and Shigeru Yamada, Trustee of the Shigeru Yamada Living Trust, and Mitsuru Yamada, Trustee of
the Mitsuru Yamada Living Trust to acquire the Option Property; and,
C) Appropriate funds of$3,250,000 from Fund 352 for acquisition of the Property.
Alternative Action(s):
Do not authorize the City Manager/ Executive Director to acquire the Property or the Option Property.
Analysis:
On February 3, 2020, the City Council adopted Resolutions No. 2020-06 and 2020-07 approving
General Plan Amendment ("GPA") No. 19-003 (the "Housing Element Amendment"), Zoning Text
Amendment ("ZTA") No. 19-006 (Beach and Edinger Corridors Specific Plan Amendment, the
"BECSP") and approved the 2019 Housing Element Progress Report. The Housing Element
Amendment has identified how the City will address its proportionate share of regional housing needs
for all economic segments of the community ("RHNA") for the current cycle, in accordance with
Government Code Section 65588. Currently, the City has exceeded all of the RHNA targets with the
exception of 413 low and very-low income units. The Housing Element Amendment also contains an
affordable housing overlay ("Overlay") within the BECSP that identifies six (6) properties that can
accommodate the RHNA shortage. The Overlay allows for by-right development (i.e. no
discretionary permits) for projects that provide a minimum of 30% very-low and low income units.
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File #: 20-1432 MEETING DATE: 2/18/2020
Two adjacent parcels, the Property and the Option Property (located on the eastside of Beach Blvd,
between Slater Ave and Warner Ave) (collectively, the "Properties"), were identified as one of the six
sites identified as part of the Overlay. The Properties are owned by Shigeru Yamada, Trustee of the
Shigeru Yamada Living Trust, and Mitsuru Yamada, Trustee of the Mitsuru Yamada Living Trust
(collectively, the "Owners"). The Owners listed the Properties for sale with an asking price of$3.4
million each. Staff submitted a conditional Letter of Intent to Purchase (Attachment 1) with the
following salient terms:
• Purchase Price: Three million seventy seven thousand ten dollars ($3,077,010) for 34,189
square feet of vacant land;
• Security Deposit: Fifty thousand dollars ($50,000) non-refundable after the 45-day due
diligence (contingency) period expires. If escrow is cancelled prior to expiration of contingency
period, then the security deposit shall be returned, in full. to the City;
• Close of escrow: 10-days after the expiration of due diligence period;
• Broker Commission: The City and Sellers will split the 4% commission fee, each paying 2%
($61,540.20);
• Closing Costs: The City and Sellers have agreed to split closing costs, (estimated City portion
is $13,000);
• Option to Purchase: Sellers will grant the City an option to purchase the Option Property
(34,325 square feet) for $3,089,250. The option to purchase the Option Property shall expire
on July 31, 2021. A separate option agreement will be prepared by the City Attorney's Office
with similar salient terms.
If the City Council/Housing Authority authorizes and directs the acquisition of the Properties, staff will
coordinate the review of all title matters with the City Attorney's Office and initiate site assessments.
Upon the close of escrow, the City will prepare a Request for Proposal to solicit qualified affordable
housing developers to submit proposals to design and construct the developments. By acquiring the
site, the City can dictate terms, conditions, including aesthetics and density beyond the requirements
set forth in the Overlay.
Environmental Status:
The acquisition of the properties is exempt in accordance with Section 15061(b)(3) of the California
Environmental Quality Act ("CEQA") Guidelines as the purchase will not cause a significant effect on
the environment. A future project contemplating the residential development of affordable housing
may be exempt in accordance with Section 15194 subject to requirements listed in Sections 15192
and 15194 of the CEQA Guidelines. Such environmental analysis will be conducted once an
application is submitted and a project description is defined.
Strategic Plan Goal:
Non-Applicable - Administrative Item
Attachment(s):
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File #: 20-1432 MEETING DATE: 2/18/2020
1. Letter of Intent dated January 16, 2020
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City of Huntington Beach
2000 MAIN STREET CALIFORNIA 92648
DEPARTMENT OF COMMUNITY DEVELOPMENT
Bi�,�xs.F Business Development • Housing Rcal Estate
1 714.536.5582 www.hbbiz.com fax - 714.375,5087
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January 16, 2020
I
George Felix
Senior Associate
CBRE, Inc.,
3501 Jamboree Road Suite 100
Newport Beach, CA 92660
RE: LETTER OF INTENT TO PURCHASE 17631 CAMERON LANE, HUNTINGTON
BEACH, CA 92647 &OPTION TO PURCHASE 17642 BEACH BLVD.
t
Dear Mr. Felix,
The purpose of this Letter of Intent ("Letter") is to convey an offer from the City of Huntington I)
Beach (City" and `Buyera') to purchase the real property located at 1"e, Cameron Lane,101
Huntington Beach, CA, owned by Mitsuru Yamada, Trustee of the Mitsuru Yamada Living Trust
U/D/T dated September 17, 1998.
1. Property: Approximately 34,189 square feet of vacant land located at IT 0-05 1
Cameron Lane, Huntington Beach, CA 92647 (APN: 167-472-08)
2. Purchase Price: Three Million Seventy Seven Thousand Ten Dollars
($3,077,010.00), all cash purchase, at the dose of escrow($90/sf).
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3. Security Deposit: Buyer shall deposit Filly Thousand Dollars ($50,000.00) upon the i
opening of escrow (the "Deposit). Deposit is non-refundable after i
45-day contingency period expires. If escrow is cancelled prior to
expiration of contingency period then security deposit shall
promptly be retumed to the Buyer, minus any costs incurred by
escrow holder.
4. Opening of Escrow: Upon acceptance of offer by the Huntington Beach City Council,
the Buyer shall draft a Purchase and Sale Agreement with Escrow
Instructions("Agreement') incorporating the terms of this Letter.
The following conditions must be met in order to open escrow:
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www.huntingtonbeachca.gov f
875
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a. Fully executed Agreement signed by Seller and Buyer and
transmitted to escrow holder.
b. Buyer has placed the Deposit into escrow.
5. Title/Escrow: Title and Escrow shall be handled by Chris Maziar and Grace Kim
of Commonwealth Land Title Company located at 4100 Newport
Place Dr., Suite 120, Newport Beach, CA 92660. Seller will provide
a Standard Owners Policy of Title Insurance ("CLTA") for the
subject property. The Buyer shall have the option to obtain
upgraded title policies at its cost and sole discretion.
6. Close of Escrow: Escrow shall close ten (10) days after the expiration of the
contingency period.
7. Buyer's Contingencies: Buyer has forty five (45) days ("Initial Contingency Period") to
diligently investigate the following items: preliminary title report and
environmental assessment (Phase I & 11) to its satisfaction. If the
Buyer is not satisfied with the Contingencies by 5:00 pm (Pacific
Standard Time) on the 45th day, then the Buyer may waive the
contingencies or terminate the escrow.
a. Existing Reports & Documents: Within three (3) days after
opening of escrow, Seller will deliver to Buyer the following:
soils reports, existing leases, permits, disclosure of litigation
and any violations affecting the property.
8. Brokerage: CBRE, Inc., is representing the Buyer and Seller in this transaction.
Buyer and Seller each agree to pay the half of the brokerage
commissions.
9. Option to Purchase: Seller shall grant the Buyer an option to purchase the adjacent real
property("Adjacent Property"), approximately 34,325 square feet of
vacant land located at 17642 Beach Blvd, Huntington Beach, CA
(APN: 167-472-09). The purchase price for the Adjacent Property
is Three Million Eighty Nine Thousand Two Hundred Fifty Dollars
($3,089,250.00), all cash purchase ($90/SF), with the same
contingencies as the first property. The option to purchase shall
expire on July 31, 2021.
9. Terms of Offer: The foregoing offer may be accepted by Buyer by executing and
returning said counter offer to the City no later than 5:00 pm (PST)
on Thursday, January 23, 2020.
10. City Council Approval: This Letter offer and subsequent Agreement is contingent upon
approval by the Huntington Beach City Council.
This Letter of Intent is not intended as,and does not constitute, a binding agreement by any party nor an agreement
by any party to enter into a binding agreement, but is merely intended to specify some of the proposed terms and
conditions of the transaction contemplated herein. Neither party may claim any legal rights against the other by reason
www.huntingtonbeachca.gov
876
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of signing this letter of intent or by taking any action in reliance thereon. Each party hereto fully understands that no }
party shall have any legal obligations to the other,or with respect to the proposed transaction, unless and until all the
terms and conditions of the proposed transaction have been negotiated and agreed to by all parties and set forth in a
Purchase and Sale Agreement with Escrow Instructions executed and delivered by all parties. The only legal
obligations that any party shall have shall be those contained in such fully executed Purchase and Sale Agreement
with Escrow Instructions.The above is intended to be an expression of the general business terms and conditions upon
which we are willing to proceed. Other essential terms will be the subject of further discussions.
Feel free to reach out to Kellee Fritzal at (714) 374-1519 or Carlos Marquez at (714) 536-5544 if
you have questions.
Sincerely,
I
Ursula Luna-Reynosa
Community and Economic Development Director
AGREED AND ACCEPTED
BUYER: SELLER
City of Huntington Beach, a municipal Mitsuru Yamada, Trustee of the Mitsuru
corporation Yamada Living Trust U/D/T dated }
September 17, 1998
By: b¢s y LA Lunt A R t2F V N6S ey: * ie oZ�
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Esparza, Patty
From: Fikes, Cathy
Sent: Tuesday, February 18, 2020 10:09 AM
To: Agenda Alerts
Subject: FW: Items 25 and 25, 2/18/20 Council Agenda
From:Galen Pickett<Galen.Pickett@csulb.edu>
Sent:Tuesday, February 18, 2020 9:15 AM
To:CITY COUNCIL<city.council@surfcity-hb.org>
Subject: Items 25 and 25,2/18/20 Council Agenda
Dear honorable members of the city council:
I write to you today in support of items 24 and 25 on today's city council agenda, both of which deserve your serious
consideration.
It is extremely challenging to finance affordable development and permanent supportive housing solely through market
mechanisms, and membership in the OCHFT would give the city more tools in supporting that development and in
specifying the properties of that development. Controlling the financing mechanism for an affordable project,the city
would have even more control over the direction of the development than in the usual zoning process and in the issuing
of a conditional use permit. Given the fact that the money in the fund originates with taxpayers, we would be in a
position to reclaim dollars sent to Sacramento and put them to use here, in the city and for the benefit of our
residents. Surely this is a responsible expression of our determination to locally control development and maintain the
character of the city.
Similarly, item 25 supports and protects the autonomy of the city. Several members of the council expressed
trepidation at the "by right" character of possible development in the affordability overlay of the Beach-Edinger Corridor
Specific Plan. In my opinion, it is doubtful that including 20%affordable units in any proposed project for the 6 overlay
sites is feasible in this market, but if that is not the case,the proposed action transfers ownership (and an option on
ownership) of two of the sites to the city itself, using funds that will have to be returned to Sacramento in June if not
used. As the property owner,the city would have a large degree of control as to the character of any development on
those sites. You as the city council would have far more local control than in the usual CUP process, as your input and
support would be required at every stage of the planning and construction process.
Allowing these funds to expire and return to Sacramento, or declining membership in the OCHFT is tantamount to telling
the state and county respectively that they know better than we do how to use tax dollars to support the welfare of our
city.
With best wishes, SUPPLEMENTAL
Galen T. Pickett COMMUNICATION
Dept. of Physics and Astronomy
CSU Long Beach Mee*v Date:_
1250 Bellflower Blvd. \
Long Beach, CA 90840 - ,3aZJ Agenda NOM No.'
http://www.csulb.edu/—gi3ickett
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Estanislau, Robin
From: Chi, Oliver
Sent: Tuesday, February 18, 2020 2:05 PM
To: Estanislau, Robin
Subject: FW: Question on Housing Element Site#1
FYI! SUPPLEMENTAL
COMMUNICATION
orver Chi MeeMg Date: — c5-- a c o
City Manager
City of Huntington Beach A 0nde tWn Ho„ _ 4,43
2000 Main Street
P.O. Box 190
Huntington Beach,CA 92648
Office: (714)536-5575
Cell: (310) 663-983 7
From: Luna-Reynosa, Ursula <ursula.luna-reynosa@surfcity-hb.org>
Sent:Tuesday, February 18, 2020 10:07 AM
To: Chi, Oliver<oliver.chi@surfcity-hb.org>
Cc: Gates, Michael <Michael.Gates@surfcity-hb.org>; Hopkins,Travis<thopkins@surfcity-hb.org>
Subject: FW: Question on Housing Element Site#1
FYI
From: k s<iamalmira@hotmail.com>
Sent: Sunday, February 16, 2020 6:15 PM
To: Semeta, Lyn <Lyn.Semeta@surfcity-hb.org>; Hardy,Jill <Jill.Hardy@surfcity-hb.org>; Peterson, Erik
<Erik.Peterson @surfcity-hb.org>
Cc: Luna-Reynosa, Ursula <ursula.luna-reynosa@surfcity-hb.org>
Subject: Fw: Question on Housing Element Site#1
I noticed a posting on the HB Comm Forum regarding an article that appeared in the LA Times about a
"historic house" being located on the Cameron Lane property.
A month ago, I was asked about this by Alan Ray. My response is attached and I copied Ursula on it at the
time. I am doing so here again. I am directing this to the three of you since you have been or are council
liasons to the HRB and are the mostly likely to have questions or to be in a position of having to answer any.
As you can see, I have no thought that this small dilapidated structure would prove "preservable".
The LA Times article adds to this discussion by bringing up the formation of what was previously known as
Wintersburg. This identification spans a large area which has now been largely developed except for the few
buildings Mary Urashima has been trying to save across from Rainbow. I have no idea where the Times got
their information, but it is quite overly expansive.
1
While this particular Cameron property and its sister site facing Beach was at one time part of Wintersburg, it
no longer has any historical context that would support preservation. It is far too remote from the Rainbow
area property to be considered part of a historic district.
As I've said before, I have no knowledge about RHNA and would not presume to comment on any aspect of
that. Nor do I enter into HB Comm Forum discussions.
Your vote on this item is, of course, up to you. I just wanted to be sure this latest issue was addressed to you
to the best of my ability.
As always, thank you all for the work you do!
Kathie Schey
From: k s<iamalmira@hotmail.com>
Sent:Wednesday,January 15, 2020 11:44 AM
To:Villasenor,Jennifer<VVil lase nor@surfcity-hb.org>; Ray,Alan <Alan.Ray@surfcity-hb.org>; Beckman, Hayden
<hayden.beckman@surfcity-hb.org>
Cc: Luna-Reynosa, Ursula <ursula.luna-reynosa@surfcity-hb.org>;James,Jane<iiames@surfcity-hb.org>
Subject: Re: Question on Housing Element Site#1
Hi Alan,
Thanks for such a thoughtful question.
I would not presume to comment on RHNA because that knowledge is well outside my wheelhouse.
Since I know you have a keen interest in city history, let me note that this site was listed as eligible for Cal
Register status in both of the past historic surveys-the one you mention and the earlier one completed in 86.
To my knowledge, that designation has not been applied for. Such status would not protect the property from
demolition in any event. CR status sounds alot more important than it actually is.
Since I have a copy of the entire historic survey on my desk, I double-checked the DPR for that location. It is
said to have been built in 1947. The survey states the significant period of Wintersburg activity extends from
1890 to 1940 (1 would have said through 1941) so this simple structure was built after that. It likely does
reflect the post-war return of Japanese-Americans to Wintersburg.
I would add that when I research structures in response to demo permits, I very often find inconsistencies
between the info a DPR provides and other factual information. However, Mary Urashima contributed most of
the information on that area to the survey. Mary has studied this area extensively, so I would consider this
DPR to be reliable.
The Cameron property appears to have deteriorated quite a bit in the few years since the DPR was
prepared. Despite any "historical significance" that may attach to the place, I suspect that preserving that
building would not be likely.
2
Best,
Kathie Schey
From:Villasenor,Jennifer<1Vil lase nor@surfcity-hb.org>
Sent: Wednesday,January 15, 2020 10:22 AM
To: Ray,Alan<Alan.Ray@surfcity-hb.org>; Beckman, Hayden <hayden.beckman@surfcity-hb.orR>; Schey, Kathie
<iamalmira@hotmail.com>
Cc: Luna-Reynosa, Ursula <ursula.luna-reynosa@surfcity-hb.org>;James,Jane<iiames@surfcity-hb.org>
Subject: RE: Question on Housing Element Site#1
Hi Commissioner Ray,
No, HCD has already accepted the site with this information.
Let me know if you would like more information. Thank you.
Jennifer
From: Ray,Alan <Alan.Rav@surfcity-hb.org>
Sent:Wednesday,January 15, 2020 9:03 AM
To:Villasenor,Jennifer<JVil lase nor@surfcity-hb.org>; Beckman, Hayden <hayden.beckman@surfcity-hb.org>; Schey,
.Kathie<iamalmira@hotmail.com>
Subject: Question on Housing Element Site#1
Dear Jennifer, Kathie and Hayden,
At last night's Planning Commission meeting, a question came up regarding the historical status of Site #1, 17631
Cameron Lane. I see that the property is listed in the 2014 Historic Context&Survey Report (p. 166). Does this listing
have any impact on its availability as a RHNA site?
https://www.huntingtonbeachca.gov/files/users/planning/Historic Context and Survey Report Final Draft.pdf
Alan Ray
Vice Chair, Planning Commission
alan.ray(a)surfcity-hb.org
3
Estanislau, Robin
From: Fikes, Cathy
Sent: Tuesday, February 18, 2020 2:50 PM
To: Agenda Alerts
Subject: FW:Vote No on Agenda Item 23 &25
From:Taylor Haug<taylorhaug@gmail.com>
Sent:Tuesday, February 18, 2020 2:38 PM
To:CITY COUNCIL<city.council@surfcity-hb.org>
Subject:Vote No on Agenda Item 23 &25
I urge you to repeat the vote on Agenda Item 23 and reject the item. The building does not fit the space, and it
will cause even more traffic and safety issues at this intersection.
HB doesn't need to get into the real estate business. This was proven in the last purchase of the Pipeline disaster,
costing taxpayers over 100K. The fact that you already have a letter of intent to purchase these two items prior
to changing the overlay of these parcels shows you have already decided before the public meeting. PLEASE
PLEASE PLEASE reject this item. LISTEN TO THE PEOPLE YOU REPRESENT.
Thank you. A homeowner and lifelong resident.
Taylor Haug
SUPPLEMENTAL.
COMMUNICATION
"Dee,
AqWWG Illem NO
Esparza, Patty
From: Fikes, Cathy
Sent: Tuesday, February 18, 2020 5:38 PM
To: Agenda Alerts; Brenden, Patrick; Carr, Kim; Delgleize, Barbara; Fikes, Cathy; Hardy, Jill;
Peterson, Erik; Posey, Mike; Semeta, Lyn
Subject: Comment
All Council Members
COMMENTS & ADDITIONAL NOTES
Dear City council members;
I strongly urge each of you to vote FOR the purchase by the city of 17631 Cameron
Lane, one of the sites in the affordability amendments to the Beach/Edinger Corridor
Specific Plan with funds restricted to housing affordability projects. I live one block
away from this address and I think this would be a wonderful place to have some
affrordable housing built!
I also urge you to vote yes for Item 24, so our city can join the Orange County Housing
Finance Trust.
I am a resident of HB for 25 years now and I vote every election, keeping track
throughout the year on how each of you vote on issues concerning affordable housing
and the homeless especially. Thanks for all you are doing to help those who are
suffering in our city.
Yours truly,
Shevawn
Opened:
02/17/2020
12:00 PM
Closed-
-4-4----
By:
shevawn RAMSEY
Email:
mrswumbe@gmail.com
Phone:
714-270-2055