·:. .

CRA LA BUILDING COMMUN ITIES

1200 West 7th St reet , Su ite 500 Los Angeles California 90017-2381

of the CITY OF LO S ANGELES

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Honorable Council of the City of Los Angeles John Ferraro Council Chamber 200 N. Spring Street Room 340, City Hall Los Angeles, CA. 90012

Attention: Sharon Gin, Office of the City Clerk

COUNCIL TRANSMITTAL:

1t Ag ncy

DATE I NOV 3 2011

F 213 977 1665 www.crala.org

CRA File No. ~ Council District: _..1

Contact Person: Regina Kirschenbaum (818) 623-2126

Transmitted herewith, is a Board memorandum adopted by Agency Board on November 3, 2011 for City Council review and approval in accordance with the "Community Redevelopment Agency Oversight Ordinance" entitled:

VARIOUS ACTIONS RELATED TO: VINELAND AVENUE SENIOR HOUSING. Termination of Prior Agreements with Former Ownership Entities, Environmental Action and Authorization to Execute an OPA with Vineland Avenue Senior Housing, L.P. for Development of an 82-Unit Affordable Residential Project for Seniors Located at 4900 N. Vineland Avenue in the North Hollywood Redevelopment Project Area. EAST VALLEY REGION (CD4)

RECOMMENDATION That City Council approve(s) recommendation(s) on the attached Board Memorandum.

ENVIRONMENTAL REVIEW The City of Los Angeles is the lead agency for the Project for purposes of CEQA. On February 1, 2011, the City of Los Angeles, acting through its Planning Department, approved the project and adopted a Mitigated Negative Declaration (ENV-201 0-2943-MND). The CRA/LA's responsibility, as a Responsible Agency under CEQA, is to consider environmental effect of the Project as shown in the MND prepared by the lead agency prior to acting on the Project.

The resolution certifying that the CRA/LA Board of Commissioners has reviewed and considered the environmental effects of the Project as shown in the City of Los Angeles Mitigated Negative Declaration is included with this board memorandum as Attachment C.

,,

~, CRA LA BUILDING COMMUNITIES

FISCAL IMPACT STATEMENT There is no fiscal impact to the City's General Fund, as a result of this action.

Christine Essel, Chief Executive Officer

cc: Sharon Gin, Office of the City Clerk (Original & 3 Copies on 3-hole punch) Lisa Johnson Smith, Office of the CAO lvania Sobalvarro, Office of the CLA Steve Ongele, Office of the Mayor Noreen Vincent, Office of the City Attorney

THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CALJFORNIA

DATE:

TO:

FROM:

MEMORANDUM

NOVEMBER 3, 2011

CRA/LA BOARD OF COMMISSIONERS

CHRISTINE ESSEL, CHIEF EXECUTIVE OFFICER

NH1990 100165

STAFF: MARGARITA H. DE ESCONTRIAS, REGIONAL ADMINISTRATOR GAZALA PIRZADA, PROJECT MANAGER

SUBJECT:

REGINA KIRSCHENBAUM, ASSISTANT PROJECT MANAGER

VINELAND AVENUE SENIOR HOUSING. Termination of prior agreements with former ownership entities, environmental action and authorization to execute an OPA with Vineland Avenue Senior Housing, L.P. for development of an 82-unit affordable residential project for seniors located at 4900 N. Vineland Avenue in the North Hollywood Redevelopment Project Area. EAST VALLEY REGION (CD 4)

RECOMMENDATION(S)

The CRAILA acknowledges and understands that the Supreme Court in the case entitled California Redevelopment Association v. Matosantos stayed certain portions of Assembly Bill x1-26 and Assembly Bill x1-27. Given the Court's stay and the uncertain status of such legislation, although the CRA/LA is, and the City Council may be, approving certain actions described herein, to the extent that such actions are stayed then the CRAJLA shall not execute agreements or take such actions, notwithstanding their approval hereof, until the Supreme Court has decided the case on the merits or the action is no longer stayed.

That the CRAJLA Board of Commissioners take the following action{s):

1. Adopt a Resolution certifying that it has reviewed and considered the environmental effects of the Project as shown in the City of Los Angeles Mitigated Negative Declaration (hereinafter "MND'') ENV-201 0-2943-MND pursuant to State CEQA Guidelines Section 15096(f) for the proposed 82-unit residential development located at 4900 N. Vineland Avenue in North Hollywood ("Project Site");

2. Approve the Concept Plan for the proposed Project;

3. Request that the City Council acknowledge and approve CRAJLA's execution of a contract with Vineland Avenue Senior Housing, L.P. as part of the implementation of the Response to Housing Opportunities under the Cooperation Agreement for Payment of Costs Associated with Certain CRA/LA Funded Capital Improvements, Public Improvements and Affordable Housing Projects, dated as of March 10, 2011 between the CRA/LA and the City of Los Angeles;

And, that the CRA/LA Board of Commissioners, subject to City Council approval:

VINELAND AVENUE SENIOR HOUSING PAGE2

4. Terminate the existing Owner Participation Agreement and the Agreement Containing Covenants Affecting Real Site that were executed with Vineland Investors, LLC;

5. Terminate the First Amendment of the Owner Participation Agreement and the First Amendment of Agreement Containing Covenants Affecting Real Site that were executed with Habitat Vineland, LLC;

6. Approve the residential uses proposed in the Owner Participation Agreement with the Project Developer, Vineland Avenue Senior Housing, LP, in a commercial area in accordance with Section 604 of the Amended North Hollywood Redevelopment Plan; and

7. Authorize the Chief Executive Officer or designee to execute an Owner Participation Agreement (''OPA") and ancillary letter agreement providing additional indemnity to CRA/LA for the Project that will include eighty-one (81) residential rental units to be restricted to very low-income senior households (up to 50% of area median income, using HUD guidelines) and one (1) manager's unit.

SUMMARY

Vineland Avenue Senior Housing, L.P., is proposing to construct an 82-unit residential rental development at 4900 N. Vineland Avenue. The proposed development comprises 81 one-bedroom units for very !ow-income senior citizens and 1 two-bedroom manager's unit. A location map is included as Attachment A and the Concept Plan as Attachment E.

The site is zoned C4-1-CA, a commercial zone. Pursuant to Section 604 of the Amended North Hollywood Redevelopment Plan ("Plan"), CRNLA approval is required to allow residential uses on commercially designated parcels. The Plan states, "Subject to Agency approval of development or participation agreements, the Agency may permit the development of new residential uses within Commercial areas. The conditions for approving such a development shall be that the residential development, as well as all commercial development, meet all design and location criteria specified by the Agency." The developer must also comply with all applicable City zoning, general plan and building code requirements and obtain required permits.

The CRA/LA is not providing any financial assistance to the project. Financing is being provided by the United States Department of Housing and Urban Development and the Los Angeles Housing Department (City), along with 4% tax credit equity from the Tax Credit Allocation Committee and Tax Exempt Bonds from the California Debt Limit Allocation Committee.

PREVIOUS ACTIONS

September 7, 2006 - Board approval to execute an Owner Participation Agreement with Vineland Investors, LLC for construction of 58 for-sale condominiums at 4900 N. Vineland Avenue.

September 27, 2006 - Council approval to execute an Owner Participation Agreement with Vineland Investors, LLC for construction of 58 for-sale condominiums at 4900 N. Vineland Avenue.

VINELAND AVENUE SENIOR HOUSING PAGE 3

May 1 , 2008 - Board approval to execute an amendment to the Owner Participation Agreement and the Agreement Containing Covenants with Vineland Habitat, LLC to permit the project to be either for-sale or rental.

July 29, 2008 - Council approval to execute an amendment the Owner Participation Agreement and the Agreement Containing Covenants with Vineland Habitat, LLC to permit the project to be either for-sale or rental.

DISCUSSION & BACKGROUND

Developer Entity

The developer is Vineland Avenue Senior Housing, L.P. a California limited partnership, whose general partner is Menorah Housing Foundation, a California nonprofit public benefit corporation.

Established in 1969 as a non-sectarian, non-profit 501 ( c)(3) corporation, Menorah Housing Foundation develops and manages affordable, independent-living apartment units for very low­income individuals aged 62 years or older. Menorah Housing Foundation has developed and manages 1,139 very low-income units for senior citizens in 17 buildings geographically dispersed throughout Los Angeles County.

Description and Project Context

Vineland Avenue Senior Housing, LP., is proposing to construct an 82-unit residential rental development at 4900 N. Vineland Avenue. The proposed development comprises 81 one-bedroom units for very low-income senior citizens and 1 two-bedroom manager's unit A location map is included as Attachment A.

The site is a narrow rectangular lot, with the majority of street frontage along Vineland Avenue to the west To the north and south are low-rise commercial properties and to the east is a residential area. The site is not suitable for a viable commercial development due to its narrow configuration and lack of capacity to accommodate sufficient parking.

Funding for the project is being provided through a HUD 202 Capital Grant; HUD Predevelopment Grant; Los Angeles Housing Department (LAHD) Affordable Housing Trust Fund; California Debt Limit Allocation Committee (CDLAC) tax exempt bonds and Tax Credit Allocation Committee (TCAC) 4% tax credit equity.

HUD 202 funding runs for a 40-year term and requires rents to be calculated at 30% of a tenant's income, which cannot exceed 50% of Area Median Income (AMI). The LAHD funding restricts units to 60% percent of AMI for 55 years. The CDLAC and TCAC funding restrict the units at 50% of AMI for 55 years.

After the 40-year HUD term, the developer has indicated that they may elect to set the rents using the 50% AMI rent limits. There is a conflict between the TCAC rents and redevelopment rents set by the Department of Housing & Community Development (HCD). Specifically, the 60% HCD rents are lower than the TCAC 50% AMI rents. As the next level of HCD affordabillty is at 80% AMI, it does not make sense to record a covenant when other government agencies are already recording covenants on the units for 55 years at a lower percentage of AMI. Therefore, CRA/LA will not record an Agreement Containing Covenants but rather, TCAC and LAHD will record their respective covenants and be responsible for monitoring affordability.

VINELAND AVENUE SENIOR HOUSING PAGE4

Project History

Vineland Investors, LLC initially planned to build 58 for-sale condominiums, five of which were to be live-work units. Two of the condominiums were to be set-aside as affordable to moderate-income households and seven additional units were to be made available to moderate-income households, with CRA/LA assistance in the form of soft second mortgages. All affordable units were to have 45-year covenants.

Vineland Investors, LLC was comprised of three firms: Habitat Group Los Angeles, C.O. Wood Development and BRIX Properties. The Owner Participation Agreement (OPA) between CRA/LA and Vineland Investors, LLC was approved September 7, 2006 by the CRA/LA Board of Commissioners.

The developer had initially wanted to build a more intense level of commercial use on the property, along with the housing component. This would have enabled the developer to obtain rents at a level that would sustain the project, given the cost of the land.

The concept of condominiums with ground floor live-work units along the Vinelaf\d Avenue frontage came about after the developer's discussions with the surrounding community. Those discussions brought forth the community's desire to have a less intense level of commercial use. The community was not in favor of the increase in traffic, noise and evening activity that more intense uses would bring.

Subsequently, Vineland Investors, LLC lost its condominium construction financing due to changing market conditions. The new equity investor and construction lender required that the project have the flexibility to be operated as either for-sale or rental, dependent upon market conditions at the time of construction completion.

On January 30, 2008, the CRA/LA administratively approved an ownership transfer from Vineland Investors, LLC to Vineland Habitat, LLC. The new LLC entity was required by the equity investor but the ownership structure remained the same with the three original principals, Richard Loring, Clyde Wood and David Sudeck.

The CRA/LA Board of Commissioners approved an amendment to the OPA and the Agreement Containing Covenants on May 1, 2008, allowing Vineland Habitat, LLC to operate the project as either for-sale or rental.

Ultimately, Vineland Habitat, LLC was unable to obtain financing and decided. to sell the property.

The property was purchased by CFL T 2009 LLC, a limited liability company whose sole member is Community Foundation Land Trust, a California nonprofit corporation. On October 30, 2009, Vineland Avenue Senior Housing, L.P. executed an Option to Purchase the land from CFL T 2009 LLC. The option was subsequently extended through June 30, 2012.

SOURCE OF FUNDS

No CRA/LA funds are required for this action.

VINELAND AVENUE SENIOR HOUSING PAGE 5

PROGRAM AND BUDGET IMPACT

The project is consistent with the adopted Fiscal Year 2012 Budget and Work Program for the North Hollywood Redevelopment Project Area, which provides for projects that do not receive CRA/LA funding to be processed under Objective NH 1990. There is no impact on the City's General Fund as a result of this action.

ENVIRONMENTAL REVIEW

The City of Los Angeles is the lead agency for the Project for purposes of CEQA. On February 1, 2011, the City of Los Angeles, acting through its Planning Department, approved the project and adopted a Mitigated Negative Declaration (ENV~2010-2943-MND). The CRA/LA's responsibility, as a Responsible Agency under CEQA, is to consider environmental effects of the Project as shown in the MND prepared by the lead agency prior to acting on the Project.

The resolution certifying that the CRA/LA Board of Commissioners has reviewed and considered the environmental effects of the Project as shown in the City of Los Angeles Mitigated Negative Declaration is included with this board memorandum as Attachment C.

HOUSING INCLUSIONARY REQUIREMENTS

As indicated in Attachment B, Affordable Housing Information, with the approval of this proposal, the North Hollywood Redevelopment Project will be on target to comply with the 15% lnclusionary Housing requirement.

Christine Esse! Chief Executive Officer

~ /

Dalila Sotelo Deputy Chief Executive Officer

There is no conflict of interest known to me which exists with regard to any CRA/LA officer or employee concerning this action.

ATTACHMENTS

Attachment A. Location/Site Map Attachment B. Affordable Housing Information Attachment C. Resolution Attachment D. Project Summary Report Attachment E. Concept Plan

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ATTACHMENT B: AFFORDABLE HOUSING INFORMATION

Project Name: Vineland Avenue Senior Housing Project Address: 4900 Vineland Avenue

HOUSING POLICY ANALYSIS

l #of Units I % ofTotal I Trust Fund Only I Other GRAILA I Combined Funds Funds

Below 30% AMI 0 0% At Least 30% At Least 10%

31% ·50% AMI 0 0% At Least 20% 51%-80% AMI 81 100% NA At Least 10% 81% • 120% AMI 0 0% Maximum 30% NA NA TOTALS 81 100%

THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CALIFORNIA

Attachment C

RESOLUTION NO. __

A RESOLUTION OF THE COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CALIFORNIA, (CRA/LA) CERTIFYING THAT IT HAS REVIEWED AND CONSIDERED THE CITY OF LOS ANGELES PLANNING DEPARTMENT'S MITIGATED NEGATIVE DECLARATION, (ENV-2010-2943-MND) FOR THE PROPOSED 82-UNIT AFFORDABLE RESIDENTIAL PROJECT FOR SENIORS LOCATED AT 4900 N. VINELAND AVENUE IN THE NORTH HOLLYWOOD REDEVELOPMENT PROJECT AREA

WHEREAS, Vineland Avenue Senior Housing, LP is proposing to construct 82-unit affordable residential project for seniors at 4900 N. Vineland Avenue; and

WHEREAS, the City of los Angeles Planning Department was the lead agency according to the California Environmental Quality Act ("CEQA") for the proposed Project and prepared a Mitigated Negative Declaration for the Project (ENV-2010-2943-MND); and

WHEREAS, the Mitigated Negative Declaration was adopted by the City of los Angeles Planning Department for the proposed Project on.February 1, 2011 pursuant to CEQA.

NOW, THEREFORE, BE IT RESOLVED by the Community Redevelopment Agency of the City of Los Angeles, California as follows:

1. The CRA/LA, as a responsible agency under CEQA, certifies that it has reviewed and considered the information in ENV-201 0-2943-MND for the proposed project in accordance with CEQA.

2. Based on such review and consideration, the CRNLA hereby determines:

a. No substantial changes are proposed in the proposed project that will require major revisions to the Mitigated Negative Declaration.

b. No substantial changes have occurred with respect to the circumstances under which the proposed project is being undertaken that will require major revisions to the Mitigated Negative Declaration; and

c. No new information of substantial importance to the proposed project, which was not known or could not have been known at the time the Mitigated Negative Declaration was prepared has become available.

ADOPTED:

CRA/LA BUILDING COMMUNITIES

Maps craat.ed by CRMA GIS Team

Total Project Size (sq ft}: 60,385

Circulation Area (sq ft): 4,037

Lobby (sq ft): 2,124

Office Space (sq ft): 262

Open Space (sq ft): 6,873

Residential (sq fl): 46,929

Unknown (sq ft): 160

Estimated Jobs Created:

Construclion Jobs (est): 115

Permanent Jobs (est.): 3

Total Development Costs (TOG): $22 million

CRAILA Investment: $0

Total Housing Units: 82

Market Rate: 0

Manager's Unit(s):

Total Affordable Housing Units: 81 HCD Very Low Income Units: 0

HCD Low Income Units: at

HCD Moderate Income Units: 0

Undetermined Affordable Unlts:o·

Total Development Cost Per Unit:. $267,861

Project ID: 100165 Objective Code(s): NH 1990

ATTACHMENT 0 PROJECT SUMMARY REPORT

VINELAND AVENUE SENIOR HOUSING

Board Item Number: Board Date: 111312011

Project Location

Primary Address: 4900 N. Vineland Avenue, North Hollywood, CA 91601

LEED ®Attainment Level, Type NONE, NONE

Community Benefits G Creation of Affordable Housing • Development of underused lot o Prevailing Wage Jobs

Location Description: Strategic Plan Goals Met Vineland Ave between Huston and Peachgrove e 2 .1.1 _Complete construction of at least 5,500

streets units of affordable housing in Redevelopment

Proposed CRAILA Action

Termination of prior agreements with former ownership entities, environmental action and authorization to execute an OPA with Vineland Avenue Senior Housing, L.P. for development of an 82-unit affordable residential project for seniors located at 4900 N. Vineland Avenue in the North Hollywood Redevelopment Project Area.

Additional information

NIA

Elected Officials * Council District 4, Tom LaBonge • County Supervisor District 3, Zev

Yaroslavsky " State Senate District 21 , Carol Liu • Congress District 28, Howard L. Berman • Assembly District 43, Mike Gatto

Project Description

81 one-bedroom units of very low-income rental housing for senior citizens (62 yrs +) and 1 manager's unit (for a total of 82 units).

Project Type

Residential

Construction Category: New Construction

Type of Housing: Rental Housing

Project Features: ~ Affordable Housing

Developer I Participant{s)

Developer: Menorah Housing Foundation

Legal Owner f Borrower: Vineland Avenue Senior Housing, LP.

Public Agency Partners: City of Los Angeles Housing Department (LAHD)

CRA/LA Project Staff Q Margarita De Escontrias, Regional

Administrator • Regina Kirschenbaum, Assistant Project

Manager e Ellen Alderman Comis, Sr Housing Finance

Officer 0 Gazala Pirzada, Project Manager

Project Activities Completed Activities:

• Commence Negotiation of Deal Points, 11119110

• Complete CEQA Documentation, 02101111

Scheduled Activities: 0 Board Authorization to Execute Agreement,

11/03111 0 HCED Commit!ee Approval to Execute

Agreement, 11116/11 • City Council Approval to Execute

Agreement, 11/18111 • Construction Start, 03128112

Agreement Type(s) • Owner Participation Agreement (OPA)

Terms of CRAILA Investment:

Board Discretionary Action(s) .... I :mrll f<:.:P V::.ri;:rnr:P.

Project areas.

CRAILA Policies Applied • Contractor I Service Worker Retention, Does

not apply as there is no CRNLA financial assistance. Voluntary compliance.

• Contractor Responsibility, Voluntary compliance.

• Equal Benefits, Not required as agreement is not a contract for goods/services. Voluntary compliance.

• Housing Policy, Not required as there is no CRNLA financial assistance. Voluntary compliance with CRNLA Housing Development Guidelines.

• Living Wage, Not required as !here is no CRNLA financial assistance. Voluntary compliance.

CRAILA Policies Not Applied Not Applicable to the Project

• Public Art Policy, No CRNLA financial assistance.

* Construction Careers & Project Stabilization, No CRNLA financial assistance

• Construction Jobs Local Hiring Program, No CRNLA financial assistance.

• Prevailing Wage, Other funding sources will require Davis Bacon. NIA to !his project as there is no CRNLA financial assistance- see Section soa of the NH Redevelopment Plan.

• Labor Peace Agreement, Not a hotel operation on land owned by CRNLA

• Child Care, Development is affordable housing for seniors

• Sustainability Consultation Program (Part of CRNLA Healthy Neighborhoods Policy), No CRNLA financial assistance.

Data Last Updated: 1 012012011 Report Generated: 10/2012011

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