HomeMy WebLinkAboutTC Agd Pkt 1996-06-18
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TIBURON TOWN COUNCIL
TIBURON PLANNING COMMISSION
JOINT MEETING AGENDA
SPECIAL MEETING
TOWN OF TIBURON
1101 TIBURON BLVD.
MEETING DATE:
MEETING TIME:
INTERVIEWS (TC):
JUNE 18, 1996
7:30 P.M.
6:30 P.M.
PLEASE NOTE: In ordertogM! all Interested persons an opportunity to be heard, and to ensure the presentation of all points of
view, members of the audience should:
(1) Always Address the Chair, (2) State Name and Address; (3) State Views Succinctly; (4) Um~ Presentations to 3 minutes; (5) Speak
Directly into Microphone.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact Town Hall
(415) ~7373. Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to
this meeting [28 CFR 35,102-35,104 ADA Trtle III
TOWN COUNCIL AND PLANNING COMMISSION WORKSHOP
A. ROLL CALL
TOWN COUNCIL: T. Hennessy, M. Ginalski, J. Thayer, A. Thompson, N. Wolf (Mayor)
PLANNING COMMISSION: R. Greenberg, L. Klairmont, M. Sadrieh, P. Schrier, M. Siewert (Chair)
(Senior Housing Advisory Committee: Hank Bruce, Tom Gram, Larry Livingston, Martin Mackey, Jerry
Riessen, Bill Smith, Larry Smith, Chair)
B. PUBLIC QUESTIONS AND COMMENTS
Please confine your commenLs during this portion of the agenda to mailers not already an this agenda. ather
than itms an the Consent Calendar, The public will be given an opportunity to speak an each agenda item at
the time it is called Presentations are limited to three (3) minutes. Matters requiring action will be referred to
the appropriate Commission, Board, Committee or Staff for consideration and/or placed on afuture meeting
agenda.
C. WORKSHOP
1) SENIOR HOUSING ADVISORY COMMITTEE - Town Council & Planning Commission
Review of Proposed Development Options for Senior Housing Project at Ned's Way
A. Presentation of Scenarios (Chair Smith & Committee)
B. Questions & Comments (planning Commission & Town Council)
C. Questions & Comments by the Public
D, Recommendation to Town Council (planning Commission)
E. Direction to Senior Housing Advisory Committee (Town Council)
D. ADJOURNMENT
TIBURON
SENIOR HOUSING ADVISORY COMMITTEE REPORT
and
RECOMMENDA TION
June 18, 1996
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PREAMBLE
As the reader will see in the "Discovery" section of this report,
there is a marketing opportunity to se~ve seniors' needs at two
levels. We believe the Town's property lends itself uniquely to
development of a senior complex that addresses both. The resulting
project would enhance our sense of community.
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CONTENTS
THE CHALLENGE....................",........,.."."........"................,........,.",..........1
THE DISCOVERy...........""..........".......,.....",.........",.............,.."............."",2
THE OPPORTUNITY."".......",....,...."""..""...""..,.........",...""...""...."",3-6
THE AFFORDABLE HOUSING COMPONENT...................,..............7-8
THE IMP ACTS"...........,....,............,.........",..",...........,"...,...............,.,...........9
THE RECOMMENDATION".........,..,..,.....,.,.."",.,....".."...",....."..""",....10
THE APPENDIX...,.,.",...,............",.......,.."..."............."............"",..,.........,.11
A - Draft RFP for Developer Competition and Conceptual
Program Outline
B - Table/Affordable Housing Fund Resources
C - Table/Affordable Housing Requirements
D - Background Information on Oakmont Retirement
Communities, LLC
E - Demographic Information/Tiburon and Belvedere
F - Article, A Mature Housing Market, NY Times, 4/10/96 .
G - Property Appraisals (the complete version is available at
Town offices)
H - Ballot Measure
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THE CHALLENGE.,.A Balancing Act.
To balance the Town's need for a high dollar return for its land,
while serving the real needs of senior citizens and minimizing the
visual and traffic impacts of the project to be built.
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THE DISCOVERY
There are two distinct markets for housing our seniors...both of which
present opportunity:
(1) For Independent Living ..,65 to 75 or 80 years of age...Generally
active seniors desiring independent living with access to some
services (which could be contracted out) and recognition through
physical accommodation of their having less agility,
(2) For Assisted Living..,75 or 80 years and up...ln general, these are frail
elderly who desire a private apartment but require some assistance in
living...meals for sure and optional assistance with bathing, dressing,
taking medicine, laundry, etc. (These people do not require skilled
nursing care, which is a form of dependent living,)
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THE OPPORTUNITY - The Committee sees four scenarios:
SCENARIO A
Build up to 25 units for independent living on 1.6 acres (current town
hall site) that are designed to meet seniors' special needs including both
private and common areas. These units would be for sale in the $300,000 to
$400,000 range.
The options for how to execute this project are infinite, and the small
size of the project makes it particularly challenging to build the functional
common areas while maintaining economic feasibility. If this scenario is
chosen, the Committee would recommend a Developer Competition, The
competition would focus on creative solutions to this challenge. Several
developers have expressed interest in participating,
The details of such a competition have been assembled in a draft RFP
(see Appendix A) which describes, among other things, goals for the project,
what the Town will provide to facilitate the project and criteria for judging a
winner.
The appraised value of the 1.6 acres under this scenario for 25 market
rate units is between $1,250,000 and $1,500,000, (See Appendix G,)
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THE OPPORTUNITY <Continued)
SCENARIO B
Build an assisted living facility on the 1.6 acres. The concept that
appears to be feasible is to build a facility that would house 60 to 70 people in
60 to 65 for rent apartments, Meal service is part of the basic package, Other
services are add-ons. The facility itself would likely include a lobby, lounge,
central kitchen, central dining areas, activity rooms, laundries, offices for staff,
a beauty salon and an outdoor area for residents to enjoy.
An assisted living facility generates very low traffic impacts because the
residents don't drive. A 65 unit complex would require less than 30 parking
spaces.
Oakmont Retirement Communities, LLC are very interested in doing
such a project in Tiburon, A prototype of their approach has just opened for
business in Windsor, CA. The developer's knowledge and attention to detail
so as to meet seniors' needs is impressive, The opportunity to actually see
what we would be getting (by visiting the Windsor facility) is an important
aspect in the evaluation of this scenario, If Oakmont were chosen to do the
project, the company would build the facility and then lease it to one of
several established national management companies who would then
market and operate the facility, (See Appendix D for information about
Oakmont.)
The appraised value of the 1.6 acres under this scenario for an assisted
living facility having 60 to 65 units is between $1,500,000 and $1,800,000, (See
Appendix G.)
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THE OPPORTUNITY (continued)
SCENERIO C
This scenario presumes the Town has opted for building an assisted
living facility on 1.6 acres, the current Town Hall site.
In addition to the assisted living facility, build up to 16 units for
independent living on the two-acre parcel' above and behind the 1,6 acre
parcel of town property, Designed for seniors, these for sale units would likely
have two bedrooms and a garage plus access to the common facilities and
services of the assisted living facility, The developer of this property, under
this scenario, would not have to build "common" areas,
This scenario can be developed at a different point in time but requires
that an assisted living facility be the chosen project for the 1.6 acres below.
The appraised value of the two acres (16 units) under this scenario is
between $960,000 and $1,120,000, When added to the 1.6 acres with an assisted
living facility, the total appraised value would be from $2,460,000 to
$2,920,000.
* Since the use of this public parcel has seen controversy, the
Committee recommends obtaining approval of the voters with the incentive
of using the land sale proceeds to "buy-down" prime open space, e,g, the
Harroman mortgage, Regardless of which scenario, A or B (or a new
scenario), is chosen for the 1.6 acre site, the committee is unanimous In
recommending that the Town Council give the residents an opportunity to
vote on the disposition of what we deem to be marginal "open" land (the
two-acres) in exchange for prime open space.
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THE OPPORTUNITY <Continued)
SCENARIO D
This scenario presumes the Town has opted for building up to 25 units
for independent living on 1.6 acres, the current Town Hall site.
In addition to the 25 units for independent living, build an additional
16 units, also for independent living, on the two-acre parcel" above and
behind the 1.6 acre parcel of Town property, Designed for seniors, these for
sale units would likely have two bedrooms and a garage,
This scenario describes a senior project for independent living of up to
41 units and would require a masterplan of the entire project before any of it
could be started, The common areas would be shared by all the units,
This scenario would likely require being developed all at once to build
and support the common areas which would serve all the units,
The appraised value of the two acres (16 units) under this scenario is
between $960,000 and $1,120,000. When added to the 1.6 acres with up to 25
units for independent living, the total appraised value would be from
$2,210,000 to $2,620,000.
· Since the use of this public parcel has seen controversy, the
Committee recommends obtaining approval of the voters with the incentive
of using the land sale proceeds to "buy-down" prime open space, e.g. the
Harroman mortgage. Regardless of which scenario, A or B (or a new
scenario), is chosen for the 1.6 acre site, the committee is unanimous in
recommending that the Town Council give the residents an opportunity to
vote on the disposition of what we deem to be marginal "open" land (the
two-acres) in exchange for prime open space,
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THE AFFORDABLE HOUSING COMPONENT
Background
The project site is located within Tiburon's Redevelopment Area
(RDA),
By June 30 of this year (1996), the Town is estimating it will have in its
affordable housing funds $1,020,100. This will grow to $1,947,600 by July 2001.
(See Appendix B for chart.)
The state requirement for Redevelopment Project Areas is that 15% of
all housing units in the project area must be affordable, This is to be split 9%
for moderate income units and 6% for very low income units. The moderate
income requirement is already satisfied, regardless of which of the scenarios
the Town might choose since there is a surplus, (See Appendix C for the
current status.)
The very low income component is not satisfied and would require a
different strategy for each scenario in order to meet state requirements which
the Committee is recommending,
Scenario A
If 25 units are built, seven of the units would need to be very low
income to satisfy the entire Redevelopment Project Area requirement, If the
units built are in the sales price range of $300,000 to $400,000 and the Town
chooses to assist qualified purchasers, it is the Committee's judgment there
would be adequate affordable housing funds to participate in subsidizing each
unit to make it work.
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THE AFFORDABLE HOUSING COMPONENT (continued)
Scenario B
All potential developers will have to meet the RDA's goals for
affordable housing. Different solutions are possible. For example, because of
the preference for tax-exempt bond financing, Oakmont is required to rent*
20% of its apartments to very low income households. In a 60-apartment
complex, that translates to 12 units which would more than satisfy the
Redevelopment Project Area's requirement of nine units. (See Appendix C
for chart.) It is estimated that a total subsidy of $200,000 from the RDA
affordable housing fund would facilitate this outcome.
Scenario C
If the voters approve a 16-unit project on the upper 2-acre parcel, the
very low income requirement is already satisfied if the assisted living project
is chosen for the 1.6 acre parcel. If the 25 unit project is chosen for the 1.6 acre
parcel, then one additional very low income unit would needed to meet state
requirements for the Redevelopment Project Area.
Scenario D
If the voters approve a 16-unit project on the upper 2-acre parcel, the
very low income requirement would require one additional unit, assuming
seven are established in the 25 units on 1.6 acres for a total of eight units.
* The monthly fee which includes meal service and other optional
services has a rent component. It is this rent component that is affected by the
various formulas used to qualify very low income candidates. Other
programs are available to very low income people to subsidize meals
(Supplemental Security Income [SSI] for example).
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THE IMPACTS
At this juncture, it is uncertain what an environmental assessment
will require of any of the scenarios...from a mitigated negative declaration to a
full EIR.
The biggest concerns are most certainly traffic and visual impacts.
We do know that among development possibilities, senior housing
brings the least traffic impact. Peak hour traffic for a condominium
development with units greater than 1,000 square feet in floor area is 1.0 trips
per unit per day. For the same type of development of less than a 1,000 square
feet it is .85. By comparison, senior housing is .2 trips per unit per day and
assisted living is judged to be even less. *
* These statistics reflect the experience in San Rafael.
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THE RECOMMENDATION
The majority of the Committee recommends that the Town initially
select Scenario B, the assisted living facility* and then submit to the voters
Scenario C for the following reasons:
(1) The assisted living facility will fulfill an important need for seniors
living in Tiburon, Belvedere and Southern Marin as well as for the sons and
daughters responsible for aging parents and who want them nearby.
(2) Use of the land for assisted living brings the highest dollar return.
(3) Oakmont has declared strong interest in doing the project and
appears, on the surface, to be ready, able and qualified.
(4) This opportunity appears to present the shortest time-line to the
actual sale of the property which would facilitate earlier building of the
Town's Police facility.
(5) By using the 1.6 acres for assisted living, this positions the Town to
add for sale units on the two acres up above and offer senior owners access to
services at the assisted living facility. If the voters approve the sale of the two
acres, important money can be generated for prime open space. The voters
should be given this opportunity.
* Be sure to visit the facility at Windsor, California before reaching a
final conclusion...the committee's visit had a positive impact.
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APPENDIX
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TOWN OF TIBURON
1155 Tiburon Boulevard
Tiburon, CA. 94920
February 16, 1996
RE: REQUEST FOR PROPOSALS FOR SENIOR HOUSING SITE AT TIBURON TOWN
HALL SITE
To Whom it May Concern:
The Town of Tiburon is pleased to offer an opportunity to create a senior housing
development on the current Town Hall site located off Ned's way near its intersection with Tiburon
Boulevard. In a recent municipal election over two-thirds ofTiburon's voters approved the sale of
Town owned property for the purpose of building senior housing. The proceeds of the sale are to
be used for the construction of new police facilities.
The purpose of this Request for Proposal ("RFP") is to solicit specific development proposals
for the design and costruction of a market rate senior housing project.
The need for senior housing on the Tiburon Peninsula (including Belvedere and Strawberry) is
driven by three broad perspectives:
(I) Aging local residents whose homes have become too big or too cumbersome and
who want something smaller, and strongly desire to stay in the community.
(2) Local residents whose parents are aging and want them to live nearby for ease of
supervision and care.
(3) Seniors from other parts of Marin County and the Bay Area who would like to live
on the Tiburon Peninsula.
The emotional attachment of many local homeowners to the Tiburon Peninsula is a powerful
marketing consideration. The option of staying in the community after selling the large family home
is currently limited to small tract homes built 40 years ago and hillside condominiums built 20 to
30 years ago. There are no facilities offering congregate care. The creation of attractive, affordable
homes that recognize our senior citizens' special needs is worthy of the density bonus provided for
in Tiburon's General Plan.
We appreciate your interest in this project, and encourage your participation.
Sincerely,
Town Manager
TIBRFQWPDFebruary 16. 1996
I
APPENDIX A
THE TOWN OF TIBURON'S OFFER
The Town of Tiburon is offering for sale approximately 1.6 acres of property ("Property")
located at Tiburon Boulevard and Ned's Way. This acreage is part of a larger parcel that the Town
will retain for other purposes, including an existing corporation yard, a new police facility, a
community garden and two acres designated as open space. Adjacent to this property are a child care
center and the Reed Grade School (grades K - 2). Across Ned's Way is the Hilarita, a low and
moderate income housing project that was built in the early 1970s. The Town's minimum price for
1.6 acres is $1,400,000. The purchaser will be required to demolish and remove two World War II
barracks type buildings on the Property.
The Town of Tiburon will provide or do the following:
. AL T A Boundary Survey (enclosed)
. Topographical Map (enclosed)
. Geotechnical Report (enclosed)
. Appraisal of the Property (enclosed)
. Phase I Environmental Site Assessment (Town will take responsibility for regulatory
clearances for all contamination, if any)
. Amend the General Plan and rezone the Property for the project
. Subdivide the Property to create a separate parcel for the project
. Satisry CEQA requirements for the General Plan amendment, zoning amendment and
lot split (Developer will be responsible for CEQA clearances for the housing project)
. Provide Tiburon Redevelopment Agency funding to "buy-down" seven very low
income units.
. Provide demographic information about the target market for Tiburon and Belvedere
(enclosed).
T1BRFQ.WPDFebruary 16, 1996
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APPENDIX A
GOALS FOR THE PROJECT
The following goals adopted by the Tiburon Town Council on (insert date) are to guide the project:
. Small scale housing for Seniors (one spouse must be 62 years of age or above).
. Approximately 25 "for sale" units.
. Seven units to be very low income and the Town will subsidize their sales.
. Access, circulation and parking configuration shall be designed to minimize traffic
problems. These challenges will be presented at a meeting of developer participants
on ,1996.
. Make available an appropriate level of physical amenities to provide for assisted
living (services would be contracted for by the unit owners from third party
providers). The Town Council acknowledges the difficulty of providing these
services in a small project of this nature and encourages a creative approach. *
. Provide common facilities such as a community room with kitchen facilities.
. Generate a minimum of $1,400,000 on the sale of the 1.6 acre site at Ned's Way.
. Create an attractive "neighborhood" environment.
. Encourage one on-site apartment for a "staff' person, office, etc.
. Project design to be governed by Americans with Disabilties Act standards.
*See Addendum "Recognizing Seniors Special Needs .... a Concept"
TlBRFQ.WPDFebruary 16. 1996
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APPENDIX A
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SITE DESCRIPTION
The Property is a 1.6 acre site located on Ned's Way near its intersection with Tiburon
Boulevard. It is currently developed with two barracks-type buildings which house the Tiburon
Town Hall and Tiburon Police facilities. The site is bordered to the west by Ned's Way and The
Hilarita, an affordable apartment complex; to the north by a two-acre parcel considered as open
space; to the south by the Reed elementary school (grades K - 2) and the Belvedere/Tiburon Child
Care Center; and to the east by the Town Public Works facility. To the immediate south is a 1 acre
site on which the Town of Tiburon intends to build a new police station.
The Property is a. moderate up-slope offering views of Belvedere. The location is in a
residential neighborhood near Tiburon's multi-use path and is within a third of a mile of shops
serving residents' needs. Also within a short distance are the Post Office and Library.
SCHEMATIC MAP
(Shows buildings to be demolished and location of Police facility and facilities bordering
the site)
TIBRFQWPDFebruary 16. 1996
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APPENDIX A
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TIBURON WILL CONDUCT A DEVELOPER COMPETITION
Because of your stated interest, credentials and experience with Senior Housing projects, you have
been selected to participate in a developer competition. The number of developers invited to
compete will be limited to approximately four, and their selection will. be (has been) based on
interviews and other research activities. The winner will negotiate a satisfactory Disposition and
Development Agreement with the Town to purchase the property and build and sell an approved
senior housing project. A panel of nine judges made up of the Senior Housing Advisory Committee
plus two Tiburon Town Council members will judge the competition. The criteria for judging the
competition and the weight assigned to each are as follows:
1.
Experience on Senior Housing projects
15%
2. financial proposal benefiting the Town, e.g., the purchase price of the Property,
timing of payments, etc. 25%
3.
Quality of design that recognizes Senior's assisted needs*, including,
60%
. parking
. traffic and pedestrian circulation
. common open space
. private open space
. interior common space
. unit layout and ease of access
. exterior architectural appearance
*See Addendum "Recognizing Seniors Special Needs 0000 a Concept"
TlBRFQWPDFebruary 16. 1996
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APPENDIX A
SUBMISSION REQUIREMENTS
Each Respondent to this RFP is required to submit the following materials and information:
I. Respondent's name and address and the name and address of any proposed partner
or joint venturer in the project.
2. Principals of the respondent's development entity (corporate officers, principal
stockholders, general or limited partners, etc.)
3. The respondent's previous relevant project experience (including joint ventures) and
projects currently being pursued, specifically examples of rental or for sale senior
housing projects; photographs and brief descriptions of projects (date completed,
location, services provided and method of provision, e.g. third party services or
services provided in house; and affordability levels).
4. Identification and description of the role of key individuals, including all technical,
planning and architectural consultants, in the development team who would be
involved in the plaoning, or the implementation of the development, including their
background experience.
5. Respondent's references, including the names and addresses of respondent's bank(s),
debt and equity partners, etc.
6. Experience in obtaining CEQA clearances.
TlBRFQ.WPDFebruary 16. 1996
6
APPENDIX A
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TIME AND PLACE FOR SUBMISSION OF RESPONSES
All Responses Are to Be Delivered to the Town Tiburon no later than 5:00 P.M. on
, 1995. The respondent shall submit 12 copies to the following address:
Town of Tiburon
1155 Tiburon Boulevard
Tiburon, CA. 94920
Attention: Robert Kleinert, Town Manager
TIBRFQ.WPDFebruary 16. 1996
7
APPENDIX A
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ADDENDUM
to RFP for Senior Housing
Recognizing Seniors' Special Needs...A Con~pt
NED'S WAY SENIOR HOUSING, TIBURON, CALIFORNIA
INTRODUCTION
The present Tiburon Town Hall site was approved for a senior housing
development by the electorate in June 1995. Its adjacency to other housing,
public open space, transit and downtown services makes it a logical location
for elderly residents. While the site has a cross slope, it is gentle enough to
allow modest terracing of the dwellings which would insure individual
privacy as well as views out of the cluster. The terrace opportunities could
also allow basement auto and tenant storage areas.
A conceptual program has been prepared by a citizens group to elicit response
from interested housing development companies. This outline represents a
"draft" proposal based on the collective input of numerous local residents,
interested professionals and prospective occupants. The cQntent of the outline
is seen as a starting point for a dialog to explore the feasibility of the proposal
and elicit critical comment from other interested parties. As a conclusion of
this dialog, it is anticipated that a realistic residual land value can be
determined for the site and a refined development program established.
CONCEPT DESCRIPTION
Ned's Way Senior Housing would consist of approximately 25 for sale
congregate cottages with ancillary space and services on site. The
development would provide for semi-independent livin~ including
amenities for support services such as meal service, housekeeping and
organized group activities that a homeowners association could contract for.
(1) SITE:
1.6 acre site located off Tiburon Boulevard at Ned's
Way. The site is bordered by Ned's Way on the
west, a two acre open space parcel to the north, a
Reed Union School District easement on the south
and the Public Works facility on the east.
APPENDIX A
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CONCEPT DESCRIPTION (continued)
(2) DWELLINGS:
One bedroom, one bath
Two bedroom, two bath
900 sf
1200 sf
10 units
15 units
TOTAL
25 units
(3) ANCILLARY
SPACES:
Social Hall 30'x 30' w/partitions
General Storage
Kitchen
Toilets
Vestibule
Staff Apartment - Studio/One Bath
900 sf
300 sf
400 sf
200 sf
400 sf
700 sf
TOTAL
2,900 sf
(4) PARKING
Tenant parking
Guest parking
Staff parking
@ 1:1 ratio
@ .5:1
25 cars
13 cars
2 cars
TOTAL
40 cars
CONCEPT CHARACTERISTICS
(1) SITE
UTILIZATION:
· Clustered units of primarily attached single-story
cottages and central ancillary spaces.
· Central courtyard and garden to provide security and
access to each cottage.
· Efficient access to services, transportation and social
activities.
· Terraced site development to ease grade differences
and secure privacy.
APPENDIX A
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CONCEPT DESCRIPTION (continued)
(2) DWELLINGS:
One bedroom, one bath
Two bedroom, two bath
900 sf
1200 sf
10 units
15 units
TOTAL
25 units
(3) ANCILLARY
SPACES:
Social Hall 30'x 30' w/partitions
General Storage
Kitchen
Toilets
Vestibule
Staff Apartment - Studio/One Bath
900 sf
300 sf
400 sf
200 sf
400 sf
700 sf
TOTAL
2,900 sf
(4) PARKING
Tenant parking
Guest parking
Staff parking
@ 1:1 ratio
@.5:1
25 cars
13 cars
2 cars
TOTAL
40 cars
CONCEPT CHARACTERISTICS
(1) SITE
UTILIZATION:
· Clustered units of primarily attached single-story
cottages and central ancillary spaces.
· Central courtyard and garden to provide security and
access to each cottage.
· Efficient access to services, transportation and social
activities.
· Terraced site development to ease grade differences
and secure privacy.
APPENDIX A
'......,... P~.'~'_ ',.,A
~'~':~~~tl.~~;jJlilif
CONCEPT CHARACTERISTICS. Site Utilization (continued)
· Entrance to cluster and community spaces controlled
at one point for security and convenience.
· Community garden space and landscaped site areas
to provide on site amenity and buffer landscaping.
· Space hierarchy from public to semi-public to semi-
private to private.
· Separate individual entrances to each dwelling unit.
· Barrier-free design standards to be used throughout
site development.
· Garages centralized with possible "tuck-under" or
basement arrangements.
(2) DWELLINGS:
· Individual dwelling unit will be self-sufficient with
kitchen, bathroom, bedroom(s), dining space and
living space.
· Unit plans and construction standards designed to
provide privacy but not isolation. Provide for semi-
private outdoor spaces such as front porches on front
patios with 100 sf minimum.
· Adaptable designs based on ANSI A1l7.1 (American
National Standard Specifications for Making Buildings
and Facilities Accessible to and Usable by Physically
Disabled People).
· Barrier-free design throughout dwelling unit plan.
· Alarm and call systems at each appropriate location.
· Outdoor access directly from each unit with a private
rear patio and/or deck of 100 sf minimum.
APPENDIX A
.,~:1~~;:\';~~i:;,.~i',;~,'.,A:>'~", :<,~ ,~;,~,l&a
CONCEPT CHARACTERISTICS, Dwelling (continued)
· Side-by-side washer/dryer in closet or utility.
· Kitchen storage designed with roll-out shelves/bins,
etc. to avoid stooping. Minimize upper storage cabinets.
· Kitchens minimum area 100 sf with 10 sf of wardrobe
closet per bedroom.
· 200 cubic feet of centralized storage for each unit in
addition to storage provided in dwelling units.
· Organize storage/electrical controls and windows at
convenient height.
· Individual mechanical systems at each dwelling.
· Higher levels of illumination than standard in
apartments and town homes.
(3) ANCILLARY SPACE: · Auxiliary space to be designed ~s entrance to housing
center with a turn in and porte cochere.
· Social Hall at 900 sf to accommodate 60 diners @ 15
sf! person.
· Staff quarters in the form of a studio apartment will be
adjacent to entrance vestibule and reception area to
community room and housing complex.
· The community space will have its own HV AC system.
· Storage space for a common "golf cart" should be
provided.
· A central trash and re-cycling area may be located at
basement with drop chute from the upper level.
APPENDIX A
.~
"'
,..~,,~':~~,: :~~
TABLE
TffiURON & TffiURON REDEVELOPMENT AGENCY
HOUSING FUND RESOURCES
- TIMELINE FOR AVAILABLE RESOURCES -
FOR THE PERIOD: JULY 1995 TO JULY 2001
Town Redevelopment Agency Cumulative
Housing Available
Relative In-Lieu FWld Housing Set-Aside FWld Housing
Availability When Available Resources Current Cumulative Resources
I hnmediate July 1,1995 $700,000 $92,000 (a) $92,000 $792.000
2 Short-term November I. 1995 I 35,000 (b) 127.000 827,000
3 January 15,1996 I 83, I 00 (c) 210,100 910,100
4 June 30, 1996 (221,000) (d) 215,000 (b) 425,100 904,100
5 JlUle 30, 1996 60,000 (e) 50,000 (e) 475,100 1,020.100
6 July 15, 1996 I 87,500 (c) 562,600 991,600
7 January 15,1997 I 90 000 (c) 652,600 1,081,600
8 July 15, 1997 I 90 000 (c) 742,600 1,171,600
9 Long-term January 15, 1998 I 92,700 (c) 835,300 1,264,300
10 July 15, 1998 I 92,700 (c) 928,000 1.357.000
11 January 15, 1999 I 95,500 (c) 1,023,500 1,452,500
12 July 15, 1999 I 95,500 (c) 1,119,000 1,548,000
13 January 15, 2000 I 98,400 (c) 1,217,400 1,646,400
14 July 15, 2000 I 98.400 (c) 1,315,800 1,744,800
15 January 15, 200 1 I 101.400 (c) 1,417,200 . 1,846,200
16 July 15,2001 I 101400 (c) 1,518,600 1,947,600
,
Colwnn Totals: $539,000 $1,518,600 $2,057,600
Notes to table:
(a) Total fimds available - not reserved nor designated for other housing projects.
(b) Proceeds of sale ofTiburon Highlands site to Ecumenical Association for Housing (EAH).
(c) Tax increment allocations by County of Marin.
(d) COlUlcil-approved purchase of two below-market-rate writs in the Pt Tiburon Marsh area.
(e) Allocation of Other Revenue and Interest Earnings on unexpended fund balances.
APPENDIX B
[SHAC,6.3.96]
.,......~
AFFORDABLE HOUSING REOUIREMENTS
TIBURON'S RDA
3/4/96
What is
Required
What Currently
Exists
(155 Units Total)
How Many Units to Add if We Build:
25 50 60 70 100 105
Units Units Units Units Units Units
9% Moderate
Income
16% (20 Units plus
.credit* of 4 = 24 Units)
o
o
o
o
o 0
6% Very Low
Income
2% (0 Units plus credit*
of 3.5 = 3.5 Units
7
9
9
10
12 12
* RDA gets a 2 for 1 credit from Cecila Way Project not in the RDA (7 very low and 8
moderate).
NOTE: 75 Units in an Assisted Living Complex with 20% V&y Low Income = 15
Units.
APPENDIX C
.-~ '_~-'01", - ."
OAKMONT
Retirement Communities, LLC
Assisted Living
Assisted living is a form of residential care for the elderly which
combines private apartments with common facilities and assistance
with the activities of daily living. Assisted living fills a void
that currently exists in the continuum of care for the elderly. It
is appropriate for the resident who is no longer able to maintain
his or her own home but does not require nursing home care. The
typical resident is 80+ years old and frail. About 85% of the
residents are female. Many need mechanical assistance with walking
such as a cane or walker. Living in an assisted living facility
costs about 75% of what it costs to live in a nursing home.
Oakmont's Windsor Project
The project is a new 75 unit assisted living facility. The site is
located in central Windsor on Adele drive. It is approximately
1.75 acres. It is adjacent to a 120,000 square foot shopping
center and 30,000 square foot medical office building. The Town
community center and a park are within a block: A residential
neighborhood borders another side. The site is within half a mile
of a 200 unit subdivision of homes for persons aged 55 years and
older and the Town's senior center.
The design is illustrated by the enclosed preliminary floor plans
and elevations. It will be a 50,000 square foot, two story
structure. 65 of the units will be studios and 10 will be one
bedrooms. The studio units will be 379 square feet and the one
bedroom units will be 626 square feet. Each unit will include a
kitchen, full bath, large closet, heater, air conditioner, and bay
window. The kitchens will include a sink, cooktop, microwave oven,
compact refrigerator and storage cabinets. The bathrooms will
include a toilet, sink, and shower. The facility will include a
lobby, lounge, central kitchen, central dining areas, activity
rooms, laundries, offices for the staff and a beauty salon for the
residents.
There are features throughout the project designed to meet the
special needs of the frail elderly, many of whom have handicaps or
mobility limits. The individual apartments are small so that
everything is within easy reach of the occupant. The apartments
are located close to the common areas so that occupants do not need
to walk far. The showers have grab bars, seats that fold down from
the side, hand held nozzles, lever controls, pressure balance
APPENDIX D
9066 Broolss Road South' Windsor, CA 95492 . (707) 836-0473 Fill< t707) 836-0569
'.. ,,,-,t"..X
:'::':,'~';;,jA-
mixing valves and are fully accessible to wheelchairs. The toilets
are equipped with elevated seats and two grab bars. The sink has
lever controls. The wall mounted electrical outlets are placed
higher than normal so that they are easier to reach for a person
who cannot bend down easily. Each unit will have an alarm system
and emergency pull cord in the bedroom and bathroom. The emergency
systems will be monitored 24 hours per day at a central station
wi thin the building. The common halls have handrails on both sides
and rest areas with seats at regular intervals. There is an
elevator. Finally, there is an automatic door at the entry.
The care provided in the facility will be licensed and monitored by
the California Department of Social Services. The care involves
assisting the residents with the activities of daily life such as
dressing, bathing, and remembering to take their medications.
Communal meals will be served three times per day in a central
dining room. Laundry and housekeeping services will be provided.
An activities director will organize activities such as crafts,
games, exercise, and outings. The facility will operate a van to
meet the transportation needs of the residents.
Oakmont Retirement Communities
Oakmont Retirement Communities is a company that was formed to
build and operate assisted living facilities throughout California,
Nevada, and Utah. Bill Gallaher, the managing member, has a long
background in the senior citizen housing field. Bill Gallaher
founded Gallaher Construction, Inc. in 1979. He_is the president
and sole shareholder. The company has built more than 500 homes
and several apartment projects directly and through various
partnerships. The company's current projects include Elsbree, a
subdivision of 140 homes in Windsor, California; Brittany Meadows,
a subdivision of 21 homes in Santa Rosa, California; and
Brookscreek, a subdivision of 200 homes for senior citizens in
Windsor, California. The company recently completed a joint
venture with the Town of Windsor to build an activities center for
the senior citizens of Windsor. It opened in January, 1995.
In 1986 he founded Oakmont Developers, Inc. to purchase all of the
remaining undeveloped lots, over 500, in Oakmont from the original
developer. Oakmont is one of the largest and oldest retirement
communities in California. It was founded in the 1960's and
includes nearly 3,000 homes. Since then, the company has built
over 500 homes, a recreation center, a mini-storage facility, and
an office building in Oakmont. Bill is a major stockholder and the
president.
LVI Partners is a partnership he formed in 1989 for the purpose of
acquiring 22 acres of commercial property in the center of Windsor
and developing a shopping center. The first project, a fast food
pad leased to Taco Bell Corp., opened in October, 1992. The second
project, Lakewood Village Phase 1, a 107,000 square foot shopping
APPENDIX 0
,
center anchored by Safeway and Longs Drugs, opened in July, 1993.
It is currently 100% leased. The third project, Medical Center
Plaza, a 31,000 square foot medical office building, was completed
in November, 1993. It was sold to a group of doctors. The fourth
project, a 200 unit mini-storage facility, opened in October, 1993.
It is currently 100% leased. The fifth project, a 2,500 square
foot fast food restaurant leased to Carl's Junior, opened in May,
1994. The sixth project, Lakewood Village Phase 2, a 19,000 square
foot shopping center, opened in August, 1994. It is currently 90%
leased. The seventh project, a 75 unit assisted living facility is
currently under construction on the last remaining parcel. It will
open in March, 1996.
Bill Gallaher is a general partner of Jean Marie Investments. Jean
Marie Investments developed, constructed and operates a 10,000
square foot office building in downtown Santa Rosa.
He has been a major stockholder and director of Northern Empire
Bankshares since 1989. Northern Empire Bankshares is the parent
company of Sonoma National Bank, which is headquartered in Santa
Rosa, California.
Bill and his wife, Cindy, started North Bay Adoptions, Inc. in
1990. It is a nonprofit corporation located in Windsor, California
that facilitates adoptions international children by American
families. The agency has focused on helping orphans from
developing countries find homes. They have placed children from
China, India, Vietnam, Russia, Colombia and EI Salvador.
Oakmont Retirement Communities LLC is a new company. It was formed
in January, 1995 to develop and retain for investment assisted
living facilities. His interest in assisted living grew out of his
experience developing the Oakmont retirement community in Santa
Rosa. He saw that there was a shortage of housing with a care
component for the frail elderly. The company's first project, a 75
unit facility, is currently under construction in Windsor,
California. It will be opening in March, 1996. The company's
second and third facilities are going through the approval process
in Reno, Nevada and Petaluma, California, respectively.
Construction should start on the Reno facility in November and on
the Petaluma facility in April.
Tax-exempt Bond Financing
We would like to finance the project with tax-exempt industrial
revenue bonds for mUlti-family housing issued by the City of
Tiburon. As we have done on our Windsor, California project, we
will provide credit enhancement for the bonds in the form of a
direct-pay letter of credit from a major bank. Consequently, the
bonds will be able to carry a top credit rating. In consideration
of the City issuing tax-exempt bonds, we will set aside 20% of the
units for occupancy by persons with very low incomes (incomes at or
below 50% of the area median income). The City will be a conduit
APPENDIX 0
issuer only. The City will have no financial risk associated with
the bond issuance. The bonds will be nonrecourse to the City.
Repayment will be secured by the bank that supplies a letter of
credit for the project and by project revenues. Oakmont Retirement
Communities will cover all costs incurred by the City associated
with the bond issuance. The Town of Windsor successfully issued
tax-exempt bonds for us for a similar project in Windsor on August
9, 1995.
Benefits to Tiburon
This project will provide benefit the City of Tiburon in several
ways. First, it will provide housing for the frail elderly which
is appropriate to .their unique needs. The frail elderly is a group
which is generally aged 75+ and in need of some assistance with one
or more of the activities of daily living. They are healthy, but
due to strength and mobility limits, are no longer able to maintain
their own households. The project is an affordable alternative to
a nursing home. It will enable the frail elderly to maintain their
independence longer. The low income component of the proj ect,
whereby some units are set aside for person with very low incomes,
means that this project will be accessible to all economic
subgroups of the frail elderly. Second, the project will provide
a substantial number of jobs. It will provide about 35 full time
permanent jobs when it reaches full occupancy. Since it is new
construction, it will also provide about 100 temporary jobs during
the 9 month construction period. Third, it will increase the
property tax base for the city without placing a commensurate
burden on the schools and roads. The residents who will live in
the project do not use the schools and, because of physical
limitations, do not generally drive. Finally, local businesses
will experience increases in activity as a result of the residents
and employees of the project. In particular, nearby medical and
retail businesses will benefit.
APPENDIX D
..:......i-:......:'..
..~*;;J}
en
"C
o 300
..c
Q)
en
:J
o 200
I
::Jt:
1989 Household Income in Tiburon
# Households In Income Range by Age Group
500
400
12.4%
100
o
<25K 25-50K 50-lOOK > lOOK
Head of Household Age
.55-64 65-74 .75 & over
Total # of Households = 3253
From 1990 Census
Income does not equal assets. What percentage of senior/pre-senior
populations own their homes?
APPENDIX E
--. .' ,
".\"<'~~i~"-'\_':":
.:>,'~::' '~...:.;...,~:11':::;"""'",1'^'__
."".,=,, ._~ . '-'A'"r.;.F'I'f"",_~..., ","..,..,",
Source: 1990 Census - 3,253 households
Household income
Household
Head Age <50K 50-100K >100K
Under 35 146 144 112 402 12.4%
35-44 211 188 297 696 21.4%
45-64 278 429 759 1466 45.1%
65 & over 358 186 145 689 21.2%
993 947 1313
30.5% 29.1% 40.4%
Household Income of Householders over 65
<$35,000
<$50,000
<$75,000
<$100,000
>$100,000
1500
'" 1000
"0
'0
..c:
Q)
'"
=
o
:I:
'II:
500
o
269
89
109
77
145
689
39.0% Very low to low income
12.9% Moderate
15.8%
11.2%
21.0%
<50K
50-lOOK > lOOK
Head of Household Age
35-44 _ 45-64 L/165 & over
_ Under 35
.
APPENDIX E
Affordability guidelines per Maurice Wollahan, Marin Commission on Aging
Rental = up to 30% of income
Purchase = 33%-45% of income for mortgage, taxes, and insurance.
Affordable Categories
Very low income
Low income
Moderate
Purchase Price @
Income = $24,272
$36,835
$58,252
Assumptions:
Mortgage
Ad Valorem
Insurance
I---Income---I I--Rent@ 30%--1
Below
$24,272
$36,835
33%
86,344
135,995
220,637
$24,272
$36,835
$58,252
$607
$921
$607
$921
$1 ,456
45% of income
121,226
188,931
304,352
7.044% of purchase price (30yr, 8%, 20% down)
1.006% "
0.300% II
8.350% of purchase price
Tax supplements =
$800
APPENDIX E
";:"';'1'
Belvedere Data
Population and Housing Characteristics
A summary of population and housing data pertinent to the development of
Belvedere's Housing Element follows.
- Belvedere has the highest population density, in terms of persons per square mile
of land area, of any city or town in Marin County. With one half square mile of
land, excluding underwater bay and lagoon property, and a 1990 population of 2,147,
the City has a density of 4,292 persons per square mile.
- From 1890 to 1990, Belvedere experienced a population decrease of 254 persons, yet
an increase of 44 in the number of households. This is partially the result of
households with two or more persons leaving Belvedere and households with one
person moving into the community. It also reflects reduction in family size due to
children growing up and leaving home, plus divorced and widowed persons
remaining in Belvedere as one-person households.
- In 1970, 13.8% of the population was over 62 years of age; in 1980, 16.3% of the
population was over 62 years of age and in 1990 that percentage had increased to
27%.
- In 1980,109 (11.5%) households had incomes of less than $10,000. In 1990, only 39
households had incomes of less than $10,000. Belvedere, with a median income of
$104,525 per household, was among the highest median income communities in
California. The 1990 census reported 1037 dwelling units in Belvedere.
- The 1990 census indicated that rental stock comprised 21 % of the total housing
stock. This figure does not appear to include the 52 registered second units.
- Approximately 53% of the apartment, duplex, townhouse and rental second units
in Belvedere are occupied by one-person households, and 41 % are occupied by two-
person households.
- Owners of 52 second units were surveyed in 1993. Thirty-six percent were rented to
low-income residents; 32% of the 52 units were available for $600 or less per month.
APPENDIX E
-:~::~-~;~~.i~t~~ii-f',:)'::P'E".;..; .~!-.;~~~
Belvedere Data. Population and Housing Characteristics (continued)
- An August 1993 survey of 154 rental units located in the multi-family residential
area of the City indicated that the following monthly rents are charged:
TABLE H - 1 RENTAL RANGE - AUGUST 1993
. Average: Range:
1 bedroom $1200 $800 -1600
2 bedroom $1900 $1000 - 2800
3 bedroom $2975 $2600 - 3350
4 + bedroom $3000 $2800 - 3200
- Since 1987, 17 housing units have been built in Belvedere. Sixteen of these were
built in 1988 and one was built in 1992.
- Average sale prices of single family dwellings have changed from $80,350 in 1970 to
$317,561 in 1980, $652,636 in 1983, and $985,722 in 1992.
- A cursory look at the exterior of Belvedere homes indicates that few can be
classified as deteriorated. Poor housing conditions are not a problem in Belvedere.
APPENDIX E
.",_, -. H_ . "...... _ .~'"
..~~-~_~a
MARIN COUNTY
Demographics &
Socio-economic
Characteristics
{[(OlD 1990 US Census em:ept as noted)
POPULATION
1970 ...... ............. ............... ...................... ...........2,599
:~~g:::::::::::::::::::::::::~:1~~
1995 (estimate). ............................................2,300
SEX
Male ...... ............................................................1 ,016
Female ..............................................................1,131
RACE & HISPANIC ORIGIN
rare:
White.... ......................... ..............2,119
Black..... .........................................................0
Native American .... ..............................................0
Asian ... ...........................................22
Pacific Islander ..........................0
Other ................ .............................. ..................6
Hispanic origin:
Total..................
Mexican ..............
Puerto Rican....
Cuban .................
Other Hispanic
....................... ...................40
..................................................13
.............................................1
........................................0
.........................................26
AGE
Under 5 years ...................................................... 85
5-17 years.. ......................................272
18-64 years .......................................................1,303
6S & over ............................................................487
Median age...... ........................49.6 years
HOUSEHOLDS
Total..................................................................... 964
With persons under 18................................... 208
Average persons per household ................2.23
Family households ........................................... 6 75
Average persons per family ........................2.67
INCOME & POVERTV
Per capita income, 1980.........................$22,905
Per capita income, 1989 .......................$71.464
Median household income, 1989......$104,525
Median family income, 1989..............$125,747
Persons in poverty, 1989................................. 71
EDUCATIONALAITAINMENT
(PCfIOns 25 year. and older)
High school graduates .............................. .1.678
With baChelor's degrees............. ...............1,205
LABOR & EMPLOYMENT
Total civilian labor force ...........................1,002
Employed persons 16 years and over
by occupation;
Mgrs. & professionals ...............................611
TeChnicians, sales, &
Se ~i~ :c~:~~~r~~.~.::::::::::::::::::::::::::::::::::::.~~;
Farming. fishing & forestry....................... 10
Precision production,
craft & repair............................................. 21
Operators, fabricators, &
laborers ........................................................ 20
Self-employed pe rsons ................................... 260
'4lifornil Dept. of Finance. Population Reaearcb Unit
-
0199t:; '"f...._~..:__ n....."__.~~__ ..~.........
General Information
Address;
450 San Rafael Ave.
94920
415.435.3838
N/A
0.5
Telephone:
Elevation:
Land Area (sq. miles):
Population density, 1990
(persons per sq. mile): 4,294.0
Incorporated: December 24, 1896
Type of government: General law
Voters &
Government Officials
REGISTERED VOTERS
Total. October, 1995...................................1,619
Democra ts .......................................................... 532
Republicans ....................................................... 868
LEGISLATIVE DISTRICTS
(leeappendill:AfornallleloflegiIJaton)
Congressional: 6th
State Senatorial: 3rd
State Assembly: 6th
LOCAL OFFICIALS, 1996
Mayor: .......................................... Lani Valentine
Mgr/Admstr: ............... Edmund H. San Diego
Clerk: ............................. Edmund H. San Diego
Treasurer: .................... Edmund H. San Diego
Attorney: .................................. Gary Ragghianti
Public Library
Name & Address:
Belvedere Tiburon Library
Post Office Bldg., Beach Rd.
Tiburon.94920-9998
Branch Librarian: (Vacant)
Telephone: 415-435-1361
Number volumes owned, 1994...................N/A
Number branChes/stations ..........................N/A
Public Safety
POLICE
Chief: Glenn Accornero
Sworn officers, 1994 .....................h..................... 7
Total crimes, 1994 ......................................h......42
Total violent crimes, 1994.h..............................l
FIRE
Chief:
Firefighters:
Rosemary Bliss
Vol.
Housing & Construction
HOUSING UNITS, 1990
Tota 1..................................................................1.03 7
Single family units........................................... 844
Owner occupied units.................................... 741
Renter occupied units.................................... 223
Median value, single family home... $500,001
Median rent ..................................................$1,001
NEW PRIVATELY OWNED HOUSING UNITS
AUfl/ORIZED BY BUlLI?ING PERMIT
1992...........................................................................2
1993...........................................................................2
1994...........................................................................1
Belvederl
Municipal Finance
Cfilcal year ending June 30, 1994)
REVENUES
Tota I....h....................................... ..........$2,889, 75(
Taxes ............................................. ..........1,235,53.':
Special benefits
assessment h.......................... ................203,602
Licenses & permits ..................... ........... 159,469
Fines & forfeitures .......................... .........12,338
Revenue from use of
money & property..........................h......81,049
Intergovernmental..................................144,703
Current service charge ............ .1,025,485
Other revenues.....h.................... .......27,575
Other financing Sources......... h.................O
EXPENDITURES
Total.................................................h.....S2, 786, 927
General government.............h................ 427,059
Public safety.............................................. 841.603
Tra nsporta tion ..........h................................80, 979
Community development ...................... 302,244
Hea I t h h...........hh......................................... 902,895
Culture & Leisure. ....................h...... h..194,085
Public utilities ................h....... ..............0
Other.....h........... .............h....... ....38,062
School System
(Ichoolyear 1994.1995 except 1lI noted)
SCHOOL DISTRICT
Tamalpais Union High
Superintendent:
William Levinson
Address;
P.O. Box 605
Larkspur. 94977
Telephone; 415-924-1800
Grade plan: 9-12
Enrollment............................... ....:...2,878
High school graduates, 1994 ......612
Full time teachers .................... ......145.4
Pupil/teacher ralio................ ................. ......19.8
Per pupil expenditure. 1994.h...........$6,834.38.
District average CAP reading scores
1992, grade 8;
score .......................
percentile ...............h.....
Districl average SAT scores
1995, grade 12:
ve rbal.......................................................... 471
math ......................... ...........548
OTHER SCHOOL DlSI"RIcrs FOR THIS CITV
.......N/A
.........N/A
(lee appendil[ B for information on these dillridl)
None
APPENDIX E
--
A Mature Housing Market
Photographs ~~ ~orman Lono rOr Th. N~.. Yo,,"-rur-
Marriott International and other large corporations are rushing to build complexes to care for the frail elderly. Marriott's
Brighton Gardens in Edison, N.J., is home to 95 people who pay at l~ast$2,425 a month fOf room, board and amenities.
As the population ages...
60 million
Freida Ash, 103, and Herta Waltuzh, 91, live in Brighton Gardens. Beyond din-
ing and housekeeping, the staff helps with daily needs like dressing and bathing.
By JON NORDHEIMER
APPENDIX F
EDISGN, N.J. - Her body is dimin.
Ished by age and she needs a walker to
get around, but Ida Apperman's voice
Is as tart as when she upbraided fifth
graders acting up in the rear of her
Newark classroom a half.century ago
. "We felt we had impused un Ollr
family members long enough - it was
time to get out!" Ms. Apperman
snapped as six other women In their
80's sealed WJlh her at a whlle-hnen-
covered table nodded in agreemrnt.
Their dignity had been bruIsed a little
by reaching a pomt in thelr lives when
they could no longer live alone or with
families, But they had escaped, at least
temporarily, the curse of advanced age
in America: the nursing home.
What they had in common besides
age and its infirmities was an address:
a new assisled-Iiving reSidence in this
Middlesex County suburb operaled by a
division of MarrloU Inlernatlonal Inc.,
the hotel gianl. As such, they are part of
the surging market in assisted living,
Ihe less costly alternative to nursing
home care that off('rs r!'sidents help
with daily living but avoids thl' regi-
mentation of medical settings.
The dr('ad of nursing homes among
the elderly - combin('d with a demo-
graphic explosIOn of the vl'ryold amI a
search for less costly ways 10 care for
them - has set off an mVt'stment boom
in aSSisted Ilvmg thaI i~ Jrawmg JO big
players to r('place the mum.and.pop
operators that traditionally domin<lted
the field
Big corporatIOns like Marrioll <lnd
midsize companies that specialize in
housing fur the elderly are rushing to
build centers 10 care for the !rail (Old-
erly, at a pace that should add many
thousands of beds by the lurn of the
century, Beyond dining and housekeep-
ing, Ihese complexes have staff on hand
to help wilh daily needs like dressJOg
andllalhing,
At the same time, some nursing-
Continued on Page C4
~
40
Number of people'
65 or older
. 85 or older
.-
q~L
1 .- ,-~ '
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+:'ProJections ~ \
30
.<L
12-
o ___..11...
'80 '85 '90 '95 '00 '05 '10'15'20
: . . the number of asslsted-f1vlnc
centers Is expected to grow. . .
14millinn
.1.2.... Estimated number of
beds in asslsted-
living complexes
4
'93- '94- '95. '96- '97- '98. '99-
'94 '95 '96 '97 '98 '99 UO
. . . to meet the needs
of the elderl)'.
People over 85 who need hE,ln
, S6.8~
gOing out~,lde
"'!']l""'"'1i;;" '''\"'.12' 9.
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'.!7~~~V7'_":-""":M 2S 9'"
~a...i}!.d:~~ .
bathing
:,~17,1%
. dreSSing
~11.7'"
gOing to the bathroom
em 10.5'"
getting out 01 bed or a chair
II!i 7.3%
'SO""C...C."SlnlbIJt.....N.~SllcuM....
AltMBro.....&SonI
A Growth Industry in Not-Quite Nursing Homes
Continued From First Business Page
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home chains and hospitals are fight-
ing back by developing assisted-care
complexes 01 their own, on or off
lheir properties. And several assist.
ed.living companies that have gone
public in recent months are under-
taking ambitious expansions.
Developers who have watched de-
mand for new hotels, office towers
and malls shrink in recent years are
jumping at the new building opportu-
nity. And, says said Peter T. Sidoti, a
health care analyst with NatWest
Securities, money to finance the con-
struction has been pouring into the
market the last two years from real
estate investment trusts, or REIT's.
"Companies don't need to come
back to the equities market because
of ample heallh care REIT financ-
ing," he said.
Marrion, based in Bethesda, Md.,
will continue to focus on its food-
service business and add hotel
rooms through acquisitions, execu-
tives said. But the company, with
$8.97 billion In sales last year, views
the growing. assisted-living market
as a natural extension of its hospital-
Ity core and plans to pump hundreds
of millions of dollars Into It.
"Assisted living is going to be our
main focus for the next 5 to 10 years
because demand for ,this product far
exceeds supply," said Michael Gia-
copelli, vice president of marketing
for Marriott's Senior Living Serv-
ices. Last month, the company ac-
quired 42 complexes from the For-
um Group of Fairfax, Va., for $60S
million in cash and debt to add to its
Brighton Gardens chain of 27 assist-
ed.living complexes and 14 continu-
ing-care communities. The latter of-
fer a combination of residences from
independent living to nursing care on
the same grounds.
By 2000, Marrion plans to add an
additional 100 assisted-living com-
plexes to the Brighton Gardens net-
work, Mr. Giacopelli said. Many will
be in the NOrlheasl, where demand
is greatest and family income levels
can support the cost of $30,000 a year
or so. .
With assisted-care complexes
around the country enjoying occu-
pancy rates above 90 percent, invest-
ors are reaping average returns of
about 17 percent, industry analysts
say.,. , .... .
And the supply of customers is
almost endless. People 8S or older
represent the fastest-growing seg-
ment of the American population,
with their ranks expected to in-
crease from 3.3 million in 1990 to 5.7
million bj 2010 and 15 million by
2OSO.
And while many of them require
some help in activities like dressing
and bathing, they cling to theirinde-
pendence and cherish the homelike
environment of assisted-living quar-
ters. "There Isa strong but invisible
medical basis to the new forms of
assisted living," said Jim Moore, a
consultant based in Fort Worth for
the retirement housing industry.
"PNple have privacy and can lock
their doors. Staff doesn't walk
around in medical uniforms. Instead
l,r a nursing station, there is a con.
clerge desk. Families feel comfort-
able visiting there."
Dr. Elizabeth C. Clemmer, a sen-
ior research analyst with the Ameri-
can Association of Retired Persons
In Washington, said the fear among
the elderly concerning homes made
assisted living a winning investment.
"Companies like Marriott are so.!n-
terested in it because there's ternftc
consumer acceptance of the con-
cept," Ms. Clemmer said. "People
can walk into it and right away see
it's not a nursing home."
As one measure of the strength of
the demand, several aSsisted-living
companies that recently went public
are frantically expanding:
tJAsslsted L1vlDI Concepti Inc. of
Portland, Ore., which operates n
cnmnw1("'''! int"",""! In I'lrw>n !'i!'i thi"!
What to Look For
Cost, amenities and location are the three most important cnterla to
look lor when evaulating an assisted living center. State or local
regulation is modest - if it exists at aU _ so Ihe buyer must be
vigilanl before committing to a lease in a booming industry with no
set slandards.'
COST Reputable providers will provide a breakdown 01 anticipated
cosls once the needs 01 a prospective resident are reviewed and
agreed upon.
Basic lees usually cover three meals a day, a private or semiprivate
suile, transportalion to shopping and doctors and in-hOuse social
activities. Ask if the standard lee covers daily needs like cable
television and local telephone calfs. Expenses can pile up when
extra staft time - mOfe than 15 or 30 minutes a day _ is needed to
help a resident with personal aclivities like dressing, bathing.
medication and walking to dining rooms.
It is imperative to get in writing that monlhly fees paid in advance
are refunded on a prorated basis regardless of why a resident may
leave
LOCATION To ease visits, most people choose an assisted-care
residence within five miles 01 a family member. A frequent
complaint, however. is thaI residents have trouble getting oul in the
Community if the complex is isolated.
AMENITIES Clleck out common spaces provided for socializing and
the level of appropriate daily activities that encourage residents to
mingle Instead of stay in their rooms Also, review menus otfered the
day ot your visit lor variety and nutritional values. A touchy, often
highly subieclive issue, is the compatibility of the residents in terms
01 SOCial and educational backgrounds. which can hinder or help
transition to a new environment at an age when flexibility may be
difficult -JON NORDHEIMER
~ar and add 160 more by 1999.
lIIJThe Sterling House Corporation
of Wichita, Jan., with 23 complexes,
will add 29 in 1996 and another S5
next year.
lIThe Emeritus Corporation of Se-
attle, which runs 24 complexes, plans
16 new ones this year and 18 in 1997.
lIIJARV Assisted Living Inc. of Cos-
ta Mesa, Calif., currently operates 37
complexes in six states and plans to
expand by acquisition and construc-
tion to 132 by 2000.
To be sure, amid all the euphoria
about investment opportunity, some
The assisted-care
business looks
brighter as more of
us become grayer.
voices are warning about the ~itfalls.
Alex. Brown & Sons of Baltimore, for
example, while bullish on the sector,
cautions that stiff opposition from
the powerful nursing.home lobby
and overbuilding by inexperienced
developers coutd work against it.
And Mr. Moore, the Fort Worth
consultant, worries about the poten-
tial for shoddy workmanShip in the
construction of new complexes.
"This is not a real-estate play and
amateurs will miss the complexities
of design and care," he said.
Other analysts say abuses in the
industry, from some instances of
outright fraud and misleadinA ad.
vertising to charges of poor building
designs and inadequate care, could
attract the attention of government
regulators. One clear advantage of
assisted living is that it generally
costs 25 percent less than skilled
nursmg care. Regulation could drive
up expenses and trim profits.
Some analysts say the small num-
ber of r('ported fraud and abuse
cases may mask a deeper problem
that routinely goes undetected. But
for now, reRulation remains mmi-
mal The Federal Government is not
Involved because most assisted Uv-
ing is privately financed, with little
or no Medicaid or Medicare money
defraying the costs. A f~ states.
like New Jersey, place some restric-
tions on care, limiting the ro&e of
u..ff~ I.. ttl~........~I.... ................. ,,,.
example. But compliance with state
and local fire codes is often the only
really strict requirement.
That could change, however. Al-
ready, Oregon and a handful of other
states are using Medicaid waivers to
subsidize assisted living for low-in_
come people. Industry leaders think
some regulation is inevitable and
say they would even welcome it if it
weeds out f1y-by-nlghters and estab-
lishes minimum standards for levels
of services and quality assurance to
protect consumers.
But David C. Schiess, executive
director of the American Seniors
Housing Association, a trade group
in Washington with 275 members
who own or manage 15,000 complex-
es, warns that heavy-handed regula-
tion could damage a promising piece
In the long-term health care puzzle.
"Cost advantages of assisted living
could quickly disappear depending
on how much regulation and paper-
work are imposed," he said.
Dr. James Firman, president of
the Natiunal CounCil on Agmg, said
that eventually states would proba-
bly move to require minimum stand-
ards and training of staff to protect
the vulnerable elderly. "The range
of conditions that now fall under the
rubric of assisted IlvinR is very
broad," he said. "Almost anyone
who hangs out a shinRle can take in a
few older people and declare Ihem-
selves an assisted-livin~ proVIder."
ASSisted care has been around for
years under differ('nt namt's. By
some estimates, nearly SO.OOOcom.
plexes in the United States provide
food, shdter and some measure
assistance to the elderly. Mt
though, arc so.callcd board-and-cB
homes conv('rted from private n-
dencesor small hotets that serve
few as four or five occupants.
The housing being built in the C1
r('nt boom is aimed at people w
annual incomes of at least $20,0
The complexes are typically briF
and airy and offer amenities Ii
beauty parlors, barber shops, snB
bars and sun rooms. Residents f
nish their living quarters, wh
have their own kitchenettes a
balhrooms.
Marriott's Brighton Gardens
Edison, a white-columned build
on a busy highway next door t(
Jewish community center, openec
December. It is home to 10 coup]
10 single men and 6S single WOIT
who pay $2,425 a month and up
room, board, activities, transpor
tion, housekeeping and laundry.
residents require extra start time 1
Services like bathing and auistllJ1
in getting to the dining hall, pric
are bumped up. "
"We keep an eye on their we
being to measure any mental
physical change," said Joyce ZL
cheri, a company spokeswom2
"But they are in charge of their 0\
life and decisions. We want to ke
them as independent as possible.'
Ms. Zuccheri said some resider
who had led isolated lives while I
ing alone "blossomed" in the n(
surroundings. "Once they were hc
eating three meals a day and saci
iZing, they have gone from whe
chairs to walkers," she said. "'n
nursing home, Ihey'd be in a bed.
Virginia Morr, a residenl, h
firsthand knowledge of that expe
ence. A childless widow, she \Ii
depressed and frightened Iivi
alone. "1 was going down the drair
she recalled. "I couldn't eat a'
, couldn', sleep."
A fan sent her into a nursi
home. She stayed three years, ar
ious about returning to an em~
house. "I knew I needed somethi
more active, but I couldn't move
with rE'latives," she said.
So Ms. Morr signed up for Bri.
ton Gardens, and it changed her 01
look. "I like people and need to
. with them," she beamed. She sa
, Ms. Apperman, the former New.
, teacher, "is as sweet as can be."
Ms. Appcrman responds with t:
same tartness she once aimed at h
,grade-school charges.. "Baloney
. she said, rejecting the flattery. "I'
, an old bat like everyone else. An 0
bat who has to make a lot of tOUI
choices."
The end of choice Is to go into
nursing home, a term .....hose mentil
sends a shudder through the gathe
ing around the table. Compared WI"
that fate, one of them said, assist!
living is "heaven."
Ms. Arpcrman lived (or yeal
With a nuxe and her husband In
North Jersey suburb until physic
decline made the arrangement u
Workable. "It was a mutual d('(
sion," she slud. "They have the
lives. and I, thank Cud, still ha\
mine."
APPENDIX F
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Arthur Gimmy International
Appraisers &- ConsuJcants
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April 8, 1996
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Mr. Robert Kleinert
Town of Tiburon
1155 Tiburon Boulevard
Tiburon, CA 94920
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Re: Land Valuation - Tiburon Town Hall Site
AGI File No. 96-03-041
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,
Dear Bob:
I
In accordance with your request, I have undertaken an updated valuation analysis of two parcels
of land. They consist of the 1.6 acre Town Hall site; and a 2.0 acre parcel of open space
northerly of the].6 acre Town Hall site.
I
I previously appraised these properties for the Town of Tiburon as of April I, 1989. Since that
time there has been an economic and real estate recession in California and modest recovery.
Marin County was somewhat insulated from the excesses of this downward turn in the business
cycle, but land prices underwent a significant reduction. Currently, there is strong evidence of
a recovery in the housing market in the past year or so, but land prices still remain substantially
less than they were in the 1988-1990 time frame. Positive influences on the market at this time
include favorable interest rates, low vacancy rates and a shortage of developable, well located
sites.
.
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Seolle of the Assil!nment
I
The scope of my assignment has been I) to review our appraisal work product from the April
I, 1989 investigation and analysis; 2) to meet with representatives of the town; and 3) to update
our ongoing investigations of housing land prices for what I consider to be an excellent location.
I
Review of the Allril 1. 1989 Cone1usionsIReeommendations
I
In that report we examined various combinations of land uses and densities, including single-
family, multi-rcsidcnlial, duplexcs, eongrcgatc carc and affordable housing. Thc conclusions
pertinent to this report were $40,000 pcr unit for congregate care/senior housing with a density
of 17 units per acre; $60,000 per unit for multi-unit residential with a density of 15. units per
I
California Headquarters: 341 Broadway. San Francisco. CA 94133. (415) 781.6262. FAX (iIS) 362-4313
SOUlhern California: 5160 Birch StrCCl. Suile 101 _ Newport Beach. CA 92660 _ (7Ii) iH.HOO _ FAX (7li) B51.8188
Affiliated with Valuation Network, Inc. - Ojfices in major cities throughout the U~ited 5ta APPENDIX G '. i .
..,:."",~..,...
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acre; and $100,000 per unit for duplexes with a density of 6 per acre. A copy of the 1989
report is in the Addenda.
The Current Proposals
For the 1.6 acre Town Hall site I have reviewed two scenarios. They are 1) 25 for sale
residential units at a density of 15.6 units per acre; and 2) 60 assisted living facility <ALp) units
at a density of 37.5 units per acre.
For the 2.0 acres of open space the estimate is 16 for sale residential units at a density of eight
per acre.
Very preliminary drawings/site plans for these proposals are included in the Addenda of this
updated report.
Current Investi!!ution
There are a limited number of recent transactions involving vacant land proposed for moderate
density residential development in Marin County. Information regarding six traDsactions is
included in the Addenda of the report. Three transactions involving multi-residential land sites
situated in San Rafael and Novato indicated price raDges for apartments and condominiums of
approximately $21,500 to approximately $31,500 per unit. The two highest priced transactions
are at approximately $29,500 and $31,500 per unit for sites with densities of 21.8 and 7 units
per acre, respectively. The $29,500 per unit paid for a nine unit site in San Rafael was on
moderate to steeply sloping land.
A fairly recent transaction involving a 12 unit condominium site in Sausalito on a partially
sloping site, was acquired at a cost of $66,667 per unit in June, 1994.
This data along with other investigations we have made of land prices in Tiburon indicate that
residential land is selling for prices that are approximately 20% to 30% lower than they were
at the peak of the markel in 1988/1990. Accordingly, we have adjusted downward the unit
valuations that we recommended in our April 1, 1989 report.
Conclusions
For the 1.6 acre site that would be approved for 60 assisted living units, we conclude to a unit
value range of $25,000 to $30,000 per unit or $1,500,000 to $1,800,000.
For the same 1.6 acre site that would be approved for 25 for sale residential units, we conclude
to a unit value range of $50,000 to $60,000 per unit or a total of $1,250,000 to $1,500,000.
For the 2.0 acre site with a density of 16 for sale residential units we conclude to a unit value
range of $60,000 to $70,000 per unit or a total valuation of $960,000 to $1,120,000.
Anhur Gimmy International
APPENDIX G
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Caveat
These valuation conclusions are based upon projected site densities which could be altered
depending upon current investigations of site utility, access roads, setbacks, etc. The analysis
we presented is restricted in the future and assumes that the reader has access to our April I,
1989 report. The report is intended for the use of town officials only and is not to be
disseminated to the public.
Respectfully submitted,
ARTHUR GIMMY INTERNATIONAL
~-
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Arthur E. Gimmy, MAl
President
Arthur Girruny International
APPENDIX G
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SITE PLAN
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APPENDIX G
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16 units on left side;
I 60 unit ALF on right side
Source: Bruce Ross
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SUMMARY OF LAND COMP ARABLES
Type of
Proposed Pricel Pricel
No. Location Project Dale Density Price SF Unit
I. Channing, S. of Professional 9-unit 10/4/93 112.000 S265.OO0 SII.21 S29.444
Center Parkway apt
San Rafael
2. Trestle Glen, SE of Hacienda, Unknown 7/5/95 N/A S2,700,OOO S2.33 N/A
Tiburon
3. 1575 S. Novata Blvd., 38 Condos 8n/95 1/6,247 SI,200.000 S5.05 S31.579
Novata
4. 802 Butte SlIeet 12-unit apt. 6130/94 1,2.666 S800.000 S20.00 S66.667
Sausalito
5. Smith Ranch Road W. ofCrest3, 171-unil apt. 6/23/95 1/4,481 S3,690,OOO S4.82 S21,579
San Rafael
6. Extenstion of Cecilia Way, 16-unit senior 10127/95 1/8,004 S250.000 $1.95 S15.625
E. ofl..eland project
Tihuron
. Town of Tiburon to ex (end inli"asLrw.;lurc to site
Arthur Gimmy [ntem;ltional
APPENDIX G
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OFFICIAL BALLOT - COUNTY OF MARIN
CONSOLIDATED SPECIAL ELECTION - TUESDAY, JUNE 6, 1995
MEASURES SUBMITTED TO VOTE OF VOTERS
MUNICIPAL
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TOWN OF TlBURON
"
LOCATIONS FOR NEW TOWN ADMINISTRATIVE
AND POLICE BUILDINGS
MEASURE J
J Shalllhe Town or Tiburon enact an ordinance specifying Ihal a new Town admini-
stration facility be built adjacent to the proposed new library in downlown Tiburon YES 7 .
and that a new Town police facility be built at Ned's Way?
NO 8 .
DISPOSITION OF AND REGULATION FOR FUTURE USE OF
CURRENT TOWN HALL SITE ,
MEASURE K
K Shall the Town of Tiburon enact an ordinance requiring the sale of a portion of
the existing Town Hall properly at Ned's Way for use as a senior housing project YES 12 .
with the proceeds 01 the sale being used lor the construction 01 new Town administration
and police facilities? NO 13 .
",... d the
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SPECIFICATION FOR REBUILDING, CONSTRUCTING AND FUNDING FOR NEW
TOWN HALL FACILITIES AT NED'S WAY
MEASURE L
L Shall the Town 01 Tiburon enact an ordinance specifying that the existing Town
administration building be rebuilt and a new community meeting facility be con~
structed using existing funds and that a new police faCility be constructed using existing
funds and future accrued savings, all at Ned's Way?
NO
17
18
.
.
YES
END OF BALLOT
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APPENDIX H
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MEMORANDUM
TO:
FROM:
DATE:
HOUSING COMMITTEE
RICHARD HINKEL, CHAIR
JUNE 17, 1996
I did not receive a copy of the SHAC information to be presented at Tuesday's meeting
until today, hence my belated comments on it for your use at the meeting as you deem
appropriate.
GENERAL
I) As I informed SHAC at their May 21, 1996 meeting, it makes no sense to pursue
anything until a clear determination has been made regarding the 2.0 acre parcel above the 1.6
acre "Ned's Way" property that we all have assumed we were confined to. SHAC is
recommending that the 2.0 acre parcel issue be submitted to the voters. Assuming firm
guarantees that proceeds be used to purchase open space (e.g. buy-down Harroman debt), many
voters might approve.
2) SHAC is also recommending, as one scenario, 60 units. Again, the Council
(specifically Mayor Wolf) has said they want no more than 25 units on the 1.6-acre Ned's Way
property. I so informed EAH and they developed their draft proposal accordingly.
If 60 units are pennissible, then our committee should be pennitted time to discuss this
with EAH. It could have a favorable impact on required RDA funds, which might free up some
dollars to improve circulation around the Hilarita, Reed School, and the new development.
SPECIFIC COMMENTS RE: 6-18-96 SHAC REPORT
SCENARIO A fPal!e ])
· I don't believe there has been a widespread effort to attract developers. The two most
often mentioned are Ashton and Raiser, both of whom were used as resources for
detennining values and uses of the Ned's Way property as part of the Downtown Town
Hall campaign. I don't doubt their qualifications, but there should be a very discernible
affirmative effort to attract other developers to ensure a "competition."
Housing Committee Memo
June 17,1996
1
SCENARIO B (Paf!e 4)
. They appear quite ready to go with Oakmont. I've been told this "assisted living" concept
is a "hot" area among developers. (Tom Gram aod Martin Mackey might have comments
on this.)
. If such is the case, shouldn't we have more competitors, i.e. developers?
SCENARIO A {Paf!e 7 - ("Affordable" RDA subsidv in f!eneral)
. The seven (7) very low income units include three (3) units that would otherwise be
required ofa developer (i.e. a 25-unit development outside of the Redevelopment Project
area would require at least two moderate aod one low income units per Zoning Ord.
6.03.00. I believe it is a normal practice that the developer subsidize these aod, most
likely, recapture the subsidy cost through the selling price of the remaining units (i.e. 22
market rate units). The three affordable units would cost the developer approximately
$700-800K in subsidized selling price costs. If the RDAfI'own funds this, it is, in effect, a
subsidy of the market rate units of approximately $34,000 per unit ($750K divided by 22
= $34,000).
. Council may chose to do this, but it should be aware of the full impact of the subsidy.
SCENARIO B (Paf!e 8)
. The key word here is "subsidy" (see line seven! . . ."Subsidy of $200,000 from the RDA.")
At the May 21, 1996 SHAC meeting that meant ao annual subsidy into perpetuity, most
likely increasing by the cost increases for the services being subsidized. Perhaps this
current recommendation (6/18/96) involves a different type of subsidy. In aoy case, it
should be clarified.
The above are the most prominent issues aod concerns from my perspective. I am certain
you will have others. I look forward to meeting with you in the near future.
R.R. Hinkel, Chairman
Tiburon Housing Committee
RRH/dlc
cc: Tiburon Town Council
Tiburon Planning Commission
Housing Committee Memo
June 17, 1996
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June 18, 1996
TO:
Town Council
FROM:
Richard R. Hinkel, Chairman
Tiburon Housing Committee
Following is a status report on financing of 25 affordable, rental housing units for
seniors (62 and over) at Ned's Way (i.e. the 1.6 acres on which present Town
administrative and police facilities are located - "the property"). To provide appropriate
perspective, also included are observations and comments relating to the larger issues
of obtaining funds for building a police facility and meeting necessary Redevelopment
Agency obligations for very low income housing units.
1 . Some Observations
The sale of the Ned's Way property was presented to voters as a definite
means of funding a police facility and ensuring construction in a time
frame close to that of town hall construction.
It has been one year since the SHAC was formed and funds from the sale
of the property do not appear imminent.
In a June 30, 1995 letter, the then Town Attorney, Rob Ewing, based on
consultation with Jack Nagle, the Town's redevelopment attorney,
presented information clearly indicating the benefits of selling the Ned's
Way property to the Redevelopment Agency.
In October, 1995, our Committee (Tiburon Housing Committee)
recommended an immediate appraisal of the property and, depending
upon the value determined, sale of the property to the Redevelopment
Agency of the Town of Tiburon (RDA). (See Attachment A.)
Nine months following the appraisal of the Highlands property, the Town
had a check from the sale of the property.
Whether a 25-unit market rate or affordable rental project is built at Ned's
Way, Council's very clear fiduciary obligation to taxpayers is to utilize this
opportunity to enable the RDA to meet its present obligation for seven (7)
additional, very low income units. (Unfortunately, we must, in effect, make
up for not having any very low income units at pt. Tiburon, where nine (9)
such units could have been required The present obligation of seven
includes credit that can be applied from the Highlands project).
There is, essentially, no down side to selling the property to the RDA,
assuming appropriate financial arrangements can be made. (See June
30, 1995 Ewing letter.) No convincing argument has been presented for
not selling the property to the RDA, yet it is not even being aggressively
investigated. I recommend a committee comprised of myself, Scott
Anderson and Richard Stranzl be appointed to immediately begin
researching the conditions under which such a sale might occur.
Once such a sale (Town property to the RDA) has occurred, the RDA can
take whatever time deemed necessary to determine an appropriate
project.
2. LeMar Turner, Senior Project Manager, EAH (Ecumenical Association for
Housing), has developed a preliminary financial projection for a 25-unit,
affordable rental project (see Attachment B). He cautions that these are only
present "best estimates" and can, obviously, only be further refined when the
project becomes a reality and funding sources make firm commitments.
COST/REVENUE
Total Projected Cost
$4.497.000
Revenue Sources (present projections
show a $100,000 shortfall)
Term Bonds
$ 997,000
(1 )
(2)
Limited Partner Capital
836,000
County Loan Grant(s)
300,000
Redevelopment Agency
2.264.000
~4.397.000
(1) Investor tax credits under the Qualified Allocation Plan
(2) HOME - (federal funds administered by the County); and/or CDBG -
(Community Development Block Grants.)
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On behalf of the Tiburon Housing Committee, we repeat our recommendation of
October, and November, 1995 that Council commit to a 100% affordable rental housing
development for seniors (age 62 and over) on the Ned's Way property with EAH to be
the developer.
Richard R. Hinkel, Chairman
Housing Committee
Attachments
cc: Housing Committee
R. L. Kleinert
Larry Smith
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