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HomeMy WebLinkAbout1996-04-10 HC Regular Meeting Agenda Packet HOUSING ADVISORY COMMITTEE 1996 MEETING SCHEDULE Meetings will be held on the second Wednesday of the month at 3:30 p.m. in the North Wing Conference Room April 10 May 8 June 12 July 10 August 14 September 11 October 9 November 13 December 11 POSTED AGENDA HOUSING ADVISORY COMMITTEE APRIL 10, 1996 DECLARATION OF POSTING I, Maria Hunt, Administrative Secretary of the Palm Desert Redevelopment Agency, do hereby declare that the foregoing agenda for Housing Advisory Committee meeting of Wednesday, April 10, 1996, was posted on the bulletin board by the outside entry to the Council Chambers, 73-510 Fred Waring Drive, Palm Desert, on April 5, 1996. Dated: April 5, 1996 MARIA HUNT, Administrative Secretary Palm Desert Redevelopment Agency POSTED AGENDA HOUSING ADVISORY COMMITTEE APRIL 10, 1996 - 3:30 P.M. NORTH WING CONFERENCE ROOM * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * I. CALL TO ORDER II. ORAL COMMUNICATIONS A. Any person wishing to discuss any item not otherwise on the Agenda may address the Committee at this point by giving his/her name and address for the record. Remarks shall be limited to maximum of five minutes unless additional time is authorized by the Committee. B. This is the time and place for any person who wishes to comment on nonhearing Agenda items. It should be noted that at Committee discretion, these comments may be deferred until such time on the Agenda as the item is discussed. Remarks shall be limited to a maximum of five minutes unless additional time is authorized by the Committee. III. NEW BUSINESS A. PMW Mobile Home Park Affordability Study IV. ADJOURNMENT • ............... , 1 Minutes i i IP Orb AILS ° � 7: HOUSING ADVISORY COMMITTEE CONVENE 3:35 p.m., Wednesday, April 10, 1996 ROLL CALL Members Present: G. Holmes, J. Richards, W. Winfield Others Present: J. Benson, T. LaRocca, C. Ortega, D. Yrigoyen, M. Hunt Guest: Marilyn Whisenand, PMW Associates ORAL COMMUNICATIONS Ms. LaRocca provided the Committee with an update on the Desert Rose Project. The Soft Opening was very successful; had about 100 persons tour the project and about 72 appointments were made. The Grand Opening will be held on April 27. Ms. LaRocca advised the Agency Board would be appointing Rod Murphy as a Committee member at its regular meeting of April 11, 1996. Selection of Chairman - It was suggested that the Committee select a Chairman at the next meeting. MINUTES None NEW BUSINESS A. PMW Mobile Home Park Affordability Study Ms. LaRocca introduced Marilyn Whisenand, PMW Associates, to the Committee and explained that she Minutes APRIL 10, 1996 HOUSING ADVISORY COMMITTEE NEW BUSINESS (CONTD) had been invited to summarize her analysis and answer questions. Ms. Whisenand explained that the purpose of the residents' survey was to determine if residents were paying what they could afford at the mobile home parks. The study included the Palm Desert Mobile Estates, Silver Spur, and Indian Springs. After discussion, Ms. LaRocca stated that she would provide the Committee with the "Policies and Procedures Regarding the Conversion on Mobile Home Parks to Resident Ownership", adopted by the Agency on June 8, 1995, for their review and comments at the next meeting. ADJOURNMENT Motion was made by J. Richards and seconded by W. Winfield and unanimously carried to adjourn the meeting at 4:45 p.m. Carlos L. Ortega Secretary mh/ 2 1 hex _ F R, ; & • "2'i >"-^.s-$+' ..'W2 . t F' � �'°�'."-` P M W Associates 232 West Avenida Gaviota, San Clemente, California 92672 (714)498-7085 FAX (714)498-8262 `... March 8, 1996 MAR 12 I9 3 Carlos Ortega Executive Director of The Redevelopment Agency ECONOMIC DEVELOPMENT City of Palm Desert - 73-510 Fred Waring Drive Palm Desert, CA 92260 Subject: Mobile Home Park Affordability Study Dear Carlos: At your request, I have developed example pro-formas which demonstrate the purchase of Silver Spur, Indian Springs and Palm Desert Mobile Estates mobile home parks. Bond cash flow schedules were provided as a courtesy by John McAlister of Stone And Youngberg. In these examples, the purchase of the parks is assumed to be by a non-profit corporation using proceeds of a tax exempt bond issued by a joint powers authority formed by the City and the Redevelopment Agency. The cash flows assume rated bonds, although an un-rated issue at a slightly higher interest rate is also possible . Security for the bonds would be two-fold, the income stream from the park and a pledge of housing set-aside funds. In the models shown, the pledged housing funds are never called, allowing for the pledge to be "rolled over" from one year to the next. Of course, should for any reason, the income from the park diminish, the set-aside pledge would be called upon. The bond issue does not call for any pledge of City or Redevelopment Agency credit other than the housing set-aside funds in the amounts shown. Income, expense and purchase price assumptions are based on survey information (with respect to space rents), operating costs and industry standards are based on previous experience. With the exception of Palm Desert Mobile Estates, these assumptions have not been shared with property owners or tenants. The information provided for Palm Desert Mobile Estates was provided by a consulting firm reportedly under contract to the property owner. These cash flows indicate that purchase in the recommended manner is financially feasible assuming the availability of set-aside funds. However, none of these assumptions should be relied upon or shared with owners or tenants at this early stage. • The recommended purchase model would call for the park to be owned by an existing non-profit corporation or one formed specifically for this purpose by the Redevelopment Agency. The park would be managed by a professional management firm under contract to the non-profit organization and directed by a resident association. The resident association would be responsible, under parameters established by the bond documents and the non-profit organization, to control rent increases, establish management policies, direct the expenditure of funds for park improvements and handle tenant complaints (see enclosed flow chart). This ownership plan provides a "bridge" between initial purchase by a non-profit organization and ultimate ownership by the residents. As soon as bonds are fully amortized or when equity can support conventional financing, the park can be conveyed to residents. In the interim, the residents achieve most of the benefits of ownership without increasing housing costs beyond reasonable annual space rent increases. This approach differs dramatically from that used in Portola Palms. In my opinion, the conversion of these parks through the condominium/subdivision approach is economically infeasible based on information previously provided. While, some of the residents within each of the parks could possibly afford the down payment required to obtain conventional financing, many more are low to moderate income and could not afford increased housing costs. The amount of public subsidy that would be required to accomplish conversion in the Portola Palms manner would be prohibitive. One measure of the fiscal impact of this approach would be to apply the per space subsidy of Portola Palms to the number of spaces in the three remaining parks. If the RDA wishes to determine more precisely, the financial feasibility of the non-profit "bridge" plan, the following steps should be taken: 1. Contacts should be made with all park owners to assess their interest, if any, in selling their park; 2. Fair market values of the parks should be ascertained by appraisal; 3. Park conditions should be carefully evaluated by professionals under contract to the RDA; and 4. Net operating income should be verified by a review of park management records over the past three to five years. Please let me know if PMW can be of further assistance in this matter. Sincerely, Marilyn Whisenand Principal c.c. Terry LaRocca i'4 P M W Associates 232 West Avenida Gaviota, San Clemente, California 92672 (714) 498.7085 FAX (714) 498-8262 MOBILE HOME PARK ACQUISITION AND MANAGEMENT STRUCTURE Bonding Authority Authorizes Bonding Authority acts as Issuance of Tax-Exempt Bonds "conduit" for tax-exempt to Finance Purchase of Mobile bond sale. Home Park Bonding Authority Executes Bonding Authority can establish Regulatory Agreements With certain conditions/restrictions Non-Profit Corporation on use of bond funds. Non-Profit Corporation Purchases Non-profit corporation uses net Mobile Home Park operating rental income to make debt service payments. 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Cr, c '0 'aa aa. a 'CA "O a 'rncCr, o a7 • 00 DD O0 O0 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 O0 00 00 00 00 00 00 II A CD C CD CD CD CD CD CD CD CD CD CD - 69 19 z V. L n �;c. L - J W .0 00 N N N N N N 69 N w L.. V C CD .0 00 -4 O` LA A La N - CD •D OC .4 O V A La N V SD OC a O. LA A A .n O. A co I. 4. I W N A+ - -4 - - - - N NJ W W A LA O. . 4 O W In O• Oo O H J C J ' t In J - Os A SJ - N A a - O. J .0 a C\ v O w 00 O o 00 p, in oWo0 vO. 00 A O. AJ LAC 0 NI O _ N La p' 00O� S o C o Cr. O W - - - NO. .0 `D CD N .4 LA 00 0. 0 .O V .D V .4 A $ - I, W - Q. O. PALM DESERT REDEVELOPMENT AGENCY INTEROFFICE MEMORANDUM DATE: APRIL 4, 1996 TO: HOUSING ADVISORY COMMITTEE MEMBERS FROM: MARIA HUNT, ADMINISTRATIVE SECRETARY SUBJECT: MEETING NOTICE Attached is the Agenda packet for the Housing Advisory Committee meeting scheduled on Wednesday, April 10, at 3:30 p.m. in the North Wing Conference Room. Please contact me or Lock at 776-6306 and let us know whether or not you will be able to attend the meeting. I have attached a copy of the schedule of Committee meetings for 1996 for your convenience. 7,74i.ez.._.)- We-61d Maria Hunt Administrative Secretary Enclosure (as noted) •