HomeMy WebLinkAbout050205 PH Five Hear Implementation PlanREQUEST FOR
AGENCY ACTION
AGENCY BOARD MEETING DATE:
MAY 2, 2005
TITLE:
PUBLIC HEARING - FIVE YEAR
IMPLEMENTATION PLAN
nkm V4?
L,1, E E UTIVE DIRECTOR
RECOMMENDED ACTION
�pcation js�
AGENCY SECRETARY USE ONLY:
1i7017V".' 6-5?
mod; A%v4zrr'z-
APPROVED
As Recommended 7
As Amended
❑ Ordinance on 1s' Reading
❑ Ordinance on 2ntl Reading
❑ Implementing Resolution
❑ Set Public Hearing For
CONTINUED TO
FILE NUMBER
Approve the Implementation Plan for the merged redevelopment project
areas covering fiscal years 2005 -2006 through 2009 -2010.
COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION RECOMMENDATION:
Recommended that the Redevelopment Agency approve the Implementation Plan
for the merged redevelopment project areas covering fiscal years 2005-
2006 through 2009 -2010.
By a vote of 3:1 (Turner opposed; Betancourt, Robles, Rodriguez absent)
at its Special Meeting of April 28, 2005.
DISCUSSION
In 1993 the State Legislature adopted AB 1290, which implemented major
changes to Community Redevelopment Law. One of the provisions of this
legislation was that redevelopment agencies are required to adopt a five -
year implementation plan for each subsequent five -year period.
In the development of this plan, a comprehensive survey of the City's
needs was distributed in three languages to more than 14,000 stakeholders
comprised of residents, social service providers, and businesses. The
survey was also made available on the City's website and was advertised
through public notices in three different languages. More than 1,200
surveys were returned.
3.A. -1
P.H. - Five Year
Implementation Plan
May 2, 2005
Page 2
Additionally, three community meetings were held where the public was
invited to provide input on the future needs. The public was given the
opportunity to provide input verbally, in writing, and to participate in
a board game exercise focusing on the future needs. These meetings were
advertised by means of the City's website, cable, a flyer distributed
through the Pennysaver, public notices published in three languages, and
the cover letter distributed with the survey.
The proposed Implementation Plan for 2005 -06 through 2009 -10 contains the
following components, which are required by the Community Redevelopment
Law:
• Specific goals and objectives for the merged project area.
• Specific programs, including potential projects, with estimated
expenditures over the five -year period.
• An explanation of how the Agency will implement the requirements to:
1. Increase, improve, and preserve low and moderate - income housing
with the Low and Moderate Income Housing Fund.
2. Meet inclusionary housing obligations.
3. Meet replacement housing obligations.
The Implementation Plan reflects that the merged project area is heavily
impacted with existing debt and obligations with little program money
available for the next several years. It also demonstrates that the
Agency has fulfilled its replacement and inclusionary housing
requirements. The goals and objectives for the merged project area
(including original plan goals and updated Strategy Plan and Specific
Plan goals) serve as the foundation for the Agency's redevelopment
efforts. Finally, the matrix linking programs to blight alleviation
demonstrates that all of the Agency's projects and programs will meet the
Agency's goals and objectives and assist in the removal of blight.
Adoption of the implementation plan does not constitute Agency approval
of any specific program, project or expenditure. The implementation plan
may also be amended, if needed, at any time during its five -year life
following a noticed public hearing.
Pursuant to Community Redevelopment Law, notice of the Public Hearing was
posted on April 1, 2005, in 24 public locations throughout the merged
project area. Also, public notices were published in the Orange County
3.A. - 2
P.H. - Five Year
Implementation Plan
May 2, 2005
Page 3
Register, the La opinion, and in the Nguoi Viet on April 1, 8, 15, and
22, 2005.
FISCAL IMPACT
There is no fiscal impact associated with this action.
,IJ- Patrici C. Whitaker
'U Executi Director
PCW /NTE /mlr
H: \ACTIONS \2005 CAA \P.H. - Five Year Implem Plan 5- 2- 05.doc
3.A. -3
CITY OF SANTA ANA
DRAFT
�� ,
•.L
THE
LOPMENTAGENCY
OF SANTA ANA
Fiscal Year 2005/06 Through Fiscal Year 2009/10
April 22, 2005
This document is a working draft and may differ from the final document considered by the
Redevelopment Agency for adoption.
f"
TABLE OF CONTENTS
I. PURPOSE OF IMPLEMENTATION PLAN ........................................ ..............................1
11. REDEVELOPMENT COMPONENT ................................................... ..............................4
A.
BACKGROUND ..................................................................... ..............................4
B.
REASONS FOR ADOPTION AND REMAINING BLIGHTING CONDITIONS .......
5
Central City Redevelopment Project Area .............................. ..............................5
Inter —City Commuter Station Redevelopment Project Area .... ..............................5
North Harbor Redevelopment Project Area ........... ............. ...............................
6
South Harbor Redevelopment Project Area ........................ ...............................
6
South Main Redevelopment Project Area ......................... ...............................
7
Bristol Corridor Redevelopment Plan ........ ... ....... ........... ..............................7
C.
SHORT -TERM GOALS AND OB CTIV ........................ ..............................7
D.
AGENCY ACCOMPLISH TS ..... ...... ....................... . ..............................8
Central City Redevelopm t Proj t A a: .... ................... ... .............................9
North Harbor Re pme t r ......................... .............................10
South Harbor edevelo e P to a ....................... .............................10
South Main de elo me t P /e Area .......................... .............................10
Inter l y e elo ant roje Are ...... ........................ .............................10
................................. .............................11
B stol Redeve ent ojec r a ...
E.
PR O D R T P RAMS ....................... .............................11
Progras ......................................................................... .............................13
Currentd o pec
've o. cts ......................................... .............................15
F.
EXPENDIT ES ................................................................. .............................16
Background.... .................................................................... .............................16
Revenues............................................................................. .............................17
ExistingObligations .............................................................. .............................16
G.
RELATIONSHIP BETWEEN GOALS AND OBJECTIVES, PROGRAMS,
PROJECTS AND EXPENDITURES ...................................... .............................20
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010 �.... -
Pagel
0504021.SA
19090.004.09114 /22/2005
Ill. AFFORDABLE HOUSING COMPONENT ...............
......................... 23
A.
IMPLEMENTATION PLAN REQUIREMENTS ...................... .............................23
Reporting Requirements ....................................................... .............................23
Settlement Agreement Requirements ................................... .............................25
B.
AFFORDABLE HOUSING ACTIVITIES ................................ .............................27
C.
APPLICABLE AFFORDABLE HOUSING REQUIREMENTS .............................28
Housing Production Requirements ....................................... .............................28
Past Development of Housing in the Merged Project Area .... .............................31
Current and Future Housing Construction Activity in the Merged Project Area... 32
Inclusionary Housing Production ........................................... .............................33
D.
APPLICABLE DEPOSIT AND EXPENDITURE P VISIONS ...........................34
Set -Aside of Gross Property Tax Increment ............. ......... .............................34
Proportional Expenditures of Affordable using F d Monies .........................34
Excess Surplus Calculation ........... ................................. .............................35
E.
AFFORDABLE HOUSING GOAL AN OBJ CTI S THE
IMPLEMENTATION PLA . ...... ...... ................. ............................36
a
Affordable Housing Fund ur s th ousing ........................36
Summary of Pla ff bl ou g cti . ............................................41
.
\ \v
MAP AND TABLES O
MAP 1: SANTA
A MER D R ELOMENT JE AREA ........................ ..............................2
TABLE 1: ANTICIPATE E NU 5 2 0 20 ..... . .......................................... .............................17
TABLE 2: ANTICIPATED PE IT RE 2 010 ......................................... .............................20
TABLE 3: FUND BALANCE 2 05- 010 ............................................................ .............................20
TABLE 4: RELATIONSHIP OF I LE NTATION PLAN ELEMENT ......................... .............................22
APPENDIX —AFFORDABLE HOUSING TABLES
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page ii
0504021.SA
19090.004,00114122/2005
JULY 2005 THROUGH JULY 2010
IMPLEMENTATION PLAN
FOR THE
SANTA ANA MERGED REDEVELOPMENT PROJECT AREA
PURPOSE OF IMPLEMENTATION PLAN
This document is the five -year Implementation Plan for the Santa Ana Merged Redevelopment
Project Area (the "Merged Project Area "). This Implementation Plan was prepared by the Santa
Ana Community Redevelopment Agency (the "Agency ") in compliance with Article 16.5 of the
California Community Redevelopment Law (the "CRL ").
The Merged Project Area is composed of six constituent roject ar as including the Central City
Redevelopment Project Area, Inter -City Commuter atio vel ment Project Area, North
Harbor Redevelopment Project Area, South Her or Re elopm t P ject Area, South Main
Redevelopment Project Area, and the Brist I Corr or ad Iopm t P ject Area (the
"constituent Project Areas" or "Project A as" . In to I, t e M ged P 'ec rea contains
approximately 4,989 acres, which compri s pp xim tely 9 percent o`F,e total acres located
in the City. Map 1 shows the nda 'es o thQer d oje Area.
This Implementation PI n is m se o two a \ \pvva \rate co ents, a Redevelopment
Component and ousing o onent. R de lop nt Component describes the
Agency's short-t m g n cti for b' t e (nation and programs to eliminate blight.
This Implementatio PI al id ies e ' is ojects proposed for implementation. The
actual specific projec to 1 le a ed ill vary depending on available revenues and
developer /owner partici do he p entation Plan also identifies the anticipated
expenditures for the progr s inclu ing the specifically identified projects. Finally, the
Redevelopment Component" Implementation Plan describes the relationship between the
goals and objectives, projects, programs and expenditures and blight elimination. Article 16.5 of
the CRL also requires that an Implementation Plan explain how the components of the
Implementation Plan will implement various CRL requirements regarding low and moderate
income housing. Generally, the goals, activities, and expenditures included in the
Redevelopment Component do not implement the housing requirements of the CRL. The
activities that do implement these requirements are contained in the Housing Component. The
Housing Component shows how the Agency will meet the statutory requirements for depositing
the required 20 percent of gross tax increment revenues into the housing set -aside (Set- Aside)
fund and the expenditure for housing purposes.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 1
0504021.SA
19090.004.00114122/2005
vwA I - janta Ana Merged rrolect Area
I Constituent Areas I
0 CENTRAL CITY ® NORTH HARBOR ® INTERCITY
IM SOUTH MAIN M SOUTH HARBOR C BRISTOL
This Implementation Plan is a policy statement rather than an unalterable course of action. It
has been prepared to set priorities for redevelopment activities within the Merged Project Area
for the five -year period covered by this Plan and incorporates currently known financial
constraints of the Agency in developing a program of activities to accomplish essential, short-
term revitalization efforts for the Merged Santa Ana Redevelopment Project Area. However,
new issues and opportunities may be encountered during the course of administering
redevelopment within the Merged Project Area during the five -year period. Therefore, this
Implementation Plan may be amended, if necessary, to effectuate its purposes.
The purpose of this Implementation Plan is to provide a clear and reasonable statement of the
Agency's current intent regarding activities in the Merged Project Area and to establish a nexus
between the Agency's goals and objectives; program activities, ects and the purpose of
redevelopment which is to eliminate blight and to develop, p serve nd rehabilitate affordable
housing.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 3
0504021.SA
19090.004.001/4 /22/2005
H. REDEVELOPMENT COMPONENT
A. BACKGROUND
Redevelopment in Santa Ana began with the adoption of the Central City Redevelopment
Project Area in 1973. Revitalization objectives included creating convenient parking,
rehabilitating and retrofitting historic structures, and providing infill development that would
support a mix of office, retail and residential uses. In the past 20 years, the Agency has
facilitated the development of six public parking structures, the Fiesta Marketplace, Main Place
Mall, new commercial office buildings and 600 senior units and assistance for development of
other housing projects. Downtown is also the site of the new Ronald Reagan Federal Building
and the Courthouse.
To facilitate rehabilitation of the older commercial buildii
historic character of the downtown and to promote new
has in the past teamed with the Santa Ana Econom'
evolved into the Southland Economic De, elcpm nt Col
Commercial Rehabilitation Loan Program, >torefr t I6
Retrofitting Program. Through the loan ri
construction projects and 142 rehabilitatto
Enterprise Zone program (bou arie ign
businesses in securing sal ,use d h it
individuals, as well as her x a va tag
have been "vouch ed" for n Ana bu
The Agency has al ful
the City's Arts Corrid \
0Y hich are essential to the
development, the Agency
t orporation (which has
pr vide funding for the
og m and Seismic
es at funding 157 new
also a nisters a State
Project Area) that assists
ng disadvantaged
e Zone, over 20,000 jobs
underutilized historic structures to benefit
Village in the downtown to Discovery
Science Center on nort Ma"ree at M 1 -5 Freeway. The Agency helped to fund the
development of the Disco ry Scie9te Center, renovation and expansion of the Bowers
Museum of Cultural Art, and red the facility for the Bowers Kidseum. Among other cultural
activities, the Agency assisted in the acquisition of a site for the new home of the St. Joseph
Ballet, a non - profit organization designed to help under privileged youth.
Redevelopment has contributed substantially to improving the infrastructure within the Merged
Project Area. Redevelopment funded numerous street improvements throughout the
neighborhoods including, but not limited to, the 17th Street median improvements, the
McFadden Avenue realignment, and the installation of curbs, gutters and sidewalks. along South
Main Street.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 4
0504021.SA
19090.004.001/4/2 2/2005
\ i
B. REASONS FOR ADOPTION AND REMAINING BLIGHTING CONDITIONS
The following is a history of redevelopment and summary of the blighting condition within the
Merged Project Area, presented by constituent Project Area.
Central City Redevelopment Project Area
Central City Redevelopment Project Area was adopted on July 2,1973, by Ordinance No. NS-
1173. Central City Redevelopment Project Area consists of 694 acres located in the central and
northern parts of the City. Central City Redevelopment Project Area was adopted by the City
Council on July 2, 1973, by Ordinance No. NS -1173. The Central City Project Area
encompasses the historic downtown area including retail, office and government uses. The
project was adopted in response to deteriorating conditions in th owntown. The downtown
began to decline in the 1960s when growth in the Orange C my s urbs The
in Santa
Ana's displacement as the central marketplace for
adoption, the downtown had a substantial number
of the retailers had left the downtown for more d S
vacancy rate, lease rates and variety of me chap
redevelopment plan was to reverse the eclin of
as a vibrant area. The Agency has provi d i fra.
buildings, and helped to treat n a is v la ,
revitalization of the downto n. Allhqug th Ag
improvement of the do
through the assist ce of
my At the time of project
d a obsolete buildings. Many
ns, whl h in turn affected the
to re ide s. The goal of the
n and r -es blish the downtown
-ovement habilitated historic
de to d p blic parking lots to encourage the
y ha c ntn ted significantly towards the
I ike tR co ' e to address revitalization needs
Inter —City Comm S,�e� Vol nt oject Area
The Inter -City Comev pment Project Area was adopted by the City Council
on July 6, 1982, by -1636, and contains 536 acres of land. Maj or roadways
traversing this Proje Interstate 5 Freeway, Grand Avenue, 1st Street and 4th
Street. The focal point of the Inter -City Commuter Station Redevelopment Project Area is the
Regional Transportation Center (RTC), which the Agency participated in the construction and
development. This Project Area includes older industrial uses that originally developed in the
area to take advantage of the rail access. However, residential uses are scattered throughout
the area, and there is a node of commercial uses located at the intersection of 17th Street and
Grand Avenue. Since Project adoption, the rail station has been retrofitted and expanded for
contemporary commuter rail use. In addition, the City has undertaken street and streetscape
improvements along major corridors, like I" and 17'h Streets, and to provide better access to
and from the RTC with landscaping that complements the RTC, and provides a visual
connection to the downtown.
Janet /Ilia i.ou nnu nuy �.. _.
05 to June 30, 2
Page 5
For the Merged Santa Ana Redevelopment Project Area July 1, 20
0504021.SA
19090.004.00114/2212006
Although the RTC improvements have been completed, the surrounding area continues to have
a mix of incompatible and deteriorated residential and industrial uses. The Agency hopes to
assist in the projects thF' ,ill capitalize on the availability of public transportation such as mixed -
use or higher density housing and compatible industrial uses.
North Harbor Redevelopment Project Area
The North Harbor Redevelopment Project Area was adopted by the City Council on July 6,
1982, by Ordinance No. NS -1637, and contains approximately 428 acres of land. The North
Harbor Redevelopment Project Area is generally located along Harbor Boulevard from
Westminster Avenue to Kent Avenue and along 5th Street, 1st Street and McFadden Avenue
from Harbor Boulevard to the Santa Ana River. This Project Are
residential and strip commercial uses fronting along Harbor ule
uses developed near 1 at and 5th Streets, Major projects t at were
assistance were the Riverview West Shopping Cen
Apartments; La Bonita housing project; Kaufma I
infrastructure improvements. The goal oft e Age c
The Agency has been implementing proj ts crea
improvements, approving rehabilitation to ns o i
sector in reinvesting in the are o en ura e b
and job generation. n \� \/
South Harbor
des a mix of older
with newer commercial
:mented with Agency
hart) and Riverview
l�olony; and public
ralyt commercial corridor.
adta su as streetscape
and sting the private
)ment, retention, expansion
The South Harbor ede elo a an a do ed by the City Council on July 6, 1982, by
Ordinance No. NS -1 8. a ou rb Redevelopment Project Area encompasses
approximately 1,050 ac s p ' rily Ion arbor Boulevard from Warner Avenue to MacArthur
Boulevard and along the Oest side 0 Fairview Street from Edinger Avenue to Sunflower
Avenue. The South Harbor Rro t Area is primarily developed with light industrial uses. The
goal for the South Harbor area is to create a vibrant contemporary business park. The Agency
has funded landscape improvements along Warner Avenue to create the industrial park image
and is now focusing on the development of remaining opportunity sites. An example of the
Agency's assistance is the retention and expansion of Waxie Janitorial Supplies Company to
the area. Additionally, the Agency participated in the undergrounding of overhead utilities along
Harbor Boulevard, the widening of the Harbor Boulevard bridge over the Santa Ana River,
signal /intersection reconstruction at Segerstrom Street and Susan Avenue, as well as other
public improvements.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 6
0504021.SA
19090,004,001/4/22/2005
South Main Redevelopment Project Area
The South Main Redevelopment Project Area was adopted by the City Council on July 6, 1982,
by Ordinance No. NS -1639. The South Main Redevelopment Project Area encompasses
approximately 1,500 acres and is located along Main Street from 1 at Street to Sunflower Avenue
and the area west of the 55 Freeway along McFadden Avenue, Edinger Avenue, Warner
Avenue, Dyer Road and MacArthur Boulevard. The Project Area includes older strip
commercial uses interspersed with residential units radiating out from the downtown along Main
Street and newer manufacturing and light industrial uses along the southeastern boundary of
the City. Redevelopment has been most notable in the industrial and commercial areas along
the southeastern boundary of the City. The Agency's primary focus is on the needed
revitalization of the commercial corridors through street improvements, rehabilitation programs
and assisting in private development. Some of the notable prof the Agency has assisted
include the Auto Mall and Doubletree Hotel.
Bristol Corridor Redevelopment Plan
The Bristol Corridor Redevelopment Projec Area as do . by t CI Council on
December 4, 1989, by Ordinance No. N -20 Th Bristol C rridor de elopment Project
Area consists of approximately 781 acres n is ma 'ly I ated along of Street from 17th
Street to Central Avenue and t are east of 'rvie S eat long 17th and 1 at Streets. Like
many other north Is cor 'dors i he ity, rl o orr o is veloped primarily with older
strip commercial uses. ow er, he en rai rtion of he ect Area encompasses the
western perimeter the do wn area. st C rido as the most recently adopted of the
Agency's redeve pme oje s nd ' till i - to by many of the blighting conditions
identified at project do ion' cl i d er ati , substandard design (obsolescence), and
impaired investments low eta sa s nd nderutilized land). One of the landmark
developments the Agen a i ed i is a Digital Media Center. Bristol Corridor is currently
undergoing a City sponso d major treat widening. The Agency will enhance the street
widening with landscape imp ov ents including trees and street furniture. As funds permit, the
Agency will assist in the rehabilitation of the commercial buildings, while retaining and
enhancing existing businesses as well as attracting new businesses to the area that can provide
jobs for local residents.
C. SHORT -TERM GOALS AND OBJECTIVES
The goals and objectives have been identified on the basis of the financial resources that are
available, the priorities for addressing conditions in the Merged Project Area based upon
community input and given the available resources, and the limit of the five -year period to be
covered by the Implementation Plan. The achievement of the Implementation Plan Goals and
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010 - --
Page 7
0504021.SA
19090.004.001/4122/2005
Objectives will result in the elimination of some of the blighting conditions in the Merged Project
Area and further the attainment of the redevelopment goals. The means for achieving the Goals
and Objectives of the Implementation Plan are the programs, the specific projects implemented
by the programs and expenditures to be undertaken by the Agency over the five -year term. By
implementing these programs, projects and expenditures, the Agency will realize the blight
elimination effects of the goals and objectives. In general, the goals and objectives for the
Merged Project Area Include, but are "not limited to:
1. Eliminate physical blight.
2. Create new employment opportunities.
3. Encourage uniform and consistent land use patterns.
4. Encourage private commercial /industrial
investment.
5. Implement the City's General Plan.
6. Encourage highest and best use
7. Provide or replace publi r
signals, lighting sys s, and
8. Develop
and capital
General Plan.
sewers, storm drains, traffic
as necessary.
9. Provide fo incr asl saY�s� bu§�n s lic and other fees, taxes, and revenues to the
City of Sant n \� \
10. Expand the com un sup ly 6rhousing, including opportunities for low and moderate
income housing.
D. AGENCY ACCOMPLISHMENTS
The Agency has been actively involved in community redevelopment since the adoption of the
Central City Redevelopment Project Area in 1973. The project was adopted in response to
deteriorating conditions in the downtown. The decline of the downtown began in the 1960's
when growth in the Orange County suburbs resulted in Santa Ana's decline as the central
marketplace for Orange County,
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page a
0504021.SA
19090.004.001 14122/2005
Revitalization objectives included creating convenient parking, rehabilitating and retrofitting
historic structures, and providing infill development that would support a mix of office, retail and
residential uses. Additionally, five project areas have been developed in response to the
community needs. The following is a list of projects completed by the Agency within the
proposed Merged Project Area:
Central City Redevelopment Project Area:
s
0
s
0
s
s
s
Constructed Artist Village Second Street Promenade improvements including tree
lighting, benches, trash cans and bollards
Facilitated the development of the Olson Live -Work lofts (86 total for -sale units of which
six are affordable)
Festival Hall Renovation
Facade Rebate Program (Historic Rehab)
Bowers Museum of Cultural Art Expansion
Discovery Science Center
Facilitated historic renovation of P r Ga ge a home or range County Center
of Contemporary Art (OCCCA)
Completed the California e Uni er Ue n and Centra Art Center
Town Square Cond inium Ho in Pr e
Fourth Street S ets pe�»�rov me s
Relocate t. Joseph et to the e m istric
Assisted it
Facilitated
housing
Assisted in the d Ve f Wain Place Mall
Assisted in the df Santa Ana Towers - senior housing
Developed and ia streetscape and parking plan for the Main Street Corridor
Facilitated the construction of Memphis Restaurant in Artist Village
Facilitated Bowers expansion including financing and construction of a parking garage
Facilitated the development of the St. Joseph Ballet Project
Coordinated construction of the Sycamore Parking Structure
Completed pedestrian signage for the Artist Village
Assisted with the renovation of the historic Phillip Hutton Building
Assisted with the renovation and reuse of the Fiesta Market Place
For the Merged Santa Ana Redevelopment Project Area
0504021.SA
19090.004.00114122/200 5
Page 9
1, 2005 to June 30, 2010
North Harbor Redevelopment Project Area
• Facilitated the development of the Harbor Square commercial center
• Facilitated the development of Riverview West Shopping Center (including Wal -Mart)
• Assisted with the development of Riverview Apartments and single - family homes
• Assisted with the development of the La Bonita condominium project
• Assisted with the development of the California Colony homes
South Harbor Redevelopment Project Area
• Facilitated the development of Waxie Janitorial
• Catalyst for street improvements and undergro
• Assisted with the relocation of Laguna Cook'
• Assisted the Art Institute of Los Angeles Oral
South Main Redevelopment Project
• Assisted with the de v opment Hu on Ce itr G . in ower
• Facilitated the const ctio an e an ion of new ships at the Auto Mall
• Assisted i e deve ent of the u etr e Ho I
• Cnmmar'I I Rr- �iaf�r_.Prn r
6 Catalyst fore mp ve a is
Facilitated Ingra Mi o' ex an ' n plans for PacifiCenter and coordinated efforts
between Ingram, cDonnell ouglas and Catellus to extend their development rights
• Facilitated the reloca ' First American Title Company to MacArthur Place
• Facilitated the development of the Nexus project at Hutton Center
• Facilitated the development of the Mola site at MacArthur Place
• Assistance to ITT Cannon
Inter -City Redevelopment Project Area
• Assisted with the development of the Business Enterprise Center
• Assisted in the development of the Regional Transportation Center
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 10
0504021.SA
19090.004.0011412212005
C
Facilitated the construction of live /work units for Santiago Street lofts
• Catalyst for Street Improvements
• Assisted Burke Industrial Development
Bristol Redevelopment Project Area
Assisted with development of Bristol Marketplace
Facilitated the construction of the Digital Media Center
Catalyst for Street Improvements
E. PROPOSED PROJECTS AND PROGRAMS
As discussed in more detail later in the Plan under the
year period of the Implementation Plan, the Agency
Most of the Agency's tax increment, other than a rda
paying existing bond debt, the proceeds of which ave
been completed or are committed to pro' is revio s
Council. In addition, the current State bu get d 'tits
Agency pay a portion of its taxi ent f lid o
these payments reduce the ount of on t i le
be focusing most of its effo in ie r xt ive ea s on
obligations. Howe v , lim d scr ona rev nue
is greater than a ticipat ' T fore, t e A p h
g
are three program tha the e c ho s tm e
1e ing of penditures" during the rlVe-
ve v ry le discretionary revenue.
I usin se aside, is committed to
bee expen ed n projects that have
ppro ed by e ency and City
ave suited in a e irement that the
t e S te's budget deficit. As a result,
I
ro cts. Therefore, the Agency will
Tie s affordable housing
I available if projected tax increment
identified discretionary programs. There
It, possibly in conjunction with other City
programs and funds. VtMe m Inc ae -1j ccunuimutuurnniu, lily vcvawPn </ , u..,,..
Facility Developmen uct mprovements. As discussed below, these
programs can addrei 's priorities for the betterment of Santa Ana and address
blighting conditions d Project Area. However, it must be stressed that given th e
limited redevelopme existing obligations many of the community's priorities may
not be addressed during the next five year period and those projects and programs that are
implemented may be funded with revenues other than redevelopment tax increment.
In order to get an understanding of the types of project and programs the community desires,
the Agency sent a survey to approximately 15,000 residents and businesses' within the City
presenting a series of services and facilities for the participants to rank in importance from
' The survey was mailed to individuals consisting of neighborhood network members (members of
neighborhood associations), housing choice voucher participants, business owners, and individuals who
requested the survey.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 11
0504021.SA
19090.004.00114/2212005
lowest (1) to highest (4) (see Appendix A for the survey form). The results from the survey were
incorporated in the Consolidated Plan and the Implementation Plan. Based upon the results of
the survey, the top five priorities of the community are: 1) affordable housing, 2) businesses and
jobs, 3) infrastructure, 4) neighborhood improvements, and 5) community services.
The Agency also held three community information meetings with residents, businesses and
community organizations to get additional feedback on the type of projects and programs that
should be prioritized by the City. The community information meetings were held on January
13, 2005 (6 pm — 8 pm), January 26, 2005 (3 pm — 5 pm), and February 5, 2005 (10 am —12
am). The community information meetings consisted of a presentation from City staff including
an overview of the elements of the Implementation Plan, Housing Element Update and the
Consolidated Plan, and statistics on the socio- economic conditions in the City including
population, income levels, overcrowding and poverty levels. Th"resentation was followed by
a comment, question and answer session. The attendance
35 to 75 people per meeting. During the question and aV
concerns and priorities voiced were related to affor
single - family home ownership rehabilitation, bus' ess I le rc
economic revitalization strategy to make
Orange County.
As noted above, the communit ' prl 'ti
survey and input received the I rma
improvements identifie duri th co r
order) and the Ag cy prog tha can
C
meetings ranged from
most of the attendee's
4on opportunities,
I implementation of an
ft other cities within
t between the results of the
III ing is a list of desired City
ach process (in no particular
the community's needs.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 12
0504021.SA
19090.004.00114 /2212005
COMMUNITY PRIORITY
RELATED AGENCY PROGRAM
Affordable Housing
Multi - Family Residential Rehabilitation Program
Single - Family Residential Rehabilitation
Mortgage Assistance /First Time Home Buyer Loans
New Residential Construction
Substantial Rehabilitation Program
Mobile Home Park Program
(See Part 111)
Single - Family Home
Housing Rehabilitation Loans (see Part III)
Ownership Rehabilitation
Business Improvement and
Economic and Community Development
Job Creation
• State Enterprise ne
Business Rat ion an ttraction
Permit an a Select n Assistance
Implement Economic
Economic an om ev pment
Revitalization Strategy
Infrastructure Improvements
Infras ture pr is
Community Services
Pubic Fac ' D elop t
Recreation Opportunities
Publl Fa 'lity ev op nt
Programs O v
The programs d cribed be] a designe o dd ss the most significant blighting conditions
in the Merged Pro' ct ea, an vid ition using opportunities. Typically, when the
most significant blig ing on do e r uc , private sector investment will occur in the
Merged Project Area I din to dd io 1 r moval of blight. The Agency's redevelopment
programs will therefore s e a c talyst to remove blighting conditions and spur private
investment and the presery tion, i provement, creation and maintenance of affordable housing.
Often projects and programs are initiated in response to developer and owner requests. The
Agency also proactively plans for blight elimination, which sometimes involves soliciting
proposals for a specific development site. When the Agency participates in a project, the
Agency and developer /owner enter into either a Disposition and Development or Owner
Participation Agreement to assure that the project is implemented in accordance with the
agreed upon plan, and that the Agency's goals and objectives for blight elimination are attained.
In some instances, such as affordable housing, the agreements specify that the housing units
that are built as affordable remain affordable for 55 years (rental), and 45 years (ownership).
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area - July 1, 2005 to June 30, 2010
Page 13
0504021.SA
19090.004.00114 122/2005
Economic /Community Development
Economic /Community Development program will consist of the Agency enhancing the Merged
Project Area by assisting in the commercial and industrial rehabilitation/ development through
business retention /attraction, rehabilitation loans, tax allocation bond financing and site
assemblage. The Agency's efforts in this program will provide new and expanded opportunities
to existing businesses as well as encourage the revitalization of the proposed Merged Project
Area through new commercial and industrial development/ rehabilitation. Rehabilitation loans
provided by the Agency could also assist in the preservation of historic structures through
rehabilitation, relocation and reuse. The Agency will primarily assist private developers in the
development /redevelopment of vacant, underutilized and blighted properties and will include, as
necessary, the development of parking structures to create additional off - street parking.
Public Facility Development
Public facility -based projects focus on the need for ve ublic facilities such as
recreation uses, community centers, and cultural center and face' ies. The Agency proposes to
provide assistance in the development of a and Itu I f 'ties in ludl assisting in the
expansion of Bowers Museum and Disc very cien Center.
Infrastructure Improvements D
Infrastructure improvements ' cline droje is t at will a sist the future development of the
Merged Project Apeg inclu , ut not li d t th follo Ing:
1. Transportatkil alyd c1kculdtidly im�,roVkmWs which may entail street widening,
construction
traffic sianal
street maintenance, and improved
2. Sewer improvement to viate infrastructure inadequacies, meet flow requirements
and ensure public safe y;
3. Storm drain improvements including capacity for existing and new development to
ensure proper drainage and on -going street improvements of Merged Project Area
streets; and
4. Public Infrastructure improvements including sidewalks, curbs and gutters,
streetscape /landscape improvements, public transit improvements, create pedestrian
links and develop enhanced parkways and sidewalks, and provide access to the
disabled.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 14
0504021.SA
19090.004,00114122/2005
Current and Prospective Projects
As mentioned above, the majority of the Agency's revenues are going towards the repayment of
debt. However, the Agency has budgeted funding (FY 2005 -06) for a few existing projects that
are in various stages of completion or have been completed and are receiving funding for either
debt service on the project or as part of an agreement with the Agency. These projects include
the continuing street improvements along South Main Street and specifically to the intersection
of 1st and Main Streets. The Agency also has contracted obligations for the development of
Main Place, the Santa Ana Auto Mall, Sycamore Garage and Doubletree Hotel.
The Agency may undertake additional projects depending on the availability of funding. As
mentioned above tax increment funds may vary from the projected increment depending on the
amount of new development, substantial rehabilitation and prop transfers which sell above
the previous sales price that generates the tax increment. a Ag cy has been approached
by the private sector for the implementation of prospects project ithin the Merged Project
Area. The following is a list of prospective projects at c ntl in the process of
negotiations or development with the Agency for ssist e.
Expansion of the Bowers
Expansion of the Discow
Nexus and coElive/
Auto Mall exp
Phase III h
Facilitate the
Center)
(live /work lofts near the Transportation
For purposes of this Plan, it ' as med that these projects listed above will be approved and
implemented. During the five- ear Plan period, these projects may be completed or may only
consist of limited activities such as demolition and groundbreaking and therefore may also
require funding during the subsequent five -year implementation plan period (July 2010 through
July 2015). Because these projects are tentative due to on -going negotiations and discussions,
the amount of Agency assistance (i.e., Agency expenditures) have not been determined and
therefore are not included in Section F. EXPENDITURES of this Plan.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
.Page 15
0504021.SA
19090,004.00114122/2005
F. EXPENDITURES
Background
The Agency has the legal authority and flexibility to implement the revitalization of the Merged
Project Area utilizing any or all of the following revenue sources: (1) city; (2) state; (3) federal
government; (4) tax increment funds In accordance with provisions of the existing CRL; (5) new
tax allocation bonds; (6) interest income; (7) loans from private financial institutions; (8) lease or
sale of Agency -owned property; (9) donations; (10) developer payments, and (11) any other
legally available public or private sources.
Current provisions of the CRL provide authority to the Agency to create indebtedness, issue
bonds, borrow funds or obtain advances in implementing and
a redevelopment plan. The Agency is authorized to fund that'.
indebtedness, bond issues, borrowed funds or adv
other funds available to the Agency. To the extent
supply additional assistance through City loans c
project costs. 11\ \
The redevelopment program described
implemented by the Agency fo e p
Project Area, eliminating p sical d E
analysis, Housing Set- side ve ue
Housing Compon sectio
in out the specific intents of
=. 11
I and interest on the
tax ' cremant revenue and any
to so, the City may also
ario s o lic facilities or other
a set of abtWies to be
reinvestment in the Merged
;es. For purposes of this
Tres are presented in the
The Goals and ObI ctiv, IS, rod a�rr syand Expenditures included in this
Implementation Plan fIs th An c I c straints of the Agency to implementing the
Redevelopment Plan o I th f' e -y ar m of the Implementation Plan. As mentioned earlier
and shown below over the ext five ear period, the Agency's revenues have been committed
to paying existing debt. As "t, the Agency has very little latitude with the discretionary
actions that it may undertake. Agency discretionary actions will be primarily limited to assisting
developers or owners that can front the costs for development on projects that are not
financially feasible with the agreement that the developer will be repaid from tax increment
generated from the proposed development. Should substantial new development occur or
property sales that exceed current trends, there may be additional discretionary revenues
available to fund projects.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 16
0504021.SA
19090.004.001/4 /2212005
Revenues
At the time a Redevelopment Plan is adopted for a project area, the taxes generated from
taxable value of property in the area (often referred to as the base year value) continue to be
distributed to each of the taxing entities, which levy a property tax in the Merged Project Area.
The property taxes that occur due to growth in taxable value above the base year value are
allocated to the redevelopment agency. This amount is commonly referred to as tax increment
revenues.
The Merged Project Area's revenues are estimated at $30.4 million for FY 2005 -06. This
revenue is based upon the projected net tax increment (minus housing set - aside, existing pass -
through agreements, and County administration fee) and other loans the Agency will receive
during the five -year period between 2005 -06 to 2009 -10. As pro ted annual tax increment
revenues increase, there should be a diminishing reliance o gen borrowing from other loan
sources such as the City General Fund or the Agel
year period, the Agency will receive approximately
housing set -aside funds), the majority of which i c
requires 20 percent of the gross tax increment to
a result of settlement agreements, the A
increment; this amounts to $63.6 million
next five years. The
next five years are is
1.
In total, over the five -
ues (not including
I. Redevelopment law
IS using. However, as
a of the gross tax
i n gross takbaorement over the
nin a Merged Project Area over the
1 1: Antic e e enues2005 -2010
(Ft c Ye 200 th ugh 2009 -10)
Net Tax Increm nt $1 710,000
Loan from Housin Fu d ( 3,401,000 Does not reflect existing
Other Loans 2 10,343,000 obligations or housing set -
Miscellaneous Raven 3 64,000 aside
$139,518,000
2 Assumes that short-term loans can be advanced to the Agency, as necessary, to meet any future year
deficits. The loans are assumed to be funded from other Agency financing sources. Loan principal and
interest (assumed at 6 %) to be pad, on a pay -as- you-go basis, within the subsequent fiscal years.
a Loan repayments anticipated in the Central City, South Harbor and South Main Project Areas.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 17
0504021.SA
1902 D.004,001/4/22/2005
Existing Obligations
Agency Bond Debt Service
The Agency will continue to make principal and interest payments on the 1989 and 1998 Tax
Allocation Refunding Bonds (Central City, Inter City and South Harbor Project Areas) and the
2003 Tax Allocation Bonds (South Main Project Area). Over the next five years the amount of
bond debt service will total approximately $68.7 million.
Transfers In (Credit)
The Santa Ana Financing Authority issued 1998 Refunding Revenue Bonds, Series A, B, C and
D for the purpose of using the net proceeds to purchase the Agency's 1989 Tax Allocation
Refunding Bonds, Series A, B, C and E referenced above.
significant savings in annual debt service payments by uf1�f
permitted by Marks Roos bonds. It is anticipated th th
approximately $6.1 million over the next five ye IX
Senate Bill 1096 requires
2004 -05 and FY 2005 -06,
Educational Revenue c
Legislature in 199 3 thr
that one -half of tN ERM
increment apportio d t
based on net tax incr ei
payments to other taxin
Community Redevelopme
ed the Agency to realize
erage of pooling funds
have a total credit of
0 million to schools during FY
�II be placed into the
:re enacted by the State
F allocation formula provides
based on the gross tax
one -half of the ERAF obligation is calculated
the Agency (net of any pass- through
auWtax increment revenues are reported in the
Annual Report of the California State Controller.
The ERAF payment for FY 2065 -06 will be based upon the information to be published by the
State Controller for FY 2003 -04 (not yet published to date), but should approximate the current
year (FY 2004 -05) obligation. Therefore, for FY 2005 -06, it is projected that the Agency will pay
$3.4 million into ERAF on or before May 10, 2006. If the Agency determines that it will not be
able to allocate the full amount required, it must enter into an agreement with its legislative body
to fund the difference between the full ERAF payment required and the amount available for
allocation.
Santa Ana Community Redevelopment Agency implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 18
0504021.SA
19090.004,00114/2212005
Administration
The projected cost to administer the redevelopment program for the Merged Project Area over
the next five years is based on the Agency's estimate of $4,362,000 for FY 2005 -06.
Subsequent year administrative costs are projected to increase by an assumed three percent
cost of living factor over the term of the projection. The administrative costs over the next five
years are anticipated to total approximately $23.2 million.
Contractual Obligations
The Agency annually budgets for various existing contractual obligations unique to specific
project areas as well as those of the Agency as a whole. The pre- existing contractual
obligations identified in the Agency's FY 2005 -06 budget project' are summarized in Table 2.
These annual obligations include trustee fees, economic de opm t obligations, debt service
on certificates of participation, debt repayments related t site -spe Ific projects and to the City
General Fund. The 20 percent commercial corridor ettl a et- ide from the South Main
tax increment revenue is also incorporated here
amount to approximately $47.3 million. n
Budgeted Projects
Existing budgeted capital irorov
projection reflects vario s an 'ciK
corridor of the So Main j t
approximately $ . miljion Sp
identified.
Future Loan Repayments V
obligation
FY 2005 -06 budget
e South Main commercial
budgeted improvements is
projects have not been
During the Implementation Nn eriod there is the potential for cash deficits, requiring short -
term loans. The deficits are primarily the result of anticipated ERAF payment to the State to
address State budget deficits, in which the Agency is assumed to borrow the required ERAF
payment from the Housing Fund. Non -ERAF deficits are assumed to be funded from other
Agency financing sources as necessary over the term of the projection. The budget assumes
that such loans can be advanced to the Agency to meet any future cash deficits, with the loan
principal and interest (assumed at 6 %) to be paid on a pay -as- you -go basis in subsequent fiscal
years.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc,
For the Merged Santa Ana Redevelopment Project Area July 1, 20D5 to June 30, 2010
Page 19
0504021.SA
19090.004.001/4/22/2005
Future Discretionary Proiects
To the extent future tax increment revenues continue to be allocated to the Agency and exceed
debt service, contractual obligations, administrative costs, budgeted capital improvement
projects, ERAF requirements by the State and short -term loan repayments, the Agency will
exercise its discretion in funding other future projects, programs or activities of benefit to the
Merged Project Area, including the repayment of any outstanding indebtedness of the Agency.
The anticipated projects, programs or activities that the Agency may undertake as future
resources, were presented above.
Table 2: Anticipated Expenditures 2005 -2010
(Fiscal Years 2005 -06 through 2009 -10)
Bond Debt Service
Transfers in (1998 vs 1989 DS credit)
Educational Revenue Augmentation Fund
Administration
Contractual Obligations
Future Loan Repayment
Budgeted Projects
A summary of the cash
shown in Table 3 below
Total
Total
Revenues Available
3,401,
Does not include
discretionary funds
(2005 -06 to 2009 -10) are
$139,518,000
139,055,000
Projects $463,000
G. RELATIONSHIP BETWEEN GOALS AND OBJECTIVES, PROGRAMS, PROJECTS
AND EXPENDITURES
The achievement of the Implementation Plan Goals and Objectives (through the specific
projects, programs and expenditures) will eliminate, in part blighting conditions within the
Merged Project Area. This implementation Plan does not attempt to outline a plan to eliminate
all blight in the Merged Project Area, but rather addresses how the Agency intends to contribute
to the elimination of blight within the Merged Project Area.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 20
0504021.SA
19090,004.001/4/2212005
In summary, the Agency proposes to focus its activities on eliminating physical and economic
blight conditions through the construction of public improvements and assisting the private
sector in developing vacant and /or underutilized properties. It is the Agency's hope and intent
that the Redevelopment Implementation Plan as proposed, if fully implemented, will encourage
further private sector investment in commercial designated areas. Table 4 shows the
relationship between the Agency's goals and objectives, and projects and programs for the
elimination of Blight. j
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 21
0504021.SA
19090.004.001/4 /22/2005
i
Q
E' f
Wi
lu�I
al
❑;
W
w
�I
aQ'
H N
3
u
i
ll
T
0
o b
0 0 v
on
nd
O d
0
ami>
Tw
2 �
c
c Z
�9
io
g
NL
mE
° E o
oa?
mc
c .-
y� v
w
�U uLJ
E� N
bN
� N
Q
v m Ei
$ S E
O �p
0 2
.o ° 2
a`
E > G
o°
_ x a
w
E
m
c
v
;onJ;seJ;ul pue sel ;6lOed ollgnd a;enbepeul
X
x
x
x
x
x
X
x
x
x
x
x
h
e;e'd awpo 461H
x
x
x
x
x
x
x
x
x
Ix I
x
x
E
6ulpmoJoJeno jupueplsea
x
x
x
x
x
x
x
x
0
o
saplpsey leloJewwOO AM ON ;o yOVI
x
x
x
X
x
x
x
x
x
a
Z
OJeH Janowny
v
461H Pue'se ;ea esea'l MO'l FilewJOugV
x
x
x
x
X
x
x
X
x
x
'selOueOUA sseulsng y6lH 66uwJOUgy
uew;senu aJ edw
v
Jo sanleA /yJedOAd ueu6e;Slpe;eloaJdeo
x
x
x x
x x
x
x
x x
x
x
x x
x
x
x x
d
SNOIIIONOO ONIIHOPIS 3IWON003
-_
v
sleoncl pazlslpeduys 6pelnSeJJI
x
x
x
x
x
x
x
x
x
x
c
°
U
ses a edwoou
fl 1913 IxXx
x
x
X
x
X
x
x
rn
a
/gloedeo/esp elgelA BupepulH
rn
66upue;sgnS Jo BupuaneJd sJO;aed
x
x
x
x
x
x
x
x
x
x
m
sBU ling 6y;leeyu a esu
P IV; Nxxx
x
x
x
X
x
x
x
SNOI110NOO ONIIHOP18 IVOISAHd
d
2
E
EEq
a. NaEEE
E.EE
EE.E
E
EE
E,
ro
o
0
0
o
m
o
`m
o
m@
o
L°
0
0
c O
v
>m
it
w
>2
v m'w
, °
>2
>m
d
>m2
rn
rn
d
rn
m
m
rn
w �Do.Do_w0n`0a0o.�Dao.
Da0
o.Da
E
c
c
c
?,,
c
�, c
E
c
c
c,,
c
y, c
y�
C F
E
c E
o
E
E
E
o
E
E
E
E
E
3 E'
Ed
E,
v
w
E>
d
a
E>
E>
w
v-
E>
w
E
w
>>
w
E>
v
E
v
>
w
E>
=_
E
2
E 2
y
w
E 2
E
2
E 2
>w
E
2
E
E
2
E
2
E 2
^-0 3
v
Ev
E
°V
Ev
E0
E�v
E
E
U
EU
EV
E
VJ ++
E10cmc2_cmcmcm;cc2m
o
--
w
a-
a
a-
cmc
v
mc2
a-
E`r�Eti
E'G
mE
T$:4
uE
�m!2
'u
73
8"w
���
TJ
Eu
�
o=
0 2
u
E 2
E
2
E 2
v
E
2
2
0
0
2
0 2
OF
C
N
C N_
c;
c
N
C N
C
N
C
N
N
C N
a
N
8�8
�8�
W
E
W S
a
W S
W
c
5
a
W
5
5
W
S
W
W S
J
C
9
N c
N
^?
o
c
_
� w
E
L
C
u
E
N
E
c E
m
o
2
r
N
c c
m =E
v
�uJ
r'w
W
W
'?c
v
S E
E
w
N c qy�
c
E
°
°
N
d
0
°
N
e.
N
w OI p
D
w
? Y�
6
p p
V
P:
0
U
p NC E
W
-
L
e
E E
c
"O wN
" c
E
'O
w $
U
O
3
U
J.
p V
E
o
ro
m
m a .E
v c
E o
J
m
c
m
m °.
v
O
o
E
w
c
cw
°'
w
�
J
(� W
W
U
w
W v
E
5o3°'
Wx3�
wo
C)
w
'uj o
3
u
i
ll
T
0
o b
0 0 v
on
nd
O d
0
ami>
Tw
2 �
c
c Z
�9
io
g
NL
mE
° E o
oa?
mc
c .-
y� v
w
�U uLJ
E� N
bN
� N
Q
v m Ei
$ S E
O �p
0 2
.o ° 2
a`
E > G
o°
_ x a
w
E
m
c
v
III. AFFORDABLE HOUSING COMPONENT
A. IMPLEMENTATION PLAN REQUIREMENTS
The Affordable Housing Component of the Implementation Plan presents the Agency's intended
funding plan and activities related to the production of affordable housing for persons and
families of low and moderate income: The CRL definition of low and moderate income is
provided in Section 50093, and the definitions of low income and very-low income are presented
in Sections 50079.5 and 50105, respectively.
The CRL provides that a fundamental purpose of redevelopment is to expand the supply of low
and moderate income housing (Section 33071). To accomplish this purpose, the CRL contains
numerous provisions to guide redevelopment agency activities regard to low and moderate
income housing. These provisions divide a redevelopment ency' housing responsibilities
into the following three major categories: ^
The production and /or replacement of
2. The set -aside and expenditure
for the express and exclusive I
community's supply of l9w -and
3. Preparing reports
will meet, its sp
Reporting Requi me{
This Affordable Housi
responsibilities under the
the Merged Project Area
The Affordable Housing I
housing;
and
revenue
orig plans on how the Agency
fast o items.
4 he mplementation Plan is one of the Agency's
category. Its contents address how the Agency's plans for
the affordable housing requirements imposed by the CRL.
must address the following items.
Production of Affordable Housing Based on Activities in the Merqed Project Area:
Replacement Housing Requirements: If a project identified in the Implementation Plan
results in the removal of units occupied by low or moderate income households, the
Implementation Plan must identify suitable locations for replacement housing units to be
developed or substantially rehabilitated (Section 33490(a)(3) and Section 33413(a)).
2. Incluslonary Housing Production Requirements
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 23
0504021.SA.KHH.J LR.gbd
19090.004.001/4/2212005
a. At least 30% of all new and substantially rehabilitated dwelling units developed
by a redevelopment agency shall be provided at affordable housing cost to low
and moderate income households (Section 33413(b)(1)).
b. At least 15% of all new residential units developed in a redevelopment project
area, by public or private entities other than the redevelopment agency, shall be
provided at affordable housing cost to low and moderate income households
(Section 33413(b)(2)).
C, At least 15% of all substantially rehabilitated units that have received
redevelopment agency assistance shall be available at affordable housing cost to
persons and families of low or moderate income (Section 33413(b)(2)(iii).
Many affordable housing practitioners in California have concl a that redevelopment
agencies can use one unit to fulfill both the replacement h sing an inclusionary housing
production requirements imposed by Section 33413. ever, in a interest of a conservative
approach, the Agency has made the policy decisj not t b co nt units toward the defined
replacement housing and inclusionary housing
1. Twenty - percent (2009,6f the
Affordable Housing and
community's strpplo ow r
must be placed in a separate
prove and preserve the
(Section 33334.2).
2. Set -Aside and t b s ant ery- , I and moderate income housing in
proportion t the nm t n or u ' s defined in Section 65584 of the Government
Code. The un et e for o ing 's identified in the City of Santa Ana's (City)
Regional Ho in Ne As ess ent (RHNA), which is prepared by the Southern
California Associate n of Go ernments (SCAG) (Section 33334.4).
3. A defined minimum percentage of Set -Aside funds must be spent on housing that is not
subject to age restrictions. The minimum is equal to the percentage of the population in
the City that is under the age of 65, based on United States Census data (Section
33334.4).
4. Set -Aside funds can only be used to construct infrastructure and public improvements if
the improvements are an integral part of the new construction or rehabilitation of housing
units that are subject to long -term income and affordability covenants, and are directly
benefited by the improvements (Section 33334.2).
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 24
0504021.SA. KHH.JLR.g bd
19090.004.001/4 122/2005
5. Set -Aside funds can only be used to fill the gap between the amount of external
financing that can be supported by a project, and the total project costs. If more than
50% of the project costs are funded by the redevelopment agency, a finding must be
made that no other commercial funding sources could be reasonably obtained (Section
33334.3).
Other Reporting Requirements
Article 16.5 additionally requires the Implementation Plan to include the following information:
1. Estimates of the balances and deposits into the Affordable Housing Fund created to hold
the Set -Aside funds;
2. A housing program identifying expenditures from the
3. A description of the housing activity that has
4. Estimates of the number of housing
Area for each of the various incomp
Settlement Agreement Requirements
In addition to the affordable<
to meet the requirements of
settlement agree t are
Bristol Corridor Re velepn
1. Thirty (30) percelyt o
Project Area must t
separately accounte
Housing Fund;
in th &,Merged Project Area; and
the Merged Project
CRL, the Agency is required
aments imposed by each
rtWax increment generated by the Bristol Corridor
to the Affordable Housing Fund. These funds must be
Agency's Annual Report,
2. The following summarizes the Affordable Housing Fund use requirements:
a. Off -site improvements must be directly related to a specific housing
development;
b. Affordable Housing Funds cannot be used for relocation benefits;
" Robert P. Gonzales and Evangelina Avalos v. City of Santa Ana, etc. et al
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 25
0504021.SA. KHH.JLR, gbd
19090.004.001 /4/22/2005
3.
9
C. No more than 15% of the Affordable Housing Funds can be used to provide rent
subsidies for low and very-low income households; and
d. Existing affordable units can be acquired as long as the covenants are extended
by at least 15 years for rental units and 10 years for for -sale units.
Units developed with the Bristol Corridor Project Area Affordable Housing Funds must
be restricted in accordance with the RHNA proportionalities, as follows:
b.
C.
At least 41 % of the units must be restricted to very-low income households, of
which:
At least 10% of the units in the project must be affordable to households
earning 35% of the area median income
At least 20% must be affordable
Median or less; and /
iii. Up to 11% of the units in
earning 50% of thg 1ledj
M least 251/c of is hp un is mt s
Median or lest sm \
n
Up to
M Ian or
Units develo ed�
meet the City' hi
type (senior / fa
its best efforts to
persons) housing
be
or less;
earning 45% of the
be'afforblable to households
60% of the
earning 70% of the
Area Affordable Housing Funds must also
p size of units (number of bedrooms) and household
the City's Housing Element. The Agency must use
ely sized units to meet the large family (five or more
South Harbor Boulevard Fairview Street Redevelopment Project Area (1984) 5
Sixty percent (60 %) of the property tax increment generated or related revenue or moneys
repayable from property tax increment from the project area must be set aside for low and
moderate income housing.
5 Gibson v. City of Santa Ana, etc, et al
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 26
0504021. SA. KH H.JLR.gbd
19090.004.001/4t22/2005
South Main Street Redevelopment Proiect Area (1984) 8
Twenty percent (20 %) of the property tax increment generated or related revenue or moneys
repayable from property tax increment from the project area are to be set aside for low and
moderate income housing.
North Harbor Boulevard Redevelopment Proiect Area (1984) 7
Thirty percent (30 %) of the property tax increment generated or related revenue or moneys
repayable from property tax increment from the project area are to be set aside for low and
moderate income housing.
Thirty percent (30 %) of the tax increment generated or
from property tax increment from the project area ar
income housing.
B. AFFORDABLE HOUSING
The Agency undertook the
Plan term The projects he
projects and programs ire
Habitat
sale sir
or moneys repayable
low and moderate
the previous Implementation
I during the near -term. The
for Humanity in creating eight for -
income households.
2. Mercy House: V'ng diWCity assisted in the construction of transitional and
permanent houomeless persons and persons with HIV /AIDS. The
projects provid6 individuals and five familie s
3. Cornerstone Village Improvement Program: The Agency created a partnership effort
among property owners, area residents, nonprofit developers, the City and the Agency
to undertake the rehabilitation of 527 apartment units in 48 apartment buildings.
6 Peebler, et W. v. City of Santa Ana, etc., et al
7 Rodrigues, et al. v. City of Santa Ana, etc., et al
a Edwards, et al. v. City of Santa Ana, etc., et al
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 27
0504021.SA. KH H.JLR, gbd
19090.004.001/4 /22/2005
4. The Olson Company: The Agency assisted the Olson Company in developing 86 live-
work loft units. The Agency assistance was provided to allow six low income
households to purchase units within the project.
5. Orange Housing Development Corporation (OHDC): The Agency assisted OHDC in the
acquisition of a hotel that was no longer economically viable. OHDC acquired the hotel
and converted it into 89 rental units for very-low, low and moderate income households.
6. Santa Ana Boulevard: The Agency has been acquiring properties in the Santa Ana
Boulevard Specific Plan area. After the Specific Plan is completed, the Agency will
attract nonprofit and for profit developers to construct rental and ownership housing
targeted to very-low, low and moderate income households.
7. Mobile Homes: The Agency provided loans to assist fo y -low and low income
households to replace mobile homes that required ch exte sive repairs as to make
rehabilitation infeasible.
8, Rehabilitation Loan Program: The
inventory of aging homes within Sa
provided to very-low and low inc�
options. _
C. APPLICABLE
Housing ProductWn Req
The Agency is subj
requirements. The
discussed in the fol
sting a large
have been
limited housing
Iclusionary housing production
imposed on the Merged Project Area are
ation Plan.
The Agency is required to meet the replacement housing obligations imposed by Section
33413(a). This Section requires the Agency to replace, on a one - for -one basis, all units
removed from the low and moderate income housing stock as a result of Agency activities. In
addition to matching the income levels of the removed units, the Agency must also replace an
equal or greater number of bedrooms.
The homes that are removed from the inventory may be replaced with fewer units as long as an
equal or greater number of bedrooms are provided in the replacement units. Replacement
housing units do not have to match tenure (i.e., rental vs. ownership, family vs. senior housing)
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 28
0504021. SA.KHH. J LR.gbd
19090.004.00114/2212005
as the units removed from inventory. Also, replacement units can be developed anywhere
within the City limits. Article 16.5 requires that if an Implementation Plan contains projects that
could result in the removal of low and moderate income housing units, the plan must identify
locations suitable for the replacement of such housing.
The following summarizes other pertinent replacement housing requirements:
1. Affordability:
a. For units that were removed between 1994 and December 31, 2001, 75 % of the
replacement units must be affordable to the same income level as the displaced
households.
b. For units that are removed after January 1, 20 �the % of the replacement units
must be affordable to the same income ley aplaced h ouseholds.
2. Long -term affordability covenants must
a. All replacement housing
households at the afforc
run with the land. Thest
land on which t,46y are
b. The
by to an moderate income
Cant to recorzV covenants that
remain affoKdable even if the
ye Merged Project Area.
with the foilgbvlhg requirements:
i. \ PO 2, th ove n s o replacement housing units were required
t be po e for h onge feasible time, but for not less than the land
use on ols m ose by a Redevelopment Plan.
ii. As f JVuary 1, 2002, rental units must have covenant terms for not less
than S,5 ye o' while ownership units must have covenants for not less
than 45Vears.
3. The law permits limited flexibility to agencies to remove the covenants from replacement
units if the following conditions are met:
a. Substitute units must be made available for occupancy prior to the removal of the
covenants on the original replacement units(s); and
b. The substitute units cannot be assisted with Set -Aside funds.
Santa Ana Community Redevelopment Agency implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 29
0504021. SA.KH H.J LR.gbd
19090.004.001/4 /2212005
Past Removal of Low and Moderate Income Units
Since the first constituent Project Area of the Merged Project Area was adopted in 1973,
Agency actions have caused the removal of housing units occupied by very-low, low and
moderate income households. A detailed replacement housing analysis is on file with the
Agency, and the results are summarized as follows:
The Agency has fulfilled all the replacement housing obligations for units that were
removed during previous Implementation Plan terms.
In 2005, one very-low income five - bedroom unit was removed from the inventory as the
result of Agency actions. In accordance with the requirements of Section 33413(a), the
Agency has four years to replace the unit. To fulfill this re uirement, the Agency intends
to purchase an existing five - bedroom unit, substantia ra", ilitate the unit, and then
sell the unit to a very-low income household. Th eplace nt unit will be subject to 45-
year income and affordability covenants. /\ n
Future Removal of Low and Moderate Income
This Implementation Plan anticipates tha eight ry-I inc a units ' I b removed from the
low and moderate income housi ck i 20� le -1). These units Include six one -
bedroom homes and two tw edroom om s. ntl ' a'on these units being removed
from the inventory, the Age y p sip cti ely pl ced the ' in 2002. As shown in Table
H -2, the replaceme unl r oc tl in he ' nie r t bstantial rehabilitation project.
The Agency is requir
by Section 33413(b).
eOffordable housing production requirements imposed
can be summarized as follows:
Subparagraph (1) of SYction 33413(b) requires that 30% of all housing units developed
by the Agency must be low and moderate income housing subject to long -term income
and affordability covenants. The Agency has not developed any units in the past, nor
are there any plans for the Agency to develop units in the future. As such, the Agency is
not anticipated to incur any obligations under this provision of the CRL.
2. Subparagraph (2) of Section 33413(b) imposes the following requirements:
a. At least 15% of all housing developed in the Merged Project Area, by parties
other than the Agency, must be low and moderate income housing units subject
to long -term income and affordability covenants.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc,
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 30
0504021.SA.KH H.JLR, gbd
19090.004.001 /4/2212005
b. At least 40% of the required low and moderate income units must be affordable
to persons and families of very-low income.
C. These requirements apply to both housing developed by private parties and to
housing developed with Agency assistance by parties other than the Agency.
d. These requirements are applied on a cumulative basis over time, rather than on
a project -by- project basis.
3. It should be noted that the Central Project Area was adopted prior to 1976. Since
Section 33413(b) only imposes inclusionary housing production requirements on
redevelopment project areas adopted after January 1, 1976, units developed in the
Central Project Area portion of the Merged Project Area are not subject to inclusionary
housing production obligations.
The following sections of the Implementation Plan rev! ast an anticipated housing
development activity in the Merged Project Area to ant t roj t Area's inclusionary
housing production obligations. These sections Iso id ify the nn r in which the Agency
plans to fulfill the defined inclusionary hou ' pro ucti ` ation dur g the Implementation
Plan period and throughout the remainin life the erged P ject A a.
Past Development of Housi in th Me ed,7 t ea
The residential devel ent at a un erta en by ' ate velopers and projects that
received Agency sistance ! in the Mer d roj ct Ar a since 1976 are detailed in Table H-
3. The units cur; r tly r co s ucti ithin a erged Project Area are presented in Table
H -4. The resulting clu 'on h ng o obligations are quantified in Table H -5. The
historical develop en acti ity nd ro uctr n obligations are summarized as follows:
1976,-200
According to the Agency records, 621 residential units were constructed and /or substantially
rehabilitated within the Merged Project Area, excluding the Central Project Area, between the
Project Areas' inception and June 30, 1995. This development triggered an incluslonary
housing obligation for 94 units, which were required to be produced by June 30, 2005. Of this
total, at least 38 units were required to be provided to very-low income households.
Between July 1, 1995 and June 30, 2005, an additional 368 units were constructed within the
Merged Project Area, excluding the Central Project Area. These units created an inclusionary
h rbduction requirement for 56 units of which at least 27 units must be set -aside for
0. .& p
very-low income households. These units must be provided by June 30, 2015.
For the Merged Santa Ana Redevelopment
0504021.SA. KHH.J LR.gbd
19090.004.00114/22/2006
Area
Page 31
1, 2005 to June 30, 2010
Existing Inclusionary Housing Obligation
The residential development activity within the Merged Project Area between 1985 and 2005
triggers an obligation to produce at least 150 units subject to long -term income and affordability
covenants. Of this total, at least 65 units must be provided to very-low income households.
Current and Future Housing Construction Activity in the Merged Project Area
The Agency has indicated that only a small amount of residentially zoned land will remain in the
Merged Project Area after the following projects are completed:
Project Name
1600 Garden Grove Blvd
3401 -3405 S. Main
1 Hutton Center
9 Hutton Center
10 Hutton Center
200 E. Imperial Prom a
Geneva Common
Totals n
The identified pr
unit inclusionary
At least 90 units
2. Up to 134 units
Project
Area
S.
278
244
1,490
;ompletion
Year
2006
2006
2006
2006
2006
2006
ad units. These units will trigger a 224 -
must be distributed as follows:
very-low income households; and
to low and moderate income households.
The currently outstanding inclusionary housing obligation and the anticipated future obligations
total 378 units .9 The time frame under which these obligations must be fulfilled is detailed in
Table H -5, and is summarized as follows:
a The obligation calculation is based on 10 -year measurements from each year in the Implementation
Plan period, and rounds up any fraction of an obligation unit.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 32
0504021. SA.KHH.JLR. gbd
19090.004.001/4/2212005
Production Obligation
Very-Low Low /Moderate
Timing Income Income Total
By June 30, 2005 38 56 94
By June 30, 2015 65 89 154
Through Project Area Termination 155 223 378
Inclusionary Housing Production
The Agency has an obligation to produce 94 inclusionary housing units by June 30, 2005.
Comparatively, to date, a total of 159 units have been produced, leaving a surplus of 65 units.
These units will fulfill the inclusionary housing production requir nts associated with
subsequent residential development within the Merged Pro' Area. (Table H -6 lists the
inclusionary housing production units).
As shown in Table H -7, it is currently anticipate hat 3 addition I in usionary housing
production units will come on -line between my 1, 00 a ne 3 20 . As shown in the
following table, when these units are ad ed to e 1 units t t have rea y been produced,
the Agency is projected to have 470 inclu 'onV usi p duction uni y June 30, 2015.
O I I ion ry Housing Production
Ve -Lo Low /Moderate
*20 nco e Income Total
As of June 120.5 38.5 159.0
July 1, 2005 86.0 225,0 311.0
Total 206.5 263.5 470.0
The 470 inclusionary housin pr ction units will fulfill the production requirements for the 10-
year cycle between July 1, 20 and June 30, 2015, and over the remaining life of the Merged
Project Area. Table H -8 presentss the inclusionary housing projections for the Merged Project
Area. As can be seen in Table H -8, it is currently projected that the Agency will have a surplus
of 92 production units. Of this total, 51.5 are projected to be very-low income units and 40.5 are
projected to be low /moderate income units.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 33
0504021.SA. KHH.JLR.gbd
19090.004.001/4122/2005
D. APPLICABLE DEPOSIT AND EXPENDITURE PROVISIONS
Set -Aside of Gross Property Tax Increment
The Merged Project Area is subject to the Section 33334.2 requirement to allocate 20% of the
gross property tax increment to affordable housing activities. However, the five settlement
agreements mentioned previously in this report impose additional restrictions on the use of the
Set -Aside funds generated within the effected Project Areas.
This Implementation Plan includes projections of the deposits that will be required to be made
into the Affordable Housing Fund. In addition, the following sections of the Plan discuss how
these funds will be spent over time.
Proportional Expenditures of Affordable Housing
The Merged Project Area is subject to the Section 3 3 e 're nt that the Agency expend
Affordable Housing Fund monies in accordance ith an ' come p po Tonality test and an age
restriction proportionality test. These prop Iona to is t be t b tween January 1,
2002 and June 30, 2015, and then agai In 1 ear ' e perio thro h t termination of the
Merged Project Area. The results of the op rti alit test are presen In Table H -9, and
described in the following secti s o e I le nt 'on la
Very-Low and Low Inc e usl x e dit as
The income prop rtion ' tes e uir e A y expend Set -Aside funds in proportion to
the unmet housing ee th he a ee id tifi for the community pursuant to Section
65584 of the Govern nt od . e rop rtionality test used in this Implementation Plan is
based on the 2000 RH pr red y G. Based on the 2000 RHNA, the Agency's
minimum required allocat for ve -low and low income expenditures, and maximum allocation
to moderate income housing x nditures are:
Category
Threshold
Very-Low Income:
At least 41%
Low Income:
At least 25%
Moderate Income:
No more than 34%
To comply with the Section 33334.4 requirements, the Agency must spend at least 41 % of the
Affordable Housing Fund monies on projects and programs dedicated to very-low income
households. In addition, at least 25% of these funds must be spent on housing for low income
households, and no more than 34% of the funds can be spent on moderate income households.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 34
0504021. SA. KHH.J LR.gbd
19090.004.00114/22/2005
i
It should be noted that Section 33334.4 allows the Agency to expend a disproportionate amount
of the Affordable Housing Funds for very-low income households, and to subtract a
commensurate amount from the low and /or moderate income thresholds. Similarly, the Agency
can provide a disproportionate amount of funding for low income housing by reducing the
amount of funds allocated to moderate income households. In no event can the expenditures
targeted to moderate income households exceed the established threshold amount.
The Agency intends to fulfill the requirements imposed by Section 33334.4 over the period
between January 1, 2002 and June 30, 2015. As shown in Table H -9, it is projected that 41% of
the Affordable Housing Fund's project and program expenditures will be made for very-low
income households, 30% will be made for tow income households and 29% of the funds will be
allocated to moderate income households.
Age Restricted Housing Expenditures
Section 33334.4 also requires that the Agency
regardless of age, in at least the same pro rti
the City's total population as reported in e m
Bureau. The 2000 Census indicates that 4.�
age. As such, at least 94.5%
programs must be spent toO.
Based on the curr proje I
monies received etw an 1,
restrictions on the t nan us, th
test imposed by Sectl n 3 3 4.
Excess Surplus
3 s a Ilable to all persons,
on nd the age of 65 bears to
of the ni d States Census
latio0q.t1fi der 65 years of
cable housing projects and
restrictions on the residents.
i1t6\0/o of the Affordable Housing Fund
), 2015 to projects that impose age
the age restricted housing expenditures
The Merged Project Area is subject to the "excess surplus" requirements imposed by Section
33334.12. Excess surplus is defined as any unexpended and unencumbered funds in the
Affordable Housing Fund that exceeds the aggregate amount deposited into the Affordable
Housing Fund during the Merged Project Area's preceding four fiscal years. Section 33334.12
provides the Agency with three years to encumber any excess surplus funds.
As illustrated in Table H -10, based on the beginning balance and projected deposits into the
Affordable Housing Fund, the Agency does not currently have an excess surplus balance.
Moreover, the activities identified in this Implementation Plan are anticipated to eliminate the
potential for excess surplus during the current Implementation Plan cycle.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 35
0504021. SA. KHH.J LR.g bd
19090.004.0 011412 212 0 0 5
E. AFFORDABLE HOUSING GOALS AND OBJECTIVES OF THE IMPLEMENTATION
PLAN
The CRL requires that certain housing requirements be fulfilled during five- and 10 -year
increments; and over the remaining Merged Project Area life. Specifically, the inciusionary
housing production requirement must be met every ten years, and over the life of the Merged
Project Area. Comparatively, the proportionality tests must be achieved between January 1,
2002 and June 30, 2015, and then again in 10 -year increments throughout the Merged Project
Area life.
The Agency's primary goal is to comply with the affordable housing requirements imposed by
the CRL in a responsible manner. The affordable housing activi ' identified in the
Implementation Plan will be undertaken over the duration of a Re velopment Plan for the
Merged Project Area, and will explicitly assist in accom I' hing th ntent of the CRL in regards
to the provision of low and moderate income housil� ^
Affordable Housing Fund Resources anfthe
This section of the Affordable Housing Co p ne dis ss the Agenc ' affordable housing
activities planned for the Imple enta n P n lo , n thr ghout the remaining Merged
Project Area life. Table H- prof s th A rd b Ho 1 F d deposits and expenditures
anticipated to occur du 'n e ch ar f t e I lement tion n period, and through the
remaining term of e Merg olect Ar
Table H -10 presents th estl 1 ed egihKiing balance in the Affordable Housing Fund, and the
projected future deposits i o the F d. The projected deposits are based on a property tax
increment projection prepare b MA.
The Affordable Housing Fund revenues include the following:
The amount of gross property tax increment required by the CRL and the five settlement
agreements will be deposited into the Affordable Housing Fund.
2. On an ongoing basis, the Agency receives revenues from land sales and residual
receipts loans that have been provided to affordable housing projects in the past. These
revenues are deposited into the Affordable Housing Fund.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 36
0504021.SA.KHH.JLR.gbd
19090.004,00114/2212005
3. The Agency borrowed Set -Aside funds in fiscal years 2003/04 and 2004/05, and
anticipates borrowing funds in fiscal year 2005/06, to pay for a portion of the State
mandated ERAF payment. In accordance with State Law, these loans must be repaid
within 10 years. As shown in the projection, the fiscal year 2003/04 loan is repaid in
fiscal year 2013/14, and the fiscal year 2004/05 loan is repaid in fiscal year 2014/15.
These loan repayment amounts include 4.5% simple interest accrued annually.
4. The Agency will earn interest on the monies deposited in the Affordable Housing Fund.
These interest earnings are projected to average 3 %, and the interest factor is applied to
average balance in the Affordable Housing fund during the previous year.
The projected revenue streams for the Affordable Housing Fund can be summarized as follows:
Beginning Balance 2005/06 /$10,000
Revenues Generated FY 2005/06 — 2009/10 ` \/ 6 62,000
Revenues Generated FY 1010/11 — 2014/ 370,000
Total Revenues
The cash flow projection
during this five -year Impl
10 also projects the e
implement the fol ing
and to pay for ex ting
1. The Agency is`p
Housing Funds:
$178,142,000
UUlu at s th t costs anticipated to be incurred
br pr o ion lity testing purposes, Table H-
30,20 . e costs will be incurred to
`iiO a mini er the affordable housing activities;
a n activities are:
projects /programs with Affordable
a. New Residen 'al nstruction Programs — Infill Sites: The Agency plans to enter
into partnerships with several developers to develop approximately 17 vacant
parcels located throughout Santa Ana. It is anticipated that these projects will all
be single - family homes that will be sold to low and moderate income households.
Examples of these projects are:
I. The Agency is currently working with a non - profit housing developer to
develop three of the parcels.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 37
0504021. SA.KHH.JLR.gbd
19090.004.00114/22/2005
li. It is anticipated that four single - family homes will be developed in Historic
Heninger Park during the near term. These homes have been designed
in collaboration with the residents to insure that the homes will be
compatible with the surrounding historic homes.
b. Santa Ana Boulevard Specific Plan Area Affordable Housing Activities:
I. The Agency has begun assembling properties in the Specific Plan area
for the subsequent development of new ownership housing units. It is
currently anticipated that these sites will be sold to developers for the
subsequent development of +/- 300 townhouse and condominium units.
These projects will be targeted to moderate income households.
ii. The Agency intends to purchase existin p ment buildings within the
Specific Plan area. These projects then b sold to non - profit
developers that will rehabilitate then op ate the projects. It is
anticipated that approximat 65 u i be rovided to very-low and
low income tenants over a 5 -y r covenan er d.
C, Special Needs Housing velo ent. The A cy is a sls g a non - profit
development team in the n w ns ucti o 40 -unit ap ment project that will
provide housin ore me to n er to ' ncome disabled residents.
d. Multi -famil R Sid tia Ac uisl'on and eh il' ation Programs: In partnership
wit arious n ro an -pr fit vel ers, the Agency anticipates
C tinui n a sitio d re ilit tion program for multifamily properties.
The ele ed eve rs ill re onsible for the rehabilitation and ongoing
mane me to he oje s, and the projects will be subject to income and
affordabi' y c ve ant th ill remain in place for a minimum of 55 years. It is
anticipated at 200 its will be provided during the Implementation Plan term.
e. Neighborhood improvement Program:
The Agency will continue to offer the Neighborhood Improvement
Program, which stabilizes transitional neighborhoods through the
improvement of existing residential structures and preservation of existing
stock. The Program provides assistance to low and moderate income
households throughout Santa Ana.
ii. The Neighborhood Improvement Program also eliminates blighting
conditions in targeted neighborhoods by increasing on -site management,
reduction of overcrowding and rehabilitation of housing units.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 38
0504021. SA.KH H.J LR. gbd
19 090.004, 001 /4/22/2005
Single Family Residential Rehabilitation Programs:
The Agency, in partnership with the Historic French Park Neighborhood
Association, anticipates moving and rehabilitating two historic homes on
to two vacant lots in French Park. These homes were purchased as part
of the Santa Ana Boulevard project.
The Agency provides rehabilitation loans to the owners of single - family
homes. Set -Aside funds are used to assist low and moderate income
households. These loans are projected to average $30,000 per unit.
g. Housing Mortgage Assistance /First Time Horne Buyer Program: The Agency
offers a mortgage assistance program that is currently being reviewed for
potential restructuring. It is the Agency's goal t r ide 10 loans during the
Implementation Plan term.
Mobile Home Parks: The 29 m
substantial number of very-low
Agency plans to continue tl�fc
Mobile Home
Loan: T se
fund . The
Mm s rs o Ana serve a
low ome
nd families. The
:ntZgpf�Mobile Home
side funds and HOME
loan to cover the cost of
very-low, low and moderate
replacement Program: The Agency will
000 from CaIHOME and $20,000 from Set-
�r tWeplacement mobile home program. Households that
d low income can replace a mobile home that needs such
firs that it is not feasible to rehabilitate the coach. The
to provide 20 loans during the Implementation Plan term.
iii. The viability of mobile home park living for low and very -low income
seniors and families is at question and risk. Over the Implementation
Plan period, the Agency will continue to seek alternatives to assist with
the preservation of mobile home parks and facilitation of affordable
housing options for very-low income seniors and families.
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 39
0504021. SA. KHH.JLR.gbd
19090.004.001/4122/2005
i. Preservation of Affordable Units: There are several affordable housing
complexes located in Santa Ana. The Agency will consider assisting those
affordable housing projects that have expiring affordable housing covenants in
order to preserve the affordable housing stock.
2. Administrative Expenses: Costs such as salaries; overhead; consultant and legal fees;
and supplies will be incurred to implement the Affordable Housing Program. The actual
expenditures must be determined each year, and found to be necessary to implement
the housing program. The cash flow projection includes annual estimates through fiscal
year 2014115.
3. In fiscal year 2005/06, it is anticipated that the Agency will borrow $3.4 million in Set -
Aside funds to pay for a portion of the State mandated ERAF payment.
4. Prior to this Implementation Plan period, the Agenc obtalne a HELP Loan from the
California Housing Finance Agency, The annu ebt sery a on this loan equals
$100,000. The loan is projected to be rep iin fis Wek 2 2/13.
The projected Affordable Housing Fund elgnl c`an,m^`qummkize2,as follows:
The cash flow projected to ge rated by the Affordable Housing Fund is detailed in Table H-
10, and summarized in the fol wing table:
Fiscal Years
2005/06- 2009110
Revenues $86,772,000
Costs 74,248,000
Fiscal Year
2010/11- 2014/15 Total
$91,370,000 $178,142,000
77,499, 000 151, 747, 000
Net Revenue /(Cost) $12,524,000 $13,871,000 $26,395,000
Santa Ana Community Redevelopment Agency Implementation Plan - Kayser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 40
0504021.SA.KHH.JLR.gbd
19090.004.001/4/22/2005
Fiscal Y r
Fis I Year
v
005/ -20 /1
1 11 014/15
Total
Project Costs
X58, 97, 00
7,2 ,000
$125,996,000
Administrative s
1,6 0,0 0
900,000
21,550,000
Other Cos
3,9 , 0
300,000
4,201,000
Total Costs
74, 000
$77,499,000
$151,747,000
The cash flow projected to ge rated by the Affordable Housing Fund is detailed in Table H-
10, and summarized in the fol wing table:
Fiscal Years
2005/06- 2009110
Revenues $86,772,000
Costs 74,248,000
Fiscal Year
2010/11- 2014/15 Total
$91,370,000 $178,142,000
77,499, 000 151, 747, 000
Net Revenue /(Cost) $12,524,000 $13,871,000 $26,395,000
Santa Ana Community Redevelopment Agency Implementation Plan - Kayser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 40
0504021.SA.KHH.JLR.gbd
19090.004.001/4/22/2005
ff-
This Implementation Plan provides an illustrative example of how the Affordable Housing
Program could be financed on an annual basis. However, the timing and specific amounts of
the expenditures may be adjusted over time. Specific decisions on each of these items will be
made as part of the Agency's annual budget process.
Summary of Planned Affordable Housing Activity
Given the successful implementation of the proposed housing program, the Agency will have
accomplished the following:
1. The Agency has fulfilled 100% of their historical replacement obligations. By 2009, the
Agency must provide one very-low income five - bedroom unit to replace a unit that was
removed in 2005. This obligation will be fulfilled during t ' Implementation Plan period.
2. The Agency has already fulfilled 100% of the Me, r d Proje Area's existing inclusionary
housing production obligations. During this 11 1 ent ion Ian period, the Agency will
fulfill the prospective obligations, and is jecte ave su ]us of 92 units.
3. The Agency will have assisted in a odu 'on d/o ehabl'tati of over 700
affordable housing units.
4. The Agency's expen ' res of or bi ous un monies will comply with the
proportionality tests ' po y ecti n 34.4 e eriod between January 1, 2002
and June 30„ 291 11�N
5. The Af
this Im
excess surplus in any fiscal year during
Santa Ana Community Redevelopment Agency Implementation Plan Keyser Marston Associates, Inc.
For the Merged Santa Ana Redevelopment Project Area July 1, 2005 to June 30, 2010
Page 41
0504021. SA. K H H. J LR. g b d
19090.004.00114 /2212005
APPENDIX
AFFORDABLE HOUSING TABLES
w
OU
y0
Z K
Lu
-a
FW
�K
� rL
Q
Q F
Z
N
ZZ
Z
a
n o
f Q
7~
Z
j Ui
maa
E
E o 0 0 0 0 0 0 0 0 0
o �
0
9
m
Fj O O O O O O O O 6
a J
E
z
N N O
E
Dm 0 0 0 0 0 0 0 0 0
E
V D O O O O 010 o 0 0
C m
- M
N
N C
DC 0 0 0 0 0 0 0 0 0
O m
N
D
m o 0 0 0 0 0 0 0 0
`o
k�90 0 0 0 0 0
o o 0 O E 0 0 0 V
C M
J
m o 0 0 0 0 0 0 0 0
N
D
m c 0 0 0 0 0 0 0 0
OF
C
9 0 0 0 0 0 0 0 0 0
d
� C
v D o 0 0 0 0 0 0 0 0
O m
u ro
c
J m
� N
> D
'o
d O N N N N N N N N
Q
Z
C)
1
Q y N W N N N N
U > c c c c c c c
z
a0�¢
i
LL
® I
I
0
N
G �
V
N
N
N a-
O =
> N
U Q. X
C C C
� O N
6 E
5 � E
O N 1
T y
o Y =
m y E
4
c Q
o a
9
N
m
m
'o @
mdE°�vd
@
a0�¢
i
LL
® I
I
0
N
G �
V
N
N
N a-
O =
> N
U Q. X
C C C
� O N
6 E
5 � E
O N 1
T y
o Y =
m y E
4
c Q
o a
9
N
m
■
tu
)
m
(
\
§7
%2
}\
j
§\
� ( , 2)\) | )§ $2 |) \� §2l ) \
!! §§
(2�0�=,§)\ .
[ !2 0
)wwwL
!!§!§!__,f \
/!=2/£§
/§§\ \§§
0w
)
j ZE \ ;Z; ; )
!®_
§(j
LL
9
c
»} \\
\\ )\
\\ )\
\k
�\
)\ \J
!®_
§(j
LL
9
c
»} \\
\\ )\
\\ )\
\k
�\
)\ \J
0
N
m_¢
W
a
F-
U
W
O
K
a
❑�
�a
w
WwW
W
Z
t°
zW
W�
a
p
i
oa
J y
Fz0
wmai
❑ Z l
V) 0.
� 4
W
J QJ
in yp,�
N
O
c
c a
0
N m `O u7 r M W W m m o 0 rn rn m m rn m V m V m m Q m (m D m M rn m
Em m o M M N 0 N > N �D
U
N
•o ¢
m U
W
•C O
z z z z
v V U m p 0 m g 0 0 0 0 0 0 0 0 0 0 0 0 0 0
a~_1 K
m m m K O
yy-- m m m m m p
a?_ Z Z Z
c
D
'iii .c v v z v v
y z z v v v v v v
z z z z z z z z z z z z z v z z z z z v z z LL
0
U O._
°a
�ry
N L"
v =.
o �
N N
e
¢ x
�
c c
o
Ca
o
n
❑
y
m
❑
z
D
m
y
M
m
`o
`o
m
o
O
K
'o
o
o
$
E
$
T
t
m
Y
¢
a
'�
W
C
W
v
•c
m
W
N
M
U
C
m
N
S•. cO
m=
2
L
g
N
�y
.c
H
F
c
•co
N
m
m
N
tY
y
o
•ti
F
=
LLI
v
?n
>-
` N
J fn
W
o
O
V
0
O
N
O
N
O
[O
N
O
Z
Z
O
O
O
fV
D
d
��
0
M
N
r
N'
�
m
�
h
h
�N--
r
�
�
�
.-
T
I-
d \,_
VO'
0
t ii
.N-
N
O
N
M
m
W
O
K
a
W
Wf
WW
Z
TTZ_ �
FD
�5 c7
Z W
W ^�
IL JQ
0 Q
Q
Q
Q z C
W3a
OZu
ul 0b
a
= L)
J O W j
m yam
Obi M M p V o m M r r � 00
r r I M r r r r r I N r
l4
o �
H 7
d
+'S C
Q �
'O
0 W
D
C
d
Q
0 N m o N M W m O N M [h M
M M M m w ro m m m m m m m m m m m o 0 0 0 0 0
v m m m m m m m m m m m m m m m T N N N N N N
E N N N N N N N N N N N N N N N N N N N N N N N
Q J J J J J 3
z
1
N
N
N
U
d
O
C
N
m
m
d
N
a`
U
a
V
a
N I
O
N
d
m
N
a
0
c
N v
N.
N 6j
O =
N
N N
Q X
C
O
N 2 N a
6 6
E
T m
N =
Y
d m
n c
N N
as
/
(
B
k
§
/
(
c�
§/
!m
(/
(§
§;
\k
§\
\\
, \k
~ §§
) 0 CL
�
ƒfR§§q§5q
0
\§000000
/).] §§ §§ii
G
§
0 E
`222w§
t \0= .
7!�
§ =11
\r
f
/
/�)
�
§
)
R �
� -\
O ;
\\
§�#§
\ \\
\ #!
® ){
\ \E
\ :
J � «
O
F-
C7 `
� F
47 r
Q G
Z �
o =,
S �
a�
Q
f
M Z
S � c
m U a
F z g
9 r r r r r r r r i r r
7
r
�
�
N
r
r
r r 1 r
A
�.0
Ai
N
M
V n
r r r r m
0
O�1
r
r
0 7
0
r
N
C �yC
Q X
C
N
C C
ti v
O D
O N
�a
l
M
0
M
n
�q
M r r r
r N
r i r r
flN
b
n
9 r r r r r r r r i r r
7
N
d
L
0 C
7
VII
r
M
�
N
r
r
r r 1 r
A
�.0
Ai
N
M
V n
r r r r m
0
O�1
r
r
0 7
r
r
N
C �yC
Q X
C
N
C C
ti v
O D
O N
�a
Q O 7
M
�q
q
r r r r N
flN
b
C
N
Y S
N J
J
N
d
L
0 C
7
VII
r
r
r
r
r
r
r
A
�.0
Ai
N
M
0
0
O�1
r
r
r
r
r
N
M
Q X
OI 1/r
N
C C
ti v
N
O N
�a
Q O 7
�q
q
dr
C
C
Y S
N J
J
N N
F ycyc
N U
O N
12
16
c
h
a ii
v c
4
N M
(O
h
N
Or
o
r
N
M
V
rn
C
N
N
N
N
N
N
N
N
N
N
¢
O
O
O
O
O
O
O
O
O
O
O
N I-'
N �•
N
N
N
N
N
N
N
W
N
N
�- N
�I
M M MI
r r i
CM1 N m
tMri N W
r rl r�
0
0 0 '� c
0 o m
M M C
y � � •p E
F
10 E
E
°ova
U N
N
A
�.0
Ai
N
M
0
0
O�1
loD
NI
r
d M
N
M
r rl r�
0
0 0 '� c
0 o m
M M C
y � � •p E
F
10 E
E
°ova
U N
N
A
�.0
Ai
C
0
0
N
_rn o
0
oT
d M
N N
U
Q X
OI 1/r
N
C C
ti v
N
O N
�a
�q
q
dr
C
C
Y S
N J
J
N N
F ycyc
N U
O N
12
c
a ii
TABLE H -6
INCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
PROJECT AREAS' INCEPTION
THROUGH JUNE
30, 2005
IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
SANTA ANA CALIFORNIA
Very-
Covenant
Total
Low
Low
Moderate
Project
Period
Total Units
Countable
Income
Income
Income
I. Fulfillment Projects
Year
Type
# of Years
Produced
Units
Units
Units
Units
"
Inside Project
Area
1309 BORCHARD
2003
New
60
1.0
1.0
1.0
0.0
0.0
Outside Project
Area Y
1102 MINNIE #8
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1102 MINNIE #9
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1102 MINNIE #10
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #1
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #2
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #3
2002
Rehab
65
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #4
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #5
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #6
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #7
2002
Rehab
55
1.0
0.5
0.5
0.0
0,0
1118 MINNIE #8
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1118 MINNIE #9
2002
Rehab
55
1.0
0.5
0.5
0,0
0.0
1118 MINNIE #10
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #1
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #2
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #3
2002
Rehab
55
1.0
0.5
0,5
0.0
OAO
1121 MINNIE #4
2002
Rehab
55
1.0
0.5
0.5
0.0
O.O�,
1121 MINNIE 95
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #6
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #7
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #8
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE 99
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1121 MINNIE #10
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #1
2002
Rehab
55
1,0
0.5
0.5
0.0
0.0
1125 MINNIE #2
2002
Rehab
55
1.0
0.5
0,5
0.0
0.0
1125 MINNIE #3
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #4
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #5
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #6
2002
Rehab
56
1.0
0.5
05
0.0
0.0
1125 MINNIE #7
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #8
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE 09
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
1125 MINNIE #10
2002
Rehab
55
1.0
0.5
0.5
0.0
0.0
935 MINNIE #1
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
935 MINNIE 95
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
935 MINNIE #6
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
935 MINNIE #10
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1006 MINNIE #1
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1006 MINNIE #5
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1006 MINNIE #5
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1006 MINNIE 010
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1010 MINNIE #6
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
1010 MINNIE #10
2003
Rehab
55
1.0
015
0.5
0.0
ox
1114 MINNIE #1
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0 - - - -'
1114 MINNIE #2
2003
Rehab
55
1.0
0.5
0.5
0.0
0.0
Prepared by: Keyser
Marston Assoclates, Inc.
DRAFT
Page 1
of 7
Filename: SA Hsg - Imp
Plan.xls; H -5; jlr;
4/22/2005
TABLE H -6
'ICLUSIONARY HOUSING FULFILLMENT ANALYSIS' _
PROJECT AREAS' INCEPTION THROUGH JUNE 30, 2005
IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
SANTA ANA CALIFORNIA
Total
Total Units Countable
Produced Units
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
t0
1.0
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0, 5
0.5
0.5
0.5
0.5
0.5
0.6
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
Very -
Covenant
Low
Moderate
Project
Period
I. Fulfillment Projects
Year
Type
I# of Years
1114 MINNIE #3
2003
Rehab
65
1114 MINNIE #4
2003
Rehab
55
1114 MINNIE #5
2003
Rehab
55
1114 MINNIE 46
2003
Rehab
55
1114 MINNIE #7
2003
Rehab
55
1114 MINNIE #8
2003
Rehab
55
1114 MINNIE #9
2003
Rehab
55
1114 MINNIE #10
2003
Rehab
55
1014 MINNIE #1
2003
Rehab
55
1014 MINNIE #5
2003
Rehab
55
1014 MINNIE #6
2003
Rehab
55
1014 MINNIE 410
2003
Rehab
55
1018 MINNIE #1
2003
Rehab
55
1018 MINNIE #5
2003
Rehab
55
1018 MINNIE #6
2003
Rehab
55
1018 MINNIE #10
2003
Rehab
55
939 SEVENTEENTH #128
2004
Rehab
55
939 SEVENTEENTH #129
2004
Rehab
55
939 SEVENTEENTH #130
2004
Rehab
55
939 SEVENTEENTH #131
2004
Rehab
65
939 SEVENTEENTH #132
2004
Rehab
55
939 SEVENTEENTH #133
2004
Rehab
55
939 SEVENTEENTH #134
2004
Rehab
55
939 SEVENTEENTH #201
2004
Rehab
65
939 SEVENTEENTH #202
2004
Rehab
55
939 SEVENTEENTH #203
2004
Rehab
55
939 SEVENTEENTH #204
2004
Rehab
55
939 SEVENTEENTH #208
2004
Rehab
55
939 SEVENTEENTH #211
2004
Rehab
55
939 SEVENTEENTH #219
2004
Rehab
55
939 SEVENTEENTH #220
2004
Rehab
55
939 SEVENTEENTH #105
2004
Rehab
55
939 SEVENTEENTH #109
2004
Rehab
55
939 SEVENTEENTH #110
2004
Rehab
55
939 SEVENTEENTH #113
2004
Rehab
55
939 SEVENTEENTH #118
2004
Rehab
55
939 SEVENTEENTH #207
2004
Rehab
55
939 SEVENTEENTH #209
2004
Rehab
55
939 SEVENTEENTH #210
2004
Rehab
55
939 SEVENTEENTH #213
2004
Rehab
55
939 SEVENTEENTH #214
2004
Rehab
55
939 SEVENTEENTH #217
2004
Rehab
55
939 SEVENTEENTH #218
2004
Rehab
55
939 SEVENTEENTH 9221
2004
Rehab
55
939 SEVENTEENTH #222
2004
Rehab
55
939 SEVENTEENTH 0225
2004
Rehab
55
939 SEVENTEENTH #226
2004
Rehab
55
939 SEVENTEENTH #227
2004
Rehab
55
939 SEVENTEENTH #229
2004
Rehab
55
Total
Total Units Countable
Produced Units
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1,0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
t0
1.0
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0, 5
0.5
0.5
0.5
0.5
0.5
0.6
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
0.5
Very -
Low
Low
Moderate
Income
Income
Income
Units
Units
Units
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
015
0.0
0.0
0.5
0.0
0.0
015
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
015
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
015
0.0
0.0
015
0.0
0.0
0.5
010
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0,5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
0.0
0.0
0.5
OA
0.0
0.5
0.0
0.0
0.0
0.5
0.0
0.0
0,5
0.0
0.0
0.5
Prepared by: Keyser Marston Associates, Inc, DRAFT page 2 of 7
Filename: SA Hsg - Imp Plan.xls; H -6; jr; 4/2212005
1
TABLE H -6
INCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
PROJECT AREAS' INCEPTION THROUGH JUNE 30, 2005
IMPLEMENTATION PLAN -SANTA ANA MERGED PROJECTAREA
SANTA ANA, CALIFORNIA
Very-
Covenant
Total
Low
Low
Moderate
Project
Period
Total Units
Countable
Income
Income
Income
1. Fulfillment Projects
Year
Type
(# of YearsI
Produced
Units
Units
Units
Units
939 SEVENTEENTH #230
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #231
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #232
2004
Rehab
55
1.0
0.5
0.0
0.0
0.6
939 SEVENTEENTH #233
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #234
2004
Rehab
55
1.0
0.5
0.0
0.0
0.6
939 SEVENTEENTH #235
2004
Rehab
55
1.0
015
0.0
0.0
0.5
939 SEVENTEENTH #236
2004
Rehab
55
110
0.5
0.0
0.0
0.5
939 SEVENTEENTH 0237
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #238
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH 0239
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #240
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #241
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #242
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #243
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #244
2004
Rehab
55
110
0.5
0.0
0,0
0.5
939 SEVENTEENTH #245
2004
Rehab
55
1.0
0.5
010
0.0
0.5
939 SEVENTEENTH #246
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #247
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #249
2004
Rehab
55
1.0
015
010
0.0
0.5
939 SEVENTEENTH #250
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5`
939 SEVENTEENTH #251
2004
_ Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #252
2004
Rehab
55
1.0
0.5
010
0.0
0.5
939 SEVENTEENTH #253
2004
Rehab
55
1.0
0.5
010
0.0
0.5
939 SEVENTEENTH #254
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #255
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH 0119
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #215
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #216
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #224
2004
Rehab
55
1.0
0.5
0.0
010
0.5
939 SEVENTEENTH #228
2004
Rehab
55
1.0
0.5
0.0
0.0
0.5
939 SEVENTEENTH #101
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #106
2004
Rehab
55
1.0
0.5
0.5
0.0
010
939 SEVENTEENTH #107
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #108
2004
Rehab
55
1.0
0.5
015
0.0
0.0
939 SEVENTEENTH #111
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #112
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #114
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #115
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #116
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #117
2004
Rehab
55
1..0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #120
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH #121
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
939 SEVENTEENTH 0122
2004
Rehab
55
1.0
0.5
0.5
0.0
010
939 SEVENTEENTH #123
2004
Rehab
55
1.0
0.5
0.5
0.0
0.0
641 ADAMS
2004
New
60
1.0
0.5
0.5
0.0
0.0
901 SIXTH ST #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.01
901 SIXTH ST #2
2005
Rehab
55
1.0
0.5
0.5
0.0
. 0.0'\� i
901 SIXTH ST #14
2005
Rehab
55
1.0
0.5
0.0
0.5
_
0.0
901 SIXTH ST #15
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
Prepared by: Keyser Marston Associates, Inc.
DRAFT
Page
3 of 7
Filename: SA Hsg - Imp Plan.xis; H -6', Jlr;
4/22/2005
TABLE H -6
NCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
PROJECT AREAS' INCEPTION THROUGH JUNE 30, 2005
IMPLEMENTATION PLAN -SANTA ANA MERGED PROJECT AREA
SANTA ANA, CALIFORNIA
_
Very-
Covenant
Total
Low
Low
Moderate
Project
Period
Total Units
Countable
Income
Income
Income
I. Fulfillment Projects
Year
Type
I# of Years
Produced
Units
Units
Units
Units
901 SIXTH ST #16
2006
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #17
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #18
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #19
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #20
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #21
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #22
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #23
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #24
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #11
2005
Rehab
55
1.0
0.8
010
0.5
0.0
901 SIXTH ST #12
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
901 SIXTH ST #13
2005
Rehab
55
1.0
0.5
0.0
0.5
0.0
815 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #`10
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE #11
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #12
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #13
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE 014
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #15
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #18
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #17
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE #18
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE #1
2006
Rehab
55
1.0
0.5
0.5
0.0
0.0
616 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE 03
2005
Rehab
65
1.0
0.5
0.5
0.0
0.0
815 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE #6
2005
Rehab
65
1.0
0.5
0.5
0.0
0.0
816 MINNIE #6
2005
Rehab
55
1.0
0,5
0.5
0.0
010
816 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
816 MINNIE 010
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #1
2005
Rehab
55
1.0
0.6
0.5
0.0
0.0
825 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #3
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #5
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0.0.
0.0
825 MINNIE #8
2005
Rehab
55
1.0
0,5
0.5
0.0
0.0
825 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0,0
010
825 MINNIE #10
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #11
2006
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #12
2005
Rehab
55
1,0
0.5
0.5
0.0
0.0
825 MINNIE #13
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #14
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #15
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE #16
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
Prepared by: Keyser Marston
Associates, Inc.
DRAFT
Page 4 of 7
Filename: SA Hag - Imp Plan.xls;
H -6; jlr;
4122/2005
TABLE H -6
INCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
PROJECT AREAS' INCEPTION THROUGH JUNE 30, 2005
IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
SANTA ANA CALIFORNIA
Very -
Covenant
Total
Low
Low
Moderate
Project
Period Total
Units
Countable
Income
Income
Income
I. Fulfillment Projects
Year
Type
(# of Years Produced
Units
Units
Units
Units
825 MINNIE #17
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
825 MINNIE 08
2005
Rehab
55
1.0
0.5
0.5
010
0.0
828 MINNIE #1
2005
Rehab
55
1.0
0.5
015
0.0
0.0
828 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
828 MINNIE #3
2005
Rehab
55 -
1.0
0.5
0.5
0.0
0.0
828 MINNIE #4
2005
Rehab
55
1.0
0.5
0.6
0.0
0.0
828 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0,0
828 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
828 MINNIE #7
2005
Rehab
55
1,0
0.5
0.5
0.0
0.0
828 MINNIE #8
2005
Rehab
55
1.0
0.5
015
0.0
0.0
828 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
828 MINNIE #10
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
010
0.0
835 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
010
0.0
835 MINNIE #3
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #5
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #7
2006
Rehab
55
1.0
0.5
0.5
0.0
0.0 \
835 MINNIE #8
2005
Rehab
65
110
0.5
0.5
0.0
0,0,
835 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0 - -�
835MINNIE #10
2005
Rehab
55
1.0
0,6
0.5
0.0
0.0
835 MINNIE #11
2005
Rehab
55
1.0
0.5
015
0.0
0.0
835 MINNIE #12
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #13
2005
Rehab
55
1,0
0.5
0.5
0.0
0.0
835 MINNIE #14
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #15
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
835 MINNIE #16
2005
Rehab
55
1.0
0.5
0.5
0,0
010
835 MINNIE #17
2005
Rehab
55
1.0
0.5
0.6
0.0
0.0
904 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
904 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0,0
0.0
904 MINNIE #3
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
904 MINNIE #4
2005
Rehab
55
1.0
0.6
0.5
0.0
0.0
904 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
904 MINNIE #6
2005
Rehab
55
1.0
015
0.5
0.0
0.0
904 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0,0
0.0
904 MINNIE #8
2005
Rehab
55 -
1.0
0.5
0.5
0.0
0.0
904 MINNIE #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
904 MINNIE #10
2005
Rehab
55
1.0
O.5
0.5
0.0
0.0
904 MINNIE #11
2005
Rehab-
55
1.0
0,5
0.5
0.0
0.0
904 MINNIE #12
2005
Rehab
55
1.0
0.5
0.5
0.0
0,0
904 MINNIE #13
2005
Rehab
55
1,0
0.5
0.5
0.0
0.0
904 MINNIE #14
2005
Rehab
65
1.0
0.5
0.5
0.0
0.0
904 MINNIE #15
2005
Rehab
55
1.0
016
0.5
0.0
0.0
904 MINNIE #16
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
904 MINNIE 017
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
9D4 MINNIE #18
2005
Rehab
55
1.0
0.5
0.5
0.0
0.1�
4' -�
901 SIXTH ST #3
2005
Rehab
55
1.0
0.5
0.5
0.0
901 SIXTH ST #4
2005
Rehab
55
1.0
0.5
0.5
0,0
0.0
Prepared by: Keyser Marston
Associates, Inc.
DRAFT
Page
5 of 7
Filename: SA Hsg - Imp Plan.xls;
H -6; jlr,
4/22/2005
TABLE H -6
YCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
.,ROJECT AREAS' INCEPTION THROUGH JUNE 30, 2005
IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
SANTA ANA, CALIFORNIA
Very-
Covenant
Total
Low
Low
Moderate
Project
Period
Total Units
Countable
Income
Income
Income
1. Fulfillment Projects
Year
Type
(# of Years)
Produced
Units
Units
Units
Units
901 SIXTH ST #5
2005
Rehab
65
1.0
0.5
0.5
0.0
0.0
901 SIXTH ST 96
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
901 SIXTH ST #7
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
901 SIXTH ST #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0,0
901 SIXTH ST #9
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
901 SIXTH ST 010
2005
Rehab
55
1.0
0.5
0.5
0,0
0.0
818 GARFIELD #B
2005
Rehab
55
110
0.5
0.5
0.0
0.0
815 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
818 GARFIELD #C
2005
Rehab
55
1,0
0.5
0.5
0.0
0.0
818 GARFIELD #D
2005
Rehab
55
1.0
0,5
0.5
0.0
0.0
818 GARFIELD #E
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1029 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1029 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
010
1029 MINNIE #5
2006
Rehab
55
1.0
0.5
0.5
0.0
0.0
1029 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1101 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1101 MINNIE #4
2005
Rehab
55
1.0
015
0.5
010
0.0
1101 MINNIE #5
2005
Rehab
55
1.0
0.5
015
0,0
0.0
1101 MINNIE #8
2005
Rehab
55
1.0-
0.5
0.5
0.0
0,0
1122 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1122 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1122 MINNIE #5
2005
Rehab
65
1,0
0.5
0.5
0.0
0.0
1122 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1126 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1126 MINNIE 94
2005
Rehab
55
1.0
0,5
0.5
0.0
0.0
1126 MINNIE #5
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1126 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #1
2006
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #3
2005
Rehab
55
1.0
0.5
0,5
0.0
0.0
805 MINNIE #4
- 2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #5
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #8
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #9
2005
Rehab
55
1.0
0.5
015
0.0
0.0
805 MINNIE #10
2005
Rehab
55
110
0.5
0.5
0.0
0.0
805 MINNIE #11
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #12
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #13
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #14
2005
Rehab
55
1.0
0.5
0,5
0.0
0.0
805 MINNIE #15
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #16
2005
Rehab
- 55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #17
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
805 MINNIE #18
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #1
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0,0
0.0
810 MINNIE #3
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
010
0.0
Prepared by: Keyser Marston Associates, Inc.
DRAFT
Filename: SA Hsg - Imp Plan.xls; H -6; jlr;
4/22/2005
Page
6 of 7
TABLE H -6
INCLUSIONARY HOUSING FULFILLMENT ANALYSIS'
PROJECT AREAS' INCEPTION THROUGH
JUNE
30, 2005
IMPLEMENTATION PLAN - SANTA
ANA MERGED PROJECT AREA
SANTA ANA, CALIFORNIA
Very-
Covenant
Total
Low
Low
Moderate
Project
Period
Total Units
Countable
Income
Income
Income
I. Fulfillment Projects
Year
Type I# of Years)
Produced
Units
Units
Units
Units
MINNIE #5
2005
Rehab
55
1.0
0.5
0.6
010
0.0
.810
810 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #B
2005
Rehab
55
1.0
0.5
0.5
0.0
0,0
810 MINNIE 09
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #10
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
B10 MINNIE #11
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #12
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #13
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #14
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #15
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #16
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #17
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
810 MINNIE #18
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #1
2005
Rehab
55
1.0
015
0.5
0.0
0.0
815 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #3
2005
Rehab
55
1.0
015
0.5
0.0
0.0
815 MINNIE #4
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
815 MINNIE #5
2005
Rehab
55
1.0
0.5
0,5
0.0
0.0
815 MINNIE #7
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1101 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0 -�
1101 MINNIE #6
2005
Rehab
55
1.0
0.5
0.5
010
0.0
1122 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
1122 MINNIE #6
2005
Rehab
55
1.0
- 0.5
0.5
0.0
0.0
1126 MINNIE #2
2005
Rehab
55
1.0
0.5
0.5
0.0
0.0
320 ADAMS
2005
New
60
1.0
0.5
0.5
0.0
0.0
Total Incluslonary Housing
Fu fillment
317.0
159.0
120.5
22.0
16.6
Prepared by: Keyser Marston Associates, Inc. DRAFT Page 7 of 7
Fllename: SA Hsg - Imp Plan.xls; H -6; 11r; 4/22/2005
\/
\LU
)(
}\
R
m:
/
)
\§/
0
.
jE)
a! §a
„ -
#�!§
{
N
,
w0
!
.2
)k
£,1
LL
;@mG2G
,-
�
O
)
#
2&
w;
.
(( )t
0
!
t) \)
)1
/;!,
#:
!\
§
.
o
0o w
) )/2))
{\)kk)
\
)\
}
)[
\\\\)\
\ \ \ \/\
\
-
)§
)
/ { }mmm
TABLE H -8
INCLUSIONARY HOUSING FULFILLMENT ANALYSIS �\
IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
SANTA ANA, CALIFORNIA
I Units constructed outside of the Project Area are counted on a i for 2 basis.
i
Prepared by: Keyser Marston Associates, Inc. A /t
Filename: SA Hsg - Imp Plan.xls; H -8; jr: 4122/2005 DRAFT
Very-
Low/
Total
Low
Mod
Countable
Income
Income
1. Incluslonary Housing Surolusl(Deflcit) as of June 30, 2005
Units
Units
Units
Total lnclusionary Housing Fulfillment
159.0
120.5
38.5
(Less) Incluslonary Housing Obligation t
(94.0)
(38'0)
(56.0)
linclusionary Housing Sur lus/ Deficit
65.0
82.5
17.5
I Units constructed outside of the Project Area are counted on a i for 2 basis.
i
Prepared by: Keyser Marston Associates, Inc. A /t
Filename: SA Hsg - Imp Plan.xls; H -8; jr: 4122/2005 DRAFT
Very-
Low/
Total
Low
Mod
Countable
Income
Income
11. Incluslonary Housinn Surplus/fDeflcitl as of June 30 2014
Units
Units
Units
Total lnclusionary Housing Fulfillment
470,0
206.5
263.5
(Less) Incluslonary Housing Obligation'
(154
(65.0)
(89.0)
lInclusionary Housing Surplus/ Deficit
316.0
141.5
174.5
I Units constructed outside of the Project Area are counted on a i for 2 basis.
i
Prepared by: Keyser Marston Associates, Inc. A /t
Filename: SA Hsg - Imp Plan.xls; H -8; jr: 4122/2005 DRAFT
Very-
Lowl
Total
Low
Mod
Countable
Income
income
Ill, Incluslonary Housing Surnius /IDeflcifl through the Protect Areas' Termination
Units
Units
Units
Total lnclusionary Housing Fulfillment
470,0
206.5
263.5
(Less) Incluslonary Housing Obligation'
(378.0)
(155.0)
(223.0)
linclusionary Housing Surplus/ Deficit
92.0
51.5
40.5 /- -
I Units constructed outside of the Project Area are counted on a i for 2 basis.
i
Prepared by: Keyser Marston Associates, Inc. A /t
Filename: SA Hsg - Imp Plan.xls; H -8; jr: 4122/2005 DRAFT
FUTURE HOUSING SET -ASIDE FUND EXPENDITURES PROJECTION (JANUARY 1, 2002 -JUNE 30,2015)'
. IMPLEMENTATION PLAN - SANTA ANA MERGED PROJECT AREA
\SANTA ANA, CALIFORNIA
III. Income Targeting Expenditures'
Minimum Expenditures on Very-Low Income Households 41.0% of ProjecVProgram Costs
Minimum Expenditures on Low Income Households 25.0% of Project/Program Costs
Maximum Expenditures on Moderate Income Households 34.0% of Project/Program Costs
Other
(Less)
Age
IV. Expenditure Pro j ections
Very-Low ty -Low
Low
Housing
Administrative
(Less) Existing
Net Housing
I. Proportionality Compliance Period Housing Set -Aside
Revenues 3
Costs
Debt Service
Set -Aside
1/112002- 6130/20023
$4,267,784
$2,090,355
($1,335,612)
($375,000)
$4,647,527
FY 2002/03
9,938,501
3,498,848
(1,896,265)
(1,088,133)
10,452,951
FY 2003/04
10,344,687
4,176,833
(2,291,687)
(500,000)
11,729,833
FY 2004/05
10,443,000
1,485,000
(2,300,000)
(3,501,350)
6,126,650
FY 2005/05
10,951,000
1,490,000
(2,310,000)
(3,501,350)
6,629,650
FY 2006/07
11,478,000
1,495,000
(2,320,000)
(100,000)
10,553,000
FY 2007/08
12,025,000
1,500,000
(2,330,000)
(100,000)
11,095,000
FY 2008/09
12,592,000
1,480,000
(2,340,000)
(100,000)
11,632,00D
FY 2009/10
13,181,000
1,470,000
(2,350,000)
(100,000)
12,201,000
FY 2010/11
13,791,000
1,46D,000
(2,300,000)
(100,000)
12,851,000
FY 2011112
14,424,000
1,450,000
(2,250,OOD)
(100,000)
13,524,000
FY 2012113
15,082,000
1,400,000
(2,200,000)
(100,000)
14,182,000
FY 2013114
16,471,000
3,954,ODO
(2,150,000)
18,275,000
FY 2014115
17,206,000
6,131,450
(2,000,000)
21,337,450
1/112015.6/30/2015 4
8,775,000
3,065,725
(1,000,000)
10,840,725
Totals
$180,969,972
$36,147,211
($31,373,564)
($9,665,833)
$176,077,786
11. Maximum Expenditures on Age Restricted Projects °
5.5%
of Project/Program Costs
$9,684,000
III. Income Targeting Expenditures'
Minimum Expenditures on Very-Low Income Households 41.0% of ProjecVProgram Costs
Minimum Expenditures on Low Income Households 25.0% of Project/Program Costs
Maximum Expenditures on Moderate Income Households 34.0% of Project/Program Costs
Based on Agency estimates. Includes funds and expenditures from January 1, 2001 through the remaining years of the current Implementation Plan
plus two 5 year Implementation Plan terms.
Includes land sales, residual receipts revenue, loan repayments, and CHFA loan proceeds.
Estimated by calculating 50% of the FY 2001102 actuals.
Estimated by calculating 50% of the FY 2015/16 budget estimates, which are based on FY 2014115.
Per the 2000 United States Census.
Per the Regional Housing Needs Assessment estimates provided in the City's current Housing Element.
Includes $12.83 million In land acquisition payments for future projects; the Primary acquisitions are located within the Santa Ana Boulevard Specific Plan
area. The expenditures were allocated based on the targeted proportlonalitles in Section III.
Prepared by: Keyser Marston Associates, Inc. p A CZ
Filename: SA Hsg - Imp Plan.xls; H -9; jlr, 4/22/2005 DRAFT
Age
IV. Expenditure Pro j ections
Very-Low ty -Low
Low
Moderate
Restrict ed
Actual Expenditures (1 /2002.612005) 7
$11,896,562
$6,591,654
$4,664,298
$918,880
Projected Expenditures (6/2005 - FY 2009110)
21,287,500
21,652,500
15,757,000
3,228,335
Projected Expenditures (FY 2010111 - FY 20105)
27,592,470
16,824,677
22,881,561
3,701,429
Total Expenditures
$60,776,532
$45,068,831
$43,302,859
$7,848,644
Of Total Expenditures
41%
30%
29%
4%
Based on Agency estimates. Includes funds and expenditures from January 1, 2001 through the remaining years of the current Implementation Plan
plus two 5 year Implementation Plan terms.
Includes land sales, residual receipts revenue, loan repayments, and CHFA loan proceeds.
Estimated by calculating 50% of the FY 2001102 actuals.
Estimated by calculating 50% of the FY 2015/16 budget estimates, which are based on FY 2014115.
Per the 2000 United States Census.
Per the Regional Housing Needs Assessment estimates provided in the City's current Housing Element.
Includes $12.83 million In land acquisition payments for future projects; the Primary acquisitions are located within the Santa Ana Boulevard Specific Plan
area. The expenditures were allocated based on the targeted proportlonalitles in Section III.
Prepared by: Keyser Marston Associates, Inc. p A CZ
Filename: SA Hsg - Imp Plan.xls; H -9; jlr, 4/22/2005 DRAFT
�a
oV
m a
00
t°v �
N¢
N
26
H
Q N
p zinc
yt
QO•
o yZ.
J =j%
O O
m
ow
tmo
r
w
6 O
O w
O
n
v
w
Ow
m
w
ao
°P d°
m
m
gw
ro
N
b °w
O
V
O
00
Ow
m
m
w
�a w
P
O �
tmo
m
w
N w
n
a
w
N ^U
C
N U O N d Ud��C ate+ O m _NLL
p oyq -t t ,p2
�� d `•
w �mQ wKK aGu3¢W
v m 2 0 L od�tt W
W fL KILU
OP ¢W�Ur Z W W�LW
pW�
t9
0
}0
LL
m
m
u>
M
w
t�J
O
O
N
V
N
r
w
O
} °o
4
N
yO
N
N�
n
� y
a
d o
d �
6 LL
E to
N C
o �
m =
.r d
i G p
0 C q
'u
m �
� N
o e
°1 E
i o b
'v A
p
r
0
c d'
S
�o
o m
a
� E
N'
T y
2
is N
a
E E
d d
9
w
yv
W
N
�NM
Om
°m
N
(m'l
N
is
^
r
w
6
FR
q
N
O
MOM
O'
N
r
a�. n
N
b{my
Or Oryrry
V
Nm
dNI
Eni
O
P
V °h
r
m
V
N
d
em•
V
Y
W
14
N N a
O
O
00
00 00
P
a"
°o
°o•'
' °bo
om'om
M
i0
GI
ks
W
vNi
V
N
m
$ p°a•
°b• '
go.
O
O'
N
ON
Oo 00
N
N
dm
N
mm
OO
e•
N
y'O
r�F
N" ^�
�
�O
V
IA
ON
Ob Opp
V
tq
w
W
w
w
d
H
W
w
w
w
O
°
PO
OOOOP
°
6
q
O
O
o0
00°OO
O
o
0
0
o0
ovoba
a
m
�0
0
or
om�oo
°v
w
o
ym
.-
omi
v�
ism °n
Nmi
tli
O
�-N
r
m
t'l
aH
w
w
w
vv�,
w
0
0
0o
a0000
0
0
0
0
o0
00°00
0
0
0
0'
'o0
00000
0
°
�o
c
ei
mw
or: . =om
°naa °m
o
m
0
r
O O
m
ow
tmo
r
w
6 O
O w
O
n
v
w
Ow
m
w
ao
°P d°
m
m
gw
ro
N
b °w
O
V
O
00
Ow
m
m
w
�a w
P
O �
tmo
m
w
N w
n
a
w
N ^U
C
N U O N d Ud��C ate+ O m _NLL
p oyq -t t ,p2
�� d `•
w �mQ wKK aGu3¢W
v m 2 0 L od�tt W
W fL KILU
OP ¢W�Ur Z W W�LW
pW�
t9
0
}0
LL
m
m
u>
M
w
t�J
O
O
N
V
N
r
w
O
} °o
4
N
yO
N
N�
n
� y
a
d o
d �
6 LL
E to
N C
o �
m =
.r d
i G p
0 C q
'u
m �
� N
o e
°1 E
i o b
'v A
p
r
0
c d'
S
�o
o m
a
� E
N'
T y
2
is N
a
E E
d d
9