Item 7 Staff Report Status of Town Housing ProgramsDATE:
TO:
FROM:
SUBJECT:
COUNCIL AGENDA REPORT
April 9, 1996
MAYOR AND TO W.1I COUNC
TOWN MANAGER
STATUS OF TOWN HOUSING PROGRAMS
RECOMMENDATION:
For information, only.
BACKGROUND:
MEETING DATE: 4-15-96
ITEM NO. 7
The Town's housing goal is to provide adequate housing for Town citizens, regardless of age, income, race, or ethnic
background. The Town encourages conservation and construction of housing adequate for future populations and
replacement needs, consistent with environmental limitations and in proper relationship to community facilities, open space,
and transportation.
The Town takes pride in the diversity of its housing stock. The variety of housing opportunities afforded Los Gatos residents
is one of the community's most important attributes and plays a major role in defining the Town's character. It enables us
to offer a choice of housing opportunities for seniors, families and singles and for all income groups. It also enables people
to work and live in the same community and it allows young adults to continue to live in the community where they were
raised.
The Town's General Plan Housing Element includes numerous policies and implementation measures which reflect both
the State's and the Town's housing goals. The State considers the lack of affordable housing to be one of California's most
critical issues. "A decent home and suitable living environment for all" has been identified as a goal of the highest priority
by the California Legislature. Recognizing that local planning programs play a significant role in the pursuit of this statewide
goal and to assure that local planning effectively implements statewide housing policy, the Legislature has mandated that
all local jurisdictions and counties include a housing element as part of their General Plan. The Town's Housing Element
is used extensively to guide the administration and development of the Town's affordable housing programs. Other planning
tools are the County Consolidated Housing Plan (required to receive Community Development Block Grant funds) and the
Town's Affordable Housing Plan (:•equired to meet Redevelopment requirements).
Section 65588 of the Government Code requires each local government to review its housing element as frequently as
appropriate, but not less than every five years, to evaluate the following:
1. Appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the
State housing goal;
2. Effectiveness of the housing element in attaining the community's housing goals and objectives;
3. Progress in implementation of the housing element.
PREPARED BY: Regina A. Fa1kn p / Lee E. Bowman
Community Sei irector Planning Directo
•
Reviewed by: Attorney__ Finance
Revised: 4/9/96 5:09 pm
Reformatted: 10/23/95
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: STATUS OF TOWN HOUSING PROGRAMS
Apri19, 1996
During 1990 and 1991, the Town worked with the State to get our Housing Element certified and prepared three drafts for
the State's review. The Town prepared the final element and adopted Resolution 1991-175 indicating how and why the
Housing Element complies with State certification requirements.
The State did not certify the Town's fmal Housing Element. Although State law requires submittal of the Housing Element
to the State's Housing and Community Development Department, it does not require certification. Certification simply
ensures that Housing Elements comply with State law. However, a certified Housing Element is essential when competing
with other communities for State or Federal housing funds. In addition, lack of certification is used by housing advocates
to determine which agencies to legally change for failing to provide their share of affordable housing.
On January 16, 1996, Council authorized Staff to send a Request for Proposal (RFP) to qualified Housing Consultants to
update the Housing element and develop Affordable Housing Programs for the Redevelopment Housing Set Aside Fund.
It is estimated that the cost for these services will be $20,000. Funding for this work will be requested as part of the 1996-97
budget. If approved, the consultant will start work July 1, 1996.
Other State and Federal requirements affect revenues received by the Town. For example, RDA funds are received on the
condition that a portion of revenues be set aside to develop affordable housing. If fluids are not expended for affordable
housing, the State may require the fimds to be transferred to a nonprofit housing developer. For these reasons and because
the Town wants to have affordable housing, it is in our best interests to maintain a comprehensive housing program.
The Redevelopment Agency's Affordable Housing Plan (AHP) was prepared last year as required by the State. The AHP
indicates that the Agency will develop specific housing programs or use the Town's existing housing programs to satisfy the
State's requirements. The Agency needs to consider these issues during 1996, establish or refine the preferred housing
programs, and start funding specific housing projects. The Council/Agency discussion of the Town's housing programs is
the first step in this process.
DISCUSSION:
The Town takes a multi -faceted approach to meeting our housing goals. This allows us to take advantage of opportunities
as they arise and de-emphasize programs when market or funding conditions are not favorable. A full listing of housing
programs and efforts are listed in Attachment 1.
L HOUSING PROGRAMS
The Planning Department:
►
prepares and monitors the Housing Element and the Affordable Housing Plan;
works with developers to designate BMP units or obtain in -lieu fees to provide density bonuses for housing
developments;
works with developers to provide other concessions to the Town's density, traffic, and parking regulations for
mixed -use projects;
reviews applications to legalize existing secondary dwelling units and to construct new ones; and,
with the Building Engineering Services Department, ensures that all new residential developments are useable by
physically disabled persons and meet the Town's handicapped requirements.
The Community Services Department manages most of the Town's Housing Programs:
►
Housing Conservation Program (HCP): This program preserves the existing housing stock, and provides safe
housing for residents by providing CDBG funded low interest loans and grants to income eligible property owners
to rehabilitate their homes. Low interest loans are also available to property owners to rehabilitate qualifying rental
units. Approximately 325 clients have been assisted through this Program since its inception in 1976;
approximately $1.8 million has been disbursed. After the Loma Prieta earthquake, the program became the vehicle
for claiming and distributing over $3,000,000 in State and $300,000 in private funds for housing rehabilitation.
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: STATUS OF TOWN HOUSING PROGRAMS
April9, 1996
became the vehicle for claiming and distributing over $3,000,000 in State and $300,000 in private funds for
housing rehabilitation. Client loan payments are collected and loaned to other income eligible applicants.
CDBG funds also cover Staff costs to manage the program. Currently, the Town manages a portfolio of 40
rehabilitation loans (19 active and 21 deferred) representing approximately one million dollars in loaned funds.
Despite comprehensive marketing, few applications have been received during the past two years. Staff chaired
a committee to expand the Urban County housing rehabilitation programs to include a Safety Grant. The
report has been prepared recommending to Council that the HCP Guidelines be amended to incorporate the
Safety Grant component. The project objectives are:
save lives and property;
save tax dollars through proactive efforts;
augment existing rehabilitation programs and provide an alternative to full service loans;
use the opportunity to market housing conservation programs; and,
effectively use Housing Rehabilitation allocated funds
A summary of the program's outstanding loans is attached as Attachment 2. Back-up information is also
attached (Attachment 3).
► Below Market Price Housing Program: The Town Code outlines the elements of the Town's inclusionary
zoning ordinance. The ordinance is implemented through the Below Market Price Housing Program which
is guided by Town resolutions. Through the Program, new residential units are made available to income
eligible households for purchase or rent at below market rate prices. The program includes 16 owner
occupied units; 10 additional units are due to be constructed within the next year. Also included in the
program are 33 rental units (29 are part of The Terraces, a senior continuing care retirement facility).
Attachment 4 provides the location of each unit as well as other primary information.
► Funded Affordable Housing Development: Special funds are used to develop affordable units. Examples
include a fourplex on Fairview Plaza, a fourplex for seniors on Nicolson Avenue, Villa Vasona, and the
Open Doors Housing Development. CDBG funds have been used to purchase land or provide loans or
grants for 187 housing units (171 new construction) throughout the Town. Without the Town's commitment
of funds, these units would not have been constructed.
► Information and Referral: Staff keeps a current listing of local housing resources and is currently working
with Housing Authority Staff to develop a county -wide listing.
► County Housing Bond Advisory Committee: Community Services Staff represents the Town on this
Committee which makes policy recommendations regarding County issued housing bonds, the Mortgage
Credit Certificate Program, and the Housing Bond Trust Fund.
H. PROGRAM MONITORING
Applicants wishing to participate in the BMP and the HCP's must prove income eligibility. Applicants complete a 5 page
application. Credit checks are ordered for loan applicants.
Affordability of BMP units is maintained through a deed restriction. Loans provided through the HCP are provided with
a promissory note and secured with a deed of trust. The Department facilitates resale of BMP units when they become
available for sale for the first time and also at resale when the deed restrictions kick in.
The Housing Program is monitored monthly. There are currently 40 outstanding loans with loan balances of over $1.3
million. Since its inception in 1976, approximately 325 clients have been assisted; approximately $1.8 million has been
disbursed.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: STATUS OF TOWN HOUSING PROGRAMS
April 9, 1996
Recipients income is not monitored after they have purchased a BMP unit or received a HCP loan or grant. HCP clients
who have the financial capability often pay off their loans when they refinance. BMP clients move to bigger units. A
higher level of monitoring could be provided but would be staff intensive and an invasiion of privacy.
III. HOUSING NEEDS
To establish Los Gatos' share of future housing needs over a five-year period, the Association of Bay Area Governments
(ABAG) determined the projected housing needs for the Town for the 1988-1995 period to be 553 dwelling units.
Between 1988 and 1994, 255 housing units were added to the Town's housing stock. While the Town does not
necessarily buy into the ABAG numbers, this leaves a projected need of 298 units. Data for 1995 is not yet available.
However, the additional units which were added in 1995 were all in the above moderate category, Based on the number
of housing developments recently approved, it is anticipated that by 1997 the Town will have added approximately 11
more BMP units.
Listed below is the Town's status of meeting its housing share through the year 1994, broken down by income group
categories:
Required by ABAG Housing Provided
1998-1995 1988-1994
Very Low 105 units 31 units
Low 83 units 33 units
Moderate 111 units 19 units
Above Moderate 254 units 172 units
Total 553 units 255 units
Current Housing
Required 1994-1995
74 units
50 units
92 units
82 units
298 units
The Town has met 46 percent of its total housing need. In addition, the Town has met 34 percent of its need for
low/very low income housing. The Town has also approved several Below Market Price Rate units which have not yet
received building permits and are not included in these figures.
Staff contacted a number of housing professionals throughout the County regarding housing needs/demand. They
indicate that the greatest need is for affordable rental units with at least two bedrooms. Because the County has the
country's sixth highest housing costs, all affordable housing is desirable. Although the demand is for larger BMP units,
all units are attractive at a low enough price.
IV. CUSTOMER SATISFACTION
Attachment 5 is a summary of survey results regarding the level of client satisfaction with the Urban County
Cooperative Housing Rehabilitation Program. The summary is a compilation of 105 surveys covering client
satisfaction for seven years from FY 1988 through FY 1995. The survey results indicate a very high level of overall
satisfaction with the Program, especially with the performance of County Rehabilitation Specialists, the County Loan
Officer, and City Rehabilitation Coordinators, which all scored a 98 percent level of satisfaction. In addition, 100
percent of the clients would recommend the Cooperative Housing Rehabilitation Program to their friends. All
performance measures exceeded an 84 percent level of satisfaction except for "Timeliness of Completion" which
received a 61 percent level of satisfaction. Also, only 71 percent of the clients "Would Hire (the same) Contractor
Again"; although contractors were given a score of 90 percent satisfaction for "Responsiveness."
Improvements in the Cooperative Rehabilitation Program are warranted in certain specific areas, such as the
"Timeliness of Completion" of rehabilitation work. County HCD will continue to work closely with the participating
cities and the Rehabilitation Subcommittee to determine ways of improving all aspects of the Program. However,
the evidence clearly supports the view that the Cooperative Rehabilitation Program is performing a very worthwhile
function in a competent and professional manner.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: STATUS OF TOWN HOUSING PROGRAMS
Apri19, 1996
Letters from Housing Program clients and other Los Gatos residents are also attached (Attachment 6).
CONCLUSION:
The next primary objective is to take necessary steps to meet State mandates:
Set aside money in the 1996-97 budget for consultant assistance in obtaining State certification;
Establish the Redevelopment Agency's housing program; and
Allocate affordable housing fund balances to an appropriate housing program(s).
ENVIRONMENTAL ASSESSMENTS:
This report is not a project defined under CEQA, and no further action is required.
FISCAL IMPACT:
Revenue sources and eligible uses are summarized in Attachment 7.
CDBG funds are used to manage and implement the Housing Conservation Program. These federal funds are also used
to develop affordable housing in the community. Unobligated HCP funds total $280,000. A portion of these are
intended for the Safety Grant Program, a portion will remain for other program efforts, and the balance will be
reallocated to the CDBG Affordable Housing pool which currently contains only $20,000.
BMP In -lieu funds are used to cover contract costs associated with the BMP program. The Fund is estimated to have
$115,000 at the end of FY 1995-96. These funds will continue to be used to implement the program. Re -allocating
funds specifically to the Affordable Housing Pool will be evaluated as part of the 1996/97 Operating Budget. It is
estimated that an additional $400,000 will be provided to the Town as homes are developed at the Kennedy Estates.
These homes will be developed over the next several years.
Redevelopment Housing Set -Aside funds: California Redevelopment Low requires that 20 percent of the property tax
allocated to the Agency shall be used to improve the quality and/or quantity of housing for very low, low, and moderate
income families and persons. Salaries, benefits, and materials/supplies are budgeted to administer this program and
provide staff support for the Affordable Housing Plan. The Fund is estimated to have $212,500 at the end of FY 1995-
96.
As indicated in the January Housing Program report, Staff intends to allocate some program management costs to the
BMP In -lieu fund and charge costs associated with developing affordable housing to CDBG or other funds. Attachment
8 lists the Town's housing programs, the services provided , revenue sources, approximate costs, and the full-time
equivalency estimated to be allocated to each program. Final figures will be included in the proposed Town operating
budget.
RAF:dr
CSD23 :A\cnclrptsrlhousing.wok
Attachments:
1. CSD Housing Programs
2. HCP Loan Inventory Status
3. HCP Spreadsheets
4. BMP Spreadsheets
5. HCP Client Survey
6. Client and Resident Letters
7. Revenue Sources
8. Staff Allocations
%'1 n
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: STATUS OF TOWN HOUSING PROGRAMS
Apri19, 1996
Distribution:
Community Services Commission
Planning Commission
Eric Morley, Peninsula West Valley Association of Realtors, 321 Second St., Los Altos, CA 94022
Tom Ferrito, Open Doors
Pat Kaha, AAUW, President, 13710 Calle Tacuba, Saratoga, CA 95070
Kathy Espinoza Howard, Santa Clara County Homeless Coordinator
Nancy Burbank, 108 Belcrest, Los Gatos, CA 95032
AT ;HMENT 1
TOWN OF Los GATOS
CIVIC CENTER
110 E. MAIN STREE
P.O. Box 949
Los GA Iva, CA 95031
COMMUNITY SERVICES DEPARTMENT
HOUSING PROGRAMS
The Town of Los Gatos has a commitment to and takes an active role in developing
low/moderate income housing in our community.
There are multiple affordable housing units scattered throughout the Town.
RENTAL:
1. Beckwith Apartments
31 East Main Street
Two Below Market Price studio rental units.
For more information, call Steven Ho, 399-5180 or 446-0118
2. Los Gatos Oaks Apartments
517 Blossom Hill Road
Two Below Market Price rental units.
For more information, call William Errico at 354-0569
3. Los Gatos Fourplex
221 - 227 Nicholson
Owned by Mid -Peninsula Housing Coalition.
This fourplex consists of one -bedroom apartments for low and moderate income seniors.
For further information call, Mid -Peninsula at (415) 299-8050 or (415)
965-1060.
4. Hartin House
221 Los Gatos Blvd.
Owned and managed by Community Housing Developers.
This group home houses eight senior women. Each resident has a private bedroom and
shares other rooms and facilities. Eligible applicants must meet Section 8 income limits.
Rents are subsidized by the Santa Clara County Housing Authority. If you have
questions or would like to get on the waiting list, call Community Housing Developers
at 279-7676.
5. 95 Fairview Plaza
Owned and managed by Community Housing Developers.
This fourplex consists of one studio, two one -bedroom, and one two -bedroom
apartments. For further information, call Community Housing Developers at
279-7676.
INCORPORATED AUGUST 10, 1887
6. Open Doors Multi -Family Development
634 W. Parr Avenue
Open Doors contains 64 units ranging from two to four bedroom units. An on -site
childcare center with subsidized rates is available for tenants. Eligible households must
have an annual income less than 60 percent of the County's median. For more
information, call the manager at 379-6119.
7. Villa Vasona
626 W. Parr Avenue
One hundred seven units for seniors and handicapped. Vacancies filled from facility's
waiting list. For further information, call the manager at 370-9410.
PURCHASE:
1. BELOW MARKET PRICE HOUSING PROGRAM:
The Town of Los Gatos adopted an ordinance which requires that a percentage of all
units in a construction project be sold below market price. For further information on
the Below Market Price program, please call Ray Tovar of Community Housing
Developers at 279-7676.
2. MORTGAGE CREDIT CERTIFICATE PROGRAM:
Through the County of Santa Clara, the Town participates in the Mortgage Credit
Certificate Program which reduces the mortgage payment by providing a tax credit on
federal personal income tax. For further information about the program, please call the
County, Office of the County Executive, at 299-4711.
HOUSING REHABILITATION:
1. HOUSING CONSERVATION PROGRAM:
This program offers grants and low interest loans for home repairs to income eligible Los
Gatos residents. For more information, please call Sangeetha Gali at 354-6820.
OTHER:
The Terraces of Los Gatos, 800 Blossom Hill Road, is a Licensed Residential Care Facility for
the Elderly and a Continuing Care Retirement Community regulated by the State of California.
Twenty-nine housing units and services are provided at reduced rates to eligible senior citizens
as part of the Terraces program. For more information, call 358-4477.
For information on housing in the greater Santa Clara County area, call Information and Referral
Services, Inc. at 345-4532.
Subsidized rental housing (Section 8 Certificates) information is available from the Santa Clara
County Housing Authority by calling 275-8770.
C9pn1:& REItRfl\UIN19
TOWN OF LOS GATOS
SUBSIDIZED HOUSING UNITS
RENTAL OWNER
OCCUPIED
TOTAL
Affordable Housing Developments
221 - 227 Nicholson 4 0 4
Hartin House 8 0 8
95 Fairview 4 0 4
Open Doors 64 0 64
Villa Vasona 107 0 107
SUBTOTAL 187 0 187
Housing Conservation Program
Loans/Grants 16 325 341
SUBTOTAL 16 325 341
Below Market Price
Beckwith Apts. 2 0 2
Los Gatos Oaks Apts. 2 0 2
The Terraces 29 0 29
Forbes Mill 0 3 3
Arroyo Rinconada 0 4 4
Courtstyle 0 5 5
Pollard Oaks 0 2 2
Fountain Lane 0 1 1
Town Court 0 1 1
Vasona Hills 0 5 5
Bella Vista 0 5 5
SUBTOTAL 33 26 59
TOTAL 236 351 587
587 Units Assisted
csdEXCELTL\A:ISUBHSING.TOL 12/95
.,fTACHMENT 2
HOUSING CONSERVATION PROGRAM: LOAN INVENTORY STATUS
3/31/96
ACTIVE (Payment) LOANS
DEFERRED LOANS
Amount of
Inventory
Totals:
Original Loan Amount: $507,889.00
Loan Balances 3/31/96: $346,448.17
Monthly Payments: $2,841.52
Annual Payments: $34,098.24
Total:
Original Loan Amount: $842,152.00
Loan Balances 3/31/96: $889,627.61
Accumulated Interest: $47,475.61
Number (Count)
Distribution by
Origination Date
19 (loans dated 7/77 thru 4/94)
1970's: 3
1980's: 11
1990's: 5
21 (loans dated 1/78 thru 2/94)
1970's: 1
1980's: 13
1990's: 7
Distribution by
Interest Rate
0%: 8 Total Count: 19
3%: 9
6%: 2
0%: 16 Total Count: 21
3%: 3
5%: 1
6%: 1
Distribution by
Original Loan Amount
< $10,000: 4 ($28,885)
$10 - $20,000: 3 ($38,000)
$20 - $30,000: 4 ($93,004)
$30 - $35,000: 6 ($194,000)
$60,000+: 2 ($154,000)
Total Distribution: $507,889
<$10,000: 3 ($14,972)
$10 - $20,000: 6 ($76,000)
$20 - $30,000: 5 (121,240)
$30 - $40,000: 3 ($109,175)
$40 - $50,000: 1 ($46,265)
$60 - $70,000: 1 ($63,000)
$111,500: 1
$300,000: 1
Total Distribution: $842,152
Distribution by Income
Level
Very Low (<50%): 2
Low (50%-80%): 11
Moderate (80%): 6
Very Low (<50%): 14 (Note 1)
Low (50% - 80%): 4
Moderate (80%): 1
Distribution by
Household Size
Loans to Individuals: 18
HHI: 5
HH2: 6
HH3: 1
HH4: 2
HHS: 2
HH6: 2
Loans to Non -Profit Agencies: 1
Loans to Individuals: 15
HHI: 7
HH2: 4
HH3: 3
HHS: 1
Loans to Non -Profit Agencies:
CHD: 4
Mid -Pen: 1
Spark Foundation: 1
Note 1: Community Housing Developers: 2 Loans relate to 95 Fairview Avenue (1 Count)
2 Loans relate to Hartin House (1 Count)
Total HCP Loan Inventory (Amount Loaned): $1,350,041.00
Total HCP Outstanding Balances: $1,236,075.78
CSD24:A:\hcp/summary.inv
CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
f ATTACHMENT 3
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$ 219.24 I
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$ 8,700
$ 35,000I
$ 10,500
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!ADDRESS - PHONE - SS#
117231 Wedgewood Ave., 95030
1245 Edelen Ave., 95030
1245 Edelen Ave., 95030
16395 Shady View Lane, 95032
20920 Nez Perce, 95031
16200 Jacaranda Way, 95032
14355 La Rinconada, 95030 I
100 Oak Park Drive, 95030
BORROWER
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$42,352.57
I Balance 3/31/96
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COMMENTS: Original Deed of Trust dated 2/5/82 for $25,000 (maturity 5/11/2002); Promissory Note for $20,535 dated 8/23/89 (8/1/09 maturity). I
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Rents are subsidized thru "Section 8 Existing Program" (no more than 30%0 of renter's income to rent). I
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(LOAN DATE
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HH: 11 PATRUOP I
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STATUS
Low/Mod
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Low
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5/3/82
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'ADDRESS - PHONE - SS#
[106 Massol Avenue, 95030
[25 Grove Street, 95030
[25 Grove Street, 95030
[15 Oak Hill Way, 95032
I658 Bair Island Road, 3300
Redwood City, CA 94063
126 Forest Hill Drive, 95030 [
159 La Canada Court, 95030
BORROWER
Balance 3/31/96
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I Balance 3/31/96
$21,419.78
I Balance 3/31/96
$22,850.47
I Balance 3/31/961
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69-
Balance 3/31/96
I$48,417.52
[ Balance 3/31/96
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CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
COMPLETIONI
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Town:#252
Co: LG-89-JuI1
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Town: #253
Co: LG-89-Aual1
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Town: #254I
Co: LG-89-Au92
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Client #66I
!MATURITY
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4,365 (dated 4/19/90)....$116.47 + $24.20.
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MO. PAY
$ 166.38
$ 140.67
$ 166.38 1
$ 10.00
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LOAN DATE
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LOAN AMT
$ 30,000
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COMMENTS: Funds added to Loan/Notice of Advance Under Deed of Trust $
$ 30,000 I
$ 7,5001
$ 507,889
TOWN NO.
PELLI3P
#658
POULL3P
659
TRACY3P
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Under 50%I
COMMENTS: Subordination Agreement recorded 10/8/86.
STATUS
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HH: 2
Low/Mod
COMMENTS: Notice of Completion not on file.
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Very Low
,ADDRESS - PHONE - SS#
421 Hershner Drive, 95032 1
316 Bella Vista Avenue, 95032 1
123 Mary Way, 95032
432 San Benito, 95030
Loan Balances 3/31/96
BORROWER
Balance 3/31/96
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Balance 3/31/96
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Balance 3/31/961
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$346,448.17
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CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
COMPLETION
N
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Town #195I
t loan ($10 monthly commencing 10/1/84); however, it is not cost effective for Town to process $10
N
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Town #228
Co: LG-86JA-02I
4. If property is sold or transferred within 10 years of date of original advance, then funds advanced by Town shall immediately become due and payable,
with interest at 10% from date of original advance. If property is sold or transferred after 10 years of date of original advance, and if property is still used
to house low/moderate income households during this time, then interest will be 5% from date of original advance.I I I
5. Documents: Resolution 1986-72; Agreement for Acquisition of Housing for Low/Moderate Income Households; Recitals; Insurance Requirements;
Payment to Contractor; General Block Grant Conditions; Scope of Services.
6. Santa Clara Council also contributed to acquisition. All interest due will be paid with principal at maturity or upon sale or transfer of property (5% from 5/23/86).
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Town #228
Co: LG-86JA-02I
MATURITY
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Upon Sale
2. CHD awarded $79,500 in FY 85/86 for acquisition (Reso 1986-72); in FY 86/87, CHD was allocated another $32,000 (Reso 1986-132)
13. Loan secured by Deed of Trust dated 5/21/86 (recorded 5/28/86); Town has second priority after primary loan. I
Town agrees to subordinate to a new first loan provided that total encumbrances on the property do not exceed 95% of its fair market value.
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Client also requested a second HCP loan in 1987 (for roof repair fixed from funds from first loan); loan was refused by LRC.
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3. Note, and Deed of Trust securing it, may be subordinated to other encumbrances upon the property with prior written consent
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2. In event property is sold, conveyed...the obligation evidenced in note is immediately due and payable.
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Rehab
Deferred
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COMMENTS: A $315 grant was issued around 2/4/81 to provide for C/O to original work scope.
Deferred
Acquisiton
1. Property: 95 Fairview Plaza; Victorian fourplex (1 studio, 1 2-bedroom unit, 2-1 bedroom units)
7/1 /86 I Deferred
I Rehabl
1. Property: 95 Fairview Plaza; Victorian fourplex (1 studio, 1 2-bedroom unit, 2-1 bedroom units)
14. 6% interest compounded annually. I
LOAN DATE
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5/21/86
LOAN AMT
$ 20,240
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$ 30,000
TOWN NO.
BLANTOP
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#624
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and approval of Town Manager and Town Attorney.
STATUS
HH: 3
Very Low
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COMMENTS: This loan was initially an installmen
payments and loan is noW considered deferred.
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Low Inc: 3
Mod Inc: 1
4 Hseholds
255 North Market Street, #290 Low Inc: 31
San Jose, CA 95110 Mod Inc: 1
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BORROWER ADDRESS - PHONE - SS#
779 Blossom Hill Road, 95030
214 El Cajon Way, 95030
1255 North Market Street, #290
San Jose, CA 95110
Fax: (408) 292-1231
Balance 3/31/96
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Balance 3/31/96i
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Balance 3/31/96
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Balance 3/31/96
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CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
INT MATURITY COMPLETIONI
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Or
11. Hartin House shelters eight seniors with incomes of 50% or Tess of CMI (average rent of $300). Address: 221 Los Gatos Blvd., 95032. 354-3675
3. Trustor agrees to submit an annual report for the period of the loan on status of Senior group home and agrees to make payments on the loan if there is
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Co: LG-85-Feb03I
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iabbed structure to low/moderate
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1 15 Years
2. Note becomes due and payable if: a) Property is sold...after first 10 years from above date, irrespective of maturity date expressed, or
b) Property is sold during first 10 years from 9/16/83 without loan and rent restrictions being assumed by new owner.
a positive cash flow. I I I
4. Documents: Rent Stabilization Agreement (recorded 2/3/84, effective 10 years from date of execution, defines max monthly rent $400/room);
Owner Participation Agreement (9/16/83). I I I I
5. Loan used to convert residential home into a group home for seniors; one dwelling unit with eight 1-bedrooms (single room occupancy).
I15 Years
3. Documents: Owner Participation Agreement (8/20/85); Rent Stabilization Agreement (8/20/85...in effect for ten years from date of execution
0% Upon Sale
or Death of
Owner
0%I Upon Salel
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12. LRC reserves right to review financial status every 5 years, starting 6/90 (to determine if deferred loan needs to be readjusted).
I1ST PAY
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1. Payment due in full one year from day residence is no longer primary residence or upon dealth (from proceeds of estate). I
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TOWN NO.1 LOAN AMT LOAN DATE TYPE I MO. PAY
Deferred I $ -
Rehab
2. Owner agrees to be subject to rent restrictions for five (5) years and to limit occupany of 51 % of dwelling units in re
income persons for said period.
IDeferred
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Deferred
Rehab
$ 34,675 I 10/21/851 Deferred'
$ 25,000 9/16/83
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$ 15,500
$ 46,265I
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1. Hartin House, 221 Los Gatos Blvd., Los Gatos, CA 95032
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HH:11 CURLEOPI
BORROWER ADDRESS - PHONE - SS# I STATUS
255 North Market Street, #290 HH: 8
San Jose, CA 95110 Seniors
Very Low
HH:8
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LVery Low
...maximum monthly rent $400 per room).
HH: 1
Very Low
(<50% CMI)
Elderly
2. Actual disbursement: $37,341.33
Very Low
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1. Actual disbursement: $32,824.55
1255 North Market Street, #290
San Jose, CA 95110
16760 LeRoy Avenue, 95032
17121 Cresent Drive, 95030
Balance 3/31/96
$26,627.44
Balance 3/31/96
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Balance 3/31/96
$37,341.33 I
Balance 3/31/96
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LOAN INVENTORY
CDBG HOUSING CONSERVATION PROGRAM
MATURITY COMPLETION(
Town: #2571
1 Co: LG-90-OC-21
1 6/4/851
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1 Co: LG-84-Mav-01 1
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(Reference: Open Doors Multi -Family Development, 634 W. Parr Avenue, Los Gatos, 95030 (64 units ranging from 2-4 bedrooms; on -site childcare center w/
han 60% CMI); comprehensive deed restrictions exist to maintain bldg for purpose intended.)
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Co: LG-92-N021
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Co: LG-84-Seot-011
1 Unspecified
1 Upon Sale...
1 By Owner
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$
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I2. LRC reserves right to review financial status to determine if loan needs to be readjusted every 5 years starting February 1990.
3. Bert Lansing deceased; per note to file dated 6/29/94, property sale may be forthcoming per Marlene Locastro, daughter/executor.
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TYPE I MO. PAY
Deferred $ -
IRehab I
Deferred I $ -
Rehab
2. Documents: Short Form Deed of Trust and Promissory Note; Owner's Participation Agreement 2/14/94. 1
$ 17.00 1
2. LRC reserves right to review financial status every 5 years and adjust monthly payments and interest from 3/1/90.
3. Loan was converted from installment to deferred, though file does not reveal when or why this occurred.
IDeferred
Acquisition
Deferred
Rehab
1. Actual Disbursement: $62,907.05 (Red Cross Grant also disbursed in amount of $47,013).
11 /15/84 I Deferred
I Rehab
I LOAN DATE
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11. Actual Disbursement: $39,600 (Additional $6,000 approved by LRC 11/15/91)
2. Maturity Date not identified; Promissory Note not on file; amount of Trust Deed: $33,000.
L 2/1/85
$
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1. Actual Disbursement: $3,261.66 (Owner Participation Agreement dated 1/18/85). 1
LOAN AMT
$ 33,000
$ 6,000
I $ 10,000
I $ 300,000
$ 63,000
$ 4,000-1
W STATUS TON NO.
HUNTZOP
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subsidized rates available to tenants; eligible households (less t
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(<50% CMI)
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1. 32 year, non -interest bearing deferred loan.
$
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163 La Canada Court, 95030 I HH: 51
Low/Mod
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BORROWER ADDRESS - PHONE - SS#
106 Belridge, 95032
I16050 Los Gatos -Almaden Road
(COMMENTS:
1. Actual disbursement: $9,137.50
I658 Bair Island Road, Suite 300
Redwood City, CA 94063
33 Walnut Avenue, 95030
Balance 3/31/96
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_
Balance 3/31/96
0
§
0
I Balance 3/31/961
000'OOE$
Balance 3/31/96
$
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1 Balance 3/31/96
$
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CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
COMPLETION
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4/22/88
1 Co: LG-87-July-02I
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Town: #2111
Co: LG-85-April-01 I
7/1/841
Co: LG-83-Oct-03
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MATURITY
Paid in Full
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One Year
After Death
or Sale of
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ISee Note 1
3. Original loan amount $12,500 (on 7/2/89, the LRC approved HCP loan increase up to $3,500; because contingency on initial loan was not used,
11/17/93: LRC did not approve Mid -Peninsula Open Space District's request to forgive the loan balance: 1) District has capacity to pay;
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1. LRC also approved an emergency HCP grant of $500 on 11/13/92 (owner became ill and couldn't finish rehab work
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2. Principal plus interest due in full one year after home ceases to be primary residence or upon death from proceeds of estate.
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2_ LRC reserves right to review financial status to determine if loan needs to be readjusted every 5 years effective 2/28/89.
—
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I$ 77.92
2. LRC reserves right to review financial records every 5 years and adjust monthly payments from 1/1/88.
3. Deed of Trust dated 1/19/78 re -recorded 5/9/79 (Owner Participation Agreement dated 12/3/87; $18,700).
2. Mr. Pezzoli died and left property to Open Space District, which is now responsible for paying off loan balance.
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Rehab
Deferred !1
03
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Deferred
Rehab
Deferred
Rehab+
1. Trust Deed re -recorded 11/8/85 - 11/21/85; Owner Participation Agreement dated 10/18/85.
2/28/84I Deferred
I Rehab[
LOAN DATE
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12/3/87
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10/18/85
2) the District is not an eligible CDBG client (County agrees with decision of LRC).
LOAN AMT
$ 5,000
$ 18,700
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LC;
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$ 14,000
the advance under the Deed of Trust was executed for $1,500).
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HH: 11 POWEROPI $ 11,500
TOWN NO.
NORTHOP
OCONN3P
#643
PATRUOP
PEZZOOPI
#645
STATUS
50% CMI
IModerate
he had planned on tackling himself).
N
Very Low
.-
Very Low
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Very Low
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BORROWER ADDRESS - PHONE - SS#
16970 Cypress Way, 95032
1. Actual Disbursement: $23,450
246 Garden Hill Drive, 95032
1159 La Canada Court, 95030
11. Actual Disbursement: $13,949.
15900 Soda Springs, 95030
3. Actual Disbursement: $4,289.00
16369 E. La Chiquita Ave., 95030 I
1. Actual Disbursement: $10,450.
Balance 3/31/96
$18,042.76
Balance 3/31/961
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Balance 3/31/96
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Balance 3/31/96
$4,289
Balance 3/31/96 1
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LOAN INVENTORY
CDBG HOUSING CONSERVATION PROGRAM
(MATURITY COMPLETION(
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Co: LG-85-Julv-01I
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Co: LG-90-Oct-1
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Unspecified
low" to "very low."
Upon Sale,
Transfer,
Refinancing
hru 10/31/2011); per Town request, client agreed to convert loan
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3. Licensed residential group home for developmentally disabled adolescents and young adults afflicted with autism (6-bed group home).
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4. Loan assisted Spark Foundation in purchasing a single-family residence (previously owned by Housing for Independent People).
1ST PAY
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1. This loan was converted from a 3% install loan to a 0% deferred loan on 2/25/92 when income status of client dropped from "
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2. Payment due immediately in event of plans to alter utilization of residence prior to end of ten year promissory note term.
MO. PAY
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8
TYPE
Deferred
Rehab
Deferred
Rehab
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LOAN DATE
11/22/85
4/25/91
C.
CA
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5. Town's loan equals second mortgage loan funded by Affordable Housing dollars.
l LOAN AMT
$ 20,600
$ 15,000
1. Actual Disbursement: $13,873.44; simple interest accrues effective 11/1/91
2. Loan initially set up as installment (3%, $83.19 per month effective 11/1/91 t
$ 10,0001
$ 842,152
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SHARP3P
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SPARKOP
1. Local Address: P.O. Box 111, Los Gatos, CA 95031
6. Office: 1720 Merrill Drive, San Jose, CA 95124 (448-3953
STATUS
2
Very Low
Senior
HH: 21
Low/Mod
<80% CMI
Low Income
Handicapped
BORROWER ADDRESS - PHONE - SS#
403 Los Gatos Blvd., 95032
140 Belwood Court, 95032
to deferred status 9/2/92.
109 Calle El Padre
Balance 3/31/96
Balance 3/31/96
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Balance 3/31/96
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Balance 3/31/96
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I $889,627.61 Outstanding
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LOAN INVENTORY
CDBG HOUSING CONSERVATION PROGRAM
1ST PAY INT MATURITY COMPLETION'
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2. Work Scope: Hot water heater replacement, garage door removal and replacement, hard -wired smoke detector installation, auto garage door opener/
installation, tree and bush trimming.
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N/A,
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MO. PAY
64
1. Check disbursed 8/16/95 (rehab work on client's condo, including shower install and removal of existing tub.
64
TYPE
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0
GRANT'
(LOAN DATE
2/3/94
CD
0)
M
LOAN AMT
$ 3,000
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49
Approved
TOWN NO.
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ADDRESS - PHONE - SS# I STATUS
=
Very Low
(<50% CMI)
Senior
_
_
Very Low
(<50% CMI)
Senior
1. Grant disbursement in progress as of 4/3/96.
14225 Lora Drive, #101, 95030
2. Wedgewood Manor Resident
403 Los Gatos Blvd., 95032
BORROWER
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CDBG HOUSING CONSERVATION PROGRAM: LOAN INVENTORY
MATURITY COMPLETION
Paid in Full 5/21/79
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Co: LG-85-Jan-01 I
3
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1ST PAY
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MO. PAY
0
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0
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TYPE
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LOAN DATE
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LOAN AMT
0
0
COMMENTS: Loan paid in full 2/7/96 (receipt of check #900 for $1020). I
0.
TOWN NO.
_KERNPOP l
STATUS
HH: 4
Very Low
2
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ADDRESS - PHONE - SS#
147 Arroyo Grande, 95030
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ILOAN PAYOFFS
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TOWN OF LOS GATOS
PRICE HOUSING
W
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MO/YR OCCUPIED
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LOCATION
COMPOSITION
CATEGORY
FORBES MILL
built in 1981
95 Church St.
single man
ATTACHMENT 4
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• County of Santa Clara
Environmental Resources Agency
Housing anti Community Dc4•clopnucnt
1 733 North First Street. Suite 263
San Jose. Calilornia 951 12
t4081 441-02(31 FAX 441-0365
ATT iMENT 5
FEB 2 i.,90 w 9 C^
MEMORANDUM
Date: January 30, 1996
To: City HCD Program Coordinators
From: Charlie Chew, Program Manager
Subject: Urban County Cooperative Housing Rehabilitation
Program, Client Survey Results
Enclosed is a summary of survey results regarding the level of client
satisfaction with the Urban County Cooperative Housing Rehabilitation
Program (which currently does not include the cities of Morgan Hill,
Gilroy or Campbell). The summary is a compilation of 105 surveys
covering client satisfaction for seven years from FY 1988 through FY
1995. The survey results indicate a very high level of overall satisfaction
with the Program, especially with the performance of County
Rehabilitation Specialists, the County Loan Officer and City Rehabilitation
Coordinators, which all scored a 98% level of satisfaction. In
addition,100% of our rehabilitation clients would recommend the
Cooperative Housing Rehabilitation Program to their friends! All
performance measures exceeded an 84% level of satisfaction except for
"Timeliness of Completion" which received a 61% level of satisfaction.
Also, only 71 %° of our clients "Would Hire [the same] Contractor Again."
although contractors were given a score of 90% satisfaction for
"Responsiveness."
lloarcl of Supervisors: NI. 1 londa. t3lanra ;Vvaraeiu• Roll Gonzales. James T. Beall Jr.. Dianne McKenna
County Executive: Richard 4Vittcnl)erg
4 007
January 23, 1996
COUNTY OF SANTA CLARA
COOPERATIVE REHABILITATION PROGRAM
SINGLE FAMILY REHABILITATIONS
Client Survey Results
Total number of Surveys: 105 (FY88-95)
The following is a summary of the client satisfaction evaluations submitted by the
Housing Rehabilitation Program clients at the completion of most projects for Fiscal
Year 1988 -1995. Copies of original evaluations are on file at the County of Santa
Clara Housing Rehabilitation Office. In the future this report will be prepared and
made available annually.
OF TOTAL % OF TOTAL
1. Timeliness of Completion:
On schedule: 61 Off schedule: 39
2. Contractor's consideration:
Satisfactory: 84 Unsatisfactory: 16
3. Contractor's responsiveness:
Yes: 90 No: 10
4. Quality of Work:
Satisfactory: 87 Unsatisfactory: 13
5. Would Hire Contractor again:
Yes: 71 No: 29
6. Work. Write-up clear:
Yes: 98 No: 2
7. Staff Courtesy:
% TOTAL
Rehab Specialist:
(1) excellent/good* 98
(2) fair 2
(3) poor 0
8. Staff Helpfulness:
9. Canceled
Rehab Specialist
(1) excellent/good* 98
(2) fair 2
(3) poor 0
appointments with adequate
Yes: 100
%OF TOTAL
City/County Representatives
(1) excellent/good* 98
(2) fair 2
(3) poor 0
City/County Representatives
(1) excellent/good* 98
(2) fair 2
(3) poor 0
notice:
No: 0
1 Q: Scheduled appointments to accommodate homeowner's work
schedule:
Yes:
11. Would Recommend Program:
Yes:
100 No: 0
100 No: 0
*Two different forms were used. The early form just had 3 categories, i.e., "good",
"fair" and "poor". The later version was changed to include an "excellent" category.
(See attached blank forms)
Ih.client.sury
-2-
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ATTACHMENT 7
HOUSING REVENUES
Revenue Source
Use/Restrictions
Below Market Price
Housing Program:
In -Lieu Fees
• Program administration
• Landbanking
• Writing down the cost of owner -occupied units to make them
affordable to low -moderate income households; and
• Purchasing rental units for renting to eligible tenants.
Community
Development Block
Grant Funds
CDBG funds must be used to meet one of three objectives:
1. Eliminate slum and blight,
2. Meet an urgent need,
3. Address the needs of low and moderate income households.
Eligible Uses:
• Construction of new affordable housing units.
• Rehabilitation of affordable housing units.
• Construction of neighborhood centers.
• Removal of architectural barriers for the elderly and
handicapped.
• Fair housing and other public services.
Projects that improve the quality of living for low and very low
income residents may include:
Housing rehabilitation activities.
Community and senior centers.
Facilities for physically or developmentally disabled persons.
• Child care facilities.
• Repair of streets, curbs and gutters.
• Construction of parks, playgrounds, and public recreation
facilities.
Town CDBG Activities:
• Housing Conservation Program
• Affordable Housing
• Annual grants to public service agencies
(FY 1995/96 $41,750)
• ADA Accessibility Improvements
• Emergency Housing Consortium
Redevelopment
Agency:
Housing Set Aside
Funds
Program administration
Funds must be used to increase, improve, and preserve supply
of affordable housing for low or moderate income
persons/families
Eligible activities:
1. Acquire property or building sites
2. Improvement of property or buildings
3. Donation of property to private or public persons or
entities
4. Finance insurance premiums
5. Construction of buildings or structures
6. Acquire buildings or structures
7. Rehabilitate buildings or structures
8. Provide subsidies
9. Develop plans, pay principal and interest on bonds
10. Maintain supply of mobile homes
11. Preserve the availability to lower income households of
affordable housing units which are threatened with
imminent conversions to market rates
COMMUNITY SERVICES DEPARTMENT
HOUSING PROGRAM: PRELIMINARY FY 1996/97
Staff FTE
Expenses*
0
rn
N
Revenue
Source
a�
a>
w
a)
Services/Workload
Below Manage and implement the Below Market Price Housing Program through
Market which owner -occupied and rental units are made available for low/moderate
Price income households.
(BMP) • Negotiate sales price of new owner -occupied units.
• Monitor Town's contract with Community Housing Developers for
sale of units.
- respond to inquiries
- determine resale price
- approve/amend sales schedules
- approve/amend applicant priority listing
- prepare necessary Council reports
- prepare loan documents, as necessary
• Monitor rental units
- negotiate rental rates
- screen applicants for income eligibility
Components
ATTACHMENT 8
en
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Provide low interest loans and grants to rehabilitate housing occupied by very
low -low income households through the Housing Conservation Program.
• Manage and monitor 40 current loans totalling approximately $1
million.
• Manage special grant/loan funds (i.e. CALDAP and Red Cross).
• Market program and conduct community outreach.
• Applicant intake and process applications.
• Staff Loan Review Committee.
• Execute and process loan documents and loan closing.
• Monitor rehabilitation work and process disbursement of payments.
• Mediate between contractor and homeowner.
• Bring rehab project to closure and establish an accounts receivable.
• Monitor monthly loan payments.
• Fulfill CDBG Urban County quarterly reporting requirements.
Affordable Meet General Plan objectives to maintain and increase affordable housing
Housing through the use of CDBG, BMP In -lieu, and other funds.
• Monitor funds allocatedf to affordable housing.
• Prepare request for qualifications to select housing developer.
• Work with developer to propose housing development.
• Review and process required loan/grant documents.
c
0
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r
an E
c c--.
c c o c.) V a, x
0
1
0
N
N
6R
0Q
aw ,
Other:
Tenant Relocation Relocation:
• Facilitate relocation of tenants residing on Town -owned houses on
Villa Avenue.
• Monitor contract with relocation consultant.
• Respond to tenant requests and inquiries.
• Manage properties.
Housing Bond HBAC:
Advisory Committee • Represent Town on County committee.
(HBAC) • Participate in allocating Housing Bond Trust Fund grants/loans ($1.1
million.
Information/Referral • Assist with establishing Policy for Mortgage Credit Certificate
Program.
IR
• Respond to inquiries regarding housing in Los Gatos.
• Refer people to appropriate services/programs (shelter, rental, or
ownership.)
`Based on average employee expense.
C SD24: A: \bcbmi sc/hsgbud. 976
April 15, 1996
Los Gatos, California
MINUTES OF APRIL 1, 1996 (04.V)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council approve the Minutes of
April 1, 1996 as submitted. Carried by a vote of 4 ayes. Mrs. Benjamin was absent.
TREASURER'S REPORT/JANUARY 1996 (05.V)
Motion by Mrs. Lubeck,t seconded by Mr. O'Laughlin, that Council accept Treasurer's Report
as of January 31, 1996. Carried by a vote of 4 ayes. Mrs. Benjamin was absent.
STORM WATER MANAGEMENT/NONPOINT SOURCE/1996-97 BUDGET (06.37)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council approve the 1996-97 Storm
Water Management Program (Nonpoint Source) Budget. Carried by a vote of 4 ayes. Mrs.
Benjamin was absent.
HOUSING PROGRAMS/COMMUNITY SERVICES (07.19)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council accept the report on the
status of the Town Housing Programs. Carried by a vote of 4 ayes. Mrs. Benjamin was absent.
ART SELECTION PANEL/ARTS COMMISSION (08.20)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council accept the Arts Commission's
recommendation to appoint Brian Carleton, Marian Clayden, Dr. Fawn Powers, Leon Kaplan
and Leonard Pacheco to the Art Selection Panel. Carried by a vote of 4 ayes. Mrs. Benjamin
was absent.
CLAIM REJECTION/ALAN SIMS (09A.01)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council deny claim of Alan Sims for
alleged property damage occurring on December 12, 1995. Carried by a vote of 4 ayes. Mrs.
Benjamin was absent.
CLAIM REJECTION/ALAN & PERRI GOLDBERG (09B.01)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council deny claim of Alan and Perri
Goldberg for indemnity for lawsuit brought by Kim Niederman. Carried by a vote of 4 ayes.
Mrs. Benjamin was absent.
DONATIONS TO THE TOWN/ACCEPTED (10.09)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council accept pick-up truck donated
by Central Fire District; crime prevention and DARE materials donated by police volunteer
organizations; crime preventions literature donated by Emerson Shaw. Carried by a vote of 4
ayes. Mrs. Benjamin was absent.
DONOR PROGRAM/PARK BENCH/TRESEDER FAMILY DONATION (11.28)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, that Council accept donor program
proposal for public facilities and accept the Treseder Family donation of bench to be placed in
the Civic Center Plaza. Carried by a vote of 4 ayes. Mrs. Benjamin was absent.
COUNCIL AGENDA/APRIL 22, 1996 (12.10)
Motion by Mrs. Lubeck, seconded by Mr. O'Laughlin, Council accept April 22, 1996 Council
Meeting Agenda as presented in desk item. Carried by 4 ayes. Mrs. Benjamin was absent.
TC: D8: MM041596.JT
3