07 Staff Report - Very Low-Income Senior HousingtowN of MEETING DATE: 12/3/07
ITEM NO: -7
.Mite '
s COUNCIL/AGENCY AGENDA REPORT
~S GAtO
DATE: November 27, 2007
TO: CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCYYj
FROM: PAMELA S. JACOBS, INTERIM EXECUTIVE DIRECTOR
SUBJECT: DIRECT STAFF TO NEGOTIATE AN AGREEMENT TO LOAN
$777,700 OF REDEVELOPMENT AGENCY LOW AND MODERATE
INCOME HOUSING FUND MONIES TO SENIOR HOUSING
SOLUTIONS TO ACQUIRE AND REHABILITATE A HOME TO
PROVIDE FIVE UNITS OF VERY LOW-INCOME SENIOR
HOUSING.
RECOMMENDATION:
Direct staff to negotiate an agreement to loan $777,700 of Redevelopment Agency Low
and Moderate Income Housing Fund monies to Senior Housing Solutions to acquire and
rehabilitate a home to provide five units of very low-income senior housing.
BACKGROUND:
1. Low and Moderate Income Housing Fund:
Under California Redevelopment Law, 20 percent of all redevelopment tax increment
revenues must be set-aside in a separate account to be used for the purposes of
affordable housing. These funds can only be used to retain or increase the supply of
affordable housing in the community.
The Town of Los Gatos Redevelopment Agency (RDA) currently has a balance of
roughly $6.5 million in its Housing Fund. Redevelopment Law requires that an
agency expend or encumber the money in its housing fund within specified
timeframes. Specifically, housing fund amounts that exceed the aggregate amount
deposited into the housing fund during the preceding four fiscal years is deemed to be
"excess surplus." Agencies have three years in which to expend their excess surplus
PREPARED BY: WkTortz, Deputy Executive Director
N:\DEV\CNCLRPTS\2007\sr housing solutions 120307.doc
Reviewed by: Assistant Town Manager/Deputy Director Town
Attorney/General Counsel Clerk Administrator/Secretary a Finance
r community Development
PAGE 2
CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCY
SUBJECT: COMMITMENT TO LOAN REDDEVELOPMENT HOUSING FUNDS
TO SENIOR HOUSING SOLUTIONS FOR ACQUISITION AND
REHABILITATION OF SENIOR HOUSING
November 27, 2007
housing funds. Under the excess surplus requirements, the RDA must encumber
$519,000 from its Housing Fund by July 1, 2008.
2. Senior Housing Solutions:
Senior Housing Solutions (SHS) was formerly called Project Match. Their mission is
to provide affordable housing to very low income seniors with annual incomes of less
than $12,000. SHS typically purchases an existing single family home which it
rehabilitates to provide four or five senior housing units/bedrooms. Under their
program, each senior is provided with an independent bedroom while the other living
spaces are shared. SHS currently provides 42 units of senior housing in nine single
family homes in Santa Clara County.
In 2003, the Town loaned SHS (then Project Match) roughly $262,000 to purchase
and rehabilitate a home in Los Gatos. The loan led to the purchase of the home at
14390 Blossom Hill Road.
DISCUSSION:
1. Request from SHS:
SHS requests $777,700 of support from the Town to purchase and rehabilitate a
second home in Los Gatos for five units of senior housing (Attachment 1). The five
rooms would be rented to very low-income seniors whose incomes are $1000 per
month or less.
SHS proposes to fund this project from the following sources:
Town of Los
County
Housing
Senior
TOTAL
Gatos
CDBG/Home
Trust
Housing
Pro "ram
Services
$777,700
$450,000
$100,000
$4,700
$1,332,400
When SHS has secured a financing commitment from the Town, they will submit
applications to the County and the Housing Trust to obtain funding from those
agencies. SHS targets May 2008 to secure all funding for the project. Subsequently,
SHS will purchase a home and proceed with rehabilitation and conversion of the
home to a senior residence. They hope to have the home complete in December 2008
with full rental by March 2009. A more detailed schedule is attached to their letter
(Attachment 1).
PAGE 3
CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCY
SUBJECT: COMMITMENT TO LOAN REDDEVELOPMENT HOUSING FUNDS
TO SENIOR HOUSING SOLUTIONS FOR ACQUISITION AND
REHABILITATION OF SENIOR HOUSING
November 27, 2007
2. General Terms of Loan and Agreements:
At this stage in the funding process, this request is only for a commitment of funding
from the RDA. RDA staff would then proceed to draft the formal agreements with
SHS, which would be brought back to the RDA Board for approval.
Staff proposes that this loan mirror the terms contained in the previous loan to Project
Match approved by the RDA Board in 2003. Those terms are summarized as
follows:
■ Loan term of 99 years at which time the loan will be due and payable in full or the
property would revert back to the Town.
■ 3% interest rate with deferred payments for the term of the loan.
■ Units must be rented to seniors that qualify as a Very Low Income Household.
■ Affordability restrictions will run for the 99-year period.
■ Preference is given to seniors that live or work in Los Gatos.
These terms are similar to those used by other cities that have funded SHS projects.
3. Selection of Property
Once SHS has secured all its financing, it can search for and enter into a contract to
purchase a suitable home in Los Gatos. Typically, SHS tries to locate a home that
can be modified to provide five bedrooms. Given the cost of housing near Downtown
in the Redevelopment Project Area, it is likely that the home will be outside of the
Project Area. When the RDA Board reviews the loan documents and agreements,
staff will also include a resolution with findings to allow for Redevelopment Housing
Funds to be expended outside of the Project Area, as allowed by Redevelopment
Law.
When SHS has purchased a home, it will obtain building permits for any
rehabilitation work. No conditional use permit is required, as State law preempts
local government from regulating group homes of six or fewer individuals. However,
SHS does conduct substantial outreach to the neighborhood in which the project will
be located and the projects are generally well received once neighbors understand
seniors will occupy the home.
PAGE 4
CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCY
SUBJECT: COMMITMENT TO LOAN REDDEVELOPMENT HOUSING FUNDS
TO SENIOR HOUSING SOLUTIONS FOR ACQUISITION AND
REHABILITATION OF SENIOR HOUSING
November 27, 2007
4. Consistency with Plans:
This request is consistent the following Town plans as summarized below:
General Plan Housing Element: The Housing Element and Housing Element
Appendix acknowledge the need for housing at various affordability levels and
for senior housing. The Element states that population of seniors in the Town will
increase 90 percent from 2000 to 2020.
■ Redevelopment Plan and Redevelopment Law: State Redevelopment Law and
the Redevelopment Plan require the expenditure of 20% of redevelopment tax
increment revenues for affordable housing. The funding of the SHS request will
fall within the timeframe required by State law for expenditure of monies from
the Los Gatos RDA's Housing Fund.
Redevelopment Implementation Plan: These funds would target low-income
households as encouraged by the Implementation Plan and State Redevelopment
Law.
The Plan and State law require that a minimum of 84.7% of the RDA Housing
Fund expenditures target non-age restricted housing within the implementation
period of 2002-2014. With approval of the subject loan, the RDA would be
required to spend a minimum of roughly $6,800,000 on non-senior housing. Staff
sees no issues with this amount given the current Housing Fund balance of
roughly $6.2 million and roughly $1.2 million in revenues deposited into the fund
annually in this and future fiscal years.
CONCLUSION:
A funding commitment of $777,700 to Senior Housing Solutions will facilitate a five
unit, very low-income senior housing project. The project would be funded with monies
from the RDA's Housing Fund that must be spent on affordable housing projects. The
facility would utilize an existing house in Los Gatos and is anticipated to be operational
in roughly one year. If this commitment is authorized, staff will return with the necessary
agreements for Board approval in early 2008.
ENVIRONMENTAL ASSESSMENT:
Is not a project defined under CEQA, and no further action is required. A categorical
exemption will need to be granted when the Agency Board considers the final loan
agreements.
PAGE 5
CHAIR AND MEMBERS OF THE REDEVELOPMENT AGENCY
SUBJECT: COMMITMENT TO LOAN REDDEVELOPMENT HOUSING FUNDS
TO SENIOR HOUSING SOLUTIONS FOR ACQUISITION AND
REHABILITATION OF SENIOR HOUSING
November 27, 2007
FISCAL IMPACT:
Funding for this $777,700 request would come from the Redevelopment Agency Housing
Fund. The Fund has a current balance of approximately $6.5 million.
Attachments:
1. Letter from Senior Housing Solutions
Tai strihuti on :
Bob Campbell, Senior Housing Solutions, 512 Valley Way, Milpitas, CA 95035
N:\DEV\CNCLRPTS\2007\sr housing solutions 120307.doc
SENI77
SOLUTIONS
HOUSING
Randy Tsuda
Assistant Director of Community Development
110 E. Main Street
Los Gatos, CA 95031
Dear Randy,
Thank you for taking time to meet with Chris and I on the 29th. This correspondence is intended
to provide an overview of the Los Gatos Senior Group Residence Project and an initial request
for financing support for the project.
Senior Housing Solutions (formerly Project Match) is planning to develop 5 units of affordable
housing for extremely low-income seniors in the Town of Los Gatos. We are seeking
approximately $777,700 of support for the project from the Town of Los Gatos. We're targeting
Redevelopment Agency funds for this purpose. The total cost of the project is estimated at just
over $1.3 million. A schedule of sources and uses is attached.
Brief Description of Senior Housing Solutions
The mission of Senior Housing Solutions (SHS) is simple: To develop affordable housing to help
extremely low-income seniors improve their quality of life. Our innovative model combines
housing, property management and case management to achieve positive health and quality of life
outcomes for our residents (2005-2006 Findings and Outcomes is attached). Toady the Senior
Group Residence Program provides 42 units of affordable housing for extremely low-income
seniors in nine single-family homes throughout Santa Clara County (2 in Campbell, 2 in
Sunnyvale, 2 in Santa Clara, 1 in San Jose, 1 in Los Gatos and 1 in Milpitas). The average age of
current residents is 72 years; the average monthly income is $935. Rent, including utilities,
phone, cable and laundry facilities is just $280 a month. Our web site is
www.srhousingsolutions.org if you'd like more information.
The Los Gatos Senior Group Residence Project Description
For the Los Gatos Senior Group Residence Project we plan to purchase a 3-5 bedroom home and
rehab it so that it is appropriate to house 5 extremely low-income independently functioning
seniors. Rents would be held at 30% of the senior's income. Our target is Town of Los Gatos
residents who are seniors and whose income is $1,000 per month or less. We would propose to
finance the project with a combination of funding sources including Los Gatos Redevelopment
Agency, County of Santa Clara Office of Affordable Housing and the Housing Trust of Santa
Clara County.
We've used this formula successfully in most of our Senior Group Residences mentioned above.
For the Los Gatos Senior Group Residence Project we anticipate submittal an application for
$450,000 to the County Office of Affordable Housing (OAH) Urban County HOME/CDBG fund
n-yt)512 Valley Way / Milpitas, California / 95035
ph 408-416-0271 / fx 408-416-0278 / ATTACHMENT 1
program in January 2008. We will make our loan application to the Housing Trust for the project
once we have a commitment from the Town of Los Gatos. Currently, for projects of the size
proposed (5 units) the Trust will lend up to $20,000 per unit. We have loans from the Trust on
our last three projects; one in Campbell, one in Los Gatos and our most recent project in
Milpitas. Should the rehab needs be more extensive than planned we would consider requesting a
loan from the County of Santa Clara Rental Rehab Program. I have attached a history of our
sources for acquisition and rehabilitation for our past seven projects for your infonnation. All of
the funds identified are grants or loans with repayment being either residual receipt or deferred
simple interest and principle. Affordability periods range from 15 to 99 years.
The process is to obtain funding commitments for the project from the Town of Los Gatos
Redevelopment Agency and Housing Trust (not later than October) and from the County during
their usual CDBG/HOME grant cycle which usually begins in January with commitments in
May. Once the commitment from the County is made we would apply for a Temporary Loan
from Lenders for Community Development (we've obtained temporary loans from LCD for
several of our other projects). Then we would go out on the market and purchase an appropriate
single-family home. A detailed project schedule is attached.
Because we serve a senior population exclusively we require central heating with AC. We've
discovered that it is possible to set up the HVAC system in zones within the house. This allows
each resident to control the flow of heat or cool air into their room. Our floor plan design
incorporates some of the concepts promoted by Christopher Alexander in "A Pattern Language"
related to the grand room and casual contact between occupants. Therefore we look for a house
in which the kitchen, dining room and family room are contiguous. It is also important that the
floor itself is one elevation (no sunken living rooms etc). The kitchen always needs to be
remodeled to be adequate for 5 individual adults to share. We also look at the overall condition
of the house and property; the roof, internal and external paint, landscaping, available storage,
condition of heating/cooling system, hot water heater, kitchen layout and other amenities that
would both secure the major property maintenance for several years as well as snake the house
comfortable for 5 seniors to share. Overall we perform the necessary rehabilitation to bring the
house and property up to the optimum condition. In this way we give ourselves the maximum
number of years before any major repairs will be required. This in turn assists in predicting our
operating costs well into the future. Of course the condition and floor plan of the specific
property at the time of our purchase will dictate what needs to be done. We also look for
property with adequate parking. On average 3 of 5 residents drive their own cars. Aside from the
physical condition of the property we look for a house near a bus stop where food shopping is
convenient and the neighborhood shows some pride of ownership.
Site Control, Acquisition and Rehabilitation
We will not have site control prior to a commitment of funds. What we will have is a ready
market of single family homes. We will have researched the local market and the attached
proforma is based on the current market in Los Gatos. Checking the multiple listing yesterday
there were three properties under $1.3 million that fit our criteria. The attached copy of the
multiple listing for the property at 1590 Elwood Drive is an example of the type of property we
would go and see. At $965,000 it was the least expensive property on the current market that met
our criteria. At 1,854 sq. ft. and single story with 4 existing bedrooms and 2 bathrooms we'd
want to see it with the following questions in mind: where could we put the 5`" bedroom and 3rd
bathroom? does the floor plan work? where is the bus stop and shopping? how's the
neighborhood look? what is the overall condition of the property? Affinnative answers to these
questions (along with funding commitments already in place) and a positive nod from our
architect and contractor would result in an offer to purchase. We'd go through a purchase process
just as a private buyer of a single-family home would do. We'd need to be able to work within
the structure of a 30-45 day escrow period. An escrow account would be established and all the
grant deeds and loan documents would be signed at the close of escrow and recorded.
Construction would start within a month of the close of escrow and be completed within six
months or less.
We've estimated rehabilitation at $250,000 from the County CDBG/HOME program. There is
some flexibility here because if we find a house that requires less work but is more expensive we
can use some of the $250,000 towards the purchase price. In the attached profonna we've
assumed our usual rehabilitation activities which include re-model in add a bedroom and
bathroom, new roof, gutters, double pane windows, window coverings, floor covering, interior
and exterior paint, HVAC upgrade or modifications and kitchen remodel. Tenancy would begin
within eight months of purchase and rent up would take up to three months depending on the
market. We would do affinnative marketing within the Town of Los Gatos to ensure Los Gatos
residents got the first shot at renting the new units. We would give Los Gatos residents priority
during the initial rent up but would fill the house as soon as possible to meet operation costs. One
question comes to mind; would the Town allow an increase to the footprint of the house to
accomplish our 5 bedroom 3 bath goal? If not, could we use some of the garage space to
accomplish our occupancy goal?
At some point during the process, to be detennined by the Town, I will go out and walk the
neighborhood introducing Senior Housing Solutions and letting neighbors know we will be
adding our Senior Residence to their neighborhood. I have done this for our last 4 projects (in
Sunnyvale, Campbell, Los Gatos and Milpitas) and have been very well received by the
neighbors. In general they are glad to know independent seniors will be living next door and that
Senior Housing Solutions is taking responsibility for the house and is available if any of the
neighbors have any problems with our presence. We will hold an open house prior to occupancy
and all the neighbors will be invited including guests from the Town and other supporters of the
project and Senior Housing Solutions. In coordination with the Town we will seek out media
coverage and other positive public relations activities.
The Project Meets Los Gatos Affordable Housing Objectives
Our proposed Los Gatos Senior Group Residence Project fits very well with the Town's
affordable housing objectives for the following reasons:
1. Our project would positively impact your Adequate Land Inventory objectives in that we
could complete a project by the end of 2008 and we would not use up any vacant land to
accomplish this. The 5 units we would produce would be for Very Low Income (50% of
the median) seniors.
2. Our model fits your BMR Program objectives in that it would produce 5 of the planned
units.
3. The proposed project is consistent with the Housing Element/Community Benefit policy
4. Considering that we intend to rehabilitate the property our project would help the Town
meet some of its Housing Conservation Program objectives.
5. The project fits well within the Redevelopment Housing Set-Aside Funds/In-Lieu Fees
objectives.
Thank you for taking time to consider our proposed project. I really hope you find our project
worthy of your support and the support of the Town of Los Gatos. Our brochure is attached for
more information. I'll make contact with you the week of July 23 as I will be out of the office on
vacation between July 9 and July 20.
V er s,
Bob Campbell
Executive Din
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Senior Housing Solutions Acquisition/Rehabilitation Sources Spreadsheet
for
Los Gatos Senior Group Residence Project
Acquisition
Initial Rehab
Project
Date
Sources
Cost
Cost
Fairlands Ct
1993
City of Campbell
$324,970
$33,000
City of Campbell
Redevelopment
4 bdrm 2bath
CDBG
added 1 bdrm 1 bath
& rehab to turn key
County of Santa Clara
HOME
Homestead Rd
1993
City of Santa Clara
$257,406
Rehab work done
City of Santa Clara
Redevelopment
by City Public
4 bdrm 2 bath
HOME
Works Dept.
rehab to turn key
Klee Ct.
City of Sunnyvale
1994
City of Sunnyvale
$356,184
$25,066
Duplex 5 bdrm 3 bath
CDBG
Rehab to turn key
HOME
Wolfe Rd
1997
City of Sunnyvale
$315,257
$45,000
City of Sunnyvale
HOME
3 bdrm 1 bath
added I bdrm 1 bath
City of Mt. View
& rehab to turn key
HOME
City of Los Altos Hills
CDBG (Grant)
City of Los Altos
CDBG
Pollard Rd
2001
City of Campbell
$450,000
$197,059
City of Campbell
Redevelopment
3 bdrm 2 bath
CDBG
added 2 bdrm 1 bath
& rehab to turn key
County
CDBG
Rental Rehab Program
Housing Trust
Blossom Hill
2003
Town of Los Gatos
$564,000
$159,150
Town of Los Gatos
Redevelopment
5 bdrm 3 bath
CDBG
Rehab to turn key
Housing Trust
County of Santa Clara
HOME
CDBG
Rental Rehab Program
Senior Housing Solutions Acquisition/Rehabilitation Sources Spreadsheet
for
Los Gatos Senior Group Residence Project
Project
Date
Sources
Acquisition
Cost
Initial Rehab
Cost
Vasona
2006
City of Milpitas
$715,000
$372,000
City of Milpitas
Redevelopment (Grant)
5 bdrm 3 bath
CDBG (Grant)
Rehab to turn key
Rental Rehab (Grant)
Housing Trust
County of Santa Clara
HOME
Rental Rehab Program
LOS GATOS SENIOR GROUP RESIDENCE PROJECT
Detailed Project Schedule at Signing of Contract with Ouellette & Sons
July 3, 2007
ACTIVITY
TARGET DATE
Make initial contact with Town of Los Gatos about Senior Housing Solutions
interest in developing a Senor Group Residence Project
July 2007
Done
Follow-up with information requested
July 2007
Done
Request Funds from Redevelopment Funds for the Project
Done
July 2007
Apply for additional funding for the Project (Other Los Gatos Funds, Housing
Trust)
August - September 2007
Obtain funding commitments from Los Gatos Redevelopment Agency (and/or
other Los Gatos sources)
October 2007
Obtain commitment or letter of interest in funding from Housing Trust
October 2007
Apply for County CDBG / HOME funds
January 2008
Apply for Temporary Bridge Loan from Lenders for Community
Development
February 2008
Obtain funding Commitment from County HOME/DCBG
May 2008
Obtain commitment for loan from LCD
May 2008
Make offer on a 4-bdrm, 2-bath single-family home
June 2008
Complete architectural drawings and submit for pen-nits as needed, determine
final cost of rehab, Select contractor
July 2008
Close Escrow
August 2008
Secure remainder of funding for project
August 2008
Drawings approved, pen-nits issued, begin construction
September 2008
Begin affirmative marketing in Town of Los Gatos
November 2008
Complete construction, final inspections, certificate of occupancy issues
December 2008
Furnish house, begin rent up, begin social worker functions
December 2008
Take out Temporary Bridge Loan with permanent financing
December 2008
100% rent up
March 2009
Ongoing property management, case management
Ongoing
SENIOR
HOUSING
SOLUTIONS
RESULTS FROM RESIDENT EVELAUTION OF SERVICES
FY 2005-2006
The mission of Senior Housing Solutions is to develop affordable housing to help extremely
low-income seniors improve their quality of life. The Senior Group Residence Program is an
innovative model combining housing, property management and case management to achieve
positive health and quality of life outcomes for seniors with less than $12,000 annual income.
By providing the primary stabilizing factor in a senior's life - housing that they can afford -
within a comprehensive program that addresses continued housing security, safety, reduced
dependence on family members, increased access to needed services, maintained disposal
income, improved social support, daily household and community interaction and emotional
support from peers and professional staff the Senior Group Residence Program makes a
positive impact on the economic, social, health and psychological needs of our residents.
Following are key findings and outcomes achieved through the Senior Group Residence
Program during FY 2005-2006 as measured by the Resident Evaluation of Services:
Findings
• 91 % of residents have moved into the Senior Group Residence Program from
temporary housing i.e. shelter, with family or friends, or other temporary
housing
• 4% of residents who have moved into the Program lived at their prior residence for
3 or more years
• 54% of residents have maintained stable housing in the Senior Group Residence
Program for 3 or more years
Outcomes
• 74% of residents report that their life has improved since moving into the Senior
Group Residence Program
• 86% of our residents report there is another resident in the house to confide in when
troubled
• 96% of our residents report their physical health is better after moving into the
Senior Group Residence Program
• 100% of our residents have been able to maintain or increase their physical activity
• 100% of residents feel safe living in the house while 82% report their sense of safety
has improved since they moved into the Senior Group Residence Program
5 1 2 V alley Way / V aQc
Page 1 of 1
July 02, 2007
07:43 PM
Photo Report
LCD Area 15 C:.utlrtty SCC. [SOM: 73 CDti M: 73
Price: $045.000
#Bed: 4 Mls# 720716
X Street: POLLARD
#Bath: 2 Status: ACTIVE
Tract: CAMEO PARS WEST
Age: 41 Zoning: R16
MAO Builder:
APN#: 403-47-412
SW -s: 1 STORY
Barclay. Pg. 75 Hz.27 Vt. 57
Gar: 2 CAR
Thomas: Pg. 872 Grid J1
Fireplace: 'D'ES
Appx.Lot Size: $6,63 SF
Pool: IIOIIE
Lot Description Schools
4500+ - f500 SF ES 59
Sq Ft: 1,854
LEVEL LOT ED 454
View. HEIGH8HD
PATIO MS 63
FEIICIED YARD HS 242
Type: DETACHED Style: TRADITIOUAL
HD 473
Dining Rooms Areas HeatingiCooling
SEP DR LAUIID-IIISIDE GAS HEAT Dimensions
SEP FR C:EIITL F()RC-D AIR MB OR
FR KT
310 COuL1lIG LR
TASTEFULLY UPDATED 4 BDRM 2 BATH HOME W/ ORIGINAL 0VVNER. A++ SCHOOLS
PAINTED INSIDE & OUT HARDWOOD FLOORS . KITCHEN HAS BEEN UPDATED WITH NEW
CABINETS AND COUNTERS. FURNACE IS 7 MO. OLD, LV ROOM OPENS UP TO A LRG PATIO..
BY APPT. ONLY CALL LISTING AGENT AT (403) 3SM660 To SCHEDULE AN APPT>
4--etittuy 21-Alpha L.For(tyxe:& M.Mtu no 408-308-0664 CR: 304
4308-354-7IM)l Fax: 408-354-77T4 Occupied By: 0 MS. SULLIVAII 408-370-22"
NO KEYSAFE APPT ONLY
EXCL RIGHT(ER) LD: 04=20:07 XD: 09.41,07
Listing Type Desc
Tour 1: 04,251,07
Tour 2:
http://llstingsemail.wyldfyre.com'ViewReportIReportDisplay.asp?Type=PropertyDetail 7/3/2007
'1590 ELWI:IOD DR