HomeMy Public PortalAboutIndian Wells Housing Authority Agenda 10/8/2020The Special Housing Authority Meeting on Thursday, October 8, 2020 at 8:30 a.m. can be viewed live on the
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For members of the public wishing to submit public comment in connection with the Special Housing
Authority meeting: all public comment need to be submitted via email at CityClerk@indianwells.com no later
than 5:00 p.m. on Wednesday, October 7, 2020 so the comments may be distributed to Council Members.
Any public records, relating to an open session agenda item, that is distributed within 72 hours of the
meeting is available for public inspection at City Hall reception, 44-950 Eldorado Drive, Indian Wells during
normal business hours.
Special Housing
Authority
Meeting Agenda
Thursday, October 8, 2020
8:30 AM
VIA VIDEOCONFERENCE
Pursuant to California Governor Newsom's Executive Orders N-25-20 issued on March 4, 2020
and N-29-20 issued on March 18,2020, the Special City Council Meeting will be conducted
remotely through zoom/teleconference.
1
October 8, 2020Special Housing Authority Meeting Agenda
1. CONVENE THE INDIAN WELLS HOUSING AUTHORITY, AND ROLL CALL
CHAIR TY PEABODY
VICE CHAIR DANA REED
COMMISSIONER RICHARD BALOCCO
COMMISSIONER KIMBERLY MUZIK
COMMISSIONER TED J. MERTENS
COMMISSIONER CLARK MCCARTNEY
COMMISSIONER GENEVA BERNS
2. APPROVAL OF THE FINAL AGENDA
3. PUBLIC COMMENTS
All persons wishing to address the Housing Authority should fill out a Blue Public Comment
Request form in advance and hand it to the Authority Secretary. At the appropriate time,
please come forward to the podium and state your name for the record. A three-minute limit is
customary. Please note that you may address the Authority on an agenda item at the time it is
discussed, but only after being recognized by the Chairman.
Under the Brown Act, the Authority should not take action on or discuss matters raised during
public comment portion of the agenda which are not listed on the agenda. Commissioners
may refer such matters to staff for factual information or to be placed on a subsequent
agenda for consideration. Notwithstanding the foregoing, Commissioners and staff may briefly
respond to statements made or questions posed during public comment, as long as such
responses do not constitute any deliberation of the item.
4. GENERAL BUSINESS
Approve Exclusive Negotiating Agreement with Abode
Communities for Affordable Housing Development in
Indian Wells
223-20A.
RECOMMENDED ACTIONS:
Housing Authority AUTHORIZES and DIRECTS the Executive Director to execute Exclusive
Negotiating Agreement with Adobe Communities for the development of an affordable housing
project in the City of Indian Wells.
Exclusive Negotiating AgreementAttachments:
Page 2 2
October 8, 2020Special Housing Authority Meeting Agenda
5. EXECUTIVE DIRECTOR'S COMMENTS
6. ADJOURNMENT
To a regularly scheduled meeting of the Indian Wells Housing Authority to be held at 1:00
p.m. on November 19, 2020 via videoconference.
Page 3 3
October 8, 2020Special Housing Authority Meeting Agenda
In compliance with the Americans with Disabilities Act, if you need special assistance to
participate in this meeting, please contact the City Clerk at (760) 346-2489. Notification 48
hours prior to the meeting will enable the City to make reasonable arrangements to ensure
accessibility to this meeting. 128 CFR 35.102.35.104 ADA Title III
Affidavit of Posting
I, Anna Grandys, certify that on October 2, 2020, I caused to be posted a notice of a Special
Housing Authority Meeting to be held on October 8, 2020 at 8:30 a.m. via videoconference.
Notices were posted at Indian Wells Civic Center and City's Website
[www.cityofindianwells.org]
______________________________
Anna Grandys
City Clerk
Page 4 4
October 8, 2020 Special Housing Meeting: Received Public
Comments
General Business #4A
John E. Kobara, Indian Wells Resident
Dear Ms. Grandys:
I live at 45926 Algonquin Circle with my wife Sarah. We are relatively new to IW and
have been impressed on how the City communicates with its residents and how you
have handled this given the pandemic. Thanks for all you and the team at City Hall
does.
I have been following how the City has been responding to the crises of homelessness.
I appreciate the efforts to mitigate the suffering in our city.
I am writing to you to support the City's engagement with Abode Communities.
For more than 12 years (through February of this year) I was the COO/EVP of the
California Community Foundation (CCF) CCF is one of the largest and oldest foundations
in the US. Based in Los Angeles, CCF's focus is on the well-being of LA County.
Consequently, CCF has been investing in affordable housing for more than 30 years.
More recently, CCF became one of the leading funders of permanent supportive housing
to address the homelessness crisis there.
CCF's job is to vet and evaluate grantees for its own grantmaking and for the 1700
foundations and funds it manages. Abode Communities has consistently been one of
the best, highest performing and well managed non-profit housing agencies in the
region. Robin Hughes and her team are extraordinary professionals.
It is for these reasons that I congratulate the Council on the selection of Abode and
urge them to move forward with their engagement of Abode Communities.
Thanks for your consideration and time.
Kurt Gaffney, Indian Wells Resident
Dear City Clerk and City Council Members:
As a resident of Indian Wells there is absolutely no reason or justification for the
approximate six acres located on Highway 111, east of Miles Avenue and immediately
adjacent to the Mountain View Villas, to develop a 99 affordable multifamily units.
The city is not equipped to accommodate the increase in population of that
demographic. There are NO PUBLIC SCHOOLS in Indian Wells, no parks, nor does the
size of our police force warrant the protection and services for an increase of that many
people potentially under the age of 55. The requirement can be met with affordable
housing units that are less in number and more consistent with our cities existing
housing communities. This proposed development will gradually over time lower the
values and demand for the existing real estate in Indian Wells. There is no benefit or
necessity for this type of a complex in our city and we do not have the means to service
nor provide for it.
City of Indian Wells
10/8/2020
44-950 Eldorado Drive,
Indian Wells
File #:223-20 Item #:A.
Indian Wells Housing Authority
Staff Report - Community Development October 8, 2020
Approve Exclusive Negotiating Agreement with Abode Communities for
Affordable Housing Development in Indian Wells
RECOMMENDED ACTIONS:
Housing Authority AUTHORIZES and DIRECTS the Executive Director to execute Exclusive
Negotiating Agreement with Adobe Communities for the development of an affordable housing
project in the City of Indian Wells.
BACKGROUND:
In compliance with state law, cities throughout California are required to identify and construct
affordable housing units in their communities. Indian Wells has constructed two such developments,
the Indian Wells and Mountain View Villas.
Currently, the Indian Wells Housing Authority is moving forward in the process to select a developer
to facilitate the design and future operation of an affordable housing project in the community.
Residents and other stakeholders will have ample opportunity to provide comments on any
development at future community informational workshops. The City of Indian Wells will be sure to
send out information on these community workshops once they are scheduled.
DISCUSSION:
At the May 21, 2020 Housing Authority Meeting, Staff was given direction to circulate a formal
Request for Qualifications (“RFQ”) to non-profit housing developers (“Consultants”) who would be
interested in partnering with the Housing Authority (“Authority”) to develop and operate a new
affordable housing project within a portion of the Authority’s vacant property along HWY 111
(Attachment 1). The RFQ was officially released for 30-day solicitation period beginning June 1
st and
concluded on June 30, 2020. Staff received eight (8) proposals from very well qualified housing
consultants, including the following (alphabetical order):
City of Indian Wells Printed on 10/2/2020Page 1 of 2
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File #:223-20 Item #:A.
·Abode Communities
·Community Housing Opportunities Corporation
·Coachella Valley Housing Coalition
·EAH Housing
·LINC Housing
·National Community Renaissance (CORE)
·The Michaels Organization
·UHC 4H LLC
Each of their proposals were thoroughly reviewed by a select group of staff members, including the
city’s housing consultant, Kyser Marson. The top 3 Consultants were then chosen to move forward
through an interview process with a subcommittee of the Authority. After completing the interview
process, the subcommittee unanimously selected Abode Communities as the top-ranked Consultant
for partnering with the Authority in developing a future affordable housing project within Indian
Wells.
Abode has been in business for over 50 years and has invested more than $645 million in private and
public funds to produce 45+ developments that include nearly 3,000 units. They proclaim to be the
leading provider of LEED certified units in California. They have extensive experience in obtaining
entitlements, including zone changes, general plan amendments, CUPs, and land subdivision. They
propose strategic community engagement, with a coordinated and iterative design processes. The
team of Abode, MSA, and Latham recently secured approval for a 152-unit project, using SB 35
streamlining, in the City of Coachella. They have extensive experience in obtaining Tax Credits,
Multifamily Bonds, HCD and HUD assistance.
Housing Authority staff and consultants recommended the Authority authorize the Executive Director
to execute an Exclusive Negotiating Agreement (“ENA”) with Abode Communities (Attachment 1).
The ENA shall be for a period of 180 days, for the purpose of collaborating on the project design and
entitlements, and ultimately negotiating the terms of a Disposition and Development Agreement to
facilitate development and operation of the future affordable housing project.
ATTACHMENT:
1.Exclusive Negotiating Agreement
City of Indian Wells Printed on 10/2/2020Page 2 of 2
powered by Legistar™6
82573.00023\32633648.1
EXCLUSIVE NEGOTIATION AGREEMENT
THIS EXCLUSIVE NEGOTIATION AGREEMENT (the "Agreement") is entered into
this day of October, 2020, by and between the INDIAN WELLS HOUSING
AUTHORITY, a public body, corporate and politic, in its capacity as Housing Successor to the
Indian Wells Redevelopment Agency (the "Housing Authority"), and ABODE
COMMUNITIES, a California non-profit public benefit corporation, ("Developer"), on the
terms and provisions set forth below. Housing Authority and Developer are sometime referred
to collectively herein as the “Parties.”
RECITALS
A. The Housing Authority is the owner of that certain real property consisting of
approximately six (6) acres located on Highway 111, east of Miles Avenue and immediately
adjacent to the Mountain View Villas age restricted affordable housing development (the
“Property”).
B. On June 1, 2020, the Housing Authority released a thirty (30) day Request for
Qualifications (the “RFQ”) seeking statements of qualifications from affordable housing
developers interested in acquiring the Property from the Housing Authority for the purpose of
developing affordable housing.
C. The Housing Authority received eight (8) statements of qualifications from well qualified
affordable housing developers expressing interest in the proposed development opportunity,
which statements of qualifications were reviewed by Housing Authority staff and consultants.
D. After review of the proposed statements of qualifications and interview process, Housing
Authority staff and consultants recommended that the Housing Authority engage in exclusive
negotiations with Developer for the disposition of the Property for the purpose of developing
affordable housing, and the Parties desire to enter into this Agreement to establish the terms of
such exclusive negotiations.
AGREEMENT
NOW, THEREFORE, THE HOUSING AUTHORITY AND DEVELOPER HEREBY
AGREE AS FOLLOWS:
100.NEGOTIATIONS
101.Good Faith Negotiations
The Housing Authority and Developer, acknowledging that time is of the essence,
agree for the Negotiation Period set forth below to negotiate diligently and in good faith to
prepare a Disposition and Development Agreement (the "DDA") to be considered for execution
between the Housing Authority and the Developer, in the manner set forth herein, establishing
the terms pursuant to which the Housing Authority will ground lease the Property to Developer
with affordable covenants for a period of 60-years. The Property is shown on the "Map of the
Property," attached hereto as Exhibit A and incorporated herein by reference. The Housing
Attachment #1
7
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82573.00023\32633648.1
Authority agrees, for the period set forth below, not to negotiate with any other person or entity
regarding the conveyance of the Property or any portion thereof.
The Property is currently undeveloped, and the Housing Authority desires that
affordable housing be developed on the site with 99 affordable multifamily units and one (1)
managers unit, in a configuration that provides for not more than two-story buildings. The
Housing Authority and Developer desire to engage in negotiations for a mutually agreeable
disposition and development agreement that will provide for the ground lease of the Property to
Developer for development in accordance with the Housing Authority’s desired uses for the
Property.
During the Negotiation Period, the Housing Authority shall provide the Developer
(and its authorized employees, contractors, consultants, representatives and agents) with
reasonable access to the Property as necessary for the Developer to evaluate the Property for
development as an affordable housing project subject to reasonable rules and requirements as
may be imposed by the Housing Authority, including without limitation, inspections,
investigations, tests and studies (including, without limitation, investigations with regard to
zoning, building codes and other governmental regulations, architectural inspections, engineering
tests, economic feasibility studies and soils, seismic and geologic reports, environmental testing
and investigations to determine, among other things, if all needed entitlements can be procured in
an acceptable form to develop and construct the proposed housing project
102.Duration of this Agreement
The duration of this Agreement (the "Negotiation Period") shall be 180-days from
the date of execution of this Agreement by the Housing Authority. If upon expiration of the
Negotiation Period, Developer has not signed and submitted a DDA to the Housing Authority,
then this Agreement shall automatically terminate unless this Agreement has been mutually
extended by the Housing Authority and Developer. If a DDA is so signed and submitted by
Developer to the Housing Authority on or before expiration of the Negotiation Period, then this
Agreement and the Negotiation Period herein shall be extended without further action by the
Housing Authority for forty-five (45) days from the date of such submittal during which time the
Housing Authority shall take all steps legally necessary to (1) consider the terms and conditions
of the proposed DDA, (2) if appropriate, take the actions necessary to authorize the Housing
Authority to enter into the DDA, including but not limited to completion of compliance with the
California Environmental Quality Act, and (3) execute the DDA.
If the Housing Authority has not executed the DDA by such 45th day or any
extension of such period, then this Agreement shall automatically terminate, unless the 45-day
period has been mutually extended by the Housing Authority and Developer. The Housing
Authority agrees to consider reasonable requests for extensions of time and shall, upon request,
notify Developer in writing of the reasons for any decision not to execute the DDA.
200.CONVEYANCE OF THE PROPERTY; AUTHORITY ASSISTANCE
The ground lease payments and/or other consideration to be paid by Developer for the
Property under the DDA, and any additional assistance to be provided by the Housing Authority
8
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82573.00023\32633648.1
will be established by the Housing Authority after negotiation with Developer. Such ground
lease payments and/or other consideration and additional assistance will be based upon such
factors as the fair market value of the property, market conditions, affordability restrictions on
the Property, Developer’s efforts to develop affordable housing in furtherance of the Housing
Authority’s statutory obligations and satisfaction of the City of Indian Wells’ fair share of
regional housing needs, condition of the improvements, risks of the Housing Authority, and risks
of Developer, and will be subject to approval by the Housing Authority Board after a public
hearing as required by law. Housing Authority and Developer further acknowledge that the
negotiations between Housing Authority and Developer for the conveyance of the Property shall
initially be based on the pro forma submitted by Developer on 8/21/2020 as part of its Statement
of Qualifications, which pro forma is attached hereto and incorporated herein as Exhibit B.
The Parties expect and intend that the DDA will also include certain other regulatory and
loan documents that will be entered into and, as applicable, recorded upon conveyance of the
Property, including, but not limited to, a Ground Lease conveying a leasehold interest in the
Property to Developer, a Promissory Note and Deed of Trust for any loan made by the Housing
Authority from the Low and Moderate Income Housing Asset Fund, and a Regulatory
Agreement restricting the affordability of the multifamily units to be developed on the Property.
300. DEVELOPER
301. Nature of Developer
Developer is a California non-profit public benefit corporation.
302. Office of Developer
The principal office of the Developer is 1149 S. Hill Street, Suite 700, Los
Angeles CA 90015.
303. Principal Representatives of Developer
The principal representatives of Developer for purposes of negotiating the
Development Proposal and DDA are Robin Hughes and Lara Regus.
304. Full Disclosure
Developer has made full disclosure to the Housing Authority of its officers key
managerial employees and all other material information concerning Developer.
Notwithstanding the foregoing, Developer reserves the right at its discretion to join and associate
with other entities in joint ventures, partnerships or otherwise for the purpose of developing the
Property, provided that Developer retains management and control of such entities and remains
fully responsible to the Housing Authority hereunder.
9
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82573.00023\32633648.1
400. DEVELOPER'S FINANCIAL CAPACITY
401. Financial Ability
Prior to execution of a DDA, the Developer shall submit to the Housing Authority
satisfactory evidence of its ability to finance and complete the ground lease and development of
the Property and fulfill the operation of the anticipated improvements to the Property as set forth
in the DDA. Such evidence may include a financing plan that is contingent on securing certain
public and private financing, including but not limited to an allocation of low income housing tax
credits.
402. Full Disclosure
Developer will be required to make and maintain full disclosure to the Housing
Authority of its methods of financing to be used in the acquisition of the Property.
Notwithstanding the foregoing, all proprietary information regarding the Developer’s business
practice which may be provided to the Housing Authority shall remain confidential to the extent
permissible by law including, without limitation, the California Public Records Act.
500. HOUSING AUTHORITY’S RESPONSIBILITIES
501. Environmental Documents
The Housing Authority shall be responsible for conducting any review of the
proposed development of the Property that it deems necessary and appropriate under the
California Environmental Quality Act. Any costs, fees and charges associated with the
requirements of the California Environmental Quality Act shall be paid by Developer, unless
otherwise agreed by the Housing Authority, provided, however, the Housing Authority shall not
incur any material cost for which it shall seek reimbursement without providing prior notice
thereof to the Developer. The staff of the Housing Authority shall be available to meet with
Developer to discuss the development of the Property, so that Developer shall have sufficient
input to prepare its full proposal for the use the development of the Property.
502. Public Hearing
A DDA resulting from the negotiations hereunder shall become effective only
after and if the DDA has been considered and approved by the Housing Authority Board at a
public hearing called for such purpose.
600. REAL ESTATE COMMISSIONS
The Housing Authority shall not be liable for any real estate commissions or brokerage
fees which may arise herefrom. The Housing Authority represents that it has engaged no broker,
agent or finder in connection with this transaction, and Developer agrees to hold the Housing
Authority harmless from any claim by any broker, agent or finder retained by the Developer.
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82573.00023\32633648.1
700. LIMITATIONS OF THIS AGREEMENT
By its execution of this Agreement, the Housing Authority is not committing itself to or
agreeing to undertake: (1) disposition of land or a leasehold interest to Developer; or (2) any
other acts or activities requiring the subsequent independent exercise of discretion by the
Housing Authority, the City of Indian Wells or any agency or department thereof.
This Agreement does not constitute a development agreement, disposition of property or
exercise of control over property by the Housing Authority. Execution of this Agreement by the
Housing Authority is merely an agreement to enter into a period of exclusive negotiations
according to the terms hereof, reserving final discretion and approval by the Housing Authority
as to any Purchase and Sale Agreement and all proceedings and decisions in connection
therewith.
This Agreement may be executed in any number of counterparts, which shall, collectively
and separately, constitute one agreement. This Agreement shall be governed by and construed in
accordance with the laws of the State of California.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
set forth above.
October _____, 2020 INDIAN WELLS HOUSING AUTHORITY, a
public body, corporate and politic
By
Executive Director
“HOUSING AUTHORITY”
October __, 2020 ABODE COMMUNITIES, a California non-
profit public benefit corporation
By:
Its:
“DEVELOPER”
APPROVED AS TO FORM:
By
Housing Authority Counsel
11
1316923v1 33786/0013
82573.00023\32633648.1
EXHIBIT A
MAP OF THE PROPERTY
12
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1316923v1 33786/0013
82573.00023\32633648.1
EXHIBIT B
DEVELOPER PRO FORMA
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7
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7
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6
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8
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9
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0
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0
0
6
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Re
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11
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5
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8
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0
0
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0
0
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,
8
6
9
)
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5
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1
8
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Re
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s
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50
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0
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a
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0
0
0
0
0
0
0
0
0
0
0
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,
9
1
1
)
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1
,
8
8
3
)
(4
3
,
1
7
8
)
(4
4
,
3
1
6
)
17