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HomeMy WebLinkAboutMINUTES - 06192001 - C.137 C. 137 rE"F` •- Contra Costa TO: BOARD OF SUPERVISORS County FROM: Dennis M. Barry, AICP r" OX Community Development Director DATE: June 19, 2001 SUBJECT: APPROVE an Amendment to the FY 2000/01 to 2004/05 Consolidated Plan for the Community Development Block Grant and HOME Investment Partnerships Act programs for the purpose of updating the status of housing developments owned and operated by the County Housing Authority SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS APPROVE an amendment to Section V. Housing Market Analysis—Public Housing Units, and Section VI. Five-Year Strategic Plan—Resources, of the Consolidated Plan for the CDBG and HOME program for the purpose of inserting updating information on the status of housing developments owned and operated by the Housing Authority of Contra Costa. FISCAL IMPACT None (All funds to carry out the CDBG and HOME programs are provided by the U.S. Department of Housing and Urban Development. BACKGROUND/REASONS FOR RECOMMENDATIONS The Contra Costa Consolidated Plan is a five-year strategy that identifies the needs, priorities, and resources of the Urban County and integrates them into a coordinated vision for community development action. The Consolidated Plan is regularly used as a reference tool by public agencies, private non-profits, housing developers, businesses, and the general public. Additionally, applications for other grants through the U.S. Department of Housing and Urban Development require a finding of consistency with the Consolidated Plan. CONTINUED ON ATTACHMENT: _X_YES SIGNATURE: RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMM - NDATION OF ARD COMMITTEE APPROVE OTHER 1 SIGNATURE(S): ACTION OF BOARD ON June 19, 2001 APPROVED AS RECOMMENDED _20L OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A xx UNANIMOUS (ABSENT IV ) TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. Source: Belinda Smith 335-1260 ATTESTED June 19, 2001 Orig. Dept. Community Development JOHN SWEETEN, CLERK OF cc: Housing Authority THE BOARD OF SUPERVISORS AND COUNTY ADMINISTRATOR BY)Itnt'* & EPUTY The Housing Authority of Contra Costa has requested that the County amend its Consolidated Plan to include more detailed information on the individual housing developments owned and operated by the Housing Authority,which was not available at the time the Consolidated Plan was prepared. The information includes a listing of all Housing Authority housing developments, current conditions of each development, new and existing public housing properties that are physically distressed or obsolete, future development, and affordable housing needs. FIRST AMENDMENT TO THE CONTRA COSTA FY 2001/02 —2004/05 CONSOLIDATED PLAN JUNE 19, 2001 Amend Section V. Housing Market Analysis—Public Housing Units page 55, delete existing language and replace with the following: Housing Authority of Contra Costa County (HACCC)—The Housing Authority of Contra Costa County (HACCC) is the largest Public Housing Authority (PHA) in the Consortium and operates 14 conventional public housing developments, totaling 1,275 units. Very low vacancies exist in all projects, usually fewer than 3%. Public Housing Develo ments Name Housing Units Location Alhambra Terrace 50 Martinez Bayo Vista 248 Rodeo Brid emont 36 Antioch Casa de Manana* 40 Oakley Case de Serena* 50 Bay Point EI Pueblo 176 Pittsburg Elder Winds* 100 Antioch Hacienda* 50 Martinez Kidd Manor 41 San Pablo Las Deltas 224 North Richmond Los Arboles 30 Oakley Los Medanos Pueblo 86 Bay Point Los Nogales 44 Brentwood Vista Del Camino 100 San Pablo *Senior Housing Developments Over the last ten years, HACCC has been comprehensively modernizing each of its family developments, including Los Nogales in Brentwood, Bridgemont in Antioch, and Los Arboles in Oakley. In addition, HACCC's has conducted an extensive program of testing, abatement, and education regarding lead-based paint hazards. All family developments that have been tested for lead have been abated. In April 2000 the Housing Authority Plan was approved by the Contra Costa County Board of Supervisors, who sits as the HACCC Board of Commissioners with the addition of a public housing resident. The Plan describes the mission of the PHA and long-range goals and objectives for achieving its mission. The planning mechanisms require PHA's to examine existing operations and needs and design long- and short-range strategies to address the needs to make efficient use of Federal assistance, more effectively operate their programs, and better serve their residents. Appendix O provides a summary of long-range plans and a property profile and recommendations for each housing development. Including their potential for HOPE IV funds, which is a federal program to demolish and replace public housing development to make affordable homes for first time owners and renters and mix low and moderate income households. The Plan identified the Las Deltas housing development in North Richmond as extremely distressed and stated in the conclusion and recommendation that "Las Deltas has passed the point of being a useful housing resource due to physical deterioration, obsolescence, and social distress in the neighborhood. Action is needed to revitalize Las Deltas". The PHA will submit an application for HOPE IV grant funds in order to replace the Las Deltas development with a mix of apartments affordable to extremely low- and very-low income households, and town homes affordable to moderate-income households, and single-family homes affordable to low- and moderate- income households. The PHA also identified short-term recommendations for Bayo Vista and El Pueblo housing developments to study the potential for future HOPE IV applications. The HACCC has designated 11 "lost'units for other uses. These units are no longer housing units, but have been modified to temporarily serve other community needs such as: Resident Council Offices Police Sub-stations Recreation Offices Computer Learning Centers Other community based organization office space. Amend Section VI. Five-Year Strategic Plan—Resources, and add the following language to the end of New Construction: Hope IV funds for reconstruction of public housing developments. HOUSING AUTHORITY OF THE COUNTY OF CONTRA COSTA DEVELOP AND REVITALIZE AFFORDABLE HOUSING BACKGROUND AND LONG-RANGE PLAN TARGET DEVELOPMENT PROJECTS FOR THE FUTURE PROFILES OF HACCC DEVELOPMENTS H:\aydamtz\NISOFFICE\WINWORD\H6 Site Info for Consolidated Plan Revision 5-7-01 Foreword.doc BACKGROUND AND LONG RANGE PLAN In August 1999 the Contra Costa Housing Authority (HACCC) completed a Strategic Planning Session to set goals and objectives, including the following: 1. Develop a long-range plan for developing, revitalizing and acquiring housing properties. 2. Assess which housing developments are dysfunctional and need revitalization, as well as their viability as Hope VI projects. This paper addresses these goals and provides information and recommendations to support HACCC's overall mission: "The mission of the Housing Authority of Contra Costa County is to provide high quality, affordable housing solutions and promote self-sufficiency for low- income people of Contra Costa County." Background Starting with a $2.5 million Federal grant in 1942, HACCC provided affordable public housing originally built to serve wartime defense workers and their families. Later developments in the 1950's and 1960's were targeted for low and very-low income families and seniors that are mostly dependent on public assistance. HACCC now owns and operates 1,272 units of public housing apartments in 14 developments and a separately held 82 apartment senior project built in 1996 without Federal loans. The County Board of Supervisors also sits as the HACCC Board of Commissioners with the addition of a public housing resident, An appointed Advisory Housing Commission helps guide activities of over 120 employees under the Executive Director, Robert McEwan. HACCC provides administration of Federal rent assistance payments for approximately 6,000 very low-income households who rent privately owned homes and apartments as well as operating public housing developments. HACCC is guiding public housing residents to become self-sufficient through a variety of programs including crime and drug prevention, youth oriented activities, computer training, provision of sites for Head Start child care, and individual savings accounts for future home ownership. Nearly all program funding comes from the Federal government. The majority of the $67 million annual budget is used for rent subsidies with the balance going toward modernization, maintenance, special programs, and administration. Current Conditions (Spring 2001) Years of slow housing construction and fast population growth created sharp rent increases from 1997 through 2000. In Contra Costa County and elsewhere, the need for affordable housing has become acute as shown by the current lengthy lists of applicants for rent assistance or housing. About half of all local public housing is rented to people who claim disability and are almost entirely dependent upon public assistance. About 30% of HACCC renters are partially supported through wages and another 20% are seniors. To conform to Federal public housing rules the apartments serve only the lowest income households, which causes an unvaried concentration. Correspondingly, rent receipts are very low. Nearly all HACCC developments are in low-income neighborhoods. HACCC's properties are aging with built-in obsolescence factors and will become less competitive in the future. The apartments were designed for high durability but have relatively low appearance and amenity considerations. All the foregoing indicates the need to build and acquire new developments to reduce the average age of HACCC's housing inventory, provide H:\aydamtz\MS0FFICE\WINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01 Foreword.doc housing affordability for more families, and to upgrade apartments to achieve de-concentration goals. Opportunities and Direction Development of new public housing in California is very difficult because Article 34 requires voter approval. Consequently, privately owned affordable housing is a more attainable goal. HACCC can create new housing that is not "public housing". One such project completed in 1996 is Casa Del Rio, an 82 unit senior development in Antioch financed through local and state loans, redevelopment subsidies, tax credit equity, and other non-federal sources. It is a very desirable place to live and demonstrates HACCC's ability to develop and manage larger housing projects. Opportunities for more development come from changed rules about how housing authorities may use Federal grants to replace or revitalize public housing. The federal government encourages demolition of obsolete housing and creation of partnerships with the private sector for developing, owning, and managing new affordable housing. Limitations Development limits include inflated pricing on existing apartment properties and development sites resulting from rising rent levels and investor's expectations of higher rents. According to the third quarter 1999 report by the Real Estate Research Council of Northern California, Bay Area rents are inflating at an annual rate of 6.7%. Loan interest rates also increased over the past two years making the need for other funding from equity, grants and locally subsidized loans even more important to achieving workable projects. Model For Future Development Staff looked at developments produced by other housing authorities and is using their work as a model to organize and financing of new affordable housing in Contra Costa County. Notably, the Santa Clara Housing Authority and the Vancouver, Washington, Housing Authority are both very successful in developing new apartments. HACCC will look for targets of opportunity where owners are "opting out" of project based Section 8 rent assistance and may wish to sell their apartments. When market conditions change, HACCC will be looking for apartments that can be converted to affordable housing and sites to develop. And the potential of redeveloping existing HACCC properties at higher densities will be realized at several sites. Affordable Housing Needs. The widely acknowledged shortage of affordable housing in Contra Costa County shows that production of housing is less than the needs of an ever-growing population. Reports indicate that 43% of all California households are renters and 45% of these renters were unable to afford the Fair Market Rent for a two-bedroom apartment in 1999*. Workers in important service jobs cannot find homes. Public efforts to include affordable housing in new developments are helpful but are not equal accumulated housing needs. Federal subsidies are also insufficient as shown in lengthy lists of applicants waiting for rent assistance payments and subsidized apartments. A near future shortage of 58,191 units Countywide in 2003 is expected.** Reports such as the Regional Housing Needs Determination and Allocation for 1999-2006 by the Association of Bay Area Governments (ABAG) show the same level of need. HACCC encourages construction of new housing in all price ranges. This will assist in providing more affordable housing because rents will moderate as the supply increases to balance with demand and some vacancies appear. Statewide, the shortages are shown by the fad that in the years from 1990 through1999 an average of 20,089 multifamily apartments were built which is a 69% drop from the construction levels of the 1980's. These units were just 25% of the total housing built and far short of serving the 43% of households that are renters. K jaydamtzWISOFFICEMINWORDVi6 Site Info for Consolidated Plan Revision 5-7-01 Foreword.doc —Locked Out:California's Affordable Housing Crisis",May 2000 Statewide Housing Plan Update Phase II(Table 22,Housing Construction Need 1997-2003,pg.89) K: aydamtzWISOFFICEWINWORDVi6 Site Info for Consolidated Plan Revision 5-7-01 Foreword.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: ALHAMBRA TERRACE HUD # CA 11001 ADDRESS: 3133 Estudillo St., Martinez, CA 94553 NUMBER OF UNITS: 50 (48 used for housing, 2 used for P.A.L. Program) TYPE OF UNITS: 14 one bedroom, 26 two bed, 12 three bed HANDICAP ACCESS: 3 fully accessible NUMBER OF BUILDINGS: 25 TYPE OF BUILDINGS Single story duplexes NUMBER OF ROOMS: 234 YEAR BUILT: 1942 DESCRIPTION: Alhambra Terrace is one of the first four public housing developments in Contra Costa County, built in 1942 during World War II for defense workers and their families. It was called Victory Housing and had 50 apartments in single-story, stucco, duplex buildings. The 1,2, and 3 three-bedroom units have fenced back yards, but few amenities. Very limited off-street parking is in driveways without garages. Two apartments have been converted to a computer training facility operated by the Police Athletic League for teenagers. Now nearly 60 years old, these apartments with no wall or floor insulation and single pane windows are not energy efficient and are a cost burden for low-income renters. The single story duplex buildings create high maintenance expenses due to the relatively large amount of exterior wall, roofing, water, fencing, drain lines, etc. for each apartment. NEIGHBORHOOD: The surrounding area is mostly single-family homes and moderately priced apartments. The immediate neighborhood is woodsy and pleasant and is considered a good location. Alhambra duplexes have individual character because some tenants provide their own landscapes and have different skills in yard care. Alhambra seems to fit into the surrounding neighborhood. Alhambra is within three blocks of bus lines, the high school, a supermarket and super drugstores. An elementary school is about four blocks away. The new County hospital is less than one-half mile away. CONDITION AND NEEDED IMPROVEMENTS: Repairs and modernization, inside and outside, have been consistent although minimal.This work included new forced air heating to larger units and removal of lead base paint hazards. In general the buildings are good, but substantial foundation and floor repair is needed on some buildings as the result of shifting soil conditions. Engineering work to determine a solution is complete and evaluations of repair methods are underway (Spring 2001). Three bedroom apartments are scheduled for addition of half baths that will help assure desirability for future renters. Some retaining walls in front yards are collapsing. Hard to maintain landscapes need renovation with removal of trees that are too large for small yards. A retaining wall along Alhambra Creek has failed and needs repair/replacement. MARKET ROLE AND POTENTIAL FOR REVITALIZATION:Apartments are rented to low-income households with normal turnover for public housing. They are architecturally compatible with the surrounding neighborhood and could appeal to market rate renters as well as low-income tenants. Under current zoning,Alhambra Terrace appears to meet the highest and best land use. Potential rents are limited by dated appearance, lack of air conditioning, dishwashers, disposals, large closets, garages, playgrounds, quality finishes, carpeting, and other amenities. An undeveloped hillside area above the apartments and HACCC Central Office may have housing development potential. It appears too steep for multi-family units but may be suitable to sell for single family homes. H:VaydamtzWIS0FFICEIWWW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc HOPE VI POTENTIAL: Low. HOPE VI is a Federal program that provides large grants to demolish and replace obsolete public housing with affordable homes for and renters. Alhambra Terrace appears to be well integrated into the fabric of the surrounding area. With its relatively small scale and close management, it is expected to continue as an asset to the neighborhood. The extent of social and economic problems addressed by HOPE VI are less here than at other HACCC sites. CONCLUSIONS AND RECOMMENDATIONS: Short Range: Continue existing occupancy as Public Housing for the foreseeable future. Consider income mixing for de-concentration as more affordable housing is built locally. Short Range: Renovate landscape, remove overgrown trees. Short Range: Study repair/replacement of retaining wall along creek. Long Range: Obtain a site utilization study and recommendations for development of the hillside. Long Range: Monitor aging of buildings, obsolescence, and need for eventual redevelopment. H:ljaydamtz\MS0FFICEIWINW0RDU16 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: LOS MEDANOS PUEBLO HUD #CA 11002 ADDRESS: 52 Pueblo Ave., Bay Point, CA. 94565 NUMBER OF UNITS: 86 TYPE OF UNITS: 21 one bed, 41 two bed, 19 three bed, 5 four bed HANDICAP ACCESS: 3 fully accessible NUMBER OF BUILDINGS: 44 TYPE OF BUILDINGS Single story duplexes NUMBER OF ROOMS: 393 YEAR BUILT: 1942 DESCRIPTION: This public housing in Bay Point was built for defense workers and their families in 1942. The units have unusually big yards. Larger apartments have 1'/Z bathrooms. These older buildings, without wall and floor insulation and dual pane windows, are expensive to heat and cool and a burden to lower income households. Single story duplex buildings such as these, create higher per unit maintenance expenses than larger buildings due to the greater amount of exterior wall and roof area, water, and utility service lines for each apartment. NEIGHBORHOOD: The surrounding area is residential and is improved with minimal quality, 25 to 60 year-old single-family houses and small apartment buildings occupied mostly by households with below median income. A new (Summer 1999) high-density 18-unit affordable apartment complex is across the street. The 50 unit Casa Serena senior apartments owned by HACCC is next door. Public high school is fairly distant in Concord. Elementary and Middle Schools are 1'/2 miles away. A fairly new shopping center with a supermarket and drugstore is less than a mile away at Bailey Road and Highway 4. The Bay Point—Pittsburg BART station is next to the shopping center. Bus service is two blocks away. Bay Point has improved significantly in the past ten years with new apartments, single family homes, redevelopment work on streets and sidewalks, and some housing rehabilitation. Rental demand and home prices increased with the countywide market. CONDITION AND NEEDED IMPROVEMENTS: Older buildings like these, without wall and floor insulation and dual pane windows, are expensive to heat and cool and a cost burden for low- income residents. Oversized yards and open areas make the development feel spacious although difficult and costly to maintain and inefficient in making full use of the site. Common features are missing and common amenities are few. There are no garages, carports, air conditioning, dishwashers, disposals, or full laundry hookups. There is a Head Start Classroom facility on site. Buildings are maintained in fairly good condition for their 60 years. However there may be unrecognized structural and environmental problems. Lead base paint hazards have been abated. There are indications of the need to completely replace basic utility systems on the site due to age related deterioration. Similarly, house wiring and plumbing systems may need to be replaced within 5 years. From an investment perspective this indicates a need for higher rents to balance costs. The hard to maintain landscapes need renovation with removal of trees that are too large for the site. K: aydamtzWISOFFICEIWINWORDW6 Site Info for Consolidated Plan Revision 5-7-01.doc MARKET ROLE AND POTENTIAL FOR REVITALIZATION:The apartments will only command only low rents as-is since they are located in a lower income area and do not have the kinds of amenities sought by market rate renters. For income de-concentration, substantial improvements are needed. The surrounding area property values seem stable although the original construction quality of many nearby buildings is below current standards. Housing is the highest and best use for the site. Site clearance would result in higher density housing - perhaps the number of units could rise from 86 to 190 with no change in zoning. HOPE VI POTENTIAL: Fair. HOPE VI is a Federal program that provides grants to replace obsolete public housing with affordable homes for mixed income homebuyers and renters. HOPE VI could combine HACCC and Redevelopment efforts that would bring comprehensive community rebuilding. However,the likelihood for grant approval is not high due to lack of extreme social and physical distress. CONCLUSIONS AND RECOMMENDATIONS Site has unrealized housing potential. Aging of buildings and infrastructure along with current low- density land use indicate the need for replacement. Short Term: Study the feasibility of replacement with higher density mixed income units. Long Term: If not replaced, de-concentrate low income tenancies by income mixing when more choices of affordable housing are available. Long Term: If not replaced, add amenities to attract renters and overcome obsolescence. Long Term: Plan and install low-maintenance landscape/xeriscape. H:IaydamtzWISOFFICE\WINWORD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: BAYO VISTA HUD #CA 110010 ADDRESS: 2 California Street, Rodeo, CA 94572 NUMBER OF UNITS: 248 TYPE OF UNITS: 32 one bed, 76 two bed, 109 three bed, 33 four bed HANDICAP ACCESS: 8 fully accessible NUMBER OF BUILDINGS: 61 TYPE OF BUILDINGS: 15- 1&2 unit, 15- 3&4 unit, 16- 5&6 unit, 11- 7 unit, 3- 8unit, 1- 9 unit, 1 admin, 1 tenant activities NUMBER OF ROOMS: 1,270 YEAR BUILT: 1963 DESCRIPTION:This is HACCC's largest development. The two story buildings have concrete block and plywood exteriors with two to nine units with one to four bedrooms in each apartment. Some units are two-story townhouses. It is a fairly low-density development. There are washer and dryer hookup facilities in each unit. There are no garages, air conditioning, dishwashers, disposals, carpets or other common amenities. The buildings do not have wall or floor insulation or dual pane windows and are expensive to heat and cool. Lead-base paint hazards have been abated. There is a Head Start classroom for child care and an activity center for teens. Computer training was being provided thorough an on-site program but is temporarily suspended (Spring 2001). Occupants provide varying levels of yard maintenance at their own units. There are three small playgrounds for children. The Sheriff's office provides enhanced monitoring of the site through HACCC program funding to deal with drug and crime problems. NEIGHBORHOOD: Bayo Vista is in the unincorporated town of Rodeo next door to a large oil refinery on one side and older single-family homes on the other. Streets from the development continue into the adjoining neighborhoods. Across the street to the North is San Pablo Bay, and railroad tracks. Bayo Vista shares a fence line boundary with a large oil refinery. Incidents and fears of toxic releases from the refinery caused the school district to shut down the neighborhood elementary school. Bayo Vista apartments are as near to refinery operations as the closed school. CONDITION AND NEEDED IMPROVEMENTS: The buildings have been maintained and improved over the past fifteen years and are in fair to good condition for their age although minimal in quality. Lead base paint hazards have been abated. Aging water pipes and other utilities will need replacement within five to seven years. The electrical system is owned and maintained by HACCC while it negotiates with PG&E for inclusion in its operations to eliminate the specialized work needed to manage utility facilities. Currently HACCC meters electricity to residents and pays to replace costly items such as transformers. There are potential problems in older transformers with PCB's. MARKET ROLE AND POTENTIAL FOR REVITALIZATION:The property is zoned and used for housing with ancillary facilities. It does not appear to meet its highest and best use since it is adjacent to a large oil refinery. Long term viability for housing is questionable due to refinery operations, school closure, and neighborhood opposition. Better buffer zone uses for the property may include refinery byproduct processing, storage or other industrial uses. Value of the site is unknown. H:yaydarn z\MSOFFICEIWINWORDW6 Site Info for Consolidated Plan Revision 5-7-01.doc If alternate affordable housing cannot be developed for existing low-income residents, amenity upgrades should be provided to achieve de-concentration. CONCLUSIONS AND RECOMMENDATIONS: Short term: Continue operations and services for low-income residents. Short term: Study alternative site uses and market value. Short term: Study HOPE VI and other replacement funding. Long term: If not replaced, plan and install low-maintenance, landscaping /xeriscape. Long term: If not replaced, add amenities to attract mixed income renters. H:\aydamtz\MS0FFICE\WINW0RDW6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: EL PUEBLO HUD #CA 11005 ADDRESS: 875 EI Pueblo Ave., Pittsburg, CA 94565 NUMBER OF UNITS: 176 TYPE OF UNITS: 28 one bedroom, 91 two, 49 three, 8 four HANDICAP ACCESS: 8 fully accessible units NUMBER OF BUILDINGS: _ 56 apartment buildings and 2 administrative buildings TYPE OF BUILDINGS: 32 buildings with single and two story units NUMBER OF ROOMS: 832.5 YEAR BUILT: 1952 DESCRIPTION: This is a relatively high-density development. Parking is uncovered, near the units. Apartments have fenced rear yards and are minimal quality as there is no air conditioning, dishwashers, disposals, carpets or other common features. These older buildings without wall and floor insulation and dual pane windows are difficult and expensive to heat and cool and are a cost burden to lower income households. Lead-base paint has been abated. A new playground was installed Spring 2001. NEIGHBORHOOD: Small size single-family homes that are 30 to 50 years old surround the site occupied by households that are below median income. Schools, including the high school are nearby. Bus routes are close too. Head Start Classrooms are within walking distance and the Boys and Girls Club is two miles away. Several supermarkets and other primary shopping are two miles away but a new supermarket is within a mile. City police are subsidized by HACCC to help control problems at the site. Amenities including a playground are few. The main entry route to the apartments via Diane Avenue is unattractive due to vacant and second-rate stores. CONDITIONS AND NEEDED IMPROVEMENTS: The property has been maintained and improved over the past fifteen years and is in fair shape for its near 50 year age. Exteriors appear worn with missing shingle siding and need for paint. Lead base paint hazards have been abated. Overgrown trees need to be pruned and/or removed to reduce maintenance costs. Landscape needs to be redesigned and replaced and/or turned over for commercial maintenance to be competitive with the curb appeal of private development. Adjacent City streets need repaving. Frequent power outages indicate the need for replacement of the electrical system. It is owned and maintained by HACCC and could be offered to PG and E for inclusion in their utility operations. This would eliminate specialized work HACCC's need to manage a utility operation. HACCC now meters electricity to residents and makes unexpected and costly replacements of poles, transformers and distribution lines. Related problems are toxics such as PCB's in older transformers. PG and E will require a payment of several hundred thousand dollars from HACCC to take over the system operation due to the need to upgrade components. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: This site meets its highest and best use as a real estate investment. If the site were cleared, it would probably be reused for medium density housing. From a social perspective it could be improved since it is now a dense concentration of 176 low-income households in a plan that provides no security features and yard spaces that are unused. A reduction in the total number of units or other de-concentration of low incomes would lessen social problems and related policing costs. H:Jaydanntz\MS0FFICE\WINW0RD+t6 Site Info for Consolidated Plan Revision 5-7-01.doc If more affordable apartments are provided in other locations, the demographics of public housing here could be balanced by mixing in somewhat higher income households. The purpose would be to change the actuality and perception that the apartments are entirely occupied by low- income, assisted families, and to provide social interaction that would lead to higher educational and economic achievement for children and families. This would also increase rent revenues to help offset operating costs. To achieve de-concentration of low-income residents, some kitchen upgrades may be needed to attract moderate-income apartment seekers. HOPE VI POTENTIAL: Fair. HOPE VI is a Federal funding program that provides large grants that often entirely demolish and rebuild or replace public housing developments to make affordable homes for first time owners and renters. The replacement homes are in townhouses, single family dwellings, and apartment complexes that mix low and moderate-income families. EI Pueblo is functioning with careful management of problems. The potential for improving the physical blight, social, economic, and educational needs at EI Pueblo and the adjacent neighborhood is very limited without extensive financial resources. The existing character, configuration, and condition of apartments, amenities, and the site design, are obsolete when compared with newer apartments. A HOPE VI funding application would need to combine Housing Authority with local City of Pittsburg Redevelopment Agency and other matching funds to be successful. No exploratory work has been done to determine whether or not matching resources and community support are available. Recommendations Short Term: Continue public housing operations for low-income residents. Short Term: Obtain price from PG&E for conversion of electrical service ownership. Short Term: Work with City to get streets resurfaced. Short Term: Encourage a City redevelopment plan for the Dianne Ave. area. Short Term: Study HOPE VI and other redevelopment potential. Long Term: Acquire additional affordable units in the area to create the opportunity to de- concentrate low-income occupancy by renting to households with mixed incomes. Long Term: Develop plan and install low-maintenance landscaping with low water needs. Long Term: If present development configuration is to continue, add amenities to attract mixed income renters and overcome obsolescence. H1aydamtzWIS0FFICE\WINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc 4 CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: LAS DELTAS 11006, 11009 A and 11009 B ADDRESS: 1601 Jade Street, Richmond, CA 94801 NUMBER OF UNITS: 224 TYPE OF UNITS: 31 one bed, 60 two bed, 101 three bed, 31 four bed HANDICAP ACCESS: 12 full handicap access NUMBER OF BUILDINGS: 6 sfd, 91 duplexes, 6 row house, 2 admin TYPE OF BUILDINGS: 104 buildings: 1 story duplexes, 2 story sixplexes, 3 admin NUMBER OF ROOMS: 1,632 YEAR BUILT: 71units in 1952, 87 in 1960, 66 in 1961 The Las Deltas name covers three separate projects built in North Richmond including the original 71 apartments in Las Deltas built in 1952 and the other 153 built in 1960-61. These apartments have 1-4 bedrooms in 1 and 2 story stucco buildings. Larger units have two bathrooms. There are no garages or carports, air conditioning, dishwashers, disposals, carpets or other common features. Room sizes are minimal. Head Start child-care is provided on site. NEIGHBORHOOD: East of the main cluster of Las Deltas public housing are several blocks of low-quality single family homes and small apartment buildings including 88 apartments in duplexes that are part of Las Deltas. Three blocks away, there is a new publicly subsidized three- story senior apartment complex, office space and a health clinic. To the South is a new tract of 87 single-family homes that is largely sold (Spring 2001). The poor condition of many homes and apartments in the area reflects the low-incomes of residents. There is a 72% level of absentee ownership, extensive deterioration,trash in vacant lots, and boarded-up buildings. Las Deltas is approximately a mile downwind from a large oil refinery and related chemical processing plants which have produced toxic emission events. Resident's complain about limited public transportation. The residential area is described as depressed and troubled due to very- low incomes and high levels of crime. The neighborhood school is among the worst in the State. Supermarkets and drugstores are approximately two miles away in San Pablo or Richmond. CONDITION AND NEEDED IMPROVEMENTS: The buildings have been maintained and improved using Federal funds including removal of lead base paint hazards. All apartments show the limitations of obsolete original designs and modernization efforts as indicated by lack of effective energy conservation, adequate closet and storage capacity, and many other items. They have received rough use. Units lack useful patios and yard areas are too large for resident's physical and economic capacities to maintain. Rot damage discovered in exterior walls threatens to be widespread. The cause is improperly designed brick wainscoting installed years ago that allowed moisture to intrude in walls. Moisture problems may also occur through floors due to lack of vapor barriers. Utility lines are aged and a wide array of other deterioration is evident including underground sewer and water lines that will be expensive to replace. Electrical wiring also needs replacement. Las Deltas lacks playground areas and equipment. Landscapes need renovation with removal of oversized trees. H:l aydam1zWS0FFICEIWINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc MARKET ROLE AND POTENTIAL FOR REVITALIZATION: The site is not developed to its highest and best use. It could support higher density if developed with new apartments. If the site were cleared, its most likely reuse would be apartments or single family dwellings in a planned configuration that would promote a healthy community with defensible spaces, stable values, and more efficient use of the land. HOPE VI POTENTIAL: Good. HOPE VI provides large Federal grants to replace obsolete public housing with affordable homes for buyers and renters. New construction is single family homes and apartments that mix low and moderate-income families together.Assistance allows families to relocate to other areas if they choose. Competition for this grant is fierce. The problematic physical character and social conditions including, crime, health,jobs, economics, and education call for broad change at Las Deltas and the surrounding North Richmond neighborhood. HOPE VI could blend Housing Authority and County Redevelopment efforts to help bring about comprehensive rebuilding of the community. CONCLUSIONS AND RECOMMENDATIONS Las Deltas passed the point of being a useful housing resource due to physical deterioration, obsolescence, and social distress in the neighborhood. Action is needed to revitalize Las Deltas. Short Term: Develop a feasibility study for HOPE VI and submit application. Short Term: Develop alternate long-range plans if HOPE VI is not viable including sale of scattered site units to owner-occupants and demolition and sale of clustered unit sites. Short Term: Study playground location needs and install equipment. Short Term: Serve public housing renters in the five-year future. Long Terrn: Replace the apartments in new physical and operational configurations. H:l aydamtz\MS0FFICE\WINW0RDW6 Site Info for Consolidated Plan Revision 5-7-01 Am CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: BRIDGEMONT HUD #CA 11003 ADDRESS: 801 J Street, Antioch, CA 94509 NUMBER OF UNITS: 36 TYPE OF UNITS: 12 one bedroom, 16 two bed, 8 three bed HANDICAP ACCESS: 2 fully accessible NUMBER OF BUILDINGS: 18 duplex residential, 1 admin (Head Start Classroom) TYPE OF BUILDINGS: Single story duplexes NUMBER OF ROOMS: 163.9 YEAR BUILT: 1942 This development was built in 1942 for workers during World War 11 and was modernized in 1994. Units are minimal in size and character. No garages, carports, storage facilities, air conditioning, dishwashers, disposals or carpets are provided. Older buildings such as these without wall and floor insulation are difficult and expensive to heat and cool and are more of a burden to lower income households than newer buildings. There are no central laundry, recreation or community room facilities. A Head Start classroom is on site. According to the manager, neighborhood drug users and other loiterers in the parking lot deter apartment seekers. The parking lot is also a place that attracts dumping of inoperable cars and it requires frequent attention. NEIGHBORHOOD: Bridgemont fits pretty well into the surrounding neighborhood with approximately the same residential character, building age, and size. The area has mostly low- income residents and seems fairly clean and benign. Bus transportation is within two blocks and all school levels are within a mile. A vacant one-acre lot next door is zoned for single family homes. Supermarkets and the regional shopping mall are about two miles away. CONDITION AND NEEDED IMPROVEMENTS: The buildings appear to be in good condition considering their near 60 year age. Curb appeal is fairly low because Individual yard maintenance by occupants is uneven in quality and less attractive than if professionally maintained. The relatively large amount of common area requires substantial maintenance indicating the need for reconsideration of the landscape design. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: Units are limited to lower rents due to location and lack of amenities desired by renters of higher priced apartments. The property meets its highest and best use and if cleared would probably be rebuilt at the same or slightly higher density of housing. Unsubsidized renters are now attracted to the relatively low-density, similar to single family housing. Older buildings such as these without wall and floor insulation and dual pane windows are difficult and expensive to heat and cool and a greater burden to lower income households than newer buildings. The arrangement of units in single story duplex buildings creates a higher per unit maintenance expense than larger buildings due to the larger amount of exterior wall, roof area, water and drain lines for each apartment. From a commercial perspective this indicates a need for higher rents to balance relatively higher costs. To achieve de-concentration of-low-income residents, kitchen upgrades, carpet, and other improvements will be needed to attract moderate-income apartment seekers. K jaydamtzWISOFFICE\WINWORDUi6 Site Info for Consolidated Plan Revision 5-7-01.doc HOPE VI POTENTIAL: Low. HOPE VI is a Federal program that provides large grants to demolish and rebuild obsolete public housing and to make affordable homes for first-time buyers and renters. Bridgemont appears to be well integrated into the fabric of the surrounding area. With its relatively small scale and Gose management, it is expected to continue as an asset to the neighborhood. The nature and extent of problems that would be addressed by HOPE VI is somewhat less here than at other potential HACCC sites. CONCLUSIONS AND RECOMMENDATIONS Short term: Continue present operations for low-income renters. Long Term: Prioritize creation of additional affordable units in the city to make an opportunity to de-concentrate low-income occupancy in this development. Long Term: Develop plan and install low maintenance landscaping with low water needs. Long Term:Add amenities to attract renters and overcome obsolescence. Long Term: Monitor aging and obsolescence to determine timing for eventual replacement. KyaydamtzVNSOFFICE\WINWORMH6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 11 2001 DEVELOPMENT NAME: LOS NOGALES HUD #CA 11004 ADDRESS: Walnut and McClarren Road, Brentwood, CA 94513 NUMBER OF UNITS: 44 TYPE OF UNITS: 9 one bedroom, 24 two bed, 11 three bed HANDICAP ACCESS: 5 fully accessible NUMBER OF BUILDINGS: 22 duplexes, 3 admin TYPE OF BUILDINGS: Single story duplexes and admin (Head Start and Claro) NUMBER OF ROOMS: 198 YEAR BUILT: 1942 This public housing was built during World War II in 1942. The apartments have one to three bedrooms and generous fenced yards maintained by occupants. The low density, a city park next door, and a central grass play area, all make the development feel spacious. Two Head Start classrooms and a computer training facility help meet resident needs. Amenities are few and finish quality is minimal.There are no garages or carports, air conditioning, dishwashers, disposals, or carpets. Closets and storage are limited and there are no hookups or space for clothes dryers. Older buildings such as these are not energy efficient with no wall or floor insulation or dual pane windows and so are difficult and expensive to heat and cool and a burden to lower income households. Social problems including crime, drug use, and vandalism are reported to be low. Rents are paid promptly. Apartments rent quickly at Los Nogales and the residents have a close knit community according to the manager. NEIGHBORHOOD: A new supermarket shopping center next door and a City park along another side make this a prime site. Numerous new single family homes are being built within a mile and the old downtown is within walking distance. Public schools are a mile or more away but the volume of area homebuilding indicates an elementary school will probably soon be built close by. A healthy future for the neighborhood seems assured. CONDITION AND NEEDED IMPROVEMENTS: The buildings have been consistently maintained over the past fifteen years and are in relatively good condition. Lead base paint hazards have been abated. Hard to maintain landscapes need renovation with removal of trees that are too large for small yards. The arrangement of units in single story duplex buildings creates a higher per unit maintenance expense than larger buildings due to the larger amount of exterior wall, roof area, and water and drain lines for each apartment.An investment perspective indicates need for higher rents to balance costs. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: Rental demand is strong and many new built-for-sale homes have been developed in this a fast growing suburb. Housing and commercial property prices have increased greatly. Los Nogales apartments are limited to lower rental rates as they do not have amenities and the quality sought by most renters. Unsubsidized renters may be attracted by the relatively low-density, similar to single family housing. Since a park is next door, the available open play space in the middle of the development could possibly be used for a few more apartments if continuation of low density is desired. Low density housing is not the highest and best use for the site. Walnut Avenue along the East boundary is being widened. A neighborhood shopping center just opened next door to the South. H:jaydamtzWIS0FFICE\WINW0RDdi6 Site Info for Consolidated Plan Revision 5-7-01.doc Reuse of the site would probably be retail commercial or higher density housing. Redeveloping the property should be explored as a window of opportunity may be near. HOPE VI POTENTIAL: Low. HOPE VI is a Federal program that provides large grants to demolish and rebuild obsolete public housing developments to make affordable homes for first time owners and renters. The relative lack of social and physical distress at his site makes it unlikely that HOPE VI would be approved. CONCLUSIONS AND RECOMMENDATIONS: Short term: Study the possibility of adding a few more rental units to the property versus redeveloping for commercial or higher density housing. Long range: Consider renting some units to moderate-income families when sufficient additional affordable housing is available to achieve de-concentration of low incomes. Long Term: Prioritize acquisition of additional affordable units in the Brentwood area to create the opportunity to de-concentrate low-income occupancy at Los Nogales. Long Term: Develop plan and install low maintenance landscaping with low water needs. Long Term:Add amenities to overcome obsolescence and attract mixed income renters Long Term: Redevelop the property when a window of opportunity appears within 5-7 years. K: aydamtzWISOFFICEMINWORMI-16 Site Info for Consolidated Plan Revision 57-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: HACIENDA HUD #CA 11011 ADDRESS: 1111 Ferry Street, Martinez, CA 94553 NUMBER OF UNITS: 50 TYPE OF UNITS: 50 one bedroom apartments HANDICAP ACCESS: 2 fully accessible NUMBER OF BUILDINGS: 3 apartment buildings and 1 community building TYPE OF BUILDINGS: Three story apartment buildings with one elevator NUMBER OF ROOMS: 175 YEAR BUILT: 1967 This downtown Martinez location is convenient to small town offices, shops, and transportation. A major supermarket and two super-drugstores are one mile away. These senior apartments are open to the street and are minimal in size and quality. NEIGHBORHOOD: Hacienda is on a quiet tree-lined street with a pleasant small City park close by. The surrounding neighborhood has small older apartment properties, single family homes and a few historic homes up to 100 years old. There are 16 open parking spaces on site but no garages, and there is a central laundry room and an elevator.Apartments are not provided with air conditioning, dishwashers or disposals. The on-site community room enriches life for residents and other seniors and is staffed part time by a City paid coordinator.A nutrition program provides noon meals on weekdays and art classes are offered. The adjacent creek occasionally floods in winter and although no heavy damage has been recorded, flood insurance is required. CONDITION AND NEEDED IMPROVEMENTS: The buildings are 34 years old and in fairly good condition requiring normal maintenance. Modernization and repairs have been made consistently. Balcony handrails need replacement and the community building needs handicap accessibility improvements and new flooring (Spring 2001). Landscape needs renovation with tree removal. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: In all, Hacienda seems to fit its neighborhood and site. The property fulfills its role for seniors reasonably well. The property is open to the street and does not provide security features desired by many seniors. Revitalization doesn't appear to be needed to serve low-income residents. If de-concentration of low incomes is needed, apartments may need upgraded kitchens to be competitive for higher income renters. CONCLUSIONS AND RECOMMENDATIONS: Short Term: Serve the senior market while the facility is competitive and crime free. Short Term: Study security needs to maintain viability for seniors. Long Term: Develop plan and install low-maintenance landscaping with low water needs. Long term: Add amenities to attract renters and overcome obsolescence. Long term: Study potential of rental to younger households when the supply of more complete senior developments indicates future vacancies at Hacienda. H:\aydamtzWIS0FFICE\WINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: VISTA DEL CAMINO HUD #CA 45001 ADDRESS: 2324 College Avenue, San Pablo, CA 94806 NUMBER OF UNITS: 100 TYPE OF UNITS: 24 one bedroom, 45 two bed, 23 three bed, 8 four bed HANDICAP ACCESS 2 fully accessible NUMBER OF BUILDINGS: 31 apartment buildings, 1 admin. TYPE OF BUILDINGS: 19 one story and 11 two story units, 1 two story admin YEAR BUILT: 1952 Vista Del Camino was operated by the San Pablo Housing Authority until 1999 when it was absorbed by HACCC. It is nearly 50 years old. Apartments have large yard spaces. Older buildings such as these without wall and floor insulation and dual pane windows are difficult and expensive to heat and cool and have a larger utility cost burden than newer buildings. Fortunately the climate in San Pablo is mild year-round. Occupants provide relatively minimal yard maintenance giving an unkempt appearance at some. Open areas make the development feel spacious. Amenities are few. There are three small playgrounds but no garages, air conditioning, dishwashers, disposals, full laundry hookups, carpeting, or other common features. A sizable admin building serves as the HACCC Central Waiting List Office for all HACCC assistance. NEIGHBORHOOD: The location, one block from San Pablo Avenue, gives opportunities including frequent bus transportation to the site, a community college next door, a shopping center one block away, and a regional shopping mall one mile away. The#80 freeway is also close by. The HACCC owned Kidd Manor senior apartments are next door and other modest apartments are across the street. The neighborhood is mostly a commercial environment. Vista Del Camino is very close to the Hayward fault line and is at risk in an earthquake. CONDITION AND NEEDED IMPROVEMENTS: This development is now nearly 50 years old. It has been maintained although its history is not entirely known. Playground equipment needs replacement to meet safety standards. Rear yards need fencing to create private spaces and improve overall appearance of the development. Hard to maintain landscapes need renovation with removal of trees that are too large. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: These units are well suited to lower ranges of rental rates in that they are located in a lower income area and do not have amenities and quality finishes sought by many renters. The site does not fully meet its highest and best use and if cleared would probably be rebuilt at a higher apartment density. The surrounding area property values seem stable although the quality of some nearby residential buildings is substandard. Redevelopment of the property does not appear to be an economically sound venture at this time. To achieve de- concentration of low-income residents, kitchen upgrades and other improvements are needed to attract moderate-income apartment seekers. HOPE VI POTENTIAL: Fair. HOPE VI is a Federal program that provides large grants to demolish and rebuild obsolete public housing developments to make affordable homes for first time owners and renters. Vista Del Camino is one of HACCC's best sites for low income residents to obtain resources to address their needs. Building age and land use density indicate K: aydamtzWISOFFICEWNWORMI16 Site Info for Consolidated Plan Revision 5-7-01.doc efficiencies could be made from redesign. And energy efficiency would improve. However,the City of San Pablo has not identified the character of the development as a contributor to neighborhood distress and resident limitations. The likelihood for grant approval is"Low"due to the relative lack of physical and social distress, fairly good neighborhood conditions, resident opportunities, and local economic growth. CONCLUSIONS AND RECOMMENDATIONS: Short term: Fence rear yards and make repairs. Long Term: Consider renting some units to moderate-income families when sufficient additional choices of affordable housing are available to achieve de-concentration of low incomes. Long Term: Install development identification sign Long Term: Plan and install low-maintenance landscaping with low water needs. Long Term:Add amenities to attract renters and overcome obsolescence. Long Term: Consider redevelopment to higher density when market factors indicate that conditions or obsolescence will make operations infeasible. H:IaydamtzWISOFFICE\WINWORDUi6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: ELDER WINDS HUD #CA 11015 ADDRESS: 2100 Buchanan Road, Antioch, CA 94509 NUMBER OF UNITS: 100 TYPE OF UNITS: 70 one bedroom, 30 two bedroom HANDICAP ACCESS 3 fully accessible NUMBER OF BUILDINGS: 3 TYPE OF BUILDINGS: 2 story with elevators NUMBER OF ROOMS: 376 YEAR BUILT: 1981 Elder Winds is a senior complex with 100 apartments on a major boulevard and is architecturally compatible with surrounding homes and apartments. This is not a high security facility. There are no garages, air conditioning, dishwashers or disposals or other common amenities. A central laundry and a social room used for Bingo are included. NEIGHBORHOOD: Elder Winds is three blocks from a major intersection. The surrounding neighborhood is predominantly residential in good repair(Spring 2001). The site is within a quarter mile of supermarkets and other shops, within a half mile of the regional mall, and is considered to be in a nice area. CONDITION AND NEEDED IMPROVEMENTS:The buildings are 20 years old and in good condition. Maintenance is consistent and no improvements are currently needed. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: The property fulfills its role for low- income seniors reasonably well. Revitalization is not needed at this time. If de-concentration of low incomes is needed, apartments may need upgraded kitchens to be competitive. These apartments could be rented to moderate-income people to de-concentrate low-income occupancy when more affordable apartments are available to serve the market. POTENTIAL FOR HOPE VI GRANT: Very Low. Elder Winds does not reflect physical, economic, health, or social problems that would require replacement of the development. CONCLUSIONS AND RECOMMENDATIONS: Short Term: Continue to serve the senior market as long as the facility is competitive. Long Term: Consider upgrading kitchens for marketing to moderate-income seniors to accomplish de-concentration of low-income residents when more affordable units are available. Long Term: Develop a plan and install low maintenance landscaping with low water needs. K: aydamtzUSOFFICE\WINWORDVi6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: CASA DE SERENA HUD #CA 11013 ADDRESS: 1016 Clearland Drive, Bay Point, CA 94565 NUMBER OF UNITS: 50 TYPE OF UNITS: 50 one bedroom HANDICAP ACCESS 2 fully accessible NUMBER OF BUILDINGS: 12 fourplexes, 1 duplex, 1 admin. TYPE OF BUILDINGS: 1 story NUMBER OF ROOMS: 175 YEAR BUILT: 1968 This is a gated community in Bay Point next to the Los Medanos public housing development and is architecturally compatible with surrounding homes and apartments. A central laundry and a social room are the basic amenities. There are no garages or carports, air conditioning, dishwashers, or disposals, carpets or other quality features. The target market is senior citizens and they make up nearly all tenancy along with a few disabled people. Turnover is higher than for family apartments but normal for senior apartments. NEIGHBORHOOD: This residential area is a quarter mile from Willow Pass Road, the major thoroughfare. A shopping center with a supermarket and a superdrug is approximately one half mile away next to a BART station. The Ambrose Recreation Center provides some social activities within a quarter mile. Schools are not close, but not a concern of senior residents. CONDITION AND IMPROVEMENTS: The buildings are 32 years old and in relatively good condition except for roofing problems. The existing metal roof installations do not provide ventilation and that causes accumulation of moisture in attic spaces, which will require replacement of the roofs. Landscapes need renovation with removal of overgrown trees. To achieve de-concentration of low-income residents, kitchen upgrades may be needed to attract moderate-income apartment seekers. MARKET ROLE AND POTENTIAL FOR REVITALIZATION-This property fulfills its role for ambulatory seniors reasonably well. Revitalization is not needed at this time. These apartments could be rented to moderate-income people to de-concentrate low-income occupancy when more affordable apartments are available to serve the market. POTENTIAL FOR HOPE VI GRANT: Very Low. Casa Serena does not reflect physical, economic, health, or social problems that would require replacement of the development. CONCLUSIONS AND RECOMMENDATIONS: Long Term: Continue to serve the senior market as long as the facility is competitive. Long Tenn:Add amenities to overcome obsolescence and keep market share. Long Term: Renovate landscape and remove overgrown trees. H:yaydamtzWIS0FFICEIWINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: CASA DE MANANA HUD #CA 11012 ADDRESS: Rosemary Lane, Oakley, CA.. 94561 NUMBER OF UNITS: 40 TYPE OF UNITS: 34 one bedroom, 6 two bedroom HANDICAP ACCESS: 3 fully accessible NUMBER OF BUILDINGS: 20 duplexes, 1 admin. TYPE OF BUILDINGS: Single story NUMBER OF ROOMS: 143 YEAR BUILT: 1968 This Oakley development has low unit density and the site seems spacious with its grass center area. A central laundry and a social room are the basic amenities. There are no garages, air conditioning, dishwashers, disposals, carpets or other quality features. The target market is senior citizens. Turnover is significantly higher than for family apartments but normal for senior occupied apartments. NEIGHBORHOOD: There are the single family homes on one side and the Los Arboles family apartments on the other. These apartments seem compatible with the surroundings. A local food market and other shops are approximately one mile away. Chain supermarkets and drugstores are approximately three miles away. Schools are not a concern for the senior residents. CONDITION AND NEEDED IMPROVEMENTS: The buildings are 32 years old and in relatively good condition except for roofing problems. Hard to maintain landscapes need renovation with removal of trees that are too large for small yards. MARKET ROLE AND POTENTIAL FOR REVITALIZATION- This property fulfills its role for seniors reasonably well except for distances to retail markets and public transportation. Revitalization is not needed at this time. These apartments could be rented to moderate-income people to de-concentrate low-income occupancy when more affordable apartments are available to serve the market. To achieve de-concentration of low-income residents, some kitchen upgrades may be needed to attract moderate-income apartment seekers. POTENTIAL FOR HOPE VI GRANT: Very Low. Casa De Manana does not reflect physical, economic, health, or social problems that require replacement of the development (Spring 2001). CONCLUSIONS AND RECOMMENDATIONS Short and Long Term: Continue to serve the senior market as long as the facility is competitive. Short term: Renovate landscape and remove overgrown trees. Long term: Add amenities to remain competitive and overcome obsolescence. H:yaydamtzWIS0FFICE\WINW0RDW6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: KIDD MANOR HUD # CA 45002 ADDRESS: 2324 College Avenue, San Pablo, CA 94806 NUMBER OF UNITS: 41 TYPE OF UNITS: 37 one bedroom, 4 two bed NUMBER OF BUILDINGS: 1 TYPE OF BUILDINGS: Five story elevatored building YEAR BUILT: 1962 DESCRIPTION: This is a five story building with open parking spaces. There is an elevator and balconies, but there are no garages, air conditioners, dishwashers, disposals, carpeting or other common amenities. Kitchens are old and very small. A central laundry and a social room are included. Entry to the lobby, elevator, and stairs, is limited to residents. NEIGHBORHOOD:The site is one block from San Pablo Avenue and is architecturally compatible with surrounding apartments. Kidd Manor is close to bus lines, next door to the community college, within a three blocks of a super market and other shops, and within a mile of the regional mall. CONDITION AND NEEDED IMPROVEMENTS: The building is 38 years old and in fairly good condition. Renovation work done recently included removal of deteriorated concrete roof canopies, replacement of rusted steel stair components, and repainting the exterior. Design is underway for handicap access features to be installed in 2000. Existing kitchens are extremely minimal and need refurbishing. Kidd Manor is located at the Hayward fault line and is at risk in an earthquake. Hard to maintain landscape needs renovation with removal of trees that are too large for their locations. MARKET ROLE AND POTENTIAL FOR REVITALIZATION_ The property fulfills its role for low- income ambulatory seniors reasonably well. Revitalization is not needed at this time. These apartments could be rented to moderate-income people to de-concentrate low-income occupancy when more affordable apartments are available to serve the market. If moderate income rentals are desired, these apartments will need upgraded kitchens to be competitive. POTENTIAL FOR HOPE VI REVITALIZATION GRANT:-Very Low. Kidd Manor and the neighborhood around it does not reflect physical, economic, health, or social problems to the level that would require replacement of the development and therefore would not succeed in competition for a grant. CONCLUSIONS AND RECOMMENDATIONS: Short Term: Continue to serve the senior market as long as the facility is competitive. Long Term: Ugrade kitchens for marketing to moderate-income seniors to accomplish de- concentration of low-income residents when more affordable apartments are available. Long Term: Develop plan and install low maintenance landscaping with low water needs. K: aydamtz\MSOFFICEIWINWORMH6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: LOS ARBOLES HUD # CA11008 ADDRESS: Las Dunas and Las Vinas Ave., Oakley, CA NUMBER OF UNITS: 30 TYPE OF UNITS: 14 two bedroom, 12 three, 4 four NUMBER OF BUILDINGS: 15 TYPE OF BUILDINGS: Duplexes NUMBER OF ROOMS: 171 YEAR BUILT: 1961 DESCRIPTION: Apartments have generous fenced yards on quiet tree lined streets. Occupants do a good job of maintaining front and fenced rear yards. The combination of low density, and tree-lined streets makes the development feel spacious. Amenities are few. There are no garages, air conditioning, dishwashers, disposals, carpets or other common amenities. Social problems such as crime, drug use, and vandalism are reported by the manager to be low. Rents are paid promptly. Residents seem to have a close knit community. NEIGHBORHOOD: The surrounding neighborhood is single family residential and is relatively clean and desirable. Two Head Start classrooms are on site. The elementary school is within walking distance with other schools a mile or more away. Nearby homebuilding activity indicates more schools will soon be needed. Chain supermarkets are 2 to 3 miles away. CONDITION AND NEEDED IMPROVEMENTS_Buildings here have been maintained and modernized in recent years and are in good condition for their 39 years. Lead base paint hazards have been removed. The apartments are not as energy efficient as newer ones and are expensive to heat and cool. Some large trees should be removed to reduce maintenance costs. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: Rental demand is strong in the area and many new built-for-sale homes have been developed in the past five years. This has transformed Oakley from a farm-related community into a new small city. Housing and commercial property prices have increased greatly with the countywide market. The arrangement of units in single story duplex buildings creates a higher per unit maintenance expense than larger buildings due to the larger amount of exterior wall, roof area, and water and drain lines for each apartment.An investment perspective indicates need for higher rents to balance costs. Los Arboles open market rents will be limited as the units do not have amenities sought by many renters. Unsubsidized renters could be attracted by the relatively low-density, similar to single family housing. To achieve de-concentration of low-income residents, some kitchen upgrades will be needed to attract moderate-income families. Housing is the highest and best use for the site. The relatively low unit density of Los Arboles seems appropriate for the neighborhood. New single family housing tracts are being built nearby. HOPE VI POTENTIAL: Low. HOPE VI is a Federal program that provides large grants to demolish and rebuild obsolete public housing developments to make affordable homes for first time owners and renters. Extensive funding applications are needed. There are some physical, social, economic, and educational needs on site and in the surrounding neighborhood although considerably less than in other HACCC family developments. Building age and land use density H:\aydarntz\MS0FFICE\WINW0RD\H6 Site Info for Consolidated Plan Revision 5r7-01.doc indicate few efficiencies could be made from redesign. Neither HACCC or the Oakley community identifies Los Arboles as a major contributor to area problems. The likelihood for HOPE VI grant approval is low due to relatively well-maintained condition of neighborhood and housing, and economic health of the.area. CONCLUSIONS AND RECOMMENDATIONS: Short term: Explore the potential of acquiring adjacent property for more rental units to increase efficiency of management. Long Term: Prioritize acquisition of additional affordable units in Oakley to create an opportunity to de-concentrate low-income occupancy at Los Nogales. Long Term: Consider renting some units to moderate-income families when sufficient additional choices of affordable housing are available to achieve de-concentration of low incomes. Long term: Add amenities to attract mixed income renters and overcome obsolescence. Long Term: Plan and install low maintenance landscaping with low water needs. H:l aydamtz\MS0FFICE\WINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc CONTRA COSTA HOUSING AUTHORITY PROPERTY PROFILE AND RECOMMENDATIONS, AS OF: MAY 1, 2001 DEVELOPMENT NAME: CASA DEL RIO (Not public housing) ADDRESS: 615 West Seventh Street, Antioch, CA 94520 NUMBER OF UNITS: 82 TYPE OF UNITS: 72 one bedroom, 10 two bed HANDICAP ACCESS 4 fully accessible NUMBER OF BUILDINGS: one TYPE OF BUILDINGS: three story elevatored building YEAR BUILT: 1996 DESCRIPTION: Casa Del Rio is a tax credit development that was designed to be architecturally compatible with the 60-70 year-old homes and apartments in the neighborhood. The three apartment floors are above a parking garage. Security features allow only tenant entry to the building and garage. Casa del Rio is not public housing but is affordable from tax credit investor equity and low-interest government funded loans and grants. It is managed by HACCC. NEIGHBORHOOD: It is in the older downtown part of Antioch locally called Rivertown. This neighborhood is near the City Hall but not convenient to major shopping that is a mile or more away. CONDITION AND NEEDED IMPROVEMENTS: The building is 5 years old and in good condition. Its modern engineering and construction technology is expected to produce 50 or more years of useful life to the building. MARKET ROLE AND POTENTIAL FOR REVITALIZATION: The property fills a need for low- income and some market rate seniors. Revitalization is not needed at this time. It is expected to continue through the 55 year financing agreements. POTENTIAL FOR HOPE VI GRANT: None. This is not public housing and is not eligible. CONCLUSIONS AND RECOMMENDATIONS: Long Term: Serve the senior market as long as the facility is competitive. H:yaydamtzWS0FFICEIWINW0RD\H6 Site Info for Consolidated Plan Revision 5-7-01.doc