HomeMy WebLinkAboutHA - Item 8 - Quarterly Report for Housing Division Projects and Activities Community Development Agency
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Item # 8
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
February 1, 2022
TOPIC: Quarterly Report for Housing Division Projects and Activities
AGENDA TITLE:
Quarterly Report for Housing Division Projects and Activities for the period of October
2021-December 2021
RECOMMENDED ACTION
Receive and file the Quarterly Report for Housing Division Projects and Activities for the
period of October 2021-December 2021.
DISCUSSION
This report for the quarter ending on December 31, 2021 provides statistics for all of the
affordable housing projects and activities for the Housing Division. The report is divided
into five sections: Loan Activity, Loan Portfolio Management and Monitoring, Renter
Protections, Affordable Housing Funds and Commitments, and Development Projects.
Loan Activity
Applications
The Housing Division offers several different programs including down payment
assistance for first-time homebuyers and rehabilitation grants for mobile homes and
single-family homes. Inquiries are received from the public and applications are mailed
out, received and approved for these programs on a continual basis. Table 1 shows the
number of inquiries, applications sent out, received and approved by type for the quarter
and for the total fiscal year:
Table 1: Applications Sent Out, Received & Approved
Inquiries Applications
Sent Out
Applications
Received
Applications
ApprovedProgram
Q2 Total FY Q2 Total FY Q2 Total FY Q2 Total FY
Home Repair Grant Program 28 28 2 28 28 28 4 4
Homeownership / DPAP 52 68 40 56 1 3 0 2
Loan Subordinations 0 1 0 1 0 1 0 1
The number of applications received is typically lower than the number of applications
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February 1, 2022
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sent out in any given period due to the stringent program guidelines for eligibility regulated
by the federal government, which makes it difficult for most applicants to qualify.
The City of Santa Ana’s Home Repair Program is designed to increase, improve, and
preserve affordable housing through the use of federal Community Development Block
Grant (CDBG) funds. The Program is administered by Habitat for Humanity of Orange
County on behalf of the City. The program provides grants of up to $25,000 for eligible
home repairs for low- and moderate-income homeowners at or below 80% of the Area
Median Income (AMI) as defined by the U.S. Department of Housing and Urban
Development (HUD). Eligible activities include the repair, replacement, and/or installation
of major systems including plumbing, heating, electrical, windows, roof, paint, and
handicap accessibility.
Down Payment Assistance Loan Program (DPAP) Progress
For the Down Payment Assistance Loan Program, staff evaluates applicant eligibility and
oversees underwriting to ensure compliance with program guidelines and requirements
established by HUD. During this quarter, staff conducted three down payment assistance
virtual workshops via Zoom with a total of 62 attendees. One down payment assistance
loan application was received and is pending review. During this quarter, the City Council
approved an update to the Down Payment Assistance Loan Program and launched the
“My First Home” Program to make the program more effective and attainable for low to
moderate-income residents. The major update included an increase for the maximum
loan amount available to low income buyers to $120,000 and for moderate-income buyers
to $80,000. The launch of the “My First Home” Program was advertised by a City press
release and on social media. It was also featured on a Telemundo news segment.
Loan Portfolio Management & Monitoring
The Housing Division is responsible for managing the residential loan portfolio which
includes all of the loans entered into by the City and Housing Authority acting as the
Housing Successor Agency. As of the end of the second quarter, the principal balance
was $137,035,154.77. This is composed of 354 loans, of which 335 are deferred or
residual receipt payment loans. As shown in Table 2, the loan portfolio generated
$1,586,055.67 in payments of principal and interest during the second quarter. The
amount of residual receipts payments changes every quarter.
Table 2: Portfolio Revenue
Funding Source
HOME CDBG Redevelopment NSP CalHOME
Loan Payoffs $263,220.29 $0 $915,825.00 $0 $3,718.00
Residual Receipts Payments $227,284.25 $0 $155,407.29 $0 $0
Amortized Loan Payments $2,130.73 $4,304.08 $14,166.03 $0 $0
Total for Q1 $492,635.27 $4,304.08 $1,085,398.32 $0 $3,718.00
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Monitoring
As part of the requirements for these loans, staff must monitor the owner-occupancy of
single-family homes that have received loans, and the building code compliance of units
in rental projects with long-term affordability covenants. During this quarter, 56 owner-
occupancy recertification letters were mailed and 33 were returned and processed. This
number includes letters sent from previous months.
On-site compliance monitoring of the tenant files was not conducted this quarter due to
COVID-19. On-site compliance monitoring of the tenant files is scheduled to begin in
January 2022. HUD had temporarily waived the requirement for ongoing periodic
inspections of HOME-assisted rental housing through September 30, 2021. Staff is in the
final stages of hiring a Residential Construction Specialist to also conduct ongoing
periodic inspections.
Renter Protections
The Santa Ana City Council adopted two new ordinances to help protect renters: a Rent
Stabilization Ordinance, which limits residential rent increases to the lower of 3% or 80%
of consumer price index (CPI) per year, and a Just Cause Eviction Ordinance, which limits
the allowed reasons for which a renter can be evicted. The new ordinances became
effective on November 19, 2021, and expand on existing protections under the California
Tenant Protection Act of 2019.
Since then, flyers, frequently asked questions, and press releases have been circulated
to the community. The City has also created a website devoted to the ordinances, which
includes related documents and updates (www.santa-ana.org/renterprotections).
City staff, in collaboration with the consultant (RSG), have conducted the following
community workshops in English, Spanish, and Vietnamese to provide a general
overview of the Ordinances:
#1 November 17, 2021: 70 attendees via Zoom
#2 December 8, 2021: 55 attendees (Spanish speakers) via Zoom
#3 December 22, 2021: 44 attendees via Zoom
#4 January 11, 2022: 35 attendees via Zoom
The following workshops have also been scheduled:
#5 January 25, 2022
#6 February 8, 2022
In the meantime, City staff and RSG have been responding to various inquiries via email
and phone. Below is a breakdown on the number of inquiries received during this quarter.
Month # of Inquiries
October 2021 34
November 2021 231
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February 1, 2022
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December 2021 215
Total 480
Available Funds and Land Assets for Affordable Housing Development Projects
The City of Santa Ana and the Housing Authority acting as the Housing Successor
Agency manages multiple sources of local, state and federal funds to promote and
facilitate the development of affordable housing as well as land assets held by the
Housing Authority. Exhibit 1 provides a summary of the funds available as of December
30, 2021. Exhibit 2 provides a summary of available land assets.
Housing Opportunity Ordinance
On-Site Development:
Since 2011, a total of 33 units have been developed on-site as a result of the ordinance,
including 23 ownership units for-sale and 10 rental units:
Units Built On-Site
Ownership Rental Total
23 10 33
In-Lieu Fees Generated:
All in-lieu fees, penalties and other monies collected pursuant to the Housing Opportunity
Ordinance, including interest, are deposited into the Inclusionary Housing Fund. Since
inception, the Inclusionary Housing Fund has generated $28,204,992 to be used for the
development of housing affordable to low- and moderate-income households, with a
reasonable amount spent on administrative or related expenses associated with the
administration of the Housing Opportunity Ordinance. In-lieu fees generated have been
used to develop new affordable housing opportunities, provide emergency shelter, and
create homeownership opportunities. Below is a summary of how in-lieu fees have been
used by the City:
Project Inclusionary Housing
Funds SPENT # of Units Address
Santa Ana Arts
Collective $4,775,000 57 1666 N Main Street
Tiny Tim Plaza $1,300,000 50 2239 West 5th Street
The Link Interim
Emergency Shelter $4,140,295 N/A 2320 S Red Hill
Avenue
TOTAL $10,215,295 107
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Project Inclusionary Housing
Funds COMMITTED # of Units Address
Habitat for Humanity
“Lacy & Vance”$565,271 2 416 Vance Street & 826
N Lacy Street
Westview House $1,514,113 84 2530 and 2534
Westminster Avenue
WISE Place Steps to
Independence Public
Service Program
$90,000 N/A N/A
Down Payment
Assistance $1,250,000 N/A N/A
TOTAL $3,419,384 86
Affordable Housing Development Projects
There are two affordable housing projects under construction, and four affordable housing
projects in pre-development. Following approval by City Council, staff also issued an
RFP for Affordable Housing Development on December 8, 2021 to finance the
development of additional affordable housing projects. Below is a brief summary and
status update for each project. Exhibit 3 provides a development timeline for each project.
Projects under Construction
Legacy Square (609 N Spurgeon Street)
Developer National Community Renaissance with Mercy House as the service
provider
Description
New construction of a 100% affordable multifamily apartment complex
consisting of 92 units of rental housing and one manager’s unit. All units
will be affordable to households earning less than 60% AMI of which 33
units will be set-aside for permanent supportive housing.
Authority Funds Eight Project-Based Vouchers (PBVs)
Update
Construction is currently underway. Specifically, the podium deck is
100% poured. Framing on the podium deck (2nd floor) at section’s A &
B are up. Community center and leasing area steel studs are framed.
MEP’s are underway under the deck and in the parking garage. The
estimated completion date is February 2023.
North Harbor Village (1108 N Harbor Boulevard)
Developer Jamboree Housing Corporation
Description Acquisition and rehabilitation of a former motel yielding 89 units of
permanent supportive housing.
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February 1, 2022
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City / Authority
Funds
CDBG ($1,687,047); Eight-nine PBVs consisting of 34 HUD-VASH
PBVs and 55 non HUD-VASH PBVs.
Update
Construction is currently underway. Specifically, the following items
have been completed: demolition of units, including dry wall removal;
demolition of building exterior and existing parking lot; grading and pad
certification of new community center building; grading of existing
parking lot; fire sprinkler demolition; removal of existing insulation;
removal of CMU wall; sewer work is done offsite; driveway entrance
work complete. The estimated completion date is October 2022.
Projects in Pre-Development
Crossroads at Washington (1126 and 1146 E Washington Avenue)
Developer Related Companies of California with A Community of Friends (ACOF)
as co-developer and lead service provider
Description
New construction of a 100% affordable multifamily apartment complex
consisting of 85 units of rental housing and one (1) manager’s unit. All
units will be affordable to households earning less than 30% AMI of
which 43 units will be set-aside for permanent supportive housing.
City / Authority
Funds
HOME Investment Partnerships Program ($3,007,489), Neighborhood
Stabilization Program ($1,297,693), sixty-five-year ground lease
agreement for 1126 and 1146 E. Washington Avenue (Appraised Value
as of September 22, 2019: $4,108,136) Seven Project-Based Vouchers
(PBVs)
Update
The Developer continues to work with the City, County, and the
California Department of Toxic Substances Control (DTSC) on
supplemental environmental investigations. The City, County, and
DTSC entered into a Standard Voluntary Agreement for further agency
oversight. DTSC is preparing the Cleanup Plan for the project. Once
the Cleanup Plan is made available, environmental cleanup can begin.
With the help of the Developer, the Housing Authority and County
submitted a pre-qualifying application for DTSC’s Equitable Community
Revitalization Grant (ECRG), which will provide funding for cleanup
activities. The ECRG full application is expected to be released in
January 2022 and awards are expected to be made in April 2022.
FX Residences (801, 809, 809 ½ E Santa Ana Boulevard)
Developer HomeAid Orange County, Inc. with Mercy House as the service
provider
Description
New construction of an affordable multifamily apartment complex
consisting of 16 units of permanent supportive housing, and one
manager’s unit.
City / Authority
Funds
Housing Successor Agency ($1,656,947), three PBVs, 99-year ground
lease agreement for 801 E. Santa Ana Blvd. (Appraised Value as of Oct
25, 2018: $788,000)
Update On December 7, 2021, City Council approved an additional $587,000
from its Low and Moderate Income Housing Assets Fund due to an
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February 1, 2022
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unanticipated increase in construction costs for the project. City
Council also approved the project’s Loan Agreement, 99-Year Ground
Lease, Density Bonus Agreement, and Development Impact Fee
Deferral Agreement. HomeAid Orange County will be submitting the
first set of building permit drawings in January 2022.
Habitat for Humanity (416 Vance Street & 826 N Lacy Street)
Developer Habitat for Humanity of Orange County
Description New construction of two single-family detached homes for
homeownership serving households up to 120% AMI.
City / Authority
Funds
Inclusionary Housing ($565,271) and a 99-year ground lease
agreement for 416 Vance Street and 826 N. Lacy Street (Appraised
Value as of Oct 25, 2018: $578,000)
Update
The Developer’s Site Plan Review application was submitted in April
2021. Final approval of Site Plan Review was awarded and Grading
Plans were submitted for review at the end of December 2021.
Westview House (2530 Westminster Avenue)
Developer Community Development Partners
Description
New construction of an affordable multifamily apartment development
consisting of 85 units of both large family and PSH with one (1)
manager’s unit. Twenty-six of the units will be funded by PBV and
MHSA funds through the NPLH program.
City / Authority
Funds
Inclusionary Housing ($1,514,113), HOME Investment Partnerships
Program ($2,003,705), Rental Rehabilitation Program ($386,523), and
26 Mainstream Program PBVs
Update
The developer received an award of 4% tax credits and bonds on
December 8, 2021. The project is expected to close on their financing
by early June 2022 and break ground.
Regional Housing Needs Assessment
Housing projects that have been approved, permitted, or received a certificate of
occupancy after June 30, 2021 may be counted towards the 6th Regional Housing Needs
Assessment (RHNA) Cycle (October 2021 to October 2029). Below is a summary of our
progress to meet our 6th RHNA Cycle requirements for affordable housing:
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FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBIT(S)
1. Available Funds for Affordable Housing Development Projects
2. Available Land Assets for Affordable Housing Development
3. Project Timelines
Submitted By: Steven Mendoza, Assistant City Manager
Approved By: Kristine Ridge, City Manager
Available Funds for Affordable Housing Development Projects
As of December 31, 2021
Housing Successor Agency (Housing Authority)
$4,761,168 Cash on Hand
($1,656,947)Frances Xavier Residence Project Pre-Commitment Loan 1
($250,000)Administrative Costs Allowance 2
($2,533,952)Administrative Costs Allowance for Future Fiscal Years 3
($307,386)Crossroads at Washington Option Agreement Amendment 4
($12,883)Crossroads at Washington Environmental Assessment Oversight 5
$0 Available Funds
Inclusionary Housing Funds
$16,519,602 Cash on Hand
($1,250,000)Down Payment Assistance Program 6
($565,271)Lacy Street Project Grant 7
($1,514,113)Westview House Pre-Commitment Loan 8
($38,954)WISEPlace Steps to Independence Program Agreement 9
($3,117,044)Administrative Costs Allowance (CDA/PBA)
$10,034,220 Available Funds
HOME Program
$8,524,405 Funds to Drawdown
($3,007,489)Crossroads at Washington Pre-Commitment Loan 10
($60,150)Crossroads at Washington Project Costs
($2,003,705)Westview House Pre-Commitment Loan 8
($40,074)Westview House Project Costs
$3,412,988 Available Funds to Drawdown
HOME-American Rescue Plan Program (PSH Projects Only)
$5,256,327 Funds to Drawdown
$5,256,327 Available Funds to Drawdown
CDBG Program (Acquisition/Rehabilitation Projects Only)
$241,905 Funds to Drawdown
$241,905 Available Funds to Drawdown
NSP Program (Abandoned, Foreclosed or Vacant Properties Only)
$1,525,641 Funds to Drawdown
($1,297,693)Crossroads at Washington Pre-Commitment Loan 10
($96,395)Crossroads at Washington Project Costs
$131,553 Available Funds to Drawdown
Rental Rehabilitation Grant Program
$394,983 Cash on Hand
11
($386,523)Westview House Pre-Commitment Loan 8
$8,460 Available Funds
$19,085,452 Total Available Funds
1 Approved by Housing Authority on January 15, 2019. Additional $587,000 approved by Housing Authority on December 7, 2021.
2 The Housing Successor Agency relies on available cash to fund the monitoring and compliance functions related to the former Redevelopment Agency's housing loans.
3 Funds to be set aside for compliance and monitoring requirements due to uncertainty of future repayment revenues.
4 Approved by Housing Authority on December 15, 2020. Additional $150,000 maximum approved by Housing Authority on August 17, 2021 (2nd Amendment to Option Agreement).
5 Approved by Housing Authority on July 20, 2021.
6 $400,000 originally approved by City Council on March 6, 2018. Nine loans paid through end of September 2021. Additional $1,200,000 approved by Council on November 2, 2021.
7 Approved by City Council/Housing Authority on March 5, 2019. Additional $333,777 approved by City Council on April 6, 2020.
8 Approved by City Council on April 7, 2020.
9 Approved by City Council on April 7, 2020.
10 Approved by City Council on July 2, 2019. Additional $333,742 loan amount approved on August 17, 2021.
11 Old program income available after close out of program with HUD.
Exhibit 1
EXHIBIT 2
AVAILABLE LAND ASSETS FOR AFFORDABLE HOUSING DEVELOPMENT
(1) 302 E. Twenty-Second Street
a. APN: 003-122-25
b. Lot Size: 27,817sf
c. Current Zoning: R1 Single-Family Residence, which allows one house per lot.
d. Parcel was acquired 10/30/2002 using Low and Moderate Income Housing Asset
Fund - 20% Set Aside.
e. Previous Use: Purchased from Cal Trans. It was a remnant parcel from the freeway
widening project. The site was vacant and undeveloped at the time it was acquired.
f. General Plan: Low Density Residential, which allows single-family residences and
ancillary uses.
g. Maximum du/ac: Seven units per acre.
h. Site Condition / Environmental Conditions: Property is irregular in shape, is below
the minimum lot size for a residential lot, and will most likely require the approval of
several variances from the zoning code in order to facilitate a residential unit.
EXHIBIT 3
Page 1 of 4
Current Affordable Housing Development Project Timelines
Projects Under Construction
Legacy Square – 609 North Spurgeon Street
Aug 18 Santa Ana CDA Funding Application
Dec 18 Applied for NPLH and SNHP Funds
Jan 19 Santa Ana funding award
Feb 19 Planning entitlements approved
Feb 19 Applied for Round 4 AHSC Funding
May 19 Award of SNHP funds
Jul 19 Applied for Round 1 MHP
Nov 19 Applied for State 4% tax credits
Jan 20 Construction drawings (8-12 weeks)
Feb 20 Apply for Round 5 AHSC funding
May 20 Apply for 4% tax credits
May 20 Plan check (12-16 weeks)
Jun 20 Award of AHSC funds
July 20 Award of 4% Tax Credits
July 20 Award of Tax-Exempt Bonds
May 20 Plan Check (12-16 weeks)
Jan 21 Building permit issuance
Feb 21 Construction closing/syndication
Feb 21 Begin construction (24 months)
Jul 21 Groundbreaking Ceremony
Feb 23 Construction complete
June 23 100% fully leased (4 months)
North Harbor Village – 1108 N. Harbor
Mar 19 Start of design development
Mar 19 Applied to FHLBSF for AHP Financing ($890,000)
Mar 19 Award of VASH Vouchers & City Loan by City Council (89 Vouchers and
$1,687,047)
Mar 19 Start environmental approval process with City of Santa Ana (CEQA/NEPA)
Mar 19 Applied for Home Depot Grant ($500,000)
Jun 19 CEQA / NEPA Approval – City of Santa Ana
Jun 19 AHP Award Date ($890,000)
Aug 20 Applied to HCD for MHP 1st Round Funding ($13,316,412)
Dec 19 Notified project did not receive 1st Round MHP funding
Feb 20 Applied to HCD for VHHP Funding ($10,000,000)
Mar 20 Applied to HCD for MHP 2nd round funding
Mar 20 Applied to OCHFT Financing ($2,292,920)
EXHIBIT 3
Page 2 of 4
May 20 Notified project did not receive 2st Round MHP funding
May 20 Received OCHFT funding award ($2,292,920)
Jun 20 Received VHHP funding award ($10,000,000)
Jun 20 Submitted Plans for Ministerial Design Approval
Jun 20 Applied for CDLAC tax exempt bond allocation ($24,000,000)
Jul 20 Applied for TCAC 4% competitive state and federal tax credits ($9,896,911)
Sept 20 CDLAC Allocation
Nov 20 Ministerial Design Approval (upon completion of community meeting on
11/4/2020)
Oct 20 TCAC Allocation
Oct 20 Start construction documents for rehab
Nov 20 Submit first plan check
Dec 20 Awarded Home Depot Grant
Jan 21 Receipt of first plan check comments
Jan 21 Submit second plan check
Feb 21 Receipt of second plan check comments
Feb 21 Submit third plan check
Mar 21 Received permit ready
Apr 21 Construction loan closing
Apr 21 Pull Permits and start construction
Oct 22 Construction complete
Oct 22 Start of lease up
Apr 23 Full occupancy
Projects in Pre-Development
Crossroads at Washington – 1126 and 1146 E. Washington Avenue
Aug 19 Submitted PSH application to County
Oct 19 Submitted for Planning entitlements
Oct 19 Community meeting
Nov 19 Approval of Joint Powers Agreement, Option to Ground Lease, Voucher
Resolution and Cooperation Agreement, and Regional Housing Needs
Assessment (RHNA) Agreement and Density Bonus
Dec 19 NEPA EA City Approval – City of Santa Ana submits NEPA EA to HUD
Feb 20 PSH Funds and Voucher approval from County Board of Supervisors
Feb 20 Planning entitlements approved
Mar 20 TCAC 9% Application – 1st Round 2020
Jul 20 TCAC FCAA/9% Application – 2nd Round 2020
Oct 20 TCAC FCAA/9% Award – 2nd Round 2020
Mar 21 Submitted OCHFT PSH NOFA Application
May 21 OCHFT PSH NOFA Award
Dec 21 Submit DTSC Equitable Community Revitalization Grant (ECRG) Pre-Qualifying
Application
Jan 22 Submit for 1st plan check
Apr 22 DTSC ECRG Award
EXHIBIT 3
Page 3 of 4
Jul 22 City issues permit ready letter
Jul 22 Start construction
Oct 23 Construction complete
Feb 23 Full occupancy
FX Residences – 801, 809, 809 ½ E. Santa Ana Boulevard
Jan 19 Council approval for land lease and project funding
Jan 19 Submittal of application for NPLH funding
Feb 19 Confirm with City staff that project site can yield additional units under
existing zoning
Mar 19 Revise conceptual drawings for additional 5 units (17 total units, up from the
original 12 units)
Mar 19 SNHP funding application submitted to County
Apr 19 City staff to review revised conceptual design
Apr 19 Begin development agreement
May 19 Board of Supervisors meeting for SNHP funding
Jul 19 Execute Development Agreement
Jul 19 Formal awards letters for NPLH funding to be issued
Aug 19 Initial planning submittal
Sept 19 Sunshine Ordinance Meeting
Mar 21 Planning Commission Meeting (ministerial approval of density bonus)
Oct 21 Submit for first plan check
Dec 21 City Council Meeting (ministerial approval of density bonus)
Dec 21 City Council approval of additional $587,000 for construction costs
Jan 22 Building Permit
May 22 Begin construction (grading, weather permitting)
May 23 Completion of construction
Habitat for Humanity – 826 N. Lacy Street & 830 Lacy Street ( 416 Vance Street)
May 20 DDA signed
June 20 Prepare grading plans
Oct 20 Prepare architectural plans
Oct 20 Submit Neighborhood Review Application
Feb 21 Final Approval from Historic French Park Committee
Apr 21 Submit Site Review Application
Dec 21 Submit grading/ Non-Priority WQMP
Jan 22 Submit architectural plans
Mar 22 Grading permit issued
Mar 22 Commence Grading
Apr 22 Building Permits issued
May 22 Begin construction
Apr 23 Anticipated construction completion
Apr 23 Certificate of Occupancy / Closings
EXHIBIT 3
Page 4 of 4
Westview House – 2530 Westminster Avenue
Oct 19 City of Santa Ana RFP submittal
May 20 OC 2020 Supportive Housing NOFA Submittal
Dec 20 OC 2020 Supportive Housing NOFA award
Jan 21 City of Santa Ana PBV Award
Jan 21 Construction/permanent debt commitments
Jan 21 Receive Entitlements
Jan 21 No Place Like Home application
Mar 21 OCHFT application
May 21 OCHFT Award
Jun 21 No Place Like Home commitment
Sep 21 CDLAC/TCAC 4% application
Dec 21 CDLAC/TCAC 4% award
Jun 22 Close on construction financing
Jun 22 Construction permits issued
Jun 22 Construction start
Feb 24 Construction complete
July 24 All units Leased
Nov 24 Perm Debt Conversion