HomeMy WebLinkAbout8.2 ResolAffordCreeksideDevCITY CLERK
File # 1141old-a. &
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 4, 1997
SUBJECT: PA 95 -048, Resolution on Affordability by Design, Affordable
Housing Agreement for Kaufman and Broad California Creekside
development and policy for issuance of Building Permits.
(Report Prepared by: Dennis Carrington, Sr. Planner)
EXHIBITS ATTACHED: Exhibit A: Resolution of the City Council finding certain units
in the California Creekside project affordable by
design at moderate income levels.
Exhibit B: Affordable Housing Agreement for Construction of
Affordable Housing Units and Payment of in -Lieu
Fees.
Exhibit C: Resolution 80 - 96 of the City Council.
RECOMMENDATION: 1) Receive staff presentation
2) Take testimony from the public
3) Deliberate
4) Approve Resolution of the City Council finding certain units in the
California Creekside project affordable by design at moderate income
levels.
5) Authorize City Manager to execute Affordable Housing Agreement
6) Direct that until such time as the Ordinance is amended, Staff
collect the In -Lieu fee for each dwelling unit being built at the time of
issuance of the building permit.
FINANCIAL STATEMENT: The agreement would establish a means for Kaufman and Broad to pay
a fee of approximately $330,000.00 in -lieu of providing 80% of the
affordable housing required by the Inclusionary Zoning Ordinance.
The fees will be used to provide affordable housing.
DESCRIPTION:
On January 21, 1997, the City Council directed that the In -Lieu fee permitted by the Inclusionary Zoning
Ordinance be applied to the living areas of dwelling units, specifically excluding garages. Further, the City
Council directed that the In -Lieu fee be collected at the time building permits are issued and that the
Inclusionary Zoning Ordinance be amended to reflect that change.
COPIES TO: Steven Hicks
In House Distribution
ITEM NO. S�
Resolution regarding Affordable by Design
The Resolution (Exhibit A) has determined that the project developer will provide 3 moderate income
inclusionary units from among 29 of the airspace condominiums which are proposed as Affordable by
Design because unit design rather than resale controls ensures continued affordability (i.e., smaller and
therefore affordable units are likely to remain affordable over time because future housing prices will keep
pace with future income levels).
Affordable Housing Agreement
The Inclusionary Zoning Ordinance requires that an Affordable Housing Agreement be entered into between
the City and the project owner and that the Agreement record the method and terms by which the project
owner complies with the Ordinance. The Ordinance also requires that the Agreement document if the In-
Lieu Fee option is used, that it document and further define how any dwelling units provided by the project
owner will be provided at affordable sales prices and reserved for purchase by eligible households, and that it
show how the affordability of the inclusionary units will be preserved. All of these requirements are set forth
in the Affordable Housing Agreement (Exhibit B).
The Inclusionary Zoning Ordinance requires that 5% of a project's dwelling units be affordable to Very Low
(2 %), Low (2 %) and Moderate (1 %) income households. The In -Lieu fee contained in the Agreement is
based on the $.75 per square foot for multi - family residential units and $1.00 per square foot for single -
family units required in Resolution 80 - 96 of the City Council (see Exhibit C). Since the project owner,
Kaufman and Broad, is providing housing affordable to families with moderate income, which satisfies 20%
of the requirement of the Inclusionary Zoning Ordinance, the In -Lieu fee is therefore reduced by 20% to $.60
per square foot for multi - family residential units and $.80 per square foot for single - family units.
Policv for issuance of Building Permits
On January 21, 1997, the City Council directed that Staff issue 17 building permits for single - family homes
during the period that the Affordable Housing Agreement was being drafted and brought to the City Council.
The City Council also directed that the Inclusionary Zoning Ordinance be amended to require that the In-
Lieu fee be collected at the time building permits are issued. However, until the Ordinance is amended by
the City Council, the existing Ordinance requires payment before recordation of the Final Map. Staff is
requesting that the City Council give direction that, until such time as the Ordinance is amended, Staff
collect the In -Lieu fee for each dwelling unit being built at the time of issuance of the building permit as
described in the Affordable Housing Agreement and the associated resolution on affordability by design.
1. Staff recommends that the City Council approve the Resolution of the City Council (Exhibit A)
finding certain units in the California Creekside project affordable by design at moderate income levels.
2. Staff recommends that the City Council authorize the City Manager to execute the Affordable
Housing Agreement (Exhibit B).
3. Staff recommends that the City Council direct that until such time as the Ordinance is amended, Staff
collect the In -Lieu fee for each dwelling unit being built at the time of issuance of the building permit as
described in the Affordable Housing Agreement and the associated resolution on affordability by design.
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RESOLUTION NO. . 97
A RESOLUTION OF TILE CITY OF DUBLIN
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
FINDING CERTAIN UNITS IN THE CAI iFORNIA. CREEKSIDE
PROJECT AFFORDABLE BY DESIGN AT MODERATE INCOME LEVELS
Recitals
WHRREAS, through its actions on April 16, 1996 and May 28, 1996, the
City approved the California Creekside project consisting of 154 single family lots
and 123 airspace condominiums, for a total of 277 resiftntial units; and,
WHEREAS, the approved project is subject to the City of Dublin inclusionary
Housing Ord.inartce, as set forth in Chapter 5.24 of the Municipal Code, which
requires that 5% of the 277 total units be set aside for affordable housing at
moderate, low and very low income levels; and,
WHEREAS, the project developer will provide 3 moderate income inelusionazy
units, as required tinder Chapter 8.24, from among 29 of the airspace condominiums
identified by the developer as "Plan 1" units, which axe proposed as .Affordable by
Design to moderate income households; and,
WHEREAS, pursuant to Chapter 8.24.070.5.1, the City Council shall
determine whether a project is ,A,ffordablc by Design such that unit design rather than
resale controls ensures continued affordability.
NOW THEREFORE BE IT RESOLVED,
The City Council hereby determines that the 29 "Plan 1" airspace
condominiums idrntaf ed as affordable to moderatc income households are Affordable
by Design (hereafter, "Affordable "), are priced substantially lower than other project
units, and are likely to remain affordable over time, all pursuant to Chapter 8.24 of
The Dublin Municipal Code, for the following reasons, and as further set forth in
EXHIBIT A
-- OHM - d-fit 1u� ll 4f 11hYXXS,NAVE,R1BACK &S1LV, FAX N0, 510 351 4481 P.03/09
letters to the City from thr- devrleper, Kaufman 6_ Broad, dated December 20, 1996
and January 23, 1997, attached as Exhibits A and B, respectivelY, and incorporated
herein by reference:
1. The Plzn 1 Affordable units arc s- aiallcr than either the Plan l or Plan 3
condominium units or the single family units, all as described in the developer's
memorandum of January 27, 1997, attached hCrcto as Exhibit C and incorporated by
reference. The Affordable units will contain 1202 square feet of living area ors. 1401
and 1610 square feet for the plan 2 and Plan 3 condominiums, and vs. 1337 to 2178
square feet for the single family homes.
2. The Affordable units arc provided in the corxdominjum portion of the
project where higher densities allow lower per -unit costs than in the single family
portion of the project; where, unlike single family homes, there are no out-of-pocket
landscape installation and maintenance costs; and where monthly utility bills are
typically less than for a single family home.
3. The initial sales price for the Affordable units.vtM be approximately
$40,000 less than a. similar sized single family home and appro)d=tely $15,000 less
than the Plan 2 condominiums, m1dch are slightly larger.
4. The. Affordable
units are likely to remain affordable over time because it can
be anticipated that future housing prices will keep Pace with future income levels.
5_ The Affordable units are likely to rexnain affordable over time because
housing records for Dublin show there is an Ample supply of moderate income units,
and resale home pricing is largely a function of supply and demand. Recent records
show that Dublin has produced 180/0 more than its fair share of moderate income
units as deternuned by the Association. of .Bay Area Governments. Moreover, the
housing densities approved in the Eastern Dublin Specific Plan allow for provision of
additional moderate income units in the future. This recent lustory coupled vvtth
potential for additional moderate income development ensures that future resale
pikes will not. be pressured upward by limited supply of moderate income housing.
The developer submitted moderate housing sales figures ranging from 351 to 642
homes sold per year over the years 1991 -1996. Based on a total housing supply of
7,568 homes cited in the City's 1995 staff report for the inclusionary housing _
program, these figures show the supply of nmodcrate housing ranging from 4.1 % to as
high as 8.5% of the City's total housing supply.
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NOES:
PASSED, APPROVED AND ADOPTED this
ABSENT:
ATTEST:
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3
th day of , 199T
Mayor
KAUFMANABROAD
December 20, 1996
Dennis Carrington
City of Dublin
100 Civic Plaza
Dublin, CA 94566
Regarding: California Creekside Subdivision
Dear Dennis:
This is in response to your request for supplemental information regarding the provision of
Affordable Housing by Design at the California Creekside Subdivision.
As you know, we are proposing to provide a number of housing units on the project site
which will qualify as Moderately Priced Affordable Housing units. Our proposal calls for
capping the initial sales price on the units that qualify for Moderately Priced units at 90%
of the maximum Moderate Income Sales Price, which is calculated as follows:
1995 Moderate Income Level (Four Person Household) $44,321 to $66,480
Maximum Affordable Monthly Mortgage Payments
= 30% of Gross Monthly Income
= $66,480/12 x 30% = $1,662 per month
Maximum Mortgage Amount, based on 30 year mortgage, 8% interest
= $193,997
Maximum Purchase Price, assuming 10% downpayment
= 1.1111 x $193,997 = $215,552
Maximum Proposed California Creekside Moderate Income Unit Sales Price
= 90% x $215,552 = $193,997
EXHIBITA
,o E G.ST A
KAUFMAN AND BROAD OF NORTHERN CALIFORNIA. INC.
3130 CROW CANYON PLACE. SUITE 300. SAN RAMON. CALIFORNIA 94583 TEL. 510.866.9669 FAX. 510.866.7137
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Dennis Carrington
December 20, 1996
Page 2
At our meeting last week you requested that we explain how our proposed Moderate
Income units are affordable by design. Moderate affordability is provided as follows:
1. The unit sizes are kept low enough to allow for a sales price that is affordable
to Moderate Income Homebuyers, while at the same time providing all of the
amenities of other units in the project.
2. The Moderate Income units are provided in the condominium portion of the
project. At the condominium density we are able to maximize the number of
Moderate Income units that are provided. In addition, the condominium units do
not require the out of pocket landscape installation and maintenance costs that a
single family detached house requires, and typically monthly utility bills are less for
a condominium than they are for a single family detached house.
3. The Moderate Income units will be priced approximately $40,000 below a
similar sized California Creekside Single Family Detached home. The Moderate
Income units will also be priced at least $20,000 below the Plan 3 Townhomes,
which are slightly larger than the Moderate Income units.
You also have requested justification that the Moderate Income Units will remain
affordable in the future. In response, we offer the following:
1. It is anticipated that housing values in the future will increase at approximately
the same rate as income levels. We have established the initial sales price of the
Moderate Income Units at or below 90% of the maximum amount that is
affordable to Moderate Income buyers to assure that the units remain affordable to
Moderate Income Homebuyers in the future.
2. Resale home pricing is largely affected by supply and demand. A review of the
housing units produced between 1988 - 1995 in Dublin shows that the production
of Moderate Income units exceeded the ABAG Regional Fair Share Goals for that
category by 18 %. The housing densities contained in the East Dublin Specific
Plan assure that additional Moderate Income units will be provided in the future,
and that Dublin will maintain an adequate supply of Moderate Income units. As
such, the supply of Moderate Income units will prevent undue pressure on upward
movement in pricing of the resale units.
;f
Dennis Carrington
December 20, 1996
Page 3
In addition, you have asked that we address how the proposed Moderate Income units will
satisfy the needs of the community for affordable for -sale versus rental housing. Our
response is as follows:
The Moderate Income units at California Creekside will consist of for -sale
condominium units. It is anticipated that by virtue of design some of these units
will be rented out by future homeowners. This is in accordance with our studies
that we presented to the City during the review of the Rental Availability
Ordinance, which concluded that up to 33% of units within multifamily for -sale
developments become rental units.
The conversion of some of the Moderate Income units by individual homeowners
to rental units meets the needs of the community for affordable housing in the
following ways:
1. The moderate value of the units reflect in the rental prices, resulting in
rental units which are affordable to Moderate Income renters.
2. The addition of moderate value rental units into the Dublin rental
housing market increases the supply of Moderate Income rental units,
thereby increasing competition and decreasing any market pressure for rent
increases.
If you should have any questions or comments, please call.
Sincerely,
KA BRO F NORTHERN CALIFORNIA., INC.
Stephen M. Hicks
Forward Planner
cc: Matt Koart
Stuart Cook
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KAU F MA N A. BROAD
January 23, 1997
Dennis Carrington
City of Dublin
100 Civic Plaza
Dublin, CA 94566
Regarding: California Creekside Subdivision
Dear Dennis:
The following supplemental information regarding the provision of Affordable Housing
by Design at the California Creekside Subdivision is submitted to you in conformance with
your request:
I . UTILITY BILLS FOR AFFORDABLE UNITS: Our last letter stated that the
affordable units will experience lower utility bills than the other units, and you have asked
for substantiation of that statement.
The Title 24 Energy Calculations for the development conclude that the anticipated energy
usage for each unit will be as follows:
Plan 1 Condominium (Affordable Unit) ..............49,582 KBtu/Year
Plan 2 Condominium (Affordable Unit) ..............53,574 KBtu /Year
Plan 3 Condominium ................ .........................60,230 KBtu/Year
Plan 1 House ............................. .........................55,833 KBtu/Year
Plan 2 House .......... ................... .........................64,171 KBtu/Year
Plan 3 House ............................. .........................69,098 KBtu/Year
Plan 4 House ............................. .........................69,963 KBtu/Year
2. R TTIAL SALES PRICES: Our last letter stated that the Moderate Price units will be
priced below the other units, and will not exceed 90% of the maximum sales price for
Moderate Priced Units as defined in the Inclusionary Zoning Ordinance. You have
requested the projected starting sales prices for the Moderately Priced Units and the other
units. The initial pricing for the Creekside Single Family homes is as follows:
Plan 1 House ........................ ..............................$ 235,990
Plan 2 House ...................................................... $ 249,990
Plan 3 House ........................ ..............................$ 266,990
Plan 4 House ........................ ..............................$ 279,990
The pricing of the Creekside Condominiums has not been set. However, the prices are
anticipated to start around the following levels:
EXHIBI
7 �
KAUFMAN AND BROAA OF NORTHERN CALIFORNIA. INC. ��,���`�
3130 CROW CANYON PLACE. SUITE 300, SAN RAMON, CALIFORNIA 94583 Tit. 510,866.9669 FAX. 510,866.7137
C]
Dennis Carrington
January 23, 1997
Page 2 �
Plan 1 Condominium (Affordable Unit) ..............$ 180,000 +/-
Plan 2 Condominium (Affordable Unit) ..............$ 192,000 +/-
Plan 3 Condominium ........... ..............................$ 220,000
3. AFFORDABELITY OVER TMIE: Our last letter stated that the affordability of the
Moderately Priced Units will be preserved over time by virtue of the fact that the initial
pricing is I0` /o below the maximum Moderate Price, and that historically home prices have
increased at a rate which is roughly in step with increases in income levels. You have
asked that we provide documentation on the historical rate of increase of home prices.
We have researched the historical resale values for multifamily units in Dublin through the
Metro Scan files, and have determined the following average sales prices for the last few
years:
YEAR
AVG. SALES PRICE
AVG. PRICE/ FT.
1 996
$1 57,997
$1 57.93
1995
$164,202
$151.99
1994
$169,440
$150.39
1993
$167,566
$159.38
1992
$175,387
$163.52
1991
$171,340
$160.90
As you can see, housing prices have actually decreased modestly over the last few years.
This demonstrates that housing price levels have not increased faster than income Ievels in
the Dublin Area. Attached is a detailed list of the tabulation of the resales for Dublin
between 1991 and 1996.
4. MODERATELY PRICED UNIT SUPPLY: We stated in our letter that the Moderate
Income units will also maintain their affordability due to the adequate current and future
supply of Moderately Priced units. You have asked that we provide documentation that
the existing supply of Moderately Priced units is adequate.
To establish the historical supply of moderately priced housing, we have searched the
Metro Scan records for the number of resale transactions which have occurred for single
family and multifamily housing units. The following are the results:
SINGLE FAMILY
RESALES
UNDER $193,000
1996 195
1995 251
MULTIFAMILY
RESALES
UNDER $193,000 TOTAL
178 373
100 351
LA
Dennis Carrington
January 23, 1997
Page 3
1994
325
317
642
1993
298
88
386
1992
301
86
387
1991
167
276
443
These numbers clearly demonstrate that the number of housing units available that fall
within the moderately priced category exceed 5% of the housing supply in Dublin, and
that the supply is adequate to meet the demand.
If you should need any further information, please call.
Sincerely,
KA OAD OF NORTHERN CALIFORNIA., INC.
Stephen M Hicks
Forward Planner
cc: Pat Cashman
Stuart Cook
Darrell Bolognesi
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DUBLINMUL .IFAMlLYRE ALES
JANUA
Y 1 6 - DECEMBER 199
PRICE
PRICE
SQ FT
PER SQ FT
$128,000
1,117
$114.59
$150,000
1,117
$134.29
$123,500
690
$178.99
$128,000
732
$174.86
$126,500
690
$183.33
$129,000
690
$186.96
$131,000
732
$178.96
$153,000
1,225
$124.90
$172,000
1,215
$141.56
$182,000
1,215
$149.79
$180,000
1,215
$148.15
$178,000
1,215
$146.50
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$177,500
1,215
$146.09
$139,000
722
$192.52
$134,000
722
$185.60
$129,000
722
$178.67
$142,000
722
$196.68
$176,000
1,215
$144.86
$176,000
1,215
$144.86
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$178,182
1,215
$146.65
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$178,000
1,215
$146.50
$180,000
1,215
$148.15
$178,182
1,215
$146.65
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$163,000
1,007
$161.87
$160,000
1,007
$158.89
$139,000
805
$172.67
$143,000
805
$177.64
$165,000
1,080
$152.78
$142,000
805
$176.40
$180,000
$145,000
1,215
805
$148.15
$180.12
$129,000
805
$160.25
$145,000
805
$180.12
$139,000
805
$172.67
UBL ULT F ILYRESLES
IANUAR Y.1 996 - DECEMBER. 1996
PRICE
PRICE
SQ FT
PER SQ FT
$176,000
1,215
$144.86
$178,182
1,215
$146.65
$165,000
1,080
$152.78
$98,500
1,080
$91.20
$145,000
805
$180.12
$129,000
805
$160.25
$129,000
805
$160.25
$162,000
1,080
$150.00
$139,000
805
$172.67
$167,000
1,080
$154.63
$169,000
1,080
$156.48
$167,000
1,080
$154.63
$134,000
805
$166.46
$159,000
1,080
$147.22
$162,000
1,080
$150.00
$167,000
1,080
$154.63
$162,000
1,080
$150.00
$165,000
1,080
$152.78
$165,000
1,080
$152.78
$165,000
1,080
$152.78
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$139,000
722
$192.52
$162,000
1,007
$160.87
$170,000
1,007
$168.82
$173,000
1,137
$152.15
$145,0 .00
906
$160.04
$151,000
963
$156.80
$152,500
1,000
$152.50
$166,000
1,137
$146.00
$150,000
963
$155.76
$147,500
906
$162.80
$148,500
963
$154.21
$166,000
1,137
$146.00
$172,000
1,137
$151.28
$164,500
1,000
$164.50
$110,000
1,000
$110.00
$145,000
906
$160.04
$155,500
963
$161.47
$150,000
963
$155.76
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DUBL17VMULTjFAAfLLyBESA
ES
JANUARY}
1996-RECEMBERdm
PRICE
PRICE
SO FT
PER SQ FT
$152,000
1,000
$152.00
$142,000
906
$156.73
$171,500
1,137
$150.84
$170,000
1,137
$149.52
$154,000
906
$169.98
$151,500
1,000
$151.50
$177,500
1,346
$131.87
$180,000
1,383
$130.15
$179,000
1,346
$132,99
$193,608
1,346
$143.84
$165,000
1,039
$158.81
$174,500
1,285
$135.80
$155,000
950
$163.16
$179,000
1,260
$142.06
$159,000
1,039
$153.03
$161,000
950
$169.47
$155,000
950
$163.16
$157,000
950
$165.26
$163,000
960
$169.79
$162,000
950
$170.53
:.
$186,000
1,260
$147.62
$187,000
1,260
$148.41
AVERAGE $157,997
1,019
$157.93
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DUBLIN MULL TIFAMILYRESALES
JANUAR Y, 1995 - DECEMBER,-] 995
- -PRICE
PRICE
SQ FT
PER SQ FT
$165,000
1,242
$132.85
$135,500
732
$185.11
$131,000
732
$178.96
$125,000
674
$185.46
$136,000
1,000
$136.00
$176,000
1,215
$144.86
$172,000
1,215
$141.56
$160,000
1,080
$148.15
$180,000
1,215
$148.15
$180,000
1,215
$148.15
$178,000
1,215
$146.50
$163,500
1,080
$151.39
$169,000
1,080
$156.48
$182,000
1,215
$149.79
$163,000
1,007
$161.87
$163,000
1,007
$161.87
$160,000
1,007
$158.89
$158,000
1,080
$146.30
$162,500
1,080
$150.46
$139,000
805
$172.67
$129,000
805
$160.25
$171,000
1,137
$150.40
$152,500
906
$168.32
$178,000
1,137
$156.55
$170,000
1,137
$149.52
$168,000
1,137
$147.76
$160,000
963
$166.15
$148,000
963
$153.69
$173,500
1,137
$152.59
$177,000
1,137
$155.67
$143,000
963
$148.49
$170,000
1,137
$149.52
$149,000.
906
$164.46
$172,500
1,137
$151.72
$145,000
906
$160.04
$168,500
1,137
$148.20
$160,000
1,000
$160.00
$177,500
1,137
$156.11
$176,000
1,346
$130.76
$193,000
1,383
$139.55
.
$178,000
1,110
$160.36
$173,500
1,110
$156.31
$176,000
1,346
$130.76
$181,500
1,346
$134.84
DUBL�V M�TLT�1�' ILY . SALES
J ARY l S - DECEMBER. 1995
AVERAGE $164,202 1,091 $151.99
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PRICE
PRICE
SQ FT
PER SQ F7
$180,000
1,346
$133.73
$181,000
1,346
$134.47
$220,000
1,383
$159.07
$187,000
1,383
$135.21
$161,500
950
$170.00
$185,000
1,260
$146.83
$183,500
1,260
$145.63
$163,000
950
$171.58
$169,000
1,040
$162.50
$140,000
805
$173.91
$188,000
1,260
$149.21
$50,000
950
$52.63
$162,500
950
$171.05
AVERAGE $164,202 1,091 $151.99
0
i
•
a.
PUBLINMUTLEAMILYRESALE
JANUARY, 1994 -_DE E BER I 4
AVERAGE $169,440 1,141 $150.39
15
PRICE
PRICE
SQ FT
PER SQ FT
$165,000
1,242
$132.85
$154,000
1,117
$137.87
$154,000
963
$159.92
$152,500
1,117
$136.53
$166,500
1,225
$135.92
$159,500
1,225
$130.20
$156,000
906
$172.19
$154,500
963
$160.44
$176,000
1,137
$154.79
$156,000
963
$161.99
$184,000
1,137
$161.83
$157,000
963
$163.03
$156,000
963
$161.99
$172,000
1,137
$151.28
$158,000
906
$174.39
$171,000
1,137
$150.40
$175,000
1,137
$153.91
$150,000
906
$165.56
$177,000
1,137
$155.67
$155,000
906
$171.08
$178,000
1,346
$132.24
$182,000
1,383
$131.60
$180,000
1,383
$130.15
$166,000
1,110
$149.55
$186,000
1,383
$134.49
$184,000
1,383
$133.04
$172,000
1,346
$127.79
$185,000
1,382
$133.86
$181,000
1,346
$134.47
$187,000
1,383
$135.21
$180,000
1,285
$140.08
$174,500
1,039
$167.95
$159,500
950
$167.89
$160,000
960
$166.67
$167,500
1,039
$161.21
$182,500
1,285
$142.02
$161,500
950
$170.00.
$184,000
1,260
$146.03
$161,000
1,039
$154.96
$165,000
$183,000
950
1,285
$173.68
$142.41
$188,000
1,260
$149.21
AVERAGE $169,440 1,141 $150.39
15
14
DUBLINMlLTIF MIZ IZF. 4A7 FS
JANUARY 193 - DE BER, 19
PRICE
PRICE
SQ FT
PE R SQ FT
$159,000
1,117
$142.35
$166,000
1,242
$933.66
$125,000
732
$170.77
$127,000
696
$182.47
$134,000
732
$183.06
$125,000
674
$185.46
$126,000
690
$182.61
$965,000
1,300
$126.92
$120,000
1,225
$97.96
$162,000
1,225
$132.24
$165,500
963
$171.86
$163,000
1,000
$163.00
$150,000
906
$165.56
$160,000
963
$166.15
$165,000
1,000
$165.00
$175,000
1,137
$153.91
$160,000
963
$166.15
$157,000
11000
$157.00
$159,000
906
$175.50
$151,000
906
$166.67
$161,000
906
$177.70
$160,000
963
$166.15
$182,000
1,137
$160.07
$168,000
963
$174.45
$179,000
1,346
$132.99
$197,000
1,383
$142.44
$187,000
1,383
$135.21
$184,000
1,346
$136.70
$181,000
1,110
$163.06
$183,500
1,110
$165.32
$194,000
11383
$140.27
$197,000
1,384
$142.34
$179,000
1,346
$132.99
$183,000
1,110
$164.86
$163,000
1,039
$156.88
$164,500
950
$173.16
$92,000
960
$95.83
$173,000
950
$182.11
$191,500
1,260
$151.98
$189,500
$187,000
1,260
$150.40
$167,000
1,260
960
$148.41 .:.
$173.96
$190,000
1,260
$150.79
$162,000
950
$170.53
D UBLIN MUL TIFAMIL UESALES
JANUAARY, 1993
- DECEALUERvYM
PRICE
PRICE
SQ FT
PER SQ FT
$196,000
1,260
$155.56
$197,000
1,285
$153.31
$178,000
1,039
$171.32
$168,000
950
$176.84
$145,000
805
$180.12
$165,000
960
$171.88
$172,000
960
$179.17
$172,000
960
$179.17
$170,000
960
$177.08
$171,000
950
$180.00
$192,000
1,260
$152.38
$194,000
1,285
$150.97
$176,000
1,039
$169.39
$166,000
950
$174.74
$195,000
1,260
$154.76
AVERAGE $1 67,568 1,068 $159.38
•
19
If
DUBLIIVM LTIFAMrLY F4AlES
JANUAR 92 - DECEMBER 1992
PRICE
PRICE SQ FT PER SQ FT
$170,000
1,242
$136.88
$120,000
674
$178.04
$136,000
732
$185.79
$170,000
1,225
$138.78
$179,500
1,300
$138.08
$146,000
1,000
$146.00
$138,500
1,000
$138.50
$142,000
1,000
$142.00
$137,500
1,000
$137.50
$155,000
963
$160.96
$162,500
963
$168.74
$164,000
906
$181.02
$173,000
963
$179.65
$190,000
1,137
$167.11
$167,000
963
$173.42
$184,500
1,137
$162.27
$177,000
906
$195.36
$168,000
963
$174.45
$185,000
1,000
$185.00
$175,000
963
$181.72
$190,500
1,346
$141.53
$186,000
1,110
$167.57
$192,000
1,346
$142.64
$198,000
1,383
$143.17
$196,500
1,346
$145.99
$196,000
1,346
$145.62
$198,500
1,383
$143.53
$197,000
1,346
$146.36
$190,000
1,383
$137.38
$199,500
1,346
$148.22
$185,000
1,110
$166.67
$202,000
1,260
$160.32
$176,000
960
$183.33
$168,000
950
$176.84
$178,000
1,039
$171.32
$206,500
1,260
$163.89
$196,000
1,285
$152.53
$174,000
1,039
$167,47
$165,500
950
$174.21
$179,000
1,039
$172.28
$165,000
950
$173.68
$202,500
1,260
$160.71
$140,000
805
$173.91
$174,500
960
$181.77
•
•
•
DUSLINMULTIFAMI S
ANUAR Y.1992 - DECEMBER 992
AVERAGE $175,387 1,086 $163.52
•
•
11
PRICE
PRICE
SQ FT
PER SQ FT
$146,000
805
$181.37
$174,000
960
$181.25
$166,000
950
$174.74
$177,500
1,039
$170.84
$177,000
1,039
$170.36
$202,500
1,260
$160.71
$176,000
960
$183.33
$202,000
1,260
$160.32
$178,000
1,039
$171.32___
AVERAGE $175,387 1,086 $163.52
•
•
11
DUBLIN ULTI.FA YRESALE
ANUARY I9
I - DE
EMB R l
PRICE
PRICE
SQ FT
PER SQ FT
$125,000
674
$185.46
$120,000
674
$178.04
$143,000
1,000
$143.00
$140,000
1,000
$140.00
$143,000
1,000
$143.00
$170,000
1,225
$138.78
$170,000
1,225
$138.78
$164,500
928
$177.26
$168,500
1,137
$148.20
$164,500
963
$170.82
$162,000
906
$178.81
$161,000
963
$167.19
$175,000
1,137
$153.91
$156,500
963
$162.51
$155,500
963
$161.47
$188,000
1,337
$140.61
$164,000
906
$181.02
$200,000
1,137
$175.90
$149,000
906
$164.46
$188,000
1,137
$165.35
$158,500
963
$164.59
$191,000
1,000
$191.00
$175,500
963
$182.24
$155,000
906
$171.08
$167,000
906
$184.33
$176,000
963
$182.76
$166,000
963
$172.38
$191,500
1,137
$168.43
$237,909
906
$262.59
$202,000
1,137
$177.66
$167,500
963
$173.94
$170,000
963
$176.53
$171,000
906
$188.74
$178,500
906
$197.02
$177,000
963
$183.80
$178,000
963
$184.84
$205,000
1,137
$180.30.
$173,000
906
$190.95
$161,000
906
$177.70
$173,000
963
$179.65
$170,000
906
$187.64
$170,000
906
$187.64
$171,500
963
$178.09
�i $200,000
1,346
$148.59
D UBLEV MULTTFAMIL Y RE ALES
AMUAR Y
199 - DECEMUE-Rol
991
PRICE
PRICE
SQ FT
PER SQ FT
$189,000
1,346
$140.42
$200,000
1,346
$148.59
$204,000
1,383
$147.51
$202,000
1,383
$146.06
$190,000
1,346
$141.16
$187,500
1,110
$168.92
$187,500
1,383
$135.57
$191,000
1,346
$141.90
$185,000
1,110
$166.67
$193,500
1,346
$143.76
$151,500
950
$159.47
$190,500
1,260
$151.19
$146,000
950
$153.68
$195,500
1,260
$155.16
$181,000
1,285
$140.86
$193,000
1,260
$153.17
$149,000
950
$156.84
$192,500
1,260
$152.78
$182,000
1,285
$141.63
$190,000
1,260
$150.79
$165,000
960
$171.88
$157,500
950
$165.79
$194,000
1,260
$153.97
$184,000
1,285
$143.19
$188,000
1,285
$146.30
$168,000
1,039
$161.69
$141;000
805
$175.16
$156,000
950
$164.21
$190,000
1,260
$150.79
$189,000
1,285
$147.08
$137,000
805
$170.19
$171,500
960
$178.65
$165,000
960
$171.88
$157,000
950
$165.26
$173,500
1,039
$166.99
$196,000
1,260
$155.56
$178,000
1,242
$143.32
$163,000
1,117
$145.93
$128,000
732
$174.86
$122,000
674
$181.01
$134,500
732
$183.74
$137,500
732
$187.84
$139,000
1,000
$139.00
$175,000
1,300
$134.62
$154,500
1,300
$118.85
` DUBLINMULTIFAMIL yRF4� q 1 ES
ANUARY I
I - DECE
BER 91
PRICE .
PRICE
SQ FF
PER SQ FT
$173,000
1,300
$133.08
$170,000
1,225
$138.78
$177,000
1,300
$136.15
$180,000
1,300
$138.46
$133,000
1,000
$133.00
$139,000
1,000
$139.00
$195,500
1,137
$171.94
$133,500
906
$147.35
$134,500
963
$139.67
$130,500
906
$144.04
$1 34,500
906
$148.45
$169,500
11000
$169.50
$132,500
963
$137.59
$167,500
963
$173.94
$165,500
1,137
$145.56
$137,000
906
$151.21
$139,500
906
$153.97
$174,000
1,137
$153.03
$185,000
963
$192.11
$152,500
963
$158.36
$133,000
906
$146.80
$212,000
1,383
$153.29
$198,000
1,383
$143.17
$208,000
1,383
$150.40
$220,000
1,383
$159.07
$217,500
1,346
$161.59
$216,500. -
1,383
$156.54
$193,500
1,110
$174.32
$208,500
1,383
$150.76
$201,000
1,383
$145.34
AVERAGE $171,340
1,079
$160.90
•
AP-
•
MEMORANDUM
TO: Kit Faubian
CC: Dennis Carrington
FROM: Steve I1.cks
REGARDING: California Creekside
DATE: January 27, 1997
In accordance with our telephone conversation today, I have listed the square footages of
our California Creekside homes as follows:
Plan 1 Townhouse (Affordable Unit):
1,202 Square Feet
Plan 2 Townhouse:
1,401 Square Feet
Plan 3 Townhouse:
1,610 Square Feet
Plan 1 SFD House:
1,337 Square Feet
Plan 2 SFD House:
1,766 Square Feet
Plan 3 SFD House:
1,943 Square Feet
Plan 4 SFD House:
2,178 Square Feet
These house sizes reflect the square footage of the living portion of the house, and do not
include the garage area.
Please call if you should require any additional information.
�3 EXHIBIT. C
rc� ex�-t�rr ok
. JAN -28 -97 TUE 11 48 MEYERS,NAVE,RIBACK &SIR
WHEN R.FcoRnED RETURN TO:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
FAX NO. 510 351 4481 P.05/09
Space above this line feu Remrd&s Use
AFFORDABLE HOUSING AGREEMENT
FOR CONSTRUCTION OF AFFORDABLE HOUSING UNITS
AND PAYMENT OF IN-LIECI FEES
CITY Or DUBLIN
THIS ,A,CYRE,ENLENI' is hereby entered into this day of , 1997
by and between the City cif Dublin, lxcrcinaRcr r6czxcd Lo as "City", and Kauf'xnali
and Broad of Northern. California, Inc., hereinafter referred to as "Developer ".
Recitals
The City Council adopted Ordinance No. 14 -96 on July 9, 1996, to add Chapter
8.24 to the Dublin Municipal Code. Chapter 8.24 consists of incluslonary housing
provisions pursuant to Strategy I.B. of the City's General plan Housing Element and
Eastern Dublin Specific Plan Programs 4.F and 4.G, whose purpose is to create
affordable housing Opportunities in the City of Dublin for very love, low and
moderate income households. All statutory references are to the Dublin Municipal
Code unless otherwise noted.
The City of Dublin adopted these inclusionary housing provisions recognizing that
the cost of new housing is so high that persons with very low, low and moderate
iricnmes are increasingly unable to locate affordable housing in the City. The purpose
of the ordinance is to achir-vc a valanced couununity with housing available at all
income levels by requiring that residential projects with 20 or more units/lots contain
at. least .5% very low, low and moderate units/lots.
Dcv'eloper is the Developer of that real property located between Dublin Blvd. and
the Central Parkway and between Tassajara Creek and Hibernia Drive in Dublin,
Affordable IlouAr 'S b
Aare —,x t l 28 1 of 5
January 28, 1997
EXHIBIT B
JAN-28A7, `fUE 11'49: MEYERS, NAVE, RIBACK &SILV. FAX N0. 510 351 4481 P,Ub /U9 I
California. The Developer desires to construct a residential project of 20 lots or
more, ,which is subject to the City's inc luuionary housing provisions, The City desires
that the Developer comply with the inclusionaxy housing provisions described in
Chapter 8.24 of the Dublin Municipal Code.
On January 21, 1997, pursuant to a rcqucst froze Developer, the City Council
dctcrmincd that garage area shall not be included in development square footage for
the purpose of calculating the amount of in -lieu fees, and that in -lieu fees may be paid
on a lot- by-lot basis prior to issuance of individual building permits for the project
residences and that appropriate amendments to the City's indusionary housing
provisions be made.
N'O'W', T-JEM FORE, in consideration of the City's approval of the residential
project known as PA. 95 -048, C:alifomia C:reekside, Developer and City, for
themselves and their respective successors and assigns, hereby agree as follows:
1. Definitions and f IiLr MrPtatinns. Terms used in this afford Able housing
agreement shall be defined as set forth in Chapter 8.24 of the Dublin Munidpal
Code.
2. .v er's Affordable Hogsin p l ga n. Through its actions on .April
16, 1996 and May 28, 1996, the City apprvvrd Developer's project for 277
residential units. More specifically, the City approved a rezoning to the PD, Planned
Development district., a Tentative Map, and Site Development Review for 154 single
family lots and 123 airspace condominiums. Developer intends to record a Final
Map and complete development of the project. Based on 277 project units,
Developer's affordable housing obligation is 14 Inclusionary Units.
3. Develo e ' om liancc with Affordable w n6 Obli ation. Developer
proposes a combination of Affordable by Design housing unit mnstnictiork and in -lieu
fees to meet its obligation.
a. H ousing Unit. Construction. Pursuant to Section 8.24.050, 1 % of
the 277 total units, i.e., 3 units, must be affordable to Moderate Income Households.
Dcvelopear will piraVide the 3 Moderate Income units in the condominium portion of
the project. These units will be .Affordable by Design pursuant to Section
8.24.07O.B.1, as determined by the City Council in Resolution No. , dated
, 1997. Developer also agrees to cap the initial sales price of the Inclusionary
,4ffordable PI��,FxrgrQamt Page 2 of 5
lanuary 28, 1997
T5
�,G
Units at 90% of the m4 mum Moderate. Income Sales Price. Developer's
inclusionary housing obligatiuxl beyond these three units shall be met through in -lieu
fees, as further described below.
b. Lieu Fees. Pursuant to Section 8.24.080.13, Developer will pay
fees in lieu of providing 11 Vcry Law and Low Income housing units. Based on the
methodology set forth in City Council Resolution 80 -96, adopted June 11, 1996 and
further discussed in the February 4,1997 Agenda Statement related to this agreement.,
the amount of the fees shall be $.60 per square foot of living area for the California
Brookside multi- family units, and shall be $.80 per square foot of living area for the
California Creekside single family units_ The amount. of the fee shall be calculated
based on the square footage of living area shown on the building permit application
and shall be paid prior to issuance of the rcqucstcd building permit. Pursuant to the
City Council determination of January 21, 1997, garages are not considered living
area for the purposes of calculating the in -lieu fees.
4. Exterior Materials and Exterior Architectural Desiga. The ex-terior
materials and exterior architectural design of the Inclusionary Units shall be
consistent with the project's non- inclusionary market rate units as reviewed and
approved through Site Design Review by the Planning Commission on April 16,
1996. `10
5. Inclusion= Unit Location, Size and Interior AMC,i ib_s. The location of
the moderate income units containing the Inclusionary Units, as well as the size and
amenities for the Inclusionary Units shall be consistent with Site Design Review
approval by the Planning Commission on April 16, 1996,
6. No Resale Restrictions. Developer will sell the Affordable by Design units
for an initial price not to exceed approximately $ 193,997, which is affordable to
Moderate- income households and is at least $15,000 less that the expected sales price
for other project condominiums and approximately $40,000 less than the expected
-Sales price for the lowest priced single family homes. Through Resolution No. ,
dated 1997, the City Council has determined that the Inclusionary
Units being provided are Affordable by Design. Thus, pursuant to Sections
8.24.060.D and 8.24.070.B.1, no resale restrictions arc required, nor are related 30
year term, tenant Screening, preferences, or o Amer occupancy restrictions.
Jtffardablc �7o..nis,Sr J� ,xaorxiar�t P"S.- 3 a£ 5
Jamxanr 28, 1997
JAN -28 -97 TUE 11:51
� -0.
�q
HEYERS, NAVE, RIBACK &SILV. FAX N0. 510 351 4481 P.08/09
7. nstructior►. The Inclusionary Units shall be Constructed
concurrently with or prior to construction of the project's non- inclusionary market
rate units.
8. Time fQr Pad ent of In-Lieu-Pens. The in -lieu fees shall be paid on a lot -
by -lot basis prig to the issuance of individual building permits for the project
residences.
9. Effect of Pm -ect Revision. If Developer proposes to change the design of
the project which results in a change to tlxc number of Inclusionary Units required,
the number of Inclusionary Units required shall be recalculated to coincide with the
approved revision. This provision does not alter the need for or method of requesting
and prvccssing a revision to the project.
10. Term. This Affordable Housing Agreement shall be effective until all of
the Inclusionary Units rcqui.rcd under this agreement are constructed in accordance
vc7th the Affordable by Design principles approved by the City Council. in Resolution
, dated , 1997, and all required in -lieu fees are paid.
11. Auccment to he_Recordcd. Developer shall cause this agreement to be
recorded in the Official Records of Alameda County, which agreement shall run with
the land until termination of the agreement as provided herein.
12. Hold Harmless. Developer shall hold City, its elective and appointive
boards, commission, officers, agents and employees harmless from and apin.st any or
all loss, liability, expense, claim, costs, suits, damages of every kind, nature and
description directly or indirectly arising from the performance of the obligations or
undcrtaldngs of Developer pursuant to this Agreement- DevPlnpex shall defend City
and its elective and appointive boards, commission, officers, agents and employees
from any suits or actions at law or in equity for damages caused or alleged to have
been caused, by reason of any of the obligations or undertaings of Developer
pursuant to this Affordable Housing Agreement. It is further provided that this hold
harmless agreement shall apply to all damages and claims for damages for every kind
suffered, or alleged to Naive been differed, by reason of any of the obligations or
undertakings of Developer pursuant to this Agreement.
13, Enforcement. If the Developer defaults in the performance or observance
of any covenant condition, restriction or obligation of the Developer as set forth in
this Agreement, and such default remains uncured for a period of thirty (30) days
Affordable Raising Agreement
Page 4 of 5
January 28, 1997
JAN -28 -97 TUE 11:52 MEYERS,NAVE,RIBACK &SILV. FAX N0. 510 351 4481
after notice thereof is given by the City, the City may take any one or more of the
following steps:
P. 09/09
a. BY mandamus or other action or procccding at law or in egtdty,
require the Developer to perform its obligations un.dcr this Agrcemcnt or enjoin any
acts or things vvhich may be unlawful or in rriolation of the rights of the City
hereunder.
b. Take such outer action at lam, or in equity as may appear
necessary or desirable to enforce the obligations, covenants, conditions and
restrictions of the Developer under this Agr'ccmcat.
If legal action is necessary to enforce any provisions of this agreement, the
pre.,ailing party shall be entitled to reasonable attorneys' fees and legal Costs_
14. AMMdmenjs. This Agrccment shall be amended only by a ynitten
instrument executed by the parties hcrcto or theme Successors in interest and duly
recorded in the Official Records of the County of Alameda, California.
Dated:
Dated:
.Mz-=W4
J-11A7PDWINRSWU I+A,GREE i OVSINGArf
Affordable Housing AgretatmL
CITY OF DUBLLN
15y:
Richard Ambrose, City Manager
KAUFMAN & BROAD OF NORTHERN
CALIFORNIA, INC.
0
Fag. .5 of 5
f anuary 2$, 1997
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RESOLUTION NO. so - 96
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLD'
♦ ** *KA * **rtYCA A*
ADOPTING A NEGATI'`E DECLARATIONT FOR TEE.
D CLUSIONARY ZO -NT'G ORDEAL CE; A1\7D
ESTABLIS=G METHOD FOR DETERAU I G - -MOUNT OF DZ -LIEU FEE
NVHEREAS, the City of Dublin Housing .Element, Strategy I -B., and the .Eastern Dublin Specihc
plan , ? grams 41. a-1d 4.G., require the City of DublLn to prepare an Inclusiona,-y Zoning Ordinance; and
��'HERE.4S, the Plal-11 ang CDrnmission and City Council held praper]y notated public st:ldy
5�551a t tD dls= 1551]5 related to the development oft_he IncluSlDn:�-}` Lorung Or penance on a ebruary 5
aid ?- �h 19, 1996, and
W'EEREAS, pursuant to the City of Dublin Housing Element StlZtegY I -B., the City of Dublin has
area ed a d;a-i Snclusionar), Zoning Ordinance as a result of the dirt Don given at these Study se551oP5;
an
'VVEEREAS, Section 8.'?4.090 (B) ofthe D Dposed Inclusiona7y Zoning Ordinance provides the
DptiD,� Df paying a fee in -lieu of consL- acting Inclusionary Units (' In -Lieu Fee "), znd states that the City
CD'.MZ;! Shall e5taDISA the amount DI the i'Lieu Fee by r esolutian; an
WHEREAS, the Plan,-ung CDl-iui11ss1Dn held a public hearing on said dial Ordinance on ay 7,
1996, fir which proper notice v as given in accordance with California State LaA" and
iv - EREAS, the Inclt_S1Dnazy Zoning Ordinance Las been revie�'ed in accordance with the
t]r Dvis;,nns of the Calafo•�nia Enmriro==tal Qualk Act; and
WE=4 s, an .Environmental Impact Rena —IL, SCH x84011 D02, u'?s prepared for the Dublin
Gene7a-] Plan and ce.-=-ed on Febr uar}� 11, 19S5- a_nd
i
WTEREAS, a =ter cons��.:ring all stair re�prts, recpmmendations, mid wri«en and or a] testimony
subni<<ed at the Public Herring hereinabove set forth, the Planning Canrrussion adopted a Resolution
recommending City Council approval of the Negative Declaration and adoption of the draft InclusionaTy
Zonir-,g Ordinance; and
7 oD+ Dr'AI co;
��=REAS, the City Council held a public hearing on said Ordinance on Ma) 28, 1 D, f
proper notice was given in accordance with California State Law; and
N HEREAS, a star report was submitted for PA 96 -018, the proposed Inclusionary ZoMDR
Qrdma.nct, re1*r -nending the City Council's approval of the IrT4gGbve Declaration, establish�-nent of
methodology for dett�, —,=ing amount of in -Lieu Fee, and adoption ofsaid dret Ordinance; and
)VBTREAS, the City Council did hear and consider all said reaa; :s, recarnl-nendatiors and
Lestna o y nereinabDve set forih.
I-OW, THEREFORE, BE IT RESOLVED TFi4T THE Dublin City Council does hereby end
that Lht draft Ordnnance is consistent with the stated purpose and objectives of the City's ZDninR
OrdiWnce, Municipal Code, Central Plan, and Eastern Dublin Sptcinc Plan.
BE IT FURTHER RESOL -TD THAT THE Dublin City CDunml does hereby approve a
INTeza-uve Declaration.
- -D, BE IT FURTHER RESOLVED THAT THE Dublin Ci>> Council does hereby establish
the rtthodology for dticrmining the amount of the JP-Litu Fee for each development project subject to
the requirements Dftht Inclusiona,y ZME"11g Ordinance, as follows:
1.
T-,h 1n -Lieu Fee shall be based upon a charge of S.75 cents per square foot for multi- zami)y (anaa, .
ly (detached unit dtvtlo mints.
L:nit) developments, and S1.OD per square foot for single fame ) P .
The rte will be calculated for the average unit size, in square r "tee for the toia] number Dr unis in the
?. ojtct_
�. ' ntre will be no -Dt -unit maxim, um acr the tee.
{ n� Ftt will be adjusted penoaicaL�T, based upon the percentage irncrt�se in the CpI151iIDtr Price
j, n° actual amD1121t DS tIle total Fee cl+ T-'td for a D Djtct shall bt dtitiTnined at the -'ime bi t)r DjeDi
Live mat) approval-
The aDDVt mtthDdDlv°y IDr 6ettrT,7lnlilg the amount Of the In -Lieu tt - Dr each dtti't1DpM=L . TDjtct
subjt= m the requi=tnts of``he Inclisiouary Zoning Ordinanct sha11 tart t5--zt as pr tht dart on wizich
;.ht In: iusionary Zoning Ordinance becomes efftctive.
P AS} D, ARS L _4-D OPTED this I ? th day of Junt, 1996.
AYES:
N C.
3S
Cort=iim6mbers Barnes, Jlj yati and Mayor Hoz.sion
Coup :i1ME772b °r .$uriD)7
Cow7cilmerrzaer HOWL1; d
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