Almond Gardens

Harbor Park, LLC.

Almond Gardens Date: 12/05/2023

Camran Nojoomi Harbor Park, LLC.

The Housing Authority of Suisun

Harbor Park, LLC.

(916) 740-1276 Office | (916) 740-1276 Cell | cnojoomi@gmail.com

Background

The History of Almond Gardens Fourplexes Over the Years...

The history of Almond Gardens dates to decades ago, perhaps in the 60s. It was composed of 20 fourplexes under one ownership named Almond Gardens. All 20 fourplexes were lined up against Almond Street on both sides. Inadequate number of parking spaces that were perpendicular to Almond Street combined with the lack of street scape and landscaping made for a very cluttered scene, one that was infiltrated with some unruly elements that diminished the quality of life for the tenants.

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Almond Gardens

Harbor Park, LLC.

almond.gardens99@gmail.com

In 1990, these fourplexes were acquired by the Redevelopment Agency of the city of Suisun City. Instead of demolishing all the fourplexes, because they were in better shape compared to all the other fourplexes that were demolished in the former Crescent neighborhood, they went under major rehabilitation and reconfiguration. 7 of the 20 fourplexes were demolished to make room for off-street designated parking spaces.

The units were remodeled, and the courtyards were gated to reclaim the open space for the residents. Almond Street was reconfigured with lush landscaping, street trees, and decorative streetlights that significantly improved Almond Street.

Over the following three decades, Almond Gardens has enjoyed tranquility and peace.

However, the physical condition of the fourplexes tells a different story. The Old Town Suisun, where Almond Gardens is located is built upon bay mud. The foundations of the Almond Garden fourplexes were not designed and constructed to withstand the soil expansion that occurs in this type of soil.

In 2008, the city commissioned a study to determine whether to rehab or rebuild the Almond Gardens fourplexes. The conclusion was that “A rehabilitation of Almond Gardens as proposed, is not economically or physically viable...” At the time it was recommended that the city contribute $7,608,767 to secure 9% financing for the project.

In 2021, Harbor Park, LLC. signed a DDA with the Housing Authority to redevelop Almond Gardens into 99 apartment units that replaced the existing 52 affordable units, and added 47 new market units with the anticipation that the new market units would generate sufficient revenues to sustain the project. Under this arrangement, the City’s contribution was going to be as little as $850,000. Unfortunately, this financial structure became infeasible rather quickly as the increasing inflation and rising interest rates rolled in with 2022.

In 2023, the financial sources for a project the size of Almond Gardens is limited to Tax-Credit financing. The preparation and focus needs to stay on Tax-Credit financing as a viable method, while considering other potential sources of financing such as the State of California, or ABAG affordable housing funds that may become available.

Almond Gardens

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Harbor Park, LLC.

(916) 740-1276 Office | (916) 740-1276 Cell | cnojoomi@gmail.com

Project Location Almond Gardens is located on Almond Street between Civic Center Blvd and Mulberry Street in the City of Suisun. The community is located within walking distance to the waterfront, the promenade along the marina, eating establishments, and entertainment in the more established part of town. Not to mention, it is located close to the train station, which is the transportation hub for AMTRAK and the Greyhound bus.

Almond Gardens is located within 0.25 miles of Highway 12 on and off ramps, and 0.35 miles from Marina Shopping Center. The Crystal Middle School is only a few hundred feet away.

Almond Gardens is nestled in an economically diverse neighborhood, within a various range of housing stock. The houses within this neighborhood range in price from the high $400,000 to above $600,000. Within a few hundred feet, there are two major branded hotels: Hampton Inn and Holiday Inn Express. Also, the City Hall is located within walking distance. The Suisun waterfront has been undergoing a major transformation over the past few decades. Within 900 feet of Almond Gardens, the proposed new development Lotz Residences will be priced well over $900,000.

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Almond Gardens

Harbor Park, LLC.

almond.gardens99@gmail.com

Solano Transportation Authority operates Suisun Micro-transit program. Suisun Micro-transit provides door-to-door transit service within Suisun City limits with affordable rates as low as $2, or $1 for the elderly, young, and people with disabilities.

Suisun Micro-transit serves the entire City of Suisun.

In addition, Suisun Micro-transit serves select destinations in Fairfield as listed below: • Fairfield Transportation Center FTC) • David Grant Medical Facility (Travis Airforce Base) • Solano County Government Center • Sutter Medical Center • Kaiser Medical Offices • Ole Health Clinic • DaVita Dialysis Center • Health and Human Social Center

Almond Gardens

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Harbor Park, LLC.

(916) 740-1276 Office | (916) 740-1276 Cell | cnojoomi@gmail.com

Additionally, the Suisun Micro-transit offers a fixed route service, and the schedule can be found below:

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Almond Gardens

Harbor Park, LLC.

almond.gardens99@gmail.com

Project Description The proposed Almond Gardens redevelopment project consists of a total of 99 units, composed of 46 1BED Room and 53 2BED Room units. The total project size is 87,600 S.F., of which 72,475 S.F. is the living space. One-bedroom units are 625 S.F. and two-bedroom units are 825 S.F. The existing streetscape including the trees, streetlights, on-street parking, and sidewalks will be preserved and repaired as needed.

Building Composition

Parking The proposed project will provide 121 parking spaces or an average of 1.22 parking spaces per unit, which is 45 spaces more than the allotted state density bonus.

Almond Gardens

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Harbor Park, LLC.

(916) 740-1276 Office | (916) 740-1276 Cell | cnojoomi@gmail.com

Architectural Design The existing 13 fourplexes will be replaced with a 5 three-story apartment community, a one single-story building to house the manager’s office, and a maintenance shop. A Tot Lot Park will also be provided in this project. A total of 99 units will be constructed in three successive phases.

Dropbox Link to Fly Over Simulation Video: https://www.dropbox.com/scl/fi/rfrpe7p9u80w6eyem4cdb/02102022-Massing-Model.mp4?rlkey=ypmqe36ozvsshhguzkmuey61v&dl=0

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Almond Gardens

Harbor Park, LLC.

almond.gardens99@gmail.com

ALMOND GARDENS APARTMENT HOMES

Almond Gardens

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Harbor Park, LLC.

(916) 740-1276 Office | (916) 740-1276 Cell | cnojoomi@gmail.com

Site Plan & Floorplans

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Almond Gardens

Harbor Park, LLC.

almond.gardens99@gmail.com

Relocation Almond Gardens is in a state of disrepair with approximately 48 tenants still residing in the existing fourplexes, and approximately 4 are uninhabitable. The condition of the fourplexes will continue to deteriorate, more units will be declared uninhabitable, and more families will be displaced and leave Almond Gardens.

The project will be constructed in three phases, in accordance with Davis Bacon Act. The project phasing is designed around creating the least disruption in the lives of the existing residents and be constructed in three independent and successive phases. The first phase consists of constructing one three story building that will house 20 units. The construction of this building may require the temporary relocation of three of the existing tenants. Once this building is completed, the relocated tenants will have the priority to return to Almond Gardens. The existing tenants will then be offered the chance to occupy the remaining units. The completion of this phase and the transfer of the existing tenants to the new building will clear the path for the commencement of the second phase. The completion of the second phase in the same manner as the first phase will lead to the construction of the third and the last phase of the project. The existing tenants will receive relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policy Act of 1970 (URA) (42 U.S.C. 4601-4655) and implementing regulations at 49 CFR Part 24.

Furthermore, this project will observe and comply with HUD regulations in 24 CFR part 135 that implement Debarment as defined in 24 CFR Sections 5.1© and 24 CFR Part 24.

F. Clay Fry Architect Inc. 1164 Crescenta Court Lafayette, CA 94549 925-765-2876

Ashria, LLC 9700 Village Center Dr. Suite 120 Granite Bay, CA 95746 916 740 1276

BLDG. 1

BLDG. 2 804

BLDG. 6 707

709

806

BLDG. 5 803

805

810

812

BLDG. 4 809

BLDG. 3

811

815

ALMOND STREET SUISUN CITY, CALIFORNIA

710

ALMOND GARDENS

708

PHASING EXHIBIT SCALE: 1"= 30'-0" 0'

15'

30'

45'

60'

90'

PROGRESS SET: JANUARY 17, 2022 JANUARY 31, 2022 FEBRUARY 03, 2022 FEBRUARY 17, 2022

Almond Gardens

FEBRUARY 18, 2022

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