need to end many california tax exemptions

8/3/2019 Need To End Many California Tax Exemptions

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Elected California LegislatorsSacramento, CACc: Santa Clara County SupervisorsCc: GovernorSchwarzenegger

Elected CA Officials:

California clearly needs to find new revenue streams, in addition to putting an end to thenever-ending pork-barrel spending that has become so commonplace in our state. Onesource of revenue is ending the tax exemptions on housing that have allowed upscaleindividuals to hide from property taxes, such as Channing House, in Palo Alto, CA.

In the past decade, Palo Alto has become a target of non-profits, often being seeded withtaxpayer funds, to build big, expensive facilities which become tax-exempt by theconsent of the Legislature. These residents of these facilities, none the less require thesame services as those living in single-family homeswhich bear the heavy brunt of

property taxes. In many cases, the residents in these homes require even moregovernment serviceswhile paying nothing into the general funds over the localmunicipalities, school districts, county general funds, or State general funds via propertytaxes included in the cost of their housing.

The material following identifies some of these not-for-profit housing operations herein Santa Clara County that are becoming an ever bigger burden on the taxpayers, yearafter year:-------------------There are tax consequences associated with the project that is being planned at the cornerof San Antonio Road and East Charleston Road, at the old Sun Microsystems

Headquarters site. This property has been assessed as a commercial property in the past,providing significant revenues for the School District (PAUSD), and a somewhat smalleramount (about 9% of every property tax dollar) for the City of Palo Alto government (asspecified by AB-8).

With the approval of whatever plans that Build/Bridge (and other owners) have for thissite, there is every reason to fear that the site will be exempted from property taxes, asother Bridge sites have been. Given that one component of this site is supposed to bededicated to a religious/cultural purpose, its very likely that this component will end upbeing tax-exempt also. Given the ever-increasing costs of government in Palo Alto (bothcounty, municipal and educational), the costs to the City and School District should becharacterized as a part of the planning processes, and made public as a part of thedecision process in granting whatever permissions are needed to allow this, or any suchfacilities, to be built.

The following is from the Bridge WEB-site, which outlines their view of this project, andits proposed financial footprint:-------http://www.bridgehousing.com/Default.aspx?DN=190,32,7,1,Documents


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Fabian Way Senior

Affordable/Total Units: 65/227

Project Value: $83,250,000

Architect: To be determinedGeneral Contractor: To bedetermined

Lenders: To be determined

To be built as part of a larger development on the former Sun Microsystems site in southPalo Alto, Fabian Way Senior Apartments will provide 65 high-quality, affordableapartments for very-low-income senior households on just under one acre of land. Thedevelopment will feature two to four floors of residential and common space above aground-level podium parking garage. Amenities will include an inner courtyard, privateand public decks and attractive landscaping throughout.

Development of this site will be complemented by three acres of for-sale condominiumsand an eight-acre recreational campus and senior assisted-living facility. Together, thesethree entities will transform the abandoned site into an exciting new pedestrian-oriented,mixed-use, mixed-income community offering a dynamic array of recreational,educational and other services available to both residents and the greater community.

Leasing is expected to begin in early 2008.

Notice that from the Bridge Development vision, their component alone could have ataxable footprint of almost $84M. But how will this $84M footprint benefit localgovernment in terms of increases taxes? The following three assessment records (fromthe Santa Clara County Assessors on-line data base) are for the three parcels believed tocomprise this site:

Number of Property Address(es): 1 Billing Address(es):

851 SAN ANTONIO RD

PALO ALTOMap it!Assessor Map

291 GEARY ST UNIT 605 SAN

FRANCISCO CA 94102-1811

Property Information

RENDERING OF FABIAN WAY
http://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D851%2BSAN%2BANTONIO%2BRD%26city%3DPALO%2BALTO%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D851%2BSAN%2BANTONIO%2BRD%26city%3DPALO%2BALTO%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.do


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Document No. 14193408 Transfer Date 05 / 20 / 1998

Document Type GRANT DEED Tax Default Date n/a

Tax Rate Area: 06-012

Palo Alto [City] Palo Alto [Unified School]

Foothill [Comm. College] Bay Area Jt(1,7,21,28,38,41,43,48,49,57)[Air Quality Mgmt.]

Mid-peninsula Regional Jt(41,43,44) [OpenSpace]

Santa Clara Valley [County Water]

Santa Clara Valley-zone Nw-1 [CountyWater]

Santa Clara Valley-zone W-4 [CountyWater]

Santa Clara County Importation [Water-misc.]

For more information about your tax rate area:

Assessed Values on: 127-37-020 (Assessed Information as of 6/30/2006)

Real Property Business ExemptionsNet

AssessedValue

Land $ 759,484 Fixtures $ 0 Homeowner $ 0

Improvements $ 327,160 Structure $ 0 Other $ 0

Total $ 1,086,644

PersonalProp.

$ 0

$ 0$ 0 $ 1,086,644

APN: 127-37-024

Current Address/DeedInformation

2006 AssessedValues

2005 AssessedValues

2004 AssessedValues

Situs Address and Mailing Address Information


901 SAN ANTIONIO RD


345 SPEAR ST STE 700 SAN

FRANCISCO CA 94105






Foothill [Comm. College] Bay Area Jt(1,7,21,28,38,41,43,48,49,57)
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[Air Quality Mgmt.]









AssessedValue

Land $ 11,444,400 Fixtures $ 0 Homeowner $ 0

New Parcel

2004

Improvements $ 0 Structure $ 0 Other $ 0

Total $ 11,444,400

PersonalProp.

$ 0

$ 0$ 0

$11,444,400

Assessment Roll Information for:

APN: 127-37-025


2006 AssessedValues

2005 AssessedValues

2004 AssessedValues



901 SAN ANTONIO RD


5150 EL CAMINO REAL STE 11D LOS

ALTOS CA 94022






Foothill [Comm. College]Bay Area Jt(1,7,21,28,38,41,43,48,49,57)[Air Quality Mgmt.]


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5/21







AssessedValue

Land$

21,335,000Fixtures $ 0 Homeowner $ 0

New Parcel2004

Improvements $ 0 Structure $ 0 Other $ 0

Total$

21,335,000

PersonalProp.

$ 0

$ 0$ 0 $

21,335,000

Owners of the $21M parcel (127-37-025):----JCCs & Campuses

Taube-Koret Campus for Jewish LifeA multi-purpose intergenerational Jewish campus thatwill include a Jewish Community Center, Jewish Seniorliving residences, serve all age groups and welcome

the entire community.

5150 El Camino Real, Ste. 11-D, Los Altos, CA 94022(650) 691-0100E-mail: [email protected]

---

The current taxable footprint/assessment is roughly $34M for these three parcels, bringin roughly 340,000 for governmental needs. Will this assessment increase as a result ofthe investment in new structures at this site?
http://eservices.sccgov.org/ari/taxrateinfo.dohttp://eservices.sccgov.org/ari/taxrateinfo.dohttp://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____mailto:[email protected]://eservices.sccgov.org/ari/taxrateinfo.dohttp://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____mailto:[email protected]


6/21

Bridge Housing Developments and Property Taxes

The Bridge Housing WEB-site provides small overviews of some of their projects inSanta Clara County. Three of these sites are presented below, with their AssessmentRecords from the Santa Clara County on-line Data Base:

-----http://www.bridgehousing.com/Default.aspx?DN=72,32,7,1,Documents

Oak Circle

COURTYARD AT OAK CIRCLE APARTMENTS

Affordable/Total Units: 200/200Project Value: $18,000,000Architect: James Guthrie and Associates ArchitectsGeneral Contractor: L & D ConstructionLenders: The City of San Jose, Wells Fargo Bank, CalHFA, John Hancock Realty Advisors

Oak Circle is part of an innovative master plan developed by BRIDGE in conjunction with anotherlocal nonprofit developer. The master plan combines BRIDGEs 100 units of senior housing withthe other developers 100 units of housing targeted for teachers and families. The project planfocuses on integrating these uses and fostering an intergenerational community. Amenitiesinclude a community room that opens to a large courtyard with a fountain, a rose garden, ampleseating, and a separate garden area where residents can raise their own flowers and vegetables.

Oak Circle Apartmentsmaps.google.com1410 Roberts AveSan Jose, CA 95122(408) 971-9099


APN: 477-54-039


2006 AssessedValues

2005 AssessedValues

2004 AssessedValues


Number of Property Address(es): Billing Address(es):

1410 ROBERTS AV

SAN JOSEMap it! 345 SPEAR ST SUITE 700 SAN

FRANCISCO CA 94105





San Jose [City] Franklin Mckinley [Elem. School]
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7/21

East Side Union [High School] San Jose [Comm. College]

Guadalupe-coyote [Resource Consv.]Bay Area Jt(1,7,21,28,38,41,43,48,49,57)[Air Quality Mgmt.]

San Jose-strong N'hoods Initiative (nrd)[Redevelopment]


Santa Clara Valley-zone E-1 [CountyWater]






AssessedValue


Improvements$

13,225,000Structure $ 0 Other

$15,590,901

Total$

15,590,901

PersonalProp.

$ 0

$15,590,901

$ 0 $ 0

http://www.bridgehousing.com/Default.aspx?DN=45,32,7,1,Documents

Almaden Lake Apartments



Architect: David Baker + Partners

General Contractor: L & DConstruction, Devcon

Lenders: Wells Fargo Bank, City of SanJose, SAMCO, CalPERS, State ofCalifornia

ALMADEN LAKE APARTMENTS
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8/21

Nestled in a hillside in South San Joses popular Almaden Valley is Almaden LakeApartments. This property is a 144-unit rental development and affordable to very-low-income households. Overlooking Almaden Lake, the property is adjacent to a City-owned regional park and is located a block away from a light rail station. Developed in

conjunction with a for-sale single-family development, Alamaden Lake Apartmentsprovides shared facilities including a pool, a community center and a tot lot for familyenjoyment.


9/21

http://www.sjhousing.org/project/ala.html

Total Funding: $23M

978 Almaden Lake DrSan Jose, CA 95123408-323-8020


APN: 694-47-085


2006 AssessedValues

2005 AssessedValues

2004 AssessedValues



970 ALMADEN LAKE

DRSAN JOSE

Map it!Assessor

Map


FRANCISCO CA 94105





San Jose [City] San Jose [Unified School]

San Jose [Comm. College]

Bay Area Jt(1,7,21,28,38,41,43,48,49,57)

[Air Quality Mgmt.]

Santa Clara Valley [County Water]Santa Clara Valley-zone C-1 [CountyWater]






Assessed

ValueLand $ 4,209,360 Fixtures $ 0 Homeowner $ 0

Improvements$


$17,316,033

Total $18,716,774

PersonalProp.

$ 41,793$

17,316,033

$ 41,793 $ 1,442,534
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10/21

Cinnabar Commons



Architect: Levy Design Partners

General Contractor:NibbiBrothers

Lenders: City of San Jose

A newly completed property in San Jose, Cinnabar Commons provides 245 family rental

apartments and well-designed common spaces. Attractive landscaping is complementedby an open space for resident families to relax and interact. Santa Clara VTAbuses provide public transportation as well as a connection to CalTrain. The Alameda, alarge commercial and retail area for shopping as well as a source of potentialemployment, is easily accessible from the site. As an additional enhancement to theliving environment, a new city park will be created adjacent to the property.

Cinnabar Commons is currently leasing up. Please visit ourVacancy and Interest ListPage for more information.

Cinnabar Commons

CINNABAR COMMONS
http://www.bridgehousing.com/Default.aspx?DN=210,127,7,1,Documentshttp://www.bridgehousing.com/Default.aspx?DN=210,127,7,1,Documentshttp://www.bridgehousing.com/Default.aspx?DN=210,127,7,1,Documentshttp://www.bridgehousing.com/Default.aspx?DN=210,127,7,1,Documents


11/21

http://www.sjhousing.org/project/cc.html

This affordable housing development replaces a mixture of commercial andindustrial uses and supports revitalization of the Downtown Core. A residentialcommunity consisting of four independent complexes, it includes a half-acrepark dedicated to the preservation of a large coastal live-oak tree: arepresentative of San Jos's rich natural history. Residents are able to enjoy thesafety and convenience of this community park, as well as landscaped

courtyards exhibiting a diverse variety of landscaping themes.

City of San Jos - Housing - 200 East Santa Clara Street, San Jos, CA 95113 - ph:408.535.3860

Home | Department | Programs| Policies | Projects | Homeless Services |Data |Reports | Publications | Link
http://www.sjhousing.org/project/cc.htmlhttp://www.sjhousing.org/index.htmlhttp://www.sjhousing.org/departs.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/policy.htmlhttp://www.sjhousing.org/project.htmlhttp://www.sjhousing.org/homeless.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/public.htmlhttp://www.sjhousing.org/links.htmlhttp://www.sanjoseca.gov/http://www.sjhousing.org/dads.htmlhttp://www.sjhousing.org/project/rental.htmlhttp://www.sjhousing.org/project/contract.htmlhttp://www.sjhousing.org/project/develop.htmlhttp://www.sjhousing.org/project/sitemap.htmlhttp://www.sjhousing.org/index.htmlhttp://www.sjhousing.org/departs.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/policy.htmlhttp://www.sjhousing.org/project.htmlhttp://www.sjhousing.org/homeless.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/public.htmlhttp://www.sjhousing.org/links.htmlhttp://www.sanjoseca.gov/http://www.sjhousing.org/dads.htmlhttp://www.sjhousing.org/project/cc.html


12/21

Completed: Anticipated completion 2004-05

Location: Lenzen Avenue at Stockton AvenueUnit Mix: 245 units; 49 VLI/196 LI

Unit per Acre: 60.0Developer: Southern Hill PropertiesArchitect: Levy Design Partners

General Contractor: Nibbi Brothers ConstructionProperty Manager: Yerba Buena Commons Associates, Inc.

Financing: City of San Jos - $14,983,000;Other Partners - $48,274,000

Total Funding: $63,257,000

875 Cinnabar Street at Stockton

Cinnabar Commons

875 Cinnabar StreetSan Jose, CA 95126


Ohlone Court Apartments


13/21



Architect: MVE & Partners

General Contractor: L & DConstruction

Lenders: Wells Fargo Bank, Cityof San Jose, SAMCO, CalPERS,World Savings, Federal HomeLoan Bank

Winner of a 1998 Gold Nugget Award, Ohlone Court was masterplanned along with therest of the property and an adjacent 12-acre site. This San Jose complex offers a largeswimming pool and childrens wading pool, structured childrens play areas, barbecuesand lawn areas, and a beautiful community center. A nearby light rail stop providesaccess to transportation.

Ohlone Court Family Apartments

City of San Jos - Housing - 200 East Santa Clara Street San Jos, CA 95113 - ph:408.535.3860

Home | Department | Programs| Policies | Projects | Homeless Services |Data |Reports | Publications | Link

OHLONE COURT'S COMMUNITY BUILDING
http://www.sjhousing.org/index.htmlhttp://www.sjhousing.org/departs.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/policy.htmlhttp://www.sjhousing.org/project.htmlhttp://www.sjhousing.org/homeless.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/public.htmlhttp://www.sjhousing.org/links.htmlhttp://www.sanjoseca.gov/http://www.sjhousing.org/dads.htmlhttp://www.sjhousing.org/index.htmlhttp://www.sjhousing.org/departs.htmlhttp://www.sjhousing.org/program.htmlhttp://www.sjhousing.org/policy.htmlhttp://www.sjhousing.org/project.htmlhttp://www.sjhousing.org/homeless.htmlhttp://www.sjhousing.org/data.htmlhttp://www.sjhousing.org/report.htmlhttp://www.sjhousing.org/public.htmlhttp://www.sjhousing.org/links.htmlhttp://www.sanjoseca.gov/http://www.sjhousing.org/dads.html


14/21

http://www.sjhousing.org/project/ocfa.html

As the result of an extensive neighborhood process, which included receivinginput on the design and amenities of the development, the Ohlone Court FamilyApartments have been positively received by the surrounding community.Located on a light rail line and near other transposrtation options, Ohlone'sresidents often choose to stay home to enjoy the large pool and children'swading pool, structured children's play areas, BBQ's and lawn areas, and abeautiful community center.

Completed: 1997-98

Location: 5225 Terner Way and Winfield BoulevardUnit Mix: 135 units; 135 VLI

Unit per Acre: 32Developer: BRIDGE Housing CorporationArchitect: McLarand Vasquez and Partners, Inc.

General Contractor: L & D ConstructionProperty Manager: BRIDGE Property Management

Financing: City of San Jos - $2,700,000;
http://www.sjhousing.org/project/rental.htmlhttp://www.sjhousing.org/project/contract.htmlhttp://www.sjhousing.org/project/develop.htmlhttp://www.sjhousing.org/project/sitemap.html


15/21

Other Partners - $11,256,980

Total Funding: $13,956,980

Ohlone Court Apts5225 Terner WaySan Jose, CA 95136264-5985


APN: 458-11-015


2006 AssessedValues

2005 AssessedValues

2004 AssessedValues

Situs Address and Mailing Address InformationNumber of Property Address(es): 9 Billing Address(es):

5225 TERNER WY

SAN JOSEMap it!Assessor Map


FRANCISCO CA 94105

5201 TERNER WY



FRANCISCO CA 94105

5207 TERNER WY



FRANCISCO CA 94105

5213 TERNER WY



FRANCISCO CA 94105

5219 TERNER WY



FRANCISCO CA 94105

5223 TERNER WY



FRANCISCO CA 94105

5231 TERNER WY



FRANCISCO CA 94105

5237 TERNER WY



FRANCISCO CA 94105

5243 TERNER WY

SAN JOSE

Map it!

Assessor Map


FRANCISCO CA 94105





San Jose [City] San Jose [Unified School]
http://www.southsanjose.com/redirect.php?ZID=2&RLink=http://maps.yahoo.com/py/maps.py?Pyt=Tmap&name=Ohlone%20Court%20Apts&addr=5225%20Terner%20Way&zip=95136&mag=2http://www.southsanjose.com/redirect.php?ZID=2&RLink=http://maps.yahoo.com/py/maps.py?Pyt=Tmap&name=Ohlone%20Court%20Apts&addr=5225%20Terner%20Way&zip=95136&mag=2http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=C&year=2007http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=C&year=2007http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2006http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2006http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2005http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2005http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2004http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2004http://eservices.sccgov.org/ari/search.do?action=chooseYear&apn=45811015&indc=Y&year=2004http://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5225%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5201%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5207%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5213%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5219%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5223%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5231%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5237%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/jsp_includes/leaving_county_site_disclaimer.jsp?ref=http%3A%2F%2Fwww.mapquest.com%2Fmaps%2Fmap.adp%3Fcountry%3DUS%26addtohistory%3D%26address%3D5243%2BTERNER%2BWY%26city%3DSAN%2BJOSE%26state%3Dca%26zipcode%3D%26homesubmit%3DGet%2BMap%26size%3Dbig%26style%3DRAREhttp://eservices.sccgov.org/ari/search.dohttp://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVCMP2200049dc4a92____http://www.sccgov.org/portal/site/asr/menuitem.311b6004a2316af82b9900dd5a30a429?path=%2Fv7%2FAssessor%2C%20Office%20of%20the%20(ELO)&contentId=6bf0bb3166b34010VgnVC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16/21

San Jose [Comm. College]Bay Area Jt(1,7,21,28,38,41,43,48,49,57)[Air Quality Mgmt.]

Santa Clara Valley [County Water]Santa Clara Valley-zone C-1 [CountyWater]

Santa Clara Valley-zone W-4 [County

Water]

Santa Clara County Importation [Water-

misc.]




AssessedValue


Improvements$


$20,286,110

Total$

20,501,580

PersonalProp.

$ 41,316

$20,286,110

$ 41,316 $ 256,78

From reviewing each of the property assessment records, it is clear that these propertieshave been exempted from property taxes which are necessary to pay for the serviceswhich the occupants of these properties require (and doubtless demand).

An inquiry to the Santa Jose Housing Authority as to why these properties were taxexempt was answered thusly: State law authorizes such exemptions. Other questionsabout exemptions for various local impact fees being waived was answered Yes, impactfees have been waived for these properties also.

Interestingly, the City of San Jose has been a financial partner in many of the BridgeDevelopment properties using taxpayer resources to build homes for people who arethen exempted from paying property taxes as a component of their rent. A final questionas to what makes these people special and not subject to contributing to the services thatsingle-family home owners must contribute, as well as renters in commercial properties,was not answered in a way that one could characterize as logical, or with clarity.
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17/21

BUILD Housing:

In addition to the Bridge Housing on this site, there is a large section of for-saleproperties to consider:


901 San Antonio Road

901 San Antonio Road is a joint project ofBUILD and BRIDGE. Located in PaloAlto, this development includes 230 familycondominiums and affordable seniorapartments. The for-sale familycondominiums will be priced to attractentry-level homebuyers who traditionally

would not be able to purchase a home in thearea. The apartments will be affordable tolow- and very-low income seniors.

In addition to the Bridge housing, the BUILD group is planning housing which willinclude both for sale units, as well as presumably affordable senior apartments willno doubt end up being tax exempt also.

Property as a Basis For Taxation For Government Services

Taxes for local government have been assessed against property owners for centuriesnow (at least in the British family of countries). The fairness of this approach may besubject to much debate, but reality is that much of the revenue for government servicescomes from property tax. While Prop.13 has created what is effectively a split-tieredproperty roll in California (and Palo Alto), about 85 million dollars in property taxesexacted from the City/School District jurisdictions are returned to Palo Alto/PAUSD formunicipal/educational services.

Granting property tax exemptions to special interest groups is destabilizing in terms ofrevenue generation, as well as to the general assumptions of honest and effective self-

governance.

Potential Tax Implications For Governmental Agencies

Currently, it is too soon to estimate the total potential tax assessment for this three-parcelsite. However, given the roughly $84M project cost that can be found on the BridgeWEB-site, and the $22+M assessment for the parcel owned by the religious group

901 SAN ANTONIO ROAD RENDERING
http://www.bridgehousing.com/Default.aspx?DN=25,23,2,1,Documentshttp://www.bridgehousing.com/Default.aspx?DN=25,23,2,1,Documents


18/21

intending to open a cultural center, it would be fair to estimate that the total valuation ofthis site might end up in the range of $125M.

If the Bridge project is allowed to proceed, there is every reason to believe that the $84Mproject value (footprint) will end up being tax exempt, having a zero-dollar (or near-

zero dollar) footprint.

The following Santa Clara County governmental agencies are dependent on revenue fromproperty owners in the county:

Palo Alto [City]Palo Alto [Unified School]Foothill [Comm. College]Bay Area Jt(1,7,21,28,38,41,43,48,49,57) [Air Quality Mgmt.]Mid-peninsula Regional Jt(41,43,44) [Open Space]Santa Clara Valley [County Water]

Santa Clara Valley-zone Nw-1 [County Water]Santa Clara Valley-zone W-4 [County Water]Santa Clara County Importation [Water-misc.]

In addition, there are a number add-ons to property tax bills which support a growingnumber of governmental services, including revenue to pay for retirement benefits forCounty workers. With the PAUSD being a Basic Aid School District, it becomes thelargest single recipient of property tax dollars in Palo Alto. The impact on future revenueof the school district does not seem to be discussed when these projects are going throughthe various other stages of planning that involves impacts. Why are economic impactsto local government not discussed at a time like this?

Again, the question arises: Why are the people who will be living in this location sospecial that they should not be expected to contribute to the cost of local government?


19/21

PAUSD Impact Fees

The following is from the PAUSD WEB-site which describes education-based impactfees:

Commercial development at $0.42 per sq. ft. assessable space Commercialassessable space is defined as all covered and enclosed space within theperimeter of a commercial structure except for incidental storage areas,garages, parking structures, unenclosed walkways, or utility or disposalareas. Fees are assessed on structures to be used for commercial orindustrial purposes, most senior housing, adult-only mobile homes, andhotels and motels.

A representative from the School District indicated that the PAUSD was not in thepractice of granting exemptions for affordable housing (and the like), so it is likely thatthis impact fee will be assessed the housing components of the Sun Site project.

Services Required By Tax Exempt Housing Projects From General Fund

It should be obvious that fire and police services are required by all residents of PaloAlto, regardless of their housing property tax status. Palo Alto spends more than justabout any other city in California on services, with per capita expenses of over $2,000per person. Using this currently well-documented governmental cost-per-residentnumber, 65 additional residents will nominally cost the City a minimum of $130,000.

Given the nature of a group living arrangement, doubtless there will be requirements forfire/safety inspections from the Palo Alto Fire Department, requiring General Fundfunding for these inspections. Other services such as parks, libraries, street maintenanceand other general city services are all paid for from General Fund sources. Someservices, such as the Palo Alto shuttle, are only partially funded by General Fundsources, but nonetheless, do draw from the General Fund. Other County services could beenumerated at this point, since the County Government spends over $1,000 per personproviding County services..

Seniors have been the target of violent attacks here in Palo Alto in the past. The cost ofinvestigating these assaults, as well as court proceedings against those identified by thepolice, must be borne by the General Fund of the City and County. These costs can beconsiderable further calling into question the correctness of granting tax exemptions toany property where people reside. Exempting people from paying into the City/Countysgeneral fund to pay for these services make no sense.

Palo Alto Fee-For-Service Services

Palo Alto offers a fee-for-service ambulance service. This service generally is funded byfee-recovery from the users of the service. However, the Council has been known fromtime-to-time, to supplement the budget of this service when low-income/homeless


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peoples use of the ambulance service was unpaid. Concerns should arise at a time likethis so that any project that is targeting low-income people (and with property being taxexempt), insure that some sort of insurance be acquired that will insulate the CitysGeneral Fund from health care needs of the individual living in such accommodations.The exact nature of this insurance is an open question, but the City Government should

not be the source of these funds. Failure of the project management to provide suchinsurance should result in the denial of any permits to proceed with such a project.

New Services Demanded

It probably is not too soon to speculate about the possibility of this projects makingdemands for social services on the City and County, or new demands on the Palo Altopolice department. Special Interest groups routinely target Palo Alto for funding tofurther their groups goals and/or agendas. It is unlikely that the people behind theproject will be any different. It is imperative that the City identify the non-revenueproducing nature of these projects in the public debate about the desirability of this (and

similar projects) in Palo Alto, and take a firm resolve that no social services will beprovided to this project while it is in a property tax exempt status. Given the physicallocation of this site, it is not unlikely for these people to demand shuttle service, libraryservice, health care services (of some sort) and other city-provided cultural services.

Planned Community (PC Zoning) Variances

PC Zonings (zonings which allow a Developer to request variances for the surroundingzoning in exchange for project components which are considered to have offsettingpublic benefit) have been used extensively in Palo Alto, with very little evidence of anypublic benefit that has been enjoyed by the public (at large) from the variances grantedto these projects. One such controversial project is the 800-High Street project, for whichprecious little in terms of public benefit can be observed.

It is reported that this Bridge project is requesting a 27-foot variance from Palo Altos 50-foot height limit. One of the components of this 27-foot increase is for a floor to houseadditional people. If this property were to be exempted from property tax, any increasein the number of people would increase the demand for services (currently thought to beabout $2,500 per person) with no offsetting revenue stream, or offsetting communitybenefit to justify the expense of the community services that will ultimately be demandedby these new residents. As such, the Council can not allow this additional floor. Anyother request for variance should be considered on its own merit, provided that it is notintended to facilitate a large number of residents than a 50-foot building wouldaccommodate.


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Conclusion

While the projects identified above which are the product of Build/Bridge Housing allseem to be well designed and are no doubt a credit to the Developers involved, the realityis that these projects shift the costs of governmental services from the people who live in

these projects to the (primarily) to that citys (and countys) single family homeowners.When the number of such projects is small, the additional cost which must be borne bysingle family homeowners is most likely small, and probably worthy of too muchconsideration. However, in very small towns, like Palo Alto, which finds itself burdenedwith a large number of institutional property owners (such as Stanford with a $5.1Bproperty tax exemption, the PAUSD and even the City itself with around 2000 acres ofopen space/parks/etc.), then the incremental cost-shifting of projects of the size of the oldSun Site project becomes more noticeable on the single family homeowner.

Palo Alto has been the target of many so-called non-profits for years. Projects likeChanning House, Webster Woods and Lytton Gardens, among the very few, have

introduced hundreds of residents to the City, all demanding social, municipal andeducational services without contributing their fair share to the General Funds of thevarious governmental agencies tasked to provide these services.

Palo Alto can no longer allow special interest groups to import new residents into ourcommunity without these projects paying ALL of the various taxes and fees that otherpeople are expected to pay when they move into our community.

Lastly, City and County governments need to petition their legislative representatives forrelief from the laws that currently provide for the exemptions of property tax. This reliefis particularly necessary in Basic Aid School Districts, like the PAUSD, which is heavilydependent for its revenues from property tax.

Legislatorsthe ball is in your court. For decades you have believed that its a richcountry and everyone deserves a share! You have engaged in the folly of wealthredistribution until such time that up the top 10% of the taxpayers are responsible forroughly 90% of the income taxes needed to run the government, and fund theirresponsible transfer payments you have cast into law.

Senators and Legislatorsthe party is over! Time for you to begin to govern, and notjust give away the goodies to your constituents. Lets start by revoking all property taxexemptions for housingand rethink the impact on government of this housing byrequiring the residents of such housing to pay into the tax pool also.

Wayne MartinPalo Alto, CA