1 From: Daniel Hacker <[email protected]> Sent: Wednesday, January 10, 2018 1:04 PM To: Craig Schlatter Cc: Cameron Johnson Subject: Ukiah NOFA submittal Attachments: Preliminary Report - CA.PDF; PWC, Inc. Resume 2017.pdf; 6033_36805 Ukiah CA Purchase Agreement (Executed).pdf; _A1-1_SITE PLAN.PDF; KCE-2017-272E-P1.pdf; PWC, Inc. By-Laws 09-24-04.pdf; PWC, Inc. CA Certificate of Good Standing 12-05-17.pdf; PWC, Inc. EIN 10-05-04.pdf; PWC, Inc. CA Foreign Filing 01-26-06.pdf; PWC, Inc. ID Articles of Incorporation 09-24-04.pdf; PWC, Inc. ID Certificate of Good Standing 01-05-17.pdf; PWC, Inc. Organizational Chart 10-15-17.pdf; Maps - Ukiah.pdf; Project Narrative.pdf; Density Bonus.pdf; Ukiah Zoning Standards.pdf; Community Acceptance Plan.pdf; AHF 50 Top Developers in the Nation - 2016.pdf; NOFA.pdf Follow Up Flag: Follow up Flag Status: Flagged Craig, Attached is the NOFA submittal package. The Proforma, Development Budget, and Financial Statements will be sent out next week. Please let me know if there’s any deficiencies so I can get them corrected. Thanks, Daniel Hacker AMG & Associates, LLC 16633 Ventura Blvd, Suite 1014 Encino, CA 91436 Phone (818) 380‐2600 Ext: 12 Cell (818) 307‐2398 Fax (818) 380‐2603 Email: [email protected]Correspondence Received - Agenda Item 13a - Craig Schlatter - AMG Part 1 of 3
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From: Daniel Hacker <[email protected]>Sent: Wednesday, January 10, 2018 1:04 PMTo: Craig SchlatterCc: Cameron JohnsonSubject: Ukiah NOFA submittalAttachments: Preliminary Report - CA.PDF; PWC, Inc. Resume 2017.pdf; 6033_36805 Ukiah CA
Purchase Agreement (Executed).pdf; _A1-1_SITE PLAN.PDF; KCE-2017-272E-P1.pdf; PWC, Inc. By-Laws 09-24-04.pdf; PWC, Inc. CA Certificate of Good Standing 12-05-17.pdf; PWC, Inc. EIN 10-05-04.pdf; PWC, Inc. CA Foreign Filing 01-26-06.pdf; PWC, Inc. ID Articles of Incorporation 09-24-04.pdf; PWC, Inc. ID Certificate of Good Standing 01-05-17.pdf; PWC, Inc. Organizational Chart 10-15-17.pdf; Maps - Ukiah.pdf; Project Narrative.pdf; Density Bonus.pdf; Ukiah Zoning Standards.pdf; Community Acceptance Plan.pdf; AHF 50 Top Developers in the Nation - 2016.pdf; NOFA.pdf
Follow Up Flag: Follow upFlag Status: Flagged
Craig,
Attached is the NOFA submittal package. The Proforma, Development Budget, and Financial Statements will be sent out next week. Please let me know if there’s any deficiencies so I can get them corrected.
Thanks,
Daniel Hacker AMG & Associates, LLC 16633 Ventura Blvd, Suite 1014 Encino, CA 91436
In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit A attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit A. Copies of the policy forms should be read. They are available from the office which issued this report.
Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of
this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.
It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land.
This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested.
The form of Policy of title insurance contemplated by this report is:
To Be Determined
A specific request should be made if another form or additional coverage is desired.
Title to said estate or interest at the date hereof is vested in:
THRIFTY PAYLESS, INC., A CALIFORNIA CORPORATION, WHO ACQUIRED TITLE AS PAY LESS DRUG STORES NORTHWEST, INC., A MARYLAND CORPORATION
The estate or interest in the land hereinafter described or referred to covered by this Report is:
FEE
The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:
1. General and special taxes and assessments for the fiscal year 2017-2018. First Installment: $2,496.31, OPEN Penalty: $0.00 Second Installment: $2,496.31, OPEN Penalty: $0.00 Tax Rate Area: 003031 A. P. No.: 002-301-55-00
The County Tax Collector could not verify the amounts shown above at this time. Please verify the amounts with the County Tax Collector prior to the close of the contemplated transaction.
2. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with Section 75 of the California Revenue and Taxation Code.
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3. An easement for TRANSMISSION OF STORM DRAINAGE, INCLUDING THE RIGHT TO INSTALL, MAINTAIN, REPLACE, REMOVE AND USE SUCH PIPES, DITCHES, BASINS, MANHOLES AND SIMILAR OPENINGS and incidental purposes, recorded May 06, 1964 as BOOK 658, PAGE 237 of Official Records. In Favor of: THE CITY OF UKIAH, A MUNICIPAL CORPORATION
Affects: THE NORTHERLY 10 FEET
4. An easement for TRANSMISSION OF STORM DRAINAGE, INCLUDING THE RIGHT TO INSTALL, MAINTAIN, REPLACE, REMOVE AND USE SUCH PIPES, DITCHES, BASINS, MANHOLES AND SIMILAR OPENINGS and incidental purposes, recorded May 06, 1964 as BOOK 658, PAGE 239 of Official Records. In Favor of: THE CITY OF UKIAH, A MUNICIPAL CORPORATION
Affects: AS DESCRIBED THEREIN
5. The effect of a map purporting to show the land and other property, filed JULY 3, 1969 IN MAP CASE 2, DRAWER 13, PAGE 23 of Record of Surveys.
6. An easement for ELECTRICAL UTILITIES AND RELATED FACILITIES and incidental purposes, recorded December 02, 2008 as INSTRUMENT NO. 2008-16510 of Official Records. In Favor of: CITY OF UKIAH, A MUNICIPAL CORPORATION
Affects: THE NORTHERLY 15 FEET
Terms and provisions contained in the above document.
7. An easement for PUBLIC ROADWAYS AND RELATED FACILITIES and incidental purposes, recorded December 02, 2008 as INSTRUMENT NO. 2008-16511 of Official Records. In Favor of: CITY OF UKIAH, A MUNICIPAL CORPORATION
Affects: A SOUTHERLY PORTION OF THE LAND
Terms and provisions contained in the above document.
8. A document entitled "CERTIFICATE OF THE OFFICIAL REDEEMING OFFICER" recorded December 15, 2008 as INSTRUMENT NO. 2008-17082 of Official Records.
9. Rights of the public in and to that portion of the land lying within any Road, Street, Alley or Highway.
10. Water rights, claims or title to water, whether or not shown by the public records.
11. Rights of parties in possession.
Prior to the issuance of any policy of title insurance, the Company will require:
12. With respect to THRIFTY PAYLESS INC.,, a corporation: a. A certificate of good standing of recent date issued by the Secretary of State of the corporation's state of domicile. b. A certified copy of a resolution of the Board of Directors authorizing the contemplated transaction and designating which corporate officers shall have the power to execute on behalf of the corporation.
c. Other requirements which the Company may impose following its review of the material required herein and other information which the Company may require.
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INFORMATIONAL NOTES
Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction.
1. The property covered by this report is vacant land.
2. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows: None
3. We find no open deeds of trust. Escrow please confirm before closing.
The map attached, if any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.
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LEGAL DESCRIPTION
Real property in the City of Ukiah, County of Mendocino, State of California, described as follows: PARCEL 2, AS SHOWN ON THAT CERTAIN PARCEL MAP OF MINOR SUBDIVISION NO. 06-18 RECORDED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF MENDOCINO, STATE OF CALIFORNIA ON DECEMBER 15, 2008 IN DRAWER 77 OF MAPS, PAGES 11 AND 12.
Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub-escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier's checks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier's checks, or certified checks whenever possible.
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EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE)
CLTA STANDARD COVERAGE POLICY – 1990
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect
of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice
of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser
for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy; or
(e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured
mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability
or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated.
5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.
6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors'
rights laws. EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments
on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public, records.
2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of
the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights,
claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records.
CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (12-02-13)
EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning:
a. building; b. zoning; c. land use;
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d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.
2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15.
3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks:
a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.
5. Failure to pay value for Your Title. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.
This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state
insolvency, or similar creditors' rights laws. 8. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.
9. Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances.
LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows:
Your Deductible Amount Our Maximum Dollar Limit of Liability
Covered Risk 16: 1% of Policy Amount Shown in Schedule A or $2,500 $10,000
(whichever is less)
Covered Risk 18: 1% of Policy Amount Shown in Schedule A or $5,000 $25,000 (whichever is less)
Covered Risk 19: 1% of Policy Amount Shown in Schedule A or $5,000 $25,000 (whichever is less)
Covered Risk 21: 1% of Policy Amount Shown in Schedule A or $2,500 $5,000 (whichever is less)
2006 ALTA LOAN POLICY (06-17-06)
EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys'
fees, or expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land;
(iii) the subdivision of land; or
(iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage
provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in
writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
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(c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11,
13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws of the state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.
6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is
(a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b).
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
[Except as provided in Schedule B - Part II,[ t[or T]his policy does not insure against loss or damage, and the Company will not pay costs,
attorneys' fees or expenses, that arise by reason of: [PART I
[The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or
that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and
complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or
title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records.
PART II
In addition to the matters set forth in Part I of this Schedule, the Title is subject to the following matters, and the Company insures against loss
or damage sustained in the event that they are not subordinate to the lien of the Insured Mortgage:]
2006 ALTA OWNER'S POLICY (06-17-06)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting,
or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land;
(iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant;
(b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
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(c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 or
10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.
4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.
5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A.
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees or expenses, that arise by reason of: [The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from
Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real
property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or
that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and
complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or
title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the Public Records.
7. [Variable exceptions such as taxes, easements, CC&R's, etc. shown here.]
ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (07-26-10)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting,
or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land;
(iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in
writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business
laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the
Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26.
6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made after the
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Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25.
8. The failure of the residential structure, or any portion of it, to have been constructed before, on or after Date of Policy in accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6.
9. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is
(a) a fraudulent conveyance or fraudulent transfer, or
(b) a preferential transfer for any reason not stated in Covered Risk 27(b) of this policy.
10. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.
11. Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances.
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Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include:
Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; Information about your transactions with us, our affiliated companies, or others; and Information we receive from a consumer reporting agency.
Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates’ Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal information we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use it in accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. -------------------------------------------------------------------------------- Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use information in a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation)
Workforce and Senior Housing Development and Finance
430 E. State Street, Suite 100 555 Capitol Mall, Suite 410 Eagle, ID 83616 Sacramento, CA 95814 (208) 461-0022 (916) 492-2205
(208) 461-3267 Fax (916) 669-8033 Fax
www.tpchousing.com
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Pacific West Communities, Inc.
Company Profile
Pacific West Communities, Inc. (PWC) is a real estate development and finance firm specializing in the construction and rehabilitation of affordable workforce and senior housing throughout the western United States. With a particular emphasis on the use of the affordable housing tax credit, PWC and its related companies develop multifamily and senior housing in the states of California, Arizona, New Mexico, Utah, Oregon, Montana, Idaho, Nevada, Colorado, Washington, and Wyoming. The President and CEO of PWC, Caleb Roope has managed the development and construction of over 150 housing developments over 18 years. With a history in the new construction of housing, as well as the rehabilitation of existing housing, PWC combines the federal affordable housing tax credit program with secondary financing including Home Investment Partnership Program (HOME) funds, Multifamily Housing Programs (MHP) funds, Infill Infrastructure Grant funds, Community Development Block Grants (CDBG), Affordable Housing Program (AHP) funds, and other local, state, and federal resources to creatively bring solutions to communities with affordable housing needs. PWC fills a much needed housing niche in a variety of unique environments with a special focus on rural areas, resort communities, and high cost communities such as Jackson Hole-WY, Truckee-CA, Bishop-CA, Mammoth Lakes-CA, and Eagle-CO. Caleb Roope’s experiences include all facets of the real estate development and financing processes with special emphasis directed toward site acquisition and feasibility evaluations. His companies initiate roughly ten new developments per year resulting in approximately twenty-five active projects in various stages of development and construction. Corporate Office 430 E. State Street, Suite 100 Eagle, ID 83616 (208) 461-0022 (208) 461-3267 Fax Website www.tpchousing.com On the Cover Top Left Colonial House, Oxnard, CA Top Right East Street Senior Apartments, Redding, CA Bottom Left Tresor Apartments, Salinas, CA Bottom Right Snow King Apartments, Jackson, WY
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Site Acquisition
Site selection and acquisition is a key factor in the ultimate performance and acceptance of a quality multifamily residential community. Stringent standards of property selection, professional market research, and management help to establish the future success of any development. The land acquisition process is under the guidance and direction of Caleb Roope with several real estate specialists strategically situated in regional offices. The team combines nearly 70 years of experience and has successfully acquired over 150 sites for the development of multifamily and senior citizen residential communities. The group specializes in close coordination with local government officials, which ensures proper community support in processing the proposed development through governmental approvals and regulations. Prior to the purchase of the real estate and financing applications, each site has undergone careful analysis by in-house experts in real estate, construction, architecture, engineering, legal, marketing, and finance. Applications and Financing Due Diligence
PWC’s qualified and experienced professionals are experts in the complicated realm of affordable housing finance. Key staff includes former state housing agency officers Denise Carter and Peter Van Dorne, who specialize in the acquisition of affordable housing resources and the management requirements this entails. With the successful financing of over 150 affordable housing developments in eleven states, each with their own unique application processes, compliance details, and funding requirements, the team has developed an outstanding reputation amongst local and state housing finance agencies as well as private debt and equity providers throughout the industry. Architecture and Engineering PWC’s affiliated design group, Pacific West Architecture, provides the architectural and engineering components of the real estate development process. PWC’s architects work closely with civil engineering firms to craft an integrated design program that produces quality workforce housing developments. Many times, potential residents and neighbors are surprised to learn that the properties are affordable housing communities. In addition to the attractive design of each unit, amenities are added for greater community interaction such as pool/spa areas, children’s play areas, basketball courts, computer learning centers, fitness centers, and clubhouses and/or community centers. The philosophy of Pacific West Architecture is to embrace local architectural preferences first while designing facilities that fully meet developmental needs, are cost effective to construct and maintain, energy efficient to operate, responsive to environmental and site conditions, and are aesthetically pleasing to the natural landscape and surrounding land uses.
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Pacific West Architecture is led by one very accomplished architect licensed throughout the western United States. Douglas Gibson has been involved in the planning, design, and construction of hundreds of developments throughout the United States and is familiar with the wide variety of responsibility involved in construction management, municipal entitlements, and client program administration. Project Development and Management PWC employs specialty project management staff to coordinate the development activities associated with multifamily housing developments. The project management team coordinates the work of architects, engineers, infrastructure service providers, and contractors in order to ensure developments promptly complete the sometimes difficult entitlement processes in accordance with strict timeframes governed by financing, weather, and local agency requirements. The project management team views the planning and entitlement process as a partnership with local government, so that all agency staff and elected officials are satisfied with PWC’s residential communities. Construction Pacific West Builders, Inc. (PWB) executes construction for a majority of PWC’s housing developments. As a licensed and bonded general contractor and construction management firm, PWB specializes in energy efficient multifamily, single-family, and modular construction. By working with an extensive network of experienced regional and local subcontractors, PWB has a greater ability to ensure each project is built to quality standards that surpass expectations. Under the direction of executives with a combined 60 years of experience, the PWB team is fully equipped to meet and exceed quality, cost, and schedule expectations. Asset Management The ultimate success of any real estate venture rests not only on its ability to be completed on time and within budget, but also in its long-term economic performance and acceptance within a community. PWC employs staff in its asset management division who are exclusively committed to following this principle. Properties are visited on a quarterly basis at a minimum, with significant attention devoted toward the outward appearance as well as confirming the development continues to maintain a positive local image. These comprehensive inspections also serve as a tool to evaluate and improve the performance of each local management agent. Such close coordination with the on-site team and their supervisors produces an environment in which quality control standards are upheld, operational goals are met, and residents enjoy the comfort and safety of an affordable home. The same level of excellence that influences each property’s physical condition is also applied to those seeking residency. Applicants are evaluated based upon their credit profile, their criminal history, and their previous housing references in an effort to ensure
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that only truly responsible individuals become members of the community. Stringent standards of behavior and respect are applied to every resident with the goal of creating a community in which all can be proud. Our Goal At PWC and its related companies, our goal is to bring quality real estate developments and desirable communities to an underserved segment of families and senior citizens. Not only do we believe in addressing the overwhelming need for affordable housing, we have the expertise, experience, and willingness to commit to the challenge of building safe, quality, affordable homes for those who need them most. By working with government agencies, non-profit organizations, and other developers, we will continue to bring enviable housing options to communities across the western United States. Principal and Key Staff
CALEB ROOPE is the President and CEO of PWC, one of several interrelated companies in the areas of development, finance, architecture, and construction. He has 20 years of professional real estate experience with a concentration in affordable housing development, and over his career has successfully constructed more than 150 multi-million-dollar apartment communities for low- and moderate-income families and senior citizens. Caleb has extensive experience producing assets that combine the resources
and priorities of the public and private sectors such as federal low-income housing tax credit projects, inclusionary multifamily housing developments, and charter schools. Highly skilled in accounting, finance, construction oversight, and project management, he is an adept and discerning leader who moves skillfully through financial, political, and other challenges. With a strong team of specialists supporting him, Caleb completes approximately ten multifamily and special-purpose projects each year, always watching the marketplace for emerging and complementary opportunities to innovate, deploy his firm’s special skill set, and produce lasting community assets.
MINDY REX joined PWC in 2013 as COO and is responsible to oversee the fulfillment of PWC’s various offers including coordinating the activities of the firm to ensure that PWC’s multifamily and special-purpose projects meet the expectations of our public funders, corporate and private lenders and investors, and residents. Before joining PWC, Mindy was a Vice President with Wells Fargo Bank’s Community Lending & Investment Division, where she marketed, structured, and originated taxable and tax-exempt
construction and permanent financing on numerous affordable multifamily developments throughout the west. Prior to her tenure with Wells Fargo, she was a Relationship Manager for Network for Oregon Affordable Housing, a non-profit lending consortium that delivers predevelopment and permanent financing to affordable housing developments across Oregon. Mindy earned a B.S. in Business Management/Finance, magna cum laude, from Portland State University in 2004.
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ZACK DEBOI currently holds the role of CFO at PWC and has led its general contracting division Pacific West Builders, Inc. since inception in 2003. He oversees corporate finance and borrowing strategies, short-term investments, profitability and covenant forecasting, in addition to actively participating in strategic execution, efficiencies and the formulation of new marketplace offers. Zack began his career as controller for Koa Development, Inc., which specialized in multifamily housing development
and construction after graduating with a degree in accounting from Northwest Nazarene University.
L. ANDREA CLARK specializes in tailoring housing developments to the specific workforce needs of rural areas, high cost markets, and resort communities. Andrea brings a breadth of community-based planning expertise that looks to neighborhood outreach as a means of achieving housing developments that shine as community assets. As a former County Deputy Administrator and Planning Director with an extensive career in the public sector, Andrea brings a unique perspective to private sector
development. Prior to joining Pacific West Communities in 2006, Andrea spent several years as the original Executive Director of a fledging housing nonprofit in Mammoth Lakes, CA. Andrea has a Master’s degree in Political Science and has attained professional expertise in urban and transportation planning, housing policy, finance, and management.
PETER VAN DORNE has been a key team member of PWC since 2002. He oversees the financing of construction, equity syndication, and coordination of all permanent debt related to the developments. Prior to joining PWC, Peter was the Real Estate Development Manager for the Boise City / Ada County Housing Authority for two years where he focused on management of assets, coordination of rehabilitation of 260 existing apartments and construction of an additional 110 units. Previously, Peter worked at the
Idaho Housing and Finance Association for six years as the Multifamily Finance Officer where he was responsible for underwriting low income housing tax credit developments, multifamily construction and permanent financing applications, construction administration, document production, and administration of closing procedures.
CLAIRE CASAZZA brings 17 years of affordable housing development experience to The Pacific Companies. In her current role as Senior Affordable Development Manager, she liaises with various state housing agencies during the development and application process, coordinates predevelopment activities, is responsible for preparation and submittal of all affordable housing financing applications, and oversees initial implementation of the company’s many affordability, social service, and
energy-efficiency commitments. In her previous role as Director of Development for Thomas Development Co., her responsibilities included managing the preparation and successful submittal of LIHTC applications and securing debt-equity financing proposals for the construction of multifamily housing and collaboration with tax credit syndicators,
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lenders, state housing agencies and HUD to complete partnership and loan transactions. Claire also oversaw the research and implementation of sustainable building practices for developments that target USGBC LEED for Homes and Energy Star, and other green certifications. Prior to her tenure at Thomas Development Co., Claire served in administrative/technical positions for a major agribusiness company and was a paralegal at a Boise, Idaho real estate law firm. She graduated summa cum laude from Montana State University with degrees in Political Science and English.
DENISE CARTER is the Chief Portfolio Officer of PWC and has been a key team member since 1998. Denise oversees asset management of the firm’s 160+ properties. She works directly with 20+ property management firms to ensure that each property is monitored within the requirements of the various financing structures, partners, and state agencies. Denise and her team work to ensure the long-term physical and financial viability of every asset in PWC’s portfolio. Denise has worked with government agencies in
eight states to secure housing tax credits and other resources. Prior to joining PWC, Denise was a multifamily program specialist with Idaho Housing and Finance Association. In addition to the key personnel described above, PWC also employs or regularly contracts with about 35 other individuals including:
2 FT Attorneys 2 FT Development Project Managers 2 FT Due Diligence Managers 5 FT Administrative Development Staff 2 FT Assistant Asset Managers 8 Business Developers (acquisition and feasibility specialists) 4 FT Accounting Contract Labor Compliance Staff 10 FT Construction Supervisors
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TPC’s Completed Affordable Housing Projects (as of 12/31/2016) See “Role” listing below for properties completed by PWC as Developer
Property Name City State Role # Units Housing
Type Year of Comp.
Total Development
Costs
Public Funding Source(s)
San Joaquin Vista
Apartments Firebaugh CA
Owner / Developer / Builder
48 Family 2000 $4,465,057 CTCAC, City of
Firebaugh, USDA 538
Creekbridge Court
Apartments Nampa ID
Owner / Developer / Builder
60 Family 2000 $4,495,461 IHFA
Stonecreek Apartments
West Wendover
NV Owner / Developer /
Builder 42 Family 2000 $3,650,196 NHD, HOME
Mountainview Apartments
Winnemucca NV Owner / Developer /
Builder 42 Family 2000 $3,361,041 NHD, HOME
Meadow Vista Apartments
Red Bluff CA Owner / Developer /
Builder 72 Family 2001 $8,442,102
CTCAC, City of Red Bluff HOME
Sunrise Vista Apartments
Waterford CA Owner / Developer /
Builder 56 Family 2001 $6,535,803
CTCAC, USDA 515, City of Waterford
HOME
Summercreek Place
Oakley CA Owner / Developer /
Builder 80 Senior 2001 $10,592,167
CTCAC, City of Oakley
Meadowbrook Apartments
Emmett ID Owner / Developer /
Builder 36 Family 2001 $2,842,209 IHFA, HOME
Sparrow Lane Homes
Pablo MT Owner / Developer 18 Family 2001 $2,127,610 MBOH
Summer Creek Place
Eureka CA Owner / Developer 40 Senior 2002 $3,833,207 CTCAC, County
of Humboldt HOME
Teton View Village
Victor ID Owner / Developer 32 Family 2002 $2,818,475 IHFA, HOME
The Courtyards at Ridgecrest
Nampa ID Owner / Developer 60 Family 2002 $5,026,796 IHFA, HOME
Ashton Place Caldwell ID Owner / Developer 48 Family 2002 $4,261,403 IHFA, HOME,
City of Caldwell
The Courtyards at Corvallis
Corvallis MT Owner / Developer 36 Family 2002 $3,131,956 MBOH
The Courtyards Pahrump NV Owner / Developer 60 Family 2002 $6,739,309 NHD, HOME
Sparrow Lane Homes II
Pablo MT Owner / Developer 18 Family 2003 $2,363,737 MBOH
Kinsale Place Lewiston ID Builder 36 Senior 2017 $7,125,847 IFHA, HOME,
CDBG
Carlow Senior Apartments
Rexburg ID Owner / Developer /
Builder 48 Senior 2017 $8,385,601
IFHA, HOME, City of Rexburg
RDA
Harvest Park Apartments
Gilroy CA Owner / Developer /
Builder 98 Family 2017 $43,783,392 CTCAC, CDLAC
Riverbank Central
Apartments Riverbank CA
Owner / Developer / Builder
72 Family 2017 $18,320,217
CTCAC, Stanislaus
County, City of Riverbank
Stoneman Apartments
Pittsburg CA Owner / Developer /
Builder 230 Family 2018 $98,623,194 CTCAC, CDLAC
Stony Creek Senior
Apartments II Williams CA
Owner / Developer / Builder
32 Senior 2017 $9,826,913 CTCAC,
Williams HA, USDA 538
Middleton Place Huntington
Park CA Builder 20 Family 2017 $9,348,939
CTCAC, HOME, City of
Huntington Park
TOTAL 1444 $547,490,449
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Development and Financing References Gina Ferguson Development Program Manager California Tax Credit Allocation Committee 916.654.6340 [email protected]
Charles Anderson SVP City Real Estate Advisors, Inc. 317.808.7365 [email protected]
OFFICE XXX-XXX-XXXXTTY 1-800-367-8939
NOTE:
MONUMENT SIGNAGE TO BEUNDER SEPARATE PERMIT.
G.C. TO VERIFY MONUMENTSIGN DESIGN, LOCATION, ANDPROJECT NAME W/ OWNERPRIOR TO INSTALLATION. G.C.RESPONSIBLE FOR SUBMITTINGAND OBTAINING ANY SIGNPERMITS AS REQUIRED BYLOCAL JURISDICTIONALREQUIREMENTS.
ALL LOGOS AND TEXT TO BEHIGH CONTRAST TOBACKGROUNDS.
REINFORCED CONC. FOOTING
ACCESSIBLE SIGN LOGO (MIN. 5%SIGN AREA), HIGH CONTRAST
NOTE: MOUNT SECOND SIGN TOOPPOSITE SIDE OF 4 X 4 P.T. POSTTO CREATE A TWO SIDED SIGN,SEE SHEET A1.1 FOR LOCATIONAND ORIENTATION
NATURAL STONE BASE"RIVERROCK" STYLE OR EQUAL TOMATCH ENTRY ELEMENT BASE ATBUILDING. INSTALL OVERSCRATCH COAT CEMENT STUCCOW/ APPROVED ANCHORS ONCONC. BASE AND FOUNDATION
AMG & ASSOCIATES PACIFIC WEST ARCHITECTURECAMERON JOHNSON DOUGLAS L. GIBSON, CALIFORNIA ARCHITECT C2979216633 VENTURA BLVD., STE. 1014 430 E. STATE STREET, STE. 100ENCINO, CA 91436 EAGLE, ID 83616(818) 825-5488 (208)461-0022 X3021
# OF UNITS PERCENTAGE
ADAPTABLE UNITS (ALL GROUND FLOOR REQ.) 25 80.65%ACCESSIBLE UNITS (10% MIN.) 4 12.90%SENSORY IMPAIRED UNITS (4% MIN.) 2 6.45%
SQ. FOOTAGES
(27) 1-BEDROOM UNITS (27) X 607 S.F. = 16,389 S.F.(4) 2-BEDROOM UNITS (4) X 805 S.F. = 3,220 S.F.____________________(31) UNITS TOTAL 16,389 S.F. + 3,220 S.F. + = 19,609 S.F.
COMMUNITY CENTER 1,820 S.F.
TOTAL 21,429 S.F.
REQUIRED
0.7 SPACES PER UNIT = (31 * 0.7) = 22 SPACES
PROVIDED
22 SPACES + 6 ACCESSIBLE SPACES
TOTAL PARKING SPACES PROVIDED= 28 SPACES
38,768S.F. (0.89 AC±)
(31 UNITS / 0.89 AC±) = 34.83 UPA
NOTE: ALL NUMBERS PROVIDED ARE FOR SITE COVERAGE
15'-0"
BLDG.
SETBACK
15'-0"
BLD
G.
SE
TBA
CK
5'-0"
5'-0"
19'-0"
TYP.
24'-0"
TYP.
R30'-0
"
24'-0"
PROJECTLOCATION
W. GOBBI ST.
S. O
AK
ST
.
SITE PLANSCALE: 1" = 20'-0"
VICINITY MAPN.T.S.
(1) BLDG.(27) 1 BEDROOMS(4) 2 BEDROOMS
FOOTPRINT - 10,666 S.F.MAXIMUM HEIGHT - 40'-0"±
(3) STORY - OCCUPANCY R-2FULLY SPRIKLERED PER NFPA 13-R
CONSTRUCTION TYPE: VA
NOTE:SITE PLAN DRAWN WITHOUT BENEFITOF SURVEY
EXISTING SIDEWALK ANDLANDSCAPING TO REMAIN
EXISTING RITE AID
ROOFTOP CONDENSERUNITS LOCATED INMECHANICAL WELL
CONDENSER UNITS,TYP.
ON-SITE LAUNDRYFACILITY
COMMUNITY CENTER@ 1ST FLOOR
ELEVATOR
F.D.C.
See file KCE-2017-272E-P1 - This is a protected file and could not be copied into this document.
TITLE 7. PIANNINGAND IAND USE [65ooo - 66499.58] ( Heading of Title 7 amended byStats. 1974, Ch. 1536. )
DIVISION 1. PIANNING AND ZONING [65ooo - 66210] ( Heading or Division I added byStats. 1974, Ch. 1536. )
CBw ihx 4.3 aud Other Incentives [65gi5 - 65gi8] ( Chapter 4.3 added by Stats.1979, Ch. 1207. )
(a) (1) When an applicant seeks a density bonus for a housing development within, or for the donation of land for housing
6591, within, the jurisdiction of a city, county, or city and county, that local govemment shall comply with this section. A city,county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented.
Failure to adopt an ordinance shall not relieve a city, county, or city and county from complying with this section.
(2) A local government shall not condition the submission, review, or approval of an application pursuant to this chapter on thepreparation of an additional report or study that is not otherwise required by state law, including this section. This subdivision does
not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a
requested density bonus, incentives or concessions, as described in subdivision (d), waivers or reductions of development standards,
as described in subdivision (e), and parking ratios, as described in subdivision (p).
(3) In order to provide for the expeditious processing of a density bonus application, the local govermnent shall do all of the
following:
(A) Adopt procedures and timelines for processing a density bonus application.
(B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the
density bonus application to be deemed complete. This list shall be consistent with this chapter.
(C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943.
(b) (1) A city, county, or city and county shall grant one density botms, the amount of which shall be as specified in subdivision (f),
and, if requested by the applicant and consistent with the applicable requirements of tbis section, incentives or concessions, as
described in subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and parking ratios, as
described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development,
excluding any units perrnitted by the density bonus awarded pursuant to this section, that will contain at least any one of the
following:
(A) Ten percent of the total units of a housing development for lower income households, as defined in Section 50079.5 of the
Health and Safety Code.
(B) Five percent of the total units of a housing development for very low income households, as defuied in Section 50105 of theHealth and Safety Code.
((,) S detined in Sections 51.3 and 51.12 of the Civil Code, or a mobilehome park that limitsresidency based on age requirements for housing for older persons pursuant to Section 798.76 or 799.5 of the Civil Code.
(D) Ten percent of the total dwelling units in a common interest development, as defined in Section 4100 of the Civil Code, for
persons and families of moderate income, as defined in Section 50093 of the Health and Safety Code, provided that all units in the
development are offered to the public for purchase.
(E) Ten percent of the total units of a housing development for transitional foster youth, as defined in Section 66025.9 of the
Education Code, disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney- VentoHomeless Assistance Act (42 U.S.C. Sec. 11301 et seq.). The units described in tliis subparagraph shall be subject to a recorded
affordability restriction of 55 years and shall be provided at the same affordability level as very low income units.
(2) For purposes of calculating the amount of the density bonus pursuant to subdivision (f), an applicant who requests a densitybonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph (A), (B), (C), (D), or
(E) of paragraph (1).
(3) For the purposes of this section, "total units" or "total dwelling units" does not include units added by a density bonus awarded
pursuant to this section or any local law granting a greater density bonus.
(c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very lowand low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time ifrequired by the construction or mortgage financing assistance program, mortgage insurance program, or rental subsidy program.Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and SafetyCode.
(2) An applicant shall agree to, and the city, county, or city and county shall ensure that, the initial occupant of all for - sale units that
qualified the applicant for the award of the density bonus are persons and families of very low, low, or moderate income, as required,and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code.
The local goveinment shall enforce an equity sharing agreement, unless it is in conflict with the requirements of another publicfunding source or law. The following apply to the equity sharing agreement:
(A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate
share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph (B), and its proportionateshare of appreciation, as defined in subparagraph (C), wbich amount shall be used within five years for any of the purposes
described in subdivision (e) of Section 33334.2 of the Health and Safety Code that promote home ownership.
(B) For purposes of this subdivision, the local governrnent's initial subsidy shall be equal to the fair market value of the home at the
time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or
mortgage assistance. If upon resale the market value is lower than the initial market value, then the value at the time of the resaleshall be used as the initial market value.
(C) For purposes of this subdivision, the local govermnent's proportionate share of appreciation shall be equal to the ratio of the
local govermnent's initial subsidy to the fair market value of the home at the time of initial sale.
(3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housingdevelopment is proposed on any property that includes a parcel or parcels on which rental dwelling units are or, if the dwelling units
have been vacated or demolished in the five - year period preceding the application, have been subject to a recorded covenant,
ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any otherform of rent or price control through a public entity's valid exercise of its police power; or occupied by lower or very low income
households, unless the proposed housing development replaces those units, and either of the following applies:
(i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the
percentages set forth in subdivision (b).
(ii) Each unit in the development, exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or veiy lowincome household.
(B) For the purposes of this paragraph, "replace" shall mean either of the following:
(i) If any dwelling units described in subparagraph (A) are occupied on the date of application, the proposed housing developmentshall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost
to, and occupied by, persons and farnilies in the same or lower income category as those households in occupancy. If the income
category of the household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied
these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as deteiminedby the most recently available data from the United States Department of Housing and Urban Development's ComprehensiveHousing Affordability Strategy database. For unoccupied dwelling rinits described in subparagraph (A) in a development withoccupied units, the proposed housing development shall provide units of equivalent size to be made available at affordable rent or
affordable housing cost to, and occupied by, persons and families in the same or lower income category as the last household inoccupancy. If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower
income renter households occupied these units in the same proportion of lower income renter households to all renter households
within the jurisdiction, as deterrnined by the most recently available data from the United States Department of Housing and UrbanDevelopment's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional unitsshall be rounded up to the next whole number. If the replacement units will be rental dwelling units, these units shall be subject to arecorded affordability restriction for at least 55 years. If the proposed development is for - sale units, the units replaced shall besubject to paragraph (2).
(ii) If all dwelling units described in subparagraph (A) have been vacated or demolished within the five-year period preceding theapplication, the proposed housing development shall provide at least the same number of units of equivalent size as existed at the
highpoint of those units in the five - year period preceding the application to be made available at affordable rent or affordable
housing cost to, and occupied by, persons and farnilies in the same or lower income category as those persons and families in
occupancy at that tirne, if known. If the incomes of the persons and families in occupancy at the ighpoint is not known, it shall be
rebuttably presumed that low -income and very low income renter households occupied these units in the same proportion of low-
income and very low income renter households to all renter households within the jurisdiction, as deterrnined by the most recentlyavailable data from the United States Department of Housing and Urban Development's Comprehensive Housing AffordabilityStrategy database. All replacement calculations resulting in fractional units shall be rounded rip to the next whole number. If the
replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years.If the proposed development is for - sale units, the units replaced shall be subject to paragraph (2).
(C) Notwithstanding subparagraph (B), for any dwelling unit described in subparagraph (A) that is or was, within the five- yearperiod preceding the application, subject to a form of rent or price control through a local government's valid exercise of its policepower and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either ofthe following:
(i) Require that the replacement units be made available at affordable rent or affordable housing cost to, and occupied by, low-
income persons or families. If the replacement units will be rental dwelling units, these units shall be subject to a recorded
affordability restriction for at least 55 years. If the proposed development is for -sale units, the units replaced shall be subject toparagraph (2).
(ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit
described in subparagraph (A) is replaced. Unless otherwise required by the jurisdiction's rent or price control ordinance, these units
shall not be subject to a recorded affordability restriction.
(D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of
bedrooms as the units being replaced.
(E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her
application was submitted to, or processed by, a city, county, or city and county before January 1, 2015.
(d) (1) An applicant for a density bonus pursuant to subdivision (b) may submit to a city, county, or city and county a proposal for
the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city,county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicantunless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following:
(A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to providefor affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set
(B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section
65589.5, upon public health and safety or the physical environment or on any real propeity that is listed in the California Register ofHistorical Resources and for whicl'i there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact
without rendering the development unaffordable to low - income and moderate- income households.
(C) The concession or incentive would be contrai'y to state or federal law.
(2) The applicant shall receive the following number of incentives or concessions:
(A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households, at least 5
percent for very low income households, or at least 10 percent for persons and families of moderate income in a common interest
development.
W(1s O'ii
10 percent f or very l ow income households, or at least 20 percent f or persons and f amili es of moderate income in a coimnon interestdevelopment.
(C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at
least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a cornmon
interest development.
(3) The applicarit may initiate judicial proceedings if the city, county, or city and county refuses to grant a requested density bonus,
incentive, or concession. If a court finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of
this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be
interpreted to require a local govermnent to grant an incentive or concession that has a specific, adverse impact, as defined in
paragraph (2) of subdivision (d) of Section 65589.5, upon health, safety, or the physical environment, and for which there is no
feasible method to satisfactorily mitigate or avoid the specific adverse impact. Nothing in this subdivision shall be interpreted to
require a local govermnent to grant an incentive or concession that would have an adverse impact on any real property that is listed
in the California Register of Historical Resources. The city, county, or city and county shall establish procedures for carrying out this
section, that shall include legislative body approval of the means of compliance with this section.
(4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive.
(e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically
precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or
incentives permitted by this section. An applicant may submit to a city, county, or city and county a proposal for the waiver or
reduction of development standards that will have the effect of physically precluding the construction of a development meeting the
criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a
meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development
standards is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Notg in this
subdivision shall be interpreted to require a local governrnent to waive or reduce development standards if the waiver or reduction
would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health, safety, or the
physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local govemrnent to waive or reduce development standards that would
have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or
reduction that would be contrary to state or federal law.
(2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the
number of incentives or concessions to which the applicant is entitled pursuant to subdivision (d).
(f) For the purposes of this chapter, "density bomis" means a density increase over the otherwise maximum allowable gross
residential density as of the date of application by the applicant to the city, county, or city and county, or, if elected by the applicant,a lesser percentage of density increase, including, but not limited to, no increase in density. The amount of density increase to which
the applicant is entitled shall vaiy according to the amount by which the percentage of affordable housing units exceeds the
(1) For housing developments meeting the criteria of subparagraph (A) of paragraph (1) of subdivision (b), the density bonus shallbe calculated as follows:
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
wm wwm
(2) For housing developments meeting the criteria of subparagraph (B) of paragraph (1) of subdivision (b), the density borrus shallbe calculated as follows:
Percentage Very Low Income Units
5
Percentage Density Bonus
20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
(3) (A) For housing developments meeting the criteria of subparagraph (C) of paragraph (l) of subdivision (b), the density bonusshall be 20 percent of the number of senior housing units.
(B) For housing developments meeting the criteria of subparagraph (E) of paragraph (l) of subdivision (b), the density bonus shallbe 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph.
(4) For housing developments meeting the criteria of subparagraph (D) of paragraph (1) of subdivision (b), the density bonus shallbe calculated as follows:
Carmel, Ind.–based affordable housing developer Pedcor Cos. is keeping its nose to the grindstone to return to the production levels VJG�Ƃ�TO�YCU�seeing prior to the economic FQYPVWTP�¶ In 2007 and 2008, the Ƃ�TO�JCF�DGGP�producing 1,500 units a year, but then the recession hit. “It’s taken us eight or nine years to get back up to full strength,” says COO and executive vice president Phillip J. Stoffregen (pictured). “It’s been a long time coming.”¶�2GFEQT��YJKEJ�ranks No. 8 on this year’s AHF 50 top developers list and No. 11 on the AHF ���VQR�QYPGTU�list, is active in 16 states and continues to increase its development activities and pipeline.
¶ In 2016, it started six affordable housing developments YKVJ�����units and EQORNGVGF�Ƃ�XG�developments YKVJ�QXGT�������units. ¶ “We found a nice recipe for doing suburban fringe deals in a number of different states,” says Stoffregen. “We’re DGPGƂ�VVKPI�HTQO�VJG�ITQWPFYQTM�YG�JCXG�NCKF�HQT�Ƃ�IWTKPI�QWT�YC[�VJTQWIJ�VJG�SWCNKƂ�GF�allocation plans, OQUVN[�YKVJ�tax-exempt bond Ƃ�PCPEKPI�q¶ Although talk of potential tax reform has cooled the jets on some of its deals in the pipeline, the developer is still positive about the year ahead. ¶�p�����YQPoV�DG�CU�UVTQPI�CU�YG�YGTG�JQRKPI��DWV�it’s still going to be a great year,” Stoffregen adds.
—C.S.
Pedcor Cos.
8
Gene Broussard
Rectangle
RANK(VS. 2015) COMPANY INFO
EXECUTIVECONTACT
2016 STARTS/COMPLETIONS REGION(S)
ORG. TYPE
17(new)
RPM DEVELOPMENT GROUP77 Park St.; Montclair, NJ 07042(973) 744-5410 | www.rpmdev.com
Overland Property Group (OPG) achieved its highest production rate of new development in 2016, almost tripling any single year’s production, with over $80 million in closings. ¶ Headed by partners Patrick Beatty, Brett Johnson (pictured), and Rex 8CPKGT��VJG�.GCYQQF��-CP�sDCUGF�Ƃ�TO�develops and owns affordable and market-rate housing for seniors and families in Colorado, Iowa, Kansas, Missouri, Oklahoma, and Texas.¶ “We operate as a very small organization but have managed to develop in a wide-ranging footprint across six states,” Johnson says. “We are collectively a very active ITQWR�QWV�KP�VJG�Ƃ�GNF�q¶ OPG started six affordable housing developments with 351 units and EQORNGVGF�Ƃ�XG�FGXGNQROGPVU�YKVJ�����units last year. It’s new to the AHF 50 developers list, coming in at No. 26.¶ One of the developments started last year will bring 48 units of much-needed affordable housing to the resort town of Steamboat Springs, Colo. With little affordable housing in northwest Colorado, the developer received an allocation for low-income housing tax credits, VJG�Ƃ�TUV�GXGT�HQT�VJG�VQYP��HQT�6JG�Reserves at Steamboat Springs.¶ The two- and three-bedroom units will serve residents earning 40%, 50%, and 60% of the area median income. Already 100% pre-leased, the development is expected to be completed by the end of April. ¶ OPG is looking to continue its growth this year, projecting to start three affordable housing developments with 163 units and to complete seven developments with 386 units. —C.S.
Overland
Property Group
26
26 AFFORDABLE HOUSING FINANCE | APRIL/MAY 2017
TIE
RANK(VS. 2015) COMPANY INFO
EXECUTIVECONTACT
2016 STARTS/COMPLETIONS REGION(S)
ORG. TYPE
33 (new)
COMMUNITY HOUSINGWORKS2815 Camino del Rio S., Suite 350; San Diego, CA 92108(619) 450-8709 | www.chworks.org
Anne B. Wilson, senior vice president of housing and real estate
306109
W Non-RTQƂ�V
6JG�5QWVJGTP�%CNKHQTPKC�PQPRTQƂ�V�DTQMG�ITQWPF�QP�VYQ�PGY�UGPKQT�JQWUKPI�EQOOWPKVKGUt���WPKVU�KP�5CP�&KGIQ�CPF�138 units in Oceanside.
34 (13)
TWG DEVELOPMENT 333 N. Pennsylvania St., Suite 100; Indianapolis, IN 46204 (317) 264-1833 | www.twgdev.com
SCG DEVELOPMENT PARTNERS8245 Boone Blvd., Suite 640; Tysons Corner, VA 22182(703) 942-6610 | www.scgdevelopment.com
5VGRJGP�2��9KNUQP� president
266164
NE, SC, SE, W
For-RTQƂ�V
5%)�&GXGNQROGPV�2CTVPGTU�ENQUGF�QP�KVU������VJ�WPKV�KP�������+V�CNUQ�YQP�CP�4(2�HQT�CP�CHHQTFCDNG�JQWUKPI�FGXGNQROGPV�in Aspen, Colo., that is expected to close in early 2018.
36 (37)
COMMUNITY INVESTMENT STRATEGIES 1970 Brunswick Ave., Suite 100; Lawrenceville, NJ 08648 (609) 298-2229 | YYY�EKUPL�EQO
WINNCOMPANIES6 Faneuil Hall Marketplace; Boston, MA 02019(617) 742-4500 | www.winnco.com
.CYTGPEG�*��%WTVKU��president and managing partner, WinnDevelopment
2220
NE For-RTQƂ�V
6JG�Ƃ�TO�EQPVKPWGF�KVU�TGFGXGNQROGPV�GHHQTVU�KP�OWNVKRNG�UVCVGU��KPENWFKPI�C�LQKPV�XGPVWTG�YKVJ�C�RWDNKE�JQWUKPI�CWVJQTKV[�KP�Rhode Island, supportive housing in Connecticut, and the completion of a historic landmark adaptive-reuse at the Livingston 5EJQQN�KP�#NDCP[��0�;��
39 (23)
COMMONWEALTH DEVELOPMENT CORPORATION OF AMERICA ��5JGDQ[ICP�5V���(QPF�FW�.CE��9+������(920) 922-8170 | www.commonwealthco.net
MADHOUSE DEVELOPMENT SERVICES 8500 Shoal Creek Blvd., Suite 208; Austin, TX 78757 (512) 633-4037 | www.madhousedevelopment.net
Henry Flores, president
204180
SC For-RTQƂ�V
/CFJQWUG�YCU�KPXQNXGF�KP�VJG�FGXGNQROGPV�QH�QXGT�����WPKVU�KP�Ƃ�XG�FGXGNQROGPVU�VQVCNKPI�QXGT�����OKNNKQP�KP�KPXGUVOGPV�KP�Texas through the LIHTC program last year.
42 (29)
USA PROPERTIES FUND 3200 Douglas Blvd., Suite 200; Roseville, CA 95661 (916) 773-6060 | www.usapropfund.com
BFC PARTNERS150 Myrtle Ave., Suite 2; Brooklyn, NY 11201(718) 422-9999 | YYY�DHEP[E�EQO
&QPCNF�%CRQEEKC��principal
182200
NE For-RTQƂ�V
6JG�FGXGNQRGT�ENQUGF�QP�C���������USWCTG�HQQV�OKZGF�WUG�RTQLGEV�KP�VJG�$TQPZ�KP�&GEGODGT��6JG�RTQLGEV�YKNN�JQWUG�VJG�$TQPZ�Music Hall, provide units for the formerly homeless, and serve residents who earn 30% to 90% of the area median income.
44 (43)
PICERNE REAL ESTATE GROUP 247 N. Westmonte Drive; Altamonte Springs, FL 32714 (407) 772-0200 | www.picernerealestategroup.com
Community Development Partners (CDP) is charging full speed ahead to reach 1,000 units in its portfolio this year. ¶ “It’s a big step for us. We started from \GTQ�Ƃ�XG�[GCTU�ago,” says Eric Paine (pictured), CEO of the Newport Beach, Calif.–based developer. “We’ve accomplished a good amount in that time, and we’re on track to get over that 1,000 threshold.”¶ No. 43 on the AHF 50 developers list, CDP started four affordable housing developments with almost 200 units last year. In 2017, it plans VQ�EQORNGVG�Ƃ�XG�developments with over 300 units and acquire three projects with almost 400 units. ¶ Over the past few years, Paine UC[U�VJG�Ƃ�TO�
has become more mission driven. “We’re trying to take a deeper dive into the placemaking aspect and serving the neediest of populations and those with the most acute need for housing and continuum of care,” he adds.¶ CDP has two projects under construction in California toward this mission: the conversion of a motel in Santa Ana into a 72-unit, permanent supportive-housing project for the chronically homeless; and a mixed-income project in Vacaville that will feature 39 mixed-income units for veterans. ¶ In addition to California, CDP is active in Arizona, Nevada, and Oregon. In 2017, it plans to deepen its footprint as well as its work in Portland, Ore.
—C.S.
Community
Development
Partners
43
RANK(VS. 2015) COMPANY INFO
EXECUTIVECONTACT
2016 STARTS/ COMPLETIONS REGION(S)
ORG. TYPE
45 (new)
S&A HOMES2121 Old Gatesburg Road, Suite 200; State College, PA 16803(814) 272-8907 | www.sahomebuilder.com
Andrew S. Haines, executive vice president
170135
NE, SE For-RTQƂV
S&A Homes plans to maintain a sustainable number of projects in the pipeline with a focus on developments in Maryland, Virginia, and West Virginia this year.
46 (new)
HUMANITIES FOUNDATION 474 Wando Park Blvd., Suite 102; Mount Pleasant, SC 29464(843) 881-7550 | www.humanitiesfoundation.org
Shane Doran, vice president of public relations
168 160
SE Non-RTQƂV
Humanities plans to start three new affordable housing developments with over 300 units this year.
6JG�ƂTO�CRRNKGF�HQT�CPF�YCU�CNNQECVGF����.+*6%�CYCTFU�KP�������1H�VJQUG��VJG�EQORCP[�ENQUGF�PKPG�KP������CPF�RNCPU�VQ�ENQUG�the remaining six this year.
47 (30)
AMCAL MULTI-HOUSING 30141 Agoura Road, Suite 100; Agoura Hills, CA 91301 (818) 706-0694 | www.amcalhousing.com
Percival Vaz, CEO
167 368
SC, W For-RTQƂV
AMCAL plans to start eight affordable housing developments with over 1,000 units in 2017.
48 (20)
BENEFICIAL COMMUNITIES 3550 S. Tamiami Trail, Suite 301; Sarasota, FL 34239 (941) 929-1270 | YYY�DGPGƂEKCNEQO�EQO
PNC REAL ESTATE | Bringing safe, attractive, affordable rental housing to underserved communities takes a partner well-versed in all
facets of affordable housing finance. What we do together can make all the difference. As the #2 owner of multifamily housing in the
country,* we offer expertise in LIHTC equity, balance sheet construction and permanent lending, as well as Fannie Mae, Freddie Mac and
FHA solutions. Whether you are buying, building, preserving or refinancing, we can help you build a strong foundation, so you can overcome
the challenges of creating great communities. To learn more, visit pnc.com/realestate.
◊*National Multifamily Housing Council, 2016
PNC, PNC Bank and Midland Loan Services are registered marks of The PNC Financial Services Group, Inc. (“PNC”). Lending products and services are provided by PNC Bank, National Association (“PNC Bank”), a wholly owned subsidiary of PNC and Member FDIC. PNC Bank and certain of its affiliates,
including PNC TC, LLC, do business as PNC Real Estate. PNC Real Estate provides commercial real estate financing and related services. Through its Tax Credit Capital segment, PNC Real Estate provides lending services, equity investments and equity investment services relating to low income housing tax credit (“LIHTC”) and preservation investments. PNC TC, LLC, an SEC registered investment advisor wholly-owned by PNC Bank, provides investment advisory services to funds sponsored by PNC Real Estate for LIHTC and preservation investments. Registration with the SEC does not imply a certain level of skill or training. This material does not constitute an offer to sell or a solicitation of an offer to buy any investment product. Lending products and services may require credit approval.
Notice of Funding Availability (NOFA)Housing Trust Fund Program
January 2, 2018
On behalf of the City of Ukiah, the Community Development Department is pleased toannounce the availability of at least $500,000 to assist in the creation, rehabilitation, andpreservation of affordable housing. This is the first NOFA released through the City's HousingTrust fund, and the City expects to release a second NOFA in July or August. Additional fundingmay be available for proposals received under this NOFA that meet the requirements of otherfunding sources. Awards of funding will be provided as loans.
Affordable housing projects receiving funding from the Housing Trust Fund must be affordableto those earning at or less than 80% of the area median family income. Affordability must beprovided by the imposition of rent or resale restrictions recorded with a 55- year affordabilitycovenant. Certain programs like HOME may have additional restrictions.
Projects that apply to the NOFA will be ranked based on scoring criteria in this NOFA. Workingwith a new committee being formed to advise staff on housing trust fund activities, staff willrequest the City Council approve the ranked list of pro3ects and a total amount of funds to beawarded. Top ranking pro3ects will be awarded from current fiscal year funds and subsequentprojects from next fiscal year funds.
City loans are provided for new construction of affordable rental and homeownership projects,rehabilitation, redevelopment of underutilized land and buildings, and construction of accessorydwelling units. City loans are intended to partially fill the gap between development costs andfinancing available from private and other public sources. Applicants are expected to pursuefunding from all available sources.
Interested applicants should complete the attached Ukiah Housing Trust Fund (UHTF)application. Completed applications are due Friday, February 16 at 4:00 P.M. and can bemailed or hand - delivered to the following address:
Housing Trust Fund ProgramCommunity Development DepartmentCity of Ukrah300 Seminary Ave.Ukiah, CA 95482
Questions regarding this NOFA should be addressed to Craig Schlatter, CommunityDevelopment Director, at [email protected] or 707- 463- 6219.
Please visit the City's web site at www.cityofukiah.com for more information and updates on the HousingTrust Fund Program. Navigate from the home page to "City Hall )) City Departments )) Community
Development )) Housing Services Division" and scroll to the Housing Trust Fund Program.
Complete applications will be scored in the following categories. Maximum points in eachcategory are noted. Some categories are not applicable for certain types of pro3ects.
2. TargetPop-ulationandProjectAttributes" 35 35 )S-A. Income targetingB. Unit size
C. Units for people with specia! needsD. Units for homeless
10
5
10
10
15
10
5
5
)0
S(5
0
3. Developer Experience and Capacity 40 40 !=)A. Overall affordable housing e:xperienceB. Experience developing housing in UkiahC. Developer team experience
20
5
15
20
5
15
9o
s15
4. Readiness 20 20 ')o
A. Site control
B. Development entitlements securedC. Pre- development meeting held with City staff
5
5
10
10
5
5
s
5l0
5. Bonus Points 50 50 CC
A. Construction of new affordable housing units, 2/3of which are affordable to households with incomes
at or less than 60% AMI
B. Use of energy efficiency, net-zero, or othersustainable/green features above Title 24
C. Utilization of other funding sources in addition toHousing Trust Fund
D. Conversion of underutilized land and/or buildingsto affordable housing
E. Healthy community componentsF. Connectivity with existing or proposed
pedestrian/bicycle paths and trails
15
5
10
10
5
5
15
5
10
10
5
5
)!,
<
jo
lo
s
<a
Total Possible Points 200 200 1 €o
"For Scoring Criterion #2- Target Populations and Project Attributes, applicants are encouragedto review the City of Ukiah's General Plan Housing Element, located on the City's website:www.cityofukiah.com. Please navigate from the City's home page to "City Hall )) CityDepartments >> Community Development >> Documents and Maps" and scroll through theGeneral Plan to the Housing Element.
If loan terms other than those listed below are sought for a project, this must be explicitly statedin the cover letter and a separate explanation provided in the application. Such requests aregranted at the sole discretion of the City.
Loan Terms
Loans for rental and homeownership projects are typically provided at a simple interest rate ofzero to three percent (0- 3%) per annum, for a term of fifty -five (55) years. Payments of interestand principal will be due from excess cash flow from operations after payment of operatingcosts, senior debt, reserves, and deferred developer fee. To the extent payments cannot bemade, they may be deferred for the term of the loan. All loans are due on sale, refinancing,transfer (except to a related entity, such as a limited partnership, subject to City approval) or atthe end of the fifty -five (55) year term.
City loans will be evidenced by a promissory note secured by a deed of trust on the project. Aloan agreement will specify all development obligations. Post- occupancy use restrictions will beenforced through a regulatory agreement recorded against the prolect - including both the landand the improvements. The minimum term for affordability restrictions is 55 years.
Timeline of City CommitmentsCity financing commitments are made for 24 months from date of City Council approval. Allother sources of funds must be committed within that time frame. A one- year extension can berequested with sufficient justification. If the extension period elapses without the commitment offull pro3ect financing, the City funding commitment will be revoked and the project must re-
compete for funds through the NOFA. Further extensions will only be granted in extraordinarycircumstances. The inability to meet a pro3ect schedule may also result in negative points forfuture NOFA applications.
Projects funded with HOME must complete construction within four years of signing a writtenagreement with the City. All projects are sub3ect to state prevailing wage requirements, andHOME and CDBG-funded pro3ects are sub3ect to federal prevailing wages.
For homeownership projects, any unit that does not have an executed purchase contract withan eligible homebuyer within nine months of construction completion must be converted to aHOME rental unit that complies with all HOME requirements.
Scorinq - Bonus PointsGiven the limited supply of affordable housing, the City will be prioritizing projects in this firstNOFA that produce additional housing units. Additional bonus points can be attained by theapplicant for the following activities.* Use energy efficiency, net-zero, or other "sustainable/green" features above Title 24;* Utilize other sources of funding in addition to housing trust funds,h Convert underutilized land and/or buildings to affordable housing;
Incorporate healthy community components into design - i.e. common areas, open space,community rooms, community gardens, etc.;
* Connect the prolect with existing or proposed pedestrian/bicycle paths and trails.
4
* CityoyU7ciahApplication for Funding
January 2018 Ukiah Housing Trust Fund
Project Na me: Ukiah Senior Apartments
Project L ocation: 680 S. Oak st., Ukiah, CA
Amount of Loan Requested: $500-000-oo
Please check the programs and incentives your organization is applying for:
X Low and Moderate Income Housing Asset Fund (LMIHAF)
x Home Investment Partnerships Program (HOME)
Community Development Block Grant (CDBG)x City of Ukiah Fee Deferral Program
Please see Exhibit A for information about this program.
City of Ukiah Electric Utility RebateFor more information on this program, please contact the City of Ukiah Electric Utility Departmentat (707) 467- 5711.
Please note: funding for the January 2018 NOFA is only available through the LMIHAF. As other fundingprograms become available, the City will reach out regarding your interest as indicated above.
1. APPLICANT INFORMATION
0lagBlljz,3ij@11; PACIFIC WEST COMMUNITIES, INC
Add ress: 430 E. STATE ST., SUITE 100EAGLE, IDAHO 83616
Legal Status General Partnership Individual Limited Partnership
% Corporation Nonprofit Organiz-ation Local Government Joint Venture Other (please specify)
Date ofl ncorporation: SEPTEMBER 24- 20o4
5
* CityoyUkiahSLtaCtuusrroenftOIyrgEaXnlSitzSation
To be formed, estimated date:
)i Federal Tax 1.D. Number: 2o - 1657561
Developer Type Nonprofit X For Profit Joint Venture
Housing ExperiencePlease complete the below chart. Attach additional pages as necessary.
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SEE ATTACHED...
(-.C'.SISI L'N 11' Y IX" i' b I Ol'll ?. N I 111 I'AI<T>I }.N I
3. SITE INFORMATIONCurrent Site Use:
a Residential: Number of Units
a Commercial: n Vacant € OccupiedIf occupied, briefly describe uses:
# of Bldgs. Sq. Ft.
a Industrial: a Vacant € OccupiedIf occupied, briefly describe uses:
# of Bldgs. Sq. Ft.
a Parkinq Lot: n In UseM Vacant Lot
€ Not In Use of Parking Spaces
Site Control (if applicable):
Does applicant have site under option or purchase contract? YeS
When does option or purchase contract expire? FebruarY I 3, 2018
Purchase price oT site $ 330,OOCIOO
Are on and/or off- site improvements needed? If yes, give details.
Please note: applicants not having site control should be able to attain this within six months of anaward of funding.
7
CityofUkiah
4. PROPOSED PROJECT
p70jB(,J %BlaylB; Ukiah SeniorApartmentsProposed address and/or APN for Project: 002-301-55-000
Tarqet Population:
Elderly xDisabled
FamilyOther (specify)
Type of Project:New Construction
Acquisition/ConversionRehabilitation
Preservation
Estimated date oT project completion: December 20'l9
NumberofStories 3 Elevator? Yes NNumber of Units by bedroom size and square footage:
SRO at0 BR at
27 1 BR at4 2 BR at
Total Units 31
SF eachSF eachSF each
SF each
3 BR at
4 BR at
SF eachSF each
Other special features and Amenities:COMMUNITY CENTER, FITNESS FACILITY, LAUNDRY FACILITY
Please feel free to attach additional pages to describe the proposed project.
5. BONUS POINTS
Please check all of the following the project will incorporate:X Construction of new affordable housing units, 2/3 of which are affordable to
households with incomes at or less than 60% Area Median Income
X Use of energy efficiency, net-zero, or other "sustainable/green" featuresX Utilization of funding sources in addition to UHTFX Conversion of underutilized land and/or buildings to affordable housingX Healthy community components - common areas, open spaces, etc.X Project connectivity with existing pedestrian/bicycle paths and trails
8
l)b S' t I OI'SI 1. N I
ADDITIONAL REQUIRED DOCUMENT ATION
The following documents must be attached to the application, as applicable:* Narrative Description of Site
and Proposed Development* Site Plan
* Developer Experience andCapacity Documentation
* Preliminary Title Report
* Articles of Incorporation,Bylaws, Tax ExemptDetermination from I.R.S., Listof Board Members, CorporateBorrowing Resolution
* Evidence of Site Control
* Environmental Assessment @ Insurance
* Planning and zoninginformation
@ Community Acceptance Plan
* Appraisal * Budget (Sources and Uses)@ Rent Roll * Development Pro Forma,
showing developer fees* Financial Statements * Locatio-n Map of Proposed Site
g
has not yet been completed
will be provided when the newly created entity (affiliated) is formed
N/A
COSlAll'NlrX l)E','tlOll.llbN'l Dll%l<T:'il}.%:'l
BORROWER'S CERTIFICATION
Applicant hereby certifies that it has read and understands the regulations governing theUkiah Housing Trust Fund Loan Program, that it agrees to abide by such regulations, andthat violations of these regulations shall constitute grounds for cancellation of anycommitment or loan. Applicant hereby certifies that the information submitted in the LoanApplication and any supporting materials is true, accurate, and complete to the best of itsknowledge. Applicant acknowledges and understands that if facts and/or informationherein are found to be misrepresented, it shall constitute grounds for the default of theUkiah Housing Trust Fund Loan for which application is being made.
Signature Date
Signature Date
qo
1
Ashley Cocco
From: Cameron Johnson <[email protected]>Sent: Friday, February 16, 2018 11:41 AMTo: Craig SchlatterSubject: Ukiah Senior Apartments HOME ProformaAttachments: Ukiah Senior HOME Proforma 2-16-18.pdf
Follow Up Flag: Follow upFlag Status: Flagged
Hi Craig, Attached is the proforma for our project on Oak & Gobbi Street in Ukiah. Please call me if you have any questions. Thanks, Cameron Johnson AMG & Associates 16633 Ventura Blvd, Suite 1014 Encino, CA 91436 Phone (818) 380-2600 Ext. 19 Fax (818) 380-2603 Cell (818) 825-5488 [email protected] www.amgland.com
1
Ashley Cocco
From: Cameron Johnson <[email protected]>Sent: Friday, February 16, 2018 11:41 AMTo: Craig SchlatterSubject: Ukiah Senior Apartments HOME ProformaAttachments: Ukiah Senior HOME Proforma 2-16-18.pdf
Follow Up Flag: Follow upFlag Status: Flagged
Hi Craig, Attached is the proforma for our project on Oak & Gobbi Street in Ukiah. Please call me if you have any questions. Thanks, Cameron Johnson AMG & Associates 16633 Ventura Blvd, Suite 1014 Encino, CA 91436 Phone (818) 380-2600 Ext. 19 Fax (818) 380-2603 Cell (818) 825-5488 [email protected] www.amgland.com
Ukiah Senior ApartmentsA 31- Unit Senior Housing Community
Ukiah, CA
Financial Pro Forma
Februaryl2, 2018
Prepared By:
Caleb RoopePacific West Comrnunities, Inc.430 East State Street, Suite 100
