HomeMy WebLinkAboutWESTVIEW HOUSE L (9).PFIDELITY NATIONAL TITLE COMPANY
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FREE RECORDING REQUESTED PURSUANT
TO GOVERNMENT CODE SECTION 6103 & 27383
When Recorded Mail to:
City of Santa Ana
Clerk of the Council
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: Clerk of the Council
Recorded in Official Records, Orange County
Hugh Nguyen, Clerk -Recorder
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SPAG8 ABOVE THIS LNE ECORDW USE
FREE RECORDING REQUESTED 'r(n
INSURANCE NOT REQUIRED [Government Code Section6103] rIJ
WORK MAY PROCEED A-2022-083
CLERK OF COUNCIL
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HOME LOAN AGREEMENT
by and between the
CITY OF SANTA ANA
And
Westview House LP
a California limited partnership
(2530 & 2534 Westminster Avenue, Santa Ana, California)
Dated: May 31, 2022
Exempt from fee per GC27388.1 (a) (2);
recorded concurrently In connection with
a transfer subject to the imposition of
documentary transfer tax
TABLE OF CONTENTS
Section 1.
DEFINITIONS AND INTERPRETATION.................................................
2
1.1. Defined Terms....................................................................................................
2
1.2. Singular
and Plural Tenns....................................................................................
8
1.3. References and Other Tenns................................................................................
8
1.4. Exhibits Incorporated...........................................................................................
8
Section 2.
[RESERVED]...............................................................................................
8
Section 3.
SCOPE OF WORK/ PROJECT BUDGET ..................................................
8
Section4.
[RESERVED]...............................................................................................
9
Section5.
LOANS.........................................................................................................
9
Section 6.
CONDITIONS TO DISBURSEMENT OF LOAN PROCEEDS ................
9
Section 7.
AFFORDABILITY REQUIREMENTS, USE AND MAINTENANCE
OF
THEPROPERTY.......................................................................................
14
Section8.
RESERVED................................................................................................
20
Section 9.
GENERAL PROVISIONS AND WARRANTIES ....................................
20
Section 10.
CONDITIONS FOR CONSTRUCTION ................................................
24
Section 11.
FEDERAL (HOME PROGRAM) COVENANTS .................................
26
Section 12.
MAINTENANCE, MANAGEMENT, OPERATION, PRESERVATION
AND REPAIR OF PROPERTY.............................................................
32
Section 13.
NONDISCRIMINATION COVENANTS ..............................................
34
Section 14.
ENVIRONMENTAL MATTERS..........................................................
35
Section 15.
OTHER AFFIRMATIVE COVENANTS ..............................................
36
Section 16.
OTHER NEGATIVE COVENANTS.....................................................
38
Section 17.
CERTIFICATE OF COMPLETION......................................................
39
Section 18.
INDEMNIFICATION.............................................................................
39
Section 19.
INSURANCE, CASUALTY AND CONDEMNATION .......................
42
Section 20.
DEFAULTS AND REMEDIES..............................................................
46
Section 21.
MISCELLANEOUS................................................................................
49
i
Westview House
City HOME Loan Agreement
LOAN AGREEMENT
HOME PROGRAM
THIS LOAN AGREEMENT (the "Agreement") dated, for identification purposes only,
as of May 17, 2022, is made and entered into by and between the City of Santa Ana, a
charter city and municipal corporation (referred to herein as "City") and Westview House
LP, a California limited partnership (referred to herein as "Developer"), with reference to the
following:
RECITALS:
A. City has received an allocation of funds from the United States Department of
Housing and Urban Development ("HUD") under the HOME Investment Partnerships
Program (the "HOME Program") (42 U.S.C. §12701, et seq.,) to be used in accordance
with applicable statutory requirements and regulations (the "HOME Regulations") (24
CFR Part 92);
B. At least 15% of the City's annual allocation of HOME Program funds is reserved
for Community Housing Development Organizations (the "HOME Program CHDO
funds"), and Mercy House CHDO, Inc. has been certified by the City on February 7, 2017
and is in good standing as a Community Housing Development Organization (CHDO);
C. Developer is the owner of that certain property commonly known as 2530 and 2534
Westminster Avenue, within the City of Santa Ana, California, and legally described in
Exhibit A attached hereto (the "Property"). The loans referenced herein shall assist in the
acquisition and new construction of said Property for a multifamily residential housing
development.
D. Westview Mercy House CHDO, LLC, the managing general partner of the
Developer, is wholly owned by Mercy House CHDO, Inc., which is on the City's Approved
List of Conununity Housing Development Organizations and has been certified and
approved to utilize HOME Program CHDO funds.
E. In furtherance of the HOME Program, Developer has applied to the City for a loan
with which to:
1. provide deeper affordability for a longer term, as well as acquire and
construct the Property, and
2. thereafter to maintain, operate and professionally manage the Property
as decent, safe, sanitary and affordable rental housing.
F. City, on certain terms and conditions, desires to make such loan to Developer in
order to make possible the acquisition and construction of the Property, to expand the
supply of decent, safe, sanitary and affordable housing.
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City HOME+ loan Agreement
G. If there is any discrepancy between Federal and State guidelines with regard to any
of the terns and conditions contained herein, the more stringent shall apply.
H. This Agreement and all of its attachments shall be enforceable by City in
accordance with the terns thereof. Each of the Agreement, the Affordability Restrictions
on Transfer of Property, the City/HOME Loan Note and the City/HOME Loan Deed of
Trust provide a means of enforcement by the City if Developer is in breach of its
obligations hereunder and thereunder, including liens on the Property, use and deed
restrictions and covenants running with the land [24 CFR 92.504 (c) (13)].
NOW, THEREFORE, for and in consideration of the mutual covenants and agreements
herein contained, City and Developer agree as follows:
Section 1. DEFINITIONS AND INTERPRETATION
1.1. Defined Terms. All capitalized terms used herein, including, without
limitation, in the Recitals above and in all other Loan Documents, unless otherwise
expressly defined, are defined where first used in this Agreement and/or as set forth in this
Section 1.
"Affordable Housing" means housing operated in accordance with the
requirements of 24 CFR 92.252 and the rents governed by HUD.
"Affordability Period" means the period beginning upon the issuance of the
Certificate of Completion and ending on the date which is fifty-five (55) years after the
issuance of the Certificate of Completion during which the Affordability Restrictions on
Transfer of Property remain in effect.
"Affordability Restrictions on Transfer of Property" means that certain
document affecting real property benefiting the City, attached hereto as Exhibit F.
"Affordable Rent" means the monthly rents that are set forth in more detail in
Section 7 of this Agreement.
'Building Permit' means the building pernit(s) issued by City and required for
the construction, if any.
"Business Day" means any Monday, Tuesday, Wednesday, Thursday or Friday on
which Santa Ana City Hall is open to the public to conduct City affairs.
"Calendar Year" means each consecutive twelve (12) month period from January
to December 31.
"Certificate of Completion" has the meaning set forth in Article 17.
"City" means the City of Santa Ana, California, a charter city and municipal
corporation.
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westview House
City HOME Loan Agn�ement
"City/HOME Loan" means the loan to be made to Developer by City from HOME
funds pursuant to Article 5 of this Agreement.
"City/HOME Loan Deed of Trust" means the deed of trust encumbering the
Property, in the form attached hereto as Exhibit D, to be executed by Developer pursuant
to Section 5.13.2 in order to secure the City/HOME Loan Note.
"City/HOME Loan Note" means that certain promissory note in the original
principal amount of $2,003,705, in the form attached hereto as Exhibit E, to be executed
by Developer in favor of City to evidence the obligation of Developer to repay the
City/HOME Loan.
"Close of Escrow" shall mean the date upon which the City/HOME Loan Deed of
Trust is recorded in the Official Records of the County.
"Closing Statement" means the final statement of Developer's Escrow account for
the purchase and sale of the Property pursuant to the Purchase Contract.
"Construction Period" means the period of tune commencing with the Close of
Escrow and ending on the Conversion Date.
"Conversion Date" means the date on which the Senior Construction Loan is
repaid in full and the Senior Pennanent Loan is disbursed to Borrower.
"County" means the County of Orange, California.
"Developer" means Westview House LP, a California limited partnership, its
successors and assigns.
"Developer's Representative" shall mean the President of the Sole Managing
Member of the Administrative General Partner or his/her designee.
"Escrow Holder" means Fidelity National Title, 18500 Von Kannan Avenue,
Suite 600, Irvine, CA 92612.
"Event of Default" has the meaning set forth in Section 20.1.
"Executive Director" means the Executive Director of the Community
Development Agency, or his/her designee.
"Extremely Low Income" means an adjusted income that does not exceed thirty
percent (30%) of the area median income for the Orange County, California PMSA,
adjusted for household size, as published by HUD.
Westview House
City HOME Loan Agreement
"General Partner(s)" means the General Partner(s) of Developer, Westview
Mercy House CHDO LLC (the "Managing General Partner"), Westview House CDP LLC
(the "Administrative General Partner"), and their respective successors and assigns.
"Governmental Authority" means any governmental or quasi governmental
agency, board, bureau, commission, department, court, administrative tribunal or other
instrumentality or authority, and any public utility.
"Hazardous Materials" means any flammable materials, explosives, radioactive
materials, hazardous wastes, toxic substances and similar substances and materials,
including all substances and materials defined as hazardous or toxic wastes, substances or
materials under any applicable law, including without limitation the Resource
Conservation and Recovery Act, 42 U.S.C. §§ 6901 et sue., and the Comprehensive
Environrnental Response, Compensation and Liability Act of 1980,42 U.S.C. §§ 9601, et
seq., as amended including:
(i) poses a hazard to the Project or to persons on the Project or
(ii) causes the Project to be in violation of any Hazardous Substance Law;
(iii) asbestos in any form;
(iv) urea formaldehyde foam insulation;
(v) transformers or other equipment that contain dielectric fluid containing
levels of polychlorinated biphenyls;
(vi) radon gas;
(vii) any chemical, material, or substance defined as or included in the definition
of "hazardous substance," "hazardous substances," "hazardous wastes," "hazardous
materials," "extremely hazardous waste," "restricted hazardous waste," or "toxic
substances" or words of similar import under any applicable local, state, or federal law or
under the regulations adopted or publications promulgated pursuant to those laws,
including, but not limited to, any Hazardous Substance Law, Code of Civil Procedure §
564, as amended from time to time, Code of Civil Procedure § 726.5, as amended from
time to time, Code of Civil Procedure §736, as amended from time to time, and Civil Code
§ 2929.5, as amended from time to time;
(viii) any other chemical, material, or substance, exposure to which is prohibited,
limited, or regulated by any governmental authority or which may pose a hazard to the
health and safety of the occupants of the Project or the owners or occupants of property
adjacent to or surrounding the Project, or any other person coming on the Project or any
adjacent property; and
(ix) any other chemical, material, or substance that may pose a hazard to the
environment flammable materials, explosives, radioactive materials, hazardous wastes,
toxic substances and similar substances and materials, including all substances and
materials defined as hazardous or toxic wastes, substances or materials under any
applicable law, including, without limitation the Resource Conservation and Recovery Act,
42 U.S.C. Section 6901 et. seq., as amended.
"Hazardous Substance Law" means any federal, state, or local law, ordinance,
regulation, or policy relating to the environment, health, and safety, any Hazardous
Materials (including, without limitation, the use, handling, transportation, production,
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Westview House
City I40ME Loan Agreement
disposal, discharge, or storage of the substance), industrial hygiene, soil, groundwater, and
indoor and ambient air conditions or the enviromnental conditions on the Project,
including, without limitation, the Comprehensive Enviromnental Response,
Compensation, and Liability Act of 1980 [42 USCS §§ 9601 et seq.], as amended from
time to time; the Hazardous Substances Transportation Act [49 USCS §§ 1801 et seq.], as
amended from time to time; the Resource Conservation and Recovery Act [42 USCS §§
6901 et seq.], as amended from time to time; the Federal Water Pollution Control Act [33
USCS §§ 1251 et seq.], as amended from time to time; the Hazardous Substance Account
Act [Health and Safety Code §§ 25300 et seq.], as amended from time to time; the
Hazardous Waste Control Law [Health and Safety Code §§ 25100 et seq.], as amended
from time to time; the Medical Waste Management Act [Health and Safety Code §§ 25015
et seq.], as amended from time to time; and the Porter -Cologne Water Quality Control Act
[Water Code §§ 13000 et seq.], as amended from time to time.
"HOME Compliance Period" is for a period of twenty (20) years from the
issuance of the Certificate of Completion.
"HOME Program" has the meaning set forth in Recital "A" above.
"HOME Regulations" has the meaning set forth in Recital "A" above and
summarized in Exhibit G.
"HUD" means the United States Department of Housing and Urban Development
and any successors or assigns thereof.
"Improvements" means all improvements and fixtures now and hereafter
comprising any portion of the Property, including, without limitation, landscaping, trees
and plant materials; and offsite improvements (including, without limitation, streets, curbs,
stonn drains, and adjacent street lighting).
"Indemnitees" has the meaning set forth in Section 14.5.
"Laws" means all statutes, laws, ordinances, regulations, orders, writs, judgments,
injunctions, decrees or awards of the United States or any state, county, municipality or
other Governmental Authority.
"Lien" means any lien, mortgage, pledge, security interest, charge or encumbrance
of any kind (including any conditional sale or other title retention agreement, any lease in
the nature thereof, and any agreement to give any lien or security interest).
"Limited Partner" means the Tax Credit Investor and any other Limited Partner(s)
or Special Limited Partner(s) of Developer, and their successors and assigns.
"Loan Documents" means, collectively, this Agreement, the City/HOME
Loan Note, the City/HOME Loan Deed of Trust, the Affordability Restrictions on Transfer
of Property, and any other agreement, document, or instrument that the City requires in
westview House
City HOME Loan Agreement
connection with the execution of this Agreement or from time to time to effectuate the
purposes of this Agreement.
"Low Income" means an adjusted income that does not exceed eighty percent
(80%) of the area median income for the Orange County, California PMSA, adjusted for
household size, as published by HUD.
"Median Income for the Area" means the median income for the Orange County,
California PMSA as most recently determined by HUD. Also may be referred to
interchangeably in the Loan Documents as "Area Median Income" or "AMP'. In the event
that such income determinations are no longer published, or are not updated for a period of
at least eighteen (18) months, the City shall provide the Developer with other income
determinations which are reasonably similar with respect to methods of calculation to those
previously published by HUD and the State.
"Operating Reserves" shall mean reserves maintained during the Term of
Agreement and funded out of Residual Receipts, loan advances, equity, or other sources
and set aside for taxes and assessments, insurance premiums, operating expenses, and debt
service. Operating Reserves shall not exceed the amount required to pay three (3) months
of operating expenses and three (3) months of mandatory debt service, or such higher
aniount required by a project lender or by the Tax Credit hlvestor.
"Partnership Agreement" means the Agreement of Amended and Restated
Agreement of Limited Partnership of Borrower, dated as of May 1, 2022, as said
Partnership Agreement may be amended from time to time.
"Permitted Encumbrances for the Affordable Housing Restrictions" means,
collectively, the Senior Loan Deed of Trust and all other title exceptions and limitations
with respect to the Property hereafter approved by the Executive Director in writing.
"Permitted Encumbrances for the City Loan Deed of Trust" means,
collectively, the Senior Loan Deed of Trust and all other title exceptions and limitations
with respect to the Property hereafter approved by the Executive Director in writing.
"Project" means the acquisition and construction of the Property by Developer
pursuant to this Agreement.
"Project Budget" means the line -item budget for the Project attached hereto as
Exhibit C, as modified from time to time in accordance with this Agreement.
"Project Costs" means all costs of any nature incurred in connection with the
Project in accordance with generally accepted accounting principles.
"Property" means the Property that is located at 2530 and 2534 Weshninster
Avenue, within the City of Santa Ana, and is more fully described in the "Legal Description"
of the Property attached hereto as Exhibit A and incorporated herein by reference.
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Westview House
City HOME Loan Agreement
"Replacement Reserves" shall mean reserves maintained during the Term of
Agreement and funded out of Residual Receipts, loan advances, equity, or other sources
and set aside for replacement of roofing, furniture, fixtures, equipment and other capital
expenditures. The annual amount set aside for Replacement Reserves shall be a ininimum
of two hundred fifty dollars ($250) per unit but shall not exceed five hundred dollars ($500)
per unit and may increase by 3% per year, or such higher amount as may be required by
the Tax Credit Investor or the Senior Lender and approved by City (such approval not to
be unreasonably withheld or delayed).
"Residual Receipts" has the meaning set forth in the City/HOME Loan Note.
"Senior Construction Lender" means Umpqua Bank, or such senior construction
lender designated by the Developer and approved in advance by the City for the Project.
"Senior Construction Loan" means the construction loan made by Senior
Construction Lender to Borrower.
"Senior Lender" means the Senior Construction Lender prior to the Conversion
Date and, thereafter, the Senior Permanent Lender during the remainder of the Tenn of
Agreement, or any other holder of the Senior Loan Note(s) or any refinancing of the Senior
Loan Note(s).
"Senior Loan" shall mean the senior loan being made by Senior Lender concurrent
to the City Loan for payment of a portion of the acquisition and new construction costs,
and shall include any subsequent loan that refinances the initial Senior Loan.
"Senior Loan Deed of Trust" means the deed of trust securing the Senior Loan
by encumbering the Property, as the same may be amended and restated from time to time.
"Senior Loan Documents" means, collectively, the loan agreement governing the
Senior Loan, the Senior Loan Note, the Senior Loan Deed of Trust, and any other
agreement, document or instrument that the Senior Lender requires in connection with the
Senior Loan, as the same may be amended and restated from time to time.
"Senior Loan Note" means the promissory note evidencing the Senior Loan from
Senior Lender, as the same may be amended and restated from time to time.
"Senior Permanent Lender" means Citibank, N.A., a national banking
association, or such senior permanent lender as may be designated by Developer and
approved in advance by the City as the senior permanent lender for the Project.
"Senior Permanent Loan" means the permanent loan made by Senior Permanent
Lender to Borrower.
"Tax Credit Investor" means R4 WHCA Acquisition LP, a Delaware limited
partnership.
Westview House
City HOME Loan Agreement
"Tax Credit Rules" means [ ]. [See Section 6.13(a)]
"Term of Agreement" the terns and conditions contained herein shall commence
upon the date first written above and remain in effect for fifty-five (55) years from the
issuance of the Certificate of Completion.
"Very Low Income" means an adjusted income that does not exceed fifty percent
(50%) of the area median income for the Orange County, California PMSA, adjusted for
household size, as published by HUD.
1.2. Singular and Plural Terms. Any defined term used in the plural in this
Agreement or any other City Loan Document shall refer to all members of the relevant
class and any defined tern used in the singular shall refer to any number of the members
of the relevant class.
1.3. References and Other Terms. Any reference to this Agreement or any
Loan Document shall include such document both as originally executed and as it may
from time to time be modified. References herein to Articles, Sections and Exhibits shall
be construed as references to this Agreement unless a different document is named.
References to subparagraphs shall be construed as references to the same Section in which
the reference appears. The tern "document" is used in its broadest sense and encompasses
agreements, certificates, opinions, consents, instruments and other written material of
every kind. The terms "including" and "include" mean "including (include) without
limitation."
1.4. Exhibits Incorporated. All attachments and exhibits to this Agreement, as
now existing and as the same may from time to time be modified, are incorporated herein
by this reference.
Section 2. [RESERVED]
Section 3. SCOPE OF WORK/ PROJECT BUDGET
Developer shall comply with this Section until the Certificate of Completion is issued.
A "Scope of Work" for the Property is attached hereto as Exhibit B. Any change
to the Scope of Work requested by the Developer, which would result in a change to the
Project Budget in excess of ten percent (10%) of any individual line item or in excess of
five percent (5%) of the aggregate budget, shall be subject to the prior written approval of
the Executive Director.
A line -item budget for the Project, including a summary statement of sources and
uses of fonds, is incorporated into Exhibit C (the "Project Budget"). Any material change
to the Project Budget in excess of ten percent (10%) of any individual line item or in excess
of five percent (5%) of the aggregate budget shall be subject to the prior written approval
of the Executive Director which approval will not be unreasonably withheld, conditioned
or delayed and if not granted or denied within five (5) Business Days, shall be deemed
Westview House
City HOME Loan Agreement
approved; provided, however, that in all events, Developer shall at all times obtain and
maintain all required permits and approvals from the City's Planning and Building Agency.
Notwithstanding the foregoing, the City's approval of a change order shall not be required
unless the approval of the Senior Lender is required with respect to such change order.
Section 4. [RESERVED]
Section 5. LOANS
5.1. CITY LOAN:
(a) Amount and Purpose. Subject to the terms and conditions of this
Agreement, City agrees to make a loan of HOME funds to Developer in the principal
amount of up to $2,003,705 (the "City/HOME Loan") for the acquisition and construction
of the Property.
(b) City/HOME Loan Note and Deed of Trust. The City/HOME Loan
shall be evidenced by the City/HOME Loan Note in the form attached hereto as Exhibit E.
The City/HOME Loan shall be secured by the City/HOME Loan Deed of Trust in the form
attached hereto as Exhibit D. The City/HOME Loan Deed of Trust shall be a deed of trust
encumbering the Property, subordinate to the Senior Loan(s) made to Developer and the
Senior Loan Documents.
(c) City/HOME Loan Terms. The terms and conditions of the
City/HOME Loan are as set forth in the City/HOME Loan Note, which is a residual receipts
note. The HOME Compliance Period will end twenty (20) years from the issuance of the
Certificate of Completion.
Section 6. CONDITIONS TO DISBURSEMENT OF LOAN PROCEEDS
Developer shall comply with this Section until the Certificate of Completion is issued.
6.1. Conditions Precedent. City's obligation to disburse the City/HOME Loan
is subject to the satisfaction, or waiver by the Executive Director, of the following
conditions precedent:
(a) Loan Documents. Developer shall have delivered to the Escrow
Holder, signed by the authorized officer or officers of Developer, with such signature(s)
acluiowledged where necessary, each of the following documents:
(i) this Agreement;
(ii) The City/HOME Loan Note;
(iii) The City/HOME Loan Deed of Trust;
(iv) The Affordability Restrictions on Transfer of Property;
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Westview House
City HOME Loan Agreement
(v) The Project Budget; and
(vi) All other documents and instruments reasonably required by
the City to be executed and delivered, all in form and
substance reasonably satisfactory to the City.
(b) Title Insurance. City shall have received an LP-10 ALTA Lender's
loan policy of title insurance (2006 edition), or evidence of a commitment therefore
satisfactory to City, issued by First American Title Insurance Company and in form and
substance satisfactory to City, together with all endorsements and binders required, naming
City as the insured, in a policy amount of not less than the City/HOME Loan Amount,
showing Developer as the fee owner of the Property and insuring the City/HOME Loan
Deed of Trust to be a valid lien on the Property. This Agreement, the City/HOME Loan
Note, and City/HOME Loan Deed of Trust shall be subordinate to the Senior Loan Note,
Senior Loan Deed of Trust and the other Senior Loan Documents.
(c) Intentionally Omitted.
(d) Management Plan. The Developer shall have submitted and the City
shall have approved a Management Plan ("Management Plan"). The Management Plan
shall include a management contract with a manager approved in writing by the City for
management of the Project and a plan for long -teen marketing, operation, maintenance,
repair and security of the Project, method of selection of tenants, and for rental policies in
compliance with any applicable requirements, policies and procedures and with the
Affordability Restrictions on Transfer of Property, along with any other policies or
procedures required by the City. The Management Plan shall also include an initial budget
for the Project. City hereby approves FPI Management, Inc. as the initial property manager.
(e) Documents Recorded. This Agreement, the City/HOME Loan Deed
of Trust and the Affordability Restrictions on Transfer of Property shall have been recorded
in the Official Records of the County. This Agreement, and the City/HOME Loan Deed
of Trust shall be subordinate to the Senior Loan Note, the Senior Loan Deed of Trust, and
the other Senior Loan Documents.
(f) Request for Notice. For the benefit of City, Escrow Holder shall
have recorded a request for notice of default of the Senior Loan (the "Request for Notice
of Default").
(g) Insurance. City shall have received evidence satisfactory to the City
that all of the policies of insurance required by Section 19 of this Agreement are in full
force and effect.
(h) Renresentations and Warranties. The representations and warranties
of Developer contained in this Agreement and the other Loan Documents shall be correct
in all material respects as of the Close of Escrow as though made on and as of that date,
and if requested by the Executive Director, City shall have received a certificate to that
effect signed by Developer's Representative.
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City HOME Loan Agreement
(i) No Default. No Event of Default by Developer shall have
occurred, and no event shall have occurred which, with the giving of notice or the passage
of time or both, would constitute an Event of Default by Developer under this Agreement,
and if requested by the Executive Director, City shall have received a certificate to that
effect signed by Developer's Representative.
6.2. Disbursement Procedures for Loan.
The City/HOME Loan proceeds shall be disbursed through Escrow to finance the construction
of the Property (as evidenced in Exhibit Q. The City/HOME Loan proceeds shall not be used
for any purpose other than for acquisition costs of the Property and/or construction costs,
including a developer fee and soft costs related to development of the Project (costs all subject
to City's prior review). The City allows for eligible costs to be paid by HOME loan funds that
were incurred not more than 24 months prior to the HOME funds commitment date of this
loan agreement in accordance with HOME regulations. Ninety percent (90%) of the
City/HOME Loan proceeds will be disbursed by City to Developer after execution and
recording of this Agreement, with ten percent (10%) held back by the City and not disbursed
to Developer until after completion of construction on the Project and issuance of a Certificate
of Completion.
6.3. First Disbursement. The City's obligation to make the first disbursement
of the construction portion is subject to satisfaction of the following conditions precedent:
(a) General Contractor. If the Executive Director has not yet approved
the General Contractor, the Executive Director shall have approved the identity and
qualifications of the General Contractor which approval will not be unreasonably withheld,
conditioned or delayed.
(b) Construction Contract. If the Executive Director has not yet
approved the Construction Contract, the Executive Director shall have approved the
Construction Contract which approval will not be unreasonably withheld, conditioned or
delayed.
(c) Relocation Plan. If the relocation of any existing tenants is
contemplated by the parties, the Executive Director shall have approved a plan for the
relocation of such tenants of the Property determined by the Executive Director to be
eligible for relocation assistance which approval will not be unreasonably withheld,
conditioned or delayed.
6.4. Termination for Failure of Condition. If (a) any of the conditions set
forth herein are not timely satisfied within no more than ninety (90) days of the date of this
Agreement or waived by the Executive Director, and (b) City is not in default under this
Agreement, City may terminate this Agreement without any further liability on its part by
giving written notice of termination to Developer. Upon the giving of such notice, all
principal, interest and other amounts owing under the City/HOME Loan Note shall be
immediately due and payable, regardless of any other specified due date.
6.5. [Reserved.]
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City HOME Loan Agreement
6.6. [Reserved.]
6.7. Waiver of Conditions. The conditions set forth pertaining to City's
obligation to make disbursements of the rehabilitation or construction portion are for City's
benefit only and the Executive Director may waive all or any part of such rights by written
notice to Developer.
6.8. Waiver of Disbursement Conditions. A waiver of a disbursement
condition may only be provided with written approval by the City.
6.9. Modification of Disbursement Conditions and Procedures. The
Executive Director shall have the authority to modify the disbursement conditions and
procedures set forth herein in order to conform them to the payment provisions of the
Construction Contract.
6.10. Other Terms and Conditions of Loan.
(a) The City/HOME Loan Note shall become immediately due and
payable, in the event of any of the following:
(i) failure to complete the Project within four (4) years of the
Close of Escrow;
(ii) HOME assisted units must achieve initial occupancy within
18 months of the issuance of the Certificate of Completion;
(iii) violation of any of the use covenants and restrictions
contained in this Agreement after the expiration of any applicable notice and cure periods;
(iv) an Event of Default by Developer which is not timely cured
after expiration of any applicable notice and cure periods pursuant to the terms of this
Agreement.
6.11. Closing Costs and Fees. Developer shall pay (a) all escrow fees and
charges, (b) all recording fees and charges on any document recorded pursuant to this
Agreement, and (c) the premium for the title insurance required hereunder.
6.12. Approval of Additional Financing. Except as to the Senior Loan, the
loans secured by permitted encumbrances for the City Loan Deed of Trust and as otherwise
described herein, the Developer shall not place or permit (either voluntarily or
involuntarily) to be placed any encumbrances, including, but not limited to any additional
liens or financing of any kind on the Project without the prior written discretionary consent
of the City.
6.13. Cost Savings Obligation.
(a) Subject to compliance with the Tax Credit Rules and the approval
of the California Tax Credit Allocation Committee ("TCAC"), Developer hereby agrees to
provide and pay to the City the payment described in this Section 6.13 in connection with
Cost Savings, if any, from the Project in an amount to be determined based on the "Audit"
(as defined in Section 6.13(b) below and in accordance with 6.13) to be conducted upon
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City HOME Loan Agreement
completion of construction for the Project. Payment of the City Share of Cost Savings
(defined below) shall be made at the time set forth therefore in Section 6.13(d) below.
Provided that the payment is timely and fully made in accordance with Section 6.13(d), the
amount paid for the City Share of Cost Savings shall be credited against the amount then
outstanding on the City/HOME Loan Note.
(b) Audit to Determine Cost Savings and City Share of Cost Savings.
The actual amount of "Cost Savings" (as defined below) to be paid to the City and retained
by the Developer shall be detennined after the Audit, as hereafter defined and described,
and the amount of such Cost Savings shall be equal to the amount by which the total sources
of permanent financing for the Project exceed the costs of development incurred for the
Project including without limitation payment of the Developer Fee (resulting amount
constituting "Cost Savings"). From the total amount of Cost Savings, the Developer shall
retain fifty percent (50%) and pay to City fifty percent (50%) ("City Share of Cost
Savings"). If any of the other soft lenders request a share of Cost Savings, the City shall
split the City Share of the Cost Savings (50%) on a pro rata basis with the other soft
lender(s) that are requesting a share of Cost Savings. The pro rata distribution shall be
based on the initial principal balances of each respective soft loan of the soft lender(s) that
are requesting a share of Cost Savings. If none of the other soft lenders request a share of
the Cost Savings, the City shall receive the full 50% of the Cost Savings.
Within one hundred and eighty (180) days following the issuance of Form 8609 by TCAC,
Developer shall cause its certified public accountant(s) to perform a final audit of the costs
of development of the Project in accordance with the requirements of the Tax Credits and
generally accepted auditing standards (GAAP) ("Audit"). If the Audit determines that the
total sources of permanent financing for the Project (including long -tern permanent debt
and equity) exceed the total development cost for the Project required in connection with
the development of the Project, such excess shall be considered the "Cost Savings" for the
Project.
(c) Allocation of Cost Savings Amount. First to Pay the City Share of
Cost Savings as Payment of Principal on City/HOME Loan Note. Once determined by the
Audit pursuant to Section 6.13 above, the full amount of Cost Savings shall be allocated
and remitted in the following order: (a) first, Developer shall retain fifty (50%) of Cost
Savings, and (b) second, Developer shall pay to the City the City Share of Cost Savings
which shall be utilized as principal payment due on the City/HOME Loan Note.
(d) Timing of Allocation and PVnent of Cost Savings. In the event of
any Cost Savings, the payment of the City Share of Cost Savings shall become due and
payable no later than sixty (60) days after Developer receives its final Tax Credit equity
payment for the Project, and each of such payments shall be allocated and remitted in a
lump sum, and as applicable credited toward the respective amount outstanding under the
City/HOME Loan Note.
6.14. Standard Form Leases. On or before issuance of the Certificate of
Completion, Developer shall submit to City for its written approval a standard form of
residential lease to be used for leasing of the Project (the "Standard Lease"). The Standard
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City HOME Loan Agreement
Lease shall be in compliance with all applicable laws and Developer shall be obligated to
revise said Standard Lease from time to time to comply with any changes in said applicable
laws.
6.15. Leasing Program. Developer shall market and lease the Project consistent
with the Marketing Plan described in Exhibit G.
6.16. No Changes. Developer shall not materially modify the approved Standard
Lease or materially deviate from the approved rental rate schedule for the Units without
the City's prior written consent in each instance.
6.17. Landlord's Obligations. Developer shall timely and in good faith, perform
all obligations required to be performed by it as landlord under any lease affecting any part
of the Project or any space within the Project. If any tenant at any time claims any breach
of landlord's obligations and the amount of such claim (in excess of available insurance
coverage) is $10,000 or more, Developer shall promptly notify City of such claim.
Section 7. AFFORDABILITY REQUIREMENTS, USE AND MAINTENANCE
OF THE PROPERTY
7.1. Use Covenants and Restrictions.
(a) Developer agrees and covenants, which covenants shall run with the
land and bind Developer, its successors, its assigns and every successor in interest to the
Property that Developer will make all rental units on the Property available to extremely-
low- or very -low or low income households at rents affordable to such households for fifty-
five (55) years from the issuance of the Certificate of Completion. The HOME restrictions
for the nine (9) HOME assisted units shall be enforced until the date that is twenty (20)
years after the date on which the Certificate of Completion is issued. The City permits the
Developer to limit the eligibility and/or give preference to a particular segment of the
population in accordance with 24 CFR 92.253(d).
(b) The Project shall consist of eighty-five (85) units, including one (1)
on -site manager's unit(s). There shall be nine (9) HOME assisted units. The HOME
assisted units shall be three (3) 1-bedroom units, one (1) 2-bedroom unit, three (3) 3-
bedroom units, and two (2) 4-bedroom units, floating, and shall be distributed throughout
the complex with comparable ainenities to the other units.
(c) At initial lease up, households in the HOME assisted units cannot
earl more than the Very -Low Income limits (50% of AMI) as published by HUD in
compliance with the HOME Program. Rental increases shall be in conformance with
federal and state law. After the twenty (20) year HOME Compliance Period, the City shall
require that the HOME assisted units remain affordable, with rents calculated based on
assumed household size at the same income levels.
(d) All of the HOME units will be restricted to occupancy by families
earning no more than the Very Low income limits (50% of AMI) as published by HUD,
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City HOME Loan Agreement
and the rents must not exceed the Low HOME rents adjusted for family size appropriate to
the unit as published by HUD.
(e) Maximum Occupancy will be two (2) people per room plus one (1).
Example for a two -bedroom unit, five (5) people would be maximum occupancy.
(f) Rents for the HOME assisted units shall be governed by the HOME
Program regulations at 24 CFR section 92.252.
(g) Developer must have a written lease between tenant and owner for
a period of at least one year, unless a shorter period is mutually agreed upon. Leases must
be consistent with the HOME Program regulations at 24 CFR section 92.209(g).
7.2. Affordability Levels/Unit Mix:
The affordability levels/unit mix for the Project is as follows:
Unit Size
30% TCAC AMI
60% TCAC AMI
Total
No.
Units
Current
Rent
No.
Units
Current
Rent
1 Bedroom
23
$756
23
2 Bedroom
3
$908
3
3 Bedroom
21
$1,049
13
$2,098
34
4 Bedroom
16
$1,170
8
$2,341
24
Total
63
21
84
The remaining unit will be a 2-bedroom unit reserved for the on -site manager.
HOME Assisted Units
Total # of
Level of
# of HOME
% Share of
Units
Unit Type
Affordability
Assisted
Unit Type
Units
23
1 Bed
Very -Low
Income
(50% AMI)
(Low HOME)
3
1.3%
3
2 Bed
1
33%
34
3 Bed
3
8 8%
24
4 Bed
2
8.3%
(1) In no event shall the rent charged to the HOME assisted units be more than that
annount of the Low HOME rent as published by HUD, as amended from time to time.
(2) At the time of project completion, the Developer shall provide to the City the address
aid/or unit number of each of the HOME floating units.
(3) Annually with the financial statements, the Developer shall provide an annual report
of rents and occupancy of all units, including the HOME assisted waits, to verify
compliance with affordability requirements. For the HOME assisted units,
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City HOME Loan Agreement
information on unit substitution and filling vacancies shall be provided to ensure that
the project maintains the required unit mix.
Except with respect to the HOME assisted units during the HOME Compliance Period, the
affordable rents charged at the Project must comply with the most stringent of the standards
set forth by TCAC and the requirements of Section 6(b) of the CSCDA Regulatory
Agreement, as defined in Affordability Restrictions on Transfer of Property.
A utility allowance must be deducted from the maximum affordable rent charged at the
Project for each unit. Utility allowances must be based on project -specific allowances for the
HOME assisted units. TCAC provides a California Utility Allowance Calculator (CUAC) that
must be used to calculate the utility allowances for the HOME -assisted units.
Initial rents may be recalculated to allowable rental amounts at the time of initial lease -up
following completion of construction in accordance with any changes in allowable rent and
income tables as published by HUD.
7.3. Rent Increases. On an annual basis, the City shall provide Developer with
the maximum allowable schedule of rents for the Property in accordance with changes in
allowable rent and income tables published by HUD and TCAC, provided however that
the rent for the HOME assisted units shall in no event be higher than the rent for the
equivalent non -HOME assisted unit within the Project. In no event can Developer charge
any tenant more than such amount.
All rent increases are subject to City approval pursuant to the terms of this Section. No
later than sixty (60) days prior to the proposed implementation of any rent increase,
Developer shall submit to the City a schedule of any proposed increase in the rent. The
City will disapprove a rent increase if it does not comply with the restrictions set forth in
Section 7.1 and 7.2 above.
Subject to the applicable requirements and provisions of, and changes to, Section 42 of the
Code, if, upon recertification of the income of any tenant, the Developer determines that
such tenant has an adjusted income exceeding 30% of the applicable Median Income for
the Area or 60% of the applicable Median Income for the Area, as applicable, in each case,
adjusted for household size, such tenant may be permitted to continue to occupy the unit at
the rental rate as provided for in Sections 7.1 and 7.2 above, as applicable, until the tenant
chooses to vacate the unit. After the unit is vacated, the Developer shall re -rent the unit to
a tenant pursuant to the terms, covenants and conditions of this Agreement.
7.4. Prohibited Tees. The Developer and subsequent owner is prohibited from
charging fees that are not customary, consistent with HOME Regulations 24 CFR section
92.504(c)(3)(xi). The Developer and subsequent owner can charge reasonable application
fees to prospective tenants; other fees only to the extent that they are reasonable and
customary for the project area; and fees for services provided to tenants, provided that these
services are not mandatory.
7.5. Operation and Maintenance of the Property. Solely at Developer's
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Westview House
City HOME Loan Agreement
expense, Developer agrees to maintain the Property in a clean and orderly condition and in
good condition and repair and keep the Property free from any accumulation of debris and
waste materials. If at any time Developer fails to maintain, or cause to be maintained, the
Property as required by this section, and said condition is not corrected after the expiration
of a reasonable period of time not to exceed thirty (30) days from the date of written notice
from the City, unless such condition cannot reasonably be cured within thirty (30) days, in
which case Developer shall have such additional time as reasonably necessary to complete
such cure, the City may perform the necessary maintenance and Developer shall pay all
reasonable costs incurred for such maintenance. The City shall inspect the Property
annually after the date of issuance of the Certificate of Completion as described in Article
17 of this Agreement. During the Affordability Period, the Property must meet all
applicable State and local codes. The Property must be free of all health and safety defects
during the Affordability Period.
(a) O ery ation. During the Tema of Agreement, Developer shall at all
times operate on the Project an affordable housing rental facility in compliance with this
Agreement and the Affordability Restrictions on Transfer of Property.
(b) Maintenance. During the Tern of Agreement, Developer agrees to
maintain all interior and exterior improvements, including landscaping (and all abutting
ground, sidewalks, roads, parking and landscape areas) on the Project in good condition,
repair and sanitary condition (and, as to landscaping, in a healthy condition) and in
accordance with any Management Plan approved by the City under this Loan Agreement
(such approval not to be unreasonably withheld or delayed) (including without limitation
any landscape and signage plans), as the same may be amended from time to time, and all
other applicable laws, rules, ordinances, orders, and regulations of all federal, state, county,
municipal, and other governmental agencies and bodies having jurisdiction and all their
respective departments, bureaus, and officials. Developer acknowledges the great
emphasis the City places on quality maintenance to protect its investment and to provide
quality affordable housing for its constituents and to ensure that all City -subsidized
affordable housing projects within the City are not allowed to deteriorate due to deficient
maintenance. In addition, Developer shall keep the Project free from all graffiti and any
accurulation of debris or waste material. Developer shall promptly make all repairs and
replacements necessary to keep the Project in good condition and repair and shall promptly
eliminate all graffiti and replace dead and diseased plants and landscaping with comparable
approved materials. Developer shall not commit or permit any waste or deterioration of
the Project, shall not abandon any portion of the Project, and shall not otherwise act, or fail
to act, in such a way as to unreasonably increase the risk of damage to the Project.
In the event that Developer breaches any of the covenants contained in this Section
7.5 and such default continues for a period of five (5) days after written notice from the
City (with respect to graffiti, debris, waste material, and general maintenance) or thirty (30)
days after written notice from the City (with respect to landscaping and building
improvements), then City, in addition to whatever other remedies it may have under this
Agreement, the other Loan Documents or at law or in equity, shall have the right to enter
upon the Project and perform or cause to be performed all such acts and work necessary to
cure the default. Pursuant to such right of entry, the City shall be permitted (but not
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Westview House
City HOME Loan Agreement
required) to enter upon the Project and perform all acts and work necessary to protect,
maintain and preserve the improvements and landscaped areas on the Project, in the amount
of the expenditure arising from such acts and work of protection, maintenance, and
preservation by City and/or reasonable costs of such cure, including a fifteen percent (15%)
administrative charge, which amount shall be promptly paid by Developer to City upon
demand.
(c) Removal of Personal Property. During the Term of Agreement,
Developer shall not cause or permit the removal from the Project of any items of
Developer's personal property (other than tools and equipment used in the operation of the
Project) unless (i) no Event of Default remains uncured and (ii) Developer promptly
substitutes and installs on the Project other items of equal or greater value in the operation
of the Project, all of which shall be free of liens and shall be subject to the liens of the Deed
of Trust and the Financing Statement and executes and delivers to City all documents
required by City in connection with the attachment of such liens to such items. Developer
shall keep detailed records of such removal and shall make such records available to City
upon written request from time to time.
7.6. Obligation to Refrain from Discrimination. Developer covenants and
agrees for itself, its successors, its assigns and every successor in interest to the Property
or any part thereof, that there shall be no discrimination against or segregation of any
person or group ofpersons on account of race, color, creed, religion, sex, mental orphysical
disability, marital status, ancestry or national origin in the sale, lease, sublease, transfer,
use, occupancy, tenure or enjoyment of the Property nor shall Developer itself or any
person claiming under or through him establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants, sublessees or vendees of the Property. The
foregoing covenants shall run with the land and shall remain in effect for the term of the
Agreement.
7.7. Loss of Project -Based Voucher Subsidy. It is anticipated that during the
Tern of Agreement the Project will maintain not less than 26 Project -Based Voucher
("PBV") Restricted Units ("PBV Restricted Units"), supported by Project -Based Section
8 rental subsidy payments (the "Rental Subsidy"). If, during the Tenn of Agreement, there
is a reduction, termination or nonrenewal of the Rental Subsidy through no fault of
Developer, such that the Rental Subsidy shown on the Project Budget is no longer available
(or available in a lesser amount), Developer may request approval of the City (a) to allow
households with adjusted incomes that do not exceed sixty percent (60%) of AMI, adjusted
for actual household size, to occupy the extremely -low income units (i.e., a unit previously
restricted to households with adjusted incomes that do not exceed 30% of AMI), and (b)
to increase the rent on one or more of the PBV Restricted Units, to rents that are affordable
to households with an adjusted income that does not exceed sixty percent (60%) of AMI,
adjusted for household size appropriate for the PBV Restricted Unit.
The rent increase is subject to the following requirements: (a) concurrently with the
request, Developer shall provide the City with evidence of the anticipated reduction,
tennination, or nonrenewal of the Rental Subsidy, (b) a Management Plan (as defined in
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Westview House
City HOME Loan Agreement
Section 6.1(d) of this Agreement) for the Project for the City's approval pursuant to
Sections 6.1(d) and Exhibit F of this Agreement, showing the impact of the loss or
reduction of the Rental Subsidy, (c) a proposed operating budget reflecting the rent
increases (the "Operating Budget"), and (d) a description of efforts to obtain alternate
sources of rent. The number of PBV Restricted Units subject to the rent increase and the
amount of the proposed increase may not be greater than the number or amount required
to ensure that the Project generates sufficient income to cover its operating costs, required
deposits to replacement reserves, and debt service on approved financing as shown on the
Operating Budget, and as is necessary to maintain the financial stability of the Project. In
addition, upon a reduction, termination or nonrenewal of the Rental Subsidy as described
above, Developer hereby agrees to the following:
(a) Developer shall use good faith commercially reasonable efforts to
obtain alternative sources of rental subsidies and shall provide the City with annual
progress reports on efforts to obtain alternative sources of rental subsidies that would allow
the rents to be reduced. Upon receipt of any alternative rental subsidies, Developer shall
reduce the rents back to the original restrictions to the extent that the alternative rental
subsidies provide sufficient income to cover the operating costs, required replacement
reserves and debt service of the Project as shown on the Operating Budget.
(b) Developer shall provide tenants in the PBV Restricted Units with
notice of any rent increase pursuant to this Section 7.7, and shall notify the tenant that if
they have received a tenant -based voucher from the Housing Authority of the City of Santa
Ana they may use the tenant -based voucher for their Restricted Unit.
(c) All rent increases for the PBV Restricted Units are subject to City
approval pursuant to the terms of this Section 7.7. No later than sixty (60) days prior to
the proposed implementation of any rent increase, Developer shall submit to the City a
schedule of any proposed increase in the rent. The City will disapprove a rent increase if
it does not comply with the restrictions set forth in this Section 7.7. Notwithstanding the
foregoing, rent increases for the PBV Restricted Units shall be subject to review and
approval of the City.
Developer shall give tenants of all PBV Restricted Units written notice at least sixty (60)
days prior to any rent increase.
7.8. CHDO Provisions. The sole managing member of the Managing General
Partner shall maintain CHDO (Community Housing Development Organization) status for
the term of this Agreement and the Affordability Restrictions on Transfer of Property in
accordance with 24 CFR 92. Developer agrees to provide information as may be requested
by the City to document its continued compliance, including but not limited to an annual
board roster and certification of continued compliance.
Any funds advanced as CHDO pre -development funds must be in compliance with 24 CFR
92.301, and are forgivable only under the terms in 24 CFR 92.301. Any funds advanced to
Developer as CHDO Operating Expenses must be expended in compliance with 24 CFR
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Westview House
City HOME Loan Agreement
92.208. Any funds that Developer is permitted to retain as CHDO proceeds from this Project
shall be used in compliance with 24 CFR 92.300(a)(2) or as specified in this Agreement.
Developer will create and follow a tenant participation plan, as required in 24 CFR 92.303.
The provisions of this Section 7.8 shall not apply in the event of a foreclosure of the Property
or transfer in lieu of foreclosure. hi the event of a foreclosure, or acceptance of a deed in lieu
of foreclosure, Senior Lender will use commercially reasonable efforts to accept bids for the
Property from a qualified CHDO; provided, however, that in no event shall Senior Lender be
obligated to select a qualified CHDO to be the purchaser of the Property unless, among other
criteria used in Senior Lender's reasonable discretion, such qualified CHDO has offered the
highest purchase price among the bidders.
Section 8. RESERVED.
Section 9. GENERAL PROVISIONS AND WARRANTIES
9.1. As a material inducement to City to enter into this Agreement, Developer
represents and warrants as follows, which representations and warranties are made solely
by Developer and not by or on behalf of any partner of Developer: Formation, Qualification
and Compliance. Westview Mercy House CHDO LLC, the managing general partner of
Developer: (a) is a limited liability company, validly existing and in good standing under
the laws of the State of California; (b) has all requisite authority to conduct its business and
own and lease its properties; and, (c) is qualified and in good standing in every jurisdiction
in which the nature of its business makes qualification necessary or where failure to qualify
could have a material adverse effect on its financial condition or the performance of its
obligations under the Loan Documents. Developer is in compliance with all laws
applicable to its business and has obtained all approvals, licenses, exemptions and other
authorizations from, and has accomplished all filings, registrations and qualifications with,
any Governmental Authority that are necessary for the transaction of its business.
9.2. Execution and Performance of Loan Documents.
(a) Developer has all requisite authority to execute and perform its
obligations under the Loan Documents.
(b) The execution and delivery of Developer of, and the performance
by Developer of its obligations under, each Loan Document has been authorized by all
necessary action and does not and will not:
(i) require any consent or approval not heretofore obtained of
any person having any interest in Developer;
(ii) violate any provision of, or require any consent or approval
not heretofore obtained under, any articles of incorporation, by-laws or other governing
document applicable to Developer;
20
We tview House
City HOME Loan Agreement
(iii) result in or require the creation of any lien, claim, charge or
other right of others of any kind (other than under the City Loan Documents) on or with
respect to any property now or hereafter owned or leased by Developer;
(iv) violate any provision of any law presently in effect; or
(v) constitute a breach or default under, or pen -nit the
acceleration of obligations owed under, any contract, loan agreement, lease or other
agreement or document to which Developer is a party or by which Developer or any of its
property is bound.
(c) Developer is not in default, in any respect that is materially adverse
to the interests of City under the Loan Documents or that would have any material adverse
effect on the financial condition of Developer or the conduct of its business, under any law,
contract, lease or other agreement or docurent described in subsection (b).
(d) No approval, license, exemption or other authorization from, or
filing, registration or qualification with, any Governmental Authority is required which has
not been previously obtained in cormecfion with:
(i) the execution of Developer of, and the performance by
Developer of its obligations under, the Loan Documents; and
(ii) the creation of the liens described in the Loan Documents.
9.3. Financial and Other Information. To the best of Developer's knowledge,
all financial information furnished to City with respect to Developer in connection with the
City/HOME Loan (a) is complete and correct in all material respects as of the date of
preparation thereof, (b) accurately presents the financial condition of Developer, and (c)
has been prepared in accordance with generally accepted accounting principles consistently
applied or in accordance with such other principles or methods as are reasonably acceptable
to City. To the best of Developer's knowledge, all other documents and information
furnished to City with respect to Developer, in connection with the City/HOME Loan, are
correct and complete in all material respects insofar as completeness is necessary to give
the City accurate knowledge of the subject matter. To the best of Developer's knowledge
Developer has no material liability or contingent liability not disclosed to City in writing
and there is no material lien, claim, charge or other right of others of any kinds (including
liens or retained security titles of conditional vendors) on any property of Developer not
disclosed in such financial statements or otherwise disclosed to City in writing.
9.4. No Material Adverse Change. There has been no material adverse change
in the condition, financial or otherwise, of Developer since the dates of the latest financial
statements furnished to City. Since those dates, Developer has not entered into any
material transaction not disclosed in such financial statements or otherwise disclosed to
City in writing.
9.5. Tax Liability. Developer has filed all required federal, state and local tax
returns and has paid all taxes (including interest and penalties, but subject to lawful
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Wmtvicw House
City HOME Loan Agreement
extensions disclosed to City in writing) other than taxes being promptly and actively
contested in good faith and by appropriate proceedings. Developer is maintaining adequate
reserves for tax liabilities (including contested liabilities) in accordance with generally
accepted accounting principles or in accordance with such other principles or methods as
are reasonably acceptable to City.
9.6. Governmental Requirements. To the best of Developer's knowledge,
Developer is in compliance with all laws relating to the Property and all Governmental
Authority approvals, including zoning, land use, planning requirements, and requirements
arising from or relating to the adoption or amendment of, any applicable general plan,
subdivision and parcel map requirement; environmental requirements, including the
requirements of the California Environmental Quality Act and the National Environmental
Policy Act and the preparation and approval of all required environmental impact
statements and reports; use, occupancy and building permit requirements; and public
utilities requirements.
9.7. Rights of Others. Developer is in compliance with all covenants,
conditions, restrictions, easements, rights of way and other rights of third parties relating
to the Property.
9.8. Litigation. There are no material actions or proceedings pending or, to the
best of the Developer's knowledge, threatened against or affecting Developer or any
property of Developer before any Governmental Authority, except as disclosed to City in
writing prior to the execution of this Agreement.
9.9. Bankruptcy. To the best of Developer's knowledge, no attachments,
execution proceedings, assignments for the benefit of creditors, insolvency, bankruptcy,
reorganization or other proceedings are pending or threatened against Developer, nor are
any of such proceedings contemplated by Developer.
9.10. Information Accurate. To the best of Developer's knowledge, all
information, regardless of its form, conveyed by Developer to City, by whatever means, is
accurate, correct and sufficiently complete to give City hue and accurate knowledge of its
subject matter, and does not contain any material misrepresentation or omission.
9.11. Conflicts of Interest. No member, official or employee of the City shall
have any personal interest, direct or indirect, in this Agreement, nor shall any such member,
official or employee participate in any decision relating to this Agreement which affects
his/her personal interests or the interests of any corporation, partnership or association in
which he/she has a direct or indirect financial interest. The Developer warrants that it
neither has paid nor given, nor will pay or give, any third party any money or other
consideration for obtaining this Agreement.
9.12. Nonliability of City Officials and Employees. No member, official or
employee of the City shall be personally liable to the Developer in the event of any default
or breach by the City or for any amount that may become due to Developer or on any
obligations under the terns of this Agreement.
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City HOME Loan Agreement
9.13. Transfers. Developer expressly acknowledges and agrees that the City has
only agreed to assist the Developer as a means by which to induce the
acquisition/construction/development of the Property. During the Term of Agreement,
except for a Permitted Transfer or except as otherwise permitted under the Loan
Documents, Developer shall not sell or otherwise transfer the Project or any portion
thereof, and none of the constituent general partners of Developer shall sell or otherwise
transfer their interests in Developer, and none of the constituent general partners in a
partnership that is a general partner in Developer shall sell or otherwise transfer their
interest in such partnership without first obtaining the approval of the City, which consent
the City may withhold or grant in the exercise of its reasonable and good faith discretion.
The City shall not approve any such transfer request if the Developer is in default under
any of the Loan Documents or the Management Plan. For purposes hereof, "Permitted
Transfer" shall mean:
(a) The granting of easements or licenses to any appropriate
govermlental agency or utility or permits to facilitate the development and/or operation of
the Property;
(b) A sale or transfer in connection with a foreclosure or deed in lieu of
foreclosure of any senior deed of trust so long as the City is given notice as provided in
Section 21.2 in order to exercise its remedies under Section 20.2;
(c) The lease of any individual residential unit in the Project;
(d) (i) A transfer of the Developer's interest in the Property by
foreclosure or deed in lieu of foreclosure to any bona fide third -party lender holding a lien
encumbering the Property (or its nominee); and, (ii) following a foreclosure or a transfer
of the Property by deed in lieu thereof, the first subsequent transfer to a third -party;
(e) A transfer of limited partnership interests in Developer; and
(f) The removal of the general partner of Developer as permitted
under Developer's Partnership Agreement.
9.1.4. Applicable Law. This Agreement shall be interpreted, governed and
enforced under federal and State of California laws.
9.15. Third Parties. This Agreement is made for the sole benefit of Developer
and the City and their successors and assigns, and no other person or persons shall have
any rights or remedies under or by reason of this Agreement or any right to the exercise of
any right or power of the City hereunder or arising from any default by Developer, nor
shall the City owe any duty whatsoever to any claimant for labor performed or materials
furnished in connection with the construction of the Property.
9.16. Control of Property. The parties acknowledge that the City has not at any
time participated in any manner in the management or operation of the Property, and will
not so participate at any time hereafter.
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Section 10. CONDITIONS FOR CONSTRUCTION
Developer shall comply with this Section until the Certificate of Completion is issued.
10.1. Permits and Approvals. Developer shall diligently obtain all permits,
including all building permits, licenses, approvals, exemptions and other authorizations of
Governmental Agencies required in connection with the construction of the Property.
10.2. Commencement and Completion of Construction. The construction
shall be considered complete for purposes of this Agreement only when: (a) all work
described has been completed and fully paid for; and, (b) all work requiring inspection or
certification by Governmental Authority has been completed and all requisite certificates,
approvals and other necessary authorizations for use of the Property as an affordable rental
housing development (including required final certificates of occupancy) have been
obtained.
10.3. RESERVED.
10.4. Entry and Inspection. At all times prior to completion of the construction,
upon reasonable notice, City and their agents shall have: (a) the right of free access to the
Property and all sites away from the Property where materials for the construction are
stored; (b) the right to inspect all labor performed and materials furnished for the
construction; and, (c) the right to inspect and copy all documents pertaining to the
construction.
10.5. Compliance with Section 3 Clause. Section 3 of the Housing and Urban
Development Act of 1968, 12 U.S.C. 1701u, as amended by Section 915 of the Housing
and Community Development Act of 1992, requires that economic opportunities generated
by HUD financial assistance for housing and community development programs be
targeted toward low- and very low- income persons. Whenever HUD assistance generates
opportunities for employment or contracting, state and local grantees, as well as other
recipients of HUD housing assistance funds must, to the greatest extent feasible, provide
these opportunities to low- and very low- income persons and to businesses owned by or
employing low- and very low- income persons. Section 3 applies to projects for which
HUD's share of project costs exceeds $200,000 and contracts and subcontracts awarded on
projects for which HUD's share or project costs exceeds $200,000 and the contract or
subcontract exceeds $100,000.
For purposes of this Section 3 Clause and compliance thereto, whenever the
word "contractor" is used it shall mean and include, as applicable, the Developer, and its
contractor and subcontractor(s), if any. The particular text to be utilized in any and all
contracts of any contractor doing work covered by Section 3 shall be in substantially the
form of the following, as reasonably determined by the City, or as directed by HUD or its
representative, and shall be executed by the applicable contractor under penalty of perjury:
(a) "The work to be performed under this contract is subject to the
requirements of Section 3 of the Housing and Urban Development Act of 1968, as
amended, 12 U.S.C. 170lu ("Section 3"). The purpose of Section 3 is to ensure that
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employment and other economic opportunities generated by HUD assistance or HUD -
assisted projects covered by Section 3, shall, to the greatest extent feasible, be directed to
low- and very low-income persons [inclusive of Very Low Income Persons, Very Low
Income Households, and Very Low Income Tenants served by the Project], particularly
persons who are recipients of HUD assistance for housing.
(b) The parties to this contract agree to comply with HUD's regulations
in 24 CFR part 135, which implement Section 3. As evidenced by their execution of this
contract, the parties to this contract certify that they are under no contractual or other
impediment that would prevent them from complying with the part 135 regulations.
(c) The contractor agrees to send to each labor organization or
representative of workers with which the contractor has a collective bargaining agreement
or other understanding, if any, a notice advising the labor organization or workers'
representative of the contractor's commitments under this Section 3 clause, and will post
copies of notices in conspicuous places at the work site where both employees and
applicants for training and employment positions can see the notice. The notice shall
describe the Section 3 preference, shall set forth minimum number of job titles subject to
lure, availability of apprenticeship and training positions, the qualifications for each; and
the name and location of person(s) taking applications for each of the position; and the
anticipated date the work shall begin.
(d) The contractor agrees to include this Section 3 clause in every
subcontract subject to compliance with regulations in 24 CFR part 135, and agrees to take
appropriate action, as provided in an applicable provision of the subcontract or in this
Section 3 clause, upon a finding that the subcontractor is in violation of the regulations in
24 CFR part 135. The contractor will not subcontract with any subcontractor where the
contractor has notice or knowledge that the subcontractor has been found in violation of
the regulations in 24 CFR part 135.
(e) The contractor will certify that any vacant employment positions,
including training positions, that are filled (a) after the contractor is selected but before the
contract is executed, and (b) with persons other than those to whore the regulations of 24
CFR part 135 require employment opportunities to be directed, were not filled to
circumvent the contractor's obligations under 24 CFR part 135.
(f) Noncompliance with HUD's regulations in 24 CFR part 135 may
result in sanctions, termination of this contract for default, and debarment or suspension
from future HUD assisted contracts."
After the foregoing Section 3 Clause, there shall be a signature block for the
contractor, as applicable, the following text shall be included immediately above the
signature block: "The contractor/provider by his/her signature affixed hereto declares
under penalty of perjury that contractor has read the requirements of the Section 3 Clause
and accepts all its requirements contained therein for all of his/her operations related to this
contract."
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City HOME Loan Agreement
To the extent applicable, the Developer shall comply and/or cause
compliance with Section 3 Clause requirements for the Project. For example, when and if
Developer or its contractors)/subcontractor(s) hire(s) full time employees, rather than
volunteer labor or materials, Section 3 is applicable and all disclosure and reporting
requirements apply.
10.6. Construction Information. From time to time during the course of the
construction, within ten (10) Business Days following City's written demand therefore,
Developer shall furnish requested reports of project costs, progress schedules and
contractors' costs breakdowns for the construction, itemized as to trade description and
item, showing the name of the contractor(s) and/or subcontractor(s), and including such
indirect costs as real estate taxes, legal and accounting fees, insurance, architects' and
engineers' fees, loan fees, interest during construction and contractors' overhead.
10.7. Protection Against Liens. Developer shall diligently file a valid Notice
of Completion upon completion of the construction, diligently file a notice of cessation in
the event of a cessation of labor on the construction for a period of thirty (30) days or more,
and take all actions reasonably required to prevent the assertion of claims of lien against
the Property. In the event that any claim of lien is asserted against the property or any stop
notice or claim is asserted against the City by any person furnishing labor or materials to
the Property, Developer shall immediately give written notice of the same to City and shall,
promptly and in any event within ten (10) Business Days after written demand therefor, (a)
pay and discharge the same, (b) effect the release thereof by delivering to City a surety
bond complying with the requirement of applicable laws for such release, or (c) take such
other action as City may reasonably require to release City from any obligation or liability
with respect to such stop notice or claim. Nothing in this Section 10.7 shall limit or prohibit
Developer's right to contest any claim of lien, stop notice or claim described herein in good
faith.
10.8. General Contractors who are Related Parties to the Developer. If the
Project is developed with general contractors who are Related Parties to the Developer, the
Developer must be audited to the subcontractor level by an outside auditing firm approved
by the City. The Developer shall pay for the audit to the subcontractor level by an outside
auditing firm.
Section 11. FEDERAL (HOME PROGRAM) COVENANTS
11.1. The Developer shall carry out the design, construction and operation of the
Project, and operate the Program, in conformity with all applicable laws, regulations, and
rules of govermnental agencies having jurisdiction, including without limitation and to the
extent applicable, the HOME Requirements and the legal requirements set forth in "Exhibit
G" attached to this Agreement and the statutes referenced therein. For purposes of this
paragraph, "HOME Requirements" mean the requirements of the HOME Investment
Partnership Act, as amended (42 U.S.C. § 12741, et seq.), and the implementing regulations
(24 C.F.R. § 92, et seq.), and the legal requirements summarized or referenced in Exhibit
G attached hereto and incorporated herein by this reference.
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City HOME Loan Agreement
11.1.5 CHDO. Mercy House CHDO, Inc., the sole member and manager of the
managing general partner of Developer, represents and warrants that it qualifies and is in
good standing as a Community Housing Development Organization under the HOME
Program. Developer hereby covenants and agrees to maintain such status throughout the
tern of this Agreement, and to provide the City with written documentation necessary to
demonstrate maintenance of said status on an annual basis.
11.2. Qualification as Affordable Housing. As more particularly provided in
the Affordability Restrictions on Transfer of Property, Developer shall use, manage and
operate the Property in accordance with the requirements of 24 CFR 92.252 so as to qualify
the housing on the Property as Affordable Housing with affordable rents.
11.3. Tenant and Participant Protection. Developer shall comply with the
requirements of 24 CFR 92.253.
11.4. Local Preference. Subject to compliance with the HOME Regulations and
applicable California and federal fair housing laws, and the requirements of Section 142(d)
and Section 42 of the Internal Revenue Code local preference for Santa Ana residents and
workers in tenant selection shall be a requirement of the Project. Subject to applicable laws
and regulations governing nondiscrimination and preferences in housing occupancy
required by Section 142(d) and Section 42 of the Internal Revenue Code, HUD or the State
of California, as well as the City of Santa Ana Affordable Housing Funds Policies and
Procedures, the Developer shall give preference in leasing units in the following order of
priority:
(a) First priority shall be given to persons who have been permanently
displaced or face permanent displacement from housing in Santa Ana as a result of any of
the following:
(i) A redevelopment project undertaken pursuant to
California's Community Redevelopment Law (Health & Safety Code Sections 33000, et
seq.) -- applicable only to projects funded by the Low and Moderate Income Housing Asset
Fund;
property owner; or
(ii) Ellis Act, owner -occupancy, or removal permit eviction;
(iii) Earthquake, fire, flood, or other natural disaster;
(iv) Cancellation of a Housing Choice Voucher HAP Contract by
(v) Governmental Action, such as Code Enforcement.
(b) Second priority shall be given to persons who are either:
G) Residents of Santa Ana; and/or
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City HOME Loan Agreement
(ii) Working in Santa Ana at least 32 hours per week for at least
the last 6 months.
11.5. Handicapped Accessibility. Developer shall comply with: (a) Section 504
of the Rehabilitation Act of 1973, and implementing regulations at 24 CFR 8C governing
accessibility of projects assisted under the HOME Program; and, (b) the Americans with
Disabilities Act of 1990, and implementing regulations at 28 CFR 35-36, in order to
provide handicapped accessibility to the extent readily achievable.
11.6. Use of Debarred. Suspended, or Ineligible Participants. Developer shall
comply with the provisions of 24 CFR 24 relating to the employment, engagement of
services, awarding of contracts, or funding of any contractor or subcontractor during any
period of debarment, suspension, or placement in ineligibility status.
11.7. Maintenance of Drug -Free Workplace. Developer shall certify that
Developer will provide a drug -free workplace in accordance with 24 CFR 84.13.
11.8. Lead -Based Paint. Developer shall comply with the requirements of the
Lead -Based Paint Poisoning Prevention Act (42 U.S.C. 4821-4846) and implementing
regulations at 24 CFR 35, as applicable.
11.9. Affirmative Marketing. Developer shall implement and perforn such
affinnative marketing procedures and requirements for the Property (24 CFR 92.351) in
compliance with the City's adopted Program.
11.10. Equal Opportunity and Fair Housing. Developer shall carry out the
construction and perform its obligations under this Agreement in compliance with all of
the state and federal laws and regulations regarding equal opportunity and fair housing
described in 24 CFR 92.350.
11.11. Property Standards. Developer shall cause the Property to meet the
housing quality standards set forth in 24 CFR 882.109, as well as all applicable local, state
and federal codes and ordinances, including zoning ordinances. Developer shall also cause
the Property to meet the current edition of the Model. Energy Code published by the Council
of American Building Officials.
11.12. Displacement and Relocation. Developer acknowledges and agrees that,
pursuant to 24 CFR 92.253 and consistent with the other goals and objectives of this part,
City must ensure that it has taken all reasonable steps to minimize the displacement of
persons as a result of the Project. Furthermore, to the extent feasible, any existing
residential tenants must be provided a reasonable opportunity to lease and occupy a
suitable, decent, safe, sanitary and affordable dwelling unit on the Property upon
completion of the construction. Developer agrees to cooperate fully and completely with
City in meeting the requirements of 24 CFR 92.253 and shall take all actions and measures
reasonably required by the Executive Director in connection therewith. All applicable state
guidelines must also be followed.
(a) Developer acknowledges and agrees that if the Project requires
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City HOME Loan Agreement
temporary or permanent relocation of existing residential or commercial tenants it will hire
a Relocation Consultant to provide relocation services, pursuant to the Uniform Relocation
Act and Real Property Acquisition Policies Act of 1970 ("URA") and 24 CPR 92.253.
(b) If a Relocation Consultant is required to be retained pursuant to
Section 11.12(a), the City, Developer, and Relocation Consultant will meet periodically
during the relocation to provide updates and review tenant files, including at Project
approval and prior to final benefit calculations. The Developer and Relocation Consultant
shall carry out activity in compliance with URA and the City's Acquisition and Relocation
Policy and Procedures Manual ("Manual").
(c) If a Relocation Consultant is required to be retained pursuant to
Section 11.12(a), the Developer and Relocation Consultant shall maintain accurate records
and files pertaining to the temporary and permanent relocation of tenants, in accordance
with URA and the City's Manual.
(d) If a Relocation Consultant is required to be retained pursuant to
Section 11.12(a), the Developer and Relocation Consultant shall provide all relocation and
tenant files to the City once relocation is complete at the Project.
(e) Developer Responsible for Administration of Relocation
Developer acknowledges that former tenants and occupants of the Property may be eligible
for advisory assistance, monetary payments, and other benefits under the Relocation Laws.
Developer shall be fully responsible for administering determinations of eligibility, the
extent of advisory assistance, and the scope and amount of benefits and monetary payments
pursuant to the applicable Relocation Laws, subject to the right, but not obligation, to
oversee Relocation by the City. Developer shall cause to be provided and shall pay
Relocation assistance and benefits, if any, in accordance with and to the extent required by
applicable Relocation Laws to each eligible tenant/occupant that is required to vacate the
Property as a result of implementation of the Project. The City's rights are limited to
determining compliance with Relocation Laws. Developer is and shall remain solely
responsible to pay all out-of-pocket costs for direct payments, if any, to eligible person(s),
household(s) and business(es) for Relocation assistance and benefits due and paid and for
any other costs incurred related to Relocation, including a Relocation consultant, and any
and all costs or fees incurred therefor.
(f) Indemnification by Developer Relating to Relocation. Developer
hereby covenants and agrees to indemnify, save, protect, hold harmless, pay for, and defend
the Indemnitees from and against any and all liabilities, suits, actions, claims, demands,
penalties, damages (including without limitation penalties, fines, and monetary sanctions),
losses, costs, or expenses, including without limitation consultants' and attorneys' fees, or
relocation benefits claimed or payable under the Relocation Laws (for purposes of this
Section 11.12, the foregoing shall be referred to as "Liabilities") which may now or in the
future be incurred or suffered by Indemnitees by reason of, or resulting, in full or in part,
or in any respect whatsoever from the Relocation of residents of the current site pursuant
to or resulting from the implementation of this Agreement, except to the extent arising out
of the gross negligence or willful misconduct of any of the Indemnitees or a breach by the
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City HOME Loan Agreement
City of any representation, warranty or covenant contained in this Agreement. At the
request of Developer, the City shall cooperate with and assist Developer in its defense of
any such claim, action, suit, proceeding, loss, cost, damage, City liability, deficiency, fine,
penalty, punitive damage, or expense; provided that City shall not be obligated to incur any
expense in connection with such cooperation or assistance.
(g) Release. Developer, on behalf of itself and its affiliates, and any and
all successors and assigns hereby fully and finally releases the Indemnitees from any and
all manner of actions, causes of action, suits, obligations, liabilities, judgments, executions,
debts, claims and demands of every kind and nature whatsoever, known and unknown,
which Developer and any of its affiliates, successors or assigns may now have or hereafter
obtain against the Indernitees by reason of, arising out of, relating to, or resulting from in
full or in part, the election of Developer to proceed with the Project pursuant to this
Agreement except to the extent arising out of the gross negligence or willful misconduct
of any of the Indemnitees or a breach by the City of any representation, warranty or
covenant contained in this Agreement (collectively, "Claims"), which release shall include
but not be limited to any Claims for Relocation assistance or benefits under federal, state,
local, or any other applicable laws or Governmental Requirements, except to the extent
arising out of the gross negligence or willful misconduct of any of the Indemnitees or a
breach by the City of any representation, warranty or covenant contained in this
Agreement. The parties agree that, with respect to the release of Claims as set forth above,
all rights under Section 1542 of the California Civil Code and any similar law of any state
or territory of the United States are expressly waived. Section 1542 reads as follows:
"A general release does not extend to claims that the creditor or releasing party
does not know or suspect to exist in his or her favor at the time of executing the
release and that, if known by him or her, would have materially affected his or her
settlement with the debtor or released party."
11.13. Other Program Requirements. Developer shall carry out each activity in
compliance with all federal laws and regulations described in subpart H of 24 CFR 92,
except that Developer does not assume City's responsibilities for environmental review in
24 CFR 92.352 or the intergovenumental review process in 24 CFR 92.359.
11.14. Request for Disbursements of Funds. Notwithstanding anything
contained in this Agreement to the contrary, Developer may not request disbursements of
funds under this Agreement until the funds are needed for payment of eligible costs (such
funds shall be used solely towards the acquisition and construction of the Property). The
amount of each request shall be limited to the amount needed.
11.15. Eligible Costs. Developer shall use HOME Funds to pay costs defined as
"eligible costs" pursuant to 24 CFR 92.206.
11.16. Records and Reports. Developer shall maintain and from time to time
submit to City such records, reports and information as the Executive Director may
reasonably require in order to permit City to meet the record keeping and reporting
requirements required of it pursuant to 24 CFR 92.508.
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City HOME Loan Agreement
11.17. Uniform Administrative Requirements, Cost Principles, and Audit
Requirements for Federal Awards. Developer shall comply with the requirements and
standards of 2 CFR 200.
11.18. Conflict of Interest. Developer shall comply with and be bound by the
conflict of interest provisions set forth at 24 CFR 570.611, as well as state regulations
pertaining to conflict of interest.
11.19. Monitoring. Developer shall allow the City to conduct periodic inspections
of the HOME assisted units on the Property as required by the Program after the date of
construction completion, with reasonable advance written notice. Developer shall cure any
defects or deficiencies found by the City while conducting such inspections within two
weeks of written notice thereof, or such longer period as is reasonable within the sole
discretion of the City.
Not less than once per year, the City shall review Developer's activities and operations
under the Agreement and Developer's compliance with the HOME Requirements. Such
review may include an on -site inspection of the Project units (including unit interiors). If
such an on -site inspection of the Project units is to be undertaken, the City shall coordinate
such inspection with Developer. The monitoring required pursuant to this paragraph shall
be in compliance with the requirements of 24 C.F.R. § 92.504.
11.20. Recertification of Tenant Income.
(a) Developer shall take all necessary steps to review the income of all
tenants prior to renting to there, as well as reviewing current tenants on an annual basis, in
accordance with HOME regulations and guidelines. Every fifth (5th) year, Developer shall
require new original income documents to be submitted by tenants. Tenants in HOME
assisted units whose incomes no longer comply with federal income guidelines shall have
their rents adjusted in accordance with federal HOME guidelines (24 CFR 92.252-92.253).
(b) HOME assisted units continue to qualify as affordable housing
despite a temporary non-compliance caused by increases in the incomes of existing tenants
if actions satisfactory to HUD are being taken to enstu'e that all vacancies are filled in
accordance with this section (24 CFR 92.252-92.253) until the non-compliance is
corrected.
11.21. Other HOME Program Requirements. Developer shall comply with all
other applicable requirements of the HOME Program.
11.22. Controlling Covenants. If there is a discrepancy between State of
California and Federal law with regard to any of the aforementioned covenants, the more
stringent shall apply.
11.23. Faith Based Activities. To the extent applicable to the Project, in
accordance with 24 CFR 92.257, Developer will comply with the restrictions on the use of
HOME funds for faith based activities as set forth in Section 92.257.
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Section 12. MAINTENANCE, MANAGEMENT, OPERATION,
PRESERVATION AND REPAIR OF PROPERTY
12.1. Maintenance. Developer shall maintain the Property (and all abutting
grounds, sidewalks, roads, parking and landscape areas which Developer is otherwise
required to maintain) in good condition and repair; shall operate the Property in a
businesslike manner; shall prudently preserve and protect its own as well as the City's
interests in connection with the Property; shall not commit or permit any waste or
deterioration of the Property (except for normal wear and tear); shall not abandon any
portion of the Property or leave the Property unguarded or unprotected; and shall not
othet wise act, or fail to act, in such a way as to unreasonably increase the risk of any
damage to the Property or of any other impairment of City's interests under the Loan
Documents. Without limiting the generality of the foregoing, and except as otherwise
agreed by City in writing from time to time, Developer shall promptly and faithfully
perform and observe each of the following provisions:
12.2. Alterations and Repair. Developer shall not remove, demolish or
materially alter any Improvement without City's prior consent, except to make non-
structural repairs that preserve or increase the Property's value, and shall promptly restore,
in a good and professional manner, any Improvement (or other aspect or portion of the
Property) that is damaged or destroyed from any cause.
12.3. Compliance. Developer shall comply with all laws and requirements of
Governmental Authority (including, without limitation, all requirements relating to the
obtaining of Governmental Authority approvals), all Governmental Authority approvals
and all rights of third parties, relating to Developer, the Property or Developer's business
thereon.
12.4. Taxes and Impositions. Developer shall pay, prior to delinquency, all of
the following (collectively, the "Impositions"): (a) all general and special real property
taxes and assessments imposed on the Property; (b) all other taxes and assessments and
charges of every kind that are assessed upon the Property (or upon the owner and/or
operator of the Property) and that create or may create a lien upon the Property (or upon
any personal property or fixtures used in connection with the Property), including, without
limitation, non-goverrnnental levies and assessments pursuant to applicable covenants,
conditions or restrictions; and (c) all license fees, taxes and assessments imposed on City
(other than City's income or franchise taxes) which are measured by or based upon (in
whole or in part) the amount of the obligations secured by the Property. If permitted by
law, Developer may pay any Imposition in installments (together with any accrued
interest).
12.5. Right to Contest. Developer shall not be required to pay any Imposition
so long as: (a) its validity is being actively contested in good faith and by appropriate
proceedings; (b) Developer has demonstrated to City's reasonable satisfaction that leaving
such Imposition unpaid pending the outcome of such proceedings could not result in
conveyance of the Property in satisfaction of such Imposition or otherwise impair City's
interests under the Loan Documents; and, (c) Developer has furnished City with a bond or
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other security satisfactory in an amount not less than 100% of the applicable claim
(including interest and penalties).
12.6. Evidence of Payment. Upon demand by City from time to time, Developer
shall deliver to City, within thirty (30) days following the due date of any Impositionn,
evidence of payment reasonably satisfactory to City.
12.7. Books, Records and Annual Statement. Developer shall maintain
complete books of account and other records reflecting the construction and operation of
the Project in accordance with generally accepted accounting principles applied on a
consistent basis. During the Tenn of Agreement, the amount of the Residual Receipts shall
be determined on the basis of an annual audited financial statement ("Annual Statement"),
for the preceding year, beginning with the first year of operation of all or any part of the
Project, prepared at the Developer's expense by an independent certified public account
firm acceptable to the City. Such Annual Statement shall be prepared based on the
guidelines, and taking into account the infornation, set forth on Exhibit C, attached hereto
and incorporated herein. During the Tenn of Agreement, the Developer shall submit the
Annual Statement and any payment to the City not later than one hundred twenty (120)
days after closing of the Developer's previous year's books. The first Annual Statement
submitted by the Developer for the City/HOME Loan shall include the period from the
Completion of Construction to the close of that year's books. The City shall review and
approve such statement (such approval not to be unreasonably withheld or delayed), or
request revisions, within ninety (90) days after receipt. In the event that Developer's
calculation of Residual Receipts is found to be incorrect as a result of a City review, and
has underreported, Developer shall pay to the City the fall amount of additional amounts
owed within thirty (30) days of notice of such error. The terms of this subsection shall not
be the exclusive method by which the City may review Residual Receipts payments by the
Developer. In the event the discovery occurs at any time subsequent to the ninety (90) day
period for that year's books, Developer shall pay to the City the full amount of such
additional amounts owed within thirty (30) days after the error is discovered.
Notwithstanding the foregoing, no previous action or inaction by the City shall prohibit the
City from requesting repayment of any unpaid, owed amounts of Residual Receipts at any
time during the term of this Agreement or thereafter. The Developer shall pay to the City
the full amount of such additional amounts owed within thirty (30) days of notice of such
errors for periods prior to the previous year.
12.8. Project Operating Account. Developer shall establish an interest bearing
account to be known as the Operating Reserve Account. Within sixty (60) months after
the Conversion Date, Developer shall deposit an amount into the Operating Reserve
Account sufficient to pay three (3) months of operating expenses and three (3) months of
mandatory debt service payments ("Target Balance").
Funds shall be invested subject to the prior written approval of the City, and any
earnings shall become and remain a part of the Operating Reserve. Funds may be drawn
only when revenue is insufficient to pay operating expenses and may be used as permitted
under Borrower's Partnership Agreement. At the time of any withdrawals from the
Operating Reserve Account, written notice shall be provided to the City which provides a
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City HOME Loan Agmement
detailed narrative of the nature of the operating deficits that are being cured, including all
necessary amounts to cure them.
If the balance in the Operating Reserve Account falls below the amount required to
pay three (3) months of operating expenses and three (3) months of mandatory debt service
payments, then Developer shall apply Residual Receipts, when and if available, or other
funds, to the replenishment of Operating Reserves until the Target Balance is achieved.
12.9. Replacement Reserve Account. At or before the Conversion Date,
Developer shall establish an interest bearing account to be known as the Replacement
Reserve Account. Annually prior to March 31 of each year, Developer shall deposit into
the Replacement Reserve Account an amount equal to a minimum of two hundred fifty
dollars ($250) per unit but shall not exceed five hundred dollars ($500) per unit, which
amounts may increase by 3% annually, or such higher amount as may be required by the
Tax Credit Investor or Senior Lender and approved by City; provided, however, that City
acknowledges that the Tax Credit Investor and/or Senior Lender will require an annual
deposit of funds into the Replacement Reserve Account for all units, and City hereby
approves such requirement and agrees that any replacement reserve established by
Developer and held by the Tax Credit Investor and/or Senior Lender shall satisfy the
requirements of this Section 12.9. The funds in the Replacement Reserve Account shall
be held in an interest bearing account , subject to the prior written approval of the City, and
any earnings shall become and remain a part of the Replacement Reserve. The Developer
shall not draw funds from the Replacement Reserve Account without the prior written
approval of the City.
Funds may only be drawn from the Replacement Reserve Account to replace or
maintain Project assets that have a useful life of more than one (1) year in accordance with
Generally Accepted Accounting Principles ("GAAP"), and have been or will be
depreciated on the Partnership Tax Return, Form 1040P, filed with the Internal Revenue
Service by the Developer's accountant.
In the event of a failure by the Developer to adequately maintain the Project, or pay
operating expenses, mandatory debt service payments, or other payments required under
the Loan Documents or Senior Loan Documents, or during the continuance of an event of
default by Developer under the Loan Documents or Senior Loan Documents that would
provide for the acceleration of the City/HOME Loan or Senior Loan, then the City may,
after delivery of notice to Developer and the expiration of any applicable cure periods and
subject to the rights of any Senior Lender, apply the funds in the Replacement Reserve
Account to the City/HOME Loan, the Senior Loan, or use such funds for the maintenance,
improvement, or continued operation of the Project.
Section 13. NONDISCRIMINATION COVENANTS
13.1. Obligation to Refrain from Discrimination. Developer covenants and
agrees that:
(a) In Use of Property. There shall be no discrimination against or
segregation of any person, or group of persons, on account of race, color, creed, religion,
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sex, mental or physical disability, marital status, national origin, or ancestry in the sale,
lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property, nor shall
Developer or any person claiming under or through it, establish or permit any such practice
or practices of discrimination or segregation with reference to the selection, location,
number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendors of the
Property.
(b) In Affordable Housing Restrictions. The foregoing covenant shall:
(a) be included in the Affordability Restrictions on Transfer of Property; (b) run with the
land; and, (c) remain effective for the terns of the Agreement.
(c) In Emnloyment. In construction of the Property, Developer shall
not discriminate against any employee or applicant because of race, color, creed, religion,
sex, marital status, mental or physical disability, national origin, or ancestry. Developer
shall take affirmative action to ensure that applicants are employed, and that employees are
treated during employment, without regard to their race, color, creed, religion, sex, marital
status, national origin, or ancestry.
(d) In all Contracts. Developer shall cause the foregoing covenants to
be inserted in all contracts for any work covered by this Agreement so that such provisions
will be binding upon each contractor and subcontractor for the benefit of City, provided
that the foregoing covenant shall not apply to contracts or subcontracts for standard
commercial supplies or raw materials.
Section 14. ENVIRONMENTAL MATTERS
14.1. Representation and Warranty. Except as disclosed in writing to the City
including the environmental site assessments prepared on behalf of Developer and
delivered to the City, Developer has no knowledge: (a) of the presence on, under or about
the Property, now or in the past, of any Hazardous Materials in violation of applicable law,
or of the transportation to or from the Property of any Hazardous Materials; (b) that
asbestos or polychlorinated biphenyls (PCBs) are contained in or stored on the Property;
or, (c) that there are any underground storage tanks located in, on or under the Property.
14.2. Compliance with Environmental Laws. Developer shall: (a) comply with
all environmental laws and environmental permits applicable to the Construction of the
Property; (b) immediately pay or cause to be paid all costs and expenses incurred by reason
of such compliance; (c) keep the Property free and clear of any environmental claims or
liens imposed pursuant to any environmental law; and, (d) obtain and renew all
environmental permits required for ownership or use of the Property.
14.3. Presence of Hazardous Materials. Developer shall not, and shall not
permit anyone else to, generate, use, treat, store, handle, release, or dispose of Hazardous
Materials on the Property, or transport or permit the transportation of Hazardous Materials
to or from the Property except for de minimis quantities used at the Property in compliance
with all applicable environmental laws and required in connection with the routine
construction, operation and maintenance of the Property.
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14.4. Notice of Environmental Matters. Developer shall immediately advise
City in writing of any of the following: (a) any pending or threatened environmental claim
against Developer or the Property; (b) any condition or occurrence that: (i) results in
noncompliance with any applicable environmental law; (ii) could reasonably be anticipated
to cause the Property to be subject to any restrictions on the ownership, occupancy, use or
transferability of the Property under any environmental law; or, (iii) could reasonably be
anticipated to form the basis of an environmental claim against the Property or Developer.
14.5. Environmental Indemnification by the Developer. Developer agrees to
defend, inderanify and hold harmless the City and their respective officers, directors,
employees and agents (collectively the "Indemnitees") from and against any and all
obligations (including removal and remediation), losses, claims (including third party
claims), suits, judgments, liabilities, penalties, damages (including consequential and
punitive damages), costs and expenses (including consultants, and attorneys' fees) of
whatever kind or nature whatsoever that may at any time be incurred by, imposed on, or
asserted against the Indemnitees directly or indirectly based on, or arising or resulting from
the actual or alleged presence of Hazardous Materials on the Property other than arising
from the gross negligence, willful misconduct and/or illegal actions of any Indemnitee.
Section 15. OTHER AFFIRMATIVE COVENANTS
While any obligation of Developer under the City/HOME Loan Note or Deed of
Trust remain outstanding, the following provisions shall apply, except to the extent that the
Executive Director otherwise consents in writing:
15.1. Existence. Developer's Managing General Partner shall maintain its
existence in good standing under the laws of the State of California, and Developer shall
provide documentation of such status annually to the City.
15.2. Protection of Lien. Developer shall maintain the lien of the City Deed of
Trust as a valid second priority deed of trust on the Property and take all actions, and
execute and deliver to City all documents, reasonably required by City from time to time
in connection therewith.
15.3. Notice of Certain Matters. Developer shall give notice to City, within ten
(10) days of Developer's learning thereof, of each of the following:
(a) any filed litigation or claim affecting or relating to the Property and
involving an amount in excess of $25,000; and any litigation or claim that might subject
Developer or any general partner of Developer to liability in excess of $50,000, whether
covered by insurance or not;
(b) any material dispute between Developer and a Governmental
Authority relating to the Property, the adverse determination of which would reasonably
be expected to have a material adverse effect on the Property;
(c) any change in Developer's principal place of business;
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(d) any aspect of the Improvements that is not in substantial conformity
with the plans or code;
(e) any Event of Default or event which, with the giving of notice or the
passage of time or both, would constitute an Event of Default;
(f) any material default by Developer or any other party under any
Senior Loan document, or the receipt by Developer of any notice of default under any
Senior Loan document;
(g) the creation or imposition of any mechanics' or materialmans' lien
or other lien against the Property which might materially affect the Property; and/or
(h) any material adverse change in the financial condition of
Developer.
15.4. Further Assurances. Developer shall execute and acknowledge (or cause
to be executed and acknowledged) and deliver to City all documents, and take all actions,
reasonably required by City from time to time to confirm the rights created or now or
hereafter intended to be created under the Loan Documents; to protect and further the
validity, priority and enforceability of the City Deed of Trust; to subject to the Deed of
Trust any property intended by the terms of any Loan Document(s) to be covered by the
City Deed of Trust or otherwise to carry out the purposes of the Loan Documents and the
transactions contemplated thereunder. Notwithstanding anything to the contrary set forth
herein, the Developer shall have no obligation to execute any document, or take any action,
which would: (i) change a material term of any Loan Document; (ii) change or impair any
material right of Developer; and/or, (iii) increase the liability of Developer or any partner
thereof.
15.5. Annual Financial Statements. Developer shall deliver to City, within one
hundred twenty (120) days after the end of each Calendar Year following issuance of a
Certificate of Completion: (a) a certified public accountant reviewed balance sheet for
Developer as of the end of such Calendar Year and a certified public accountant reviewed
statement of profit and loss for Developer and for Developer's operations in connection
with the Property for such Calendar Year, together with all supporting schedules; (b) a
certificate of such certified public accountant that such documents were reviewed by such
certified public accountant in accordance with generally accepted accounting principles
and otherwise comply with generally accepted accounting principles review requirements;
and, (c) a certificate of Developer's Managing General Partner that such documents: (i)
were prepared in accordance with generally accepted accounting principles applied on a
consistent basis or in accordance with such other principles or methods as are reasonably
acceptable to City; (ii) fairly present Developer's financial condition; (iii) show all material
liabilities, direct and contingent; and, (iv) fairly present the results of Developer's
operations. Developer shall also provide the City with any other annual audit reports
issued by other monitoring agencies upon written request.
15.6. Audits and Access to Records. Developer agrees that City, the U.S.
Department of Housing and Urban Development, the Comptroller General of the United
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States or any of their authorized representatives shall have the right of access, upon
reasonable notice, to any books, documents, papers, or other records of Developer that are
pertinent to this Agreement in order to make audits, examinations, abstracts, excerpts or
transcripts. Developer will maintain all books and records pertaining to this Agreement for
a period of not less than five (5) years after all matters pertaining to this Agreement (i.e.,
audit, disputes or litigation) are resolved in accordance with applicable federal or state
laws, regulations or policies, and when a period of affordability or recapture applies to
Developer's activities, for a period of not less than five (5) years after the Affordability
Period ends.
Section 16. OTHER NEGATIVE COVENANTS
While any obligation of Developer under the City/HOME Loan Note or
City/HOME Loan Deed of Trust remain outstanding, the following provisions shall apply,
except to the extent that the Executive Director otherwise consents in writing:
16.1. Default on Senior Loan. Developer shall not default on any of the Senior
Loan Documents, provided however, that Developer shall have such period as is provided
in the Senior Loan Documents during which to effectuate a cure.
16.2. Sale or Lease of Property. Unless and until Developer has received a
Certificate of Completion for the construction from City, except for a Pennitted Transfer,
Developer shall not sell, lease, sublease or otherwise transfer all or any part of the Property
or any interest therein without the prior written consent of the Executive Director, which
consent may be withheld in the Executive Director's sole and absolute discretion. In
connection with the foregoing consent requirements, Developer acknowledges that City
relied upon Developer's particular expertise in entering into this Agreement and continues
to rely on such expertise to ensure the satisfactory completion of the construction.
Notwithstanding anything to the contrary contained herein, a "transfer" shall not
include: (i) a transfer of any general partner's interest in Developer when made in
connection with the exercise by the Developer's Limited Partner of its rights upon a default
by a general partner under the Developer's Partnership Agreement or upon a general
partner's withdrawal in violation of the Partnership Agreement, so long as the removal and
substitution of the defaulting general partner is made within thirty (30) days of such default
or, if such removal and substitution cannot reasonably be completed within thirty (30) days,
so long as the Limited Partner commences to take action to remove and substitute the
general partner with a reasonable period and thereafter diligently proceeds to complete
such substitution; (ii) any transfer of the Property to the managing general partner of
Developer pursuant to the right of first refusal or to the general partners of Developer
pursuant to the purchase option, as provided for in the Partnership Agreement; (iii) any
transfer of the Limited Partner's interest in accordance with the Partnership Agreement;
and, (iv) any sale, transfer or other disposition of an interest in a limited partner of the
Developer.
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Section 17. CERTIFICATE OF COMPLETION
Upon satisfactory completion of the construction and upon the request of
Developer, or at its own election, the City shall issue a certificate of completion
("Certificate of Completion"). Such Certificate of Completion shall be, and shall so state,
conclusive determination of satisfactory completion of the construction.
If City declines to furnish a Certificate of Completion after written request from
Developer, the Executive Director shall, within thirty (30) days after receipt of the request,
provide Developer with a written statement of the reasons therefore. The statement shall
contain a description of the action(s) Developer must take to obtain a Certificate of
Completion. If the reason therefore is that the Developer has not completed a minor portion
of the Construction, City may, in its sole and absolute discretion, issue the Certificate of
Completion upon the posting with City of a bond or other form of security acceptable to
the Executive Director in the amount of the fair value of the uncompleted work.
A Certificate of Completion is not evidence of compliance with or satisfaction of
the Loan Documents or any obligation of Developer to any other party whatsoever,
including any holder of a mortgage or deed of trust. A Certificate of Completion is not
"notice of completion" referred to in Section 3093 of the California Civil Code.
A Certificate of Occupancy issued by the City will also meet the same purpose and
requirement as the Certificate of Completion.
Section 18. INDEMNIFICATION
18.1. Nonliability of City. Developer acknowledges and agrees that:
(a) The relationship between Developer and City is and shall remain
solely that of borrower and lender, City neither undertakes nor assumes any responsibility
to review, inspect, supervise, approve (other than for aesthetics) or inform Developer of
any matter in connection with the construction, including matters relating to: (i) the
performance of the construction work, (ii) architects, contractors, subcontractors and
materialmen, or the workmanship of or materials used by any of theirs, or (iii) the progress
of the construction; and Developer shall rely entirely on its own judgment with respect to
such matters and acknowledges that any review, inspection, supervision, approval or
information supplied to Developer by City in connection with such matters is solely for the
protection of City and that neither Developer nor any third party is entitled to rely on it;
(b) Notwithstanding any other provision of any Loan Document: (i) the
City is not a partner, joint venture, alter -ego, manager, controlling person or other business
associate or participant of any kind of Developer and City does not intend to ever assume
any such status; (ii) City's activities in connection with the City/HOME Loan shall not be
"outside the scope of the activities of a lender of money" within the meaning of California
Civil Code Section 3434, as modified or recodified from time to time, and City does not
intend to ever assume any responsibility to any person for the quality or safety of the
Property; and, (iii) City shall not be deemed responsible for or a participant in any acts,
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omissions or decisions of Developer;
(c) City shall not be directly or indirectly liable or responsible for any
loss or injury of any kind to any person or property resulting from any construction on, or
occupancy or use of, the Property, whether arising from: (i) any defect in any building,
grading, landscaping or other onsite or offsite improvement; (ii) any act or omission of
Developer or any of Developer's agents, employees, independent contractors, licensees or
invitees; or, (iii) any accident on the Property or any fire or other casualty or hazard
thereon; and
(d) By accepting or approving anything required to be performed or
given to City under the Loan Documents, including any certificate, financial statement,
survey, appraisal or insurance policy, City shall not be deemed to have warranted or
represented the sufficiency or legal effect of the same, and no such acceptance or approval
shall constitute a warranty or representation by City to anyone.
18.2. Indemnity. Developer shall defend (by counsel reasonably satisfactory
to City), indemnify and save and hold harmless the Indemnitees from and against all
claims, damages, demands, actions, losses, liabilities, costs and expenses (including,
without limitation, reasonable attorneys' fees and court costs) arising from or relating to:
(i) a breach of this Agreement by Developer; (ii) the making of the City/HOME Loan; (iii)
a claim, demand or cause of action that any person has or asserts against Developer; (iv)
any act or omission of Developer, any contractor, subcontractor or material supplier,
engineer, architect or other person with respect to the Property; or, (vi) the ownership,
occupancy or use of the Property. Notwithstanding the foregoing, Developer shall not be
obligated to indemnify City with respect to the consequences of any act of illegal conduct,
gross negligence or willful misconduct of City. Developer's obligations under this Section
shall survive the cancellation of the City/HOME Loan Note, release and reconveyance of
the City Deed of Trust, issuance of the Certificate of Completion, and termination of this
Agreement.
(a) Notwithstanding the foregoing, neither Developer, nor any of its
partners, shall be personally liable for any indemnification obligation hereunder which
would result as the repayment of principal and/or interest under the City/HOME Loan.
(b) To the fullest extent permitted by law, the Developer agrees to
indemnify, hold harmless and defend the City and its elected officials, officers, governing
members, employees, attorneys and agents (collectively, the "Indemnified Parties"), from
and against any and all losses, damages, claims, actions, liabilities, reasonable costs and
expenses of any and every conceivable nature, kind or character (including, without
limitation, reasonable attorneys' fees, litigation and court costs, amounts paid in settlement
and amounts paid to discharge judgments) to which the Indemnified Parties, or any of them,
may become subject to under any statutory law (including federal or state securities laws)
or at common law or otherwise, arising out of or based upon or in any way relating to:
(i) the Loan Documents or the execution or amendment thereof
or in connection with the transactions contemplated thereby;
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(ii) Developer's ownership or operation of the Project or any act
or ornission of the Developer or any of its agents, contractors, servants, employees or
licensees in connection with the City/HOME Loan or the Project, the operation of the
Project, or the condition, environmental or otherwise, occupancy, use, possession, conduct
or management of work done in or about, or from the planning, design, acquisition,
installation, operation or rehabilitation of, the Project or any part thereof,
(iii) any lien or charge upon payments by the Developer to the
City, or any taxes (including, without limitation, all ad valorem taxes and sales taxes),
assessments, impositions and other charges imposed on the City in respect of any portion
of the Project;
(iv) any violation of any environmental law, rule or regulation
with respect to, or the release of any toxic substance from the Project or any part thereof;
(v) any untrue or misleading statement of a material fact by the
Developer contained in any Loan Document or any of the documents or instruments
relating to said Loan Documents that the City relied upon in making the City/HOME Loan,
except to the extent such damages are caused by the gross negligence or willful misconduct
of such Indermnified Party. In the event that any action or proceeding is brought against
any Indemnified Party with respect to which indemnity may be sought hereunder, the
Developer, upon written notice from the Indemnified Party, shall assume the investigation
and defense thereof, including the employment and payment for counsel selected by the
Indemnified Party, and shall assume the payment of all reasonable expenses related thereto,
with full power to litigate, compromise or settle the same; provided that the Indemnified
Party shall have the right to review and approve or disapprove in its reasonable discretion
any such compromise or settlement; and,
(vi) Notwithstanding anything in this Section 18.2 to the
contrary, if judgment is entered against Developer and City by a court of competent
jurisdiction because of the concurrent active negligence of City or Indemnified Parties,
Developer and City agree that liability will be apportioned as determined by the court.
Neither Party shall request a jury apportiomnent.
18.3. Reimbursement of City. Developer shall reimburse City immediately
upon written demand for all costs reasonably incurred by City (including the reasonable
fees and expenses of attorneys, accountants, appraisers and other consultants, whether the
same are independent contractors or employees of City) in connection with the
enforcement of the Loan Documents and all related matters including all claims, demands,
causes of action, liabilities, losses, commissions and other costs against which City is
indemnified under the Loan Documents. Such reimbursement obligations shall bear
interest from the date occurring twenty (20) days after City gives written demand to
Developer at the rate of Interest defined in the Note and shall be secured by the City Deed
of Trust. Such reimbursement obligations shall survive the cancellation of the City/HOME
Loan Note, release and reconveyance of the City/HOME Loan Deed of Trust, issuance of
a Certificate of Completion, and tennination of this Agreement
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Subsequent to the making and disbursement of this Loan, the Developer shall pay for any
subsequent revisions, transfers, extensions, renewals, modifications, refinancing or
"workouts," and providing estoppels or subordinations of the City/HOME Loan
(collectively, "Changes"), and in the exercise of any of City's rights or remedies under this
Agreement. The City will receive from Developer in connection with any request by
Developer for a Change, a nonrefundable fee in the amount of Five Hundred Dollars ($500)
and Developer shall reimburse City for all of the City's reasonable out-of-pocket expenses
(including reasonable attorney's fees) incurred in the administration and review of such
Changes, to the extent such expenses exceed Five Hundred Dollars ($500).
Section 19. INSURANCE, CASUALTY AND CONDEMNATION
19.1. Prior to undertaking performance of work under this Agreement,
Developer shall maintain and shall require its subcontractors, if any, to obtain and
maintain insurance as described below:
a. Minimum Scope and Limit of Insurance — Coverage shall be at least as
broad as:
1. Commercial General Liability (CGL): Insurance Services Office
Form CG 00 01 covering CGL on an "occurrence" basis, including
products and completed operations, property damage, bodily injury and
personal & advertising injury with limits no less than $2,000,000 per
occurrence. If a general aggregate limit applies, either the general
aggregate limit shall apply separately to this project/location (ISO CG
25 03 or 25 04) or the general aggregate limit shall be twice the required
occurrence limit.
2. Automobile Liability: Insurance Services Office Form Number CA 00
01 covering any auto (Code 1), or if Developer has no owned autos,
hired (Code 8), and non -owned autos (Code 9), with a limit no less than
$1,000,000 per accident for bodily injury and property damage.
3. Workers' Compensation: Insurance as required by the State of
California, with Statutory Limits, and Employer's Liability Insurance
with limit of no less than $1,000,000 per accident for bodily injury or
disease.
4. Professional Liability (Errors & Omissions): Insurance appropriate
to the Developer's profession, with limit no less than $2,000,000 per
occurrence or claim, $2,000,000 aggregate.
5. Broader Coverage: If Developer maintains broader coverage and/or
higher limits than the minimums shown above, the City requires and
shall be entitled to the broader coverage and/or the higher limits
maintained by Developer. Any available insurance proceeds in excess
of the specified minimum limits of insurance and coverage shall be
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available to the City.
b. Other Insurance Provisions — The insurance policies are to contain, or be
endorsed to contain, the following provisions:
1. Additional Insured Status: The City, its officers, officials, employees,
and volunteers are to be covered as additional insureds on the CGL
policy with respect to liability arising out of work or operations
performed by or on behalf of Developer including materials, parts, or
equipment furnished in connection with such work or operations.
General liability coverage can be provided in the form of an
endorsement to Developer's insurance (at least as broad as ISO Form
CG 20 10 1185 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38;
and CG 2037 forms if later revisions used).
2. Primary Coverage: For any claims related to this Agreement,
Developer's insurance coverage shall be primary coverage at least as
broad as ISO CG 20 0104 13 as respects the City, its officers, officials,
employees, and volunteers. Any insurance or self-insurance maintained
by the City, its officers, officials, employees, or volunteers shall be
excess of Developer's insurance and shall not contribute with it.
3. Notice of Cancellation: Each insurance policy required above shall
state that coverage shall not be canceled, except with notice to the City.
4. Waiver of Subrogation: Developer hereby grants to City a waiver of
any right to subrogation which any insurer of said Developer may
acquire against the City by virtue of the payment of any loss wider such
insurance. Developer agrees to obtain any endorsement that may be
necessary to affect this waiverof subrogation, but this provision applies
regardless of whether or not the City has received a waiver of
subrogation endorsement from the insurer.
5. Self -Insured Retentions: Self -insured retentions must be declared to
and approved by the City. The City may require Developer to purchase
coverage with a lower retention or provide proof of ability to pay losses
and related investigations, claim administration, and defense expenses
within the retention. The policy language shall provide, or be endorsed
to provide, that the self -insured retention may be satisfied by either the
named insured or City.
6. Acceptability of Insurers: hisurance is to be placed with insurers
authorized to conduct business in the state with a current A.M. Best's
rating of no less than A:VII, unless otherwise acceptable to the City.
7. Claims Made Policies: If any of the required policies provide coverage
on a claims -made basis:
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City HOME Loan Agreement
i. The Retroactive Date must be shown and must be before the date
of the Agreement or the beginning of work.
ii. Insurance must be maintained and evidence of insurance must
be provided for at least five (5) years after completion of the
work.
iii. If coverage is canceled or non -renewed, and not replaced with
another claims -made policy form with a Retroactive Date prior
to the contract effective date, the Developer must purchase
"extended reporting" coverage for a minimum of five (5) years
after completion of work.
8. Verification of Coverage: Developer shall furnish the City with
original Certificates of Insurance including all required amendatory
endorsements (or copies of the applicable policy language effecting
coverage requiredby this clause) and a copy of the Declarations and
Endorsement Page of the CGL policy listing allpolicy endorsements to
City before work begins. However, failure to obtain the required
documents prior to the work beginning shall not waive Developer's
obligation to provide them. The City reserves the right to require
complete, certified copies of all required insurance policies, including
endorsements required by these specifications, at any time.
9. Subcontractors: Developer shall require and verify that all
subcontractors maintain insurance meeting all the requirements stated
herein, and Developer shall ensure that City is an additional insured on
insurance required from subcontractors.
10. Special Risks or Circumstances: City reserves the right to modify
these requirements, including limits, based on the nature of therisk, prior
experience, insurer, coverage, or other special circumstances.
19.2. Claims and Proceedings. Developer shall give City immediate notice of
any material casualty to any portion of the Property, whether or not covered by insurance,
and of the initiation or threatened initiation of any proceeding for the condemnation or
other taking for public or quasi -public use of any portion of the Property (collectively,
"Condemnation"), and shall provide City with copies of all documents which pertain to any
such casualty or Condemnation. Developer shall take all action reasonably required by City
in connection therewith to protect the interests of Developer and/or City, and City shall be
entitled (without regard to the adequacy of its security) to participate in any action, claim,
adjustment or proceeding and to be represented therein by counsel of its choice. Developer
shall not settle, adjust, or compromise any claim, action, adjustment or proceeding without
prior written approval, which approval shall not be unreasonably withheld or delayed.
19.3. Delivery of Proceeds to City. If the proceeds from any casualty insurance
is in excess of $500,000, Developer shall, subject to any superior rights of the Senior
Lender, deliver such proceeds to the City immediately upon receipt.
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19.4. Application of Casualty Insurance Proceeds. Subject to the rights of the
Senior Lender, any proceeds collected (the "Proceeds") under any casualty insurance
policy described in this Agreement shall be disbursed to Developer as provided below, but
only upon fulfillment of each of the following conditions (the "Restoration Conditions")
within ninety (90) days (unless extended by mutual agreement of Developer and City)
following the occurrence of the damage for which the Proceeds are collected:
(a) Developer shall demonstrate to City's reasonable satisfaction that
the Proceeds (together with amounts deposited by Developer pursuant to subparagraph (b))
will be adequate to repair the Improvements and to restore the fair market value of the
Property, within two years (or such longer time period reasonably determined by City), to
at least the value it had immediately prior to sustaining the damage. Such demonstration
shall include delivery to City of. (i) plans and specifications reasonably satisfactory to City;
and, (ii) a construction contract in form and content, and with a contractor, reasonably
satisfactory to City.
(b) To the extent that the Proceeds are insufficient to accomplish the
restoration required above, Developer shall deliver to City (the "Shortfall Funds") in the
amount of such shortfall, which funds shall be assigned to City as security for Developer's
obligation hereunder and held and disbursed in the same manner as the Proceeds.
(c) Developer shall execute such documents as City reasonably requires
to evidence and secure Developer's obligation to use all amounts disbursed for the diligent
restoration of the Property.
(d) No Event of Default shall remain uncured.
19.5. Method of Disbursement and Undisbursed Funds. Any Proceeds and
Shortfall Funds to be disbursed to Developer shall be held by City and disbursed in
accordance with then customary disbursement procedures and related provisions. Any
amounts remaining undisbursed following completion of such restoration shall be returned
to Developer up to the amount of any Shortfall Funds deposited by Developer, and any
other amounts remaining shall either be paid to Developer or applied by City against any
obligations to City that are secured by a lien on the Property, as they elect in their sole and
absolute discretion.
19.6. Failure to Satisfy Conditions. In the event that Developer fails to fulfill
the Restoration Conditions within ninety (90) days, unless extended, following the date on
which the damage occurs, the Proceeds shall be applied by City against any obligations to
City that are secured by a lien on the Property, and the selection of which such obligations
to apply the Proceeds against shall be made by City in their sole and absolute discretion,
subject to the rights of the Senior Lender.
19.7. Condemnation; Treatment of Compensation. Subject to any superior
rights of Senior Lender, Developer hereby assigns to the City, as security for all obligations
to City secured by a lien on the Property, all amounts payable to Developer in connection
with any Condemnation, and any proceeds of any related settlement (collectively,
"Compensation"). Subject to any superior rights of Senior Lender, Developer shall deliver
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such remaining Compensation to City immediately upon receipt. If the taking results in a
loss of the Property to an extent that, in the reasonable opinion of City, renders or is likely
to render the Property not economically viable or if, in City's reasonable judgment
Developer's security is otherwise impaired, City may apply the Compensation received
due to judgment or settlement in connection with any condemnation or other taking to
reduce the unpaid obligations secured in such order as City may determine, and without
any adjustment in the amount or due dates of payments due under the City/HOME Loan
Note. If so applied, any award in excess of the unpaid balance of the City/HOME Loan
Note and other sums due to City shall be paid to Developer or Developer's assignee. City
shall have no obligation to take any action in connection with any actual or threatened
condemnation or other proceeding.
(a) Notwithstanding the foregoing, as long as the Developer is not in
default under the Loan Documents, any condemnation proceeds may be used by the
Developer for repair and/or restoration of the Project.
Section 20. DEFAULTS AND REMEDIES
20.1. Events of Default. The occurrence of any of the following, whatever the
reason therefore, shall constitute an Event of Default by Developer:
(a) Developer fails to make any payment of principal or interest under
the City/HOME Loan Note when due, and such failure is not cured within thirty (30)
Business Days after Developer's receipt of written notice that such payment was not
received when due;
(b) Developer fails to perform any other obligation for the payment of
money under any Loan Document, and such failure is not cured within thirty (30) Business
Days after Developer's receipt of written notice that such obligation was not performed
when due;
(c) Developer fails to perform any obligation (other than the obligations
described in subparagraphs (a) and (b) above) under any Loan Document, and such failure
is not cured within thirty (30) days after Developer's receipt of written notice that such
obligation was not performed; provided that, if cure camiot reasonably be effected within
such thirty (30)-day period, such failure shall not be an Event of Default so long as
Developer (in any event, within ten (10) days after receipt of such notice) commences to
cure, and thereafter diligently (in any event within one hundred and twenty (120) days after
receipt of such notice) prosecutes such cure to completion;
(d) Any representation or warranty in any Loan Document proves to
have been incorrect in any material respect when made;
(e) Reserved;
(f) Work on the construction ceases for ninety (90) consecutive days
for any reason (other than governmental orders, decrees or regulations, acts of God or any
other deity, strikes or other causes beyond Developer's reasonable control), provided that
46
westview House
City I40ME Loan Agreement
the same do not, in the aggregate and in the City's reasonable judgment, threaten to delay
the completion of the construction beyond the required completion date set forth in this
Agreement;
(g) Developer is enjoined or otherwise prohibited by any Governmental
Authority from constructing and/or occupying the improvements and such injunction or
prohibition continues unstayed for ninety (90) days or more for any reason;
(h) Developer is dissolved, liquidated or terminated, or all or
substantially all of the assets of Developer are sold or otherwise transferred without the
Executive Director's prior written consent;
(i) Developer is the subject of an order for relief by a bankruptcy court,
or is unable or admits its inability to pay its debts as they mature, or makes an assignment
for the benefit of creditors; or Developer applies for or consents to the appointment of any
receiver, trustee, custodian, conservator, liquidator, rehabilitator or similar officer for it or
any part of its property; or any receiver, trustee, custodian, conservator, liquidator,
rehabilitator or similar officer is appointed without the application or consent of Developer
and the appointment continues undischarged or unstayed for ninety (90) days; or Developer
institutes or consents to any bankruptcy, insolvency, reorganization, arrangement,
readjustment of debt, dissolution, custodianship, conservatorship, liquidation,
rehabilitation or similar proceeding relating to it or any part of its property; or any similar
proceeding is instituted without the consent of Developer and continues undismissed or
unstayed for ninety (90) days; or any judgment, writ, warrant of attachment or execution,
or similar process is issued or levied against any property of Developer and is not released,
vacated or fully bonded within ninety (90) days after its issue or levy;
0) Any of the Senior Loan documents is amended, supplemented or
otherwise modified without City's prior written consent, to the extent the City's consent is
required pursuant to any subordination agreement between the City and the Senior Lender;
(k) Senior Loan Document Breach. Any default or breach of Developer
that continues uncured after the expiration of any applicable cure period under any other
loan document including, but not limited to, the Senior Loan Documents (including but not
limited to the Senior Loan Deed of Trust);
(1) Voluntary Suspension. The voluntary suspension of Developer's
business or the dissolution or termination of the Partnership (if any) constituting
Developer;
(m) Unauthorized Transfer. Developer's sale or other transfer of the
Property or the Project in violation of such teens herein;
(n) Fraud or Material Misstatement or Omissions. Any fraudulent act
or intentional material omission of Developer's, or intentional material misrepresentation
of Developer's, pertaining to or made in connection with the City/HOME Loan, Loan
Documents or the Project; or,
47
Westview House
City HOME Loan Agreement
(o) Project Monies. Developer's intentional misapplication or
embezzlement of Project monies.
20.2. Remedies Upon Default. Upon the occurrence and during the continuance
of any Event of Default, City may, at its option and in its absolute discretion, do any or all
of the following:
(a) By written notice to Developer, declare the principal of all amounts
owing under the Loan Documents, together with all accrued interest and other amounts
owing in connection therewith, to be immediately due and payable, regardless of any other
specified due date; provided that any Event of Default described in Section 20.1 shall
automatically, without notice or other action on City's part, cause all such amounts to be
immediately due and payable;
(b) In its own right or by a court -appointed receiver, take possession of
the Property, enter into contracts for and otherwise proceed with the completion of the
construction by expenditure of its own funds;
(c) Exercise any of its rights under the Loan Documents and any rights
provided by law, including, without limitation, the right to seek specific performance and
the right to foreclose on any security and exercise any other rights with respect to any
security, all in such order and manner as City elects in its sole and absolute discretion;
(d) Suspend or terminate the award of HOME funds if Developer fails
to comply with any term of that award; and,
(e) Right to Cure at Developer's Expense. The City shall have the right
to cure any monetary Event of Default by Developer under a loan other than the
City/HOME Loan. The Developer agrees to reimburse the City for any funds advanced by
the City to cure a monetary default by Developer upon demand therefore, together with
interest thereon at the rate of twelve percent (12%) per amnum (which rate shall in no event
exceed the maximum rate permitted by law and if it does, said rate shall be reduced to the
maximum rate then permitted by law), from the date of expenditure until the date of
reimbursement.
20.3. Cumulative Remedies: No Waiver. City's rights and remedies under the
Loan Documents are cumulative and in addition to all rights and remedies provided by law.
The exercise by City of any right or remedy shall not constitute a cure or waiver of any
default, nor invalidate any notice of default or any act done pursuant to any such notice,
nor prejudice the City in the exercise of any other right or remedy. No waiver of any default
shall be implied from any omission by City to take action on account of such default if
such default persists or is repeated. No waiver of any default shall affect any default other
than the default expressly waived, and any such waiver shall be operative only for the time
and to the extent stated. No waiver of any provision of any Loan Document shall be
construed as a waiver of any subsequent breach of the same provision. City's consent to or
approval of any act by Developer requiring further consent or approval shall not be deemed
to waive or render unnecessary City's consent to or approval of any subsequent act. The
City's acceptance of the late performance of any obligation shall not constitute a waiver by
48
Westview House
City HOME Loan Agrezment
City of the right to require prompt performance of all further obligations; City's acceptance
of any performance following the sending or filing of any notice of default shall not
constitute a waiver of either party's right to proceed with the exercise of its remedies for
any unfulfilled obligations; and City's acceptance of any partial performance shall not
constitute a waiver by City of any rights.
20.4. Nonrecourse Liability. Neither Developer, nor any other party, including
any partner of Developer, shall have any personal liability under this Agreement, or the
attached City/HOME Loan Note and City/HOME Loan Deed of Trust, and any judgment,
decree or order for the payment of money obtained in any action to enforce the obligation
of Developer to repay the City/HOME Loan or any other amount evidenced or secured by
such documents shall be enforceable against Developer only to the extent of Developer's
interest in the Property.
20.5. Limited Partner Cure. The City shall provide the Developer's Limited
Partner with an opportunity to cure any default. Any cure made or tendered by Limited
Partner shall be accepted as if made by Developer.
Section 21. MISCELLANEOUS
21.1. Obligations Unconditional and Independent. Notwithstanding the
existence at any time of any obligation or liability of City to Developer, or any other claim
by developer against City, in connection with the City/HOME Loan or otherwise,
Developer hereby waives any right it might otherwise have: (a) to offset any such
obligation, liability or claim against Developer's obligations under the Loan Documents;
or, (b) to claim that the existence of any such outstanding obligation, liability or claim
excuses the nonperformance by Developer of any of its obligations under the Loan
Documents.
21.2. Notices. All notices, demands, approvals and other communications
provided for in the Loan Documents shall be in writing and be delivered to the appropriate
party by personal service or U.S. mail at its address as follows:
If to Developer: Westview House LP
c/o Westview House CDP LLC
3416 Via Oporto, Suite 301
Newport Beach, CA 92663
Attn: Kyle Paine
With a copy to: Westview House Mercy House CHDO LLC
807 N. Garfield Street
Santa Ana, CA 92701
Attn: Lawrence G. Haynes, Jr.
And: Sabelhaus & Strain, LLP
1724 10"' Street, Suite 110
Sacramento, CA 95811
49
Westview House
City HOME Loan Agreement
Attn: Stephen A. Strain, Esq.
And: Chernove and Associates, Inc.
16027 Ventura Boulevard #660
Encino, CA 91436
Attn: Sheldon Chernove, Esq.
And: R4 WHCA Acquisition LP
c/o R4 Capital LLC
780 Third Avenue, 16th Floor
New York, New York 10017
Attention: Marc Schnitzer
E-Mail: mschnitzergR4ca .com
And: Frost Brown Todd LLC
400 West Market Street, Suite 3200
Louisville, Kentucky 40202
Attention: Amy Curry
If to City: City of Santa Ana
Executive Director (CDA)
20 Civic Center Plaza (M-26)
P.O. Box 1988
Santa Ana, California 92702
With a copy to: City Attorney
City of Santa Ana
20 Civic Center Plaza, 7th Floor (M-29)
Santa Ana, California 92702
Addresses for notice may be changed as required by written notice to all other parties. All
notices personally served shall be effective when actually received. All notices mailed shall
be effective three (3) days after deposit in the U.S. Mail, postage prepaid. The foregoing
notwithstanding, the non -receipt of any notice as the result of a change of address of which
the sending party was not notified or as the result of a refusal to accept delivery shall be
deemed receipt of such notice.
21.3. Survival of Representations and Warranties. All representations and
warranties in the Loan Documents shall survive the malting of the City/HOME Loan
described herein and have been or will be relied on by City notwithstanding any
investigation made by either party.
21.4. No Third Parties Benefited. This Agreement is made for the purpose of
setting forth rights and obligations of Developer and the City, and no other person shall
have any rights hereunder or by reason hereof.
21.5. Reserved.
50
westview House
City HOME Loan Agreement
21.6. Prior Agreements; Amendments; Consents. This Agreement (together
with the other Loan Documents) contains the entire agreement between the City and
Developer with respect to the City/HOME Loan and the Property, and all prior
negotiations, understandings and agreements are superseded by this Agreement and such
other Loan Documents. No modification of any Loan Document (including waivers of
rights and conditions) shall be effective unless in writing and signed by the party against
whom enforcement of such modification is sought, and then only in the specific instance
and for the specific purpose given.
21.7. Governing Law. All of the Loan Documents shall be governed by, and
construed and enforced in accordance with, the laws of the State of California and Federal
law, whichever is more stringent. Developer irrevocably and unconditionally submits to
the jurisdiction of the Superior Court of the State of California for the County of Orange
or the United States District Court of the Central District of California, as City may deem
appropriate, in connection with any legal action or proceeding arising out of or relating to
this Agreement or the Loan Documents. Assuming proper service of process, Developer
also waives any objection regarding personal or in rem jurisdiction or venue.
21.8. Severability of Provisions. No provision of any Loan Document that is
held to be unenforceable or invalid shall affect the remaining provisions, and to this end all
provisions of the Loan Documents are hereby declared to be severable.
21.9. Headings. Article and section headings are included in the Loan
Documents for convenience of reference only and shall not be used in construing the Loan
Documents.
21.10. Conflicts. In the event of any conflict between the provisions of this
Agreement and those of any other Loan Document, this Agreement, unless otherwise
expressly provided, shall prevail; provided however that, with respect to any matter
addressed in both such documents, the fact that one document provides for greater, lesser
or different rights or obligations than the other shall not be deemed a conflict unless the
applicable provisions are inconsistent and could not be simultaneously enforced or
performed.
21.11. Time of the Essence. Time is of the essence under this Agreement and in
the performance of every tenn, covenant, and obligation contained herein.
21.12. Conflict of Interest. No member, official or employee of the City shall
have any direct or indirect interest in this Agreement, nor participate in any decision
relating to the Agreement that is prohibited by law.
21.13. Warranty Against Payment of Consideration. Developer warrants that
it has not paid or given, and will not pay or give, any third person any money or other
consideration for obtaining this Agreement.
21.14. Reserved.
21.15. Plans and Data. As additional collateral for the City/HOME Loan,
51
westview House
City HOME Loan Agreement
Developer hereby grants to the City a security interest in all plans and data concerning the
Property, subject to the rights of any Senior Lender. Such right of City shall be subject to
any right of the preparer of the plans to their use.
21.16. Authority to Enter Agreement. Each undersigned represents and warrants
that its signature hereinbelow has the power, authority and right to bind their respective
parties to each of the terms of this Agreement, and shall indemnify the City fully, including
reasonable costs and attorney's fees, for any injuries or damages to City in the event that
such authority or power is not, in fact, held by the signatory or is withdrawn.
{signatures on following page}
52
Westview House
City HOME Loan Agreement
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
on the date set forth at the beginning of this Agreement.
DEVELOPER
Westview House LP,
a California limited partnership
By: Westview House CDP LLC,
a California limited liability company
Its: Administrative General Partner
By: Cormnunity Development Partners,
a California corporation
Its: Sole Managing Member
By: —
Kyle aine
Its: President
By: Westview Mercy House CHDO, LLC,
a California limited liability company
Its: Managing General Partner
By: Mercy House CHDO, InG ,
a California nonprofit public benefit corporation
Its: Sole Managing Member
By: Signed in Counterpart
Lawrence G. Haynes, Jr.
Its: Chief Executive Officer
53
wesNiew House
City HOME Loan Aguemeat
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
on the date set forth at the beginning of this Agreement.
DEVELOPER
Westview House LP,
a California Invited partnership
By: Westview House CDP LLC,
a California limited liability company
Its: Administrative General Partner
By: Community Development Partners,
a California corporation
Its: Sole Managing Member
By:
Signed in Counterpart
Kyle Paine
Its: President
By: Westview Mercy House CHDO, LLC,
a California limited liability company
Its: Managing General Partner
By: Mercy House CHDO, Inc.,
a California nonprofit public benefit corporation
Its: Sole Managing Member
By: 4 /"�
La ce G. Haynes, Jr.
Its: C of Executive Officer
53
Westview House
City HOME Loan Agreement
A-2022-083
ATTEST:
Daisy 6omez
Clerk of the C uncil
Dated: 0— 1 B-ZZ
APPROVED AS TO FORM:
SONIA R. CARVALHO, City Attorney
By:
�al ,-
Ryan odg
Assist City ttorney
Dated: S'IS'Sp-
RECOMMENDED FOR APPROVAL:
Steven A. Mendoza
Executive Director
Community Development Agency
CITY OF SANTA ANA
e��a
City Manager /
Dated: rs/! L %
54
Westview House
City HOME Loan Agreement
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of Orange
On a 23 'Lo22 before meF�rU I�IjZ�ilyl ��✓FW , Nwy �Jb�1L
nsert name and title of the officer)
personally appeared Kyle Paine
who proved to me on the basis of satisfactory evidence to be the person(,9whose name is re
su scribed to the within instrument and acknowled ed to me that ee he/they executed t e same in
s/ er/their authorized capacityVs), and that by(his er/their signatureXon the instrument the
person(�i, or the entity upon behalf of which the person acted, executed the instrument.
certify certifunder PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
PAICE ""ABET" PARKER
o:a CO"- 02379756 z
WITNESS my hand and official seal. z: NotaryPuhllc-Caiifornla c
Orange County
M Comm. Ex Tres Oct. 29, 2025
Signature (Seal)
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
ss.
COUNTY OF D )
On n�, VALERIE PRESTON
�� o�C , o70a� ,before e, ,Notary Public,
personally appeared % aw /eAc 2 V t h e5 , who proved to me on the basis of
satisfactory evidence to be the pers n(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
VALERIE PR Count
Notary Public -California ■■
Los Angeles County T
emy
Commisslan q 23239M
Signature of Notary Public Comm. Expires
(Place Notary Seal Above)
ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual
who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.
State of California
County of Orange )
On May 18, 2022 before me, Claudia M. Fernandez -Shaw, Notary Public
(insert name and title of the officer)
personally appeared Kristine Ridge
who proved to me on the basis of satisfactory evidence to be the persqDL4 whose name / -are
subscribed to the within instrument and acknowledged to me thatheAWaRAhey executed the same in
4pjjA4e+r-authorized capacity(ies)-, and that by his/L31)'theirsignatureW on the instrument the
person(-}, or the entity upon behalf of which the person(4acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing
paragraph is true and correct.
CLAUIIIA M. FERNANDEZ'SHAW
WITNESS my hand and official seal.Notary Public • California
Orange Co�nry
`:%Va�
Commission 7 2398597
(� Cjy y Comm. Expires Jan 25, 2026—
EXHIBITS
A. Legal Description
B. Scope of Work
C. Project Budget
D. City/HOME Loan Deed of Trust
E. City/HOME Loan Note
F. Affordability Restrictions on Transfer of Property
G. Additional Terms and Conditions Federal HOME Investment Partnership
(HOME) Funds
55
westview House
City HOME Loan Agreemout
Exhibit A:
Legal Description
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SANTA ANA IN THE COUNTY OF
ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID SECTION 10, 220 FEET WEST OF THE
NORTHEAST CORNER OF SAID SECTION 10, RUNNING THENCE SOUTH PARALLEL TO THE EAST LINE
OF SAID SECTION 10, 436 FEET; THENCE WEST PARALLEL TO THE NORTH LINE OF SAID SECTION 10,
150 FEET; THENCE NORTH PARALLEL TO THE EAST OF SAID SECTION 10, 436 FEET TO THE NORTH
LINE OF SAID SECTION; THENCE EAST ALONG SAID NORTH LINE, 150 FEET TO THE POINT OF
BEGINNING,
TOGETHER WITH LOT 5 OF TRACT NO. 9536 IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE
OF CALIFORNIA, AS PER MAP FILED IN BOOK 400, PAGES 13 AND 14 OF MISCELLANEOUS MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AND THAT PORTION OF THE ADJOINING
SOUTH HALF OF WESTMINSTER AVENUE THAT WOULD PASS WITH A CONVEYANCE OF SAID LOT BY
OPERATION OF LAW, TOGETHER WITH PORTIONS OF THE NORTHEAST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND
MERIDIAN, AS SAID SECTION IS SHOWN ON A MAP FILED IN BOOK 51, PAGE 12 OF MISCELLANEOUS
MAPS, SHOWN AND DESCRIBED AS PARCEL 1 OF LOT LINE ADJUSTMENT NO. 2005-11 RECORDED
JANUARY 13, 2006 AS INSTRUMENT NO. 2006029348 OF OFFICIAL RECORDS OF SAID COUNTY.
EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF INTEREST IN ALL OIL, GAS, ASPHALTUM, AND
OTHER KINDRED SUBSTANCES AS RESERVED IN THAT CERTAIN DEED RECORDED DECEMBER 04,
1925 IN BOOK 617, PAGE 39 OF DEEDS, AND AS RESERVED IN THE DEED RECORDED JULY 03. 1925 IN
BOOK 593, PAGE 215 OF DEEDS.
ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-FOURTH INTEREST IN ALL OIL, GAS, AND OTHER
HYDROCARBON SUBSTANCES AND MINERALS AS RESERVED IN THAT CERTAIN DEED RECORDED
APRIL 20, 1955 IN BOOK 3037, PAGE 204 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM, OR OTHER
KINDRED SUBSTANCES IN, UPON, OR UNDER SAID PREMISES, AS CONVEYED TO CHARLES
MENDENHALL BY DEED RECORDED FEBRUARY 16, 1922 IN BOOK 414, PAGE 192 OF DEEDS.
ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM, OR OTHER
KINDRED SUBSTANCES IN, UPON, OR UNDER SAID PREMISES, AS RESERVED BY CHARLES
MENDENHALL, BY DEED RECORDED MAY 19, 1922 IN BOOK 423, PAGE 145 OF DEEDS.
ALSO EXCEPTING THEREFROM THAT PORTION OF LAND CONVEYED TO THE CITY OF SANTA ANA BY
CONDEMNATION, RECORDED MARCH 04, 1999 AS INSTRUMENT NO, 19990156659 OF OFFICIAL
RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,
SAID LEGAL DESCRIPTION IS PURSUANT TO LOT MERGER NO. 2022-02 OF THE PLANNING AND
BUILDING AGENCY OF THE CITY OF SANTA ANA, RECORDED MAY 24, 2022 AS INSTRUMENT NO.
2022000191968 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 198-132-21 AND 198-132-23
Exhibit Be.
Scope of Work
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Exhibit Co.
Project Budget
Wostvlow House project Summary ON31122
Project Data
Opened, Economic Mwmptlans
Project
Westvlow Home
Vecnncy Held Non-PSH Units
5.00°%
Vacancy R.I. PER MAIL.
SUN
Total Unite
OS
Irmo lnNbr
2,00%
Eq,mo ln0 e,
3,00%
Im m Area
2.12
RE Tau milalol
200%
Units Per Arm
4U.09
OCTNDA
YES
Consllucllon Loans
Conslrudion Period
30
4%or 0%Flnandra
400%
Loon Amaunl
40,200, OW
Federal Tax Crack Eric
0.925
Leon Tee
0,60%
Tax Exempt Loan
$23,990.343
1.95°%
Tumble Loan
$16,MAr,,
2.25°%
Blended Loan Rate
2.e0%
Pc,.anonLLoane Foe
Interest A—flaalon Amount
Permanent Loan,
4,11% 480
1d,O5000o
Soa Uebl Leon,
Interest
a oD%
PROJECT UNIT MIX
MONTHLY
AMI
BEDROOM.
SF
UNITS
MGR
PERCENT
GROSS
UTILITY
NETTCAC
PBV
ANNUAL
TCAC RENT
ALLOWANCE
RENT
C0NTRACTRENT3
RENTALINCOME
30%
1
484523
23
0
27%
782
D
7C
1,NO
615,NAN
30%
2
756
3
1
4%
915
D
aft
290
B2,o0800
30%
3
OUC 1,1.1
21
0
25%
1,057
78
9B1
O
247212.00
60%
3
933.1,101
13
0
is%
2,114
76
2,038
0
317'.S.
30%
4
1,178
16
0
19%
1, 179
95
1.0.4
0
2D9,12800
no%
4
1,178
B
0
10%
2.358
95
2,263
0
217.240.00
TOTAL
84
1
100%
TIND B10
CONSTRUC¶ON SOURCES
TOTAL
Odam dice, Loen
$In D. o00
Bad Investor Equlty
$4]i3esO
CCHFT
$1,450,349
CRY of Santa And
$3,904,341
CDP OZ LLC
$350,000
REF
$811,030
TOTAL SOURCES
$61,490,120
PERMANENT SOURCES
TOTAL
Net lnvesror FLUID(Faceral)
$19,004,000
pdrianenlwen
$14050000
CDP OZ LLD
$350000
CCHFT
$1,460, Wsr
Gry 0f Santa Ana
$3,901,341
NRH
$7,312,537
Coady of Orange MHSA
$4,250,280
Deferred Developer Fee
$1,O70,613
TOTAL SOURCES
$611,49g120
AMI
NO. UNITS
"Wo;
03
35.00%
g
4000%
0
45D0%
0
E9,o0%
0
EEOD3$
a
BO.%
21
ToOlAOadirbe
84
MA,G Hit
1
TOTAL UNITS
85
Stabilized Cash Flow
INCOME
TOTAL
PER UNIT
Gross Pdential Rental Income
1, 587,816
16,580
Leuntlry mace
1$240
144
Ora, Commerdel home
0
0
indoor, and Collodion
(oO0C3)
(041)
EFFECTIVE GROSS INCOME
Lfted,053
11,883
EXPENSE.
TOTAL
PER UNIT
Cpomling &pores
653,168
7,604
Other( )
0
0
Social &e d'se,
42.0
560
Recervie
0
0
TOTAL EXPENSES
605,06
SI"
NET OPERATING INCOME 8243B5 91,09
TOTAL DEBT SERVICE
NET CASH FLOW Ias I.2
CONSTRUCTION USES OF FUNDS
TOTAL
Lena l Acgl,iflion Coale
$6 W5.000
Total Hard Came
$31648,120
Hard Cal Conlim.-,
$1,W7406
Conslrudlon ORered
$2,150,.0
Loen Fen
$301700
Soft Coate
$$, 017, 121
Opmmn9 R,,e,.a
$352 W3
sea CAN Cardigan,
$267,800
Developer Fee
P. 500000
TOTAL DEVELOPMENT COSTS
$61,4e0120
PERMANENT USES OF FUNDS
TOTAL
Land r Acquisition Casts
strand,Oa.
Tatel Hard Costs
$31.545,120
Hertl Cod Ccnllagenry
$1.577,400
Commanded Indeed
$2,150.BBD
Loan Feed
$301.Gan
SAO Caere
50017.121
.petering Ra erves
$35297S
Sol Cox% CoM,gre,
$2W.BOO
oeadiovat Fam
NO 000
TOTAL DEVELOPMENT COSTS
$51,400.120
BASIS CALCULATIONS
TMe,bda Sam 129,507,3/1
Eligible Been 4op0$WB
Board- 0
'IONIAajuatea Eligible Basin
52,639,647
ODNOCT COoc
130°%
To%I Ouellned Reel,
52839,aD
Cook Nate
4.00%
Total Avolede Annual Credt%
2,t0o Sam
Told Renodded Formed Crotllb
ziAd m
Coral Pace
o
Net lnvesror Equlty
10,054,000
TWO Rrquoataa Stale Crean. D
crea Price $0, 00
NeUnvesd, Equlty D
2A7Fil C9E7�NhFE3TAC3$gUITY __ S]s;us4,0oa:so':
Westview House
Sources & Uses City of Santa Ana
Pre-Oev Proforma
05/27122
I Am, Costs
Wage
Residential 31,548,120 371,154
;eneral Conditions, Overhead, GC Fee
14.27
'.0 Bond / Insurance I Letter of Credit
3.61
and Cost Contingency
5.10C
onstruction Interest (2.6%) at Perm, Rate +-l!
2.6C
ridge Interest at
10.0C
onstruction Loan Fees
onversion Fees
ridge Loan Fees
Related Costs / Cost of Issuance
mounting & Audit
ppraisal/Market Study
rchitec ure (Architect, Landscape Architect)
Ivil Engineering
:onstructlon Site Inspector
:onsultants (Geo, LEED, Dry Utilities, Security, Bank
Insp.)
nvironmental (EIR, Phase I, Asbestos, exc,)
.A.I Syndication Consultant/ Syndication Fee
Inspections (Concrete, SWPPs)
p & Marketing Expenses
Undergrounding
sting & Debt Service Reserve (3-mo's / dek'_.
Up Reserve
(Admin, Repo, Shipping, Reimburseables)
Fees
.any Taxes
r (Structure & Panels)
Controlled Contingency
Cost Contingency
Credit/Bond Fees (App., Mon., & Res.)
& Recording
31oper Overhead
-loner Fee
726,288
-: 0
-' 0-
0
0
726,288.
8,546
23023117
' 0
23,023,117r
0
23,023,117
" -.-: 0---
270,060
3,878,005
0
3,878,005:
0
3,878,005
I 0
45,624
3,840,000
1 0
': 3,940,000
0
3,840,000
i ; :0;
45,176
806,998
0
806,998
0
806,998
_: -- 0.
9,494
1677406
--- 0
--_ 1,677,406:
0
1,577,406
: '.[ 0;
18,668
2150000
0=
989,389
0
989,389
1,160,611
26,294
0
-0
0
0
0
0
0
241,200
. _ 0
£ 12,060
0
12,060
_ 229,140-.
2,838
140,600
-- 0
0.
0
0
140,500
1,653
40,000
- = 0°.
2,000:
0
2,000
38000
471
37,600
' o
I. 0
0
0
37,600-
441
11,350
0
11,350r
0
11,350
', 0:
134
1052500
_
- 0
%_ 1,062,500]
0
1,062,500
`. 0-
12,382
113,300
1 0
- 113,300'
0
113p300
-:- 0:
1,333
138,500
- 0
- 138,600-
0
138,500
: 0.
1,629
154,380
- 0
'- 1 mmo
0
130 440
'.- 23;940.
1,816
5100
-` 0
-: 6,100'
0
6,100
-::- 0-:
60
0
0
0;
0
0
_0
0
91000
- 0
-- 91,Oo0`:
0
91,000
0.
1,071
71
0882
75,000
_- 0
: 76,000:
0
76,000
- 0
30,000
'= 0
07
0
0
301000:
353
275000
0
13,750:
0
13,750
', 261250'
3,235
100000
.` 0
-.- 0
0
0
100,000'
1,176
352973
0
- 0
0
0
352,973
4,153
235,315
- 0
0:
0
0
235,315
2,768
22,000
-. 0
'_= 0
0
0
' 22;000:'
269
1445871
= 0
' 1.445.871
0
1,446,871
'=-o
17,010
517000
0
'_ 258,600-
0
258,500
258500-
6,082
325,000
- 0
- 325,0001
0
326,000
= `-- 0
3,824
110,138
: 0
X 0
0
0
110;138�'
1,296
400,000
--_ 0
zZll
0
200,000
200,000
4,708
287,800
- 0
: 0
0
0
I_ 287,11W
3,386
56879
--- 0
__ o
0
0
86{879
669
55000
- 0
-:-, 21760_
0
2,750
- 52260'
647
0
0-
0
0
0
`:- 0`
0
Westview House
Operating Budget - Detailed
License / Miso
- 4000 47
6,000; 71
a;000 94
-24,000 282
Fuel
_: =:o
0
Gas
12000'-
141
Electricity
28,000
329
Water/Sewer
31;600'.
365
Other rCsblo/Mlsc -.
-T 0'
0
PAYROLL
I PAYROLL
On -site Manager 62;000- 612
Maintenance Personnel 60,080-. 942
Other iFFsyroll Taxes LI Insurance I Workers Comp. 50,964`- 599
Total Payroll / Payroll Taxes 183,054 2,163
Total Insurance 0
TOTAL PAYROLL / PAYROLL TAXES 183,034 2,163
REPAIRS & MAINTENANCE
Painting
-31,600:
42
Repairs
10,685:
220
Trash Removal
20,000
235
Exterminating
�.-.__..,_.-5,000-
59
Grounds
1_Y;000-
141
Elevator
_. 6,000.
59
Other lHoating & Cooling R&M
2.000:
24
TOTAL REPAIRS8
:i
OTHER
Insurance - Property
48553-
548
Real Estate Taxes
22,600-
265
Community Facilities District(CFD)
-_.-_-0'r
0
Contract Services
0:
0
Manager Rent
0,:
0
Agency Debt Service
- - -- 0
0
Operating Reserve
0`
0
N_PLH MHSA,=60CHFTMonit_oring Fees
381229-
460
%cial Services -
OTHER EXPENSES
82,570
189,862
971
2,234
TOTAL EXPENSES
Total Annual Residential Operating Expenses
653,1G8
7,684
Total Number of Units In the Project
85
Total Annual Operating Expenses Per Unit
7,604
Total 3-Month Operating Reserve
362,973
Total Annual Internet Expense (Site Amenity Election)
=}:.:-0t
0
Total Annual Services Amenities Budget (From Project Expenses)
-s-,__0-
0
Total Annual Reserve for Replacement
42,600
500
Total Annual Real Estate Taxes
0
TOTAL••
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Exhibit Do.
City/HOME Loan
Deed of Trust
FREE RECORDING REQUESTED PURSUANT
TO GOVERNMENT CODE SECTION 27383
When Recorded Mail to:
City of Santa Ana
Clerk of the Council
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: Clerk of the Council
CITY HOME DEED OF TRUST
AND ASSIGNMENT OF RENTS
(2530 & 2534 Westminster Avenue, Santa Ana, California)
THIS DEED OF TRUST AND ASSIGNMENT OF RENTS ("Deed of Trust") is made as of this
26th day of May, 2022, by Westview House LP, a California limited partnership, ("Trustor"), to
Fidelity National Title, as trustee ("Trustee"), for the benefit of the City of Santa Ana, a charter
city and municipal corporation, as beneficiary ("Beneficiary").
FOR GOOD AND VALUABLE CONSIDERATION, including the indebtedness herein
recited and the trust herein created, the receipt of which is hereby acknowledged, Trustor hereby
irrevocably grants, transfers, conveys and assigns to Trustee, IN TRUST, WITH POWER OF
SALE AND RIGHT OF ENTRY AND POSSESSION, for the benefit and security of
Beneficiary, under and subject to the terms and conditions hereinafter set forth, Trustor's fee
interest in the property located in the City of Santa Ana, State of California, that is described in
Exhibit A, attached hereto and incorporated herein by this reference (the "Property"), on which
Trustor intended to construct and operate an apartment complex commonly known as Westview
House.
TOGETHER WITH all interest, estates or other claims, both in law and in equity which
Trustor now has or may hereafter acquire in the Property and the rents;
TOGETHER WITH all easements, rights -of -way and rights used in connection therewith
or as a means of access thereto, including without limiting the generality of the foregoing, all
tenements, hereditament and appurtenances thereof and thereto;
TOGETHER WITH any and all buildings, improvements and landscaping of every kind
and description now or hereafter erected thereon, and all property of the Trustor now or hereafter
affixed to or placed upon the Property (sometimes collectively referred to as the
"Improvements");
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Westview House
City HOME Deed of llvst
TOGETHER WITH all building materials and equipment now or hereafter delivered to
said Property and intended to be installed therein;
TOGETHER WITH all right, title and interest of Trustor, now owned or hereafter
acquired, in and to any land lying within the right-of-way of any street, open or proposed,
adjoining the Property, and any and all sidewalks, alleys, strips and gores of land adjacent to or
used in connection with the Property and/or Improvements;
TOGETHER WITH all estate, interest, right, title, other claim or demand, of every
nature, in and to such property, including the Property, both in law and in equity, including, but
not limited to, all oil, gas and mineral rights (including royalty and leasehold rights relating
thereto), all water and water rights and shares of stock relating thereto, all leases of all or any
portion of the Property or Improvements entered into by Trustor as lessor or lessee, all options to
purchase or lease all or any portion of the Property and/or Improvements, all deposits made with
or other security given by Trustor to third parties including, utility companies, the proceeds from
any or all of such property, including the Property, claims or demands with respect to the
proceeds of insurance in effect with respect thereto, which Trustor now has or may hereafter
acquire, any and all awards made for the taking by eminent domain or by and proceeding or
purchase in lieu thereof of the whole or any part of such property; and
TOGETHER WITH all articles of personal property or fixtures now or hereafter attached
to, located on, installed in or used in and about the Property and/or Improvements, including
without limitation, all partitions, generators, screens, boilers, furnaces, pipes, plumbing,
elevators, cleaning and sprinkler systems, fire extinguishing machinery and equipment, water
tanks, heating, ventilating, air conditioning and air cooling machinery and, equipment, gas and
electric machinery and equipment and other appliances, machinery and equipment and other
fixtures of every nature, all of which shall remain real property, and all renewals or replacements
thereof or articles in substitution therefor, whether or not the same are, or shall be attached to the
Property in any manner.
TOGETHER WITH all present and future accounts, general intangibles, chattel paper,
deposit accounts, investment property, instruments and documents as those terms are defined in
the California Commercial Code, now or hereafter relating or arising with respect to the Property
and/or Improvements and/or the use thereof or any improvements thereto, including without
limitation: (i) all rights to the payment of money, including escrow proceeds arising out of the
sale or other disposition of all or any portion of the Property and/or Improvements; (ii) all
deposit accounts and other accounts and funds created under or pursuant to the Loan Agreement
(as defined below), and the other Loan Documents, all amounts now or hereafter on deposit
herein, and all interest and other earnings thereon with the exception of the operating reserve
created pursuant to Borrower's Partnership Agreement (as defined in the Loan Agreement); (iii)
all use permits, occupancy permits, construction and building pen -nits, and all other permits and
approvals required by any governmental or quasi -governmental authority in connection with the
development, construction, use, occupancy or operation of the Property and/or Improvements;
(iv) any and all agreements relating to the occupancy and/or operation of the Property and/or
hnprovements, including without limitation service, property management, landscaping,
gardening, consulting and other contracts of every nature (to the extent the same are assignable);
(v) all lease or rental agreements; (vi) all names under which the Property and/or Improvements
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Westview House
City HOME Deed of Dust
are now or hereafter known and all rights to carry on business under any such names or any
variant thereof; (vii) all trademarks relating to the Property and/or Improvements and/or the use,
occupancy or operation thereof; (viii) all goodwill relating to the Property and/or Improvements
and/or the use, occupancy or operation thereof; (ix) all insurance proceeds and condemnation
awards arising out of or incidental to the ownership, use, occupancy or operation of the Property
and/or Improvements; (x) all reserves, deferred payments, deposits, refunds, cost savings, bonds,
insurance policies and payments of any kind relating to the Property and/or Improvements; (xi)
all water stock, if any, relating to any Property and/or Improvements; (xii) all supplements,
modifications and amendments to the foregoing and all present and future accessions, additions,
attachments, replacements and substitutions of or to any or all of the foregoing; and (xiii) all cash
and noncash proceeds and products of any or all of the foregoing, including without limitation all
monies, deposit accounts, insurance proceeds and other tangible or intangible property received
upon a sale or other disposition of any of the foregoing, whether voluntary or involuntary; and
TOGETHER WITH all present and future goods, equipment and inventory, as those
teens are defined in the California Cormnercial Code, and all other present and future personal
property of any kind or nature whatsoever, now or hereafter located at, upon or about the
Property and/or Improvements, or used or to be used in connection with or relating or arising
with respect to the Property and/or Improvements, the use thereof or any improvements thereto.
All of the foregoing, together with the Property, is herein referred to as the "Security".
To have and to hold the Security together with acquittances to the Trustee, its successors and
assigns forever.
FOR THE PURPOSE OF SECURING:
(a) Payment of and performance of all indebtedness of Trustor to Beneficiary as set
forth in the Loan Agreement (defined in Section 1.5 below) and the Note (defined in Section 1.6
below) in the original principal amount of $2,003,705 until paid or canceled. Said principal and
other payments shall be due and payable as provided in the Loan Agreement and the Note. The
Loan Agreement and the Note and all their terms are incorporated herein by reference, and this
conveyance shall secure any and all extensions thereof, however evidenced;
(b) Payment and performance of any sums advanced by Beneficiary to protect the
Security pursuant to the teens and provisions of this Deed of Trust with interest thereon as
provided herein;
(c) Payment and performance of every other obligation, covenant or agreement of
Trustor contained in this Deed of Trust and in the other "Loan Documents" (as such term is
defined in the Loan Agreement);
(d) Payment and performance of all renewals, extensions, supplements, amendments
and other modifications of any of the foregoing, including without limitation modifications that
are evidenced by new or additional documents or that change the rate of interest on any
obligation.
All of the foregoing obligations are referred to collectively herein as the "Obligations".
Westview House
City HOME Deed of Tmst
AND TO PROTECT THE SECURITY OF THIS DEED OF TRUST, TRUSTOR
COVENANTS AND AGREES:
Section 1. DEFINITIONS
1.1 Defined Terms. In addition to the tenns defined elsewhere in this Deed of Trust,
the following terms shall have the following meanings in this Deed of Trust:
"Debt Instrument" means any debt, loan, mortgage, deed of trust, regulatory agreement
or security instrument relating to the Property or the Security, including, but not limited to, the
Loan Documents.
"Hazardous Substance" means:
(a) any oil, flammable substance, explosive, radioactive material, hazardous
waste or substance, toxic waste or substance or any other waste, material, or pollutant that
(i) poses a hazard to the Property or to persons on the Property or
(ii) causes the Property to be in violation of any Hazardous Substance
Law;
(b) asbestos in any form;
(c) urea formaldehyde foam insulation;
(d) transformers or other equipment that contain dielectric fluid containing
levels of polychlorinated biphenyls;
(e) radon gas;
(f) any chemical, material, or substance defined as or included in the
definition of "hazardous substance," "hazardous substances," "hazardous wastes," "hazardous
materials," "extremely hazardous waste," "restricted hazardous waste," or "toxic substances" or
words of similar import under any applicable local, state, or federal law or under the regulations
adopted or publications promulgated pursuant to those laws, including, but not limited to, any
Hazardous Substance Law, Code of Civil Procedure § 564, as amended from time to time, Code
of Civil Procedure § 726.5, as amended from time to time, Code of Civil Procedure §736, as
amended from time to time, and Civil Code § 2929.5, as amended from time to time;
(g) any other chemical, material, or substance, exposure to which is
prohibited, limited, or regulated by any governmental authority with authority over the Property
or which may pose a hazard to the health and safety of the occupants of the Property or the
owners or occupants of property adjacent to or surrounding the Property, or any other person
corning on the Property or any adjacent property; and
(h) any other chemical, material, or substance that may pose a hazard to the
environment.
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Westview House
City HOME Deed of Trust
"Hazardous Substance Claim" means any enforcement, cleanup, removal, remedial, or
other governmental, regulatory, or private actions, agreements, or orders threatened, instituted, or
completed pursuant to any Hazardous Substance Law together with all claims made or
threatened by any third party against Trustor or the Property relating to damage, contribution,
cost -recovery compensation, loss, or injury resulting from the presence, release or discharge of
any Hazardous Substance.
"Hazardous Substance Law" means any federal, state, or local law, ordinance,
regulation, or policy relating to the environment, health, and safety, any Hazardous Substance
(including, without limitation, the use, handling, transportation, production, disposal, discharge,
or storage of the substance), industrial hygiene, soil, groundwater, and indoor and ambient air
conditions or the environmental conditions on the Property, including, without limitation, the
Comprehensive Environmental Response, Compensation, and Liability Act of 1980 [42 USCS
§§ 9601 et seq.], as amended from time to time; the Hazardous Substances Transportation Act
[49 USCS §§ 1801 et seq.], as amended from time to time; the Resource Conservation and
Recovery Act [42 USCS §§ 6901 et seq.], as amended from time to time; the Federal Water
Pollution Control Act [33 USCS §§ 1251 et seq.], as amended from time to time; the Hazardous
Substance Account Act [Health and Safety Code §§ 25300 et seq.], as amended from time to
time; the Hazardous Waste Control Law [Health and Safety Code §§ 25100 et seq.], as amended
from time to time; the Medical Waste Management Act [Health and Safety Code §§ 25015 et
seq.], as amended from time to time; and the Porter -Cologne Water Quality Control Act [Water
Code §§ 13000 et seq.], as amended from time to time.
"Loan Agreement" means that certain Loan Agreement, which terms and provision are
incorporated into this Deed of Trust by reference, of even date herewith between Truster and
Beneficiary.
"Note" means that certain promissory note of even date herewith executed by the Trustor,
the payment of which is secured by this deed of Trust.
"Principal" means the aggregate of all principal and interest due under the Note.
"Release" means any spilling, leaking, pumping, pouring, emitting, emptying,
discharging, injecting, escaping, leaching, durmping, or disposing into the environment, including
continuing migration, of Hazardous Substances that goes into the soil, surface water, or
groundwater of the Property, whether or not caused by, contributed to, permitted by, acquiesced
to, or known to Trustor.
Section 2. GENERAL COVENANTS OF TRUSTOR REGARDING THE
PROPERTY, IMPROVEMENTS AND SECURITY
2.1. Payment of Secured Obligations.
Truster shall duly and punctually pay and perform all Obligations, including but not
limited to all terms, covenants, conditions and agreements set forth in the Debt Instr unents, the
Loan Agreement, the Note and any other agreement of any nature whatsoever now or hereafter
involving or affecting the Security or any part thereof.
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Westview House
City HOME Deed of Trust
2.2. Maintenance, Repair and Modification.
(a) The Trustor agrees that at all times prior to full payment of the sutra owed under
the Note, the Trustor will, at the Trustor's own expense, maintain, preserve and keep the Security
or cause the Security to be maintained and preserved in good condition and repair and in a
prudent and businesslike manner. The Trustor will from time to time make or cause to be made
all repairs, replacements and renewals to the Security, which are necessary or appropriate. The
Beneficiary shall have no responsibility in any of these matters or for the making of
improvements or additions to the Security.
(b) Trustor shall not remove, demolish or substantially alter any of the Improvements,
other than to make repairs in the ordinary course of business of a non-structural nature which
serve to preserve or increase the value of the Security without Beneficiary's prior written
consent, which consent shall not be unreasonably withheld so long as Trustor provides
reasonable evidence to Beneficiary that, following such demolition and restoration and/or
alteration, the Improvements shall have a fair market value at least equal to their fair market
value prior to such demolition and restoration and/or alteration; Trustor shall complete promptly
and in a good and workmanlike manner any Improvement which may now or hereafter be
constructed and promptly restore in like manner any Improvement which may be damaged or
destroyed thereon from any cause whatsoever, and pay when due all claims for labor performed
and materials furnished therefor; Trustor shall comply with all laws, ordinances, rules,
regulations, covenants, conditions, restrictions and orders of any governmental authority now or
hereafter affecting the conduct or operation of Trustor's business or the security or any part
thereof or requiring any alteration or improvement to be made thereon; Trustor shall not commit,
suffer or permit any act to be done in, upon or to the Security or any part thereof in violation of
any such laws, ordinances, rules, regulations or orders, or any covenant, condition or restriction
now or hereafter affecting the Security; Trustor shall not commit or permit any waste or
deterioration of the Security, and shall keep and maintain abutting grounds, sidewalks, roads,
parking and landscape areas in good and neat order and repair; Trustor will not take (or fail to
take) any action, which if taken (or not so taken) would increase in any way the risk of fire or
other hazard occurring to or affecting the Security or otherwise would impair the security of
Beneficiary in the Security; Trustor shall comply with the provisions of all leases, if any,
constituting a portion of the Security; Trustor shall not abandon the Security or any portion
thereof or leave the Security unprotected, unguarded, vacant or deserted; Trustor shall not
initiate, join in or consent to any change in any zoning ordinance, general plan, specific plan,
private restrictive covenant or other public or private restriction limiting the uses which may be
made of the Security by Trustor or by the owner thereof, Trustor shall secure and maintain in full
force all permits necessary for the use, occupancy and operation of the Security; except as
otherwise prohibited or restricted by the Loan Agreement and the other instruments and
documents executed in connection with the transaction to which the Loan Agreement pertains or
any of them, Trustor shall do any and all other acts which may be reasonably necessary to protect
or preserve the value of the Security and the rights of Trustee and Beneficiary with respect
thereto.
2.3. Granting of Easements.
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Westview House
City HOME Deal of Tmst
Trustor may not grant easements, licenses, rights -of -way or other rights or privileges in
the nature of easements with respect to any property or rights included in the Security except
those required or desirable for installation and maintenance of public utilities including, without
limitation, water, gas, electricity, sewer, telephone and telegraph, or those required by law.
2.4. Agreement to Pay Attorneys' Fees and Expenses.
In the event of any Event of Default (as defined below) hereunder, and if the Beneficiary
should employ attorneys or incur other expenses for the collection of amounts due or the
enforcement of performance or observance of an obligation or agreement on the part of the
Trustor in this Deed of Trust, the Trustor agrees that it will, on demand therefor, pay to the
Beneficiary the reasonable fees of such attorneys and such other reasonable expenses so paid by
the Beneficiary; and any such amounts paid by the Beneficiary shall be added to the
indebtedness secured by the lien of this Deed of Trust, and shall bear interest from the date such
expenses are paid at the Agreed Rate (as defined in Section 3.1(d) below).
2.5. Payment of the Principal.
The Trustor shall pay to the Beneficiary the Principal and any other payments as set forth
in the Note in the amounts and by the times set out therein.
2.6. Fixture Filing and Security Agreement.
(a) To the maximum extent permitted by law, the personal property subject to this
Deed of Trust shall be deemed to be fixtures and part of the real property and this Deed of Trust
shall constitute a fixture filing under the California Commercial Code. As to any personal
property not deemed or permitted to be fixtures, this Deed of Trust shall constitute a security
agreement under the California Commercial Code and Trustor hereby grants to Beneficiary a
security interest in all of Trustor's right, title and interest, whether now existing or hereafter
arising, in and to any portion of the Property which constitutes personal property (the "Personal
Property").
(b) Trustor hereby represents and warrants to Beneficiary that: (1) Trustor is the
owner of the Personal Property and no other person has any right, title, claim or interest (by way
of security interest or other lien or charge or otherwise) in, against or to the Personal Property
other than any senior lender or lien holder approved in writing by Beneficiary; (2) the Personal
Property is free from all liens, security interests, encumbrances and adverse interests, except
Pennitted Encumbrances (hereinafter defined); (3) no financing statement or similar filing
covering any of the Personal Property, and naming any secured party other than Beneficiary and
the holders of Permitted Encumbrances, is on file in any public office; (4) each account, general
intangible, chattel paper, deposit account, instrument, document, agreement, contract or right to
the payment of money constituting Personal Property (collectively, the "Rights to Payment"), if
any, is genuine and enforceable in accordance with its terns against the party obligated to pay
the same and (5) the Personal Property is not used nor was the Personal Property purchased for
personal or family use by Trustor.
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Wes(view House
City HOME Deed of Tmst
(c) Trustor hereby agrees: (1) to pay, prior to delinquency, all taxes, assessments,
charges, encumbrances and liens now or hereafter imposed upon or affecting all or any part of
the Personal Property; (2) not to amend, modify, supplement, terminate or cancel any of the
Personal Property; (3) without the prior written consent of Beneficiary, not to remove all or any
part of the tangible Personal Property from the Property; (4) to give Beneficiary thirty (30) days'
prior written notice of any change in Trustor's residence, principal place of business, chief
executive office or trade names or styles; (5) to appear in and defend any action or proceeding
which may affect the Personal Property (including, without limitation, actions, proceedings and
claims which may affect Trustor's title to the Personal Property or the validity or priority of
Beneficiary's security interest in the Personal Property); (6) to indemnify Beneficiary against all
claims, demands and liabilities of every kind caused by the Personal Property; and (7) upon not
less than 72 hours' prior written notice and during regular business hours, to permit Beneficiary
to enter Trustor's premises to inspect the Personal Property; provided, that Trustor shall have the
right to require that a representative of Trustor be present during any such entry made while any
construction and/or rehabilitation work is occurring. Trustor further agrees (8) to fully and timely
perform all of its obligations under and with respect to all Rights of Payment and to diligently
enforce all of the obligations of each obligor thereunder; (9) not to amend, modify, supplement,
cancel or terminate any of the Rights to Payment in any material respect without the prior written
consent of Beneficiary; (10) to keep the Rights to Payment and all proceeds free and clear of all
defaults, defenses, rights of offset and counterclaim; (11) to take or bring, in Beneficiary's name
or in the name of Trustor, as Beneficiary may require, all actions, suits or proceedings reasonably
deemed necessary by Beneficiary to effect collection or to realize upon Rights to Payment; and
(12) not to commingle Rights to Payment or collections thereunder with other property.
(d) As soon as practicable, and in any event within ten (10) days, Trustor shall notify
Beneficiary of: (1) any attachment or other legal process levied against any of the Personal
Property; (2) any information received by Trustor which may in any manner materially and
adversely affect the value of the Personal Property or the rights and remedies of Beneficiary with
respect thereto; and (3) the removal of any of the Personal Property to a new location other than
in the ordinary course of business and the removal of any records of Trustor relating to the
Personal Property to any location other than the Land and Improvements.
(e) Trustor hereby irrevocably constitutes and appoints Beneficiary as its attorney -in -
fact to, after the occurrence and during the occurrence of an Event of Default: (1) perform any
obligation of Trustor hereunder in Trustor's name or otherwise; (2) give notice of Beneficiary's
rights in the Rights to Payment, to enforce the same, and make extension agreements with
respect thereto; (3) release persons liable on the Rights to Payment and to give receipts and
acquittances and compromise disputes in connection therewith; (4) release security for the Rights
to Payment; (5) resort to security for the Rights to Payment in any order; (5) prepare, execute,
file, record or deliver notes, assignments, schedules, designation statements, financing
statements, continuation statements, termination statements, and other documents to perfect
preserve or release Beneficiary's interest in the Rights to Payment; and (6) do all acts and things
and execute all documents in the name of Trustor or otherwise, deemed by Beneficiary as
necessary, proper and convenient in connection with the preservation, perfection or enforcement
of its rights hereunder. The power of attorney granted hereunder is coupled with an interest and
is irrevocable.
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Westview House
City HOME Deed of Trust
2.7. Financing Statement.
The Trustor shall execute and deliver to the Beneficiary such financing statements
pursuant to the appropriate statutes, and any other documents or instruments as are required to
convey to the Beneficiary a valid perfected security interest in the Security. The Trustor agrees
to perform all acts that the Beneficiary may reasonably request so as to enable the Beneficiary to
maintain such valid perfected security interest in the Security in order to secure the payment of
the Note in accordance with its terns. The Beneficiary is authorized to file a copy of any such
financing statement in any jurisdiction(s) as it shall deem appropriate from rime to time in order
to protect the security interest established pursuant to this instrument.
2.8. Operation of the Security.
The Truster agrees and covenants to operate the Security in full compliance with the
Loan Agreement and the Debt Instruments.
2.9. Inspection of the Security.
The Trustor covenants and agrees that at any and all reasonable times during regular
business hours and upon not less than 72 hours' prior written notice, the Beneficiary and its duly
authorized agents, attorney's experts, engineers, accountants and representatives, shall have the
right, without payment of charges or fees, to inspect all or any portion of the Security, including,
but not limited to, the right to inspect and copy all reports and records pertaining thereto
provided, that Truster shall have the right to require that a representative of Truster be present
during any entry onto the Property made while any construction and/or rehabilitation work is
occurring.
2.10. Nondiscrimination.
The Truster herein covenants by and for itself, its heirs, executors, administrators, and
assigns, and all persons claiming under or through there, that there shall be no discrimination
against or segregation of, any person or group of persons on account of race, color, creed,
religion, sex, sexual orientation, age, marital status, national origin, ancestry or disability in the
sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Security, nor shall the
Trustor itself or any person claiming under or through it establish or permit any such practice or
practices of discrimination or segregation with reference to the selection, location, number, use
or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Security. The
foregoing covenants shall run with the land.
2.11. Subrogation and Waiver of Offset.
(a) Trustor waives any and all right to claim or recover against Beneficiary, its
officers, employees, agents and representatives, for loss of or damage to Trustor, the Security,
Trustor's property or the property of others under Trustor's control from any cause insured
against or required to be insured against by the provisions of this Deed of Trust; provided,
however, that this waiver of subrogation shall not be effective with respect to any policy of
insurance permitted or required by this Deed of Trust if (i) such policy prohibits, or if coverage
thereunder would be reduced as a result of, such waiver of subrogation and (ii) Trustor is unable
9
Westview House
City HOME Deed of Tmst
to obtain from a carrier issuing such insurance a policy that, by special endorsement or
otherwise, pen -nits such a waiver of subrogation.
(b) Except as otherwise specifically provided herein, all amounts payable by Trustor
pursuant to this Deed of Trust shall be paid without notice, demand, counterclaim, setoff,
deduction or defense and without abatement, suspension, deferment, diminution or reduction,
and the obligations and liabilities of Trustor hereunder shall in no way be released, discharged or
otherwise affected (except as expressly provided herein) by reason of: (i) any damage to or
destruction of or any condemnation or similar taking of the Security or any part thereof; (ii) any
restriction or prevention of or interference by any third party with any use of the Security or any
part thereof; (iii) any title defect or encumbrance or any eviction from the Security or any part
thereof by title paramount or otherwise; (iv) any bankruptcy, insolvency, reorganization,
composition, adjustment, dissolution, liquidation or other like proceeding relating to Beneficiary,
or any action taken with respect to this Deed of Trust by any trustee or receiver of Beneficiary,
or by any court, in any such proceeding; (v) any claim which Trustor has or might have against
Beneficiary; (vi) any default or failure on the part of Beneficiary to perform or comply with any
of the terms hereof or of any other agreement with Trustor; or (vii) any other occurrence
whatsoever, whether similar or dissimilar to the foregoing. Except as expressly provided herein,
Trustor waives all rights now or hereafter conferred by statute or otherwise to any abatement,
suspension, deferment, diminution or reduction of any sum secured hereby and payable by
Trustor.
2.12. Utilities.
Trustor shall pay or cause to be paid when due all utility charges which are inured for
the benefit of the Security or which may become a charge or lien against the Security for gas,
electricity, water, sewer services or other fees and charges for utilities furnished to the Security
and all other assessments or charges of a similar nature, whether public or private, affecting or
related to the Security or any portion thereof, whether or not such taxes, assessments or charges
are or may become liens thereon.
2.13. Actions by Beneficiary to Preserve Property.
If Trustor fails to make any payment or to do any act as and in the manner provided in
this Deed of Trust, Beneficiary and Trustee, and each of them, each in its own discretion, without
obligation to do so, without releasing Trustor from any Obligation, and subject only to the notice
and cure provisions of the Loan Agreement, may make or do the same in such manner and to
such extent as either may deem necessary to protect the security hereof. In connection therewith
(without limiting their general and other powers, whether conferred herein, in another Loan
Document or by law), Beneficiary and Trustee shall each and are hereby given the right, but not
the obligation: (i) to enter upon and take possession of the Security; (ii) to make additions,
alterations, repairs and improvements to the Security which either of them consider necessary or
proper to keep the Security in good condition and repair; (iii) to appear and participate in any
action or proceeding which may affect the security hereof or the rights or powers of Beneficiary
or Trustee; (iv) to pay, purchase, contest or compromise any encumbrance, claim, charge, lien or
debt which in the judgment of either may affect the security of this Deed of Trust or be prior or
superior hereto; and (v) in exercising such powers to pay necessary expenses, including
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Westview House
City HOME Deed of Trust
employment of counsel or other necessary or desirable consultants. Trustor shall reimburse
Beneficiary on demand for all costs incurred by Beneficiary in connection with actions which
Beneficiary reasonably deems advisable to protect its interest under the Loan Agreement and all
such amounts shall bear interest at the Agreed Rate following demand and be secured hereby.
2.14. Transfer of Property by Trustor.
Prior to repayment of the Note, Trustor agrees that Trustor shall not sell or transfer the
Security or any interest therein or sell or transfer all or substantially all of the assets of Trustor or
any of them except as may be provided in the Loan Agreement.
2.15. Additional Security.
No other security now existing, or hereafter taken, to secure the Obligations secured
hereby or the liability of any maker, surety guarantor or endorser with respect to such
Obligations, or any of therm, shall be impaired or affected by the execution of this Deed of Trust;
and all additional security shall be taken, considered and held as cumulative. The taking of
additional security, execution of partial releases of the Security, or any extension of the time of
payment of the indebtedness shall not diminish the force, effect or lien of this Deed of Trust and
shall not affect or impair the liability of any maker, surety, guarantor or endorser for the payment
of said indebtedness. In the event Beneficiary at any time holds additional security for any of the
Obligations secured hereby, it may enforce the sale thereof or otherwise realize upon the same, at
its option, either before, concurrently, or after a sale is made hereunder.
2.16. Liens.
Trustor shall not cause, incur suffer or pennit to exist or become effective any lien,
encumbrance or charge upon all or any part of the Property, the Improvements or any interest
therein other than (a) easements, rights of way, covenants, conditions, restrictions, liens, and
other title limitations approved in writing by Beneficiary prior to the execution of this Deed of
Trust, (b) immaterial easements and rights of way which are required by governmental
authorities as a condition to the use and operation of the Improvements which are approved in
writing by Beneficiary after the execution of this Deed of Trust, and (c) easements, rights of
way, covenants, conditions, restrictions, liens and other title limitations allowed pursuant to
Section 2.3 hereof (the "Permitted Encumbrances"). Trustor shall pay and promptly discharge,
at Trustor's cost and expense, all liens, encumbrances and charges upon the Security, or any part
thereof or interest therein other than the Permitted Encumbrances; provided, that the existence of
any mechanic's, laborer's, materialman's, supplier's or vendor's lien or right thereto shall not
constitute a violation of this Section if payment is not yet due under the contract which is the
foundation thereof. Trustor shall have the right to contest in good faith the validity of any such
lien, encumbrance or charge, provided Trustor shall first deposit with the Beneficiary a bond or
other security reasonably satisfactory to Beneficiary in such amounts as Beneficiary shall
reasonably require, but not more than one hundred fifty percent (150%) of the amount of the
claim or shall post a bond authorized by statute in lieu thereof, and provided further that Trustor
shall thereafter diligently proceed to cause such lien, encumbrance or charge to be removed and
discharged. If Trustor shall fail to remove and discharge any such lien, encumbrance, or charge,
then, in addition to any other right or remedy of Beneficiary, Beneficiary may, but shall not be
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obligated to, discharge the same, without inquiring into the validity of such lien, encumbrance or
charge nor into the existence of any defense or offset thereto, either by paying the amount
claimed to be due, or by procuring the discharge of such lien, encumbrance or charge by
depositing in court a bond or the amount claimed, or otherwise giving security for such claim, in
such manner as is or may be prescribed by law. Trustor shall, promptly upon demand therefor
by Beneficiary, pay to Beneficiary an amount equal to all costs and expenses incurred by
Beneficiary in connection with the exercise by Beneficiary of the foregoing right to discharge
any such lien, encumbrance or charge, together with interest thereon from the date of such
expenditure at the Agreed Rate and, until paid, such sums shall be secured hereby.
2.17. Beneficiary's Powers.
Without affecting the liability of any other person liable for the payment of any
Obligation herein mentioned, and without affecting the lien or charge of this Deed of Trust upon
any portion of the Security not then or theretofore released as security for the full amount of all
unpaid Obligations, Beneficiary may, from time to time and without notice: (a) release any
person so liable, (b) extend the maturity or alter any of the terns of any such Obligation (to the
extent that Beneficiary is so allowed under the Loan Agreement), (c) grant other indulgences, (d)
release or reconvey, or cause to be released or reconveyed at any time at Beneficiary's option any
parcel, portion or all of the Security, (e) take or release any other or additional security for any
Obligation herein mentioned, or (f) make compositions or other arrangements with debtors in
relation thereto. By accepting payment or performance of any Obligation secured by this Deed
of Trust after the payment or performance thereof is due or after the filing of notice of default
and election to sell (other than satisfaction in full of the Obligations), Beneficiary shall not have
thereby waived its right to require prompt payment or performance, when due, of all other
Obligations secured hereby, or to declare a default for failure so to pay or perform, or to proceed
with the sale under any notice of default and election to sell theretofore given by Beneficiary, or
with respect to any unpaid balance of the indebtedness secured hereby. The acceptance by
Beneficiary of any sum in an amount less than the sum then due shall not constitute a waiver of
the obligation of Trustor to pay the entire sun then due. Trustor's failure to pay the entire sum
then due shall continue to be a default, notwithstanding the acceptance of partial payment, and,
until the entire sun then due shall have been paid, Beneficiary or Trustee shall at all times be
entitled to declare a default and to exercise all the remedies herein conferred, and the right to
proceed with a sale under any notice of default and election to sell shall in no way be impaired,
whether or not such amounts are received prior or subsequent to such notice. No delay or
omission of Trustee or Beneficiary in the exercise of any other right or power hereunder shall
impair such right or power or any other right or power nor shall the same be construed to be a
waiver of any default or any acquiescence therein.
2.18. Suits to Protect Property.
Trustor agrees to appear in and defend any action or proceeding purporting to affect the
security of this Deed of Trust or any additional or other security for the obligations secured, the
interest of Beneficiary of the rights, powers and duties of Trustee, and to pay all costs and
expenses, including without limitation, cost of evidence of title and reasonable attorneys' fees, in
any action or proceeding in which Beneficiary or Trustee may appear to be made a party,
including, but not limited to, foreclosure or other proceeding commenced by those claiming a
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right to any part of the Property under subordinate liens, in any action to partition or condemn all
or part of the Property, whether pursued to final judgment, and in any exercise of the power of
sale in this Deed of Trust, whether the sale is actually consummated.
Section 3. TAXES AND INSURANCE; ADVANCES
3.1. Taxes, Other Governmental Charges and Utility Charges.
(a) Trustor shall pay, prior to delinquency, all real property taxes and assessments,
general and special, and all other charges of any kind, including without limitation non-
govennnental levies or assessments such as maintenance charges, levies or other charges
resulting from covenants, conditions and restrictions affecting the Security, which are assessed or
imposed upon the Security or upon Trustor as owner or operator of the Security, or become due
and payable, and which create or may create a lien upon the Security, or any part thereof, or
upon any personal property, equipment or other facility used in the operation or maintenance
thereof (all the above collectively hereinafter referred to as "Impositions"); provided, however,
that if, by law, any Imposition is payable, or may at the option of the taxpayer be paid, in
installments, Trustor may pay the same in installments (together with any interest charged) as the
same become due and before any fine, penalty or cost may be added thereto for the nonpayment
of any such installment. Notwithstanding the foregoing, Trustor shall have the right to diligently
contest, in good faith and by appropriate proceedings, the validity of any Imposition, so long as
Trustor demonstrates to Beneficiary that Trustor is maintaining sufficient reserves for the
payment of all contested liabilities and so long as the security and value of Beneficiary's interest
under this Deed of Trust are not impaired as a result of such contest.
(b) If at any time after the date hereof there shall be assessed or imposed (1) a tax or
assessment on the Security in lieu of or in addition to the Impositions payable by Trustor
pursuant to this Section 3.1 hereof, or (2) a license fee, tax or assessment imposed on Beneficiary
and measured by or based in whole or in part upon the amount of the outstanding Obligations
secured hereby, then all such taxes, assessments or fees shall be deemed to be included within
the term "Impositions" as defined in this Section and Trustor shall pay and discharge the same as
herein provided with respect to the payment of Impositions. If Trustor fails to pay such
Impositions prior to delinquency or if Trustor is prohibited by law from paying such Impositions,
Beneficiary may at its option declare all Obligations secured hereby, together with all accrued
interest thereon, irmnediately due and payable. Anything to the contrary herein notwithstanding,
Trustor shall have no obligation to pay any franchise, estate, inheritance, income, excess profits
or similar tax levied on Beneficiary or on the Obligations secured hereby.
(c) Trustor shall deliver to Beneficiary within thirty (30) days after the date upon
which any such Imposition is due and payable by Trustor official receipts of the appropriate
taxing authority, or other proof reasonably satisfactory to Beneficiary, evidencing the payment
thereof Trustor shall not suffer, permit or initiate the joint assessment of any real and personal
property which may constitute all or a portion of the Security and the personal property or suffer,
permit or initiate any other procedure whereby the lien of real property taxes and the lien of
personal property taxes shall be assessed, levied or charged to the Security as a single Lien.
Trustor shall cause to be furnished to Beneficiary a tax reporting service, covering the Property,
of a type and duration, and with a company, reasonably satisfactory to Beneficiary.
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(d) In the event that Truster shall fail to pay any of the foregoing items required by
this Section to be paid by Truster, Beneficiary may (but shall be under no obligation to) pay the
same, after the Beneficiary has notified the Trustor of such failure to pay and the Truster fails to
fully pay such items within fifteen (15) business days after receipt of such notice. Any amount
so advanced therefor by Beneficiary, together with interest thereon from the date of such
advance at the lesser of twelve percent (12%) per annum or the maximum rate pennitted by law
(hereinafter the "Agreed Rate"), shall become an additional Obligation of Trustor to the
Beneficiary and shall be secured hereby, and Trustor agrees to pay all such amounts.
3.2. Insurance.
(a) Truster agrees to provide insurance conforming in all respects to that required
under the Loan Agreement at all times until all amounts secured by this Deed of Trust have been
paid and all other Obligations secured hereunder fulfilled, and this Deed of Trust reconveyed.
All such insurance policies and coverages shall be maintained at Truster's sole cost and expense.
(b) All said insurance shall have attached thereto a lender's loss payable endorsement
for the benefit of Beneficiary in form reasonably satisfactory to the Beneficiary and/or shall
name Beneficiary as an additional insured, as Beneficiary may require, and shall contain an
endorsement or agreement by the insurer that any loss shall be payable in accordance with the
terms of such policies notwithstanding any act or negligence of Trustor or any party holding
under Truster which might otherwise result in forfeiture of said insurance and the further
agreement of the insurer waiving all rights of setoff, counterclaim and deduction against Trustor.
At Beneficiary's option, Trustor shall fitrnish Beneficiary with an original of all required policies
of insurance and/or a certificate of insurance with all required endorsements for each required
policy setting forth the coverage, the limits of liability, the deductible, if any, the name of the
carrier, the policy number, and the period of coverage, which certificates and endorsements shall
be executed by authorized officials of the companies issuing such insurance, or any agents or
attorneys -in -fact authorized to issue said certificates and endorsements (in which event each such
certificate and endorsements shall be accompanied by a notarized affidavit, agency agreement or
power of attorney evidencing the authority of the signatory to issue such certificate on behalf of
the insurer named therein), accompanied by a certificate from Trustor that the insurance satisfies
the requirements of the Loan Agreement, and that Beneficiary may conclusively rely on such
certificates. If Beneficiary consents (which consent shall not be unreasonably withheld or
delayed), Trustor may provide any of the required insurance through blanket policies carried by
Trustor and covering more than one location; provided, however, all such policies shall be in
form and substance and issued by companies reasonably satisfactory to Beneficiary.
(c) At least thirty (30) days prior to the expiration of each required policy, Trustor
shall deliver to Beneficiary evidence reasonably satisfactory to Beneficiary of the payment of
premium and the renewal or replacement of such policy continuing insurance in form as required
by this Deed of Trust or the Loan Agreement. All such policies shall contain a provision that,
notwithstanding any contrary agreement between Trustor and the insurance company, such
policies will not be canceled, allowed to lapse without renewal, surrendered or materially
amended (which term shall include any reduction in the scope, or limits of coverage), other than
for nonpayment, without at least thirty (30) days prior written notice to Beneficiary.
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City HOME Deed of Most
(d) In the event of foreclosure of this Deed of Trust or other transfer of title or
assignment of the Property in extinguishment, in whole or in part, of the debt secured hereby, all
right, title and interest of Trustor in and to all policies of insurance required by Section 3.2
hereof and any unearned premiums paid thereon shall, without further act, be assigned to and
shall inure to the benefit of and pass to the successor in interest to Trustor or the purchaser or
grantee of the Property, and Trustor hereby appoints Beneficiary its lawful attorney -in -fact to
execute an assignment thereof and any other document necessary to effect such transfer.
3.3. Advances.
In the event the Trustor shall fail to maintain the full insurance coverage required by this
Deed of Trust or shall fail to keep the Security in accordance with the Loan Agreement, the
Beneficiary, after at least twenty (20) days prior written notice to Trustor, may (but shall be
under no Obligation to) take out the required policies of insurance and pay the premiums on the
same or may make such repairs or replacements as are necessary and provide for payment
thereof; and all amounts so advanced therefor by the Beneficiary shall become an additional
Obligation of the Trustor to the Beneficiary (together with any applicable interest) and shall be
secured hereby, which amounts the Trustor agrees to pay on the demand of the Beneficiary, and
if not so paid, shall bear interest from the date of the advance at the Agreed Rate.
Section 4. DAMAGE, DESTRUCTION OR CONDEMNATION
4.1. Casualties.
Trustor shall give prompt written notice to Beneficiary upon the occurrence of casualty to
or in connection with the Security or any part thereof, whether or not covered by insurance. In
the event of such casualty Trustor hereby absolutely and unconditionally assigns to Beneficiary
all insurance proceeds which it may be entitled to receive and such proceeds shall be delivered to
and held by Beneficiary to be applied to Beneficiary's expenses in settling, prosecuting or
defending any insurance claim, and then to the restoration of any portion of the Security that has
been damaged or destroyed to the same condition, character and value as existed prior to such
damage or destruction so long as the following conditions are satisfied: (i) Trustor is not in
default hereunder (other than any default resulting from such casualty), (ii) Beneficiary's
security is not materially impaired, (iii) all income (from the Security or otherwise) required to
pay all debt service and operating expenses of the Security during such restoration and thereafter
will be equal to or greater than the income which was required to pay such debt service and
operating expenses prior to the casualty, (iv) Trustor evidences to the reasonable satisfaction of
Beneficiary that the insurance required to be maintained hereunder will be available to the
Trustor during restoration and thereafter, (v) Beneficiary shall have approved the plans and
specifications for such restoration, which approval shall not be unreasonably withheld or
delayed, and (vi) in the event that in Beneficiary's reasonable judgment the insurance proceeds
and any amounts deposited with a senior lender are not sufficient to accomplish restoration,
Trustor deposits with the Beneficiary or senior lender, if and to the extent required by that senior
lender pursuant to the terms of the senior debt instrument, within five days of demand by
Beneficiary, the additional amounts necessary to accomplish restoration. Proceeds disbursed for
restoration will be released to Trustor in accordance with Beneficiary's then current customary
disbursement procedures. In the event any of the conditions set forth above are not satisfied or if
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the insurance proceeds shall not be applied to the restoration of the Security within thirty days
after receipt of such proceeds by Beneficiary, Beneficiary may release such proceeds to Trustor
without such release being deemed a payment of any indebtedness secured hereby, rather than
apply such proceeds to the restoration of the Security. Such application or release shall not cure
or waive any default or notice of default hereunder or invalidate any act done pursuant to such
notice. If the Security is restored at a cost less than the available insurance proceeds, then such
excess proceeds shall, if Trustor is not then in default hereunder, be paid over to Trustor.
Beneficiary may commence, appear in, defend or prosecute any assigned claim or action, and
may adjust, compromise, settle and collect all claims, proceeds and awards assigned to
Beneficiary, but shall not be responsible for any failure to collect any claim, proceeds or award,
regardless of the cause of the failure.
4.2. Condemnation.
Promptly upon its obtaining knowledge of the institution or the threatened institution of
any proceeding for the condemnation or other taking for public or quasi -public use of the
Security or any part thereof, or if the same be taken or damaged by reason of any public
improvement or condemnation proceeding, or in any other manner, or should Trustor receive any
notice or other information regarding such proceedings, action, taking or damage, Trustor shall
promptly notify Trustee and Beneficiary of such fact. Trustor shall then, if requested by
Beneficiary, file or defend its right thereunder and prosecute the same with due diligence to its
final disposition and shall cause any award or settlement to be paid to Beneficiary in accordance
with the provisions of the Loan Agreement. At Beneficiary's option, Beneficiary or Trustor may
be the nominal party in such proceeding but in any event Beneficiary shall be entitled, without
regard to the adequacy of its security, to participate in, appear in, prosecute and settle, jointly
with Trustor to control the same and to be represented therein by counsel of its choice, and
Trustor will deliver, or cause to be delivered, to Beneficiary such instruments as may be
requested by it from time to time to permit such participation. Trustor and Beneficiary agree to
act in good faith with respect to any consent, settlement, or award arising out of said prosecution.
If the Security or any part thereof is taken or diminished in value, or if a consent settlement is
entered, by or under threat of such proceedings, all compensation, awards, damages, rights of
action proceeds and settlements payable to Trustor by virtue of its interest in the security shall be
and hereby are assigned, transferred and set over into Beneficiary to be held by it, in trust,
subject to the lien and security interest of this Deed of Trust. All such proceeds shall be first
applied to reimburse Trustee and Beneficiary, for all costs and expenses, including reasonable
attorneys' fees, incurred in connection with the collection of such award or settlement, and then
to the restoration of any portion of the Security that has been taken to the similar condition,
character and value as existed prior to such taking so long as the following conditions are
satisfied: (i) Trustor is not in default hereunder, (ii) Beneficiary's security is not materially
impaired, (iii) all income (from the Security or otherwise) required to pay all debt service and
operating expenses of the Security during such restoration and thereafter will be equal to or
greater than the income which was required to pay such debt service and operating expenses
prior to the casualty, (iv) Trustor evidences to the reasonable satisfaction of Beneficiary that the
insurance required to be maintained hereunder will be available to the Trustor during restoration
and thereafter, (v) Beneficiary shall have approved the plans and specifications for such
restoration, and (vi) in the event that in Beneficiary's reasonable judgment the insurance
proceeds and any amounts deposited with a senior lender are not sufficient to accomplish
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City HOME Deed of Toast
restoration, Truster deposits with the Beneficiary or senior lender, if and to the extent required
by that senior lender pursuant to the terms of the senior Debt Instrument, within five days of
demand by Beneficiary, the additional amounts necessary to accomplish restoration. Application
or release of proceeds as provided herein shall not cure or waive any default or notice of default
hereunder or invalidate any act done pursuant to such notice.
Section 5. ENVIRONMENTAL COVENANTS OF TRUSTOR
5.1. Disclosures By Trustor.
Except as disclosed in writing to, and acknowledged and accepted in writing by
Beneficiary, Trustor represents and warrants that:
(a) during the period of Trustor's ownership of the Property
(1) there has been no use, generation, manufacture, storage, treatment,
disposal, discharge, Release, or threatened Release of any Hazardous Substance by any person
on or around the Property except in such small quantities as are customary and usual in the
ordinary course of constructing, using and operating a residential housing business on the
Property and in strict compliance with all Hazardous Substances Laws, and
(2) there have been no Hazardous Substances transported over or
through the Property;
(b) Trustor has no knowledge of, or reason to believe that, there has been:
(1) any use, generation, manufacture, storage, treatment, disposal,
Release, or threatened Release of any hazardous waste or substance by any prior owners or prior
occupants of the Property or by any third parties onto the Property, or
(2) any actual or threatened litigation or claims of any kind by any
person relating to these matters;
(c) to Trustor's knowledge, no Hazardous Substances in excess of permitted
levels or reportable quantities under applicable Hazardous Substance Laws are present in or
about the Property or any nearby real property that could migrate to the Property;
(d) to Trustor's knowledge, no Release or threatened Release exists or has
occurred;
(e) to Trustor's knowledge, no underground storage tanks of any kind are or
ever have been located in or about the Property;
(f) the Property and all of Trustor's contemplated operations and activities at,
and Trustor's contemplated use and occupancy of, the Property comply with all applicable
Hazardous Substance Laws;
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City HOME Deed of Tmst
(g) Trustor is now in strict compliance with, every permit, license, and
approval required by all applicable Hazardous Substance Laws for all activities and operations
at, and the use and occupancy of, the Property;
(h) to Trustor's knowledge, there are no Hazardous Substance Claims pending
or threatened with regard to Property or against Trustor;
(i) to Trustor's knowledge the Property has not been nor is it within 2,000
feet of any other property designated as "hazardous waste property" or "border zone property"
pursuant to Health and Safety Code §§ 25220 et seq., and no proceedings for a determination of
this designation are pending or threatened;
0) to Trustor's knowledge, there exists no occurrence or condition on any
real property adjoining or within 2,000 feet of the Property that would cause the Property or any
part of it to be designated as "hazardous waste property" or "border zone property" under the
provisions of Health and Safety Code §§ 25220 et seq., and any regulation adopted in accordance
with that section;
(k) that the Trustor's use of the Property shall be residential housing;
(1) to Trustor's knowledge, any written disclosure submitted by or on behalf
of Trustor to Beneficiary concerning any Release or threatened Release, past or present
compliance by Trustor or other person of any Hazardous Substance Laws applicable to the
Property, the past and present use and occupancy of the Property, and any environmental
concerns relating to the Property, was true and complete when submitted and continues to be true
and complete as of the date of this Deed of Trust.
As used in this Section 5.1, pleases such as "to Trustor's knowledge," shall refer to the
actual knowledge of the Truster, and its agents, directors and other associates, without duty of
inquiry or investigation other than the ordering of a Phase I Environmental Assessment as
required pursuant to the Loan Agreement.
5.2. Covenants of Trustor.
Trustor agrees, except in the ordinary course of business and in strict compliance with all
applicable Hazardous Substance Laws, as follows:
(a) not to cause or pen -nit the property to be used as a site for the use,
generation, manufacture, storage, treatment, Release, discharge, disposal, transportation, or
presence of any Hazardous Substance;
(b) not to cause, contribute to, permit, or acquiesce in any Release or
threatened Release;
(c) not to change or modify the use of the Property without the prior written
consent of Beneficiary;
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City HOME Deed of Tmst
(d) to comply with and to use reasonable cominercial efforts to cause the
Property and every invitee or occupant of the Property to comply with all Hazardous Substance
Laws;
(e) to promptly upon Trustor's discovery thereof, notify Beneficiary in
writing of and to provide Beneficiary with a reasonably detailed description of:
Laws;
(1) any noncompliance of the Property with any Hazardous Substance
(2) any Hazardous Substance Claim;
(3) any Release or Threatened Release;
(4) the discovery of any occurrence or condition on any real property
adjoining or in the vicinity of the Property that would cause the Property or any part of it to be
designated as "hazardous waste property" or "border zone property" under the provisions of
Health and Safety Code §§ 25220 et seq., and any regulation adopted in accordance with that
section;
(1) if Trustor discovers a Release or the presence of any Hazardous Substance
on or about the Property in violation of any Hazardous Substance Law, to:
(1) notify Beneficiary of that discovery together with a reasonably
detailed description;
(2) engage promptly after a request by Beneficiary, a qualified
environmental engineer reasonably satisfactory to Beneficiary to investigate these matters and
prepare and submit to Beneficiary a written report containing the findings and conclusions
resulting from that investigation, all at the sole expense of Trustor, and
(3) If the Release of Hazardous Substances results in (i) injury to any
person, (ii) injury to or contamination of the Property (or a portion thereof), or (iii) injury to or
contamination of any real or personal property wherever situated take, at Trustor's sole expense,
all necessary actions to remedy, repair, clean up, or detoxify any Release of Hazardous
Substance, including, but not limited to, any remedial action required by any Hazardous
Substance Laws or any judgment, consent, decree, settlement, or compromise in respect of any
Hazardous Substance Claims, these actions to be performed:
A. in accordance with Hazardous Substance Laws,
B. in a good and proper manner,
C. under the supervision of a qualified environmental engineer
approved in writing by Beneficiary (such approval not to be unreasonably withheld or delayed),
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City I{OME Deed of Trust
D. in accordance with plans and specifications for these actions
approved in writing by Beneficiary (such approval not to be unreasonably withheld or delayed),
and
E. using licensed and insured qualified contractors approved in
writing by Beneficiary;
(g) promptly furnish to Beneficiary copies of all written communications
received by Trustor from any governmental authority or other person or given by Trustor to any
person and any other information Beneficiary may reasonably request concerning any Release,
threatened Release, Hazardous Substance Claim, or the discovery of any Hazardous Substance
on or about the Property in violation of any Hazardous Substance Law; and
(h) keep Beneficiary generally informed regarding any Release, threatened
Release, Hazardous Substance Claim, or the discovery of any Hazardous Substance on or about
the Property in violation of any Hazardous Substance Law.
5.3. Rights of Beneficiary.
Upon Beneficiary's reasonable belief of the existence of a past or present Release or
threatened Release not previously disclosed by Trustor in connection with the making of the
Loan or the execution of this Deed of Trust or upon Beneficiary's reasonable belief that Trustor
has failed to comply with any environmental provision of this Deed of Trust or any other Loan
Document and upon not less than 72 hours' prior written notice (except in the case of an
emergency) to Trustor, Beneficiary or its representatives, employees, and agents, may from time
to time and at all reasonable times during regular business hours (or at any time in the case of an
emergency) enter and inspect the Property and every part of it (including all samples of building
materials, soil, and groundwater and all books, records, and files of Trustor relating to the
Property) and perform those acts and things that Beneficiary_reasonably deems necessary to
inspect, investigate, assess, and protect the Security of this Deed of Trust, for the purpose of
detennining:
(a) the existence, location, nature, and magnitude of any past or present
Release or threatened Release,
(b)the presence of any Hazardous Substances on or about the Property in
violation of any Hazardous Substance Law, and
(c) the compliance by Trustor of every environmental provision of this Deed
of Trust and every other Loan Document.
In furtherance of the purposes above, without limitation of any of its other rights,
Beneficiary may:
(1) obtain a court order to enforce Beneficiary's right to enter and
inspect the Property under Civil Code § 2929.5; and
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City HOME Deed of Tmst
(2) have a receiver appointed under Code of Civil Procedure § 564 to
enforce Beneficiary's right to enter and inspect the Property for the purpose set forth above.
All reasonable costs and expenses incurred by Beneficiary with respect to the audits,
tests, inspections, and examinations that Beneficiary or its agents, representatives, or employees
may conduct, including the reasonable fees of the engineers, laboratories, contractors,
consultants, and attorneys, will be paid by Truster. All reasonable costs or expenses incurred by
Trustee and Beneficiary pursuant to this Section (including without limitation court costs,
consultant's fees, and attorney fees, whether incurred in litigation and whether before or after
judgment) will bear interest at the Agreed Rate from the date they are incurred until those sums
have been paid in full. Except as provided by law, any inspections or tests made by Beneficiary
or its representatives, employees, and agents will be for Beneficiary's purposes only and will not
be construed to create any responsibility or liability on the part of Beneficiary to Trustor or to
any other person. Beneficiary will have the right, but not the obligation, to communicate with
any governmental authority regarding any fact or reasonable belief of Beneficiary that constitutes
or could constitute a breach of any of Tiustor's obligations under any enviromnental provision
contained in this Deed of Trust or any Loan Document.
5.4. Waiver and Indemnity.
Trustor:
(a) releases and waives any fixture claims against Beneficiary for indemnity or
contribution in the event Truster becomes liable for cleanup or other costs under any Hazardous
Substance Laws or under any Hazardous Substance Claim except to the extent such liability
arises out of the gross negligence or willful misconduct or Beneficiary;
(b) agrees to reimburse Beneficiary, on demand, for all costs and expenses
incurred by Beneficiary in connection with any review, approval, consent, or inspection relating
to the environmental provisions in this Deed of Trust together with interest, after demand, at the
Agreed Rate; and
(c) agrees to indemnify, defend, and hold Beneficiary and Trustee harmless
from all losses, costs, claims, damages, penalties, liabilities, causes of action, judgments, court
costs, reasonable attorney fees and other legal expenses, costs of evidence of title, cost of
evidence of value, and other expenses (collectively, "Expenses"), including, but not limited to,
any Expenses incurred or accruing after the foreclosure of the lien of this Deed of Trust, which
either may suffer or incur and which directly or indirectly arises out of or is in any way
connected with the breach of any environmental provision either in this Deed of Trust or in any
Loan Document or as a consequence of any Release or threatened Release or the presence, use,
generation, manufacture, storage, disposal, transportation, Release, or threatened Release of any
Hazardous Substance on or about the Property, including the soils and groundwater, caused or
permitted by Trustor, including, without limitation, to the extent required by an environmental
agency with jurisdiction over the Property, the cost of any required or necessary repair, cleanup,
remedy, or detoxification of any hazardous Substance and the preparation of any closure,
remedial action, or other required plans. Trustor's obligations will survive the satisfaction,
release, or cancellation of the indebtedness, the release and reconveyance or partial release and
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reconveyance of this Deed of Trust, and the foreclosure of the lien of this Deed of Trust or deed
in lieu of the Deed of Trust.
5.5. Additional Covenants of Trustor.
(a) Trustor and Beneficiary agree that:
(1) this Section is intended as Beneficiary's written request for
information and Trustor's written response concerning the environmental condition of the
Property as provided by Code of Civil Procedure § 726.5; and
(2) each representation, warranty, covenant, or indemnity made by
Trustor in this Section or in any other provision of this Deed of Trust or any Loan Document that
relates to the environmental condition of the Property is intended by Trustor and Beneficiary to
be an "environmental provision" for purposes of Code of Civil Procedure § 736 and will survive
the payment of the indebtedness and the tennination or expiration of this Deed of Trust and will
not be affected by Lender's acquisition of any interest in the Property, whether by full credit bid
at foreclosure, deed in lieu of that, or otherwise. If there is any transfer of any portion of
Trustor's interest in the Property, any successor -in -interest to Trustor agrees by its succession to
that interest that the written request made pursuant to this Section will be deemed remade to the
successor -in -interest without any father or additional action on the part of Beneficiary and that
by assuming the debt secured by this Deed of Trust or by accepting the interest of Trustor subject
to the lien of this Deed of Trust, the successor remakes each of the representations and
warranties in this Deed of Trust and agrees to be bound by each covenant in this Deed of Trust,
including, but not limited to, any indemnity provision.
(b) Even though Trustor may have provided Beneficiary with an
environmental site assessment or other environmental report together with other relevant
information regarding the environmental condition of the Property, Trustor acknowledges and
agrees that Beneficiary is not accepting the Property as security for the Loan based on that
assessment, report, or information. Rather, Beneficiary has relied on the representations and
warranties of Trustor in this Deed of Trust, and Beneficiary is not waiving any of its rights and
remedies in the enviromnental provisions of this Deed of Trust or any other Loan Document.
(c) Beneficiary or its agents, representatives, and employees may seek a
judgment that Trustor has breached its covenants, representations, or warranties in Section 2 of
this Deed of Trust or any other covenants, representations, or warranties that are deemed to be
"environmental provisions" pursuant to Code of Civil Procedure § 736 (each an
"Environmental Provision"), by commencing and maintaining an action or actions in any court
of competent jurisdiction pursuant to Code of Civil Procedure § 736, whether commenced prior
to or after foreclosure of the lien of this Deed of Trust. Beneficiary or its agents, representatives,
and employees may also seek an injunction to cause Trustor to abate any action in violation of
any Envhromnental Provision and may seek the recovery of all costs, damages, expenses, fees,
penalties, fines, judgments, indemnification payments to third parties, and other out-of-pocket
costs or expenses actually incurred by Beneficiary (collectively, "Environmental Costs")
incurred or advanced by Beneficiary relating to the cleanup, remedy, or other response action
required by any Hazardous Substances Law or any Hazardous Substance Claim. It will be
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conclusively presumed between Beneficiary and Trustor that all Environmental Costs incurred or
advanced by Beneficiary relating to the cleanup, remedy, or other response action of or to the
Property were made by Beneficiary in good faith. All reasonable Environmental Costs incurred
by Beneficiary under this Section (including without limitation court costs, consultant fees, and
attorney fees, whether incurred in litigation and whether before or after judgment) will bear
interest at the Agreed Rate from the date of expenditure until those sums have been paid in full.
Beneficiary will be entitled to bid, at any trustee's or foreclosure sale of the Property, the amount
of the costs, expenses, and interest in addition to the amount of other indebtedness.
(d) Beneficiary or its agents, representatives, and employees may waive its
lien against the Property or any portion of it, including but not limited to the Improvements, to
the extent that the Property or any portion of the Security is found to be environmentally
impaired in accordance with Code of Civil Procedure § 726.5, and to exercise all rights and
remedies of an unsecured creditor against Trustor and all of Trustor's assets and property for the
recovery of any deficiency and Environmental Costs, including, but not limited to, seeking an
attachment order under Code of Civil Procedure § 483.010. As between Beneficiary and
Trustor, for purposes of Code of Civil Procedure § 726.5, Trustor will have the burden of
proving that Trustor or any related party (or any affiliate or agent of Trustor or any related party)
was not in any way negligent in permitting the Release or threatened Release of the Hazardous
Substances.
Section 6. ASSIGNMENTS OF RENTS, ISSUES AND PROFITS
6.1. Assignment.
Trustor hereby absolutely, irrevocably and unconditionally assigns to Beneficiary, as
security for the Obligations, all rents, profits, deposits, royalties, income and other issues and
similar benefits derived from the Security (collectively, the "Rents"), and hereby confers upon
Beneficiary the right, power and authority to collect such Rents. Trustor irrevocably appoints
Beneficiary its true and lawful attorney -in -fact, at the option of Beneficiary, at any time and from
time to time, to demand, receive and enforce payment, to give receipts, releases and satisfactions,
and to sue, in its name or in the name of Trustor, for all Rents, and apply the same to the
Obligations secured hereby; provided, however, that Trustor shall have the right, as between
Trustor and Beneficiary, to collect the Rents but not more than one (1) month in advance of the
date due unless the written approval of Beneficiary has first been obtained, with the exception of
security deposits and "first and last months' rent" collected from tenants in connection with
Trustor's ordinary leasing of residential apartments within the Property), and to retain and enjoy
the sane, so long as an Event of Default shall not have occurred hereunder and be continuing.
6.2. Collection Upon Default.
While any Event of Default remains uncured, Beneficiary may, at any time without
notice, either in person, by agent or by a receiver appointed by a court, and without regard to the
adequacy of any security for the Obligations hereby secured, enter upon and take possession of
the Security, or any part thereof, and, with or without taking possession of the Security or any
part thereof, in its own name sue for or otherwise collect such Rents (including those past due
and unpaid, and all prepaid Rents and all other monies which may have been or may hereafter be
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deposited with Trustor by any tenant to secure the payment of any Rent or for any services
thereafter to be rendered by Trustor for any other obligation of any tenant to Trustor arising
under any lease, and Trustor agrees that, upon the occurrence of any Event or Default hereunder,
Trustor shall promptly deliver all Rents and other moneys to Beneficiary), and Beneficiary may
apply the same, less costs and expenses of operation and collection, including, without
limitation, reasonable attorneys fees, whether or not suit is brought or prosecuted to judgment,
against any indebtedness or Obligation of Trustor secured hereby, and in such order as
Beneficiary may determine notwithstanding that said indebtedness or the performance of said
Obligation may not then be due. The collection of Rents, or the entering upon and taking
possession of the Security, or the application thereof as aforesaid, shall not cure or waive any
default or notice of default hereunder or invalidate any act done in response to such default or
pursuant to such notice of default or be deemed or construed to make Beneficiary a mortgagee -
in -possession of the Security or any portion thereof.
6.3. Further Assignments.
Upon demand of Beneficiary, Trustor shall, from time to time hereafter, execute, and
deliver to Beneficiary recordable assigmments of Tiustor's interest in any or all leases, subleases,
contracts, rights, licenses and permits now or hereafter affecting the Security or any portion
thereof. Such assignments shall be made by instruments in form and substance reasonably
satisfactory to Beneficiary; provided, however, that no such assigtmment shall be construed as
imposing upon Beneficiary any obligation with respect thereto. Beneficiary may, at its option,
exercise its rights hereunder or under any such specific assignment and such exercise shall not
constitute a waiver of any right hereunder or under any such specific assignment.
Section 7. EVENTS OF DEFAULT
7.1. Events of Default.
Each of the following shall constitute Events of Default: (1) the occurrence of an "Event
of Default" as defined in the Loan Agreement or as defined in any Debt Instrument; or (2) the
failure to make any payment or perform any of Trustor's other Obligations now or hereafter
secured by this Deed of Trust (subject to written notice and expiration of any applicable cure
period).
7.2. Acceleration of Maturity.
If an Event of Default shall have occurred and be continuing, then at the option of the
Beneficiary, the amount of any payment related to the Event of Default, the unpaid Principal of
the Note and any other indebtedness and other Obligations secured hereby shall immediately
become due and payable without presentment, protest notice or demand, all of which are hereby
expressly waived, upon written notice by the Beneficiary to the Tfustor and no omission on the
part of the Beneficiary to exercise such option when entitled to do so shall be construed as a
waiver of such right.
7.3. The Beneficiary's Right to Enter and Take Possession.
If an Event of Default shall have occurred and be continuing, the Beneficiary may:
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City HOME Deed of Tiust
(a) Either in person or by agent, with or without bringing any action or
proceeding, or by a receiver appointed by a court, and without regard to the adequacy of its
security, enter upon the Security and take possession thereof (or any part thereof) and of any of
the Security, in its own name or in the name of Trustee, and do any acts which it reasonably
deems necessary to preserve the value or marketability of the Security, or part thereof or interest
therein, increase the income therefrom or protect the security thereof and, with or without taking
possession of the Security, sue for or otherwise collect the Rents, including those past due and
unpaid, and apply the same, less costs and expenses of operation and collection including
without limitation reasonable attorneys fees, against any indebtedness secured hereby, all in such
order as Beneficiary may determine. The entering upon and taking possession of the Security the
collection of such Rents and the application thereof as aforesaid shall not cure or waive any
Event of Default or notice of default hereunder or invalidate any act done in response to such
Event of Default or pursuant to such notice of default, and, notwithstanding the continuance in
possession of the Security, Beneficiary shall be entitled to exercise every right provided for in
this Deed of Trust, or by law upon occurrence of any Event of Default, including the right to
exercise the power of sale;
(b) Commence an action to foreclose this Deed of Trust as a mortgage,
appoint a receiver, or specifically enforce any of the covenants hereof,
(c) Deliver to Trustee a written declaration of default and demand for sale,
and a written notice of default and election to cause Trustor's interest in the Security to be sold,
which notice Trustee or Beneficiary shall cause to be duly filed for record in the Official Records
of Orange City; or
(d) Exercise all other rights and remedies provided herein, in the instruments
by which the Trustor acquires title to any Security, or in any other document or agreement now
or hereafter evidencing, creating or securing all or any portion of the Obligations secured hereby,
or provided by law.
7.4. Foreclosure by Power of Sale.
Should the Beneficiary elect to foreclose by exercise of the power of sale herein
contained, the Beneficiary shall notify Trustee and shall deposit with Trustee this Deed of Trust,
the Loan Agreement and the Note which is secured hereby (and the deposit of which shall be
deemed to constitute evidence that the unpaid Principal amount of the Note is immediately due
and payable), and such receipts and evidence of any expenditures made that are additionally
secured hereby as Trustee may require.
(a) Upon receipt of such notice from the Beneficiary ("Notice of Default"),
Trustee shall cause to be recorded, published and delivered to Trustor such Notice of Default and
election to sell as then required by law and by this Deed of Trust. Trustee shall, without demand
on Trustor, after lapse of such time as may then be required by law and after recordation of such
Notice of Default and after notice of sale having been given as required by law ("Notice of
Sale"), sell the Security, at the time and place of sale fixed by it in said Notice of Sale, whether
as a whole or in separate lots or parcels or items as Trustee shall deem expedient and in such
order as it may determine wiless specified otherwise to the Trustor according to California Civil
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Code Section 2924g(b), at public auction to the highest bidder, for cash in lawful money of the
United States payable at the time of sale. Trustee shall deliver to such purchaser or purchasers
thereof its good and sufficient deed or deeds conveying the property so sold, but without any
covenant or warranty, express or implied. The recitals in such deed or any matters of facts shall
be conclusive proof of the truthfulness thereof. Any person, including, without limitation,
Trustor, Trustee or Beneficiary, may purchase at such sale.
(b) After deducting all reasonable costs, fees and expenses of Trustee,
including costs of evidence of title in connection with such sale, Trustee shall apply the proceeds
of sale to payment of: (1) the unpaid Principal amount of the Note; (2) all other sums then
secured hereby; and (3) the remainder, if any, to Trustor.
(c) Trustee may postpone sale of all or any portion of the Security by public
announcement at such time and place of sale, and from time to time thereafter, and without
further notice make such sale at the time fixed by the last postponement, or may, in its discretion,
give a new notice of sale.
7.5. Receiver
If an Event of Default shall have occurred and be continuing, Beneficiary, as a matter of
right and without further notice to Trustor or anyone claiming under the Security, and without
regard to the then value of the Security or the interest of Trustor therein, shall have the right to
apply to any court having jurisdiction to appoint a receiver or receivers of the Security (or a part
thereof), and Trustor hereby irrevocably consents to such appointment and waives further notice
of any application therefor. Any such receiver or receivers shall have all the usual powers and
duties of receivers in like or similar cases, and all the powers and duties of Beneficiary in case of
entry as provided herein, and shall continue as such and exercise all such powers until the date of
confirmation of sale of the Security, unless such receivership is sooner terminated.
7.6. Application of Funds After Default.
Except as otherwise herein provided, upon the occurrence of an Event of Default
hereunder, and while such Event of Default remains uncured, Beneficiary may, at any time
without notice, apply any or all sums or amounts received and held by Beneficiary to pay
insurance premiums, Impositions, or either of them, or as Rents or income of the Security, or as
insurance or condemnation proceeds, and all other sums or amounts received by Beneficiary
from or on account of Trustor or the Security, or otherwise, against any indebtedness or
Obligation of the Trustor secured hereby, in such manner and order as Beneficiary may elect.
The receipt, use or application of any such sum or amount shall not be construed to affect the
maturity of any indebtedness secured by this Deed of Trust, or any of the rights or powers of
Beneficiary under the terms of the Loan Agreement, this Deed of Trust or the Note, or any of the
Obligations of Trustor or any guarantor under any other instruments or documents now or
hereafter delivered in connection with the Loan Agreement or to cure or waive any default or
notice of default under the Loan Agreement or any such instruments or documents; or to
invalidate any act of Trustee or Beneficiary.
7.7. Costs of Enforcement.
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City HOME Deed of Toast
If any Event of Default occurs, Beneficiary and Trustee, and each of them, may employ
an attorney or attorneys to protect their rights hereunder. Trustor promises to pay to Beneficiary,
on demand, the reasonable fees and expenses of such attorneys and all other reasonable costs of
enforcing the Obligations secured hereby, including, without limitation, recording fees, the
expense of a trustee, sale guarantee, Trustee's fees and expenses, receivers fees and expenses,
and all other reasonable expenses, of whatever kind or nature, incurred by Beneficiary and
Trustee, and each of them, in connection with the enforcement of the Obligations secured
hereby, whether or not such enforcement includes the filing of a lawsuit. Until paid, such sums
shall be secured hereby and shall bear interest at the Agreed Rate.
7.8. Remedies Cumulative.
No right, power or remedy conferred upon or reserved to the Beneficiary by this Deed of
Trust is intended to be exclusive of any other right, power or remedy, but each and every such
right, power and remedy shall be cumulative and concurrent and shall be in addition to any other
right, power and remedy given hereunder or now or hereafter existing at law or in equity.
7.9. No Waiver.
(a) No delay or omission of the Beneficiary to exercise any right, power or
remedy accruing upon any Event of Default shall exhaust or impair any such right, power or
remedy, or shall be construed to be a waiver of any such Event of Default or acquiescence
therein; and every right, power and remedy given by this Deed of Trust to the Beneficiary may
be exercised from time to time and as often as may be deemed expeditious by the Beneficiary.
No consent or waiver, expressed or implied, by the Beneficiary to or any breach by the Truster in
the performance of the Obligations hereunder shall be deemed or construed to be a consent to or
waiver of Obligations of the Truster hereunder. Failure on the part of the Beneficiary to
complain of any act or failure to act or to declare an Event of Default, irrespective of how long
such failure continues, shall not constitute a waiver by the Beneficiary of its right hereunder or
impair any rights, power or remedies consequent on any Event of Default by the Truster.
(b) If the Beneficiary (1) grants forbearance or an extension of time for the
payment of any sums secured hereby, (2) takes other or additional security or the payment of any
sums secured hereby, (3) waives or does not exercise any right granted in the Loan Agreement,
(4) releases any part of the Security from the lien of this Deed of Trust, or otherwise changes any
of the terms, covenants, conditions or agreements in the Loan Agreement, (5) consents to the
granting of any easement or other right affecting the Security, or (6) makes or consents to any
agreement subordinating the lien hereof, any such act or omission shall not release, discharge,
modify, change or affect the original liability under this Deed of Trust, or any other obligation of
the Trustor or any subsequent purchaser of the Security or any part thereof, or any maker, co-
signer, endorser, surety or guarantor (unless expressly released); nor shall any such act or
omission preclude the Beneficiary from exercising any right, power or privilege herein granted
or intended to be granted in any Event of Default then made or of any subsequent Event of
Default, nor, except as otherwise expressly provided in an instrument or instruments executed by
the Beneficiary shall the lien of this Deed of Trust be altered thereby.
7.10. Suits to Protect the Security.
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City HOME Deed of Trust
The Beneficiary shall have power to: (1) institute and maintain such suits and
proceedings as it may in its reasonable discretion deem expedient to prevent any impairment of
the Security and the rights of the Beneficiary as may be unlawful or any violation of this Deed of
Trust, (2) preserve or protect its interest (as described in this Deed of Trust) in the Security, and
(3) restrain the enforcement of or compliance with any legislation or other govermnental
enactment, rule or order that may be unconstitutional or otherwise invalid, if the enforcement for
compliance with such enactment, rule or order would impair the Security thereunder or be
prejudicial to the interest of the Beneficiary.
7.11. Trustee May File Proofs of Claim.
In the case of any receivership, insolvency, bankruptcy, reorganization, arrangement,
adjustment, composition or other proceedings affecting the Truster, its creditors or its property,
the Beneficiary, to the extent permitted by law, shall be entitled to file such proofs of claim and
other documents as may be necessary in order to have the claims of the Beneficiary allowed in
such proceedings and for any additional amount which may become due and payable by the
Truster hereunder after such date.
7.12. Limited Partner Cure Rights.
Notwithstanding anything to the contrary in this Deed of Trust, Beneficiary shall give the
investor limited partner of Trustor the following notice at the address provided in Section 8.3(b)
and cure rights:
(a) Beneficiary will give the limited partner a copy of any notice (at the limited
partner's address provided in a notice by Trustor to Beneficiary) that Beneficiary gives to Truster
under this Deed of Trust, provided that Truster has provided the address and contact information
for the investor limited partner in writing to Beneficiary;
(b) Beneficiary will give the limited partner thirty (30) days after the limited partner's
receipt of such notice to cure a non-payment of any sum due under this Deed of Trust;
(e) Beneficiary will give the limited partner sixty (60) days after the limited partner's
receipt of such notice to cure any other default under this Deed of Trust;
(d) If a non -monetary default is incapable of being cured within sixty (60) days,
Beneficiary will give the limited partner such additional time as is reasonably necessary to cure
such default provided the limited partner has commenced to cure such default and is diligently
proceeding to cure such default through the end of such period; and
(e) If the limited partner makes any such payment or otherwise cures such default, the
Beneficiary will accept such action as curing such default as if such payment or cure were made
by Trustor.
Section 8. MISCELLANEOUS
8.1. Amendments.
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City HOME Deed of Tmst
This instrument cannot be waived, changed, discharged or terminated orally, but only by
an instrument in writing signed by Beneficiary and Trustor.
8.2. Reconveyance by Trustee.
Upon written request of Beneficiary stating that all sums secured hereby have been paid,
and upon surrender of this Deed of Trust to Trustee for cancellation and retention, and upon
payment by Trustor of Trustee's reasonable fees, Trustee shall reconvey, without warranty, the
Security to Trustor, or to the person or persons legally entitled thereto.
8.3. Notices.
(a) If at any time after the execution of this Deed of Trust it shall become
necessary or convenient for one of the parties hereto to serve any notice, demand or
communication upon the other party, such notice, demand or communication shall be in writing
and shall be served personally or by depositing the same in the registered United States mail,
return receipt requested, postage prepaid and:
(1) if intended for Beneficiary shall be addressed to:
City of Santa Ana
Executive Director (CDA)
20 Civic Center Plaza (M-26)
P .0. Box 1988
Santa Ana, California 92702
(2) if intended for Trustors shall be addressed to:
Trustor: Westview House LP
c/o Westview House CDP LLC
3416 Via Oporto, Suite 301
Newport Beach, CA 92663
Attn: Kyle Paine
With a copy to: Westview House Mercy House CHDO LLC
807 N. Garfield Street
Santa Ana, CA 92701
Attn: Lawrence G. Haynes, Jr.
And: Sabelhaus & Strain, LLP
1724 101h Street, Suite 110
Sacramento, CA 95811
Attn: Stephen A. Strain, Esq.
And: Chernove and Associates, Inc.
16027 Ventura Boulevard #660
Encino, CA 91436
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Westview House
City HOME Deal of Trust
Attn: Sheldon Chernove, Esq.
With a copy to:
R4 WHCA Acquisition LP
c/o R4 Capital LLC
780 Third Avenue, 16th Floor
New York, New York 10017
Attention: Marc Schnitzer
E-Mail: msehnitzer@R4cau.com
And to:
Frost Brown Todd LLC
400 West Market Street, Suite 3200
Louisville, Kentucky 40202
Attention: Array Curry
Any notice, demand or communication shall be deemed given, received, made or
communicated on the date personal delivery is effected or, if mailed in the mamier herein
specified, on the delivery date or date delivery is refused by the addressee, as shown on the
return receipt. Either party may change its address at any time by giving written notice of such
change to Beneficiary or Truster as the case may be, in the manner provided herein, at least ten
(10) days prior to the date such change is desired to be effective.
8.4. Successors and Joint Trustors.
All Obligations of Trustor secured by this Deed of Trust, shall also apply to and bind any
permitted transferee or successors in interest. Where the terns of the Deed of Trust have the
effect of creating an Obligation of the Trustor and a transferee, such Obligation shall be deemed
to be a joint and several Obligation of the Truster and such transferee. Where Trustor is more
than one entity or person, all Obligations of Trustor shall be deemed to be a joint and several
Obligation of each and every entity and person comprising Trustor.
8.5. Captions.
The captions or headings at the beginning of each Section hereof are for the convenience
of the parties and are not a part of this Deed of Trust.
8.6. Invalidity of Certain Provisions.
Every provision of this Deed of Trust is intended to be severable. In the event any tern
or provision hereof is declared to be illegal or invalid for any reason whatsoever by a court or
other body of competent jurisdiction, such illegality or invalidity shall not affect the balance of
the terms and provisions hereof, which terms and provisions shall remain binding and
enforceable. If the lien of this Deed of Trust is invalid or unenforceable as to any part of the
debt, or if the lien is invalid or unenforceable as to any part of the Security, the unsecured or
partially secured portion of the debt, and all payments made on the debt, whether voluntary or
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westview House
City HOMB Deed of Trost
under foreclosure or other enforcement action or procedure, shall be considered to have been
first paid or applied to the full payment of that portion of the debt which is not secured or
partially secured by the lien of this Deed of Trust.
8.7. Governing Law and Venue.
This Deed of Trust shall be governed by and construed in accordance with the laws of the
State of California. In the event of any legal action to enforce or interpret this Deed of Trust, the
sole and exclusive venue shall be a court of competent jurisdiction located in Orange County,
California, and the parties hereto agree to and do hereby submit to the jurisdiction of such court,
notwithstanding Code of Civil Procedure Section 394.
8.8. Gender and Number.
In this Deed of Trust the singular shall include the plural and the masculine shall include
the feminine and neuter and vice versa, if the context so requires.
8.9. Deed of Trust, Mortgage.
Any reference in this Deed of Trust to a mortgage shall also refer to a deed of bust and
any reference to a deed of trust shall also refer to a mortgage.
8.10. Actions.
Trustor agrees to appear in and defend any action or proceeding purporting to affect the
Security.
8.11. Substitution of Trustee.
Beneficiary may from time to time substitute a successor or successors to any Trustee
named herein or acting hereunder to execute this Trust. Upon such appointment, and without
conveyance to the successor trustee, the latter shall be vested with all title, powers, and duties
conferred upon any Trustee herein named or acting hereunder. Each such appointment and
substitution shall be made by written instrument executed by Beneficiary, containing reference to
this Deed of Trust and its place of record, which, when duly recorded in the proper office of the
City or counties in which the Security is situated, shall be conclusive proof of proper
appointment of the successor trustee.
8.12. Acceptance by Trustee.
Trustee accepts this Trust when this Deed of Trust, duly executed and acknowledged, is
made public record as provided by law. Except as otherwise provided by law the Trustee is not
obligated to notify any party hereto of pending sale under this Deed of Trust or of any action of
proceedings in which Trustor, Beneficiary, or Trustee shall be a party unless brought by Trustee.
8.13. Conflicts.
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City HOME Deed of Tiust
If any term or provision of this Deed of Trust conflicts with any tern of provision of the
Loan Agreement, the tern or provision of the Loan Agreement shall control to the extent of such
conflict.
8.14. Statements by Trustor.
Trustor shall, at its cost, within ten (10) days after notice thereof from Beneficiary,
deliver to Beneficiary a written statement setting forth to the best of its knowledge and
information, the amounts then unpaid and secured by this Deed of Trust and stating whether
Trustor is aware of any offset or defense against such amounts.
8.15. Beneficiary Statements.
For any statement or accounting requested by Trustor or any other entitled person
pursuant to Section 2943 or Section 2954 of the California Civil Code or pursuant to any other
provision of applicable law, or for any other document or instrument furnished to Trustor by
Beneficiary, Beneficiary may charge the maximum amount permitted by law at the time of the
request therefor, or if there be no such maximum, then in accordance with Beneficiary's
customary charges therefor or the actual cost to Beneficiary therefor, whichever is greater.
8.16. Statute of Limitations.
Except insofar as now or hereafter prohibited by law, the right to plead, use or assert any
statute of limitations as a plea or defense or bar of any kind, or for any purpose, to any debt,
demand or obligation secured or to be secured hereby, or to any complaint or other pleading or
proceeding filed, instituted or maintained for the purpose of enforcing this Deed of Trust or any
rights hereunder, is hereby waived by Trustor.
8.17. Trust Irrevocable; No Offset.
The Trust created hereby is irrevocable by Trustor. No offset or claim that Trustor now
has or may in the future have against Beneficiary shall relieve Trustor from paying the
indebtedness or performing any other Obligation contained herein or secured hereby.
8.18. Corrections.
Trustor shall, upon request of Beneficiary, promptly correct any defect, error or omission
which may be discovered in the contents hereof or in the execution or acknowledgment hereof,
and will execute, acknowledge and deliver such further instruments and do such further acts as
may be necessary or as may be reasonably requested by Beneficiary to cart' out more effectively
the purposes thereof, to subject to, the lien and security interest hereby created any of Trustor's
properties, rights or interests covered or intended to be covered hereby, or to perfect and
maintain such lien and security interest.
8.19. Further Assurance.
Trustor, Beneficiary and Trustee agree to do or cause to be done such further acts and
things and to execute and deliver or to cause to be executed and delivered such additional
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City HOME Deed of Trust
assigmnents, agreements, powers and instruments, as any of them may reasonably require to
keep valid and effective the charges and liens hereof, to carry into effect the purposes of this
Deed of Trust or to better assure and confirm unto any of them their rights, powers and remedies
hereunder; and, upon request by Beneficiary, shall supply evidence of fulfillment of each of the
covenants herein contained concerning which a request for such evidence has been made.
8.20. Waiver of Jury Trial.
Unless prohibited by Federal, State or local laws, each party acknowledges that it is
aware of and has had the advice of counsel of its choice with respect to its rights to trial by jury,
and each party, for itself and its successors and assigns, does hereby expressly and knowingly
waive and release all such rights to trial by jury in any action, proceeding or counterclaim
brought by any party hereto against the other (and/or against its officers, directors, employees,
agents, or subsidiary or affiliated entities) on or with regard to any matters whatsoever arising
out of or in any way connected with this Deed of Trust and/or any claim of injury or damage to
the fullest extent permitted by applicable law.
8.21. Tax Credits.
Beneficiary agrees that the lien of this Deed of Trust shall be subordinate to any extended
low-income housing cormnitment (as such teen is defined in Section 42(h)(6)(B) of the Internal
Revenue Code) (the "Extended Use Agreement') recorded against the Security; provided that
such Extended Use Agreement, by its terms, must terminate upon foreclosure under this
Instrument or upon a transfer of the Security by instrument in lieu of foreclosure, in accordance
with Section 42(h)(6)(E) of the Internal Revenue Code.
Section 9. WAIVERS
9.1. Waivers and Related Matters.
(a) To the fullest extent allowed by law, Truster hereby waives: (i)
presentment, demand, protest, notice of dishonor, notice of protest and all other notices and
demands of every kind, and all suretyship defenses of every kind that would otherwise be
available in connection with this Deed of Trust, and (ii) all rights of redemption, valuation,
appraisement, stay of executive, notice of election to mature or declare due the whole of the
Obligation and marshaling in the event of foreclosure of the liens hereby created.
(b) Truster hereby authorizes Beneficiary, at any time and from time to time
without notice and without affecting this Deed of Trust in any way, to: (i) accept new or
additional instruments, documents, agreements, security or guaranties in connection with all or
any part of the Obligations; (ii) accept partial payments on the Obligations; and (iii) waive,
release, reconvey, terminate, abandon, subordinate, exchange, substitute, transfer, compound,
compromise, liquidate and enforce all or any part of the Obligations and any security or
guaranties therefor, and apply any such security and direct the order or manner of sale thereof
and bid and purchase at any such sale.
(c) Truster hereby waives any right to require Beneficiary to (i) proceed
against any person; (ii) proceed or exhaust any collateral held from any person; or (iii) pursue
33
Westview House
City HOME Deed of Trust
any other remedy in Beneficiary's power. Upon the occurrence of any Event of Default,
Beneficiary is hereby expressly given the right, at its option, to proceed in the enforcement of
this Deed of Trust, independently of any other remedy or security Beneficiary may at any time
hold in connection with the Obligations, and Beneficiary shall not in any way be obligated or
otherwise required to proceed upon or against and/or exhaust any other security or remedy before
proceeding to enforce this Deed of Trust.
(d) Trustor hereby waives any defense arising by reason of: (i) any disability
or other defense of Truster or any other person; (ii) the cessation from any cause whatsoever,
other than full payment and performance of the Obligations, of the Obligations of Trustor or any
other person; or (iii) any act or omission by Beneficiary which directly or indirectly results in or
aids in the discharge or release of Trustor, or any other person, any Obligation, or any collateral
by operation of law or otherwise.
The waivers set forth in this Section 9 shall also apply, to the fullest extent permitted by
law to all other real and/or personal property of Trustor now or hereafter assigned to Beneficiary
as security for the Obligations. Truster warrants and agrees that each, of the waivers set forth
above are made with Trustor's full knowledge of their significance and consequences, with the
understanding that events giving rise to any defense waived may diminish, destroy or otherwise
adversely affect rights which Trustor otherwise may have against Beneficiary or others, or
against collateral, and that under the circumstances, the waivers are reasonable and not contrary
to public policy or law. If any of the waivers are determined to be contrary to any applicable law
or public policy, such waivers shall be effective to the maximum extent permitted by law.
{signatures on following page)
34
Westview House
City HOME Deed of Tmst
IN WITNESS WHEREOF, Truster has executed this City Deed of Trust as of the date first
written above.
TRUSTOR:
Westview House LP,
a California limited partnership
By: Westview House CDP LLC,
a California limited liability company
Its: Administrative General Partner
By: Community Development Partners,
a California corporation
Its: Sole Managing Member
By:
Kyle Paine
Its: President
By: Westview Mercy House CHDO, LLC,
a California limited liability company
Its: Managing General Partner
By: Mercy House CHDO, Inc.,
a California nonprofit public benefit corporation
Its: Sole Managing Member
By:
Lawrence G. Haynes, Jr.
Its: Chief Executive Officer
westview House Exbvbit A
City Deed of Tivst
EXHIBIT A
LEGAL DESCRIPTION
Westview House Exhibit A
City Deed of Tmst
PRELIMINARY REPORT Fidelity National Title Company
Your Reference: Order No.: 997-30079690-TS4
EXHIBIT A
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SANTA ANA IN THE COUNTY OF
ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL1:
THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10,
TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID SECTION 10, 220 FEET WEST OF THE
NORTHEAST CORNER OF SAID SECTION 10, RUNNING THENCE SOUTH PARALLEL TO THE EAST LINE
OF SAID SECTION 10, 436 FEET; THENCE WEST PARALLEL TO THE NORTH LINE OF SAID SECTION 10,
150 FEET; THENCE NORTH PARALLEL TO THE EAST OF SAID SECTION 10, 436 FEET TO THE NORTH
LINE OF SAID SECTION; THENCE EAST ALONG SAID NORTH LINE, 150 FEET TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF INTEREST IN ALL OIL, GAS, ASPHALTUM, AND
OTHER KINDRED SUBSTANCES AS RESERVED IN THAT CERTAIN DEED RECORDED DECEMBER 04,
1925 IN BOOK 617, PAGE 39 OF DEEDS, AND AS RESERVED IN THE DEED RECORDED JULY 03, 1925 IN
BOOK 593. PAGE 215 OF DEEDS.
ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-FOURTH INTEREST IN ALL OIL, GAS, AND OTHER
HYDROCARBON SUBSTANCES AND MINERALS AS RESERVED IN THAT CERTAIN DEED RECORDED
APRIL 20, 1955 IN BOOK 3037, PAGE 204 OF OFFICIAL RECORDS.
ALSO EXCEPTING THEREFROM THAT PORTION OF LAND CONVEYED TO THE CITY OF SANTA ANA BY
CONDEMNATION, RECORDED MARCH 04, 1999 AS INSTRUMENT NO, 19990156659 OF OFFICIAL
RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 198-132-21
PARCEL2:
LOT 5 OF TRACT NO. 9536 IN THE CITY OF SANTA ANA, COUNTY OF ORANGE, STATE OF CALIFORNIA,
AS PER MAP FILED IN BOOK 400, PAGES 13 AND 14 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH PORTIONS OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 5 SOUTH, RANGE 10 WEST, SAN
BERNARDINO BASE AND MERIDIAN, AS SAID SECTION IS SHOWN ON A MAP FILED IN BOOK 51, PAGE
12 OF MISCELLANEOUS MAPS, SHOWN AND DESCRIBED AS PARCEL 1 OF LOT LINE ADJUSTMENT NO.
2005-11 RECORDED JANUARY 13, 2006 AS INSTRUMENT NO. 2006029348 OF OFFICIAL RECORDS OF
SAID COUNTY.
EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM, OR OTHER
KINDRED SUBSTANCES IN, UPON, OR UNDER SAID PREMISES, AS CONVEYED TO CHARLES
MENDENHALL BY DEED RECORDED FEBRUARY 16, 1922 IN BOOK 414, PAGE 192 OF DEEDS.
ALSO EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF OF ALL OIL, GAS, ASPHALTUM, OR OTHER
KINDRED SUBSTANCES IN, UPON, OR UNDER SAID PREMISES, AS RESERVED BY CHARLES
MENDENHALL, BY DEED RECORDED MAY 19, 1922 IN BOOK 423, PAGE 145 OF DEEDS.
APN: 198-132-23
CLTA Preliminary Report Form — Modified (11/17/06) Page 3
Exhibit Ee.
City/HOME Loan
Note
CITY HOME LOAN NOTE
SECURED BY SUBORDINATED DEED OF TRUST
TO THE CITY OF SANTA ANA, CALIFORNIA
(2530 & 2534 Westminster Avenue, Santa Ana, California)
$2,003,705
1. PRINCIPAL AMOUNT OF LOAN.
May 26, 2022
Santa Ana, California
For value received, WESTVIEW HOUSE LP, a California limited partnership
("Borrower") promises to pay to the order of THE CITY OF SANTA ANA ("City"), at 20
Civic Center Plaza, 66' Floor, Santa Ana, California 92701, or at such other place as the
City may from time to time designate in writing, or to the assignee of the City, the principal
surn of TWO MILLION, THREE THOUSAND, SEVEN HUNDRED AND FIVE
DOLLARS AND NO CENTS ($2,003,705.00) or so much thereof as shall be disbursed
hereunder, with three percent (3%) simple interest per antrum and commencing from the
date of issuance of the Certificate of Completion.
City and Borrower have heretofore entered into that certain Loan Agreement dated
concurrently herewith (the "Loan Agreement"), pertaining to the acquisition, rehabilitation
and/or construction of certain real property described in the Loan Agreement as the
"Property," connnornly known as 2530 and 2534 Westminster Avenue, Santa Ana,
California, and the operation of the Property as affordable housing for Extremely -Low and
Low Income households. This City HOME Loan Note (the "Note") is made pursuant to,
entitled to the benefits of and referred to as the City/HOME Loan Note in the Loan
Agreement; that certain "Affordability Restrictions on Transfer of Property" between
Borrower and City, dated on or about the date hereof; and that certain Subordinated
City/HOME Deed of Trust and Assignment of Rents by Borrower for the benefit of City,
dated on or about the date hereof (the "City Deed of Trust"). This Note, the Loan
Agreement, the City Deed of Trust and the Affordability Restrictions on Transfer of
Property are sometimes collectively referred to herein as the "Loan Documents." The Loan
Documents and the rights and responsibilities thereto inure to the benefit of the City. Any
capitalized term that is not otherwise defined herein shall have the meaning ascribed to
such term in the Loan Agreement.
2. DEFINITIONS.
For the purpose of calculating the payments to be made by Borrower to City
pursuant to this Note, the following terms shall have the following respective meanings:
"City Loan" shall mean the loan evidenced by this Note.
"City's Percentage" with reference to the Residual Receipts, shall mean 50% [or
the prorated percentage of the total amount of funds contributed after Borrower retains fifty
I
Westview House
City HOME Loan Note
percent of the Residual Receipts, whichever is less], of the City's share of the total Residual
Receipts from the Property, as further described in Section 5 hereof. If other lenders to the
Property are also repaid from Residual Receipts, City's Percentage shall be reduced
proportionally to the ratio that the original principal amount of the City Loan bears to the
original principal amount of all loans being repaid from Residual Receipts multiplied by
50%.
"Calendar Year" means each consecutive twelve (12) month period from January
1 to December 31.
"Closing Costs" shall mean:
(i) In the case of a Sale, reasonable brokerage cormnissions payable to a
broker as a result of the Sale, which shall not in any event exceed the customary amount
charged -for similar transactions in the immediate marketplace, costs of title insurance
premiums, documentary stamp taxes, escrow fees, recording charges, loan repayment
charges and other costs reasonably incurred with respect to the Property, in each case
actually paid by Borrower as a condition of the Sale.
(ii) In the case of a Refinancing, the reasonable and necessary costs of
consummating such Refinancing, including, without limitation, loan fees, loan repayment
charges, costs of title insurance premiums, escrow fees, recording fees, attorneys' fees and
costs of Lender required repairs or reserves.
"CPI" means United States Department of Labor, Bureau of Labor Statistics,
Consumer Price Index of Urban Wage Earners and Clerical Workers, Subgroup "All
Items," for the Los Angeles -Riverside -Orange County area, 1982-84 = 100, or successor
or equivalent index in case such index is no longer published.
"Gross Revenues" shall mean all revenues and receipts of every kind actually
received by Borrower from operating the Property, and all parts thereof, including, but not
limited to, income from both cash and credit transactions, rental payments from leased
and/or subleased spaces, governmental assistance housing payments or other operating
subsidies, and parking fees and charges (but not including security deposits and other
tenant deposits, except to the extent such deposits are forfeited to the Borrower under the
tenant's lease). Gross Revenues does not include any insurance proceeds other than any
rental interruption insurance proceeds. Any credit consideration shall be included in Gross
Revenues at the time cash proceeds (principal, interest and/or other) are received. Borrower
shall establish and maintain accounts for the Gross Revenues (the "'Project Accounts") that
are segregated from revenues and income received by Borrower from all other projects.
Gross Revenues shall also include all interest earned on the Project Accounts to the extent
interest is released from the Project Accounts. Gross Revenues do not include the proceeds
of any loans or capital contributions made to Borrower, Refinancing Proceeds or Sale
Proceeds.
"Interest" shall mean that the NOTE shall bear simple interest at the rate of Three
percent (3%) per annum, from the date of issuance of the Certificate of Completion.
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Westview House
City 140ME Loan Note
"Operating Expenses" shall mean the surn of the following:
(a) payments of principal and interest and all other charges payable on
or with respect to the Senior Loan(s);
(b) a property management fee no greater than sixty-five dollars
($65)/per unit/per year, increased annually by the lesser of. (i) three percent (3%); or (ii)
prior Year CPI, beginning the year following the issuance of the first certificate of
occupancy for the Project;
(c) Partnership related fees that are actually incurred and are reasonable
and customary to the partners of Borrower for similar projects in Southern California, and
which may include: (i) the partnership management fee payable to the Administrative
General Partner not to exceed seventeen thousand dollars ($17,000) per operating year and
escalating at three percent (3%) per operating year; (ii) the partnership management fee
payable to the Managing General Partner not to exceed three thousand five hundred dollars
($3,500) per operating year and escalating at three percent (3%) per operating year; and
(iii) an investor asset management fee of seven thousand five hundred dollars ($7,500) per
year, escalating at (A) three percent (3%) per operating year;
(d) Deposits into required reserves required by any lender or
Borrower's Partnership Agreement;
(e) all other actual, reasonable cash operating costs and expenses,
calculated on an animal basis, that are directly attributable to managing and operating the
Property and the Borrower, including, without limiting the generality of the foregoing, the
following: costs and expenses for real and personal property taxes, special assessments or
similar charges; water, fuel, electricity and other utilities; heating, ventilation and air
conditioning expenses; labor; supplies; tools; equipment; insurance; advertising and
marketing; accounting and legal fees; brokerage commissions and other leasing expenses;
reasonable reserves for all anticipated expenses as approved by the City; and other such
items constituting operation, maintenance and repair costs actually paid by the Borrower,
subject to the following conditions:
(i) Depreciation, amortization, and accrued principal and
interest expenses on deferred payment debt and capital improvement expenditures shall not
be considered Operating Expenses, except as otherwise provided herein.
(f) Any expenses, compensation or fees paid to any affiliate of
Borrower shall only be included as Operating Expenses to the extent they are not in excess
of the reasonable expenses, compensation or fees which would be payable to unrelated
third parties in anns-length transactions for similar services in the Santa Ana, California
area;
(g) Any other expenses necessary to meet senior lender requirements
and requirements of Borrower's limited partner, or its assignee, as set forth in Borrower's
Amended and Restated Agreement of Limited Partnership (the "Partnership Agreement"),
3
W estview House
City HOME Loan Note
including, without limitation, repayment of any loans to the Borrower by a partner or tax
credit recapture or deficiency payments;
(h) Deferred developer fees; and
(i) A social services administrative fee;
Director reserves the right to at any time review and approve each or any annual
budget during the Term hereof, and any changes to any said annual budget reasonably
requested by Director shall be promptly implemented by Borrower. Notwithstanding the
foregoing, in no event shall Operating Expenses include any costs, fees, fines, charges,
penalties, awards, judgments or expenses (including, but not limited to legal and
accounting fees and expenses) that are due to or arising out of the Borrower's: (a) breach
or default of this Loan, any Loan Document or any Senior Loan Document; (b) fraudulent
acts or willful misconduct; or (c) breach or default under any other contract, lease or
agreement pertaining to the Project.
"Project" shall mean the acquisition and construction of the Property by Borrower
pursuant to the Loan Agreement.
"Property" shall mean the real property located at 2530 and 2534 Westminster
Avenue, Santa Ana, California described in the City Deed of Trust.
"Refinancing" shall mean changing the then existing financing on the Property
by, without limitation, modifying final maturity date of the existing Senior Loan, increasing
the stated maximum principal amount of the existing Senior Loan, paying off the existing
Senior Loan in full and obtaining new Senior Loan.
"Refinancing Proceeds" shall be as set forth in Section 7 hereof.
"Residual Receipts" shall mean the Gross Revenues from the Property, for each
year, less deductions for Operating Expenses from the Property, applicable to each such
year to the extent not already deducted as an Operating Expense.
"Sale" shall mean any transfer, assignment, conveyance or lease (other than to a
tenant for occupancy or a transaction set forth in Section 11.3 hereof) of the Property or
any portion thereof, or any interest therein by the Borrower, and includes any transfer,
assignment or sale of any partnership interest in the Borrower by an individual or entity
which is a general partner in the Borrower, or any interest by any individual or entity which
holds an interest in any such general partner in the Borrower, which brings the cumulative
total of all such direct and indirect transfers, assignments and sales by a general partner
during the tern of this Note to more than forty-nine percent (49%) of the ownership
interests in the Borrower, and any such transfer, assignment or sale of a direct or indirect
general partnership interest thereafter. Sale includes a sale in condemnation or under threat
thereof. Sale does not include dedications and grants of easements to public and private
utility companies of the kind customary in real estate development, nor transfers of Limited
4
westview House
City HOME Loan Note
Partnership interests or transfers of General Partner interests caused by the removal of the
General Partner pursuant to the terms of the Partnership Agreement.
"Sale Proceeds" shall be as set forth in Section 8 hereof.
"Senior Loan" shall mean the senior loan being made by Umpqua Bank,
concurrent to the City Loan for payment of a portion of the Acquisition Costs, and shall
include any subsequent loan that refinances the initial Senior Loan, and shall include any
other loan recorded senior in priority to this City Loan
"Term" the term for repayment of this Note shall mean fifty-five (55) years from
the Certificate of Completion.
3. LOAN REPAYMENT.
Borrower shall make payments to the City as provided in Sections 5 (Residual
Receipts), 7 (Refinancing Proceeds), 8 (Sale Proceeds) and 10 (Accelerated Loan
Repayment).
4. OPERATING CAPITAL IMPROVEMENT LOAN.
If the replacement reserve account ("reserves") is depleted due to unforeseen
repairs and the General Partner(s) makes a loan to the Borrower, the reserves must be fully
funded to the balance of the reserve prior to disbursement for such unforeseen repairs prior
to repayment of said loan. Such loan shall be repaid with net cash flow prior to the Residual
Receipt split. The outstanding loan balance will be reflected in the aimual report.
5. ANNUAL LOAN REPAYMENT.
5.1. After any deferred developer fee has been paid, as set forth hereinabove, the
Borrower shall thereafter make a loan payment to the City annually, in the amount of the
lesser of the outstanding balance due under this Note, plus any accrued interest thereon, or
the City's Percentage of the Residual Receipts, as provided in this Section 5.
5.2. Within one hundred twenty (120) days after the year in which the
construction of the Project is completed, and on or before the 120th day of each Calendar
Year thereafter, the Borrower shall submit to the City a detailed statement of Gross
Revenues and Operating Expenses attributable to the Property for the applicable Calendar
Year, along with a computation of the amount of the Residual Receipts applicable to such
Calendar Year with which to make a City Loan payment then due.
5.3. Except as otherwise provided in Section 4, the Borrower shall pay to the
City the City's Percentage of the Residual Receipts as payment of principal and interest
under this Note. The remaining amount of the Residual Receipts shall remain with the
Borrower to be used by Borrower in accordance with the terms of the Partnership
Agreement, including, without limitation, for distribution to the partners of the Borrower.
Westview house
City HOME Loan Note
5.4. The Residual Receipts payment shall be made not later than one hundred
fifty (150) days after the close of the Calendar Year. Such payment shall be applied first to
the payment of all expenses, charges, costs and fees incurred by or payable to City by
Borrower pursuant to the terms of the Loan Documents; second to any accrued but unpaid
interest, if any; and third, to reduce the principal balance of the City Loan. Notwithstanding
anything to the contrary contained herein, after the occurrence and during the continuation
of an Event of Default (as such tenn is defined in the Loan Agreement), all amounts
received by City from any party shall be applied in such order as City, in its sole discretion,
may elect.
6. RESERVED.
7. LOAN REPAYMENT FROM REFINANCING PROCEEDS.
The Borrower shall make a loan payment to the City from every approved
Refinancing that occurs during the term of this Note not to exceed the outstanding balance
of principal and interest on this Note, to the extent of the City's Percentage (50%) of the
Refinancing Proceeds (if any). If any of the other soft lenders request a share of refinancing
proceeds, the City shall split the City's Percentage (50%) of the Refinancing Proceeds on
a pro rata basis with the other soft lender(s) that are requesting a share of the Refinancing
Proceeds. The pro rata distribution shall be based on the initial principal balances of each
respective soft loan of the soft lender(s) that are requesting a share of Refinancing
Proceeds. If none of the other soft lenders request a share of the Refinancing Proceeds, the
City shall receive the fall 50% as the City's Percentage. The Refinancing Proceeds shall
be calculated as follows: the cash proceeds from such Refinancing shall be applied first to
pay Closing Costs; next, the amount necessary to pay in full all amounts owing on the
Senior Loan; next, the Borrower shall pay to the City, the City's Percentage of the then
remaining unapplied Refinancing Proceeds not to exceed the outstanding balance on this
Note. The remaining Refinancing Proceeds shall remain with Borrower to be used by
Borrower as determined in accordance with the terms of the Partnership Agreement,
including, without limitation, for distribution to the partners of the Borrower. Such
payment shall be due within 30 days of the date of such Refinancing, and shall be applied
first to any accrued but unpaid interest, then to reduce the principal balance of the City
Loan. The City shall not be required to reconvey the lien of the City Deed of Trust if
Refinancing Proceeds are insufficient to repay the City Loan in full.
8. LOAN REPAYMENT FROM SALE PROCEEDS.
The Borrower shall make a loan payment, not to exceed the outstanding balance of
principal and interest on this Note, to the City from any approved Sale that occurs during
the term of the City Loan, to the extent of the City's Percentage (50%) of the Sale Proceeds,
as follows. If any of the other soft lenders request a share of Sale Proceeds, the City shall
split the City's Percentage (50%) of the Sale Proceeds on a pro rata basis with the other
soft lender(s) that are requesting a share of the Sale Proceeds. The pro rata distribution
shall be based on the initial principal balances of each respective soft loan of the soft
lender(s) that are requesting a share of Sale Proceeds. If none of the other soft lenders
request a share of the Sale Proceeds, the City shall receive the frill 50% as the City's
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Westview House
City HOME Loan Note
Percentage. The Sale Proceeds shall be calculated as follows: gross sale proceeds are
applied first to pay Closing Costs, next to pay in full all amounts owing on the Senior Loan;
next the Borrower shall pay to the City the City's Percentage of the then remaining
unapplied Sale Proceeds, not to exceed the outstanding amount of principal and interest
due on this Note. The remaining Sale Proceeds shall remain with Borrower. Such payment
shall be due on the date of such Sale, and shall be applied first to any accrued but unpaid
interest, then to reduce the principal balance of the City Loan. The City shall not be required
to reconvey the lien of the City Deed of Trust if Sale Proceeds are insufficient to repay the
City Loan in full.
9. BUY OUT OPTION.
Prior to the initial disbursement under this Note, the Borrower shall grant to the
City a right of first refusal (subject to any purchase option and/or right for first refusal
granted to one or more of the General Partner(s) of the Borrower and any rights of the
investor limited partner of Borrower under the Partnership Agreement) (the "City Right of
First Refusal") to acquire the Property if Borrower desires to transfer the Property to an
entity that is not affiliated with one or more of Borrower's general partners. The City Right
of First Refusal shall be in form and substance acceptable to the City, shall comply with
all applicable Tax Credit requirements and shall, at minimum, include that the purchase
price will not be less than the amount of any bona fide third party offer received by
Borrower. The City Right of First Refusal is hereby subordinated to the Senior Loan Deed
of Trust and the other Senior Loan Documents, and in any event, the City Right of First
Refusal shall automatically terminate, without any further action by Borrower, the City or
any other party upon the initial disbursement under this Note. Senior Lender is hereby
made a third party beneficiary of the immediately preceding sentence, and such sentence
shall not be amended or deleted without Senior Lender's prior written consent.
10. ACCELERATED LOAN PAYMENT.
The full principal amount outstanding plus accrued but unpaid interest thereon,
shall be due and payable on the earlier to occur of the following:
(a) Sale or Refinancing of the Property as provided further in Section
15 hereof; unless: (i) in the case of a Sale in which the City's Percentage of the Sale
Proceeds are insufficient to repay in full the City Loan, the City approves such sale and the
purchaser assumes the balance of the City Loan in accordance with the terms of this Note;
or (ii) in the case of a Refinancing in which the City's Percentage of the Refinancing
Proceeds are insufficient to repay in full the City Loan, the City approves such Refinancing
and the Borrower remains obligated pursuant to the terms of this Note;
(b) if an Event of Default occurs pursuant to Section 16 hereof; or
(c) The date that is fifty-five (55) years after the date of execution of the
Certificate of Completion.
7
Westview House
City HOME Loan Note
11. PREPAYMENT.
Borrower may prepay the outstanding principal balance under this Note, in whole
or in part, together with any accrued but unpaid interest, if any, and other sums owed to the
City under this Note, if any, at any time without penalty. In the event of prepayment by
Borrower, the Loan Agreement (only with respect to any continuing obligations of
Borrower that survive repayment in full of the loan) and the Affordability Restrictions on
Transfer of Property shall remain intact, and shall be unaffected by the prepayment of this
Note by the Borrower.
12. LAWFUL MONEY.
Principal and interest are payable in lawful money of the United States of America.
13. APPLICATION OF PAYMENTS; LATE CHARGES.
(a) Any payments received by the City pursuant to the terms hereof
shall be applied first to sums, other than principal and interest, due the City pursuant to this
Note, next to the payment of all interest accrued to the date of such payment, and the
balance, if any, to the payment of principal,
(b) If any payment is not received by the City within thirty (30) days
following the due date thereof, then in addition to the remedies conferred upon the City
pursuant to this Note and the other Loan Documents: (i) a late charge of four percent (4%)
of the amount due and unpaid will be added to the delinquent amount to compensate the
City for the expense of handling the delinquency; and (ii) the amount due and unpaid,
excluding the late charge, shall bear interest at twelve percent (12%) per annurn, or the
maximum amount allowed by law, whichever is less, computed from the date on which the
amount was due and payable until paid. Without prejudice to the rights of the City
hereunder or under any of the other Loan Documents, Borrower shall indemnify the City
against, and shall pay the City on demand, any expense or loss which it may sustain or
incur as a result of the failure by Borrower to pay when due any installment of interest
and/or principal, fees, or other amounts payable to the City under this Note or any other
Loan Document, to the extent that any such expense or loss is not recovered pursuant to
such foregoing provisions. A certificate of the City setting forth the basis for the
determination of the amounts necessary to indemnify the City in respect of such expenses
or direct loss, submitted to Borrower by the City, shall be conclusive and binding for all
purposes except as corrected by Borrower notice to City within ten (10) days of receipt of
such certificate from City.
14. SECURITY.
This Note is secured by the City Deed of Trust.
15. ACCELERATION BY REASON OF TRANSFER OR FINANCING.
15.1. In order to induce City to make the City Loan evidenced hereby, Borrower
Westview House
City HOME Loan Note
agrees that in the event of any transfer of the Property without the prior written consent of
City (other than a transfer resulting from a foreclosure, or conveyance by deed in lieu of
foreclosure, by the holder of the Senior Loan Deed of Trust), City shall have the absolute
right at its option, upon at least 30 days' prior written notice to Borrower, to declare all
sums secured hereby immediately due and payable. Consent to one such transaction shall
not be deemed to be a waiver of the right to require consent to future or successive
transactions. City may grant or deny such consent in its sole and absolute discretion and, if
consent should be given, any such transfer shall be subject to this Section 15, and any such
transferee shall assume all obligations hereunder and agree to be bound by all provisions
contained herein. Such assumption shall release Borrower from all liability thereunder
from and after the date of such assumption.
15.2. As used herein, "transfer" includes the Sale, agreement to sell, transfer or
conveyance of the Property, or any portion thereof or interest therein, whether voluntary,
involuntary, by operation of law or otherwise, the execution of any installment land sale
contract or similar instrument affecting all or a portion of the Property, or the lease of all
or substantially all of the Property. 'Transfer' shall not include the leasing of individual
residential units on the Property, so long as Borrower complies with the provisions of the
Loan Agreement and the Affordable Housing Restrictions relating to such leasing activity,
nor shall it include a conveyance of the Property to a limited partnership in which a general
partner of Borrower or an affiliate of a general partner of Borrower is a general partner, or
to a corporation that is wholly owned by the Borrower or a general partner of Borrower
and that is formed for the sole purpose of owning and operating the Property, or the sale
back to the Borrower. In the event of any Refinancing or partial Refinancing in an amount
in excess of the balance of the Senior Loan, without the prior written consent of City (which
consent City may grant or deny in its sole discretion), then the entire outstanding balance
of the City Loan together with all accrued and unpaid interest, shall be repaid to the City
at the time of each Refinancing or partial Refinancing.
15.3. For the avoidance of doubt, a "transfer" shall not include (i) a transfer of
any general partner's interest in Borrower when made in connection with the exercise by
the Borrower's limited partner (the "Limited Partner") of its rights upon a default by a
general partner under the Borrower's Partnership Agreement or upon a general partner's
withdrawal in violation of the Partnership Agreement, so long as the removal and
substitution of the defaulting general partner is made within thirty (30) days of such default
or, if such removal and substitution cannot reasonably be completed within thirty (30) days,
so long as the Limited Partner commences to take action to remove and substitute the
general partner with a reasonable period and thereafter diligently proceeds to complete
such substitution; (ii) any transfer of the Property to the managing general partner of
Borrower pursuant to the right of first refusal or to the general partners of Borrower
pursuant to the purchase option, as provided for in the Partnership Agreement; (iii) any
transfer of the Limited Partner's interest in accordance with the Partnership Agreement;
and (iv) any sale, transfer or other disposition of an interest in a limited partner of the
Borrower.
16. EVENT OF DEFAULT.
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Westview House
City HOME Loan Note
Subject to the provisions hereof, the occurrence of any of the following shall be
deemed to be an event of default ("Event of Default") hereunder: (a) failure by Borrower
to make any payments provided for herein, and if such default is not made good within the
earlier of fifteen (15) days of written notice to Borrower of such default or thirty (30) days
after such payment was due; or (b) failure by Borrower to perform any covenant or
agreement in the City Deed of Trust, the Loan Agreement, or the Affordability Restrictions
on Transfer of Property within thirty (30) days after written demand therefor by City (or,
in the event that more than thirty (30) days is reasonably required to cure such default,
should Borrower fail to promptly commence such cure, and diligently and continuously
prosecute sane to completion).
17. CURE BY LIMITED PARTNER.
The City acknowledges that the Limited Partner of Borrower shall have the right, but not
the obligation to cure any default hereunder. Any cure made or tendered by such Limited
Partner shall be accepted as if made by Borrower.
18. REMEDIES.
Upon the occurrence and during the continuance of an Event of Default, after any
applicable notice has been provided and the expiration of any applicable cure period
therefore, City may declare all sums evidenced hereby immediately due and payable by
delivery to the Trustee named in the City Deed of Trust securing this Note, and to
Borrower, written declaration of default and demand for sale, and written notice of default
and of election to cause the Property to be sold, which notice Trustee shall cause to be duly
filed for record and City may foreclose on the City Deed of Trust. City shall also deposit
with Trustee the City Deed of Trust, this Note and all documents evidencing expenditures
secured thereby and evidenced hereby. No delay or omission on the part of the City in
exercising any right under this Note or under any of the other Loan Documents shall
operate as a waiver of such right.
19. ATTORNEYS' FEES.
If this City Loan Note is not paid when due or if any Event of Default occurs,
Borrower promises to pay all costs of enforcement and collection, including but not limited
to, reasonable attorneys' fees, whether or not any action or proceeding is brought to enforce
the provisions hereof.
20. SEVERABILITY.
Every provision of this Note is intended to be severable. In the event any term or
provision hereof is declared by a court of competent jurisdiction, to be illegal or invalid for
any reason whatsoever, such illegality or invalidity shall not affect the balance of the tenns
and provisions hereof, which terms and provisions shall remain binding and enforceable.
21. CALCULATION OF INTEREST.
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Westview House
City HOME Loan Note
Interest hereunder shall be calculated on the basis of a three hundred sixty (360)
day year consisting of twelve (12) months of thirty (30) days each, except that interest due
and payable for a period less than a full month shall be calculated by dividing (a) the
product of (i) the actual number of days elapsed in such period, (ii) the outstanding
principal balance hereunder during that period and (iii) the Note interest rate in effect
hereunder during that period by (b) 360.
22. NUMBER AND GENDER.
In this Note the singular shall include the plural and the masculine shall include the
feminine and neuter gender, and vice versa, if the context so requires.
23. NON -RECOURSE.
The City Loan is a nonrecourse obligation of the Borrower. Neither Borrower nor
any other party, including Borrower's partners, shall have any personal liability for
repayment of the City Loan or for any other amounts under any of the docurnentation
evidencing, securing or describing the City Loan. The sole recourse of City under this Note
and the City Deed of Trust for repayment of the City Loan and for such other amounts
arising therefrom shall be the exercise of its rights against the Property and related security
thereunder.
24. SUBORDINATION.
Any agreement by the City to subordinate the City Deed of Trust and/or Regulatory
Agreements to an encumbrance securing and/or evidencing Approved Financing (each
such Approved Financing, a "Senior Loan"), will be subject to the satisfaction of each of
the following conditions:
1. All of the proceeds of the proposed Senior Loan, less any transaction costs, are used
to provide acquisition, construction and/or permanent financing for the Project, or
any combination thereof;
2. The proposed lender of a Senior Loan (each a "Senior Lender") must be a state or
federally chartered financial institution, a nonprofit corporation or a public entity
that is not affiliated with Borrower;
Borrower demonstrates to the City's satisfaction that subordination of the City Deed
of Trust and/or Affordability Restrictions on Transfer of Property is necessary to
secure adequate acquisition, construction and/or permanent financing to ensure the
viability of the Project, including the operation of the Project as affordable housing,
as required by the Loan Documents. To satisfy this requirement, Borrower must
provide to the City, in addition to any other information reasonably required by the
City, evidence demonstrating that the proposed amount of the Senior Loan is
necessary to provide adequate construction and/or permanent financing to ensure
the viability of the Project, and adequate financing for the Project would not be
available without the proposed subordination;
11
Westview House
City HOME Loan Note
4. The subordination agreement(s) is structured to minimize the risk that the City
Deed of Trust and/or Affordability Restrictions on Transfer of Property will be
extinguished as a result of a foreclosure by the Senior Lender or other holder of the
Senior Loan. To satisfy this requirement, the subordination agreement must
provide the City with adequate rights to cure any defaults by Borrower, including:
(i) providing the City or its successor with copies of any notices of default at the
same time and in the same manner as provided to Borrower; and (ii) providing the
City with a cure period of at least sixty (60) days to cure any default;
5. The subordination(s) of the City Loan is effective only during the original term of
the Senior Loan and any extension of its term that is approved in writing by the
City;
6. No subordination may limit the effect of the City Deed of Trust and/or the
Affordability Restrictions on Transfer of Property before a foreclosure, nor require
the consent of the Senior Lender prior to the City exercising any remedies available
to the City under the Loan Documents; and
7. Upon a determination by the City Executive Director that the conditions in this
Section have been satisfied, the Executive Director or his/her designee, will be
authorized to execute the approved subordination agreement without the necessity
of any further action or approval by the City Council. Execution of any
subordination agreement will evidence and constitute the determination of the City
that all requirements of this Section have been satisfied or waived.
Notwithstanding anything to the contrary contained in the Loan Documents, with
prior 30-days written notice to City, Borrower may refinance the Senior Loan with a non-
profit, commercial, governmental or institutional lender without the prior consent of the
City ("Refinanced Senior Indebtedness"), and the City hereby agrees to subordinate the
lien of its Deed of Trust (but not the Affordability Restrictions on Transfer of Property) to
the Refinanced Senior Indebtedness and the lien of any deed of trust or mortgage securing
the Refinanced Senior Indebtedness, provided that the principal balance of the Refinanced
Senior Indebtedness does not exceed the then outstanding principal balance of the Senior
Loan plus the costs incurred in securing the Refinanced Senior Indebtedness.
25. RESERVED.
26. RESERVED.
27. FORCE MAJEURE.
Notwithstanding specific provisions of this Note, performance hereunder shall not
be deemed to be in default where delays or defaults are due to: war; insurrection; strikes;
lock -outs; riots; floods; earthquakes; fires; casualties; acts of God or other deities; acts of
the public enemy; epidemics; quarantine restrictions; freight embargoes; lack of
transportation; governmental restrictions or priority; litigation; unusually severe weather;
12
Westview House
City HOME Loan Note
inability to secure necessary labor, materials or tools; delays of any contractor or supplier;
acts of the other party; acts or failure to act of the City or any other public or governmental
City or entity (except that any act or failure to act of City shall not excuse performance by
City); or any other causes beyond the reasonable control or without the fault of the party
claiming an extension of time to perform. An extension of time for any such cause shall be
for the period of the enforced delay and shall commence to run from the time the party
claiming such extension gives notice to the other party, provided notice by the party
claiming such extension is given within thirty (30) days after the commencement of the
cause. Times of performance under this Note may also be extended in writing by the City
and the Borrower.
28. ASSIGNMENTS.
The City, and the assignee of the City, shall have the right to assign this Note and
the City Deed of Trust securing this Note, without any further act of Borrower. The
assignee shall give notice to Borrower as soon as practicable after such assignment.
(signatures on following page)
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Westview House
City HOME Loan Note
This Note is hereby agreed to and executed on the date first set forth above.
"BORROWER"
Westview House LP,
a California limited partnership
By: Westview House CDP LLC,
a California limited liability company
Its: Administrative General Partner
By: Community Development Partners,
a California corporation
Its: Sole Managing Member
By:
Kyle Paine
Its: President
By: Westview Mercy House CHDO, LLC,
a California limited liability company
Its: Managing General Partner
By: Mercy House CHDO, Inc.,
a California nonprofit public benefit corporation
Its: Sole Managing Member
By:
Lawrence G. Haynes, Jr.
Its: Chief Executive Officer
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Westview House
City HOME LoanNote
Exhibit Fee
Affordability
Restrictions on
Transfer of Property
RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
City of Santa Ana
Clerk of the Council
20 Civic Center Plaza (M-30)
P.O. Box 1988
Santa Ana, California 92702
Attention: Clerk of the Council
SPACE ABOVE THIS LINE FOR RECORDING USE
FREE RECORDING REQUESTED
[Government Code Section 61031
AFFORDABILITY RESTRICTIONS
ON TRANSFER OF PROPERTY
(2530 & 2534 Westminster Avenue, Santa Ana, California)
THESE AFFORDABILITY RESTRICTIONS ON TRANSFER OF PROPERTY
(the "Restrictions") are entered into as of May 26, 2022, by and between and Westview
House LP, a California limited partnership ("Developer"), and the City of Santa Ana, a
charter city and municipal corporation ("City").
RECITALS:
A. Developer is the owner of that certain real property located at 2530 and 2534
Westminster Avenue ("Property"), located in the City of Santa Ana, more particularly
described in Exhibit A, which is attached hereto and incorporated herein by this reference.
B. The Developer and the City have entered into that certain Loan Agreement, dated
on or about the date hereof ("Loan Agreement'), for the purpose of providing eighty-four
(84) units of housing that will be affordable to Extremely Low Income, Very Low Income,
and Low Income households ("Restricted Units"), with one un-restricted unit reserved for
an on -site manager, to which these Restrictions are attached as Exhibit F (any capitalized
tenn that is not otherwise defined in these Restrictions shall have the meaning ascribed to
such tenn in the Loan Agreement).
C. The Loan Agreement provides, among other things, for the use of the Property for
affordable housing with all Restricted Units being restricted to Extremely Low Income,
Very Low Income and Low Income households, at Affordable Rent(s).
D. The Loan Agreement contains certain provisions relating to the use of the Property
Westview House
City Affordability Restrictions on Transfer of Property
NOW, THEREFORE, CITY AND DEVELOPER COVENANT AND AGREE AS
FOLLOWS:
1. Developer covenants and agrees (for itself, its successors, its assigns, and every
successor in interest to the Property or any part thereof) that Developer, such successors,
and such assigns shall use the Property exclusively to provide affordable housing of
Extremely Low Income, Very Low Income and Low Income households, as provided in
these Restrictions and in the Loan Agreement.
2. Developer, for itself and its successors and assigns, hereby covenants and agrees
that all of the apartments in the Property (less one manager's unit) (the "Units") shall be
rented exclusively, at Affordable Rent, to Extremely Low Income, Very Low Income and
Low Income households to the extent provided for herein. Area median income levels and
Affordable Rents are subject to adjustment from time to time as provided in Section 3
below.
3. AFFORDABILITY REQUIREMENTS, USE AND MAINTENANCE OF
THE PROPERTY
3.1. Use Covenants and Restrictions.
(a) Developer agrees and covenants, which covenants shall run with the
land and bind Developer, its successors, its assigns and every successor in interest to the
Property that Developer will make all Restricted Units on the Property available to
Extremely Low Income, Very Low Income and Low Income households at rents affordable
to such households for fifty-five (55) years from the issuance of the Certificate of
Completion. The HOME restrictions for the nine (9) HOME assisted units shall be
enforced until the date that is twenty (20) years after the date on which the Certificate of
Completion is issued. The City pen -nits the Developer to limit the eligibility and/or give
preference to a particular segment of the population in accordance with 24 CFR 92.253(d).
(b) The Project shall consist of eighty-five (85) units, including one (1)
on -site manager's unit. There shall be nine (9) HOME assisted units. The HOME assisted
units shall be three (3) 1-bedroom units, one (1) 2-bedroom unit, three (3) 3-bedroom mots,
and two (2) 4-bedroom units, floating, and shall be distributed throughout the complex with
comparable amenities to the Restricted Units.
(c) At initial lease up, households in the HOME assisted units cannot
earn more than the Very -Low Income limits (50% of AMI) as published by HUD in
compliance with the HOME Program for the Orange County, California PMSA, adjusted
for household size. Rental increases shall be in conformance with federal and state law.
After the twenty (20) year HOME Compliance Period, the City shall require that the
HOME assisted units remain affordable, with rents calculated based on assumed household
size at the same income levels (i.e. 50% of AMI).
(d) All of the HOME units will be restricted to occupancy by families
earning no more than the Very -Low Income limits (50% of AMI) as published by HUD,
and the rents must not exceed the Low HOME rents adjusted for family size appropriate to
2
the unit as published by HUD.
(e) Maximum Occupancy will be two (2) people per room plus one (1).
Example for a two -bedroom unit, five (5) people would be maximum occupancy.
(f) Developer must have a written lease between tenant and owner for
a period of at least one year, unless a shorter period is mutually agreed upon. Leases must
be consistent with the HOME Program regulations at 24 CFR section 92.209(g).
3.2. Affordability Levels/Unit Mix:
The affordability levels/unit mix for the Restricted Units in the Project are as follows:
Unit Size
30% TCAC AMI
60% TCAC AMI
Total
No.
Units
Current
Rent
No.
Units
Current
Rent
1 Bedroom
23
$756
23
2 Bedroom
3
$908
3
3 Bedroom
21
$1,049
13
$2,098
34
4 Bedroom
16
$1,170
8
$2,341
24
Total
63
21
84
The remaining unit will be an un-restricted 2-bedroom unit reserved for the onsite manager.
HOME Assisted Units
Total # of
Level of
# of HOME
o
/o Share of
Units
Unit Type
Affordability
Assisted
Unit Type
Units
23
1 Bed
Very -Low
Income
(50%AMI)
(Low HOME)
3
1.3%
3
2 Bed
1
33%
34
3 Bed
3
8 8%
24
4 Bed
2
8.3%
(1) In no event shall the rent charged to the HOME assisted units be more than the
amount of the Low HOME rent as published by HUD, as amended from time to time.
(2) At the time of project completion, the Developer shall provide to the City the address
and/or unit number of each of the HOME floating units.
(3) Annually with the financial statements, the Developer shall provide an annual report
of rents and occupancy of all Restricted Units, including the HOME assisted units,
to verify compliance with affordability requirements. For the HOME assisted units,
information on unit substitution and filling vacancies shall be provided to ensure that
the project maintains the required unit mix.
Except with respect to the HOME assisted units during the HOME Compliance Period, the
affordable rents charged at the Project for the Restricted Units must comply with the more
stringent of the standards set forth by the California Tax Credit Allocation Committee
(TCAC) and the requirements of Section 6(b) of the CSCDA Regulatory Agreement, as
defined in Section 24 hereof.
A utility allowance must be deducted from the maximum affordable rent charged at the
Project for each Restricted Unit.
Utility allowances must be based on project -specific allowances for the HOME assisted mots.
TCAC provides a California Utility Allowance Calculator (CUAC) that must be used to
calculate the utility allowances for the HOME assisted units.
Initial rents may be recalculated to allowable rental amounts at the time of initial lease -up
following completion of construction in accordance with any changes in allowable rent and
income tables as published by HUD.
3.3. Rent Increases.
On an annual basis, the City shall provide Developer with the maximum allowable
schedule of rents for the Property in accordance with changes in allowable rent and income
tables published by HUD and TCAC, provided however that the rent for the HOME
assisted units shall in no event be higher than the rent for the equivalent non -HOME
assisted unit within the Project. In no event can Developer charge any tenant more than
such amount.
All rent increases on the Restricted Units are subject to City approval pursuant to
the terms of this Section. No later than sixty (60) days prior to the proposed
implementation of any rent increase, Developer shall submit to the City a schedule of any
proposed increase in the rent. The City will disapprove a rent increase if it does not comply
with the restrictions set forth in Section 3.2 above.
(a) Termination of Tenancv. Developer may not terminate the tenancy
or refuse to renew the lease of tenant except for serious or repeated violation of the terms
and conditions of the Lease; for violation of applicable federal, state, or local law; for
completion of the transitional housing tenancy period (if the housing is transitional); or for
other good cause. Any termination or refusal to renew must be preceded by not less than
thirty (30) days by the Developer's service upon the tenant of a written notice specifying
the grounds for the action.
(b) Non -Qualifying Adjusted Income. Subject to the applicable
requirements and provisions of, and changes to, Section 42 and 142(d) of the Internal
Revenue Code of 1986, as amended (the "Code"), if, upon recertification of the income of
a tenant of a Restricted Unit, the Developer detennines that a tenant has an adjusted income
exceeding 30% of the applicable Median Income for the Area or 60% of the applicable
Median Income for the Area, as applicable, in each case, adjusted for household size as
provided in Section 3.2 above, such tenant may be permitted to continue to occupy the
Restricted Unit at the rental rate as provided for in Section 3.2 above, until the tenant
chooses to vacate the Restricted Unit. After the Restricted Unit is vacated, the Restricted
Unit shall be re -rented to a tenant pursuant to the terms, covenants and conditions of these
Restrictions.
3.4. Loss of Project -Based Voucher Subsidy.
It is anticipated that during the Terni of Agreement the Project will maintain not
less than 26 Project -Based Voucher ("PBV") Restricted Units("PBV Restricted Units"),
supported by Project -Based Section 8 rental subsidy payinents ("Rental Subsidy"). If,
during the Term of Agreement, there is a reduction, termination or nomenewal of the
Rental Subsidy through no fault of Developer, such that the Rental Subsidy shown on the
Project Budget is no longer available (or available in a lesser amount), Developer may
request approval of the City (a) to allow households with adjusted incomes that do not
exceed sixty percent (60%) of AMI, adjusted for actual household size, to occupy the
extremely -low income units (i.e., a unit previously restricted to households with adjusted
incomes that do not exceed 30% of AMI), and (b) to increase the rent on one or more of
the PBV Restricted Units, to rents that are affordable to households with an adjusted
income that does not exceed sixty percent (60%) of AMI, adjusted for household size
appropriate for the PBV Restricted Unit.
The rent increase is subject to the following requirements: (a) concurrently with the
request, Developer shall provide the City with evidence of the anticipated reduction,
termination, or nonrenewal of the Rental Subsidy; (b) a Management Plan (as defined in
Section 6.1(d) of the Loan Agreement) for the Project for the City's approval pursuant to
Sections 6.1(d) and Exhibit G of the Loan Agreement, showing the impact of the loss or
reduction of the Rental Subsidy; (c) a proposed operating budget reflecting the rent
increases (the "Operating Budget"); and (d) a description of efforts to obtain alternate
sources of rent. The number of PBV Restricted Units subject to the rent increase and the
amount of the proposed increase may not be greater than the number or amount required
to ensure that the Project generates sufficient income to cover its operating costs, required
deposits to replacement reserves, and debt service on approved financing as shown on the
Operating Budget, and as is necessary to maintain the financial stability of the Project. In
addition, upon a reduction, termination or nonrenewal of the Rental Subsidy as described
above, Developer hereby agrees to the following:
(a) Developer shall use good faith commercially reasonable efforts to
obtain alternative sources of rental subsidies and shall provide the City with annual
progress reports on efforts to obtain alternative sources of rental subsidies that would allow
the rents to be reduced. Upon receipt of any alternative rental subsidies, Developer shall
reduce the rents back to the original restrictions to the extent that the alternative rental
subsidies provide sufficient income to cover the operating costs, required replacement
reserves and debt service of the Project as shown on the Operating Budget.
(b) Developer shall provide tenants in the PBV Restricted Units with
notice of any rent increase pursuant to this Section 3.4, and shall notify the tenant that if
they have received a tenant -based voucher from the Housing Authority of the City of Santa
Ana they may use the tenant -based voucher for their PBV Restricted Unit.
(c) All rent increases for the PBV Restricted Units are subject to City
approval pursuant to the terns of this Section 3.4. No later than sixty (60) days prior to
the proposed implementation of any rent increase, Developer shall submit to the City a
schedule of any proposed increase in the rent. The City will disapprove a rent increase if
it does not comply with the restrictions set forth in this Section 3.4. Notwithstanding the
foregoing, rent increases for the PBV Restricted Units shall be subject to review and
approval of the City.
Developer shall give tenants of all PBV Restricted Units written notice at least sixty
(60) days prior to any rent increase.
3.5. CHDO Provisions.
The sole managing member of the Managing General Partner shall maintain
Community Housing Development Organization (CHDO) status for the tern of these
Restrictions in accordance with 24 CFR 92. Developer agrees to provide information as
may be requested by the City to document its continued compliance, including but not
limited to an annual board roster and certification of continued compliance.
Any funds advanced as CHDO pre -development funds must be in compliance with 24 CFR
92.301, and are forgivable only under the terms in 24 CFR 92.301. Any funds advanced to
Developer as CHDO Operating Expenses must be expended in compliance with 24 CFR
92.208. Any funds that Developer is permitted to retain as CHDO proceeds from this Project
shall be used in compliance with 24 CFR 92.300(a)(2) or as specified in these Restrictions.
The provisions of this Section 3.5 shall not apply in the event of a foreclosure of the Property
or transfer in lieu of foreclosure by Senior Lender, or a transfer by Senior Lender following
foreclosure or deed in lieu of foreclosure to a third -party. Provided that, in the event of a
foreclosure, or acceptance of a deed in lieu of foreclosure, Senior Lender will use
commercially reasonable efforts to accept bids for the Property from a qualified CHDO;
provided, however, that in no event shall Senior Lender be obligated to select a qualified
CHDO to be the purchaser of the Property unless, among other criteria used in Senior Lender's
reasonable discretion, such qualified CHDO has offered the highest purchase price among the
bidders.
4. Developer, its successors and assigns shall not charge rents for the Units in excess
of the amounts set forth herein, as adjusted on the basis of the revised schedules of area
median incomes issued from time -to -time by HUD. The City shall notify Developer in
writing of the adjusted allowable maximum incomes and rents.
5. Developer shall adopt and include as part of its Management Plan (described in
Section 11 below), written tenant selection policies and criteria for the Units that meet the
following requirements:
5.1. Are consistent with the purpose of providing housing for Extremely Low,
Very Low, and Low Income households;
5.2. Are reasonably related to program eligibility and the applicants' ability to
perform the obligations of the lease;
6
5.3. Give reasonable consideration to the housing needs of households that
would have a preference under 42 CFR §906.211 (Federal selection preferences for
admission to Public Housing);
5.4. Provide for:
(a) The selection of tenants from a written waiting list in the
chronological order of their application, insofar as is practicable; and
(b) The prompt written notification to any rejected applicant of the
grounds for any rejection;
5.5. Subject to compliance with the HOME Regulations, the requirements of
Section 142(d) of the Code, Section 42 of the Code, the County of Orange coordinated
entry system and applicable California and federal fair housing laws, local preference for
Santa Ana residents and workers in tenant selection shall be a requirement of the Project.
Subject to applicable laws and regulations governing nondiscrimination and preferences in
housing occupancy required by Section 142(d) of the Code, Section 42 of the Code, HUD
or the State of California, as well as the City of Santa Ana Affordable Housing Funds
Policies and Procedures, the Developer shall give preference in leasing units in the
following order of priority:
(a) First priority shall be given to persons who have been permanently
displaced or face permanent displacement from housing in Santa Ana as a result of any of
the following:
(i) A redevelopment project undertaken pursuant to
California's Community Redevelopment Law (Health & Safety Code Sections 33000, et
seq.) -- applicable only to projects funded by the Low and Moderate Income Housing Asset
Fund;
(ii) Ellis Act, owner -occupancy, or removal permit eviction;
(iii) Earthquake, fire, flood, or other natural disaster;
(iv) Cancellation of a Housing Choice Voucher HAP Contract by
property owner; or
(v) Governmental Action, such as Code Enforcement.
(b) Second priority shall be given to persons who are either:
(i) Residents of Santa Ana; and/or
(ii) Working in Santa Ana at least 32 hours per week for at least
the last 6 months.
The Restricted Units will still be available to the general public, as required under
Section 142(d) of the Code and Section 42 of the Code, and these preferences do not restrict
the availability of the units to the general public.
5.6. Carry out the Affinnative Marketing procedures of the City of Santa Ana,
which are designed to provide information and otherwise attract eligible persons from all
racial, ethnic and gender groups in the housing market area to the units. Developer shall
cooperate with the City to effectuate this provision prior to the initial renting, or upon
occurrence of a vacancy, and the re -renting of any HOME assisted units (24 CFR 92.351).
6. Developer, its successors and assigns, shall not refuse to lease a unit to a holder of
a rental voucher under 24 CFR part 887 (Housing Choice Voucher Program) or to a holder
of a comparable document evidencing participation in a HOME tenant -based assistance
program because of the status of the prospective tenant as a holder of such certificate of
family participation, rental voucher, or comparable HOME tenant -based assistance
document. Total rents charged to the tenant for the tenant's share of rent shall not exceed
the allowable rents as described above.
7. Any lease of any of the units must be for not less than one year, unless by mutual
agreement between the tenant and the Developer. Should the tenant and Developer agree
to a term of less than one year, said agreement shall be expressed in some type of written
form, signed by the tenant, and maintained in the tenant's rental file held by the Developer.
The lease may not contain any of the following provisions (in which references to "owner"
shall mean the Developer, its successors or assigns):
7.1. Agreement by the tenant to be sued, to admit guilt, or to a judgment in favor
of the owner in a lawsuit brought in connection with the lease;
7.2. Agreement by the tenant that the owner may take, hold, or sell personal
property of household members without notice to the tenant and a court decision on the
rights of the parties. This prohibition, however, does not apply to an agreement by the
tenant concerning disposition of personal property remaining in the housing Unit after the
tenant has moved out of the Unit. The owner may dispose of this personal property in
accordance with state law;
7.3. Agreement by the tenant not to hold the owner or the owner's agent legally
responsible for any action or failure to act, whether intentional or negligent;
7.4. Agreement of the tenant that the owner may institute a lawsuit without
notice to the tenant;
7.5. Agreement by the tenant that the owner may evict the tenant or household
members without instituting a civil court proceeding in which the tenant has the
opportunity to present a defense, or before a court decision on the rights of the parties;
7.6. Agreement by the tenant to waive any right to a trial by jury;
7.7. Agreement by the tenant to waive the tenant's right to appeal, or to
otherwise challenge in court, a court decision in connection with the lease; and
7.8. Agreement by the tenant to pay attorney's fees or other legal costs even if
the tenant wins in a court proceeding by the owner against the tenant. The tenant, however,
may be obligated to pay costs if the tenant loses.
8. Developer, its successors or assigns, must adhere to state law requirements with
regard to termination of tenancy.
9. Developer shall maintain the improvements on the Property in compliance with all
applicable housing quality standards [24CFR 92.504 (c)(6)] and state and local code
requirements (California Health and Safety Code section 33418), and shall keep the
Property free from any unreasonable accumulation of debris or waste materials. Developer
shall also maintain in a healthy condition any landscaping planted on the Property.
10. Developer covenants and agrees for itself, its successors, its assigns and every
successor in interest to the Property or any part thereof, there shall be no discrimination
against or segregation of any person, or group of persons, on account of race, color, creed,
religion, sex, mental or physical disability, marital status, national origin or ancestry in the
sale, lease, transfer, use, occupancy, tenure or enjoyment of the Property nor shall the
Developer itself or any person claiming under or through it establish or permit any such
practice or practices of discrimination or segregation with reference to the selection,
location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees
of the Property, as required by the Title VI of the Civil Rights Act of 1964, the Fair Housing
Act (42 U.S.C. 3601-20) and all implementing regulations, and the Age Discrimination
Act of 1975, and all implementing regulations.
11. Not later than fifteen (15) business days prior to the Close of Escrow, Developer
shall submit to the Executive Director a Management Plan in a form that is acceptable to
the Executive Director, including, but not limited to, the components listed below.
Approval of the Management Plan must be obtained from the Executive Director not later
than the time for the Close of Escrow. Developer shall manage the Restricted Units in
accordance with the approved Management Plan, including such amendments as may be
approved in writing from time to time by the Executive Director, for the tern of the income
and rent restrictions contained in these Restrictions. The components of the Management
Plan shall include:
11.1. Management Agent. Developer shall submit the name and qualifications
of the proposed Management Agent. The Executive Director shall approve or disapprove
the proposed Management Agent in writing based on the experience and qualifications of
the Management Agent.
11.2. Management Agreement. Developer shall submit a copy of the
proposed management agreement specifying the amount of the management fee, and the
relationship and division of responsibilities between Developer and Management Agent.
11.3. Annual Budget and Projected Cash Flows. Prior to the Closing, and
annually thereafter not later than seventy-five (75) days after the close of each calendar
year thereafter until the Loan is repaid in full, Developer shall submit a projected operating
budget and cash flow to the Executive Director. The budget and cash flow shall be in a
form that is acceptable to the Executive Director.
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11.4. Tenant Selection Policies. Developer shall include in the Management
Plan the tenant selection policies in accordance with Section 5, above.
12. If at any time the City determines that the units are not being managed or
maintained in accordance with the approved Management Plan, the City shall send the
Developer a detailed description of the management deficiencies (a "Deficiency Notice").
If the deficiencies set forth in the Deficiency Notice are not cured within sixty (60) days
(or such longer period as may be reasonably required to cure the deficiency), with the
exception of HOME regulations that require a shorter period, the Executive Director may
require Developer to change management practices or to terminate the management
contract and designate and retain a different management agent. The management
agreement shall provide that it is subj ect to termination by Developer without penalty, upon
thirty (30) days prior written notice, at the direction of the Executive Director upon failure
to cure a Deficiency Notice within the time period specified above. Within thirty (30) days
following a direction of the Executive Director to replace the management agent in
accordance with the ternis hereof, the Developer shall select another management agent or
make other arrangements satisfactory to the Executive Director or designee for continuing
management of the units.
12.1. Marketing Plan. The marketing plan will apply to all of the units in the
Project, except the one manager's unit. The Developer shall submit a marketing plan for
review and approval by the Executive Director which approval will not be unreasonably
withheld, conditioned or delayed. The marketing plan must contain procedures that ensure
marketing of the Restricted Units to Extremely Low Income, Very Low Income, and Low
Income households throughout the City. Such procedures shall be applicable for initial
rent -up and ongoing marketing of the units throughout the term of these Restrictions.
Developer shall advertise vacancies of the Restricted Units in general distribution
newspapers that circulate throughout the City. Where the Developer utilizes other forms
of advertising, such advertising shall also be distributed throughout the City.
13. The covenants established in these Restrictions and any amendments hereto
approved by the City and Developer shall, without regard to technical classification and
designation, be binding for the benefit and in favor of the City and their respective
successors and assigns. These Restrictions shall remain in effect for fifty-five (55) years
from the issuance of the Certificate of Completion and the HOME restrictions shall remain
in effect for the HOME Compliance Period. In its discretion, the City may defer repayment
of the HOME Loan or the City may agree to such reasonable modifications to the
requirements of these Restrictions, as they may determine are necessary for the continued
maintenance and operation of the Restricted Units. The covenants against discrimination
shall remain in effect for the period of these Restrictions.
14. Developer shall not request disbursement of HOME funds until the funds are
needed to pay eligible costs. The City shall have the right to disapprove any request if the
City determines the request is for an ineligible item or is otherwise not in compliance with
or inconsistent with the Loan Agreement and these Restrictions [24 CFR 92.504 (c)(10)].
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15. Maintenance; Compliance with Law.
During the term of these Restrictions, Developer agrees to maintain all interior and
exterior improvements, including landscaping, on the Project in good condition, repair and
sanitary condition (and, as to landscaping, in a healthy condition) and in accordance with
any Management Plan approved by the City under these Restrictions (including without
limitation any landscaping and signage), as the same may be amended from time to time,
and all other applicable laws, rules, ordinances, orders, and regulations of all federal, state,
county, municipal, and other governmental agencies and bodies having or claiming
jurisdiction and all their respective departments, bureaus, and officials. Developer
acknowledges the great emphasis the City places on quality maintenance to protect its
investment and to provide quality low income housing for its constituents and to ensure
that all City subsidized affordable housing projects within the City are not allowed to
deteriorate due to deficient maintenance. In addition, Developer shall keep the Project free
from all graffiti and any accumulation of debris or waste material. Developer shall
promptly make all repairs and replacements necessary to keep the Project in good condition
and repair and shall promptly eliminate all graffiti and replace dead and diseased plants
and landscaping with comparable approved materials.
In the event that Developer breaches any of the covenants contained in this Section
15 and such default continues for a period of five (5) days after written notice from the City
(with respect to graffiti, debris, waste material, and general maintenance) or thirty (30)
days after written notice from the City (with respect to landscaping and building
improvements), then the City, in addition to whatever other right or remedy it may have
under the Loan Agreement, the other Loan Documents, these Restrictions or at law or in
equity, shall have the right to enter upon the Project and perform or cause to be performed
all such acts and work necessary to cure the default. Pursuant to such right of entry, the
City shall be permitted (but is not required) to enter upon the Project and perform all acts
and work necessary to protect, maintain and preserve the improvements and landscaped
areas on the Project. Developer shall promptly pay to the City, as applicable, the amount
of the expenditure arising from such acts and work of protection, maintenance, and
preservation by the City and/or costs of such cure, including a fifteen percent (15%)
administrative charge.
16. Developer shall prepare, maintain and submit to the City, as appropriate, the
following records and reports in compliance with 24 CFR 92.504 (c)(12):
16.1. Annual Reports. Developer shall file with the City an Annual Report
(herein referred to as the "Annual Report") by June 15th of each calendar year,
commencing with the end of the calendar year (or portion thereof) in which the Real Estate
Closing occurs. The Annual Report shall contain a certification by Developer as to such
information as the City Executive Director may then require, including, but not limited to,
the following:
(a) The fiscal condition of the Project, including the Annual Budget and
Project Cash Flow report required by Section 11.3 which shall include a financial statement
for the previous calendar year that includes a balance sheet and a profit and loss statement
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indicating any surplus or deficit in operating accounts; a detailed itemized listing of income
and expenses; and the amounts of any fiscal reserves. Such Annual Budget and financial
statement shall be prepared in accordance with generally accepted accounting practices.
The City Executive Director may require that the financial statement be audited at
Developer's expense by an independent certified public accountant acceptable to the
Executive Director.
(b) Any substantial physical defects in the Project, including a
description of any major repair or maintenance work undertaken or needed in the previous
and current years. Such statement shall describe what steps Developer has taken in order
to maintain the Project in a safe and sanitary condition in accordance with applicable
housing and building codes and the property standards set forth in 24 CFR 92.251.
(c) The occupancy of the units indicating the income of each current
resident and the current rents charged each resident and whether those rents include
utilities, including records that demonstrate that the Project meets the requirements of 24
CFR 92.253 for tenant and participant protection under the HOME Program.
(d) General management performance, including tenant relations and
other relevant information.
(e) Records that demonstrate that the units meet the affordability
requirements of 24 CFR 92.252, for the required period of affordability.
(f) Evidence of a currently paid hazard insurance policy in accordance
with the requirements of Section 3 of the City/HOME Deed of Trust, with a loss payable
endorsement naming the City as a loss payee(s) together with other approved lenders (as
their interests may appear), with a "Replacement Cost Endorsement" in amount sufficient
to prevent Developer or City from becoming a co-insurer under the terms of the policy, but
in any event in an amount not less than 100% of the then full replacement cost, to be
determined at least once annually and subject to reasonable approval by the Executive
Director.
(g) Evidence of a currently paid liability insurance policy, naming the
City as additional insured and in a form approved by the City Attorney with coverage as
described in the Loan Agreement.
(h) Termite reports pertaining to the Property every fifth (5"') year.
(i) Such other information as may be reasonably required by the
Executive Director or his/her designee.
16.2. Records and Audits. During the HOME Compliance Period, Developer
shall maintain the following general program records, and make them available for
inspection by the City, the State or HUD:
(a) records which demonstrate that the project meets the property
standard specified in 24 CFR 92.251;
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(b) records, for each HOME assisted unit, which demonstrates that the
project meets the requirements of 24 CFR 92.252;
(c) records which demonstrate compliance with the tenant and
participant protections, as specified in 24 Section 29.253;
(d) records which demonstrate compliance with the Equal Opportunity
and Fair Housing requirements outlined in these Restrictions, including:
(i) data on the extent to which each racial and ethnic group and
single head of household (by gender of head of household) have applied for, participated
in, or benefited from, any program or activity funded in whole or in part with HOME funds;
(ii) documentation of actions undertaken to meet the equal
opportunity requirements of 24 CFR 92.350, which implements Section 3 of the Housing
Development Act of 1968, as amended (12 U.S.C. 1701u);
(iii) documentation and data on the steps taken to implement
Developer's outreach programs to minority -owned and women -owned businesses to meet
the minority outreach requirements of 24 CFR 92.350;
(e) documentation of the steps taken to carry out an affirmative
marketing program in accordance with 24 CFR 92.351, if applicable;
(f) if applicable, records which demonstrate compliance with the
requirements relating to relocation of displaced persons, as described in 24 CFR 92.353.
At a minimum, these shall include project occupancy lists identifying the name and address
of all persons occupying the project property up until the date of the Real Estate Closing
(i.e., the date on which Developer obtained site control);
(g) records concenung lead -based paint in accordance with 24 CFR
92.355;
(h) if applicable, records which support any requests for waivers of the
conflict of interest prohibition as stated in 24 CFR 92.356;
(i) records of certifications of contractor qualifications as they relate to
the debarment and suspension requirement as stated in 24 CFR 92.357 and 24 CFR Part
24; and
0) any other reports issued by other monitoring agencies.
16.3. All records pertaining to each calendar year of HOME funds must be
retained for the most recent five year period, except that records of individual tenant
income verifications, project rents and project inspections must be retained for the most
recent five year period, until five years after the affordability period terminates (24 CFR
92.508). Developer shall cooperate with the City to retain all books and records relevant to
the Loan Agreement for a minimum of five years after the expiration of the Loan
13
Agreement and any and all amendments hereto, or for five years after the conclusion or
resolution of any and all audits or litigation relevant to the Loan Agreement, whichever is
later. The City, the State, the Office of the Auditor General of HUD, and/or their
representatives shall have unrestricted reasonable access to all locations, books, and
records for the purpose of monitoring, auditing, or otherwise examining said locations,
books, and records with or without prior notice.
16.4. If so directed by the City, the State or HUD upon termination of the Loan
Agreement, Developer shall cause all records, accounts, documentation and all other
materials relevant to the work to be delivered to the City, the State or HUD, as depository.
16.5. All records, accounts, documentation and other materials relevant to the
Project shall be accessible at any time to the authorized representatives of the City, the
State or HUD, on reasonable prior notice, for the purpose of examination or audit.
16.6. Pursuant to 24 CFR Part 44, the City shall perform an annual audit at the
close of each calendar year in which these Restrictions are in effect. Developer shall
reasonably cooperate with City in performing such audit.
17. If an event of default occurs under the terms of these Restrictions, prior to
exercising any remedies hereunder, City shall give Developer written notice of such
default. If the default is reasonably capable of being cured within thirty (30) days,
Developer shall have such period to effect a cure prior to exercise of remedies by the City
under these Restrictions. If the default is such that it is not reasonably capable of being
cured within thirty (30) days, and Developer: (i) initiates corrective action within said
period; and (ii) diligently, continually, and in good faith works to effect a cure as soon as
possible, then Developer shall have such additional time as is reasonably necessary to
cure the default prior to exercise of any remedies by City. Any cure made or tendered by
such limited partner shall be accepted as if made by Developer.
The City is a beneficiary of the terms and provisions of these Restrictions and the
covenants herein, both for and in their own right and for the purposes of protecting the
interests of the community and other parties, public or private, for whose benefit these
Restrictions and the covenants running with the land have been provided. Upon the
occurrence of an event of default and the expiration of the notice and cure period specified
above, the City shall have the right to exercise all rights and remedies, and to maintain any
actions or suits at law or in equity or other proper proceedings to enforce the curing of such
breaches to which they or any other beneficiaries of these Restrictions and covenants are
entitled.
18. Default.
Each of the following shall constitute an "Event of Default" by Developer under
these Restrictions:
18.1. Failure to Make Payments. Developer fails to make any payment due the
City under these Restrictions within thirty (30) days after receiving written notice for said
payment from the City;
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18.2. Non -Monetary Failure to Perform. Developer fails to timely perfonn,
comply with or observe any of the terms, covenants, or conditions of these Restrictions
(other than those provisions elsewhere referred to in this Section 18) and such failure
continues uncured or without Developer commencing to diligently cure for thirty (30) days
after notice thereof in writing is given by the City to Developer, provided that if Developer
has commenced cure but cannot complete such cure reasonably within thirty (30) days,
Developer shall have ninety (90) days from the date of notice to cure such failure without
such failure constituting an event of default;
18.3. Senior Loan Document Breach. Any default or breach of Developer which
continues uncured after the expiration of any applicable cure period under the Loan
Agreement (including, but not limited to, the obligations of the Developer under Section 6
of the Loan Agreement), any Loan Document or any other loan document including, but
not limited to, the Senior Loan Documents, as defined and set forth in the Loan Agreement;
18.4. Voluntary Suspension. The voluntary suspension of Developer's business
or the dissolution or termination of the partnership (if any) constituting Developer;
18.5. Unauthorized Transfer. Developer's sale or other transfer of the Project in
violation of this Agreement;
18.6. Fraud or Material Misstatement or Omissions. Any fraudulent act or
intentional material omission of Developer pertaining to or made in connection with the
Loan, Loan Documents or the Project that is not cured within thirty (30) days after written
notice to Developer, unless such act or omission is not capable of cure;
18.7. Insolvency. A court having jurisdiction shall have made or entered any
decree or order: (i) adjudging Developer to be bankrupt or insolvent; (ii) approving as
properly filed a petition seeking reorganization of Developer or seeking any arrangement
for Developer under the bankruptcy law or any other applicable debtor's relief law or statute
of the United States or any state or other jurisdiction; (iii) appointing a receiver, trustee,
liquidator, or assignee of Developer in bankruptcy or insolvency or for any of their
properties; or (iv) directing the winding up or liquidation of Developer, if any such decree
or order described in clauses (i) to (iv), inclusive, shall have continued unstayed or
undischarged for a period of ninety (90) days, unless a lesser time period is permitted for
cure under any other mortgage on the Property, in which event such lesser time period will
apply under this section as well; or Developer shall have admitted in writing its inability to
pay its debts as they fall due or shall have voluntarily submitted to or filed a petition seeking
any decree or order of the nature described in clauses (i) to (iv), inclusive. The occurrence
of any of the events of default in this paragraph shall act to accelerate automatically,
without the need for any action by the City, the indebtedness evidenced by the Note; or
18.8. Project Monies. Developer's intentional misapplication or embezzlement
of Project monies.
19. Reserved.
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20. Remedies.
The occurrence of any Event of Default shall, either at the option of the City or
automatically where so specified, relieve the City of any obligation to make or continue
the Loan and shall give the City the right to proceed with any and all remedies set forth in
these Restrictions or otherwise available at law or in equity or by statute (and all of the
City's rights and remedies shall be cumulative), including but not limited to the following:
20.1. Acceleration of Note. The City shall have the right to cause all indebtedness
of the Developer to the City under the Note, together with any accrued interest thereon, to
become immediately due and payable. The Developer waives all right to presentment,
demand, protest or notice of protest, or dishonor. The City may proceed to enforce payment
of the indebtedness and to exercise any or all rights afforded to the City as a creditor and
secured party under the law, including the Uniform Conunercial Code, including
foreclosure under the Deed of Trust. The Developer shall be liable to pay the City on
demand all expenses, costs and fees (including, without limitation, reasonable attorneys'
fees and expenses) paid or incurred by the City in comnection with the enforcement of this
provision, provided that such expenses, costs and fees shall be subordinate to the Senior
Loan made to Developer and the Senior Loan Documents.
20.2. Specific Performance. The City shall have the right to mandamus or other
suit, action or proceeding at law or in equity to require Developer to perform its obligations
and covenants under these Restrictions or to enjoin acts on things, which may be unlawful,
or in violation of the provisions of these Restrictions. The Developer shall be liable to pay
the City on demand all expenses, costs and fees (including, without limitation, reasonable
attorneys' fees and expenses) paid or incurred by the City in connection with the
enforcement of these Restrictions.
20.3. Right to Cure at Developer's Expense. The City shall have the right to cure
any monetary Event of Default by Developer under these Restrictions. The Developer
agrees to reimburse the City for any funds advanced by the City to cure a monetary default
by Developer upon demand therefore, together with interest thereon at the rate of twelve
percent (12%) per annum or the maxim -urn rate permitted by law, whichever rate is lesser,
from the date of expenditure until the date of reimbursement.
20.4. Remedies Cumulative. No right, power, or remedy given to the City by the
terns of these Restrictions is intended to be exclusive of any other right, power, or remedy;
and each and every such right, power, or remedy shall be cumulative and in addition to
every other right, power, or remedy given to the City by the terms of any such instrument,
or by any statute or otherwise against Developer and any other person. Neither the failure
nor any delay on the part of the City to exercise any such rights and remedies shall operate
as a waiver thereof, nor shall any single or partial exercise by the City of any such right or
remedy preclude any other or further exercise of such right or remedy, or any other right
or remedy.
20.5. Waiver of Terms and Conditions. No waiver of any default or breach by
Developer hereunder shall be implied from any omission by the City to take action on
account of such default if such default persists or is repeated, and no express waiver shall
16
affect any default other than the default specified in the waiver, and such waiver shall be
operative only for the time and to the extent therein stated. Waivers of any covenant, tern,
or condition contained herein shall not be construed as a waiver of any subsequent breach
of the same covenant, tern, or condition. The consent or approval by the City to or of any
act by Developer requiring further consent or approval shall not be deemed to waive or
render unnecessary the consent or approval to or of any subsequent similar act. The
exercise of any right, power, or remedy shall in no event constitute a cure or a waiver of
any default under these Restrictions or the Loan Documents, nor shall it invalidate any act
done pursuant to notice of default, or prejudice the City in the exercise of any right, power,
or remedy hereunder or under the Loan Documents, unless in the exercise of any such right,
power, or remedy all obligations of Developer to City are paid and discharged in full.
21. The covenants and agreements contained herein shall run with the land and not be
personal obligations of Developer. Upon the sale, conveyance or other transfer of the
Property (a "Transfer") and the assumption of the obligations hereunder by a transferee,
Developer's liability for performance shall be terminated as to any obligation to be
performed hereunder after the date of such Transfer.
22. The Loan Agreement and all of its attachments shall be enforceable by City in
accordance with the terns thereof Each of the Loan Agreement, the Affordability
Restrictions on Transfer of Property, the City/HOME Loan Note and the City/HOME Deed
of Trust provide a means of enforcement by the City if Developer is in breach of its
obligations hereunder and thereunder, including liens on the Property, use and deed
restrictions and covenants running with the land [24 CFR 92.504 (c) (13)].
23. Additional Terms.
23.1. Indemnity. To the fullest extent permitted by law, the Developer agrees to
indemnify, hold harmless and defend the City and its elected officials, officers, governing
members, employees, attorneys and agents (collectively, the "Indemnified Parties"), from
and against any and all losses, damages, claims, actions, liabilities, costs and expenses of
any and every conceivable nature, kind or character (including, without limitation,
reasonable attorneys' fees, litigation and court costs, amounts paid in settlement and
amounts paid to discharge judgments) to which the Indemnified Parties, or any of them,
may become subject to under any statutory law (including federal or state securities laws)
or at common law or otherwise, arising out of or based upon or in any way relating to:
(a) these Restrictions or the execution or amendment thereof in
connection with the transactions contemplated thereby;
(b) Developer's ownership or operation of the Property and the Project
or any act or omission of the Developer or any of its agents, contractors, servants,
employees or licensees in connection with the Property and the Project, the operation of
the Project, or the condition, environmental or otherwise, occupancy, use, possession,
conduct or management of work done in or about, or from the planning, design, acquisition,
installation, operation or rehabilitation of, the Project or any part thereof;
(c) any lien or charge upon payments by the Developer to the City, or
17
any taxes (including, without limitation, all ad valorem taxes and sales taxes), assessments,
impositions and other charges unposed on the City in respect of any portion of the Project;
(d) any violation of any environmental law, rule or regulation with
respect to, or the release of any toxic substance from, the Property or the Project or any
part thereof; or
(e) any untrue statement or misleading statement or alleged untrue
statement or alleged misleading statement of a material fact by the Developer contained in
any Loan Document or any of the documents or instruments relating to said Loan
Documents that the City relied upon in malting the Loan; except to the extent such damages
are caused by the gross negligence or willful misconduct of such Indemnified Party. hi the
event that any action or proceeding is brought against any Indemnified Party with respect
to which indemnity may be sought hereunder, the Developer, upon written notice from the
Indemnified Party, shall assume the investigation and defense thereof, including the
employment and payment for of counsel selected by the Indemnified Party, and shall
assume the payment of all expenses related thereto, with full power to litigate, compromise
or settle the same; provided that the Indemnified Party shall have the right to review and
approve or disapprove any such compromise or settlement.
23.2. Time. Time is of the essence in these Restrictions.
23.3. Construction. Except where the context otherwise requires, words
imparting the singular number shall include the plural number and vice versa, words
imparting persons shall include firms, associations, partnerships and corporations, and
words of either gender shall include the other gender.
23.4. Waiver of Jury Trial. Unless prohibited by Federal, State or local laws,
each party to these Restrictions hereby expressly waives any right to trial by jury of any
claim, demand, action or cause of action arising under any Loan Document or in any way
connected with or related or incidental to the dealings of the parties hereto or any of them
with respect to any Loan Document, or the transactions related thereto, in each case
whether now existing or hereafter arising, and whether sounding in contract or tort or
otherwise; and each party hereby agrees and consents that any such claim, demand, action
or cause of action shall be decided by court trial without a jury, and that any party to these
Restrictions may file an original counterpart or a copy of this section with any court as
written evidence of the consent of the parties hereto to the waiver of their right to trial by
jury.
23.5. Nonliability. By accepting or approving anything required to be performed
or given to City under these Restrictions, City shall not be deemed to have warranted or
represented the sufficiency or legal effect of the same, and no such acceptance or approval
shall constitute a warranty or representation by City to anyone.
23.6. Obligations Unconditional and Independent. Notwithstanding the existence
at any time of any obligation or liability of City to Developer, or any claim by Developer
against City, in connection with these Restrictions or otherwise, Developer hereby waives
any right it might otherwise have: (a) to offset any such obligation, liability or claim against
W.
Developer's obligations under these Restrictions; or (b) to claim that the existence of any
such obligation, liability or claim excuses the nonperformance by Developer of any of its
obligations under these Restrictions.
24. CSCDA Regulatory Agreement. The parties hereto acknowledge that the
Developer and California Statewide Communities Development Authority are entering
into that certain Regulatory Agreement and Declaration of Restrictive Covenants (the
"CSCDA Regulatory Agreement") with respect to the Property and the issuance of tax-
exempt financing and further agree that as long as the CSCDA Regulatory Agreement is
in effect, to the extent of any conflicting provisions between the CSCDA Regulatory
Agreement and the Restrictions, the CSCDA Regulatory Agreement shall control. That
notwithstanding, the fact that the Restrictions and the CSCDA Regulatory Agreement
provide for greater, lesser or different obligations or requirements shall not be deemed a
conflict unless the applicable provisions are inconsistent and could not be simultaneously
enforced or performed.
25. Notices. All notices, demands, approvals and other communications provided for
in the Loan Documents shall be in writing and be delivered to the appropriate party by
personal service or U.S. mail at its address as follows:
If to Developer: Westview House LP
c/o Westview House CDP LLC
3416 Via Oporto, Suite 301
Newport Beach, CA 92663
Attn: Kyle Paine
With a copy to: Westview House Mercy House CHDO LLC
807 N. Garfield Street
Santa Ana, CA 92701
Attn: Lawrence G. Haynes, Jr.
And: Sabelhaus & Strain, LLP
172410a' Street, Suite 110
Sacramento, CA 95811
Attn: Stephen A. Strain, Esq.
And: Chernove and Associates, Inc.
16027 Ventura Boulevard #660
Encino, CA 91436
Attn: Sheldon Chernove, Esq.
And: R4 WHCA Acquisition LP
c/o R4 Capital LLC
780 Third Avenue, 16th Floor
New York, New York 10017
Attention: Marc Schnitzer
E-Mail: insel-initzer@R4cqp.com
19
And: Frost Brown Todd LLC
400 West Market Street, Suite 3200
Louisville, Kentucky 40202
Attention: Amy Curry
If to City: City of Santa Ana
Executive Director (CDA)
20 Civic Center Plaza (M-26)
P.O. Box 1988
Santa Ana, California 92702
With a copy to: City Attorney
City of Santa Ana
20 Civic Center Plaza, 7th Floor (M-29)
Santa Ana, California 92702
Addresses for notice may be changed as required by written notice to all other
parties. All notices personally served shall be effective when actually received. All notices
mailed shall be effective three (3) days after deposit in the U.S. Mail, postage prepaid. The
foregoing notwithstanding, the non -receipt of any notice as the result of a change of address
of which the sending party was not notified or as the result of a refusal to accept delivery
shall be deemed receipt of such notice.
(signatures on following page)
off
IN WITNESS WHEREOF, the parties hereto have caused these Affordability
Restrictions on Transfer of Property to be executed on the date set forth hereinabove.
ATTEST:
CITY OF SANTA ANA
Daisy Gomez Kristine Ridge
Cleric of the Council City Manager
Dated:
APPROVED AS TO FORM:
SONIA R. CARVALHO, City Attorney
L-A
Ryan O. Hodge
Assistant City Attorney
Dated:
RECOMMENDED FOR APPROVAL:
Steven A. Mendoza
Executive Director
Community Development Agency
Dated:
21
DEVELOPER
Westview House LP,
a California limited partnership
By: Westview House CDP LLC,
a California limited liability company
Its: Administrative General Partner
By: Community Development Partners,
a California corporation
Its: Sole Managing Member
By:
Kyle Paine
Its: President
By: Westview Mercy House CHDO, LLC,
a California limited liability company
Its: Managing General Partner
By: Mercy House CHDO, Inc.,
a California nonprofit public benefit corporation
Its: Sole Managing Member
By:
Lawrence G. Haynes, Jr.
Its: Chief Executive Officer
22
Exhibit G 90
Additional Terms and
Conditions Federal
HOME Investment
Partnership (HOME)
Funds
EXHIBIT G
ADDITIONAL TERMS AND CONDITIONS
FEDERAL HOME INVESTMENT PARTNERSHIP (HOME) FUNDS
In addition to the requirements set forth in other provisions of the Agreement, Developer
shall comply, and shall cause all Developer personnel and/or subcontractors to comply, with the
following regulations and requirements to the extent applicable to the Project.'
1. Use of the HOME Funds. The Loan shall be used only for eligible costs (see, e.g.,
24 C.F.R. § 92.206, 92.214, 92.300(c), and 92.301), and any development work shall be completed
within the times referred to in the Affordable Housing and Loan Agreement between City and
Developer.
2. Affordability. The Project units shall meet the affordability requirements of the
HOME Requirements (24 C.F.R. § 92.254) or this Agreement and the Regulatory Agreement,
whichever is more restrictive. If the Project units do not meet the affordability requirements of
the HOME Requirements for the specified time period, Developer shall repay the Loan to City
promptly upon demand by City. In such event, Developer shall not be released from the
affordability and other covenants and restrictions set forth in this Agreement and the Regulatory
Agreement, which shall continue to apply independent of the HOME Requirements.
3. Equal Opportunity and Nondiscrimination.
a. Title VI of the Civil Rights Act of 1964, as amended, including Public
Law 88-352 implemented in 24 CFR Part 1. This law provides in part that no person shall, on
the grounds of race, color, or national origin be excluded from participation in, be denied the
benefits of, or be subjected to discrimination under any program or activity receiving federal
financial assistance. In regard to the sale or lease of the Property, Developer shall cause or
require a covenant running with the land to be inserted in the deed and leases prohibiting
discrimination under this Title, and providing that City and the United States are beneficiaries of
and entitled to enforce such covenants. Developer shall enforce such covenant and shall not
itself so discriminate.
b. Fair Housing Act, Title VIII of the Civil Rights Act of 1968, as
amended, including Public Law 90-234. The Fair Housing Act provides in part that there shall
be no discrimination in housing practices on the basis of race, color, religion, sex, and national
origin. The Fair Housing Act was amended in 1988 to provide protections from discrimination in
any aspect of the sale or rental of housing for families with children and persons with disabilities.
The Fair Housing Act also establishes requirements for the design and construction of new rental
1 This exhibit is a list and summary of some of the applicable legal requirements and is not a
complete list of all Developer requirements. The description set forth next to a statute or
regulation is a summary of certain provisions in the statute or regulation and is in no way
intended to be a complete description or summary of the statute or regulation. In the event of
any conflict between this summary and the requirements imposed by applicable laws,
regulations, and requirements, the applicable laws, regulations, and requirements shall apply.
WESTVIEW HOUSE EXHIBIT
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
or for -sale multi -family housing to ensure a minimum level of accessibility for persons with
disabilities.
C. Section 109 of Title I of the Housing and Community Development
Act of 1974, as amended, including 42 U.S.C. 5301 et. seq., 42 U.S.C. 6101 et: seq., and 29
U.S.C. 794. This law provides in part that no person on the grounds of race, color, national
origin, sex, or religion shall be excluded from participation in, be denied the benefits of, or
otherwise be subject to discrimination under any activity funded in whole or part with funds
under this Title.
d. Section 104(b) of Title I of the Housing and Community Development
Act of 1974, as amended, including 42 U.S.C. 5301 et. seq. This law provides in part that any
grant under Section 106 shall be made only if the grantee certifies to the satisfaction of the
Secretary of HUD that the grantee will, among other things, affirmatively further fair housing.
e. Executive Order 11246, as amended. This order includes a requirement
that grantees and subrecipients and their contractors and subcontractors not discriminate against
any employee or applicant for employment because of race, color, religion, sex, or national
origin.
f. Executive Order 11063, as amended, including 24 CFR Part 107. This
order and its implementing regulations include requirements that all actions necessary be taken
to prevent discrimination because of race, color, religion, sex, or national origin in the use,
occupancy, sale, leasing, rental, or other disposition of property assisted with Federal loans,
advances, grants, or contributions.
g. Section 504 of the Rehabilitation Act of 1973, as amended. This Act
specifies in part that no otherwise qualified individual shall solely by reason of his or her
disability or handicap be excluded from participation (including employment), denied program
benefits, or subjected to discrimination under any program or activity receiving Federal
assistance. Developer must ensure that its programs are accessible to and usable by persons with
disabilities.
h. The Americans with Disabilities Act (ADA) of 1990, as amended. This
Act prohibits discrimination on the basis of disability in employment by state and local
governments and in places of public accorranodation and commercial facilities. The ADA also
requires that facilities that are newly constructed or altered, by, on behalf of, or for use of a
public entity, be designed and constructed in a manner that makes the facility readily accessible
to and usable by persons with disabilities. The Act defines the range of conditions that qualify as
disabilities and the reasonable accorr nodations that must be made to assure equality of
opportunity, full participation, independent living, and economic self-sufficiency for persons
with disabilities.
i. The Age Discrimination Act of 1975, as amended. This law provides in
part that no person shall be excluded from participation in, be denied program benefits, or
subjected to discrimination on the basis of age under any program or activity receiving federal
assistance.
WESTVIEW HOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
j. EEO/AA Statement. Developer shall, in all solicitations or
advertisements for employees placed by or on behalf of Developer, state that it is an Equal
Opportunity or Affmnative Action employer.
k. Minority/Women Business Enterprise. Developer will use its best
efforts to afford small businesses and minority and women -owned business enterprises the
maximum practicable opportunity to participate in the performance of the Agreement. As used in
the Agreement, the term "small business" means a business that meets the criteria set forth in
Section 3(a) of the Small Business Act, as amended (15 U.S.C. 632), and "minority and women -
owned business enterprise" means a business at least fifty-one percent (51 %) owned and
controlled by minority group members or women. For the purpose of this definition, "minority
group members" are Afro-Americans, Spanish-speaking, Spanish surnamed or Spanish -heritage
Americans, Asian -Americans, and American Indians. Developer may rely on written
representations by businesses regarding their status as minority and female business enterprises
in lieu of an independent investigation.
1. Nondiscrimination. Developer shall comply with the federal requirements
and nondiscrimination provisions in 24 C.F.R. § 92.350, which include requirements on
nondiscrimination and equal opportunity, disclosure requirements, debarred, suspended or
ineligible contractors, and maintaining a drug -free workplace.
4. Environmental.
a. Air and Water. Developer shall comply with the following regulations
insofar as they apply to the performance of the Agreement: Clean Air Act, 42 U.S.C. 7401, et
seq. Federal Water Pollution Control Act, as amended, 33 U.S.C. 1251, et seq., as amended,
1318 relating to inspection, monitoring, entry, reports, and information, as well as other
requirements specified in said Section 114 and Section 308, and all regulations and guidelines
issued thereunder; and the U.S. Environmental Protection City regulations pursuant to 40 CFR
Part 50, as amended.
b. Flood Disaster Protection Act of 1973. Developer shall assure that for
activities located in an area identified by FEMA as having special flood hazards, flood insurance
under the National Flood Insurance Program is obtained and maintained.
C. Lead -Based Paint. Developer shall comply with the Lead -Based Paint
Regulations referenced in 24 C.F.R. 92.355, including 24 C.F.R. Part 35, et. al.
d. Historic Preservation. Developer shall comply with the historic
preservation requirements set forth in the National Historic Preservation Act of 1966, as
amended (16 U.S.C. 470) and the procedures set forth in 36 C.F.R. Part 800, Advisory Council
on Historic Preservation Procedures for Protection of Historic Properties and related laws and
Executive Orders, insofar as they apply to the performance of this Agreement. In general, this
requires concurrence from the State Historic Preservation Officer for all rehabilitation and
demolition of historic properties that are fifty years old or older or that are included on a federal,
state, or local historic property list.
WESTVIEW rIOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
C. Limitation on Activities Pending Clearance. In accordance with 24
C.F.R. § 58.22 entitled "Limitations on activities pending clearance," neither a recipient nor any
participant in the development process, including public or private nonprofit or for -profit entities,
or any of their contractors, may cominit HUD assistance under a program listed in 24 C.F.R. §
58.1(b) on an activity or project until HUD or the state has approved the recipient's Request for
Release of Funds (RROF) and the related certifications have been approved. Neither a recipient
nor any participant in the development process may commit non -HUD funds or undertake an
activity or project that would have an adverse environmental impact or limit the choice of
reasonable alternatives. Upon completion of environmental review or receipt of environmental
clearance, City shall notify Developer. HUD funds shall not be utilized before this requirement
is satisfied. The environmental review or violation of the provisions may result in approval,
modification of cancellation of the Loan. If a project or activity is exempt under 24 C.F.R. §
58.34, or is categorically excluded (except in extraordinary circumstances) under 24 C.F.R. §
58.35(b), no RROF is required and the recipient may undertake the activity immediately after the
City has documented its determination that each activity or project is exempt and meets the
conditions specified for such exemption under this section by issuing a Notice to Proceed.
5. Uniform Administrative Requirements. Developer shall comply with applicable
uniform administrative requirements as described in 24 C.F.R. §§ 92.205.
6. Other Program Requirements. Developer shall carry out each activity under the
Agreement in accordance with all applicable federal laws and regulations described in Subpart H
of 24 C.F.R. § 92 except for City's responsibility for initiating the environmental review process
under the provisions of 24 C.F.R. Part 58.
7. Project Requirements. Developer shall comply with all project requirements set
forth in 24 C.F.R. § § 92.250-92.258, as applicable in accordance with the type of project assisted.
8. Property Standards. Developer shall perform any construction work and
maintain the Project units in compliance with the property standards in 24 C.F.R. § 92.251 and the
lead -based paint requirements in 24 C.F.R. § 92 Part 35, Subparts A, B, J, K, M and R, as
applicable.
9. Records and Reports. Developer shall provide to City all records and reports
relating to the Program Activities that may be reasonably requested by City in order to enable it to
perform its recordkeeping and reporting obligations pursuant to the HOME Requirements,
including 24 C.F.R. §§ 92.508 and 92.509.
10. Conflict of Interest. Developer will comply with 2 C.F.R. Part 200 and 24
C.F.R. 84.42, 85.36 and 92.356, as applicable, regarding the avoidance of conflict of interest,
which provisions include (but are not limited to) the following:
i. Developer shall maintain a written code or standards of conduct that shall
govern the performance of its officers, employees or agents engaged in the award and
administration of contracts supported by Federal funds.
WESTVIEW HOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
ii. No employee, officer or agent of the Developer shall participate in the
selection, or in the award, or administration of, a contract supported by Federal funds if a
conflict of interest, real or apparent, would be involved.
iii. No covered persons who exercise or have exercised any functions or
responsibilities with respect to HOME -assisted activities, or who are in a position to
participate in a decision -making process or gain inside information with regard to such
activities, may obtain a financial interest in any contract, or have a financial interest in
any contract, subcontract, or agreement with respect to the HOME -assisted activity, or
with respect to the proceeds from the HOME -assisted activity, either for themselves or
those with whom they have business or immediate family ties, during their tenure or for a
period of one (1) year thereafter. For purposes of this paragraph, a "covered person"
includes any person who is an employee, agent, consultant, officer, or elected or
appointed official of the Grantee, the Developer, or any designated public agency.
11. Affirmative Marketing. If the Loan will be used for housing containing 5 or more
assisted units, Developer shall establish for City's review and approval a plan and procedures to
affinnatively market the units. The objective of the plan shall be to provide information and attract
eligible persons from all racial, ethnic and general groups in the housing market area to the
available housing. In connection therewith, Developer shall perform those affirmative marketing
responsibilities set forth in 24 C.F.R. § 92.351(a) and the marketing plan shall include the
following:
a. methods for informing the public, owners, and potential tenants about
federal fair housing loans and the City's affirmative marketing policy;
b. requirements and practices Developer must adhere to in order to carry out
the affirmative marketing procedures and requirements;
C. procedures to be used by Developer to inform and solicit applications from
persons in the housing market area that are not likely to apply for the housing without
special outreach;
d. records that will be kept describing actions taken by Developer to
affirmatively market units and records to assess the results of those actions; and
e. a description of how Developer will assess the success of affirmative
marketing actions and what corrective actions will be taken where affirmative marketing
requirements are not met.
12. Displacement. Consistent with the other goals and objectives of Subpart H of 24
C.F.R. § 92, Developer shall take all reasonable steps to minimize the displacement of persons
(families, individuals, businesses, nonprofit organizations, and farms) as a result of the Program
Activities.
13. Debarment and Suspension. As required in 24 C.F.R. § 92.357, Developer shall
comply with all debarment and suspension certifications.
WESTVIEW HOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
14. Enforcement of Agreement. In addition to the other provisions set forth in the
Agreement, City shall have the authority to enforce Developer's obligation to comply with the
HOME Requirements.
15. Return of HOME Funds. Upon the completion of the Project or earlier
termination of the Agreement, Developer shall transfer to City any HOME funds on hand for which
expenses have not been incurred and any accounts receivable attributable to the use of HOME
funds. In addition to the foregoing, in the event the expenses for which any disbursement of Loan
funds are disbursed are not incurred by Developer within thirty (30) days after City's disbursement,
or such longer time as City approves in its sole discretion, City shall have the right to require that
Developer immediately return the Loan proceeds to City.
16. Monitoring. Not less than once per year, City shall review Developer's activities
and operations under the Agreement and Developer's compliance with the HOME Requirements.
Such review may include an on -site inspection of the Project units (including unit interiors). If
such an on -site inspection of the Project units is to be undertaken, City shall coordinate such
inspection with Developer. The monitoring required pursuant to this paragraph shall be in
compliance with the requirements of 24 C.F.R. § 92.504.
17. Tenant Participation Plan. Developer shall provide to City for approval the form
of the lease agreement to be used for the rental units, which lease must be fair and provide for a
grievance procedure. In addition, Developer shall provide to City for approval a plan that provides
for tenant participation in management decisions. (24 C.F.R § 92.303.)
18 Anti -Lobbying Certification. By its execution of the Agreement, Developer
hereby certifies that:
i. No Federal appropriated funds have been paid or will be paid, by or on
behalf of it, to any person for influencing or attempting to influence an officer or
employee of any agency, a Member of Congress, an officer or employee of Congress, or
an employee of a Member of Congress in connection with the awarding of any Federal
contract, the malting of any Federal grant, the making of any Federal loan, the entering
into of any cooperative agreement, and the extension, continuation, renewal, amendment,
or modification of any Federal contract, grant, loan, or cooperative agreement.
ii. If any funds other than Federal appropriated funds have been paid or will
be paid to any person for influencing or attempting to influence an officer or employee of
any agency, a Member of Congress, an officer or employee of Congress, or an employee
of a Member of Congress in connection with this Federal contract, grant, loan, or
cooperative agreement, it will complete and submit Standard Form-LLL, "Disclosure
Form to Report Lobbying," in accordance with its instructions.
iii. It will require that the language of this certification be included in the
award documents for all subawards at all tiers (including subcontracts, subgrants, and
contracts under grants, loans, and cooperative agreements) and that all subrecipients shall
certify and disclose accordingly.
WESTVIEW HOUSE EXHIBIT
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
This certification is a material representation of fact upon which reliance was placed
when this transaction was made or entered into. This certification is a prerequisite for making or
entering into this transaction imposed by section 1352, title 31, U.S.C. Any person who fails to
file the required certification shall be subject to a civil penalty of not less than $10,000 and not
more than $100,000 for each such failure. At the request of City, Developer shall execute a
separate document that contains the certifications set forth above.
19. Drug -Free Workplace Requirements. Developer shall comply with and be
subject to the requirements of the federal drug -free workplace requirements, which include
the following actions be taken:
i. Publishing a statement notifying employees that the unlawful
manufacture, distribution, dispensing, possession, or use of a controlled substance is
prohibited in the grantee's workplace and specifying the actions that will be taken against
employees for violation of such prohibition.
ii. Establishing an ongoing drug -free awareness program to inform
employees about: (a) the dangers of drug abuse in the work place; (b) the grantee's
policy of maintaining a drug -free workplace; (c) any available drug counseling,
rehabilitation, and employee assistance programs; and (d) the penalties that may be
imposed upon employees for drug abuse violations occurring in the workplace.
iii. Making it a requirement that each employee to be engaged in the
performance of the grant be given a copy of the statement required by paragraph (i).
iv. Notifying the employee in the statement required by paragraph (i) that, as
a condition of employment under the grant, the employee will: (a) abide by the terms of
the statement; and (b) notify the employer in writing of his or her conviction for a
violation of a criminal drug statute occurring in the workplace no later than five calendar
days after such conviction.
V. Notifying the agency in writing, within ten calendar days after receiving
notice under sub -paragraph (iv) (b) from an employee or otherwise receiving actual
notice of such conviction. Employers of convicted employees must provide notice,
including position title, to every grant officer or other designee on whose grant activity
the convicted employee was working, unless the Federal agency has designated a central
point for the receipt of such notices. Notice shall include the identification mmnber(s) of
each affected grant.
vi. Taking one of the following actions, within 30 calendar days of receiving
notice under subparagraph (iv)(b), with respect to any employee who is so convicted:
(a) taking appropriate personnel action against such an employee, up to and including
termination, consistent with the requirements of the Rehabilitation Act of 1973, as
amended; or (b) requiring such employee to participate satisfactorily in a drug abuse
assistance or rehabilitation program approved for such purposes by a Federal, State or
local health, law enforcement, or other appropriate agency.
WESTVIEW HOUSE EXHIBIT
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
vii. Making a good faith effort to continue to maintain a drug -free workplace
through implementation of paragraphs (i), (ii), (iii), (iv), (v), and (vi).
20. Procurement. If applicable, Developer will comply with the procurement
standards under 24 CFR 85.36 for governmental subrecipients and 24 CFR 84.40-48 for
subrecipients that are non-profit organizations. Developer shall comply with all existing and
future City policies concerting the purchase of equipment.
21. Hatch Act. The Developer agrees that no funds provided, nor personnel
employed under this Agreement, shall be in any way or to any extent engaged in the conduct of
political activities in violation of Title V United States Code Section 1501 et seq.
22. Labor Provisions.
a. Section 3 of the Housing and Community Development Act of 1968.
Developer shall comply with and cause its contractors and subcontractors to comply with the
requirements of Section 3 of the Housing and Urban Development Act of 1968 (12 U.S.C.
§ 1701u), the HUD regulations issued pursuant thereto at 24 C.F.R, Part 135, and any applicable
rules and orders of HUD issued thereunder. The Section 3 clause, set forth in 24 CY R § 135.38
provides:
i. The work to be performed under this contract is subject to the
requirements of Section 3 of the Housing and Urban Development Act of
1968, as amended, 12 U.S.C. § 170lu (Section 3). The purpose of Section
3 is to ensure that employment and other economic opportunities
generated by HUD assistance or HUD -assisted projects covered by
Section 3, shall, to the greatest extent feasible, be directed to low- and
very low-income persons, particularly persons who are recipients of HUD
assistance for housing.
ii. The parties to this contract agree to comply with HUD's regulations in 24
C.F.R. Part 135, which implement Section 3. As evidenced by their
execution of this contract, the parties to this contract certify that they are
under no contractual or other impediment that would prevent them from
complying with the Part 135 regulations.
iii. The contractor agrees to send to each labor organization or representative
of workers with which the contractor has a collective bargaining
agreement or other understanding if any, a notice advising the labor
organization or workers' representative of the contractor's commitments
under this Section 3 clause, and will post copies of the notice in
conspicuous places at the work site where both employees and applicants
for training and employment positions can see the notice. The notice shall
describe the Section 3 preference, shall set forth minimum number and job
titles subject to lure, availability of apprenticeship and training positions,
the qualifications for each; and the name and location of the person(s)
WESTVIEW HOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS
taking applications for each of the positions; and the anticipated date the
work shall begin.
iv. The contractor agrees to include this Section 3 clause in every subcontract
subject to compliance with regulations in 24 C.F.R. Part 135, and agrees to
take appropriate action, as provided in an applicable provision of the
subcontract or in this Section 3 clause, upon a finding that the
subcontractor is in violation of the regulations in 24 C.F.R. Part 135. The
contractor will not subcontract with any subcontractor where the
contractor has notice or knowledge that the subcontractor has been found
in violation of the regulations in 24 C.F.R. Part 135.
V. The contractor will certify that any vacant employment positions,
including training positions, that are filled (1) after the contractor is
selected but before the contract is executed, and (2) with persons other
than those to whom the regulations of 24 C.F.R. Part 135 require
employment opportunities to be directed, were not filled to circumvent the
contractor's obligations under 24 C.F.R. Part 135.
vi. Noncompliance with HUD's regulations in 24 C.F.R Part 135 may result
in sanctions, termination of this contract for default, and debarment or
suspension from future HUD assisted contracts.
Developer shall abide by the Section 3 clause set forth above and will also cause this
Section 3 clause to be inserted in all contracts relating to the construction of the Project.
WESTVIEW HOUSE EXHIBIT G
HOME FUNDING ADDITIONAL TERMS AND CONDITIONS