HomeMy Public PortalAboutA2009-04-07LRA~~~K~°d LYNWOOD REDEVEL
OPMENT AGENCY
`~ ~ 11330 Bl1LLIS ROAD LYNWOOD, CALIFORNIA 90262-3845
c9ZIPOR~~ (310) 603-0220
Maria T. Santillan, Chair
Aide Castro, Vice Chair
Alfredo Flores, Member
Jim Morton, Member
Ramon Rodriguez, Member
This Agenda contains a brief general description of each item to be considered. Copies of the Staft
reports or other written documentation relating to each item of business referred to on the Agenda are on
file in the Office of the City Clerk and are available for public inspection. Materials related to an item on
this Agenda submitted to the Agency Board after distribution of the Agenda packet are available for public
inspection at the Agency Secretary's office at the above address during normal business hours. Any
person who has a question concerning any of the agenda items may call the City Manager at (310) 603-
0220, ext. 200.
AGENDA
LYNWOOD REDEVELOPMENT AGENCY
APRIL 7, 2009
REGULAR MEETING
5:00 P.M.
LYNWOOD CITY HALL, 11330 BULLIS ROAD
MARIA T. SANTILLAN
CHAIR
AIDE CASTRO
VICE CHAIR
JIM MORTON
MEMBER
EXECUTIVE DIRECTOR
ROGER L. HALEY
RECEIVED
APR - 2 2039
CITY CIF L`~I`siAbOOD
CITY CLERKS OFFICE
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ALFREDO FLORES
MEMBER
RAMON RODRIGUEZ
MEMBER
AGENCY COUNSEL
FRED GALANTE
OPENING CEREMONIES:
A. Call Meeting to Order
B. Roll Call (FLORES-MORTON-RODRIGUEZ-CASTRO-SANTILLAN)
C. Certification of Agenda Posting by Secretary
PUBLIC ORAL COMMUNICATIONS
(Regarding Agenda Items Only)
PUBLIC ORAL COMMUNICATIONS
OLD/NEW BUSINESS
1. NEIGHBORHOOD STABILIZATION PROGRAM DESIGN PHASE PUBLIC HEARING
Comments:
The Neighborhood Stabilization Program (NSP) requires that a public hearing be held to
receive public input relative to the NSP program design. In order to provide posting in
Spanish and ascertain potential city partner's staff is requesting continuance of the public
hearing to be held on April 21, 2009.
Recommendation:
Staff recommends that the City Council continue the public hearing to April 21, 2009 at 5pm
during the regular City Council Meeting.
CONSENT CALENDAR
All matters listed under the Consent Calendar will be acted upon by one motion affirming the
action recommended on the agenda. There will be no separate discussion on these items prior
to voting unless members of the Agency or staff request specific items are removed from the
consent calendar for separate action.
2. MINUTES OF PREVIOUS MEETINGS
Regular Meeting of February 3, 2009
3. RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY OF LYNWOOD,
CALIFORNIA, ALLOWING AND APPROVING THE DEMANDS AND WARRANTS.
4. APPROVAL TO RELEASE A REQUEST FOR PROPOSALS AMENDING THE LYNWOOD
REDEVELOPMENT AGENCY'S REDEVELOPMENT PLAN FOR THE ALAMEDA
PROJECT AREA TO REINSTATE EMINENT DOMAIN
Comments:
The Redevelopment Plan for the aameda Redevelopment Project Area was adopted by the
~` Lynwood City Council on November 18, 1975 by Ordinance No. 993. The Redevelopment
-~ Plan for the Project Area terminates on November 18, 2016 as extended by Ordinance No.
--~'-~~-1-604. Section 701.1 of the Redevelopment Plan authorized the Agency to acquire real
property within the Alameda Project Area by eminent domain. However, the Agency's
authority to exercise eminent domain under Section 701.1 expired on December 31, 1998,
by operation of Health and Safety Code section 33333.4(a)(3).
Health and Safety Code section 33333.4(a) (3) allows the extension of eminent domain
powers for a period of time not to exceed twelve (12) years by an amendment to the
Redevelopment Plan after the Agency finds, based on substantial evidence, both of the
following: that significant blight remains within the Project Area, and that this blight cannot
be eliminated without the use of eminent domain.
Recommendation:
Staff recommends that the Agency authorize staff to release a Request for Proposals
Amending the Lynwood Redevelopment Agency's Redevelopment Plan for Alameda Project
Area to Reinstate Eminent Domain.
5. APPROVAL TO ENTER INTO A JOINT AFFORDABLE HOUSING AGREEMENT WITH THE
CITY OF LYNWOOD AND THE LYNWOOD REDEVELOPMENT AGENCY AND THE WIN
PROJECT TO PURCHASE PROPERTY AT 12698 HANSA COURT
Comments:
The purpose of this item is to have the City Council give authorization to the WIN Project to
purchase property located at 12698 Hansa Court, to expend HOME funds and to meet the
deadline requirement.
Recommendation:
Staff recommends that the City Council and Agency Members adopt the attached resolution
entitled: "A JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LYNWOOD
AND THE LYNWOOD REDEVELOPMENT AGENCY APPROVING AN AFFORDABLE
HOUSING AGREEMENT WITH THE WIN PROJECT TO PURCHASE, REHABILITATE,
AND RESELL A HOME LOCATED AT 12698 HANSA COURT." (Attachment for this item
can be viewed in the City Clerk's office)
CLOSED SESSION
6. WITH RESPECT TO EVERY ITEM OF BUSINESS TO BE DISCUSSED IN CLOSED
SESSION PURSUANT TO SECTION 54956.8
CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: APN #6174-008-901
Muriel Drive and Thorson Avenue
Agency Negotiator: Roger Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Party: Javier Barajas/JB Construction
Under Negotiation: Price and terms
7. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: Fernwood Estates -Real Property is located in the City of Lynwood along the
Southerly portion of Fernwood Avenue generally between Bullis Road and
Atlantic Avenue; Parcel DD58355-01-01, DD58355-02-01, and DD58463-01-01
Agency Negotiator: Roger Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Parties: Hermilio Franco
Under Negotiation: Price and Terms
8. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: 12500, 12508, and 12516 Long Beach Boulevard
APNs
6177-002-041
6177-002-042
6177-002-021
Agency Negotiator: Roger Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Party: Bayview Ln Svcg Llc (12500), Jpmc Specialty Mortgage Llc (12508),
Lorece Wright/Anthony Wright (12516)
Under Negotiation: Price and terms
4
9. CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: Redwood Housing Project -North side of Redwood Avenue, between State
Street and Peach Street
APNs
6171-008-022
6171-008-023
6171-008-024
6171-008-025
6171-008-026
6171-008-027
6171-008-028
6171-008-029
6171-008-030
Agency Negotiator: Roger L. Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Party: Ray Patel
Under Negotiation: Price and terms
ADJOURNMENT
THE NEXT REGULAR MEETING WILL BE HELD ON APRIL 21, 2009 AT 5:00 P.M. IN THE
COUNCIL CHAMBERS OF CITY HALL, 11330 BULLIS ROAD, LYNWOOD, CALIFORNIA.
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DATE:
TO:
APPROVED BY
PREPARED BY
SUBJECT
Recommendation:
AGENDA STAFF REPORT
April 7, 2009
Lynwood Redevelopment Agency Chair & Members
Roger L. Haley, City Manag
Maria Quinonez, City Clerk
Staff recommends the City Council approve following minutes:
• Regular Meeting, February 3, 2009
Background: N/A
Fiscal Impact: N/A
Coordinated With: N/A
AGENDA
ITEM
LYNWOOD REDEVELOPMENT AGENCY MINUTES
LYNWOOD REDEVELOPMENT AGENCY
REGULAR MEETING
FEBRAURY 3, 2009
The Lynwood Redevelopment Agency of the City of Lynwood met in a regular meeting
in the Council Chambers, 11330 Bullis Road on the above date at 5:57 p.m.
Chairman Santillan presiding.
Members Castro, Morton, Flores, Rodriguez and Santillan were present.
Also present were Executive Director Haley, Agency Counsel Galante, Secretary
Quinonez and Treasurer Alatorre.
Secretary Quinonez announced that the Agenda had been posted in accordance with
the Brown Act.
PUBLIC ORAL COMMUNICATIONS
(Regarding Agenda Items Only)
Irene Garcia commented on items #1 and #7 -Regarding item #1, she stated that the
staff report did not say that there would be an impact on traffic congestion at the
proposed project site area. Regarding item #7, she stated that the city should not be
giving money to any developer to develop in the city.
PUBLIC ORAL COMMUNICATIONS
(None)
NEW/OLD BUSINESS
Item #1 APPROVAL TO ENTER INTO A OWNER PARTICIPATION
AGREEMENT BETWEEN THE LYNWOOD REDEVELOPMENT
AGENCY AND HABITAT FOR HUMANITY OF GREATER LOS
ANGELES, INC. REGARDING 4237 IMPERIAL HIGHWAY;
APPROVAL OF A FINDING OF NO SIGNIFICANT IMPACT FOR THE
PROPERTY LOCATED AT 4237 IMPERIAL HIGHWAY; APPROVAL
OF A RELOCATION PLAN FOR THE RESIDENTS AT 4237
IMPERIAL HIGHWAY; APPROVAL OF A REPLACEMENT HOUSING
PLAN FOR THE DUPLEX LOCATED AT 4237 IMPERIAL HIGHWAY
Assistant City Manager Lorry Hempe introduced the item regarding, owner participation
agreement between the Lynwood Redevelopment Agency and Habitat for Humanity of
Greater Los Angeles, Inc. 4237 Imperial Highway.
After discussion from Agency Members, it was moved by Vice-Chair Castro, seconded
by Member Morton to adopt the resolution.
RESOLUTION NO. 2009.005 ENTITLED:
RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY APPROVING AN
OWNER PARTICIPATION AGREEMENT BETWEEN HABITAT FOR HUMANITY OF
GREATER LOS ANGELES, INC. AND THE LYNWOOD REDEVELOPMENT AGENCY
TO CREATE (10) AFFORDABLE HOUSING UNITS LOCATED AT 4237 IMPERIAL
HIGHWAY AND AUTHORIZING THE EXPENDITURE OF 20% SET ASIDE HOUSING
FUNDS; APPROVING A FINDING OF NO SIGNIFICANT IMPACT FOR THE
PROPERTY LOCATED AT 4237 IMPERIAL HIGHWAY; APPROVING A RELOCATION
PLAN FOR THE RESIDENTS AT 4237 IMPERIAL HIGHWAY; AND APPROVING THE
REPLACEMENT HOUSING PLAN FOR THE DUPLEX LOCATED AT 4237 IMPERIAL
HIGHWAY
AYES: MEMBERS CASTRO,
SANTILLAN
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
FLORES, MORTON, RODRIGUEZ, AND
Item #2 APPROVAL OF STATE RELOCATION RULES AND REGULATIONS
Agency Counsel Fred Galante, introduced the item regarding approval of State
relocation rules and regulations.
After discussion by Agency Members, Vice-Chair Castro made a motion, seconded by
Member Morton to combine and adopt the resolutions of item #2 of the Lynwood
Redevelopment Agency agenda and item #17 of the Lynwood City Council agenda.
RESOLUTION NO. 2009.006 ENTITLED:
A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY ADOPTING
RULES AND REGULATIONS GOVERNING THE IMPLEMENTATION OF THE
CALIFORNIA RELOCATION ASSISTANCE LAW, and A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF LYNWOOD ADOPTING RULES AND REGULATIONS
GOVERNING THE IMPLEMENTATION OF THE CALIFORNIA RELOCATION
ASSISTANCE LAW
AYES: MEMBERS CASTRO, FLORES, MORTON, RODRIGUEZ, AND
SANTILLAN
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
Item #3 AMENDMENT TO THE AGREEMENT FOR PURCHASE AND SALE OF
REAL PROPERTY AND JOINT ESCROW INSTRUCTIONS FOR 3187-
3189 NORTON AVENUE
Lorry Hempe, Assistant City Manager introduced and discussed the item regarding
amendment to the agreement for purchase and sale of real property and joint escrow
instruction for 3187 - 3189 Norton Avenue. She requested that the Agency Members
amend Section #1 of the resolution to read March 31, instead of March 30.
After discussion from Agency Members, it was moved by Member Morton, seconded by
Chair Santillan, to approve the resolution with the amendment to Section #1 to read
March 31.
RESOLUTION NO. 2009.007 ENTITLED:
A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY OF THE CITY OF
LYNWOOD AUTHORIZING THE CHAIR TO EXECUTE AN AMENDMENT TO THE
AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND JOINT
ESCROW INSTRUCTIONS FOR 3187-3189 NORTON AVENUE
AYES: MEMBERS CASTRO, FLORES, MORTON, RODRIGUEZ, AND
SANTILLAN
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
CONSENT CALENDAR
It was moved by Vice-Chair Castro, seconded by Chair Santillan to adopt the
resolutions.
Item #4 RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY OF
LYNWOOD, CALIFORNIA, ALLOWING AND APPROVING THE
DEMANDS AND WARRANTS
Item #5 TREASURER'S STATEMENT OF INVESTMENT POLICY
RESOLUTION NO. 2009.008 ENTITLED:
A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY OF THE CITY OF
LYNWOOD APPROVING THE TREASURER'S STATEMENT OF INVESTMENT
POLICY
Item #6 APPROVAL OF THE CONTRACT SERVICES AGREEMENT WITH
KANE, BALLMER &BERKMAN
RESOLUTION NO. 2009.004 ENTITLED:
A RESOLUTION OF THE LYNWOOD REDEVELOPMENT AGENCY OF THE CITY OF
LYNWOOD APPROVING A CONTRACT SERVICES AGREEMENT FOR SPECIAL
COUNSEL SERVICES BETWEEN KANE, BALLMER &BERKMAN, CITY OF
LYNWOOD, AND LYNWOOD REDEVELOPMENT AGENCY
CLOSED SESSION
WITH RESPECT TO EVERY ITEM OF BUSINESS TO BE DISCUSSED IN CLOSED
SESSION PURSUANT TO SECTION 54956.8
It was moved by Member Rodriguez, seconded by Member Morton, and carried to recess
to closed session at 7:15 p.m.
The Agency reconvened 9:06 at p.m.
Agency Council Galante stated that the Agency met in respect to the following matters:
Item #7 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: Casa Grande Housing Development Project -Real Property at the
approximate northwest corner of Fernwood Avenue and Imperial Highway,
and Little Alameda Public Right of Way and identified by the Assessor's
Parcel Numbers below and Caltrans Director's Deeds Number below:
APNs
6169-001-001
6169-001-002
6169-001-008
6169-002-901
6169-002-904
6169-002-905
CALTRANS DD 058165-01-01
CALTRANS DD 058166-01-01
Agency Negotiator: Roger Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Parties: Casa Grande Development, LLC
Under Negotiation: Price and terms
No reportable action taken.
Item #8 CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION
PURSUANT TO GOVERNMENT CODE SECTION 54956.9(a)
1. Name of Case: Rogel vs. Lynwood Redevelopment Agency
No reportable action taken.
Item #9 CONFERENCE WITH REAL PROPERTY NEGOTIATORS
Property: APN No. 6170-034-024
3187-3189 Norton Avenue, Lynwood, CA
Agency Negotiator: Roger Haley, Executive Director; Fred Galante, Legal Counsel
Negotiating Parties: Ofelia & Jose Rivera
Under Negotiation: Price and Terms
No reportable action taken.
ADJOURNMENT
Having no further discussion, it was moved by Chair Santillan, seconded by Vice Chair
Castro, and carried to adjourn the regular Lynwood Redevelopment Agency meeting at
9:08 p.m.
Maria Santillan, Chair Maria Quinonez, Secretary
`~~~ AGEiVDA STAFF
~,~~~ ~ REPORT
DATE: April 7, 2009
TO: Honorable Chairperson and Members of the Agency Board
APPROVED BY: Roger L. Haley, Executive Direct r
PREPARED BY: Robert S. Torrez, Assistant City Manager`- Administrative &
Community Services
Monica Ochoa, Accounting Technician
SUBJECT: Approval of the Warrant Register
Recommendation:
Staff respectfully recommends that the Agency Chairperson and Board Members
approve the warrant register for Fiscal Year 2008-2009.
Attached Warrant Register dated April 7, 2009--------------
AGENDA
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DATE:
TO:
APPROVED BY:
PREPARED BY:
AGENDA STAFF REPORT
April 7, 2009
Honorable Chair and Members of the Agency Board
Roger L. Haley, Executive Directo
Lorry Hempe, Assistant City Manager `~'~~
SUBJECT: Approval to Release a Request for Proposals Amending the
Lynwood Redevelopment Agency's Redevelopment Plan for
Alameda Project Area to Reinstate Eminent Domain
Recommendation:
Staff recommends that the Agency authorize staff to release a Request for
Proposals to hire consultants to assist in Amending the Lynwood Redevelopment
Agency's Redevelopment Plan for Alameda Project Area for the purpose of
reinstating the eminent domain authority.
Background:
The Redevelopment Plan for the Alameda Redevelopment Project Area was
adopted by the Lynwood City Council on November 18, 1975 by Ordinance No.
993. The Redevelopment Plan for the Project Area terminates on November 18,
2016 as extended by Ordinance No. 1604. Section 701.1 of the Redevelopment
Plan authorized the Agency to acquire real property within the Alameda Project
Area by eminent domain. However, the Agency's authority to exercise eminent
domain under 701.1 expired on December 31, 1998, by operation of Health and
Safety Code section 33333.4(a)(3). Health and Safety Code section
33333.4(a)(3) allows the extension of eminent domain powers for a period of time
not to exceed twelve (12) years by an amendment to the Redevelopment Plan
after the Agency finds, based on substantial evidence, both of the following: that
significant blight remains within the Project Area, and that this blight cannot be
eliminated without the use of eminent domain.
AGENDA
ITEM
Discussion & Analysis:
Alameda Project Area is a single 170 acre square located south of the I-105
Freeway, west of Bellinger Street, east of Mona Boulevard and north of Dixon
Street. The area is bisected by the Alameda corridor. The time limit on the
effectiveness of the Redevelopment Plan is November 18, 2016 and the time
limit to receive tax increment and pay indebtedness is November 18, 2026.
Alameda Project Area principally contains light manufacturing/industrial uses.
Based on a recent study conducted in the area, there are no residents or
residential units within the Alameda Project Area.
The goal of Alameda Redevelopment Plan is to eliminate economic and physical
blight. The redevelopment program is being used as a catalyst to encourage
private investment into the Project Area and the creation of jobs with respect to
such private investment. Public financing of infrastructure and other public
improvement is also being used to create additional business opportunities and
private investment in the Project Area.
Health and Safety Code section 33333.4(a)(3) allows the extension of eminent
domain powers for a period of time not to exceed 12 years by an amendment to
the Redevelopment Plan after the Agency finds, based on substantial evidence,
both of the following:
1) That significant blight remains within the Project Area.
2) That this blight cannot be eliminated without the use of eminent domain.
The adoption of an amendment to extend the time, for commencement of eminent
domain powers will allow the Agency to implement its redevelopment goals to
eliminate blight within the Project Area. However, the Agency's eminent domain
powers cannot extend beyond the life of the Redevelopment Plan. Therefore, the
Agency would only be permitted to extend eminent domain powers until
November 18, 2016, the termination date for the Redevelopment Plan pursuant
to Health and Safety Code sections 33333.2(c) and (d).
There is specific plan amendment procedure for reinstatement of eminent
domain. The City Council may amend or modify a redevelopment plan by
adoption of an ordinance upon the recommendation of the Agency. There are
also certain findings and determinations required by the Community
Redevelopment Law as part of the ordinance adoption. The amendment to the
redevelopment plan submitted by the Agency to the legislative body must be
accompanied by an extensive report to Council. The report should include but not
limited to, such discussion as the description of the physical and economic
conditions that exist in the area that cause the project area to be blighted,. an
explanation of why the elimination of blight and the redevelopment of project area
cannot reasonably be expected to be accomplished by private enterprise,
proposed method of financing, an implementation plan that describes specific
goals and objectives of the agency, and specific projects proposed.
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The Agency will approach this project in two phases. The Request for Proposals
will be divided to reflect the phasing of the project. The first phase will require
the selected firm to investigate and perform the analysis into the likelihood that
the existing blight plan will be adequate under the new blight definitions. If the
Phase I finding indicates significant blight remains within the Project Area, and
the Agency decides to move forward with the Plan Amendment to recommend to
the City Council, Phase II shall commence. Under Phase II, the selected firm
shall prepare and process in coordination with Agency Counsel's office, all
necessary documents for the adoption of the Plan Amendment to reinstate the
Agency's eminent domain authority.
Fiscal Impact:
Staff estimates the cost to conduct a blight study and conform to the process sets
forth for a plan amendment to be at $50,000-$60,000. Staff has budgeted
$20,000 within the adopted FY 08-09 for expenses incurred relating to this
project. The remaining expenses will be proposed for FY 09-10.
Coordinated With:
Agency Counsel
Finance Department
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REQUEST FOR PROPOSAL
FOR
AMENDING THE LYNWOOD REDEVELOPMENT
AGENCY'S REDEVELOPMENT PLAN TO
REINSTATE EMINENT DOMAIN AUTHORITY
DEADLINE TO SUBMIT PROPOSAL
5:00 PM, THURSDAY, MAY 7, 2009
A copy of the RFP may be obtained from Redevelopment Agency by calling
(310) 603-0220, ext. 254 or visit the following websites:
http://www.findrfp.com/gov/List aspx~id=73291 or www.lynwood.ca.us
REQUEST FOR PROPOSAL
FOR
AMENDING THE LYNWOOD REDEVELOPMENT
AGENCY'S REDEVELOPMENT PLAN TO
REINSTATE EMINENT DOMAIN AUTHORITY
Submittal Deadline: 5:00 PM, THURSDAY, MAY 7, 2009
PURPOSE OF THIS REQUEST FOR PROPOSAL
The Lynwood Redevelopment Agency ("Agency") is issuing this Request for
Proposal ("RFP") from qualified firms to prepare and process a
Redevelopment Plan Amendment for the Alameda Redevelopment Project
Area ("Plan Amendment"). The Agency is proposing the Plan Amendment to
reinstate the Agency's authority to use the power of eminent domain within the
Alameda Redevelopment Project Area ("Project Area"). The Plan Amendment
will enable the Agency to more effectively undertake redevelopment activities
within the Project Area.
II. PROJECT AREA DESCRIPTION
The Project Area was adopted by the Lynwood City Council on November 18,
1975. It is located in the western portion of the City and the general
boundaries include the City limits on the west and south, Bellinger Street on
the east and the I-105 Freeway on the north. Alameda Street bisects the
Project Area from north to south. The Project Area is shown in Exhibit A of
this RFP. The Project Area totals approximately 170 acres and includes 54
parcels. Industrial and manufacturing are the primary land uses and represent
almost two-thirds of the total area. The Lynwood Regional Justice Center
located on Alameda Street is a major public facility located within the Project
Area.
The Alameda Redevelopment Plan will be provided upon request
III. PROJECT DESCRIPTION
The Agency's authority to use eminent domain expired in 1987, 12 years after
the adoption of the Project Area. The Agency's authority to use eminent
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domain was not extended; therefore, the Agency desires to reinstate its
eminent domain authority to November 18, 2016 when the Redevelopment
Plan for the Project Area terminates (Ordinance No. 1604). The time limit to
receive tax increment and pay indebtedness has been extended to November
18, 2026 (Ordinance No. 1604).
According to the California Community Redevelopment Law ("CRL") Section
33333.2.(a)(4) the Agency's eminent domain authority can be extended or
reinstated through an amendment of the redevelopment plan after the agency
finds, based on substantial evidence, both of the following:
A. That significant blight remains within the project area.
B. That the blight cannot be eliminated without the use of eminent
domain.
The Agency will approach this project in two phases. The first phase will
require the selected firm to investigate and perform the analysis into the
likelihood that the existing blight Plan will be adequate under the new blight
definitions. If the Phase I finding indicates significant blight remains within the
Project Area, and the Agency decides to move forward with the Plan
Amendment, Phase II shall commence. Under Phase II, the selected firm
shall prepare and process all necessary documents, in coordination with
Agency Counsel's office, for the adoption of the Plan Amendment to reinstate
the Agency's eminent domain authority.
The selected firm will be required to provide the following services:
1. Prepare a detailed project schedule for adoption of the Plan
Amendment.
2. Prepare an analysis of the current physical and economic blight in the
Project Area.
3. Prepare all necessary studies and reports for processing and
approval of the Plan Amendment including the Report to the Council;
assume Agency Counsel will prepare the resolutions and ordinances.
4. Attend various project planning, coordination and public meetings as
needed and directed by the Agency.
5. Prepare all necessary notices and letters to property owners,
businesses and other taxing entities within the Project Area.
6. Prepare all documents and notices required under CEQA.
7. Conduct at least two (2) community meetings and prepare all
presentations and handout materials for the meetings.
8. Prepare all public notices and mailings required for the Plan
Amendment adoption.
9. Complete all other actions required under CRL for the Plan
Amendment adoption.
The final scope and approach to the Project will be fully determined after
further discussions and consultation with the selected firm to perform the Plan
Amendment for the Agency.
IV. PROCEDURE FOR SUBMITTING A PROPOSAL
Firms desiring to respond to the RFP shall submit four (4) copies of the
proposal and one (1) electronic copy in a sealed envelope, marked on the
outside "RFP for Amending the Lynwood Redevelopment Agency's
Redevelopment Plan to Reinstate Eminent Domain Authority' and the
name of the firm. In order to be considered, a proposal must be submitted
prior to the closing of the response period at 5:00 p.m. (PDT), THURSDAY,
MAY 7, 2009 to the attention of:
Maria Quinonez,
City Clerk,
City of Lynwood,
11330 Bullis Road,
Lynwood, CA 90262
The Agency is not responsible for late deliveries or other actions of the postal
service or private carriers. Proposals submitted late or by e-mail or facsimile
will not be accepted. Once opened, all responses become public records and
will be available to the public for review.
If you have any questions regarding this RFP, please contact Lorry Hempe,
Assistant City Manager at 310-603-0220, ext. 200 or email her at
Lhempe @ lynwood.ca.us.
A copy of the RFP may be obtained from the Redevelopment Department by
calling 310-603-0220, ext 254 or visit the following websites:
http://www.findrfp.com/gov/List.aspx~id=73291 or www.lvnwood.ca.us
V. REQUEST FOR PROPOSAL FORMAT
Please submit the following materials in the order presented:
Cover Letter: A cover letter should summarize key elements of your
qualifications. An individual authorized to bind the firm must sign the
letter. Indicate the address, a-mail, firm's website if applicable, and
telephone number of the firm's office from which the project will be
managed.
2. Project Approach: Discuss your firm's understanding of the Project
and approach in addressing the Scope of Work identified in Section III
of this RFP
3. Firm's Profile: Provide a brief history of the firm, experience and
qualifications of your designated professional team.
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4. Fee Structure and Response Time Expectations: Provide a fee
structure and timeline for the completion of both phases as outlined
above. Proposed compensation arrangement to include the fee by
major work components, total contract fee, and hourly rates for each
category of professionals to be assigned. Hourly rates for all
subconsultants, if any, shall be included with your submittal.
5. References: Provide three (3) client references that can attest to the
qualifications and quality of work of the firm on projects with similar
types of redevelopment plan amendments as described herein.
References must be limited to projects in which the proposed team
members had direct participation. The Agency reserves the right to
contact the referenced clients to verify the information and/or to solicit
comments.
VI. EVALUATION CRITERIA
The Agency will review and evaluate all completed proposals received prior to
the deadline. The criteria to be used in evaluating the proposals include, but
are not limited to:
^ Approach to the required Scope of Work
^ Prior experience in preparing similar redevelopment plan amendments.
• Depth of the staff capabilities and support.
^ Qualification of principal staff and key staff members assigned.
^ Ability to provide the requested services in a timely manner.
^ Proposed cost for the scope of work.
^ References
^ Other factors deemed relevant by the Agency.
Upon receipt of responses, Agency staff may or may not choose to interview
respondents.
The Agency will enter into contract negotiations with the firm the Agency
believes will best satisfy its needs.
Any contract arising from this selection process will be subject to approval by
the Lynwood Redevelopment Agency.
VII. CHANGES TO THE PROJECT
The Agency reserves the right to amend the Project Description at any time
during the firm selection process. The Agency reserves the right to accept any
responses or to reject all responses and reissue this request. The Agency is
neither obligated to award a contract following RFP evaluation nor to pay any
cost incurred by participants in the selection process.
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VIII
IX.
X.
RESPONSE PREPARTION EXPENSE
Each proposal prepared in response to this RFP shall be prepared at the sole
cost and expense of the firms electing to participate and with the express
understanding that no claims against the Lynwood Redevelopment Agency for
reimbursement will be accepted.
RIGHT OF THE LYNWOOD REDEVELOPMENT AGENCY
The Agency reserves the right, at their discretion, to pursue any or all of the
following actions related to this RFP request:
1. Issue addenda to the RFP request.
2. Request additional information and/or clarification from the
respondent.
3. Reject any or all proposals.
4. Negotiate an agreement on the basis of additional information
supplied.
5. Issue subsequent RFPs based on refinement of concepts proposed in
response to this RFP.
s. By submitting a project proposal, the proposer agrees to all of the
terms of the RFP and Agreement (Attachment C), unless exceptions
to the RFP or Agreement are stated by the proposer in its project
proposal. The successful proposer will be required to enter into an
Agreement (Attachment B) which will include the requirements of this
RFP as well as other requirements.
PUBLIC DISCLOSURE
All RFP responses and their contents shall become the property of the Agency
and will not be subject to return. All information contained therein shall be
subject to public disclosure under the Public Records Act. Submission of the
RFP response shall be deemed to be a waiver of any exemption or exception
to disclosure that the firm may otherwise have.
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ATTACHMENT B
ALAMEDA PROJECT AREA MAP
ATTACHMENT C
PROFESSIONAL CONSULTING SERVICES AGREEMENT
This agreement ("Agreement") is made as of June 2, 2009 by and between the
Lynwood Redevelopment Agency ("Agency"), a public body, corporate and politic,
exercising governmental functions and powers, and organized and existing under
Chapter 2 of the Community Redevelopment Law of the State of California and
("Consultant"). Agency and Consultant are sometimes hereinafter
individually referred to as a "Parry" and collectively referred to as the "Parties."
RECITALS
WHEREAS, Agency desires to utilize the services of Consultant as an
independent contractor to provide consulting services to Agency as set forth in the
attached Exhibit A; and
WHEREAS, Consultant represents that it is fully qualified to perform such
consulting services by virtue of its experience and the training, education and expertise
of its principals and employees.
NOW, THEREFORE, in consideration of performance by the Parties of the
covenants and conditions herein contained, the Parties hereto agree as follows:
1. Consultant's Services.
A. Scope of Services. The nature and scope of the specific services to be
performed by Consultant are project management expertise to manage and
coordinate redevelopment and/or housing projects as more particularly described
in Exhibit A.
B. Time of Performance. Consultant shall complete the specific services
according to the schedule of performance which is also set forth in Exhibit A.
2. Term of Agreement. This Agreement shall be for a term of ,
commencing on (the "Commencement Date") and terminating on
(the "Termination Date"), unless sooner terminated pursuant to the
provisions of this Agreement.
3. Compensation.
A. Agency agrees to compensate Consultant for services under this Agreement
in compliance with the schedule set forth in Exhibit A. Payment will be
made only after submission of proper monthly invoices in the form and
manner specified by Agency. Each invoice shall include a breakdown of all
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monthly services performed together with the hours spent on each service.
Agency shall endeavor to pay invoices bearing correct and authorized
charges within forty five (45) days of the date they are received; however,
Consultant acknowledges and agrees that due to Agency warrant run
procedures, the Agency cannot guarantee that payment will occur within
this time period. Except as hereinafter described, Agency shall not be
responsible to Consultant for any additional charges, interest or penalties
due to a failure to pay within such period.
Notwithstanding the foregoing, upon receipt of statements from
Consultant, Agency shall review the statements and, within 45 days of
receipt, notify Consultant of any issues that would prevent Agency from
promptly paying the respective statements. In the event that the Agency
has not notified Consultant within 45 days of any problems with any
statement, and has not paid the statement within 60 days of receipt, than
the past due balances shall accrue interest at the lower of (i) one percent
(1%) per month, or (ii) the highest amount permitted by applicable law,
commencing upon the 61St day of receipt.
B. Total payment to Consultant pursuant to this Agreement shall not exceed
($ )from to and ($ )from
to ,which shall be payable as set forth in the Compensation
Schedule in the attached Exhibit A.
C. If at the request of the Agency, Consultant is required to incur out of pocket
expenses (including but not limited to, out-of-town travel and lodging) which are above
and beyond the ordinary expenses associated with performance of this Agreement;
Consultant shall be entitled to reimbursement of such expenses. Consultant shall only
be reimbursed for those expenses which: (i) appear on Consultant's monthly invoices;
(ii) are accompanied by a copy of the Agency's written authorization for Consultant to
incur such expenses; and (iii) receipts documenting such expenses.
4. General Terms and Conditions. The General Terms and Conditions set forth
in Exhibit B are incorporated as part of this Agreement. In the event of any
inconsistency between the General Terms and Conditions and any other exhibit to this
Agreement, the General Terms and Conditions shall control unless it is clear from the
context that both Parties intend the provisions of the other exhibit(s) to control.
5. Addresses.
Agency
Lynwood Redevelopment Agency
11330 Bullis Road
Lynwood, CA 90262
Attn: Executive Director
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Consultant
6. Exhibits. All exhibits referred to in this Agreement are listed here and are
incorporated and made part of this Agreement by this reference.
Exhibit A -Scope of Services, Time of Performance and Compensation
Schedule (three (3) pages)
Exhibit B -General Terms and Conditions (eight (8) pages)
///
///
SIGNATURES ON FOLLOWING PAGE
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IN WITNESS WHEREOF, the Parties have executed this Agreement as of the
dates written below.
AGENCY
AGENCY OF LYNWOOD
By:
Maria Santillan, Chair Date
Lynwood Redevelopment Agency
CONSULTANT
By:
ATTEST:
By:
Maria Quinonez, Secretary
APPROVED AS TO FORM:
By:
Agency Counsel
Date
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EXHIBIT B
AGREEMENT
TO PROFESSIONAL CONSULTING SERVICES AGREEMENT BETWEEN
AND LYNWOOD REDEVELOPMENT AGENCY
GENERAL TERMS AND CONDITIONS
1. Status as Independent Contractor.
A. Consultant is, and shall at all times remain as to Agency, a wholly
independent contractor. Consultant shall have no power to incur any debt, obligation,
or liability on behalf of Agency or otherwise act on behalf of Agency as an agent.
Neither Agency nor any of its agents shall have control over the conduct of Consultant
or any of Consultant's employees, except as set forth in this Agreement. Consultant
shall not, at any time, or in any manner, represent that it or any of its agents or
employees are in any manner agents or employees of Agency.
B. Consultant agrees to pay all required taxes on amounts paid to Consultant
under this Agreement, and to indemnify and hold Agency harmless from any and all
taxes, assessments, penalties, and interest asserted against Agency by reason of the
independent contractor relationship created by this Agreement. In the event that
Agency is audited by any Federal or State agency regarding the independent contractor
status of Consultant and the audit in any way fails to sustain the validity of a wholly
independent contractor relationship between Agency and Consultant, then Consultant
agrees to reimburse Agency for all costs, including accounting and attorney's fees,
arising out of such audit and any appeals relating thereto.
C. Consultant shall fully comply with the workers' compensation law regarding
Consultant and Consultant's employees. Consultant further agrees to indemnify and
hold Agency harmless from any failure of Consultant to comply with applicable worker's
compensation laws. Agency shall have the right to offset against the amount of any
fees due to Consultant under this Agreement any amount due to Agency from
Consultant as a result of Consultant's failure to promptly pay to Agency any
reimbursement or indemnification arising under this Section 1.
2. Standard of Performance.
A. Consultant shall perform all work to the highest professional standards and in
a manner reasonably satisfactory to the Executive Director or his/her designee. The
Executive Director or his/her designee may from time to time assign additional or
different tasks or services to Consultant, provided such tasks are within the scope of
services described in Exhibit A. However, no additional or different tasks or services
12
shall be performed by Consultant other than those specified in Exhibit A, or those so
assigned in writing to Consultant by the Agency Manager or hislher designee.
B. The Executive Director or his designee, shalt, until further notice to
Consultant, administer this Agreement and provide for immediate supervision of
Consultant with respect to the services to be provided hereunder.
Indemnification.
A. Consultant is skilled in the professional calling necessary to perform the
services and duties agreed to be performed under this Agreement, and Agency is
relying upon the skill and knowledge of Consultant to perform said services and duties.
B. Agency and its respective elected and appointed boards, officials, officers,
agents, employees and volunteers (individually and collectively, "Indemnitees") shall
have no liability to Consultant or any other person for, and Consultant shall
indemnify, defend, protect and hold harmless Indemnitees from and against, any and
all liabilities, claims, actions, causes of action, proceedings, suits, damages,
judgments, liens, levies, costs and expenses of whatever nature, including
reasonable attorneys' fees and disbursements (collectively "Claims"), which
Indemnitees may suffer or incur or to which Indemnitees may become subject by
reason of or arising out of any injury to or death of any person(s), damage to
property, loss of use of property, economic loss or other loss occurring as a result of
or allegedly caused by the Consultant's performance of or failure to perform any
services under this Agreement or by the negligent or willful acts or omissions of
Consultant, its agents, officers, directors, subcontractors, subconsultants or
employees, committed in performing any of the services under this Agreement.
Notwithstanding the foregoing, the provisions of this subsection shall not apply to
Claims occurring as a result of the Agency's sole negligence or willful acts or
omissions.
C. Consultant agrees to obtain executed indemnity agreements with
provisions identical to those set forth in this Section from each and every
subcontractor, subconsultant or any other person or entity involved by, for, with or on
behalf of Consultant in the performance of this Agreement. In the event Consultant
fails to obtain such indemnity obligations from others as required in this Section,
Consultant agrees to be fully responsible according to the terms of this Section.
Failure of the Agency to monitor compliance with these requirements imposes no
additional obligations on Agency and will in no way act as a waiver of any rights
hereunder. This obligation to indemnify and defend Indemnitees as set forth herein
shall survive the termination of this Agreement and is in addition to any rights which
Agency may have under the law. This indemnity is effective without reference to the
existence or applicability of any insurance coverages which may have been required
under this Agreement or any additional insured endorsements which may extend to
Agency.
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4. Insurance.
A. Without limiting Consultant's indemnification of Indemnitees pursuant to
Section 3 of this Agreement, Consultant shall obtain and provide and maintain at its
own expense during the term of this Agreement the types and amounts of insurance
as described below:
(i) Commercial General Liability Insurance using Insurance Services Office
Commercial General Liability form CG 00 01 or the exact equivalent. Defense
costs must be paid in addition to limits. There shall be no cross liability
exclusion for claims or suits by one insured against another. Limits shall be no
less than $1,000,000 per occurrence for all covered losses and no less than
$2,000,000 general aggregate.
(ii) Business Auto Coverage on ISO Business Auto Coverage form CA 00 01
including symbol 1 (Any Auto) or the exact equivalent. Limits shall be no less
than 1,000,000 per accident, combined single limit. If consultant owns no
vehicles, this requirement may be satisfied by a non-owned auto endorsement to
the general liability policy described in the preceding subsection. If Consultant or
Consultant's employees will use personal autos in any way on this project,
Consultant shall provide evidence of personal auto liability coverage for each
such person.
(iii) Workers' Compensation insurance on a state approved policy form
providing statutory benefits as required by law with employer's liability limits no
less than $1,000,000 per accident for all covered losses.
(iv) Professional Liability or Errors and Omissions Insurance as appropriate to
the profession, written on a policy form coverage specifically designed to protect
against acts, errors or omissions of the consultant and "Covered Professional
Services" as designated in the policy must specifically include work performed
under this Agreement. The policy limit shall be not less than $1,000,000 per
claim and in the aggregate. The policy must "pay on behalf of" the insured and
must include a provision establishing the insurer's duty to defend. The policy
retroactive date shall be on or before the effective date of this Agreement.
B. Agency, its officers, officials, employees and volunteers shall be named as
additional insureds on the policy(ies) as to commercial general liability and automotive
liability.
C. All insurance procured pursuant to these requirements shall be written by
insurers that are admitted carriers in the state of California with a Best's rating of no less
than A:VII.
D. All insurance policies shall provide that the insurance coverage shall not be
non-renewed, canceled, reduced, or otherwise modified (except through the addition of
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additional insureds to the policy) by the insurance carrier without the insurance carrier
giving Agency thirty (30) days` prior written notice thereof. Any such thirty (30) day
notice shall be submitted to Agency via certified mail, return receipt requested,
addressed to "Risk Manager," Agency of Lynwood, 11330 Bullis Road, Lynwood,
California, 90262. Consultant agrees that it will not cancel, reduce or otherwise modify
said insurance coverage.
E. Consultant shall submit to Agency (i) insurance certificates indicating
compliance with the minimum worker's compensation insurance requirements above,
and (ii) insurance policy endorsements indicating compliance with all other minimum
insurance requirements above, not less that one (1) day prior to beginning of
performance under this Agreement. Endorsements shall be executed on Agency's
appropriate standard forms entitled "Additional Insured Endorsement".
F. The Consultant's insurance shall be primary as respects the Agency, its
officers, officials, employees and volunteers. Any insurance or self-insurance
maintained by the Agency, its officers, officials, employees and volunteers shall be
excess of the Consultant's insurance and shall not contribute with it.
G. Consultant agrees that if it does not keep the aforesaid insurance in full force
and effect, and such insurance is available at a reasonable cost, Agency may take out
the necessary insurance and pay the premium thereon, and the repayment thereof shall
be deemed an obligation of Consultant and the cost of such insurance may be
deducted, at the option of Agency, from payments due Consultant.
5. Confidentiality. Consultant in the course of its duties may have access to
confidential data of Agency, private individuals, or employees of the Agency.
Consultant covenants that all data, documents, discussion, or other information
developed or received by Consultant or provided for performance of this Agreement are
deemed confidential and shall not be disclosed by Consultant without written
authorization by Agency. Agency shall grant such authorization if disclosure is required
by law. All Agency data shall be returned to Agency upon the termination of this
Agreement. Consultant's covenant under this section shall survive the termination of
this Agreement.
6. Ownership of Work Product. All reports, documents or other written material
developed by Consultant in the performance of this Agreement shall be and remain the
property of Agency without restriction or limitation upon its use or dissemination by
Agency. Such material shall not be the subject of a copyright application by Consultant.
Conflict of Interest.
A. Consultant covenants that it presently has no interest and shall not acquire
any interest, direct or indirect, which may be affected by the services to be performed
by Consultant under this Agreement, or which would conflict in any manner with the
performance of its services hereunder. Consultant further covenants that, in
15
performance of this Agreement, no person having any such interest shall be employed
by it. Furthermore, Consultant shall avoid the appearance of having any interest which
would conflict in any manner with the performance of its services pursuant to this
Agreement.
B. Consultant covenants not to give or receive any compensation, monetary or
otherwise, to or from the ultimate vendor(s) of services to Agency as a result of the
performance of this Agreement, or the services that may be procured by the Agency as
a result of the recommendations made by Consultant. Consultant's covenant under this
section shall survive the termination of this Agreement.
Termination.
This agreement may be terminated at any time by the Agency with or without cause.
Unless expressly agreed upon in writing by the Agency, the Agency shall not be
obligated to pay for any services rendered nor any costs or expenses paid or incurred
after the date of termination. The effective date of termination shall be upon the date
specified in the notice of termination. Consultant agrees that in the event of such
termination, Agency's obligation to pay Consultant shall be limited to payment only for
those services satisfactorily rendered prior to the effective date of termination.
Immediately upon receiving written notice of termination, Consultant shall discontinue
performing services, preserve the product of the services, and turn over to Agency the
product of the services in accordance with written instruction of Agency.
Personnel.
Consultant represents that it has, or will secure at its own expense, all personnel
required to perform the services under this Agreement. All of the services required
under this Agreement will be performed by Consultant or under its supervision, and all
personnel engaged in the work shall be qualified to perform such services. Consultant
reserves the right to determine the assignment of its own employees to the
performance of Consultant's services under this Agreement, but Agency reserves the
right, for good cause, to require Consultant to exclude any employee from performing
services on Agency's premises.
10. Financial Condition.
Prior to entering into this Agreement, Consultant has submitted documentation
acceptable to the Agency Manager, establishing that it is financially solvent, such that it
can reasonably be expected to perform the services required by this Agreement. Within
thirty (30) days of the first anniversary of the effective date of this Agreement, and each
year thereafter throughout the term of this Agreement, Consultant shall submit such
financial information as may be appropriate to establish to the satisfaction of the Agency
16
Manager that Consultant is in at least as sound a financial position as was the case
prior to entering into this Agreement. Financial information submitted to the Agency
Manager shall be returned to Consultant after review and shall not be retained by
Agency.
11. Non-Discrimination and Equal Employment Opportunity.
A. Consultant shall not discriminate as to race, color, creed, religion, sex, marital
status, national origin, ancestry, .age, physical or mental handicap, medical condition, or
sexual orientation, in the performance of its services and duties pursuant to this
Agreement, and will comply with all rules and regulations of Agency relating thereto.
Such nondiscrimination shall include but not be limited to the following: employment,
upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or
termination; rates of pay or other forms of compensation; and selection for training,
including apprenticeship.
B. Consultant will, in all solicitations or advertisements for employees placed by
or on behalf of Consultant state either that it is an equal opportunity employer or that all
qualified applicants will receive consideration for employment without regard to race,
color, creed, religion, sex, marital status, national origin, ancestry, age, physical or
mental handicap, medical condition, or sexual orientation.
C. Consultant will cause the foregoing provisions to be inserted in all
subcontracts for any work covered by this Agreement except contracts or subcontracts
for standard commercial supplies or raw materials.
12. Assignment.
Consultant shall not assign or transfer any interest in this Agreement nor the
performance of any of Consultant's obligations hereunder, without the prior written
consent of Agency, and any attempt by Consultant to so assign this Agreement or any
rights, duties, or obligations arising hereunder shall be void and of no effect.
13. Performance Evaluation.
For any Agreement in effect for twelve months or longer, a written annual administrative
performance evaluation shall be required within ninety (90) days of the first anniversary
of the effective date of this Agreement, and each year thereafter throughout the term of
this Agreement. The work product required by this Agreement shall be utilized as the
basis for review, and any comments or complaints received by Agency during the
review period, either orally or in writing, shall be considered. Agency shall meet with
Consultant prior to preparing the written report. If any noncompliance with the
Agreement is found, Agency may direct Consultant to correct the inadequacies, or, in
the alternative, may terminate this Agreement as provided herein.
14. Compliance with Laws.
17
Consultant shall keep itself informed of State, Federal and Local laws, ordinances,
codes and regulations which in any manner affect those employed by it or in any way
affect the performance of its service pursuant to this Agreement. The Consultant shall
at all times comply with such laws, ordinances, codes and regulations. Without limiting
the generality of the foregoing, if Consultant is an out-of-state corporation or LLC, it
must be qualified or registered to do business in the state of California pursuant to
sections 2105 and 17451 of California Corporations Code. The Agency, its officers
and employees shall not be liable at law or in equity occasioned by failure of Consultant
to comply with this Section.
15. Licenses.
At all times during the term of this Agreement, Consultant shall have in full force and
effect all licenses (including a City business license) required of it by law for
performance of the services hereunder.
16. Non-Waiver of Terms, Rights and Remedies.
Waiver by either party of any one or more of the conditions of performance under this
Agreement shall not be a waiver of any other condition of performance under this
Agreement. In no event shall the making by Agency of any payment to Consultant
constitute or be construed as a waiver by Agency of any breach of covenant, or any
default which may then exist on the part of Consultant, and the making of any such
payment by Agency shall in no way impair or prejudice any right or remedy available to
Agency with regard to such breach or default.
17. Attorney's Fees.
In the event that either party to this Agreement shall commence any legal or equitable
action or proceeding to enforce or interpret the provisions of this Agreement, the
prevailing party in such action or proceeding shall be entitled to recover its costs of suit,
including reasonable attorney's fees and costs, including costs of expert witnesses and
consultants.
18. Notices.
Any notices, bills, invoices, or reports required by this Agreement shall be deemed
received on (a) the day of delivery if delivered by hand during Consultant's regular
business hours or by facsimile before or during Consultant's regular business hours; or
(b) on the third business day following deposit in the United States mail, postage
prepaid, to the addresses heretofore set forth in the Agreement, or to such other
addresses as the Parties may, from time to time, designate in writing pursuant to the
provisions of this section.
18
19. Governing Law. This Agreement shall be interpreted, construed and enforced
in accordance with the laws of the State of California.
20. Counterparts.
This Agreement may be executed in any number of counterparts, each of which shall
be deemed to be the original, and all of which together shall constitute one and the
same instrument.
21. Severability.
{f any provision or any part of any provision of this Agreement is found to be invalid or
unenforceable, the balance of this Agreement shall remain in full force and effect.
22. Entire Agreement.
This Agreement, and any other documents incorporated herein by specific reference,
represents the entire and integrated agreement between Consultant and Agency. This
Agreement supersedes all prior oral or written negotiations, representations or
agreements. This Agreement may not be amended, nor any provision or breach hereof
waived, except in a writing signed by the Parties which expressly refers to this
Agreement. Amendments on behalf of the Agency will only be valid if signed by the
appropriate officer of the Agency as set forth in subsection 6-3.1 et seq. of the Lynwood
Municipal Code and attested by the Agency Clerk.
23. Authority.
The person or persons executing this Agreement on behalf of Consultant warrants and
represents that he/she has the authority to execute this Agreement on behalf of the
Consultant and has the authority to bind Consultant to the performance of its obligations
hereunder.
19
~~~~ ~~~': - AC~EtV®~/4 S1"A~~ REPORT
f~,~~~
~~.
.,,-
DATE: April 7, 2009
TO: Honorable Mayor and Members of the City Council
Honorable Chair and Members of the Agency
APPROVED BY: Roger L. Haley, City Manager/Executive Direct
PREPARED BY: Lorry Hempe, Assistant City Manager
Leaonna DeWitt, Sr. Rehabilitation Specialist
SUBJECT: Approval to enter into a Joint Affordable Housing Agreement with
the City of Lynwood, the Lynwood .Redevelopment Agency and the
Win Project to Purchase Property at 1.2698 Hansa Court
Recommendation:
Staff recommends that .the City Council and Agency Members. adopt the attached
resolution entitled, "A JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LYNWOOD AND THE LYNWOOD REDEVEL-OPIVIENT AGENCY APPROVING AN
AFFORDABLE HOUSING AGREEMENT WITH THE WiN PROJECT TO PURCHASE,
REHABILITATE, AND RESELL A HOME LOCATED AT 12698 HANSA COURT."
Background:
The WIN Project (WIN) is a nonprofit 501(e)(3) organization dedicated to developing
affordable homes for families. In order to provide and encourage a wider range of
developers within the City the City approved WIN as one. of its Community Housing
Development Organization (CHDO) on March 20, 2008. WIN has produced several
projects throughout the Los Angeles Region as a CHDO for the County of Los Angeles.
WIN promotes the development of affordable ,housing by encouraging community
based partnerships and is committed to building affordable housing to assist- in-the
elimination of blight and improving neighborhoods.
On January 20, 2009, the City Council entered into a Home Program Reservation and
Commitment Agreement in the amount of $400,000 with WIN and authorized purchase
offers on available properties.
5
Discussion & Analysis:
WIN has identified a property for purchase located at 12698 Hansa Court. As the
property is located in the Redevelopment Project Area "A", the acquisition, deed
restriction, renovation, and subsequent resale to a. lower income household will enable
the Lynwood Redevelopment Agency to meet its replacement housing obligations and
allow the City to expend its HOME funds for a worthy project. This three bedroom,
three bath, bank owned home is being purchased for $199,500. Unfortunately due to
neglect by the property owner the house has significant rehabilitation needs both in the
exterior landscaping and interior deferred maintenance or vandalism.
WIN is requesting $214,704 to purchase the property and pay purchase costs for the
project. These costs also include appraisal fees, an environmental Phase 1 report,
insurance and other requirements. WIN will finance the rehabilitation of the home
which is estimated to be $52,000. The needed repairs to bring the property to a
standard of livability including cabinets, doors, windows, bathroom. renovation,
significant electrical repairs, plumbing, basic landscaping, heating repairs, interior
painting, and basic appliances. The property is anticipated to close on April 21, 2009.
Rehabilitation of the property will be completed within 45 days after close of escrow
which is estimated to be June 15, 2009. A lower income family that meets the eligibility
requirements will be selected to purchase the property. Potential homeowners will be
selected on a first come, first served basis, with Lynwood residents having priority.
The home will be deed restricted for 45 years to lower income households.
Upon the resale of this project to a lower income Lynwood resident, the City will receive
the net proceeds of the home and retain an interest in the appreciation of the property.
As set forth in the attached chart, the City's silent. second loan is not repaid until the end
of 45 years. Each time the home is re-sold at a higher rate, the City is paid an
appropriate share of the profits. At the end of 45 years the City also recoups most of
the potential windfall profit. This recoupment of funds will enable the City to have the
funds to replace the existing affordable home with another affordable home.
Fiscal Impact:
There is no fiscal impact to the General Fund. The agreement will allow the City to
spend $214,704 HOME funds and meet required deadlines set forth by HUD for HOME
funds.
2
Coordinated With:
City Manager's Office
Finance & Administration
City Attorney's Office
Attachments:
1. Resolution
2. Agreement
3. Chart
RESOLUTION NO.
A JOINT RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LYNWOOD AND
THE LYNWOOD REDEVELOPMENT- AGENCY APPROVING AN AFFORDABLE
HOUSING AGREEMENT WITH THE WIN PROJECT TO PURCHASE,
REHABILITATE, AND RESELL A HOME LOCATED AT 12698 HANSA COURT
WHEREAS, The City of Lynwood receives an annual allocation of HOME funds
from Housing and Urban Development for the purpose of providing affordable housing
to low income families; and
WHEREAS, the City of Lynwood as entered into a Reservation and Commitment
Agreement with WIN in the amount of $400,000 to purchase and rehabilitate properties
for rental to a low income family; and
WHEREAS, WIN has selected a property in the Redevelopment Project area "A"
located at 12698 Hansa Court and is requesting the amount of $214,704 of HOME
funds to effectuate this Affordable Housing Project; and
WHEREAS, The Agreement approved by WIN complies with the HOME
requirements and enables the City to create appropriate affordable housing.
WHEREAS, The City is required to expend HOME funds to meet the
commitment and expenditure requirement set by HUD.
NOW, THEREFORE, THE CITY OF LYNWOOD DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1. The City Council authorizes the Mayor to execute the Affordable
Housing Agreement, in a form approved by the City Attorney that would enable the
Lynwood Redevelopment Agency to count the unit as a replacement unit towards the
Redevelopment Agency's Replacement Housing Obligation and meet HOME
requirements, for the purchase, rehabilitation, and resell of the property located at
12698 Hansa Court.
Section 2. The City Council directs the Finance Director and City Treasurer to
make the appropriate electronic transfer of funds to escrow for the amount of $214,704
of HOME Entitlement funds for the purchase of 12698 Hansa Court.
Section 3. This Resolution shall go into effect immediately upon its adoption.
PASSED, APPROVED, AND ADOPTED this 17th day of April, 2009.
Maria T. Santillan
Mayor
ATTEST:
Maria Quinonez
City Clerk
APPROVED AS TO FORM
Fred Galante
City Attorney
Roger L. Haley
City Manager
APPROVED AS TO CONTENT:
Lorry Hempe
Assistant City Manager
2
LOAN AGREEMENT
($214,705)
Between
the City of Lynwood,
the Lynwood Redevelopment Agency
and
The WIN Project, a California non-profit corporation
for 12698 Hansa Court
LOAN AGREEMENT
(12698 Hansa Court)
This Loan Agreement is made as of this _7th_ day of _April_, 2009, by and between the
City of Lynwood ("City"), the Lynwood Redevelopment Agency ("Agency") and The WIN
Project, a California non-profit corporation ("Borrower"). The City and Agency may be
collectively referred to herein as "Lender".
RECITALS
A. Lender wishes to promote the development of more affordable owner-occupied
housing in neighborhoods in need of revitalization in the Lynwood community and to provide a
greater choice of housing opportunities for persons and families of low income.
B. Borrower is a Qualified Community Housing Development Organization
("CHDO"). Pursuant to this Loan Agreement, Borrower will acquire the real property located at
12698 Hansa Court in the City of Lynwood, California, as more particularly described on Exhibit
"A" ("Property") attached hereto and incorporated herein. The Property is also located within
Lynwood Redevelopment Project Area A. The Property is currently developed with a vacant
and rundown single family home.
C. City receives Home Investment Partnership Program funds ("HOME Funds")
from the United States Department of Housing and Urban Development ("HUD") for the
purpose of expanding the supply of decent, safe, sanitary and affordable housing for low-income
persons and families. The federal regulations require that fifteen percent (15%) of the City's
annual HOME Fund allocations are reserved and committed to CHDOS developing affordable
housing.
D. Borrower wishes to borrow from Lender and Lender wishes to extend to
Borrower a loan of HOME Funds (HOME Program Income, HOME CHDO funds and HOME
Entitlement funds) to acquire the Property, including funds sufficient to pay the escrow fees, the
cost of title insurance and similar costs to be incurred by Borrower in connection with
Borrower's acquisition of the Property. Using. other funding sources, Borrower will then rehab
the existing single family home ("Affordable Unit") as described in this Loan Agreement, market
the Affordable Unit, qualify prospective purchasers and then sell the Affordable Unit to a
qualified Low Income Household (as defined below) ("Project"). The Affordable Unit shall be
deed restricted for occupancy by a Low Income Household for a period of forty-five (45) years.
E. Borrower's failure to redevelop the Affordable Unit within the time specified will
constitute a default of this Loan Agreement which would allow Lender to enforce its right to take
possession of the Property.
NOW THEREFORE, IN CONSIDERATION of the mutual agreements, obligations, and
representations, and in further consideration for the making of the Loan (as defined below),
Borrower and Lender hereby agree as follows:
01095/001 3/66689.01
ARTICLE I
DEFINITIONS
The following terms have the meanings and content set forth in this section wherever
used in this Loan Agreement, the attached Exhibits or other documents incorporated into this
Loan Agreement by reference.
1.1 "AFFORDABLE UNIT" means the existing single family home on the Property
which shall be rehabbed and sold to create an additional owner-occupied affordable housing
opportunity within the City and Project Area as described in this Loan Agreement.
1.2 "AFFORDABILITY PERIOD" means the forty-five year period, commencing
upon close of escrow transferring the Property from Borrower to a qualified Low Income
Household (a "Homeowner"), during which the Property shall be deed restricted as described
herein.
1.3 "AGENCY" means the Lynwood Redevelopment Agency.
1.4 "BORROWER" means The WIN Project, a California non-profit corporation,
and its authorized representatives, assigns, transferees or successors-in-interest thereto.
1.5 "CITY" means the City of Lynwood, California.
1.6 "COUNTY" means the County of Los Angeles, a political subdivision of the
State of California.
1.7 "COVENANT AGREEMENT" means the agreement executed by Borrower
and Lender attached as Exhibit "E", and recorded against the Property prior to or
contemporaneously with the issuance of the Loan, which regulates the use and maintenance of
the Property during the Affordability Period.
1.8 "DEED OF TRUST" means that deed of trust, assignment of rents and security
agreement placed on the fee estate of the Property and the improvements constructed thereon as
security for the loan of HOME Funds by Lender, as beneficiary, to Borrower, as trustor, as well
as any amendments to, modifications or restatements of said deed of trust, in the form attached
hereto and incorporated herein as Exhibit "C". The Deed of Trust also secures Borrower's
performance under this Loan Agreement and the Covenant Agreement.
1.9 "ESCROW HOLDER" means the person or entity designated by the Borrower
and approved by Lender to hold all Loan proceeds and documents until receiving written
instructions to record the documents and disburse the funds.
1.10. "HAZARDOUS MATERIALS" means any hazardous or toxic substances,
materials, wastes, pollutants, or contaminants which are defined, regulated, or listed as
"hazardous substances," "hazardous wastes," "hazardous materials," "pollutants,"
"contaminants," or "toxic substances," under federal or state environmental and health and safety
laws and regulations, including without limitation petroleum and petroleum byproducts,
flammable explosives, urea formaldehyde insulation, radioactive materials, asbestos, and lead.
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12698 Hansa Court
Loan Agreement
0!095/0013/66689.01
Hazardous Materials do not include substances that are used or consumed in the normal course
of developing, operating, or occupying a housing project, to the extent and degree that such
substances are stored, used, and disposed of in the manner and in amounts that are consistent
with normal practice and legal standards at the time of such use.
1.11 "HOME FUNDS" means funds provided by the Lender from the Home
Investment Partnership Program, as stated in 42 U.S.C. Sections 12701, et seq., 24 C.F.R. Part
92.
1.12 "HOMEOWNER" means a qualified Low Income Household purchasing and
thereafter residing on the Property during the Affordability Period.
1.13 "HOMEOWNER'S DEED OF TRUST" means that deed of trust, assignment
of rents and- security agreement placed on the fee estate of the Property and the improvements
constructed thereon as security for the loan of HOME Funds by Lender to a Homeowner, as well
as any amendments to, modifications or restatements of said deed of trust, in the form attached
hereto and incorporated herein as Exhibit "I". The Homeowner's Deed of Trust also secures
performance under this Loan Agreement and the Covenant Agreement.
1.14 "HOMEOWNER'S NOTE" means the promissory note to be executed by the
Low Income Household acquiring the Property from Borrower and thereafter any Low Income
Household acquiring title to the Property during the Affordability Period, in favor of the City,
pursuant to which the Homeowner assumes liability for repayment of the remaining balance on
the Homeowner's Loan, which Homeowner's Note shall be substantially in the form attached
hereto and incorporated herein as Exhibit "H".
1.15 "HUD" means the United States Department of .Housing and Urban
Development.
1.16 "INSURANCE REQUIREMENTS" means the insurance coverage which must
be in full force and effect during the term of the Covenant Agreement, as specified in the
Covenant Agreement attached hereto as Exhibit "E".
1.17 "LENDER" means the City and Agency and their authorized representatives,
officers, officials, directors, employees, and agents.
1.18 "LOAN" means the loan of HOME Funds in an amount not to exceed Two
Hundred Fourteen Thousand Seven Hundred Five Dollars ($214,705.00) from Lender to
Borrower to finance the acquisition of the Property, including escrow and title costs, to allow
Borrower to thereafter redevelop the Property to create an affordable housing unit. The Loan
shall be used to reimburse the costs of the items listed on Exhibit "G" in a reimbursement
amount per item not to exceed the amount listed on Exhibit "G".
1.19 "LOAN DOCUMENTS" means collectively the Loan Agreement and all of its
exhibits including, but not limited to, the Promissory Note, the Deed of Trust, the Covenant
Agreement, the Homeowner Deed of Trust and the Homeowner Note, as such documents may be
amended, modified, or restated from time to time.
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12698 Hansa Court
Loan Agreement
01095/0013166689.01
1.20 "LOW INCOME HOUSEHOLD" means a household whose annual income
does not exceed eighty percent (80%) of the median income for the Los Angeles Metropolitan
Statistical Area with adjustments for household size.
1.21 "MEDIAN INCOME" means the median income for the. Los Angeles
Metropolitan Statistical Area as determined by California's Department of Housing and
Community Development with adjustments for household size.
1.22 "PROJECT" means the acquisition of the Property, the redevelopment of the
existing single family home, the marketing of Property, the qualification of applicants and the
sale of the Property according to the terms of this Loan Agreement and the Covenant Agreement.
Additionally, all work on the Property shall be undertaken with environmentally friendly
materials and paint (no VOC's), which materials are lead free, energy efficient and,. where
possible, recyclable.
1.23 "PROMISSORY NOTE" means the 1~..~is~ory r.;,~e executed by the Borrower
in favor of City in the approximate amount of Two Hundred Fourteen Thousand Seven Hundred
Five Dollars ($214,705.00) to evidence the Loan of City HOME Funds as well as any
amendments to, modifications of, or restatements of said promissory note, substantially in the
form attached hereto as Exhibit "D," to be used to acquire the Property.
1.24 "PROPERTY" means that real property known as 12698 Hansa Court which is
located within the City of Lynwood, in Los Angeles County, California, upon which a single
family home is currently located, as more particularly described in Exhibit "A," which is
incorporated into this Loan Agreement by this reference.
ARTICLE II
TERMS OF THE LOAN;
CONVERSION OF A PORTION OF THE LOAN TO A GRANT
2.1 LOAN TO BORROWER. The total original amount of the Loan of HOME
Funds shall not exceed Two Hundred Fourteen Thousand Seven Hundred Five Dollars
($214,705.00), which Loan shall be evidenced by the Promissory Note and Deed of Trust. On
and subject to the terms and conditions of the Loan Documents, Lender agrees to make and
Borrower agrees to accept the Loan with the following terms:
2.1.1 TERM OF LOAN. Unless an Event of Default occurs, Borrower shall
not be required to make a payment on the Loan until Borrower sells the Property to a
Homeowner. Upon an Event of Default by Borrower, which default has not been cured as
provided for in this Loan Agreement, the principal and any applicable interest shall become
immediately due and payable. Upon the sale of the Property from Borrower to the original
Homeowner and compliance by all such parties with the terms of this Loan Agreement,
including City's receipt of an executed and recordable Homeowner's Note in the amount of
Ninety Three ,Thousand Seven Hundred Five Dollars ($93,705) secured by a Deed of Trust in
said amount, the Promissory Note shall be forgiven and City shall reconvey the Deed of Trust.
Borrower shall sell the redeveloped Property to a Low Income Household at an
Affordable Housing Cost with a purchase price of not less than One Hundred Ten Thousand
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12698 Hansa Court
-Loan Agreement
O 1095/0013/66689.01
Dollars (110,000) and not more than One Hundred Twenty Thousand Dollars (120,000), with the
purchaser paying all closing costs and fees. The purchase price shall be payable by Borrower
and Lender as follows: Borrower shall receive Seventy-Five Thousand Three Hundred Seventy
Dollars ($75,370) and the City shall receive the balance of the purchase price, which shall be a
minimum of Thirty-Four Thousand Six Hundred Thirty Dollars ($34,630). As for the remaining
balance on the Loan, upon Borrower's sale of the Property to a Low Income Household; the
amount of the Loan not repaid to City or assumed by the Homeowner's Note, which amount shall .
be no more than Eighty-Six Thousand Three Hundred Seventy Dollars ($86;370), shall be
converted into a grant and deemed forgiven.
2.1.2 SECURITY. Borrower shall secure its obligation to repay the Loan by
executing the Deed of Trust in substantially the form attached hereto as Exhibit "C" and
recording such document as a lien against the Property.
2.1.3 USE OF FUNDS. Loan proceeds may be used only for the purpose of
acquiring the Property as specified herein. Borrower shall obtain a loan to fund the rehabilitation
of the Property.
2.1.4 RECORDING. On the closing date, Escrow Holder shall record the
Deed of Trust, Notice of Affordability Restrictions and the Covenant Agreement with the
Recorder for the County of Los Angeles, and shall deliver conformed copies of the recorded
documents to the Lender and Borrower.
2.1.5 TIMING OF DISBURSEMENT. The Loan shall be disbursed to
Borrower as follows: upon the presentment to the Lender of documents and receipts indicating a
demand for payment by persons, companies or other entities for the closing. costs and the
purchase price for the Property in accordance with the terms of this Loan Agreement, and/or
evidence of an expenditure or payment by Borrower to the persons, companies or other entities
for the closing costs in accordance with the terms of this Loan Agreement, Lender shall, at its
discretion, review and approve or disapprove the payment of funds to Borrower.
2.1.6 SUBORDINATION. Lender shall not subordinate its interest in the
Property while the Property is owned by Borrower.
2.2 LOAN TO A HOMEOWNER. The total amount of the Loan of HOME Funds
which shall be assumed by the original Homeowner ("Homeowner's Loan") shall be Ninety-
Three Thousand Seven Hundred Five Dollars ($93,705) and shall be evidenced by the
Homeowner's Note and Homeowner's Deed of Trust.
2.2.1 TERM OF LOAN. As part of the sale of the Property from Borrower to
the original Homeowner, who shall be a first time home buyer, the Loan to Borrower shall be
payable as described in Section 2.1 and the Homeowner shall execute the Homeowner's Note,
identifying the City as the beneficiary and the Homeowner as the trustor, which Homeowner's
Note shall be ,secured by the Homeowner's Deed of Trust, to evidence a silent second mortgage
in the amount of Ninety-Three Thousand Seven Hundred Five Dollars ($93,705).
The Homeowner's Loan shall be due and payable, as follows: (i) upon the sale or
other transfer of the Property from the original Homeowner to a subsequent Homeowner, the
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12698 Hansa Court
Loan Agreement
O 1095/0013/66689.01
City shall receive a pro rata share of any increase in value of the Property, or (ii) upon the
occurrence of an Event of Default by Borrower, which default has not been cured as provided for
in this Loan Agreement, the principal and any applicable interest on the Homeowner's Loan
shall become immediately due and payable. The City's equity share shall be determined pursuant
to the following formula: City's equity equals the amount of the Homeowner's Loan divided by
the sum of the sales price paid by the Homeowner when that Homeowner purchased the Property
plus the amount of the Homeowner's Loan.
Unless otherwise provided herein, as described below, although complete
repayment of the Homeowner's Note shall be deferred until the Property is sold after expiration
of the Affordability Period, payment shall be made to the City upon each sale of the Property by
the Homeowner during the Affordability Period to a subsequent Homeowner from a portion of
the equity appreciation in the Property. The funds to repayment the Homeowner's .Note shall be
paid from the escrow proceeds from the sale of the Property.
Thereafter, following the expiration of tit:; Affor:iubility Period, upon the sale of
the Property, City shall receive the greater of the value of the unpaid balance on the
Homeowner's Note or ninety percent (90%) of the increase in the value that results from the
expiration of the .Affordability Period. The increase in value .that results from the expiration of
the Affordability Period is the greater of the appraised market value or actual arms length open
market sales price less the price that the Property would have been limited to if the affordability
covenant remained in place.
2.2.2 SECURITY. Homeowner shall secure its obligation to repay the
Homeowner's Loan by executing the Homeowner's Deed of Trust, in substantially the form
attached hereto as Exhibit "I" and recording such document as a lien against the Property.
2.2.3 RECORDING. On the closing date pursuant to which the Homeowner
acquires title to the Property, the escrow agent shall record the Homeowner's Deed of Trust with
the Recorder for the County of Los Angeles and shall deliver conformed copy of the recorded
document to the Lender and Borrower.
2.2.4 SUBORDINATION. Mortgages, deeds of trust, or any other reasonable
method of financing the Property by a Low Income Household is permitted, but only for the
purpose of securing loans or funds to be used solely and exclusively for the purchase of the
Property by a Low Income Household in accordance with the terms of this Loan Agreement.
The Low Income Household shall give prior written notice to the Lender of any such proposed
mortgage, deed of trust or financing which the Low Income Household proposes to enter into
before executing said documents. A Low Income Household shall not enter into any such
mortgage, deed of trust or financing without the prior written approval of Lender, which
approval shall not be unreasonably withheld. However, the parties agree that any subordination
of the Lender's interest in the Homeowner's Deed of Trust must ensure compliance with the
terms of this Loan Agreement, and, in particular, the Lender's right to receive its share of any
equity appreciation. Borrower hereby agrees to promptly notify the Lender of any mortgage,
deed of trust, encumbrance or lien that has been created or attached to the Property whether such
encumbrances or liens have been established by voluntary act of the Homeowner or otherwise.
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12698 Hansa Court
Loan Agreement
01095/0013/66689.01
The terms mortgage and deed of trust, as used herein, shall be deemed to include all means of
financing real estate acquisition, construction and redevelopment.
The terms mortgage, as used herein, shall also include second mortgages or home equity
lines of credit (HELOCS) sought for purposes other than securing funding for the purchase of the
Property; however such loans shall require approval by the Lender at the Lender's discretion.
2.3 HOME PROGRAM FUNDS. Any and all repayment or prepayment of the
Loan and the Homeowner's Loan will be paid to the City's HOME Program Fund and will be
invested in future projects in accordance with the Federal rules and regulations regarding the
HOME Program.
2.4 INTEREST. In the event of a default by Borrower or any subsequent owner
during the Affordability Period of any of its obligations under this Loan Agreement or the
Covenant Agreement and expiration of applicable cure periods, Borrower or any subsequent
owner during the Affordability Period shall pay to Lender interest on the outstanding principal of
all outstanding loans, at an annual rate equal to the lesser of (i) four percent (4%) or (ii) the
highest interest allowed by law, from the date of the default until the date that the default is cured
or the Loan is repaid in full.
ARTICLE III
LOAN DISBURSEMENT
3.1 CONDITIONS PRECEDENT TO DISBURSEMENT. Lender shall not be
obligated to make any .disbursements of the Loan proceeds or take any other action under the
Loan Documents unless the following- conditions precedent are satisfied. prior to the
disbursement of the Loan:
A. There exists no Event of Default, nor any act, failure, omission or
condition that with the giving of notice or passage of time would constitute an Event of Default;
B. Borrower has executed and delivered to Lender all documents,
instruments, and policies required under the Loan Documents, including but not limited to a
CLTA Lender's policy of title insurance for the Affordable Unit from a title insurance company
approved by the Lender in a form reasonably acceptable to Lender;
C. Borrower has submitted and the Lender has approved an appraisal for the
Property;
D. Borrower has provided to Lender certificate of insurance or copies of the
insurance policies required by the Covenant Agreement, which policy shall be satisfactory to the
Lender;
E. HOME Funds will be delivered into Escrow by Lender no later than forty-
eight hours prior to close of escrow for the Property, upon completion of Lender's due diligence.
Should escrow not close for any reason, the HOME Funds shall be immediately returned to City;
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F. Borrower has submitted a financing plan for the Lender's approval that
identifies all sources of funds necessary to undertake the rehab, marketing and qualification work
to be performed by Borrower and the availability of a contingency factor equal to 9% of direct
and indirect construction costs; and
G. Borrower has provided Lender with the results of a Phase I analysis of the
Property and all soils testing conducted on the Property, which results demonstrate that no
further action or investigation of the environmental or geotechnical condition of the Property is
required, and the soils testing must indicate that the existing soils conditions on the Property are
adequate to support the Affordable Unit.
3.2 DISBURSEMENT OF LOAN PROCEEDS. The disbursement of HOME
Funds to Borrower shall not exceed Two Hundred Fourteen Thousand Seven Hundred Five
Dollars ($214,705.00). All HOME Funds shall be used by Borrower to acquire the Property,
including the escrow and title costs incurred in the acquisition of the Property.
ARTICLE IV
REDEVELOPMENT OF THE PROPERTY
4.1 REDEVELOPMENT OF THE PROPERTY. Borrower hereby agrees to use
the Loan to fund the land acquisition and escrow closing costs incurred in connection with the
acquisition of the Property which will then be redeveloped by Borrower within the time frames
set forth on the Schedule and as described on the Scope of Development.
The Loan shall be disbursed to Borrower as described herein. Pursuant to the
requirements of HUD rules and 24 CFR Part 92, Borrower and Lender agree to the following:
4.1.1 This Loan Agreement shall remain in effect for the duration of the
affordability requirements of the program or Project for which HOME Funds are expended, and
during any period in which the Lender has control over HOME Funds pertaining to this Project.
4.1.2 Borrower has reviewed and agrees to comply with the affordability
requirements of Sections 92.252 and 92.254 of 24 CFR Part 92 of the HOME Regulations.
4.1.3 .Borrower has reviewed and agrees to conduct audits in accordance with
federal regulations set forth in the Code of Federal Regulations and applicable circulars.
4.1.4 Borrower has reviewed and agrees to comply with the maximum per unit
HOME subsidy amount required by HUD and defined in 24 CFR Section 92.250.
4.1.5 Borrower has reviewed and agrees to comply with the Housing Quality
Standards of the City of Lynwood as applicable to the Property, and it will comply with all local
codes, zoning ordinances, cost effective energy conservation, and effectiveness standards (24
CFR part 39), and will meet the current edition of the Model Energy Code published by the
Council of American Building Officials.
4.1.6 Borrower will carry out the development of the Property in compliance
with all federal laws and regulations.
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4.2 PROJECT APPROVALS. Borrower shall be solely responsible for preparing,
filing, and processing applications for, and obtaining all approvals, entitlements, and permits,
whether ministerial or discretionary, which the City and/or any other governmental entity having
jurisdiction, requires concerning the redevelopment of the Property. Borrower agrees to comply
with the City's development procedures and regulations and to submit such applications, site
plans, studies, and other documents as may be required by the City to review and approve the
redevelopment of the Property and issue the Project Approvals. Borrower understands and'.
agrees that development of the Project is subject to the discretionary review (including
architectural and design review) and approval by the City, and that nothing in this Loan
Agreement is, or shall be interpreted to be, an agreement by the Agency or the City to approve or
issue any approvals, entitlements, or permits for the redevelopment of the Property.
4.3 PROJECT PLANS. The Borrower will prepare and secure all- required City
approvals for the Project plans, including Site Plan approval. The plans shall comply with all
state and local requirements, shall provide handicap accessibility, where applicable, and shall
comply with the model energy code. To the extent feasible, Borrower shall use recyclable,
energy efficient and environmentally friendly materials in the rehab of the Affordable Unit.
4.4 ENVIRONMENTAL REVIEW. Borrower will undertake the environmental
review required under state and federal laws in connection with the redevelopment of the
Property and shall comply with any mitigation measure imposed as a result thereof.
4.5 . DEVELOPMENT COSTS. Notwithstanding any assistance to be provided by
the Lender under this Loan Agreement, Borrower shall be solely responsible for payment of all
of the costs to redevelop, market and sell the Property.
4.6 DEVELOPMENT FEES. Notwithstanding any assistance to be provided by the
Lender under this Loan Agreement, Borrower shall be solely responsible for payment of all
development fees.
4.7 PUBLIC IMPROVEMENTS. Notwithstanding any assistance to be provided
by the Lender under this Loan Agreement, Borrower shall, at its sole cost, design, construct, and
install all required public improvements, in accordance with the requirements of the City and/or
the Agency.
4.8 RIGHTS OF ACCESS AND INSPECTION. Representatives of the Agency
and the City, including but not limited to, the City Manager and/or Executive Director, and his or
her designees, shall have the reasonable right of access to the Property at any time without
charges or fees, for the purpose of, including, but not limited to, reviewing Borrower's progress
in commencing and diligently pursuing the redevelopment of the Property to completion as
required under this Loan Agreement.
4.9 PREVAILING WAGES.' Borrower further acknowledges that all or a portion of
this Project may be subject to the Davis-Bacon Act (40 U.S.C. 276a, et seq.) requirements and
Borrower hereby agrees to indemnify and hold the City and Agency harmless from any failure
by Borrower to comply with the Davis-Bacon Act requirements and shall assume all obligations
and liabilities for the payment of such wages and for compliance with the provisions of the
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Davis-Bacon Act. The Borrower further acknowledges and agrees that should any third party,
including but not limited to the Director of the Department of Industrial Relations, require
Borrower or any of its contractors or subcontractors to pay the general prevailing wage rates of
per diem wages and overtime and holiday wages determined by the Director of the Department
of Industrial Relations under Section 1720, et seq., of the California Labor Code for all or any of
the assistance provided hereunder, then Borrower shall indemnify, defend, and hold the Agency
harmless= from- any such determinations, or actions (whether legal, equitable or administrative. in
nature) or other proceedings, and shall assume all obligations and liabilities for the payment of
such wages and for compliance with the provisions of the' Prevailing Wage Law. The Lender
makes no representation that any construction completed by Borrower as a result of this Loan
Agreement is or is not subject to Prevailing Wage Law.
4.10 COVENANT AGREEMENT. Borrower agrees to ensure that the Property is
used in full conformance with the terms of the Covenant Agreement attached hereto as Exhibit
"E". Similarly, each Homeowner acquiring the Property during the Affordability ,Period shall
use the Property in full conformance with the Covenant Agreement.
4.11 AFFORDABILITY RESTRICTIONS. Once redeveloped, the Property shall be
designated and deed restricted as an affordable unit to be owner-occupied by a Low Income
Household for a term of forty-five years, the term commencing upon close of escrow transferring
title from Borrower to the original Low Income Household. All .subsequent transfers and
conveyances of the Property during the Affordability Period shall be restricted for sale to a Low
Income Household.
4.12 SALE OF THE PROPERTY. Borrower shall market and sell the Property to a
Low Income Household for an Affordable Housing Cost with a purchase price not less .than One
Hundred Ten Thousand Dollars ($110,000) and not more than One Hundred Twenty Thousand
Dollars ($120,000). Borrower shall give the Lender ten working days' notice before Borrower
informs a household that it has been selected to purchase the Property.
Borrower shall conduct affirmative marketing and utilize affirmative marketing
procedures, copies of which will be provided to the Lender and reasonably approved.
Borrower's marketing plan. shall include methods for informing the public of fair housing laws
and opportunities and a description of what the Borrower will do to market housing projects
assisted with HOME Funds. Borrower shall maintain the records of its marketing ,plan to
document the actions taken to affirmatively market the Affordable Unit for 50 years or five years
after the expiration of the affordability covenant, whichever is greater. Failure to sell the
Property to a qualified Low Income Household within the time provided in the attached Schedule
shall be a material breach of this Loan Agreement.
Borrower shall be solely responsible for determining whether an applicant is a qualified
Low Income Household at the time of selection. Borrower shall provide City with all
supporting documentation of the eligibility of a household within 10 days of Borrower's receipt
of said documentation. Borrower shall verify income and anticipated income using source
documentation compliant with all Federal laws, regulations, notices, or other document issued
by a governing agency.
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4.13 CONFLICTS BETWEEN COVENANTS OR RESTRICTIONS
AFFECTING THE PROPERTY. Any conflicts between the restrictive provisions contained
in this Loan Agreement, the Loan Documents, the Covenant Agreement, and any other
agreements in connection with the Loan which affect the Property, are to be resolved by applying
the more restrictive covenants or restrictions which affect the Property.
4.14 MAINTENANCE. Borrower and its successors and assigns shall maintain the
interior and exterior of the Affordable Unit and the landscaping and hardscaping in a manner
consistent with the community standards and which will uphold the value of the Affordable Unit,
as more specifically described in the Covenant Agreement and as required by the Lynwood
Municipal Code.
415 NONDISCRIMINATION IN EMPLOYMENT. The Borrower covenants and
agrees for itself,. its successors and assigns and any successor-in-interest to the Property or part
thereof, that all persons employed by or applying for employment by it, its affiliates,
subsidiaries, or holding companies, and all subcontractors, bidders and vendors, are and will be
treated equally by Borrower without regard to race, color, religion, ancestry, national origin, sex,
age, pregnancy, childbirth, or related medical condition, medical condition (cancer related) or
physical or mental disability, and in compliance with Title VII of the Civil Rights Act of 1964,
42 U.S.C. §200, et seq., the Federal Equal Pay Act of 1963, 29 U.S.C. §206(4), the Age
Discrimination in Employment Act of 1967,. 29 U.S.C. §621, et seq., the Immigration
Discrimination in Employment Act of 1967, 29 U.S.C. §621, et seq., the Immigration Reform
and Control Act of 1986, 8 U.S.C. §1324b, et seq,. 42 U.S.C. §1981, the California Fair
Employment and Housing Act, California Government Code § 12900, et seq., the California
Equal Pay Law, California Labor Code § 1197.5, California Government Code § 11135, the
Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and all other anti-discrimination
laws and regulations for the United States and the .State of California as they now exist or may
hereafter be amended.
4.16 NONDISCRIMINATION AND NONSEGREGATION. Borrower covenants
and agrees for itself, its successors and assigns and any successor-in-interest to the Property or
any of the Affordable Unit, that it shall abide by the following provisions:
4.16.1 Obligation to Refrain from Discrimination. Borrower shall refrain
from restricting the rental, sale, lease, sublease, transfer, use, development, occupancy, tenure, or
enjoyment of the Property (or any part thereof) on the basis of race, color, creed, religion, sex,
marital status, ancestry, national origin, familial status, physical disability, mental disability, or
medical condition (including, but not limited to, Acquired Immune Deficiency Syndrome
(AIDS), the Human Immune Deficiency Virus (HIV), or condition related thereto), of any person
or group of persons, and shall comply with the applicable anti-discrimination provisions of the
Americans with Disabilities Act (42 U.S.C. §12101, et seq.) and the California Fair Employment
and Housing Act (Cal. Government Code §12900, et seq.) as they exist on the date of this Loan
Agreement or as they may thereafter be amended, repealed and reenacted, or otherwise modified.
They shall not 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 land herein conveyed.
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4.16.2 Nondiscrimination and Nonse~re~ation Clauses. Any contracts which
are proposed to be, or which are,' entered into with respect to the rental, sale, lease, sublease,
transfer, use, development, occupancy, tenure, or enjoyment of the Property (or any part thereof),
shall be subject to, and shall expressly contain, nondiscrimination or nonsegregation clauses in
substantially'the following form:
4.16.2.1 In Deeds. "The grantee herein covenants by and for itself, its
successors and assigns, and all persons claiming under or through them, that it shall comply with
the applicable anti-discrimination provisions of the Americans with Disabilities Act (42 U: S. C.
§ 12101, et seq.) and the California Fair Employment and Housing Act (Cal. Government Code
§12900, et seq.), as they currently exist or as they may thereafter be amended, repealed, and
reenacted, or otherwise modified, and that there shall be no discrimination n against or
segregation of, any person or group or persons on account of race, color, creed; .religion, sex,
marital status, ancestry, national origin, familial status, physical disability, mental disability, or
medical condition (including, but not limited to, Acquired Immune Deficiency Syndrome
(AIDS), the Human Immune Deficiency Virus (HIV), or condition related thereto) in the rental,
sale, lease, sublease, transfer, use, occupancy, tenure of the land herein conveyed, nor shall the
grantee itself or any person claiming under or through it, establish or permit any such practice or
practices or discrimination or segregation with reference to the selection, location, number, use
or occupancy or tenants, lessees, subtenants, sublessees, or vendees in the land herein conveyed.
The foregoing covenants shall run with the land."
4.16.2.2 In Leases. "The lessee covenants by and for itself, its
successors and assigns, and all persons claiming under or through them, that it shall comply with
the applicable anti-discrimination provisions of the Americans with Disabilities Act (42 U.S.C.
§ 12101, et seq.) and the California Fair Employment and Housing Act (Cal. Gov. Code § 12900,
et seq.), as they currently exist or as they may thereafter be amended, repealed and reenacted, or
otherwise modified, and that there shall be no discrimination against or segregation of, any
person or group or persons on account of race, color, creed, religion, sex, marital status, ancestry,
national origin, familial status, physical disability, mental disability, or medical condition
(including, but not limited to, Acquired Immune Deficiency Syndrome (AIDS), the Human
Immune Deficiency Virus (HIV), or condition related thereto) in the rental, sale, lease, sublease,
transfer, use, occupancy, tenure of the land herein conveyed, nor ,shall the grantee itself or any
person claiming under or through it, establish or permit any such practice or practices or
discrimination or segregation with reference to the selection, location, number, use or occupancy
or tenants, lessees, subtenants, sublessees, or vendees in the premises herein leased."
4.16.2.3 In Contracts. "There shall be no discrimination against or
segregation of, any person or group or persons on account of race, color, creed, religion, sex,
marital status, ancestry, national origin, familial status, physical disability, mental disability, or
medical condition (including, but not limited to, Acquired Immune Deficiency Syndrome
(AIDS), the. Human Immune Deficiency Virus (HIV), or condition related thereto) in the rental,
sale, lease, sublease, transfer, use, occupancy, tenure of the land or premises affected by this
instrument, nor shall the contracting or subcontracting party or parties, or other transferees under
this instrument or any person claiming under or through it, violated the applicable anti-
discrimination provisions of the Americans with Disabilities Act (42 U.S.C. § 12101, et seq.),
and the California Fair Employment and Housing Act (Cal. Gov. Code §12900, et seq.) as they
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currently exist or as they may thereafter be amended, repealed and reenacted, or otherwise
modified, nor establish or permit any such practice or practices or discrimination or segregation
with reference to the selection, location, number, use or occupancy of tenants, lessees,
subtenants, sublessees, or vendees of the land. This provision shall obligate the contracting and
subcontracting party or parties, and other transferees under this instrument or any person
claiming under or through it."
4.17 ENCUMBRANCE OF THE PROPERTY. Except as otherwise provided in
this Loan Agreement, Borrower shall not engage in any financing or any other transaction
creating any security interest or other encumbrance or lien upon the Property, whether by express
agreement or operation of law, or allow any encumbrance or lien to be made on or attached to
the Property, except with the prior written consent of Lender. Borrower shall notify Lender in
writing in advance of any financing secured by any deed of trust, mortgage, or other similar lien
instrument that it proposes to enter into with respect to the Property, and of any encumbrance or
lien that has been created on or attached to the Property whether by voluntary act of Borrower or
otherwise.
4.18 TRANSFER OF THE PROPERTY. Borrower has not made or created, and
shall not make or permit any sale, assignment, conveyance, lease (other than the sale of the
Property to qualifying households) or other transfer of the Loan Agreement or the Property
without the prior written consent of Lender.
4.19 FEES, TAXES, AND OTHER LEVIES. Borrower shall be responsible for
payment of all fees, assessments, taxes, charges, and levies imposed by any public authority or
utility company with respect to the Property, and shall pay such charges prior to delinquency.
However, Borrower shall not be required to pay and discharge any such charge so long as (a) the
legality thereof is being contested diligently and in good faith and by appropriate proceedings,
and (b) if requested by Lender, Borrower deposits with Lender any funds or other forms of
assurance Lender in good faith from time to time determines appropriate to protect Lender from
the consequences of the contest being unsuccessful.
4.20 DAMAGE TO THE PROPERTY. If any building or improvements developed
by Borrower in connection with the Property is damaged or destroyed by an insurable cause,
Borrower shall, at its cost and expense, diligently undertake to repair or restore said buildings
and improvements consistent with .the original Plans and Specifications for the Project if Lender
reasonably determines that such restoration or repair is economically feasible. Such work or
repair shall be commenced within 120 days after the damage or loss occurs and shall be complete
within one year thereafter. Subject to the determination to rebuild, all insurance proceeds
collected for such damage or destruction shall be applied to the cost of such repairs or restoration
and, if such insurance proceeds shall be insufficient for such purpose, Borrower shall make up
the deficiency.
4.21 EQUAL EMPLOYMENT OPPORTUNITY. Borrower and any contractors,
subcontractors, and professional service providers for the Project shall comply with all
requirements concerning equal employment opportunity. Borrower and any contractors,
subcontractors, and professional service providers, for the Project shall comply with all
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requirements concerning equal opportunities for business and lower-income persons (referred to
as a Section 3 clause, of the HUD Act of 1968, 12 U.S.C.).
4.22 OPPORTUNITIES FOR LYNWOOD RESIDENTS. To the extent that
residents of the City or people working within the City otherwise qualify to purchase the
Property, Borrower agrees and covenants for itself, its successors and assigns that, to the extent
that is reasonable and practicable, it will make its best efforts to ensure that residents of .the City
or people working within the City are given first preference and priority to purchase .the
Property. The Borrower hereby further agrees and covenants for itself, its successors and assigns
that, to the extent that is reasonable and practicable, it will make its best efforts to ensure that all
contracts it enters into pertaining to the rehabilitation of the Property during the course of the
redevelopment of the Property shall contain substantially the following language: "That in
recruiting for employees to be hired in the development of the Project or other economic
opportunities arising from the Project,. Borrower and its successors shall, to the extent that it is
practicable, recruit first from within the City and that such recruiting efforts will be focused in so
far as is possible and practicable toward low-income areas of the City." Borrower hereby agrees,
to the extent that is reasonable and practicable, to encourage and promote the participation of
City residents and City businesses in the financial opportunities generated by the redevelopment
of the Property.
4.23 MAINTENANCE. Borrower and its successors and assigns shall maintain the
interior and exterior of the Property and the landscaping and hardscaping in a manner consistent
with the community standards and which will uphold the value of the Property, as more
specifically described in the Covenant Agreement and as .required by the Lynwood Municipal
Code.
ARTICLE V
INDEMNITY AND INSURANCE
5.1 INSURANCE. Borrower shall procure and maintain insurance in accordance
with the requirements set forth in the Covenant Agreement (Exhibit "E").
5.2 GENERAL INDEMNITY. Except as to the negligence or willful misconduct of
Lender, Borrower expressly agrees to and shall indemnify, defend, release, and hold the City and
Agency and their officers, officials, agents, servants, employees, attorneys and contractors
harmless from and against, any claim, liability, loss, damage, entry, cost, or expense (including,
but not limited to, attorneys' fees, expert fees, and court costs) which arises out of or is in any
way connected with Borrower's performance under this Loan Agreement and/or Borrower's
possession, redevelopment and use of the Property. This indemnification provision shall apply
to any acts or omissions, willful misconduct or negligent conduct, whether active or passive, on
the part of the employees, .agents, servants, contractors or subcontractors of Borrower or a
successor-in-interest or its invitees. The parties expressly agree that any payment, attorneys'
fees, costs or expense that the City or Agency incurs or makes to or on behalf of an injured
employee under Lender's self administered workers' compensation is included as a loss, expense
or cost for the purpose of this provision. Lender shall not be responsible for any acts, errors or
omissions of any person or entity except Lender and its respective officers, agents, servants,
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employees or contractors. The parties expressly agree that the obligations of Borrower under
this Section shall survive the expiration or early termination of the Agreement.
ARTICLE VI
HAZARDOUS MATERIALS
6.1 .REPRESENTATIONS AND WARRANTIES. After. reasonable investigation
and inquiry, Borrower hereby represents and warrants to the best of its knowledge, as of the date
of this Loan Agreement and except as previously disclosed and acknowledged in writing by
Lender or as disclosed by the reports based on environmental audit(s) performed on the Property
and submitted to Lender, that (a) the Property is not and has not been a site for the use,
generation, manufacture, transportation, storage, or disposal of Hazardous Materials in violation
of federal or State law; (b) the Property is in compliance with all applicable environmental and
health and safety laws, regulations, ordinances, administrative decisions, common law decisions
(whether federal, state, or local) with respect to Hazardous Materials, including those relating to
'soil and groundwater conditions ("Hazardous Materials Laws"); (c) there are no claims or actions
pending or threatened with respect to the Property by any governmental entity or agency or any
other person relating to Hazardous Materials; and (d) there has been no release or threatened
release of any Hazardous Materials on, under, or near the Property (including in the soil, surface
water, or groundwater under the Property) or any other occurrences or conditions on the Property
or on any other real property that could cause the Property or any part thereof to be classified as
a "hazardous waste property" or as a "border zone property" under California Health and Safety
Code Sections 25220, et seq., or regulations adopted therewith.
6.2 NOTIFICATION TO LENDER. Borrower shall promptly notify Lender in
writing of: (a) the discovery of any concentration or amount of Hazardous Materials of which
Borrower becomes aware on or under the Property. requiring notice to be given to any
governmental entity or agency under Hazardous Materials Laws; (b) any knowledge by
Borrower (after verification of the veracity of such knowledge to Borrower's reasonable
satisfaction) that the Property does not comply with any Hazardous Materials Laws; (c) the
receipt by Borrower of written notice of any Hazardous Materials claims; and (d) the discovery
by Borrower of any occurrence or condition on the Property or on any real property located
within 2,000 feet of the Property that could cause the Property or any part thereof to be
designated as a "hazardous waste property" or as a "border -zone property" under California
Health and Safety Code Sections 25220, et seq., or regulations adopted therewith.
6.3 USE AND OPERATION OF THE PROPERTY. Neither Borrower, nor any
agent, employee, or contractor of Borrower, nor any authorized user of the Property shall use the
Property or allow the Property to be used for the generation, manufacture, storage, disposal, or
release of Hazardous Materials. Borrower shall comply and cause the Project to comply with
Hazardous Materials Laws.
6.4 REMEDIAL ACTIONS. If Borrower has actual knowledge of the presence of
any Hazardous Materials on or under the Property, Borrower shall take, at no cost or expense to
Lender, all handling, treatment, removal, storage, decontamination, cleanup, transport, disposal
or other remedial action, if any, required by any Hazardous Materials Laws or by any orders or
requests of any governmental entity or agency or any judgment, consent decree, settlement or
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compromise with respect to any Hazardous Materials claims. The foregoing, however, shall be
subject to Borrower's right of contest below.
6.5 RIGHT OF CONTEST. Borrower may contest in good faith any claim,
demand, levy or assessment under Hazardous Materials Laws if: (a) the contest is based on a
material question of law or fact raised by Borrower in good faith, (b) Borrower promptly
commences and thereafter diligently pursues the contest, (c) the contest will not materially
impair the taking of any remedial action with respect to such claim, demand, levy or assessment,
and (d) if requested by Lender, Borrower deposits with Lender any funds or other forms of
assurance Lender in good faith from time to time determines appropriate to protect Lender from
the consequences of the contest being unsuccessful and any remedial action then reasonably
necessary. No Event of Default shall be deemed to exist with respect to any claim, demand, levy
or attachment being contested by Borrower under the conditions of this section.
6.6 ENVIRONMENTAL INDEMNITY. Borrower and its successors in interest
shall defend, indemnify, and hold L~ilder free and harmless against any claims, demands,
.administrative actions, litigation, liabilities, losses, damages, response costs, and penalties,
including all costs of legal proceedings and reasonable attorneys' fees that Lender may directly
or indirectly sustain or suffer as a consequence of any inaccuracy or breach of any
representation, warranty, agreement, or covenant contained in this Loan Agreement with respect
to Hazardous Materials, or as a consequence of any use, generation, manufacture, storage,
release, or disposal (whether or not Borrower knew of same) of any Hazardous Materials
occurring prior to or during Borrower's (and its successors') use or occupancy of the Property.
ARTICLE VII
DEFAULT AND REMEDIES
7.1 EVENTS OF DEFAULT. The occurrence of any of the following events shall
constitute an "Event of Default" under this Loan Agreement:
7.1.1 Monetary. (A) Failure to pay when due any sums payable under the
Promissory Note or the Homeowner's Note, or this Loan Agreement; (B) Borrower's use of Loan
funds for costs other than approved costs or for uses inconsistent with other terms and
restrictions in the Loan Documents; (C) Borrower's or its successor's failure to obtain and
maintain the insurance coverage required under this Loan Agreement; (D) Borrower's or its
successor's failure to make any other payment or assessment due under the Loan Documents; (E)
Borrowers or their successors failure to pay taxes; (F) Borrower's or its successor's default under
other debt secured by the Property after the applicable notice and cure periods have expired;
7.1.2 Operation. (A) Discrimination by Borrower or its successor on the basis
of characteristics prohibited by this Loan Agreement or applicable law; or (B) the imposition of
any encumbrances or liens on the Property, without Lender's prior written approval, that are
prohibited under this Loan Agreement or that have the effect of reducing the priority of or
invalidating the Deed of Trust or the Homeowner's Deed of Trust;
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7.1.3 General Performance of Loan Obligations. Any substantial breach by
BoiYOwer beyond applicable notice and cure periods of any material obligations on Borrower
imposed in the Loan Documents;
7.1.4 General Performance of Other Obligations. Any .substantial or
continuous breach by Borrower beyond applicable notice and cure periods of any material
obligations on .Borrower imposed by any other agreements, including any grant agreements, with
respect to the financing, construction, or use of the Property, whether or not Lender is a party to
such agreement which may materially impair Lender's security;
7.1.5 Representations and Warranties. A determination by Lender that its
security has or will be materially impaired due to the fact that any of Borrower's representations
or warranties made in the Loan Documents, or any certificates, documents, or schedules supplied
to Lender by Borrower were untrue in any material respect when made, or that Borrower
concealed or failed to disclose a material fact from Lender;
7.1.6 Damage to Property. Material damage or destruction to the Property by
fire or other casualty, if Borrower or its successor does not take steps to reconstruct the. Property
as required by the Loan Documents; or
7.1.7 Bankruptcy, Dissolution, and Insolvency. Borrower's or its successor's
(A) filing for bankruptcy, dissolution, or reorganization, or failure to obtain a full dismissal of
any such involuntary filing brought by another party before the earlier of final relief or ninety
(90) days after the filing; (B) making a general assignment for the benefit of creditors; (C)
applying for the appointment of a receiver, trustee, custodian, or liquidator, or failure to obtain a
full dismissal of any such involuntary application brought by another party before the earlier of
final relief or ninety (90) days after. the filing; (D) insolvency; (E) failure, inability or admission
in writing of its inability to pay its debts as they become due.
7.2 DEFAULT INTEREST. In the event of a default by Borrower or its successor of
any of its obligations. under this Loan Agreement or the Loan Document and expiration of
applicable cure periods, Borrower or its successor shall pay to Lender interest on the outstanding
principal of all outstanding loans accruing from the date of default, at an annual rate equal to the
lesser of (i) the then prevailing Bank of America prime rate plus four percent (4%) or (ii) the
highest interest allowed by law, from the date of the default until the date that the default is cured
or the. Loan and obligations under this Loan Agreement are repaid in full.
7.3 NOTICE OF DEFAULT AND OPPORTUNITY TO CURE. For all Events of
Default, Lender shall give written notice to Borrower or its successor, as applicable, of any Event
of Default by specifying: (a) the nature of the event or deficiency giving rise to the Default, (b)
the action required to cure the deficiency, if an action to cure is possible, and (c) a date, which
shall not be less than thirty (30) days from the date of receipt of the notice or the date the notice
was refused, by which such action to cure must be taken or if a cure is not possible within thirty
(30) days, to begin such cure and diligently prosecute such cure to completion which shall, in
any event, not exceed ninety (90) days after the date of receipt of the notice to cure. The Lender
has the sole discretion to determine whatever additional reasonable time is needed to cure.
1'7_ 12698 Hansa Court
Loan Agreement
01095/0013/66689.01
7.4 LENDER'S REMEDIES. Upon the happening of an Event of Default by
Borrower or its successor and a failure to cure said Event of Default within the time specified in
Section 7.2 above, Lender's obligation to disburse Loan proceeds shall terminate and Lender
may, in addition to other rights and remedies permitted by the Loan Documents or applicable
law, proceed with any or all of the following remedies in any order or combination Lender may
choose in. its sole discretion:
7.4.1 Terminate this Loan Agreement, in which event the entire principal
amount outstanding and all accrued interest under the Promissory Note, as well as any other
monies advanced to Borrower by Lender under the Loan Documents shall immediately become
due and payable at the option of Lender;
7.4.2 Enter and take possession of the Property as described in Section 7.5
below;
7.4.3 Bring an acti;;:_= equitable relief (A) seeking -the specific performance by
Borrower or its successor, as applicable, of the terms and conditions of the Loan Documents,
and/or {B) enjoining, abating, or preventing any violation of said terms and conditions, and/or
(C) seeking declaratory relief;
7.4.4 Accelerate the Loan, and demand immediate full payment of the principal
amount outstanding and all accrued interest under the Promissory Note or the Homeowner's
Note, as applicable;
7.4.5 Disburse from Loan proceeds any amount necessary to cure any monetary
default;
7.4.6 Enter upon, take possession of, and manage the Property, either in person,
by agent, or by a receiver appointed by a court, and collect rents and other amounts specified in
the assignment of rents in the Deed of Trust and apply them to operate the Property or to pay off
the Loan or any advances -made under the Loan Documents, as provided for by the applicable
Deed(s) of Trust;
7.4.7 Initiate and pursue any private and/or judicial foreclosure action allowed
under applicable law .and the power of sale provision in the Deed of Trust or the Homeowner's
Deed of Trust, as applicable;
7.4.8 With respect to defaults under Hazardous Materials provisions herein,
pursue the rights .and remedies permitted under California Civil Code Section 2929.5, and
California Code of Civil Procedure Sections 564, 726.5, and 736; or
7.4.9 Pursue any other remedy allowed at law or in equity.,, Nothing in this
section is intended or shall be construed as precluding Lender from proceeding with a
nonjudicial foreclosure under the power of sale contained in the Deed of Trust or the
Homeowner's Deed of Trust, as applicable, in the Event of Default by Borrower or its successor
and failure to cure as provided in Section 7.2.
-18-
12698 Hansa Court
Loan Agreement
01095/0013/66689.01
7.5 RIGHT OF REVERTER. Lender shall have the right, at its option, to reenter
and take possession of the Property with all improvements thereon and to terminate and vest in
the Lender the estate acquired by the Borrower, if the Borrower (or his successors in interest)
shall:
7.5.1 Fail to commence construction of the improvements as required by this
Loan Agreement, if such failure is in violation of the Schedule, for a period of 30 days, provided
that the Borrower shall not have obtained an extension or postponement to which the Borrower
may be entitled pursuant to this Loan Agreement; or
7.5.2 Abandon or substantially suspend construction of the improvements for a
period of 30 days after written notice of such abandonment or suspension from the Lender,
provided that the Borrower shall not have obtained an extension of time to which the Borrower
may be entitled pursuant to this Loan Agreement; or
7.5.3 Assign or attempt to assign this Loan- Agreement; or any rights herein, -cr
transfer, or suffer any involuntary transfer of, the Property, or any part thereof, in violation, of
this Loan Agreement, and such violation shall not be cured within 30 days after the date of
sending of written notice thereof by the Lender to the Borrower; or
7.5.4 Fail to cure a default relating to the maintenance or operation of the
Property for a period of 30 days after written notice of such abandonment or suspension from the
Lender.
The right to re-enter, repossess, terminate, and revert shall be subject to and be limited by
and shall not defeat, render invalid, or limit:
A. Any mortgage, deed of trust, or other security interests permitted by this
Loan Agreement; or
B. Any rights or interests provided in this Loan Agreement for the protection
of the holders of such mortgages, deeds of trust, or other security interests.
Upon the revesting in Lender of possession of the Property, as provided in this Section
7.5, Lender shall, pursuant to its responsibilities under state law, use its best efforts to resell the
Property, as soon and in such manner as Lender shall find feasible, to a qualified and responsible
party or parties (as determined by the Lender), who will assume the obligation of making or
completing the improvements or marketing and selling the Property, as applicable, as shall be
satisfactory to the Lender and. in accordance with the terms of this Loan Agreement.
In the event of a resale, the proceeds thereof shall be applied as follows:
1. First, to reimburse the Lender on its own behalf for all costs and expenses
incurred by the Lender, including but not limited to, the amount necessary to satisfy the
Promissory Note, salaries to personnel, legal costs and attorneys' fees, and all other contractual
expenses in connection with the recapture, management, and resale of the Property, (but less any
income derived by the Lender from the Property or part thereof in connection with such
management); all taxes, assessments and water and sewer charges with respect to the Property,
-19-
12698 Hansa Court
Loan Agreement
01095/0013/66689.01
(or, in the event the Property is exempt from taxation or assessment or such charges during the
period of ownership, then such taxes, assessments, or charges, as determined by the Lender, as
would have been payable if the Property were not so exempt); any payments made or necessary
to be made to discharge or prevent from attaching or being made any subsequent encumbrances
or liens due to obligations incurred with respect to the making or completion of the agreed
improvements or any part thereof on the Property; and amounts otherwise owing the Lender by
the Borrower, its successors, or transferees; and
2. Second, to reimburse the Borrower, its successor or transferee, up to the
amount equal to (i) the costs incurred for the redevelopment of the Property, less (ii) any gains or
income withdrawn or made by the Borrower from the Property or the improvements thereon.
3. Any balance remaining after such reimbursements shall be retained by the
Lender as its property.
To the extent that the rib.-~ .:;~~~~,lished in this Section involves a forfeiture, it must be,
strictly interpreted against the Lender, the party for whose benefit it is created. The rights
established in this Section are to be interpreted in light of the fact that the Lender is providing the
Loan of HOME Funds to purchase the Property to the Borrower for the redevelopment of an
affordable housing unit, and not for speculation in undeveloped land.
ARTICLE VIII
GENERAL PROVISIONS
8.1 RECORDS. Borrower shall be accountable to Lender for all funds disbursed to
Borrower pursuant to the Loan Documents. Borrower agrees to maintain records that accurately
and fully show the date, amount, purpose, and payee of all expenditures drawn from Loan funds,
and to keep all invoices, receipts, and other. documents related to expenditures from said Loan
funds for not less than three (3) years after sale of the Property to a Low Income Household.
Records must be kept accurate and current. Lender shall notify Borrower of any records it
deems insufficient. Borrower shall have fifteen (15) calendar days from the date of said notice to
correct any deficiency in the records specified by Lender in said notice or, if more than fifteen
(15) days shall be reasonably necessary to correct the deficiency, Borrower shall begin to correct
the deficiency within fifteen (15) days and correct the deficiency as soon as reasonably possible.
Borrower shall promptly- comply with all requirements or conditions of the Loan
Documents relating to notices, extensions, and other events required to be reported or requested.
Borrower shall promptly supply, upon the request of Lender, any and all information and
documentation which involves the Project and cooperate with Lender in the development of the
Project.
Specifically, Borrower agrees to create, maintain, and update the records relating to
the Property and provide such to the Lender for the duration required by Federal law, regulation,
order or other official requirement including the following:
A. Records demonstrating that the Property meets the affordability and
income targeting requirements for 92.254 for the required period for each family assisted.
-20-
12698 Hansa Court
Loan Agreement
01095/0013/66689.01
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`.uani~ uiazau
ssazpp>; sit ~>? zo~snzZ o~ paji~uz aq Ii~us zapunazau ales ~o aat~oN ~u>? ~o ~doa ~ pug ~jn~~aQ
~o aat~oN ~u~ ~o ~idoa d •aj~s ~o zamod auk astazaxa oa ~u~iz auk ~utpniaut `ajni?~aQ ~o Huang Niue
~o aauazznaao uodn nn~j ~q zo ~uauiaaz~~ ~u>;uano~ auk `~uauzaaz~d u~og auk `a~oN ~zosstuzozd
auk `~snz,L 3o paaQ siu~ ui zoo papinozd ~t~~iz ~izana asiazaxa o~ pai~i~ua aq ti~us ~z>;tai~auag
`s~i3ozd zo sansst `s~uaz ~o uoi~eaiidd>? put; ~diaaaz `uoiaaaiioa at~~ zo ~i~zadozd auk 3o uotssassod
ui aau~nuiauoa auk ~uipue~su~im~ou `pug ~InI;~aQ ~o aat~ou cans o~ ~u~nsznd zo ~Ine~aQ cans o~
asuodsaz ui auop aa~ due a~~piji;nui zo zapunazau ~in~3aQ 3o aai~ou zo ~jn>;3aQ due aniem zo azna
you Ii~us `pi>?sazo~e s~ `3oazaq~ uoi~~atjdd~ auk pine s~i~ozd pine sanssi `s~uaz cans ~o uopaaiioa auk
`~~zadozd auk 3o uotssassod ~ui~~ pug uodn ~uiza~ua aui •auiuzza~ap ~i;ux ~iz~lai3auag s~ zapzo
Mans ui Iii `~z~rat~auag o~ pamo s~unouz>; ~u>?~ uodn `saa~ ,s~auzo~~e ~utpnlaui `uoi~aaiioa pue
uo1~>?zado ~o sasuadxa pug s~soa ssai `auz~s auk ~jddt; pine `pi~dun put; anp used asou~ ~uipnjaut
`~oazat~~ s~i~ozd pug sanssi `s~uaz aq~ ;aajioa astmzau~o zo zoo ans `~f~zadozd auk 3o uotssassod
~uix~~ ~nou~im zo t~~im `pug ~oazau ~S~iznaas atj~ ~aa~ozd zo uzoz3azau~ auzoaui auk as~azaui
`uiazat~~ ~saza~ul zo ~oazau~ ~z~d zo `~~zadozd auk ~o ~~Tiiq~~uaz zo ~~ijiq~~axzeuz `amen aq~ anzasazd
o~ ajq~zisap zo ~zi;ssaaau suzaap ~i uaium s~ai; ~u>? op pug `aa~snzZ ~o auz~~,z ai~~ ui zo au~i;u umo
s~- ut `~~iznaas aua ~o ,hut; ~o pug (~oazaq~ ~z~d due zo) ~oazat~~ uotssassod axes pug ~i~zadozd auk
uodn za~ua `~~iznaas sit ~o ~iaenbape auk oa pz~~az ~not~~im pug `~inoa ~ ~q pa~uiodd~ zaniaaaz ~ ~q
.zo `~utpaaaozd zo uoi~a~ ~u~ ~ut~utzq ~not~~im zo u~im `~ua~~ ~a zo uoszad ut zauatg (>;)
:~~uz ~fz~tagauag auk `~umui~uoa aq pue pazznaao an>'u ii~us ~jne~aQ
~o Huang u~ 3I •uotssassod a~ns, pate aa~ug o~ ;y ig s, .~nia~auaQ aqZ Z•~ uo~~aas
•zapunazau ~Int;~aQ 30 Huang u~ aq ti~us `~uauzaaz~d ueoZ aua u~im
aau>;pzoaae ui ~zeiat~auag u~oz~ aai~ou ua~~izm ~o ~dtaaaz za~3e `~uauzaaz~d ueoZ ai~~ ui papinozd
potzad azna auk uit~~im aznjrt?~ zo uaeazq cans ~u~ azna o~ ~~z>?d ~uT~jnt;3aQ at~~ ~o aznjie~ auk pine
`~stuZ ~o paaQ site zo `a~oN ~zossiuzozd auk `~uauzaaz~~ ~ut?uano~ auk `~uauzaaz~d ueo-I aq~ ~o
uot~ipuoa zo utza~ hut? uizo~zad o~ zoasnz,I, ~o aznji~~ au1, •paui,~aQ ~lne~aQ I•~ uoi~aas
s~IQ~~x a~~ zzn~.~~a ~o siu~n~
IIA g'I~I1.2IV
10'L6999/£ I00/56010
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pun ani~nlnu~na aq IIn>:Is ~pauzaa pun .zannod `~u~t.z cans ~.zana pun liana ~nq `~pauza.z zo .zan~od
`~u~1a .zail~o dun ~o anisnlaxa aq o~ papua~ui si ~stuZ ~o paaQ s1y~ ~q ~.zniai3auag auk o~ panzasaz
.zo uodn pa.~aa~uoa ~pauza.~ ao .ramod `~u~i.z ol\I •anil~inuin~ saipaul<ag s•~ uopaas
•pa~nuiu~.zai
aauoos s1 dius.zanraaa.z cans ssalun `~~adoad auk ~o alas ~o uoi~nuz.~i~uoa ~o a~np auk IT~un s.iannod
Mans IIn asia.zaxa pun >rlans sn anui~uoa Ilnus pun `ulazatl papino.~d sn ~.~~ua ~o asna ui ~i.rintat3auag
~o sat~np pun s.zannod aq~ itn pun `sasna .~>?Ituzis ao awl; ui s.zaniaaaa 3o sat~np pun saannod au;<
Iln annu Ilnlls s.~antaaa.z .zo .zaniaaa.~ cans ~u~ •zo~azau~ uoianailddn dun 3o aai~ou .zau;Lzn~ santnnn
pun ~uauz~uloddn Mans o;< sauasuoa ~flgnaona.ui ~gaaaq .zo~snzZ pun `(3oa.~ai~;< ~znd n ao) ~~i.znaas au~
~o s.zantaaaa .zo .zaniaaa.~ n ~uioddn oa uoi~atpsiznf ~uinnu unoa dun o~ ~Iddn o~ ~u~iz auk annq Tinos
`uia:za>la .zo~sn.~Z ~o ~sa.ra;ui aq~ ao ~~adoad a>~;i ~o anlnn uau~ al:l~ o~ p.zn~a.z ~no>l~inn pun `~i~ianaas
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•alns ~o aapou nnau n ani~ `uoi~azastp ski ui `~nuz ao `~uauzauod~sod ~snl atl~ ,~q paxi3 auzt~ auk
~n alns cans axnuz aapou .zail~n3 ~noq~inn pun `.za~3nazaui auzT~ o~ auzl~ uzoa~ pun `alas ~o aanld pun
auzi~ cans ~n iuauzaaunouun atlgnd ~q ~~adoad auk ~o alas auod;<sod ~nuz aa~sru,l, (a)
•o~aaa>l~ pal~i~ua ~IIn~aI
suos.zad .zo uos.zad aua o~ `.Tun 3I `.zapuinuzaz auk pun ~ga.zau pa.znaas ua[l~ sums IIn ~o ~uauz~nd
o~ alns ~o spaaao.zd auk ~Iddn llnus aa~sn.~Z `alas cans >l~inn uopaauuoa lit al~i~ ~o aauaplna ~o
s~soa ~ulpnlaui `aaasn.zZ 3o sasuadxa pun saa3 `s~soa alclnuosna.z Iln ~ui~anpap .za~3~' (q)
•szasnua.znd
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auZ •pailduzi .zo ssa.zdxa `~~un.z~nnn .zo ~unuanoa ~iun ~nou~inn ~nq `plos os ~;LZado.zd aui ~ui~anuoa
spaap zo paap ~uarar~~ns pine pooh sic 3oazatli szasnu~.znd .zo .zasnua.znd clans of zanilap Ilnus
aa~snaZ •alns ~o a>up a[l~ 1n 2Tnn,Cnd sa~n~s pa~TUn aui ~o ~iauouz In3~nl ui asna ao~ `zappiq ~sau~iu
auk o~ uoi~ann ailgnd ~n `auiuz.>ia~ap ~nuz ~T sn .zapzo I:lans ui pun ~uaipadxa uzaap llnus aa~stuZ sn
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aq o~ asnna Ilnus aaasnay `,~.~niaT~auag acl;< uzo.;i~ aat~ou ,:Tans ~o ~diaaaz uodn (n)
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asolaa.zo~ o~ ~aala ~.~niat~auag a>~~ pinouS 'alnS 3o aan~od q aansolaaao,~ £•~ uot~aas
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aau~riduroa .zo3 ~uauraa.zo~rra auk 3i `pti>?nui asim.rau~o ao ieuoliniiisuoaun aq ~~uz i~u~ .zapro .ro ain.r
`~uauz~a>'ua i~~uauzurano~ .zau~o .zo uoi~eisi~aj dun uaim aau>;ijdruoa .ro ~o ~uaruaaro~ua aye uir;.rasa.r
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auk 3o sau~t.r aq~ pu>;) ~~i.rnaas auk ~o ~uaur.ri~durr ~u~ ~uanard o~ ~uaipadxa maap ~feui ~i
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uodn) aamod an>?u Ii~us ~.r~ial3auag auZ ~i.~naas aq~ ~aa~oad o~ sams . L'L uot~aas
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u~im ao `~gaaau paznaas ssaupa~gapui auk .zo (~oarar~~ ued e .ro) ~~i.znaas auk of aauara~ar u~im
aara3su~.r~ .ro aapuan cans ~u~ u~Im I~ap o~ pa.zamodrua pu>; pazi.zoq~n~ ~igarau st `aaiaou ~nou~im
`~ir~rar~auag auk `~f~rado.zd auk ~o .red ~u~ ao III ~o asim.zau~o ao mr?i ~o uoi~~.rado ~q .za~su~.r~
.ro apes auk 30 Juana aui ui •~gazau~ pa.zaaie aq ~snzZ ~o paaQ siu~ ~o uaij auk Ii~us ~.rT;tai~auag
auk ~q pa~naaxa s~uaurruisut .zo ~uauzru~sui u~ ur papinoad ~Issardxa asrm.rau~o s~ ~daaxa `.zou
`;In~~aQ ~uanbasgns ~u~ ~o ao apeur uau~ ~jn~3aQ ~Su~ ~o Juana auk ut pa~u~.z~ aq o~ papua~ui .ro
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~a~ trans ~u~ `~oarau uaii auk ~ui~~uip.~ogns auaruaar~>; ~fu~ of s~uasuoa .ro sax~m (in) .ro `~~i.rnaas
auk ~ui~aa~~e ~u~1.z .zau~o .ro ~uauzasea dui; 30 ~ut~u~.r~ auk of siuasuoa (n) `~~t.znaas auk ~upaa~3e
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asim.zau~o .zo `isn.rZ ~o paaQ sire ~o trail auk uzo.z3 ~~ianaas auk ~o .red ~Su~ ~o uopajdruoa sai~tazaa
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•.ro~sru,l, auk ~q ~In~~aQ .zo ua~a.zq ~u~ uc~ ~uanbasiroa.sarpauzaa
ao s.zamod `s;u~i.z due .rir;durr .ro .rapunarar~ ~u~i~ sii ~o ~f.reiai~auag ar~~ ~iq aani~m ~ a~n~l~suoa
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o~ arnjt~~ .zo ~~>; ~u~ 3o ui~iduroa o~ ~ia~iai3auag auk ~o .red aui uo arnji~~ •.rapunarar~ .ro~sn.zs aua
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auk ~o aaueuz.zo~.rad auk ui .ro~sn.r,I, auk ~iq ua~a.zq .Sue ~o .zo o~ ~iz~ral3auag auk ~q `patjduzi
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aq ii~us .zo `~pauza.r zo .rannod `~u~1.r mans ~iu~ .zreduzr .zo ~sneuxa ii~us ~Tn~3aQ ~iu~ uodn ~urruaa~
~pauzaz .ro .zamod `~q~ia ~u~ asrazaxa o~ ~aetai3auag ar~~ ~o uoisstuzo .zo ~>;jap oN (~)
•aanie~ oN 9•L uopaas
•~iimba ui .ro m>;I ~>; ~ui~sixa .ra~~earau .zo
mou .zo .zapunazar~ uani~ ~pauza.r pug .ramod `~u~i.z .raq~o ~u>; o~ uoiaipp~ ui aq Ii~us pug ~ua.rznauoa
T 0-L6999/£ I00/56010
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~.Tno~ esu>?H 869Zi
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«i» ZISIHX~
STATE OF CALIFORNIA
COUNTY OF
ss.
On January 2009, before me, a Notary Public,
personally appeared ,who proved to me on
the basis of satisfactory evidence to be the person(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.
Signature
(Seal)
STATE OF CALIFORNIA
COUNTY OF
ss.
On January 2009, before me, a Notary Public,
personally appeared ,who proved to me on
the basis of satisfactory evidence to be the person(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.
Signature
(Seal)
01095/0013/66697.01
A-2
Exhibit "1" to
12698 Hansa Court
Deed of Trust
EXHIBIT "D"
PROMISORY NOTE
D-1
Exhibit "D" to
12698 Hansa Court
Loan Agreement
0109510013/66689.0 l
12698 Hansa Court
PROMISSORY NOTE
$ ("Loan Amount")
2009 ("Note Date")
FOR VALUE RECEIVED, the undersigned (herein, "Maker") hereby promises to pay to
the order of the CITY OF LYNWOOD, a municipal corporation ("Holder" or "City"), at a place
designated by Holder, the principal sum of Dollars ($ .00)
("Promissory Note Amount"), plus any accrued interest. The original Promissory Note Amount
shall not exceed Two Hundred Fourteen Thousand Seven Hundred Five Dollars ($214,705.00).
This "Loan" is the result of a loan from City to Maker to fund the cost of acquiring real property
located at 12698 Hansa Court, Lynwood, California ("Site") pursuant to a Loan Agreement
bet~.~,-r°en City, Agency and Maker. The term "Loan" herein shall only refer to the amounts
actually paid out by City and any interest thereon as provided herein.
Reference is also made to the following additional agreements and documents involving
Maker and Holder and/or pertaining to the Site:
(i) The Deed of Trust and Assignment of Rents, by and between Maker, as borrower,
Holder, as beneficiary, and as Trustee, , ("Deed of Trust") which secures this
Promissory Note and creates a lien on the Site; and
(ii) The Regulatory Agreement and Declaration of Covenants, Conditions and
Restrictions, dated 2009, by and between Maker and Holder, for the
benefit of Holder, and recorded simultaneously with the Deed of Trust in the Office of the Los
Angeles County Recorder ("Covenant Agreement").
All of the foregoing listed documents, gas well as the Loan Agreement, are referred to
herein collectively as the "City Agreements" and individually as a "City Agreement." The City
Agreements are incorporated herein as though fully set forth.
Except as otherwise provided herein, the defined terms used in this Promissory Note shall
have the same meaning as set forth in the Agreement.
1. Purpose of Loan; Affordability Period.
Pursuant to the terms and conditions of the Loan Agreement, the Holder has provided the
Loan to Maker to fund acquisition of the Site which contains a single family home ("Unit")
which shall be redeveloped, marketed and sold to a Low Income Household by Maker. The
Holder accepts this Promissory Note as evidence of the Loan.
As described in the Loan Agreement, the Unit shall be owner-occupied by a Low Income
Household for a period of not less than forty-five (45) years from the close of escrow transferring
title to the Site from Maker to a qualified Low Income Household ("Affordability Period").
12698 Hansa Court
Promissory Note
01095/0013/66698.0 l
2. Promissory Loan Amount.
The principal amount of the Loan shall not exceed Two Hundred Fourteen Thousand
Seven Hundred Five Dollars ($214,705.00). Maker shall make no interest payments on the Note
for the term of the Promissory Note except as set forth in Section 5.3 herein. Payment of the
Promissory Note shall be as described in Section 4.
3. Prepayment.
Maker may prepay the outstanding principal balance of the Promissory Note, in whole or
in part, at anytime without penalty.
4. Repayment.
Maker shall make no interest payments on this Note for. the term of this Note except as
set forth in Section 5.3 herein. Unless otherwise I?ro~~ F ~aed herein, as described in -the Loan:
Agreement, payment on this Note shall be made to the City upon the sale of the redeveloped Site
by Maker to a qualified Low Income Household and thereafter upon the sale. of the Site by a
homeowner to a subsequent qualified Low Income Household from a portion of the equity
appreciation in the Site. Accordingly, when Maker transfers the Site to the: qualified Low
Income Household, the City will obtain an executed "Homeowner's Promissory Note" from the
Low Income Household which Homeowner's- Promissory Note will serve as replacement
security for this Note such that upon City's receipt of the Homeowner's Promissory Note, City
shall forgive this Note and reconvey the Deed of Trust that secures this Note.
As specified in the Loan Agreement, upon the sale of the Site by Maker to a Low Income
Household, which sale. shall be at an Affordable Housing Cost for a purchase price of not less
than $110,000 and not more than $120,000,. the City and Maker shall each receive a portion of
the purchase price, a portion of the Loan Amount shall be converted into a grant and deemed
forgiven and a portion of the Loan Amount will be recorded against the Site as memorialized in
the Homeowner's Promissory Note as follows:
(a) Maker shall receive Seventy-Five Thousand Three Hundred Seventy Dollars
($75,370) from the purchase price;
(b) City shall receive Thirty-Four Thousand Six Hundred Thirty Dollars ($34,630)
from the purchase price;
(c) Ninety-Three Thousand Seven Hundred Five Dollars ($93,705) will be assumed
by the Low Income Household as a silent second mortgage held by City pursuant
to the Homeowner's Promissory Note; and
(d) A maximum of Eighty-Six Thousand Three Hundred Seventy Dollars ($86,370)
will be converted into a grant that is forgiven. Should the Site sell for move than
$110,000, all additional funds shall be payable to City and the amount of the grant
will be decreased by the amount of additional funds received.
2 12698 Hansa Court
Promissory Note
01095/OOl 3/66698.01
5. Default; Cross-Default; .Acceleration.
5.1. In addition to Maker's failure to perform the requirements of this
Promissory Note, Maker shall also be in default of this Promissory Note if Maker violates or
fails to perform any provision of the Deed of Trust, Loan Agreement or any of the City
Agreements.
5.2. Default by Maker of this Promissory Note or of any of the City
Agreements, shall constitute a default of this Promissory Note and all of the City Agreements.
5.3. In the event Maker fails to perform hereunder or under any of the City
Agreements, for a period of fifteen (15) days after the date of written notice from Holder that
such performance was due, Maker shall be in default of this Promissory Note. Prior. to
exercising any of its remedies hereunder, City shall give Maker written notice of such default,
and Maker shall thereafter have seven (7) days to cure such default; provided; however, that if
tz'~e default hereunder is solely as a result of a default under any of the City Agreements, the
default, notice, and cure provisions of the applicable City Agreement shall apply. If Maker cures
a default under a City Agreement within the cure period set forth in the applicable City
Agreement, Maker shall be deemed to have also cured that default under this Promissory Note.
If Maker does not cure a default under any of the City Agreements within the. cure period set
forth in the applicable City- Agreement, Maker shall be deemed- in default under all of the City
Agreements and under this Promissory Note. In the event Maker is deemed in default under this
Promissory Note, and has not cured the default within the time set forth in the applicable notice
of default, Holder may, at its option, declare this Promissory Note and the entire obligation
hereby evidenced immediately due and payable and collectible then or thereafter as Holder may
elect, regardless of the date of maturity. Upon such occurrence, the balance of .the Promissory
Note will be due and owing together with interest which shall accrue from the date of the default
at the then prevailing Bank of America prime rate plus four percent (4%), or the maximum
allowable under California law, whichever amount is lower, per year.
6. Collection Costs; Attorneys' Fees.
~• ~ If, because of any,. event of default under this Promissory Note or any of the City
Agreements, or if this Promissory Note is not paid, any attorney is engaged by Holder to enforce
or defend any provision of this instrument, whether or not suit is filed hereon, then Maker shall
pay such reasonable attorneys' fees, expert witness fees and all costs so incurred by Holder
together with interest thereon until paid at the applicable rate of interest payable hereunder, as if
such fees and costs had been added to the principal owing hereunder.
7. Waivers by Maker.
Maker and all endorsers, guarantors. and persons liable or to become liable on this
Promissory Note waive presentment, protest and demand, notice of protest, demand and dishonor
and nonpayment of this Promissory Note and any and all other notices or matters of a like nature,
and consent to any and all renewals and extensions near the time of payment hereof and agree
further that at any time and from time to time without notice, the terms of payment herein may
be modified or the security described in any documents securing this Promissory Note released
3
12698 Hansa Court
Promissory Note
0 1 09 5/00 1 3/6669A.01
in whole or in part, or increased, changed or exchanged by agreement between Holder and any
owner of the premises affected by said documents securing this Promissory Note, without in any
way affecting the liability of any party to this Promissory Note or any persons liable or to
become liable with respect to any indebtedness evidenced hereby.
8. Severability•
The unenforceability or invalidity of any provision or provisions of this Promissory Note
as to any persons or circumstances shall not render -that provision or those provisions
unenforceable or invalid as to any other provisions or circumstances, and all provisions hereof, in
all other respects, shall remain valid and enforceable.
9. Notices.
All notices, demands, requests, elections, approvals, disapprovals, consents or other
communications given under this Promissory Note: dial! be ., writing and shall be given -by
personal delivery, certified mail, return receipt requested, or overnight guaranteed delivery
service and addressed as follows:
If to Holder: City of Lynwood
11330 Bullis Road
Lynwood, California 90262
Attn: City Manager
With a copy to: Aleshire & Wynder, I:LP
18881 Von Karman Avenue, Suite 400
Irvine, California 92612
Attn: Fred Galante, Esq.
If to Maker: The WIN Project
13900 Studebaker Road, #26
Norwalk, California 90650
Attn:
Notices shall be effective upon the earlier of receipt or refusal of delivery. Each party
shall promptly notify the other party of any change(s) of address to which notice shall be sent
pursuant to this Promissory Note.
10. Modifications.
Neither this Promissory Note nor any term hereof may be waived, amended, discharged,
modified, changed or terminated orally; nor shall any waiver of any provision hereof be effective
except by an instrument in writing signed by Maker and Holder. No delay or omission on the
part of Holder in exercising any right hereunder shall operate as a waiver of such right or of any
other right under this Promissory Note.
11. No Waiver by Holder.
4
12698 Hansa Court
Promissory Note
01095/0013/66698.01
No waiver of any breach, default or failure of condition under the terms of this
Promissory Note shall be implied from any failure of the Holder to take action, or any delay be
implied from any failure by the Holder in taking action, with respect to such breach, default or
failure from any prior waiver of any similar or unrelated breach; default or failure.
12. Assignability.
Maker may not transfer, assign, or encumber this Promissory Note in any manner without
the prior, express, written authorization of Holder; which may be given or withheld by Holder in
Holder's sole and absolute discretion. It shall be deemed reasonable for Holder to refuse
authorization for any reason or no stated reason. Holder may freely transfer, assign, or encumber
Holder's interest in this Promissory Note in any manner, at Holder's sole discretion:
13. Governing Law.
This Promissory Note has been executed and delivered by Maker in the State of
California and is to be governed and construed in accordance with the laws thereof. Any
litigation arising in connection with this Promissory Note shall be instituted in a court within the
County of Los Angeles, California.
14. Time of Essence.
Time is of the essence in the performance of the obligations and provisions set forth in
this Promissory Note.
IN WITNESS WHEREOF, the Maker has executed this Promissory Note as of the date
first above written.
"MAKER"
The WIN Project, a California non-profit
corporation
B y:
B y:
5
12698 Hansa Court
Promissory Note
0109510()13/fififi9R.0I
EXHIBIT "E"
COVENANT AGREEMENT
E-1
Exhibit "E" to
12698 Hansa Court
Loan Agreement
0 1 095/00 1 3/6fi6R9.01
FREE RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
CITY OF LYNWOOD
11330 Bullis Road
Lynwood, California 90262
Attn: City Manager
(Space Above This Line for Recorder's Office Use Only)
REGULATORY AGREEMENT AND DECLARATION OF
COVENANTS, CONDITIONS AND RESTRICTIONS
THIS REGULATORY AGREEMENT AND DECLARATION OF COVENANTS AND
RESTRICTIONS ("Covenant Agreement") is made and entered into and effective as of this
day of , 20_, by and between the CITY OF LYNWOOD, a municipal corporation
("City"), the LYNWOOD REDEVELOPMENT AGENCY ("Agency") and THE WIN
PROJECT, a California non-profit organization ("Developer").
RECITALS:
Pursuant to a Loan Agreement between and among City and Developer dated
2009 ("Loan Agreement"), City has agreed to provide financial assistance
to Developer to assist Developer in the purchase of real property located at 12698 Hansa Court
in Lynwood, California ("Property") to be redeveloped to create an additional affordable
housing opportunity within the City. The Property is located within Lynwood Redevelopment
Project Area A. The Property is currently developed with a single family home (the "Affordable
Unit") which will be rehabbed by Developer and then sold to a qualified Low Income Household
("Project"). Developer shall be solely responsible for securing the funding needed to redevelop
the Affordable Unit.
Developer and City desire to place restrictions upon the use of the Affordable Unit to
ensure that the Affordable Unit is continuously used as the residence for a Low Income
Household as required by the Loan Agreement and that the terms hereof shall be binding on
Developer, its assignees and successors in interest in the Property (collectively, "Owner") for so
long as .this Covenant Agreement shall remain in effect.
AGREEMENT:
NOW, THEREFORE, the Owner, Agency and City declare, covenant and agree, by and
for themselves, their heirs, executors, administrators and assigns, and all persons claiming under
or through them, that the Affordable Unit shall be held, transferred, encumbered, used, sold,
conveyed, and occupied subject to the covenants and restrictions hereinafter set forth, all of
which are declared to be in furtherance of the redevelopment and sale of the Affordable Unit,
and are established expressly and exclusively for the use and benefit of the residents of the City
and the Project Area and every person owning or occupying the Affordable Unit.
12968 Hansa Court
Covenant Agreement
01095/0013/66696.01
A. DEFINITIONS.
The following terms as used in this Covenant Agreement shall have the meanings given
unless expressly provided to the contrary:
1. Affordable Housing Cost. The term "Affordable Housing Cost" shall
mean the purchase price which would result in a Monthly Housing Cost (as defined below)
which does not exceed the product of thirty percent (30%) times fifty percent (5.0%) of the Los
Angeles area median income adjusted for family size appropriate for the Property ("Median
Income") for purchasers earning not greater than seventy percent (70%) of the Median Income
adjusted for family size, or the product of thirty (30%) times seventy percent (70%) of the
Median Income adjusted for family size appropriate for the unit, all as more particularly set forth
in Section 50052.5 of the California Health and Safety-Code.
2. Los Angeles County Median Income. The term "Los Angeles County
Median Income" shall be determined by reference io the ccgulations published by the California
Department of Housing and Community Development pursuant to Health and Safety Code
Section 50093, or a successor statute.
3. Low Income Household. The term "Low Income Household" shall mean
a household whose income, adjusted for household size, and does not exceed eighty percent
(80%) of the Los Angeles Area Median Income.
B. RESIDENTIAL PROPERTY.
Owner hereby agrees that the Affordable Unit is to be used as the owner-occupied
residence of a Low Income Household for a term of forty-five (45) years commencing upon the
close of escrow transferring title to the Affordable Unit from Developer to a qualifying
household ("Affordability Period"). To that end, and for the Affordability Period, the Owner
hereby represents, covenants, warrants and agrees as follows:
1. Purpose. The Property is being acquired and the Affordable Unit shall be
redeveloped to provide improved housing stock within the community as well as the opportunity
to provide owner-occupied housing to a Low Income Household. Accordingly, Owner
understands that each time the Affordable Unit is available for sale during the
Affordability Period, the City must verify, (1) the eligibility of the proposed purchaser as a
Low Income Household, and that (2) the Affordable Unit is being sold at an Affordable
Housing Cost.
2. Residential Use. The Affordable Unit may not be used at any time on a
transient basis or used as a hotel, motel, dormitory, fraternity house, sorority house, rooming
house, nursing home, hospital, sanitarium, trailer court or park without the prior consent of the
City and Agency, which consent may be given or withheld in its sole and absolute discretion.
3. Conversion of Project. No part of the Affordable Unit may at any time
be owned by a cooperative housing corporation, nor shall the Owner take any steps in connection
with the conversion to such ownership or to condominiums or to any other dorm of ownership
2
12968 Hansa Court
Covenant Agreement
Ol 095/0013/fififi96.01
without the prior written approval of City and Agency, which approval may be given or withheld
in its sole and absolute discretion.
C. MAINTENANCE.
1. Maintenance Obligation. The Owner, for itself and its successors and
assigns, hereby covenants and agrees to maintain and repair, or cause to be maintained and
repaired, the Affordable Unit and all related on-site improvements and landscaping including,
without limitation, buildings, parking areas and lighting in a first class condition and repair, free
of rubbish, debris and other hazards to persons using the same, and in accordance with all
applicable laws, rules, ordinances and regulations of all federal, state, and local bodies .and
agencies having jurisdiction, at Owner's sole cost and expense. Such maintenance and repair
shall include, but not be limited to, the following: (i) sweeping and trash removal; (ii) the care
and replacement of all shrubbery, plantings,. and other landscaping in a healthy condition; and
(iii) all graffiti and defacement of any type including marks, words or pictures shall be removed
from the Affordable Unit and any necessary repair or painting completed within a reasonable +
time but in no event more than one week after the notice to Owner from City. In addition, the
Owner shall be required to maintain the Property in such a manner as to avoid the reasonable
determination of a duly authorized official of the City that a public nuisance has been created by
the a~serrce of adequate maintenance such as to be detrimental to the public health, safety or
general welfare.
2. Right of Entry. In the event that the Owner fails to maintain the Property
in the above-mentioned condition and satisfactory progress is not made in correcting the
condition within thirty (30) days from the date of written notice from City, or if Owner and City
agree such condition cannot reasonably be cured within such 30-day period, Owner shall have
such time as Owner and City mutually agree may be reasonably necessary to correct the
condition provided that Owner is diligent in pursuit of the cure or City may, at its option, and
without further notice to Owner, declare the unperformed maintenance to constitute a public
nuisance. Thereafter, City, its employees, contractors or agents, may cure Owner's default by
entering the Property and performing the necessary landscaping and/or maintenance. The City
shall give Owner or its representative reasonable notice of the time and manner of entry, and
entry shall only be at such times and in such manner as is reasonably necessary to carry out this
Covenant Agreement. Owner shall pay such costs as are reasonably incurred by City for such
maintenance, including attorneys' fees and costs.
3. Lien. If such costs -are not reimbursed within thirty (30) days. after
Owner's receipt of notice thereof, the same shall be deemed delinquent, and the amount thereof
shall bear interest Chereafter at a rate of the lower of ten percent (10%) per annum or the legal
maximum until paid. Any and all delinquent amounts, together with said interest, costs and
reasonable attorneys' fees, shall be a personal obligation of Owner as well as a lien and charge,
with power of sale, upon the property interests of Owner, and the rents, issues and profits of such
property. City may bring an action at law against Owner to obligate Owner to pay any such
sums or foreclose the lien against Owner's property interests. Any such lien may be enforced by
sale by the City following recordation of a Notice of Default of Sale given in the manner and
time required by law as in the case of a deed of trust; such sale to be conducted in accordance
with the provisions of Section 2924, et seq., of the California Civil Code, applicable to the
3
12968 Hansa Court
Covenant Agreement
01095/0013/66696.01
exercise of powers of sale in mortgages. and deeds of trust, or in any other manner permitted by
law.
Any monetary lien provided for herein shall be subordinate to any bona fide mortgage or
deed of trust covering an ownership interest in and to the Property, and any purchaser at any
foreclosure or trustee's sale (as well as any deed or assignment in lieu of foreclosure or trustee's
sale) under any such mortgage or deed of trust shall take title free from any such monetary lien;.
but otherwise subject to the provisions hereof; provided that, after the foreclosure of any such
mortgage and/or deed of trust, all other assessments provided for herein to the extent they relate
to the expenses incurred subsequent to such foreclosure, assessed hereunder to the purchaser at
the foreclosure sale, as owner of the Property after the date of such foreclosure sale, shall
become a lien upon the Property upon recordation of a Notice of Assessment or Notice of Claim
of Lien as herein provided.
D. COMPLIANCE WITH LAWS.
1. State and Locat Laws. The Owner shall comply with all ordinances,
regulations and standards of the City and Agency applicable to the Property. The Owner shall
also comply with all rules and regulations of any assessment district of the. City with jurisdiction
over the Property, if any.
E. INSURANCE.
1. Duty to Procure Insurance. The Owner covenants and agrees for itself,
and its assigns and successors-in-interest to the Property that until the expiration of the
Affordability Period, the Owner; or its successors and assigns, shall procure and keep in full
force and effect or cause to be procured and kept in full force and effect for the mutual benefit of
the Owner, Agency and City, and shall provide City evidence reasonably acceptable to City's
Risk Manager, insurance policies meeting the minimum requirements set forth below:
a. General Liability insurance for the Affordable Unit in an amount,
including any umbrella policy coverage, not less than One Million Dollars ($1,000,000)
per occurrence combined single limit including products, completed operations,
incidental, contractual, bodily injury; personal injury, death and property damage liability
per occurrence, subject to such increases in amount as City may reasonably require from
time to time. The insurance to be provided by Owner may provide for a deductible or
self-insured retention of not more than Twenty-Five Thousand Dollars ($25,000), with
-such maximum amount to increase at the same rate as the periodic increases in the
minimum amount of total insurance coverage set forth above.
b. With respect to the improvements and any fixtures and furnishings
to be owned by the Owner at the Property, "All Risk" property insurance against fire,
extended coverage, vandalism, and malicious mischief, and such other additional perils,
hazards, and risks, not including earthquakes, as now are or may be included in the
standard "all risk" form in general use in Los Angeles County, California, with the
standard form fire insurance coverage in an amount equal to full actual replacement cost
thereof, as the same may change from time to time. City and Agency shall be loss payees
4 12968 Hansa Court
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under such policy or policies and such insurance shall contain a replacement cost
endorsement.
c. All policies of insurance required to be carried by the Owner shall
be written by responsible and solvent insurance companies licensed or authorized to do
business in the State of California and having apolicy-holder's rating of A or better, in
the most recent addition of "Best's Key Rating Guide -- Property and Casualty." A copy.
of each policy evidencing such insurance (appropriately authenticated by the insurer) or a
certificate of the insurer, certifying that such policy has been issued, providing the
coverage required herein, and containing the provisions specified herein, shall be
delivered to City prior to Close of Escrow for the Property and thereafter, upon renewals,
not less than ten (10) days prior to the expiration of coverage. City may, at any time, and
from, time to time, inspect and/or copy any and all insurance policies required to be
procured by the Owner hereunder. In no event shall the limits of any policy be
considered as limiting the liability of Owner hereunder.
d. Each insurance policy required to be carried by the Owner
pursuant to this Covenant Agreement shall contain the following endorsements,
provisions or clauses:
(I) The insurer will not cancel or materially alter the coverage
provided by such policy in a manner adverse to the interest of the insured without
first giving City a minimum of ten (10) days prior written notice by certified mail,
return receipt requested.
(2) A waiver by the insurer of any right to subrogation against
City and Agency and their agents, employees, or representatives, which arises or
might arise by reason of .any payment under such policy or policies or by reason
of any act or omission of City and Agency and their agents, officers; members,
officials, employees, or representatives.
(3) The City and Agency and their respective agents, officers,
members, officials, employees, volunteers, and representatives shall be named
insureds on the General Liability policies.
(4) The City and Agency shall be loss. payees on the All Risk
Property insurance policies.
(5) Coverage provided by these policies shall be primary and
non-contributory to any insurance carried by the City and Agency and their
officers, officials, employees, volunteers, agents, or representatives.
(6) Failure to comply with reporting provisions shall not affect
coverage provided to City and Agency and their officers, employees, volunteers,
agents, or representatives.
e. City's Risk Manager may require an increase in the minimum
limits of the insurance policies required by this Section as such increases are reasonably
5 12968 Hansa Court
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01095/0013/66696.01
determined necessary to provide for changes in cost of living, liability exposure, the
market for insurance, or the use of the Property. Such increases in insurance coverage
shall be effective upon receipt of written notice from the Risk Manager, provided that the
Owner shall have the right to appeal a determination of increased coverage by the Risk
Manager to the City Council within 10 days of receipt of notice from the Risk Manager.
f. City's Risk Manager may waive or modify the insurance.
requirements set forth herein if such insurance is determined by the Risk Manager not to
be commercially available. Should the Owner request a modification, Owner shall
submit such evidence of commercial availability as is reasonably required by the Risk
Manager. At least annually, Owner shall review the availability of .any insurance
requirement waived or modified pursuant to this Section, and shall meet any such.
insurance requirement as such insurance becomes commercially available.
2. Failure to Procure Insurance. If the Owner fails to procure and
maintain the above-required insurance despite its commercial availability, then City, in addition
to any other remedy which City or Agency may have hereunder for Owner's failure to procure,
maintain, and/or pay for the insurance required herein, may (but without any obligation to do so)
at any time or from time to time, after thirty (30) days written notice to Owner, procure -such
insurance and pay the premiums therefor, in which event. the Owner shall immediately repay
City all sums so paid by City and/or Agency, together with interest thereon at the maximum legal
rate.
F. OBLIGATION TO REPAIR.
1. Obligation to Repair and Restore Damage Due to Casualty .Covered
by Insurance. Subject to Section F(2) below and the rights of the lender of any Senior
Financing, if the Affordable Unit is totally or partially destroyed or rendered wholly or partly
uninhabitable by fire or other casualty required to be insured against by Owner, Owner shall
promptly proceed to obtain insurance proceeds and take all steps necessary to begin
reconstruction and, immediately upon receipt of insurance proceeds, promptly and diligently
commence the repair or replacement of the Affordable Unit to substantially the same condition
as the Affordable Unit is required to be maintained in pursuant to this Covenant Agreement,
whether or not the insurance proceeds are sufficient to cover the actual cost of repair,
replacement, or restoration, and Owner shall complete the same as soon as possible thereafter so
that the Affordable Unit can continue to be operated and occupied as an affordable housing unit
in accordance with this Covenant Agreement. Subject to extensions of time for "force majeure"
events described in the Loan Agreement, in no event shall the repair, replacement, or restoration
period exceed one- (1) year from the date Owner obtains insurance proceeds unless City's City
Manger, in his or her sole and absolute discretion, approves a longer period of time. City shall
cooperate with Owner, at no expense to City, in obtaining any governmental permits required for
the repair, replacement or restoration.
If Owner fails to obtain insurance as required by this Covenant Agreement (and City has
not procured such insurance and charged Owner for the cost), Owner shall nevertheless be
obligated to reconstruct and repair any partial or total damage to the Affordable Unit and all
related improvements in accordance with this Section F(1).
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2. Damage or Destruction Due to Cause Not Required to be Covered by
Insurance. If the improvements comprising any portion of the Affordable Unit are completely
destroyed or substantially damaged by a casualty for which the Owner is not required to (and has
not) insured against, the Owner shall not be required to repair, replace, or restore such
improvements and may elect not to repair, replace or restore within ninety (90) days after such
substantial damage or destruction. In such event, the Owner shall remove all debris from the
Property. As used in this Section F(2), "substantial damage" caused by a casualty not required to
be and not covered by insurance shall mean damage or destruction which is fifty percent (50%)
or more of the replacement cost of the improvements comprising the Affordable -Unit. In the
event the Owner does not repair, replace or restore the improvements as set forth in the first
sentence of this Section F(2), the Owner shall provide notice of such election to the City- and
Agency promptly following such decision. Upon such notice by the Owner, the Owner shall.
immediately. repay its outstanding loans from the City or Agency, as applicable; including all
accrued interest, costs, and fees.
G. LIMITATION ON TRANSFERS; ANNUAL REPORTING
REQUIREMENTS.
The Owner covenants that it shall not transfer the Property or any of its ,interests therein
except as provided in this Section.
1. Transfer Defined. As used in this Section, the term "Transfer" shall
include any assignment, hypothecation, mortgage, pledge, conveyance, or encumbrance of this
Covenant Agreement, the Affordable Unit, or the improvements on the Property. A "transfer"
shall also include the transfer to any person or group of persons acting in concert of more than
twenty-five percent (25%) (in the aggregate) of the present ownership and/or control of any
person or entity constituting the Owner or its general partners, taking all transfers into account on
a cumulative basis, except transfers of such ownership or control interest between members of
the same immediate family, or transfers to a trust, testamentary or otherwise, in -which the
beneficiaries are limited to members of the transferor's immediate family, or among the entities
constituting the Owner or its general partners or their respective shareholders. In the event any
entity constituting the Owner, its successor or the constituent partners of the Owner or any
successor of the Owner, is a corporation or trust, such transfer shall refer to the transfer of the
issued and outstanding capital stock of such corporation, of beneficial interests of such trust. In
the event that any entity constituting the Owner,' its successor or the constituent partners of the
Owner or any successor of the Owner is a limited or general partnership, such transfer shall refer
to the transfer of more than twenty-five percent (25%) of such limited or general partnership
interest. In the event that any entity constituting the Owner, its successor or the constituent
partners of the Owner or any successor of the Owner is a joint venture, such transfer shall refer
to the transfer of more than twenty-five percent (25%) of the ownership and/or control of any
such joint venture partner, taking all transfers into account on a cumulative basis.
2. City and Agency Approval of Transfer Required. The Owner agrees
that it shall not transfer the Property or any of its rights hereunder, or any interest in the Property
or in the improvements thereon including the Affordable Unit, directly or indirectly, voluntarily
or by operation of law, except as provided below, without the prior written approval of City and
Agency, and if purported to be transferred without such approval, the same shall be null and
7
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void. Owner acknowledges that this approval requirement is necessary to allow City and
Agency to verify that the Affordable Unit is being transferred to a Low Income Household at an
Affordable Housing Cost.
In the absence of specific written agreement by City and Agency, no transfer by Owner
of all or any portion of its interest in the Property (including without limitation a transfer not
requiring City approval hereunder) shall be deemed. to relieve it or any. successor party from the.
obligation to complete any of its other obligations under this Covenant Agreement. In addition,
no attempted transfer of any of Owner's obligations hereunder shall be effective unless .and until
the successor party executes and delivers to City an assumption agreement in a form approved by
the City assuming such obligations.
3. Exceptions. The foregoing prohibition shall not apply to any of .the
following:
a. Any ~r~~r~gage, deed of trust, or other form of conveyance for
financing the repair or other improvement of the Affordable Unit provided that the
principal amount of the loan does not exceed twenty percent (20°10) of the value of the
land and improvements of that Affordable Unit if City and Agency have approved said
transaction.
b. The conveyance or dedication of any part of the Property to the
City or other appropriate governmental agency for street, utility, or other public purposes
consistent with City Regulations.
c. A sale or transfer resulting from or in connection with a
reorganization as contemplated by the provisions of the Internal Revenue Code of 1986,
as amended or otherwise, in which the ownership interests of a corporation are assigned
directly or by operation of law to a person or persons, firm or corporation which acquires
the control of the voting capital stock of such corporation or all or substantially all of the
assets of such corporation.
d. A conveyance resulting from eminent domain action or an
acquisition under threat of an acquisition under threat of eminent domain.
4. Annual Reporting. No later than October 1st of each year during the
Affordability Period, Owner shall deliver to City a letter stating whether (a) the Affordable
Unit is owner-occupied, (b) explaining whether there was a change in ownership or
occupancy of the Affordable Unit from the prior year and, if so, (c) the income and family
size of the new occupants. The income information shall be submitted under penalty of perjury.
H. ENFORCEMENT.
In the event that Owner defaults in the performance or observance of any covenant,
agreement or obligation of Owner pursuant to this Covenant Agreement, and if such default
remairis uncured for a period of thirty (30) days after written notice thereof shall have been given
by City or Agency or, in the event said default cannot be cured within said time period, and
Owner has failed to commence to cure such default within said thirty (30) days and thereafter
8
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fails to diligently prosecute said cure to completion, then City or Agency shall declare an "Event
of Default" to have occurred hereunder, and, at its option, may take one or more of the following
steps:
1. By mandamus or other suit, action or proceeding at law or in equity,
require Owner to perform its obligations and covenants hereunder or enjoin any acts or things
which may be unlawful or in violation of this Covenant Agreement; or
2. Take such other action at law or in equity as may appear necessary or
desirable to enforce the obligations, covenants and agreements of Owner hereunder; or
3. Enter the Property and cure the Event of Default as provided in Section
C(2) above.
4. Impose, through the City Manager, an administrative fine for each day the
violation continues. The amount of the fine -shall be Twenty'-Five Dollars ($25:00) per day;
unless the violation is deemed a major violation, in which case the fine shall be Seventy-Five
Dollars ($75.00) per day. The amounts of the foregoing fines shall be automatically increased by
Five Dollars. ($5.00) every five (5) years during the Affordability Period of this Covenant
Agreement. A "major" violation shall be one which affects adjacent property or the health and
safety of persons. The Owner may appeal the assessment of any fine to the City Council who
may reverse, modify or uphold the decision of the City Manager. In making this decision, the
City Council shall determine whether the violation exists and whether the amount of the fine is
appropriate under the circumstances.
Except as otherwise expressly stated in this Covenant Agreement, the rights and remedies
of the parties are cumulative, and the exercise by any party of one or more of its rights or
remedies shall not preclude the exercise by it, at the same or different times, of any other rights
or remedies for the same default or any other default by another party.
I. NONDISCRIMINATION.
There shall be no discrimination against or segregation of any person, or group of
persons, on account of race, color, creed, religion, sex, age, .marital status, national origin or
ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of any portion
of the Property, nor shall the Owner, or any person claiming under or through Owner, establish
or permit any such practice or practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants or lessees of the Property, or any part
thereof (except as permitted by this Covenant Agreement).
J. FORM OF NONDISCRIMINATION CLAUSES IN AGREEMENTS.
Subject to the tenant/occupancy restrictions not prohibited by federal law as embodied in
the Loan Agreement, the Deed of Trust and herein, which may modify the following
nondiscrimination clauses, any contract that Owner proposes to enter into for the sale, transfer,
leasing, occupancy, tenure or enjoyment of the Property shall be subject to, and shall expressly
contain, a nondiscrimination and nonsegregation clause in substantially the following form:
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1. Deeds. In deeds the following language shall appear: "The grantee herein
covenants by and for itself, its heirs, executors, administrators, and assigns, and all persons
claiming under or through them, that there shall be no discrimination against or segregation of
any person or group of persons on account of race, color, creed, religion, sex, marital status, age,
physical or mental disability, ancestry, or national origin in the sale, lease, rental, sublease,
transfer, use, occupancy, tenure, or enjoyment of the land herein conveyed, nor shall the grantee
itself, or any persons 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 land herein conveyed.
The .foregoing covenants shall run with the land."
2. Leases. In leases the following language shall appear: "The lessee herein.
covenants by and for itself, its heirs, executors, administrators, successors, and assigns,. and all
persons claiming under or through them, and this lease is made and accepted upon and subject to
the following conditions:
"That there shall be no discrimination against or segregation of any person or
group of persons on account of race, color, creed, religion, sex, marital status, age,
physical or mental disability, ancestry, or national origin in the leasing, subleasing,
renting, transferring, use, occupancy, tenure, or enjoyment of the land herein leased nor
shall the lessee. 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, sublessees, subtenants, or
vendees in the land herein leased."
3. Contracts. In contracts the following language shall appear: "There shall
be no discrimination against or segregation of any person or group of persons on account of race,
color, creed, religion, sex, marital status, age, physical or mental disability, ancestry, or national
origin in the sale, lease, rental, sublease, transfer, use, occupancy, tenure, or enjoyment of the
land, nor shall the transferee 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 land."
The foregoing covenants shall remain in effect in perpetuity.
K. AFFORDABILITY RESTRICTIONS.
L General Restriction. It is hereby declared that it is the intent of the
parties hereto, and expressly made a condition herein, that, during the Affordability Period, the
Affordable Unit shall be maintained exclusively as an owner-occupied residential unit for a Low
Income Household. Therefore, any proposed sale, transfer or conveyance of the Affordable Unit
prior to the expiration of the Affordability Period shall be subject to the terms, covenants and
restrictions set forth in the Loan Agreement and this Covenant Agreement. If the Affordable
Unit ceases to be used exclusively by a Low Income Household prior to the expiration of the
Affordability Period, said event shall constitute a default under the Loan Agreement.
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2. Occupancy. During the Affordability Period, the Affordable Unit must be
the principal place of residence of its owner for at least ten (10) months out of each calendar
year. Hence, the Affordable Unit may not be rented or leased, in whole or in part.. Any rental or
lease agreement in violation of the restrictions set forth herein is expressly prohibited and will be
deemed void and shall constitute a default under the Loan Agreement.
3. Notice to Transfer or Vacate. In the event that the Owner intends to sell
or vacate the Affordable Unit, the Owner shall promptly notify the City and Agency in writing,
by certified mail, return receipt requested, at the respective addresses set forth in this Covenant
Agreement (or at such other address(es) as may otherwise be designated in accordance with .the
terms hereof).
L. COVENANTS TO RUN WITH THE LAND.
The Owner hereby subjects the Affordable Unit to the covenants, reservations, and
restrictions set forth in this Covenant Agreement. City; Agency and Owner hereby iieciare their
express intent that all such covenants, reservations, and restrictions shall be deemed covenants
running with the land and shall pass to and be binding upon the Owner's successors in title to the
Affordable Unit; provided, however, that on the termination of this Covenant Agreement, said
covenants, reservations and restrictions shall expire. All covenants without regard to technical
classification or designation shall be binding for the benefit of the City and Agency, and such
covenants shall run in favor of the City and Agency for the entire Affordability Period. Each and
every contract, deed or other instrument hereafter executed covering or conveying the Affordable
Unit or any portion thereof or interest therein shall conclusively be held to have been executed,
delivered and accepted subject to such covenants, reservations, and restrictions regardless of
whether such covenants, reservations, and restrictions are set forth in such contract, deed or other
instrument.
City, Agency and Owner hereby declare their understanding and intent that the burden of
the covenants set forth herein touch and concern the land in that Owner's legal interest in the
Affordable Unit is rendered less valuable thereby. City, Agency and Owner hereby further
declare their understanding and intent that the benefit of such covenants touch and concern the
land. by enhancing and increasing the enjoyment and use of the Affordable Unit by Low Income
Households, the intended beneficiaries of such covenants, reservations, and restrictions, and by
furthering the public purposes for which the City and Agency were formed.
Owner hereby agrees to hold, sell, and rent the Affordable Unit subject to the terms of
this Covenant Agreement. Owner also grants to the City and Agency the right and power to
enforce the terms of this Covenant Agreement against the Owner and all persons having any
right, title or interest in the Property, or any part thereof, their heirs, successive owners and
assigns. _
M. INDEMNIFICATION.
Owner agrees for itself and its successors and assigns, including lessees, sublessee,
contractors and subcontractors to indemnify, defend, and hold harmless City and Agency and
their officers, members, officials, employees, agents, volunteers, and representatives from and
11 12968 Hansa Court
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01095/0013/66696.01
against any loss, liability, claim, or judgment relating in any manner to the Property excepting
only any such loss, liability, claim, or judgment arising out of the intentional wrongdoing or
gross negligence of City, Agency or their officers, officials, employees, members, agents,
volunteers, or representatives. Owner and each successor or assign of Owner shall remain fully
obligated for the payment of property taxes and assessments in connection with such portion of
the Property. The foregoing indemnification, defense, and hold harmless agreement shall only
be applicable to and binding upon the party then owning the Property or applicable portion.
thereof.
N. ATTORNEYS' FEES.
In the event that a party to this Covenant Agreement brings an action against the other
party hereto by reason of the breach of any condition, covenant, representation or warranty in
this Covenant Agreement, or otherwise arising out of this Covenant Agreement, the prevailing
party in such action shall be entitled to recover from the other reasonable expert witness fees,
and its attorneys' fees and costs. ti~curneys' fees shall include attorneys' fees on any appeal, and
a party entitled to attorneys' fees shall be entitled to all other reasonable costs for investigating
such action, including, but not limited to, the conducting of discovery, motions and expert
witness fees.
O. AMENDMENTS.
This Covenant Agreement shall be amended only by a written instrument executed by the
parties hereto or their successors in title and duly recorded in the real property records of the
County of Los Angeles.
P. NOTICE.
Any notice required to be given hereunder shall be made in writing and shall be given by
personal delivery, certified or registered mail, postage prepaid, return receipt requested, at the
addresses specified below, or at such other addresses as may be specified in writing by the.
parties hereto:
City: City of Lynwood
11330 Bullis Road
Lynwood, California 90262
Attn: City Manager
Agency Lynwood Redevelopment Agency
11330 Bullis Road
Lynwood, California 90262
Attn: Executive Director
Copy to: Aleshire & Wynder, LLP
18881 Von Karman, Suite 400
Irvine, California 92612
Attn: Fred Galante, Esq.
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12968 Hansa Court
Covenant Agreement
o~o9sinni ~ifi~F9~.oi
Owner: The WIN Project
13900 Studebaker Road, #26
Norwalk, California 90650
Attn:
The notice shall be deemed given three (3) business days after the date of mailing, or, if
personally delivered, when received.
Q. SEVERABILITY/WAIVER/INTEGRATION.
1. Severability. If any provision of this Covenant Agreement shall be
invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining
portions hereof shall not in any way be affected or impaired thereby.
2. Waiver. A waiver by either party of the performance of any covenant or
condition herein shall not invalidate this Covenant Agreement-nor shall it be considered a waiver
of any other covenants or conditions, nor .shall the delay or forbearance by either party in
exercising any remedy or right be considered a waiver of, or an estoppel against, the later
exercise of such remedy or right.
3. Integration. This Covenant Agreement. contains the entire agreement
between the parties and neither party relies on any warranty or representation not contained in
this Covenant Agreement.
R. GOVERNING LAW.
This Covenant Agreement shall be governed by the laws of the State of California.
S. COUNTERPARTS.
This Covenant Agreement may be executed in any number of counterparts, each of which
shall constitute one original and all of which shall be one and the same instrument.
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IN WITNESS WHEREOF, the City, Agency and Developer, as the original Owner, have
executed this Regulatory Agreement and Declaration of Covenants, Conditions and Restrictions
by duly authorized representatives on the date first written hereinabove.
"CITY"
CITY OF LYNWOOD, a municipal
corporation
Date:
ATTEST:
City Manager
City Clerk "AGENCY"
LYNWOOD REDEVELOPMENT
AGENCY
Executive Director
ATTEST:
Secretary
"DEVELOPER"
THE .WIN PROJECT, a California non-
profit corporation
Date: B y:
B y:
[End of Signatures]
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STATE OF CALIFORNIA )
ss.
COUNTY OF )
On January , 2009, before me, , a Notary Public, personally
appeared ,who proved to me on the basis of
satisfactory evidence to be the person(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.
Signature
STATE OF CALIFORNIA
COUNTY OF
ss.
(Seal)
On January , 2009, before me, , a Notary Public, personally
appeared ,who proved to me on the basis of
satisfactory evidence to be the person(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.
Signature
15
(Seal)
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EXHIBIT "F"
SCOPE OF DEVELOPMENT
1 KITCHEN
la CABINETS AND COUNTERTOPS the
Remove and dispose of the existing upper and lower cabinets
and countertops found in the kitchen. Provide and install new
oak cabinets (Aristocraft or equal) and the countertops in same
locations and same configuration as currently existing. Provide
and install new Wonderboard over all cabinets. Provide and
install a new 4" white plc cou~aertop over all cabinets in kitchen
with 4" backsplash and bull-nose edges. Measure all surfaces
for even placement of tiles, for consistency, and for minimum
cut tiles. Ensure all courses are even and all tiles are laid flat.
Grout is to be light color and to be neatly set in the and
completely cleaned off when complete. Installation to be
according to manufacturers specifications. Owner to select style
and color from samples provided by the contractor.
lb STEEL SINK WITH BAKED ON ENAMEL AND FAUCET
Remove and dispose of the existing sink and faucet located in
kitchen. Provide and install a new 2 pan steel sink with baked
on enamel (American standard or equal) and a new faucet (Delta
or equal) in same location. New sink to fit the existing opening.
Any damage to countertop as a result of this line item is to be
repaired by the contractor. Provide and install new under-sink
plumbing including flex lines, angle stops, and drain assembly.
Installation to be according to manufacture and current code
specification.
lc BUILT-IN MICROWAVE
Remove and dispose of the existing range hood. Provide and
install a new microwave with range hood in the same location.
New microwave to be 20 cubic inches min. Any damage to
cabinet as a result of this line item is to be repaired by the
contractor, and restored to current condition. Make ~ any
adjustments to the existing electrical service as necessary.
Ensure a complete installation according to manufacture
F-1
Exhibit "F" to
12698 Hansa Court
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01095/001 3/fififiR9:01
suggestion and current code specification. All materials and
installation of all materials are to be installed according to any
and all applicable current code and manufacture specifications.
ld STOVE/OVEN
Make repairs to the existing stove and oven to ensure proper
operation. Provide any and all materials necessary to ensure
stove and oven are functioning properly. All parts to be
compatible with the existing unit and to be installed according to
manufacture specification.
2 BATHROOM (Master)
2a SINK AND CABINET the and two sinks
Remove and dispose of the existing sinks, countertop, and
cabinet. Provide and install a new cabinet (Aristokraft or equal)
the same dimension as that existing. .Provide and install a new
Hardi-backer board and a new the countertop. Measure the
entire top and install the so that cuts are made symmetrical at all
edges. Trim countertop with abull-nose-drip-edge and .a 4"
backsplash. Ensure grout is applied evenly and is fully sealed
when complete. Provide -new sinks (2) and faucets (Delta or
equal). Provide and install new under-sink plumbing including
flex lines, shut-off valves, and drain assembly. Owner to
approve of all products and material before installation (obtain
signed approval from owner).. All materials and installation of
all materials to be according to current code and manufacture
specification.
2b TUB AND SURROUND the
Remove and dispose of the existing tub and tub surround in the
bathroom. Provide and install a new oval tub and the surround
in the same location. New tub to be steel with baked on enamel.
Provide an even substrate for the placement of new the (install
Hardi-backer board or equal). Ensure surround is plumb when
installed and fir out wall if necessary for a complete installation.
Measure space to ensure each tiles are installed even and
symmetrical. Caulk all corners and connections to wall and tub
and ensure a full seal. Provide and install apressure/temperature
balancing shower valve. Provide and install a new glass
I_ I Exhibit "I" to
12698 Hansa Court
Rehabilitation Loan Agreement
~ i (195/(1(113/fififiR9.01
enclosure. Owner to approve of all materials before installation
(obtain signed approval from owner). All materials and
installation of all- materials are to be installed according to any
and all applicable current code and manufacture specifications.
2c MIRROR AND MEDICINE CABINET
Remove and dispose of the existing mirror and the medicine
cabinet. Provide and install a new mirror, equal in size to the
one removed, and a new medicine cabinet in the same locations.
3 BATHROOM (West Bedroom, Upstairs)
3a SINK AND CABINET
Remove and dispose of the existing sink, countertop, and
cabinet. Provide and install a new cabinet (Aristokraft or equal)
the same dimension as that existing. Provide and install a new
Hardi-backer board and a new the countertop. Measure the
entire top and install the so that cuts are made .symmetrical at all
edges. Trim countertop with abull-nose drip-edge and a 4"
backsplash. Ensure grout is applied evenly and is fully sealed
when complete. Provide a new sink and faucet (Delta or equal).
Provide and install new under-sink plumbing including flex
lines, shut-off valves, and drain assembly. Owner to approve of
all products and material before installation (obtain signed
approval from owner). All materials. and installation of all
materials to be according to current code and manufacture
specification.
3b TUB AND SURROUND the
Remove and dispose of the existing tub and tub surround in the
bathroom. Provide and install a new tub and the surround in the
same location. New tub to be steel with baked on enamel.
Provide an even substrate for the placement of new the (install
Hardi-backer board or equal). Ensure surround is plumb when
installed and fir out wall if necessary for a complete installation.
Measure space to ensure each tiles are installed even and
symmetrical. Caulk all corners and connections to wall and tub
and ensure a full seal. Provide and install apressure/temperature
balancing shower valve. Provide and install a new glass
I-1
Exhibit "I" to
12698 Hansa Court
Rehabilitation Loan Agreement
O 1095/0013/66689.01
enclosure. Owner to approve of all materials before installation
(obtain signed approval from owner). All materials and
installation of all materials are to be installed according to any
and all applicable current code and manufacture specifications.
4
4a
4b
BATHROOM (Bottom Floor)
SINK AND CABINET
Remove and dispose of the existing sink, countertop, and
cabinet. Provide and install a new cabinet (Aristokraft or equal)
the same dimension as that existing. Provide and install a new
Hardi-backer board and a new the countertop. Measure the
entire top and install the so that cuts are made symmetrical at all
edges. Trim countertop with abull-nose drip-edge and a 4"
backsplash. Ensure grout is applied evenly and is fully sealed
when complete. Provide a new sink and faucet (Delta or equal).
Provide and install new under-sink plumbing including flex
lines, shut-off valves, and drain assembly. Owner to approve of
all products and material before installation (obtain signed
approval from owner). All materials and installation of all
materials to be according to current code and manufacture
specification.
SHOWER
Remove and dispose of the existing shower in the bathroom (pan
and surround). Replace the entire shower tree with new copper
pipe (ensure a brass fitting is installed if any other metal pipe is
found to connect new tree), including shut-off valves. Prep all
wall and floor surface for new tile. Replace waste and overflow
with new solid glue ABS waste and overflow. Apply a hot mop
surface over- pan. Provide and install a new the pan and
surround with soap dish. ,Provide and install a
pressure/temperature balancing shower valve. Provide and
install a new glass enclosure, shut-off and shower head fixtures.
Ensure surround is plumb when install and fir out wall if
necessary for a complete installation. Measure space to ensure
each wall is even and symmetrical. Owner to approve of the and
fixtures before installation (obtain signed approval from owner).
All materials and installation of all materials are to be installed
according to any and all applicable current code specifications.
5 MOLDING REPLACEMENT
I-1
ninosinnizi~~~aoni
Exhibit "I" to
12698 Hansa Court
Rehabilitation Loan Agreement
Provide new molding for all areas where molding is missing on
landings and around stairways. New molding to match the
existing as closely as possible. Fill in all gaps at joints and paint
molding to match the adjacent molding.
6 CABINETS AND COUNTERTOPS the
Remove and dispose of the existing cabinet and countertop.
found at landing at the top of the stairs on the third level.
Provide and install new oak cabinet (Aristocraft or equal) and
the countertop in same locations and same configuration as
currently existing. Provide and install a new 4" white the
countertop over all cabinets in kitchen with 4" backsplash and
bull-nose edges. Measure all surfaces for even placement of
tiles, for consistency, altd for minimum cut tiles. Ensure- all
courses are even and all tiles are laid. flat. Grout is to be light
color and to be neatly set in .tile and completely cleaned off
when complete. Installation to be according to manufacturers
specifications. Owner to select style and color- from samples
provided by the contractor.
7 HVAC
Remove and dispose of the existing HVAC system including
compressor. Perform required duct test before installation and
make request for any additional funding if required based on test
results. Provide and install a new high efficiency York or equal
HVAC with new gas flex line and shut-off valve, disconnect box
and fuses, low and high voltage hook-up, 13 seer unit in the
same location. Reseal all metal work, provide a new solid state
thermostat, and rework gas line if necessary for a complete
installation. New system to be adequate size to service the entire
dwelling. Ensure existing ductwork is compatible and replace if
incompatible. All work to be according to current code and
manufacture specification.
S LANDSCAPE
Apply round-up or equal to all plant material in front yard.
After appropriate time as called for in directions of herbicide
remove all dead lawn material. Rototill the entire yard area.
Remove a sufficient amount of soil to provide a 3" sand base
level with the hard-scape areas. -Lay two layers of 6 mil plastic
over the entire dirt area followed by 2 1/z" sand base. Set pavers
into sand to cover the entire area. Pavers to be selected by the
I-1
Exhibit "I" to
12698 Hansa Court
Rehabilitation Loan Agreement
01095/0013/66689.01
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•~zntai~auag aq~ ~o asnaiaz uaa~izm ssazdxa auk ~noti~im ~uauzaaz~d
~unuano~ auk zo ~uauzaaz~d uno7 a>~~ `~snz,i, ~o paaQ s ~zaumoauzoH st>i;< zapun ~i~iiignti
~fznuzizd uzoz~ zo~snzy auk anaiiaz sinus ~S~iznaas a>:i~ ~o uoi~naa~i~od~ii zau~o zo `ut ~saza~ui ~f~iznaas
~ ~o uot~naza `aaunzquznaua `a~paid `asnai `za3sunz~ `ains oisI •aa3suuay S•g uot~aas
•~snzZ ~o paaQ s~zaumoauzoH sTi~~ ~iq paznaas suot~n~iigo
auk a~znliasip pun end oa ~>:i~iz auk anni_i sinus ~zniai~auag auk `~uauzaaz~F1 uno-I a>~~ ut pa~~iu~zad
3I •~oazau suorsinozd auk o~ ~unnsznd ~zniai~auag ati~ ~Sq prod zo pa~znliastp azn suaii ~o suTTria
aso~im sataznd sin ~o suaii pun suzinia ati~ o~ pa~n~ozgns aq sinus uzinia s~~izntai~auag `ai:i~ `aat~ou
sani~ ~izniai3auag auk ~nu~ papino.~d •suiiui~ ~o ~uaui ea .uoiau oagns ~•g uoi~aas
•uoian~T~suo~ niuzo~iin~ auk ~o A~ aiat~zd ~q pa~~iuzzad a~nz uznulitxnuz auk
~~ pazzn~uT az~ sasuadxa Mans aanp auk uzoz~ ~saza~ui znaq Ii~us ~fzntai3auag a>i~ ~q pred s~unou~~
cans dun pun `~izniai3auag aq~ ~q pazznaut os sasuadxa aignuosnaz za~i~o Mans pun s~iauzo;<~n ,:sans
3o saa~ aignuosnaz at-i~ ~zniai~auag a~i~ o~ end `azo3azau~ punu~ap uo `iiim ~I anq~ saaz~n zo;isnz~,
aua `~snzy ~o paaQ s~zaumoauzoH situ ui zo~snzy a~i~ ~o ~znd au~ uo ~uauzaaz~n zo uoian~iigo un
~o aaunnzasgo zo aaunuzzo3zad 30 ~uauzaazo~ua auk zo anp s~unouzn ~o uot~aaiioa auk zo3 sasuadxa
za>ri~o znaut zo s~iauzo~~n ~ioidu~a pino~is ~izniai3auag a>:i~ 3i pun `zapunaza>:i ~inn3aQ ~o Huang
un ~o Juana auk uI •sasua xg pue saa3 ~s auao~il~ ed o~ ~uauiaaa ~ £•g uoi~aas
•uiazaq paui~ap sn ~~iznaas ai~~ ~o ~znd aq o~ pau.~aap
~~zadozd pazmban-za;<~n sin o~ `fan za~i~zn~ ~nou~im `~iana~n ~iinai~nuzo~nn iinus ~oazai~ uaii a>;iy •os
op oa zoasnzy auk ~o ~an3-ui-~iauzo~~n pun ~ua~~ auk ~zniai~auag al~~ s~utoddn ~ignaonazzt ~igaza~i
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zo :paieaoi st ~~adoad auk uaium ui ~i~uno~
auk ~o spaoaag ieiai~~p a~ii ut p.zoaaa .~03 pain ~inp aq o~ asnea sinus ~.rerai3auag .zo aa~snay aapou
uaigm `pios aq o~ ~azado.~d auk ut ~saaa~ui s ~o~sruy asnea o~ uoi~aaia pun iinn3ap ~o aapou uai~i.~m
~ pine `ales .zoo punuzap pun iinn~ap ~o uoi~naniaap uai~r.rm ~ aa~sruy o~ aaniiaQ (p)
:~oaaau s~unuanoa auk 30 ~iun aazo~ua ~iinar~taads zo `.~aniaaa.z ~ ~uioddn
`a~n~~zouz ~ sn ~sruy ~o paaQ s~.~aumoauzoH scut asoiaaao~ o~ uoi~an un aauauzuzo~ (a)
aasodznd Bans .~03
spunk ~i~adozd tin asn ~euz pine ~iaom a~i~ op oa ~~nssaaau saaro~ tin ~I~1m ian.~iuoa .zo ~oiduza ~inuz
~anTai~auag pine `uoi~aiduzoa of 1i a~naasozd pine ~izom arts ~oaz~oa pun ~izom a~i~ 3o uoi~aiduzoa
.zo uoi~aa.zzoa auk asnna o~ pa~aaiioa sauzoaui tin pun spunk ~i~zado:~d Iin aZ1iT~fl (q)
:uani~ uiazaq ssa.~ppn sit ~~ .ro~sru,L
o~ paireuz aq Iinus .zapunara~i ains ~o aai~oisi ~iun 30 ~idoa ~ pun ~Inn3aQ ~o aai~oi~I ~iun ~o ~doa d
•aies ~o aamod aui asiazaxa o~ ~u~ia auk ~uipni~ui `~Ine~aQ ~o iuang dun ~o aaua.~.znaao uodn mni
~fq zo iuauzaa.z~d ~unuano~ a~ii `iuauzaa.~~d uno-I auk `a~oN ~.~osstuzo.~a s~.zaumoauzoH aq; `~sni,I,
~o paaQ s~aaumoauzoH stuff u~ ao~ papino.~d ~u~i~ ~izana asiazaxa of paj~i~ua aq sinus ~.zntai3auag
`s~i~o.rd ao sanssi `s~uaa ~o uol~naiiddn pine adiaaa.z `uoi~aaiioa aui .zo ~~adozd ati~ ~o uotssassod
ur aaunnuiauoa a~ii ~uipun~su~im~ou `pun ~Inn~aQ ~o aaiiou Mans o~ lunns.~nd ao ~Inn~aQ Mans o~
asuodsa.z ui auop tan ~iun a~eptienui .~o .zapunaaau ~Inn3aQ ~o aai~ou .to ~Inn~aQ dun aninm ao a.~na
you sinus `pinsazo~e sn `3oazau~ uoi~natiddn a~ii pun s~r~ozd pun sansst `saua.~ clans ~o uoi~aaiioa ati~
`~~aado.zd acid ~o uotssassod ~ui~~ pun uodn ~ut~a~ua aciy •auTLU.za~ap ~nuz ~Santai~auag sn aapzo
cans ui tin `~izniaT~auag o~ pamo s~unouzn dun uodn `saa~ ,s~fau.zoi~n ~uipniaui `uoi~aaiioa pun
uoi~n.zado ~o sasuadxa pun s~soa ssai `auzns acid ~iiddn pun `predun pun anp isnd asoci~ ~uipniaui
`3oaaaci~ s~i~ozd pine sansst `siua.z ac~a ~aaiioa asim.~aci~o .~o .zoo ans `~~adozd acid ~o uotssassod
~ui~ini ~noci~rnn ao ci~im `pine ~oa.zaci ~iii~naas acts iaa~oad .zo uzoz~aza~i~ auzoaui acid asnazaui
`uiazaci~ isa.~a~ui .zo ~oa.~acii i.znd .zo `~~zado.zd acid ~o ~~tiign~ua.z .zo ~iiiicinaa~iinuc `anion acts an.zasazd
of aignzisap zo ~S.znssaaau suzaap ~i ciaicim span dun op pun `aaasnz,I, ~o auznu acts uT .zo auznu umo
s~t_ ui `~ii.znaas aua, ~o dun 3o pt~~ !~oaia~ ~ar..d dun ao) 3oazaui uoTSSassod a~~ pun ~~adozd aui
uodn .za~ua `~fii.znaas sit ~o ~iannbapn acid of p.tn~aa ~noci~im pun `~.znoa ~ ~q pa~utoddn aaniaaa.z ~ ~q
zo `~uipaaao.~d .zo uoiiae dun ~ut~uizq ~noci~tm ao ci~im `~ua~n ~q ao uos.zad ut .~au~i~ (n)
:~fnuz ~aniai~auag acid `~uTnuiiuoa aq pine pa.unaao annci Iincis ~Inn~aQ
~o iuang un 3I ~uoissassod axuy puu .~alu~ o~ I4 -g s; a~-ai3auag aqy Z•G uoilaas
•aapunazaci
~Inn~aQ ~o Huang un aq sinus `iuauzaa.~~d uno~ acid ci~im aaunp.~oaan u1 ~aniai3auag uzo.z3
aatiou uaiii.zm ~o ~diaaaz .za~~n `~uau~aaz~d unog acid ui papinoad poi.rad a.~na acid uici~im aaniin3
.zo cianaaq Mans dun azna of ~~~nd ~ui~inn~aQ acts ~o a.~nitn~ acid pine `isru,I, ~o paaQ s~aaumoauzoH
sici~ .zo `aioi~i ~zosstuzo.zd s~zaumoauzoH acid `~uauzaa.z~~ ~unuano~ acid `iuauzaa.~~d unog acts ~o
uot~ipuoa ao uraai dun uzao~.zad of .zoisru,L ~o a.zniin~ aci,I, •pau~,}aQ ~Inu3aQ i•~ uoi~aaS
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•pa~~uiuzaa~
.~auoos sr dius.zaniaaaz cans ssaiun `~~ado.~d auk ~o ales ~o uoi~~u~.~l3uoa ~o aiep auk ji~un saannod
cans ITS asia.zaxa pug trans s~ anut~uoa Il~us pug `utaaau papino.~d s~ ~ia~ua 3o as~a ui ~iz~iai3auag
~o sar~np pug szannod auk iii pue `sas~a .z~jiuzis .zo a~I ut saaniaaaz ~o saT~np pug saannod acp
iii an~u ii~us saaniaaa.~ zo aaniaaa.z cans ~iud •.zo~a~au~ uop~atjdde ~u~ ~o aar~ou aau~zn~ sani~nn
pue ~uauziuiodd~ cans o~ s~uasuoa /~ignaona.z.zi ~igazau .to~sn.zZ pug `(;oa.zaq~ ~z~d ~ .~o) ~iiianaas au~
~o s.zaniaaaa ao zaniaaaz n ~uiodd~ of uopaipst.~nf ~uin~u ~znoa ~fu~ o~ /~idde o~ iu~t~ aq~ an~u iieus
`uia.zaui .~oisruZ 3o isa.~a~ui aui .zo ~f~ado.zd a~ 3o anion uaui auk o~ p.z~~a.~ inoq~inn pue `/~~i.~naas
aapun ~uiuxteia auo/~u~ .zo .~oisnz,i, of aai~ou .zaq~zn3 inotiiinn pug iu~ta ~o .za~i~uz ~ s~ `~i.t~iat~auag
`~umui~uoa aq pue pazznaao an~u ti~us ~in~~aQ 3o iuang u~ 3I •aaniaaag ~•~ uoi~aas
•alns ~o aaiiou nnau ~ anti `uotiazasTp sii ui `/i~uz .zo `~uauzauod~sod ~s~i ati~ ~iq paxi~ auzi~ auk
~~ airs cans a~ui aai~ou .rau~.zn~ ~nou~im pug `.~a~3ea.zau~ auzt~ o~ auzt~ uroa~ pug `airs ~o aaeid pug
auzi~ cans ~~ iuau~a~unouu~ atignd ~q ~~aado.zd auk ~o airs auodisod ~~uz aa~sn.z,i, (a)
•o~azau~ pai~tiua ~ii~~ai
suos.zad ao uos.zad auk of `due 3i `.zapuieuxaa auk pue /iga.zau paanaas uaui sums iii 30 ~uauz/i~d
of airs ~o spaaao.zd aui /~idd~ iieus aa~sn.~Z `airs cans uiinn uoiiaauuoa ui aiiii ~o aauapina ~o
sisoa ~uipniaut `aa~sruZ ~o sasuadxa pug saa3 `sisoa aigeuos~a.z iii ~ui~anpap .za~3d (q)
•s.~as~uaand .zo aas~uaand cans ~o ai~i~ auk pua~ap
pue iun.u~nn of s~u~uanoa ~igazau .zo~snzl, pine `airs cans i~ as~ua.znd ~~uz `~.reiai~auag .~o aa~sruy
`.zoisn.~,L `uoii~iiuzii ~nouiinn `~uipniaui `uoszad ~u~ •~oaaaui ssauin3uirui aui ~o ~oozd anisni~uoa
aq thus sia~~ .zo szaii~uz ~iu~ ~o paap cans ut sin~iaa.z au,I, •paiiduzi .zo ssaadxa `~~ue.z.rem
.zo ~ueuanoa ~fu~ ~nouiim inq `pios os ~iuado.zd auk ~ul~ianuoa spaap .zo paap iuatai33ns pue
pooh ski 3oaaaui s.zas~ga.~nd ao .zaseua.ind cans of ~aniiap ii~us aa~snzy •ai~s ~o auzii auk ~~ aiq~~i~d
saris pa~iun auk ~o ~Sauouz in3~~i ui us~a .zo3 `.~appiq isau~iu auk o~ uotaan~ aiignd ~~ `autuzza~ap
/~~uz ii s~ aapao cans ui pug iuatpadxa uzaap Ii~[is aaisn.~y s~ smai~ .zo siaaz~d zo sioi ai~.z~das
ut ao aiounn ~ s~ .zauiia `airs ~o aaiiol~i pres ui ii /~q paxi~ airs ~o amid pug auzii auk ~~ `~~zado.zd
aui iias `m~i ,~q paztnbai s~ uani~ uaaq ~uin~u aI~S 3o aaiioN .~ai3~ pug iine3aQ ~o aaiio-.~?
cans 3o uoii~paoaa.z .rai~~ pue m~i /~q pazmbaz aq uaui ~i~uz s~ auzii cans ~o asd~i aai~~ `.zoisnzZ
uo pu~uzap inotiitm `Ii~us aaisruZ •isnzl, ~o paaQ s~.zaunnoauzoH s[ui ~q pug m~i ~q pazinbaz
uaui s~ iias of uopaaig pug iin~~aQ ~o aatiol~i cans aoisn.~Z of paaaniiap pug pausiignd `pap.~oaaz
aq of asnea Ii~us aaisruZ `~iz~taT~auag aui uzo.z~ aaiiou cans ~o idiaaaa uodn (e)
•azmbaa
/i~uz aaisruZ s~ /iga.zau paznaas /iiieuoiiipp~ az~ i~ui apeuz sa.zniipuadxa due ~o aauapina pine
sidiaaa.~ cans pine `/~ga.~au paznaas sr uaignn is~,L ~o paaQ s,.zaunnoauzoH siui aa~sn.zZ uii~ itsodap
ii~us pug aaisnaZ i~~iiou ii~us /~aetai~auag aui `paui~iuoa uiarati ayes ~o zamod aui ~o asiazaxa /sq
asoi~aao~ oa iaaia ~zetat3auag aui pinouS 'ainS 3o aan~od q aansoiaaao,~ £•~ uoi~aas
•nn~j ~q papinozd ao `/fga.zaq paanaas suoii~~tigo
auk ~o uoiiaod /iue .zo iin ~ui.znaas .zo ~uii~a.za `~uiauaplna aai3~a.zau .zo nnou iuauzaaz~n ao
iuau~naop aauio ~u~ ui ao `~itznaas ~u~ ~utpniaul `~iaado.~d aui of aiii~ sa.zmbae .zoisnzZ aui uaiunn
~q siuauztuisut aqi ui `uia.~aq papino.zd saipauza.z pug siq~T.z iatiio iii asia.~axg (a)
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pug s~t3ozd `sansst `s~ua.z ati~ ut pug ~~iznaas ati~ uT (~stu,I, ~o paaQ s~.zaunnoatuoH situ ui pagt.zasap
s~) ~sa.za~ut ski ~aaao.~d .to anzasa.zd (q) `~sruZ ~o paaQ s~.zaunnoauzoH situ ~o uoi~eioin ~u~ zo
in3rn~iun aq ~etu tiaitinn saae ~u~ ~iq (~snaZ 3o paaQ s~aaunnoauzoH situ ~q pa.~naas s~ ,~z~iat~auag
ati~ 3o s~ti~i~ ati~ pug) ~~ianaas ati~ ~o ;uauz.aiedtui ~u~ ~uanazd o~ ~uatpadxa uzaap ~feuz ~i
se s~uTpaaao.zd puu slurs Mans uie~ureuz pug a~n~i~sut (~) o~ (.to~sruZ ati~ o~ aai~ou s~i~p (06) ~i~auiu
uodn) .zamod anew iieus ~f.zeial3auag atiZ ~ianaas aq~ ~aa~oad o~ s~inS G'G uot~aas
•~o~sn.zZ
ati~ ~o s~ui~i~~.zapun .zo suor;~~tigo `sai~tiTq~ii ~u~ ~ui~zetiaslp ao ~uts~aia.~ ~~m roue ut anotiaim pug
zo~snzZ ati~ trim leap ~ti~iuz ~i se ~ua~xa auzes aria o~ pue ~iin3 se `~oaaati s~uatuaaa~e .zo suoi~ipuoa
`s~u~uanoa `suzaa~ ati~ ~o ~fue o~ aaua.za3az tprnn .to `~igazati paznaas ssaupa~gaput ati~ ao (3oa.zaq~
~~d e .zo) ~f~i.znaas ati~ o~ aauaza~a.z ti~inn aa.~a3sue.a~ .zo aapuan Mans ~u~ ti~tm leap o~ pa.~annodtua
pue pazi.~oti~n~ ~ga.~ati s1 `aai~ou ~noti~tm `~a~tai~auag ati~ `~~zado.zd ati~ 30 ~z~d Niue .zo iii ~o
asunzati~o ao m~i ~o uo-~~zado ~q aa3su~.z~ .zo aies ati~ 30 Juana ati~ ui •~ga~ati~ paaa~i~ aq ~sruZ ~o
paaQ s~.rau~noatuoH situ ~o uaii ati~ iteus ~a~iat~auag ati~ ~q paanaaxa s~uauznz~su- zo auauzna~sui
u~ ut papTnozd ~fissazdxa asinnzati~o s~ ~daaxa `.zou `~in~~aQ ~uanbasgns due ~o .zo apeuz uati~
~inn~aQ ~u~ ~o Juana ati~ ui pa~uea~ aq o~ papua~ui ao pa~una~ ulaaati a~aiini.zd .zo zannod `~ti~i.z due
~uisia.zaxa tuo.z~ ~.z~iai3auag ati~ apniaa.zd uoissituo .zo ~a~ cans due ii~us .zou :.zo~u~a~n~ zo ~f~aans
`.zas.zopua `.zau~is-oa `.aa~i~tu Niue .ao `~oa.zati~ a_z~d due .zo ~~i.znaas atii ~o aas~tiaznd ~uanbasgns
~u~ .zo .~o~sn.~Z ati~ ~o uoi~~~tigo .zati~o ~u~ .zo `~snz;I, 3o paaQ s~zaunnoatuoH situ .zapun ~~iiiq~ii
ieui~t.zo ati~ ~aa3~~ ao a~u~tp `~f3ipotu `a~:z~tiasip you ii~us uotsstuzo .zo fan bans due `~oaaati
uaii ati~ ~ut~~up.zogns ~uatuaaa~~ due o~ s~uasuoa ao sax~tu (tn) .~o.`~S~ianaas ati~ ~upaa~~~ ~Ij~1a
.zati~o .zo ~uatuas~a ~u~ ~o ~ui~u~.~~ ati~ o~ s~uasuoa (n) `~~i.anaas ati~ ~ut~aa~3~ ~eidaz zo ~~id `d~uz
~fu~ 30 ~utit~ ati~ o~ s~uasuoa (nT) `~uauzaaa~~ ~u~uano~ auk .zo ~uauzaa.z~~ u~o~ ati~ `~snzZ ~o paaQ
s~aaunnoatuoH situ 3o s~uauzaa.z~e .zo suoi~ipuoa `sau~uanoa `stu~a~ aq~ ~o ~iu~ sa~uetia asim.~atiao
.zo (11i) `~uatuaaz~d ~u~uano~ ati~ .ao ~uautaaz~d ueoZ ati~ ui ao utazati pa~u~.z~ ~ti~t.z ~u~ asia.zaxa
you saop zo saninnn (ii) `~~iznaas ieuot~ippe ~o zati~o saxea (i) ~~eiai~auag ati~ 3I (q)
•.zo~sn.as, aria"~iq ~in~~aQ .zo tia~aaq dun uo ~uanbasuoa satpauza~ .zo s.zamod `s~ti~i~
due .zieduzT ao .~apunaaati ~ti~i.z ski ~o ~.z~iat~auag ati~ ~q .zanT~nn ~ a~n~i~suoa you iietis `sanut~uoa
a.aniie3 bans ~uoi n~oti ~o anpaadsa.ut `~ine~aQ ~o Huang u~ azeiaap o~ .zo tae o~ aaniie~ ao tae
Sue ~o uteidtuoa o~ ~a~iat3auag aria ?e ~.ird ati~ uo aanii~,d '.aapunaaati .zoasn.zZ ati~ 3o suoi~u~iigo
~o .aantenn .~o o~ ~uasuoa ~ aq oa panz~suoa zo pauzaap aq sinus aapuna.~ati suoi~~~ligo ati~
~o aaueuzzo3.aad ati~ ut .ao~sna,I, ati~ ~q tia~a.zq ~Su~ ~o .zo oa ~a~iai~auag ati~ ~q `paiidtut .ao passazdxa
`:~anl~m ao ~uasuoa oi~I •~.zetai~auag ati~ ~q snopipadxa patuaap aq ~f~tu s~ ua~~o s~ pue atut~ o~
auzi~ tuoa3 pasiazaxa aq ~f~ut ~a~iat~auag ati~ o~ ~sn.a,i, ~o paaQ s~aaumoauzoH situ ~iq uani~ ~pauzaz
pug .zannod `~ti~ia ~.zana pue `uia.aati~ aauaasamba~ .to ~ine~aQ tiaras ~u~ ~o .zaniem ~ aq o~ paruisuoa
aq iietis .ro `~ipatua.~ ao aannod `~ti~i.z tiaras due ai~duii ao ~sn~tixa ii>?tis ain~~aQ ~fu~ uodn ~utnzaa~
~patuaz .ao .zamod `~ti~t.z ,~u~ astazaxa oa ~.aeiai3auag ati~ 3o uotssituo ao ~S~iap oN (~)
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•~i~inba ui .zo nnei ~~ ~ui~sixa .raa~eaaati .zo nnou ao .zapunazati
uani~ ~pauza.~ pug .zamod `~ti~i.z aati~o due o~ uoi~ipp~ ui aq iiegs pue auaunauoa pug ani~~inuzna
aq ITetis ~patuaz pug .aamod `1ti~i.z tiaras ~~ana pue tiaraa ~nq `,spatua.z .zo aarnod `~ti~la .zati~o due
~o anlsniaxa aq oa papua~ui si ~sn.zZ ~o paaQ s~.~aunnoatuoH situ ~iq ~.zeiai~auag ati~ o~ panaasaa
.ao uodn pa.zaa3uoa ~ipatuaa .zo .za~nod `~ti~11 oisI •an~;einuin~ saipauiag S•G uopaas
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~o ao~snaZ ~fq ~uauz~ed uodn pug `uani~.zo3 .~o pauznss~ uaaq asimaau~o an~u sums pigs ao ~fga.zau
paanaas suns Iii pt~d sou ~.~~iai~auag za~~~ `uoi~ua~aa pue uot~uiiaau~a ao~ aa~sn.~Z o~ ~sn.zZ 30
paaQ s,zaumoauzoH siu~ 3o zapuauns uodn •aa~snaZ q aaun anuoaag £•6 uor~aag
•sai~a.~ns ~o saipauzaa pug s~q~i.z auk oa ~uiui~~ad ~TUao~ii~~ 3o a~~~S
auk ~o smei auk 3o uos~a.z ~q passe o~ aiq~ aq ao an~u ~~uz ao~snzZ uaigm saipau~a.~ pug s~u~ta
ite (a) pue `pa~eaaa ~gazau suaii auk 3o aansoiaaao~ 3o auana auk ui ~utieusaeuz pue `uot~naaxa
~o /~e~s `iesieadde `uoi~enien ~o s~u~ia iie (q) `~~t.~naaS auk ~o uoi~zod Niue ~o aies aao~aq iesie.~dde
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