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03-0121_MERCY HOUSING CALIFORNIA_Exclusive Negotiating Agreement EXCLUSIVE NEGOTIATING AGREEMENT FOR AFFORDABLE RENTAL HOUSING PROJECT This clusive Negotiating Agreement is made this C� day of 2003, by and between the San Juan Capistrano Community Redevelopm t Agency, a corporate body politic under the laws of the State of California (hereinafter referred to as "Agency"), and Mercy Housing California, a California non-profit public benefit corporation (hereinafter referred to as "Mercy") RECITALS: Whereas, Agency desires to promote affordable rental housing within the City of San Juan Capistrano, and Whereas, Mercy has special expertise in siting and development of affordable rental housing, and Whereas, Agency has selected Mercy as best qualified to identify proposed sites that are suitable for development of a multi-family affordable rental housing project, and Whereas, Agency desires to enter into an exclusive negotiating agreement with Mercy for these purposes, and Whereas, Agency has housing set aside funding which is available to assist in gap funding for potential projects, NOW, THEREFORE, Agency and Mercy mutually agree as follows: 1. AAareement to Negotiate. The Agency and Mercy agree that for the term of the negotiating period each party shall negotiate diligently and in good faith to carry out its obligations under this Agreement and to negotiate the terms of and prepare a possible Loan Assistance Agreement for the proposed development of one or more multi-family affordable housing rental projects ("Projects"). 2. Term. The term of this Agreement shall be to and including December 30, 2004. - 1 - 3. Proposed Sites. Mercy and Agency agree that Mercy, with the City's assistance, will identify suitable sites for a multi-family affordable housing rental project. Mercy agrees to submit to the Agency a listing of the suitable properties identified, an initial feasibility analysis for each property, the number of units each site will accommodate, and an estimated time line for each property identified (Phase 1). A more complete statement of the scope of the work for Phase 1 is set forth in Exhibit A, attached and incorporated herein by reference. 4. Evaluation of Proposals & Future Negotiations. Upon the Agency's receipt of Mercy's submissions as provided for herein above, the Agency shall evaluate such submissions and shall consider Mercy's proposal. If the Agency determines to proceed with the process, Mercy shall submit a fee proposal for Phase 2. A more complete statement of the scope of the work for Phase 2 is set forth in Exhibit A, attached and incorporated herein by reference. Mercy agrees to submit the fee proposal for work to be performed in Section 4 of this Agreement (Phase 2) to the Agency for consideration by the Agency Board within the term of this agreement. If approved by the Agency, the Agency and Mercy shall enter into a Personal Services Agreement for the services to be performed in Section 5 of this Agreement. Upon completion of Phase 2, Mercy and Agency agree to commence and complete the drafting of a Loan Assistance Agreement in a timely manner in order to submit it, if agreed upon, to the Agency Board within the term of the Agreement. The Loan Assistance Agreement shall identify the amount of the gap loan to be approved by the Agency for the project. 5. Exclusivity. Agency agrees to negotiate exclusively with Mercy, and not with any other person or entity, during the term of this agreement with regard to any proposed affordable multi-family rental project in which a developer is requesting City or Agency financial assistance as described in Section 3 of this Agreement for any site located within the City. - 2 - 6. Termination of Agreement. If on the one hundred and eightieth (1800') day from date of this Agreement, Mercy has not presented any project proposals in accordance with this Agreement to Agency, then either parry reserves the right to unilaterally terminate this agreement without cause. A termination under this section shall be executed by either party delivering a written 10-day notice of termination. If this Agreement for Phase 1 is terminated as described in this section, Mercy agrees that it shall receive no compensation from the Agency for any services rendered. 7. No Predetermination of Agency Discretion. The Parties agree and acknowledge that nothing in this agreement in any respect does or shall be construed to affect or prejudge the exercise of the Agency's discretion concerning consideration of Mercy's submittal or prejudge the Agency's discretion to consider, negotiate, undertake the acquisition and/or development of any portion of the Site, or shall affect the Agency's compliance with the laws, rules, and regulations governing the disposition of property. 8. Costs and Expenses. Each party shall be responsible for its own costs and expenses in connection with any activities and negotiations undertaken for Phase 1 in connection with the performance of its obligations under this Agreement. 9. Environmental Requirements. Mercy understands that should a Loan Assistance Agreement be developed between the parties, the Loan Assistance Agreement will be subject to the requirements of the environmental Quality Act, Public Resources Code sections 21000 et seq. 10. Notices. Any notices required under this Agreement shall be in writing and sent by first class mail, postage prepaid, or by personal delivery to the following addresses: To Agency: San Juan Capistrano Community Redevelopment Agency 32400 Paseo Adelanto San Juan Capistrano, Ca. 912675 Attention: George Scarborough, Executive Director To Mercy: Mercy Housing California Southern California Region 500 South Main Street, Suite 110 Orange, CA 92868 Attn: Dara Kovel, Regional Director -3 - 11. Default. Failure by either party to negotiate in good faith or to perform any other of its duties as provided in this Agreement shall constitute an event of default under this Agreement. The non- defaulting party shall give written notice of a default to the defaulting party, specifying the nature of the default and the action required to cure the default. If the default remains uncured fifteen (15) days after the date of such notice, the non-defaulting party may exercise the remedies set forth herein. 12. Remedies for Breach of Agreement. In the event of an uncured default under this Agreement, the sole remedy of the non-defaulting party shall be to terminate this Agreement. Following such termination, neither party shall have any further rights, remedies or obligations under this Agreement. Neither party shall have any liability to the other for monetary damages or specific performance for the breach of this Agreement, or failure to reach agreement on a Personal Services Agreement and/or Loan Assistance Agreement, and each party hereby waives and releases any such rights or claims it may otherwise have at law or at equity. Furthermore, Mercy knowingly agrees that it shall have no right to specific performance for conveyance of, nor claim any right of title or interest in any site or portion thereof. 13. Time of Essence. Time is of the essence of every portion of this Agreement in which time is a material part. 14. Agreement Not a Development Approval. The Agency reserves final discretion and approval authority over any proposed Loan Assistance Agreement and all proceedings and decisions in connection therewith. By execution of this Agreement, the Agency is not committing itself to or agreeing to undertake the acquisition or disposition, or financing, of any site or project. 15. Entire Agreement. This Agreement constitute the entire understanding and agreement of the parties, integrates all of the terms and conditions mentioned herein or incidental hereto, and supersedes all negotiations or previous agreements between the parties or their predecessors in interest with respect to all or any part of the subject matter hereof. - 4 - NOW THEREFORE, the Agency and Mercy have executed this Exclusive Negotiating Agreement as of the date and year first set forth above. San Juan Capistrano Community Redev opment A gencyy f Sc rbQQrough, cu ve Direc�r Mercy Housing California Dara Kovel Regional Director Attest: a aret R. Monahan, Clerk Approved as to Form: — a 5�—— John R Shaw, City Attorney -5- CITY CLERK'S DEPARTMENT-ACTION REMINDER TO: Lynnette Adolphson, Management Analyst II FROM: Mitzi Ortiz, Deputy City Clerk DATE: December 1, 2004 SITUATION: At their meeting on January 21, 2003, the Board of Directors of the San Juan Capistrano Redevelopment Agency approved an agreement with Mercy Housing California to explore Feasibility of Developing a Multi-Family Affordable Rental Housing Project. ACTION REQUESTED: Said Agreement states services shall be completed by December 30, 2004. Please notify this office if agreement has been extended or completed. ACTION TO BE TAKEN: pou . DATE WHEN NEXT ACTION (S) SHOULD BE TAKEN: a . ka'd-) x (,tIn�w . SIGNATURE OF OFFICIAL TAKING ACTION: j0h� DATE SIGNED: ***FOR CITY CLERK'S DEPARTMENT USE ONLY*** Tickler Date: 12/01/04 Deadline Date: 12130/04 cc: Department Head (600.40/mercy) >CRY O APISTRANO Q 2 F g 5 oIlaii¢n � CRY OF SAN IVAN CAPISRANOK San Juan Capistrano Community Redevelopment Agency January 23, 2003 Mercy Housing California Southern California Region 500 South Maint Street, Ste 110 Orange, CA 92868 Attention: Dara Kovel, Regional Director Dear Ms. Korvel: Please find enclosed an original, fully executed, Exclusive Negotiating Agreement for Affordable Rental Housing Project. The Board of Directors of the Community Redevelopment Agency approved the agreement on January 21, 2003. You may proceed with the terms of this agreement in coordination with the Project Manager, Lynnette Adolphson, Management Analyst II (949)443-6324, who can also assist you with any questions regarding the agreement. Yours truly, Me ona n, CMC C' Clerk enclosed: Agreement cc: Lynnette Adolphson, Management Analyst II Thomas Tomlinson, Planning Director 32400 Paseo Adelanto San Juan Capistrano California 92675 949-493-1171 „ ,t ,` • • San Juan Capistrano Community Redevelopment Agency NOTIFICATION OF MEETING OF POTENTIAL INTEREST SAN JUAN CAPISTRANO REDEVELOPMENT AGENCY The Board of Directors of San Juan Capistrano Community Redevelopment Agency will meet at 7:00 p.m. on January 21, 2003, in the City Council Chamber in City Hall, to consider: "Consideration of Approval of Exclusive Negotiating Agreement with Mercy Housing California to Explore Feasibility of Developing a Multi-Family Affordable Rental Housing Project” — Item No. C2 If you have specific thoughts or concerns regarding this item, you are encouraged to participate in this decision making process. You can communicate with the Board of Directors through correspondence addressed to the Board and/or by attending the meeting and speaking to the Board during the public meeting. Correspondence related to this item must be received at City Hall by 5:00 p.m. on Monday, January 20, 2003 to allow time for the Board to consider its content. If you would like to speak at the meeting, please complete a blue 'Request to Speak" form found inside the entrance to the Council Chamber. This form is turned in at the staff table, just in front of the Council dais. You will be called to speak by the Chairman when the item is considered. You have received this notice at the request of the City staff member Lynnette Adolphson, Management Analyst Il. You may contact that staff member at (949) 443- 6324 with any questions. The Community Redevelopment Agency agenda is available to you on the City's web site: www.sanjuancapistrano.org. Thank you for your interest, Me on Ci Clerk cc: boree Housing Corporation; Simpson Housing Solutions, LLC; Lyon Realty Advisors, Inc.; Mercy Housing California'; Thomas Tomlinson, Planning Director; Lynnette Adolphson, Management Analyst II Received staff report 32400 Paseo Adelanto San Juan Capistrano California 92675 949-493-1171 I CITY OF SAN RJAN CAPISTRANO n Z i . iAnu s Hary OF snry mnn uPIs�RANo: San Juan Capistrano Community Redevelopment A'Ja"uary 22, 2003 NOTIFICATION OF ACTION BY THE SAN JUAN CAPISTRANO COMMUNITY REDEVELOPMENT AGENCY On January 21, 2003 the San Juan Capistrano Community Redevelopment Agency met regarding: "Consideration of Approval of Exclusive Negotiating Agreement with Mercy Housing California to Explore Feasibility of Developing a Multi-Family Affordable Rental Housing Project' Item No. (C2) The following action was taken at the meeting: Exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California approved If you have any questions regarding this action, please contact Lynnette Adolphson, Management Analyst II at 443-6324 for more detailed information. Thank you, Meq,Mon an, CMC Ag n,'"Scretary Cc: Mercy Housing California; Simpson Housing Solutions, LLC; Lyon Realty Advisors, Inc.; Jamboree Housing Corporation; Lynnette Adolphson, Management Analyst II; Thomas Tomlinson, Planning Director 32400 Paseo Adelanto San Juan Capistrano California 92675 714-493-1171 Rental Subsidy and Securement Program. Written Communications:Reportdated January 21,2003,from Thomas Tomlinson, Deputy Director. Presentation: Lynnette Adolphson, Management Analyst II, reviewed the staff recommendation. Board Action: Moved by Vice Chairman Soto, seconded by Director Swerdlin and carried unanimously, 5-0, to authorize the Deputy Director to negotiate a three-year agreement with Saddleback Community Outreach for an amount not to exceed $25,000 annually to perform consultant services for the Rental Subsidy and Securement Program;and, Executive Director authorized to executethe agreement. C2. EXCLUSIVE NEGOTIATING AGREEMENT APPROVED BETWEEN THE COMMUNITY REDEVELOPMENT AGENCY AND MERCY HOUSING CALIFORNIA (60Q.40) Project Description: In December 2001, the City solicited proposals from qualified, experienced affordable housing developers to assist the City in developing, constructing, and managing an affordable housing multi-family rental project. Following extensive review of the proposals and interviews, staff recommends approving an exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California to explore the feasibility of developing and constructing a 180 unit multi-family affordable housing rental project. Written Communications: Reportdated January 21,2003,from Thomas Tomlinson, Deputy Director. Presentation: Lynnette Adolphson, Management Analyst II, reviewed the staff recommendation. Public Comments: Lon Uso, City resident, supported affordable housing and encouraged the City to consider several smaller sites, rather than a concentrated area of affordable housing. Bobbi Decker, City resident, recommended use of the Rosan Ranch property for an affordable housing development. CRA Minutes 2 01-21-03 Board Action: Moved by Director Gelff, seconded by Vice Chairman Soto and carried unanimously, 5-0, to approve an exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California. ADJOURNMENT There being no further business, Chairman Hart adjourned the meeting at 7:46 p.m. to a Regular meeting, Tuesday, February 4, 2003, at 5:30 p.m. for Closed Session and 7:00 p.m. for the Public Business Session in the City Council Chamber. Respectfully submitted, AR ARET R. MONAHAN, SECRETARY Approved: February 18, 2003 ATTEST: 11 T CHAT AN HAR CRA Minutes 3 01-21-03 CRA 1/21/2003 C2 AGENDA ITEM TO: George Scarborough, Executive Director FROM: Thomas Tomlinson, Deputy Director SUBJECT: Consideration of Approval of Exclusive Negotiating Agreement with Mercy Housing California to Explore Feasibility of Developing a Multi- Family Affordable Rental Housing Project RECOMMENDATION By motion, approve an exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California. A. SUMMARY AND RECOMMENDATION - In December, 2001, the City solicited proposals from qualified, experienced affordable housing developers to assist the City in developing, constructing, and managing an affordable housing multi-family rental project. The City received ten proposals from qualified developers. Following extensive review of the proposals and interviews with four of the developers, staff recommends that the San Juan Capistrano Community Redevelopment Agency enter into an exclusive negotiating agreement with Mercy Housing California ("Mercy")to explore the feasibility of developing and constructing a 180 unit multi- family affordable housing rental project (Attachment 1). Mercy's proposal (Attachment 2) has been included for your reference. B. BACKGROUND - In December 2000, the City of San Juan Capistrano adopted its updated Housing Element. According to the City's Housing Element, a total of 280 new housing units are projected to meet the City's needs for very-low and low income households between 1998 and 2005. Based upon the projected housing needs, the City authorized staff to issue a Request for Qualification to select a qualified, experienced affordable housing developer to assist in the identification and acquisition of land suitable for a large- scale (180-unit) affordable housing multi-family rental new construction project. If a suitable site is located and the project is determined feasible by the San Juan Capistrano Community Redevelopment Agency ("CRA"), the selected affordable housing developer would also secure all of the necessary financing and construct the new affordable housing project. The RFQ also included a statement that the Agency would consider other smaller alternate sites for affordable housing projects. The City received ten responses to the RFQ. Of the ten firms responding, a review panel (consisting of City staff, one Planning Commissioner, one Housing Advisory Committee member, one City Council member, and the Housing Development Administrator from the County of Orange Housing and Community Development FOR CITY COUNCIL AGENDA Agenda Item -2- January 21, 2003 Department) interviewed the following four firms: Mercy Housing California Jamboree Housing Corporation Simpson Housing Solutions, LLC Lyon Realty Advisors, Inc. The panel considered the following during the interview process: (1) the firm's experience in dealing with a large project with complex issues; (2) the firm's experience with projects involving access and infrastructure issues, such as bridge construction over a creek; (3) whether the developer would still be interested in working with the City if smaller alternative sites were developed for affordable housing; (4) did the developer have sufficient financial backing and experience in obtaining tax credits, grants, loans, and gap financing, to fund the project; (5)what experience did the developer have with the public participation process and how would the process be managed; (6) what experience did the developer have with property management; (7) would the developer remain involved in the community after completion of the project;and (8)what type of services and/or activities did the developer propose for the residents living in the project. Each of the firms demonstrated that they were extremely qualified and experienced to acquire the land, obtain financing, design, construct, and manage a multi-family affordable housing rental project for the City. However, based upon the items listed in the above paragraph, the panel recommended that Mercy Housing California ("Mercy") be selected for the following reasons: • Experience in developing many large projects. In addition, Mercy has been working (and is close to completing) a very complex affordable housing project on a property that has many of the same features and environmental constraints as the Saddleback Valley Christian School property at Oso Road. • Experience in constructing smaller infill affordable projects. • Financial capabilities and experience to carry out and complete the project. The developer is a non-profit organization and can apply for and/or be given priority for funding through specific federally-funded programs including the State Home Investment Partnerships (HOME) Program. • Owns and manages all of their affordable projects once constructed. Mercy provides property management for the project and offers a wide variety of services to assist them in becoming self-sufficient, consistent with the goals of the City's Rental Subsidy Program (i.e. counseling, computer training, child care services, etc.). • Experience in working with communities throughout the public participation process, during construction, and after completion of a project. Agenda Item -3- January 21, 2003 C. ISSUES - Staff has determined that, due to the scale of the project, the best approach will be to divide the various components of the process into phases. Phase 1 provides that Mercy, with direction from the Agency, will identify suitable sites for a multi-family affordable housing rental project based upon an initial feasibility analysis. Mercy will provide this information, along with the proposed number of units each site will accommodate, and an estimated time frame for completing the project. Phase 2 of the process will require Agency approval of a personal services agreement designating a fee schedule for Mercy to prepare and submit a project site plan, conceptual drawings, a financing plan, a time schedule, and the amount of the gap financing requested. After completion of Phase 2, if the Agency takes action to proceed with the project, a Loan Assistance Agreement designating the amount of the gap loan will be scheduled for Agency approval. The Exclusive Negotiating Agreement will obligate the Agency to: (1) negotiate exclusively with Mercy, and not with any other person or entity, during the term of this agreement with regard to any proposed affordable multi-family rental project in which a developer is requesting Agency financial assistance; (2) consider the preliminary information submitted for each of the proposed sites identified by Mercy as suitable for a multi-family affordable housing rental project (Phase 1); and (3) if approved by the Agency, to negotiate a personal services agreement between the Agency and Mercy identifying the fee to be paid for Phase 2 as described in the scope of work (Exhibit A of Attachment 1). By entering into this agreement with Mercy, the Agency will benefit from Mercy's expertise and staff capability to find feasible affordable housing sites. The City does not have adequate staff time nor expertise to carry out and complete this type of a project. In contrast, entering into an exclusive agreement with Mercy will restrict the Agency from providing assistance to any other affordable housing rental projects that may be submitted to the Agency for consideration during the term of this agreement. There are no costs associated with Phase 1. The costs associated with Phase 2 will be determined upon identification of the proposed site, and will be submitted, along with an agreement, for formal approval by the Agency. D. STAFF ANALYSIS - Over the past several years, the Agency has financially assisted the following two affordable senior apartment projects. The Seasons Senior Apartments, located at Rancho Viejo Road and Ortega Highway, has a total of 112 affordable units. The Villa Paloma apartment project, located on Rancho Viejo Road at Paseo Espada,will provide 68 of the 84 total units to low and very-low income seniors. In order to address the lack of rental housing for families and the need to provide affordable housing within the City in accordance with the goals and objectives of the City's Housing Element, staff has been evaluating potential sites for a new affordable housing multi-family rental construction project. According to the Southern California Association of Government Housing Needs Assessment (SCAG)projections of affordable housing needs between 1998 and 2005,the City's goal is to construct approximately 280 additional new affordable housing units by 2005. Agenda Item -4- January 21, 2003 Potential Site - One possible property that would accommodate a large-scale new affordable housing construction project is identified in the General Plan as an affordable housing site. The 50-acre site located at the north side of Oso Road at Camino Capistrano is owned by the Saddleback Valley Christian School ("Saddleback"). Informal discussions with Saddleback have taken place regarding the potential use of a portion of the property for a new affordable housing construction project. The City requested that Saddleback evaluate their future plans for the property and determine what portion of the property may be available if the City wished to negotiate a purchase. These discussions also included the time line for construction of their permanent school facilities, environmental concerns associated with the property and land access issues. However,Saddleback has not yet responded back to the City regarding their plans for the property. Due to the preliminary nature of the discussions with Saddleback and the fact that negotiating a purchase of a portion of their land may not be possible or feasible,the City has asked Mercy to also identify alternative smaller sites that may be suitable for affordable housing. Potential Costs - The multi-family rental project will be funded through a combination of financing methods. Mercy has the expertise and means to secure and coordinate the financing of the project using tax credits, grant funds, bonds, state and federal funds, and conventional loans. Phase 1 work will not incur any costs to the Agency. Upon completion of Phase 1, Mercy shall submit a fee proposal for Agency consideration. If the Agency elects to proceed,the Agency will enter into an agreement with Mercy that sets forth the costs for services for Phase 2 as set forth in Exhibit A of Attachment 1. Upon completion of Phase 2, the Agency will determine whether to proceed with the project. If the Agency wishes to proceed, the amount of the gap financing will be negotiated and submitted to the Agency for approval of a Loan Assistance Agreement. This gap financing will be funded with housing set-aside funds. Proposed Number of Affordable Units-The RFQ proposed breakdown of affordable units as follows: • 10%of the units available to households at 30%of the Orange County Area Median Income • 41% of the units available to households between 31% and 50% of the Orange County Area Median Income • 49% of the units available to households between 51% and 120% of the Orange County Area Median Income • The percentage of affordable units by income group is proposed only. These conceptual percentages are based on the mixing of federal funds with local redevelopment housing set aside funds and tax credits. The actual percentage of affordable units by income group will depend on the actual funds used for the project. Agenda Item -5- January 21, 2003 E. SUMMARY - In evaluating the above, staff researched the affordable housing funding requests received or presented to the City's Planning Services Department over the past few years. The only affordable housing proposals presented to the City by developers were for senior facilities. The Agency has assisted two affordable senior apartments (i.e. Seasons Apartments and Villa Paloma Apartments) and entitlements were recently approved for an assisted living facility that will offer affordable units (i.e. Casa de Amma). Due to a shortage of family apartments within the City and the lack of proposals from developers for affordable multiple-family rentals, staff recommends that the Agency enter into the agreement with Mercy for their assistance in developing a multi-family affordable rental project. F. COMMUNITY REDEVELOPMENT AGENCY The 50-acre site located at the north side of Oso Road at Camino Capistrano is owned by the Saddleback Valley Christian School ("Saddleback") and is located within the redevelopment project boundaries. Other alternative sites that may be considered for the multi-family affordable housing rental project may or may not be located within the project boundaries. G. COMMISSION/BOARD REVIEW AND RECOMMENDATIONS The Housing Advisory Committee considered this item at their November 21, 2002 meeting and forwarded staffs recommendation to the Community Redevelopment Agency to select Mercy Housing California to assist in developing a multi-family affordable housing rental project. H. FINANCIAL CONSIDERATIONS Entering an Exclusive Negotiating Agreement with Mercy Housing California to assist in researching the Saddleback Valley Christian School site and other alternative sites for Phase I of this process has no cost implications to the Agency. Following submittal of preliminary information on feasible sites, the Agency will be asked to consider entering into a personal services agreement for Phase 2. The cost for Phase II is unknown at this time. The cost will be identified when the Agency considers whether to approve the agreement for the Phase 2 work. Staff estimates that the cost for the Phase 2 work by Mercy Housing California will run approximately $30,000 - $50,000 and would be paid from housing in-lieu fees or from community redevelopment affordable housing funds. I. NOTIFICATION No formal notification is required for this item. However, the following parties received pre-Council meeting notification from the City Clerk: Jamboree Housing Corporation Simpson Housing Solutions, LLC Lyon Realty Advisors, Inc. Agenda Item -6- January 21, 2003 Mercy Housing California* *Agenda report included ALTERNATE ACTIONS: 1. By motion, approve an exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California. 2. By motion, select one of the other firms interviewed to explore the feasibility of developing and constructing a 180 unit multi-family affordable housing rental project and to research other feasible alternative affordable housing sites. 3. Continue item and request additional information. RECOMMENDATION By motion, approve an exclusive negotiating agreement between the Community Redevelopment Agency and Mercy Housing California. Respectfully submitted, Prepared by, Thomas Tomlinson etettWeAdolphson Deputy Director Management Analyst II Enclosures: Attachment 1 (Exclusive Negotiating Agreement) Attachment 2 (Proposal from Mercy Housing California) EXCLUSIVE NEGOTIATING AGREEMENT FOR AFFORDABLE RENTAL HOUSING PROJECT This Exclusive Negotiating Agreement is made this day of , 2003, by and between the San Juan Capistrano Community Redevelopment Agency, a corporate body politic under the laws of the State of California (hereinafter referred to as "Agency"), and Mercy Housing California, a California non-profit public benefit corporation (hereinafter referred to as "Mercy") RECITALS: Whereas, Agency desires to promote affordable rental housing within the City of San Juan Capistrano, and Whereas, Mercy has special expertise in siting and development of affordable rental housing, and Whereas, Agency has selected Mercy as best qualified to identify proposed sites that are suitable for development of a multi-family affordable rental housing project, and Whereas, Agency desires to enter into an exclusive negotiating agreement with Mercy for these purposes, and Whereas, Agency has housing set aside funding which is available to assist in gap funding for potential projects, NOW, THEREFORE, Agency and Mercy mutually agree as follows: 1. Agreement to Negotiate. The Agency and Mercy agree that for the term of the negotiating period each party shall negotiate diligently and in good faith to carry out its obligations under this Agreement and to negotiate the terms of and prepare a possible Loan Assistance Agreement for the proposed development of one or more multi-family affordable housing rental projects ("Projects"). 2. Term. The term of this Agreement shall be to and including December 30, 2004. , _ ATTACHMENT 1 3. Proposed Sites. Mercy and Agency agree that Mercy,with the City's assistance, will identify suitable sites for a multi-family affordable housing rental project. Mercy agrees to submit to the Agency a listing of the suitable properties identified, an initial feasibility analysis for each property, the number of units each site will accommodate, and an estimated time line for each property identified (Phase 1). A more complete statement of the scope of the work for Phase 1 is set forth in Exhibit A, attached and incorporated herein by reference. 4. Evaluation of Proposals & Future Ne-gotiations. Upon the Agency's receipt of Mercy's submissions as provided for herein above, the Agency shall evaluate such submissions and shall consider Mercy's proposal. If the Agency determines to proceed with the process, Mercy shall submit a fee proposal for Phase 2. A more complete statement of the scope of the work for Phase 2 is set forth in Exhibit A, attached and incorporated herein by reference. Mercy agrees to submit the fee proposal for work to be performed in Section 4 of this Agreement(Phase 2)to the Agency for consideration by the Agency Board within the term of this agreement. If approved by the Agency, the Agency and Mercy shall enter into a Personal Services Agreement for the services to be performed in Section 5 of this Agreement. Upon completion of Phase 2, Mercy and Agency agree to commence and complete the drafting of a Loan Assistance Agreement in a timely manner in order to submit it, if agreed upon, to the Agency Board within the term of the Agreement. The Loan Assistance Agreement shall identify the amount of the gap loan to be approved by the Agency for the project. 5. Exclusivity. Agency agrees to negotiate exclusively with Mercy, and not with any other person or entity, during the term of this agreement with regard to any proposed affordable multi-family rental project in which a developer is requesting City or Agency financial assistance as described in Section 3 of this Agreement for any site located within the City. - 2 - 6. Termination of Aoreement. If on the one hundred and eightieth (180 )day from date of this Agreement, Mercy has not presented any project proposals in accordance with this Agreement to Agency,then either party reserves the right to unilaterally terminate this agreement without cause. A termination under this section shall be executed by either party delivering a written 10-day notice of termination. If this Agreement for Phase 1 is terminated as described in this section, Mercy agrees that it shall receive no compensation from the Agency for any services rendered. 7. No Predetermination of Agency Discretion. The Parties agree and acknowledge that nothing in this agreement in any respect does or shall be construed to affect or prejudge the exercise of the Agency's discretion concerning consideration of Mercy's submittal or prejudge the Agency's discretion to consider, negotiate, undertake the acquisition and/or development of any portion of the Site, or shall affect the Agency's compliance with the laws, rules, and regulations governing the disposition of property. 8. Costs and Expenses. Each party shall be responsible for its own costs and expenses in connection with any activities and negotiations undertaken for Phase 1 in connection with the performance of its obligations under this Agreement. 9. Environmental Requirements. Mercy understands that should a Loan Assistance Agreement be developed between the parties, the Loan Assistance Agreement will be subject to the requirements of the environmental Quality Act, Public Resources Code sections 21000 et seq. 10. Notices. Any notices required under this Agreement shall be in writing and sent by first class mail, postage prepaid, or by personal delivery to the following addresses: To Agency: San Juan Capistrano Community Redevelopment Agency 32400 Paseo Adelanto San Juan Capistrano, Ca. 912675 Attention: George Scarborough, Executive Director To Mercy: Mercy Housing California Southern California Region 500 South Main Street, Suite 110 Orange, CA 92868 Attn: Dara Kovel, Regional Director -3- 11. Default. Failure by either party to negotiate in good faith or to perform any other of its duties as provided in this Agreement shall constitute an event of default under this Agreement. The non-defaulting party shall give written notice of a default to the defaulting party, specifying the nature of the default and the action required to cure the default. If the default remains uncured fifteen (15) days after the date of such notice, the non-defaulting party may exercise the remedies set forth herein. 12. Remedies for Breach of Agreement. In the event of an uncured default under this Agreement, the sole remedy of the non-defaulting party shall be to terminate this Agreement. Following such termination, neither party shall have any further rights, remedies or obligations under this Agreement. Neither party shall have any liability to the other for monetary damages or specific performance for the breach of this Agreement, or failure to reach agreement on a Personal Services Agreement and/or Loan Assistance Agreement, and each party hereby waives and releases any such rights or claims it may otherwise have at law or at equity. Furthermore, Mercy knowingly agrees that it shall have no right to specific performance for conveyance of, nor claim any right of title or interest in any site or portion thereof. 13. Time of Essence. Time is of the essence of every portion of this Agreement in which time is a material part. 14. Agreement Not a Development Approval. The Agency reserves final discretion and approval authority over any proposed Loan Assistance Agreement and all proceedings and decisions in connection therewith. By execution of this Agreement,the Agency is not committing itself to or agreeing to undertake the acquisition or disposition,or financing,of any site or project. 15. Entire Agreement.This Agreement constitute the entire understanding and agreement of the parties, integrates all of the terms and conditions mentioned herein or incidental hereto, and supersedes all negotiations or previous agreements between the parties or their predecessors in interest with respect to all or any part of the subject matter hereof. -4 - NOW THEREFORE, the Agency and Mercy have executed this Exclusive Negotiating Agreement as of the date and year first set forth above. San Juan Capistrano Community Redevelopment Agency By: George Scarborough, Executive Director Mercy Housing California Dara Kovel Regional Director Attest: Margaret R. Monahan, City Clerk Approved as to Form: John R. Shaw, City Attorney -5- Multi-Family Housing Site Selection Process SCOPE OF WORK Mercy Housing California Prepared for the San Juan Capistrano Community Redevelopment Agency November 14,2002 Mercy Housing California (MHC) will perform the following tasks in accordance with the Exclusive Negotiating Agreement between MHC and the San Juan Capistrano Community Redevelopment Agency(Agency). Work shall be performed in two phases as described below. It is understood that work for Phase 1 will not be compensated by the Agency. At the completion of Phase 1, MHC will prepare a fee proposal to complete the work of Phase 2 that will include costs such as architecture, due diligence studies, and MHC administrative time providing the Agency decides to proceed further with the process. Upon completion of Phase 2, it is anticipated that the Agency will make final deter- mination as to whether to proceed with the project(s). Phase 1 ➢ Identify sites in the City of San Juan Capistrano and with City staff direction, establish priorities of"high," "medium" and "low" potential sites. The goal of initial site identification should be to have a minimum of five sites in the high priority category. ➢ Conduct initial research on high priority sites, including parcel size, zoning and ownership. ➢ Prepare initial feasibility analysis on high priority sites including: o Number of units; o Conceptual financing scenario identifying potential sources and uses of funds; and o Identification of potential issues and constraints. ➢ Present to City staff and rank sites based on feasibility analysis. ➢ Submit Letters of Intent to owners on all sites confirmed as potential development opportunities by feasibility analysis. In this process, MHC will most likely enlist the assistance of a broker. ➢ Negotiate purchase contracts with any owners interested in selling their property. ➢ Once in contract for site or sites,proceed to Phase 2. If negotiations for sites unsuccessful, initiate process again, broadening the list of potential sites. EXHIBIT A Phase 2 Develop a proposal package for any sites in contract. Package shall include: ➢ A conceptual project site plan; ➢ A detailed project financing plan, including the o Development Budget, o Pro forma and o Sources-and-uses of financing; ➢ Preliminary land use entitlement analysis ➢ A proposed timeline; and ➢ The amount requested from the Agency for the gap loan. e o Mere Housini California MER Y HOUSI G SYSTEM k AN ARY Mercy Housing System 1981-2001 Reguest for Qualifications (RFQ) 180 Units of Affordable Multi-Family Housing Dated 16 January 2002 Submitted to: City of San Juan Capistrano rebruary 25, 2001 By: Mercy Housing California 500 South Main Street, Suite 110 Orange, CA 92868 714-550-5080 ATTACHMENT 2 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Executive Summary In partnership with the City of San Juan Capistrano,Mercy Housing California(Mercy)proposes to meet the community's affordable housing needs through a collaborative approach to the development and operation of approximately 180 units of high quality, service-enriched multi- family rental housing specifically designed to meet the needs of very low-income families. One of the largest non-profit affordable housing developers in California, Mercy operates over 4,300 units in 75 properties statewide,with another 2,000 units in development. Mercy Housing California is part of the national Mercy Housing System,a national leader in affordable housing serving over 20 states across the country through its affordable housing development and management activities, and by making low interest financing to housing developments through the Mercy Loan Fund. Long-term affordability,quality upkeep and maintenance, and effective management and resident services delivery are crucial to Mercy's achieving of its mission of building healthy communities through the provision of quality,service-enriched housing for those who are economically poor.To achieve this goal, all of Mercy's properties are operated by its own management affiliate,Mercy Services Corporation. Mercy's portfolio in California dates back to 1971,with development activities in Southern California beginning in 1993. This development activity has resulted in the completion of seven properties in the communities of Oxnard,Bakersfield,Los Angeles, and San Diego. In 1999, Mercy Housing California opened a development and property management office in Orange, in partnership with the St. Joseph Healthcare System and Catholic Healthcare West,two large health care providers committed to improving the quality of life for residents in communities throughout Southern California. Currently, 900 units in development and 235 units in operation are managed out of the Orange office,with developments underway in Anaheim,Carlsbad, Encinitas, San Diego, Santa Barbara, Oxnard,Los Angeles, and Cathedral City. Mercy proposes to approach the development in partnership with the City of San Juan Capistrano and the surrounding community. If selected as the developer,Mercy senior development and operations staff will immediately be assigned and will contact City personnel in order to begin the site selection process and negotiate acquisition. In addition,virtually all of Mercy's developments entail a community outreach and involvement process, and Mercy will work with the City and local stakeholders to determine what level of community involvement will be appropriate in the site selection,design, service programming, and operation of the development. Working closely with the City,Mercy will then secure and coordinate all financing,select and supervise a development team, construct the development,own the facilities and provide on- going management, and coordinate resident services tailored to assist residents in achieving greater independence and a higher quality of life. Mercy has briefly examined the site and potential alternatives, and has begun analyzing financing alternatives. The most appropriate site for development and the best financing scheme to meet the City's affordable housing goals will be developed in cooperation with the City. Mercy has also briefly examined the supportive services climate of the community, and is particularly interested in expanding childcare,recreational,and health services through the development. Mercy has already contacted the Boys and Girls Club and Mission Hospital,with whom Mercy Housing is already participating in a nationwide Strategic Healthcare Initiative to Executive Summary Mercy Housing California Page I of 2 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 improve the health lower income communities served by Catholic hospitals, in order to discuss expansion of services. Mercy is uniquely qualified because to implement and operate the envisioned development because of its mission-based orientation and its track record with the challenges presented by the proposed development,including obtaining State HOME and State CDBG financing on behalf of smaller jurisdictions, complex subdivision and entitlement issues,and intense environmental study and mitigation. Because of this experience,Mercy is often selected by local jurisdictions as a development partner on important,challenging projects. In particular,similar developments in Oxnard, San Francisco,Alameda County, Santa Cruz,and Truckee demonstrate Mercy's familiarity and expertise with the type of development envisioned in San Juan Capistrano. Mercy Housing operates two CHDO's and is in the process of establishing one that covers its newly expanded Southern California activity. References,photos,and a list of Mercy Housing California developments are provided to substantiate Mercy's suitability for the proposed development. Executive Summary Mercy Housing California Page 2 of 2 Table of Contents Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Table of Contents i. Executive Summary I. Background and Experience A. Project Staffing 1. Organization Chart 2. Principal Staff(resumes in Appendix X) B. Approach: • Conduct Community Outreach • Identify Vacant Land to be Purchased • Negotiate Acquisition of Land . • Secure and Coordinate Financing • Provide Staff Necessary to Design • Prepare Loan, Grant, Other Financing Applications • Construct the Affordable New Rental Project • Provide On-Going,Long-term Ownership/Management • Resident Services • Healthy Communities Initiative Subsection 1. Alternate Site Discussion Subsection 2. Financing Discussion C. Qualifications 1. Similar Developments(photos in Appendix Y) (complete list of developments in Appendix Z) 2. Experience with Funding Sources 3. Technical Assistance Experience. 4. Management and Services Provision (complete list of developments in Appendix Z) D. References E. Community Housing Development Organization Status II. Appendix Xc Staff Resumes III. Appendix Y: Photos of Similar Developments IV. Appendix Z: Reserved for misc. attachments •Complete List ofMHC/MSC Developments Table of Contents Mercy Housing California Page I of I puno.i����g pug a;)uai.iadx:4 'I Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 I. Background and Experience Incorporated in 1988,Mercy Housing California(Mercy) is the California affiliate of a national nonprofit affordable housing development,management and resident services organization— Mercy Housing,Inc.—headquartered in Denver, Colorado. Mercy Housing Inc. also operates the Mercy Loan Fund,which since 1985 has made over$89 million in low interest financing housing developments that might otherwise have been unable to move forward. Mercy Housing California is committed to involving the community in its developments,usually conducting extensive outreach efforts to solicit input and obtain support. Mercy also provides technical assistance to local governments of smaller jurisdictions in developing and implementing affordable housing and other community development programs,including application and administration of State HOME and CDBG funds. Since its incorporation, MHC has become not only one of the largest non-profit affordable housing developers in California, but also a leader in an integrated,mission-based approach that couples the delivery of customized resident and community service enrichments with quality development,management,and maintenance,all performed by closely held affiliates which share in the mission: To create and strengthen healthy communities through the provision of quality, affordable,service-enriched housing for individuals who are economically poor. Mercy's substantial growth since incorporation has included mergers with of other nonprofit housing groups which sought affiliation with the Mercy Housing System due to its strength and capacity including: the housing development program of Catholic Charities of the Archdiocese of San Francisco(1993),the Santa Cruz Community Housing Corporation(1995), the Catholic Real Estate Development Organization, sponsored by the Catholic Diocese of Oakland(1997)and, most recently,the California Rural Housing Corporation(2000). Largely retaining the portfolio, staff,and capacity of these groups through the mergers, Mercy's experience and portfolio now stretches back over thirty years to 1971. Mercy Housing,Inc. (MMI)was founded in 1981 by several orders of Catholic religious women. Currently there are 11 sponsors of MHI, including: five regional groups of the Sisters of Mercy, headquartered in various regions throughout the United States;the Sisters of St.Joseph of Peace, the Sisters of St. Joseph of Orange,three congregations of Daughters of Charity, and the Sisters of the Bon Secours. The MHI organization includes 8 regional development corporations which are actively developing new affordable housing in 17 states;Mercy Services Corporation,a property management and resident services corporation that currently manages 132 affordable housing properties;and the Mercy Loan Fund,a provider of below-market-rate financing for affordable housing and community development projects. In response to the growing local need for quality affordable housing,Mercy was invited to Southern California in 1999 by the St.Joseph Health System and Catholic Healthcare West. Already operating 235 units of housing in the Southern California communities of Oxnard, Bakersfield, Los Angeles, and San Diego, the new Southern California office, located in Orange, provides local management supervision for these properties and assumed responsibility for new housing developments already underway in San Diego, Santa Barbara, Encinitas, and Cathedral City. Since its opening,the Orange office has initiated three new developments in Anaheim serving seniors, families,and people living with HIV/AIDS; a new family development in Oxnard; and a new family development in downtown Los Angeles. Mercy is also working in 1.Background and Experience Mercy Housing California Pagel of 3 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 partnership with local nonprofit developers on projects in Carlsbad and Venice. With a staff of 6, the Orange office is supervising a total of 900 units in development and 235 in operations. Combined with its other three offices in San Francisco, Sacramento, and Santa Cruz,Mercy Housing California employs 35 housing development professionals and support staff;and,has an annual operating budget of$10 million. Mercy's work in multifamily housing development;single-family,self-help housing development and community development services as more fully described below. Multifamily Housing Development. Counting the work of its predecessor organizations,Mercy has completed 76 multifamily housing developments with 4,201 affordable housing units in California,including 44 developments(2,417 units)for lower income families;20 developments (1,248 units)for lower income seniors; and, 12 developments(629 units)for lower income persons with special housing needs (AIDS,homeless,physically disabled,etc.). Housing developments have been completed in 20 communities in the state. A list of all properties developed by MHC is included in Appendix Z. Community Development Services. Mercy provides technical assistance and works with local governments and community members throughout California to create and revitalize healthy communities,including extensive experience in assembling competitive applications on behalf of smaller jurisdiction for State HOME and State CDBG funds. In this way,Mercy assists local communities increase and maintain homeownership rates; create fair housing opportunities for low income,minority,and disabled households in high-income areas;uplift blighted urban and suburban neighborhoods through multifamily development and infrastructure improvement; and upgrade services. In addition to pursuing these activities for specific multifamily development, MHC assists local communities implement and manage on-going programs,such as first-time homebuyer and rehabilitation loan programs. Property Management and Resident Services. As a mission-based provider of affordable housing dedicated to building healthy communities,Mercy Housing Inc. is committed both to effective management and to ensuring that residents have access to the services that residents need in order to foster personal growth and increased independence and self-sufficiency. Therefore,Mercy maintains its own management affiliate, Mercy Services Corporation(MSC), which ensures sound property operation and coordinates a wide variety of supportive services and community enrichments for all of its 132 properties nationally(7,143 units), including 74 sites in California. A list of all California developments managed by MSC is included in Appendix Z. In order to provide effective management,MSC focuses on providing on-site staff and off-site staff of sufficient numbers,training,and quality; rigorously screening resident applicants, including home visits and background checks;maintaining impeccable interior and exterior maintenance and upkeep standards;and strictly enforcing an array of leasing documents, including parking agreements specifying the number of vehicles owned,and limitation of occupancy to household members who have signed the lease. Services,which are tailored to the specific needs of the families in residence, are provided through relationships with local service providers or directly by MSC. Mercy serves diverse communities,and services delivered differ from one development to the next,but may include GED and ESL programs to assist those with low levels of educational attainment, after-school and other childcare and child enrichment programs,or ongoing counseling and assistance for residents who experience chronic mental illness or substance misuse. In all cases, the services are I.Background and Experience Mercy Housing California Page 2 of 3 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 developed out of needs expressed by the residents, and are coordinated with their input and assistance. Single Family Self-Help Housing. Primarily through the work of one of its predecessor organizations,Rural California Housing California,Mercy has assisted 2,684 California families in becoming homeowners. Through the self-help housing program,these new homeowners helped build their own,affordable homes. A list of all developments sponsored by Mercy is included in Appendix Z. I.Background and Experience Mercy Housing California Page 3 of 3 tuujuls laafold : fir u0113as Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Section A: Proiect Stafffne 1. Organization Chart: Attached at the end of this section. 2. Principal Staff: In order to accomplish its mission of strengthening communities through the provision of quality, affordable,service-enriched housing,Mercy Housing California and its management and resident services affiliate,Mercy Services Corporation,dedicate the appropriate level of staffing to all developments. During the development phase, a Project Manager will be assigned to interface with the local jurisdiction,obtain community input,and manage the development process. The Project Manager receives supervisory,technical, and administrative support from a handful of other Mercy staff,including senior management in the development and property management departments. As occupancy of the development approaches,on-site management and resident services staff will be selected and assigned. In addition to support from the development staff and senior management during the transition into operations,the on-site operations staff will receive ongoing support from a local Property Supervisor working out of the Orange office. Val Agostino Role: Staff Oversight Title: Regional VP of Operations Brings 18 years of affordable housing experience to her role of providing statewide leadership and oversight. Previously the Director of Property Operations in California for Mercy Services Corporation, Val may also provide assistance in evaluating management and financing schemes. Data Kovel Role: Local Staff Oversight Title: Regional Director After first creating 400 units of housing as a Housing Developer in Mercy's San Francisco office, including the 105 unit Casa San Juan and Casa Merced development,Dara opened the Orange office in 1999. In addition to leading Mercy's Southern California efforts and providing support to the project management staff,Dara is involved with all strategic and management decisions. Ben Phillips Role:Proiect Management Title:Housing Developer Brings 10 years of varied affordable housing experience to his role as the primary manager of the development effort for the proposed project. Joining Mercy's staff in 2001 after serving as the Director of Housing for Project New Hope, a developer/owner of HIV/AIDS housing in greater Los Angeles,Ben is also well-versed in subdivision,wetlands permitting, flood map revision, and environmental issues from his work on a proposed 170 unit development in Santa Barbara. Stephan Danes Role: Technical Assistance Title: Housing Developer With expertise in small city and county project finance from successful applications for State CDBG and State Home programs, Stephan will provide assistance preparing applications for private, local, state, federal funding sources. Maury Ruano Role:Proiect Mngmnt Support Title:Housing Developer Asst. In assisting with the management of projects in development,Maury takes on a wide variety of tasks, including supervision of consultants,preparation of funding applications,financial analysis, review of contracts, community outreach,and project administration. Steve Farmer Role: StaffOversieht,MSC Title: Assoc. Dir. of Property Operations Steve provides oversight for MSC of all the Southern California property supervisors, who each oversee a portfolio of projects and their site staff. Previously with John Stewart Company,Steve brings 10 years of experience in affordable housing property operations to this role. I.Background and Experience Section A: Project Staffing Mercy Housing California Pagel of 2 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Carlos Amado Role:Local Staff Oversight,MSC Title: Property Supervisor With years of experience managing affordable housing in Southern California with Solari Enterprises,Carlos provides support and supervision to on-site management and services staff. To Be Hired Role:Property Management Title:Resident Mangier Hired when the development is approaching occupancy, on-site Property Management staff ensures compliance with all regulatory requirements,maintenance and upkeep, occupancy compliance, smooth operations,responsive to community and resident needs. To Be Hired Role:Community and Resident Services(CRI) Title: CRI Coordinator Also hired for operations,the on-site CRIC assists residents identify service needs and activities that will increase their quality of life,and assists them in obtaining the services through contract etc. Resumes for the above listed staff are included in Appendix X. I.Background and Experience Section A: Project Staffing Mercy Housing California Page 2 of 2 Ilu IIV V✓11\V V 11 VI\I\U1 CALIFLfr(NIA REGIONAL OPERATIONS November 2001 ,j Val Agostino [Cean!Z ilbertavnVice President of California Admnistrative Operations Asst. Dave Latina Greg Sparks Dara Kovel ,5FTE Amy Bayley Administrative SupportDirector of Housing Tom Armstrong Regional Director Regional Director Community Sacramento Development Coordinator Southern CA MIS Development San Fran/Santa Cruz Chris Glaudel Barbara Gualco Assoc.Dir of Housing Dev 2 Ben Phillips Multi-Family L Housing Dev 1 Jennifer Dolln Joel Jason Proj.Asst. Mario Assoc, Dir of Lloveras Single Family Housing Dev 1 Sheela Bhatt Nsda Valmores Housing Dev 2 Assoc. Dir of Maury Ruano Community Project Asst. DeveloDment =Proj, Lupe Cortez MIS Coordinator Admin Assistant Christina Haves Ramie Dare Office Manager Housing Dev 2 Rands Gerson ' Housing Dev 1 Anna Marla White Assoc.Director Santa Cruz Elisabeth Vogel Housing Dev 2 Nancy Conover Commercial Dev MERCY HOUSING CALIFORNIA SACRAMENTO November 2001 Greg Sparks Regional Director Sacramento Chris GlaudelNilda Valmores Joel Jasoln Assoc.Dir Multi. Christina Haves Assoc rector FffilSCoordinator Assoc.Dir Single Family Housing Office Manager Community Dev Family Housing Randy Christina Lou Arnold fredBishi o Maria Leon Joe Martinez Mada Jimenez Underwood Hernandez Comm Dev Construction Const.Manager Prof.Asst., Reception Speclaltst Rehab InspeUor Loan Specialist Manager Janine Cuneo Jef(Rllev Monica Campos Perry Pasquale Jeanette Garcia Sania Contarini Housing Dev 1 Proj.Asst. Comm.Loan Rehab Inspector Loan Specialist Purchasing Agent Specialist , David Wilkinson Magdalena Stephan Daues Cindy Seaman Tonv Roddcuez Irene Lopez Comm Dev Navarrete Housing Dev 1 Housing Dev 1 Specialist Rehab Inspector Loan Specialist Proj.Asst. Patrick Talbot 7 FTE Rich Ciraulo Wendy Saca Therolvn Brown Comm Dev Construction Housing Dev 2 Housing Dev 1 Specialist Pro!.Assistant Supervisors �', California Housing Development San Francisco/Santa Cruz November 2001 David Latina Regional Director 7 FTE Anna-Maria White Housing Development Associate Regional Director San Francisco Office Santa Cruz Project Assistant Martha Ramos Administrative Assistant Connie Marshall Project Assistant LdElisabeth Voeel Senior Housing Developer MSC California Property Operations February 2002 Bob Prettyman Director Freda Flet Steve Farmer Patsy Harney, RSM Associate Director Property Supervisor Associate Director CRI Manager Sacramento Santa Cruz Property CRI Staff Supervisors Property CRI Manager "ManagersCRI Supervisors Property Managers Property Managers Site Staff '� Site Staff S1te Staff Vacant Annie Maguire Einar Aarsheim Tom Armstron¢ Special Projects Administrative Coordiantor Facilities Manager IS Coordinator Support Section Rob Approach Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Section B: Approach Working with local partners,Mercy Housing California develops and operates housing and coordinates supportive services in order to assist in building and strengthening healthy communities. This collaborative approach, involving City staff and neighboring homeowners and businesses,results in high-quality developments that are responsive to the particular needs and aspirations of local communities. In collaboration with the City of San Juan Capistrano,Mercy proposes develop and operate approximately 180 units of multi-family rental housing,specifically targeted to meet the needs of a diverse mix of lower income families. The City and other community stakeholders will be involved in determining the appropriate site, design program, unit mix, income targeting,and services to be provided on-site. To this end,Mercy will undertake the following activities: Conduct Community Outreach. In consultation with City staff and elected representatives, Mercy will determine the appropriate level of community outreach to be conducted prior to undertaking the development,and will involve the community on an ongoing basis. An integral part of its mission of building healthy communities,Mercy conducts some kind of community outreach and involvement process in virtually all of its developments. For a development of this scope and size,Mercy would typically begin the outreach process after the site and general development program(goals for income targeting,unit count and mix, additional intensive services,such as on site childcare)have been established. Outreach might include contacting residents,businesses, and property owners within a certain radius via mail or door-to- door canvassing; informal meetings with local leaders and community groups; and/or presentations to local agency board meetings. Usually,the community involvement process is focused on the design phase of the development: a series of community meetings are held;the development and Mercy's experience and approach as a developer and owner of affordable housing is discussed; macro-level community concerns are discussed,such as parking, traffic, environmental impacts,property values,etc.; and design charettes are conducted, giving the community an opportunity to directly shape the ultimate appearance and layout of the development. Often, an advisory body is formed out of these efforts,by local supporters of the development,which can assist in building local support and can provide intensive counsel to Mercy and the City on the on-going development and operations of the facility. The process will be customized for the specific needs of the local community. Mercy generally finds that the process greatly enhances the quality of the final development product because local stakeholders possess crucial knowledge of real local issues that need to be addressed. Additionally,the local involvement in the development process usually assists in community acceptance of and satisfaction with the development,which is important both for its smooth implementation,but also for developing an integrated, accepting community after the facility begins operations. Identify Vacant Land to be Purchased Mercy staff will analyze the development opportunities and constraints associated with the City-identified vacant parcel, in conjunction,where appropriate,with relevant City staff. The parcel will be examined for development suitability, including cost and environmental factors. The parcel currently identified has certain known constraints that involve access and topography,both of which will add considerable challenges to the development. Mercy has significant experience dealing with challenging sites with substantial development constraints. This experience is discussed further in Section C. I.Background and Experience Section B: Approach Mercy Housing California Pagel of 5 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 After a preliminary search and discussions with planning staff,there appear to be few alternative development sites for a development of this size and scope. If selected,Mercy will work with the City to identify and review potential alternative sites. Based on what site is most appropriate for development,due to availability, land use and permitting requirements,cost-efficiency, and neighborhood appropriateness,Mercy will request approval from the City of the preferred site. These sites are discussed further in Subsection 1 of this section. Mercy will consult with design and development professionals(civil engineer,architect, construction management)regarding the specific design and development constraints posed by various sites(see Provide Staff Necessary to Design,below) Negotiate Acquisition of Land Mercy will negotiate and acquire the selected site. It is anticipated that City will finance the acquisition of the site. Alternatively,the City may prefer to acquire the site directly and enter a Disposition and Development Agreement with Mercy. The acquisition may be structured so that closing or release of contingencies takes place only after certain development entitlement thresholds have been achieved, in order to protect the interests of both the City and Mercy. As the financier of the land acquisition and Mercy's development partner, the City will be at all times apprised of the status of land acquisition negotiations, and Mercy will coordinate with the City terms that are acceptable to the City. Secure and Coordinate Financing. Within parameters laid out in the RFQ and otherwise established with the City,Mercy will take responsibility for development of a financing scheme that meets the established goal of providing affordable units to a mixed income population and operating the social service enrichments necessary to maximizing the quality of life of residents and fostering personal growth and independence. If the preferred scheme relies on especially competitive funding sources, then an alternative financing scheme will also be developed as an alternate scenario. Within various program funding constraints, the City will be provided with alternatives with which it can determine the best balance of local subsidy,very low income targeting, and mixed income communities. See financing discussion in Subsection 2 to this section. Provide Staff Necessary to Design. Working with the City and other community stakeholders, Mercy will select an architect to oversee design and construction of the development. Other design and construction professionals necessary to accomplish the design,entitlement,and construction of the development may include a Civil Engineer,Hydrologist,Biologist, Soils Engineer, Structural Engineer,Landscape Architect, and Construction Manager. Prepare Loan, Grant, Other Financing Applications. Mercy staff will obtain all necessary financing commitments. Cooperation will be necessary from various City departments and officials to demonstrate local commitment to the development in these competitive applications. Should the City require assistance in obtaining State CDBG or State HOME funds for the development, or for infrastructure improvements associated with the development,Mercy will provide technical assistance to City staff to prepare competitive applications to the State Housing and Community Development Department for submission. Mercy provides this service to smaller jurisdictions throughout the State of California. Five of the six State HOME applications submitted by local jurisdictions with Mercy assistance received funding in 2001. Construct the Affordable New Rental Project Mercy will construct the affordable housing development in compliance with all local building code and planning ordinances, as well as all special conditions of approval from the local jurisdiction or other permitting agencies,including any conditions related to construction methods and limitations in a flood plain or wetlands area. Typically, a General Contractor(GC) is selected to early-on in the design phase of the development through a Request for Qualifications. The GC can then provide ongoing estimating I.Background and Experience Section B: Approach Mercy Housing California Page 2 of 5 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 and design feedback, assisting in development of a cost-efficient design,and the construction contract will be determined through a negotiated bid. The City may participate in the selection process if it so chooses. Contractors with whom Mercy has worked recently in Southern California include Benchmark Construction(Morley Builders), Southern Sun Construction Company,DPR Construction, and Millie and Severson Contractors. Provide On-Going,Long-Term Ownership/Management. Because its mission is to strengthen healthy communities through the provision of quality,service-enriched housing, Mercy Housing owns and operates all of its developments. On-site management and resident services staff will ensure that the property is meticulously maintained and that resident needs are met. Careful resident screening and the fair implementation of carefully crafted lease documents will ensure a stable resident community. Occupancy requirements—including household size limits--that comply with City requirements and other housing program requirements will be strictly enforced, in compliance with Fair Housing guidelines. All adult household members are required to be signers of lease documents. A Property Supervisor working in the Orange office will provide supervision and support to the on-site management and services staff. Resident Services. Mercy Housing California stands out in the affordable housing field,in large part because of its experience and commitment to providing customized resident services at all of its developments. In addition to the on-site management staff,Mercy provides staffing at each of its facilities to coordinate Community and Resident Initiatives(CRI),a resident-led response to the service and activities needs of the community. The CRI coordination staff assists residents in assessing the needs of the community and developing and implementing plans to meet those needs. For instance, members of the community residing in a family housing development may identify such needs as daily after school programs,evening classes for adults leaming English as a second language,health and wellness programs such as monthly diabetes or blood pressure screenings,mobile library services, or organized children's sports and recreation programs. The CRI staff will assist residents in prioritizing these needs and fulfilling them,either through coordination and referral to existing local services, advocacy for the supplementation of those services,perhaps including locating those services on-site; or through establishment of new services on-site,perhaps operated by a partner of Mercy Housing California. The service program is an integral part of the development of the facilities, and contacts are made with local service providers early-on. Mercy has already begun an initial survey of the potential service partners in the community, identifying the Boys&Girls Club, soccer programs at a nearby,recently upgraded field,an Adult School,the Serra School,the Community Clinic,Friends of the Library,A.A.C.I. and others.In preparation for the RFQ,preliminary contact was made with the Directors of both the Adult School and the Boys and Girls Club. Based on feedback from these community contacts,Mercy is particularly interested in examining the feasibility of providing,as part of the development,on-site recreation facilities and organized recreation programs, as well as an on-site licensed childcare facility. Mercy has partnered with Boys and Girls Clubs in numerous other communities throughout California. In fact,Mercy has developed three properties with Boys and Girls Clubs physically integrated into the development. Given the scope and activities of the Boys and Girls Club in San Juan Capistrano,there may be opportunities to create expanded or new program space at this proposed housing development. I.Background and Experience Section B:Approach Mercy Housing California Page 3 of 5 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Healthy Communities Initiative. In 1997,Mercy Housing began a nationwide Healthy Communities Initiative. Recognizing that they alLshare a conviction of building healthy communities and serving people who are economically poor,Mercy Housing,Catholic women religious,and Catholic healthcare systems collaborate as Strategic Healthcare Partners meet the goals of the Initiative: • Identify opportunities to increase the supply of affordable housing in communities served by the partner healthcare systems • Expand on-site services that impact the health of residents and surrounding community • Advocate for funding and programs to support individuals and families working themselves out of poverty • Provide access to affordable housing and health care Mercy Housing's Strategic Healthcare Partners are seven major healthcare systems:Ascension Health,Bon Secours Health System,Catholic Health East, Catholic Health Initiatives, Catholic Healthcare Partners, Catholic Healthcare West and St.Joseph Health System. Because Catholic Healthcare West and St.Joseph Health System were instrumental in the establishment of Mercy's Southern California office,Mercy has focused its development activity here in communities where these health systems have a presence. Prior to this RFQ response,Mercy and Mission Hospital, a part of the St. Joseph Health System, discussed how,to work together to meet the housing needs of the communities served by the hospital. If selected for this development,Mercy hopes to bring its integrated approach to healthy communities to this new housing in collaboration with Mission Hospital. In particular,Mission Hospital's work in the neighborhoods of Casa de Capistrano,Casitas de Alipaz and La Zanja in San Juan Capistrano will assist Mercy in determining and addressing the needs of the residents of the proposed development. Needs identified by the Hospital include safety and recreation as top priorities for the working families on San Juan Capistrano. This housing development presents the opportunity to expand upon some of the vital services already established in the community. Our initial discussions with Mission Hospital indicate that there may be a possibility of expanding the Community Health Enrichment Collaborative(CHEC)work that they have started in the neighborhoods referenced above. This collaboration could take many forms, from a referral system for residents of the new housing development, to the creation of a satellite space where the CHEC could offer expanded services. Activities at the housing site or for the housing residents could include health enrollments and other services offered by CHEC. Any of this work would be dependent on discussions with CHEC members and resources that could be dedicated toward this effort. Through the Hospital's Neighborhood Health Survey,childcare has also emerged as one of the pressing needs facing working families in San Juan Capistrano. MHC has provided childcare space on site in several other family developments and would be interested in working with the Hospital,the City and other interested parties to determine the best way to address this need on site. Recreation for children,teens and adults was also a recurring theme in the Neighborhood Health Survey. MHC could tap into CHEC Neighborhood Health Committee, an existing body of concerned and active residents and community leaders,to assist in directing these plans and I.Background and Experience Section B: Approach Mercy Housing California Page 4 of 5 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 efforts in an advisory capacity. A letter of support from Mission Hospital is attached to this section. Subsection 1. Alternate Site Discussion While the City of San Juan Capistrano has identified a parcel for development in its RFQ, it is possible that another parcel may be or may become more attractive as a development site than the site identified. The proposed site does present many challenges that will have direct impacts on cost and timeframes for development. Some of these issues have been addressed in the RFQ, such as the site topography and presence of the creek, and the need for subdivision and an access bridge. Although there may be overwhelming benefits to choosing this site, the cost of creating access, bringing utilities to the site,protecting the housing from the creek,processing the development through environmental agencies, and creating a development site with such topography may make the non-housing site costs prohibitive. Mercy would study these challenges further to determine their implications for feasibility. In addition,after reviewing the Housing Element of the City of San Juan Capistrano,Mercy has initiated a search for potential alternative sites. City planning staff was also of great assistance in identifying areas for potential development of multifamily housing. There are several opportunities for affordable housing development within existing development patterns in the City, each with its own possibilities and challenges. If selected as the City's partner in the proposed development, Mercy will further examine,with assistance from City staff, the various potential sites that have been identified, as well as any that we have missed. At that time,we will have the chance to explore the limitations and opportunities that each site presents. We recognize that the development potential for many of the sites listed below may be restricted due to noise, slope, community concerns, etc. This is discussion is merely an effort to begin the analysis of such issues. As the development effort moves forward,the identified alternative sites will continue to be monitored on an on-going basis until that site which is deemed most appropriate is approved by the City and acquired for development. If the housing is developed on a single site,the potential alternative sites identified are: • Southeast comer of Camino Capistrano and Junipero Serra Road—Approx. 32 acres • East side of Rancho Viejo Road—Approximately 7 developable acres • East side of 5 Freeway,north of San Juan Creek—Approximately 12 acres • North side of La Novia between 5 Freeway and Forster Canyon Road—Approx.9 acres • Southeast side of Del Obispo Street behind Armstrong Nursery—Approximately 30 acres • North of Stonehill Drive,east of San Juan Creek—Approximately 15 acres The housing could potentially be developed over several sites. Although some economies of scale are lost,there may be other opportunities presented, including identifying sites with adjacent infrastructure(ie.reducing development costs),spreading out the housing so as to integrate it into the community,and mitigating opposition by avoiding the concentration of the housing on one site. An abbreviated list of sites that could accommodate a portion of the anticipated units might include: • North of Camino Las Ramblas,east of Via de Agua—Approximately 6 acres • Northwest of Ortega Highway and Rancho Viejo Road—Approximately 4 acres • North of Paseo de la Paz and Del Obispo Road—Approximately 6 acres I.Background and Experience Section B: Approach Mercy Housing California Page 5 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 • South of Via Entrada—Approximately 7 acres • North of Mission Hills Drive, east of 5 Freeway—Approximately 5 acres If selected as the City's partner in the development,Mercy will work with the City to narrow the potential sites,begin negotiations on the site and/or sites that are deemed appropriate, and will consult with the City and other community stakeholders on the appropriate level of community outreach and involvement to be programmed into the development. As discussed previously in this section, Mercy generally undertakes a community outreach process after a site has been selected. Depending on the issues involved, it may be appropriate to undertake a portion of this process before a final site is selected. Mercy and the City will together determine the feasibility of various sites and the appropriate degree and timing for community outreach and involvement in the process. Subsection 2. Financing Discussion It is assumed that the City will play a major part in the project financing,providing funds for what may be rather extensive non-housing related costs such as site preparation and grading, environmental mitigation, floodplain map revision,and drainage improvements, as well as for the acquisition of the site and construction of the housing. In addition to existing local funds,the City's contribution to the development may be derived from State HOME and CDBG funds,and fee waivers and deferrals, among other sources. It is anticipated that this contribution by the City will be leveraged to obtain State and Federal funds to cover the majority of development expenses. The primary State of Federal financing vehicle for providing rents as low as 30%and 50%of the Area Median Income, as identified in the City of San Juan Capistrano's RFQ, is the Federal Low % Income Housing Tax Credit Program,which consists of both a very competitive 9%tax credit element and a less competitive 4% element. State credits are also available to supplement some projects. Project financing using the more generous 9%element affords the greatest level of affordability,hence the extreme competition for funds. In.order to achieve similar levels of affordability using the 4%element of the program, the State Department of Housing and Community Development has recently operated a Multifamily Housing Program(MHP)which partially fills the gap between the equity provided in a 9% or 4%scheme. MHP funds have been eliminated from the State budget for the coming year, and it is unclear whether or not they will be restored through a proposed bond measure,or some other means,in order to be available for the proposed development. Competition for tax credits is based on a regional allocation system, in which Orange County is one of the designated allocation areas. Orange County has not typically been as competitive as other areas. Therefore,Mercy believes that it is fairly safe to assume that the development could be funded using the 9%credits. However,to hedge against the possibility that the allocation system is could be altered prior to the proposed project being submitted for funding, or should competition for Orange County credits increase,Mercy will prepare, if it is selected as the developer,alternative financing scenarios utilizing both the 9%and 4%elements of the program. Additional permanent financing will be provided through the Affordable Housing Program of the Federal Home Loan Bank, and through a conventional loan or bond issuance. J I.Background and Experience Section B: Approach Mercy Housing California Page 6 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Finally,additional permanent resources will be required in order to fund the services programs necessary to assisting families in achieving greater independence and an improved quality of life. Mercy will look to both outside resources and its own in order to fund these efforts. Resources that Mercy may be able to tap for these purposes include: a$5 million return on investment from its Strategic Healthcare Partnerships;a$300,000 grant from the U.S.Department of Health and Human Services to integrate healthcare and housing;and a$750,000 grant from U.S.Department of Education for implementation of technology centers. Based on these financing assumptions and Mercy's experience with developments of similar size and scale, and facing substantial land development challenges, it is anticipated that total development costs, including land acquisition,will be close to$35,000,000. In addition to permanent financing,construction and predevelopment financing will be necessary to complete the development. The City will be expected to provide predevelopment and construction financing. Additionally,Mercy will be able to access its$2.5 million revolving line of credit with Catholic Healthcare West,the Mercy Loan Fund, and a recently established$8 million line of credit with U.S.Bank for predevelopment activities and other bridge financing. I.Background and Experience Section B:Approach Mercy Housing California Page 7 of 7 President Ch - Mission Hospital -ir -President A Chief Executive Officer SE JOSEPH - IffuntnstsM 21700 Medical Center Roaq Minion Vigo.CA s2Mr Tel 949M.2m 25 February 2002 FaR940.9 4m4 WWW..ndssiontheshh c0m Data Kovel Regional Director Mercy Housing California 500 S. Main Street, Suite 110 Orange, CA 92868 Dear Data: 1 am writing to express my enthusiastic support for Mercy Housing California's pursuit of a 160-unit development of affordable housing for families in San Juan Capistrano. Mission Hospital, a member of the St.Joseph Health System, is dedicated to improving the health and quality of life of all who reside in south Orange County. As you know, St. Joseph Health System and Mercy Housing have since 1997 been working together as Strategic Healthcare Partners. Our participation in the nationwide Strategic Healthcare Partnership stems from our belief that it takes more than quality health care to create and support healthy communities. As you and I have discussed,the proposed housing development presents a unique opportunity to expand upon some of the vital services already established in the community. For instance, the Community Health Enrichment Collaborative(CHEC), a collaborative effort of Mission Hospital, Catholic Charities, and the Mission Basilica San Juan Capistrano, already provides a variety of services to families that would benefit from the proposed development. The health,family support, safety education, and child development services provided by CHEC include health insurance enrollment assistance for children and pregnant women;health fairs, vaccine clinics, and screening events; parenting education:family counseling; child supervision during workshops; mentoring to"in-home caregivers: and domestic violence support groups for children. It seems to me that collaborative efforts with Mercy in the proposed development could further leverage these services. Mission Hospital would be Interested in assisting Mercy Housing California in obtaining CHEC services for residents at the proposed development, perhaps through referral, through regularly scheduled visits to the site, or through a wellness center or other facilities that Mercy provides at the site. Of course, any of this work would be dependent on further discussions with CHEC members and resources that could be dedicated toward this effort, but I would be happy to facilitate such a conversation. Swth onneo Ownwa Roplonol Yodleal eoeror 6lnwe or Si.Jnooeh of M�nw Dara Kovel February 25, 2002 Page 2 Furthermore, CHEC recently conducted a Neighborhood Health Survey that indicated that neighborhood safety and recreation opportunities were among the greatest unmet needs in the community. Mission Hospital assisted in the development of a soccer field in San Juan Capistrano in order to partially fulfill these needs. Mission Hospital is supportive of the inclusion of children's recreation facilities and programs as a part of the development, and we would be interested in assisting Mercy Housing in such an effort. Mercy Housing California has an excellent track record as a developer and operator of quality affordable housing for low-income families. Mercys reputation for its commitment to community involvement, and its focus on the improvement of the quality of life for residents, precedes ft. I am hopeful that we will have the opportunity to work closely with Mercy Housing California in the strengthening of healthy communities in San Juan Capistrano. Sincerely, Peter F. Bastone President and Chief Executive Officer suoijualliiuno 3 uol13as Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Section C: Qualifications Mercy Housing California's qualifications to develop the proposed approximately 180 units of affordable multifamily housing,in partnership with the City of San Juan Capistrano,is established by its credentials as a mission-based nonprofit developer and operator of housing tailored to meet the wide variety of needs of low income communities. Part of the national Mercy Housing System serving 14 states,Mercy Housing California is one of the largest non-profit affordable housing developers in California,operating over 4,300 units in 75 properties statewide, with another 2,000 units in development. All of Mercy's developments are operated by Mercy Services Corporation, its management and resident services affiliate. Integral to Mercy's mission are long-term affordability,professional leasing and management, impeccable upkeep and maintenance, and the delivery and coordination of supportive services that assist residents in achieving a greater quality of life and higher degree of independence. MSC's management efforts focus on providing on-site staff and off-site staff of sufficient numbers,training, and quality; rigorously screening resident applicants, including home visits and background checks;maintaining impeccable interior and exterior maintenance and upkeep standards;and strictly enforcing an array of leasing documents,including parking agreements specifying the number of vehicles owned, and limitation of occupancy to household members who have signed the lease. At the invitation of St.Joseph's Healthcare System and Catholic Healthcare West, Mercy Housing California opened a Southern California development and management supervision office in 1999, after having already developed properties in Los Angeles, Oxnard, and Bakersfield. Located in the City of Orange, this office of six full-time employees supervises management of Mercy's 235 units of Southern California housing, and is currently developing 900 new units in the communities of Anaheim, Carlsbad,Encinitas, San Diego, Santa Barbara, Oxnard, Los Angeles, and Cathedral City. Utilizing a broad array of funding sources and financing mechanisms,Mercy Housing California has a 20 year track record of completing a variety of developments,each facing unique challenges in such areas as complex land use and acquisition negotiation, stubborn design and engineering constraints, and special state and federal permitting requirements. In each case,Mercy has led a broad,community-based effort to achieve a development goal that meets the needs of all stakeholders in the project,including the immediate neighborhood, local elected and public service officials,area service providers and advocacy groups,and the intended resident population. As a result of its technical expertise and mission-driven approach,Mercy is often selected by local jurisdictions to assist in major housing projects and programs, either as a developer or in order to provide technical assistance. Although the specific mix of challenges facing the proposed development in San Juan Capistrano are unique, they are not unfamiliar to Mercy Housing California: • Construction in a Flood Plain required Mercy to expedite hydrology studies, local jurisdictional review,and FEMA approvals of Flood Map Revision in pursuit of a 190 unit development in progress in Santa Barbara. Assembling entitlements and design review approvals for the Santa Barbara development,which is currently pending final Planning Commission approval,has also involved consultation with the California Department of I.Background and Experience Section C: Qualifications Mercy Housing California Page 1 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Fish and Game and Army Corps of Engineers regarding permits for work in a wetlands area; intensive biological analysis, community negotiation, and design constraints associated with environmental review;construction of a bridge over a protected creek in the public right of way;and negotiation with existing users of the development site,which includes a parochial school in temporaryfacilities. • Hillside Development Sites have required extensive design and construction cost analysis,as well as consideration of compromises of useable open space,on developments in Carlsbad, San Francisco,and Santa Barbara. Land Subdivision and other major entitlement and jurisdictional work, including preparation and recordation of preliminary and final tract maps,annexation and revision of Sphere of Influence, and General Plan amendments and zone changes have been required for Mercy's projects,such as the John King Senior Community in San Francisco and previously mentioned development in Santa Barbara. • CEQA/NEPA Review is typical in Mercy developments,which generally include state and federal funding. Several Mercy developments have included broad and intensive environmental analysis,particularly the Santa Barbara development, and Sycamore Street Commons in Santa Cruz and Riverview Homes in Truckee(both profiled in this section). Mercy has experience working with consultants, community groups,and City's in the areas of traffic,parking, and acoustic analysis;water quality and soils mitigation;biological resource studies and mitigation plans; and wildlife habitat analysis,preservation, and mitigation. Similar Developments The following developments are of particular relevance to the issues facing the proposed development in San Juan Capistrano. Additional photos of these developments are included in Appendix Y. A complete list of developments and facilities in operation can be found in Appendix Z. Casa San Juan/Casa Merced, Oxnard Completed in 1999, this 105-unit development effort consists of both a 64-unit family housing development(Casa San Juan)and a 41-unit senior housing facility(Casa Merced),both coordinated together on two adjacent parcels in Oxnard. Density for the entire Casa San Juan/Casa Merced development is 21 units/acre. The City of Oxnard was intimately involved in the development of the sites,which involved a land donation by St. John Regional Medical Center and the preservation and archive documentation of portions of an historic hospital that once occupied the site. Casa San Juan is comprised of 10 buildings situated on a 3 acre parcel. Nine, two-story buildings contain 18 two-bedroom, 37 three-bedroom, and 9 four-bedroom apartments with private,garden- style courtyard entrances and individual secured garages,leaving substantial open space and common areas for residents. The Spanish influenced design includes a tile roof,wrought iron balconies, railings,adobe style stucco walls,and colorful the accents. Also included are a community building, common laundry facilities, a spacious community room with bathroom and kitchen,a management and resident services office, an outdoor barbecue,two trellis-covered picnic areas, a half-court for basketball, and a large playground for toddlers and children. I. Background and Experience Section C: Qualifications Mercy Housing California Page 2 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Located next door,on the site of an historic hospital,Casa Merced provides 40 one-bedroom units for seniors, while preserving the former doctor's residence,hospital structure,patio areas, and rare decorative tiles from the exterior of the hospital. The former doctor's residence structure became the manager's apartment, a common living room for residents, and a library. A lobby and large meeting room were built in a section of the former hospital, as well as a craft room and meeting rooms. There are patios for outdoor sitting,and two,original fireplaces were retained for resident use. Each floor also has its own sitting area. Common laundry areas are provided. Casa San Juan,which serves a mix of residents at 25%,40%, and 50%of the area median income,was financed by the Low-Income Housing Tax Credit Program, the Oxnard Redevelopment Agency, and a donation of land from St.John Regional Medical Center. Fannie Mae was the investor in the 9% tax credits,bringing approximately$6.8 million in equity to the development. The Oxnard Redevelopment Agency and a land donation from St. John Regional Medical Center also made the development possible. The total development cost was $8,258,000. Casa Merced was financed through the HUD Section 202 program,making all units affordable to seniors at or below 50%of the area median income. Additional support was provided by the Oxnard Redevelopment Agency. The total development cost was$4,468,100. Casa San Juan and Casa Merced are of particular relevance because of the mixed income neighborhood in which they are located, their similar density to the proposed development in San Juan Capistrano,and the Southern California architectural style employed in their design. In 1999, Casa San Juan won the National Association of Housing and Redevelopment Officials' top award for design. Heritage Homes, San Francisco This new construction, 148-unit family development was built on the site of two,twenty-story towers known as Geneva Towers,which were demolished by HUD in May of 1996. Mercy was selected by the City of San Francisco to redevelop the site in conjunction with a small non-profit established by the former residents of Geneva Towers. The design of the building consists of townhouses and flats,providing 22 one-bedroom,43 two- bedroom, 62 three-bedroom,and 21 four-bedroom units. The development achieves a density of 32 units/acre. Each unit has its own single car garage or parking space on a private street and its own private outdoor space,either a yard or a balcony. Also included in the development are a community building, five management staff and resident services staff offices,a childcare space for 40 children and a 13,000 square foot community center named The Village, The Village includes youth recreation and education programs ran by the Boys and Girls' Club,job development services,a health clinic and other community-serving activities that will serve the residents as well as the neighborhood at large. Thirty-two units have Project-Based Section 8 Assistance. The remaining units are available to families earning between 20%and 60%of area median income. The development was financed by the San Francisco Mayor's Office of Housing,the U.S.Department of HUD,the AFL-CIO Housing Investment Trust, equity from 9%tax credits, and conventional construction and permanent financing. The total cost of the development was$30 million. I. Background and Experience Section C: Qualifications Mercy Housing California Page 3 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 In addition to its similar size and scale,Heritage Homes is of particular relevance to the proposed development in San Juan Capistrano both because of the family-oriented services provided on- site--including childcare, the Boys and Girls Club,and a health clinic--and because of the unique financing structure. Authorized by Congress as a special pilot project,permanent financing was provided by the AFL-CIO Housing Investment Trust. Eden House,San Leandro Formerly owned and managed by a for-profit limited partnership,the Eden House Apartments is a 116-unit apartment complex located in the Ashland neighborhood,which is between the cities of San Leandro and Hayward,in unincorporated Alameda County. Rents were restricted in exchange for a reduced interest mortgage under Section 236 of the National Housing Act. Informed in 1995 that the owner intended to sell and that the buyer could be released from the affordability restrictions,the tenants organized a residents association;obtained a planning grant, and conducted a rigorous selection process to identify a nonprofit developer to assist them in preserving Eden House as affordable rental housing. In 1997, the property was purchased by EH/CC Housing Corporation, a nonprofit corporation formed and governed by Mercy Housing California and the residents of Eden House Apartments. At 23 units/acre, the property consists of 15 two and three story buildings containing 10 one- bedroom, 72 two-bedroom,22 three-bedroom and 12 four-bedroom apartments. There is an indoor community/recreation room,a playground with basketball court, a baseball diamond and play structure,a laundry room,a maintenance office,and a maintenance supervisor's unit and manager's office. The 1999 rehabilitation,phased over 14 months,consisted of unit upgrades in kitchens and bathrooms,new site drainage,new roofing, a security system,playground improvements, and facade improvements. The acquisition and rehab of the property by EH/CC Housing Corporation, financed by the U.S. Department of HUD through the Low Income Housing Preservation and Residential Homeownership Act(LIHPRHA), allowed the complex to retain the rent restrictions so that rents are affordable to households between 50%and 80%of area median income. The Low Income Housing Fund provided predevelopment funding, and Alameda County provided funds for a new on-site playground and cosmetic improvements not covered by HUD's LIHPRHA program. The total development cost was$8,678,412. In addition to its similar size and scale,and the focus on housing and services appropriate for low income families,the preservation of Eden House as affordable housing is particularly relevant to the development proposed in San Juan Capistrano because of the inclusive community process by which the development was completed. Without continually seeking and engaging the participation of the resident leadership and local community officials, the effort would not have been such a success. With continuing assistance from Mercy's Community and Resident Initiatives staff, Eden House residents continue to be actively engaged in the improvement of their community. A new organization,Safe Ashland,has been created to improve security in the neighborhood, organize youth activities,work with other property owners to clean up neighboring buildings, and to train other area property managers. Because of experiences such as this,Mercy Housing California is uniquely qualified to conduct such efforts. I.Background and Experience Section C: Qualifications Mercy Housing California Page 4 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Mercy Services Corporation's maintenance supervisor at Eden House,Anthony Sessions,was recently named Best Neighbor at the Safe Ashland awards. Sycamore Street Commons,Santa Cruz Located only a few blocks from the beach,Sycamore Street Commons is a 60-unit apartment community that was designed to blend with Santa Cruz'historic downtown neighborhoods,in order to fulfill the desires of the local community and the City of Santa Cruz. Sycamore Street Commons has an on-site childcare center licensed for up to 32 children, which is operated in partnership with a local service provider, as is an on-site job training and referral program. The design approach synthesized architectural elements surrounding community,which consisted primarily of buildings from the Victorian and Craftsman traditions,into a contemporary facility consisting of 8 one-bedroom,21 two-bedroom,26 three-bedroom,and 5 four-bedroom apartments. In all, the development achieves a density of 24 units/acre. The apartments range in size from 574 sf for a one bedroom,836 sf for a two bedroom, 1,200 sf for a three bedroom,and 1,340 sf for a four bedroom. Three of the apartments are wheelchair accessible and five have been designed to be adaptable. The design also includes on-site facilities for a licensed childcare center and a jobs program. In order to achieve affordability in this high-cost area for residents earning between 35% and 60%of area median income, financing was assembled from a wide array of sources: the City of Santa Cruz, the Redevelopment Agency of the City of Santa Cruz, SAMCO,Edison Capital, Wells Fargo Bank, Catholic Healthcare West,Mercy Loan Fund,Federal Home Loan Bank, Seascape Senior Housing, and the State of California Housing and Community Development Department. The total development cost was $10.3 million. Although smaller than what is proposed in San Juan Capistrano, Mercy's experience developing Sycamore Street Commons is particularly relevant to the development envisioned in the RFQ because of the special financing measures that were necessary in order to resolve an unexpected environmental issue. During grading, substantial soils and water contamination was discovered from a turn-of-the-century use of the property for chemical treatment of wood products. Because the construction lenders would not disburse funds prior to the completion of the mitigation,but State and IRS rules required that construction continue apace in order to maintain tax credit eligibility,the Mercy Loan Fund and a line of credit with Catholic Healthcare West was used to complete the mitigation. Without Mercy's financial ability to proceed with the development, with the potential extent and cost of the mitigation unknown,the development would not have been completed. Although this type of situation is rare,Mercy's development partners and investors take great comfort in the financial strength of the company and its ability to complete developments that appear to be in jeopardy. In 1998, Sycamore Street Commons won the top Gold Nugget award for Best Affordable Housing Project at the Pacific Coast Builders Conference. Riverview Homes,Truckee Riverview Homes is a 39 unit affordable single-family detached housing subdivision with houses for rent to very-low income households in the Town of Truckee. Truckee identified a need for affordable housing that can accommodate larger families,since three-and four-bedroom units on average rent for$750-1100 per month— far more than a very-low income family can afford to 1. Background and Experience Section C: Qualifications Mercy Housing California Page 5 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 pay. This income-rent disparity has traditionally driven larger very low-income households to overcrowd in smaller units. The project includes 18 three-bedroom houses and 24 four-bedroom houses,whose scale and character are in keeping with the adjacent residential community. Each house in Riverview Homes has an attached garage and a yard approximately'/4 acre in size. Kitchens are designed for family use, and the adjacent dining area opens out to the side yard. The units are approximately 1,206, and 1,338 square feet. Since the development is designed for families, it includes a tot lot,play area, and community building in the subdivision The 1,600 sq. ft. community building is used for resident meetings,after school programs, and other group activities. The development serves families earning between 30%and 60% of the area median income. The $9,158,000 development cost was covered financed through the 9%tax credit program,with the California Equity Fund as limited partner. A permanent loan was provided by Bank of America. Additional funding came from the State HOME program,the Federal Home Loan Bank Affordable Housing Program,and the CHFA Proposition 1 A School Fee Reimbursement program. Riverview Homes is of particular relevance to the proposed San Juan Capistrano development because of the stringent environmental hurdles that it faced,because of its sloped site,and because it was financed in part through State HOME funds,which Mercy assisted the locality in obtaining. In order to preserve water quality,the development required a storm water drainage system that separated clean storm water from dirty storm water through an integrated system that directs storm flow to channels,concrete gutters, and special culverts into basins,percolation facilities and filter trenches before leaving the property. Experience with Funding Sources Mercy Housing California has extensive experience with a broad array of affordable housing financing mechanisms and funding sources. With a development portfolio stretching back over 30 years,Mercy's experience includes virtually all of the State and Federal funding sources currently available for affordable housing development,as well as many other public and private funding sources that either unavailable to other developers, are employed only for a particular developments or geographic areas,or are not currently funded,but may again become available in the future. Mercy Housing California is best qualified to implement whatever financing structure best fulfills the site,program, and income mix goals that are finally determined in partnership with the City. As one of the largest nonprofit developers of affordable housing in California,with strong national organizational and financial support, Mercy is consistently successful in competition for and implementation of the standard financing mechanisms that are generally available. As demonstrated by the list of developments attached in Appendix Z,Mercy has developed thousands of units utilizing these standard sources,including Federal and State affordable housing tax credit programs;HUD 811/202 programs; local jurisdictional funds, including CDBG and HOME funds; the Federal Home Loan Bank's Affordable Housing Program; farm worker housing grants,as well as direct loans for predevelopment and preservation from the California Department of Housing and Community Development; and both bond issuance and loan-to- 1. Background and Experience Section C: Qualifications Mercy Housing California Page 6 of 7 Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 lender activity with the California Housing Finance Agency. Mercy also has a great deal of experience with various sources of funding for special needs housing. Fannie Mae, Union Bank of California,the Enterprise Social Investment Corporation, SAMCO, Mission Housing Investment, Sanwa Bank,Edison Capital,Alliant Capital(formerly known as Newport Partners),California Equity Fund,have served as Limited Partners with Mercy as General Partners in developments including tax credit investment and syndication. Construction and permanent lenders on Mercy projects have included Bank of America, Cal Fed, Wells Fargo,First Nationwide,CHFA,and Citibank. Additionally, Mercy has experience with a number of funding sources that are not currently available, due to lack of State or Federal funding,but which may become available again in the future,perhaps in a somewhat altered form. These include the State Department of Housing and Community Development's Multifamily Housing Program,the CHFA School Fees reimbursement program,the U.S. Department of HUD's Low Income Housing Preservation and Residential Homeownership Act(LIHPRHA),and others. As a reputable statewide organization with a strong national presence, Mercy has also been able to tap into special sources of fiords that are simply unavailable to other developers, including the AFL-CIO Housing Trust Fund, a standing line of credit with Catholic Healthcare West, and, of course,the Mercy Loan Fund,which since 1985 has made over$89 million in low interest financing housing developments that might otherwise have been unable to move forward. Mercy has also worked in a variety of ways with local jurisdictions to assist in the funding of affordable housing development, including use of local tax increment funds, obtaining fee waivers or obtaining funds for the development from fees charged to market-rate housing developments or commercial developments, structuring deferrals on building permit fees in order to achieve construction loan interest savings, and assembling competitive applications on behalf of smaller jurisdictions for State HOME and CDBG programs. Five out of six applications that Mercy assembled on behalf of local jurisdictions were awarded for State HOME funds in 2001. I.Background and Experience Section C: Qualifications Mercy Housing California Page 7 of 7 saauajaau Q uoi13as Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Section D: References City of Oxnard Ernie Whitaker Affordable Housing Manager (805)385-7200 Re: Casa San Juan/Casa Merced City of San Francisco Alice Talcott Project Manager for Mayor's Office of Housing(formerly) Currently employed by Community Economics (510) 832-8300 Re:Heritage Homes City of Santa Cruz Ceil Cirillo,Director Santa Cruz Redevelopment Agency (831)420-5150 Re:Sycamore Street Commons Alameda County Amy Hodgett,Program Manager Housing and Community Development Department (510)670-5093 Re:Eden House County of Orange Julia Bidwell Housing and Community Development (714)480-2991 Re:Linbrook Court Senior Apartments City of San Diego Cissy Fisher San Diego Housing Commission (619) 525-3611 Re: Mercy Gardens City of Santa Barbara Dave Gustafson Housing and Redevelopment Manager (805)564-5461 Re: Villa Caridad/St. Vincent's Gardens I.Background and Experience Section D: References Mercy Housing California Page 1 of I Section E .9 CHDO Request for Qualifications(RFQ) City of San Juan Capistrano 16 January 2002 Section E: Community Housing Development Organization Mercy Housing California currently operates two CHDO's,one in Sacramento and one in the Bay Area. Mercy is currently deciding which communities should be the focus of its third CHDO, which will in any case include Southern California and the community of San Juan Capistrano. 1.Background and Experience Section E: CHDO Status Mercy Housing California Pagel of 1 II. Appendix X .o Staff Resumes II. Appendix X: Staff Resumes VALERIE AGOSTINO Regional Vice-President of Operations EDUCATIONAL BACKGROUND University of Massachusetts Bachelor of Arts,1974 San Francisco State University Postgraduate courses in Gerontology Certificate Program PROFESSIONAL EXPERIENCE Mercy Housing California Regional Vice-President of Operations, July 2001 to Present Responsible for the coordination of MHC activities. Serves as lead in community and government relations, housing development,administration,staff development,and budget oversight;represents the various Mercy Housing entities that own properties and insure that the work of MHC is effectively coordinated with that of Mercy Services Corporation. In conjunction with the Regional President,works with Boards of Directors and other regional staff to achieve regional and system goals. Mercy Services Corporation Director of Property Operations -CA, March, 1994 to June 2001 Responsible for starting up the California Regional Office of Mercy Services Corporation. The company's regional management portfolio included 78 properties of affordable housing, with many properties specifically planned for residents who have special service needs. Primary responsibilities included property staff planning,pre-development and development consultation,budget development,regulatory reporting, and staff and owner relationships for managed developments in California. Duties included all Regional Property Management oversight while planning for a period of sustained organizational growth. The John Stewart Company Supervisor, Retirement Housing, 1991 to 1994 Responsible for overseeing the operations of housing facilities in the retirement housing division. Duties included working closely with on-site property administrators to address complex issues regarding fiscal, plant,personnel,and program management. Worked closely with owners and regulatory agencies. Claremont House Retirement Community Administrator, 1988 to 1990 Responsible for all aspects of operating a full-service luxury retirement community. Duties included supervising daily operations; fiscal, plant, and program management and planning. Facility included licensed RCFE program. Francis of Assisi Community Administrator, 1981 to 1987 On-site administration of a self-managed residential facility for low-income older people and physically disabled persons. Duties included fiscal and plant management and planning,administration of Section 8 Program,and supervision of daily operations that included a case management program for frail elders and a Community Center. PROFESSIONAL AFFILIATIONS &COMMUNITY INVOLMENT Northern California Association of Housing Management Agents(NAHMA): National Assisted Housing Professional Executive Chair,Housing Subcommittee;Housing Subcommittee,California Association of Homes for the Aging Chair of Board of Directors,Francis of Assisi Board of Directors,Non Profit Housing Association of Northern California Board of Directors,The Women s Refuge DARA KOVEL Regional Director EDUCATIONAL BACKGROUND Yale University Bachelor of Arts, 1991 PROFESSIONAL EXPERIENCE Mercy Housing California,Orange,California Regional Director,July 2001 to Present Provide overall guidance and direction for the housing development work of the organization in the Southern California region. Oversee an office of five who are managing 12 developments totaling over 800 units. Coordinate and oversee housing development projects throughout Southern California including identifying new development opportunities; community organizing; site selection; project feasibility assessment; assembling financing packages and the oversight, supervision and training of project developers throughout all phases of the development process. Associate Director,April 1999 to July 2001 Opened the new Southern California office for Mercy Housing California and initiated new development throughout the southern part of the State from Santa Barbara to San Diego. Hired and supervised staff, managed office budget, introduced organization to new communities, coordinated regional healthcare partnerships, established public/private partnerships, and coordinate housing advocacy efforts at the state and local level. Project Developer,April 2995 to March 1999 Managed all aspects of nonprofit, affordable housing development. Experience includes housing developments ranging from $10 million mixed-use development for 47 families with retail and childcare on the ground floor, to the redevelopment of a neighborhood in San Francisco including a$30 million, new construction, 148-unit family development; a$15 million senior housing development with a childcare center and a senior center; and a community center with a computer learning facility,a job training center and Boys and Girls Club. Backen Arrigoni &Ross Architects,San Francisco,CA Business Development Coordinator, 1991 to 1993 Responsibilities included establishing individual marketing strategies for various building sectors, developing department budget and analyzing firm marketing strategy and project expenditures. Wrote proposals and developed architecture and consultant teams in response to requests for qualifications. PROFESSIONAL AFFILICATIONS &COMMUNM INVOLVEMENT Board Member,Southern California Association of Non Profit Housing (SCANPH) Vice President of Board,The Kennedy Commission(Orange County) Speaking engagements: Neighborhood Reinvestment Committee-Community Revitalization; SCANPH Conference-The Development Process;HUD Symposium on Affordable Housing in Orange County-Recommendations for solving the Crisis;San Francisco State University- Design for Society BEN PHILLIPS Housing Developer EDUCATIONAL BACKGROUND University of Michigan Bachelor of Arts, 1992 PROFESSIONAL EXPERIENCE Mercy Housing California,Orange,California Housing Developer, February 2001 to Present Joined the new Southern California office of nonprofit housing developer/owner of family, senior, and special needs housing with 30 years of history in California. Manage developments in communities from Santa Barbara to San Diego. Oversee project budgets from $3 million to $40 million. Developments involve major community-building projects, as well as utilization of small. infill parcels and rehabilitation of under-utilized properties. Project New Hope Director of Housing,final appointment January 2000 to February 2001 Senior Project Manager,January 1999 to January 2000 Project Manager,June 1998 to January 1999 Led housing department for LA nonprofit developer/owner of supportive housing (HIV/AIDS). Managed development of apartments and group living facilities using tax credit, local jurisdiction, and HUD programs. Hired and trained Project Management and Asset Management staff. Established a new $20 million, eight project pipeline. Created asset management program for projects placed into service. Habitat for Humanity Director of Project Development,August 1997 to June 1998 Managed financing,entitlement,and design of affordable,self-help condo developments for sale to very low income households in San Fernando Valley. NASCO West Coast Developer,final appointment,June 1995 to August 1997 Executive Director, Santa Barbara Student Housing Co-op,June 1995 to August 1997 NASCO Properties General Manager,June 1994 to June 1995 Provided development assistance to cooperatives in California and Western States for US and Canadian association, the North American Students of Cooperation (NASCO). Developed five co- ops blending market rate and affordable financing. Turned-around ownership subsidiary,acquiring first property in years, reducing accounts receivable by 75%, and solving preexisting code compliance issues. Hired,trained,and supervised maintenance,administrative,and program staff. PROFESSIONAL AFFILICATIONS &COMMUNITY INVOLVEMENT Chair,Building&Grounds Committee,First Unitarian Church of Los Angeles Board of Directors,HOPE-NET(interfaith effort vs.LA hunger&homelessness) Board of Directors,Campus Cooperative Development Corporation,Ann Arbor,MI Newsletter Editor,Habitat for Humanity,St.Augustine,Florida Board of Directors,Inter-Cooperative Council at the University of Michigan President,Michigan Cooperative House at the University of Michigan Tutor,English as a Second Language,Milan Federal Penitentiary,Michigan Conversant in Spanish STEPHAN V. DAUES Housing Developer EDUCATIONAL BACKGROUND American University,Washington D.C. Master of Arts,1996 Major: International Affairs,Comparative and Regional Studies,Latin America Subfield: Development Finance Willamette University,Salem,Oregon Bachelor of Arts, 1994 Majors: International Studies and Spanish PROFESSIONAL EXPERIENCE Mercy Housing California,West Sacramento,California Project Developer, July 2001 to Present Rural California Housing Corporation,West Sacramento, California Project Developer, February 1999 to July 2001 Assistant Project Manager,July 1998 to February 1999 Increasingly responsible for all aspects of affordable housing project development for regional private not-for-profit housing and social service organization. Consistently managing between 4-6 different developments, including single-family subdivisions, multifamily new construction, multifamily acquisition and rehabilitation throughout urban and rural areas of Northern California. Develop and facilitate working relationships with state, federal and local lending and regulatory agencies. Developed technical expertise in small city and county project finance, including California HOME project financing, compliance, and administration. Perform site searches and market surveys; develop proformas to determine project feasibility. Work with local officials,lenders and funding agencies to obtain financing and necessary public approvals. Coordinate the work of various project consultants. Prepare loan, grant and tax credit applications. California Coalition for Rural Housing,Sacramento, California Vista Volunteer, February 1997 to February 1998 Lead Organizer, February 1998 to June 1998 Provided education and training to resident associations in assisted housing developments. Organized individuals and groups to take action on local,state, and federal policy and regulations that affect the availability and quality of affordable housing. International Institute for Energy Conservation,Washington, D.C. International Financial Institutions Program Intern,June 1996 to January 1997 Provided research,writing, and editing for studies and briefs advocating sustainable energy policies among multilateral development banks providing financing and technical support to developing countries. MAURY E. RUANO Housing Developer Assistant EDUCATIONAL BACKGROUND University of Southern California Master of Real Estate Development, May 2000 Venice Institute of Architecture,Venice,Italy Doctorate in History of Architecture, 1990-1994 University of California at Berkeley Bachelor of Arts,May 1989 PROFESSIONAL EXPERIENCE Mercy Housing California,Orange,California Housing Developer Assistant, September 2000 to Present Review sites for potential development of new construction for affordable multi-family and senior housing. Analyze available financing options and prepare funding applications for affordable housing development. Perform all tasks necessary to obtain all entitlement approvals for inclusionary affordable multi-family housing developments. Provide on-going coordination among members of the project development team and perform all administrative tasks associated with the development process. Acqua Bella Corp.,Beverly Hills,California Real Estate Developer Assistant/Project Manager, September 1998 to June 2000 Identified sites for potential retail development, and prepared feasibility analysis for identified sites. Conducted purchase negotiations with private owners and/or CRA/EDD. Responsible for pre-leasing activities of retail development. Performed all activities associated with the project management of retail development. KMD Architects,Los Angeles,California Designer&Project Liaison,March 1995 to April 1997 Member of production team for the Tom Bradley International Terminal at LAX,UCLA medical labs, Cal State Los Angeles & Pomona Student Union Buildings, Little Company of Mary Hospital, and various courthouses throughout California. Marketed the firm in the Asian community in Los Angeles and expanded the company's presence to include Singapore. PROFESSIONAL AFFILIATIONS & COMMUNITY INVOLMENT International Practice Committee,American Institute of Architects-LA Chapter Board Member,Venice Community Housing Corporation(VCHC) STEVE FARMER Associate Director of Property Operations EDUCATIONAL BACKGROUND California State University San Jose Bachelor of Arts,1990 PROFESSIONAL EXPERIENCE Mercy Services Corporation,Santa Cruz,California Associate Director of Property Operations,August 2001 to present Provide supervision and support to Property Supervisors in the Central and Southern California Regions. Direct responsibility for 9 properties and indirect support for 8 others, over 700 total units and a staff of 40 who are direct reports. Facilitate the provision of Community and Resident Initiatives and Services at the site and system level. Promote new housing and community development opportunities. In support of Regional Development Corporation activities directed by Mercy Housing California, compile and prepare predevelopment data critical to the successful completion of programs. Offer presentations to community and governmental agencies to elicit support for affordable housing developments. Currently overseeing the implementation and conversion to integrated Property Management and Corporate Accounting Software system for the entire Mercy Housing Inc. portfolio including existing properties and corporate consolidation. Coordinate and oversee housing development projects throughout Southern California including identifying new development opportunities, community organizing, site selection, project feasibility assessment, assembling financing packages and the oversight, supervision and training of project developers throughout all phases of the development process. Property Supervisor II, November 1996 to August 2001 Supervised property operations in Santa Cruz and Santa Clara Counties. Consisting of 13 properties and 400 units with a staff of 28. Administer all facets of affordable housing programs including Federal and State Low Income Tax Credits,State of California Department of Housing and Community Development, county and city Community Development Block Grants and HUD programs. Worked on system wide business reorganization plan for financial services and helped implement conversion to electronic data collection systems for property management operations. John Stewart Company Property Supervisor,April 1993 to November 1996 Supervised operations at 9 properties in Santa Cruz and Santa Clara Counties, including affordable housing sites, home owners associations and housing cooperatives. Ranging from $10 million mixed-use development for 47 families with retail and childcare on the ground floor, to the redevelopment a neighborhood in San Francisco including a $30 million, new construction, 148-unit family development, a $15 million senior housing development with a childcare center and a senior center, and a community center with a computer learning facility, a job training center and Boys and Girls Club. PROFESSIONAL AFFILICATIONS &COMMUNITY INVOLVEMENT Presenter at Affordable Housing Managers Association(AHMA) Convention Advisor to the Board of Directors,Youth Opportunities/Kids and Teens Exploring Nature Inc. III. Appendix Y : Photos of Similar Developments III. 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T 32 ' �� � ryinw �y,. -.qy F � E i f 0. � l S � b f j _... .. �.. gay _ •� �`�, �Y_ �t � {3: 93 �: �� S a �i. _. 4 � ' A �yM� sjuatuu;)Ujj •�siy� Io,� pan.�asa : Z xipuaddv 'AI Heritage Homes San Francisco 148 Families Tax Credits-9%/AFL-CIO Section 8 Close Out Co-Sponsor/Owner Odd Fellows Building Live Oak 14 Seniors Tax Credits-9% Close Out Sponsor/Owner Riverview Homes Truckee 40 Families Tax Credits-9% Close Out Sponsor/Owner Grizzly Hollow III Galt 115 Families-Self Help USDA 502 Close out Sponsor/Owner Presentation Senior Community San Francisco 92 Special Needs-Frail seniors HUD 202 Close Out Sponsor/Owner Eden House Apartments San Leandro 116 Families HUD 236 Completed Sponsor/Owner Blue Goose Farm Labor Brentwood 18 Families-Farmworker Completed Sponsor/Owner Mercy Terrace San Francisco 152 Seniors HUD 202 Completed Sponsor/Owner Bermuda Garden Apartments San Leandro 80 Families Tax Credits-4%,Tax Exempt Bonds Completed Sponsor/Owner Hamilton Apartments Oakland 92 S ecial Needs-Homeless Individuals Tax Credits-9% Completed Sponsor/Owner CL Dellums Oakland 73 S ecial Needs-Homeless Individuals Tax Credits-9% Completed Sponsor/Owner Park Village Stockton 208 1 Families HUD/City Completed Sponsor/Owner Osocales Community Santa Cruz 28 Families-Mobile Home HCD,Tax Increment Completed Sponsor/Owner Sunset Valley Duplexes Wheatland 88 Families Tax Credits-9% Completed Sponsor/Owner Bishop Quinn Cottages Sacramento 60 Special Needs-Homeless Individuals Tax Credits- Completed Co-Sponsor/Owner Crossroad Gardens Sacramento 70 Families Tax Credits-9% Completed Sponsor/Owner Village Park Apartments Sacramento 50 Families Tax Credits-9% Completed Sponsor/Owner Green Valley Brentwood 28 Families Tax Credits-HCD Completed Sponsor/Owner Special Needs-Individuals Heiner House aka Sequoia) Santa Cruz 5 Homeless/HIV/AIDS HCD CALDAP Completed Sponsor/Owner Britton Street Apartments San Francisco 93 Families Tax Credits- Completed Sponsor/Owner Above The Line Santa Cruz 20 S ecial Needs-Homeless Teens Com feted S onsor/Owner .Monsignor Lyne CommunitySan Francisco 20 Seniors HUD 202 Com feted S onsor/Owner Special Needs-Individuals Consulting/Manage Peter Claver CommunitySan Francisco 32 Homeless/HIV/AIDS Tax Credits-9%, HUD McKinneyCom leted merit Agent 2/25/02 Page#1 Bennett House Fairfax 70 Seniors HUD 202 Completed Sponsor/Owner Martinelli House San Rafael 66 Seniors HUD 236 Completed Sponsor/Owner Dorothy Day Community San Francisco 100 Seniors HUD 202 Completed Sponsor/Owner Delta Plaza Stockton 30 Seniors Tax Credits-9% Completed Go-Sponsor/Owner Florin Woods Sacramento 70 Families Tax Credits-9% Completed Sponsor/Owner Padre Palou Community San Francisco 18 Families Tax Credits-9%, HCD RHCP Completed Sponsor/Owner Mountain View Townhomes Tracy 37 Families Tax Credits-9% Completed Sponsor/Owner Westgate Townhomes Stockton 40 Families Tax Credits-9% Completed Sponsor/Owner Bear Mountain San Andreas 20 Seniors HUD 202 Completed Sponsor/Owner Plaza Maria San Jose 53 Families Tax Credits-9% Completed Sponsor/Owner Juni ero Serra House San Francisco 25 Special Needs-Individuals HUD 202 Completed Sponsor/Owner Vista Grande Apartments Daly City 24 Families Tax Credits-9% Completed Sponsor/Owner Notre Dame Plaza San Francisco 66 Seniors HUD 202 Completed Sponsor/Owner Richmond Hills San Francisco 13 Families-Homeless City Financed Completed Consulting/Owner 205 Jones Street Apartments San Francisco 50 Special Needs-Individuals Tax Credits-9% Completed Sponsor/Owner Maria B.Freitas San Rafael 62 Seniors HUD 202 Completed Sponsor/Owner Oceana Terrace Pacifica 42 Seniors HUD 202,Tax Increment Completed Sponsor/Owner Rose Hotel San Francisco 76 Special Needs-Homeless Individuals Tax Credits-9%,HUD McKinney Completed S onsor/Owner Columbia Park Apartments San Francisco 50 Families Tax Credits-9% Completed Sponsor/Owner 1101 Howard Street Apartments San Francisco 34 Families Tax Credits-9%,HCD RHCP Completed Sponsor/Owner St. Francis Terrace Sacramento 48 Families Tax Credits-9%, HCD RHCP Completed S onsor/Owner 1028 Howard Street Apartments San Francisco 30 Families Tax Credits-9%, HCD RHCP Completed Sponsor/Owner 111 Jones Street Apartments San Francisco 1 108 1 Families and Seniors Tax Credits-9%,HCD RHCP Completed S onsor/Owner 2/25/02 Page#2 . .� is ��;- . .-..._ SL Andrews Community Daly City 50 Seniors H202 Completed Sponsor/Owner Special Needs-Individuals Belmont House Belmont 6 Homeless/HIV/AIDS CDBG Completed Consulting Russell Manor Sacramento 66 Seniors HUD 202 Completed Sponsor/Owner Mercy Family Plaza San Francisco 36 Families Tax Credits-9%, Historic Tax Credits Completed Sponsor/Owner Santa Fe Townhomes Stockton 31 Families Tax Credits-9%,HCD RHCP Completed S onsodOwner Downtown Villas Santa Cruz 5 Families HCD CALDAP Completed Sponsor/Owner Lagoon Beach Cooperative Santa Cruz 31 Families HCD CHIRP Completed Sponsor/Owner Washington Steet Cooperative Santa Cruz 8 Families HCD CHIRP Completed Sponsor/Owner Casa Merced Oxnard 41 Seniors HUD 202 Completed Sponsor/Owner Ozanam Center San Francisco 100 Special Needs-Homeless Individuals City Financed Completed Consulting Camino Alto Apartments Mill Valley 24 Special Needs-Individuals HUD 202 Completed Sponsor/Owner Sycamore Street Commons Santa Cruz 60 Families Tax Credits- Completed Sponsor/Owner Mercy Riverside Manor Red Bluff 24 Seniors HUD 202 Completed Sponsor/Owner Villa Columba Red Bluff 70 Seniors HUD 202 Completed Sponsor/Owner School House Station Daly City 47 Families Tax Credits-9% Completed Sponsor/Owner Casa San Juan Oxnard 64 Families Tax Credits-9% Completed Sponsor/Owner Madison Place Apartments Bakersfield 56 Families Tax Credits-9% Completed Sponsor/Owner Neary Lagoon Cooperative Santa Cruz 95 Families Tax Credits-9%, HCD RHCP Completed Sponsor/Owner Tahoe Valle Townhomes South Lake Tahoe 70 Families Tax Credits-9% Completed Sponsor/Owner Kennedy Estates Sacramento 100 Families Tax Credits-9% Completed Sponsor/Owner Orchard Hill Placerville 103 Families-SelfHel Completed Sponsor/Owner Mace amas Apartments Napa 51 Families Tax Credits-9%,HCD RHCP Completed Sponsor/Owner Folsom Gardens I&II Folsom 1 96 Families HUD Completed Sponsor/Owner 2/25/02 Page#3 Lance Apartments Carmichael 74 Families HUD/LIHRPA/SHRA Completed Sponsor/Owner Land Park Woods Sacramento 75 Families Tax Credits-9% Completed Co-Sponsor/Owner Beverly Terrace Apartments Linda 40 Families USDA-RD Completed Sponsor/Owner Arroyo Seco Brentwood 65 Families-Self Help Completed Sponsor/Owner Special Needs(Homeless Families, Hamilton Family Center San Francisco 25 Transitional Housing HUD;McKinney,SHP Completed Consultin Whistle Stop Napa 14 Families Completed Consulting Francis of Assisi Community San Francisco 110 Seniors HUD 202 Completed Sponsor/Owner Lexington Sacramento 0 Families Completed Sponsor/Owner 73rd Avenue Apartments Oakland 4 Special Needs/Shelter Plus Care City Financed Completed Sponsor/Owner Treasure Island Housing Development Initiative San Francisco 86 Special Needs Unknown Completed Consulting The Haven Bakersfield 24 Families City Financed, HOME Completed Sponsor/Owner Freedom Boulevard Cottages Santa Cruz 7 Families Tax Increment Completed Sponsor/Owner San Fernando Valley Assessment Los Angeles 0 NA Assessment Completed NA Mercy Village Folsom Folsom 81 Families Tax Credits-4%,Tax Exempt Bonds Completed Sponsor/Owner Alhambra Assessment Alhambra 0 NA Assessment Completed NA All Hallows Community San Francisco 45 Seniors HUD 202 Completed Sponsor/Owner Tolton Court Los Angeles 10 Families Tax Credits-9% Completed Sponsor/Owner Mont Clair Court Los Angeles 16 Families Tax Credits-9% Completed Sponsor/Owner Special Needs-Individuals Completed/Develo Leland House San Francisco 48 Homeless/HIV/AIDS City Financed pment Sponsor/Owner Sycamore Center Red Bluff 0 Commercial USDA Construction Sponsor/Owner San Felipe Homes Los An eles 20 Families Tax Credits-9% Construction Sponsor/Owner John King Senior Community San Francisco 91 Seniors HUD 202 ConstructionCo-Sponsor/Owner Park Terrace Yuba Cit 80 Families Tax Credits-9%,HUD 236 Construction Sponsor/Owner 2/25/02 Page#4 ".6 l i.e., MIM",; Count West II Esparto 59 Families-Self HelpUSDA 502 Construction Sponsor/Owner Special Needs-Individuals MercyGardens San Diego 23 Homeless/HIV/AIDS HUD 811 Construction Sponsor/Owner Special Needs-Individuals Aids HousingAlliance Sacramento 16 Homeless/HIV/AIDS Ci Financed Consultin Consulting Village Community Center San Francisco 0 Families Consulting Consulting Walnut Grove Walnut Grove 50 jFamllies-Single family USDA 502 Consultin Consultin Title VI Tenants Association Sacramento 350 Families Unknown ConsultinConsultin Episcopal Communit Services San Francisco 50 Families Tax Credits-9% Consulting Consulting Woodland Vistas Woodland 36 Families-Single family USDA 502/CHFA Consulting Consulting Fleming Place Sacramento 15 Families-Single family CHFA Consulting Consulting Diamond Sunrise Diamond Springs 16 Seniors HUD 202 Development Sponsor/Owner Cantebria Senior Homes Encinitas 45 Seniors HUD 202 Development Sponsor/Owner Padre Apartments San Francisco 41 Seniors and Special Needs-Disabled CHFA Development Sponsor/Owner Anaheim Senior Housing Anaheim 81 Seniors Tax Credits-9% Development Sponsor/Owner Marlton Manor San Francisco 151 Seniors and Special Needs-Disabled SFRA Development Sponsor/Owner Surreal Estates Sacramento 11 Families-Urban Self Help Conventional-RDA Development Sponsor/Owner Gleason Park Stockton 92 Families Tax Credits-9% Development Sponsor/Owner Cathedral Cit Nerbena Cathedral City 76 Seniors HUD 202 Development Sponsor/Owner ', Garden Park Apartments Pleasant Hill 28 Special Needs Homeless Families) Development Sponsor/Owner La Costa Greens/Dove Carlsbad 180 Families Tax Credits-4%Bond Feasibility Co-Sponsor/Owner Country Wood Apartments Linda 65 Familes CHFA/HOME/Sec, 8 Feasibility Sponsor/Owner California Hospital Los Angeles 62 Families Tax Credits-9% Feasibility Sponsor/Owner Cottages at McClellan Sacramento 100 Families/SRO Tax Credits-9% Feasibility Sponsor/Owner St.Joes San Francisco 1 80 Families Tax Credits-9% Feasibility Management Agent 2/25/02 Page#5 .....', r '.,.✓.. _.�... ...... ..: :.. :.... a'<'.. .. Redding 202 Redding 40 Seniors HUD 202 Feasibility Sponsor/Owner Tower Lodge Sec 8 Mod Rehab Santa Cruz 25 Special Needs-Individuals Section 8/Various Predevelopment Sponsor/Owner Peach Tree IV Live Oak 42 Families-Self Help USDA 502 Predevelo ment Sponsor/Owner Colusa Self-Help Colusa 30 Families-Self help USDA 502 Predevelo ment Sponsor/Owner Oak Court Self-Help Rocklin 8 1 Families•Self help CHFA El lo ment S onsor/Owner White Rock Villa a EI Dorado Hills 180 Families Tax Credits-4%Bond opment S onsor/Owner St.Vincent Gardens Santa Barbara 77 Families Tax Credits-4%Bond Predevelo ment Sponsor/Owner Hawksview, Plymouth 20 Families-Self help USDA 502 Predevelo ment Sponsor/Owner Villa Amador Brentwood 96 Families Tax Credits-9% Predevelo ment Sponsor/Owner Terracina Pinewood Court Apts. Williams 64 Families Tax Credits-9% Predevelo ment Sponsor/Owner Galt Tax Credit Galt 54 Families Tax Credits-9% Predevelo ment Sponsor/Owner Gault Street 202 Santa Cruz 37 Seniors HUD 202 Predevelo ment Sponsor/Owner WIND Sacramento 6 Special Needs-Individuals Transitional City Financed Predevelo ment Sponsor/Owner 10th&Mission Senior San Francisco 0 Seniors HUD 202 Predevelo ment Sponsor/Owner Mission Bay San Francisco 141 Seniors Tax Credits-4%Bond; Sec.8 Predevelo ment Sponsor/Owner Nueva Vista(aka Beach Flats& Dolphin Apartments) Santa Cruz 48 Families Tax Credits-9% Predevelo ment Sponsor/Owner Folsom Seniors Folsom 128 Seniors Tax Credits-9% Predevelo ment Sponsor/Owner Dudley Apartments San Francisco 75 Families/SRO/Special Needs SFRA Predevelo ment Sponsor/Owner Villa Caridad Santa Barbara 95 Seniors HUD 202 Predevelo ment Sponsor/Owner Foster Youth La-Mancha Sacramento 6 Special Needs-Foster Youth RDA for Supportive Housing Predevelo ment Consulting Oxnard Boulevard Family Housing Oxnard 72 Families Tax Credits-9% Predevelo ment Sponsor/Owner Geneva Carter San Francisco 101 Families Tax Credits-9% Predevelo ment Sponsor/Owner Special Needs•Individuals AIDS Services Foundation Anaheim 23 Homeless/HIV/AIDS HUD 811 Predevelo ment Sponsor/Owner 2/25/02 Page#6 ® Mercy Housing California Southem California Region 500 South Main Street, Suite 110 Orange, CA 92868 MergHmsingSysem Fax: (714)550-5085 RFCE�V�D FAX COVER SHEETMAY20 2002 DATE: 51 moa, pLANN/Na DE p TO: Ccx4 Sa e 1G CC: COMPANY: C DEPARTMENT: U TELEPHONE: FAX: 9i� `itis- io53 EXTENSION: NUMBER OF PAGES INCLUDING COVER SHEET: opt FROM/ DIRECT NUMBER: E-MAIL ,LUPE CORTEZ (714)550-5080 IcortezArriercyhousing.org _DARA KOVEL (714)550-5081 dkovel at7mercvhousing.orq MAURY RUANO (714)550-5082 mruano(@mercyhousina.org —BEN PHILLIPS (714)55D-5083 bph6lips .mercvhnusing.oro __MARIO TURNER-LLOVERAS (714)550-5084 mtumer-lloveras(almercvlwusinq.org —,ANA GAVIN (714)5%5087 agavinColmercvhousing.org PROJECT: 9V Q C/of 8,��01� RE: CSz— ❑Urgent ❑For Review ❑Please Comment ❑Please Reply ❑Please Recycle The niwrtufion contak"in this facsimile is ounfidenfial and privileged,and s intended for the use of the ruimed receiver only. If you are not the intended reW.nt,you are hereby notified that any dlWoa .wpying,dsa3ution or the taking of any action In reliance on the cordents of this faaarrole is strictly prohibited If you have received rhs facskrvle in error,please call(714)55x5080 and notify the appropriate person. Request for Qualifications(RFQ) City of San Juan Capistrano 9 May 2002 PLAZA MARIA SU MARY In collaboration with Catholic Charities and the Catholic Diocese of San Jose,Plaza Maria was sponsored and developed by Mercy Housing California to serve lower income families in San Jose. Completed in 1995,this new construction,wood frame development consists of three buildings including two-story walk-up buildings and a four-story elevator building,providing a total of 53-units. Built on 1.38 acres,the Plaza Maria achieves a density of 38 units/acre,with panoramic downtown and mountain views. The unit mix consists of 29 two-bedroom apartments,21 three-bedroom apartments,and 3 four- bedroom apartments. Site amenities include a 10,581 square foot playground and tot lot,private decks and patios, and 1,789 square feet of community activity rooms. Sixty-five parking spaces are provided, including some garages. All apartments are affordable to households earning between 40%and 60% of the Area Median Income, and four units are further subsidized through Project-Based Section assistance. The development was financed through the Low-Income Housing Tax Credit Program, the Department of Housing of the City of San Jose,the Affordable Housing Program of the Federal Home Loan Bank of San Francisco, and conventional construction and permanent financing. The total cost of the development was$8 million. The property is managed by Mercy Services Corporation,and resident and community services include ESL classes,a computer lab,exercise programs,teen activity programs, and a variety of social and community activities. Plaza Maria has been recognized in the local press as an outstanding example of modern residential architecture appropriate to the revitalization of San Jose's downtown. I.Background and Experience Section C: Qualifications Mercy Housing California Page I of 1 + ' K 5 I } t � 11 .e +� °' ! �6E � � t w I a'•�.E ,d' xa ! - ,�� � �� , + r" i . y � �1�ec'Y{$, 111 i�.•r' + � QRS jt3. � ';`• d�f''•. � r � It1 nqA • 1 ter '�, ,c « ,a •' � N. r s, '• ' �j�t ;1rr f r, /'y(P �-{�a T'•tp} F f+� �` r l�+ � R at•!E x� .. r f 1 �Ii r •1 3 +.. r -+ p �. r r Yg t hx f . ' < " r �-.�t •„ � j' ,t 'a+ ( k. r v+:t s F "r ^"�.#'�*w"w�"•{`"'N i ID "L }lY� 1..19t A1� f Yt +� + , / , .E 1 j�. X• �1 nr I �E�J {R1 af� txe �o-r�x� er ?,(�l�3yP Ip 7 4 � - , ; � •' yf IP)�. f ; �j�i 3' r (glS,t 4�� ,'< _ -?>��f , , t i . ; 3 •' �f ' 1 u�F} ( 'S'liR+E v',t`7,(� P R,,� ��R?'��ll ,�.R7PR�w`a�� ' � F;aytl+ 1 . i jWr'4 fit^%Is MERCY HOUSING CALIFORNIA Invites You To Join Us At Our 2nd Community Design Meeting To Discuss Workforce Housing in SAN JUAN CAPISTRANO AGENDA TOPICS INCLUDE: • Design input from the community • Design constraints for the development • Architectural style preferences • Provide answers to questions raised at last meeting DATE: December 10, 2003 TIME: 7:00 P.M. -8:30 P.M. LOCATION: Boys & Girls Club of Capistrano Valley ADDRESS: 1 Via Positiva San Juan Capistrano, CA 92675 (CROSS STREETS: Camino del Avion and Alipaz) ROOM: Multi Purpose Room Please come share your thoughts and ideas about our proposed plans for new family housing located at: East end of Calle Rolando off Alipaz in San Juan Capistrano QUESTIONS: Please call Holly Benson at (714) 550-5084 DEC 0 3 2003 MERCY HOUSING CALIFORNIA Los Invita A Reunirse Con Nosotros Para Una Segunda Junta Para Discutir EF "M rs Nuevas Vivienclas a Bajo Costo Para Farnilias en SAN JUAN CAPISTRANO Estaremos creando ideas para el DISENC) y tomando sus sugerencias para el estilo arquitectonico Fecha: 10 de Deciembre de 2003 Hora: 7:00 P.M. -8:30 P.M. Localisacio'n: Boys & Girls Club of Capistrano Valley bireccio'n: 1 Via Positiva San Juan Capistrano, CA 92675 (Entre las Calles: Camino del Avian and Alipaz) Salo'n: Multi Purpose Room Por favor venga a compartir sus pensamientos e ideas sobre nuestros planes Para nuevas vivienclas para familias en: I Calle Rolando en San Juan Capistrano Preguntas: Llahe a Lupe Cortez al nu'mero (714) 550-5231