06-0601_MILLENNIUM HOUSING CORPORATION_Supplemental Regulatory Agr"ThWIDbiCument was,elektionically recorded by
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Rec6'rded in ial Records, Orange County
RECORDINGREQUESTED, BY AND Tom Daly, Clerk -Recorder
WHEN RFCORT)F.D RETURN TO:
BEST BEST & KRIEGER LLP
3 750 University Avenue, 3d Floor
Riverside, CA 92501
Attention: Francis J. Baum, Esq.
81 .00
2006000368544 11:05am 06/01106
119 30 Al2 D06 24
0.00 0.00 0.00 0.00 69.00 0.00 0.00 0.00
By and Between the
CITY OF SAN JUAN CAPISTRANO
TrIT41
MILLENNIUM HOUSING CORPORATION,
as Owner
Dated as of May 1, 2006
RNTUBTBAUNW08986.1
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RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
BEST BEST & KRIEGER LLP
3750 University Avenue, P Floor
Riverside, CA 92501
Attention: Francis J. Baum, Esq.
[Space above for Recorder's use]
SUPPLEMENTAL
REGULATORY AGREEMENT
AND DECLARATION OF RESTRICTIVE COVENANTS
By and Between the
CITY OF SAN JUAN CAPISTRANO
offi
MILLENNIUM HOUSING CORPORATION,
as Owner
Dated as of May 1, 2006
RVPUB\FBAUNM708986A
TABLE OF CONTENTS
Page
Section 1.
Definitions and Interpretation ....................................................................
I
Section 2.
Membership in Authority; Rental Assistance Fund ...................................
3
Section 3.
Project Requirements .................................................................................
4
Section 3A.
Property Management and Maintenance ...................................................
5
Section 4.
Qualified Residents ....................................................................................
6
Section 5.
Repair and Replacement Fund ...................................................................
9
Section6.
Other Covenants .........................................................................................
9
Section 7.
Inderm-tification ..........................................................................................
9
Section8.
Consideration ............................. .............................................................
10
Section9.
Reliance ....................................................................................................
10
Section 10.
Sale or Transfer of the Project; Option to Purchase ................................
10
Section11.
Term .........................................................................................................
I I
Section 12.
Covenants to Run With the Land .............................................................
12
Section 13.
Burden and Benefit ..................................................................................
12
Section 14.
Uniformity; Common Plan . .....................................................................
12
Section 15.
Enforcement .............................................................................................
12
Section 16.
Recording and Filing ................................................................................
13
Section17.
Payment of Fees .......................................................................................
13
Section18.
Governing Law ........................................................................................
13
Section19.
Amendments ............................................................................................
13
Section20.
Notice "*"** .......... * ...... .................. *'*'*"*"*"*'* ....................
13
Section21.
Severability ..............................................................................................
14
Section 22.
Multiple Counterparts ..............................................................................
14
Section23.
Subordination ...........................................................................................
14
EXHIBIT A - Legal Description ................................................................................................. A-1
EXHIBIT B — Rental Control Ordinance ..................................................................................... B-1
RVPUBTRAM708986.1 -i-
THIS SUPPLEMENTAL REGULATORY AGREEMENT AND DECLARATION OF
RESTRICTIVE COVENANTS (the "Regulatory Agreemenf'), made and entered into as of
May 1, 2006, by and between the City of San Juan Capistrano, a public body, corporate and
politic (the "City"), and Millennium Housing Corporation, a California nonprofit corporation, as
the owner of the property described in Exhibit A attached hereto (the "Owner"):
WITNESSETH:
WHEREAS, the Owner is acquiring the property described on Exhibit A attached hereto
and the improvements located thereon, consisting of a 312 -space mobile home park known as
"San Juan Mobile Estates" (the "Project"), with a loan to it from the Independent Cities Lease
Finance Authority (the "Authority") from the proceeds of the Authority's Mobile Home Park
Revenue Bonds, Series A, Series B and Taxable Series C (collectively, the "Authority Bonds");
and
WHEREAS, in connection with the issuance of the Authority Bonds, the Owner, the
Authority and Union Bank of California, N.A., as trustee for the Authority Bonds (the "Authority
Bond Trustee") have entered into a Regulatory Agreement and Declaration of Restrictive
Covenants dated as of May 1, 2006 (the "Authority Regulatory Agreement") which is being
recorded in the real estate records of Orange County as a covenant running with the real property
described in Exhibit A (the "Property"); and
)WHEREAS, in consideration of the City joining the Authority as an Associate Member
in order to enable the Authority to provide financing to the Owner for the Project, the Owner and
the City are entering into this Supplemental Regulatory Agreement and wish it to be recorded as
a covenant running with the Property on a subordinate basis to the Authority Regulatory
Agreement and the Deed of Trust referred to herein;
NOW, THEREFORE, in consideration of the mutual covenants and undertakings set
forth herein, and other good and valuable consideration, the receipt and sufficiency of which
hereby are acknowledged, the City and the Owner hereby agree as follows:
Section 1. Definitions and Interpretation. The following terms shall have the
respective meanings assigned to them in this Section I unless the context in which they are used
clearly requires otherwise:
"Adjusted Income" — The total anticipated annual income of all persons in a household,
as calculated in accordance with 25 California Code of Regulations Section 6914 or pursuant to a
successor State housing program that utilizes a reasonably similar method of calculation of
adjusted income. In the event that no such program exists, the City shall provide the Owner with
a reasonably similar method of calculation of adjusted income as provided in said Section 6914.
"Administration Agreement" - The Administration and Oversight Agreement, dated as of
May 1, 2006, by and among the Authority, the City, the Owner and the Oversight Agent.
"Area" - The Primary Metropolitan Statistical Area in which the Project is located
"Authority" - The Independent Cities Lease Finance Authority.
RVPUBTBAUNR708986.1 I
"Authority Bonds" - Collectively, the Authority's Mobile Home Park Revenue Bonds
(San Juan Mobile Estates) Series 2006A, Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Series 2006B and Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Taxable Series 2006C issued pursuant to an Indenture of Trust between the
Authority and the Authority Bond Trustee and dated as of May 1, 2006.
Bonds.
"Authority Bond Trustee" - Union Bank of California, N.A., as trustee for the Authority
"Certificate of Continuing Program Compliance" - The certificate with respect to the
Project to be filed by the Owner with the Authority, the
Authority Bond Trustee which shall be substantially in
Regulatory Agreement as Exhibit C.
"City" - The City of San Juan Capistrano.
"County" - The County of Orange.
City, the Oversight Agent and the
the form attached to the Authority
"Deed of Trust" - The Deed of Trust defined in the Indenture.
"Income Certification" - The Income Computation and Certification attached to the
Authority Regulatory Agreement as Exhibit B.
"Lower Income Residents" - An individual or family household that, on the later of. (i)
the date of this Agreement, or (ii) the date of the Lower Income Resident's initial occupancy of
the Park, has an Adjusted Income that does not exceed the qualifying limits for lower income
households, adjusted for actual household size, as established and amended from time to time
pursuant to Section 8 for the United States Housing Act of 1937, and as published by the State of
California Department of Housing and Community Development.
"Lower Income Spaces" - The spaces in the Project designated for occupancy by Lower
Income Residents pursuant to Section 4(a) of this Supplemental Regulatory Agreement.
"Median Income for the Area" - The median gross yearly income adjusted for household
size for the Area, as published from time to time by the State. In the event that such income
determinations are no longer published, or are not updated for a period of at least eighteen (18)
months, the City shall provide the Owner with other income determinations which are reasonably
similar with respect to methods of calculation to those previously published by the State.
"Oversight Agent" - the Oversight Agent appointed under the Administration Agreement,
which initially shall be Wolf & Company Inc.
"Project Restriction Period" - The period ending 35 years from the execution date of this
Supplemental Regulatory Agreement.
"Qualified Residents" - means Very Low Income Residents and Lower Income
Residents.
"Qualified Space" - a Very Low Income Space or a Lower Income Space.
RVPUB\FBAUW708986.1
"Rental Assistance Fund" - The fund by that name established pursuant to the Indenture
and to be administered pursuant to Section 2(b) hereof
"Space" - A mobile home space within the Project upon which a mobile home may be
placed.
"Very Low Income Residents" - Individuals or families with an Adjusted Income which
does not exceed the qualifying limits for very low income households, adjusted for actual
household size, as established and amended from time to time pursuant to Section 8 of the
United States Housing Act of 1937, and as published by the State of California Department of
Housing and Community Development.
"Very Low Income Spaces" - The Spaces in the Project designated for occupancy by
Very Low Income Residents pursuant to Section 4(a) of this Supplemental Regulatory
Agreement.
Such terms as are not defined herein shall have the meanings assigned to them in the Indenture.
Unless the context clearly requires otherwise, as used in this Supplemental Regulatory
Agreement, words of the masculine, feminine or neuter gender shall be construed to include each
other gender when appropriate and words of the singular number shall be construed to include
the plural number, and vice versa, when appropriate. This Supplemental Regulatory Agreement
and all the terms and provisions hereof shall be construed to effectuate the purposes set forth
herein and to sustain the validity hereof The defined terms used in the preamble and recitals of
this Supplemental Regulatory Agreement have been included for convenience of reference only,
and the meaning, construction and interpretation of all defined terms shall be determined by
reference to this Section I notwithstanding any contrary definition in the preamble or recitals
hereof The titles and headings of the sections of this Supplemental Regulatory Agreement have
been inserted for convenience of reference only, and are not to be considered a part hereof and
shall not in any way modify or restrict any of the terms or provisions hereof or be considered or
given any effect in construing this Supplemental Regulatory Agreement or any provisions hereof
or in ascertaining intent, if any question of intent shall arise.
Section 2. Membership in Authority; Rental Assistance Fund.
(a) City Membership in Authority. In consideration of the Borrower entering into
this Supplemental Regulatory Agreement, the City has agreed to become an Associate Member
of the Authority in order to enable the Authority to provide financing to the Owner for the
Project.
(b) Rental Assistance Fund. (i) The Owner shall establish with the Authority Bond
Trustee the Rental Assistance Fund, which shall be held by the Authority Bond Trustee pursuant
to Section 5.18 of the Indenture. After initial funding of the Rental Assistance Fund, the Owner
shall thereafter fimd additional deposits to the Rental Assistance Fund from moneys in the
Surplus Fund under the Indenture so as to maintain sufficient moneys in the Rental Assistance
Fund to meet the Owner's obligations under this Section 2(b).
(ii) The Owner is authorized to make monthly withdrawals and utilize moneys in the
Rental Assistance Fund to provide a subsidy for rental payments to be made by tenants in the
Project in the manner and in the amounts set forth as follows:
RVPUBTBAUNW08986.1 3
(a) Upon close of escrow ("Close of Escrow"), initial space rent for each
mobilehome space in the Project occupied by a resident at that time will be $805 per
month (the "Rent Cap"). The Rent Cap for residents that do not currently rent space in
the Project will be adjusted annually after the Close of Escrow to the rent permitted under
the Rent Control Ordinance of the City of San Juan Capistrano (the "Rent Control
Ordinance"). The Rent Cap for residents that currently rent space in the Project or rent
space in the Project within seven days of the Close of Escrow ("Current Residents") shall
remain at $805 per month until the second anniversary of the Close of Escrow, and shall
thereafter be adjusted annually to the rent permitted under the Rent Control Ordinance
(said amount, as adjusted from time to time, being referred to herein as the "Space
Rent").
(b) Notwithstanding the Space Rent set forth in (a) above, every Current
Resident will pay only that amount permitted as rent under the Rent Control Ordinance
and any difference will be provided as assistance from the Rental Assistance Fund such
that the total of the rent actually paid by such Current Resident, and the amount paid as
rental assistance will equal the Space Rent. This rental subsidy for Current Residents
will continue to be paid from the Rental Assistance Fund as long as the Current Resident
resides in the Project.
(c) All rental assistance will be contingent upon the Current Resident
applicant's compliance with park rules, including the requirement to provide the Annual
Income Certification needed for the Owner's compliance with the bond documents;
failure to comply with park rules or the annual certification requirement, after written
notice and the expiration of a reasonable cure period, may result in a suspension. of the
rental assistance, such suspension to continue until the Current Resident is again in
compliance.
(d) The Owner shall not seek to evict Current Residents who, while otherwise
complying with park rules, cannot pay the subsidized rents; in such cases, the Owner
shall use park surplus funds or the Rental Assistance Fund to reasonably further
subsidize or defer a portion of the rent, depending upon individual circumstances, but the
Owner shall not be obligated to subsidize or defer sums in excess of the amount that
would reduce the rent payable by a Current Resident below the rent that would be
payable by that Current Resident under the Rent Control Ordinance had the Owner never
purchased the Project. Owner shall also assist any Current Resident brought to the
Owner's attention by the City, to the extent such assistance will not prevent the Owner
from meeting its other obligations under its various bond agreements.
Section 3. Project Requirements. The Owner hereby represents, as of the date
hereof, and coveriants, warrants and agrees as follows:
(a) The Project is being owned and operated for the purpose of providing residential
rental housing, consisting of one mobile home Space for each household, together with related
facilities.
(b) All of the mobile homes in the Project will contain separate facilities for living,
sleeping, eating, cooking and sanitation, including a sleeping area, bathing and sanitation
facilities and cooking facilities equipped with a cooking range, refrigerator and sink.
RVPUB\FBAUNP708986.1 4
(c) All of the Spaces will be available for rental on a continuous basis to members of
the general public, and the Owner will not give preference to any particular class or group in
renting the Spaces in the Project, except to the extent that Spaces are required to be leased or
rented to Qualified Residents.
(d) The Project comprises a single geographically and functionally integrated project
for residential rental property, as evidenced by the ownership, management, accounting and
operation of the Project.
(e) There shall be no discrimination against or segregation of any person or group of
persons on account of race, color, religion, age, sex, marital status, ancestry, national origin,
source of income (e.g. AFDC or SSI) or disability in the sale, lease, sublease, transfer, use,
occupancy, tenure or enjoyment of the Project nor shall the transferee or any person claiming
under or through the transferee, establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or occupancy
of tenants, lessees, subtenants, sublessees or vendees of the Project.
(f) The Very Low Income Spaces and the Lower Income Spaces shall be
intermingled with, and shall be of comparable quality to, all other Spaces in the Project. Tenants
in all Spaces shall have equal access to and enjoyment of all common facilities of the Project.
(g) In the aggregate, no more than two persons per bedroom, plus one person shall
occupy any Space in the Project. For example, with respect to a two bedroom mobilehome,
maximum occupancy shall be 5 persons.
(h) The Owner will accept as tenants, on the same basis as all other prospective
tenants, persons who are recipients of federal certificates for rent subsidies pursuant to the
existing housing program under Section 8 of the United Stated Housing Act, or its successor.
The Owner shall not apply selection criteria to Section 8 certificate or voucher holders that is
more burdensome than criteria applied to all other prospective tenants, nor shall the Owner apply
or permit the application of management policies or lease provisions with respect to the Project
which have the effect of precluding occupancy of Spaces by such prospective tenants.
G) The Owner agrees to honor all existing lease agreements in effect on the date of
the Agreement, including any provisions contained therein with respect to rent adjustments, or if
requested by a tenant who is a party to such a lease agreement, to replace such lease agreement
with a month-to-month lease arrangement, subject to the Rent Control Ordinance.
Section 3A. Property Management and Maintenance. The following provisions
shall apply during the term of this Supplemental Regulatory Agreement.
(a) Management Responsibilities. The Owner is responsible for all management
functions with respect to the Project including without limitation the selection of tenants,
certification and recertification of household size and income, evictions, collection of rents and
deposits, maintenance, landscaping, routine and extraordinary repairs, replacement of capital
items, and security. The City shall not have responsibility over management of the Project. The
Owner may delegate its duties under this Section 3A to a property management company. A
resident manager shall also be required. In no instance shall the Owner delegate or forego its
responsibility to manage and operate the Project in the manner set forth in this Supplemental
Regulatory Agreement and the Loan Agreement.
RVPM"AUM708986.1 5
(b) Management and Operation of Project. The Owner acknowledges that there
exists a Residents Association for the Project and a governing board thereof (the "Resident
Association Board"). The Owner agrees that the Resident Association Board may provide tenant
comment and input to the Owner in the management and operation of the Project. The Owner or
its representative or agent agrees to meet with any such Resident Association Board at least
twice a year, or at such other frequency as agreed by the Resident Association Board and the
Owner, to receive comments and recommendations with respect to Project operation and
management. The Owner further agrees to provide regular reports (at least quarterly, or at such
other intervals as agreed to by the Owner and the Resident Association Board) relating to the
operation of the Project to the Resident Association Board. While the Resident Association
Board shall have no decision-making authority with respect to the management and operation of
the Project, the Owner agrees to use its best efforts to implement recommendations of the
Resident Association Board that can reasonably be implemented by the Owner and that will not
cause the Owner, in its reasonable judgment, to be unable to perform its obligations under this
Agreement, the Authority Regulatory Agreement, the Loan Agreement and the Deed of Trust.
The Owner further agrees that it shall not refuse any good -faith request by the Resident
Association Board for the addition, deletion or amendment of a Project rule or regulation absent
a good -faith, business reason for doing so. The Owner may request all residents of the Project to
vote on any such addition, deletion or amendment. The Owner further agrees to review and take
such action as it determines to be appropriate with respect to any documented complaints about
Project management presented to it by the Resident Association Board.
(c) Property Maintenance. The Owner agrees, for the entire Term of this
Supplemental Regulatory Agreement, to maintain all common area interior and exterior
improvements and common buildings on the Project (exclusive of the mobile homes and tenant
spaces), including landscaping and common buildings on the Project in good condition and
repair (and, as to landscaping, in a healthy condition) and in accordance with all applicable laws,
rules, ordinances, orders and regulations of all federal, state, county, municipal, and other
governmental agencies and bodies having or claiming jurisdiction and all their respective
departments, bureaus, and officials.
The City places prime importance on quality maintenance to ensure that all City -assisted
affordable housing projects within the City are not allowed to deteriorate due to below-average
maintenance.
Section 4. Qualified Residents. The Owner hereby represents, as of the date hereof,
and warrants, covenants and agrees as follows:
(a) During the Project Requirement Period (a) not less than twenty percent (20%) of
the Spaces in the Project shall be designated as Very Low Income Spaces and shall be
continuously occupied by Very Low Income; and (b) not less than thirty percent (30%) of the
Spaces in the Project shall be designated as Lower Income Spaces and shall be continuously
occupied by Lower Income Residents. The monthly rent charged for one-half of the Very Low
Income Spaces (i.e., 10% of die Spaces in the Project) shall be not greater than as follows:
(A) where a Very Low Income Resident is both the registered and legal owner
of the mobile home and is not making mortgage payments for the purchase of that mobile
home, the total rental charge for occupancy of the Space (excluding a reasonable
allowance for other related housing costs determined at the time of acquisition of the
RVPUB\FBAUNf\708986.1 6
Project by the Owner and excluding any supplemental rental assistance from the State,
the federal government, or any other public agency to the Very Low Income Resident, on
behalf of the Space and the mobile home) shall not exceed one -twelfth of 30 percent of
50 percent of Median Income for the Area, adjusted for household size in the manner set
forth below.
(B) where a Very Low Income Resident is the registered owner of the mobile
home and is making mortgage payments for the purchase of that mobile home, the total
rental charge for occupancy of the Space (excluding any charges for utilities and storage
and excluding any supplemental rental assistance from the State, the federal government,
or any other public agency to the Very Low Income Resident, or on behalf of the Space
and mobile home), shall not exceed one -twelfth of 15 percent of 50 percent, of Median
Income for the Area, as adjusted for household size in the manner set forth below.
(C) where a Very Low Income Resident rents both the mobile home and the
Space occupied by the mobile home, the total rental payments paid by the Very Low
income Resident on the mobile home and the Space occupied by the mobile home
(excluding any supplemental rental assistance from the State, the federal government, or
any other public agency to that Very Low Resident or on behalf of that Space and mobile
home) shall not exceed one -twelfth of 30 percent of 50 percent, of Median Income as
established by the U.S. Department of Housing and Urban Development for the Area
adjusted for household size in the manner set forth below.
In adjusting rent for household size, it shall be assumed that two persons will
occupy a single -wide mobilehome and three persons will occupy a multisectional
mobilehome; provided that if the multisectional mobilehome has three or more bedrooms,
then it shall be assumed that four persons shall occupy a three-bedroom unit and five
persons will occupy a four-bedroom unit.
(b) In the event a recertification of the income of a Very Low Income Resident or a
Lower income Resident, as applicable, in accordance with Section 4(d) below demonstrates that
such tenant no longer qualifies as a Very Low Income Resident or a Lower Income Resident, as
applicable, the Space occupied by such tenant shall continue to be treated as a Very Low Income
Space or a Lower Income Space, as applicable, unless and until any Space in the Project
thereafter is occupied by a new tenant other than a Very Low Income Resident or a Lower
Income Resident, as applicable. Moreover, a Space previously occupied by a Very Low Income
Resident or a Lower Income Resident, as applicable, and then vacated shall be considered
occupied by a Qualified Resident until reoccupied, other than for a temporary period, at which
time the character of the Space shall be redetermined. In no event shall such temporary period
exceed thirty-one (31) days. Notwithstanding anything herein to the contrary, if at any time the
number of Qualified Residents falls below the number required by subparagraph (a) (i) of this
Section, the next available vacant Space shall be rented to a Qualified Resident.
(c) Annually, the Owner will obtain and maintain on file an Income Certification
form from each Qualified Resident occupying a Qualified Space, dated immediately prior to the
initial occupancy of such Qualified Resident in the Project (or prior to the Closing Date in the
case of existing Very Low Income Residents). In addition, the Owner will provide such further
information as may be required in the future by the State of California, as requested by the City
or the Oversight Agent. The Owner shall verify that the income provided by an applicant with
RVPUB\FBAUM\708986.1 7
respect to a Space to be occupied after the Closing Date is accurate by taking one or more of the
following steps as a part of the verification process: (1) obtain a federal income tax return for the
most recent tax year, (2) obtain a written verification of income and employment from
applicant's current employer such as a current pay stub or W-2 form, (3) if an applicant is
unemployed or did not file a tax return for the previous calendar year, obtain other verification of
such applicant's income reasonably satisfactory to the Oversight Agent or (4) such other
information as may be reasonably requested by the Oversight Agent.
Within ten days of the last day of each calendar quarter during the term of this Regulatory
Agreement commencing with the quarter ending September 30, 2006, the Owner shall advise the
Oversight Agent or in the absence of a Oversight Agent, the City, of the status of the occupancy
of the Project by delivering to the Oversight Agent a Certificate of Continuing Program
Compliance; provided, however, with the prior written approval of the Oversight Agent or the
City, as the case may be, such Certificate need be filed only semi-annually. Copies of the most
recent Income Certifications for Qualified Residents commencing or continuing occupancy of a
Qualified Space shall be made available to the City or Oversight Agent upon request.
(d) Annually, the Owner shall recertify the income of the occupants of such Very
Low Income Spaces and Lower Income Spaces, as applicable, by obtaining a completed Income
Certification based upon the current income of each occupant of the unit. In the event the
recertification demonstrates that such household's income exceeds 140% of the income at which
such household would qualify as Very Low Income Residents or Lower Income Residents, as
applicable, such household will no longer qualify as a Very Low Income Resident or a Lower
income Resident, as applicable, and the Owner either (i) will designate another qualifying
Tenant and Space in the Project as a Very Low Income Resident or a Lower Income Resident, as
applicable and -a Very Low Income Space or a Lower Income Space, as applicable, respectively,
or (ii) will rent the next available vacant Space to one or more Very Low Income Residents or
Lower Income Residents, as applicable.
(e) The Owner will maintain complete and accurate records pertaining to the
Qualified Spaces, and will permit any duly authorized representative of the City or the Oversight
Agent to inspect during normal business hours and with prior notice the books and records of the
Owner pertaining to the Project, including those records pertaining to the occupancy of the
Qualified Spaces.
(f) Each lease or rental agreement pertaining to a Qualified Space occupied after the
Closing Date shall contain a provision to the effect that the Owner has relied on the Income
Certification and supporting information supplied by the Qualified Resident in determining
qualification for occupancy of the Qualified Space, and that any material misstatement in such
certification (whether or not intentional) may be cause for immediate termination of such lease.
Each lease or rental agreement will also contain a provision that failure to cooperate with the
annual recertification process reasonably instituted by the Owner pursuant to Section 4(d) above
will disqualify the Space as a Qualified Space and provide grounds for termination of the lease.
The Owner agrees to provide to the Oversight Agent and the City, a copy of the form of
application and lease or rental agreement to be provided to prospective Qualified Residents and
any amendments thereto.
(g) In the event, despite the Owner's exercise of best efforts to comply with the
provisions of Section 4 of this Regulatory Agreement, the Owner shall have been out of
RVPUB\FBAUNI\708986.1 8
compliance with any of the restrictions of Section 4 hereof relative to Qualified Residents, for a
period in excess of six months, then at the sole option of the City the term of the Regulatory
Agreement shall be automatically extended for the period of non-compliance upon written notice
to the Owner and the Oversight Agent from the City, such extension to relate to the Qualified
Spaces and Qualified Residents as to which such noncompliance relate.
Section 5. Repair and Replacement Fund. The Owner agrees and covenants to
cause to be established and maintained the Repair and Replacement Fund created by Section
5.3(7) of the Indenture and to be used and replenished as provided in Sections 5.13 and 5.7(h) of
the Indenture and Section 6.22 of the Loan Agreement.
Section 6. Other Covenants. (a)The Owner further covenants and agrees as
follows: The Owner will comply with the provisions of Title 2, Chapter 2, Article 9 of the City
Municipal Code relating to mobile home rent control (the "Rent Control Ordinance"), a copy of
which Rent Control Ordinance is attached hereto as Exhibit B notwithstanding any legal
challenges to the Rent Control Ordinance, and further agrees that it shall at all times abide by and
follow the terms and provisions of the Rent Control Ordinance, and shall not in any manner
challenge said provisions.
(b) In the event the Owner requests any discretionary rental increases under the Rent
Control ordinance, the Owner agrees not to appeal any decision of the City with respect to such
request.
(c) In the event the Rent Control Ordinance is determined in any legal proceeding to
be invalid for any reason, the Owners agrees to continue to comply with the provisions of the
Rent Control Ordinance as if it were still in effect.
Section 7. Indemnification. The Owner shall indemnify, hold harmless and defend
the City, the Oversight Agent and the Authority Bond Trustee and the respective officers,
members, directors, officials and employees of each of them (the "indemnified party") against all
loss, costs, damages, expenses, suits, judgments, actions and liabilities of whatever nature, joint
and several (including, without limitation, attorneys' fees, litigation and court costs, amounts
paid in settlement, and amounts paid to discharge judgments), directly or indirectly resulting
from or arising out of or related to (a) the operation, use, occupancy, maintenance, or ownership
of the Project (including compliance with laws, ordinances and rules and regulations of public
authorities relating thereto); or (b) any written statements or representations with respect to the
Owner the Project or the Authority Bonds made or given to the City, the Oversight Agent or the
Authority Bond Trustee, by the Owner, or any of its agents or employees, including, but not
limited to, statements or representations of facts or financial information; provided, however, the
Owner shall not be obligated to indemnify the City, the Authority Bond Trustee or the Oversight
Agent for damages caused by the gross negligence or willful misconduct of the City, the
Authority Bond Trustee or the Oversight Agent. The Owner also shall pay and discharge and
shall indemnify and hold harmless the City, the Oversight Agent and the Authority Bond Trustee
from (x) any lien or charge upon payments by the Owner to the City and the Authority Bond
Trustee hereunder and (y) any taxes (including, without limitation, all ad valorem taxes and sales
taxes), assessments, impositions and other charges in respect of any portion of the Project. If any
such claim is asserted, or any such lien or charge upon payments, or any such taxes, assessments,
impositions or other charges, are sought to be imposed, the City shall give prompt notice to the
Owner, and the Owner shall have the sole right and duty to assume, and will assume, the defense
RVPUB\FBAUW708986.1 9
thereof, including the employment of counsel selected by the indemnified party and the payment
of all reasonable expenses related thereto, with full power to litigate, compromise or settle the
same in its sole discretion; provided, however, that the Owner shall have the right to review and
approve or disapprove any such compromise or settlement, and provided ftirther that any such
approval shall not be unreasonably withheld.
Section 8. Consideration. The City has agreed to become an Associate Member of
the Authority for the purpose, among others, of inducing the Owner to own and operate the
Project such that the Project shall contribute to the City's efforts to provide affordable housing to
Qualified Residents in the City and to the satisfaction of the City's ongoing housing burden. In
consideration of the City joining the Authority as an Associate Member in order to allow the
Authority to provide financing to the Owner for the Project, the Owner has entered into this
Supplemental Regulatory Agreement and has agreed to restrict the uses to which the Project can
be put on the terms and conditions set forth herein.
Section 9. Reliance. In performing its duties and obligations hereunder, the City
may rely upon statements and certificates of the Owner and Qualified Residents, and upon audits
of the books and records of the Owner pertaining to the Project. In addition, the City may
consult with counsel, and the opinion of such counsel shall be full and complete authorization
and protection in respect of any action taken or suffered by the City hereunder in good faith and
in conformity with such opinion.
Section 10. Sale or Transfer of the Project; Option to Purchase. (a) The Owner
intends to hold the Project for its own account, has no current plans to sell, transfer or otherwise
dispose of the Project, and hereby covenants and agrees not to sell, transfer or otherwise dispose
of the Project, or any portion thereof (other than for individual tenant or owner use as
contemplated hereunder), without obtaining the prior written consent of the City and upon
receipt by the City of (i) reasonable evidence satisfactory to the City that the Owner's purchaser
or transferee has assumed in writing and in full, the Owner's duties and obligations under this
Supplemental Regulatory Agreement, (ii) an opinion of counsel for the transferee that the
transferee has duly assumed the obligations of the Owner under this Supplemental Regulatory
Agreement, and that such obligations and this Supplemental Regulatory Agreement are binding
on the transferee, (iii) the City receives evidence acceptable to the City that either (A) the
transferee has experience in the ownership, operation and management of comparable projects
without any record of material violations of discrimination restrictions or other state or federal
laws or regulations applicable to such projects, or (B) the transferee agrees to retain a property
management firm with the experience and record described in subparagraph (A) above and in
either case, at its option, the City may cause the Oversight Agent to provide on-site training in
program compliance if the City determines such training is necessary and (iv) the City receives
evidence that the purchaser is a not for-profit organization. It is hereby expressly stipulated and
agreed that any sale, transfer or other disposition of the Project in violation of this Section 10
shall be null, void and without effect, shall cause a reversion of title to the Owner, and shall be
ineffective to relieve the Owner of its obligations under this Supplemental Regulatory
Agreement. Not less than 30 days prior to consummating any sale, transfer or disposition of any
interest in the Project, the Owner shall deliver to the City and the Oversight Agent a notice in
writing explaining the nature of the proposed transfer.
(b) Notwithstanding the provisions of Section 10(a) above, the Owner shall grant to
the San Juan Capistrano Residents Association (the "Residents Association") an option to
RVPUBTBAUM\709996.1 to
purchase the Project from the Owner under a written option agreement on the following general
terms:
(i) During the first 10 years following the Closing Date, the purchase price of
the Project under said option shall be equal to $40,110,000 plus the costs of any financing
undertaken by the Residents Association to accomplish such purchase;
(ii) After the first 10 years following the Closing Date, the purchase price of
the Project shall be equal to $40,110,000 plus the increase in the Consumer Price Index
for the preceding year (beginning with year 11), together with the costs of any financing
undertaken by the Residents Association to accomplish said purchase;
(iii) The Residents Association shall pay, in addition to the purchase price set
forth in (a) or (b) above, all costs, fees and expenses, including, but not limited to, title,
escrow and all other closing costs, necessary to defease, prepay and redeem the
Outstanding Bonds of the Authority and the transfer of ownership of the Project from the
Owner to the Residents Association; and
(iv) The Residents Association shall provide to the City, the Authority and the
Owner an opinion of Bond Counsel to the effect that the exercise of said option and the
purchase of the Project by the Residents Association and the defeasance of the
Outstanding Authority Bonds will not in and of itself, cause interest on said Authority
Bonds to be included in gross income for federal income tax purposes.
(c) It is hereby expressly stipulated and agreed that any sale, transfer or other
disposition of the Project in violation of this Section 10 shall be null, void and without effect,
shall cause a reversion of title to the Owner, and shall be ineffective to relieve the Owner of its
obligations under this Supplemental Regulatory Agreement. Not less than 30 days prior to
consummating any sale, transfer or disposition of any interest in the Project, the Owner shall
deliver to the City and the Oversight Agent a notice in writing explaining the nature of the
proposed transfer.
Section 11. Term. This Regulatory Agreement and all and several of the terms hereof
shall become effective upon its execution and delivery and shall remain in full force and effect
during the Project Restriction Period, it being expressly agreed and understood that the
provisions hereof are intended to survive the retirement of the Authority Bonds.
Notwithstanding any other provisions of this Regulatory Agreement to the contrary, this entire
Supplemental Regulatory Agreement, or any of the provisions or sections hereof, may be
terminated upon agreement by the City and the Owner.
The terms of this Supplemental Regulatory Agreement to the contrary notwithstanding,
this Supplemental Regulatory Agreement, and all and several of the terms hereof, shall terminate
and be of no further force and effect in the event of (i) a foreclosure or delivery of a deed in lieu
of foreclosure whereby the Authority Bondowners or a third party shall take possession of the
Project, or (ii) involuntary non-compliance with the provisions of this Supplemental Regulatory
Agreement caused by fire, seizure, requisition, change in a federal law or an action of a federal
agency after the date hereof which prevents the City from enforcing the provisions hereof, or (iii)
condemnation or a similar event and the payment in full and retirement of the Authority Bonds
theretofore or within a reasonable period thereafter. Upon the termination of the terms of this
RVPUBTBAUNM708986. I I I
Supplemental Regulatory Agreement, the parties hereto agree to execute, deliver and record
appropriate instruments of release and discharge of the terms hereof-, provided, however, that the
execution and delivery of such instruments shall not be necessary or a prerequisite to the
termination of this Supplemental Regulatory Agreement in accordance with its terms.
Section 12. Covenants to Run With the Land. The Owner hereby subjects the
Project (including the Project site) to the covenants, reservations and restrictions set forth in this
Supplemental Regulatory Agreement. The City and the Owner hereby declare their express
intent that the covenants, reservations and restrictions set forth herein shall be deemed covenants
running with the land and shall pass to and be binding upon the Owner's successors in title to the
Project; provided, however, that upon the termination of this Supplemental Regulatory
Agreement said covenants, reservations and restrictions shall expire with the exception of the
non-discrimination covenant of Section 3(e) which shall continue in perpetuity. Each and every
contract, deed or other instrument hereafter executed covering or conveying the Project or any
portion thereof shall conclusively be held to have been executed, delivered and accepted subject
to such covenants, reservations and restrictions, regardless of whether such covenants,
reservations and restrictions are set forth in such contract, deed or other instrument.
Section 13. Burden and Benefit. The City and the Owner hereby declare their
understanding and intent that the burden of the covenants set forth herein touch and concern the
land in that the Owner's legal interest in the Project is rendered less valuable thereby. The City
and the Owner hereby further declare their understanding and intent that the benefit of such
covenants touch and concern the land by enhancing and increasing the enjoyment and use of the
Project by Qualified Residents, the intended beneficiaries of such covenants, reservations and
restrictions.
Section 14. Uniformity; Common Plan. The covenants, reservations and restrictions
hereof shall apply uniformly to the entire Project in order to establish and carry out a common
plan for the use, development and improvement of the Project.
Section 15. Enforcement. If the Owner defaults in the performance or observance of
any covenant, agreement or obligation of the Owner set forth in this Supplemental Regulatory
Agreement, and if such default remains uncured for a period of 60 days after notice thereof shall
have been given by the City to the Owner (provided, however, that the City may at its sole option
extend such period and provided further, in the event any default relates to Section 4 hereof and
the Owner is exercising best efforts to comply with such restrictions as determined by the City in
its reasonable discretion, then the cure period described above shall be 6 months and shall be
subject to the extension of the Project Restriction Period under Section 4(h) hereof), then the
City shall declare an "Event of Default" to have occurred hereunder, and the City, at its option,
may take any one or more of the following steps:
(a) by mandamus or other suit, action or proceeding at law or in equity, require the
Owner to perform its obligations and covenants hereunder or enjoin any acts or things which
may be unlawful or in violation of the rights of the City hereunder;
(b) have access to and inspect, examine and make copies of all of the books and
records of the Owner pertaining to the Project; and
RVI'MFBAUNW08986.1 12
(c) take such other action at law or in equity as may appear necessary or desirable to
enforce the obligations, covenants and agreements of the Owner hereunder.
All fees, costs and expenses of the City and the Oversight Agent (including, without
limitation, reasonable attorneys' fees) reasonably incurred in taking any action pursuant to this
Section 15 shall be the sole responsibility of the Owner.
Section 16. Recording and Filing. The Owner shall cause this Supplemental
Regulatory Agreement and all amendments and supplements hereto, to be recorded and filed,
after the recording of the Authority Regulatory Agreement and the Deed of Trust in the real
property records of the County and in such other places as the may reasonably request. The
Owner shall pay all fees and charges incurred in connection with any such recording.
Section 17. Payment of Fees. In the event of a default hereunder by the Owner, the
Owner shall pay to the City reasonable compensation for any services rendered by it hereunder
and reimbursement for all expenses reasonably incurred by in connection with such default.
Section 18. Governing Law. This Supplemental Regulatory Agreement shall be
governed by the laws of the State of California.
Section 19. Amendments. This Supplemental Regulatory Agreement shall be
amended only by a written instrument executed by the parties hereto or their successors in title,
and duly recorded in the real property records of the County.
Section 20. Notice. All notices, certificates or other communications shall be
sufficiently given and shall be deemed given on the date personally delivered or on the second
day following the date on which the same have been mailed by certified mail, return receipt
requested, postage prepaid, addressed as follows:
City: City of San Juan Capistrano
32400 Pasco Adelanto
San Juan Capistrano, CA 92675
Attn: City Manager
Oversight Wolf & Company Inc.
Agent: 5 Pembroke Lane
Laguna Niguel, CA 92677
Attn: Wesley R. Wolf
Owner: Millennium Housing Corporation
660 Newport Center Drive, Suite 1020
Newport Beach, CA 92660
Attn: George Turk
Any of the foregoing parties may, by notice given hereunder, designate any further or
different addresses to which subsequent notices, certificates, documents or other communications
shall be sent.
RVPUB\FBAUNR708986.1 13
Section 21. Severability. If any provision of this Supplemental Regulatory
Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of
the remaining portions hereof shall not in any way be affected or impaired thereby.
Section 22. Multiple Counterparts. This Supplemental Regulatory Agreement may
be executed in multiple counterparts, all of which shall constitute one and the same instrument,
and each of which shall be deemed to be an original.
Section 23. Subordination. This Supplemental Regulatory Agreement and any
amendments, modifications, renewals and extensions hereof shall at all times be a lien and
charge on the Project and the real property described on Exhibit A hereto expressly and
unconditionally subordinate to the lien and charge thereon of the Authority Regulatory
Agreement and the Deed of Trust.
RVPUBWBAUMN708986.1 14
IN WITNESS WHEREOF, the City and the Owner have executed this Supplemental
Regulatory Agreement by duly authorized representatives, all as of the date first written
hereinabove.
CITY OF SAN JUAN CAPISTRANO
By:
City Manager
MILLENNIUM HOUSING CORPORATION, a
California non-profit public benefit corporation
Pv
de
RVPUBTBAUM\708986.1 15
PUBLIC AGENCY FORM OF ACKNOWLEDGEMENT
State of California
County of Orange ) ss.
City of San Juan Capistrano )
(Gov't Code 40814 & Civil Code 118 1)
On May 25, 2006 before me, Margaret R. Monahan, City Cl , personally appeared
David F. Adams, City Manager, personally known to me to be the person whose name is subscribed
to the within instrument and acknowledged to me that she executed the same in her authorized
capacity, and that by her signature on the instrument the person, or the entity upon behalf of which
the person acted, executed the instrument.
.(SEAL)
Capacity Claimed by Signers
City Manager
Tific
Signers are Representing
City of San Juan Capistrano
WITNESS my hand and official seal.
Monahan, City Clerk
OPTIONAL
Description of Attached Document
Supplemental Regulatory Agreement &
Declaration of Restrictive Covenants
STATE OF CALIFORNIA )
) ss.
COUNTY OF RIVERSIDE )
On May 30, 2006, before me, Evelyn Corselli, A NOTARY PUBLIC, personally
appeared GEORGE TURK 1;�rpersonally known to me OR 0 proved to me on the basis of
satisfactory evidence to "e person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
Signature of Noiary
[SEAL]
EVELYN CORSELU
COMM.#1523014
NOTARY PUBLIC - CALIFORNIA
RIVERSIDE COUNTY :1i
MY Comm. Expires October 30,,
RVPUBTBAUNA708986.1
EXHIBIT "A"
LEGAL DESCRIPTION
PARCEL 3 OF PARCEL MAPS, IN THE CITY OF SAN JUAN CAPISTRANO, COUNTY OF
ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 62, PAGE 19 OF
PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
SAID LAND IS ALSO BEING A PORTION OF THE FOLLOWING DESCRIBED PARCELS
"A" AND "B".
BEING THOSE PORTIONS OF LOTS 60,61 AND 62 OF TRACT NO. 103, IN THE CITY OF
SAN JUAN CAPISTRANO, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 11, PAGES 29 THROUGH 33 OF MISCELLANEOUS MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT IN THE NORTHWESTERLY LINE OF SAID LOT 61, LYING
NORTH 210 40' 07" EAST 4.78 FEET FROM THE WESTERLY CORNER OF SAID LOT 6 1;
THENCE NORTH 890 58' 18" EAST 564.75 FEET TO THE WESTERLY LINE OF THE
LAND DESCRIBED AS PARCEL 101, IN THE DEED TO THE ORANGE COUNTY FLOOD
CONTROL DISTRICT, RECORDED JUNE 28, 1963 IN BOOK 6609, PAGE 371 OF
OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID WESTERLY LINE,
SOUTH 30 04' 46" WEST 1045.00 FEET TO A POINT LYING NORTH 30 04' 46" EAST
583.39 FEET FROM THE SOUTHERLY LINE OF SAID LOT 62; THENCE SOUTH 890 58'
18" WEST 548.34 FEET; THENCE NORTH 440 01' 54" WEST 687.07 FEET TO THE
NORTHWESTERLY LINE OF SAID LOT 62; THENCE ALONG SAID LAST MENTIONED
NORTHWESTERLY LINE, NORTH 420 14' 44" EAST 743.84 FEET TO THE
NORTHEASTERLY LINE OF SAID LOT 62; T14ENCE ALONG SAID NORTHEASTERLY
LINE, SOUTH 70- 07' 46" EAST 16.40 FEET TO SAID NORTHWESTERLY LINE OF LOT
61; THENCE ALONG SAID LAST MENTIONED NORTHWESTERLY LINE, NORTH 21'
40'07" EAST 4.78 FEET TO THE POINT OF BEGINNING.
PARCEL B:
BEING THOSE PORTIONS OF LOTS 60 AND 62 OF TRACT NO. 103, IN THE CITY OF
SAN JUAN CAPISTRANO, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 11, PAGES 29 THROUGH 33 OF MISCELLANEOUS MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE LAND
DESCRIBED AS PARCEL 10 1, IN THE DEED TO ORANGE COUNTY FLOOD CONTROL
DISTRICT, RECORDED JUNE 28, 1963 IN BOOK 6609, PAGE 371 OF OFFICIAL
RECORDS OF SAID COUNTY, WITH THE SOUTHERLY LINE OF SAID LOT 62;
THENCE ALONG SAID WESTERLY LINE, NORTH 30 04' 46" EAST 583.39 FEET;
RVPUB\FBAUW708986.1 A-1
THENCE SOUTH 890 58' 18" WEST 548.34 FEET; THENCE NORTH 44' 01' 54" WEST
687.07 FEET TO THE NORTHWESTERLY LINE OF SAID LOT 62; THENCE ALONG
SAID NORTHWESTERLY LINE, SOUTH 420 14'44" WEST 290.73 FEET AND SOUTH 360
58' 16" WEST 302.19 FEET TO THE SOUTHWESTERLY LINE OF SAID LOT 62; THENCE
ALONG SAID SOUTHWESTERLY LINE, SOUTH 44- 0 1' 54" EAST 862.34 FEET TO SAID
SOUTHERLY LINE; THENCE ALONG SAID SOUTHERLY LINE, NORTH 89' 58' 18"
EAST 772.38 FEET TO THE POINT OF BEGINNING.
APN: 121-171-29 and 121-171-30
RVPUB\FBAUW708986.1
ORDINANCE NO. 902
AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO,
CALIFORNIA, AMENDING MUNICIPAL CODE SUBSECTION 2-2.903(a)
OF ARTICLE 9, -MOBILE HOME RENT CONTROL", OF THE SAN JUAN
CAPISTRANO MUNICIPAL CODE
The City Council of the City of San Juan Capistrano hereby ordains as follows:
Section 1. Code Amendment.
Municipal Code subsection 2-2.903(a) of section 2-2.903, "Petition and Hearing
Process Regarding Rent Increase' is hereby amended in its entirety to Read as follows:
"(a) Petition and hearing procedure. Upon the filing with the secretary of a
written petition concerning a proposed or actual increase in rent filed by an
owner or by residents who reside in and represent more than fifty (50)
percent of the inhabited spaces within a park, excluding management, a
hearing thereon shall be conducted by a Hearing Officer within sixty (60)
calendar days, or as soon thereafter as is reasonably practicable, after the
filing of the petition.
In the event that the park owner has proposed a rent increase for one or
more residents (e.g., based upon one year anniversary dates) but less
than the total number of residents in the park, then only one hearing
process shall be conducted by the same hearing officer where the rent
increases proposed for all residents in the park for that year is based upon
the same factual justification. Any such rent increase shall be subject to a
protest petition when filed by a majority of total park residents. The filing of
one petition protest shall be sufficient to place all similar rent increases for
that year at issue under the hearing review process.
The hearing shall be conducted only in the event the petition is filed with
the secretary thirty (30) calendar days following the effective date of the
rent increase which is the subject of the petition.
The Hearing Officer shall be chosen and a hearing conducted in
accordance with the Hearing Officer procedure established by the
Council."
Section 2. Application.
The code amendment set forth in Section 1 is declaratory of the Council's intent
that Municipal Code section 2-2.903(a) has meant and does require one rent review
hearing for multiple rent increases proposed for groups of park residents wherein the
rent increase is the same for all and based upon the same factual justification for all.
03-01-2005
Accordingly, this code amendment applies to any rent increase proposed by any park
owner after January 1, 2004.
Section 3. City Clerk's Certification.
The City Clerk shall certify to the adoption of this Ordinance and cause the
same to be posted at the duly designated posting places within the City and published
once within fifteen (15) days after passage and adoption as required by law.
PASSED, APPROVED AND ADOPTED this lot day of March 2005.
ATTEST: WYqr HART, MAYOR
Luzlfz
10
STATE OF CALIFORNIA
COUNTY OF ORANGE )as.
CITY OF SAN JUAN CAPISTRANO
1, MARGARET R. MONAHAN, appointed City Clerk of the Cfty of San Juan Capistrano,
do hereby certify that the foregoing is a true and correct copy of Ordinance No. 902
which was regularly introduced and placed upon Its first reading at the Regular Meeting
of the City Council on the 15th day of February 2005 and that thereafter, said Ordinance
was duly adopted and passed at the Regular Meeting of the City Council on the lst day
of March 2005 by the following vote, to wit:
AYES: COUNCIL MEMBERS: Allevato. Bathgate, Soto, Swerdlin, and Mayor Hart
NOES COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
03-01-2005
0
RECORDING REQUESTED BY This Document was electronically recorded by
FIRST AMERICAN TITLE COMPANY First American Title—B
NATIONAWCOMMERCIAL SERVICES
GOMMERCIAUINDUSTRIAL DIVISION
Recorded in Otlicial Records, Orange County
RECORDING REQUESTED BY AND Tom Daly, Clerk -Recorder
WHEN RECORDED RETURN TO: 117.00
Best Best & Krieger LLP 2006000368541 11:05am 06/01/06
3750 University Avenue, 3dFloor 119 30 Al2 D05 36
0.00 0.00 0.00 0.00 105.00 0.00 0.00 0.00
Riverside, CA 92501
Attention: Francis J. Baum, Esq.
AIC -6 -.20X 6 7'� -J-A I -
REGULATORY AGREEMENT
AND DECLARATION OF RESTRICTIVE COVENANTS
by and among the
INDEPENDENT CITIES LEASE FINANCE AUTHORITY,
as Authority
and
UNION BANK OF CALIFORNIA, N.A.,
as Trustee
and
MILLENNIUM HOUSING CORPORATION,
as Borrower
Dated as of May 1, 2006
RVPUB\FBAUM\708998.1
Relating to:
$29,660,000
Independent Cities Lease Finance Authority
Mobile Home Park Revenue Bonds
(San Juan Mobile Estates)
Series 2006A
and
$9,765,000
Independent Cities Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Series 2006B
and
$485,000
Independent Cities Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Taxable Series 2006C
11
TABLE OF CONTENTS
Page
Section 1. Definitions and Interpretation ....................................................................................
2
Section 2. Representations and Warranties of the Borrower ......................................................
4
Section 3. Residential Rental Property .......................................................................................
5
Section 3A. Additional Program Requirements ..........................................................................
6
Section4. Qualified Residents ....................................................................................................
7
Section 5. Tax Status of the Bonds ...........................................................................................
10
Section 6. Modification of Special Tax Covenants ..................................................................
10
Section7. Indemnification ........................................................................................................
I I
Section8. Consideration ...........................................................................................................
12
Section9. Reliance ....................................................................................................................
12
Section 10. Sale or Transfer of the Project ...............................................................................
12
Section11 - Term .......................................................................................................................
13
Section 12. Covenants to Run With the Land ...........................................................................
14
Section13. Burden and Benefit ................................................................................................
14
Section 14. Uniformity; Common Plan ....................................................................................
14
Section15. Enforcement ...........................................................................................................
14
Section 16. Recording and Filing ..............................................................................................
15
Section 17. Payment of Fees .....................................................................................................
16
Section18. Governing Law ... - .... -- ... -- ........... -- ... ......... ...... — ........ --- ............
-- ......... � 16
Section 19. Amendments ..........................................................................................................
16
Section20. Notice .....................................................................................................................
16
Section2 1. Severability ............................................................................................................
17
Section 22. Multiple Counterparts ............................................................................................
17
Section 23. Trustee Acting Solely in Such Capacity ................................................................
17
Section 24. Compliance by Borrower .......................................................................................
17
Section 25. Limited Liability of the Authority .........................................................................
17
0
EXHIBIT A - Legal Description ................................................................................................. A-1
EXHIBIT B - Income Computation and Certification ................................................................. B-1
EXHI13IT C - Certification of Continuing Program Compliance ................................................ C-1
RVPUB\FBAUM\708998-1
i
REGULATORY AGREEMENT AND
DECLARATION OF RESTRICTIVE COVENANTS
0 �
0
THIS REGULATORY AGREEMENT AND DECLARATION OF RESTRICTIVE
COVENANTS (the "Regulatory Agreement"), made and entered into as of May 1, 2006, is by
and among the Independent Cities Lease Finance Authority, a joint powers authority organized
and existing under the laws of the State of California (the "Authority"), Union Bank of
California, N.A., a national banking association, as trustee (the "Trustee") under an Indenture of
Trust dated as of the date hereof between the Authority and the Trustee, and Millennium
Housing Corporation, a California nonprofit public benefit corporation, as the owner of the
property described in Exhibit A attached hereto (the "Borrower").
RECITALS:
WHEREAS, the Legislature of the State of California enacted Chapter 8, Part 5 of
Division 31 of the California Health and Safety Code (the "Act") to authorize cities, including
joint powers authorities among cities, to issue bonds to finance the acquisition of mobile home
parks to provide housing for persons of very low income; and
WHEREAS, the Authority is a political subdivision within the meaning of that term in
the Regulations of the Department of Treasury and the rulings of the Internal Revenue Service
prescribed and promulgated pursuant to Section 103 of the Internal Revenue Code of 1986, as
amended (the "Code"); and
WHEREAS, the Authority has previously adopted a resolution (the "Resolution")
authorizing the issuance of revenue bonds in connection with the financing of the San Juan
Mobile Estates mobile home park to be acquired by the Borrower and located in the City of San
Juan Capistrano, California (the "Project"); and
WHEREAS, in furtherance of the purposes of the Act and the Resolution, the Authority
proposes to issue $39,910,000 aggregate initial principal amount of its revenue bonds in three
series designated "Independent Cities Lease Finance Authority Mobile Home Park Revenue
Bonds (San Juan Mobile Estates), Series 2006A" (the "Series A Bonds"), "Independent Cities
Lease Finance Authority Mobile Home Park Subordinate Revenue Bonds (San Juan Mobile
Estates), Series 2006B" (the "Series B Bonds") and "Independent Cities Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds (San Juan Mobile Estates), Taxable Series
2006C" (the "Series C Bonds" and together with the Series A Bonds and the Series B Bonds, the
"Bonds"), the proceeds of which will be loaned to the Borrower (the "Loan") which, in
consideration of the Loan, will cause to be delivered to the Trustee its promissory note in the
aggregate principal amount of the Bonds (the "Note") secured by the Deed of Trust, Assignment
of Rents, Security Agreement and Fixture Filing (the "Mortgage") recorded in the office of the
County Recorder for the County of Orange; and
WHEREAS, the Authority, the Trustee and the Borrower have entered into a Loan
Agreement, dated the date hereof (the "Loan Agreement"), pursuant to which the Authority will
make the Loan to the Borrower to finance the Project; and
RVPUB\FBAUM\708998.1 I
WHEREAS, the Note will be held by the Trustee in trust for the benefit of the owners
from time to time of the Bonds pursuant to the terms of the Indenture to pay when due the
principal of and interest on the Bonds; and
WHEREAS, all things necessary to make the Bonds, when issued as provided in the
Indenture, the valid and binding limited obligations of the Authority according to the import
thereof, and to constitute the Indenture a valid assignment of the amounts pledged to the payment
of the principal of, and premium, if any, and interest on the Bonds have been done and
performed, and the creation, execution, and delivery of the Indenture and the execution and
issuance of the Bonds, subject to the terms thereof, in all respects have been duly authorized; and
WHEREAS, the Code and the regulations and rulings promulgated with respect thereto
and the Act prescribe that the use and operation of the Project be restricted in certain respects
and in order to ensure that the Project will be used and operated in accordance with the Code
(including Section 501(c)(3) of the Code) and the Act, and the Authority, the Trustee and the
Borrower have determined to enter into this Regulatory Agreement in order to set forth certain
terms and conditions relating to the operation of the Project.
NOW, THEREFORE, in consideration of the mutual covenants and undertakings set
forth herein, and other good and valuable consideration, the receipt and sufficiency of which
hereby are acknowledged, the Authority, the Trustee and the Borrower hereby agree as follows:
Section 1. Definitions and Interpretation. In addition to the terms defined in the
foregoing recitals, the following terms used in this Regulatory Agreement shall have the
respective meanings assigned to them in this Section I unless the context in which they are used
clearly requires otherwise:
"Adjusted Income" - The adjusted income of all persons who intend to occupy a Space,
calculated in the manner determined by the Secretary of the Treasury pursuant to Section
142(d)(2)(B) of the Code.
I "Administration Agreement" - The Administration and Oversight Agreement, dated as of
May 1, 2006, by and among the Authority, the Borrower, the City and the Oversight Agent.
"Area" - The Primary Metropolitan Statistical Area in which the Project is located.
"Authority Annual Fee" - An amount equal to 1/8 of one percent of the outstandin
principal amount of the Bonds payable to the Authority 1/12 of such amount monthly, on the l5t�
day of each month, from the General Account of the Administration Fund or as otherwise
provided in Section 5.7 of the Indenture, commencing May 15, 2007 plus an annual amount to
pay the costs of the Authority audit report with respect to the Bonds, which is expected to be
approximately $7,000 per year, such amount to be billed by the Authority to the Borrower and to
be paid by the Borrower promptly upon receipt of such invoice and ending with the end of the
term of this Regulatory Agreement.
"Certificate of Continuing Program Compliance" - The certificate with respect to the
Project to be filed by the Borrower with the Authority, the City, the Oversight Agent and the
Trustee which shall be substantially in the form attached hereto as Exhibit C.
"City" — The City of San Juan Capistrano, California.
RVPUB\FBAUM\708998.1 2
"County" - The County of Orange.
"Income Certification" - The Income Computation and Certification attached hereto as
Exhibit B.
"Median Income for the Ara' - The median income for the Area as most recently
determined pursuant to the Act.
"Oversight Agent" - The Oversight Agent appointed under the Administration
Agreement, which shall initially be Wolf & Company hic.
"Oversight Agent's Fee" - The administration fee of the Oversight Agent, as set forth in
the Administration Agreement.
"Qualified Project Period" - The period as defined in Section 142(d)(2)(A) of the Code;
provided such period is subject to extension in accordance with Section 4(g) hereof.
"Qualified Residents" - means Very Low Income Residents.
"Qualified Space" - a Very Low Income Space.
"Space" - A mobile home space within the Project upon which a mobile home may be
placed.
"Tax Certificate" - The certificate as to arbitrage of the Authority and Borrower, dated as
of the Closing Date, with respect to the Bonds.
"Very Low Income Residents" - Individuals or families with an Adjusted Income which
does not exceed the amount promulgated by the U.S. Department of Housing and Urban
Development for very low income households for the Area as adjusted for household size as set
forth below. hi no event, however, will the occupants of a Space be considered to be Very Low
Income Residents if all the occupants are students, as defined in Section 151(c)(4) of the Code,
as such may be amended, no one of which is entitled to file a joint federal income tax return.
Currently, Section 151(c)(4) defines a student as an individual enrolled as a full-time student
during each of 5 calendar months during the calendar year in which occupancy of the unit begins
at an educational organization which normally maintains a regular faculty and curriculum and
normally has a regularly enrolled body of students in attendance or is an individual pursuing a
ftill-time course of institutional on farm training under the supervision of an accredited agent of
such an educational organization or of a state or political subdivision thereof. "Household Size"
Adjustment for I = 70%; Adjustment for 2 = 80%; Adjustment for 3 = 90%; Adjustment for
4=100%; Adjustment for 5 = 108%; Adjustment for 6 = 116%; Adjustment for 7 = 124%;
Adjustment for 8 = 132%.
"Very Low Income Spaces" - The Spaces in the Project designated for occupancy by
Very Low income Residents pursuant to Section 4(a) of this Regulatory Agreement.
Such terms as are not defined herein shall have the meanings assigned to them in the
Indenture. Unless the context clearly requires otherwise, as used in this Regulatory Agreement,
words of the masculine, feminine or neuter gender shall be construed to include each other
gender when appropriate and words of the singular number shall be construed to include the
RVPUB\FBALJM\708998.1 3
E
plural number, and vice versa, when appropriate. This Regulatory Agreement and all the terms
and provisions hereof shall be construed to effectuate the purposes set forth herein and to sustain
the validity hereof. The defined terms used in the preamble and recitals of this Regulatory
Agreement have been included for convenience of reference only, and the meaning, construction
and interpretation of all defined terms shall be determined by reference to this Section I
notwithstanding any contrary definition in the preamble or recitals hereof. The titles and
headings of the sections of this Regulatory Agreement have been inserted for convenience of
reference only, and are not to be considered a part hereof and shall not in any way modify or
restrict any of the terms or provisions hereof or be considered or given any effect in construing
this Regulatory Agreement or any provisions hereof or in ascertaining intent, if any question of
intent shall arise.
Section 2. Revresentations and Warranties of the Borrower. The Borrower hereby
represents, as of the date hereof, and covenants, warrants and agrees as follows:
(a) The Borrower has incurred a substantial binding obligation to acquire the
Project pursuant to which the Borrower is obligated to expend at least five percent (5%)
of the principal amount of the Bonds.
(b) The Borrower's reasonable expectations respecting the use of Bond
proceeds are accurately set forth in the Certificate Regarding Use of Proceeds executed
by the Borrower on the Closing Date.
(c) The statements made in the various certificates delivered by the Borrower
to the Authority or the Trustee are true and correct.
(d) Not more than 2% of the proceeds of the Series A Bonds and Series B
Bonds shall be applied to pay Cost of Issuance.
(e) Money on deposit in any fund or account in connection with the Bonds,
whether or not such money was derived from other sources, shall not be used by or under
the direction of the Borrower in a manner which would cause the Series A Bonds and the
Series B Bonds to be "arbitrage bonds" within the meaning of Section 148 of the Code,
and the Borrower specifically agrees that the investment of money in any such fund shall
be restricted as may be necessary to prevent the Series A Bonds and the Series B Bonds
from being "arbitrage bonds" under the Code.
(f) The Borrower will not take or omit to take, as is applicable, any action if
such action or omission would in any way cause the proceeds from the sale of the Bonds
to be applied in a manner contrary to the requirements of the Indenture, the Loan
Agreement and this Regulatory Agreement.
RVPUB\FBAUM\708998.1 4
Section 3. Residential Rental PEope . The Borrower hereby represents, as of the
date hereof, and covenants, warrants and agrees as follows:
(a) The Project is being owned and operated for the purpose of providing
residential rental housing, consisting of one mobile home Space for each household,
together with related facilities.
(b) All of the mobile homes in the Project will contain separate facilities for
living, sleeping, eating, cooking and sanitation, including a sleeping area, bathing and
sanitation facilities and cooking facilities equipped with a cooking range, refrigerator and
sink.
(c) All of the Spaces will be available for rental on a continuous basis to
members of the general public, and the Borrower will not give preference to any
particular class or group in renting the Spaces in the Project, except to the extent that
Spaces are required to be leased or rented to Qualified Residents.
(d) The Project comprises a single geographically and fimctionally integrated
project for residential rental property, as evidenced by the ownership, management,
accounting and operation of the Project.
(e) No part of the Project will at any time be owned or used as a
condominium or by a cooperative housing corporation, and the Borrower shall not take
any steps toward such conversion without an opinion of Bond Counsel that interest on the
Series A Bonds and the Series B Bonds will not thereby become includable in gross
income for federal income tax purposes.
(f) Should involuntary noncompliance with the provisions of this Regulatory
Agreement be caused by fire, seizure, requisition, foreclosure, transfer of title by deed in
lieu of foreclosure, change in a federal law or an action of a federal agency after the
Closing Date which prevents the Authority from enforcing the requirements of the
Regulations, or condemnation or similar event, the Borrower covenants that, within a
"reasonable period" determined in accordance with the Regulations, it will either prepay
the Note or apply any proceeds received as a result of any of the preceding events to
reconstruct the Project to meet the requirements hereof
(g) There shall be no discrimination against or segregation of any person or
group of persons on account of race, color, religion, sex, marital status, ancestry, national
origin, source of income (e.g. AFDC (or its successor program, if any) or SSI) or
disability in the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the
Project nor shall the transferee or any person claiming under or through the transferee,
establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the Project.
(h) The Very Low Income Spaces shall be intermingled with, and shall be of
comparable quality to, all other Spaces in the Project. Tenants in all Spaces shall have
equal access to and enjoyment of all common facilities of the Project.
RVPUB\FBAUM\708998.1 5
(i) In the aggregate, no more than two persons per bedroom, plus one person
shall occupy any Space in the Project, not including children bom after the date of initial
occupancy by a household. For example, with respect to a two bedroom mobilehome,
maximum occupancy shall be 5 persons (exclusive of post -occupancy children described
above).
Section 3A. Additional Program Reguirements. The following provisions shall apply
during the term of this Agreement, irrespective of whether any Bonds are outstanding.
(a) The Borrower shall notify the Authority, and the Oversight Agent of the
operations/management company it will employ for the Project no less than thirty (30)
days prior to the signing of a contract with any such entity. Qualifications of the firm(s)
shall also be provided at that time and the Authority shall have the right to submit
comments on the qualifications of the firm, which shall be considered by Borrower prior
to execution of a contract.
(b) The Borrower is responsible for all management ftinctions with respect to
the Project including without limitation the selection of tenants, certification and
recertification of household size and income, evictions, collection of rents and deposits,
maintenance, landscaping, routine and extraordinary repairs, replacement of capital
items, and security. The Authority shall have no responsibility over management of the
Project. In no instance shall the Borrower delegate or forego its responsibility to operate
the Project in the manner set forth in this Agreement and the Loan Agreement, except as
expressly provided in Section 3A.(b) above.
(c) The Authority, through its Authorized Officer, reserves the right to
conduct on or about May 15 of each year, commencing May 15, 2007, an annual (or
more frequently, if deemed necessary by the Authority) review of the management
practices and financial status of the Project. The purpose of each periodic review will be
to enable the Authority to determine if the Project is being operated and managed in
accordance with the requirements and standards of this Agreement. The Borrower shall
cooperate with the Authority in such reviews, including but not limited to making its
books and records regarding the Project available for inspection by the Authority.
(d) The Borrower agrees, for the entire term of this Agreement, to maintain all
common area interior and exterior improvements and common buildings on the Project
(exclusive of the mobile homes and tenant spaces), including, without limitation,
landscaping at the Project, in good condition and repair, including necessary
replacements (and, as to landscaping, in a healthy condition) and in accordance with all
applicable laws, rules, ordinances, orders and regulations of all federal, state, county,
municipal, and other governmental agencies and bodies having or claiming jurisdiction
and all their respective departments, bureaus, and officials.
(e) The Borrower will comply with the provisions of Title 2, Chapter 2,
Article 9 of the Municipal Code of the City relating to rent review (the "Rent Control
Ordinance") and further agrees that it shall at all times abide by and follow the terms and
provisions of the Rent Control Ordinance, and shall not in any manner challenge said
provisions.
RVPUB\FBALJM\708998.1 6
The Authority places prime importance on quality maintenance to ensure that all
affordable housing projects that receive financing assistance within the jurisdiction of the
Authority are not allowed to deteriorate due to below-average maintenance. Normal
wear and tear of the Project will be acceptable to the Authority assuming the Borrower
agrees to provide all necessary improvements to assure the Project is maintained in good
condition. The Borrower shall make all repairs and replacements necessary to keep the
Project in good condition and repair.
hi the event that the Borrower breaches any of the covenants contained in this
Section 3A(d) and such default continues for a period of ten (10) days after written notice
from the Authority, with respect to graffiti, debris, waste material, and general
maintenance or thirty (30) days after written notice from the Authority with respect to
landscaping and building improvements, then the Authority, in addition to whatever other
remedy they may have at law or in equity, shall have the right to enter upon the Project
and perform or cause to be performed all such acts and work necessary to cure the
default. Pursuant to such right of entry, the Authority shall be permitted (but are not
required) to enter upon the Project and perform all acts and work necessary to protect,
maintain, and preserve the improvements and landscaped areas on the Project, and to
attach a lien on the Project, or to assess the Project, in the amount of the expenditures
arising from such acts and work of protection, maintenance, and preservation by the
Authority and/or costs of such cure, including a fifteen percent (15%) administrative
charge, which amount shall be promptly paid by the Borrower to the Authority upon
written demand.
Section 4. Qualified Residents. (1) Pursuant to the requirements of the Code and the
Act, the Borrower hereby represents, as of the date hereof, and warrants, covenants and agrees as
follows:
(a) During the Qualified Project Period:
(i) not less than twenty percent (20%) of the Spaces in the Project
shall be designated as Very Low Income Spaces and shall be continuously
occupied by Very Low Income Residents. The monthly rent charged for one-half
of the Very Low Income Spaces (i.e., 10% of the Spaces) shall be not greater than
as follows:
(A) where a Very Low Income Resident is both the registered
and legal owner of the mobile home and is not making mortgage payments
for the purchase of that mobile home, the total rental charge for occupancy
of the Space (excluding a reasonable allowance for other related housing
costs determined at the time of acquisition of the Project by the Borrower
and excluding any supplemental rental assistance from the State, the
federal government, or any other public agency to the Very Low Income
Resident or on behalf of the Space and the mobile home) shall not exceed
one -twelfth of 30 percent of 50 percent of Median Income for the Area,
adjusted for household size in the manner set forth below.
(B) where a Very Low Income Resident is the registered owner
of the mobile home and is making mortgage payments for the purchase of
RVPUB\FBAUM\708998.1 7
that mobile home, the total rental charge for occupancy of file Space
an
(excluding any charges for utilities and storage and excluding y
supplemental rental assistance from the State, the federal government, or
any other public agency to the Very Low Income Resident or on behalf of
the Space and mobile home), shall not exceed one -twelfth of 15 percent of
50 percent of Median Income for the Area, as adjusted for household size
in the manner set forth below.
(C) where a Very Low Income Resident rents both the mobile
home and the Space occupied by the mobile home, the total rental
payments paid by the Very Low Income Resident on the mobile home and
the Space occupied by the mobile home (excluding any supplemental
rental assistance from the State, the federal government, or any other
public agency to that Very Low Resident or on behalf of that Space and
mobile home) shall not exceed one -twelfth of 30 percent of 50 percent of
Median Income for the Area adjusted for household size in the manner set
forth below.
In adjusting rent for household size, it shall be assumed that one person will
occupy a recreational vehicle, two persons will occupy a single -wide mobilehome and
three persons will occupy a multisectional mobilehome; or, as an alternative as permitted
under Section 33742(a) of the California Health and Safety Code, it shall be assimied that
one person will occupy a studio unit, two persons will occupy a one -bedroom unit, three
persons will occupy a two-bedroom unit, four persons will occupy a three-bedroom unit,
and five persons will occupy a four-bedroom unit.
(b) In the event a recertification of such tenant's income in accordance with
Section 4(d) below demonstrates that such tenant no longer qualifies as a Qualified
Resident the Space occupied by such Resident shall continue to be treated as a Qualified
Space unless and until any Space in the Project thereafter is occupied by a new tenant
other than a Qualified Resident. Moreover, a Space previously occupied by a Qualified
Resident and then vacated shall be considered occupied by a Qualified Resident until
reoccupied, other than for a temporary period, at which time the character of the Space
shall be redetermined. In no event shall such temporary period exceed thirty-one (31)
days. Notwithstanding anything herein to the contrary, if at any time the number of
Qualified Residents falls below the number required by subparagraph (a) (i) of this
Section, the next available vacant Space shall be rented to a Qualified Resident.
(c) Immediately prior to a Qualified Resident's occupancy of a Qualified
Space (or prior to the Closing Date with respect to Very Low Income Spaces previously
occupied), the Borrower will obtain and maintain on file an Income Certification form
from each Qualified Resident occupying a Qualified Space, dated immediately prior to
the initial occupancy of such Qualified Resident in the Project (or prior to the Closing
Date in the case of existing Very Low Income Residents). In addition, the Borrower will
provide such further information as may be required in the future by the State of
California, and by the Act, as the same may be amended from time to time, as requested
by the Authority or the Oversight Agent. The Borrower shall verify that the income
provided by an applicant with respect to a Space to be occupied after the Closing Date is
accurate by taking one or more of the following steps as a part of the verification process:
RVPUB\FBAUM\708998.1 8
(1) obtain a federal income tax return for the most recent tax year, (2) obtain a written
verification of income and employment from applicant's current employer, such as a
current pay stub or W-2 form, (3) if an applicant is unemployed or did not file a tax
return for the previous calendar year, obtain other verification of such applicant's income
reasonably satisfactory to the Oversight Agent or (4) such other information as may be
reasonably requested by the Oversight Agent.
Within ten days after the last day of each calendar quarter during the term of this
Regulatory Agreement commencing with the quarter ending September 30, 2006 the
Borrower shall advise the Oversight Agent or in the absence of an Oversight Agent, the
Authority, of the status of the occupancy of the Project by delivering to the Oversight
Agent a Certificate of Continuing Program Compliance; provided, however, with the
prior written approval of the Oversight Agent or the Authority, as the case may be, such
Certificate need be filed only semi-annually. Copies of the most recent Income
Certifications for Qualified Residents commencing or continuing occupancy of a
Qualified Space shall be made available to the Authority or Oversight Agent upon
request.
(d) Annually, the Borrower shall recertify the income of the occupants of such
Qualified Spaces by obtaining a completed Income Certification based upon the current
income of each occupant of the Space. The Borrower need not verify the income of
tenants in connection with any such recertification. In the event the recertification
demonstrates that such household's income exceeds 140% of the income at which such
household would qualify as Qualified Residents, such household will no longer qualify as
a Qualified Resident, and the Borrower either (i) will designate another qualifying Tenant
and Space in the Project as a Qualified Resident and a Qualified Space, respectively, or
(ii) will rent the next available vacant Space to one or more Qualified Residents.
(e) The Borrower will maintain complete and accurate records pertaining to
the Qualified Spaces, and will permit any duly authorized representative of the Authority,
the Oversight Agent, the Trustee (who shall have no duty to inspect), the Department of
the Treasury or the Internal Revenue Service to inspect during normal business hours and
with prior notice the books and records of the Borrower pertaining to the Project,
including those records pertaining to the occupancy of the Qualified Spaces.
The Borrower shall submit to the Secretary of the Treasury annually on the
anniversary date of the start of the Qualified Project Period or such other date as is
required by the Secretary, a certification that the Project continues to meet the
requirements of Section 142(d) of the Code, and shall provide a copy of such certification
to the Oversight Agent.
(f) Each lease or rental agreement pertaining to a Qualified Space occupied
after the Closing Date shall contain a provision to the effect that the Borrower has relied
on the Income Certification and supporting information supplied by the Qualified
Resident in determining qualification for occupancy of the Qualified Space, and that any
material misstatement in such certification (whether or not intentional) may be cause for
immediate termination of such lease. Each lease or rental agreement will also contain a
provision that failure to cooperate with the annual recertification process reasonably
instituted by the Borrower pursuant to Section 4(d) above will disqualify the Space as a
RVPUB\FBAUM\708998.1 9
Qualified Space and provide grounds for termination of the lease. The Borrower agrees
to provide to the Oversight Agent, and the Authority, a copy of the form of application
and lease to be provided to prospective Qualified Residents and any amendments thereto.
(g) In the event, despite Borrower's exercise of best efforts to comply with the
provisions of Section 4 of this Regulatory Agreement, the Borrower shall have been out
of compliance with any of the restrictions of Section 4 hereof relative to Qualified
Residents, for a period in excess of six months, then at the sole option of the Authority
the term of the Regulatory Agreement shall be automatically extended for the period of
non-compliance upon written notice to the Borrower, the Trustee and the Oversight
Agent from the Authority, such extension to relate to the Qualified Spaces and Qualified
Residents as to which such noncompliance relate.
Section 5. Tax Status of the Bonds. The Borrower and the Authority each hereby
represents, as of the date hereof, and warrants, covenants and agrees that:
(a) It will not knowingly take or permit, or omit to take or cause to be taken,
as is appropriate, any action that would adversely affect the exclusion from gross income
for federal income tax purposes of the interest on the Series A Bonds and the Series B
Bonds or the exemption from California personal income tax of the interest on the Series
A Bonds and the Series B Bonds and, if it should take or permit, or omit to take or cause
to be taken, any such action, it will take all lawful actions necessary to rescind or correct
such actions or omissions promptly upon obtaining knowledge thereof,
(b) It will take such action or actions as may be necessary, in the written
opinion of Bond Counsel filed with the Authority, the Trustee and the Borrower, to
comply fully with the Act and all applicable rules, rulings, policies, procedures,
Regulations or other official statements promulgated, proposed or made by the
Department of the Treasury or the Internal Revenue Service pertaining to obligations
issued under Section 145 of the Code to the extent necessary to maintain the exclusion
from gross income for federal income tax purposes of interest on the Series A Bonds and
the Series B Bonds; and
(c) It will file of record such documents and take such other steps as are
necessary, in the written opinion of Bond Counsel filed with the Authority, the Trustee
and the Borrower, in order to ensure that the requirements and restrictions of this
Regulatory Agreement will be binding upon all owners of the Project, including, but not
limited to, the execution and recordation of this Regulatory Agreement in the real
property records of the County.
The Borrower hereby covenants to include the requirements and restrictions contained in
this Regulatory Agreement in any document transferring any interest in the Project (other than
leases of Spaces in the Project to individual tenants) to another person to the end that such
transferee has notice of, and is bound by, such restrictions, and to obtain the agreement from any
transferee to abide by all requirements and restrictions of this Regulatory Agreement.
Section 6. Modification of Special Tax Covenants. The Borrower, the Trustee and
the Authority hereby agree as follows:
RVPUB\FBAUM\708998.1 10
(a) To the extent any amendments to the Act, the Regulations or the Code
shall, in the written opinion of Bond Counsel filed with the Authority, the Trustee and the
Borrower, impose requirements upon the ownership or operation of the Project more
restrictive than those imposed by this Regulatory Agreement which must be complied
with in order to maintain the exclusion from gross income for federal income tax
purposes of interest on the Series A Bonds and the Series B Bonds, this Regulatory
Agreement shall be deemed to be automatically amended to impose such additional or
more restrictive requirements.
(b) To the extent any amendments to the Act, the Regulations or the Code
shall, in the written opinion of Bond Counsel filed with the Authority, the Trustee and the
Borrower, impose requirements upon the ownership or operation of the Project less
restrictive than imposed by this Regulatory Agreement, this Regulatory Agreement may
be amended or modified to provide such less restrictive requirements but only by written
amendment approved and signed by the Authority (in its sole and absolute discretion), the
Trustee and the Borrower and approved by the written opinion of Bond Counsel that such
amendment (a) will not affect the exclusion from gross income for federal income tax
purposes of interest on the Series A Bonds and the Series B Bonds, and (b) shall not
conflict with any restrictions imposed by the Authority, the Act, the regulations
promulgated under the Code or the Code, as applicable.
(c) The Borrower, the Authority and, if applicable, the Trustee shall execute,
deliver and, if applicable, file of record any and all documents and instruments, necessary
to effectuate the intent of this Section 6, and each of the Borrower and the Authority
hereby appoints the Trustee as its true and lawful attomey-in-fact to execute, deliver and,
if applicable, file of record on behalf of the Borrower or the Authority, as is applicable,
any such document or instrument (in such form as may be approved in writing by Bond
Counsel) if either the Borrower or the Authority defaults in the performance of its
obligations under this subsection (c); provided, however, that the Trustee shall take no
action under this subsection (c) without first notifying the Borrower or the Authority, or
both of them, as is applicable, unless directed in writing by the Authority or the Borrower
and without first providing the Borrower or the Authority, or both, as is applicable, an
opportunity to comply with the requirements of this Section 6.
Section 7. Indemnification. The Borrower shall indemnify, hold harmless and
defend the Authority, the Oversight Agent and the Trustee and the respective officers, members,
directors, officials and employees of each of them (the "indemnified party") against all loss,
costs, damages, expenses, suits, judgments,' actions and liabilities of whatever nature, joint and
several (including, without limitation, attorneys' fees, litigation and court costs, amounts paid in
settlement, and amounts paid to discharge judgments), directly or indirectly resulting from or
arising out of or related to (a) the operation, use, occupancy, maintenance, or ownership of the
Project (including compliance with laws, ordinances and rules and regulations of public
authorities relating thereto); (b) any written statements or representations with respect to the
Borrower, the Project or the Bonds made or given to the Authority, the Oversight Agent or the
Trustee, or any underwriters or purchasers of any of the Bonds, by the Borrower, or any of its
agents or employees, including, but not limited to, statements or representations of facts or
financial information; or (c) any actions taken by the Court in joining the Authority as an
associate member or holding a public hearing with respect to the financing of the Project by the
Authority through the issuance of the Bonds; provided, however, the Borrower shall not be
RVPUB\FBAUM\708998.1 I I
obligated to indemnify the Authority, the Trustee, the Oversight Agent or the Oversight Agent
for damages caused by the gross negligence or willful misconduct of the Authority, the Trustee
or the Oversight Agent. The Borrower also shall pay and discharge and shall indemnify and hold
harmless the Authority, the Oversight Agent and the Trustee from (x) any lien or charge upon
payments by the Borrower to the Authority and the Trustee hereunder and (y) any taxes
(including, without limitation, all ad valorem taxes and sales taxes), assessments, impositions
and other charges in respect of any portion of the Project. If any such claim is asserted, or any
such lien or charge upon payments, or any such taxes, assessments, impositions or other charges,
are sought to be imposed, the Authority, the Oversight Agent or the Trustee shall give prompt
notice to the Borrower, and the Borrower shall have the sole right and duty to assume, and will
assume, the defense thereof, including the employment of counsel selected by the indemnified
party and the payment of all reasonable expenses related thereto, with full power to litigate,
compromise or settle the same in its sole discretion; provided, however, that the Authority and
the Trustee shall each have the right to review and approve or disapprove any such compromise
or settlement, and provided further that any such approval shall not be unreasonably withheld.
Section 8. Consideration. The Authority has issued the Bonds to provide funds to
make the Loan under the Loan Agreement to finance the Project, all for the purpose, among
others, of inducing the Borrower to own and operate the Project such that the Project shall
contribute to the Authority's efforts to provide affordable housing to Qualified Residents and
Very Low Income Residents in the City and to the satisfaction of the City's ongoing housing
burden. In consideration of the issuance of the Bonds by the Authority, the Borrower has entered
into this Regulatory Agreement and has agreed to restrict the uses to which the Project can be put
on the terms and conditions set forth herein.
Section 9. Reliance. The Authority and the Borrower hereby recognize and agree
that the representations, warranties, covenants and agreements set forth herein may be relied
upon by all persons interested in the legality and validity of the Bonds, and in the exclusion from
gross income for federal income tax purposes of the interest on the Series A Bonds and the
Series B Bonds and the exemption from California personal income tax of the interest on the
Bonds. In performing their duties and obligations hereunder, the Authority and the Trustee may
rely upon statements and certificates of the Borrower and Qualified Residents, and upon audits
of the books and records of the Borrower pertaining to the Project. In addition, the Authority
and the Trustee may consult with counsel, and the opinion of such counsel shall be full and
complete authorization and protection in respect of any action taken or suffered by the Authority
or the Trustee hereunder in good faith and in conformity with such opinion. In determining
whether any default or lack of compliance by the Borrower exists under this Regulatory
Agreement, the Trustee shall not be required to conduct any investigation into or review of the
operations or records of the Borrower and may rely solely upon any notice or certificate
delivered to the Trustee by the Borrower, the Authority or the Oversight Agent with respect to
the occurrence or absence of a default.
Section 10. Sale or Transfer of the Project. The Borrower intends to hold the Project
for its own account, has no current plans to sell, transfer or otherwise dispose of the Project, and
hereby covenants and agrees not to sell, transfer or otherwise dispose of the Project, or any
portion thereof (other than for individual tenant use as contemplated hereunder), without
obtaining the prior written consent of the Authority and upon receipt by the Authority and the
Trustee of (i) evidence satisfactory to the Authority that the Borrower's purchaser or transferee
has assumed in writing and in full, the Borrower's duties and obligations under this Regulatory
RVPUB\FBAUM\708998.1 12
Agreement and under the Administration Agreement, (ii) an opinion of counsel for the transferee
that the transferee has duly assumed the obligations of the Borrower under this Regulatory
Agreement and the Administration Agreement and that such obligations and this Regulatory
Agreement and the Administration Agreement are binding on the transferee, (iii) the Authority
receives evidence acceptable to the Authority that either (A) the transferee has experience in the
ownership, operation and management of comparable projects without any record of material
violations of discrimination restrictions or other state or federal laws or regulations applicable to
such projects, or (B) the transferee agrees to retain a property management firm with the
experience and record described in subparagraph (A) above, and in either case, at its option, the
Authority may cause the Oversight Agent to provide on-site training in program compliance if
the Authority determines such training is necessary, (iv) an opinion of Bond Counsel to the effect
that such sale will not in and of itself cause interest on the Series A Bonds and the Series B
Bonds to become includable in the gross income of the recipients thereof for federal income tax
purposes, and (v) evidence that the Borrower has complied with any applicable provisions of
Section 6.2 of the Loan Agreement. It is hereby expressly stipulated and agreed that any sale,
transfer or other disposition of the Project in violation of this Section 10 shall be null, void and
without effect, shall cause a reversion of title to the Borrower, and shall be ineffective to relieve
the Borrower of its obligations under this Regulatory Agreement. Not less than ninety (90) days
prior to consummating any sale, transfer or disposition of any interest in the Project, the
Borrower shall deliver to the Authority, the Oversight Agent and the Trustee a notice in writing
explaining the nature of the proposed transfer. Notwithstanding the foregoing, the Borrower
may transfer ownership of the Project to an affiliated entity of the Borrower with prior written
notice to the Authority accompanied by (i) an opinion of counsel to the affiliate that it has
assumed the obligations of the Borrower under this Regulatory Agreement and the
Administration Agreement and (ii) an opinion of Bond Counsel to the effect that such transfer
will not in and of itself cause interest on the Series A Bonds and the Series B Bonds to become
included in the gross income of the recipients thereof for federal income tax purposes. In
addition to the requirements set forth herein, the Borrower shall have the right to sell the Project
in accordance with and subject to the provisions of Section 10 of the Supplemental Regulatory
Agreement.
Section 11. Term. This Regulatory Agreement and all and several of the terms hereof
shall become effective upon its execution and delivery and shall remain in full force and effect
during the Qualified Project Period, it being expressly agreed and understood that the provisions
hereof are intended to survive the retirement of the Bonds and expiration of the Indenture, the
Loan Agreement and the Note. Notwithstanding any other provisions of this Regulatory
Agreement to the contrary, this entire Regulatory Agreement, or any of the provisions or sections
hereof, may be terminated upon agreement by the Authority, the Trustee and the Borrower,
subject to compliance with any of the provisions contained in this Regulatory Agreement only if
there shall have been received an opinion of Bond Counsel that such termination will not
adversely affect the exclusion from gross income for federal income tax purposes of interest on
the Series A Bonds and the Series B Bonds or the exemption from State personal income tax of
the interest on the Bonds.
The terms of this Regulatory Agreement to the contrary notwithstanding, this Regulatory
Agreement, and all and several of the terms hereof, shall terminate and be of no further force and
effect in the event of (a) a foreclosure or delivery of a deed in lieu of foreclosure whereby a third
party shall take possession of the Project, (b) involuntary non-compliance with the provisions of
this Regulatory Agreement caused by fire, seizure, requisition, change in a federal law or an
RVPUB\FBAUM\708998.1 13
action of a federal agency after the date hereof which prevents the Authority and the Trustee
from enforcing the provisions hereof, or (c) condemnation or a similar event, and, in each case,
the payment in full and retirement of the Bonds theretofore or within a reasonable period
thereafter. Upon the termination of the terms of this Regulatory Agreement, the parties hereto
agree to execute, deliver and record appropriate instruments of release and discharge of the terms
hereof-, provided, however, that the execution and delivery of such instruments shall not be
necessary or a prerequisite to the termination of this Regulatory Agreement in accordance with
its terms.
When all of the Bonds have been paid or deemed paid pursuant to Article XIH of the
Indenture, the Trustee shall no longer have any duties or obligations hereunder, and all
references to the Trustee shall thereafter be deemed references to the Authority.
Section 12. Covenants to Run With the Land. The Borrower hereby subjects the
Project (including the Project site) to the covenants, reservations and restrictions set forth in this
Regulatory Agreement. The Authority and the Borrower hereby declare their express intent that
the covenants, reservations and restrictions set forth herein shall be deemed covenants running
with the land and shall pass to and be binding upon the Borrower's successors in title to the
Project; provided, however, that upon the termination of this Regulatory Agreement said
covenants, reservations and restrictions shall expire. Each and every contract, deed or other
instrument hereafter executed covering or conveying the Project or any portion thereof shall
conclusively be held to have been executed, delivered and accepted subject to such covenants,
reservations and restrictions, regardless of whether such covenants, reservations and restrictions
are set forth in such contract, deed or other instrument.
Section 13. Burden and Benefit. The Authority and the Borrower hereby declare their
understanding and intent that the burden of the covenants set forth herein touch and concern the
land in that the Borrower's legal interest in the Project is rendered less valuable thereby. The
Authority and the Borrower hereby further declare their understanding and intent that the benefit
of such covenants touch and concern the land by enhancing and increasing the enjoyment and
use of the Project by Very Low Income Residents, the intended beneficiaries of such covenants,
reservations and restrictions, and by furthering the public purposes for which the Bonds were
issued.
Section 14. Unifbrmitv� Common Plan. The covenants, reservations and restrictions
hereof shall apply uniformly to the entire Project in order to establish and carry out a common
plan for the use of the Project.
Section 15. Enforcement. If the Borrower defaults in the performance or observance
of any covenant, agreement or obligation of the Borrower set forth in this Regulatory Agreement,
and if such default remains uncured for a period of 60 days after notice thereof shall have been
given by the Authority or the Trustee to the Borrower (provided, however, that the Authority
may at its sole option extend such period if the Borrower provides the Authority with an opinion
of Bond Counsel to the effect that such extension will not adversely affect the exclusion from
gross income for federal income tax purposes of interest on the Series A Bonds and the Series B
Bonds, and provided further, in the event any default relates to Section 4 hereof and the
Borrower is exercising best efforts to comply with such restrictions as determined by the
Authority in its sole discretion, then the cure period described above shall be 6 months and shall
be subject to the extension of the Qualified Project Period under Section 4(g) hereof), then the
RVPUB\FBAUM\708998.1 14
Trustee, subject to the provisions of Section 9 hereof and to the extent directed in writing by the
:,,;J Authority, subject to the provisions of the Indenture, acting on its own behalf or on behalf of the
Authority, shall declare an "Event of Default" to have occurred hereunder, and, at its option, may
take any one or more of the following steps:
(a) by mandamus or other suit, action or proceeding at law or in equity,
require the Borrower to perform its obligations and covenants hereunder or enjoin any
acts or things which may be unlawful or in violation of the rights of the Authority or the
Trustee hereunder;
(b) have access to and inspect, examine and make copies of all of the books
and records of the Borrower pertaining to the Project; and
(c) take such other action at law or in equity as may appear necessary or
desirable to enforce the obligations, covenants and agreements of the Borrower
hereunder.
In addition to the enforcement remedies set forth above, upon the Borrower's default
under this Regulatory Agreement, the Authority shall have the right (but not the obligation) to
lease up to 20% of the Spaces in the Project for a rental of $1 per Space per year. The Authority
shall sublease such units to Very Low Income Residents to the extent necessary to comply with
the provisions hereof Any rent paid under such a sublease shall be paid to the Borrower after
the Authority has been reimbursed for any expenses incurred by it in connection with the
sublease; provided that, if the Borrower is in default under the Loan, such rent shall be used to
make payments under the Loan.
The Trustee shall have the right, in accordance with this Section 15 and the provisions of
the Indenture, without the consent or approval of the Authority, to exercise any or all of the
rights or remedies of the Authority hereunder; provided that prior to taking any such act the
Trustee shall give the Authority written notice of its intended action. All fees, costs and
expenses of the Trustee, the Authority and the Oversight Agent (including, without limitation,
reasonable attorneys' fees) reasonably incurred in taking any action pursuant to this Section 15
shall be the sole responsibility of the Borrower; provided the Trustee shall not be obligated to
take any action hereunder that results in expenses or liability to the Trustee unless it is
compensated and reimbursed for its expenses, including reasonable attorneys' fees, and
indemnified to its satisfaction against liability.
After the Indenture has been discharged, or if the Trustee fails to act under this Section
15, the Authority may act in its own behalf to declare an "Event of Default" to have occurred and
to take any one or more of the steps specified hereinabove to the same extent and with the same
effect as if taken by the Trustee.
Section 16. Recording and Filing. The Borrower shall cause this Regulatory
Agreement and all amendments and supplements hereto, to be recorded and filed, prior to the
recording of the Deed of Trust and the disbursement of the Loan, in the real property records of
the County and in such other places as the Authority or the Trustee may reasonably request. The
0 Borrower shall pay all fees and charges incurred in connection with any such recording
RVPUB\FBAUM\708998.1 15
Section 17. Payment of Fees. The Borrower will pay to the Authority the Authority
Annual Fee, including the portion thereof billed currently by the Authority to the Borrower for
the Authority's audit fees and expenses, which shall be paid by the Borrower promptly upon
receipt of such invoice and to the Oversight Agent, the Oversight Agent's Fee, each when due.
Notwithstanding any prepayment of the Loan and notwithstanding a discharge of the Indenture,
throughout the term of this Regulatory Agreement, the Borrower shall continue to pay to the
Authority the Authority Annual Fee, and to the Oversight Agent, the Oversight Agent's Fee, and,
in the event of a default hereunder, to the Authority and the Trustee reasonable compensation for
any services rendered by either of them hereunder and reimbursement for all expenses
reasonably incurred by either of them in connection with such default.
Section 18. Governing Law. This Regulatory Agreement shall be governed by the
laws of the State of California. Except as expressly provided herein and in the Agreement, the
Trustee's rights, duties and obligations hereunder are governed in their entirety by the terms and
provisions of the Indenture.
Section 19. Amendments. Except as provided in Section 6(a) hereof, this Regulatory
Agreement shall be amended only by a written instrument executed by the parties hereto or their
successors in title, and duly recorded in the real property records of the County. The parties
hereto acknowledge that, as long as the Bonds are outstanding, the owners of the Bonds are third
party beneficiaries to this Regulatory Agreement.
Section 20. Notice. All notices, certificates or other communications shall be in
writing and will be sufficiently given and (except for notices to the Trustee, which shall be
deemed given only when actually received by the Trustee) shall be deemed given on the date
personally delivered or on the second day following the date on which the same have been
mailed by certified mail, return receipt requested, postage prepaid, addressed as follows:
Authority: Independent Cities Lease Finance Authority
P.O. Box 1750
Palmdale, California 93590-1750
Attention: Program Administrator
Oversight Agent: Wolf & Company hic.
5 Pembroke Lane
Laguna Niguel, California 92677
Attention: Wesley R. Wolf
Trustee: Union Bank of California, N.A.
350 California Street, I 1'h Floor
San Francisco, California 94104
Attention: Corporate Trust
Borrower: Millennium Housing Corporation
660 Newport Center Drive, Suite 1020
Newport Beach, California 92660
Attention: George Turk
RVPUB\F13AUM\708998,] 16
0
Any of the foregoing parties may, by notice given hereunder, designate any further or
different addresses to which subsequent notices, certificates, documents or other communications
shall be sent.
Section 21. Severability. If any provision of this Regulatory Agreement shall be
invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining
portions hereof shall not in any way be affected or impaired thereby.
Section 22. Multiple Counterparts. This Regulatory Agreement may be executed in
multiple counterparts, all of which shall constitute one and the same instrument, and each of
which shall be deemed to be an original.
Section 23. Trustee Actiniz Solely in Such Capac . In accepting its obligations
hereunder, the Trustee acts solely as trustee for the benefit of the Registered Owners, and not in
its individual capacity; and the duties, powers, rights and liabilities of the Trustee in acting
hereunder shall be subject to the provisions of the Indenture, including, without limitation,
Article VIII of the Indenture.
The Trustee shall act as specifically provided herein and no implied duties or obligations
shall be read into this Regulatory Agreement against the Trustee. The Trustee is entering into
this Regulatory Agreement solely in its capacity as Trustee under the Indenture and not in its
individual, corporate or personal capacity and except as specifically provided herein, nothing
herein shall be construed as imposing any duties or obligations upon the Trustee beyond those
contained in the Indenture.
After the date on which no Bonds remain outstanding as provided in the Indenture, the
Trustee shall have no duties or responsibilities under this Regulatory Agreement, and all
references herein to the Trustee shall be deemed references to the Authority.
Section 24. CoWliance by Borrower. The Trustee shall not be responsible for
monitoring or verifying compliance by the Borrower with its obligations under this Regulatory
Agreement. The Program Administrator shall assume such responsibilities under the terms of
the Administration Agreement among the Program Administrator, the Authority and the
Borrower.
Section 25. Limited Liability of the Authorit . The Authority's liability under this
Regulatory Agreement shall be limited as set forth in Section 14.3 of the Indenture.
RVPUB\FBAUM\708998.1 17
0
IN WITNESS WHEREOF, the Authority, the Trustee and the Borrower have executed
this Regulatory Agreement by duly authorized representatives, all as of the date first written
hereinabove.
INDEPENDENT CITIES LEASE FINANCE
AUTHORITY
By:C�ALyt-t(j((7�) ��ILcd�.
'Program Admimstr&r
Deborah J. Smith
UNION BANK OF CALIFORNIA, N.A., as
Trustee
By:4��� --
Authorized Officer
Mitch Gardner
MILLENNIUM HOUSING CORPORATION, a
California nonprofit public benefit corporation
B
Ge6rege Turk
RVPUB\FBAUM\708998.1 18
STATE OF CALIFORNIA
)ss.
COUNTY OF RIVERSIDE )
On May 24, 2006, b f
belpre me, Evelyn Corselli, a NOTARY PUBLIC, personally
appeared Deborah J. Smith Ypersonally known to me OR Fj proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
Signature of N6tary
[SEAL]
� -LY'N—C6 (0: RSLEE��LL I
EV E
COMM.#1623014
NOTARY PUBLIC -CALIFORNIA
PMRSIDE COUNTY
xpres Ctober30,2008
RVPUB\FBAUM\708998.1
0
STATE OF CALIFORNIA )
)ss.
COUNTY OF RIVERSIDE )
On May 30, 2006, before me, Evelyn Corselli, a NOTARY PUBLIC, personally
appeared George Turk E�`personally known to me OR F1 proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
[SEAL]
V�_
EVELYN CORSELLI
COMM. #1523014
NOTARY PUBLIC -CALIFORNIA
RIVERSIDE COUNTY
My CORM Expirn OCMWbor 30,2J008
RVPUBTBAUMN708998.1
Signature of Notary
STATE OF CALIFORNIA
ss.
COUNTY OF RIVERSIDE )
On May 30, 2006, before me, Evelyn Corselli, a NOTARY PUBLIC, personally
appeared Mitch Gardner 0 personally known to me OR G�rproved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
[SEAL]
0
RVPUBTBAUK708999. I
�0
Signature of Nofary
I - AX - . I W
EVE VA CORSEM"
COMM. #1523014
NOTARY PUBLIC -CALIFORNIA
Ohly
RIVIE_RSIOE ICOUNTY
_xp,r
Comm. Expires October 30,j2W8
0
RVPUBTBAUK708999. I
�0
Signature of Nofary
EXHIBIT "A"
LEGAL DESCRIPTION
PARCEL 3 OF PARCEL MAPS, IN THE CITY OF SAN JUAN CAPISTRANO, COUNTY OF
ORANGE, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 62, PAGE 19 OF
PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
SAID LAND IS ALSO BEING A PORTION OF THE FOLLOWING DESCRIBED PARCELS
"A",,�ND "B".
rg.vlwojlu
BEING THOSE PORTIONS OF LOTS 60,61 AND 62 OF TRACT NO. 103, IN THE CITY OF
SAN JUAN CAPISTRANO, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 11, PAGES 29 THROUGH 33 OF MISCELLANEOUS MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT IN THE NORTHWESTERLY LINE OF SAID LOT 61, LYING
NORTH 210 40' 07" EAST 4.78 FEET FROM THE WESTERLY CORNER OF SAID LOT 6 1;
THENCE NORTH 890 58' 18" EAST 564.75 FEET TO THE WESTERLY LINE OF THE
LAND DESCRIBED AS PARCEL 10 1, IN THE DEED TO THE ORANGE COUNTY FLOOD
CONTROL DISTRICT, RECORDED JUNE 28, 1963 IN BOOK 6609, PAGE 371 OF
OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID WESTERLY LINE,
SOUTH 30 04' 46" WEST 1045.00 FEET TO A POINT LYING NORTH 30 04' 46" EAST
583.39 FEET FROM THE SOUTHERLY LINE OF SAID LOT 62; THENCE SOUTH 89' 58'
18" WEST 548.34 FEET; THENCE NORTH 44' 01' 54" WEST 687.07 FEET TO THE
NORTHWESTERLY LINE OF SAID LOT 62; THENCE ALONG SAID LAST MENTIONED
NORTHWESTERLY LINE, NORTH 420 14' 44" EAST 743.84 FEET TO THE
NORTHEASTERLY LINE OF SAID LOT 62; THENCE ALONG SAID NORTHEASTERLY
LINE, SOUTH 700 07' 46" EAST 16.40 FEET TO SAID NORTHWESTERLY LINE OF LOT
61; THENCE ALONG SAID LAST MENTIONED NORTHWESTERLY LINE, NORTH 21'
40' 07" EAST 4.78 FEET TO THE POINT OF BEGINNING.
PARCEL B:
BEING THOSE PORTIONS OF LOTS 60 AND 62 OF TRACT NO. 103, IN THE CITY OF
SAN JUAN CAPISTRANO, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 11, PAGES 29 THROUGH 33 OF MISCELLANEOUS MAPS,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE WESTERLY LINE OF THE LAND
DESCRIBED AS PARCEL 10 1, IN THE DEED TO ORANGE COUNTY FLOOD CONTROL
DISTRICT, RECORDED JUNE 28, 1963 IN BOOK 6609, PAGE 371 OF OFFICIAL
RECORDS OF SAID COUNTY, WITH THE SOUTHERLY LINE OF SAID LOT 62;
RVPUB\FBAUW708998.1 A-1
E
THENCE ALONG SAID WESTERLY LINE, NORTH 3- 04' 46" EAST 583.39 FEET;
THENCE SOUTH 890 58' 18" WEST 548.34 FEET; THENCE NORTH 44' 01' 54" WEST
687.07 FEET TO THE NORTHWESTERLY LINE OF SAID LOT 62; THENCE ALONG
SAID NORTHWESTERLY LINE, SOUTH 42- 14'44" WEST 290.73 FEET AND SOUTH 36-
58' 16" WEST 302.19 FEET TO THE SOUTHWESTERLY LINE OF SAID LOT 62; THENCE
ALONG SAID SOUTHWESTERLY LINE, SOUTH 44- 0 1' 54" EAST 862.34 FEET TO SAID
SOUTHERLY LINE; THENCE ALONG SAID SOUTHERLY LINE, NORTH 89' 58' 18"
EAST 772.38 FEET TO THE POINT OF BEGINNING.
APN: 121-171-29 and 121-171-30
RVPUB\FBAUM\708998.1 A-2
EXHIBIT "B"
INCOME COMPUTATION AND CERTIFICATION
PART I: TO BE COMPLETED BY RESIDENT.
MILLENNIUM HOUSING CORPORATION
SAN JUAN MOBILE ESTATES
HOUSING AFFORDABILITY SURVEY
We understand that completing this profile will assist Millennium Housing Corporation
in determining property tax abatement and preserving the park's tax-exempt status based on
household income
1 . There is/are — persons in our household. There are bedrooms in our
mobilehome.
2. My/Our home is a (check one) _ singlewide doublewide
— triplewide
The total combined income of our household from all sources* for the past calendar year
was (please check one)
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
Less than $
$ or more
*INCLUDES:
Wages/Salary including overtime, Commissions and Fees, Tips and Bonuses, Interest and
Dividends, Social Security, Alimony and Child Support, Gifts and Contributions, Military Pay
and Income Tax Credits, Disability Payments, Pensions.
DOES NOT INCLUDE:
Medical Reimbursements, Scholarships, Combat Pay, Government Relocation Payments, Foster
Care Payments, Food Stamps, Job Training Act Payments, Low -Income Home Energy
Assistance Payments.
4(a). Do the person(s) whose incomes are listed in item 43, above, have savings, stocks, bonds
or equity in real property with a combined total value exceeding $5,000 (DO NOT INCLUDE
YOUR HOME)?
Yes No
(b) If Yes, enter the amount of income expected to be derived from such assets in the next 12
months: S
RVPU13\F13AUM\708998.1 B-1
(c)
01' ) $_
0
Enter the amount of such income that was included in item 3 above:
5. My/Our current monthly space rent is S
6. My/Our current mortgage payment (if any) is $
7. My/Our average monthly utility payment (gas, electric, water,
sewer, trash) is: $
8(a). Are ALL of the persons in the household Full -Time Students?
Yes
ML,
(b) If the answer to 8(a) is Yes, are at least two (2) of the occupants husband and wife
entitled to file ajoint federal income tax return?
Yes No
The information provided above is true and correct to the best
of my/our knowledge. Space #
Head of Household Date Second Head of Household
Signature Signature
Printed Name Printed Name
Please return form to:
Millennium Housing Corporation
660 Newport Center Drive, Suite 1020
Newport Beach, California 92660
RVPUB\FBAUM\708998.1 B-2
�aL�
0
PART H FOR COMPLETION BY PROJECT OWNER ONLY:
1 Calculation of eligible income:
a) Enter amount entered for entire household in (3) above: $
b) (1) If the answer to 4(a) above is yes, enter the total amount entered in 4(b), subtract
from that figure the amount entered in 4(c) and enter the remaining balance
(2) Multiply the amount entered in 4(b) times the current passbook savings rate as
determined by HUD to determine what the total annual earnings on the amount in 4(b) would be
if invested in passbook savings ($ -subtract from that figure the amount entered in
4(c) and enter the remaining balance ($
(3) Enter the greater of the amount calculated under (1) or (2) above: $
C) TOTAL ELIGIBLE INCOME
(Line La plus line I.b(3)): $
2. The amount entered in I.c:
Qualifies the applicant(s) as a Qualified Resident(s)
Does not qualify the applicant(s) as a Qualified Resident(s)
(For purposes of the Supplemental Regulatory Agreement with the City of
San Juan Capistrano) Type of Qualified Resident:
— Very Low Income Lower Income
3. Number of Space assigned:
The coach payment is
Type of Mobile home: Single Wide Rent
Multisectional Rent
This Space [was/was not] last occupied for a period of 31 or more consecutive days by persons
whose aggregate anticipated annual income as certified in the above manner upon their initial
occupancy of the Space qualified them as Very Low Income Residents.
RVPU13TBAUM\708998.1 B-3
0
4. Method used to verify applicant(s) income:
Employer income verification.
Copies of tax returns.
Other (
MILLENNIUM HOUSING CORPORATION
By:
Its:
RVPU13\FBAUM\708998.1 B-4
Ll
Manager
INCOME VERIFICATION
(for employed persons)
The undersigned employee has applied for a mobile home space located in a project financed by
the Independent Cities Lease Finance Authority Housing with proceeds of its Mobilehome Park
Revenue Bonds, a portion of which Project is reserved for persons of lower income. Every
income statement of a prospective tenant must be stringently verified. Please indicate below the
employee's current annual income from wages, overtime, bonuses, commissions or any other
form of compensation received on a regular basis.
Annual wages
Overtime $
Bonuses $
Commissions $
Other Income
Total current income
I hereby certify that the statements above are true and complete to the best of my knowledge.
Signature
Date
Title
I hereby grant you permission to disclose my income to in order
that they may determine my income eligibility for rental of a mobile home space located in their
project which has been financed under the Independent Cities Lease Finance Authority
Mobilehome Park Revenue Bonds.
Signature
Please send to:
INCOME VERIFICATION
(for self-employed persons)
PWPURTBAUM\708998.1
Date
IM
* , t
I hereby attach copies of my individual federal and state income tax returns for the
immediately preceding calendar year and certify that the information shown in such income tax
returns is true and complete to the best of my knowledge.
Signature
RVPUB\FBAUM\708998.1 B-6
Date
ATTACHMENT NO. I
Total Anticipated Income includes the following:
I . all wages and salaries, overtime pay, commissions, fees, tips and bonuses and other
compensation for personal services, before payroll deductions;
2. the net income from the operation of a business or profession or from the rental of real or
personal property (without deducting expenditures for business expansion or amortization of
capital indebtedness or any allowances for depreciation of capital assets except for straight line
depreciation as provided in Internal Revenue Service regulations); any withdrawal of cash or
assets from the operation of a business or profession will be included in income except to the
extent the withdrawal is reimbursed of cash or assets invested in the operation by the family;
3. interest and dividends (including income from assets included below and other net
income from real or personal property);
4. the full amount of periodic payments received from social security, annuities, insurance
policies, retirement funds, pensions, disability or death benefits and other similar types of
periodic receipts, including any lump sum payment for the delayed start of a periodic payment;
5. payments in lieu of earnings, such as unemployment and disability compensation,
workmen's compensation and severance pay;
6. the maximum amount of public assistance available to the above persons other than the
amount of any assistance specifically designated for shelter and utilities plus the maximum
amount that the public assistance agency could in fact allow for shelter and utilities;
7. periodic and determinable allowances, such as alimony and child support payments and
regular contributions and gifts received from persons not occupying the Space; and
8. all regular pay, special pay and allowances of a member of the Armed Forces (whether or
not living in the dwelling) who is the head of the household or spouse (or other persons whose
dependents are occupying the Space).
Excluded from such anticipated income are:
casual, sporadic or irregular gifts;
2. amounts which are specifically for or in reimbursement of medical expenses;
3. lump sum additions to family assets, such as inheritances, insurance payments (including
payments under health and accident insurance and workmen's compensation), capital gains and
settlement for personal or property losses;
4. amounts of educational scholarships paid directly to the student or the educational
institution, and amounts paid by the government to a veteran for use in meeting the costs of
tuition, fees, books and equipment. Any amounts of such scholarships or payments to veterans
not used for the above purposes are to be included in income;
RVPUB\FBAUM\708998.1 B-7
5. hazardous duty pay to a household member in the Armed Forces who is away from home
and exposed to hostile fire;
6. amounts received under training programs funded by HUD;
7. foster child care payments;
8. amounts received by a Disabled (as defined below) person that are disregarded for a
limited time for purposes of Supplemental Security Income eligibility and benefits because they
are set aside for use under a Plan to Attain Self -Sufficiency;
9. income of a live-in aide;
10. amounts received by a participant in other publicly assisted programs which are
specifically for or in reimbursement of out-of-pocket expenses incurred and which are made
solely to allow participation in a specific program;
11. reparation payments paid by a foreign government pursuant to claims filed under the laws
of that government by persons who were persecuted during the Nazi era;
12. amounts specifically excluded by any other federal statute from consideration as income
for purposes of determining eligibility or benefits under a category of assistance programs that
includes assistance under the United States Housing Act of 1937;
13. amounts received under training programs funded by HUD;
14. $480 for each dependent (a member of the household (excluding foster children) other
than family head or spouse, who is under 18 years of age or is a Disabled person (person who is
under a disability as defined in Section 223 of the Social Secuhity Act or who has developmental
disability as defined in Section 102(7) of the Developmental Disability Assistance and Bill of
Rights Act) or Handicapped person (a person having a physical or mental impairment that is
expected to be of a long -continued and indefinite duration, substantially impedes his or her
ability to live independently, and is of such a nature that such ability could be improved by more
suitable housing conditions) or is a full-time student.
15. $400 for any family whose head or spouse (or sole member) is an Elderly (at least 62
years of age), Disabled, or Handicapped person.
16. for any family that is not an Elderly Family (a family whose head or spouse (or sole
member) is an Elderly, Disabled, or Handicapped person), but has a Handicapped or Disabled
member other than the head of household or spouse, Handicapped Assistance Expenses
(reasonable expenses that are anticipated during the period for which annual income is computed
for attendant care and auxiliary apparatus for a Handicapped or Disabled family member and that
are necessary for the family member to be employed provided the expenses are not paid to the
family or reimbursed) in excess of 3% of annual income but this allowance may not exceed the
employment income received by family members who are 18 years of age or older as a result of
the assistance to the Handicapped or Disabled person.
17. for any family whose head or spouse (or sole member) is an Elderly, Disabled, or
Handicapped person, that has no Handicapped Assistance Expenses, an allowance for those
RVPUBTBAUM\708998,1 B-8
I]
medical expenses that are anticipated during the period for which annual income is computed not
covered by insurance ("Medical Expenses") equal to the amount by which the medical expenses
exceed 3% of annual income.
18. for any family whose head or spouse (or sole member) is an Elderly, Disabled, or
Handicapped person, that has Handicapped Assistance Expenses greater than or equal to 3% of
annual income, an allowance for Handicapped Assistance Expenses in excess of 3% of annual
income (but the allowance may not exceed the employment income received by family members
who are 18 years of age or older as a result of the assistance to the Handicapped or Disabled
person), plus an allowance for Medical Expenses equal to the family's Medical Expenses.
19. for any family whose head or spouse (or sole member) is an Elderly, Disabled or
Handicapped person, that has Handicapped Assistance Expenses that are less than 3% of annual
income, an allowance for combined Handicapped Assistance Expenses and Medical Expenses
that is equal to the amount by which the sum of these expenses exceeds 3% of annual income.
20. amounts anticipated to be paid by the family for the care of children under 13 years of
age during the period for which annual income is computed but only where such care is
necessary to enable a family member to be gainfully employed or to further education and only
to the extent such amounts are not reimbursed; the amount deducted shall reflect reasonable
charges for child care and, in the case of child care necessary to permit employment, the amount
deducted shall not exceed the amount of income received ftorn such employment.
21. in the case of families assisted by Indian housing authorities, the greater of child care
expenses (as described in 20. above), or excessive travel expenses, not to exceed $25 per family
per week for employment or education related travel.
Full -Time Student means an individual enrolled as a full-time student during each of five (5)
calendar months during the calendar year in which occupancy of the Space begins at an
educational organization which normally maintains a regular faculty and curriculum and
normally has a regularly enrolled body of students in attendance or is an individual pursuing a
full-time course of institutional on farm training under the supervision of an accredited agent of
such an educational organization or of a state or political subdivision thereof
RVPU]3\FBAUM\708998.1 B-9
0
EXHIBIT "C"
Period Covered
[Quarterly]
CERTIFICATION OF CONTINUING PROGRAM COMPLIANCE
The undersigned, Millennium Housing Corporation (the "Borrower"), has read and is
thoroughly familiar with the provisions of-.
I . The Regulatory Agreement and Declaration of Restrictive Covenants dated as of May 1,
2006 (the "Regulatory Agreement") among the Borrower, the Independent Cities Lease Finance
Authority (the "Authority") and Union Bank of California, N.A. (the "Trustee");
2. The Indenture of Trust dated as of May 1, 2006 (the "Indenture") between the Authority
and the Trustee;
3. The Loan Agreement dated as of May 1, 2006 among the Borrower, the Trustee and the
Authority; and
4. The Supplemental Regulatory Agreement and Declaration of Restrictive Covenants dated
as of May 1, 2006 (the "Supplemental Regulatory Agreement") between the Borrower and the
City of San Juan Capistrano,
As of the date of this Certificate, the following percentages of total Spaces in the Project (i) are
occupied by Very Low Income Residents or Lower Income Residents (as such terms are defined
in the Regulatory Agreement and Supplemental Regulatory Agreement) or (ii) are currently
vacant and being held available for such occupancy and have been so held continuously since the
date a Very Low Income Resident vacated such Space; as indicated:
Total Project Spaces:
Number of Spaces Occupied by
Very Low Income Residents: Percent:
Held vacant for occupancy continuously since last occupied by Very Low Income
Resident: : Percent: Unit Nos:
Vacant Spaces:
Percent: Unit Nos:
Number of Spaces occupied by
Lower Income Residents: : Percent:
Held vacant for occupancy continuously since last occupied by Lower Income
Resident
RVPU13\FBAUM\708998.1
Percent Unit Nos.
C-1
5. The undersigned hereby certifies that die Borrower is not in default under any of the
i terms and provisions of the above documents, and no event has occurred which, with the passage
of time, would constitute a default thereunder [or if such event has occurred explain below the
event and the steps being taken to remedy such event].
E
MILLENNIUM HOUSING CORPORATION
By:
Its:
RVPUB\FBAUM\708998.1 C-2
BEST BEST & KRIEGER LLP
A CAUFORNIA -IM�b LIABILITY PA�ERSHIP INCLUDING PROFESSIONAL COR��MONS
INDIAN WELLS
LAWYERS
SACRAMENTO
(750) 558-251 1
3750 UNIVERSITY AVENUE
(915) 325-4000
—
POST OFFICE BOX 1025
—
IRVINE
RIVERSIDE. CALAFORNIA 92502-1028
SAN DIEGO
(949) 283-2800
(051) 585-1450
(819) 525-1 300
—
(95 1) 685-3083 FAX
—
ONTARIO
BBKLAW.COM
WALNUT CREEK
(909) 989-8584
(925) 977-3300
August 8, 2006
City of San Juan Capistrano
32400 Pasco Adelanto
San Juan Capistrano, CA 92675
Attention: Cindy Russell
Administrative Services Director
Re: $29,660,000 Independent Cities Lease Finance Authority Mobile Home
Park Revenue Bonds (San Juan Mobile Estates) Series 2006A and
$9,765,000 Independent Cities Lease Finance Authority Mobile Home
Park Subordinate Revenue Bonds (San Juan Mobile Estates) Series 2006B
and $485,000 Independent Cities Lease Finance Authority Mobile Home
Park Subordinate Revenue Bonds (San Juan Mobile Estates) Taxable
Series 2006C
Dear Cindy:
Enclosed for your files please find originals of the following documents signed by the
City of San Juan Capistrano:
Associate Membership Agreement between Independent Cities Lease Finance
Authority and the City of San Juan Capistrano
Supplemental Regulatory Agreement and Declaration of Restrictive Covenants
Administration and Oversight Agreement.
Also enclosed are copies of following documents:
- indenture of Trust
- Loan Agreement
- Regulatory Agreement.
- Deed of Trust
Very truly yours,
U�2 /&"t4n
Francis J. Baum
of Best Best & Krieger LLP
encls.
RVPUB\FBAUM\718253.1
D_
512/2006
AGENDA REPORT
TO: Dave Adams, City Manager 9*
FROM: Cindy Russell, Administrative Services Director
SUBJECT- Consideration of an Associate Membership Agreement with the
Independent Cities Lease Finance Authority (ICLFA) and the Issuance of
Mobile Home Park Revenue Bonds by ICLFA to Finance the San Juan
Mobile Estates Project (Millennium Housing Corporation)
RECOMMENDATION:
By Motion,
Adopt a resolution approving an Associate Membership Agreement with the
Independent Cities Lease Finance Authority, a Supplemental Regulatory
Agreement and an Administration and Oversight Agreement with respect to the
San Juan Mobile Estates acquisition, and
2. Adopt a resolution approving the Issuance of Mobile Home Park Revenue Bonds
by the Independent Cities Lease Finance Authority for the San Juan Mobile
Estates acquisition.
SITUATION:
Summary and Recommendation:
The residents of the San Juan Mobile Home Estates Mobile Home Park (the "Park
Residents") have been working with Millennium Housing Corporation (Millennium), a
California non-profit public benefit corporation to acquire the park from the current
private owner. The Park Residents have determined that ownership by Millennium as
opposed to a private owner will allow them among other things to have more control
over the operations and management of their park. Additionally, Millennium has agreed
that the City's Rent Control Ordinance would be the governing guideline for rent
increases in this park for the term of the regulatory agreement which is 35 years.
The Park Residents and Millennium have requested the City of San Juan Capistrano
join a state-wide joint powers agency, the Independent Cities Lease Finance Authority
(ICLFA) so that financing through the use of tax-exempt revenue bonds can be
accomplished. These bonds would be issued by the ICLFA and the City would have no
financial obligations or risk relating to the financing. Also, this financing would not have
any affect on the City's future financings or ratings. This arrangement is similar to the
Agenda Report
Page 2 May 2, 2006
arrangement approved for the construction of the Seasons Apartment Complex by
Kaufman & Broad in 1995.
Staff recommends the City Council adopt a resolution approving an Associate
Membership Agreement with the ICLFA, a Supplemental Regulatory Agreement and an
Administration and Oversight Agreement with respect to the San Juan Mobile Estates
acquisition and adopt a resolution approving the Issuance of Mobile Home Park
Revenue Bonds by the ICLFA for the San Juan Mobile Estates acquisition.
Backaround:
In March 2005, George Turk of Millennium and his associate Pam Newcomb of Kinsell,
Newcomb & deDios, Inc. (KN&D) submitted a proposal to City staff regarding the
acquisition of San Juan Mobile Estates Mobile Home Park (SJME) by Millennium.
Staff met with Millennium on May 10, 2005 to review their proposal. Their proposal is to
acquire the park from the private property owner and manage the park through the non-
profit corporation through the issuance of tax-exempt bonds. The initial proposal
requested financial participation (up to $2 million of housing set-aside funds) by the
Community Redevelopment Agency (the "Agency") along with the City facilitating a tax-
exempt financing and providing a letter of condemnation to the property owner for tax
purposes. Since the project did not provide any new affordable housing stock in our
community, it did not provide any benefit to the community as a whole. Therefore, staff
told Millennium that the neither the City nor the Agency were interested in participating
financially in the project. Even though the Agency would not be participating financially,
Millennium still requested that the City facilitate a tax-exempt financing and provide the
letter of condemnation. In order to consider this request, City staff wanted to assure
that the project was financially sound and that a majority of the Park Residents
supported the acquisition.
In November 2005, the City was contacted the Park Residents representative board
(the "Board") requesting a meeting to discuss the acquisition. At that meeting,
Millennium and the Board indicated that with the use of tax-exempt financing and a
letter of condemnation to the property owner they would be able to put the project
together. They requested the City take the necessary steps of joining ICLFA and
authorizing the issuance of tax-exempt financing through ICLFA to facilitate their
project.
Although the City would have no financial obligation, it was agreed that a pro forma of
the proposed project would be prepared and reviewed by the City's Financial Advisor,
Fieldman, Rolapp & Associates (FRA) to determine if the project was financially viable
over the long-term. FRA completed its evaluation and found the project to be financially
viable, however City staff and FRA wanted to be sure that the Park Residents had
sufficient information regarding the deal points prior to making their final decision. City
staff and FRA met with the Board and Millennium to flush out a number of questions
and issues concerning the project. Upon completion of these meetings, the City notified
RESOLUTION NO. 06-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING AN ASSOCIATE
MEMBERSHIP AGREEMENT WITH THE INDEPENDENT CITIES LEASE
FINANCE AUTHORITY, A SUPPLEMENTAL REGULATORY AGREEMENT
AND AN ADMINISTRATION AND OVERSIGHT AGREEMENT WITH
RESPECT TO THE SAN JUAN MOBILE ESTATES
WHEREAS, certain cities of the State of California (collectively, the "Members")
have entered into a Joint Powers Agreement Creating the Independent Cities Lease
Finance Authority (the "Joint Powers Agreement"), establishing the Independent Cities
Lease Finance Authority (the "Authority") and prescribing its purposes and powers, and
providing, among other things, for associate members of the Authority (an "Associate
Member");
WHEREAS, the Authority has been formed for the purpose, among others, of
assisting its Members and Associate Members in the raising of capital to finance the
capital improvement needs of Local Agencies (as defined in the Joint Powers Agreement),
to provide for home mortgage financing with respect to those Members or Associate
Members that are either a city or a county of the State of California, to provide financing in
connection with the improvement, construction, acquisition, creation, rehabilitation and
preservation of affordable housing within the boundaries of the Members and Associate
Members, and to provide financing in accordance with the provisions of applicable law in
connection with other projects and programs that are in the public interest and which
benefit Members and Associate Members including making loans to tax-exempt
organizations from the proceeds of mortgage revenue bonds to finance the acquisition of
multi -family rental housing, including mobile home parks, under the provisions of Chapter
8 of Part 5 of Division 31 (commencing with Section 52100) of the Health and Safety
Code;
WHEREAS, the City of San Juan Capistrano (the "City") desires to become an
Associate Member of the Authority as provided in the Associate Membership Agreement,
in the form on file with the City Clerk; and
WHEREAS, the Authority proposes to issue its Mobile Home Park Revenue Bonds
2006 Series A, 2006 Series B and 2006 Taxable Series C (the "Bonds"); and
WHEREAS, the proceeds of the Bonds, if any are issued, will be loaned to
Millennium Housing Corporation, a California nonprofit corporation (the."Owner") for the
purpose of financing the acquisition and improvement of a 312 -space mobile home park
known as the San Juan Mobile Estates located at 32302 Alipaz Street in the City (the
"Project"); and
ATTACHMENT 1
WHEREAS, inconsideration of the Cityjoining the Authority, the Owner has agreed
to enter into a Supplemental Regulatory Agreement and Declaration of Restrictive
Covenants with the City (the "Supplemental Regulatory Agreement") providing for certain
additional affordable housing requirements for the Project, which shall be administered
pursuant to an Administration and Oversight Agreement, said Agreements being in the
forms on file with the City Clerk;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San
Juan Capistrano does hereby:
Section 1. Approval of an Associate Membership Agreement (Exhibit A). This City
Council hereby approves the City's membership in the Authority as an Associate Member
and authorizes the Mayor or the Mayor Pro Tern to execute and the City Clerk to attest the
Associate Membership Agreement, in substantially the form on file with the City Clerk,
pursuant to which the City shall become an Associate Member of the Authority. The
Mayor, Mayor Pro Tem, City Manager, City Clerk and any other officers of the City, are
hereby authorized and directed to take all actions and do all things necessary or desirable
hereunder with respect to the Associate Membership Agreement, including but not limited
to, the execution and delivery of any an all agreements, certificates, instruments and other
documents which they, or any of them, may deem necessary or desirable and not
inconsistent with the purposes of this Resolution.
Section 2. Approval of the Supplemental Regulatory Agreement (Exhibit B) and
Administration and Oversight Agreement -(Exhibit C). The form of the Supplemental
Regulatory Agreement and Declaration of Restrictive Covenants (the "Supplemental
Regulatory Agreement') by and between the City and the Owner presented to this meeting
and imposing certain restrictions in the Project is hereby approved and any of the Mayor,
Mayor Pro Tern or City Manager (each an "Authorized Officer") are, and each of them is,
hereby authorized and directed, for and in the name and on behalf of the City, to execute
the Supplemental Regulatory Agreement in substantially the form hereby approved, with
such additions or changes therein as the Authorized Officer executing the same may
approve, such approval to be conclusively evidenced by the execution and delivery
thereof. Any of the Authorized Officers are hereby authorized and directed to cause the
Supplemental Regulatory Agreement to be recorded in the real estate records of the
County of Orange on a subordinate basis to the Regulatory Agreement and Deed of Trust
relating to the Bonds. Any of the Authorized Officers are further authorized to and
directed, for and in the name and on behalf of the City, to execute the Administration and
Oversight Agreement by and among the City, the Authority, the Owner and the Oversight
Agent named therein and relating to the administration of the Supplemental Regulatory
Agreement and the Regulatory Agreement.
Section3- EffectiveDate. This Resolution shall take effect from and after the date
of its passage and adoption.
PASSED, APPROVED, AND ADOPTED this 2nd day of May 2006.
DAVID M. SWERDLIN, MAYOR
ATTEST:
MARGARET R. MONAHAN, CITY CLERK
ASSOCIATE MEMBERSHIP AGREEMENT
by and between the
INDEPENDENT CITIES LEASE FINANCE AUTHORITY
and the
CITY OF SAN JUAN CAPISTRANO
THIS ASSOCIATE MEMBERSHIP AGREEMENT, dated as of May 1, 2006, by and
between THE INDEPENDENT CITIES LEASE FINANCE AUTHORITY (the "Authority") and
the CITY OF SAN JUAN CAPISTRANO, duly organized and existing under the laws of the
State of California (the "City");
WITNESSETH:
WHEREAS, certain cities of the State of California (collectively, the "Members") have
entered into a Joint Powers Agreement Creating the Independent Cities Lease Finance Authority
(the "Agreement"), establishing the Authority and prescribing its purposes and powers, and
providing, among other things, for associate members of the Authority (an "Associate
Member");
WHEREAS, the Authority has been formed for the purpose, among others, of assisting its
Members and Associate Members in the raising of capital to finance the capital improvement
needs of Local Agencies (as defined in the Joint Powers Agreement), to provide for home
mortgage financing With respect to those Members or Associate Members that are either a city or
a county of the State of California, to provide financing in connection with the improvement,
construction, acquisition, creation, rehabilitation and preservation of affordable housing within
the bounda0es of the Members and Associate Members, and to provide financing in accordance
with the provisions of applicable law in connection with other projects and programs that are in
the public interest and which benefit Members and Associate Members including making loans
to tax-exempt organizations from the proceeds of mortgage revenue bonds to finance the
acquisition of multi -family rental housing, including mobilehome parks, under the provisions of
Chapter 8 of Part 5 of Division 31 (commencing with Section 52100) of the Health and Safety
Code (the "Nonprofit Financing Law");
)WHEREAS, the City desires to become an Associate Member of the Authority;
WHEREAS, the Board of Directors of the Authority has determined that the City should
become an Associate Member of -the Authority;
NOW, THEREFORE, in consideration of the above premises and of the mutual promises
herein contained, the Authority and the City do hereby agree as follows:
Section 1. Associate Member Status. The City is hereby made an Associate Member of
the Authority for all purposes of the Agreement and the Bylaws of the Authority, the provisions
RVRUV\F13AM710435.1
EXHIBIT A
of which are hereby incorporated herein by reference. From and after the date of execution and
delivery of this Associate Membership Agreement by the City and the Authority, the City shall
be and remain an Associate Member of the Authority.
Section 2. Restrictions and Rights of the City. The City shall not have the right, as an
Associate Member of the Authority, to vote on any action taken by the Board of Directors or by
the Authority. In addition, no officer, employee or representative of the City shall have any right
to become an officer or director of the Authority.
Section 3. No Oblipations of the City. The debts, liabilities and obligations of the
Authority shall not be the debts, liabilities and obligations of the City.
Section 4. Indemnification by Owner. The Authority shall ensure that the legal
documents relating to any bonds issued to finance projects within the jurisdiction of the City
shall provide that the owner of any such project shall indemnify, hold harmless and defend the
City and each of its officers, officials, employees and agents from any and all loss, liability,
firres, penalties, forfeitures, costs, expenses and damages (whether imposed by statute, in
contract, tort or strict liability) incurred by the City and from any and all claims, demands and
actions in law or equity (including attorney's fees and litigation expenses) arising or alleged to
have arisen directly or indirectly out of performance by the City of this Agreement.
Section 5. Execution of the Agreement. Execution of this Associate Membership
Agreement shall satisfy the requirements of Article 27 of the Agreement and Article XI of the
Bylaws of the Authority for participation by the City in all programs and other undertakings of
the Authority, including, without limitation, any Home Mortgage Financing Program (as defined
in the Agreement), any financing under the Nonprofit Financing Law, any undertaking to finance
the acquisition, construction, installation and/or equipping of public capital improvements, and
any other financing program.
RVPUB\FBAUNC710435.1 2
IN WITNESS WHEREOF, the parties hereto have caused this Associate Membership
Agreement to be executed and attested by their proper officers thereunto duly authorized, on the
day and year first set forth above.
INDEPENDENT CITIES LEASE FINANCE
AUTHORITY
LIA
Attest:
Secretary
President
CITY OF SAN JUAN CAPISTRANO
L-2
Attest:
City Clerk
RVPUBTBAUNI\710435.1
Mayor
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
BEST BEST & KRIEGER LLP
3750 University Avenue, P Floor
Riverside, CA 92501
Attention: Francis J. Baum, Esq.
[Space above for Recorder's use]
SUPPLEMENTAL
REGULATORY AGREEMENT
AND DECLARATION OF RESTRICTIVE COVENANTS
By and Between the
CITY OF SAN JUAN CAPISTRANO
and
MILLENNIUM HOUSING CORPORATION,
as Owner
Dated as of 1, 2006
EXHIB)T B
RVPUBTBAUM\708986.1
TABLE OF CONTENTS
Page
Section 1.
Definitions and Interpretation .................................................................... I
Section 2.
Membership in Authority; Rental Assistance Fund ............................. .....
3
Section 3.
Project Requirements .................................................................................
4
Section 3A-
Property Management and Maintenance .............................................. ....
5
Section 4.
Qualified Residents ....................................................................................
6
Section 5.
Repair and Replacement Fund ...................................................................
9
Section 6.
Other Covenants .........................................................................................
9
Section 7.
Indemnification ............................................................ .............................
9
Section 8.
Consideration ...........................................................................................
10
Section9.
Reliance ....................................................................................................
10
Section 10.
Sale or Transfer of the Project; Option to Purchase ................................
10
Section11.
Term .........................................................................................................
I I
Section 12.
Covenants to Run With the Land .............................................................
12
Section 13.
Burden and Benefit ..................................................................................
12
Section 14.
Uniformity; Common Plan . .....................................................................
12
Section 15.
Enforcement .............................................................................................
12
Section 16.
Recording and Filing ................................................................................
13
Section 17.
Payment of Fees .......... ............................................................................
13
Section 18.
Governing Law ........................................................................................
13
Section 19.
Amendments ......................................... ..................................................
13
Section20.
Notice .......................................................................................................
13
Section 2 1.
Severability ..............................................................................................
14
Section 22.
Multiple Counterparts ..............................................................................
14
Section 23.
Subordination ...........................................................................................
14
EXHIBIT A - Legal Description ............................
EXHIBIT B — Rental Control Ordinance ...............
RvPUBWBAU%7089&6.1 -i-
......................................... A-]
.......................................... B-1
THIS SUPPLEMENTAL REGULATORY AGREEMENT AND DECLARATION OF
RESTRICTIVE COVENANTS (the "Regulatory Agreement"), made and entered into as of
1, 2006, by and between the City of San Juan Capistrano, a public body, corporate
and politic (the "City"), and Millennium Housing Corporation, a California nonprofit
corporation, as the owner of the property described in Exhibit A attached hereto (the "Ownee):
WITNESSETH:
WHEREAS, the Owner is acquiring the property described on Exhibit A attached hereto
and the improvements located thereon, consisting of a 312 -space mobile home park known as
"San Juan Mobile Estates" (the "Projecf'), with a loan to it from the Independent Cities Lease
Finance Authority (the "Authority") from the proceeds of the Authority's Mobile Home Park
Revenue Bonds, Series A, Series B and Taxable Series C (collectively, the "Authority Bonds");
and
WHEREAS, in connection with the issuance of the Authority Bonds, the Owner, the
Authority and Union Bank of California, N.A., as trustee for the Authority Bonds (the "Authority
Bond Trustee") have entered into a Regulatory Agreement and Declaration of Restrictive
Covenants dated as of 1, 2006 (the "Authority Regulatory Agreement") which is
being recorded in the real estate records of Orange County as a covenant running with the real
property described in Exhibit A (the 'Troperty"); and
WHEREAS, in consideration of the City joining the Authority as an Associate Member
in order to enable the Authority to provide financing to the Owner for the Project, the Owner and
the City are entering into this Supplemental Regulatory Agreement and wish it to be recorded as
a covenant running with the Property on a subordinate basis to the Authority Regulatory
Agreement and the Deed of Trust referred to herein;
NOW, THEREFORE, in consideration of the mutual covenants and undertakings set
forth herein, and other good and valuable consideration, the receipt and sufficiency of which
hereby are acknowledged, the City and the Owner hereby agree as follows:
Section 1. Definitions and Interpretation. The following terms shall have the
respective meanings assigned to them in this Section I unless the context in which they are used
clearly requires otherwise:
"Adjusted Income" – The total anticipated annual income of all persons in a household,
as calculated in accordance with 25 California Code of Regulations Section 6914 or pursuant to a
successor State housing program that utilizes a reasonably similar method of calculation of
adjusted income. In the event that no such program exists, the City shall provide the Owner with
a reasonably similar method of calculation of adjusted income as provided in said Section 6914.
"Administration Agreement" - The Administration and Oversight Agreement, dated as of
— 1, 2006, by and among the Authority, the City, the Owner and the Oversight Agent.
"Area" - The Primary Metropolitan Statistical Area in which the Project is located.
"Authority" - The Independent Cities Lease Finance Authority.
RMUTBAUM\708986.1 I
"Authority Bonds" - Collectively, the Authority's Mobile Home Park Revenue Bonds
(San Juan Mobile Estates) Series 2006A, Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Series 2006B and Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Taxable Series 2006C issued pursuant to an Indenture of Trust between the
Authority and the Authority Bond Trustee and dated as of _ 1, 2006.
"Authority Bond Trustee" - Union Bank of California, N.A., as trustee for the Authority
Bonds.
"Certificate of Continuing Program Compliance" - The certificate with respect to the
Project to be filed by the Owner with the Authority, the City, the Oversight Agent and the
Authority Bond Trustee which shall be substantially in the form attached to the Authority
Regulatory Agreement as Exhibit C.
"City" - The City of San Juan Capistrano.
"County" - The County of Orange.
"Deed of Trust" - The Deed of Trust defined in the Indenture.
"Income Certification" - The Income Computation and Certification attached to the
Authority Regulatory Agreement as Exhibit B.
"Lower Income Residents" - An individual or family household that, on the later of- (i)
the date of this Agreement, or (ii) the date of the Lower Income Resident's initial occupancy of
the Park, has an Adjusted Income that does not exceed the qualifying limits for lower income
households, adjusted for actual household size, as established and amended from time to time
pursuant to Section 8 for the United States Housing Act of 1937, and as published by the State of
California Department of Housing and Community Development.
"Lower Income Spaces" - Ile spaces in the Project designated for occupancy by Lower
Income Residents pursuant to Section 4(a) of this §upplemental Regulatory Agreement.
"Median Income for the Area" - The median gross yearly income adjusted for household
size for the Area, as published from time to time by the State, In the event that such income
determinations are no longer published, or are not updated for a period of at least eighteen (18)
months, the City shall provide the Owner with other income determinations which are reasonably
similar with respect to methods of calculation to those previously published by the State.
"Oversight Agent" - the Oversight Agent appointed under the Administration Agreement,
which initially shall be Wolf & Company Inc.
"Project Restriction Period" - The period ending 35 years from the execution date of this
Supplemental Regulatory Agreement.
"Qualified Residents" - means Very Low Income Residents and Lower Income
Residents.
"Qualified Space" - a Very Low Income Space or a Lower Income Space.
RVPUBTBAUW708986.1 2
"Rental Assistance Fund" - The fund by that name established pursuant to the Indenture
and to be administered pursuant to Section 2(b) hereof
"Space" - A mobile home space within the Project upon which a mobile home may be
placed.
" Very Low Income Residents" - Individuals or families with an Adjusted Income which
does not exceed the qualifying limits for very low income households, adjusted for actual
household size, as established and amended from time to time pursuant to Section 8 of the
United States Housing Act of 1937, and as published by the State of California Department of
Housing and Community Development.
"Very Low Income Spaces" - The Spaces in the Project designated for occupancy by
Very Low Income Residents pursuant to Section 4(a) of this Supplemental Regulatory
Agreement.
Such terms as are not defined herein shall have the meanings assigned to them in the Indenture.
Unless the context clearly requires otherwise, as used in this Supplemental Regulatory
Agreement, words of the masculine, feminine or neuter gender shall be construed to include each
other gender when appropriate and words of the singular number shall be construed to include
the plural number, and vice versa, when appropriate. This Supplemental Regulatory Agreement
and all the terms and provisions hereof shall be construed to effectuate the purposes set forth
herein and to sustain the validity hereof. 'Me defined terms used in the preamble and recitals of
this Supplemental Regulatory Agreement have been included for convenience of reference only,
and the meaning, construction and interpretation of all defined terms shall be determined by
reference to this Section I notwithstanding any contrary definition in the preamble or recitals
hereof. 'Me titles and headings of the sections of this Supplemental Regulatory Agreement have
been inserted for convenience of reference only, and are not to be considered a part hereof and
shall not in any way modify or restrict any of the terms or provisions hereof or be considered or
given any effect in construing this Supplemental Regulatory Agreement or any provisions hereof
or in ascertaining intent, if any question of intent shall arise.
Section 2. Membership in Authority; Rental Assistance Fund.
(a) City Membership in Authority In consideration of the Borrower entering into
this Supplemental Regulatory Agreement, the City has agreed to become an Associate Member
of the Authority in order to enable the Authority to provide financing to the Owner for the
Project.
(b) Rental Assistance Fund. (i) The Owner shall establish with the Authority Bond
Trustee the Rental Assistance Fund, which shall be held by the Authority Bond Trustee pursuant
to Section 5.18 of the Indenture. After initial funding of the Rental Assistance Fund, the Owner
shall thereafter fund additional deposits to the Rental Assistance Fund from moneys in the
Surplus fund under the Indenture so as to maintain sufficient moneys in the Rental Assistance
Fund to meet the Owner's obligations under this Section 2(b).
(ii) The Owner is authorized to make monthly withdrawals and utilize moneys in the
Rental Assistance Fund to provide a subsidy for rental payments to be made by tenants in the
Project in the manner and in the amounts set forth as follows:
RVPU13\FBAUM\708986.1 3
(a) Upon close of escrow ("Close of Escrow"), initial space rent for each
mobilehome space in the Project occupied by a resident at that time will be $805 per
month (the "Rent Cap"). The Rent Cap for residents that do not currently rent space in
the Project will be adjusted annually after the Close of Escrow to the rent permitted under
the Rent Control Ordinance of the City of San Juan Capistrano (the "Rent Control
Ordinance"). The Rent Cap for residents that currently rent space in the Project or rent
space in the ProjectMthin seven days of the Close of Escrow ("Current Residents") shall
remain at $805 per month until the second anniversary of the Close of Escrow, and shall
thereafter be adjusted annually to the rent permitted under the Rent Control Ordinance
(said amount, as adjusted from time to time, being referred to herein as the "Space
Renf').
(b) Notwithstanding the Space Rent set forth in (a) above, every Current
Resident will pay only that amount permitted as rent under the Rent Control Ordinance
and any difference will be provided as assistance from the Rental Assistance Fund such
that the total of the rent actually paid by such Current Resident, and the amount paid as
rental assistance will equal the Space Rent, This rental subsidy for Current Residents
will continue to be paid from the Rental Assistance Fund as long as the Current Resident
resides in the Project.
(c) All rental assistance will be contingent upon the Current Resident
applicant's compliance with park rules, including the requirement to provide the Annual
Income Certification needed for the Owner's compliance with the bond documents;
failure to comply with park rules or the annual certification requirement, after written
notice and the expiration of a reasonable cure period, may result in a suspension of the
rental assistance, such suspension to continue until the Current Resident is again in
compliance.
(d) The Owner shall not seek to evict Current Residents who, while otherwise
complying with park rules, cannot pay the subsidized rents; in such cases, the Owner
shall use park surplus funds or the Rental Assistance Fund to reasonably further
subsidize or defer a portion of the rent, depending upon individual circumstances, but the
Owner shall not be obligated to subsidize or defer sums in excess of the amount that
would reduce the rent payable by a Current Resident below the rent that would be
payable by that Current Resident under the Rent Control Ordinance had the Owner never
purchased the Project. Owner shall also assist any Current Resident brought to the
Owner's attention by the City, to the extent such assistance will not prevent the Owner
from meeting its other obligations under its various bond agreements.
Section 3. Project Requirements. The Owner hereby represents, as of the date
hereof, and covenants, warrants and agrees as follows:
(a) The Project is being owned and operated for the purpose of providing residential
rental housing, consisting of one mobile home Space for each household, together with related
facilities.
(b) All of the mobile homes in the Project will contain separate facilities for living,
sleeping, eating, cooking and sanitation, including a sleeping area, bathing and sanitation
facilities and cooking facilities equipped with a cooking range, refrigerator and sink.
RVPUBTBAUNA708986.1 4
(c) All of the Spaces will be available for rental on a continuous basis to members of
the general public, and the Owner will not give preference to any particular class or group in
renting the Spaces in the Project, except to the extent that Spaces are required to be leased or
rented to Qualified Residents.
(d) The Project comprises a single geographically and functionally integrated project
for residential rental property, as evidenced by the ownership, management, accounting and
operation of the Project.
(e) There shall be no discrimination against or segregation of any person or group of
persons on account of race, color, religion, age, sex, marital status, ancestry, national origin,
source of income (e.g. AFDC or SSI) or disability in the sale, lease, sublease, transfer, use,
occupancy, tenure or enjoyment of the Project nor shall the transferee or any person claiming
under or through the transferee, establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or occupancy
of tenants, lessees, subtenants, sublessees or vendees of the Project.
(f) The Very Low Income Spaces and the Lower Income Spaces shall be
intermingled with, and shall be of comparable quality to, all other Spaces in the Project. Tenants
in all Spaces shall have equal access to and enjoyment of all common facilities of the Project.
(g) In the aggregate, no more than two persons per bedroom, plus one person shall
occupy any Space in the Project. For example, with respect to a two bedroom mobilehorne,
maximum occupancy shall be 5 persons.
(h) The Owner will accept as tenants, on the same basis as all other prospective
tenants, persons who are recipients of federal certificates for rent subsidies pursuant to the
existing housing program under Section 8 of the United Stated Housing Act, or its successor.
The Owner shah not apply selection criteria to Section 8 certificate or voucher holders that is
more burdensome than criteria applied to all other prospective tenants, nor shall the Owner apply
or permit the application of management policies or lease provisions with respect to the Project
which have the effect of precluding occupancy of Spaces by such prospective tenants.
(i) The Owner agrees to honor 0 existing lease agreements in effect on the date of
the Agreement, including any provisions contained therein with respect to rent adjustments, or if
requested by a tenant who is a party to such a lease agreement, to replace such lease agreement
with a month-to-month lease arrangement, subject to the Rent Control Ordinance.
Section 3A. Property Management and Maintenance. The following provisions
shall apply during the term of this Supplemental Regulatory Agreement.
(a) Management Responsibilities. The Owner is responsible for all management
ftinctions with respect to the Project including without limitation the selection of tenants,
certification and recertification of household size and income, evictions, collection of rents and
deposits, maintenance, landscaping, routine and extraordinary repairs, replacement of capital
items, and security. The City shall not have responsibility over management of the Project. The
Owner may delegate its duties under this Section 3A to a property management company. A
resident manager shall also be required. In no instance shall the Owner delegate or forego its
responsibility to manage and operate the Project in the manner set forth in this Supplemental
Regulatory Agreement and the Loan Agreenient.
RVPUB\FBAUM\708986.1 5
(b) Management and Operation of Project. The Owner acknowledges that there
exists a Residents Association for the Project and a governing board thereof (the "Resident
Association Board"). The Owner agrees that the Resident Association Board may provide tenant
comment and input to the Owner in the management and operation of the Project. The Owner or
its representative or agent agrees to meet with any such Resident Association Board at least
twice a year, or at such other frequency as agreed by the Resident Association Board and the
Owner, to receive comments and recommendations With respect to Project operation and
management. The Owner further agrees to provide regular reports (at least quarterly, or at such
other intervals as agreed to by the Owner and the Resident Association Board) relating to the
operation of the Project to the Resident Association Board. VAiile the Resident Association
Board shall have no decision-making authority with respect to the management and operation of
the Project, the Owner agrees to use its best efforts to implement recommendations of the
Resident Association Board that can reasonably be implemented by the Owner and that will not
cause the Owner, in its reasonable judgment, to be unable to perform its obligations under this
Agreement, the Authority Regulatory Agreement, the Loan Agreement and the Deed of Trust.
The Owner further agrees that it shall not refuse any good -faith request by the Resident
Association Board for the addition, deletion or amendment of a Project rule or regulation absent
a good -faith, business reason for doing so. The Owner may request all residents of the Project to
vote on any such addition, deletion or amendment. The Owner further agrees to review and take
such action as it determines to be appropriate with respect to any documented complaints about
Project management presented to it by the Resident Association Board.
(c) Property Maintenance. The Owner agrees, for the entire Term of this
Supplemental Regulatory Agreement, to maintain all common area interior and exterior
improvements and common buildings on the Project (exclusive of the mobile homes and tenant
spaces), including landscaping and common buildings on the Project in good condition and
repair (and, as to landscaping, in a healthy condition) and in accordance with all applicable laws,
rules, ordinances, orders and regulations of all federal, state, county, municipal, and other
governmental agencies and bodies having or claiming jurisdiction and all their respective
departments, bureaus, and officials.
The City places prime importance on quality maintenance to ensure that all City -assisted
affordable housing projects Within the City are not allowed to deteriorate due to below-average
maintenance.
Section 4. Qualified Residents. The Owner hereby represents, as of the date hereof,
and warrants, covenants and agrees as follows -
(a) During the Project Requirement Period (a) not less than twenty percent (20%) of
the Spaces in the Project shall be designated as Very Low income Spaces and shall be
continuously occupied by Very Low Income; and (b) not less than thirty percent (30%) of the
Spaces in the Project shall be designated as Lower Income Spaces and shall be continuously
occupied by Lower Income Residents. The monthly rent charged for one-half of the Very Low
Income Spaces (i.e., 10% of the Spaces in the Project) shall be not greater than as follows:
(A) where a Very Low Income Resident is both the registered and legal owner
of the mobile home and is not making mortgage payments for the purchase of that mobile
home, the total rental charge for occupancy of the Space (excluding a reasonable
allowance for other related housing costs determined at the time of acquisition of the
RVPUB\FBAUNI\708986.1 6
Project by the Owner and excluding any supplemental rental assistance from the State,
the federal government, or any other public agency to the Very Low Income Resident, on
behalf of the Space and the mobile home) shall not exceed one -twelfth of 30 percent of
50 percent of Median Income for the Area, adjusted for household size in the manner set
forth below.
(B) where a Very Low Income Resident is the registered owner of the mobile
home and is making mortgage payments for the purchase of that mobile home, the total
rental charge for occupancy of the Space (excluding any charges for utilities and storage
and excluding any supplemental rental assistance from the State, the federal government,
or any other public agency to the Very Low Income Resident, or on behalf of the Space
and mobile home), shall not exceed one -twelfth of 15 percent of 50 percent, of Median
Income for the Area, as adjusted for household size in the manner set forth below.
(C) where a Very Low Income Resident rents both the mobile home and the
Space occupied by the mobile home, the total rental payments paid by the Very Low
Income Resident on the mobile home and the Space occupied by the mobile home
(excluding any supplemental rental assistance from the State, the federal government, or
any other public agency to that Very Low Resident or on behalf of that Space and mobile
home) shall not exceed one -twelfth of 30 percent of 50 percent, of Median Income as
established by the U.S, Department of Housing and Urban Development for the Area
adjusted for household size in the manner set forth below.
In adjusting rent for household size, it shall be assumed that two persons will
occupy a single -wide mobilehome and three persons will occupy a multisectional
mobilehome; provided that if the multisectional mobilehome has three or more bedrooms,
then it shall be assumed that four persons shall occupy a three-bedroom unit and five
persons will occupy a four-bedroom unit.
(b) In the event a recertification of the income of a Very Low Income Resident or a
Lower Income Resident, as applicable, in accordance with Section 4(d) below demonstrates that
such tenant no longer qualifies as a Very Low Income Resident or a Lower Income Resident, as
applicable, the Space occupied by such tenant shall continue to be treated as a Very Low Income
Space or a Lower Income Space, as applicable, unless and until any Space in the Project
thereafter is occupied by a new tenant other than a Very Low Income Resident or a Lower
Income Resident, as applicable. Moreover, a Space previously occupied by a Very Low Income
Resident, a Lower Income Resident or a Moderate Income Resident, as applicable, and then
vacated shall be considered occupied by a Qualified Resident until reoccupied, other than for a
temporary period, at which time the character of the Space shall be redetermined. In no event
shall such temporary period exceed thirty-one (3 1) days. Notwithstanding anything herein to the
contrary, if at any time the number of Qualified Residents falls below the number required by
subparagraph (a) (i) of this Section, the next available vacant Space shall be rented to a Qualified
Resident.
(c) Annuafly, the Owner will obtain and maintain on file an Income Certification
form from each Qualified Resident occupying a Qualified Space, dated immediately prior to the
initial occupancy of such Qualified Resident in the Project (or prior to the Closing Date in the
case of existing Very Low Income Residents). In addition, the Owner will provide such further
information as may be required in the future by the State of California, as requested by the City
RVPUBTBAUIIA\708986.1 7
or the Oversight Agent. The Owner shall verify that the income provided by an applicant with
respect to a Space to be occupied after the Closing Date is accurate by taking one or more of the
following steps as a part of the verification process: (1) obtain a federal income tax return for the
most recent tax year, (2) obtain a written verification of income and employment from
applicant's current employer such as a current pay stub or W-2 form, (3) if an applicant is
unemployed or did not file a tax return for the previous calendar year, obtain other verification of
such applicant's income reasonably satisfactory to the Oversight Agent or (4) such other
information as may be reasonably requested by the Oversight Agent.
Within ten days of the last day of each calendar quarter during the term of this Regulatory
Agreement commencing with the quarter ending 2006, the Owner shall advise the
Oversight Agent or in the absence of a Oversight Agent the City, of the status of the occupancy
of the Project by delivering to the Oversight Agent a Certificate of Continuing Program
Compliance; provided, however, with the prior written approval of the Oversight Agent or the
City, as the case may be, such Certificate need be filed only semi-annually. Copies of the most
recent Income Certifications for Qualified Residents commencing or continuing occupancy of a
Qualified Space shall be made available to the City or Oversight Agent upon request.
(d) Annually, the Owner shall recertify the income of the occupants of such Very
Low Income Spaces and Lower Income Spaces, as applicable, by obtaining a completed Income
Certification based upon the current income of each occupant of the unit. In the event the
recertification demonstrates that such household's income exceeds 140% of the income at which
such household would qualify as Very Low Income Residents or Lower Income Residents, as
applicable, such household will no longer qualify as a Very Low Income Resident or a Lower
Income Resident, as applicable, and the Owner either (i) will designate another qualifying
Tenant and Space in the Project as a Very Low Income Resident or a Lower Income Resident, as
applicable and a Very Low Income Space or a Lower Income Space, as applicable, respectively,
or ( ii) will rent the next available vacant Space to one or more Very Low Income Residents or
Lower Income Residents, as applicable.
(e) The Owner will maintain complete and accurate records pertaining to the
Qualified Spaces, and will permit any duly authorized representative of the City or the Oversight
Agent to inspect during normal business hours and with prior notice the books and records of the
Owner pertaining to the Project, including those records pertaining to the occupancy of the
Qualified Spaces.
(f) Each lease or rental agreement pertaining to a Qualified Space occupied after the
Closing Date shall contain a provision to the effect that the Owner has relied on the Income
Certification and supporting information supplied by the Qualified Resident in determining
qualification for occupancy of the Qualified Space, and that any material misstatement in such
certification (whether or not intentional) may be cause for immediate termination of such lease.
Each lease or rental agreement will also contain a provision that fAure to cooperate with the
annual recertification process reasonably instituted by the Owner pursuant to Section 4(d) above
will disqualify the Space as a Qualified Space and provide grounds for termination of the lease.
The Owner agrees to provide to the Oversight Agent and the City, a copy of the form of
application and lease or rental agreement to be provided to prospective Qualified Residents and
any amendments thereto. I
RVPUB\FBAUNB708986.1 8
(g) In the event� despite the Owner's exercise of best efforts to comply with the
provisions of Section 4 of this Regulatory Agreement, the Owner shall have been out of
compliance with any of the restrictions of Section 4 hereof relative to Qualified Residents, for a
period in excess of six months, then at the sole option of the City the term of the Regulatory
Agreement shall be automatically extended for the period of non-compliance upon written notice
to the Owner and the Oversight Agent from the City, such extension to relate to the Qualified
Spaces and Qualified Residents as to which such noncompliance relate.
Section 5. Repair and Replacement Fund. The Owner agrees and covenants to
cause to be established and maintained the Repair and Replacement Fund created by Section
5.3(7) of the Indenture and to be used and replenished as provided in Sections 5.13 and 5.7(h) of
the Indenture and Section 6.22 of the Loan Agreement.
Section 6. Other Covenants. (a)The Owner further covenants and agrees as
follows: The Owner will comply with the provisions of Title 2, Chapter 2, Article 9 of the City
Municipal Code relating to mobile home rent control (the "Rent Control Ordinance"), a copy of
which Rent Control Ordinance is attached hereto as Exhibit B notwithstanding any legal
challenges to the Rent Control Ordinance, and further agrees that it shall at all times abide by and
follow the terms and provisions of the Rent Control Ordinance, and shall not in any manner
challenge said provisions,
(b) In the event the Owner requests any discretionary rental increases under the Rent
Control ordinance, the Owner agrees not to appeal any decision of the City with respect to such
request.
(c) In the event the Rent Control Ordinance is determined in any legal proceeding to
be invalid for any reason, the Owners agrees to continue to comply with the provisions of the
Rent Control Ordinance as if it were still in effect.
Section 7. Indemnification. The Owner shall indemnify, hold harmless and defend
the City, the Oversight Agent and the Authority Bond Trustee and the respective officers,
members, directors, officials and employees of each of them (the "indemnified party") against all
loss, costs, damages, expenses, suits, judgments, actions and liabilities of whatever nature, joint
and several (including, without limitation, attorneys' fees, litigation and court costs, amounts
paid in settlement, and amounts paid to discharge judgments), directly or indirectly resulting
from or arising out of or related to (a) the operation, use, occupancy, maintenance, or ownership
of the Project (including compliance with laws, ordinances and rules and regulations of public
authorities relating thereto); or (b) any written statements or representations with respect to the
Owner the Project or the Authority Bonds made or given to the City, the Oversight Agent or the
Authority Bond Trustee, by the Owner, or any of its agents or employees, including, but not
limited to, statements or representations of facts or financial information; provided, however, the
Owner shall not be obligated to indemnify the City, the Authority Bond Trustee or the Oversight
Agent for damages caused by the gross negligence or willful misconduct of the City, the
Authority Bond Trustee or the Oversight Agent. The Owner also shall pay and discharge and
shall indemnify and hold harmless the City, the Oversight Agent and the Authority Bond Trustee
from (x) any lien or charge upon payments by the Owner to the City and the Authority Bond
Trustee hereunder and (y) any taxes (including, without limitation, all ad valorem taxes and sales
taxes), assessments, impositions and other charges in respect of any portion of the Project. If any
such claim is asserted, or any such lien or charge upon payments, or any such taxes, assessments,
RVPUBTBALM708986.1 9
impositions or other charges, are sought to be imposed, the City shall give prompt notice to the
Owner, and the Owner shall have the sole right and duty to assume, and will assume, the defense
thereof, including the employment of counsel selected by the indemnified party and the payment
of all reasonable expenses related thereto, with fall power to litigate, compromise or settle the
same in its sole discretion; provided, however, that the Owner shall have the right to review and
approve or disapprove any such compromise or settlement, and provided further that any such
approval shall not be unreasonably withheld.
Section 8. Consideration. The City has agreed to become an Associate Member of
the Authority for the purpose, among others, of inducing the Owner to own and operate the
Project such that the Project shall contribute to the City's efforts to provide affordable housing to
Qualified Residents in the City and to the satisfaction of the City's ongoing housing burden. In
consideration of the City joining the Authority as an Associate Member in order to allow the
Authority to provide financing to the Owner for the Project, the Owner has entered into this
Supplemental Regulatory Agreement and has agreed to restrict the uses to which the Project can
be put on the terms and conditions set forth herein.
Section 9. Reliance. In performing its duties and obligations hereunder, the City
may rely upon statements and certificates of the Owner and Qualified Residents, and upon audits
of the books and records of the Owner pertaining to the Project. In addition, the City may
consult with counsel, and the opinion of such counsel shall be full and complete authorization
and protection in respect of any action taken or suffered by the City hereunder in good faith and
in conformity with such opinion.
Section 10. Sale or Transfer of the Project; Option to Purchase. (a) The Owner
intends to hold the Project for its own account, has no current plans to sell, transfer or otherwise
dispose of the Project, and hereby covenants and agrees not to sell, transfer or otherwise dispose
of the Project, or any portion thereof (other than for individual tenant use as contemplated
hereunder), without obtaining the prior written consent of the City and upon receipt by the City
of (i) reasonable evidence satisfactory to the City that the Owner's purchaser or transferee has
assumed in writing and in full, the Owner's duties and obligations under this Supplemental
Regulatory Agreement, (ii) an opinion of counsel for the transferee that the transferee has duly
assumed the obligations of the Owner under this Supplemental Regulatory Agreement, and that
such obligations and this Supplemental Regulatory Agreement are binding on the transferee, (iii)
the City receives evidence acceptable to the City that either (A) the transferee has experience in
the ownership, operation and management of comparable projects without any record of material
violations of discrimination restrictions or other state or federal laws or regulations applicable to
such projects, or (B) the transferee agrees to retain a property management firm with the
experience and record described in subparagraph (A) above and in either case, at its option, the
City may cause the Oversight Agent to provide on-site training in program compliance if the
City determines such training is necessary and (iv) the City receives evidence that the purchaser
is a not for-profit organization. It is hereby expressly stipulated and agreed that any sale, transfer
or other disposition of the Project in violation of this Section 10 shall be null, void and without
effect, shall cause a reversion of title to the Owner, and shall be ineffective to relieve the Owner
of its obligations under this Supplemental Regulatory Agreement. Not less than 30 days prior to
consummating any sale, transfer or disposition of any interest in the Project the Owner shall
deliver to the City and the Oversight Agent a notice in writing explaining the nature of the
proposed transfer.
RVPUBTBAU1,4\708996.1 I ()
(b) Notwithstanding the provisions of Section 10(a) above, the Owner shall grant to
the San Juan Capistrano Residents Association (the "Residents Association") an option to
purchase the Project from the Owner under a written option agreement on the following general
terms:
(i) During the first 10 years following the Closing Date, the purchase price of
the Project under said option shall be equal to S plus the costs of any financing
undertaken by the Residents Association to accomplish such purchase;
(ii) After the first 10 years following the Closing Date, the purchase price of
the Project shall be equal to $ plus the increase in the Consumer Price Index for
the preceding year (beginning with year 11), together with the costs of any financing
undertaken by the Residents Association to accomplish said purchase;
(iii) The Residents Association shall pay, in addition to the purchase price set
forth in (a) or (b) above, all costs, fees and expenses, including, but not limited to, title,
escrow and 0 other closing costs, necessary to defease, prepay and redeem the
Outstanding Bonds of the Authority and the transfer of ownership of the Project from the
Owner to the Residents Association; and
(iv) The Residents Association shall provide to the City, the Authority and the
Owner an opinion of Bond Counsel to the effect that the exercise of said option and the
purchase of the Project by the Residents Association and the defeasance of the
Outstanding Authority Bonds will not in and of itself, cause interest on said Authority
Bonds to be included in gross income for federal income tax purposes.
(c) It is hereby expressly stipulated and agreed that any sale, transfer or other
disposition of the Project in violation of this Section 10 shall be mill, void and without effect,
shall cause a reversion of title to the Owner, and shall be ineffective to relieve the Owner of its
obligations under this Supplemental Regulatory Agreement. Not less than 30 days prior to
consummating any sale, transfer or disposition of any interest in the Project, the Owner shall
deliver to the City and the Oversight Agent a notice in writing explaining the nature of the
proposed transfer.
Section 11. Term. This Regulatory Agreement and all and several of the terms hereof
shall become effective upon its execution and delivery and shall remain in full force and effect
during the Project Restriction Period, it being expressly agreed and understood that the
provisions hereof are intended to survive the retirement of the Authority Bonds.
Notwithstanding any other provisions of this Regulatory Agreement to the contrary, this entire
Supplemental Regulatory Agreement, or any of the provisions or sections hereof, may be
terminated upon agreement by the City and the Owner.
The terms of this Supplemental Regulatory Agreement to the contrary notwithstanding,
this Supplemental Regulatory Agreement, and all and several of the terms hereof, shall terminate
and be of no further force and effect in the event of (i) a foreclosure or delivery of a deed in lieu
of foreclosure whereby the Authority Bondowners or a third party shall take possession of the
Project, or (ii) involuntary non-compliance with the provisions of this Supplemental Regulatory
Agreement caused by fire, seizure, requisition, change in a federal law or an action of a federal
agency after the date hereof which prevents the City from enforcing the provisions hereof, or (iii)
RVPU13WBAUW708986.1 I I
condemnation or a similar event and the payment in fill] and retirement of the Authority Bonds
theretofore or within a reasonable period thereafter. Upon the termination of the terms of this
Supplemental Regulatory Agreement, the parties hereto agree to execute, deliver and record
appropriate instruments of release and discharge of the terms hereof, provided, however, that the
execution and delivery of such instruments shall not be necessary or a prerequisite to the
termination of this Supplemental Regulatory Agreement in accordance with its terms.
Section 12. Covenants to Run With the Land. The Owner hereby subjects the
Project (including the Project site) to the covenants, reservations and restrictions set forth in this
Supplemental Regulatory Agreement. The City and the Owner hereby declare their express
intent that the covenants, reservations and restrictions set forth herein shall be deemed covenants
running with the land and shall pass to and be binding upon the Owner's successors in title to the
Project; provided, however, that upon the termination of this Supplemental Regulatory
Agreement said covenants, reservations and restrictions shall expire with the exception of the
non-discrimination covenant of Section 3(e) which shall continue in perpetuity. Each and every
contract, deed or other instrument hereafter executed covering or conveying the Project or any
portion thereof shall conclusively be held to have been executed, delivered and accepted subject
to such covenants, reservations and restrictions, regardless of whether such covenants,
reservations and restrictions are set forth in such contract, deed or other instrument.
Section 13. Burden and Benefit. The City and the Owner hereby declare their
understanding and intent that the burden of the covenants set forth herein touch and concern the
land in that the Owner's legal interest in the Project is rendered less valuable thereby. The City
and the Owner hereby further declare their understanding and intent that the benefit of such
covenants touch and concern the land by enhancing and increasing the enjoyment and use of the
Project by Qualified Residents, the intended beneficiaries of such covenants, reservations and
restrictions.
Section 14. Uniformity; Common Plan. The covenants, reservations and restrictions
hereof shall apply uniformly to the entire Project in order to establish and carry out a common
plan for the use, development and improvement of the Project.
Section 15. Enforcement. If the Owner defaults in the performance or observance of
any covenant, agreement or obligation of the Owner set forth in this Supplemental Regulatory
Agreement, and if such default remains uncured for a period of 60 days after notice thereof shall
have been given by the City to the Owner (provided, however, that the City may at its sole option
extend such period and provided further, in the event any default relates to Section 4 hereof and
the Owner is exercising best efforts to comply with such restrictions as determined by the City in
its reasonable discretion, then the cure period described above shall be 6 months and shall be
subject to the extension of the Project Restriction Period under Section 4(h) hereof), then the
City shall declare an "Event of Default" to have occurred hereunder, and the City, at its option,
may take any one or more of the following steps:
(a) by mandamus or other suit, action or proceeding at law or in equity, require the
Owner to perform its obligations and covenants hereunder or enjoin any acts or things which
may be unlawful or in violation of the rights of the City hereunder;
(b) have access to and inspect, examine and make copies of all of the books and
records of the Owner pertaining to the Project; and
RVPUBTBAUMM8986.1 12
(c) take such other action at law or in equity as may appear necessary or desirable to
enforce the obligations, covenants and agreements of the Owner hereunder.
All fees, costs and expenses of the City and the Oversight Agent (including, without
limitation, reasonable attorneys' fees) reasonably incurred in taking any action pursuant to this
Section 15 shall be the sole responsibility of the Owner.
Section 16. Recording and Filing. The Owner shall cause this Supplemental
Regulatory Agreement and all amendments and supplements hereto, to be recorded and filed,
after the recording of the Authority Regulatory Agreement and the Deed of Trust in the real
property records of the County and in such other places as the may reasonably request. The
Owner shall pay all fees and charges incurred in connection with any such recording.
Section 17. Payment of Fees. In the event of a default hereunder by the Owner, the
Owner shall pay to the City reasonable compensation for any services rendered by it hereunder
and reimbursement for all expenses reasonably incurred by in connection with such default.
Section 18. Governing Law. This Supplemental Regulatory Agreement shall be
governed by the laws of the State of California.
Section 19. Amendments. This Supplemental Regulatory Agreement shall be
amended only by a written instrument executed by the parties hereto or their successors in title,
and duly recorded in the real property records of the County.
Section 20. Notice. All notices, certificates or other communications shall be
sufficiently given and shall be deemed given on the date personally delivered or on the second
day following the date on which the same have been mailed by certified mail, return receipt
requested, postage prepaid, addressed as follows:
City: City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
Attn: City Manager
Oversight Wolf & Company Inc.
Agent: 5 Pembroke Lane
Laguna Niguel, CA 92677
Attn: Wesley R. Wolf
Owner: Millennium Housing Corporation
660 Newport Center Drive, Suite 1020
Newport Beach, CA 92660
Attn: George Turk
Any of the foregoing parties may, by notice given hereunder, designate any further or
different addresses to which subsequent notices, certificates, documents or other communications
shall be sent.
RVPUBTBAIUfVf\708986.1 13
Section 21. Severability. If any provision of this Supplemental Regulatory
Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of
the remaining portions hereof shall not in any way be affected or impaired thereby.
Section 22. Multiple Counterparts. This Supplemental Regulatory Agreement may
be executed in multiple counterparts, all of which shall constitute one and the same instrument,
and each of which shall be deemed to be an original.
Section 23. Subordination. This Supplemental Regulatory Agreement and any
amendments, modifications, renewals and extensions hereof shall at all times be a lien and
charge on the Project and the real property described on Exhibit A hereto expressly and
unconditionally subordinate to the lien and charge thereon of the Authority Regulatory
Agreement and the Deed of Trust.
RVPUBTBAUNC708986.1 14
IN WITNESS WHEREOF, the City and the Owner have executed this Supplemental
Regulatory Agreement by duly authorized representatives, all as of the date first written
hereinabove.
CITY OF SAN JUAN CAPISTRANO
By: —
Title:
MILLENNIUM HOUSING CORPORATION, a
California non-profit public benefit corporation
is
President
RVPUB\FBAUM708986.1 15
STATE OF CALIFORNIA
)ss.
COUNTY OF
On 2006, before me, , personally appeared
E] personally known to me OR E] proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official sea].
Signature of Notary
[SEAL]
RVPUBTBAUMM8986.1
STATE OF CALIFORNIA
)ss.
COUNTY OF
On 2006, before me, , personally appeared
[] personally known to me ORE] proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
Signature of Notary
[SEAL]
RVPUBTBALM708986.1
*Note to Article 9.
TITLE 2. ADMINISTRATION
CHAPTER12. COMMISSIONS AND BOARDS
*Note to Article 9.
Page I of I
* Article 9 entitled "Mobile Home Park Review Board" consisting of Sections 2-2.901 through 2-2.911,
codified from Ordinance No. 380, as amended by Or�inance Nos. 386, 393, and 405, effective April 16,
1980, amended in its entirety by Ordinance No. 412, effective December 5, 1980. Article 9 entitled
"Mobile Home Park Review Committee", consisting of Sections 2-2. 901 through 2-2.909, as added by
said Ordinance No. 412, as amended by Ordinance Nos. 423, effective May 5, 1981, 425, effective
August 6, 1981, 427, effective July 21, 1981, and 430, effective October 1, 1981, repealed by Ordinance
No. 439, effective November 3, 1981�
Article 9 entitled "Mobile Home Park Review Committee", consisting of Sections 2-2.901 through 2-
2.906, as added by Ordinance No. 439, as amended by Ordinance Nos. 456, effective June 3, 1982,
492, effective September 6, 1983, 507, effective May 3, 1984, 526, effective January 3, 1985, 545,
effective July 18, 1985, 602, 613, and 715, amended in its entirety by Ordinance No. 795, effective June
6, 1997.
littp://municipalcodes.lexisnexis.com/codes/sanjuancai)/ DATA/TITLE02/CHAPTER 2 COM... 4/17/2006
See. 2-2.901. Findings. Page I of I
TITLE 2. ADMINISTRATION
CHAPTER 2. COMMISSIONS AN-DBOA-RDS
Sec. 2-2.9011. Findings.
The Council finds and determines that:
(a) There is presently, within the City and the surrounding areas, a shortage of spaces for the location of
mobile homes, resulting in a low vacancy rate and rising space rents.
(b) Mobile home owners have invested substantial sums in their mobile homes and appurtenances.
(c) Alternative sites for the relocation of mobile homes are difficult to find, and the moving and
installation of mobile homes are expensive, with possibilities of damage to the units.
The Council, accordingly, does find and declare that it is necessary to protect the residents of mobile
homes from unreasonable space rent increases, recognizing the need of mobile home park owners to
receive a fair, just, and reasonable return. (§ 1, Ord. 795)
httr)://municivalcodes.lexisnexis.com/codes/sanivaneat)/ DATA/T1Tf.F.02/CHAPTFR 7 COM, 4/1 7/?nc)6
Sec. 2-2.902. Definitions. Page I of I
TITLE 2. ADMINISTRATION
CHAPTER 2. COMMISSIONS AND BOARDS
Sec� 2-2.902. Definitions.
For the purposes of this article, unless otherwise apparent from the context, certain words and phrases
used in this article are defined as follows:
(a) "Assessment" shall mean the entire allocation of the cost of installing, improving, repairing, or
maintaining any capital improvement benefiting the resident.
(b) "Committee" shall mean the Housing Advisory Committee established under Title 2. Chapter 2,
Article 2 of this Code.
(c) "Consumer Price Index" shall mean the Consumer Price Index for all urban consumers (CPI -U)
published for the Los Angeles -Long Beach -Anaheim area.
(d) "Maximum allowable increase" shall mean the maximum allowable increase in mobile home space
rent an owner may charge, unless a higher increase is approved by the City after a petition and hearing
as provided in this article. The maximum allowable increase shall be provided in this subsection (d) and
shall be determined by either of the following formulae an owner may choose to apply:
(1) Take the operating expenses of the park for the twelve (12) month period immediately preceding the
date upon which notification of any rent increase is to be made multiply that sum by the percentage of
increase in the CPI -U appearing in the latest published Consu�ler Price Index to arrive at the maximum
allowable annual increase in rent for the entire park, and divide the number of units in the park to
compute the maximum allowable annual rent increase (in dollars) for each space; or
(2) Secure the percentage of annual increase in the CPI -U for the calendar year immediately preceding
the one in which the rental adjustment is being made, multiply that figure by the rent to be adjusted to
arrive at the maximum allowable rent increase percentage per year; and apply that product to each
space rent,
(3) Effective April 1, 1988, the maximum allowable increase for rental adjustments occurring under this
subsection shall be based upon the percentage of annual rise in the CPI -U for the previous calendar
year. Any rental increase occurring between October 1, 1987 and March 31, 1988 shall be subject to the
maximum allowable increase computed with the annual rise of the CPW for the 1986 calendar year.
(4) The percentage increase computed by either of the methods set forth in this subsection shall be
applied to each space and shall not be applied to the park's mean rent. Moreover, there shall be no
more than one increase in space rents within a park during any twelve (12) month period without the
prior approval of the City.
(5) The occurrence of a vacancy in either a space within a park or a mobile home unit on a space within
a park shall not result in a space rental increase in excess of the percentage increase allowed once
during any twelve (12) month period by this subsection, unless it results from a petition duly heard and
approved pursuant to Section 2-2.903.
(e) "Owner"shall mean the owner, lessor, or designated agent of a park.
(f) "Park" shall mean a mobile home park which rents spaces for mobile home dwelling units.
(g) "Rent" shall mean the consideration charged solely for the use and occupancy of a mobile home
space in a park and shall not include any amount paid for the use of the mobiie home dwelling unit or for
facilities or amenities in a park, other than a mobile home space, or any other fees or charges regulated
by a governmental agency and charged to residents on an actual usage and/or cost basis.
(h) "Resident" shall mean any person entitled to occupy a mobile home dwelling unit pursuant to the
ownership thereof or a rental or lease arrangement with the owner of the subject dwelling unit. (§ 1, Ord.
795)
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Sec. 2-2.903. Petition and hearing process regarding rent increases. Page I of 3
TITLE 2 ADMINISTRATION
CHAPTER 2 COMMISSIONS AND BOARDS
Sec. 2-2.903. Petition and hearing process regarding rent increases.
(a) Petition and hearing procedure. Upon the filing with the secretary of a written petition concerning a
proposed or actual increase in rent filed by an owner or by residents who reside in and represent more
than fifty (50) percent of the inhabited spaces within a park, excluding management, a hearing thereon
shall be conducted by a Hearing Officer within sixty (60) calendar days, or as soon thereafter as is
reasonably practicable, after the filing of the petition.
In the event that the park owner has proposed a rent increase for one or more residents (e.g., based
upon one year anniversary dates) but less than the total number of residents in the park, then only one
hearing process shall be conducted by the same hearing officer where the rent increases proposed for
all residents in the park for that year is based upon the same factual justification. Any such rent increase
shall be subject to a protest petition when filed by a majority of total park residents. The filing of one
petition protest shall be sufficient to place all similar rent increases for that year at issue under the
hearing review process,
The hearing shall be conducted only in the event the petition is filed with the secretary thirty (30)
calendar days following the effective date of the rent increase which is the subject of the petition.
The Hearing Officer shall be chosen and a hearing conducted in accordance with the Hearing Officer
procedure established by the Council.
(b) Purpose of hearings. At the hearing on such petition, the Hearing Officer shall conduct an
investigation to determine if the rent increase in question exceeds the maximum allowable increase as
defined in subsection (d) of Section 2-2.902 of this article. If the Hearing Officer concludes that the rent
increase exceeds the maximum allowable increase, the Hearing Officer shall then continue the hearing
by receiving all relevant evidence for the purpose of rendering findings and conclusions as to the
propriety of the rent increase in accordance with the criteria set forth in subsection (g) of this section.
The Hearing Officer may require either party to a hearing on the petition to provide any books, records,
and papers deemed pertinent, in addition to that information previously set forth by the parties.
(c) Hearing Officer recommendations. Within thirty (30) days after concluding the hearing, the Hearing
Officer shall render written findings and conclusions as to the propriety of the rent increase to the
Housing Advisory Committee. The Hearing Officer recommendations shall not be binding.
(d) Committee reviews of Hearing Officer findings. The Housing Advisory Committee shall review the
findings and conclusions of the Hearing Officer at its next available meeting. Its scope of review shall be
limited to the written record consisting of the evidence received by the Hearing Officer, written
arguments of the parties, findings of the Hearing Officer, other relevant matters as compiled by the
secretary of the Committee, and additional oral or written arguments the parties may wish to make.
However, the Committee shall not receive or consider any additional evidence.
The Housing Advisory Committee shall give ten (10) days prior written notice of its meeting to the
parties.
(e) Council reviews. The Council shall review the findings of the Hearing Officer and the
recommendations of the Housing Advisory Committee as soon as reasonably practicable, The Council
shall not reopen the hearing held by the Hearing Officer for the purpose of receiving new evidence
unless, in the discretion of the Council, it is necessary to do so.
The Council may affirm, modify, or reverse the rent increase in question, but in no case require a
reduction lower than the maximum allowable increase.
The Council shall render written findings in support of its conclusions within thirty (30) days after its
meeting, and the decision of the Council shall be final.
(f) Return of excess rents collected. Any rent increases which are collected by an owner pursuant to an
increase which is the subject of a petition for hearing, and which later is determined by the Council to
exceed the maximum allowable increase, or such greater increase as the Council approves, shall be
either returned to the residents or credited to future space rents. provided, however, no increase
collected prior to December 5, 1980, shall be returned.
(g) Criteria to be utilized in rent increase reviews.
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Sec. 2-2.903. Petition and hearing process regarding rent increases.
Page 2 of 3
(1) Purpose of reviews. The Hearing Officer, the Housing Advisory Committee, and the Council shall
review the rent increase to determine whether the increase is, or is not, fair and reasonable. Such
review shall be conducted by applying the nonexclusive criteria set forth in subsection (g)(2) of this
section to the facts submitted to the Hearing Officer.
(2) Nonexclusive criteria. The Hearing Officer, the Committee, and the Council shall consider ail relevant
factors, including, but not limited to, increased or decreased costs to the mobile home park owner
attributable to utility rates, property taxes, insurance, advertising, governmental assessments, cost -of -
living increases attributable to incidental services, normal repairs and maintenance, capital
improvements, except those defined in subsection (h) of this section, the upgrading and addition of
amenities for services, except as defined in subsection (h) of this section, and a fair rate of return on the
property.
(3) Fair rate of return on property criteria. The Council finds and declares that the following principles
shall be applied in utilizing the fair rate of return on property standard as a criterion in the review
process:
(i) All the provisions of this article shall be applied with the overall purpose of eliminating the imposition
of excessive rents while at the same time providing park owners with a just and reasonable return on
property.
(ii) The reasonableness of rent increases is not to be determined solely by the application of a fixed or
mechanical accounting formula, such as "return on investment" or "return on market value" of the
property� in particular, recent court decisions have discouraged the use of a "return on market value"
test.
(iii) The fair rate of return on property is but one of a number of nonexclusive factors to be taken into
account in reviewing the fairness of rent increases, it is to be given weight, but not to dominate other
relevant criteria in arriving at a final determination,
(iv) The Hearing Officer, the Committee, and the Council shall impartially consider all relevant evidence
in relation to the application of the nonexclusive criteria. The extent to which the criteria are considered
in the review process, that is, the amount of weight given to any one of the several criteria, ultimately
falls within the wisdom and best judgment of said three (3) bodies.
(v) In conducting the entire process, guidance should be taken from leading California case law
decisions dealing with rent control issues and in particular, rent control in mobile home parks. Such
cases include Birkenfeld v. City of Berkeley (1976), 17 C.3d 165; Gregory v. City of San Juan
Capistrano (1983), 142 C.A.3d 8. Cotati Alliance for Better Housing v. Cotati (1 983)� 143 C.A.3d 296;
Palisades Shores v. City of Los Angeles (1983), 143 C.A.3d 369; Oceanside Mobile Home Park Owners
Association v. City of Oceanside (1984). 157 C.A.3d 887, and Carson Mobile Home Park Owners
Association v. City of Carson (1983), 35 C.3d 184.
(h) Rent increases and capital improvement upgrade costs.
(1) Capital improvement upgrade costs. Only those capital improvement costs incurred to upgrade
through additions, alterations or replacements, park facilities, assets, or amenities, shall not be
recouped from residents through rent increases, or any other special assessment, unless the following
procedure is first followed:
(1) The park owner shall first inform by first-class mail all park residents of the exact nature, approximate
cost, billing method, and billing duration of the proposed capital improvement upgrade by written notice.
(ii) After allowing the residents a reasonable period of time (of not less than thirty (30) days) to consider
whether the capital improvement cost is one the residents believe is necessary and desirable, the park
owner shall then obtain formal written consent on a form approved by the City from a simple majority of
the total number of residents in the park. The simple majority shall be calculated on the basis of one
vote per coach space.
(iii) The costs of the capital improvement upgrade shall be prorated and billed in a method mutually
acceptable to the park owner and the residents.
For the purposes of this subsection, "to upgrade" shall mean to raise to a substantially higher quality, or
to substantially improve, the existing level of service. Examples of capital improvement upgrades
include, but are not limited to, swimming pools, spas, tennis courts, clubhouses, clubhouse additions,
fencing, children's play equipment, and other similar improvements.
(2) Exceptions for governmentally mandated costs. Capital improvement upgrade costs incurred
because of the application of current day Building Codes, such as, but not limited to, City Building
Codes, Health and Safety Codes, and State, Federal, and Fire Codes, shall be exempted from the
resident consent provision set forth in subsection (h)(1) of this section. The park owner shall obtain a
written statement from the Building Official verifying that the subject capital improvement upgrade arose
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Sec. 2-2.903. Petition and hearing process regarding rent increases.
from the more stringent current day Building Code requirements before the exception set forth in this
subsection may be utilized by the park owner.
(1) Leasehold agreement exemptions. Notwithstanding any provision of this article to the contrary,
leasehold agreements (that is, leases other than tenancies at will or month-to-month) entered into
between mobile home park owners and their residents shall be exempted from the operation of the
petition and hearing review process.
(J) Forms. The City Manager is authorized and directed to develop and require the completion of forms
by interested parties at the time a petition is received by the secretary, Until such forms are completed
to the satisfaction of the City Manager, or his designated representative, the petition and hearing
process shall proceed no further. (§ 1, Ord. 795, as amended by § 1, Ord. 902)
Page 3 of 3
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Sec, 2-2.904. Hearing Officer costs: Fee reimbursement.
TITLE 2. ADMINISTRATION
CHAPTER 2. COMMISSIONS AND BOARDS
Sec. 2-2.904. Hearing Officer costs: Fee reimbursement.
(a) Administrative fee. There is hereby instituted a One Thousand and no/100ths ($1,000.00) Dollar fee
to be paid to the City for costs incurred in invoking the Hearing Officer procedure set forth in Section 2-
2.903.
Page I of I
(b) Five Hundred and no/1 00ths ($500.00) Dollar deposit. At the time the park residents file a petition in
protest of a proposed increase. the petitioners shall simultaneously post a Five Hundred and no/1 00ths
($500,00) Dollar deposit with the Secretary to the Housing Advisory Committee. The Secretary shall find
that the petition is incomplete if the Five Hundred and no/100ths ($500.00) Dollar deposit is not posted.
Further, the statute of limitation period of thirty (30) days from the effective date of a rent increase shall
continue to run in the event that the petition has been found to be incomplete.
If the petition is in order and the deposit has been posted, the City shall promptly notify the park owner
that the hearing procedure will be invoked and that the park owner shall, within ten (10) days of receipt
of notice, post a Five Hundred and no/100ths ($500.00) Dollar deposit equal to the petitioners' deposit.
Should the park owner not post the Five Hundred and no/1 00ths ($500.00) Dollar deposit within the ten
(10) day time limit, the residents shall be under no legal obligation to pay the proposed rent increase.
(c) Responsibility for payment of administrative fee. At the conclusion of the administrative hearing, the
Hearing Officer, as a part of his responsibility to make findings, shall make a recommendation as to the
percentage that each party is to pay in satisfying the One Thousand and no/1 00ths ($1,000.00) Dollar
administrative fee. The City Council shall make a final decision regarding the Hearing Officer's
determination based upon the final rent award.
(d) Remedies for nonpayment of administrative fee. Should any party refuse to pay his portion of the
required administrative fee, the City may pursue any civil remedy available, or in the alternative, refuse
to process a future petition by the same petitioners. In the case of park owner nonpayment, park tenants
shall not be obligated to pay proposed rent increases until the administrative fee debt has been
satisfied. (§ 1, Ord. 795)
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ADMINISTRATION AND OVERSIGHT AGREEMENT
by and among
INDEPENDENT CITIES LEASE FINANCE AUTHORITY
and
WOLF & COMPANY INC.,
as Oversight Agent
and
MILLENNIUM HOUSING OF CALIFORNIA,
as Borrower
and
CITY OF SAN JUAN CAPISTRANO
Dated as of 1, 2006
Relating to:
Independent Cities Lease Finance Authority
Mobile Home Park Revenue Bonds
(San Juan Mobile Estates)
Series 2006A
and
Independent Ckies -Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Series 2006B
and
Independent Cides -Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Taxable Series 2006C
RVPU13TBAUK709452.1
EXHIBIT C
ADMINISTRATION AND OVERSIGHT AGREEMENT
THIS ADMINISTRATION AND OVERSIGHT AGREEMENT (the "Administration
Agreement") is made and entered into as of 1, 2006, by and among the
INDEPENDENT CITIES LEASE FINANCE AUTHORITY a joint powers authority duly
organized and existing under the laws of the State of California (the "Authority"), the CITY OF
SAN JUAN CAPISTRANO, a public body corporate and politic duly organized and existing
under the laws of the State of California (the "City"), MILLENNIUM HOUSING
CORPORATION, a Califorriia nonprofit public benefit corporation (the "Borrower"), and
WOLF & COMPANY INC. (the "Oversight Agent").
RECITALS:
WHEREAS, to assist the Borrower in its acquisition of the San Juan Mobile Estates
mobile home park located in the City of San Juan Capistrano (which is an associate member of
the Authority) (the "Project"), the Authority has issued its Mobile Home Park Revenue Bonds
(San Juan Mobile Estates) Series 2006A and its Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates) Series 2006B and its Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates) Taxable Series 2006C (collectively, the "Bonds") pursuant to an
Indenture of Trust, dated as of _ 1, 2006 (the "Indenture"), by and between the
Authority and Union Bank of California, N.A., as Trustee thereunder (the "Trustee"); and
WHEREAS, the Authority has made a loan (the "Loan") of the proceeds of the Bonds to
the Borrower, as provided in the Loan Agreement, dated as of 1, 2006 (the "Loan
Agreemenf'), by and among the Authority, the Borrower and the Trustee, which agreement
provides for certain oversight provisions relating to the management of the Project; and
WHEREAS, the Authority has entered into a Regulatory Agreement and Declaration of
Restrictive Covenants, dated as of 1, 2006 (the "Regulatory Agreement") with the
Trustee and the Borrower, which agreement, among other things, sets forth certain restrictions
applicable to the property being financed with the proceeds of the Loan, which restrictions are
intended to assure continued compliance with the provisions of the Internal Revenue Code of
1986, as amended (the "Code"); and
WHEREAS, the Authority desires to appoint Wolf & Company, Inc., as Oversight Agent
under the Regulatory Agreement to monitor the income levels of the residents of the Qualified
Spaces (as defined in the Regulatory Agreement) and as Oversight Agent under the Loan
Agreement to carry out the duties of the Oversight Agent set forth in the Loan Agreement; and
WHEREAS, the City and the Borrower have entered into a Supplemental Regulatory
Agreement and Declaration of Restrictive Covenants dated as of 1, 2006 (the
"Supplemental Regulatory Agreement") which provides, among other lin—gs, for certain
additional affordability restrictions on the Project applicable to Qualified Residents and
Qualified Spaces; and
WHEREAS, the City desires that the Oversight Agent monitor the income levels of the
residents of the Qualified Spaces for purposes of the Supplemental Regulatory Agreement; and
RVPUDTBAUh1\709452.1 I
WHEREAS, Wolf & Company, Inc., represents that it has the necessary experience and
expertise required to evaluate whether the Project complies with the requirements set forth in the
Loan Agreement, the Regulatory Agreement and the Supplemental Regulatory Agreement.
NOW, THEREFORE, in consideration of the premises and respective representations and
covenants herein contained, the parties hereto agree as follows:
ARTICLE I
DEFINITIONS AND INTERPRETATION
Ll. Definitions of Terms. All capitalized terms used in this Administration
Agreement and not otherwise defined herein shall have the respective meanings given to them in
the Indenture and/or the Regulatory Agreement and/or the Supplemental Regulatory Agreement.
1.2. Article and Section Headings. The heading or titles of the several articles and
sections hereof shall be solely for the convenience of reference and shall not affect the meaning,
construction or effect of the provisions hereof.
1.3. Intgaretati . The singular form of any word used herein, including terms
defined in the Indenture and/or the Regulatory Agreement shall include the plural and vice
versa, if applicable. The use of a word of any gender shall include all genders, if applicable.
ARTICLE 11
REPRESENTATIONS AND WARRANTIES
2.1. Representations of the Authority. The Authority makes the following
representations:
(a) It is a joint powers authority, duly organized and existing under the Constitution
and laws of the State of California.
(b) It has the power to enter into the transactions contemplated by this Administration
Agreement and to carry out its obligations hereunder and to consummate all other transactions on
its part contemplated herein; and it has duly authorized the execution and delivery of this
Administration Agreement.
(c) The City of San Juan Capistrano is an associate member of the Authority.
2,2. Revresentations and Warranties of the Borrower. The Borrower makes the
following representations and warranties:
(a) It has power and authority to own its properties and carry on its business as now
being conducted, and is duly qualified to do such business wherever such qualification is
required, including the State of California.
(b) It has the power to execute and deliver this Administration Agreement and to
carry out the transactions on its part contemplated hereby; and it has duly authorized the
execution, delivery and performance of this Administration Agreement.
RVPUBWBAUN1\709452.1 2
(c) The Oversight Agent is independent from and not under the control of the
Borrower, does not have any substantial interest, direct or indirect, in the Borrower, and is not an
officer or employee of the Borrower.
2.3. Representations and Warranties of the Oversipht Agent. The Oversight Agent
makes the following representations and warranties:
(a) It is a corporation duly organized, validly existing and in good standing under the
laws of the State of California and has the power and authority to carry on its business as now
being conducted.
(b) It has the power to execute and deliver this Administration Agreement and to
carry out the transactions on its part contemplated hereby; and it has duly authorized the
execution, delivery and performance of this Administration Agreement.
(c) It is independent from and not under the control of the Borrower, does not have
any substantial interest, direct or indirect, in the Borrower, and is not an officer or employee of
the Borrower.
(d) It has received copies of the Indenture, the Loan Agreement, the Regulatory
Agreement and the Supplemental Regulatory Agreement, and it is familiar with the terms and
conditions thereof as the same relate to the Code and the Act.
ARTICLE III
DUTIES AND COMPENSATION OF THE OVERSIGHT AGENT
3.1. Duties of Oversight Agent. Wolf & Company, Inc., is the initial Oversight Agent
hereunder. This Section 3.1 applies to Wolf & Company, Inc., as Oversight Agent and to any
successor Oversight Agent. In its capacity as Oversight Agent hereunder, for and on behalf of
the Authority, the Oversight Agent will perform the following duties in a careful and timely
manner, to the highest standards of its profession:
(a) It will be familiar with and will give written notice to the Authority, the City, the
Trustee and the Borrower within ten days of the publication by the Department of Housing and
Urban Development of any change in:
(i) The Median Income for the Area; and
(ii) The maximum income at which households consisting of various numbers
of persons may be determined to be Qualified Residents under the terms of the
Regulatory Agreement and the Supplemental Regulatory Agreement; and
(iii) The maximum allowable rents under each applicable provision of Section
4 of the Regulatory Agreement and Section 4 of the Supplemental Regulatory
Agreement; and
(iv) The maximum income at which households consisting of various numbers
of persons may be determined to be Very Low Income Residents or Lower Income
RVPUB\FBALFM\709452.1 3
Residents, under the terms of the Regulatory Agreement and the Supplemental
Regulatory Agreement.
(b) Promptly following its receipt thereof, it will review the Income Certifications,
Certificates of Continuing Program Compliance, and all other reports and certificates furnished
to it pursuant to the Regulatory Agreement and the Supplemental Regulatory Agreement in order
to determine that each such document is complete and to verify the internal accuracy of the
calculations, and conclusions with respect to such calculations, set forth therein, including the
conclusion that the Qualified Spaces have been rented as specified by the terms of the
Regulatory Agreement and the Supplemental Regulatory Agreement; and it will maintain such
documents on file and open to the inspection by the Authority, the City, the Trustee and the
Borrower during the term of the Regulatory Agreement and the Supplemental Regulatory
Agreement.
(c) Promptly upon receipt, it mill review the form of application and lease with
respect to the Qualified Spaces to verify compliance with the provisions of the Regulatory
Agreement and the Supplemental Regulatory Agreement.
(d) Promptly upon determining that any report or certificate submitted to it pursuant
to the Regulatory Agreement and the Supplemental Regulatory Agreement is inaccurate or
incomplete the Oversight Agent shall:
(i) If the inaccuracy or lack of completeness does not cause the Project to
cease to meet the qualifications set forth in Section 3 or 4 of the Regulatory Agreement,
give notice of such inaccuracy or lack of completeness to the Borrower and direct the
Borrower to correct or complete the same, as the case may be, within a 30 -day period,
subject to extension in the sole discretion of the Oversight Agent;
(ii) If the inaccuracy or lack of completeness is not corrected within thirty (30)
days or if the inaccuracy or lack of completeness causes the Project to cease to meet the
qualification set forth in Section 3 or 4 of the Regulatory Agreement immediately give
written notice of said fact to the Authority, the Trustee and the Borrower, and
(iii) If the inaccuracy or lack of completeness does not cause the Project to
meet the requirements of Section 4 of the Supplemental Regulatory Agreement, give
notice of such inaccuracy or lack of completeness to the Borrower and the City and direct
the Borrower to correct and complete the same, as the case may be, within a 30 -day
period, subject to extension in the sole discretion of the Oversight Agent.
(e) (i) In the event that the Borrower fails to file with the Oversight Agent any report,
certification (including, in particular, the certification to the Secretary of the Treasury required
by Section 4(e) of the Regulatory Agreement) or other document required pursuant to the
Regulatory Agreement within the time set forth in the Regulatory Agreement as applicable, the
Oversight Agent shall immediately give written notice of that fact to the Authority, the Trustee,
the City and the Borrower.
(ii) In the event that the Borrower fails to file with the Oversight Agent any
report, certification or other document required pursuant to the Supplemental Regulatory
RVPUBTBAUNW09452.1 4
Agreement within the time set forth in the Supplemental Regulatory Agreement, as
applicable, the Oversight Agent shall immediately give written notice of that fact to the
City and the Borrower.
(f) On behalf of the Authority and the City, the Oversight Agent shall, at least
annually and whenever requested by the Authority, audit the survey of the tenants of the
Qualified Spaces with respect to income levels, household sizes and such other information as
the Authority may specify, and all as further required under Section 4 of the Regulatory
Agreement and Section 4 of the Supplemental Regulatory Agreement. Based on such
information, the Authority shall determine compliance with the affordability requirements under
the Act and the Code. In the event of any noncompliance the Oversight Agent shall notify the
Authority and the City as to the nature and extent of the noncompliance and the Oversight Agent
shall suggest alternatives for bringing the Qualified Spaces into compliance.
(g) The Oversight Agent will perform on a timely basis all duties ascribed to the
Oversight Agent in the Indenture, the Loan Agreement, the Regulatory Agreement and the
Supplemental Regulatory Agreement, including without limitation the following: (i) annual
review of the Borrower's financial statements, (ii) review the coverage calculation for release of
surplus casliflow and report comments to the Borrower, the Authority and the City, (iii) review
the final budget and for -ward comments to the Borrower, the Authority, (iv) physical inspection
of the Project on a quarterly basis, including examination of the infrastructure, the clubhouse,
and any other common areas, and (v) monthly confirmation report to the Authority, the City and
any Bondholder requesting such information that the Trustee has received the monthly deposit in
accordance with the approved budget and, in the event that the Trustee has not, to take such
further steps as required by the Loan Agreement.
3.3. Compensatio . For its services as the Oversight Agent, Wolf & Company, Inc.
shall be paid $ at Bond Closing, and thereafter an annual fee of $_ payable by the
Borrower in equal quarterly installments commencing 15, 2007, as set forth in the
Indenture, The fee of the Oversight Agent shall be paid to the Oversight Agent by the Trustee
upon receipt by the Trustee of an invoice from the Oversight Agent. If the Oversight Agent
provides services outside the scope of this Agreement, as requested in writing by the Authority,
the compensation shall be paid at the then prevailing fee schedule of the Oversight Agent.
ARTICLE IV
TERM
4.1. Term of Agreement. Unless sooner terminated pursuant to the provisions of
Sections 4.2 and 4.3 hereof, this Administration Agreement shall remain in full force and effect
for the term of the Regulatory Agreement.
4.2. Termination. At its sole discretion, the Authority may terminate this
Administration Agreement upon giving the Oversight Agent and the Borrower thirty (30) days
written notice of its intention to do so. This Administration Agreement may be terminated in
whole or in part only as to the services described in Section 3. 1, whereupon a partial fee for the
services not terminated will be agreed upon by the parties and memorialized in an amendment
hereto.
RVPUB\FBAUN1\709452. 1 5
4.3. Resianation of Oversitzlit A5ze . With the written consent of the Authority, the
Oversight Agent may resign from its position and terminate this Administration Agreement by
giving the other parties hereto thirty (30) days written notice of its intention to do so.
4.4 Termination With Respect to Supplemental Regulatory Agreement. At its sole
discretion, the City may ten-ninate this Administration Agreement with respect to the
Supplemental Regulatory Agreement upon giving the Oversight Agent and the Borrower thirty
(30) days written notice of its intention to do so.
ARTICLE V
MISCELLANEOUS PROVISIONS
5.1. Execution in CountgMarts. This Administration Agreement may be executed in
any number of counterparts, each of which shall be deemed to be an original, and such
counterparts shall constitute but one and the same instrument.
5.2. Business Days. If any action is required to be taken hereunder on a date which
falls on other than a Business Day, such action shall be taken on the next succeeding Business
Day.
5.3. Governing Law. This Administration Agreement shall be construed in
accordance with the laws of the State of California and the obligations, rights and remedies of
the parties hereunder shall be determined in accordance with such laws.
5.4. Notices. All notices, certificates or other communications hereunder shall be
sufficiently given and shall be deemed given when delivered or mailed by registered mail,
postage prepaid, addressed to the appropriate Notice Address set forth in the Regulatory
Agreement and the Supplemental Regulatory Agreement. The Notice Address of the Oversight
Agent is: Wolf & Company Inc., 5 Pembroke Lane, Laguna Niguel, California 92677, Attention:
Wesley R. Wolf
RVPUBTBAUNM09452.1
IN WITNESS WHEREOF, the parties hereto have caused this Administration Agreement
to be executed on their behalf by their duly authorized representatives, all as of the date
hereinabove written.
INDEPENDENT CITIES LEASE FINANCE
AUTHORITY
By:
President
CITY OF SAN JUAN CAPISTRANO
By:
Title:
MILLENNIUM HOUSING CORPORATION,
a California nonprofit public benefit corporation
By:
President
WOLF & COMPANY INC., as Oversight Agent
By:
Authorized Signatory
RVPU13TBAUM\709452.1 7
RESOLUTION NO. 06-05-02-05
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING THE ISSUANCE OF MOBILE
HOME PARK REVENUE BONDS BY THE INDEPENDENT CITIES
LEASE FINANCE AUTHORITY FOR THE SAN JUAN MOBILE ESTATES
WHEREAS, the Independent Cities Lease Finance Authority (the "Authority") is
authorized pursuant to the provisions of California Health and Safety Code Section
52100 and the terms of the Joint Powers Agreement Creating the Independent Cities
Lease Finance Authority (the "Authority"), to issue revenue bonds in accordance with
Chapter 8 of Part 5 of Division 31 of the California Health and Safety Code for the
purpose of financing multifamily rental housing projects, including mobile home parks;
and
WHEREAS, the City of San Juan Capistrano is joining the Authority as an
associate member; and
WHEREAS, Millennium Housing Corporation, a California nonprofit corporation
("Millennium") has requested that the Authority issue mobile home park revenue bonds
in one or more series in an aggregate principal amount not to exceed $43,000,000 (the
"Authority Bonds") for the purpose of providing financing for the acquisition of a 312 -unit
mobile home park located at 32302 Alipaz Street, San Juan Capistrano, California, and
known as San Juan Mobile Estates (the "Project"); and
WHEREAS, the Project will be owned by Millennium, or a successor, assign or
affiliate thereof (the "Owner"); and
WHEREAS, the Authority Bonds will be qualified "private activity bonds" for
purposes of the Internal Revenue Code of 1986 (the "Code"); and
WHEREAS, pursuant to Section 147(f) of the Code, the proposed issuance of
private activity bonds is required to be approved by the "applicable elected
representative" of the governmental unit having jurisdiction over the area in which the
facility financed by such bonds is to be located, after a public hearing held following
reasonable public notice; and
WHEREAS, the Project is located in the City of San Juan Capistrano (the "City")
and the members of the City Council (this "City Council") are the applicable elected
representatives of the City; and
WHEREAS, there has been published, at least 14 days prior to the date hereof,
in a newspaper of general circulation within the City, a notice that a public hearing
regarding the proposed issuance of the Authority Bonds would be held on the date
hereof: and
Page 1 of 2 05-02-2006
WHEREAS, such public hearing was conducted on said date by this City Council,
at which time an opportunity was provided to interested parties to be heard with respect
to the proposed issuance of the Authority Bonds and financing of the Project; and
WHEREAS, it is intended that this resolution shall constitute the approval of the
proposed issuance of the Authority Bonds required by Section 147(f) of the Code;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of San
Juan Capistrano does hereby:
Section 1. Approval of Issuance of Authority Bonds. This City Council hereby
approves the issuance of the Authority Bonds by the Authority. It is the purpose and
intent of this City Council that this resolution constitutes approval of the Authority Bonds
for the purposes of Section 147(f) of the Code. This City Council further finds that,
based on information provided by the Owner, the financing of the Project by the
Authority will result in savings in the costs of the Bond financing.
Section 2. Effective Date. This resolution shall take effect i on its
"M
passage. ',7,ediat"
STATE OF CALIFORNIA
COUNTY OF ORANGE ss.
CITY OF SAN JUAN CAPISTRANO
IN,
1, MARGARET R. MONAHAN, appointed City Clerk of the City of San Juan Capistrano, do
hereby certify that the foregoing Resolution No. 06-05-02-05 was duly adopted by the City
Council of the City of San Juan Capistrano at a Regular meeting thereof, held the 2 nd day of May
2006, by the following vote:
AYES: COUNCIL MEMBERS:
Hart, Bathgate, Soto, Allevato and Mayor Swerdlin
Tone
[one
Page 2 of 2 05-02-2006 SP
San Juan Mobile Estates
Residents Association
32302 Alipaz Street,, San Juan Capistrano, CA 92675
Cindy Russell
Administrative Services Director
City of San Juan Capistrano
32400 Paseo Adelanto
San Juan Capistrano, CA. 92675
RE: San Juan Mobile Estates
Dear Ms. Russell:
Apr*l\ lq,2150Z
The undersigned are the boardmembers of the San Juan Mobile Estates Residents Association. This letter
shall confirm that we have reviewed the proposed acquisition of our community by Millennium Housing
and that we are requesting that the City take the necessary steps to facilitate Millennium's purchase.
Specifically, we ask the City to conduct the TEFRA Hearing, join the Independent Cities Lease Financing
Authority, approve the resolutions needed for the bond issuance, and approve the Regulatory Agreement,
Supplemental Regulatory Agreement, Oversight and Administrative Agreement. the Association
Membership Agreement and any other items as discussed at our meeting with the bond underwriter and
bond counsel last Thursday. We have reviewed these agreements and are very supportive of this
transaction and the City's role as a facilitator.
We appreciate the care and time taken by the City Staff and feel that the various agreements, as modified
to reflect your suggested revisions, will lead to a strong transaction that will significantly benefit the park
residents. Thanks again to the City Staff for helping make this exciting transaction happen.
Very Truly yours,
San Juan Mobile Estates Residents Association Board
Bvian Bolton
Chairman
MilltpE
Vice Chairman
Secretary
Dennis Funaro
Treasurer
Deborah Shuler
�)
Bwalw
-7
X _MT r e
eborah e n
ATTACHMENT 3
32400 PASaO ADEL.ANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493-1053 FAX
wwwsanjuancapistrano. org
.F1. -
MEMBERS OF THE CITY COUNCIL
NOTIFICATION OF MEET11717-0-F POTENTIAL INTEREST
OF THE SAN JUAN CAPISTRANO CITY COUNCIL
SAM ALLEVATO
DIANE BATHGATE
VINATT HART
JOE SOTO
DAVID M. SWERDLIN
The City Council of San Juan Capistrano will meet at 7:00 p.m. on May 2, 2006 in the
City Council Chamber in City Hall, to consider: "Consideration of an Associate
Membership Agreement with the Independent Cities Lease Finance Authority
(ICLFA) and the Issuance of Mobile Home Park Revenue Bonds by ICLFA to
Finance the San Juan Mobile Estates Project (Millennium Housing Corporation)"
— Item No. E3.
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 City Council
through correspondence addressed to the Council and/or by attending the meeting and
speaking to the Council during the public meeting.
Correspondence related to this item must be received at the City Clerk's office by 5:00
p.m. on Monday, May 1, 2006 to allow time for the Council to consider its content.
If you would like to speak at the meeting, please complete a yellow "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 Mayor
when the item is considered.
You have received this notice at the request of the City staff member Cindy Russell,
Administrative Services Director. You may contact that staff member at (949) 443-6301
with any questions.
The agenda, including agenda reports, is available to you on our web site:
www.sanluancapistrano.org. If you would like to subscribe to receive a notice when
agendas are posted to the web site, please make that request by sending an e-mail to:
council-agendas(a-)san'uancapistrano.org.
Meg Monahan, CMC
City Clerk
cc: Millennium Housing Corporation*; San Juan Mobile Estates Resident
Association*; Independent Cities Lease Financing Authority*; Cindy Russell,
Administrative Service Director; Cindy Russell, Administrative Services Director
Received staff report
San Juan Capish-ano: Preset-ving the Past to Enhance the FUtU7-e
32400 PASEO ADEI-ANTO
SAN JUAN CAPISTRANO, CA 92675
(949) 493-1171
(949) 493-1053 FAx
www. saqluancapistrano. org
May 3, 2006
e
NOTIFICATION OF ACTION BY THE
CITY COUNCIL OF SAN JUAN CAPISTRANO
On May 2, 2006 the City Council of San Juan Capistrano met regarding:
"Consideration of an Associate Membership Agreement with the Independent
Cities Lease Finance Authority (ICLFA) and the Issuance of Mobile Home Park
Revenue Bonds by ICLFA to Finance the San Juan Mobile Estates Project
(Millennium Housing Corporation)" Item No. E3.
The following action was taken at the meeting: Resolution No. 06-05-02-04 adopted
approving an Associate Membership Agreement with Independent Cities Lease
Finance Authority, a supplemental Regulatory Agreement; and an
Administrantion and Oversight Agreement with respect to the San Juan Mobile
Estate acquistion by Millennium Housing Corporation; and Resolution no. 06-05-
02-05 adopted approving issuance of Mobile Home Park Revenue Bonds by the
Independent Cities Lease finance Authority for the San Juan Mobile Estates
acquistion: Hart/Soto, 5-0
The following documents are in the process of being executed:
If you have any questions regarding this action, please contact Cindy Russell,
Administrative Services Director at 443-6301 for more detailed information.
Thank you,
Meg Monahan, CIVIC
City Clerk
Enclosed:
Cc: Millennium Housing Corporation*; San Juan Mobile Estates Resident
Association*; Independent Cities Lease Financing Authority*; Cindy Russell,
Administrative Service Director
Son Juan Capistrano.- Preserving the Past to Enhanee the Future
MEMBERS OF THE CITY COUNCIL
SAM ALLEVATO
DIANE BATHGATE
1961
WYATT HART
7 6
JOESOTO
DAVID M. SWERDLIN
NOTIFICATION OF ACTION BY THE
CITY COUNCIL OF SAN JUAN CAPISTRANO
On May 2, 2006 the City Council of San Juan Capistrano met regarding:
"Consideration of an Associate Membership Agreement with the Independent
Cities Lease Finance Authority (ICLFA) and the Issuance of Mobile Home Park
Revenue Bonds by ICLFA to Finance the San Juan Mobile Estates Project
(Millennium Housing Corporation)" Item No. E3.
The following action was taken at the meeting: Resolution No. 06-05-02-04 adopted
approving an Associate Membership Agreement with Independent Cities Lease
Finance Authority, a supplemental Regulatory Agreement; and an
Administrantion and Oversight Agreement with respect to the San Juan Mobile
Estate acquistion by Millennium Housing Corporation; and Resolution no. 06-05-
02-05 adopted approving issuance of Mobile Home Park Revenue Bonds by the
Independent Cities Lease finance Authority for the San Juan Mobile Estates
acquistion: Hart/Soto, 5-0
The following documents are in the process of being executed:
If you have any questions regarding this action, please contact Cindy Russell,
Administrative Services Director at 443-6301 for more detailed information.
Thank you,
Meg Monahan, CIVIC
City Clerk
Enclosed:
Cc: Millennium Housing Corporation*; San Juan Mobile Estates Resident
Association*; Independent Cities Lease Financing Authority*; Cindy Russell,
Administrative Service Director
Son Juan Capistrano.- Preserving the Past to Enhanee the Future
RESOLUTION NO. 06-05-02-04
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA, APPROVING AN ASSOCIATE
MEMBERSHIP AGREEMENT WITH THE INDEPENDENT CITIES LEASE
FINANCE AUTHORITY, ASUPPLEMENTAL REGULATORY AGREEMENT
AND AN ADMINISTRATION AND OVERSIGHT AGREEMENT WITH
RESPECT TO THE SAN JUAN MOBILE ESTATES
WHEREAS, certain cities of the State of California (collectively, the "Members")
have entered into a Joint Powers Agreement Creating the independent Cities Lease
Finance Authority (the "Joint Powers Agreement"), establishing the Independent Cities
Lease Finance Authority (the "Authority") and prescribing its purposes and powers, and
providing, among other things, for associate members of the Authority (an "Associate
Member");
WHEREAS, the Authority has bep ed for the purpose, among others, of
assisting its Members and Associate M, raising of capital to finance the capital
improvement needs of Local Ager ri the Joint Powers Agreement), to
provide for home mortgage f� lo those Members or Associate
Members that are either a '?2 alifornia, to provide financing in
connection with the i �n, creation, rehabilitation and
preservation of affordable K es of the Members and Associate
Members, and to provide fina, vith'the provisions of applicable law in
tnat are in the public interest and which
connection with other projects V
benefit Members and Associa, �rs including making loans to tax-exempt
organizations from the proceeds oi gage revenue bonds to finance the acquisition of
multi -family rental housing, including mobile home parks, underthe provisions of Chapter 8
of Part 5 of Division 31 (commencing with Section 52100) of the Health and Safety Code;
WHEREAS, the City of San Juan Capistrano (the "City") desires to become an
Associate Member of the Authority as provided in the Associate Membership Agreement, in
the form on file with the City Clerk; and
WHEREAS, the Authority proposes to issue its Mobile Home Park Revenue Bonds
2006 Series A, 2006 Series B and 2006 Taxable Series C (the "Bonds"); and
WHEREAS, the proceeds of the Bonds, if any are issued, will be loaned to
Millennium Housing Corporation, a California nonprofit corporation (the "Owner") for the
purpose of financing the acquisition and improvement of a 312 -space mobile home park
known as the San Juan Mobile Estates located at 32302 Alipaz Street in the City (the
"Project"); and
Page 1 of 3 05-02-2006
WHEREAS, in consideration of the Cityjoining the Authority, the Owner has agreed
to enter into a Supplemental Regulatory Agreement and Declaration of Restrictive
Covenants with the City (the "Supplemental Regulatory Agreement") providing for certain
additional affordable housing requirements for the Project, which shall be administered
pursuant to an Administration and Oversight Agreement, said Agreements being in the
forms on file with the City Clerk;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of San
Juan Capistrano does hereby:
Section 1. Approval of an Associate Membership Agreement (Exhibit A). This City
Council hereby approves the City's membership in the Authority as an Associate Member
and authorizes the Mayor or the Mayor Pro Tern to execute and the City Clerk to attest the
Associate Membership Agreement, in substantially the form on file with the City Clerk,
pursuant to which the City shall become an Associate Member of the Authority. The
Mayor, Mayor Pro Tem, City Manager, City Clerk and any other officers of the City, are
hereby authorized and directed to take all actions and do all things necessary or desirable
hereunder with respect to the Associate Membership Agreement, including but not limited
to, the execution and delivery of any an all agreements, certificates, instruments and other
documents which they, or any of them, may deem necessary or desirable and not
inconsistent with the purposes of this Resolution.
Section 2. Approval of the Supplemental Regulatory Agreement (Exhibit B) and
Administration and Oversight Agreement (Exhibit C). The form of the Supplemental
Regulatory Agreement and Declaration of Restrictive Covenants (the "Supplemental
Regulatory Agreement") by and between the City and the Owner presented to this meeting
and imposing certain restrictions in the Project is hereby approved and any of the Mayor,
Mayor Pro Tern or City Manager (each an "Authorized Officer") are, and each of them is,
hereby authorized and directed, for and in the name and on behalf of the City, to execute
the Supplemental Regulatory Agreement in substantially the form hereby approved, with
such additions or changes therein as the Authorized Officer executing the same may
approve, such approval to be conclusively evidenced by the execution and delivery thereof.
Any of the Authorized Officers are hereby authorized and directed to cause the
Supplemental -Regulatory Agreement to be recorded in the real estate records of the
County of Orange on a subordinate basis to the Regulatory Agreement and Deed of Trust
relating to the Bonds. Any of the Authorized Officers are further authorized to and directed,
for and in the name and on behalf of the City, to execute the Administration and Oversight
Agreement by and among the City, the Authority, the Owner and the Oversight Agent
named therein and relating to the administration of the Supplemental Regulatory
Agreement and the Regulatory Agreement.
Section3. EffectiveDate. This Resolution shall take effect from and after the date
of its passage and adoption.
Page 2 of 3 05-02-2006
F-11
PASSED, APPROVED, AND ADOPTED this 2 nd day of May 2006.
/' 2 e7
A '-�VID M. SWKRDUN, MAYOR
CLERK
STATE OF CALIFORNIA
COUNTY OF ORANGE )ss.
CITY OF SAN JUAN CAPISTRANO
1, MARGARET R. MONAHAN, appointed City Clerk of the City of San Juan Capistrano, do hereby
certify that the foregoing Resolution No. 06-05-02-04 was duly adopted by the City Council of the
City of San Juan tapistrano at a Regular meeting thereof, held the 2nd day of May 2006, by the
following vote:
AYES: COU�Cll- MBERS: Hart, Bathgate, Soto, Allevato, and Mayor Swerdlin
NOES: MBER: None
AB:&i��. EMBER: None
Page 3 of 3 05-02-2006
ASSOCIATE MEMBERSHIP AGREEMENT
by and between the
INDEPENDENT CITIES LEASE FINANCE AUTHORITY
and the
CITY OF SAN JUAN CAPISTRANO
THIS ASSOCIATE MEMBERSHIP AGREEMENT, dated as of May 1, 2006, by and
between THE INDEPENDENT CITIES LEASE FINANCE AUTHORITY (the "Authority") and
the CITY OF SAN JUAN CAPISTRANO, duly organized and existing under the laws of the
State of California (the "City");
WITNESSETH:
WHEREAS, certain cities of the State of California (collectively, the "Members") have
entered into a Joint Powers Agreement Creating the Independent Cities Lease Finance Authority
(the "Agreement"), establishing the Authority and prescribing its purposes and powers, and
providing, among other things, for associate members of the Authority (an "Associate
Member");
WHEREAS, the Authority has been formed for the purpose, among others, of assisting its
Members and Associate Members in the raising of capital to finance the capital improvement
needs of Local Agencies (as defined in the Joint Powers Agreement), to provide for home
mortgage financing with respect to those Members or Associate Members that are either a city or
a county of the State of California, to provide financing in connection with the improvement,
construction, acquisition, creation, rehabilitation and preservation of affordable housing within
the boundari(�s of the Members and Associate Members, and to provide financing in accordance
with the provisions of applicable law in connection with other projects and programs that are in
the public interest and which benefit Members and Associate Members including making loans
to tax-exempt _organizations from the proceeds of mortgage revenue bonds to finance the
acquisition of multi -family rental housing, including mobilehome parks, under the provisions of
Chapter 8 of Part 5 of Division 31 (commencing with Section 52100) of the Health and Safety
Code (the "Nonprofit Financing Law");
WHEREAS, the City desires to become an Associate Member of the Authority;
WHEREAS, the Board of Directors of the Authority has determined that the City should
become an Associate Member of the Authority;
NOW, THEREFORE, in consideration of the above premises and of the mutual promises
herein contained, the Authority and the City do hereby agree as follows:
Section 1. Associate Member Status. The City is hereby made an Associate Member of
the Authority for all purposes of the Agreement and the Bylaws of the Authority, the provisions
RVPU13\FBAUM\710435.1 I EXHIBIT A
of which are hereby incorporated herein by reference. From and after the date of execution and
delivery of this Associate Membership Agreement by the City and the Authority, the City shall
be and remain an Associate Member of the Authority.
Section 2. Restrictions and Rights of the Cit . The City shall not have the right, as an
Associate Member of the Authority, to vote on any action taken by the Board of Directors or by
the Authority. In addition, no officer, employee or representative of the City shall have any right
to become an officer or director of the Authority.
Section 3. No Obligations of the Cit . The debts, liabilities and obligations of the
Authority shall not be the debts, liabilities and obligations of the City.
Section 4. Indemnification by Owner. The Authority shall ensure that the legal
documents relating to any bonds issued tofinance projects within the jurisdiction of the City
shall provide that the owner of any such project shall indemnify, hold harmless and defend the
City and each of its officers, officials, employees and agents from any and all loss, liability,
fines, penalties, forfeitures, costs, expenses and damages (whether imposed by statute, in
contract, tort or strict liability) incurred by the City and from any and all claims, demands and
actions in law or equity (including attorney's fees and litigation expenses) arising or alleged to
have.arisen directly or indirectly out of performance by the City of this Agreement.
Section 5. Execution of the Agreement. Execution of this Associate Membership
Agreement shall satisfy the requirements of Article 27 of the Agreement and Article XI of the
Bylaws of the Authority for participation by the City in all programs and other undertakings of
the Authority, including, without limitation, any Home Mortgage Financing Program, (as defined
in the Agreement), any financing under the Nonprofit Financing Law, any under -taking to finance
the acquisition, construction, installation and/or equipping of public capital improvements, and
any other financing program.
RVPUB\FBAUM\710435.1 2 EXH1131T A
IN WITNESS WHEREOF, the parties hereto have caused this Associate Membership
Agreement to be executed and attested by their proper officers thereunto duly authorized, on the
day and year first set forth above.
Attest:
Attest:
Secretary
City Clerk
INDEPENDENT CITIES LEASE FINANCE
AUTHORITY
8A
President
CITY OF SAN JUAN CAPISTRANO
By:
Mayor
RVPUB\F13AUM\710435.1 3 EXHIBIT A
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
BEST BEST & KRIEGER LLP
3750 University Avenue, 3d Floor
Riverside, CA 92501
Attention: Francis J. Baum, Esq.
[Space above for Recorder's use]
SUPPLEMENTAL
REGULATORY AGREEMENT
AND DECLARATION OF RESTRICTIVE COVENANTS
By and Between the
CITY OF SAN JUAN CAPISTRANO
and
MILLENNIUM HOUSING CORPORATION,
as Owner
Dated as of 1,2006
RVPUBTBAUM\709996.1 EXHIBIT B
THIS SUPPLEMENTAL REGULATORY AGREEMENT AND DECLARATION OF
RESTRICTIVE COVENANTS (the "Regulatory Agreement"), made and entered into as of
1, 2006, by and between the City of San Juan Capistrano, a public body, corporate
and politic (the "City"), and Millennium Housing Corporation, a California nonprofit
corporation, as the owner of the property described in Exhibit A attached hereto (the "Owner"):
WITNESSETH:
WHEREAS, the Owner is acquiring the property described on Exhibit A attached hereto
and the improvements located thereon, consisting of a 312 -space mobile home park known as
"San Juan Mobile Estates" (the "Project"), with a loan to it from the Independent Cities Lease
Finance Authority (the "Authority") from the proceeds of the Authority's Mobile Home Park
Revenue Bonds, Series A, Series B and Taxable Series C (collectively, the "Authority Bonds");
and
WHEREAS, in connection with the issuance of the Authority Bonds, the Owner, the
Authority and Union Bank of California, N.A., as trustee for the Authority Bonds (the "Authority
Bond Trustee") have entered into a Regulatory Agreement and Declaration of Restrictive
Covenants dated as of 1, 2006 (the "Authority Regulatory Agreement") which is
being recorded in the real estate records of Orange County as a covenant running with the real
property described in Exhibit A (the "Property"); and
WHEREAS, in consideration of the City joining the Authority as an Associate Member
in order to enable the Authority to provide financing to the Owner for the Project, the Owner and
the City are entering into this Supplemental Regulatory Agreement and wish it to be recorded as
a covenant running with the Property on a subordinate basis to the Authority Regulatory
Agreement and the Deed of Trust referred to herein;
NOW, THEREFORE, in consideration of the mutual covenants and undertakings set
forth herein, and other good and valuable consideration, the receipt and sufficiency of which
hereby are acknowledged, the City and the Owner hereby agree as follows:
Section 1. Definitions and Interpretation. The following terms shall have the
respective meanings assigned to them in this Section I unless the context in which they are used
clearly requires otherwise:
"Adjusted Income" — The total anticipated annual income of all persons in a household,
as calculated in accordance with 25 California Code of Regulations Section 6914 or pursuant to a
s4ccessor State housing program that utilizes a reasonably similar method of calculation of
adjusted income. In the event that no such program exists, the City shall provide the Owner with
a reasonably similar method of calculation of adjusted income as provided in said Section 6914.
"Administration Agreement" - The Administration and Oversight Agreement, dated as of
— 1, 2006, by and among the Authority, the City, the Owner and the Oversight Agent.
"Ara' - The Primary Metropolitan Statistical Area in which the Project is located.
"Authority'- The Independent Cities Lease Finance Authority.
RVPUB\FBAUM\708986.1
"Authority Bonds" - Collectively, the Authority's Mobile Home Park Revenue Bonds
(Sari Juan Mobile Estates) Series 2006A, Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Series 2006B and Mobile Home Park Subordinate Revenue Bonds (San
Juan Mobile Estates) Taxable Series 2006C issued pursuant to an Indenture of Trust between the
Authority and the Authority Bond Trustee and dated as of — 1,2006.
"Authority Bond Trustee" - Union Bank of California, N.A., as trustee for the Authority
Bonds.
"Certificate of Continuing Program Compliance" - The certificate with respect to the
Project to be filed by the Owner with the Authority, the City, the Oversight Agent and the
Authority Bond Trustee which shall be substantially in the form attached to the Authority
Regulatory Agreement as Exhibit C.
"City" - The City of San Juan Capistrano.
"County" - The County of Orange.
"Deed of Trust" - The Deed of Trust defined in the Indenture.
"Income Certification" - The Income Computation and Certification attached to the
Authority Regulatory Agreement as Exhibit B.
"Lower Income Residents" - An individual or family household that, on the later of. (i)
the date of this Agreement, or (ii) the date of the Lower Income Resident's initial occupancy of
the Park, has an Adjusted Income that does not exceed the qualifying limits for lower income
households, adjusted for actual household size, as established and amended from time to time
pursuant to Section 8 for the United States Housing Act of 1937, and as published by the State of
California Department of Housing and Community Development.
"Lower Income Spaces" - The spaces in the Project designated for occupancy by Lower
Income Residents pursuant to Section 4(a) of this Supplemental Regulatory Agreement.
"Median Income for the Area" - The median gross yearly income adjusted for household
size for the Area, as published from time to time by the State. In the event that such income
determinations are no longer published, or are not updated for a period of at least eighteen (18)
months, the City shall provide the Owner with other income determinations which are reasonably
similar with respect to methods of calculation to those previously published by the State.
"Oversight Agent" - the Oversight Agent appointed under the Administration Agreement,
which initially shall be Wolf & Company Inc.
"Project Restriction Period" - The period ending 35 years from the execution date of this
Supplemental Regulatory Agreement.
"Qualified Residents" - means Very Low Income Residents and Lower Income
Residents.
"Qualified Space" - a Very Low Income Space or a Lower Income Space.
RVPUB\FBAUM\708996.1 2
"Rental Assistance Fund" - The fund by that name established pursuant to the Indenture
and to be administered pursuant to Section 2(b) hereof
"Space" - A mobile home space within the Project upon which a mobile home may be
placed.
"Very Low Income Residents" - Individuals or families with an Adjusted Income which
does not exceed the qualifying limits for very low income households, adjusted for actual
household size, as established and amended from time to time pursuant to Section 8 of the
United States Housing Act of 1937, and as published by the State of California Department of
Housing and Community Development.
"Very Low Income Spaces" - The Spaces in the Project designated for occupancy by
Very Low Income Residents pursuant to Section 4(a) of this Supplemental Regulatory
Agreement.
Such terms as are not defined herein shall have the meanings assigned to them in the Indenture.
Unless the context clearly requires otherwise, as used in this Supplemental Regulatory
Agreement, words of the masculine, feminine or neuter gender shall be construed to include each
other gender when appropriate and words of the singular number shall be construed to include
the plural number, and vice versa, when appropriate. This Supplemental Regulatory Agreement
and all the terms and provisions hereof shall be construed to effectuate the purposes set forth
herein and to sustain the validity hereof. The defined terms used in the preamble and recitals of
this Supplemental Regulatory Agreement have been included for convenience of reference only,
and the meaning, construction and interpretation of all defined terms shall be determined by
reference to this Section I notwithstanding any contrary definition in the preamble or recitals
hereof. The titles and headings of the sections of this Supplemental Regulatory Agreement have
been inserted for convenience of reference only, and are not to be considered a part hereof and
shall not in any way modify or restrict any of the terms or provisions hereof or be considered or
given any effect in construing this Supplemental Regulatory Agreement or any provisions hereof
or in ascertaining intent, if any question of intent shall arise.
Section 2. Membership in Authority; Rental Assistance Fund.
(a) City Membership in Authorit . In consideration of the Borrower entering into
this Supplemental Regulatory Agreement, the City has agreed to become an Associate Member
of the Authority in order to enable the Authority to provide financing to the Owner for the
Project.
(b) Rental Assistance Fund. (i) The Owner shall establish with the Authority Bond
Trustee the Rental Assistance Fund, which shall be held by the Authority Bond Trustee pursuant
to Section 5.18 of the Indenture. After initial funding of the Rental Assistance Fund, the Owner
shall thereafter fund additional deposits to the Rental Assistance Fund from moneys in the
Surplus fund under the Indenture so as to maintain sufficient moneys in the Rental Assistance
Fund to meet the Owner's obligations under this Section 2(b).
(ii) The Owner is authorized to make monthly withdrawals and utilize moneys in the
Rental Assistance Fund to provide a subsidy for rental payments to be made by tenants in the
Project in the manner and in the amounts set forth as follows:
RVPUB\FBAUM\708996.1 3
(a) Upon close of escrow ("Close of Escrow"), initial space rent for each
mobilchome space in the Project occupied by a resident at that time will be $805 per
month (the "Rent Cap"). The Rent Cap for residents that do not currently rent space in
the Project will be adjusted annually after the Close of Escrow to the rent permitted under
the Rent Control Ordinance of the City of San Juan Capistrano (the "Rent Control
Ordinance"). The Rent Cap for residents that currently rent space in the Project or rent
space in the Project within seven days of the Close of Escrow ("Current Residents") shall
remain at $805 per month until the second anniversary of the Close of Escrow, and shall
thereafter be adjusted annually to the rent permitted under the Rent Control Ordinance
(said amount, as adjusted from time to time, being referred to herein as the "Space
Rent").
(b) Notwithstanding the Space Rent set forth in (a) above, every Current
Resident will pay only that amount permitted as rent under the Rent Control Ordinance
and any difference will be provided as assistance from the Rental Assistance Fund such
that the total of the rent actually paid by such Current Resident, and the amount paid as
rental assistance will equal the Space Rent. This rental subsidy for Current Residents
will continue to be paid from the Rental Assistance Fund as long as the Current Resident
resides in the Project.
(c) All rental assistance will be contingent upon the Current Resident
applicant's compliance with park rules, including the requirement to provide the Annual
Income Certification needed for the Owner's compliance with the bond documents;
failure to comply with park rules or the annual certification requirement, after written
notice and the expiration of a reasonable cure period, may result in a suspension of the
rental assistance, such suspension to continue until the Current Resident is again in
compliance.
(d) The Owner shall not seek to evict Current Residents who, while otherwise
complying with park rules, cannot pay the subsidized rents; in such cases, the Owner
shall use park surplus funds or the Rental Assistance Fund to reasonably further
subsidize or defer a portion of the rent, depending upon individual circumstances, but the
Owner shall not be obligated to subsidize or defer sums in excess of the amount that
would reduce the rent payable by a Current Resident below the rent that would be
payable by that Current Resident under the Rent Control Ordinance had the Owner never
purchased the Project. Owner shall also assist any Current Resident brought to the
Owner's attention by the City, to the extent such assistance will not prevent the Owner
from meeting its other obligations under its various bond agreements.
Section 3. Project Requirements. The Owner hereby represents, as of the date
hereof, and covenants, warrants and agrees as follows:
(a) The Project is being owned and operated for the purpose of providing residential
rental housing, consisting of one mobile home Space for each household, together with related
facilities.
(b) All of the mobile homes in the Project will contain separate facilities for living,
sleeping, eating, cooking and sanitation, including a sleeping area, bathing and sanitation
facilities and cooking facilities equipped with a cooking range, refrigerator and sink.
RVPUBTBAUM\708986.1 4
(c) All of the Spaces will be available for rental on a continuous basis to members of
the general public, and the Owner will not give preference to any particular class or group in
renting the Spaces in the Project, except to the extent that Spaces are required to be leased or
rented to Qualified Residents.
(d) The Project comprises a single geographically and functionally integrated project
for residential rental property, as evidenced by the ownership, management, accounting and
operation of the Project.
(c) There shall be no discrimination against or segregation of any person or group of
persons on account of race, color, religion, age, sex, marital status, ancestry, national origin,
source of income (e.g. AFDC or SSI) or disability in the sale, lease, sublease, transfer, use,
occupancy, tenure or enjoyment of the Project nor shall the transferee or any person claiming
under or through the transferee, establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or occupancy
of tenants, lessees, subtenants, sublessees or vendees of the Project.
(0 The Very Low Income Spaces and the Lower Income Spaces shall be
intermingled with, and shall be of comparable quality to, all other Spaces in the Project. Tenants
in all Spaces shall have equal access to and enjoyment of all common facilities of the Project.
(g) In the aggregate, no more than two persons per bedroom, plus one person shall
occupy any Space in the Project. For example, with respect to a two bedroom mobilehome,
maximum occupancy shall be 5 persons.
(h) The Owner will accept as tenants, on the same basis as all other prospective
tenants, persons who are recipients of federal certificates for rent subsidies pursuant to the
existing housing program under Section 8 of the United Stated Housing Act, or its successor,
The Owner shall not apply selection criteria to Section 8 certificate or voucher holders that is
more burdensome than criteria applied to all other prospective tenants, nor shall the Owner apply
or permit the application of management policies or lease provisions with respect to the Project
which have the effect of precluding occupancy of Spaces by such prospective tenants.
(i) The Owner agrees to honor all existing lease agreements in effect on the date of
the Agreement, including any provisions contained therein with respect to rent adjustments, or if
requested by a tenant who is a party to such a lease agreement, to replace such lease agreement
with a mouth-to-mouth lease arrangement, subject to the Rent Control Ordinance.
Section 3A. Property Management and Maintenance. The following provisions
shall apply during the term of this Supplemental Regulatory Agreement.
(a) Management Responsibilities. The Owner is responsible for all management
functions with respect to the Project including without limitation the selection of tenants,
certification and recertification of household size and income, evictions, collection of rents and
deposits, maintenance, landscaping, routine and extraordinary repairs, replacement of capital
items, and security. The City shall not have responsibility over management of the Project. The
Owner may delegate its duties under this Section 3A to a property management company. A
resident manager shall also be required. In no instance shall the Owner delegate or forego its
responsibility to manage and operate the Project in the manner set forth in this Supplemental
Regulatory Agreement and the Loan Agreement.
RVPUB\FBALTM\709996.1 5
(b) Management and Operation of Project. The Owner acknowledges that there
exists a Residents Association for the Project and a governing board thereof (the "Resident
Association Board"). The Owner agrees that the Resident Association Board may provide tenant
comment and input to the Owner in the management and operation of the Project. The Owner or
its representative or agent agrees to meet with any such Resident Association Board at least
twice a year, or at such other ftequency as agreed by the Resident Association Board and the
Owner, to receive comments and recommendations with respect to Project operation and
management. The Owner further agrees to provide regular reports (at least quarterly, or at such
other intervals as agreed to by the Owner and the Resident Association Board) relating to the
operation of the Project to the Resident Association Board. While the Resident Association
Board shall have no decision-making authority with respect to the management and operation of
the Project, the Owner agrees to use its best efforts to implement recommendations of the
Resident Association Board that can reasonably be implemented by the Owner and that will not
cause the Owner, in its reasonable judgment, to be unable to perform its obligations under this
Agreement, the Authority Regulatory Agreement, the Loan Agreement and the Deed of Trust.
The Owner further agrees that it shall not refuse any good -faith request by the Resident
Association Board for the addition, deletion or amendment of a Project rule or regulation absent
a good -faith, business reason for doing so. The Owner may request all residents of the Project to
vote on any such addition, deletion or amendment. The Owner further agrees to review and take
such action as it determines to be appropriate with respect to any documented complaints about
Project management presented to it by the Resident Association Board.
(c) Property Maintenance. The Owner agrees, for the entire Term of this
Supplemental Regulatory Agreement, to maintain all common area interior and exterior
improvements and common buildings on the Project (exclusive of the mobile homes and tenant
spaces), including landscaping and common buildings on the Project in good condition and
repair (and, as to landscaping, in a healthy condition) and in accordance with all applicable laws,
rules, ordinances, orders and regulations of all federal, state, county, municipal, and other
governmental agencies and bodies having or claiming jurisdiction and all their respective
departments, bureaus, and officials.
The City places prime importance on quality maintenance to ensure that all City -assisted
affordable housing projects within the City are not allowed to deteriorate due to below-average
maintenance, -
Section 4. Qualified Residents. The Owner hereby represents, as of the date hereof,
and warrants, covenants and agrees as follows:
(a) During the Project Requirement Period (a) not less than twenty percent (20%) of
the Spaces in the Project shall be designated as Very Low Income Spaces and shall be
continuously occupied by Very Low Income; and (b) not less than thirty percent (30%) of the
Spaces in the Project shall be designated as Lower Income Spaces and shall be continuously
occupied by Lower Income Residents. The monthly rent charged for one-half of the Very Low
Income Spaces (i.e., 10% of the Spaces in the Project) shall be not greater than as follows:
(A) where a Very Low income Resident is both the registered and legal owner
of the mobile home and is not making mortgage payments for the purchase of that mobile
home, the total rental charge for occupancy of the Space (excluding a reasonable
allowance for other related housing costs determined at the time of acquisition of the
RVPUB\FBAUM\708986.1 6
Project by the Owner and excluding any supplemental rental assistance from the State,
the federal government, or any other public agency to the Very Low Income Resident, on
behalf of the Space and the mobile home) shall not exceed one -twelfth of 30 percent of
50 percent of Median Income for the Area, adjusted for household size in the manner set
forth below.
(B) where a Very Low Income Resident is the registered owner of the mobile
home and is making mortgage payments for the purchase of that mobile home, the total
rental charge for occupancy of the Space (excluding any charges for utilities and storage
and excluding any supplemental rental assistance from the State, the federal government,
or any other public agency to the Very Low Income Resident, or on behalf of the Space
and mobile home), shall not exceed one -twelfth of 15 percent of 50 percent, of Median
Income for the Area, as adjusted for household size in the manner set forth below.
(C) where a Very Low Income Resident rents both the mobile home and the
Space occupied by the mobile home, the total rental payments paid by the Very Low
Income Resident on the mobile home and the Space occupied by the mobile home
(excluding any supplemental rental assistance from the State, the federal government, or
any other public agency to that Very Low Resident or on behalf of that Space and mobile
home) shall not exceed one -twelfth of 30 percent of 50 percent, of Median Income as
established by the U.S. Department of Housing and Urban Development for the Area
adjusted for household size in the manner set forth below.
In adjusting rent for household size, it shall be assumed that two persons will
occupy a single -wide mobilehome and three persons will occupy a multisectional
mobilehome; provided that if the multisectional mobilehome has three or more bedrooms,
then it shall be assumed that four persons shall occupy a three-bedroom unit and five
persons will occupy a four-bedroom unit.
(b) In the event a recertification of the income of a Very Low Income Resident or a
Lower Income Resident, as applicable, in accordance with Section 4(d) below demonstrates that
such tenant no longer qualifies as a Very Low Income Resident or a Lower Income Resident, as
applicable, the Space occupied by such tenant shall continue to be treated as a Very Low Income
Space or a Lower Income Space, as applicable, unless and until any Space in the Project
thereafter is occupied by a new tenant other than a Very Low Income Resident or a Lower
Income Resident, as applicable. Moreover, a Space previously occupied by a Very Low Income
Resident, a Lower Income Resident or a Moderate Income Resident, as applicable, and then
vacated shall be considered occupied by a Qualified Resident until reoccupied, other than for a
temporary period, at which time the character of the Space shall be redetermined. In Do event
shall such temporary period exceed thirty-one (3 1) days. Notwithstanding anything herein to the
contrary, if at any time the number of Qualified Residents falls below the number required by
subparagraph (a) (i) of this Section, the next available vacant Space shall be rented to a Qualified
Resident.
(c) Annually, the Owner will obtain and maintain on file an Income Certification
form from each Qualified Resident occupying a Qualified Space, dated immediately prior to the
initial occupancy of such Qualified Resident in the Project (or prior to the Closing Date in the
case of existing Very Low Income Residents). In addition, the Owner will provide such further
inforniation as may be required in the ftiture by the State of California, as requested by the City
RVPUB\f7BAUM\709986.1 7
or the Oversight Agent, The Owner shall verify that the income provided by an applicant with
respect to a Space to be occupied after the Closing Date is accurate by taking one or more of the
following steps as a part of the verification process: (1) obtain a federal income tax return for the
most recent tax year, (2) obtain a written verification of income and employment from
applicant's current employer such as a current pay stub or W-2 form, (3) if an applicant is
unemployed or did not file a tax return for the previous calendar year, obtain other verification of
such applicant's income reasonably satisfactory to the Oversight Agent or (4) such other
infotination as may be reasonably requested by the Oversight Agent.
Within ten days of the last day of each calendar quarter during the term of this Regulatory
Agmement commencing with the quarter ending 2006, the Owner shall advise the
Oversight Agent or in the absence of a Oversight Agent, the City, of the status of the occupancy
of the Project by delivering to the Oversight Agent a Certificate of Continuing Program
Compliance; provided, however, with the prior written approval of the Oversight Agent or the
City, as the case may be, such Certificate need be filed only semi-annually. Copies of the most
recent fncome Certifications for Qualified Residents commencing or continuing occupancy of a
Qualified Space shall be made available to the City or Oversight Agent upon request.
(d) Annually, the Owner shall recertify the income of the occupants of such Very
Low Income Spaces and Lower Income Spaces, as applicable, by obtaining a completed Income
Certification based upon the current income of each occupant of the unit. In the event the
recertification demonstrates that such household's income exceeds 140% of the income at which
such household would qualify as Very Low Income Residents or Lower Income Residents, as
applicable, such household will no longer qualify as a Very Low Income Resident or a Lower
Income Resident, as applicable, and the Owner either (i) will designate another qualifying
Tenant and Space in the Project as a Very Low Income Resident or a Lower Income Resident, as
applicable and a Very Low Income Space or a Lower Income Space, as applicable, respectively,
or (ii) will rent the next available vacant Space to one or more Very Low Income Residents or
Lower Income Residents, as applicable.
(e) The Owner will maintain complete and accurate records pertaining to the
Qualified Spaces, and will permit any duly authorized representative of the City or the Oversight
Agent to inspect during normal business hours and with prior notice the books and records of the
Owner pertaining to the Project, including those records pertaining to the occupancy of the
Qualified Spaces.
(f) Each lease or rental agreement pertaining to a Qualified Space occupied after the
Clo�ing Date shall contain a provision to the effect that the Owner has relied on the Income
Certification and supporting information supplied by the Qualified Resident in determining
qualification for occupancy of the Qualified Space, and that any material misstatement in such
certification (whether or not intentional) may be cause for immediate termination of such lease.
Each lease or rental agreement will also contain a provision that failure to cooperate with the
annual recertification process reasonably instituted by the Owner pursuant to Section 4(d) above
will disqualify the Space as a Qualified Space and provide grounds for termination of the lease.
The Owner agrees to provide to the Oversight Agent and the City, a copy of the form of
application and lease or rental agreement to be provided to prospective Qualified Residents and
any amendments thereto.
RVPLJB\FBAUM\70898 6. 1 8
(g) In the event, despite the Owner's exercise of best efforts to comply with the
provisions of Section 4 of this Regulatory Agreement, the Owner shall have been out of
compliance with any of the restrictions of Section 4 hereof relative to Qualified Residents, for a
period in excess of six months, then at the sole option of the City the term of the Regulatory
Agreement shall be automatically extended for the period of non-compliance upon written notice
to the Owner and the Oversight Agent from the City, such extension to relate to the Qualified
Spaces and Qualified Residents as to which such noncompliance relate.
Section 5. Repair and Replacement Fund. The Owner agrees and covenants to
cause to be established and maintained the Repair and Replacement Fund created by Section
5.3(7) of the Indenture and to be used and replenished as provided in Sections 5.13 and 5.7(h) of
the Indenture and Section 6.22 of the Loan Agreement.
Section 6. Other Covenants. (a) The Owner further covenants and agrees as
follows: The Owner will comply with the provisions of Title 2, Chapter 2, Article 9 of the City
Municipal Code relating to mobile home rent control (the "Rent Control Ordinance"), a copy of
which Rent Control Ordinance is attached hereto as Exhibit B notwithstanding any legal
challenges to the Rent Control Ordinance, and further agrees that it shall at all times abide by and
follow the terms and provisions of the Rent Control Ordinance, and shall not in any manner
challenge said provisions.
(b) In the event the Owner requests any discretionary rental increases under the Rent
Control ordinance, the Owner agrees not to appeal any decision of the City with respect to such
request.
(c) In the event the Rent Control Ordinance is determined in any legal proceeding to
be invalid for any reason, the Owners agrees to continue to comply with the provisions of the
Rent Control Ordinance as if it were still in effect.
Section 7. Indemnification. The Owner shall indemnify, hold harmless and defend
the City, the Oversight Agent and the Authority Bond Trustee and the respective officers,
members, directors, officials and employees of each of them (the "indemnified party") against all
loss, costs, damages, expenses, suits, judgments, actions and liabilities of whatever nature, joint
and several (including, without limitation, attorneys' fees, litigation and court costs, amounts
paid in settlement, and amounts paid to discharge judgments), directly or indirectly resulting
from or arising out of or related to (a) the operation, use, occupancy, maintenance, or ownership
of the Project (including compliance with laws, ordinances and rules and regulations of public
authorities relating thereto); or (b) any written statements or representations with respect to the
Owner the Project or the Authority Bonds made or given to the City, the Oversight Agent or the
Authority Bond Trustee, by the Owner, or any of its agents or employees, including, but not
limited to, statements or representations of facts or financial information; provided, however, the
Owner shall not be obligated to indemnify the City, the Authority Bond Trustee or the Oversight
Agent for damages caused by the gross negligence or willful misconduct of the City, the
Authority Bond Trustee or the Oversight Agent. The Owner also shall pay and discharge and
shall indemnify and hold harmless the City, the Oversight Agent and the Authority Bond Trustee
from (x) any lien or charge upon payments by the Owner to the City and the Authority Bond
Trustee hereunder and (y) any taxes (including, without limitation, all ad valorem taxes and sales
taxes), assessments, impositions and other charges in respect of any portion of the Project. If any
such claim is asserted, or any such lien or charge upon payments, or any such taxes, assessments,
RVPU13\FBAUM\709986.1 9
impositions or other charges, are sought to be imposed, the City shall give prompt notice to the
Owner, and the Owner shall have the sole right and duty to assume, and will assume, the defense
thereof, including the employment of counsel selected by the indemnified party and the payment
of all reasonable expenses related thereto, with full power to litigate, compromise or settle the
same in its sole discretion; provided, however, that the Owner shall have the right to review and
approve or disapprove any such compromise or settlement, and provided further that any such
approval shall not be unreasonably withheld.
Section S. Consideration. The City has agreed to become an Associate Member of
the Authority for the purpose, among others, of inducing the Owner to own and operate the
Project such that the Project shall contribute to the City's efforts to provide affordable housing to
Qualified Residents in the City and to the satisfaction of the City's ongoing housing burden. In
consideration of the City joining the Authority as an Associate Member in order to allow the
Authority to provide financing to the Owner for the Project, the Owner has entered into this
Supplemental Regulatory Agreement and has agreed to restrict the uses to which the Project can
be put on the terms and conditions set forth herein.
Section 9. Reliance. In performing its duties and obligations hereunder, the City
may rely upon statements and certificates of the Owner and Qualified Residents, and upon audits
of the books and records of the Owner pertaining to the Project. In addition, the City may
consult with counsel, and the opinion of such counsel shall be full and complete authorization
and protection in respect of any action taken or suffered by the City hereunder in good faith and
in conformity with such opinion.
Section 10. Sale or Transfer of the Project; Option to Purchase. (a) The Owner
intends to hold the Project for its own account, has no current plans to sell, transfer or otherwise
dispose of the Project, and hereby covenants and agrees not to sell, transfer or otherwise dispose
of the Project, or any portion thereof (other than for individual tenant use as contemplated
hereunder), without obtaining the prior written consent of the City and upon receipt by the City
of (i) reasonable evidence satisfactory to the City that the Owner's purchaser or transferee has
assumed in writing and in full, the Owner's duties and obligations under this Supplemental
Regulatory Agreement, (ii) an opinion of counsel for the transferee that the transferee has duly
assumed the obligation,� of the Owner under this Supplemental Regulatory Agreement, and that
such obligations and this Supplemental Regulatory Agreement are binding on the transferee, (iii)
the City receives eviderice acceptable to the City that either (A) the transferee has experience in
the ownership, operation and management of comparable projects without any record of material
violations of discrimination restrictions or other state or federal laws or regulations applicable to
such projects, or (B) the transferee agrees to retain a property management firm with the
experience and record described in subparagraph (A) above and in either case, at its option, the
City may cause the Oversight Agent to provide on-site training in program compliance if the
City determines such training is necessary and (iv) the City receives evidence that the purchaser
is a not for-profit organization. It is hereby expressly stipulated and agreed that any sale, transfer
or other disposition of the Project in violation of this Section 10 shall be null, void and without
effect, shall cause a reversion of title to the Owner, and shall be ineffective to relieve the Owner
of its obligations under this Supplemental Regulatory Agreement. Not less than 30 days prior to
consummating any sale, transfer or disposition of any interest in the Project, the Owner shall
deliver to the City and the Oversight Agent a notice in writing explaining the nature of the
proposed transfer.
RVPUB\FBAUW709986.1 10
(b) Notwithstanding the provisions of Section 10(a) above, the Owner shall grant to
the San Juan Capistrano Residents Association (the "Residents Association") an option to
purchase the Project from the Owner under a written option agreement on the following general
terms:
(i) During the first 10 years following the Closing Date, the purchase price of
the Project under said option shall be equal to $_ plus the costs of any financing
undertaken by the Residents Association to accomplish such purchase;
(ii) After the first 10 years following the Closing Date, the purchase price of
the Project shall be equal to $_ plus the increase in the Consumer Price Index for
the preceding year (beginning with year 11), together with the costs of any financing
undertaken by the Residents Association to accomplish said purchase;
(iii) The Residents Association shall pay, in addition to the purchase price set
forth in (a) or (b) above, all costs, fees and expenses, including, but not limited to, title,
escrow and all other closing costs, necessary to defease, prepay and redeem the
Outstanding Bonds of the Authority and the transfer of ownership of the Project from the
Owner to the Residents Association; and
(iv) The Residents Association shall provide to the City, the Authority and the
Owner an opinion of Bond Counsel to the effect that the exercise of said option and the
purchase of the Project by the Residents Association and the defeasance of the
Outstanding Authority Bonds will not in and of itself, cause interest on said Authority
Bonds to be included in gross income for federal income tax purposes.
(c) It is hereby expressly stipulated and agreed that any sale, transfer or other
disposition of the Project in violation of this Section 10 shall be null, void and without effect,
shall cause a reversion of title to the Owner, and shall be ineffective to relieve the Owner of its
obligations under this Supplemental Regulatory Agreement. Not less than 30 days prior to
consummating any sale, transfer or disposition of any interest in the Project, the Owner shall
deliver to the City and the Oversight Agent a notice in writing explaining the nature of the.
proposed transfer.
Section 11. Term. This Regulatory Agreement and all and several of the terms hereof
shall become effective upon its execution and delivery and shall remain in full force and effect
during the Project Restriction Period, it being expressly agreed and understood that the
provisions hereof are intended to survive the retirement of the Authority Bonds.
Notwithstanding any other provisions of this Regulatory Agreement to the contrary, this entire
Supplemental Regulatory Agreement, or any of the provisions or sections hereof, may be
terminated upon agreement by the City and the Owner.
The terms of this Supplemental Regulatory Agreement to the contrary notwithstanding,
this Supplemental Regulatory Agreement, and all and several of the terms hereof, shall terminate
and be of no further force and effect in the event of (i) a foreclosure or delivery of a deed in lieu
of foreclosure whereby the Authority Bondowners or a third party shall take possession of the
Project, or (ii) involuntary non-compliance with the provisions of this Supplemental Regulatory
Agreement caused by fire, seizure, requisition, change in a federal law or an action of a federal
agency after the date hereof which prevents the City from enforcing the provisions hereof, or (iii)
P,VPUBT-BAUM\708986.1 I I
condernnation or a similar event and the payment in full and retirement of the Authority Bonds
theretofore or within a reasonable period thereafter. Upon the termination of the terms of this
Supplemental Regulatory Agreement, the parties hereto agree to execute, deliver and record
appropriate instruments of release and discharge of the terms hereof-, provided, however, that the
execution and delivery of such instruments shall not be necessary or a prerequisite to the
termination of this Supplemental Regulatory Agreement in accordance with its terms.
Section 12. Covenants to Run With the Land. The Owner hereby subjects the
Project (including the Project site) to the covenants, reservations and restrictions set forth in this
Supplemental Regulatory Agreement. The City and the Owner hereby declare their express
intent that the covenants, reservations and restrictions set forth herein shall be deemed covenants
running with the land and shall pass to and be binding upon the Owner's successors in title to the
Project; provided, however, that upon the termination of this Supplemental Regulatory
Agreement said covenants, reservations and restrictions shall expire with the exception of the
non-discrimination covenant of Section 3(e) which shall continue in perpetuity. Each and every
contract, deed or other instrument hereafter executed covering or conveying the Project or any
portion thereof shall conclusively be held to have been executed, delivered and accepted subject
to such covenants, reservations and restrictions, regardless of whether such covenants,
reservations and restrictions are set forth in such contract, deed or other instrument.
Section 13. Burden and Benefit. The City and the Owner hereby declare their
understanding and intent that the burden of the covenants set forth herein touch and concern the
land in that the Owner's legal interest in the Project is rendered less valuable thereby. The City
and the Owner hereby further declare their understanding and intent that the benefit of such
covenants touch and concern the land by enhancing and increasing the enjoyment and use of the
Project by Qualified Residents, the intended beneficiaries of such covenants, reservations and
restrictions.
Section 14. Uniformity; Common Plan. The covenants, reservations and restrictions
hereof shall apply uniformly to the entire Project in order to establish and carry out a common
plan for the use, development and improvement of the Project.
Section 15. Enforcement. If the Owner defaults in the performance or observance of
any covenant, agreement or obligation of the Owner set forth in this Supplemental Regulatory
Agreement, and if such default remains uncured for a period of 60 days after notice thereof shall
have been given by the City to the Owner (provided, however, that the City may at its sole option
extend such period and provided further, in the event any default relates to Section 4 hereof and
the Owner is exercising best efforts to comply with such restrictions as determined by the City in
its reasonable discretion, then the cure period described above shall be 6 months and shall be
subject to the extension of the Project Restriction Period under Section 4(h) hereof), then the
City shall declare an "Event of Default" to have occurred hereunder, and the City, at its option,
may take any one or more of the following steps:
(a) by mandamus or other suit, action or proceeding at law or in equity, require the
Owner to perform its obligations and covenants hereunder or enjoin any acts or things which
may be unlawful or in violation of the rights of the City hereunder;
(b) have access to and inspect, examine and make copies of all of the books and
records of the Owner pertaining to the Project; and
RVPUB\FBAUM\708996.1 12
(c) take such other action at law or in equity as may appear necessary or desirable to
enforce the obligations, covenants and agreements of the Owner hereunder.
All fees, costs and expenses of the City and the Oversight Agent (including, without
limitation, reasonable attorneys' fees) reasonably incurred in taking any action pursuant to this
Section 15 shall be the sole responsibility of the Owner.
Section 16. Recording and Filing. The Owner shall cause this Supplemental
Regulatory Agreement and all amendments and supplements hereto, to be recorded and filed,
after the recording of the Authority Regulatory Agreement and the Deed of Trust in the real
property records of the County and in such other places as the may reasonably request. The
Owner shall pay all fees and charges incurred in connection with any such recording.
Section 17. Payment of Fees. In the event of a default hereunder by the Owner, the
Owner shall pay to the City reasonable compensation for any services rendered by it hereunder
and reimbursement for all expenses reasonably incurred by in connection with such default.
Section 18. Governing Law. This Supplemental Regulatory Agreement shall be
governed by the laws of the State of California.
Section 19. Amendments. This Supplemental Regulatory Agreement shall be
amended only by a written instrument executed by the parties hereto or their successors in title,
and duly recorded in the real property records of the County.
Section 20. Notice. All notices, certificates or other communications shall b
e
sufficiently given and shall be deemed given on the date personally delivered or on the second
day following the date on which the same have been mailed by certified mail, return receipt
requested, postage prepaid, addressed as follows:
City: City of San Juan Capistrano
32400 Pasco Adelanto
San Juan Capistrano, CA 92675
Attn: City Manager
Oversight Wolf & Company Inc.
Agent: 5 Pembroke Lane
Laguna Niguel, CA 92677
Attn: Wesley R. Wolf
Owner: Millennium Housing Corporation
660 Newport Center Drive, Suite 1020
Newport Beach, CA 92660
Attn: George Turk
Any of the foregoing parties may, by notice given hereunder, designate any further or
different addresses to which subsequent notices, certificates, documents or other communications
shall be sent.
RVPUB\FBAUM\70898G.1 13
Section 21. Severability. If any provision of this Supplemental Regulatory
Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of
the remaining portions hereof shall not in any way be affected or impaired thereby.
Section 22. Multiple Counterparts. This Supplemental Regulatory Agreement may
be executed in multiple counterparts, all of which shall constitute one and the same instrument,
and each of which shall be deemed to be an original.
Section 23. Subordination. This Supplemental Regulatory Agreement and any
amendments, modifications, renewals and extensions hereof shall at all times be a lien and
charge on the Project and the real property described on Exhibit A hereto expressly and
unconditionally subordinate to the lien and charge thereon of the Authority Regulatory
Agreement and the Deed of Trust.
RVPU13\FBAUM\708986.1 14
IN WITNESS WHEREOF, the City and the Owner have executed this Supplemental
Regulatory Agreement by duly authorized representatives, all as of the date first written
hereinabove.
CITY OF SAN JUAN CAPISTRANO
By: _
Title:
MILLENNIUM HOUSING CORPORATION, a
California non-profit public benefit corporation
go
President
RVPUB\FBAUM\708986.1 15
STATE OF CALIFORNIA
ss.
COUNTY OF
On 2006, before me, , personally appeared
E] personally known to me OR [] proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
Signature of Notary
[SEAL]
RVPUB\FBAUM\708986.1
STATE OF CALIFORNIA
ss.
COUNTY OF
On 2006, before me, , personally appeared
L] personally known to me ORE] proved to me
on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
Signature of Notary
[SEAL]
RVPUB\FBAUM\708986.1
TABLE OF CONTENTS
Page
Section 1.
Definitions and Interpretation ....................................................................
I
Section 2.
Membership in Authority; Rental Assistance Fund ..................................
� 3
Section 3.
Project Requirements .................................................................................
4
Section 3A.
Property Management and Maintenance ...................................................
5
Section 4.
Qualified Residents ....................................................................................
6
Section 5.
Repair and Replacement Fund ...................................................................
9
Section 6.
Other Covenants .........................................................................................
9
Section 7.
Indemnification ........ .................................................................................
9
Section S.
Consideration ...........................................................................................
10
Section9.
Reliance ....................................................................................................
10
Section 10.
Sale or Transfer of the Project; Option to Purchase ...... .........................
10
Section11.
Term ............................... .........................................................................
I I
Section 12.
Covenants to Run With the Land ................................ ............................
12
Section 13.
Burden and Benefit ..................................................................................
12
Section 14.
Uniformity; Common Plan . .....................................................................
12
Section 15.
Enforcement .............................................................................................
12
Section 16.
Recording and Filing ................................................................................
13
Section 17.
Payment of Fees ................ ......................................................................
13
Section18.
Governing Law ........................................................................................
13
Section19.
Amendments ............................................................................................
13
Section20.
Notice .......................................................................................................
13
Section2 1.
Severability ..............................................................................................
14
Section 22.
Multiple Counterparts ..............................................................................
14
Section 23.
Subordination ............................................... ...........................................
14
EXHIBIT A
- Legal Description .................................................................................................
A-1
EXHIBIT B
— Rental Control Ordinance ......................................... ...........................................
13-1
RVPU13\FBAUM\708986.1 -i-
ADMINISTRATION AND OVERSIGHT AGREEMENT
by and among
INDEPENDENT CITIES LEASE FINANCE AUTHORITY
and
WOLF & COMPANY INC.,
as Oversight Agent
and
MILLENNIUM HOUSING OF CALIFORNIA,
as Borrower
and
CITY OF SAN JUAN CAPISTRANO
Dated as of 1, 2006
Relating to:
Independent Cities Lease Finance Authority
Mobile Home Park Revenue Bonds
(San Juan Mobile Estates)
Series 2006A
and
Independent C JeS Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Series 2006B
and
Independent Cities Lease Finance Authority
Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates)
Taxable Series 2006C
RVPUB\FBALJM\709452.1 EXH1131T C
ADMINISTRATION AND OVERSIGHT AGREEMENT
THIS ADMINISTRATION AND OVERSIGHT AGREEMENT (the "Administration
Agreement") is made and entered into as of 1, 2006, by and among the
INDEPENDENT CITIES LEASE FINANCE AUTHORITY a joint powers authority duly
organized and existing under the laws of the State of California (the "Authority'), the CITY OF
SAN JUAN CAPISTRANO, a public body corporate and politic duly organized and existing
under the laws of the State of California (the "City"), MILLENNIUM HOUSING
CORPORATION, a California nonprofit public benefit corporation (the "Borrower"), and
WOLF & COMPANY INC. (the "Oversight Agent").
RECITALS:
WHEREAS, to assist the Borrower in its acquisition of the San Juan Mobile Estates
mobile home park located in the City of San Juan Capistrano (which is an associate member of
the Authority) (the "Project"), the Authority has issued its Mobile Home Park Revenue Bonds
(San Juan Mobile Estates) Series 2006A and its Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates) Series 2006B and its Mobile Home Park Subordinate Revenue Bonds
(San Juan Mobile Estates) Taxable Series 2006C (collectively, the "Bonds") pursuant to an
Indenture of Trust, dated as of 1, 2006 (the "Indenture"), by and between the
Authority and Union Bank of California, N.A., as Trustee thereunder (the "Trustee"); and
WHEREAS, the Authority has made a loan (the "Loan") of the proceeds of the Bonds to
the Borrower, as provided in the Loan Agreement, dated as of 1, 2006 (the "Loan
Agreement"), by and among the Authority, the Borrower and the Trustee, which agreement
provides for certain oversight provisions relating to the management of the Project; and
WHEREAS, the Authority has entered into a Regulatory Agreement and Declaration of
Restrictive Covenants, dated as of 1, 2006 (the "Regulatory Agreement") with the
Trustee and the Borrower, which agreement, among other things, sets forth certain restrictions
applicable to the property being financed with the proceeds of the Loan, which restrictions are
intended to assure continued compliance with the provisions of the Internal Revenue Code of
1986, as amended (the "Code"); and
WHEREAS, the Authority desires to appoint Wolf & Company, Inc., as Oversight Agent
under the Regulatory Agreement to monitor the income levels of the residents of the Qualified
Spaces (as defined in the Regulatory Agreement) and as Oversight Agent under the Loan
Agreement to carry out the duties of the Oversight Agent set forth in the Loan Agreement; and
WHEREAS, the City and the Borrower have entered into a Supplemental Regulatory
Agreement and Declaration of Restrictive Covenants dated as of - 1, 2006 (the
"Supplemental Regulatory Agreement") which provides, among other things, for certain
additional affordability restrictions on the Project applicable to Qualified Residents and
Qualified Spaces; and
WHEREAS, the City desires that the Oversight Agent monitor the income levels of the
residents of the Qualified Spaces for purposes of the Supplemental Regulatory Agreement; and
RVPUB\FBAUM\709452.1 I
WHEREAS, Wolf & Company, hic., represents that it has the necessary experience and
expertise required to evaluate whether the Project complies with the requirements set forth in the
Loan Agreement, the Regulatory Agreement and the Supplemental Regulatory Agreement.
NOW, THEREFORE, in consideration of the premises and respective representations and
covenants herein contained, the parties hereto agree as follows:
ARTICLE I
DEFINITIONS AND INTERPRETATION
1. 1. Definitions of Terms. All capitalized terms used in this Administration
Agreement and not otherwise defined herein shall have the respective meanings given to them in
the Indenture and/or the Regulatory Agreement and/or the Supplemental Regulatory Agreement.
1.2. Article and Section Headings. The heading or titles of the several articles and
sections hereof shall be solely for the convenience of reference and shall not affect the meaning,
construction or effect of the provisions hereof
1.3. Intertiretatio . The singular form of any word used herein, including terms
defined in the Indenture and/or the Regulatory Agreement, shall include the plural and vice
versa, if applicable. The use of a word of any gender shall include all genders, if applicable.
ARTICLE U
REPRESENTATIONS AND WARRANTIES
2.1. Representations of the Authority The Authority makes the following
representations:
(a) It is a joint powers authority, duly organized and existing under the Constitution
and laws of the State of California.
(b) It has the power to enter into the transactions contemplated by this Administration
Agreement and to carry out its obligations hereunder and to consummate all other transactions on
its part conterglated herein; and it has duly authorized the execution and delivery of this
Administration Agreement.
(c) The City of San Juan Capistrano is an associate member of the Authority.
2.2. Representations and Warranties of the Borrower. The Borrower makes the
following representations and warranties:
(a) It has power and authority to own its properties and carry on its business as flow
being conducted, and is duly qualified to do such business wherever such qualification is
required, including the State of California.
(b) It has the power to execute and deliver this Administration Agreement and to
carry out the transactions on its part contemplated hereby; and it has duly authorized the
execution, delivery and performance of this Administration Agreement.
RVPUB\FBAUM\709452.1
(c) The Oversight Agent is independent from and not under the control of the
Borrower, does not have any substantial interest, direct or indirect, in the Borrower, and is not an
officer or employee of the Borrower.
2.3. Representations and Warranties of the Oversight Agent. The Oversight Agent
makes the following representations and warranties:
(a) It is a corporation duly organized, validly existing and in good standing under the
laws of the State of California and has the power and authority to carry on its business as now
being conducted.
(b) It has the power to execute and deliver this Administration Agreement and to
carry out the transactions on its part contemplated hereby; and it has duly authorized the
execution, delivery and performance of this Administration Agreement.
(c) It is independent from and not under the control of the Borrower, does not have
any substantial interest, direct or indirect, in the Borrower, and is not an officer or employee of
the Borrower.
(d) It has received copies of the Indenture, the Loan Agreement, the Regulatory
Agreement and the Supplemental Regulatory Agreement, and it is familiar with the terms and
conditions thereof as the same relate to the Code and the Act.
ARTICLE III
DUTIES AND COMPENSATION OF THE OVERSIGHT AGENT
3.1. Duties of Oversight Agent. Wolf & Company, Inc., is the initial Oversight Agent
hereunder. This Section 3.1 applies to Wolf & Company, Inc., as Oversight Agent and to any
successor Oversight Agent. In its capacity as Oversight Agent hereunder, for and on behalf of
the Authority, the Oversight Agent will perform the following duties in a careful and timely
manner, to the highest standards of its profession:
(a) It will be familiar with and will give written notice to the Authority, the City, the
Trustee and the Borrower within ten days of the publication by the Department of Housing and
Urban Development of any change in:
(i) The Median Income for the Area; and
(ii) The maximum income at which households consisting of various numbers
of persons may be determined to be Qualified Residents under the terms of the
Regulatory Agreement and the Supplemental Regulatory Agreement; and
(iii) The maximum allowable rents under each applicable provision of Section
4 of the Regulatory Agreement and Section 4 of the Supplemental Regulatory
Agreement; and
(iv) The maximum income at which households consisting of various numbers
of persons may be determined to be Very Low Income Residents or Lower Income
RVPUB\FBAUM\709452.1 3
Residents, under the terms of the Regulatory Agreement and the Supplemental
Regulatory Agreement.
(b) Promptly following its receipt thereof, it will review the Income Certifications,
Certificates of Continuing Program Compliance, and all other reports and certificates furnished
to it pursuant to the Regulatory Agreement and the Supplemental Regulatory Agreement in order
to determine that each such document is complete and to verify the internal accuracy of the
calculations, and conclusions with respect to such calculations, set forth therein, including the
conclusion that the Qualified Spaces have been rented as specified by the terms of the
Regulatory Agreement and the Supplemental Regulatory Agreement; and it will maintain such
documents on file and open to the inspection by the Authority, the City, the Trustee and the
Borrower during the term of the Regulatory Agreement and the Supplemental Regulatory
Agreement.
(c) Promptly upon receipt, it will review the form of application and lease with
respect to the Qualified Spaces to verify compliance with the provisions of the Regulatory
Agreement and the Supplemental Regulatory Agreement.
(d) Promptly upon determining that any report or certificate submitted to it pursuant
to the Regulatory Agreement and the Supplemental Regulatory Agreement is inaccurate or
incomplete the Oversight Agent shall:
(i) If the inaccuracy or lack of completeness does not cause the Project to
cease to meet the qualifications set forth in Section 3 or 4 of the Regulatory Agreement,
give notice of such inaccuracy or lack of completeness to the Borrower and direct the
Borrower to correct or complete the same, as the case may be, within a 30 -day period,
subject to extension in the sole discretion of the Oversight Agent;
(ii) If the inaccuracy or lack of completeness is not corrected within thirty (30)
days or if the inaccuracy or lack of completeness causes the Project to cease to meet the
qualification set forth in Section 3 or 4 of the Regulatory Agreement immediately give
written notice of said fact to the Authority, the Trustee and the Borrower; and
(iii) If the inaccuracy or lack of completeness does not cause the Project to
meet the requirements of Section 4 of the Supplemental Regulatory Agreement, give
notice of such inaccuracy or lack of completeness to the Borrower and the City and direct
the Borrower to correct and complete the same, as the case may be, within a 30 -day
period, subject to extension in the sole discretion of the Oversight Agent.
(e) (i) In the event that the Borrower fails to file with the Oversight Agent any report,
certification (including, in particular, the certification to the Secretary of the Treasury required
by Section 4(e) of the Regulatory Agreement) or other document required pursuant to the
Regulatory Agreement within the time set forth in the Regulatory Agreement as applicable, the
Oversight Agent shall immediately give written notice of that fact to the Authority, the Trustee,
the City and the Borrower.
(ii) In the event that the Borrower fails to file with the Oversight Agent any
report, certification or other document required pursuant to the Supplemental Regulatory
RVPUB\FBAUM\709452.1 4
Agreement within the time set forth in the Supplemental Regulatory Agreement, as
applicable, the Oversight Agent shall immediately give written notice of that fact to the
City and the Borrower.
(f) On behalf of the Authority and the City, the Oversight Agent shall, at least
annually and whenever requested by the Authority, audit the survey of the tenants of the
Qualified Spaces with respect to income levels, household sizes and such other information as
the Authority may specify, and all as further required under Section 4 of the Regulatory
Agreement and Section 4 of the Supplemental Regulatory Agreement. Based on such
information, the Authority shall determine compliance with the affordability requirements under
the Act and the Code. In the event of any noncompliance the Oversight Agent shall notify the
Authority and the City as to the nature and extent of the noncompliance and the Oversight Agent
shall suggest alternatives for bringing the Qualified Spaces into compliance.
(g) The Oversight Agent will perform on a timely basis all duties ascribed to the
Oversight Agent in the Indenture, the Loan Agreement, the Regulatory Agreement and the
Supplemental Regulatory Agreement, including without limitation the following: (i) annual
review of the Borrower's financial statements, (ii) review the coverage calculation for release of
surplus cashflow and report comments to the Borrower, the Authority and the City, (iii) review
the final budget and forward comments to the Borrower, the Authority, (iv) physical inspection
of the Project on a quarterly basis, including examination of the infrastructure, the clubhouse,
and any other common areas, and (v) monthly confirmation report to the Authority, the City and
any Bondholder requesting such information that the Trustee has received the monthly deposit in
accordance with the approved budget and, in the event that the Trustee has not, to take such
further steps as required by the Loan Agreement.
3.3. Compensatio . For its services as the Oversight Agent, Wolf & Company, InL
shall be paid $_ at Bond Closing, and thereafter an annual fee of $ payable by the
Borrower in equal quarterly installments commencing 15, 2007, as set forth in the
Indenture. The fee of the Oversight Agent shall be paid to the Oversight Agent by the Trustee
upon receipt by the Trustee of an invoice from the Oversight Agent. If the Oversight Agent
provides services outside the scope of this Agreement, as requested in writing by the Authority,
the compensation shall be paid at the then prevailing fee schedule of the Oversight Agent.
ARTICLE fV
TERM
4.1. Term of Agreement. Unless sooner terminated pursuant to the provisions of
Sections 4.2 and 4.3 hereof, this Administration Agreement shall remain in full force and effect
for the term of the Regulatory Agreement.
4.2. Termination. At its sole discretion, the Authority may terminate this
Administration Agreement upon giving the Oversight Agent and the Borrower thirty (30) days
written notice of its intention to do so. This Administration Agreement may be terminated in
whole or in part only as to the services described in Section 3.1, whereupon a partial fee for the
services not terminated will be agreed upon by the parties and memorialized in an amendment
hereto.
RVP1 IB\FBAUM\709452.1 5
4.3. Resignation of Oversight Age . With the written consent of the Authority, the
Oversight Agent may resign from its position and terminate this Administration Agreement by
giving the other parties hereto thirty (30) days written notice of its intention to do so.
4.4 Termination With Respect to Supplemental Regulatory Agreement. At its sole
discretion, the City may terminate this Administration Agreement with respect to the
Supplemental Regulatory Agreement upon giving the Oversight Agent and the Borrower thirty
(30) days written notice of its intention to do so.
ARTICLE V
MISCELLANEOUS PROVISIONS
5.1. Execution in Counterparts. This Administration Agreement may be executed in
any number of counterparts, each of which shall be deemed to be an original, and such
counterparts shall constitute but one and the same instrument.
5.2. Business Days. If any action is required to be taken hereunder on a date which
falls on other than a Business Day, such action shall be taken on the next succeeding Business
Day.
5.3. Governing Law. This Administration Agreement shall be construed in
accordance with the laws of the State of California and the obligations, rights and remedies of
the parties hereunder shall be determined in accordance with such laws.
5.4. Notices. All notices, certificates or other communications hereunder shall be
sufficiently given and shall be deemed given when delivered or mailed by registered mail,
postage prepaid, addressed to the appropriate Notice Address set forth in the Regulatory
Agreement and the Supplemental Regulatory Agreement. The Notice Address of the Oversight
Agent is: Wolf & Company Inc., 5 Pembroke Lane, Laguna Niguel, California 92677, Attention:
Wesley R. Wolf.
RVPUB\FBAUM\709452.1 6
IN WITNESS WHEREOF, the parties hereto have caused this Administration Agreement
to be executed on their behalf by their duly authorized representatives, all as of the date
hereinabove written.
INDEPENDENT CITIES LEASE FINANCE
AUTHORITY
M
President
CITY OF SAN JUAN CAPISTRANO
M -
MILLENNIUM HOUSING CORPORATION,
a Califon-tia nonprofit public benefit corporation
ME
President
WOLF & COMPANY INC., as Oversight Agent
Un
Authorized Signatory
RVPUB\FBAUM\709452.1 7
AFFIDAVIT OF PUBLICATION
STATE OF CALIFORNIA, )
) Ss.
County of Orange
I am a citizen of the United States and a resident
of the County aforesaid; I am over the age of
eighteen years, and not a party to or interested
in the above entitled matter. I am the principal
clerk of the Capistrano Valley News , a
newspaper that has been adjudged to be a
newspaper of general circulation by the Superior
Court of the County of Orange, State of
California, on June 7,1984, Case No. A-122949
in and for the City of San Juan Capistrano,
County of Orange, State of California; that the
notice, of which the annexed is a true printed
copy, has been published in each regular and
entire issue of said newspaper and not in any
supplement thereof on the following dates, to
wit:
April 13, 2006
"I certify (or declare) under the penalty of
perjury under the laws of the State of California
that the foregoing is true and correct":
Executed at Santa Ana, Orange County,
California, on
Date: April 13, 2006
Signature
Capistrano Valley News
625 N. Grand Ave.
Santa Ana, CA 92701
(714) 796-2209
PROOXegU111, CATION
R h VE8
100h MAY I I P 2: 24
CITY CL.Llki�
SAN JUAN CAPISTRANO
Proof of Publication of
NOTI E OF
cl
PUBLIC HEARING
CITY OF SAN JUAN
CAPISTRANO
NOTICE IS HEREBY GIVEN, Mat on Me 2rd day
of %, 2006, at TOD RK in the City Council Chain,
bar. 3 400 Passe Adelaide, San Juan Ca
pistrano. Cal
ffornia, the City Council will hold a public hearing on
the fallowing:
CONSIDIERAT ON OF THE ISSUANCE OF
a
MOBIUHOME PARK RIEVENUE BONDS BY
THE INDEPENDENT CMES LEASE FINANCE
AUTHORITY TO FLMMCE THE SAN JUAN MO-
BILE ESTATES PROJECT
IMILLENNIUM HOUSING CORPORATION)
Punsuarm to Section Will of Me laternal Retmuo
Code of 1996, as amended the City Council will bear
and consitler inkinhation conceming the proposed is -
stashes by Me Independent Chas Lowe Finance Au-
thorty Ohe 'Auftionty') of its mobileame park rme-
nue bonds in one or more sense in Me a Is prin-
c=l mount of approximaj, $43,0890 (Me
�IhoriW Bands-� pursuant to Initials, 8 of Pan 5 of
lvisloa 1 of the aidomia Health and Safety Code.
The proceeds from the salle of such Authority Bonds,
If any we isued. we Intended to be used W finance
the acquisition and veneration of , 312 -unit
mothilahme park known as San Juan Mobile Estates
labeled at 32302 Alto. Susan, San Juan Capsulate,
California 92675 fine 'Pro
'Iel The WDject wit be
owned and operated by Millennium Housing Corpora-
tion, a California non-praflut corporation. Proceeds of
M=rU
a W ��nds we expected to be used W Make
I nhim Housi%Corpowbon, or a suc�
cessor, assign of affiliate weelf, to finance Me
preject
In order W facilitate Me issuance of thisse, bonds the
C
it%mof Sistualuan (riamno will join the Authority ft
6 am r pnor to Me issuance of Me Au -
Monty Bonds.
Zl-h,a =,a2 W W heard In Ia. of, or W=
I be ginin an opportuntly W do
'a ch hearing. Written afornation gratunIng W
thp, awa must be submitted to the City lark % 00
p.m., an Monday, May 1, 2006 at 32,00 Moo
Melanie, San Juan C istrano, CA 92675. adinido-
als desiring to submit"Fie written information at the
meeting must orally request such action.
For lumber infomistion you may contact Cia Rus-
sell. Administrative Services �19
15301.
Me,
W R, Monahan
MARGA I, R, MONAHAN. Cl� C1_IERK
Publish Capistrano Valley News
W,l 13,20D6
3-070 702646B
NOTICE OF TRANSMITTAL
CAPISTRANO VALLEY NEWS
Legal Publications
CHARGE TO ACCOUNT NO.
FOR PUBLICATION ON:
DOCUMENT TO BE PUBLISHED:
PROOF OF PUBLICATION
AUTHORIZED BY:
DATE: April 5,
0041125000
THURSDAY, April 13,2006
NOTICE OF PUBLIC HEARING -
Consideration of Issuance of Mobilehome Park
Revenue Bonds by the Independent Cities
Lease Finance Authority to Finance the
Independent Cities Lease Finance Authority to
Finance the San Juan Mobile estates Project
(Millennium Housing Corporation)
Please send to:
City Clerk's Division, City Hall
32400 Paseo Adelanto
San Juan Capistrano, CA 92675
("P) 493-1171
Date of Public Hearing -05/02/06
Date notice published -04/13/06
Date affidavit received
Date notice posted in
designated posting places (3) - 04/13/06
Date notice posted on property - n1a
Date of mailing notice to
interested parties - n/a
Date notice transmitted to
City Manager's Office -4/5/06