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CC 2018-06-26_12b Amendment_Habitat for Humanity Agreement
MEMORANDUM TO: CITY COUNCIL FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: KELLY HEFFERNON, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF SECOND AMENDMENT TO AGREEMENT WITH HABITAT FOR HUMANITY TO CONTRIBUTE UP TO $100,000 OF THE CITY’S IN-LIEU AFFORDABLE HOUSING FUNDS TO COVER CITY TENTATIVE TRACT MAP APPLICATION FEES AND OTHER CITY PERMIT FEES FOR A VERY LOW INCOME HOUSING PROJECT TO SUBDIVIDE A 0.50-ACRE SITE INTO EIGHT (8) LOTS; LOCATION - 184 BRISCO ROAD; APPLICANT - HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) DATE: JUNE 26, 2018 SUMMARY OF ACTION: Consideration of contributing up to $100,000 of the City’s In-Lieu Affordable Housing Funds to cover City Tentative Tract Map application fees and other City permit fees to assist HFHSLOCO to construct a very low income single-family housing project. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: HFHSLOCO is requesting that the City waive the $11,014 application fee for a Tentative Tract Map. This fee amount includes an $835 credit for a Pre-Application that was recently processed for the project. HFHSLOCO also requests that any other City fees be waived. The total amount of other City fees (including building permit and engineering tract map review) is estimated to be $99,760 for the eight (8) units. There would be no impact to the General Fund if the City’s In-Lieu Affordable Housing Fund is used for the cost of the Tentative Tract Map application fee and a portion of other City fees. The City’s In-Lieu Affordable Housing Fund has an approximate fund balance of $638,000. The City has committed $150,000 of that fund balance toward the Courtland Street Apartments complex over the next two (2) years, and $70,000 to the East Grand Avenue Master Plan, providing a fund balance of approximately $418,000. There are no other encumbrances from this fund at this time. RECOMMENDATION: It is recommended the City Council approve a Second Amendment to the Affordable Housing Agreement contributing up to $100,000 of the City’s In-Lieu Affordable Housing Funds to be used to pay City related fees for the 184 Brisco Road project. Item 12.b. - Page 1 CITY COUNCIL CONSIDERATION OF SECOND AMENDMENT TO AGREEMENT WITH HABITAT FOR HUMANITY TO CONTRIBUTE UP TO $100,000 OF THE CITY’S IN-LIEU AFFORDABLE HOUSING FUNDS TO COVER CITY TENTATIVE TRACT MAP APPLICATION FEES AND OTHER CITY PERMIT FEES FOR A VERY LOW INCOME HOUSING PROJECT TO SUBDIVIDE A 0.50-ACRE SITE INTO EIGHT (8) LOTS; LOCATION - 184 BRISCO ROAD; APPLICANT - HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) JUNE 26, 2018 PAGE 2 BACKGROUND: On December 14, 2010, the Redevelopment Agency of the City of Arroyo Grande (“RDA”) approved a Loan and Negotiation Agreement (“Agreement”) with HFHSLOCO to acquire property located at 184 Brisco Road and develop a minimum of seven (7) multi-family owner-occupied low income affordable housing units. The Agreement required the RDA and HFHSLOCO to negotiate an Affordable Housing Agreement to further implement the project. HFHSLOCO successfully acquired the property with use of the funds, and the Affordable Housing Agreement was approved on May 14, 2013. On April 10, 2018 the City Council as Housing Successor to the Dissolved Arroyo Grande RDA approved Amendment No. 1 to the Affordable Housing Agreement to allow a three (3) year time extension to commence the project, or until May 14, 2021. The City started working with HFHSLOCO in 2014 on a conceptual development plan for the 184 Brisco Road property. The design included eight (8) attached single-family homes facing an interior community open space area. The primary issue with this design was providing adequate emergency vehicle access. A Pre-Application for a similar development was submitted in August 2017 that addressed staff concerns, and formal applications for a Tentative Tract Map and Planned Unit Development were submitted on June 5, 2018. ANALYSIS OF ISSUES: HFHSLOCO is a nonprofit agency that seeks to eliminate poverty housing and homelessness and to make decent shelter a matter of conscience and action. Using volunteer labor and tax-deductible donations of money and materials, HFHSLOCO builds and rehabilitates homes with the help of future homeowners, referred to as “Family Partners”. HFHSLOCO incorporates universal design features and includes green/energy efficient features and low water use fixtures into the homes it builds. These features help to keep utility costs down for the homeowners and supports HFHSLOCO’s commitment to green building. HFHSLOCO is requesting that the $11,014 Tentative Tract Map application fee and any other City fees be waived in order to cover the large subsidy that HFHSLOCO must pay to construct the homes. As stated in the attached letter from the applicant, the homes will be sold to very low income persons at a price that ensures the homeowners can afford their monthly mortgage payments (see Attachment 1 for letter). The difference between the cost to build a home and the price that a homeowner can afford to purchase the home averages about $165,000, or over $1,000,000 for the total project. Item 12.b. - Page 2 CITY COUNCIL CONSIDERATION OF SECOND AMENDMENT TO AGREEMENT WITH HABITAT FOR HUMANITY TO CONTRIBUTE UP TO $100,000 OF THE CITY’S IN-LIEU AFFORDABLE HOUSING FUNDS TO COVER CITY TENTATIVE TRACT MAP APPLICATION FEES AND OTHER CITY PERMIT FEES FOR A VERY LOW INCOME HOUSING PROJECT TO SUBDIVIDE A 0.50-ACRE SITE INTO EIGHT (8) LOTS; LOCATION - 184 BRISCO ROAD; APPLICANT - HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) JUNE 26, 2018 PAGE 3 Families eligible to purchase these homes will make between thirty percent (30%) and sixty percent (60%) of the area median income. The provision of very low income units helps the City meet its 2014-2019 Regional Housing Needs Allocation (RHNA) targets of the Housing Element, which are provided in Table 1. Table 1: Regional Housing Needs Allocation (RHNA) RHNA Number Constructed Very Low 60 0 Low 38 9 (second units) Moderate 43 0 Above Moderate 101 88 Total 242 97 To date, HFHSLOCO has completed twenty (20) home preservation projects, revitalized two (2) neighborhoods and has constructed a total of seventeen (17) affordable homes within San Luis Obispo County, including one (1) in Cambria, four (4) in Atascadero, three (3) in Paso Robles, four (4) in Grover Beach, and five (5) in San Luis Obispo. To date, the cities of Paso Robles and San Luis Obispo have waived permit and development impact fees for HFHSLOCO home construction projects. Staff recommends rather than waiving General Fund service fees for the project, that the City Council consider providing additional funding to the project from the In-Lieu Affordable Housing Fund that would be used to pay applicable City related fees for the project. It should be noted that the City provided $260,000 of RDA funding to HFHSLOCO to purchase the property, and the City currently waives all impact fees for low and very low income housing projects, or $92,577 for the pending project (total amount of City subsidy is $352,577, or $44,072 per unit). This is a significant commitment of funding already; however, completion of this project will provide critical affordable housing stock to the community. The estimate for all other required fees is $99,762 for the project, as summarized in Table 2. Given this estimate, staff recommends a maximum additional funding amount of $100,000 for the project (an added $12,500 per unit for a total subsidy of $56,572 per unit) and that the funding is restricted for the purpose of paying City related project fees. Item 12.b. - Page 3 CITY COUNCIL CONSIDERATION OF SECOND AMENDMENT TO AGREEMENT WITH HABITAT FOR HUMANITY TO CONTRIBUTE UP TO $100,000 OF THE CITY’S IN-LIEU AFFORDABLE HOUSING FUNDS TO COVER CITY TENTATIVE TRACT MAP APPLICATION FEES AND OTHER CITY PERMIT FEES FOR A VERY LOW INCOME HOUSING PROJECT TO SUBDIVIDE A 0.50-ACRE SITE INTO EIGHT (8) LOTS; LOCATION - 184 BRISCO ROAD; APPLICANT - HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) JUNE 26, 2018 PAGE 4 Table 2: Permit Fee Estimate Description Amount Plan Check Fee $2,319.17 Inspection Fee $1,853.06 SMIP Residential $9.85 Green Building Fee $6.19 Water Meter (1”) $311.00 Distribution Fee $1,662.00 Water Availability Fee $2,350.00 Facility Fees (90%) $975.60 Facility Fees (10%) $108.40 Hookup Fee $2,475.00 Total Per Unit (Building Fees) $12,070.27 Engineering Tract Map Review (one fee for the 8 units) $3,200 Total for Eight (8) Units $99,762.16 [($12,070.27)(8) + $3,200] A point to consider is the potential precedent that would be set by waiving all City fees for an affordable housing project. The Council might consider limiting fee waivers to non- profit agency housing projects only when all of the units are affordable for people earning sixty percent (60%) or less of the area median income, and when some level of sweat equity by the homebuyer is included. State planning and zoning law requires the In-Lieu Affordable Housing Fund to be used only for the purpose that it was established, which is to support the development of affordable housing. These funds are awarded at the City Council’s sole discretion. Section 16.80.070 of the Arroyo Grande Municipal Code (AGMC) provides that affordable housing in-lieu fees received by the City may be “used solely to increase the supply of affordable housing units. Funds in the affordable housing trust fund may be used to better facilitate the improvement of the City’s affordable housing stock as well as the provision of new affordable units.” The proposed project meets these criteria. Long term affordability of these units is discussed in the Affordable Housing Agreement, included as Attachment 2. ALTERNATIVES: The following alternatives are presented for consideration: 1. Approve the Second Amendment, providing up to $100,000 of In-Lieu Affordable Housing Funds to pay City related service fees. Item 12.b. - Page 4 CITY COUNCIL CONSIDERATION OF SECOND AMENDMENT TO AGREEMENT WITH HABITAT FOR HUMANITY TO CONTRIBUTE UP TO $100,000 OF THE CITY’S IN-LIEU AFFORDABLE HOUSING FUNDS TO COVER CITY TENTATIVE TRACT MAP APPLICATION FEES AND OTHER CITY PERMIT FEES FOR A VERY LOW INCOME HOUSING PROJECT TO SUBDIVIDE A 0.50-ACRE SITE INTO EIGHT (8) LOTS; LOCATION - 184 BRISCO ROAD; APPLICANT - HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) JUNE 26, 2018 PAGE 5 2. Do not approve the Second Amendment; or 3. Provide other direction to staff. ADVANTAGES: Approving the Second Amendment will assist HFHSLOCO to construct a very low income single-family housing project, which will bring the City closer to meeting its RHNA numbers. DISADVANTAGES: Approving the Second Amendment will reduce available funding from the City’s In-Lieu Affordable Housing Fund for future affordable housing projects. ENVIRONMENTAL REVIEW: Not applicable. PUBLIC NOTIFICATION AND COMMENTS: The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. Attachments: 1. Letter from Habitat for Humanity dated June 5, 2018 2. Affordable Housing Agreement Item 12.b. - Page 5 1 AFFORDABLE HOUSING AGREEMENT AMENDMENT NO. 2 This Second Amendment (“Second Amendment”) to Affordable Housing Agreement (“Agreement”) by and between the City of Arroyo Grande solely in its capacity as Housing Successor to the Dissolved Redevelopment Agency of the City of Arroyo Grande (“City”), and Habitat for Humanity for San Luis Obispo County, a California nonprofit public benefit corporation (“Developer”) is made and entered into as of _________________, 2018. The City and Developer are sometimes referred to individually as “Party” and jointly as “Parties.” RECITALS WHEREAS, Developer is a California nonprofit organization that develops homes for low income persons; and WHEREAS, Developer is the owner of that certain unimproved and vacant real property consisting of approximately 21,778 square feet of land area commonly known as 184 Brisco Road, located in the City of Arroyo Grande, County of San Luis Obispo, State of California (the “Site”); and WHEREAS, City and Developer entered into an Affordable Housing Agreement, under which Developer is to construct a minimum of seven multi-family owner occupied low income affordable housing units (the “Project”) on the Site; and WHEREAS, City and Developer entered into an Amendment No. 1 to the Agreement on April 10, 2018, in order to extend the time for performance by three years to allow Developer to first complete an affordable housing project in Paso Robles that is under construction; and WHEREAS, the Agreement provides that Developer shall be responsible for all costs of developing the Project, including predevelopment costs incurred for items such as planning, design, engineering and all development and building fees; and WHEREAS, Developer has requested the city waive the Tentative Tract Map application fee and all other City permit fees; and WHEREAS, rather than waiving the requested fees, City is amenable to contributing up to $100,000 of In-Lieu Affordable Housing Funds towards the cost of City application and other City permit fees. NOW, THEREFORE, in consideration of the mutual covenants and conditions set forth herein, the Parties agree as follows: 1. The above recitals are true and correct and incorporated herein by this reference. 2. Section 2.6 of the Agreement is amended to read in its entirety as follows: Item 12.b. - Page 6 2 “2.6 Developer Responsible for Cost of Development. Developer shall be responsible for all costs of developing the Project, including but not limited to predevelopment costs incurred for items such as planning, design, engineering, and environmental remediation; all development and building fees; with the exception of up to $100,000 of In-Lieu Affordable Housing Funds, which will be contributed by the City to pay City application and other City permit fees. Developer is also responsible for the costs incurred to demolish and clear any existing improvements, furnishings, fixtures, and equipment from the Site requiring removal; relocation expenses payable to any occupants of the Site; costs for insurance and bonds (as required); costs for financing; all on-site construction costs; costs for any necessary public improvements; and Developer’s legal fees.” 3. The Parties agree that except as modified herein, all other terms and conditions of the Affordable Housing Agreement shall remain in full force and effect. IN WITNESS WHEREOF, this Second Amendment has been duly executed by the undersigned as of the date first written above. “City” City of Arroyo Grande as Housing Successor to the Dissolved Redevelopment Agency of the City of Arroyo Grande By: Jim Hill, Mayor “Developer” Habitat for Humanity for San Luis Obispo County By: Its: Attest: Kelly Wetmore, City Clerk Approved as to Form: Heather K. Whitham, City Attorney Item 12.b. - Page 7 l "' ~,, Habitat Jim Bergman City Manager for Humanity@ for San Luis Obisrw County City of Arroyo Grande 300 E. Branch St. Arroyo Grande, CA 93420 Dear Mr. Bergman, June 5, 2018 ATTACHMENT 1 Building Homes. Building Communities. Building Hope. On behalf of the Board of Directors and staff for Habitat for Humanity for San Luis Obispo County, we are requesting a waiver of the fee for our application for review of our plans for our 8 house project at 184 Brisco Rd. in Arroyo Grande. The homes that will be built on B~isco Rd. will be sold to very low income individuals who are not considered as viabie purchasers for homes in our Cqunty. The families who apply to purchase one of our homes must have incomes between 30% and 60% of the median income for the County. The homes are sold for $120,000 to $150,000 each to ensure that the homeowners can afford their monthly mortgage payments. The homes are affordable housing in the truest sense. Because it is Habitat's policy to sell only to persons who fall within the designated income range and to sell the homes at a price that the homeowners can afford, Habitat on average subsidizes $165,000 of the total cost of property acquisition and construction of the homes. As a result, we look to partner with the jurisdictions where we build our homes by reducing the costs of building the homes through a waiver of fees. Recently Paso Robles not only waived all permit fees, but also all community impact fees with the exception of water and sewer. Their generosity has resulted in a savings of $50,000 per house for a 9 house build, for a total savings of $450,000. The City of San Luis Obispo has also supported us by paying the permit fees for our projects from their affordable housing fund. We are hoping to establish a similar partnership with the City of Arroyo Grande, and are respectfully requesting that the permit and other fees for our affordable housing project on Brisco Rd. be waived. Habitat's way of building and its housing program is unique in its approach and implementation from other housing programs. We serve only very low income people who deserve to have a safe and decent home, but who are often forgotten or not considered for homeownership. Our mission is to build homes, communities arid home. We hope that you will help us to do so with your support of a fee waiver. We hope to meet with you soon to discuss Habitat, our homeownership program, and our Brisco Rd. project in the nea·r future. in partnership, ~ . i) r ~9'\-~0 ~.Ogden Chief Executive Officer 189 Cross Street o San Luis Obispo~ CA O 93401 ~ PO Box 613" San Luis Obispo• CA• 93406 Phone: 805.782.0687 • Fax: 805.782.0687 • w,-v-w.hthsloco.org., info@hfhsloco.org Item 12.b. - Page 8 AFFORDABLE HOUSING AGREEMENT AMENDMENT NO. 1 This First Amendment ("First Amendment") to Affordable Housing Agreement Agreement") by and between the CITY OF ARROYO GRANDE SOLELY IN ITS CAPACITY AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE ("City"), and HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation ("Developer") is made and entered into this 10th day of April, 2018. The City and Developer are sometimes referred to'herein as the "Parties". RECITALS WHEREAS, DEVELOPER is a California nonprofit organization that develops homes for low income persons; and WHEREAS, DEVELOPER is the owner of that certain unimproved and vacant real property consisting of approximately 21,778 square feet of land area commonly known as 184 Brisco Road, located in the City of Arroyo Grande, County of San Luis Obispo, State of California (the "Site"); and WHEREAS, CITY and DEVELOPER entered into an Affordable Housing Agreement, under which DEVELOPER was to commence construction of a minimum of seven (7) multi-family owner occupied low income affordable housing units (the "Project") on the Site no later than five (5) years from the Effective Date of the Agreement, which was defined to be the date inserted in the preamble in the Agreement, May 14, 2013; and WHEREAS, DEVELOPER has requested that the time for performance be extended by three (3) years to allow DEVELOPER to first complete an affordable housing project in Paso Robles that is under construction. NOW, THEREFORE, in consideration of the mutual covenants and conditions set forth herein, the Parties agree as follows: 1. Amendment of Affordable Housing Agreement. The Parties agree that Section 2.2 (Development Approvals), Section 2.3 (Schedule of Performance) and Attachment No. 2 (Schedule of Performance) of the Affordable Housing Agreement shall be amended to allow for the Project to be commenced by the date that is no later than eight (8) years after the Effective Date. 2. Terms. The Parties agree that except as modified herein, all other terms and conditions of the Affordable Housing agreement shall remain in full force and effect. Item 12.b. - Page 9 ATTACHMENT 2 IN WITNESS WHEREOF, this Agreement has been duly executed by the undersigned as of the date first written above. CITY" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE By:r Jim ill, Mayor ATTEST: Kelly et/ore, City Clerk APPROVED AS TO FORM: H ather K. Whitham DEVELOPER" HABATAT FOR HUMANITY FOR SAN LUIS OBISPO COUN nn , By: 0 Its: ax\ EiCe0 Ve DC•CiCtr Item 12.b. - Page 10 AFFORDABLE HOUSING AGREEMENT by and between CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY and HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit corporation 394/024600-0013 1160644.9 405/08/13 Item 12.b. - Page 11 TABLE OF CONTENTS Page 1.DEFINITIONS 2 2.DEVELOPMENT OF THE PROJECT 4 2.1 Scope of Development 4 2.2 Development Approvals 4 2.3 Schedule of Performance 4 2.4 Compliance with Permits and Laws 5 2.5 Right of Access 6 2. 6 Developer Responsible for Cost of Development 6 2.7 Relocation 6 3.FINANCING 6 3.1 Modification of Agency Loan 6 3.1. 1 Modification of Loan Repayment Terms 6 3.1.2 Acceleration of Agency Loan if Project Conditions not Satisfied 6 3.1.3 Execution and Delivery of Documents 7 3.1.4 Condition Precedent; City Tide Policy 7 3.2 Developer's Evidence of Financial Capability 7 3.3 Additional Financing 8 3.3.1 Permitted Encumbrances 8 3.3.2 Efforts to Obtain Funding 8 3. 3.3 Notice of Default to Lender; Right to Cure 8 3.4 Subordination 8 4.USE OF SITE; SALE OF HOMES TO QUALIFIED HOMEBUYERS 8 4.1 Permitted Use 8 4.2 Sale of Homes to Qualified Homebuyers 8 4.2.1 Sale to Qualified Homebuyers 9 4.2.2 Permitted Sale Price 9 4.2.3 Qualified Homebuyer Defined 9 4.2.4 Verification of Qualified Homebuyer Status 9 4.2.5 Qualified Homebuyer Documents 9 4.3 Non-Discrimination 10 5.INSURANCE AND INDEMNITY 11 5.1 Insurance 11 5.1.1 Liability 11 5.1.2 Auto 11 5.1.3 All-Risk 11 5.2 Indemnity 12 6.DEFAULTS AND REMEDIES 12 6.1 Default 12 6.2 Remedies; Institution of Legal Actions 14 394/024600-0013 1160644.9 405/03/13 1-Item 12.b. - Page 12 Page 6.3 Rights and Remedies are Cumulative 14 6.4 Inaction Not a Waiver of Default 14 7.REPRESENTATIONS AND WARRANTIES 15 8.GENERAL PROVISIONS 16 8.1 Notices 16 8.2 Enforced Delay; Extension of Times of Performance 16 8.3 Prohibition Against Assignment and Transfer 17 8.4 Non-Liability of City Officials and Employees 17 8.5 Relationship Between City and Developer 17 8.6 City Approvals and Actions 17 8.7 Attorneys' Fees 17 8.8 Covenants Running with the Land 18 8.9 Third Party Beneficiaries; City Right to Assign 18 8.10 Entire Agreement and Amendments 18 8.11 Interpretation; Governing Law 18 8. 12 Severability 18 8.13 Execution in Counterpart 19 8.14 Attachments 19 ATTACHMENTS 1 Legal Description of Site 2 Schedule of Performance 3 Modification to Promissory Note Secured by Deed of Trust 4 Modification to Deed of Trust 5 Memorandum of Affordable Housing Agreement 6 Form of City Homebuyer Documents 6A Regulatory Agreement and Declaration of Covenants and Restrictions and Option to Purchase 6B Notice of Affordability Restrictions on Transfer of Property 394/024600.0013 1160644.9 a05/08/13 rl-Item 12.b. - Page 13 AFFORDABLE HOUSING AGREEMENT This AFFORDABLE HOUSING AGREEMENT ("Agreement") is made and entered into on /'nay /y 2013, by and between the CITY OF ARROYO GRANDE SOLELY IN BITS CAPACITY AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE ("City"), and HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation("Developer"). RECITALS A. On or about December 14, 2010, the Redevelopment Agency of the City of Arroyo Grande ("Agency") and Developer entered into that certain Loan and Negotiation Agreement ("Loan Agreement") pursuant to which Agency provided a loan to Developer in the amount of Two Hundred Sixty Thousand Dollars ($260,000.00) for Developer's acquisition of the Site ("Agency Loan"). The Loan Agreement provides for Agency and Developer to negotiate the terms of an agreement (referred to therein as the "Project Agreement") for the development of an affordable housing project on the Site. This Agreement constitutes the Project Agreement. B. The Agency was dissolved as of February 1, 2012, pursuant to the terms of Assembly Bill 26 from the 2011-12 First Extraordinary Session of the California Legislature as modified by the California Supreme Court decision in California Redevelopment Association v. Matosantos (2011) 53 Ca1.4m 231 ("ABal 26"). C. Pursuant to a provision of ABx1 26, at subdivision (a) of Health and Safety Code Section 34176, the City elected to retain the housing assets and functions of the dissolved Agency and pursuant to that section all housing assets and functions of the dissolved Agency were transferred to the City. The City thus is the "housing successor" to the dissolved Agency and in that capacity has the rights, powers, duties, and obligations of the dissolved Agency with respect to the transferred housing assets and functions. The Loan Agreement is a housing asset of the former Agency that was transferred to the City by operation of law. The City, therefore, has the right and obligation to fulfill the obligations of the Agency under the Loan Agreement and the power and authority to enter into this Agreement. D. Developer is a California nonprofit organization that develops homes for low income persons. E. Developer is the owner of that certain unimproved and vacant real property consisting of approximately 21,778 square feet of land area commonly known as 184 Brisco Road, located in the City of Arroyo Grande, County of San Luis Obispo, State of California, more particularly described in the legal description attached hereto as Attachment No. 1 ("Site"). Developer desires to develop on the Site a minimum of seven (7) detached or attached single family homes and related improvements as more fully described herein ("Project"). F.In consideration of Agency's provision of the Agency Loan to Developer for the Project, all of the homes developed on the Site will be restricted as affordable ownership units 394/024600-0013 1160644.9 a05/08/13 1-Item 12.b. - Page 14 for occupancy by, and resale to, low income households at a restricted resale price, for a term of forty-five (45) years. COVENANTS Based upon the foregoing Recitals and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, City and Developer hereby agree as follows: 1.DEFINITIONS. The following terms as used in this Agreement shall have the meanings given below unless expressly provided to the contrary: Affordable Purchase Price" shall have the meaning ascribed in Section 4.2.2 of this Agreement. Agency" shall mean the former Arroyo Grande Redevelopment Agency, a public body, corporate and politic, which was dissolved by the State of California pursuant to Assembly Bill 26 from the 2011-2012 First Extraordinary Session of the California Legislature, and signed in to law on, and effective immediately on, June 28, 2011. Agency Deed of Trust" shall mean the Deed of Trust securing repayment of the Agency Loan entered into by Developer and recorded against the Site in the Official Records of San Luis Obispo County on December 29, 2010, as Instrument No. 2010066720. Agreement" shall mean this Affordable Housing Agreement between City and Developer, including all exhibits and other documents attached hereto. City" shall mean the City of Arroyo Grande, a municipal corporation, in its capacity as the housing successor to the dissolved Redevelopment Agency of the City of Arroyo Grande pursuant to Health and Safety Code Section 34176(a). City Deed of Trust Modification" shall mean the Modification to Deed of Trust in the form attached hereto as Attachment No. 4, which modifies the Agency Deed of Trust. City Homebuyer Documents" shall mean, as to each Home, the Regulatory Agreement, and the Notice of Affordability Restrictions on Transfer of Property in the form attached hereto as Attachment No. 6A and Attachment No. 6B. Agency Loan" shall mean the loan provided by Agency to Developer under the Loan Agreement for the acquisition of the Site in the amount of Two Hundred Sixty Thousand Dollars 260,000.00). Agency Note" shall mean the Promissory Note Secured by Deed of Trust dated and executed by Developer pursuant to the Loan Agreement, which sets for the terms for Developer's repayment of the Agency Loan to Agency. 394/024600.0013 1160644.9 405/08/13 2-Item 12.b. - Page 15 City Note Modification" shall mean the Modification to Promissory Note Secured by Deed of Trust in the form attached hereto as Attachment No. 3, which modifies the payment terms under the Agency Note. Conveyance Conditions" shall mean the conditions that are to be satisfied for the conveyance of a Home by Developer to a Qualified Homebuyer, as set forth in Section 4.2.1 of this Agreement. Developer" shall mean Habitat for Humanity for San Luis Obispo County, a California nonprofit corporation. The term "Developer" includes any legally permissible assignee or successor to the rights, powers, and responsibilities of Developer hereunder, in accordance with Section 8.5 of this Agreement. Effective Date" shall mean the date this Agreement is approved by City, which date shall be inserted in the preamble to this Agreement. Home" shall mean each of the residential detached homes to be developed on the Site. Loan Agreement" shall mean that certain Loan and Negotiation Agreement between Agency and Developer dated December 14, 2010. Median Income" shall mean the median household income for the County of San Luis Obispo, as published periodically by the State of California Department of Housing and Community Development. Permitted Encumbrances" shall have the meaning ascribed in Section 3.3.1 of this Agreement. Project" shall mean the grading of the Site and the development on the Site of approximately seven Homes with landscaping, parking, and related improvements, and all other on-site and off-site improvements required for development, with all improvements to be consistent in all material respects with the development and building plans and permits to be approved by City. The exact number of Homes to be developed on the Site shall be as approved by City. In the event of any inconsistency between the description of the Project in this Agreement and the approved plans and permits,the approved plans and permits shall govern. Project Conditions" shall have the meaning ascribed in Section 3.1.2 of this Agreement. Qualified Homebuyer" shall have the meaning ascribed in Section 4.2.3 of this Agreement. Ready To Build Condition" shall mean the Site is ready for construction of the Homes, with all site improvements completed pursuant to the final plans (defined in Section 2.2 above), including without limitation, each individual pad graded in accordance with the final plans, and the streets, curbs, gutters, sidewalks, streetlights and street signs which serve the Project, the underground improvements associated therewith (including water, electric, gas and sewer mains, laterals thereto, and connections to each pad within the Project) and conduit for utilities and all other improvements (whether on-site or off-site) required by the City, in order to obtain building permits for the construction of the Homes. 394/024600.0013 11606449 a05/08/13 3-Item 12.b. - Page 16 Regulatory Agreement" shall mean the Regulatory Agreement and Declaration of Covenants and Restrictions in the form attached hereto as Attachment No. 6A. - A separate Regulatory Agreement will be recorded against each Home and entered into by and among City, Developer and the initial Qualified Homebuyer for the Home. Schedule of Performance" shall mean that certain Schedule of Performance attached hereto as Attachment No. 2 setting out the dates and/or time periods by which certain obligations set forth in this Agreement must be performed. Site" shall mean that certain real property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, more particularly described in the legal description attached hereto as Attachment No. 1. 2.DEVELOPMENT OF THE PROJECT. 2.1 Scope of Development. Developer shall develop the Project on the Site in strict accordance with=this Agreement and the applications, permits, plans and drawings submitted by Developer and approved by City as set forth herein (provided, however, that nothing herein shall represent, warrant, or guarantee that City shall approve any of such applications, permits, plans, drawings, or other documents or submittals). If Developer desires to make any change in any development or building plans after the same have been approved, the proposed change shall be submitted to City for approval. 2.2 Development Approvals. Within such time as will allow for the Project to be commenced by the date that is five (5) years after the Effective Date, Developer shall submit all applications and materials pertaining to the Project as required by City ordinances, rules, and regulations to obtain a Planned Unit Development permit for the Project, and shall submit to City for review and approval a complete set of final construction drawings, plans and specifications for the Project ("final plans"), in conformity with the requirements set forth in this Agreement. The final plans shall contain all information required to obtain all necessary grading and building permits required for the Project. The parties shall exercise reasonable diligence to process the final plans so that they can be approved within ninety (90) days after a complete submittal. In the event City requires modifications to the final plans, Developer shall promptly revise or correct the final plans as necessary to conform to City requirements and resubmit to City. Once approved, no changes to the final plans shall be permitted without the prior written approval of City. Within the same time as the submittal of the final plans, Developer shall submit all applications and other documents required to obtain any additional permits and entitlements required by City and any other governmental agency having jurisdiction over the Site and the Project, and shall secure or cause to be secured such permits and approvals prior to commencement of construction of the Project. 2.3 Schedule of Performance. Developer shall commence construction of the Project no later than the date that is five (5) years after the Effective Date. Once development of the Project has commenced ("Project Commencement Date"), Developer shall cause the Site to be in Ready To Build Condition no later than the date that is five (5) years from the Project Commencement Date. Once the Site is in Ready to Build Condition, Developer shall complete construction of all of the Homes within the Project no later than the date that is five (5) years after the date the Site becomes in Ready to Build Condition. Additionally, once development of 394/024600-0013 1160644.9 a05/08113 4-Item 12.b. - Page 17 an individual Home is commenced, it shall be continuously and diligently pursued to completion and shall not be abandoned for more than forty-five (45) consecutive days. During the course of construction and at such times as requested by City, Developer shall keep City informed of the progress of construction, which progress reports shall be in writing upon City's request. The City Manager shall have the right to approve the development of the Project in phases and to enter into any necessary amendments to this Agreement to reflect any such phasing schedule. 2.4 Compliance with Permits and Laws. Developer shall carry out the design, construction and operation of the Project in conformity with all applicable federal, state, and local laws, including the City zoning and development standards, building, plumbing, mechanical and electrical codes, and all other applicable provisions of the Arroyo Grande Municipal Code, all applicable disabled and handicapped access requirements, and all environmental mitigation measures imposed as conditions of approval of the Project. In addition, Developer shall carry out the construction of the Project and the development of the Site in conformity with all applicable federal and state labor laws (including, without limitation, if applicable, the requirement under California law to pay prevailing wages and hire apprentices). Developer shall be solely responsible for determining and effectuating compliance with such laws, and City makes no representation as to the applicability or non-applicability of any of such laws to the construction of the Project or any part thereof. Developer hereby expressly acknowledges and agrees that the Agency did not previously affirmatively represent, and that the City has previously or in this Agreement affirmatively represent, to Developer or its contractor(s) for the construction or development of the Project, in writing or otherwise, in a call for bids or otherwise, that the work to be covered by this Agreement is not a "public work," as defined in Section 1720 of the Labor Code. Developer hereby agrees that Developer shall have the obligation to provide any and all disclosures or identifications required by Labor Code Section 1781, as the same may be amended from time to time, or any other similar law. Developer shall indemnify, protect, defend, and hold harmless the City and its officers, employees, contractors and agents, with counsel reasonably acceptable to City, from and against any and all loss, liability, damage, claim, cost, expense and/or "increased costs" (including reasonable attorney fees, court and litigation costs, and fees of expert witnesses) which, in connection with the development, or construction (as defined by applicable law) of the Project, including, without limitation, any and all public works (as defined by applicable law), results or arises in any way from any of the following: (a) the noncompliance by Developer of any applicable local, state and/or federal law, including, without limitation, any applicable federal and/or state labor laws including, without limitation, if applicable, the requirement to pay state prevailing wages and hire apprentices); (b) the implementation of Section 1781 of the Labor Code, as the same may be amended from time to time, or any other similar law; and/or (c) failure by Developer to provide any required disclosure or identification as required by Labor Code Section 1781, as the same may be amended from time to time, or any other similar law. It is agreed by the parties that, in connection with the development and construction (as defined by applicable law) of the Project, including, without limitation, any and all public works (as defined by applicable law), Developer shall bear all risks of payment or non-payment of prevailing wages under California law and/or the implementation of Labor Code Section 1781, as the same may be amended from time to time, and/or any other similar law. "Increased costs," as used in this Section 2.4 shall have the meaning ascribed to it in Labor Code Section 1781, as the same may be amended from time to time. The foregoing indemnity shall survive termination of this Agreement and shall continue after completion of the construction and development of the Project by Developer. Developer certifies that the Project is a self-help housing project in which no fewer than 500 hours of 394/024600.0013 1160644.9 4/05/08/13 5-Item 12.b. - Page 18 construction work associated with the Homes are to be performed by the homebuyers. 2.5 Right of Access. City and its officers, officials, employees, agents and representatives shall have the right of access to the Site, without charges or fees, for the purposes of this Agreement, including but not limited to, the inspection of the work being performed in constructing the Project, so long as City representatives comply with all safety rules and do not interfere with, delay or interrupt Developer's construction activities. It is understood that City does not by this right of access assume any responsibility or liability for a negligent inspection or failure to inspect. This right of inspection set forth herein is in addition to any rights City has independent of this Agreement in its capacity as a regulatory agency. 2.6 Developer Responsible for Cost of Development. Developer shall be responsible for all costs of developing the Project, including but not limited to predevelopment costs incurred for items such as planning, design, engineering, and environmental remediation; all development and building fees; the cost incurred to demolish and clear any existing improvements, furnishings, fixtures, and equipment from the Site requiring removal; relocation expenses payable to any occupants of the Site; costs for insurance and bonds (as required); costs for financing; all on-site construction costs; costs for any necessary public improvements; and Developer's legal fees. 2.7 Relocation. The Developer and City acknowledge that as of the Effective Date, the Site is vacant and to the best of Developer's and City's knowledge, respectively, there are no occupants of, or any persons or entities with rights to occupy, the Site, or any persons or entities with any rights to relocation with respect to the Site. Developer and City shall indemnify, defend, and hold each other harmless from and against any acts or omissions of the indemnifying with respect to any claims, liabilities, damages, or losses (including reasonable attorney's fees, expert witness fees, and litigation and court costs) by tenants or occupants of the Site or any other third parties claiming relocation benefits or assistance or inverse condemnation. 3.FINANCING. 3.1 Modification of Agency Loan. 3.1. 1 Modification of Loan Repayment Terms. Subject to the terms set forth in this Agreement, the parties desire to modify the repayment terms of the Agency Loan on the terms set forth in the City Note Modification. The City Note Modification provides that upon Developer's sale of each Home to a Qualified Homebuyer, a portion of the outstanding principle balance of the Agency Loan will be forgiven and the Agency Deed of Trust will be reconveyed by City with respect to the Home provided the Conveyance Conditions for the Home are satisfied and the Regulatory Agreement for the Home is executed and recorded and Developer is not in default of this Agreement. 3.1.2 Acceleration of Agency Loan if Project Conditions not Satisfied. In addition to the acceleration provisions set forth in the Agency Note as modified by the City Note Modification, City shall have the right by delivery of written notice to Developer, to accelerate repayment of the Agency Loan and terminate this Agreement, if the following conditions collectively, the "Project Conditions") are not satisfied within the time periods set forth in this Agreement, or by the date that is sixty (60) months after the Effective Date if no earlier time 394/024600-0013 1160644.9 405/08/13 6-Item 12.b. - Page 19 period is set forth herein: a) Execution and Delivery of Documents. No later than five (5) days after the Effective Date, Developer shall have executed and delivered to City the documents referred to in Section 3.1.3 of this Agreement. b) Habitat Documents. Within thirty (30) days of City's reciept of the Developer Qualified Homebuyer documents, City shall have approved such documents pursuant to Section 4.2.5 of this Agreement. c) Financial Capability. No later than thirty (30) days prior to the commencement of construction of each Home or phase, as applicable, wihin the Project, City shall have approved Developer's evidence of financial capability to complete such Home or phase, as applicable, in accordance with Section 3.2 of this Agreement. d) Commencement of Construction. Developer shall have timely obtained all approvals, entitlements and permits for the Project and shall have commenced construction of the Project on the Site. e) No Default. Developer shall not be in default of any of its obligations set forth in this Agreement, and there shall be no event which, with the passage of time or the giving of notice, would constitute a default, and all representations and warranties of Developer shall remain true and correct in all material respects. 3.1.3 Execution and Delivery of Documents. No later than five (5) days after the Effective Date, Developer shall deliver to City the following documents: (a) the Modification to Agency Note, executed by Developer; (b) the Modification to Agency Deed of Trust, executed and acknowledged by Developer; and (c) the Memorandum, executed and acknowledged by Developer. Upon such time that Fidelity National Tide Company is irrevocably committed to issuing the endorsement referred to in Section 3.1.4, City shall cause the foregoing documents to be executed by City and shall cause the Memorandum and the Modification to Agency Deed of Trust to be recorded in the Official Records of San Luis Obispo County. 3.1.4 Condition Precedent; City Title Policy. City's agreement to the City Note Modification is subject to Fidelity National Title Company issuing to City an endorsement to Agency's lender's title insurance policy insuring the priority of the Agency Deed of Trust as modified by the City Deed of Trust Modification. Developer shall pay the cost for such endorsement. In the event that such condition is not satisfied within thirty (30) days after the date of this Agreement, City shall have the right to declare this Agreement, the City Note Modification, and the City Deed of Trust Modification to be null and void, in which case the provisions of the Loan Agreement, the original and unmodified Agency Note (and the payment terms thereunder) and the original and unmodified Agency Deed of Trust shall continue to apply. 3.2 Developer's Evidence of Financial Capability. No later than thirty (30) days prior to commencement of construction of each Home within the Project, Developer shall submit to the City Manager evidence reasonably satisfactory to the City Manager that Developer has the financial capability necessary to complete such Home pursuant to this Agreement, or in the event the City Manager has approved the development of the Project in phases, that Developer has the 394/024600-0013 1160644.9 405/08/13 7-Item 12.b. - Page 20 financial capability necessary for the development of such phase of development. In the event of phased development of the Project, Developer shall also submit to the City Manager evidence of financial capability for each phase within thirty (30) days prior to the date of commencement of construction of such phase. 3. 3 Additional Financing. 3. 3.1 Permitted Encumbrances. Mortgages and deeds of trust and any other form of conveyance required for any reasonable method of financing shall be permitted on the terms set forth herein, but only for the purpose of securing loans of funds to be used for the construction and development of the Project ("Permitted Encumbrances"). 3.3.2 Efforts to Obtain Funding. From and after the date of this Agreement, Developer shall exercise diligent efforts to obtain financing for the development of the Project from sources that may include, but are not limited to, SHOP, HOME and CalHome finding. Developer shall keep City informed of Developer's efforts to obtain financing and its progress with respect thereto and shall provide to City such information as reasonably required by City in connection therewith. 3. 3.3 Notice of Default to Lender; Right to Cure. Whenever City shall deliver any notice or demand to Developer with respect to any default by Developer under this Agreement, City shall at the same time deliver a copy of such notice or demand to any lender that has provided City with written request for such notice or demand. The other lenders for the Project shall (insofar as the rights of City are concerned) have the right to cure defaults of Developer under this Agreement, and such cure shall be accepted or rejected on the same basis as if such cure had been tendered by Developer. 3.4 Subordination. The City Manager shall have the authority to execute and deliver subordination agreements as he determines are necessary and commercially reasonable and consistent with the purpose and effect of this Agreement. Nothing herein shall obligate City to subordinate its documents to any other financing; provided, however, City agrees it will subordinate the Agency Deed of Trust to any construction loan financing for the Project obtained by Developer from a third party institutional bank lender that is not related to or affiliated with Developer, pursuant to a subordination agreement that is approved by the City Manager and City's legal counsel. City shall not subordinate any Agency or City documents with respect to the Project or Site to any loan to be obtained by Developer from any affiliate of Developer or related party. City shall not subordinate the Homebuyer Regulatory Agreement to any financing obtained by the Qualified Homebuyers from Developer, any governmental agency, or any party that is not an unrelated institutional bank lender. 4.USE OF SITE; SALE OF HOMES TO QUALIFIED HOMEBUYERS. 4.1 Permitted. Use. Developer hereby covenants, on behalf of itself, and its successors and assigns, which covenants shall run with the land and bind every successor and assign in interest of Developer, that Developer and such successors and assigns shall use the Site solely for the purpose of constructing the Project and selling the Homes to Qualified Homebuyers. 4.2 Sale of Homes to Oualified Homebuyers. 394/024600.0013 1160644.9 605/08/13 8-Item 12.b. - Page 21 4.2.1 Sale to Qualified Homebuvers. Developer shall sell each Home to a Qualified Homebuyer as expeditiously as possible following the completion of the Project. Developer's marketing program for the Homes shall include efforts to market to persons who live and/or work in the City of Arroyo Grande. Developer shall not transfer title to any Home unless and until all of the following conditions are satisfied ("Conveyance Conditions"): (a) a certificate of occupancy has been issued by the City building department for the Home; (b) City has determined the proposed buyer of the Home is a Qualified Homebuyer and the purchase price does not exceed the Affordable Purchase Price; (c) all documents required to be executed by City in connection with the sale of the Home, including the City Homebuyer Documents, have been executed and all recordable documents have been deposited into the escrow for the sale of the Home and are ready to record concurrently with the conveyance of the Home and the partial reconveyance of the Agency Deed of Trust as to the Home; (d) City has approved the financing obtained by the Qualified Homebuyer for the purchase of the Home; and (e) all other conditions and approvals required for the transfer shall have been satisfied or obtained. The procedures for the subsequent sale of the Homes by Qualified Homebuyers shall be as set forth in the Regulatory Agreement. 4.2.2 Permitted Sale Price. The sale price of each Home to be paid by the Qualified Homebuyer for the Home to Developer may not exceed the Affordable Purchase Price for the Home. As used herein, the term "Affordable Purchase Price" shall mean the purchase price for each Home determined in accordance with Developer's House Pricing Policy dated August 13, 2008 and last reviewed and approved by Developer's Board of Directors on October 29, 2008. 4.2.3 Qualified Homebuyer Defined. A "Qualified Homebuyer" is a homebuyer who meets all of the following requirements and eligibility has been verified pursuant to Section 4.2.4: a) Income Qualifications. The household's total combined gross household income does not exceed sixty percent (60%) of Median Income, adjusted for household size. b) No Ownership of Other Property. Ownership of other real property disqualifies an applicant for eligibility to purchase a Home. c) Household Size. The household size of the applicant must not exceed two persons per bedroom, plus one person (e.g., for a Home with three bedrooms the maximum number of persons in the household can be seven persons). d) Legal Residency. The persons in the household must lawfully reside in the United States. 4.2.4 Verification of Qualified Homebuver Status. Developer shall be responsible for the initial determination of a buyer's Qualified Homebuyer status and upon request by City, shall provide information to City to enable City to verify that the proposed buyer is a Qualified Homebuyer, which may include, evidence of income. 4.2.5 Qualified Homebuyer Documents. Developer shall cause each Qualified Homebuyer to execute such documents as required by City, including without limitation the City 394024600.0013 1160644.9 e05108/13 9-Item 12.b. - Page 22 Homebuyer Documents. Developer acknowledges that it shall be a party to the Regulatory Agreement to be recorded against each Home. Developer shall cause any recordable City documents to be recorded against the applicable Home upon the close of escrow for the sale of the Home by Developer to the Qualified Homebuyer. No later sixty (60) days prior to the anticipated close of escrow for the sale of a Home, Developer shall submit to City for review and approval the documents Developer will require the Qualified Homebuyers to enter into, which City shall approve within thirty (30) days receipt of such documents so long as such documents do not conflict with the requirements of this Agreement. 4.3 Non-Discrimination. In addition to any other nondiscrimination provisions applicable to the Site under federal, state or local law, Developer by and for itself and any successor in interest covenants that there shall be no discrimination against, or segregation of, any persons, or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1,subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code in the sale, lease, or rental or in the use, occupancy, or enjoyment of the Site, nor shall Developer itself, or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy of tenants, lessees, subtenants, sublessees, or vendees of the Site or any portion thereof. MI deeds, leases or contracts for the Site entered into by Developer after its acquisition of the Site shall contain or be subject to substantially the following nondiscrimination or nonsegregation clauses: a.In deeds: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises herein conveyed, nor shall the grantee himself or herself, or any person claiming under or through him or her, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the premises herein conveyed. The foregoing covenants shall run with the land." b.In leases: "The lessee herein covenants by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through him or her, and this lease is made and accepted upon and subject to the following conditions: That there shall be no discrimination against or segregation of any person or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the leasing, subleasing, transferring, use, occupancy, tenure, or enjoyment of the premises herein leased nor shall the lessee himself or herself, or any person claiming under or through him or her, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, 394/024600.0013 1160644.9 a05i08/13 10—Item 12.b. - Page 23 number, use, or occupancy, of tenants, lessees, sublessees, subtenants, or vendees in the premises herein leased." c.In contracts relating to the sale, transfer, or leasing of land or any intresest therein: "There shall be no discrimination against or segregation of any person or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, transfer, use, occupancy, tenure, or enjoyment of the land, nor shall the contracting party itself, or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy of tenants, lessees, subtenants, sublessees, or vendees of land. The foregoing provisions shall be binding upon and shall obligate the contracting party or parties and any subcontracting party or parties, or other transferees under the contract." 5.INSURANCE AND INDEMNITY. 5.1 Insurance. Developer shall procure and keep in full force and effect or cause to be procured and kept in full force and effect for the term of this Agreement for the mutual benefit of Developer and City, the following policies of insurance: 5.1.1 Liability. Comprehensive general liability insurance including premises- operations, products/completed operations, broad form property damage, blanket contractual liability, independent contractors, personal injury in a form at least as broad as ISO Form #CG 001 ED. 11/88, with a limit of not less than Two Million Dollars ($2,000,000) combined single limits, per occurrence and aggregate, naming City and its elected and appointed boards, officials, officers, agents employees and volunteers as additional insureds; 5.1.2 Auto. Business automobile liability insurance including coverage for owned, hired and non-owned automobiles in a form at least as broad as ISO Form#CA 000 T ED. 6/92, with a limit of not less than Two Million Dollars ($2,000,000), combined single limits, per occurrence and aggregate, naming City and its elected and appointed boards, officials, officers, agents employees and volunteers as additional insureds; and 5.1.3 MI-Risk. A policy of all-risk property insurance including builder's risk coverage, written on a completed value basis in an amount equal to the full replacement cost of the improvements with coverage available on the so-called non-reporting "all risk" form of policy, including coverage against collapse, fire, and water damage, with such insurance to be in such amounts and form and written by such companies as shall be approved by City , with such policy to name City as a loss payee. All such insurance (a) shall be primary insurance and not contributory with any other insurance City may have; (b) shall contain no special limitations on the scope of protection afforded to City; (c) shall be "date of occurrence" and not " claims made" insurance; (d) shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the limits of the insurer's liability; (e) shall provide that the policy (i) shall not be cancelled by the insurer or Developer unless there is a minimum of twenty (20) days prior 394/024600.0013 1160644.9 405/08/13 1 1-Item 12.b. - Page 24 written notice to City, and (ii) shall not be non-renewed by the insurer or Developer unless there is a minimum of fifteen (15) days prior written notice to City; and (f) shall be written by a California admitted insurer with a Best rating of not less than B+, Class X. Developer shall also furnish or cause to be furnished to City evidence reasonably satisfactory to City that any party with whom Developer has contracted for the performance of any work or activity on the Site carries workers' compensation insurance as required by the State of California Labor Code. Such insurance shall be endorsed to include a waiver of subrogation rights against City and shall provide for notice of cancellation as described in clause (e) above. Such policies shall be written by a California licensed insurer with a Best rating of not less than B+, Class X. Developer shall furnish City with certificates of insurance which bear original signatures of authorized agents and which reflect insurers' names and addresses, policy numbers, coverage, limits, deductibles, and self-insured retentions. In addition, Developer shall provide City with certified copies of all policy endorsements required under this Agreement. City reserves the right to require at any time complete, certified copies of any or all required insurance policies and endorsements. Developer agrees that the provisions of this Section 5.1 shall not be construed as limiting in any way the extent to which Developer may be held responsible for the payment of damages to any persons or property resulting from Developer's activities or the activities of any person or persons for which Developer is otherwise responsible. Developer shall also furnish or cause to be furnished to City evidence reasonably satisfactory to City that Developer's contractors and subcontractors carry workers' compensation insurance as required by law. 5.2 Indemnity. Developer shall defend, indemnify, assume all responsibility for, and hold City and its officers, officials, members, employees, agents, representatives, and volunteers, harmless from all claims, demands, damages, defense costs or liability of any kind or nature relating to (a) any damages to property or death or injuries to persons (including reasonable attorneys' fees and costs and expert witness fees), which may be caused by any acts or omissions of Developer or its agents, employees, contractors or other persons acting under the direction or control of Developer, whether such damage shall accrue or be discovered before or after termination of this Agreement, except to the extent such matters are caused by the active negligence or willful misconduct of City or its officers, officials, members, employees, agents, representatives, or volunteers acting in an official capacity; or (b) any litigation, administrative or adjudicative challenge by third parties to the validity, applicability, interpretation or implementation of this Agreement or any approval or permit issued for the Project, or the certification or approval of the environmental document(s) with respect to the Project and this Agreement, or the compliance with this Agreement or the Project with any legal requirements; or c) any default of this Agreement by Developer, or(d) any activities or conditions in, on or under the Site. The indemnities set forth in this Section 5.2 shall survive the termination of this Agreement. 6.DEFAULTS AND REMEDIES. 6.1 Default. The occurrence of any of the following shall be deemed a default under this Agreement: 394/024600-0013 1160644.9a05/08113 - 12-Item 12.b. - Page 25 a) The failure or delay by either party to perform any term or provision of this Agreement if such failure is not cured, corrected or remedied within any specific time period set forth in this Agreement. b) If no other specific time period is set forth herein, the failure to cure a monetary default under this Agreement ( other than any monetary defaults specifically listed in any of the other subparagraphs of this Section 6.1) within ten (10) days after the nonperforming party's receipt of written notice from the other party specifying the nature of the default. c) If no other specific time period is set forth herein, the failure to cure a non- monetary default under this Agreement (other than any non-monetary defaults specifically listed in any of the other subparagraph of this Section 6.1) within thirty (30) days after the nonperforming party's receipt of written notice from the other party specifying the nature of the default; provided, however, that if the failure cannot be corrected within such period, it shall not constitute a default if the failure is correctable without material adverse affect on the Project or repayment of the Agency Loan, and if corrective action is instituted by Developer within such period and diligently pursued until the failure is corrected, and provided further that any such failure is cured within sixty (60) days of receipt of notice of such failure. d) Developer does not proceed with the commencement of the Project or complete the Project as herein provided. e) Any of the warranties or representations made by Developer herein are false, incorrect or misleading in any material respect when made. f) Developer defaults in the performance of or breach any of the terms, covenants and provisions contained in any of the Agency Note or Agency Deed of Trust and does not cure the default within any applicable cure period set forth therein. g) Once construction of a Home commences, work ceases on the construction of such Home for any reason whatsoever for forty-five (45) consecutive days, subject to an event of force majeure described in Section 8.2 and subject to any Project phasing schedule approved by the City Manager in his or her sole discretion. h) Developer commits any act of bankruptcy or any relief under the Bankruptcy Act is sought by or against Developer, or a receiver is appointed to take charge of the assets or affairs of Developer, or Developer should make an assignment for the benefit of creditors, or Developer should become insolvent, or upon any liquidation or termination of Developer; provided, however, that if any such proceeding is brought involuntarily against Developer, Developer shall have forty-five (45) days to obtain the dismissal of such proceeding. i) The filing of a notice of judgment lien against Developer, or the recording of any abstract of judgment against Developer, or the service of a notice of levy and/or of a writ of attachment or execution, or other like process, against the assets of Developer, or the entry of a judgment, order or decree against Developer, any or all of which would 394/024600.0013 11606649 405/08/13 13-Item 12.b. - Page 26 have a material and adverse effect upon Developer's ability to perform under this Agreement, unless the same is dismissed within forty-five (45) days. j) Developer shall default under any permits, development documents, construction contracts, bond agreements, or any other instrument executed in connection with the development of the Project. k) Developer shall default in the payment or performance of any obligation, or any defined event of default, under the terms of any contract or instrument pursuant to which Developer has incurred any debt or other liability to City, or to any other person or entity if secured by the Site, which default is not cured within any grace and cure period expressly provided in such contract or instrument. City will provide written notice of any default of Developer under this Agreement to any lender of Developer requesting notice and will recognize any cure of any default of Developer tendered by any such lender with the same effect as if the same were tendered by Developer. 6.2 Remedies; Institution of Legal Actions. In addition to any other rights or remedies, including without limitation those set forth in the Agency Deed of Trust, and subject to the restrictions set forth in this Agreement, either party may institute an action at law or equity to seek specific performance of the terms of this Agreement, or to cure, correct or remedy any default, to recover damages for any default (subject to the restriction on Developer's rights to recover monetary damages against City set forth in the final clause of this sentence), or to obtain any other remedy consistent with the purpose of this Agreement; provided, however, that notwithstanding anything in the foregoing to the contrary, in no event shall Developer be entitled to obtain monetary damages of any kind from City, including but not limited to damages for economic loss, lost profits, or any other economic or consequential damages of any kind. Such legal actions must be instituted in the Superior Court of the County of San Luis Obispo, State of California or in the United States District Court that has jurisdiction in that County. In addition to any other rights or remedies available at law or in equity, upon a default under this Agreement other than a default of City) that is not cured within any applicable notice and cure periods herein, City may wholly or partially suspend or terminate this Agreement, and/or require Developer to repay the Agency Loan. 6.3 Rights and Remedies are Cumulative. Except as otherwise expressly stated in this Agreement, the rights and remedies of the parties are cumulative, and the exercise by either party of one or more of its rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party. 6.4 Inaction Not a Waiver of Default. All waivers of the provisions of this Agreement must be in writing and signed by the appropriate authorities of the party to be charged. Any failures or delays by either party in asserting any of its rights and remedies as to any default shall not operate as a waiver of any default or of any such rights or remedies, or deprive either such party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies. 394/024600-0013 1160644.9 40908/13 14-Item 12.b. - Page 27 7.REPRESENTATIONS AND WARRANTIES. Developer makes the following representations and warranties as of the date of this Agreement and agrees that such representations and warranties shall survive and continue thereafter: a) Authorization and Validation. The execution, delivery and performance by Developer of this Agreement (i) are within the powers of Developer and upon its execution will constitute a legal, valid and binding obligation of Developer enforceable in accordance with its terms, and (ii) to Developer's knowledge, will not violate any provisions of law, any order of any court or other agency of government, or any indenture, agreement or any other instrument to which Developer is a party or by which Developer, or any of its property, is bound, or be in conflict with, result in any breach of or constitute (with due notice and/or lapse of time) a default under any such indenture, agreement or other instrument, or result in the creation or imposition of any lien, charge or encumbrance of any nature whatsoever upon any of its property or assets, except as contemplated by the provisions of this Agreement, and (iii) no approvals or consents not heretofore obtained by Developer are necessary in connection with the execution of this Agreement by Developer or with the performance by Developer of its obligations hereunder. b) Correct Information. All reports, papers, data and information given to City by Developer with respect to Developer and the Site are accurate and correct in all material respects and complete insofar as completeness may be necessary to give City true and accurate knowledge of the subject matters thereof, and there has been no material change in such information since the date such information was delivered by Developer to City. c) Defaults. Developer is not a party to any agreement or instrument that will materially interfere with its performance under this Agreement, and is not in default in the performance, observance or fulfillment of any of its obligations, covenants or conditions set forth in any agreement or instrument to which it is a party. d) Title. Developer has good and marketable title in fee simple to the Site, free and clear of any liens, charges, encumbrances, security interests and adverse claims whatsoever except as shown in the lender's tide insurance policy obtained by Agency pursuant to the Loan Agreement. e) Pending Litigation. There is not now pending or, to Developer's knowledge, threatened against or affecting Developer or the Site, any claim, investigation, action, suit or proceeding at law, or in equity, or before any court or administrative agency which, if adversely determined, would materially impair or affect the Site or Developer. g) Compliance. Developer has examined and is familiar with all conditions, restrictions, and reservations affecting the Site and Project. The Project will in all material respects conform to and comply with all of the requirements of said conditions, restrictions, and reservations and all construction and installation of the Project shall conform in all material and all legally required respects with applicable ordinances and statutes, and shall be in accordance with all requirements of the regulatory authorities having jurisdiction thereof. 394/024600.0013 1160604.9 605/08/13 15-Item 12.b. - Page 28 8.GENERAL PROVISIONS. 8.1 Notices. All notices, requests, demands, and other communications required or permitted under this Agreement shall be in writing and shall be delivered by either (a)personal delivery, (b)reliable courier service that provides a receipt showing date and time of delivery, c) registered or certified U.S. Mail, postage prepaid, return receipt requested, or (d) facsimile. Notices shall be addressed to the respective parties as set forth below or to such other address and to such other persons as the parties may hereafter designate by written notice to the other party hereto: To City: City of Arroyo Grande 300 East Branch Street Arroyo Grande, CA 93420 Attn: City Manager Facsimile: (805) 473-5404 Copy to: Rutan & Tucker, LLP 611 Anton Boulevard, Suite 1400 Costa Mesa, CA 92626 Attn: Dan Slater, Esq. Facsimile: (714) 546-9035 To Developer: Habitat for Humanity for San Luis Obispo County P.O. Box 613 San Luis Obispo, CA 93406 Attn: Julia K. Ogden, Chief Executive Officer Facsimile: (805) 782-0387 Each notice shall be deemed delivered on the date delivered if by personal delivery or by overnight courier service, on the date of receipt as disclosed on the return receipt if by mail, or on the date of transmission with confirmed successful transmission and receipt if by facsimile. By giving to the other party written notice as provided above, the parties to this Agreement shall have the right from time to time, and at any time during the term of this Agreement, to change their respective addresses. 8.2 Enforced Delay; Extension of Times of Performance. Time is of the essence in the performance of each of the parties' respective obligations set forth in this Agreement. In addition to specific provisions of this Agreement providing for extensions of time, no party shall be deemed to be in default and times for performance hereunder shall be extended where delays are due to war; insurrection; any form of labor dispute; lockouts; riots: floods; earthquakes; fires; acts of God; third party litigation; acts of a public enemy; referenda; acts of or failures to act by governmental authorities (except that the failure of City to act as required hereunder shall not excuse its performance); moratoria; epidemics; quarantine restrictions; freight embargoes; unusually severe weather; inability to secure necessary labor, materials, or tools; or other similar causes beyond the control and without the fault of the party claiming an extension of time to perform; provided, however, that the party claiming the existence of a force majeure delay and an extension of its obligation to perform shall notify the other party of the nature of the matter causing the delay within thirty (30) days from the occurrence thereof; and, provided further, that 394/0246060013 1160644.9 a05)08113 1 6-Item 12.b. - Page 29 the extension of time shall be only for the period of the force majeure delay. Notwithstanding the foregoing, in no event shall Developer be entitled to a force majeure delay or delays with respect to its obligations to timely proceed with development of the Site due to an inability to obtain financing or proceed with development as a result of general market or economic conditions, interest rates, or other similar circumstances that make development impossible, commercially impracticable, or infeasible. In addition, in no event shall an event of force majeure extend the outside date to satisfy the Project Conditions. Times of performance under this Agreement may be extended by mutual written agreement of City and Developer. The City Manager shall have the authority on behalf of City to approve extensions of time, with the exception of any extension that would result in the completion date for the Project being extended by more than twelve (12) months. 8.3 Prohibition Against Assignment and Transfer. The qualifications and identity of Developer are of particular concern to City. It is because of those qualifications and identity that City has entered into this Agreement with Developer. Accordingly, Developer shall not, whether voluntarily, involuntarily, or by operation of law, undergo any change in ownership or assign, transfer or convey all or any part of this Agreement or any rights hereunder or in the Site or the Project without City's prior written approval, which consent may be withheld in City's sole and absolute discretion. The City Manager shall have authority to act on behalf of the City with respect to any approvals requested by Developer under this Section 8.3. 8.4 Non-Liability of City Officials and Employees. No officer, official, member, employee, agent, representative, or volunteer of the City shall be personally liable to Developer or any successor in interest, in the event of any default or breach by City or for any amount which may become due to Developer or its successors, or on any obligations under the terms of this Agreement. 8. 5 Relationship Between City and Developer. It is hereby acknowledged that the relationship between City and Developer is not that of a partnership or joint venture and that City and Developer shall not be deemed or construed for any purpose to be the agent of the other. 8.6 City Approvals and Actions. This Agreement shall be administered by City Manager or his designated representative, following approval of this Agreement by City. The City Manager (or his authorized representative) shall have the authority to issue interpretations, waive provisions and enter into amendments of this Agreement on behalf of City so long as such actions do not substantially change the uses or development permitted on the Site, or substantially add to the costs of City as specified herein as agreed to by the City Manager. In addition to the foregoing, the City Manager shall have the authority on behalf of City, from time to time and one or more times, to extend times for performance under this Agreement so long as such extensions do not result in the completion date for the Project being extended by more than twelve (12) months. All other material interpretations, waivers, amendments or extensions of time shall require the approval of the City Council in its capacity as the Housing Successor to the dissolved Agency. 8.7 Attorneys' Fees. If either party commences an action against the other party arising out of or in connection with this Agreement, the prevailing party shall be entitled to recover from the losing party its reasonable attorneys' fees. If either party to this Agreement is 394024600.0013 1160644.9 80508/13 17-Item 12.b. - Page 30 required to initiate or defend litigation with a third party because of the violation of any term or provision of this Agreement by the other party, then the party so litigating shall be entitled to reasonable attorney's fees from the other party to this Agreement. Attorney's fees shall include attorney's fees on any appeal, and in addition a party entitled to attorney's fees shall be entitled to all other reasonable costs for investigating such action, retaining expert witnesses, taking depositions and discovery, and all other necessary and reasonable costs incurred with respect to such litigation. 8.8 Covenants Running with the Land. This Agreement shall be binding upon the parties hereto and their respective heirs, representatives, transferees, successors, and assigns. All conditions, covenants, and restrictions contained in this Agreement shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and in favor of, and enforceable by, City and its successors and assigns, against Developer, its successors and assigns, to or of the Site or any portion thereof or any interest therein, and any party in possession or occupancy of said Site or portion thereof. In amplification and not in restriction of the provisions set forth hereinabove, it is intended and agreed that City shall be deemed a beneficiary of the agreements and covenants provided hereinabove both for and in its own right and also for the purposes of protecting the interests of the community. All covenants without regard to technical classification or designation shall be binding for the benefit of City and such covenants shall run in favor of City for the entire period during which such covenants shall be in force and effect, without regard to whether City is or remains an owner of any land or interest therein to which such covenants relate. City shall have the right, in the event of any breach of any such agreement or covenant, to exercise all rights and remedies, including maintaining an action at law or suit in equity or other proper proceedings to obtain damages or enforce the curing of such breach of agreement or covenant. 8.9 Third Party Beneficiaries; City Right to Assign. Nothing herein is intended to create any third party beneficiaries to this Agreement, and no person or entity other than City and Developer, and the permitted successors and assigns of each of them, shall be authorized to enforce the provisions of this Agreement. City shall have the right to assign this Agreement to anygovemmental entity or agency. 8. 10 Entire Agreement and Amendments. This Agreement and its attachments and the agreements referenced herein incorporate all of the terms and conditions mentioned herein, or incidental hereto, and supersede all negotiations and previous agreements between the parties with respect to all or part of the subject matter hereof. Any amendment or modification to this Agreement must be in writing and executed by City and Developer. 8.11 Interpretation; Governing Law. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. This Agreement shall be construed in accordance with the internal laws of the State of California without regard to principles of conflict of laws. 8.12 Severability. If any term, provision, covenant, or condition of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remainder of 394/024600-0013 1160644.9 e05/08113 18-Item 12.b. - Page 31 this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. 8.13 Execution in Counterpart. This Agreement may be executed in several counterparts, and all so executed shall constitute one agreement binding on both parties hereto, notwithstanding that both parties are not signatories to the original or the same counterpart. 8.14 Attachments. Attachments 1 through 6B, inclusive, attached hereto are hereby incorporated herein by reference as if set forth in full. Said Attachments are identified as follows: Attachment No. 1 Legal Description of Site Attachment No. 2 Schedule of Performance Attachment No. 3 Modification to Promissory Note Secured by Deed of Trust Attachment No. 4 Modification to Deed of Trust Attachment No. 5 Memorandum of Affordable Housing Agreement Attachment No. 6 Form of City Homebuyer Documents 6A Regulatory Agreement and Declaration of Covenants and Restrictions 6B Notice of Affordability Restrictions on Transfer of Property 394/74600-0013 1160644.9 a05/8113 19-Item 12.b. - Page 32 IN WITNESS WHEREOF, City and Developer have entered into this Agreement as of the date set forth above. CITY„ CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO RANDE B . Tony F az Mayor ATTES : era.' ailatlitte_. Kelly We HI ire, 'a ty Clerk APPROVED AS TO FORM: RUTAN& TUCKER, LLP Special Counsel to City DEVELOPER" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY By- Its: htec aXee.u}tve. ©f-ctcef By: Its: 1604Fb c lR- 394/0246040013 1160644.9 45/09/13 20-Item 12.b. - Page 33 IN WITNESS WHEREOF,City and Developer have entered into this Agreement as of the date set forth above. CITY" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO, RANDE B • _ .y _..L _ -_. Tony FigiF,Major ATTES : eL f41GC/ Kelly We... .re, ty Clerk APPROVED AS TO FORM: RUT TU a__„, . P Special Counsel to City DEVELOPER" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO CO By: l,,,,p,,m Its:.J Ck't\a Q Exec 1aAr By: Its: 394/024600-0013 1160644.9 45/08/13 20- Item 12.b. - Page 34 ATTACHMENT NO. 1 LEGAL DESCRIPTION OF SITE That certain property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: That portion of Lot 106 of the Subdivision of the Ranchos Corral de Piedra, Pismo and Bolsa de Chamisal, in the City of Arroyo Grande, County of San Luis Obispo, State of California, according to map filed in Book A, Page 65 of Maps, in the office of the County Recorder of said County, described as follows: Commencing at a point in the Southeasterly line of the right of way conveyed to the County of San Luis Obispo, by Deed Dated May 7, 1941 and recorded May 29, 1941 in Book 300 at Page 12 of Official Records, distant thereon North 56°50' East, 1377.10 feet from the Southwesterly line of Lot 13 of the Folsom Tract, according to the map filed for record September 26, 1891 in Book B at Page 75 of Maps; said point being the most Northerly corner of the property conveyed to Roy S. Slean etux, by deed dated December 30, 1946 and recorded January 21, 1947 in Book 428 Page 463 of Official Records; thence North 56° 50' East along the Southeasterly line of the right of way above referred to, 66.25 feet to the most Westerly corner of the property conveyed to William Q. O'Connor etux., by Deed dated August 8, 1949 and recorded February 16, 1950 in Book 522 Page 199 of Official Records; thence South 33°10' East along the Southwest line of the property so conveyed, 328.73 feet to the most Southerly corner thereof; thence South 56°50' West, 66.25 feet to the Easterly corner of the property conveyed to Roy S. Slean etux., so conveyed, 328.73 feet to the point of beginning. Said Property is also shown on map recorded May 27, 1941 in Book 2 Page 74 of Record of Surveys. Excepting therefrom that portion as conveyed to the City of Arroyo Grande, a Municipal Corporation by deed recorded June 29, 1984 Instrument No. 34576 in Book 2609 Page 458 of Official Records. 394/024600.0013 1160644.9 405/08/13 Item 12.b. - Page 35 ATTACHMENT NO. 2 SCHEDULE OF PERFORMANCE ITEM OF PERFORMANCE TIME FOR PERFORMANCE I. Developer executes and delivers City the No later than 5 days after the Effective City Note Modification, the Cty Deed of Date. Trust Modification, and Memorandum (§ 3.1.3). 2. City executes the City Note Modification,Upon the title company's commitment to the City Deed of Trust Modification, and issue the endorsement to City of Agency's Memorandum and causes the City Deed of title insurance policy described in Section Trust Modification and Memorandum to be 3.1.4. recorded (§§ 3.1.3, 3.1.4). 3. Developer submits to City for review and No later than sixty (60) days prior to the approval the documents Developer will anticipated close of escrow for the sale of require the Qualified Homebuyers to enter a Home. into, which shall not conflict with the requirements of this Agreement(§ 4.2.5). 4. Developer delivers to City evidence of No later than 30 days prior to financial capability for each Home or phase, commencement of construction of each as applicable (§ 3.2). Home or phase, as applicable. 5. All of the Project Conditions are satisfied (§ Within the time periods set forth in the 3.1.2). Agreement, or by the date that is 60 months after the Effective Date if no earlier time period is set forth in the Agreement. 6. Developer commences construction of No later than five (5) years after the Project (§ 2.3). Effective Date. 7. Developer causes Property to be in Ready No later than five (5) years from the date To Build Condition (§ 2.3). of commencement of contruction of the Project. 8. Developer completes construction of the No later than five (5) years from the date Project (§ 2.3). the Property is first in Ready to Build Condition. 394/024600-0013 1160644.9 a05/08/13 1-Item 12.b. - Page 36 ITEM OF PERFORMANCE TIME FOR PERFORMANCE 9. Developer conveys the completed Homes to As expeditiously as possible following the Qualified Homebuyers and causes the completion of each Home. Conveyance Conditions to be satisfied including the execution of the City Homebuyer Documents (§ 4.2.1). It is understood that the foregoing Schedule is subject to all of the terms and conditions of the text of the Agreement. The summary of the items of performance in this Schedule is not intended to supersede or modify the more complete description in the text; in the event of any conflict or inconsistency between this Schedule and the text of the Agreement, the text shall govern. Times of performance under the Agreement may be extended by mutual written agreement City and Developer. The City Manager shall have the authority on behalf of City to approve extensions of time, with the exception of any extension that would result in the completion date for the Project being extended by more than twelve (12) months. 394/024606-0013 1160644.9 a05/08/13 2-Item 12.b. - Page 37 ATTACHMENT NO. 3 MODIFICATION TO PROMISSORY NOTE SECURED BY DEED OF TRUST Attached] 394/024600.0013 1160644.9 a05/08/13 Item 12.b. - Page 38 MODIFICATION TO PROMISSORY NOTE SECURED BY DEED OF TRUST This MODIFICATION TO PROMISSORY NOTE SECURED BY DEED OF TRUST Modification") is entered into on 2013, and is affixed to and forms a part of that certain Promissory Note Secured by Deed of Trust dated December 2010, in the original principal amount of Two Hundred Sixty Thousand Dollars ($260,000.00), issued by HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit corporation ("Borrower"), and payable to the CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY ("City"). The Note is hereby endorsed and modified as follows: 1.All references in the Note to the term " Loan Documents" shall be deemed to include this Modification, any future amendments to the Note, and the Affordable Housing Agreement between Borrower and City dated 2013, as may be amended from time to time ("AHA"). All terms not otherwise defined in this Modification shall have the meaning ascribed in the AHA. 2.The first paragraph of Section 2 of the Note is hereby modified to read in its entirety as follows Upon the sale and transfer of each Home to a Qualified Homebuyer and the satisfaction of the following conditions, a portion of the Agency Loan equal to the Pro Rated Amount shall be forgiven: (a) a certificate of occupancy has been issued by the City building department for the Home; (b) City has determined the proposed buyer of the Home is a Qualified Homebuyer and the purchase price does not exceed the Affordable Purchase Price; (c) all documents required to be executed by City in connection with the sale of the Home, including the City Homebuyer Documents, have been executed and all recordable documents have been recorded; (d) all other conditions and approvals required for the transfer shall have been satisfied or obtained; and (e) Borrower is not in default of the AHA. As used herein, the term "Pro Rated Amount" shall mean the amount derived by multiplying the Agency Loan by a fraction in which the numerator is 1 and the denominator is the total number of Homes to be developed on the Property by Borrower. For example, if Borrower is to develop seven Homes on the Property, the Pro Rated Amount would be 117th of the Agency Loan." 2.Sections 3 and 4 of the Note are hereby modified to read in their entirety as follows: 3. Default. Borrower shall be deemed in default of this Note in the event Borrower fails to timely make any payment required by this Note, or fails to perform any other obligation under this Note within thirty (30) days after notice of the default. In the event of a default, City may, at its option, declare this Note and all indebtedness secured by the Deed of Trust immediately due and payable pursuant to Section 4. 4.Acceleration. To the extent permitted by applicable law, in the event: (a) Borrower shall directly or indirectly, voluntarily or involuntarily, sell, assign, transfer, 394/02460043013 1160644.9 435/08/13 1-Item 12.b. - Page 39 dispose of, alienate, encumber, lease, or agree to sell, assign, transfer, dispose of, alienate, encumber, or lease all or any portion of any interest in the Property (excluding the sale of the Homes in compliance with the requirements of the AHA and the lien of the Permitted Encumbrances); or (b) Borrower shall refinance any lien or encumbrance secured by the Property for a loan amount in excess of the then outstanding sum secured by such lien or encumbrance or extend the term of any loan secured by any such lien or further encumber the Property; or (c) Borrower shall default on any of its obligations set forth in the Loan Documents and fail to cure within any notice and cure period set forth in the applicable document; or (d) Borrower shall default on any obligations under any documents relating to any other financing that is secured by the Property; or (e) the Project Conditions (as defined in the AHA) are not satisfied within the time periods set forth in the AHA, or by the date that is sixty (60) months after the Effective Date (defined in the AHA) if no earlier time period is set forth in the AHA, then, or at any time thereafter, City, at its option, may declare the entire indebtedness evidenced hereby and by the Deed of Trust immediately due and payable. 3.Except as expressly modified by this Modification, the Note shall remain unmodified and in full force and effect. end—signature page follows] 394/024600.0013 11606449 405/08/13 2-Item 12.b. - Page 40 IN WITNESS WHEREOF, Borrower and City have executed this Modification as of the date first above written. BORROWER" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation By: Its: By: Its: CITY" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY By: Tony Ferrara, Mayor ATTEST: Kelly Wetmore, City Clerk 394/024600-0013 1/606449 605/08/13 3-Item 12.b. - Page 41 ATTACHMENT NO. 4 MODIFICATION TO DEED OF TRUST Attached] 394/0246060013 116064.9 a05/08113 Item 12.b. - Page 42 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 Attn: City Clerk SPACE ABOVE FOR RECORDER'S USE) This Modification to Deed of Trust is recorded at the request and for the benefit of the City of Arroyo and is exempt from the payment of a recording fee pursuant to Government Code Sections 6103 and 27383. MODIFICATION TO DEED OF TRUST This MODIFICATION TO DEED OF TRUST ("Modification") is made this day of 2013, among HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation ("Trustor"), FIDELITY NATIONAL TITLE COMPANY ("Trustee"), and the CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY ("Beneficiary"). RECITALS A. Trustor executed that certain Deed of Trust dated December 10, 2010, in favor of the Redevelopment Agency of the City of Arroyo Grande ("Agency") as the beneficiary thereunder, recorded on December 29, 2010, as Instrument No. 2010-066720 in the Official Records of San Luis Obispo County, California ("Deed of Trust"). All terms not otherwise defined herein shall have the meaning ascribed in the Deed of Trust. B. The Agency was dissolved as of February 1, 2012, pursuant to the terms of Assembly Bill 26 from the 2011-12 First Extraordinary Session of the California Legislature as modified by the California Supreme Court decision in California Redevelopment Association v. Matosantos (2011) 53 Cal.4th 231 ("ABx1 26"). C. Pursuant to a provision of ABx1 26, at subdivision (a) of Health and Safety Code Section 34176, the City elected to retain the housing assets and functions of the dissolved Agency and pursuant to that section all housing assets and functions of the dissolved Agency were transferred to the City. The City thus is the "housing successor" to the dissolved Agency and in that capacity has the rights, powers, duties, and obligations of the dissolved Agency with respect to the transferred housing assets and functions. The City, therefore, is the beneficiary under the Deed of Trust and has the power and authority to modify the Deed of Trust pursuant to this Modification. 394/074600-0013 1160644.9 a05108/13 Item 12.b. - Page 43 D. The Deed of Trust secures a loan in the amount of$260,000.00 as evidenced by the Note. E. On or about the date hereof, Trustor and Beneficiary executed that certain Modification to Promissory Note Secured by Deed of Trust ("Note Modification"), which amended the repayment terms under the Note. The Note Modification was entered into pursuant to that certain Affordable Housing Agreement between Trustor and Beneficiary dated 2013 ("AHA"). Any capitalized terms contained in this Modification which are not defined herein shall have the meaning given in the AHA, unless expressly provided to the contrary. F.Trustor and Beneficiary now desire to modify the Deed of Trust on the terms set forth herein. NOW, THEREFORE, the parties hereto agree as follows: 1.Section 3 of the Deed of Trust is hereby modified to read in its entirety as follows: To the extent permitted by applicable law, in the event: (a) Trustor shall directly or indirectly, voluntarily or involuntarily, sell, assign, transfer, dispose of, alienate, encumber, lease, or agree to sell, assign, transfer, dispose of, alienate, encumber, or lease all or any portion of any interest in the Property (excluding the sale of the Homes in compliance with the requirements of the AHA and the lien of the Permitted Encumbrances); or (b) Trustor shall refinance any lien or encumbrance secured by the Property for a loan amount in excess of the then outstanding sum secured by such lien or encumbrance or extend the term of any loan secured by any such lien or further encumber the Property; or (c) Trustor shall default on any of its obligations set forth in the Loan Documents and fail to cure within any notice and cure period set forth in the applicable document; or (d) Trustor shall default on any obligations under any documents relating to any other financing that is secured by the Property; or (e) the Project Conditions (as defined in the AHA) are not satisfied within the time periods set forth in the AHA, or by the date that is sixty 60) months after the Effective Date of the AHA (as defined in the AHA) if no earlier time period is set forth in the AHA, then, or at any time thereafter, Beneficiary, at its option, may declare the entire indebtedness evidenced secured by this Deed of Trust immediately due and payable. This term "Loan Documents" shall mean the Deed of Trust and this Modification, the Note, the Note Modification, the AHA, and the Loan and Negotiation Agreement between Trustor and Beneficiary dated December 14, 2010, as such agreements may be amended from time to time." 2.All references in the Deed of Trust to the "Note" shall include any modifications to the Note, including the Note Modification referred to in Recital E. 3.Except as expressly modified by this Modification, the Deed of Trust shall remain unmodified and in full force and effect. signatures on next page) 394/024600-0013 1160614.9 a05/08/13 2- Item 12.b. - Page 44 IN WITNESS WHEREOF, the parties have executed this Modification as of the date set forth above. TRUSTOR" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY By: Its: By: Its: BENEFICIARY" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY By: Tony Ferrara, Mayor ATTEST: Kelly Wetmore, City Clerk 394/024600.0013 1160644.9 405/08/13 3- Item 12.b. - Page 45 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or The entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 394/024600F0013 1160644.9 a05108/13 4- Item 12.b. - Page 46 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 3944124600-0013 1160644.9 605108/13 5-Item 12.b. - Page 47 ATTACHMENT NO. 5 MEMORANDUM OF AFFORDABLE HOUSING AGREEMENT INCLUDING DECLARATION OF COVENANTS AND RESTRICTIONS Attached] 394/034600.0013 1160644.9 x05/08/13 Item 12.b. - Page 48 RECORDED AT THE REQUEST OF AND WHEN RECORDED RETURN TO: City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 Attn: City Clerk SPACE ABOVE THIS LINE FOR RECORDER'S USE) This Memorandum of Affordable Housing Agreement is recorded at the request and for the benefit of the City of Arroyo Grande and is exempt from the payment of a recording fee pursuant to Government Code Sections 6103 and 27383. Note to Recorder: Recordation pursuant to Civil Code§1468(d) MEMORANDUM OF AFFORDABLE HOUSING AGREEMENT INCLUDING DECLARATION OF COVENANTS AND RESTRICTIONS This MEMORANDUM OF AFFORDABLE HOUSING AGREEMENT Memorandum") is entered into this_day of 2013, by and between the CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE ("City"), and HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation ("Developer"). This Memorandum is made with reference to the following: 1.Developer is the owner of that certain real property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, more particularly described in the legal description attached hereto as Exhibit"A" and incorporated herein by this reference ("Site"). 2.On or about 2013, City and Developer entered into that certain Affordable Housing Agreement ("AHA") which requires Developer to develop an affordable housing ownership project on the Site and to sell the homes to low income qualified buyers and is subject to those and other covenants and restructions. 3.The AHA provides for City and Developer to enter into this Memorandum and to record the same in the Official Records of San Luis Obispo County, California, to provide notice to all persons of the existence of said AHA including the covenants and restrictions therein, which AHA is binding on Developer and Developer's successors-in-interest as to the Site. 4.This Memorandum is not intended as a full description of the terms and conditions of the AHA. This Memorandum shall not replace, alter, or modify any term or condition set forth in the AHA, nor shall it be used to interpret the terms and conditions of the AHA. 394/024600-0013 1160644.9 305A8/13 1- Item 12.b. - Page 49 5.This Memorandum may be executed in several counterparts, and all so executed shall constitute one agreement binding on both parties hereto, notwithstanding that both parties are not signatories to the original or the same counterpart. IN WITNESS WHEREOF, City and Developer have entered into this Memorandum as of the date first set forth above. CITY" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED ARROYO GRANDE REDEVELOPMENT AGENCY By: Tony Ferrara, Mayor ATTEST: Kelly Wetmore, City Clerk DEVELOPER" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation By: Its: By: Its: 394/0246060013 1160644.9 405/08/13 2- Item 12.b. - Page 50 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 394/0246040013 1160644.9 a05/08/13 3- Item 12.b. - Page 51 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 3941024600.0013 1160644.9 05/08/13 4- Item 12.b. - Page 52 EXEDBIT "A" TO MEMORANDUM LEGAL DESCRIPTION OF SITE That certain real property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: That portion of Lot 106 of the Subdivision of the Ranchos Corral de Piedra, Pismo and Bolsa de Chamisal, in the City of Arroyo Grande, County of San Luis Obispo, State of California, according to map filed in Book A, Page 65 of Maps, in the office of the County Recorder of said County, described as follows: Commencing at a point in the Southeasterly line of the right of way conveyed to the County of San Luis Obispo, by Deed Dated May 7, 1941 and recorded May 29, 1941 in Book 300 at Page 12 of Official Records, distant thereon North 56°50' East, 1377.10 feet from the Southwesterly line of Lot 13 of the Folsom Tract, according to the map filed for record September 26, 1891 in Book B at Page 75 of Maps; said point being the most Northerly corner of the property conveyed to Roy S. Slean etux, by deed dated December 30, 1946 and recorded January 21, 1947 in Book 428 Page 463 of Official Records; thence North 56°50' East along the Southeasterly line of the right of way above referred to, 66.25 feet to the most Westerly corner of the property conveyed to William Q. O'Connor etux., by Deed dated August 8, 1949 and recorded February 16, 1950 in Book 522 Page 199 of Official Records; thence South 33°10' East along the Southwest line of the property so conveyed, 328.73 feet to the most Southerly corner thereof; thence South 56°50' West, 66.25 feet to the Easterly corner of the property conveyed to Roy S. Slean etux., so conveyed, 328.73 feet to the point of beginning. Said Property is also shown on map recorded May 27, 1941 in Book 2 Page 74 of Record of Surveys. Excepting therefrom that portion as conveyed to the City of Arroyo Grande, a Municipal Corporation by deed recorded June 29, 1984 Instrument No. 34576 in Book 2609 Page 458 of Official Records. 3947024600.0013 11606449 a05/08/13 Item 12.b. - Page 53 ATTACHMENT NO. 6 FORM OF CITY HOMEBUYER DOCUMENTS 6A: Regulatory Agreement and Declaration of Covenants and Restrictions 6B: Notice of Affordability Restrictions on Transfer of Property 394/124600-0013 1160644.9 405/08/13 Item 12.b. - Page 54 ATTACHMENT NO. 6A REGULATORY AGREEMENT AND DECLARATION OF COVENANTS AND RESTRICTIONS AND OPTION TO PURCHASE Attached—See Following Pages] 3941024600-0013 1160644.9 405/06/13 Item 12.b. - Page 55 RECORDED AT THE REQUEST OF AND WHEN RECORDED RETURN TO: City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 Attn: City Clerk SPACE ABOVE THIS LINE FOR RECORDER'S USE) This Regulatory Agreement and Declaration of Covenants and Restrictions is recorded at the request and for the benefit of the City of Arroyo Grande and is exempt from the payment of a recording fee pursuant to Government Code Section 27383. REGULATORY AGREEMENT AND DECLARATION OF COVENANTS ANT) RESTRICTIONS AND OPTION TO PURCHASE This REGULATORY AGREEMENT AND DECLARATION OF COVENANTS ND RESTRICTIONS ("Agreement") is entered into as of this day of 201, by and among CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE ("City"), HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY, a California nonprofit public benefit corporation ("Habitat"), and together with its successors and assigns in and to the Property, the "Owner"). RECITALS A. City as successor-in-interest to the dissolved Redevelopment Agency of the City of Arroyo Grande ("Agency"), and Habitat are parties to that certain Loan and Negotiation Agreement dated December 14, 2010, pursuant to which Agency provided financial assistance to Developer from Agency's Low and Moderate Income Housing Fund for Developer's acquisition of certain real property, and that certain Affordable Housing Agreement ("AHA") dated 2013, pursuant to which Developer developed thereon an affordable housing project, which project includes that certain property located at Arroyo Grande, CA and more particularly described in the legal description attached hereto as Exhibit "A" ("Property"). Pursuant to the AHA, Developer is required to sell the Property to a person or family of low income and the Property is required to remain available to low income buyers at an affordable sales price for a term of forty-five (45) years. B. On or about the date of the recordation of this Agreement, Developer conveyed fee title to the Property to Owner. Owner is a person or family whose household income does not exceed the income limits for low income households for San Luis Obispo County, adjusted for applicable household size, as computed in accordance with applicable law. 394/024600.0013 1160644.9 405/08/13 1- Item 12.b. - Page 56 C. Pursuant to Health and Safety Code Section 33334.3(0(1), all new housing units assisted with funds from the Low and Moderate Income Housing Fund must remain available at an affordable housing cost to, and occupied by, persons and families of low or moderate income, which requirement is implemented through the terms and conditions of this Agreement which restrict the sale of the Property to persons and families of low income at a restricted resale price for a term of forty-five (45) years ("Affordable Legal Restriction"). NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by all of the parties, and incorporating the foregoing Recitals as a part hereof, Owner, Habitat and City agree as follows: 1.Definitions. The following terms as used in this Agreement shall have the meanings set forth below unless expressly provided to the contrary: Affordable Legal Restriction" shall have the meaning ascribed in Recital C of this Agreement. Affordable Purchase Price" shall mean the purchase price that would result in a Housing Cost amount that does not exceed the maximum percentage of income that can be devoted to Housing Costs by low income households under Health & Safety Code Section 50052.5, as may be amended, or any successor statute thereto, and the implementing regulations in Title 25 of the California Code of Regulations. Affordable Transfer" shall mean the Transfer of the Property to a Qualified Purchaser at an Affordable Purchase Price, as more fully explained in Section 5.2 of this Agreement. Agreement" means this Regulatory Agreement and Declaration of Covenants and Restrictions by and among City, Habitat, and Owner. Exempt Transfer" shall have the meaning ascribed in Section 5.1.1 of this Agreement. First Deed of Trust" shall have the meaning ascribed in Section 5.1. 1(v) of this Agreement. Habitat Transfer" shall have the meaning ascribed in Section 5.3 of this Agreement. Housing Cost" shall include all of the following costs associated with the Property, estimated or known as of the date of the proposed sale of the Property: (i)principal and interest payments on a mortgage loan, and any loan insurance fees associated therewith not exceeding the prevailing conventional home mortgage lending rates applied by any reputable institutional home mortgage lender, or the lending rates of any government-subsidized or special mortgage program for which the Qualified Purchaser qualifies and has obtained a loan for the acquisition of the Property; (ii)property taxes and assessments; (iii) fire and casualty insurance covering replacement value of property improvements; (iv)property maintenance and repair; v)homeowner association dues; and (vi) a reasonable utility allowance, including garbage collection, sewer, water, electricity, gas, and other heating, cooking, and refrigeration fuels, but 394/0246040013 1160644.9 a05108113 2- Item 12.b. - Page 57 excluding telephone and cable service. The Housing Cost shall be an average of estimated costs for the next twelve (12) months. Median Income" shall mean the San Luis Obispo County area median income, as published annually by the California Department of Housing and Community Development. Upon request by Owner, City shall provide Owner the amount of the Median Income. Owner" shall mean the person(s) identified in the preamble to this Agreement as the Owner, and the successors and assigns of such person(s) in and to the Property. Permitted Transfer" shall mean either an Exempt Transfer, an Affordable Transfer or a Habitat Transfer made in compliance with the terms of this Agreement. Prohibited Sales Proceeds" shall have the meaning ascribed in Section 11.2 of this Agreement. Prohibited Transfer" shall mean (i) any Transfer that is not expressly permitted under this Agreement, or (ii) any Transfer that is expressly permitted under this Agreement but is not made in compliance with the terms and conditions of this Agreement. Affordable Transfers, Exempt Transfers and Habitat Transfer made in compliance with this Agreement do not constitute Prohibited Transfers. A Prohibited Transfer constitutes a default under this Agreement. Property" shall mean and refer to the property described on Exhibit "A" to this Agreement. Qualified Purchaser" shall mean a person or family who meets all of the requirements of City to qualify to acquire the Property, including the following, and whose eligibility is subject to verification by City: a) Income Qualifications. The household's total combined gross household income does not exceed the qualifying limits for low income families, adjusted for household size, as established and amended from time to time pursuant to Section 8 of the United States Housing Act of 1937. Gross household income shall be calculated in accordance with Title 25 of the California Code of Regulations Section 6914. b) No Ownership of Other Property. Ownership of other real property disqualifies an applicant for eligibility to purchase the Property. c) Household Size. The household size of the applicant must not exceed two persons per bedroom, plus one person (e.g., if the home has three bedrooms the maximum number of persons in the household can be seven persons). d) Legal Residency. The persons in the household must lawfully reside in the United States. In connection with each proposed Transfer, the City Manager shall have the authority to issue waivers, interpretations and variances in connection with the implementation of the foregoing requirements. 394/024600-0013 1160644.9 a05/03/13 3-Item 12.b. - Page 58 Transfer" shall mean any sale, assignment, transfer, disposition, alienation, encumbrance, hypothecation or lease of all or any portion of any interest in the Property, whether direct or indirect or voluntarily or involuntarily, including without limitation any sale or lease of the Property or any part thereof for any period of time, execution of a real estate installment contract regarding the Property, grant of any real property interest in the Property or part thereof, the recordation of a deed of trust or mortgage which creates a lien on the Property, or a transfer of the Property or part thereof upon the death of an Owner. Low Income Household" shall mean a household whose annual household income does not exceed the income limit for low income households for San Luis Obispo County, adjusted for applicable household size, as computed in accordance with applicable law. Household income shall be determined in accordance with the requirements of applicable law including Tide 25 California Code of Regulations Section 6914. 2.Term. The term of this Agreement shall commence on the date of the recordation of this Agreement and shall continue thereafter for a term of forty-five (45) years. No termination of this Agreement shall release any party then in default from liability for such default. 3.Owner Representations and Warranties. Owner covenants, represents and warrants to City that the financial and other information previously provided to City by Owner for the purpose of qualifying to purchase the Property was true, complete, and correct at the time it was given and remains true, complete, and correct as of the date of Owner's acquisition of the Property. Owner acknowledges that City is relying upon such financial and other information and City would not have approved Owner's purchase of the Property if Owner did not so qualify. 4.Use; Occupancy Standards. Owner shall use the Property as the principal and permanent residence of Owner and for no other purpose. Owner may not rent or lease the Property, or any portion thereof. The home on the Property shall only be occupied by a total number of persons not to exceed the total number of bedrooms in the home multiplied by 2, plus 1 person(e.g., a three bedroom home would be limited to occupancy by 7 persons). Owner shall, upon demand by City, submit to City such documents and other evidence verifying Owner's compliance with this Section including Owner's occupancy of the Property as Owner's principal residence, and verifying that there have been no changes in the manner in which title to the Property is held. Such evidence may include without limitation, written certifications under penalty of perjury and copies of current utility bills or mortgage statements reflecting Owner's name and the address of the Property. 5.Transfer of Property; Permitted Transfers and Transfer Restrictions. Owner shall not Transfer the Property unless the Transfer is a "Permitted Transfer." The following Transfers constitute Permitted Transfers: (i) Exempt Transfers, which are more fiilly explained in Section 5.1; (ii) Affordable Transfers, which are more fully explained in Section 5.2; and (iii) Habitat Transfers, which are more fully explained in Section 5. 3. All other Transfers are prohibited under this Agreement and are referred to herein as "Prohibited Transfers." The occurrence of a Prohibited Transfer shall constitute a default under this Agreement by the transferor and transferee of the Prohibited Transfer. 394/024600-0913 1160644.9 405/08/13 4- Item 12.b. - Page 59 5.1 Exempt Transfers. 5.1. 1 Defined. The provisions of this Section 5.1 shall apply to Transfers that constitute Exempt Transfers. Each of the following shall constitute an "Exempt Transfer" provided the Transfer is made in compliance with the terms and procedures set forth in Section 5.1.2: i) Conveyance as a Result of Marriage. A Transfer of title to the Property by an Owner to himself/herself and his/her spouse (such that the spouses become co-owners of the Property) as a result of a marriage. ii) Conveyance to a Trust. A Transfer of title to the Property by an Owner to a revocable living trust comprised of Owner established by such Owner for estate planning purposes. iii) Conveyances between Co-Owners as a Result of Death, Voluntary Conveyance, or Divorce. If there is more than one individual constituting Owner (i.e., spouses, joint tenants, etc.), a Transfer of one Owner's interest in the Property to the other Owner by reason of death, voluntary conveyance, or divorce. iv) Conveyance to a Party who is Not a Co-Owner as a Result of Death. Upon the death of an Owner, a Transfer of the Property to a Low Income Household that meets the other requirements of City to acquire and own the Property, including the obligation to reside at the Property as the Owner's principal and permanent residence. If the transferee of the Property upon the death of an Owner is not a Low Income Household who meets the requirements of City to own the Property, the Transfer is not an Exempt Transfer and the transferee shall, within one hundred twenty (120) days after the date the transferee obtains title to the Property, Transfer fee title to the Property to a Qualified Purchaser at an Affordable Purchase Price pursuant to Section 5.2 of this Agreement. v) First Deed of Trust Financing. The execution of a deed of trust in favor of an institutional lender to secure repayment of a loan to acquire the Property pursuant to an Affordable Transfer ("First Deed of Trust"), provided that the lien is being created in good faith and for value. vi) Refinancing of First Deed of Trust. The execution of a deed of trust in favor of an institutional lender to secure repayment of a loan the proceeds of which are used only for the purpose of repaying the First Deed of Trust described above or any successor loan executed in connection with refinancing of the prior encumbrance, provided that the loan is being created in good faith and for value and the amount does not exceed the then outstanding sum secured by the First Deed of Trust or a successor loan executed in connection with refinancing of the prior encumbrance plus reasonable closing costs associated with the refinance. 39410246060013 1160644.9 e05/08/13'5- Item 12.b. - Page 60 5.1.2 Transfer Review. No Owner shall cause or permit an Exempt Transfer of the Property to occur, and no person or entity shall accept a Transfer, without prior written confirmation from City that City has determined that the proposed Transfer constitutes an Exempt Transfer. City shall not be obligated to approve an Exempt Transfer until and unless the proposed transferee has submitted to City such information and completed such forms and certifications as City shall request in connection with insuring compliance with this Agreement, which, with respect to Exempt Transfers other than a transfer involving a First Deed of Trust Financing or Refinancing under Section 5.1. 1(v) or (vi), may include, but will not be limited to, certifications as to the proposed transferee's gross income and agreement to abide by the terms and conditions of this Agreement (provided, however, this Agreement shall be binding on any transferee whether or not such an agreement is executed). In addition, prior to conveyance of the Property and as a condition to the effectiveness thereof, each transferee of an Exempt Transfer other than a First Deed of Trust Financing or Refinancing under Section 5.1.1(v) or (vi) shall, if requested by City, submit to the City an executed disclosure statement which certifies that the transferee is aware that the transferee may only sell the Property at an Affordable Purchase Price to a Qualified Purchaser, that the maximum permitted sales price may be less than the fair market value, and that the Property must remain Owner occupied at all times and cannot be rented or leased. Each Owner shall cooperate with the City in providing such forms to proposed transferees, and acknowledges and agrees that its right to Transfer the Property is subject to and conditioned upon its compliance with the requirements of the City applicable to implementation of the foregoing provisions. 5.1.3 Transferee of Exempt Transfer Subject to Agreement. This Agreement shall remain in full force and effect upon an Exempt Transfer. Other than an Exempt Transfer that is for the recordation of the First Deed of Trust in accordance with Section 5.1.1(v) or a refinancing under Section 5.1.1(vi), the transferee of an Exempt Transfer shall constitute the Owner" under this Agreement (together and jointly with any other party that constitutes Owner) upon the Exempt Transfer and shall be subject to, and required to comply with, all of the terms and conditions of this Agreement, including without limitation the requirement in Section 4 that the Owner occupy the Property as its principal place of residence. 5.2. Affordable Transfers. 5.2.1 Defined. If Owner desires to Transfer the Property and the Transfer does not constitute an Exempt Transfer or a Habitat Transfer, the Property must be Transferred as an Affordable Transfer. An "Affordable Transfer" is the Transfer of the Property to a Qualified Purchaser at an Affordable Purchase Price, made in compliance with the terms and procedures set forth in this Agreement. 5.2.2 Notice to City. Prior to Transferring the Property to a Qualified Purchaser at an Affordable Purchase Price, Owner shall notify City in writing of the proposed Affordable Transfer and the identity of the proposed buyer. 5.2.3 Determination of Qualified Purchaser Status. Owner shall cooperate with and reasonably assist City with the determination of whether a proposed buyer is a Qualified Purchaser. In order to verify the buyer's status as a Qualified Purchaser, Owner shall submit to City the identity of the proposed buyer and adequate information as requested by City evidencing the buyer's status as a Qualified Purchaser, including evidence of income and 394/024600-0013 1160644.9 a05108/13 6- Item 12.b. - Page 61 evidence that the buyer lawfully resides in the United States. Said information shall be submitted not less than thirty (30) days prior to the proposed Affordable Transfer and shall include original or true copies of pay stubs, income tax records or other financial documents in order that City may determine and verify the household income of the proposed buyer and qualification as a Qualified Purchaser. Owner shall complete or cause to be completed any applications, verification documents or other forms that may be provided by City for Owner or the proposed buyers to complete. If City is unable to verify the buyer's Qualified Purchaser status, then the buyer shall not be eligible to purchase the Property and Owner shall select another buyer for approval of Qualified Purchaser status. 5.2.4 Affordable Purchase Price. The sales price of the Property for an Affordable Transfer shall not exceed the Affordable Purchase Price. OWNER AND EACH SUCCESSOR, HEIR OR ASSIGN OF OWNER UNDERSTANDS THAT THE DETERMINATION OF THE AFFORDABLE PURCHASE PRICE CAN ONLY BE MADE AT THE TIME OF THE TRANSFER, TAKING INTO CONSIDERAHON FACTORS THAT CANNOT BE ACCURATELY PREDICTED, AND THAT THE TRANSFER PRICE PERMITTED HEREUNDER LIKELY WILL BE LESS THAN THE FAIR MARKET VALUE OF THE PROPERTY AND MAY NOT INCREASE OR DECREASE IN THE SAME MANNER AS OTHER SIMILAR REAL PROPERTY WHICH IS NOT ENCUMBERED BY THE AFFORDABILITY COVENANTS IN THIS AGREEMENT. OWNER FURTHER ACKNOWLEDGES THAT AT ALL TIMES IN SETTING THE TRANSFER PRICE THE PRIMARY OBJECTIVE OF COMMISSION AND THIS AGREEMENT IS TO PROVIDE AFFORDABLE HOUSING TO LOW INCOME PERSONS AND FAMILIES. OWNER INITIALS: Failure of Owner to initial above shall not void this Section 5.2.4.] 5.2.5 Conditions to Transfer. Owner shall not Transfer the Property pursuant to this Section 5.2, and no person or entity shall accept a Transfer of the Property, until such time as City has provided written confirmation that it has determined (i) the proposed buyer intends to occupy the Property as its principal residence; (ii) the proposed buyer is a Qualified Purchaser and meets the other requirements of City; (iii) the Transfer is at an Affordable Purchase Price; and (iv) the Qualified Purchaser has executed all other documents that may be reasonably required by City to implement the terms of this Agreement. 5.2.6 Successive Affordable Transfers. The foregoing provisions of this Section 5.2 shall apply to every successive Affordable Transfer. 5.2.7 Affordable Legal Restriction. Owner shall comply with and cause the Affordable Legal Restriction to be satisfied. The failure of the Affordable Legal Restriction to be satisfied shall constitute a default of this Agreement by Owner and its successors and assigns, including any transferee of a Prohibited Transfer. 5.3 Habitat Transfers. The provisions of this Section 5.3 shall apply to Transfers that constitute Habitat Transfers. A "Habitat Transfer" is a transfer of the Property by Owner to Habitat that is made during the term of the Habitat Documents and in accordance 394/0246000013 11606449 a05103/13 7- Item 12.b. - Page 62 with the Habitat Documents approved by City. The term "Habitat Documents" shall mean the documents entered into between Owner and Habitat relating to Owner's ownership and use of the Property. The Habitat Documents specifically include Habitat's right of first refusal to purchase the Property. Upon such a Habitat Transfer, Habitat shall be the Owner hereunder and shall be required to comply with this Agreement, provided, however, that notwithstanding anything to the contrary set forth in this Agreement, Habitat is not required to comply with the Affordable Transfer restrictions set forth in this Agreement, but rather Habitat must comply with the conveyance requirements set forth in the AHA by conveying the Property to a Qualified Homebuyer (as such term is defined in the AHA) at the Affordable Purchase Price (as such term is defined in the AHA) pursuant to the terms and conditions of the AHA, including, without limitation Section 4.2 of the AHA, as expeditiously as possible and in no event later than six (6) months from the date of the Habitat Transfer. 5.4 Prohibited Transfers. A Transfer that is not an Exempt Transfer Section 5.1) or an Affordable Transfer (Section 5.2) or a Habitat Transfer (Section 5.3) is a Prohibited Transfer and is not permitted under this Agreement. No person or entity shall accept a Transfer of the Property, until such time as City has provided written confirmation that the proposed Transfer is an Exempt Transfer or Affordable Transfer. A transferee of a Prohibited Transfer shall be subject to and required to comply with all of the terms and conditions of this Agreement. The occurrence of a Prohibited Transfer shall constitute a default under this Agreement of the transferor and transferee. In addition to any other rights and remedies available to City upon the occurrence of a Prohibited Transfer, City shall have the right to require payment of the Prohibited Sales Proceeds pursuant to Section 11.2 of this Agreement and shall have the right to bring legal actions as deemed necessary by City to enforce the terms and conditions of this Agreement, including without limitation the requirement that the Affordable Legal Restriction be satisfied. A transferor Owner of a Prohibited Transfer shall not be released from the obligations and liabilities under this Agreement and shall be jointly and severally responsible with the transferee Owner for all obligations of Owner hereunder. 6.Maintenance of Property. Owner shall maintain or cause to be maintained all improvements on the Property in first class condition and repair (and, as to landscaping, in a healthy condition) and in accordance with all applicable laws, rules, ordinances, orders, and regulations, including without limitation the City of Arroyo Grande Municipal Code, and all federal, state, county, municipal, and other governmental agencies and bodies having or claiming jurisdiction and all their respective departments, bureaus, and officials. In addition, Owner shall make or cause to be made all repairs and replacements necessary to keep the improvements in first class condition and repair and shall promptly eliminate or cause to be eliminated all graffiti and debris and replace dead and diseased plants and landscaping with comparable materials. In the event that Owner breaches any of the covenants contained in this Section 6 and such default continues for a period of seven(7) days after written or verbal notice from City (with respect to landscaping, graffiti, debris, waste material, or general maintenance) or thirty(30) days after written notice from City (with respect to building improvements), then City, in addition to whatever other remedy it may have at law or in equity, shall have the right to enter upon the Property and perform or cause to be performed all such acts and work necessary to cure the default. Pursuant to such right of entry, City shall be permitted (but not required) with due notice to enter upon the Property and perform all acts and work necessary to protect, maintain, and preserve the improvements and landscaped areas on the Property, and to attach a lien on the Property, or to assess the Property, in the amount of the expenditures arising from such acts and 394/024600-0613 1160644.9 a05N8/13 8- Item 12.b. - Page 63 work of protection, maintenance, and preservation by City and/or costs of such cure, including a fifteen percent (15%) administrative charge, which amount shall be promptly paid by Owner to City upon demand. 7.Notice of Inspection. Owner agrees and acknowledges that City and its employees and agents shall have the right to enter upon the Property during normal business hours (Monday through Friday, between 9:00 a.m. and 5:00 p.m.) to ensure compliance with this Agreement and other applicable federal, state and local laws and regulations. City agrees to notify Owner not less than twenty-four (24) hours prior to City's proposed time of inspection of the Property. Upon receipt of such notice, Owner agrees to cooperate with City in making the Property available for inspection by City. 8.Public Nuisance; City Option to Purchase. In addition to any other remedies City may have against Owner in accordance with this Agreement and applicable law, in the event the Property is declared to be a public nuisance under the City's Public Nuisance Ordinance and the nuisance is not timely abated in accordance with the City's Public Nuisance Ordinance, City shall have the option to purchase the Property at the Affordable Purchase Price following the expiration of any appeal period applicable to the public nuisance determination. In the event City exercises the option, an escrow shall be established to close within sixty (60) days after delivery of City's notice of exercise, and Owner shall convey fee title to the Property to City free and clear of all monetary liens and encumbrances. The Option to Purchase set forth in this Section 8 shall expire on the date that is forty-five (45) years after the date of recordation of this Agreement. Notwithstanding the foregoing, the Option to Purchase set forth in this Section 8 shall be subordinate to Habitat's right of first refusal to purchase the Property under the Habitat Documents. 9.Indemnification. Owner shall defend, indemnify and hold harmless City and its officers, officials, agents, employees, representatives, and volunteers from and against any loss, damage, costs, expenses, liability, claim, or judgment relating in any manner to the Property or Owner's performance under this Agreement. 10. Insurance. Owner hereby certifies that it has obtained or provided for obtaining by its payment of its homeowner's association fees) a policy of all-risk property insurance in an amount equal to the full replacement value of the structures, or portion thereof, within the Property, and Owner shall continue to maintain or pay all dues required to provide for maintaining such insurance in full force and effect during the period Owner owns the Property. In no event shall the limits of any policy be considered as limiting the liability of Owner hereunder or limiting the indemnity obligation set forth in Section 9 of this Agreement. In the event of damage to or destruction of the Property, Owner shall reconstruct or cause to be reconstructed the improvements on the Property to their prior condition to the extent of available insurance proceeds and to the extent permitted by applicable law and declarations of record with respect to the Property. 11. Defaults and Remedies. 11.1 Defaults. Failure or delay by any party to perform any term or provision of this Agreement which is not cured within thirty (30) days after receipt of notice from the other party specifying the default (or such other period specifically provided herein) constitutes a 3941024600-0013 1160644.9 605/08/13 9- Item 12.b. - Page 64 default under this Agreement; provided, however, if such default is of the nature requiring more than thirty (30) days to cure, the defaulting party shall avoid default hereunder by commencing to cure within such thirty (30) day period, and thereafter diligently pursuing such cure to completion within an additional thirty (30) days following the conclusion of such thirty (30) day period (for a total of sixty (60) days). Except as required to protect against further damages, the injured party may not institute proceedings against the party in default until expiration of such cure period. Failure or delay in giving such notice shall not constitute a waiver of any default, nor shall it change the time of default. 11.2 Prohibited Sales Proceeds. In the event of a Prohibited Transfer that involves a sale of the Property for an amount greater than the Affordable Purchase Price, in addition to any other remedy City shall have for such default, to the extent permitted by law, City shall have the right to require that the transferor Owner pay to City the entire amount of the sales price received in excess of the Affordable Purchase Price permitted pursuant to this Agreement ("Prohibited Sales Proceeds"); provided, however, that nothing herein shall be deemed to limit City's remedy for such a Prohibited Transfer, and City shall be entitled to pursue any other remedy permitted by law or this Agreement, including specific performance, and injunctive relief, or seeking other legal or equitable remedies against Owner and the transferee of the Prohibited Transfer. 11.3 City Option to Purchase. In addition to any other remedies City may have against Owner in accordance with this Agreement and applicable law, in the event of a default of Owner under this Agreement which is not cured within the applicable cure period, City shall have the option to purchase the Property at the Affordable Purchase Price (less any amounts that may be owing to City) following the expiration of any cure period applicable to the default, and if the default by Owner. In the event City exercises the option, an escrow shall be established to close within sixty (60) days after delivery of City's notice of exercise, and the conveyance shall be subject to reasonable closing conditions, including City's inspection and acceptance of the Property. Owner shall convey the Property to City free and clear of all monetary liens and encumbrances. The Option to Purchase under this Section 11.3 shall expire on the date that is forty-five (45) years after the date of recordation of this Agreement. Notwithstanding anything to the contrary set forth in this Agreement, City shall not exercise the Option to Purchase set forth in this Section 11.3 until the following has occurred: (i) sixty (60) days following City's written notice to Habitat that City intends to exercise its Option to Purchase under this Section 11.3 and (ii) in the event Habitat provides City written notice within such 60-day period that Habitat intends to exercise its right of first refusal to purchase the Property under the Habitat Documents ("Habitat's Notice"), Habitat fails to purchase the Property within thirty (30) days following Habitat's Notice. 11.4 Rights and Remedies are Cumulative. Except as otherwise expressly stated in this Agreement, the rights and remedies of the parties are cumulative, and the exercise by either party of one or more of its rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party. 12. Nondiscrimination. In addition to any other nondiscrimination provisions applicable to the Property under federal, state or local law, Owner covenants by and for itself, its successors and assigns, and all persons claiming under or through them that there shall be no 394/024600-0013 1160644.9 05/08/13 10- Item 12.b. - Page 65 discrimination against, or segregation of, any person, or group of persons, on account of any basis listed in subdivision(a) or(d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1,subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code in the sale, lease, or rental or in the use, occupancy, or enjoyment of the Property, nor shall Owner itself, or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy of tenants, lessees, subtenants, sublessees, or vendees of the Property or any portion thereof. All deeds, leases or contracts for the Property shall contain or be subject to substantially the following nondiscrimination or nonsegregation clauses: i. In deeds: "The grantee herein covenants by and for himself or herself, his or her heirs, executors, administrators, and assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the land herein conveyed, nor shall the grantee or any person claiming under or through him or her, establish or permit any practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees in the land herein conveyed. The foregoing covenants shall run with the land." ii.In leases: "The lessee herein covenants by and for himself or herself; his or her heirs, executors, administrators, and assigns, and all persons claiming under or through him or her, and this lease is made and accepted upon and subject to the following conditions: There shall be no discrimination against or segregation of any person or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the leasing, subleasing, transferring, use, occupancy, tenure, or enjoyment of the premises herein leased nor shall the lessee himself or herself, or any person claiming under or through him or her, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy, of tenants, lessees, sublessees, subtenants, or vendees in the premises herein leased." iii. In contracts relating to the sale, transfer, or leasing of land or any interest therein: "There shall be no discrimination against or segregation of any person or group of persons, on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, transfer, use, occupancy, tenure, or enjoyment of the premises, nor shall the contracting party itself, or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use, or occupancy of tenants, lessees, subtenants, sublessees, or vendees of the premises. The foregoing provisions shall be 394/024609-0013 1160644.9 905/08/13 1 1- Item 12.b. - Page 66 binding upon and shall obligate the contracting party or parties and any subcontracting party or parties, or other transferees under the contract." Notwithstanding the foregoing, Owner acknowledges and agrees that Owner shall occupy the Property as Owner's principal residence and shall not rent or lease the Property. 13. Miscellaneous. 13.1 Attorneys' Fees and Costs. If any party to this Agreement commences an action against any other party to this Agreement arising out of or in connection with this Agreement, the prevailing party in such proceeding shall be entitled to recover reasonable attorneys' fees, expert witness fees, costs of investigation, and costs of suit from the losing party. 13.2 Entire Agreement, Waivers, and Amendments. This Agreement and the agreements referred to herein and any disclosure document executed by Owner in favor of City contain the entire agreement between and among the parties relating to the subject matter hereof, and supersedes all negotiations and previous agreements between and among the parties with respect to all or part of the subject matter hereof. All waivers of the provisions of this Agreement must be in writing and signed by the appropriate authorities of the party to be charged. A waiver of the breach of the covenants, conditions or obligations under this Agreement by any party shall not be construed as a waiver of any succeeding breach of the same or other covenants, conditions or obligations of this Agreement. Any amendment or modification to this Agreement must be in writing and executed by the appropriate authorities of City and Owner. 13.3 Interpretation; Governing Law. This Agreement shall be construed according to its fair meaning and as if prepared by all of the parties hereto. This Agreement shall be construed in accordance with the internal laws of the State of California without regard to principles of conlficts of law. 13.4 Severability. If any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, then such provision or provisions shall be deemed severable from the remaining provisions contained in this Agreement, and this Agreement shall be construed as if such invalid, illegal, or unenforceable provision(s) had never been contained herein. 13.5 No Assignment. Except as provided above with respect to Exempt Transfers and Affordable Transfers, Owner shall not assign any interest in this Agreement, without the express prior written consent of City, which consent may be withheld in City's sole and absolute discretion. The City Manager shall have authority to act on behalf of the City with respect to any approvals requested by Owner under this Section 15.3. 13.6 Notices. Formal notices required to be delivered under this Agreement to any other party must be in writing and shall be effective (i) when personally delivered by the other party or messenger or courier thereof; (ii) three (3) business days after deposit in the United States mail, registered or certified; or (iii) one (1) business day after deposit before the daily deadline time with a reputable overnight courier or service; in each case postage fully prepaid and addressed to the respective parties as set forth below or to such other address and to such other persons as the parties may hereafter designate by written notice to the other parties hereto: 394/024600-0013 1160644.9 a05/08/13 12-Item 12.b. - Page 67 To City: City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 Atm: City Manager To Habitat: Habitat for Humanity for San Luis Obispo County P.O. Box 613 San Luis Obispo, CA 93406 Attn: Julia K. Ogden, Chief Executive Officer To Owner: At the address set forth in Recital A of this Agreement. 13.7 Covenants Run with the Land. All conditions, covenants, and restrictions contained in this Agreement shall be covenants running with the land, and shall, in any event, and without regard to technical classification or designation, legal or otherwise, be, to the fullest extent permitted by law and equity, binding for the benefit and in favor of, and enforceable by, City and its successors and assigns, against Owner, its successors and assigns, to or of the Property or any portion thereof or any interest therein, and any party in possession or occupancy of said Property or portion thereof. Upon a Transfer of the Property by Owner, the transferee shall be subject to and shall comply with this Agreement. In amplification and not in restriction of the provisions set forth hereinabove, it is intended and agreed that City shall be deemed a beneficiary of the agreements and covenants provided hereinabove both for and in its own right and also for the purposes of protecting the interests of the community. All covenants without regard to technical classification or designation shall be binding for the benefit of City and such covenants shall run in favor of City for the entire period during which such covenants shall be in force and effect, without regard to whether City is or remains an owner of any land or interest therein to which such covenants relate. City shall have the right, in the event of any breach of any such agreement or covenant, to exercise all the rights and remedies, and to maintain any action at law or suit in equity or other proper proceedings to enforce the curing of such breach of agreement or covenant. 13.8 Joint and Several Obligations. If at any time the Property is owned by more than one individual, all of the multiple owners shall be jointly and severally liable for the obligations imposed by this Agreement. 13.9 Counterparts. This Agreement may be executed in two or more counterparts, each of which when so executed and delivered shall be deemed an original and all of which, when taken together, shall constitute one and the same instrument. signatures on next page] 394/0246060013 1160644.9 aOS/O8/13 13- Item 12.b. - Page 68 IN WITNESS WHEREOF, the parties have entered into this Agreement as of the date first written above. CITY' CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE DISSOLVED REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE By: Its: HABITAT" HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY By: Its: By: Its: OWNER" 394/U24600-0013 1160644.9 a05108/13 14-Item 12.b. - Page 69 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 394/0246040013 1160644.9 a05/03/13 15- Item 12.b. - Page 70 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 394/024600-0013 1160644.9 a05/08/13 16; Item 12.b. - Page 71 EXHIBIT "A" TO REGULATORY AGREEMENT LEGAL DESCRIPTION OF PROPERTY MI that certain property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: to be inserted— legal description of home] 396/024600.0013 1160644.9 a05/08/13 Item 12.b. - Page 72 ATTACHMENT NO. 6B NOTICE OF RESTRICTIONS Attached] 394/0246004013 1160644.9.05/08/13 Item 12.b. - Page 73 RECORDED AT THE REQUEST OF AND WHEN RECORDED RETURN TO: City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 Attn: City Clerk SPACE ABOVE THIS LINE FOR RECORDER'S USE) This Notice of Affordability Restrictions on Transfer of Property is recorded at the request and for the benefit of the City of Arroyo Grande and is exempt from the payment of a recording fee pursuant to Government Code Section 27383. NOTICE OF AFFORDABILITY RESTRICTIONS ON TRANSFER OF PROPERTY Important notice to owners, purchasers, tenants, lenders, brokers, escrow and title companies, and other persons, regarding affordable housing restrictions on the real property described in this Notice: Affordable housing restrictions have been recorded with respect to the property described below (referred to in this Notice as the "Property") which require that the Property be sold to ow income households at a restricted sale price for a period of forty-five (45) years. This Notice of Affordability Restrictions on Transfer of Property is executed and recorded pursuant to Section 33334.3(f)(3)(B) of the Health and Safety Code. The City of Arroyo Grande as Housing Successor to the dissolved Redevelopment Agency of the City of Arroyo Grande ("City"), acting to carry out certain obligations under the Community Redevelopment Law of the State of California Health and Safety Code Section 33000 et seq.), has entered into a Regulatory Agreement and Declaration of Covenants and Restrictions ("Regulatory Agreement") with Owner"), with respect to that certain real property ("Property") located at Arroyo Grande, CA San Luis Obispo County, Assessor's Parcel No. and described in Exhibit "A" attached hereto and incorporated herein by reference. The Regulatory Agreement establishes certain covenants, conditions and 394/024600.0013 1160644.9 a05/03113 1- Item 12.b. - Page 74 restrictions, as recited therein, which provide that the Property is to be owner occupied and restricts the sale of the Property to persons or families whose household income does not exceed the qualifying limits for low income households as published periodically by the State of California Department of Housing and Community Development, at a restricted resale price, all as more fully set forth in the Regulatory Agreement. The Regulatory Agreement is being recorded on or about the date hereof and will remain in effect for a period of forty-five (45) years. This Notice does not contain a full description of the details of all of the terms and conditions of the Regulatory Agreement. You will need to obtain and read the Regulatory Agreement to fully understand the restrictions and requirements which apply to the Property. This Notice shall be indexed against the C ity of Arroyo Grande and the current Owner of the Property. City" CITY OF ARROYO GRANDE AS HOUSING SUCCESSOR TO THE REDEVELOPMENT AGENCY OF THE CITY OF ARROYO GRANDE By: City Manager ATTEST: Kelly Wetmore, City Clerk 394/024600-0013 1160644.9 a05/08/13 2- Item 12.b. - Page 75 CONSENT TO RECORDATION owner of the fee interest in the real property legally described in Exhibit "A" hereto, hereby consents to the recordation of the foregoing Notice of Affordability Restrictions on Transfer of Property against said real property. OWNER" Insert name and signature block] 394/024600-0013 1160644.9 405/08/13 3- Item 12.b. - Page 76 State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) State of California County of On before me, insert name and title of the officer) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 3941024600-0013 1160644.9 605/08/13 4- Item 12.b. - Page 77 State of California County of On before me, insert name and title of the officer) Notary Public,personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Seal) 394/024600-0013 1160644.9 a05/08/13 5- Item 12.b. - Page 78 EDIT "A" TO NOTICE OF AFFORDABILITY RESTRICTIONS LEGAL DESCRIPTION OF PROPERTY to be inserted] 394/0246060013 1160644.9 405/08/13 Item 12.b. - Page 79 ATTACHMENT NO. 1 LEGAL DESCRIPTION OF SITE That certain property located in the City of Arroyo Grande, County of San Luis Obispo, State of California, described as follows: That portion of Lot 106 of the Subdivision of the Ranchos Corral de Piedra, Pismo and Bolsa de Chamisal, in the City of Arroyo Grande, County of San Luis Obispo, State of California, according to map filed in Book A, Page 65 of Maps, is the office of the County Recorder of said County, described as follows: Commencing at a point in the Southeasterly line of the right of way conveyed to the County of San Luis Obispo, by Deed Dated May 7, 1941 and recorded May 29, 1941 in Book 300 at Page 12 of Official Records, distant thereon North 56°50' East, 1377.10 feet from the Southwesterly line of Lot 13 of the Folsom Tract, according to the map filed for record September 26, 1891 in Book B at Page 75 of Maps; said point being the most Northerly corner of the property conveyed to Roy S. Slean etux, by deed dated December 30, 1946 and recorded January 21, 1947 in Book 428 Page 463 of Official Records; thence North 56°50' East along the Southeasterly line of the right of way above referred to, 66.25 feet to the most Westerly corner of the property conveyed to William Q. O'Connor etux., by Deed dated August 8, 1949 and recorded February 16, 1950 in Book 522 Page 199 of Official Records; thence South 33°10' East along the Southwest line of the property so conveyed, 328.73 feet to the most Southerly corner thereof; thence South 56°50' West, 66.25 feet to the Easterly corner of the property conveyed to Roy S. Slean etux., so conveyed, 328.73 feet to the point of beginning. Said Property is also shown on map recorded May 27, 1941 in Book 2 Page 74 of Record of Surveys. Excepting therefrom that portion as conveyed to the City of Arroyo Grande, a Municipal Corporation by deed recorded June 29, 1984 Instrument No. 34576 in Book 2609 Page 458 of Official Records. 394/024600.0013 1160644.8 a05106113 Item 12.b. - Page 80