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HomeMy WebLinkAbout2019-12-17; City Council; ; Professional Services Agreement for property management services for Tyler Court Senior Apartments.Upon acquisition and transfer of private ownership to the Carlsbad Redevelopment Agency, income and rent restrictions were immediately implemented for the development to provide for 100% affordable housing to senior households with incomes at 30% and 50% of the San Diego County Area median incomes. The Agency subsequently entered into an agreement with a third party to manage the day-to-day operations of the apartment complex. In January 2012, ownership of the property was transferred from the Carlsbad Redevelopment Agency to the City of Carlsbad as a result of the dissolution of the Redevelopment Agency per State Law. With the transfer of ownership, it was intended that the property would remain a senior-only development according to its approved conditional use permit, and would continue to have income and rent restrictions to be affordable to very low and extremely low-income households. The current property management agreement with Western Senior Housing expires on December 31, 2019. Staff released a Request for Proposals (RFP) on Sept. 4, 2019, which closed Sept. 25, 2019. The RFP was posted on PlanetBids, the website used by the city for posting RFP's, and three (3) vendors were contacted directly when the RFP was posted; two (2) responded that they would submit proposals. Only one proposal was received from Western Senior Housing Management. Pursuant to city procurement procedures, staff reached out to 14 additional property management companies that have local experience managing affordable and market rate rental housing. Staff received one additional proposal from FPI Management. Per City Municipal Code (CMC) 3.28.050 (D)(2) the two proposals were evaluated based on best value. Staff evaluated the submitted proposals to determine if they met the qualifying conditions and had the relevant experience required by the RFP. It was found by all raters that Western Senior Housing Management meets all of the qualifying conditions and provides the best value to the City. Western Senior Housing Management currently manages operations at Tavarua Senior Apartments on Harding Street in Carlsbad as well as 42 other properties managed throughout the southern California region -over 70% of the properties managed are for seniors. Fiscal Analysis The total costs associated with the day-to.:day management and maintenance for the Tyler Court Senior Apartments are estimated to be approximately $512,549 for FY 2019- 20. The funds to operate the complex will be provided through rent revenues generated by the renting of the units on a monthly basis. Based on current projections, it is estimated that rent revenues generated by the project will be approximately $532,789 per year. Therefore, with an operating surplus of $20,240, it is unlikely that any additional city funding will be required for operations of the subject property during the term of the agreement. No additional funds have been required from the city or previously the Redevelopment Agency to manage, operate and/or maintain the Tyler Senior Court Apartments since its purchase in 1999. Dec. 17, 2019 Item #7 Page 2 of 85 Environmental Evaluation (CEQA) Pursuant to Public Resources Code Section 21065, this action does not constitute a "project" within the meaning of the California Environmental Quality Act (CEQA) in that it has no potential to cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and therefore does not require environmental review. Public Notification and Outreach This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to the scheduled meeting date. Exhibits 1. City Council Resolution 2. Request for Proposal Response Dec. 17, 2019 Item #7 Page 3 of 85 RESOLUTION NO. 2019-260 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A PROFESSIONAL SERVICES AGREEMENT FOR PROPERTY MANAGEMENT SERVICES WITH WESTERN SENIOR HOUSING MANAGEMENT FOR TYLER COURT SENIOR APARTMENTS WHEREAS, the City Council of the City of Carlsbad, California has determined that the City of Carlsbad has a significant need for affordable housing throughout the community as set forth in both its Housing Element of the General Plan and the City's federally-required Consolidated Plan; and WHEREAS, on Sept. 30, 1999, the Redevelopment Agency of the City of Carlsbad purchased the Tyler Court Senior Apartment Complex for the purpose of providing permanent affordable housing for very low-income senior citizens in Carlsbad; and WHEREAS, the City of Carlsbad seeks to enter into a professional services agreement with Western Senior Housing Management for exclusive property management services for the Tyler Court Senior Apartments. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the City Council hereby authorizes the Mayor to execute a professional services agreement (Attachment A) for property management services with Western Senior Housing Management for the Tyler Court Senior Apartments for an initial term period of two years. 3. The City Council hereby authorizes the City Manager to extend said professional services agreement for three additional, one year periods or parts thereof. Extensions will be based upon a satisfactory review of Contractor's performance, city's needs, and appropriation of funds by the City Council. Dec. 17, 2019 Item #7 Page 4 of 85 PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 17th day of December 2019, by the following vote, to wit: AYES: Hall, Blackburn, Bhat-Patel, Schumacher. NAYS: None. ABSENT: None. ~/.l«f,cr Gema {cl' BARBARA ENGLESON, City Clerk 1 (SEAL) Otpvfl . '---" CltJ CJ tr✓ Dec. 17, 2019 Item #7 Page 5 of 85 AGREEMENT FOR TYLER COURT SENIOR APARTMENTS PROPERTY MANAGEMENT SERVICES WSH MANAGEMENT, INC. Attachment A THIS AGREEMENT is made and entered into as of the / q fh day of DetP.m be ( , 2019, by and between the CITY OF CARLSBAD, a municipal corporation, ("City"}, and WSH MANAGEMENT, INC. a California corporation ("Contractor"). RECITALS A. City requires exclusive management agent services for the management and day- to-day operation of the Tyler Court Senior Apartments located at 3363 Tyler Street, Carlsbad, CA 92008. B. Contractor has the necessary experience in providing professional services and advice related to affordable senior housing property management. C. Contractor has submitted a proposal to City and has affirmed its willingness and ability to perform such work. NOW, THEREFORE, in consideration of these recitals and the mutual covenants contained herein, City and Contractor agree as follows: 1. SCOPE OF WORK City retains Contractor to perform, and Contractor agrees to render, those services (the "Services") that are defined in attached Exhibit "A", which is incorporated by this reference in accordance with this Agreement's terms and conditions. 2. STANDARD OF PERFORMANCE While performing the Services, Contractor will exercise the reasonable professional care and skill customarily exercised by reputable members of Contractor's profession practicing in the Metropolitan Southern California Area and will use reasonable diligence and best judgment while exercising its professional skill and expertise. 3. TERM The term of this Agreement will be effective for a period of two (2) years from the date first above written. The City Manager may amend the Agreement to extend it for three (3) additional one (1) year periods or parts thereof. Extensions will be based upon a satisfactory review of Contractor's performance, City needs, and appropriation of funds by the City Council. The parties will prepare a written amendment indicating the effective date and length of the extended Agreement. 4. TIME IS OF THE ESSENCE Time is of the essence for each and every provision of this Agreement. 5. COMPENSATION The sole compensation which the Contractor shall be entitled to receive for all services performed under this Agreement shall be a fee computed and payable monthly on the first day of each month. The Contractor's monthly fee shall be the sum of fifty five dollars ($55) per unit. 6. STATUS OF CONTRACTOR Contractor will perform the Services in Contractor's own way as an independent contractor and in pursuit of Contractor's independent calling, and not as an employee of City. Contractor will be under control of City only as to the result to be accomplished, but will consult with City as REV. 12/10/2019 Dec. 17, 2019 Item #7 Page 6 of 85 necessary. The persons used by Contractor to provide services under this Agreement will not be considered employees of City for any purposes. The payment made to Contractor pursuant to the Agreement will be the full and complete compensation to which Contractor is entitled. City will not make any federal or state tax withholdings on behalf of Contractor or its agents, employees or subcontractors. City will not be required to pay any workers' compensation insurance or unemployment contributions on behalf of Contractor or its employees or subcontractors. Contractor agrees to indemnify City within thirty (30) days for any tax, retirement contribution, social security, overtime payment, unemployment payment or workers' compensation payment which City may be required to make on behalf of Contractor or any agent, employee, or subcontractor of Contractor for work done under this Agreement. At the City's election, City may deduct the indemnification amount from any balance owing to Contractor. 7. SUBCONTRACTING Contractor will not subcontract any portion of the Services without prior written approval of City. If Contractor subcontracts any of the Services, Contractor will be fully responsible to City for the acts and omissions of Contractor's subcontractor and of the persons either directly or indirectly employed by the subcontractor, as Contractor is for the acts and omissions of persons directly employed by Contractor. Nothing contained in this Agreement will create any contractual relationship between any subcontractor of Contractor and City. Contractor will be responsible for payment of subcontractors. Contractor will bind every subcontractor and every subcontractor of a subcontractor by the terms of this Agreement applicable to Contractor's work unless specifically noted to the contrary in the subcontract and approved in writing by City. 8. OTHER CONTRACTORS The City reserves the right to employ other Contractors in connection with the Services. 9. INDEMNIFICATION Contractor agrees to indemnify and hold harmless the City and its officers, officials, employees and volunteers from and against all claims, damages, losses and expenses including attorneys fees arising out of the performance of the work described herein caused by any negligence, recklessness, or willful misconduct of the Contractor, any subcontractor, anyone directly or indirectly employed by any of them or anyone for whose acts any of them may be liable. The parties expressly agree that any payment, attorney's fee, costs or expense City incurs or makes to or on behalf of an injured employee under the City's self-administered workers' compensation is included as a loss, expense or cost for the purposes of this section, and that this section will survive the expiration or early termination of this Agreement. 10. INSURANCE Contractor will obtain and maintain for the duration of the Agreement and any and all amendments, insurance against claims for injuries to persons or damage to property which may arise out of or in connection with performance of the services by Contractor or Contractor's agents, representatives, employees or subcontractors. The insurance will be obtained from an insurance carrier admitted and authorized to do business in the State of California. The insurance carrier is required to have a current Best's Key Rating of not less than "A-:VII"; OR with a surplus line insurer on the State of California's List of Approved Surplus Line Insurers (LASLI) with a rating in the latest Best's Key Rating Guide of at least "A:X"; OR an alien non-admitted insurer listed by the National Association of Insurance Commissioners (NAIC) latest quarterly listings report. City Attorney Approved Version 6/12/18 2 Dec. 17, 2019 Item #7 Page 7 of 85 10.1 Coverage and Limits. Contractor will maintain the types of coverage and minimum limits indicated below, unless the Risk Manager or City Manager approves a lower amount. These minimum amounts of coverage will not constitute any limitations or cap on Contractor's indemnification obligations under this Agreement. City, its officers, agents and employees make no representation that the limits of the insurance specified to be carried by Contractor pursuant to this Agreement are adequate to protect Contractor. If Contractor believes that any required insurance coverage is inadequate, Contractor will obtain such additional insurance coverage, as Contractor deems adequate, at Contractor's sole expense. The full limits available to the named insured shall also be available and applicable to the City as an additional insured. 10.1.1 Commercial General Liability (CGL) Insurance. Insurance written on an "occurrence" basis, including personal & advertising injury, with limits no less than $2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. 10.1.2 Automobile Liability. (if the use of an automobile is involved for Contractor's work for City). $2,000,000 combined single-limit per accident for bodily injury and property damage. 10.1.3 Workers' Compensation and Employer's Liability. Workers' Compensation limits as required by the California Labor Code. Workers' Compensation will not be required if Contractor has no employees and provides, to City's satisfaction, a declaration stating this. 10.1.4 Professional Liability. Errors and omissions liability appropriate to Contractor's profession with limits of not less than $1,000,000 per claim. Coverage must be maintained for a period of five years following the date of completion of the work. 10.2 Additional Provisions. Contractor will ensure that the policies of insurance required under this Agreement contain, or are endorsed to contain, the following provisions: 10.2.1 The City will be named as an additional insured on Commercial General Liability which shall provide primary coverage to the City. 10.2.2 Contractor will obtain occurrence coverage, excluding Professional Liability, which will be written as claims-made coverage. 10.2.3 This insurance will be in force during the life of the Agreement and any extensions of it and will not be canceled without thirty (30) days prior written notice to City sent by certified mail pursuant to the Notice provisions of this Agreement. 10.3 Providing Certificates of Insurance and Endorsements. Prior to City's execution of this Agreement, Contractor will furnish certificates of insurance and endorsements to City. 10.4 Failure to Maintain Coverage. If Contractor fails to maintain any of these insurance coverages, then City will have the option to declare Contractor in breach, or may purchase replacement insurance or pay the premiums that are due on existing policies in order to maintain the required coverages. Contractor is responsible for any payments made by City to obtain or maintain insurance and City may collect these payments from Contractor or deduct the amount paid from any sums due Contractor under this Agreement. 10.5 Submission of Insurance Policies. City reserves the right to require, at any time, complete and certified copies of any or all required insurance policies and endorsements. City Attorney Approved Version 6/12/18 3 Dec. 17, 2019 Item #7 Page 8 of 85 11. BUSINESS LICENSE Contractor will obtain and maintain a City of Carlsbad Business License for the term of the Agreement, as may be amended from time-to-time. 12. ACCOUNTING RECORDS Contractor will maintain complete and accurate records with respect to costs incurred under this Agreement. All records will be clearly identifiable. Contractor will allow a representative of City during normal business hours to examine, audit, and make transcripts or copies of records and any other documents created pursuant to this Agreement. Contractor will allow inspection of all work, data, documents, proceedings, and activities related to the Agreement for a period of three (3) years from the date of final payment under this Agreement. 13. OWNERSHIP OF DOCUMENTS All work product produced by Contractor or its agents, employees, and subcontractors pursuant to this Agreement is the property of City. In the event this Agreement is terminated, all work product produced by Contractor or its agents, employees and subcontractors pursuant to this Agreement will be delivered at once to City. Contractor will have the right to make one (1) copy of the work product for Contractor's records. 14. COPYRIGHTS Contractor agrees that all copyrights that arise from the services will be vested in City and Contractor relinquishes all claims to the copyrights in favor of City. 15. NOTICES The name of the persons who are authorized to give written notice or to receive written notice on behalf of City and on behalf of Contractor under this Agreement. For City Name Laureen Ryan Title Senior Management Analyst Department CED ---------- City of Carlsbad Address 1635 Faraday Avenue Carlsbad, CA 92008 Phone No. 760-602-4615 For Contractor Name Jennifer Jones Title Vice President 18881 Von Karman Avenue, Suite Address 720 -------------- 1 rv in e, CA 92612 Phone No. 949-748-8200 Email Each party will notify the other immediately of any changes of address that would require any notice or delivery to be directed to another address. 16. CONFLICT OF INTEREST Contractor shall file a Conflict of Interest Statement with the City Clerk in accordance with the requirements of the City of Carlsbad Conflict of Interest Code. The Contractor shall report investments or interests in all categories. Yes ■ NoD City Attorney Approved Version 6/12/18 4 Dec. 17, 2019 Item #7 Page 9 of 85 17. GENERAL COMPLIANCE WITH LAWS Contractor will keep fully informed of federal, state and local laws and ordinances and regulations which in any manner affect those employed by Contractor, or in any way affect the performance of the Services by Contractor. Contractor will at all times observe and comply with these laws, ordinances, and regulations and will be responsible for the compliance of Contractor's services with all applicable laws, ordinances and regulations. Contractor will be aware of the requirements of the Immigration Reform and Control Act of 1986 and will comply with those requirements, including, but not limited to, verifying the eligibility for employment of all agents, employees, subcontractors and consultants whose services are required by this Agreement. 18. DISCRIMINATION AND HARASSMENT PROHIBITED Contractor will comply with all applicable local, state and federal laws and regulations prohibiting discrimination and harassment. 19. DISPUTE RESOLUTION If a dispute should arise regarding the performance of the Services the following procedure will be used to resolve any questions of fact or interpretation not otherwise settled by agreement between the parties. Representatives of Contractor or City will reduce such questions, and their respective views, to writing. A copy of such documented dispute will be forwarded to both parties involved along with recommended methods of resolution, which would be of benefit to both parties. The representative receiving the letter will reply to the letter along with a recommended method of resolution within ten (10) business days. If the resolution thus obtained is unsatisfactory to the aggrieved party, a letter outlining the disputes will be forwarded to the City Manager. The City Manager will consider the facts and solutions recommended by each party and may then opt to direct a solution to the problem. In such cases, the action of the City Manager will be binding upon the parties involved, although nothing in this procedure will prohibit the parties from seeking remedies available to them at law. 20. TERMINATION In the event of the Contractor's failure to prosecute, deliver, or perform the Services, City may terminate this Agreement for nonperformance by notifying Contractor by certified mail of the termination. If City decides to abandon or indefinitely postpone the work or services contemplated by this Agreement, City may terminate this Agreement upon written notice to Contractor. Upon notification of termination, Contractor has five (5) business days to deliver any documents owned by City and all work in progress to City address contained in this Agreement. City will make a determination of fact based upon the work product delivered to City and of the percentage of work that Contractor has performed which is usable and of worth to City in having the Agreement completed. Based upon that finding City will determine the final payment of the Agreement. Either party upon tendering thirty (30) days written notice to the other party may terminate this Agreement. In this event and upon request of City, Contractor will assemble the work product and put it in order for proper filing and closing and deliver it to City. Contractor will be paid for work performed to the termination date; however, the total will not exceed the lump sum fee payable under this Agreement. City will make the final determination as to the portions of tasks completed and the compensation to be made. 21. COVENANTS AGAINST CONTINGENT FEES Contractor warrants that Contractor has not employed or retained any company or person, other than a bona fide employee working for Contractor, to solicit or secure this Agreement, and that Contractor has not paid or agreed to pay any company or person, other than a bona fide City Attorney Approved Version 6/12/18 5 Dec. 17, 2019 Item #7 Page 10 of 85 employee, any fee, commIssIon, percentage, brokerage fee, gift, or any other consideration contingent upon, or resulting from, the award or making of this Agreement. For breach or violation of this warranty, City will have the right to annul this Agreement without liability, or, in its discretion, to deduct from the Agreement price or consideration, or otherwise recover, the full amount of the fee, commission, percentage, brokerage fees, gift, or contingent fee. 22. CLAIMS AND LAWSUITS By signing this Agreement, Contractor agrees that any Agreement claim submitted to City must be asserted as part of the Agreement process as set forth in this Agreement and not in anticipation of litigation or in conjunction with litigation. Contractor acknowledges that if a false claim is submitted to City, it may be considered fraud and Contractor may be subject to criminal prosecution. Contractor acknowledges that California Government Code sections 12650 et seq., the False Claims Act applies to this Agreement and, provides for civil penalties where a person knowingly submits a false claim to a public entity. These provisions include false claims made with deliberate ignorance of the false information or in reckless disregard of the truth or falsity of information. If City seeks to recover penalties pursuant to the False Claims Act, it is entitled to recover its litigation costs, including attorney's fees. Contractor acknowledges that the filing of a false claim may subject Contractor to an administrative debarment proceeding as the result of which Contractor may be prevented to act as a Contractor on any public work or improvement for a period of up to five (5) years. Contractor acknowledges debarment by another jurisdiction is grounds for City to terminate this Agreement. 23. JURISDICTION AND VENUE Any action at law or in equity brought by either of the parties for the purpose of enforcing a right or rights provided for by this Agreement will be tried in a court of competent jurisdiction in the County of San Diego, State of California, and the parties waive all provisions of law providing for a change of venue in these proceedings to any other county. 24. SUCCESSORS AND ASSIGNS It is mutually understood and agreed that this Agreement will be binding upon City and Contractor and their respective successors. Neither this Agreement nor any part of it nor any monies due or to become due under it may be assigned by Contractor without the prior consent of City, which shall not be unreasonably withheld. 25. ENTIRE AGREEMENT This Agreement, together with any other written document referred to or contemplated by it, along with the purchase order for this Agreement and its provisions, embody the entire Agreement and understanding between the parties relating to the subject matter of it. In case of conflict, the terms of the Agreement supersede the purchase order. Neither this Agreement nor any of its provisions may be amended, modified, waived or discharged except in a writing signed by both parties. 26. AUTHORITY The individuals executing this Agreement and the instruments referenced in it on behalf of Contractor each represent and warrant that they have the legal power, right and actual authority to bind Contractor to the terms and conditions of this Agreement. City Attorney Approved Version 6/12/18 6 Dec. 17, 2019 Item #7 Page 11 of 85 WSH MANAGEMENT, INC. a California corporation CITY OF CARLSBAD, a municipal corporation of the State of California By~~L ::~ . / Mayor Juuu<~Jf¼e.,7, \h~.f1,,,~~,d6t (print name/title) By: If required by City, proper notarial acknowledgment of execution by contractor must be attached. If a corporation, Agreement must be signed by one corporate officer from each of the following two groups. Group A Chairman, President, or Vice-President Group B Secretary, Assistant Secretary, CFO or Assistant Treasurer Otherwise, the corporation must attach a resolution certified by the secretary or assistant secretary under corporate seal empowering the officer(s) signing to bind the corporation. APPROVED AS TO FORM: CELIA A. BREWER, City Attorney BY:0LM.Ji1~ oil\ii&iataot City Attorney City Attorney Approved Version 6/12/18 7 Dec. 17, 2019 Item #7 Page 12 of 85 CALIFORNIA NOTARY ACKNOWLEDGMENT For An Individual Acting In His/Her Own Right: A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California ) ) ss. County ofO'v,Y,-) On \U\\ / 2,o\C\ before me,~ o+\Q A t"J.v.o.n')' ~ ~ ndo V (:A \ Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal Print Name My commission expires: O 1 / (}..J / I'}_ 0;) ~ HEL6850CA (1/15) Dec. 17, 2019 Item #7 Page 13 of 85 CALIFORNIA NOTARY ACKNOWLEDGMENT For An Individual Acting In His/Her Own Right: A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the tmthfulness, accuracy, or validity of that document. State of California ) ) ss. County of Oy~ ) On~~ l ~ 'Z.(rL '\ before me, 7~ lip Se9or Tu\llvt.l (ex j D\1\.6 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 PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal 2¾P51s - [NOTARIAL SEAL] ?~ \; f Se~a.Y Print Na My commission expires: ~-\L\-?O'Z.3 HEL6850CA (1/15) Dec. 17, 2019 Item #7 Page 14 of 85 EXHIBIT "A" SCOPE OF SERVICES The following management plan is proposed for Tyler Court Senior Apartments. 1. The Role and Responsibility of the Owner and the Relationship and Delegations of Authority to the Managing Agent. a. The resident manager will supervise the activities of the administrative and maintenance staff. The resident manager is directly responsible to the Managing Agent and will be directed by the Managing Agent who will set forth the requirements of day-to-day operations. On-site office hours are Mon to Fri, 9 a.m. to 5 p.m.; and include on-call emergency service 24-7. b. The Managing Agent will make all decisions empowered within the executed contract regarding operations without consulting the Owner, including events of extreme emergency. The Managing Agent will notify the Owner as soon as possible after any emergency response decisions or actions have been required. c. The Managing Agent will consult the Owner regarding all policy matters which the Agent is not authorized to handle within the terms of the management agreement, and on all matters, which are of significance to the project. The Managing Agent will meet with the Owner at regular intervals established by the Owner to review all property business and to update the management plan as directed by the Owner. 2. Personnel Policy and Staffing Arrangements. a. All employees will be employees of the Agent, not the Owner. All hiring will be in strict conformance with equal employment opportunity requirements provided by the Department of Fair Employment and Housing in regard to race, color, religion, sex, handicap, familial status or national origin. b. The staffing plan for this property will include a manager, resident services coordinator, assistant manager, maintenance technician, and porter. Job Descriptions Overview Property Manager: The property manager of the project will direct the operations of the project in accordance with the policy, guidance, and procedures prescribed by and under direction of the Managing Agent. Job performance is reviewed for adequacy and conformance with established City Attorney Approved Version 6/12/18 8 Dec. 17, 2019 Item #7 Page 15 of 85 procedures and requirements of the position. A complete job description for this position is attached. The major duties include: Supervision and direction of all site staff positions. Coordinating participation of applicants for the Re-Housing Set Aside Program (RSAP) in partnership with the City agencies and affiliates. Establish positive resident relations, and promote harmonious relations among residents, housing personnel and representatives, and the neighboring community. Resolve resident complaints on a timely urgent basis and within the guidelines of the Resident Grievance and Appeals procedure. Maintain working relations with the police and fire departments, government officials, and other community resources that are programmed and designed to assist residents. Oversight to keep building in good repair, and grounds areas and public areas clean which present a good appearance/curb appeal. Be responsible for the preventive maintenance and current maintenance of buildings, electrical, plumbing, heating, air conditioning, irrigation, and mechanical systems per requirements of the Managing Agent. Instruct and educate residents on procedures and practices to follow concerning utility conservation and the operations of appliances, safety equipment, fire prevention, and preventive maintenance. Keep informed on changes in local rental, tax and utility rates, and other activities that would affect the tenancy of the project. Collect and deposit all monies collected from tenants and other services within 24 hours or next business day, as directed by the Managing Agent. Oversight of all residential leases, amendments, renewals for residents; and the leasing and qualification process for applicants from acceptance of application through move-in or cancellation. Maintain the regulatory compliance and organization of the resident files with the requirements specific to this property, and as prescribed by the Director of Compliance. Maintain building and ground safety and fire prevention programs. Develop an emergency preparedness plan for residents and in conjunction City Attorney Approved Version 6/12/18 9 Dec. 17, 2019 Item #7 Page 16 of 85 with the fire department educate the procedure for residents to follow in case of fire, earthquake or other emergencies. Maintain an inventory of supplies, tools, equipment, and all property owned by the project. Obtain labor and material costs, permits, and work completion estimates for major repairs, renovation or replacement of equipment, and in compliance with the management agreement parameters. Assist applicants regarding questions in preparing applications for residency following the compliance regulations, as appropriate and adhering to all Fair Housing guidelines. Participate and successfully complete all training sessions as requested and required by the Managing Agent. These include but are not limited to State of California legal updates pertaining to Landlord Tenant Law, pertinent regulatory compliance training, Fair Housing, sexual harassment training, and Active Shooter training. Trainings are provided in a variety of offerings online, annually, and at the monthly manager meetings. Maintain Wait List in accordance with established regulations and rules. Resident Services Coordinator: This is a recently added staff position upon approval from the City of Carlsbad. The RSC is responsible for coordinating, advocating, and obtaining services for residents to support them in achieving long-term housing stability, independence, self-sufficiency, community integration and wellness in the community. See Job Description. Assistant Manager: The assistant manager supports the role and objectives for the smooth operations of the business and leasing office as directed by the Property Manager. They maintain accurate financial records, assist with leasing available apartments, marketing, affordable housing compliance, and support positive resident relationships and activities. They process invoices, resident rent payments, and maintain proper order of accounting records. Job description attached. Maintenance Technician: The maintenance technician will perform maintenance and janitorial tasks as directed by the Property Manager, following the protocol for work order processing and completion. See attached Job Description. Porter: The porter ensures that all common areas are kept clean, including community room, public restroom, office, laundry rooms, elevators, entry areas, parking areas, interior courtyard, exterior patio, and walkways. This position also provides turnover cleaning for apartments at the time of move out. See attached Job Description. City Attorney Approved Version 6/12/18 10 Dec. 17, 2019 Item #7 Page 17 of 85 3. Affirmative Fair Housing Marketing Plan a. Agent is responsible for marketing the property and will abide by all applicable fair housing laws and an approved Affirmative Fair Housing Marketing Plan. b. Advertising, as needed, in English, Spanish and other languages will be done as appropriate within Fair Housing laws to sustain occupancy goals and within budget guidelines. This may include online website presence advertisement, flyers distributed to local and county area organizations associated with the senior market, internet listings affiliated with rental and affordable housing, participation in property management website, and signage/banners if necessary and allowed by code. c. Community outreach will be ongoing and will include those groups least likely to know about Tyler Court Senior Apartments, so that prospective residents within those groups feel welcome to apply. Outreach also includes agencies and organizations serving the special needs populations. d. Upon direction from the City of Carlsbad for the RSAP program, WSH supports the referrals presented and preference will be given as directed by Owner and regulations, in renting to seniors who are homeless or displaced from housing by governmental assisted housing developments, or by other governmental actions or natural disasters by contacting the agency responsible for tenant displacement for such events. Reasonable Accommodations will be offered upon request as they relate to disabilities. e. All advertising, electronic or printed, will identify Tyler Court Senior Apartments with the international symbol of handicapped accessibility and the Fair Housing Equal Opportunity logos in addition to our DRE Broker's License for the property. f. All resident requests for Reasonable Accommodations or Modifications will be managed in accordance with the law. The Agent will follow established policies and procedures to document all requests. g. Agent will utilize any existing waitlist and will record updates and follow established procedures in an excel spreadsheet format. 4. Procedures for Determining Resident Eligibility and for Certifying and Recertifying Income All residents are selected in accordance with the approved management plan and an approved resident selection criteria. City Attorney Approved Version 6/12/18 11 Dec. 17, 2019 Item #7 Page 18 of 85 a. All interested age-qualified persons may obtain and submit an application for housing. All personnel handling the selection of residents and the processing of applications are required to be knowledgeable and reference the Online Policies and Procedures manual, which encompasses the occupancy and continuing compliance requirements. b. According to the Wait List, completed applications are processed in chronological order of the date the fully completed application was received based on eligibility within the parameters for income and rent and unit size. Additionally, applications will be logged by date and time when received. An application fee of $25 per applicant will be charged, and $15 application fee for a documented Live-In Care Attendant. The application fee is a direct expense incurred for the processing of the credit and background screening. c. The resident manager is thoroughly trained by the Agent pertaining to the program requirements and California Landlord/Tenant Law including, but not limited to: Fair Housing, Harassment, Interviews, Resident Selection, Certification and Recertification requirements, and the Lease, including all Addenda. d. Each month the project will be audited by the Agent for compliance to make certain that all requirements are adhered to. Additionally, every future resident file is audited by the Director of Compliance prior to move in to ensure accuracy of income and asset qualification. 5. Leasing and Occupancy Policies a. All interested applicants are provided an application, copy of the Resident Selection Criteria, and Notice of Rights under VAWA. A description of occupancy standards is described in the Resident Selection Criteria. Refer to attached Application Package. Applicants being referred through the RSAP City of Carlsbad are offered a Resident Selection Criteria specifically tailored to the RSAP, and includes an offer of a Reasonable Accommodation, if applicable. b. Prospective residents will complete an application. This is designed to give the resident manager basic required data about the resident with which the manager can determine whether there are factors of age, income, family size, or others that would effectively eliminate the applicant from further consideration. It also gives the resident manager a chance to meet and talk with the prospect prior to beginning the Agency paperwork. The Rental Application authorizes credit/criminal background report be obtained for each City Attorney Approved Version 6/12/18 12 Dec. 17, 2019 Item #7 Page 19 of 85 applicant after it is determined that the applicant(s) qualifies with regard to the Agency guidelines for income, in addition to prior landlord reports. Income verification authorization forms will be signed by the prospective resident. It will be explained at that time that their credit and background will be thoroughly investigated. The resident manager will request that the prospective resident give any information in advance of any unusual situation that the manager is likely to encounter in performing the screening of prospective resident. In this way, prospective residents have an opportunity to explain in advance, any unresolved credit problems, unfavorable reports from former landlords, criminal background and other factors, which might otherwise disqualify them. In the event an applicant screening result is declined or deemed a conditional approval, an adverse action letter is provided to the applicant which offers the opportunity for them to work with the credit screening entity to resolve any issues. As verification forms are completed, the resident's file is assembled. The resident manager will evaluate each resident in light of the information in his or her file as well as the objectives established for the project by the Owner. The resident manager and Agent's Compliance Department will determine which residents are qualified to be accepted for residency in the community. c. After it is determined that the prospective resident meets all required criteria for qualification, the resident manager will meet with the resident to select an apartment, complete a 'Holding Deposit Agreement" and collect the established refundable "Holding Deposit". d. On the scheduled move-in day the future resident will schedule an appointment to come to the office for orientation, to complete all move-in paperwork. All move-in paperwork must be completed on the day the lease is signed or based on circumstances maybe a day or two in advance. Keys are not given out until the lease start date and all move-in monies have been paid and paperwork is completed. e. New residents will receive an orientation to the building including a review of all documents prior to signing, building rules, locations and availability of staff and services, information on utility rate assistance programs, review of the physical layout of the grounds and will have any questions answered. A copy of the Grievance Procedure (see attached) is also provided and posted in the community room so they know who to call if they have an issue/complainUconcern during their residency. The resident will be given copies of any signed documents and keys will be issued. f. At the time of orientation, residents will be introduced to the program philosophy, values, and principles regarding respecting the safety of all City Attorney Approved Version 6/12/18 13 Dec. 17, 2019 Item #7 Page 20 of 85 residents and to display respect for other residents in a community living environment. g. At this time, forms written in languages other than English are not planned. Those who are not bilingual have friends or family who translate and many of the residents are able to act as translators when necessary. A translation service may be coordinated if needed. h. Resident files are maintained at the project site and available to Ownership for their inspection at all times. These files include Application, Regulatory Qualification, and Income Verification forms, all Move-in documentation. 6. Rent Collection Policies and Procedures a. All rents are due on the first day of the month. However, all residents are given until close of business on the fifth of each month (or the next business day if the 5th falls on a non-business day to pay their rent in full prior to a late charge being assessed.) Three-day notices are delivered on the 6th to residents who have not paid by the 5th. All rent payments are to be delivered to the on-site office during normal office hours, which are posted in the office or mailed to the office. Any resident who has not paid their rent before the end of the fifth day of the month will receive a late charge assessment. Said late charge will be levied against the resident, however, eviction proceedings will not be instituted against the resident for nonpayment of late charges. A 3- Day Notice to Pay will be served upon all tenants who have not paid by the 6th day of the month. If a resident regularly receives a check later in the month, documentation will be requested for consideration of the modified rent due date to be adjusted accordingly so as not to impose a hardship on that resident. b. The resident manager is responsible for the collection of all rents and the issuance of all rent receipts upon request. Cash payment will not be accepted. All payments are made by check, cashier's check or money order. The payee field must be completed, never left blank when presented to the office. c. Rent payments, as they are received, are entered into the Yardi accounting system, using CheckScan and the on-site office computer. Upon request the rent receipt that the resident receives will include the name of the project; the amount of money receipted for and is signed by the authorized person receiving the funds. We encourage all residents to keep their receipts for their own protection. All funds received are deposited within 24 hours of receipt in City Attorney Approved Version 6/12/18 14 Dec. 17, 2019 Item #7 Page 21 of 85 the operating account. The Agent maintains an operating account as well as a separate security deposit account. d. The required security deposit will be based on the results of the applicant screening report. A conditionally approved credit report will result in a higher security deposit. All applicants will also have the option of using a surety bond for their security deposit through Sure Deposit which allows for a reduced security deposit if resident chooses the Sure Deposit option. Additional deposits will be required for pets and remote control devices, if applicable. In compliance with Landlord Tenant Law, no additional deposit is accepted for Service Animals. Upon termination of the lease, deposit will be refunded to the former resident within 21 days, except as may be legally used by the Owner toward reimbursement of the cost of repairing any damage to the property (normal wear and tear excepted) caused by the resident or his family or guests, and any rent or other charges owed. The Owner shall provide the resident within 21 days an itemized statement of any security deposit retention and any charges in excess of $125 will include copies of invoices. Charges against the deposit in excess of the total deposit will be turned over to a collection agency or SureDeposit if the resident participated in that program. 7. Procedure for Resident Complaint Resolution When a resident complaint arises the first point of contact should be the Resident Manager. The resident manager will respond to a complaint within 24 hours of receipt of the complaint during business hours and will investigate the complaint. The Resident Manager will communicate to the complainant the proposed resolution of the complaint. If the complainant is not satisfied with the resolution from the Resident Manager, the complaint will be reviewed by the Vice President of WSH for resolution and if necessary an in-person meeting will be arranged to discuss with all parties involved in the complaint to get consensus on a resolution. If resolution is still not successful, the complaint will be reviewed by the President of WSH. If the issue is still unresolved, mediation will be attempted with an impartial entity. 8. Budget Procedures and Requesting and Implementing a Rental Increase a. Budgets will be developed at the site level by the Property Manager for presentation to the Vice President for review, modification if necessary, and then presented within the City budget deadline requirements. Rent increases shall be anticipated and implemented upon direction by the Owner and recommendation from Managing Agent. The Project's senior management representative, in consultation with the property manager, shall prepare the Annual Fiscal Operating Budget for the approval of the Owner. All rent increases will be City Attorney Approved Version 6/12/18 15 Dec. 17, 2019 Item #7 Page 22 of 85 implemented in conformance with the requirements of the property regulations, and in conformance with State and Federal low-income bond housing programs. Rent increases for units occupied by holders of Housing Choice Vouchers shall be coordinated with the local Housing Authority. Voucher rent increase requests on-site will be processed 60-90 days prior to the end of the resident's move-in anniversary. It is anticipated that rent increase would not be more than once a year. Once it has been determined by an Owner that a rental increase is necessary, the Managing Agent will adhere to any and all program requirements and with California State Law. b. Upon Owner approval, the Agent will be responsible for all processing of rental increases and timely subsequent lease addendum to update changes. 9. Plans For An Effective Maintenance and Repair Program a. Preventative maintenance is an important part of our maintenance program. All appliances, water heaters, AC/heaters, weather-stripping, windows, fans, and smoke detectors are inspected on a regular basis. Each apartment unit is inspected semi-annually to ascertain the condition of all items and ensure timely repairs as necessary. This is a part of the normal preventative maintenance program; in addition, all appliances and mechanical equipment will be inspected prior to initial occupancy and prior to each resident occupying the unit thereafter. b. Copies of the "as-built" plans will be referenced if provided by the Owner and maintained on-site. In the case of any future authorized work, it will be the responsibility of the contractor or subcontractor to provide the Owners and Agent with "as-built" updated plans and specifications upon the completion of their work. Required permits will be obtained. c. General Maintenance Procedures: (1) Should a warranty item or plumbing/electrical problem be involved, a local professional or the building contractor will be contacted. Any regularly scheduled major improvements will be coordinated with the Managing Agent and Owner for approval prior to commencement of work and required permits obtained. All vendors who perform onsite work are required to be authorized through Compliance Depot to ensure proper insurance coverage and 19 are current and sufficient. (2) City, State, and Federal regulations will be complied with as to the installation and maintenance of fire alarm systems, sprinkler systems, smoke detectors, and fire extinguishers. A certified vendor will conduct annual fire alarm system inspections and quarterly fire sprinkler inspections. Smoke detectors are checked at least twice a year during maintenance inspections. The Maintenance Technician also inspects City Attorney Approved Version 6/12/18 16 Dec. 17, 2019 Item #7 Page 23 of 85 smoke detectors of vacant units. Fire extinguishers are checked during monthly safety inspections to ensure service dates are current and have not lapsed. Outside lighting will be provided as required for proper security on the project. Outside lighting is checked on a regular basis to ensure proper light coverage and bulbs are operational. (3) When a resident gives notice to vacate the unit, the resident manager is required to provide a Pre Move Out Inspection offer to inspect the apartment to give the resident on Notice the opportunity to resolve any damage and/or housekeeping deficiencies in advance of move out. Immediately following a move-out inspection will be performed for the apartment turnover including the appliances of that unit to ascertain whether or not there has been any damage or any maintenance is required. Any necessary work is entered into a work order, which then is performed by the maintenance staff. All work must be completed prior to re-renting the unit and meet the standards of the property manager. (4) Each unit is inspected semi-annually to ensure safe and sanitary living conditions and to determine the need for any unreported necessary maintenance work. At five-year intervals, each apartment unit may become eligible for repainting for an existing resident. If the unit is in need of repainting, it is then put on the paint schedule and completed by staff or vendor. Repainting of a unit will include doors and trim. Window coverings are inspected each time a unit is vacated. If the window blinds are worn, they are replaced at that time. For long-term residents, the window blinds are inspected at the time of semi-annual inspection. After five years, the unit would become eligible for new window blinds. The exterior of the project is monitored regularly to determine the need for repainting. The repainting of exterior trim, fences, and doors will begin as needed after approximately three years. We do not anticipate the need to repaint stucco for several years; however, this will be requested for owner approval and performed as necessary. Any painting done to the exterior of the building will be done by a State of California licensed contractor. (5) All major repairs that are beyond the capabilities of our own maintenance staff will be handled on a contract basis, notwithstanding emergencies. We will solicit bids from three qualified subcontractors on all major repairs and replacements, if possible, to be assured the best possible quality and price. In case of emergency, the resident manager along with the Vice President will use good judgment on how to best handle the situation. In any emergency situation, the resident manager will contact the Managing Agent and the City of Carlsbad as soon as possible with a full report of the situation and resulting action. Professional landscapers will carry out the upkeep and maintenance of the grounds. Outside contract labor or contractors may be used for exterior City Attorney Approved Version 6/12/18 17 Dec. 17, 2019 Item #7 Page 24 of 85 painting, parking lot sweeping, major landscape renovation, exterminating, major air conditioning and plumbing, and elevator services. (6) Garbage and trash removal is handled by a contractor. (7) The on-site staff will also be responsible for the cleanliness of the common areas of the community. On a daily basis, staff will walk the grounds and common areas to check for cleanliness and tidiness. Although the Porter and Maintenance staff are specific positions to ensure cleanliness and maintenance, however, it is the job of all staff to address litter and debris and to identify anything that may be a safety hazard. (8) Maintenance calls will be handled by work order only. Residents are not to do their own repairs. Any resident with a maintenance issue will contact the office detailing the problem or assistance requested. After office hours calls will be handled by the answering service who will dispatch the Service Technician if it is determined to be a maintenance emergency, e.g. fire, flood, toilet plumbing, or lockout. The resident will be required to authorize management to enter the apartment to make the necessary repairs. Damages specifically caused by and attributable to the resident will be billed to the resident. When parts must be ordered before a repair can be made, the resident will be advised and given an approximate date when the repair will be made. Emergency problems will receive immediate attention. Non-emergency problems will receive 24-hour service. Work orders are tracked using Yardi (property management computer software program). Two copies of each work order are printed with one left in the resident's apartment and one kept on file by apartment number once the work is completed. (9) Safety is the most critical focus of ALL members of our staff. A daily property walk is performed by staff for alerts for items that may present a hazard or safety concern. A monthly Safety Inspection Checklist is performed regarding all aspects of the physical condition of the property and its components. (10) Apartment inspections of every unit are performed on a semi-annual basis. This helps with preventive maintenance and allows an opportunity to discover deferred maintenance with plumbing, electrical, smoke detectors, etc., in addition to potential health, sanitary and safety concerns related to housekeeping or the overall condition of the apartment. d. All equipment and supplies are purchased only after shopping for the best price. Three bids will be required, if possible, for any unbudgeted major equipment purchase. Neither the Owner nor the Agent has any identity of interest with any supplier of products or services on the project. Our properties do not have a purchase order system, however, Yardi software system keeps record of all maintenance. The resident manager and/or the maintenance technician order all goods and services through the approved vendors. The resident manager is to ensure goods were received, services were City Attorney Approved Version 6/12/18 18 Dec. 17, 2019 Item #7 Page 25 of 85 accomplished and acceptable and verifies invoices. Either the Resident Manager or Assistant Manager enter all invoices through the Yardi PayScan function and provided the First Approval, and then payments are Second Approval by the Vice President, after which FINAL Approval is completed and processed through the corporate office accounting department. 10. Plans and Procedures for Providing Supplemental Services a. Laundry machines are provided by vendors. The laundry vendor owns all vending services and equipment. Cash collected is paid in the form of a check to the appropriate property and is deposited into the general operating account. b. All equipment will be owned by the laundry vendor. c. Laundry vendor forwards a monthly check to be deposited into the operating account of the project. No cash is accepted. d. Laundry vendor will be responsible for all maintenance, servicing, and stocking any machines. e. Laundry contracts are normally renewed every five (5) years at which time the terms and conditions are renegotiated. A new contract is written and signed by both parties. This is the Managing Agent standard contract. Vending machine contracts are negotiated in the same fashion as laundry contracts, but as of this date do not apply to Tyler Court. 11. PLANS FOR MAINTAINING ADEQUATE ACCOUNTING RECORDS a. All project records will be developed by the Agent and maintained in accordance with Agency regulations and policies governing fiscal operations, accounting and financial reports for multifamily housing projects, and will comply with generally accepted accounting procedures. Required Yardi financial reports will be prepared and submitted from the Managing Agent to the Owner using a modified cash reporting system. The Agent will be responsible for the preparation of and submission of the monthly cash flow report. In addition, the Agent will be responsible for the preparation and submission of the Annual Operating Statement. The Owner will contract for the annual audit. The Agent will cooperate with and make all records available to the CPA for the preparation of the audit. b. Project funds will never be co-mingled. City Attorney Approved Version 6/12/18 19 Dec. 17, 2019 Item #7 Page 26 of 85 c. The accounting records will be set up and maintained by the Agent in the Agent's office. The records will be kept on a modified accrual basis and will comply with generally accepted accounting practices. The accounting department will be responsible for the preparation and submission of the quarterly and annual reports to the lender, if necessary. d. An independent CPA not associated with the project will provide the annual audit or review upon direction of the Owner. e. Individual folders will be kept on the project site for all residents and will contain completed applications, verification of income and certification, lease agreement, security deposit, rent receipts, and correspondence. All files for residents who have vacated an apartment will be kept a minimum of seven (7) years and in accordance with the regulatory agreement. The original first-year files will be kept stored as directed. Scanned copies of all tenant certifications are also maintained at the agent's office. f. Resident records will be retained at the resident manager's office and will be available during normal business hours for review. Accounting records will be maintained at the Agent's office and will be available during normal working hours for review. All records are maintained for a minimum of seven years. 12.ENERGY CONSERVATION MEASURES a. Each resident will be in direct control over his or her consumption of gas and electricity. The manager will carry out orientation programs to educate the residents in regard to the conservation procedures. Each resident will be advised on how to best maintain their equipment to the best of their ability and to call the office for assistance for those who are unable to maintain the equipment. Items such as filter changes, thermostat settings, and water temperature control will be an integral part of the program. b. There are no conservation practices that the management has complete control over, however, management will be involved in conservation at all levels. Particular attention will be paid to the conservation of energy in all common areas of the project. c. The management will provide filters as necessary to keep the HVAC clean and efficient as well as make service calls on all HVAC that are not operating properly. At the time of the maintenance visit, the maintenance staff is instructed to educate the residents with regard to the conservation of utilities. Additionally, with each visit to a unit, the maintenance staff is instructed to inspect the plumbing connections under the sinks for malfunctions. The manager will make available free pamphlets distributed through the utility companies with household hints on conservation when available. 13. RESIDENT COUNCIL City Attorney Approved Version 6/12/18 20 Dec. 17, 2019 Item #7 Page 27 of 85 a. Residents may form a council, if desired, to plan community events, get- togethers, parties and potluck dinners. Managing Agent will attend council meetings, if asked, and will respond to all resident issues arising at such meetings. b. The resident manager will be well trained and knowledgeable in the area of resident grievance procedures. 14. PLANS FOR MANAGEMENT TRAINING PROGRAMS a. WSH maintains our own training program. Supervisors will thoroughly train new hires in the areas of company policies and procedures, regulatory or other program compliance, and supervisors handbook. All new managers are required to attend and successfully complete Agent-sponsored training courses. b. When a new manager is hired at any property, the manager trainee is put through our training program, which includes all aspects of the particular program under which he or she will be working as well as our management and safety programs. In addition, we conduct periodic safety programs. 15. TERMINATION OF LEASE AND EVICTIONS a. The lease agreement outlines all provisions and procedures for the Managing Agent to evict a resident. All legal efforts will be made to resolve issues that are in direct violation of the Rental Agreement so that it does not result in eviction. If a resident violates their Rental Agreement the 1st step is a private meeting in the office to discuss the issue. This is followed up with a confirmation of the meeting for the benefit of the resident. If the violation issue continues, a 2nd and final meeting will take place and a written Notice of Violation will be given to the resident. If the violating resident continues the action of violating the rental agreement legal notice to Cure or Quit the violation. If the violating resident is part of a Reasonable Accommodation, any related case manager will be sought to participate in the resolution prior to legal action through attorneys. Managing Agent may not terminate the tenancy or refuse to renew the Lease or Rental Agreement of a Low-Income Tenant except for good cause, including a serious or repeated violation of the material terms and conditions of the Lease, or a violation of applicable Federal, State, or local law. To terminate the tenancy or refuse to renew the Lease, Managing Agent must provide written notice to the tenant of the grounds with sufficient specificity to enable the tenant to prepare a defense. The notice must be served at least three days before the termination of tenancy and must comply with all requirements of California law and other applicable programs. Tenant has the right to enforce this requirement in state City Attorney Approved Version 6/12/18 21 Dec. 17, 2019 Item #7 Page 28 of 85 court, including presenting a defense to any eviction action brought by Managing Agent. b. Within the Managing Agent's organization, the supervisors are responsible for determining and overseeing evictions. 16. SECURITY a. Strict key control and use of an electronic remote system are being utilized. Residents will not be allowed to make duplicates of front door keys for visitors. Keys will be issued only by the management staff. b. Based on increasing trespassing, vandalism and other threatening activity, WSH sought and received City of Carlsbad approval for installation of Surveillance Camera System with Voice to Property Speakers which is remotely monitored and capable of dispatching authorities. This was installed in July 2019 and has proven an effective deterrent as well as acclaim from Tyler Court residents. c. Management keeps alert to the presence of unknown people on or around the apartment community and will call the local police if the situation warrants. Tyler Court is registered as a NO TRESPASSING property. Security will also be provided by ensuring that the on-site staff has a readily available list of agencies such as police, fire department, and paramedics, along with their telephone numbers. 17.MANAGEMENT AGREEMENT A copy of the current Tyler Court Management Agreement is attached as a subpart of the Management Plan. 18. ON-SITE MANAGEMENT a. Job Descriptions are attached. b. Office hours are Monday through Friday from 9 a.m. to 5 p.m., in addition to a 24/7 emergency on-call response. Current hours are posted on each office door. City Attorney Approved Version 6/12/18 22 Dec. 17, 2019 Item #7 Page 29 of 85 Corporate Staff Jane Mata, Administrative Assistant Erin Uken, Office Assistant Adrian Hinojosa, Accounting Manager Chris Bitner, Staff Accountant Samira Taghavi, Staff Accountant Mark Piguing, Accounts Payable Specialist Gloria Campbell, HR Consultant Compliance Staff for Cruz Guardado Debra Bradley, Compliance Specialist Garika Burkett, Compliance Assistant Luis Alvarez, Regional Property Manager Ramona May, Regional Property Manager Reyes Quinonez, Regional Property Manager Jessica Quader, Regional Property Manager Liana Lopez, Regional Property Manager PROPOSED CHAIN OF COMMAND FOR TYLER COURT SENIOR APARTMENTS: Jennifer Jones -Oversight of operations, in partnership with compliance department Cruz Guardado -Oversight of property regulatory compliance, 100% file review Reyes Quinonez -Management of daily operations, staff supervisor, 24-hour emergency response Steve Panawash -Property maintenance, on-site 24-hour emergency response Cristina Wilson -Resident Services Coordinator, resident liaison, resident resources Christa McQueen -Operations & resident support and activities Antonia Maricela Cuevas -Property janitorial Primary Property Management Vendors* *(all vendors who come on site are confirmed to be enrolled in Compliance Depot) Yardi Property Management Software: Core Logic: Emplicity: Compliance Depot: Kimball Tirey St. John: The Network Pros: GS: Accounting and Compliance Software Credit and Background Screening Professional Employer Organization Vendor Regulation Compliance Landlord Tenant Law Computer and IT Support Corporate and Property Website Development Dec. 17, 2019 Item #7 Page 33 of 85 Sure Deposit/ Assurant: Bastion Security: Waste Management: The Stategic Solution: Real Page: Western Exterminator: Benchmark Landscape: CoStar Apartments: Otis Elevator: Curtis Allen Flooring: Vortex Corp: Bill Howe Plumbing: AT&T: Surety Bond Option for Resident Security Deposit Surveillance System Monitoring Trash Disposal Policies & Procedures Online Training After Hours Answering Service Pest Control Landscape Maintenance Service Website Elevator Maintenance & Service Apartment flooring replacement Parking & Pedestrian Gate Repairs Contracted Plumbing Repairs Phone and Internet Service Dec. 17, 2019 Item #7 Page 34 of 85 Job Descriptions Overview ,Property Manager: The property manager of the project will direct the operations of the project in accordance with the policy, guidance and procedures prescribed by and under direction of the Managing Agent. Job performance is reviewed for adequacy and conformance with established procedures and requirements of the position. A complete job description for this position is attached. The major duties include: Supervision and direction of all site staff positions . . Coordinating participation of applicants for the Re-Housing Set Aside Program (ASAP) in partnership with the City agencies and affiliates. Establish positive resident relations, and promote harmonious relations among residents, housing personnel and representatives, and the neighboring community. Resolve resident complaints on a timely urgent basis and within the guidelines of the Resident Grievance and Appeals procedure. Maintain working relations with the police and fire departments, government officials, and other community resources that are programmed and designed to assist residents. Oversight to keep building in good repair, and grounds areas and public areas clean which present a good appearance/curb appeal. Be responsible for the preventive maintenance and current maintenance on buildings, electrical, plumbing, heating, air conditioning, irrigation, and mechanical systems per requirements of the Managing Agent. Instruct and educate residents on procedures and practices to follow concerning utility conservation and the operations of appliances, safety equipment, fire prevention, and preventive maintenance. Keep informed on changes in local rental, tax and utility rates, and other activities that would affect the tenancy of the project. Dec. 17, 2019 Item #7 Page 36 of 85 Collect and deposit all monies collected from tenants and other services within 24 hours or next business day, as directed by the Managing Agent. Oversight of all residential leases, amendments, renewals for residents; and the leasing and qualification process for applicants from acceptance of application through move-in or cancellation. Maintain the regulatory compliance and organization of the resident files with the requirements specific to this property, and as prescribed by the Director of Compliance. Maintain building and ground safety and fire prevention programs. Develop an emergency preparedness plan for residents and in conjunction with the fire department educate the procedure for residents to follow in case of fire, earthquake or other emergencies. Maintain an inventory of supplies, tools, equipment, and all property owned by the project. Obtain labor and material costs, permits, and work completion estimates for major repairs, renovation or replacement of equipment, and in compliance with the management agreement parameters. Assist applicants regarding questions in preparing applications for residency following the compliance regulations, as appropriate and adhering to all Fair Housing guidelines. Participate and successfully complete all training sessions as requested · and required by the Managing Agent. These include but are not limited to State of California legal updates pertaining to Landlord Tenant Law, pertinent regulatory compliance training, Fair Housing, sexual harassment training, and Active Shooter training. Trainings are provided in a variety of offerings online, annually, and at the monthly manager meetings. Maintain Wait List in accordance with established regulations and rules. Resident Services Coordinator: This is a recently added staff position upon approval from the City of Carlsbad. The RSC is responsible for coordinating, advocating, and obtaining services for residents to support them in achieving Dec. 17, 2019 Item #7 Page 37 of 85 long-term housing stability, independence, self-sufficiency, community integration and wellness in the community. See .Job Description. Assistant Manager: The assistant manager supports the role and objectives for smooth operations of the business and leasing office as directed by the Property Manager. They maintain accurate financial records, assist with leasing available apartments, marketing, affordable housing compliance, and support positive resident relationships and activities. They process invoices, resident rent payments, and maintain proper order of accounting records. Job description attached. Maintenance Technician: The maintenance technician will perform maintenance and janitorial tasks as directed by the Property Manager, following the protocol . for work order processing and completion. See attached Job Description. Porter: The porter insures that all common areas are kept clean, including community room, public restroom, office, laundry rooms, elevators, entry areas, parking areas, interior courtyard, exterior patio, and walkways. This position also provides turnover cleaning for apartments at the time of move out. See attached . Job Description. 3. Affirmative Fair Housing Marketing Plan a. Agent is responsible for marketing the property and will abide by all application fair housing laws and an approved Affirmative Fair Housing Marketing Plan. b. Advertising, as needed, in English, Spanish and other languages will be done as appropriate within Fair Housing laws to sustain occupancy goals and within budget guidelines. This may include online website presence advertisement, flyers distributed to local and county area organizations associated with the senior market, internet listings affiliated with rental and affordable housing, participation in property management website, and signage/banners if necessary and allowed by code. c. Community outreach will be ongoing and will include those groups least likely to know about Tyler Court Senior Apartments, so that prospective residents within those groups feel welcome to apply. Outreach also includes agencies and organizations serving the special needs populations. Dec. 17, 2019 Item #7 Page 38 of 85 d. Upon direction from the City of Carlsbad for the ASAP program, WSH supports the referrals presented and preference will be given as directed by Owner and regulations, in renting to seniors who are homeless, or displaced from housing by governmental assisted housing developments, or by other governmental actions or natural disasters by contacting the agency responsible for tenant displacement for such events. Reasonable Accommodations will be offered upon request as they relate to disabilities. e. All advertising, electronic or printed, will identify Tyler Court Senior Apartments with the international symbol of handicapped accessibility and the Fair Housing Equal Opportunity logos in addition to our DRE Broker's License for the property. f. All resident requests for Reasonable Accommodations or Modifications will be managed in accordance with the law. The Agent will follow established policies and procedures to document all requests. g. Agent will utilize any existing wait list and will record updates and follow established procedures in an excel spreadsheet format. 4. Procedures for Determining Resident Eligibility and for Certifying and Recertifying Income All residents are selected in accordance with the approved management plan and an approved resident selection criteria. a. All interested age-qualified persons may obtain and submit an application for housing. All personnel handling selection of residents and processing of applications are required to be knowledgeable and reference the Online Policies and Procedures manual, which encompasses the occupancy and continuing compliance requirements. b. According to the Wait List, completed applications are processed in chronological order of the date the fully completed application was received based on eligibility within the parameters for income and rent and unit size. Additionally, applications will be logged by date and time when received. An application fee of $25 per applicant will be charged, and $15 application fee for a documented Live-In Care Attendant. The application fee is a direct expense incurred for the processing of the credit and background screening. Dec. 17, 2019 Item #7 Page 39 of 85 c. The resident manager is thoroughly trained by the Agent pertaining to the program requirements and California Landlord/Tenant Law including, but not limited to: Fair Housing, Harassment, Interviews, Resident Selection, Certification and Recertification requirements, and the Lease, including all Addenda. d. Each month the project will be audited by the Agent for compliance to make certain that all requirements are adhered to. Additionally, every future resident file is audited by the Director of Compliance prior to move in to ensure accuracy of income and asset qualification. 5. Leasing and Occupancy Policies a. All interested applicants are provided an application, copy of the Resident Selection Criteria, and Notice of Rights under VAWA. A description of occupancy standards are described in the Resident Selection Criteria. Refer to attached Application Package. Applicants being referred through the ASAP City of Carlsbad are offered a Resident Selection Criteria specifically tailored to the ASAP, and includes offer of a Reasonable Accommodation, if applicable. b. Prospective residents will complete an application. This is designed to give the resident manager basic required data about the resident with which the manager can determine whether there are factors of age, income, family size, or others which would effectively eliminate the applicant from further consideration. It also gives the resident manager a chance to meet and talk with the prospect prior to beginning the Agency paperwork. The Rental Application authorizes credit/criminal background report be obtained for each applicant after it is determined that the applicant(s) qualifies with regard to the Agency guidelines for income, in addition to prior landlord reports. Income verification authorization forms will be signed by the prospective resident. It will be explained at that time that their credit and background will be thoroughly investigated. The resident manager will request that the prospective resident give any information in advance of any unusual situation that the manager is likely to encounter in performing the screening of prospective resident. In this way prospective residents have an opportunity to explain in advance, any unresolved credit problems, unfavorable reports from former landlords, criminal background and other factors, which might otherwise disqualify them. In the event an applicant screening result is Dec. 17, 2019 Item #7 Page 40 of 85 declined or deemed a conditional approval, an adverse action letter is provided to the applicant which offers the opportunity for them to work with the credit screening entity to resolve any issues. As verification forms are completed, the resident's file is assembled. The resident manager will evaluate each resident in light of the information in his or her file as well as the objectives established for the project by the Owner. The resident manager and Agent's Compliance Department will determine which residents are qualified to be accepted for residency at the community. c. After it is determined that the prospective resident meets all required criteria for qualification, the resident manager will meet with the resident to select an apartment, complete a 'Holding Deposit Agreement" and collect the established refundable "Holding Deposit". d. On the scheduled move-in day the future resident will schedule an appointment to come to the office for orientation, to complete all move-in paperwork. All move-in paperwork must be completed on the day the lease is signed or based on circumstances may be a day or two in advance. Keys are not given out until the lease start date and all move-in monies have been paid and paperwork is completed. e. New residents will receive an orientation to the building including a review of all documents prior to signing, building rules, locations and availability of staff and services, information on utility rate assistance programs, review of the physical layout of the grounds and will have any questions answered. A copy of the Grievance Procedure (see attached) is also provided and posted in the community room so they know who to call if they have an issue/complaint/concern during their residency. The resident will be given copies of any signed documents and keys will be issued. f. At the time of orientation residents will be introduced to the program philosophy, values and principles regarding respecting the safety of all residents and to display respect for other residents in a community living environment. g. At this time, forms written in languages other than English are not planned. Those who are not bilingual have friends or family who translate and many of the residents are able to act as translators when necessary. A translation service may be coordinated if needed. h. Resident files are maintained at the project site and available to Ownership Dec. 17, 2019 Item #7 Page 41 of 85 for their inspection at all times. These files include Application, Regulatory Qualification and Income Verification forms, all Move-in documentation. 6. Rent Collection Policies and Procedures a. All rents are due on the first day of the month. However, all residents are given until close of business on the fifth of each month ( or the next business day if the 5th falls on a non-business day to pay their rent in full prior to a late charge being assessed.) Three-day notices are delivered on the 6th to residents who have not paid by the 5th. All rent payments are to be delivered to the on-site office during normal office hours, which are posted in the office or mailed to the office. Any resident who has not paid their rent before the end of the fifth day of the month will receive a late charge assessment. Said late charge will be levied against the resident, however, eviction proceedings will not be instituted against the resident for nonpayment of late charges. A 3- Day Notice to Pay will be served upon all tenants who have not paid by the 6th day of the month. If a resident regularly receives a check later in the month, documentation will be requested for consideration of modified rent due date to be adjusted accordingly so as not to impose a hardship on that resident. b. The resident manager is responsible for the collection of all rents and the issuance of all rent receipts upon request. Cash· payment will not be accepted. All payments are made by check, cashier's check or money order. The payee field must be completed, never left blank when presented to the office. c. Rent payments, as they are received, are entered into the Yardi accounting system, using CheckScan and the on-site office computer. Upon request the rent receipt that the resident receives will include the name of .the project; the amount of money receipted for and is signed by the authorized person receiving the funds. We encourage all residents to keep their receipts for their own protection. All funds received are deposited within 24 hours of receipt in the operating account. The Agent maintains an operating account as well as a separate security deposit account. d. The required security deposit will be based on the results from the applicant screening report. A conditionally approved credit report will result in a higher security deposit. All applicants will also have an option of using a surety bond for their security deposit through Sure Deposit which allows for a reduced security deposit if resident chooses the Sure Deposit option. Additional Dec. 17, 2019 Item #7 Page 42 of 85 deposits will be required for pets and remote control devices, if applicable. In compliance with Landlord Tenant Law, no additional deposit is accepted for Service Animals. Upon termination of the lease, deposit will be refunded to the former resident within 21 days, except as may be legally used by the Owner toward reimbursement of the cost of repairing any damage to the property ( normal wear and tear excepted) caused by the resident or his family or guests, and any rent or other charges owed. The Owner shall provide the resident within 21 days an itemized statement of any security deposit retention and any charges in excess of $125 will include copies of invoices. Charges against the deposit in excess of the total deposit will be turned over to a collection agency or SureDeposit, if resident participated in that program. 7. Procedure for Resident Complaint Resolution When a resident complaint arises the first point of contact should be the Resident Manager. The resident manager will respond to a complaint within 24 hours of receipt of the complaint during business hours, and will investigate the complaint. The Resident Manger will communicate to the complainant the proposed resolution of the complaint. If the complainant is not satisfied with the resolution from the Resident Manager, the complaint will be reviewed by the Vice President of WSH for resolution and if necessary an in-person meeting will be arranged to discuss with all parties involved in the complaint to get consensus on a resolution. If resolution is still not successful, the complaint will be reviewed by the President of WSH. If the issue is still unresolved, mediation will be attempted with an impartial entity. 8. Budget Procedures and Requesting and Implementing a Rental Increase a. Budgets will be developed at the site level by the Property Manager for presentation to the Vice President for review, modification if necessary, and then presentation within the City budget deadline requirements. Rent increases shall be anticipated and implemented upon direction by the Owner and recommendation from Managing Agent. The Project's senior management representative, in consultation with the property manager, shall prepare the Annual Fiscal Operating Budget for the approval of the Owner. All rent increases will be implemented in conformance with the requirements of the property regulations, and in conformance with State and Federal low-income bond housing programs. Rent increases for units occupied by holders of Housing Choice Vouchers shall be coordinated with the local Housing Authority. Voucher rent increase requests normally will be processed 60-90 days prior to the end of the resident's move-in anniversary. It is anticipated that rent increase would not Dec. 17, 2019 Item #7 Page 43 of 85 be more than once a year. Once it has been determined by an Owner that a rental increase is necessary, the Managing Agent will adhere to any and all program requirements and with California State Law. b. Upon Owner approval, the Agent will be responsible for all processing of rental increases and timely subsequent lease addendum to update changes. 9. Plans For An Effective Maintenance and Repair Program a. Preventative maintenance is an important part of our maintenance program. All appliances, water heaters, AC/heaters, weather-stripping, windows, fans, and smoke detectors are inspected on a regular basis. Each apartment unit is inspected semi-annually to ascertain the condition of all items and insure timely repairs as necessary. This is a part of the normal preventative maintenance program; in addition, all appliances and mechanical equipment will be inspected prior to initial occupancy and prior to each resident occupying the unit thereafter. b.. Copies of the "as-built" plans will be referenced if provided by the Owner and maintained on site. In the case of any future authorized work, it will be the responsibility of the contractor or subcontractor to provide the Owners and Agent with "as-built" updated plans and specifications upon the completion of their work. Required permits will be obtained as directed by Owner for all authorized repairs and/or replacements/modifications. c. General Maintenance Procedures: (1) Should a warranty item or plumbing/electrical proble~ be involved, a local professional or the building contractor will be contacted. Any regularly scheduled major improvements will be coordinated with the Managing Agent and Owner for approval prior to commencement of work and required permits obtained. All vendors who perform onsite work are required to be authorized through Compliance Depot to ensure proper insurance coverage and 19 are current and sufficient. (2) City, State, and Federal regulations will be complied with as to the installation and maintenance of fire alarm systems, sprinkler systems, smoke detectors and fire extinguishers. A certified vendor will conduct annual fire alarm system inspections and quarterly fire sprinkler Dec. 17, 2019 Item #7 Page 44 of 85 inspections. Smoke detectors are checked at least twice a year during maintenance inspections. The Maintenance Technician also inspects smoke detectors of vacant units. Fire extinguishers are checked during monthly safety inspections to ensure service dates are current and have not lapsed. Outside lighting will be provided as required for proper security on the project. Outside lighting is checked on a regular basis to ensure proper light coverage and bulbs are operational. (3) When a resident gives notice to vacate the unit, the resident manager is required to provide a Pre Move Out Inspection offer to inspect the apartment to give the resident on Notice the opportunity to resolve any damage and/or housekeeping deficiencies in advance of move out. Immediately following a move-out an inspection will be performed for the apartment turnover including the appliances of that unit to ascertain whether or not there has been any damage or any maintenance is required. Any necessary work is entered to a work order, which then is performed by the maintenance staff. All work must be completed prior to re-renting the unit and meet the standards of the property manager. (4) Each unit is inspected semi-annually to insure safe and sanitary living conditions and to determine the need for any unreported necessary maintenance work. At five-year intervals, each apartment unit may become eligible for repainting for an existing resident. If the unit is in need of repainting, it is then put on the paint schedule and completed by staff or vendor. Repainting of a unit will include doors and trim. Window coverings are inspected each time a unit is vacated. If the window blinds are worn, they are replaced at that time. For long-term residents, the window blinds are inspected at the time of semi-annual inspection. After five years, the unit would become eligible for new window blinds. The exterior of the project is monitored regularly to determine the need for repainting. The repainting of exterior trim, fences, and doors will begin as needed after approximately three years. We do not anticipate the need to repaint stucco for several years; however, this will be requested for owner approval and performed as necessary. (5) All major repairs that are beyond the capabilities of our own maintenance staff will be handled on a contract basis, notwithstanding emergencies. We will solicit bids from three qualified subcontractors on all major repairs and replacements, if possible, to be assured the best possible quality and Dec. 17, 2019 Item #7 Page 45 of 85 price. In case of emergency, the resident manager along with the Vice President will use good judgment on how to best handle the situation. In any emergency situation, the resident manager will contact the Managing Agent and the City of Carlsbad as soon as possible with a full report of the situation and resulting action. Professional landscapers will carry out the grounds upkeep and maintenance. Outside contract labor or contractors may be used for exterior painting, parking lot sweeping, major landscape renovation, exterminating, major air conditioning and plumbing, and elevator services. (6) Garbage and trash removal is handled by a contractor. (7) The on-site staff will also be responsible for the cleanliness of the common areas of the community. On a daily basis, staff will walk the grounds and common areas to check for cleanliness and tidiness. Although the Porter and Maintenance staff are specifically positions to insure cleanliness and maintenance, however it is the job of all staff to address litter and debris and to identify anything that may be a safety hazard. (8) Maintenance calls will be handled by work order only. Residents are not to do their own repairs. Any resident with a maintenance issue will contact the office detailing the problem or assistance requested. After office hours calls will be handled by the answering service who will dispatch the Service Technician if it is determined to be a maintenance emergency, e.g. fire, flood, toilet plumbing, or lockout. The resident will be required to authorize management to enter the apartment to make necessary repairs. Damages specifically caused by and attributable to the resident will be billed to the resident. When parts must be ordered before a repair can be made, the resident will be advised and given an approximate date when the repair will be made. Emergency problems will receive immediate attention. Non-emergency problems _will receive 24-hour service. Work orders are tracked using Yardi (property management computer software program). Two copies of each work order are printed with one left in the resident's apartment and one kept on file by apartment number once the work is completed. (9) Safety is the most critical focus of ALL members of our staff. A daily property walk is performed by staff for alerts for items which may present a hazard or safety concern. A monthly Safety Inspection Checklist is Dec. 17, 2019 Item #7 Page 46 of 85 performed regarding all aspects of the physical condition of the property and its components. (10) Apartment inspections of every unit are performed on a semi~annual basis. This helps with preventive maintenance and allows an opportunity to discover deferred maintenance with plumbing, electrical, smoke detectors, etc., in addition to potential health, sanitary and safety concerns related to housekeeping or the overall condition of the apartment. d. All equipment and supplies are purchased only after shopping for the best price. Three bids will be required, if possible, for any unbudgeted major equipment purchase. Neither the Owner nor the Agent has any identity of interest with any supplier of products or services on the project. Our properties do not have a purchase order system, however Yardi software system keeps record of all maintenance. The resident manager and/or the maintenance technician order all goods and services through the approved vendors. The resident manager is to ensure goods were received, services were accomplished and acceptable, and verifies invoices. Either the Resident Manager or Assistant Manager enters all invoices through the Yardi PayScan function and provided the First Approval, and then payments are Second Approval by the Vice President, after which FINAL Approval is completed and processed through the corporate office accounting department. 10. Plans and Procedures for Providing Supplemental Services a. Laundry machines are provided from vendors. The laundry vendor owns all vending services and equipment. Cash collected is paid in the form of check to the appropriate property and is deposited into the general operating account. b. All equipment will be owned by laundry vendor. c. · Laundry vendor forwards a monthly check to be deposited into the operating account of the project. No cash is accepted. d. Laundry vendor will be responsible for all maintenance, servicing, and stocking any machines. Dec. 17, 2019 Item #7 Page 47 of 85 e. Laundry contracts are normally renewed every five (5) years at which time the terms and conditions are renegotiated. A new contract is written and signed by both parties. This is a Managing Agent standard contract. Vending machine contracts are negotiated in the same fashion as laundry contracts, but as of this date do not apply to Tyler Court. 11. PLANS FOR MAINTAINING ADEQUATE ACCOUNTING RECORDS a. All project records will be developed by the Agent and maintained in accordance with Agency regulations and policies governing fiscal operations, accounting and financial reports for multifamily housing projects, and will comply with generally- accepted accounting procedures. Required Yardi financial reports will be . prepared and submitted from the Managing Agent to the Owner using a modified cash reporting system. The Agent will be responsible for the preparation of and submission of the monthly cash flow report. In addition, the Agent will be responsible for the preparation and submission of the Annual Operating Statement. The Owner will contract for the annual audit. The Agent will cooperate with and make all records available to the CPA for the preparation of the audit. b. Project funds will never be co-mingled. c. The accounting records will be set up and maintained by the Agent in the Agent's office. The records will be kept on a modified accrual basis and will comply with generally accepted accounting practices. The accounting department will be responsible for the preparation and submission of the quarterly and annual reports to the lender, if necessary. d. An independent CPA not associated with the project will provide the annual audit or review upon direction of the Owner. e. Individual folders will be kept on the project site for all residents and will contain completed applications, verification of income and certification, lease agreement, security deposit, rent receipts, and correspondence. All files for residents who have vacated an apartment will be kept a minimum of seven (7) years and in accordance with the regulatory agreement. The original first year files will be kept stored as directed. Scanned copies of all tenant certifications are also maintained at the agent's office. Dec. 17, 2019 Item #7 Page 48 of 85 f. Resident records will be retained at the resident manager's office and will be available during normal business hours for review. Accounting records will be maintained at the Agent's office and will be available during normal working . hours for review. All records are maintained for a minimum of seven years. 12.ENERGY CONSERVATION MEASURES a. Each resident will be in direct control over his or her consumption of gas and electricity. The manager will carry out orientation programs to educate the residents in regard to the conservation procedures. Each resident will be advised how to best maintain their equipment to the best of their ability and to call the office for assistance for those who are unable to maintain the equipment. Items such as filter changes, thermostat settings, and water temperature control will be an integral part of the program. b. There are no conservation practices that the management has complete control over, however, management will be involved in conservation at all levels. Particular attention will be paid to conservation of energy in all common areas of the project. c. The management will provide filters as necessary to keep the HVAC clean and efficient as well as make service calls on all HVAC that are not operating properly. At the time of the maintenance visit, the maintenance staff is instructed to educate the residents with regard to conservation of utilities. Additionally, with each visit to a unit the maintenance staff is instructed to inspect the plumbing connections under the sinks for malfunctions. The manager will make available free pamphlets distributed through the utility companies with household hints on conservation when available. 13. RESIDENT COUNCIL a. Residents may form a council, if desired, to plan community events, get- togethers, parties and potluck dinners. Managing Agent will attend council meetings, if asked, and will respond to all resident issues arising at such meeting. b. The resident manager will be well trained and knowledgeable in the area of resident grievance procedures. Dec. 17, 2019 Item #7 Page 49 of 85 14. PLANS FOR MANAGEMENT TRAINING PROGRAMS a. WSH maintains our own training program. Supervisors will thoroughly train new hires in the areas of company policies and procedures, regulatory or other program compliance and supervisors handbook. All new managers are required to attend and successfully complete Agent-sponsored training courses. b. When a new manager is hired at any property, the manager trainee is put through our training program, which includes all aspects of the particular program under which he or she will be working as well as our management and safety programs. In addition, we conduct periodic safety programs. 15. TERMINATION OF LEASE AND EVICTIONS a. The lease agreement outlines all provisions and procedures for the Managing Agent to evict a resident. All legal efforts will be made to resolve issues which are in direct violation of the Rental Agreement so that it does not result in eviction. If a resident violates their Rental Agreement the 1st step is a private meeting in the office to discuss the issue. This is followed up with a confirmation of the meeting for the benefit of the resident. If the violation issue continues, a 2nd and final meeting will take place and a written Notice of Violation wjll be given to the . resident. If the violating resident continues the action of violating the rental agreement legal notice to Cure or Quit the violation. If the violating resident is part of a Reasonable Accommodation, any related case manager will be sought to participate in the resolution prior to legal action through attorneys. Owner may not terminate the tenancy or refuse to renew the Lease or Rental Agreement of a Low-Income Tenant except for good cause, including a serious or repeated violation of the material terms and conditions of the Lease, or a violation of applicable Federal, State, or local law. To terminate the tenancy or refuse to renew the Lease, Owner must provide written notice to the tenant of the grounds with sufficient specificity to enable the tenant to prepare a defense. The notice must be served at least three days before the termination of tenancy, and must comply with all requirements of California law and other applicable programs. Tenant has the right to enforce this requirement in state court, including presenting a defense to any eviction action brought by Owner. Dec. 17, 2019 Item #7 Page 50 of 85 b. Within the Managing Agent's organization the supervisors are responsible for determining and overseeing evictions. 16.SECURITY . a. Strict key control and use of an electronic remote system is being utilized. Residents will not be allowed to make duplicates of front door keys for visitors. Keys will be issued only by the management staff. b. Based on increasing trespassing, vandalism and other threatening activity, WSH sought and received City of Carlsbad approval for installation of Surveillance Camera System with Voice to Property Speakers which is remotely monitored and capable of dispatching authorities. This was installed in July 2019 and has proven an effective deterrent as well as acclaim from Tyler Court residents. c. Management keeps alert to the presence of unknown people on or around the apartment community and will call the local police if the situation warrants. Tyler Court is registered as a NO TRSPASSING property. Security will also be provided by ensuring that the on-site staff has a readily available list of agencies such as police, fire department and paramedics, along with their telephone numbers. 17.MANAGEMENT AGREEMENT A copy of the current Tyler Court Management Agreement is attached as a subpart of the Management Plan. 18.ON-SITE MANAGEMENT a. Job Descriptions are attached. b. Office hours are Monday through Friday from 9 a.m. to 5 p.m., in addition to 24/7 emergency on call response. Current hours are posted on each office door. Dec. 17, 2019 Item #7 Page 51 of 85 'Ig~fo,<:!1!!!. APPLICATION TO RENT (All sections must be completed) Separate aoolications required from each occupant 18 years of aqe or older. Resident Information Last Name First Name Middle Initial Date of Birth I Age I Email Address 1st Government Issued ID# / 2nd Government issued ID# (w/photo) State I Home Phone # Cell Phone# ( ) ( ) 1. Present Address City State Zip Code Date In I Date Out Owner/Manager Name Owner/Manager Phone # I Current Rent I Reason for moving out $ Imo. 5 Year Residency Historv: Please list all other addresses you have resided at in the oast 5 years. Use additional sheets if needed. 2. Previous Address City State Zip Code Date In I Date Out Owner/Manager Name Owner/Manager Phone # I Reason for moving out 3. Next previous Address City State Zip Code Date In / Date Out Owner/Manager Name Owner/Manager Phone # I Reason for moving out List all other proposed occupants in addition to yourself Last Name First Name Date of Birth Age Government Issued ID# Last Name First Name Date of Birth Age Government Issued ID# Emoloyer/lncome lnfonnation Employment Information (If Employed) Current occupation: Employer name How long with this employer? I Supervisor's Phone # Employer address ( ) Name of your supervisor City, State, Zip Other rncome Information Source: Amount: $ per/ (check one) D Week D Month D Year Source: Amount: $ per/ (check one) D Week D Month D Year Source: Amount: $ per/ (check one) D Week D Month D Year Current gross income Are you receiving Section 8 Rental Assistance from the Housing $ per/ (check one) D Week D Month D Year Authority? D Yes 0 No If yes, which Housing Authority? Bankina Information Bank Name Branch Checking Account Number Bank Name Branch Savings Account Number Dec. 17, 2019 Item #7 Page 53 of 85 10) Applicant's Consumer Report must be favorable. Favorable is defined as: a. No negative utility accounts within the past 6 months. b. Must not have had any eviction judgments against him/her within the last five years. c. Must not have any negative Rental History. Negative Rental History is considered any of the following within the last two (2) years: i. Two (2) or more late rental payments within the last 2 years ii. Two (2) or more NSF's within the last 2 years iii. Two (2) or more outstanding balances within the last 5 years iv. Write-Offs more than $200 in the last 5 years v. Collections more than $200 in the last 5 years vi. Two (2) or more lease violations vii. Any damage to Rental Property 11) Applicant's Consumer Report that show the following will be Approved with Conditions: a. No record of credit found, no credit trade lines or other credit issues 12) Applicant must not have been convicted of producing, manufacturing or distributing controlled substances or crimes against other persons. 13) Your sources of income must be verifiable and must not exceed the maximum allowable income limit under the applicable affordable housing programs. Please see the Rent & Income Limit chart. 14) If you are not currently receiving income on a regular basis, (for example Employment, Social Security, etc.) you must show proof of ownership of liquid assets equal to one year's rental obligation. These assets must be verifiable and be in your name or you must have an ownership right in the assets (for example a savings account, retirement account or trust for which you are the beneficiary). 15) Applicants are financially responsible for any applicable fees that are associated with obtaining employmenUincome verifications that are necessary from 3rd parties, i.e. The Work Number. Typical costs associated with these services cost approximately $15.00 or more per verification. 16) This apartment community is designated as "Smoke-Free" including individual apartments, common areas and all building grounds. 17) Any applicant, who purposefully falsifies, misrepresents or withholds any information related to program eligibility or submits inaccurate and/or incomplete information on the application will not be considered for housing. Furthermore, if. such misrepresentation or omission is discovered after tenancy has begun, the tenancy may be terminated, and further legal action taken. 18) All applicants are offered equal opportunity and are encouraged all to apply regardless of race, color, national origin, sex (gender), religion, disability, familial status, marital status, ancestry, sexual orientation, medical condition, age, source of income, gender/gender identity/gender expression, genetic information or any arbitrary reason. 19) Applicable laws prohibit discrimination in all housing programs on the basis of disability. This prohibition applies to all persons associated with the programs including applicants, vendors, residents, employees and prospective employees. Please inform our office should you require a Reasonable Accommodation so we may engage in an interactive process with you to determine what reasonable accommodations can be made to provide you with equal access to housing . 20) Management reserves the right of disqualification to ensure that management meets its obligations to maintain the (Ules and regulations for the property for all residents. An applicant can be disqualified if they display or have displayed behaviors that would violate the rules and regulations of the property if they were a resident. · 21) An applicant must complete/provide and return all the paperwork requested within the stated deadlines. Normally, three (3) full business days, from the time the information is requested, will be given to the applicant to submit the information. If information is not received timely, the applicant will be automatically passed over unless the applicant has requested and obtained an extension of time. Applicants should request extensions in writing. WSH Management Tyler Court-Resident Selection Criteria -1-2019 Dec. 17, 2019 Item #7 Page 57 of 85 Page 1 of 1 -~Management RESIDENT SELECTION CRITERIA Addendum Re Housing Program -City of Carlsbad TYLER COURT SENIOR APARTMENTS ■ This addendum pertains exclusively to applicants of TYLER COURT SENIOR APARTMENTS who are a direct referral through a licensed clinical social worker affiliated with the City of Carlsbad Department of Development & Housing Services. ■ An applicant for housing residency may qualify for a Reasonable Accommodation if the consumer screening bureau recommends a derogatory action of "Decline," or if elements of the Rental Application or Rental Standards are in conflict with standard procedures. ■ The form "Request for Reasonable Accommodation" must be completed by either the Applicant or Management, and signed by both parties. ■ The Request for Reasonable Accommodation will be considered and must be approved by Management for residency eligibility. ■ A Reasonable Accommodation will not be approved if: -Any member of the prospective resident household is a registered lifetime sex offender; or -Any member of the prospective resident household has been convicted of producing or manufacturing methamphetamines. Applicant Signature Date Management Agent Signature Date Tyler Court Special Program Resident Selection Criteria Amendment -August 16, 2018 Dec. 17, 2019 Item #7 Page 59 of 85 (ws'HrManagement PROFILE: Resident Services Coordinator Property Tyler Court Senior Apartments Classification Business Location 3363 Tyler Street Carlsbad, CA 92008 Position Type Full Time Reoortinq Structure i!l Non-Exempt: This position will be paid on an hourly basis Manager: Reyes Quinonez for all hours worked and is considered eligible for payment of overtime pay per applicable state law. Direct Supervisor: Reyes Quinonez Indirect Reoortina Relationship: Jennifer Jones Obiective / Purpose of the Position The Resident Services Coordinator will be the on-site staff member responsible for coordinating, advocating, and obtaining services for residents to support them in achieving long-term housing stability, independence, self-sufficiency, community integration and wellness in the community. Tasks/ Responsibilities • Develop and maintain healthy and productive professional helping relationships with all residents to ensure that: o Residents' social service, behavioral healthcare, and physical healthcare needs are routinely, promptly and appropriately addressed; o Residents actively participate in voluntary services by attending meetings and scheduled appointments; o Residents and their guests conduct themselves appropriately and in a manner that promotes mutual respect among property management staff and resident neighbors and promotes and maintains harmony in the community; o Residents actively cooperate with property management and maintenance staff in maintaining their units and addressing special maintenance problems (e.g. hoarding, bed bug infestations and other pest management problems, etc.). o Residents have access to and participate in on-site workshops and social programs designed to develop their skills for maintaining long-term housing stability, for living in the community independently and self-sufficiently, and for integrating into the wider community. o Residents seek appropriate assistance in solving problems, addressing changes and responding to crises; o Residents achieve and maintain a maximum level of independence and self-sufficiency in their homes; o Residents achieve long-term residential stability at their homes in the Tyler Court community. • Conduct regular meetings with property management staff and service providers to establish and continuously improve standard policies and procedures for effectively addressing resident and property issues and concerns. • As needed, and via collaboration with property management, security and maintenance staff and staff from the community agencies serving residents, develops, documents and coordinates the execution of collaborative and intensive individualized plans for addressing the specialized needs of those residents experiencing significant challenges to maintaining residential stability (e.g. recurring lease violations, smoking, continued hoarding, repeat bed bug infestations, etc.). • Conducts frequent and routine friendly visits to resident units to maintain a positive presence in the community and awareness among residents of the Resident Services Coordinator's purpose and availability. • Develops, plans, coordinates and, as appropriate, conducts regular training programs for property management, maintenance, security and other staff members to develop staff skills and expertise in operating high quality permanent supportive housing programs and working effectively with the residents in those programs. • Develops, coordinates, and as appropriate, conducts regular and appropriate workshops, classes and social programs for residents designed to promote community development and social integration and to develop • residents' skills for living self-sufficiently and maintaining their long-term housing stability; and contributes to and participates in community resident meetings led by property management team. • Identifies, accesses and maintains relationships with all resources available in the community to support residents and staff, and to the maximum extent possible, brings community resources on-site to ensure resident and staff access to them. • Provide continuous feedback on resident issues and concerns to property management staff and social service providers through frequent and routine communications and team meetings; and with respect to property management policies and procedures. Resident Services Coordinator Job Description -Confidential-Rev. 6-2019 Dec. 17, 2019 Item #7 Page 63 of 85 41fwsH.[Management • Assume Property Manager's duties/authority in absence of immediate supervisor in accordance with company and community guidelines. • Provide general clerical assistance to community office • Receive all telephone calls and in-person visits. Listen to resident requests, concerns and comments. • Quickly complete maintenance Service Request and inform the maintenance team. Answer questions for residents about community, repairs, rent, rules, etc. Follow up on a timely basis if unable to respond to residents on all matters. • Ensure all maintenance repairs are handled satisfactorily by contacting residents with completed Service Requests on a weekly basis, updating status in Yardi. • Maintain open communication with Property Manager and Maintenance Technician. • Contribute to cleanliness and curb appeal of the community on continuing basis. • Assist in planning resident functions. Attend functions and participate as host for any functions as directed by the Property Manager. • Enforce policies of the community., • Advise residents of referral concessions (if permitted). • Assist in placing, removing/updating banners, balloons, bandit signs, flags, etc. • Distribute newsletters, pamphlets, flyers, etc. • Assist in conducting market surveys and shop competitive communities. • Learn and ensure compliance with all company, local, state and federal safety rules. • Daily review of all emails and respond as necessary within 24 hours. • Ensures that unsafe conditions are corrected in a timely manner. Abilities • Must possess a positive attitude and the ability to smile under all circumstances. • Participate in training in order to comply with new or existing laws. • Ability to work a flexible schedule, including evenings and weekends. • Neat, clean, professional at all times throughout the workday and/or whenever present at the community. • Comply with expectations as demonstrated in the employee handbook. • Demonstrate ability to diffuse and respond to customer concerns to avoid escalation of the problem. Preferred Experience/ Minimum Qualifications • High School Diploma or equivalent required; some college preferred. • A minimum one-year experience in a customer service related industry a·nd one year apartment leasing experience or a combination of accounting skills/education with customer service experience is preferred. • Must possess strong attention to detail and sales ability. • National Apartment Leasing Professional (NALP) preferred. • Fair Housing Certification, willingness to obtain prior to interacting with prospective residents. • OSHA laws and regulations, willingness to obtain within six months. • Demonstrate an ability to support and contribute to community team. • Demonstrate strong oral and written communication skills. • Competence in operation of telephone, business calculator, copy machine, facsimile, personal computer/keyboard, Microsoft Office including Word, Excel and MS Outlook and community software. The above statements are intended to describe the general nature and level of work being performed by the incumbent(s) of this job. They are not intended to be an exhaustive list of all responsibilities and activities required of the i:>osition. Assistant Manager Job Description -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 67 of 85 ~ Physical Demands The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions. Analysis of Physical Demands Key (Based on typical week): N= Never R= Rarely (Less than 1 hour per week O= Occasional (1 %-33% of time) F= Frequent (34%-66% of time) C= Constant (over 66% of time) Activity Frequency Activity Frequency N R 0 F C N R 0 F C Lifting/Carrying Twisting/Turning Under 10 lbs. Reach over shoulder X 11-20Ibs. X Reach over head X 21 -50 lbs. X Reach outward X 51 -100 lbs. X Climb X Over 100 lbs. X Crawl X Kneel X Pushing/Pu/ling Squat X Under 10 lbs. X Sit X 11-20 lbs. X Walk-Normal Surfaces X 21 -50 lbs. X Walk-Uneven Surfaces X 51 -100 lbs. X Walk-Slippery Surfaces X Over 100 lbs. X Stand X Bend X Driving Other Automatic Vehicle X Keyboard/Ten Key X Manual Vehicle X Fingering (fine dexterity) X Handling (grasping/holding) X Repetitive Motion-Hands X Repetitive Motion-Feet X Other physical activity or equipment usage if moderate or high (please explain): n/a Acknowledgement: Supervisor's Name Employee's Name Supervisor's Signature Date Employee's Signature Date I certify that this job description is an accurate description of the responsibilities assigned to the position. I certify that I have read and understand the responsibilities assigned to this position. Assistant Manager Job Description -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 68 of 85 ~gement-------------------- PROFILE: MAINTENANCE TECHNICIAN Department Business Location Position Tvpe Tyler Court Senior Apartments Full Time or 3363 Tyler Street, Carlsbad, CA x Part Time Classification Non-Exempt: This position will be paid on a hourly basis for all hours worked, and is considered eligible for payment of overtime pay per applicable state law. Obiective I Purpose of the Position Reportinq Structure Manager: Direct Supervisor: Indirect Reportinij Relationship: The Maintenance Technician is responsible for performing maintenance and other duties that assure the preservation and upkeep of the buildings, fixtures, and resident spaces. The Maintenance Technician is a key member of the customer service team and must exercise good customer care skills to maintain a high level of customer satisfaction. Tasks / Responsibilities • Inspects property and equipment daily to determine need and extent of service, equipment required, type and number of operation and maintenance personnel needed. • Respond to service requests on a first in, first out, (except in the case of an emergency) and in accordance with Fair Housing guidelines. Document to accurately describe work done, parts used, disposition and time spent. • Implementation and supervision of Preventative Maintenance program. • Review and update quarterly, semi-annual and annual preventative maintenance schedule to include changing HVAC filters, fire detector batteries, other types of safety devices, cleaning gutters, and inspecting for leaks. • Completes and submits a monthly property safety inspection report to the Resident Manager. • Assist with turnover of apartments as requested by Resident Manager to include duties such as maintenance, repair, or renovation and obtains bids for additional work from outside contractors. • Directs contracted projects to verify adherence to specifications. • Purchases and maintain records of building and maintenance supplies, machinery, equipment, and furniture. • This position is NOT to use their own personal tools in completing work. All necessary tools and equipment will be provided by the property. • Utilize safety equipment as applicable (i.e. back support devices, eye protection, gloves, masks, etc.) • Compiles records of labor and material cost for operating building and issues cost reports to owner or managing agents. • Assembles and analyzes contract bids and submits bids and recommendations to superiors for action. • Respond to emergency calls, 24 hours a day, 7 days a week. Overtime may be required. • Provide emergency on-call services on a rotating basis with other maintenance staff. Overtime may be required. • If you are unavailable for emergency calls at any time due to vacation or any other personal reason, it is required that you plan with the Service Technician at a sister property to be on call for you, and to notify your Supervisor and the Manager of the sister property of the arrangement. • Support office staff in efforts of safety and security of the property. • Keep Maintenance Shop neat and organized. Maintain company tools, equipment and other items in a satisfactory condition. • Meet and be personable and professional with community residents. • Effectively assess a situation which may require assistance or specialized equipment and respond appropriately in serious or emergency situations. • Communicate effectively with Property Manager daily to ensure all objectives are met and property is up to company standards. • Communicate with Property Manager regarding suppliers or vendors to ensure safe and efficient operation of property maintenance. • Trouble-shoot and diagnose and correct heating and air conditioning, and appliances problems. • Must be able to diagnose and repair equipment or appliances, which are not clearly seen or reached under counters, on ceiling etc. • Re-key locks and cut keys. • Repair electrical and plumbing problems. • Provide carpentry and sheet rock repairs. • Fix problem with cleanliness of property including trash and hallways. • Assist in monitoring maintenance, inventory, parts, cleaning supplies and placing replacement orders. • Can use power machinery properly and safely. Maintenance Technician Job Oescriotion -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 69 of 85 tlifwsmManagement -------------------- • Driving to local areas when necessary . • Keep cellular telephone on at all times during working hours and while on call. • Know property rules and regulations and inform Property Manager of non-compliance . • Is not authorized to sign any forms, applications or any documents on behalf of WSH Management Company or WSH Partnership or any affiliated companies. • Assist in keeping premises of apartment community in clean and orderly condition by performing some janitorial tasks as requested. • Daily review of all emails and respond as necessary within 24 hours . • Performs other reasonable duties as assigned . Preferred Experience/ Minimum Qualifications 1. High School Diploma or equivalent. 2. 2 years relevant experience The above statements are intended to describe the general nature and level of work being performed by the incumbent(s) of this job. They are not intended to be an exhaustive list of all responsibilities and activities required of the position. Physical Demands The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions. Analysis of Physical Demands Key (Based on typical week): N= Never R= Rarely (Less than 1 hour per week O= Occasional (1%-33% of time) F= Frequent (34%-66% of time) C= Constant (over 66% of time) Activity Frequency Activity -Frequency N R 0 F C N R 0 F C Lifting/Carrying X Twisting/Turning X Under 1 o lbs. X Reach over shoulder X 11-20 lbs. X Reach over head X 21 -50 lbs. X Reach outward X 51 -100 lbs. X Climb X Over 100 lbs. X Crawl X Kneel X Pushing/Pulling Squat X Under 10 lbs. X Sit X 11-20 lbs. X Walk-Normal Surfaces X 21 -50 lbs. X Walk-Uneven Surfaces X 51 -100 lbs. X Walk-Slippery Surfaces X Over 100 lbs. X Stand X Bend X Driving Other Automatic Vehicle X Keyboard/Ten Key X Manual Vehicle X Fingering (fine dexterity) X Handling (grasping/holding) X Repetitive Motion-Hands X Repetitive Motion-Feet X Other physical activity or equipment usage if moderate or high (please explain): n/a Acknowledgement: Supervisor's Name Employee's Name Super,isor's Signature Date Employee's Signature Date I certify that this job description is an accurate description of the responsibilities assigned to the position. I certify that I have read and understand the responsibilities assigned to this position. Maintenance Technician Job Description -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 70 of 85 ~Management PROFILE: Porter Property Business Location Position Type Tyler Court Senior Apartments 3363 Tyler Street, Carlsbad, CA □ Full Time or ia Part Time Classification Reportinq Structure Non-Exempt: This position will be paid on a hourly basis for Manager: Reyes Quinonez all hours worked, and is considered eligible for payment of overtime pay per applicable state law. Direct Supervisor: Reyes Quinonez rndirect Reoortina Relatl.onshio: Jennifer Jones Objective/ Purpose of the Position Keeps premises of the community in clean and orderly condition by performing the following duties. Tasks/ Responsibilities • Cleans and polishes lighting fixtures, marble surfaces, and trim . • Cleans all common areas; rooms, hallways, lobbies, lounges, laundry centers, rest rooms, corridors, elevators, stairways, baseboards and other work areas. • Sweeps, scrubs, waxes, and polishes floor. • Cleans rugs, carpets, upholstered furniture, and draperies using cleaning and extracting machines . . Dusts furniture and equipment. • Polishes metalwork . • Washes walls, ceiling, and woodwork . • Washes windows, door panels, and sills . • Empties wastebaskets and empties and cleans ashtrays . • Transports trash and waste to disposal area . • Replenishes bathroom supplies . • Replaces light bulbs . • Keeps patio furniture orderly and patio area clean including ashtrays and trash cans . • Delivers messages . • Transports small equipment or tools between departments . • Sets up tables and chairs in auditorium or hall . • Preparation of vacant apartments for move-in by new residents and completing resident requests for service as directed by Resident Manager. • Daily review of all emails and respond as necessary within 24 hours . • This position is NOT to use their own personal tools in completing work. All necessary tools and equipment will be orovided bv the orooertv. Abilities To perform the job successfully, an individual should demonstrate the following competencies. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions. Language Skills: Ability to read a limited number of two-and three-syllable words and to recognize similarities and differences between words and between series of numbers. Ability to print and speak simple sentences. Mathematical Skills: Ability to add and subtract two-digit numbers and to multiply and divide with 10's and 100's. Ability to perform these operations using units of American money and weight measurement, volume, and distance. Reasoning Ability: Ability to apply common sense understanding to carry out simple one-or two-step instructions. Ability to deal with standardized situations with only occasional or no variables. Porter Job Description -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 71 of 85 (\VSHIManagement Preferred Experiencei Minimum Qualifications 1. High.School Diploma or equivalent. 2. 1-2 years relevant experience The above statements are intended to describe the general nature and level of work being performed by the incumbent(s) of this job. They are not intended to be an exhaustive list of all responsibilities and activities required of the oosition. Physical Demands The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions. Analysis of Physical Demands Key (Based on typical week): N= Never R= Rarely (Less than 1 hour per week O= Occasional (1 %-33% of time) F= Frequent (34%-66% of time) C= Constant (over 66% of time) Activity Frequency Activity Frequency N R 0 F C N R 0 F C Lifting/Carrying Twisting/Turning Under 10 lbs. X Reach over shoulder X 11 -20 lbs. X Reach over head X 21 -50 lbs. X Reach outward X 51 -100 lbs. X Climb X Over 100 lbs. X Crawl X Kneel X Pushing/Pulling Squat X Under 10 lbs. X Sit X 11-20 lbs. X Walk-Normal Surfaces X 21 -50 lbs. X Walk-Uneven Surfaces X 51 -100 lbs. X Walk~ Slippery Surfaces X Over 100 lbs. X Stand X Bend X ·Driving Other Automatic Vehicle X Keyboardrr en Key X Manual Vehicle X Fingering (fine dexterity) X Handling (grasping/holding) X Repetitive Motion-Hands X Repetitive Motion-Feet X Other physical activity or equipment usage if moderate or high (please explain): NIA Acknowledgement: Supervisor's Name Employee's Name Supervisor's Signature Date Employee's Signature Date I certify that this job description is an accurate description of the responsibilities assigned to the position. I certify that I have read and understand the responsibilities assigned to this position. · Porter Job Description -Confidential -Rev. 2-2019 Dec. 17, 2019 Item #7 Page 72 of 85 'Tyfer Court Senior Apartments Resident Grievance Procedure Please contact the following persons in the order listed to discuss any grievance you may have regarding your apartment or community: 1. Reyes Quinonez, Resident Manager -in person at the office or by telephone at (760) 434-6776, or by email at tylercourt@wshmgmt.com. 2. If after contacting Reyes Quinonez, Resident Manager, you still feel that the grievance has not been resolved to your satisfaction then contact your Vice President Jennifer Jones at {949} 748- 8204, or by email at jenniferj@wshmgmt.com. 3. If after contacting Reyes Quinonez, Resident Manager, and Jennifer Jones, Vice President, you still feel that your grievance has not been resolved then contact the President Anthony Sandoval at {949} 748-8202, or by email at asandoval@wshmgmt.com NOTE: You may also complete a Resident Complaint/Concern form which are available to everyone in the Community Room or from the Office. You may put your form in the Suggestion Drop Box or turn it in to the Office. Upon request, a copy of your complaint or concern will be provided to you. Dec. 17, 2019 Item #7 Page 73 of 85 NOTICE OF OCCUPANCY RIGHTS UNDER THE VIOLENCE AGAINST WOMEN ACT Form2 WSH :\lam;u-~mt•nt i"CP\.!''l U.S. Department of Housing and Urban Development 0MB Approval No. 2577-0286 Expires 06/30/2017 Notice of Occupancy Rights under the Violence Against Women Act1 To all Tenants and Applicants The Violence Against Women Act (VA WA) provides protections for victims of domestic violence, dating violence, sexual assault, or stalking. VA WA protections are not only available to women, but are available equally to all individuals regardless of sex, gender identity, or sexual orientation. 2 The U.S. Department of Housing and Urban Development (HUD) is the Federal agency that oversees that «community» is in compliance with VA WA. This notice explains your rights under VAWA. A HUD- approved certification form is attached to this notice. You can fill out this form to show that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking, and that you wish to use_your rights under VA WA. Protections for Applicants If you otherwise qualify for occupancy or assistance at «community», you cannot be denied admission or denied assistance because you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. Protections for Tenants If you reside at «community», you may not be denied assistance, terminated from participation, or be evicted from your rental housing because you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. Also, if you or an affiliated individual of yours is or has been the victim of domestic violence, dating violence, sexual assault, or stalking by a member of your household or any guest, you may not be denied rental assistance or occupancy rights at «community» solely on the basis of criminal activity directly relating to that domestic violence, dating violence, sexual assault, or stalking. Affiliated individual means your spouse, parent, brother, sister, or child, or a person to whom you stand in the place of a parent or guardian (for example, the affiliated individual is in your care, custody, or control); or any individual, tenant, or lawful occupant living in your household. Removing the Abuser or Perpetrator from the Household CPM may divide (bifurcate) your lease in order to evict the individual or terminate the assistance of the individual who has engaged in criminal activity (the abuser or perpetrator) directly relating to domestic violence, dating viol_ence, sexual assault, or stalking. If CPM chooses to remove the abuser or perpetrator, CPM may not take away the rights of eligible tenants to the unit or otherwise punish the remaining tenants. If the evicted abuser or perpetrator was the sole tenant to have established eligibility for assistance under the program, CPM must allow the tenant who is or has been a victim and other household members to remain in the unit for a period of time, in order to establish eligibility under the program or under another HUD housing program covered by VA WA, or, find alternative housing. · In removing the abuser or perpetrator from the household, CPM must follow Federal, State, and local eviction procedures. In order to divide a lease, CPM may, but is not required to, ask you for documentation or certification of the incidences of domestic violence, dating violence, sexual assault, or stalking. · Moving to Another Unit Upon your request, CPM may permit you to move to another unit, subject to the availability of other units, and still keep your assistance. In order to approve a request, CPM may ask you to provide documentation that you are requesting to move because of an incidence of domestic violence, dating violence, sexual assault, or stalking. If the request is a request for emergency transfer, the housing provider may ask you to submit a written request or fill out a form where you certify that you meet the criteria for an emergency transfer under VA WA. The criteria are: (1) You are a victim of domestic violence, dating violence, sexual assault, or stalking. If your housing provider does not already have documentation that you are a victim of domestic violence, dating violence, sexual assault, or stalking, your housing provider may ask you for such documentation, as described in the documentation section below. (2) You expressly request the emergency transfer. Your housing provider may choose to require that you submit a form, or may accept another written or oral request. 1 Despite the name of this law, VA WA protection is available regardless of sex, gender identity, or sexual orientation. 2 Housing providers cannot discriminate on the basis of any protected characteristic, including race, color, national origin, religion, sex, familial status, disability, or age. HUD-assisted and HUD-insured housing must be made available to all otherwise eligible individuals regardless of actual or perceived sexual orientation, gender identity, or marital status. Form HUD-5380 (12/2016) Dec. 17, 2019 Item #7 Page 74 of 85 (3) You reasonably believe you are threatened with imminent harm from further violence if you remain in your current unit. This means you have a reason to fear that if you do not receive a transfer you would suffer violence in the very near future. OR You are a victim of sexual assault and the assault occurred on the premises during the 90-calendar-day period before you request a transfer. If you are a victim of sexual assault, then in addition to qualifying for an emergency transfer because you reasonably believe you are threatened with imminent harm from further violence if you remain in your unit, you may qualify for an emergency transfer if the sexual assault occurred on the premises of the property from which you are seeking your transfer, and that assault happened within the 90-calendar-day period before you expressly request the transfer. 2 CPM will keep confidential requests for emergency transfers by victims of domestic violence, dating violence, sexual ·assault, or stalking, and the location of any move by such victims and their families. CPM's emergency transfer plan provides further information on emergency transfers, and CPM must make a copy of its emergency transfer plan available to you if you ask to see it. Documenting You Are or Have Been a Victim of Domestic Violence, Dating Violence, Sexual Assault or Stalking CPM can, but is not required to, ask you to provide documentation to "certify" that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. Such request from CPM must be in writing, and CPM must give you at least 14 business days (Saturdays, Sundays, and Federal holidays do not count) from the day you receive the request to provide the documentation. CPM may, but does not have to, extend the deadline for the submission of documentation upon your request. You can provide one of the following to CPM as documentation. It is your choice which of the following to submit if CPM asks you to provide documentation that you are or have been a victim of domestic violence, dating violence, sexual assault, or stalking. • A complete HUD-approved certification form given to you by CPM with this notice, that documents an incident of domestic violence, dating violence, sexual assault, or stalking. The form will ask for your name, the date, time, and location of the incident of domestic violence, dating violence, sexual assault, or stalking, and a description of the incident. The certification form provides for including the name of the abuser or perpetrator if the name of the abuser or perpetrator is known and is safe to provide. • A record of a Federal, State, tribal, territorial, or local law enforcement agency, court, or administrative agency that documents the incident of domestic violence, dating violence, sexual assault, or stalking. Examples of such records include police reports, protective orders, and restraining orders, among others. • A statement, which you must sign, along with the signature of an employee, agent, or volunteer of a victim service provider, an attorney, a medical professional or a mental health professional (collectively, "professional") from whom you sought assistance in addressing domestic violence, dating violence, sexual assault, or stalking, or the·effects of abuse, and with the professional selected by you attesting under penalty of perjury that he or she believes that the incident or incidents of domestic violence, dating violence, sexual assault, or stalking are grounds for protection. • Any other statement or evidence that CPM has agreed to accept. If you fail or refuse to provide one of these documents within the 14 business days, CPM does not have to provide you with the protections contained in this notice. If CPM receives conflicting evidence that an incident of domestic violence, dating violence, sexual assault, or stalking has been committed (such as certification forms from two or more members of a household each claiming to be a victim and naming one or more of the other petitioning household members as the abuser or perpetrator), CPM has the right to request that you provide third- party documentation within thirty 30 calendar days in order to resolve the conflict. If you fail or refuse to provide third-party documentation where there is conflicting evidence, CPM does not have to provide you with the protections contained in this notice. Confidentiality CPM must keep confidential any information you provide related to the exercise of your rights under VA WA, including the fact that you are exercising your rights under VA WA. CPM must not allow any individual administering assistance or other services on behalf of CPM (for example, employees and contractors) to have access to confidential information unless for reasons that specifically call for these individuals to have access to this information under applicable Federal, State, or local law. CPM must not enter your information into any shared database or disclose your information to any other entity or individual. CPM, however, may disclose the information provided if: • You give written permission to CPM to release the information on a time limited basis. • CPM needs to use the information in an eviction or termination proceeding, such as to evict your abuser or perpetrator or terminate your abuser or perpetrator from assistance under this program. • A law requires CPM to release the information. Form HUD-5380 (12/2016) Dec. 17, 2019 Item #7 Page 75 of 85 3 VA WA does not limit CPM's duty to honor court orders about access to or control of the property. This includes orders issued to protect a victim and orders dividing property among household members in cases where a family breaks up. Reasons a Tenant Eligible for Occupancy Rights under VA WA May Be Evicted or Assistance May Be Terminated You can be evicted and your assistance can be terminated for serious or repeated lease violations that are not related to domestic violence, dating violence, sexual assault, or stalking committed against you. However, CPM cannot hold tenants who have been victims of domestic violence, dating violence, sexual assault, or stalking to a more demanding set of rules than it applies to tenants who have not been victims of domestic violence, dating violence, sexual assault, or stalking. The protections described in this notice might not apply, and you could be evicted and your assistance terminated, if CPM can demonstrate that not evicting you or terminating your assistance would present a real physical danger that: l) Would occur within an immediate time frame, and 2) Could result in death or serious bodily harm to other tenants or those who work on the property. If CPM can demonstrate the above, CPM should only terminate your assistance or evict you ifthere are no other actions that could be taken to reduce or eliminate the threat. Other Laws VA WA does not replace any Federal, State, or local law that provides greater protection for victims of domestic violence, dating violence, sexual assault, or stalking. You may be entitled to additional housing protections for victims of domestic violence, dating violence, sexual assault, or stalking under other Federal laws, as well as under State and local laws. Non-Compliance with The Requirements of This Notice You may report a covered housing provider's violations of these rights and seek additional assistance, if needed, by contacting or filing a complaint with the office of Cruz Guardado, Director of Compliance, WSH Management, 18881 Von Karman Ave., Suite 720, Irvine, CA, 92612. Phone (949) 748-8209 or Housing and Urban Development, 300 North Los Angeles Street, Suite 4054, Los Angeles, CA 90012. Phone: (213) 894-8000. For Additional Information You may view a copy of HUD's final VAWA rule at https://www.gpo.gov/fdsys/pkg/FR-2016-ll-l6/pdf/20l6-25888.pdf. Additionally, CPM must make a copy ofHUD's VAWA regulations available to you if you ask to see them. For questions regarding VAWA, please contact the office of Cruz Guardado, Director of Compliance, WSH Management, 18881 Von Karman Ave., Suite 720, Irvine, CA, 92612. Victims of domestic violence are encouraged to contact the National Domestic Violence Hotline at 1-800-799-7233, or a local domestic violence shelter, for assistance in creating a safety plan. For persons with hearing impairments, that hotline can be accessed by calling l-800-787-3224 (TTY). Contact information for relevant local organizations For help regarding sexual assault, you may contact the Rape, Abuse & Incest National Network's National Sexual Assault Hotline at 800-656-HOPE, or visit the online hotline at https://ohl.rainn.org/online/. You may also contact: Contact information for relevant local organizations Victims of stalking seeking help may visit the National Center for Victims of Crime's Stalking Resource Center at https://www.victimsofcrime.org/our-programs/stalking-resource-center. You may also contact: Contact information for relevant local organizations Applicant/ Tenant Signature Date Applicant/ Tenant Signature Date Applicant/ Tenant Signature Date Attachment: Certification form HUD-5382 Form HUD-5380 (1 2/2016) Dec. 17, 2019 Item #7 Page 76 of 85 wsH[Management WSH Management, Inc., Property Management (formerly known as Western Seniors Housing) Experience WSH Management, Inc. (WSH) has marketed, leased, and managed senior and multi-family properties since it began operations 19 years ago, and it is very experienced in the management of Section 42 Low-income Housing Tax Credit (LIHTC) properties. WSH strives to create an environment for our residents in which the quality of life is as important as life itself. WSH is committed to a high level of care and emphasizes social, recreational and life-enhancing services, with programs and activities to increase resident satisfaction and long-time occupancy. It maintains properties in top condition to create a comfortable home and promote community cohesion. WSH has a management staff that has a combined experience in senior housing of over 90 years. WSH is an active member in South Coast Apartment Association, California Apartment Association, National Apartment Association, National Association of Home Builders, Building Industry Association of Southern California, the 55+ Housing Council, the National Affordable Housing Management Association, the Affordable Housing Management Association of the Pacific Southwest and the American Senior Housing Association. As of today, WSH has performed the complete lease-up and initial certification of 32 LIHTC properties, several with multi- layered affordable housing programs. WSH has an impeccable record in the management and compliance of tax-credit and affordable housing properties. Its portfolio has included properties ranging in size from 20 units to 400 units and from 10,000 s.f. to 250,000 s.f. The total number of operational units currently under our management is 3,311, spread among 39 communities, of which 2,970 are tax-credit units and 341 are market rate units or other government-assisted units. Housing Choice Vouchers are accepted at all of our 36 operational communities and WSH has extensive experience working together with both County and City Public Housing Authorities throughout Southern and Northern California including The Housing Authority of the City of Long Beach, The Housing Authority of the City of Los Angeles, The Housing Authority of the County of Los Angeles, Orange County Housing Authority, Anaheim Housing Authority, Norwalk Housing Authority, Santa Monica Housing Authority, Housing Authority of the County of San Bernardino, Housing Authority of Alameda County, Housing Authority of Oakland, Housing Authority of Santa Clara County, etc. We currently manage 6 communities with units set aside for special needs groups including chronic homelessness, mental health issues, HOPWA, and Assisted Living Waivers for the frail elderly, with three of these communities combining MHSA and/or homeless designated units with Project Based Vouchers. Other specialty properties within the portfolio include three "Arts Colony" locations, including the Long Beach Senior Arts Colony, Pacific Avenue Arts Colony and ACE 121 which are fully arts-focused affordable apartment communities providing residents the opportunity to enjoy professional-grade art studio and art gallery spaces, while participating in free, professional-level arts activities and classes on an ongoing basis. The total value of all properties under management is more than $500,000,000. WSH currently manages senior and multi-family properties throughout California in cities such as Long Beach, Los Angeles, Huntington Park, Arroyo Grande, Buena Park, Anaheim, North Hollywood, Norwalk, Garden Grove, Fountain Valley, Panorama City, Santa Monica, Santa Clarita, Carlsbad, San Clemente, Van Nuys, Hayward, Oakland, Milpitas and Gilroy. Its affordable clients include Meta Housing Corporation (Los Angeles), HCI Housing Partners (Gardena), LINC Housing (Long Beach), Western Community Housing (Costa Mesa), Global Premier (Irvine), Integrity Housing (Irvine), Deep Green Housing (Los Angeles) and the Foundation for Affordable Housing (Laguna Beach). WSH's experience in property management has developed into a firm whose capabilities will meet the demands of the most sophisticated investor. WSH is effective in all phases of property management from the marketing and lease-up of a newly constructed project to the on-going operation of a property at sustained occupancy. WSH has established itself as a leader in the industry in the performance of marketing techniques, capital and preventative maintenance programs and administrative control. Included in our full Property Management services, WSH provides compliance-monitoring through audits, file repair, and training to owners, managers and equity investors. Clients include companies with large portfolios that recognize the value of WSH's level of expertise and experience to meet their needs. Dec. 17, 2019 Item #7 Page 77 of 85 ~gement www.wsnmqmt.com Property Name Type Special Sub/Mrkt Rate Rent Years Managed Age Limit Address City State Zip Code Phone# Total# of Units 5400 Hollywood Family Tax Credit/Fed/Stale/Local 2 year N/A 5400 Hollywood Blvd. Hollywood CA 90027 310.802.4022 40 808 A Street Apls Senior ALW/Hopwa Tax Credit/Fed/State 2 year 62+ 808ASt. Hayward CA 94541 510.455.5990 60 Andalucia Senior Apts. Senior Tax Credit/Fed/State/Local 10 years 62 15305 Lanark Street Van Nuys CA 91406 818. 756.0000 94 Arbor View Apts Family Tax Credit 1 year N/A 624 S. Velare St Anaheim CA 92804 714.828.2119 46 Arbors at Carlsbad Family Market Rate less than 1 year N/A 2601 Jefferson St. Carlsbad CA 92008 760.729.5390 58 Aspen Family Apts Family Tax Credit/local 1 year N/A 81 Mihalakis St. Milpitas CA 95035 408.934.9201 101 Asturias Senior 1 ax ueait1r-ea1LocaI ll years 62 9628 Van Nuys Blvd. Panorama City CA 91402 818.830.5100 69 Belwood Arms Family lax Cree11t l year N/A 6301 Atiantic Ave. long Beach CA 90805 562.612.1540 j4 Buckingham Senior 1 ax. Crea1t1 r-ea/ ;)tate/ Loca1 4ye~rs 62 4020 Buckingham Rd. Los Angeles CA 90008 323.299.1773 70 Cantabria Senior Tax Credit/Fed/Slate/local 11 years 62 9640 Van Nuys Blvd. Panorama City CA 91402 818.891.7200 81 Casa. Bonita Senior Tax Credit/Fed/Local 16 years 62 6512 Rugby Ave. Huntington Park CA 90255 323.581.1600 80 Civic Center 14 Apts Family Homeless Tax Credit/Local/PBV 1 year N/A 632 14th St. Oakland CA 94612 510,455.5035 40 Colony Square• Family Tax Credit 1 year N/A 120140th St. Bakersfield CA 93301 661.323.1125 240 Cortina d'Arroyo Grande Senior Tax Credit/Local 13 years 62 241 N. Courtland St. Arroyo Grande CA 93420 805.489.6888 108 Cotton1s Point Senior MHSA/IHSS Tax Credit/Fed/State/local/PBV 5 years 62 2358 S. El Camino Real San Clemente CA 92672 949.366.2600 76 Dorado Senior Tax Credit/Fed/Local 12 Years 55 8622 Stanton Ave. Buena Park CA 90620 714.236.0007 150 Figueroa Senior Tax Credit/Fed/State/Local 6 years 55 7621 S. Figueroa St. Los Angeles CA 90003 323. 750.2000 35 Glendale {ACE) Family Tax Credit/local 2 year N/A 1211 N. Kenwood St. Glendale CA 91206 818.547.5789 70 The Grove Senior Tax Credit 12 Years 55 12721 Garden Grove Blvd. Garden Grove CA 92843 714.537 .6606 85 The Jasmine Senior Tax Credit/Fed/Local 15 years 55 17911 Bushard St. Fountain Valley CA 92708 714.963.9660 156 Hermes Avenue Family Market Rate less than 1 year N/A c/o 2601 Jefferson St. Carlsbad CA 92008 760.729.5390 11 Heritage Park Senior Mkl./CalHFA 17 years 55 950 5. Gilbert St. Anaheim CA 92804 714.758.8880 94 la Corufia Senior ALW Tax Credit/Fed/State/local 6 years 55 15301 Lanark St. Van Nuys CA 91406 818.442,0170 87 Long Beach and 21st Senior MHSA Tax Credit/Fed/State/Local/PBV 4 years 55 2114 Long Beach Blvd. Long Beach CA 90806 562.591.4306 41 Long Beach and Burnett Family Tax Credit/Slate 4years N/A 2355 Long Beach Blvd. Long Beach CA 90806 562.988.5661 46 Long Beach-The Anne>C Senior Tax Credit/State/Local 8 years 55 225 E. 12th St. Long Beach CA 90813 562.590.3000 39 LB Senior Arts Colony Senior Tax Credit/State/Local 7years 55 200 E. Anaheim St. long Beach CA 90813 562.951.1188 161 Magnolia @ Highland Senior Tax Credit/Local 8 years 62 2196 Medical Center Dr. San Bernardino CA 92411 909.473.1000 80 Magnolia @ 9th Senior MHSA Tax Credit/State/Local 5 years 62 181 E. 9th St. San Bernardino CA 92410 909.388.1203 119 Ocean Breeze Senior Tax Credit/Local 9 years 55 145814th St. Santa Monica CA 90404 424.268.4176 20 Our Lady of Guadalupe Senior HUD 202 & 62+ 2 year 62+ & Disable 17103 Magnolia St. Fountain Valley CA 92708 714.843.1121 72 Pacific Avenue Arts Colony Family Tax Credit/Local 4 years N/A 803 5. Pacific Ave. San Pedro CA 90731 310.221.0019 49 Park Plaza* Senior Tax Credit 18 years 55 6755 Rhodes Ave. N. Hollywood CA 91606 818.764.7000 Z03 San Antonio Gardens Senior Tax Credit 18 years 62 13708 San Antonia Dr. Norwalk CA 90650 562.484.9999 65 Sterling Court Senior Tax Credit/Fed/Local 16 years 62 935 S. Gilbert St. Anaheim CA 92804 714.229.0400 34 Tavarua Senior MHSA Tax Credit/State/Local 7 years 55 3568 Harding St. Carlsbad . CA 92008 760.730.9281 50 The Bricker Senior Tax Credit/Fed/State 4 years 16 1671 N. Western Ave. Hollywood CA 90027 323.460.2966 16 The Cannery Family Tax Credit less than 1 year N/A 111 lewis St. Gilroy CA 95020 669.500,7315 104 The Metro at Chinatown Senior Tax Credit/Fed/State/local 7 years N/A 808 N. Spring St. Los Angeles CA 90012 213.613.1104 123 The Metro al Compton Senior Tax Credit/Fed/ local 7 years 55 302 N. Tamarind Ave. Compton CA 90220 310,635.4000 75 The Metro at Hollywood Senior Tax Credit/Fed/State/Local 7 years 55 1717 Garfield Pl. Los Angeles CA 90028 323.460,2966 120 Tyler Court Senior RSAP/Homeless Bond/Home 4 years 55 3363 Tyler St. Carlsbad CA 92008 760.434.6776 75 Valley Oaks Village Senior Market Rate 10 years 55 24700 Valley St. Santa Clarita CA 91321 661.259.5501 247 Villa Anaheim Senior Tax Credit/ State/local 15 years 62 3305 W. Lincoln Ave. Anaheim CA 92801 714.952,3600 135 Total Properties Managed: 44 Total Units Managed. ~ 3,759 Recently managed include an• after the property name. All others are currently managed. Dec. 17, 2019 Item #7 Page 78 of 85 ~-WSH_lManagement REFERENCE 1 Tavarua Senior Apartments, LP(LOCAL) 3568 Harding Street Carlsbad, CA 92008 760. 730.9281 50 low-income senior apartment units -10 units under the MHSA homeless program 1-and 2-bdrm affordable units at 30%, 40%, 50% and 60% rents Regulatory Entities: LIHTC, AHP, MHSA, HCD Management Participation Began: December 1, 2012 WSH provides full-service property management as Agent to Owner and coordinates ongoing partnership with the following involved parties. Meta Housing Corporation, Owner/Developer 11150 West Olympic Blvd., Suite 620, Los Angeles, CA 90064 Louie Perez, Chris Maffris, Shantel Younan 310.575.3543 Western Community Housing, Inc., Non-Profit Managing General Partner 151 Kalmus Drive, Suite J-5, Costa Mesa, CA 92626 Graham Espley-Jones, Scott Gaynor, Sandra Gibbons 714.597.8302 County of San Diego Health & Human Services, Dept. of Mental Health 3255 Camino Del Rio South, San Diego, CA 92108 Connie German-Marquez, Mental Health Coordinator 619.584.3015 Corporation for Supportive Housing (MHSA County Housing Consultant) 2664 Fourth Ave., San Diego, CA 92103 Dexter Egleston, Senior Program Manager, MSW 619.232.3194 x4290 Senior IMPACT, Community Research Foundation (Full Service Partnership Provider) 928 Broadway, San Diego, CA 92101 Jennifer Pemberton, Program Director 619.977.3716 · EngAge, The Art of Active Aging (Non-Profit Organization) 240 East Verdugo Avenue, Suite 100, Burbank, CA 91502 Nancy Goodhart, Chief Operating Officer 818.438.9403 Carlsbad Housing Agency (Housing Choice Voucher Rental Assistance Program) 1200 Carlsbad Village Drive, Carlsbad, CA 92008 Bobbi Nunn 760.434.2816 18881 Von Karman Averue, Suite 720, Irvine, CA 92614 P: 949.748.8200 F: 949.748.8220 www.wshmqmt.com Dec. 17, 2019 Item #7 Page 79 of 85