80A - JOINT PH - MORTGAGE REFUND BOND

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PH - Mortgage Revenue Bond Inducement and TEFRA August 6, 2012 Page 2 DISCUSSION Vitus Group, a for-profit affordable housing developer, is under contract to acquire and rehabilitate Wycliffe Plaza which is located at 1401 N. Flower Street (Exhibit 1). The developer will be forming a corporation which will be called Washington Place Management, LLC for the purpose of owning and operating this project. Wycliffe Plaza is a senior multifamily project that contains 200 one- bedroom units. The project currently has a Department of Housing and Urban Development (HUD) Section 8 and Section 236 contract which provides for 140 project-based rental assistance units. The tenants that are residing in the project-based units pay 30% of their income toward rent. The remaining 60 units are rent restricted but the tenant must pay the entire rent without any subsidy from the project. The Vitus Group has developed and owns more than 70 projects in 13 states, with 15 of those projects located in California. They have successfully acquired and rehabilitated over 6,000 subsidized senior units. The developer is proposing to acquire and rehabilitate the project by utilizing tax-exempt bonds and low income housing tax credits. The current affordability restrictions are due to expire in 2017. By virtue of the proposed funding, the affordability will be extended for 55 years. Of the 200 units, 59 units will be designated for very low-income and 140 units for low income households. One unit will be set aside for an onsite manager. All cost to acquire, rehabilitate and provide for the level of affordability for this project will be funded solely through the issuance of bonds and tax credit allocation. The project will undergo an extensive rehabilitation to address deferred maintenance, improve the physical condition of the property, and address long-term capital needs. Existing tenants will not be displaced during the rehabilitation, although may be temporarily relocated to a hotel or a renovated vacant unit should the need arise. The acquisition of the property is planned for December 2012 and the rehabilitation is anticipated to commence in February 2013 and be completed in June 2013. In order for the Housing Authority to apply for a bond allocation from the California Debt Limitation Allocation Committee on behalf of the developer, the Housing Authority must adopt an Inducement resolution relating to the bonds. The Inducement resolution confirms the Housing Authority's intent to issue the bonds and identifies the time at which costs expended on the project qualify for the financing with the tax-exempt bonds. The bonds are considered "conduit" obligations. This means that although the Housing Authority will issue the bonds, the owner is actually the borrower and has sole responsibility for repayment. The bonds will be repaid strictly out of the project's cash flow. There is no recourse to the Housing Authority or the City of Santa Ana. Prior to bonds being sold, the City Council must hold a public hearing as required by the Tax Equity and Fiscal Responsibility Act (TEFRA). The public hearing is to solicit comments on the project and the issuance of bonds. Holding the TEFRA is also a precondition to applying for the 8OA-2