ATTACHMENT A
Project Proposal
December 22, 2025
Ariel Bishop-Williams
Housing Services Administrator
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Re: Request for Affordable Housing Fee Waivers and $3,000,000 in City Capital Funding
Dear Ms. Bishop-Williams,
Wakeland Housing and Development Corporation, a nonprofit affordable housing developer with a long history of delivering high-quality, service-enhanced housing throughout Southern California, is partnering with the United Methodist Church of Palm Springs to develop 72 affordable rental homes on church-owned land located at 1555 E. Alejo Road, within the Section 14 Specific Plan area. In support of this proposed development, Wakeland respectfully submits this letter to request participation in the City of Palm Springs’ Affordable Housing Fee Waiver Program and to seek $3,000,000 in City capital funding.
The development is planned as a senior community serving residents aged 55 and older, responding to Palm Springs’ growing need for stable, affordable housing for older adults, particularly those on fixed or limited incomes who wish to age in place. We also plan to set aside 36 units for seniors who are exiting homelessness, subject to a future rental subsidy award from Riverside County. All units will be income- restricted at or below 60% of Area Median Income (AMI), with deeper affordability anticipated for a portion of the homes.
The project is proposed on a site zoned for high residential use and will consist of thoughtfully scaled buildings of 2 and 3 stories in height, consistent with applicable zoning. The site plan creates a series of landscaped courtyards, outdoor community space, and integrated stormwater capture and infiltration, including permeable surfaces and drought-tolerant planting to enhance resident comfort while supporting sustainable desert-appropriate design.
The proposed development will deliver the following public benefits:
72 new affordable homes for low-income seniors (55+)
100% affordability, with long-term deed restrictions
High-quality, energy-efficient design appropriate for the desert climate On-site resident services and community space to support health, stability, and social connection
A thoughtful site plan that respects the surrounding neighborhood and the historic context of Section 14
Advancement of Palm Springs’ housing, equity, and aging-in-place goals
The project builds upon the United Methodist Church’s longstanding mission of service to the Palm Springs community, ensuring that church land continues to serve a public purpose for generations to come.
Fee Waiver Request
To help ensure financial feasibility and maximize affordability, Wakeland requests participation in the City’s Affordable Housing Fee Waiver Program, including waivers of applicable development impact fees, plan check fees, and permit fees.
Request for City Capital Funding
In addition, Wakeland requests $3,000,000 in City capital funding to support the development of this project. City investment will play a pivotal role in closing the project’s capital funding gap, leveraging significant state resources, including low-income housing tax credits, and ensuring timely delivery of much-needed affordable housing in Palm Springs. City participation will directly increase the number of affordable senior homes delivered and strengthen the competitiveness of the project for outside funding sources.
In addition to this request letter, we have also included here conceptual designs and renderings of the development, a development timeline, as well as project financials showing the total budget, sources and uses, unit mix and rental income, and cash flow projections.
Wakeland is committed to working collaboratively with the City of Palm Springs to deliver a high-quality development that reflects shared values of equity, stewardship, and care for older residents. We appreciate the City’s continued leadership in addressing the housing crisis and would welcome the opportunity to discuss this request in greater detail.
Thank you for your consideration.
Sincerely,
Michael Busse
Project Manager
Wakeland Housing and Development Corporation
United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA 1 FEBUARY 2025
Conceptual Bird’s Eye View From Southwest
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA 1 FEBUARY 2025
9 AUGUST 2024N O R T HUMC Palm Springs • 1555 E Alejo Road - Palm Springs, CA 1"= 80' - 0" Design Concept
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TO INCLUDE:
Design principles
Site context information
Concept diagrams (solar orientation,
views, circulation, gathering spaces,
outdoor space, etc)
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JANUARY6 2025
Design Concept
SHADING
ELEMENTS
FITTING SCALE
Design PrinciplesSPACE TO
GATHER
WALKING
PATHS
FRAMED
VIEWS
SOLAR
ORIENTATION
Create a comfortable, safe, inspirational,
healthy, accessible and warm (or cool)
home for senior residents.
The 72-unit residential
building is composed of
three-story wings, reducing
the building’s scale relative to
the neighborhood and UMC
buildings adjacent.
Walking paths and spaces
to rest stretch across the
combined church and
residential sites, knitting
the communities
together.
Western exposure is
limited across the site.
Solar orientation is critical
to the design of each
building wing. Each portion
is a simple mass, oriented
to minimize solar heat gain
and maximize cross
ventilation.
Shading features
are provided where
needed, inherently
through exterior
circulation walkways
or delicately
added with louvers
and shades.
A generous commu -
nity garden with shade
trellises is shared be -
tween the church and
housing sites. A cen -
tral shaded outdoor
space for residents to
gather,
socialize and play is
located just beyond
the building’s
main entry.
Shared balconies and
walkways which shade
the building from
the western sun and
reduce the building’s
scale, triple as view
points to the beautiful
mountains beyond,
keeping residents con -
nected to the unique
Palm Springs
landscape.
Complement and expand upon the UMC’s
existing campus, creating connectivity
between the residential and church sites.
Promote shared use of shaded exterior
spaces, encouraging interaction between
residents and the church.
Encourage a healthy, active and social
lifestyle for residents through shaded and
landscaped walking paths and both outdoor
and indoor recreation areas.
Create opportunities to slow down, reflect
and connect to the desert landscape and
self with shaded benches, group and solo
seating areas, open spaces and framed
views.
Bring the natural world into the developed
campus through the use of native plants and
a landscape that provides habitat for desert
birds, reptiles and insects.
Employ passive design strategies responsibly
in the harsh desert environment, using
building form to limit energy demand and
increase occupant comfort. Use active
design strategies to generate energy and
design a low-water use site.
FUTURE UMCPS
WORSHIP AREA
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
1 FEBUARY 2025United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA NORTH0 40 80 FT
Conceptual Site Plan
E ALEJO ROAD
CALLE ROLPH
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6 JANUARY 2025N O R T HUnited Methodist Church of Palm Springs Affordable Senior Housing • 1555 E Alejo Road - Palm Springs, CA 1"= 80' - 0" Conceptual Site Plan
PROJECT INFORMATION
Unit Type Quantity Area AMI
Studio 25 350 30-60%
1BR 46 480 30-60%
2BR Manager 1 715 N/A
TOTAL 72
• Three three-story residential building wings are fanned out across the "L" shaped housing site, creating a series of shared common spaces between and among the housing and church sites.
• The full building is approximately 60,000 SF, including 4,700 SF of interior common amenity spaces, 36,000 SF of residential units, and 2,200 SF of utility space.
• Two elevators are provided.
• Onsite interior amenities include a generous multi-purpose community room with kitchen, laundry facilities, fitness room, computer room and waste chute rooms at each level.
• Outdoor amenities include a variety of shaded gathering spaces, a BBQ area, bocce ball court, community garden shared with the church, and walking paths stretching throughout the site.
• Two offices are provided for property management plus a conference room, offices, break room and work room for onsite services.
• Passive design strategies were prioritized in the building layout to reduce energy demand. Both roof-mounted and carport-mounted solar panels are provided to generate maximum energy.
• 54 total covered parking spaces are provided for the housing building, see below.
EEXXIISSTTIINNGG
UMCPS CHURCH
UMCPS MULTIPURPOSE BUILDING
UMCPS GARAGE
CELL TOWER BUILDING
GARDEN
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PRROOPPOOSSEEDD
ENTRY
THREE-STORY SENIOR HOUSING
ELEVATOR
PLAZA
WALKING PATH
COMMUNITY GARDEN
SHADE PAVILION
BOCCE COURT
LANDSCAPE WATER FEATURE
STORMWATER PLAZA
STORMWATER PLANTING
SOLAR CARPORT
FIRE TRUCK TURNAROUND
MAX 150' FIRE LANE, NO TURNAROUND
OPEN BREEZEWAY AT LEVEL 1
ONE-STORY COMMUNITY ROOM
LANDSCAPE BUFFER
BBQ AREA
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EXISTING PROPERTY LINE
PROPOSED LOT SPLIT LINE
LLEEGGEENNDD
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
E ALEJO ROAD
CALLE ROLPH
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PROJECT INFORMATION
Unit Type Quantity Area AMI
Studio 25 350 30-60%
1BR 46 480 30-60%
2BR Manager 1 715 N/A
TOTAL 72
• Three three-story residential building wings are fanned out across the "L" shaped housing site, creating a series of shared common spaces between and among the housing and church sites.
• The full building is approximately 60,000 SF, including 4,700 SF of interior common amenity spaces, 36,000 SF of residential units, and 2,200 SF of utility space.
• Two elevators are provided.
• Onsite interior amenities include a generous multi-purpose community room with kitchen, laundry facilities, fitness room, computer room and waste chute rooms at each level.
• Outdoor amenities include a variety of shaded gathering spaces, a BBQ area, bocce ball court, community garden shared with the church, and walking paths stretching throughout the site.
• Two offices are provided for property management plus a conference room, offices, break room and work room for onsite services.
• Passive design strategies were prioritized in the building layout to reduce energy demand. Both roof-mounted and carport-mounted solar panels are provided to generate maximum energy.
• 54 total covered parking spaces are provided for the housing building, see below.
EXISTING
UMCPS CHURCH
UMCPS MULTIPURPOSE BUILDING
UMCPS GARAGE
CELL TOWER BUILDING
GARDEN
PROPOSED
ENTRY
THREE-STORY SENIOR HOUSING
ELEVATOR
OUTDOOR AMENITY SPACE
SOLAR CARPORT
FIRE TRUCK TURNAROUND
MAX 150' FIRE LANE, NO TURNAROUND
OPEN BREEZEWAY AT LEVEL 1
ONE-STORY COMMUNITY ROOM
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PROPOSED LOT SPLIT LINE
LEGEND
1 FEBUARY 2025United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA NORTH0 40 80 FT
Conceptual Floor Plans
E ALEJO ROAD
CALLE ROLPH
LLEEGGEENNDD
Studio Unit
1 Bedroom Unit
2 Bedroom Manager's Unit (Level 3)
Amenity / Common Space
Utility
Circulation
Elevator
KKEEYY
ENTRY
BREEZEWAY
COMMUNITY ROOM WITH KITCHEN
LAUNDRY
COMPUTER ROOM
FITNESS ROOM
OFFICES + CONFERENCE ROOM
MAIL AREA
BIKE STORAGE
TRASH + UTILITY ROOMS
UTILITY ROOM
VIEW POINT
11 22
33 44
55 66
77 88
99 1100
1111
1122
8 10
5 72
4 3
11 27
1 1
1 6
10 12
12 12
9 6 JANUARY 2025N O R T HUnited Methodist Church of Palm Springs Affordable Senior Housing • 1555 E Alejo Road - Palm Springs, CA 1"= 80' - 0" Floor Plans
Level 1 Level 2 (Level 3 Sim.)
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
E ALEJO ROAD
CALLE ROLPH
LEGEND
Studio Unit
1 Bedroom Unit
2 Bedroom Manager's Unit (Level 3)
Amenity / Common Space
Utility
Circulation
Elevator
KEY
ENTRY
BREEZEWAY
COMMUNITY ROOM WITH KITCHEN
LAUNDRY
COMPUTER ROOM
FITNESS ROOM
OFFICES + CONFERENCE ROOM
MAIL AREA
BIKE STORAGE
TRASH + UTILITY ROOMS
UTILITY ROOM
VIEW POINT
1 2
3 4
5 6
7 8
9 10
11 12
8 10
5 7 2
4 3
11 27
1 1
1 6
10 12
12 12
9 Level 1 Level 2 (Level 3 Sim.)
United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA 1 FEBUARY 2025
Conceptual View From Calle Rolph
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
United Methodist Church of Palm Springs Affordable Senior Housing• 1555 E Alejo Road - Palm Springs, CA 1 FEBUARY 2025
Conceptual View From Church
1 FEBRUARY 2025
AUGUST 2024JANUARY 2025
UMC Palm Springs Affordable Senior Community
Sources and Uses of Financing
Uses of Funding Per Unit Predev Construction Permanent
Land Acquisition 31,251$ 45,100$ 2,250,090$ 2,250,090$ Design & Engineering 25,414$ 950,000$ 1,829,785$ 1,829,785$ Legal/Financial/Other Consultants 6,250$ 125,000$ 450,000$ 450,000$ Permits & Fees 31,231$ 50,000$ 2,248,600$ 2,248,600$ Direct Construction Costs 333,471$ -$ 24,009,942$ 24,009,942$ Financing Costs 101,419$ -$ 7,052,833$ 7,302,147$ Marketing/G & A/Security 7,056$ -$ 508,000$ 508,000$ Developer Fees 34,722$ -$ 690,000$ 2,500,000$ Construction Contingency 32,121$ -$ 2,312,157$ 2,312,682$ Indirect Cost Contingency 6,944$ 56,250$ 500,000$ 500,000$ Deferred Costs -$ -$ 2,059,838$ -$ Total Project Uses 609,878$ 1,226,350$ 43,911,246$ 43,911,246$ Residential/Comm Construction Per Unit Predev Construction Permanent Tax Credit Equity 328,876$ -$ 2,367,904$ 23,679,054$ Permanent Loan 61,429$ -$ -$ 4,422,900$ Construction Loan -$ -$ 27,798,930$ -$ Wakeland Loan -$ 1,226,350$ -$ -$ HCD - MHP Loan 156,211$ -$ 10,122,473$ 11,247,192$ City of Palm Springs Loan 41,667$ -$ -$ 3,000,000$ FHLB - AHP 21,694$ 1,562,000$ 1,562,000$ Deferred Costs -$ 2,059,838$
GP Sponsor Equity 1.39$ -$ 100$ 100$ Total Project Sources 609,878$ 1,226,350$ 43,911,246$ 43,911,246$ UMC Palm Springs Affordable Senior Community
72 Units
Development Budget
Per Unit Total
Land Acquisition
Land Acquisition 31,251 2,250,090
Total Land Acquisition 31,251 2,250,090
Direct Construction Costs
Building 333,471 24,009,942
Construction Contingency 32,121 2,312,682
Total Direct Construction Costs 365,592 26,322,625
Indirect Development Costs
Architecture and Engineering 19,650 1,414,785
Civil Engineering + Survey 3,958 285,000
Due Diligence Studies 1,389 100,000
Sustainability 1,111 80,000
Permits and Fees 21,425 1,542,600
Utilities 6,944 500,000
Construction Manager 2,861 206,000
Legal and Accounting 6,250 450,000
Developer Fee 34,722 2,500,000
Security During Construction 2,500 180,000
Lease Up 1,264 91,000
Furnishings 2,472 178,000
Construction Loan Interest 54,045 3,891,274
Insurance 10,417 750,000
Other Financing Costs 44,026 3,169,873
Total Indirect Development Costs 213,035 15,338,532
Total Development Cost 609,878 43,911,246
UMC Palm Springs Affordable Senior Community RUN DATE: 02/18/26 Number Monthly Utility Net Monthly Net Annual Unit Total Rent/ % of Median Unit Type of Units Rent Allowance Rent Rent Sq. Ft. Sq. Ft. Sq. Ft. -$
30.00% 0BR/1BA 13 588 80 508 79,248 480 6,240 $1.06
30.00% 1BR/1BA 13 629 91 538 83,928 700 9,100 $0.77
50.00% 0BR/1BA 4 980 80 900 43,200 700 2,800 $1.29
50.00% 1BR/1BA 10 1,049 91 958 114,960 950 9,500 $1.01
60.00% 0BR/1BA 8 1,176 80 1,096 105,216 480 3,840 $2.28
60.00% 1BR/1BA 23 1,259 91 1,168 322,368 700 16,100 $1.67 Mgr. BR2/BA2 1 0 0 0 0 700 700 $0.00
72 12,937 748,920 48,280
TCAC 2025
UMC Palm Springs Affordable Senior Community
Project Cash Flow
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 RENTAL REVENUES: 2.5% incease/yr
Gross Potential Rent (Affordable Units) 748,920 767,643 786,834 806,505 826,668 847,335 868,518 890,231 912,487 935,299 958,681 982,648 1,007,214 1,032,394 1,058,204 1,084,659 1,111,775 1,139,569 1,168,058 1,197,259 1,227,190 1,257,870 1,289,317 1,321,550 1,354,589 1,388,454 1,423,165 1,458,744 1,495,213 1,532,593 Annual S8 Increment 468,936 480,659 492,675 504,992 517,617 530,557 543,821 557,417 571,352 585,636 600,277 615,284 630,666 646,433 662,594 679,159 696,138 713,541 731,380 749,665 768,407 787,617 807,307 827,490 848,177 869,381 891,116 913,394 936,229 959,635 Laundry/Other 12,096 12,398 12,708 13,026 13,352 13,686 14,028 14,379 14,738 15,106 15,484 15,871 16,268 16,675 17,092 17,519 17,957 18,406 18,866 19,338 19,821 20,317 20,825 21,346 21,880 22,427 22,988 23,563 24,152 24,756 COSR 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Vacancy Allowance (61,498) (39,002) (39,977) (40,977) (42,001) (43,051) (44,127) (45,231) (46,361) (47,520) (48,708) (49,926) (51,174) (52,453) (53,765) (55,109) (56,487) (57,899) (59,346) (60,830) (62,351) (63,909) (65,507) (67,145) (68,823) (70,544) (72,308) (74,115) (75,968) (77,867) Vacancy Allowance (PSH Units) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Net Rental Income 1,168,454 1,221,698 1,252,240 1,283,546 1,315,636 1,348,527 1,382,240 1,416,796 1,452,216 1,488,521 1,525,734 1,563,877 1,602,974 1,643,049 1,684,125 1,726,228 1,769,383 1,813,617 1,858,958 1,905,432 1,953,067 2,001,895 2,051,942 2,103,241 2,155,823 2,209,718 2,264,961 2,321,586 2,379,626 2,439,117 Reimbursement of Operating Reserve 0
PROPERTY OPERATING COSTS: 3.5% increase/yr
Administrative Expenses:
Office Supplies & Equipment 4,800 4,968 5,142 5,322 5,508 5,701 5,901 6,108 6,322 6,543 6,772 7,009 7,254 7,508 7,771 8,043 8,325 8,616 8,918 9,230 9,553 9,887 10,233 10,591 10,962 11,346 11,743 12,154 12,579 13,019 Payroll Services 1,200 1,242 1,285 1,330 1,377 1,425 1,475 1,527 1,580 1,635 1,692 1,751 1,812 1,875 1,941 2,009 2,079 2,152 2,227 2,305 2,386 2,470 2,556 2,645 2,738 2,834 2,933 3,036 3,142 3,252 Office Salaries 2,400 2,484 2,571 2,661 2,754 2,850 2,950 3,053 3,160 3,271 3,385 3,503 3,626 3,753 3,884 4,020 4,161 4,307 4,458 4,614 4,775 4,942 5,115 5,294 5,479 5,671 5,869 6,074 6,287 6,507 Telephone/Answering Service/Internet 7,200 7,452 7,713 7,983 8,262 8,551 8,850 9,160 9,481 9,813 10,156 10,511 10,879 11,260 11,654 12,062 12,484 12,921 13,373 13,841 14,325 14,826 15,345 15,882 16,438 17,013 17,608 18,224 18,862 19,522 Auto Expense 2,400 2,484 2,571 2,661 2,754 2,850 2,950 3,053 3,160 3,271 3,385 3,503 3,626 3,753 3,884 4,020 4,161 4,307 4,458 4,614 4,775 4,942 5,115 5,294 5,479 5,671 5,869 6,074 6,287 6,507 Training & Travel 2,400 2,484 2,571 2,661 2,754 2,850 2,950 3,053 3,160 3,271 3,385 3,503 3,626 3,753 3,884 4,020 4,161 4,307 4,458 4,614 4,775 4,942 5,115 5,294 5,479 5,671 5,869 6,074 6,287 6,507 Misc. Administrative Expense 6,380 6,603 6,834 7,073 7,321 7,577 7,842 8,116 8,400 8,694 8,998 9,313 9,639 9,976 10,325 10,686 11,060 11,447 11,848 12,263 12,692 13,136 13,596 14,072 14,565 15,075 15,603 16,149 16,714 17,299 County Monitoring 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Issuer Fee 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Marketing Expense:
Advertising 1,800 1,863 1,928 1,995 2,065 2,137 2,212 2,289 2,369 2,452 2,538 2,627 2,719 2,814 2,912 3,014 3,119 3,228 3,341 3,458 3,579 3,704 3,834 3,968 4,107 4,251 4,400 4,554 4,713 4,878 Professional Fees:
Property Management Fees 43,200 44,712 46,277 47,897 49,573 51,308 53,104 54,963 56,887 58,878 60,939 63,072 65,280 67,565 69,930 72,378 74,911 77,533 80,247 83,056 85,963 88,972 92,086 95,309 98,645 102,098 105,671 109,369 113,197 117,159 Accounting 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Legal Fees 6,000 6,210 6,427 6,652 6,885 7,126 7,375 7,633 7,900 8,177 8,463 8,759 9,066 9,383 9,711 10,051 10,403 10,767 11,144 11,534 11,938 12,356 12,788 13,236 13,699 14,178 14,674 15,188 15,720 16,270 Auditing Expense 15,000 15,525 16,068 16,630 17,212 17,814 18,437 19,082 19,750 20,441 21,156 21,896 22,662 23,455 24,276 25,126 26,005 26,915 27,857 28,832 29,841 30,885 31,966 33,085 34,243 35,442 36,682 37,966 39,295 40,670 Utilities:
Electricity 43,200 44,712 46,277 47,897 49,573 51,308 53,104 54,963 56,887 58,878 60,939 63,072 65,280 67,565 69,930 72,378 74,911 77,533 80,247 83,056 85,963 88,972 92,086 95,309 98,645 102,098 105,671 109,369 113,197 117,159 Gas (community center and laundry) 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Water and Sewer 69,120 71,539 74,043 76,635 79,317 82,093 84,966 87,940 91,018 94,204 97,501 100,914 104,446 108,102 111,886 115,802 119,855 124,050 128,392 132,886 137,537 142,351 147,333 152,490 157,827 163,351 169,068 174,985 181,109 187,448 Payroll/Payroll Taxes:
Salaries-Manager 66,000 68,310 70,701 73,176 75,737 78,388 81,132 83,972 86,911 89,953 93,101 96,360 99,733 103,224 106,837 110,576 114,446 118,452 122,598 126,889 131,330 135,927 140,684 145,608 150,704 155,979 161,438 167,088 172,936 178,989 Salaries-Assistant Manager 28,600 29,601 30,637 31,709 32,819 33,968 35,157 36,387 37,661 38,979 40,343 41,755 43,216 44,729 46,295 47,915 49,592 51,328 53,124 54,983 56,907 58,899 60,960 63,094 65,302 67,588 69,954 72,402 74,936 77,559 Salaries-Security 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Salaries-Maintenance Technician 60,000 62,100 64,274 66,524 68,852 71,262 73,756 76,337 79,009 81,774 84,636 87,598 90,664 93,837 97,121 100,520 104,038 107,679 111,448 115,349 119,386 123,565 127,890 132,366 136,999 141,794 146,757 151,893 157,209 162,711 Salaries-Maintenance Personnel 30,000 31,050 32,137 33,262 34,426 35,631 36,878 38,169 39,505 40,888 42,319 43,800 45,333 46,920 48,562 50,262 52,021 53,842 55,726 57,676 59,695 61,784 63,946 66,184 68,500 70,898 73,379 75,947 78,605 81,356 Services incl. PSH Interfaith 90,000 93,150 96,410 99,784 103,276 106,891 110,632 114,504 118,512 122,660 126,953 131,396 135,995 140,755 145,681 150,780 156,057 161,519 167,172 173,023 179,079 185,347 191,834 198,548 205,497 212,689 220,133 227,838 235,812 244,065 Payroll Taxes 18,460 28,421 29,416 30,446 31,511 32,614 33,756 34,937 36,160 37,425 38,735 40,091 41,494 42,947 44,450 46,005 47,615 49,282 51,007 52,792 36,732 38,018 39,348 40,725 42,151 43,626 45,153 46,733 48,369 50,062 Workers Compensation 9,240 9,563 9,898 10,244 10,603 10,974 11,358 11,756 12,167 12,593 13,034 13,490 13,962 14,451 14,957 15,480 16,022 16,583 17,163 17,764 18,386 19,030 19,696 20,385 21,098 21,836 22,600 23,391 24,210 25,057 Health Insurance/Other Benefits 12,000 12,420 12,855 13,305 13,771 14,253 14,752 15,268 15,802 16,355 16,927 17,519 18,132 18,767 19,424 20,104 20,808 21,536 22,290 23,070 23,877 24,713 25,578 26,473 27,400 28,359 29,352 30,379 31,442 32,542 Contract Services:
Exterminating 12,960 13,414 13,883 14,369 14,872 15,393 15,932 16,490 17,067 17,664 18,282 18,922 19,584 20,269 20,978 21,712 22,472 23,259 24,073 24,916 25,788 26,691 27,625 28,592 29,593 30,629 31,701 32,811 33,959 35,148 Trash Removal 13,824 14,308 14,809 15,327 15,863 16,418 16,993 17,588 18,204 18,841 19,500 20,183 20,889 21,620 22,377 23,160 23,971 24,810 25,678 26,577 27,507 28,470 29,466 30,497 31,564 32,669 33,812 34,995 36,220 37,488 Other maintenance 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Building/Grounds Maintenance 6,000 6,210 6,427 6,652 6,885 7,126 7,375 7,633 7,900 8,177 8,463 8,759 9,066 9,383 9,711 10,051 10,403 10,767 11,144 11,534 11,938 12,356 12,788 13,236 13,699 14,178 14,674 15,188 15,720 16,270 Janitorial 8,640 8,942 9,255 9,579 9,914 10,261 10,620 10,992 11,377 11,775 12,187 12,614 13,055 13,512 13,985 14,474 14,981 15,505 16,048 16,610 17,191 17,793 18,416 19,061 19,728 20,418 21,133 21,873 22,639 23,431 Repair 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Security 26,000 26,910 27,852 28,827 29,836 30,880 31,961 33,080 34,238 35,436 36,676 37,960 39,289 40,664 42,087 43,560 45,085 46,663 48,296 49,986 51,736 53,547 55,421 57,361 59,369 61,447 63,598 65,824 68,128 70,512 Cleaning & Decorating: 0
Painting Supplies 20,962 21,696 22,455 23,241 24,054 24,896 25,767 26,669 27,602 28,568 29,568 30,603 31,674 32,783 33,930 35,118 36,347 37,619 38,936 40,299 41,709 43,169 44,680 46,244 47,863 49,538 51,272 53,067 54,924 56,846 Turnover 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Repairs & Maintenance:
Repairs & Maintenance General 20,800 21,528 22,281 23,061 23,868 24,703 25,568 26,463 27,389 28,348 29,340 30,367 31,430 32,530 33,669 34,847 36,067 37,329 38,636 39,988 41,388 42,837 44,336 45,888 47,494 49,156 50,876 52,657 54,500 56,408 Elevator 12,000 12,420 12,855 13,305 13,771 14,253 14,752 15,268 15,802 16,355 16,927 17,519 18,132 18,767 19,424 20,104 20,808 21,536 22,290 23,070 23,877 24,713 25,578 26,473 27,400 28,359 29,352 30,379 31,442 32,542 TOTAL VARIABLE COSTS 640,586 672,321 695,852 720,208 745,413 771,501 798,505 826,453 855,380 885,319 916,300 948,369 981,563 1,015,920 1,051,476 1,088,277 1,126,368 1,165,792 1,206,597 1,248,829 1,274,628 1,319,244 1,365,414 1,413,204 1,462,667 1,513,862 1,566,844 1,621,681 1,678,440 1,737,183 Taxes & Insurance:
Real Property Tax Assessment 2,000 2,040 2,081 2,123 2,165 2,208 2,252 2,297 2,343 2,390 2,438 2,487 2,537 2,588 2,640 2,693 2,747 2,802 2,858 2,915 2,973 3,032 3,093 3,155 3,218 3,282 3,348 3,415 3,483 3,553 City Monitoring Fee 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 County Compliance Fee 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Misc Taxes/Licenses/Permits 840 869 899 930 963 997 1,032 1,068 1,105 1,144 1,184 1,225 1,268 1,312 1,358 1,406 1,455 1,506 1,559 1,614 1,670 1,728 1,788 1,851 1,916 1,983 2,052 2,124 2,198 2,275 Insurance 75,000 77,625 80,342 83,154 86,064 89,076 92,194 95,421 98,761 102,218 105,796 109,499 113,331 117,298 121,403 125,652 130,050 134,602 139,313 144,189 149,236 154,459 159,865 165,460 171,251 177,245 183,449 189,870 196,515 203,393 TOTAL FIXED COSTS 77,840 80,534 83,322 86,207 89,192 92,281 95,478 98,786 102,209 105,752 109,418 113,211 117,136 121,198 125,401 129,751 134,252 138,910 143,730 148,718 153,879 159,219 164,746 170,466 176,385 182,510 188,849 195,409 202,196 209,221
TOTAL OPERATING COSTS 718,426 752,855 779,174 806,415 834,605 863,782 893,983 925,239 957,589 991,071 1,025,718 1,061,580 1,098,699 1,137,118 1,176,877 1,218,028 1,260,620 1,304,702 1,350,327 1,397,547 1,428,507 1,478,463 1,530,160 1,583,670 1,639,052 1,696,372 1,755,693 1,817,090 1,880,636 1,946,404 NET OPERATING INCOME: 450,028 468,843 473,066 477,132 481,031 484,745 488,258 491,557 494,627 497,450 500,016 502,297 504,275 505,932 507,248 508,200 508,763 508,915 508,631 507,885 524,560 523,433 521,782 519,571 516,772 513,346 509,268 504,496 498,990 492,714 CASH FLOW FROM OPERATIONS:
Net Operating Income 450,028 468,843 473,066 477,132 481,031 484,745 488,258 491,557 494,627 497,450 500,016 502,297 504,275 505,932 507,248 508,200 508,763 508,915 508,631 507,885 524,560 523,433 521,782 519,571 516,772 513,346 509,268 504,496 498,990 492,714 MHP required payment (.42%) 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 56,686 0 0 0 0 0 0 0 0 0 0 Replacement Reserve 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 36,000 CASH FLOW AVAILABLE FOR DEBT SERVICE 357,342 376,157 380,380 384,446 388,345 392,059 395,572 398,871 401,941 404,764 407,330 409,611 411,589 413,246 414,563 415,514 416,077 416,229 415,945 415,199 488,560 487,433 485,782 483,571 480,772 477,346 473,268 468,496 462,990 456,714 Cash Flow w/o Section 8 357,342 376,157 380,380 384,446 388,345 392,059 395,572 398,871 401,941 404,764 407,330 409,611 411,589 413,246 414,563 415,514 416,077 416,229 415,945 415,199 488,560 487,433 485,782 483,571 480,772 477,346 473,268 468,496 462,990 456,714 Cash Flow after MHP 357,342 376,157 380,380 384,446 388,345 392,059 395,572 398,871 401,941 404,764 407,330 409,611 411,589 413,246 414,563 415,514 416,077 416,229 415,945 415,199 488,560 487,433 485,782 483,571 480,772 477,346 473,268 468,496 462,990 456,714 Debt Service - First Trust Deed (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) (310,730) Cash Flow After Debt Service 46,612 65,427 69,650 73,716 77,615 81,329 84,842 88,141 91,211 94,034 96,600 98,881 100,859 102,516 103,833 104,784 105,347 105,499 105,215 104,469 177,830 176,702 175,052 172,841 170,041 166,616 162,538 157,766 152,260 145,983 General Partner Asset Mgt Fee (30,000) (30,900) (31,827) (32,782) (33,765) (34,778) (35,822) (36,896) (38,003) (39,143) (40,317) (41,527) (42,773) (44,056) (45,378) (46,739) (48,141) (49,585) (51,073) (52,605) (54,183) (55,809) (57,483) (59,208) (60,984) (62,813) (64,698) (66,639) (68,638) (70,697) Limited Partner Asset Mgmt. Fee (5,000) (5,150) (5,305) (5,464) (5,628) (5,796) (5,970) (6,149) (6,334) (6,524) (6,720) (6,921) (7,129) (7,343) (7,563) (7,790) (8,024) (8,264) (8,512) (8,768) (9,031) (9,301) (9,581) (9,868) (10,164) (10,469) (10,783) (11,106) (11,440) (11,783) CASH FLOW AVAILABLE FOR RESIDUAL RECEIPT 11,612 29,377 32,519 35,470 38,222 40,755 43,050 45,096 46,874 48,367 49,563 50,433 50,957 51,117 50,892 50,255 49,182 47,649 45,630 43,096 114,616 111,592 107,988 103,765 98,894 93,334 87,057 80,021 72,183 63,504 UMC Palm Springs Affordable Senior Community
Development Timeline
Milestone Date
City of Palm Springs Funding RequestDec-25
City of Palm Springs Funding Award Jan-26
Submit Entitlements Feb-26
Riverside County Voucher Application TBD
Riverside County Voucher Award TBD
Entitlements Approved Apr-26
HCD SuperNOFA Application Apr-26
HCD SuperNOFA Award Aug-26
4% TCAC Application Sep-26
Submit to Plan Check Dec-26
4% TCAC Award Dec-26
Building Permit Issued Jun-27
Construction Closing Jun-27
Construction Completion Mar-29
Conversion to Permanent Financing Sep-29