Attachment B7 - Proposals Received (Innovative Housing Opportunities) — Santa Monica City Council, January 11, 2022

Innovative Housing Opportunities
Innovative Housing Opportunities Proposal
for 1318 Fourth Street Affordable Housing
Submitted to:

City of Santa Monica
Housing + Economic Development Department
Housing Division
1901 Main Street, Suite B
Santa Monica, CA 90401
Due:

November 1, 2019 | 5:00 PM

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT i

1. COVER LETTER

2. DEVELOPMENT TEAM INFORMATION
• Proposer Information
• Experience
• IHO Articles of Incorporation
• Team Resumes

3. DEVELOPMENT SERVICES CONCEPT
• Overall Vision, Concept + Program
• Description of Supportive Services
• Service Providers Letters of Intent
• Conceptual Site + Floor Plans
• Preliminary Schedule

4. COMMUNITY INVOLVEMENT PLAN

5. FINANCING STRATEGY
• Approach
• Proforma AHSC
• Proforma MHP

6. DEVELOPMENT TEAM’S FINANCIAL
CAPACTY + EXPERIENCE
• IHO Financial Capacity
• IHO Audit
• List of Service Partnerships

APPENDICES
•
•

TABLE OF CONTENTS
1 3
23 47
49 53

1 COVER LETTER

November 1, 2019
City of Santa Monica, Housing + Economic Development Department Housing Division
1901 Main Street, Suite B
Santa Monica, CA 90401
ATTN: Mr. James Kemper
Reference: IHO Proposal for 1318 Fourth Street Affordable Housing Development Dear Mr. Kemper and Members of the Evaluation Committee:

Innovative Housing Opportunities, Inc. (“IHO”)
corporation, is pleased to submit the accompanying proposal for the City of Santa Monica 1318 Fourth Street Affordable Housing Development project.

The Inspire
activating retail and community performing arts space that, across the adjacent alleyway, faces the Mi’s Westside Comedy Theater and The Gallery Food Hall, consists of 111 units with 95 one-bedroom units, 16 two-bedroom units and two managers units.

The 111 residences include 60 permanent supportive housing (PSH) units with potentially St. Joseph’s Center and Los Angelesbased Skid Row Housing Trust. The development includes 15,000 sf of commercial space including a 6,300-sf performing arts theater, active retail/commercial, classrooms and bike storage. Other standout qualities include:
• Strong team with wealth of experience servicing PSH units and developing projects within the City of Santa Monica.
• Pico Youth Services and
Safe Place for Youth to utilize the performing arts spaces for their arts programs servicing low income and homeless youth
• Mithun
especially to do something creative. With an intelligently designed community, plenty of green space and performing arts space that will activate the adjacent alleyway, The Inspire will Further, The Inspire has the potential to be entitled within one year and constructed and leased in 3-4 years.With two excellent service organizations attached to the project, we are able to service a variety of individual resident types along with small families that may include Veterans, Intellectually and Developmentally Disabled (I/DD),At Risk of Homelessness, Homeless, Chronically Homeless, and Transitional Aged Youth (TAY). 501 N. Golden Circle, Suite 100 | Santa Ana, CA 92705 | T: 657.390.9006 | www.innovativehousing.com 1

COVER LETTER

COVER LETTER
2 IHO MISSION + VISION
IHO was formed in 1976 to advocate for the inclusion of low to moderate income housing in the City of Irvine. Today, IHO?s award-winning portfolio includes high-quality housing communities in suburban, urban in- ll, low-income, and high-cost neighborhoods throughout Southern California.

The team wa have assembled offers the City of Santa Monica the best in each of their respective elds. We have worked with FPI, Skid Row Housing Trust and St. Joseph?s Center for several years, and have seen rsthand the transformative work that these organizations do. Our architects, designers and engineers are known for developing sensitive and innovative designs for affordable housing, healthcare and cultural facilities, and they will apply these same sensibilities to develop the most dynamic and diverse program for the 1318 Fourth Street property.

IHO TEAM LEADERSHIP
Sidney Stone, IHO?s Director of Housing and Community Development, previously was Assistant Director of Housing for the County of Santa Clara Housing Authority and Housing Manager for the cities of Santa Ana, Huntington Beach and Morgan Hill. He has completed, submitted and won awards for almost all major funding program.

ADDENDUM ACKNOWLEDGMENT / COMPLIANCE WITH RFP
Our key team member, IDS Group, attended the mandatory pre-proposal meeting on September 10, 2019. A known entity to the City, IDS Group will provide civil, structural and MEP engineering services for the Inspire. IHO is in receipt of and acknowledge Addendum No. 1, dated October 8, 2019.

We are proud to be recognized as good partners who utilize architectural design, quality services, and strong property management to create truly transformative, creative and sustainable communities.Thank you for the consideration of our proposal.

Very truly yours,

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 3

DEVELOPMENT TEAM INFORMATION
PROPOSER’S OFFICIAL
NAME + ADDRESS
Innovative Housing Opportunities, Inc.
501 N. Golden Circle, Suite 100
Santa Ana, CA 92705
www.innovativehousing.com
PROPOSER’S PRINCIPALS
Rochelle Mills
President + CEO
Phone: (657) 390-9006
Email: [email protected]
Sidney Stone
Director of Housing & Community
Development
Phone: (657) 390-9006
Email: [email protected]

FORM OF LEGAL ENTITY
corporation

DEVELOPMENT TEAM
INFORMATION + QUALIFICATIONS
Innovative Housing Opportunities, Inc.
(IHO)
corporation has assembled a strong team
with substantial Santa Monica development
and service experience, to ensure our
development strategy for the 1318 Fourth
Street Affordable Housing project comes
to fruition and is successful. IHO is an
award-winning developer with more than 40
years of experience building attractive and
inclusive affordable housing environments
that are indistinguishable from market
rate properties. IHO believes that thriving
communities start with housing, but don’t
end there. We provide opportunities for
residents who are able, to achieve housing
independence and go on to become mentors
to other struggling with housing insecurity.
mission.

IHO was formed in 1976 to advocate for
low to moderate income housing in the
City of Irvine. Today, IHO’s development
portfolio includes high quality, welldesigned, affordable housing and missedlow-income, and high cost neighborhoods throughout Southern California. Our residents
include seniors, families, veterans, those
living with mental illness, formerly homeless,
developmentally disabled and other special
needs and mixed populations.

At our inception, IHO brought together
business leaders, policy makers, the education
and faith communities, and local citizens
solution. Since that time, collaboration
has been integral to IHO’s ability to solve
complex housing issues and incorporate
innovative solutions. IHO seeks out strategic
partnerships that creatively and effectively
4 INNOVATIVE HOUSING OPPORTUNITIES
of a broad variety of stakeholders while
achieving the most attractive and well
managed environments for our residents and
their communities.

Our motto— —
housing should be a launch pad by which
residents can build or rebuild their lives.

Through targeted services, collaboration,
and solid business principles, IHO is proud
to offer the greatest opportunity for our
residents to grow, thrive, and lead their
communities to housing independence.

Rochelle Mills, President and CEO, a
seasoned professional with executive level
as well as extensive service on public sector
and private sectors boards and commissions.

Her Los Angeles leadership experience has
included:
• President, City of Los Angeles South LA
Area Planning Commission
• Chairman, City of Los Angeles Crenshaw
Community Design Review Board
• Speaker, City of Los Angeles Council
District 8 Empowerment Congress
• President, Southern California
(SCANPH)
IHO is currently partnering on two Prop
HHH winning developments: Firmin Court
and Southside Seniors. Firmin Court is
scheduled to break ground at the end of
2019. IHO is also lead developer on a March
2019 Prop HHH application, SOLA at 87th
St, which, if successful, will be a 100-unit
mixed use development at Western Avenue
and 87th Street with 51 units set aside for
homeless.

IHO is currently in construction on El
Verano, a 54 unit senior development
in Anaheim that received 9% tax credit
homeless seniors. El Verano is located
adjacent to another IHO project, Rockwood
Apartments, a 70-unit family development
that includes 63 PSH units (48 homeless and
15 MHSA) that opened in 2017.

IHO was also part of the development team
on Parc Derian, an 80-unit workforce
housing development located in Irvine that
includes a 20% PSH set aside units for
veterans, homeless and developmentally
is Woodbridge Manor
100% very low-income community in the City
of Irvine. Developed in 1981 for seniors and
disabled residents, it has been expanded twice
to 165 units to accommodate the demand for
quality housing for very low-income seniors
and disabled residents in Irvine.

In addition, IHO is partners with
Preservation Partners at the Norwalk
Towers, the tallest building in the City
of Norwalk, which is an 11-story senior
apartment community for residents aged 62
and older.

DEVELOPMENT TEAM INFORMATION (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 5

RESIDENT SERVICES & CASE

MANAGEMENT
IHO has selected Skid Row Housing Trust
(the “Trust”) and St. Joseph Center to as
service providers due to their extensive track
record working to reduce homelessness in Los
Angeles and beyond.

Skid Row Housing Trust provides
permanent supportive housing so that
people who have experienced homelessness,
prolonged extreme poverty, poor health,
disabilities, mental illness and/or addiction
can lead safe, stable lives in wellness.
and in practice, the belief that everyone
opportunities and support to reclaim their
vibrancy, connection and contribution to their
community, and that each person has their
unique and distinct path to wellness and wellbeing.
harm reduction, in which there is no
abstinence requirement or mandate for
any resident in order to move into housing.

While not mandating recovery, multiple
opportunities are offered to support a
resident’s commitment to recovery if
they choose, including, but not limited to
employing staff in recovery, hiring staff
individual support, and access to treatment
that includes arrangements to help residents
maintain housing while in treatment.

The Trust can lend its expertise not only on
the services but also property management
and development because of their experience
with modular construction, namely their
award-winning modular Star Apartments,
a 100-unit PSH development located in
Downtown LA.

The evidence-based practice of Housing
in ending the cycle of homelessness and its
essential elements include:
•
aimed at reaching individuals who are
chronically homeless, disabled and
experiencing multiple vulnerabilities;
• Moving people directly from the street
or emergency shelters into housing
without preconditions of treatment or
compliance;
• Offering robust, client-centered planning
and support services that include case
management, on-site access to medical
care, mental health services, substance
community building; and
• Providing each person with an
individual lease and all tenant
protections under the fair housing law.

DEVELOPMENT TEAM INFORMATION (CONT.)
6 INNOVATIVE HOUSING OPPORTUNITIES
St. Joseph Center’s mission is to provide
working poor families, as well as homeless
men, women, and children of all ages with
the inner resources and tools to become
productive, stable and self-supporting
members of the community. Services are
directed to individuals and families who are
homeless and in need, including those with
mental illness, substance abuse order, and
chronic physical health conditions.

Recognizing the dignity that every person
possesses is the cornerstone of St. Joseph
Center’s approach.We work to advance
social and economic equity through both
the services we offer as well as our hiring
practices. We are an inclusive, diverse force
for change.

Staff and volunteers make every effort to
provide a welcoming, safe place where all
people are treated with compassion and
respect.

St. Joseph Center was founded by two Sisters
of St. Joseph of Carondelet in a small
storefront on Rose Avenue in 1976. From the
beginning, the Center has served those in need
without distinction and without precondition.

Though we became a separately incorporated
sponsored institution. Learn more about the
Sisters and their work here.

From our roots in that Rose Avenue
storefront in Venice, we have grown into a
multifaceted social service organization
offering Outreach & Engagement, Housing,
Mental Health, and Education & Vocational
programs at multiple sites across Los Angeles
County. Today we reach more than 10,000
men, women, and children annually.

ÁNIMO
Ánimo provides traditional and nontraditional mental health services to underserved Latino/a families and individuals.

The Program offers mental health counseling;
medical services (in partnership with Venice
Family Clinic), dental and vision care
referrals, psychiatric treatment; substance
abuse counseling; and spiritual guidance.

The goal of Ánimo is to remove barriers that
prevent underserved Latino families from
accessing mental health services.

YOUTH RESOURCE TEAM
The Santa Monica Youth Resource Team
works with at-risk youth, ages 16-24 to assist
with basic needs, housing, mental health, and
educational/vocational services.We provide
assertive case management and referrals to
youth and their families. Primary areas of
service include education, economic vitality
and stability, and mental health services.

St. Joseph Center leads this collaborative
effort, serving as the primary point of
contact for clients and coordinating case
management.

DEVELOPMENT TEAM INFORMATION (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 7

COMMUNITY PARTNER
Pico Youth and Family Center (“Pico
Youth”) was founded in the late 1990s in
response to a decade of violence affecting
local youth.Their mission is to equip
underserved youth and their families with
the leadership and advocacy skills needed
to strengthen and sustain the community
in which they live; to promote peace, unity
and social justice by modeling cooperation
and advancing educational and economic
opportunity; and to work for positive
transformation, and instill hope in youth by
engaging them in creating solutions to the
community’s problems.

IHO has engaged Pico Youth as a potential
tenant, which would allow the mission-driven
organization to expand services offered at
their unique center for underserved youth and
their families.This would further support
fostering community transformation through
culturally relevant education, training in
technology, entertainment arts and leadership
development—with the overarching goal of of
confronting poverty and injustice.

COMMUNITY PARTNER
reached out to for use of the performing arts
space, as well as our potential classroom, art
studio and gallery space is Safe Place for
Youth (SPY). Based in Venice but serving
the City of Santa Monica as well, Safe Place
for Youth lives up to our proposed project’s
name by inspiring change in homeless youths
lives.They do this with by engaging with
young adults, building trust, and provide
care and support to youth experiencing
homelessness, so that the youth, not their
Their robust continuum of care addresses
the unique needs of this population through
assertive street outreach, low barrier drop-in
services, health and wellness programming,
case management and education and
employment services.

The goal of our program is to provide critical
resources and empower young people to take
control of their lives, supported by traumainformed care, harm reduction, and positive youth development strategies in a safe, nonjudgmental environment.

DEVELOPMENT TEAM INFORMATION (CONT.)
8 INNOVATIVE HOUSING OPPORTUNITIES

PROPERTY MANAGEMENT
FPI Management has submitted a Letter
of Interest to provide property management
FPI Management, which has been in business
since 1968, manages a portfolio of 110,000
units nationwide of which almost 40,000
California, they have extensive experience in
HUD insured programs, including Project
Based Section 8, Section 236 and USDARural Development as well as permanent supportive housing programs and compliance.

FPI has provided property management for
LIHTC properties since 1990.Their portfolio
of PSH projects includes two IHO properties:

El Verano and Firmin Court apartments.

DESIGNERS
Mithun
in Seattle, San Francisco, and Los Angeles,
they integrate architecture, interiors and
landscapes with urban design and planning
to design innovative places that elevate
the human experience. Centrally located
in the Culver City Arts District, the highly
with models, renderings, and iterative
design studies highlighting a range of
project typologies from the scale of custom
furniture and exhibits to campuses and large
scale urban design. Mithun will provide
architectural and interior design services for
this project.

SALT Landscape Architects is a Los
Angeles-based design studio that creates
enduring, engaging, and innovative landscapes
all of our projects.

We believe well designed landscapes should
be poetic, dynamic, and evolving, as well as
ecologically sensitive. Our designs are rooted
in the unique character of a site’s individual
spatial qualities, environment, history, and
enduring qualities of their distinctive location,
serve the needs of the users, and connect
visitors to the land and environment.

We believe collaboration produces better
projects.

DEVELOPMENT TEAM INFORMATION (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 9 We work closely with clients and communities
to fully understand their objectives and
desires for the project and carefully study
the existing environmental conditions such
as microclimates, soil, topography, wind, and
Our realized projects are the product of an
open process through which we engage in
an ongoing dialogue with the client and our
subconsultant experts from concept through
construction.Through this collaboration, the
innovative use of materials, the integration
of sustainable strategies, and a sensitivity to
memorable spaces.

SALT has worked on a wide range of project
types and scales. Our client list includes
the University of Southern California, Los
of Los Angeles, California Institute of the
Arts, Pepperdine University, Los Angeles
Council District 14, and the Trust for Public
Land. SALT, as part of Agence Ter and Team,
recently won the competition to redesign
Pershing Square in Downtown Los Angeles.

ENGINEERS
IDS Group brings 30+ years of affordable
housing design expertise. While most of the
funded by Low Income Housing Tax Credits
(LIHTCs), they also bring experience with
other funding sources. In all cases, they
have delivered appropriate design solutions
meeting community standards. IDS has
provided on-call structural and other
engineering support for many projects.The
scope of services includes site visits/ meetings
with City staff, project scoping, investigation,
analysis and the development of sketches in
conjunction with the requested work as well
as support through project completion.

Promise Energy provides energy solutions
for exclusively non-residential customers
in the L.A. County and surrounding
Metro-Area.We specialize in Solar PV,
energy storage systems, and energy
software management. We handle
complete projects with turnkey solutions
for your present and future energy needs
by delivering comprehensive energy
management strategies.

Some of Promise Energy’s notable
projects in Los Angeles to provide solar
Olympic and Turner Apartments.This
affordable housing project in Los Angeles:

Silver Star Apartments.
for LADOT’s Bus Maintenance Facility, as
well as installing battery storage for Silver
Star Apartments in Los Angeles and Mosaic
Gardens in Pomona.

DEVELOPMENT TEAM INFORMATION (CONT.)
10 INNOVATIVE HOUSING OPPORTUNITIES

EXPERIENCE IN SANTA MONICA
The City of Santa Monica has retained
IDS to provide on-call structural and other
projects.The scope of services included
site visits/meetings with City staff, project
scoping, investigation, analysis and the
development of sketches or repair plans in
conjunction with the requested work, plan
check, as well as support through project
completion. Project highlights include:
• On-Call Engineering Services – IDS
is currently working, and has worked on
numerous and diverse projects across
the City of Santa Monica, in support
and alongside the City staff since 2014.
• Parking Structure #3 – prepared
plans for repair of a broken tendon and
spalled concrete near the southwest
corner of the top-level slab.
• Fairview Library Renovation –
provided engineering services for
interior improvements and mechanical
system upgrades, asked to broaden our
scope to include additional structural
engineering tasks and MEP design.
• Santa Monica Airport Gate #7 –
provided structural calculations and
structural design details for replacement
of Gate #7.
• Public Works Warehouse
Improvement Project – developed
structural details and construction
documents for tenant improvements,
repairs to existing building damage and
the desired voluntary seismic retro t to
meet the City?s budget allocation.
• Santa Monica Pier Stair Replacement
– provided structural and architectural
design for replacement of the stairs.

DEVELOPMENT TEAM INFORMATION (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

INNOVATIVE HOUSING OPPORTUNITIES EXPERIENCE

ROCKWOOD
Rockwood is a partnership between Innovative
Housing Opportunities and Jamboree Housing
Corporation.The 70-unit mixed population
community is home to unstably housed families
needs of these families.The apartments are also
home to special needs households. Amenities
at Rockwood include a Community Room, tot
lot, teaching kitchen and edible garden, halfcourt basketball area, and an electrical vehicle charging station.The design incorporates
Craftsman-like architecture and Anaheim
historical imagery in the interior and exterior
details. Custom-designed light columns double as
path lighting and public art.

IHO ROLE: Lead Developer
LOCATION: Anaheim, CA
CLIENT: City of Anaheim
SCOPE: 70 apartments
POPULATION: Homeless, MHSA, Families
TYPE: New Construction
AFFORDABILITY: 30-50% AMI
FUNDING SOURCES: 9% LIHTC, MHSA,
HOMES, City of Anaheim
87TH & WESTERN
This catalytic community revitalization
development will include a vibrant mix of
residents as well as affordable pedestrianoriented commercial and retail spaces. Located within walking distance of a park, grocery stores,
a Kaiser medical facility and robust transit, the
project’s design honors the single-family homes
along 87th and 88th streets by utilizing a steppeddown design that incorporates townhomes with front porches and landscaping to provide privacy.

The development team is working closely with
the community and Council District 8 staff to
restaurant tenant and creative concept banking
center in the denser façade along Western Avenue
to spur economic development along this vital,
but underutilized commercial corridor.

IHO ROLE: Lead Developer
LOCATION: Los Angeles, CA
SCOPE: 100 apartments
POPULATION: Formerly Homeless,Workforce
Households
AFFORDABILITY: 30-80 % AMI
FUNDING SOURCES: Los Angeles HHH
Funds, 4% Tax Credits,Tax Exempt Bonds, HUD
Project Based Vouchers
11 INNOVATIVE HOUSING OPPORTUNITIES

PARC DERIAN
Parc Derian is an 80-unit new construction
residential community located in the Irvine
Business Complex within walking distance to
shops, schools and other amenities. It is home
to a mix of households that includes working
families, veterans, formerly homeless, and
special needs residents. In response to the highquality standards of the city of Irvine, Parc Derian design and amenities exceed many of its
market-rate neighbors and includes a swimming
pool, Fitness Room, Club Room, Computer
Lab,Tot Lot, exterior green space, and washers
and dryers in each unit. In partnership with
community stakeholders, IHO provides a robust
menu of services for all adult residents that
includes family services, nutrition and wellness,
community engagement, and workshops in
through our Economic Self-Reliance program.

IHO ROLE: Lead Developer
LOCATION: Irvine, CA
CLIENT: City of Irvine
SCOPE: 80 apartments
POPULATION: Workforce, Veterans, Homeless,
Disabled
AFFORDABILITY: 30-50% AMI
FUNDING SOURCES: 9% LIHTC, State HCD,
AHP, City of Irvine HOME

INNOVATIVE HOUSING OPPORTUNITIES EXPERIENCE
LOTUS @ 1ST
Lotus is an ambitious, creative placemaking
solution that will transform the Little Tokyo
Metro Station site into an intermodal destination
where community members can live, work, shop,
create, and play. The project will consist of low
to moderate income units as well as live/work
spaces, community serving social spaces, ground
this comprehensive development will incorporate
a collection of public and private outdoor spaces
with seating, giant murals and interactive screens
that will offer opportunities to relax, people watch,
and entertain. Lotus honors Little Tokyo’s complex
history as well as its multifaceted present day
persona.The architecture unfolds like a lotus and
utilizes stylized steel cranes and giant murals to
acknowledge its deep roots in Japanese
culture.

IHO ROLE: Lead Developer
LOCATION: Los Angeles, CA
CLIENT: Metro
SCOPE: 79 apartments
POPULATION: Low to Moderate Income:

Artists, Seniors, Families,Transition Age Youth
AFFORDABILITY: 30-120% AMI
FUNDING SOURCES: AHP, 4% Tax Credits,
Tax Exempt Bonds, Cap and Trade Funds,
HUD Project Based Vouchers
12 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

INNOVATIVE HOUSING OPPORTUNITIES EXPERIENCE
13 GOLDEN CIRCLE DEVELOPMENT
This development supports a comprehensive
population mix, including mixed-income, mixedpopulations, and mixed-use community on just over 3.5 contiguous acres along Golden Circle
Drive in the Metro East Mixed-Use Overlay
District. Phase 1 of two phases, 2021, will
comprise 80 low to moderate income units with
associated community and recreational spaces,
and resident services. Additionally, 12,000 SF of
strengthen and revitalize the existing commercial
corridor. A portion of this will become the
respective headquarters of IHO; the balance will
other local businesses.The proposed development
buyer” model as a pathway for residents to longIHO ROLE: Lead Developer LOCATION: Santa Ana, CA
SCOPE: 100 apartments
POPULATION: Workforce Households, Special
Needs, Formerly Homeless
AFFORDABILITY: 30-80% AMI
FUNDING SOURCES: City of Santa Ana, 4%
Tax Credits,Tax Exempt Bonds, State HCDMHP Funds

THE ASPIRE
Located within walking distance to a burgeoning
downtown scene, jobs, a weekly farmers market,
and cultural landmarks,The Aspire is also
located in a stable, residential community near
historic homes and breathtaking mountain
views.The design includes a community room
and “classroom” spaces, outdoor amenities, an
interior courtyard, roof terrace, and Spanish-style
detailing reminiscent of the legendary Mission
Inn.The fully furnished apartments will enable
many of these students the opportunity to live
independently, and with dignity and safety, for
partners that will offer an array of services and
programming at no cost to the students including
robust educational support, life skills planning,
IHO ROLE: Lead Developer
LOCATION: Riverside, CA
CLIENT: City of Riverside
SCOPE: 32 apartments
POPULATION: Homeless Students,Transition
Age Youth
AFFORDABILITY: 30% AMI
FUNDING SOURCES: HOME Funds, CA State
MHP Funds, HUD Project Based Vouchers

INNOVATIVE HOUSING OPPORTUNITIES

INNOVATIVE HOUSING OPPORTUNITIES EXPERIENCE

EL VERANO APARTMENTS
El Verano Apartments is a 54-unit development
on Lincoln Boulevard. The 1.1-acre site will be
leased to IHO for 55 years. The residents will have
courtyard. On-site services focus on nutrition,
language.

IHO ROLE: Lead Developer
LOCATION: Anaheim, CA
CLIENT: City of Anaheim
SCOPE: 54 apartments
POPULATION: Seniors
TYPE: New Construction
AFFORDABILITY: 30-60% AMI
FUNDING SOURCES: LIHTC, City of Anaheim

WOODBRIDGE MANOR
100% very low-income community in the City
of Irvine. Developed in 1981 for seniors and
disabled residents, it has been expanded twice
to accommodate the demand for quality housing
for low-income seniors and disabled residents in
Irvine. Energy and accessibility upgrades include
solar roof panels, Universal Design and ADA
upgrades throughout. Social services include
skills, robust social activities, community events,
and health fairs.The campus is located adjacent
to the San Diego Creek and within walking
distance of shopping, restaurants, churches, a
senior center, and park.Woodbridge Manor is a
charter member of the True Neighbors Village.

IHO ROLE: Lead Developer
LOCATION: Irvine, CA
CLIENT: City of Irvine
SCOPE: 165 apartments
POPULATION: Seniors and Disabled
TYPE: New Construction
AFFORDABILITY: 30-50% AMI
FUNDING SOURCES: 4% LIHTC/Bonds, City
of Irvine CDBG, HUD Vouchers
14 TEAM ORGANIZATION + RESUMES

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT TEAM INFORMATION (CONT.)
Housing Division

DEVELOPER
Affordable Housing Developer
ST. JOSEPH CENTER
LaCheryl Porter

CHIEF OPERATING OFFICER

SERVICE PROVIDER
FPI
June Valle

PROPERTY MANAGER

PROPERTY MANAGER
MITHUN
Anne Torney, AIA, LEED AP

ARCHITECT

ARCHITECT
SALT
Allen Compton, ASLA

LANDSCAPE ARCHITECT

SKID ROW HOUSING TRUST
Jack Lahey

VP, CASE MANAGER

SERVICE PROVIDER
Rochelle Mills

PROJECT EXECUTIVE
Miguel Garcia

PROJECT MANAGER
Sidney Stone

PROJECT DIRECTOR

INNOVATIVE HOUSING OPPORTUNITIES

IDS GROUP
Rami Elhassan, Ph.D., S.E.

STRUCTURAL ENGINEER

PROMISE ENERGY
Adam Boucher

ENERGY SPECIALIST

ENERGY/SUSTAINABILITY
15 Resumes for all
subconsultants are
included as appendices
to this proposal. IHO
resumes follow in this
section.

Õ»§ Ð»®-±²²»´ Ì·¬´»ñÎ±´» Ñ®¹¿²·¦¿¬·±² ß¼¼®»-- Ð¸±²» Û³¿·´ Î±½¸»´´» Ó·´´- Ð®»-·¼»²¬ ú ÝÛÑ ×²²±ª¿¬·ª» Ø±«-·²¹ Ñ°°±®¬«²·¬·»- ëðï Òò Ù±´¼»² Ý·®½´» Ü®ò ¤ Í¿²¬¿ ß²¿ô Ýß êëéóíçðóçððì ®³·´´-à·²²±ª¿¬·ª»¸±«-·²¹ò½±³Ö¿½µ Ô¿¸»§ ÊÐ Íµ·¼ Î±© Ø±«-·²¹ Ì®«-¬ ïíïé Ûò é¬¸ Í¬ò ¤ Ô±- ß²¹»´»-ô Ýß çððîï îïíóêèíóðëîî ¶¿½µò´¿¸»§à-µ·¼®±©ò±®¹Ô¿Ý¸»®§´ Ð±®¬»® ÝÑÑ Í¬ò Ö±-»°¸ Ý»²¬»® îðì Ø¿³°¬±² Ü®·ª» ¤ Ê»²·½»ô Ýß çðîçï íïðóíçêóêìêè ´°±®¬»®à-¬¶±-»°¸½¬®ò±®¹ß´»¨ ß´¼¿²¿ Û¨»½«¬·ª» Ü·®ò Ð·½± Ç±«¬¸ õ Ú¿³·´§ Ý»²¬»® éïë Ð·½± Þ´ª¼ò ¤ Í¿²¬¿ Ó±²·½¿ô Ýß çðìðë íïðóíçêóéïðï ¿¿´¼¿²¿à°·½±§±«¬¸ò±®¹ß´·-±² Ø«®-¬ Û¨»½«¬·ª» Ü·®ò Í¿º» Ð´¿½» º±® Ç±«¬¸ îìêç Ô·²½±´² Þ´ª¼ò ¤ Ê»²·½»ô Ýß çðîçï ·²º±à-¿º»°´¿½»º±®§±«¬¸ò±®¹Ö«²» Ê¿´´» ÍÊÐ ÚÐ× Ó¿²¿¹»³»²¬ íïèé Î»¼ Ø·´´ ßª»ò ¤ Ý±-¬¿ Ó»-¿ô Ýß éïìóêìïóëïïð ¶«²»òª¿´´»àº°·³¹¬ò½±³ß²²» Ì±®²»§ Ü»-·¹² Ð¿®¬²»® Ó·¬¸«² ¤ Ø±¼¹»¬¬- õ Ú«²¹ ß¼¿³- Þ´ª¼ò ¤ Ý«´ª»® Ý·¬§ô Ýß íîíóçíéóîïëð ¿²²»¬à³·¬¸«²ò½±³ß´´»² Ý±³°¬±² Ð®·²½·°¿´ ÍßÔÌ Ô¿²¼-½¿°» ß®½¸·¬»½¬- ìîí Ù·² Ô·²¹ É¿§ ¤ Ô±- ß²¹»´»-ô Ýß çððïî îïíóîíìóððëé ¿´´»²à-¿´¬ó´¿ò½±³Î¿³· Û´¸¿--¿² Ð®·²½·°¿´ ×ÜÍ Ù®±«° Ñ²» Ð»¬»®- Ý¿²§±² Î±¿¼ ¤ ×®ª·²»ô Ýß çìçóíèéóèëðð ®¿³·ò»´¸¿--¿²à·¼-¹·ò½±³ß¼¿³ Þ±«½¸»® ÝÛÑ Ð®±³·-» Û²»®¹§ èêçë É¿-¸·²¹¬±² Þ´ª¼ò Ý«´ª»® Ý·¬§ô Ýß çðîíî ¿¼¿³à°®±³·-»»²»®¹§ò½±³ ÕÛÇ ÐÛÎÍÑÒÒÛÔ ÝÑÒÌßÝÌ ×ÒÚÑÎÓßÌ×ÑÒ
16 INNOVATIVE HOUSING OPPORTUNITIES PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

ROCHELLE MILLS
President + CEO,
Innovative Housing Opportunities, Inc.

Project Executive

EDUCATION
B.S.,Architecture,
Washington UniversitySt. Louis
Ms. Mills has over 12 years of executive level experience, responsible for the development of affordable housing and management in concert with new project initiatives and
business development. Ms. Mills has more than 25 years’ of experience in community planning architecture, art,
design, and construction administration. Her background includes lead staff member in charge of managing the
application, project management, construction oversight of new construction and substantial rehabilitation projects with CDBG, HOME and low-income housing tax credit
Corporation (LISC) Affordable Housing and Community
Development Training Institute (HDTI) and HUD’s Advanced Multifamily Training programs.

PROFESSIONAL

EXPERIENCE

INNOVATIVE HOUSING OPPORTUNITIES
- Leads new project and program development;
- Implements initiatives resulting in portfolio expansion; - Builds strategic partnerships;
- Represents the organization in legislative, policy and advocacy matters relating to affordable housing, community development, and housing tax credit issues.

Vice President, Development + Programs, 2017
- Oversaw a staff of three plus two UCI student research assistants in building a collaborative real estate and services team that, with the partnership of the CFO,
can meet and exceed IHO’s vision and strategic plan goals mixed-income, and mixed-population development prospects current strategic plan cycle.
- Marketing and Public Relations: Submitted and
received several awards and recognitions for IHO
projects and staff; placed staff, board, and advisors on panels as thought leaders and experts.
-Legislative and Policy: Represented IHO in policy discussions and meetings with legislators in Orange and
Los Angeles counties, Sacramento, and Washington, D.C.; write IHO position papers.
17 INNOVATIVE HOUSING OPPORTUNITIES
Director Housing + Business Development, 2014-2016
Riverside County; Delivered $800K in developer fees, plus increase in-house capacity in real estate development, as well as expertise in economic development programs
-Strategic Plan & Vision: Assembled blue ribbon committee to assist in rebrand of IHO as Innovative Housing Opportunities; added new directors and advisors
to strengthen strategic leadership
-ESR Initiative: Worked with CEO to develop framework for economic self-reliance programs; Developed concept for
micro-enterprise and competed in social enterprise
fast-pitch.
and vision
Director of Projects & Programs, 2010-2013
-Housing Development: Tripled portfolio size, expanded
Woodbridge Manor including $600K in developer fees.
-Fund Development: Secured $350K grant to install solar panels at Woodbridge Manor.
build organizational stability and leadership.
-Marketing & Public Relations: Created 35th
Anniversary celebratio to reframe IHO to partners
and board of directors; Develop ed and published articles on Project Manager, 2006-2010
-Fund Development: Secured $150K grant to conduct
accessibility, interior design, and energy upgrades at
Woodbridge Manor
-Partnership Development: Secured $8,000 grant and
leveraged to receive 5x value in services across language and cultural barriers; leveraged partnerships to reduce overhead and operating costs
-Program Development: Created and administered IHO’s
donation and bridge loan programs

ROCHELLE MILLS
President & CEO, Innovative Housing Opportunities, Inc.

Project Executive

PROFESSIONAL
EXPERIENCE, cont’d
18 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT SIDNEY R. STONE
Director of Housing & Community Development,
Innovative Housing Opportunities, Inc.

Project Director

EDUCATION
Masters of Urban and
Regional Planning, UCI;
B.S., Business Management,
Pepperdine University
After a career in the private sector, Sidney went back to school and obtained a Master’s of Urban and Regional
Planning at UC Irvine. Having lived in HUD housing growing up, Affordable Housing was always his interest in the
Sidney has had successful experiences with the City of
Morgan Hill, City of Huntington Beach, County of Orange.

It is an inspiring position to help provide housing for the less fortunate in one of the most expensive areas of the country.

PROFESSIONAL

EXPERIENCE

INNOVATIVE HOUSING OPPORTUNITIES
Director of Housing & Community Development, Current
-New Business Development with focus LA, Orange, Riverside and San Diego Counties
-Overseeing development of El Verano, 54-unit PSH
development in Anaheim
development in Anaheim

CHELSEA INVESTMENT CORPORATION
Acquisitions Manager, 2016-2018
-New Business Development with focus on Chelsea’s expansion efforts in LA County
-Part of team that won RFP for high rise homeless
development in Skid Row
-Proposed and won several transactions in Riverside County including a potential development that will revitalize an aging downtown, a farmworker project and a multi-phased senior development
-Proposed multi parcel TOD development South Los Angeles -Completed multiple RFP’s in LA, Riverside and Orange
Counties
-Won Irvine Community Land Trust RFP with a family
development that will include Special Needs
19 INNOVATIVE HOUSING OPPORTUNITIES
1/00
94 -
SIDNEY R. STONE
Director of Housing & Community Development, Innovative Housing Opportunities, Inc.

Project Director

PROFESSIONAL
EXPERIENCE, cont’d

HOUSING AUTHORITY OF THE COUNTY OF SANTA
CLARA
Assistant Director of Housing/Senior Asset Manager, 2015- 2016
-Asset Manager for 30 development portfolio serving 2700 households
and Laurel Grove 180 unit development that includes 40+ units of special needs residents
-Project Manager for Kaboom Playground build sponsored by NFL, ESPN, and Disney in conjunction with Super Bowl 50 -Negotiated and closed buyouts for Villa Hermosa Apartments and Huff Gardens Apartments

CITY OF SANTA ANA
Housing Division Manager, 2015
-Administer and supervise the two City primary housing
programs which are the Santa Ana Housing Authority, and Housing Development Services
-Staff of 20 responsible for Housing Choice Vouchers, CDBG, HOME, ESG, Rehab Program, Inclusionary Funds,
Multifamily Program and Down Payment Assistance
-Implemented Best Practice policy and procedures for the City’s Housing Programs, as Santa Ana Housing staff had not had a direct full time manager for one year in Housing
Development and 5 years in the Housing Authority.
-Completed 5 year Housing Authority Plan and 5 Year
Consolidated plan
-Created new RFP procedures for developers wishing to access the City’s new Inclusionary Housing Fund program.
20 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

MIGUEL GARCIA
Deputy Director of Housing,
Innovatie Housing Opportunities, Inc.

Project Manager
Miguel Garcia offers extensive experience in real estate development, project management and political liaison with agencies. His 10+ years of experience have included working with diverse populations throughout Southern California.

Miguel is an outstanding problem solver, manager and
researcher. He has excellent interpersonal, oral and written in both spoken and written Spanish.

PROFESSIONAL

EXPERIENCE

INNOVATIVE HOUSING OPPORTUNITIES
Project Manager, Current
- Land-Use entitlements
- Site acquisitions and due diligence
- Development process
- New Markets Tax Credit Financing
- Financial feasibility analysis
- Securing predevelopment, construction and permanent
- Managing design development
- Community engagement and outreach
- Construction oversight
- Re-syndication of existing projects with LIHTC
- Green programs (Build it Green/LEED)
- Property Management and Asset Management oversight
REAL ESTATE DEVELOPMENT CONSULTANT, 2018
Highly effective Real Estate Development Consultant with over 13 years of experience. Offering an array of skills in asset management, site acquisition analysis, development, project operations and property management. Providing real estate development services and executive advisory role to various organizations throughout Ventura, Los Angeles and Orange Counties.
- Managed numerous projects through different stages of real estate development.
- Assembled various design teams for projects throughout Southern California.

EDUCATION
B.A., Political Science -
Policy + Administration,
California State University,
Northridge
21 INNOVATIVE HOUSING OPPORTUNITIES
- Successfully acquired a State of California property and managed the permitting process through LADBS, LA County Public Works, Department of State Architect, and CA State Fire Marshall.
- Experience with Special Needs, Permanent Supportive
Housing and Senior developments and funding sources.
- Provided executive advisory services to organizations regarding staff capacity, roles & responsibilities, better business practices and policies & procedures relating to Real Estate Development.

ABODE COMMUNITIES
Senior Project Manager, 2015-2017
Successfully managed 140 units and commercial space from predevelopment into construction with a combined budget of the Low-Income Housing Tax Credits (LIHTC), New Markets Tax Credit Program (NMTC), State of California - Affordable Housing and Sustainable Communities (AHSC), City of Los Angeles Affordable Housing Trust Fund. Worked with local established legal partnerships to secure construction loans.

Supervised architects, project consultants and junior Abode staff members to meet key milestones such as loan closings, construction permits, and tax credit readiness deadlines.

CABRILLO ECONOMIC DEVELOPMENT CORPORATION
Project Manager, 2009-2015
Administered 174-units in development with a combined
budget of over $70MM. Managed multiple low-income
housing tax credit projects from entitlements through project

MIGUEL GARCIA
Deputy Director of Housing, Innovatie Housing Opportunities, Inc.

Project Manager

PROFESSIONAL
EXPERIENCE, cont’d
22 IHO ARTICLES OF INCORPORATION

3 DEVELOPMENT SERVICES CONCEPT

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

DEVELOPMENT SERVICES CONCEPT
VISION, CONCEPT + PROGRAM
its civic role supporting and enhancing the
architectural fabric and social life of the
Fourth Street and the Promenade area.The
building provides a welcoming and supportive
environment for residents with an active
performance spaces.

A VIBRANT NEIGHBOR
Our design takes it place within the cultural
and entertainment center of Santa Monica
with streetscapes activated by art and
educational programming.The basic building
form is simple, and respectful of its context,
with an urban edge to Fourth Street, stepping
A sculptural façade along Fourth Street
mimics the rhythms of the adjacent buildings,
modulating the change in scale between the
one-story commercial spaces to the south and
taller Wells Fargo building on the north.

Uninterrupted storefront provides visibility
and exposure for the retail/commercial
spaces.The residential and youth arts lobbies
enliven Fourth Street.The Pico Youth and
Family Center multi-purpose room/theatre
also fronts onto the alley.

Our design takes advantage of the visibility
from Arizona Street, setting back slightly to
allow for windows and depth on the northern
party wall.

INTERACTIVE + ACTIVE DESIGN
is a sculptural canopy extending out from
the youth arts center, wrapping the face of
the retail.The canopy would carry signage
and branding for the retail space and be
programmed with LED lighting displays by
the students.The arts-based design is also
carried to the north and west facades where
a sculptural metal screen would provide
security for the parking garage and visual
interest to the alley. This art piece would
wrap around and be integrated into the wall
facing the Wells Fargo parking lot.

Down the alley, the large multi purpose /
community room fronts the road with a large
window and doorway, further activating this
unique urban space across from the Gallery
Food Hall entry,Westside Comedy Theater,
and the Hummus Bar Express.

SUPPORTING COMMUNITY
The housing centers on a generous southfacing courtyard for use of all the residents; a podium-level community room spills out
into this space for parties and events.The
residential units are designed to maximize
community engagement and interaction. A
laundry room and lounge are located off this
community engagement with centrally located
landscaping creates a series of smaller
distinct spaces for group and individual use.
23 INNOVATIVE HOUSING OPPORTUNITIES
a small lounge area near the elevators.

The lobby is designed to support the social
life of the building as well as neighborhood
street life.The main entry opens onto a
spacious lounge with room for a mail/delivery
area and front desk, with a bike/stroller room
and parking access beyond.

ECO-DISTRICT DESIGN
Our proposal’s green strategies focus on
the elements most meaningful to affordable
housing providers and residents. A highperformance exterior wall assembly with a thermally broken windows and vertical and
horizontal solar shading.

Renewable energy in the form of solar panels,
and Energy Star appliances further reduce
energy costs. Low VOC and low formaldehyde
living areas of the residential units improve
indoor air quality.
reduce water use.The stormwater directed to
courtyard planters creates an urban lung that
provides a retreat for building residents.

Our team’s holistic philosophy on
sustainability goes beyond checklists and
recognizes the power of design to support
healthy living. Primary circulation routes
and amenity spaces are arranged to facilitate
community building.The generous bike and
stroller room encourages an active lifestyle.

Gathering spaces, such as the community
room, resident lounges and the courtyard,
nurture the social life of the building and
its connection to the larger community.

The energy and activity of the youth arts
programs impact the whole building and
neighborhood.

HOUSING CONCEPT
Innovative Housing Opportunities proposes to
construct a new 111-unit affordable housing
complex with 60 supportive housing units,
49 workforce housing units, and 2 manager’s
units.The unit mix will be 95 1-bedroom/1-
bathroom units and 16 2-bedroom/1-
bathroom units with a target AMI of 30-
60%.

This development will be 6 stories tall with a
total approximate building area of 117,100
square feet.There will be 15 on grade level
parking spaces and 150 bike parking spaces.

One-bedroom units will be a mix of 541 and
634 square feet and 2-bedroom units will be
a mix of 1009 and 1080 square feet.

Interior amenities will include 1,684 square
feet for a residential lobby; 5,911 square
laundry rooms; 7,698 square feet for
commercial/retail space; 6993 square feet
for community-serving commercial space
(theater); and 9,980 square feet for an open
space courtyard.

DEVELOPMENT SERVICES CONCEPT (CONT.)
24 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT SERVICES CONCEPT (CONT.)
25 INNOVATIVE HOUSING OPPORTUNITIES
The interior of the development will have an
enclosed, open space courtyard on the second
plan is included that illustrates the project
team’s design concept.

This development will have a strong resident
services component to assist the residents
with their current needs and future goals.

The community room and classroom areas
to accommodate various meetings, classes,
workshops, and other educational and
personal development services. IHO will
coordinate services through St. Joseph’s
Center and Skid Row Housing Trust (the
“Trust”).

St. Joseph’s Center is well-known in the
area for providing working poor families, as
well as homeless men, women and children of
all ages, with the inner resources and tools to
become productive, stable and self-supporting
members of the community.

Their strength lies in their experience with
permanent supportive housing and rapid
re-housing services as well as outreach
and engagement, mental health support,
and training and vocational programs and
resources.

The Skid Row Housing Trust has a
long local history of providing permanent
supportive housing and resident services
so that people who have experienced
homelessness, prolonged extreme poverty,
poor health, disabilities, mental illness and/
or addiction can lead safe, stable lives in
wellness.

The Trust actively engages residents in
creating homes that are provided through a
Housing First and Harm Reduction model,
encourage resident choice and well-being,
support recovery and wellness, promote
inclusiveness and creativity, and contribute to
thriving communities.

Skid Row Housing Trust also develops,
manages, and operates permanent and
supportive housing for formerly homeless
individuals across Los Angeles.

Their innovative housing combined with
robust services help individuals move beyond
poverty, illness, and addiction.The Trust can
provide development and design consultative
services to The Inspire project team.

DEVELOPMENT SERVICES CONCEPT (CONT.)
26 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT Some of the Trust’s award winning permanent
supportive developments include:
• Crest Apartments - 64 homes to
homeless individuals who are frequent
utilizers of Los Angeles County
Department of Health Services’
emergency care
• New Carver Apartments - 97 special
needs housing, studio apartments
• New Genesis Apartments - 106 units
with permanent supportive housing for
people who were recently homeless,
as well as affordable housing for lowincome individuals. A LEED for Homes Platinum development, the building has
an on-site health clinic and supportive
community spaces, including a kitchen,
lounge, and courtyard gardens.
• The Six - 52 welcoming and supportive
homes to individuals who have
experienced homelessness, with 18 of
• Star Apartments - Permanent
supportive housing to 100 formerly
homeless individuals using innovative
modular pre-fabricated units that are
cantilevered over a two-story concrete
superstructure.

IHO has initiated discussions with these
providers and a preliminary service plan has
been developed to encompass comprehensive
on-site services.

The site’s location amongst the existing
commercial downtown district offers an
exciting opportunity to activate the area
with new community-centered energy. The
community-serving space will be an area
This designated space is carefully designed
to encourage resident and community
participation, with night activities such as
spoken word and musical events that will
promote community gathering in the evening
and night hours.

IHO will partner with Santa Monica-based
Pico Youth and Family Center (PYFC) to
fully and effectively utilize this artistic space.

PYFC is a unique center for underserved
youth and their families that fosters
community transformation through
culturally relevant education, training
in technology, entertainment arts and
leadership development with the aspiration of
confronting poverty and injustice.

PYFC focuses on art-centered programs
which include music recording, spoken-word
provides leadership development, academic
skills workshops, and college admissions
coaching.

DEVELOPMENT SERVICES CONCEPT (CONT.)
27 INNOVATIVE HOUSING OPPORTUNITIES
Safe Place for Youth
program is The Healing Arts.The Healing
Arts Program provides a nurturing
environment for creative expression. Music
groups, writing workshops, open studio, yoga,
trips are all a part of this program. Every
April, SPY youth artists create and produce
an art show and music showcase. This is part
of their growing Social Enterprise Program
in which 70% of all art sales go directly to
the artist and 30% returns to the Healing
Arts Program.Their illustrative website is
www.colorofhopecollective.

The Healing Arts Program at SPY partner
organizations include UCLA Creative Minds,
UCLArts and Healing,Venice Arts,Venice
Playa Rotary Club,The Hammer Museum,
InsightLA and many more.

This incredible program at SPY gives youth
a safe environment for exploration. Homeless
youth come from a wide variety of traumatic
backgrounds, and when given the chance to
create art and express themselves in a safe,
supported and judgement-free space, they
have the opportunity to heal from trauma
they may be carrying with them.

Art allows our young people the opportunity
to recognize feelings, connect to their identity,
build self-esteem, develop self management
and improve impulse control, identify and
label feelings, increase attention to detail,
and improve and learn about decision making.

Creative self-expression is a core component
to an individual’s social and mental health,
both because of the skills that are learned,
and the healing that takes place. A recent
USC study found that youth who participate
in the Healing Arts program at SPY are more
likely to pursue other programming, making
it a gateway to education and employment
opportunities, case management, therapy and
supportive services, and permanent housing.

The Art Studio is open three days a week
during Access Center hours, offering an
open studio setup, that includes supplies
for painting, drawing, clay, and many other
mediums. Dependent on the generous
donations of supplies that come from
private members of the community and local
businesses, the Art Studio remains prepared
for any creative endeavor an individual might
wish to pursue. Paintings and other projects
line the white walls of the studio, featuring
recent creations of anyone who wishes to
hang their art for public display.

Wanting to share their art with members
of the community, Healing Arts program
participants developed the Color of Hope
Collective, a digital platform for youth
experiencing housing instability to display
and sell their artwork.

DEVELOPMENT SERVICES CONCEPT (CONT.)
28 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT SERVICES CONCEPT (CONT.)
Visit the Color of Hope Collective website
and invest in their journey by purchasing
paintings, jewelry, and more. As stated above,
70% of all proceeds go directly to the artist
and 30% goes to supporting SPY’s Healing
Arts Program.

The Healing Arts program relies on volunteer
facilitators from the community and local
organizations to share their skills, talents and
expertise by leading skills based workshops,
therapeutic sessions and experiential learning
opportunities including painting, jewelry
making, clay, creative writing, mixed media
and music and more. Experiential Learning
opportunities include local museum trips,
to participate in art shows and music
performances. Last April, SPY youth artists
Our team plans on creating social enterprise
small businesses with some of the active
retail space.
29 INNOVATIVE HOUSING OPPORTUNITIES

SUPPORTIVE SERVICES PLAN
IHO’s mission is to enrich communities by
providing high-quality affordable housing,
impactful resident services, and economic
empowerment opportunities to those most
in need.The Santa Monica Apartments
mission by providing targeted services that
improve the quality of life for our residents.

We believe that vibrant communities start
with housing, and that stable housing should
be a launch pad for our residents to thrive.

Through our holistic approach to community
development, IHO is committed to creating
the environment where our residents can live
in high quality affordable housing, dream
again and thrive in their communities.

IHO’s Resident Services Program includes
three major categories of services:
• EDUCATION to enhance quality of life
and empower residents to take charge of
their well-being
• HEALTH + WELLNESS to improve
and prolong residents’ physical and
mental health
• COMMUNITY to reduce isolation,
encourage social interaction, provide
opportunities for personal enrichment,
and enable residents to interact with
and contribute to the larger community
IHO has partnered with service organizations,
St. Joseph Center and Skid Row Housing
Trust to provide services to the residents of
this project.Thoughtful coordination and
collaboration of services from St. Joseph
Center, Skid Row Housing Trust and IHO
will create a socially coherent community
by supporting each resident in reaching and
maintaining maximum health, self-reliance,
and housing stability. All services will be
offered on site and free of charge to the
residents.

The Santa Monica Apartments is a 112 units
affordable housing new construction project.
includes 1-2-bedroom units at an AMI of
30% - 60%.The target population for the
project are low-income individuals and/or
families with sixty (60) of the units will be
set aside for PSH for individuals experiencing
homelessness. Overall the project will serve
forty-nine (49) non-PSH units and two (2)
managers’ units.Within this population, many
individuals may have serious mental illness,
substance abuse addiction or long-term
chronic health conditions.

The project is located in the City of Santa
Monica, which is designated in Services
Planning Area (SPA) 5. According to the
Los Angeles Homeless Services Agency
(LAHSA) 2019 Homeless Count, there are
4,378 homeless individuals located in SPA
5, the service planning area in which the
project is located. Of the total number of
people homeless in this region, 87% are
individuals and 80% are over the age of 24
years. Future supportive housing residents
of the project will be 18 years and older.

In addition, characteristically those with
histories of long-term/recurring homelessness,
experience multiple barriers to housing that
require intensive case management services
and support in order to secure and maintain
permanent housing.

DEVELOPMENT SERVICES CONCEPT (CONT.)
30 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT Forty-nine (49) of the units will be allocated
as affordable housing units at 30-60%
AMI.These units will be provided services
by a resident services coordinator who
both specializes in the needs of low-income
households but also has a background in
social work.The resident services coordinator
for these units will provide services to all
of these households and focus on increasing
as ensure that all needed linkages (health,
educational, mental health, employment, etc.)
are provided as needed.

Innovative Housing Opportunities is
partnering with St. Joseph Center (SJC)
and Skid Row Housing Trust (The “Trust”)
to provide comprehensive full-service case
management services to support the sixty
(60) PSH apartments made available to
those experiencing homelessness.

Both St. Joseph Center and Skid Row
Housing Trust have extensive experience
providing supportive services in Permanent
Supportive and Affordable Housing as well
as being a long-time contractor of the Los
Angeles County Department of Health
Services and Department of Mental Health.

The project team will follow the Housing
Authority’s Administrative Plan regarding
how the City prioritizes homeless populations.

The participation and services provided
by each organization will be ascertained
service plans and services listed for both
organizations are listed for illustrative
purposes. Depending on number of families
and youth in the development, PSH services
may also be augmented by PYFC and SPY
in conjunction with the arts programming
planned for the performing arts space and
attached classrooms.

Full-time case managers with a case load
ratio of 1:20 will work with the tenants
and help them gain the skills and locate the
services necessary to maintain their new
housing.

Individualized case management will be
provided onsite primarily and at SJC’s
center as appropriate. At move-in, case
managers work intensively with the tenant
to ensure their success. After the tenant has
become adjusted to the new environment,
case managers will meet with residents on a
weekly basis, or more if needed.
• Coordination: The case manager and
the property manager will be in regular
contact to assess the ongoing wellness
and progress of individual tenants.
• Response to Mental Health Crisis:

SJC will respond to mental health
crisis/emergencies as necessary.
• Independent Living Skills: will
be provided by case managers on a
one- on-one or group basis. If linked
to money management at St. Joseph
Center’s Monetary Advisory Program
(MAP) or Veterans Representative
Payee Program (VRPP), additional
budgeting and other ILS coaching will
be provided by those programs.
• Eviction Prevention and Legal
Advocacy: Eviction prevention
support will be incorporated in all
case management activities to develop
DEVELOPMENT SERVICES CONCEPT (CONT.)
31 INNOVATIVE HOUSING OPPORTUNITIES
and implement strategies to facilitate
jeopardize clients’ housing stability
and the assistance needed by tenants
to prevent evictions.The services
enable the client to work with property
management staff and partners to
resolve issues that threaten their
housing stability; address issues and
develop plans for improvement.The goal
is to increase the tenants’ level of selfattainable while providing assistance with achieving and maintaining health,
mental health and housing stability.
to pay their rent will be referred to
the SJC money management program.

Legal advocacy will be provided through
on site workshops and resources/linkage
to outside community workshops. For
example, landlord/tenant, family law
issues, domestic violence, document
preparation, review and explanation of
legal documents.
• Money Management: During case
management, staff meets regularly with
participants to help them determine
obstacles to health and self-reliance
and to design and implement an
individualized service and referral plan.

This component includes one-onecoaching in money management and basic life skills. Small group instruction
in money management and basic life
skills both complements and reinforces
the lessons learned in case management.
• Job Training: SJC operates the
Culinary Training Program, which trains
individuals for entry-level positions
in the food service industry, including
six weeks of classes and four weeks
of externship. Chrysalis offers preemployment job readiness training and runs businesses to employ its graduates.

Most tenants are disabled and unable
to work, however, case management
support will be offered
• Community Integration: Case
managers will provide information
about potential activities, including
neighborhood recreation opportunities;
involvement in community events;
volunteer opportunities at local schools,
libraries and other sites; classes at local
schools and training centers; social
support groups and employment. Family
engagement is an effective strategy
for those tenants who would like to
reconnect with family members.Tenants
will be encouraged to reconnect with
their families.
• Education: Case management meets
the individual needs of clients and
monitors/adjusts the intensity of
services based on each client’s level
of functioning and acuity of needs. If
assessed to be a need or part of the
individualized service plan, for example,
a client may be linked to an Adult
Education program.

DEVELOPMENT SERVICES CONCEPT (CONT.)
32 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

CASE MANAGEMENT
The Skid Row Housing Trust will be our
second partner providing case management
services to support the sixty (60) PSH made
available to the homeless individuals.The
number of individuals that The Trust will
resident mix.

The Trust provides supportive services
integrative care models. Integrative care is
the systematic coordination of substance
abuse treatment, mental health, and primary
care services to affect greater life expectancy
and wellbeing for individuals with multiple,
often chronic, healthcare needs.The Trust
also utilizes a symbiotic operational practice
grounded in a philosophy of Housing First
and Harm Reduction.

There will be a total of two (2) FTE Case
Managers also known as Community
Organizing Specialists to support the
overall project.The Community Organizing
Specialists will provide all needed support to
the residents and will facilitate community
integration for the entire project. On-site
services at the Santa Monica site will be
available to residents during normal business
hours (8:00 am - 4:00 pm) Monday through
Friday, as well as after hours and weekends,
as needed, and will include the following:
• Individualized Service Plans: The
Community Organizing Specialists
work with residents to develop their
Individualized Service Plan (ISP)
with the objective of identifying needs
and goals unique to the population.

Each tenant will be assigned to the
Community Organizing Specialist upon
move-in, who will work directly with the
tenant and their family to develop their
individualized services plan based on
all of their individual needs and areas
of concern; additionally there will be
household overlapping those individual
service plans. These assessments occur
in, but no later than 30 days of movein. Ongoing evaluations are conducted to monitor progress and to provide
interventions, as necessary. ISPs are
updated every six months.
• Case Management (Trust): The
Community Organizing Specialists
will provide case management services
including linkages for all needs and
including medical care for physical
and mental health and onsite part-time
peer support groups.They will also link
these families to supportive services as
needed, and coordinate with property
management staff to support family
tenant stability in housing.The Family/
Community Organizing Specialist will
be skilled and educated to provide the
highest level of services possible, along
with off-site referrals when necessary.

The Community Organizing Specialist
will be able to address a wide variety
of issues consistent with the target
population, including mental health,
substance abuse, and the lack of social/
life skills.
• Education: The Community Organizing
Specialists will provide linkages and
referrals for residents to educational
opportunities to promote the adult
DEVELOPMENT SERVICES CONCEPT (CONT.)
33 INNOVATIVE HOUSING OPPORTUNITIES
tenants’ formal educational growth.

Services provided by the Skid Row
Housing Trust staff include identifying
need for care and the coordination of
transportation. Moreover, the Family/
Community Organizing Specialist
will ensure that the needed linkages
for the children are maintained at
either SMMUSD, LAUSD, and/or the
appropriate local school/district.
• Employment & Training: The
Community Organizing Specialists will
host groups and workshops on site to
support all adult tenants in securing
employment, such as job skills training,
resume writing, job placement, and
job retention.The Family/Community
Organizing Specialist will provide
linkages and referrals for residents
to employment support services
provided off-site. Services can include
job readiness curriculum, workforce
development opportunities, and
educational assistance.
• Housing Outplacement: RSCs will
provide linkage to alternative housing
options for tenants that require a higher
level of care based on changes to their
functioning or health status.
• Life Skills: Programming in the areas
literacy skills; tips and groups focused
on an active, positive, and healthy
lifestyle; planning and cooking meals;
household maintenance; managing
mental health and how to access
support and services in order to promote
independence and successful longterm tenancies will be provided.These services will be available as workshops,
groups, and on one-to-one sessions.
• The Community
Organizing Specialist will work on
behalf of the resident to obtain General
as Medicaid. Additionally, staff will
coordinate with several legal assistance
providers, such as Inner City Law
Center. Through both on-site and offsite coordination, staff works to ensure entitlements for which they are eligible.

RSCs will also work directly with
residents to collect documentation and
making appeals.
• Representative Payee: The
Community Organizing Specialist
will assist residents with life skill
identifying the need for representative
payee support and providing linkage. If
needed, LAMP Community will provide
support in ensuring that resident uses
and medical needs before addressing
personal needs.
• Social Activities/Recreational: A
program of social and recreational
activities will be offered by Community
Organizing Specialist in order
to encourage tenants to develop
relationships amongst themselves,
fostering community, promoting
healthy living, orientating tenants to
the neighborhood, and strengthening
relationships between tenants and staff.

This includes, but is not limited to,
gardening and cooking classes, cultural
celebrations, holiday parties, groups,
and outings.

DEVELOPMENT SERVICES CONCEPT (CONT.)
34 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT • Information and Referral Services:

As part of the ICMS level of services
that will be offered to all resident at
San Pedro Modular Apartments.The
Community Organizing Specialist will
assist the residents in seeking out any
and all information that they requires
assistance on to better maintain a high
quality of life for their households. The
Community Organizing Specialist will
coordinate all needed services with the
households and ensure that all needed
linkages are met and maintained.
• Physical Health Care: The Community
Organizing Specialist will provide
linkages and transportation to local
community clinics such as Westside
Family Health.This specialist will be
project – as they will have full access to
healthcare services and will be provided
regular transportation to area clinics.
• Legal Assistance: All residents of
The Inspire will be offered Legal
Assistance. ICLC will offer legal
support in a variety of areas including
prior convictions or arrest issues
Residents will meet onsite with staff or
be assisted in acquiring transportation
to and from meetings offsite.The
services will be available on a regular,
ongoing basis on Mondays through
Fridays, between 9 am and 5 pm for a
period of ten years. ICLC currently has
a staff of 40 and is available free to
charge to residents.
• Medication Management: Services
provided by the Skid Row Housing Trust
staff include identifying need for care,
working with residents to coordinate
HIPAA approvals to coordinate directly
with the provider, and the coordination
of transportation. The Community
Organizing Specialist can also support
residents in researching information
about their medication.The Family/
Community Organizing Specialist will
assist with creating those connections
and transportation to local area clinics
eligibility and need.
• Senior Services: The Community
Organizing Specialist will link all
older adults to WLCAC, who operates
the largest senior citizens program in
the Los Angeles metropolitan area.

With two multi-purpose centers, one
in Watts and one near downtown Los
Angeles,WLCAC provides recreational
activities, educational programs, health
meals to the elderly, as well as related
support services in a protective setting.

Thousands of meals are prepared and
served daily to the center’s clients and to
seniors at several satellite meal sites. In
addition, hot meals are delivered each
day to elderly or handicapped clients
who are unable to leave their homes.
• Attendant Care: RSCs will provide
linkages and help coordinate application
to attendant care is needed. Services
could include providing residents with
in-home assistance with performing
activities of daily living such as
housekeeping, shopping, and cooking.

RSCs can also support residents if
they are interested in applying to the
County’s In-Home Supportive Services
program.

DEVELOPMENT SERVICES CONCEPT (CONT.)
35 INNOVATIVE HOUSING OPPORTUNITIES

SERVICE PLAN OUTCOMES
Client participation is documented through
a client data-based system. Participation
can include one-on-one case management,
documentation of requested referrals for
services or support systems, and observations
of client’s participation in group activities
such as workshops, discussions, or other
tenant activities. In most cases, clients will
create an Individual Service Plan (ISP) that
which the client wishes to attain.

In conjunction with the ISP, St. Joseph
Center and Skid Row Housing Trusts track
the following information:
• Client interactions
• Housing retention through reporting
year
• Maintaining or increasing income
• Qualitative changes in lifestyle
• Overall client stability
JSC analyzes both quantitative and
qualitative data when assessing client success
In addition to all required reporting for
maintaining programs and housing contacts,
annual assessments are conducted across
a myriad of domains for all residents.This
in service delivery, recovery of our residents,
and aid in assessing which residents might
require a higher level of care.

RESIDENT SERVICES
IHO is committed to coordinating resident
services that offers opportunities for residents
to improve their quality of their lives, develop
their self-reliance, and thrive in communities.

IHO will coordinate supplemental programs
for residents through partnerships with local
educational institutions, individual volunteers,
and local businesses. Below is a description of
services:
• Adult education, health and wellness
and skill building classes will be
provided on a one on one basis and in
groups to the tenants. Such services
shall include but are not limited to
computer classes, exercise classes,
art classes, health information/
awareness, guest speaker presentations,
resume building and intergenerational
programs. Educational Classes are
provided that focus on topics such as
and job readiness skills.
• Individualized Health and Wellness
Services and Programs are made
available to residents, including such
services as crisis intervention, practical
counseling and emotional support,
cleanliness and hygiene assessment,
eviction prevention, government and
insurance entitlement advocacy.
• On-Site Service Coordination is
available for residents. On-Site Service
Coordination is available for residents.

The Resident Service Coordinator
provides one-on-one direct assistance
for residents. Service coordination is to
help residents with individual needs such
as accessing governmental and nonDEVELOPMENT SERVICES CONCEPT (CONT.) 36 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT SERVICES CONCEPT (CONT.)
budgeting, and résumé writing.
• Crisis Management is performed when
serious issues of domestic violence, drug
and alcohol abuse, mental illness, and
other critical problems arise. The RSC
is trained to deal with issues that are
often beyond the scope of training for
most property managers.The everyday
availability of the RSC to deal with
crises professionally and effectively
relieves stress from property managers
and keeps the property running
smoothly overall.
• Community Building Activities for the
residents are designed to foster positive
resident engagement.These activities
are such as holiday celebrations, art
and creativity classes, community coffee
hours, resident council and more.These
informal social activities lead to positive
interaction between neighbors and
foster a supportive community.

STAFFING
Innovative Housing Opportunities will
contract an on-site Resident Services
Coordinator (RSC), who will meet the
needs of residents both in the low-income
as well as the supportive housing units.

This RSC will provide services and referrals
for all residents.This will include offering
information about resources and services
available in the community and helping them
access these services through referral and
advocacy.

The RSC also ensures that the building
develops into a socially cohesive community
by coordinating and scheduling communitybuilding and other enrichment events and activities and by supporting the tenant
council. Activities may include holiday
celebrations, game nights and more. The RSC
will maintain a community bulletin board and
all events and services, so all residents are
aware of them.The RSC will meet regularly
with other service providers on-site to
make sure that all resident needs are being
addressed.The mutual goals of all service
providers will be to maintain housing, health
and well-being for all residents.

The on-site team will make sure that
seamless integration occurs at this property
and will enhance this integration via on-site
community building activities.The on-site
RSC will work closely with other service
providers, and property manager to ensure
that the needs of all residents are addressed
appropriately. Resident services coordination
resources will be shared, and the entire team
will work as one seamless entity.

RESIDENT ENGAGEMENT +

PARTICIPATION
IHO will employ several strategies to engage
residents in social interaction, building
operations, the planning and delivery of
resident services as well as community
involvement. Once all tenants are housed,
a major focus, in addition to providing
necessary supportive services and helping
residents maintain housing, is to build trust
between services staff and tenants and to
foster interaction among the tenants to
create a cohesive community including those
residing in low-income and those in special
needs units.
37 INNOVATIVE HOUSING OPPORTUNITIES
Within the rst few months of delivering
services, IHO will conduct a thorough needs
assessment of all residents by disseminating a
questionnaire, conducting a resident meeting
and going door-to-door to talk directly to
tenants to learn what is needed and wanted
from resident services.

SERVICE PLAN OUTCOMES
IHO will provide a bi-monthly written
report to our partners detailing service
activities, such as class and activity dates
and descriptions as well as the number
of participants in each. We also assess
client satisfaction on a continual basis by
conducting an annual tenant satisfaction
survey as well as soliciting one-on-one
feedback and testimonials. We analyze
this information to assess satisfaction and
program impact and to inform program
adjustments if necessary. Resident and
service coordination information is managed
appropriately, and protected health
information is kept secure at all times.

AFTERSCHOOL PROGRAMS
IHO will coordinate afterschool program
services through a local service provider.

Programs and services include a
comprehensive academic and enrichment
programming, homework assistance, health
and wellness, physical recreation and
family involvement activities.This emphasis
on school readiness includes a focus on
developing children?s social and emotional
skills as well as early reading and writing
skills.

Trained staff provide homework assistance,
a healthy snack, physical recreation, and
activities that reinforce math, literacy,
and other academic skills. Programs also
emphasize violence prevention. HOPE also
partners with Head Start and licensed
preschool services onsite at many of our
multifamily complexes. All services are
designed to prepare preschoolers for entry
into kindergarten.

FUNDING STRATEGY FOR

SERVICES
Funding for non-PSH resident services are
provided by the following primary funding
sources:
• Services fee for projects (supported by
Project operation or cash ow)
• Grants from nancial institutions and
corporations
• Resident services and programs reserve
(supported by event fundraising, board
contributions and other donations)
DEVELOPMENT SERVICES CONCEPT (CONT.)
38 LETTERS OF INTENT

èðð ×ÎÑÒ ÐÑ×ÒÌ ÎÑßÜ ÚÑÔÍÑÓô ÝßÔ×ÚÑÎÒ×ßô çëêíð ÉÉÉòÚÐ×ÓÙÌòÝÑÓ ÐØæ çïêóíëéóëíðð ÚÈæ çïêóíëéóëíïð October, 24 2019
Mr. Sidney Stone
Director of Housing & Community Development
Innovative Housing
501 N. Golden Circle Drive, Suite 100
Santa Ana, CA 92705
Regarding: 1318 Forth Street, Letter of Interest
Mr. Stone,
Thank you very much for considering FPI as your property manager for 1318 Fourth in Santa Monica. We would be honored to help you deliver 112 beautiful homes to well deserving Santa Monica residents. My team and I share a passion for affordable housing, but we get even more excited when we hear about a development that includes Permanent Supportive Housing. As of late, we have been selected as the Management Agent on a handful of communities that will be dedicated to Permanent Supportive Housing in the Los Angeles County Area.

For the last 6 years we have managed a community in the City of Santa Monica called Fame Senior Apartments. A 55 and better community offering studio and 1-bedroom apartments ranging from 30% to 50% set asides. At Fame, we adhere to a few preferences that include displacement by a redevelopment project, cancellation of section 8 contracts by an owner, and natural disasters with a second priority to residents of Santa Monica or those that work at least 36 hours per week in the City of Santa Monica.

FPI Management has been providing professional property management services to multifamily housing owners for over 50 years. Currently managing over 110,000 units in 13 states, FPI has developed expertise in a widely diversified inventory of properties. Ranked by NAHMA as the #1 largest affordable management company in the nation, FPI provides management and compliance services for over 45,000 of those units developed and operating under an extensive array of affordable and supportive housing programs.

Our clients include institutional investors, international real estate investment firms, financial institutions, multifamily development builders, private investors and City, County and State agencies. The majority of the affordable portfolio includes the oversight of non-profit co-managing general partners. FPI works closely with these partners and owners to ensure compliance with all programs, daily involvement with applicable social service providers, and the execution of best in practice systems and processes that contribute to the ongoing success of the properties, the residents we serve, and the communities in which we operate.

Respectfully,
June Valle
Senior Vice President
FPI Management

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Oscar de la Torre
CEO/President
Board of Directors
Ruben Pacheco
Board Chair
Henry Guzman
Board Treasurer
Ashil Srivastava
Board Member
Tom Woods
Board Member
Elias Serna
Board Member
Kenia Mendez
Board Member
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President

CONCEPTUAL SITE + FLOOR PLANS
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PRELIMINARY SCHEDULE

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT SERVICES CONCEPT (CONT.)
Timeline
Milestones Estimated Dates
RFP Award
City Council Approval
City of Santa Monica DDA
Early 2020
Spring 2020
Fall 2020
Community Outreach Early 2020 – Late 2020
Acquisition/ Predevelopment Loan Closing N/A
Entitlements Fall 2020
Soft Financing: Santa Monica Trust Fund
Application
Award
Soft Financing: LA County NOFA
Application
Award
Soft Financing: IIG
Application
Award
Soft Financing: Vouchers
Application
Award
Soft Financing: AHSC (If applicable)
Application
Award
Soft Financing: MHP (In the event we do not receive
AHSC)
Application
Award
TCAC Financing
Application
Award
TBD
TBD
October 2020
Early 2021
Early 2021
Early 2021
October 2020
Early 2021
Early 2021
Fall 2021
9%: Fall 2021 / 4%: Late 2021
9%: Early 2022 / 4%: Early 2021
Early 2022
Summer 2022
Construction Start 9%: Late 2022 / 4%: Spring 2022
Construction Completion 9%: Early 2023 / 4%: Early 2023 Lease Up 9%: Summer 2023 / 4%: Summer 2023
Stabilization Period 9%: Fall 2023 / 4%: Fall 2023
TCAC Placed in Service Package Complete 9%: Spring 2024 / 4%: Spring 2024 and normal entitlement procedures. As new funding sources emerge, and working with the City 45 4

COMMUNITY INVOLVEMENT PLAN

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

COMMUNITY INVOLVEMENT PLAN
IHO understands the importance of strong
community outreach and engagement
efforts throughout the affordable housing
development process. As such, the community
engagement team will implement a
comprehensive community and stakeholder
engagement plan for this project, consistent
with efforts deployed for previous successful
development projects.

The intent of the engagement plan is to reach
a diverse group of community members and
stakeholders including, but not limited to, the
following:
• Local neighbors, community groups,
neighborhood councils, neighborhood
associations, faith-based community
organizations, schools and colleges, and
the general public
• Local business owners and employees
• Lenders, investors and real estate
professionals
•
representatives, and staff
GOALS
The goals of the engagement plan include the
following:
• Awareness: Educate and inform
all stakeholders on the proposed
development project plan
• Input: Elicit stakeholder input and
recommendations
• Collaboration: Gain community
support through open and ongoing
conversation

IMPLEMENTATION
The community engagement team will use a
variety of methods to ensure outreach to and
input from as many stakeholders as possible.

Sample engagement activities include:
• Conduct interactive meetings and
workshops with informational posters
and roundtable discussions
• Present at neighborhood council,
neighborhood association, and faithbased community organization meetings • Develop and distribute a project fact
sheet to describe the scope of the
project
• Establish an internet presence
All in-person activities will be conducted at
times convenient for community members
and stakeholders who work during standard
business hours. Flyers will be distributed to
residences and businesses within a ½ mile
radius of the project site. Furthermore,
made available in other languages when
appropriate.

DESIRED OUTCOME
The desired outcome is to develop the project
with the full support of the Santa Monica
community. The development team will make
every reasonable effort to take into account
the suggestions and/or concerns brought forth
engagement strategy as necessary throughout
each stage of the development process.

The team will solicit feedback and
input from the adjacent community
47 INNOVATIVE HOUSING OPPORTUNITIES
COMMUNITY INVOLVEMENT PLAN (CONT.)
neighborhood organizations including
Pico Neighborhood Association, Santa
Monica Mid-City Neighbors and Wilshire/
Montana Neighborhood Coalition as well as
Downtown Santa Monica, Inc. St Joseph’s,
Pico Youth and Safe Place for Youth are all
locally based organizations and will assist
with our community engagement efforts.

With a strong focus on arts and media, our
development will be able to utilize our service
and arts partners community relationships
development offers to not only house formerly
homeless residents but inspire them to grow
and thrive.

CONTACT
Innovative Housing Opportunities, Inc.

Sidney Stone
Director of Housing & Community
Development
Phone: (657) 390-9006
Email: [email protected]
48 5

FINANCING STRATEGY

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

FINANCING STRATEGY
IHO’s strategic goal is to advance the project
to construction start as expeditiously as
scenarios using 4% LIHTC and tax-exempt
bonds.The narrative below describes the
overall strategy followed by a summary of the
scenarios.

The project will apply for bond volume
cap to secure approximately $30,700,000
in tax exempt bonds that will be sold to
a conventional lender through a private
purchase. These bond proceeds will fund a
construction loan made by the bank to the
partnership. At the same time, an allocation
of 4% Low Income Housing Tax Credits
will be awarded to the project on a noncompetitive basis, raising approximately $6 million in equity. State Low Income Housing
Tax Credits are assumed in these scenarios.

A conventional lender will purchase the
residential construction costs, while a limited
partner investor will purchase the tax credits.

We assume an equity factor of $0.97: $1.00
based on current LIHTC pricing. During
construction, the anticipated sources are
approximately $35.1 million funded by bond
proceeds; approximately $8 million from City
of Santa Monica; $7 million from County
of Los Angeles; $2.9 million in equity; $3.8
and costs that will be deferred long-term or
Commercial development costs will be
4% Low Income Housing Tax Credits. The
commercial development costs are included
in basis as is allowed for non-residential uses
are community serving and target low-income
tenant is expected to occupy the space,
which will be leased for a nominal amount.

No rent from the commercial component is
anticipated at this time.

In both scenarios, the developer will secure
$7 million from County of Los Angeles
through its affordable housing trust fund,
up to $10.6 million from the City of Santa
Monica Affordable Housing Trust Fund,
$1.7 million from Federal Home Loan Bank
Affordable Housing Program (AHP), and
$3.8 million from the State Infrastructure
by Housing and Community Development
(HCD).

State of California. One scenario assumes
Affordable Housing and Sustainability
Communities (AHSC) funded through
the Strategic Growth Council; the second
scenario replaces those funds with
from HCD. Both of these funding sources
are highly competitive.While AHSC provides
funding for infrastructure improvements
intended to reduce greenhouse gas emissions,
MHP provides a higher per unit loan amount.

We could potentially combine both funding
sources; however, that could potentially take
With AHSC, the sources of funding are as
follows:

1. 5.6% at initial issuance through a
private placement and paid down into
million from a conventional lender with
a 15-year term and 6% rate.
49 INNOVATIVE HOUSING OPPORTUNITIES

2. LIHTC equity amount is estimated
based on an equity factor of $.97 per
dollar of Federal tax credit. For now,
we assume 15% of the total tax credit
equity funds at construction and the
balance will fund at or after permanent
conversion.

3. The following direct public funding
commitments are expected to be
received for the AHSC scenario:
• State of California-Housing
and Community Development
Department-Affordable Housing
and Sustainable Communities.

These funds are being provided at
cover the cost of infrastructure and
residential costs.These funds bear
interest at 3% simple and will have a
term of 55 years.
• County of Los Angeles Community
Development Authority – Housing
Dept. Housing - $7,000,000. Funds
will be provided in the form of a
subordinate mortgage repayable
from a pro-rata share of 50%
residual receipts, with a 55-year term
at 3% simple interest.
• City of Santa Monica – Housing
Dept. – Affordable Housing Trust
Fund – $10,126,436. Funds will be
provided in the form of a subordinate
mortgage repayable from a pro-rata
share of 50% of residual receipts,
with a 55-year term at 3% simple
interest.This amount represents
worst case scenario if construction
costs continue to rise. The team
will look at all options to reduce the
City contribution but has submitted
a conservative proforma based on
the current construction market and
continued costs increase. Other state
programs are being released that will
help in reducing the proposed City
contribution.
•
HCD—Funds-- $3,863,000 will be
provided to the borrower as a grant
and then loaned to the partnership in
the form of a subordinate mortgage
with a 55-year term with 0% interest
and no pro rata share of residual
receipts.
• The property is owned by the City of
Santa Monica and will be provided
via a 99-year ground lease.This
lease is being presented as a land
donation at appraised value because
the annual lease payment obligation
is $1.
• Federal Home Loan Bank-Affordable
Housing Program—Funds will be
provided at permanent conversion in
the form of a subordinate mortgage
with no obligations for repayment.

Terms are 0% interest with a 15-year
term.
• GP equity will be used to optimize
the equity raised for the project.
• A portion of the developer fee
received may be deferred and repaid
necessary, to balance the budget
The project will utilize the construction loan,
City and County loans, and a portion of the
tax credit equity for construction purposes.

During construction, a portion of the tax
credit equity proceeds is deferred and is
bridged by the construction loan and deferred
developer fee / costs.

FINANCING STRATEGY (CONT.)
50 PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT

MHP FINANCING SCENARIO
With MHP, the sources of funding are as
follows:
• Bonds totaling $35 million will be
through a private placement and paid
with a 15-year term and rate of 6%
from a conventional lender.
• LIHTC equity amount is estimated
based on $.97 per dollar of Federal
tax credit. For now, we assume 15%
of the total tax credit equity funds at
construction and the balance will fund
at or after permanent conversion.
• The following direct public funding
commitments are expected to be
received for the MHP version of the
• State of California-Housing
and Community Development
Department-Affordable Housing
and Sustainable Communities.

These funds are being provided at
cover the cost of infrastructure and
residential costs.These funds bear
interest at 3% simple and will have a
term of 55 years.
• County of Los Angeles Community
Development Authority – Housing
Dept. Housing - $7,000,000. Funds
will be provided in the form of a
subordinate mortgage repayable
from a pro-rata share of 50%
residual receipts, with a 55-year term
at 3% simple interest.
• City of Santa Monica – Housing
Dept. – Affordable Housing Trust
Fund – $10,533,436. Funds will be
provided in the form of a subordinate
mortgage repayable from a pro-rata
share of 50% of residual receipts,
with a 55-year term at 3% simple
interest.This amount represents
worst case scenario if construction
costs continue to rise. The team
will look at all options to reduce the
City contribution but has submitted
a conservative proforma based on
the current construction market and
continued costs increase. Other state
programs are being released that will
help in reducing the proposed City
contribution.
•
HCD—Funds-- $3,863,000 will be
provided to the borrower as a grant
and then loaned to the partnership in
the form of a subordinate mortgage
with a 55-year term with 0% interest
and no pro rata share of residual
receipts.
• The property is owned by the City of
Santa Monica and will be provided
via a 99-year ground lease.This
lease is being presented as a land
donation at appraised value because
the annual lease payment obligation
is $1.
• Federal Home Loan Bank-Affordable
Housing Program—Funds will be
provided at permanent conversion in
the form of a subordinate mortgage
with no obligations for repayment.

Terms are 0% interest with a 15-year
term.

GP equity will be used to optimize the equity
raised for the project.

FINANCING STRATEGY (CONT.)
51 INNOVATIVE HOUSING OPPORTUNITIES
A portion of the developer fee received may
be deferred and repaid from future project

OPERATING SUBSIDIES
To cover the operating costs of the units
targeting homeless households, a commitment
of Santa Monica Housing Authority Sec. 8
Project Based Vouchers will be necessary for
a 15-year term.The County of Los Angeles
Dept. of Health Services could be another
source for committing tenant-based rental
assistance under its Homes For Health
program that serves homeless persons who
are frequent users of the county’s public
hospital system.

FINANCING STRATEGY (CONT.)

FINANCING TIMELINE
52 PROFORMA

DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica LA County
DEVELOPER: Innovative Housing Opportunities
USES Apartments Commercial Parking Per Unit Total
Acquisition $ 1 $ - $ - $ 0.01 $ 1
Construction $ 49,805,807 $ 3,794,193 $ - $ 448,700.96 $ 53,600,000 Indirect $ 2,600,271 $ 301,215 $ - $ 23,425.86 $ 2,901,486 Permits and Fees $ 1,440,373 $ 211,612 $ - $ 12,976.33 $ 1,651,985 Predevelopment Financing $ - $ - $ - $ - $ -
Construction Financing $ 2,159,636 $ 317,282 $ - $ 19,456.18 $ 2,476,918 Permanent Financing $ 265,311 $ 38,978 $ - $ 2,390.19 $ 304,289 Bond Fees $ 221,671 $ 32,567 $ 1,997.04 $ 254,238
Legal $ 152,583 $ 22,417 $ - $ 1,374.62 $ 175,000
Taxes and Insurance $ 191,819 $ 28,181 $ - $ 1,728.10 $ 220,000 Title and Recording $ 47,955 $ 7,045 $ - $ 432.02 $ 55,000 Lease Up and Reserves $ 711,000 $ 61,532 $ - $ 6,405.41 $ 772,532 Developer Fee/Acctg $ 7,343,534 $ 1,078,874 $ - $ 66,157.96 $ 8,422,408 TOTAL $ 64,939,961 $ 5,893,896 $ - $ 585,045 $ 70,833,856 PERMANENT Apartments Commercial Parking
FINANCING SOURCES Total Total Total Interest Amo
First D/T TE Bond $ 3,390,521 6.00% 15
Santa Monica Ground Lease Value $ 1
IIG $ 3,863,000 0.00% 55
AHSC $ 19,263,825 3.00% 55
Santa Monica Trust Fund $ 10,126,436 3.00% 55
LA County NOFA $ 7,000,000 3.00% 55
AHP-FHLB $ 1,690,000 3.00% 55
Deferred Developer Fee $ 162,323
GP Equity/ $ 5,704,508
Equity $ 13,739,347 $ 5,893,896 $ -
$ 64,939,961 $ 5,893,896 $ -
(Gap) / Surplus $ - $ -
CONSTRUCTION Apartments Commercial Parking
FINANCING SOURCES Total Total Total Interest Term (Mos) Construction Sources
First D/T TE Bond $ 35,090,695 $ 5,893,896 5.60% 24
Santa Monica Ground Lease Value $ 1 $ - 4.00% 24
IIG $ 3,863,000 0.00% 24
LA County NOFA $ 7,000,000 3.00% 24
N/A 3.00% 24
Santa Monica Trust Fund $ 8,000,000 3.00% 24
Deferred Costs $ 1,026,770
Deferred Developer Fee $ 7,014,408
GP Equity $ 100
Equity (incl historic credit) $ 2,944,986 $ - 15%
Total $ 64,939,961 $ 5,893,896 $ -
4% TCAC PROJECT LA City/County
Printed on 10/29/2019 Page 1 Sheet Name: Summary S&U
DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica Total SF 117,100
DEVELOPER: Innovative Housing Opportunities Residential 102,100 Commercial 15,000
Commercial % 12.81%
Residential % 87.19%
Parking % 0.0%
Total Residential Commercial Eligible Basis NOTES AND ASSUMPTIONS Land Cost or Value $ 1 $ 1 $ - $1 for 99 yr lease
Demolition $ - $ -
Legal $ - $ -
Predevlopment Interest / Holding Cost $ - $ -
Subtotal $ 1 $ 1 $ -
Off Site Improvements $ - $ - $ -
On-Site Improvements $ - $ -
Parking-Public $ 350,000 $ 305,167 $ 44,833.48 approx $25,000 per space Site Work - Parking Spaces $ - $ - $ -
Structures - Residential $ 44,400,000 $ 44,400,000 $ 44,400,000.00 $400,000/unit with California State prevailing wage rates Structures - Commercial $ 3,000,000 $ 3,000,000.00 $200 per SF Gen Requirements, O+P $ - $ - $ - included in Structures Prevailing Wage
General Liability Insurance $ 555,000 $ 483,907 $ 71,093.08 $ 483,906.92 1.25% of construction cost Bond/LOC $ 555,000 $ 483,907 $ 71,093.08 $ 483,906.92 1.25% of construction cost Construction Contingency $ 4,740,000 $ 4,132,827 $ 607,173.36 $ 4,132,826.64 10% of structures - 5% contingency and 5% inflation Subtotal $ 53,600,000 $ 49,805,807 $ 3,794,193
Design/Supervision $ 1,608,000 $ 1,402,022 $ 205,977.80 $ 1,402,022.20 3% of construction contract - residential and commericial Construction Management/Prev Wage Monitor $ 156,000 $ 136,017 $ 19,982.92 $ 136,017.08 $6500/month 24 months Reimbursables $ 65,000 $ 56,674 $ 8,326.22 Standard Costs for reproduction Engineering/Survey/Soils $ 90,000 $ 78,471 $ 11,528.61 $ 78,471.39 Standard residential cost CEQA/Entitlements Consulting $ - $ - $ -
Environmental Audit/Geotech $ 10,000 $ 8,719 $ 1,280.96 $ 8,719.04 Phase 1 Appraisal $ 7,500 $ 6,539 $ 960.72 $ 6,539.28 Standard Cost Deputy Inspections $ 60,000 $ 52,314 $ 7,685.74 $ 52,314.26 $100/hr on average based on past projects Market Study $ 7,500 $ 6,539 $ 960.72 $ 6,539.28 Based on past projects Security/Predev $ - $ - $ -
LEED Documentation/Consulting/CASP $ 50,000 $ 43,595 $ 6,404.78 $ 43,595.22 Standard for LEED and CASp consulting Furnishings-Common Area and SN Units $ 400,000 $ 400,000 $ 400,000.00 $5000 per SN unit + $1000,000 common areas Utility Hookups $ 150,000 $ 150,000 $ 150,000.00 For gas, electric, water and sewer facilites hook up charges Soft Contingency $ 297,486 $ 259,379 $ 38,106.61 $ 259,379.03 4% of soft costs (excludes land and construction) Subtotal $ 2,901,486 $ 2,600,271 $ 301,215
Impact Fees $ 43,985 $ 38,351 $ 5,634.29 $ 38,350.71 Santa Monica Water Demand Mitigation Fee Building Permits/Planning/Entitlements $ 1,608,000 $ 1,402,022 $ 205,977.80 $ 1,402,022.20 3% of hard cost Subtotal $ 1,651,985 $ 1,440,373 $ 211,612
Loan Interest 6% 2 year $ - $ - $ - Assumes City provides predevelopment financing Loan Fees $ - $ - $ -
Lender Legal $ - $ - $ -
Subtotal $ - $ - $ -
Loan Interest Construction-Housing $ 2,381,918 $ 2,076,805 $ 305,113.32 $ 1,383,151.92 5.6%, 24 months, 55% average outstnading balance Loan Interest Construction-Parking $ - $ -
Commercial Loan Interest $ -
Loan Fees $ - $ - $ - $ -
Lender Costs $ 45,000.00 $ 39,236 $ 5,764.30 $ 39,235.70 Underwriting -due diligence costs Lender Attorney $ 50,000.00 $ 43,595 $ 6,404.78 $ 43,595.22 Bank's counsel for construction close Lender Due Diligence $ - $ - $ -
Subtotal $ 2,476,918.00 $ 2,159,636 $ 317,282
Loan Fees $ 254,289 $ 221,716 $ 32,573.31 Based on other bond transcaction costs Lender Counsel $ 50,000 $ 43,595 $ 6,404.78
Subtotal $ 304,289.00 $ 265,311 $ 38,978
Bond Fees
Underwriter $ - $ - $ -
Financial Advisor $ 35,000 $ 30,517 $ 4,483.35 $ 30,516.65 Bond Counsel $ 55,000 $ 47,955 $ 7,045.26 $ 47,954.74
Trustee Fee and Trustee Counsel $ 2,000 $ 1,744 $ 256.19 $ 1,743.81 CDLAC Fees $ 11,603 $ 10,117 $ 1,486.29 $ 10,116.71
TEFRA/Misc. $ 3,000 $ 2,616 $ 384.29 $ 2,615.71
Prepaid Annual Issuer Fees $ 31,163 $ 27,171 $ 3,991.84 $ 27,171.16 CDIAC Fees $ 7,956 $ 6,937 $ 1,019.13 $ 6,936.87
TCAC Fees-Hard Code amount shown $ 101,366 $ 88,381 $ 12,984.54 $410/unit compliance and performance deposit LACDC Fee $ 7,150 $ 6,234 $ 915.88 $ 7,150.00 Per LACDC underwriting Subtotal $ 254,238 $ 221,671 $ 32,567
Organizational $ 5,000 $ 4,360 $ 640.48 $ 4,359.52 Developer legal for partnership formation Lender $ 45,000 $ 39,236 $ 5,764.30 $ 39,235.70 Developer legal for construction loan closing Land Use $ 75,000 $ 65,393 $ 9,607.17 $ 65,392.83 Developer legal for entitlements approval Syndication $ 50,000 $ 43,595 $ 6,404.78 Developer legal for syndicator counsel Transaction-Construction $ - $ - $ -
Subtotal $ 175,000 $ 152,583 $ 22,417
Property Taxes $ 0 $ 0 $ 0.00 $ 0.01 Assumes welfare exemption Insurance $ 220,000 $ 191,819 $ 28,181.04 $ 191,818.96 Builders Risk and General Liability for 18 months Subtotal $ 220,000 $ 191,819 $ 28,181
Construction Closing $ 50,000 $ 43,595 $ 6,404.78 $ 43,595.22 Estimate based on comparable projects Permanent Closing $ 5,000 $ 4,360 $ 640.48 $ 4,359.52 Estimate based on comparable projects Subtotal $ 55,000 $ 47,955 $ 7,045
Taxes and Insurance
Title & Recording
Legal
Acquisition
Construction
Architecture, Engineering, 3rd Party

DEVELOPMENT COST
Permits and Fees
Predevelopment Loan Interest
Permanent Financing
Construction Interest and Fees
Printed on 10/29/2019 Page 1 Sheet Name:Development Cost Marketing/Community Outreach $ 45,000 $ 45,000 Reserve for property management fees for lease up Lease-Up Expense/Fees $ 25,000 $ 25,000 $ 25,000.00 Management company fees for temp office and marketing Transition Reserve (6 mos) $ 480,357 $ 418,825 $ 61,531.64 1yr of subsidy for break even ops if subsidy terminates yr16.

Operating / Rent Reserves $ 222,175 $ 222,175 3 months debt service, operating expense, and reserves Subtotal $ 772,532 $ 711,000 $ 61,532
Relocation $ - $ - $ -
Developer Fee $ 8,324,408 $ 7,258,087 $ 1,066,320.39 $ 7,258,087.45 15% of eligible basis Syndication Consulting $ 55,000 $ 47,955 $ 7,045.26 Anticipated fees for a 4%/bond project.

Partnership Legal $ 10,000 $ 8,719 $ 1,280.96 $ 8,719.04 Formation of partnership, filing of fees and legal First Yr Audit/Accounting $ 33,000 $ 28,773 $ 4,227.16 $ 28,772.84 1st yr accounting and tax return Subtotal $ 8,422,408 $ 7,343,534 $ 1,078,874
$ 70,833,856.50 $ 64,939,960.62 $ 5,893,895.88 $ 62,754,139.75 $ 585,044.69 per unit
Construction Financing Calc $ 70,833,856
Less Reserves $ 772,532
Less Perm Loan Fees $ 254,238
Less Other Financing $ 24,914,528
Less Fee Deferred During Construction 50% $ 4,162,204
Const Loan Principal $ 40,730,354

TOTAL DEVELOPMENT COST
Lease-Up and Reserves
Organizational Costs/Developer Fee
Printed on 10/29/2019 Page 2 Sheet Name:Development Cost 4th Street Santa Monica
AMI Studio 1 2 3 4 Total % of Total TCAC Points
30% 54 6 60 54% 50
35% 0 0%
40% 0 0%
45% 0 0%
50% 24 6 30 27%
60% 17 2 19 17%
70% 0 0%
80% 0 0%
Manager Unit 2 2 2%
0 95 16 0 0 111 100% 52
Sec 8 0 0%
Special Needs 0 54 6 60 54%
Homeless 0 0%
Veterans 0%
DHS Units 0 0%
30% 35% 40% 45% 50% 60%
Avg. Affordability 1800 0 0 0 1500 1140 41%
Utility Allowance: HACoLA
Santa Monica Housing Authority Effective Date: 1-Jul-19 AMI Studio 1 2 3 4 Studio 1 2 3 4
30% 454 579 792 1,010 1,010 Electric Water Heat 8 12 15 19 24 35% 529 676 924 1,178 1,178 Electric Heating 9 12 15 19 25 40% 605 772 1,056 1,347 1,347 Cooking Electric 4 6 8 10 12 45% 680 868 1,188 1,515 1,514 Basic Electric 16 20 24 29 34 50% 756 965 1,320 1,683 1,683 Air Con 6 9 12 15 20
60% 907 1,158 1,584 2,020 2,020 Total 43 59 74 92 115

DHS/MHSA
LA City Sec 8 954 1,273 1,522 1,970 2,641
DHS Standard 961 1,166 1,505 2,029 2,249
HACLA Standard 913 1,100 1,441 1,947 2,189
100% 1,512 1,930 2,640 3,366 3,366
U/A 43 59 74 92 115
Rent Schedule AMI Sq. Feet
# of
Units
Net Sq.

Feet Net Rent Rent/Mo Rental Subsidy Subsidy/Mo
Studio 30% 400 0 - $ 411 $ - $ - $ -
35% 400 0 - $ 486 $ - $ - $ -
40% 400 0 - $ 562 $ - $ - $ -
45% 400 0 - $ 637 $ - $ - $ -
50% 400 0 - $ 713 $ - $ - $ -
60% 400 0 - $ 864 $ - $ - $ -
1 Bdrm 30% 570 54 30,780 $ 520 $28,080 $ 59,400 $ 31,320 35% 570 0 - $ 617 $ - $ - $ -
40% 570 0 - $ 713 $ - $ - $ -
45% 570 0 - $ 809 $ - $ - $ -
50% 570 24 13,680 $ 906 $21,744 $ - $ -
60% 570 17 9,690 $ 1,099 $18,683 $ - $ -
2 Bdrm 30% 885 6 5,310 $ 718 $ 4,308 $ 8,646 $ 4,338
35% 885 0 - $ 850 $ - $ - $ -
40% 885 0 - $ 982 $ - $ - $ -
45% 885 0 - $ 1,114 $ - $ - $ -
50% 885 6 5,310 $ 1,246 $ 7,476 $ - $ -
60% 885 2 1,770 $ 1,510 $ 3,020 $ - $ -
3 Bdrm 30% 1100 0 - $ 918 $ - $ - $ -
35% 1100 0 - $ 1,086 $ - $ - $ -
40% 1100 0 - $ 1,255 $ - $ - $ -
45% 1100 0 - $ 1,423 $ - $ - $ -
50% 1100 0 - $ 1,591 $ - $ - $ -
60% 1100 0 - $ 1,928 $ - $ - $ -
4 Bdrm 30% 1200 0 - $ 895 $ - $ - $ -
35% 1200 0 - $ 1,063 $ - $ - $ -
40% 1200 0 - $ 1,232 $ - $ - $ -
45% 1200 0 - $ 1,399 $ - $ - $ -
50% 1200 0 - $ 1,568 $ - $ - $ -
60% 1200 0 - $ 1,905 $ - $ - $ -
2 1,770 Total
66,540
18,435
111 84,975
Other Income
Laundry PUPM $1.50 $ 8,658
Other
Manager's Unit
Net Rentable Area
Common Area
Annual Rent
$ -
$ -
$ -
$ -
$ -
$ -
$ 336,960
$ -
$ -
$ -
DATE:

PROJECT NAME:

DEVELOPER:

TOTAL
TCAC Rent Schedule
10/29/2019
Innovative Housing Opportunities
Effective Date: April 24, 2019
$ 260,928
$ 224,196
$ 51,696
$ -
$ -
$ -
$ 89,712
$ 36,240
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 999,732
Annual Subsidy
$ -
$ -
$ -
$ -
$ -
$ -
$ 375,840
$ -
$ -
$ -
$ -
$ -
$ 52,056
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 427,896
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Printed on 10/29/2019 Page 1 Sheet Name: Rent Schedule
DATE: 10/29/2019
PROJECT NAME: 4th Street Santa MonicaDEVELOPER: Innovative Housing Opportunities 500 $ 1,364
Total Units 111 (6,200) $ 110
Inflation Factor 1 2 3 4 5 6 7 8 9 10 11
RENT (Tenant Paid)Resident Rent 2.5% 999,732 1,024,725 1,050,343 1,076,602 1,103,517 1,131,105 1,159,383 1,188,367 1,218,076 1,248,528 1,279,741 Subsidy Income-Sec 8 2.5% 427,896 438,593 449,558 460,797 472,317 484,125 496,228 508,634 521,350 534,383 547,743 Operating Subsidy - DHS Services 2.5% - - - - - - - - - - Gross Rental Income 1,427,628 1,463,319 1,499,902 1,537,399 1,575,834 1,615,230 1,655,611 1,697,001 1,739,426 1,782,912 1,827,485 OTHER INCOME: Laundry 2.5% 8,658 8,874 9,096 9,324 9,557 9,796 10,041 10,292 10,549 10,813 11,083GROSS INCOME 1,436,286 1,472,193 1,508,998 1,546,723 1,585,391 1,625,026 1,665,651 1,707,293 1,749,975 1,793,724 1,838,568VACANCY LOSSResident 7.5% (75,629) $ (76,854) (78,776) (80,745) (82,764) (84,833) (86,954) (89,128) (91,356) (93,640) (95,981)Subsidy 10.0% (42,790) $ (43,859) $ (44,956) $ (46,080) $ (47,232) $ (48,413) $ (49,623) $ (50,863) $ (52,135) $ (53,438) $ (54,774) $Total Vacancy Loss (118,419) $ (120,714) $ (123,732) $ (126,825) $ (129,995) $ (133,245) $ (136,577) $ (139,991) $ (143,491) $ (147,078) $ (150,755) $EFFECTIVE GROSS INCOME 1,317,867 1,351,479 1,385,266 1,419,898 1,455,396 1,491,780 1,529,075 1,567,302 1,606,484 1,646,646 1,687,813Residential Operating Expenses 3.5% (688,200) $ (712,287) (737,217) (763,020) (789,725) (817,366) (845,974) (875,583) (906,228) (937,946) (970,774) Supportive Services Coordination 3.5% (145,000) (150,075) (155,328) (160,764) (166,391) (172,215) (178,242) (184,480) (190,937) (197,620) (204,537) OPERATING EXPENSES (833,200) (862,362) (892,545) (923,784) (956,116) (989,580) (1,024,216) (1,060,063) (1,097,165) (1,135,566) (1,175,311)RESERVES Replacement Reserve 0.0% (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500)Transition Reserve 0.0% - - - - - - - - - - Total Reserve Deposits (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) NET OPERATING INCOME 429,167 433,617 437,222 440,614 443,779 446,700 449,359 451,739 453,819 455,580 457,002DEBT SERVICEDebt Service 1.25 (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $AHSC Debt Service 0.0042 (80,908) (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $Total Debt Service -98.9% (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $Debt Service Coverage, First 1.25 1.26 1.27 1.28 1.29 1.30 1.31 1.32 1.32 1.33 1.33Combined DSCR 1.01 1.02 1.03 1.04 1.05 1.05 1.06 1.06 1.07 1.07 1.08CASH FLOW 4,925 9,376 12,980 16,373 19,538 22,458 25,118 27,497 29,577 31,339 32,760Partnership Management Fee 0.0% (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000)AVAILABLE FOR DISTRIBUTIONS - - - 1,373 4,538 7,458 10,118 12,497 14,577 16,339 17,760Operating Reserve Contribution 0% - - - - - - - - - - - Developer Fee Paid 162,323 - - - 1,373 4,538 7,458 10,118 12,497 14,577 16,339 17,760 Replace Reserves PUPA:Operating Expense PUPA:

Social Service Coordination Fee# of units for above
Printed on 10/29/2019 Page 1 Sheet Name: Res-Cash Flow
12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
1,311,735 1,344,528 1,378,142 1,412,595 1,447,910 1,484,108 1,521,210 1,559,241 1,598,222 1,638,177 1,679,132 1,721,110 1,764,138 1,808,241 1,853,447 561,437 575,473 589,859 604,606 619,721 635,214 651,094 667,372 684,056 701,157 718,686 736,654 755,070 773,947 793,295 - - - - - - - - - - - - - - - 1,873,172 1,920,001 1,968,001 2,017,201 2,067,631 2,119,322 2,172,305 2,226,612 2,282,278 2,339,335 2,397,818 2,457,764 2,519,208 2,582,188 2,646,743 11,360 11,644 11,935 12,234 12,539 12,853 13,174 13,504 13,841 14,187 14,542 14,905 15,278 15,660 16,051 1,884,532 1,931,645 1,979,936 2,029,435 2,080,170 2,132,175 2,185,479 2,240,116 2,296,119 2,353,522 2,412,360 2,472,669 2,534,486 2,597,848 2,662,794 (98,380) (100,840) (103,361) (105,945) (108,593) (111,308) (114,091) (116,943) (119,867) (122,863) (125,935) (129,083) (132,310) (135,618) (139,009)(56,144) $ (57,547) $ (58,986) $ (60,461) $ (61,972) $ (63,521) $ (65,109) $ (66,737) $ (68,406) $ (70,116) $ (71,869) $ (73,665) $ (75,507) $ (77,395) $ (79,330) $ (154,524) $ (158,387) $ (162,347) $ (166,405) $ (170,565) (174,829) (179,200) (183,680) (188,272) (192,979) (197,804) (202,749) (207,817) (213,013) (218,338) 1,730,008 1,773,258 1,817,590 1,863,029 1,909,605 1,957,345 2,006,279 2,056,436 2,107,847 2,160,543 2,214,556 2,269,920 2,326,668 2,384,835 2,444,456 (1,004,751) (1,039,917) (1,076,315) (1,113,986) (1,152,975) (1,193,329) (1,235,096) (1,278,324) (1,323,065) (1,369,373) (1,417,301) (1,466,906) (1,518,248) (1,571,387) (1,626,385) (211,696) (219,105) (226,774) (234,711) (242,926) (251,428) (260,228) (269,336) (278,763) (288,519) (298,618) (309,069) (319,887) (331,083) (342,671) (1,216,447) (1,259,022) (1,303,088) (1,348,696) (1,395,901) (1,444,757) (1,495,324) (1,547,660) (1,601,828) (1,657,892) (1,715,918) (1,775,975) (1,838,135) (1,902,469) (1,969,056) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 458,061 458,736 459,001 458,833 458,204 457,088 455,455 453,276 450,519 447,151 443,138 438,445 433,034 426,866 419,900 (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $

1.33 1.34 1.34 1.34 1.33 1.33 1.33 1.32 1.31 1.30 1.29 1.28 1.26 1.24 1.221.08 1.08 1.08 1.08 1.08 1.08 1.07 1.07 1.06 1.05 1.04 1.03 1.02 1.01 0.99 33,819 34,494 34,760 34,591 33,963 32,846 31,213 29,034 26,277 22,909 18,896 14,203 8,792 2,624 (4,342) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) 18,819 19,494 19,760 19,591 18,963 17,846 16,213 14,034 11,277 7,909 3,896 - - - - - - - - - - - - - - - - - - - 18,819 19,494 19,760 19,591 Printed on 10/29/2019 Page 2 Sheet Name: Res-Cash Flow
27 28 29 30 31 32 33 34 35 36 37 38 39 40 41
1,899,783 1,947,278 1,995,960 2,045,859 2,097,005 2,149,431 2,203,166 2,258,245 2,314,702 2,372,569 2,431,883 2,492,680 2,554,997 2,618,872 2,684,344 813,128 833,456 854,292 875,650 897,541 919,979 942,979 966,553 990,717 1,015,485 1,040,872 1,066,894 1,093,566 1,120,905 1,148,928 - - - - - - - - - - - - - - - 2,712,911 2,780,734 2,850,252 2,921,508 2,994,546 3,069,410 3,146,145 3,224,799 3,305,419 3,388,054 3,472,756 3,559,574 3,648,564 3,739,778 3,833,272 16,453 16,864 17,286 17,718 18,161 18,615 19,080 19,557 20,046 20,547 21,061 21,587 22,127 22,680 23,247 2,729,364 2,797,598 2,867,538 2,939,226 3,012,707 3,088,025 3,165,225 3,244,356 3,325,465 3,408,601 3,493,816 3,581,162 3,670,691 3,762,458 3,856,520 (142,484) (146,046) (149,697) (153,439) (157,275) (161,207) (165,237) (169,368) (173,603) (177,943) (182,391) (186,951) (191,625) (196,415) (201,326) (81,313) $ (83,346) $ (85,429) $ (87,565) $ (89,754) $ (91,998) $ (94,298) $ (96,655) $ (99,072) $ (101,549) $ (104,087) $ (106,689) $ (109,357) $ (112,091) $ (114,893) $ (223,797) (229,391) (235,126) (241,004) (247,029) (253,205) (259,535) (266,024) (272,674) (279,491) (286,478) (293,640) (300,981) (308,506) (316,219) 2,505,567 2,568,206 2,632,412 2,698,222 2,765,677 2,834,819 2,905,690 2,978,332 3,052,790 3,129,110 3,207,338 3,287,521 3,369,709 3,453,952 3,540,301 (1,683,309) (1,742,224) (1,803,202) (1,866,314) (1,931,635) (1,999,243) (2,069,216) (2,141,639) (2,216,596) (2,294,177) (2,374,473) (2,457,580) (2,543,595) (2,632,621) (2,724,763) (354,664) (367,077) (379,925) (393,222) (406,985) (421,230) (435,973) (451,232) (467,025) (483,371) (500,289) (517,799) (535,922) (554,679) (574,093) (2,037,973) (2,109,302) (2,183,127) (2,259,537) (2,338,621) (2,420,472) (2,505,189) (2,592,870) (2,683,621) (2,777,548) (2,874,762) (2,975,378) (3,079,517) (3,187,300) (3,298,855) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 412,095 403,405 393,784 383,185 371,557 358,847 345,001 329,962 313,670 296,063 277,076 256,643 234,693 211,152 185,946 (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $

1.20 1.17 1.15 1.12 1.08 1.05 1.00 0.96 0.91 0.86 0.81 0.75 0.68 0.62 0.540.97 0.95 0.93 0.90 0.88 0.85 0.81 0.78 0.74 0.70 0.65 0.60 0.55 0.50 0.44 (12,147) (20,837) (30,457) (41,057) (52,685) (65,395) (79,241) (94,280) (110,572) (128,179) (147,166) (167,599) (189,549) (213,089) (238,296)(15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Printed on 10/29/2019 Page 3 Sheet Name: Res-Cash Flow 42 43 44 45 46 47 48 49 50 51 52 53 54 55
2,751,453 2,820,239 2,890,745 2,963,014 3,037,089 3,113,016 3,190,842 3,270,613 3,352,378 3,436,188 3,522,092 3,610,145 3,700,398 3,792,9081,177,651 1,207,093 1,237,270 1,268,202 1,299,907 1,332,404 1,365,714 1,399,857 1,434,854 1,470,725 1,507,493 1,545,181 1,583,810 1,623,405 - - - - - - - - - - - - - - 3,929,104 4,027,332 4,128,015 4,231,215 4,336,996 4,445,421 4,556,556 4,670,470 4,787,232 4,906,913 5,029,585 5,155,325 5,284,208 5,416,313 23,828 24,424 25,035 25,661 26,302 26,960 27,634 28,325 29,033 29,758 30,502 31,265 32,047 32,848 3,952,933 4,051,756 4,153,050 4,256,876 4,363,298 4,472,380 4,584,190 4,698,795 4,816,265 4,936,671 5,060,088 5,186,590 5,316,255 5,449,161 (206,359) (211,518) (216,806) (222,226) (227,782) (233,476) (239,313) (245,296) (251,428) (257,714) (264,157) (270,761) (277,530) (284,468)(117,765) $ (120,709) $ (123,727) $ (126,820) $ (129,991) $ (133,240) $ (136,571) $ (139,986) $ (143,485) $ (147,073) $ (150,749) $ (154,518) $ (158,381) $ (162,341) $(324,124) (332,227) (340,533) (349,046) (357,772) (366,717) (375,885) (385,282) (394,914) (404,787) (414,906) (425,279) (435,911) (446,809) 3,628,808 3,719,529 3,812,517 3,907,830 4,005,526 4,105,664 4,208,305 4,313,513 4,421,351 4,531,885 4,645,182 4,761,311 4,880,344 5,002,353 (2,820,129) (2,918,834) (3,020,993) (3,126,728) (3,236,163) (3,349,429) (3,466,659) (3,587,992) (3,713,572) (3,843,547) (3,978,071) (4,117,303) (4,261,409) (4,410,558) (594,186) (614,982) (636,507) (658,785) (681,842) (705,706) (730,406) (755,970) (782,429) (809,814) (838,158) (867,493) (897,856) (929,281) (3,414,315) (3,533,816) (3,657,500) (3,785,512) (3,918,005) (4,055,135) (4,197,065) (4,343,962) (4,496,001) (4,653,361) (4,816,229) (4,984,797) (5,159,265) (5,339,839) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 158,993 130,213 99,517 66,818 32,020 (4,972) (44,260) (85,949) (130,150) (176,976) (226,547) (278,985) (334,421) (392,986) (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (343,334) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (80,908) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $ (424,242) $

0.46 0.38 0.29 0.19 0.09 (0.01) (0.13) (0.25) (0.38) (0.52) (0.66) (0.81) (0.97) (1) $0.37 0.31 0.23 0.16 0.08 (0.01) (0.10) (0.20) (0.31) (0.42) (0.53) (0.66) (0.79) (0.93) (265,248) (294,029) (324,725) (357,424) (392,221) (429,213) (468,502) (510,191) (554,392) (601,218) (650,789) (703,227) (758,662) (817,228) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) - - - - - - - - - - - - - - - - - - - - - - - - - - - - Printed on 10/29/2019 Page 4 Sheet Name: Res-Cash Flow DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica
DEVELOPER: Innovative Housing Opportunities

TAX CREDIT EQUITY CACULATION AND SCORING
TAX CREDIT EQUITY CALCULATION Credit Reduction (1 point/full% qualified basis is reduced) Unadjusted Eligible Basis $ 62,754,139.75 62,754,140 Total Qualified Basis 42,472,957 Deduct grant amounts Credit Percent Reduction 0%
Eligible Basis $62,754,140 62,754,140 Total Qualified Basis Reduction - D3 Limits 2019 9% Basis 4% Basis # of units Basis Project's Total Adjusted Qualified Basis 42,472,957 Studio 218,001 247,911 0 0
1 Bdrm 251,353 285,839 95 27,154,705 9% LIHTC Competitiveness Factors 2 Bdrm 303,200 344,800 14 4,827,200 Lvg Pts. Ratio Public Funds to Res. TDC 59% 3 Bdrm 388,096 441,344 0 0 1-requested unadjusted basis/TDC/3 17% 4 Bdrm 432,363 491,685 0 0 SN Adjustment 0%
3 bdrm Mgr 388,096 344,800 2 689,600 Tie Breaker Total Score Total 111 32,671,505 Req. Unadjusted Basis to Cost

BASIS BOOSTS
20% prev wage 6,534,301 Adjusted qualifed basis, after credit reduction $ 42,472,957 5% labor agreement or using skilled and trained workforce 1,633,575 applicable percentage 3.17% 7% subterranean parking 0 Subtotal Annual Federal Credit $ 1,346,392.72 2% day care 0 Total Project Cost $ 70,833,856
2% spec needs (100%) 0 Less Permanent Financing $ 51,200,614 10% features Section 10325 or Section 10326 0 Funding Gap $ 19,633,243 15% seismic/remediation 0 Federal Tax Credit Factor $ 0.97 10% elevator 3,267,151 Total Credits Necessary for Feasibility $ 20,240,456 10% unadjusted 9% threshold basis limit for a 2bdrm unit & High Resource Area 3,267,151 % units Max. Annual Credit $ 1,346,393 Development / Impact Fee 1,402,022 26% Equity Raised from Federal Credit $ 13,060,009 TOTAL ELIGIBLE BASIS 48,775,704 56% Remaining Funding Gap $ (6,573,233) State Credit Determination
Adjusted Qualifed Basis NC/Rehab 32,671,505
New Construction Acquisition Historic Factor Amount (Fed Subsidized 13% o/w 30%) 30% Allowable Basis (lesser of eligible or adjusted basis limit) 32,671,505 0 0 Max State Credit 9,801,452 LESS INELIGIBLE AMOUNTS - $ - $ - Minimum State Credit Necessary for Feasibility 0.7 $ 9,390,333 Less Voluntary Reduction 0% - State Credit Necessary for Feasibility $ 9,390,333 Total Requested Unadjusted Eligible Basis 32,671,505 0 0 Max State Credit 9,390,333 DDA/QCT 130% 130% 0% Equity Raised from State Credit 6,573,233 Total Adjusted Eligible Basis 42,472,957 0 0 Remaining Funding Gap $ - Applicable Fraction 100% 100% 100% 100% Historic Credits 0.2 Qualified Basis 42,472,957 0 0 Qualified Rehabilitation Expenditure 32,671,505 Total Qualified Basis 42,472,957 0 0 Credits 6,534,301
Total Credit Reduction 0% 0 0 0 Investor 0.9999
TOTAL Adjusted Qualified Basis 42,472,957 0 0 Price Per Credit 0.9 Applicable Percentage 3.17% 3.20% 20.00% Equity 5,880,283 Annual Federal Credit 1,346,393 - -
Equity Factor 0.97 1.00 0.90
Total Equity 19,633,243 0 0
High Cost Calculation (DO NOT EXCEED 130%) 129%
Total Land and Basis 62,754,140
Funded by Bonds 3,390,521 35,090,695
Commercial 5,893,896
% Basis funded by bonds $ 62,754,140 56%
Printed on 10/29/2019 Page 1 Sheet Name: LIHTC Calculation Notes & Assumptions
Administrative Advertising: Advertisment needed for turnover units Legal: Assumes 1 eviction per year
Accounting/Audit: Annual audit required by funders
Security:

Other: Elevator, offices supplies, internet/phone
Total Administrative:

Management $60 /unit per month
Utilities Fuel:

Gas:

Electricity:

Estimated cost for house heat and basic
electric for common area
É¿¬»®ñÍ»©»®æ Residential water use and sewer
Total Utilities:

Payroll / On-site Manager: 2 FTE
Payroll Taxes Maintenance Personnel: 2 FTE
Other: 32% of FTE
Total Payroll / Payroll Taxes:

Total Insurance: Property, worker comp, GL
Maintenance Painting:

Repairs: All contract assumptions
Trash Removal: Per Santa Monica's trash rate
Exterminating:

Grounds:

Elevator:

Other: Maintenance Contracts / Securities
Total Maintenance:

Other Expenses Other:

Other:

Total Other Expenses:

TOTAL $682,000
Per Unit Per Year 6200
Per Unit Per Month 516.6667
ø-°»½·º§ ¸»®»÷
$0
4th Street Santa Monica Proposed Operating Budget
ø-°»½·º§ ¸»®»÷
ø-°»½·º§ ¸»®»÷
ø-°»½·º§ ¸»®»÷
$5,000
$0
Ý±²¬®¿½¬- ñ Í«°°´·»- $75,065
$116,420
ø-°»½·º§ ¸»®»÷
$253,440
$76,800
$0
$6,835
$17,520
$12,000
$83,460
$116,460
$104,000
$88,000
Ð¿§®±´´ Ì¿¨ ¿²¼ Þ»²»º·¬- $61,440
Ì»´»°¸±²»ô Ñºº·½» Û¨°»²-»- $14,000
$33,000
$1,480
$2,000
$22,200
$39,680
Total Management: $79,200
DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica LA County
DEVELOPER: Innovative Housing Opportunities
USES Apartments Commercial Parking Per Unit Total
Acquisition $ 1 $ - $ - $ 0.01 $ 1
Construction $ 49,805,807 $ 3,794,193 $ - $ 448,700.96 $ 53,600,000 Indirect $ 2,600,284 $ 301,217 $ - $ 23,425.98 $ 2,901,501 Permits and Fees $ 1,440,373 $ 211,612 $ - $ 12,976.33 $ 1,651,985 Predevelopment Financing $ - $ - $ - $ - $ -
Construction Financing $ 2,138,165 $ 314,128 $ - $ 19,262.75 $ 2,452,293 Permanent Financing $ 262,707 $ 38,596 $ - $ 2,366.73 $ 301,303 Bond Fees $ 221,687 $ 32,569 $ 1,997.18 $ 254,256
Legal $ 174,381 $ 25,619 $ - $ 1,571.00 $ 200,000
Taxes and Insurance $ 191,819 $ 28,181 $ - $ 1,728.10 $ 220,000 Title and Recording $ 47,955 $ 7,045 $ - $ 432.02 $ 55,000 Lease Up and Reserves $ 715,439 $ 61,752 $ - $ 6,445.39 $ 777,191 Developer Fee/Acctg $ 7,343,566 $ 1,078,879 $ - $ 66,158.26 $ 8,422,445 TOTAL $ 64,942,184 $ 5,893,791 $ - $ 585,065 $ 70,835,975 PERMANENT Apartments Commercial Parking
FINANCING SOURCES Total Total Total Interest Amo
First D/T TE Bond $ 3,350,704 6.00% 15
Santa Monica Ground Lease Value $ 1
IIG $ 3,863,000 0.00% 55
MHP $ 18,992,640 3.00% 55
Santa Monica Trust Fund $ 10,533,436 3.00% 55
LA County NOFA $ 7,000,000 3.00% 55
AHP-FHLB $ 1,690,000 3.00% 55
Deferred Developer Fee $ 142,780
GP Equity $ 5,704,545
Equity $ 13,665,079 $ 5,893,791 $ -
$ 64,942,184 $ 5,893,791 $ -
Gap $ - $ -
CONSTRUCTION Apartments Commercial Parking
FINANCING SOURCES Total Total Total Interest Term (Mos) Construction Sources
First D/T TE Bond $ 35,099,361 $ 5,893,791 5.60% 24
Santa Monica Ground Lease Value $ 1 $ -
IIG $ 3,863,000 0.00% 24
LA County NOFA $ 7,000,000 3.00% 24
N/A 3.00% 24
Santa Monica Trust Fund $ 8,000,000 3.00% 24
Costs Deferred Until Completion $ 1,031,447
Deferred Developer Fee $ 7,014,445
GP Equity $ 100
Equity (incl historic credit) $ 2,933,830 $ - 15%
Total $ 64,942,184 $ 5,893,791 $ -
4% TCAC PROJECT LA City/County
Printed on 10/29/2019 Page 1 Sheet Name: Summary S&U
DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica Total SF 117,100
DEVELOPER: Innovative Housing Opportunities Residential 102,100 Commercial 15,000
Commercial % 12.81%
Residential % 87.19%
Parking % 0.0%
Total Residential Commercial Eligible Basis NOTES AND ASSUMPTIONS Land Cost or Value $ 1 $ 1 $ - $1 for 99 yr lease
Demolition $ - $ -
Legal $ - $ -
Predevlopment Interest / Holding Cost $ - $ -
Subtotal $ 1 $ 1 $ -
Off Site Improvements $ - $ - $ -
On-Site Improvements $ - $ -
Parking-Public $ 350,000 $ 305,167 $ 44,833.48 approx $25,000 per space Site Work - Parking Spaces $ - $ - $ -
Structures - Residential $ 44,400,000 $ 44,400,000 $ 44,400,000.00 $400,000/unit with California State prevailing wage rates Structures - Commercial $ 3,000,000 $ 3,000,000.00 $200 per SF Gen Requirements, O+P $ - $ - $ -
Prevailing Wage
General Liability Insurance $ 555,000 $ 483,907 $ 71,093.08 $ 483,906.92 1.25% of construction cost Bond/LOC $ 555,000 $ 483,907 $ 71,093.08 $ 483,906.92 1.25% of construction contract Construction Contingency $ 4,740,000 $ 4,132,827 $ 607,173.36 $ 4,132,826.64 10% of structures Subtotal $ 53,600,000 $ 49,805,807 $ 3,794,193
Design/Supervision $ 1,608,000 $ 1,402,022 $ 205,977.80 $ 1,402,022.20 3% of construction contract - residential and commericial Construction Management/Prev Wage Monitor $ 156,000 $ 136,017 $ 19,982.92 $ 136,017.08 $6500/month 24 months Reimbursables $ 65,000 $ 56,674 $ 8,326.22 Standard Costs for reproduction Engineering/Survey/Soils $ 90,000 $ 78,471 $ 11,528.61 $ 78,471.39 Standard residential cost CEQA/Entitlements Consulting $ - $ - $ -
Environmental Audit/Geotech $ 10,000 $ 8,719 $ 1,280.96 $ 8,719.04 Phase 1 Appraisal $ 7,500 $ 6,539 $ 960.72 $ 6,539.28 Standard Cost Deputy Inspections $ 60,000 $ 52,314 $ 7,685.74 $ 52,314.26 $100/hr on average based on past projects Market Study $ 7,500 $ 6,539 $ 960.72 $ 6,539.28 Based on past projects Security/Predev $ - $ - $ -
LEED Documentation/Consulting/CASP $ 50,000 $ 43,595 $ 6,404.78 $ 43,595.22 Standard for LEED and CASp consulting Furnishings-Common Area and SN Units $ 400,000 $ 400,000 $ 400,000.00 $5000 per SN unit + $1000,000 common areas Utility Hookups $ 150,000 $ 150,000 $ 150,000.00 For gas, electric, water and sewer facilites hook up charges Soft Contingency $ 297,501 $ 259,393 $ 38,108.63 $ 259,392.73 4% of soft costs (excludes land and construction) Subtotal $ 2,901,501 $ 2,600,284 $ 301,217
Impact Fees $ 43,985 $ 38,351 $ 5,634.29 $ 38,350.71 Santa Monica Water Demand Mitigation Fee Building Permits/Planning/Entitlements $ 1,608,000.00 $ 1,402,022 $ 205,977.80 $ 1,402,022.20 3% of hard cost Subtotal $ 1,651,985 $ 1,440,373 $ 211,612
Loan Interest 6% 2 year $ - $ - $ - Assumes preddevelopment expenses financed by City of SM.

Loan Fees $ - $ - $ -
Lender Legal $ - $ - $ -
Subtotal $ - $ - $ -
Loan Interest Construction-Housing $ 2,382,293 $ 2,077,132 $ 305,161.36 $ 1,383,369.67 5.60%, 24 months, 55% average outstnading balance Loan Interest Construction-Parking $ - $ -
Commercial Loan Interest $ -
Loan Fees $ - $ - $ - $ -
Lender Costs $ 45,000.00 $ 39,236 $ 5,764.30 $ 39,235.70 Underwriting -due diligence costs Lender Attorney $ 25,000.00 $ 21,798 $ 3,202.39 $ 21,797.61 Bank's counsel for construction close Lender Due Diligence $ - $ - $ -
Subtotal $ 2,452,293.00 $ 2,138,165 $ 314,128
Loan Fees $ 251,303 $ 219,112 $ 32,190.82 Based on other bond transcaction costs Lender Counsel $ 50,000 $ 43,595 $ 6,404.78
Subtotal $ 301,303.00 $ 262,707 $ 38,596
Bond Fees
Underwriter $ - $ - $ -
Financial Advisor $ 35,000 $ 30,517 $ 4,483.35 $ 30,516.65 Bond Counsel $ 55,000 $ 47,955 $ 7,045.26 $ 47,954.74
Trustee Fee and Trustee Counsel $ 2,000 $ 1,744 $ 256.19 $ 1,743.81 CDLAC Fees $ 11,605 $ 10,118 $ 1,486.55 $ 10,118.45
TEFRA/Misc. $ 3,000 $ 2,616 $ 384.29 $ 2,615.71
Prepaid Annual Issuer Fees $ 31,175 $ 27,182 $ 3,993.38 $ 27,181.62 CDIAC Fees $ 7,960 $ 6,940 $ 1,019.64 $ 6,940.36
TCAC Fees-Hard Code amount shown $ 101,366 $ 88,381 $ 12,984.54 $410/unit compliance and performance deposit LACDC Fee $ 7,150 $ 6,234 $ 915.88 $ 7,150.00 Per LACDC underwriting Subtotal $ 254,256 $ 221,687 $ 32,569
Organizational $ 5,000 $ 4,360 $ 640.48 $ 4,359.52 Developer legal for partnership formation Lender $ 45,000 $ 39,236 $ 5,764.30 $ 39,235.70 Developer legal for construction loan closing Land Use $ 75,000 $ 65,393 $ 9,607.17 $ 65,392.83 Developer legal for entitlements approval Syndication $ 50,000 $ 43,595 $ 6,404.78 Developer legal for syndicator counsel Transaction-Construction $ 25,000 $ 21,798 $ 3,202.39 $ 21,797.61 Subtotal $ 200,000 $ 174,381 $ 25,619
Property Taxes $ 0 $ 0 $ 0.00 $ 0.01 Assumes welfare exemption Insurance $ 220,000 $ 191,819 $ 28,181.04 $ 191,818.96 Builders Risk and General Liability for 2 years Subtotal $ 220,000 $ 191,819 $ 28,181
Legal
Acquisition
Construction
Architecture, Engineering, 3rd Party

DEVELOPMENT COST
Permits and Fees
Predevelopment Loan Interest
Permanent Financing
Construction Interest and Fees
Taxes and Insurance
Printed on 10/29/2019 Page 1 Sheet Name:Development Cost Construction Closing $ 50,000 $ 43,595 $ 6,404.78 $ 43,595.22 Estimate based on comparable projects Permanent Closing $ 5,000 $ 4,360 $ 640.48 $ 4,359.52 Estimate based on comparable projects Subtotal $ 55,000 $ 47,955 $ 7,045
Marketing/Community Outreach $ 45,000 $ 45,000 Reserve for property management fees for lease up Lease-Up Expense/Fees $ 25,000 $ 25,000 $ 25,000.00 Management company fees for temp office and marketing Lease-Up Fees $ - $ - $ -
Transition Reserve (6 mos) $ 482,081 $ 420,329 $ 61,752.48 1yr of subsidy for break even ops if subsidy terminates yr16.

Operating / Rent Reserves $ 225,110 $ 225,110 3 months debt service, operating expense, and reserves Subtotal $ 777,191 $ 715,439 $ 61,752
Relocation $ - $ - $ -
Developer Fee $ 8,324,445 $ 7,258,120 $ 1,066,325.14 $ 7,258,119.78 15% of eligible basis Syndication Consulting $ 55,000 $ 47,955 $ 7,045.26 Anticipated fees for a 4%/bond project.

Partnership Legal $ 10,000 $ 8,719 $ 1,280.96 $ 8,719.04 Formation of partnership, filing of fees and legal First Yr Audit/Accounting $ 33,000 $ 28,773 $ 4,227.16 $ 28,772.84 1st yr accounting and tax return Subtotal $ 8,422,445 $ 7,343,566 $ 1,078,879
$ 70,835,975.29 $ 64,942,183.96 $ 5,893,791.33 $ 62,754,419.24 $ 585,064.72 per unit
Construction Financing Calc $ 70,835,975
Less Reserves $ 777,191
Less Perm Loan Fees $ 254,256
Less Other Financing $ 24,903,409
Less Fee Deferred During Construction 50% $ 4,162,222
Const Loan Principal $ 40,738,897

TOTAL DEVELOPMENT COST
Title & Recording
Lease-Up and Reserves
Organizational Costs/Developer Fee
Printed on 10/29/2019 Page 2 Sheet Name:Development Cost 4th Street Santa Monica
AMI Studio 1 2 3 4 Total % of Total TCAC Points
30% 54 6 60 54% 50
35% 0 0%
40% 0 0%
45% 0 0%
50% 24 6 30 27%
60% 17 2 19 17%
70% 0 0%
80% 0 0%
Manager Unit 2 2 2%
0 95 16 0 0 111 100% 52
Sec 8 0 0%
Special Needs 0 54 6 60 54%
Homeless 0 0%
Veterans 0%
DHS Units 0 0%
30% 35% 40% 45% 50% 60%
Avg. Affordability 1800 0 0 0 1500 1140 40%
Utility Allowance: HACoLA
Santa Monica Housing Authority Effective Date: 1-Jul-19 AMI Studio 1 2 3 4 Studio 1 2 3 4
30% 454 579 792 1,010 1,010 Electric Water Heat 8 12 15 19 24 35% 529 676 924 1,178 1,178 Electric Heating 9 12 15 19 25 40% 605 772 1,056 1,347 1,347 Cooking Electric 4 6 8 10 12 45% 680 868 1,188 1,515 1,514 Basic Electric 16 20 24 29 34 50% 756 965 1,320 1,683 1,683 Air Con 6 9 12 15 20
60% 907 1,158 1,584 2,020 2,020 Total 43 59 74 92 115

Feet Net Rent Rent/Mo Rental Subsidy Subsidy/Mo
Studio 30% 400 0 - $ 411 $ - $ - $ -
35% 400 0 - $ 486 $ - $ - $ -
40% 400 0 - $ 562 $ - $ - $ -
45% 400 0 - $ 637 $ - $ - $ -
50% 400 0 - $ 713 $ - $ - $ -
60% 400 0 - $ 864 $ - $ - $ -
1 Bdrm 30% 570 54 30,780 $ 520 $28,080 $ 59,400 $ 31,320 35% 570 0 - $ 617 $ - $ - $ -
40% 570 0 - $ 713 $ - $ - $ -
45% 570 0 - $ 809 $ - $ - $ -
50% 570 24 13,680 $ 906 $21,744 $ - $ -
60% 570 17 9,690 $ 1,099 $18,683 $ - $ -
2 Bdrm 30% 885 6 5,310 $ 718 $ 4,308 $ 8,646 $ 4,338
35% 885 0 - $ 850 $ - $ - $ -
40% 885 0 - $ 982 $ - $ - $ -
45% 885 0 - $ 1,114 $ - $ - $ -
50% 885 6 5,310 $ 1,246 $ 7,476 $ - $ -
60% 885 2 1,770 $ 1,510 $ 3,020 $ - $ -
3 Bdrm 30% 1100 0 - $ 918 $ - $ - $ -
35% 1100 0 - $ 1,086 $ - $ - $ -
40% 1100 0 - $ 1,255 $ - $ - $ -
45% 1100 0 - $ 1,423 $ - $ - $ -
50% 1100 0 - $ 1,591 $ - $ - $ -
60% 1100 0 - $ 1,928 $ - $ - $ -
4 Bdrm 30% 1200 0 - $ 895 $ - $ - $ -
35% 1200 0 - $ 1,063 $ - $ - $ -
40% 1200 0 - $ 1,232 $ - $ - $ -
45% 1200 0 - $ 1,399 $ - $ - $ -
50% 1200 0 - $ 1,568 $ - $ - $ -
60% 1200 0 - $ 1,905 $ - $ - $ -
2 1,770 Total
66,540
18,435
111 84,975
Other Income
Laundry PUPM $1.50 $ 8,658
Other
$ 427,896
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 52,056
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 375,840
$ -
Annual Subsidy
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ 999,732
$ -
$ -
$ -
$ -
$ 89,712
$ 36,240
$ -
$ -
$ -
DATE:

PROJECT NAME:

DEVELOPER:

TOTAL
TCAC Rent Schedule
10/29/2019
Innovative Housing Opportunities
Effective Date: April 24, 2019
$ 260,928
$ 224,196
$ 51,696
$ -
$ -
$ -
Manager's Unit
Net Rentable Area
Common Area
Annual Rent
$ -
$ -
$ -
$ -
$ -
$ -
$ 336,960
$ -
$ -
Printed on 10/29/2019 Page 1 Sheet Name: Rent Schedule
DATE: 10/29/2019
PROJECT NAME: 4th Street Santa MonicaDEVELOPER: Innovative Housing Opportunities 500 $ 1,364
Total Units 111 (6,200) $ 110
Inflation Factor 1 2 3 4 5 6 7 8 9 10 11
RENT (Tenant Paid)Resident Rent 2.5% 999,732 1,024,725 1,050,343 1,076,602 1,103,517 1,131,105 1,159,383 1,188,367 1,218,076 1,248,528 1,279,741 Subsidy Income-Sec 8 2.5% 427,896 438,593 449,558 460,797 472,317 484,125 496,228 508,634 521,350 534,383 547,743 Operating Subsidy - DHS Services 2.5% - - - - - - - - - - Gross Rental Income 1,427,628 1,463,319 1,499,902 1,537,399 1,575,834 1,615,230 1,655,611 1,697,001 1,739,426 1,782,912 1,827,485 OTHER INCOME: Laundry 2.5% 8,658 8,874 9,096 9,324 9,557 9,796 10,041 10,292 10,549 10,813 11,083GROSS INCOME 1,436,286 1,472,193 1,508,998 1,546,723 1,585,391 1,625,026 1,665,651 1,707,293 1,749,975 1,793,724 1,838,568VACANCY LOSSResident 7.5% (75,629) $ (76,854) (78,776) (80,745) (82,764) (84,833) (86,954) (89,128) (91,356) (93,640) (95,981)Subsidy 10.0% (42,790) $ (43,859) $ (44,956) $ (46,080) $ (47,232) $ (48,413) $ (49,623) $ (50,863) $ (52,135) $ (53,438) $ (54,774) $Total Vacancy Loss (118,419) $ (120,714) $ (123,732) $ (126,825) $ (129,995) $ (133,245) $ (136,577) $ (139,991) $ (143,491) $ (147,078) $ (150,755) $EFFECTIVE GROSS INCOME 1,317,867 1,351,479 1,385,266 1,419,898 1,455,396 1,491,780 1,529,075 1,567,302 1,606,484 1,646,646 1,687,813Residential Operating Expenses 3.5% (688,200) $ (712,287) (737,217) (763,020) (789,725) (817,366) (845,974) (875,583) (906,228) (937,946) (970,774) Supportive Services Coordination 3.5% (150,040) (155,291) (160,727) (166,352) (172,174) (178,200) (184,437) (190,893) (197,574) (204,489) (211,646) OPERATING EXPENSES (838,240) (867,578) (897,944) (929,372) (961,900) (995,566) (1,030,411) (1,066,475) (1,103,802) (1,142,435) (1,182,420)RESERVES Replacement Reserve 0.0% (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500)Transition Reserve 0.0% - - - - - - - - - - Total Reserve Deposits (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) NET OPERATING INCOME 424,127 428,401 431,823 435,026 437,996 440,714 443,164 445,326 447,182 448,711 449,892DEBT SERVICEDebt Service 1.25 (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $MHP Debt Service 0.0042 (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $Total Debt Service (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $Debt Service Coverage, First 1.25 1.26 1.27 1.28 1.29 1.30 1.31 1.31 1.32 1.32 1.33Combined DSCR 1.01 1.02 1.03 1.04 1.05 1.05 1.06 1.06 1.07 1.07 1.07CASH FLOW 5,056 9,330 12,752 15,956 18,925 21,643 24,093 26,256 28,112 29,641 30,821Partnership Management Fee 0.0% (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000)AVAILABLE FOR DISTRIBUTIONS - - - 956 3,925 6,643 9,093 11,256 13,112 14,641 15,821Operating Reserve Contribution 0% - - - - - - - - - - - Developer Fee Paid 142,780 - - - 956 3,925 6,643 9,093 11,256 13,112 14,641 15,821 Replace Reserves PUPA:Operating Expense PUPA:

Social Service Coordination Fee# of units for above
Printed on 10/29/2019 Page 1 Sheet Name: Res-Cash Flow
12 13 14 15 16 17 18 19 20 21 22 23 24 25 26
1,311,735 1,344,528 1,378,142 1,412,595 1,447,910 1,484,108 1,521,210 1,559,241 1,598,222 1,638,177 1,679,132 1,721,110 1,764,138 1,808,241 1,853,447 561,437 575,473 589,859 604,606 619,721 635,214 651,094 667,372 684,056 701,157 718,686 736,654 755,070 773,947 793,295 - - - - - - - - - - - - - - - 1,873,172 1,920,001 1,968,001 2,017,201 2,067,631 2,119,322 2,172,305 2,226,612 2,282,278 2,339,335 2,397,818 2,457,764 2,519,208 2,582,188 2,646,743 11,360 11,644 11,935 12,234 12,539 12,853 13,174 13,504 13,841 14,187 14,542 14,905 15,278 15,660 16,051 1,884,532 1,931,645 1,979,936 2,029,435 2,080,170 2,132,175 2,185,479 2,240,116 2,296,119 2,353,522 2,412,360 2,472,669 2,534,486 2,597,848 2,662,794 (98,380) (100,840) (103,361) (105,945) (108,593) (111,308) (114,091) (116,943) (119,867) (122,863) (125,935) (129,083) (132,310) (135,618) (139,009)(56,144) $ (57,547) $ (58,986) $ (60,461) $ (61,972) $ (63,521) $ (65,109) $ (66,737) $ (68,406) $ (70,116) $ (71,869) $ (73,665) $ (75,507) $ (77,395) $ (79,330) $ (154,524) $ (158,387) $ (162,347) $ (166,405) $ (170,565) (174,829) (179,200) (183,680) (188,272) (192,979) (197,804) (202,749) (207,817) (213,013) (218,338) 1,730,008 1,773,258 1,817,590 1,863,029 1,909,605 1,957,345 2,006,279 2,056,436 2,107,847 2,160,543 2,214,556 2,269,920 2,326,668 2,384,835 2,444,456 (1,004,751) (1,039,917) (1,076,315) (1,113,986) (1,152,975) (1,193,329) (1,235,096) (1,278,324) (1,323,065) (1,369,373) (1,417,301) (1,466,906) (1,518,248) (1,571,387) (1,626,385) (219,054) (226,721) (234,656) (242,869) (251,369) (260,167) (269,273) (278,698) (288,452) (298,548) (308,997) (319,812) (331,005) (342,591) (354,581) (1,223,805) (1,266,638) (1,310,971) (1,356,854) (1,404,344) (1,453,496) (1,504,369) (1,557,022) (1,611,518) (1,667,921) (1,726,298) (1,786,718) (1,849,253) (1,913,977) (1,980,966) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 450,703 451,120 451,119 450,675 449,761 448,349 446,410 443,914 440,829 437,122 432,759 427,702 421,915 415,358 407,989 (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $

1.33 1.33 1.33 1.33 1.33 1.32 1.32 1.31 1.30 1.29 1.28 1.26 1.24 1.22 1.201.08 1.08 1.08 1.08 1.07 1.07 1.07 1.06 1.05 1.04 1.03 1.02 1.01 0.99 0.97 31,632 32,049 32,048 31,604 30,690 29,278 27,339 24,843 21,758 18,051 13,688 8,631 2,844 (3,713) (11,081) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) 16,632 17,049 17,048 16,604 15,690 14,278 12,339 9,843 6,758 3,051 - - - - - - - - - - - - - - - - - - - - 16,632 17,049 17,048 16,604 Printed on 10/29/2019 Page 2 Sheet Name: Res-Cash Flow
27 28 29 30 31 32 33 34 35 36 37 38 39 40 41
1,899,783 1,947,278 1,995,960 2,045,859 2,097,005 2,149,431 2,203,166 2,258,245 2,314,702 2,372,569 2,431,883 2,492,680 2,554,997 2,618,872 2,684,344 813,128 833,456 854,292 875,650 897,541 919,979 942,979 966,553 990,717 1,015,485 1,040,872 1,066,894 1,093,566 1,120,905 1,148,928 - - - - - - - - - - - - - - - 2,712,911 2,780,734 2,850,252 2,921,508 2,994,546 3,069,410 3,146,145 3,224,799 3,305,419 3,388,054 3,472,756 3,559,574 3,648,564 3,739,778 3,833,272 16,453 16,864 17,286 17,718 18,161 18,615 19,080 19,557 20,046 20,547 21,061 21,587 22,127 22,680 23,247 2,729,364 2,797,598 2,867,538 2,939,226 3,012,707 3,088,025 3,165,225 3,244,356 3,325,465 3,408,601 3,493,816 3,581,162 3,670,691 3,762,458 3,856,520 (142,484) (146,046) (149,697) (153,439) (157,275) (161,207) (165,237) (169,368) (173,603) (177,943) (182,391) (186,951) (191,625) (196,415) (201,326) (81,313) $ (83,346) $ (85,429) $ (87,565) $ (89,754) $ (91,998) $ (94,298) $ (96,655) $ (99,072) $ (101,549) $ (104,087) $ (106,689) $ (109,357) $ (112,091) $ (114,893) $ (223,797) (229,391) (235,126) (241,004) (247,029) (253,205) (259,535) (266,024) (272,674) (279,491) (286,478) (293,640) (300,981) (308,506) (316,219) 2,505,567 2,568,206 2,632,412 2,698,222 2,765,677 2,834,819 2,905,690 2,978,332 3,052,790 3,129,110 3,207,338 3,287,521 3,369,709 3,453,952 3,540,301 (1,683,309) (1,742,224) (1,803,202) (1,866,314) (1,931,635) (1,999,243) (2,069,216) (2,141,639) (2,216,596) (2,294,177) (2,374,473) (2,457,580) (2,543,595) (2,632,621) (2,724,763) (366,992) (379,836) (393,131) (406,890) (421,131) (435,871) (451,126) (466,916) (483,258) (500,172) (517,678) (535,797) (554,550) (573,959) (594,047) (2,050,300) (2,122,061) (2,196,333) (2,273,205) (2,352,767) (2,435,114) (2,520,343) (2,608,555) (2,699,854) (2,794,349) (2,892,151) (2,993,376) (3,098,145) (3,206,580) (3,318,810) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 399,767 390,646 380,579 369,517 357,411 344,206 329,847 314,278 297,436 279,261 259,687 238,645 216,065 191,873 165,991 (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $

1.18 1.15 1.12 1.09 1.05 1.01 0.97 0.93 0.88 0.82 0.77 0.70 0.64 0.57 0.490.95 0.93 0.91 0.88 0.85 0.82 0.79 0.75 0.71 0.67 0.62 0.57 0.52 0.46 0.40 (19,304) (28,425) (38,492) (49,553) (61,660) (74,865) (89,223) (104,793) (121,634) (139,809) (159,384) (180,426) (203,006) (227,198) (253,080)(15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Printed on 10/29/2019 Page 3 Sheet Name: Res-Cash Flow 42 43 44 45 46 47 48 49 50 51 52 53 54 55
2,751,453 2,820,239 2,890,745 2,963,014 3,037,089 3,113,016 3,190,842 3,270,613 3,352,378 3,436,188 3,522,092 3,610,145 3,700,398 3,792,9081,177,651 1,207,093 1,237,270 1,268,202 1,299,907 1,332,404 1,365,714 1,399,857 1,434,854 1,470,725 1,507,493 1,545,181 1,583,810 1,623,405 - - - - - - - - - - - - - - 3,929,104 4,027,332 4,128,015 4,231,215 4,336,996 4,445,421 4,556,556 4,670,470 4,787,232 4,906,913 5,029,585 5,155,325 5,284,208 5,416,313 23,828 24,424 25,035 25,661 26,302 26,960 27,634 28,325 29,033 29,758 30,502 31,265 32,047 32,848 3,952,933 4,051,756 4,153,050 4,256,876 4,363,298 4,472,380 4,584,190 4,698,795 4,816,265 4,936,671 5,060,088 5,186,590 5,316,255 5,449,161 (206,359) (211,518) (216,806) (222,226) (227,782) (233,476) (239,313) (245,296) (251,428) (257,714) (264,157) (270,761) (277,530) (284,468)(117,765) $ (120,709) $ (123,727) $ (126,820) $ (129,991) $ (133,240) $ (136,571) $ (139,986) $ (143,485) $ (147,073) $ (150,749) $ (154,518) $ (158,381) $ (162,341) $(324,124) (332,227) (340,533) (349,046) (357,772) (366,717) (375,885) (385,282) (394,914) (404,787) (414,906) (425,279) (435,911) (446,809) 3,628,808 3,719,529 3,812,517 3,907,830 4,005,526 4,105,664 4,208,305 4,313,513 4,421,351 4,531,885 4,645,182 4,761,311 4,880,344 5,002,353 (2,820,129) (2,918,834) (3,020,993) (3,126,728) (3,236,163) (3,349,429) (3,466,659) (3,587,992) (3,713,572) (3,843,547) (3,978,071) (4,117,303) (4,261,409) (4,410,558) (614,839) (636,358) (658,631) (681,683) (705,542) (730,236) (755,794) (782,247) (809,626) (837,962) (867,291) (897,646) (929,064) (961,581) (3,434,968) (3,555,192) (3,679,624) (3,808,411) (3,941,705) (4,079,665) (4,222,453) (4,370,239) (4,523,197) (4,681,509) (4,845,362) (5,014,950) (5,190,473) (5,372,139) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) - - - - - - - - - - - - - - (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) (55,500) 138,340 108,837 77,393 43,919 8,321 (29,501) (69,648) (112,226) (157,346) (205,125) (255,680) (309,138) (365,629) (425,287) (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (339,302) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (79,769) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071) $ (419,071)

0.41 0.32 0.23 0.13 0.02 (0.09) (0.21) (0.33) (0.46) (0.60) (0.75) (0.91) (1.08) (1.25)0.33 0.26 0.18 0.10 0.02 (0.07) (0.17) (0.27) (0.38) (0.49) (0.61) (0.74) (0.87) (1.01) (280,731) (310,234) (341,678) (375,152) (410,750) (448,572) (488,718) (531,297) (576,417) (624,195) (674,751) (728,209) (784,700) (844,358) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) (15,000) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Printed on 10/29/2019 Page 4 Sheet Name: Res-Cash Flow DATE: 10/29/2019
PROJECT NAME: 4th Street Santa Monica
DEVELOPER: Innovative Housing Opportunities

TAX CREDIT EQUITY CACULATION AND SCORING
TAX CREDIT EQUITY CALCULATION Credit Reduction (1 point/full% qualified basis is reduced) Unadjusted Eligible Basis $ 62,754,419.24 62,754,419 Total Qualified Basis 42,472,957 Deduct grant amounts Credit Percent Reduction 0%
Eligible Basis $62,754,419 62,754,419 Total Qualified Basis Reduction - D3 Limits 2019 9% Basis 4% Basis # of units Basis Project's Total Adjusted Qualified Basis 42,472,957 Studio 218,001 247,911 0 0
1 Bdrm 251,353 285,839 95 27,154,705 9% LIHTC Competitiveness Factors 2 Bdrm 303,200 344,800 14 4,827,200 Lvg Pts. Ratio Public Funds to Res. TDC 59% 3 Bdrm 388,096 441,344 0 0 1-requested unadjusted basis/TDC/3 17% 4 Bdrm 432,363 491,685 0 0 SN Adjustment 0%
3 bdrm Mgr 388,096 344,800 2 689,600 Tie Breaker Total Score Total 111 32,671,505 Req. Unadjusted Basis to Cost

BASIS BOOSTS
20% prev wage 6,534,301 Adjusted qualifed basis, after credit reduction $ 42,472,957 5% labor agreement or using skilled and trained workforce 1,633,575 applicable percentage 3.17% 7% subterranean parking 0 Subtotal Annual Federal Credit $ 1,346,392.72 2% day care 0 Total Project Cost $ 70,835,975
2% spec needs (100%) 0 Less Permanent Financing $ 51,277,105 10% features Section 10325 or Section 10326 0 Funding Gap $ 19,558,870 15% seismic/remediation 0 Federal Tax Credit Factor $ 0.97 10% elevator 3,267,151 Total Credits Necessary for Feasibility $ 20,163,783 10% unadjusted 9% threshold basis limit for a 2bdrm unit & High Resource Area 3,267,151 % units Max. Annual Credit $ 1,346,393 Development / Impact Fee 1,402,022 26% Equity Raised from Federal Credit $ 13,060,009 TOTAL ELIGIBLE BASIS 48,775,704 56% Remaining Funding Gap $ (6,498,860) State Credit Determination
Adjusted Qualifed Basis NC/Rehab 32,671,505
New Construction Acquisition Historic Factor Amount (Fed Subsidized 13% o/w 30%) 30% Allowable Basis (lesser of eligible or adjusted basis limit) 32,671,505 0 0 Max State Credit 9,801,452 LESS INELIGIBLE AMOUNTS - $ - $ - Minimum State Credit Necessary for Feasibility 0.7 $ 9,284,086 Less Voluntary Reduction 0% - State Credit Necessary for Feasibility $ 9,284,086 Total Requested Unadjusted Eligible Basis 32,671,505 0 0 Max State Credit 9,284,086 DDA/QCT 130% 130% 0% Equity Raised from State Credit 6,498,860 Total Adjusted Eligible Basis 42,472,957 0 0 Remaining Funding Gap $ - Applicable Fraction 100% 100% 100% 100% Historic Credits 0.2 Qualified Basis 42,472,957 0 0 Qualified Rehabilitation Expenditure 32,671,505 Total Qualified Basis 42,472,957 0 0 Credits 6,534,301
Total Credit Reduction 0% 0 0 0 Investor 0.9999
TOTAL Adjusted Qualified Basis 42,472,957 0 0 Price Per Credit 0.9 Applicable Percentage 3.17% 3.20% 20.00% Equity 5,880,283 Annual Federal Credit 1,346,393 - -
Equity Factor 0.97 1.00 0.90
Total Equity 19,558,870 0 0
High Cost Calculation (DO NOT EXCEED 130%) 129%
Total Land and Basis 62,754,419
Funded by Bonds 3,350,704 35,099,361
Commercial 5,893,791
% Basis funded by bonds $ 62,754,419 56%
Printed on 10/29/2019 Page 1 Sheet Name: LIHTC Calculation Notes & Assumptions
Administrative Advertising: Advertisment needed for turnover units Legal: Assumes 1 eviction per year
Accounting/Audit: Annual audit required by funders
Security:

Other: Elevator, offices supplies, internet/phone
Total Administrative:

Management $60 /unit per month
Utilities Fuel:

Gas:

Electricity:

Estimated cost for house heat and basic
electric for common area
É¿¬»®ñÍ»©»®æ Residential water use and sewer
Total Utilities:

Payroll / On-site Manager: 2 FTE
Payroll Taxes Maintenance Personnel: 2 FTE
Other: 32% of FTE
Total Payroll / Payroll Taxes:

Total Insurance: Property, worker comp, GL
Maintenance Painting:

Repairs: All contract assumptions
Trash Removal: Per Santa Monica's trash rate
Exterminating:

Grounds:

Elevator:

Other: Maintenance Contracts / Securities
Total Maintenance:

Other Expenses Other:

Other:

Total Other Expenses:

Supportive Service Budget - First Year of Operations
Column A Column B Column C Column D = (A - C) Column E
Expenses Cost
Type (Cash or
In-kind Services)
Funds
Committed
Funds Remaining to
be Committed
Funding
Source Notes/Assumptions
$252,150 Cash $252,150.00 $0.00 DHS
$0.00
Service Agency $0.00Client Support Fund St. Joseph Center $8,925.00 Cash $8,925.00 $0.00 DHS $175 per client direct services support x 51 clients (can include basic needsassistance, hygiene, documentationassistance, etc.) Client Support Fund - Families St. Joseph Center $2,250.00 Cash $2,250.00 $0.00 DHS $250 per client direct services support x 9 clients (can include basic needs assistance, hygiene, documentationassistance, childcare fees, childfurnishings, infant/toddler supplies, etc.) Client Transportation St. Joseph Center $9,000.00 Cash $9,000.00 $0.00 DHS $150 per client transportation support x 60 clients (supports transportation torequired meetings or off-site activities) $0.00$0.00$0.00$0.00$0.00$0.00$0.00
$7,400.00 $7,400.00 $0.00 DHS $1,500 per staff x 4 FTE (DHS CHAMP cohort for case management personnelonly); $350 per staff x 4.0 FTE for agencywide trainings $2,400.00 $2,400.00 $0.00 DHS $200 per month; general office supplies for staff (includes file folders, pens,papers, stapler, etc.) Supplies - Program (workshops, etc) $2,400.00 $2,400.00 DHS $200 per month; general workshop supplies (print jobs, folders, flyers, pens,etc.)
PERSONNELTotal Supportive Services Staff Expenses (from H.3)SERVICES (do not include services covered in Personnel sectionOTHER EXPENSES (add rows if needed)TrainingSupplies - Office Community Development Commissionof the County of Los Angeles NOFA 24-A- H.4 Supportive Service Budget - First Year of Operations $6,700.00 $6,700.00 $0.00 DHS $850 per laptop & case (x 4.0 FTE), $600 per cellphone (x 4.0 FTE) $400 printer(x1), $500 locking cabinet (x1) for casefilestorage $3,600.00 $3,600.00 $0.00 DHS $300 per month x 12 months; snacks/refreshments for monthlyworkshops/activities
$3,924.00 $3,924.00 $0.00 DHS ~150 miles x $.545 per mile rate x 12 months x 4.0 FTE
Other (Phone Data) $2,400.00 $2,400.00 $0.00 DHS $50 per month cell service x 4.0 FTE x 12 months
$36,138.00 $36,138.00 $0.00 DHS Agency Indirect Costs ~12% of direct costs
$337,287 $337,287.00 $0.00
DHS Services Funds $340,200
$340,200
$2,913
Other (Agency Indirect Costs @ 12%)Equipment (Lease/Purchase)FoodMileage/Parking

TOTAL SERVICES FUNDS

GAP/SURPLUS
TOTAL
Funding Source
In-kind ServicesGrant FundsProject Cash Flow*
Community Development Commissionof the County of Los Angeles NOFA 24-A- H.4 Supportive Service Budget - First Year of Operations Supportive Services Staffing Chart
Title Target Population Agency FTE Annual Salary Total Cost Funding Source Staff position title
For mixed population
projects, specify which
population(s) the staff
position will work with.

Agency employing the staff
position
Indicate
whether staff
will be
located on- site or off-site
If off-site,
state location
If off-site,
indicate
distance from
proposed project
(A)
Indicate the
FTE
specific to
the
proposed
project
(e.g. 1.0
FTE).
(B)
Indicate the
salary, not
including fringe
benefits, for a
full-time
position.
(A) x (B) =
Total Cost
Source of funds
to pay for staff
position
Lead Case Manage
Special Needs - Individuals St. Joseph Center On-site 1.00 55000 $55,000 DHS Case Manager
Special Needs - Individuals St. Joseph Center On-site 2.00 50000 $100,000 DHS Case Manager
Special Needs - Families St. Joseph Center On-site 1.00 50000 $50,000 DHS $0$0$0$0$0$0$0$0
Total Salaries $205,000Total Fringe Benefits $47,150Total Staff Expenses $252,150 Location
Community Development Commissionof the County of Los Angeles NOFA 24-A - H.3 Supportive Services Staffing Chart

6 FINANCIAL CAPACITY + EXPERIENCE

PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT DEVELOPMENT TEAM’S
FINANCIAL CAPACITY + EXPERIENCE

IHO FINANCIAL CAPACITY
Innovative Housing Opportunities has
completed six developments with more than
Service Provider Skid Row Housing Trust has
completed more than 30 projects with almost
2,000 units.
balance sheet with almost $8 million in
audits and the documented stable income and
net income over the most recent three-year
period.There have been no interruptions in
that stability, nor any extraordinary expenses.

This is all detailed in the included summary
schedule that presents side-by-side columns of
the three years of audited income statements
for comparative purposes.

As lead developer, IHO also has stable and
adequate cash and cash equivalent assets as
equity resources and has consistently avoided
included is a summary schedule that presents
three years of balance sheets in side-byside columns for comparative purposes and (3) audits.

PORTFOLIO OF DEVELOPMENTS
• 87th + Western (South Los Angeles,
pending): a 100-unit, mixed-use
development with 51 units set aside
for homeless persons and 49 units for
workforce households
• 2021 E. 4th St (Santa Ana, pending):
an 80-unit, mixed-use development for
workforce households and special needs
• Parc Derian (Irvine, 2018): an 80-
unit workforce housing development
that includes a 20% PSH set aside for
veterans, homeless and developmentally
disabled
• Rockwood (Anaheim, 2016): a 70-
unit family development that includes
63 PSH units (48 homeless and 15
MHSA)
• Parc Derian (Irvine, 2018): an 80-
unit workforce housing development
that includes a 20% PSH set aside for
veterans, homeless and developmentally
disabled
• Rockwood (Anaheim, 2016): a 70-
unit family development that includes
63 PSH units (48 homeless and 15
MHSA)
• Acacia Street (Brea, 2014): a 16-
unit low-income family and veteranspreference development • Norwalk Towers (Norwalk, 2013): a
180-unit low-income development for
seniors
53 54 INNOVATIVE HOUSING OPPORTUNITIES
• Woodbridge (Irvine, 1981): a 165-
unit senior apartment community that is
housing development
• El Verano (Anaheim, 2020): 54-unit
senior and homeless senior community
• The Aspire (Riverside – contract
awarded, pending): a 33-unit, 100%
PSH homeless youth and transitional
aged youth community in partnership
with the City of Riverside
• 87th + Western (South Los Angeles,
pending): a 100-unit, mixed-use
development with 51 units set aside
for homeless persons and 49 units for
workforce households
• 2021 E. 4th St (Santa Ana, pending):
an 80-unit, mixed-use development for
workforce households and special needs
• a
50-unit rehabilitation project for low
income and special needs populations
• Firmin Court (Los Angeles, pending):
a 64-unit community with 42 units
for PSH and 22 units for low-income
individuals
• Southside Seniors (Los Angeles,
pending): a 50-unit PSH development
for seniors

EXPERIENCE OBTAINING

FUNDING
Innovative Housing Opportunities has been in
operation for 40 years and the organization
is expanding operations beyond it’s historical
Orange County base.With more than 1,000
units in it’s current pipeline, IHO has hired
new staff and consultants with experience in
pursuing LA County NOFA funding, Santa
Monica Housing Trust Funds, IIG,AHP and
AHSC funding.

Sidney Stone, IHO’s Director of Housing
and Community Development, previously
was Assistant Director of Housing for the
County of Santa Clara Housing Authority
and Housing Manager for the cities of Santa
Ana, Huntington Beach and Morgan Hill. He
has completed, submitted and won awards for
almost all major funding program.

Project Manager Miguel Garcia, newly
named Deputy Director of Housing for IHO,
has 13 years Project Management experience
with Cabrillo Economic Development
Corporation,Abode Communities and as a
consultant with LA Family Housing. He has
completed, submitted and won most major
funding programs as well.
consultant has 30 years of experience in
Through CTY Housing, Ms.Tong’s work has
resulted in the planning and development of
more than 4000 units of affordable housing
throughout California with a concentration
in permanent supportive housing. Active in
the areas of policy and research, Ms.Tong
Fee Study with Economic Roundtable, the
FINANCIAL CAPACITY + EXPERIENCE (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 55 Mariposa County Housing Implementation
Plan with Nancy Lewis Associates, and
a business plan and feasibility study for
a community land trust on behalf of Los
Angeles County.

Prior to establishing CTY Housing, Inc.,
Ms.Tong was Vice President at Bank of
America Community Development Bank and
Senior Account Executive at Fannie Mae’s
multifamily division. Ms.Tong developed some
of the early permanent supportive housing
building.

Recently, IHO has won 9% tax credit
Project Based Vouchers for The Aspire and
87th (Lead Developer) and Firmin Court and
Southside Seniors (JV Developer).
9% TAX CREDIT DEVELOPMENTS
Innovative Housing Opportunities, Inc. has
successfully competed for and received 9%
tax credits for the following developments:
• Rockwood Apartments (Anaheim,
California): 70-unit (17 1-bedroom/1-
bath, 32 2-bedroom/1-bath, 21
3-bedroom/2-bath) mixed population
community that is home to unstably
housed families with children in the
growing needs of these families.The
apartments are also home to MHSA
and families with target affordability at
30-50% AMI.

Funding sources include 9% LIHTC,
MHSA, HOME funds, and City of
Anaheim funds. Amenities at Rockwood
include a Community Room,Tot Lot,
teaching kitchen and edible garden,
half-court basketball area, and an
electrical vehicle charging station.The
design incorporates Craftsman-like
architecture and Anaheim historical
imagery in the interior and exterior
details. Custom-designed light columns
double as path lighting and public art.

In collaboration with the City of
Anaheim, Innovative Housing
Opportunities and Jamboree provide a
wide spectrum of resident services and
enhanced supportive services such as
early childhood development, adolescent
career and entrepreneurial development.
• Parc Derian (Irvine, California):
80-unit (25 1-bedroom/1-bath, 26
2-bedroom/1-bath, 29 3-bedroom,
2-bath) residential community located
in the Irvine Business Complex within
walking distance to shops, schools and
other amenities. Parc Derian is home
to a mix of households that includes
working families, veterans, formerly
homeless, and special needs residents
with target affordability at 30-50%
AMI.

Funding sources include 9% LIHTC,
State HCD, AHP and City of Irvine
HOME funds. In response to the highquality standards of the city of Irvine, Parc Derian design and amenities
exceed many of its market-rate
neighbors and includes a swimming
FINANCIAL CAPACITY + EXPERIENCE (CONT.)
56 INNOVATIVE HOUSING OPPORTUNITIES
pool, Fitness Room, Club Room,
Computer Lab,Tot Lot, exterior green
space, and washers and dryers in each
unit.

In partnership with community
stakeholders, IHO provides a robust
menu of services for all adult residents
that includes family services, nutrition
and wellness, community engagement,
professional development through our
Economic Self-Reliance program.
• El Verano (Anaheim, California):
54-unit (45 1-bedroom/1-bath, 9
1-bedroom/1-bath) development for
both low income seniors and formerly
homeless seniors.

Funding sources include 9% LIHTC,
HUD Project Based Vouchers, and City
of Anaheim funds. Project amenities
will include a community room,
computer room, and a dedicated health
El Verano, which broke ground in
summer 2019, is located adjacent
to the Rockwood apartments in
Anaheim, California.This property
will offer targeted services and
needs of older adults including case
management, health and wellness
classes, skill building programming
and valuable linkage to other resources
within the local community.

Our service partner, Skid Row Housing
Trust, has also successfully competed for
and received 9% tax credits on numerous
projects.

These include:
• Crest Apartments - 64 homes to
homeless individuals who are frequent
utilizers of Los Angeles County
Department of Health Services’
emergency care
• New Carver Apartments - 97 special
needs housing, studio apartments
• New Genesis Apartments - 106 units
with permanent supportive housing for
people who were recently homeless,
as well as affordable housing for lowincome individuals. A LEED for Homes Platinum development, the building has
an on-site health clinic and supportive
community spaces, including a kitchen,
lounge, and courtyard gardens.
• The Six - 52 welcoming and supportive
homes to individuals who have
experienced homelessness, with 18 of
• Star Apartments - Permanent
supportive housing to 100 formerly
homeless individuals using innovative
modular pre-fabricated units that are
cantilevered over a two-story concrete
superstructure.

FINANCIAL CAPACITY + EXPERIENCE (CONT.)
PROPOSAL FOR 1318 FOURTH STREET AFFORDABLE HOUSING DEVELOPMENT 57 RECEIPT + ADMINISTRATION OF

FEDERAL HOUSING SUBSIDIES
IHO has successfully received and administered federal housing subsidies for the following developments:
• Rockwood Apartments (Anaheim, CA):

HOME funds
• El Verano (Anaheim, CA): Project
Based Vouchers and HOME funds
• The Aspire (Riverside, CA): Project
Based Vouchers
For each of these developments, IHO has
utilized the funds and maintained compliance
with guidelines and regulations in the administration of the funding.

OUTSTANDING RECOURSE +

NON-RECOURSE DEBT
Innovative Housing Opportunities, Inc.
with approximately $8M in cash and no
outstanding recourse or non-recourse debt.

NON-PERFORMING LOANS
Innovative Housing Opportunities, Inc. does
not have any non-performing loans.

DEFAULTED LOANS
Innovative Housing Opportunities, Inc. does
not have any defaulted loans during the last

LEGAL ACTIONS
There have been no legal actions taken
against Innovative Housing Opportunities,
FINANCIAL CAPACITY + EXPERIENCE (CONT.)

IHO AUDIT

IHO SERVICE PARTNERSHIPS

IHO Resident Services Partnerships
Property Project Type Population Served Services Provided Partnerships/Service Providers

1. Rockwood Apartments
70 units1274 E. Lincoln Ave.Anaheim, Ca 92805
PermanentSupportive Housing30% to 50% AMI
48 Unstably Housed15 MHSA6 LIHTC245 adults and children Case ManagementServicesResident ServicesCoordinationAdult education, health andwellness and communitybuilding JamboreeOCAPICA (MHSA)Western Youth Services

2. Parc Derian
80 units17275 Derian Ave,Irvine, CA 92614
New ConstructionAffordable FamilyHousing30% to 50% AMI
Large Workforce FamiliesDev. Disabled – RegionalCenter (4 units, 1 bed)Veterans* (16 units) Formerly Homeless (4 units)Approx. 240+ residents
Resident ServicesCoordinationAdult education, health andwellness and communitybuildingAcademic enrichmentservices Mariners ChurchFamilies Forward (formerlyhomeless)EngAGEWestern Youth Services

3. Woodbridge Manor
165 units27 Lake Rd,Irvine, CA 92604
Preservation andNewConstruction
30% to 60% AMI
Seniors and Disabled(62+)195 residents
Health and Wellness servicesSocial enrichment servicesTransportation services LOMCOJewish Federation & FamilyServicesCouncil on Aging SouthernCalifornia

4. Acacia
16 units125 E. Acacia St. Unit ABrea, CA 92821
Acquisition/Rehabilitation50% to 60% AMI
Families and VeteransApprox. 60+ residents
Pop-up community events

5. Norwalk Towers Norwalk,
185 units14141 Clarkdale Norwalk,CA 90650
Preservation30% to 60% AMI
Seniors (62+)Approx. 230 residents
Health and Wellness servicesSocial enrichment servicesTransportation services Cornucopia Services

6. El Verano
54 Units1248 E. Lincoln Ave.Anaheim, CA 92805
New Construction,Low-rise, Urban Infill20% to 60% AMI
Seniors (62+)53 residents
Health or Behavioral healthservices such as medicationmanagement services, mentalhealth services, substance abuseservicesAdult education, health andwellness, or skill building classesService Coordinator to providetenants information aboutavailable resources in thecommunity, assisting tenants toaccess services through referraland advocacy and organizingcommunity building.

SeniorServEngAGE

7. The Aspire
33 Units3867-3893 3rd Street,Riverside, CA 92501
New Construction30% to 60% AMI
Formerly homeless collegestudentsTransitional Aged Youth Resident ServicesCoordinatorAdult education services,,healthandwellnessandcommunitybuildingactivities,Lifeskillstraining Riverside City College DistrictRiverside Health SystemBehavioral HealthCalifornia Family Life CenterRiverside County WorkforceDevelopment Center

8. SOLA at 87th
100 UnitsBetween 87th and 88th strs,Los Angeles, CA 90047 New Construction,Low-rise andtownhomes, UrbanInfill
Workforce familiesFormerly homelessindividuals and families Health or Behavioral healthservices such as medicationmanagement services, mentalhealth services, substance abuseservicesCase management servicesAdult education, health andwellness, or skill building classesService Coordinator to providetenants information aboutavailable resources in thecommunity, assisting tenants toaccess services through referraland advocacy and organizingcommunity building.

St. Joseph CenterEAH
A

APPENDIX

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RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500

IDS GROUP
IDS Group, Inc. (IDS) is an award-winning multidisciplinary Engineering & Architectural firm providing consultant services for over 50 years. Our design solutions are focused toward the residential, commercial, municipal, education and regional agency sectors in Southern California.

Our integrated team provides added value through our
specialized divisions – architecture, structural, mechanical, plumbing, electrical, and civil engineering, as well as cost estimating services.

Since our inception, IDS has developed design solutions ensuring the successful completion of public buildings, facilities and structures ranging from mid-rise infill multifamily podium, wrap and walk up/tuck under to theatres, hotels, hospitals, school sites, retail centers, airports, bridges, modular buildings and infrastructure.

Relevant Experience:

Affordable Multifamily: IDS Group brings 30+ years of
affordable housing design expertise. While most of our
affordable experience is with projects funded by Low
Income Housing Tax Credits (LIHTC’s), we also bring
experience with other funding sources. In all cases, we have delivered appropriate design solutions meeting community standards.

Our designs have met the rigorous design standards imposed by funding sources such as those set by California’s LIHTC Tax Credit Allocation Committee.

City of Santa Monica: IDS has provided on-call structural and other engineering support for many projects. The scope of services includes site visits/ meetings with City staff, project scoping, investigation, analysis and the development of sketches in conjunction with the requested work as well as support through project completion.

At IDS, our team is committed to providing the
highest caliber design features and services to
enhance the living experience throughout the
community life span.

Why IDS …
Technical Expertise
Extensive Affordable and
Supportive Community portfolio
LIHTC-Funded Projects
Adaptive reuse low income
housing
Value Added Services
Well-versed on applicable City of
Santa Monica codes and plan
approval processes
Integrated delivery of multiple inhouse engineering disciplines Actively providing services to the
IHO team for permanent
supportive and affordable
housing developments
Large enough to deliver yet small
enough to be responsive
Engineering talent readily
accessible through our West Los
Angeles office location
Southern California staff includes
over 100 professionals as well as
a deep bench of licensed
structural, MEP and civil
engineers

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Recent Projects
The project list below highlights IDS Group’s current and recent involvement in the design and delivery of multifamily communities within the last 5 years. Resumes for key personnel assigned to the 1318 Fourth Street Affordable Housing Development as well as summaries of select projects immediately follow.

Affordable/Supportive Housing Engineering Consultant to City of Santa Monica Yale Street Homeless Shelter, Santa Ana, CA -
Multi-service shelter, 40+ participants
Door of Hope Salvation Army Housing, San
Diego, CA - 32 homeless to home units
Citrea Affordable Housing, Fullerton, CA -
54 affordable apartment units
Caroline Severance Manor, Los Angeles, CA - 85
supportive housing units
El Monte Veterans Village, El Monte, CA - 41
veterans housing units
Mather Veterans Village, Sacramento County,
CA - 44 veterans housing units
Pinnacle Assisted Living, Murrieta, CA - 104
supportive housing units
Jackson Isle, Midway City, CA – 30 subsidized
rental housing units
Lantern Woods, Barstow, CA - renovation of
historic property, includes 29 units funded with
ARRA dollars
Cedar Gateway, San Diego, CA - 65 units of
affordable housing including 23 supportive
housing units.

City of Santa Monica On-Call Engineering Services – IDS is currently working, and have worked on numerous and
diverse projects across the City of Santa Monica, in
support and alongside the City staff since 2014.

City of Santa Monica Parking Structure #3 - prepared
plans for repair of a broken tendon and spalled concrete near the southwest corner of the top-level slab.

Fairview Library Renovation - provided engineering
services for interior improvements and mechanical
system upgrades, asked to broaden our scope to include
additional structural engineering tasks and provided
mechanical, plumbing and electrical design services.

Santa Monica Airport Gate #7 - provided structural
calculations and structural design details for
replacement of Gate #7 at the Santa Monica Airport,
design was implemented to assist the City in
coordinating with their gate contractor..

Public Works Warehouse Improvement Project -
developed structural details and construction
documents for tenant improvements, repairs to existing
building damage and the desired voluntary seismic
retrofit to meet the City’s budget allocation.

Santa Monica Pier Stair Replacement - provided
structural and architectural design for replacement of
the stairs. The historic nature of the Pier required special consideration of the aesthetic and historic fabric of the stair structures be maintained to provide a seamless
transition between the existing pier and the new
construction.

He has managed and performed structural design and evaluation services of building and structures for many clients from the private and public sectors.

In addition to designing numerous new and retrofit projects, Rami brings special expertise in providing design review services associated with inter-discipline review, independent reviews/ analysis, value engineering studies and constructability reviews.

Mr. Elhassan has extensive experience in the analysis and design of structures using state-of-the-art computer programs and design tools, and using IBC, CBC, ASCE, FEMA, DGS, UC, CSU seismic criteria/classifications, and other codes and guidelines. He has performed extensive peer review, value engineering, and design review services on variety of projects for the
Education
Doctorate, Structural Engineering, University of California, Los Angeles Master of Science, Structural Engineering, University of California, Los Angeles Professional Credentials
Registered Structural Engineer, California (#S-3930)
Professional Civil Engineer, California (#C-46592)
Professional Affiliations
OSHPD Hospital Building Safety Board (current board member) Structural Engineers Association of California (SEAOC)
Structural Engineers Association of Southern California (SEAOSC) Earthquake Engineering Research Institute (EERI)
American Society of Civil Engineers (ASCE): Standards Committee on Seismic Isolation Selected Project Experience
City of Santa Monica On-Call Structural Engineering Services, Santa Monica, CA; Principal in Charge; on-call contract to structural and other engineering support for many projects. Scope of services includes site visits/ meetings with City staff, project scoping, investigation, analysis and the development of sketches or repair plans in conjunction with the requested work, as well as support through project completion 2229 Yale Street Homeless Shelter, Santa Ana, CA; Senior Structural Principal. Project includes renovating existing 65,000 SF commercial office building into a new multi-service shelter to house 40+ participants.

Renovations include a new commercial kitchen, additional dormitories, sleeping areas, showers, and restrooms.

Citrea Affordable Housing, Fullerton, CA; Senior Structural Principal. Project includes 55 new apartments with affordable renting costs located in FTCSP District and one block from Metrorail Station Regional Bus Link.

One Paseo Mixed Use Development, San Diego, CA; Senior Structural Principal. Project includes 608 luxury apartments, 96,000 SF of retail and restaurants. Project also includes 280,000 SF of office space.

Jackson Street Aisle Apartments, Midway City, CA; Senior Structural Principal, building is a four-story structure with parking on the ground level and 3 levels of apartments above. It consists of thirty (30) subsidized rental dwellings for mentally handicapped individuals.

Collwood Terrace Retirement Care Facility, San Diego, CA; Structural Principal, provided structural design for four-story retirement care facility on top of a one-level subterranean concrete parking garage. The total floor area of the residential portion is approximately 64,500 SF and the elevated concrete slab area is approximately 20,000 SF.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Peter Gambino, PE, PLS, QSD
Associate Principal, Civil
Mr. Gambino has a broad background in Civil Engineering, Land Surveying, and Public Works and site development and is responsible for managing the design and production of Civil Improvement Plans.

Mr. Gambino provides technical guidance and mentoring to production staff to better provide clientele with civil engineering solutions that are innovative, cost effective, timely, and consistent with the client’s project schedule and budgets.

Also, Mr. Gambino has a tremendous amount of experience working with private developers and is familiar with the discretionary entitlement processes of governmental agencies throughout Southern California. He has a thorough understanding of the Subdivision Map Act, The Land Surveyor’s Act, California Planning and Zoning Laws, the California Environmental Quality Act (CEQA), and current Storm Water Pollution treatment requirements as dictated by the Regional Board.

Education
Bachelor of Science, Civil Engineering, California State University, Long Beach, 1991 Professional Credentials
Professional Civil Engineer: California (#C55577)
Professional Land Surveyor: California (PLS #7687)
Qualified SWPPP Developer (QSD)
Professional Affiliations
California Land Surveyor’s Association (CLSA)
Orange County Chapter CLSA
American Public Works Association, (APWA)
Selected Project Experience
City of Santa Monica Fire Training Yard Trailers and Site Improvements, Santa Monica, CA: Civil Principal.

Project involved site utilities and civil design.
2229 Yale Street Homeless Shelter, Santa Ana, CA; Civil Principal, project includes renovating existing 65,000 square foot commercial office building into a new multi-service shelter to house 40+ participants. Renovations will include a new commercial kitchen and additional dormitories, sleeping areas, showers, and restrooms The Aspire Transitional Student Housing, Riverside, CA; Civil Principal, project includes 32-units student housing. Providing survey, topo, preparing conceptual grading plan, preliminary WQMP, and Preliminary Drainage Study.

Talaria Podium Development, Burbank, CA; Senior Project Manager, responsible for overseeing the preparation of entitlement documents for a 4-acre mixed use development such as the tentative subdivision map, conceptual grading, conceptual drainage, conceptual utilities, topographic base map survey, and more.

Union Walk, El Monte CA; Senior Project Manager, oversaw staff preparation of entitlement and construction documents for a 3-acre town home development which included base map surveying, tentative tract map, final tract map, conceptual grading, drainage, final grading and utility plans, and more.

The Lakes Residential Subdivision, Anaheim, CA; Senior Project Manager, responsible for developing residential subdivision design concepts to maximize yield of a remnant parcel. Supervised the preparation of the tentative tract map, conceptual grading, sewer, water, and utility plans along with the project WQMP.

Ventana Walk, Santa Ana, CA; Civil Principal, responsible for the design of storm drain improvements, hydrology studies, sewer capacity study and report, storm water pollution prevention, and Low Impact Development (LID).

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Rob O’Neil, PE
MEP Principal
Rob O’Neil has over 30 years of Electrical Engineering experience in education, commercial, municipal lighting and utility infrastructure projects. His expertise encompasses conceptual planning through final design. His experience in PV design includes a 500kW PV system for Toyota’s Corporate Headquarters in Torrance, CA, one of the largest privately funded LEED gold projects in the United States.

His responsibilities have included the supervision of technical staff and management of the production of construction plans, specifications, cost estimates, schedules and bid contracts.

Education
Bachelor of Science, Electrical Engineering – Rockville University, MD Power Engineering Ontario Hydro – Ontario, Canada
Professional Credentials
Professional Electrical Engineer, California (E18557)
Professional Affiliations
Illuminating Engineering Society – Orange County Section Selected Experience
2229 Yale Street Homeless Shelter, Santa Ana, CA; MEP Principal. Project includes renovating existing 65,000 square foot commercial office building into a new multi-service shelter to house 40+ participants. Renovations will include a new commercial kitchen and additional dormitories, sleeping areas, showers, and restrooms.

Citrea Affordable Housing, Fullerton, CA; MEP Principal, project includes creating 55 new apartments with affordable renting costs located in FTCSP district and one block from Metrorail Station and Regional Bus Link.

El Monte Veterans Village, El Monte, CA; MEP Principal, project includes new three-story development with 40 apartments and 2,400 square feet of common and recreational space for homeless Veterans. 11520 Wilshire, Los Angeles, CA; MEP Principal, project includes 140 condominium units and 10,000 square feet of retail space.

Pinnacle Assisted Living and Memory Care Senior Community, Murrieta, CA; MEP Principal, project includes two-story structure, amenities include commercial kitchen to accommodate approximately 104 total units.

Halcyon House, Costa Mesa, CA; MEP Principal, project includes 393 apartment units, 3,000 square feet of retail, subterranean and ground level parking.

Winslow Apartments, San Diego, CA; MEP Principal, project includes 370 apartment units, 23,000 square feet of retail space, subterranean and ground level parking.

Camarillo Street Mixed Use, North Hollywood, CA; MEP Principal, project includes 60 new units, 3,000 square feet of commercial space, subterranean and ground level parking.

One Paseo Mixed Use Development, San Diego, CA; MEP Principal, project includes 608 luxury apartments, 96,000 square feet of retail and restaurants. Project also includes 280,000 square feet of office space.

Anton Legacy, Costa Mesa, CA; MEP Principal, project includes 250-unit luxury apartment complex with 500 vehicle parking structure integrated into the building complex.

Olympic & Olive Multifamily Mixed-Use, Los Angeles, CA; MEP Principal, project includes 214 units, 7-amenity spaces, a three-level garage and four retail spaces.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Featured Projects: Affordable /Supportive Housing
Citrea Affordable Housing
Fullerton, California
Owner: Related Companies
Transit-Oriented Development (TOD) creates 55 new construction apartments with rents affordable to families earning no more than 80% of the county median income. Site is located in the Fullerton Transportation Center Specific Plan (FTCSP) district and one block from the City’s Metrorail Station and Regional Bus Link.

Fullerton Family Housing is the first new development created under the FTCSP and is meant to set the standard for new housing in an area that previously housed rail-oriented industrial uses. The site’s southern boundary abuts the rail corridor.

Funded by City affordable housing dollars and 9% LIHTC funding.

FAST FACTS
9% LIHTC funding
design completed in
2018
currently under
construction
55 apartments
5-story building
54,000 GSF
83-stall parking garage
architectural design
mechanical engineering
electrical engineering
plumbing design
services
structural engineering

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Caroline Severance Manor
Los Angeles, California
Owner: Mercy Housing
Designed by architectural firm Togawa Smith Martin Architect, Caroline Severance Manor is a 85 unit permanent supportive housing development located in Los Angeles. This project will provide 48 MHSA funded units for homeless and chronically homeless adults and families who meet the aforementioned eligibility criteria. Caroline Severance Manor includes one, two, three and four bedroom units, with the following amenities: refrigerator, stove, garbage disposal, dishwasher and window blinds.

Assembled in partnership with the California Community Foundation Land Trust and the First Unitarian Church of Los Angeles, which owns a childcare facility on two parcels, and acquired two nearby parcels for a parking lot.

FAST FACTS
funded partially by
California Housing
Finance Agency
completed in 2013
85 units
1, 2,3 and 4 bedroom
units
mechanical engineering
plumbing design
services

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Pinnacle Senior Living
Murrieta, California
Owner: Pinnacle Signature Assisted Living, LLC
Project is a new Assisted Living and Memory Care community, located in Murrieta, California, designed by SGPA Architects. The project is a two-story structure and will accommodate approximately 104 total mix features studio, one- and two-bedroom units (24-memory care and 80-assisted Living). Common areas will accommodate a wide range of events and activities scheduled throughout the community for residents, their families, and outside partners to enjoy.

FAST FACTS
design completed in
2018
currently in construction
77,500 sf
104 total unties
24 memory care units
80 assisted living units
mechanical engineering
electrical engineering
plumbing design
services

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Mather Veterans Village
Rancho Cordova, California
Owner: Mercy Housing
Designed by Mogavero Architects, Mather Veteran’s Village is the first of three phases of critically needed veteran housing with supportive services located on the former Mather Air Force base in Rancho Cordova, California.

The project consists of 44 one-bedroom and six two-bedroom apartments with energy-efficient appliances & fixtures, providing 50 permanent supportive homes for formerly homeless and disabled veterans.

FAST FACTS
partially funded by California Tax
Credit Allocation Committee,
U.S. Department of Housing and
Urban Development, and U.S.

Department of Veterans Affairs
completed in 2016
44 one bedroom units
6 two bedroom units
gray water system
design

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 El Monte Veterans Village
El Monte, California
Owner: Mercy Housing
Designed by TCA Architects, El Monte Veterans Village creates an affordable, service enriched, supportive living environment for homeless Veterans in the Los Angeles area.

The three-story development provides 40 studio apartments and 2,400 square feet of common and recreational space targeting homeless Veterans.

The project is the first permanent supportive community for homeless Veterans in the area and addresses the growing rate of homelessness in a community that struggles with uniquely high rates of unemployment and special needs.

FAST FACTS LIHTC funded
completed in 2014
40 studio apartment
2,400 sf of
common/recreation
area
mechanical engineering
plumbing design services

Jackson Aisle Apartments
Midway City, California
Owner: A Community of Friends and H.O.M.E.S. Inc.

Jackson Aisle Apartments building is a four-story structure with parking on the ground level and 3 levels of apartments above. It consists of thirty (30) subsidized rental dwellings for mentally handicapped individuals. Funding: LIHTC.

The first level of the property consists of reinforced concrete slabs, beams, and columns. The seismic forces are resisted by combination of shear walls and moment frames. Upper levels are of wood construction with plywood shear walls.

Garnet Lane Apartments
Fullerton, California
Owner: NeighborWorks Orange County
This project consist of 18 2-, and 3-bedroom apartments for families and individuals were preserved as affordable housing by Neighborworks Orange County.

Development brought reinvestment to a distressed neighborhood, and in the process triggered re-investment by surrounding property owners. The apartments were brought to modern living standards. Four apartments were enlarged from two to threebedroom in order to insure that TCAC “Large family” unit mix rules were met. Two apartments at this site were removed to make room for a new central courtyard.

Built 9% LIHTC Apartment Community.

Walnut Ave. Apartments
Brea, California
Owner: NeighborWorks Orange County
46 1-, 2-, and 3-bedroom apartments for families and individuals were preserved as affordable housing by Neighborworks Orange County. Development was split into two areas, one consisting of a 1920’s era bungalow court and one consisting of 1960’s era apartment buildings. The exterior and grounds of the bungalow court were restored, and a common laundry was added. The bungalow apartments were brought to modern living standards. At the 1960’s era site units were reconfigured, and modernized. Six

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 apartments were enlarged from two to three-bedroom in order to insure that TCAC “Large family” unit mix rules were met. Two apartments at this site were removed to make room for a new construction community center.

Built 9% LIHTC Apartment Community.

Las Casitas de Las Mamas
Downey, California
Owner: Southern California Alcohol and Drug Programs, Inc. (SCADP) Housing for Woman in recovery from alcohol and drug abuse was created using three historic bungalows and one new home. Las Casitas was created by Southern California Alcohol and Drug Programs Inc. with the goal of providing housing, recovery programs, and parenting skills to woman reconnecting with their children. A huge, beautiful live oak tree formed the heart of the community. Pathways connected the housing, offices and an extensive playground. Funding other than LIHTC.

Award: Historical Home Restoration Award, Downey Historical Society Camino Real Apartments
San Diego, California
Owner: San Diego Housing Commission
45 public housing units developed for families by the San Diego Housing Commission. This PHA project, built in a new community of middle and upper income homes, faced NIMBY opposition from surrounding residents and property owners. Design for the long and narrow hillside site linked circulation along three terraced clusters of apartments. Units were split into 2-, 3-, and 4-unit buildings so as to emulate the massing of single-family homes. Funding other than LIHTC.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Featured Projects: City of Santa Monica
Santa Monica, California
The City of Santa Monica has retained IDS to provide on-call structural and other projects. The scope of services included site visits/ meetings with City staff, project scoping, investigation, analysis and the development of sketches or repair plans in conjunction with the requested work, plan check, as well as support through project completion. The following is a summary of projects, several of which are highlighted on the following pages:

Project Project Role
Parking Structure #3 Tendon Repair
IDS prepared plans for repair of a broken tendon and spalled concrete near the southwest corner of the top-level slab of Parking Structure #3. The challenge was to design a repair method that could be implemented on this button headed tendon configuration using modern post-tension tendon materials and methods.

Structural
Moss Avenue Pump Station
IDS responded quickly to the City’s request for a site meeting, discussion of damage and preparation of a proposal for repairs to damage at the pump station.

Structural
Beach Volleyball Pole
IDS provided structural calculations and embedment sketches to assist the City in the installation of a wood pole to support lighting of the beach volleyball courts. This project was implemented on short notice since the City had already acquired the pole and was preparing for its installation when the requirement for these services was identified.

Structural
support to
City staff
Santa Monica Airport – Gate #7
IDS provided structural calculations and structural design details for replacement of Gate #7 at the Santa Monica Airport. This design was implemented to assist the City in coordinating with their gate contractor.

Structural
support to
City staff
Pacific St. - Dog Park Lighting Improvements
IDS work along with the City of Santa Monica to provide structural calculations and markup of foundation details for support of the City’s lighting pole improvements at the Pacific Street Dog Park.

Structural
support to
City staff
City of Santa Monica Animal Shelter Feline House – Renovation IDS assisted with renovations to a screened play area at the back of the Feline House. Renovations included structural support of a mono-slope roof assembly and anchorage of several feline play features within the screened area.

Structural
support to
City staff

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Project Project Role
Fairview Library Interior Renovation
IDS provided engineering services for interior improvements and mechanical system upgrades for the Fairview Branch Library renovation in support of the City’s Architectural staff. IDS was asked to broaden our scope to include additional structural engineering tasks as well as to provide mechanical, plumbing and electrical engineering services.

Support to City
Staff for:

Structural
Electrical
Mechanical
Plumbing
Public Works Warehouse Improvement Project
IDS developed cost effective structural details and construction documents for tenant improvements, repairs to existing building damage and the desired voluntary seismic retrofit to meet the City’s budget allocation. IDS’ work supported the City’s Architectural staff.

Structural
support to
City staff
Santa Monica Pier Stair Replacement Design
IDS provided structural and architectural design services for replacement of the stairs at the Santa Monica Pier. Environmental conditions at the site required the use of innovative materials to provide durable surfaces for the stairs to be easily maintained and to extend their design life. In addition, the historic nature of the Pier required that special consideration of the aesthetic and historic fabric of the stair structures be maintained so that there could be a seamless transition between the existing pier and the new construction.

Prime
Structural
Architectural
Marine Park Restrooms Improvements
The City of Santa Monica was in the process of implementing accessibility improvements and other remedial work at the Marine Park Restrooms when the contractor encountered an unforeseen condition. IDS provided structural engineering evaluation of the condition and structural design details.

Structural
support to
City staff
Woodlawn Cemetery & Mausoleum Commemorative Walls
IDS provided structural calculations and foundation designs and coordinated with the City’s Architectural Services Group for their completion of the Construction Documents for Commemorative Walls to be placed at the Woodlawn Cemetery & Mausoleum.

Prime
Structural
Santa Monica Fleet Yard Building Improvements
IDS provided structural design support services to City Architectural staff for improvements and repairs to the Fleet Yard building. Improvements included new rooftop HVAC, a skylight and new ceiling framing, other minor interior improvements and repairs to the exterior masonry walls.

Structural
support to
City staff
Santa Monica Pier Police Substation Improvements
IDS provided structural design support services to City Architectural staff for improvements to the Pier Police substation. Improvements included interior renovations as well as the addition of a rear canopy and replacement of the perimeter fencing.

Support to City
Staff for:

Structural
Electrical
Santa Monica Pier Trash Study
IDS provided a study of trash handling at the Pier and developed schematic solutions for modifying the pier to enable transport and collection of trash below the pier. This was a preliminary study that provided options and budgetary costs associated with the options.

Prime
Architectural
Structural

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 City of Santa Monica, Engineering Services for Seismic Evaluation Report Peer Review and Plan Check
Santa Monica, California
The City of Santa Monica mandated a Seismic Retrofit
Program with the goal of reducing structural
deficiencies and improving the performance of
vulnerable buildings within the City during major
earthquakes. The City’s Seismic Retrofit Program is
intended to ensure that all seismically vulnerable
buildings are structurally retrofitted to the current
seismic standards for existing buildings. Meeting
these technical standards for seismic retrofit improves the performance of buildings to levels similar to
minimum life-safety levels of the State building code.

IDS was retained by the City to provide highly
specialized plan check and reviews of complex
structural reports, which includes assessment, design
and construction of seismic retrofits, including, but
not limited to: the current applicable code design
standards (i.e. ASCE41-13, CEBC), historical code
design standards, standards of construction, and
other code requirements triggered by the structural
scope (i.e. ADA accessibility).

IDS also provided plan check for the City on project
submissions resulting from the Seismic Retrofit
Program.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Parking Structure #3 Tendon Repair
Santa Monica, California
Parking Structure #3 is located at 1320 4th Street in the City of Santa Monica. The structure was constructed circa 1969 and includes post-tensioned concrete slabs and beams at each of its four elevated levels that are supported by reinforced concrete columns. For lateral resistance, the structure relies on reinforced concrete shear walls in the structure’s longitudinal direction and concrete masonry walls in the transverse direction. The concrete masonry walls also serve the elevator and stair towers that exist at each end of the structure. This structure provides five levels of parking.

The City identified a broken tendon and spalled concrete near the southwest corner of the top level slab.

IDS visited the structure and noted that the broken tendon was exposed and rusted. Repair topping had apparently been previously placed over this location.

Based on the record drawings, as verified by observations at the structure, the structure was reinforced with button headed post-tensioning tendons. The challenge of this project was to design a repair method that could be implemented on this button headed tendon configuration using modern post-tension tendon materials and methods.

IDS prepared construction documents
for the City to bid for the tendon
repair. These documents provided
specification of the repair materials,
methods and locations in the
structure for implementation by the
City’s contractor.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Santa Monica Pier Stair Replacement
Santa Monica, California
The Santa Monica Pier is located at the end of Olympic Boulevard at the terminus of the historic Route

66. The original concrete Municipal Pier was constructed in 1909 to carry sewer pipes beyond the breakers. The short, wide adjoining Pleasure Pier to the south was built in 1916 by amusement park pioneers Charles I. D. Looff and his son Arthur. Due to deterioration of the original concrete pier, a process begun in 1919 to replace all of the original concrete elements with pressure treated wood.

The Looff Pier, later known as Newcomb Pier, was acquired by the city in 1953. After vicious winter storms contributed to the destruction of a large portion of the west end of the pier in 1983 a massive reconstruction and revitalization effort was taken with the pier. Reconstruction of the pier was completed in 1990 and the new revitalized Pacific Park amusement park was opened in 1996. Harsh environmental conditions at the pier as well as wear due to large volumes for foot traffic from millions of visitors requires constant maintenance of the pier’s infrastructure and facilities.

IDS was retained in 2012 to provide structural and architectural design services for replacement of the North and South stairs at the pier.

Environmental conditions at the site required the use of innovative materials to provide durable surfaces which would allow the stairs to be easily
maintained and to extend their design life. In
addition, the historic nature of the Pier
required that special consideration of the
aesthetic and historic fabric of the stair
structures be maintained so that there could be
a seamless transition between the existing pier
and the new construction.

IDS performed field investigations to determine
the as-built conditions at the site and prepared
Construction Documents. Implementation of
the construction documents is pending.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Fairview Library Interior Renovation
Santa Monica, California
The Fairview Branch Library is a single story wood framed library structure that was originally constructed circa 1956. A Community Room and several other small rooms were added in approximately 1978. A Reading Room was added and other improvements were made to the building in approximately 2002.

The City of Santa Monica wanted to modernize some of the interior elements as well as the interior lighting while keeping with the mid-century modern style of the building. Additionally, they desired to improve the HVAC system for the building. The planned renovation included removal and reconfiguration of several interior walls, improvements to a kitchen area and the front service counter as well as replacement of interior lighting throughout the building, replacement of interior carpeting and replacement of HVAC equipment, windows, and some restroom fixtures and partitions.

The initial schedule for this project was quite challenging since some of the renovation design had already been completed at the time that IDS was brought to the team. IDS was asked to perform their work in a fast-track approach to catch up with the ongoing design team. Later, when the City elected to increase the scope of the renovation,
IDS was asked to handle
additional aspects of the
design. IDS’ multi-discipline
team was able to efficiently
manage the transition of scope
and coordinate the completion
of the project design to satisfy
the needs of the City.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Deteriorating handrails Rusted steel connections Deteriorated Elements Deteriorated Stair Treads City of Santa Monica Pier
Santa Monica, California
The original concrete Municipal Pier was constructed in 1909 to carry sewer pipes beyond the breakers.

The short, wide adjoining Pleasure Pier to the south was built in 1916 by amusement park pioneers Charles ID Looff and his son Arthur. Due to deterioration of the original concrete pier, a process begun in 1919 to replace all of the original concrete elements with pressure treated wood.

Environmental conditions at the site required the use of innovative materials to provide durable surfaces for the stairs to be easily maintained and to extend their design life. In addition, the historic nature of the Pier required that special consideration of the aesthetic and historic fabric of the stair structures be maintained so that there could be a seamless transition between the existing pier and the new construction.

City of Santa Monica, Big Blue Bus Transit Facility, Electrical Vehicle Charging Station
Santa Monica, California
IDS prepared construction documents for the design of a new EV charging station for the Big Blue Bus Transit Facility. IDS developed electrical construction documents including site plan, single line diagram and electrical load calculations. A load study was performed on existing electrical main switchboard to ensure that there was sufficient capacity for the new charging station

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 City of Santa Monica, Structural Assessment of 10 Parking Structures Santa Monica, California
In January 2013, the City of Santa Monica selected IDS Group to provide assessment of upgrade for the elevators of several of City owned parking structures in the Central Business District.

IDS has history working with the City on upgrading its Parking needs. There are ten existing public parking structures in downtown which need seismic upgrading. Some of these
structures were damaged and partially repaired during the Northridge Earthquake. It is required to perform full condition assessment of these structures.

The City of Santa Monica selected IDS as a Prime Consultant and Project Manager to prepare a 10-year comprehensive strategy to repair the existing parking structures and increase the supply of parking in downtown area.

IDS prepared a long-term strategy for the city. This strategy identifies a matrix of feasible alternatives to facilitate the decisionmaking process and provide clear directions towards implementation. IDS also prepared the estimated cost of construction to implement this strategy (including mitigating seismic risk of existing parking structures, construction phasing plan, expansion of existing structures, and construction of new facilities).

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Santa Monica Public Works Warehouse Improvement Project, Renovation and Seismic Retrofit
Santa Monica, California
The Public Works Warehouse is a single story reinforced concrete masonry bearing/shear wall structure with a bow-string truss roof that was originally constructed circa 1946.

The City required that the warehouse be converted to house City staff from several departments the including Maintenance Supervisor, the City Print Shop and Mail Room, and the HVAC Shop. Additional space in the warehouse was dedicated to furniture storage.

The City also desired a voluntary seismic retrofit of the building to marginally improve the building’s seismic performance by providing exterior wall anchorage as recommended by a previous study.

The challenge for this project was to develop cost effective structural solutions to meet the project requirements and enable the City to develop this project within its minimal budget allocation.

In collaboration with the City and other design consultants IDS developed a structural details and Construction Documents for both the tenant improvements, repairs to existing building damage and the desired voluntary seismic retrofit.

The structural design for the tenant improvement primarily consisted of an exterior access ramp, support of HVAC equipment, equipment anchorage, and partition bracing/connections. The voluntary seismic improvements consisted primarily of roof to wall connections at the ends of the building’s bow-string trusses.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Fire Station #3 – Seismic Retrofit and Accessibility Upgrade Santa Monica, California
Fire Station No. 3 is currently active and serving the northern and central area of the City of Santa Monica.

It was built in the early 1970’s, but several additions have since been made including a storage room and sleeping quarters.

The City required a seismic retrofit of the building and preparation of a schematic design for seismic retrofit.

The challenge for this project was to prepare a feasibility study for implementation of seismic upgrades required to make the building a code compliant essential facility.

IDS developed a design for seismic retrofit that allows for minimal impact to the facility operations and yet reduces anticipated structural and non-structural damage in order to maintain the operation of this essential facility. Development of detailed phasing information was prepared to meet the requirements of the City and the fire department staff. IDS also participated in a move management project to aid the City in reducing the move management impacts of this project.

The project also required accessibility improvements associated with the seismic upgrade. Additionally, the City requested interior tenant improvements to both a downstairs laundry and restroom area as well as an upstairs restroom.

IDS provided an Opinion of Probable Cost for the implementation of the structural upgrades as well as the retrofit of non-structural items and equipment.

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Santa Monica Parking Garages 2, 4, and 5 Elevator Modernization Santa Monica, California
IDS was selected by City of Santa Monica to design elevator modernizations for Parking Garages 2, 4, and 5, nine stories each, three traction elevators each.

IDS Architects, Structural, Electrical, and Mechanical Engineers prepared Construction Drawings, Specifications and Opinions of Construction Cost for elevator modernization for Santa Monica Parking Garages. IDS and Lerch Bates recommended Machine Room-Less traction elevators. Increased efficiency, fluid is not volatile, and elevators are more reliable.

Review of deferred maintenance
Review of Accessibility Code application
Prepare Opinion of Construction Costs
Design upgrades to Fire Alarm System
Design air conditioning for Elevator Equipment without losing parking spaces
Design new elevator cabs for Gurney Accessible operation by Fire Department
Design Phasing Plan to maintain full garage operations during construction Design new elevator cabs with increased capacity for abuse Assist with Bidding
Construction Observation

RELEVANT QUALIFICATIONS
Innovative Housing Opportunities -1318 Fourth Street Affordable Housing Development IDS Group, Inc. 1 Peters Canyon Road, Irvine, CA 92606 949.387.8500 Santa Monica Civic Center Parking Structure
Santa Monica, California
Through its long history of serving Southern California building industry, the mechanical and electrical engineering division of IDS Group participated in numerous design and construction of parking structures:

Our work included electrical, plumbing, ventilation and elevator design. The most recent list of parking structures includes:

Westfield Century City Parking Structure – Century City, California Exposition/ Sepulveda Metro Line Parking Structure – Los Angeles, California Ayres Hotel Parking Structure – Orange, California
Flintridge Parking Structure – La Canada, California
Los Alisos Parking Structure – Mission Viejo, California Hawthorne Ave. Parking Structure – Hollywood, California Matt West Parking Structure – Van Nuys, California
Spalding Parking Structure – Beverly Hills, California
Kaiser Apartments Parking Structure – Santa Clara, California South Vermont Avenue Apartments Parking Structure – Torrance, California South Main Street Apartments Parking Structure – Milpitas, California Avant Apartments Parking Structure – San Jose, California Warner Park Apartments Parking Structure – Canoga Park, California Farmers Insurance Parking Structure – Los Angeles, California Santa Monica Civic Center Parking Structure – Santa Monica, California The Santa Monica Civic Center Parking Structure is powered by Solar Energy and was the first LEED certified parking garage in the United States at the time of its opening in 2008. promiseenergy.com
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TESTIMONIAL

AWARDS/CERTIFICATIONS
1st Solar Business accredited by the Los Angeles
Green Business Program
Project of the Year: US Green Building Council LA Chapter Awards Silver Star Apartments the Project of the Year
Award in the 2017 Sustainable Innovation competition
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Battery Storage Grant: Promise Energy awarded a grant
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Awarded a Solar Grant from Honda Corporation
Project Client # of Units
Pierce Park Apartments DeSola Capital Group 430
Parks at Fig Community Housing Works 365
American Gold Star Abode Communities 348
Wilshire Tower Thomas Safran & Associates 284
City Gardens - Design Service LINC Housing Corporation 274 Talaria Cusumano Group 257
Hanover Olympic Hanover 250
Rincon De Los Esteros First Community Housing 246
Vintage Aliso USA Properties 202
Gabilan Apartments Terrex Development 200
March Veterans Village Coachella Valley Housing Coalition 200 Panama Apartments Skid Row Housing Trust 200
Villa Hermosa - Design Services Coachella Valley Housing Coalition 200 Woodglen Vista Jamboree Housing 188
Norwalk Christian Towers Preservation Partners 185
Casa Del Pueblo Preservation Partners 165
The Beacon Century Housing Corporation 160
Whittier Senior Housing Thomas Safran & Associates 156
Clark Residence Abode Communities 152
Mission Cove - Design Services National Community Renaissance 150 Anchor Place - Design Services Century Housing Corporation 135 Kings Canyon Apartments Cesar Chavez Foundation 135
Aurora Village Thompson Housing 132
El Monte Gateway - Design Services Jamboree Housing 132 La Puente Park Apartments Preservation Partners 132
Villages at Westview Housing Authority County of San Buenaventura 131 Mosaic Gardens at Westlake - Design Services LINC Housing Corporation 125 Promenade Apartments National Community Renaissance 124 Florence Apartments - Design AmCal Multi-Housing 117
Simone Hotel Skid Row Housing Trust 114
Pilgrim Tower Front Porch 111
Bay Avenue First Community Housing 109
Sylmar Apartments KPRS 101
Broadway Terrace ICON Builders 100
Culver City Rotary Retirement Housing Foundation 100
Impressions at Valley Center National Community Renaissance 100 Meridian Mixed-Use Apartments AmCal Multi-Housing 100
Linda Vista (fka Hollenbeck Terrace) AmCal Multi-Housing 97 Eucalyptus Park Thomas Safran & Associates 93
Ponderosa Village Levine Management 91
Banning Villa Preservation Partners 90
Gardens on Hope National Community Renaissance 90
Oaks @ Joiner USA Properties 88
Deliverance Temple 1 and 2 APT Renovation Ltd. 82
Cabrillo Gateway Century Housing Corporation 81
Candlewood Park Levine Management 81
Laurel Village Apartments Abode Communities 80
Seasons at Ontario LINC Housing Corporation 80
Palo Verde HCHC (AmCal Multi-Housing) 78
List of Solar Energy Installations atop Apartment Complexes # of Units per Apartment Complex
Promise Energy
Project Client # of Units
List of Solar Energy Installations atop Apartment Complexes # of Units per Apartment Complex
Promise Energy
Oak Center WNC Housing 77
Betty Ann Gardens First Community Housing 76
VAL 9 National Community Renaissance 76
Buena Vida Ashwood Construction 75
Penn Manor Thomas Safran & Associates 75
Athens Vista Veloce Partners 74
Heritage Square BRIDGE Housing 70
Japantown Apartments First Community Housing 70
Lincoln Avenue Apartments - Design Services Jamboree Housing 70 New Pershing Skid Row Housing Trust 69
Selma Community Housing Abode Communities 66
1626 Lincoln Community Corporation of Santa Monica 64
Olive Meadows National Community Renaissance 62
Terra Bella - Monitoring Services Abode Communities 62
Nuevo Amanecer/Rowan East LA Community Corporation 61
Franciscquito Senior Apartments Veloce Partners 60
Pleasant View LINC Housing Corporation 60
Paloma Terrace Retirement Housing Foundation 59
Villa Rita DBR Development LLC 59
Roseville Apartments (Vernon Street) Mercy Housing 58
Rossmore Apartments Skid Row Housing Trust 58
Baldwin and Rose Mercy Housing 55
Oakcrest Heights National Community Renaissance 54
Sol y Luna East LA Community Corporation 53
The Six Skid Row Housing Trust 52
Transitional Living Center LA Family Housing 52
Vista Del Puente Townspeople 52
La Villa Mesa Levine Management 51
Waldorf Manor DBR Development LLC 51
Hayworth House West Hollywood Community Housing 50
Rio Vista - O&M Services Abode Communities 50
Waterman Gardens - Design Services National Community Renaissance 50 Mosaic Gardens at Pomona - Design Services LINC Housing Corporation 49 Silver Star Apartments ACOF - A Community of Friends 49 226 Berendo (Big Berendo) ACOF - A Community of Friends 48 Kern Villa East LA Community Corporation 48
Day Street Apartments LA Family Housing 46
Sierra Bonita Technology West Hollywood Community Housing 42 Coronado Place Deep Green Housing 41
Morehouse Apartments Century Housing Corporation 41
Paul Williams Apartments Hollywood Community Housing Corporation 41 Arrowhead Vista Apartments Century Housing Corporation 40 Cedar Springs - Design Services ACOF - A Community of Friends 40 Palm Grove Apartments Housing Authority County of Santa Barbara 40 Sunny Lane Apartments Horizon Development 40
T. Bailey Manor W.O.R.K.S. 40
Vermont Manzanita West Hollywood Community Housing 40
Knob Hill Apartments Veloce Partners 39
West Washington CCMU, LLC 37
Project Client # of Units
List of Solar Energy Installations atop Apartment Complexes # of Units per Apartment Complex
Promise Energy
Atwater DBR Development LLC 36
Fullerton Heights - Design A Community of Friends 36
Step Up On Colorado Hollywood Community Housing Corporation 34 Pescadero Lofts Housing Authority County of Santa Barbara 33 Briar Crest Jamboree Housing 32
Turner Apartments Horizon Development 32
Cielito Lindo East LA Community Corporation 31
Del Monte Senior Apartments Alameda Housing Authority 31 Fountain West Hollywood Community Housing 28
1585 Studios First Community Housing 27
7292 Fountain Avenue West Hollywood Community Housing 26 Martin Luther King 1101 Clifford Beers Housing 26
The Groves - Mountain Community Housing Works 26
420 Pico Community Corporation of Santa Monica 25
235 Berendo (Little Berendo) ACOF - A Community of Friends 24 Carlton Way Hollywood Community Housing Corporation 24
Rancho Verde Housing Authority of the City of San Buenaventura 24 Vicente Terrace Community Corporation of Santa Monica 24 Wilcox Apartments Hollywood Community Housing Corporation 23 Argyle Community Hollywood Community Housing Corporation 21 Werner Illing Hollywood Community Housing Corporation 21 Florence Avenue Villas Century Housing Corporation 20
Mar Vista Union National Community Renaissance 20
Finley Square DBR Development LLC 18
The Groves - Raymond Community Housing Works 18
LC Grossman Housing Authority County of Santa Barbara 14 Rose Crest Jamboree Housing 10
11,017
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Í±´¿® É¿¬»® Ø»¿¬·²¹ Í§-¬»³ ¿¬ Í¬»° Ë° ±² Ý±´±®¿¼±ô Í¿²¬¿ Ó±²·½¿ ÐÎÑÓ×ÍÛ ÛÒÛÎÙÇ ÐÎÑÖÛÝÌÍ
Í±´¿® É¿¬»® Ø»¿¬·²¹ Í§-¬»³ ¿¬ ß®®±©¸»¿¼ Ê·-¬¿ô Í¿² Þ»®²¿®¼·²± Í±´¿® É¿¬»® Ø»¿¬·²¹ Í§-¬»³ ¿¬ Ê·²¬¿¹» ß´·-±ô Ñ®¿²¹» Ý±«²¬§ Why Choose Promise Energy? - Complete Energy Solutions
With new policy and rate tariffs, the way we have to think about renewable energy has changed. Promise Energysystems interact with the existing electric grid reliably and predictably? We can achieve this with distributedenergy, energy storage and cloud-based energy management software.Contact Promise today! [email protected] Adam Boucher
CEO
Specializes in Solar Solutions for Commercial & MultifamilyServed over 11,000 Units of Multifamily Affordable HousingPioneered solar financing under Federal 1603 Grant programFunded over 1000 clean energy projects nationwideFinanced largest commercial PV project in Los Angeles in 2010Pioneered Solar Thermal Finance Program in CaliforniaCollected over $4M in MASH rebates for affordable housing customers Adam began his solar career 10 years ago by pioneering a clean energy financingpractice for distributed rooftop solar projects. He has provided tens of millions infunding for commercial and residential projects spanning 5 states. Adam has workedwith a wide array of partners to bring solar to projects as diverse as homes inLouisiana, schools in Arizona, firehouses in New Jersey, and homeless shelters in LosAngeles. Building on a strong personal commitment to philanthropic and sociallyresponsible enterprises, Adam and his team specialize in delivering clean energy toaffordable housing and nonprofit groups, as well as municipal agencies, schoolcampuses and commercial clients.

Andy Mannle
VP of Strategic Development
As VP of Strategic Development for Promise Energy,Andy leads a team that helps clients make smarter,healthier, more profitable projects by financing,designing, and installing sustainablesolutions. In collaboration with many green buildingteams, architects, and energy modelers, Andy hasdesigned solar systems for dozens of LEED and Zero NetEnergy projects serving thousands of units ofmultifamily housing.

Specializes in Solar Solutions for Commercial & MultifamilyServed over 11,000 Units of Multifamily Affordable Housing10 Years experience in Strategic Sustainability & CommunicationSolar Design for LEED & Net Zero Energy Projects Frequent Speaker on Sustainability & Energy Efficiency forAffordable HousingFormer Member of Advisory Council on SustainableBuilding Methods to CA Tax Credit Allocation Committee Why it is important to have control over your energy:
o Know what and why you are paying - knowing is half the battleo Controlling your energy = controlling and lowering costso Energy Arbitrage maximizes the value of solar - store low, sell high!o dynamically
o Load Shifting helps makes your building efficiento
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How it affects you.

This duck curve is the direct cause to the newTOU rate-tariffs in CA and the shift of peakelectric pricing from 12pm-6pm to 4pm- 9pm.This is a very impactful change, and in manycases reduces the value of existing solar systems (thosesystems without batteries) since energy net meteredduring the day would be credited off-peak rates, a lower value than what the customer would buy at night whenpeak rates are in force.However, TOU rate-tariffs presents a very lucrativeopportunity when peak rates hit at 4pm. We are talking Old Peak New Peak
How does Promise Energy help?
Promise Energy provides clients with a three pronged approach to energy management and control of their energyfuture. After analyzing your electric data, our in-house engineering team designs a custom system for you.Solar PV Solar generates inexpensive, clean, renewable energy for over 30 years.

Energy Storage
Batteries give your system flexibility to maximize the value of solar, demand shift, and provide backup energy Energy Management
Control how, when and where your energy is used. This intelligence saves money, reduces your carbonfootprint and monitors everything! Coincidental Peak Avoidance
Energy arbitrage enables the user to avoiddrawing power from the grid during periodsof peak demand, when prices are the highest.Instead, power is drawn and stored at night,to be reintroduced as needed. Many gridoperators offer financial incentives forconsumers who reduce demand on the gridduring peak periods. Energy arbitragequalifies the user to receive these incentives.

What can batteries do for me?
Power quality is very similar to water quality,its not always healthy. During high demandperiods power quality can be inconsistent atbest. For consumers without their owngeneration, the delays associated with loss ofpower during a work day can representsignificant dips in profitability. Energyarbitrage provides energy insurance that caneliminate the risk of costly delays.Power Quality The practice of storing energy produced by a solar PV system in batteries off-peak periods in stead of net metering oreven using immediately, then discharging the stored energy during peak or ultra- systems do this seamlessly, with AI and always maximize the value of your solar energy. This can have a 7x impact onthe value of your solar energy!Energy Arbitrage (with Solar PV) By storing solar energy produced off-peak,and selling it when peak rates are in force, itreduces the amount of energy utilitycompanies have to produce using fossil fuelsduring the times they need power the most.Environmental Sustainability cle
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Company Contact Person Title Phone Email
Affordable Housing Developers
Community Corporation of Santa Monica Tara Barauskas, LEED AP Executive Director (310) 394-8487 x133 [email protected] Housing Brian D'Andrea Senior Vice President, Housing (310) 642-2059 [email protected] Communities Ray Hughes Director, Facilities Management (323) 804-2290 [email protected] Multi-Housing Jay Ross Project Manager - Design/Development (818) 706-0694 x128 [email protected] Beers Housing Audrey Peterson Project Manager, Housing Development (213) 316-0108 x105 [email protected] LA Community Corporation Ernesto Espinoza Vice President of Real Estate and Asset Management (323) 604-1988 [email protected] Housing Opportunities Rochelle Mills Director of Housing (949) 863-9740 [email protected] Housing Caitlin Rood National Environmental Sustainability Director (303) 830-6213 [email protected] Stanley Horizon Development Principal (949) 260-4998 [email protected] Chris Singleton Principal (909) 200-9337 [email protected] Management Group, Inc. Jason Levine Financial Analyst / Sustainability Specialist (310) 358-3489 ext. 232 [email protected] Capital Alicia Bramble Asset Manager (949) 272-2874 [email protected] General Contractors
MFRG-ICON Justin Krueger President (602) 284-9925 [email protected] Construction Robert Dauth Vice President of Pre-Construction (626) 386-7307 [email protected] Brothers Construction Miguel Monterrosa Project Manager (323) 266.8580 [email protected] Construction Victor Canales Project Engineer (310) 745-4047 [email protected] Construction Paul Lee Project Manager (310) 324-3636 [email protected] Constructors South, Inc. William Edwards Senior Project Manager (818) 668-7768 [email protected] Angeles Padilla Senior Project Manager (949) 795-6279 [email protected] Municipal & Academic Clients
Los Angeles Convention Center Thomas Fields Chief Operating Officer (213) 741-1151 x5305 [email protected] Coast Community College District Mark Schoeppner Construction Manager (949) 348-6126 [email protected]

PROMISE ENERGY REFERENCE LIST
San Rafael Office: 4040 Civic Center Drive, Ste. 200, San Rafael, CA 94903 LA Office: 8695 Washington Blvd., Ste. 205, Culver City, CA 90232 | 888.444.7911 | CSLB: 978353 Company Contact Person Title Phone Email

PROMISE ENERGY REFERENCE LIST
Architects
BROOKS + SCARPA Angela Brooks, FAIA, LEED ap bd+c Principal (323) 596-4702 [email protected] Architects Vijay Seghal, AIA LEED AP Partner (323) 255-4343 [email protected] Simon Architecture Lance Simon Principal (310) 306-7804 [email protected] Architecture Gio Aliano Senior Vice President | Principal Architect (213) 225-2714 [email protected]&M Architects Manuel Salazar, AIA Managing Director, Senior Associate 213.623.2107 x. 115 [email protected] Architects Elijah M. Pearce, LEED AP Architect (805) 963-8283 [email protected] John Arnold, AIA Architect [email protected] Architects Ismael Valle Senior Project Manager [email protected] Energy Consultants
Green Dinosaur Jason Lorcher Principal (213) 455-3311 ext. 7000 [email protected] Energy Kelsey Namara Sustainability Consultant (310) 356-2199 [email protected] Green Moe Fakih Director of Sustainability (714) 363-4700 [email protected] Design Shellie Collier Project Manager 213-507-7373 [email protected] Energy Systems Troy Lindquist LEED Green Rater, CGBP, CEA, BPI, HERS rater 818.957-7733 [email protected] Advocacy & Policy
TCAC Anthony Zeto Deputy Executive Director [email protected] Sean Spear (Former) Executive Director (626) 446-6864 [email protected] Communities Ramon Mendez Director of Solutions (213) 787-8215 [email protected] Blanca de la Cruz Sustainable Housing Program Manager (213) 892-8775 x6 [email protected] Alan Greenlee Executive Director (213) 480-1249 x224 [email protected] Solar Energy Industries Association Bernadette Del Chiaro Executive Director (916) 228-4566 [email protected] Energy Group Seth Mullendore Project Director (802) 223-2554 x213 [email protected] San Rafael Office: 4040 Civic Center Drive, Ste. 200, San Rafael, CA 94903 LA Office: 8695 Washington Blvd., Ste. 205, Culver City, CA 90232 | 888.444.7911 | CSLB: 978353 888.444.7911 promiseenergy.com 8695 Washington Blvd., Suite 205, Culver City, CA 90232

CONTACT US
Alejandro Aldana
ììî Éò ß®¾±® Ê·¬¿» Í¬®»»¬ô ×²¹´»©±±¼ô Ýß çðíðï ¤ íïðóëçîóçèìè ¤ ¿´»¨ò¿´¼¿²¿à·½´±«¼ò½±³ Education
University of Southern California, Los Angeles, CA Ó¿§ îðïè Ó¿-¬»® ±º Í½·»²½» ·² Í±½·¿´ Û²¬®»°®»²»«®-¸·°
California State University Los Angeles, Los Angeles, CA Ü»½»³¾»® îðïë Þ¿½¸»´±® ±º ß®¬-ô Í±½·±´±¹§
Ó·²±® ·² Ð¿² ßº®·½¿² Í¬«¼·»-
Santa Monica College, Santa Monica, CA Ö«²» îððè
ß--±½·¿¬» ±º ß®¬-ô Ô·¾»®¿´ ß®¬-
Professional Experience
Pico Youth & Family Center (PYFC), Santa Monica, CA Í»°¬»³¾»® îðïè Ð®»-»²¬ ß--±½·¿¬» Ü·®»½¬±®ô ×²½±³·²¹ Û¨»½«¬·ª» Ü·®»½¬±®
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Ý±±®¼·²¿¬»¼ ¿½¬·ª·¬·»- ¿²¼ -«°°±®¬ -»®ª·½»- ¬¿®¹»¬·²¹ ó óîì Ñ®¹¿²·¦»¼ §±«¬¸ ´»¼ »ª»²¬- °®±³±¬·²¹ ½«´¬«®¿´ ¿©¿®»²»--ô ¸·° ¸±° ½«´¬«®»ô ¿²¼ §±«¬¸ ª·±´»²½» °®»ª»²¬·±² -«½¸ ¿- ±«® ¿²²«¿´ Ñ²» Ò¿¬·±² Ø·° Ø±° Í«³³·¬ -·²½» îððé
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Santa Monica City CouncilJanuary 11, 2022

Santa Monica City Council
January 11, 2022