HomeMy WebLinkAboutR28980 - Prep of Housing & Rplcmnt Pln for Sagecrest Apts.PALM DESERT REDEVELOPMENT AGENCY
STAFF REPORT
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REQUEST: APPROVAL OF A CONTRACT WITH PMC IN AN AMOUNT NOT-
TO-EXCEED $29,820, PLUS $2,500 FOR REIMBURSABLES,
FOR THE PREPARATION OF A HOUSING RELOCATION PLAN
AND A REPLACEMENT HOUSING PLAN FOR SAGECREST
APARTMENTS LOCATED AT 73-775 SANTA ROSA WAY, PALM
DESERT
SUBMITTED BY: JESSICA GONZALES, MANAGEMENT ANALYST - HOUSING
CONSULTANT: PMC (formerly known as Pacific Municipal Consultants)
2729 PROSPECT PARK DRIVE, SUITE 220
RANCHO CORDOVA, CA 95670
DATE:
CONTENTS
Recommendation:
MAY 21, 2009
CONTRACT NO. R- 2s98o
PMC RELOCATION SERVICES PROPOSAL
AERIAL MAP
By Minute Motion, that the Agency Board:
1. Approve Contract No. R- 289so with PMC in an amount not-to-exceed
$29,820, plus $2,500 for reimbursables, for the preparation, adoption, and
implementation of a Housing Relocation Plan and a Replacement Housing
Plan for Sagecrest Apartments located at 73-775 Santa Rosa Way; and
2. Authorize Executive Director to finalize and execute the contract and any
documents necessary to perform the services needed to adopt and
implement the Relocation Plan and Replacement Housing Plan.
Funds are available in account number 870-4688-464-4001.
Executive Summarv:
Approval of this request will allow for the preparation, adoption, and implementation of a
Housing Relocation Plan ("Relocation Plan") and the preparation of a Replacement
Housing Plan ("Replacement Plan") for Sagecrest Apartments project located at 73-775
Santa Rosa Way.
A redevelopment agency is required to develop a Relocation Plan whenever a
redevelopment project leads to permanent displacement of the existing tenants that are
of low and moderate incomes. A redevelopment agency is required to adopt a
Replacement Plan in the event that redevelopment results in the destruction or removal
of dwelling units from the low and moderate tenant housing market.
Staff Report
Approve Contract R- 28980
Page 2 of 3
May 21, 2009
with PMC for Relocation Plan at Sagecrest Apartments
In order to begin the process of redeveloping the Sagecrest Apartment site, staff
requests approval of a professional services contract with PMC in an amount not-to-
exceed $29,820, plus $2,500 for reimbursables.
Discussion:
The Palm Desert Redevelopment Agency (Agency) acquired the 14-unit apartment
complex on February 28, 2008. The property is dilapidated and has been evaluated by
an architect who has indicated that the site contains issues with drainage, lighting, and
deficiencies that may not be correctable to comply with the Americans with Disabilities
Act. The Redevelopment Agency's intention is to redevelop the 1.26-acre apartment
site to accommodate a more efficient site plan and unit type, as well as to continue to
provide affordable housing to serve the needs of the community.
Relocation Plan
Prior to redeveloping the site, California Redevelopment Law requires the preparation,
adoption, and implementation of a Relocation Plan for displaced residents. The
Relocation Plan describes the relocation assistance available to current and past
tenants and includes, but is not limited to; individual interviews and identification of all
tenants that are eligible for relocation benefits, preparation of individual relocation
packages for eligible persons, provide the tenants with on-going advisory services to
minimize hardship, and provide written referrals to replacement housing and physically
assist displacees in locating replacement housing.
Replacement Plan
As part of the Relocation Plan, the Agency must also meet the Replacement Housing
requirement which includes adopting a Replacement Plan by resolution. The
Replacement Plan will identify housing units that will replace the units which are
removed as part of the redevelopment of the site.
Consultant Selection
Staff contacted four (4) firms and requested proposals for the preparation of a
Relocation Plan, relocation services, and a replacement housing plan. Staff received
three (3) proposals from the following three firms:
FIRM
PMC
..................................
Associated Right-of-Way
Services, Inc. (ARWS)
Overland Pacific Cutler, Inc.
LOCATIONS
TOTAL COST
NOT-TO-EXCEED
$ 29,820.00
Rancho Cordova, EI Centro, San
Diego, Los Angeles, and others.
Pleasant Hills, CA
Long Beach, Palm Desert, Riverside,
San Diego, Irvine, and others.
$ 34,500.00
$ 41,750.00
G\rdaWessica Gonzales\Sagecrest RelocationReplacemenhSAGECREST APT Reloc-PMC Agmt Staff Report 052109.doc
Staff Report
Approve Contract R- 28980
Page 3 of 3
May 21, 2009
with PMC for Relocation Plan at Sagecrest Apartments
The firms were evaluated based on qualifications, services to be rendered and costs.
All three firms were qualified, however, PMC is being recommended because their
proposal included all the components identified in the scope of services at the lowest
cost. PMC also offers assistance to the tenants with utility transfers, scheduling the
physical move, as well as providing 24-hour phone availability for tenants. The total
cost of th e contract will be adjusted based on the actual total number of tenants
relocated.
Conclusion
Once the Relocation Plan and the Replacement Plan are prepared, both plans will be
made available for public input and comment and then presented to the Agency Board
for approval.
Therefore, staff recommends that the Agency Board award a professional services
contract to PMC, in an amount not-to-exceed $29,820, plus $2,500 in reimbursable
costs, for the preparation, adoption, and implementation of a Relocation Plan and the
preparation of a Replacement Plan for Sagecrest Apartments project. Funds are
available in account number 870-4688-464-4001.
Submitted by:
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Jessi a �zales J
Man ment Analyst — Housing
Department Head:
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Di r of Housing
Approval:
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Imuth, Executive Director
Ma'�tin Alvarez
Redevelopment Manager
Department Head:
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Director of development/Housing
Paul S. Gibson, Director of Finance
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G\rdalJessica Gonzales\Sagecrest RelocationReplacement\SAGECREST APT Reloc-PMC Agmt Staff Report 052109 doc
Contract No. R28980
AGREEMENT FOR PROFESSIONAL SERVICES
This AGREEMENT is made and entered into this day of 2009,
("Effective Date") by and between the PALM DESERT REDEVELOPMENT AGENCY
("Agency") and PMC, ("Consultant") (sometimes referred to individually or collectively as
"Party" or "Parties").
WITNESSETH
WHEREAS, Agency desires to retain Consultant as an independent contractor to
perform certain technical and professional consulting services in connection with the
SAGECREST APARTMENT RELOCATION PROJECT, subject to the terms and
conditions specified below, in the documents attached and incorporated herein, and
applicable federal, state and local law.
NOW, THEREFORE, in consideration of performance by the Parties of the
mutual promises, covenants, and conditions herein contained, the Parties hereto agree
as follows:
1. Consultant's Services.
1.1 Nature of Services. Consultant shall provide professional and
technical services on a non-exclusive basis, as more particularly described in Section 3,
below, and in Exhibit A, Scope of Services.
1.2 Personnel. Consultant represents that it has, or will secure at its
own expense, all personnel required to perform the services under this Agreement. All
of the services required under this Agreement will be performed by Consultant or under
its direct supervision, and all personnel engaged in the work shall be qualified, and shall
be authorized or permitted under state and local law to perForm such services.
1.3 Standard of Performance. Consultant shall perForm all services
under this Agreement in accordance with the standard of care generally exercised by
like professionals under similar circumstances and in a manner reasonably satisfactory
to Agency.
1.4 Consultant Representative. For the purposes of this Agreement,
the Housing Project Manager who will serve as the Consultant Representative shall be
LEILANI BARNETT ("Consultant Representative").
1.5 Time of Commencement. The execution of this Agreement by the
Parties does not constitute an authorization to proceed. A separate written Notice to
Proceed shall be issued by the Agency Representative, and Consultant shall not
commence work until receipt of such written Notice(s) to Proceed, as further set forth in
Sections 2 and 3, below.
1.6 Time of Performance/Time is of the Essence,. Consultant shall
commence the services contemplated under this Agreement immediately upon receipt
of a written Notice to Proceed from the Agency, and shall prosecute to completion each
task listed in Section 3 in a timely and diligent manner.
Contract No. R28980
2. Services by Agency:
Aqencv Reqresentative. For the purposes of this Agreement, the
Agency Representative shall be MARTIN ALVAREZ, or such other person designated
by the Agency's Executive Director ("Agency Representative").
Provision of Data. All information, data, reports and records and
maps as it relates to the project that are existing and available from the Agency and
necessary for the carryings out of the work outlined in Exhibit "A" hereof shall be
furnished to Consultant without charge by Agency, and Agency shall cooperate in every
way reasonable in the carrying out of the work without delay.
3. Consultant's Scope of Work. Upon delivery by Agency to Consultant of
a written Notice to Proceed, Consultant shall immediately commence work pursuant to
this Agreement. Consultant's scope of work shall consist of the services in Exhibit A
appended to this Agreement.
3.1 Reportinq & Record Keepinq. To assist Agency in the performance
of its planning, reporting, and financial administration obligations, Consultant shall,
throughout the term of this Agreement, keep Agency reasonably informed of progress
on work required under this Agreement, and of any problems or delays, anticipated or
otherwise, associated with each aspect of the work. Consultant shall promptly respond
to any request by Agency for information, progress reports, or documentation.
Consultant shall maintain accurate records of all work performed for each Assignment
under this Agreement, including but not limited to originals or copies, as applicable, of
all deliverable documents described in Exhibit A. Upon the completion of work, and if
requested by the Agency, Consultant shall deliver to Agency the originals of all
documentation produced, and may retain copies of such documentation, at Consultant's
election.
3. 2 Compliance with Laws. Consultant shall at all times possess any
and all licenses and permits necessary to provide the services herein, and shall comply
with applicable federal, state and local laws, ordinances, codes and regulations in the
perFormance of this Agreement, and with all applicable with any applicable City of Palm
Desert policies and guidelines.
3.3 Confidentialitv. Except as otherwise permitted or required by law,
Consultant shall maintain as confidential and shall not disclose any and/or all
information received in the course of performing pursuant to this Agreement.
Consultant shall promptly inform the Agency in the event Consultant receives a
subpoena or court order requiring disclosure of confidential information.
4. Not Used
5. Compensation. Agency shall pay Consultant for the Services provided
under this Agreement on the following basis.
5.1 Not-to-Exceed Fee: Agency shall pay to Consultant a total amount
not to exceed $29,820 for the services described in Exhibit A. Payment shall be made
according to Section 6 of this agreement. The not-to-exceed fee shall not be exceeded
without written agreement between the parties.
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Contract No. R28980
5.2 Additional Services: Agency shall not be obligated to compensate
Consultant for additional services performed without advance authorization from the
Agency Representative.
5.3 Reimbursable Expenses: Agency shall pay to Consultant actual
project costs an d other expenses directly attributable to the project and expressly
approved in writing by the Agency Representative. Reimbursable expenses, including
Consultant's mark-up, shall not exceed $ 2,500.00 for this project.
5.4 Extraordinary Expenses/Costs. No claims for additional services,
expenses or costs incurred by Consultant will be allowed unless such additional
services, expenses or costs are authorized by Agency in writing prior to the
performance or incurrence of such services, expenses or costs. Any additional
services, expenses or costs authorized by Agency shall be compensated at rates
mutually agreed upon by the Parties in writing.
6. Method of Payment.
6.1 Invoices. Consultant shall submit to Agency invoices each month
for all services, if any, completed, and all expenses or costs incurred pursuant to this
Agreement during the preceding month. The invoices shall describe the services
rendered during the period and shall show the number of hours worked, the hourly rates
charged, and any milestone achievements. Copies of receipts for expenses or costs
shall be submitted with each invoice. Agency shall review such invoices and notify
Consultant in writing within fifteen (15) calendar days of any disputed amounts.
6.2 Pavment. Agency shall pay all undisputed portions of the invoice
within thirty (30) calendar days after receipt of the invoice up to the maximum amounts
set forth in Section 5.
6.3 Audit of Records. At any time during regular working hours, all
records, invoices, time cards, cost control sheets and other records maintained by
Consultant shall be available for review and audit by the Agency.
7. Ownership of Work Product.
7.1 Propertv of Aqencv. All documents including but not limited to
plans, bids, proposals, correspondence, permits, certificates, contracts, change orders,
invoices, receipts, reports, analyses or other written or digital material developed or
obtained by Consultant in the performance of this Agreement, including any and all
intellectual property rights arising therefrom ("Work Product"), shall be and remain the
property of Agency without restriction or limitation upon its use or dissemination by
Agency. Promptly upon the completion of each Assignment, or at any other time upon
reasonable notice to Consultant by Agency, Consultant shall deliver all Work Product to
Agency.
7.2 Re-Use of Work Product. Agency and Consultant agree that all
documents, other than invoices, prepared by Consultant pursuant to this Agreement
shall be used exclusively for the subject project, and shall not be used for any other
work without the mutual agreement of the Parties. Such material shall not be the subject
of a copyright application by Consultant. In the event Consultant permits the re-use or
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Contract No. R28980
other use of such Work Product, Agency shall require the party using them to indemnify
and hold harmless Agency and Consultant regarding such re-use or other use, and
Agency shall require the party using them to eliminate any and all references to
Consultant from such Work Product. In the event Agency re-uses such Work Product
on any project other than the project for which they were prepared, such re-use shall be
at the sole risk of Agency unless Agency compensates Consultant for such reuse.
8. Conflict of InterestlProhibited Conduct and Interests
8.1 Conflict of Interest. Consultant and its officers, employees,
associates and sub consultants, if any, will comply with all conflict of interest statutes of
the State of California applicable to Consultant's services under this Agreement,
including, but not limited to, the Political Reform Act (Government Code Sections
81000, et seq.) and Government Code Section 1090. During the term of this
Agreement, Consultant shall retain the right to perform similar services for other clients,
but Consultant and its officers, employees, associates and sub consultants shall not,
without the prior written approval of the Agency Executive Director, perform work for
another person or entity for whom Consultant is not currently perForming work that
would require Consultant or one of its officers, employees, associates or sub
consultants to abstain from a decision under this Agreement pursuant to a conflict of
interest statute.
8.2 No Solicitation. Consultant, on behalf of itself and its o�cers,
employees, agents and representatives, warrants that it has not employed or retained
any company or person, other than a bona fide employee working solely for Consultant,
to solicit or secure this Agreement, and that it has not paid or agreed to pay any
company or person, other than a bona fide employee working solely for Consultant, any
fee, commission, percentage, brokerage fee, gifts, or any other consideration,
contingent upon or resulting from the award or making of this Agreement. For breach or
violation of this warranty, Agency shall have the right to terminate this Agreement
without notice or liability, or in its discretion to deduct from the contract price or
consideration, or otherwise recover, the full amount of such fee, commission,
percentage, brokerage fee, gift or contingent fee.
8.3 No Financial Interest - Aqencv. No officer, member or employee of
City or Agency during his or her tenure or one year thereafter shall have any interest,
direct or indirect, in this Agreement or the proceeds thereof. The Parties hereto
covenant and agree that to their knowledge no member of the City Council, Agency
Board, or officer or employee of the City or Agency, has any interest, whether
contractual, non-contractual, financial or otherwise, in this Agreement, or the subject
matter thereof, nor any business or financial relationship with Consultant, and that if any
such interest comes to the knowledge of either Party at any time a full and complete
disclosure of all such information will be made in writing to the other Party or Parties,
even if such interest would not be considered a conflict of interest under applicable
laws.
8.4 No Financial Interest — Consultant. Consultant hereby covenants,
on behalf of itself, and its officers, employees, agents and representatives, that at the
time of executing this Agreement it has no interest, and that it shall not acquire any
interest in the future, direct or indirect, which would conflict in any manner or degree
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Contract No. R28980
with the performance of services required to be performed pursuant to this Agreement.
Consultant further covenants that in the performance of this Agreement, no person
having any such interest shall be employed by Consultant. At no time during the term of
this Agreement, and for one (1) year thereafter, shall Consultant or anyone acting on
Consultant's behalf, accept anything of value from any contractor or subcontractor
perForming services in connection with the project.
9. Indemnification. Other than in the perFormance of professional services
and to the fullest extent permitted by law, Consultant shall indemnify, defend and hold
the City, Agency, and City's and Agency's elected officials, officers, employees, agents
and volunteers free and harmless from and against all tort liability, including liability for
claims, suits, actions, expenses or costs of any kind, whether actual, alleged or
threatened, actual attorney's fees, court costs, and expert witness fees incurred by City
or Agency, arising out of or in any way connected with, in whole or in part, the acts or
omissions of Consultant, or any of Consultant's officers, agents, employees or
contractors, in the performance of this Agreement, including but not limited to, claims,
suits and liabilities for bodily injury, death or property damage to any individual or entity,
including employees or officials of Consultant. The provisions of this paragraph shall
not apply to claims arising out of the sole negligence or willful misconduct of City or
Agency, any of City's or Agency's elected officials, officers, employees or agents.
In addition to the foregoing, Consultant shall indemnify, protect, defend and
hold harmless the Agency and the City of Palm Desert, their officials, employees,
agents and representatives from and against any and all losses, liabilities, damages,
costs, and expenses, including attorney's fees and costs to the extent same are caused
in whole or in part by any negligent or wrongful act, error, or omission of the Consultant,
its officers, agents, employees or sub-Consultants (or any entity or individual that the
Consultant shall bear the legal liability thereofl in the perFormance of professional
services under this agreement.
10. Insurance.
Consultant will maintain insurance in conformance with the requirements set forth
below. If Consultant's existing coverage does not meet the requirements set forth here,
it will be amended to do so. Consultant acknowledges that the insurance coverage and
policy limits set forth in this section constitute the minimum amount of coverage
required. Any insurance proceeds available to Agency in excess of the limits and
coverage required in this agreement and which is applicable to a given loss, will be
available to Agency.
10.1 Workers' Compensation and Employer's Liabilitv.
Consultant shall provide Workers Compensation and Employer's Liability Insurance on
an approved policy form providing benefits as required by law with employer's liability
limits no less that $1,000,000 per accident or disease.
10.2 Professional Liabilitv or Errors and Omissions. Professional
Liability or Errors and Omissions insurance as appropriate shall be written on a policy
form coverage specifically designed to protect against acts, errors or omissions of the
Consultant and "Covered Professional Services" as designated in the policy must
specifically include work performed under this agreement. The policy limit shall be no
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Contract No. R28980
less than $1,000,000 per claim and in the aggregate. The policy must "pay on behalf of'
the insured and must contain a provision establishing the insurer's duty to defend. The
policy retroactive date must be on or before the effective date of this agreement.
10.3 Automobile Liabilitv,. Consultant shall provide auto liability
coverage with a limit of no less than $1,000,000 per accident. If Consultant owns no
vehicles, this requirement may be met through a non-owned auto endorsement to the
CGL policy.
10.4 Waiver. If the Consultant does not carry Worker's
compensation coverage, or if the Consultant will not operate any vehicles at any time
within the scope of the services in the agreement, provisions for these coverages may
be waived upon review and approval of the Agency's Risk Manager.
11. Status as Independent Contractor. Consultant is, and shall at all times
remain as to Agency, a wholly independent contractor. Consultant shall have no power
to incur any debt, obligation, or liability on behalf of Agency. Neither Agency nor any of
its officials, employees or agents shall have control over the conduct of Consultant or
any of ConsultanYs employees, except as set forth in this Agreement.
12. Non-Assignability; Subcontracting. Consultant shall not assign or
subcontract all or any portion of this Agreement without the Agency's prior, written
consent. Any attempted or purported assignment or sub-contracting by Consultant shall
be null, void and of no effect.
13. Non-Discrimination and Equal Employment Opportunity. In the
performance of this Agreement, Consultant shall not discriminate against any employee,
subcontractor, or applicant for employment because of race, color, creed, religion, sex,
marital status, national origin, ancestry, age, physical or mental disability, medical
condition, or sexual orientation. Consultant will take affirmative action to ensure that
subcontractors and applicants are employed, and that employees are treated during
employment, without regard to their race, color, creed, religion, sex, marital status,
national origin, ancestry, age, physical or mental disability, medical condition, or sexual
orientation. This clause shall be included in any contract prepared or approved by
Consultant in connection with performance of its services under this Agreement.
14. Cooperation. In the event any claim or action is brought against Agency
or City relating to Consultant's performance or services rendered under this Agreement,
Consultant shall render any reasonable assistance and cooperation, which Agency or
City might require.
15. Termination. The right is reserved by the Agency to terminate the
Agreement at any time upon seven (7) days written notice, in the event the project is to
be abandoned or indefinitely postponed, or in the event the Consultant's services, in the
sole judgment of Agency, are unsatisfactory or because of the Consultant's failure to
prosecute the work with diligence or within the time limits specified or because of his
disability or death. In any such case, the Consultant shall be paid the reasonable value
of the services rendered, based upon Consultant's standard hourly rates, up to the time
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Contract No. R28980
of the termination. The Consultant shall keep adequate records to substantiate costs
and provide copies of original timecards in the event of termination or suspension.
16. Notices. Any notices, bills, invoices, or reports required by this
Agreement shall be given by first class U.S. mail or by personal service. Notices shall
be deemed received on (a) the day of delivery if delivered by hand or overnight courier
service during Consultant's and Agency's regular business hours or by facsimile before
or during Consultant's regular business hours; or (b) on the third business day following
deposit in the United States mail, postage prepaid, to the addresses heretofore set forth
in the Agreement, or to such other addresses as the Parties may, from time to time,
designate in writing pursuant to the provisions of this section. All notices shall be
delivered to the Parties at the following addresses:
Agency: John Wohlmuth, Executive Director
Palm Desert Redevelopment Agency
73-510 Fred Waring Drive
Palm Desert, California 92260-2578
Tel: (760) 346-0611
Fax: (760) 341-6372
With a copy to: Martin Alvarez
Palm Desert Redevelopment Agency
73-510 Fred Waring Drive
Palm Desert, California 92260-2578
Tel: (760) 346-0611
Fax: (760) 341-6372
Consultant: PMC
2729 Prospect Park Drive, Suite 220
Rancho Cordova, CA 95670
Tel: (916) 361-8384 / Fax: (916) 361-1574
17. Non-Waiver of Terms, Rights and Remedies. Waiver by either Party of
any one or more of the conditions of pertormance under this Agreement shall not be a
waiver of any other condition of perFormance under this Agreement. In no event shall
the making by Agency of any payment to Consultant constitute or be construed as a
waiver by Agency of any breach of covenant, or any default which may then exist on the
part of Consultant, and the making of any such payment by Agency shall in no way
impair or prejudice any right or remedy available to Agency with regard to such breach
or default.
18. Attorney's Fees. In the event that either Party to this Agreement shall
commence any legal action or proceeding for damages for breach, or to enforce or
interpret the provisions of this Agreement, the prevailing party in such action or
proceeding shall be entitled to recover its costs of suit, including reasonable attorney's
fees and experts' costs.
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Contract No. R28980
19. Exhibits; Precedence. All documents referenced as exhibits in this
Agreement are hereby incorporated in this Agreement. In the event of any material
discrepancy between the express provisions of this Agreement and the provisions of
any document incorporated herein by reference, the provisions of this Agreement shall
prevail.
20. Entire Agreement. This Agreement, and any other documents
incorporated herein by specific reference, represents the entire and integrated
agreement between Consultant and Agency. This Agreement supersedes all prior oral
or written negotiations, representations or agreements. No promise or representation,
whether oral or written, express or implied, that is not set forth herein, shall be binding
or have any force or effect. This Agreement may not be amended, nor any provision
waived, except in a writing signed by the Parties which expressly refers to this
Agreement.
21. Partial Invalidity. In case any provision of this Agreement should be
deemed by a court of competent jurisdiction to be invalid, illegal or unenforceable in any
respect, the validity, legality or enforceability of the remaining provisions shall not be
affected or impaired thereby.
22. Successors. This Agreement shall bind and inure to the benefit of the
respective heirs, personal representatives, successors and assigns of the parties to this
Agreement.
23. Waivers. No waiver of any breach or default of any term or provision of
this Agreement shall be deemed a waiver of any other term or provision of this
Agreement, and no waiver shall be valid unless in writing and executed by the waiving
party.
24. Construction. Section headings in this Agreement are solely for the
convenience of the parties and are not a part of and shall not be used to interpret this
Agreement. This Agreement shall not be construed as if it had been prepared by one of
the parties, but rather as if both parties have prepared it. Unless otherwise indicated, all
references to Sections ace to this Agreement. All exhibits to this Agreement are hereby
incorporated by reference.
25. In case of conflicts within the contract documents, the document
precedence shall be as follows:
(a) This Agreement
(b) Exhibit A— Scope of Services Proposal
(REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)
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Contract No. R28980
IN WITNESS WHEREOF, said parties have executed this Agreement effective
as of the Effective Date above.
PMC
By:
its:
By:
its:
PALM DESERT REDEVELOPMENT AGENCY
Robert A. Spiegel, Chairman
ATTEST:
Rachelle D. Klassen, Secretary
APPROVED AS TO FORM
Dave Erwin, City Attorney
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Contract No. R28980
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SCOPE OF SERVICES PROPOSAL
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April 6, 2009
Martin Alvarez
CITY OF PALM DESERT
REDEVELOPMENT AGENCY
73510 Fred Waring Drive
Palm Desert, CA 92260
RE: RELOCATION SERVICES PROPOSAL
Dear Mr. Alvarez:
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Per your request, I am sending you a scope and budget proposal to provide Relocation Services to the
City of Palm Desert Redevelopment Agency. I understand that you received our Statement of
Qualifications for this project last week.
PROJECT UNDERSTANDING
The City of Palm Desert Redevelopment Agency has acquired a fourteen unit market rate residential
complex located at 73775 Santa Rosa Way in Palm Desert. Currently, twelve of the units are occupied
by renters who are subject to month-to-month rental agreements and two units are vacant. The
Redevelopment Agency needs to demolish the existing structures in order for new below market rate
housing to be constructed on the site. To that end, the Redevelopment Agency would like to adopt a
Relocation / Replacement Housing Plan and work closely with the existing tenants to provide relocation
services.
PMC has prepared a proposal in accordance with the Uniform Relocation and Real Property Acquisition
Policies Act of 1970 as amended; federal regulations at Title 49, Part 24, Uniform Relocation assistance
and Real Property Acquisition Regulations for Federal and Federally-Assisted Programs (the "Uniform
Act"); California Relocation Assistance and Real Property Acquisition Guidelines, Title 25, California
Code of Regulations, Chapter 6, Section 6000 et seq. (the "Guidelines"); and California Government
Code Sections 7260 — 7277, pertaining to relocation. The following scope of work describes the
activities required to complete relocation services for this project. Throughout the project, the key
approach that PMC will undertake is early and consistent communication with the tenants, involving
accurate information and proactive friendly and professional service.
SCOPE OF WORK
PMC will provide tenant relocation services for the City of Palm Desert Redevelopment Agency in
compliance with current relocation laws and procedures. This work will result in the completion of a
Relocation / Replacement Housing Plan and provision of relocation services.
2729 Prospect Park Drive, Suite 220 • Rancho Cordova, CA 95670 • P: (916) 361-8384 • F: (916) 361-1574
Martin Alvarez
April 6, 2009
Page 2
The Relocation / Replacement Housing Plan establishes a comprehensive relocation assistance program,
including advisory and financial benefits and assistance that will be provided to households displaced
from the property. Relocation assistance to be provided to households includes the following:
• Explanation of relocation rights and benefit options;
• Assistance completing relocation claims and rental applications, as requested;
• Assistance in locating comparable decent, safe and sanitary replacement housing; and
• Financial assistance as applicable.
Task I— Detailed Project De�nition and Kick-Off Meeting
PMC proposes a kick-off meeting with Redevelopment Agency staff where a detailed work schedule and
project goals will be finalized. PMC proposes that this meeting be a phone meeting to minimize
expenses.
Task 2—Development of Relocation/Replacement Housing Plan
PMC will confer with Redevelopment Agency staff and the Agency's legal counsel to determine and
calculate relocation requirements for the project and replacement housing. PMC will develop a Draft
Relocation / Replacement Housing Plan in conformance with all applicable laws and standards and in
conformance with the project goals established in Task I. Agency staff will review the Draft Relocation
/ Replacement Housing Plan and provide comments to PMC, and PMC will complete the final Relocation
/ Replacement Housing Plan.
As part of the development of the Relocation / Replacement Housing Plan, PMC will coordinate with a
moving company that will be available to provide complete packing, unpacking, and moving services to
tenants. PMC will obtain a proposal from the moving company on behalf of the Redevelopment Agency.
(Physical moving services are not part of PMC's scope or budget).
Task 3- Adoption of the Relocation / Replacement Housing Plan by the City Council
(Critical Path Milestone)
The City Council adopts the Relocation / Replacement Housing Plan recommended by Agency staff.
The City or Agency will prepare and distribute public hearing notices for this item. PMC will attend the
City Council hearing. Once adopted, the Relocation / Replacement Housing Plan will be available for
public comment for 30 days. PMC will respond to comments on the Relocation / Replacement Housing
Plan and anticipates approximately four to six comment letters will be received.
Task 4— Development of Collateral
PMC will develop collateral materials for the tenants and the community in the form of a Frequently
Asked Questions fact sheet about the move and a background sheet about the construction process.
These documents will be made available to the tenants and to the news media.
Task 5— Individual Meetings with the Tenants
PMC will schedule individual one-on-one meetings with each tenant, based on the availability of the
tenants. The purpose of this one-on-one attention is to reassure each resident that this process will be
handled e�ciently and with a focused effort on their individual personal comfort and safety. During
these meeting, PMC will provide the collateral materials to the tenants.
Martin Alvarez
April 6, 2009
Page 3
Task 6— Informational Meeting for Tenants
PMC will hold an informational meeting for tenants which will be attended by PMC, Agency staff, and by
a representative from the moving company. The meeting will include an overview of the move process
and a discussion regarding next steps. The meeting will identify a PMC individual that residents can
contact with any question or concern during the process.
Task 7 — Relocation Services
PMC will provide relocation services to the tenants which will be specified in the Relocation /
Replacement Housing Plan, such as assistance with utility transfer, assisting tenants in locating new
housing, and scheduling the physical move.
Prior to, during and after individual moves, complex residents will be notified via written
correspondence in addition to telephone cnrrespondence.
Task 8— 24-Hour Phone Assistance During the Physical Move
PMC will be available 24-hours by phone for the tenants during their physical move.
PRODUCTS/DELIVERABLES TO THE CITY
I) Draft Relocation / Replacement Housing Plan
2) Final Relocation / Replacement Housing Plan
3) Collaterals- FAQ and Construction Process — PMC will provide Agency with twenty-five (25)
color copies. Agency to distribute.
BUDGET
The estimated cost for the project is $29,820 for the services described in the Scope, which assumes
relocation services will be provided for twelve units. This does not include any financial assistance that
may be offered to tenants as part of the relocation package or the cost of the physical moves, which will
be provided by a moving company (not PMC). This does not include eviction services, should they be
needed, nor property management services during the relocation process.
We understand that it is possible some units will be vacant prior to commencement of our relocation
services, and that therefore relocation services may be needed for fewer than twelve units.
Should this be the case, then our budget would be reduced as follows, depending on the number of units
that are occupied at the commencement of our services:
• I I units - $28,592
• 10 units - $27,364
� 9 units - $26, I 36
• 8 units - $24,908
• 7 units - $23,680
Martin Alvarez
April 6, 2009
Page 4
SCHEDULE
PMC will work with the Client to ensure the Client's schedule is met. The schedule will be developed
during the kick-off meeting with the Client.
ASSUMPTIONS
The scope of work, budget, and schedule provisions of this proposal assume the following:
• The cost proposal will remain valid for sixty (60) days.
• The Project Description shall not be substantially changed by the Redevelopment Agency after
approval.
• The project team will have access to all necessary City and Redevelopment Agency documents.
• The number of Agency reviews of the draft Relocation / Replacement Housing Plan will be as
described in the Scope of Work. PMC reserves the right to renegotiate its contract if more
rounds of Agency review for each of the aforementioned documents occurs.
• Responses to comments on the Relocation / Replacement Housing Plan assume a moderate
level of effort as described in the Scope of Work. PMC reserves the right to renegotiate its
contract if comments received would require a level of effort beyond our estimate.
We look forward to working with you on this project. We are available to commence work on this
project immediately. Please contact Leilani Barnett, Housing Project Manager, at (530) 60 I-2505 with
any questions you may have regarding this proposal or email LBarnett@PMCWorld.com.
Sincerely,
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hilip O. Carter
President
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Leilani Barnett
Housing Project Manager
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Kendall Flint
Outreach Project Manager
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March 9, 2009
Martin Alvarez
CITY OF PALM DESERT
73510 Fred Waring Drive
Palm Desert, CA 92260
RE: RELOCATION SERVICES STATEMENT OF QUALIFICATIONS
Dear Mr. Alvarez:
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PMC is pleased to submit this Statement of Qualifications to the City of Palm Desert (City) to provide consulting
services for tenant relocation services.
PMC was established in 1995 with a mission to provide project management, planning, municipal finance, and
environmental services to public agencies, and since that time has provided these services to more than 200 cities,
counties, special districts and state agencies. The Company has grown steadily and today consists of over 220
employees working out of its nine primary offices (Los Angeles, San Diego, Monterey, Oakland, Davis, Rancho
Cordova, Chico, Phoenix and Mt. Shasta). PMC's efforts for Palm Desert will be provided by PMC's Housing Team.
Jim Carney is the Housing Team Director, and Leilani Barnett will serve as Project Manager for the relocation
services.
The Project Team for the relocation services possesses a wealth of experience in real estate and particularly tenant
relocation and replacement housing, and is well prepared to respond to the City's needs in providing exceptional
tenant relocation services to ensure a smooth transition for residents. PMC's overriding goal is to ensure that all
services conducted for Palm Desert are done in the most professional, responsive, accurate, efficient, and timely way
possible. PMC will work closely with City staff to ensure the work completed for this project meets City
expectations.
We are ready and able to begin work immediately. We appreciate your consideration of PMC for this important
assignment and look forward to participating further in the consultant selection process. All the information
contained in this SOQ is truthful and accurate to the best of my knowledge. Please contact Leilani Barnett at (530)
601-2505 or at my email address LBarnettCc�PMCWorld.com regarding this submittal.
Sincerely,
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President
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Enclosures/Attachments:
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Leilani Barnett
Project Manager
Relocation Statement of Qualifications
PMC Staff Resumes
P:\California, Sute oflPalm Desert, City oflP09-0422 Relocation Project
2729 Prospect Park Drive, Suite 220 • Rancho Cordova, CA 95670 • P: (916) 361-8384 • F: (916) 361-1574
RELOCATION STATEMENT OF QUALIFICATIONS
FIRM OVERVIEW
PMC is corrunitted to serving the needs of cities, counties, and other governmental agencies by
providing a complementary range of municipal support and management services. We have offices in
Los Angeles, San Diego, Monterey, Davis, Chico Mt. Shasta, Oakland, Rancho Cordova, Spokane,
Tempe and other project locations.
PMC was founded in 1995 with a mission to provide planning, environmental, and municipal services to
public agencies, special districts, and public-oriented organizations. PMC has provided services to more
than 200 cities, counties, and special districts throughout California, Nevada, Washington, and beyond.
We continue to grow steadily and strategically, and today PMC consists of over 220 professionals
working out of multiple offices. Our professionals are happy, energetic, enthusiastic individuals who
love their jobs and getting the work done.
PMC provides our clients comprehensive environmental services, contract staff assistance, strategic
planning services, public affairs, public relations, resource management, general and specific plan
(including housing element) preparation, updates and implementation, zoning code preparation, updates
and enforcement, design guidelines, LAFCo/annexation services, regulatory permitting assistance,
affordable housing in-lieu and AB1600 impact fee studies, infrastructure and facility finance planning,
GIS, and all aspects of current and advanced planning assistance.
PMC also provides long-term and temporary planning assistance (staffin� for a diverse range of
agencies, including rural communities and urban centers. With our public agenry focus, we avoid any
conflicts of interest and have no contractual relationships with the development community. PMC
continues to assist governmental agencies to look for more creative and efficient ways to masimize
limited fiscal resources and find the funding for projects. The use of PMC's services, staff resources, and
technical assistance is a viable option to meet the ever-changing demands placed on local, regional, and
state agencies.
HOUSING AND COMMUNITY DEVELOPMENT
PMC has assisted many jurisdictions with a wide range of services in housing and community
development. PMC Housing Group services include but are not limited to the following:
• Relocation Services
• Housing program design, implementation, and administration
• Redevelopment services
• Housing compliance management
• Housing conditions surveys
• Affordable housing property inspections
• Special studies involving inclusionary housing policies, including in-lieu fees
• Affordable housing trust fund management
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RELOCATION STATEMENT OF QUALIFICA�IONS
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• Preparation and successful state HCD certification of Housing Elements for urban and rural
communities
• Preparation of grant applications for CDBG, HOME, state bond funds, and a broad range of
communiry development funding, as well as admirustration of such grant programs for cities
and counties throughout the state
• Regional housing fair share plans and strategies
• Feasibiliry studies
• Market studies
PROJECT TEAM
The PMC Housing Group is well prepared to perform relocation services on behalf of the Palm Desert
Redevelopment Agenry. The project team members will be jun Carney (Project Director), Leilani
Barnett (Project Manager/Senior Housing Planner), Kendall Flint (Outreach Project Manager), and Amy
Jacobson (Relocation Specialist). A brief description of the team's qualifications for the project is
provided below, and their complete resumes may be found in Appendix A.
� The project team has provided relocation and replacement housing assistance for numerous clients, and
has extensive experience with comparable housing work as well. The project team possesses the
': property management, customer service, and strategic communication skills required to complete the
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JIM CARNEY - PROJECT DIRECTOR
Mr. Carney will serve as Project Director and will provide guidance and technical advice to the members
of the project team regarding the provision of relocation services and replacement housing requirements.
Mr. Carney offers over 30 years of esperience in affordable housing programs, redevelopment, and
project development. He has extensive experience with developing and managing a wide variety of
housing strategies and implementation programs. He has served as the Project Director on other
relocation services projects, such as with the San Jose Redevelopment Agenry, as well as housing
counseling services projects, and other closely related projects.
Currendy, Mr. Carney provides senior management advice to a number of jurisdictions throughout
California, Arizona, Nevada, and ��C/ashington state in housing and redevelopment project management
and redevelopment implementation preparation; Housing Trust Funds; Housing Elements; housing
needs assessments and a wide variery of housing poliry, program and project development and
implementation. Mr. Carney's day-to-day responsibilities include management of the PMC Housing
Group.
LEILANI BARNETT - PROJECT MANAGER/SENIOR HOUSING PLANNER
Ms. Bamett possesses over ten years of esperience in housing, property management, real estate, and is
also a California state licensed real estate broker. Ms. Barnett has provided relocation services, managed
tenant relations, developed property management and relocation plans, and has managed property
eviction services. She is esperienced with community outreach, public affairs, conflict resolution, and
has managed highly controversial projects.
Q PMC
RELOCATION STATEMENT OF QUALIFICATIONS
She also has experience performing property inspections, managing repair work, managing Phase 1
environmental assessments, asbestos and lead based paint assessments and management plans, securing
permits for property demolition and rehabilitation. Ms. Barnett personally owns and manages affordable
housing unit rentals. She has a Master's degree in City and Regional Planning from U.C. Berkeley, where
she took affordable housing and asset management classes from the Haas School of Business. ':.
KENDALL FLINT — OUTREACH PROJECT MANAGER
Kendall Flint is an industry professional with more than 25 years of marketing, advertising and public
engagement experience. She has created and implemented a broad range of communication, economic
development and outreach campaigns for both public and private agencies. Her award-winning work has
been honored by the California Association of Public Information Officers, Public Relations Society of
America, International Television Association, International Association of Business Communicators
and California Local Economic Development Corp., which honored the economic promotion program
for the City of Elk Grove with its 2006 grand prize.
AMY JACOBSON — ASSOCIATE HOUSING PLANNER
Ms. Jacobson will provide relocation assistance to tenants. Ms. Jacobson has over eight years experience
with affordable housing programs and projects, including experience in providing relocation services to
tenants. She began her career at the Arizona Department of Housing as a housing program specialist
then became the Rental Program Manager. Ms. Jacobson has also assisted private, public, and nonprofit
agencies utilizing financing for construction, rehabilitation and acquisition for rental and
homeownership projects. Most recendy, Ms. Jacobson provided relocation services to the City of Indian
Wells.
SUB—CONSULTANTS
PMC anticipates coordinating and working with a local, reputable moving company to complete the
physical move of residents' personal property. If eviction services are needed, PMC anticipates
coordinating and working with a local, reputable eviction service provider to complete eviction services.
OPTIONAL ADDITIONAL SERVICES
PMC has esperience in project management of building demolitions, including managing lead-based
paint inspections and management plans, asbestos inspections and management plans, and obtaining
demolirion permits and regulatory permits necessary for building demolition. In addirion, PMC has
experience with project management of development of new affordable housing developments,
including site and feasibility analysis, permitting and entidements, project management of architecture
and engineering, and budget and schedule management. An SOQ for these additional services is not
included in this SOQ and can be provided upon request.
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RELEVANT EXPERIENCE & REFERENCES
PMC has completed and is currently involved in projects that reflect its capability to provide relocation
services on behalf of the City of Palm Desert. PMC and the Project Team members have provided
relocation services and have completed numerous closely related projects. Listed below are relevant
projects and references:
CITY OF INDIAN WELLS
RELOCATION SERVICES
(Pr jec•t Teum inclirdecl jim Ccarn��, <3�rty Jac•o6�on, and Kencla!l fliirt)
PMC provided the City of Indian Wells relocation services and related public affairs and strategic
communication services in the summer of 2008. PMC assisted with the temporary relocation of tenants
living in a senior affordable housing property in Indian Wells. The project is one of the City's affordable
housing developments built for seniors age 55 and older who earn 50%, 60% or 80% of the County's
median income. The City owned property consists of 128 units. Several of the units in the project
suffered from serious constnzction flaws resulting in structural degradation and damage.
� PMC provided exceptional service to ensure that the temporary relocation process was handled
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� e�;`s smoothly and efficiendy, resulting in minimai disruprion to affected tenants. Some of the
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`: main point of contact to the tenant, and relating information to the property management company.
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PMC also managed the outreach and strategic communication plan with the media, City and residents.
SAN JOSE REDEVELOPMENT AGENCY
RELOCATION PLAN
; With the City of San Jose Redevelopment agenry, Jim Camey wrote the agenry's Last Resort Housing
,' and Relocation Plan and managed a$4 million fund in the provision of relocation assistance services to
�.' two-hundred tenants of a downtown area.
� ; SANTA CRUZ COUNTY
:? RELOCATION AND REPLACEMENT HOUSING ANALYSIS AND SERVICES
In 2005, prior to joining PMC, Ms. Barnett completed a written analysis to determuie the relocation and
replacement housing requirements associated with the demolition of eighteen residential units within the
Santa Cruz County Redevelopment Project Area. She managed a team responsible for relocation
services and eviction services.
SAN BENITO COUNTY
RELOCATION AND REPLACEMENT HOUSING ANALYSIS AND PROPERTY MANAGEMENT
PLAN
Ms. Barnett completed prior to PMC a written analysis to determine the relocation and replacement
housing requirements for appro:�imately eight farm-worker housing units in San Benito County. She
developed a multi-phase properry management plan for the property, which was proposed for new
development, and oversaw property management of the property. l�is. Barnett completed this work in
2007.
Q PMC
RELOCATION STATEMENT OF QUALIFICATIONS
CITY OF PINOLE
AFFORDABLE HOUSING PROGRAM COMPLIANCE RECERTIFICATION AND AUDIT
PMC completed an audit and compliance recertification of the City's multifamily affordable housing
portfolio. PMC conducted audits on a total of 12 properties and recertification on a total of 20 �
properties. The audit portion of the project consisted of PMC performing physical inspections on select
properties and examining 20% of the affordable unit tenant files at each property. During each
property inspection, PMC staff wall�ed the entire project grounds, viewed interior and exterior common
areas and amenities, and entered tenant units at each property inspection. During the tenant file -
examination portion of the audit and the recertification process, PMC carefully reviewed available tenant
affordable housing compliance documentation to ensure it was complete and noted any non-compliance
issues. Both the audit and recertification work for the housing portfolio was completed during the
months of June 2008 to October 2008.
SOUTH MONTEREY COUNTY HOUSING CONSORTIUM '
HOUSING REHABILITATION PROGRAM MANAGEMENT
PMC managed housing rehabilitation programs for the South Monterey County Housing Consortium. :
The Consorrium consists of the four Salinas Valley ciries of Greenfield, Soledad, Gonzales, and King, �_.
and the County's Housing and Redevelopment Agenry. Program funding sources vary among the
jurisdictions, and include redevelopment housing set-aside, HOME, CDBG, and CalHome funds. PMC �
manages all aspects of the housing rehabilitation programs, from marketing and applicant intake to work
write-ups and loan closing services. For programs that are funded through state grants, PMC provides all
necessary grant administration activities related to the program.
COUNTY OF MONTEREY OFFICE OF HOUSING AND REDEVELOPMENT
CONTRACT STAFFING ASSISTANCE
PMC provided contract staffing assistance to the Monterey County Office of Housing and
Redevelopment. Primary responsibilities included managing the County's housing rehabilitation projects,
and administering the annual monitoring of the County's inclusionary and grant-funded housing units.
CITY OF ELK GROVE
HOUSING FUND MANAGEMENT
PMC manages the Affordable Housing Fund and Very Low Income Housing Trust Fund for the City.
The Affordable Housing Fund is comprised of fees collected from market-rate residential development
and may be used to help finance the development of residential projects for very low and low income
households. The Very Low Income Housing Trust Fund is comprised of fees collected from non-
residential development and must be used to assist in the development of rental or ownership housing
for very low income households. PMC underwrites all the loans made from these funds, reviewing pro-
formas and due diligence documents submitted by developers. PMC also provides loan portfolio
management services, monitoring the operating performance, financial performance, housing
compliance, and physical condition of all the projects with City financing.
PMC �
RELOCATION STATEMENT OF QUALIFICATIONS
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REFERENCES
Greg Johnson, City Manager
City of Indian Wells
(760) 346-2489
Francine Kuykendall, Senior Project Manager
City of Pinole Redevelopment Agency
(510) 724-9808
Patrick S. Blacklock, Assistant City Manager
Ciry of Elk Grove
(916) 478-3656
Jeri Amendola, Economic/Housing Specialist
Ciry of Grass Valley
(530)274-4714
� PMC
Jim Carney
Project Director
Education
M.U.R.P., Urban & Regional Planning, San Jose State University, San Jose, CA
B.A., Urban Studies (Economics Concentration), Temple Universiry, Philadelphia, PA
Continuing Education for Public Officials, UC Santa Barbara Extension
E�erience and Current Responsibilities
Mr. Carney offers over 30 years of experience in affordable housing programs, green building and energy programs, grant
administration, project development, redevelopment, and innovative planning practices. He has significant experience with
developing and managing a wide variety of housing and energy conservation strategies and implementation programs. Mr. Carney
has developed regional and local affordable housing strategic plans, and secured and administered housing and energy assistance
programs and projects funded by the Low Income Housing Energy Assistance Program (LIHEAP), ECIP. CDBG, HOME, State Bond
funds, Mo�tgage Credit Certificates, Low Income Housing Tax Credits, and California Housing Finance Agency loans and grants,
among other sources of revenue.
Mr. Carney also currently assists staff of the newly incorporated City of Rancho Cordova, CA, to build a new "entrepreneurial —
non-bureaucratic" organization with projects including assisting in the creation of the city's new Redevelopment Project Area by
conducting the blight and housing needs assessment; conducting a Municipal Services workshop with the community and City
Council; writing the City's first budget message, Housing Element, and Consolidated Plan; assisting in developing a strategic plan
and monitoring implementation of City goals
Jim was Project Manager for the development of a new and innovative City Hall/Civic Center complex for Rancho Cordova. That
involved negotiating the acquisition and rehabilitation of a commercial business complex into a LEED (Green) Certified City Hall
complex — a$22 million project, the first of its kind in Northern California. He was in charge of all phases of the effort from
assessment and evaluation of potential sites (two dozen properties); administration of an RFP for solicitation of proposals;
solicitation, hiring and managing an architect and construction project manager and sub-contractors. He was presented with an
Award of Recognition for his team leadership role in that project by the City Council and City Manager.
Presently, Mr. Carney is working with Pierce County, WA. in the completion of a Regional Housing Needs plan for the County and
its cities and towns, working with County Planning staff, a consortium of local planners and the Pierce County Regional Council of
elected officials. The plan was developed pursuant to Washington's Growth Management (GMA) and involved extensive research
and understanding of growth projections for the County and cities, land use patterns, and the Building Lands process, as well as
working collaboratively with a stakeholders representing widely divergent viewpoints on issues of growth, housing and regional
planning.
Currently, Mr. Carney provides senior management advice to a number of jurisdictions throughout California, Arizona, Nevada, and
Washington state in housing and redevelopment project management and redevelopment implementation preparation; Housing
Trust Fund; Housing Element; housing needs assessments and a wide variety of housing policy, program and project development
and implementation.
Mr. Carney's projects include representing the City of Elk Grove at a Planners' Roundtable process, which determines fair share
methodology and allocations for the multi-county Sacramento Area Council of Governments (SACOG). State housing law requires
each Council of Governments to develop a methodology and distribute an assigned number of residential units by four income
categories—very low, low, moderate, and above moderate. Mr. Carney is also currently overseeing the preparation of Housing
Elements for the Ciry of Sparks, NV, and soon for the City of Reno and Washoe County, Nevada.
PM+��
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Jim Carney
Project Director
Mr. Carney is leading PMC's affordable housing and grant management team efforts throughout the United States, including
California, Arizona, Nevada, Washington, Pennsylvania and the U.S. Virgin Islands. He has served on a number of statewide
collaborative bodies, including the California Rural Home Mortgage Authority, California State Association of Counties (CSAC),
League of Cities, NAHRO, and the California Housing Authorities Association. Mr. Carney has been a speaker on Green Building
practices, redevelopment and affordable housing topics at numerous local, state and national conferences, most recently the West
Coast Green Residential Conference in San Francisco in September 2007.
Relevant Project E�erience
■ Local Govemment Consultant — Worked with a team to develop affordable senior assisted care housing projects and
programs in California. Provided independent consulting services to local government to secure funding for affordable
housing, community development and transportation planning programs and projects. Provided organizational
development and municipal service provision analysis and advise to local government including the City of Rancho
Cordova, CA.
Couniy of Nevada, Housing & Communiiy Services Departrnent, Diredor— Created County's first Housing & Community
Services Department and Housing Authority. Raised over $60 million in local, state and federal funds for communiry
development and energy assistance projects; Managed multi-sourced, multi-faceted and highly complex budget of $4.5
million to $6 million per year for over ten years. Initiated, created and promoted innovative first-time homebuyer
programs with the Regional Council of Rural Counties; secured funding for several innovative affordable housing projects
including mixed-income self-help environmentally sensitive rural county development, conservation open-space
clustered new housing, sweat equity homeownership by Habitat for Humanity, and low income rental units. Supported
several successful low income housing tax credit multifamily developments, as well as redevelopment, bond and HOME
funded communities and infill developments in rural cities. Managed housing programs for the Town Truckee, including
the redevelopment housing fund; secured funding for Truckee's downtown railyard/riverfront redevelopment area to
incorporate economic development and mixed-uses; managed a creative private sector funded Truckee Housing Trust
Fund for moderate income buyers. Initiated funding of redevelopment area feasibility study in the airport and industrial
park area of Nevada County; advised City of Grass Valley in regard to development of redevelopment funded housing
programs. Implemented improvements in operational effectiveness, fiscal accountability, Board of Supervisors' support,
employee focused support and development, management innovations, goal achievement, taxpayer, community
relations, and community and economic development. Jim initiated merging funds to secure housing rehabilitation and
energy assistance programs helping over 10,000 homes to be preserved and made more energy efficient.
Saaamento Housing & Redevelopment l�en�y, Program Manager — Managed team of community advisors and
consultants that developed Downtown Housing Plan, strategy for neighborhood stabilization, housing preservation and
expansion of new mixed-income, infill developments and housing opportunities utilizing Redevelopment Housing Set-
Aside funds. Developed $2.1 million Southside Park Improvement Redevelopment Plan working with many diverse very
low income groups in identifying issues and addressing severe problems: neighborhood deterioration, drugs and cultural
differences. Initiated development and management of award-winning River City Co-Housing homeownership
communiry which was catalyst for neighborhood stabilization and downtown infill improvements. Managed $350 million
multi-family mortgage revenue bond portfolio of 2,000 rental units, including two large multifamily mortgage revenue
bond refinancing issues.
■ Ciry of Oakland Communiry Developmerrt Departntent, G�iel-Roche, �c., Oaidarid, CA, Consultant — Assisted with
writing of Five-Year Housing Plan involving $34.5 million redevelopment set-aside housing revenue, and other
state/federal low income housing financing sources.
San Jose Redevelopment {�qency & Cii�r Housing Departrnent, Developmer�t Oificer — Worked on special projects and
assignments in merging Redevelopment housing division and city staff into a new housing agency; Led team of
consultants and staff and wrote redevelopment funded $80 million Five-Year Housing Plan; staffed Mayor's Housing Task
Force. Initiated redevelopment funding of Villa Nueva YWCA/Bridge Housing downtown infill project that provided low
cost transitional housing and on-site support services for single divorced and/or abused mothers. Managed $4 million
Last Resort Housing Plan related to downtown redevelopment area projects; administered redevelopment funded $6
million homeless shelter development program.
Page 2
Jim Camey
Project Director
■ County of Santa Clara, CA — Served as Associate Planner in the Office of the County Executive/CDBG Entitlement
Program; managed CDBG funded community development projects and programs. Served as Associate Planner in the
Planning Department working in most phases of land development approval and CEQA environmental review processes.
Recent Presentations
West Coast Green Residential Building Conference, San Francisco, CA., September 2007, moderated and presented on a panel
"Follow the Yellow Brick Road to the Emerald Ciry: Guiding your City to Implementing a Green Building Program.
West Coast Green Building Conference, Sacramento, CA., March 2007, presented on a panel: "How to Develop a LEED Certified
City Hall: Rancho Cordova, CA"
League of California Cities, Annual Conference, San Francisco, CA., December 2006, "Affordable Housing in Rural Communities.
Professional Affiliations
Statewide Low Income Housing Energy Assistance Programs (LIHEAP) Collaborative Negotiation Team
Public Utilities Commission, Low Income Energy Assistance Governing Board Advisory Committee
Norihern California/Nevada Executive Directors' Association
California/Nevada Community Action Partnership
National Association of Housing and Redevelopment Officials (NAHRO)
League of Cities/California State Association of Counties, Joint Task Force on Economic Development - Community Development
Block Grant (CDBG) program
California Housing Authorities Association, Vice-President and Treasurer
Economic Resource Council, Nevada County
CDBG Task Force, State Housing and Community Development
Page 3
Leilani Bamett
Project Manager/Senior Housing Planner
Education
Master of Ciry and Regional Planning, University of California, Berkeley, CA
B.A., English, Brown University, Providence, RI.
California State Licensed Real Estate Broker (License #01337077)
E�erience and Current Responsibilities
Ms. Barnett possesses over ten years of experience in housing, property management, and real estate, and is also a California state
licensed real estate broker. Ms. Barnett has provided relocation services, managed tenant relations, developed property
management and relocation plans, and has managed property eviction services. She is experienced with communiry outreach,
public affairs, conflict resolution, and has managed highly controversial projects.
Ms. Barnett has experience performing property inspections, completing due diligence analysis, managing repair work, managing
Phase 1 environmental assessments, asbestos and lead based paint assessments and management plans, securing permits for
property demolition and rehabilitation, rectifying building code and zoning violations, performing tenant qualification and selection,
and property marketing. She also personally owns and manages affordable housing unit rentals. Ms. Barnett has a Master's
degree in City and Regional Planning from U.C. Berkeley, where she took affordable housing and asset management classes from
the Haas School of Business.
Relevant Project E�erience
■ Cape Cod Apartment Properiy Management — San Jose, CA — Ms. Barnett was assistant property manager for this large
affordable housing apartment complex. She was responsible for tenant qualification and selection, repair and
maintenance orders and management, and property management record keeping.
Section S Property Management ihroughout northem and central Califomia — Ms. Barnett has worked with the
Sacramento County Housing Authoriry, Fresno Counry Housing Authority, Santa Cruz County Housing Authority, and
Santa Clara County Housing Authority to lease-up residential properties with qualified Section 8 tenants and perform
ongoing properry management. Ms. Barnett was responsible for attending Section 8 building inspections and annual re-
certifications, and managing work necessary to bring units up to Housing Authority standards for Section 8. Issues Ms.
Barnett has managed have included mold, lead-based paint, water tlamage, severe termite damage, and health and safety
issues. Ms. Barnett was responsible for obtaining bids from contractors and signing contracts to complete repair and
replacement work for items such as new roofs, plumbing repairs and sewer lines, new water heaters, HVAC repairs, and
ongoing maintenance.
Multi-Family Residential Property Management and Demolition for New Auto Dealership — Santa Cnu Counry
Redevelopment Agency Area, CA — Ms. Barnett was responsible for property management of multi-family properties in
preparation for demolition of the units for a proposed new auto dealership. Ms. Barnett completed an analysis to
determine relocation and replacement housing requirements. She oversaw a tenant eviction process and relocation
services. Ms. Barnett completed property inspections of occupied units, documented code violations, and health and
safety issues, and managed rodent control issues. She also managed environmental consultants responsible for asbestos
sampling and testing and lead-based paint sampling and testing.
■ Farmworker Housing and Properiy Man�qement Plan - Hollister, CA - Ms. Barnett was responsible for developing a
multi-phase Property Management Plan for a 6,000 acre ranch, which included farmworker housing and ranch structures.
Pl'VIC�
� ��
Leilani Bamett
Project Manager/Senior Housing Planner
She was responsible for analyzing relocation and replacement housing requirements and property inspections. She
oversaw the analysis of the buildings for historic architecture. Issues included code violations and deferred maintenance.
Due Diligence for Acquisition; Highest and Best Land Use Anatysis; and Feasibility Analysis - Santa Cruz and Santa Ciara
Counties, CA- Ms. Barnett has completed several dozen written due diligence analysis and highest and best land use
analyses for clients considering property purchases. These analysis included evaluation of existing structures,
identification of deferred maintenance, identification of zoning code violations and health and safety issues, and work with
contractors to identify building code violations and cost estimates for repairs and improvements. Ms. Barnett completed
budgets and pro formas for these analysis. Issues on existing structures have included foundation problems, and
problems with major systems of residences, including electric and plumbing systems.
■ Rectifying Bullding and Zoning Code Violations — Ms. Barnett has worked with municipal Planners and Building
Inspectors to rectify building, zoning code, and other violations on a dozen properties in Santa Cruz County, Santa Clara
County, Sacramento, and Fresno. Some of these properties were "red tagged". She has managed repair work completed
by contractors and other vendors.
■ Whisman Park Inspections, Mount�in View, CA — Ms. Barnett inspected newly built townhome units for quality control on
behalf of the developer. She also served on two Homeowner's Assocation Boards for this 450 unit project.
Del Monte Cannery Plant No. 51 Prope�iy Mar�agement, Rehabilitaztion, arid Condo Conversion, San Jose, CA — Ms.
Barnett was Project Manager for the rehabilitation of the historic Del Monte Cannery and conversion to condominium
units. Property management issues included securing the site from trespassers and lead-based paint. Ms. Barnett
worked closely with a general contractor to develop cost estimates for the condo conversion, and Ms. Barnett developed
budgets, pro formas, and cash flows for the project. She worked closely with architects and structural engineers to
develop conversion plans and worked with the City to obtain entitlements for 455 new residential units.
■ Atkinson Area Mne�tion Master PIarVSpecific Plan, Watsornille, CA — As Project Manager, Ms. Barnett completed
development feasibiliry and constraints analysis. She served on the joint City/County Technical Advisory Committee,
which provided land use planning and policy direction for the completion of the Master Plan/Specific Plan. The Master
Plan includes approximately 400 residential units, half of which are planned to be below market rate.
■ Housing Element, Santa Cruz County, CA — Ms. Barnett served as Senior Planner on the Santa Cruz County Housing
Element update.
■ Iniaal Study/ Mitigated Negative Declaration for Mid-Peninsula Housing's VisFa Del Mar project, an affordable housing
development, Watsornille, CA—Ms. Barnett served as Senior Planner. Environmental issues included air quality due to
the site's proximity to a bus depot.
■ Program Manager, Bay Area Communities Inifiadve, San Francisco, CA — Ms. Barnett managed a program aimed at
facilitating the redevelopment of brownfield sites, funded by the James Irvine Foundation. Ms. Barnett also led a
stakeholder group addressing issues related to brownfields redevelopment and environmental justice.
■ Planning Commissioner, Ciry of Watsonviile.
■ Santa Clara Couniy CDBG/ Housing Advisory Board member.
Page 2
Kendall Flint
Outreach Project Manager
Education
B.A., English, University of California, Los Angeles, CA
E�erience and Current Responsibilities
Kendall Flint is an industry professional with more than 25 years of marketing, advertising and public engagement experience. She
has created and implemented a broad range of communication, economic development and outreach campaigns for both public
and private agencies. Her award-winning work has been honored by the California Association of Public Information Officers, Public
Relations Sociery of America, International Television Association, International Association of Business Communicators and
California Local Economic Development Corp., which honored the economic promotion program for the City of Elk Grove with its
2006 grand prize.
Ms. Flint has produced and directed national public service campaigns featuring Arnold Schwarzenegger, Will Smith and Oscar de
la Hoya. She has been a guest lecturer at several California colleges and professional associations including the American Planning
Association, California Downtown Association, Association of Environmental Professionals, Public Relations Society of America and
Rural Water Forum.
Ms. Flint started her career as West Coast Supervising Producer for CNN. She went on to develop entertainment and travel-related
programming for Group W Television. Ms. Flint owned and operated her own marketing firm specializing in marketing, advertising
and film production for entertainment, travel and automotive companies for over ten years before joining PMC.
Her responsibilities at PMC include the development and implementation of strategic communications and marketing plans for
public agencies.
Relevant E�erience
■ Town of Apple Valley, 2020 Vsion Plan. Ms. Flint served as Project Manager and lead facilitator for the Town's 2020
Strategic Vision Plan process. The project involved interviews with Town Council, Town Manager and Town staff
following by and intensive series of workshops to develop the Town's overall Mission, Vision and Goals for the next ten
years. Ms. Flint assisted the agency in identifying ten major goals and then facilitated a collaborative interactive effort to
develop Strategies, Tactics, Benchmarks and implementation plans and policies to guide the Town's management.
■ Ciiy of Indian Welis Strategic Planning. The City of Indian Wells contracted with PMC to provide strategic planning
assistance for several areas including the City's five-year strategic marketing plan, communications training for staff and
a controversial relocation program involving its senior affordable housing complex. Ms. Flint provides on-call services to
the City Manager and Director of Marketing and Public Relations for these and a variety of other programs.
■ Metropolitan Transportation Commission 2035 Regional Transportation Plan Outreach. Ms. Flint serves as project
manager and lead facilitator for MTC's comprehensive public involvement program for its 2009 Regional Transportation
Plan, a three-year program designed to engage residents, stakeholders and elected officials throughout the nine-county
Bay Area. Her involvement included planning and staffing for a joint MTC/ABAG Regional Summit attended by 800
people, development of fact sheets, facilitation of public meetings, technical committee facilitation, e-mail advisories,
interactive click polling and supervision of the agency's online database used by member agencies to propose
transportation projects.
■ Ciiy of Chico, General Plan Update. Ms. Flint currently serves as project manager for all outreach and community
involvement activities including public meetings, Web site development and communiry facilitation, including facilitation
PMG"
Kendali Flint
Outreach Project Manager
of multiple stakeholder meetings with diverse viewpoints and coordination between planning, environmental and design
teams.
■ Ciiy of Madera, General Plan Update. Ms. Flint serves as project advisor for all outreach and community involvement
activities surrounding the City of Madera's General Plan Update and associated EIR. Outreach includes Web-based
outreach, newsletters and collateral materials.
■ City of Mesa, Arizona, Branding and Public Outreach Program for Fiesta District Revitalization. Ms. Flint is the task
manager for a comprehensive branding and public outreach program for the City's redevelopment area.
■ City of Pinole, General Plan Update. Ms. Flint serves as project advisor for all outreach and communiry involvement
activities including public meetings, Web site development and community facilitation.
■ Vlrgin Islands Waste Management Authority, Branding, Communications Plan Development and Video Production. Ms.
Flint served as project manager for a comprehensive communications audit and plan development for the United States
Virgin Islands Waste Management Authority. The agency was established by the Territory to manage wastewater
treatment, recycling and sewer services. In addition, Ms. Flint produced a series of videos and public service
announcements to educate residents about changes in their service and new programs offered by VIWMA.
■ Sacramento Metropolitan Air Qualiiy Management Distri�, Ernironmenial Justice Audit. Ms. Flint served as project
manager for a comprehensive environmental justice audit for the Air Qualiry Management District. The audit determined
the impact of outreach and programs on socioeconomically disadvantaged populations within the District's service area.
■ Couniy of Napa General Plan Update. Ms. Flint served as project manager for all outreach and community involvement
activities surrounding the Napa County General Plan Update and associated EIR. The program included a comprehensive
multilevel campaign involving print, radio and interactive materials. Ms. Flint also created and implemented a highly
successful Hispanic outreach program and developed Web-based content for the program.
■ City of Weed, Economic Development Downtown Pa�ership. Ms. Flint was part of a PMC team that created an economic
developmenUdowntown master plan implementation strategy for the City. The strategy involved coordination of public
meetings, SWOT analysis and overall brand development.
■ Regional Water Autltority. Ms. Flint served as a strategic advisor to the Regional Water Authority, a coalition of water
providers in Sacramento, Placer and EI Dorado counties. Program components include comprehensive media relations,
event production, partnership development and public service announcements.
■ County of Yuba Community Facilitation. Ms. Flint served as a contract public information officer for the Yuba Counry
Community Development Department. In this role, she provided community outreach services for the Draft Environmental
Impact Report for Yuba Highlands, a large development project with a long history of controversy. As a contract PIO, Ms.
Flint acted as an extension of County staff to facilitate public participation in the environmental process. Her work
included news releases and editorial board meetings, fact sheets, public meetings, a stakeholder database, e-mail
advisories, a project information line and ongoing strategic advice. She also served as the projecYs spokesperson for all
media and public inquiries.
■ Eik Grove Police Departrnent Recruitrnent Campaign. Ms. Flint developed and implemented a comprehensive recruitment
program for the Ciry's newly formed police department. Components included videos, public service announcements,
print advertisements and collateral material development. Winner of the California Association of Public Information
Officials best video for 2005.
■ Ciiy of Folsom Dry Year Water Outreach PSA Program. Ms. Flint created and implemented a partnership with Folsom
High School to develop and produce a series of videos and public service announcements promoting efforts the City had
undertaken to ensure water service to its residents. The program involved more than 100 students and gave each of them
an opportunity to learn production skills as well as conseroation.
Page 2
Kendall Flint
Outreach Project Manager
■ Counry of San Luis Obispo Planning and Building Department Communications Audit. Ms. Flint was project manager and
primary developer of a comprehensive communications audit to improve both internal and external communications
programs.
Ciiy of Elk Grove, Old Town Revitalization. Ms. Flint developed and implemented a multilevel public outreach program to
promote the City's efforts in its historic Old Town area. The program included local business, resident and stakeholder
programs for capital improvement projects, creation of a new special planning area and future finance programs. She
created a complete branding campaign for all communications efforts related to Old Town and increased public
participation at meetings and events by 300%. Ms. Flint created a unique Web site for all Old Town projects,
e-newsletters and direct mail programs. She also coordinated media relations efforts, served as spokesperson for the
project on behalf of the City and facilitated public meetings and presentations. Winner of the California Local Economic
DevelopmenYs 2005 grand prize for economic development programs.
■ Ciiy of Rancho Cordova, General Plan Update. Ms. Flint created and implemented a communications program including
media relations, direct mail, Internet communications and multi-language communications programs for the City's
General Plan Update. She also assisted in facilitation efforts at public meetings.
■ Solano County, First 5 Children and Families Commission. Ms. Flint served as project manager and lead consultant for
the development and implementation of a strategic communications plan, Web site and collateral development for
Solano County's First 5 Commission.
■ City of Dana Point; Clean Beaches, Clean Oceans Campaign. Ms. Flint created and implemented a public outreach
campaign to promote practices relating to clean water. Components included public service announcements, video
presentations, collateral materials and public presentations.
■ Regional Occupation Programs of Califomia, Branding and Marketing Program. Ms. Flint created an integrated branding,
marketing and public awareness campaign designed to increase student enroliment and business participation in
California's Regional Occupation Programs. The campaign included public service announcements, video production,
brand development and collateral design and development of corporate partnerships. This program was honored by the
Public Relations Society of America and the International Association of Business Communicators.
Private Sector Clients (Partiai List)
Anaheim/Orange County Convention and Visitor Bureau
ARCO
AT&T
BP/AMOCO
California Visitors Network
Columbia TriStar Television
Fleetwood Inc.
Honda
Hyatt Hotels
Hyundai America
Jenny Craig
Professional Affiliations
The Living Desert (Palm Desert)
THENCAA
Norwegian Cruise Line
Paramount Pictures
Planet Hollywood
Princess Cruises
The Queen Mary
Taco Bell Corporation
The Walt Disney Company
Warner Bros. Consumer Products
California Association of Public Information Officials
American Association of Political Consultants
Public Relations Society of America
International Association of Business Communicators
California Downtown Association
Page 3
Amy Jacobson
Associate Housing Planner
Education
Master of Real Estate Development, Arizona State University, Tempe, AZ
B.A., Public Justice, St. Mary's University, San Antonio, TX
E�erience
Ms. Jacobson has served as a risk assessment officer and rental programs manager at the Arizona Department of Housing. She has
underwritten affordable housing projects utilizing the Low Income Housing Tax Credits program, HOME, and/or State Housing Trust
Funds. She has conducted program compliance monitoring and rental development project management for Arizona's State
Housing Fund Program (HOME and Housing Trust Funds). She has written affordable housing funding applications, such as Low
Income Housing Tax Credits and other state and federal grant and loan programs for municipalities and developers. Ms. Jacobson
has produced HUD NEPA environmental review records for federally funded homeownership and rental projects.
Current Projects
■ Ciiy of Pinole Housing Compiiance Recerti�cation and Audit — Currently assisting the Housing Division of the Pinole
Redevelopment Agency. She is assisting with the PMC project team to complete the 2008 housing compliance
recertification and audit. Ms. Jacobson is performing tenant file reviews of select properties within the Pinole
Redevelopment Agency po�folio.
■ Town of Marana, Honea Heighfs, NEPA Environmental Review Assessment — Currently assisting with the NEPA
Environmental Review for a single family home master plan communiry utilizing HOME and CDBG funding. Preparing
Arizona Department of Housing/HUD Environmental documents and contacting relevant federal/state agencies for
consultation. Submitting appropriate publications and completing the Environmental Review package for the project.
Previous E�erience
■ Associate Municipal Financiai Consulfiant, Tl Hocldng & Associates — Ms. Jacobson researched, analyzed and
recommended alternative revenue enhancement opportunities for local cities and towns. She assisted in the
development of due diligence material for municipal bond offerings and economic development projects.
■ Risk Assessment Otficer, Arizona Department of Housing — Ms. Jacobson's risk assessment seNices included written
analysis and verbal assessments to rental and homeownership divisions. She gained experience with the development of
rental housing utilizing low income housing tax credits, HOME, Housing Trust Funds, 501(c) bonds and tax exempt
bonds. Ms. Jacobson conducted market feasibility analysis, spreadsheet modeling, and developer capacity analysis.
■ Communiiy Development Specialist, Native American Connections — Ms. Jacobson provided project management of
affordable housing stock including projects financed with the LIHTC, HOME, Housing Trust Funds, City of Phoenix CDBG,
and Federal Home Loan Bank-AHP. She was responsible for fiscal/accounting management, loan applications writing,
and programmatic reporting for housing projects. She also performed analysis of budgets, underwriting and debt
structuring for multi-family housing projects.
■ Rental Housing Programs Manager, Arizo� Department of Housing — Ms. Jacobson managed approximately $20 Million
in HOME, State Housing Trust Fund and Low Income Housing Tax Credit projects. She was responsible for the
management of multi-family housing projects with State and federal funding. She managed Contract Specialists staff
during the development process. Ms. Jacobson provided oversight of funding application review process and examined
PM��
� ��.
Amy Jacobson
Associate Housing Planner
risk assessment analysis assuring compliance with regulations and program compliance. She conducted
recommendations to the State Housing Funding Committee regarding development applications and provided project
viability recommendations.
■ Rental Programs Housing Specialist, Arizona Department of Housing — Ms. Jacobson provided oversight of
approximately $7 Million in HOME, State Housing Trust Fund and Low Income Housing Tax Credit projects. She
coordinated the environmental review process for federally-funded activities and was responsible for project and
developer oversight during implementation of projects. Ms. Jacobson provided technical assistance provider to private,
public and non-profit in regulatory compliance and project feasibility.
Awards and Achievements
Uniform Physical Conditions Standards (UPCS) Inspector for Housing and Urban Development (HUD) properties 2004
Arizona Department of Housing Employee of the Year 2003
Spectrum Compliance Training-Low Income Housing Tax Credit and HOME 2002
HUD CPD HOME Training 2003-2004
Professional Affiliations
Arizona State Universiry MRED Alumni Association, Executive Committee Secretary and Board Member 2007
Lambda Alpha Organization, Student Association Founding Member 2006
ULI Gerald D. Hines Student Urban Design Competition Participant 2007
Faculty Associate at Arizona State University, College of Design, Housing a Community Development Degree Program teaching
HUD 401 Assisted Housing
Page 2
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