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HomeMy WebLinkAboutCD Highlands of Marin and Crest Marin ApartmentsCn YaF Agenda Item No: 15 no `V& Meeting Date: April 6, 2009 SAN RAFAEL CITY COUNCIL AGENDA REPORT Department: Community Development Prepared by: RobertM Browne — City Manager Approval. SUBJECT: 1050 Cresta Way (includes 1010-1065 Cresta Way; 122-150 Cresta Drive; 1-6 Cresta Circle) — Highlands of Marin and Crest Marin Apartments — Appeal of Planning Commission approval of an Environmental and Design Review Permit (ED08-011) for exterior renovation of apartment buildings, carports, a recreation building and replacement of an existing tennis court with a new 2,785 sq. ft. leasing office building; APN: 155-251-20, 21, 24, 25 and 155-280-01 thru 16 and 18; Planned Development (PD) 1547 and Multi -family Residential (MR2.5) District; Northbay Properties 11, LP, property owner; Jill D. Williams, Architect, applicant; David Therien, Denny McGinnis and Eugene Dougherty, appellants; Case Number: AP08-004. Continued from March 2, 2009 City Council meeting. RECOMMENDATION: Staff recommends that the City Council adopt the attached resolution (Attachment 2, page 9 of this report) denying the appeal and upholding the Planning Commission's action affirming the Zoning Administrator's conditional approval of an Environmental and Design Review Permit (ED08-011). BACKGROUND: History/Project Description On April 26, 2008, Peak West Development, LLC, representing Northbay Properties II (United Dominion Realty) property owner, applied for an Environmental and Design Review Permit (ED Permit) to renovate the Highlands of Marin (HOM 1) and former Crest Marin (HOM II) apartment complexes, which are located on a ridge north of Smith Ranch Road. The HOM I complex, which was developed in 1990, contains 144 one -bedroom units and 76 two-bedroom units for a total of 220 units. This complex contains 44 below market rate (BMR) rental units, of which 33 units were required as a condition of the initial complex approval by the City in 1989. The HOM II complex was developed in the 1960's -1970's and contains 58 one -bedroom, 37 two-bedroom and 9 three-bedroom units for a total of 104 units. The ED Permit proposes: a) the exterior renovation and re -skinning of all of the apartment buildings, carports and recreation building; b) the replacement of an existing tennis court with a new 2,785 sq. ft. leasing office building; and c) general site and landscape improvements. The purpose of the improvements is to establish a common design so that the complexes appear as one development and to establish shared facilities, including the consolidation and relocation of the leasing office. The improvements would result in complete interior apartment unit renovation for all of the HOM ll, requiring the vacation of all 104 units. Major interior renovation to units in HOM I complex would occur as units are vacated. The ED Permit has progressed through a City review process that included a favorable recommendation by the Design Review Board, Zoning Administrator approval and an appeal, as well as Planning Commission review and action (denial of appeal). FOR CITY CLERK ONLY File No.: Council Meeting: Disposition: SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2 City Council Review of Appeal On March 2, 2009, the City Council conducted a public hearing of an appeal of the Planning Commission's approval of the ED Permit (Note: the City Council meeting minutes are in draft/unapproved form and are included in the agenda and packet for this meeting; see Agenda Item #2). In addition to the project sponsor's's presentation, the City Council accepted public comment from eight people opposing the project. The majority of the public comments focused on the following issues: • There should be a temporary moratorium for this project to allow time to sort out the resident issues; • If a moratorium is not possible, residents that are temporarily relocated to another unit in the complex (to accommodate interior unit renovation), should be allowed to return to their original unit; • In order for the tenants to look for alternative housing in a timely manner, relocation assistance should be allowed ahead of the actual 60 -day notice and moving date; • The existing apartment units in the complex should be preserved as de -facto affordable housing; • Since the HOM I units will be completely renovated and tenants will be displaced, this project should be considered a 'new development' that should be required to meet the City's current affordable housing provisions; • The traffic 'roundabout' at the project entrance would be hazardous; and • The primary reason for this appeal is the displacement of tenants, not the proposed project improvements or the design. The City Council discussed the tenant displacement issues but concluded that the City's extent of discretion is limited to the relocation assistance for qualifying low-income households, as set forth in the San Rafael Municipal Code (SRMC Section 14.16.279). The City Council continued the project to April 6, 2009 and provided a directive to the project sponsor to meet and work with the tenants in an effort to provide resolution. Further, the City Council requested that the project sponsor work to complete the Resident Communication Plan (RCP) using April 6, 2009 as a base or benchmark for confirming specific construction dates and projected rents for renovated units. In addition, the Council requested that project sponsor review and consider additional relocation assistance measures such as: a) allowing tenants to request relocation assistance prior to the 60 -day notice for unit vacation; and b) returning the security deposit to tenants in units that are to be gutted for complete renovation. ANALYSIS: Response to City Council Directive Following the March 2 City Council meeting, the project sponsor met with the appellant and initiated outreach to tenants to discuss relocation assistant issues and the draft Resident Communication Plan (RCP). A letter has been submitted by the project sponsor (March 27, 2009), which outlines the follow-up tasks and steps that have been completed in response to the City Council's directive. This letter is attached (Attachment 3, page 29 of this report) and includes the following information: Letters to Individual Tenants of HOM I and HOM Il. Individual letters were sent (certified mail) to all tenants of HOM I and HOM II. The letters were specifically crafted to provide information to address the conditions for their specific apartment building and unit. The sample letters are provided in Attachments A (to HOM I tenant, page 35 of this report) and B (HOM II tenant, page 49 of this report). The sample letters include: a) the anticipated construction schedule and projected dates for the vacation of units that are to be renovated; b) relocation assistance options;, c) information regarding application for a new lease and temporary on-site relocation options; d) projected rents for renovated apartment units; e) an income schedule for assisting tenants in determining if they qualify for relocation assistance per the City requirements; and f) an offer to schedule individual appointments with tenants. 2. Offer of Individual Appointments with Tenants. The project sponsor made their staff available for individual meetings/appointments with tenants in order to address personal residency issues and leasing options. As of March 30, 2009, 24 tenants scheduled appointments and met with the management staff. SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3 3. Community Meetings were held. The project sponsor held two community meetings on March 25, 2009 present the construction plans and schedule and to respond to tenant questions about tenant relocation assistance and individual conditions. The first meeting was attended by four residents and the second meeting attended by five residents. City staff attended both meetings to observe. Most of the questions that were posed related to the construction details and schedule. However, one tenant questioned why the refund of the security deposit should be subject to the completion of a unit inspection if the unit is to be gutted for renovation. 4. Meetings with Appellants and Additional Measures Considered for Relocation Assistance. The project sponsor scheduled and held several meetings with the appellants (David Therien and other tenants) to address concerns and to discuss additional measures for tenant relocation assistance. The following are tenant relocation assistance measures that were suggested by the appellant but rejected by the project sponsor because they have been determined to be financially infeasible: a. Offering relocation assistance to all tenants of units to be vacated for renovation, regardless of income status. b. Offering an early move -out (pre- 60 -day notice) to tenants that wish to initiate the relocation assistance prior to the scheduled unit vacation and renovation. The additional measures for relocation assistance that were accepted by the project sponsor (as well as those measures rejected) are listed in Attachment C of this report (see page 57 of this report). The additional, acceptable measures offered by the project sponsor include the following: c. Offering one-month of free rent for tenants that are temporarily relocated within the project and sign a lease for a renovated unit. d. Existing tenants who are temporarily relocated within the project and sign a new lease for a renovated unit and desire to return to their same unit, will be placed on a priority list for returning to their original unit. e. Providing an expedited process for refunding security deposits. f. Hiring a full time tenant coordinator to assist tenants through the vacation and relocation process, provide construction logistics oversight and to administer the relocation assistance program. 5. Revisions to Resident Communication Plan (RCP). The project sponsor has prepared revisions to the RCP assuming the baseline date of April 6, 2009. The revised RCP is attached (Attachment D, see page 59 of this report). The revised RCP includes, among others, the list of available apartment complexes in the general area and contact information at Marin Housing and Marin Housing Assistance Hotline. Conclusions The project sponsor responded to the directive of the City Council and, as a result, revisions to recommended condition 15a are proposed (see draft resolution Attachment 2, underline/strikeout format, pages 20-22 of this report). The condition revision acknowledges the revised RCP but requires that a final RCP be submitted to the City prior to the issuance of the first building permit that involves the vacation of units. The submittal of a final RCP is recommended in the event the construction schedule changes, resulting in changes to the dates and projected unit rents. Further, condition 15c has been added, which requires that the project sponsor fund City staff time (cost recovery) for reviewing and monitoring the RCP and relocation assistance payments through the phased construction process. As reported to the City Council March 2, 2009, the project is consistent with the applicable policies of the General Plan in regards to building heights, land use, new development in residential neighborhoods, parking, landscape improvement, and residential design guidelines. Further, the project is consistent with the development standards for MR2.5 and Planned Development (PD) Zoning Districts; with the provisions of Chapter 25 Design Review Criteria in regards to the project's materials and colors; and in regards to the minimal visual impact of the new leasing office building. ENVIRONMENTAL REVIEW: Pursuant to Section 15301 (a) (2) of the California Environmental Quality Act (CEQA), interior or exterior alternations are exempt from the requirements of CEQA. Furthermore, pursuant to Section 15303 (e) of SAN RAFAEL CITY COUNCIL AGENDA REPORT / Pa¢e: 4 CEQA, accessory (appurtenant) structures are exempt from the requirements of CEQA. Since the project is for interior and exterior renovations and will add a 2,785 sq. ft. leasing office accessory to the apartment complex, the proposed project qualifies for a categorical exemption under Sections 15301 and 15303 of CEQA. NOTICE/CORRESPONDENCE City Council public hearing public notice for the March 2, 2009 hearing was published in the Marin Independent Journal and mailed to the complex tenants, neighboring property owners, businesses and residents within 300 feet and surrounding neighborhood associations. The continuance of the appeal hearing to April 6, 2009 did not necessitate another notice. A copy of the public hearing notice and the notification list is provided as an attachment to the March 2, 2009 staff report. All correspondence received on this appeal after the March 2, 2009 City Council hearing is attached (Attachment 4). FISCAL IMPACT: The project includes renovation of existing buildings and the construction of a new leasing office. Staff does not anticipate that the approval of the proposed project will cause a change in City service costs because the renovated project would not result in any new residential units. Therefore, the project is not expected to generate any more demand in city services or emergency response as well as street and drainage maintenance and other municipal services to these properties. OPTIONS: The following options may be considered by the City Council on this matter: 1. Deny the appeal and approve the project as presented and approved by the Planning Commission; 2. Deny the appeal and approve the project with additional modifications, changes or additional conditions of approval; 3. Continue the application to allow the project sponsor to address any new or additional comments or concerns of the Council; or 4. Approve the appeal and deny the project. ACTIONS REQUIRED: It is recommended that the City Council: 1. Open the public hearing and accept public testimony; 2. Close the public hearing; 3. Adopt a resolution denying the appeal and upholding the Planning Commission's action affirming the Zoning Administrator's conditional approval of an Environmental and Design Review Permit (ED08- 011) (Attachment 2). SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5 NUMBERED PAGES IN REPORT ATTACHMENTS: (LOWER RIGHT CORNER) 1. Vicinity/Site Map 7 2. Draft resolution denying the appeal and upholding PC action affirming ZA 9 approval of the Environmental and Design Review Permit 3. Letter from Peak West Development, LLC, March 27, 2009 + attachments 29 (color copies of Attachment A: Letter to HOM I Tenant/Resident 35 Exhibit 3 distributed to City Council Attachment 13: Letter to HOM 11 (Crest Marin) Tenant/Resident 49 separately) Attachment C: Additional Tenant Assistant Measures Considered, 59 Offered/Rejected by Project sponsor Attachment D: Revisions to Resident Communication Plan; March 27, 61 2009 NOTE: The March 2, 2009 City Council Staff Report and attachments were previously distributed to the City Council and are available on line at: 3 Vicinity /LocJ n Map - High;. nds of Marin SCALE 1: 5,959 N SW 0 600 9,000 - 9,s00 Pa g . FEET Attachment 1 - ._._ay, December 20, 2008 5:04 PM RESOLUTION NO. RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION'S ACTION AFFIRMING THE ZONING ADMINISTRATOR'S CONDITIONAL APPROVAL OF AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED08-011) FOR EXTERIOR RENOVATION OF APARTMENT BUILDINGS, CARPORTS, A RECREATION BUILDING AND REPLACEMENT OF AN EXISTING TENNIS COURT WITH A NEW 2,785 SQ. FT. LEASING OFFICE BUILDING AT THE HIGHLANDS OF MARIN APARTMENT COMPLEX (HOM I AND II) LOCATED AT 1050 CRESTA WAY (APN: 155-251-20,21,24,25 AND 155-280-01 THROUGH 16 AND 18) THE CITY COUNCIL OF THE CITY OF SAN RAFAEL RESOLVES as follows: WHEREAS, in 1975, the Planning Commission approved a the development of the Crest Marin apartments, currently known as Highlands of Marin (HOM) II, which consists of a 104 -unit apartment complex located on 6.19 acres accessed by Cresta Drive. HOM II was developed in 1976; and WHEREAS, in 1989, the Planning Commission approved the development of the Highlands of Marin apartments, currently known as Highlands of Marin (HOM) L The HOM I consists of a 220 -unit apartment complex located on two, non-contiguous parcels sited on an 8.4 -acre hilltop, accessed by Cresta Drive. HOM I was developed in 1990. The City approvals require that 33 units be rented at below market rates through year 2030; and WHEREAS, on December 14, 2006, an application for an Environmental and Design Review Permit (ED06-114) to allow exterior remodeling of the HOM I complex was submitted to the Community Development Department that was deemed complete for processing on February 3, 2007; and WHEREAS, on February 22, 2007, the Community Development Department staff reviewed and approved the proposed project subject to findings and conditions of approval. The approved renovations were not carried out because the owners had acquired HOM II and wanted to pursue renovation of both complexes using a common design theme; and WHEREAS, on February 26, 2008, an application for an Environmental and Design Review Permit (ED08-011) was submitted for both HOM I and II complexes to allow exterior renovation of apartment buildings, carports, a recreation building and replacement of an existing tennis court with a new 2,785 sq. ft. leasing office building. The application was deemed complete for processing on April 2, 2008; and WHEREAS, on April 22, 2008, the San Rafael Design Review Board reviewed the proposed project and recommended plan changes. On May 20, 2008, the San Rafael ATTACHMENT 2 2.1 Design Review Board reviewed plan revisions for the project and recommended approval; and WHEREAS, on May 21, 2008, Zoning Administrator reviewed ED Permit (ED08- 011) and continued the matter to May 27, 2008 requiring the submittal of additional information regarding open space areas; and WHEREAS, on May 27, 2008, Zoning Administrator reviewed and approved the ED Permit (ED08-011) for both HOM I and II complexes. The approval incorporated conditions requiring, among others: a) the payment of relocation assistance to qualifying low-income residents displaced by the renovations; and b) execution of an agreement between the City and the property owner reaffirming the BMR Agreement executed for HOM I in 1990; and WHEREAS, on June 3, 2008, David Therien and Maurice Burckhardt, tenants of HOM II filed an appeal (AP08-004) of the Zoning Administrator approval of the ED Permit; and WHEREAS, from June 2008 to January 2009, City staff has worked with the property owner to resolve and respond to appeal issues, including: a) the preparation and submittal of a Construction Phasing and Logistics Plan (CPLP) and Resident Communication Plan (RCP) to provide tenants with knowledge of the construction schedule, areas involving residential unit vacation and construction phasing; and b) conforming the status of BMR units; and WHEREAS, on January 13, 2009, the San Rafael Planning Commission held a duly -noticed public hearing on the appeal, accepting all oral and written public testimony and the written report of the Community Development Department staff. Following closure of the public hearing and lengthy discussion, the Commission voted to deny the appeal and uphold approval of the ED Permit with amendments to conditions. The Commission directed staff to prepare a final resolution with the recommended condition amendments for presentation and action at the next regular hearing; and WHEREAS, on January 27, 2009, the Planning Commission reviewed and adopted Resolution No. 09-01 on a 6-1 vote (Commissioner Paul absent) to deny the appeal and uphold the Zoning Administrator approval of the project with added and amended conditions of approval; and WHEREAS, on February 3, 2009, David Therien, Eugene Dougherty and Denny McGinnis, representatives of Highlands of Marin Residents Association filed an appeal (AP08-004) of the Planning Commission action upholding of the Zoning Administrator approval of the ED Permit; and WHEREAS, on March 2, 2009, the San Rafael City Council held a duly -noticed public hearing on the proposed project, accepting all oral and written public testimony and the written report of the Community Development Department staff; and ATTACHMENT 2 2.2 WHEREAS, on March 2, 2009, following closure of the public hearing and discussion, the City Council voted to continue the project to April 6, 2009 and directed the property owner to: a) complete and implement the Resident Communication Plan assuming an April 6, 2009 baseline date for developing a construction phasing and unit vacation schedule: and b) meet with the appellants and other tenants with the goal to resolve the issues of the payment schedule for relocation assistance and security deposit refunds; and WHEREAS, on March 30, 2009, the property owner submitted a letter (March 27, 2009, on file with the City Clerk) outlining the follow-up tasks and steps that have been completed in response to the City Council directive. First, this letter summarizes that the Resident Communication Plan (RCP) has been implemented by mailing individual letters to all tenants in HOM I and HOM II informing these tenants of the construction schedule, the scheduled dates for notice of unit vacation, the projected rents to renovated units, and, where appropriate, the low-income household amounts for determining if relocation assistance is available. Second, the letter states that two community meetings were held to inform residents of the renovation plans and the construction/unit vacation schedule. Third, several meetings were held with the appellant with the goal of resolving some of the relocation issues and to consider additional relocation assistance measures. Lastly, the letter confirms that the RCP has been revised and expanded; and WHEREAS, upon review of the application, the City Council has confirmed that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to (a) Section 15301 (a) (2) of the CEQA Guidelines, which exempts interior or exterior alterations, and (b) Section 15303 (e) of CEQA Guidelines, which exempts new, small structures; and WHEREAS, the custodian of documents which constitute the record of proceedings upon which this decision is based, is the Community Development Department; and NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of San Rafael hereby denies the appeal (AP08-004) and upholds the Planning Commission's action affirming the Zoning Administrator's conditional approval of an Environmental and Design Review Permit (ED08-011). The City Council finds that the points of the appeal (in italics) cannot be supported for the following reasons: Discretionary renovations will displace over 300 San Rafael residents and children from their apartment homes. This issue of resident displacement has been addressed throughout this project review process. First, the City's ordinance mandates relocation assistance for qualifying low-income residents that are displaced as a result of property renovations. Second, the City encourages maintenance of, and improvements to private properties. Third, the property owner has maintained that they will try to accommodate as many existing tenants as possible provided they meet with the owner's credit and income requirements. However, the rent of upgraded apartments ATTACHMENT 2 2.3 will likely rise and some of the tenants may not qualify for the same apartments they are currently occupying. The SRMC Section 14.16.279 (Relocation Assistance) requires payment of two month's rent to tenants of record displaced by a development project. Beyond the two-month rent assistance, the City has no authority to address the dislocation issue. To impose or require relocation assistance beyond that required by the City ordinance would be over and above the City's regulatory authority. Further, to require relocation assistance for all residents could discourage or create a disincentive to pursue property maintenance and improvements. 2. Most displaced residents will not be able to re -qualify for a renovated unit due to the owner's planned luxury upgrades, rates and qualification requirements. As stated above, some of the residents may not qualify for rents of upgraded apartments. However, apart from the SRMC 14.16.279 required payment of a two- month rent to displaced tenants of record, that qualify as low-income, the City does not have the authority to regulate rents. Additionally, the City of San Rafael is the only jurisdiction in Marin County that has a requirement for relocation assistance. 3. Residents who are forced to leave the property will enter an already constricted rental market with a limited supply of affordable housing options and very few vacancies. Thus to secure equitable, local housing at their currently affordable rates will be extremely difficult. These residents will face disproportionately significant challenges in maintaining important social, emotional, community and educational ties, as well as the means for their economic survival in Marin — especially under current and looming economic conditions. As stated under the response to appeal points 1 and 2 above, the City encourages the maintenance of properties. Such maintenance upgrades to the properties could inevitably results in rent increases. Under SRMC 14.16.279, the City regulates and enforces the payment of two months' rent to qualified low-income tenants of record. Under the current policies and codes, the City cannot regulate the social issues that result from displacement due to a development project. Further, the Planning Commission made an effort to respond to this concern by expanding the requirement of the Resident Communication Plan (condition #15.a.) to include a schedule of intended rental ranges for the renovated units; contact information at Legal Aid Marin and Marin Housing Assist Line for assistance regarding tenant rights; information regarding on-site, temporary relocation options for tenants; and a list of property addresses for apartment complexes in the general area of the site that may have available rental units. 4. Residents who are able to qualify for an upgraded unit, and choose to stay, will be afforded only one month's free rent for the inconvenience of being displaced, will have no guaranteed option for return to their own upgraded unit, and will have to absorb the cost of substantially increased rents- according to the owner's market - rate projections. Staff finds this issue has been generally addressed in the responses to appeal points 1 thru 3, above. Further, the rents for apartments in the older complex HOM II ATTACHMENT 2 2.4 (Crest Marin) are currently lower because of age of the complex (30 years) which necessitate the much needed improvements and renovations of these apartments. The rents for all the renovated apartments are generally expected to increase in keeping with the competition. The City has no authority to regulate the free market forces of supply and demand. 5. The City's Relocation Assistance Ordinance (SRMC Section 14.16.279) provides a significant and appreciated benefit to residents who are of low-income and who qualify. However, our research shows that current relocation costs far exceed the amount of this assistance. Also, a significant number of residents will neither qualify for the assistance nor an upgraded unit — according to the owner's expected qualification requirements. As stated in the responses to appeal points paragraphs 1 thru 4 above, the City's authority in this matter is limited to the enforcement of the current relocation assistance provisions of SRMC Section 14.16.279. 6. There remain, in our estimation, certain issues not wholly addressed or conditioned by the Planning Commission's Resolution of January 27th, 2009. These include, but are not limited to the addition of a third leasing office building and its severe safety implications for vehicular and pedestrian traffic, as well as the owner's failure to respond adequately to the City's request for a comprehensive relocation plan. Until last year, these two complexes were separately owned and operated. They had their own, geographically separated leasing offices. Now that the complexes are owned by one owner, it makes business sense for the new owner to consolidate the leasing operations into one new office in a central location. Further, it is very logical from a site planning standpoint. However, the project does not add new units and therefore, does not add additional traffic. As part of the ED Permit process, staff consulted and worked with the City's Traffic Engineer regarding the siting of this leasing office and traffic safety issues of this project. The Traffic Engineer has determined that there are no traffic safety issues associate with the two complexes as currently designed or with the new leasing office. Additionally, the Traffic Engineer has concluded that current traffic volumes are low and there will be no additional traffic volume; existing sight distances are adequate; traffic on this property has not been a problem; and the proposed roundabout, although preliminary and not part of this approval, would improve site access and circulation. 7. The project will result in the loss of no less than eleven (11) designated affordable (low-income/BMR) housing units from the City's current compliance with the San Rafael Housing Element. The older apartment complex, HOM H does not contain any below market rate (BMR) units. The City's 1989 approval of HOM I required that 15% (33) of the units be reserved for BMR rental (18 for low income and 15 for moderate income) for 30 years. The BMR agreement for the 33 units runs to 2030. ATTACHMENT 2 2.5 HOM I was financed through California Tax Credits. The bonds were issued in 1989 by Marin Housing Authority. The bonds were refunded in 2000 with the Association of Bay Area Governments (ABAG) Finance Authority and a Regulatory Agreement placed on all 220 units in HOM I. The Regulatory Agreement required 20% of the total units (44 units) be rented to residents at 50% of median income. The owner plans to pay off the bonds and remove the income restrictions. The repayment of the ABAG bonds would eliminate the 11 BMR (44- 33=11) units that had resulted from the ABAG agreement. If the bonds are repaid, the City approved BMR agreement would still be in effect for 33 apartment units through 2030. Therefore, the elimination of the 11 BMR is not connected to the renovation project or to the City's discretion on this ED Permit. The renovation project neither requires the repayment of the ABAG bonds, nor is this a vehicle which can be used to repay the bonds. The ABAG bonds can be repaid independently of the project. BE IT FURTHER RESOLVED that the City Council of the City of San Rafael upholds the Planning Commission action to deny the appeal and affirm the Zoning Administrator approval of Environmental and Design Review Permit (ED08-011) based on the following findings: FINDINGS 1. The project has been designed consistent with the following General Plan Policies: LU - 12 (Building Heights), LU -23 (Land Use Map and Categories), NH -2 (New Development in Residential Neighborhoods), NH -8 (Parking), CD-ld (Landscape Improvement), CD -2 (Neighborhood Identity), CD -13 (Single -Family Residential Design Guidelines) because: a. The project meets and does not exceed the maximum height requirement of its General Plan Land Use designation of High Density Residential (LU12); b. The project is consistent with its General Plan Land Use designation of High Density Residential (LU -23). The project will not change the existing residential density, which is in compliance with the maximum allowable Gross Density of 15- 32 units per acre (LU -23); c. The project preserves and enhances the residential character of the neighborhood and maintaining neighborhood compatibility (NH -2, CD -2 and CD -13) by: 1) Maintaining the existing building mass and height and creating continuity in the exterior design of the two complexes by introducing common materials and colors; 2) Integrating the proposed leasing office addition into the common design of the complex; and 3) Incorporating landscape improvements that enhance the project design provide screening and are suitable for the site. 2. The new leasing office building is consistent with the MR2.5 Zoning District in that: ATTACHMENT 2 2.6 a. The leasing office building is an allowed use consistent with Section 14.04.020 Land use regulations (R, DR, MR, HR, PD) which states, "Accessory structures and uses customarily incidental to a permitted use and contained on the same site" are permitted in all of these residential districts. The proposed leasing office is customarily incidental to the multifamily residential use and would be located within the complex; b. The proposed leasing office building complies with the development standards regarding front, side and rear setbacks, height, lot coverage and parking under the MR2.5 zoning district; and c. Per Table 14.04.040 of the Zoning Ordinance, a minimum useable outdoor area of 200 sq. ft. (common and/or private) is required per dwelling unit. The two apartment complexes contain 324 dwelling units, which require a total useable outdoor area of 64,800 sq. ft. With the replacement of the existing tennis court, the project would provide an outdoor area of 285 sq. ft. common and/or private open space (total area of 92,388 sq. ft.), which exceeds the minimum requirement of the Code. 3. The project has been designed consistent with the general objective to promote design quality in all development by proposing new exterior materials with new color palette that is earth tone in nature and blends with the natural hillside setting of the site, which would be an improvement over the stucco material and plain colors that currently exist. 4. The proposed project has been designed consistent with the varied designs and heights of the existing neighborhood residences and is therefore, consistent with the specific purposes of Residential (R) districts to protect and enhance the existing residential neighborhood pursuant to Section 14.04.010 of the Zoning Ordinance. 5. The proposed exterior renovation and the new leasing office are consistent with Chapter 25 — Design Review Criteria in that: a. The project is consistent with Section 14.25.030 that requires a shadow diagram if deemed necessary to evaluate potential shading of adjacent properties. The proposed new building is located quite a distance from existing, off-site development and would not shade any adjacent properties. Therefore, a shadow diagram would not serve any purpose; b. The project design, including its materials and colors, is consistent with the 2-3 story height of the existing buildings in the apartment complex; c. The proposed improvements have been designed by a registered architect with experience in designing similar projects in the Bay Area and these improvements have been reviewed and favorably recommended by the Design Review Board; d. The proposed project is consistent with SRMC Section 14.25.050.E, which requires: site design to have a harmonious relationship between structures within the development and between structures and the site; preservation of major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills; respecting site features and recognizing site constraints by minimizing grading, erosion and removal of natural vegetation; providing good vehicular, bicycle and pedestrian circulation and access, onsite and in relation to the ATTACHMENT 2 2.7 surrounding area; providing energy-efficient design; providing special attention to proper site surface drainage; and requiring utility connections to be installed underground, in that: 1) The new leasing office building is harmonious with the existing buildings in terms of building height, materials and colors; 2) The proposed leasing office building would be marginally visible from other properties and public right of ways and its visual impact would be minimal. The project would not block major views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills. Additionally, the property would be improved with landscaping; 3) The proposed project minimizes grading, erosion and removal of natural vegetation because the building site is an existing tennis court which is fairly level and does not contain any vegetation; 4) The proposed leasing office building is conveniently located with respect to both of the existing complexes and would not obstruct vehicle circulation, would provide parking for employees and visitors and would be easily accessible for both potential and existing tenants; 5) The existing stormwater drainage will continue to flow into open space which will filter urban runoff; and 6) Utilities are available for the proposed leasing office building and no new services are required for the development. e. The project is consistent with SRMC Section 14.25.050.F. of the Zoning Ordinance which requires project architecture to be harmoniously integrated in relation to the architecture in the vicinity in terms of colors and materials, scale and building design, in that: 1) The new leasing office building elevations provide appropriate massing. The front elevation, which is the most visible elevation incorporates a portico creating a visible interest. Consistent with the theme of the proposed exterior renovation of the apartment buildings, the walls contain stucco finish and cementitious lap siding and have dark earth tone colors; 2) The proposed new color palette would be earth tone in nature and would blend with the natural hillside setting of the site. The proposed white vinyl windows and new metal vents are appropriate given the small size of these features and would not be stark design elements that would be visible from long distance views of the site; and 3) The portico at the main entrance to the leasing office building provides a sense of entry to the building. 6. The design of the exterior renovations, minimizes potential adverse environmental impacts in that: a. The grading is minimal as proposed; b. The proposed renovations would not result in significant removal of existing vegetation or significant trees; and c. No additional residential units are proposed that would result in increased traffic or air pollutants and would not increase demand for utilities and services. ATTACHMENT 2 2.8 7. The design of the exterior renovations and the new leasing office building as conditioned below, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity of the project site, or to the general welfare of the City of San Rafael in that: a. The proposed project has been reviewed by appropriate City departments. Conditions of approval recommended by other departments have been applied to minimize potential adverse visual, design, and safety impacts to the project site and adjacent properties; and b. The proposed project does not indicate a use that is prohibited in MR2.5 Zoning District, but is permitted by right under Section 14.04.020 of the San Rafael Municipal Code. 8. As conditioned, the project is consistent with Zoning Ordinance Section 14.16.279 (Relocation Assistance), in that the project applicant is being required to provide: a. Notice to all tenants that are vacated as a result of their unit renovation; b. Assistance to qualifying low-income families; and c. Proof of payment to eligible low-income families. 9. Pursuant to Section 15301 (a) (2) of California Environmental Quality Act (CEQA), or exterior alternations are exempt from the requirements of CEQA. Furthermore, pursuant to Section 15303 (c) of CEQA, small structures are exempt from the requirements of CEQA. Since the project is for limited exterior renovation improvements and will add a 2,785 sq. ft. leasing office building accessory to the apartment complex, the proposed project qualifies fora categorical exemption under Section 15301 and 15303 of CEQA. BE IT FURTHER RESOLVED that the City Council of the City of San Rafael upholds the Planning Commission's approval of the Environmental and Design Review Permit (ED08-011) subject to the following conditions, as amended: lxltI]_Y_Y[MIRf I W.199ZIIlI' General and ongoing Planning Division 1. The building techniques, materials, colors, elevations, and appearance of the project, as presented for approval on plans titled Highland of Marin I, Highlands of Marin II and Highlands of Marin New Leasing Office, San Rafael, CA; prepared by KTGY Group, Inc. and stamped approved on May 21, 2008, shall be the same as required for issuance of a Building Permit (except those modified by these conditions of approval). Any modifications or revisions to the project shall be subject to review and approval of the Community Development Department, Planning Division. Modifications deemed not minor by the Community Development Director shall require review and approval by the original decision- making body, the Zoning Administrator and the Design Review Board, if necessary. As shown on the preliminary plans, it is the intent of the applicant to ATTACHMENT 2 2.9 modify the design and layout of the Cresta Drive terminus to a `roundabout' configuration. The modification of this road terminus will require an amendment to this Environmental and Design Review Permit, which can be approved by the Community Development Director. 2. This Environmental and Design Review Permit (ED08-011) is valid for two (2) years from the date of final approval by the City of San Rafael and shall become null and void unless a Building Permit is issued or a time extension is granted. Once the conditions of approval have been implemented, this approval shall run with the land and shall continue to be valid whether or not there is a change in property ownership. Continued compliance with all conditions of approval shall be required for the duration of the use. 3. All landscaping shall be maintained in a healthy and thriving condition, free of weeds and debris. Any dying or dead landscaping shall be replaced in a timely fashion. 4. All site improvements, including but not limited to the site lighting, hardscape, landscape islands and paving striping shall be maintained in good, undamaged condition at all times. Any damaged improvements shall be replaced in a timely manner. 5. The site shall be kept free of litter and garbage. Any trash, junk or damaged materials that are accumulated on the site shall be removed and disposed of in a timely manner. 6. Approved colors are as shown on the approved color and material board on file with the Community Development Department, Planning Division. Generally, the approved color palette consists of a mixture of white and shades of beige and brown colors. Any future modification to colors shall be subject to review and approval of the Planning Division and major modifications shall be referred to the Design Review Board. 7. No part of the existing landscape including any trees shall be removed, unless their removal has been reviewed and approved by Planning Division, or are authorized by the Vegetation Management Plan (VMP) approved by the Fire Department. 8. Contractor Contact Information Postine: Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street. Please check with the Planning Division regarding such a sign. 9. Construction Phasing, Logistics and Hours of Operation: Construction hours shall be limited as specified by Municipal Code Section 8.13.050.A which are 7 a.m. to 6 p.m., Monday through Friday and Saturday from 9:OOa.m to 6:OOp.m. Construction shall not be permitted on Sundays or City -observed holidays. Construction ATTACHMENT 2 2.10 activities shall include delivery of materials, arrival of construction workers, start up of construction equipment engines, playing of radios and other noises caused by equipment and/or construction workers arriving at or on the site. This permit approves and requires compliance with the phasing shown in the Hi ands of Marin Construction Phasing and Logistics Plan prepared by Peak West Development, LLC (dated November 28, 2008), which is on file with the Community Development Department. This phasing of construction is described in the plan and is approved as follows: a. Phase I — Common Area Facilities b. Phase II — Highlands of Marin I Exterior Renovations c. Phase III — Highlands of Marin I Interior Renovations d. Phase IV — Highlands of Marin II (formerly Crest Marin) Exterior and Interior Renovations It is understood that the dates listed in the Highlands of Marin Construction Phasing and Logistics Plan are subject to change based on weather, labor and materials availability, timely issuance of building permits, and market conditions. 10. On -Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. It. Archaeological Resources: In the event that archaeological resources, such as concentrations of artifacts or culturally modified soil deposits including trash pits older than fifty years of age, are discovered at any time during grading, scraping, or excavation within the property, all work shall be halted in the vicinity of the find, the Planning Division shall be notified, and a qualified archaeologist shall be contacted immediately to make an evaluation. If warranted by the concentration of artifacts or soils deposits, an archaeologist shall monitor further work in the discovery area. If human remains are encountered during grading and construction, all work shall stop in the immediate vicinity of the discovered remains and the County Coroner and a qualified archaeologist shall be notified immediately so that an evaluation can be performed. The Coroner shall contact the Native American Heritage Commission, if the remains are deemed to be Native American and prehistoric, so the "most likely descendant' can be designated. ATTACHMENT 2 2.11 Prior to Issuance of a Building Permit Planning Division 12. Plans submitted for a Building Permit shall include a plan sheet, which incorporates these conditions of approval. 13. To ensure adequate circulation, parking, and access for emergency vehicles in the neighborhood, the applicant shall submit a construction management plan to the Planning Division for approval prior to Building Permit issuance. The plan shall identify that all activities, including but not limited to loading/unloading, storage, employee parking, related to the construction shall be located onsite. The plan shall also specify the methods and locations of employee parking, material drop-off, storage of materials, storage of debris and method of its disposal, size limits on delivery vehicles, construction days and hours, and appropriate safety personnel. 14. All mechanical equipment (i.e., air conditioning units, meters and transformers) and appurtenances not entirely enclosed within the structure (on side of building or roof) shall be screened from public view. The method used to accomplish the screening shall be indicated on the building plans and approved by the Planning Division. 15. The property owner shall comply with the provisions of SRMC Section 14.16.279 (Relocation Assistance), which requires that relocation assistance be provided for displaced apartment tenants that qualify as low-income. Prior to issuance of building permits for interior renovation of apartment units where existing tenants are displaced or required to vacate, the following tasks and measures shall be implemented: a. The property owner shall implement a Resident Communication Plan (RCP). A draft RCP has been prepared, which has been updated/revised by the property owner, (March 27, 2009) and is on file with the Community Development Department. The revised RCP includes: 1) a schedule of therorojected rent ranges for renovated apartment units; 2) information regarding on-site, temporary relocation options for tenants; 3 the projected construction schedule and expected dates for the vacation of units (assuming a baseline date of April 6, 2009); 4) contact information at Legal Aid of Marin and Marin Housing Assist Line; and 5) a list of property addresses for apartment complexes in the general area of the site that may have available rental units. Prior to the issuance of the first Building Permit for any renovation that requires the vacation of residents, the RCP shall be finalized and be submitted to the Community Development Department and shall include all finalized dates for construction and unit vacation and the proiected rent ranges of renovated units. Implementation of this plan requires updating apartment residents on a regular basis regarding the timing of the project, including a building -by -building construction timeline so that tenants are aware of project impacts to their ATTACHMENT 2 2.12 apartment and timing for vacation of units. Prior to the issuance of the Building Dernit for a renovation that requires the . entien of residents TQnr:n nn.i Tiinr:n Housing Assist Tine for „ istance regarding tenants rights; 3) ;nf nnation regarding on site temporary relocation options f tenants; .1 A\ list of property addresses for apintment eomplexes in the general area of 01;R qite that may have avai4able rental units. b. An escrow account shall be established with a deposit amount of $100,000. This escrow account shall be maintained and managed solely by the applicant/property owner. On the fifth day of each month following the establishment of the escrow account, the property owner shall submit a monthly report of activity on the account including, but not limited to the withdrawals for payment of relocation assistance and the remaining account balance as of the date of the monthly report. This escrow account must be kept active until the final relocation assistance payment in connection with the project is paid, after which the account may be closed and the principal returned to the applicant. Additional deposits in the escrow account may be necessary depending upon the number of displaced tenants that qualify for relocation assistance consistent with the City code provisions. At no time shall the account balance fall below $20,000. In compliance with the phasing shown in the Highlands of Marin Construction Phasing and Logistics Plan prepared by Peak West Development, LLC (dated November 28, 2008), the following tasks and measures shall be implemented as each building is vacated and prepared for renovation: 1) The property owner shall provide to each tenant of record in the apartments to be vacated, a notice via certified mail, of the need to vacate. This notice shall be received no later than 60 days prior to the date the tenants are required to vacate. The notice shall include the statement required by SRMC Section 14.16.279.C. and shall state the date on which the tenant must vacate the apartment and a description of the relocation assistance available to low-income tenants. The description shall include the income standards for qualifying for relocation assistance and shall include a printed income certification form. The printed income certification form shall include a statement that the representation of income is being made under penalty of perjury and that any false statement may be punishable as a felony and thereby subject an individual to criminal and civil penalties. The location for delivery of the income certification and the date and time by which it must be delivered to the property owner shall also be set forth in the notice. 2) Proof of the vacation notice mailing and list of tenants of record receiving the notice shall be submitted to the City at the same time the notices are mailed. ATTACHMENT 2 2.13 3) Tenants of record who meet the income standards shall complete the income certification required by SRMC Section 14.16.279. The tenant shall deliver the certification to the property owner no later than close of business at the property owners' regular place of business, by the date specified in the notice, which date shall be no less than 17 days after the mailing date of the notice. Copies of all certificates from tenants of record confirming income status shall be submitted to the City. 4) The property owner shall prepare a list of tenants of record who have submitted valid certificates (including those certificates from all Section 8 tenants) and provide the list to the Community Development Department within fifteen (15) business days after such certificates are received by the property owner. 5) No later than 30 days prior to the scheduled vacancy, the property owner shall pay over to each qualified tenant of record who has submitted a timely certificate of income, the relocation assistance provided in SRMC Section 14.16.279, less any amount due to the property owner from the tenant of record. Copies of the relocation assistance checks paid to qualifying tenants shall be submitted to the City. c. The property owner shall be responsible for paying the cost of City staff time required to review and monitor the RCP and relocation assistance payments. City staff time shall be billed on an hourly Violation of this condition by the applicant/property owner shall be cause to revoke building permits for the project and/or require that construction work be ceased. 16. Prior to the issuance of a building permit for conversion of the HOM II leasing office into an area for resident mailboxes, the applicant shall submit a letter from the US Postal Service either confirming the continuation of the current mail delivery system (individual boxes at each building) or the requirement for a new, centralized system of mail delivery. Building Division 17. The design and construction of all site alterations shall comply with the 2007 California Building Code, 2007 Plumbing Code, 2007 Electrical Code, 2007 California Mechanical Code, 2007 California Fire Code, and 2005 Title 24 California Energy Efficiency Standards. 18. A building permit is required for the proposed work. Applications shall be accompanied by three (3) complete sets of construction drawings to include: (larger projects require 4 sets of construction drawings) a) Architectural plans b) Structural plans c) Electrical plans ATTACHMENT 2 2.14 d) C) fl g) h) i) j) k) Plumbing plans Mechanical plans Fire sprinkler plans Site/civil plans (clearly identifying grade plan and height of the building) Structural Calculations Truss Calculations Soils reports Title -24 energy documentation 19. The occupancy classification, construction type and square footage of the building shall be specified on the plans in addition to justification calculations for the allowable area of the building. Site/civil plans shall be prepared by a California licensed surveyor or engineer clearly showing topography, identifying grade plan and height of the building. 20. For those buildings where the scope of work involves interior remodel work, it is likely that the these buildings meet the definition for "substantial remodel," as defined in Municipal Code Section 4.08.120, Amendments to the Fire Code. Therefore, installation of fire sprinklers may be required throughout the building. A determination as to whether fire sprinklers will be required will occur during the building permit review process. A separate deferred application shall be submitted to the Building Division by a C-16 contractor. 21_ Based on City records and completion of a site inspection, some of the existing buildings are equipped with an existing fire sprinkler system installed in accordance to NFPA 13 standard. If any of the proposed construction work impacts the existing sprinkler system, a separate deferred application shall be submitted to the Building Division by a C-16 contractor. 22. Address numbers shall be installed for each building and shall be located in a position that is plainly visible from the street or road fronting the property. Numbers must be Arabic numerals or alphabetical letters, be minimum 4" in height with a minimum stroke width of .5 inch, contrasting in color to their background, and either internally or externally illuminated.24. Knox box keyed entry system is required at designated access doors. 23. If proposed fencing exceeds 6' in height, a building permit is required. 24. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District (BAAQMD) prior to obtaining the permit and beginning work. Please contact BAAQMD fore requirements. 25. School fees will be required for any new building area constructed in the project. School fees are not required for existing buildings or buildings being renovated. ATTACHMENT 2 2.15 School fees for commercial space are computed at $0.33 per square foot of new building area. Calculations are done by the San Rafael City Schools, and those fees are paid directly to them prior to issuance of the building permit. 26. All private, on-site improvements such as retaining walls, street light standards, and private sewer system will require plan review and permits from the Building Division. 27. In the event the final improvements include site grading or site remediation, soils export, import and placement; provide a detailed soils report shall be prepared by a qualified engineer to address these procedures. The soils report shall address the import and placement and compaction of soils at future building pad locations and should be based on an assumed foundation design. This information shall be provided to Building Division and Department of Public Works for review and comments prior to any such activities taking place. A grading permit may be required for this work. 28. Geotechnical and civil pad certifications shall be submitted, where required by the Building Division. 29. Where ventilation is required, the minimum, open area to the outdoors shall be 4 percent of the floor area that is being ventilated (CBC 1203.4.1). 30. The minimum net glazed area required for natural light shall be than 8 percent of the floor area of the room that it serves (CBC 1205.2). 31. All site signage (including wall signs) shall require a separate permit and application (excluding address numbering). Monument sign(s) located at the driveway entrance(s) shall have address numbers posted prominently on the monument sign 32. The new leasing office building shall be assigned a new building address by the Department of Public Works. 33. The new leasing office shall be designed to provide access to the physically disabled in accordance with the requirements of Title -24, California Code of Regulations (e.g., accessible parking stalls, path of travel, primary entrance, interior travel path and restrooms). 34. The project shall comply with the ADA requirements of Title -24, California Code of Regulations, as determined by the building Division. 35. Pedestrian access provisions shall provide a minimum 48" wide unobstructed paved surface to and along all accessible routes. Items such as signs, meter pedestals, light standards, trash receptacles, etc., shall not encroach within this 4' minimum width. ATTACHMENT 2 2.16 Sidewalk slopes and side slopes shall not exceed published minimums per California Title 24, Part 2. 36. The site development of such items as common sidewalks, parking areas, stairs, ramps, common facilities, etc. are subject to compliance with the accessibility standards contained in Title -24, California Code of Regulations. The civil, grading and landscape plans shall address these requirements to the extent possible. 37. Public accommodation disabled parking spaces must be provided according the following table and must be uniformly distributed throughout the site. Total Number of Parking Spaces Provided Minimum Required Number of I3/C Spaces 1 to 25 1 38. A minimum of one handicapped (ADA) parking space shall be designed to be van accessible (9 feet wide parking space and 8 foot wide off- load area). A minimum of one van accessible parking space shall be provided for every eight, required handicap spaces must be van accessible. 39. Fire lanes shall be maintained as originally designed the following italicized notation outlines those original requirements; painted red with contrasting white lettering stating "No Parking Fire Lane" A sign shall be posted in accordance to City of San Rafael standard #204. 40. This property is located in an Urban Wildland Interface (UWI) area. A Vegetation Management Plan (VMP) has been approved by the Fire Department (June 3, 2008) and is on file with the Community Development Department. The VTM shall be implemented as approved. Public Works Department 41. Site drainage shall not be diverted or concentrated on adjacent properties. This provision shall not apply to storm drainage lines and outlet dissipaters that are to be diverted to and located on the contiguous lands owned by the County of Marin, which are permitted by agreement between the property owner and the County. A copy of the signed agreement shall be submitted to the City prior to the issuance of the building permit that includes these drainage lines and outlet dissipaters. 42. All new roof drains shall be designed to be directed to landscape areas prior to entering an established swale or site drainage system. 43. A Stormwater Pollution Prevention Plan (SWPPP) incorporating Best Management Practices (BMP) shall be included in the building permit plan submittal. ATTACHMENT 2 2.17 Traffic Division 44. New parking spaces must meet city minimum standards for back-up distance. Las Gallinas Valley Sanitary District (LGVSD) 45. The proposed leasing office building shall apply for and receive an allocation of sewer capacity from the LGVSD prior to commencement of sewer service. 46. The proposed project may be subject to the construction of on-site or off-site sanitary sewer improvements. This requirement shall be confirmed by the LGVSD at the time of project construction, and shall be completed to the satisfaction of the District. Marin Municipal Water District (MMWD) 47. A High Pressure Water Service Application shall be completed and submitted to MMWD for the proposed Leasing Office building. 48. A copy of the building permit shall be submitted with an application for service. 49. All MMWD required fees and charges shall be paid prior to authorization of service. 50. The project sponsor shall comply with the MMWD rules and regulations in effect at the time service is requested, including the installation of a new meter to serve the new structure. 51. All landscape and irrigation plans shall be designed in accordance with the most current District landscape requirements (currently from Ordinance # 385). Prior to providing water service for new landscape areas, or improved or modified landscape areas, the District shall review and approve the project's working drawing for planting an irrigation systems. 52. The plans shall be designed to comply with the backflow prevention requirements, if backflow protection is warranted, including installation, testing and maintenance. 53. The use of recycled/reclaimed water is required, where available, for all approved uses. Prior to Final Building and Site Inspections 54. Upon completion of construction for each building or construction phase, the applicant shall contact the Community Development Department, Planning Division, to request a final inspection. This inspection shall require a minimum of 48-hour advance notice. ATTACHMENT 2 2.18 55. All damaged and new landscaping and irrigation shall be installed prior to the final inspection of the site or the property owner shall post a bond in the amount of the estimated landscaping/irrigation cost with the City of San Rafael. In the event that a bond is posted, all areas proposed for landscaping must be covered with bark or a substitute material approved by the Planning Division prior to occupancy. Deferred landscaping through a bond shall not exceed 3 months past occupancy. 56. All exterior lighting shall be shielded so that the illumination is directed downward. Following City approval of the final inspection, all exterior lighting shall be subject to a 30 -day lighting level review by the Police Department and Planning Division to ensure compatibility with the surrounding area. I, ESTHER C. BEIIME, Clerk of the City of San Rafael, hereby certify that the forgoing resolution was duly and regularly introduced and adopted at a regular meeting of the City Council held Monday, the 2'-o€Mareh 6`s of April, 2009, by the following vote, to wit: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ESTHER C. BEIRNE, City Clerk ATTACHMENT 2 2.19 March 27. 2009 Mayor AI Boro and City Council Members City of San Rafael 1400 Fifth Avenue P.O. Box 151560 San Rafael, CA 94915-1560 Re: Highlands of Marin Dear Mayor Born and Council Members: 5347 South Valentia Way Suite 240 Greenwood Village, CO 80111 Phone 303.706.0410 Fax 303.706.0482 Thank you for consideration of the Highlands of Marin project at the City Council meeting on Monday, March 2, 2009. At the conclusion of the ineeting, you directed Peak West/UDR to provide information to tenants about our construction time line and outline tenant relocation options assuming the project is approved on April 6, 2009. This letter details how we implemented sending__ letters, setting up individual meetings with tenants, conducted two community meetings and met twice with the Highlands of Marin Tenant Association (appellant). As a result of these communications we have made revisions to the Resident Communications Plan (Attachment D). In addition, we have included in this letter details on the positive financial impact of the project for the City of San Rafael as well as the significantly higher costs incurred by UDR due to the eleven month delay of the project. Tenant Outreach and Communications since March 2. 2009 The following outlines the implementation of the Residents Communication Plan based on your request. 1. Tenant Letters: On 3/15/09 UDR delivered and mailed certified letters to all tenants advising them of the anticipated construction schedule; how the schedule relates to their specific apartment building and unit; and anticipated dates of notices. The letters provided projected rent rates; how to apply for a new lease and temporary relocation onsite; tenant relocation options; and information on qualifying for low income relocation assistance. We also included several options for helping tenants understand their options by providing tenants the availability of private one-on-one appointment with a UDR staff member to go over their individual circumstances and personal income information and the contact person to call with any questions. The letters advised tenants Of two community meetings held on March 25, 2009. The sample letters to HOM I and HOM 11 tenants are attached. Attachment A: 3/15/09 Highlands of Marin I Tenant Letters Attachment B: 3/15/09 Highlands of Marin 11 Tenant Letter ATTACHMENT 3 h� �tcyrs nm a rnr Thank you for consideration of the Highlands of Marin project at the City Council meeting on Monday, March 2, 2009. At the conclusion of the ineeting, you directed Peak West/UDR to provide information to tenants about our construction time line and outline tenant relocation options assuming the project is approved on April 6, 2009. This letter details how we implemented sending__ letters, setting up individual meetings with tenants, conducted two community meetings and met twice with the Highlands of Marin Tenant Association (appellant). As a result of these communications we have made revisions to the Resident Communications Plan (Attachment D). In addition, we have included in this letter details on the positive financial impact of the project for the City of San Rafael as well as the significantly higher costs incurred by UDR due to the eleven month delay of the project. Tenant Outreach and Communications since March 2. 2009 The following outlines the implementation of the Residents Communication Plan based on your request. 1. Tenant Letters: On 3/15/09 UDR delivered and mailed certified letters to all tenants advising them of the anticipated construction schedule; how the schedule relates to their specific apartment building and unit; and anticipated dates of notices. The letters provided projected rent rates; how to apply for a new lease and temporary relocation onsite; tenant relocation options; and information on qualifying for low income relocation assistance. We also included several options for helping tenants understand their options by providing tenants the availability of private one-on-one appointment with a UDR staff member to go over their individual circumstances and personal income information and the contact person to call with any questions. The letters advised tenants Of two community meetings held on March 25, 2009. The sample letters to HOM I and HOM 11 tenants are attached. Attachment A: 3/15/09 Highlands of Marin I Tenant Letters Attachment B: 3/15/09 Highlands of Marin 11 Tenant Letter ATTACHMENT 3 March 27, 2009 tetter to San Rafael City Council - Page 2 Outcome Following Tenant Receipt of Letters: Following tenant receipt of the attached letters, out of 324 total apartment units, UDR received: 3 Calls from tenants with questions 24 Tenants signed up for individual appointments with UDR staff. The offer for individual meetings remains available to tenants on an ongoing basis. 4 Tenants attended the 3/25 Community Meeting at 5:00 PNI - 6:30 PM 5 Tenants attended the 3/25 Community Meeting at 7:00 PNI - 8:30 PM 2. Tenant Appointments with UDR Staff: UDR has made staff available on a schedule that accommodates appointments for early hours, late hours and weekend hours. Tenants were advised in the letter of availability to sign tip for an appointment with a UDR staff member who could individually to go over the tenant's options and answer any questions they had on the letter they received. Again, to date, only 24 tenants signed up for an appointment out of 324 apartment units. 3. Community Meetings: UDR conducted two (2) resident meetings open to all residents at the Highlands of Marin Community Center on Wednesday, March 25, 2009 from 5:00 PM - 6:30 PM and 7:00 PM - 8:30 PM. San Rafael Planning Staff were in attendance. 5:00 PM Meeting The first meeting had four residents in attendance and lasted 30 minutes reviewing the letters, the construction plans and answering questions. 7:00 PM Meeting The second meeting had five residents in attendance and lasted 45 minutes reviewing the letters, the construction plans and answering questions. 4. Meetings with Highland of Marin Tenant Association (appellant) UDR management met with David Therien and other residents regarding their appeal to listen to their concerns and discuss tenant assistance UDR can provide as well as explain what assistance is not financially feasible. Attachment C is a handout provided to Mr. Therien and the other tenants during those meetings. This handout was also provided to tenants who attended the community meetings on 3/25/09. The meetings were polite and professional without any new outcome front previous correspondence or meetings. Niost of the meeting time focused on UDR staff answering questions front David Therien. The main thrust of the questions focused on David Therien's request that UDR fund tenant relocation for all tenants regardless of income or timing related to 60 day noticing. UDR continued to reiterate and confirm that these requests were financially infeasible. S. UDR Tenant Assistance: 'Che following outlines efforts UDR has implemented to assist tenants during the renovation project: a. Relocation Assistance for Low -Income Residents UDR will comply with the City's existing ordinance 14.16.279 relocation assistance requirements. March 27, 2009 Letter to San Rafael City Council — Page 3 b. Free Month Rent for temporary relocation when signing a new lease U DR will provide a one-month rent credit for those tenants who sign a new lease and are temporarily relocated onsite while renovations occur to their new unit. c. UDR has provided financial assistance to HOM 11 Tenants since October 2007 Since October 2007, nearly 60% of tenants in HOM 11 remain on their former Cresta Marin Apartment month to month leases at pre -UDR ownership rent rates which are $300 to $500 below market rate. Because the renovation project was anticipated to begin in the first half of 2008, UDR chose not to convert these old month to month leases to new UDR leases at market rate rents. The delay of nearly a year in the start date for the project means these existing, longer term HOM U tenants have received a $3,600 to $6,000 benefit from UDR. It is financially infeasible to provide any further assistance except as required under the City of San Rafael's Relocation Assistance Ordinance 14.16.279. d. Full Time Resident Coordinator & Construction Updates Within 30 days from receiving final approvals by the City Council, UDR will have a full time resident coordinator onsite to assist tenants with individual tenant needs assisting with temporary relocation onsite when signing a new lease, low income qualification process or providing information on other apartment complexes in Marin. UDR will send a monthly construction update to all tenants each month during the renovation project. e. Tenant Communications August 2008 to March 2009 UDR has updated residents on a regular basis since August 2008 on the progress of the project and anticipated schedules as they were known at the time. Follow up to City Council Comments and Tenant Comments on March 2 2009 Following the City Council meeting on March 2, UDR explored the possibility of several council member generated comments and tenant comments. The following suggestions were feasible and implemented by UDR: Security Deposit Refund UDR set up a process to streamline the security deposit refund process. If the tenant allows UDR to complete a pre move -out inspection of the unit 5-7 days in advance of the lease termination date and if the unit is in satisfactory condition, we will refund the security deposit within 24 hours of the lease termination date (assuming that the tenant's account with UDR is current). Priority waiting List for Same Apartment Unit UDR has set tip a -priority waiting list for tenants who intend to sign a new lease and will be temporarily relocated onsite. For those tenants who desire to return to their same unit, a priority list has been established so that these requests can be given priority if the construction schedule allows them to be accommodated given vacancies and timing. The following tenant requests are financially infeasible for the project: Relocation Assistance for Early Move -Ont Tenants may leave Highlands of Marin either in response to the 60 -day notice or upon termination of their leases. Many tenants are on month-to-month leases and are free to leave at anytime, subject to notice requirements in the lease. However, for those tenants March 27, 2009 Letter to San Rafael City Council — Page 4 who may be qualified to receive relocation assistance, we cannot provide this assistance except in accordance with the 60 -day notice requirements of the municipal code. The feasibility of the project is dependent on minimizing the time that each unit remains vacant. If tenants were to move out four to six nno the prior to renovation of their building, UDR either would need to find another short term tenant or leave the unit vacant for that time. If we re -rent the unit, we will be confronted with the very same 60 -day notice and relocation assistance issues that we have with the existing tenant. If we leave the unit vacant, the additional costs to the project would be very substantial. Neither option is financially feasible. Relocation Assistance to all tenants regardless of income UDR will adhere to the City of San Rafael Ordinance 14.16.279 for low income tenants. UDR will also assist residents who intend to stay and sign a new lease. It is infeasible to provide . any other assistance. Information Request for Number of Tenants Qualifying for Low Income A request was made by Mayor Born at the March 2, 2009 City Council to know the number of Highland of Marin tenants who could qualify for low income status wader the City of San Rafael Ordinance 14.16.279 limits. It is impossible to know or provide this information at this time for the following reasons. 1. UDR purchased the Cresta Marin Apartments property (HOM 11) in October 2007. The tenant records were not current or complete. Nearly 60% of these tenants remain on a month to month lease based on the old lease terms from the former owner. Until and unless these tenants decide to sign a new lease with UDR, UDR has no way to require tenants to provide income information. 2. Construction will occur only on a few buildings at a time over a twelve to thirteen month period. The City of San Rafael Ordinance 14.16.279 trigger for providing low income relocation assistance is the delivery of a 60 day notice to vacate to tenants. Thus, only after the entire project is complete at the end of thirteen months will the total number of tenants who qualify for low income be known. Financial Impact of Highlands of Marin renovation project to the City of San Rafael The renovation plan for Highlands of Marin is greatly needed to rehabilitate the Cresta Marin Apartnnent buildings built over 35 years ago and maintain their use as habitable buildings. In addition to maintaining this mousing supply, the project will bring an investment of $23 million in construction to San Rafael and create in excess of 100 jobs dining the twelve to thirteen months of construction. We also estimate planning review and building permit fee revenue to the City to exceed .$300,000 for the Highlands of Marin renovation project. Financial Impact of 10 month delay on Highlands of Marin project We appreciate the City Council consideration of this project on April 6, 2009 and look forward to moving forward with the renovation project. As we mentioned during individual tours and meetings with council members, this renovation project is one of very few still being pursued by UDR nationally due to the downturn of the economy. The $23 million capital investment is a priority for UDR due to the condition of the buildings. We would like to share with the council the cost the delay of the project. The project incurred over $325,000 in additional expenses since June 2008 including $142,000 in additional legal and March 27, 2009 Letter to San Rafael City Council — Page 5 consulting fees; $123,000 additional expense to Peak West Development for overhead and other expenses; and $60,000 in additional UDR staff expense. The additional cost burden of $325,000 does not include overhead or other additional expenses by UDR. We hope that this information fulfills your request to implement the first phase of the Tenant Communication Plan as well as the additional steps UDR has taken since the March 2, 2009 City Council meeting to provide tenants with information on schedule, rents and tenant options. In addition, UDR will implement the attached Resident Communication Plan once the project receives final approval by the City (Attachment D). Susan Barnes is available to meet with you at any time to further discuss the Coin nounications Plan. In addition, other Peak West/UDR representatives and 1 will make ourselves available in person or by phone if needed. Sincerely, Gary Polodna Principal Peak West Development, LLC Attachment A: HOMI Tenant Letters (3/15/09) Attachment B: HOM II Tenant Letter (3/15/09) Attachment C: Handout on UDR Tenant Assistance Attachment D: Resident Communication Plan Attachment A: HOM I Resident Letter Opening doors to the future - VIA HAND DELIVERY AND CERTIFIED MAIL March 11, 2009 Resident Name 1010 Cresta Way Apartment Number San Rafael, CA 94903 Re: Highlands of Marin Renovation Project Update Dear Resident Name, As you know, we have been planning renovations to repair and'upgrade the exterior and interior of your apartment building for some time now. Over the past six months we have provided you with construction time line estimates and other information on how the renovation project will impact you. We are nearing the end of the approval process with the City of San Rafael and are hopeful that the project will move forward in April. In anticipation of the start of the renovation project, we would like to update you on the status and planned time line of the project. This letter explains how the renovation specifically impacts your residency at Highlands of Marin and what options are available to you. If you have questions on the contents of this letter or want to discuss your options, please come to the leasing office and sign up for a time to meet with a UDR representative who can discuss your personal situation and options. Exterior Renovations to Your Building Assuming that we receive final approvals for our planned renovations from the City of San Rafael in early April, we expect that renovations to the exterior of you building will begin on April 20, 2009 and will be completed on June 18, 2009. During this time we will be: • Applying new siding, stucco, and trim to the exterior of your building. • Replacing the windows and exterior doors of your apartment. • Reconstructing your patio and/or balcony, including building an exterior storage unit for your use. This work will not require you to vacate your apartment. The work will be done between the hours of 7:00 AM to 6:00 PM Mondays through Fridays and occasionally from 9:00 AM to 6:00 PM on Saturdays. During the exterior renovations: • You will be notified of the date when all of your personal property must be removed from your patio or balcony. ATTACHMENT A Highlands of Marin Renovation Project Update — Page 2 • You will not have use of your patio or balcony for a period of three to four weeks. A wire mesh screen will be placed over the outside of your sliding glass door during this time which will allow for ventilation of your apartment but will preclude your access to your patio or balcony. • Construction workers will enter your apartment for several hours during one day to complete the installation of windows and doors. You will be notified at least 48 hours in advance of the day this work is to be performed. A construction phasing plan and overall construction timeline is attached. The dates noted above represent our schedule to the best of our knowledge at this time, but as with all construction schedules, they are subject to change based on weather, labor and materials availability, and timely issuance of building permits. We will be providing you with regular updates of our construction schedule as the renovation project proceeds, and will send you a notice at least seven days in advance of when the exterior renovations of your building will actually begin. Interior Renovations to Your Buildine We are also planning to repair and upgrade the apartment interiors in your building, and this work will require you to vacate your apartment. We plan to schedule this work after the completion of exterior renovations to your building and around lease expirations. At least 60 days prior to the end of your lease we will send you a notice of nonrenewal or termination of your lease for your current apartment unit. If your current lease ends on or before June 17, 2009, we will be contacting you to discuss your renewal options Leasing a Renovated Apartment We will be happy to discuss leasing you a renovated apartment at Highlands of Marin. Rental rates are subject to change, but our current rents for the renovated apartments are as follows: Apartment Unit Type Highlands of Marin I 1 Bedroom / 1 Bath 2 Bedroom / 2 Baths Highlands of Marin II 1 Bedroom / 1 Bath 2 Bedroom / 2 Baths 3 Bedroom / 2 Baths New Rental Application Required Anticipated Monthly Rent $1,700 to $1,750 $2,400 to $2,450 $2,040 to $2,055 $2,405 to $2,540 $3,020 Residents will be required to submit a new rental application to qualify for the renovated units. Our qualification process is based on objective income and credit history criteria and is administered by a third -party servicer on a confidential basis. Application fees will be waived for existing residents. Temporary or Permanent Relocation for Tenants Leasing a Renovated Apartment Depending upon where your building is in the construction schedule, you may be able to permanently relocate into a renovated unit. Some residents may need to be temporarily relocated to an un -renovated unit while their new apartment is under construction. Qualified residents who lease a renovated unit will be credited the equivalent of one month rent on their new apartment to offset moving costs. We are confident that we will be able to accommodate the temporary Highlands of Marin Renovation Project Update — Page 3 relocation needs of residents leasing renovated units, but specific temporary relocation options will depend upon your preference for apartment type and actual vacancies within the community at the time of your move. Placing your name on our waiting list for renovated units and submitting a rental application now will allow us to better plan to meet your needs. A rental application form and statement of rental policy is included for your convenience. Leaving Highlands of Marin If you will be leaving Highlands of Marin, we will be happy to provide you with contact information for a number of apartment communities in the area which may have vacancies along with referrals to Marin Housing and Legal Aid of Marin. Your security deposit will be refunded to you within 24 hours of the termination date in the notice of nonrenewal or termination provided that you have vacated your apartment and it is in satisfactory condition upon your departure, and you have permitted us to conduct a pre move -out inspection of your unit five to seven days prior to the termination date. Your notice of nonrenewal or termination will include information on your possible eligibility for low-income tenant relocation assistance equivalent to two months of your existing rent under City of San Rafael Ordinance 14.16.279. If you plan to leave Highlands of Marin upon the termination date contained in the notice and you qualify for low-income tenant relocation assistance, you will need to return the income certification form included with the notice stating that your annual income does not exceed the limit for a low-income household to us within seventeen (17) days of the mailing date of the notice. The current income limits to qualify for relocation assistance are: Household Size Maximum Income 1 $53,200 2 $60,800 3 $68,400 4 $76,000 5 $82,100 6 $88,160 These limits may change between now and the time you receive your 60 -day notice. We will provide you with the current income limits at the time of that notice. Relocation assistance payments will be made no later than 30 days prior to your lease termination. Meet with the UDR Staff Residents who would like to discuss their individual circumstances and evaluate their options regarding the upcoming renovations are encouraged to meet with a UDR associate. We have appointment times available starting March 171h and continuing through April 91h, including early morning, evening, and weekend hours. Please stop by the Highlands of Marin office and sign up for an appointment to meet with a UDR associate. Community Meetings We will be holding community meetings on Wednesday, March 251h at 5:00 PM to 6:30 PM and 7:00 PM to 8:30 PM at the Highlands of Marin I Community Building to answer questions you may have regarding the upcoming renovations project. Please join us. Should you have questions regarding the upcoming renovation project prior to meeting with a UDR associate or attending the March 251h community meetings, please contact me at (415) 491-0309 or pfernandes@udr.com. Highlands of Marin Renovation Project Update — Page 4 Sincerely, Patricia Fernandes Community Director ATTACHMENTS: Construction Phasing Plan & Schedule Rental Application Form Statement of Rental Policy March 6, 2009 Building Number Construction Start Construction Completion 1010 Monday, April 20, 2009 Thursday, June 18,2009 da 1025 Monday, June 01, 2009 Wednesday, August 26, 2009 1035 Monday, June 08, 2009 Monday, August 17, 2009 f� 1049 1053 /ww* �� / 1057 1660 1065 .�y*m' 122 September 14, 2009 October 12, 2009 This schedule iscontingent nnthe following: 1.Final project approval bySan Rafael City Council onApril 6,7009 Z.Weather conditions l Labor and materials availability 4.Timely issuance ofbuilding permits MAN Highlands of Marin 1050 Cresta Way, San Rafael, California 94903 (415) 491-0309 RENTAL APPLICATION FOR INTERNAL TRANSFERS Application _ of Thank yrni for your interest in out community. Help us expedite your application process by giving this information completely and accurately. PLEASE PRINT Each co -applicant and each occupant over 18 years of age must submit a separate application. Date: Applicant Name: Date of Birth: SSN#: Spouse Name: List all Additional Applicants/Occupants and their dates of birth: How did you hear about us? Former Names (maiden/married/aliases): Driver's License or Gov't. Photo ID #: State/Agency: Sex: Total Number of Dependents: Total Number of Occupants Present Address: Phone: STREET CITY. S"I'A"IE ZIP Apt. Name or Landlord: Phone: (_ (IF YOU O\\'NED PROPERTY, PLEASE INDICATE FINANCE COMPANY) Dates of Occupancy: To: Monthly Rent or Payment $ Why are you leaving your current residence? Have you given legal notice where ,you live now? ❑ Yes ❑ No Previous Address: Phone: I STREET CITY, STATE ZIP Apt. Name or Landlord: Phone: (IF YOU OWNED PROPER] Y, PLEASE INDICATE FINANCE COMPANY) Dates of Occupancy: To: Monthly Rent or Payment $ Present Employer: Position: Address: Gross Monthly Income: STREET CITY, STATE za' Supervisor: Phone: ( ) Employed Since: Previous Employer: Position: Address: Gross Monthly Income: Supervisor: Other Current Income: Phone: (_ Source(s): Employed Since: CA Version 20061212 Total Number of Cars: Year/Make Color: Year/Make Colo-: License Tag. No./State: License Tag. No./State: Waterbed? ❑ Yes ❑ No; Aquarium? ❑ Yes ❑ No; Pet? ❑ Yes ❑ No; Pet Number and Type: YOUR RENTAL /CRIMINAL HISTORY Check all that apply. You represent thatyoar ansener is "no" to any hen? not checked. Have you, your spouse, or any occupant listed in this Application ever: ❑ been evicted or asked to move out? ❑ broken a rental agreement? ❑ declared bankruptcy? ❑ been sued for rent? ❑ been sued for property damage? ❑ been arrested or charged for any misdemeanor, felony or sex or morals related crime, regardless of how it was resolved? Please indicate the year, location, type, and disposition of each crime. We may require more information and may need to discuss more facts before making a decision. Adult Emergency Contact: Relationship: Address: Phone: s iREET I certify that the above information is correctand complete and hereby authorize you to obtain repots from consumer credit reporting agencies, criminal background information, and to make any other inquiries you feel necessaryto evaluate and verify my credit standing, criminal history, and employment and rental history. I understand that giving incomplete or false information is grounds for rejection of this application. If any information supplied on this application is later found to be false, it will automatically be grounds hottermination of my tenancy. Owner/Agent has charged a non-refundable application fee of $ 0.00 per person. Applicant screening includes the checking of the applicant's credit, income, and other criteria for residency. The applicant has the right to dispute the accuracy of any information provided to the owner/agent by the screening service or credit reporting agency. The burden to verify or disprove any erroneous information is solely on Applicant. The name and address of the screening service or credit reporting agency is: Credit Retriever, 5889 S Greenwood Plaza Blvd Suite 201, Greenwood Village, CO 80111. (888) 966-8607. The sole purpose of this application is to determine Applicant's eligibility to lease a residential dwelling unit from Owner. Owner is under no obligation to lease to Applicant or to hold a dwelling unit for Applicant unless and until Applicant and Owner either 1) execute a rental agreement and Applicant makes all deposits required thereunder, or 2) execute a hold Agreement and Applicant makes a deposit to hold the unit. If Applicants fail to timely take the steps required above after notification of approval and availability by Owner, they will be deemed to have refused to lease fi om Owner. Applicant's copy of this application is the receipt for the application fee. Owner's out of pocket cost for processing applications are approximately $6.65 per unit per year. Time spent by Owner to validate, review, or otherwise process applications: Approximately 48 hours and 0 minutes. APPLICANT SIGNATURE: DATE: OWNER REPRESENTATIVE SIGNATURE: DATE: FOR OFFICE USE ONLY Unit #: Rent: Move in Date: Promotion Received: Marketing Assoc.: CA Version 20061212 x,. Highlands of Marin \ STATEMENT OF RENTAL POLICY FOR INTERNAL TRANSFERS FAIR HOUSING. Weare committed to compliance with fair housing laws and do not engage in unlawful discrimination on the basis of race, color, religion, sex, national origin, familial status, disability or any other characteristic protected by law. We do reserve the right to have differences in policies at our different properties, and to treat same people differently than others, based on lawful criteria. Lawful reasons we may treat people differently include, but are not limited to: rental history, credit record, criminal history, income, illegal drug use, etc. Upon request, we will make reasonable accommodations to rates, policies, practices, or services, and allow reasonable physical modifications, when required to give persons with disabilities access to and use of our property. We may require execution of an addendum regarding the approval and implementation of accommodations or modifications and any restoration obligations. This is a good faith statement of our intent to abide by applicable fair housing laws. This statement is not intended to and does not expand, extend, or create any legal obligation, right, or remedy for us or for you beyond those independently imposed by applicable fair housing laws (including, without limitation, by contractually extending any statute of limitations). APPLICATION SUBMITTAL AND RIGHT TO REVIEW LEASE. Before you submit an application, we recommend you review our lease form and any community policies that will be part of the lease. You may take as long as you like to do so. Set forth below are the general policies of UDR (the "Company" or "Management") that will be used in determining your eligibility for leasing. APPLICATION FEE. Current residents who are transferring will not be required to pay an application processing fee. LEGAL RESIDENCY. All applicants and prospective occupants must provide appropriate verification of their lawful presence in the United States. INCOME/CREDIT. Applicants must have acceptable income and credit history. Third party consumer credit reporting and screening agencies are used to verify applicants' identity, credit and criminal history. Based on their credit history, applicants may be required to provideadditional evidence of income and rental history and a larger than standard deposit, as determined by Management. The third party screening agency considers a number of factors in its application recommendations, including, but not limited to: credit history, criminal history, applicant's debt and debt service requirements, debt payment history, eviction history, Social Security fraud history, applicant information lawfully obtained from Federal, state and local law enforcement agency databases, and other relevant information. CRIMINAL HISTORY. All applicants and prospective occupants 19 years old and older must submit an application for a criminal history check and verify their criminal history at Management's request. The application or occupancy of any person may be denied at any time based on their criminal history or behavior, in Management's sole and absolute discretion. Criminal history for which Management will deny applications or occupancy includes, but is not limited to, arrests, prosecutions or convictions for: any crimes involving actual or potential physical harm to persons) or property; sex or morals related crimes; crimes involving possession, manufacture, sale or delivery of any controlled substance, marijuana, drug paraphernalia, or weapons; fraud or financial crimes (Misdemeanor theft by check may be waived if all security deposit(s) and rent payments are paid by money order or cashiers check). Denial of applications or occupancy maybe made regardless of the final disposition of any criminal prosecution. GUARANTORS. Guarantor(s) will only be allowed if one "adult(s)" applicant is a college student. AGE. Lessee's must be an "adult" as defined by the laws of the state where the dwelling is located, unless otherwise required by law. MAXIMUM OCCUPANCY. 2 persons per bedroom or 2 persons in an efficiency apartment. - 2 persons in a I -bedroom apartment. 3 persons in a 1 -bedroom apartment that also has a den, study or sumoom (except that 4 persons are allowed if no more than two are unrelated adults). 3 persons in a 2 -bedroom apartment (except that 4 persons are allowed if no more than two are unrelated adults). 4 persons in a 3 -bedroom apartment (except that 6 persons are allowed if no more than two are unrelated adults). The Company will comply with applicable laws that require higher or lower occupancy ratios. In some cases occupancy ratios may differ from those above. Dens, studies, and other similar spaces are treated for occupancy purposes as bedrooms. "Unrelated adults" are those not related by blood, marriage or adoption. Infants (persons under 25 months of age at the time of lease or renewal) will not be counted in determining occupancy. SECURITY DEPOSITS. Current residents transferring will not be required to pay a new security deposit.. Security deposits will be transferred from one apartment to the next and may be subject to charges of rent, utilities and other fees associated with the apartment that is being vacated. Additional security deposit requirements may differ among individuals based upon objective factors such as credit and rental history. WATER FURNITURE. Acceptable on first floor only, with proof of insurance and Management's written approval prior to occupancy. PARKING POLICIES / RECREATIONAL VEHICLES. Each community has restrictions that limit the type and number of vehicles that may be parked on the property. Generally, all vehicles most be registered with the Management office. Where permitted, recreational vehicles must be parked in the areas designated by Management. Be sure to check the property's specific parking requirements prior to executing a lease. ANIMALS. Generally, acceptable animals include domestic cats, fish (maximum tank size: 50 gallons), birds and dogs. Dogs that are purebreeds or mixes of the following breeds are prohibited: Akita, Alaskan Malamute, Chow -Chow, Doberman, German Shepherd, Great Dane, Pit Bull (also known as: American Staffordshire Terrier, American Pit Bull Terrier, Staffordshire Bull Terrier), Rottweiler, Saint Bernard, Shat Pei, and Siberian Husky. The numbers of any given animals allowed are property specific. All other animals are prohibited, including, but not limited to, snakes, ferrets, iguanas, potbelly pigs, rabbits, and insects. If and when an animal is permitted on a property, a non-refundable fee, additional rent, and additional deposit may be required. These charges may vary among Company properties. Additional fees, rent and deposits will not be required, and breed restrictions may not apply, as an accommodation for disabled persons' support animals. Requests for reasonable accommodations will be reviewed on a case by case basis. NO ANIMAL IS AUTHORIZED WITHOUT MANAGEMENT'S PRIOR WRITTEN PERMISSION AND THE EXECUTION OF AN ANIMAL ADDENDUM, COMMUNITY POLICIES. All residents and occupants agree to abide by the policies for health, safety and living enjoyment at the community ACKNOWLEDGEMENT. I have read, understand and accept the above as qualifying standards and rental policies of this Community. Further, by signing below, I authorize a credit repou(s) and criminal history records being ordered, prepared and delivered in connection with my application or tenancy at this Community, whether before, during or following such tenancy. Community Name: Highlands of Marin - Date: Signa Applicant's Printed Name Signa Applicant's Printed Name Signa Applicant's Printed Name Version 20070809 Attachment A: BMR Resident Letter Opening doors to the future VIA HAND DELIVERY AND CERTIFIED MAIL March 11, 2009 Resident Name 1070 Cresta Way Apartment Number San Rafael, CA 94903 Re: Highlands of Marin Renovation Project Update Dear Resident Name, As you know, we have been planning renovations to repair and upgrade the exterior of your apartment building for some time now. Over the past six months we have provided you with construction time line estimates and other information on how the renovation project will impact you. We are nearing the end of the approval process with the City of San Rafael and are hopeful that the project will move forward in April. In anticipation of the start of the renovation project, we would like to update you on the status and planned time line of the project. This letter explains how the renovation specifically impacts your residency at Highlands of Marin. If you have questions on the contents of this letter, please come to the leasing office and sign up for a time to meet with a UDR representative who can discuss your personal situation. Exterior Renovations to Your Building Assuming that we receive final approvals for our planned renovations from the City of San Rafael in early April, we expect that renovations to the exterior of you building will begin on July 6, 2009 and will be completed on September 25, 2009. During this time we will be: • Applying new siding, stucco, and trim to the exterior of your building. • Replacing the windows and exterior doors of your apartment. • Reconstructing your patio and/or balcony, including building an exterior storage unit for your use. This work will not require you to vacate your apartment. The work will be done between the hours of 7:00 AM to 6:00 PM Mondays through Fridays and occasionally from 9:00 AM to 6:00 PM on Saturdays. During the exterior renovations: • You will be notified of the date when all of your personal property must be removed from your patio or balcony. Highlands of Marin Renovation Project Update — Page 2 • You will not have use of your patio or balcony for a period of three to four weeks. A wire mesh screen will be placed over the outside of your sliding glass door during this time which will allow for ventilation of your apartment but will preclude your access to your patio or balcony. • Construction workers will enter your apartment for several hours during one day to complete the installation of windows and doors. You will be notified at least 48 hours in advance of the day this work is to be performed. A construction phasing plan and overall construction timeline is attached. The dates noted above represent our schedule to the best of our knowledge at this time, but as with all construction schedules, they are subject to change based on weather, labor and materials availability, and timely issuance of building permits. We will be providing you with regular updates of our construction schedule as the renovation project proceeds, and will send you a notice at least seven days in advance of when the exterior renovations of your building will actually begin. Meet with the UDR Staff Residents who would like to discuss their individual circumstances regarding the upcoming renovations are encouraged to meet with a UDR associate. We have appointment times available starting March 171h and continuing through April 9th, including early morning, evening, and weekend hours. Please stop by the Highlands of Marin office and sign up for an appointment to meet with a UDR associate. Community Meetings We will be holding community meetings on Wednesday, March 25th at 5:00 PM to 6:30 PM and 7:00 PM to 8:30 PM at the Highlands of Marin I Community Building to answer questions you may have regarding the upcoming renovations project. Please join us. Should you have questions regarding the upcoming renovation project prior to meeting with a UDR associate or attending the March 25th community meetings, please contact me at (415) 491- 0309 or pfernandes anudr.com. Sincerely, Patricia Fernandes Community Director ATTACHMENTS: Construction Phasing Plan & Schedule March 6, 2009 Building Number Construction Start Construction Completion 1010 Monday, April 20, 2009 Thursday,ss• 1025 Monday, lune 01, 2009 June 08. 2009 1045 Monday, July 27, 2009 Friday, September 25, 2009 1047 Montlay, August 31, 2009 c Wednesday, October 28; 2009 1049 Tuesday, September 08, 2009 Tuesday, November 03, 2009 1051'. Monday, Au gust 17, 2009 Thursday„November19,2U09 1053 Monday, August 10, 2009 Wednesday, October 28, 2009 1'055 Monday; Augus, 03, 2009 Monday' November 09;2009 , 1057 Monday, July 20, 2009 Tuesday, September 08, 2009 1060 NI'onday June 2'9; 2009Vllednesda'y, Septemtier762009' 1065 Monday, July 13, 2009 Friday, September 04. 2009 2009 Wednesday. December 126 Monday, October 12, 2009 This schedule is contingent on the following: 1. Final project approval by San Rafael City Council on April 6, 2009 2. Weather conditions 3. Labor and materials availability 4. Timely issuance of building permits A II �Iz Z a J Attachment B: HOM H Resident Letter Opening doors to the future' - VIA HAND DELIVERY AND CERTIFIED MAIL March 11, 2009 Resident Name One Cresta Circle Apartment Number San Rafael, CA 94903 Re: Highlands of Marin Renovation Project Update Dear Resident Name, As you know, the renovation project planned for Highlands of Marin needed to repair and upgrade the interior and exterior of your apartment building requires you to vacate the apartment due to the extensive nature of the plumbing, electrical and building system work Over the past six months we have provided you with construction time line estimates and other information on how the renovation project will impact you. We are nearing the end of the approval process with the City of San Rafael and are hopeful that the project will move forward in April. In anticipation of the start of the renovation project, we would like to update you on the status and planned time line of the project. This letter explains how the renovation specifically impacts your residency at Highlands of Marin and what options are available to you. If you have questions on the contents of this letter or want to discuss your options, please come to the leasing office and sign up for a time to meet with a UDR representative who can discuss your personal situation and options. Renovation Project Schedule for Your Buildine Assuming that we receive final approvals for our planned renovations from the City of San Rafael in early April, we expect the renovation project to proceed along the following timeline: • On or before May 1, 2009 we will issue to you a notice of nonrenewal or termination of your lease for your current apartment unit. You will be required to vacate your apartment no later than the end of the day on June 30, 2009. • Renovation of your apartment building will begin on July 1, 2009. A construction phasing plan and overall construction timeline is attached. The above dates represent our schedule to the best of our knowledge at this time, but as with all construction schedules, they are subject to change based on weather, labor and materials availability, and timely ATTACHMENT B Highlands of Marin Renovation Project Update — Page 2 issuance of building permits. We will be providing you with regular updates of our construction schedule as the renovation project proceeds. Leasing a Renovated Apartment We will be happy to discuss leasing you a renovated apartment at Highlands of Marin. Rental rates are subject to change, but our current rents for the renovated apartments are as follows: Apartment Unit Tvae Highlands of Marin I 1 Bedroom / 1 Bath 2 Bedroom / 2 Baths Highlands of Marin II 1 Bedroom / 1 Bath 2 Bedroom / 2 Baths 3 Bedroom / 2 Baths New Rental Application Required Anticipated Monthly Rent $1,700 to $1,750 $2,400 to $2,450 $2,040 to $2,055 $2,405 to $2,540 $3,020 Residents will be required to submit a new rental application to qualify for the renovated units. Our qualification process is based on objective income and credit history criteria and is administered by a third -party servicer on a confidential basis. Application fees will be waived for existing residents. Temporary or Permanent Relocation for Tenants Leasing a Renovated Apartment Depending on where your building is in the construction schedule, you may be able to permanently relocate into a renovated unit. Some residents may need to be temporarily relocated to an un - renovated unit while their new apartment is under construction. Qualified residents who lease a renovated unit will be credited the equivalent of one month rent on their new apartment to offset moving costs. We are confident that we will be able to accommodate the temporary relocation needs of residents leasing renovated units, but specific temporary relocation options will depend upon your preference for apartment type and actual vacancies within the community at the time of your move. Placing your name on our waiting list for renovated units and submitting a rental application now will allow us to better plan to meet your needs. A rental application form and statement of rental policy is included for your convenience. Leaving Highlands of Marin If you will be leaving Highlands of Marin, we will be happy to provide you with contact information for a number of apartment communities in the area which may have vacancies along with referrals to Marin Housing and Legal Aid of Marin. Your security deposit will be refunded to you within 24 hours of the termination date in the notice of nonrenewal or termination provided that you have vacated your apartment and it is in satisfactory condition upon your departure, and you have permitted us to conduct a pre move -out inspection of your unit five to seven days prior to the termination date. Your notice of nonrenewal or termination will include information on your possible eligibility for low-income tenant relocation assistance equivalent to two months of your existing rent under City of San Rafael Ordinance 14.16.279. If you plan to leave Highlands of Marin upon the termination date contained in the notice and you qualify for low-income tenant relocation assistance, you will need to return the income certification form included with the notice stating that your annual Highlands of Marin Renovation Project Update — Page 3 income does not exceed the limit for a low-income household to us within seventeen (17) days of the mailing date of the notice. The current income limits to qualify for relocation assistance are: Household Size Maximum Income 1 $53,200 2 $60,800 3 $68,400 4 $76,000 5 $82,100 6 $88,160 These limits may change between now and the time you receive your 60 -day notice. We will provide you with the current income limits at the time of that notice. Relocation assistance payments will be made no later than 30 days prior to your lease termination. Meet with the UDR Staff Residents who would like to discuss their individual circumstances and evaluate their options regarding the upcoming renovations are encouraged to meet with a UDR associate. We have appointment times available starting March 171h and continuing through April 91h, including early morning, evening, and weekend hours. Please stop by the Highlands of Marin office and sign up for an appointment to meet with a UDR associate. Community Meetings We will be holding community meetings on Wednesday, March 2511, at 5:00 PM to 6:30 PM and 7:00 PM to 8:30 PM at the Highlands of Marin I Community Building to answer questions you may have regarding the upcoming renovations project. Please join us. Should you have questions regarding the upcoming renovation project prior to meeting with a UDR associate or attending the March 25th community meetings, please contact me at (415) 491-0309 or pfernandesOudr.com. Sincerely, Patricia Fernandes Community Director ATTACHMENTS: Construction Phasing Plan & Schedule Rental Application Form Statement of Rental Policy March 6, 2009 1 Friday, May 01, 2009 Tuesday, June 30, 2009 Wednesday, July 01, 2009 Tuesday, August 18, 2009 2 ` Monday July 20, 2009 1 Friday, September 18, 2009 Monday, September 21, 2009 Wednesday„October 21, 2009" 3 Friday, May 22, 2009 Wednesday, July 22, 2009 Thursday, July 23, 2009 Tuesday, September 08, 2009 4 Monday, August 10,,2009 Friday, October 09, 2009 Monday, October 12, 2009' Thursday, November 12, 2009 5 Friday, June 19, 2009 Wednesday, August 19, 2009 Thursday, August 20, 2009 Wednesday, October 07, 2009 6} Mon luy, August 31; 200¢ Saiiuday Octoberi3l, 2009 Monday November 02; 2009 Monday, Oecerober 21; 2009 125 Wednesday, September 30, 2009 Sunday, November 29, 2009 Monday, November 30, 2009 Thursday, December 31, 2009 130 FridayJuhuury 08, 2010::. -Tuesday, March 09, 2010 Wednesday, Malch 10, 2010 Friday,Apri1,2 20101 _ 135 Wednesday, October 21, 2009 Sunday, December 20, 2009 Monday, December 21, 2009 Friday, January 22,2010 145 ' Friday, November 13;2009 . Tu¢sday`;`January i2, 2010 Wednesday, January 13; 2010 Friday: February 26, 2010 150 Friday, December 11, 2009 Tuesday, February 09, 2010 Wednesday, February 10, 2010 Friday, March 26, 2010 This schedule is contingent on the following: 1. Final project approval by San Rafael City Council on April 6, 2009 2. Weather conditions 3. Labor and materials availability 4. Timely issuance of building permits M Highlands of Marin 1050 Cresta Way, San Rafael, California 94903 (415) 491-0309 RENTAL APPLICATION FOR INTERNAL TRANSFERS Application of Thank you for your interest in our community. Help us expedite your application process by giving this information completely and accurately. PLEASE PRINT Each co -applicant and each occupant over 18 years of age must submit a separate application. Date: Applicant Name: Date of Birth: SSN#: Spouse Name: List all Additional Applicants/Occupants and their dates of birth: Present Address: Apt. Name or Landlord: How did you hear about us? Fouler Names (maiden/married/aliases): Driver's License or Gov't. Photo ID #: State/Agency: Sex: Total Number of Dependents: Total Number of Occupants (IF YOU OWNED PROPERTY. PLEASE INDICATE FINANCE COMPANY) Dates of Occupancy: To: Monthly Rent or Payment $ Why are you leaving your current residence? Have you given legal notice where you live now? ❑ Yes ❑ No Previous Address: Phone: Phone:( Phone: SIREEF CITY, STATE ZIP Apt. Name or Lan llm d: Phone: (IF YOU OWNED PROPERTY, PLEASE INDICATE FINANCE COMPANY) Dates of Occupancy: To: Monthly Rent or Payment $ Present Employer. Position: Address: Gross Monthly Income: STREETCITY, STATE ZIP Supervisor: Phone: ( ) Employed Since: Previous Employer: Position: Address: Gross Monthly Income: STREET CITY, STATE ZT Supervisor: Other Current Income: Phone: f- Sourcc(s): Employed Since: CA Version 20061212 Total Number of Cars: Year/Make Color: Year/Make Color: License Tag. No./State: License Tag. No./State: Waterbed? 0 Yes 0 No; Aquarium? ❑ Yes O No; Pet? 0 Yes 0 No; Pet Number and Type: / YOUR RENTAL /CR7tNINAL HISTORY Check all that apply. You represent that your answer is "no" to arm/ item not checked Have von, your spouse, or any occupant listed in this Application ever: ❑ been evicted or asked to move out? ❑ broken a rental agreement? ❑ declared bankruptcy? ❑ been sued for rent? 0 been sued for property damage? ❑ been arrested or charged for any misdemeanor, felony or sex or morals related crime, regardless of how it was resolved? Please indicate the year, location, type, and disposition of each crime. We may require more information and may need to discuss more facts before making a decision. Adult Emergency Contact: Relationship: Address: Phone: I certify that the above information is correct and complete and hereby authorize you to obtain reports from consumer credit reporting agencies, criminal background information, and to male any other inquiries you feel necessary to evaluate and verify my credit standing, criminal history, and employment and rental history. I understand that giving incomplete or false information is grounds for rejection of this application. If any information supplied on this application is later found to be false, it will automatically be grounds for termination of my tenancy. Owner/Agent has charged a non-refundable application fee of $ 0.00 per person. Applicant screening includes the checking of the applicant's credit, income, and other criteria for residency. The applicant has the right to dispute the accuracy of any information provided to the owner/agent by the screening service or credit reporting agency. The burden to verify or disprove any erroneous information is solely on Applicant. The name and address of the scieening scivice at credit reporting agency is: Credit Retriever, 5889 S Greenwood Plaza Blvd Suite 201 Greenwood Village CO 80111. (888) 966-8602 The sole purpose of this application is to determine Applicant's eligibility to lease a residential dwelling unit from Owner. Owner is under no obligation to lease to Applicant or to hold a dwelling unit for Applicant unless and until Applicant and Owner either 1) execute a rental agreement and Applicant makes all deposits required thereunder, or 2) execute a hold Agreement and Applicant makes a deposit to hold the unit. If Applicants fail to timely tale the steps required above after notification of approval and availability by Owner, they will be deemed to have refused to lease from Owner. Applicant's copy of this application is the receipt for the application fee. Owner's out of pocket cost for processing applications are approximately $6.65 per unit per year. Time spent by Owner to validate, review, or otherwise process applications: Approximately 48 hours and 0 minutes. APPLICANT SIGNATURE: OWNER REPRESENTATIVE SIGNATURE: FOR OFFICE USE ONLY Unit 4: Rent: Move in Date: Promotion Received: Marketing Assoc.: DATE: DATE: CA Version 20061212 0 Highlands of Marin STATEMENT OF RENTAL POLICY FOR INTERNAL TRANSFERS FAIR HOUSING. We are committed to compliance with fair housing laws and do not engage in unlawful discrimination on the basis of race, c religion, sex, national origin, familial status, disability or any other characteristic protected by law. We do reserve the right to have different policies at our different properties, and to treat some people differently than others, based on lawful criteria. Lawful reasons we may treat p, differently include, but are not limited to: rental history, credit record, criminal history, income, illegal drug use, etc. Upon request, we will r reasonable accommodations to rules, policies, practices, or services, and allow reasonable physical modifications, when required to give persons disabilities access to and use of our property. We may require execution of an addendum regarding the approval and implermntatim accommodations or modifications and any restoration obligations. This is a good faith statement of our intent to abide by applicable fair hot laws. This statement is not intended to and does not expand, extend, or create any legal obligation, tight, or remedy for us or for you beyond 1 independently imposed by applicable fair housing laws (including, without limitation, by communally extending any statute oflinnitafcus). APPLICATION SUBMITTAL AND RIGHT TO REVIEW LEASE. Before you submit an application, we recommend you review our'. forth and any community policies that will be part of the lease. You may take as long as you like to do so. Set forth below are the general polici UDR (the "Company" or "Management") that will be used in determining your eligibility for leasing. APPLICATION FEE. Current residents who are transferring will not be required to pay an application processing fee. LEGAL RESIDENCY. All applicants and prospective occupants must provide appropriate verification of their lawful presence in the United St INCOME/CREDIT. Applicants must have acceptable income and credit history. Third party consumer credit reporting and screening agenda used to verify applicants' identity, credit and criminal history. Based on their credit history, applicants may be required to provide addit evidence of income and rental history and a larger than standard deposit, as determined by Management. The third party screening agency cons a number of factors in its application recommendations, including, but not limited to: credit history, criminal history, applicant's debt and service requirements, debt payment history, eviction history, Social Security fraud history, applicant information lawfiilly obtained from Fed state and local law enforcement agency databases, and other relevant information. CRIMINAL HISTORY. All applicants and prospective occupants 18 years old and older must submit an application for a criminal history c and verify their criminal history at Management's request. The application or occupancy of any person may be denied at any time based on criminal history or behavior, in Management's sole and absolute discretion. Criminal history for which Management will deny applicatior occupancy includes, but is not limited to, arrests, prosecutions or convictions for: any crimes involving actual or potential physical harts to perst or property; sex or morals related crimes; crimes involving possession, manufacture, sale or delivery of any controlled substance, marijuana, paraphernalia, or weapons; fraud or financial crimes (Misdemeanor theft by check may be waived if all security deposit(s) and rent payments are by money order or cashiers check). Denial of applications or occupancy may be made regardless of the final disposition of any criminal prosecnt GUARANTORS. Gnarantor(s) will only be allowed if one "adult(s)" applicant is a college student. AGE. Lessee's must be an "adult" as defined by the laws of the state where the dwelling is located, unless otherwise required by law MAXIMUM OCCUPANCY. 2 persons per bedroom or 2 persons in an efficiency apartment. 2 persons in a Lbedroom apartment. 3 persons in a I -bedroom apartment that also has a den, study or sumnom (except that 4 persons are allowed if more than two are unrelated adults).. - 3 persons in a 2 -bedroom apartment (except that 4 persons are allowed if no more than two are unrelated adult 4 persons in a 3 -bedroom apartment (except that 6 persons are allowed if no more than two are unrelated adult The Company will comply with applicable laws that require higher or lower occupancy ratios. In some cases occupancy ratios may differ from t above. Dens, studies, and other similar spaces are treated for occupancy purposes as bedrooms. "Unrelated adults" are those not related by If marriage or adoption. Infants (persons under 25 months of age at the time of lease or renewal) will not be counted in determining occupancy. SECURITY DEPOSITS. Current residents transferring will not be required to pay a new security deposit. Security deposits will be harsh from one apartment to the next and may be subject to charges of rent, utilities and other fees associated with the apartment that is being vac; Additional security deposit requirements may differ among individuals based upon objective factors such as credit and rental history. WATER FURNITURE. Acceptable on first Floor only, with proof ofinsurance and Management's written approval prior to occupancy. PARKING POLICIES I RECREATIONAL VEHICLES. Each community has restrictions that limit the type and number ofvehicles that ma parked on the property. Generally, all vehicles must be registered with the Management office. Where permitted, recreational vehicles raw puked in the new designated by Management. Be sure to check the property's specific parking requirements prior to executing a lease. ANIMALS. Generally, acceptable animals include domestic cats, fish (maximum tank size: 50 gallons), birds and dogs. Dogs that are parebree: mixes of the following breeds are prohibited: Akita, Alaskan Malamute, Chow -Chow, Doberman, German Shepherd, Great Dane, Pit Bull ( known as: American Staffordshire Terrier, American Pit Bull Terrier, Staffordshire Bull Terrier), Rottweiler, Saint Bernard, Shot Pei, and Sib: FIusky. The numbers of any given animals allowed are property specific. All other animals are prohibited, including, but not limited to, she .ferrets, iguanas, potbelly pigs, rabbits, and insects. If and when an annual is permitted on a property, a non-rcfimdable fee, additional rent, additional deposit may be required. These charges may vary among Company properties. Additional fees, rent and deposits will not be required, breed restrictions may not apply, as an accommodation for disabled persons' support animals. Requests for reasonable accommodations wil reviewed on a case by case basis. NO ANIMAL IS AUTHORIZED WITHOUT MANAGEMENT'S PRIOR WRITTEN PERMISSION AND I EXECUTION OF AN ANIMAL ADDENDUM. COMMUNITY POLICIES. All residents and occupants agree to abide by the policies for health, safety and living enjoyment at the community ACKNOWLEDGEMENT. I have read, understand and accept the above as qualifying standards and rental policies of this Community. Furthei signing below, I authorize a credit reports) and criminal history records being ordered, prepared and delivered in connection with my applicatio tenancy at this Community, whether before, during or fallowing such tenancy. Community Name: FIighlands ofMarin Date: Applicant's Printed Name Applicant's Printed Name Applicant's Printed Name Signature Signature V,,wo 20071 Attachment C: Resident Handout UDR Tenant Assistance and Communications UDR has implemented the following efforts to assist tenants during the renovation project: Relocation Assistance for Low -Income Residents UDR will comply with the City's existing relocation assistance requirements. Free Month's Rent for temporary relocation when signing a new lease UDR will provide a one-month rent credit for those tenants that are relocated and sign a new lease with us. UDR has provided financial assistance to HOM II Tenants since 2007 Since October 2007, nearly 60% of tenants in HOM II remain on their Cresta month to month leases at pre -UDR ownership rent rates which are $300 to $500 below market rate. Because the renovation project was anticipated to begin in the first half of 2008, UDR chose not to convert these old month to month leases to new UDR leases at market rate rents. The delay of nearly a year in the start date for the project means these existing, longer term HOM II tenants have received a $3,600 to $6,000 benefit from UDR. It is financially infeasible to provide any further assistance except as required under the City of San Rafael's Relocation Assistance Ordinance. Tenant received a letter giving building by building details on scheduling of the construction and how this schedule impacts their unit, anticipated rental rates, an application for a new lease. The letter also provided information on the meetings at the Community Center on Wednesday, March 25 as well as how to sign up for an individual appointment and who to call with questions. Full Time Tenant Coordinator & Construction Updates When the project is approved by the City Council, UDR will have a full time tenant coordinator to assist tenants with their individual situation and assist in either temporary relocation onsite when signing a new lease, low income qualification process or assisting with information on other apartment complexes in Marin. UDR will send a monthly construction update to all tenants each month during the renovation project. Tenant Communications August 2008 to February 2009 UDR has updated residents on a regular basis since August 2008 on the progress of the project and anticipated schedules as they were known at the time. Handout Provided to Highlands of Marin Tenant Association March 23, 2009 Page 1 of 2 ATTACHMENT C The following additional measures were added in March to assist tenants during the renovation project: Security Deposit Refund UDR set up a process to streamline the security deposit refund process. If the tenant allows UDR to complete a pre move -out inspection of the unit 5-7 days in advance of the lease termination date and if the unit is in satisfactory condition, we will refund the security deposit within 24 hours of the lease termination date (assuming that the tenant's account with UDR is current). Priority Waiting List for Same Apartment UDR has set up a priority waiting list for tenants who intend to sign a new lease and will be temporarily relocated onsite. For those tenants who desire to return to their same unit, a priority list has been established so that these requests can be given priority if the construction schedule allows them to be accommodated given vacancies and timing. The following suggestions are not feasible: Relocation Assistance for Early Move -Out Tenants may leave Highlands of Marin either in response to the 60 -day notice or upon termination of their leases. Many tenants are on month-to-month leases and are free to leave at anytime, subject to notice requirements in the lease. However, for those tenants who may be qualified to receive relocation assistance, we cannot provide this assistance except in accordance with the 60 -day notice requirements of the municipal code. The feasibility of the project is dependent on minimizing the time that each unit remains vacant. If tenants were to move out 4-6 months prior to renovation of their building, UDR either would need to find another short term tenant or leave the unit vacant for that time. If we re -rent the unit, we will be confronted with the very same 60 -day notice and relocation assistance issues that we have with the existing tenant. If we leave the unit vacant, the additional costs to the project would be very substantial. Neither of these options is feasible. Relocation Assistance to any tenant regardless of income UDR will adhere to the City of San Rafael Ordinance for low income tenants. UDR will also assist residents who intend to stay and sign a new lease. It is infeasible to provide any other assistance. Handout Provided to Highlands of Marin Tenant Association March 23, 2009 Page 2 of 2 March 27, 2009 TO: Paul Jensen, Planning Manager City of San Rafael FR: Gary Polodna Peak Nest Development 5347 South Valentia Way Suite 240 Greenwood Village, CO 80111 Phone 303.706.0410 Fax 303.706.0482 Attachment D RC: Highlands of Marin- Revised final Resident Communication Plan This document is submitted to update and replace the December 1, 2005 Resident Communication Plan. UDR has actively implemented a communications outreach program since August 2008 to keep residents informed on the renovation project and updated on anticipated construction timelines. UDR began implementing elements of the Resident Communication Plan as requested by the City Council on March 2, 2009. Per direction by Mayor Al Boro, UDR assumed a project star date of April 7, 2009. On March 15, 2009, UDR provided a letter to all tenants of Highlands of i\tarin via hand delivery and certified mail containing the following information: I . Building by building construction timeline so that tenants were aware of project impacts to their apartment and timing for vacation of units 2. Description of construction activities planned for their building, the impact of that activity and - construction clay and time limits 3. Schedule of anticipated start and finish dates for their building 4. Anticipated rent ranges for renovated apartments 5. Information on permanent relocation assistance for low income tenants under the current City of San Rafael Ordinance 14.16.279 6. Information on temporary relocation onsite for residents to sign a new lease for a renovated apartment and UDR offer to provide a month free rent to those tenants for temporary relocation 7. Announcement of two community meetings on 3/25/09 to review the construction plans and answer tenant questions S. Copy of new rent application and rental policy 9. Information on availability of staff to meet tenants one on one to discuss their options 10. Contact information for questions 11. For residents in HOM 1, information on their current lease and options for a new lease/temporary relocation 12. For residents in HOM Il, anticipated schedule of 60 day notives and date to vacate as well as information that will be included in the 60 day notice on qualifying for low income relocation assistance under the City of San Rafael Ordinance 14.16 279 Iii�hhmds of Marin Resident Comnwnica[ions Plan March 27. 2009 Page I of ATTACHMENT D April 2009 Fulfilling Condition of Approval 15 prim to building permits on buildings that require tenant relocation: Upon receiving final approval by the City of Sart Rafael, UDR will coordinate with the project contractor to finalize the construction schedule based oil the construction sequencing and logistics plan. Weather, building permits, availability of materials, scheduling of personnel, and market conditions all impact the construction schedule. As the Logistics Plan details, the first two phases of construction do not require the relocation of any residents. Only Phase lit renovation of Highlands of Marin I apartment interiors and Phase IV construction work on the Higlilands of Marin 11 (Cresta buildings) requires the relocation of residents. It will take approximately twelve (12) to thirteen (13) months to complete all the buildings. Once the construction schedule for tenant buildings is determined based on the final approval date by the City of San Rafael, UDR will send a letter to all tenants including the following information to satisfy Condition of Approval 15: a) Anticipated construction schedule* (Attachment 1: Current Schedule for HOM I and HOM II) b) Restate or provide revised construction plans and time Lines c) Rental rates for new apartments d) Restate tenant options for applying for new leases and temporary relocation c) Qualification process for low-income relocation assistance under the City of San Rafael Ordinance 14.16.279 t) A list of apartment communities in kla in (Attaclmient 2) g) Contact information for Legal Aid of Marin and Marin Housing Assistance Line h) Contact mfonvation for the resident coordinator available to assist residents with tenant options Weather, building permits, availability of materials, scheduling of personnel, and market conditions all impact the construction schedule. Pre -Construction Update Hialilands of iAIarin I Buildings: 10 days Prior to Start of Construction -1 he Highlands of Marin I buildings do not require residents to vacate the units during the renovation of the exteriors of the buildings. Prior to the start of construction on the exterior of resident buildings, UDR will provide a letter to residents in each building where work is to start. The letter will outline the start date of construction, construction hours, anticipated length of construction and the work that will be done on the building. In addition, the letter wilt provide the name and contact information for the resident coordinator for residents to contact if any problems arise. 6lonthly Construction Updates After the start date of construction, UDR will provide all residents with at least a monthly construction update that will inform residents of construction schedule, indicate which areas buildings under current construction and which building are anticipated to start construction in the following month. These updates will always have the resident coordinator's contact information for any construction related questions as a resource for resident needs. 60 -day Notices for Highlands of Marin I Buildings The Highlands of Marin I apartment interiors can be renovated independently of the building exteriors, and construction will be scheduled as units are vacated upon lease expiration or move -out, minimizing disruption to the residents. Working around lease expirations will require twelve I, 12) to thirteen (13) months to complete- the work Individual residents will be contacted by the resident coordinator to determine the resident's intent for remaining at the community in a newly renovated apartment or leaving Highlands of \digin Resident Cononunicalinns Plan ,March 27, 2009 Page 2 of Flighlands of Marin. If the resident elects to leave Highlands of Marin, they will be given a notice of non- renewal of at lease 60 days prior to their lease expiration. 60 -day Notices for Hiahlands of Marin H Buildings "Cite Highlands of Marin II building renovations require all residents to vacate the buildings during construction. However, construction work will is scheduled for only a lew buildings at a time so the construction process will take approximately ten (10) to eleven (11) months to complete on the Highlands of Marin 11 buildings. Thus, UDR plans to provide residents in buildings scheduled for construction a 60 - day notice to vacate prior to the start of construction for each building. The notice will follow the requirements of City of San Rafael Municipal Code 14.16.279. UDR will comply with all noticing requirements of Ordinance 14.16.279 and sections 15 of the zoning administrator's Final Conditions of Approval as amended by the Planning Commission of 1/27/09. The following details communications outreach efforts prior to 'March 2009: Highlands of Marin Communications Outreach August 2008 to February 2009 From August 2008 — February 2009, Highlands of Marin implemented numerous communications outreach activities to update residents regarding the renovation plans, anticipated schedule and construction sequencing. These efforts include([ a dedicated staff person walkin, door to door over a three week period, twelve (12) open house meetings, individual resident meetings, phone calls with residents and written information. The conuuuuications outreach activities provided numerous opportunities for residents to comment on the project and get answers to questions. The following describes the outreach performed. Resident Notice: August 2008 UDR provided all residents notice of upcoming door to door outreach efforts and open house meetings on the renovation plans in September. Door to Door Communication August/September 2008 UDR representatives walked door to door from 4:00 — 8:00 PM during the week and from 11:00 AM - 6:00 Pbi on the weekends trying to reach every resident in person to discuss the renovation project, answer questions, listen to any concerns and encourage residents to attend the open house meetings for residents about the project held from August 20 to September 3 (described below). Every resident received two handouts on the project. One handout described the project and provided illustrations of the renovation work while the other provided a tinnelhne and construction details by building. If the resident was not home, materials were provided with a contact peson to call with questions. Individual Resident Meetings & Phone Calls August/September 2008 For residents who were not home during tine door to door communication or who could not attend one of tine twelve (12) open house meetings, UDR representatives made appointments with any residents who requested a meeting. Open House Resident Meetings Na2ust/September 2008 UDR held twelve ('12) open house meetings during a three (3') week period staffed with Peak West representatives as well as UDR staff to discuss the project, answer questions and discuss resident concerns. "These meetings were held from 5:15 PM to 8:00 PM on Tuesday, Wednesday or Thursday Highlands of Marin Rcsidcn( Connnunications Plan ytarch 27, 2009 Page 3 of 4 evenings. Residents were provided with the schedule of these meetings in the Resident Notice described above. SuQaestion/Question Box August — December 2008 UDR provided a question and suggestion box in the lobby of the Community Center for residents to share their opinions and questions. Questions asked were answered directly for residents who provided contact information. Other questions included in the Resident Update (described below) sunuuarizing the material covered at door to door resident interaction and the open house meetings. Resident Update- October 2008 Several suggestions made by residents have improved our plans. The questions asked door to door and at the open house meetings helped inform us of what additional information residents needed. UDR sent all residents a Resident Update as a follow up to the comnumication outreach activities from August and September. The Resident Update included a summary of the information discussed at the door to door contact and at the open house meetings. In addition, UDR provided a "Q & A" document that provides additional information answering questions that came up at open house meetings or door to door co nversat tons. Resident Update -December 2008 UDR provided a Highlands of Marin Resident Update during the month of December which notified residents ora maintenance review conducted on the property from December 2008 thr-ou-h Pebrrary 2009 and tire prevention landscaping work, The update also introduced new staff and provided detailed information on how to report a maintenance problem. Hi_Phlands utMaria Resident Conwumicarions Plait March 27, 2009 Pa2c 4 of 4 March 6, 2009 1010 Monday, April 20, 2009 Thursday, lune 18, 2009 1020 Monday'"May 11, 2009 Tuesday, JulyI4�,2009 1025 Monday, June 01, 2009 Wednesday, August 26, 2009 1030 ! Tuesday. May 26, 2009 Friday; July 24, 2009 1035 Monday, June 08, 2009 Monday, August 17, 2009 1040 Monday, June 15 2069 _ Tuesday, September 01, 2009 1045 Monday, July 27, 2009 Friday, September 25, 2009 1047 Monday, August 31, 2009 Wednesday, October 28, 2009 1049 Tuesday, September 08, 2009 Tuesday, November 03, 2009 1051 Monday, August 17, 2009 Thursday, November 79, 2009 1053 Monday, August 10, 2009 Wednesday, October 28, 2009 1055 ; Monday, August 03, 2009 Monday, November 09, 2069 1057 Monday, July 20, 2009 Tuesday, September 08, 2009 1060 Monday, June 29 2009 Wednesday, September 16, 2009 1065 Monday, July 13, 2009 Friday, September 04, 2009 1070 ': Monday, July 06, 2009 Friday, September 25, 2009 :- 122 Monday, September 14, 2009 Wednesday, December 02, 2009 124 Monday, September 28, 2004 Wednesday, December 16, 2069 126 Monday, October 12, 2009 Wednesday, December 02, 2009 128 j Monday, October 26, 2009 Monday, January 18, 2010 This schedule is contingent on the following: 1. Final project approval by San Rafael City Council on April 6, 2009 2. Weather conditions 3. Labor and materials availability 4. Timely issuance of building permits I\ u March 6, 2009 1 Friday, May 01, 2009 Tuesday, June 30, 2009 Wednesday, July 01, 2009 Tuesday, August 18, 2009 2 Monday, July 20, 2009 Friday, September 18, 2009 Monday, September 21, 2009 Wednesday, October 21, 2009' 3 Friday, May 22, 2009 Wednesday, July 22, 2009 Thursday, July 23, 2009 Tuesday, September 08, 2009 4 Monday, August 10, 2009 Way, Dreher 09, 2009 Monday, October 12, 2009 Thursday, November 12, 2009' 5 Friday, June 19, 2009 Wednesday, August 19, 2009 Thursday, August 20, 2009 Wednesday, October 01, 2009 6 Monday, August 31, 2009 Saturday, October 31, 2009 Monday, November 02, 2009 Monday, December 21, 2009 125 Wednesday, September 30, 2009 Sunday, November 29, 2009 Monday, November 30, 2009 Thursday, December 31, 2009 130 Friday January 08, 2010 Tuesday, March 04, 2010 Wednesday, March 10, 2010 Friday, April 23, 2010 135 Wednesday, October 21, 2009 Sunday, December 20, 2009 Monday, December 21, 2009 Friday, January 22, 2010 145 Friday, November 13, 2009 Tuesday, January 12, 2010 Wednesday, January 13, 20101 Friday, February 26, 2010- 150 Friday, December 11, 2009 Tuesday, February 09, 2010 Wednesday, February 10, 2010 Friday, March 26, 2010 This schedule is contingent on the following: 1. Final project approval by San Rafael City Council on April 6, 2009 2. Weather conditions 3. Labor and materials availability 4. Timely issuance of building permits N MARIN HOUSING SUBSIDIZED /BELOW-MARKET RENTALS LIST ASSISTLINE INFORMATION & REFERRAL (415)491-2345 This is a list of subsidized and below-market rentals available in Marin County. Please note that some complexes belong to housing organizations other than the Marin Housing Authority. Some of the sites accept Section 8 Vouchers. • Each. site maintains its own wait list. It is necessary to apply to each complex separately. Please know that the waiting period may be long. • For specific questions about a site, please call the number provided for the complex. • If the waiting list for a site is marked "open, please call or write to the ,.contact person" to request an application. • The address shown for each site is the address of the complex. Note that some sites show a different address for their office location. • Senior age is 55, 62 or 65, depending on the complex. • It is recommended that you apply to all the complexes that may meet your housing needs. • This list is updated every month. It may be mailed to you, or you can view it on our website at www.marinhousing.org. If you need to speak to a representative, please call the Assistline at (415) 491-2345. Other housing agencies' websites are: • Bridge Housing: • EAH Housing: • Mercy Housing www.brdclehousing.org www.eahhousina.org www.mercyhousino.org The Marin Housing Hotline Number is: (415) 446-7054. This is a recording that provides information on all available Marin Housing programs, and includes Section 8 Voucher Program updates. It is accessible 24 hours a day, 7 days a week. MARN HousiNc MARIN HOUSING Lista. De Rentas Con Subsidio O For Debajo Del Valor Usual Del Mercado De Alquileres ASSISTLINE INFORMATION & REFERRAL (415) 491-2345 Esta as una lista de alquileres con subsidio 6 de un valor menor a to usualmente estipulado por el mercado de arrendamientos del Condado de Marin. Por favor fijese que algunos de los edificios incluidos pertenecen a otras organizaciones de viviendas independientes a la de Marin Housing Authority. Algunos de estos sitios aceptan Certificados de Secci6n 8. Es necesario aplicar a cada uno de los sitios por separado porque cada lugar administra su propia lista de espera. Por favor tenga en cuenta que la espera puede tomar un largo tiempo. Para hacer preguntas especificas con respecto a un edificio, por favor Ilame directamente al sitio en cuesti6n. Por cada sitio se indica el nombre del edificio, la direcci6n; el telefono; si se alquila a personas de la tercera edad, a incapacitados, a families, 6 a individuos que viven solos; se expone el promedio de alquiler; si se aceptan animates, y el nOmero de habitaciones que tiene cada unidad; tambien se indica si la lista de espera esta abierta 6 serrada. Si la lista de espera esta abierta, por favor Ilame al telefono indicado para pedir una aplicaci6n. • Las direcciones indicadas en esta lista son, por to general las de los edificios mismos, pero hay algunos sitios que indican que sus oficinas estan ubicadas en otra direcci6n. • Las edades aceptadas para adultos de la tercera edad son 55, 62 6 65 anos. • Se recomienda que Usted aplique a todos los sitios que le sean convenientes. • Esta lista se actualiza todos los meses. Se le puede enviar por correo, 6 Usted la puede ubicar en of Internet en el sitio Web de: www.marinhousing.org. Los siguientes son sitios.de Internet pertenecientes a otras agencias de viviendas independientes a la de Marin Housing Housing Authority: Bridge Housing: www.brdgehousing.org EAH Housing: www.eahhousing.org Mercy Housing www rnercyhousing.ong Marin Housing ofrece una grabaci6n permanente: (415) 446-7054 por medio de la cual se avisa los programas de viviendas y las listas de esperas que est5n abiertas, tambien se incluye informaci6n sobre la lista de espera de la Secci6n 8. Si Usted preflere conversar en Espanol .con un representante, por favor Ilame at numero (415) 491-2347. SUBSIDIZED HOUSING Compiled by the Marin Housing Assistline ALTO STATION APARTMENTS ❑O General ❑ Small Pets OK Contact: David Kim, Bridge Housing 290 Camino Alto Ct. ❑O Families V Wheelchair Access Cross St: Camino Alto Mill Valley (415) 388-2337 ❑O Seniors Languages W Disabled NO RENTAL OFFICE ONSITE. Rent based on income and family size: $19,440. - $84,120. depending on family size. Minimum household requirment is 2 persons. $12. credit check charge with application for wait list- 3-5 year waiting period. Laundry facility. Request application via phone and leave message or by email: kim@bridgehousing.com. Waiting List: Woven []Closed* Total Units[IE Studios 0 lbrm: 0 2brm: 8 3brm: 9 4+brm 0 ARTWORKS DOWNTOWN WGeneral E] Small Pets OK Contact: Petrina Wielgos 1337 Fourth Street Families [-]Wheelchair Access Cross St: D Street San Rafael (415) 451-8119 O Seniors Languages W Disabled Maximum family incomes apply: Studios: rent $795, income limit $33,250/IBR: rent $910, income limit $38,000/2B: rent $1025, income limit $42,500. Steep stairway, onsite laundry, no parking. For info and application: www.artivorksdowntown.org and click "housing" on the left. Wait list: approx. 2-4 years. Waiting List: ❑open MClosed* Total Units 17 Studios 7 lbrm: 8 2brm: 2 3brm: 0 4+brm II BAY VISTA APARTMENTS WGeneral ❑O Small Pets OK Contact: Uella Laughlin 5 Hutchins Way, #100 W Families W Wheelchair Access Cross St: Bolling Circle Novato (415) 382-0801 ❑l Seniors Languages i] Disabled Garden style walk up community. Two and three bedroom apartments. Ground floor apts. are wheelchair accessible. 2 bdrm $698-$1461; 3bdrm $803-$1685. Cats ok. NOTE: WAIT LISTS OPEN ONLY FOR UNITS AT HIGHER RATES. Minimum/maximum incomes apply. Waiting List: RJopen ❑Closed* Total Units L& Studios lbrm: 2brm: 3brm: 4+brm BEE STREET HOUSING ❑General ❑Small Pets OK Contact: Cheryl Ross,EAH 408 Bee St. ❑Families❑Wheelchair Access Cross St: Caledonia Sausalito (415)383-1321 WSeniors Languages J❑ Disabled Rent is based on 30% of adjusted income, very low income only. I bdrm unit adapted for wheelchair. Laundry facility. Parking. Close to public transportation. Waiting List: ❑open ©Closed* Total Units© Studios 5 lbrm: 1 2brm: 0 3brm: 0 4+brm 0 BELVEDERE PLACE ❑v] General ❑ Small Pets OK Contact: Joel Guitron, Bridge Housing 162 Belvedere St. WFamilies ❑ Wheelchair Access Cross St: San Rafael (415) 456-6243 [ASeniors Languages W Disabled Affordable apartments to those qualifying low income. households. Rents are 50% - 60% of income & range from $738 - $1070. Section 8 accepted. Waiting List: ❑open OClosed* Total Units 26 Studios lbrm: 1 2brm: 25 3brm: 4+brm * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 1 of 11 �Forsmorerinf�rmati�n�o ori feirm�fr$�'�°u� er,�f�r7u Il�caj/NF1-e�/��stt���E��,4'P�1a,9r1�15����`�:� BENNETT HOUSE ❑General❑Small Pets OK Contact: Jean Burke, MercvHousing 53 Taylor Dr. []Families FvjWheelchair Access Cross St: Claus Fairfax (415)457-7318 YJSeniors Languages W Disabled Seniors, age 62, and mobility impaired adults who require an accessible unit. 7 units are wheelchair accessible. Rent is 30% of income with allowance for utilities. Income limits: single - $39,600.; couple - $45,250. Community room with laundry facility. Close to bus. Pick up applications between 9-5. Waiting List: 660pen ❑closed• Total Units 70 I Studios 18 lbrm: 52 2brm: 0 3brm: 0 4+brm 0 BRADLEY HOUSE ❑General . ❑O Small Pets OK Contact: Marin Housing Esneranza St. ❑families OWheelchair Access Cross St: Mar West Tiburon (415)491-2345 OSeniors Languages R Disabled Rent based on 30% of monthly adjusted income minus a utility credit. Max household annual income: $63, 350 for one person and $72,400 for two persons. Laundry facility. Communityroom. Waiting List: ❑open MClosed' Total.Units[151 Studios 7 lbrm: 8 2brm: 0 3brm: 0 4+brm 0 CAMINO ALTO APARTMENTS []General ❑ Small Pets OK Contact: Esmeralda Garcia, Mercy Housi 260 Camino Alto Ct ❑ Families W Wheelchair Access Cross St: E. Blithedale Mill Valley (415) 383-8328 ❑Seniors Languages Spanish I] Disabled . Independent livingfor severe physically mobility impaired people. Rent based on 30% adjusted income, very low income. Apply for application in person or application must be returned in person. NOTE: CAMINOALTO ISONLYFOR PERSONS WITH PHYSICAL MOBILITY IMPAIRMENT (SUCHAS WHEELCHAIR, WALKERS, AND CANE USERS). Waiting List: ❑1 open []Closed* Total Units 24 Studios 0 lbrm: 24 2brm: 0 3brm: 0 4+brm 0 CASA NOVA ❑General RSmall Pets OK Contact: Marin Housing 35 Carmel Drive ❑Families ❑1 Wheelchair Access Cross St: 4th St. Novato (415)491-2345❑Seniors Languages ❑ Disabled Rent based on 30% of monthly adjusted household incom. Maximum household income: $63,350. for one person and $72,400. for two people. Laundry facility. Community room. Waiting List: ❑open QCloseV Total UnItsFul Studios 24 lbrm: 16 2brm: 0 3brm: 0 4+brm CECILIA PLACE ❑General❑Small Pets OK Contact: Cheryl Ross, EAH 321 Cecilia Way ❑Families ©Wheelchair Access Cross St: BlackfieidDr. Tiburon (415)383-1321 ❑O Seniors Languages ❑ Disabled Rents from $749 - $900. Section 8 accepted. Minimum & Maximum income requirements, minimum income limits apply to Tax Credit Properties, but not in Section 8 units or Section8 voucher receipients: I Person $19,200 - $31,680; 2 Persons $21,168-$36,200. 10% Minimum Income: 1 person household: $17,280; 2 person household: $19,051, if annual household income does not meet or exceed the minimum level shown for appropriate household and apartment size, but is not more than 10% less than the minimum, the apartment may be rented ifproof is obtained indicating satisfactory and timely rental payment historyfor the past 12 months in the amount equal to or greater than the rent chargedfor that unit size. Applications requests July 15th to August 31, 2008. Waiting List: ❑Open Qclosed` Total Units [151 Studios 151brm: 0 2brm: 0 3brm: 0 4+brm 0 • If waiting list is closed, please do not call manager. 12 -Nov -08 Page 2 of 11 CENTERTOWN WGeneral []Small Pets OK Contact: Cherry Reilly, EAH 855"C"St. WFamilies WWheelchairAccess Cross St: 3rd St, San Rafael (415) 455-8141 W Seniors Languages Spanish W Disabled 2 and 3 BEDROOM UNIT WAIT LIST OPENFEBRUARY ONLY. 1 Bedroom wait list is closed. Rents: 2 bedroom - $1075; 3 bedroom - $1200. Section 8 accepted. Laundry facility, parking available. Waiting List: []OpenWCrosed* Total Units 60 Studios 0 1brm: 17 2brm: 2S 3brm: 15 4+brm 0 CREEKSIDE AT MEADOW PARK WGeneral F/1 Small Pets OK Contact: Uella Laughlin 5 Hutchins Way WFamilies []Wheelchair Access Cross St: Bolling Circle Novato (415) 382-9911❑Seniors WSeniors Languages W Disabled Rents: 2 brm $779-$1288; 3 brm $1047-$1635; 4 brm $1145- $1801. Income limits apply. Contact complex for information applicable to your family. The 2 bedroom units are wheelchair accessible. Cats ok. Waiting List: ❑open ❑y Closed* Total Units 76 Studios 1brm: 2brm: 18 3brm: 32 4+brm 16 ECOLOGY HOUSE ❑General []Small Pets OK Contact: Esmerelda Garcia, Mercy Housi 375 Catalina Blvd. [Families WWheelchairAccess Cross St:Bellam San Rafael (415)456-4453 ❑Seniors Languages Spanish San Rafael (415) 453-5531 W Disabled Rent based on 30% of income with utility allowance. Non-toxic - W Disabled building materials and finishes. No carpeting used. Community facility with laundry. Close to bus. NOTE: ECOLOGY Waiting List: W open ❑Closed ` HOUSE IS ONLYFOR PEOPLE T3'ITHMULTIPLE SCHEMICAL SENSITIVITIES (MCS). Waiting List: WOpen ❑Closed* Total Units 11 Studios 0 lbrm: 11 2brm: 0 3brm: 0 4+brm 0 EDGEWATER PLACE WGeneral ❑Small Pets OK Contact: Jimmie Gaddy, EAH 26 Edgewater Place WFamilies WWheelchairAccess Cross St: Magnolia Larkspur (415)924-2432 WSeniors Languages W Disabled Rents: 1 brm: $514 - $1,213; 2 brm: $722-1,500; 3 brm: $662- 662-1,700, 1, 700,a tax credit rental of 50-60% of median income. Income needs to be 3 times rent. Maximum income limits apply. Section B accepted. 3 units are wheelchair accessible. Laundryfacility. Close to bus. WaltingList: ❑open WClosed* Total Units 28 Studios 0 1hrm: 8 21brm: 16 3brm: 4 4+brm 0 FAIRFAX APARTMENTS WGeneral ❑Small Pets OK Contact: Joel Guitron, Bridge Housing 55 Fairfax Street WFamilies ❑Wheelchair Access Cross St: San Rafael (415) 453-5531 W Seniors Languages - W Disabled Rents $951-$1030 depending on family income and unit size; based on 50%- 60% of income. Office at 162 Belvedere St.. San Rafael, 94901. Waiting List: W open ❑Closed ` Total Units Do Studios 1 brm: 24 2brm: 16 3brm: 4+brm FAIRFAX VEST POCKET COMMUNITY ❑General ❑Small Pets OK Contact: Marin Housing Park Road & Frusiuck Ave W Families W Wheelchair Access Cross St: Olema St Fairfax (415) 460-1554 W Seniors Languages [_]Disabled 1) shared house with private room for single parent with 1 child under 18; 2) shared house with private room for seniors, age 62 and over. Rents $403. Share utilities. Waiting List. Wopen r] Closed Total Unitsal Studios 1brm: 2brm: 3brm: 4+brm * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 3 of 11 r'�Fo�moreini`oYti»$"a�ouoFr�faC��(!fo`���ttb;°�irta�f�r�hi���e�saY ��4.�3): 9�� 345ia_;;1 FARLEY PLACE 515 San Rafael Ave. Belvedere (415)383-1321 Waiting List: ❑ open V Closed FIRESIDE APARTMENTS 115 Shoreline Highway Mill Valley (415) 986-7285 Waiting List: Wopen [-]Closed* GOLDEN HINDE 5 Golden Hinde Blvd San Rafael (415) 491-2345 Waiting List: ❑Open QCtosed ❑General E] Small Pets OK Contact: Cheryl Ross, EAH E] Families ©Wheelchair Access Cross St: ❑O Seniors Languages P1 Disabled Rents I br: $848.- $1018.; 2 br: $1230.411 household members must be 62 years ofage or older. Section 8 accepted. Laundry facility. Close to public transportation. Total Units 111 Studios 0 1 brm: 10 2brm: 1 3brm: 0 4+brm RIGeneral []Small Pets OK Contact: OFamilies []Wheelchair Access Cross St: WSeniors Languages ./❑ Disabled At the current time, Fireside Apartments is taking names ofpeople interested in being notified when the leasing occurs. If interested in being notified, write: Fireside Apartments - Leasing; P.O. Box 440, San Francisco, CA 94104. Include your contact information and indicate your interest in senior orfamily housing. Phone: 986-7285, ext. 5 Total Units F49Studios 1brm: 2brm: 3brm: 4+brm ❑General 91 Small Pets OK Contact: Marin Housing []Families W Wheelchair Access Cross St: Los Ranchitos WISeniors Languages d❑ Disabled Rents based on 30% ofmonthly adjusted household income. Maximum annual household income: $63,350. for one person and $72,400. for two people. Laundryfacility. Communityroom. Close to public transportation. Total Units [01 Studios 24 1 brm: 16 2brm: 0 3brm: 0 4+brm 0 HOMESTEAD TERRACE ❑General❑ Small Pets OK Contact: Marin Housing 100 Linden Lane ❑Families❑WheelchairAccess Cross St: Montford Mill Valley (415) 491-2345 OSeniors Languages RIDIsabled Rent based on 30% of adjusted household monthly income. Maximum annual household income: $63,350for one person and $72,400for two people. Laundryfacility. Communityroom. Close to public transportation. Waiting List: ❑open WIcrosed* Total Units 28 I Studios 28lbrm: 0 2brm: 0 3brm: 0 4+brm 0 ISABEL COOK ❑General E] Small Pets OK Contact: Marin Housing Sunny Hills Drive W Families J❑Wheelchair Access Cross St: Sir Francis Drake Blvd. San Anselmo (415)491-2345 WSeniors Languages W Disabled Includes 2 units for seniors, 2 units adapted far disabled. Rent based on bedroom size or 25% of adjusted monthly income, whichever is higher. Household annual income limits higher than other MHA properties. Units incl range but no refrig. Close to public transportation. Pets allowed for seniors and disabled only. Waiting List: ❑ open nV Closod * Total Units 5-81 Studios 0 l brm: 4 2brm: 6 3brm: 8 4+brm 0 KRUGER PINES ❑General❑Small Pets OK Contact: Marin Housing 47 North Knoll Rd ❑Families © Wheelchair Access Cross St: Tiburon Blvd. Mill Valley (415)491-2345 RISeniors Languages R] Disabled Rent based on 30% of adjusted monthly household income. Maximum annual household income: $63,350 for one person and $72,400for two people. Laundryfacility. CommunityRoom. Waiting List: ❑open ©closed* Total Units 56 Studios 46lbrm: 102brm: 0 3brm: 0 4+1brm 0 * If waiting list is closed, please do not call manager. 12 -Nov -08 Paqe 4 of 11 LARKSPUR COURTS OGeneral❑Small Pets OK Contact: Nancy Blair 100 Old Quarry Rd. [AFamilies ❑WheelchairAccess Cross St: Larkspur Circle Larkspur (415) 461-7004 ©Seniors Languages ❑Disabled 37Low-Income/Moderate-Income units. Maximum Eligible Income ranges from $52,808 to $122,213 a year according to Waiting List: ❑open WClosed* number ofbedrooms and family size. No Section 8 accepted. Waiting List: ❑p open F] Closed []General Total Units [2441 Studios 1brm: 2brm: 3brm:. 4+brm LARKSPUR ISLE OGeneral ❑Small Pets OK Contact: Jimmy, Gaddy, EAH Larkspur Plaza Dr. OFamilies © Wheelchair Access Cross St: Dougherty Dr. Larkspur (415) 258-1800 WSeniors Languages R] Disabled Rents $1000- $1400, Applicants should have 3x rent amt as monthly income. Laundry facility. Community room. Pool. Close to bus. Office: 26 Edgewater Place, Larkspur, 94939. - WaitingList: []Open QClosed* Total UnitsF281 Studios 0 lbrm: 18 2brm: 10 3brm: 0 4+brm 0 LIVE OAK ❑General F-1 Small Pets OK Contact: Ed Jacobson, EAH 139 Live Oak OFamilies []Wheelchair Access Cross St: Fairfax (415) 455-8141 ❑Seniors Languages []Disabled Property includes 1 bdrm apt and 3 bdrm house. Rents $1200 for 1 BR. Section 8 accepted. Tennams pay all utilities. Waiting List: ❑open WClosed* Total Units[ Studios 0 lbrm: 1 2brm: 0 3brm: 1 4+brm 0 MACKEY TERRACE []General ❑O Small Pets OK Contact: Melody Howard, EAH 626 Owens Dr. ❑ Families &6Wheelchair Access Cross St: Entrada Novato (415) 883-1601 ❑O Seniors Languages ❑d Disabled Rent based on 30% of income. Very low income. 5 units adapted for wheelchairs. 1 units adapted for hearing impaired. Laundryfacility. Parking. Community Room. Public transportation some distance away. Whistlesup and Novato - Human Needs provide transportation. Waiting List: 00pen ❑Closed* Total Units [491 Studios 131brm: 362brm: 0 3brm: 0 4+brm 0 MARIA FREITAS SENIOR HOUSING ❑General WSmall Pets OK Contact: Jose Felix, Mercy Housing 455 Manuel T. Freitas Pkwv. E] Families RWheelchair Access Cross St: Las Gallinas San Rafael (415)479-7581 WSeniors Languages Spanish ❑ Disabled Seniors age 62. Rent is based on 30% of income with $57 utilities allowance. Max income $39,600. for one; $45,250. for two. Community room and laundry facility. All units are 545 sq. ft. and have wheelchair accessible bathrooms. Some units are specially designed for disabled persons. Public transportation some distance away. Waiting List: ❑open Closed* Total Units W Studios 0 1brm: 61 2brm: 0 3brm: 0 4+brm 0 MARIN CITY FAMILY HOUSING OGeneral VSmall Pets OK Contact: Marin Housing 429 Drake Ave. WFamilies (]WheelchairAccess Cross St: Marin City (415) 491-2345 P]Senlors Languages I] Disabled 1, 2, 3 & 4 bedroom units. Rent based on 30% of monthly adjusted household income minus a utility credit. Seniors and disabled can have pets. OPEN ONLYFOR 3 and 4 BEDROOM UNITS; FAMILY SIZE MUST QUALIFY. Waiting List: R10pen ❑Closed* Total Units 294 Studios 0 1brm: 2brm: 31arm: 4+brm 0 * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 5 of 11 9 MARIN LAGOON ❑General ❑Small Pets OK Contact: Ed Jacobson, EAH Mariners Circle WFamilies. VWheelchairAccess Cross St: San Rafael (415)258-1800 WiSeniors Languages Q Disabled Rents $990-$1275. Section 8 accepted. Tenants pay all utilities. Units have laundry hook-ups. Waiting List: ❑open F/]Ctosed* Total Units®Studios 0 1brm: 0 2brm: 2 3brm: 2 4+brm 0 MARTINELLI HOUSE ❑General Small Pets OK Contact: Nicholas Irsfeld, Merev Hous ng 1327 Lincoln Ave. ❑ Families © Wheelchair Access Cross St: Pacheco San Rafael (415) 457-9273 9Seniors Languages ❑ Disabled Seniors age 62. 28 low income units rented at 30% of income. Other units - studios $513-589; 1 brut $593-680; maximum montly income $1979. for single household, $2262. for 2 person household. Interiorpatios, laundryfacility, community room, social activities. Limitedparking. Waiting List: ❑Oopen ❑closed* Total Units [6641 Studios 49 1 brm: 15 2brm: 0 3brm: 0 4+brm 0 NOVA -110 I ❑General 1128 Olive Ave ❑Families Novato (415) 898-4024 ❑O Seniors ❑ Disabled Waiting List: W open ❑ closed * E] Small Pets OK Contact: ❑- Wheelchair Access Cross St: Languages Senior age 62. Rents: studios $489; 1 brm $660. Maximum gross monthly income should not exceed $3,300. Incomes below 2.5 times rent require guarantee by a sponsor. $250. security deposit required. 13 parking spaces - $15. per month fee for space. Elevator. Community room with kitchen and laundry. No Smoking. Close to bus. Total Units [301 Studios 241brm: 6 2brm: 3brm: 4+brm NOVA-RO 11 [-]General []Small Pets OK Contact: 1130 - 7th St. []Families OWheelchairAccess Cross St: Carmel Novato (415) 898-4024 ❑r Seniors Languages ❑ Disabled Senior age 62. Rent is $680. Maximum gross monthly income should not exceed $3,300. Incomes below 2.5 times rent require guarantee by a sponsor. $250 security deposit required. 26 parking spaces - $15 per month fee for space. Lifts available for second floor access. Community room with kitchen and laundry. No smoking. Close to bus. Waiting List: W open ❑ Closed * Total Units 56 Studios 0 lbrm: 56 2brm: 0 3brm: 0 4+brm 0 NOVA•R0 III []General ❑ Small Pets OK Contact: 31 Pinheiro Cir []Families ❑O Wheelchair Access Cross St: Novato (415) 898-4024 W Seniors Languages ❑ Disabled Senior age 62. Rent is $725. Maximum gross monthly income should not exceed $3,300. Incomes below 2.5 times rent require guarantee by a sponsor. $250. security deposit required. 20 parking spaces - $15. per month fee for space. Elevator. Community room with kitchen and laundry. No smoking. Close to bus. Waiting List: I]open goosed* Total Units 40 I Studies lbrm:402brm: 3brm: 4+brm * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 6 of 11 PARNOW FRIENDSHIP HOUSE 164 N. San Pedro Rd. San Rafael (415)492-9340 Waiting List: ❑open 910105ed* PICKLEWEED APARTMENTS 651 Miller Ave. Mill Valley (415)388-6829 Waiting List: 910pen ❑Closed* ❑General © Small Pets OK Contact: Christy Ruiz ❑Families ❑] Wheelchair Access Cross St: 1/2 mi east of 101 R]Seniors Languages R] Disabled Rent based on 30% of income. 8 units adapted for wheelchairs for mobility impaired adults yournger than 62. Bus nearby. Total Units 70 Studios 0 1 brm: 70 2brm: 0 3brm: 0 4+brm WGeneral ❑Small Pets OK Contact: Kathleen Woods, Bridge Housin ]❑Families ]❑WheelchairAccess Cross St: Camino Alto ]❑Seniors Languages ]❑ Disabled General housingfor moderate income families and individuals. Rents: 1 brm $826; 2 brm $989; 3 brm $1,245. Minimum - maximum incomes apply. Contact complexfor information applicable to yourfamily. Laundry. Total UnitsF3_21 Studios 0 lbrm: 8 2brm: 16 3brm: 8 4+brm 0 PILGRIM PARK ❑] General []Small Pets OK Contact: Margie Rollman 33 Merrydale Rd. ❑] Families ❑] Wheelchair Access Cross St: No. San Pedro San Rafael (415)499-3350 yjSeniors Languages R] Disabled 6 units are wheelchair accessible. Conventional- 36Section Site Based Subsidies. Persons with disabilities allowed to have workingpets. Community room, laundryfacility, 2parkingspaces per unit (I covered). Close to bus. 36 Units SC8, 25 Units 236. Waiting List: ❑open RIClosed` Total Units 60 Studios 6 lbrm: 18 2brm: 22 3brm: 14 4+brm 0 POINT REYES AFFORDABLE HOUSIN RIGeneral 12 Giacomini Road; P.O. Box 1089 ❑] Families Pt. Reyes Station (415)663-9026 ❑] Seniors ❑] Disabled Waiting List: ❑] open ❑Closed * PONDEROSA ESTATES 1001 Drake Ave. Marin City 415-332-8039 Waiting List: ]❑Open ❑Closed* RIDGEWAY APARTMENTS 141 Donahue St Marin City (415)331-0700 Waiting List: ❑OpenClosed* ❑ Small Pets OK Contact: Kate Leoisto, EAH © Wheelchair Access Cross St: Mesa Road Languages There are 10 site-based section 8 units with rents at 30% of income, maximum income limits apply. Contact 491-2525 for section 8 units. There are 16 additional units: rents from $368.- $900. for agricultural workers and $953.-$1400. for the general public. Contact Kate Lepisto to discuss eligibility. Total Units 26 Studios lbrm: 11 2brm: 7 31arm: 8 4+brm ❑] General []Small Pets OK Contact: Cornelous Bracy ❑] Families []Wheelchair Access Cross St: Donahue ❑] Seniors Languages ❑] Disabled Rent is based on 30% of income. It operates as a Co-op in which tenants earn equity on the units. Total Units 56 1 Studios lbrm: 16 2brm: 24 3brm: 16 4+brm ❑] General ❑] Small Pets OK Contact: Sabina Sheets ❑] Families ❑WheelchairAccess Cross St: Turner R1Seniors Languages P1Disabled Rent based on income and unit size. I to 10 years wait. OPEN FOR SECTION 8 VOUCHERS. Close to public transportation. Affordable to those qualifying income household. No Dogs. Total Units [2551 Studios lbrm: 2brm: 3brm: 4+brm * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 7 of 11 �zE^s-a< � a'9L_'�+ar, ' .G-4 3*L k• x � i ,�` �P•" r�moir��fon�rort"�'�� af�Jorrro,:1�ou�`��$ 'a �'n�c , , �i��lrr14 ,2tr1�' ;�45`��tl RIVIERA SAN RAFAEL ❑General []Small Pets OK Contact: Julio Martinez, EAH 455 Canal St❑Families OWheelchairAccess Cross St: Medwat San Rafael (415) 453-4977❑Seniors Languages 91Disabled Rents: studio -$676.; Ibrm-$850; 2 brm-$944.; 3-brm $1314. Applicants should have three times rent as monthly income. Section 8 accepted. Laundry facility. Pool. Computer center. Close to bus. Waiting List: Mopen ❑Closed* Total Units W Studios 1 Ibrm: 4 2brm: 19 3brm: 4 4+brm 0 ROTARY MANOR ❑General ❑ Small Pets OK Contact: Linda Perkins, EAH 1821 Fifth Avenue ❑Families ❑O Wheelchair Access Cross St: "H" San Rafael (415) 459-6558 RISeniors Languages ❑ Disabled Senior age 62. Studio: $800; One Bedroom: $927; SD: $450. - Parking spaces are $15 month. Monthly income levels: Minimum Income required $1, 600 for a Studio and $1,854 for 1 Bedroom. Maximum Income allowed $53,200. Waiting List: RjCpen ❑closed* Total Units[991 Studios 11 Ibrm: 882brm: 0 3brm: 0 4+brm 0 ROTARY PLACE ❑General E] Small Pets OK Contact: Reza or Jason Paradise Prop. 414 Bee Street ❑Families ❑Wheelchair Access Cross St: Sausalito (415) 332-7900 ❑Seniors Languages E] Disabled Rents: studios $675; 1 brm $750. Maximum income $39,000. Age 62+ No smoking. Office at 1001 Bridgeway #134, Sausalito, CA 94965 Waiting List: W open El Closed * Total Units 10 Studios 6 1 brm: 4 2brm: 3brm: 4+brm ROTARY VALLEY SENIOR VILLAGE []General ❑O Small Pets OK Contact: Sharon Rodriguez 10 Jeanette Prandi Way El Families ©Wheelchair Access Cross St: Mt. Lassen San Rafael (415)479-3029 WISeniors Languages ❑ Disabled Seniors age 62. Rents range from 20%-60% of income, based on income and unit. 1 brm list is open. No public transportation close by. Waiting List: Qopen ❑Closed* Total Units 79 1 Studios 0 1brm: 74 2brm: 5 3brm: 0 4+brm 0 San Clemente Place RIGeneral ❑Small Pets OK Contact: 7avlani Roberts, EAH 33 San Clemente Drive OFamilies WWheelchair Access Cross St: Corte Madera (415)924-0400 ❑O Seniors Languages 91 Disabled Brand new community with 1, 2 and 3 bedroom apartments. Rents based on family size and income. Two weeks free with 1 year lease agreement. Call for information. Waiting List: ©open F] Closed Total Units F791 Studios Ibrm: 2brm: 3brm: 4+brm SAN GERONIMO VALLEY HOUSING ❑General WSmall Pets OK Contact: Cathy Sleeker 15 Sage Lane ❑Families❑WheelchairAccess Cross St: San Geronimo (415) 488-4890 W Seniors Languages ❑ Disabled Rents: $510. Maximum annual income: $28,000. Section 8 accepted. There are 3 ranch style homes, each designed to accommodate 2 households of independent seniors. Share living room and kitchen. WaltingList: Wopen ❑Closed* Total Units©Studios 1brm: 2brm: 3brm: 4+brm * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 8 of 11 SAN RAFAEL COMMONS ❑General ❑/ Small Pets OK Contact: Roy Chan, ,Bridge Housing 302 Fourth St. ❑Families © Wheelchair Access Cross St: Union San Rafael (415)459-4020 OSeniors Languages �/❑ Disabled All rents are based on 30% of adjusted household monthly income. 9 units are adaptedfor wheelchair use. Laundry facility. Community room. Limited parking. Close to public transportation. 6 months to 2 years wait. Waiting List: []Open ©Closed- Total Units [161 Studios 36 1 brm: 47 2brm: 0 3brm: 0 4+brm 0 SAUSALITO ROTARY SENIOR HOUSIN ❑General ❑ Small Pets OK Contact: Reza or Jason, Paradise Prop. 501OLEMA ❑Families OWheelchairAccess Cross St: Downtown Sausalito (415)332-7900 ©Seniors Languages ❑ Disabled Seniors age 62. Rents: studio $900; 1 brm $990; 2 brm $1600. Maximum income.; $39,000. for studio and 1 brm; $45, 000. for 2 brdm. No smoking. Waiting List: y❑Open F] Closed Total Units 22 Studios 10lbrm: 10 2brm: 2 3brm: 4+brm SHELTER HILL []General ❑Small Pets OK Contact: Linda Tiller - John Stewart Co. 37 Miwok Way RIFamilies © Wheelchair Access Cross St: Frontage Rd. Mill Valley (415) 383-1577 []Seniors Languages ❑ Disabled 57 units rented at 30% of income, with maximum gross annual income: 1 br-$35,000.; 2 br-$37,000.; 3 br-$40,000. Balance of units are Section 236 (require higher income) After school study hall and computer learning center. Public transportation several blocks away. Waiting List: ❑open Rvclosed' Total Units[751 Studios 0 /brm: 4 2brm: 33 3brm: 38 4+brm 0 ST. VINCENT DE PAUL 822 'B" St. San Rafael (415)482-9988 Waiting List: []Open ©Closed* SUNDANCE APARTMENTS 95 Medway Rd. San Rafael (415) 491-2345 Waiting List: ❑open QClosed' TAM HOUSE 34 Tamalvais San Anselmo (415) 457-5633 Waiting List: Wopen ❑Closed' ©General El Small Pets OK Contact: Christine, Prandi Properties ❑Families ❑WheelchairAccess Cross St: 2nd St. ❑Seniors Languages 0 Disabled Rents based on income. Units are above St. Vincent dining room. No elevator. Laundryfacility. Close to bus. Contact propertyfor rental information. Total Units® Studios 7 1brm: 1 21brm: 0 3brm: 0 4+brm 0 ❑General [I Small Pets OK Contact: Marin Housing fveiFamilles []Wheelchair Access Cross St: Canal St. OSeniors Languages 0 Disabled Rents: 1 brm $950.; 2 brm $1200. Section 8 accepted. Complex includes laundryfacility. Close to public transportation. Pets allowed for seniors and disabled only. Total Units 28 I Studios 0 1brm: 8 2brm: 20 3brm: 0 4+brm 0 ❑General L] Small Pets OK Contact: Maggi Garloff [-]Families ❑WheelchairAccess Cross St: San Anseltno Ave. W1Seniors Languages []Disabled For seniors 55+. Rent is $825. and includes two meals (breakfast food and family style dinner). Private bedrooms with shared bath. Section 8 accepted. Close to public transportation. Total Units F12 I Studios 0 1brm: 122brm: 0 3brm: 0 4+brm 0 * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 9 of 11 'EM t TAM HOUSE II 61 Woodland San Anselmo (415)457-5633 Waiting List: M open [-]Closed* THE HILARITA 100 Ned's Wav Tiburon (415)435-4450 Waiting List: ❑ Open M Crosed * ❑General E] Small Pets OK Contact: Maggi Garloff ❑Families ❑Wheelchair Access Cross St: Cedar MSeniors Languages ❑ Disabled Independent livingfor seniors 55+. Rents: $850. for a bedroom with shared bathroom; $950 (depending on income) for a bedroom with private bathroom. Rent includes breakfast food and a family*[[ dinner nightly, laundry facilities, untilities, outdoor patio area and two living rooms.. Section 8 accepted. Total Units 10]Studios 10 Win: 2brm: 3brm: 4+brm MGeneral ❑ Small Pets OK Contact: Julius Wilson MFamilies MWheelchair Access Cross St: Tiburon Blvd. MSeniors Languages Spanish M Disabled Most rents based on 30% of income. 4 units are wheelchair accessible. Communityfacility with laundry (not wheelchair accessible). Close to public transportation. 10 units are market rate. Total Units [10-21 Studios 0 1brm: 28 2brm: 34 3brm: 28 4+brm 12 THE REDWOODS ❑General &d Small Pets OK Contact: Tony Williams 40 Camino Alto ❑Families MWheelchair Access Cross St: Miller Mill Valley (415) 383-2741 MSeniors Languages Spanish, Japanese ❑Disabled Seniors age 62. Four levels of care: 1 bdrm units are Independent Living (full kitchen). Also have 112 Residential Care units (no cooking), 16 Assisted Living units, and 50 Health Care (Skilled Nursing) units. Waiting list far Ind. Living units is approx S - 7 yrs; for Residential Care, 6 mos. 60 units based on 30% of income. Waiting List: Mopen []Closed* Total Units 360 Studios E+0lbrm:E+021brm: 0 3brm: 0 4+brm 0 TURINA ASSOCIATES []General F1 Small Pets OK Contact: Julio Martinez, EAH 10 La Brea Way MFamilies MWheelchair Access Cross St: San Pedro San Rafael (415) 472-6564 ❑Seniors Languages Spanish ❑Disabled Rent: lbr.-$660.; 2br-$993.; 3br.-$1228. Should have three times rent as monthly income. Section 8 accepted. Computer center. Laundry facility. Close to bus. Waiting List: Mopen ❑Crosed* Total Units W Studios 0 1brm: 10 2brm: 8 3brm: 10 4+brm 0 VENETIA OAKS ❑General MSmall Pets OK Contact: Marin Housing 263 North San Pedro Rd ❑ Families ❑d Wheelchair Access Cross St: Schmidt San Rafael (415) 491-2345 M Seniors Languages M Disabled Rent based on 30% of monthly adjusted household income minus utility credit. Max annual household income: $63,350 for one person and $ 72,400 for two persons. Laundry facility. Communityroom. Close to public transportation. Waiting List: ❑open MCtosed• Total Units 36 Studios 0 lbrm: 32 2brm: 4 3brm: 0 4+brm 0 VILLAGE ODUDUWA ❑General R1 Small Pets OK Contact: Etienne 2 Park Circle []Families M Wheelchair Access Cross St: Drake Marin City (415) 332-2100 MSeniors Languages Spanish M Disabled Rent is $850. or Section 8. Laundryfacility. Community room. Bus several blocks away. Seniors 62+; or People with disabilities 55+ Waiting List: Mopen ❑Closed* Total Units [251 Studios 0 1brm: 23 2brm: 2 31brm: 0 4+brm 0 * If waiting list is closed, please do not call manager. 12 -Nov -08 Page 10 of 11 `��F.��1_�k�11?��s������.,t�:��S,d��,•s����,�-..f�.��',�,����.�I�:,v,��,*�< R_ VILLAS AT HAMILTON 410 South Palm Drive Novato (415) 884-2535 Waiting List: W1open ❑ closed ❑General I]Small Pets OK Contact: Cynthia Villarreal ❑Families IWheelchalrAccess Cross St: Hamilton Parkway ❑� Seniors Languages ❑ Disabled 55 or older independent living. Rents: Studios: $954 to $1,152. - One Bedroom: $1,010 to $1,222. Two Bedroom: $1,205.-1,460. depending on income limits and household size. Income must be at least 2x the rent. www.novatosenior@villageinvestments.net Total UnItsF1281 Studios 42 lbrm: 68 2brm: 18 3brm: 4+brm WEST MARIN SENIOR HOUSING ❑General RJSmall Pets OK Contact: Kate Lepisto, EAH 600 A St. - PO Box 1055 ❑ Famgles SaWheelchair Access Cross St: 6th St. Pt. Reyes Station (415) 663-9160 ❑O Seniors Languages W Disabled Seniors age 62; two accessible units for youger adults with quaked mobility impairment. Rent is 30% of adjusted income. Laundryfacility. 2 units are wheelchair accessible. Stagecoah provides transportation. Waiting List: ❑open RICiosed• Total Units[241 Studios 14lbrm: 102brm: 0 3brm: 0 4+brm 0 TOTAL SUBSIDIZED HOUSING UNITS: F25711 If waiting list is closed, please do not call manager. 12 -Nov -08 Page ll of ll Marin County Apartment Communities 1 Crown Ridge 300 Channing Way San Rafael, CA 94903 (888) 242-5582 2 Oak Tops 251 Channing Way San Rafael, CA 94903 (415) 479-6915 3 Hamilton Woods 1009 Green Oak Drive Novato, CA 94949 (415) 883-3544 4 Marin Gardens 124 Merydale Road San Rafael, CA 94903 (866)596-8263 5 Lincoln Villa 1825 Lincoln Ave San Rafael, CA 94901 (415) 453-6204 6 Park Hill 1747 Lincoln Ave San Rafael, CA 94901 (415) 453-0563 7 Ignacio Hills 431 Ignacio Blvd. San Rafael, CA 94949 (415) 883-7801 8 Parkside Apartment 101 Sunny Hills San Anselmo, CA 94960 (415) 456-4522 9 La Casa Novato 450 Entrada Drive Novato, CA 94949 (866) 205-7610 10 Fairway Apartments 1000 Ignacio Blvd. Novato CA, 94949 (415)883-7101 Page 1 of 2 11 Archstone Sausalito 401 Sherwood Drive Sausalito, CA 94965 (866) 280-6495 12 The Lofts at Albert Park 155 Anderson Drive San Rafael, 94901 (866) 417-1311 13 Larkspur Shores 700 Lincoln Village Cir. Larkspur, CA 94939 (866) 498-1200 14 Deer Valley 2500 Deer Valley Road San Rafael, CA 94903 (877) 859-4892 15 Madera Vista 300 Robin Drive Corte Madera, CA 94925 (866) 761-2072 16 Marion Park 1725 Marion Ave Novato, CA 94945 (866) 587-8301 17 Ridgeway 141 Donahue St. Sausalito, CA 94965 (866) 490-9131 18 Maribelle 750 Apple Creek Lane Santa Rosa, CA 95401 (866) 390-1813 19 Sherwood Oaks 200 Bolinas Rd Fairfax, CA 94930 (866)751-4805 20 The Villas at Hamilton 410 South Palm Drive Novato, CA 94949 (866) 346-6764 Marin County Apartment Communities Continued... 21 Wyndover 31 Larkspur Courts 809 Diablo Avenue 100 Old Quarry Road Novato, CA 94947 Larkspur, CA 94939 (888) 695-2541 (888) 266-4751 22 Madera Valley 32 Lake Pine 1495 Casa Buena Drive Sir Francis Drake Blvd Corte Madera, CA 94925 Kentfield, CA (866) 766-4975 (415) 485-6901 23 Bridgecreek 33 Marin Royal 1599 South Novato Boulevard 777 Meadowsweet Drive Novato, CA 94947 Corte Madera, CA (415) 898-1744 (415) 891-8593 25 McInnis Park 34 Marin Gardens 10-90 North Ave 1441 Casa Buena Drive San Rafael, CA 94903 Corte Madera, CA (866)284-1532 (415) 945-9636 25 Ignacio Pines 35 Walnut Grove 195 Los Robles 1811 Novato Blvd Novato, California 94949 Novato, CA (415) 883-8663 (415) 898-1677 26 Bayo Vista Heights 36 Posada West 100 Bayo Vista Way 235 Posada Del Sol San Rafael, CA 94901 Novato, CA (415)456-4121 (415)382-0800 27 Renaissance Apartment Homes 37 Strawberry Shores 2111 Kawana Springs Rd 111 Seminary Drive Santa Rosa, CA 95404 Mill Valley, Ca 94941 (866) 643-2560 (415) 383-6688 28 Veronica Del Rio 38 Via Casitas Apartments 21 Bolinas Rd 140 Lower Via Casitas Fairfax, CA 94930 Greenbrae, CA 94904 (415) 456-8696 (415) 925-9306 29 Skylark Apartments 39 Creekside 14 Skylark Drive 2575 Sir Francis Drake Larkspur, CA Fairfax, CA 94930 (415)924-1717 (415) 459-2900 30 Azure Apartments 40 The Cove 2620 Lakeville Hwy 50 Barbaree Way Petaluma, CA 94954 Tiburon, CA 94920 (877) 284-5814 (866) 651-1098 Page 2 of 2 L m C O M a N d Q m a @ N V r 0 C ❑ Q C C m G CL >, m r U m E m Z w C m E 0 d d ❑ --IT M r Mo r O r M r M 0 N M t0 M t0 r It O O M MW N t0 7 0 N W N r W MW I- O O t0 M W rn O q. r W ON r O O W r M M (O Mr O O r Mt to M N M t0 O V' M N d' IT I� I- n O M r N W N M r r M W M I N M M I- r N t0 N M M M M MO M O WW r r W V t0 to M M a06 Mt0toI,- r c6 cO W M& toMMt0MMOrt0M I� 6 N, O) O) r M W m I�tot0M I -L n N V W N W N M N W � Ot0t0tol0 I -L W 4 M W W N V V' V M d' V' V V W (M V V V V M V' V V' M W V'd' ' M N V N V V M t0 t0 l0 Ln 0 Ln 0 Ln L0 t0 00 to to Lo W t0 t0 N 0 0 N W W r r r r rr V' d' r "T r V r v' r V r V r V r V r V Nt V V r V r V r V' r V' r V' r V r V r V' r <1' r V r V' r V r C' r V M M O rn M O W rn M O rn V O _ V¢ W O V Q U O o M M 0 rn rn rU LO rn rn M rn U rn ¢ -M m rn 0,M 0) 00 N o O Q ¢ U U d 0 rn ¢ a) Q c) ¢,�,� m rn o>vU v rn �¢ U UU— Q -a�rnQ¢�Um m¢� m�¢�mvQ ;°rnv m Orn O�— mom @ UUrn 'rn -K@Urn_@UrnrnrnU@ern �• m- @U_ V V Q-�vQ to �o�v mvrn rn m m> @mQ o U - m a) U c m U> _ m rn rn U m c rn U m w 0)¢ U o�U U(U) m� o U) mU �gY�UU ��(nc¢i U (D U) m(n � U) C o� (0 Cho CLL C o o C M o> o X@ O (n U) a O' O (M '� a> Z M M 't LL m j ..% m w U N C m O Z N 0>. >(n C U m LL w 3 a O O Z> p O U@ C N O (n (n a) j C N@ p LL> @> a) U LL@ n NN aO > m -O E ? - C Q N NFn f6 Z m LL' @ C¢' O U `o @ O@ 0 > W LL O x m -o O a) E> @ c N> E c C U a o U O U@ n (nQLL❑Um V OUD❑JZLL OU�J Z @�(nUZ CZUwJ @(i _ t0 Lr) r� M O to O rn N W N O Z O t r MN O V I� l0 V O r O O W0 to t N~ M M a 0 r to O 'IT W CO rn V= (D O (O LL W O V r N N r M M M W r N N I� N N V r to N V r r� r M N rn to CO O N I- r r r W N n r W N r W M M r W N I-- M r (O O N M N(0 N to M (O V N O M W M I,- W 0) N O W O V V N N 21 E E E E E E - E a E E O _a a E - n.--'-'-'- O O O O O = E- O = E - a _ E _ E E E '- E m@@m@@m@v C @ mmm��m�a)a)a)a)a)@m@ammmmm C@@ m c c c c c c m LL LL LL LL LL LL� LL Q LL LL Q Q LL❑ U) U) C/) �� LL U) LL O LL LL LL LL LL m m m m T m m m mm Y m m m m T m m (tea m @ m m a ) a) @ M 00 m @ m 2 m@ m P m P m V m@ 2 o U @ m(a@ w w w m@ N 2 m m xx- O 0@@ 26 O p@@@ as w w x P m w w K LL' >� w� K m C it� w K>� N y@ of @ m K K K@� C> C C C C- C C 3> C C>> C C C C (n(n(n(n rG(n(n(n(n Z 2G(n(n(n U) (n(n LL U) Z(nu)Z Z(n(n(n LL(n M > E J � m C m E E c a) O a c r w o U (D a j m E N m E N Q m c m C m O C O C 'C N o c E c C E o E m E N m S w m m m Ec m a x 0E3mr o¢o-ma m m C� Em@a), C a e m m O U 0 F y@ N Q C m3o3N N 3@ O F v C a) C @¢ Q E O U m � o d O Q (` a) a) c6-QI')-=2-0Z O a) O J 3> a) w a C 3 N aE m a) �t2 a) T� (mpL- @'oQ o¢ CjCUommmo3~=Uv ocom- z mm3.Nxc _ cf)v° U m E o v m Y m i m c a N O i d a: Y@ m x rQ(D❑¢m(n(nw�E❑z mo `O am) T)) m o°> a o m u 2U22m»(nn_momUULLJ m `m m a) m m m `@ m m m ac 2 m o The following agencies listed are available for resident assistance: EAH (415) 258-1800 2169 E. Francisco Blvd. Suite B San Rafael, Ca 94903 www.eahhousing.com EAH develops, manages and promotes rental housing in the Bay Area for very low, low and moderate income families, individuals with disabilities, and for seniors. HUD- Home and Communities (415)489-6400 600 Harrison Street, 3rd Floor San Francisco, CA 94107 www.hud.yov/renting/index.c The Department of Housing and Urban Development is the Federal agency responsible for national policy and programs that address America's housing needs, that improve and develop the Nation's communities, and enforce fair housing laws. HUD's business is helping create a decent home and suitable living environment for all Americans, and it has given America's communities a strong national voice at the Cabinet level. HUD plays a major role in supporting homeownership by underwriting homeownership for lower - and moderate -income families through its mortgage insurance programs. Marin Housing Assistance Hotline (415)491-2345 4020 Civic Center Drive San Rafael, Ca 94903 www.Marinhousing.org The Marin Housing Assist line is a call and resource center where staff and volunteers provide centralized information, referral, support, advocacy and follow-up to callers from throughout Marin County who need information about housing options and community resources: everything from emergency shelter to low-cost homeownership programs. For current listings of vacancies or for more information about housing options that are individualized to your needs, contact Marin Housing, open Monday, Tuesday & Thursday 8:00am - 4:30pm and Friday 8:00am - 12:00pm. The following programs are also administered by Marin Housing and are available to low-income and very -low income qualifying families and individuals. Although many of these programs and developments have very long wait lists, it is recommended that you still place yourself on the list; it is possible that your wait may be shorter than expected. Housing Choice Voucher Program The Section 8 program, also called the Housing Choice Voucher Program, provides rental assistance to very low-income families consisting of two or more people and to individuals who are disabled, handicapped, or over 62. Marin Housing issues a Housing Choice Voucher, which allows participants to rent privately owned units. Participants pay approximately 30% of their annual income towards rent, and the remainder of the rent is subsidized. Wait list currently closed as of April 2007. Privately Owned Affordable Housing Many affordable housing developments in Marin County are privately owned and operated by private agencies or non-profit organizations. To apply for privately owned affordable housing, or to be placed on a wait -list, you will need to contact the developer or onsite manager directly. A comprehensive list can be obtained through Marin Housing. Public Housing Marin Housing manages 500 units of Public Housing in six complexes for low-income families and individuals. Rent is federally subsidized and residents pay approximately 30% of their income for rent and utilities. (note: the wait list for Public Housing opens the first week of June) Rental Deposit Guarantee Program (RDGP) The Rental Deposit Guarantee Program (RDGP) helps low-income households secure housing by guaranteeing a portion of the large upfront security deposit required by most landlords. Marin Housing works with landlords and tenants to establish interest-free payment plans typically ranging from two to six months. On average, the amount guaranteed per family is approximately $500, but the RDGP allows for as much as $800. To be considered for the program, a family must be low-income and must also demonstrate the ability to pay the monthly installments. Section 8 participants may also apply for RDGP.